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HomeMy WebLinkAboutMandarina Specific Plandayina marana, arizona Specific Plan PCZ -08049 February 2009 V. Eu4v AUUL-1 Buzz , t(r:l Uxllr x RECORDED BY: C_V DEPUTY RECORDER �oF PI1� 1016 PE-1� �O SMARA W Iz TOWN OF MARANA �N ATTN: TOWN CLERK 9gp11E+ 11555 W CIVIC CENTER DR MARANA AZ 85653 PAGE: NO. OF PAGES SEQUENCE: ORDIN ls4yy 8 8 20090340005 02/20/2009 08:46 MAIL AMOUNT PAID $ 9.50 MARANA ORDINANCE NO. 2009.02 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE MANDARINA SPECIFIC PLAN WHEREAS, I-10 Ltd., d/b/a I-10 Limited Partnership, and Tangerine L.L.C., are the property owners of approximately 342.3 acres of land located north of Tangerine Road and east of Interstate 10 within portions of Section 36, Township 11 South, Range 11 East and of Section 31, Township 11 South, Range 12 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference (the "Property"); and WHEREAS, the Marana Planning Commission held a public hearing on December 17, 2008, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, including that development of the property shall be in accordance with the Mandarina Specific Plan, adopting the recommended conditions; and WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held February 17, 2009, and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Commercial and Medium -Density Residential to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, as follows: Section 1. A minor amendment to the General Plan of approximately 342.3 acres of land located north of Tangerine Road and east of Interstate 10 within portions of Section 36, Township 11 South, Range 11 East and of Section 31, Township 11 South, Range 12 East, changing the General Plan designation from Commercial and Medium -Density Residential to Master Planning Area. Section 2. The zoning of approximately 342.3 acres of land located north of Tangerine Road and east of Interstate 10 within portions of Section 36, Township 11 South, Range 11 East and of Section 31, Township 11 South, Range 12 East (the "Rezoning Area"), is hereby changed from "E" (Transportation Corridor), "C" (Large Lot) and "AG" (Agricultural) to "F" (Specific Plan) creating the Mandarina Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for a mix of residential densities and housing types, recreation and open space, and commercial development, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): 1. Except as otherwise provided in the Mandarina Specific Plan, development shall be in compliance with all applicable provisions of the Town's Codes, and Ordinances current at the Ordinance 2009.02 time of any subsequent development including, but not limited to, requirements for public improvements. 2. Any preliminary plat or development plan shall be in general conformance with the Land Use Concept of the Mandarina Specific Plan. 3. This project is located within the Northwest Marana Transportation and Marana Park Benefit Areas, and will be subject to those fees at time of building permitting of each residential structure 4. Development of the Property, including infrastructure, is contemplated to progress in phases, over a number of years, that may be non-contiguous until all of the Property is developed. The property owner shall not cause any further division of the Property without the written consent of the Town of Marana Planning Director or, if applicable, the Town Council. 5. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 6. The maximum allowable residential units for the project shall not exceed 2500. 7. The developer shall dedicate, or cause to have dedicated, within 60 days of demand by the Town, the necessary rights-of-way for Tangerine Road and that portion of Adonis Road south of Tangerine Road in order to effectuate the planned traffic interchange, at Tangerine Road and Interstate 10, together with all easements for related roadway, water, sewer and drainage improvements. The developer shall dedicate, or cause to have dedicated, the necessary rights-of- way for Adonis Road north of Tangerine Road and Mandarina Road, (a) in phases commensurate with development of the Property, at the time of Town approval of any final plat or development plan in respect of such portion of the Property, or (b) within 60 days of demand by the Town if Adonis Road or Mandarina Road, as applicable, is the subject of a Town capital improvement project and the alignment of such rights-of-way are in substantial conformance to the locations depicted in the Mandarina Specific Plan as mutually agreed or are in such other location as mutually agreed to by the Town and developer. 8. A master drainage study must be submitted by the Developer and accepted by the Town Engineer prior to Town approval of the initial final plat or final development plan in respect of the Property. 9. The property is within the intended water service area of the Town. 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 initial final plat by the Town Council. i l 10. Installation of a non -potable water system shall be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. The Town or its designated provider shall provide water for such system. „1 11. A Sewer Service Agreement and Master Sewer Plan shall be submitted by the Developer and accepted by the wastewater provider and the Town Engineer prior to the approval of any final plat or development plan. Ordinance 2009.02 12. The property owner shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, any Irrigation Grandfathered Rights or Type I Non -Irrigation Grandfathered Rights appurtenant to the land in exchange for the Town of Marana as a designated water provider agreeing to provide an assured water supply and related water service to said property. 13. Minor grammar and technical, but not substantive, changes as required by the Town of Marana shall be made to the Mandarina Specific Plan prior to Town Council consideration of the zoning request. 14. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Mandarina Specific Plan in accordance with Sec. 05.06.08 of the Land Development Code (which shall be the applicable Regulation for this purpose). 15. Upon adoption of the ordinance by the Mayor and Council approving the Mandarina Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Mandarina 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 adoption. 16. The Developer shall contribute, proportionally to the Project's impact, to the cost to design and construct the improvements required to proceed the new Tangerine Road/I-10 traffic interchange and associated roadway network, including without limitation any signalization associated with these improvements upon (1) the completion and approval by the Arizona Department of Transportation and any other parties and public bodies whose approval is required of engineering and construction design plans for the planned traffic interchange, at Tangerine Road and Interstate 10, together with all related roadway intersection locations and roadway, water, sewer and drainage improvements, has occurred; (2) confirmation of funding commitments sufficient to construct the traffic interchange and related improvements, have been confirmed; and (3) water and sewer service being available to the Property. If the developer wishes to submit a preliminary plat or development plan prior to satisfaction of these conditions, the Town may require amendment of the Mandarina Specific Plan. As provided by A.R.S. § 9- 463.05, the cost of any transportation improvements constructed by the Developer for which the Town has adopted a development impact fee shall be credited against transportation impact fees payable for development within the Property. 17. Other than arterial and collector streets included in the Tangerine Road/I-10 traffic interchange project and associated roadway network, additional traffic studies may be required at the plat or development plan stage for this project. The developer shall be responsible for the design and construction of any transportation improvements determined to be necessary by Town Staff based on the findings of those studies.~ 18. Temporary emergency egress will be provided, until construction of a permanent roadway is completed, from the northern boundary of the Mandarina project to another existing l permanent roadway connection to the Interstate 10 east side frontage road north of Mandarina. The Mandarina temporary emergency access may change locations if necessary due to changing conditions. The temporary emergency access will be constructed to the specifications of a 20 feet wide, gated and graded road surface capable of supporting a WB -40 vehicle of 75,000 pounds and will be maintained for passenger vehicle travel. Ordinance 2009.02 19. Before combustible materials are brought on any portion of the Property, that portion of the Property shall either be annexed into a fire district by separate agreement or shall be covered by some other fire protection service that is satisfactory to the Town. 20. Nothing in the Mandarina Specific Plan or these Conditions is intended to, or shall, preclude separate development agreements between the Town and the Developer for reimbursement to the Developer of the cost of infrastructure and other facilities or the land value of rights-of-way and easements, as applicable, or the establishment of an improvement district, community facilities district and/or other mechanisms to finance the cost of infrastructure and rights-of-way. Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2009.02. Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED BY THE MAYOR AND MARANA, ARIZONA, this 17a' day of February, 2009. ATTEST: Joc C. Bron n, Town Clerk Ordinance 2009.02 COUNCIL OF THE TOWN OF Mayo • Ed Honea Exhibit A LEGAL DESCRIPTION PARCEL 1: THAT PART OF SECTION 36, TOWNSHIP 11 SOUTH OF RANGE 11 EAST, G.& S. R. B. & M., PIMA COUNTY, ARIZONA, LYING NORTH AND EAST OF THE UNION PACIFIC RAILROAD RIGHT OF WAY,• EXCEPT THAT PORTION DESCRIBED IN, DOCKET 7626 AT PAGE 853, AS RECORDED IN THE OFFICE OF THE PIMA COUNTY RECORDER PARCEL 2: LOT 3, AND THAT PORTION OF LOT 4fN SECTION 31, TOWNSHIP 11 SOUTH OF RANGE 12 EAST, G. & S. R� B. & M., PIMA COUNTY, ARIZONA LYING NORTH AND EAST OF THE RIGHT OF WAY OF THE UNION PACIFIC RAILROAD AND NORTH OF TANGERINE ROAD AS DESCRIBED IN DOCKET 11487 AT PAGE 2029; A PARCEL3: THAT PART OF LOTS 1 AND 2 AND THAT PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER (SW4SE4NW4) OF SECTION 31, TOWNSHIP 11, SOUTH, RANGE 12 EAST, GILA AND SALT RIVER MERIDIAN., PIMA COUNTY, ARIZONA, LYING SOUTHWEST OF CENTRAL ARIZONA PROJECT TRACT NO. TA -3-2n (93.-92428); SAID PROPERTIES BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 36; THEME NORTH 00 DEGREES 42 MINUTES 58 SECONDS WEST, A DISTANCE OF 1011.09 FEET TO THE POINT OF BEGINNING, A. POINT ON fi THE NORTHEASTERLY LINE OF THE UNION PACIFIC RAILROAD RIGHT- OF-WAY, SAID POINT LYING SOUTH 0 DEGREES 42 MINUTES 58 SECONDS EAST, A DISTANCE OF 1633.01 FEET FROM THE EAST QUARTER CORNER OF SECTION 36; THENCE ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE NORTH 50 DEGREES 12 MINUTES 14 SECONDS WEST, A DISTANCE OF 6610.04 FEET TO A POINT ON THE NORTHERLY LINE OF SAID SECTION 363 - THENCE UPON THE NORTHERLY LINE OF SAID SECTION 36, NORTH 89 DEGREES 31 MINUTES 27 SECONDS EAST, A DISTANCE OF 2390.78 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION 36, MONUMENTED BY A 1-1/2 INCH LEAD CAP ON A 1 -INCH OPEN PIPE (OUTSIDE DIAMETER); THENCE CONTINUING UPON SAID NORTHERLY LINE, NORTH 89 DEGREES 31 MINUTES 05 SECONDS EAST, A DISTANCE OF 2483.12 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT Or THE INTERIOR B.M. R.O.W. 412 694+23.96 200' RT. R-3"; THENCE CONTINUING UPON SAID NORTHERLY LINE, NORTH 89 DEGREES 19 MINUTES 24 SECONDS EAST, A DISTANCE OF 115.13 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.0,W. 418 694+81.63 200` RT. R-3" ON THE SOUTHWESTERLY LINE OF THE U.S. DEPARTMENT OF THE INTERIOR CENTRAL ARIZONA PROJECT TRACT NO. TA -3-2n (93-92428); THENCE UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES 35 MINUTES 44 SECONDS EAST, A DISTANCE OF 96.13 FEET TO A POINT ON THE EAST LINE OF SAID SECTION 36, MOINIUMENTED BY A ONE-HALF INCH REBAR WITH A TAG MARKED "PE 2368"; THENCE CONTINUING UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES 26 MINUTES 15 SECONDS EAST, A DISTANCE OF 1022.83 FEET TO A 4 INCH BRASS DISK. STAMPED "U.S. DEPARTMENT OF THE INTERIOR BM R.O.W. 706+00.00 100' RT. R-8 THENCE CONTINUING UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES, 26 MINUTES 50 SECONDS EAST, AA DISTANCE OF 1059.47 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.O.W. 414 716459,42 10"0' RT. R-3"; THENCE CONTINUING UPON SAID SOUTHWESTERLY LINE, SOUTH 15 DEGREES 50 MINUTES 10 SECONDS EAST, A DISTANCE OF 672.10 FEET TO A4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.O.W.415 723+08.19 100' RT. R-311; THENCE UPON THE WESTERLY LINE OF SAID CENTRAL ARIZONA PROJECT, SOUTH 88 DEGREES 48 MINUTES 18 SECONDS WEST, A DISTANCE OF 100.01 FEET TO A FIVE-EIGHTHS INCH REBAR WITH A 1-1/2 INCH ALUMINUM CAP STAMPED "416 R.O.W. RT."; THENCE CONTINUING UPON SAID WESTERLY LINE, SOUTH 01 DEGREES 07 MINUTES 06 SECONDS EAST, A DISTANCE OF 102.35 FEET TO A. FIVE- EIGHTHS INCH REBAR WITH A 1-1/2 INCH ALUMINUM CAP STAMPED "MMLA RLS 18657" ON THE EAST -WEST CENTER SECTION LINE OF SECTION 31; THENCE UPON SAID EAST -WEST CENTER-. SECTION LINE, NORTH 89 DEGREES 32 MINUTES 13 SECONDS EAST, A DISTANCE OF 82.99 FEET TO THE NORTHEAST CORNER OF LOT 3, MONUMENTED BY AN 1-1/2 INCH ALUMINUM CAP IN A 2" PIPE (INSIDE DIAMET5R}; STAMPED "ANDERSON PE 2318"; THENCE UPON THE EAST LINE OF LOT 3 OF SECTION 31, SOUTH 00 DEGREES 37 MINUTES 06 SECONDS EAST, A DISTANCE OF 1320.5.7 FEET TO THE SOUTH-EAST CORNER OF LOT 3 AND THE NORTHEAST CORNER OF LOT 4, MONUMENTED BY AN 1-1/2 INCH ALUMINUM CAP ON A ONE- HALF INCH REBAR STAMPED "SIS RLS 7599"; THENCE UPON THE EAST LINE OF LOT 4, SOUTH 00 DEGREES 36. MINUTES 27 SECONDS EAST, A DISTANCE OF 620.64 FEET TO A 1/2 INCH REBAR WITH A TAG MARKED "RLS 14145"' ON THE NORTHEASTERLY LINE OF TANGERINE ROAD PER DOCKET 11-487 AT PAGE 2029, SAID POINT LYING ON AN ARC OF A NON -TANGENT CURVE, CONCAVE SOUTHEASTERLY, A RADIAL BEARING OF SAID CURVE THROUGH SAID POINT BEING NORTH 27 DEGREES 56 MINUTES 12 SECONDS WEST; THENCE SOUTHWESTERLY UPON SAID NORTHEASTERLY LINE, ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 1104.95 FEET AND A CENTRAL ANGLE OF 22 DEGREES 15 MINUTES 54 SECONDS, FOR AN ARC DISTANCE OF 429.38 FEET, TO A POINT OF TANGENCY, MONUMENTED BY A FIVE-EIGHTHS INCH RE8'AR TAGGED "MMLA RLS . 1&557't , THENCE UPON SAID NORTHEASTERLY LINE, SOUTH 39 DEGREES 47 MINUTES 54 SECONDS WEST, A DISTANCE OF 200.00 FEET TO A FIVE- EIGHTHS INCH REBAR TAGGED "MMLA RLS 18557" ON THE 45 NORTHEASTERLY RIGHT OF WAY OF THE UNION PACIFIC RAILROAD; THENCE ON THE NORTHEASTERLY LINE OF SAID RAILROAD RIGHT -OF- f) WAY, NORTH 50 DEGREES 12 MINUTES 14 SECONDS WEST, A DISTANCE OF 967.10 FEET TO THE POINT OF BEGINNING. 4 THE ABOVE-DESCRIBED PROPERTIES (PARCELS 1, 11, AND 111) CONTAIN 342.297 ACRES OF LAND, MORE OR LESS. PARCEL 1': 246.808 AC. PARCEL 2: 54.459 AC. PARCEL 3: 41.030 AC. 18557 ivo. TEAGUE Jeremidh O. Teague R.L.S. 18557 eKp,-rea 9/loftofO 0 3 F. ANN RODRIGUEZ, RECORDER RiCORDED BY: C_V DEPUTY RECORDER 011 1016 PE -1 �� �0 SMiU A W VZ TOWN OF MARANA �N \ �t ATTN: TOWN CLERK ARIZO�Q' 11555 W CIVIC CENTER DR MARANA AZ 85653 DOCKET: PAGE: NO. OF PAGES SEQUENCE: CONSEN 13499 6 2 20090340004 02/20/2009 08:46 MAIL AMOUNT PAID $ 8.00 CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2009.02 I-10 LTD., D/B/A 1-10 LIMITED PARTNERSHIP, a Colorado limited partnership, and TANGERINE L.L.C., a Colorado limited liability company (collectively, the "Owners") own the land referred to in this instrument as the "Property," which is particularly described in Exhibit A attached to Marana Ordinance No. 2009.02 (the "Rezoning Ordinance") and incorporated by this reference in this instrument. The Property is the subject of Town of Marana rezoning case number PCZ -08049, filed on behalf of the Owners, which the Marana Town Council approved with conditions on February 17, 2009 by passing the Rezoning Ordinance. The Owners hereby agree and consent to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waive any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owners also consent to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall also be bound by it. Dated this day of February, 2009. I-10 LIMITED PARTNERSHIP, a Colorado limited partnership, By: MSP l NVESTMENT CO., LLP, A Colorado limited liability Partnership, its General Partner BY: F� a us'alko tsh, General Partner TANGERINE, LLC, A Colorado limited liability company rcus Palkowitsh, Managing Partner {0000xxxx.DOC i} Rezoning Prop 207 Waiver Mandarins Specific Plan Rezone W STATE OF ARIZONA ) SS County of Pima ) The foregoing instrument was acknowledged before me on February Jam, 2009 by Marcus Palkowitsh the General Partner of MSP INVESTMENT Co., LLP, a Colorado limited liability partnership, as General Partner of I-10, LTD, d/b/a I-10 Limited Partnership, a Colorado limited partnership, on behalf of the LLP. My commission expires: STATE OF ARIZONA ) SS County of Pima ) Notary Public The foregoing instrument was acknowledged before me on February ; , 2009 by Marcus Palkowitsh, Managing Partner of TANGERINE L.L.C., a Colorado limited liability company, on behalf of the LLC. My commission expires: 10000xxxx.DOC /} Rezoning Prop 207 Waiver Mandarina Specific Plan Rezone AA4-L' A'222� - Notary Public 1-051-r r lm� mandarina Mandarina Specific Plan Town of Marana #PCZ -08049 Submitted to: Town of Marana 11555 W. Civic Center Drive Marana, AZ 85753 Prepared for: MSP Companies 650 S. Cherry St. Suite 435 Denver, CO 80246 Contact: Marcus Palkowitsh Prepared by: Norris Design 418 N. Toole Ave. Tucson, AZ 85701 Contact: Stacey Weaks Ph: (520) 622-9565 Psomas 800 E. Wetmore Road Suite 110 Tucson, AZ 85719 Contacts: Tom Lodge and Alejandro Angel Ph: (520) 292-2300 CMG Drainage Engineering 3555 N. Mountain Ave Tucson, AZ 85719 Contact: Clint Glass Ph: (520) 882-4244 Mandarina Property Ownership: Parcels 217-55-011Aand 218-49-002A 1-10 Limited Partnership 650 S. Cherry St. Suite 435 Denver, CO 80246 Parcel 218-49-001 B Tangerine LLC 650 S. Cherry St. Suite 435 Denver, CO 80246 February 2009 mandarina Table of Contents TABLE OF CONTENTS Part1 - Project Introduction...........................................................................................................................1 A. Specific Plan Introduction.................................................................................................................................1 B. Specific Plan Authority and Scope....................................................................................................................1 C. Specific Plan Vision............................................................................................................................................2 D. Location............................................................................................................................................................... 4 E. Legal Description................................................................................................................................................ 6 Part2 - Development Plan............................................................................................................................... 7 A. Purpose and Intent............................................................................................................................................7 B. Relationship to Adopted Plans.........................................................................................................................7 1. Town of Marana General Plan 2007................................................................................................................ 7 2. Single Central Business District(SCBD).......................................................................................................... 7 C. Development Plan Concept.............................................................................................................................. 9 D. Land Use Concept.............................................................................................................................................9 1. Mandarina Land Use Planning Areas............................................................................................................... 9 2. Land Use Summary ....................................................................................................................................... 11 E. Grading Concept..............................................................................................................................................12 F. Post Development Hydrology Concept.........................................................................................................12 1. PDP Response to Hydrologic Characteristics of Site....................................................................................12 2. Floodplain Encroachments.............................................................................................................................14 3. Post -Development Discharges Draining Onto and Leaving the Site..............................................................15 4. Impacts to Upstream and Downstream Properties........................................................................................15 5. Engineering Design Features.........................................................................................................................15 6. Compliance with Regulations and Policies....................................................................................................15 G. Views.................................................................................................................................................................16 H. Circulation Concept........................................................................................................................................16 I. Public Right-of-Way.........................................................................................................................................18 J. Landscape Concept.........................................................................................................................................18 K. Native Plant Preservation Concept................................................................................................................18 L. Open Space, Recreation, Parks and Trails Concept...................................................................................19 1. Open Space...................................................................................................................................................19 2. Recreation......................................................................................................................................................19 3. Trails...............................................................................................................................................................19 M. Infrastructure and Public Facilities.................................................................................................................22 1. Sewer.............................................................................................................................................................22 2. Fire and Emergency Services........................................................................................................................22 3. Water..............................................................................................................................................................22 Febr-uary 2009 la� mandarina TABLE OF CONTENTS 4. Schools.......................................................................................................................................................... 22 5. Dry Utilities.....................................................................................................................................................23 6. Public Safety..................................................................................................................................................23 7. Trash Removal and Recycling....................................................................................................................... 23 Part 3 - Development Standards................................................................................................................24 A. Introduction....................................................................................................................................................... 24 B. General Provisions.......................................................................................................................................... 24 1. Applicability of Town of Marana Land Development Code............................................................................. 24 2. Building Codes...............................................................................................................................................24 3. Additional Uses.............................................................................................................................................. 24 4. Maximum Number of Residential Units..........................................................................................................24 C. Community Development Standards............................................................................................................25 1. Planning Area Uses........................................................................................................................................25 2. General Planning Area Standards applicable to all Planning Areas............................................................... 32 Part4 - Design Standards..............................................................................................................................50 A. Introduction....................................................................................................................................................... 50 B. Purpose and Intent.......................................................................................................................................... 50 C. Applicability of Town of Marana Land Development Code......................................................................... 50 D. Design Review Committee............................................................................................................................. 50 E. Community Design Standards....................................................................................................................... 51 1. Community Character.................................................................................................................................... 51 2. Circulation / Streetscape Vision..................................................................................................................... 52 3. Monumentation and Signage.........................................................................................................................54 4. Open Space................................................................................................................................................... 57 5. Landscape.....................................................................................................................................................59 6. Wall and Fence Standards............................................................................................................................. 64 7. Outdoor Lighting............................................................................................................................................. 66 F. Mandarina Commercial Planning Area Design Standards.........................................................................69 1. General Site Planning Standards..................................................................................................................69 2. Specific Planning Area Site Standards.......................................................................................................... 73 G. Residential Site Planning Standards.............................................................................................................74 1. Layout............................................................................................................................................................ 74 2. Pedestrian Connectivity and Circulation........................................................................................................ 74 3. Paseos, Open Space and Parks....................................................................................................................74 H. Architectural Standards.................................................................................................................................. 79 1. Non -Residential Architectural Standards....................................................................................................... 79 2. Residential Standards....................................................................................................................................81 Febr-uary 2009 I&- � mandarirna TABLE OF CONTENTS Part 5 — Implementation and Administration.......................................................................................87 A. Purpose and Intent.......................................................................................................................................... 87 B. Proposed Changes to Zoning Ordinance..................................................................................................... 87 C. General Implementation Responsibilities.....................................................................................................87 Exhibit2.H.1 D. Development Review Procedure................................................................................................................... 87 E. Design Review Process..................................................................................................................................89 F. Planning Area Uses......................................................................................................................................... 89 G. Phasing............................................................................................................................................................. 89 H. Specific Plan Administration........................................................................................................................... 90 1. Enforcement.................................................................................................................................................. 90 2. Protected Development Rights/Vested Rights............................................................................................... 90 3. Administrative Change...................................................................................................................................90 4. Substantial Change........................................................................................................................................ 92 5. Interpretation.................................................................................................................................................92 6. Fees............................................................................................................................................................... 92 7. Annual Report................................................................................................................................................92 Exhibits Part 1 - Project Introduction Exhibit1.D.1 - Location and Vicinity......................................................................................................................4 Exhibit1.D.2 -Aerial Context.................................................................................................................................5 Part 2 - Development Plan Exhibit 2. B.1 - Single Central Business District...................................................................................................8 Exhibit2.C.1 -Land Use Concept.......................................................................................................................10 Exhibit 2. F.1 - Post Development Hydrology......................................................................................................13 Exhibit2.H.1 -Circulation Concept.....................................................................................................................17 Exhibit2. L.1 -Trails ............................................................................................................................................... 21 Part 3 - Development Standards Exhibit 3.C.1 - Development Standards Matrix - Residential........................................................................... 35 Exhibit3.C.2 - Lot Standards............................................................................................................................... 36 Exhibit 3.C.3 - Single Family Attached Standards............................................................................................. 37 Exhibit3.C.4 - Lot Options...................................................................................................................................38 Exhibit 3.C.5 - Development Standards Matrix - Non-Residential..................................................................40 February 2009 I&- � mandarirna TABLE OF CONTENTS Exhibit 3.C.6 - Mandarina Village Center Development Standards................................................................41 Exhibit 3.C.7 - Land Use Buffering Examples....................................................................................................45 Exhibit 3.C8 - Land Use Transition Buffer..........................................................................................................46 Part 4 - Design Standards Exhibit4.E.1 - Wall Standards-A.........................................................................................................................67 Exhibit4.E.2 - Wall Standards-B......................................................................................................................... 68 Exhibit 4.G.1 - Typical Streetscape..................................................................................................................... 75 Exhibit 4.G.2 -Alley Load Character................................................................................................................... 76 Exhibit 4.G.3 - Courtyard Home Character........................................................................................................ 77 Exhibit 4. GA - Single -Family Attached Character.............................................................................................78 Tables Part 2 - Development Plan TableA: Land Use Summary................................................................................................................................11 Part 3 - Development Standards Table B: Minimum Buffering Between Land Uses.............................................................................................44 Table C: Land Use Transition Buffering Planting Standards............................................................................44 Part 4 - Design Standards Table D: Arterial and Collector Planting Standards........................................................................................... 61 Table E: Paseo Planting Standards.....................................................................................................................61 Table F: Primary Residential Entry Planting Standards....................................................................................62 Table G: Secondary Residential Entry Planting Standards.............................................................................. 62 Table H: Tertiary Residential Entry Planting Standards....................................................................................63 Table I: Open Space Planting Standards........................................................................................................... 