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Home My WebLink AboutHonea Heights III Specific Plan PCZ-09048 PCZ0911-002 Accepted� � � � �� .�., . �, �,. _ . � �' ��.��: �' - ' . : ., � a�' �, � � -�� . � -��,� �-.� � � Honea Heights III � �- '; ,��r: k. �. . . � . � r . , � �� '�� Specific Plan �� . � . _; a �, � , �, ► .� _ _ �' �t, �`� q �� a . �°�, � °� ; �� ,�:� ��. k'� �� Case # PCZ-09048 � '�� a�: ` � �" . � � �" � � � 4 �• .: � � ` ti ` :� �`�''�,. � '� w: �." , �� ,�, �' � �' w r� �� w � �"" 'w" �` �{+„` ; � .'�' � ' � ., y , : . w.� ;. � .. i •� . .. ;�.�.. , �. e 4._' . : �� „,� . ' ' v � rt � "�Y �' � t 4. ra �F �.. . • � � ' - �, #^ � � }�y i �� !r �� - Z,., i ° � i y„ , i `�'°' � 'Af ` 14'' e�" �e ' 4 �e" � ' ��.� s ' �"°� �, `" � � � � y,`� i � �"� �E'k �' � � � ( �S, � � � ' -' � �+ � � 4 �'' � � � ��'' � � ( � � �� ,�„ �., � r. h.�" s . �. � }g ' � . 4.^ .�:, 4 . ` � �� TM "i� �►� �* � , �.' . �� °� :. � 9 f C.' �^ � �'' f `� ` _, _ �. +f y .•,k 3 # t , -' , '' '` ' � "Y � 3 ` � o � ; � ` ` �. ° * � ,. � � � .. . .., . . .. ' , . � . � �,: .. .. t. *,. — �. +.- � ... . ., .. . _ H O N EA H EIG H TS III MARANA, ARIZONA � � � �� . ,�, �,;�. � .� I � If�1��1 1� _ �, �.��,-�. '� "`� _. ��. . Submitted by: THE TOWN OF MARANA 1 1555 WEST CIVIC CENTER DRIVE MARANA AR�zo►vA 85653 � � k �� . ��`� .� , �. 520.382.1900 - '•=� Accepted PCZ-09048 MARANA March 16, 2010 ,�� Ordinance No.: 2010.05 �� ' t ' � _1 L_.��1 � F. ANN RQDRIGUEZ, RECORDER DOCKET: RECORDED BY: LLW p�; " DEPUTY RECORDER °Y PI �q NO. OF PA6ES: 1956 PE-2 �� 0� SEQUENCE : sr�xA w x TOWN OF MARANA ��'� "�b ORDIN ATTN: TOWN CLERK q,�� 11555 W CIVIC CENTER DR �I, MARANA AZ 85653 � AMpUNT PAIII MARANA ORDINANCE NO. 2010.05 13768 1090 6 20100520343 03/18/2010 16:11 $ 6.50 I RELATING TO DEVELOPMENT; APPROVING A REZONING CREATING THE HONEA HEIGHTS III SPECIFIC PLAN WHEREAS, the Town of Marana (the "Developer") is the owner of approximately 37.7 acres of property located south of Sandy Street and east of Sanders Road within a portion of Section 33, Township 11 South and Range 11 East, as described on Exhibit "A", attached to and incorporated in this Ordinance by this reference (the "Rezoning Area"); and ' WHEREAS, the Marana Planning Commission held a public hearing on February 24, 201 Q, and at said meeting voted 4-1 (with Commissioners Wood and Jakab excused) to recommend that the Town Council approve this rezoning; and ' WHEREAS, the Marana Mayar and Town Council held a public hearing on March 16, 2010 and determined that the application for rezoning should be appmved. NOW, THEREFORE, BE IT ORDAIIVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, as follows: ' I ' I � I ' ( ' SECTION 1. A minor amendment to the General Plan of approximately 37.7 acres of the Rezoning Area located south of Sandy Street and east of Sanders Road within a portion af Section 33, Township 11 South, Range 11 East, changing the General Plan designation from Medium- Density Residential to Master Planning Area, is hereby approved. SECTION 2. The zoning of the Rezoning Ar�a is hereby changed from "A" (Small Lot) to "F" (Specific Plan) creating the Honea Heights III Specific Plan. SECTION 3. This rezoning is subject to the following conditions, the violation ofwhich shall be treated in the same manner as a violation af the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): 1. Compliance with all provisions of Towns Codes, Ordinances, and policies of the General Plan current at the time of development including, but not limited to, requirements for public improvements. 2. This project is responsible for paying the required Lower Santa Cruz River Levee fee of $18,850 and any other applicable impact fees. 3. The property owner shall not cause any 1ot split of any kind within the Rezoning Area without the written consent of the Town of Marana. 4. No approval, pernut or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate I' Marana Qrdinance No. 2010.05 - 1- {�:� , ' � ' � ' ' ' ' 6. 7. 9 federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. A master drainage study must be submitted by the Developer and accepted by the Town prior to approval of any preliminary plat or development plan. A deta.iled traffic analysis shall be submitted and accepted by staff prior to approval of any preliminary plat or development plan. The developer will be responsible for the design and construction of any roadway improvements that the Town requires based on the data and findings of the accepted traffic impact analysis and other traffic studies tliat will be required at the platting or development plan stages of this l�.lect. Installation of a non-potable water system shall be required to serve the common open space areas and other landscaped amenities, as accepted by the Town af Marana. A Sewer Service Agreement and Master Sewer Plan shall be submitted by the I?eveloper and accepted by the wastewater provider and the Town Engineer prior to the approval of the final plat. 10: A Water Service Agreement and a Master Water Plan must be subrnitted by the Developer and accepted by the Utilities Director prior to the approval of the final plat by the Town Council. 11. 'The property owner shall transfer, by the appropriate Arizona Departinent of Water Resources form, those water rights being IGR, Type I or Type II to the Town of Mazana 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 solurion to the use of those water rights appurtenant to said land. 12. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Development Code and Specific Plan. 13. Upon adoption of the ordinance by the Mayor and Council approving the Honea Heights III Specific Plan, the applicant shall provide the Planning Department with the following final editions of the Honea Heights III Specific Plan: one non-bound original; forty bound copies; and one digital copy in Microsoft Word or other acceptable format within sixty da}�s of the adoption. 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 this Ordinance. ' SECTION 5. If any section, subsectian, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any co�rt of competent - jurisdiction, such decision shall not affect the validity of the remaining portions hereof. ' L � � 0 ' PASSED AND ADOPTED by the Mayor and Town Counc' of e own of Marana, Arizona, this 16`� day of Marc��tl/►/�� i� � ,0�,.,,'�� Mayor E ea ATTEST: ocelyn Marana ,�- � �- ,� � � $EAL � r�. �''kvau �� .�.�,�� e1 �� ronson, Town Clerk rro. zoio.os - 2 - AS TO FORM: , Town 0 EXHIBIT A TO MARANA ORDINANCE NO. 2010.d5 PARCEL 1 Ali that portion af the Southeast Quarter of the Southwest Quart�r of the Northeast Quarter of Section 33, Township Il South, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: Beginning at the Southeast corner of said Southeast Quarter; THENCE South 89 degrees 40 minutes 56 seconds West, along the Southeriy line of said Southeast Quarter, a distance of 660.51 feet to the Southwest corner of said Southeast Quarter; THENCE North 00 degrees il minutes 36 setonds West, along the Westeriy line of said Southeast Quarter, a distance of 610.43 feet; THENCE South 49 degrees 54 min�+tes 14 seconds East, departing said Westerty line, a distance of 865.92 feet to the Easterly line of said Southeast Quarter; THENCE South QO degrees 11 minutes 19 seconds East, along said Easterly line of said Southeast . Quarter, a distance of 49.06 feet to the Point of Beginning. � ' � ' �� ' � ' ' ' , � ' ' � � ' EXHIBIT A TO MARANA ORDINANCE NO. 2010.05 PARCEL 2 A portion of the north half of Section 33, Township il south, Range li East, Gila and Sa{t River Meridian, Pima County, Arizona. Said parcel being more particulariy described as foilows; COMMENCING at the west quarter corner of said Section 33, said corner being a found 2" open pipe; THENCE North 0°34'34" West,1321.02 feet along the west line of said north half, from said point of the northwest corner of said Section 33 bears North 0°34'34" West, 1321.02 feet, said northwest corner being a found 3" brass disk in hand hole stamped'?.O.M. R.L.S. 18552", THENCE North 89°41'26" East, 400.00 feet (measured and record) along the south line of the northwest quarter of the northwest quarter of said section 33; THEPICE North 0°34'34" West parallel with the west {ine of the northwest quarter of said Section 33, 91.07 feet to the POINT OF BEGINNING, said point being a set 3�" rebar tegged "R1516555". THENCE continuing North 0°34'34" West along said parallei line 63.93 feet, to a set Y:" rebar tagged "RLS 16555", THENCE North 89°41'26" East parallel with the south line of the northwest quarter of the northwest quarter of said Section 33, 172.17 feet to a point of a non-tangential curve with a locat radial bearing of Nocth 18°10'06" West, concave to the north, said point being a set X" rebar tagged "RLS 16555". THENCE easterly atong the arc of said curve to the left having a radius of 1666.85, through a central angle of 1°09'37", for an arc length of 33.76 feet to a paint of tangency, said point being a set Y:" rebar tagged "RLS 16555", 7HENCE North 70°40'17" East,16.64 feet to a set tagged "RLS 16555", THENCE North 0°34'34" West parallel with the west line if the northwest quarter of said Section 33, 158.53 feet to a point from which a found 134" aluminum capped pin with punch at the intersection of Honea Drive with Sandy Street bears South 89°41'07" West, 190.02 feet, said streets established by the plat of Honea Heights at the Pima County Recorders Office at Book 12 Page 58 of Maps and Plats; THENCE North 89°41'07" East, 726.44 feet to a found 1 X" aluminum capped pi� with a punch at the intersedion of Sandy Street with Morgan Drive; THENCE North 89°40'S2" East, 696.46 feet (measured, 696.35 feet record) to a found railroad spike with cross cut at the intersection of Sandy Street with Hester Drive; THENCE 89°41'32" East, 242.64 feet to a set rebar tagged "RLS 16555", from which a found railroad spike with cross cut bears Narth 89°41'32" East, 347.48 feet; � EXHIBIT A TO MARANA ORDINANCE NO. 2010.05 TFiENCE South 30°00'17" East,1526.45 feet to a set'r4" rebar tagged "RLS 16555", from which a found '/s" rebar tagged "RtS 16555", from which a found Y:" rebar tagged "RLS 22759" bears South 30°00'17" East, 373.40 feet; THENCE North 54 West, 580.98 feet to a point of curvature on a tangent curve cancave to the south, said point being a set Y:" rebar tagged "RLS 16555"; THENCE westerly along the arc of said curve to the feft having a radius of 4073.45 feet, through a central angle of 32 for an arc length of 2,324.96 feet to the POINT OF BEGINNING. The above described parcel contains an area af 24.93 acres, more or less. ' 11...,.,. . 11 EXHIBIT A TO MARANA ORDINANCE NO. 2010.05 I � I � I r I � ' � � I � I ' I � �� I � I � I � I � PARCEL 3 All that part of the North half of Sedion 33, Township 11 South, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: Beginning at the Southwest corner of the Northwest Quarter of the Southwest Quarter of the Northwest Quarter; THENCE Easterly to the Narthwest corner of the Southeast Quarter of the Southeast Quarter of the Northwest Quarter; THENCE Southerly to the Southwest corner of the Southeast Quarter of the Southeast Quarter of the Northwest Quarter; TNEIVCE Easterly to the Southwest corner of the Southeast Quarter of the Southwest Quarter of the Northeast Quarter; The Northerly to the Northwest corner of the Southeast Quarter of the Southwest Quarter of the Northeast Quarter; THENCE Northwesterly to the Southwest corner of the Northwest Quarter of the Northeast Quarter; THENCE North along the West line of the Northeast Quarter, a distance of 330 feet; THENCE Westerty, parallel with the South line of the North half of the Northwest Quarter, to a point distant 620 feet East of the West line of Section 33; THENCE Southeriy, paratlel with the West line of Section 33, a distance of 175 feet; THENCE Westerly, paratlel with the South line of the North half of the Northwest Quarter, a distance of 220 feet; THENCE Southerly, parallel with the West (ine of Section 33, a distance of 155 feet to a point in the south tine of the North half of the Northwest Quarter; THENCE Westerly along the South line of the North half of the Northwest Quarter, a distance of 400 feet to the West line of Section 33; THENCE Southerly along the said West line of the Point of Beginning; EXCEPT the West SO feet of said Northwest Quarter; AND FURTHER EXCEPT all that portion conveyed to Pima County, Arizona, a body politic as described in Deed recorded Aprif 5,19$5 in Docket 7506, page 113. ' � � TABLE OF CONTENTS � Introduction GeneralStatement .................................................................................................. Project Overview ..................................................................................................... , Specific Plan Summary ........................................................................................... Location.................................................................................................................. Authorityand Scop .................................................................................................. ' Legal Description .................................................................................................... Exhibit 1.C.a: Location and Vicinity Map ................................................................. Exhibit1.C.b: Regional Map ................................................................................... t Development Capability Report Introduction............................................................................................................. Exhibit 2.A: Development Context Map .................................................................. ' Existing Land Uses ................................................................................................. Exhibit 2.B.2a: Existing Land Use Map ' ................................................................... Exhibit 2.B.2b: Existing Zoning Map ....................................................................... Topographyand Slope ............................................................................................ ..... 5 ..... 7 ..... 8 ..... 8 ..... 9 ... 10 13 14 15 18 19 21 22 24 25 26 27 27 Hydrology............................................................................................................ Vegetation........................................................................................................... Exhibit 2.E.a: Vegetative Zones .......................................................................... Exhibit 2.E.b: Ariziona Game and Fish Letter ..................................................... Wildlife................................................................................................................ Soilsand Geology ............................................................................................... Exhibit 2.F: United State Department of the Interior, U.S. Fish and Wildlife ' ' ' ' ' ' ' I , I ' ServiceLetter .................................................................................................................. 29 Exhibit2.G: Soil Map ...................................................................................................... 31 EnvironmentalServices .................................................................................................. 32 Viewsheds....................................................................................................................... 32 Exhibit2.1.a: Site Photo .................................................................................................. 33 Exhibit 2.1.b: Areas of High Visibility Map ...................................................................... 35 Trafficand Road System ................................................................................................ 36 Recreationand Trails ...................................................................................................... 37 Exhibit 2.K: Open Space, Trails, and Recreation Map .................................................... 39 CulturalResources ......................................................................................................... 40 AffordableHousing ......................................................................................................... 41 Existing Infrastructure and Public Facilities .................................................................... 42 Exhibit 2.N.a: Sewer Services Map .................................................. .... 44 Exhibit 2.N.b: Fire Services Map ..................................................................................... 45 Exhibit 2.N.c: Water Service Letter ..........................o...............,...................................... 46 Exhibit 2.N.d: Water Services Map ................................................................................. 47 Exhibit 2.N.e: School Location Map ................................................................................ 48 Exhibit 2.O.a: McHarg Composite Map ......................................................................o.... 50 � ' Development Plan Purpose and Intent ................................................................................ Goals and Objectives ............................................................................ Relationship to Adopted Plans .............................................................. Compatibility with Adjoining Development ............................................ LandUse Concept ................................................................................ Exhibit 3.E: Honea Heights Conceptual Design .................................... GradingConcept ................................................................................... Post Development Hydrology ............................................................... Environmental Resources ..................................................................... Viewsheds............................................................................................. Circulation Concept Plan ...................................................................... Exhibit 2: Town of Marana, Traffic Engineering Division Interoffice Memorandum 05/05/2008 ................................................................................ Landscape Concept Plan ................................................................................. Open Space, Recreation, Parks and Trails Concept Plan ............................... CulturalResources .......................................................................................... Infrastructure and Public Facilities ................................................................... ................. ................. ................. ................. ................. ................. ................. ................. ................. ................. ................. ..... 53 ..... 53 ..... 55 ..... 57 ..... 57 ..... 58 ..... 59 ..... 60 ..... 61 ..... 61 ..... 61 ...... 63 ...... 64 ...... 64 ...... 65 ...... 65 Development Regulations Purposeand Intent .......................................................................................................... 69 GeneralProvision ........................................................................................................... 69 Development Standards ................................................................................................. 70 Environmentally Responsive Building Standards ........................................................... 71 DesignStandards ........................................................................................................... 73 OpenSpace .................................................................................................................... 74 Landscaping.................................................................................................................... 75 Streets............................................................................................................................. 76 Affordability..................................................................................................................... 76 Implementation and Administration Purposeand Intent ................................................................................ General Responsibilities ....................................................................... Development Review Procedure .......................................................... Design Review Process ........................................................................ Phasing................................................................................................. Specific Plan Administration ................................................................. Appendix A: Legal Description Town of Marana — Parcel 1 ................................................................... Town of Marana — Parcel 2 ................................................................... Town of Marana — Parcel 3 ................................................................... Appendix B: Plant Palette TreePalette .......................................................................................... Shrubs................................................................................................... Vines..................................................................................................... Cacti............... e..........................,.......................................,................... .79 .79 .79 .80 .80 . 80 ..................... 85 ..................... 86 ..................... 88 ..................... 91 ..................... 91 ..................... 91 ..................... 92 ' ' , ' ' I� , L _J � Perennial Wildflowers ................................. Grasses ...................................................... . Accent P�ants .............................................. Annual Wildflowers ..................................... Prohibited Plants ......................................... Prohibited Aquatics ..................................... Appendix C: Design Review Application Submittal Checklist ..................................... .............................................. . ............................................... ............................................... ........... 92 ........... 92 ........... 92 ........... 92 ........... 93 ........... 93 ................................................................ 97 ' � , � ' ' � , � ' � �� I � � � I. INTRODUCTION i� � � ' � ' ' ' ' ' LJ , LJ , i 1 1 1 1 General Statement Marana's leadership recognizes the value of offering a wide variety of housing options balanced to preserve existing housing stock, meet the changing needs of current and future residents, promote economic growth, and enhance the character of the community. They also understand that careful land and circulation planning offers developers opportunities to bring creative ideas to fruition and gives farmers and environmentalists the open-space and habitat protections they require, This plan has been developed as a guide to facilitate sustainable growth and create a livable community with vibrant neighborhoods that promote diversity, advance inclusivity, and celebrate Marana's hometown feel. The elements of this plan are intended to foster quality planning and development, encourage the availability of affordable housing to all sectors, and promote energy efficiency to further the economic stability of the region. The Honea Heights III Specific Plan addresses the first three housing objectives outlined in Marana's General Plan, The housing plan, adopted by the Town's Affordable Housing Citizen Advisory Commission and as part of the 2007 General Plan, recognizes that the area's supply of affordable housing is extremely limited and calls for the provision of sufficient availability and variety of safe, decent, and appropriate affordable housing stock within cohesive neighborhoods that meet the needs of present and future Marana residents. The objectives being addressed by the Honea Heights III Specific Plan are to: (1) promote quality residential development along with diversity in housing type; (2) encourage the development of affordable owner-occupied housing units; and (3) encourage and promote community efforts to revitalize mature neighborhoods. 1 l__ J , ' ' � ' ' ' ' ' ' � ' i ' ' Introduction A. Project Overview The Honea Heights III Specific Plan is a Town of Marana sponsored mixed-income residential infill project as part of a redevelopment strategy intended to increase the availability of affordable housing and address a need for enhanced neighborhood infrastructure in older Northern Marana neighborhoods, The Town intends to develop approximately 93 single family units with 50% open space devoted to trails, paths, and park amenities designed to integrate into the Santa Cruz River Shared-Use Path to provide connectivity to the Marana Heritage River Park and neighboring retail development in Gladden Farms. Housing types will vary and may include both attached and detached models. All will be equipped with rear loading garages. Front entrances will be connected by sidewalks and trails, The homes built along Sandy Street will face existing development and reflect the height and scale of existing homes, Houses built in the interior will face one another, public courtyards, pocket parks, or the Santa Cruz River Linear Park. Honea Heights III Specific Plan will serve as Marana's first large-scale mixed-income housing development and will introduce a new cooperative development model to expand the number of affordable housing units and boost the economic sustainability of the community. Town staff is working with non-profit partners and federal, state, and local funders to leverage resources to facilitate the sale of homes to lower-income families earning at or below 80% of the Area Median Income (AMI). At least 40% of the houses will be sold to these families with an additional 30 — 40% of the homes being offered to families eaming between 80 —120% AMI, filling a gap needed for workforce housing in the area. B, SpeciFc Plan Summary The Honea Heights III Specific Plan establishes comprehensive guidance and regulations for the development of approximately 38 acres owned by and located in the Town of Marana, Arizona. The Specific Plan outlines the development regulations, programs, development and design standards required for the creation of a mixed-income neighborhood with affordable housing units designated and sponsored by the Town and funded under local, state, and federal programs. The Specific Plan also provides the parameters to implement housing and open space development by establishing policies and regulations that replace and/or supersede the current property zoning and other Town development regulations. The Honea Heights III Specific Plan is regulatory and adopted by a Marana Town Council ordinance upon the recommendation of the Town of Marana's Affordable Housing Advisory and Planning and Zoning Commissions. The Honea Heights III Specific Plan development is designed to provide an innovative mixed- income housing model; preserve the unique characteristics of the native desert landscape, and promote energy efficient and environmentally responsive building. 1 It is anticipated that the Town of Marana will act as master developer for this project and take primary responsibility for the development of infrastructure to include all roads, parks, trails, and drainage and will retain ownership of all common areas and open-space, Housing development will ' TOWN Of MARANA HONEA HEIGHTS III $PECIFIC PLAN ' ' Introduction be completed in partnership with independent builders selected through a proposal process and contracted through development agreements, All activities undertaking as part of this Specific Plan will meet the standards established by the Town of Marana, its funders, and housing regulatory agencies, The Town of Marana is an equal housing agency. C. Location The Honea Heights III Specific Plan will be developed on three contiguous parcels located south of Sandy Street between Sanders Road to the west and the Marana Heritage River Park and Gladden Farm Neighborhood to the east, in the Town of Marana. The parcels are bordered to the south by the Santa Cruz River bank protection. See: Exhibit 1.C.a Location and Vicinity Map, Exhibit 1.C.b Regional Map D. Authority and Scope The Honea Heights III Specific Plan has been prepared under authority provided by the State of Arizona in Arizona Revised Statues, Section § 9-461.08. Arizona law allows the preparation of this specific plan based on the general plan, as may be required for the systematic execution of the general plan. Town of Marana Ordinance No. 87-22 provides the uniform procedures and criteria for the preparation, review, adoption, and implementation of specific plans in Marana. Arizona Revised Statues, Sections 36-1403.12 (12)(B) and (C) provides the Town of Marana authority to: Determine where blighted a�eas exist or where there is a shortage of decent, safe and sanitary dwelling accommodations for persons of low income,• and Make studies and recommendations relating to the problem of c%aring, planning, designing and reconstructing blighted areas, and the problem of providing dwelling aaommodations for persons of low income, and cooperate with the state or any political subdivision of this state in actions taken in connectron with these problems, Development and implementation of the Honea Heights III Specific Plan and neighborhood development will be completed pursuant to this authority, In accordance with provisions outlined by these state statutes and Town of Marana Ordinance No. 87-22, a series of public hearings will be conducted by the Town's Planning and Affordable Housing Citizen Advisory Commissions and the Town Council after which the Specific Plan Ordinance may be adopted by the Town Council and become effective. E. Legal Description See Appendix A: Legal Description TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN ' t '�J � , , ' , � L_ J ' 'J � ' , � t , ' ' � ' ' ' ' ' ' 1 C , ' ' C Introduction Exhibit 1.C,a; Location and Vicinity Map � :._.sa.�s c,��,. � � �� : t � _ f�� ?�`. �� ,.� � � � E �� ^ � �� F � � r �'1 �� f � � � � �#��"� � �",� � � ° � � .. _ �.. , - _ � �� .,.� "'`�. ��;� � 23E. 7.1' � � ..__ ' ��:. `' „ '� � s t:?• � � : � ■ �c� �• -� "`"' ,�� ' �, .� , �'„_ . �' ,�;�. #, .� � � �� . �:�� , �: y� „ ,�, �,� y .� ;,'f i � . ; , . ��" � = 4 . , �r: t r � �� j ""� ? �.�` _ � �" � � "� ��,J � t . '�.,� p TM � Z: €" �"�-�:� �� vtr. . �� y . � , G � ,�,,,� ,- ., �' -� � "w.. � .t�� . ic3a1'+�� s` � -_ � ' .. � _ .,. .. - ' .5 ' p :` . ._ ' . . � < . _ � . �, : . �.� �:_ � ' . . 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Honea Heights Iil Specific Pian Location and lficini3y Map � SpeciFie PEan Boundary � Tawnship, Range, Secd4n Lines 8ackprauRd f��nx�e: Jt,Vy 20i?7 M/VPP,erra� Pi,c 4 �.5 1 2 --_. . HLW_5 _. _ --- .��:<.�..,.. a...k��.«v t+y_:x -*t�J'tr��.��rr�nucr-: : ca rams�ua � TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN ^+ �.�;� �.+�r � �� _3� ; `. � ` �� c .. �t�� '- �:, � � E .� _ _� �� ,:-.--;.� , „�..��, ' 9 Introduction Exhibit 1.C,b: Regional Map Honea Neights iN Speci�c Plan �;r�� ,., Re�iartal PJlap `a�'Y.%'r 5peafic Pian 8our�dary �4arana Tawn Limits ` Pima County �ackgror�d?mis,.c Icdy 2Q0T t•1f�FRa:ritW Phatagr�J�`�!Y fl A 5 1 2 3 A 5�,, ,,� �„��,,,,, ��«.:w�car,n:•.,:'hv,.�....o-.«.,. u R6k5 -�=�'�•••�su.s,. TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN m , � � , , ' , , , � , ' � � ' ' t , ' 1 1 1 1 1 1 � 1 1 II . DEVELOPM ENT CAPABILITY REPORT � �� 1 , 11 Development Capability Report A. lntroduction The Honea Heights III Specific Plan presents an opportunity for the Town of Marana to leverage existing lantl resources to provide affordable housing in a mixed-income neighborhood designed to take advantage of the natural components of the property and surrounding area. During development of this Specific Plan a systematic and deliberate analysis of existing conditions, both natural and developed, has been completed to ensure that the housing project and related infrastructure improvements enhance and compliment existing and planned development. This Development Capability Report follows the Town of Marana requirements provided in Specific Plans Application of the Town of Marana Land Development Code [05,06.02 (D)]. Pursuant to this requirement, the following physical components of the site were compiled to assess the suitability of the property for development: • Existing Land Uses �_ • Topography and Slope • Hydrology • Vegetation • Wiltllife • Soils and Geology • Environmental Services • Viewsheds • Traffic and Roatl System • Recreation and Trails • Cultural Resources • Affordable Housing • Existing Infrastructure and Public Facilities Photo A.1: View from the Santa Cruz Shared-Use Path The Town of Marana is one of Arizona's fastest growing and urbanizing communities with a varied population of native residents and new-comers enjoying both rural and urban lifestyles, There are twelve (12) existing antl approved housing developments in close proximity to the proposed Honea Heights III Specific Plan including Honea Heights I& II, Gladden Farms I& II, Payson Farms, Rancho Marana, Vanderbilt Farms, Las Pilas, Fianchetto Farms, Heritage Park, Barrios de Marana, Marana Gardens, Sanders Grove, and Uptown Marana neighborhoods, In addition, public and commercial development is both pentling and underway throughout northern Marana to provide municipal, agricultural, educational, retail, commercial, industrial, and expanded medical services in the near future. None of the projects mentioned above include an affortlability component. See Exhibit 2,A: Development Context 13 �;?�' $ �� .�A � � u � �� .�,.,.... .. .� .,_ .. �_.,. � Development Capability Report Exhibit 2.A; Development Context � I �� 6 �� i � � , ` . �. ., °� . ? -�* � u '.3 £-� �:: � t � ' `� ' i�* �, ��:� `�. v �Y�Y� � ',� � ., � � $ `. � � .�•': i � � z�� v�"`'�t �"' : �. . � � ti` ; ' r t ��.,, � �:.� s �r �m �'S°"�c ` ��`` IL m-�,„ . �" . rL �`�'�' f _ a � � Y � e' � , � � � f � ; a �"" - 3 s T . :, 5 � �� L... rs +F .w`i � �� t ' ' � �``` ri � ._ t .,�r .«t t" Y . � ��,�� • � � . �.a .r. �``4v � : � `. . r . .' k � .. .:i r � . �.h„ `� t t c` �+ . �+1. Mi - a, �- i y,� �`fi , *� � �. . � � � � .��` w� � � , } - �� , �, ,�..�. - _'. � ��1. - � , � = _ _� �4,,"�� - . . —_. --� ` �' � "�`�b„L.,�. ' � _ . 5 ��+��+��.., � y �..m. • � 1 �- � � ��.. �.: .. _.. �'��: � v• _ � .� �.' ��' �.. 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"A# 4„ � .,.rz . , s.r,...�.. � "�. �. ♦ .3 .. y, '"".`�«. . ,.v,.. - .. t� ` � � � � � �� F I ��' ".�-��'�`� .�,�: . '�� '�� ` �x.t a�- � r `� °� � . . ': �r � �� . '{�.r, �.�. r ,'", . . ' � - ` � ` M" ,. ' � � '�r .� . '�.�` �"'." t � ' �. `N . � S � �� k� 4 ,, � . �� _ 4 ' x 4 3 •. Y +t - "�" _ - y .. .�^ ,� , � � i f , ,�y,,�. � . .... � � '� n , I ^ r3�k- � � � ��.�� ' . � � - � ;.�� € ��+A a".3 � .*�{ � f K� %�� 't' e F�t' � � � .d � a �; i ' � f � � � at *� • j 't . Nonea Heights #II �evelopments f?evelopr�aent Cc>ntext `'�' � sF��r� ��r� �,�x�� !;� ; r�r�,�a�� rnRr.rs �''�'', ��n.��r.n �a�ca�n:s � b��,t�-J�&,.7 FCJ�PAS � 6qkR� iaE A�a�RZVa l k � -. R:SM�hG hSAf�Ft�tR (� I�::)'.�A 1-lE�C; S � ts'LR�*�I FhRA�iS � SAVC£33$ Gt�v'E � F.GFI':F�.:w,[ FY4.F'..K �,,,�' LRS F0..h5 .��'. i.FFtC4�,hf- kl.�FtAt�ih (; c�+.v�ra Fa,�r�s BeeAg.rosaad rmage- Aprut 2�d6 P.:G G`n�ro Ptaeo9�'�Y � 0.5 1 � •�.:..�,..ti...,_a..�w,,.... .s, c«rn. �.. ty.+r . rcMww�e �+Qih35 �"."•'�1 'S..ait7.4iw-a TOWN OF MARANA f I III $PECIFIC PLAN 14 ' ' t ' , � r � r � � � , � ' i _� ' � Development Capability Report B. Existing Land Uses 1. On-Site: Existing Conditions The Honea Heights III Specific Plan is proposed for approximately 38 acres of land previously owned by the Pima County Flood Control District and conveyed to the Town after an expansive extension of the Santa Cruz River bank protection removed vast stretches of land from the floodplain. This bank protection diverts the river away from developedldevelopable areas. Once the new levee system was in place, the former flood protection and reclassified property was abandoned creating an extensive blighted area overgrown with brush and buffle grass, an invasive species plaguing southern Arizona. Not only were large chunks of concrete (formerly used as bank protection) rising up from the desert floor, the property had become a dumping place for discartled household appliances, green waste, and an occasional abandoned vehicle, In 2005, the property was conveyed to the Town. Since then, the Town has been working to reclaim the land for residential use and create parks and open space as part of an overall neighborhood revitalization project. After an initial cleanup, Town crews have worked to remove discarded items, rubbish and public infrastructure alike to help stimulate positive development in the neighborhood. In addition, a fourteen (14) foot wide shared-use path featuring rest nodes, enhanced desert landscaping, irrigation, signage, and connections to existing facilities and trail segments has been provided. The path is intended to accommodate non-motorized users including pedestrians, joggers, in-line skaters, bicyclists, and individuals in wheelchairs antl other assistive equipment. ,�k �.�; s� �, ,r� .. . ,. � ' _ _ �:�. ,. � �.�> �t..�.,„, : � t �tw=:�� ,� � .� � � � "�-wi�:�:a � �a ��. Photo B.1.b: View from the Santa Cruz Shared- Use Path north Sandy Street in Honea Heights Zoning The property is currently zoned A— Small Lot: residential, commercial, industrial, and quasi-public land uses shall be permitted so long as each such land use is conducted on a lot no larger than 2,5 acres and is consistent with the Significant Land Use Change procedure described in Section 05.03 of this Code. This is not, however, to be construed to permit any land use that may be specifically prohibited within the Town of Marana by this or any other Ordinance of the Town of Marana or by State or Fetleral law. 15 Photo B.1.a: View from the Santa Cruz Shared- Use Path northwest to Honea Heights III ' Development Capability Report 2. Off-Site: Existing Conditions and Zoning within a'/z Mile Radius Existing Conditions - Adjacent to the north of the proposed development are Honea Heights I & II, Known as a single neighborhood, Honea Heights is one of the oldest platted areas in Marana. There are approximately 140 homes placed on 200 designated lots in the neighborhood, Lot sizes range from 6,500 to 20,000 square feet. The existing homes include a mi�ure of site-built, manufactured, and modular construction in varying states of repair and functionality. Some properties are home to smaller farm animals and horses. There are commercial uses including a home-based beauty shop, a printer, other small businesses, and two churches along the northern and western edges of the neighborhood. �. � � LJ LJ ' ' � i ! � The Town of Marana is completing the installation of a sewer system that will serve the Honea Heights neighborhood, Once individual sewer connections are completed, the Town has committed to provitling upgraded road antl sidewalk construction to help bring the neighborhood into alignment with newer subdivisions. To the east Gladtlen Farms and to the north Fianchetto Farms and Rancho Marana offer traditional single-family detached housing on lots ranging from 6,000 to 12,000 square feet. Housing types are similar to those shown below. * �� m° ;; �� Photo 6.2.c: Existing Gladden Farms Residence ' , ' � � � � , � �s � Photo B.2.a: Existing Honea Heights Residence Photo B.2.b: Existing Honea Heights Residence Photo B2,d: Exis6ng Fianchetto Farms Residence � � LJ ',� � � � � � ' ' Development Capability Report The southern and western borders of the project area designated flood plain zones, The Santa Cruz River and levee protection run the full southern length of the proposed project site. Cattle grazing and other agricultural uses are being conductetl along the river way. No commercial or residential development is permittetl in this area, Table 1; Land Use within a'/2 Mile Radius North Residential and Commercial — Honea Heights I& II South Vacant — Agriculture and the Santa Cruz River East Agriculture —Marana Heritage Park Farm; Gladden Farms (single-family residential) West Agriculture — State of Arizona leased ranch land See Exhibit 2.B,2,a: Existing Land Use Zoning - Adjacent to the north of the proposed development are Honea Heights I& II, which are Zone A- residential, commercial, industrial, and quasi-public land uses so long as each such land use is conducted on a lot no larger than 2,5 acres and is consistent with the Significant Land Use Change procedure described in Section 05.03 of this Code. New development to the north and east, both proposed and built, consists of single-family detached homes with R-6, R-8, antl "F" Specific Plan zoning. Parcels to the south and west are Zone D designated flood plain. Table 1; Zonin Within a'/z Mile Radius ' Zone A— Residential Commercial, industrial and quasi-public land use. North Zone R-6— Fianchetto Farms Zone F- Rancho Marana Soecific Plan (Sinale-Familv Residentiall ' South Zone D— Designated Flood Plain Zone ' � � � � East West Zone R-6 and R-8 — Gladden Farms (Single-Family Residential) Zone D— Designated Flood Plain Zone See Exhibit 2.B,2,b; Existing Zoning ' » Development Capability Report Exhibit 2.B.2a: Existing Land Use k � . :,. .