HomeMy WebLinkAboutTangerine Thornydale Specific Plan AmendmentTangerine/Thornydale
Specific Pla
PCZ -05151 /SPA -070
MTI -01 /OL\L-.W
P
Revised Octobef
THEPLANNINGCENTER
Q MvWon of TPC Group, Inc
11CIschurch ste6320 tucson oz B5701
Tangerine/Thornydale Specific Plan
PCZ-05151/SPA-07071
Submitted to:
TOWN OF MARANA
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for.-
Tangerine
or:
Tangerine Developments LLC
P.O. Box 65934
Tucson,Arizona 85728
And:
Old Lobo Villagio, LLC
15255 North 40th Street, Suite 131
Phoenix, Arizona 85032
Prepared by.-
THE
y:
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson,Arizona 85701
With assistance from:
Kimley-Horn & Associates
1860 East River Road, Suite 100
Tucson,Arizona 85718
And:
Arroyo Engineering
5675 North Oracle Road, Suite 3203
Tucson,Arizona 85704
TH E
PLANNING
%AmOCENTER
Adopted July 2006
Revised October 2007
For clarification of material contained
in this Specific Plan, please contact:
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone (520) 623-6146
Fax (520) 622-1950
TH E
PLANNING
CENTER
MARANA O [NAN CE NO. 2007.24
P.ELATING TO I)MEVEI.OPMJKN ; APPROVING AND AUT1110R YNt r! N MENIlMMEW
TO THE TA NCERFNETH{?RY'NDALE SPIECIPiC PLAN,
WHEREAS, The TangerincrDurnydAe Spedfic Plan wm adopted by the Marana "T T3
Counai I July 5, 2006, by Ordh3ancc 200.70, :end,,
W -HERE, S, The Plamirkg Cenier represents the properiy o wnefs ofTangerine ` -horoydi lc
pcp-fie Plan that consist of agproxiim picly 59.8 acre of lan4 Iovatod within poisons of 60n5
3 I, Township 1 l South, Range 13 IFast� arid,
WHEREAS, the Marena Pimming Commission held a publir, i-emring on August 2 , 2W7,
and at said nn ting voted unanimowly to reemutiend that the Tuwa Comril approve said
arncndmmm adopting the feconimendod nditionx; arid,
14EREAS, the Marana 'Town Council hmLrrJ fiom repfesentati-vi" 10f the ow. na, stab' find
ram- bm of 'tho puhlic at the regular Town Council medirig held CvoW 2, 2007, anal has
deturnincd that [hu m n dneft]t to the Tangerinallomy talc SpvGi fic plan should be approval.
NOW. THERFFORE� BE rT ORDAINED by the .Mayor and Coundl of the Town of
Marana, Arizona, as follows;
Soetlan 1. Tb.e Ta fl-homydalc Sp ific Phla„ is hereby amended by remving all refereams
rlat indicate that the minor washes will I0111 W418wrbed, to allow additional disturbance for a
qu2si-pubf is entity, (i.e. fire station). including minor amendments to the con m inial projeel
access and laymA, develQprncM regulatio.W. and -Clerical n ss
et as 2, The DcvcA*i- mcnt P3at, in Section 11, and the Uevelvprncnt ftul ,'Seet;ion I'V, am
herdbyamend-cd as ft-1utcd in the socafic plan =endrnent anachod asEXWbit "A'°,
$Miopi 3. The purpose of this anwn ment i s tc modify t]ie spe6tic plan to ciasify, and provide
oppmI.amtities siinilarto ollierdevelopments, in d-cvclepling the rwrimeteial projeet design, subject to
the following oonditionsi, the violation of which shall be trcaiW in thr samr- rr omerr as a vi-alation of
the Tin cif L'M grana Lel Development Code (1�ut whioh shall nook -vwL5c a rL-,,,t,rsiaF of this ftwairg
ordinance)..
I , The applicant shall provide the Town of Marana with aopics of the -applicable SOCAion 404
permit or documenlatton of no-notifiiUtLon NNP cgvcraSe-
MArAxm (hdbu uu t kiln "100T14
Fage 1 of?
2, The total aria of disturb rwe for th-e Northwegi Fire District station shall not excecd 3.5
HcnM and will be subjout im all applicable staiv. and l;�deral guidclincs.
3- All of tic re7oroii g ct ndit6ons of Ordimoce. 2006.20 rcimin applicable to this projixt
except for any eorditiom that h;jve leen modified by this amendment- In whir h 4me Oxx
mo ified oW itims will talk pr odence.
4. troirtipliancc with all appli hle provisions of the Tuwll's Cis, and OTdidances rpt at
ft tithe of arry subscquent development Inc[u4ing, but not lirnikJ to, requirements for
public imprcxwnts-
5- The ultirmit development propose by this arnendmmn[ shAll he consLment with the
a€loV.od Dt velopmenr Agrecincom m amaded.
6, No apprxnmi, pemn t or authori7Arion by the Town of Mamm authorizes Niolation of any
federal or .state law or regulartion or relieves thit applicant or the land Owner fmm
responsibility to cmure wmpfiaime with all appli le fhderal and state laws and
regulations, including tle Emd ngered Species Aci and the Gleam Water Apt,. Appwpriate
experts should be rvaine4 and appropriate federal acid state agencies should be 00malted
to determine any $Minn necessary to assure wmpliaw'ewith apps cable laws and
regulationM,
7- Upon adoption of the ordinance by tht< Mayor acrd Council approving the
TangeTmerMornydale Specific Plan amendment., the applicant shall provide the platntiwlg
dCPQ111Lrent with tk following final edition of the mvised Tacgerin+rnMoimydale SMifiiic
Ptarr arrendmor. ane non -bound original♦ forty bound pim; and, one digital copy in
Microsoft Word or other $cceptahle forrnat, within 60 days of the adoption.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona,. t "
2"d day of Ouaber,
Ed Ho a.y�r
201�7-
ATTEST'
Aiel�m . for n, T-Dwn {C'lcxfk
APPROVED ASTO FORM;
r
Fp&nk sidle' Town
Mwam ChAkm3pe Na. 2a7
Pam 2 of 2
MARANA ORDINANCE NO. 2006.20
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO
CREATE THE TANGERINE THORNYDALE SPECIFIC PLAN.
WHEREAS, The Planning Center represents the property owners of approximately 56 acres
of land located within a portion of Section 31, Township 11 South, Range 13 East, as depicted on
Exhibit "A" and Exhibit "B", attached hereto and incorporated herein by this reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on May 31, 2005, and
at said meeting voted unanimously to recommend that the Town Council approve said rezoning,
adopting the recommended conditions; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staff and
members of the public at the regular Town Council meeting held July 5, 2006, and has determined
that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land
use designation from Rural 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 58.8 -acres of land located
within a portion of Section 31, Township 11 South, Range 13 East, at the northwest comer of
Tangerine Road and Thornydale Road (the "Rezoning Area"), changing the land use designation
from Rural Density Residential to Master Planning Area.
Section 2. The zoning of approximately 58.8 -acres of land located within Section 31, Township 11
South, Range 13 East, at the northwest corner of Tangerine Road and Thomydale Road (the
"Rezoning Area"), is hereby changed from "R-144" (Single Family Residential, 144,000 square foot
minimum lot size) to "F" (Specific Plan) creating the Tangerine Thornydale Specific Plan.
Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of single
family residential, commercial, and recreation and open space uses subject to the following
conditions, the violation of which shall be treated in the same manner as a violation of the Town of
Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance):
Compliance with all provisions of the Town's codes, ordinances and policies of the General
PIan as current at the time of any subsequent development, including, but not limited to,
requirements for public improvements.
Karam Ordiname No. 2".20
Page 1 of 3
2. This rezoning is valid for five years from the date of Town Council approval. If the developer
fails to have a final subdivision plat recorded prior to the five years the Town may initiate the
necessary action to revert the property to the original zoning, upon action by the Town Council.
3. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer
shall have completed or shall provide evidence to the Town's satisfaction that Developer has
made a diligent effort to complete the process of having the Property annexed into the Northwest
Fire District or otherwise provide for fire protection service.
4. The design of all streets and circulation related facilities, including the gated access, shall be
accepted by the Northwest Fire District prior to the Planning Commission's consideration of the
preliminary plat.
5. The HOA, as established and accepted by the Town of Marana, to control, maintain, and manage
both residential areas and open space shall implement those recommendations set forth in the
Specific Plan.
6. The Town, or an agreeable third party, shall reserve the right for future site inspection for the
purposes of habitat monitoring and management.
7. The Town shall reserve the right to monitor and enforce the habitat management responsibilities
of the HOA.
8. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council
consideration of the final plat.
9. The preliminary plat shall be in general conformance with the Land Use Concept of the
Tangerine/Thornydale Specific Plan. Any changes to the Land Use Concept that reduce the
number of bridges spanning washes shal l require reconfiguration of the site and could result in a
reduction of the number of residential units and/or a reduction in the amount of site disturbance.
I0. The Developer shall dedicate, or cause to have dedicated, an additional 125 feet along the
southerly property line to meet the future 350 -foot right-of-way for Tangerine Road and an
additional 45 feet along the easterly property line to meet the future 150 -foot right-of-way for
Thomydale Road.
11. A sewer service agreement and master sewer plan must be submitted by the Developer and
accepted by Pima County Wastewater Management and the Town Engineer prior to the approval
of the sewer plans.
12. A water service agreement and a master water pian must be submitted by the Developer and
accepted by the Town of Marana Utilities Director and/or Tucson Water prior to the approval of
the water plans.
13. 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.
Marana ordinance No. 2006.20
Page 2 of 3
14. An annual report shall be submitted within 30 days of the anniversary of the Town Council's
approval of the Specific Plan in addition to those requirements listed in the Land Development
Code and Specific Plan.
15. Upon adoption of the ordinance by the Mayor and Council approving the Tangerine Thornydale
Specific Plan, the applicant shall provide the planning department with the following final
edition of the Tangerine Thomydale Specific Plan: one non -bound original; 25 bound copies; and
one digital copy in Microsoft Word or other acceptable format within 60 days of the adoption.
Section 4. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions
of the Manana Town Council in conflict with the provisions of this Ordinance are hereby repealed,
effective as of the effective date of Ordinance No. 2006.20.
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 Council of the Town of Marana, Arizona, this
5th day of July, 2006.
Mayor Ed Honea
ATTEST.
1
Marana Ordinance No. 2006.20
Page 3 of 3
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Exhibit A: Legal Description
Tangerine/Thornydale Specific Plan
The South 1040 feet of the East half of Section 31 Township 11 South Range 13 East. Gila
and Salt River Base and Meridian, Pima County, Arizona;
EXCEPT the East 30 feet lying within Thornydale Road as established by instrument recorded
in Docket 1064 page 206, records of Pima County, Arizona; and
EXCEPT the South 50 feet lying within Tangerine Road according ,to Book 7 of Road Maps
page 83, records of Pima County, Arizona; and
EXCEPT any portion lying within Camino de Manana Road No. 220, according to Book 2 of
Road Maps, Pages I to 4 incursive, records of Pima County, Arizona; and
EXCEPT the triangular portion of land at the corner of Tangerine and Thornydale as described
in Docket 12203 at page 6168 of the records of Pima County.
w
Table of Contents
Section I — Introduction
A. Specific Plan Summary
B. Location ........................
C. Authority and Scope.....
Section II — Development Capability Report
A. Introduction................................................................................................................................
B. Existing Land Uses...................................................................................................................
1. Existing On -Site Land Use and Zoning..............................................................................
2. Existing Conditions on Properties within a'/4 -Mile Radius ................................................
3. Well Sites.............................................................................................................................
C. Topography and Slope..............................................................................................................
1. Hillside Conservation Areas................................................................................................
2. Rock Outcrops....................................................................................................................
3. Slopes of 15% or Greater...................................................................................................
4. Other Significant Topographic Features............................................................................
D. Hydrology...................................................................................................................................
1. Off -Site Hydrology...............................................................................................................
2. Pre -Development On -Site Hydrology.................................................................................
3. Jurisdictional Waters...........................................................................................................
E. Vegetation..................................................................................................................................
1. Vegetative Communities and Associations on the Site .....................................................
2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered
Species......................................................................................................................................
3. Vegetative Densities...........................................................................................................
F. Wildlife.......................................................................................................................................
1. Presence of State -Listed Threatened or Endangered Species .........................................
2. High Densities of a Given Species.....................................................................................
3. Aquatic or Riparian Ecosystems........................................................................................
G. Soils...........................................................................................................................................
H. Viewsheds.................................................................................................................................
1. Viewsheds Onto and Across the Site.................................................................................
2. Visibility from Adjacent Off -Site Uses.................................................................................
1. Traffic Circulation and Road System........................................................................................
1. Existing and Proposed Off -Site Streets..............................................................................
2. Existing Access and Rights-of-Way...................................................................................
3. Roadway Improvements.....................................................................................................
4. Intersections........................................................................................................................
5. Alternate Modes..................................................................................................................
J. Recreation and Trails................................................................................................................
1. Open Space, Recreation Facilities, Parks, and Trails .......................................................
K. Cultural Resources....................................................................................................................
L. Existing Infrastructure and Public Facilities..............................................................................
1. Sewer..................................................................................................................................
2. Fire Service.........................................................................................................................
3. Water...................................................................................................................................
t%n Tangerine/Thornydale
COO Specific Plan
I-1
I-1
1-4
II -14
II -14
II -17
II -17
II -17
II -17
II -17
11-21
11-21
11-21
11-28
11-28
11-30
11-31
11-31
11-31
11-32
11-32
11-34
11-34
11-34
11-38
11-38
Table of Contents
4. Schools.................................................................................................................................11-38
5. Private Utilities......................................................................................................................11-42
M. McHarg Composite Map............................................................................................................11-42
Section III — Development Plan
A. Purpose and Intent......................................................................................................................III-1
IV -1
B. Objectives of the Specific Plan...................................................................................................III-1
IV -1
C. Relationship to Adopted Plans....................................................................................................III-1
IV -1
D. Compatibility with Adjoining Development.................................................................................III-6
IV -1
E. Land Use Concept Plan..............................................................................................................111-7
IV -2
F. Grading Concept.......................................................................................................................III-11
IV -2
G. Post Development Hydrology...................................................................................................111-11
IV -4
H. Viewsheds.................................................................................................................................111-11
IV -4
1. Circulation Concept Plan..........................................................................................................111-14
IV -5
J. Open Space, Recreation, Parks, and Trails Concept..............................................................111-17
IV -5
K. Cultural Resources....................................................................................................................111-20
IV -11
L. Infrastructure and Public Facilities............................................................................................111-20
IV -21
1. Sewer..................................................................................................................................111-20
2. Fire Service.........................................................................................................................111-20
3. Water...................................................................................................................................111-21
4. Schools................................................................................................................................111-21
5. Public Utilities......................................................................................................................111-22
Section IV — Development Regulations
A. Purpose and Intent.....................................................................................................................
IV -1
B. General Provisions.....................................................................................................................
IV -1
1. Applicability of Town of Marana Land Development Code ................................................
IV -1
2. Additional Uses....................................................................................................................
IV -1
C. Development Standards............................................................................................................
IV -2
1. Residential(R)......................................................................................................................
IV -2
2. Commercial (C)....................................................................................................................
IV -4
3. Open Space (OS)................................................................................................................
IV -4
D. Design Standards.......................................................................................................................
IV -5
1. Residential Design Standards.............................................................................................
IV -5
2. Commercial Design Standards..........................................................................................
IV -11
3. Open Space Design Standards.........................................................................................
IV -21
Section V — Implementation and Administration
A. Purpose....................................................................................................................................... V-1
B. Proposed Changes to Zoning Ordinance................................................................................... V-1
C. General Implementation Responsibilities................................................................................... V-1
D. Development Review Procedure................................................................................................ V-2
E. Phasing........................................................................................................................................ V-3
F. Specific Plan Administration....................................................................................................... V-3
1. Enforcement.......................................................................................................................... V-3
2. Administrative Change.......................................................................................................... V-3
t%n Tang erine/Thornydale
COO Specific Plan
Table of Contents
3. Substantial Change............................................................................................................... V-4
4. Interpretation......................................................................................................................... V-4
5. Habitat Conservation............................................................................................................ V-5
6. Federal and State Permitting................................................................................................ V-5
7. Fees....................................................................................................................................... V-6
List of Exhibits
Exhibit 1.B.1: Location Map ..................................................
Exhibit 1.B.2: Regional Context ............................................
Exhibit 11.6.1: Existing Zoning .............................................
Exhibit 11.B.2.b: Existing Land Uses ....................................
Exhibit 11.B.2.f: Development Context .................................
Exhibit II.C: Topography......................................................
Exhibit II.D.1: Off -Site Hydrology ........................................
Exhibit II.D.2: On -Site Hydrology ........................................
Exhibit II.D.3: Jurisdictional Waters ....................................
Exhibit II.E.1: Vegetative Communities ...............................
Exhibit II.E.2: Vegetation Densities .....................................
Exhibit II.F: Arizona Game and Fish Department Letter....
Exhibit II.G: Soil Associations .............................................
Exhibit II.H.1.a: Views Across Site ......................................
Exhibit II.H.1.b: Site Photos .................................................
Exhibit II.H.2: Areas of High Visibility ..................................
Exhibit II.I: Road Inventory ..................................................
Exhibit II.J: Open Space and Recreation ............................
Exhibit II.L.1.a: Wastewater Capacity Response ...............
Exhibit II.L.1.b: Sewer..........................................................
Exhibit II.L.2: Fire Service ...................................................
Exhibit II.L.3: Water.............................................................
Exhibit II.LA: Schools..........................................................
Exhibit II.M: McHarg Composite Map .................................
Exhibit III.E: Land Use Concept Plan ...................................
Exhibit III.G: Post -Development Hydrology ........................
Exhibit III.I: Circulation Concept Plan ..................................
Exhibit III.J: Open Space Concept Plan .............................
Exhibit IV.C: Development Standards Concept .................