63 iv February 2009 la� mandarina TABLE OF CONTENTS Appendices and Figures AppendixA-Definitions...............................................................................................................................A-1 Appendix B -Development Capability Report...................................................................................B-1 A. Purpose and Intent........................................................................................................................................B-1 B. Existing Land Uses and Zoning....................................................................................................................B-1 1. Existing On -Site Land Uses..........................................................................................................................B-1 2. Existing On -Site Zoning................................................................................................................................B-1 ExhibitApp.B: B.1 - Existing On -Site Land Uses..........................................................................................B-2 Exhibit App. B: B.2 - Existing On -Site Zoning................................................................................................B-3 C. Adjacent Property Information within'/4 Mile...............................................................................................B-4 1. Existing Land Uses......................................................................................................................................B-4 2. Existing Zoning Conditions............................................................................................................................B-4 3. Existing Building Heights...............................................................................................................................B-4 4. Pending Rezonings and Specific Plans........................................................................................................B-4 ExhibitApp.B: C.1 - Existing Regional Land Uses.......................................................................................B-5 Exhibit App. B: C.2 - Existing Regional Zoning..............................................................................................B-6 5. Subdivision Plats / Development Plans Approved........................................................................................B-7 Exhibit App. B: C.3 - Development Context...................................................................................................B-8 D. Topography and Slope....................................................................................................................................B-9 1. Hillside Conservation Area............................................................................................................................B-9 2. Rock Outcroppings........................................................................................................................................B-9 3. Slopes Greater than 15%..............................................................................................................................B-9 4. Significant Topographic Features..................................................................................................................B-9 5. Pre -Development Cross-Slope.....................................................................................................................B-9 ExhibitApp.B: D.1 - Existing Topography....................................................................................................B-10 Exhibit App. B: D.2 - Elevation Analysis....................................................................................................... B-11 E. Hydrology and Water Resources................................................................................................................B-12 1. Pre -Developed On -Site Hydrology..............................................................................................................B-12 2. Off-site Watersheds....................................................................................................................................B-12 Exhibit App. B: E.1 - FEMA FIRM Map.........................................................................................................B-13 3. Off-site Hydrology.......................................................................................................................................B-14 ExhibitApp.B: E.2 - Pre -Development Hydrology.......................................................................................B-15 4. Existing Downstream Conditions................................................................................................................B-16 5. Section 404 Permit......................................................................................................................................B-16 Exhibit App. B: E.3 - 404 Jurisdictional Waters............................................................................................B-17 F. Vegetation......................................................................................................................................................B-20 1. Vegetative Communities and Associations on the Site...............................................................................B-20 2. Vegetative Densities....................................................................................................................................B-20 3. Significant Vegetation and Federally -Listed Threatened or Endangered Species......................................B-20 Exhibit App. B: F.1 -Vegetative Densities....................................................................................................B-21 Exhibit App. B: F.2 -Arizona Game & Fish Department Letter.....................................................................B-22 V February 2009 la� mandarina TABLE OF CONTENTS G. Wildlife............................................................................................................................................................B-28 Street Classification Matrix............................................................................................... D-1 1. Presence of State -Listed Threatened or Endangered Species...................................................................B-28 Street Section, Tangerine Road....................................................................................... ExhibitApp.B: G.1 - Pygmy Owl Critical Habitat........................................................................................B-29 Exhibit App. D:3 - H. Soils and Geology.........................................................................................................................................B-30 D-3 1. Soils............................................................................................................................................................B-30 Street Section, Major Collector`A.................................................................................... 2. Geologic Features.......................................................................................................................................B-30 ExhibitApp.D:5 - Exhibit App. B: H.1 -Soils Analysis..............................................................................................................B-31 D-5 I. Views..............................................................................................................................................................B-32 Street Section, Major Collector `A, Alternative 3 - Ultimate Section ................................ 1. Views from the Site.....................................................................................................................................B-32 Exhibit App. D:7 - 2. Views into the Site.......................................................................................................................................B-32 D-7 ExhibitApp.B: 1.1 - View Analysis................................................................................................................ B-33 Exhibit App. B: 1.2 -Areas of High Visibility..................................................................................................B-38 Exhibit App. D:9 - J. Traffic Circulation and Road System..........................................................................................................B-39 D-9 K. Recreation, Open Space, and Trails..........................................................................................................B-41 - Street Section, Village Center `B'................................................................................. ExhibitApp.B: K.1 - Open Space, Recreational Opportunities, Parks and Trails........................................B-42 Exhibit App. D: 11 L. Cultural Resources.......................................................................................................................................B-43 M. Existing Infrastructure and Public Facilities...............................................................................................B-44 - Street Section, Local Street`B'..................................................................................... 1. Water...........................................................................................................................................................B-44 Exhibit App. D: 13 2. Sewer..........................................................................................................................................................B-44 D-13 3. Schools and Libraries..................................................................................................................................B-44 4. Police, Fire and Emergency Services.........................................................................................................B-44 5. Solid waste disposal and recycling.............................................................................................................B-44 6. Private Utilities............................................................................................................................................B-44 ExhibitApp.B: M.1 -Existing Infrastructure and Public Facilities................................................................B-45 N. McHarg Composite (Constraints) Map.......................................................................................................B-44 ExhibitApp.B: N.1 - McHarg Composite (Constraints) Map........................................................................B-46 AppendixC—Legal.......................................................................................................................................... C-1 AppendixD—Street Sections.................................................................................................................... D-1 Exhibit App. D:1 - Street Classification Matrix............................................................................................... D-1 Exhibit App. D:2 - Street Section, Tangerine Road....................................................................................... D-2 Exhibit App. D:3 - Street Section, Adonis Road............................................................................................ D-3 Exhibit App. IDA - Street Section, Major Collector`A.................................................................................... D-4 ExhibitApp.D:5 - Street Section, Major Collector `A, Alternative 3 - Interim Section .................................. D-5 Exhibit App. D:6 - Street Section, Major Collector `A, Alternative 3 - Ultimate Section ................................ D-6 Exhibit App. D:7 - Street Section, Major Collector`B'.................................................................................... D-7 Exhibit App. D:8 - Street Section, Minor Collector......................................................................................... D-8 Exhibit App. D:9 - Street Section, Village Center`A...................................................................................... D-9 Exhibit App.D:10 - Street Section, Village Center `B'................................................................................. D-10 Exhibit App. D: 11 - Street Section, Local Street `A......................................................................................D-11 Exhibit App. D: 12 - Street Section, Local Street`B'..................................................................................... D-12 Exhibit App. D: 13 - Street Section, Local Street`C'..................................................................................... D-13 February 2009 la� mandarina w. TABLE OF CONTENTS Exhibit App. D:14 - Street Section, Alley..................................................................................................... D-14 Exhibit App. D: 15 - Marana Street Standards Detail 120-2......................................................................... D-15 Exhibit App. D: 16 - Marana Street Standards Detail 120-1......................................................................... D-16 Exhibit App. D: 17 - Marana Street Standards Details 110-3....................................................................... D-17 Exhibit App. D: 18 - Marana Street Standards Details 110-2....................................................................... D-18 Exhibit App. D: 19 - Marana Street Standards Details 110-1....................................................................... D-19 Exhibit App. D:20 - Marana Street Standards Detail 100-6......................................................................... D-20 Exhibit App. D:21 - Marana Street Standards Detail 100-5......................................................................... D-21 Exhibit App. D:22 - Marana Street Standards Details 100-4....................................................................... D-22 Exhibit App. D:23 - Marana Street Standards Details 100-3....................................................................... D-23 Exhibit App. D:24 - Marana Street Standards Detail 100-2......................................................................... D-24 Exhibit App. D:25 - Marana Street Standards Detail 100-1......................................................................... D-25 Exhibit App. D:26 - Marana Street Standards Detail 100-1......................................................................... D-26 DesignException Requests ............................................................................................................................. D-27 Exhibit App. D: 27 - Northwest Fire Approval Letter.................................................................................... D-28 Appendix E—Proposed Plant List............................................................................................................E-1 Appendix F—Traffic Impact Study...........................................................................................................F-1 A. Circulation Concept Plan...............................................................................................................................F-1 1. Phase 1 -2015 .............................................................................................................................................. F-1 ExhibitApp.F:1 - Site Plan & Circulation.......................................................................................................F-2 Exhibit App. F:2 - 2015 Site Traffic Volumes.................................................................................................. F-4 Exhibit App. F:3 - 2015 Total Traffic Volumes ................................................................................................. F-5 2. Phase 2 - Buildout.........................................................................................................................................F-7 Exhibit App. F:4 - 2030 Site Traffic Volumes.................................................................................................. F-9 Exhibit App.F:5 - 2030 Site Traffic Volumes - Marana NW Reservoir & Regional Park ............................. F-10 Exhibit App.F:6 - 2030 Total Traffic Volumes ............................................................................................... F-11 Vii February 2009 mandarina Part 1 - Project Introduction PROJECT INTRODUCTION A. Specific Plan Introduction The Mandarina Specific Plan defines a set of comprehensive planning guidelines and regulations for the development of 342 acres located in the Town of Marana, Arizona. This Specific Plan intends to establish standards for the development and improvement of the property through site analysis, land use planning, development and design standard components. Various land uses will be integrated in a manner consistent with the Mandarina community character as defined by this document and the Town of Marana General Plan 2007. Development regulations and standards guiding the implementation of the Land Use Plan are established within this Specific Plan. The Mandarina Specific Plan is a regulatory plan that will be adopted by ordinance. In lieu of traditional zoning, the Mandarina Specific Plan will allow the implementation of a detailed and focused land use plan in conformance with the Town of Marana General Plan 2007. Once adopted by Town Council, the Mandarina Specific Plan will supersede all existing zoning for the site and will be a regulatory instrument for the Town of Marana. Located to the east of Interstate 10 at the Tangerine Road interchange, the site is uniquely situated to be developed as a gateway to the Town of Marana and a hub for the region. The Mandarina Specific Plan will provide for a multi -phased, mixed-use community consisting of retail, office, and commercial uses, integrated with a myriad of residential opportunities and community recreation uses. This variety will afford a wide range of lifestyle opportunities to prospective Mandarina residents of various income levels. Thoughtful trail planning and integration into Marana's proposed trails and open space system will promote healthy living and community connectivity. Sensitive and sustainable approaches to design and development may include innovative storm water management techniques, water harvesting and responsive site planning. B. Specific Plan Authority and Scope Authority for preparation of Specific Plans is set forth in the Arizona Revised Statutes, Section 9-461.08. State law allows for the preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and allows for approval and adoption of Specific Plans. Town of Marana Ordinance 87.22 provides the uniform procedures and criteria forthe preparation, review, adoption and implementation of Specific Plans for the Town of Marana. Pursuant to these statutes and ordinances, a public hearing will be conducted by the Town Planning Commission and the Town Council after which the Specific Plan may be adopted by the Town Council and become effective. This Specific Plan is consistent with the Marana General Plan, adopted December 2007, and is in accordance with the Growing Smarter Plus Act of 2000. The Specific Plan, when adopted, will serve as the zoning and development code for the Mandarina property and all subsequent approvals must be in conformance with this Specific Plan. Febr-uary 2009 darina PROJECT INTRODUCTION C. Specific Plan Vision An innovative, integrated planned community is the vision for Mandarina as outlined below in the community objectives. By integrating a broad mix of uses that provide jobs and services for the community, workers and residents will have access to conveniently located shopping, dining and employment opportunities. The mix of shopping and entertainment will create an area destination, with a series of multi -use paths facilitating movement throughout the community. Mandarina is a project that will adapt to the future—as Marana's needs change, this Specific Plan provides the ability to respond to the need for more intense commercial development, a variety of housing choices for households of all types and the potential inter- city rail system between Phoenix and Tucson. Designed as a gateway between development to the east and Marana, Mandarina is ideally situated to offer residents an exciting destination. This plan is based on principles of neighborhood design that will result in a great place to live, work, play and shop, in the immediate and long-term future. is planned as a significant and influential activity center that will evolve with Marana. Located at the transportation nexus of the Northwest Area of Metropolitan Tucson, where Interstate 10, Tangerine Road and Union Pacific Railway converge, Mandarina is well-positioned to become a gateway for the region. Mandarina envisions the opportunity for development that includes mass transit options to serve the growing Marana community. The community will blend regional transit development options with appropriate supporting densities that transition to commercial, business and office, and adjacent residential uses. Mandarina will integrate innovative planning strategies including residential over retail, increased building heights, and higher residential densities supportive of mass transit. Mandarina will contribute to the Town of Marana's image as an urban center that draws employment and investment into the community. Integrating allowances for adaptive re -use and transit oriented development will create a community which evolves seamlessly with The Town of Marana. Innovative strategies for timeless design set the framework for the Mandarina Specific Plan's adaptability to the economy and demographics of the area. Fundamental objectives of the Mandarina Specific Plan: Encourage in land use planning that result in the creation and availability of attractive development opportunities and make use of the property's natural features, views and adjacency to regional modes of transportation. Allow a variety of ,\tA! ivt 6OLUTI for community design. Encourage a mixed-use, IVEh, community that provides for commercial, retail, residential, recreational and community services. Promote -CO EFFICIEIdesign, development and construction practices. February 2009 darina PROJECT INTRODUCTION Encourage FLEXIBILIT in site design with respect to design, building heights, orientation and density, open space and parking. Provide physical neighborhood ',ONNECTIVITY and SOCIAL INFRASTRUCTUr to stimulate the interactivity of neighbors. Promote ,RCHITECTURAL INTEGRIT that will define the MAGE and CHARACTER of Mandarina. Maximize the '"'n' features and views of the site and "RACTE of the region. Create development patterns and project designs that further the n4I_c and POLICIES of local government agencies. Provide appropriate between land uses while encouraging an overall community character. Provide a 'RAMEWOR to evolve, responding to the needs of the consumer and changing market conditions, while maintaining the Mandarina community image and concept. Promote c-FFICIEN 1 use of land, energy and natural resources resulting in low maintenance costs for the developer and Town over the long-term through reasonable infrastructure requirements. 9 February 2009 mandarina D. Location PROJECT INTRODUCTION Mandarina lies within the Town of Marana in Pima County, Arizona. The site is approximately 342 acres and is located east of Interstate 10 and north of Tangerine Road in the Northwest Growth Area of the Town of Marana General Plan. The property lies in Section 36, Township 11 South, Range 11 East and Section 31, Township 11 South, Range 12 East, G. & S.R.M. (See Exhibit 1.D.1- Location and Vicinity, on this page, and Exhibit 1. D.2 -Aerial Context, pg. 5) ExfIIBIT 1.D.1 - LOCATION AND VICINITY Ti To Tucson Febr-uary 2009 mandarina Proposed Mandarina Site 342 acres PROJECT INTRODUCTION ExfIIBIT I.D.2 -AERIAL CONTEXT 0 1,000 2,000 Source: Pima County Land Informafion System, Pima Association of Governments and Town of Marana GIS Department, 4/10/06 Scale: 1"=2,000' 5 February 2009 darina E. Legal Description (See Appendix C — Legal Description) PROJECT INTRODUCTION February 2009 mandarina Part 2 - Development Plan DEVELOPMENT PLAN A. Purpose and Intent This Development Plan establishes the overall parameters for the development of Mandarina consistent with the intent and vision of the Town of Marana by setting forth land use designations and any special conditions and considerations related to the development of each parcel. The Mandarina Development Plan will serve as the overall framework by which the project is approved and developed. This affords the Town of Marana control of the land use and general layout over the course of build -out subject to the development standards of this document. It also ensures the developer a basic use by right, avoiding confusion or misinterpretation in the future by other parties. This component of the Mandarina Specific Plan integrates the project vision and the Town of Marana General Plan 2007 vision with information gathered in the Development Capability Report (see Appendix B) to provide a viable proposal for the future development of Mandarina. Provisions of this Specific Plan are activated by "shall" when required, "should" when recommended, and "may" when optional. B. Relationship to Adopted Plans The Mandarina Specific Plan is consistent with the Town of Marana General Plan 2007 and the Town of Marana's Single Central Business District. The standards and criteria outlined in these documents shall apply to this Project, except as modified in this Specific Plan to improve the design and / or creativity of the Project. 1. Town of Marana General Plan 2007 Mandarina is located in the Northwest Growth Area of the Town of Marana General Plan 2007. The General Plan designates two land uses on the Mandarina site: (1) the area adjacent to Interstate 10 and Tangerine Road is identified as "Commercial", (2) the remaining site area is identified as "Medium Density Residential." The intent of the Town of Marana General Plan 2007 for commercial and higher -density residential on the Mandarina site is in line with the proposed land uses as outlined in the Specific Plan. 2. Single Central Business District (SCBD) The Single Central Business District (SCBD), created by the Town of Marana (Resolution 2008-60, May 6, 2008), includes the entire Mandarina property within its boundary. The Town vision for the SCBD as a catalyst to change the character of the town to that of a major urban area aligns with the vision of Mandarina for the future, and dovetails with the intent of this Specific Plan. (See Exhibit 2.B.1- Single Central Business District, pg. 8) February 2009 daring DEVELOPMENT PLAN �.' ExEIIBI r 2.B.1- SINGLE CENTRAL BUSINESS DISTRICT Business District AM LEGEND 0 Town of Marana Single Central Business District Mandarina Proposed Mandarina Site 0 2,500 5,000 Scale: 1"=5,000' Source: Pima County Land Information System, Pima Association of Governments and Town of Marana GIS Department, 4/10/08 8 February 2009 mandarina DEVELOPMENT PLAN C. Development Plan Concept The Mandarina Specific Plan provides the framework for a diverse project that responds to market demands and the Town of Marana vision while maximizing development opportunities for the site. By integrating a variety of well planned land uses which may include and are not limited to retail, commercial, and office uses, single-family and multi -family residences, a balanced community is envisioned. Mandarina is influenced by its proximity to strong transportation corridors and its inclusion in the Single Central Business District. The strong retail and commercial land use component shall provide employment and tax revenue opportunities for the Town of Marana. The provision of a variety of housing options, appealing to all household types from families to empty -nesters, shall create a diverse community. Integrated residential uses shall provide opportunities for pedestrian friendly, walkable, live/work environments and a network of trails shall provide connections to existing and future open space areas and among the various neighborhoods in the area. (See Exhibit 2.C.1 - Land Use Concept, pg. 10) This plan envisions an area that can accommodate growth, create a destination and function as a gateway, both to the east and to the north as transit plans and transportation alternatives evolve. The balance of uses, consistent with the economic vision for the area, shall be a catalyst and a partner in Warana's vision as a self-sustaining community that meets the needs of its citizens..."' ' Marana General Plan 2007, Appendix C, Land Use Decision Keys D. Land Use Concept The four Planning Areas in Mandarina represent a gradation of uses, with the most transportation influenced uses planned for the area adjacent to the Interstate. Uses that are less dependent on direct access to the interchange are intended for the areas to the east of Adonis Road. 1. Mandarina Land Use Planning Areas The four Planning Areas, described in this section, shall guide the implementation of the Mandarina Specific Plan. Refer to Part 3 - Development Standards, of this document for proposed land uses for each Planning Area. Land use transition and development standards shall create a project in which the integrated mix of uses creates a place that people want to live, work, play and shop—helping build a successful Marana for the future. 1.1 Mandarina Transportation Corridor (MTC) The Mandarina Transportation Corridor is directly adjacent to Interstate 10 and is designed to take advantage of the high visibility from the Interstate and access to the new Interstate 10/Tangerine Road interchange. Uses permitted in the Mandarina Transportation Corridor benefit from convenient access to a strong transportation network and the proposed inter -city rail connection. 1.2 Mandarina Village Center (MVC) The Mandarina Village Center shall be located at the intersection of Adonis Road and February 2009 mandarina y -r- LEGEND 0 Mandarina Transportation Corridor 0 Mandarina Village Center 0 Mandarina Corridor 0 Tortolita Corridor DEVELOPMENT PLAN EmIIBIT 2.0 - LAND USE CONCEPT 0 500 1,000 Scale: 1"=1,000' 10 February 2009 mandarina DEVELOPMENT PLAN Mandarina Boulevard. The location of the Mandarina Village Center makes it the central core of the Mandarina community as well as a gateway to Oro Valley, Northwest Tucson and the communities east of the interstate. A broad range of retail and employment opportunities shall create a vibrant regional destination. Its pedestrian orientation shall create an exciting walkable hub with a vibrant sense of community. Homes may be integrated into this area, offering residents myriad opportunities for work and play. 1.3 Mandarina Corridor (MC) The Mandarina Corridor holds a prime position adjacent to Adonis Road. The Mandarina Corridor area shall support uses that benefit from the proximity to a major arterial. Uses in this planning area may be related to those within the Mandarina Transportation Corridor, taking advantage of the vehicle traffic generated by the Mandarina Transportation Corridor uses. 1.4 Tortolita Corridor (TC) The Tortolita Corridor is uniquely situated to take advantage of both the natural beauty of the area and the proximity to the shops, employment and services that are proposed in the other Planning Areas. Nearby open space, regional and local trails and the planned CAP Canal Trail shall provide visitors and residents with easy access to recreational opportunities and breathtaking views of the region's mountains. Uses proposed for this Planning Area are likely to be less intense, incorporating the dramatic backdrop of the open space into its unique character. 2. Land Use Summary Parcels and their respective acreage are identified for each Planning Area in Table A. Table A: Land Use Summary Parcel Planning Area Area (Acres) A MTC 104.6 B MTC 53.2 C MVC 17.3 D MVC 16.4 E MVC 13.5 F MVC 10.0 G MC 12.3 H MC 12.1 1 MC 9.0 J TC 52.4 R.O.W. 41.4 TOTAL 342.2 February 2009 mandarina DEVELOPMENT PLAN E. Grading Concept Due to the existing flat topographic characteristics of the site, and previous agricultural uses, the grading concept includes regrading the entire site and the incorporation of a series of drainage channels and paseos to convey all surface runoff into the drainage area adjacent to the western property boundary. F. Post Development Hydrology Concept 1. PDP Response to Hydrologic Characteristics of Site The primary design components for the project drainage system are the facilities to convey offsite drainage through the property, onsite retention/detention basins and limited storm drain channels or pipes for conveying onsite drainage to the downstream project boundaries. The post -project 100 - year floodplains within the project boundaries should be contained within the constructed channel. A channel along the west property boundary is proposed to convey the flows that currently parallel the railroad alignment. This channel would end at the northwest corner of the property (adjoining the UPRR) by daylighting into an existing borrow pit that could be designed and retrofitted to function as a detention basin. The vertical profile of the channel should accommodate a future extension to a tie in with the Barnett Linear Park Channel and existing culverts under the UPRR. The proposed channel has side slopes lined with gunite (see proposed channel cross-sections A-Aand A1 -A1, Exhibit 2.F.1. pg. 13). The channel shall pass beneath the proposed Tangerine Road Traffic Interchange via a bridge. Offsite flows from the Tortolita watersheds are proposed to be collected by turning the channel along the UPRR north just before it reaches Tangerine Road. There are two possible alignments for this channel, both of which follow along and partly within the Tangerine Road right-of-way and CAP. Under Alternative 1, the channel turns due north on the west side of the CAP underground siphon and continues to the south side of the new Tangerine Road alignment (see Exhibit 2.F.1, pg. 13). Under Alternative 2, the channel turns due north after crossing the CAP underground siphon and continues north of the new Tangerine Road alignment for about 800 feet. It could also be extended easterly, if necessary, to collect sheet flow entering the adjoining property. The cross-section of the channel along the existing UPRR right-of-way and CAP may be fully lined with gunite. New culverts may be installed where necessary to provide all-weather access (see channel cross-section B -B, Exhibit 2.F.1. pg. 13). A third channel and fill encroaches into Zone A on the northern portion of the project. This channel directs the flow entering the property from the CAP canal overshoot located on the adjacent property to the north to a confluence with the proposed channel along the railroad. This channel begins at the northeast property corner within the Mandarina property to capture the flow originating from the CAP canal overchute. The proposed channel continues west along the north property line within the Mandarina property (in conformance with channel cross sections C1 -C1 and C2 -C2, Exhibit 2.F.1, pg. 13) to the regional drainage channel to be constructed adjacent to the UPRR right of way. The channel is proposed to be entirely on the Mandarina property unless an alternate alignment is negotiated with adjacent property owners. This channel should be designed to accept storm 12 February 2009 - iy t� zap - u y �, za'Iana-3sw LPVZOi-ZSM I � a � .. .���� �'���'•= v►��� !� ter+ "I � ��'V,.� �• -* oo—i, I \ � f fit�. Y `f. •• /1'ROZ-3541 €���5 a3x�LLacr7� enzr¢-3sx pT �i} u ��NWoWow V _ ' `� rt V W C� w p fn Iaal�-a5x u4o�5` � rreloa-3sx a.�i' 'ba 4� • 3y a �zloz-a5« ,udd - �a I � — � � _ T �� _ `5 Ry y' � .. .���� �'���'•= v►��� !� ter+ "I � ��'V,.� �• -* oo—i, I \ � f J IdH{6VdLVWIdlI1WVIIYIdddlVddiLLNWli, _ _ ___. ___. T UK Y UK I Z= tT 22 a 1 pccN oK o +II W W O U OO 'W "-1 1 � z N a v 7 i fit�. Y `f. •• /1'ROZ-3541 enzr¢-3sx pT �i} Iaal�-a5x u4o�5` � rreloa-3sx a.�i' 'ba 4� • 3y a �zloz-a5« ,udd - �a IL'BIOZ-35M lfAbot � � _ T �� _ `5 Ry J IdH{6VdLVWIdlI1WVIIYIdddlVddiLLNWli, _ _ ___. ___. T UK Y UK I Z= tT 22 a 1 pccN oK o +II W W O U OO 'W "-1 1 � z N a v 7 i �i zw K Ir I Z� g w o � 1 r ` n O �i mandarina DEVELOPMENT PLAN water emanating from the Mandarina watershed only and shall have sufficient capacity to prevent backflows. The bottom and banks of this channel may be lined with gunite. The drainage channel should eliminate the floodplain conditions from the CAP canal overshoot for only the Mandarina property. Any drainage improvements to alleviate the floodplain issues on the adjacent properties to the north of Mandarina shall be the sole responsibility of the adjacent property owners. Mandarina shall not have any responsibilities, requirements, or costs for the adjacent property owners' drainage improvements. A Conditional Letter of Map Revision (CLOMR) and downstream drainage easements for the project (if necessary) shall be addressed with the platting and improvement plans for the individual subdivisions within the Mandarina Specific Plan area. A Letter of Map Revision (LOMR) is proposed to revise the FEMA FIRM panel to remove Mandarina from FEMA flood hazard zones once the required drainage structures are completed. This LOMR shall be based on fill and infrastructure improvements discussed above. A Pre- and Post -Development hydrologic analysis was performed for on-site watersheds based on an average land use density of 85% (for TR, PAD and Commercial). Total pre- and post -development discharge rates (prior to detention) for the 100 -year storms are 348 cfs and 784 cfs, respectively. These discharge rates were used to determine the total onsite detention requirements for the total project area using the north Marana criteria, which is to contain the 100 -year plus 10 -year developed conditions storm water runoff volume within onsite basins. This volume for the entire site under developed conditions is estimated to be between 94 and 109 acre-feet. This required retention volume is anticipated to be provided within one or more basins across the property. Some of the retention is likely to be provided in basins on each parcel and some shall be provided in a sub - regional basin at the northwest corner of the property. Retention facilities shall be designed to drain within 36 hours, primarily by gravity drainage through low flow outlets (and dry wells if needed). The retention areas shall use water harvesting to enhance vegetation to the maximum practicable extent. Onsite channels are proposed to be constructed as necessary to convey storm water from blocks to the regional detention basin or one of the perimeter channels. CMG Drainage Engineering, Inc. is currently under contract with the Town of Marana to update the FEMA floodplain limits for areas affected by flows emanating from the Tortolita Mountains. The results of this study shall revise the regulatory floodplain limits and discharge rates for the offsite flows crossing Mandarina. Those revisions shall be incorporated into future drainage reports and CLOMR/LOMR's for this project 2. Floodplain Encroachments Encroachment into the floodplains is necessary because the entire site is within a FEMA floodplain Zone A with sheet flow depths of 0.5 to 1.5 feet. Onsite drainage features (as discussed in the first paragraph of Section F.1) shall be used to control drainage entering the property and to mitigate impacts to adjoining properties. It is anticipated that the proposed channel system shall, at some time in the future, become an integral element of a regional drainage plan that provides flood control for 14 February 2009 mandarina DEVELOPMENT PLAN lands east of Mandarina and as far north as the proposed Barnett Linear Park channel connection under 1-10. 3. Post -Development Discharges Draining Onto and Leaving the Site The Post -development discharges entering the site shall be the same as under existing conditions (up to 6164 cfs). The channelization of the offsite flows is proposed to concentrate the storm water within the channel along the UPRR. This channel may outlet into a detention basin with a broad weir along its north boundary to spread flow back to the existing conditions floodplain width, depth and velocity. Peak discharge rates exiting the site shall not increase since the project shall comply with the North Marana detention requirements. 