�" �.:� ..... - ..�..... ...... .�.::, . ._ . . �_�:.. . " k...L. `. , i�� . x �� =r:' � �'�. �.� �„�?,+ . } � �� '' � � �� t_.. ��:� , _ ; � � � �� Honea Heights Iil Specific Plan �istir�g Land Use �£o.Rr.xs..w,�ww•:.M j�j�;`-f�G6;�a�taCE+C:tiESau�1*�F�V ,.,.�'`:'�i-lx..nre�t 1.,��:��[-ta�['tts.t{xT+�LwCG.'.u„lCrs�i,r ...� AN etifl' � R,.'.7CCTVl.�Al4A4VfAC NflE9 Y{/AE � t.�N.i1ER;:Wi � Rf:bC9+tTURI UUIPI ffNll'a ;� nwc�w�s (� �^.su� aeaaa wa,e: av� uu wrx naea:: i� a.n.r.s. a�:e�u�.�.u.c.:i�a .a�,- (� •au.:n:wraxrm ,: a.luir..swv^ituru.vrti ;°�,i�.r�[;xv]a�axvG:GUtiS o a z� a.s 1 hS:les i ��5 ,.,,��..,. G r �e ,�. l � �,�x,�..,.� �� «._�� r+.,�N�t�.dt�w�.� ..� ,�., �u.�.,. TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 18 Development Capability Report Exhibit 2.B.2b: Existing Zoning � , «- F _ � �, �-L H � � � {� r��i� �za�� F ; . �� _ �� -" �:-t 'IR�, �-�: � 5 '� f?-iA+, f?-tS� R-- K-7 R-8 R„ �-9 ;i-:.� :. �_g 5� r Vt: �-4 2_i�€ �fC � �x G E �. G NJ � �i� � � Honea Heights !ll Specific Plan Ex�shng Zorn�g O_� ,.., .., ,_ ;� , . .... ,. zo�.� �• .. .. � .,,>, ..>, � � .,, _._ . ;� . .. .. �p , ...�� e.. ^�' r � :.�,»x�,M g� c+�� ,.�o..... � _ . e,a � � Y.JYn3»N^w � F ti aW".:�ctnMruls � cx cxrar, -. • ',� 1' ��x1.rt ..�r�-..r. � 4e1 �-.qe�.+9AM`+�.*nt � f� %'. :�'!!�l�T{pC«RAmAS (-' . .. .....�.. �•. � < ;alst::l:E. � vt^:� nie.v..,.,b£yA',!M1.'s.t.=, � r •�.t..r �^" . . . „ w.._r � t .,.r.a.. y�;N,. � M'+: lF�t v N..i ..i. -• �.+'�' r � e. svh. .< +� al �. : ±+� � !F. "`I • . b� r -. _.,.x ,,,. . . ['� . �<. <,. __., . ..., . ._.,_ CS 5 1 R�f1d5 ; � t`,'� 1 �-*,; : r,. ��:a:,,-o.,��,_;i.,�..a�,.n � .a� :iw..rM P.u�._C.w'V:'^Mnrt '-:Ta.�dV: •� TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 19 � Development Capability Report Building Heights The project site is bordered by vacant agricultural lantl to the east and west; the Santa Cruz River to the south; and residential development to the north. The existing development in the Honea Heights I and II subdivisions is predominately single story. Some additional buildings structures in the neighborhood include barns and storage sheds, including structures reaching 20 to 25 feet, Pending and Conditional Rezonings There are no pending actions adjacent to or within a'/z mile radius of the proposed development area, There are several contlitional rezonings including Gladden, Payson, and Fianchetto Farms rezonings, and the Rancho Marana West Specific Plan. SubdivisionlDevelopment Plans Approved There are seven (7) residential subdivisions approved within a'/z mile radius of the project site. These include Honea Heights I& II, Gladden Farms I& II, Rancho Marana 154, Fianchetto Farms, and Payson Farms. No development plans are approved within a'/2 mile radius. Architectural Style of Adjacent Development The architectural style of the existing homes varies widely with ranch, territorial, and manufactured homes sprinkled throughout the Honea Heights neighborhood, Other developments underway in the area consist of one- and two-story single family detached units built on lot sizes ranging between 6,000 and 12,000 square feet. The photographs below depict the variety of older and new development in the area. ��°° �' �,i �M � r�. . � a .; � A , , :� 'a;,: '" �� »�� ^_.Ya . � � � �' ,:-:. i .. r . �hotC� ... �i;s��n� �i�'�nar =�'�r"� Res��ignr , � ' � C J � � ' , ' , ' �� LJ C� , r �o � Photo B2,f: Existing Fianchetto Farms Residence , � � �� ,� � �� ' �� r k��? �" �'` � { ij t: �h�,m,�d t ��.�. � E �� r �, s � ' �,{., Ece ..� iN�""��.� Photo B.2.h: Existing Honea Heights Residence �.x.:..::,,� :�.nws�a,uz� . Ytir ,:�. . ....... P. ............:. ,.: ..,.. . Photo B.2.g: Existing Honea Heights Residence � � Development Capability Report C. Topography and Slope � � � �J � � f 1 C1 i 1 � The Honea Heights III Specific Plan covers an approximate 38 acre land mass removed from the floodway by the Santa Cruz River Levee system, The topography of the adjacent neighborhood slopes toward Moore Road with the exception of parcels facing Sandy Street. The project which is designed to use rain water runoff from this area could save water resources. Guidelines to capture and use rain water will be outlined in Section III — Development Plan. Hillside Conservation Areas No hillside conservation areas exist on this site. Rock Outcrops No rock outcrops exist on this site. Slopes of 15% or Greater There are no slopes greater than 15% within the confines of the proposed building envelopes. Other Significant Topographic Features No other topographic features such as protected peaks and ridges exist on this site. Pre-Development Cross-Slope The parcel cross-slope is similar to the longitudinal slope. The proposed grades are generally conducive to development. � 21 LJ Development Capability Report o Hydro�o Off-site Watersheds Eleven (11) offsite watersheds (OS) were identified that generate stormwater which is conveyed onto the Honea Heights property, Offsite watershed OS1 is a commercially developed parcel to the west. OS2 is a single residential parcel to the north-west, OS3-OS5 are low-density residential watersheds north of the property boundary at Sandy Street, OS6-OS10 are low-density residential watersheds to the north-east of the property. Offsite watershed OS11 is an agricultural parcel (State Trust Lands) south-east of Honea Heights. All the stormwater conveyed from offsite watersheds and generated from the onsite watersheds of Honea Heights, is conveyed downstream to the Santa Cruz River. The hydrologic calculations for the offsite watershed were performed utilizing the Pima County Modified Rational Method outlined in the Hydrology Manual for Engineering Design and Floodplain Management within Pima County, Arizona. Table 2.D.a summarizes the hydrologic analysis of the offsite watersheds. Table 2.D.a OFFSITE HYDROLOGIC ANALYSIS Concentration Drainage Area Length Slope Impervious Runoff Coef. Basin Factor Q100 Point (acre) (ft) (ft/ft) (%) (C (n (cfs) OS1 0.95 330 0,012 70 0.822 0.018 8 OS2 0.80 166 0,018 20 0.603 0.036 5 OS3 2.41 426 0,019 30 0.647 0.028 15 OS4 4.40 917 0,011 30 0.647 0.028 28 OS5 5.63 482 0,015 30 0.647 0.028 35 OS6 0.50 194 0.015 30 0.647 0.028 4 OS7 1.37 274 0,033 30 0.647 0.028 9 OS8 1.66 259 0.042 20 0.603 0.036 10 OS9 1.62 308 0,032 0 0.515 0.040 9 OS10 4.87 413 0,019 10 0.559 0.040 26 OS11 14.95 1701 0,006 0 0.475 0.042 38 Retention is not required for the proposed project at Honea Heights, as the residential density will be less than 3 residents per acre (RAC), Off-Site Watershed Features There are no significant offsite natural or man-made features located within the upstream-offsite watersheds of Honea Heights. Under the existing conditions, all stormwater generated within the offsite watersheds of Honea Heights is conveyed onsite as sheet flow. All stormwater generated within the offsite and onsite watersheds of Honea Heights is conveyed to the Santa Cruz River at the existing 3-36" corrugated metal pipe (CMP) culvert, located at the most downstream onsite concentration point. 22 ' i � �� u � � � � ' � Development Capability Report The existing culvert has been constructed to convey stormwater through the levee associated with � the Santa Cruz River. The levee is aligned with the southwest property boundary of Honea Heights. The culvert conveys the stormwater generated landward of the levee to the Santa Cruz River. � r � � � � � � � � '� � ' � Pre-Development On-Site Study The Honea Heights parcel is bordered to the southwest by a levee, associated with the Santa Cruz River. The onsite watershed is typical of land immediately landward of a levee: shallow depression with no significant drainage patterns. Stormwater conveyed through the parcel is conveyed as shallow sheet flow, collecting within the depression. The stormwater would then be conveyed to the Santa Cruz River at the existing 3-36" CMP culvert. The culvert has been constructed through the levee, bordering the property to the southwest. Under the existing conditions, the 100-year peak discharge at the existing culvert is 138 cfs. The existing culvert was analyzed under the peak discharge conditions. The required headwater to convey the peak discharge was delineated as the 100-year floodplain. Detention is not required for the proposed project at Honea Heights due to its location in respect to the Santa Cruz River, the regional watercourse immediately downstream of the project area. The time of concentration (tc) of the Honea Heights offsite and onsite watersheds is very short in time with respect to the tc of the Santa Cruz River. Therefore, the peak discharge at the Honea Heights downstream concentration point will occur earlier than that of the Santa Cruz River, having no effect of the peak discharge rate of the regional watercourse. No regulatory discharge (Q�oo >-50 cfs) is conveyed onto Honea Heights from offsite watersheds. Under the existing conditions, a regulatory discharge of 138 cfs is conveyed from Honea Heights to the Santa Cruz River at CP E1, Table 2.D.b summarizes the onsite hydrologic analysis under the existing conditions. Table 2,D,b ONSITE HYDROLOGIC ANALYSIS - EXISTING CONDITIONS Existing Downstream Conditions The existing 3-36" CMP culvert at CP E1 was analyzed for the existing conditions regulatory discharge of 138 cfs. The required headwater elevation of 1978.4' was delineated as the existing conditions regulatory floodplain for Honea Heights. Case File Includes: Honea Heights Stockpile Plan — Drainage Statement 23 All stormwater being conveyed from Honea Heights to the Santa Cruz River will be conveyed through the existing 3-36" (CMP) culverts. Adequate culvert capacity of the existing culvert will be demonstrated in the developed conditions. , Development Capability Report ' E. Vegetation Marana's name comes from the Spanish word marana meaning thicket. The first explorers � encountered a thick mesquite bosque at the inland mouth of the Santa Cruz River. Marana's roots run deep and the respect for our past and protecting the environment is evident throughout the Town's � history and integrated into all the Town's practices. Vegetative Communities and Associates on the Site � This site was recovered from the waterway with the completion of the Santa Cruz River Levee System. There are three distinct areas of vegetation on the site all dating from 1993 forward after the area was decimated by floodwaters. Vegetation on the southeast section of the property � consists primarily of older velvet mesquite trees in close proximity to one another with some creosote bush along the perimeter (Zone A). The trees are 8-12' tall and appear healthy, although they could use some attention-pruning and cleaning up old debris at the base. Zone B, directly � northwest of Zone A consists of younger, smaller and more spread out velvet mesquite. Zone C, the area located closest to the Santa Cruz River was heavily disturbed during construction of the levee system and is overgrown with buffle grass and creosote bush. � See Exhibit 2.E.a: Vegetative Zones Si nificant Cacti Grou s of Trees and Federall -Listed ThreatenedlEndan ered S ecies � 9 • P Y 9 p The project site contains habitat that may support special status species. In order to mitigate any � potentially adverse effects, the Town will adhere to recommended mitigation measures described in the Arizona Game and Fish Department's online environmental review tool dated 11/21/2007. Additional mitigation measures are described in the Development Plan. � There are no significant cacti or threatened or endangered species on the proposed project site, There is a small clustering of velvet mesquite on the southeast corner of the property. No housing ' development is proposed for that area. See Exhibit 2.E.b: State of Arizona Game and Fish Department Letter � Vegetation Densities � The project site exhibits little or no density of native vegetation. Portions of the property have been graded for agricultural purposes, others host abandoned flood protection infrastructure. � � C� 24 1 � � , � Development Capability Report Exhibit 2.E.a: Vegetative Zones !;1 G Honea Heights III Specific Pla�� Vegetation Zones � Sonaran Oeset# Scrub Spec�fic P1ar� Bound2+ry &xkprpvar�JRmag�v: ►r4ay2P08flrtrr�8f+otv9aF+tiY `.�1 1.� 2.C4{� —t cn TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN �� : 25 � Development Capability Report Exhibit 2,E.b: Arizona Game and Fish Letter �. TH� S�ATE OF A+RiZDf�1A � �� ``�''�'��;`� GAME AND FiSH DEPARTMEIVT ��"� �.r'�� , .�' � �Y �a.c�o �� `'`.�';�=�=�� J'J04 rV. CJet�EREE F�'vt�� § �� r� '�t� • '`�. ltZ 85L]68•50��U �r �, ra �s. � � � -. . � . � DIpiLT� � + � {�} 9+SZ � 1YlF1W�.Cd�' [SS1sa� � S��csY .. 0�P3fT9' �ERf�'#�t ST€�?f�% FCMRtt � :�i��' 1! . i�S, 1�FI��t95I� �}'8#� �� 12 7�J �. $f�mdvv8y IZd� �e�it� If19 �'er�pe, A� �5�82 Ite: � �vir+a�rrsent..2 �2,eview, �EI�� E�vir�nn7Mutal As�sment Town of?,�a:ana, Ha�s�F�ei�fit� I�?�Fei�ho�tcs� I�mject s� Thc ,P.�;xorra Game aard Rish Depar[�art (T7cpartaz�eut} I�.s re��i�ed ynu� r�uest, c3ated 3�� , ?Qt}8, re,��d�g an Eu�ironm�tal �evisw �s;ociat� �zil� t�e a'b�ave-referenced pr�je�x �.. filz� ��enE noted t�� '4�est� �eil�i�r-billd �.�ek� acc�s ama�ed'aatc�y adjac�t tt� yourpro�cct Wa tandtrs��nc� t�c t�ous� will �e bu:'lt can p�a�tsls o�' l�d s�tfi� g�.*t��lly c�Y�1o�i �.�as and a rc�rcn�ionr.� p�rr� a�a�ady �ci�t� r�on� t� rivcr. i�e st��c�y re�a�cnd :3�e San:� Cruz I�i�rec ri�ars:�n �ea �e ��c� �s rst�tr�€ as pts�i�rte �+a it ;nay c��sauu� to su�p�rt �13� wildlii� �at d�nd cr� tl� r� �ie rec��n�er�d }:�pin,g tr�ils ti�:r�ugit tl�� rip�is�u are� t�s a rn'ux:msrm � tlia� U�diug Yt��v�r-l�€11et! c�xict�os will ac�i �e ciistzarb�ci. Ii t�e rccammkcnd�tiax►s erc fc�lt��vet�, t�sn I#epa.-�c:�t dacs asot anticipaic �y si,�.ifi��4 �clvarse imp�cts :n s�'a�l sta�us �aocies 4v�uld c�ccur. I��vcv��r, �s rru�i aream cx�r�t�u� t�a �xput��F, t]�t �r�bability cif �vecse �pacts to naw�e� wiidli�"e is l�lcpy �d siaould b� cansideced, �f ycru Y��vv� questio�s rr� in� tivs Ietkes piease ��ts�ct ane at (6�} �aG-7fi{fS. .� + � ' t i � �!� � . . AFtB�i�TSCUt c�: L�u,*a ��c�, Projt�t Ev��teti�� P�4r�i �np�visc�r ,�o�n Sc�gi, I�t�=tat Prograr� A��a�ag�r, Re�iaa� V � • . � er* xnr �cu�arr��r t�a,s�r?:,� t�os�?�or,�,,r.�� F,c�: TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 26 ' � � ' , � lJ � ' � � � ' u � , � ' � � Development Capability Report F. Wildlife ■ The burrowing owl (Athene cunicularia) is identified as a Sensitive Species and is addressed under the Town of Marana's Draft Habitat Conservation Plan, (HCP) as well as the City of Tucson and � Pima County Draft HCPs. Burrowing owls are also protected by the Federal Migratory Bird Treaty Act of 1918 and State of Arizona revised Statute Title 17-235. The owl is known to nest in small mammal burrows and in unusual locations such as erosion holes around irrigation canals, piles of � concrete rubble, dirt piles, banks along washes, and PVC pipes with an angled opening above the ground, A qualified biologist (town staff or other) will observe all burrows and holes described above, for the presence of recent owl sign. They can be found in locations as diverse as � agricultural fields or open land in urban areas. Due to this project site being located within potential burrowing owl habitat, a burrowing owl survey will be completed no more than 30 days prior to ground disturbance by town staff or other qualified individuals. � Through the Town of Marana's Habitat Conservation plan, the Town has also mapped this area as containing modeled habitat for the Tucson shovel-nosed snake. The Tucson shovel-nosed snake � is protected by Arizona State law (ARS Title 17). In 2004, the United States Fish and Wildlife Service was petitioned to list the Tucson shovel-nosed snake and to designate critical habitat. The snake has been found in areas of northern Pima County and across Pinal County within ' xeroiparian scrub, creosote bush areas, Sonoran desert scrub and mesquite bisques. Soil type is an important habitat feature with loose sandy soils being suitable for the habitat. � Presence of State-Listed Threatened or Endangered Species No threatened or endangered species occur on the project site, nor does the site support any potential habitat for threatened or endangered species. According to the State of Arizona Game � and Fish Department the Western Yellow-Billed Cuckoo occurs immediately adjacent to the project and recommends minimal disturbance and limited the number of trails to be built through the adjacent riparian area as to not impact breeding. , A letter from the United States Department of the Interior, U,S, Fish and Wildlife Service concurs that the project site does not support any threatened or endangered species nor will any critical � habitat be affected adversely by the proposed project. See Exhibit 2.F: United States Department of the Interior, U.S, Fish and Wildlife Service Letter � High Densities of a Given Species There are no known high densities of a given species on the project site. � Aquatic or Riparian Ecosystems _ There are no aquatic or riparian ecosystems on the project site. G. Soils and Geo%gy � The Honea Heights III Specific Plan will provide infill housing built on property previously owned by the Pima County Flood Control District and conveyed to the Town after an expansive extension of the � ' ' z� � Development Capability Report � Santa Cruz River bank protection removed vast stretches of land from the floodplain. These bank protections divert the river away from developed/developable areas. � The following is based on a geotechnical report prepared for adjacent projects and is preliminary in nature. Further testing will be completed prior to and during construction phases of the project, Soils Geotechnical reports compiled from full studies completed on adjacent projects with a shared � border to the north and east list identify soils consisting of sands with carrying amounts of silt and gravel and sandy silts to sandy lean clays. This is classified as Arizona gravely sandy loam (Dirt Code AZ Soil Type A). In general, development of the soil is feasible. Some compaction and/or fill � with compaction may be required. Geologic Features � The site lies within the Santa Cruz River Basin where the topography consists of mountain ranges and relatively flat alluviated valleys. The alluvial material mapped at the site consists of sand, silt, and gravel. � See Exhibit 2.G: Soil Map � , , �� ' 2s � Development Capability Report Exhibit 2,F: United States Department of the Interior, U.S. Fish and Wildlife Service Letter �65.E .wy4,.,,�-+,"t1ar,� �`��'•. r "�*'° ��`"""r,'`'`� �� +"s+p'"�.�.*�, � , �-��,=a �. ,.�,. 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E� ` 4� � �! :'k 't �` Y!C "i i. �� s ; �'ai . ��,A:e ; • � :�, ! � ' , t...d��i � �,� ' .a c�� =� ; s : j �� : � M:e .�. s � ' �;r � ;: r � �° <re s� l y s •.,.. Yt�.} �'Y i 1. $9{R .•Fii �!€��4 9 • 9'� 11 ; - .r�1 i b; i � � i . � � ,.. 4 t +A.� �':i� V! 1 .k€.�.a�'.b � .�. t � � t F. . n t� ' � �,: � ...rP �. � t + : �,E TOWN OF MARANA HONEA HEIGHTS IA SPECIFIC PLAN 29 Development Capability Report �. , ..� Exhibit 2.F; United States Department of the Interior, U.S. Fish and Wildiife Service Letter - cont. l.i��s�. yR �s�-��.. �:�rr.� � s � �:a + 4 �. s � i�t ., � r. 3 -�,�. �/ e r.: :.rM, . i, fu ♦� re aTk.:� �� i.� e i � � . � wl,:: ��f :�\.:i :.! � �;� , �,. • i . . . �t @.:i � n`.1 g'i� ::3 1�;3! : 1.1 ��#� j f t# �.."j� t�.w :.liF�.l��.B. ! +eil1 :¢� *A.� r��. �'i3��'+i1� ..t. . d.V�.a+,..... �� , � � # � ti; � k :,. ,�' . �. � # . o :� r.+� o st � �� n� ; "�,�� ■ s.ri.:�r, . : t �ue _,�y)r.+ � y.�.��a ;t �sal�.�� r► �. .a. ��i a : � �.-s,�... � 4 " :� !i � i : ��. � �r':. � � !. ° t m: : ae� sr � �..� � s*«.... xn�., �.� .s M� ' . .:� &:.6�� s t .• � *e.}t �� .I .,1: ; , Oi6 �.� . N... . ♦ . �' � � .. ..xire ni .. ,� '�a �:. a � 6� it «> � � . . .. ...x.. � .n'..e:a �n..... :... r .ai� ' y�.. ,.,. .e.� �..,« �. •b� �.c�..�.. �,�a TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 30 Development Capability Report Exhibit 2.G: Soil Map '� Honea Heights I11 �pecific Plan ,r �;��, Sc�i[s Ma ��' �� p . `�,l USDA Soil Mapping Llnits � AGUA VERY FINE SANOY �.QAtv1 (�`;°� BF2�4ZITO SAN�Y LC�Atvi ' � AR�2Q GR,AVEEIY SA.