Appendices
Appendix A: Public Participation Plan.........
Appendix B: Archaeological Survey Report
Appendix C: Legal Description ....................
Appendix D: Design Exception Request ....
t%n Tangerine/Thornydale
C+5 Specific Plan
....1-2
....1-3
...11-3
...11-4
...11-6
...11-8
.11-11
.11-12
.11-13
.11-15
.11-16
.11-18
.11-20
.11-22
.11-23
.11-27
.11-29
.11-33
.11-35
.11-37
.11-39
.11-40
.11-41
.11-43
111-10
111-13
111-16
111-19
.IV -3
A-1
B-1
C-1
D-1
I. Introduction
Introduction
A. Specific Plan Summary
The Tangerine/Thornydale Specific Plan establishes comprehensive guidance and
regulations for the development of approximately 56 acres located in the Town of Marana.
The Specific Plan establishes the development regulations, programs, development
standards and design guidelines required for the implementation of the approved land use
plan. The Specific Plan also establishes policies and regulations that will replace and
supersede the current property zoning and other Town development regulations. The Plan
is regulatory and adopted by ordinance.
The Specific Plan establishes the type, location, density and character of development
within the plan area. It functions as a guide for future development and provides a site-
specific document focusing on existing site characteristics and development standards
designed to control development within the plan area.
The authority for preparation of Specific Plans is found in the Arizona Revised Statutes,
Section 9-461.09. The law allows the preparation of Specific Plans based on the General
Land Use Plan, as may be required for the systematic execution of the General Land Use
Plan, and further, the law allows for their review and adoption.
The primary objective of the Specific Plan is to provide a means by which development
may occur on the project site in an orderly and responsible manner that is responsive to the
physical parameters of the site and its environs. The Specific Plan is an extension of the
Town of Marana General Plan in that it sets guidelines for quality development that
specifically addresses the goals of both the Town of Marana and the Developer.
B. Location
The 56 -acre project site is located approximately 6.5 miles east of Interstate 10 at the
northwest corner of Tangerine Road and Thornydale Road. (See Exhibit 1.B.1: Location
Map.) The property lies within Township 11 S, Range 13E, Section 31, approximately 3/4
mile west of Marana's eastern jurisdictional boundary.
The Tangerine/Thornydale Specific Plan area is situated in the Northeast Growth Area of
the Town of Marana. The site is located in the Tortolita Fan at the base of the Tortolita
Mountains. (See Exhibit 1.B.2: Regional Context.) The project site is generally surrounded
by low-density residential development and several master -planned communities.
(fin Tang erine/Thornydale 1-1
COV Specific Plan
Introduction
Exhibit 11.113.11: Location Map
NORTH THE
Legend law
_" PLANNING
Streets CENTER
Site Boundary
Township, Range, and Section
Source: PCLIS, January 2005
Tang erine/Thornydale
Specific Plan
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Introduction
C. Authority and Scope
The authority for the preparation of Specific Plans is found in Arizona Revised Statutes,
Section 9-461.08. State law allows the preparation of Specific Plans based on the General
Plan, as may be required for the systematic execution of the General Plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the
preparation, review, adoption and implementation of Specific Plans in Marana. Pursuant to
these state statutes and Town of Marana 87.22, a public hearing will be conducted by the
Town Planning Commission and the Town Council, after which the Specific Plan ordinance
shall be adopted by the Town Council and become effective.
Once adopted, the Tangerine/Thornydale Specific Plan will be a regulatory plan, which will
serve as the zoning and development code for the subject property. Final plats and any
other development approvals must be consistent with the Specific Plan.
(fin Tang erine/Thornydale 1-4
M5 Specific Plan
II. Development Capability Report
Development Capability Report
A. Introduction
The primary purpose of the Development Capability Report section of the
Tangerine/Thornydale Specific Plan is to identify the site's opportunities, constraints and
various physical components existing on the property. The synthesis and analysis of the
existing characteristics can then provide a means whereby development occurs in a
sensitive and responsive manner to the physical conditions of the site. Information for this
section was compiled from a variety of sources, including site visits, referencing
topographic, hydrological, archaeological and traffic analysis, and correspondence with
Town, County, State and Federal agencies The Development Capability Report follows the
Town of Marana requirements provided in 05.06.02 (D) of the Town of Marana Land
Development Code.
Pursuant to such requirements, information on the following physical components of the
site was compiled to assess the suitability of the property for development:
■ Topography and slope analyses;
■ Hydrology and water resources;
■ Vegetation and wildlife habitat;
■ Geology and soils;
■ Cultural resources;
■ Viewsheds;
■ Existing structures, roads and other development; and
■ Existing infrastructure and public services.
B. Existing Land Uses
This section of the Development Capability Report identifies existing zoning, land use and
structures on-site and on surrounding properties, as well as other proposed development in
the project vicinity.
1. Existing On -Site Land Use and Zoning
The site is currently vacant and undeveloped, with no structures on-site. The
existing zoning designation on the property is R-144, which permits residential uses
on minimum lot sizes of 144,000 square feet. (See Exhibit 11.6.1: Existing Zoning.)
t%n Tang erine/Thornydale II -1
COO Specific Plan
Development Capability Report
2. Existing Conditions on Properties within a'/4 -Mile Radius
a. Zoning
The zoning designations of surrounding properties, as depicted in Exhibit
11.6.1: Existing Zoning, are as follows:
North: F (Tortolita Vistas Specific Plan)
South: R-144 (Residential), C (Large Lot Zone) and F (Skyranch
Specific Plan)
East: F (Forest City Specific Plan)
West: R-144 (Residential)
b. Land Use
The project site is primarily surrounded by vacant land and low-density
residential development. Several master planned communities are located
near the subject property, each of which is in the early stages of
development. (See Exhibit 11.B.2.b: Existing Land Uses.)
North: Tortolita Vistas Specific Plan (approved for large lot custom
residential development)
South: Tangerine Road; Vacant; Skyranch Specific Plan (clustered
residential development under construction); Tucson Water
Reservoir
East: Thornydale Road; Forest City Specific Plan (approved
Tangerine Crossing commercial and residential development)
West: Vacant; large -lot residential development
t%n Tang erine/Thornydale II -2
COO Specific Plan
Development Capability Report
Exhibit 11.6.1: Existing Zoning
Legend "ORT" THE
Streets F Specific Plan LL/
` it PLANNING
Site Boundary R-144 Single Family Residential CENTER
Quarter Mile Radius R-8 Single Family Residential 0 500 1,000'
C Large Lot Zone SR Suburban Ranch
Fie_ fe7Tl-0'1lgraphicslG lSlzoning mxd
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e II -3
00 Specific Plan
Pima County
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Legend "ORT" THE
Streets F Specific Plan LL/
` it PLANNING
Site Boundary R-144 Single Family Residential CENTER
Quarter Mile Radius R-8 Single Family Residential 0 500 1,000'
C Large Lot Zone SR Suburban Ranch
Fie_ fe7Tl-0'1lgraphicslG lSlzoning mxd
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e II -3
00 Specific Plan
Development Capability Report
Exhibit 11.B.2.b: Existina Land Uses
Tangerine'Rdad
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Quarter Mile Radius Streets
0' 500' 1,000'
Specific Plans
Source: POLIS, January 2005
Locabon raTi-ongraphi s+Gisiexstr,g.mxa
Tang eri ne/Tho rnydal e
II -4
Aj Specific Plan
Development Capability Report
C. Number of Stories of Existing Structures
Currently, there is one single -story home and one two-story home located
within '/4 mile of the project site. Construction is underway and near
occupancy in the Skyranch development immediately south of Tangerine
Road and the project site; homes within this subdivision will be a
combination of one and two stories.
d. Pending Rezonings
There are no pending rezonings within'/4 mile of the project site.
e. Conditional Rezonings
The Tortolita Vistas Specific Plan, located adjacent to the subject property to
the north, was adopted by the Marana Town Council in December 2004
(Ordinance No. 2004.26), thereby rezoning the plan area from R-144 to F
(Specific Plan). The ordinance indicates the rezoning is conditional until
such time as a final plat is approved for this development.
f. Subdivision/Development Plans Approved
The Skyranch Final Plat was approved by the Town of Marana in June
2004. Construction on this subdivision, located south of the project site and
Tangerine Road, is currently underway.
Although not yet approved, subdivision plats for Tangerine Crossing,
located east of Thornydale Road and the project site, have been submitted
to Town staff for review.
No development plans have been approved within '/4 mile of the project site.
(See Exhibit II.B.2.f: Development Context.)
g. Architectural Styles of Adjacent Development
Homes near the project site, including those within the approved Specific
Plan areas, reflect a variety of contemporary Southwestern architectural
styles.
3. Well Sites
There are no wells or well sites located within 100 feet of the project's boundaries.
t%n Tang erine/Thornydale II -5
COO Specific Plan
Development Capability Report
Exhibit 11.13.2.f: Development Context
•
Tortolita Vistas •
Tangerine Crossing
•
Tangerine Crossing
Commercial
� _ Tanger-ige,Road
o�Pima County
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NORTH THE
PLANNING
Tortolita Vistas Specific Plan
CENTER
Q Site Boundary
Forest City Specific Plan
Marana Town Limits
SkyRanch Specific Plan 500 1,000
Pima County Limits
Approved Subdivision Plats
Proposed Subdivision Plats or File. KITI-01igmph-c giEMevplan mxd
Development Plans
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e
II -6
Specific Plan
Development Capability Report
C. Topography and Slope
In general, the topography on the site slopes from north to south. (See Exhibit II.C:
Topography.)
1. Hillside Conservation Areas
The project site is not within a hillside conservation area.
2. Rock Outcrops
There are no rock outcrops on-site.
3. Slopes of 15% or Greater
A slope analysis on the site revealed small pockets across the parcel that exhibit
slopes 15 percent or greater. However, in all instances, these slopes occur within
drainage depressions, rather than atop elevated peaks or ridges.
The average cross -slope (ACS) of the property is 4.4 percent.
Average cross slope = [I x L x 0.0023] / A
Where:
I = contour interval (1')
L = total length of contours (112,482)
0.0023 = conversion of "square feet" into "acres x 100"
A = total site area in acres (58.84)
4. Other Significant Topographic Features
The project site is a part of the Tortolita Fan and exhibits topographical
characteristics typical of those found in the alluvial fan: small, fingerlike drainage
areas traverse the site, generally flowing in a northeast to southwest direction. One
larger drainage area is located across the central portion of the property, evidence
of which is demonstrated by a clustering of higher -density vegetation in this
location.
t%n Tang erine/Thornydale II -7
COO Specific Plan
C
Development Capability Report
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Development Capability Report
D. Hydrology
This portion of the Specific Plan includes a description of off-site and on-site pre -
development hydrologic characteristics and water resources.
1. Off -Site Hydrology
The subject property is impacted by several off-site watersheds, ranging in size
from 5 acres to 324 acres as depicted on the watershed map (Exhibit II.D.1:
Off -Site Hydrology). These upstream watersheds are currently mostly
undeveloped, natural desert terrain. Stormwater runoff crosses the property within
natural, well-defined, ephemeral desert washes. There are five concentration
points along the northern and eastern boundaries. Three of the watercourses have
100 -year peak discharges of 100 cfs or greater upon entering the site. These
watercourses are associated with the following concentration points:
CP 20.1: DA = 270 acres (Q100 = 611 cfs)
CP 20.2: DA = 26 acres (Q100 = 118 cfs)
CP 30.1: DA = 22 acres (Q100 = 109 cfs)
2. Pre -Development On -Site Hydrology
The 100 -year floodplain limits associated with these watercourses are depicted in
Exhibit II.D.2: On -Site Hydrology. A small portion of the northwest corner of the
parcel is located in the Federal Emergency Management Agency (FEMA) floodplain
according to FEMA Flood Insurance Rate Map (FIRM) panel 04019C1020 K Letter
of Map Revision (LOMR) dated October 25, 2005. A smaller portion of this area still
remains in FEMA Zone AO alluvial fan floodplain and any development in this area
will require a flood plain use permit from the Town of Marana.
Runoff exits the site along its southern boundary and crosses Tangerine Road via
the following culvert structures and at -grade ford crossings:
CP 10: 3 -cell, 30 -inch concrete pipe culvert (Q100 = 56 cfs)
CP 20: 4 -cell, 8 -foot x 5 -foot concrete box culvert (Q100 = 697 cfs)
CP 30: at -grade ford crossing (Q100 = 131 cfs)
CP 40: at -grade ford crossing (Q100 = 128 cfs)
Other than the culvert crossings, no other man-made drainage facilities are located
on or adjacent to this site, which impact stormwater runoff.
t%n Tang erine/Thornydale II -9
COO Specific Plan
Development Capability Report
3. Jurisdictional Waters
WestLand Resources submitted a letter to the Army Corps of Engineers (ACoE) for
a Jurisdictional Delineation in January 2006. In its review of the project site, the
ACoE determined that there were five unnamed washes on the project site that
qualified as interstate waters or tributaries to interstate waters. The ACoE
recommends that the delineated areas be avoided. If the jurisdictional waters are
avoided, a Section 404 permit will not be necessary.
See Exhibit II.D.3: Jurisdictional Waters
t%n Tang erine/Thornydale II -10
COO Specific Plan
Development Capability Report
Exhibit II.13.1: Off -Site Hydrology
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Tang eri ne/Tho rnydal e
00 Specific Plan
Development Capability Report
Exhibit II.13.2: On -Site Hydrology
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Development Capability Report
Exhibit 11.13.3: Jurisdictional Waters
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Development Capability Report
E. Vegetation
1. Vegetative Communities and Associations on the Site
According to Pima County Land Information System (PCLIS), there are two
vegetative communities on the site. The Palo Verdi/Mixed Cacti association covers
the majority of the site, and the Sonoran Riparian Scrub association is found along
the wash and drainage channels traversing the property. (See Exhibit II.E.1:
Vegetative Communities.) The Palo Verdi/Mixed Cacti biotic community is
characterized by palo verde, mesquite and ironwood trees, as well as saguaro,
barrel and prickly pear cacti. Sonoran Riparian Scrub occurs at lower elevations
along washes with lower stream flows. Typically, the Sonoran Riparian Scrub
supports the same vegetation as found in the Palo Verdi/Mixed Cacti classification,
but at higher densities.
2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or
Endangered Species
In addition to the saguaro cacti on-site, the Heritage Data Management System at
the Arizona Game and Fish Department identifies the Tumamoc Globeberry as a
sensitive species occurring within a 3 -mile radius of the project site.
3. Vegetative Densities
The southeast corner of the property has been disturbed, possibly due to the
adjacent road construction project. The remainder of the site has medium- to high-
density vegetation with higher densities occurring along the wash and drainage
channels. (See Exhibit II.E.2: Vegetation Densities.)
t%n Tang erine/Thornydale II -14
COO Specific Plan
Legend
Streets
Site Boundary
Palo Verde Mixed Cacti
Sonoran Riparian Scrub
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e
00 Specific Plan
Development Capability Report
Exhibit ILEA: Vegetative Communities
NORTH eYNTHE
PLANNING
CENTER
0' 250' 500'
File, MTI-Ol1graphics5e hibtslvegetation.jpg
II -15
Development Capability Report
❑VOJ TMIXNJOHl
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Exhibit II.E.2: Vegetation Densities
2 Z E
t%n Tang erine/Thornydale II -16
COO Specific Plan
1
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t%n Tang erine/Thornydale II -16
COO Specific Plan
Development Capability Report
F. Wildlife
1. Presence of State -Listed Threatened or Endangered Species
The project site occurs within the Proposed Critical Habitat for the Cactus
Ferruginous Pygmy Owl. This is the only special status wildlife species known to
occur within a 3 -mile radius of the project site.
2. High Densities of a Given Species
The Heritage Data Management System at the Arizona Game and Fish Department
does not indicate a high density of any given species in the vicinity of the project
site. (See Exhibit 115: Arizona Game and Fish Department Letter.)
3. Aquatic or Riparian Ecosystems
Riparian ecosystems support a diversity of plant and animal species and should
remain undisturbed. One major wash and four minor washes traverse the site
diagonally in a southwesterly direction.
G. Soils
According to PCLIS, the majority of the project site is covered by the Palos Verdes-
Sahuarita Complex, 2 to 8 percent slopes. This complex is typically deep and well drained.
The runoff is slow to medium with a slight chance of water or wind erosion.
A small portion of the northwest corner has the Arizo-Riverwash Complex, 0 to 3 percent
slopes. The Arizo-Riverwash Complex is found on level floodplains and channel bottoms.
Arizo soils are typically found on higher -lying bars along water channels and are well
drained. Riverwash is found in the channel bottoms and is extremely unstable. (See
Exhibit II.G: Soil Associations.)
t%n Tang erine/Thornydale II -17
COO Specific Plan
Development Capability Report
Exhibit III: Arizona Game and Fish Department Letter
THE STATE OF ARIZONA '%
JAnEi&ANo
GAME AND FISH DEPARTMENT c9MMIs�,9mERs
CMRMAN. W. HAYS GILSTAAP. PHOFNax
JOE MELTON, VUMA
2221 WFsT GNmdwAv RoAD, Nomx, AZ 85'023-4399 MtCRA7LM. CDLA ITLY. Fu�STAFF
WILUAM H. M€:LEAN. GOLD CANYON Y
cso2� 942-3000• nzGFQ Gou boa
DIRECTOR
i Cl y DUANE L SHFOUFE 1312 "
DEP urry DIRECTOR
STEVE Y. FENNELI
August 29, 2005
Ms. Megan Johnson
The Planning Center
110 S. Church
Suite 6320
Tucson, AZ 85701
Re: Special Status Species Information for Township 11 South, Range 13 East,
Section 31; Proposed Residential and Commercial Community within
Marana at Northwest Corner of Thornydale and Tangerine Roads,
Dear Ms. Johnson:
The Arizona Game and Fish Department (Department) has reviewed your request, dated
August 24, 2005, regarding special status species information associated with the
above -referenced project area. The Department's Heritage Data Management System
(HDMS) has been accessed and current records show that the special status species
listed on the attachment have been documented as occurring in the project vicinity (3 -
mile buffer). In addition this project occurs within Proposed Critical Habitat for the
cactus ferruginous pygmy -owl (Giaucidium brasilianurn cactorain).