4. Impacts to Upstream and Downstream Properties The proposed drainage systems shall not result in any adverse impacts to adjoining properties as discussed in Section F.1, paragraphs 1-3. The channels shall be lined as necessary to control erosion and have sufficient capacity to avoid a backwater condition on to upstream properties. Returning flow to existing drainage patterns may be accomplished using a broad weir as discussed in Section F. 5. Engineering Design Features Engineering design features include the channels and detention basins discussed above. These structures shall be designed and constructed in accordance with Town of Marana standards. Riprap aprons may also be used to control erosion at culvert and channel or basin outlets. Vegetation may be used to enhance channels but preservation of natural channels is not possible since none exist on the site. 6. Compliance with Regulations and Policies Construction of the drainage facilities shall provide compliance with Town of Marana drainage standards and policies as discussed above. The design lends to the opportunity for future extension of the channel along the UPRR to connect to the Barnett Linear Park Channel, and possibly to areas east of the CAP. 15 February 2009 mandarina G. Views DEVELOPMENT PLAN As shown in the Development Capability Report (Appendix B), the existing site topography is flat with views to the region's mountains in all directions. Where possible, the development of Mandarina shall maximize view corridors and vistas to the major mountain ranges. Alignments and locations of roads and trails shall take advantage of these abundant mountain views, when possible. H. Circulation Concept The Mandarina Circulation Plan establishes the general circulation layout for the community and the area east of Interstate 10, and shall accommodate all modes of transportation—personal vehicles, transit, future inter -city rail and rapid transit stops, bicycles, and pedestrians. All arterial and collector roads shall have bicycle lanes and detached sidewalks to accommodate pedestrians. Where practical, sidewalks along arterial or collector roads should connect with multi -use trails located within adjacent paseos. The network of trails shall provide connectivity to open space areas and community recreation facilities in conformance with the Northwest Marana Area Plan for the Open Space Parks and Trail System. (See Exhibit 2.H. I - Circulation Concept, pg. 17; and Appendix F - Traffic Impact Study) 16 February 2009 mandarina LEGEND Arterial Road Collector Road DEVELOPMENT PLAN EXHIBIT 2.H.1 - CIRCULATION CONCEPT E 13.5 Ac. TF) X O, 0 500 1,000 Scale: 1"=1,000' 17 February 2009 mandarina DEVELOPMENT PLAN Public Right -of -Way Public Right -of -Way (R.O.W.) is permitted within any planning area. Landscaping, berms, accent lighting, trails, monumentation, signage, temporary signage, drainage facilities, entry features and other landscape elements are permitted within the public right-of-way. Monumentation, signage, entry features, pavers, and raised crossing surfaces shall require a right-of-way use permit and a license agreement for maintenance. Sight visibility requirements, as specified by the Town of Marana standards, shall be met. After dedication to the Town of Marana, the license agreement shall allow for the maintenance of any landscaping, trails, drainage facilities, accent lighting, and entry features in the public right-of-way, which shall be the responsibility of the Master Developer or its assigns. J. Landscape Concept Mandarina's landscape palette shall highlight the regional characteristics of the Sonoran Desert and Southern Arizona. To achieve this, a myriad of colors and textures shall be applied through the landscape design using a combination of native and non-native plant materials. A blend of accents, trees, shrubs and ornamental grasses shall provide year-round interest throughout the community while maintaining an indigenous appearance. Plant materials shall be used to create connectivity and continuity within spaces, along roadways and pedestrian corridors, through parking lots, within open space and common areas and serve as transitions across property lines. No design shall be completed without assessing adjacent landscape areas already designed and/or installed. Turf areas may be allowed in open space areas. The landscape shall be irrigated but shall have low water and low maintenance requirements once the plant materials have been established. A mix of desert shrubs, cacti, ornamental grasses and wildflowers shall be used to revegetate disturbed areas and minimize erosion. These areas shall be maintained to appear as a naturalistic environment, where appropriate. The landscape design for Mandarina shall take into consideration Xeriscape principles and water -wise landscape design that are promoted by the Town of Marana. Principles of sustainable storm water management may be applied as appropriate to parking lots and drainage areas. See Appendix E for the list of plants that shall help define the project. K. Native Plant Preservation Concept Native Plant Preservation Plans shall be prepared in accordance with Title 17 of the Town of Marana Land Development Code. 18 February 2009 mandarina DEVELOPMENT PLAN L. Open Space, Recreation, Parks and Trails Concept Mandarina shall provide opportunities for the active lifestyle that draws people to Southern Arizona. A goal of the open space concept is to assure that every employee and homeowner is within reasonable walking distance of open space, a trail corridor, or paseo. A carefully designed network of trails shall connect Mandarina to the Town of Marana's master planned trail system. 1. Open Space 1.1 Definition All common areas (with the exception of streets, alleys, and concrete channel bottoms of drainageways), parks and trail corridors in Mandarina shall be considered open space. Integration of drainage facilities and recreation areas are encouraged where practical to provide additional open space opportunities. 2. Recreation Where required by this document, recreation areas integrating elements such as play structures, turf areas, picnic tables, benches and community gathering areas may be incorporated to provide active and passive recreation opportunities. Drainage facilities that do not interfere with the function of the parks are permitted in recreation areas. 2.1 Requirements On-site recreation areas shall be measured and credited on a project -wide basis to meet the intent of this Specific Plan, thus allowing the Master Developer to create diverse recreational amenities for the community that are appropriate for the neighborhoods being developed. The Town of Marana requirementfor on-site recreation area of 185 square feetfor each single-family residence, 140 square feet for each town home unit and 100 square feet for each apartment/ condominium unit shall be used to determine the recreation area for the community. Any trails and trail corridors in Mandarina that are part of the Town of Marana regional trail system shall be considered part of the community -wide recreation area calculations to meet the intent of this plan. Regional parks shall be accounted for separately, and will not be counted toward any on-site park requirements, but shall be eligible to receive impact fee reimbursements. 2.2 Assurances Assurances, such as a phasing plan, shall be created and included in the development agreement to ensure the required amount of recreation area and amenities are built in a timely manner and adhere to the intent of Town of Marana standards and this Specific Plan. 3. Trails A trail system shall provide connectivity with the CAP Canal Trail, Wild Burro Wash Trail and the Tangerine Greenway (see Exhibit 21.1 - Trails, pg. 21). The planned Mandarina Trail shall form the backbone of the trail system, connecting the land to the north of Mandarina to Tangerine Road. Connections to the Mandarina Trail shall be made from within the community by a network of multi - 19 February 2009 mandarina DEVELOPMENT PLAN use secondary and neighborhood trails, creating abundant walking and biking opportunities. The developer shall coordinate with the Town to determine the best location for the Mandarina Trail. The location of the CAP Canal Trail is in the planning stage. Aseparate at -grade crossing of Tangerine Road may be neccessary if the Trail receives a National Recreation Trail designation. If the trail crosses Mandarina, care shall be taken for proper site planning and trail -community interface to enhance the trail experience and create connectivity within the community. The portion of the trail passing through Mandarina shall be credited towards open space requirements for Mandarina. The Tangerine Greenway and Wild Burro Wash Trail are planned to be located adjacent to Mandarina in the Tangerine Farms Road right-of-way and shall create opportunities for regional trail connectivity to the Tortolita Mountains. The developer shall cooperate with the Town of Marana to determine the appropriate trail connections. 20 February 2009 "daY'lYla DEVELOPMENT PLAN ' �' EXHTBTT 21.1 -TRAILS LEGEND • • • • • • • Proposed Mandarina Trail • • • • • • Proposed Trail Route Note: CAP Canal trail is conceptual and final location may change at the discretion of The Town of Marana. The developer shall 0 1,000 2,000 coordinate with the Town to determine the best location for the Mandarina Trail. Scale: 1"=2,000' Source: Pima County Land Informafion System, Town of Marana General Plan & Town ofMarana Northwest Area Plan 21 February 2009 mandarina M. Infrastructure and Public Facilities DEVELOPMENT PLAN 1. Sewer Mandarina shall connect to the appropriate owned system for wastewater services. A wastewater service agreement shall be completed with the proper agency. Mandarina shall cooperate with the Town of Marana to develop a system that serves the project area. Currently, it is planned for Mandarina to connect to the planned sewer line in Moore Road west of Interstate 10 via jack and bore. Depending on the wastewater master plan the Town develops at the time of construction, the cost of the sewer connection may be shared with adjacent development or improvement district. 2. Fire and Emergency Services Mandarina is located in northwest Marana, which is currently served by the Northwest Fire District. Currently, this property is not located in the Northwest Fire District service area, but Mandarina is located within the service boundary. Areas of Mandarina shall be annexed into the Northwest Fire District. 3. Water Mandarina is located within the service boundary of the Town of Marana Water Department. The Town of Marana has an assured water supply, as classified by the State of Arizona Department of Water Resources. Since the project site is currently not served by the water utility, a water service agreement shall be completed between the Town and the Developer to include this property in the Town's water service area. A two pipe system shall be installed to allow for the use of potable water for domestic and commercial uses and non -potable water to be used as an irrigation source for any feasibly served common areas, community recreation areas and public facilities. 4. Schools Mandarina is located within the Marana Unified School District. Estes Elementary School, Marana Middle School, and Marana Plus Alternative Education are located within approximately 1.25 miles of the northwest corner of the project site. The planned Gladden Farms school site may serve some of the students of this site in the future. Currently, the schools listed below shall serve Mandarina: Estes Elementary School Marana Middle School Marana High School In discussions with Marana Unified School District, itis projected thatthe residential areas of Mandarina will not generate a sufficient population of students to locate a school site within the community. A contribution or fee may be given to the Marana School District for school-age housing consisting of single family detached units and a proportionate amount for attached and multi -family units. Consideration and credit shall be given for the substantial commercial and retail tax base generated by the project. There shall be no school contribution or fee for any age -restricted or retirement housing units or other non-residential buildings constructed within Mandarina. Contributions or fees, 22 February 2009 mandarina DEVELOPMENT PLAN if any, shall be determined prior to the approval of a Final Plat and shall be set forth in a Development Agreement. 5. Dry Utilities Natural Gas Southwest Gas shall provide natural gas service and installation for the community. Communications Qwest Communications shall provide telephone service and line installation for the community. Electric TRICO Electric Cooperative shall provide electrical service and facility installation for the community. Cable Television Comcast shall provide cable television service for the communit . 6. Public Safety Mandarina is located within the incorporated limits of the Town of Marana and shall be served by the Town of Marana Police Department. 7. Trash Removal and Recycling Trash removal and recycling shall be provided by private contractors. 23 February 2009 I&- � mandarirna Part 3 - Development Standards A. Introduction DEVELOPMENT STANDARDS Mandarina Development Standards are intended to encourage design innovation in land development. The development standards permit the integration of commercial, flex space, retail, office, industrial, residential, open space and recreational land uses in a manner that shall be consistent with the Mandarina community character and the Town of Marana General Plan 2007. As set forth in the Development Plan section of this document, the land use designations (Planning Areas) within the Mandarina Specific Plan are (1) Mandarina Transportation Corridor, (2) Mandarina Village Center, (3) Mandarina Corridor and (4) Tortolita Corridor. Within each Planning Area, land uses and appropriate standards shall be applied to assure quality development and transitions between uses. (See Exhibit 2. C.1- Land Use Concept, p. 10) B. General Provisions 1. Applicability of Town of Marana Land Development Code Development standards herein supersede all requirements of Title 8, General Development Regulations, in its entirety, unless otherwise noted. If an issue, condition or situation arises or occurs that is not set forth in this Specific Plan, the applicable portions of the Town of Marana Land Development Code as adopted at time of approval of this Specific Plan shall apply. 2. Building Codes All construction within the Mandarina Specific Plan area shall comply with the current locally adopted versions of the International Building Code, the International Mechanical Code, the Uniform Plumbing Code, the National Electric Code, the International Residential Code, the Town of Marana Outdoor Lighting Code, and the local fire code as applicable for the specific project at the time of permitting. 3. Additional Uses Whenever a land use has not been listed as being a permitted use in the development standards within this Specific Plan, it shall be the duty of the Town of Marana Planning Director to determine if said use is: (1) consistent with the intent of the planning area and (2) compatible with other listed permitted uses and/or existing uses. If said use is deemed compatible it shall be approved as an administrative change. 4. Maximum Number of Residential Units Forms of residential development may occur throughout Mandarina, and may include single family detached, single family attached, and multi -family residential units. The maximum number of residential units (single family detached, single family attached, and multi -family) will be 2500. 24 February 2009 I&- � mandarina DEVELOPMENT STANDARDS C. Community Development Standards Mandarina's Community Development Standards outline the Planning Area Uses and Planning Area Standards for the community. The designated Planning Areas permit a variety of land uses, including commercial, office and retail uses of various scales, a mix of residential densities and housing types, and open space. The intent is to design a community that responds to market demands by offering a wide range of opportunities for residents and visitors. Comprehensive planning standards ensure continuity of design and intent across Planning Areas. Sustainable energy conscious design is encouraged in all Planning Areas. 1. Planning Area Uses Each Planning Area, with its respective allowed uses, is outlined in this section. The intent is to provide for a mix of uses which shall enliven the community. 1.1 Planning Area Uses—Mandarina Transportation Corridor (MTC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries • Assisted living facility /Adult daycare / Nursing home / Continuing care facility • Attached or free standing parking structures, publicly or privately managed • Civic, cultural & educational facilities, such as amphitheater, art gallery, public and private educational facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as health, fitness, sporting, lodge, fraternal organization, and similar uses • Food, beverage and merchandise kiosks • Funeral home / Mortuary / Crematorium • Health care facilities, such as hospital, medical office, out-patient clinic, ambulance services and similar uses • Heliport • Indoor entertainment facilities, such as movie theater, bowling alley, and similar uses • Lodging facilities, such as hotel / motel and similar uses • Monumentation (major and minor), community signage and wayfinding • Movie, TV and radio studios • Office, such as financial services, governmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Outdoor entertainment facilities, such as amusement park, water park, mini -golf course, go-kart track and similar uses • Parks / Open space / Recreation facilities • Personal storage warehouse facilities 25 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS • Public and private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institution • Research and Development / Technical / Flex Space / Light Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. • Restaurant sales and services, such as coffee shop, fast-food restaurant, dine- in restaurant, bar, tavern, night club and similar uses • Retail sales, such as, home improvement center, specialty retail store, wholesale and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse and similar uses • Sales, serviceand storage for passenger vehicles, commercial vehicles, motorcycles, ATVs, boats, trailers RVs and similar uses • Sales and services with drive up and through facilities such as bank, coffee shop, dry cleaner, fast-food, liquor store, pharmacy, restaurant, and similar uses • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requirements) • Sustainable energy conscious design and alternative power generation appurtenances • Temporary uses, such as construction office, sales office, welcome center and similar uses • Uses related to local and regional multi -modal transit and facilities • Uses related to sports and or entertainment complexes and facilities • Wireless communications facilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director b. Conditional Uses • Residential - Single family attached • Residential - Multi -family 26 February 2009 I&- � mandarirna c. Not Permitted • Residential - Single family detached DEVELOPMENT STANDARDS 1.2 Planning Area Uses—Mandarina Village Center (MVC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries • Assisted living facility /Adult daycare / Nursing home / Continuing care facility • Attached or free standing parking structures, publicly or privately managed • Civic, cultural & educational facilities, such as amphitheater, art gallery, public and private educational facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as health, fitness, sporting, lodge, fraternal organization, and similar uses • Food, beverage and merchandise kiosks • Health care facilities, such as hospital, medical office, out-patient clinic, ambulance services and similar uses • Indoor entertainment facilities, such as movie theater, bowling alley, and similar uses • Lodging facilities, such as hotel / motel and similar uses • Monumentation (major and minor), community signage and wayfinding • Movie, TV and radio studios • Office, such as financial services, governmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Parks / Open space / Recreation facilities • Public and private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institution • Research and Development / Technical / Flex Space / Light Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. • Residential - Single family attached • Residential - Single family detached (Parcel F only) • Residential - Multi -family • Restaurant sales and services, such as coffee shop, fast-food restaurant, dine- in restaurant, bar, tavern, night club and similar uses • Retail sales, such as, home improvement center, specialty retail store, wholesale 27 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse • Sales and services with drive up and through facilities such as bank, coffee shop, dry cleaner, fast-food, liquor store, pharmacy, restaurant, and similar uses • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requirements) • Sustainable energy conscious design and alternative power generation appurtenances • Temporary uses, such as construction office, sales office, welcome center and similar uses • Uses related to local and regional multi -modal transit and facilities • Uses related to sports and or entertainment complexes and facilities • Wireless communications facilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director b. Conditional Uses • Outdoor entertainment facilities, such as amusement park, water park, mini -golf course, go-kart track and similar uses • Sales, serviceand storage for passenger vehicles, commercial vehicles, motorcycles, ATVs, boats, trailers RVs and similar uses c. Not Permitted • Reserved 1.3 Planning Area Uses—Mandarina Corridor (MC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries • Assisted living facility /Adult daycare / Nursing home / Continuing care facility • Attached or free standing parking structures, publicly or privately managed • Civic, cultural & educational facilities, such as amphitheater, art gallery, public and 28 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS private educational facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as health, fitness, sporting, lodge, fraternal organization, and similar uses • Food, beverage and merchandise kiosks • Funeral home / Mortuary / Crematorium • Health care facilities, such as hospital, medical office, out-patient clinic, ambulance services and similar uses • Heliport • Indoor entertainment facilities, such as movie theater, bowling alley, and similar uses • Lodging facilities, such as hotel / motel and similar uses • Monumentation (major and minor), community signage and wayfinding • Movie, TV and radio studios • Office, such as financial services, governmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Parks / Open space / Recreation facilities • Personal storage warehouse facilities • Public and private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institutions • Research and Development / Technical / Flex Space / Light Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. • Residential - Single family attached • Residential - Single family detached • Residential - Multi -family • Restaurant sales and services, such as coffee shop, fast-food restaurant, dine- in restaurant, bar, tavern, night club and similar uses • Retail Sales, such as, home improvement center, specialty retail store, wholesale and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse and similar uses • Sales, serviceand storage for passenger vehicles, commercial vehicles, motorcycles, ATVs, boats, trailers RVs and similar uses • Sales and services with drive up and through facilities such as bank, coffee shop, dry cleaner, fast-food, liquor store, pharmacy, restaurant, and similar uses 29 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requirements) • Sustainable energy conscious design and alternative power generation appurtenances • Temporary uses, such as construction office, sales office, welcome center and similar uses • Uses related to local and regional multi -modal transit and facilities • Uses related to sports and or entertainment complexes and facilities • Wireless communications facilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director b. Conditional Uses • Outdoor entertainment facilities, such as amusement park, water park, mini -golf course, go-kart track and similar uses c. Not Permitted • Reserved 1.4 Planning Area Uses—Tortolita Corridor (TC) a. Permitted Uses • Animal services, such as pet day care, small animal boarding and grooming, small animal rescue facility, veterinary care, and similar uses • Artisan uses, such as photo studios and galleries • Assisted living facility /Adult daycare / Nursing home / Continuing care facility • Attached or free standing parking structures, publicly or privately managed • Civic, cultural & educational facilities, such as amphitheater, art gallery, public and private educational facilities, library, museum, performance theater, fire station, police station, community meeting center and similar uses • Clubs, such as, health, fitness, sporting, lodge, fraternal organization, and similar uses Food, beverage and merchandise kiosks Health care facilities, such as hospital, medical office, out-patient clinic, ambulance services and similar uses Heliport 30 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS • Indoor entertainment facilities, such as movie theater, bowling alley, and similar uses • Lodging facilities, such as hotel / motel and similar uses • Monumentation (major and minor), community signage and wayfinding • Movie, TV and radio studios • Office, such as financial services, governmental, professional, high tech, and similar uses • Open air markets, such as farmer's markets, art shows, street fairs • Parks / Open space / Recreation facilities • Personal storage warehouse facilities • Public and private education facilities • Public spaces • Public utilities facilities required for local service, such as a well site or pump station • Rehabilitation clinic with boarding facilities • Religious facilities, such as church and other religious institutions • Research and Development / Technical / Flex Space / Light Industrial Uses / Manufacturing. Excludes freestanding machine shops. All facilities and activities shall be enclosed. • Residential - Single family attached • Residential - Single family detached • Residential - Multi -family • Restaurant sales and services, such as coffee shop, fast-food restaurant, dine- in restaurant, bar, tavern, night club and similar uses • Retail sales, such as, home improvement center, specialty retail store, wholesale and retail warehouse, department store, showroom, drug store, convenience store, discount store, grocery store, supermarket, pharmacy, liquor store, specialty retail store, and similar uses • Retail showroom / Warehouse and similar uses • Sales and services with drive up and through facilities such as bank, coffee shop, dry cleaner, fast-food, liquor store, pharmacy, restaurant, and similar uses • Seasonal uses such as Christmas tree lots (subject to Town of Marana special event permit requirements) • Services, such as automobile services (service station, detailing, repair or restoration, equipment and supplies, brake shop, tire shop, and similar uses), car wash, gas pumps as primary or accessory use, bank, child care facility, laundromat, salon, spa, and similar uses • Special event shows (subject to Town of Marana special event permit requirements) • Sustainable energy conscious design and alternative power generation appurtenances • Temporary uses, such as construction office, sales office, welcome center and similar uses 31 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS • Uses related to local and regional multi -modal transit and facilities • Uses related to sports and or entertainment complexes and facilities • Wireless communications facilities. In conformance with Town of Marana Land Development Code Title 23, Wireless Communication Facilities. Subject to MDRC and Planning Director approval. • Other similar uses approved by the Planning Director b. Conditional Uses • Outdoor entertainment facilities, such as amusement park, water park, mini -golf course, go-kart track and similar uses • Sales, service and storage for passenger vehicles, commercial vehicles motorcycles, ATVs, boats, trailers, RVs and similar uses c. Not Permitted • Reserved 2. General Planning Area Standards applicable to all Planning Areas The following standards apply to all Planning Areas. See C.1 for Planning Area uses. 2.1 Residential Forms of residential development may occur throughout Mandarina, and may include single family detached, single family attached, and multi -family residential units. a. Single Family Detached The minimum lot size for each single-family detached unit is 3,500 square feet. The intent is to encourage development that complements an employment center and transit oriented development. Single-family detached residential development may utilize conventional layouts and unique layouts to meet niche needs within the market. Examples include patio homes, alley -loaded homes, green court homes, zero -lot -line homes, and similar configurations. To encourage product diversity, 60% of the area within a plat may be dedicated to the development of multi -story single family detached lots. In cases where a plat contains only single family detached lots, then 60% of the single family detached lots may be multi -story dwellings. i. Development Standards • Exhibit 3.C.1 - Development Standards Matrix - Residential, pg. 35. • Exhibit 3.C.2 - Lot Standards, pg. 36. • Exhibit 3.C.3 - Single Family Attached Standards, pg. 37. • Exhibit 3.C.4 - Lot Options, pg. 38. ii. Accessory Uses The following residential accessory buildings and uses may be located on the same lot with a permitted dwelling, provided that the architectural style of the accessory 32 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS building is harmonious with the main building and, further provided, that all residential uses are compatible with the residential character of the neighborhood: • Swimming pools, spas and related structures • Patios and childrens' play structures • Home occupations • Guest home • Garage, carport or enclosed storage • Sports courts • Fences and walls • Community recreation uses including sports courts, swimming pools, spas, recreation buildings, patio shelters and other facilities common to a homeowners association, for a specific subdivision • Community identification elements • Model homes, within an approved subdivision • Alternative power generation appurtenances b. Single -Family Attached Single-family attached residential development may utilize conventional layouts and unique layouts to meet niche needs within the market. Examples include rowhomes, townhomes, and similar configurations allowing for product diversity. i. Development Standards • Exhibit 3.C.1 - Development Standards Matrix - Residential, pg. 35. ii. Accessory Uses • Swimming pools, spas and related structures • Home occupations • Guest home • Garage or carport • Sports courts • Fences and walls • Community recreation uses including sports courts, swimming pools, spas, recreation buildings, childrens' play structures patio shelters and other facilities common to a homeowners association, for a specific subdivision • Community identification elements • Model homes, within an approved subdivision • Alternative power generation appurtenances 33 February 2009 I&- � mandarina DEVELOPMENT STANDARDS c. Multi -Family Multi -family residential development may utilize conventional layouts and unique lay- outs to meet niche needs within the market. Examples include stacked flats, condomini- ums, apartments, and similar configurations allowing for product diversity. i. Development Standards • Exhibit 3.C.1 - Development Standards Matrix -Residential, pg. 35. ii. Accessory Uses • Swimming pools, spas and related structures • Garage or carport • Fences and walls • Community recreation uses including sports courts, swimming pools, spas, recreation buildings, children's play structures patio shelters and other facilities common to a homeowners association, for a specific subdivision • Community identification elements • Alternative power generation appurtenances 34 February 2009 dG U) d N i cc J i d d I �L Ca G U) cc cci — //^0 V/ Ai, W 0- 0 C Ad W 0 a) 0 z a) N N U L O U 1G N N O O N N O C- O O _N O _O N N LH N LO (a U (a U N (a L O N N N C- 0 L(7 O M N C- 0') Z C- E E m E O U) N i O O L �O N d) M N U (a N (a N U 0 CD L _L C- > O M L � O N � U � (a � N m E E O N N N N CZ (a cz > c N L O O 4-O Y Q E O U) O N ca (� �) C- C- 4 -- y-. �O � O p N C-' cr O N � U N � Y O O H �_ H N N N m m E E Y � Y O C- o.) , U�a/) ) .L U (a N N N O C � N � U x Cl) O N M >j N M N O O c -a m N CD M a) O N = =3N O N -a m O 0 U N o LO N N N •a C- N _a N O N O � (D N N N � � (a N E N N N -a L N O N � O — i (33 L 0) i L C- U) L (a .O N N � � L L � N Q N N N � � � N O U O N E m =3 O m N N N CD- CD- 0 o - O U L E N 0 O i N O O N N N -a Cl L(7 Q Q Q �i L N U Q C/) �) O O O O m N C/ ^ J O O O CO 0 L � 1..1_ � y Y � V cc N vJ �� •� co (E L.L_ O O Q E •C__ T � z z G N �L LT O N O N O N q N ui N CO O O O •L L cnN 0 LL J Q O Q N M z z Cc d O O cc p O LO O m U � O J U) E •� G1 M E_ LO O � LO L Occ_ O cnm U) d >+ >+ m N czN E U M ULL N �� �¢ O CO CL N N ca c) .2 O Q U o CF) (a (a _ _M O L 0 -t:f O O _c CL M .Q .Q a) 0 z a) N N U L O U 1G N N O O N N O C- O O _N O _O N N LH N LO (a U (a U N (a L O N N N C- 0 L(7 O M N C- 0') Z C- E E m E O U) N i O O L �O N d) M N U (a N (a N U 0 CD L _L C- > O M L � O N � U � (a � N m E E O N N N N CZ (a cz > c N L O O 4-O Y Q E O U) O N ca (� �) C- C- 4 -- y-. �O � O p N C-' cr O N � U N � Y O O H �_ H N N N m m E E Y � Y O C- o.) , U�a/) ) .L U (a N N N O C � N � U x Cl) O N M >j N M N O O c -a m N CD M a) O N = =3N O N -a m O 0 U N o LO N N N •a C- N _a N O N O � (D N N N � � (a N E N N N -a L N O N � O — i (33 L 0) i L C- U) L (a .O N N � � L L � N Q N N N � � � N O U O N E m =3 O m N N N CD- CD- 0 o - O U L E N 0 O i N O O N N N -a Cl L(7 Q Q Q �i M O O N i i .a �L O _ N M O � W M O O N i i .a �L J r -I O Ul) b�A r -I .0 4-A O 4-A O I V 4-A Q) W bri r .,..q rA r O O O I v V 4-A Q) W bri r .,..q rA 00 Cl) 0 O N i �L I&- � mandarirna 2.2 Non -Residential DEVELOPMENT STANDARDS Non-residential development occurs throughout Mandarina and shall be integrated with other uses in all Planning Areas. Examples of non-residential uses include: office, retail (stand alone and in-line), flex space, mixed-use, civic and institutional uses. See section 3.C.1 for the list of allowed uses for each Planning Area. Development Standards • Exhibit 3.C.5 - Development Standards Matrix - Non -Residential, pg. 40. • Exhibit 3.C.6 - Mandarina Village Center Development Standards, pg. 41. • Section 3.C.2.3, Land Use Transition Buffers, for applicable landscape transition standards • Section 3.C.2.4, Parking, for applicable parking standards 39 February 2009 dG U) d N cc J d N d O Z •L cc m cc i Ate+ i d 0- 0 O Ad W Y U (a CD N O N �O CV O N E c- m O U E E m E m C- E N N N O (a aD > O 0 O A O E s U m O L U N N N O Y U (a N N O c- m O L U N m U N (a O U (a N N c- C-') O CDL L E N E N OCDLU m U M N N +' O N (a L 0 O N N (a N CD- M O N o C C- o O � L .0 O C O N E U O (a N N C/)z E U O CO C- o.) .L EN M a� O z a� cu N N N L cu N cz L U c- U cz O U >G N ai N O O N N O N C- 0 O N N O O C- N a- C - E O N N (a N E N C- O C- s O ..5 co O �i ` o �+ N O O O O O Q CM O � (B U) Y V cc y.. d cn �_ N rn rn rn rn rn = a O O O O O O O O O� N co V Qi Co LO LO O LO LO N N N N Q Cc E c > O OO 00 00 O 00 O 00 O 00 � U O J U) t E == ro ro o o ro O CO O CO O LO O LO O N N m L O O L L O N !C Q) O O i E m Q LO U > L ca U Q U M m o m cc70 0 CL d 0 _ d _ y O U cc _ U cc U) i C E J !C O U cn Y U (a CD N O N �O CV O N E c- m O U E E m E m C- E N N N O (a aD > O 0 O A O E s U m O L U N N N O Y U (a N N O c- m O L U N m U N (a O U (a N N c- C-') O CDL L E N E N OCDLU m U M N N +' O N (a L 0 O N N (a N CD- M O N o C C- o O � L .0 O C O N E U O (a N N C/)z E U O CO C- o.) .L EN M a� O z a� cu N N N L cu N cz L U c- U cz O U >G N ai N O O N N O N C- 0 O N N O O C- N a- C - E O N N (a N E N C- O C- s O ..5 co O �i r a N �i I&- � mandarirna 2.3 Land Use Transition Buffers DEVELOPMENT STANDARDS Transition buffers are integrated into the Mandarina plan to define spaces and to facilitate a transition between land uses. Differing land uses shall be buffered using landscaped areas and / or screening. All land use transition buffering shall be approved by the MDRC. a. Buffer Yard Standards i. Land use transition buffering consists of land area and vertical screening elements such as plants, berms, fences or walls. ii. Buffer yards shall be located adjacent to property lines, on the perimeter of a parcel. b. Determination of Buffer Yard Requirements Land use buffering shall be provided as shown in Tables B, pg. 44, and C, pg. 44. For the purpose of Table B, Minimum Buffering Between Land Uses, Special Intensity Uses include water or amusement park, RV sales and storage, utility and emergency services, regional transit facility uses, and sports and entertainment complex uses. The MDRC may add additional uses under the Special Intensity Use category. iii. Buffer yards may not be required between parcels or Planning Areas that have the same land use, developed under the same or separate plats. Same land uses with different residential product may require a land use transition buffer. iv. Where a parcel abuts open space, the buffer yard requirement may be considered for waiver by the MDRC and Planning Director. v. Where a parcel abuts a public street, the minimum land use transition buffer shall be ten (10) feet. All or part of the buffer may be in the R.O.W. or common area, subject to MDRC approval and a license agreement for maintenance. vi. In the case where drainage facilities are located within the buffer yard, the buffer yard shall be increased to include a three (3) foot flat area between the drainage facility and the screen wall to allow for effective plant screening. The area of the drainage facility shall be calculated as buffer area for planting purposes. vii. The MDRC and Planning Director may modify or waive buffer yard requirements due to conflicts with sight visibility, other code requirements, or where needed to accommodate the Mandarina design intent. Responsibility for Buffer Yard i. The initial land use shall provide a 10' land use transition buffer. A subsequent land use that develops on adjacent parcels shall provide the required minimum land use transition buffer as shown in Table B, pg. 44. Buffer Yard Uses i. Permitted Uses Buffer yards may be used for passive recreation, and may include recreational trails, seating, and public art. All buffer requirements, including required plants and screening, shall be met. 42 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS ii. Prohibited Uses Buffer yards may not be used for playfields, courts or other active/structured recreational uses; dumpsters; or circulation drives (except at access points). e. Required Screening i. Screening is required as shown in Table B, pg. 44. ii. Screening devices may be walls, earthen berms, or a combination of these elements providing a minimum five (5) foot high opaque screen (loading docks may require additional screening height to reduce light, noise, and visual impact). Vegetation may be considered as a screening device by special review and approval of the MDRC and Planning Director. Where parking is adjacent to a public street a minimum forty two (42) inch high wall or berm shall be required unless a buffer of twenty (20) feet or greater in width is provided. iii. When earthen berms are used for screening, the slope shall not be greater than 3:1, and the berm shall be constructed with smooth transitions into existing grade. iv. The requirement for screening may be adjusted (requiring either additional screening height or lowering the height requirement) or waived at the discretion of the MDRC and Planning Director. The need for screening may be influenced by topography, existing screening, and/or safety concerns. v. If a wall is used for screening between land uses, the wall shall be placed on the property line. Sections of walls may encroach up to three (3) feet into the buffer yard to break visual monotony. vi. Required screening shall complement the style and character of the building architecture. Should unsuitable screening exist when the subsequent land use is developed, screening shall be replaced or improved as determined by the MDRC. Duplication of screen walls shall be avoided. 