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Sanders Grove Specific Plan
Sanders Grove Specific Plan PCZ -04019 "110 SOUT' I CHURCI I; S ITE 6320 TUCSON, ARIZDNA 85701 520,623.6146 fax 5211.622.1950 www azplanningee n ter.cam H� Y1111�E5�G 1 rays f ndl,, $:h.,,l Rn Syllt s'} ssbzd �l 411U 4�77. DIG D 8 THE PLANNING CENTER F. ANN RODRIGUEZ, RECORDER RECORDED BY: SGP ��op PJAF DEPUTY RECORDER SMA p� 1456 PEI �w� 06 SMA.RA W'4 TOWN OF MARANA ATTN: TOWN CLERK 'RIZ[?l�' 11555 W CIVIC CENTER DR MARANA AZ 85653 DOCKET: 12571 PAGE: 2703 NO. OF PAGES: 6 SEQUENCE: 20051120588 06/10/2005 ORDIN 15:57 MAIL AMOUNT PAID $ 8.50 RE-RECORD DUE TO SCRIVENER'S ERROR Marana Ordinance No. 2005.09 is being re-recorded due to a scrivener's error. Exhibit A was unintentionally left out when the ordinance was originally recorded at Docket 12502 Page 1968; it is being re-recorded for the sole purpose of including Exhibit A. SECTION 7 OF ORDINANCE 2005.09 IS: Include the language: "as depicted on Exhibit W attached hereto and incorporated herein by this reference," WAS: Omitted due to Scrivener's Error EXHIBIT A IS Included Was Omitted due to Scrivener's Error I 2 9 7 2 7 F. ANN RODRIGUEZ, RECORDER RECORDED BY: RJL DEPUTY RECORDER 9544 11 -PE2 SMARA TOWN OF RANA ATTN: TOWN CLERK 13251 N LON ADAMS RD MARANA AZ 85653 AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2005.09 RELATING TO DEVELOPMENT; APPROVING A REZONING OF 845 -ACRES OF LAND FROM 11R-144" TO ZONE "F" AND CREATING THE SANDERS GROVE SPECIFIC PLAN. WHEREAS, The Planning Center represents the property owners of approximately 845 - acres of land located within portions of Sections 17 and 20, Township 11 South, Range 11 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on November 17, 2004, and at said meeting voted 4-0 (Vice -Chair Clanagan, Commissioners Purcella and Schisler excused) to recommend that the Town Council approve said rezone, 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 December 21, 2004 and March 1, 2005 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Low Density Residential to Master Planning Area, and should be approved; and. 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 845 -acres of land located within a portion of Sections 17 and 20, Township 11 South, Range 11 East, on the west side of Sanders Road, stuth of Hardin Road, east of Wentz Road and north of Marana Road (the "Rezoning Area"), is hereby approved, changing the land use designation from Low Density Residential to Master Planning Area. as depicted on Exhibit "A" attached to and incorporated her&in by Se ion �Lehe zoning of approximately 845 -acres of land located within a portion of Sections 17 and 20, Township 11 South, Range 11 East, on the east side of Sanders Road, south of Hardin Road, east of Wentz Road and north of Marana Road (the "Rezoning Area"), is hereby changed from Zone "R-144" (Single Family Residential, 144,000 sq. ft. minimum lot size) to "F" (Specific Plan) creating the Sanders Grove Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for single family detached and attached homes, with a 18.5 -acre commercial development, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): {00000555.DOC /1Marana Ordinance No. 2005.09 Page 1 of 4 th I DOCKET: 12502 of PSI PAGE: 1968 NO. OF PAGES: 4 SEQUENCE: 20050430598 OZ pS y —•- _ 03/04/2005 ORDIN 15:12 AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2005.09 RELATING TO DEVELOPMENT; APPROVING A REZONING OF 845 -ACRES OF LAND FROM 11R-144" TO ZONE "F" AND CREATING THE SANDERS GROVE SPECIFIC PLAN. WHEREAS, The Planning Center represents the property owners of approximately 845 - acres of land located within portions of Sections 17 and 20, Township 11 South, Range 11 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on November 17, 2004, and at said meeting voted 4-0 (Vice -Chair Clanagan, Commissioners Purcella and Schisler excused) to recommend that the Town Council approve said rezone, 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 December 21, 2004 and March 1, 2005 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Low Density Residential to Master Planning Area, and should be approved; and. 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 845 -acres of land located within a portion of Sections 17 and 20, Township 11 South, Range 11 East, on the west side of Sanders Road, stuth of Hardin Road, east of Wentz Road and north of Marana Road (the "Rezoning Area"), is hereby approved, changing the land use designation from Low Density Residential to Master Planning Area. as depicted on Exhibit "A" attached to and incorporated her&in by Se ion �Lehe zoning of approximately 845 -acres of land located within a portion of Sections 17 and 20, Township 11 South, Range 11 East, on the east side of Sanders Road, south of Hardin Road, east of Wentz Road and north of Marana Road (the "Rezoning Area"), is hereby changed from Zone "R-144" (Single Family Residential, 144,000 sq. ft. minimum lot size) to "F" (Specific Plan) creating the Sanders Grove Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for single family detached and attached homes, with a 18.5 -acre commercial development, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): {00000555.DOC /1Marana Ordinance No. 2005.09 Page 1 of 4 th I Ap 1. Compliance with all applicable provisions of the Town's Codes, adopted policies and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 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 previous zoning (R-144), upon action by the Town Council. 3. The ultimate development proposed by this rezoning shall be in conformance with the Land Use Concept Plan, the Development and Design Guidelines and consistent with the Development Section of the Sanders Grove Specific Plan, pertaining to, but not limited, to voluntary contributions and other specified mitigations. 4. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 5. No approval, permit or authorization of the Town of Marana authorizes the applicant and/or the landowner to violate any applicable federal or state laws or regulations, or relieves the applicant and/or the landowner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The applicant is advised to retain appropriate expert and/or consult with the appropriate federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations. 6. Prior to the submittal of a Preliminary Block Plat or the first Preliminary Plat the Major Routes Rights -of -Way Plan shall be amended to reflect the proposed changes or an amendment to the Sanders Grove Specific Plan shall be processed or administratively adjusted, as accepted by the Planning Director, to have the circulation system amended to 2 be in conformance with the adopted Major Routes Rights -of -Way Plan. 3. 7. The applicant shall hire a third party Transportation Planner, acceptable to the Town of Marana, to do a study to update the current Major Routes Rights -of -Way Plan to address the proposed changes including, but not limited to deletion of the extension of Tangerine Farms Loop Road to the northwest of Sanders Road and the elimination of the southern "- collector alignment (Sagebrush Road). 8. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Sanders, Marana, Wentz, Hardin and Kirby Hughes Roads, and other established roads per the Town of Marana adopted Major Routes Right -of -Way Plan, as may be amended. 9. A water service agreement and a master water plan must be submitted, by the Developer, and accepted by the Utilities Director prior to the approval of the water plans. 10. 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. 11. Before a certificate of occupancy or building services final 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 (00000555.DOC /)Marana Ordina= No. 2005.09 Page 2 of 4 having the Property annexed into a fire district or otherwise provide for fire protection service 12. Installation of dual water lines shall be required per the adopted Northwest Marana Area Plan. 13. The site shall be surveyed for archaeological resources and the recommendations from the surveyed will be followed before any development related ground disturbing activities take place. 14. The property owner shall transfer with the final plat, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type 11 to the Town of Marana for the Town providing designation of assured water supply and water service to said property. If Type I or Type II are needed on said property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to said land. 15. Prior to the issuance of a building permit and pursuant to Marana Ordinance No. 99.02 the property owner(s) within the Lower Santa Cruz River Levee Benefit Area shall enter into a Development Agreement with the Town of Marana to reimburse the Town for this project's proportionate share for the construction cost of the levee. 16. Potential buyers shall be notified that some or all of the property in this rezoning is subject to an annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water Users' Association. 17. Potential buyers shall be notified that existing agricultural and livestock uses exist in the area and adjacent to the proposed development. Prior to the approval of the first final plat the Planning Director shall approve the method of notification. t2 18. 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 1, Development Code and Specific Plan. 6i 19. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council consideration of the final plat. 20. Per the specific plan, the Master Developer shall improve and dedicate (minimum 20 - acres) and/or provide a monetary contribution equaling a minimum fee of $1,000.00 per residential unit for regional and off-site park amenities, payable at building permit issuance, if not before. k 21. The applicant shall address the correction identified in the Traffic Engineering memorandum dated February 13, 2005, prior to acceptance of the final specific plan document. 22. The applicant shall include additional graphic representations within the design criteria, to the satisfaction of the Planning Director, to clearly illustrate the intent and meaning of the established standards. 23. The applicant shall make changes to the Sanders Grove Specific Plan document as recommended by the Planning Director prior to acceptance of the final document and (00000555.DOC J}Marana Ordinance No. 2005.09 Page 3 of 4 provide two (2) digital files in Microsoft Word or other acceptable format, one non -bound original and 25 bound copies of the final document within 30 days of adoption by Town Council. Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2004.25. 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 I" day of March, 2005. ATTEST: ?Celyn*ro�nson, Town Clerk APPROVkD AS TO FORM: Frdnk Ca,s/idy, %wn )d1orney (00000555.DOC /)Marana Ordinance No. 2005.09 C: --]- Mayo SUTTON, JR. OP 111101 t�si PORA7E .� s� ',� V X111 t1%'��,�� Page 4 of 4 EXHIBIT "A" Parcel 1: The North half of Section 20 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona. Parcel 2: That part of the East half of the Northwest quarter of Section 17 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, lying South and West of the Southwesterly right of way line of the Tucson -Casa Grande Highway, said right of way being described as follows: Beginning at a point on the North line of said Section 17 from whence the Northwest corner bears South 891 24' 46" West a distance of 1835.17 feet; Thence South 500 29 00 East a distance of 4512.78 feet to a point on the East line of said Section 17 and the Point of Ending of said line. Parcel 3: That part of the Northeast quarter of Section 17 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, lying South and West of the Southwesterly right of way line of the Tucson -Casa Grande Highway, said right of way being described as follows: 1 Beginning at a point on the North line of said Section 17 from whence the Northwest corner '2 bears South 89 ° 24' 46" West a distance of 1835.17 feet; T 1. Thence South 501 29' 00" East a distance of 4512.78 feet to a point on the East line of said Section 17 and the Point of Ending of said line. I� Parcel 4: That part of the South half Section 17 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, lying South and West of the Southwesterly right of way line of the Tucson -Casa Grande Highway, said right of way being described as follows: Beginning at a point on the North line of said Section 17 from whence the Northwest corner bears South 891 24' 46" West a distance of 1835.17 feet; Thence South 50' 29' 00" East a distance of 4512.78 feet to a point on the East line of said Section 17 and the Point of Ending of said line. Parcel 5: The West half of the Northwest quarter of Section 17 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona. Sanders Grove Specific Plan PCZ -04019 Submitted to: Town of Marana 3696 West Orange Grove Road Tucson, Arizona 85741 Prepared for: Diamond Ventures 2200 East River Road, Suite 115 Tucson, Arizona 85718-6586 Prepared by: THE PLANNING CENTER 110 South Church, Suite 6320 Tucson, Arizona 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 - THE PLANNING CENTER March 2004 Revised: July 2004 Revised: September 2004 Revised: October 2004 Revised December 2004 Revised: January 2005 Revised March 2005 For Clarification of Material Contained in this Specific Plan Contact: THE PLANNING CENTER 110 South Church, Suite 6320 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520) 622-1950 THE PLANNING I`NTEfi Table of Contents I. Introduction A. Specific Plan Summary.......................•.................................•...............•......I-1 Exhibit LA: Regional Map ........................................... ...................................... I-2 B. Location..........................................................................................................I-3 C. Authority and Scope....................................................................................I-3 D. Legal Description ........................................ ................................................. I-3 Exhibit I.B: Location and Vicinity Map............................................................ I-4 IL Development Capability Report A. Introduction .................................. ...... ........................................................ II -1 B. Environmental Overview ............................. .............................................. II -1 Exhibit ILB: Aerial Photograph ................ ......... ............................................... II -2 C. Site Analysis............................................................................................... II -3 1. Topography and Slope Analysis........................................................ II -3 Exhibit ILC: Topography................................................................................. II -4 2. Hydrology and Water Resources....................................................... II -5 Exhibit II.C.2.c: Predevelopment Hydrology .................................................. II -7 3. Vegetation and Wildlife Habitat........................................................ II -8 Exhibit II.C.3.a.(3): Vegetation Densities...................................................... II -11 Exhibit ILC.3.b: Arizona Game and Fish Department Letter ....................... II -12 4. Geology and Soils.............................................................................. II -15 5. Paleontological and Cultural Resources ......................................... II -16 Exhibit II.C.5.b: Arizona State Museum Letter ............................................ II -18 6. Viewsheds................... ........................................................................ II -19 Exhibit II.C.6.a.(1): Views ................. ........................................................... II- 20 Exhibit II.C.6..a (2): Site Photos....................................................................II- 21 Exhibit II.C.6.b: Off-site Viewsheds.............................................................. II -23 Exhibit II.C.6.c: Visibility............................................................................. II -25 7. McHarg Composite Map.................................................................. II -26 Exhibit II.C.7: Composite Map..................................................................... II -27 8. Existing Land Uses............................................................................ II -28 Exhibit II.C.S.c.(1): Existing Land Uses On -Site .......................................... II -32 Exhibit II.C.8.c.(2): Existing Zoning............................................................. II- 33 Exhibit II.C.8.c.(3): Existing Land Uses Off-Site...........................................II-34 Exhibit II.C.8.e: Adjacent Development ........................... ..................... II -36 Exhibit II.C.8.g: Structures and Uses Within 150 Feet Key Map..................11-41 Exhibit II.C.8.h.(1).c: On -Site Traffic Circulation ........................................ II -43 9. Existing Infrastructure and Public Services ...................... .............. II -52 Exhibit ILC.9.a: Open Space, Recreational Facilities, Parks & Trails.......... II -54 Exhibit II.C.9.b (1): Schools.......................................................................... II -55 Exhibit II.C.9.b (2): Sewer............................................................................ II -57 Exhibit II.C.9.b (3): Fire Service................................................................... II -58 Exhibit II.C.9.b (5): Water............................................................................ II -60 fWAN Sanders Grove Specific Plan i 00 Marana, Arizona Table of Contents III. Development Plan A. Purpose and Intent.................................................................................. III -1 Exhibit IIIA: Specific Plan Boundaries......................................................... III -2 B. Objectives of the Specific Plan ............................ ...... ............................... III -3 C. Relationship to Adopted Process.......................................................... III -4 D. Compatibiltiy with Adjoinging Development ............ ................. III -4 E. Land Use Concept Plan ............................................... ............ III -4 Exhibit IILE.1: Land Use Concept Plan ...................................................... III -7 F. Circulation...........................................................................III-8 Exhibit IILF: Circulation Concept Plan ......................................................... III -9 G. Grading Concept.................................................................III-10 H. Water Resources.................................................................................... III -10 I. Post Development Hydrology............................................................... III -10 J. Environmental Resources....................................................................... III -11 K. Landscape Concept................................................................................ III -11 L. Open Space, Recreation, Parks and Trails Concept ........................... III -11 Exhibit 1111: Open Space Concept Plan ..................................................... III -13 M. Cultural Resources................................................................................ III -14 N. Viewsheds............................................................... ................................ III -14 O. Infrastructure, Public Services and Utilities ....................................... III -14 1. Sewers.................................................................................................III-14 2. Schools................................................................................................III-15 3. Fire/Emergency Vehicle Service ...................................................... III -16 4. Water Service..................................................................................... III -16 Exhibit 111.0.4: Water Department Letter ................................................... III -17 5. Private Utilities...................................................................................III-18 6. Cortaro-Marana Irrigation District ................................................. III -18 IV. Development & Design Guidelines A. Purpose and Intent .......................................... ..... .................................... IV -1 B. General Provisions .................................................. ...... ............................ IV -1 1. Applicability of Town of Marana Zoning Code ............................. IV -1 2. Building Code.............................................................. ........................ IV -2 3. Additional Uses................................................................................... IV -2 C. Design Review Process.............................................................. ............... IV -2 1. Design Review Committee................................................................ IV -2 2. Design Review Procedures..................................................... ............ IV -2 D. Land Use Concept.....................................................................................N-3 E. Development Guidelines .......................................... ................................ IV -4 1. Medium -Low Density Residential: Planning Areas 7-10 ............. IV -4 Sanders Grove Specific Plan ii 00 Marana, Arizona Table of Contents 2. Medium Density Residential: Planning Areas 2, 4-6, 11-15 .... ..... IV -6 3. Medium -High Density Residential: Planning Areas 3a and 3b. AV -7 4. Residential Design Criteria................................................................ N-9 V-2 Exhibit IV.E.4.a.(2).h: Illustrative Streetscape Exhibit ............................... IV -Ila 5. Commercial: Planning Area 1 ........................................................ IV -23 6. Commercial Design Criteria............................................................ IV -25 7. Circulation..........................................................................................IV-27 Exhibit VF: Phasing Schedule.........................................................................V-6 8. Streetscape..........................................................................................IV-29 Specific Plan Administration.................................................................. 9. Landscaping.......................................................................................IV-29 1. Enforcement.......................................................................................... 10. Recreation and Open Space........................................................... IV -30 11. Entry Features................................................................................... IV -33 12. Signage...............................................................................................IV-34 4. Interpretation......................................................................................... 13. Public Art........................................................................................... IV -35 V. Implemenation & Administration A. Purpose and Intent................................................................................... V-1 S. Proposed Changes to Zoning Ordinances ............................................. V-2 C. Subdivision Plat and Architectural Review Process ............................ V-2 D. Development Review Procedure............................................................ V-3 E. General Implementation Responsibilities.............................................. V-3 F. Phasing........................................................................................................ V-4 Exhibit VF: Phasing Schedule.........................................................................V-6 H. Specific Plan Administration.................................................................. V-7 1. Enforcement.......................................................................................... V-7 2. Administrative Change....................................................................... V-7 3. Substantial Change.............................................................................. V-8 4. Interpretation......................................................................................... V-8 5. Fees......................................................................................................... V-8 I. Monitoring Program.................................................................................. V-8 Appendix A: Legal Description............................................................................... A-1 AppendixS: Definitions............................................................................................. S-1 Appendix C: Citizen Participation Plan................................................................. C-1 AppendixD: Plant Palette........................................................................................ D-1 Appendix E: Monitoring Plan................................................................................... E-1 AppendixF: Bibliography ......................................... ..... ............................................ F-1 Sanders Grove Specific Plan iii 00 Marana, Arizona I. Introduction Introduction A. Specific Plan Summary The Sanders Grove Specific Plan establishes comprehensive guidance and regulations for the development of approximately 845 acres located in Marana, Arizona. (See Exhibit LA: Regional Map.) 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 provides the parameters to implement the Land Use Plan by establishing 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 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. This specific plan is consistent with Marana General Plan approved and adopted on March 11, 2003 as authorized by public vote in accordance with the Growing Smarter Plus Act of 2000. The Specific Plan is a tool used to implement the Town of Marana General Plan and the Northwest Marana Area Plan at a more detailed site-specific level for a focused area. The Specific Plan articulates the planning considerations for such parcels and imposes regulations or controls on the use of such parcels. Sanders Grove will be designed to accommodate growth in an area used for agricultural purposes, and at the same time, respect its agricultural and cultural history. Future demand for housing will continue to increase in this area. This specific plan will provide housing options, commercial areas and open space/recreation opportunities to support the greater Northwest Marana community. The required infrastructure will be implemented in phases according to residential build -out. aSanders Grove Specific Plan I-1 W2 Marana, Arizona Introduction Exhibit LA: Regional Map OVIN Sanders Grove Specific Plan I-2 Marana, Arizona Introduction Exhibit LA: Regional Map Sanders Grove Specific Plan I-2 00 Marana, Arizona Introduction B. Location The Sanders Grove Specific Plan lies in the Rural Northwest planning area of the Town of Marana. It is bounded by Sanders Road on the east, Marana Road on the south, Wentz Road on the west and Hardin Road on the north. Interstate 10 is adjacent to the northeast boundary of the project site. The property lies within Sections 17 and 20 of Township 11 South, Range 11 East. This location is approximately 1.3 miles south of the Pinal County/Pima County line and 1.6 miles northwest of the Marana Municipal Complex in a generally agricultural area consisting of terraced fields, access roads and irrigation canals. It is approximately one mile west of the Marana/Interstate 10 interchange. See Exhibit LB: Location and Vicinity Map. 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 may be adopted by the Town Council and become effective. The Sanders Grove Specific Plan is a regulatory plan, which, once adopted, will serve as the zoning and development code for the subject property. Subdivision plats and any other development approvals must be consistent with the Specific Plan. D. Legal Description A copy of the legal description for the project site is included in Appendix A. a2 Sanders Grove Specific Plan I-3 CODMarana, Arizona Introduction Exhibit LB: Location and Vicinity Map The site Is located In Township 11 South, Kong* 7 7 Fast, Portions of Sections 17 and 20. Parcel 10'S: 217-240020, 217-24-0010, 217-17-0030, 217-17-0020 Legend project Site Marana Municipal Complex Streets THE PLANNING CENTER 110 $. i:H1.FC3-I AVE., SUITE 6310 TUICS1l0. AZ )OMI (W) 62IR146 pmj�t III D. meta 0.1 .p iRavlwwd a•2"4) �Ilpna,rne: 111P JwctsVlV1.2fI1G1$1prpJ2a prlLpcatlen Iwypllt 0 4000 Feet aSanders Grove Specific Plan I-4 W2 Marana, Arizona II. Development Capability Report Development Capability Report A. Introduction The primary purpose of the Development Capability Report section of the Sanders Grove Specific Plan is to present the opportunities and 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. 