The Department's HDMS data are not intended to include potential distribution of
special status species. Arizona is large and diverse with plants, animals, and
environtnental conditions that are ever changing_ Consequently, many areas may
contain species that biologists do not know about or species previously noted in a
particular area may no longer occur there. Not all of Arizona has been surveyed for
special status species, and surveys that have been conducted have varied greatly in.
scope and intensity_
Making available this information does not substitute for the Department's review of
project proposals, and should not decrease our opportunities to review and evaluate new
project proposals and sites. The Department is also concerned about other resource
values, such as other wildlife, including game species, and wildlife -related recreation.
The Department would appreciate the opportunity to provide an evaluation of impacts
to wildlife or wildlife habitats associated with project activities occurring in the subject
area, when specific details become available.
t%n Tang erine/Thornydale II -18
COO Specific Plan
Development Capability Report
Exhibit II.F: Arizona Game and Fish Department Letter, continued
Ms_ Megan Johnson
August 29, 2005
7
If you have any questions regarding this letter, please contact me at (602) 789-3618.
General status information, county and watershed distribution lists and abstracts for
some special status species are also available on our web site at
htti)://wv,rw.az,Qfd.gov/hdms.
Sincerely,
Sabra S. Schwartz
Heritage Data Management System, Program Supervisor
SSS:ss
cc: Rebecca Davidson, Project Evaluation Program Supervisor
,roan Scott, Habitat Program Manager, Region V
Special Status Species within 3 Miles of T11S,R13E Sec 31
Arizona Game and Fish Department, Heritage Data Management System
August 29, 2005
Scientific Name Common Name ESA USPS BLM State
Glaucidium brasiffanum cactorum Cactus Ferruginous Pygmy -owl LE UVSC
Tumamoca macdougaffi Tumamoc Globeberry S S SR
Within Critical Habitat for the cactus ferruginous pygmy -owl. AGFD #08-24-05(14), Proposed Residential and Commercial
Community in Marana.
t%n Tang erine/Thornydale II -19
COO Specific Plan
Development Capability Report
Exhibit II.G: Soil Associations
ICU
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NORTH eW% THE
Legend` PLANNING
Streets CENTER
Site Boundary 0' 250' 500'
Arizo-Rivenuash Complex, 0 to 3 Percent Slopes
[� Palos Verdes-Sahuarita Complex, 2 to 8 Percent Slopes File: 61TF01%graphicsle hlh@si uls.mxd
Source: PCLIS, January 2005
Ci Tang erine/Thornydale II -20
00 Specific Plan
Development Capability Report
H. Viewsheds
This portion of the Specific Plan identifies viewsheds onto and across the site and areas of
high visibility from adjacent off-site locations.
1. Viewsheds Onto and Across the Site
No single location from off-site adjacent areas is high enough to afford views across
the entire site due to the site's vegetation coverage. However, no views of off-site
features, such as those of the Tortolita Mountains, Catalina Mountains and Tucson
Mountains, are obstructed. Exhibit II.H.1.a: Views Across Site serves as a key
map indicating the locations photos were taken around the site. The photographs
corresponding to the key map are located on the following pages and are labeled
as Exhibit II.H.1.b: Site Photos.
2. Visibility from Adjacent Off -Site Uses
From adjacent off-site areas, the only portions of the project site that are highly
visible are along the property boundaries, especially adjacent to Tangerine Road,
Thornydale Road and Camino de Manana. This is primarily due to the medium- to
high-density vegetation located across the site. (See Exhibit II.H.2: Areas of High
Visibility.)
t%n Tang erine/Thornydale II -21
COO Specific Plan
Development Capability Report
Exhibit II.H.1.a: Views Across Site (Photo Key Map)
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Tang erine/Thornydale II -22
++ Specific Plan
Development Capability Report
Exhibit II.H.1.b: Site Photos
Photo 1: Looking north at the Tortolita Mountains from Camino de Manana.
Photo 2: Looking east at the Catalina Mountains from Camino de Manana.
Photo 3: Looking south at the Tucson Mountains from Camino de Manana.
Tang eri ne/Tho rnydal e II -23
Aj
Specific Plan
Development Capability Report
Photo 4: Looking northeast across the site from the southern property line, adjacent to Tangerine Road.
Photo 5: Looking west at the Tortolita Mountains from Camino de Manana.
Tang eri ne/Tho rnydal e II -24
AJ
Specific Plan
Development Capability Report
Photo 6: Looking northwest at the Tortolita Mountains from Camino de Manana.
Photo 7: Looking northwest across the site from the eastern property line, adjacent to Thornydale Road.
Photo 8: Looking southeast across the site from Camino de Manana.
Tang eri ne/Tho rnydal e II -25
AJ
Specific Plan
Development Capability Report
Photo 9: Looking northwest across the site from Thornydale Road.
Photo 10: Looking west across the site from Thornydale Road.
Photo 11: Looking southwest across the site from the eastern property line/Thornydale Road.
Tangerine/Thornydale II -26
Aj
Specific Plan
Development Capability Report
Exhibit II.H.2: Areas of High Visibility
I
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NORTH fi THE
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Q Site Boundary 01 250' 500'
® Areas of High Visibility
Note: The remainder of the site has low visibility Foe: h.I-ri-Ol�graph�s�ex,atstvsb ty.mxd
Source: PCLIS, January 2005
Tang erine/Thornydale II -27
Specific Plan
Development Capability Report
I. Traffic Circulation and Road System
1. Existing and Proposed Off -Site Streets
Tangerine Road, also known as State Route (SR) 989, is adjacent to the southern
property line and is classified as an Urban Principal Arterial. Tangerine Road is an
east -west corridor that provides access to Interstate 10. It has been identified as a
regional transportation corridor by the Regional Transportation Authority (RTA) on
their working draft of Recommended Roadway Improvements (July 7, 2005).
Currently, Tangerine Road has one lane in each direction with paved shoulders that
can accommodate bicycle traffic but no curbs, gutters or sidewalks. The speed limit
is 45 miles per hour (mph).
Thornydale Road is a north -south Urban Collector and is adjacent to the project
site's eastern boundary. Thornydale Road provides access to the Town of Marana
south of the project site. It has one lane in each direction but is currently lacking
curbs, gutters, bike lanes and sidewalks. The speed limit on Thornydale Road is 40
mph north of Tangerine Road and 45 mph south of Tangerine Road.
Camino de Manana is classified as an Urban Collector by the Town's Major Routes
Right -of -Way Plan and runs in a northeasterly -southwesterly direction. The current
right-of-way is a paved road south of Tangerine Road with a speed limit of 45 mph.
North of Tangerine Road, the right-of-way is unpaved and runs through the
northwest corner of the project site. The Camino de Manana right-of-way has been
abandoned from Old Father Road, through the project site to Thornydale Road and
picks up again east of Thornydale Road, terminating at Moore Road. Exhibit ILI:
Road Inventory indicates the existing and future rights-of-way for collector and
arterial roadways within one mile of the project site.
t%n Tangerine/Thornydale II -28
COO Specific Plan
Development Capability Report
Exhibit 1111.11: Road Inventory
NORTH THE
Legend PLANNING
Streets (# Existing Right -of -Way) -/ CENTER
Q Site Boundary (# Future Right -of -Way) 0, 1,5o0 3,000
One Mile Radius
EI Camino de Manana (Abandoned Portion) Locabon KITi-onyraph—sGisaraffi—:d
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e II -29
00 Specific Plan
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NORTH THE
Legend PLANNING
Streets (# Existing Right -of -Way) -/ CENTER
Q Site Boundary (# Future Right -of -Way) 0, 1,5o0 3,000
One Mile Radius
EI Camino de Manana (Abandoned Portion) Locabon KITi-onyraph—sGisaraffi—:d
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e II -29
00 Specific Plan
Development Capability Report
2. Existing Access and Rights -of -Way
The table below indicates the current roadway conditions for arterial and collector
roads within a one -mile radius of the project site.
Table 1: Existing Roadway Conditions
Tangerine/Thornydale II -30
Specific Plan
Thornydale
EI Camino de
Moore
Camino
Shannon
Tangerine Road
Road
Manana
Road
de Oeste
Road
Functional
Urban Principal
Urban
Major
Minor
Minor
Urban Collector
Classification
Arterial
Collector
Collector
Collector
Collector
Existing ROW
200
105
60
60-105
150
150
(Feet)
Future ROW
350-400
150
60
150
150
150
(Feet)
# of Lanes
2
2
2
2
2
2
Speed Limit
45-50
30-45
45
45
25
45
(mph)
Pima
Ownership
Marana
Marana
Marana
Marana
Marana
County
8,044 (2005)
160 (2004)
976 (2004)
7,581 (2003)
ADT
(1-10 to
(N. of
(E. of Dove
Not
Not
(Overton to
(Year)
Thornydale
Tangerine
Mountain
Available
Available
Tangerine Road)
Road
Road
Boulevard
C
A
A
Level of
(Tangerine
(Tangerine
(Tangerine
Service
Road/Camino
Unknown
Unknown
Unknown
Road/Thornydale
Road/Thornydale
(LOS)
de Manana
Intersection)
Intersection)
Intersection
ROW
abandoned
Continuous
from Old
Yes
Yes
Yes
Yes
Yes
ROW
Father Road
to Thornydale
Road
Conforms to
Width
Yes
Yes
Yes
Yes
Yes
Yes
Standards
Paved (S. of
Tangerine
Surface
Road)
Paved
Paved
Paved
Unpaved
Paved
Conditions
Unpaved (N.
of Tangerine
Road
Tangerine/Thornydale II -30
Specific Plan
Development Capability Report
3. Roadway Improvements
The majority of the road improvements in this area are planned to occur along
Tangerine Road. According to the PAG Regional Transportation Plan 2030
(adopted June 2005), Tangerine Road is scheduled to be widened to 4 lanes from
First Avenue to Interstate 10. Because Tangerine Road is a state route and
extends through multiple jurisdictions, Pima County, the Town of Marana and the
Town of Oro Valley share the responsibility of implementing the improvements
within their respective jurisdictions. The Town of Marana is responsible for
widening the portion of Tangerine Road adjacent to the project site.
There are no scheduled improvement projects for Thornydale Road adjacent to the
project; however, Pima County is scheduled to widen Thornydale Road to 4 lanes
south of Tangerine Road. Marana is scheduled to realign and widen Camino de
Manana to 4 lanes from Linda Vista Boulevard to Dove Mountain Boulevard; a
portion of the existing Camino de Manana alignment has been abandoned from Old
Father Road to Thornydale Road.
4. Intersections
The intersection of Thornydale Road and Tangerine Road is a major intersection
with traffic lights and is operating at a LOS A. At the intersection of Camino de
Manana and Tangerine Road, Camino de Manana has a stop sign, while cars on
Tangerine Road have the right-of-way. This intersection is operating at a LOS C.
5. Alternate Modes
Public transportation does not serve the property. Thornydale Road is classified as
a bicycle trail for experienced riders only.
t%n Tangerine/Thornydale II -31
COO Specific Plan
Development Capability Report
J. Recreation and Trails
1. Open Space, Recreation Facilities, Parks, and Trails
There are no parks located within a one -mile radius of the project site. The nearest
existing park is Dove Mountain Park, a 5.5 -acre private recreation area, located
approximately 1.5 miles west of the subject property.
According to the Town of Marana Trail System Master Plan, there are four existing
unimproved trails located within one mile of the project site. A description of each is
shown in Table 2: Inventory of Trails, and their locations are depicted in Exhibit II.J:
Open Space and Recreation.
Table 2: Inventory of Trails
t%n Tang erine/Thornydale II -32
COO Specific Plan
Trail Map
Trail
Mountain
Trail
Wash
ROW
Foot
Horse
Code
Type
Bike
Ironwood Trail
A20
Local
X
X
X
X
Thornydale
175
Local
X
X
X
X
Road
Moore Road
171
Local
X
X
X
X
EI Camino de
158
Local
X
X
Manana
t%n Tang erine/Thornydale II -32
COO Specific Plan
Development Capability Report
Exhibit II.J: Open Space and Recreation
Legend
NnRTH
,r ` MPLAWNG
CENTER
Streets
Q0'
Site Boundary
1,500' 3,000'
— — Trails
One Mile Radius
File. PdITI-0ligraphicsGlSUecreation.mxd
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e
II -33
Specific Plan
Development Capability Report
K. Cultural Resources
This portion of the Specific Plan identifies paleontological and cultural resources located
within the site. Such resources include both cultural artifacts and non -cultural remains
(paleontological evidence) and may be from the prehistoric or historical periods.
A field survey of the subject property was conducted by Professional Archaeological
Services of Tucson (P.A.S.T.) in October 2005. According to P.A.S.T.'s Cultural Resources
Survey report, "there were no surface indications of archaeological resources on the
property which meet the Arizona State Museum minimum standard for recording as an
archaeological site or that would be eligible for inclusion in the National Register of Historic
Places." Two isolated non -site features (possible rock piles) were noted in the survey;
however, they do not meet the standards for formal recording as a cultural resource.
P.A.S.T. does not recommend additional studies on the project site and supports approval
of the Specific Plan. A copy of the Cultural Resources Survey prepared by P.A.S.T. has
been included for reference as Appendix B.
L. Existing Infrastructure and Public Facilities
1. Sewer
Pima County Wastewater Management Department indicates that this project is
tributary to the Ina Road Water Pollution Control Facility via the Canada Del Oro
interceptor. This facility is scheduled for expansion with an anticipated completion
date in early 2006. In addition, expansion of other Pima County Wastewater
treatment and reclamation facilities will reduce the demand on the Ina Road Facility,
thereby increasing its capacity. (See Exhibit II.L.1.a: Wastewater Capacity
Response.)
The nearest point of connection to an existing public sewer is approximately 2,500
feet to the west of the project site at Camino de Oeste and Tangerine Road.
However, the Tortolita Vistas preliminary subdivision plat, which is currently in
review with the Town of Marana, indicates a proposed extension of sewer facilities
from this existing point of connection, eastward along Tangerine Road and
northeast within EI Camino de Manana right-of-way through the subject property.
(See Exhibit II.L.1.b: Sewer.)
t%n Tang erine/Thornydale II -34
COO Specific Plan
Development Capability Report
Exhibit II1.1.a: Wastewater Capacity Response
Pima County
Wastewater Management Department
201 N. Stone Ave., 80, Floor
Michael Gritzuk, P.E. Tucson, Arizona 85701 Visit our website:
Directof (520) 740-6500 httpJ/www.pirna govMwrn
August 30, 2005
Megan Johnson
The Planning Center
110 S. Church, Suite 6320
Tucson, AZ 85701
Capacity Response No. 05-317
RE: Parcels # 219-36-006E and219-36-005A, 56.6 Acres.
Greetings:
The above referenced project is tributary to the Ina Road Water Pollution Control Facility
(IRWPCF) via the Canada Del Oro Interceptor. The existing conveyance system has capacity
to serve this project.
A 12.5 MGD expansion of treatment capacity is currently under construction at the Ina Road
Water Pollution Control Facility. Completion of this expansion is anticipated early next year. In
addition, operational improvements at the Roger Road Wastewater Treatment Plant and the
startup of the Randolph Park Wastewater Reclamation Facility have reduced demand on the
IRWPCF, making more capacity available.
The developer will be required to build approximately 2500 feet of off site public sewer to
connect to the 15 -inch diameter public sewer (G-89-76) located to the west of the property in
Camino de Oeste. A Sewer Service Agreement will be necessary. Oversizing and flow through
to serve adjacent properties may be required.
This development can be accommodated by the existing system. It should not cause flow or
effluent quality limits to be exceeded.
This letter is not a commitment of treatment or conveyance capacity allocation. Capacity
allocation is achieved by building the sewers necessary to serve the proposed development, in
accordance with terms and conditions of a formal Sewer Service Agreement (SSA) that is
normally prepared during the development plan or plat review process. The property owner may
be required to augment the existing public sewerage system in order to provide adequate
treatment and conveyance capacity.
t%n Tang erine/Thornydale II -35
COO Specific Plan
Development Capability Report
Exhibit II1.1.a: Wastewater Capacity Response, continued
CR05-317
August 30, 2005
Page 2
Treatment and conveyance capacity in the downstream public sewerage system serving a
development will be reserved for the time period specified in the formai Sewer Service
Agreement with Pima County. Should the proposed sewers not be built within the time period
specified within the SSA, the reserved treatment and conveyance capacity will revert back to the
County for re -allocation to other projects.
If further information is needed, please feel free to contact us at (520) 740-6500,
Respectfully,
Robert G. Decker, P. E.
Development Services Manager
RD:ks
c Tim 'Rowe, DVS
Ilene Deckard T11, R13, Sec. 31
t%n Tang erine/Thornydale II -36
COO Specific Plan
Legend
Streets
QSite Boundary
Source: POLIS, January 2005
Development Capability Report
re
Manhole Covers
Sewer Network
Proposed Sewer Extention
(Tortolita Vistas)
Exhibit II.L.1.b: Sewer
angering --Road
NORTH THE
' PLANNING
CENTER
0' 1,000' 2,000'
File. MITI-011graphi-e GIME—r—d
Tang eri ne/Tho rnydal e II -37
Aj
Specific Plan
Development Capability Report
2. Fire Service
Northwest Fire District provides service to properties in the project vicinity; however,
the project site is not currently included within the District's boundary. Currently, the
closest Northwest Fire District station is located approximately 2 miles northwest of
the project site on Tortolita Road, west of the Dove Mountain Specific Plan area.
(See Exhibit II1.2: Fire Service.)
Before a Certificate of Occupancy is issued for any dwelling unit on the property,
the Developer shall have completed or shall provide evidence to the Town's
satisfaction that the Developer has made a diligent effort to complete the process of
having the property annexed into the Northwest Fire District.