43 February 2009 i" -k mandarirna DEVELOPMENT STANDARDS Table B: Minimum Buffering Between Land Uses Land Use (Land Use A 1 Land Use B) Buffer Screening Required(') Initial Land Use with no adjacent existing buffer 10' No Residential (Single Family) / Residential (Single Family) 10' No Residential (Single Family) / Residential (Multi Family) 15' No Residential (Single & Multi Family) / Commercial, Office, Retail 25' Yes Residential (Single & Multi Family) / Special Intensity 40' Yes Commercial, Office, Retail / Residential (Single & Multi Family) 25' Yes Commercial, Office, Retail /Special Intensity 25' No Special Intensity / Residential (Single & Multi Family) 40' Yes Special Intensity/ Commercial, Office, Retail 25' No (1) Refer to Section 3.C.2.3.b for buffer yard exceptions. (2) Screening, if required, is the responsibility of the subsequent land use. Example 1: Residential develops next to existing Commercial. Total buffer width between land uses is 35'. • Commercial, as the initial land use, shall provide a 10' land use transition buffer as required in 3.C.2.3.c.i. • Residential, as the subsequent land use, shall provide a 25' buffer to meet the minimum land use buffer requirement as shown in Table B. Residential shall also provide screening. • Residential, as the subsequent land use, shall provide a 25' buffer to meet the minimum land use buffer requirement as shown in Table B. Residential shall also provide screening. Example 2: Special Intensity develops next to Residential. Total buffer width between land uses is 50'. • Residential, as the initial land use, shall provide a 10' land use transition buffer as required in 3.C.2.3.c.i. • Special Intensity, as the subsequent land use, shall provide a 40' buffer to meet the minimum land use buffer requirement as shown in Table B. Special Intensity shall also provide screening. Exceptions: For exceptions to Landscape Buffer Requirements, see section C.2.3.b. Table C: Land Use Transition Buffering Planting Standards Trees Shrubs, Accents and Groundcovers Plants per 1,500SF of buffer area 1 4 1 12 f. Development Standards • Exhibit 3.C.7 - Land Use Buffering Examples, pg. 45 • Exhibit 3.C.8 - Land Use Transition Buffer, pg. 46. 44 February 2009 darina 77-70 Multi Family Residential Special Intensity (initial land use) (subsequent land use) I ng Commercial/ Office Special Intensity (initial land use) (subsequent land use) in, I)cI a DEVELOPMENT STANDARDS EXHIBIT 3.C.7 - LAND USE BUFFERING EXAMPLES Multi -Family Residential Retail (initial land use) (subsequent land use) 0 xeening Single Family Residential Multi Family Residential (initial land use) (subsequent land use) n°, 15' Aional screening IL 45 February 2009 It � � 6 w r w I i 0 rz r Ln N O v O � � i I � � 6 w r w I i 0 rz r Ln N �i O O � b�A cC v 0 N � X V V 4-1 ct 75 16.4 —� cC 'C O V) 4-1O16.4 �i I&- � mandarirna DEVELOPMENT STANDARDS 2.4 Parking The overall parking ratios for Mandarina shall meet or exceed Town of Marana Standards unless otherwise stated herein. a. Shared Parking i. Shared parking may be incorporated into all Planning Areas with the approval of the MDRC ii. Where a use generates parking demand primarily during hours when an adjacent use or uses are not in operation or generate shared trips, a reduction of the required parking may be approved by the Planning Director. Application for shared parking shall include: • Submission of a parking study • Proposed documents for recordation of cross -easements for parking purposes • Proposed documents to ensure maintenance of the shared parking spaces iii. Conditions for approval of shared parking should include meeting three (3) or more of the following: • 50% more bicycle parking is provided than required by this Specific Plan • Parking areas are located to the rear of the building • There is a transit stop within'/ mile of the property • The entire project is integrated to provide pedestrian linkages between the project components • Direct pedestrian access is available to the project from adjoining residential parcels • Parking is decentralized and dispersed evenly as parking pockets throughout the project b. On -Street Parking: On -street parking may be counted toward parking requirements and visitor parking requirements. c. Clustered Parking: Clustered parking may be used to comply with parking requirements, such as in cases where private streets do not allow for on -street parking. Clustered parking may be used to meet visitor parking requirements for alley load scenarios. d. Off -Site Parking: Where a non-residential use in the Village Center cannot provide all the required parking spaces on site, off-site parking may be approved. e. Reduction in Parking: The Planning Director may approve a decrease in parking based on unique circumstances of each parcel. A parking study shall be required. f. Parking for Age Restricted Uses: a reduction in parking requirements for a multi -family age restricted use may be approved where the project is restricted by covenant or deed restriction to an age restricted use. Any such approval shall be based on a parking study or other acceptable evidence that supports the requested parking reduction. In no event shall required parking be reduced below 0.5 parking spaces per dwelling unit. Parking requirements for the multi -family use shall revert to those specified in the Land Use Code if age restrictions are no longer in effect. 47 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS g. Mixed-use Parking: For a residential use over a non-residential use, parking shall be provided at the rate of 1 space per 1 -bedroom apartment, 2 spaces per unit for each 2 -bedroom apartment or larger with no less than one space per unit being provided. In addition, 1 visitor space per three units shall be provided. Parking may be provided off- site or by a shared parking agreement. h. Research and Development, Technical, and Flex Space Parking: parking requirements shall be based on the intensity of the proposed use as determined by a parking study and are subject to approval by the Planning Director. i. Location: Parking is permitted in the required setback provided the landscape buffer planting requirements are met to shield parking from the street and / or adjacent use. j. Drive-through Lanes: All drive-through lanes shall be designed with adequate stacking and screening. k. Off -Street Loading i. Truck loading and unloading facilities shall be arranged so that the loading and unloading process does not obstruct any other private or public drive or street used for vehicular circulation. ii. Loading and delivery zones shall be clearly marked. iii. Joint -use loading, refuse collection, and delivery spaces for a shopping complex of several retail stores or a `main -street' configuration is allowed. Alternate loading and unloading locations may be allowed with MDRC and Planning Director approval. I. In the event that a previously approved development is converted to a different use, the number of existing and/or added parking spaces for the applicable use(s) shall meet the requirements. m. When a building encompasses multiple users, parking should be calculated based on the floor area covered by each use. n. Site planning and design of parking structures shall be subject to MDRC review and approval. o. Vehicle / Automotive display parking for the promotion of vehicular sales, car shows, or public events shall be allowed in the Mandarina Transportation Corridor, the Mandarina Corridor, and the Mandarina Village Center. 2.5 Park I Open Space (P I OS) Parks, open space, trails and recreational uses shall be allowed in all Planning Areas. P/OS areas may include a welcome center, developed parks, recreational fields, trails and similar uses. If high-intensity P/OS facilities are planned adjacent to existing or planned residential uses, sensitivity to the residences and possible mitigation of some effects shall be considered when designing such facilities. a. Permitted uses • Landscaping • Trails • Retention and detention basins 48 February 2009 I&- � mandarirna DEVELOPMENT STANDARDS • Drainage facilities • Parks • Recreation facilities • Other uses and facilities typically associated with parks, open space, trails and recreational uses • Kiosks, community signage and monumentation and similar uses shall be allowed • Underground wet and dry utilities 49 February 2009 I&- � mandarirna Part 4 - Design Standards DESIGN STANDARDS A. Introduction Mandarina Design Standards are a tool for the developer of Mandarina and the Town of Marana to ensure that the design of all buildings and public areas maintain a standard of quality. The Design Standards are intended to implement a unified character for the community, and shall complement and/or exceed the design standards as set forth by the existing Town of Marana standards. B. Purpose and Intent A successful planned community combines excellence in land planning, environmental sensitivity, architecture and landscape design. The purpose of these Design Standards is to create a framework incorporating all aspects of a dynamic planned community. The creation of a unified community character and promotion of regional architectural styles, forms and materials shall help meet this intent. The design standards described herein shall provide a desirable environment for the community's occupants, the visiting public and neighbors of Mandarina. A vibrant mixed-use community shall be promoted through the use of materials, textures and color that have a timeless appeal and high level of design quality. All photos and illustrations contained in this section are illustrative of the level of design quality required by these Design Standards. Final designs shall be submitted at a later, more appropriate stage of the process, and are not required to specifically duplicate the illustrations herein, but shall remain generally consistent to the established character. C. Applicability of Town of Marana Land Development Code These Design Standards have been created to establish guidelines for the planning and design of commercial, residential, parks and open space, landscape, architecture and all other uses included in this Specific Plan. These guidelines shall supersede the Town of Marana's Design Guidelines. Items not specifically addressed herein shall refer back to the Residential Design Guidelines (Ordinance 2005.18) and Commercial Design Guidelines (Ordinance 2007.07) as adopted by the Marana Town Council, as of the date of its final approval by the Town Council. D. Design Review Committee The Mandarina Design Review Committee (MDRC) shall be established per Part 5 section E of this Specific Plan document. The committee shall review and approve, in writing, all designed elements of the community, including, but not limited to: building plans, site plans, elevations, colors, exterior improvements, landscaping, fencing, lighting, parking and signage. 50 February 2009 I&- � mandarirna E. Community Design Standards DESIGN STANDARDS 1. Community Character Mandarina builds on the best of the past while reaching forward to embrace the most promising technologies and strategies for future growth and development. The historically southwestern, rustic styles which are designed to adapt and respond to the environment, site, and climatic conditions are embraced by the community. Architects and builders are encouraged to be sensitive to the traditions of Southern Arizona architecture, where styles have blended with deep-rooted local building traditions and native building materials. At the same time, innovations in energy efficiency and sustainability should be explored and incorporated. This adaptation should produce an indigenous architectural style reflective of the rural heritage and forward-looking attitude appropriate for the Town of Marana. 1.1 Elements The MDRC shall ensure that all built elements adhere to the community character through the review and approval process. A creative blend of regional building traditions and materials as well as innovative use of new materials should be encouraged to enhance the traditional forms and materials that are found in the regional architecture. Sustainable energy conscious design and alternative power generation appurtenances are permitted within Mandarina, subject to Mandarina Property Owners Association CCRs and/or MDRC approval. 1.2 Materials All monumentation, columns and walls planned throughout Mandarina should use similar textures, materials and colors. The suggested material list is as follows: • Rammed Earth • Stabilized Adobe Block • Burnt Adobe Block • Integral Color Slump Block with colored mortar joints • Rusted Steel / Varied finishes • Powder Coated Steel • Integral Color, Pre -Cast Concrete Accents • Natural and Artificial Stone Veneers that match native materials • Stucco and Painted CMU Walls and Columns • Tile Accents and Mosaics • Mortar Washes To allow for innovative use of materials and advancement in technology, materials other than those on the approved list may be used, with MDRC approval. When using CMU, slump block, or other architectural accents, they shall be integrally colored. All elements shall be reviewed and approved by the MDRC before submittal of plans to the Town. 51 February 2009 I&- � mandarirna DESIGN STANDARDS 2. Circulation 1 Streetscape Vision The circulation plan for Mandarina integrates a variety of street types into the community. All street sections have been designed to foster bicycle and pedestrian movement throughout the community. The street sections (described here and included in Appendix D) proposed for use within Mandarina shall supersede Town of Marana Subdivision Street Standards. (See Appendix D, Exhibit App. D:1 Street Classification Matrix, pg. D-1) 2.1 Arterial Roads Tangerine Road is planned to be a 6 -lane divided arterial roadway with a 200' right of way. Adonis Road is planned to be a four -lane divided road with bike lanes, landscape buffers and pedestrian ways on both sides. Adonis Road is an arterial roadway with a 150' right-of-way that runs through the entire community. Whenever possible, trail intersections may be emphasized along Adonis Road. These trail head opportunities allow for parking, ramadas and enhanced landscape areas emphasizing nodes of recreational opportunities and amenities. Major pedestrian crosswalks should be designed to have decorative paving with contrasting color and texture to the surrounding pavement and shall be signed and striped per Town of Marana Subdivision Street Standards Manual (Section 11.0) signing and striping standards. Major, signalized intersections are encouraged to have pedestrian plazas integrating decorative paving, seatwalls and shade trees to increase pedestrian awareness, improve safety and enhance aesthetic appeal. All design elements shall complement the community character, and be approved by the MDRC before submittal of plats or development plans to the Town of Marana. (See Appendix D, Exhibits App. D:2 and App. D: 3 for Tangerine Road and Adonis Road Street Sections, pgs. D-2 and D-3) 2.2 Collector Roads Collector roads shall use the approved rights-of-way shown in Appendix D. Collector roads may substitute the required detached sidewalk with an eight (8) foot multi -use trail or include a four (4) foot decomposed granite trail in addition to the sidewalk. This allows for an enhanced experience for pedestrians, joggers and bicyclists. Pedestrian crosswalks on collector roads may require the use of decorative paving that provides a contrast with the color and texture of surrounding pavement to enhance pedestrian safety and aesthetic appeal. Crosswalks shall be signed and striped per Town of Marana Subdivision Street Standards Manual (Section 11.0) signing and striping standards. Sidewalks or trails along collector roads may meander to allow landscape material to separate the road and the sidewalk. 52 February 2009 I&- � mandarirna DESIGN STANDARDS (See Appendix D, Exhibits App. D:4 - App. D: 7 for Major Collector street sections; and Exhibit App.D:8 - Street Section, Minor Collector, pg. D-8) 2.3 Pedestrian Oriented Streets To encourage a pedestrian oriented main -street character in Mandarina, Village Center street sections have been established. These pedestrian -oriented streets include travel lanes, on -street parking, curb zone, planting and furnishing zone, throughway zone, and building frontage zone. On -street parking, mid -block pedestrian crossings at locations approved by the Town, and amenity -laden intersection cross walk zones are suggested to assist in calming traffic and creating a more pedestrian friendly environment. Street furniture and trees placed along a sidewalk are amenities that encourage walking. Street furniture, such as seating, provides both a functional service to pedestrians as well as visual detail and interest. Street furniture also helps to convey to other users of the street that pedestrians are likely to be present. Pedestrian -oriented streets are planned for Mandarina to provide for flexibility of design and development. (See Appendix D, Exhibits App. D: 9 - Street Section, Village Center `A', pg. D-9; and App. D:10 - Street Section, Village Center `8', pg. D-10. 2.4 Local Roads Local roads in Mandarina shall use the approved rights-of-way shown in Appendix D. A four (4) foot wide sidewalk may be detached a minimum of six (6) feet from the back of curb to accommodate street tree and other landscape planting in the curbway. Landscape Maintenance Easements shall be recorded at time of plat. (See Appendix D, Exhibits App.D:11 Street Section, Local Street `A', pg. D-11; App.D:12 - Street Section, Local Street `8', pg. D-12 ; App.D:13 - Street Section, Local Street `C', pg. D-13) 2.5 Private Streets Private streets in Mandarina shall use the approved rights of way shown in Appendix D. Homes adjacent to private streets shall be equipped with automatic fire sprinklers. If on -street parking is not available, off-street parking spaces or areas shall be provided. (See Appendix D, Exhibits App.D:11 Street Section, Local Street `A', pg. D-11; and App.D:12 - Street Section, Local Street `8', pg. D-12) 2.6 Alleys To account for emerging trends in residential site planning and design, alleys are a design alternative available for use within Mandarina. Many times, alley -loaded housing provides 53 February 2009 I&- � mandarirna DESIGN STANDARDS some additional flexibility that may lead to a broader mix of housing within the community. Homes can front greenways and open space areas, as well as the traditional streetscape. (See Appendix D, Exhibit App. D: 14 - Street Section, Alley, D-14) 2.7 Trail Corridors Trails should be designed to meander and weave between landforms to create an interesting and enjoyable trail experience. All trail corridors shall be landscaped according to Table I, Open Space Planting Standards, pg. 63. Private trailheads and activity nodes should have enhanced landscape plantings to create shade for pedestrians and to create habitat for birds and wildlife. Depending on the significance of the trailhead, it may be programmed as a passive recreation area. Parking areas, ramadas, shade structures, restrooms, water fountains and other program elements may be included at the developer's discretion. These elements shall be included in the open space calculation. 3. Monumentation and Signage A Planned Sign Program shall be developed to establish and maintain a consistent design character over the course of community build out. The Planned Sign Program shall include the Mandarina Sign Plan determining the signage and monumentation program relating to the overall framework of the community. Examples include gateway monumentation, community monumentation and community wayfinding. In addition, individual Planning Area Sign Plans shall be developed for each Planning Area as a supplement to the Mandarina Sign Plan. For the purpose of this document, monumentation and signage are treated separately, but monumentation may have a sign component. All monuments and signage shall conform to the Mandarina design standards.All monumentation should be placed in easements, common areas and/ or the public right-of-way as dedicated by final plat or by separate legal instrument, and shall conform to the sight visibility standards of the Town of Marana. The design and location of monumentation in Mandarina shall be reviewed and approved by the MDRC before submittal of plans to the Town. The Mandarina Sign Plan and each Planning Area Sign Plan shall be reviewed and approved by the MDRC before being submitted to the Town of Marana. The Mandarina Sign Plan shall be submitted as a supplement to the Mandarina Specific Plan, and shall be approved by the Planning Director prior to approval of the First Plat. The Planning Area Sign Plans shall be submitted as a supplement to the Mandarina Specific Plan subsequent to the Mandarina Sign Program. Mandarina monumentation and signage standards shall supersede the Town of Marana sign standards. 3.1 Monumentation Monumentation is an essential design element within the Mandarina community. Uniform monumentation design shall provide visual continuity throughout all phases of development and establish the unique identity of the community. In addition to informing and directing, all 54 February 2009 I&- � mandarirna DESIGN STANDARDS monuments shall be designed to remain generally consistent with the materials, color, size and scale of adjacent community elements. a. Gateway monumentation shall be the primary community identifierfrom Interstate 10, and may incorporate Town of Marana branding. Gateway monumentation is defined as 70' tall (maximum height) elements, installed per user or pergroup of users (multiple tenets) along the western boundary of the community. Due to the distance the community users shall be located from the Interstate and other interfering billboard signage, the height of these monuments shall be measured from highway grade (measured generally perpendicular to the adjacent Interstate at Interstate pavement level) to ensure design continuity and project visibility. Each monument shall incorporate elements of the community character and allow for easy identification of the businesses located in Mandarina. The monument design is intended to represent the community character materials and colors. b. Community Monumentation: A series of monumentation styles are planned to establish a hierarchy of community entries. The height and width of the monumentation shall vary according to the placement and use of the monument. Forms, colors, materials and textures used in both primary and secondary community monumentation shall complement the character elements used throughout Mandarina. Each commercial entry may be unique. However, common elements, such as materials and forms, shall conform to the overall community character. The name of the commercial center and its tenants may be used on either (or both) primary and secondary monumentation. The height and width of monumentation shall vary according the placement and use of the monument. c. Community Wayfinding: A series of wayfinding monuments shall be implemented within the community to assist directing automobile and pedestrian traffic. 3.2 Signage Signage is an essential design element within the Mandarina community. Uniform sign design shall provide visual continuity throughout all phases of development, as well as help to create the unique identity of the community. In addition to informing and directing, all signs shall be designed to remain consistent with the materials, color, size and scale of the immediately adjacent community elements. All traffic -related signs, including street -name signs, shall conform to the Manual on Uniform Traffic Devices (most recent edition) and Town of Marana standards. a. General Signage Standards The following sign standards shall effectively regulate the placement and maintenance of signs within Mandarina. These standards are intended to provide equitable requirements for the protection of property values, visual aesthetics and the public health, safety and general welfare. 55 February 2009 I&- � mandarirna DESIGN STANDARDS i. All light sources, either internal or external, provided to illuminate signs shall be placed or directed away from public streets, highways, sidewalks or adjacent premises so as not to cause glare or reflection that may constitute a traffic hazard or nuisance. ii. All signs shall be designed free of bracing, angle -iron, guy wires, cables or similar devices. iii. With the exception of two-sided signs, the exposed backs of all signs visible to the public shall be suitably covered, finished to match surrounding color and properly maintained. iv. All signs shall be maintained in good repair, including display surfaces, which shall be kept neatly painted or posted. v. Any sign that does not conform to the provisions contained herein shall be made to conform or shall be removed. vi. The height of all signs shall be measured from the highest point of the sign, exclusive of any part of the sign not included in the area calculations. vii. Any damaged signs shall be promptly repaired. viii. LED and or video signs shall be allowed with MDRC approval. ix. All lighting shall adhere to the Town of Marana Outdoor Lighting Code. b. Prohibited Signs The following signs shall be prohibited in all areas of Mandarina: i. Inflatable signs, except temporary uses which may be posted for 48 hours maximum (Town of Marana special event permit is required). ii. Rooftop signs. iii. Signs on trailers, except during construction. iv. Painted sides of disabled or parked vehicles. v. Signs advertising or displaying any unlawful act, business or purpose. vi. Except for themed signage, as approved by the MDRC, any sign, notice or advertisement affixed to any street right-of-way, public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone pole, lighting system or upon any fixture of the fire or police alarm system of the Town of Marana. vii. Any strings or pennants, banners or streamers, clusters of flags, strings of twirlers or propellers, flares, sky dancers, balloons and similar attention -getting devices, including noise -emitting devices, with the exception of the following: • Pennants, banners, balloons or flags used in conjunction with subdivision sales offices, parcel entry points or where specifically permitted. • National, state, local government, institutional or corporate flags properly displayed. • Holiday decoration, in season, used for an aggregate period of 90 days in any one calendar year. • Signs identifying grand opening and special marketing events in commercial / retail / office areas with prior approval from the MDRC. 56 February 2009 I&- � mandarirna DESIGN STANDARDS 3.3 Design Standards The following design standards shall be applied to assure that the signage reflects the vision of the community: a. Locate freestanding and wayfinding signs on monumentation or incorporate distinctive elements of the community character into the design of freestanding signs. Since community character elements may be incorporated into the design of the sign, only the area of the sign text is considered for the total square footage of the sign. b. Design and locate signage to be safely visible for pedestrians and vehicles. c. Provide building signage that is proportional to the scale of the building fagade. All building signage should be designed to complement the architecture of the community and the overall community character. Building signage, including logos and signs conveying company name, shall be allowed on all four (4) sides of a commercial or retail building, when all four sides are visible from 1-10 and arterial roadways, with approval from the MDRC. Signage is permitted on up to two (2) sides of a building under all other circumstances, subject to MDRC review. d. Illuminated letters and reverse channel lighting shall be allowed for freestanding signs and building signage. e. Sign backgrounds and sign cabinets shall be painted to complement neighborhood architecture and community character. f. Prominent color bands, painted accents and type on signs should complement, not dominate, the architectural character of the building. g. Maximum aggregate sign area for each building elevation (measured in square feet) shall be 1.5 times the length (measured in linear feet) of the elevation on which the sign shall be placed (i.e. 75' long elevation on which sign shall be placed is permitted to have up to 108.5 square feet of aggregate sign area: 75 + 37.5). h. All traffic signs (including street name signs) to be installed in the public rights-of-way shall conform to the Manual on Uniform Traffic Control Devices or Town standards. i. Wayfinding signage should conform to the community character and image. j. Flag poles, balloons, blimps and temporary portable trailers at model centers shall be permitted as a temporary wayfinding use, subject to MDRC approval (Town of Marana permit required. Blimps are not allowed on top of buildings). k. Temporary signs such as "for rent" or "for sale" signs may be placed in the public R.O.W., subject to the criteria of the Planned Signage Program and MDRC appoval. Sight visibility requirements, as specified by the Town of Marana standards, shall be met. 1. Temporary signs shall be promptly repaired, repainted and replaced if damaged, show wear or show fading. 4. Open Space Community open space includes a network of trails within Mandarina as well as connections to regional trails, paseos for recreational activities, and common areas that can include programmed elements such as play and gathering areas. Mandarina's open space provides recreational opportunities for residents, employees and visitors. 57 February 2009 I&- � mandarirna DESIGN STANDARDS 4.1 Trails Multi -use trails shall be provided throughout the community. Bicyclists and pedestrians will be able to use these trails to access commercial, residential, park and open space areas of the community. The Mandarina Trail shall be constructed as an eight (8) foot wide, hard surfaced path with two (2) foot shoulders on each side constructed of stabilized decomposed granite or similar material. Additional multi -use trails shall be created to facilitate non -motorized movement throughout the community. When the trail location is located in the bottom of a drainage paseo, the finished level of the trail should be elevated above the water elevation of nuisance flows. Stabilized decomposed granite trails should connect common areas and sidewalks to secondary trails or multi -use trails. Any trails may be constructed of hard surface materials at the discretion of the Developer. For safety, all shrubs shall be placed a minimum of three (3) feet from the paved edge of the trail, and trees shall be placed a minimum of six (6) feet from the paved edge of the trail. 4.2 Paseos Paseos may be used for stormwater conveyance, retention, water harvesting, open space and recreational opportunities. Pedestrian access to paseos shall be from common areas and public streets (no backyard or sideyard paseo access shall be allowed). A 1' wide, no -access easement shall be recorded along the inside of all lots that are located adjacent to paseos. Within each paseo, a partially turf or ornamental grass lined drainage channel may be built. Incorporation of a sweeping, curvilinear form shall give the turf edge a visually flowing and attractive shape to the paseo. Improvements located within the paseo shall generally avoid "engineered" slopes. Grading improvements within the paseo shall use smooth transitions and varying degrees of slope maintaining the natural contour and character of the land. Any visible rip -rap that is used in the paseos shall be of earth tone color to match the character of native stone found in the region. Large areas of rip -rap shall have curves and breaks in the pattern for trees and shrubs to be planted. All paseo improvements are subject to review and approval by the MDRC before submittal to the Town. 4.3 Common Areas Common areas include paseos, neighborhood parks, pocket parks, drainage and buffer areas, private streets, alleys, sidewalks and landscape areas adjacent to the right-of-way. Program elements may include: ramadas and shade structures, play areas, tennis courts, BBQ areas, picnic tables, skate park, benches, turf areas, and similar gathering areas. These areas may be located adjacent to or within paseos and/or detention basins and should be connected by the trail system. All common areas owned by the Mandarina Property Owners Association (MPGA), except those areas maintained by the Town of Marana, shall be maintained by the MPGA. All areas shall be reviewed and approved by the MDRC prior to submitting a plat to the Town. 58 February 2009 I&- � mandarirna DESIGN STANDARDS 5. Landscape A harmonious and unified landscape character is envisioned throughout Mandarina. With a regionally sensitive landscape approach and by using locally adapted plant materials, the following guidelines shall provide direction to distinctively articulate the landscape character. 5.1 General Landscape Standards a. All plant material shall conform to the proposed Plant List for Mandarina (see Appendix E). Additional plants may be acceptable at the discretion of the MDRC and Master Developer. All plant material shall be required to meet the Arizona Nurserymen's Association standards for caliper, height and width. b. The Builder shall be responsible for tree planting and warranting all plant material for one year. All dead and diseased plants are to be promptly replaced during the one year warranty period. Subsequently, the Property Owner shall be responsible for maintaining plant material, and shall replace any dead or diseased plant material in areas of required landscaping within thirty (30) days and on an ongoing basis. c. All street landscapes are to be maintained by the MPGA. All dead and diseased plants are to be promptly replaced. d. All landscape plans prepared for Mandarina are to be sealed and signed by a landscape architect, registered by the State of Arizona, before submittal to the MDRC for review and approval. e. All landscape areas, with the exception of any turf areas, are to receive a 2" layer of decomposed granite and/or decorative rock, color and size to be selected by the Developer. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable groundcover in any landscape areas of the community. f. Commercial entries and intersection landscaping improvements shall conform to Town of Marana sight visibility requirements. g. Landscape screening and buffering shall be provided by each property owner per Part 3.C.2.3, Land Use Transition Buffers. Plans shall be submitted to the MDRC for approval before submittal to the Town of Marana. Areas of concern include, but are not limited to, service areas, roll -up doors, loading docks, refuse collection areas and vehicle / outdoor storage areas. To mitigate any visual impacts, additional screening standards may be required at the discretion of the MDRC. The buffer area, screening and planting requirements may be increased or decreased as determined by the type of use, the adjacent land use, the building design and the existing site conditions, subject to review and approval by the MDRC. h. Sustainable landscape practices, such as rainwater harvesting and the use of native or desert adapted plants shall be encouraged throughout the community. i. Barrier -free landscape practices shall be encouraged throughout the community. j. Automatic irrigation shall be standard. See Part 4.E.5.7, Irrigation for specific irrigation standards. k. Perimeter landscaping shall blend the site with surrounding land uses and existing landscape character. 59 February 2009 I&- � mandarirna DESIGN STANDARDS A wildflower and/or native revegetation hydroseed mix or decomposed granite shall be applied to all disturbed areas during the construction process. 5.2 Commercial Landscape Design Standards a. All landscape buffers shall meet the minimum requirements per Part 3.C.2.3, Land Use Transition Buffers. b. Commercial entries should include an enhanced landscape palette to distinguish and articulate the entry while complementing the character of the adjacent landscape buffer. c. Plant material should be utilized to emphasize individual building entries. d. Large non -vegetated areas are not permitted. Planting densities of adjacent parcels shall be studied and matched in subsequent landscape plans to provide a unified character throughout the project. In the event of any confusion or plant density inconsistency the MDRC may require the applicant to refer to Table I Open Space Planting Standards for minimum plant densities required. e. Commercial entries and intersection landscaping improvements shall conform to Town of Marana sight visibility requirements. f. All service areas are to have a minimum five (5) foot high screen wall, or higher at the discretion of the MDRC. The design of the screen wall shall complement the commercial buildings character. Additional screening and buffering shall be required when a service area is visible from a single-family detached residential neighborhood or adjacent to a public roadway at the discretion of the MDRC. g. Trees shall be placed in parking lots to shade parked vehicles. There shall be one tree required for every ten parking spaces. The location of the trees may be in curb islands, or within 5' of the parking lot. The maximum separation of parking islands is ten (10) parking spaces. h. Parking landscape islands shall be a minimum of five (5) feet wide as measured from back of curb to back of curb. i. Parking landscape islands shall use a six (6) inch vertical curb to delineate the area and protect the plants, where necessary. j. The Town shall review and approve all landscape plans after they have been approved by the MDRC. 5.3 Arterial and Collector Road Landscape Design Standards a. A minimum of 33% of all trees are to be 24 -inch box or larger. The remainder of trees along arterial and collector roads should be 15 -gallon size or larger. b. Shrubs and accents are to be a minimum of 5 -gallon size and groundcovers are to be a minimum 1 -gallon size. c. Plant material selection should establish a distinctive character for arterial and collector roads. d. The plants required in Table D, pg. 61, Arterial and Collector Road Planting Standards (excludes intersections and aprons), shall be distributed on both sides and in the median on arterial and collector roads. 