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, the following physical components of the site were compiled to assess the suitability of the property for development: 1. Topography and Slope Analysis; 2. Hydrology and Water Resources; 3. Vegetation and Wildlife Habitat; 4. Geology and Soils; 5. Paleontological and Cultural (Archaeological and Historical) Resources; 6. Viewsheds; 7. Existing Structures, Roads and other Development; and 8. Existing Infrastructure and Public Services. B. Environmental Overview The Sonoran Desert is divided into several subdivisions based upon characteristic vegetation and topography. The project area is located within the Arizona Upland Subdivision of the Sonoran Desertscrub biome as classified by Brown (1994). However, the project area is located on lands currently and historically used for agricultural purposes. Therefore, the land is highly disturbed and contains little native vegetation. Terrain is flat with elevation ranging from 1,942 to 1,965 feet above sea level. See Exhibit 11.B: Aerial Photograph. Sanders Grove Specific Plan II -1 00 Marana, Arizona Sagebrush Rua '0 gerkd El Project Site Streets Gri Development Capability Report Exhibit ILB: Aerial P TME PLANNING CSN f EFS Y 15 S. C"JRCH AVE. SIA— =l?l e Lr- A2 85701 W`3XI. f.3re'.a3 O 2444 fM+l Sanders Grove Specific Plan II -2 00 Marana, Arizona Development Capability Report C. Site Analysis 1. Topography and Slope Analysis The property is located at an elevation that ranges from approximately 1,942 feet (on the west) to 1,965 feet (on the east). The regional topographic gradient trends move from the east in a northwesterly direction. a. Topographic Characteristics Existing topography at V contour intervals is shown on Exhibit ILC: Topography. (1). Hillside Conservation Areas: There are no Hillside Conservation Areas on the subject property. (2). Rock Outcrops: There are no rock outcrops on the subject site. (3). Slopes of 15% or Greater: There are no slopes of 15% or greater on the subject property. (4) Other Significant Topographic Features: There are no topographic features such as ridges or peaks affecting the site. However, there are existing irrigation and drainage ditches running through the site. b. Predevelopment Cross -slope Existing site topography from the Marana, AZ USGS 1:24,000 Topographic Quadrangle shows that there is a slope of approximately 0.30% from the southeast corner of the site to the northwest corner. Most notably, it has been leveled and cultivated for agricultural purposes. Sanders Grove Specific Plan II -3 00 Marana, Arizona On -Ste Law Pont LEGEND Development Capability Report Exhibit ILC: Topography Property Boundary Existing Right -of -Way Notes: 1. 1' Contour Intervals Sanders Grove Specific Plan 00 Marana, Arizona On -Site High Point THE PLANNWG CENTER 110 S. CHURCH AVE., SUITE MG 11X$QH,A 05M1(=)023-6140 W 750' 150P PnJeas rnnsn o.m 51-04 flen...: PmJ—MVI-E bb*µ tl q II -4 Development Capability Report 2. Hydrology and Water Resources This portion of the Sanders Grove Specific Plan includes predevelopment on- site and off-site hydrologic characteristics and water resources. In July 2003, CMG Drainage Engineering, Inc. conducted a preliminary drainage assessment on the project site. a. Off-site Watersheds The property is affected by off-site drainage emanating from the Tortolita Mountains. A majority of this drainage is controlled by several manmade features such as the Central Arizona Project Canal, Union Pacific Railroad and Interstate 10 west and eastbound lanes. As a result of these manmade features, a limited amount of off-site drainage reaches the site. Runoff from the Tortolita watersheds commingles where it ponds behind the CAP canal or along the Union Pacific Railroad. As such, the boundary of the contributing watershed and basin area cannot be precisely defined. Tortolita Mountain watersheds south and east of the project (as delineated in the Town of Marana Master Drainage Study) are the areas that can potentially contribute some storm water to the site. A portion of the property in the southwest corner is located within the FEMA Zone AE for the Santa Cruz River. b. Off-site Features Under existing conditions, a limited amount of off-site drainage reaches the property site due to the infrastructure already in place along I-10 Frontage Roads, culverts, elevated irrigation canals and public roads. There is minimal runoff from adjacent farms due to land leveling, internal berms or canals. Among the five concentration points delineated in the preliminary CMG Drainage Engineering, Inc. report and The Town of Marana Storm Water Master Plan, only two have the potential to reach the site. CP #35 at the Marana Road/I-10 Interchange has a 100 -year storm discharge of 186 cfs. CP #37, located between Hardin Road and Kirby Hughes Road, has a 950 cfs flow during the 100 -year storm event. Flows at CP #36, #38 and #39 are diverted north between I-10 and the westbound Frontage Road, thereby, never reaching the site. Sanders Grove Specific Plan II -5 00 Marana, Arizona Development Capability Report c. Predevelopment On-site Hydrology The on-site drainage is conveyed in a northwesterly direction as sheet flow. However, due to leveling of the land for agricultural purposes, there presently is no measurable runoff from the property. In a storm event, water would flow in a northwesterly direction and accumulate along Wentz Road, where it then flows north toward Hardin Road. At the Wentz Road/Hardin Road intersection, stormwater drains to the west in an existing drainage ditch. A portion of the southwest corner of the property is located within FEMA Zone AE floodplain area for the Santa Cruz River. Further hydrological studies will be conducted to provide updated information by CMG Drainage Engineering, Inc. These studies will be completed during the subdivision platting process and as a part of the master drainage study. The FEMA Flood Insurance Rate Maps for the project site are 04019C0960K and 04019C0980K; both with effective dates of February 8, 1999. There are no washes on the project site. Floodplain areas associated with Tortolita Mountain watersheds are unknown since flow patterns are undefined. However, some shallow sheet flooding may occur in conjunction with storm water entering the site at CP#37. See Exhibit 11.C.2.c: Predevelopment Hydrology. Sanders Grove Specific Plan II -6 00 Marana, Arizona (J -IM Development Capability Report Exhibit H.C.2.c: Predevelopment Hydrology Fff1liY AGE ROAD ]'x4 LBG' RM, TAGE ROAD ` l 6-7Gx ` r -BC )--in EIW 4 4-117 K4' C&C � Q1nuW��l�cf� Lti�Ff� ■wflf E:iF�MIG �IGf+1'-OR-y�tlir FRIA FLCOWLOJN Sanders Grove Specific Plan 00 Marana, Arizona 0 •� f4 ENI ��, Qpm-CJcfs LL -A GRAWAGE 1-40 UVOEFFASS Qpa 18dcfs GIm-888cfs �THE PLANNIN13 CENTER +s C WF_ awa n L MCVAZ 4M- nAu M4—W R TAP 1641` II -7 Development Capability Report 3. Vegetation and Wildlife Habitat This portion of the Sanders Grove Specific Plan includes vegetative communities and associations and wildlife habitats identified within the site. a. Vegetative Communities and Associations on the Site The project area is located within the Arizona Upland Subdivision of the Sonoran Desertscrub biome as classified by Brown (1994). The Sonoran Desert is divided into several subdivisions based upon characteristic vegetation and topography. However, native vegetation is not present on-site due to its agricultural uses. The site is currently being farmed for cotton. (1) Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered Species: Westland Resources, Inc. conducted a Biological Evaluation of the project site during July, 2003. No native or significant vegetation exists on the project site. (2) General Wildlife: Wildlife or signs of wildlife observed in the project area include species that are common for agricultural uses including, the common raven (Corvux corax), lesser nighthawk (Chordeiles acutipennis), roadrunner (Geococcyx californianus), white -winged dove (Zenaida asiatica), Gambels quail (Callipepla gambelii), mourning dove (Zenaida macroura) and a great -tailed grackle (Quiscalus mexicanus). A pair of Mexican ducks (Anas platrhynchos diazi) was observed in the irrigation canal to the north. Common mammalian species expected to occur on-site are Coyote (Canis latrans), black -tailed jackrabbit (Lepus californicus), striped skunk (Mephitus mephitus) and Arizona Cotton Rat (Sigmodon arizonae). Reptilian species known to occur on this type of land use include Sonoran gopher snake (Pituophis catenifer affinis), desert coachwhip (Masticophis flagellum) and various whiptail lizards (Cnemidophorus sp.). No mammals or reptiles were observed on-site. Sanders Grove Specific Plan II -8 00 Marana, Arizona Development Capability Report (3) Vegetative Densities: On-site vegetation densities are measured using aerial photographs and verified during field inventories. Vegetation canopy coverage for shrubs and trees is calculated using aerial photographs but perennial grasses and ground covers were not considered. The entire site consists of very low-density vegetation, with the entire site graded for agricultural purposes. Mature tree groupings exist around the existing residential structures and they line the irrigation canal on the north side of Hardin Road. See Exhibit II.C.3.a (3): Vegetation Densities. b. Letter from the Arizona Game and Fish Department A letter from the Phoenix Regional Office of the Arizona State Game and Fish Department (A.G.F.D.) is included in this report. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that special status species have been documented as occurring in the project area (3 -mile buffer). Nonetheless, Interstate 10 acts as a barrier to connectivity for wildlife corridors and the historical agricultural use of the property does not provide suitable habitat for the Cactus Ferruginous Pygmy -Owl. A survey for the burrowing owl has been recommended prior to any clearing by the Arizona Game and Fish Department. See Exhibit II.C.3.b: Arizona Game and Fish Department Letter. Sanders Grove Specific Plan II -9 00 Marana, Arizona Development Capability Report (1) Threatened or Endangered Species: According to the A.G.F.D., the following species may potentially occur on or in the immediate vicinity of the proposed project: TABLE 1: POTENTIALLY OCCURRING THREATENED OR ENDANGERED SPECIES Common Name Scientific Name Status Sonoran Desert Tortoise Gopherus Agassizii (Sonoran Population) Species of Concern, Wildlife of Special Concern Yellow -Nosed Cotton Rat Si modon Ochro nathus Species of Concern Cactus Ferruginous Pygmy- Owl Glaucidium Brasilianum Cactorum Listed Endangered, Wildlife of Special Concern Source: Arizona State Game and Fish Department Letter, 2003 Westland Resources conducted an Environmental Due Diligence Report of the Sanders Grove property in July 2003. Their conclusions and recommendations suggested the following: Investigation of the property through site visits and information made available from the United States Fish and Wildlife Service, Arizona Game and Fish and other agencies indicate that there is no reasonable potential for any federally listed Endangered Species to occur on the property. The project site occurs outside of proposed and designated critical habitat for both the Cactus Ferruginous Pygmy -Owl and the Pima Pineapple Cactus. It is recommended that a survey for the burrowing owl be done on the property before any land clearing activities take place, excluding any clearing related to the property's historical agricultural use. The Town of Marana may list the species in their Habitat Conservation Plan. (2) High Densities of a Given Species: There are no high densities of a given species within the project area. (3) Aquatic or Riparian Ecosystems: There are no aquatic or riparian ecosystems within the project site. Sanders Grove Specific Plan II -10 00 Marana, Arizona Development Capability Report Le end ', Very Low Density Vegetation Trees Note: No native vegetation on-site (agricutural use only). Sanders Grove Specific Plan 00 Marana, Arizona j fwLn-fHE PLANNING WV CENTER 1105. CHURCH AYE- 5VI iE 6320 IMSM AT 85741 (520} 623-6146 P ro14Ct 0: Dvl- Q O.lo: 7127/3/104 F04 rumr. 1:4P+4kcSahoM1fl-44491a.0mJ:•M kv*gdM _1�Yau1 a 1500 Feet Development Capability Report Exhibit H.C.3.b: Arizona Game and Fish Department Letter THE STAT L,:1- A:i17 NA GGMrAJ93SWe115 GAME AND RSH DEPARTI+I+fEN'T CLIiJ RJ Vy.L]f r�Ar�F. pfd 363, o I< 5.x1,Ll F.CxLm. .Pa wlea .2 7 4e'. WnJ:Gis:psl, Pe21NJEsaC wkaar�2�en,Pt+ u �.dKZ854231399 cWAT<&'N9a { , c m (-4EL rauayrr.rLaa- 0.uIJe i 9ar_tlrr ��_�•. ��: pEr�Jt'MPinw�on were: K- FeenJ7_L November 6, 2003 Mr. Ted Herman The Flaw ink Ce wr L 10 S. Church suite 6320 Tumn, .AZ 85701 lR'�= Special Status Species ltlfurrrLation for Tuwriyhip 11 South, Rnngc 11 lEad, settion8 17 1md 213; Proposed Pliannead Community at Wentz Rood and Trier NUmirta Road, Tuesoo MoulaWns-AAM 1LraLlleN Subregion, Dear Pair. Heersim- The Arizona Game and Fists Departmcnt 4 FkpL-wTrlent) has review -ed your rNuest, duted Octe)bw 21, 2003. regarding special status pecies Iformatien Amuciattij Mu Lh Lhe above-rukrenccd prpiect area- The, Deparbntnfs Tleritagc Datat Matnag mcuI Syswesrr (HRMS) has beear xcceSSOJ anet curFuni rC�Li:Td shlaw IN' tltc spccW status species listed on the attachment have been documented as occurring in the p jezl atta (3-rhile huffe'r)- In additimi, ibis project occurs -itlsin Lhv viuinit} of Pwpostd Critical HaWat for the cactus femOnous pygmy -owl - The N-parcmohfs 1IOMS data are nrat intended to inclaado potcatW distribution of speciai staves slacx;i�s, Arizana is I rrge a r1a diwcrsc whh pl€ ims- animals- and cnviwatnemal wridiLions Lha[ ar evcrr;hRVIging. 03nactlutrL11 , nW1Y ffL�l LLJ_lY LLIILLd;a 1¢ICIIL'1 tllil{ 1;;gdvv'6yt du iiot 6L,%-, $L AUL or species previously notes iii a partil ulsr w -ea no lonLgcr 3cct,r tlwre. Not A of Atiimna has been sot-yeyed fDr special &Latus T=ics, aaEd surve�,s that have been conducted have, va6cd greatly in scope and irntcrrsity. Making available, this infunna ian docs not aubstitute for The Dep:srtmrrit's review of prRlcrt taruix3s315, and should nnL dcerme Dw opportw- ties w re -view apj cv luate rLC+w project proposals and sium. The Depattntent is also voro:? rne:d about other resoL[rc5e values, such as cattier ;�ildlife, inc:ludiq pmt! mics, and w-il€llite•relaLted recreation- The Depwrnenl vrrmld reuiatc the opportunity to provide aQ evuluatinn of imppcZ to wildlife or wildii.ft habitats associated with prpjeact activities deew-1-ing in the subject Atea: When specific details bcco me available_ AN E;QtML Orrvir". rrr REkSON'AaLE ACCOMM L'Arr?t,La AGENL-_'i Sanders Grove Specific Plan II -12 00 Marana, Arizona Development Capability Report Exhibit H.C.3.b: Arizona Game and Fish Department Letter cont. Mr_ Ted Herman Nnuprnber 6, 200-5 7 If you havc anyquestions r�gatding rage attached species list, please cclntuct me w (45 2) 789- 3818. General &latus inf'nrmatinn, Mate., ride and county distribution lists, and abstracts fur same NpEdal Swtur. species are also available Dn our web site at hrtq.lJsYl �'.t12 id,ts�mJhdmS, �in�rrely, Sabra 5_ schtuoriz` Hrriwgc Data Managetnew Systeon, Cj"rLrliizat+ar ssS-,,,, Atta€lunent VC: Bob $mMieid, Project Eva uatiou Perrj;Tam Supvvisor Joan Scutt, Habitat Pirogwn Mani-gcr, Rcgitrn V AOFD M10-22-0(10) Sanders Grove Specific Plan II -13 00 Marana, Arizona Development Capability Report Exhibit II.C.3.b: Arizona Game and Fish Department Letter cont. 0 Special Status Species within 3 Miles of TI IS,RI IE Soo 17, 20 Al— cane and Flsn Depar+merH, Herrtagb Data Manegww By$tam1 Nw ernber 6, 2005 Sccmllft Name G,wnmon Name ESA4 USPS OLM WSCA NPL fo-kdfCK&b(J? Ms1� e'a d=M Cactus FemJgir Pygmy-umd LE `N5 Gophanra agesarrY' Saran Wsen 1 artaea SC 94sC Segrreadoft 00Yugririrh" Yelbu ncEed Calan Rx. SC Proposed Cr&al Habitat dor this cactus ierruginaLs Mn-pWl irl pMW arm jai rNI6 Ntvthi. AGFD 4 10,22-01 (10). Proposed %need (;wawnity atWeritz Road and Tr6co Marana R4ea Sanders Grove Specific Plan II -14 00 Marana, Arizona Development Capability Report 4. Geology and Soils This portion of the Sanders Grove Specific Plan identifies geologic features and soil associations within the site. a. Geologic Features The property is located at an elevation that ranges from approximately 1,965 feet (on the east) to 1,942 feet (on the west). The regional topographic gradient trends move from the east to the west- northwest. The following information is based on a geotechnical report prepared by Terracon on June 24, 2003. b. Soils According to Geologic Map of Pima and Santa Cruz Counties, Arizona (Wilson, et al, 1960), the site lies on alluvial deposits consisting of sand, silt and gravel. The alluvial soils generally included deposits of silt, clayey silt and sandy silt underlain by deposits of sand that contain varying amounts of silt and gravel. Subsurface investigation of the site uncovered soils consisting mostly of sandy lean clays, clayey sands, silty sands and sand. In some areas the upper 1 to 2 feet of soils were disturbed due to agricultural uses. The sand soils generally range from very loose to medium -dense in relative density. The clay soils were typically soft to stiff. Tests showed a moderate potential of "collapsible' or hydro- compactive soil. The subsoil exhibits low -compression at in-situ moisture contents and low to moderate tendency for hydro - compaction, or additional settlement, when elevated in moisture content. Near -surface soils exhibited low to moderate expansion potential under light loading conditions. Based on the results of the preliminary Terracon investigation, the proposed development appears feasible from a geotechnical standpoint. A final report will be completed during the platting stage. Sanders Grove Specific Plan II -15 00 Marana, Arizona Development Capability Report 5. Paleontological and Cultural Resources This portion of the Sanders Grove Specific Plan identifies paleontological and cultural resources within the site. Such resources comprise both cultural artifacts and non -cultural remains (paleontological evidence) and include archaeological and historical components. a. Location of Resources On -Site Desert Archaeology, Inc. conducted a Cultural Resources Records Check of the Sanders Grove Specific Plan area in June of 2003. It was determined that approximately 15 percent of the project site was surveyed in 1983. No areas of significance were found. Plowing of the land, coupled with terracing, has left much of the topsoil disturbed, thereby destroying any intact surface features. The northern boundary appears to be the most likely place to encounter shallow intact deposits. It is possible that mechanically -disturbed artifacts could be encountered anywhere within the project site. There are several significant sites that occur within one -mile of the project site. It is possible that site AZ AA:12:898 may extend into the site. This site is located northeast of the project site along the I-10 Frontage Road. Two other sites (AZ AA 12:741 and 897) are located in close proximity of the project site along I-10. Desert Archaeology recommends a surface survey of the entire project area to determine if other sites exist. As dictated by Arizona Revised Statute §41-865, should any human remains or funerary objects be uncovered during construction work, all work will be stopped in the area of the discovery and the Director of the Arizona State Museum will be immediately notified of the discovery. Action must then be taken to prevent further disturbance on such remains. The Director of the Arizona State Museum will have ten working days to respond to any request to proceed in ground -disturbing activities. Sanders Grove Specific Plan II -16 00 Marana, Arizona Development Capability Report b. Letter from Arizona State Museum The Arizona State Museum (ASM) indicated that a survey was done on portions of the project site in 1983. Therefore, the ASM recommends an archaeological surface inspection of all areas to determine if important yet unreported prehistoric or historic sites are on the land. The ASM further recommends that site AZ AA:12:898 be evaluated by an archaeological contractor to determine if it extends onto the project site. See Exhibit ILC.5.b: Arizona State Museum Letter. Sanders Grove Specific Plan II -17 00 Marana, Arizona Development Capability Report Exhibit ILC.5.b: Arizona State Museum Letter OrtL%her;26- 2M Teri 9•imioan, PLuwwr `hep1UJ[ DgCfFrW 110 South Uwalt l51 Tticsan Ari ma 95701 Re- Archm*logiml ke=4 Cheek reJared to &pvposed phrimowdcomn nnyof# 830 aemst TricoMama end wtrm F,a4hds, in $17 m3 glht N -6 of Oxo 711 S, tt 1 JP- Silt ai9d G612L lover Bamllre and 7r+kv um. Dear W. Ii.;ama4 () OcWbcr 21, 2003, you requested gm mvlaologicarl records geek retne>d th the above -referenced pTcjca--optaining p>mGl Ps 2,17-17-10020,-17-W30,-24�00Z0, and -2A -Q010. 1 have Wnsukted OUT rexnrds with the lbllowing tesults. T1w Arizona Sate Miwcm (ATVr>Sac lo¢i lal rmoF,d% it dicatc ¢oat paras of the propmy were surh+cyad by 1<t,ivez-,iT of Aiizona gTaduare uwiems in V9$3 da part if the Nlortbu Tt=m Basin Siawcy. The surtivyod area Qowu s% Oli"ai aeew That cross parts of the properry. The rt UHr Jr Ofthe praperxy has ME blas mmine+d for sanies was dQFw by atudeats acrd i5 20 years (?lid, the ASMI reoa=mmis a surfaca surny a£ 1 ie entire PTOPUTY to dedeYrninc if imp4 t-Tt Ye uruipprzcd prr±IgsVric ur historic sills are an the lmd. Several Heys ha4T been dolte sl, me Tice I-10 oonidcu tkut lwrdm. th,c N8 COT= of the Frojact Sitc. C�w sift is ktwwn Rha[ may c ff4 LWo the pr -+part}' PLZ AA -.12;898. Two queer yitcs are dgm to 4ye prope:M: AZ AA— 12: A l mid 1197(A;SN1). ne as b04*d0giR y+5u cLwQse 4xmm3gincwhqer arty 0fthesr.rc5ourczswill lee irppa=d by the pmjea. ?Muse consult the list of 4--,hae>erloi0cal contaMn f0f 2003 mcjQsed in w7 , pious lettere or aht6n = updarm list iU wry'rimi lava a- web siia - bttp:#Y'rw-w.slatcaTote4un.amwnatdti;rFr+iFsVw'Perr+hi# ePffrlittre5,4Rp Archamlogical SUr:asc impcCt,M retluitc und+r ri-v or county grdsnanac-, qt a foga] rcgulsdoa, wall rKwre avaitbm repwl desCntrivp the resWu ofebc swf4ce irspacticn and "all RgcluCle rc ormahtie•+datioas The 2=11sonlepst you select should prepmm your report using the Slaua iwds trued: Sewul ar4is Fear Cond, 4z+t►r and f,-jhPrungCiadwraa Resource Urvcys. ! OSL oantractoalain Army hafir, a copy oftl tae star4 Ards, Ynu are resp,3nsiblc far providing the TCPDrt to tlao &PPSrUpwixtc: Office reghritinE- the insrectiOn. Whin surfwe iWeetioms arc rcquimt:d om Ovaic ].ands Under City or wuaty prdinarzoe the EkTd 11e310gisl Will also subfw.Twd copies of yxxur Topart to dTc apprnpr-We a[airatplog nd site Gar offi:.c. Ifcoa have .r-kCod M ar lrt�gisl, t jOM ilte li#t pM- dad, that cpsrgart0r knarvvs wh ac aad whe9 rq sul3nut reports 1Fyoa; hzvc gaocsrians of need {szprlgor wista�Ca please ennead mac. Sbnoe�ely, 5u Ben2ren mEE Ui1 N�! RR5ir�1r1 4�1T. AntrM4 5,210 NrYAMP j]*-��T' ,/h{ ■ >`R izo 1� A. 7erlon Anamn h5721-0014 LN11-624i UCSQr*I Mw -,4A[524] FAC 1s:D1 Q 1.297 OrtL%her;26- 2M Teri 9•imioan, PLuwwr `hep1UJ[ DgCfFrW 110 South Uwalt l51 Tticsan Ari ma 95701 Re- Archm*logiml ke=4 Cheek reJared to &pvposed phrimowdcomn nnyof# 830 aemst TricoMama end wtrm F,a4hds, in $17 m3 glht N -6 of Oxo 711 S, tt 1 JP- Silt ai9d G612L lover Bamllre and 7r+kv um. Dear W. Ii.;ama4 () OcWbcr 21, 2003, you requested gm mvlaologicarl records geek retne>d th the above -referenced pTcjca--optaining p>mGl Ps 2,17-17-10020,-17-W30,-24�00Z0, and -2A -Q010. 1 have Wnsukted OUT rexnrds with the lbllowing tesults. T1w Arizona Sate Miwcm (ATVr>Sac lo¢i lal rmoF,d% it dicatc ¢oat paras of the propmy were surh+cyad by 1<t,ivez-,iT of Aiizona gTaduare uwiems in V9$3 da part if the Nlortbu Tt=m Basin Siawcy. The surtivyod area Qowu s% Oli"ai aeew That cross parts of the properry. The rt UHr Jr Ofthe praperxy has ME blas mmine+d for sanies was dQFw by atudeats acrd i5 20 years (?lid, the ASMI reoa=mmis a surfaca surny a£ 1 ie entire PTOPUTY to dedeYrninc if imp4 t-Tt Ye uruipprzcd prr±IgsVric ur historic sills are an the lmd. Several Heys ha4T been dolte sl, me Tice I-10 oonidcu tkut lwrdm. th,c N8 COT= of the Frojact Sitc. C�w sift is ktwwn Rha[ may c ff4 LWo the pr -+part}' PLZ AA -.12;898. Two queer yitcs are dgm to 4ye prope:M: AZ AA— 12: A l mid 1197(A;SN1). ne as b04*d0giR y+5u cLwQse 4xmm3gincwhqer arty 0fthesr.rc5ourczswill lee irppa=d by the pmjea. ?Muse consult the list of 4--,hae>erloi0cal contaMn f0f 2003 mcjQsed in w7 , pious lettere or aht6n = updarm list iU wry'rimi lava a- web siia - bttp:#Y'rw-w.slatcaTote4un.amwnatdti;rFr+iFsVw'Perr+hi# ePffrlittre5,4Rp Archamlogical SUr:asc impcCt,M retluitc und+r ri-v or county grdsnanac-, qt a foga] rcgulsdoa, wall rKwre avaitbm repwl desCntrivp the resWu ofebc swf4ce irspacticn and "all RgcluCle rc ormahtie•+datioas The 2=11sonlepst you select should prepmm your report using the Slaua iwds trued: Sewul ar4is Fear Cond, 4z+t►r and f,-jhPrungCiadwraa Resource Urvcys. ! OSL oantractoalain Army hafir, a copy oftl tae star4 Ards, Ynu are resp,3nsiblc far providing the TCPDrt to tlao &PPSrUpwixtc: Office reghritinE- the insrectiOn. Whin surfwe iWeetioms arc rcquimt:d om Ovaic ].ands Under City or wuaty prdinarzoe the EkTd 11e310gisl Will also subfw.Twd copies of yxxur Topart to dTc apprnpr-We a[airatplog nd site Gar offi:.c. Ifcoa have .r-kCod M ar lrt�gisl, t jOM ilte li#t pM- dad, that cpsrgart0r knarvvs wh ac aad whe9 rq sul3nut reports 1Fyoa; hzvc gaocsrians of need {szprlgor wista�Ca please ennead mac. Sbnoe�ely, 5u Ben2ren As,usiant.? mtits Ad=nisuatcx 52D411,2096 or FAX at 52r3-621-2976 slrenarm% A=aiLaa:aons rd4t Sanders Grove Specific Plan II -18 UNdo 00 Marana, Arizona Development Capability Report 6. Viewsheds a. Viewsheds Onto and Across the Site Views onto the site from adjacent areas primarily consist of flat agricultural fields with views of surrounding mountain ranges in the distance including the Silverbell Mountains to the northwest, the Picacho Mountains to the north, the Tortolita Mountains to the northeast and the Tucson Mountains to the south and southwest. There are a few large trees located near the center of the site on Sagebrush Road that are also visible from adjacent areas. Due to the lack of on-site topographic and vegetative features, views across the majority of the project site are currently available. Exhibit II.C.6.a.(1): Views indicates the locations from which the photos were taken. Site photos are included below under Exhibit II.C.6.a.(2): Site Photos. b. Off-site Viewsheds Interstate 10 borders the property on the northeast. Because the freeway is basically at -grade with the project site, traffic is visible from most areas on the property. Beyond the freeway, the Tortolita Mountains can be seen in the distance. Views to the south include the Tucson Mountains. The Picacho Mountains can be seen from the property to the north. In nearly all directions, views of adjacent properties primarily consist of single-family residences and agricultural fields. The following photographs of off-site views were taken from various points on the project site. Please refer to Exhibit II.C.6.a.(1): Views for photo locations. See Exhibit II.C.6.b: Off-site Viewsheds. c. Visibility from Adjacent Off-site Locations Because there is little or no slope on the subject property and very little vegetation, the site primarily has high visibility of distant viewsheds. The areas of the project that will be most visible from off-site locations are along the Frontage Road and I-10 freeway corridor and the neighbors along Wentz Road. See Exhibit 11.C.6.c: Visibility. Sanders Grove Specific Plan II -19 00 Marana, Arizona Development Capability Report Exhibit II.C.6.a.(1): Views Legend � � PANNING CENTER stns r is +� su�rr saw Project Bits Fil ei!': f'::iS 414$ $treats DME 649116" MWNPU." e D law Fret Sanders Grove Specific Plan II -20 00 Marana, Arizona Photo 1: View looking northeast across the site from Marana Rd. & Wentz Rd. Development Capability Report Exhibit II.C.6.a (2): Site Photos Photo 3: View looking southwest across the site from Sanders Rd. & I-10 Frontage Rd. (Tucson Mtns. in the distance) Photo 2: View looking west across the site from Sanders Rd. near Marana Rd. Sanders Grove Specific Plan II -21 00 Marana, Arizona Development Capability Report Exhibit II.C.6.a (2): Site Photos cont. Photo 4: View looking east across the site at the Tortolita Mtns. from Wentz Rd Photo 5: View looking west across the site from Sanders Rd. and I-10 Frontage Rd. Sanders Grove Specific Plan II -22 00 Marana, Arizona Development Capability Report Exhibit II.C.6.b: Off-site Viewsheds Photo 7: View looking west (off-site) from Hardin Rd. & Wentz Rd. Photo 6: View looking southwest (off-site) from Hardin Rd. & Wentz Rd. Photo 8: View looking southwest (off-site) at home on Wentz Rd. Sanders Grove Specific Plan II -23 00 Marana, Arizona Development Capability Report Exhibit II.C.6.b: Off-site Viewsheds cont. Photo 10: View looking east (off-site) at UA Research Facility from Sanders Rd. near Marana Rd. Photo 9: View looking southeast (off-site) from Sanders Rd. & I-10 Frontage Rd. Sanders Grove Specific Plan 00 Marana, Arizona Photo 11: View looking (off-site) from Wentz Rd. II -24 Development Capability Report ImMat THE /Le end• PLANNING streeta COCIENTER 1105-G4WRGHAVE.. SWEtWO PraJact Site —..UC'KI . V e5701(520)62"116 as o1 Nim Visfbiiity from Adjacent DiRsite Locations fIMeW�Yia IiPpJ�bWN.l01yY5gt�yM�MEI� Mywl 0 1500 feet Sanders Grove Specific Plan II -25 00 Marana, Arizona Development Capability Report 7. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map displayed as Exhibit II.C.7: Composite Map. Sanders Grove Specific Plan II -26 00 Marana, Arizona Development Capability Report Exhibit H.C.7: Composite Map CP 39 FRONTAGE ROAD %°x4' C6C R � \ �` fhau.0cfs P 38 \ �. FRONTAGE ROAD \` 6-10'x4a LM PW ' CBC � a \ �� CP 37 ` 4-10'x4' CBC ZV� �-s5ts 44 rd r LEGEND — - — Property Boundary Irrigation Canals View Corridor 14 1 1. Th—ie nn J,. vBgatawn—iie, hat mawm 46688!9 p—m around uAt g S"Mtun55. N19Squba hb%ling HAMM ROW an Sl9 Wr01. 