3. Water
The majority of the project site lies within the exterior boundary of Tucson Water's
planned 50 -year service area. Thus, water supply is assured. The eastern portion
of the site is not currently located within a designated water service area; however,
it is assumed that Tucson Water will provide water service to the entire
development. There is an existing water main from Moore Road to Tangerine Road
within the Thornydale Road right-of-way. Exhibit II1.3: Water depicts current water
service company boundaries and the location of the existing water main.
4. Schools
The project site is located within the Marana Unified School District; however, there
are no existing schools within a one -mile radius of the project site. (See Exhibit
II.LA: Schools.) A 10 -acre school site on Dove Mountain Boulevard, approximately
one mile north of Tangerine Road, has been provided to Marana Unified School
District, although a construction schedule for this school site has not yet been
determined. The following schools currently serve this area:
■ Ironwood Elementary School, 3300 W. Freer Drive
■ Tortolita Middle School, 4101 W. Hardy Road
■ Mountain View High School, 3901 W. Linda Vista Drive
t%n Tang erine/Thornydale II -38
COO Specific Plan
Development Capability Report
J-`
Station #37� j
Moore Road
0
fr
1
v
70
Lambert Lane
Legend
Streets L I North Ranch Linda Vista
QSite Boundary Northwest
0 Fire Station Other
Source: POLIS, January 2005
Tang erine/Thornydale
all
00 Specific Plan
Tangerine
Exhibit II.L.2: Fire Service
"QRTHTHE
� ,• PLANNING
CENTER
0' 2,000 4,000'
File: MTI-015graphics%GlSlfire.mxd
11-39
Development Capability Report
Exhibit II.L.3: Water
Legend
NORTH
W PLANNING
Streets • Wells
CENTER
Q Site Boundary 100 -Foot Radius
0' 500' 1,000'
® Tucson water Existing Water Main
Loc h- P,MITI-OligraphicslGlSPraler.mxd
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e
II -40
00 Specific Plan
Development Capability Report
Exhibit II.1-.4: Schools
NnRTw
Legend PLANNING
Streets I ,_%I CENTER
One Mile Radius
Site Boundary Amphitheater School District 0' 1500' 3000'
i Schools Q Marana School District
File. PdITI-0ligraphics5G151schools.mxd
Source: PCLIS, January 2005
Tang eri ne/Tho rnydal e
Aj
Specific Plan
11-41
Development Capability Report
5. Private Utilities
Electricity, natural gas, telecommunications and cable services will be extended to
the project site at the time of development through agreements with individual utility
companies. The following utility companies currently serve this area:
Electricity:
Trico Electric Cooperative
Natural Gas:
Southwest Gas Corporation
Telephone:
Qwest Communications
Cable:
Comcast
M. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been
combined to form the McHarg Composite Map, displayed as Exhibit II.M. The purpose of
the McHarg Composite Map is to highlight areas that are available for development. The
land use concept plan has been designed to limit the amount of disturbance to the washes
and areas with high density vegetation. Please refer to Section III. Development Plan for
more information on how the land use concept responds to the natural constraints.
t%n Tang erine/Thornydale II -42
COO Specific Plan
Development Capability Report
Exhibit II.M: McHarg Composite Map
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Tang eri ne/Tho rnydal e II -43
00 Specific Plan
III. Development Plan
Development Plan
A. Purpose and Intent
This section contains a description of the goals, objectives and policies of the
Tangerine/Thornydale Specific Plan to provide the rationale for the Development
Regulations in Section IV. This Specific Plan clarifies the intention for and will regulate
development at the northwest corner of Tangerine Road and Thornydale Road.
B. Objectives of the Specific Plan
The objectives of the Tangerine/Thornydale Specific Plan are intended to guide the
development of the site and provide direction for the community design principles.
Development regulations established in this Plan ensure quality design while preserving
the environmental features of the property.
In recognizing the major development issues, the landowners' objectives and Town
requirements, a set of development goals have been established:
1. To build a residential and commercial development appropriate for the location at
Tangerine Road and Thornydale Road;
2. To create a development that preserves the natural features of the property;
3. To design a community that reflects the adjacent development in both site layout
and architectural design;
4. To increase the mix of housing types available to Marana residents;
5. To ensure a quality development through residential and commercial design
guidelines;
6. To encourage responsible planning through the use of cohesive procedures,
regulations and guidelines; and
7. To provide the framework for the management and administration of this Specific
Plan.
C. Relationship to Adopted Plans
The project site lies within the area designated as Northeast (Area 3) Growth Area by
the Marana General Plan, adopted in March 2003. This area is identified by the General
Plan to have significant natural features and states that master planned communities in
this area should promote low-density and/or clustered developments that respond to the
environmentally sensitive land. The Tangerine/Thornydale Specific Plan meets the
goals of the General Plan with a development that responds to and preserves the
majority of the natural terrain on-site by limiting the area of site disturbance to 40
percent. Adoption of this Specific Plan will serve as a minor amendment to the Marana
General Plan, changing its land use designation to Master Planning Area.
(V,n Tangerine/Thornydale III -1
C+� Specific Plan
Development Plan
The following is a summary of the Marana General Plan goals and policies relating to the
development of this site, along with a statement about how the objectives of the
Tangerine/Thornydale Specific Plan compare to those of the General Plan.
Land Use
The project site is currently designated Rural Density Residential (RDR, 0.0-0.5 DU/AC);
the Tangerine/Thornydale Specific Plan proposes a new designation of Master Planned
Area (MPA), which allows for flexibility in site design and clustering methods. Per the
Marana General Plan, "future MPA sites shall be determined based on the project's
ability to create a functional, well-designed, flexible Specific Plan."
MPAs are typical for this area. The subject property is adjacent to several master
planned communities, including Tangerine Crossing (Forest City), Skyranch and
Tortolita Vistas. The Dove Mountain and Foothills Specific Plans are also in the project
vicinity. Each of these MPAs is located in the Northeast Growth Area amid a sensitive
natural environment and features a unique design that responds to the physical
constraints and opportunities characteristic of this region:
■ To the east, Tangerine Crossings features a combination of residential and
commercial uses with a maximum disturbance area of 50 percent.
■ To the south, the Skyranch residential community features 80 percent open
space.
■ To the north, Tortolita Vistas also features residential development and has a
maximum disturbance area of 40 percent.
Land Use Goals:
Goal 1: Create land use patterns that protect significant natural and cultural
environments and provide open space.
Policy a: Preserve land with highly valued cultural and environmental resources.
■ The Tangerine/Thornydale Specific Plan preserves north/south habitat
corridors along natural washes, as well as east/west corridors across the
project site, per recommendations from the U.S. Fish and Wildlife Service.
Policy b: Support development that provides open space and trails, preserves
views, and responds to the rural lifestyle.
■ The project is designed so that development is clustered in areas most
suitable for development, avoiding important habitat corridors across the
site.
■ The project's design guidelines will seek to preserve the sensitive
environment and promote the character of development featured on
surrounding properties in the area.
fVn Tangerine/Thornydale III -2
C4J Specific Plan
Development Plan
Goal 2: Provide opportunities for a diversity of development that maximizes benefits to
the community.
Policy a: Promote new development compatible with existing land uses.
■ The Plan promotes environmentally sensitive residential development,
which is compatible to surrounding residential uses. The proposed
commercial uses will benefit existing and proposed residential development.
Policy b: Provide opportunities for a variety of housing styles and economic
levels.
■ The Plan proposes a housing type (attached duplex products or
combination of attached and detached units), which is still uncommon in
Marana at this time. This type of housing style is a sensible alternative to
larger lot single-family residences, given its location at the intersection of
two major streets and its proximity to future commercial development.
Goal 3: Promote and maintain high quality design, development and neighborhoods.
Policy a: Encourage good site planning, architectural styles and landscaping that
reflect the southwestern image and Marana's small town heritage.
■ Design Guidelines address site planning, architectural style and
landscaping, all of which will be in keeping with Marana's southwestern
heritage and sensitive to the natural environment.
Circulation
The subject property is located at the intersection of two major routes, which makes it a
prime location for commercial uses. The General Plan's Circulation/2025 Transportation
Forecast indicates 4 lanes planned for Tangerine Road adjacent to the project site (6
lanes east of project site and west of Dove Mountain Boulevard) with a projected ADT
count of over 38,000. Thornydale Road is expected to have an ADT count of over
24,000 on a 4 -lane roadway. In addition, a sensitively designed residential layout
featuring attached products on smaller lots is a compatible housing alternative for this
high -traffic area.
Circulation Goals:
Goal 2: Establish Foundation for Full -Service Circulation Systems.
Policy c: Use local transportation network to enhance quality of community life.
■ The site design promotes the use of trails (both natural desert trails on-site,
as well as constructed paths along Tangerine and Thornydale Roads) as an
alternative mode of transportation, providing connectivity between
residential uses, on-site recreation/open space areas and the commercial
area.
fVn Tangerine/Thornydale III -3
C4J Specific Plan
Development Plan
Growth Areas
The Tangerine/Thornydale Specific Plan is located in the Northeast Growth Area, which
is characterized by the following:
■ Significant environmental amenities/constraints,
■ Master -planned communities with low-density and/or clustered development,
■ Significant portions to be preserved as open space, and
■ Appropriately placed commercial and shopping areas.
Growth Area Goals:
Goal 1: Establish Emerging and Future Growth Areas.
Policy a: Encourage growth in the three areas identified by the Town as target
growth areas.
■ The Tangerine/Thornydale Specific Plan will be in keeping with other
development in the Northeast Growth Area, which is characterized by
master planned communities featuring clustered development sensitive to
the natural environment, with significant portions of the site preserved as
open space.
■ The commercial area is appropriately located at the corner of Tangerine and
Thornydale Roads, which the Marana Major Routes ROW Plan respectively
identifies as having a 350 -foot right-of-way and a 150 -foot right-of-way.
Goal 3: Achieve Balanced Growth throughout the Community.
Policy a: Maintain balance by promoting development and economic
opportunities in tandem with open space preservation and recreational areas.
■ The proposal takes into account the site's natural resources, its proximity to
other development and its location at the intersection of two major
roadways; the overall goal is to take advantage of the economic
opportunities on the site while preserving its natural resources, which
enhance the value of the land.
fVn Tangerine/Thornydale III -4
C4J Specific Plan
Development Plan
Environment
The subject property is located in an area known for its valuable natural resources. The
project proposal is in keeping with the objectives of the General Plan, which seek to
balance development and open space: "New development can be planned and built in
ways sensitive to the natural terrain and still satisfy market needs."
Goal 1: Protect and conserve natural resources.
Policy c: Protect areas of significant biological resource value.
■ At the suggestion of the U.S. Fish and Wildlife Service, the plan
incorporates two types of habitat corridors into its design; north/south
corridors along natural washes and east/west corridors through the center
of the site and along the northern property boundary will be preserved as
open space.
Goal 2: Promote conservation and efficient use of resources.
Policy b: Require native plant salvage, mitigation and restoration plans in new
development.
■ This project will meet or exceed Marana's native plant preservation
ordinance requirements by avoiding significant wildlife corridors,
revegetating previously disturbed areas and salvaging plant materials for
placement in buffer areas, commercial parking areas and residential front
yards.
Recreation and Open Space
The Marana General Plan states that "(w)hile development is anticipated, protected
open space and wildlife corridors are equally valued." The Tangerine/Thornydale
Specific Plan seeks to create a community in which open space and recreation
amenities contribute to a high quality of life. The project has been designed so that
riparian areas and habitat corridors are protected, and passive and active recreation
amenities, including natural trail linkages between the residential and commercial uses,
have been integrated into the plan.
Goal 1: Protect and preserve natural open spaces.
Policy b: Protect unique biological habitat areas within natural open space
ecological areas and riparian corridors.
Policy d: Support throughout the community continuous open space linkages
and wildlife corridors.
fVn Tangerine/Thornydale III -5
C4J Specific Plan
Development Plan
■ As indicated above, the Tangerine/Thornydale Specific Plan responds to
both of these policies by preserving two types of habitat corridors on the
site: north/south corridors along natural washes and east/west corridors
through the center of the property and along the site's northern boundary.
Goal 2: Plan and develop a Marana Trails and Pathways Plan that connects regional
trails with local trails, neighborhoods and recreational amenities.
Policy a: Utilize the Marana Trail System Master Plan to implement a continuous
trail system throughout the community linking neighborhoods, river corridors and
natural preserves.
Policy c: Design and develop connector and local trails to provide user access to
the primary and river park trail system.
■ Neighborhood -level trails will be incorporated into the design, linking the
residential area to community recreation facilities and the commercial uses
across the wash. Local trails along Tangerine Road and Thornydale Road
will provide alternative linkages to each of these areas.
Goal 3: Provide a system of developed parks and recreational facilities distributed
throughout the community.
Policy a: Acknowledge and work to implement the recommendations in the
Marana Park, Trail and Open Space Master Plan.
Policy c: Support the development of recreational facilities in new residential
areas.
■ The Tangerine/Thornydale Specific Plan is designed with two recreation
areas to serve the residents of the community. The size of these areas and
proposed amenities are in keeping with the recommendations of the Marana
Park, Trail and Open Space Master Plan.
D. Compatibility with Adjoining Development
In keeping with surrounding development, the Tangerine/Thornydale Specific Plan seeks
to balance land development with the preservation of the area's natural resources.
While this plan calls for attached homes rather than the single-family detached products
that are predominant in this area, the treatment of environmentally sensitive open space
is a common thread among the adjoining developments.
The commercial portion of the project will complement existing and proposed residential
developments by providing much-needed commercial services along the Tangerine
corridor. The architectural treatment of both the commercial and residential structures
will exhibit a Southwest or contemporary Southwest design, which is comparable to the
architectural style of surrounding development.
fVn Tangerine/Thornydale III -6
C4J Specific Plan
Development Plan
E. Land Use Concept Plan
The land use concept of the Tangerine/Thornydale Specific Plan has been designed to
accommodate a demand for housing variety within the Town of Marana, to respond to
the lack of commercial development along the Tangerine Road corridor, and intertwine
this development with large swaths of undisturbed natural desert in an environmentally
sensitive manner. Each of the three land use designations within the plan—Residential,
Commercial and Open Space—are depicted in Exhibit III.E: Land Use Concept Plan.
The project has been designed to respond to the natural constraints of the site. The
developer has considered recommendations from the United States Fish and Wildlife
Service to create a plan that responds to the sensitive desert environment. The result is
a plan that features both north/south and east/west wildlife corridors as an integral
component of the project design. These habitat corridors have been maintained through
creative design by clustering residential development and preserving significant areas of
natural open space.
The project has been designed in an environmentally sensitive manner and limits the
area of disturbance to 40 percent. . This carefully thought-out design responds to the
concerns of the United States Fish and Wildlife Service by providing wildlife corridors in
both directions even though there is currently no federal nexus. The proposed level of
disturbance is in character with the existing development. In comparison, the maximum
area of disturbance for surrounding master planned communities is 20 percent for
Skyranch to the south and 40 percent for Tortolita Vistas north of the project site. Most
similar to the Tangerine/Thornydale Specific Plan in terms of proposed land uses and
location at the corner of Tangerine Road and Thornydale Road is Tangerine Crossing;
this community is restricted to 50 percent maximum site disturbance.
The Residential designation encompasses approximately 32 acres west of the major on-
site wash and is envisioned to be developed as a medium -density attached -home (or an
attached/detached combination) project to allow for areas of natural open space to be
integrated into the design of the project. The minimum lot size for the residential portion
is 3,500 square feet to accommodate an attached product. The Plan proposes 107
duplex units, making the overall residential density less than 3 residences per acre
(RAC). The aging of the population and the increase of single households is causing a
shift in homebuyer preferences. While in the past, the majority of homeowners were
families, the latest demographics show that more and more households are single
occupants or smaller families. Additionally, with home prices rapidly rising, it is
important to provide high quality yet affordable homes. The proposed attached or small
lot detached homes provide an alternative to the traditional single-family housing found
throughout Marana and the rest of Pima County. The homes respond a wide range of
buyers, including first-time homebuyers, singles, young families, and empty nesters.
The homes provide residents the amenities of large amounts of open space as well as
developed park area without the burden of maintenance.
fVn Tangerine/Thornydale III -7
C4J Specific Plan
Development Plan
All homes within this carefully designed community will overlook open space.
Disturbance within the residential designation will be limited to less than 13 acres,
including residential lots, roads and recreation areas. Where possible, vegetation from
the disturbed areas will be salvaged and replanted on-site. The remainder of the
residential area will remain natural open space. Undisturbed open space has been set
aside along the northern boundary and between the rear yards of residential units
through the center of the project site to provide east/west wildlife corridors. See Table
E.1: Land Use Acreages and Table E.2: Area to be Disturbed below for the acreages of
disturbed and undisturbed land.
The Tangerine Road Corridor serves as the entryway into many new quality master
planned communities. In the middle of this boulevard is its intersection with Thornydale
Road, the most heavily traveled north/south arterial in the area. With a scarcity of
commercial sites and major intersections along Tangerine Road, this intersection is
posed to become the retail hub of the entire area. A 25 -acre grocery -anchored center is
under construction at the northeast corner. The 7 -acre mixed-use commercial
development on the northwest corner will respond to the needs of the community with a
blend of both retail and office space catering to the upscale demographic profile of the
neighborhood. Uses envisioned within the Commercial designation of this Specific Plan
include a financial institution, an offering of quality dining establishments, boutique retail
shops and smaller executive office tenants. The project will be designed with lower
profile buildings along Tangerine Road and a 2 -story complex along the wash. The
architectural theme of the development will allow the buildings to meld into the
landscape and complement the generous undisturbed desert area to the west while
buffering the surrounding residential communities from the heavily trafficked
Tangerine/Thornydale intersection.
The Open Space designation encompasses two significant drainage areas on the site,
both of which extend from the northern project boundary, adjacent to the Tortolita Vista
Specific Plan area, south to Tangerine Road. These drainage areas provide the
north/south corridors for wildlife movement. The westernmost drainage area, averaging
78 feet in width, bisects the residential portion of the site. The only disturbance
expected within this designated 100 -year floodplain is that associated with the proposed
roadway extension at its most narrow point.