�NDY LOAf�9 �=� � �",� �,;:-�. E71V�FtY4'ASti � BRA�tTcJ LOAh4Y SAND -, VFhiTTC3�1 �.QAMY SAhI�, D 70 � PERG�N'C SL4PE5 Q Speeific Plart Bou�dary � VEt�TClhl-ANTHONY SA�1DY LOAA4S o s7o y,xa 7.coo � �� =i� ��'r:.M,a..�,.p_cw.vvmwE. ^Yi n'.M 1lq±rHA ;;29"w+FFNPR. xt TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 31 ' Development Capability Report H. Environmental Services Two separate Phase I Environmental Site Assessments (ESA) were performed on the project site, Neither of the surveys, January 2004 or November 2006, reported any significant findings in any areas, The ESA provided by Harris Environmental in November 2006 described the nature of the lantlscape and the type and extent of disturbance as varied throughout the property. A dirt access road crosses the middle of the parcel from North Hester Drive and West Sandy Street to the south side of the property. A flood control levee extends the entire length of the southern portion of the subject property. Another abandoned levee structure is located on the northwestern portion of the subject property between North Honea Drive and east of North Morgan Drive. A small retaining wall runs along the northern portion of the subject property and a culvert is present on the northwestern end of the property. This culvert runs under the berm and is protected by rip rap. A public recreational area is on the southeastern end of the subject property, This recreational area has facilities such as a picnic bench, ramada, barbeque grill, trash bins, potable water, river walk access, and a parking lot. Past uses of the property are associated with agriculture. The eastern portion of the property was used for agricultural purposes in the 1960s through 1980. Case File Includes: Phase I Environmental Site Assessment, November 2006 l. Viewsheds The Honea Heights III Specific Plan site enjoys the advantage of sitting adjacent to a segment of the Santa Cruz River with water flow year round and views of the Tortolita and Santa Catalina Mountains. Viewsheds Onto and Across the Site The topography of the site provides a wide-variety of viewsheds based on the viewers' vantage point. Existing homes on the north-east end of the parcels sit at a higher elevation offering expansive views across the property to Picacho Peak in the far distance. Other off-site views across the topography are less spectacular, but do provide adequate visual access to both the Tortolita and Santa Catalina Mountains. Views looking north from the Santa Cruz River Shared- Use Path extend across the property into the Honea Heights developments. Visibility from Adjacent Off-Site Uses The project site is visible from the adjacent neighborhood and shared-use path, Visibility from the houses on the north-east end of the site extends across the property to the Santa Cruz River and beyond. Because of the off-site topography, development in Honea Heights III Specific Plan should cause minimal impact on these viewsheds. See Exhibit 2,I,a: Site Photos and Exhibit 2.I,be Areas of High Visibility Map 32 � � , ' u � � � 1 ' r-, � ' � � ' � , ' � ' Development Capability Report Exhibit 2.1.a: Site Photo . _. � �, � x � � ._ � x �.��, < . , , � ��,�.��_.�..��,��,�{�� Photo 2: Corner of Wynema and Steele facing south looking toward Santa Cruz River 33 Photo 4: North side of property facing south toward Santa Cruz River Photo 1: Corner of Wynema and Steele facing east looking toward Twin Peaks and the Tucson Mountains Photo 6: Southeast corner of property looking toward Tucson Mountains Photo 3: Corner of Wynema and Steele facing west looking toward Ironwood National Forest Photo 5: Southeast corner of property facing west toward Sandy Street Development Capability Report �:w. � �� . �k �' ' � .s�— « ��> .. . � � < ,.is+ ' �" ;�•'�a �.. �,�� «^ �., � �.. . 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'�'C k �.w}.� � `.�R';,. � � � � j�r ,�P!L. •,.* 3 Fi`.. � i�.�.. . tr,� ..,�. _�u �� r i� .� . � , . . .:.r4k . + � .,. _.._r�«.: "tr� � `�'".,�. _ . , . . . . , �e.,. , c� -° _ - a �'t.�° �4"�` � � � y� �+'."- e .' � ' a �, , _ .et . .� �i` . ' A t - il��,.�� t �..,'� , # � � ` :�� 4 }��j�h t � ..�" ` • �yi.� '�� .:�� }�� . �, � 'µ r ' �� r � �. ; .�. iy€.. � 8�� Honea Heigh�s Iil Specific Plan Area of Hic�h Visik�ility � Anea High V�s+tr�IrTy � Specific Pian Baun�ary 'r� ,,,,� +� - E ' ` �"',�; . . 't"r'� . . .., � ,... , r �� , : 9+1� � ' -i `�-��_� 0 5C�0 t.C1fK7 2,000 ,., c >�4 U'*,.[*e"c"At_G1r �11 Mu:v?ikGtY:w+t F�! '� :,.. rrwr�.�a TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 35 — Development Capability Report J. Tra�c and Road System Existing Roadway Network Moore Road is a two-lane roadway with unpaved shoulders, and was classified as a major route in the Town of Ma�ana Ma�or Routes Plan. There are no bike lanes or sidewalks along the roadway in the project area. The western terminus of the roadway is at Sanders Road, where the west leg of the intersection is an access into a Town of Marana maintenance yard, Its eastern terminus is just under three miles east of Sanders Roatl at the I-10 Frontage Road. The posted speed limit is 35 mph. Sanders Road is a two-lane roadway with unpaved shoulders, and was classified as a major route in the Town of Marana Ma�or Routes Plan. There are no bike lanes or sidewalks along the roadway in the project area. The posted speed limit is 35 mph in the project area. Morgan Drive, Hester Drive, and Whitney Lane are two-lane local streets that provide access to a number of residential properties. There are no delineated bike lanes and no sidewalks along the roadways. Sandy Street is a two-lane roadway to the north of the Honea Heights Specific Plan III area. Sandy Street provides access to Honea Drive, Morgan Drive, Hester Drive, and Steele Drive. The intersections of Moore Road/Morgan Drive, Moore RoadlHester Drive, and Moore RoadlWhitney Lane are three-leg intersections, Morgan Drive, Hester Drive, and Whitney Lane tee into Moore Road from the south. All three intersections operate with two-way stop control, with traffic on Moore Road allowed to flow freely at the three intersections. There are no turn lanes at any of the three intersections. The intersection of Sanders Road and Swanson Street is a three-leg intersection. Swanson Street tees into Sanders Road from the east. The intersection operates with stop control on Swanson Street. There are no turn lanes at the intersection, 36 ' J ' � ' ' �J ' ' ' Development Capability Report K. Recreation and T�ails The project borders the Santa Cruz River Shared-Use Path and Santa Cruz River Linear Park on the south and the Marana Heritage Park directly adjacent to the east. The linear park provides a 200 foot buffer between the Santa Cruz River bank protection and the neighborhood offering majestic views of the river's 365 day flow and an expanse of Arizona State - Trust Land to the south. The Heritage Park's „'} �`� �^ demonstration garden and heritage tree grove abut the ,�- w-�� --� �� project to the east, A developed trail system connects �` �~ ' "� ,�-.�� .�..� ��,;; ,. � .-� r.:��.. � the two providing quick access to the Community Food �� ' ,� Bank's farmer's market antl community gardens just ° �-- ne� door, � -� � "� � The Santa Cruz River Shared-Use Path is a 14 foot wide �� paved path running 2.6 miles from the western edge of ��`��`'�� the Honea Heights III Specific Plan area to the far east v .�� border of the Gladden Farms Park. The Town of Photo 2.K.a: The Santa Cruz Shared-Use Path connecting Marana has secured funding to complete an additional Honea Heights III to the Marana Heritage Park and Gladden Farms Park 2.7 miles of the trail connecting it to the CAP trail and newly dedicated Tangerine Farms Loop Road trail system. Once this section is completed, the Santa Cruz River Shared-Use Path will run the entire length of the Linear Park and serve as a connection point from the Honea Heights III Specific Plan site to residential, commercial, and park amenities throughout northern Marana. ' Directly to the east of the proposed development is the Marana Heritage Park's 300 acres spanning 4,5 miles of the north bank of the Santa Cruz River with views of the Tucson, Silverbell, Tortolita, and Catalina Mountains. , i� ' ' ' , ' The Marana Heritage Park is planned to feature: � Segments of the Juan Bautista de Anza National Historic Trail • The Marana Farm, an organic farm operatetl in partnership with the Community Food Bank • The Heritage House reconstructed from the original farm house on the property • The Pole Barn is a rustic hay barn with a barbeque pit and picnic tables � Two reconstructed adobe buildings - home of the Marana Historical Museum antl Cultural Plaza � The Marana Heritage River Park Rail Road a one mile trip along the river on a 15 gauge train • The historic Beard House - home of the Marana Natural Resource Center , 37 Development Capability Report Along the Santa Cruz River Shared-Use Path approximately one (1) mile southeast of the project site is the Gladden Farms Park, a public facility with little league baseball fields, a soccer field, playgrounds, climbing rocks, shade pavilions with tables and grills, and a grassy picnic area. Gladden Farms Community Park features: • 2 little league fields • 1 soccer field • 1 pavilion (4 tables & grill) � 1 picnic area (uncovered) � Playground area • Access to Santa Cruz Walking Trail • Restrooms The Town of Marana's largest public park, the Ora Mae Harn Park is located approximately two (2) miles from the site antl boasts 44 acres of amenities including covered ramadas, lighted ball fields and courts, an outdoor swimming pool, and an active senior center. Ora Mae Harn Park includes the following amenities: • 5 lighted ball fields • 1 lighted soccer/multi-use field • 7 covered ramadas • 2 lighted tennis courts • 1 outdoor swimming pool • 2 lighted covered playground areas • 1 senior center • Restrooms See Exhibit 2.K: Open Space, Trails, and Recreation Map 38 Photo 2.K.b: Gladden Farms Park Photo 2.K.c: Ora Mae Harn Park Development Capability Report Exhibit 2.K: Open Space, Trails, and Recreation Map � � . . : �.,� �� . ��,a. �� _� :. ��- � :�. ,';; '��_�� .� _ .._� �. - �-.� . .� ,,, . � _. �� , ; ; �� • � . � � � ��+ ' _ ' - � a �t • ,� �, , � s ,� � �: ,,� �� .�:�.....r ° �� 1� `=� � '�� ,: _ , � . �. �y � , �..,s.. v. >.-. � � * t-.�- �� t � '. �e�'t t � :Q �rA. 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' � `�_ _ _. - " .� �' �� , _ 3�F ,c . `.- "_ _. " ° "�`..� f " , / a � � ... ��... -' ' I a '. �' � Y�� `�,,, +w � � �� t A ,T � „+a,.... a ti,.,�++rs. ,..... � �� "_ ' •y ' °��w. :. � . . .. . fp �� k . ..� t �c,��w �' .,.ai; �k'� � r••t�I "�'}.. � � ,, '*a� � - .. .. T rc,�.�� , ��' -f . i�; . �� 1 �} [ 4�r 4 4 ,}"� � a . + a � � 3, R � .,,�� . t ., � • '�;. . � P -. . ,�,,.,.', � y � -•.�p� � �� ' `. �� ..� 'i� ." � � � '�r - x.� � � t a�' _ • � sy ' � � ` :�-� '�` 4 '� ` fi t�R ; . � T ��. Y4 1 � w, Y , �.: SV :` . . ,E .. � .. i �,� �� * w, i� �, � � + s` , : r �.;, � s., a - _ �- ' t .'- � - �f+i? w�� {�� -, � ' �.: � ��a�, `� t � �' � ..� e�t .� r � �, � � � � �r �� ».': � �°`�� '�J�'�" �`� � � . �, _ /� r�, >*� �. *„,., � . ,.. ... .,d�-i w � � � a �� . . , �� a.y, r', .::>t; t Hanea Heights Ill Specific P(an C�pen Sp��ce, 3rails, and Recrea�on ��! Esi:Ji�g Trails Pm�o�.cd Traik. � EYir�ng Parka � Pron�ad Park� Q Slx!��ra Plan 6rnrnrtaiY �tickg�rGunrf (meige� w'u'y 2�7 MA�ARe.�.a! F'fr5ingraat�y 0 os i a NkiBS � � �. .�� „,a �; 9 8 ti ; �y. f �� H�: tJ'A:umt+�'0_L�w+�feprw� lfJ ."�rcifc hYe Cqr:.''.pw �: �.ie tav. a� w.n. ' TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 39 Development Capability Report L. Cultu�al Resou�ces No cultural facilities will be affected as part of this project. A total of nine (9) archaeological sites are known within a one (1)-mile radius of the Honea Heights III Specific Plan area, mostly consisting of small artifact scatters containing plain sherds and lithics. These sites were recorded in the 1980s as part of a series of large-scale pedestrian surveys conducted by the Arizona State Museum. No evidence of large-scale habitations, such as villages has been found, Although little in the way of archaeological investigation has been done within the boundaries of Honea Heights itself, a recent archaeological survey for the Honea Heights III Specific Plan by PMC tlid not locate any cultural resources within the boundaries of that development, Although large village sites are common along the Santa Cruz River, it is probable that any sites that may have existed were either (a) located further back from the river, or (b) have been covered with alluvium, This survey will be submitted as part of the environmental survey under separate cover. Marana's geography and hydrology combine to make it one of the richest areas for cultural resources in the Tucson Basin, There are over 1,000 archaeological and historic sites located within the town, including Los Morteros, the Marana Mound Site, the Dairy Site, the Costello King Site, and a portion of the Juan Bautista de Anza Trail, established as a National Historic Trail in 1990. The Santa Cruz River Corridor Plan recognizes three heritage themes along the river corritlor, The first theme involves Hohokam and pre-Hohokam archaic periods as there are several archaeological sites along the river. A second heritage theme encompasses the Juan Bautista de Anza National Historic Trail along with two Anza campsites in the study area. A third theme focuses on the 20th century history of Marana relating to recent cultural, farming, ranching and equestrian history, The Santa Cruz River study advocates celebration and interpretation of each of these themes. Residents of Honea Heights III will have direct access to these cultural linkages along the Santa Cruz River through the trail system. This project will adhere to Title 20 — Protection of Cultural Resources in the Town of Marana Land Development Code which is designetl to guide the preservation and treatment of cultural resources impacted or potentially impacted by private development 40 Development Capability Report M. Affordable Housing The Honea Heights III Specific Plan calls for 40 affordable units in an approximate 93 unit mixed- income infill project as part of a redevelopment effort in a Colonia (any identifiable community in the U.S.-Mexico border regions of Arizona, California, New Mexico, and Texas is determined to be a Colonia on the basis of objective criteria, including lack of a potable water supply, inadequate sewage systems, and a shortage of decent, safe, and sanitary housing). The project designates units for specific income ranges including 33 for families at or below 65% Area Median Income (AMI); 7 for 65- 80%; 20 for 80-110%; and 15 for employees below 110% participating in an Employer Assisted Housing Program (when funding is available), The Honea Heights III Specific Plan is filling a tremendous void in the affordable housing market in Marana. Over the past 10 years very few designated affordable units have been built in a 25-mile radius. The only affordable units developed in the Town have been scattered-site infill developed by or in partnership with the Town on land in the Town's inventory or purchased using Community Development Block Grant funding. The need for affordable housing extends across the state. The Arizona Department of Housing reports in the September 2009 General Trends in Arizona's Housing Market that the hourly wage needed to purchase a median priced home ($165,000) in Pima County is $22.96. Even in a declining market, Marana's median home price is well above Pima County's at nearly $300,000, Marana's median hourly wage is $25.41 with a large number of families living in the rural areas earning far below that level. Marana's wage/housing costs scale is a strong indication that the lack of affordability has hit crisis levels. The daily calls to the Community Development Department reflect these statistics and have put a face on level of demand in the community. The numbers from the State Housing Department confirmed the affordable housing crisis that has been on Marana's Council radar for the last few years. The affordability problem was accentuated in 2006 and 2007 when the Council designated $100,000 in employer assisted housing dollars for employees earning below 120% AMI to purchase homes inside Town limits. Of the 40 employees who completed homebuyer education and actively looked for housing, only five have found housing priced in a range they qualified for even with the added assistance of a 5% down payment and closing costs offered by Town officials. The inability for the Town's own employees to afford housing in the jurisdiction emphasizes the trend. If Town employees do not earn enough to live in the community where they work even though their earnings exceed those reflected in the town's general population, the Town needed to step in to make something happen. The same inability to find affordable housing is reflected in statistics gleaned from the area's other major employers-the Marana Health Center, Northwest Fire, and Marana Unified Schools. Like the Town, all of these vital community lifelines report that their workforces are forced to commute long distances to find housing and would be interested in homes built in the Town. Town of Marana affordable housing inventory consists of the following projects: Marana Apartments, 13387 North Lon Adams Road, Marana — 80 one-, two- and three- bedroom apartments built using Low-income Housing Tax Credits and local subsidy. 41 Development Capability Report • EI Memorial de Don Frew Apartments, 11941 West Grier Road, Marana — Thirteen (13) one- and two-bedroom apartments designated for Section 8 vouchers. Scattered site single-family homes, various addresses - Nine (9) designated low-income constructed by the Town of Marana and sold with forgivable second mortgages. N. Existing lnfrastructure and Public Facilities The Honea Heights III Specific Plan covers an area of northern Marana with existing infrastructure that meets the needs of existing residents and has been designed to accommodate additional planned growth into the near future. Sewer Services Sewer services will connect to infrastructure currently under construction in the Honea Heights Neighborhood. See Exhibit 2.N.a: Sewer Services Map Fire Service Fire services are provided in the project area by the Northwest Fire District. Northwest Fire District has a fully staffed and equipped station (#36) located near the Town of Marana Municipal Complex on Marana Main Street about 1.25 miles from the Honea Heights III development site. Fire hydrants and fire flow for the project shall be approved by Northwest Fire District, installed, tested and available prior to the introduction of combustible construction materials on any lot. See Exhibit 2.N.b: Fire Services Map Water Existing Wells - There are no existing wells on the project site. Water Service Letter - The project site is located within the Town of Marana Water Service Area. There is an assured water supply, This does not imply that there is currently water service to the site. A water service agreement between Community Development Department and the Water Department is needed, See Exhibit 2,N.c: Water Service Letter Non-Potable Water Use — All new developments in Northwest Marana are required by the Town to implement a non-potable water system. Non-potable water use is required for the irrigation of landscaped open areas, recreation sites, and public facilities. See Exhibit 2.N.d: Water Services Map 42 Development Capability Report Schools The project site is located within the Marana Unified School District. Estes Elementary School, Marana Middle School, and the Marana Plus Alternative School are located approximately 1.5 miles north-east of the project area. Marana High School is located approximately 4.5 miles from the location. Students will have access to bus transportation to Marana High School, • Estes Elementary School, 11279 West Grier Road, Marana (approximately 1,5 miles northeast of the project area) • Marana Middle School, 11279 West Grier Road, Marana (approximately 1.5 miles northeast of the project area) • Marana High School 12000 West Emigh Road, Marana (approximately 4.5 miles southwest of the project area) See Exhibit 2.N,e: School Location Map Public Utilities The Honea Heights III Specific Plan site is served by a number of private utilities inclutling electrical power, natural gas, and telecommunications companies. The area is also included in the Cortaro-Marana Irrigation District. • Electrical Power The project area is served by Trico Electric Power. • Natural Gas Southwest Gas Corporation has existing facilities in the area and will provide natural gas to the project site. � Communications Telephone service and line installation is available in this area through Qwest Communications. Comcast Cable has cable service in the area and will likely provide service to the project area, including digital telephone and internet access, 43 Development Capability Report Exhibit 2.N.a: Sewer Services Map �� l.i . _— . �r"�� : � ` ;� � � � � �i ' '�`'� i � �:'" I �'� � : � �`'. ' " �,;;�' �� ' �_ _ � M1 �� w :=<� �� . , ; 1 ]Y�.