2. ThAM 9n1 nO WgdifiL9nt widlif6 hstfilR OrlsrfE Sanders Grove Specific Plan 00 Marana, Arizona \ �ti 4-10'x3' CBC �� Qxv-d7cfs CP 35 1-10 UNDERPAY Of011– 186cfs THE (T� M PLANNING CENTER 110S.CHUR04 AVE., SUIIE63W TUCSON, A2 65701 (UO) 0) 624 914 6 cr 7W 15WPF Jecs:— DW, 6-1184 Menem®: PmJcad'J]YI-2PEdiimbwiyveb dwp II -27 Development Capability Report 8. Existing Land Uses This section of the Development Capability Report identifies existing structures within the site, adjacent lots and structures within 150 feet of the plan boundary, existing land uses within the site, surrounding property within 1/4 mile radius (existing zoning and existing land uses), traffic circulation or existing road system network serving the project site and other development within the project area. a. Site Location Located north of Marana Road in Marana, Arizona, the project site is approximately 1.3 miles south of the Pima County/Pinal County line in an agricultural area consisting of terraced fields, access roads and canals. The Sanders Grove Specific Plan lies in the Rural Northwest planning area of the Northwest Marana Area Plan. The eastern boundary of the site is adjacent to North Sanders Road. Its northern boundary is located adjacent to and south of West Hardin Road. The western boundary of the site is located east of North Wentz Road. The southern boundary of the site is adjacent to Marana Road. Interstate 10 is northeast of the project site. The property lies within Sections 20 and 17 of Township 11 South, Range 11 East. It is approximately one mile west of the Marana/Interstate 10 Interchange and approximately 1.3 miles south of the Pima/Pinal County line. See Exhibit LB: Location and Vicinity Map. b. Existing Structures within the Site There are three mobile homes and one site -built home along Sagebrush Road. c. Existing Land Uses within the Site (1) Existing Land Uses On -Site See Exhibit ILC.8.c (1): Existing Land Uses On -Site. Sanders Grove Specific Plan II -28 00 Marana, Arizona Development Capability Report The project area is located on lands currently and historically used for agricultural purposes. Presently, a variety of crops are grown on the land including, cotton and other crops. The land has been highly disturbed and contains little vegetation with several fallow dirt fields. Currently, there are four residential structures in the center of the site along Sagebrush Road. Mesquite trees are located at the perimeter of the parcel along an irrigation canal to the north. (2) Existing Zoning On -Site. The entire parcel is designated as R-144 (Single -Family Residential). See Exhibit II.C.8.c (2): Existing Zoning. d. Existing Property within 1/4 Mile Radius (1) Existing Zoning within 1/4 Mile of the Site. See Exhibit II.C.8.c (2): Existing Zoning. TABLE 2 EXISTING ZONING WITHIN A 1/4 MILE OF THE SITE Direction Zone In North: R-144 (Single -Family Residential) West: Zone A (Small Lot Zone -less than 2.5 acres); Zone B (Medium Lot Zone) East: R-144 (Single -Family Residential) South: Zone A (Small Lot Zone -less than 2.5 acres) Northeast: LI (Light Industrial); E (Transportation Corridor Zone—east of I-10) (2) Existing Land Use within 1/4 Mile of the Site. The site is surrounded by vacant, agricultural, public, railroad and residential uses. Land to the north and northeast of the site (across I-10) is currently vacant or owned by Union Pacific Railroad. The majority of development adjacent to the site is to the west. It is residential in nature and contains both mobile Sanders Grove Specific Plan II -29 00 Marana, Arizona Development Capability Report homes and single-family detached housing. Land to the east is owned by the Arizona Board of Regents and is currently an experimental farm with agricultural uses. The Lim property, also to the east of the project site, contains agricultural uses. Land to the south is vacant. See Exhibit II.C.8.d (2): Existing Land Uses Off -Site. TABLE 3 EXISTING LAND USES WITHIN A 1/4 MILE RADIUS OF THE SITE Direction .xisting Land Use North: Vacant Field Crops South: Vacant Field Crops East: Vacant Field Crops; UA Experimental Farm; Other Agricultural Uses West: Vacant Field Crops; Residential (3) Building Heights. The majority of the land within a 1/4 -mile radius of the project site is currently vacant, used for agricultural purposes. There are several single-family residences to the west of the site; horses are kept on some of the properties. This area is comprised mostly of single -story mobile and single-family detached housing. There is one two-story ranch house just south of Hardin Road on Wentz Road. (4) Pending Rezonings within 1/4 Mile. There are no pending rezonings within 1/4 mile of the subject property. (5) Conditional Rezonings. There are no pending conditional rezonings within 1/4 mile of the subject property. (6) Subdivision/Development Plans Approved. No subdivision or development plans have been approved in the immediate area surrounding the project site. However, several Sanders Grove Specific Plan II -30 00 Marana, Arizona Development Capability Report projects have been approved within the Northwest Marana Area including Rancho Marana 154, Vanderbilt Farms and Gladden Farms, all near the Town Center, and San Lucas, which is east of Interstate 10. Sanders Grove Specific Plan II -31 00 Marana, Arizona Development Capability Report Exhibit ILC.S.c.(1): Existing Land Uses On -Site t� Hardin RCM Kirby Hughes Road I r :i 19 Y. Legend Project Site Existing Irrigation Canals UNIEUral I , 16 .f C HE PLANNING CENTER �shi CiF�F ti6�1.3f+N1 glwl�r �-a6Q,q �r 4w5e�.,A*y 10 1500 Feet Sanders Grove Specific Plan II -32 00 Marana, Arizona R. Single Redd Development Capability Report Exhibit H.C.S.c.(2): Existing Zoning -14,Mile Radius �anrRly ,, AG . ential Agricultural Hardin Read I —L Project Site R--" Singia Family Residential en THF- rRMON THE tUlNG l ; EN7 E R +appitw w F4.0, RI7M ©■ rnwF$rtM°�a+Cn.++Fw Zc.r A 6w..M Lnt tri F W- WAW P".s i.gri a� aYa-a As AMkUft-I 11-41111-t Wvph� d 5 M.M— Lt p i4* nw" r—ft Wiintlb WN...�ee b1Fai�j.iitr164k3CNtl�b#rs�7.�w�d� 67- 0 2000 Feil Sanders Grove Specific Plan UMMO II -33 00 Marana, Arizona Development Capability Report Exhibit ILC.S.d.(3): Existing Land Uses Off -Site Legend 100 Fast Radius • Wells 1/4 Mile Radius Project Site -Story Herne Sanders Grove Specific Plan II -34 00 Marana, Arizona THE I PLANNING CENTER nww a. FII.�� I'6v4�raawWa�ur�_bwrt Q 2DDO Feet Sanders Grove Specific Plan II -34 00 Marana, Arizona Development Capability Report e. Adjacent Development Homes in the immediate area contain a mixture of architectural styles, including site -built homes with a southwestern architectural theme and manufactured/mobile housing units. Some properties to the west along Wentz Road are horse ranches for private use. The University of Arizona Experimental Farm lies to the east of the property on the northeast corner of Marana Road and Sanders Road. See Exhibit II.C.8.e: Adjacent Development. f. Wells According to the Arizona Department of Water Resources and the Pima County Land Information Systems, three wells exist on-site. All three wells (#800604, 801413 and 621896) are located on parcel 217-17- 0030 north of Sagebrush Road. Well #800604 is owned by LDS Real Estate Division; it was restored and re -equipped in 2000 and has since been used for irrigation purposes. The remaining two wells are owned by Cortaro Marana Irrigation District. Well #621896 is no longer in use. The current status of the third well identified on the property is unknown. See Exhibit II.C.8.d.(2): Existing Land Uses On -Site. g. Inventory of Adjacent Structures This section identifies existing structures within 150 feet of the Plan boundary and provides the approximate location, existing use, building height for structures identified during a field inventory. Table 4 on page II -39 describes existing structures and uses identified within 150 feet of the Plan boundary. Based on the inventory, there are 12 parcels within 150 feet of the project site that are currently being used for residential purposes. Sanders Grove Specific Plan II -35 00 Marana, Arizona Development Capability Report Exhibit II.C.8.e: Adjacent Development Photo 1: 2 -story house along Wentz Road, south of Hardin Photo 2: Manufactured home along Wentz Road Photo 3: Home along Wentz Road Sanders Grove Specific Plan II -36 00 Marana, Arizona Development Capability Report Exhibit II.C.8.e: Adjacent Development continued Photo 5: Home along Wentz Road Photo 4: Single-family home along Wentz Road Photo 6: Multiple homes along Wentz Road Sanders Grove Specific Plan II -37 00 Marana, Arizona Development Capability Report Exhibit II.C.8.e: Adjacent Development continued Photo 7: Home along Sagebrush Road Photo 8: Mobile homes along Sagebrush Road Sanders Grove Specific Plan 00 Marana, Arizona II -38 Development Capability Report EXISTING STRUCTURES AND USES WITHIN 150 FEET OF THE PROJECT SITE YaaKey Parcel Number Owner Area ac Prima IV Cate or Sub -Cate o KAI TRUST 51.25% & JOHN KAI JR LLC 1 217-07-004G 24.375% & KAI HERBERT 24.375% 36.17 Vacant/AG Field Crops Default KAI TRUST 51.25% & JOHN KAI JR LLC 2 217-07-004H 24.375% & KAI HERBERT 24.375% 458.17 Vacant/AG Field Crops Default County CORTARO-MARANA IRRIGATION Vacant 3 217-07-0060 DISTRICT 0.1 Vacant/AG Land 4 217-16-002A JOHN LIM & COMPANY INC 68.88 Vacant/AG Field Crops Default WILLIAMS EUGENE F & LEONA R Residential 5 217-18-001A TRUSTEES Owner OCC Residential 6 217-18-001B P 5 DEVELOPMENT LLC Vacant/AG Vacant WILLIAMS EUGENE F & LEONA R Residential Mobile Rural, non - 7 217-18-0020 TRUSTEES 0.86 Owner OCC Home subdivided SFR or CLARK TOM R ESTATE OF 1/2 & Affixed 8 217-18-003A CLARK KATHLEEN 1/2 19.75 Vacant/AG Field Crops Mobile Residential Mobile Non - 9 217-21-0010 GLOVER JAMES & KELLY TR 2.92 Owner OCC Home subdivided Undetermi Rural, non - 10 217-21-002C TREMBLE TROY D 3.76 Vacant/AG ned Use subdivided Undetermi Rural, non - 11 217-21-002E MURPHY DEVIN M & TERI L JT/RS 19.55 Vacant/AG ned Use subdivided MARTINEZ JULIO C & MICHELLE Residential Rural, non - 12 217-21-003A JT/RS 0.43 Owner OCC Residential subdivided Rural, non - 13 217-21-003B MARTINEZ RUDY R & PRISCILLA JT/RS 0.43 Vacant/AG Residential subdivided Residential Urban, non - 14 217-21-0040 VALENZUELA OFELIA SOTO 0.86 Owner OCC Residential subdivided MORALES ANTONIO L HERNANDEZ MARGARET MORALES MANUEL URQUIDES ESPERANZA M MORALES Residential Rural, non - 15 217-21-0050 RICHARD & MORALES RITA ET AL 0.86 Owner OCC Residential subdivided 16 217-21-016K TOWN OF MARANA 1 Vacant/AG Municipal Vacant Land Residential Mobile 17 217-21-016L STOVER TERRY 1 Owner OCC Home Subdivided 18 217-21-016P KURCZ LOTTIE A TR 22.52 Vacant/AG Residential Sanders Grove Specific Plan II -39 00 Marana, Arizona Development Capability Report Source: Pima County Assessor's Office, February 18, 2004 & Marana 835 Due Diligence Report. Morrison Maierle, August 21, 2003 See Exhibit II.C.8.g: Structures and Uses Within 150 Feet Key Map. Sanders Grove Specific Plan II -40 00 Marana, Arizona County CORTARO-MARANA IRRIGATION Vacant 19 217-21-0170 DISTRICT 0.13 Vacant/AG Land Well Site Rural, non - 20 217-23-008K SMITH DALE D 4.41 Vacant/AG I Residential subdivided Residential Rural, non - 21 217-23-008L SMITH LINDA SUE 1.03 Owner OCC Residential subdivided 22 217-23-008M PVC PROPERTIES 74.17 Vacant/AG Field Cro s Default Mixed 23 217-23-008P KELLY RICHARD J JR & SHARI S 84.83 Vacant/AG Field Crops Structures SAMUELSON ARNOLD PAUL & Limited 24 217-23-008R VIRGLYN IRENE TR 0.1 S Vacant/AG Use PALO VERDE PROPERTY Residential Rural, non - 25 217-23-008S MANAGEMENT 1.16 Owner OCC Residential subdivided Residential Rural, non - 26 217-23-008U WILSON GINGER D 2.5 Owner OCC Residential subdivided 27 217-23-0320 CORTARO FARMS LTD 154.59 Vacant/AG Field Crops Default SFR or Afx 28 217-24-0040 PVC PROPERTIES CORPORATION 158.17 Vacant/AG Field Crops Mobile CHU BUCK SAM 1/2 & CHU TZE SHAR Mixed AG & 29 217-24-005A TOM & ONG SUSAN TR 1/2 155.23 Vacant/AG Field Crops Non -AG Use State School 30 217-25-0060 ARIZONA BOARD OF REGENTS 119.09 Vacant/AG Property Default State School 31 217-25-0070 ARIZONA BOARD OF REGENTS 39.09 Vacant/AG Property Default DESERT HERITAGE LTD Mixed 32 217-25-0080 PARTNERSHIP & CHU TZE SHAR TOM 295.13 Vacant/AG Field Cropsi Crops Structures Source: Pima County Assessor's Office, February 18, 2004 & Marana 835 Due Diligence Report. Morrison Maierle, August 21, 2003 See Exhibit II.C.8.g: Structures and Uses Within 150 Feet Key Map. Sanders Grove Specific Plan II -40 00 Marana, Arizona Ki Development Capability Report Exhibit H.C.S.g. Structures and Uses Within 150 Feet Key Map A Hardin . ................... 6�........... ..... ............ ................ N ............................ 0 27 N 28 29 y+ C s 3 kL4eend Project Site Streets o Property Owner f THE PLANNING CENTER j �ias.criurcHn��.. suiTr u u T11050N. AZ 857G1 15201 G23E1�G 0 1500 Feet P.ei.el.. DV�2D Dale: 5.25-04 Mename: 1:%PmjecUM V I-2MGIMpmj2ap:odLProP_Iay*W Sanders Grove Specific Plan II -41 00 Marana, Arizona Development Capability Report h. Traffic Circulation and Road System This section identifies traffic circulation and the existing road system currently servicing the site. (1) Existing and Proposed Off-site Streets Existing roadways within the project area are shown on Exhibit II.C.8.h (1): On -Site Traffic Circulation. A traffic impact study will be prepared during the platting process. Three designated arterial roads currently serve the site, Marana Road, Sanders Road and Hardin Road. Marana Road provides easy access to Interstate 10. The I-10/Marana Road Interchange is 1 mile east of the property. Marana Road is a two-lane paved road at the southern property boundary. Other roads currently serving the site include: Hardin Road (a dirt road to the north), Sanders Road (a dirt road to the east), Wentz Road (a two-lane paved road to the west) and the two-lane paved I-10 Frontage Road to the northeast. (2) Existing Access and Right -of -Way This area of Marana has historically been used for agricultural uses; therefore, the infrastructure is not fully developed. The Northwest Marana Area Plan calls for arterial roads to have a 250 - foot right-of-way and collectors roads to have a 190 -foot right-of- way. Currently, none of the roads have been built to the full right- of-way. Marana Road, Wentz Road and Kirby Hughes are all 2 - lane, publicly maintained paved roads with existing continuous rights-of-way of 60 feet. Sanders Road and Hardin Road are dirt roads with a public continuous right-of-way of 60 feet. Sagebrush Road is a dirt road, and our survey does not show a dedicated public right-of-way east of Wentz Road. See TABLE 5: ROADWAY INVENTORY for information regarding adjacent roadways. Sanders Grove Specific Plan II -42 00 Marana, Arizona Development Capability Report Exhibit H.C.81.0): On -Site Traffic Circulation Legend © 1 mile radius Project Street THE "MKOPLANNING CENTER 110 S. CHLPRCH nvESUITE 070 TUCSON, AZ 85701 (kQ) F323•Bl15 nrq«e w ovi.2o GHe tl-6a4 [R.ryye 9-9.-04i mwrn« iyvro�eawF.sawaYroF+N�w 0 3000 Feet Sanders Grove Specific Plan II -43 00 Marana, Arizona Development Capability Report TABLE 5 ROADWAY INVENTORY Following is a description and ground photograph of each roadway. (a) Marana Road Marana Road is an east -west oriented roadway that exists along the south side of the site. It is classified as an arterial roadway on the Northwest Area Plan Transportation Network. It is a two-lane paved roadway with 11 -foot travel lanes and gravel shoulders. The road extends from Sandario Road on the east to Silverbell Road on the west, providing access to 1-10 through Sandario Road. Marana Road serves as a primary access to the rural communities and farms located west of Marana. Marana Road is operating at a level of service C adjacent to this property, which means it is in the range of stable flow. The Marana Interchange was shown to be operating at a level of service A, representing free flow, the best rating possible. Sanders Grove Specific Plan II -44 00 Marana, Arizona Future Future ROW ROW per Functional Existing proposed Number Speed Road Name Northwest Class ROW by this of Lanes Limit Marana Specific Area Plan Plan Sanders Road Not 60'Not (dirt Frontage Road to Arterial 250' 190' Applicable Available road) road) Marana (dirt road) (dirt road) Marana Road Arterial 60' 250' 250' 2 45 Wentz to I-10 Wentz Road Collector 60' 190' 60' 2 35 Hardin to Marana Kirby Hughes Collector 60' 190' 90' 2 35 Wentz to Sanders Hardin Road Not Not Not Luckett to 60' 90' 60' Applicable Available Classified Frontage Road (dirt road) (dirt road) Sagebrush Road Not Not Not To be Not Not Wentz to Sanders Classified Available Available abandoned A licable A licable I-10 Frontage Arterial 100' 100' 100' 2 55 Road Following is a description and ground photograph of each roadway. (a) Marana Road Marana Road is an east -west oriented roadway that exists along the south side of the site. It is classified as an arterial roadway on the Northwest Area Plan Transportation Network. It is a two-lane paved roadway with 11 -foot travel lanes and gravel shoulders. The road extends from Sandario Road on the east to Silverbell Road on the west, providing access to 1-10 through Sandario Road. Marana Road serves as a primary access to the rural communities and farms located west of Marana. Marana Road is operating at a level of service C adjacent to this property, which means it is in the range of stable flow. The Marana Interchange was shown to be operating at a level of service A, representing free flow, the best rating possible. Sanders Grove Specific Plan II -44 00 Marana, Arizona Photo 10: Looking east along the property boundary and Marana Road from the corner of Marana Road and Wentz Road. Development Capability Report (b) Wentz Road Wentz Road is a north -south oriented road on the west boundary of the property that is classified as a collector roadway. It is a two-lane paved road with a speed limit of 35 miles per hour. Wentz Road provides access to Hardin Road, Kirby Hughes Road, Sagebrush Road and Marana Road. Irrigation canals line both sides of the road. Photo 11: Looking south along the property boundary and Wentz Road from the corner of Hardin Road and Wentz Road. Sanders Grove Specific Plan II -45 00 Marana, Arizona Development Capability Report (c) Hardin Road Hardin Road is an east -west oriented road along the northern boundary of the property. It is a dirt road and currently unclassified. ADOT is currently working on an I-10 Corridor Study that shows a future interchange north of Hardin Road; however, this has not been included in the Marana Transportation Plan. Photo 12: Looking east along the property boundary and Hardin Road from the corner of Wentz Road and Hardin Road. (d) Sanders Road Sanders Road is a dirt road between Marana Road and Hardin Road with drainage channels on each side. Sanders Road is classified as an arterial road according to the Northwest Marana Area Plan. It extends from Hardin Road on the north to Avra Valley Road on the south. It is planned as a primary north -south route through Northwest Marana. Photo 13: Looking north along the property boundary and Sanders Road from the corner of Marana Road and Sanders Road. Sanders Grove Specific Plan 00 Marana, Arizona II -46 Development Capability Report (e) Sagebrush Road Sagebrush Road is a dirt road that bisects the southern third of the property. The Northwest Marana Area Plan and the Marana General Plan classify Sagebrush Road as a collector street from Luckett Road to Wentz Road. It is not classified on-site, and our survey does not show a dedicated public right-of-way. Photo 14: Looking east along Sagebrush Road from the center of the property. Sanders Grove Specific Plan II -47 00 Marana, Arizona Development Capability Report (3) Intersections The primary impact at existing intersections is expected to be at Sanders Road and Marana Road. A new loop road, serving as a collector within Sanders Grove, is proposed to connect to both Marana Road and Sanders Road, which will alleviate some of the impact on the other intersections surrounding the site. It is also expected that use of the Marana Road/1-10 interchange will increase as a result of this project. (4) Alternate Modes There are no sidewalks or designated bike routes along existing roadways surrounding the project. The public roadway standards for the Northwest Marana Area include sidewalks and paved, multi -use lanes on the arterial and major collector roadways. Local streets serving residential developments with densities higher than one home per acre also require curbs and sidewalks on both sides. As shown the map above, the project is in the Marana Service area of Pima County's Rural Transit System. The site is serviced by a transit stop along Marana Road. Within the Town of Marana and the surrounding communities, the service operates as a fixed - route community circulator. The fare is 75� to $1.00 per ride, and Sanders Grove Specific Plan II -48 00 Marana, Arizona MARANA 4 V W SERVICE AREA o TRICO M1MRAN[iRD. � ti _.GRIER RD. Q,LARNETT RD. N ' W H v MOORE RD [n EL TIRO TANGERINE RD. o Ri#ito o Rec. Cexter. /, � AVRA VALLEY RD. "a�. I: I o � w W Note: The van will normally use the 1-10 Frontage Roads unless weather or road e 4 o 0 conditions require use of the Freeway. _~_INA RD. .L ORANGE GROVE RD. As shown the map above, the project is in the Marana Service area of Pima County's Rural Transit System. The site is serviced by a transit stop along Marana Road. Within the Town of Marana and the surrounding communities, the service operates as a fixed - route community circulator. The fare is 75� to $1.00 per ride, and Sanders Grove Specific Plan II -48 00 Marana, Arizona Development Capability Report the service is provided several times a day in each direction. Route -deviations are available on a next -day reservation basis to serve elderly persons and persons with disabilities. (5) Current Traffic Volumes and Level of Service Level of service (LOS) is a qualitative description of how well a roadway operates under prevailing traffic conditions. A grading system of A through F, similar to academic grades, is utilized. LOS A is free-flowing traffic, whereas LOS F is forced flow and extreme congestion. LOS C is the performance standard for Northwest Marana roadways. The current average daily traffic volumes (ADT), roadway capacity and LOS of the surrounding roadways and major access arterials are provided in TABLE 6: CURRENT ROADWAY PERFORMANCE below'. TABLE 6 CURRENT ROADWAY PERFORMANCE Capacity Road Segment ADT Source/Yr @ LOS C Marana Rd. (Sanders to Wentz) Unavailable PAG/2003 N/A Marana Rd. (Wentz to Luckett) 2,200 PAG/2002 5,600 Sanders Rd. (Aura Valley to Moore) 2,800 PAG/2000 5,600 Sanders Rd. (Moore to Marana) Unavailable PAG/2003 N/A Wentz Rd. (Grier to Marana) 100 PAG/2002 5,600 Wentz Rd. (Marana to Hardin) Unavailable PAG/2003 N/A Hardin Rd. (Luckett to Wentz) Unavailable PAG/2003 N/A Hardin Rd. (Wentz to Sanders) 30 PAG/2002 5,600 Kirby Hughes Rd (Wentz to Sanders Unavailable Unavailable N/A Capacity and LOS adapted from Florida Department of Transportation Quality/Level of Service Handbook, 2002, Generalized Annual Average Daily Volumes for Areas Transitioning into Urbanized Areas Sanders Grove Specific Plan II -49 00 Marana, Arizona Development Capability Report (6) Roadway Improvements TABLE 7: PROPOSED IMPROVEMENTS lists the proposed roadway improvements that improve access to the area according to the Pima Association of Governments 2001-2025 Regional Transportation Plan and the Arizona Department of Transportation Current -Five Year Transportation Facilities Construction Program (2004-2008). In addition, there are miscellaneous off-site improvements that are required to be constructed by the various developers in the Northwest Marana area. This information is not compiled. Sanders Grove Specific Plan II -50 00 Marana, Arizona Development Capability Report TABLE 7 PROPOSED IMPROVEMENTS Sponsor Project Description Plan ADOT I-10: Marana TI to North County Line PAG Widen to 8 -lanes. 2025 MARANA I-10: Marana TI to Cortaro Road TI PAG Widen mainline and structures 2025 Sagebrush Road: Luckett Road to Wentz Road PAG Construct new roadway 2025 Tangerine Farms Loop Rd: Tangerine Rd. to Marana Road at Interstate -10 Frontage Road Marana Construct new 4 -lane roadway 2010 Sanders Road: Avra Valley Road to Moore Road Marana Widen to 4 lanes 2020 Marana Road: Sanders Road to Sandario Road Marana Widen to 4 lanes, TT, SCR bridge 2020 Moore Road (Luckett Road): Marana Road to Pinal County line Marana Widen to 4 lanes 2020 Marana Road: Sanders Road to Moore Road Marana Widen to 4 lanes 2030 Sanders Grove Specific Plan II -51 00 Marana, Arizona Development Capability Report (7) Existing Bicycle and Pedestrian Ways Adjacent to the Site There are no bicycle or pedestrian ways immediately adjacent to the project site. The nearest bicycle lane is provided along both the East and West I-10 Frontage Roads and is for experienced riders only. 9. Existing Infrastructure and Public Services a. Open Space, Recreation Facilities, Parks and Trails The proposed Santa Cruz River Linear Park is located just over 1 mile south/southwest of the project site, adjacent to the Santa Cruz River. The River Park is planned to encompass approximately 215 acres adjacent to the northern bank of the Santa Cruz. The linear park runs from Sanders Road to where N. Airline Road would cross the Santa Cruz if extended northward. The Ora Mae Ham District Park is located approximately 1.6 miles southeast of the project site. The Ora Mae Ham District Park, located on the northeast corner of Barnett Road and Lon Adams Road, is a 40 - acre public park adjacent to the Marana Town Hall and Marana Police station. According to Town of Marana Park, Trail and Open Space System Master Plan and Pima County Land Information Systems, there are three trails located within a two-mile radius of the project site. The CAP Canal trail and the Power Transmission Line trail are east of Interstate 10 which will require a vehicle for safe access to the trails. A description of these trails is provided below in TABLE 8: INVENTORY OF CANDIDATE TRAILS. See Exhibit K.C.9.a: Open Space, Recreational Facilities, Parks and Trails. Sanders Grove Specific Plan II -52 00 Marana, Arizona Development Capability Report TABLE 8: INVENTORY OF CANDIDATE TRAILS Source: Town of Marana Trail System and Pima County Land Information Systems Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail b. Existing Infrastructure and Public Service (1) Schools The project site is located within the Marana Unified School District. There are no schools located within a one -mile radius of the site; however, the following schools will serve the proposed development: a. Estes Elementary School, 13650 N. McDuff Rd. (approximately 1.5 miles southeast of the project area). b. Roadrunner Elementary School, 16651 W. Carmela c. Marana Middle School, 11279 W. Grier Rd. (approximately 1.7 miles southeast of the project area). d. Marana Plus Alternative Education High School, 11279 W. Grier Rd. (approximately 1.8 miles southeast of the project area). e. Marana High School, 1200 W. Emigh Rd. (approximately 6.5 miles south of the project area). According to Assistant Superintendent Scott Mundell, there is some capacity in both Estes Elementary and Roadrunner Elementary, but not enough to accommodate this project. See Exhibit II.C.9.b (1): Schools. Sanders Grove Specific Plan II -53 00 Marana, Arizona Trail Candidate Trail Utility Linear Map Wash Foot Horse Bike Trail Type R.O.W. Park Code CAP Canal 3 P X X X X Power Transmission 179 L X X X X Line Santa Cruz River (Anna 8 P X X X X X Trail) Source: Town of Marana Trail System and Pima County Land Information Systems Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail b. Existing Infrastructure and Public Service (1) Schools The project site is located within the Marana Unified School District. There are no schools located within a one -mile radius of the site; however, the following schools will serve the proposed development: a. Estes Elementary School, 13650 N. McDuff Rd. (approximately 1.5 miles southeast of the project area). b. Roadrunner Elementary School, 16651 W. Carmela c. Marana Middle School, 11279 W. Grier Rd. (approximately 1.7 miles southeast of the project area). d. Marana Plus Alternative Education High School, 11279 W. Grier Rd. (approximately 1.8 miles southeast of the project area). e. Marana High School, 1200 W. Emigh Rd. (approximately 6.5 miles south of the project area). According to Assistant Superintendent Scott Mundell, there is some capacity in both Estes Elementary and Roadrunner Elementary, but not enough to accommodate this project. See Exhibit II.C.9.b (1): Schools. Sanders Grove Specific Plan II -53 00 Marana, Arizona Development Capability Report Exhibit II.C.9.a: Open Space, Recreational Facilities, Parks & Trails r0 e� CAP Ca 1 Hardin Road Kirbv Hu hes Road A� e Project Site o� Marana Road R / *0 C Grier Road 3 i z - Barnett Ro d o mi an iver Pa w ,� eo d Legend Santa Cruz River Park Trails Project Site Bike Routes Streets Manana Town Limits Future Tangerine Farms Loop Paseo Sanders Grove Specific Plan II -54 00 Marana, Arizona THE PLANNING CENTER 110S CHURCH AVE- SUITE = ---- TUCSON, AZ 85701 [6 01623-6146 Project 0: DVI -20 Data 6.1.04 Filename: I:IPraj"te0)V I.201gie1gie.apAtraib_lay"t 0 3000 Feet Sanders Grove Specific Plan II -54 00 Marana, Arizona R 0 Roadrunner Development Capability Report Exhibit H.C.9.b (1): Schools J 451 1 1 Esta Ele—tery I Legend Schools Streets Project Site Marana Unified School District Marano MW 1. school Mara:a Rua Marana Hiah Schools ................... ................... T ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ---- ------------- n THE PLANNING CENTER T,JS1 Vl C�ON, A7 69701 araNN0 -.0 oat: aao. Mlamma: I:v:ulaetaDV�101gNsfarltclugl� lmM 0 8000 Feet Sanders Grove Specific Plan II -55 00 Marana, Arizona _ Tan rin R Road Marana Hiah Schools ................... ................... T ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ............................ ---- ------------- n THE PLANNING CENTER T,JS1 Vl C�ON, A7 69701 araNN0 -.0 oat: aao. Mlamma: I:v:ulaetaDV�101gNsfarltclugl� lmM 0 8000 Feet Sanders Grove Specific Plan II -55 00 Marana, Arizona Development Capability Report (2) Sewer Although sewer infrastructure extends along the southern boundary of the site, the regional sewer system does not currently have the capacity to serve this entire development. The developer will be required to install additional infrastructure, including a downstream conveyance system to convey flow to the Marana Wastewater Treatment Facility located approximately 2.1 miles west of the project site. This development will not occur until adequate capacity exists in the expansion of the Marana Wastewater Treatment Facility. In May 2004, a bond package went before voters in Pima County, and it included a proposal for the expansion of the Marana Wastewater Treatment Plant. The voters approved the bond package which will help finance the expansion of the existing facility by at least 1.0 million gallons per day. This will provide capacity for the anticipated growth in Northwest Marana, as well as provide effluent for reuse, recharge and/or environmental restoration. The Marana Wastewater Treatment Plant currently operates at approximately 150,000 gallons per day. See Exhibit II.C.9.b (2): Sewer. (3) Fire Services The subject property is not currently a part of any fire service district. Two adjacent parcels are located within Avra Valley Fire District; the I-10 Frontage Road, adjacent to the subject property's northern boundary, are located within Northwest Fire District. Northwest Fire District Station 36, located approximately 2,800 feet south of the project site at 13555 N. Sanders Rd., is the nearest fire station. Northwest Fire District has indicated that Station 36 is a temporary station location until the completion of their new firehouse near the Town of Marana Municipal Complex, which is approximately 1 mile south of the project site. The new station is currently under construction. See Exhibit 11.C.9.b (3): Fire Service. Sanders Grove Specific Plan II -56 00 Marana, Arizona Development Capability Report Exhibit ILC.9.1; (2): Sewer Legend ; THE Wastewater Network PLANNING Wastewater Manholes 00 CENTER Parcels project Site �- = TUCSO sz 857�yi£iSzp Qg-6146 /VStreets 0 MM Fest wol"tm ovs.m ®--oa., wntioa Marana Was tawatw Traaterrta nt Plant Sanders Grove Specific Plan II -57 00 Marana, Arizona Development Capability Report Exhibit II.C.9.b (3): Fire Service Legend,= THE In IMtarana Town Limits PLAN N I N G Fire Stations CENTER 110 S. Hl1HLH AVE., SMI E Project Site T C9CyAZ aF7n15znLrzaal± Fire Districts MI AVRA VALLEY NORTHWEST o W O, Wm ;MwA-d 3a-nsl "wwvwe I.Pivfvala�oVl �y4lyls+Pnn� OI.gMp 1�1pK 0 3000 Feet Sanders Grove Specific Plan II -58 00 Marana, Arizona Development Capability Report (4) Cortaro-Marana Irrigation District The project site is currently being farmed as a part of a larger agricultural operation. Irrigation water flows westerly on-site along the current roadways bisecting the property in open-air concrete -lined "V" ditch canals. The interior irrigation ditches are in use and currently under the control of the Cortaro-Marana Irrigation District (CMID). In order for the water to continue to pass through the property to serve those lands to the west and north, existing ditches will be placed underground, or otherwise addressed, per CMID requirements. The Master Developer will work with CMID to find the best solution in order to maintain adjacent agricultural use. See Exhibit II.C.8.c.(1): Existing Land Uses On -Site. (5) Water Two of the three wells on-site are currently being used for irrigation purposes; one is owned by CMID, and the other is owned by LDS Real Estate Division. The use of the third well is unknown. The nearest point of service is an 8" water main located along Wentz Road on the western boundary of the property. The Town of Marana Municipal Water System, which has an assured water supply from the Arizona Department of Water Resources, will provide water service to this project site upon connection to the distribution system. To service this site, a water service agreement with the Town of Marana will need to be executed per the Town of Marana Water Department response letter dated November 26, 2003, "The water will need to be interconnected with the 8" protected main on the west side of all four parcels at Wentz Road within the ingress/egress utility easement to the west side of parcel and should be a 12" main. The cost to connect to the 8" protected main is $2,500 per meter connection plus the cost of the meter installation and security deposit." It has not been determined if the development will require any on-site storage tanks. See Exhibit II.C.9.b (5): Water. Sanders Grove Specific Plan II -59 00 Marana, Arizona Development Capability Report Exhibit ILC.9.b (5): Water. Legend Wells Project Site Streets 0 TOWN OF MARANA Existing Water Line r � THE PLANNING CENTER TU CSON, AC 857!31 [5207 623 14U 0 1500 Feet Sanders Grove Specific Plan II -60 00 Marana, Arizona Development Capability Report (6) Private Utilities ■ Natural Gas Southwest Gas Corporation will provide natural gas service. There is an existing Southwest Gas line adjacent to Sagebrush Road within the property. A 10" diameter El Paso Natural Gas line is located on the east side of Hardin Road along the I-10 Frontage Road. ■ Communications Telephone service and line installation is available in this area through Qwest Communications. Comcast Cable has cable services in the area and will likely provide service to the property. ■ Power Electric services will be provided by Tucson Electric Power Company. (7) Transportation and Transit The primary transportation corridors that are proposed to serve this area include Marana Road (providing access to Interstate 10), Sanders Road, Kirby Hughes Road, and Wentz Road. For additional information on the transportation network, see Section II.C.8.h (1): On -Site Traffic Circulation above. Sanders Grove Specific Plan II -61 00 Marana, Arizona Development Capability Report (8) Non -Potable Water Use Within the Marana area, Cortaro-Marana Irrigation District (CMID) is the primary user of non -potable water for irrigating crops. Since 1978, the District has used an average of 2,750 acre- feet per year of treated non -potable water. A non- potable/groundwater blend has been distributed to most of the District's lands. All new developments in Northwest Marana are required by the Town of Marana Water Department to implement a non -potable water system. Non -potable water will be used for irrigation of landscaped open areas, recreation sites and public facilities. Connections must also be made available to individual residential lots; however, at this time, there are no meter requirements for these connections. The Pima County bond package passed by the Pima County voters in May 2004 proposes an expansion of the existing Marana Wastewater Treatment Plant, which would produce non -potable water for reuse, recharge and/or environmental restoration. Sanders Grove Specific Plan II -62 00 Marana, Arizona III. Development Plan Develovment Plan A. Purpose and Intent Sanders Grove encompasses approximately 845 acres in northwest Marana. The plan allows for a mix of residential and commercial densities while at the same time maintaining the Town of Marana's commitment to recreation and open space. This section contains a description of the goals, objectives and policies of the plan combined with various plan components, which will meet the Town's vision for development in Northwest Marana. These components provide the rationale for the Development & Design Guidelines found in Section IV. The Specific Plan establishes the location and intensity of land uses, the circulation pattern and overall character of the Sanders Grove development. The plan focuses on coordinating a mix of residential densities per acre, with commercial uses, while supporting recreational and open space uses with internal pedestrian capabilities providing linkages to regional open space. The Sanders Grove Specific Plan supports a variety of housing options, including a range of lot sizes and price ranges and a mix of single-family attached and detached homes. The Specific Plan is a method used to implement the Northwest Marana Area Plan at a more detailed site-specific level for a focused area. The Specific Plan clarifies the considerations for planning areas within the Plan and imposes regulations or controls on the use of such areas. The Specific Plan establishes the type, location, density and community character within the Plan area. The Plan contains the standards and guidance to ensure that development will occur in a controlled manner with infrastructure as planned. The boundaries of the Specific Plan are shown in Exhibit LILA: Specific Plan Boundaries. The project development plan is the result of thorough site analysis and research. As a result of this, the plan resolves, as much as possible, development -related issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. Sanders Grove Specific Plan III -1 00 Marana, Arizona Develovment Plan Exhibit III.A: Specific Plan Boundaries LE{3EF�] TFIE aLA NN I'NG fr ~ ti ENTER N�6TE `y � iiasarto�i,�'se`��ra3u IrE 7VTAL AMEME 49 +i- US ADES J dOB 1� Sanders Grove Specific Plan III -2 00 Marana, Arizona Develovment Plan B. Objectives of the Specific Plan The main objectives of the Specific Plan are to guide the development of the site and to provide direction for community design and management of open space. This Specific Plan is intended to implement policies of the Town of Marana General Plan with a unique vision that suits the specific needs of the site. Development criteria established in this plan will ensure quality design and marketability of this property while spearheading new concepts of subdivision design with recreational and open space. In recognizing the major development issues, the landowners' objectives and Town requirements, a set of development plan goals have been established as follows: 1. Implement the goals, objectives and policies of the Town of Marana General Plan; 2. Create a community that serves as a "gateway' to the Marana Town Core; 3. Establish a community character that offers residents an environment featuring housing opportunities mixed with recreation and open space and possible commercial uses; 4. Provide a blend of public and private park amenities, some with active recreation areas, that create community common areas for residents of Sanders Grove and the overall Marana community; 5. Design a community that provides a sense of place by providing pocket parks and other open space amenities close to residential areas and controlled by the local homeowners' association; 6. Provide infrastructure systems and public facilities to support development in an efficient and timely manner; 7. Develop a circulation system that is efficient for all modes of traffic including automobiles, bicycles and pedestrians; 8. Provide uniform development regulations for land use, circulation and open space; 9. Ensure coordinated, responsible planning through the use of cohesive procedures, development regulations, standards and guidelines; 10. Develop design guidelines that will provide for and encourage quality design of all structures; 11. Provide an annual monitoring plan report for the Sanders Grove Specific Plan to monitor project compliance with the plan; 12. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the property; 13. Provide a framework for the management and administration of this Sanders Grove Specific Plan; and Sanders Grove Specific Plan III -3 00 Marana, Arizona Develovment Plan 14. Form a homeowner's association with comprehensive CC&R's and design guidelines. C. Relationship to Adopted Process In accordance to the Town of Marana General Plan, the Sanders Grove Specific Plan is located in the Northwest (Area 1) Growth Area. This area has been targeted as a prime growth area in the next decade. The Specific Plan focuses on key features of the Northwest Marana Area Plan, such as providing residential and commercial uses in close proximity to the Town Center Area and designing the Sanders Grove community as an Urban Village. The Sanders Grove Specific Plan contains goals and policies that are in agreement with those outlined in the Town of Marana General Plan. D. Compatibility with Adjoining Development The Sanders Grove Specific Plan establishes a residential community that incorporates wide landscaped buffers and larger lot sizes adjacent to existing residences. By providing this transition from existing low-density land uses to the higher -density development proposed within the plan, the impact on Sanders Grove neighbors will be lessened. The project's circulation system has also been designed to minimize the effects of vehicular traffic on adjacent development. The primary and secondary access points into the community will be located on Marana Road and Sanders Road, thereby deemphasizing Wentz Road in its relationship to the project. Both public and private open space/recreation amenities located within the plan area will be accessible through the project's interior circulation system. E. Land Use Concept Plan The land use concept plan seeks to establish a neighborhood scale and unique identity for Sanders Grove, while at the same time integrating it into the larger community. The 845 -acre site will be broken down into 16 planning areas, which will primarily consist of residential uses. The lots along Wentz Road, within the Medium -Low Density Residential designation, will have a minimum 12,000 square foot lot size to buffer the neighbors to the west. Medium Density Residential, which consists of single- family detached homes, encompasses the majority of the site. Many of the Sanders Grove Specific Plan III -4 00 Marana, Arizona Develovment Plan lots will back onto the open space and recreation amenities provided in Sanders Grove. The southeast portion of the site has been designated for commercial use surrounded by Medium -High Density Residential, which may consist of attached and/or detached single-family residences. Open space/recreation provisions within Sanders Grove will meet or exceed the Town's standards, which require 185 square feet per single-family residence (140 square feet for town homes), 6 acres of open space per 1000 residents and monetary contributions, dedication of land, or improvements that equal at least $1000 per home for off-site recreation amenities. A system of internal open space linkages has been incorporated into the Sanders Grove Specific Plan. The placement of pocket parks and other open space amenities in close proximity to residential areas reinforces a sense of community. The pocket parks and other private open space areas will be maintained by the Sanders Grove Community Association. Private open space areas will be located throughout the development, including a large area extending from the northeast portion of the project site to its southern boundary. The community's public open space includes a neighborhood park, at least 20 acres in size that includes playing fields and other public amenities. It will be located along the I-10 Frontage Road at the northern boundary of the project site, to be dedicated to the Town of Marana. This open space/recreation area will help buffer the noise from I-10 that would otherwise affect residents of the development. A multi -use trail system will be included along Marana Road, Sanders Grove Drive and the linear open space area. This will provide access to the neighborhood park and the trail system outlined in the Trail System Master Plan (September 2000). The exact size, location and configuration for open space, including all parks, trails and recreation are subject to adjustment based on final site engineering, such as drainage and grading, and the incorporation of input from the various agencies that provide comments on the subdivision plat. The minimum area of such facilities shall meet or exceed the requirements set forth in Section III -L of this Specific Plan. Any such adjustments are subject to approval by the Planning Director. The Development Plan for Sanders Grove was developed in conformance with the Town of Marana General Plan. The Land Use Concept Plan is outlined in TABLE 9: SANDERS GROVE SPECIFIC PLAN LAND USE CONCEPT and illustrated in Exhibit 111.E.1: Land Use Concept Plan. Sanders Grove Specific Plan III -5 00 Marana, Arizona Develovment Plan TABLE 9 SANDERS GROVE SPECIFIC PLAN LAND USE CONCEPT AREA ACRES DESIGNATION Planning Area 1 18.5 C Planning Area 2 27.5 MDR Planning Area 3a & 3b 31.1 MHDR Planning Area 4 58.5 MDR Planning Area 5 39.0 MDR Planning Area 6 68.7 MDR Planning Area 7 61.0 MLDR Planning Area 8 49.8 MLDR Planning Area 9 56.3 MLDR Planning Area 10 57.1 MLDR Planning Area 11 65.0 MDR Planning Area 12 57.4 MDR Planning Area 13 89.8 MDR Planning Area 14 45.8 MDR Planning Area 15 49.4 MLDR Planning Area 16 70.2 MLDR Total Acres 845 Open Space Overlay Zone* 84.8 OS *Exact size, location and configuration of the parks, recreation and trail system improvements shall be defined in the block plat. However, the minimum area of such facilities shall at least equal or exceed those set forth in Section III -L of this Specific Plan. The district park design will be subject to a Parks Master Plan acceptable to the Town of Marana. Target Units: 2500 Sanders Grove Specific Plan III -6 00 Marana, Arizona Develovment Plan Exhibit HI.E.1: Land Use Concept Plan FiAH•_-CJ �{vLi 16 MLDR P 14, � 'FOR '[9 6LDR �I r 7 I:I ' 1hl f'ti 51 t , MDR { 9 rf 4 - � �jfry/f •I � raGk 'I r ML.PF Al•� '6 I I MDR A MDR 'MDR 'd I _ LE6ENb Mwaavn @7Ac7 O,'.'Rl V'?O :!'RAM[RGNL i iaPEC.FIC"LAN AREA B}UYCARY Flff/�.1 AU (f'dERI AYf�1h! - MEGILM-LOW OENS ,� Baa W' IIt1I.Y: I'UE — _ _ �PAKEL WUH1 7,' VE[mUu6Cb131t+' ■ + a ru, g rw9[7Pd76�1Si ]tk5k. i�GILM.kl61i7E7t5�Y . P'0n6Eo O-1.IRCH BI ES Mo- � oc•sraa.uocrT,ox. wacb,rrisu*,a, orn4+,d. icaenns +w *ati F-r,car�*�+n xru re rvr�oYT,e 0-1IICN- @k. M i4WICT-,EY Vfml}1rtk K'A6774LLF! LC4WWKI PLM N)CR1MORO-W-3-17R:q P „R O>RL#�C�Ilf4 TN7 ❑S:'T9Cr4WM.9L7,iR�TA54 :R 511l1�f 7C! SRIAF6 aFE,lNr44l.A[K�9/1 IDP#'T�r!.rl'WaW. 2 MDR • qA 1MDHR hrHQJR I _ 1 I I hiL=J li ,4 ` 5 i y f%4wl Sanders Grove Specific Plan 5K. Marana, Arizona EC a Di Di A"MftTHF— PLANNING ;ENTER T QP4 SSW' III -7 Develovment Plan F. Circulation As displayed on Exhibit III.F: Circulation Concept Plan, general circulation in the area includes access to Interstate 10 via Marana Road. Direct access to the project will be provided through access points along Sanders Road and Marana Road. Sanders Road will be extended to the I-10 Frontage Road, which provides additional access to the neighborhood park. The new Sanders Grove Drive will be a collector road providing access to the entire site. On the concept plan, Sanders Grove Drive intersects with Marana Road to the south and curves towards Sanders Road to the east, meeting Sanders Road south of the Sagebrush Road alignment. Local roads extending from Sanders Grove Drive provide access to the northern planning areas and recreation area. Kirby Hughes Road will remain in place connecting Wentz Road to Sanders Road. A 20 foot landscaped buffer will be constructed outside of the right-of-way along both sides of this road. Kirby Hughes Road is the only access point onto Wentz Road from the interior of the project site. Hardin Road will be improved along the northern boundary of the project site. It will be a 2 lane asphalt road with 14 foot travel lanes. No improvements to Wentz Road are planned and Sagebrush Road within the project site will be abandoned. Internal circulation of the project site consists of local streets branching off Sanders Grove Drive and Kirby Hughes Road. The internal streets will be public. The proposed circulation concept differs from the Town of Marana's Major Routes Rights -of -Way plan. Prior to the submittal of the Preliminary Block Plat or the first Preliminary Plat the Major Streets and Routes Plan will be amended to reflect the changes to the circulation system proposed by the Sanders Grove Specific Plan. A third party transportation planner will be hired to update the Town's Major Routes plan. All on-site roadway improvements are the responsibility of the Master Developer. With regard to off-site improvements, the Developer shall submit a Traffic Impact Analysis (TIA) for the project concurrently with the submittal of the first Block or Preliminary Plan, to be reviewed by the Town. The timing and scope of construction of off-site road improvements (including the construction of traffic signals) to be provided by the Developer will be determined by the Town based on the findings of the TIA. The minimum roadway cross-sections of main entrance roads, as well as minimum roadway cross-sections of the local streets are discussed in the Development and Design Guidelines section of this Specific Plan. Slope and utility easements for internal roadways may extend beyond the minimum right- of-way. Sanders Grove Specific Plan III -8 00 Marana, Arizona KWBYHUGHE Develovment Plan Exhibit III.F. Circulation Concept Plan LEGEND OTE: NOTE- EXACTAND OF PARKS, EXACTATIO LOCATION, • • • • TRAILS RECREATION, AND TRAIL SYSTEM IMPROVEMEAIT"SHALL BE I TEM IMPRO EM DEFINED ON THE BLOCK RAT. HOWEVER, THE MIN IMLM AREAOF - - - - SPECIFIC PLAN AREA DOUNENRY SLCH FACILITIES SHALL AT LEAST EQUAL OR EXCEED THOSE SET FCRTH IN SECTION III-LOF THIS SPECIFIC PLAN.THE DISTRICTPARK LTJ INFRASTRIICTIIRE DESID141111-LBE SDBJECTTOA PARKS MASTERPLAN ACCEPTABLE TOTHETOWNOFMAR NA. Sanders Grove Specific Plan 00 Marana, Arizona THE PLANNING CENTER 110 TUCSON- A2 b9N1 fYL0162M146 6146 7 600' 1200' III -9 Develovment Plan G. Grading Concept The entire site is an agricultural field; therefore, mass grading will occur. Prior to site disturbance, additional geological studies will be done in order to meet necessary standards. However, the site may require water retention. The fill from these basins will be used to raise land in the southwest corner of the site above the FEMA flood limit. H. Water Resources In Sanders Grove, the proposed development will not have any impact upon existing site drainage patterns. Full on-site retention, or other methods acceptable to the Town of Marana, is provided through the incorporation of multipurpose facilities. These facilities will serve as stormwater retention features, as well as recreation amenities in the form of play fields and/or open space areas. I. Post Development Hydrology Offsite storm water will be collected along the south and east property boundaries within open space areas and conveyed through the site to the northwest property corner. This storm water will be detained as necessary and then dispersed along the downstream project boundary to return flow to a pre - development condition. The design of the drainage system for on-site and off- site storm water will be addressed in the master drainage plan. The design for this system will provide for mitigation of off-site impacts along the upstream and downstream project boundaries. This project will provide on-site retention in accordance with Town of Marana policy. Stormwater flows will be detained down to existing predevelopment conditions. It is anticipated that retention will be provided within a series of on- site retention basins. These will be designed to retain 100% of the on-site generated stormwater during a 100 -year storm event. All building pads will be designed to be a minimum of 1 foot above adjacent 100 -year flood elevations. On-site generated stormwater will be conveyed to the on-site retention/detention areas via the interior street network by a series of storm drains, scuppers, curb openings, etc., which will be designed during the subdivision platting process. On-site stormwater conveyance will adhere to current Town of Marana development standards and applicable basin management plans. The project will require a master drainage plan during the platting process. f', n Sanders Grove Specific Plan III -10 V Marana, Arizona Develovment Plan J. Environmental Resources The Sanders Grove Specific Plan is designed as a residential community integrated with both public and private recreation and open space areas. Due to its previous use as an agricultural field, the site has been completely graded. There are no significant environmental resources on the property. A Phase I environmental report was completed by Engineering and Environmental Consultants, Inc. (EEC) in August 2003. No hazardous material was found on- site. K. Landscape Concept The overall goal of landscaping in Sanders Grove is to develop a landscape character that strengthens the residents' perception of the Northwest Marana area as a gateway to the Marana Town Center. A soft transition between urban development and adjacent rural areas is achieved through the provision of perimeter buffers, which may incorporate open space and multi -use trails. The buffers will be designed in an attractive manner using informal groupings of shrubs and trees or, where appropriate, by planting trees in an orchard grid arrangement. Another objective of the Sanders Grove landscape design is to enhance the pedestrian character and climate of the community by introducing the concept of landscaped pedestrian linkages and gathering places. Landscaped trails within the right-of-ways of arterial and collector roads will facilitate access to parks throughout the site. The landscape concept includes the utilization of a combination of both drought - resistant plants ("xeriscape " plants) and lush vegetated areas throughout Sanders Grove. Landscape themes are used to create both a shady and green appearance to counter hot and and conditions of the community's summer climate. Such themes will be incorporated into design of open space and recreation areas, as well as streetscapes, plazas, pedestrian nodes and transit centers. In addition, trees may be planted in an orchard grid arrangement in several locations throughout Sanders Grove as an enhanced landscaped buffer. L. Open Space, Recreation, Parks and Trails Concept The Sanders Grove Specific Plan supports the objectives of the Town of Marana Open Space, Recreation and Trails System Master Plan by increasing linkages to the surrounding area and by providing residents of Sanders Grove, as well as the general public, significant recreation opportunities and open spaces. Sanders f', n Sanders Grove Specific Plan III -11 V Marana, Arizona Develovment Plan Grove will require the following minimum open space standards, which meet Town of Marana guidelines: ■ 185 square feet per dwelling unit for improved parks on-site (140 square feet for town homes); ■ 6 acres of open space per 1000 residents; and ■ Improvements, dedication of land and/or monetary contributions equaling $1000 per dwelling unit for regional and off-site parks. There will be multiple "pocket" parks located throughout Sanders Grove. Each of these parks will include a variety of amenities, such as landscaping, benches and linkage opportunities. These parks will be located within the individual subdivisions. Access to the pocket parks will be provided via sidewalks and neighborhood trails. A large neighborhood park will be constructed adjacent to the I-10 Frontage Road and Sanders Road. The minimum size of the neighborhood park is 20 acres and it will provide active and passive recreation opportunities, including picnic areas, ramadas, grills, soccer/football fields, baseball/softball fields and basketball courts. This park will be dedicated to the Town of Marana. The park will be accessible by car from Sanders Road and the I-10 Frontage Road. Pedestrian and bicycle access will be provided via the community and neighborhood trails located throughout Sanders Grove. The design of the park will be subject to a Parks Master Plan acceptable to the Town of Marana. Linear open space connects the neighborhood park in the northeast corner of the property to Marana Road on the south. Within this open space, there is a multi- use path from which the neighborhood trails will branch off. These trails will be privately owned and maintained. Community trails are proposed within the right-of-way of Sanders Grove Drive and possibly Marana Road, depending upon which side of the right-of-way contains the 100 -foot buffer. As this area of Marana continues to develop, these trails will provide open space continuity throughout Northwest Marana and the regional trail system. The Sanders Grove Community Association will be established to provide long-term maintenance of privately owned recreation facilities, trails and other common areas. The exact size, location and configuration of all parks, recreation and trail system improvements shall be defined in the block plat. The minimum area of such facilities shall at least equal or exceed the requirements stated above. See Exhibit 1111: Open Space Concept Plan. f', n Sanders Grove Specific Plan III -12 V Marana, Arizona Development Plan Exhibit IILL: Open Space Concept Plan K"Y flucma RaOD d.r= , ,arP THE ( 151a.K {Y.71TXZ IF i ■ TML., 501aFT}Jlir�k IIlL11lwTY9i�. ) W _ vmF�LrxoFc Prig TPas... srrTFu crcnn,svFxTga wa mn r .IiYi] lYl Y �FIPWe6T pL 1F/FE r.