The second and larger Open Space area averages 490 feet in width and is located in the
eastern half of the subject property, separating the Residential -designated area from the
Commercial portion of the site. The only expected disturbance within this Open Space
corridor is that which is necessary to accommodate a trail extending from Tangerine
Road northward through the property to Tortolita Vistas; a trail linkage between the
residential and commercial areas on-site will also be provided.
(V,n Tangerine/Thornydale III -8
C+� Specific Plan
Development Plan
Table E.1: Land Use Acreages
Land Use
Gross Acreage (acres)
Net Acreage (acres)
Residential
32.01
28.39
Designated Open Space
15.55
13.85
Commercial
11.28
8.46
Total
58.84
50.7
Table E.2: Area to be Disturbed
Additional disturbance within the Commercial designation, up to a maximum of 3.5
acres, will be permitted for the development of a public or quasi -public entity (e.g. a fire
station). Any additional disturbance that occurs as a result of citing a new facility within
the Plan area will be subject to applicable state and federal guidelines.
fVn Tangerine/Thornydale III -9
C4J Specific Plan
Undisturbed Area (acres)
Land Use
Disturbed Area (acres)
(Net acreage minus Disturbed Area)
12.83 (including streets
Residential
15.56
and recreation areas)
Commercial
7.17
1.29
Open Space
N/A
13.85
Total
20.0
30.7
Additional disturbance within the Commercial designation, up to a maximum of 3.5
acres, will be permitted for the development of a public or quasi -public entity (e.g. a fire
station). Any additional disturbance that occurs as a result of citing a new facility within
the Plan area will be subject to applicable state and federal guidelines.
fVn Tangerine/Thornydale III -9
C4J Specific Plan
Development Plan
Exhibit III.E: Land Use Concept Plan
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C4j Specific Plan
Development Plan
F. Grading Concept
The site will not be mass graded. Rather, a minimum of 60 percent of the project site
will remain in a natural state, and grading will be restricted to the commercial area,
residential development corridors and infrastructure improvements, such as those for
streets and utility connections. Open space corridors and riparian (wash) areas will
remain undisturbed. All disturbances for required utility installation outside of proposed
streets are to be revegetated. The disturbed area for the existing EI Camino de Manana
alignment will be revegetated as well.
G. Post Development Hydrology
The drainage plan for the site includes minimal disturbances to the natural drainage
patterns. Encroachment into the 100 -year floodplains, or erosion -hazard setbacks of
those watercourses having 100 -year peak discharges of 100-cfs or greater, will be
minimal. Lesser stormwater discharges will be conveyed through the site within natural
watercourses, small constructed drainageways, and as street flow. (See Exhibit III.G:
Post -Development Hydrology.)
This parcel is located within a watershed that has been designated as "Critical" on Pima
County's "Balanced and Critical Basin Map". Therefore, stormwater detention facilities
will be provided that will reduce "developed" peak discharge rates to values that are less
than "existing" conditions for the residential and commercial developments, as required
by Marana drainage policies.
The U.S. Army Corps of Engineers has approved a jurisdictional delineation of the
waters of the United States on the property. These waters include two minor drainages
within the Commercial designation. The proposed development plan for the Commercial
area would result in the loss of these two minor drainageways, which total less than one-
tenth of an acre in area. Regardless, downgradient flows will be maintained through
engineering design. Because of the impacts to these waters, coverage under a Section
404 permit is required for the proposed commercial project. Environmental consultants
for the project will seek to obtain Section 404 permit coverage under nationwide Permit
39 for the commercial development.
H. Viewsheds
The areas of the project with the highest visibility from adjacent off-site locations are
located on the perimeter of the site, specifically the areas adjacent to Tangerine Road
and Thornydale Road. Landscaping will be combined with areas of natural vegetation to
create an enhanced bufferyard along the property perimeter and along the project
roadways, which will help to mitigate the impact of the project on the neighboring
properties.
fVn Tangerine/Thornydale III -11
C4J Specific Plan
Development Plan
No single location from adjacent off-site areas is high enough to afford views across the
entire site due to the site's vegetation coverage. However, no views of distant off-site
features, such as those of the Tortolita Mountains, Catalina Mountains and Tucson
Mountains, should be obstructed with the development of this project.
fVn Tangerine/Thornydale III -12
C4J Specific Plan
Development Plan
Exhibit III.G: Post -Development Hydrology
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The Tangerine/Thornydale Specific Plan lies at the northwest corner of Tangerine Road
and Thornydale Road. Because Tangerine Road is a limited -access arterial, the primary
access points into the Plan area will be provided on Thornydale Road and EI Camino de
Manana. The project's planned vehicular and pedestrian circulation patterns are
illustrated in Exhibit III.I: Circulation Concept Plan.
EI Camino de Manana will be the primary access point for the residents of the Specific
Plan which is unpaved north of Tangerine Road. In addition, the EI Camino de Manana
right-of-way has been abandoned east of Old Father Road, the western boundary of the
project site, through the project site and the Tortolita Vistas Specific Plan to the north.
The right-of-way resumes east of Thornydale Road. Improvements to the EI Camino de
Manana and Tangerine Road intersection will be required as part of this project.
Improvements, as outlined in the Traffic Impact Analysis, include the construction of a
westbound right -turn lane on Tangerine Road and a southbound left -turn lane on EI
Camino de Manana. The EI Camino de Manana right-of-way will dead-end at the project
site where a gated entry into the residential development will be provided.
The residential lots will be served by four local roads. These local roads are a
combination of cul-de-sacs and through streets arranged in a rectangular pattern with
two east -west streets and two north -south streets. All residential streets within the
subdivision will be privately owned and maintained. The easternmost residential street
will have cul-de-sacs at both ends with a locked gate on the south end for emergency
access onto Tangerine Road.
The emergency -only access onto Tangerine Road requires a design exception in lieu of
a permanent secondary access point as required by the Land Development Code. A
design exception requires the approval of the Town staff and the appropriate fire district,
which in this case is Northwest Fire District. Town staff is in support of the design
exception request as they would prefer to limit the number of access points along
Tangerine Road. The Northwest Fire District has indicated that it would accept an
emergency access point that met the following criteria: the street must be a minimum
20 -foot right-of-way with 14 feet of pavement and 4 -foot shoulders with a maximum of a
6 to 1 slope; the gate shall be a standard gate with a chain lock; and the homeowners
association must provide documentation stating it will be responsible for the
maintenance of the road and gate. Please see Appendix D for the letter from Northwest
Fire District with its response.
Primary access to the commercial area will be available from Thornydale Road. Per
recommendations outlined in the traffic study for this project, driveways for the
commercial portion of this site should be aligned with those approved for the commercial
uses in the Tangerine Crossings project across Thornydale Road. An additional
driveway to the commercial area will be provided on Tangerine Road; however, left-hand
turns out of the commercial development will be prohibited. Further evaluation of
fVn Tangerine/Thornydale III -14
C4J Specific Plan
Development Plan
driveway locations, turning movements and turn -lane requirements will take place in
conjunction with studies related to the future widening of Tangerine Road.
The future right-of-way width for the adjacent segment of Tangerine Road is 350 feet; an
additional 125 feet of right-of-way will be dedicated to the Town of Marana. Thornydale
Road has a future right-of-way width of 150 feet. Currently, this roadway has a 30 -foot
'/2 right-of-way; thus, an additional 45 feet will be dedicated with this development. Both
roads will be dedicated within 60 days of specific plan adoption.
fVn Tangerine/Thornydale III -15
C4J Specific Plan
Development Plan
Exhibit 111.1: Circulation Concept Plan
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Specific Plan
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J. Open Space, Recreation, Parks and Trails Concept
The primary goal of the Tangerine/Thornydale Specific Plan is to strike a balance
between the development of higher intensity land uses typically located along a major
arterial roadway and the protection of open space in an area noted for its pristine natural
scenery. The project landscape theme is centered on the preservation of valuable
desert land and the utilization of transplanted materials from on-site to create a unified
project character for the entire Specific Plan area.
A minimum of 60 percent of the project site will be preserved as open space. At the
suggestion of U.S. Fish and Wildlife Service, two types of open space habitat corridors
will be provided: those that correspond to the north/south drainageways and those that
would foster wildlife movement across the site in an east/west direction. The washes
and other significant drainage areas on-site will be preserved under the Specific Plan's
Open Space designation, providing north/south riparian corridors. East/west habitat
corridors approximately 150 feet in width also have been integrated into the concept plan
along the project's northern boundary and within the area between the residential uses
in the central portion of the property. Exhibit III.J: Open Space Concept Plan identifies
the location of each of these corridors, along with other areas of important open space
and vegetation featured on-site.
The Tangerine/Thornydale Specific Plan focuses on its natural setting, encouraging
wildlife observation and quiet appreciation of the desert landscape. Based on this
theme, two neighborhood parks have been incorporated into the residential layout. The
recreation area located near the project's entry will be designed as an interpretive park,
highlighting the native vegetation and wildlife species found at the base of the Tortolita
Mountains. The second and more centrally located park area will feature a ramada,
picnic tables, benches and barbeque grills and will also be landscaped using native
vegetation. Each of the recreation areas will encompass approximately 7,000 square
feet, which is in accordance with the Town of Marana's Park, Trail and Open Space
Master Plan's recommended 140 square feet of private on-site park area per home.
Trails will be extended along the project's boundaries and within its interior providing
connectivity between the plan area's different land uses. The Thornydale Road trail,
which will be constructed in accordance with Pima County's Divided Urban Pathway
standards, will be extended along the site's eastern boundary within the right-of-way,
and a multi -use path is expected to be a part of the improvements for the future
Tangerine Road cross-section. A 15 -foot easement shall be provided at the northwest
corner of the property to accommodate the EI Camino de Manana Trail; this trail shall be
constructed in accordance with Pima County standards. Local trails will be incorporated
into the plan, connecting the central recreation area to the residential areas and the
commercial portion of the project. These local trails will be cleared pathways with a
decomposed granite surface treatment throughout the project except in wash areas, in
which case, the trails will consist of native soil surfaces and/or sandy wash bottoms.
(V,n Tangerine/Thornydale III -17
C+� Specific Plan
Development Plan
Viable vegetation removed during site grading will be utilized in other areas of the project
in order to create more mature landscapes and streetscapes throughout the
development. A portion of the existing EI Camino de Manana alignment will be
revegetated, along with any areas of disturbance for utility installation outside of street
rights-of-way. Additionally, transplanted trees and cacti will be located in the front yards
of homes, the commercial parking areas and the recreation area to create a more
established setting for the community. Natural buffers will be maintained along all
roadways abutting and within the project site.
( ,n Tangerine/Thornydale III -18
C+� Specific Plan
Development Plan
Exhibit III.J: Open Space Concept Plan
Tangerine/Thornydale III -19
00 Specific Plan
Development Plan
K. Cultural Resources
As described in Section II.K. of this plan, a field survey was conducted by P.A.S.T. in
October 2005, which revealed no cultural resources on the subject property that meet
the minimum standard for recording as an archaeological site.
Based on the research and field survey results, P.A.S.T. is not recommending additional
archaeological studies for the project at this time. However, in the event cultural
resources are revealed during ground -disturbing activities, all construction should stop,
and consultation should be initiated with Arizona State Museum (ASM) to assess the
potential significance of any unearthed materials (ARS §41-841). If human skeletal
remains or funerary objects are discovered, ASM should be contacted immediately (ARS
§41-865 & §41-844).
L. Infrastructure and Public Facilities
1. Sewer
According to Pima County Wastewater Management Department, (PCWWMD)
there is capacity in the existing system to accommodate this project. The
Tortolita Vistas preliminary subdivision plat, currently in review by the Town of
Marana, indicates an extension of public sewer from existing facilities at Camino
de Oeste and Tangerine Road. This proposed extension would be located along
Tangerine Road, then northeast within the existing EI Camino de Manana
alignment through the subject property and into the Tortolita Vistas Specific Plan
area to the north. Thus, sewer connection to this site would be available from the
proposed facilities.
The developer will be required to enter into a sewer service agreement with Pima
County prior to development plan or subdivision plat approval.
2. Fire Service
The Tangerine/Thornydale Specific Plan area is not currently located within a fire
district; however, the project site will be required to annex into Northwest Fire
District at the time of development. Northwest Fire District Station #37, located
approximately 2 miles northwest of the Specific Plan area at 13001 North
Tortolita Road in the Dove Mountain Specific Plan area, is the nearest Northwest
Fire District station to the project site. However, Northwest Fire District has
expressed an interest in locating a new station within the Tangerine/Thornydale
Specific Plan area. Any additional disturbance that occurs as a result of citing a
new facility within the Plan area will be subject to applicable state and federal
guidelines.
(V,n Tangerine/Thornydale III -20
C+� Specific Plan
Development Plan
3. Water
The project site lies within the exterior boundary of Tucson Water's planned 50 -
year service area; thus, a water supply is assured. An existing Tucson Water
main is located adjacent to the project site within the Thornydale Road right-of-
way, which will also provide water to the Tortolita Vistas Specific Plan area; the
developer will be responsible for the extension of these facilities and any
modifications or enhancements that may be required.
4. Schools
It is anticipated that this project will generate 107 dwelling units at build -out.
Based on this number and using formulas from the Marana Unified School
District, this project could generate approximately 43 school -aged children.
K-6: .25 x 107 units = 27 school -aged children
7-12: .15 x 107 units = 16 school -aged children
The project developer has contacted Marana Unified School District to discuss
the impact this development may have on the school system. The developer has
agreed to make a voluntary contribution per household to the school district,
which will be made payable at the time building permits are issued.
5. Public Utilities
Natural gas, telecommunications, cable services and electricity will be extended
to the project site at the time of development through agreements with individual
utility companies. The following utility companies currently serve this area:
a. Natural Gas
Southwest Gas Corporation will provide natural gas service to the project.
There is an existing 4 -inch Southwest Gas line located within the EI
Camino de Manana right-of-way, which traverses the project site.
Additional 4 -inch lines are proposed for construction within both the
Tangerine Road and Thornydale Road rights-of-way adjacent to the
project site. The timing for construction of these proposed lines are
unknown.
b. Communications
Telephone service and line installation is available in this area through
Qwest Communications.
(V,n Tangerine/Thornydale III -21
C+� Specific Plan
Development Plan
Comcast Cable has cable infrastructure in this area and will likely provide
service to the property.
C. Electric Power
Electric power will be provided by Trico Electric Cooperative.
fVn Tangerine/Thornydale III -22
C4j Specific Plan
IV. Development Regulations
Development Regulations
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the
Tangerine/Thornydale Specific Plan. The Tangerine/Thornydale Specific Plan
Development Regulations and Design Guidelines establish the intensity and character of
the development by prescribing site-specific standards that are tailored to the unique
qualities of the project. The regulations contained within this section provide an
appropriate amount of flexibility to anticipate future needs and to achieve compatibility
with surrounding land uses.
These development regulations apply to the 56 acres of land in the
Tangerine/Thornydale Specific Plan. Land use designations within the Specific Plan
shall be as follows:
■ Residential (R)
■ Commercial (C)
■ Open Space (OS)
B. General Provisions
1. Applicability of Town of Marana Land Development Code
If an issue, condition or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land Development
Code that are in place at the time of development shall apply. All construction
within the Tangerine/Thornydale Specific Plan shall comply with all building
codes current at the time of permitting.
2. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the
Town Planning Director to determine if said use is consistent with the intent of
the zone and compatible with other listed permitted uses. Any person aggrieved
by the determination may appeal that decision to the Marana Board of
Adjustment.
fVn Tangerine/Thornydale IV -1
C4J Specific Plan
Development Regulations
C. Development Standards
1. Residential (R)
a. Permitted Uses
■ Single -Family Residential Detached
■ Single -Family Residential Attached
■ Community Recreation Facilities
■ Parks and Open Space
■ Other Similar Uses as Allowed by the Planning Director
b. Accessory Uses
■ Swimming Pools, Spas, and other Related Structures
■ Patios, Tool Sheds, Children's Playhouses
■ Home Occupations
C. Conditional Uses
■ Child Care Facilities
■ Group Homes
d. Development Standards (Single -Family Detached)
■ Minimum Lot Area: 4,500 square feet
■ Minimum Lot Width: 30 feet
■ Minimum Lot Depth: None
■ Minimum Setbacks:
• Front: 15 feet
• Side: 0 feet with 3 -foot access easement on the adjacent
property
• Rear: 15 feet
■ Maximum Building Height: 30 feet
■ Building Separation: As permitted by building code
■ Maximum Lot Coverage (structures): 70 percent
■ Minimum Common Open Space per Dwelling Unit: 185 square feet
fVn Tangerine/Thornydale IV -2
C4J Specific Plan
Development Regulations
e. Development Standards (Single -Family Attached)
■ Minimum Area per Dwelling Unit: 3500 square feet
■ Minimum Lot Width: 30 feet
■ Minimum Lot Depth: None
■ Minimum Setbacks:
• Front: 5 feet (Front yard setback shall be staggered by a
minimum of 5 feet on every third unit so that the front yard
setback shall not be the same for 3 consecutive homes.)
• Side: 0 feet (attached side); 3 feet (non-attached side)
• Rear: 10 feet
■ Maximum Building Height: 30 feet
■ Building Separation: As permitted by building code
■ Minimum Common Open Space per Dwelling Unit: 140 square feet
■ Minimum Private Open Space per Dwelling Unit: 100 square feet
Exhibit IV.C: Development Standards Concept, below, illustrates how
attached homes in this subdivision might be designed utilizing the
development standards listed above.