�" ^A� - ,. _ .. �� f i � C.; ' ra 3�' � y « c �4 �, ♦ t. t a� � _ �", �� .� '�"� � ' : .�4u"` .. � �� . ��.�. •K � 1 4 1 .: � z.�. 1,. � a,� t ., i y., � � �� ;� " �. 7{,��, ` ;� I j� � . '�J.j.. t.� � ,. >. � ' $ �, , , f � � . y � i a� L.' � �..... I -. _�— _.. . ,�._.. " _ . ._ . a..t .. . �� i ; � ' `J � �� .,: � E 1' - ; t a b '� � _'"� . 1 �.. . � � _ . i '�.,�� . r if i+'� � ... � i� yr ,� ' ; t � x'^ tt :- + � � s T,� ---., t �:-6 , � ""4 �!, . .�,,� r �� `-�";_� �'' � �L._ , r.� n��`s ��. . . _ ___�f �.t .. __.—. .� j! � � .. . - '•'R►�+�"� r '�;: ♦ e ♦ ' _ �r,�� _ .� __ _ --�-• . 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'� �iM Honea Heights 111 Specific Pian (� `+ Existing S��er t,ines ,N��,��v�� . �,�� Specific Plan �oundary S�ewer lines 6�?tkq+tx,atidl.rsyt�pEr.' 1u1y1�1pNa+1PA4n31PPqt�p4�p'TY 0 45 1 2 t�v u'::s��rsr.la !]�wqre+ . . . . . . . . . .. ...... ..... . . tfi+= yrch S�.w roA ..'.?_.9 (wn V �.�i�rt� (1�1�G � TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 44 Development Capability Report Exhibit 2,N.b: Fire Services Map � � a �,.y, � _ .,_;.� ��. �.�i � � z � � r , *� �' �� ... � , � - � : ' "S � ��{ � "'� ...c. ��J r � � i�"��:'.n.. � t� �"' _— , ' , -, . „ - . ,. „ . , s , , ,. w. . k � -'� ..�.'.� '�- e � . �� ` ^ °' �` ...3 ��,.�y, ��. ` 5 �_ `v' � - �. � �" �.. � .. . . '�'.-. `�.� �.��„ �,;v,�"� +�...- r�.t Y �.+. �� . -+rf t-.�. . . � ; ' "_ f i . .,. � �. 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''ti ^� �;"`� '. � . �.�. � . � , _ � � + , 4 � � 3aeFgr�u�xY fm�gw: A�,vrv�" �1�Y aAG Onho?1?e2twa,��y a o.� i z NIIIL9 �� • :.. �rJ UNr[��rY �� a.��._n�mJ�.s..+:w � :'tr9i `-mnnMltrw 1 OWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN Y � _ ,__ :�i � �r� � � - , � . , . ; . ,. . �- - , �" . � � �; ai� � ;. , p x .. .. � �R • . 1 : �. ..,. . . . _ ' eFVei�M `:' �' 'T v'. ` �' S a q � ; . , � ' � ,ai' i 4 � _ . � '3 ,_ . ' , � . :.. y 't .:., �.. . � 1 ;� '� �. .._ "�k' . . . _�, . , �� .. �. - :.' ,= y . . , _ � : � , .. ' ?:_ � � .� �..,_�, x _ , � " � t� z r . _ _ -- �._--- - � , _.. ' , .. , .. ` � r r r� � _ �:"�" x` : �� I „ t �—. � � r .ac-�ss . � ; � . . - � z : ri + � � r ', �, wt . � : ' = � � . . � . .� • " ' � 3 1 � _.. .�.�• �. " ' ';{ 7 � �, � ��'� _s+.�� '.2# J ' M � . �{ , ��. ti `" t .. `y {� -. ';.{ {�,'S } 'k., . j y � � . 1 1 _- , a ` �,}. � ., ��, ��r Y� ; 4� �'°ti .�. \ f" ��,�� .. '�v.. ��=a,. . �ls,�. .: S. �. � i :. �iwT." ' . .i� . . ` . . 45 Development Capability Report Exhibit 2.N,c: Water Service Letter 38llita�'J$, 20�(3 3". Vadn Ti�ok TQ�vn o� tviaca�� 11555 �'. Civic ��r►t�r Ut. �tara„�a, ��Z 85553 �. Re. Horn� kleight� III WA`[� SG'PPLY �. �. - ,......... ��.�-- M�►f�ANA �� t � � �„t�T +. T�'[. . ._ -� 'T'hc Town of Macan� l�as bet*� da�ignn#ed b} thc Sf�fe o#` t�.s�izc�na, �?ep�chn�nt ok`�d�.tc� Re�ur+ces, as �a�fn� an �ur�d water se�pply. 'I`t�is docs �at �ttca�� that water s+a�c�tice is cucr�stly aw°�i�able Go ti�e propostd acvGiopm�nt. The c�ev��op�t li� within tl� baun��ry �f thc Ta�vn �f Ul�rran� �v�t�r s+ervi�e �. The��c�a�e„ wac� �dy �s �ssu,r�. WfiTER �ERL'ICE 'I'tte appro��at af w�t�cr rnet�r app�icatio�s is subj3ect #o €hc av�ilability nf �v°�ter sea�ric;e at th� ti� ��ppl�e�tiaaa is �nade� "F�c dev�lnpc� shall bc roqnu tn �bmit ��,�tcr �vic� a�nt id�z�tifying w��*s us� fi� flow requuemeal�s and a1l m�jor cm�sate amt3 off-sit� wafer faei3ities. "'�e devcl�cr � his o�� ns� shall co�stcuct a wat�r distYib�szi4n systrm to scfvc thc cicv�apm�x and tran�fr� tit�e of th� sy�s#t°�z� t� the Town c�f M�c�arsa, in considerac�rs t�e Town �f Mara�aa s�ai1 c�tate. ma`tnta�n and �i� 3.t�� system. �er► tt�e wattr servi�e a c�t is ua�tiatxxi 4v� xronld be y t� carnpicte ti� uu'liti�s ch�klist. '��c ccrmm�trts msdc hc�+ciu sa€c va�id for a�+� t�f o�c }+r� n�y. If`}�u havc an� qu�tit�ns, ple�se cull our o�'ice at 382-�57f1. !�' l" " ��,� :� . �� ' ° ► 51� W, INA RQkp TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN � TtM�S{�I, �2#tf7N� �574:� � Pt{ (52N1 SBZ•257II � FA%; 3�2-�V4 � TF"P, 382•3C99 46 Development Capability Report Exhibit 2.N.d: Water Services Map �..�, - r= , , , ,,.� � F � �,5,,. _ �� . : _ , -.� 'z � ,,, �� . .4 -. . � _ � _ � _a � �.; ,. _ . �- _ °..=._i. —'- .:. -- - .- �,0 '- r`(` �, ''-� � �� Y� � , + nY � �� " � Tr WW ��, } ��td� • � � - � t i� � � y „ � t + .. _ . �� "` "'� , .?i v . � � � a � � � � �. • ,�. �� , � � ' :+� " ��. � � �w�"� r � �, � � �, � �.�� . . � �� " _ _ _ �� t # �. � •.�� i :�� * � 4� .. � �� _ � � � � � � �` c � ,� � ' �: ' w� � � - I!* . s-'�, �'. .��t� � t wz � + � .,�5" t� '� * .: ." i , � €.•. .�.x..r.�� . �"�'�' '�! 1. � O`. - � `�a �.�� „�,. '.S. i ... t* ' ,� �. � .,� � . � '�' t ,. t �` ,''y� ��7.+' . ' , .• � �� . i ,. " Sa ;�{ " � j ` �. .. .. 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Thena ara n4 r�apea av�r 15 gferoarn an �ta T1w_se are no rod[ aulCrops on sil °r. Sxk.�round rrnagr: f.iay :ap08 Orfhophctcgra�6p 0 0.25 0.5 !,i cs � = �. � ,, . .�� I ��,,.I i: a�i. � +, TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 50 � ' � r r � � � 1 t � � 1 �l �. 0 1 1 1 1 III DEVELOPM ENT PLAN � � ' ' � � � � � , � � � J 1 � , � � ' , Development Plan A. Purpose and lntent The Town's leadership understands that careful land and circulation planning offer developers opportunities to bring creative ideas to fruition and farmers and environmentalists the open-space and habitat protections they require, They have also identified the need for safe, decent affordable housing as a priority, The Honea Heights I11 Specific Plan offers the Town of Marana an opportunity to guide the type, location, density, and community character of a mixed-income development that will increase housing options for the growing number of families who fall beneath the income floor required to purchase market rate housing in Marana. Current market factors have established the cost of new housing developments, planned and in progress, beyond the reach of families at or below 120% of the current AMI. Current new and resale home prices preclude a large segment of the community from home ownership. The lack of attainable housing has created a crisis situation where a growing number of individuals employed by Marana businesses are forced to reside outside the Town limits, The Honea Heights III Specific Plan is one step in helping reverse this trend. This section contains a description of the goals, objectives, and policies for the Honea Heights III Specific Plan, The various components of the plan will lay out in detail the Town's vision for the environmentally responsive development; its commitment to providing affordable housing; and document its relationship to a long-term vision for Northwest Marana. The development plan has evolved through a thorough site and market analysis. It is driven by the commitment to develop a market-rate product that meets or exceeds the high standards in design and construction and remains affordable for qualified buyers through federal, state, and local subsidies. The second driving factor is an extensive public process where both the Town of Marana's Affordable Housing Citizen Advisory Commission and members of the public have participated in the design of the project. The following section will address development-related issues, the form of proposed physical improvements, guidelines for future development, and technical information and regulations. B. Goals and Objectives The Honea Heights III Specific Plan is intended to guide development of the site and provide direction for the community design and conservation principles. This Specific Plan is intended to implement Town of Marana policies for affordable housing, residential design, and the Northwest Marana Area Plan while providing a unique development that meets the needs of the site, community, and environment. Development criteria established in this plan ensure quality design that considers the local environment, energy and water use, vehicle, pedestrian, and bicycle traffic circulation, and the use of public open space. The design of the community will include use of a number of environmentally friendly conservation techniques. These include on-site water harvesting with cisterns to contain water for later use. Slopes of driveways will be graded and designed for rainfall runoff. Rooftops and cisterns will aid in capturing TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 53 Development Plan large volumes of water. Water conservation and reuse through water harvesting, greywater recycling, and rain gardens are among the other methods to be used. To promote more environmentally friendly construction, every effort wiil be made to provide energy efficient design and construction wherever feasible. Regional materials from the surrounding communities will be used when possible for home and infrastructure construction. To ensure greater indoor quality of life, heating, ventilation, and cooling (HVAC) systems designed to meet or exceed the 1999 American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE) requirements will be installed in conjunction with low-emitting materials and superior ventilation systems. Sustainability of the built environment is an important aspect of the overall land plan as well as the building forms. Building designs offer appropriately scaled windows relative to solar orientation and overhangs. Insulation values for the roofs and walls along with energy efficient appliances and equipment will offer reduced maintenance and energy costs, Other aspects of the project that are considered sustainable include proximity to existing and planned rural transit systems; existing water and wastewater infrastructure; connectivity to residential and commercial areas; compact development; access to public spaces; use of recycled materials for site and building construction; separating of materials for recycling during the construction process; and neighborhood recycling and composting. The development goals established for the Honea Heights III Specific Plan included: • Promote the development of affordable housing as an element of the Honea Heights Neighborhood redevelopment strategy called for in the 2007 General Plan; • Create a mixed-income development that is compatible with existing and planned development; • Encourage affordability through the use of federal, state, and local housing incentives; • Establish standards that encourage quality design, energy efficiency, and a rural southwestern aesthetic; • Build a community that promotes bicycle and pedestrian circulation along an established rural transit corridor; • Develop uniform regulations for land use, circulation, landscaping, recreation facilities, and open space; • Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, and guidelines; and TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 54 � ' , � � � � � ' ' � � � I� � Development Plan • Provide a framework for the management and administration of the Specific Plan, This Development Plan provides the following elements to describe the proposed physical improvements, guidelines for future development, technical information, and regulations: • Relationship to Adopted Plan • Compatibility with Adjoining Development • Land Use Concept Plan • Grading Concept • Post Development Hydrology • Environmental Resources • Viewsheds • Circulation Concept Plan • Landscape Concept • Open Space, Recreation, and Parks and Trails Concept • Cultural Resources • Infrastructure and Public Facilities C. Relationship to Adopted Plans Marana is a"Smart Growth" community with sustainability goals and policies that set direction for proactive planning, neighborhood design, smart development standards, environmental stewardship, and the economic and social well-being of the entire community. The Town of Marana's 2007 General Plan designates the project site as Medium Density Residential (MDR). This designation is characterized by single-family detached and attached homes on moderate lot sizes at a density of 3.1 — 8,0 residences per acre. As the master planning document for "Smart Growth" in Marana, the General Plan calls for; Diversity in housing should include a wide range of housing types and costs — upscale single family on large lots with custom homes, various sizes of detached single family lots, attached single family homes in the form of twin homes, townhouses or condominiums, green court housing, multifamily apartments and manufactured homes.,, .,,As Marana grows, residents will need a range of housing types from entry level � rental units and small owner occupied units to assisted living. In addition to traditional single family residences, future development should include single family attached and multi-family housing through inclusion in appropriate areas that integrate housing, ' commercial, and employment centerso With increasing employment, this diversity of housing will give residents greater opportunities to live and work in the Town, � � TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 55 � Development Plan The General Plan also describes a need for the development of affordable housing stating that; Solutions to this problem may include encouraging new multi-family housing construction, working with community partners to integrate affordable units into planned developments, and increasing programs aimed to low- to moderate income families, Marana's Community Development Department is working to strengthen partnerships with community and faith-based programs to help broaden program activities, assist more Marana residents, and maximize outcomes by leveraging resources. The Town is expanding and to enhance ongoing, and developing new programs to kick-start Marana's affordable housing planning process. The Town, Old Pueblo Community Foundation, Habitat for Humanity-Tucson, Chicanos Por La Causa, and neighborhood representatives will continue working with the Arizona Department of Housing, Pima County's Community Development Neighborhood Conservation Department and the Drachman Institute to develop comprehensive neighborhood revitalization programs in the five designated Colonias; Honea Heights, Amole Circle, Berry Acres, Price Lane, and Marana Vista Estates. The Honea Heights III Specific Plan addresses the housing objectives described above in several ways. First, this Specific Plan will provide a variety of housing types including both detached and attached (twin) single-family homes within a two-mile radius of three of the Town's largest employers and adjacent to the rural transit line and the Santa Cruz River Shared-Use Path connecting new homes to recreation, commercial, and employment centers in neighboring Gladden Farms. Secondly, the Specific Plan calls for 40% (minimum) of the homes to be designated for families qualifying under low- to moderate-income guidelines assuring a new supply of affordable units for working families. And finally, Honea Heights III Specific Plan is designed as part of an overall redevelopment concept for the Colonia, providing infrastructure improvements, developed trails, parks, and other amenities while setting aside undeveloped open space along the linear park and buffering the Marana Heritage Park. This Specific Plan will mix attached and detached single family homes, all equipped with rear loading garages. Front entrances will be connected by sidewalks and trails. The homes built along Sandy Street will face existing development and reflect the height and scale of existing homes. Houses built in the interior will face one another, public courtyards, pocket parks, or the linear park buffering the Santa Cruz River Multi-Use Path, Keeping some of the design elements in neighboring developments, land contouring, water retention and drainage areas will be landscaped and/or developed with appropriate park amenities, The Honea Heights III Specific Plan falls within the Urban Southwest Planning Area of the Northwest Marana Area Plan. Although the General Plan supersedes many of the elements established in the Northwest Marana Area Plan, it provides detailed descriptions of southwestern architectural styles that, along with the Residential Design Standards, will form the basis of the Honea Heights III Specific Plan development standards and style guidelines. TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 56 � ' � � ' � � ' �� , ' � � � , 1 I � � � � Development Plan D. Compatibility with Adjoining Deve%pment The Honea Heights ill Specific Plan will fuse the semi-rural nature of the existing Honea Heights Neighborhood, with the contemporary feel of newer developments to the east and north, and traditionai southwestern elements to compliment existing and planned development, Housing types will vary and may include both attached and detached models. All will be equipped with � rear loading garages. Front entrances will be connected by sidewalks and trails. The homes built along Sandy Street will face existing development and reflect the height and scale of existing homes. Houses built in the interior will face one another, open space, or the linear park. �� , � � u � � � � � � Although housing types vary widely in the adjacent neighborhood, elements from the architecture will be integrated into new home designs. Entry monuments will be designed for all three phases of Honea Heights establishing an integrated neighborhood under one name that extends from Moore Road through Honea Heights I, II and III to the Marana Heritage and Santa Cruz River Linear Parks, E. Land Use Concept The Honea Heights III Specific Plan encompasses approximately 37.7 acres in Northwest Marana, nestled between the Honea Heights Neighborhood, Santa Cruz River, and Marana's Heritage Park. While this plan does not include infrastructure improvements to the existing neighborhood, it is the Town's intent that Honea Heights III becomes an integrated part of the early development. The Specific Plan covers only residential development and related infrastructure, There are no commercial developments, schools, or public facilities planned in Honea Heights III. The concept design calls for single-family units and provides for 50% open space to include trails, paths, and park amenities. The plan is designed to integrate single-family residences with the existing Honea Heights neighborhood and provide connectivity to the Santa Cruz River Shared-Use Path, Marana Heritage River Park, and neighboring commercial development, parks, and schools in Gladden Farms. The Concept Design lays out lots for approximately 93 houses (approximately 5,000 square foot each) in two distinct block patterns connected by a central roadway sweeping through the development intersecting with Sandy Street at Hester Drive and with White Avenue as it terminates at the Santa Cruz River Levee. The first block pattern uses a traditional grid with homes facing existing development and Linear Park. The second block pattern sets houses in circular clusters providing a shared driveway to access rear loading garages maximizing land use at the front of each lot. Both block patterns are designed to slow traffic, maximize views of the open space and link residents with the trail system. One of the most pronounced features of Honea Heights III Specific Plan will be the use of open space as an amenity. The plan provides for more than 50% open space including a buffer of vegetation between houses and the Marana Heritage Park's demonstration garden and heritage tree grove abut the project to the east, To the south, open space provided for the Santa Cruz River Linear Park will form a 200 foot buffer between the Santa Cruz River bank protection and the housing development preserving the majestic views of the river's 365 day flow and an expanse of Arizona State Trust Land. See Exhibit 3.E: Honea Heights Conceptual Design TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 57 Development Plan See Exhibit 3.E: Honea Heights Conceptual Design � �t � � 'V �; � +� �� . � Y �: � � �� s � TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN � � �j � ��;�. ��_� � �, �� _� M� s i � � � � �� ,� �� * } �! 1 r ! ,� � J '� i � ,�� .� ,,� t -�. `{� `r � �: i 5 �� ,Y�� . { f ' �� Sr �^'7[ � � �=��- :� � .i� �� ,Y � ,� � f ;:, _ -� � _ � � � , -� � � �� .