�d..� FEWER I� :R'FV41E SEX 8PJ47E P**...�wj*:�R, Mh7'@+6�'. 1+11 W Y �tiCFU+ I I {�YFT7 LAY �QSE FCIREi V�+114T A.L�ITTf�lti4s 1146 {M.4pGM MS.. 44rR.7a6 i �. i•SKGIMPVtl FitiliT TFL•}^iP Prr FpffN N B:CFYOXM -2tu— Mi LLTS I -Mi 5RIkIW FURMFt 0w OMN N9Cil BC:L#QIPr .+F1 r.Sw r -e .yrr-1 BrFIGC aaeALJrRD E PMFKreP:PWWA. S-MACTMA T EF PA0.IGF —PARML BaWPJ r FHP95 4 MLR PLM OCE VrL+ M no MMMMMM U�aiuPLFi PF}Ja.F � Ok In Sanders Grove Specific Plan III -13 UNIffif Marana, Arizona Develovment Plan M. Cultural Resources No areas of significance were found during a partial survey of the property conducted in 1983. Because the entire project site has not been surveyed, prior to any on-site disturbance, a field survey over the entire site will be conducted. In addition, any recommended testing and mitigation measures will be completed before site disturbance. In the event that significant archeological objects, any human remains, or funerary objects are uncovered during construction work, all work will be stopped in the area of the discovery and the Director of the Arizona State Museum will be immediately notified of the discovery in accordance with AKS 41-865. Action must then be taken to prevent further disturbance of such remains. The Director of the Arizona State Museum will have ten working days to respond to any request to proceed with ground -disturbing activities. If any artifacts are found, the Master Developer will work with the Arizona State Museum to incorporate them into the development, if possible. N. Viewsheds The project site is relatively flat with no significant topographical features. This allows neighbors to see directly onto the site and far distances. Immediate adjacent viewsheds currently experienced by surrounding properties, may be impacted by proposed development, especially for the neighbors along Wentz Road. However, neighbors along Wentz Road will still enjoy the distant views of the surrounding mountain ranges. The areas of the project with the highest visibility from adjacent off-site locations are located on the perimeter of the site, specifically the portion of the site adjacent to the I-10 Frontage Road and Wentz Road. Landscaped buffers established along the perimeter of the property and along major arterials within the rights-of-way help to mitigate the impact of the project on the neighboring properties. O. Infrastructure, Public Services and Utilities This section describes the type of infrastructure, public services and utilities that the development requires. The phasing of the implementation of these services is discussed in Section V.F: Phasing. All infrastructure will be constructed in accordance to the build out schedule. 1. Sewers In response to a request for information regarding availability of sewer service for the project site, Pima County Wastewater Management Department (PCWMD) has provided the following information: Sanders Grove Specific Plan III -14 00 Marana, Arizona Develovment Plan The first component of a regional sewer system has been installed along Marana Road at the southern boundary of the project site. An additional component of the regional system is planned to be located along the northern property boundary. The Master Developer will participate in constructing a trunk sewer along Hardin Road to Luckett Road and on to the Marana Wastewater Treatment Facility at such time as is feasible to provide sewer service to the project. Because Marana Wastewater Treatment Facility's current capacity is limited, the additional capacity required to serve this proposed development would not be available until improvements are made to the facility, which is located 1/z mile north of Marana Road and one mile west of Luckett Road. Plans for expansion of this facility are currently underway. A sewer master plan will be required during the platting stage. 2. Schools There are no schools located within a one -mile radius of the site. The following schools within the Marana Unified School District are expected to serve the proposed development until new schools become available: Estes Elementary School, Roadrunner Elementary School, Marana Middle School, Marana Plus Alternative Education High School and Marana High School. It is anticipated that this project will generate a maximum of 2500 dwelling units at build -out. Using formulas from the Marana Unified School District, this project could generate approximately 2500 school - aged children. K-6: .5 x 2500 units =1250 school -aged children 7-12: .5 x 2500 units =1250 school -aged children On-site development will impact school capacity. The Master Developer has agreed to a $1,200 per dwelling unit voluntary school fee. Additionally, the Master Developer has agreed to reserve a 15 -acre school site within the project area 5 years from adoption of this Specific Plan. A credit for the voluntary school fee will be given to the Master Developer for any school site that is dedicated. The actual site of the school will be determined through agreement with the Marana Unified School District. To the greatest extent possible, the school will be located near neighborhood parks. Sanders Grove Specific Plan III -15 00 Marana, Arizona Develovment Plan 3. Fire/Emergency Vehicle Service The subject property is not currently a part of any fire service district. Northwest Fire District Station 36, located approximately 2,800 feet south of the project site at 13555 N. Sanders Rd., is the nearest fire station. Northwest Fire District has indicated that Station 36 is a temporary station location until the completion of their new firehouse adjacent to the Town of Marana Municipal Complex, approximately one mile to the southeast of the project site. The station is currently under construction. Prior to a certificate of occupancy being issued for any dwelling unit, the owner shall have completed or shall provide evidence to the Town's satisfaction that he has made a diligent effort to complete the process of having the property annexed into a fire district or otherwise provide for fire protection service, as accepted by the Town of Marana. 4. Water Service The Town of Marana Municipal Water System is anticipated to provide water service to this project site. A letter from the Marana Utilities Director, dated November 26, 2003, indicates that the Marana Water System has an assured water supply from the Arizona Department of Water Resources. A water master plan will be required during development. Two new water systems would need to be designed to serve this property. The first is a domestic or potable water system that requires a pumping station and a water storage tank adequately sized to meet all fire and daily use demands. In his letter, the Marana Utilities Director indicates that water for the project site "will need to be interconnected with the 8" protected main on the west side of all four parcels at Wentz Road within the ingress/egress utility easement to the west side of parcel and should be a 12" main." The second system is a non -potable water system to be used for irrigation purposes within landscaped open areas, recreation sites and public facilities. Connections to individual residential lots may also be installed, although there are no meter requirements for these connections. CMID has the surface water rights to be used for this type of system. A properly sized basin will be required on-site to serve the irrigation system. Coordination for the irrigation system will be handled through the Town of Marana Water Department. Sanders Grove Specific Plan III -16 00 Marana, Arizona Develovment Plan Exhibit HLOA Water Department Letter HARMN N.- -N-N.-4. j T=kWr-4or FAARANh WATER DEPARTMENT November 26, 2000 `Fed Herman '111e 1'lannin� Centel' 11} OUrtr ChLUV .h Strew -Suilp t260 Tuc 4�ri, r3,rirOH2 83701 Kv- Liwmhom 5P .uric FIV POT loll MCYCs s4 Trice d&araiu Ruod apd lvntz Road Dear die llexntan. 'lie rowan sit V.�rbim Munimpal Water Sysr.croi is willing io provide water scrvicc 11) INS specific aUrml uki&r the follnwft colidhtions. A Nvuter service agrermemt needs to be execute. The caster will need in bo interc,snnrctrd with the $"{prntectc4d main nra the wcst side of ,1# four parcels ai )VL•ni7. Voss tiuithin rhe utility Vt�WnJMJJ 1+? IbL� %ACsr 3i JA? elFllarc°e:l :tn�i hcassl,i be .1 1 ?`" main rhe -cn-t tai ronnM to die 8 protected majil ,,; �1, r1f1 per untie t..{rnmcuon plus the o1slafthe nneter imiMlulitm and sm:rjriry kpodi. 711t� Tumi cal hlaram i Nfilhlcipal Warr S} -,tem has a drsignatirrn -J Assured Waler Supply from the Arizona N -paid tart o7'Water Mourceri. This leant is effective fov elle year I'vour its date_ ifvou havem)y yueatim:: whattn&.,er, nlew;e jgive+Ylf�+� c,ill �:a�recCy, ,r C_ Bred Despa is Cltitdtje; 9irec[or ,r *� Sanders Grove Specific Plan III -17 Marana, Arizona Develovment Plan 5. Private Utilities ■ Natural Gas Southwest Gas Corporation will provide natural gas service. There is an existing Southwest Gas line adjacent to Sagebrush Road within the property and an El Paso Natural Gas line on the east side of Hardin Road along the I-10 Frontage Road, which will require special design consideration when improvements are made to Hardin. ■ Communications Telephone service and line installation is available in this area through Qwest Communications. Comcast Cable will provide cable services and installation to the property. ■ Power Electric services will be provided by Tucson Electric Power Company. 6. Cortaro-Marana Irrigation District Irrigation water flows westerly on-site along the current roadways bisecting the property in open-air concrete -lined "V" ditch canals. The interior irrigation ditches are in use and currently under the control of CMID. In order for the water to continue to pass through the property to serve those lands to the west and north, all existing ditches will be piped underground or will be addressed by other agreement with CMID. Any improvements made to the existing irrigation canals will be the result of the Master Developer working closely with CMID to ensure all parties' needs are met and that all improvements comply with CMID standards. Sanders Grove Specific Plan III -18 00 Marana, Arizona IV. Development & Design Guidelines Develovment & DesiQn Guidelines A. Purpose and Intent These regulations serve as the primary mechanism for implementation of the Sanders Grove Specific Plan. The Sanders Grove Specific Plan Development & Design Guidelines establish the intensity and character of the development by prescribing site-specific development standards and design guidelines 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. The purpose of these guidelines is to encourage creativity and a high level of design quality. It is an information source for site development, landscape architecture and architectural and signage features that create the community image of Sanders Grove. Community design principles that citizens of the Town of Marana have said they wish to see in the character of future development are represented within these regulations. The guidelines expand on the goals, objectives and policies outlined in the Northwest Marana Area Plan and intend to foster development that enhance the physical image, identity and value of the community. In order to reinforce a sense of community identity, to avoid a feeling of bland uniformity and to reflect the agricultural heritage of the Town of Marana, the guidelines outlined in this section of the plan should be incorporated into all Sanders Grove development. These guidelines provide criteria for builders, planners, architects, landscape architects and civil engineers under the direction of the developer. They provide a basis for evaluating and directing the planning and design within the project area and within the context of Northwest Marana. B. General Provisions 1. Applicability of Town of Marana Land Development Code The Development and Design Guidelines, including the Residential Design Criteria herein are intended to create a superior project, and meet or exceed the requirements for modification to the Residential Design Requirements outlined in Section 08.06 of the Marana Land Development Code. Therefore, this Specific Plan supersedes all requirements of Section 08.06 of the Land Development Code in its entirety unless other wise noted. Otherwise, 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. Sanders Grove Specific Plan IV -1 00 Marana, Arizona Develovment & DesiQn Guidelines 2. Building Code All construction within the Specific Plan area shall comply with the currently adopted versions of the International Building Code, the plumbing code, the International Mechanical Code, the National Electric Code, the Town of Marana Outdoor Lighting Code, the Spa/Pool Code, the International Residential Code and the fire code as applicable for the specific project at time of development. 3. Additional Uses Whenever a use has not been specifically listed as being a permitted use in a particular zone classification within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is: (1) consistent with the intent of the zone, and (2) compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Board of Adjustment. C. Design Review Process A Design Review Committee (DRC) shall be formed by the Master Developer to review development proposals within Sanders Grove. This review procedure will ensure that the high standards defined in this document are maintained. These guidelines are conceptual in nature, providing flexibility to the Design Review Committee to make changes in the overall interest of the Sanders Grove community. 1. Design Review Committee The DRC will review development plans for conformance with the Sanders Grove Specific Plan before any building begins. The DRC will refine these guidelines, establish review procedures and administer the design review process for Sanders Grove. This Design Review process includes review for compliance with the both the Design Criteria outlined herein as well as additional Design Guidelines set forth by the Master Developer. (The role of the Design Review Committee is further defined in Section V: Implementation & Administration). 2. Design Review Procedures Establishment of review procedures will be based on the following guidelines and apply only to the Master Developer and Design Review Sanders Grove Specific Plan IV -2 00 Marana, Arizona Develovment & DesiQn Guidelines Committee and are independent of Town of Marana project review procedures: 1. Require a pre -design meeting with the builder, owner and/or architect to offer direction in preparing preliminary plans. 2. Review of preliminary plan submittal to determine general conformance with these guidelines. 3. Review fees (if any) may be established by the DRC. 4. Following preliminary approval, a review of the final submittal which should contain information detailed enough to allow the DRC to determine compliance with these guidelines. 5. The DRC reserves the right to inspect all work in progress and give notice of non-compliance. 6. The right of final approval for all completed construction to assure consistency with these guidelines. D. Land Use Concept The Land Use Concept for Sanders Grove relies on a unique approach to residential development that: minimizes the impacts of development through enhanced site planning and design; allows residential property to be developed in a vibrant and sustainable manner; establishes a safe, effective and attractive pedestrian -friendly environment that provides connectivity throughout the community and to adjacent areas; establishes architectural themes that reflect the heritage of the area; and reinforces community identity throughout Sanders Grove. Sanders Grove has been designed as a residential/commercial village, as described in the Northwest Marana Area Plan. The community design incorporates residences, recreational facilities, parks, schools and commercial services in a pedestrian -friendly environment. Commercial uses will be located at the southeast corner of the project site, surrounded by medium-high density housing options. Residential intensities gradually decrease toward the northwest. The entire community, including open space areas, will be accessible by various modes of transportation. Sanders Grove will be a gateway into the Marana Town Center. By utilizing guidelines such as southwest -inspired architectural themes, unique road and perimeter landscape themes and medium -density housing at major street intersections, Sanders Grove will have its own community identity while building on the themes of the Town Center. Sanders Grove Specific Plan IV -3 00 Marana, Arizona Develovment & DesiQn Guidelines The Sanders Grove Specific Plan proposes the following land use categories: Medium -Low Density Residential, Medium Density Residential, Medium -High Density Residential, Commercial and an Open Space Overlay Zone. The residential densities are located so as to provide a smooth transition between the Sanders Grove community and neighboring land uses (i.e. large residential lots and agricultural lands). All lots within Sanders Grove abutting Wentz Road will have larger minimum lot size requirements. Higher -density residential land uses will be concentrated around the southeast corner of the site and the open space amenities of Sanders Grove, away from existing residential development. The maximum overall density will not exceed 2500 dwelling units. The concept plan for Sanders Grove identifies approximately 18.5 acres of the project area at the corner of Marana Road and Sanders Road as being appropriate for possible commercial land uses. This portion of the site will provide opportunities for neighborhood -level commercial, retail and office establishments to support the needs of Sanders Grove residents, as well as the needs of residents in nearby existing and future developments. Medium High Density Residential development is a conditional use within the Commercial designation. E. Development Guidelines 1. Medium -Low Density Residential: a. Permitted Uses ■ Single Family Residential Detached ■ Parks and Recreation Facilities ■ Public Education Facilities ■ Churches/Houses of Worship b. Accessory Uses ■ Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial hobby shops, children's playhouses, etc. ■ Swimming pools, spas and related structures ■ Home occupations ■ Guest House c. Conditional Uses ■ Childcare Facilities ■ Private Education Facilities ■ Group Homes Sanders Grove Specific Plan IV -4 00 Marana, Arizona Develovment & DesiQn Guidelines d. Prohibited Uses ■ Commercial Uses ■ Industrial Uses e. Development Standards ■ Minimum Lot Area: 6,000 square feet () () ■ Minimum Lot Width: None ■ Minimum Lot Depth: 90 feet ■ Minimum Lot Setbacks: ? Front To living area, side -entry garage, & front porch: 10 feet To front facing garage: 20 feet*** minimum ? Side: 5 feet minimum, 15 feet aggregate To side entry garage: 0 feet ? Street Side: 10 feet minimum ? Rear: 15 feet, except patio structures that are enclosed on three sides may be setback 10 feet from rear property line. ? Maximum Building Height: 30 feet ? Minimum Building Separation: 6 feet between primary and secondary buildings; 15 feet between homes on adjacent lots. * All lots abutting Wentz Rd. have a minimum required lot size of 12,000 square feet and homes are restricted to single story. ** No more than 20% of the MLDR area may include lots less than 7,000 square feet. ***See additional design criteria for garages in Section IV.E.4.a.(2). Sanders Grove Specific Plan IV -5 00 Marana, Arizona Develovment & DesiQn Guidelines 2. Medium Density Residential: a. Permitted Uses ■ Single Family Residential Detached ■ Parks and Recreation Facilities ■ Public Education Facilities ■ Churches/Houses of Worship b. Accessory Uses ■ Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial hobby shops, children's playhouses, etc. ■ Swimming pools, spas and related structures ■ Home occupations ■ Guest House c. Conditional Uses ■ Childcare Facilities ■ Private Education Facilities ■ Group Homes d. Prohibited Uses ■ Commercial Uses ■ Industrial Uses e. Development Standards ■ Minimum Lot Area: 4,500 square feet () ■ Minimum Lot Width: None ■ Minimum Lot Depth: 75 feet ■ Minimum Lot Setbacks: ? Front To living area, side entry garage, & front porch: 10 feet To front facing garage: 20 feet** minimum ? Side: 5 feet minimum, 10 feet aggregate To side entry garage: 0 feet ? Street Side: 10 feet minimum ? Rear: 15 feet, except patio structures that are enclosed on three sides may be setback 10 feet from rear property line. ? Maximum Building Height: 30 feet ? Minimum Building Separation: 6 feet between primary and secondary buildings; 15 feet between homes on adjacent lots. * No more than 35% of the MDR area may include lots less than 6,000 square feet. ** See additional design criteria for garages in Section IV.E.4.a.(2). Sanders Grove Specific Plan IV -6 WAVAP 00 Marana, Arizona Develovment & DesiQn Guidelines 3. Medium -High -Density Residential: Planning Areas 3a and 3b a. Permitted Uses ■ Single -Family Residential (Attached or Detached)* ■ Parks and Recreation Facilities ■ Public Education Facilities ■ Churches/Houses of Worship b. Accessory Uses ■ Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial hobby shops, children's playhouses, etc. ■ Swimming pools, spas and related structures ■ Home occupations c. Conditional Uses ■ Childcare Facilities ■ Private Education Facilities ■ Group Homes d. Prohibited Uses ■ Commercial Uses ■ Industrial Uses e. Development Standards Attached Dwelling Units ■ Minimum Area per Dwelling Unit: 3,500 square feet ■ Minimum Lot Width: None ■ Minimum Lot Depth: None ■ Minimum Site Setbacks**: ? Front: To living area, side -entry garage, & front porch: 10 feet To front -facing garage: 20 feet*** minimum ? Street: 10 feet minimum ? Side: 5 feet To side entry garage: 0 feet ? Rear: 10 feet, except patio structures that are unenclosed on 3 sides may be set back 5 feet ? Minimum setback for second story elements: 15 feet (25 feet for front -facing garage) ■ Maximum Building Height: 30 feet ■ Minimum Building Separation: 6 feet between primary and accessory buildings Sanders Grove Specific Plan IV -7 00 Marana, Arizona Develovment & DesiQn Guidelines ■ Minimum of 50 square feet of private open space per dwelling unit which can include: Patios Balconies Porches Decks Others deemed similar by the Planning Director Detached Dwelling Units ■ See Medium Density Residential. * No single-family detached homes are allowed on 3,500 square foot lots or below within the Medium High Density Residential land use category. ** Where single-family attached residential developments abut single-family detached developments, the following separation standards shall apply: ■ A minimum 30 -foot rear setback to be provided for the attached homes when an attached rear yard is adjacent to a detached rear yard or ■ A local collector street with minimum 25 -foot front setbacks for each development. *** See additional design criteria for garages in Section IV.E.4.a.(2). Sanders Grove Specific Plan IV -8 00 Marana, Arizona Develovment & DesiQn Guidelines 4. Residential Design Criteria A key element of the Sanders Gove Specific Plan is a set of Community Design Standards, which create a mechanism to control the site design and the architectural design elements of the community, while fostering creative design solutions. The design standards are crafted to address several areas of design that have the most impact on the aesthetic of the community with the intent of creating more variety and less monotonous community. Specifically, guidelines intend to reduce garage dominance and monotony, create more variety and non -repetitive roofscapes throughout the community; and create harmonious streetscapes and tree lined streets with shaded pedestrian corridors. The design guidelines also encourage architectural elements that foster and promote forward living architecture including front porches, living areas that are designed forward of the garage, as well as reduced and varied second story elements. Two of the most important sub -sections address integrating garages and front porches into the architecture of the single family home. Garages are a major visual design element and their location and orientation must be given careful consideration when developing residential products and crafting neighborhoods. One of the goals at Sanders Grove is to reduce the impact of the garage on the neighborhood and streetscape by creating uniquely landscaped streets and through utilizing the criteria that follow in both of the sections of garages. The criteria are designed to alter the locations, orientations, and design features of the garage. All the criteria have been drafted to mitigate the visual impact of the garage and its elements. Front porches have played an important role in Arizona architecture since the time of the first settlers for two primary reasons—environmental and social. The porches provide much needed shade from the Arizona heat both for those utilizing the porch itself and for the people within the home. The shade provided often helps to cool the entire home, a benefit that is increasingly important as society is moving toward "green" and "sustainable" buildings. The environmental aspect of providing shade, that in turn saves energy, is important at Sanders Grove. The second primary benefit is social. The front porch acts as a gathering place for families, friends and neighbors. Porches help to create forward living architecture aiding in the development of neighborhood crafting. The porches allow multi- generational gatherings and communication both in verbal and physical forms with friends, family, and neighbors from the comfort of ones own yard. The definition of porch at Sanders Grove can be found in Appendix B: Definitions. Sanders Grove Specific Plan IV -9 00 Marana, Arizona Develovment & DesiQn Guidelines There are two types of Community Design Standards for Sanders Grove. The first are standards that will be enforced by the Town of Marana at the time of platting or issuance of building permit. While the Sanders Grove Design Review Committee ("DRC") will review all site and architectural designs for compliance to all the Sanders Grove Design Standards, the enforcement of these standards will be handled by the Town of Marana either through the Planning Department or the Public Works Department depending on the standard being enforced. The second set of standards will be reviewed and enforced by the Sanders Grove Design Review Committee ("DRC"). Note that there is overlap by the DRC in almost all categories. This overlap will help to insure compliance because the DRC will first review all design components prior to submittal to the Town of Marana. The DRC will issue an approval and compliance letter regarding applicable Sanders Grove Community Design Standards for all site plans and architectural plans prior to submittal to the Town of Marana. a. Town of Marana Enforced Standards (1) Site Planning a. The street sections for Sanders Grove will include one of two options: 1) A 54' ROW, with a total of a 28' width of pavement, a 2' rolled curb on both sides of the pavement edge and a landscaped buffer of six (6) feet from back of curb to sidewalk, with a 5' sidewalk on both sides of the street; or (2) the current local street section for the Town of Marana, a 46' ROW, which consists of up to 32' of pavement, a 2' rolled curb and a 5' sidewalk at back of curb on both sides of the street. Within the first option the landscape buffer area will be maintained by a H.O.A. Approval by the Fire Department will be needed for any proposed use of the 54' cross-section. b. Landscape Buffers. Landscape tracts/buffers shall be provided along all arterial and collector roadways. A minimum of twenty (20) foot wide landscape tract shall be provided adjacent to or within the ROW of collector and arterial roadways. (2) Garages a. No garage will extend forward of a home's livable area or covered front porch by more than ten feet (10'). b. Within subdivisions with lots that are at least typically seventy rLM Sanders Grove Specific Plan IV -10 00 Marana, Arizona Develovment & DesiQn Guidelines (70) feet or wider, at least one elevation per floor plan will be designed with a standard side entry garage and/or a rear -yard oriented garage. c. For lots that are 50 feet wide or less, no home shall have more than the standard two -car garage, unless the garage dominance of the additional garage bay(s) is significantly minimized, such as using a tandem garage design or side - entry garage design. d. At least one elevation per parcel will have the livable area of the home forward of the garage. e. The visual impact of garages shall be further minimized with these design guidelines: ? Garage door colors and reflectivity shall be similar to the adjoining walls. ? Garage doors shall be recessed a minimum of four (4) inches. ? Fascias over garage doors shall be a minimum of twelve (12) inches. ? Flat roofed homes (or any area of a flat roof) shall have parapets to add massing above the garage doors. f. Stagger front yard garage setbacks. Front -loaded garages will vary in setback from twenty (20) feet to twenty-three (23) feet measured from back of sidewalk. No more than two (2) consecutive garages will be setback at the minimum twenty (20) feet. Twenty-five percent (25%) of garages within the community shall be set back twenty-three (23) feet from back of sidewalk, or must be side -loaded, recessed, or a combination thereof. g. The minimum setback for front porches, side -entry garages and livable areas, which project in front of the garage, shall be ten (10) feet. h. A maximum of thirty (30) percent of the single-family home elevations can have a garage forward of the covered front porch and/or livable area of the home. See Exhibit IV.E.4.a.