60 February 2009 I&- � mandarina DESIGN STANDARDS e. All streetscape landscape areas are to receive a 2" layer of decomposed granite and/ or decorative rock, color and size to be selected by the Developer. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable groundcover in any landscape areas of the community. Any visible rip -rap required in the public street rights- of-way should complement the color of the decomposed granite and/or decorative rock in the landscape areas. f. Street trees located along local streets are to be planted per the residential landscape section of this plan. Table D: Arterial and Collector Planting Standards Trees Shrubs Accents Groundcovers Minimum plants required per 50LF 4 8 8 4 of Arterial and Collector roads 1 4 4 2 5.4 Paseo Landscape Design Standards a. All trees located in Mandarina paseos are to be, at minimum, 25% 24 -inch box or larger size with the remainder being a minimum 15 -gallon size. b. Shrubs and accents are to be a minimum of 5 -gallon size and groundcovers are to be a minimum 1 -gallon size. c. Plant material used in paseos should complement adjacent streetscapes and developed areas. d. Turf areas are allowed in paseos. Masses of plant materials are encouraged to give visual variety and texture to the paseo. e. All paseo landscape areas, that are not turfgrass, are to receive a 2" layer of decomposed granite and/or decorative rock, color and size to be selected by the Developer. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable groundcover in any paseo areas of the community. Table E: Paseo Planting Standards Trees Shrubs Accents Groundcovers Minimum plants required per 4 8 8 4 1,500SF of Paseo Area 5.5 Residential Landscape Design Standards a. All trees shall be a minimum 15 -gallon size or larger. All shrubs and accents shall be a minimum 5 -gallon size, and groundcovers shall be a 1 -gallon minimum size. b. Residential Street Trees: Each lot shall have one tree planted in the curbway (the landscape area located between the detached sidewalk and the curb) or behind an attached sidewalk in a Landscape Maintenance Easement. On corner lots, one tree shall 61 February 2009 I&- � mandarirna DESIGN STANDARDS be planted in the front and one tree shall be planted in the side yard (before the rear yard begins), but all trees shall be located outside of vehicular sight visibility triangles. Trees shall not be planted within ten (10) feet of the house connection sewer service line. c. Primary residential entries i. Landscape: Entries are encouraged to have a landscape island - minimum 12' wide, minimum length 50'. Refer to Table F, Primary Residential Entry Planting Standards, this page, for required plant densities. Minimum tree size is 24" box. Trees may be spaced irregularly in informal groupings or regularly spaced. ii. Paving: Decorative pavement is encouraged at the entries. Decorative paving (pattern and color to be selected by the Developer and approved by the MDRC) within the street surface should extend a minimum of fifty (50) linear feet at residential entries. Placement of the decorative pavement should be located directly behind the crosswalk. Table F: Primary Residential Entry Planting Standards Trees Shrubs, Accents and/or Groundcovers Minimum plants required for 1 10 Leach entry side and median d. Secondary residential entries i. Landscape: Refer to Table G, Secondary Residential Entry Planting Standards, this page, for required plant densities. Trees may be spaced irregularly in informal groupings or regularly spaced. ii. Paving: Decorative pavement is encouraged at the entries. Decorative paving (pattern and color to be selected by the Developer and approved by the MDRC) within the street surface should extend a minimum of fifty (50) linearfeet at residential entries. Placement of the decorative pavement should be located directly behind the crosswalk. Table G: Secondary Residential Entry Planting Standards Trees Shrubs, Accents and/or Groundcovers Minimum plants required for 1 10 Leach entry side e. Tertiary residential entries i. Landscape: Refer to Table H, Tertiary Residential Entry Planting Standards, pg. 63, for required plant densities. ii. Paving: Decorative pavement is encouraged at the entries. Decorative paving (pattern and color to be selected by the Developer and approved by the MDRC) within the street surface should extend a minimum of ten (10) linearfeet at residential entries. 62 February 2009 ia� mandarirna DESIGN STANDARDS Table H: Tertiary Residential Entry Planting Standards Trees Shrubs, Accents and/or Groundcovers Minimum plants required for 1 8 each entry side 6 6 f. When a residential land use is located adjacent to open space, park or paseo, buffering is not required. g. All landscape areas are to receive a 2" layer of decomposed granite and/or decorative rock, color and size to be selected by the Developer and approved by the MDRC. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable groundcover in any landscape areas of the community, at the discretion of the MDRC. 5.6 Open Space Landscape Design Standards a. All trees located in open space areas are to be, at minimum, 25% 24 -inch box and the remainder should be a minimum 15 -gallon size. b. Shrubs are to be a minimum of 5 -gallon size and groundcovers are to be a minimum 1 - gallon size. c. Referto Table I, this page, for minimum Open Space Planting Standards. To allow for areas of open space for active and passive recreation, the Open Space Planting Standards may be reduced at the discretion of the MDRC to allow for recreation area. d. Trees may be spaced irregularly in informal groupings or regularly spaced. Shade and screening is a priority for park and open space areas—careful consideration should be given to the design of the planting plan and organization of the tree canopies. e. All open space area plantings shall be compatible with adjacent parcel and streetscape plantingsto provide continuation of existing landscape character for subsequent landscape areas. Turf areas are allowed in Mandarina open space, and shall primarily be used in active and accent areas. Table I: Open Space Planting Standards Trees Shrubs Accents Groundcovers Minimum plants required per 3 6 6 5 2,000SF of Open Space Area 5.7 Irrigation Mandarina's irrigation system shall allow for future use of non -potable water from the Town of Marana for irrigation. All landscaped common areas, parks, buffers and public streetscape shall be irrigated with non -potable water, if available at the site from the Town of Marana and as determined to be feasible. All irrigation equipment shall be specified to meet non -potable irrigation standards, and the system shall be charged with potable water until a non -potable water supply is available. The Master Developer and/or its assigns shall be responsible for 63 February 2009 I&- � mandarirna DESIGN STANDARDS all common area and open space irrigation. Any subsequent development areas (those not associated with the landscaped common areas) shall design and submit irrigation system plans as a part of landscape plan review to the MDRC. To account for water management technological advances and the goal of water conservation for the community, all irrigation systems shall meet or exceed the standards dictated by the MDRC at the time of submittal. Water conserving measures should be considered during the irrigation design of these non - common space areas. 6. Wall and Fence Standards Walls and fences are critical design elements within Mandarina and shall complement the overall community character. All walls and fences shall be designed to meet the standards of this Plan. For the purposes of this portion of the design standards, "wall" and "fence" may be used interchangeably. Walls and fences shall be constructed and maintained by the developer / builder of each individual parcel. 6.1 Commercial Walls and Fences a. Screen Walls A screen wall is a decorative masonry wall that shields utilities or uses from view. Materials used shall reflect the community character as defined by this plan. Examples include screen walls between unlike uses, walls that screen utilities, and perimeter walls. To avoid monotonous blank walls, runs longer than sixty (60) feet shall integrate either a change in materials or plane. Residential screen walls shall be at least five (5) feet in height. Refuse and recycling containers shall be fully screened from public view with a minimum six (6) foot high screen wall or enclosure in character with adjacent built elements. Loading docks may require additional screening height to reduce light, noise, and visual impact. b. Parking Screen Walls Where parking lots abut streets, a forty two (42) inch high screen wall shall be required (an earthen berm or combination of berm and screen wall of equivalent height may be substituted). The requirement for a screen wall shall be waived if the provided landscape buffer is equal to or greater than twenty (20) feet in width. To avoid monotonous blank walls, runs longer than sixty (60) feet shall integrate either a change in materials or plane. c. Amenity Walls An amenity wall is a decorative masonry wall that may vary in height. Amenity walls may be used to highlight architectural elements or define spaces within commercial areas. The materials shall reflect the community character as defined in this Specific Plan or match the adjacent building walls in material, color and texture. 6.2 Residential Walls and Fences For residential uses, all rear yards may be enclosed with a wall or fence as approved by the MDRC. All walls and fencing shall have a minimum height of four (4) feet with a 64 February 2009 I&- � mandarirna DESIGN STANDARDS maximum of six (6) feet and meet local pool codes for yard enclosure, with the exception of courtyard walls. Privacy fences constructed of a composite of materials may be considered by the MDRC on a case-by-case basis. Wire fencing shall be allowed subject to approval by the MDRC. Wooden fencing shall not be permitted due to maintenance and longevity concerns in the desert environment. Decorative vehicular gates at driveways or porte-cocheres may be encouraged when appropriate to the style of the home. Vehicular gates are subject to approval by the MDRC. In single-family residential areas, one (1) foot no -access easements shall be recorded on final plats to prohibit undesired vehicular access into areas such as side and rear yards (no -access easements shall not apply to garages, driveways, sidewalks, or trails). Recreational vehicle parking in residential areas shall not be allowed. a. Decorative Perimeter or Screen Walls Where homes back or side to an arterial or collector road, a decorative wall shall be provided. A decorative wall is a masonry wall that is at least five (5) feet in height and the materials shall reflect the community character as defined in this Plan. The design of decorative walls shall be approved by the MDRC. b. View Fence View fencing is encouraged at rear and side yards that face onto open space areas or paseos to provide enclosure, while preserving views. View fencing should reflect the character of the community or neighborhood, rather than that of an individual house. All view fences shall have decorative columns using community character elements and materials spaced at regular intervals not to exceed 125 linear feet and should correspond with locations that mark property corners of residential lots where feasible. c. Character Walls Character walls shall be four (4) feet to six (6) feet high and match the character of the adjacent home. Character walls are encouraged between homes to enclose the side yards. Character walls, when viewed from the street, should be recessed a minimum of eight (8) feet behind the face of adjacent garages, porches or livable portions of the home. The eight (8) foot setback should allow sufficient space to access any utility meters. Where two different wall styles meet between homes, one wall shall be staggered two (2) feet behind the other wall allowing for a clean termination of the individual styles and colors on an inside corner. d. Courtyard Walls Courtyard walls are optional and are similar to character walls in design (in the respect that the design matches the character of the house). Courtyard walls may be used to mitigate the visual impact of garage forward designs on the street scene. Courtyard walls should be a minimum of 36" high with a maximum height of 60". Courtyard walls may 65 February 2009 I&- � mandarirna DESIGN STANDARDS extend to the adjacent setback, and may be located on any side of the unit. A courtyard wall and gate may be encouraged, for instance, on a house plan where the front door is not visible from the street to articulate the entrance. Adjacent courtyard walls shall also be staggered by a minimum of two (2) feet to allow for clean material and color transitions between neighboring properties on an inside corner. A garage adjacent to a courtyard wall that extends a minimum of five (5) feet in front of the garage face shall be considered a recessed garage (see Exhibit 4.E.1 - Wall Standards -A, pg. 67). e. Privacy Walls Walls on property lines that are not visible from the street or open space areas within the community would be considered privacy walls. A privacy wall is a masonry wall that is at least five (5) feet in height and the materials shall reflect the community character as defined in this Plan. Design and integration of privacy walls is at the discretion of the builder or land owner. Integrally colored materials should be used; no gray (unfinished) CMU blocks shall be allowed. The design shall be approved by the MDRC. (See Exhibit 4.E.1- Wall Standards -A, pg. 67, and Exhibit 4.E.2 - Wall Standards -8, pg. 68) 7. Outdoor Lighting 7.1 Proposed Lighting All proposed lighting within Mandarina shall adhere to Title 18, Marana Outdoor Lighting Code, of the Town of Marana Land Development Code. All proposed street, public, common area, sign and landscape lighting shall be full cutoff light fixtures, as certified by photometric test reports, and shall conform to any applicable provisions of the Town of Marana Outdoor Lighting Code. Low voltage lighting should be encouraged for accent use. 66 February 2009 mandarina courtyard wall (optional) street DESIGN STANDARDS ExiiiBrr 4.E.1- WALL SrANDAuvs-A arterial/ collector roadway privacy wall (pplionah)� character wall (optional) considered recessed tum extension of and wall. 67 Febr-uary 2009 mandarina open space DESIGN STANDARDS ExfiiBrr 4.E.2 -WALL STANDARDS -13 street 68 Febr-uary 2009 all I&- � mandarirna DESIGN STANDARDS F. Mandarina Commercial Planning Area Design Standards The purpose of these standards is to establish design and development criteria for the Planning Areas that reflect the identity and quality of the Mandarina character. The Mandarina Commercial Design Standards have been drafted to supersede the Commercial Design Standards (Section 08.07) of the Town of Marana Land Development Code. 1. General Site Planning Standards The following Site Planning Standards apply to all Mandarina Planning Areas. 1.1 Layout a. Commercial areas shall be designed to be pedestrian friendly and include pedestrian use areas with amenities that are simple in design and function, and located in a manner that they do not interfere with pedestrian circulation or building entries and exits. b. Plazas, courtyard spaces and pedestrian walkways that are central elements of the overall concept should be incorporated. c. Buildings should be oriented to allow views through the site and to provide pedestrian connections into plazas, courtyards, trails and open space areas. d. Buildings should be oriented to maximize surrounding mountain and open space views. e. Buildings should be oriented to minimize the negative visual impact of parking areas. f. When a commercial parking area faces a public street, a forty two (42) inch screen wall shall be required on the commercial side of the street, integrated in the minimum buffer per the requirements of Section C.2.3, Land Use Transition Buffers. The requirement for a screen wall shall be waived if the provided landscape buffer is equal to or greater than twenty (20) feet in width. g. For utility screen walls that are near buildings, materials and colors that complement the design character of the adjacent architecture shall be used. h. Outside storage of materials shall be screened by a masonry wall with a minimum height of five (5) feet. The screening of outside storage does not apply to the retail sale of items that are customarily sold outside, such as, automobiles, plant nursery or the sale of seasonal items customary in a retail setting. i. The maximum cul-de-sac length allowed in Mandarina is 600'. j. Live / Work units shall be permitted k. Vertical mixed-use (e.g. residential over retail) may be incorporated. 1.2 Building Orientation and Massing a. Locate buildings closer to arterial intersections to provide strong visual and pedestrian connections to the street. When practical, locate employee parking and service functions behind buildings or away from residential areas or public streets. b. Emphasize major project entries with monumentation, decorative pavement and enhanced landscaping. c. In large, multi -building projects, organize the site design to provide functional pedestrian spaces, plazas, and amenities between or in front of buildings. 69 February 2009 I&- � mandarina DESIGN STANDARDS d. Provide elements that provide weather and sun protection for pedestrians, such as overhangs, awnings, canopies and shade structures. e. Orient canopies covering fuel pumps, drive-through lanes, service functions and accessory structures away from the intersection of arterial roadways. f. All buildings should consider energy conservation when determining the orientation of the building on its site. 1.3 Pedestrian Amenities and Hardscape a. Design convenient pedestrian and bicyclist access from all adjacent streets to enhance connectivity to the site. b. Design sites to minimize pedestrian and vehicular conflicts. Where major pedestrian circulation paths intersect with a vehicular route, provide decorative cross -walks that have contrasting color and texture to surrounding pavement. If approved by the Town, emphasizing the crossings may be achieved with decorative bollards to increase visibility, improve safety and enhance aesthetic appeal, and elevated pavement at pedestrian crosswalks may also be considered. c. All commercial site plans should have pedestrian connectivity to adjacent commercial and residential uses and/or trails that exist, or are planned. d. All commercial sites larger than ten (10) acres shall have pedestrian amenities that allow for the use and enjoyment of outdoor areas as a focal point or central amenity. These areas should include a mix of pedestrian -scaled features such as lighting, tables, drinking fountains, benches, seat walls, shade trees, raised landscape planters, properly scaled water features, specimen trees, plants in pots, information kiosks or public art. e. Pedestrian access from parking areas is required on all sites larger than ten (10) acres. Access shall be integrated into a landscaped island that has trees, shrubs and decorative rock to mitigate heat and reflected glare. f. All commercial sites shall have convenient bicycle parking. Bicycle parking shall be separate from pedestrian circulation and have convenient access to entries. On sites larger than ten (10) acres, multiple bicycle parking areas shall be located in convenient and visible areas. Three percent (3%) of total car spaces should be provided for bicycle parking. g. Design courtyards, plazas and restaurants to allow for outdoor dining opportunities to enliven the public spaces. Outdoor dining areas and courtyards shall be separated and screened from vehicular traffic and parking areas. h. Use architectural features, such as arcades and colonnades in commercial areas to provide shade and shelter for outdoor dining and pedestrian circulation. i. Pedestrian use areas should have ample design elements to mitigate the sun and reflective heat. Arcades, colonnades, canopies, trellis or tensile shade structures shall be used in combination with canopy shade trees to enhance pedestrian circulation areas. j. A system of walkways and sidewalks shall connect the buildings and provide access to the primary entrances. 70 February 2009 I&- � mandarirna DESIGN STANDARDS k. West and south exposure of buildings that have plazas, patios and pedestrian use areas should have architectural and landscape features as design elements to provide shade. I. Barrier free design is encouraged throughout the project to increase accessibility. m. Developer provided sidewalks shall remain as installed unless replaced for driveway entrances. 1.4 Vehicular Circulation and Parking a. All major entries to commercial sites shall have decorative paving in the street surface to emphasize the entry. If the decorative paving falls within the Town's right-of-way, a license agreement for maintenance shall be received from the Town of Marana. b. Vehicular connectivity should be considered as adjacent sites are planned. c. On major parking area access lanes, traffic calming devices should be encouraged to promote and enhance pedestrian safety. d. All parking screen walls should be designed to complement the community character. e. Canopy trees shall be planted in parking landscape islands to break expanses of parking and provide shade. f. For commercial sites larger that fifteen (15) acres, an outer parking access lane shall be used to move vehicular traffic away from the parking aisles. g. To promote a variable of uses, parking stalls may be set at 90°, 70°, 60° or parallel. Two way traffic flow is preferred in parking areas. All sizes of stalls and cross lanes shall conform to Town of Marana Title 22 Off-street Parking Standards. h. Delivery vehicles ingress/ egress, etc. shall not interfere with traffic flow. i. There shall be no product or goods storage in customer parking areas. j. Parking quantities shall meet Town of Marana standards, except where otherwise noted in this Specific Plan. 1.5 Cart Storage Areas a. Provide long-term storage of shopping carts either within the tenant space or adjacent to it, behind a decorative screen wall exceeding the height of the carts. The decorative screen walls shall match the building architecture. Shopping cart storage may not encroach upon vehicular and pedestrian circulation patterns. b. For establishments that use parking lot shopping cart corrals, the design of the corrals shall incorporate durable materials that shall withstand the regional climatic conditions and use. The materials and colors should complement the building architectural character. c. Parking spaces used for shopping cart corrals shall not be counted toward required parking spaces. 1.6 Lighting a. In pedestrian use areas, such as sidewalks, seating areas, courtyards, and plazas, pedestrian -scale lighting fixtures shall be provided. Lighting fixtures are to complement the architectural character of the site. 71 February 2009 I&- � mandarina DESIGN STANDARDS b. Building entries should be illuminated with soffit, bollard, step or other lighting fixtures to enhance pedestrian safety and articulation of the building. c. Highlighting of unique or special features of the site, such as architectural features, specimen plants, and public art with lighting is encouraged to create identity and sense of place. d. Ornamental, wall -mounted sconces or light fixtures shall be used to complement the character of the architecture and to light pedestrian use areas that are near or adjacent to buildings. e. All pedestrian use areas that have public art should have a variety of lighting to add interest and safety. f. All lighting shall adhere to the Town of Marana Outdoor Lighting Code (Title 18). 1.7 Public Art a. All commercial buildings greater than 50,000 square feet shall provide public art. For commercial sites with more than one (1) building larger than 50,000 square feet, a Public Art Master Plan may be developed to coordinate the artwork and placement to enhance the site and create opportunities for synergy and shared art work within the community. b. All public art should generally reflect the character, heritage and traditions found in Southern Arizona and the southwest. 1.8 Service Areas and Refuse Containers a. Refuse areas should be retained in central locations with convenient access for refuse vehicles. These locations shall be completely enclosed by a solid minimum six foot (6) tall screen wall. The wall and solid doors should be designed to complement the character of the main building. b. Trash and recycling containers shall be screened from public view with a wall in character with the building landscaping, green screen, or the building itself. c. Additional landscape materials may be planted adjacent to the refuse area screen wall to enhance visual buffering from parking and pedestrian areas. d. Exterior components of electrical or irrigation purposes, and exterior components of plumbing, processing, heating, cooling and ventilations systems (including, but not limited to, piping, tanks, stacks, collectors, heating cooling and ventilation equipment fans, blowers, duct -work, vents, louvers, meters, compressors, motors, incinerators, ovens, etc.) shall not be visible to an individual standing on the ground or ground -floor elevation from an adjacent property. e. All operations involving loading and unloading of goods on private property should be conducted outside of the public right-of-way. f. All loading, service and delivery areas should be located on the side or rear of a building. Additional screening and buffering may be required when a site is located adjacent to single-family residential. All screening shall be reviewed and approved by the MDRC before submittal of development plans to the Town of Marana. 72 February 2009 I&- � mandarirna DESIGN STANDARDS All loading and unloading shall occur in designated loading areas only. Loading areas shall be designed as integral to the building/facility/site. Alternate loading and unloading locations may be allowed with MDRC and Planning Director approval. Service doors shall be screened by amenity walls, using materials consistent with the building. Service and storage areas shall be adequately screened from view by building walls or screen walls. Service vehicles, supplies and equipment should be stored in areas least visible by visitors. 2. Specific Planning Area Site Standards The following Planning Area Site Standards apply to specific Planning Areas. 2.1 Mandarina Village Center Site Planning a. Layout i. Residential units, such as attached town homes, condominiums, apartments, and residential over retail shall be encouraged in pedestrian oriented areas of the Village Center. ii. Wider sidewalks shall be encouraged to allow for outdoor restaurant seating. iii. Street furniture and site amenities that reflect the community character shall be encouraged. iv. Limited curb cuts shall be encouraged to maximize the pedestrian streetscape. b. Building Orientation and Massing i. To promote a pedestrian friendly environment, buildings of four (4) or more stories shall be stepped back or shall provide mass breaks to decrease the apparent mass of the building. ii. Articulated building facades shall be encouraged. Vehicular Circulation and Parking i. On -street parking is strongly encouraged (where appropriate). ii. On -street parking in front of buildings on the Village Center may be counted toward the overall parking requirements for the building or use. iii. Where possible, parking lots shall be sited behind the buildings. Access to rear parking lots shall be by alleys, when possible. iv. Shared parking is encouraged, subject to approval by the MDRC and the Planning Director. 73 February 2009 I&- k mandarirna .; DESIGN STANDARDS G. Residential Site Planning Standards The purpose of these guidelines is to establish design and development standards that reflect the identity and quality of the Mandarina community design character. The Residential Site Planning Standards have been drafted in accordance with Title 08.06, Residential Design of the Town of Marana Land Development Code, Ordinance 2005.18. 1. Layout a. Variations in architectural style, setbacks and street layout shall be incorporated into the neighborhood design to create a desirable character. b. Roads and open space corridors shall align with mountain views and vistas, when possible. c. There should be diversity in lot sizes and dimensions, where appropriate. d. Variety in the side -yard setback shall be encouraged to limit the massing domination of multi- story units with adjacent one-story units. Increasing the side yard setback creates more space and lessens the visual impact of a multi -story unit adjacent to a one-story unit. e. The maximum cul-de-sac length allowed in Mandarina is 600'. Hammerhead cul-de-sacs are permitted. f. Shared parking and clustered parking are allowed with the approval of the MDRC and the Planning Director. 1.1 Site Planning Vignettes The following design vignettes are included to express the intent of the Residential Design Standards. • Exhibit 4.G.1 - Typical Streetscape, pg. 75. • Exhibit 4.G.2 -Alley Load Character, pg. 76. • Exhibit 4.G.3 - Courtyard Home Character, pg. 77. • Exhibit 4.G.4 - Single -Family Attached Character, pg. 78. 2. Pedestrian Connectivity and Circulation a. Care shall betaken in neighborhood planning to provide adequate neighborhood trail connection opportunities for visitors and residents to the community trail network. b. All drainage areas, where appropriate, should have a neighborhood trail connection to the community trail network. 3. Paseos, Open Space and Parks a. Open space areas should be designed as an integral element of neighborhood design in Mandarina. b. Opportunities to increase open space frontage should be encouraged to integrate the parks into the neighborhood. c. Open space areas should be designed as a community amenity and should contain prominent design elements. 74 February 2009 I Md r� ^W �7 16.4 Q) 4-A V tt 16.4 tt V O Iz 16.4O 1.0 Iz bri LO r - O O N i �L I I with I I MA -T I&- � mandarina DESIGN STANDARDS H. Architectural Standards Architectural Standards have been drafted to complement traditional regional styles. These standards shall supersede the Town of Marana standards unless otherwise noted. They shall assist architects and builders in developing architecture in which the building mass, roof form, fagade, architectural elements, materials and color are consistent with the Marana community character. Sustainable practices such as solar orientation, cisterns and water harvesting shall be encouraged. 1. Non -Residential Architectural Standards 1.1 Design a. Commercial buildings shall be designed with a variety of surfaces, textures, shapes, multi -planed roofs, materials and wall articulation. b. Long, unarticulated building walls, or facades of more than one hundred (100) feet shall be avoided by segmenting through the use of window panels, reveals, recesses, projections and other architectural elements, such as mass breaks, molding, columns and arches, decorative columns, varying texture and/or materials, offsets, landscapes or similar features. In the Village Center, unarticulated wall lengths or facades shall not exceed sixty feet (60'). c. Design building mass and fenestration in proper proportion and scale within the site, adjacent streets, adjacent buildings and developments. d. Architectural styles shall fit the Mandarina community character and shall be approved by MDRC before submittal of plans to the Town of Marana. e. Primary building entries shall be positioned and articulated so they are immediately identifiable from the interior pedestrian areas or parking areas. f. Exposed ducts, pipes, downspouts and similar equipment are discouraged but where installed shall be painted to match the surface of the building. g. When mechanical equipment is located on the roof of a commercial building, an appropriately sized parapet style roof shall be used to screen equipment from view from property line at ground level. h. All multi -story buildings should incorporate a recognizable base, middle and cap through the use of changes in material, architectural accents or other features, as appropriate. i. Roof decks and patios are encouraged exclusive of building height. j. Vegetated green roofs and solar panels are encouraged. 1.2 Color a. Building colors shall reflect the natural desert tones found in the Sonoran Desert. Suggested colors include: • Earthy browns, sepias, and tans • Dark reds and maroons • Dark oranges to pinks • Dark greens • Deep sky blues to gray -blues 79 February 2009 I&- � mandarirna DESIGN STANDARDS • Deep purples • Ochres, yellow -browns • Variations of the above colors that result from natural weathering or oxidation b. Accent colors shall be used to add interest at focal areas and entries. Variations in wall color to avoid monotonous facade are encouraged. 1.3 Materials a. Permitted exterior finish materials shall conform to materials that are listed in the Mandarina community character materials list and the following commercial architectural material list. To allow for architectural creativity and technological advances, materials that are not listed in this document shall be permitted, if approved by the MDRC on a case-by-case basis. • Textured tilt -up concrete panels • Standing seam metal roofs • Concrete and clay tile roofs • Exterior Insulation and Finish Systems (EIFS) • Architectural metal • Clear/ tinted glass • Brick • Stone • Integrally colored CMU • Stucco • Manufactured Stone • Materials listed in section E1.2 b. Four-sided architectural treatment should apply to all buildings, subject to MDRC approval. c. All architectural details should be appropriate to the style of the building. The use of composite and integrally colored materials is encouraged where possible for durability purposes. Changes of materials should always be terminated at an inside corner, for smooth material transitions. d. The use of pre -fabricated, all -metal steel for sheathing of buildings is prohibited. This is not to preclude the use of finished metal details within architecturally designed structures. e. Building materials and landscaping shall be consistent with adjacent, non-residential buildings to complement the community character. f. Windows shall consist of tinted bronze, blue or green glass or transparent glass. g. Reflective glass may be used to limit heat transfer while maximizing available sunlight for interior illumination, subject to MDRC approval. 1.4 Roofs a. Variation and articulation in rooflines or parapets should be used and roof types mixed to reduce the scale of commercial buildings. Roof size, scale, material, color and slope should be coordinated with the character of the building. so February 2009 I&- � mandarina DESIGN STANDARDS b. Parapet walls for the concealing of flat roofs should feature three (3) dimensional cornice treatments when at the ends or corners of the building. Where not used in conjunction with other roof elements, parapets should vary in height and have a finished depth at all building corners. c. The size of all roof design elements should be appropriate to the size and scale of the roof materials used. d. Buildings with sloped roofs should include multiple rooflines and multiple facets of planes. e. Visible roofs shall be made of tile, slate, concrete shingles, metal or other similar materials as approved by the MDRC. f. Mechanical equipment on roofs is permitted, and shall be screened and/or camouflaged. 1.5 Loading and Service Areas a. Outdoor service and storage areas shall be screened with solid masonry walls that complement the architectural character of the building. Outdoor storage is subject to MDRC and Planning Director approval. b. Major exterior trash and recycling receptacles shall remain within service and storage areas and be painted to match the primary or secondary color used on the main building. c. Where applicable, green screens with evergreen vines are encouraged to screen utility and service areas. Their shape can be integrated into the architectural character of the building. Green screens are to be used in addition to the required screen wall (they are not a replacement for the required wall). 1.6 Recreational Structures All structures found within Mandarina common spaces and paseos shall conform to the architectural standards contained herein and their design shall complement the overall community character by the use of similar colors, textures and materials. For example, on prefabricated structures such as a park ramada, the exposed posts can be clad in exterior masonry veneer to enhance the quality of the structure, and a standing -seam steel roof may be used to emulate a tile roof. a. All recreational structures should use compatible architectural character and blend into the community in a harmonious manner. b. The scale of recreational structures should blend with the surrounding community. c. A creative mix of architectural styles is encouraged for recreational structures to give a unique look and identity to each recreational area. 2. Residential Standards 2.1 Architecture that Responds to the Climate All residential buildings constructed in Mandarina should respond to the climate in which they are located. In this region, dwellings were historically characterized by extensive roof 81 February 2009 I&- � mandarirna DESIGN STANDARDS overhangs, covered porches and patios, arcades, low horizontal roof lines, thick walls, and natural building materials. The generous roof overhangs and covered porches and patios shade interior rooms while allowing windows and doors to be opened during the hot summers, promoting cross ventilation. While roof overhangs provide shade in the summer months, the low sun angles associated with the winter season allow the sun to enter and warm interior spaces. Integrated covered porches, patios, and arcades provide shade in the summer -time and protection from the elements during cold winter months while providing open outdoor living and activity spaces as an extension of interior rooms. All of these architectural features are intended to make the Desert Southwest more comfortable in a varied climate characterized by hot summers and cool winters. 