Exhibit IV.C: Development Standards Concept
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C+� Specific Plan
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C+� Specific Plan
IV -3
Development Regulations
2. Commercial (C)
a. Permitted Uses
■ Banks and Financial Institutions (including drive-thrus)
■ Convenience Store (including fuel stations)
■ Daycare
■ Drug Store (including drive-thrus)
■ Grocery Store
■ Laundromat
■ Personal Services
■ Pet Store (fully enclosed)
■ Professional/Medical/General Office
■ Public and Quasi -Public Services and Utilities (area of disturbance
shall be limited to a maximum of 3.5 acres)
■ Religious Uses
■ Restaurant and Food Service (including drive-thrus)
■ Retail Uses
■ Other Similar Uses as Allowed by the Planning Director
b. Development Standards
■ Minimum Site Area: None
■ Maximum Lot Coverage: 40 percent
■ Minimum Perimeter Setbacks: 20 feet
■ Maximum Building Height: 2 stories, up to 40 feet (architectural
embellishments may extend to 50 feet)
■ Building Separation: Per Building Code
3. Open Space (OS)
a. Permitted Uses
■ Recreational Trail
fVn Tangerine/Thornydale IV -4
C4j Specific Plan
Development Regulations
D. Design Standards
The design standards in this Specific Plan were established to provide guidance in the
development of attached residential, commercial and open space uses within the Plan
boundaries. All graphics contained in this section are used as examples to illustrate the
intent of the guidelines and should not be construed as an indication of the final
appearance of the project.
If any portion of the subdivision is developed with a single-family detached product, the
Marana Residential Design Standards adopted in September 2005 by the Marana Town
Council (Ordinance No. 2005-18) shall apply. The only acceptable deviation from these
adopted standards shall be in relation to street design, in which case, Marana's adopted
Subdivision Street Standards shall apply.
As further described in the Implementation and Administration chapter of this plan
(Section V), the responsibility of reviewing future development plan and subdivision plat
submittals for compliance with this Specific Plan falls to two entities: the Town of
Marana and the Design Review Board. After each of the following residential and
commercial guidelines, the entity responsible for the review and enforcement of that
guideline is indicated with TOM (Town of Marana), DRB (Design Review Board) or both
if the responsibility is shared.
1. Residential Design Standards
a. Site Planning
■ The primary access point to the residential portion of this Specific
Plan shall be from EI Camino de Manana, with access to and from
Tangerine Road for emergency purposes only. (TOM)
■ The residential portion shall be designed to have minimum impact on
the site by allowing for natural open space and wildlife corridors.
(TOM/DRB)
■ All utilities shall be installed underground where feasible and shall be
designed and constructed in accordance with the various utility
company standards and/or Town of Marana standards. (TOM/DRB)
■ Where possible, on-site drainage facilities shall be designed with
natural features and landscaping as opposed to riprap or concrete
treatments. (TOM/DRB)
fVn Tangerine/Thornydale IV -5
C4J Specific Plan
Development Regulations
■ Units may share common walkways and driveways. (TOM/DRB)
Examples of shared walkways
and driveways.
b. Design
■ Four-sided architecture shall be required on all homes. (DRB)
■ Windows shall be recessed at least two inches from the building wall,
or they shall project from the building wall, such as bay windows.
(TOM/DRB)
■ Architectural features such as step backs and other single -story
elements shall be required on the second story. (DRB)
■ Individual units shall have private space in the form of balconies or
patios. (TOM/DRB)
■ Adjacent duplexes shall not be painted the same color. (DRB)
■ Entrances shall be framed and shall be at the same scale as
single-family homes. (DRB)
■ The duplex unit shall have the appearance of a single-family home.
(DRB)
■ If an uneven number of lots occur within an attached -product
subdivision, stand-alone units shall be subject to the same design
standards as the attached units. (TOM/DRB)
fVn Tangerine/Thornydale IV -6
C4J Specific Plan
Development Regulations
C. Garages and Parking
■ Each home shall be provided with a minimum of two off-street parking
spaces within an enclosed garage. (TOM/DRB)
■ On -street guest parking shall be permitted. (TOM/DRB)
■ Attached units shall have side -loaded garages with at least one
window facing the street. (TOM/DRB)
d. Roofs
■ Roof -mounted utility equipment shall be screened through the use of
appropriate architectural features. (DRB)
■ Roofs shall have varying rooflines typical of single-family homes.
(DRB)
e. Streets
■ Streets shall be private and maintained by the Community
Association. (DRB)
■ Access to and from Tangerine Road will be for emergency purposes
only. (TOM)
■ Open space relief is required at the end of all cul-de-sacs that
terminate at the edge of a neighborhood. (TOM/DRB)
■ Decorative paving materials and/or treatments shall be used to
designate areas of pedestrian activity. (DRB)
■ A minimum tree size of 15 gallons shall be required for street trees.
(TOM/DRB)
■ Shrubs must be a minimum 5 gallons in size. Groundcovers shall be
a minimum of 1 gallon in size. (TOM/DRB)
fVn Tangerine/Thornydale IV -7
C4j Specific Plan
Development Regulations
f. Landscaping
The curvilinear
sidewalks and
pedestrian -scale
landscaping shown in
this photo are
examples of special
treatments that may
be used to designate
and enhance areas of
pedestrian activity.
■ All landscaping shall comply with the Arizona Nursery Association
guidelines for caliper and size. (TOM/DRB)
■ Front yards shall have a minimum of 3 trees and 5 shrubs or accent
plants per duplex unit. (TOM/DRB)
■ The abandoned portions of EI Camino de Manana located on the
project site shall be revegetated. (TOM/DRB)
■ When possible, transplanted plant material shall be used in the front
yards. (TOM/DRB)
■ The set-aside method will be used for the Native Plant Permit
application. All saguaros and ironwoods in the disturbed area will be
inventoried. (TOM)
■ All transplanted plant materials other than cacti shall be provided with
methods of irrigation. (TOM)
■ The overall landscape design of the Tangerine/Thornydale Specific
Plan shall be one that reflect and enhances the image and climate of
the Sonoran Desert. The design shall be organized into a hierarchy
landscapes with the low water -use plants and adapted plants playing
the predominant role. Plant material shall reflect the meso- and
micro -climates of the site and shall conform to "xeriscape" principles
whenever possible. These principles include (ARC):
• water efficient design
• limited use of turf
• use of predominately drought tolerant or water efficient plants
fVn Tangerine/Thornydale IV -8
C4J Specific Plan
Development Regulations
• water harvesting techniques
• appropriate use of irrigation methods and technologies
• use of mulches
• proper maintenance practices
g. Open Space
■ All common open space shall be owned and maintained by the
Community Association. (DRB)
■ Every unit shall have private open space in the form of a patio or
balcony. (TOM/DRB)
h. Entry Monumentation
■ Primary monumentation will be placed at the EI Camino de Manana
entrance. (TOM/DRB)
■ Monumentation lighting shall conform to the Town of Marana Outdoor
Lighting Code. (TOM)
■ Materials that complement the existing landscape are encouraged;
this includes masonry, steel, rock (veneer or natural) and other similar
materials. (DRB)
■ The entry to the residential area shall be gated. (DRB)
■ All materials shall complement those used in the monumentation to
create an overall theme for the development. (DRB)
■ Specialty paving is encouraged. (DRB)
C
rE e+
ow—F.. r wNl.
i
This photograph illustrates how entry monuments may be designed to incorporate vegetation
and materials that complement the existing landscaping and blend with the overall theme of
the project. Specialty paving is also used to highlight the entry into the development.
fVn Tangerine/Thornydale IV -9
C4J Specific Plan
Development Regulations
i. Signs
■ All signs shall adhere to the Marana Sign Code. (TOM)
■ All sign lighting shall conform to the Town of Marana Outdoor Lighting
Code. (TOM)
■ All traffic -related signs (including street name signs) shall conform to
the latest edition of the Manual on Uniform Traffic Control Devices.
(TOM)
j. Walls and Fencing
■ The materials used for the walls and fencing shall reflect those used
in the monumentation to create an overall theme for the development.
(DRB)
■ View fencing is acceptable along the open space corridors. (DRB)
■ All types of chain link fencing are prohibited. (TOM/DRB)
fVn Tangerine/Thornydale IV -10
C4j Specific Plan
Development Regulations
2. Commercial Design Standards
a. Site Planning
■ All utilities shall be installed underground where feasible and shall be
designed and constructed in accordance with the various utility
company standards and/or Town of Marana standards. (TOM/ARC)
■ Where possible, on-site drainage facilities shall be designed with
natural features and landscaping as opposed to riprap or concrete
treatments. (TOM/ARC)
■ Pedestrian crossings shall be marked to emphasize the conflict point,
improve visibility, enhance safety and provide added aesthetic appeal.
Where applicable, pedestrian crossings shall be extended from the
building entrance. (ARC)
Specialty paving should
used in commercial
areas to indicate
pedestrian crossings
and project entries.
■ Circulation shall allow for adequate length of stacking for drive-thru
facilities so as not to interfere with the movement of traffic or
pedestrian areas. (TOM)
■ Provide special paving treatments at site entrances. (ARC)
■ Commercial and residential uses shall be connected with appropriate
linkages. (TOM/DRB/ARC)
■ Reciprocal access between adjacent commercial uses is required.
(TOM/ARC)
fVn Tangerine/Thornydale IV -11
C4J Specific Plan
Development Regulations
b. Design
■ Commercial buildings shall have a common theme, visually and
physically. This can be accomplished through architecture,
landscaping and site planning. (ARC)
■ The common theme can be demonstrated through the utilization of
architectural details such as similar colors, materials and textures as
well as repeating patterns, rhythms and proportions. (ARC)
■ Buildings shall include features typical of the Arizona Sonoran Desert,
such as architectural shade devices, a strong relationship to the
ground plane, deeply recessed windows and the use of materials and
textures that are associated with the region. (ARC)
At right, common themes were
incorporated into the design of this
shopping center, including the use
of repeating patterns, proportions
and materials. Themes from
Arizona's Sonoran Desert were
integrated into the design of the
commercial building shown below:
the materials and textures are
associated with this region, as is
the shade structure offering relief
from the desert sun.
fVn Tangerine/Thornydale IV -12
C4j Specific Plan
Development Regulations
■ All sides visible from public view or adjacent to residential areas shall
be architecturally treated to reflect the overall design, colors and
textures used on the front fagade. (ARC)
■ Building design shall complement the unique qualities and character
of the surrounding area. (ARC)
■ Building mass shall be broken into smaller elements, consistent with
the proportions of the architectural style and surrounding uses. (ARC)
The following techniques can be used:
• Variations in roof form and parapet heights
• Incorporating clearly pronounced recesses and projections
• Introduction of wall plane off -sets
• Use of other reveals and projections and subtle changes in
texture and color of wall surfaces
• Use of deep-set window with mullions
• Use of ground level arcades and second floor
galleries/balconies
• Use of protected and recessed entries
• Use of vertical accents or focal points
■ In multi -building projects, vary the size, massing and height of the
buildings in relation to each other. (ARC)
■ All buildings with fagades greater than 30 feet in length shall include
several of the elements listed below, repeated at appropriate intervals,
either horizontally or vertically (TOM/ARC):
• Color change (recognizable but not strongly contrasting)
• Texture change
• Material change
• Architectural variety and interest through a change in plane
such as offsets, reveals, archways or projecting ribs
• Balconies, awnings, or canopies
• Window or door openings
• Wall plane projections or recesses
fVn Tangerine/Thornydale IV -13
C4J Specific Plan
Development Regulations
Each of these buildings demonstrates techniques that may be used to create visual interest
and reduce the massive appearance of commercial structures: building heights vary; building
planes are broken into smaller elements; interest and variety is created by using a variety of
materials and architectural details.
■ Predominant exterior building materials shall be durable and of high
quality. (ARC) These include, but are not limited to:
• Brick
• Stone (natural or faux)
• Integral color (sand blasted or stained) textured masonry
• Split faced or scored concrete masonry units
• Textured tilt -up concrete panels
• Stucco
• Metal roofs
• Concrete and clay tile roofs
• Clear and tinted glass windows
• Architectural metal features
(V,n Tangerine/Thornydale IV -14
C+� Specific Plan
Development Regulations
■ Building entrances shall be defined through the use of (ARC):
• Canopies or porticos, or overhangs
• Recesses or projections
• Arcades
• Raised corniced parapets over the door
• Peaked roof forms
• Arches
• Outdoor pedestrian features or enhanced landscaping
• Architectural details such as tile work and moldings integrated
into the building structure
• Enhanced pedestrian surfaces
fVn Tangerine/Thornydale
C4J Specific Plan
Examples of design
techniques used to
define building
entrances.
IV -15
Development Regulations
■ Exterior colors shall have a minimum Light Reflectance Value (LRV)
of 50 percent. (ARC)
■ Accent colors shall complement and be compatible with the building
exterior. (ARC)
■ Parking lots and commercial building walls shall be screened with a
combination of vegetation and screen walls. (TOM/ARC)
■ Window awnings are encouraged and shall be functional and provide
maximum shade. Awnings shall complement the architectural styling
of the building. (ARC)
■ Use energy efficient materials in doors and windows. (ARC)
■ Use energy efficient lighting. (ARC)
C. Roofs
■ The scale of commercial buildings shall be reduced by variations in
rooflines and parapets. (ARC)
■ Roof size, shape, material, color and slope shall be appropriate for the
scale and theme of the building. (ARC)
■ Buildings with sloping roofs shall include multiple planes. (ARC)
■ Vertical or horizontal articulation is required for unbroken rooflines of
50 feet or more. (ARC)
■ Internalize roof drain elements within the building or an architectural
feature. (ARC)
■ Where possible, roof overhangs shall create usable shade on
sidewalk areas. (ARC)
d. Landscaping
■ Landscaping shall be provided along and against all buildings to
anchor them to the surrounding environment and to soften the
structure. In -ground landscaping shall comprise the majority of the
landscaping requirement. Raised planters are acceptable when
designed to accentuate the architecture and or enhance pedestrian
areas. (ARC)
■ Trees shall be used throughout paved areas and along pedestrian
pathways to provide shade and to reduce heat build-up and glare.
(ARC)
■ The use of mature trees is encouraged to provide an immediate
impact especially when used in buffering adjacent uses. (ARC)
fVn Tangerine/Thornydale IV -16
C4J Specific Plan
Development Regulations
■ Pots and planters shall be located where pedestrian flow will not be
obstructed. (ARC)
■ Pots and planters shall be durable and have natural color tones that
complement the adjacent structures. (ARC)
Examples of landscape treatments in parking areas and adjacent to buildings.
■ Screen walls or landscaping shall not be located where they block the
sight lines of drivers entering, leaving or driving throughout the site.
(TOM/ARC)
■ Trees planted in planting strips for shade shall be at a minimum rate
of 1 tree per 35 feet on center. This strip shall be a minimum of 5 -feet
in width, not including a 6 -inch wide curb. (TOM/ARC)
■ Provide interior planting islands between parking spaces, at a rate of
1 island for every 8 parking spaces to avoid long rows of non -shaded
parked cars. (TOM/ARC)
■ Each planting island shall contain a minimum of one tree and three
groundcover plants.
■ At least 1 tree and 6 shrubs or groundcover plants shall be provided
per each 300 square feet of required front, side and rear setback
area. (TOM/ARC)
■ Where possible, existing mature trees and other existing vegetation
shall be preserved and incorporated into landscape plans. (ARC)
■ Site design shall minimize the removal of mature trees, cacti and
other mature vegetation. Where removal is necessary, all natural
vegetation shall be salvaged and replaced where possible.
(TOM/ARC)
fVn Tangerine/Thornydale IV -17
C4J Specific Plan
Development Regulations
■ Landscaping shall be protected from vehicular and pedestrian
encroachment by raised planting surfaces, depressed walks or the
use of 6 -inch curb. (TOM/ARC)
■ A 20 -foot landscape buffer shall be provided adjacent to any highway
right-of-way. (TOM/ARC)
■ All transplanted plant materials other than cacti shall be provided with
methods of irrigation. (TOM)
■ The set-aside method will be used for the Native Plant Permit
application. All saguaros and ironwoods in the disturbed area will be
inventoried. (TOM)
■ The overall landscape design of the Tangerine/Thornydale Specific
Plan shall be one that reflect and enhances the image and climate of
the Sonoran Desert. The design shall be organized into a hierarchy
landscapes with the low water -use plants and adapted plants playing
the predominant role. Plant material shall reflect the meso- and
micro -climates of the site and shall conform to "xeriscape" principles
whenever possible. These principles include (ARC):
• water efficient design
• limited use of turf
• use of predominately drought tolerant or water efficient plants
• water harvesting techniques
• appropriate use of irrigation methods and technologies
• use of mulches
• proper maintenance practices
e. Lighting
■ Decorative parking lot and landscape feature lighting shall be at a
pedestrian scale. (ARC)
■ Lighting shall be designed to satisfy both functional and decorative
needs. (ARC)
■ All building entrances shall be well lit. (ARC)
■ Exterior lighting shall be consistent with the architectural style of the
building. (ARC)
■ Lighting sources shall be shielded, diffused or indirect to avoid glare
to pedestrians and motorists. (ARC)
■ Architectural lighting shall be used to highlight special features only.
Lighting of expansive wall planes or the use of architectural lighting
fVn Tangerine/Thornydale IV -18
C4J Specific Plan
Development Regulations
that results in hot spots on walls or roof planes should be avoided.
(ARC)
f. Mechanical Equipment and Service Areas
■ Service and refuse areas of nearby buildings shall be clustered
together when possible. (TOM/ARC)
■ Utility and mechanical equipment shall be screened from view of
public streets. (TOM/ARC)
■ Utility cabinets and mechanical equipment shall not be located within
parking lot landscape islands or public right -or -way where they cannot
be screened. (TOM/ARC)
■ Ground -mounted utility cabinets shall be located where they can be
screened from major streets and public areas. They shall be painted
to match the principal structure. (TOM/ARC)
■ Roof mounted mechanical equipment shall be fully screened in a way
that is complementary to the architectural style of the building. (ARC)
■ If possible, mechanical equipment shall be concealed by building
elements that were designed as an integral part of the building design.