(2).h: Illustrative Streetscape Exhibit Sanders Grove Specific Plan IV -11 00 Marana, Arizona L I Develovment & DesiQn Guidelines (3) Roof Design a. Residential dwelling units and necessary buildings/structures will have no roof -mounted mechanical equipment, including evaporative coolers. All such equipment must be ground - mounted. b. Elevations should incorporate varied roof lines wherein elements of the dwelling display different heights, of where the roof design changes planes or direction. (4) Front Porches a. Twenty-five (25) percent of all elevations shall have front porches or covered terraces that are a minimum of 50 square feet configured to conform to the design and style of the home. b. For lots that are fifty-five (55) feet wide or less, front porches and balconies of fifty (50) square feet or more shall be provided on forty (40) percent of the floor plans. c. Elevations with covered terraces and covered front porches designed forward of the garage may be set back ten (10) feet from back of sidewalk. Porches that are set back less than fifteen (15) feet from the sidewalk must incorporate a raised element, such as a raised porch or porch with a wrap around planter or seating wall to give vertical scale to the porch and home. d. Porch columns as well as patio cover columns must be finished in stucco, stone, masonry, wood or an accent material that is compatible with the materials of the home. The minimum outside dimension of said columns must be eight (8) inches by eight (8) inches. Sanders Grove Specific Plan IV -12 00 Marana, Arizona Develovment & DesiQn Guidelines (5) Streetscapes and Entrances a. Street Tree Program - a minimum twenty-four (24) inch box "theme" tree must be planted one per lot on local streets and every 30' on center for collector streets. b. Primary neighborhood entries shall have a minimum six (6) foot wide median. The entries shall also contain a minimum of two (2) 36" box theme trees in addition to the theme trees that are required within the 6' planting zone between back of curb and front of sidewalk in order to create a strong entry statement. (6) Exterior Lighting a. All exterior building lighting will be consistent with a southwest desert theme and meet or exceed the Marana Outdoor Lighting Code requirements in place at the time of development. b. Energy conserving lamps are encouraged. c. Spotlights and floodlights are prohibited except for those activated by a motion detector. d. All wall, soffit or pathway lighting shall be shielded in a downward direction. e. Intense or concentrated lights on buildings, walls and other architectural features, or unshielded flood lights on landscape elements are unacceptable. b. Design Review Committee Enforced Design Standards (1) Garages a. Each residence must incorporate a garage for at least two automobiles. Storage of all vehicles, including recreational vehicles, and boats must be within a garage. All garages must be fully enclosed and fitted with a garage door with a related automatic door opener, with the exception of an optional third garage. All garage interiors are to receive drywall, tape and paint finish. b. No garage will extend forward of a home's livable area or covered front porch by more than ten feet (10'). Sanders Grove Specific Plan IV -13 00 Marana, Arizona Develovment & DesiQn Guidelines c. Within subdivisions with lots that are at least typically seventy (70) feet or wider, at least one elevation per floor plan will be designed with a standard side entry garage and/or a rear -yard oriented garage. d. For lots that are 50 -foot wide or less, no home shall have more than the standard two -car garage, unless the garage dominance of the additional garage bay(s) is significantly minimized, such as using a tandem garage design or side - entry garage design. e. Development of architectural plans with side -loaded, mid - yard and rear -yard oriented garages is encouraged in order to reduce the visual impact of the garages on the streetscape. f. At least one elevation per parcel will have the livable area of the home forward of the garage. g. The visual impact of garages shall be further minimized with these design guidelines: ? Garage door colors and reflectivity shall be similar to the adjoining walls. ? Garage doors shall be recessed a minimum of four (4) inches. ? Fascias over garage doors shall be a minimum of twelve (12) inches. ? Flat roofed homes (or any area of a flat roof) shall have parapets to add massing above the garage doors. h. Stagger front yard garage setbacks. Front -loaded garages will vary in setback from twenty (20) feet to twenty-three (23) feet measured from back of sidewalk. No more than three (3) consecutive garages will be setback at the minimum twenty (20) feet. Twenty-five percent (25%) of garages within the community shall be setback twenty-three (23) feet from back of sidewalk, or must be side -loaded, recessed, or a combination thereof. i. The minimum setback for front porches, side -entry garages and livable areas, which project in front of the garage, shall be ten (10) feet. Sanders Grove Specific Plan IV -14 00 Marana, Arizona Develovment & DesiQn Guidelines (2) Roof Design a. A variety of home roofing colors, shapes and/or textures will be offered. A variation of ridgelines and designs will be provided. Roof articulation may be achieved by changes in roof plane or by utilizing different roof forms such as gables, hip, dormers and other creative roof forms in conjunction with one another. Concrete tile shall be utilized for most of the sloped roofs, with other durable materials on others. All roofing shall be of durable, long-lasting materials and approved by the DRC. b. Unique and harmonious roof colors will be matched to each home color scheme. c. Residential dwelling units and necessary buildings/structures will have no roof -mounted mechanical equipment, including evaporative coolers. All such equipment must be ground - mounted. d. In order to reduce the impact of two-story homes, designs will limit the second story portion of the home, provide second story plane changes, provide multiple roof changes, and/or other effective means. No more than the equivalent of eighty-five (85) percent of the first story total square foot area, excluding the garage, can be used on the second story. This will eliminate the "stacked box' or "box on box' multi -story homes that create monotonous roofscapes and street scenes. (3) Front Porches a. Twenty-five (25) percent of all elevations shall have front porches or covered terraces that are a minimum of 50 square feet configured to conform to the design and style of the home. b. Elevations with covered terraces and covered front porches designed forward of the garage may be set back ten (10) feet from back of sidewalk. Porches that are set back less than fifteen (15) feet from the sidewalk must incorporate a raised element, such as a raised porch or porch with a wrap around planter or seating wall to give vertical scale to the porch and home. Sanders Grove Specific Plan IV -15 00 Marana, Arizona Develovment & DesiQn Guidelines c. Porch columns as well as patio cover columns must be finished in stucco, stone, masonry, wood or an accent material that is compatible with the materials of the home. The minimum outside dimension of said columns must be eight (8) inches by eight (8) inches. d. For lots that are fifty-five (55) feet wide or less, front porches and balconies of fifty (50) square feet or more shall be provided on forty (40) percent of the floor plans. (4) Site Planning a. A minimum of two access points per subdivision are required, unless an alternative is approved by the Town of Marana. b. When designing more conventional neighborhoods in conjunction with the other Design Standard requirements contained within this document, provide a mix of cul-de-sac designs (where cul-de-sacs are provided), including eyebrows, short courts, cul-de-sacs with open space ends, and landscaped circles and a curvilinear street system. A curvilinear street system is one that utilizes curved streets to follow the natural lay of the land or to break the monotony of a conventional straight street system. When creating neighborhoods utilizing Traditional Neighborhood Design (TND), the development pattern should be inviting to pedestrians and help define the character of the traditional neighborhood. The streets may, and should, be more axial and straighter; the street pattern should create clear visibility down the street, terminating in parks, open space vistas, or iconic architecture. TND Streets should not exceed one thousand (1,000) feet in length between speed control points. Speed control points include intersection at which the given street terminates, stop signs warranted in accordance with the Manual on Uniform Traffic Control Devices, or traffic calming devices, as approved by the Town. c. The street sections for Sanders Grove will include one of two options: 1) A 54' ROW, with a total of a 28' width of pavement, a 2' rolled curb on both sides of the pavement edge and a Sanders Grove Specific Plan IV -16 00 Marana, Arizona Develovment & DesiQn Guidelines landscaped buffer of six (6) feet from back of curb to sidewalk, with a 5' sidewalk on both sides of the street; or (2) the current local street section for the Town of Marana, a 46' ROW, which consists of up to 32' of pavement, a 2' rolled curb and a 5' sidewalk at back of curb on both sides of the street. Within the first option the landscape buffer area will be maintained by a H.O.A. d. At least twenty (25) percent of front yards that are fifteen (15) feet or less from the sidewalk must incorporate a raised element, such as a raised porch or a porch with a wrap around planter or seating wall. These architectural elements will give vertical scale to the porch as well as the home and streetscape. e. Enhanced Subdivision Entries. The main entrances into subdivisions at Sanders Grove shall be designed to create a sense of arrival. This will be accomplished with the use of the following techniques: monument signs, increased landscaping, gates, water features, sculptures, masonry walls, lighting or a number of other creative ways. Entry monumentation will be installed by the builder/developer and will create a sense of high quality residential and commercial development. f. Landscape Buffers. Landscape tracts/buffers are provided along all arterial and collector roadways. A minimum of twenty (20) foot wide landscape tract shall be provided adjacent to or within the ROW of collector and arterial roadways. g. Open space corridors shall be designed and constructed at the end of cul-de-sacs where appropriate to create path and trail connections and allow for open view corridors. h. Enhanced Perimeter Wall Design and Thematic Elements. The perimeter wall design and thematic elements at Sanders Grove will consist of various materials that may include but will not be limited to: slump block, smooth and split -face block, and stone elements. The materials will be combined to create a harmonious aesthetic. The theme will consist of color, sign, wall and landscape elements that are in harmony with one rLM Sanders Grove Specific Plan IV -17 00 Marana, Arizona Develovment & DesiQn Guidelines another. The development team will develop a unique and cohesive theme for the project and all walls, signs, gang mailboxes and other thematic elements. (5) Architecture The residential product for Sanders Grove will include a diverse mix of builders and housing types, tied together with a uniform theme. A cohesive architectural theme will be created that defines the Sanders Grove style, while still providing diverse product offerings for the family buyer. The builders at Sanders Grove will incorporate architectural elements that help to create a diverse and aesthetically pleasing street scene. Projecting architectural features that create vertical and horizontal articulation should be utilized in product design. Four-sided or 360 -degree architecture is also required at Sanders Grove. Product elevations and floor plans will be presented to the Town of Marana Planning and Development Department for review and approval prior to issuance of building permits. The following standards will be followed when developing the product for the Project: a. The developer/homebuilder will not allow two homes with the same front elevation and color schemes to be located on adjacent lots. One elevation shall not be repeated more than each third house. Please note that adding or deleting shutters or similar type minimal changes will not suffice as one of the required distinct elevations. b. There will not be any more than three consecutive homes with the same rear home elevation for homes backing on any collector or arterial roadway. c. Emphasis (covered front porches, bay windows, etc.) will be placed on the front elevations of homes. d. Emphasis will be placed on all elevations facing roadways and open space areas. Window pop -outs and/or similar architectural embellishments will be provided on all front, rear and side elevations. e. A minimum of three (3) home floor plans, each with two (2) distinct elevations, will be offered within each lot size category. For parcels that are one hundred (100) units or rLM Sanders Grove Specific Plan IV -18 00 Marana, Arizona Develovment & DesiQn Guidelines greater, four (4) home floor plans, each with two (2) distinct elevations each shall be developed. f. A minimum of three (3) color schemes will be offered within each lot size category. g. No multi -story homes shall be located immediately adjacent to Wentz Road. h. The maximum building height, for single-family residential homes shall be thirty (30) feet, measured from the peak of roof to the finished floor elevation. i. Provide significant architectural features, such as covered front entries, large covered front porches, bay windows, and/or dormers as standard features. j. Place additional emphasis on all windows by providing a variety of window shapes, sizes, and arrangements and/or using bay windows on elevations facing streets and open space areas. k. All windows shall be recessed a minimum of 2" from the exterior plane or have architectural treatments that create shade, shadow, and depth. (6) Color Each home shall have up to three (3) colors from the same color family. The base, trim and accent colors shall have a Light Reflectance Value (LRV) of fifty (50) or below. It is important that each neighborhood blend into the natural environment. To achieve diversity and still blend with the environment, each neighborhood shall have a minimum of three - color families to be utilized throughout the neighborhood to minimize a monochromatic color scheme. All color palettes must be approved by the Design Review Committee. (7) Landscape The landscape in the front yard of a homesite, front porches and the position of the garage are major components that determine the overall aesthetics of a community. Varied setbacks and recessed garages are discussed in the above sections of the Community Design Standards. Sanders Grove Specific Plan IV -19 00 Marana, Arizona Develovment & DesiQn Guidelines The Front Yard Design Criteria acts as a guide to help create a unified overall aesthetics while allowing for creative and varied designs using the same and similar palettes. The criteria are as follows: a. Side yard walls to be set back at least twelve (12) feet from front of homes to add depth to landscape. b. A street tree theme for each parcel with one twenty-four (24) inch box theme tree per lot, located within the five (5) foot planting zone between back of curb and sidewalk. c. Each front yard shall have a minimum of two additional trees, one to match the theme tree. d. Encourage use of front yard courtyard patios and walls, maximum three (3) to five (5) feet tall. e. Encourage planter cut outs between separated garage doors to mitigate impact of over -sized driveways. f. Encourage each front yard to have a minimum of five medium height foundation shrubs along house and side yard walls to soften vertical scale, provided it meets the drainage and soils requirements for the project. g. Require foundation shrubs variety to blend across property lines with pre-existing residence. h. Front yard grades to have gentle contouring. i. Allow functional turf areas in front yards with connectivity along walks or driveways. j. River rock or small ornamental rock of unique color or texture is prohibited. k. Encourage use of desert accent plants such as barrel cactus, saguaro, ocotillo or cholla. Alternates may include desert spoon, yucca, hesperaloe or agave. 1. Allow ornamental plants only along entries and courtyards. m. Require automatic underground drip irrigation system with all equipment concealed along side yards. n. Side yard landscape densities to match front yard. Sanders Grove Specific Plan IV -20 00 Marana, Arizona Develovment & DesiQn Guidelines o. Model home complexes need to demonstrate the potential for a lush desert landscape. A maximum of 50% of the models can have turf in the front yard. p. Low walls in the front yard are allowed if not encouraged to create character. The wall may have not height greater than three (3) feet and must match the architectural character, materials, and colors of the home. q. All new residences shall be provided with front yard landscaping and an automatic irrigation system. Drought tolerant landscape materials should be used as much as possible. (8) Streetscapes and Entrances a. Street Tree Program - a minimum twenty-four (24) inch box "theme" tree must be planted one per lot on local streets and every 30' on center for collector streets. b. Primary neighborhood entries shall have a minimum six (6) foot wide median. The entries shall also contain a minimum of two (2) 36" box theme trees in addition to the theme trees that are required within the 6' planting zone between back of curb and front of sidewalk in order to create a strong entry statement. c. A unique and cohesive theme for the community shall be demonstrated through the projects Streetscapes, perimeter walls, signage, and landscaping designs. d. A minimum ten (10) foot wide landscape tract shall be provided between every residential neighborhood and any adjacent arterial or collector right-of-way. e. The main entrances into a subdivision shall be designed to create a sense of arrival. Monument signage, increased vegetation and larger plant sizes are required to enhance subdivision entrances. Additional enhancements shall include a creative combination of the following features: lighting, landscaped medians, water features, sculptures, brick walls, boulders, or stone features. Sanders Grove Specific Plan IV -21 00 Marana, Arizona Develovment & DesiQn Guidelines (9) Walls and Fencing a. Perimeter walls and walls adjacent to roadways must be decorative and constructed of split -face block, scored block, or similar materials. View fencing along collector and arterial roadways may be suggested under appropriate circumstances. Prominent walls also must include staggers, breaks, and/or columns for vertical and horizontal relief. Stone veneers may be required to accentuate the walls. Vegetative material will be used to soften and punctuate the appearance of walls and reduce the likelihood of graffiti. b. Front yard return walls shall be constructed of block that is similar to the sidewall material. c. Return wall shall be integral color, painted or stained to match the home's color palette or in the color scheme of the main theme wall for the project d. The maximum wall height shall be six (6) feet in height unless specifically approved by the Design Review Committee Sanders Grove Specific Plan IV -22 00 Marana, Arizona Develovment & DesiQn Guidelines 5. Commercial: Planning Area 1 The commercial area in Sanders Village will be designed similarly to the Residential/Commercial Village Core designations seen in the Marana Town Core. This will ensure connectivity between the Marana Town Core and Sanders Grove. This area will be developed in such a way as to promote neighborhood identity and a place where residents can participate in community activities. a. Permitted Uses ■ Apparel stores ■ Appliance stores ■ Bakery ■ Banks and financial institutions ■ Barber and beauty shops ■ Bicycle shops ■ Blueprinting or photocopying ■ Book and stationery store ■ Childcare institutions ■ Churches/Houses of Worship ■ Furniture stores ■ General offices: real estate, data processing, executive suites, photographic services, travel agents, research services, administrative offices, etc. ■ Hardware stores ■ Laundromat and dry cleaning services ■ Medical and dental offices, including laboratories and clinics ■ Parks and Recreation Facilities ■ Professional offices: law, architectural, engineering, planning, business management, consulting, travel agency, financial services, etc. ■ Public Facilities ■ Restaurants (excluding drive-thrus) ■ Supermarkets ■ Tailor shop ■ Veterinary clinics b. Conditional Uses ■ Automobile service stations ■ Convenience stores ■ Drive-through facilities for banks, financial institutions, restaurants and other similar uses ■ Medium -High Density Residential Sanders Grove Specific Plan IV -23 00 Marana, Arizona Develovment & DesiQn Guidelines c. Prohibited Uses ■ No single user over 60,000 square feet ■ Automobile paint, body, brake and tire shops ■ Car washes ■ Contractors' yards ■ Heavy equipment sales or lease ■ Manufacturing ■ Storage uses d. Development Standards Non-residential ■ Minimum Lot Setbacks: ? Front: 30 feet ? Side: 20 feet ? Rear: 20 feet ■ Building Setback Reduction: Building setback requirements may be reduced 15% when any of the following conditions are met: ? Landscape requirements are increased by 50%. ? Parking is located in the rear of building(s). ? Customer and pedestrian sitting areas are provided. ■ Maximum Building Height: 30 feet ■ Maximum Lot Coverage: 35 percent ? Parking: As required by the Town of Marana Development Code. Residential ■ See Medium High Density Residential. Sanders Grove Specific Plan IV -24 00 Marana, Arizona Develovment & Design Guidelines 6. Commercial Design Criteria While the Sanders Grove Design Review Committee ("DRC') will review all commercial designs for compliance to all the Sanders Grove Design Guidelines, the enforcement of these standards will be handled by the Town of Marana either through the Planning Department or the Public Works Department depending on the standard being enforced. a. Site Orientation 1. Buildings are to be sited to minimize the impact of parking areas. 2. Place and orient buildings to maximize visibility from local arterials. b. Architecture 1. Architectural styles for commercial development shall be in keeping with the southwest theme of Sanders Grove. Territorial, Pueblo, Spanish Colonial and Spanish Mission are all acceptable architectural styles for commercial development within this specific plan. 2. Plazas, courtyards and other outdoor gathering spaces should be incorporated into the design of all commercial developments. 3. Buildings shall be designed with a variety of heights to create visual interest and minimize monotony along the street frontage. 4. Define building entrances through the use of building recesses, projections, colonnades, space frames or other appropriate architectural features. 5. Utilize window panels, reveals, recesses, projections and other decorative elements such as molding and arches to segment an otherwise massive, unarticulated exterior wall surface. 6. Integrate building material, texture, color and patterns into the overall architectural design concept to enhance visual interest. c. Roofs & Mechanical Screens 1. Roof top mechanical equipment must be below the top of the parapet or screened to be invisible from the ground. d. Entries 1. Primary entries should be positioned so they are immediately identifiable from the interior driveways and parking areas. 2. Secondary entrances shall be conveniently accessible from parking and delivery areas that serve the buildings. e. Storage 1. Materials, supplies and equipment shall be stored inside a building or behind a visual barrier screen such that they are not visible from Sanders Grove Specific Plan IV -25 00 Marana, Arizona Develovment & DesiQn Guidelines streets and adjacent properties. Visual barriers can be dense landscape screen or a combination of wall with landscape materials. f. Off -Street Loading & Service Areas 1. All loading/service areas shall be accommodated on-site. On -street loading is prohibited. 2. Loading, service and delivery areas shall be located on the side or rear of a building and sufficiently screened so that they are not visible from adjacent uses. 3. Service areas shall be screened with a 5 -foot wall and landscape materials. g. Refuse Enclosures 1. All refuse containers shall be enclosed by a minimum 5 -foot high wall of a matching color and constructed of material similar or complementary to the adjacent buildings. 2. Enclosure walls shall be constructed of or painted with graffiti - resistant materials. Sanders Grove Specific Plan IV -26 00 Marana, Arizona Develovment & DesiQn Guidelines 7. Circulation The circulation for Sanders Grove is designed to provide a safe and efficient movement of people. The main access points to the project are located along Sanders Road and Marana Road. Intersecting with Sanders Road to the east and Marana Road to the south is the proposed Sanders Grove Drive, which is classified as a collector, providing access throughout the site. Sanders Road will be improved and extended to the I-10 Frontage Road. Improvements, including a minimum 20 -foot landscaped buffer along the southern edge of Hardin Road, are planned. Kirby Hughes Road will remain in place— connecting Wentz Road to Sanders Road. There will also be a 20 -foot landscaped buffer is planned along both sides of the right-of-way. Pedestrian friendly movement throughout the site is a main goal of the circulation concept and is accomplished with a trail along Sanders Grove Drive and possibly along Marana Road. The pedestrian trails provide access to the proposed district park adjacent to I-10 and Sanders Road. The trails will be accessible from local streets and are designed with sidewalks and bicycle access. All areas of the project site are accessible by automobile, bicycles and pedestrians. a. Minimum Roadway Development Standards All collector and arterial roads related to the Sanders Grove development shall be built to current Town Standards. All interior roads will meet or exceed the standards set forth in Town of Marana's Subdivision Street Manual, adopted in April 2004. b. Drainage Interior collector roads and the perimeter roads will implement a storm drain system the time of roadway improvements where applicable, as required. c. I-10 Impact Reduction Because the project is adjacent to I-10, appropriate buffers are needed to reduce its impact. It is planned to put the public neighborhood park adjacent to I-10, buffering the residential development from the noise and visual impact of I-10. Vegetation within the park may include an arrangement of trees in an orchard -type grid. d. Functional Class Proposed streets within Sanders Grove are a mixture of collector and local subdivision streets. The new Sanders Grove Drive is the spine road providing access to the entire site. It will be designed as a Sanders Grove Specific Plan IV -27 00 Marana, Arizona Develovment & DesiQn Guidelines collector road with a 90' right-of-way and provide internal access to local streets within the Specific Plan and external access to Marana Road and Sanders Road. A 62' residential collector road will branch off of Sanders Grove Drive. This road will provide access to the northern parcels and terminate at the public park. Other internal streets will be classified as local streets, which provide access to individual residences. Local streets are designed to handle 1000 average trips per day. Two cross-sections will be available for the local road—the typical 46 -foot cross-section shown in the Town of Marana Subdivision Street Standards (April 2004) and a 54 -foot right- of-way. The preferred 54 -foot R.O.W. has 28' of pavement, 2' rolled curbs on both sides, a 6' landscaped buffer from back of curb to sidewalk, and a 5' sidewalk on both sides of the street. The landscaped buffer will be maintained by the homeowners association. Approval by the Fire Department will be needed for any proposed use of the 54' cross-section. Marana Road and Sanders Road are classified as arterial roadways according to the Northwest Marana Area Plan. The Sanders Grove Specific Plan is proposing a 250' right of way for Marana Road and a 190' right-of-way for Sanders Road. Both rights-of-way include multi- use lanes, sidewalks and landscape buffers to promote alternative forms of transportation. The landscape buffers within the rights-of- way will be used for retention/detention facilities. Kirby Hughes Road and Wentz Road are classified as collector roads according to the Northwest Marana Area Plan. A 20 -foot landscaped buffer is planned for both sides of the right-of-way along Kirby Hughes Road. It provides the only access to Wentz Road from the project site. Kirby Hughes will have a 90' right-of-way. No improvements for Wentz Road are planned and it will retain its 60' right-of-way. Traffic calming techniques such as varying street widths, curvilinear streets and a mixed use of paving materials will be utilized in Sanders Grove, subject to approval by the Town of Marana. e. Cul -de -Sacs Refer to the Town of Marana Subdivision Street Standards, April 2004, regarding the length and turnaround required for cul-de-sacs. (yam Sanders Grove Specific Plan IV -28 00 Marana, Arizona Develovment & DesiQn Guidelines 8. Streetscape a. A minimum 20 -foot landscaped buffer shall be provided along arterial and collector roads. b. Use of cul-de-sacs and curvilinear patterns shall be used to avoid unrelieved, linear streets. c. Medians shall be landscaped. d. Open space relief is encouraged at the end of cul-de-sacs. e. Landscaped, curb -separated sidewalks should be used along all local residential streets to enhance community identity and encourage pedestrian activity. f. Use of front porches or front -facing terraces is encouraged, as they promote neighborhood interaction and provide a people -oriented streetscape. g. Low open -type fencing, or landscape barriers, should be used in areas where vehicular or pedestrian access is discouraged. 