2.2 Architecture that Responds to Regional Traditions Architectural design should consider the historic context of the region; therefore, southwest themes are consistent with the character of Mandarina. Although a single style or combination of styles is not required or endorsed, the use of contemporary interpretation and materials to emulate the regional traditions is strongly encouraged. a. Pueblo / Southwest The Pueblo style has historical precedent dating back to the Native American Indians. Adapted from the harsh climactic conditions of the region and functional uses of available materials, the Pueblo style is unique to the Southwest. Characterized by flat roofs, the sculptural, box -like organic forms of the style were influenced by the early Spanish colonists. The Southwest style grew out of the multi -cultural influences of Pueblo architecture, with the introduction of pitched barrel tile roofs and Spanish motifs. b. Spanish Mission The Spanish Mission style dates back to the original missionary settlements of Southwest America. Mission style is heavily inspired by Spanish and Mexican architecture for the missionaries that brought their culture to the Native Americans of this region. Influenced by climate, materials and available labor, the Mission style adapted its own character. The style is characterized by strong, decorative, formal massing and, traditionally, has sculptural parapet roof lines and barrel tile roofs. c. Spanish Colonial / Territorial Spanish Colonial style has itsorigins in Mediterranean Arch itecturewith eclectic inspirations that range from Moorish to Byzantine. This architectural style became popular in the Southwestern United States as an adaptation of the region's earlier mission style along with the rich culture of Latin American influences on the region. It is most characterized by strong, simple, informal massing and is traditionally unified by courtyards, arches and tiled roofs. 82 February 2009 I&- � mandarirna DESIGN STANDARDS A sub -variety of Spanish Colonial style is known as the Territorial Style. This style was developed in New Mexico, West Texas and Arizona, and is characterized by one and two story structures with flat roofs of varying heights; parapet coping (typically brick or masonry to protect the adobe); portals and loggias; smooth finish stucco or brick or masonry; delicate wood moldings and accents; doors and windows flush with the wall surface; divided pane windows and wood trim defining major openings. d. Monterey Revival The Monterey Revival movement occurred during the 1920's and 30's. It blended American Colonial and Spanish adobe architecture. These homes were typically two story rectangular, asymmetrical plans with wood detailing. 2.3. Detached Residential Architecture Mandarina shall adhere to residential design standards found in Town of Marana Residential Design Ordinance. In addition to Town of Marana standards, the following design standards shall apply: a. Authentic Architecture In keeping with the rustic regional character and the natural beauty of the Sonoran Desert, residences at Mandarina are encouraged to follow the regional architecture traditions of Southern Arizona. Successful neighborhoods should be inspired by the historical reference, with attention to authentic detailing. Recognizable styles following historical, traditional forms reinforce `timeless' gracefully aged character which provide charming, sustainable neighborhoods. i. In creating authentic architectural styles, floor plans should be designed with architectural character in mind. Homes with floor plans designed with a predetermined set of compatible character styles have a stronger appearance than a home that has a style applied to it after a floor plan has been designed. ii. When designing plans, simple forms and masses lend themselves to ease of construction as well as authentic architectural expression. Special care should be taken to integrate covered porches, balconies, arcades, porte-cocheres and courtyards into floor plans where possible to create a more dynamic street scene. iii. Roof pitches, massings and materials should vary between plans and elevations and be stylistically consistent with the character of the house. iv. To complete a historic character, building details shall be interpreted with authenticity. Details should retain a simple and appropriate appearance for its architectural style. b. Varied Architectural Character To create diverse neighborhoods and avoid monotony, careful planning and plotting of neighborhoods shall be done to develop a quality appearance and avoid repetitious architectural styles, elements, details and color. 83 February 2009 I&- � mandarina DESIGN STANDARDS c. Architectural Site Design In an attempt to reduce garage dominated neighborhoods, a variety of residential designs are encouraged. Homes should emphasize connections to the street and neighborhood by placing porches or livable portions of the house in front of the garage. Setbacks on all lots have been carefully selected to encourage design with allowances for porches (porches shall be a minimum of fifty (50) square feet on lots greater than 4500 square feet, and a minimum of twenty four (24) square feet on lots equal to or less than 4500 square feet), livable spaces and non -street facing garages to avoid a garage dominated neighborhood. On all homes, the prominent use of porches, balconies, portals, porte- cocheres and courtyards are encouraged to create a lively and pleasant streetscape. To encourage and create a livelier street scene in Mandarina, street facing garages that have a livable space, courtyard wall or patio that extends a minimum of five (5) feet in front of the garage face shall be considered a recessed garage. d. Architectural Elements and Projections Porches, arcades, portals and covered patios provide welcome relief from the desert sun as well as connection to the street, and are encouraged in Mandarina residential villages. Most southwestern architecture includes one or more of these features. Porches and covered terraces are important architectural elements and often play a key role in defining a specific style and contribute to streetscape character. e. Roofs Varied materials and forms in roofs are essential to providing diversity in neighborhoods. Roofs should retain simple massings, but vary in pitch, heights, materials and orientation depending upon the desired character. Roofs should be consistent throughout a house, but pitch may occasionally vary on a porch or projecting wing depending on character. i. All roof penetrations and venting shall be behind ridgelines and away from roadways and front elevations, whenever possible. Exposed flashing, venting and piping at roofs are to be painted to match the dominant color. ii. Mechanical equipment on roofs is permitted, and shall be screened and/or camouflaged. iii. Flat / low pitch roofs shall be provided with parapets, including rear patios. All flat / low pitch roof materials shall be integral color with the building exterior. iv. The use of skylights, solar tubes and solar panels are restricted to rear elevations or behind parapets not visible from the roadway and elevations, where possible. v. Chimneys shall be rock, stone, brick or of a finish material identical to the accompanying structure and shall include a chimney cap. f. Garage Design and Driveways The architecture forward concept is encouraged to minimize the visual impact of the garage dominated neighborhood. Garages are encouraged to be set back behind the front face of the house by using alternative garage orientation and varying front yard 84 February 2009 I&- � mandarirna DESIGN STANDARDS setback requirements for livable areas and porches. Tuck under garages (a garage `tucked' under the main floor of the building or accessory building) are allowed. i. Minimum two -car garage shall be four hundred (400) square feet [for example, a standard garage shall be twenty by twenty (20 x 20) feet; a tandem garage shall be ten by forty (10 x 40) feet]. The driveway shall provide a twenty (20) foot space to accommodate a parked vehicle without blocking the sidewalk. Garage size requirements do not apply to single -car garages conforming to the residential parking requirements. ii. Garage doors are limited to nine (9) feet in height and shall be recessed six (6) inches minimum behind garage walls. iii. All garage doors should be chosen with a style appropriate to the house character. Garage door windows are encouraged and should be limited to the top panel of the door. iv. Garage doors shall be painted the color of the building or an accent color. v. Driveways shall be limited in width of the adjacent garage door. Although most driveways should be concrete, pavers may be employed in keeping with the architectural style of the house. To reduce overall paving within the development, builders are encouraged to propose alternatives to traditional driveways, including "Hollywood" driveways, grass pave, gravel pave, stabilized decomposed granite, etc. However, all non-standard driveway layouts or paving options shall be approved by the MDRC and Planning Director. vi. Street facing 3 -car garages shall have one (1) bay offset two (2) feet minimum behind the other two (2) garage bays. vii. Tandem garage configurations shall be calculated the same way as a standard garage for setbacks, area, and residential parking requirements. g. Architectural Articulation Architectural treatment is the use of details and massing elements that comprise each architectural style of a home. Details may include, but are not limited to, window shape, size and grid configuration, decorative door patterns, decorative gable vents, eve and rake details, decorative tile and ironwork, balconies etc. which correspond to the architectural style. Full architectural treatment is required on all front elevations of houses and as listed below: i. Four -side architectural treatment is required when a house is visible from arterial or collector roads, open spaces, common area or paseos. ii. Side elevations on the street side of corner lots, or adjacent to paseos, open space or trailheads shall receive full architectural treatment. iii. Courtyards, while often not visible from the street, should be considered as extensions of the front of the house, and shall be detailed accordingly. iv. In general, side elevations facing another side elevation do not require full architectural treatment. The sides of the house should substantially match the character of the front, using similar materials, window sizes and details. 85 February 2009 I&- � mandarina DESIGN STANDARDS v. In general, smaller product types, single-family attached and multi -family housing shall require four -side architectural treatment. vi. Some architectural styles may allow the introduction of amounts of stone, composite siding or brick to complement stucco. 2.4 Attached and Multi -Family Product Standards Single-family attached and multi -family buildings shall be designed to meet the Residential Detached Architecture standards in Section H.2.3. In addition, the following design standards shall apply: a. Buildings should be designed with a variety of surfaces, textures, shapes, multi -planed roofs, materials and wall articulation. b. The scale, details and materials shall be compatible with surrounding residential neighborhoods. c. A variety of heights, colors, setbacks and step -backs are encouraged to avoid long, unarticulated building facades. d. Buildings should be designed in clusters of small buildings or the appearance of a series of smaller buildings. e. Variations in exterior walls in depth and direction. Use pop -outs, arches and balconies to break up massing. f. Minimize the bulk and appearance of structures through the use of sloping rooflines consisting of varying roof heights, directions, and shapes. g. Massive straight rooflines with flat appearances shall be avoided. h. Building placement and orientation shall vary for design interest and visual relief. i. Multiple design solutions shall be integrated into the building to provide visual interest and variation. j. Garages shall be architecturally integrated into the established design character. 86 February 2009 mandarina IMPLEMENTATION AND ADMINISTRATION Part 5 — Implementation and Administration A. Purpose and Intent This section of the Mandarina Specific Plan outlines the implementation of the plan during the development of the community. It identifies the responsible party to ensure the community is built in coordination with infrastructure improvements, providing logical growth and continuity of the community design and character. General administration and specific plan amendment procedures shall be defined in this section of this Specific Plan. B. Proposed Changes to Zoning Ordinance If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations in the Town of Marana Land Development Code that are applicable for the most similar issue, condition or situation shall be applied by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. General Implementation Responsibilities The implementation of the Mandarina Specific Plan is the responsibility of the Master Developer, the Builders / Developers, any quasi -government community facilities or improvement district that is created, Mandarina Property Owners Association (which may include any design review committees) and the Town of Marana. The Town of Marana Development Services shall be responsible for ensuring all policies and standards in the Specific Plan are adhered to during the review, development and construction of Mandarina. Upon request of Developer, the Town staff shall process any request for a Community Facilities District (CFD) pursuant to A.R.S. § 48-701, et seq. and the Town's Guidelines for Establishment of Community Facilities Districts, and the Town Council shall reasonably consider such request for a Community Facilities District. D. Development Review Procedure All development plans and subdivision plats within Mandarina shall be subjectto and implemented through the review and approval process in conformance with this Specific Plan. In addition, all development within Mandarina is subject to the building permit and review process as defined by the Town of Marana and this Specific Plan. Prior to submitting preliminary and final subdivision plats and/or development plans to the Town of Marana, applicants shall submit all plans to the MDRC for approval. The Master Developer, MPOA and MDRC reserve the rights to review, comment, approve or deny any design or architectural aspect of the development that affects the exterior appearance of any structure or area of land. This includes, but is not limited to, the review of site plans, signage, landscaping, entry features, street standards and architecture for conformance to the Development Standards and Design Standards outlined in this Specific Plan. 87 February 2009 mandarina IMPLEMENTATION AND ADMINISTRATION Plans shall be revised and resubmitted until all comments and issues from the MDRC are resolved prior to submitting to the Town of Marana. All Development/ Site Plan, Sign Program and Design Guideline applications shall be processed by the Planning Department as an administrative review and approval. Administrative approval can be with or without conditions. A Conceptual Development / Site Plan of the proposed development shall be submitted to the Planning Department a minimum of two weeks prior to the scheduled pre -application meeting. The pre -application meeting is intended to familiarize the developer with processes and submittal requirements, as well as to provide valuable feedback to the applicant on the Conceptual Development / Site Plan. Upon submittal of a completed application, the Planning Department shall review the Development / Site Plan and supporting documents and also distribute the plan submittal to other departments and agencies, as necessary. Reviewing departments and agencies are provided fifteen (15) working days from the distribution date to provide their comments back to the Planning Department. Afterthe completion of the review period, the Planning Department shall summarize the recommendations of the reviewing departments and agencies and provide the applicant with such comments. If the proposed Development/ Site Plan is in conformance, it shall be approved administratively (with or without conditions) and this action shall be final. If recommended changes, additions or revisions are necessary, revised prints shall be submitted and distributed to the affected departments or agencies as with the original submittal. Reviewing departments and agencies shall have ten (10) working days to evaluate the changes and comments. In the event that there is Planning Department approval with conditions that are deemed to be overbearing or unattainable by the applicant, the applicant may appeal such decision as follows: • Resubmit application to Planning Department with modifications and / or alternative wording for subject conditions of approval. Approval of modifications / alternative wording is required by Planning Department. • Appeal to Town Council for final resolution regarding subject conditions. If changes, modifications or adjustments are necessary to the approved application, this shall be treated as an amendment to an existing application. Only those areas of change are subject to review and approval (by prior approval authority), unless other areas within the application are affected, requiring a broader review and approval. Such changes shall be considered as a part of the original application within an active Planning Department file. An approved Development / Site Plan application shall remain valid for a period of 36 months. As necessary, the Planning Department can approve extensions of this approval for up to 12 months with each extension. Improvement plans shall remain valid for 12 months. Additional extensions of 12 -months $$ Febr-uary 2009 mandarina IMPLEMENTATION AND ADMINISTRATION may require updates to the Improvement plans for conformance with revised code requirements or design standards as determined at the time of the extension request. Minor Amendments to an approved Development / Site Plan may be approved administratively by the Planning Department. Preliminary and final plats shall be processed according to the Town of Marana plat review process per the Land Development Code. An approved Preliminary Plat application shall remain valid for a period of 36 months. As necessary, the Planning Department can approve extensions of this approval for up to 12 months with each extension. Improvement plans shall remain valid for 12 months. Additional extensions of 12 -months may require updates to the Improvement plans for conformance with revised code requirements or design standards as determined at the time of the extension request. If the Planning Department or officials within the Planning Department who provide signature/approval for the Development / Site Plans or Subdivision Plats are absent or unavailable, the Planning Director's designee shall have the authority to sign the approved document. E. Design Review Process It shall be a requirement of this Specific Plan that, subsequent to its approval and prior to the submittal of any preliminary subdivision plat or development / site plan within the Specific Plan, a standing Mandarina Design Review Committee (the MDRC) shall be established. Thereafter, the MDRC shall review and approve individual development / site plan filings (for commercial development) and subdivision plat submittals (for residential development) for conformance to the Specific Plan and the CC&R's prior to submittal to the Town for its review and approval. F. Planning Area Uses Conditional Planning Area uses require review and approval by the Mandarina Design Review Committee (MDRC) and the Planning Commission and/or Town Council to ensure compatibility with surrounding uses. Approval of these uses may be conditioned upon proactive mitigation measures being implemented in association with the approved conditional use. All conditional uses shall be approved by the MDRC prior to submittal for review / approval by the Town. G. Phasing Phasing shall occur in a logical and cost effective manner based on infrastructure extension, availability of utility services and market conditions. The project shall be built in several phases, as future conditions dictate. The spine infrastructure needed to serve the community shall be constructed and extended as needed for the development. Current estimates of build -out are six (6) to fifteen (15) years. 89 Febr-uary 2009 mandarina IMPLEMENTATION AND ADMINISTRATION The purpose of planning the phasing is to ensure adequate infrastructure is available for the planned development. The phases of development may occur in a different order, or concurrently, at the discretion of the Master Developer. H. Specific Plan Administration 1. Enforcement The Mandarina Specific Plan shall be administered and enforced by the Town of Marana Development Services Department, in accordance with the provisions of the Specific Plan and any applicable provisions of the Town of Marana Development Code. 2. Protected Development Rights/Vested Rights To ensure reasonable certainty, stability and fairness to Developer and the Town for a reasonable period of time, Developer and the Town agree that the zoning designations, uses, and densities that now apply to the Property or shall apply to the Property upon the effective date of the Specific Plan. The Mandarina Specific Plan will be vested in perpetuity at the recording of the first final plat within the project boundary, but in all events it shall remain in effect and shall not be changed after the execution of this Agreement without the mutual written agreement of the Developer and the Town. 3. Administrative Change Changes to the provisions of the Mandarina Specific Plan may be made administratively by the Town of Marana Planning Director, provided the changes are not in conflict with the overall intent set forth in the Mandarina Specific Plan and do not change the land use designation for a planning area. Any changes shall conform to the goals, objectives and policies of the Mandarina Specific Plan. Amendments to the approved Specific Plan may be deemed necessary to respond to changes in site conditions, market conditions, and financing to meet requirements or preferences of users and developers in Mandarina. Unless otherwise required by applicable law, any change or modification to the Mandarina Specific Plan shall be considered a minor change, and will be processed by the administrative approval of the Town's Planning Director. Such amendments and changes shall, upon approval, be attached to the Specific Plan as an addendum and become part thereof. Minor changes do not require public notification or public hearings. Revisions and amendments to the Specific Plan that are minor in nature or reasonable extensions other than those applied as a condition of approval shall be submitted for review and approval administratively by the Planning Director, subject to appeal to the Planning Commission and Town Council. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission and Town Council. Categories of authorized minor administrative change and amendments to the Specific Plan deemed shall include, but are not limited to: • The addition of new information to the Mandarina Specific Plan maps or text that does not 90 Febr-uary 2009 mandarina IMPLEMENTATION AND ADMINISTRATION change the effect of any regulations, standards or guidelines established in the Specific Plan. • Changes to the community infrastructure planning and alignment, such as roads, drainage, water and wastewater systems that do not increase the development impact in the Mandarina Specific Plan area. • Changes to development standards that are in the interest of the community and do not affect public health, safety or welfare issues. • Changes due to location of the I-10/Tangerine Road traffic interchange improvements that will impact access to the community. • Approval and updates in general conformance with the Specific Plan, the Mandarina Master Sign Plan or Planning Area Sign Plans. • Changes to the development plan boundaries due to platting. Minor adjustments to development plans areas, drainage areas and other technical refinements to the Specific Plan due to the adjustments in final road alignments, drainage areas and utility easements. • The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. • Addition of development standards more restrictive than Development standards of the Town of Marana or those established in the Mandarina Specific Plan. Exemptions: The following shall not be considered an amendment to the Specific Plan and shall require the approval of the Town Planning Director: • The density distribution shown in the Mandarina Specific Plan is conceptual and is provided for illustrative purposes only. The total number of dwelling units shown per land use area does not establish a regulatory count. The determination of the actual distribution of dwelling units in a land use area at the Preliminary Plat/Final Plat process shall not constitute an amendment to the Specific Plan. 3.1 Parcel Area Boundaries The boundaries and acreage of all parcels within the Mandarina Specific Plan are shown on the Mandarina Land Use Plan (Exhibit 2.C.1 - Land Use Concept, pg. 10). Where a parcel abuts an internal street or drive, the boundary shall be the centerline of that street. Where a parcel abuts another land use area, the boundary shall be as shown on the Mandarina Land Use Plan. Changes in the boundaries and acreage of parcels shall be permitted as an administrative change as follows: a. The size of any parcel or Planning Area may increase or decrease 10% by a maximum of 10% (gross area) after final determination, through the platting process, of the alignment of any of the streets and drives, open space areas, adjacent parcels, etc. shown on the Mandarina Land Use Plan. b. No amendmentto the Mandarina Specific Plan shall be required for an increase ordecrease in parcel or Planning Area boundaries internal to the site, which results in increases or decreases to those areas amounting to less than 10% of the area of each parcel area. 91 Febr-uary 2009 mandarina IMPLEMENTATION AND ADMINISTRATION The Master Developer shall keep and submit accurate records of such boundary shifts and inform the Town of Marana Planning Department of the area changes. c. The final boundary of any land use area shall be established when the final Plat or Development Plan is prepared for that area. 4. Substantial Change The Mandarina Specific Plan may be substantially amended by the same procedure by which its was adopted. Each request shall include all sections or portions of the Mandarina Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. The decision of the Planning Director regarding the determination of a substantial change shall be subject to appeal to the Town of Marana Town Council. 5. Interpretation The Planning Director shall be responsible for interpreting the provisions of the Mandarina Specific Plan. Any applicant aggrieved by the Planning Director's interpretation may request an appeal to the Board of Adjustment within fifteen (15) days from the date of the interpretation. If any provision of the Design Standards is considered ambiguous or unclear, the Planning Director shall be responsible for interpreting the intent of the Specific Plan. 6. Fees Fees shall be assessed as indicated by the Town of Marana's adopted fee schedule that is in place at the time of development. 7. Annual Report At the platting stage, the Master Developer shall provide Town staff with a Monitoring Program. This shall provide Town of Marana staff with information to assess the impact of proposed developments on existing infrastructure and determine the needs of future development. 92 Febr-uary 2009 mandarina Appendix A—Definitions APPENDIX A—DEFINITIONS Accessory Structure A structure that is incidental to the principal use on the lot, such as a play structure. An accessory structure shall be located behind the primary structure. Accessory Building A subordinate building or portion of a main building on the same lot or building site, incidental to that permitted in the main building, or to the land upon which the main building is located. Alley Loaded A residential product that provides the primary vehicular access from public streets through a private alley at the rear of the residence (rear yard), while the primary pedestrian entrance is located at the front of the residence (front yard). Builder / Developer The Builder / Developer is the purchaser of development areas of Mandarina, and is responsible for the building or development within the areas of their ownership. Clustered Parking Designated grouped parking spaces or a parking lot accessed from an alley, private street, or public street. For example, ninety (90) degree parking bays accessed from an alley, private street, or public street; parking bays in the center island of an enlarged cul-de-sac. Guest Home A secondary residence which may be an attached or detached structure from the primary residence. A guest home may provide limited kitchen facilities, including no more than a two burner stove, a reduced size refrigerator, sink, and microwave oven. Guest homes are subject to MDRC review and approval. These units may not be for rent. Also known as a Granny Flat. Home Occupation As defined by the Town of Marana Land Development Code. Live / Work Unit A building or space within a building used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work. Lot Coverage The area covered by the buildings and accessory building. A-1 February 2009 mandarina APPENDIX A—DEFINITIONS Mandarina Design Review Committee (MDRC) A committee whose function is to review and approve all designed elements of the community, including, but not limited to: building plans, site plans, elevations, colors, exterior improvements, landscaping, fencing, lighting, parking and signage. Mandarina Property Owners Association (MPGA) The Property Owners Association is set up by the Master Developer. Prior to relinquishing control of all Planning areas to non -builder owners, the Master Developer, or its designee, has the power to appoint and remove board members. The Property Owners Association shall administer property, prepare the budget, assign and collect fees and review any designed elements for the community. Master Developer The Master Developer for Mandarina and/or its assigns of all or certain phases of the project will be the entity responsible for providing the spine infrastructure, including roads, sewer and water for the project. The Master Developer shall form any required quasi -government community facilities district, the Property Owners Association and design review committees. The Master CC&R's will be recorded by the Master Developer. Open Space All common areas (with the exception of streets, alleys, and concrete channel bottoms of drainageways), parks and trail corridors in Mandarina shall be considered open space. Integration of drainage facilities and recreation areas are encouraged where practical to provide additional open space opportunities. Planning Area Unique areas of Mandarina that are regulated by land use and buffer standards. Planning Director The individual who is acting or appointed director of the Town of Marana Planning Department, or any administrator who is acting on behalf of the Town of Marana Development Services Department. Project The Mandarina Specific Plan development project. Residential Over Retail Residential use over a non -commerical use. Separate access is required to the residential use. Residential - Multi -Family Two or more dwelling units in any configuration, semi -attached, attached or grouped for permanent residency on a rental, lease or are individually owned which are all located on a single lot (such as stacked flats, condominiums, apartments, and similar configurations). A-2 February 2009 mandarina APPENDIX A—DEFINITIONS Residential - Single Family Attached A dwelling unit attached to one or more dwelling units by structural elements common to the attached units with each dwelling unit located on its own individual lot (such as duplexes and triplexes). The structural elements include common wall construction, roof, or other similar improvement. Elements like trusses, beams, and patio walls are not included. Residential - Single Family Detached One residential dwelling unit per lot. May include a guest home. Special Intensity Uses Special Intensity Uses include water or amusement park, RV sales and storage, utility and emergency services, regional transit facility uses, and sports and entertainment complex uses. Specific Plan The Mandarina Specific Plan. The Town The Town of Marana. Transit Stop A transit stop (for example a bus stop, shuttle stop, or transit facility) for public transportation. Light rail is included under this definition should service become available. A-3 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT Appendix B—Development Capability Report A. Purpose and Intent This component of the Mandarina Specific Plan identifies the natural and existing conditions on and around the site, and analyzes the suitability of the Mandarina site for development. Site Inventory and Analysis is the primary design tool guiding how development will integrate the natural and existing features of the site into a harmonious community design. This Development Capability Report follows the Town of Marana requirements provided in Section 05.06.02(D) of the Specific Plan Application of the Town of Marana Land Development Code. The following natural and existing features were analyzed to assure future development of the site is feasible and the site design takes advantage of all existing opportunities to enhance the character of the Mandarina community. • Existing Land Uses and Zoning • Adjacent Property Information • Topography and Slope • Hydrology and Water Resources • Existing Vegetation • Wildlife • Soils and Geology • Views • Traffic Circulation and Road System • Recreation, Open Space and Trails • Cultural Resources • Existing Infrastructure and Public Facilities • Project Constraints B. Existing Land Uses and Zoning This section of the Site Analysis identifies existing land uses and zoning on the project site and adjacent properties. 1. Existing On -Site Land Uses According to the Town of Marana Geographical Information System (GIS) Department the existing land use on the Mandarina site is "Vacant." The land is generally characterized as former agriculture and ranch land that has remained undeveloped. (See Exhibit App. B: B.1- Existing On -Site Land Uses, pg. B-2) 2. Existing On -Site Zoning According to the Town of Marana GIS Department, the existing zoning on the Mandarina site is "C" - Large Lot Residential in the northeast portion of the property. The remainder of the site is zoned "E" - Transportation Corridor and "AG", Agricultural. (See ExhibitApp.B: B.2 - Existing On -Site Zoning, pg. B-3) B-1 February 2009 mandarina APPENDIX B -DEVELOPMENT CAPABILITY REPORT ExhibitApp.B: B.1- Existing On -Site Land Uses LEGEND Agriculture Vacant - Open Space 0 500 1,000 CAP Canal Scale: 1"=1,000' Source: Pima County Land Information System, Town of Marana GIS Department, 4/10/06 B-2 Febr stag 2009 mandarina APPENDIX B -DEVELOPMENT CAPABILITY REPORT ExhibitApp.B: B.2 - Existing On -Site Zoning LEGEND AG- Agricultural E -Transportation Corridor B - Medium Lot Zone C - Large Lot Zone F - Specific Plan Source: Pima County Land Information System, Town ofMarana GIS Department, 4/10/06 0 500 1,000 Scale: 1"=1,000' B-3 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT C. Adjacent Property Information within'/4 Mile 1. Existing Land Uses According to the Town of Marana GIS Department, the Mandarina site is surrounded by the following existing land uses: State of Arizona Trust and vacant land. The CAP Canal lies directly east of the site boundary. The Canal is open on the northern portion of the property, and is contained in an underground pipeline along the southern portion of the property. (See Exhibit App. B: C.1- Existing Regional Land Uses, pg. B-5) Existing land uses: North: A mix of vacant, agricultural and ranch lands South: Vacant Land East: State of AZ Trust and vacant land, CAP canal and underground pipeline West: Union Pacific Railroad, Interstate 10, vacant and agricultural land 2. Existing Zoning Conditions According to the Pima County Land Information System, the existing zoning conditions within one- quarter (1/ ) mile of the property consist of the following: F - Specific Plan AG -Agriculture E -Transportation Corridor C - Large Lot (See Exhibit App. B: C.2 - Existing Regional Zoning, pg. B-6) 3. Existing Building Heights Vacant and agricultural lands surround the project site. There are no existing structures. 4. Pending Rezonings and Specific Plans There are four Specific Plans that address nearby properties: Tangerine Commerce Park Specific Plan approved December 20, 2005 by Ordinance 2005.27; an amendment to the Rancho Marana Specific Plan, approved by the Town Council on February 15, 2005 by Ordinance 2005.05, the Gladden Farms II Specific Plan approved March 7, 2006 by Ordinance 2006.03; and The Shops at Tangerine / 1-10 Motorplex, approved by Town Council December 18, 2007 by Ordinance 2008.01. The rezoning of Gladden Farms Blocks, 14, 15 and 25 was approved by Town Council January 22, 2008 by Ordinance 2008.03. B-4 February 2009 darina APPENDIX BDEVELOPMENT CAPABILITY REPORT ProProposed osed , Mandanna Site `342 acres LEGEND Agriculture Medium Density Residential Vacant Very Low Density Residential - Open Space Industrial = CAP Canal ® Institutional Source: Pima County Land Information System, Town of Marana GIS Department, 4/10/06 ExhibitApp.B: Cl - Existing Regional Land Uses Cemex Construction Materials Trico AZ Portlan Cement = Commercial — — — Town of Marana Limit N Sh takers 0 1,500 3,000 Scale: 1"=3,000' B-5 February 2009 darina APPENDIX BDEVELOPMENT CAPABILITY REPORT i 4b • " Y,4,4 ooreRoad ................ _ Prnnn.Pd Tangerine Farms ; LEGEND A -Small Lot Zone F -Specific Plan B - Medium Lot Zone AG -Agricultural C - Large Lot Zone HI - Heavy Industry - D - Designated Floodplain LI - Light Industry E - Transportation Corridor MU -1 -Mixed Use ---- Single Central Business District ExhibitApp.B: C.2 - Existing Regional Zoning - CI -1 - General Industrial CB -1 - General Business SH - Suburban Homestead GR - Rural Residential RH - Rural Homestead — — — Town of Marana Limit 0 0 1,500 3,000 Scale: 1"=3,000' Source: Pima County Land Information System, Town of Marana GIS Department, 4/10/06 B-6 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT 5. Subdivision Plats 1 Development Plans Approved Nearby final plats include the Rancho Marana Final Plat, approved by Town Council on July 6, 2004 and adopted with Resolution 2004-154 on December 7, 2004; the Final Plat for Blocks 1-13 of the Vanderbilt subdivision, approved by the Town Council on February 15, 2005; and the Gladden Farms Block Plat, Blocks 22-24 received approval November 6, 2007. (See ExhibitApp.B: C.3 - Development Context, pg. B-8) B-7 Febr-uary 2009 darina APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.13: C.3 - Development Context F3 0 1,500 3,000 Scale: 1"=3,000' Source: Pima County Land Information System, Town ofMarana GIS Department, 4/10/06 B-8 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT D. Topography and Slope Historically, the Mandarina site was used for agriculture and ranching, and was previously graded and impacted by these uses. A borrow pit, located in the northwest corner of the site, was developed during the construction of Interstate 10. No significant natural topographic features can be found on the property. (See ExhibitApp.B: D.1- Existing Topography, pg. B-10; ExhibitApp.B: D.2 - Elevation Analysis, pg. B-11) 1. Hillside Conservation Area No Hillside Conservation Areas exist on the site. 2. Rock Outcroppings No rock outcroppings exist on the site. 3. Slopes Greater than 15% No slopes greater than 15% exist on the site. 4. Significant Topographic Features No significant topographic features exist on the site. 5. Pre -Development Cross -Slope An analysis of the average cross -slope of the site calculates the existing slopes less than 1 %; the existing topography and cross -slope are not constraints for developing the property. B-9 February 2009 madarina APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.B: D.1- Existing Topography Source: Pima County Land Information System and CooperAerial Services 0 500 1,000 Scale: 1"=1,000' Contour Interval=1' B-10 February 2009 madarina APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.B: D.2 - Elevation Analysis 2018 2016 2014 2012 2010 2008 Source: Pima County Land Information System, Town of Marana GIS Department and CooperAerial Services, 4/10/06 0 500 1,000 Scale: 1"=1,000' Contour Interval=1' B-11 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT E. Hydrology and Water Resources 1. Pre -Developed On -Site Hydrology There are no defined watersheds on the site. All onsite storm water runoff drains as overland flow to the northwest property corner adjoining the Union Pacific Rail Road (UPRR). An on-site hydrologic analysis was performed based on the PC Hydro Method V5, dated March 2007. Soil types were derived from the Soils Conservation Service (SCS) soils study. Per this report, both Hydrologic Soil Type A and Soil Type B are present within the project boundary. The methodology within the Pima County PC -Hydro software only recognizes soil types B, C, and D. The area was, therefore, assumed to contain 100% B soil. The basin factors for the watersheds, in conformance with the Pima County Hydrology Manual, range from 0.035 to 0.040. Vegetative type and cover were derived from site visits and recent aerial photography. The rainfall depths were derived from the Upper Bound of the 90% Confidence Interval from the NOAA Atlas 14 data available from the NOAA's National Weather Service Hydrometeorological Design Studies Center Precipitation Frequency Data Server based on the latitude and longitude of the project site. The existing conditions 2-, 10-, and 100 -year peak discharge rates for the site were computed to be 35, 122 and 348 cfs, respectively . The point of concentration for these flows is at the northwest property corner. The boundary of the watershed (i.e. the property boundary) and the concentration point are provided on Exhibit App.B: E.2 - Pre - Development Hydrology, pg. B-15. The Mandarina project lies within FEMA floodplains with Zones X, A, A0, and AH represented. The project lies within FIRM panels 04019CO985K and 04019C0995K, effective February 8, 1999. Definitions of these designations are provided below: Zone X - OTHER FLOOD AREAS: Areas of 500 -year flood; areas of 100 -year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 100 -year flood. SPECIAL FLOOD HAZARD AREAS INUNDATED BY 100 -YEAR FLOOD: Zone A No Base Flood Elevations (BFE's) determined. Zone AO Flood Depths of 1 to 3 feet (usually sheet flow on sloping terrain); average depths determined. For areas of alluvial fan flooding, velocities also determined. Zone AH Flood depths of 1 to 3 feet (usually areas of ponding); base flood elevations determined. (See ExhibitApp.B: E.1- FEMA FIRM Map, pg. B-13) 2. Off-site Watersheds The off-site watershed analysis was excerpted from the approved Town of Marana Stormwater Master Plan, Tortolita Watersheds Hydrologic Modeling Report, by Arroyo Engineering, Inc., dated September, 1999. The HEC -1 model within this report utilizes a 24 hour, 100 -year, SCS Type I I rainfall B-12 February 2009 mandarina APPENDIX B -DEVELOPMENT CAPABILITY REPORT Exhibit App.& E.1- FEMA FIRM Map Mandarina Property Line 0 500 1,000 Scale: 1"=1,000' Source: Federal Emergency Management Agency and MMLA Psomas, 4/10/06 B-13 Febrzlai-v 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT event. Per this report, runoff from the regional watersheds that extend to the Tortolita Mountains is directed onto Mandarina at three main locations. The first of these (CP-WBN5) is the flow being diverted north along the east side of the Union Pacific Railroad. This linear transportation feature serve to impede the flow which would normally head due west into the Santa Cruz and divert it north along the existing terrain that slopes at a rate of about 0.35%. Undersized drainage structures constructed beneath the tracks and the paved lanes of Interstate 10, serve to release some of the water to the west. One such drainage crossing is located adjacent to Mandarina. This box culvert will release a small amount of runoff but the overall amount does not substantially decrease the amount of runoff being conveyed north. The next two sources (CP-CN4 and CP-WBN4) intersect the northeast and east boundary of the property along the Central Arizona Project (CAP). CP-CN4 is associated with portions of the Cochie Canyon watershed and CP-WBN4 is associated with Wild Burro Canyon Wash. Northeasterly portions of the property are located west of the CAP protective berm and there are CAP pipe overshoots located at the northeast property corner. These overshoots, consisting of 3-72" Reinforced Concrete Pipes (RCP), lies just upstream from the northeast property corner of the project and releases runoff (at CP-CN4) which in part crosses the project limits. Additional runoff not captured behind the berm is diverted south along the berm and released onto the south eastern side of Mandarina (CP-WBN4). Flows within watershed WBN4 combine along the east boundary of Mandarina. All of the offsite sources of storm water coalesce along the UPRR and exit the property at the northwest corner (CP- CN5). I Off-site Hydrology The runoff impacting the project from the sources discussed above was quantified within the Town of Marana Stormwater Master Plan. Its related appendices have been used to reference the larger off-site watershed impacting the site. Off-site concentration points (CP's) from the Arroyo report are depicted by ovals on Exhibit App.B: E.2 - Pre -Development Hydrology. The discharges from the 24- hour, 100 -year, SCS Type II storm event HEC -1 model contained within the report are summarized in Table App.B: E.3.1. To obtain discharge values for events other than the 100 -year event modeled within the approved Arroyo report, the approved discharges were weighted with ratios based on rural watersheds as set forth in the Standards Manual for Drainage Design and Floodplain Management in Tucson, Arizona. The ratios and resultant discharges are summarized in the Table App.B: E.3.1. (See ExhibitApp.B: E.2- Pre -Development Hydrology, pg. B-15) B-14 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT Exhibit App.& E.2 - Pre -Development Hydrology Placeholder 11 x 17 - completed 1 0 500 1,000 Scale: 1"=1,000' B-15 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT TABLE APP.B: E.3.1 - SUMMARY OF OFF-SITE DISCHARGES IMPACTING THE MANDARINAAREA Concentration Point Q (cfs) Q2 (cfs) 100 10% Q10 (cfs) 37% Q25 (cfs) 58% Q50 (cfs) 77% CN4 800 80 296 464 616 CN5 6584 658 2436 3819 5070 WBN4 5867 587 2171 3403 4518 WBN5 6164 616 2281 3575 4746 4. Existing Downstream Conditions The land downstream of the project is currently undeveloped agricultural and range land. As with Mandarina, the property is impacted by the runoff from the south and runoff that is discharged through the overshoots from the CAP canals. This parcel also lies within various FEMA Flood Hazard Zones. 5. Section 404 Permit The development of Mandarina will be subject to the rules and regulations set forth by Section 404 of the Clean Water Act. It has been confirmed that there are not any Waters of the United States located within the project boundaries. The Army Corps of Engineers concurred with this assessment on March 20, 2006. (See Exhibit App. B: E.3 - 404 Jurisdictional Waters, pg. B-17) B-16 February 2009 mandarina APPENDIX B -DEVELOPMENT CAPABILITY REPORT Exhibit App.B: E.3 - 404 Jurisdictional Waters ��""oma-• �,�„��., Source: Westland Resources and Army Corps of Engineers, 3120/06 B-17 February 2009 ��E}'T OF d a�__ z crrf�sTnTcs of ��4� darina REPLY TO ATTENTION OF: Office of the Chief Regulatory Branch APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.B: E.3 - 404 Jurisdictional Waters DEPARTMENT OF THE ARMY LOS ANGELES DISTRICT, CORPS OF ENGINEERS ARIZONA -NEVADA AREA OFFICE 3636 NORTH CENTRAL AVENUE, SUITE 900 PHOENIX, ARIZONA 85012-1939 Mr. Thomas Lodge, P.E. Vice -President, Private Development McGovern, MacVittie, Lodge & Associates 800 East Wetmore Road Ste 110 Tucson, Arizona 85719-7213 File Number: 2006 -00929 -MB Dear Mr. Lodge: April 25, 2006 Received by MAY 0 12006, MMLA Psomas Reference is made to your Ietter of February 8, 2006 in which you inquired as to the jurisdictional limits of Section 404 of the Clean Water Act for the Madarina parcel northeast of the I-10/Tangerine Road intersection (Sections 31 and 36, TI IN, RI 1E), Marana, Pima County, Arizona. The enclosed aerial photograph or map delineates the waters of the United States, including wetlands, regulated by Section 404 of the Clean Water Act. This approved jurisdictional determination will remain in effect for five years from the date of this letter unless an unusual flood event occurs. After this five-year period or after an unusual flood event alters stream conditions, the Corps of Engineers reserves the authority to retain the original jurisdictional limits or to establish now jurisdictional limits as conditions warrant. Each water of the United States herein delineated is an interstate water or a water that is tributary to an interstate water. The Section 404 jurisdictional limit for a water of the United States is defined at 33 CFR Part 328. The jurisdictional limit for a non -tidal water of the United States is determined by the jurisdictional wetland boundary and/or the ordinary high water mark. The jurisdictional limit of a wetland is determined in accordance with the Corps of Engineers 1987 Wetlands Delineation Manual. Otherwise, presence of the indicators stated in the definition of ordinary high mark (33CFR 328.3(e)) are used to establish the jurisdictional limit of a water of the United States. The basis of this jurisdictional determination is shown on the enclosed checklist. B-18 February 2009 darina APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.13: E.3 - 404 Jurisdictional Waters Any discharge of dredged or fill material within the designated jurisdictional area requires a Section 404 permit from the Corps of Engineers. The Corps of Engineers emphasizes avoidance of the delineated jurisdictional area. Please review this delineation and evaluate your proposed activity to ensure that avoidance of the jurisdictional area is given full consideration in your design. If all discharges of dredged or fill material occur outside the designated jurisdictional area, no Section 404 permit is required. If avoidance is not practicable, please reference File Number 2006 -00929 -MB when submitting your Section 404 permit application to the Corps of Engineers. Please be advised that your application needs to substantiate that avoidance of designated jurisdictional areas is not practicable and substantiate that impacts to waters of the United States have been minimized. Furthermore, you are hereby advised that the Corps of Engineers has established an Administrative Appeal Process for jurisdictional determinations which is fully described at 33 CFR Part 331. The Administrative Appeal Process for jurisdictional determinations is diagrammed on the enclosed Appendix C. If you decide not to accept this approved jurisdictional determination and wish to provide new information please send the information to this office. If you do not supply additional information you may appeal this approved jurisdictional determination by completing the attached "Notification of Administrative Appeal Options and Process and Request for Appeal" form and submitting it directly to the Appeal Review Officer at the address provided on the form. The receipt of your letter is appreciated. If you have questions, please contact Marjorie E. Blaine at (520)584-1694. Sincerely, G�Cindy Lester P.E. Chief, Arizona Section Regulatory Branch Enclosure(s) B-19 February 2009 mandarina F. Vegetation APPENDIX B—DEVELOPMENT CAPABILITY REPORT 1. Vegetative Communities and Associations on the Site The Mandarina site consists of previously graded and disturbed lands. Historically, this property was used for agriculture and ranching. Due to previous site disturbance, there is minimal existing native vegetation. The ground plane consists of non-native grasses and invasive weeds. Pima County Land Information System classifies the land as "Warm, Temperate Grasslands." Native vegetation is of the Creosote-Cruxifiction Thorn Series of the Arizona Upland Subdivision of the Sonoran Desert (Brown, 1994). Vegetation found on the project site includes the following: Trees Shrubs Cacti Mesquite (Prosopis velutina) White Thorn Acacia (Acacia Prickly Pear (Opuntia Mexican Palo Verde constricta) englewannii) (Parkinsonia aculeata) Creosote (Larrea tridentata) Barrel Cactus (Ferocactus Salt Cedar (Tamarix spp.) Desert Broom (Baccharis wislezenii) sarothroides) Cholla (Opuntia spp.) 2. Vegetative Densities Existing vegetative densities found on the project site are relatively sparse when compared to undisturbed Sonoran Desert vegetation found in the region. No washes are located on the site, nor the typical vegetative densities associated with them. The northern two-thirds of the site have Creosote, Barrel Cactus and Cholla as light vegetative cover, but they are not found on the southern one-third of the site, due to more historically intensive agricultural patterns. (See Exhibit App. B: F.1- Vegetative Densities, pg. B-21) 3. Significant Vegetation and Federally -Listed Threatened or Endangered Species No significant vegetation or endangered species occur on the site, but the Arizona Game and Fish Department has recorded that the Thornber Fishhook Cactus occurs within a three mile radius. Considering that the microhabitat preferred by Mamalaria thornberi is the area beneath the overhanging side branches of Ambrosia dumosa (Rutman 1995), and that no undisturbed Sonoran desert vegetation exists on the site, it is unlikely that Mandarina has the vegetation patterns to support the habitat for Thornber Fishhook Cactus or any other significant and/or endangered species. (See ExhibitApp.B: F.2 -Arizona Game and Fish Department Letter, pg. B-22) References: Brown, D.E. (Ed.). (1994). Biotic Communities: Southwestern United States and Northwestern Mexico. Salt Lake City, UT: University of Utah Press. Rutman, S. (1995). The distribution of Mamillaria thornberi on Saguaro National Monument, Tucson Mountain Unit, Arizona. Tucson, Arizona: Saguaro National Monument. B-20 February 2009 mandarina �- LEGEND Low Vegetation Density (20%) Very Low Vegetation Density (10%) APPENDIX BDEVELOPMENT CAPABILITY REPORT 0 00 00# X00 Source: Field Observation, Pima County Land Information System, Town of Marana GIS Department, 4/10/06 B_21 February 2009 O H N ^N W N ON N 0� O oc � M � ' o oc -c�QZO� O� oM N.Uai �V�aQ darina 7 V V O 5, N ++ N 'E N .>. v M AD O f0 L ya o Z N W N E A d i0 U U U co Li fB J N T N m E 00 U) N � L- O co cy � �. LL _r_ C U O N ,� U N E Q i .. U U N Ma O O O coQ d CL L o > > N l!J ao Ov O Q' U N co E Z N r N U co co co U)) 3 y y 12 c V N N ) V o u c N E d 0 U O a y .� N (6mZOd O N� C N Q N c - Z U U a .� C 04d o� �y� y a r 10 OO ywEV p H O MOp0 MN 7 R> L cn E 1 O m aU) O ?5VO a O }0 O o WW U n v LL O U O O 7 OL R OL OL cLw0MaM a H N U U U) > � E O` U U (6 Oc d p U uo O U U s Ew M ZO O. .0 UI N WW O UN O E 6 m m r. U O E 0 0 N 0 U O O O m U U 0) C7d 5/19 APPENDIX BDEVELOPMENT CAPABILITY REPORT Exhibit App.& F.2 - Arizona Game & Fish Department Letter m M 3 0�o Li fB N M N T N E 00 N � L- O o ao U N cy � �. SM A) 3vO _r_ C U O N ,� U U C E Q i .. U N Ma O O O =0o d CL L o > > N ani Z ao Ov O Q' U N co E Z N r N E O U O Q' U)) 3 y y 12 c V N N ) V o u c N E d N vi y .� N (6mZOd O N� G� is C N Q N c - (6 N J 00 � M M Q L Q wU)0 N c'Ec�NO02U) 04d o� �y� y N O "J � L (D m D0 Lo?-..2 ywEV Ocv LONc 4-- MOp0 MN 7 R> L cn Em�Nd2 O RwNpq O d i Na O aU) ?5VO a O +Z U - +O to C: dE�,aWiyaWi^a�iya�ia�icy`aa�i v Q� N M U 7 OL R OL OL cLw0MaM a d O 7 EaaUmaa O J d cu U N O i U O (D O) cu 0- B-22 February 2009 darina APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.B: F.2 -Arizona Game & Fish Department Letter O N N 0) cu 0- B-23 February 2009 0 0 > U Q r> c 0 0 0 cUo a)oo a= 0 CQ a3 V) � -0 -0 V c o c� =m�°�oa) �0o Sas E Acs) 3 Q-0 a) u�a3 u) 07-0--mU-w c �. 0 E az U) O' � ) a) 0 0 yo �0 Ec�2 c?'E c0) E v > O p N �v �� U) 0) O -O c O' MO O O o> cn U C) U U �� 0 00 (6 a) a o 0) o �o �-0 � O O U)>,N O O U O h 4 .o > (6 E N cc. cE 0-a)> 0c = O as0 •• a) �'�0m0� U) U) u)E O -t U)j Nh �" r ) a5 i 0 7 U 0 (6 O O aaz Q O N o ate)> a,00 >� Q0 a30 as 0 c> ai 0 a)M00)� 0.om.���� oco: �000� a) E o tq� 0 0 c a3 Q oY a) a) V) U> a3 a3 T.� 0 m i .Z O v °> > a3 aa3� � E �� o� 0 M 0a- a) O a �w � N a) c v 0 E o m 0 ~ cam_ 0LL0 E o ��~ U cn o �o ao o >.o c ct ` c0 > > E c c o civ a) a) 0 c �-o c a) M-0 >.w M `� a M (D 0-) U O O O(.E L�-6(�-6 o> N o r p c��(o O X000(0 -0 E o o o "-mss U) C -) O ma 0 (O O -0 N N (O .. 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U.O-W U) > E o O .. �� � �cn 6U o W 0'i. v1 N- '-� O o.N� E O -0 N C (6 0' -O -p O N E C) M 0a=.., > -p C O M E' G' MO cC E N' E O- E � C .U) ' N -0 U E U) E -0 N C U (B N O O .E 0— a) .O _0_ LL O N L(') .E .� -0 O 00 O O 7 (6 N r U) a= C (6 000 V N U) � 0 M Q N N O� � E 0 8O U N N cn -0 0 f�J N V 0 -0 � (N6 ct ct Q 'z (6 N 0 O U) (6 -0 O Q C 0 E J O LL (6 (6 Q O N N C O C N 0) E�:T � 0EL U) C r a) XON 0 cn a) E Quu) � C �(0 N Q. E cn E C a) N a) N N O. O N N N> U N C U 0 '� LL O O 00 U 0 Q L L 0 0 \ 0 0 V� Py Q > H -0 Q M H -0 N O (N (x6 d I (n -0 W 0 N LL LL LL O S -0 — U' L _ O N 0) cu 0- B-25 February 2009 darina APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.B: F.2 -Arizona Game & Fish Department Letter B-26 B-26 February 2009 E Ln 0 ma) sa)c Sn c.2 -O T0 (6 Q fn N N a) }6 X N O N > m O 0+ m c O p .fn a) E m 0O LD m —O O a) E m U) a) N �_ (6 .� m E .O Q c 0— (�6 MO O 2 m � � � O 8 a) 0 O 2 0 a) U C �- (�6 Q E - ,F 0 0 a) N N O m') :� >+ 0 E m O0"' Q ,F +�-.E _�-0 0 0 0 Q V) L U O N O V) U (�6 E a) z) E 7 U) a) O a) Uj O m -O U 0 Z) � O 0 O O 0 O Q (6 _ O- V) O U 'O Q a m � N N j > -O O E O- U N 0 a) .N V) W O E N 0 O a) > c fn > L 7 0 + O N a) �, m (6 U) a a) �_ O N O O O .O O O O O C U U) a) O N m > N N 0 m U m Q > c a) c U a) a) (6 U) a) 0 0 0 U) 7 fn m a OU U O N fn m m (6 N U) O .(6 — O +6 (6 .N C Y N m Q N M U a) a) a) Q_ -O_ O� 0) 0 p 0 0 L E m m O O > m a) > 0 a) ' 0 E c O N +-' V) O -O U O 0 a) E a) O U c-0 C O O U V) -p in m m a) m m W U)— a) m U E N +� O L m -O M U) O O U) O fn Z).- c C a) - c c U '> c N U) .� E -0 O 0) a O __ O N U) N C L aa).S� o) H2 0 E Ea- Q.S� Q cn 0 0- m E a) o) 0 m S 0) >+ O c c p >, >O, O m E ,� fn O 0) + c a) a) a) a) U N U (6 0 m V) .E O U( m .O a) � m -O 0 0 O V) O r- c c cr o o a) U c �� c E �� E c 'U -0 m 7 a) V) 'a) c >+ U a'� c Q+-� O Q m U) a 0U m 0 a) >m�� �Qc� m�� �- U) (n �u>icro `) O U � 0)m � L I Z U N' o a) -0 V) o O a) U C O U a -O .� 0 N a) (T6 (T6 C m E m E � a) T c� a) m ��� c� E m m °? om U) c- m _0) a U).o m M-0 U) �0-0E O Q >+ Q O E c -0 m N a) Q Q c fn U O (6 a) " -0 m m � 0 '> c >, > Q V) O a) a) E m m 0 o a0) Cc mrn_ 0 a)_010 c: LU m s U c�O 0) m a) O a) -O Q V) a--� L -0 � — 0 -O m (T6 'p C O m O N _ N a V) >+ c a 0 O O O Q O -r-,= a) +O'' ) O L E ,- m � a E W -O E -O OU 0 a) ( >, QL U a) Q� U O Q c c DUO Q U 0 O Ep O NW • INC cC a m m O O V) >' -a a) � 0 a) a -O O 0 V) -'c j a) V) a) O U O 7 > N fn 0 E m `) E .� E a U N a) _O m> 0 a) _ a) m a m U 0, .� �O >, E U 5 ,fn � a) O a) a) E (6 V) c N Q :� > m m m c a N T E MO cC m �c m + 0 +-' E .E -O m -O m a) ,Z' U E L a) m c U E c O V) '- m Q ON N ON ma n m N +O�N O>C a)E 0 -E-0 >, O a) > E > U)� c Q Z77�� O m U m o-0 W a m m c c 0 T W °� c ami ami c 'C y c m 0 U M N �y E .fn W a) >' N V) 0 N p m- a E a) c U a) .0 E V) m a) O a) c L m '� L O U ._ E m L 7 V W m .0_ U _ > — OHL )Q > E°) a)o�- c0- c� M0a) -0c a� a) a) a lama VA P. Q m 7 a ate., -O a m N O U � M a) V Ln .E W U) H O E m B-26 B-26 February 2009 darina U C O U O ?� c- 2 2 ami a E N c: u) O N� 0-w APPENDIX BDEVELOPMENT CAPABILITY REPORT ExhibitApp.B: F.2 -Arizona Game & Fish Department Letter E O N N E E Q N 2) m O Z >. U c fn N N C -O > O E Q U Q U w E O N .E M 2) 0 U C N Q N E m Z U C O U i6 i6 U) N Q B-27 February 2009 mandarina G. Wildlife APPENDIX B—DEVELOPMENT CAPABILITY REPORT 1. Presence of State -Listed Threatened or Endangered Species Although there are no Federally -Listed Threatened or Endangered Species found on the site, the Arizona Game and Fish Department has defined other five Special Status Species that occur within 3 miles of the site by using the Heritage Data Management System: Tucson Shovel -nose Snake, Western Yellow -billed Cuckoo, Cactus Ferruginous Pygmy -owl, Sonoran Desert Tortoise and the Yellow -nosed Cotton Rat. A survey to determine the presence or absence of the cactus ferriginous pygmy -owl was conducted in 1999 by Thomas Olsen and Associates. The conclusion of the survey was that the site contained no suitable pygmy owl habitat. The CFPO bird has since been delisted. (See ExhibitApp.B: G.1- Pygmy Owl Critical Habitat, pg. B-29 and ExhibitApp.B: F.2 -Arizona Game and Fish Department Letter, pg. B-22) B-28 Febr-uary 2009 darina APPENDIX B DEVELOPMENT CAPABILITY REPORT EYhibitApp.B: G1- Pygmy Owl Critical Habitat LEGEND Cactus Ferruginous Pygmy Owl Proposed Critical Habitat - 2002 boundary 0 1,000 2,000 Scale: 1"=2,000' Source: Pima County Land Information System and U.S. Fish and Wildlife Service, 5/25/06 B-29 February 2009 mandarina H. Soils and Geology 1. Soils APPENDIX B—DEVELOPMENT CAPABILITY REPORT According to soil survey data obtained from the Natural Resource Conservation Service, the soil associations found on the project site are a variety of silty, clayey and sandy foams. The soil types would not present a constraint in developing the site. Geotechnical testing will need to be conducted, prior to development, to study their weight bearing capacity. (See Exhibit App. B: H.1- Soils Analysis, pg. B-31) 2. Geologic Features Since the project site lies in the Santa Cruz River Basin, at the base of the Tortolita Alluvial Fan, the geology of the site consists of alluvial materials that have been deposited over time. There are no distinctive geologic features found on the project site. B-30 February 2009 mandarina APPENDIX B DEVELOPMENT CAPABILITY REPORT ExhibitApp.B: H.1- Soils Analysis LEGEND Gh - Grabe Loam AhB - Anthony Sandy Loam Pm - Pima Silty Clay Loam GbB - Gila Loam, 1 to 3 Percent Vu - Vinton Anthony Sandy Loam GbA - Gila Loam, 0 to 1 Percent 0 500 1,000 Gm - Grabe Silty Clay Loam Scale: 1"=1,000' Source: Pima County Land Information System and Natural Resource Conservation Service, 4/10/06 B-31 February 2009 mandarina I. Views 1. Views from the Site APPENDIX B—DEVELOPMENT CAPABILITY REPORT Mandarina consists of flat topography sloping gently downward from east to west. The entire site has an expanse of mountain views; including the Picacho Mountains and Picacho Peak to the northwest, Baboquivari Peak and Kitt Peak to the southwest, the Tucson Mountains to the south and the Silverbell Mountains to the west. Views to the east are a mosaic of layered mountain views dominated by the Tortolita Mountains, with the San Maniego Ridge, Mount Lemmon and Pusch Ridge (in the Santa Catalinas) visible in the distance. Views to the south include distant features of Mt. Wrightson and Elephant Head in the Santa Rita Mountains. (See ExhibitApp.B: 1.1- ViewAnalysis, pg. B-33) 2. Views into the Site Mandarina is highly visible from Interstate 10 and Tangerine Road due to the relatively flat topography found on the site and its adjacency to both roads. The site is generally screened to the northeast due to grading from the CAP canal. (See ExhibitApp.B: 1.2 -Areas of High Visibility, pg. B-38) B-32 February 2009 mandarina APPENDIX B DEVELOPMENT CAPABILITY REPORT ExhibitApp.B: I.I - View Analysis 1*31 0 500 1,000 Scale: 1"=1,000' B-33 Febritag 2009 mandarina OView looking southeast from northwest property corner (across property) © View looking southeast from northwest property corner © View looking east from northwest property corner APPENDIX B -DEVELOPMENT CAPABILITY REPORT VIEW ANALYSIS B-34 Febr-uary 2009 mandarina View looking northwest along CAP canal from northeast property corner View looking northwest from northeast property corner OView looking southwest from northeast corner APPENDIX B -DEVELOPMENT CAPABILITY REPORT VIEW ANALYSIS B-35 Febr-uary 2009 mandarina View looking northeast from southeast property corner View looking west from southeast property corner OView looking east from southeast property corner APPENDIX B -DEVELOPMENT CAPABILITY REPORT VIEW ANALYSIS B-36 Febr-uary 2009 mandarina View looking southwest from southwest property corner a View looking northwest from southwest property corner ® View looking east from southwest property corner APPENDIX B -DEVELOPMENT CAPABILITY REPORT VIEW ANALYSIS B-37 February 2009 mandarina APPENDIX B DEVELOPMENT CAPABILITY REPORT ExhibitApp.B: I.2 -Areas of High Visibility Tangerine Farms Road LEGEND = Areas of High Visibility 0 500 1,000 Scale: 1"=1,000' B-38 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT J. Traffic Circulation and Road System The major roadways in the project area are Tangerine Road and Interstate 10. Tangerine Road is the south boundary of the project site, while 1-10 is the western boundary of the project. The next closest major roadway to the site is Dove Mountain Boulevard, located approximately 5 miles east of 1-10. Interstate 10 is a controlled access facility that bisects the Town of Marana. A current project by the Arizona Department of Transportation (ADOT) widened 1-10 from two to three lanes in each direction from Cortaro Road to Pinal Air Park Road. At Tangerine Road there is a diamond interchange with on ramps, off ramps, and frontage roads on both sides of the Interstate. The westbound Frontage Road (east of 1-10) operates as a one-way facility in the vicinity of the project site. In addition, as shown in Figure App.B: J.1, the Union Pacific Railroad (UPRR) runs parallel to 1-10 and crosses Tangerine Road at grade approximately 125 feet east of the westbound ramps. FIGURE APP. B: J.1 — WES'CBOUND TANGERINE ROAD Al I-10 The intersections of Tangerine Road with the eastbound and westbound ramps were recently improved to add traffic signals. Other improvements included the relocation of the western frontage road near the interchange, the addition of a second lane for the westbound and eastbound off ramps, and the re - striping of Tangerine Road under the 1-10 bridge. Tangerine Road is a major arterial designated as a 6 -lane facility in the Major Routes Map of the Marana General Plan'. The posted speed limit in the vicinity of the project is 40 mph. The roadway section includes one travel lane in each direction without curbs, sidewalks or turn lanes, but with graded shoulders. Widening of Tangerine Road to 4 lanes east of 1-10 is included in both the 2030 Regional Transportation Plan' and the 20 -year plan of the Regional Transportation Authority3. In addition, the Town of Marana recently completed the extension of Tangerine Road west of 1-10 as a 4 -lane divided arterial. The road, which has been named Tangerine Farms Road, opened in June 2008 serving Gladden Farms, Rancho Marana, the Westcor and Cottonwood sites, and other commercial, residential and industrial uses. B-39 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT Table App.B: J.1, below, summarizes the major characteristics of the existing roadways. As shown, the 1-10 corridor has 350 feet of right-of-way, with a width of over 500 feet in the vicinity of the interchange. Along Tangerine Road there are 300 feet of right-of-way through the horizontal curve adjacent to the site, but the right-of-way narrows to approximately 200 feet east of the project site. Tangerine Farms Road (on the west side of 1-10) was developed with a 250 -foot right-of-way. TABLE APP. B: J.1 - 2008 ROADWAY INVENTORY Roadway Travel Lanes Shoulders 'peed Limit (mph) R/W (ft) ADT (veh/day) 1-10 Mainline 6 Paved 75 350 52,200 Tangerine Road 2 Graded 40 300 9,900 Tan erine Farms Road 4 Paved 40 250 1NOA In terms of Traffic, 1-10 handles a variety of traffic patterns ranging from interstate commercial traffic to commuter traffic in the Tucson region. The latest traffic volume count, conducted byADOT in 2006 found the Average Daily Traffic (ADT) to be 49,200 vehicles. Tangerine Road serves regional traffic between Marana and Oro Valley, and provides access to 1-10 for residents of communities such as Dove Mountain and Rancho Vistoso. Accept Consulting Services conducted a 24-hour count on Tangerine Road just east of UPRR on April 5, 2006. The ADT for Tangerine Road was 9,300 vehicles per day. The daily and peak hour volumes were collected in 2006. Therefore a 3% exponential growth rate was agreed upon with Marana and applied to the traffic volumes to obtain the current 2008 traffic volumes. As shown in Table App. B: J.1, current daily traffic volumes of 52,200 veh/day and 9,900 veh/day are obtained on 1-10 and Tangerine Road, respectively. References 1 Marana General Plan, Town of Marana, 2007. 2 2030 Regional Transportation Plan, Pima Association of Governments, June 2006. 3 Transportation Plan of the Regional Transportation Authority, Regional Transportation Authority, 2006. B-40 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT K. Recreation, Open Space, and Trails Currently, there are no developed parks or recreation facilities located within a mile of Mandarina. Three planned trails in the Town of Marana - Park, Trail and Open Space System Master Plan are located near the site; the Wild Burro Wash Trail is located to the north side of Tangerine Road, extending east of the property; the CAP Canal Trail is planned along the eastern boundary of the CAP Canal; and the Santa Cruz River Trail is planned to the southwest along the Santa Cruz River. According to the Town of Marana Northwest Area Plan Open Space, Parks and Trail System, an undeveloped special purpose park lies to the east of the CAP Canal. A planned bike trail is to run along the rail road tracks. The Tangerine Greenway is planned on the northern edge of the Tangerine Road R.O.W., which includes a greenway with a divided urban trail along the entire Tangerine Road Corridor. (See Exhibit App. B: K.1- Open Space, Recreational Opportunities, Parks and Trails, pg. B-42) B-41 February 2009 darina APPENDIX B DEVELOPMENT CAPABILITY REPORT ExhibitApp.B: K.1- Open Space, Recreational Opportunities, Parks and Trails 01KU rcouie --,or • • • • • • Trail Route Note: CAP Canal trail is conceptual and final location may change at the discretion of the Town of Marana. 0 1,000 2,000 Scale: 1"=2,000' Source: Pima County Land Information System, Town of Marana General Plan & Town of Marana NorthwestArea Plan B42 February 2009 mandarina L. Cultural Resources APPENDIX B—DEVELOPMENT CAPABILITY REPORT The Mandarina project area has been the subject of a number of cultural resources investigation projects since the early 1980s. Initially the project area was surveyed as part of the Northern Tucson Basin Survey and several sites were identified on the Mandarina property. Three of these sites, AZ AA:12:326, AA:12:455, and AA:12:459 were subsequently tested and recommended as not eligible for inclusion to the National Register of Historic Places. Ken Rozen of the Arizona State Land Department concurred with the recommendations on sites AZ AA: 12:326 and AA: 12:459. John Madsen of the Arizona State Museum, acting on behalf of the State Land Department, concurred with the eligibility recommendations on site AZ AA: 12:445. No further archaeological investigations need to be conducted on these sites. The entire property was re -surveyed in 2008 by Tierra Right of Way Services Ltd. During this survey the above-mentioned sites were re-examined and were also recommended as not eligible to the National Register of Historic Places. Two previously recorded site, AZ AA:12:325 and AZ AA:12:663, were re-examined during the 2008 survey and both have been recommended for eligibility testing to determine whether they have sufficient integrity and research potential to be listed on the National Register. Three new cultural properties, AZ:AA:12:1060, AA:12:1061, and AA:12:1062, were identified during the 2008 survey. AZ AA: 12:1060 is an artifact scatter that has been partially destroyed by the construction of a gravel quarry in the northeastern corner of the property. Tierra recommended that the remainder of the site may have additional research potential and that it should be tested to determine if it is National Register eligible. Site AZ AA:12:1061, is also a small artifact scatter that has been recommended for testing to determine whether it retains integrity and enough research potential to be eligible for the National Register. Site AZ AA: 12:1062 is a series of four canal segments that have been recommended for inclusion on the National Register because of their research potential. Careful investigation and documentation of these features should be sufficient to mitigate any adverse affects the planned development will have on the site. Sites AZ AA:325, AA: 12:663, AA: 12:1060, and AA: 12:1061 will be subject to archaeological testing prior to development of the property. The survey report and testing plan have been accepted by Ms. Su Benaron, the Town of Marana Cultural Resources Manager. B-43 Febr-uary 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT M. Existing Infrastructure and Public Facilities 1. Water There are no existing facilities on the project site. The Town of Marana will provide water for this site. 2. Sewer The Town of Marana will provide sewer service for this site. 3. Schools and Libraries There are no schools or libraries within a one mile radius of the project boundary. 4. Police, Fire and Emergency Services The specific plan area falls within the Northwest Fire District. There are no police or emergency services within one mile of the specific plan boundary. Police and Fire Stations are located at the Town of Marana Municipal Complex to the northwest of Mandarina; a Fire Station is located within Dove Mountain, to the east of Mandarina. 5. Solid waste disposal and recycling Waste disposal and recycling will be provided by private companies. 6. Private Utilities An active Trico Electric line runs through the site. Currently no services are provided. Electricity, telecommunications and cable television services will be extended into this project area when it is necessary though agreements with the specific private utility companies. (See ExhibitApp.B: M.1- Existing Infrastructure and Public Facilities, pg. B-45) N. McHarg Composite (Constraints) Map Information regarding topography, hydrology, views, vegetation and wildlife has been compiled on the following exhibit to create a McHarg Composite Map. (See ExhibitApp.B: N.1 - McHarg Composite (Constraints) Map, pg. B-46) B-44 February 2009 mandarina APPENDIX B—DEVELOPMENT CAPABILITY REPORT ExhibitApp.B: M.1 Existing Infrastructure and Public Facilities �r r c Marana�Civil_ Complex NQQ�� ❑� Existing Union Pacific Dove Mountain Railroad Crossing Qfl� Mandarina °` Q Tan erinn arms Road - - Q Q o ` LEGEND Sewer Water Main Southwest Gas Pipeline * Police Station Fire Station 0 3,000 6,000 ■ ■Town of Marana Limit Scale: 1"-6,000' Source: Pima County Land Information System; Town of Marana General Plan & Town of Marana Northwest Area Plan B-45 Febr stag 2009 ma darina APPENDIX B DEVELOPMENT CAPABILTTV REPORT ExhibitApp.B: N.1- McHarg Composite (Constraints) Map Tangerine Farms Road LEGEND NOTE: Areas of High Visibility There is no significant wildlife habitat on site. Off-site Flow Concentration Points which Impact the Site. (See App -B, Section E-2, pg. B-12) 0 500 1,000 Low Vegetation Density (20%) Scale: 1"=1,000' Very Low Vegetation Density (10%) Contour Interval=1' B-46 February 2009 mandarina Appendix C—Legal LEGAL DESCRIPTION APPENDIX C -LEGAL PARCEL 1: THAT PART OF SECTION 36, TOWNSHIP 11 SOUTH OF RANGE 11 EAST, G.