� � � �� -- ��;_ �. _ :�. � � � � � � � � _, ': . � �.��°u�� _ _..�_ � � �' � � �_ � i =- �- � t_ � � � � �� '�-•.. S � y � � ' "T.I' .. T,+✓r{'G .�YYC%'P3��i� � .. __....e..��... . _ ._ . . :.. . ....... " � �` -� d �- � � � � � �- � � � ' �.• m._.__. � `� ' �°.+]%�"''�" �� _ r �3 - � �� , .. `� � �E � ��'; '�� -- �� F � t` i � � ��. �� _____. 58 Development Plan F. Grading Concept The entire site is currently undisturbed, and has been an overflow drainage area for the Santa Cruz River until the development of the adjacent Lower Santa Cruz River Levee. Under developed conditions, the site will be graded to the Town of Marana Standards and will generally reflect grades directing onsite stormwater to points of collection along the Santa Cruz River Levee before being directed to the southwest towards the existing 3-36" CMP culvert. All building pads will be designed to be a minimum of 1 foot above any adjacent 100-year flood elevation, Due to the existing topography characteristics of the site, the grading concept includes grading the entire site and the incorporation of natural open space to convey all surface runoff into the drainage area adjacent to the proposed developed residential area. TOWN OF MARANA HpNEA HEIGHTS III SPECIFIC PLAN 59 � Development Plan � G. Post Deve%pment Hydro%gy Honea Heights Iil Specific Plan proposes a residential density less than 3 residents per acre (RAC). � Under these conditions, minimal hydrologic impacts will occur. A 25-foot erosion hazard setback (EHS) to the 100-year floodplain will be implemented for all regulatory floodplains onsite where stabilization � measures are not taken, Open space areas under the developed conditions will be utilized to provide conveyance of the regulatory floodplain. Encroachment into the 100-year floodplain will be avoided by maintaining the existing conditions inside � the erosion hazard setback of 25-feet. Where encroachment within the EHS occurs, bank protection will be provided for stabilization. Open spaces will be utilized to convey stormwater safely and � efficiently. Under the developed conditions, the stormwater generated within the offsite watersheds of Honea � Heights will remain the same quantities as under the existing conditions. Under the developed conditions, without the application of detention or retention and the introduction of impervious surfaces, stormwater generated onsite and conveyed downstream will have a higher peak discharge than that � under the existing conditions. Direct summation of watershed peak discharges was utilized when all contributing watersheds have a time of concentration less than 5 minutes. Table 3.G summarizes the hydrologic analysis of the developed conditions. TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 60 , � , � ' � � � � � 1 Table 3.G ONSITE HYDROLOGIC ANALYSIS - DEVELOPED CONDITIONS ' ' � � � ' � Development Plan The development of the proposed Honea Heights III Specific Plan will not impact land either upstream or downstream of the property, Low density residential land use occurs upstream of Honea Heights. The Santa Cruz River is immediately downstream of property. Under the circumstances in which the residential densities of those areas increase, or unapproved land-use practices occur, potential hydrologic impacts on Honea Heights may occur. As part of the site design of Honea Heights III Specific Plan, roadways, channels, culverts and stormdrain will be utilized to convey stormwater through the property. A roadway scupper will be located at CP D3. Channels will be at CP D4, D5 and D6 to collect stormwater from the offsite watersheds to the north, Culverts will be at CP D6, D10, D12 and D13 to convey stormwater under roadways. Stormdrain will be utilized to convey stormwater from CP D4 and D5 downstream to CP D2. H, Environmental Resou�ces No environmental remediation will be required. l. Viewsheds , The Honea Heights III Specific Plan Area is nestled between the Santa Cruz River Bank Protection and Linear Park, the Honea Heights Neighborhood, and the Heritage Park's orchard and demonstration farm. New development will be oriented to minimize encumbrance of existing views. Houses built ' along Sandy Street will face existing development and reflect the height and scale of existing homes. Houses built in the interior will face one another, public courtyards, pocket parks, or the linear park buffering the Santa Cruz River Multi-Use Path. Land contouring for open space and park development will be landscaped to provide view corridors in three directions along the perimeter of the development , and along the central access road. ' No perimeter walls will be built as part of this development preserving access to the Linear Park, trails, and open space expanding the viewshed for both residents of Honea Heights III Specific Plan and adjacent neighbors. 1 ' � ' � � ' The project site is visible from the adjacent neighborhood and shared-use path. The topography of the site provides a wide-variety of viewsheds based on the viewers' vantage point. Existing homes on the north-east end of the parcels sit at a higher elevation offering expansive views across the property to Picacho Peak in the far distance, Visibility from the houses on the north-east end of the site extends across the property to the Santa Cruz River and beyond. Because of the off-site topography, development in Honea Heights III should cause minimal impact on these viewsheds. J. Ci�culation Concept Plan The Honea Heights III Specific Plan development is proposed to have three access points along the northern end of the site on Sandy Street and a fourth at the eastern end of the development, aligned with White Avenue. Two of the access points will line up directly with Morgan Road and Hester Drive, and a third will provide access to Sandy Street just east of Honea Drive. Vehicles may travel along Morgan Road, Hester Drive, or Whitney Lane to reach Moore Road. Vehicles may also use Swanson TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 61 ' Develoqment Plan Street (via Sandy Street and Honea Drive) to reach Moore Road and connect to Sanders Road. Moore Road and Sanders Road are both considered to be major routes in the Marana area. Three of the four access points were selected to line up with existing roadways, The fourth, the intersection of Street A and Sandy Street, was constrained by existing conditions. There are two privately owned parcels at the northwest corner of this project that prevent direct access from the site to Sanders Road, The access points for the project will each have a right-of-way of 60 feet, which exceeds the standards for a local street as specified in the Marana Street Standa�ds (46 feet). The 60-foot right-of way matches the existing right-of-way for the streets in the adjacent Honea Heights subdivision, The project roadways will all be public roadways, owned by the Town of Marana. In order to promote a pedestrian-friendly development, the internal site roadways will have a reduced section. The right-of-way will be 32 feet, including 28 feet of pavement and two (2) feet curbing on each side. A five (5) foot utility/access easement will also be on each side of the road. The narrow section does not allow on-street parking, which will be regulated by signs installed in accordance with the adopted sign code, but still provides safe travel and allows for emergency vehicle access. Designated parking areas will be provided along roadways without private garage access and adjacent to the linear park, community garden, and trailhead, No capacity improvements are needed with this project. It is recommended that traffic on Street A, Morgan Road, and Hester Drive all operate under two-way stop control at Sandy Street. This matches the existing conditions of the adjacent Honea Heights subdivision, where north-south traffic is stop controlled and east-west traffic is allowed to flow freely. The cross-sections for the roadways will be developed during the platting process in accordance with the Transportation Impact Study. The Town proposes to take responsibility for the design and construction of internal roadways. The final street section will be provided during the platting process and is subject to Planning Commission Design Exception acceptance during the subdivision process. A full Transportation Impact Study and Circulation Plan has been was accepted on 05/05/08 by the Town of Marana Traffic Engineering Division. Case File Includes: Transportation Impact Study for the Honea Heights Redevelopment, April 2008 See Exhibit 2; Town of Marana, Traffic Engineering Division Intero�ce Memorandum 05/05/2008 TOWN OF MARANA HONEA HEIGHTS III SPECIFI� PLAN 62 � � ' � �� , �l ' �J � ' I� ' � � � �.J ' Development Plan Exhibit 2: Town of Marana, Traffic Engineering Division Interoffice Memorandum 05/05/2008 a !�'� ' _ I �� 1 � � a��r €�� r�s��c �c��t�s �� u€v� ��v�rc�� Il`�'�E1Ct�FF�C� ��II�A�tI�� `�3; . �� tr��, I�irfsc�€�r c��'�o �.i�y T�evelvpme�t :�t)�. � d� �`�1, �' , Tra#�c ��gi�e� ' I�ivi�ic�� C'T'. ��nea ��+�v�l�p��nt `�' :r ��dy �1� ��m�`t�a1) �${�4-� � � ��T�• �I�I(�8 �C: ��it� �r�an, P.�., A�s��t I�ul�ii� Y��r�r� T�i��or�`a�€ En •�r '�n� T��c ��g 1�ivi�ic�n ha� revi�wet�'t�� tence� �nut� a�d �c��pt;� °rt � sub��d. �lease �� m� �tc�w ��u �a�ve �� uesti�� recg�rdi�� h�'�ove. TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 63 � Development Plan K. Landscape Concept Plan The landscape concept for Honea Heights III Specific Plan is based on the use of native and low-water vegetation to build a spectacular landscape using a wide array of plants, from stately saguaros to colorful perennial wildflowers. The use of local species further the goal of water use reduction and offer options for common areas and residences that range from lush and green to stark and dramatic, all emphasizing local plants. Landscaping throughout the Honea Heights III Specific Plan Area will conform to Title 17 — Environmental Resource Preservation, Native Plant Protection and Landscape Requirements of the Town of Marana Land Development Code and will reflect the agricultural/rural historic and natural desert environments native to the area. Streetscapes, parks, trails, and common areas will follow planting densities, type and maintenance schedules established in the adjacent Santa Cruz River Linear Park, Heritage Park, and surrounding neighborhoods. A special feature proposed within the common area of the Honea Heights III neighborhood would be a community garden, where rainwater harvesting and food-production agricultural activities benefitting residents may be facilitated by Marana's Parks and Recreation Department. The Plant Pallet in Appendix B offers a wide-variety of plants chosen for their ability to: adapt to extremes of temperature and rainfall; remain viable with low- to moderate-maintenance; and feed and house local birds, insects, and other fauna. These plants will be used exclusively in common areas. Invasive species listed in Appendix B area strictly prohibited in the Specific Plan Area. See Appendix B: Plant Pallet L. Open Space, Recreation, Pa�ks and Trails Concept Plan The first planning stage completed in the development of the Honea Heights III Specific Plan was a concept plan produced by the University of Arizona's Drachman Institute funded through an Arizona Department of Housing grant. The Drachman Institute completed a detailed site analysis, facilitated community meetings, and conducted a survey to collect neighbor input. A questionnaire was sent to 220 Honea Heights residents eliciting information about the type of park amenities neighbors wanted included on the land designated for the Honea Heights III Specific Plan development. The results of that survey have been integrated into the Open Space, Recreation, Parks and Trails Concept Design, One of the most unique features of the Honea Heights III Specific Plan area would be the use of open space and restorative natural landscaping as a park amenity. The project's plat allows for approximately 93 houses (5,000 square foot lots) on 37.7 acres leaving more than 50% as open space, The project borders the Santa Cruz River Shared-Use Path and Santa Cruz River Linear Park on the south and the Marana Heritage Park directly adjacent to the east, The linear park provides a nearly 200 foot buffer between the Santa Cruz River bank protection and the neighborhood offering majestic views of the rivers 365 day flow and an expanse of Arizona State Trust Land to the south. The Heritage Park's demonstration garden and heritage tree grove abut the project to the east, TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 64 � � � C' ' ' � L � ' � I � � ' ' ' i ' L. J � Development Plan All common areas will remain under the care and control of Marana's Parks and Recreation ' Department, Internal trails will host an exercise loop and fitness stations, Landscape zones within the circular blocks will be planted with draught tolerant plants watered by runoff captured from the streets. ' � ' ' The Linear Park will be developed in accordance with Marana's Parks and Recreation Master Plan and under the supervision of the Town's Parks and Recreation Director. Every attempt will be made to ensure that native drought resistant plants, trees, and shrubs are used in landscaping. Additional "tot lots" and developed playground amenities will be developed during the final planning stages through a public process and with the assistance of the Parks and Recreation Advisory Commission, The existing trailhead at the southern end of White Avenue will be altered to accommodate residential construction, with parking extended along the edge of the linear park with trails leading to multiple entrances to the Santa Cruz River Shared-Use Path along the half mile stretch running through the project. In Honea Heights III, all of the houses will be equipped with rear loading garages. Front entrances will ' be connected by sidewalks and trails. The homes built along Sandy Street will face existing development and reflect the height and scale of existing homes. Houses built in the interior will face one another, public courtyards, pocket parks, or the linear park buffering the Santa Cruz River Multi- ' Use Path. Extensive land contouring and drainage issues will be addressed during the platting process. Areas needed for water retention and drainage will be landscaped and/or developed with appropriate park amenities. ' C� ' � '� , � ' ' ' M. Cultural Resources According to a report submitted by PMC no significant cultural resource sites were found on the Honea Heights III project site. The Town of Marana Cultural Resources Manager agrees with the assessment. No further archeological work is needed prior to development. If any human remains or funerary items are discovered during construction the Arizona State Museum will be contacted immediately pursuant to A. R. S, §41-844. N. lnfrastructure and Public Facilities The Master Developer of the Honea Heights III Specific Plan currently proposed as the Town of Marana will take full responsibility for the development of infrastructure and public facilities. Sewer Services At the time of submittal of the Honea Heights III Specific Plan pending litigation between the Pima County and the Town of Marana precludes the Master Development from entering into an agreement for the provision of wastewater services with either party. Therefore, the Town of Marana will either: assume full responsibility for development of the sewer required conveyance infrastructure up to and including connection with off-site sewer lines; or assume responsibility for development of the sewer required conveyance infrastructure and enter into a Development Agreement with Pima County Regional Wastewater Reclamation to provide connectivity to treatment services. Required agreements and a sewer plan will be submitted for approval with the final plat. TOWN Of MARANA HONEA HEIGHTS III SPECIFIC PLAN 65 ' Development Plan Fire Service Fire services are provided in the project area by the Northwest Fire District. Water The project site is located within the Town of Marana Water Service Area. There is an assured water supply. A water service agreement between the Community Development Department and the Water Department will be negotiated prior to approval of the final plat. Honea Heights III infrastructure development will include installation of a two-line water system to allow for the use of non-potable water for irrigation of common areas, recreation areas, public facilities, and residential uses as permitted by code. Schools Honea Heights III Specific Plan is located in the Marana Unified School District (MUSD), Estes Elementary School, Marana Middle School, and the Marana Plus Alternative School are located approximately 1.5 miles north-east of the project area, Marana High School is located approximately 4.5 miles from the location. A new high school is planned in a location 1.5 miles from the project area. An additional elementary school site has been dedicated in the adjacent Gladden Farms I development. Initiation of contraction for these schools will be as needed and at the discretion of MUSD official. No school sites will be located in the proposed Honea Heights III Specific Plan. It is estimated that the project will have approximately 93 single-family residences at buildout. Using the formula provided by MUSD, the number of students generated by the development are as follows: Elementary K— 6 .25 x 93 units = 23 school aged children Middle/High School 7-12 .15 x 93 units =14 schools aged children According to MUSD's Facilities Manager the number of students generated by the Honea Heights development will not adversely impact existing school facilities and resources. Public Utilities The Honea Heights III Specific Plan site is served by a number of private utilities including electrical power, natural gas, and telecommunications companies. The area is also included in the Cortaro-Marana Irrigation District. • Electrical Power The project area is served by Trico Electric Power. • Natural Gas Southwest Gas Corporation has existing facilities in the area and will provide natural gas to the project site. TOWN OF MARANA HONEA HEIGHTS III SPECIRC PLAN 66 ' '� ' � � � ' ,� C� t ' �l � , J � ' , ' ' ' t ' C �� 1 IV. DEVELOPMENT REGULATIONS � � � �� ' 6� Development Regulations A. Purpose and lntent When the Town's leadership included a housing plan in the 2007 General Plan, it carefully defined goals intended to meet a need for a wide variety of housing options balanced to preserve existing housing stock, meet the changing needs of current and future residents, promote economic growth, and enhance the character of the community. Although the Town's supply of affordable housing is extremely limited and the Honea Heights III Specific Plan presents an opportunity to facilitate the development of affordable housing, it is not the Town's intention to develop an enclave of poverty or develop housing that does not meet its own strict design standards. This section will layout the regulations established for this development and serve as the primary mechanism for the implementation of the Honea Heights III Specific Plan. The Honea Heights III Specific Plan Development and Design Standards establish the character of the development by prescribing site-specific standards tailored to the unique qualities of the project. These standards are intended to integrate new development into the neighborhood through design elements reflective of existing architecture, the history of the area, and the natural environment. The regulations contained within this section provide an appropriate amount of flexibility to anticipate the needs of the community, promote affordable housing development, encourage the use of green materials, and to achieve compatibility with surrounding land uses. These development regulations apply to the 37,7 acres of land in the Honea Heights III Specific Plan and designate standards for single-family attached and detached homes in accordance to Zone F, Specific Plan requirements. Under Zone F permitted uses, density requirements, setback and other regulations specified within the Honea Heights III Specific Plan Zone shall be those contained within the General Plan adopted by the Marana Town Council pertaining to the land within that zone. B. General Provision Applicability of the Town of Marana Land Development Codes If any issue, condition, or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Use Development Code that are in place at the time of development shall apply. Building Codes All design and construction within