9. Landscaping a. Minimum site area devoted to landscaping shall be 10 percent, not including buffer or setback requirements. b. Informal groups of shade trees shall be planted next to structures within recreation and open space common areas, school bus and transit stops, near mailbox areas and along multi -use trails. c. A minimum tree size of 15 gallons shall be required for street and parking lot trees. Along spine roads, 20% of the trees shall be 24 gallons in size or greater. Shrubs must be a minimum 5 gallons. d. Trees that produce large canopies and provide shade are especially encouraged. e. Landscaping should be used to provide thematic and visual continuity at major arterial street intersections, with tree plantings located in a manner to provide accent, consistency and definition to the street intersection. f. A non -potable water irrigation system shall be used throughout Sanders Grove to irrigate open space areas, bufferyards, streetscape, community gathering spaces and recreation areas. g. Non -potable water connections may be provided to individual residential lots for landscape irrigation. h. Landscaping in perimeter bufferyards shall include indigenous plants, wildflowers and scattered groupings of trees and understory. In some areas, the use of orchard trees in a grid pattern may be appropriate for use as a buffer. (yam Sanders Grove Specific Plan IV -29 00 Marana, Arizona Develovment & DesiQn Guidelines i. All orchard areas shall consist of a single species of trees (as permitted in Plant Palette found in Appendix D) and shall contain a minimum of 20 trees that are 15 -gallon size or larger. f All planter areas within parking lots shall be provided with trees at the rate of not less than one tree per four parking stalls. Diamond-shaped planter islands are acceptable in parking areas for commercial and recreational uses. k. New development adjacent to agricultural or rural residential uses will provide a minimum 20 -foot landscaped, open space buffer. 1. Long, unbroken expanses of high, solid walls or fencing are prohibited. m. A master landscape plan shall be submitted with every new development project within Sanders Grove. n. Landscape lighting should be low level and recessed to shield the source of the light. Shrubs must be used to conceal landscape lighting fixtures. (Refer to Appendix D Plant Palette for approved and prohibited plant lists.) 10. Recreation and Open Space The open space and recreation amenities proposed within the Sanders Grove Specific Plan give this project its unique identity. Park sites and large open spaces are situated throughout the entire project site, thereby making both active and passive recreation amenities readily available to residents of Sanders Grove and the greater northwest Marana community. The Specific Plan proposes a large neighborhood park along the I-10 Frontage Road. This park will be dedicated to the Town of Marana and it will be a minimum of 20 acres with a service area of approximately 1 mile. The park will provide both active and passive recreation opportunities to the residents of the Sanders Grove community and the surrounding areas. It will include multi -use fields, baseball/softball fields, playground equipment, picnic areas and grassy areas to be enjoyed by the public. Pocket parks are planned for the individual subdivisions. The size of these parks will vary as they are based on the number of residences within the subdivision. These parks are meant to provide residents with a common open space in the individual subdivision. They will be privately owned and maintained by the Sanders Grove Community Association. A large linear open space area extends from the neighborhood park to Marana Road. The width of the open space will vary throughout its length, but it will have a minimum width of 30 feet. Attractive landscaping will be present throughout this area, providing residents with an aesthetically pleasing open space amenity. This area will be owned and maintained by the Sanders Grove Specific Plan IV -30 00 Marana, Arizona Develovment & DesiQn Guidelines Community Association for the use by all residents within the Sanders Grove development. A community trail system will be established throughout Sanders Grove. It is a two-tier trail system (community trails and neighborhood trails) that incorporates pedestrian and multi -use paths to provide connectivity to the proposed neighborhood park, the pocket parks, the linear open space and the individual subdivisions. The community public trails, to be dedicated to the Town of Marana, are planned to be constructed along Sanders Grove Drive, within the linear open space extending from Marana Road to the neighborhood park and possibly Marana Road. These trails create a spine trail system that the neighborhood trails feed into and ultimately provide access to the entire site. Multi -use paths will be constructed within the right-of-ways. Access to the community trails will be provided from the neighborhood trails and the local streets within Sanders Grove. The neighborhood trails are smaller, more community oriented trails providing the critical link between the subdivisions and community trails within the Sanders Grove area. These trails are meant to be used by the residents of Sanders Grove, whereas, the community trails are for the public. Access to the neighborhood trails will be within the individual subdivisions and along the community trails. The neighborhood trail may or may not have multi -use trail. Sanders Grove will comply with the Town of Marana open space standards by dedicating: ■ 6 acres/1000 residents ■ 185 square feet of on-site recreation space/single-family residence ■ 140 square feet of on-site recreation space/town home ■ Improvements, dedication of land and/or monetary contributions equaling $1000 per dwelling unit for regional and off-site parks. At a minimum the parks and trails must include: a. Neighborhood Park (Minimum 20 acres) 1. Infrastructure (Water, electricity, sewer, telephone) 2. Restroom facilities 3. Shade structures 4. Linkages to nearby trails or other pedestrian pathways Sanders Grove Specific Plan IV -31 00 Marana, Arizona Develovment & DesiQn Guidelines 5. Perimeter Path 6. Landscaping & irrigation 7. Vegetation outlined in Appendix D: Plant Palette will be used 8. Trash receptacles 9. Park benches 10. Open -type fencing along perimeter of park 11. Signage 12. Water fountain 13. Bicycle racks 14. Security lighting 15. Picnic tables 16. Parking 17. Grills 18. Playground equipment 19. Multi-purpose playing fields (2 baseball/softball, 1 soccer/football) 20. Basketball courts 21. Recommended Features ? Additional soccer field ? Pool ? Community center b. Pocket Parks 1. Infrastructure (water, electricity) 2. Linkages to nearby trails, or other pedestrian pathways 3. Small play structures 4. Grassy play areas 5. Ramadas and picnic areas 6. Landscaping & irrigation 7. Vegetation outlined in Appendix D: Plant Palette will be used 8. Trash receptacles 9. Park benches 10. Open -type fencing along perimeter of park 11. Signage 12. Water fountain 13. Bicycle racks 14. Security lighting c. Community Trails 1. 30' average width trail with 8' minimum paved multi -use path and 2' clear space on both sides of the multi -use path placed along all arterial and residential collector roads within the right-of-way (yam Sanders Grove Specific Plan IV -32 00 Marana, Arizona Develovment & DesiQn Guidelines 2. Must provide access to all public open spaces, schools and community facilities within Sanders Grove development 3. Access points will be located at all street intersections and at a maximum of every 0.5 mile 4. Lighting at all street entrances to the trail 5. Benches will be placed along trail at a minimum of every 0.5 miles 6. Trails will be landscaped with native and drought tolerant vegetation described in Appendix D: Plant Palette 7. Accent plants will be placed outside of any pedestrian areas including the 2' clear space d. Neighborhood Trails 1. 20' average width trail corridor with a recommended 5'-8' minimum compacted and stabilized decomposed granite (DG) multi -use path. 2. Must provide access to the community trails and subdivisions within Sanders Grove 3. Must be located in every subdivision 4. Security lighting at trail access points and where appropriate along the trail 5. Trails will be landscaped with native and drought tolerant vegetation described in Appendix D: Plant Palette 6. 2 shade trees per 100 feet with appropriate ground cover or landscape treatment. 11. Entry Features Sanders Grove contains a series of entry features with an integrated design of landscape, hardscape, monumentation and signage. Entry features aid in defining the community's character and present an introduction to the development. Entry features shall comply with Town of Marana sight visibility triangle requirements. a. Primary Entry Monumentation The primary entry features with monumentation will serve as a gateway into Sanders Grove. The monument, seen from a distance, provides the backdrop for the project name and logo. It signifies arrival and establishes the theme of the development. The primary entry features for Sanders Grove, including walls, signs, landscaping and pavement treatments, will be designed and installed by the (yam Sanders Grove Specific Plan IV -33 00 Marana, Arizona Develovment & DesiQn Guidelines Master Developer. Project entry monuments for Sanders Grove will be located at Sanders Road and Sanders Grove Drive and Marana Road and Sanders Grove Drive. b. Secondary Entry Monumentation Secondary entry features identify the entrances into the individual neighborhoods within Sanders Grove. Each entry into a subdivision shall be uniquely designed with common elements that bind the entire Sanders Grove community together. Secondary entry features will be constructed by the developers of each subdivision; approval by the Master Developer is required. c. Commercial Entry Monumentation Monuments identifying commercial centers shall be designed using common elements found in the primary and secondary entry features within Sanders Grove. Approval of commercial entry features by the Master Developer is required. 12. Signage The following sign regulations will effectively regulate the placement, erection and maintenance of signs within the project. These regulations are intended to provide equitable standards for the protection of property values, visual aesthetics and the public health, safety and general welfare. a. General Regulations The following general regulations shall apply to all signs: 1. All traffic related signs, including street name signs, will conform to the Manual of Uniform Traffic Control Devices and Town of Marana Standards. 2. All light sources, either internal or external, provided to illuminate signs shall be placed or directed away from public streets, highways, sidewalks or adjacent premises to not cause glare or reflection that may constitute a traffic hazard or nuisance. 3. Any sign located on a vacant or unoccupied property that was erected for a business which no longer exists, or any sign which pertains to a time, event or purpose which longer exists, shall be removed within 45 days after the use has been abandoned. 4. All signs shall be designed free of bracing, angle -iron, guy wires, cables or similar devices. 5. The exposed backs of all signs visible to the public shall be suitably covered, finished and property maintained. 6. All signs shall be maintained in good repair including display surfaces, which shall be kept neatly painted or posted. (yam Sanders Grove Specific Plan IV -34 00 Marana, Arizona Develovment & DesiQn Guidelines 7. Any sign which does not conform to the provisions contained herein shall be made to conform or shall be removed. 8. The height of all signs shall be measured from the highest point of the sign, exclusive of any part of the sign not included in the area calculations. b. Prohibited Signs The following signs shall be prohibited in all zones within the project area: 1. Inflatable signs. 2. Rooftop signs. 3. Signs on trailers or painted on the sides of disabled or parked vehicles. 4. Rotating, revolving or flashing signs. 5. Signs advertising or displaying any unlawful act, business, or purpose. 6. Any sign, notice or advertisement affixed to any street right-of- way, public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone pole, lighting system, or upon any fixture of the fire or police alarm system of the Town of Marana. 7. Any strings or pennants, banners or streamers, cluster of flags, strings of twirlers or propellers, flares, balloons and similar attention -getting devices, including noise -emitting devices, with the exception of the following: ■ Pennants, banners, balloons, or flags used on conjunction with subdivision sales offices and tract entry points. ■ National, state or local governmental, institutional or corporate flags properly displayed. ■ Holiday decoration, in season, used for an aggregate period of 90 days in any one calendar year. 13. Public Art The Master Developer shall work with the Marana Arts Council to incorporate public artwork into development within the specific plan to beautify the community and provide a unique sense of place for Sanders Grove. The following guidelines shall apply: a. Public artwork shall be incorporated into the design of community gathering areas, parks and commercial plazas. Streetscape elements, such as community entry features, bus shelters and traffic circles, should also feature artwork in their design. Sanders Grove Specific Plan IV -35 00 Marana, Arizona Develovment & DesiQn Guidelines b. Adjacent property owners are encouraged to develop shared artwork, especially within common areas. C. Artwork should reflect the "Southwest" heritage of Northwest Marana. d. Artwork shall be composed of durable, weather -resistant materials. e. Artwork shall be located so that it is reasonably visible to the public from a major road, open space area or building entrance. f. Maintenance of artwork is the responsibility of the property owner. (yam Sanders Grove Specific Plan IV -36 00 Marana, Arizona V. Implementation & Administration lementation & Administration A. Purpose and Intent The regulations and guidance contained within this Specific Plan prescribe the implementation of development on the Sanders Grove 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. For the purpose of identifying those responsible for implementation of the improvements for the Sanders Grove Specific Plan area, four entities must be identified. These are the Master Developer, the Sanders Grove Design Review Committee, the Builder and the Sanders Grove Community Association (SCCA). The Master Developer is the entity responsible for ensuring the basic infrastructure facilities, including sewer, water and roads, are planned and constructed to serve the development areas within the Sanders Grove Specific Plan in a timely and coordinated manner. They will also build the public open space, which will be dedicated to the Town of Marana, and the private open space which will be turned over to the SGCA. Diamond Ventures, or their successors and assigns, will be the Master Developer of the property. The Master Developer will also establish the Sanders Grove Design Review Committee to enhance the aesthetic and economic value of the Specific Plan area and to maintain uniformity of architectural and landscaping standards throughout the Specific Plan. So long as the Master Developer owns a single lot or planning area within the Specific Plan, or any property annexed into the Specific Plan, or until all lots have been conveyed to Non -Builder Owner, whichever is later, the Master Developer shall have the right: ■ To appoint and remove all private members of the Sanders Grove Design Review Committee; ■ To administer the Design Review Criteria and amend if necessary pursuant to the process outlined in section V.H. Specific Plan Administration. ■ To adopt, interpret, amend and supplement the Sanders Grove Design Review Committee Design Guidelines, as deemed necessary by the Master Developer; and The community development standards for Sanders Grove shall be reviewed and administered by the Design Review Committee ("DRC'). The committee shall consist of no less than seven (7) members. The membership must include the three following representatives: the Chairman or designated member of the Sanders Grove Specific Plan V-1 Marana, Arizona lementation & Administration Planning & Zoning Commission, The Planning Director or designated member of the planning and zoning department, a member of the community at large. Other members that will serve on the DRC will include: a Developer Representative(s), a Landscape Architect, and the project engineer or designate. This committee will review design issues relating to site design, architectural elevations, entry statements, screen wall design, landscape plans, utility design/construction and sign design within the project. They will also review subdivision plats to ensure that the intent of the specific plan is carried out. To better assist in the review and administration of submittals pursuant to the Sanders Grove Design Review Committee Design Guidelines, the Master Developer may, at its sole and absolute discretion, until such time that it relinquishes control of the Sanders Grove Design Review Committee, appoint an advisory committee, composed of representative of Builders. The size and composition are to be determined solely by the Master Developer. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. The Builder is the purchaser of a development area, or portions of a development area and is responsible for building or providing for building within their area(s) of ownership. The Sanders Grove Community Association is the entity responsible for the maintenance and management of all shared private common areas that are not dedicated to the Town of Marana. In addition, the SGCA will enforce the Master CC&R's placed on the properties. B. Proposed Changes to Zoning Ordinances 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 applicable for the most similar issue, condition or situation shall be used by the Planning Director and the Development Services Administrator as the guidelines to resolve the unclear issue, condition or situation. C. Subdivision Plat and Architectural Review Process The subdivision plat, development plan and architectural review processes are outlined in the Design Review Procedures in the Development Standards and Guidelines section of this document. Sanders Grove Specific Plan V-2 Marana, Arizona lementation & Administration D. Development Review Procedure The development review procedure for Sanders Grove Specific Plan shall be implemented through the review and approval process of preliminary and final plats by the Town of Marana and through the Town of Marana building permit approval process. Final decisions on grading, drainage, final road alignment and other matters will be made at the final plat stage and are the responsibility of the Town of Marana. The review process shall include the Master Developer as follows: 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 Master Developer or designated Sanders Grove Design Review Committee (DRC). The intent of this process is to ensure the project's design theme and character is implemented in line with the vision of this Specific Plan and the Northwest Marana Area Plan. These procedures pertain specifically to the Master Developer and/or the DRC and not to the Town of Marana. All proposed subdivisions and commercial uses within the Sanders Grove Specific Plan shall be required to submit plans to the Master Developer or DRC for approval prior to submitting to the Town for approval and permitting. Subdivision plats, development plans, public and private utility plans, signs, street lighting, park lighting and drainage features shall be approved by the Town of Marana in accordance with Town of Marana procedures and standards. E. General Implementation Responsibilities The Sanders Grove Specific Plan shall be implemented through the subdivision and development plan review processes. This process will allow for the creation of lots as preliminary and final plat maps which allow for implementation of the project. The Sanders Grove Specific Plan will guide the platting process with other official Town of Marana ordinances, policies, maps and regulations. Implementation of Sanders Grove Specific Plan shall be the responsibility of the Master Developer in accordance with the regulations and guidelines contained within the Specific Plan, unless otherwise noted. This entity shall be responsible for the engineering and implementation of the spine infrastructure. The spine infrastructure systems are defined as those systems necessary to provide development opportunities to the Sanders Grove site. These systems include access roads, residential collectors and associated streetscapes, drainage improvements, trunk sewers, irrigation, water mains, electric lines, gas, phone Sanders Grove Specific Plan V-3 Marana, Arizona lementation & Administration lines and cable television facilities in the major streets. Once these spine infrastructure systems are put into place, the Builder may be responsible for the repair of facilities within the spine infrastructure system that would be damaged or destroyed by secondary development if installed by the Master Developer. Approval of a subdivision plat, development plan or building permit is subject to the following requirements: ■ Conformance with the Sanders Grove Specific Plan as adopted; ■ Provision of development -related agreements as required by applicable agencies; ■ Dedication of appropriate rights-of-way and easements for roads, utilities and drainage areas by plat, or by separate instrument if the property is not to be subdivided. ■ Master CC&R's will be provided at the time of Final Block Plat review for Sanders Grove Master Plan; ■ All subdivisions are required to have individually recorded CC&R's; ■ All subdivisions will require preliminary plat review and acceptance by Town staff, the Planning Commission and the Town Council. All subdivision final plats will require review and approval by Town staff and Town Council. The Master CC&R's for Sanders Grove, as well as the individual subdivision CC&R's, must disclose the potential nuisances associated with adjacent existing farm and agricultural uses. F. Phasing It is envisioned that this project will be developed as a cohesive development, achieved in phases, with an estimated build out period of 8 years. The development will likely consist of 4 phases. The actual number of residential homes to be built in each phase will be determined at a later date, but the number of homes will not exceed 2500. The public and private open space areas will be constructed on a proportionate basis in accordance with the amount of land being developed. In general, development will progress from east to west, with the areas adjacent to Wentz Road the last to develop. Phase I includes the beginning phases of the spine infrastructure. Sanders Grove Drive, which will provide access to the entire site, will be constructed from Sanders Road westerly to the intersection of the unnamed collector that connects to the park to the north. Construction of water and sewer systems will also take Sanders Grove Specific Plan V-4 Marana, Arizona lementation & Administration place during this time. Residential development will begin with planning areas 11-14. In Phase 11, planning areas 2, 3, 4 & 6 will be constructed along with the Sanders Road alignment to the I-10 Frontage Road. Improvements to Marana Road will be completed as well as partial construction of the north/south collector road off of Sanders Grove Drive. In Phase III, residential development includes planning areas 5, 7, 8 & 9. The final phase will see the construction of the residential areas, planning areas 10, 15 & 16 adjacent to Wentz Road. The commercial area, planning area 1, is also included in Phase IV. The purpose of the phasing plan is to relate infrastructure requirements to proposed development. Although the sequence is implied, development of phases may occur in a different order or concurrently, at the discretion of the Master Developer, as long as the related infrastructure is adequately in place. Change in the phasing order can occur due to unforeseen factors affecting development. Flexibility is needed within the Specific Plan to address these changing needs while still maintaining a timely development. Infrastructure such as roads, sewer, water and grading will be constructed and extended in accordance to the build out of the project. See Exhibit V.F: Phasing Schedule. Sanders Grove Specific Plan V-5 Marana, Arizona tion & Administration Exhibit V.F. Phasing Schedule .f I!1 AJ➢ GQ " �` r `r4 J,rrffU, 13 11 ' MOR Ip MDR MIIR � Y w h'LLOR + r.I I MCR q I1CIF �y P.417MR 1 9P 3b r hUJ'H 1 WOO i LEGEND �� - G'��dY T�TTT� f ' • ' �' �.iaJ�.,r,�. RCw•C PFLO E1 - - 8PEU.FILi PtWis £rx HL3L KLiW:.1' PARCEL EID, as+' 1.HF 1NOTE PtANFJI NG, } CP04 SPACE ANLT IVGR+TION AMEAS ML L BF 04N&71Ii OH A. MKFCRT K=Tq!66SIS I GENTS 1N ACMADAWE HITH IMM AAIOUF1F OF LAW U%g DEV2OBED, EY.SCT GUE, LOCATION AND COFJNf,+LJ hrlom OF PAF6i&R0NPEb.TI(5F4 ANM TPAL iVY%TFM LMMO%MENF$ &CALL aLL ,79 �.w1roialnn. see was PHAEr4 OEF*IED ON -HE BLMR PLAT. HGYEVER T -E YININUWAREA OF aLCH FACILIf1E5 EHAL-AT nE&OAAZ iE'I pry' .EAST EQU L DR .EWEED TICMESEE FORTH BY EECTIDN BL OF THIS EPEURU PLJ*L TvE Offt 1$ PACE •316TRICT R%W DEBK3N WLL 9E EIJBJWT TO A-3ftRS MASTE4 PLAN.%=PTAELE TO THE OVERUT Timm �,w AIAJ11wlld. 9' X60' ,lid' N Sanders Grove Specific Plan V-6 00 Marana, Arizona lementation & Administration H. Specific Plan Administration 1. Enforcement The Sanders Grove Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Town of Marana Land Development Code. 2. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director or Development Services Administrator, provided said changes are not in conflict with the overall intent as expressed in the Sanders Grove Specific Plan. Any changes must conform to the goals and objectives of the Plan. The Planning Director's or Development Services Administrator's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal by the Town Council. Categories of administrative change include, but are not limited to: a. 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. b. Changes to the community infrastructure planning and alignment such as roads, drainage and water and sewer systems that do not increase the development capacity in the Specific Plan area. c. Changes to development plan boundaries due to platting. Minor adjustments to development plan areas, drainage areas and other technical refinements to the specific plan due to adjustments in final road alignments will not require an amendment to the Specific Plan but will require staff approval. d. Changes to development regulations that are in the interest of the community and do not affect health or safety issues, including modification of the Residential Design Criteria. Sanders Grove Specific Plan V-7 Marana, Arizona lementation & Administration 3. Substantial Change This specific plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of the Sanders Grove Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. 4. Interpretation 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. 