(ARC)
■ Trash enclosures shall be screened from public view by masonry
walls and solid doors that are architecturally compatible with the
project. (TOM/ARC)
■ Loading facilities shall be located so as to minimize their visibility from
Tangerine Road. Loading areas shall be screened from public view
by masonry walls, vegetation or a combination thereof. (TOM/ARC)
■ Outdoor storage is prohibited.
g. Parking
■ Intersections shall be kept to a minimum. Dead end aisles shall be
avoided. (TOM/ARC)
■ Decorative paving treatments are encouraged to be incorporated into
parking lot design, driveway entries and pedestrian walkways.
Decorative paving treatments may consist of the following materials:
stamped concrete, stone, brick or granite pavers, exposed aggregate
or colored concrete. (ARC)
■ Any decorative paving treatments shall complement architectural
features of the buildings to create an overall theme for the
development. (ARC)
fVn Tangerine/Thornydale IV -19
C4J Specific Plan
Development Regulations
h. Walls and Fencing
■ Articulate walls by using decorative columns and diversity in texture,
materials and alignment. Provide the decorative finish on both sides if
visible to the general public. (ARC)
■ If retaining walls in retention basins are necessary, they shall be
terraced and landscaped to reduce their visual scale. (ARC)
■ All site walls and screen walls shall be architecturally integrated with
the building. (ARC)
fVn Tangerine/Thornydale IV -20
C4j Specific Plan
Development Regulations
s. Open Space Design Standards
The natural drainageways within the project area will be protected and remain
undisturbed with the exception of recreational trails. Trails within the Open
Space designation will be designed in accordance with the Town of Marana Trail
System Master Plan recommended standards. These local trails will be
designed as cleared pathways with decomposed granite surface treatment,
except at wash crossings where they will remain natural. Trail widths shall not
exceed 8 feet.
The trail along Thornydale Road shall be constructed according to the Urban
Divided Pathway cross-section as shown in the Eastern Pima County Trail
System Master Plan.
A 15 -foot easement shall be provided at the northwest corner of the property to
accommodate the EI Camino de Manana Trail; this trail shall be constructed in
accordance with Pima County standards.
Recreational trails shall be designed
in keeping with the natural desert
theme of the project.
fVn Tangerine/Thornydale IV -21
C4J Specific Plan
V. Implementation and Administration
Implementation and Administration
A. Purpose
This section of the Specific Plan outlines the implementation of development on the
project site. It identifies the responsible party to ensure the project is built in
coordination with infrastructure improvements, providing a continuity of design. This
section also provides guidance regarding general administration of and amendment
procedures to the Specific Plan.
B. Proposed Changes to Zoning Ordinance
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition or
situation arises that is not covered or provided for in this Specific Plan, those regulations
of the Town of Marana Land Development Code that are in place at the time of
development shall be used by the Planning Director as the guidelines to resolve the
unclear issue, condition or situation.
C. General Implementation Responsibilities
The implementation of the Tangerine/Thornydale Specific Plan is the responsibility of the
Master Developer, the Builder, the Tangerine/Thornydale Community Association and
the Town of Marana.
The Master Developer, referenced herein as Tangerine Developments LLC is the entity
responsible for providing the basic infrastructure needs including roads, sewer and water
in a timely and efficient manner. The Master Developer forms the Tangerine/Thornydale
Community Association and is responsible for recording the Master CC&Rs. Tangerine
Developments LLC, or their successors and assigns, will be the Master Developer of
Tangerine/Thornydale.
The Builder is the purchaser of a development area, or portions of a development area,
which may or may not require additional infrastructure improvements, such as utility
extensions or local streets. The Builder is responsible for all construction and lot
improvements not made by the Master Developer within their area(s) of ownership.
Should the Builder purchase a development area without the infrastructure
improvements generally provided by the Master Developer, the Builder becomes the
responsible party for the construction or installation of those improvements.
At any time, the Master Developer may relinquish its rights and assign any or all rights to
one or more Builders. Associated responsibilities of the Master Developer would also be
transferred to the Builder at that time.
t%n Tangerine/Thornydale V-1
COO Specific Plan
Implementation and Administration
The Tangerine/Thornydale Community Association ("the Association") is the entity
responsible for the maintenance and management of all shared private common areas
and interior roads that are not dedicated to the Town of Marana. In addition, the
Association will enforce the Master CC&R's placed on the properties. It is the
responsibility of the Association to monitor development activity within the Specific Plan
area and to prepare an annual report, from the date of Specific Plan adoption, for the
Town of Marana describing that activity. The Association will also serve as the Design
Review Board and will review all residential development within the
Tangerine/Thornydale Specific Plan area.
The Town of Marana Development Services will be responsible for ensuring all policies
and standards laid out in the Specific Plan are adhered to during the review of all
development in Tangerine/Thornydale Specific Plan.
D. Development Review Procedure
All proposed subdivision plats, development plans and building permits within the
Tangerine/Thornydale Specific Plan shall be submitted to the Tangerine/Thornydale
DRB for approval prior to submitting to the Town for approval and permitting. Plats,
plans and permit applications shall be approved by the Town of Marana in accordance
with Town of Marana procedures. Final decisions on grading, drainage, final road
alignment, improvement plans, revegetation, and other matters will be made after the
approval of the preliminary plat.
No structures, including signs, shall be erected, improved or altered, nor shall any
grading, excavation, tree removal or any other work which in any way alters the exterior
appearance of any structure or area of land be commenced unless it has been approved
in writing by the Tangerine/Thornydale DRB. The Tangerine/Thornydale DRB will review
all development proposals for compliance with the established Tangerine/Thornydale
Development Regulations.
Approval of a subdivision plat, development plan or building permit is subject to the
following requirements:
■ Conformance with the Tangerine/Thornydale Specific Plan, as adopted;
■ Conformance with the development agreement between the Master Developer
and the Town of Marana;
■ Dedication of appropriate rights-of-way and easements for roads (within 60 days
of specific plan adoption), utilities and drainage areas by plat, or by separate
instrument if the property is not to be subdivided;
■ Preliminary plat, final plat and development plan submittals shall follow Town of
Marana procedures current at the time of application;
■ Architectural elevation renderings shall be submitted for review and approval by
the Town of Marana prior to final plat or development plan approval; and
t%n Tangerine/Thornydale V-2
COO Specific Plan
Implementation and Administration
■ All development within Tangerine/Thornydale will be subject to the Town of
Marana Land Development Code, Native Plant Protection.
■ Residential development shall be subject to Covenants, Conditions, & Restrictions
(CC&Rs) recorded for this subdivision upon recordation of final plat.
■ Approval of the design exception for the emergency -only access point along
Tangerine Road from the Northwest Fire District. (See Appendix D)
■ Improvements to the Tangerine Road/Camino de Manana intersection as outlined
in the Traffic Impact Analysis, including the Tangerine Road/Camino de Manana
intersection and any other roadway improvements found to be warranted by the
Town based on the findings of future traffic studies related to the submittal of a
plat or development plan for this project.
E. Phasing
The residential portion of the project, including utility installation and roadway
improvements, is expected to be constructed in a single phase. The recreation area and
trails shall be completed at 50% residential buildout.
The timing of development for the commercial area will be dictated by the market (i.e.
when users have been identified); however, it is possible the commercial and residential
areas will be developed simultaneously.
The estimated time of completion for the entire Tangerine/Thornydale Specific Plan is
approximately 3 years from the date of Specific Plan approval.
F. Specific Plan Administration
1. Enforcement
The Tangerine/Thornydale 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 the applicable provisions of the Town of
Marana Land Development Code.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively be the Town of Marana Planning Director, provided such
changes are not in conflict with the overall intent as expressed in the
Tangerine/Thornydale Specific Plan. Any changes must conform to the goals
and objectives of the Plan.
t%n Tangerine/Thornydale V-3
COO Specific Plan
Implementation and Administration
The Planning Director's decision regarding administrative changes and
determination of substantial change as outlined below shall be subject to appeal
to the Town Council. Categories of administrative changes include, but are not
limited to:
■ The addition of new information to the Specific Plan maps or text that
does not change the effect of any regulations or guidelines, as
interpreted by the Planning Director;
■ Changes to the community infrastructure planning and alignment such
as roads, drainage, water, and sewer systems that do not increase
the development capacity in the Specific Plan area;
■ Changes to the development plan boundaries due to platting. Minor
adjustments to development plan areas, drainage areas and other
technical refinements to the Specific Plan due to adjustments in final
road alignments will not require an amendment to the Specific Plan
but will require staff approval; or
■ Changes to development regulations that are in the interest of the
community and do not affect health or safety issues.
3. Substantial Change
This Specific Plan may be substantially amended by the procedure outlined in
the Town of Marana Land Development Code, Specific Plan Changes. The
owner or agent of the property may submit to the Planning Director a written
application to amend one or more of the Specific Plan regulations. The request
shall include all sections or portions of the Tangerine/Thornydale Specific Plan
that are affected by the change(s). The Planning Director shall refer the request
with his recommendations to the Planning Commission for public hearing. The
Planning Commission shall make its recommendation to the Town Council,
which, after public hearing, shall approve, reject or modify the proposed
amendment.
4. Interpretation
The Planning Director shall be responsible for interpreting the provisions of this
Specific Plan. Appeals to the Planning Director's interpretation may be made to
the Board of Adjustment within 15 days from the date of the interpretation.
If an issue, condition or situation arises that is not sufficiently covered in the
Specific Plan, the Planning Director may use the applicable regulations within the
Town of Marana Land Development Code as a guideline for resolution. This
provision shall not be used to permit uses or procedures not specifically
authorized by this Specific Plan or the Town of Marana Land Development Code.
t%n Tangerine/Thornydale V-4
COO Specific Plan
Implementation and Administration
5. Habitat Conservation
This section is intended to assign responsibility for the maintenance of open
space within the Tangerine/Thornydale Specific Plan. For the purpose of this
section, open space is referring to the land that is designated as Open Space
within the Specific Plan, the on-site washes, and the east -west wildlife corridors
as preferred by the USFWS. It is the responsibility of the Master Developer to
ensure that the open space areas remain undisturbed during construction except
for road crossings and other utility easements, where necessary. Any utility or
road crossing shall be placed in area where the minimal amount of disturbance
occurs. All open space areas shall be fenced off during construction of the
project. In addition, the Master Developer or the on-site construction manager
shall inform the equipment operators about the importance of avoiding these
areas. If an area is unintentionally disturbed, it is the responsibility of the Master
Developer to ensure that the disturbed area is revegetated; preferably with plants
that have been salvaged on-site.
It is also the responsibility of the Master Developer to record specific Conditions,
Covenants and Restrictions (CC&R's) that preserve the natural open space. To
ensure that open space will be protected indefinitely, the CC&R's shall be tied to
the final plat and development so that they run with the land. Possible items the
CC&R's could address include lighting, fencing, recreational uses of the open
space, and the prohibition of any exotic and invasive landscape materials. The
CC&R's shall be enforceable by the Association and the Town of Marana.
At the completion of the Master Developer's role in the development of the
project, responsibility for the preservation and maintenance of the undisturbed
open space will transfer to the Association.
Prior to development, the Master Developer will perform a variety of
environmental studies including a native plant survey and a pygmy owl survey.
The project will use the 30 percent set-aside method for native plant
preservation. In accordance with the ordinance, all saguaros and ironwoods
within the disturbed areas will be inventoried. The Master Developer will comply
with all federal and state regulations as required.
6. Federal and State Permitting
The Master Developer has had discussions
Engineers and the United States Fish and
Developer will comply with all federal and
required.
t%n Tangerine/Thornydale
COO Specific Plan
with the U.S. Army Corps of
Wildlife Service. The Master
state permitting procedures as
V-5
Implementation and Administration
7. Fees
Fees will be assessed as indicated by the Town's adopted fee schedule that is in
place at the time of development.
t%n Tangerine/Thornydale V-6
COO Specific Plan
Appendices
Appendix A: Public Participation Plan
The State of Arizona's Growing Smarter legislation has established new requirements for towns,
cities and counties to better evaluate and subsequently respond to growth issues. A major element
of this framework includes enhanced public participation and notification procedures.
According to the Arizona Revised Statutes (A. R.S.) 9-461.06 (B), "the procedures shall provide for.-
a.
oraa. The broad dissemination of proposals and alternatives;
b. The opportunity for written comments;
c. Public hearings after effective notice;
d. Open discussions, communications programs and information services; and
e. Consideration of public comments."
The following information outlines the public participation plan for the Tangerine/Thornydale
Specific Plan:
At minimum, one neighborhood meeting will be held. Notification for the meeting will mirror the
Town of Marana's public notification policy outlined in the Town of Marana Land Development
Code, which requires all property owners within 300 feet be notified of a proposed rezoning.
The Master Developer will work with the neighbors to answer questions and address their
concerns. Follow-up neighborhood meetings or contact with individual property owners may take
place, as deemed necessary.
Town of Marana Planning staff will be provided with a copy of the list and map used to notify the
property owners for these meetings. Additionally, a summary of the neighborhood meeting and
attendance sheet will be provided to staff.
t%n Tang erine/Thornydale A-1
COO Specific Plan
Appendix B: Archaeological Survey Report
CULTURAL RESOURCES SURVEY OF THE
TAN GERINE/THORNYDALE NWC PROJECT
NEAR MARANA, PIMA COUNTY, ARIZONA
Submitted to:
MTI/Tovrico
745 E. 9th Street
Tucson, AZ 85719
Submitted by
Professional Archaeological Services of Tucson
5036 Golder Ranch Rd.
Tucson, AZ 85739-4265
Prepared by
David V.M. Stephen Ph.D.
Principal Investigator
State Antiquities Permit No. 2005-42BL
P.A.S.T. Cultural Resources Report No. 051756
10/8/2005
t%n Tang erine/Thornydale B-1
COO Specific Plan
Appendix B: Archaeological Survey Report
P.A.S.T. ABSTRACT & PROJECT SUMMARY FORM
P.A.S.T. JOB NO. 051756
OVERVIEW. An on -foot cultural resources survey of private property 156.6 acres] in anticipation
of land development near Marana in Pima County identified no cultural resources and 2
isolated features. Two deflated piles of rock on unknown association were noted.
INTRODUCTION
(DII Cultural Resources Survey Of The Tan erine/Thorn dale NWC Project
Near Marano, Pima County, AZ. 132 10/8/2005
(w� Agency Name:
(Dal ASM Permit No. 2005-42BL Other Permits: I NA
(1351 Project Description: The land is slated for residential development.
(1)61 Agency Reference:
Project Sponsor: MTI/Tavrico
(D7) PROJECT LOCATION INFORMATION (see also attached copy ofuSGSmap)
County: Pima I Vicinity of I Marana AZ
Legal: Within the S2 of the SE4 Section 31 Tl IS R1 3E GB,SRB&M
AZ QUAD USGS MAP NAME MAP SCALE
1. AA:12 NE Rueleas Canyon 7.5'
(D81 SURVEY INFORMATION
Type: I Non -collection on -foot survey with systematic 20m transects orequal I Person -da s 1
56.5 acres AND/OR 0 miles long BY 0 foot wide right-of-way Percent surveyed 100%
Land Ownership Private
Field Crew I A. Lenhart Project Director: David Stephen
Feld Work Dates I October 3, 2005Ground visibility was effected I minimal)
Additional Survey Records Submitted: None I Artifact Collections Submitted to ASM; I None
(139-iol CULTURAL RESOURCES WITHIN PROJECT AREA (see report narrative for additional information)
Archives Researched: ASM/AZSITE ® SHPO ❑ GLO ❑ MNA ❑ Other;
Numbers of eligible sites NA Numbers of ineligible sites NA
Previously recorded sites NA New sites found this project NA
Artifact scatters NONE Total sites NONE
Sites within 100 meters NONE Isolate density/total artifacts 0 per acre 12
Sites in 1.6 km radius I AZ AA: 12:175,176,177,178,179,180,185,200,269,270,271,307,308,416
Ref. No. Of Prior Surveys I Northern Tucson Basin Survey
(DI tl RECOMMENDATIONS FOR FURTHER WORK (see also comments below)
FURTHER WORK RECOMMENDED NONE ® OR
SITE RECORDING ❑ I MONITORING ❑ I SUB -SURFACE TESTING ❑ I DATA RECOVERY ❑
COMMENTS (see report narrative additional information)
The quantity of artifacts within the subject property and data about known sites suggests the
undertaking will impact no cultural resources, Based on the fieldwork and archival
documentation, the project sponsor should be allowed to develop the subject property without
further cultural resource studies.
References (see also last page of report)
Form Completed By I David Stephen Form Rev. t/02 Date 1 10/8/2005
t%n Tang erine/Thornydale B-2
CIO Specific Plan
Appendix B: Archaeological Survey Report
Tangerine/Thornydale NWC, Page 1
Cultural Resources Survey Of The
Tangerine/Thornydale NWC Project
Near Marana, Pima County, Arizona
PAST No. 051756
Introduction.
Personnel from P.A.S.T. conducted a 1 person -day, survey of the Tangerine/Thornydale
NWC property on October 3, 2005 located in Pima County near Marona in anticipation
of residential development. The purpose of the project was to determine whether any
significant cultural resources that might be adversely impacted by construction were
present. The project sponsor (MTI/Tavrico) initiated this study in accordance with
municipal requirements. P.A.S.T. holds permit 2005-42BL issued under the Arizona
Antiquities Act through the Arizona State Museum.
Project Location and Ownership.
The approximately 56.6 acre project area is located in the northwestern portion of the
Tucson Basin (Figure 1). The project area is located on the Rueleas Canyon United
States Geological Survey 7.5' map. The location with respect to the Public Land Survey
is within the S2 of the SE4 of section 31 T11 S RI 3E G&,SRB&M. The UTM values for selected
boundary points are shown on the map to indicate the extent of the parcel. The
boundary shown on the map is reasonably accurate given the limitations of a 1:24,000
scale mop. It is based on data and maps provided by the client as well as field
observations but it is not intended to represent the precise legal extent of the parcel.
Unless otherwise rated, land ownership coincides with the parcel and survey boundary
shown in Figure 1. The fieldwork was conducted on private lands.