& S. R. B. & M., PIMA COUNTY, ARIZONA, LYING NORTH AND EAST OF THE UNION PACIFIC RAILROAD RIGHT OF WAY; EXCEPT THAT PORTION DESCRIBED IN DOCKET 7626 AT PAGE 853, AS RECORDED IN THE OFFICE OF THE PIMA COUNTY RECORDER; PARCEL 2: LOT 3, AND THAT PORTION OF LOT 4 IN SECTION 31, TOWNSHIP 11 SOUTH OF RANGE 12 EAST, G. & S. R. B. & M., PIMA COUNTY, ARIZONA LYING NORTH AND EAST OF THE RIGHT OF WAY OF THE UNION PACIFIC RAILROAD AND NORTH OF TANGERINE ROAD AS DESCRIBED IN DOCKET 11487 AT PAGE 2029; AND PARCEL 3: THAT PART OF LOTS 1 AND 2 AND THAT PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER (SW4SE4NW4) OF SECTION 31, TOWNSHIP 11 SOUTH, RANGE 12 EAST, GILA AND SALT RIVER MERIDIAN, PIMA COUNTY, ARIZONA, LYING SOUTHWEST OF CENTRAL ARIZONA PROJECT TRACT NO. TA -3-2n (93-92428); SAID PROPERTIES BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 36; THENCE NORTH 00 DEGREES 42 MINUTES 58 SECONDS WEST, A DISTANCE OF 1011.09 FEET TO THE POINT OF BEGINNING, A POINT ON THE NORTHEASTERLY LINE OF THE UNION PACIFIC RAILROAD RIGHT- OF-WAY, SAID POINT LYING SOUTH 0 DEGREES 42 MINUTES 58 C-1 Febr-uary 2009 mandarina APPENDIX C -LEGAL SECONDS EAST, A DISTANCE OF 1633.01 FEET FROM THE EAST QUARTER CORNER OF SECTION 36; THENCE ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE NORTH 50 DEGREES 12 MINUTES 14 SECONDS WEST, A DISTANCE OF 6610.04 FEET TO A POINT ON THE NORTHERLY LINE OF SAID SECTION 36; THENCE UPON THE NORTHERLY LINE OF SAID SECTION 36, NORTH 89 DEGREES 31 MINUTES 27 SECONDS EAST, A DISTANCE OF 2390.78 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION 36, MONUMENTED BY A 1-1/2 INCH LEAD CAP ON A 1 -INCH OPEN PIPE (OUTSIDE DIAMETER); THENCE CONTINUING UPON SAID NORTHERLY LINE, NORTH 89 DEGREES 31 MINUTES 05 SECONDS EAST, A DISTANCE OF 2483.12 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.O.W. 412 694+23.96 200' RT. R-3"; THENCE CONTINUING UPON SAID NORTHERLY LINE, NORTH 89 DEGREES 19 MINUTES 24 SECONDS EAST, A DISTANCE OF 115.13 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.O.W. 418 694+81.63 200' RT. R-3" ON THE SOUTHWESTERLY LINE OF THE U.S. DEPARTMENT OF THE INTERIOR CENTRAL ARIZONA PROJECT TRACT NO. TA -3-2n (93-92428); THENCE UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES 35 MINUTES 44 SECONDS EAST, A DISTANCE OF 96.13 FEET TO A POINT ON THE EAST LINE OF SAID SECTION 36, MONUMENTED BY A ONE-HALF INCH REBAR WITH ATAG MARKED "PE 2368"; THENCE CONTINUING UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES 26 MINUTES 15 SECONDS EAST, A DISTANCE OF 1022.83 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR BM R.O.W. 706+00.00 100' RT. R-8"; THENCE CONTINUING UPON SAID SOUTHWESTERLY LINE, SOUTH 30 DEGREES 26 MINUTES 50 SECONDS EAST, A DISTANCE OF 1059.47 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.O.W. 414 716+59.42 100' RT. R-3"; THENCE CONTINUING UPON SAID SOUTHWESTERLY LINE, SOUTH 15 DEGREES 50 MINUTES 10 SECONDS EAST, A DISTANCE OF 672.10 FEET TO A 4 INCH BRASS DISK STAMPED "U.S. DEPARTMENT OF THE INTERIOR B.M. R.O.W. 415 723+68.19 100' RT. R-3"; THENCE UPON THE WESTERLY LINE OF SAID CENTRAL ARIZONA PROJECT, SOUTH 88 DEGREES 48 MINUTES 18 SECONDS WEST, A C-2 Febr itary 2009 mandarina APPENDIX C -LEGAL DISTANCE OF 100.01 FEET TO A FIVE-EIGHTHS INCH REBAR WITH A 1-1/2 INCH ALUMINUM CAP STAMPED "416 R.O.W. RT."; THENCE CONTINUING UPON SAID WESTERLY LINE, SOUTH 01 DEGREES 07 MINUTES 06 SECONDS EAST, A DISTANCE OF 102.35 FEET TO A FIVE- EIGHTHS INCH REBAR WITH A 1-1/2 INCH ALUMINUM CAP STAMPED "MMLA RLS 18557" ON THE EAST -WEST CENTER SECTION LINE OF SECTION 31; THENCE UPON SAID EAST -WEST CENTER SECTION LINE, NORTH 89 DEGREES 32 MINUTES 13 SECONDS EAST, A DISTANCE OF 82.99 FEET TO THE NORTHEAST CORNER OF LOT 3, MONUMENTED BY AN 1-1/2 INCH ALUMINUM CAP IN A 2" PIPE (INSIDE -DIAMETER); STAMPED "ANDERSON PE 2368"; THENCE UPON THE EAST LINE OF LOT 3 OF SECTION 31, SOUTH 00 DEGREES 37 MINUTES 06 SECONDS EAST, A DISTANCE OF 1320.57 FEET TO THE SOUTHEAST CORNER OF LOT 3 AND THE NORTHEAST CORNER OF LOT 4, MONUMENTED BY AN 1-1/2 INCH ALUMINUM CAP ON A ONE- HALF INCH REBAR STAMPED "S/S RLS 7599"; THENCE UPON THE EAST LINE OF LOT 4, SOUTH 00 DEGREES 36 MINUTES 27 SECONDS EAST, A DISTANCE OF 520.54 FEET TO A 1/2 INCH REBAR WITH A TAG MARKED "RLS 14145" ON THE NORTHEASTERLY LINE OF TANGERINE ROAD PER DOCKET 11487 AT PAGE 2029, SAID POINT LYING ON AN ARC OF A NON -TANGENT CURVE, CONCAVE SOUTHEASTERLY, A RADIAL BEARING OF SAID CURVE THROUGH SAID POINT BEING NORTH 27 DEGREES 56 MINUTES 12 SECONDS WEST; THENCE SOUTHWESTERLY UPON SAID NORTHEASTERLY LINE, ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 1104.95 FEET AND A CENTRAL ANGLE OF 22 DEGREES 15 MINUTES 54 SECONDS, FOR AN ARC DISTANCE OF 429.38 FEET, TO A POINT OF TANGENCY, MONUMENTED BY A FIVE-EIGHTHS INCH REBAR TAGGED "MMLA RLS 18557'; THENCE UPON SAID NORTHEASTERLY LINE, SOUTH 39 DEGREES 47 MINUTES 54 SECONDS WEST, A DISTANCE OF 200.00 FEET TO A FIVE- EIGHTHS INCH REBAR TAGGED "MMLA RLS 18557' ON THE NORTHEASTERLY RIGHT OF WAY OF THE UNION PACIFIC RAILROAD; THENCE ON THE NORTHEASTERLY LINE OF SAID RAILROAD RIGHT-OF- WAY, NORTH 50 DEGREES 12 MINUTES 14 SECONDS WEST, A DISTANCE OF 967.10 FEET TO THE POINT OF BEGINNING. C-3 Febr itary 2009 mandarina APPENDIX C—LEGAL THE ABOVE-DESCRIBED PROPERTIES (PARCELS I, II, AND Ill) CONTAIN 342.297 ACRES OF LAND, MORE OR LESS. PARCEL 1: 245.808 AC. PARCEL 2: 54.459 AC. PARCEL 3: 41.030 AC. Wol8557 J. o. TEAGUE a Jeremiah 0. Teague R.L.S. 18557 C-4 February 2009 darina APPENDIX C—LEGAL C-5 February 2009 Q r � O o C) D El ^ H E C4�q� 'd co o 4 � H A U � S�7 tl3 � C-5 February 2009 lm� mandarina -� APPENDIX D—STREET SECTIONS ExhibitApp.D1- Street Classification Matrix Table D.1: Street Classification Matrix Street Name Classification Median R.O.W. Width Travel Lanes Speed Limit Multi -Use Lane Pedestrian Ways Public Surface Tangerine Road Arterial Yes 200'(1) 6 40 Yes Yes Yes Paved Adonis Road Arterial Yes 150' 4 40 Yes Yes Yes Paved Major Collector `A' Collector No/Yes (2) 51'/81' (2) 2 35 Yes Yes Yes Paved Major Collector `B' Collector Yes 57' 2 35 Yes Yes Yes Paved Minor Collector Collector No 41' 2 30 No Yes Yes Paved Village Center `A' Collector Yes 77' 2 25 Yes Yes Yes Paved Village Center `B' Collector Yes 61' 2 25 Yes Yes Yes Paved Local `A' Local No 36' 2 25 No Yes No Paved Local 'B'(') Local No 24' 2 25 No Yes No Paved Local`C' Local Yes 50' 2 25 No Yes Yes Paved Alley/Private Drive Local No 20' (4) 2 15 No No No Paved (1) Tangerine Road: 200' R.O.W. width corresponds to the proposed amendment to the Major Streets and Routes Plan. (2) Major Collector'A Alternative 3 (51' R.O.W.) with 15' of Future R.O.W. on each side allows for the 81' R.O.W. should four travel lanes be required (refer to Exhibits App.D:5 and App.D:6). (3) See pg. D-27 for Design Exception Request and pg. D-28 for Northwest Fire Approval Letter. (4) Alley / Private drive may use common area easement in lieu of right-of-way. a Febr-uary 2009 rel 0 C5 r TCL6 Cz F J CL6 Cz � J C13 F— J 'C3 41 M CB C-') -C3 Q� C co J m W ca C6 n Cn N O C6 U) N N L O .C� G C- O s= N E m N U) O ML O 0 Q O O O Cn Cn s= _0 C6 s= O f� O N O O L _0 O � � N Cc C) O O n'; CL) Q O .L O CL) U N a% L a = H Cl) Z 0 0 0 N N cn Z? d? CU �, C= :.r-- co J CL ca co co -2 m �] cn co C ca (D � J C6 n Cn N O C6 U) N N L O .C� G C- O s= N E m N U) O ML O 0 Q O O O Cn Cn s= _0 C6 s= O f� O N O O L _0 O � � N Cc C) O O n'; CL) Q O .L O CL) U N a% L a = H Cl) Z 0 0 0 N N cn Z? d? 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T cn ccn _ m _CD "d (V U � u ccs U5 cu W C m 75 i2 c -mc� � .6 ca UJ 2 w OD C C coC � J r CD CD ca J N Q C V �� O n a� c ccz �J U) Co Co J 0 c LOc6 Y co co M CL EO p � L d i ai � "d (V U .. cz a) C m ca c -mc� � .6 ca UJ 2 w > 0 Gi (3.) [/] CV � C CCS J Lo (1.) CB Q C Z3 -_ CCU C= � C. W C77 • C6 Co CO Co W (3.) [/] CV � C CCS J Lo (1.) U3 � C CCS Z3 J Ri 0 - Cll Co CU a C3 Cfl J C6 FU L U C7)CL m (L3 C1 L � i Cll d c C � o Z 0 0 0 0 N .a Gi mandarina my 1 c ¢ APPENDIX D -STREET SECTIONS ExhibitApp.D:ll - Street Section, Local Street A 15' Common Area Easement for Public Utilities, Maintenance, Signage and Pedestrian Access at Final Plat RIW 36' R.O.W. d � 4' L 6' 8' Sidewalk Parallel Parking Landscaped Curbway • Local 'A' is a private street • On -street parking allowed • Rolled Curb Local Street'A' - 36' R.O.W. 10' Travel Lane 10' Travel Lane 8' 1 6' 1 4' 1 Parallel Sidewalk Parking Landscaped Curbway Febr-uary 2009 mandarina APPENDIX D -STREET SECTIONS ExhibitApp.D12 - Street Section, Local Street'B' 15' Common Area Easement for Public Utilities, Maintenance, Signage and Pedestrian Access at Final Plat RM! RM! 24' R.O.W. 4' 6' Sidewalk I I Landscaped Curbway • Local 'B' is a private street • No on -street parking allowed • Rolled Curb Local Street'B' - 24' R.O.W. i 12' 12' 6' L 4' L Travel Travel Sidewalk Lane Lane I Landscaped Curbway Ji: D-12 Febr-uary 2009 V � c cu O o co C cu CL E Cc CD LL CO N y--' W [6 co � c N Q (D U C b cu Q E m 0 LD ZZ LD O a-=• N N M CL 0 - LO yLO -!45 a U _0 CU EL CYi L c o C LL CM m cif CA cn U cu U W Q N c CD Qcu cn c o N a E E U � 0 N •:f. • M 6 �L ca L � f13 U _ co CQ � [U CO U U3 =U _ co J O C U co O U c Nco CU CU CDi E � J [n co O L cu c co F7- _C3 ca.cu cu Y U u CV co r— co J U3 O7 co C� N O W Cly c O N J c coO E E X co E � Q CO c� CC] cu w N -C3 cu V cu o 0 _ c8 J N Cu co C ca cm C U>co c CL cB C C) • M 6 �L mandarina APPENDIX D—STREET SECTIONS ExhibitApp.D:14 - Street Section, Alley 20' Common Area Easement 5' 20' S' 101 1 Min. Clear Travel Min. Clear Zone Lane Zone • 20' Travel Lane is within the Common Area Easement. Alley - 20' Common Area Easement D-14 Febr-uary 2009 � e`a (D� R R CDU - 20' Common Area Easement 5' 20' S' 101 1 Min. Clear Travel Min. Clear Zone Lane Zone • 20' Travel Lane is within the Common Area Easement. Alley - 20' Common Area Easement D-14 Febr-uary 2009 day} na APPENDIX D—STREET SECTIONS Exhibit &prD: -Ma anaStreet S andad Detail 120-7 E]5 February 2009 / 0 / / / i z \ &\/ §\y o 0 a § \ y \\ z y w / \ % y 5 - \ Of U� e B 2/ & � E ® $ & ~ Q -e < \ \ ƒf ƒ ~ /2E 7 e _ / \/� w y 0- - 5 F- c& a- ® \GS E = E �\ . § Of =z ° $ _ § < a § 0 \ \o f /ƒ 0 y \ GS ] z %§ EA &± \ . \-\ 2@ K( 6 a �N j\ \\ \�§E\ \� w » 3C :2<ee /(\( / / § 0 @ § 2 Of \ ,cam < F-- F ®Lr).z/ �0 i 2 \ 6 ° \o z � ) \} ° a/ ® ƒ E]5 February 2009 day} na APPENDIX D—STREET SECTIONS Exhibit &paD: -Ma ana Street S andrsDetail 120-1 E]e February 2009 \ { 0 - z 00 § d o z k � -- � � \ §§ f 22 za y \§\ E °o k \ R ^ \ ® < 0 / & \ & \\ / / § o y ) G R C) e < w w < y2 �\ °~ a & \ § \ $ q a. �y ~ T $~ § < / Zm D § \_ < \) \ N v \ § /\ Z \ > r=.,e y® \ 2f � � § to§ LJ / / F— \ \R \ § ® 2=� \§ E \ƒ e° � z \ Lo j\ j § ¥ K& § - « e = E 9 ! 2- mJ Uo e= eE 3 ° QN 2N } / L § a §B d}g FLLJ \ uA Q 9 o ƒ £ K_ e e . § 08 §\3 3 k GS KGG k E 2 \ § ?m / o � '6 � j 8 G3 \ \ U: / $ / E]e February 2009 day} na APPENDIX D—STREET SECTIONS Exhibit «prOp-Ma araStreet S anda d Details #ma E]Z February 2009 \ Z \ / \ Li \ ¥ – - — -- –_� M 0 \ \ \ Z -J PE® ° 4 />® so U & � } Z: % <u / /q t®— R @ a � §§ « Z: R } w «_ �E w u /\ o 04§ / o / (N a LU \ o j} \ ® \J } \kms + [® »a 0 \ // 77 e . 7 f �N\ \ G \/ 2 ® 5B z # & oz \ \/ e \ ~ �j % \\ }0 {\p /( 3\ C) f $ K& 5« 7 J So j0 M a ----� f �o O5 $M 0 6 a 5~3Zg \� e eduuuo �& o \0 5R® \ «b ®}o3 \b § 1 £ 3 = eeo >eo z L 7e=\j )/ o / ® '6 �§ LLJ° 5/ jj a:/\ \ \/ E]Z February 2009 Iru darina APPENDIX D—STREET SECTIONS ExhibitApp.D:18 - Marana Street Standards Details 110-2 D -18 February 2009 W J U O z N O N I O J 0 r H � - FLU O 0 W W f� z _ N �Q in O O =oma V ¢ W J 0 z J W Nvw V U w ZLjj z— W a 0 o� o M z N ¢ D m N g Z < O ¢ J N m I _7— 1 N � N L F- 3 -- -- ¢ \ z o m � Q N o Q 4 Z z ' a o H 3 z w U 0o N M Z g � d Z C) a � O g N W d 0) a- 0 O CO N Q s. ^ M VON N zo 0 o a Sx z < o V) - ¢ o p '- w O cn O N1 0 U >V)M= J o Op W H d - D Z O 0 U to p Z —_ }2 d0 O~ N 00 � `L m jp ¢ V7 0..00 UZN N W W 0 W V) V) Q H dOw Uo p ZO - T -j >�m �¢ Z O �joo= 3 o F- U5V)m N m W W _0 Q K C � O N 3Q O m,� �� >i ww 0 0- O -::D a 3 O q Y t - D -18 February 2009 day} na APPENDIX D—STREET SECTIONS txh+&«rrO: -Ma anaStreet S anda d Details #m! E]g February 2009 \ § \ \ \ 0 \ ®---------- ° % \ % w .. 2 \8 < o m \\ E e § # z } / b § \ \ \ < oy o « ® 5 \\ \ :2 _ j OD c &} .d � > K Ofo:« r2 « 5 + \\?S = z u 2 \» 00�� 04 F� } &5 > - \R k g « b�°§||§} 4 g G \ §0 j\ uG - \�/ �& ® 2 of § }3 62 £ 00 ) � + c/) F- ---------- J }/ }\ \ z/ � \± e E c k» E_ {/ 2 \ m •\ § / \\LLJ \ Of ° -F- \ \\ E]g February 2009 day} na APPENDIX D—STREET SECTIONS Exhibit &paO7O-Ma anaStreet S andad Detail 100-6 Ego February 2009 \ Z \ RUJ \ « \ z § § ®{\ of % \ < o u e < e e @ § / \ § / $ z < < g o o w z z - ® � G_ G / § 2 — - — / 2 \ » \ w 0- z c« 2 e = / 5 =E2 Li q \ \ ®§ ( z 0z �� z�§ < U u= z \ § \_ \ =_ L0// y < d % =S § 7 m / / j 5 of o \ �z / .� \ 0\\7 .: 5 { / o \ -` C)w § u - /oma * ® \ ± y =y} /\-J 7I \ < q § 3� G/ X < f -- z0-<° C) z§\\ o ) \ z4z z 5z �) zo 7 =m§� j < .§ V) I-- \ ��\j z eWuo § -- --- Z V) = . g \ \b\5 zou§/ E D:2 § \ £s 5 % §2 ®:5� / 32F5 �® 02 /y =5e< ) G3 $$ zGwa \. =c Z/ >j \ Ego February 2009 darina APPENDIX D -STREET SECTIONS Exhibit App.D:21- Marana Street Standards Detail 100-5 W J Q Q Li ZLn Q J O O� ¢ O F F W w Q S Z � f6 �Q � W � M W ----------- Q Ir J Z Q Q mI}- J m Lo Q (o O ZD W O (n W Z Cn 8d J � in ¢ Q O O � N ul � CO N z�� oo(( O0 N J O I W F - Q N Q p CD W J > 0- nQ-1 (n O W � Q N Lq G,v N OZ 9 W d rsaa 3 w -- — -- — ----- a a rn U o __j } F v N co - W m CL F= O ON UZQ W � S J J W Y pL U - J Q Z W 0 = � -J2 az~ c� W I- N W E-- Q CD C1 >(nm N O (n CO F. m W i� H N - O C y C N O m ,� W W Q C a '\ Z 3 d O D-21 February 2009 darina APPENDIX D -STREET SECTIONS ExhibitApp.D:22 - Marana Street Standards Details 100-4 D-22 February 2009 W J U O d O z � I J 0 _ O W — W p W z f6 �� `G -- -- - (n O m� w o U o a� z W m oQ o� w J O LU Li _I N N Z Z W iD Q 0 O P O Q W N :2 Of in O N W Z3 J N pp co J OLU N W > N of > � -_W r n N A _ O� � I Z_ 2 Z JO ck� N Z Q O 3 � �r 00 w mi Q N ... c H t!7 N UI G1vit 69e N W _ h V c? h N U a d } W °3mba'd 't ~ > ?i W O V ~~ J m N f- m H WR J m O N C) O 7 U O V Z W Li H Q d N J J c O W YOv) J Z UHC O _ _ _ _ _ _ _ _ _ _ _ Q W = Z W H (n Uj W I— O >Vnm Z o Q y cn m z o d m F- ~ N c a� (If 6 Q) N O L C �+ m O o, Z c W W N Lij F -- N °- z Q F0 - a D-22 February 2009 day} na APPENDIX D—STREET SECTIONS {xh+&&paO: -Ma anaStreet S andad Details 100-3 Eta February 2009 LU \ / p \ / \ LU z 3 V) 3 z a z o § U j 7Q25 >az q § ® a_ F- \ Uj UJ U) z ® e o -- =zw =G/[ < \ g}--- \ / & § A ) 0z ® < z o:2 \ u ¥Sr7 T ?r* So \7� l /® \\ G LU 0z § / `f = o y U - + \ mo 7 �\ ±� \� 3/ zn cr 2 / ��0 §\ J ( /0z / Wm Ld ƒ/§ \/ § « 6� }\E$ Z \ 2 : m� /m Li / >Lj z 2< 0- < < �+ Eta February 2009 darina APPENDIX D—STREET SECTIONS ExhibitApp.D:24 - Marana Street Standards Detail 100-2 D -24 February 2009 W J Q 0 OW Z N O J 0 H U W W Z 2 to Z Q W i - J N m U — � Z U Uw U (- O cn W Q N z)= m m C5 W coQ w� Of W �Q(n O004wf W oma„= w 3 V)i'w L _ of O N w W o ~Lr) Q in co Q N O O O _ N K ¢ J N (n oo Q I U tD d O N J - N W H a w a <¢ a o J O av �., _ 04 � Z •_ i � 0 ` 4 C O w Q O (n J Gw 11 N W cc � O z Q ry O �. I LU �� Lu Z �O W0� a,by 0 O Q Z N Z ¢ Z O Lo[D W O �� ZOUZ Q \ N O d a Q m W H WW U W* H 0Q p ~UJ O a� S�I- �- LD mr¢¢¢ w o <(� cn U Lj =~3'Z(Z'i WJOW- W �W L Z O W CD OZ� Q --------- Z �O Q� N> LLJ p O L Z J Z O (n M m0 Q U 7 ------------------ JF¢F-- gm wd-Q 7 -j><o> Jp W (n(nZ m m=m Z O ® W O O W Q = W LLI N (n (n J WW. m m t 5 S QOa ¢c..>� ��F- I- NZ O wz W Wo N C L opo oo� >co 4 c o Q) W J Q N O Q W m Q Q J W a� ��a J SwFa--=Z) D c U O Q Z N_j w O j Q Z - > W W 2Q OUm WF- com(n ¢SQ (Jn(nUmLd C cr d O F- D -24 February 2009 darina r w--------------- < -----------Q Q Q W m Jp Z W O a�0z'n o of W u7 O N CV APPENDIX D -STREET SECTIONS ExhibitApp.D:25 - Marana Street Standards Detail 100-1 O W \I Q O I � `° W zO T Q o J N K Z F- N N :D t I Z O I= m LJ m F- 0 C 0) 0 O c:i mO m v] W W O C a z-0 Q D-25 February 2009 �n \I I � N K Z O a F Q Q J m co Z U 1I o _O0 N J ------¢� p 0 O J O W o ° N a 0 IN a—Q�— O Z V) w = F- N N :D t I Z O I= m LJ m F- 0 C 0) 0 O c:i mO m v] W W O C a z-0 Q D-25 February 2009 N J )- ¢ Q Q W ------¢� p 0 O J O W o W a 0 IN a—Q�— O Z V) w = Y O O ¢ H U J z W � ------------- Z O LLJ 4 W0F _O 'Lo F-0 31 Lom F- N N :D t I Z O I= m LJ m F- 0 C 0) 0 O c:i mO m v] W W O C a z-0 Q D-25 February 2009 darina APPENDIX D -STREET SECTIONS ExhibitApp.D:26 - Marana Street Standards Detail 100-1 D-26 February 2009 J N O T O — O N OT W H O W _ z N 7� W LAJ w n �• N H V) U � JQ a w — — — — — — — — — — — — — _ O Qp => LLJ CL Z ¢ U in��Zw N J Ld N1 ck� N 0 io 01 ¢ Q \\ \ Q 0 J Q -F: � No � 2 d' } N .— Q ��. 'p m0 N O : D o_ O J r n L0 tfJ � Lq Cv 2 LLJ O J - (y c G�vti Qj e spa O �y'aQw zi? z� o a='¢�cwn Ljj p �� ::DozQW in Kw -- ----- — p p O N z 00 N tib. in d Y O cn z O Q Z W ~ W m W H® 00 2 ~ d' fn mOf C N O c L m � n O a Y H ¢ D-26 February 2009 I&- � mandarirna Design Exception Requests APPENDIX D—STREET SECTIONS As part of the design of Mandarina, the developer wishes to in general provide a more interesting and developed roadside of landscaping and meandering sidewalks as shown in the sections of this appendix. To accomplish this, the developer is asking for a design exception to reduce the right of way width of the sections to the back of curb. The meandering sidewalks and landscaping will then be maintained by the HOA of the development. An easement allowing the Town to continue to utilize the space behind the curb for roadway maintenance, signing, and public utilities will be provided. Also, a public pedestrian access easement will be provided to insure access to the meandering sidewalk. Section "Local Street B" (Appendix D, pg. D-12) is a section that in addition to having the right of way at the back of curb and its supporting mitigation, also narrows the street section to twenty four feet back to back of curb. This will be a private street section in which the HOA will enforce no parking on both sides of the street. A letter from Northwest Fire is attached to this appendix to support this section. D-27 February 2009 hdarina APPENDIX D—STREET SECTIONS Exhibit App.D: 27 - Northwest Fire Approval Letter NOR'THWES'T FIREAESCUE DIS'TRIC'T' SERVING RESIDENTS OF THE NORTHWEST FIRE DISTRICT, THE FLOWING WELLS COMMUNITY AND THE TOWN OF MARANA Administration/Life Safety Services 5225 W. Massingale Rd. Tucson, Arizona 85743 Phone: (520) 887-1010 FAX: Administration (520) 887-1034 www.northwestfire.org Northwest Fire/Rescue District is a proponent of life saving home fire sprinkler systems December 12, 2008 Mr. Chad Rodriguez MSP Companies 650 S. Cherry St. Suite 435 Denver CO. 80246 Reference: Mandarina Specific Plan, Street Section Design Exception Request Dear Mr. Rodriquez: This letter is in response to our meeting concerning the Mandarina project. Northwest Fire approves the concept idea of the cross sections for streets in this development. We look forward in continuing to work with you on any problems or concerns that may arise as your project develops. In the event you have any questions or concerns please contact the undersigned at 520-887- 1010 extension 5003. Thank you. Yours in fire and life safety James Pratt, Fire Plans Examiner D-28 February 2009 I&- � mandarirna APPENDIX E—PROPOSED PLANT LIST Appendix E—Proposed Plant List The following plants are proposed for use in Mandarina landscapes: Trees Acacia anuera Acacia berlandieri Acacia salacina Acacia shaffneri Acacia smallii Celtis reticulata Cercidium floridum Cercidium microphyllum Cercidium x `Desert Museum' Cercidium praecox Chilopsis linearis `Lois Adams' Chilopsis linearis `Warren Jones' Fraxinus greggii Fraxinus velutina `Rio Grande' Lysiloma thornberi Olneya tesota Pithecellobium flexicaule Prosopis glandulosa Prosopis velutina Quercus buckleyi Quercus virginiana Palm Trees Phoenix dactylifera Chamaerops humilis Washingtonia robusta Shrubs Abutilon palmeri Acacia constricta Acacia greggii Aloysia wrightii Ambrosia dumosa Anisacanthus quadrifidus wrightii Buddleia marrubifolia Caesalpinia pulcherrima Calliandra californica Calliandra eriophylla Calliandra hybrid `Sierra Star' Cassia nemophila Cassia wislezenii Celtis pallida Chrysactinia mexicana Mulga Fern Acacia Willow Acacia Twisted Acacia Sweet Acacia Western Hackberry Blue Palo Verde Foothills Palo Verde Desert Museum Palo Verde Palo Brea Desert Willow Desert Willow Little Leaf Ash Fan Tex Ash Fern Tree Ironwood Texas Ebony Honey Mesquite Velvet Mesquite Red Rock Oak Live Oak Date Palm Mediterranean Fan Palm Mexican Fan Palm Superstition Mallow Whitethorn Acacia Catclaw Acacia Wright's Bee Bush White Bursage Mexican Flame Bush Woolly Butterfly Bush Red Bird of Paradise Baja Fairy Duster Pink Fairy Duster Sierra Star Desert Cassia Shrubby Cassia Desert Hackberry Damianita Daisy E-1 February 2009 I&- � mandarirna APPENDIX E—PROPOSED PLANT LIST Condalia globosa Bitter Condalia Condalia warnockii Mexican Crucillo Cordia boissieri Texas Olive Dalea bicolor Silver Dalea Dalea frutescens Black Dalea Dalea pulchra Bush Dalea Dodonea viscosa Hopbush Encelia farinosa Brittlebush Eremophila spp. Emu Bush Ericameria larcifolia Turpentine Bush Hyptis emoryi Desert Lavender Justicia californica Chuparosa Justicia candicans Red Justicia Justicia spicigera Mexican Honeysuckle Larrea tridentata Creosote Bush Leucophyllum spp. Texas Ranger Prosopis pubescens Screwbean Mesquite Rhus ovata Sugar Bush Salvia spp. Sage Santolina spp. Santolina Simmondsia chinensis Jojoba Sophora secundiflora Mountain Laurel Tecoma spp. Yellow Bells Vauquelinia californica Arizona Rosewood Viguiera stenoloba Golden Eye Vitex agnus-castus Chaste Tree Wedelia texana Devil's River Accents Agave spp. Agave Aloe spp. Aloe Asclepias linaria Pine Leaf Milkweed Asclepias subulata Desert Milkweed Carnegia gigantea Saguaro Dasylirion acrotriche Green Desert Spoon Dasylirion longissimum Toothless Desert Spoon Dasylirion wheeleri Desert Spoon Dietes bicolor Fortnight Lily Euphorbia rigida Gopher Plant Fouquieria splendens Ocotillo Hesperaloe funifera Giant Hesperaloe Hesperaloe parviflora Red Yucca Nolina microcarpa Bear Grass Pedialanthus macrocarpus Lady Slipper Opuntia spp. Prickly Pear Yucca spp. Yucca E-2 February 2009 I&- � mandarirna Perennials APPENDIX E—PROPOSED PLANT LIST Hymenoxys acaulis Angelita Daisy Baileya multiradiata Desert Marigold Berlandiera lyrata Chocolate Flower Melampodium leucanthum Blackfoot Daisy Penstemon spp. Penstemon Psilostrophe cooperi Paper Flower Ruellia brittonia Purple Ruellia Sphaeralcea ambigua Globemallow Tagetes lemmonii Mt. Lemmon Marigold Verbena spp. Verbena Zinna acerosa Desert Zinnia Ornamental Grasses Muhlenbergia capillaris Pink Muhly Muhlenbergia dumosa Bamboo Muhly Muhlenbergia emerslyi EI Toro Muhlenbergia lindheimeri Lindheimer's Muhly Muhlenbergia rigens Deer Grass Groundcovers 1 Vines Acacia redolans Prostrate Acacia Bignonia capreolata Tangerine Cross Vine Calylophus hartwegii Sundrops Dalea capitata Green Dalea Dalea greggii Trailing Indigo Bush Ficus pumila Creeping Fig Lantana montevidensis Trailing Lantana Macfadyena unguis-cati Cat's Claw Vine Mascagnia lilacina Blue Orchid Vine Mascagnia macroptera Yellow Orchid Vine E-3 February 2009 mandarina Appendix F—Traffic Impact Study APPENDIX F—TRAFFIC IMPACT STUDY A. Circulation Concept Plan The Town of Marana, ADOT, and property owners in the area are currently working together to design and construct a new Traffic Interchange (TI) for Tangerine Road at 1-10. The proposed plan will provide a new interchange for Tangerine Road approximately'/2 mile northwest of the existing TI. The proposed interchange will include a grade separated crossing at the Union Pacific Railroad tracks (UPRR) and will convert the west frontage road to one-way operation (eastbound). The east frontage road (westbound) will remain as a one-way facility. The existing crossing of Tangerine Road under 1-10 will remain and connect to the frontage roads. The existing ramps will be removed after the proposed TI is constructed. The construction of these improvements will significantly change the traffic patterns in the area and will determine the constraints and opportunities for the circulation of the Mandarina project. Exhibit App.F: 1, pg. F-2, presents the proposed circulation plan for the Mandarina project and the overall Tangerine/1-10 area. As shown, primary access to the project will be from the new Tangerine Road and Adonis Road. Access will also be provided from the existing Tangerine Road (at the south end of the project). In order to coincide with the traffic forecast horizons of other studies in the project area, the level of development and traffic impacts of the Mandarina project was evaluated for 2015 and 2030. Partial development of Mandarina is expected by 2015, while the entire project is anticipated to be completed by 2030. 1. Phase 1 - 2015 This initial stage of the project will consist of 211 multi -family dwelling units and 151.79 acres of commercial uses. The peak hour and daily volumes are estimated using the trip generation rate provided in the Institute of Transportation Engineers (ITE) Trip Generation, 7th edition'. Based on discussions with the Town of Marana, and the mix of commercial and residential uses, it is assumed that 15% percent of the total generated trips will be internal to the site. In addition, 34% of the external peak hour trips and 20% of the external daily trips generated by the commercial are expected to be pass -by trips, which are made as intermediate stops on the way from an origin to a primary trip destination. As presented in Table App.F:1, this phase of the project is expected to generate approximately 21,243 primary external trips per day, with 745 trips taking place in the morning peak hour, and 1,675 trips in the evening peak hour. F-1 Febr-uary 2009 mandarina APPENDIX F—TRAFFIC IMPACT STUDY ExhibitApp.H - Site Plan & Circulation S � , s �FFT AX . o�tio l - H or q,Qy qOQ� T o� Oq G A - F 1700 � 750'_ C ff7' 80 Q .70 O� 600 t B 150'f - 2� .0 (3 LEGEND MS R Oq0 re r LEGEND t Full Access Intersection Right—in Right—out Intersection Traffic Impact Study - Site Plan and Circulation Source: PSOMAS, December 2008 0 500 1,000 Scale: 1"=1,000' F-2 Febiwaiy 2009 mandarina TABLE APP. F:1 - PHASE 1 TRIP GENERATION APPENDIX F—TRAFFIC IMPACT STUDY Land Use Acres Density Res/Ac or FAR No. Units Unit Daily Trips In AM Peak Out Total In PM Peak Out Total Multi-FamilyDwelling Units 10.53 20 211 DU 1,416 21 86 107 87 47 133 Commercial 82.06 0.14 500.4 kSF 19,343 251 160 411 870 942 1,812 Commercial 11 69.73 0.08 243.0 kSF 8,101 369 130 498 250 391 642 Total Tris 28,860 641 375 1,016 1,207 1,380 2,5871 Internal Capture 15% 4,329 96 56 152 181 207 388 Pass -By Reduction (20% Daily 1341% Peak 3,288 73 46 119 251 272 524 Total Primary External Trips 21,243 472 273 745 774 901 1,675 Primary access from Tangerine Road to the site will be obtained from Mandarina Boulevard and Adonis Road, located approximately'/4 mile and'/2 mile, respectively, from the proposed TI. Additional secondary access will be provided by several connections to Adonis Road both north and south of Tangerine Road. In order to quantify the change in traffic volumes on Tangerine Road, the following assumptions were made: • 15% of the traffic entering/exiting the site will be to/from the east via Tangerine Road, representing trips to Dove Mountain, Oro Valley and other areas to the east for schools/day care, employment, shopping, and recreation. The other 85% of the traffic will be to/from the west via Tangerine Road. Those trips will then split with 40% of the trips using 1-10 to/from the south towards the Tucson area, 25% using 1-10 to northwest Marana and Pinal County to the north, and the other 20% using Tangerine Farms Road. • The background traffic was calculated by subtracting the traffic generated by the Traffic Analysis Zones (TAZs) representing Mandarina from the total traffic presented in the Tangerine Road Traffic Interchange Area Transportation Overview Study' prepared by Curtis Lueck and Associates (CLA). Specifically, it was determined that 100% of TAZ NW COMM 2B and NW COMM 3, 50% of TAZ NW COMM 4, and 35% of TAZ NW MDR 2 represent the Mandarina project in the CLA report. ExhibitApp.F:2, pg. F-4, shows the projected site traffic in the area in 2015 based on the assumptions described above. The daily traffic on Adonis Road and the realigned Tangerine Road will reach 6,800 and 17,800 veh/day, respectively. Exhibit App.F:3, pg. F-5, illustrates the projected total traffic in the area in 2015. The daily traffic on Adonis Road and the realigned Tangerine Road will increase to 24,600 and 51,500 veh/day, respectively. These traffic volumes can be compared to accepted roadway capacities for arterial roads, such as Exhibit 3 in Procedures for Preparation of Transportation Impact Studies', which is adapted from the Florida Quality and Level of Service Tables'. Based on that exhibit, the capacity of a four -lane roadway is 31,100 vehicles per day at LOS D, while a six -lane roadway can accommodate 49,300 veh/day at LOS E. Using those guidelines, Adonis Road will operate at LOS D as a four -lane roadway. The daily traffic on Tangerine Road east of Mandarina will reach 51,500 veh/day, which is 2,200 veh/day over the capacity at LOS E for a six -lane road. However, the level of access control on Tangerine Road is likely to result in a higher F-3 Febr-uary 2009 February 2009 daring APPENDIX F -TRAFFIC IMPACT STUDY ExhibitApp.17:2 - 2015 Site Traffic Volumes 19 �A 0) 5 (22) ° 172 (117) � s1x(187) • 3 . Y �S RO 6800 (13) 45 141) 143 (0) �O 03) 68 (255) 164 1C 189 6103 '.. 30 (541) / (310) a l+ SAO (210) ( ) 0 (0) (0)`R 213 , (o) c_ CD -cc N c°� 151 0 12 1(182) (0) (43:-5 � 10- • ° I • (06) (348) ,860 x(64) (0) �(31) 20 x 0 (11 9) I i 109 (198) �(�yl360) 3) (180) 79 2 (268) (13) O 122 (11) 1 D 1 G �� (0)/i \ (0) : 94 O (207) 173 (4) (0) :325) (155) �� 192 No • ° (323) (0) (31) 7� I� (0) 29 T36 °) _ �(V (1 25 (170) INE FARMS ROAD °> C. MS R 0)�° 6 �° \ i 0 it ° • � (o) • °R� ° i g 6 • °) (o) �. i (o> (0) • °0 - (o) o LEGEND X,XXX Average Daily Traffic f �(o) (o) y XX AM Peak Hour Volume (XX) PM Peak Hour Volume Traffic Impact Study - 2015 Site Traffic Volumes t 0 500 1,000 Source: PSOMAS, December 2008 Scale: 1"=1,000' F-4 February 2009 darina APPENDIX F—TRAFFIC IMPACT STUDY Exhibit App.F:3 - 2015 Total Traffic Volumes Traffic Impact Study - 2015 Total Traffic Volumes 0 500 1,000 Source: PSOMAS, December 2008 Scale: 1"=1,000' F-5 February 2009 darina APPENDIX F—TRAFFIC IMPACT STUDY capacity than the one reported in the Marana table. As an example, Oracle Road handles over 57,000 veh/day north of Ina Road. In addition, this condition on Tangerine Road will be temporary, as the construction of an interchange at Moore Road (expected to take place prior to 2030) will attract trips away from Tangerine Road. Analyses of Traffic Operations using Synchro indicate that all intersections can operate at acceptable LOS with the following roadway and traffic control improvements (depicted in Exhibit App.F:3, pg. F-5): • Improve Tangerine Road to six lanes east of 1-10. • Construct Adonis Road as a four -lane divided roadway with 150 feet right-of-way through the Mandarina project, as shown in the Adonis Road street section (Appendix D of this document). • Signalize the intersections of Tangerine Road with Mandarina Boulevard and with Adonis Road, as well as the intersections of Adonis Road with Tangerine Farms Road and Mandarina Boulevard. The traffic signal warrants in the Manual on Uniform Traffic Control Devices (MUTCD) must be evaluated prior to installation of traffic signals. Other internal intersections will be unsignalized with stop control on the minor streets. • Build Mandarina Boulevard as three -lane roadway (as shown in the Major Collector street section in Appendix D of this document) and other internal streets as two-lane roads (as shown in the Minor Collector street section in Appendix D of this document). • Provide the exclusive left -turn and right -turn lanes at major intersections as shown in Exhibits App.F:2 and App.F:3. F-6 February 2009 mandarina 2. Phase 2 - Buildout APPENDIX F -TRAFFIC IMPACT STUDY This stage will complete the master plan and will include a total of 1,201 residential units and 201.86 acres of commercial uses. 2030 was selected as the horizon year for this phase. The projected land use by parcel is presented in Table App.F:2. It is anticipated that the 2030 roadway network will be similar to that identified for 2015. However, an interchange will be constructed by 2030 at Moore Road and Adonis Road will connect to Moore Road. TABLE APP.F:2 - LAND USE PLAN Parcel Land Use Density Res/Ac or FAR Area Ac Intensity # Units Unit A Commercial 11 PM Peak Out Total 104.60 0.08 FAR 365 kSF B Commercial 52.67 0.14 FAR 321 kSF C Commercial 15.41 0.14 FAR 94 kSF D Commercial 15.28 0.14 FAR 93 kSF E Commercial 2.10 0.14 FAR 13 kSF Multi -Family Dwelling Units 10.53 20 RAC 211 DU F Commercial 3.80 0.14 FAR 23 kSF Multi -Family Dwelling Units 5.90 20 RAC 118 DU G Commercial 3.20 0.14 FAR 20 kSF Multi -Family Dwelling Units 8.34 20 RAC 167 DU H Commercial 3.20 0.14 FAR 20 kSF Multi -Family Dwelling Units 8.14 20 RAG 163 DU 1 Commercial 1.60 0.14 FAR 10 kSF Multi -Family Dwelling Units 6.87 20 RAC 137 DU J Single -Family Dwelling Units 1 50.60 8 RAC 405 1 DU ROW 1 49.96 TOTAL 1 342.20 The trip generation from the proposed land uses is summarized in Table App.F:3. As shown, the project is expected to generate 30,488 primary external trips per day, with 1,304 trips taking place in the morning peak hour, and 2,457 trips in the evening peak hour. As with Phase 1, it was assumed for the trip generation process that 15% of the total generated trips will be internal to the site for recreation, commercial, etc. In addition, 20% of the external daily trips and 34% of the external peak hour trips to the commercial areas will be pass -by trips on the way into or out of Mandarina. TABLE APP.F:3 - TRIP GENERATION AT BUILDOUT Land Use Acres Density Res/Ac or FAR No. Units Unit Daily Trips In AM Peak Out Total In PM Peak Out Total Multi -Family Dw ling Units 39.78 20 796 DU 4,932 79 315 394 296 159 455 Single -Family Dwelling Units 50.60 8 405 DU 1,502 35 58 93 82 53 135 Commercial 1 97.26 0.14 593.1 kSF 21,602 278 178 455 973 1,054 2027 Commercial 11 104.60 0.08 1 364.5 kSF 1 12,153 553 194 747 375 587 962 Total Trips - - - 40,188 945 744 1,689 1,726 1 853 3 579 Internal Capture 15% 6,028 142 112 253 259 278 537 Pass -By Reduction (20% Daily/ 34% Peak 3,672 80 51 132 281 305 586 Total Primary External Trips 30,488 723 581 1,304 1,186 1 27D 2 457 The trip distribution in 2030 will be similar to 2015, except that the construction of a new TI at Moore Road will draw traffic to the north and west of I-10 and Tangerine Farms Road towards Moore Road. F-7 Febr-uary 2009 darina APPENDIX F—TRAFFIC IMPACT STUDY Overall, 15% of the traffic entering/exiting the site will still be to/from the east from Tangerine Road, while 40% of the traffic will be to/from the south via 1-10. The original 25% site trips to the north on 1-10 will split between 1-10 (10%) and Adonis Road (15)%. Likewise, the 20% of traffic to the Town center and other areas to the west will split between Tangerine Farms Road (10%) and Moore Road via Adonis Road (10%). This results in a total assignment of 25% of the traffic onto Adonis Road to/from the north and reductions in the assignments to 1-10 to/from the north and Tangerine Farms Road to/from the west. ExhibitApp.F:4, pg. F-9, shows the projected site traffic volumes in the area for the year 2030. The daily traffic volumes will reach 20,200 and 10,000 veh/day on Tangerine Road and Adonis Road, respectively. In addition, it is anticipated that the Town of Marana will develop a park and reservoir east of Interstate 10 and north of the existing Tangerine Road. More specifically, the proposed park will be to the east of the Mandarina Project and just east of the CAP Canal. The park will cover 130 acres, including a 104 -acre reservoir and will provide picnic areas and boating opportunities, as well as a number of other recreational activities. Access to the park will be provided by Mandarina Boulevard, a proposed collector roadway in the Mandarina project. When the park is constructed, Mandarina Boulevard will be extended (by others) across the CAP Canal and to the east to reach the park. The regional distribution of traffic to and from the Marana Northwest Reservoir and Regional Park will be consistent with the projected 2030 distribution for the Mandarina project. Vehicles leaving the park will use Mandarina Boulevard to Adonis Road. At that intersection, 25% will follow Adonis Road to the north, 15% will use Adonis Road to the south and then Tangerine Road to the east, while the remaining 60% will continue on Mandarina Boulevard to Tangerine Road towards 1-10. The same distribution applies to vehicles entering the park. Exhibit App.F:5, pg. F-10, presents the site traffic generated by the Marana Regional Park on Saturday. The daily traffic volumes from the park will reach 1,578 and 395 veh/day on Mandarina Boulevard and Adonis Road, respectively. As previously discussed, the data in the CLA study (2030 model – full TI at Moore Road) was used as the base for the background traffic, with the modifications similar to that of Phase 1. Exhibit App. F:6, pg. F-11, presents the total traffic volumes once the site trip generation, Marana Northwest Reservoir and Regional Park Facility trip generation, and background traffic have been combined. It should be noted that the Saturday peak hour volumes for the Marana Regional Park have been added to the weekday evening peak hour volumes for Mandarina and the background traffic in order to provide conservative analysis. Park volumes in the weekday morning peak period are extremely small (1 total trip in the peak hour), and therefore are not included in the analysis. The volumes on Tangerine Road will increase to 44,800, which a six -lane section will be able to accommodate at an acceptable LOS. The decrease in traffic volumes relative to 2015 is related to the construction of a new TI at Moore Road. The daily traffic volume on Adonis Road will be 23,600 veh/day, which means that a four -lane section will continue to provide adequate LOS by 2030. F-8 February 2009 darina Traffic Impact Study - 2030 Site Traffic Volumes Source: PSOMAS, December 2008 APPENDIX F -TRAFFIC IMPACT STUDY ExhibitApp.F:4 - 2030 Site Traffic Volumes EWA• `e� 0 500 1,000 Scale: 1"=1,000' F-9 February 2009 darina 0 LEGEND ® Average Daily Traffic XX Saturday Peak Hour Volume APPENDIX FTRAFFIC IMPACT STUDY ExhibitApp.F:5 - 2030 Site Traffic Volumes - Marana NW Reservoir & Regional Park IV V r%u7wl vulll Surface Area: 104 Acres Volume- 2659+ ac -ft Average Depth: 2v' i i �#rtrr��rriir��r�rrr� � i I i ,L—'Aialcr T-catmcnt. i Traffic Impact Study - 2030 Site Traffic Volumes - 0 500 1,000 Marana NW Reservoir and Regional Park Scale: 1"=1,000' Source: PSOMAS, December 2008 F-10 February 2009 darina 9TF (1409) L//L(512) 82299 9 5579) 345620) APPENDIX F—TRAFFIC IMPACT STUDY Exhibit App.17:6 - 2030 Total Traffic Volumes 4 ` 7(55) go 35) 18 41 954 (85) (107) (643) 9 2�< 2 _ •_ 1 4) x(876) 11 0 �87(a) 74) 166 23,60 Q1� 2200 27 (601) (2 09 S �C C �� Q Of � Q 137 222 1356 O (186) (996) • 703 • 183 �'...� , (1303) • 109 (88) _ 27 68) 7 (24 �-►) - F (30) III I 1 • 70 2 (a22) a) (1 1410 x(17) I 1 I n 207 (1072) 1 (423) 0 4 ° • I m �9,y x� 42 0 337 �Q� �(18 92 • a o) y i �� e (295) 27 0) Q I O 3 135 i34 (160 (16) Q� I Z 4a 90 �� ago) na) lP 1� 30�� C�,00 - 631 (2os)� Q- (301) � 353 � s3 (a2°) • _ 1 395 ( ("2475) (198) • • 355 (445) _ X65 • • • ��� o� )� 205) -'. INE FARMS ROAD . ,� 731 �V o �� (las) 59) 4� y..�....,,,_...i,.,..y,.e.,y�F.•e :.�, ,. it _.- � (390) 21 FRjNF F ,• �; v gRMS _ 240 55 75 (250) ,33 �1os> (15) (7740) Ii / 14 (3 • 410) 41 / 110 95 (35) • ( 0) • (305) 08 • `30 (70) 183) � �\(45) v - 15 328 LEGEND (a2s) ( 65 15)(328 LEGEND 545 X,XXX Average Daily Traffic 740) XX AM Peak Hour Volume (XX) PM Peak Hour Volume l e 4 „rte Traffic Impact Study - 2030 Total Traffic Volumes 0 500 1,000 Source: PSOMAS, December 2008 Scale: 1"=1,000' F-11 February 2009 darina APPENDIX F—TRAFFIC IMPACT STUDY Analyses of Traffic Operations using Synchro indicate that all the intersections can operate at an acceptable LOS with the roadway and traffic control improvements identified for 2015. This is a direct consequence of the construction of the Moore Road interchange, which will attract traffic from the Tangerine Road area. References 2030 Regional Transportation Plan, Pima Association of Governments, June 2006. 2 Transportation Plan of the Regional Transportation Authority, Regional Transportation Authority, 2006. 3 Trip Generation, Institute of Transportation Engineers, 7th edition, Washington D.C., 2003. 4 Tangerine Road Traffic Interchange Area Transportation Overview Study, Curtis Lueck & Associates, December10, 2007. Procedures for Preparation of Transportation Impact Studies, Town of Marana, June 2006. Florida Quality and Level of Service Tables, Florida Department of Transportation, 2002. Manual on Uniform Traffic Control Devices, Federal Highway Administration, 2003. F-12 February 2009 Suite 435 650 South Cherry Street Denver, Colorado 80246 Phone: 303.399.9804 Fax: 303.399.3631