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. I. Monitoring Program At the platting stage, the Master Developer will provide Town staff with a Monitoring Program outlined in Appendix D of the Northwest Area Marana Plan. This will provide Town of Marana staff with information to assess the impact of proposed developments on existing infrastructure and determine the needs for future development. See Appendix E: Monitoring Plan for the necessary forms to be completed. Sanders Grove Specific Plan V-8 Marana, Arizona Appendix A: Legal Description E 11 I B i T " W I V �" Parcel 1 The North hal` of Seeticn 2-0 in Ti?wnship 7 f South, Range I1 East, G14'a aril Sal* R -er Meridian. Pirrla Cou.641y, Arizona. Parcel 2: Thai p3.1 of .he Easl toad of the North~ (' v quarter of Section 17 fn Township I t . eulh, Lange 1 1 east, Glia and Salt River Meridian, Pima County, Afitona, lying South and Wes-, of ;rye Southwesterly right of way Un-- of the �Tuldsor1 rasa �ararbda Fiigl�way, said r q17t of u�aY Doing dm(ibed aS follavv9- Beninning at � po,nt 'on the North Iina of sait[ SeeTson 17 from wheraca the Norlhvvest corner bears South 89 ° 2 a 48" West a disTanc�e of 113 5.77 fa M; Thence SOIJIJ'I 50 0 29, 00" East a distance of 461 2.7 8 fact To a point on the east lint" of said Secxlon 17 and Zrg Point of Ending of said lire. Parca,l 3; That para o` the IVprtheastquarzer of Section 17 in7cvvn&hip 11 South, Mange 1 1 East. til$ .and Salt River Meridian, Pima County, Arizona, lying South and Wast of Zltie SaUt111we5701-1y righT of way lure of lt)e Tlreson-Casa ISrande Highway, said right of way being dese;+bed as f'OlJavvs; Beginning at a point on the Nrarth dine crf said Sec pion 17 from whence tha NartnIhest Comer bears South B91 24` 45!' West a distance u` 1535,117 feCT. Thence South 5011 29, 0C)" East a d;Etancae of 4512.76 feet Le a point 4n the East line of said Section 17 and tha IPoini cif Ending of said fine. PorcCl 4' `that part of time Sourtn hili Section 17 in Township 1 1 South, Range 11 East, Gill anc $a:t Rivef Meridian, Pima (;4uRty, Arizona, ly[:ig 3ou#h end West of tJ19 SOulhvvczterly sriq'?L �f VVaA� tine ()f t,7e `Tccson-Casa Gararde Highuvay, send right cf v,., ay being described as f011c Ws: 9eginning at a poInt ora The NOr,n lint' of said SecTion 17 from whence the Ncrthv+rost ccrr%or bears S+outl� 99° 24' 45" Wett a dslanca Qf 1835.17 fere'; 7 hence South 5011 29" 00" East a &stanca! of 451 2.78 feat to a point on the East tine oaf Said Ser -Tion 17 and the Point of Ending of said Ione_ Paruel 5. The Test ±gaff of the Nonhwest gruarler of Section i 7 in Township 1 1 South, Range 1 1 East, Gila and Salt River Meridian, P#ma CcLnry, Arizona, Sanders Grove Specific Plan A-1 Marana, Arizona Appendix B: Definitions For the purposes of the Sanders Grove Specific Plan, other than those listed below, the definitions contained in Title 3 of the Town of Marana Development Code shall apply- Builder/Developer— The pply. Builder/Developer—The person or entities who acquire and developed planning areas within the Sanders Grove Specific Plan area. ■ Guest House—Living quarters, without a kitchen, for guests, relatives, or servants on the premises in an accessory building or attached to the principal residence. ■ Density—The number of dwelling units that maybe constructed per gross acre. ■ Design Review Committee—The Master Developer will be responsible for establishing the Sanders Grove Design Review Committee (DRC). This Committee will consist of no less than seven members appointed by the Master Developer, including the Chairman or designated member of the Planning and Zoning Commission, the Planning Director or a designated staff person from the Planning and Zoning Department, and a member of the community at large. The DRC will review and approve screen wall design, entry statements, landscape plans, utility design and construction, sign design and the location of municipal and community facility uses in conformance with the Sanders Grove Design Guidelines. The Committee will have approval authority on these matters until such time that the property is entirely transferred from the Master Developer or its assigns to Builders within the project. ■ Lot Coverage—The area of a site occupied by structures. ■ Master Developer—The entity responsible for (1) Establishing the Sanders Grove Design Review Committee; (2) Developing the spine infrastructure for Sanders Grove in a phased manner in accordance with the phasing plan; (3) Assuring that development conforms with the Sanders Grove Design Guidelines and Development Regulations; and (4) Designating the custodial agency that will maintain private open space areas in perpetuity in accordance with the Management Program. ■ Open Space—Areas set aside for public and private enjoyment as part of a designed element in the Sanders Grove development. These areas will provide both active and passive recreation opportunities including landscaped areas that provide visual relief, pedestrian trails, play fields and multi -use pocket parks. Sanders Grove will have areas of public open space that will be maintained by the Town of Marana and are for the enjoyment of the public. Areas of private , JQ Sanders Grove Specific Plan B-1 C'C) Marana, Arizona Appendix B: Definitions open space will be maintained by the Sanders Grove Homeowners Association and are for the direct benefit of the residents of the development. ■ Phase I—A Phase I Environmental Site Assessment (ESA) takes a historical inventory of a parcel of land. This assessment includes past and present land uses, site operations and conditions to determine the potential presence of hazardous substances and contamination of the soil and/or groundwater. ■ Porch—A covered platform, usually having a separate roof, at an entrance to a building or as an open or enclosed gallery or room attached to the outside of a building; a veranda or walled courtyard. , JQ Sanders Grove Specific Plan B -I C'C) Marana, Arizona Appendix C: Citizen 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.) 9-641.06 (B), "the procedures shall provide for: a. The broad dissemination of proposals and alternatives,- b. lternatives;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 Sanders Grove: Representatives for Diamond Ventures and The Planning Center conducted a neighborhood meeting on February 12, 2004 to inform property owners in the area about the proposed project and to gain their input on the plan. Approximately 15 neighbors were in attendance, along with several staff members from the Town of Marana. Section 10.02.0 of the Town of Marana Land Development Code requires all property owners within 300 feet be notified of a proposed rezoning; notification for this neighborhood meeting exceeded the minimum requirement by at least 1000 feet. A second neighborhood meeting will be scheduled after the submittal of the specific plan to the Town for review but prior to the project being scheduled on the Town of Marana Planning Commission agenda. 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 each neighborhood meeting and attendance sheet will be provided to staff. , JQ Sanders Grove Specific Plan C-1 C'C) Marana, Arizona Sanders Grove Specific Plan Amended Appendix "D" Plant Palette Approved by Town of Marana May 18, 2007 SANDERS GROVE MASTER PLANT PALETTE (APPROVED by the Town of Marana May 18, 2007) BOTANICAL NAME COMMON NAME Trees Acacia aneura MULGA ACACIA Acacia berlandieri PLANE TREE Acacia constricta WHITE THORN ACACIA Acacia craspedocarpa LEATHER LEAF ACACIA Acacia notabilis NOTABLE ACACIA Acacia occidentalis SONORAN TREE CATCLAW Acacia rigidula BLACKBRUSH ACACIA Acacia salicina WILLOW ACACIA Acacia schaffneri TWISTED ACACIA Acacia smallii (farnesiana) SWEET ACACIA Acacia stenophylla SHOESTRING ACACIA Acacia willardiana PALO BLANCO Caesalpinia cacalaco CASCALOTE Cercidium floridum BLUE PALO VERDE Cercidium hybrid PALO VERDE (SONORAN) Cercidium microphyllum FOOTHILL PALO VERDE Cercidium praecox PALO BREA Chilopsis linearis'Lucretia Hamilton' LUCRETIA HAMILTON DESERT WILLOW Chilopsis linearis'Lois Adams' LOIS ADAMS DESERT WILLOW Chilopsis linearis'Warren Jones' WARREN JONES DESERT WILLOW Cordia boissieri MEXICAN OLIVE Delbergia sissoo ROSEWOOD Eucalyptus camaldulensis var. obtusa RED RIVER GUM Eucalyptus campaspe SILVER GIMLET Eucalyptus formanii EUCALYPTUS Eucalyptus leucoxylon (rosea) WHITE IRON BARK Eucalyptus microtheca BLACK BOX Eucalyptus polyanthemos SILVER DOLLAR GUM Eucalyptus rudis DESERT GUM Eucalyptus spathulata SWAMP MALLEE Fraxinus velutina 'Rio Grande' ARIZONA ASH/ FAN-TEX ASH Juglans major ARIZONA WALNUT Olea europaea'Swan Hill' or'Wilsonii' FRUITLESS OLIVE Olneya tesota DESERT IRONWOOD Parkinsonia microphyllum FOOTHILL PALO VERDE Pistacia atlantica MT. ATLAS PISTACHE Pistacia chinensis RED PUSH Pithecellobium flexicaule TEXAS EBONY Prosopis chilensis CHILEAN MESQUITE Prosopis glandulosa TEXAS HONEY MESQUITE Prosopis hybrid MEQUITE HYBRIDS Prosopis pubescens SCREWBEAN MESQUITE SANDERS GROVE MASTER PLANT PALETTE (APPROVED by the Town of Marana May 18, 2007) BOTANICAL NAME COMMON NAME Prosopis velutina VELVET MESQUITE Quercus buckleyi TEXAS RED OAK Quercus polymorpha MONTERREY OAK Quercus virginiana SOUTHERN LIVE OAK Sophora secundiflora TEXAS MOUNTAIN LAUREL Sophora secundiflora 'Silver Peso' SILVER PESO MOUNTAIN LAUREL Vitex agnus-castus MONKS PEPPER Shrubs Ambrosia deltoidea TRIANGLE -LEAF BURSAGE Asclepias subulata DESERT MILKWEED Atriplex canescens FOUR -WING SALTBUSH Atriplex hymenelytra DESERT HOLLY Atriplex lentiformis QUAILBUSH Atriplex nummularia OLD MAN SALTBUSH Atriplex polycarpa DESERT SALTBUSH Baccharis sarothroides (male) MALE DESERT BROOM Bougainvillea spp. BOUGAINVILLEA Buddleia marrubifolia WOOLLY BUTTERFLY BUSH Caesalpinia gilliesii YELLOW BIRD OF PARADISE Caesalpinia mexicana MEXICAN BIRD OF PARADISE Caesalpinia pulcherrima RED BIRD OF PARADISE Calliandra californica RED BAJA FAIRY DUSTER Calliandra peninsularis RED CALLIANDRA, BAJA FAIRY DUSTER Calylophus hartwegii YELLOW PRIMROSE Celtis pallida DESERT HACKBERRY Celtis reticulata WESTERN HACKBERRY Chrysactinia mexicana DAMIANITA Convolvulus cneorum BUSH MORNING GLORY Cordia parvifolia LITTLE LEAF CORDIA Dalea frutescens BLACK DALEA Dalea pulchra INDIGO BUSH Dodonaea viscosa GREEN HOPSEED BUSH Dodonaea viscosa var. 'Purpea' PURPLE HOPSEED BUSH Encelia farinosa BRITTLEBUSH Eremophila decipiens EMU BUSH Eremophila maculata'Valentine' VALENTINE BUSH Ericameria laricifolia TURPENTINE BUSH Ericameria laricifolia'Desert Mountain' TURPENTINE BUSH Erigeron divergens NATIVE FLEABANE Eriogonum wrightii WRIGHT BUCKWHEAT Feijoa sellowiana PINEAPPLE GUAVA Hamelia patens TEXAS FIRECRACKER BUSH Justicia californica CHUPAROSA Justicia californica 'Julie 'TM JULIETM (YELLOW FLOWERS) SANDERS GROVE MASTER PLANT PALETTE (APPROVED by the Town of Marana May 18, 2007) BOTANICAL NAME COMMON NAME Justicia spicigera MEXICAN HONEYSUCKLE Larrea tridentata CREOSOTE Leucophyllum candidum VIOLET SILVER LEAF Leucophyllum candidum'Thunder Cloud'TM THUNDER CLOUD TM Leucophyllum frutescens'Compactum' COMPACT TEXAS RANGE Leucophyllum frutescens'Green Cloud'TM GREEN CLOUDTM Leucophyllum frutescens'Heavenly Cloud' HEAVENLY CLOUD SAGE Leucophyllum frutescens'White Cloud'TM WHITE CLOUD TM Leucophyllum laevigatum CHIHUAHUAN SAGE Leucophyllum lanqamaniae 'Rio Bravo' RIO BRAVO RANGER Leucophyllum langmaniae'Lynn's Legacy' LYNN'S LEGACY SAGE Leucophyllum pruinosum 'Sierra Bouquet'TM SIERRA BOUQUETTM Leucophyllum revolutum'Houdini'TM HOUDINITM Leucophyllum zygophyllum 'Cimarron'TM CIMARRONTM Lysiloma thornberi FEATHER BUSH Nerium oleander'Petite Pink' PETITE PINK OLEANDER Rhus ovata SUGAR BUSH Rosmarinus officinalis 'Arp' ROSEMARY Rosmarinus officinalis'Huntinq_ton Carpet' DWARF ROSEMARY Ruellia brittoniana RUELLIA Ruellia californica SONORAN DESERT RUELLIA Ruellia penninsularis DESERT RUELLIA Salvia chamaedryoides MEXICAN BLUE SAGE Salvia clevelandii CHAPARRAL SAGE Salvia columbariae CHIA Salvia greggii AUTUMN SAGE Salvia greggii'alba' WHITE AUTUMN SAGE Senna artemisioides FEATHERY CASSIA Senna covesii DESERT SENNA Senna phyllodinea SILVERY CASSIA Senna wislizenii SHRUBBY SENNA Simmondsia chinensis JOJOBA Simmondsia chinensis'Vista' COMPACT JOJOBA Sphaeralcea ambigua GLOBE MALLOW Tecoma stans var. angustata ESPERANZA,YELLOW BELLS Vauquelinia californica ARIZONA ROSEWOOD Vauquelinia californica spp. Angustifolia CHISOS ROSEWOOD Vauquelinia californica var. pauciflora ARIZONA ROSEWOOD Viguiera parishii (V. deltoidea) GOLDENEYE Xylosma congestum IXYLOSMA Zinnia acerosa DESERT ZINNIA Accents Agave americana ICENTURY PLANT Agave americana var. marginata IVARIEGATED CENTURY PLANT SANDERS GROVE MASTER PLANT PALETTE (APPROVED by the Town of Marana May 18, 2007) BOTANICAL NAME COMMON NAME Aqave americana var. mediopicta AGAVE AMERICANA Agave bovicornuta COW'S HORN AGAVE Aqave bracteosa SPIDER AGAVE Agave celsii CELSII AGAVE Agave colorata MESCAL CENIZA Aqave geminiflora TWIN -FLOWERED AGAVE Agave havardiana HAVARD AGAVE Aqave lophantha CENTER STRIPE AGAVE Agave montana MOUNTAIN AGAVE Agave multifilifera CHAHUIQUI Aqave murpheyi MURPHY AGAVE Agave neomexicana AGAVE Agave ocahui AMOLILLO AGAVE Aqave ovatifolia WHALE'S TONGUE AGAVE Agave palmed PALMER AGAVE Aqave parrasana CABAGE HEAD AGAVE Agave parryi PARRY'S AGAVE Agave parryi var. truncata ARTICHOKE AGAVE Aqave parryi-huachucensis HUACHUCA AGAVE Agave parviflora SMALLFLOWER CENTURY PLANT Aqave potatorum BUTTERFLY AGAVE Agave salmiana spp. ferox MAGUEY DE PULQUE Aqave scabra ROUGH -LEAVED AGAVE Agave schidigera AGAVE X WRIGHTII DRUMMOND Aqave seimiana-ferox AGAVE FEROX Agave striata ESPADIN Agave victoriae-reginae QUEEN VICTORIA AGAVE Aqave victoriae-req_inae'Compact' COMPACT QUEEN VICTORIA AGAVE Agave weberi WEBER AGAVE Aloe barbadensis ALOE VERA Carneqiea qiqantea SAGUARO Dasylirion acrotriche GREEN DESERT SPOON Dasylirion quadrangulatum TOOTHLESS DESERT SPOON Dasvlirion wheeleri DESERT SPOON Echinocactus grusonii GOLDEN BARREL Echinocereus fendleri HEDGEHOG Echinocereus triglochidiatus CLARET CUP Euphorbia antisyphilitica CANDELILLA, WAX PLANT Euphorbia rigida GOPHER PLANT Ferocactus wislizenii BARREL CACTUS Fouquieria splendens OCOTILLO Hesperaloe funifera GIANT HESPERALOE Hesperaloe parviflora RED YUCCA Hesperaloe parviflora YELLOW YUCCA SANDERS GROVE MASTER PLANT PALETTE (APPROVED by the Town of Marana May 18, 2007) BOTANICAL NAME COMMON NAME Muhlenberqia capillaris REGAL MIST DEER GRASS Muhlenbergia lindeheimeri AUTUMN GLOW Muhlenbergia rig_ens DEER GRASS Nolina bigelovii BEARGRASS Nolina microcarpa BEAR GRASS Oenothera berlanderi MEXICAN PRIMROSE Opuntia engelmannii ENGELMANN'S PRICKLY PEAR Opuntia santa-rita'Tubac' TUBACTM PURPLE PRICKLY PEAR Opuntia versicolor STAGHORN CACTUS Yucca aloifolia SPANISH BAYONET Yucca baccatta BANANA YUCCA Yucca brevifolia JOSHUA TREE Yucca elata SOAPTREE YUCCA Yucca treculeana SPANISH DAGGAR roundcnvers Calylophus hartwegii var. fendleri HARTWEGS SUNDROPS Convolvulus cneorum BUSH MORNING GLORY Convolvulus mauritanicus GROUND MORNING GLORY Dalea capitata SIERRA GOLD Gazania rigens leucolaena GAZANIA - TRAILING Lantana camara'Irene' IRENE LANTANA Lantana camara 'Radiation' RADIATION LANTANA Lantana montevidensis spp. 'New Gold' NEW GOLD Lantana montevidensis PURPLE TRAILING LANTANA Malephora lutea ROCKY POINT ICE PLANT Melampodium Ieucanthum BLACKFOOT DAISY Myoporum parvifolium MYOPORUM Oenothera berlandieri MEXICAN EVENING PRIMROSE Oenothera caespitosa WHITE EVENING PRIMROSE Oenothera stubbei BAJA, CHIHUAHUAN PRIMROSE Pennisetum setaceum cupreum PURPLE FOUNTAIN GRASS Rosmarinus officinalis'Prostatus' TRAILING ROSEMARY Ruellia brittoniana 'Katie' DWARF RUELLIA Tetraneuris acaulis ANGELITA DAISY Teucrium chamaedrys GERMANDER Verbena goodingii GOODING VERBENA Verbena peruviana PINK VERBENA Vines Pvracantha coccinea FIRETHORN Pyracantha fortuneana graberii PYRACANTHA Rosa banksiae var. 'lutea' LADY BANK'S ROSE YELLOW Penstemon eatonii FIRECRACKER (RED) Penstemon palmeri ISCENTED PENSTEMON Penstemon parryi IPARRY PENSTEMON (PINK) SANDERS GROVE MASTER PLANT PALETTE (APPROVED by the Town of Marana May 18, 2007) BOTANICAL NAME COMMON NAME Penstemon parryi (pink) PARRY PENSTEMON Penstemon superbus SUPERB PENSTEMON Ruellia brittoniana'Blanca' WHITE DWARF RUELLIA Ruellia brittoniana'Rosa' PINK DWARF RUELLIA Appendix E: Monitoring Plan Northwest Marana Monitoring Plan Development Monitoring Program Purpose The Development Monitoring Program and procedures are intended to provide the Town of Marana with an accurate record of the type, size, status and timing of various development projects within Northwest Marana and systematic method for assessing the impacts of these development proposals on the Northwest Marana area's infrastructure. This, in turn, will allow proper advance planning by the Town staff in terms of design of infrastructure improvements and capital financing. The monitoring program and associated data base will also assist the Town to ensure that a degree of development flexibility can be exercised as the Northwest Marana Area Plan is implemented, but that overall density and development ceilings can still be maintained. Scope of the Monitoring Program The following infrastructure systems are included in the monitoring program: a) Traffic and roadway facilities b) Water and sewer facilities c) Storm drainage systems Development monitoring questionnaires have been prepared for each of the above topics and are included as Tables D-1 through D-4 in this section. Specifically, the monitoring program will address the following infrastructure information: Traffic a) Traffic demands and roadway requirements associated with development proposals within the project area, which will include traffic forecasts resulting from completed development within Northwest Marana, as well as forecast traffic for those projects which have been approved but not constructed. b) Timing of roadway improvements based upon a given level of development in the project area. c) Signalization needs at key intersections within Northwest Marana. Water and Sewer a) Cumulative water and sewer demand in system prior to requests for development review, including demands from projects approved but not yet constructed. b) Water and sewer demand for the development proposal in question based on standardized generation factors. Sanders Grove Specific Plan E-1 00 Marana, Arizona Appendix E: Monitoring Plan Northwest Marana Monitoring Plan c) New cumulative water and sewer demand, including the development being considered along with assessments for system improvements to accommodate total demands. Drainage a) Cumulative existing water run-off at the boundaries of the project area, prior to consideration of individual development proposals. b) Cumulative water run-off at project boundaries considering the latest development increment being reviewed, as well as all other previously approved development projects, completed or not, to establish the theoretical maximum outflow of any one concentration point. Program Input Requirements The monitoring program requires the input of accurate development -related information in order to provide a credible database and deliver accurate forecasts. This data, to be collected as part of the monitoring questionnaires, includes: a) Project location within the Northwest Marana area. b) Existing land use data for the project location. c) Proposed land use type and density/intensity. d) Daily trip generation rates, AM and PM peak hour trips for adjacent street source (traffic portion only). e) Identification of drainage areas affected by the proposed project and estimate of both existing (pre -project) 100 -year storm run-off and with construction of the project (drainage portion only). f) Estimated water consumption and sewage generation rates as a result of the project in question (water and sewer only). In each instance, applicants are required to use standardized Town generation rates for traffic, water and sewer usage and water run-off unless alternative arrangements are made with the Town of Marana Engineer's office. Program Outputs The following types of output can be achieved from the monitoring program. a) Traffic demand forecasts, including a summary for background (existing) traffic plus approved development traffic plus proposed project traffic. The forecast demand volumes can be summarized by traffic component, such as increase in town -wide traffic, increase in regional through traffic and Northwest Marana traffic. Results of this output function can be compared with base traffic demand forecasts (background traffic plus approved development traffic) to determine specific impacts resulting from development of proposed projects. b) Roadway improvement phasing summaries and estimates regarding the level of remaining development which could occur prior to the need for additional improvements. Sanders Grove Specific Plan E-2 00 Marana, Arizona Appendix E: Monitoring Plan Northwest Marana Monitoring Plan c) Signalization needs. d) Estimated water and sewer demand for all linkages and key facilities in the Town's water and sewer system. e) Storm water run-off estimates for each drainage basin compromising the project area and impacts on major surface and subsurface drainage facilities. Cycle of Activity The following general cycle of activity described the proposed day-to-day functioning of the monitoring program. a) The Town of Marana Planning Department will distribute monitoring packets to potential development applicants consisting of: • Blank monitoring questionnaires (traffic, water, sewer, drainage). • Instruction forms, including standardized infrastructure generation rates. b) Completed questionnaires are returned to the Planning Department along with development plan submittals. This is the "input" phase of the monitoring process. The Town Council will establish a processing fee, by resolution, to recover costs. c) Information contained in the questionnaires are reviewed and evaluated by the Town staff. Town staff inputs this data into the various computer models (traffic, water, sewer, drainage). d) Results of the modeling runs are reviewed by Town staff to determine the type and level of infrastructure improvements that are needed to accommodate development caused by background conditions plus previously approved projects plus development. Appropriate conditions of approval are placed on approval of development project. e) If project is approved, impact information is added to the base conditions of the various infrastructure models. Sanders Grove Specific Plan E-3 00 Marana, Arizona Appendix E: Monitoring Plan Northwest Marana Monitoring Plan TABLE D-1 Northwest Marana Area Plan Monitoring Program Traffic Analysis Questionnaire Please complete the following questions regarding the proposed project. This questionnaire must be submitted to the Town Planning Department along with a copy of any required traffic impact analysis for the proposed project. 1. Project Name: 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.) 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): Traffic Analysis Zone (Town Zone): 4. Land Uses — Provide a summary of the proposed land uses, unit of measure (DUs, Acres, etc.), and amount of each use. For residential uses, provide density classification. For commercial uses, please be as specific as possible regarding proposed land uses comprising the commercial site (i.e., specialty retail, restaurants, etc.). Land Use Unit Amount Sanders Grove Specific Plan E-4 00 Marana, Arizona Appendix E: Monitoring Plan 5. Provide project trip generation by land use. Use the approved trip generation rates provided by the Town. Total Project If necessary, attach additional sheets to answer the above questions. Sanders Grove Specific Plan E-5 00 Marana, Arizona Appendix E: Monitoring Plan Northwest Marana Monitoring Plan TABLE D-2 Northwest Marana Area Plan Monitoring Program Water Analysis Questionnaire Please complete the following questions regarding the proposed project in relationship to usage of water. The completed questionnaire must be submitted to the Town Planning Department along with any supporting material. Project Name: 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.). 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): 4. Land Uses — Provide a summary of the proposed land uses, unit of measure (DUs, Acres, etc.), and amount of each use. For residential uses, provide density classification. For commercial uses, please be as specific as possible regarding proposed land uses comprising the commercial site (i.e., specialty retail, restaurants, etc.) . Land Use Unit Amount Sanders Grove Specific Plan E-6 00 Marana, Arizona Appendix E: Monitoring Plan 5. Calculate estimated water demand by land use type. Use water demand factors provided by the Town. Attach additional sheets if necessary. Land Use Unit Est. Water Demand Total Project 6. Describe any additional characteristics of the project, which may influence or affect water demand for the project (i.e., special water conservation measures, etc.). Sanders Grove Specific Plan E-7 00 Marana, Arizona Appendix E: Monitoring Plan TABLE D-3 Northwest Marana Area Plan Monitoring Program Drainage Analysis Questionnaire Please complete the following questions regarding the proposed project in relationship to usage of water. The completed questionnaire must be submitted to the Town Planning Department along with any supporting material. 1. Project Name: 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.). 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): 4. Indicate the drainage area or areas in which the project is located. Sanders Grove Specific Plan E-8 00 Marana, Arizona Appendix E: Monitoring Plan Northwest Marana Monitoring Plan 5. Describe existing uses located on the project area and give the best estimate of the length of time this condition has existed. Also estimate amount of impervious (i.e., paved, asphalted or concrete) existing within the project boundary: 6. Provide a summary of proposed land uses, unit of measure (dwelling units, square footage, acreage, etc.) and amount of each type of land use. Land Use Unit Amount 7. Calculate estimated 100 -year water run-off for the proposed development area for existing conditions. Impervious area includes building area, concrete or asphalt paved areas and other covered structures such as patio covers, garages, etc. Pervious areas include orchards, lawns, gardens and natural, undeveloped area: a. Pervious area (acres): b. Pervious area run-off in cfs (1.3 X line a): c. Impervious area (acres) d. Impervious area run-off cfs (2.6 X line c): e. Total area (acres) (line a + line c): _ f Total estimated run-off (line b + line d): Sanders Grove Specific Plan E-9 00 Marana, Arizona Appendix E: Monitoring Plan Northwest Marana Monitoring Plan 8. Calculate estimated 100 -year water run-off from the proposed development project. Pervious and impervious covers are as described in Question 7. Please use standard Town coverage values for different types of land uses: a. Pervious area (acres): b. Pervious area run-off in cfs (1.3 X line a): c. Impervious area (acres) d. Impervious area run-off cfs (2.6 X line c): e. Total area (acres) (line a + line c): _ f. Total estimated run-off (line b + line d): 9. Describe any additional characteristics of the proposed project which may influence or affect estimated water run-off (i.e., construction of detention or retention ponds, etc.): Sanders Grove Specific Plan E-10 00 Marana, Arizona Appendix E: Monitoring Plan TABLE D-4 Northwest Marana Area Plan Monitoring Program Sewage Analysis Questionnaire Please complete the following questions regarding the proposed project in relationship to usage of water. The completed questionnaire must be submitted to the Town Planning Department along with any supporting material. Project Name: 2. Town File No. (Tentative Parcel Number, Specific Plan, etc.). 3. Project Location and Size (include a detailed description of the location and boundaries of the project site, including assessor parcel numbers, if available and major abutting streets): 4. Land Uses — Provide a summary of the proposed land uses, unit of measure (DUs, Acres, etc.), and amount of each use. For residential uses, provide density classification. For commercial uses, please be as specific as possible regarding proposed land uses comprising the commercial site (i.e., specialty retail, restaurants, etc.). Land Use Unit Amount Sanders Grove Specific Plan E -ll 00 Marana, Arizona Appendix E: Monitoring Plan Northwest Marana Monitoring Plan a. Calculate estimated water demand by land use type. Use water demand factors provided by the Town. Attach additional sheets if necessary. Land Use Unit Est. Water Demand Total Project Sanders Grove Specific Plan E-12 Marana, Arizona Appendix F. Bibliography Arizona Revised Statutes. State of Arizona, Phoenix, AZ. Revised 2003. Brown, D.E. (Ed). Biotic Communities: Southwestern United States and Northwestern Mexico. Salt Lake City, UT: University of Utah Press. (1994). Cascada Specific Plan, under review by Town of Marana, February 2004. DC Ranch Design and Construction Manual. The Covenant Commission, Scottsdale, AZ. September 1997. Marana 835 Due Diligence Report. Morrison Maierle, Inc, Phoenix, AZ. August 2003. Marana General Plan. Town of Marana. Marana, AZ. March 2003. Marana Town Code. Town of Marana. Marana, AZ. Revised 2002. Northwest Marana Area Plan. Town of Marana. Marana, AZ. October 2000. Pima County Code. Pima County, Tucson, AZ. Revised July 2003. Pima County Assessor's Office. "Public Records Search." (19 February 2004). Pima County Department of Transportation, Technical Services Division. "Pima County Land Information Systems Version 23.0." (7 July 2003). Pima County Department of Transportation, Technical Services Division. "Pima County Map Guide Maps." <http://www.dot.co.pima.az.us/gis/maps/mapguide/> (September 2003). Planning and Design Guidelines Manual. City of Surprise, Surprise Arizona. July 2002. Recreation Area Design Manual. Pima County Natural Resources, Parks & Recreation Department, Pima County, AZ. October 2003. Tortolita Vistas Specific Plan, under review by Town of Marana, February 2004. Town of Marana Trail System Master Plan. Town of Marana, Marana, AZ. September 2000. , jQ Sanders Grove Specific Plan F-1 Marana, Arizona