Base Maps Included In Report
Figure 1 is a copy of a portion of the U.S.G.S. Rueleas Canyon 7.5 -minute topographic
map that shows the project boundaries, archaeological sites within the project area,
and all isolated artifacts and features found during the survey. Table A-1, located at
the end of the report, provides coordinate and other information for these isolates.
Projects with boundaries extending across multiple U.S.G.S. maps are so noted on page
ii and in the lower left of Figure 1.
BACKGROUND TO STUDY AREA:
Effective Environment.
The study area is within the Basin and Range physiographic province at an
approximate elevation of 2,684 feet. Project area vegetation is typical of the Arizona
Upland subdivision of the Sonoran Desertscrub biotic province (Turner and Brown 1982)
predominately comprised of bursage, creosote, polo verde, mesquite and prickly pear.
P.A.S.T.
Tucson, Arizona USA
www.pastanzonaxom
520.825.3535
Tang eri ne/Tho rnydal e B-3
Specific Plan
Appendix B: Archaeological Survey Report
1a-c-en-a.,T ::r-vdclo NWCr P
Fiaure 1. Ruelos Canvon U.S.G_S. 7.5- MAP iTi 1 S RI SE
aea
r
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• - -^ r -. ti srr�tfA ai" etr it :_,a►ci�i. cry, � ►+�e +r tin t� [w:M�'! ams ams Y.FCi_f�tA a 1 *esr m�;r,
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s1
t%n Tang erine/Thornydale B-4
COO Specific Plan
Appendix B: Archaeological Survey Report
Tangerine/Thornydale NWC, Page 3
Records Review.
A review of the records of the Arizona State Museum (ASM), in anticipation of the survey
revealed that the subject parcel had either not undergone a complete, intensive
archaeological survey or sufficient time had passed since an earlier study suggesting
heretofore undiscovered cultural resources may have been subsequently exposed that
would not have been documented by the initial field work. The ASM records, as well as
the other archives indicated on the associated project form, revealed no recorded
cultural resources on the inspected parcel. Previously recorded cultural resources
within a 100 -meter perimeter around the project boundary are noted since such
resources may account for the presence of isolated non -site cultural entities found on
the parcel. Recorded cultural resources within a 1.6 -kilometer radius of the center of
the project area are listed on the project summary form and in Table A-2,
Culture History.
The antiquity laws apply to human cultural remains in excess of 50 years of age and
require them to be assessed as to their potential for yielding important information.
Consequently, sites and artifacts dating from the mid twentieth century and earlier must
be evaluated. The historical period that commenced in roughly 1700 is comprised of
the Spanish, Mexican and Anglo occupations with some researchers recognizing the
protohistoric as a transitional culture from the earlier prehistoric occupations. The
prehistoric peoples who lived in this region include the Hohokam, Archaic and
Paleoindian cultures.
The Hohokam (A.D. 450 - 1450). The Hohokam were a sedentary, agriculture -based
people who produced both plain and decorated pottery, along with numerous other
crafts of shell, stone and clay. They were skillful agriculturists who lived in houses built in
shallow pits and constructed extensive irrigation canal systems. In some of the larger
villages, they built ballcourts that probably served as focal points for ceremonial or
recreational activities. Whether the Hohokam migrated into the region from Mexico or
developed from indigenous Archaic populations is still hotly debated. The Hohokam
cultural sequence was established in the 1930s based on the decorated pottery types
unearthed at the Snaketown Site in the Phoenix Basin. Shortly thereafter, Isabel Kelly
modified this chronology to fit the Tucson Basin sequence after her excavations at the
Hodges Ruin in Tucson. Since that time, the continual acquisition of new
archaeological data has brought about many refinements in the chronology.
Archaic Era 17500 B.C. - A.D. 4501. The Archaic era has traditionally been characterized
by assemblages of chipped stone artifacts along with ground stone tools for processing
plant materials, and a lack of ceramics. Recent research in the Tucson Basin and
elsewhere has demonstrated the presence of pit house villages, agriculture and some
ceramics in the Late Archaic. The shift from a hunting -based economy to a reliance on
plant foraging and small -game hunting that characterized the Archaic sites was
caused by the extinction of Pleistocene mammals favored by the Paleoindians.
Paleo-Indian Era (ca. 10,000 - 7500 B.C.). Eleven thousand years ago, the climate in the
Southwestern United States was considerably wetter and cooler than it is today, and
much of the terrain consisted of lush grasslands that supported herds of mammoth,
bison and other large grazing animals. Many of the earliest occupants of the area,
P.A.S.T.
Tucson, Arizona USA
www.pastanzona.com
520.825.3536
t%n Tang erine/Thornydale B-5
COO Specific Plan
Appendix B: Archaeological Survey Report
Tangerine/Thornydale NWC, Page 4
known as Paleoindians, were hunters who subsisted on these large, late Pleistocene
mammals. The belief that many of the Paleoindians were primarily big -game hunters is
supported by the fact that most of the Paleo-Indian sites that have been excavated
have been kill and butchering sites. The artifact assemblages from these sites are
made up of projectile points and other stone tools suitable for skinning animals and
cutting meat and bone. The earliest Paleo-Indian artifacts found in southern Arizona
belong to the Clovis complex (9500-9000 B.C.), which is characterized by long,
lanceolate, fluted Clovis points, along with other stone implements and bone artifacts.
Survey Expectations.
This project's study area was located in a portion of southern Arizona that is conducive
to prehistoric and/or historical settlement. Therefore, it was considered a reasonable
likelihood that prehistoric or historical sites would be found during the survey.
CULTURAL RESOURCES SURVEY:
Methods.
The fieldwork consisted of intensive on -foot coverage of the property by our staff in
order to identify and locate any cultural resources, historic or prehistoric, within the
property boundaries. Field personnel (A. Lenharf) were spaced approximately 20
meters apart and crossed the subject property in a series of contiguous corridors with
any areas of extreme slope covered less intensively. Survey transects paralleled the
longest dimension of the property except when prevented by the landform, vegetation
density or hydrological features. Unless noted otherwise, the transect count is the
quotient of the transect extent and parcel width. General conditions were excellent for
conducting the fieldwork. Ground visibility was minimally affected by the presence of
trees, shrubs, semi -shrubs, succulents and grasses. The original landform was minimally
disturbed by modern alterations to the ground surface.
Survey Results.
The information derived from the fieldwork is generally in keeping with the expectations
generated from archival and literature sources. There were no surface indications of
archaeological resources on the property which meet the Arizona State Museum
minimum standard for recording as an archaeological site or that would be eligible for
inclusion in the National Register of Historic Places. The occurrence of isolated artifacts
and artifacts in lower density than that required for formal recording as a cultural
resource are documented below, in Figure i or in Table A -i as appropriate. For this
project a total of 2 isolated artifacts or non -site features were noted. More recent
cultural manifestations identified during the survey include dirt tracks, informal trails and
a light scatter of trash. All appear to be modern in origin.
Evaluation of Cultural Resources.
Although archaeological and historical sites may quality for formal recording under
state standards, they generally are not considered significant unless they are eligible for
listing in the Arizona or National Register of Historic Places. According to the current
standards a property must possess sufficient integrity, significance and antiquity to be
listed in the Register. In addition to being at least 50 years of age a resource must meet
the criteria set forth below:
P.A.S.T.
Tucson, Arizona USA
www.pastarizona.com
529.8253536
t%n Tang erine/Thornydale B-6
COO Specific Plan
Appendix B: Archaeological Survey Report
Tangerine/Thornydale NWC, Page 5
The quality of significance in American or Arizona history, architecture,
archaeology, and culture is present in districts, sites, buildings, structures,
and objects that possess integrity of location, design, setting, materials,
workmanship, feeling, and association, and;
A) that are associated with events that have made a significant
contribution to the broad patterns of our history; or
B) that are associated with the lives of persons significant in our past; or
C) that embody the distinctive characteristics of a type, period, or
method of construction, or that represent the work of a master, or that
possess high artistic values, or that represent a significant and
distinguishable entity whose components may lack individual
distinction; or
D) that have yielded, or may be likely to yield, information important in
prehistory or history (National Park Service 1986)
Eligibility Evaluation.
No cultural resources were located during the course of the fieldwork in the project
area appear to be more than 50 years old. Consequently it is not germane to assess
significance under any of the criteria listed above.
Evaluation Of Effects Of The Proposed Project.
Considering the cultural resources found on the property, the development of the
inspected parcel will not have an effect on potentially significant cultural resources.
Recommendations.
Based on the archival information, field methods, the observable surface indications
and because none of the materials observed on the subject property have potential to
provide important archaeological or historical information beyond what was obtained
for this project, P.A.S.T, supports approving the sponsor's application. Although P.A.S.T.
does not endorse additional archaeological studies for this project, ground -disturbing
activities on the property should not commence without authorization by the agency
archaeologist(s).
There remains the possibility that ground -disturbing activities could reveal the presence
of heretofore undiscovered cultural resources. If such materials are discovered
construction activities should stop. Consultation should be initiated with the
appropriate agency archaeologist, and if applicable under All §41-841 et seq. the
Arizona State Museum, to assess the potential significance of any materials unearthed.
Under State law (ARS 41-§865 & §41-844) if human skeletal remains or funerary objects
are discovered on either public or private lands the Arizona State Museum should be
contacted immediately.
NOTE FOR ADOT INVOLVED PROJECTS: If previously unidentified cultural resources are encountered during
activity related to the use of this source, the contractor shall stop work immediately at that location and
shall take all reasonable steps to secure the preservation of those resources. The Engineer will contact the
Al Environmental Planning Group, Historic Preservation Team at 602.712.8641 and make arrangements
for the proper treatment of those resources.
P.A.S.T.
Tucson, Arizona USA
www.pastarizona.com
529.8253536
t%n Tang erine/Thornydale B-7
COO Specific Plan
Appendix B: Archaeological Survey Report
Tangerine/Thornydale NWC, Page 6
LITERATURE CITED
National Park Service
1986 How to Apply the National Register Criteria for Evaluation. Department of the
Interior. Copies available from Bulletin No. 16. National Register of Historic Places.
Turner, R. and D. Brown
1982 Sonoran Desertscrub. In Biotic Communities of the American Southwest - United
States and Mexico, edited by D. Brown, pp. 118-121. University of Arizona for Boyce
Thompson Southwestern Arboretum, Superior, Arizona.
P.A.S.T.
Tucson, Arizona USA
www.pastarizona.com
529.8253536
t%n Tang erine/Thornydale B-8
COO Specific Plan
M E,
Appendix B: Archaeological Survey Report
Tangerine/Thornydale NWC, Page 7
APPENDIX A — SUPPLEMENTARY REPORT TABLES
ME
Table A-1. Isolates Provenience (all UTM Zone 12)
Total isolated artifacts: 2 Isolates per acre: 0 GPS Datum: NAD27 ® WGS84 ❑
# Eastin Northin Kind
Comments
7ISO
a 494,963 3,587,339 NSF
Possible rock pile - no artifacts
b 495,129 3,587,244 NSF
Possible rock pile - no artifacts
c
d
e
f
h
i
k
I
M
(I ndividuol Artifacts: PW = PLAINWARE; DW = DECORATED; CS =CHIPPED STONE; GS =Ground STONE; FR =FAR: SH =SHELL: OR= OTHER)
(Non -site entitles: NSS - non -site artifact scatter, NSF = non -site feature
Table A-2. Table of Recorded Sites Within 1.6 km Radius (all G&SRB&M)
ASM Quad I Site Numbers
AA:12 175,176,177,178,179,180,185,200,269,270,271,307,308,416
Table A-3. Site Management Summary Table (all G&SRB&M)
lonly required when greater than 3 sites are located
ASM# Status T/R/Section Owner- Content Eligible? Additional Work
ship or Age Recommended
NONE NONE
P.A.S.T.
Tucson, Arizona USA
www.pastarizons.com
520.825.3536
Tang eri ne/Tho rnydal e B-9
Aj
Specific Plan
Appendix C: Legal Description
• j 4^:
Order No.: 60015549 -JK
EXHIBIT "ONE"
The South 1040 feet of the East half of Section 31 Township 11 South Range 13 East, Gila
and Salt River Base and Meridian, Pima County, Arizona;
EXCEPT the East 30 feet lying within Thornydale Road as estabEshe"d by instrument recorded
in Docket 1064 page 205, records of Pima County, Arizona; and
EXCEPT the South 50 feet lying within Tangerine Road according ,to Bock 7 of Road Maps
page 83, records of Pima County, Arizona; and
EXCEPT any portion lying within Camino de Manana Road No. 220, according to Book 2 of
Road Maps, Pages 1 to 4 inclusive, records of Pima County, Arizona, and
EXCEPT the triangular portion of land at the earner of Tangerine and Thornydale as described
in Docket 12203 at page 6168 of the records of Pima County.
(jv arb 106)
t%n Tangerine/Thornydale C-1
COO Specific Plan
Appendix D: Design Exception Request
The Tangerine/Thornydale is requesting a design exception to the Town of Marana Land
Development Code. Title 6: Subdivisions, Section 06.03.E requires that all subdivisions must
provide two access points into the project unless both the Town and Fire District provide written
approval. This Specific Plan is proposing one access point from EI Camino de Manana and one
emergency -only access point to Tangerine Road. The Town has expressed verbal approval of this
design because it would prefer to limit the number of access points along Tangerine Road. The
Northwest Fire District has expressed approval of the design in its letter dated March 16, 2006 with
the following conditions:
■ The emergency access road shall have a minimum right-of-way of 20 feet with a minimum
14 feet of pavement;
■ The emergency access road shall have 4 -foot shoulders with a maximum of 6 to 1 slope
and an unobstructed height of 13 feet 6 inches;
■ The gate shall be a standard gate with a chain lock; and
■ Documentation that the homeowners will be responsible for the maintenance of the
emergency road and gate.
t%n Tang erine/Thornydale D-1
COO Specific Plan
Appendix D: Design Exception Request
7ToRT�MIEsT FI1�F� Wscu
SeRVINCG MIDE\"rS OF Ti1E NORTHNVIIST FIRE DI5TRTCT, THE FLOW NG WFt LS
COMMUNITY AND TT -E TOWN OF MARANA
V
ADNM;I5T)Z-Ik ON/L1FF. SArcn SEItV fCEs 5225 W. MASSINGAI.B RD.. TucsoN AZ 85743
PHONE: (520) 887-1010 F.vc: (520) 887-1034 www.NoxTttwFSTFrRE.oRc
March 16, 2006
Megan Johnson
Planner
The Planning Center
I 10 South Church 46320
Tucson, AZ.85701
RE: Tangerine / Thornydale Specific Plan Design Exception
Dear Megan,
This letter is a follow up to our conversation OD 03-15-2006 regardiiig the
emergency access to this project. Northwest Fire will accept an emergency access,
however the road for this access shall be 20 ft wide with a minimtun o£ 14 feet paved and
4 foot shoulders with a maximum of 6 to 1 slope and an unobstructed height of 13-6.
The gate issue, Northwest Fire docs not want a break away ante without seeing
specs on this type of gate. We will accept a standard gate with a chain and lock.
Northwest Fire will require documentation in the homeowners association to be
responsible for the maintenance of the emergency access road and gate.
if you should have any other questions or concerns regarding; the emergcncy
access, please feel free to call.
S'nce� rely.e��
Dennis F. Sticglelter
Preveiinon Specialist
NoHI7iµ'G6T FME I)Q4 WT LS A PUBLIC: SLRVTCr. onrANIZATCON --TED, OWNED AND OPERATED BY THE MDLIC -DEDICATED TO iNSUn►NG
n L'R. CUSTOM -FR -5' PEAC1? Or V[ry'D IN THE AREAS OF BOTH YVJERGF.NCY .AND NON -FN ERCENCY rJ V MEDICAL AND CM IM Nrrr SERVIUS .
t%n Tang erine/Thornydale D-2
COO Specific Plan
Appendix D: Design Exception Request
February 21, 2005
Sean Kimble
Fire Marshal
Northwest Fire Department
5225 West Massingale
Tucson. Arizona 85743
Subject: TangerinelThornydale Specific Plan Design Exception
MTI -01
Dear Mr. Kimble'
We are currently processing a specific plan application for the northwest corner of
Tangerine Road and Thornydale Road. The property is located on 56 acres in Section
31, Range 13 East, Township 11 South within the Town of Marana, Pima County,
Arizona. We are anticipating a duplex development on the western portion of the
property and commercial on the eastern portion.
The specific plan includes a variance request to the required two access points per
subdivision. Because Tangerine Road is an urban arterial road with a future right-of-way
of 350 feet and the small number of proposed units on the property, Town staff feels that
the number of access points along Tangerine Road should be limited to allow for the
most efficient traffic flow. Therefore, multiple access points to the residential subdivision
from Tangerine Road are inappropriate.
In lieu of two primary access points to the residential portion of the project, we have
proposed a primary access point from EI Camino de Manana with an emergency -only
access point onto Tangerine Road. EI Camino de Manana runs in a
northeasterly/southwesterly direction and intersects with Tangerine Road just west of the
project site. The Developer will be required to improve EI Camino de Manana north of
Tangerine Road to the project site with a 60 -foot right-of-way to Town of Marana
standards. The emergency -only access point will be located on a cul-de-sac and will
feature a break -away gate onto Tangerine Road.
t%n Tang erine/Thornydale D-3
COO Specific Plan
Appendix D: Design Exception Request
February 21, 2405
Sean Kimble
Design Exception
Any proposed alternative to the Town of Marana Subdivision Standards requires a
design exception report. The requirements of a design exception report include approval
from the Northwest Fire Department. Town staff is in support of this alternative, and we
would appreciate your support as well. I have attached a location map and a conceptual
site plan for your review. If you have any questions regarding this request, please do not
hesitate to contact me. Thank you for your assistance.
Sincerely,
THE PLANNING CENTER
Megan Johnson
Planner
cc: Christen Bilow, Pathway Development
Enclosures
t%n Tang erine/Thornydale D-4
COO Specific Plan