the Honea Heights III Specific Plan area shall comply with all adopted and amended Building Codes in effect for the specific project at the time of permitting. All design and construction with the Honea Heights III Specific Plan area shall comply with all adopted and amended Fire Codes in effect at the time or permitting. Additional Uses Whenever a use has not been specifically listed as being a permitted use in the Specific Plan, the Town of Marana's Planning Director will determine if said use is: (1) consistent with the intent of the zoning, and (2) compatible with other listed permitted uses, Any person aggrieved by the determination may appeal that decision to the Planning Commission. TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 69 Development Regulations C. Deve%pment Standards The following standards have been developed for the Honea Heights III Specific Plan and will fuse the semi-rural nature of the existing Honea Heights Neighborhood, with the contemporary feel of newer developments to the east and north, and traditional southwestern elements to compliment existing and planned development. Permitted Uses - Only Residential and Public Park and Open Space related development meeting the Design Standards set forth in this Specific Plan will be permitted. These uses will include: Single-Family Detached Residential Units Single-Family Attached Residential Units Parks and Open Space Recreation Facilities Religious Institutions Accessory Uses — The following residential accessory building and uses may be located on the same lot with a permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provide that all residential uses are compatible with the residential character of the neighborhood. No swimming pools or spas will be permitted, Patios, Tool Sheds, Children's Playhouses Garden Structures Home Occupations Conditional Uses —Conditional Uses may be permitted in the Honea Heights III Specific Plan Area, The following uses may be permitted provided that they promote the residential nature of the area and that any building or structure reflects the architectural style and residential character of the neighborhood. Group Homes Park and Open Space Uses — Parks and Open Space will remain under the control and responsibility of the Town of Marana's Parks and Recreation Department. Park and Open space uses permitted in the Honea Heights III Specific Plan Area include the following: Community Garden Water Harvesting Infrastructure Play Equipment Dog Park Recreation Centers Trails and Trail Head Ramadas and Picnic Tables Vegetation Demonstration Garden Commercial Uses — No commercial uses will be permitted in the Honea Heights III Specific Plan Area. Home occupations are allowed as permitted by the Town of Marana Land Development Code. TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 70 ' �1 ' L! Development Regulations Development Standards Minimum Lot Area: 5,000 square feet Minimum Width: None Minimum Depth; None Minimum Front Setback: Ten (10) feet (front porch 5 feet) Rear Setback: Rear loaded garages shall be a minimum of (5) feet from the rear property line ' Side Setback: Five (5) feet; Zero (0) foot requirement for attached units. Corner units will provide a ten (10) foot setback on the side facing the roadway. Maximum Building Height: Thirty (30) feet ' Maximum Lot Coverage (building and Structures) 65% Minimum Common Open Space Requirement: 50% of Specific Plan Area ' � ' ' ' D. Environmentally Responsive Building Standards The Honea Heights III Specific Plan provides a unique opportunity for the Master Developer, and the building partner(s) to ensure long-term affordability through the use of environmentally responsive design and energy efficient building standards. All residential structures built within the Honea Heights III Specific Plan area will meet or exceed the standards outlined in this section of the Honea Heights III Specific Plan. These standards have been developed using guidelines established through Leadership in Energy and Environmental Design (LEED) for Homes, National Green Building Program (NAHB). The layout of the Honea Heights III Specific Plan area has been designed to maximize residential density of the neighborhood infill project while providing open space and developed parks that preserve the rural agrarian nature of the area. Traffic circulation, drainage, grading, and residential placement have been carefully coordinated to: foster pedestrian uses, facilitate water harvesting, and preserve areas for natural vegetation. ' Each residence in the Honea Heights III Specific Plan area will be required to comply with the Building and Landscape Standards outlined below and will follow the future Town of Marana Green Building Standards when approved. , ' ' �! , � �� Minimum Landscape Standards • Only native plants and/or tlrought-tolerant, low-water use plants may be used for landscape plantings in front and side yards; • Drought-tolerant trees (preferably native), minimum 15 gallon, will be planted on the east or west side of the residence when possible without causing future root damage to structures. Trees must cast shade on the east or west walls to provide measurable benefits during the cooling season; • Exterior enclosed storage space for waste and recycle bins must provide an area outside of the house; TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 71 Development Regulations • Landscape irrigation systems will include check valves in heads and heads matched to the beds distinct watering needs; separate sprinkler zones for beds, with plants grouped based on watering needs; and a timer/controller that irrigates during the hours of 10 pm to 8 am to minimize losses from evaporation; • No decorative water features or mister systems that use potable water will be permitted in the Honea Heights III Specific Plan area (systems using harvested rainwater are allowed). Preferred Landscaping Elements • Install a rainwater harvesting system capable of retaining and storing 50% or more of the average annual available rainfall on the catchment surface; • Installation of gutter and downspout system or canals that tie to stormwater infiltration trenches, bioswales, or rain gardens are highly recommended; • Landscaping design will be provided by a licensed landscape professional using drought- tolerant plantings that require no irrigation. Minimum Building Standards • All residential construction must meet the requirements of the ENERGY STAR for Homes Program and install only ENERGY STAR rated appliances; or • Meet the requirements of the Tucson Electric Guaranteed Home Program and install only ENERGY STAR rated appliances; or • Achieve EPAct Home Certification; and • All residences will have as a minimum a solar thermal hot water system and provide a plumbing line stub out to a south facing roof for future solar thermal installation; • All residences will be fitted with a furnace with an efficiency rating of at least 90%; • Roofs shall have radiant barriers; • All lavatory faucets will meet the proposed EPA's WaterSenseTM criteria or have a maximum flow rate or 1.5 gpm or less; • All showerheads will meet the proposed EPA's WaterSenseTM criteria or have a maximum flow rate of 1.5 gpm @ 80 psi; • Toilets will meet the EPA's WaterSenseTM rating (1.28 gp� or be dual flush toilets with 1.6/.8 gpf or less water use; TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 72 ' L� � �� ' � , � ' �J ' ' ' LJ ' ' �J ' � , Development Regulations • Separate greywater and sanitary sewer distribution lines will be installed in all residences with greywater lines stubbed out to exterior and clearly marked and connected to an appropriate distribution system serving landscaping; • All residential design must provide an area for recycling with bins inside the house; and Final planning, development, and maintenance of the Honea Heights III Specific Plan parks and open space will be at the discretion of the Town of Marana under guidance provided in this Specific Plan E. Design Standards The Honea Heights III Specific Plan will adhere to the Town of Marana's Residential Design Standards found in Title 8, Section 8.06 of the Land Development Code (Ordinance no. 2004.04) adopted by the Marana Town Council on January 20, 2004), reflect the Community Design Guidelines provided in the Northwest Marana Area Plan, and the design standard established in this section. This includes both attached and detached units. The attached units will be required to meet all the standards as judged reasonable by the Planning Director. Together these design standards will provide guidelines for residential and recreational development within this Specific Plan. The design standards have been separated into two categories: Town General and Project Specific. Standards for all development within the Specific Plan Area will be reviewed by the Town's Community Development and Planning Departments with input from the selected building partner until full residential build out is completed. Once the individual lots are conveyed to private homeowners, a Honea Heights III Neighborhood Review Committee will be established to assume those responsibilities. The Town of Marana is proposed to retain full authority over development of all parks, open space, and infrastructure development, The architectural character of Honea Heights III Specific Plan will be consistent with the Community Design Guidelines established by the Northwest Marana Area Plan and outlined in this chapter. The design will reflect the rural agricultural heritage of the Town of Marana and surrounding neighborhoods. There will be a mix of materials and architectural styles intended to maximize environmentally responsive design and provide variety and aesthetic appeal to the neighborhood. Residential structures will incorporate elements of the Territorial, Pueblo, and Southwest Territorial architectural styles (see Appendix B; Northwest Marana Area Plan Architectural Styles). The following design standards shall apply to all development in the Honea Heights III Specific Plan area: • Architectural design will be restricted to reflect the elements details in the Northwest Marana Area Plan Pueblo, Territorial, and Southwest Territorial Architectural Styles; • All residences will be constructed with rear entry garages recessing a minimum of five (5) feet from the property line; TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 73 �� Development Regulations • All parking garages either attached or detached, shali incorporate the same design elements as the accompanying dwelling; • No more than two attached single-family units may be built on adjacent lots; • Tandem garages are acceptable for attached units provided each is minimum of 400 square feet; • Roof elements shall be made of tile, slate or concrete shingles, metal or other materials consistent with the established architectural styles; • No swimming pools or spas will be permitted in the Honea Heights III Specific Plan area • Two-Story residences will occupy 40% or less of the developed home lots; • No two-story structures will be permitted on corner lots; • No two-story structures will be permitted on adjacent lots in any area of the development; • No two-story attached units will be permitted in any area of the development. F. Open Space Open space within the Honea Heights III Specific Plan area will be used to foster recreational uses, link to adjacent parks and open space, and serve as a restorative buffer for natural landscaping as an amenity. A minimum of 50% of the project area will be reserved as trails, parks, gardens, and undeveloped open space. This open space will be calculated by taking the gross area of the project and deducting the land mass required for dedicated streets and private lots. The project borders the Santa Cruz River Shared-Use Path and Santa Cruz River Linear Park on the south providing a 200 foot buffer between the Santa Cruz River bank protection and proposed housing development, offering new residents majestic views of the rivers 365 day flow and Arizona State Trust Land to the south, The Linear Park, internal trail system, and exercise loop will be developed in accordance with Marana's Parks and Recreation Master Plan and under the supervision of the Town's Parks and Recreation Director, Only native drought resistant plants, trees, and shrubs will be used in landscaping, Additional "tot lots" and developed playground amenities will be developed during the final planning stages through a public process and with the assistance of the Parks and Recreation Advisory Commission. The existing trailhead at the southern end of White Avenue will be altered to accommodate residential construction, with parking extended along the edge of the linear park and trails leading to multiple entrances to the Santa Cruz River Shared-Use Path along the half mile stretch running through the project. TOWN OF MARANA HONEA HEIGHTS III SPEQFIC PLAN 74 � , ' � ' ' ' ' u , � ' ' ' [_ J I � � ' ' � ' � � �! , Development Regulations G. Landscaping Landscape A harmonious and unified landscape character is envisioned throughout the Honea Heights III Specific Plan area. With a regionally sensitive landscape approach and by using locally adapted plant materials, the following guidelines shall provide direction to distinctively articulate the landscape character. General Landscape Standards • All plant material shall conform to the proposed Plant List for Honea Heights III Specific Plan (see Appendix B) and will follow Title 17 – Environmental Resource Preservation, Native Plant Protection and Landscape Requirements of the Town of Marana's Land Development Code • All plant material shall be required to meet the Arizona Nurserymen's Association standards for caliper, height and width. • All landscape areas are to receive a 2" layer of decomposed granite and/or decorative rock, , color and size to be selected by the Town. Wildflower and/or native revegetation hydroseed mix may be substituted as a suitable groundcover in any landscape areas of the project. ' � ' • Entries and intersection landscaping improvements shall conform to Town of Marana sight visibility requirements. • Sustainable landscape practices, such as rainwater harvesting and the use of native or desert adapted plants shall be encouraged throughout the community. • Barrier-free landscape practices shall be encouraged throughout the community. • Trees may be spaced irregularly in informal groupings or regularly spaced, Shade and � screening is a priority for park and open space areas—careful consideration should be given to the design of the planting plan and organization of the tree canopies. ' � � r � � , Trails Multi-use trails shall be provided throughout the project. Bicyclists and pedestrians will be able to use these trails to access residential, park and open space areas of the project and community. The trail shall be constructed as a hard surfaced path with shoulders on each side constructed of stabilized decomposed granite or similar material. Additional multi-use trails shall be created to facilitate non- motorized movement throughout the project. Any trails may be constructed of hard surface materials at the discretion of the Town, TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN �l.7 I � Development Regulations H. Streets The internal site roadways are tentatively proposed to have a reduced section in order to promote a pedestrian-friendly development. The proposed reduced right-of-way will be 32 feet, including 28 feet of pavement and two (2) feet of curbing on each side. A five (5) foot public utility/access easement would also be on each side of the road. The narrow section does not allow on-street parking, which will be regulated by signs in accordance with the adopted sign code, but still provides safe travel and allows for emergency vehicle access. Designated parking areas would be provided along roadways without private garage access and adjacent to the linear park, community garden, and trailhead. The project roadways are proposed to be public roadways, owned by the Town of Marana, The final street section will be provided during the platting process and is subject to Planning Commission Design Exception acceptance during the subdivision process. I. Affordability It is anticipated that at least 40% of the houses built under the Honea Heights III Specific Plan will meet the U.S, Department of Housing and Urban Development (HUD) established criteria for affordability pending funding subsidies to the project. These homes will be sold to qualifying individuals and families that meet the baseline for First-Time Home Buyer Programs as defined below. As Master Developer and recipient of housing subsidies tied directly to the development of homes in the Specific Plan area, the Town of Marana will retain compliance oversight until subsidized units are conveyed to purchasers. Through development and partnership agreements, Building Partner(s) will be responsibility for recruiting, qualifying, and providing required counseling for prospective buyers, Town of Marana property will be conveyed to the purchaser at time of sale provided buyers meet all Town, development agreement, and funding requirements in place on the date of initial purchase contract. Affordable Housing is defined by HUD as units available at a cost of no more than 30% of gross household income to households at or below 80% of the area median income as reported by HUD or the assigned state agency. First-Time Home Buyer is defined as a buyer who has not owned a principal residence during the three-year period prior to the purchase and qualifies under the affordability guidelines of the program. TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 76 � � � � ' ' ' , � , LJ i� � �� ' � ' V. IMPLEMENTATION AND ADMINISTRATION ��l ' � ' , ' ' Implementation and Administration A, Purpose and lntent The Honea Heights III Specific Plan has been developed as a guide to facilitate sustainable growth and create a livable community with a vibrant neighborhood that promotes diversity, advance inclusivity, and celebrate Marana's hometown feel. The elements of this plan are intended to foster quality development, encourage the availability of affordable housing to all sectors, and promote energy efficiency to further the economic stability of the region. This section of the Specific Plan outlines the implementation of development on the project site, It identifies the Town of Marana's responsibilities and outlines the procedures that will be enacted to ensure the project is built in coordination with infrastructure improvements, providing a continuity of design. B, General Responsibilities ' The implementation of the Honea Heights III Specific Plan is the responsibility of the Master Developer, currently proposed as the Town of Marana, the building partner(s), with oversight provided by Marana's Affordable Housing Advisory and Planning Commissions and Mayor and Council. Once the individual , lots are conveyed to private homeowners, a homeowner group, the Honea Heights III Neighborhood Review Committee, will be established to assume those responsibilities. The Town of Marana may retain full authority over development of all parks, open space, and infrastructure development, � L l_J ' ! ' ' � The Master Developer is responsible for providing design and engineering for and development of all infrastructure and amenities to include: roads, drainage, sewer, trails, parks and recreation facilities, and major utilities in a timely and efficient manner. The Master Developer will form an association and the Honea Heights III Neighborhood Review Committee and will record the Master Covenants, Conditions and Restrictions (CC&Rs) with the Final Plat, The building partner(s) will be selected through a request for proposals in accordance with Town of Marana Code Section 3-4-14 and A,R.S. § 34-201 et seq. The building partner is responsible for adhering to the development standards established by the Honea Heights III Specific Plan and all Town of Marana Codes, Ordinances, agreements, and funding source compliance requirements pertaining to the Honea Heights Development project. C. Deve%pment Review Procedure The preliminary and final plat along with all development and building plans will be submitted per established procedures of the Town of Marana's Development Services Department once being recommended via a majority approved resolution adopted by the Affordable Housing Citizen Advisory Commission. The Master Developer working in collaboration with the building partner(s) will come to consensus on all design or architectural aspects of the development that affect the exterior appearance of any structure. Parks, recreational facilities, and open space design shall receive additional approval through the Marana Planning Department, Parks and Recreation Department and/or its advisory commission. ' The process will remain in place through build out and included review of signage, landscaping, entry features, street standards, and architectural conformance to the Development Regulations and Design Guidelines outlined in this Specific Plan. , ' TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 79 � Implementation and Administration ' D. Design ReviewProcess The Honea Heights III Specific Plan project is unique by way that the Town of Marana is the proposed Master Developer and responsible for the design, development, and final administration of the project. Therefore, the review procedure will follow two separate tracts, departmental review by the Community Development Department with oversight by the Affordable Housing Citizen Advisory Commission, and an intra-departmental review through the public submission process as adopted by Mayor and Council. The final plat and all developmentlimprovement and building plans within the Honea Heights III Specific Plan area shall be subject to and implemented through the review and approval process adopted by the Town. The review process for water infrastructure will be as normal for non-specific plan development, Prior to submission of the preliminary and final subdivision plats and/or development/improvement plans to the Development Services Department, plans will be reviewed, approved, and forwarded via a majority vote of the Affordable Housing Citizen Advisory Commission. The Master Developer, will reserve the right to review any design or architectural aspect of the development that affects the exterior appearance of any structure or area of land. This includes reviews of signage, landscaping, entry features, street standards, and architectural conformance to the Development Regulations and Design Guidelines outlined in this Specific Plan. E, Phasing The Honea Heights III Specific Plan mixed-income housing project is likely to consist of two (2) to three (3) construction phases beginning on the northwest corner of the Specific Plan Area, moving east along Sandy Street, then south toward the Santa Cruz River. The initial site work is proposed to begin in 2010. Basic off-site improvement projects including grading and infill and the development of roads, trails, sewer, drainage, and utility infrastructure will be completed prior to commencing housing construction. Homes will only be constructed and occupied in areas where fire hydrants and fire apparatus access roads have been installed in accordance with'the currently adopted Fire Code. Housing and park amenities will be constructed as funding is secured and homes purchased. The initial model homes will remain unsold and operate as on-site offices for the Town and building partner until build out is complete, all other homes are sold to individual owners, and funding initial compliance has been met. F. Specific Plan Administration 1. Enforcement The Honea Heights III Specific Plan will be administered and enforced by the Town of Marana Development Services Department in cooperation with the Town of Marana Community Development Department in accordance with the provision of the Specific Plan and the applicable provisions of the Town of Marana Land Development Code, project related Resolutions and Ordinances adopted by Mayor and Council, and Arizona Revised Statues, Sections 36-1403.12 (12)(B) and (C) provides the Town of Marana authority to: Determine where blighted areas exist or where there is a shortage of decent, safe and sanitary dwelling accommodations for persons of low income; and make studies and recommendations relating to the problem of c%aring, planning, TOWN OF MARANA HONEA HEIGHTS III SPECIFIC PLAN 80 ' � ' � � ' ' ' L' , � ' ' ' C� ' ' ' � Imalementation and Administration designing and reconstructing blighted a�eas, and the problem ' accommodations for persons of low income, and cooperate with the subdivision of this state in actions taken in connection with these problems. ' , � of providing dwelling state or any political 2. Administrative Change Certain changes to the explicit provision in the Specific Plan may be made administratively by the Town of Marana Planning Director in consultation with the Town of Marana Community Development Director, provided said changes are not in conflict with the overall intent as expressed in the Honea Heights III Specific Plan or direction provided by the Affordable Housing Citizen Advisory Commission or Mayor and Council. Any changes must conform to the goals and objectives of the Specific Plan and those established in the Housing Chapter of the General Plan. The Planning Director's decision regarding administrative changes and determination of substantial ' changes as outlined below shall be subject to appeal by the Town Council upon recommendation of the Affordable Housing Citizen Advisory Commission. Categories of administrative change include, but are not limited to: � ' • The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Development Services Manager and Community Development Director; ' � Changes to the community infrastructure planning and alignment such as roads, drainage, water, and sewer systems that do not increase the development capacity in the Specific Plan Area; ' � ' � ' � � ' • Changes to development plan boundaries due to platting. Minor adjustments to the development plan areas, drainage areas and other technical refinements to the Specific Plan due to adjustments in final road alignments will not require an amendment to the Specific Plan but will require staff approval; or • Changes to development regulations that are in the interest of the community and do not affect health or safety concerns. Administrative changes may only be made to affordability clauses, regulations, or requirements with the concurrence of the Town of Marana Affordable Housing Citizen Advisory Commission, Mayor and Council and in accordance with Arizona Revised Statues, Sections 36-1403.12 (12)(B) and (C). 3. Substantial Changes The Specific Plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of the Honea Heights III 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 Title 5—"Zoning" in the Town of Marana Land Development Code. TOWN OF MARANA HONEA HEIGHTS III $PECIFIC PLAN 81 ' Impiementation and Administration 4. Interpretation The Planning Director will be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director`s interpretation may be made to the Board of Adjustment within 15 days from the date of the interpretation. , ' If any provision of the Design Standards is considered ambiguous or unclear, the Planning Director , will be responsible for interpreting the intent of the Design Standards. If any provision of the Development Regulation regarding affordability is considered ambiguous or unclear, the ' Community Development Director shall be responsible for interpreting the intent of the Development Regulations. 5. Fees � Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development if action is taken by a non-Town entity involved in the Honea Heights III Specific ' Plan, Fees may or may not be assessed to the project for Town initiated action. 6. Annual Report ' Once Platted, the Master Developer will provide the Development Services Department with a Monitoring Program as outlined in Appendix D of the Northwest Area Marana Plan. This will update Development Services staff with the information to assess the impact of the Honea Heights project ' on existing infrastructure and determine the needs for future development. ' , ' , � � TOWN OF MARANA HONEA HEIGHTS ID SPEQFIC PLAN 82 LJ � � ' � i �l 0 i C� 1 1 ! � � � � � � � � � � APPENDIX A: LEGAL DESCRIPTION 83 PARCEL 1 All that portion of the Southeast Quarter of the Southwest Quarter of the Northeast Quarter of Section 33, Township 115outh, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: Beginning at the Southeast corner of said Southeast Quarter; THENCE South 89 degrees 40 minutes 56 seconds West, along the Southerly line of said Southeast Quarter, a distance of 660.51 feet to the Southwest corner of said Southeast Quarter; THENCE North 00 degrees 11 minutes 36 seconds West, along the Westerly (ine of said Southeast Quarter, a distance of 610.43 feet; THENCE South 49 degrees 54 minutes 14 seconds East, departing said Westerly line, a distance of 865.92 feet to the Easterly line of said Southeast Quarter; THENCE South 00 degrees 11 minutes 19 seconds East, along said Easterly line of said Southeast Quarter, a distance of 49.06 feet to the Point of Beginning. 85 ' PARCEL 2 A portion of the north half of Section 33, Township 11 south, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona. Said parcel being more particularly described as follows; COMMENCING at the west quarter corner of said Section 33, said corner being a found 2" open pipe; THENCE North 0°34'34" West, 1321.02 feet along the west line of said north half, from said point of the northwest corner of said Section 33 bears North 0°34'34" West, 1321.02 feet, said northwest corner being a found 3" brass disk in hand hole stamped "T.O.M. R.L.S. 18552", THENCE North 89°41'26" East, 400.00 feet (measured and record) along the south line of the northwest quarter of the northwest quarter of said section 33; THENCE North 0°34'34" West parallel with the west line of the northwest quarter of said Section 33, 91.07 feet to the POINT OF BEGINNING, said point being a set %° rebar tagged "RLS 16555". THENCE continuing North 0°34'34" West along said parallel line 63.93 feet, to a set %" rebar tagged "RLS 16555", THENCE North 89°41'26" East parallel with the south line of the northwest quarter of the northwest quarter of said Section 33, 172.17 feet to a point of a non-tangential curve with a local radial bearing of North 18°10'06" West, concave to the north, said point being a set %:" rebar tagged "RLS 16555". THENCE easterly along the arc of said curve to the left having a radius of 1666.85, through a central angle of 1°09'37", for an arc length of 33.76 feet to a point of tangency, said point being a set %2° rebar tagged "RLS 16555", THENCE North 70°40'17" East, 16.64 feet to a set tagged "RLS 16555", THENCE North 0°34'34" West parallel with the west line if the northwest quarter of said Section 33, 158.53 feet to a point from which a found 1%:" aluminum capped pin with punch at the intersection of Honea Drive with Sandy Street bears South 89°41'07" West, 190.02 feet, said streets established by the plat of Honea Heights at the Pima County Recorders Office at Book 12 Page 58 of Maps and Plats; THENCE North 89°41'07" East, 726.44 feet to a found 1%" aluminum capped pin with a punch at the intersection of Sandy Street with Morgan Drive; THENCE North 89°40'S2" East, 696.46 feet (measured, 696.35 feet record) to a found railroad spike with cross cut at the intersection of Sandy Street with Hester Drive; THENCE 89°41'32" East, 242.64 feet to a set rebar tagged "RLS 16555", from which a found railroad spike with cross cut bears North 89°41'32" East, 347.48 feet; 86 ' ' ' � � � ' ' , � � ' � � � u ' ' ' ' THENCE South 30°00'17" East, 1526.45 feet to a set %Z" rebar tagged "RLS 16555", from which a found � %z° rebar tagged "RLS 16555", from which a found %2" rebar tagged "RLS 22759" bears South 30°00'17" East, 373.40 feet; ' THENCE North 54°51'46" West, 580.98 feet to a point of curvature on a tangent curve concave to the south, said point being a set %z" rebar tagged "RLS 16555"; ' THENCE westerly along the arc of said curve to the left having a radius of 4073.45 feet, through a central angle of 32°42'08" for an arc length of 2,324.96 feet to the POINT OF BEGINNING. ' The above described parcel contains an area of 24.93 acres, more or less. ' , , , , ' ' ' ' ' ' ' , s� PARCEL 3 All that part of the North half of Section 33, Township 115outh, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: Beginning at the Southwest corner of the Northwest Quarter of the Southwest Quarter of the Northwest Quarter; THENCE Easterly to the Northwest corner of the Southeast Quarter of the Southeast Quarter of the Northwest Quarter; THENCE Southerly to the Southwest corner of the Southeast Quarter of the Southeast Quarter of the Northwest Quarter; THENCE Easterly to the Southwest corner of the Southeast Quarter of the Southwest Quarter of the Northeast Quarter; The Northerly to the Northwest corner of the Southeast Quarter of the Southwest Quarter of the Northeast Quarter; THENCE Northwesterly to the Southwest corner of the Northwest Quarter of the Northeast Quarter; THENCE North along the West line of the Northeast Quarter, a distance of 330 feet; THENCE Westerly, parallei with the South line of the North half of the Northwest Quarter, to a point distant 620 feet East of the West line of Section 33; THENCE Southerly, parallel with the West line of Section 33, a distance of 175 feet; THENCE Westerly, parallel with the South line of the North half of the Northwest Quarter, a distance of 220 feet; THENCE Southerly, parallel with the West line of Section 33, a distance of 155 feet to a point in the south line of the North half of the Northwest Quarter; THENCE Westerly along the South line of the North half of the Northwest Quarter, a distance of 400 feet to the West line of Section 33; THENCE Southerly along the said West line of the Point of Beginning; EXCEPT the West 50 feet of said Northwest Quarter; AND FURTHER EXCEPT all that portion conveyed to Pima County, Arizona, a body politic as described in Deed recorded April 5, 1985 in Docket 7506, page 113. ss APPENDIX B: PLANT PALETTE $9 ' r ' Appendix B: Plant Pallet A. Tree Palette Acacia constricta "Whitethorn acacia" � Acacia greggii "Catclaw acacia" Celtis reticulata "Netleaf hackberry" Chilopsis linearis "Desert willow" ' Eysenhardtia orthocarpa "Kidneywood° Lysiloma watsoni "Desert fern tree" ' ' , ' ' ' � � ' ' ' ' ' C B. Shrubs: Abutilon palmeri "Indian mallow" Acacia angustissima "Fern acacia" Aloysia wrightii "Oreganillo" Ambrosia deltoidea "Triangle-leaf bursage" Anisacanthus thurberi "Desert honeysuckle" Artemisia ludoviciana "Western mugwort" Asclepias linaria "Pineleaf milkweed" Atriplex canescens "Fourwing saltbush" Calliandra eriophylla "Fairy duste�' Celtis ehrenbergiana "Desert hackberry" Coursetia glandulosa "Baby bonnets" Crossosoma bigelovii "Rhyolite bush" Dalea pulchra "Bush dalea" Dicliptera resupinata "Dicliptera" Dodonea angustifolia "Hopbush" Encelia farinosa "Brittlebush" Encelia frutescens "Green brittlebush" Ephedra nevadensis "Mormon tea" Ericameria laricifolia "Turpentine bush" Eriogonum fasciculatum "Flattop buckwheat" Morus microphylla "Texas mulberry" Olneya tesota "ironwood" Parkinsonia florida "Blue palo verde" Parkinsonia microphylla "Foothills palo verde" Prosopis velutina "Velvet mesquite" Sapindus drummondii "Soapberry" Gossypium thurberi "Desert cotton" Hibiscus biseptus "Rose mallow" Hyptis emoryi "Desert lavender" Jatropha cardiophylla "Limberbush" Justicia californica °Chuparosa" Justicia candicans "Mexican honeysuckle" Krameria parvifolia "Range ratany" Larrea divaricata (tridentata) "Creosotebush" Lotus rigidus "Deer vetch" Lycium fremontii "Wolfberry" Menodora scabra "Yellow menodora" Plumbago scandens "Plumbago" Senna covesii "Desert senna" Simmondsia chinensis "Jojoba" Sphaeralcea ambigua "Globe mallow" Tecoma stans v. angustata "Yellow bells" Telosiphonia brachysiphon "Rock trumpet" Trixis californica "Trixis" Vauquelinia califomica "Arizona rosewood" Zizyphus obtusifolia "Graythorn" C. Vines Cissus trifoliata "Arizona grape ivy" Clematis ligusticifolia "Old man's beard" Janusia gracilis "Slenderjanusia" Lachnostoma arizonica Marah gilensis "Wild cucumber" Maurandya antirrhiniflora "Snapdragon vine" Mirabilis multiflora "Colorado four o'clock" ' 91 ' Appendix B: Plant Pallet ' D. Cacti Carnegiea gigantea "Saguaro� Cylindropuntia arbuscula "Pencil cholla" Cylindropuntia versicolor "Staghorn cholfa" Echinocereus fasciculatus "Hedgehog cactus" Echinocereus rigidissimus "Az. rainbow cactus" Ferocactus wislizeni "Fishhook barrel" Mammillaria grahamii "Pincushion cactus" Opuntia engelmannii "Engelmann prickly pear" Opuntia santa rita "Purple prickly pear" Peniocereus greggii "Queen of the night" F, Perennial Wildflowers Amoreuxia palmatifida Bahia absinthifolia "Bahia" Baileya multiradiata "Desert marigold" Dichelostemma pulchellum "Desert hyacinthn Dyssodia acerosa "Shrubby dyssodia" Dyssodia pentachaeta "Golden dyssodia" Glandularia gooddingii "Goodding verbena" Oenothera caespitosa "Tufted evening primrose" Penstemon parryi "Parry penstemon� Psilostrophe cooperi "Paperflower" Ruellia nudiflora "Ruellia" Zinnia acerosa "Desert zinnia" H, Grasses Aristida purpurea "Purple threeawn° Bouteloua curtipendula "Sideoats grama" Bouteloua gracilis "Blue grama" Heteropogon contortus "Tanglehead" Muhlenbergia rigens "Deer grass" Sporobolus airoides "Alkali sacaton" E. Accent P/ants Agave chrysantha "Golden-flowered agave" Agave schottii "Shindagger" Dasylirion wheeleri °Desert spoonfl Erythrina flabelliformis "Coral bean" Fouquieria splendens "Ocotillo" Nolina microcarpa "Beargrass" Yucca baccata "Banana yucca" Yucca elata "Soaptree yucca" G. Annual Wildflowers Argemone pleicantha "Prickly poppy" Datura wrightii "Sacred datura" Eschscholtzia mexicana "Mexican poppy" Gaillardia pulchella "Blanket flower" Kallstroemia grandiflora "Arizona caltrop" Lupinus sparsiflorus "Desert lupine" Orthocarpus purpurascens "Owl's clover" Proboscidea althaefolia "Devil's claw" ' ' ' L_� , , ' , u ' ' , I � t ' ' s2 ' Appendix B: Plant Pallet l, Prohibited Plants Fountain grass (Pennisetum setaceum) Buffelgrass (Pennisteum ciliare) Johnson grass (So�ghum halapense) Giant reed (Arundo dona� Common crabgrass (Digitaria sanguinalis) Pampas grass (Cortaderia sel%ana) Mediterranean grass (Schismusspp.) Red brome (Bromus rubens) Tree of heaven (Ailanthus altissima) African sumac (Rhus lancea) Russian olive (Eleagnus angustifolia) African rue (Peganum harmala) Salt cedar/tamarisk ( Tamarix pertand�a and T. ramosissima) Bermuda grass (Cynodon dactylon) excluding sod hybrid Burmuda Lovegrasses (E�agrostisspp.) excluding Plains lovegrass (Eragrostis intermedia) Iceplant (Mesembryanthemem crystallinum) Arabian grass (Schrsums arabicus) Natal grass (Melinins (=Rhynche�hrum) repens) Eucalyptus (Eucalyptusspp.) Periwinkle ( l/inca major and I/inca mino�j J . Prohibited Aquatics Eurasian watermilfoil (Myriophyllum spicatum) Giant salvinia (Salvinia mo%sta) Hydrilla (Hydrilla verticillata) Water hyancinth (Eichhornia crassipes) 93 ' ' � CI � �� ' ' � APPENDIX C: DESIGN REVIEW APPLICATION C�� ' 95 Appendix C: Desiqn Review Application A. General Mailing Address: Building Plan Architect: Landscape Architect: s. Building Data Plan Number: Plan Number: Plan Number: HONEA HEIGHTS III DESIGN REVIEW APPLICATION City/State/Zip Phone: Phone: Livable Square Footage: Max. Height: Livable Square Footage: Max. Height: Livable Square Footage: Max. Height: C. Application Checklist The following information must be included with your application package: ❑ Design Review Fee: $XXX per floor plan, payable to XXXXXXXXXXXX p Three (3) full size sets of certified architectural plans complete with floor and elevation plans and mechanical and electrical plans. ❑ Three (3) half-size sets of certified architectural plans complete with floor and elevation plans. ❑ Thre'e (3) sets of typical front yard landscape plan alternatives to be offered to homebuyers. ❑Exterior Color Schemes, including paint and roof tile samples and light reflectivity value information: Brand of Paint: Roof Tile Supplier: ❑Building Construction type (frame, masonry, etc.): ❑Stucco Patter: ❑Patios: Indicate type of materials to be used: ❑Type of color and finish of: Entry door - Windows- ❑ Exterior lighting: Picture must be provided. All exterior lighting must be shielded in design so that the light source is not visible. ❑ Location of HVAC equipment must be shown on all floor plans. Ground-mounted units must be concealed by a solid enclosure on all sides visible to a neighboring property. ❑ Type of finish to be used on driveways and walkways: ❑Fencing: A typical fence layout must be provided: Size of Block: Color: ❑Entry features, landscape or hardscape paving features to add interest, and eommon area landscape plans. ❑Model layout plan, including lot designation, footprint of home, landscaping, fencing, parking lot layout and material used, and plan to convert to typical planting scheme. ❑Entry way permanent and temporary marketing signs s7