HomeMy WebLinkAboutUptown At Marana Specific PlanUptown
"Wi
Marana
ecific Plan
September 29, 2446
Revision:
April 19, 2007
June 24, 2447
September 21, 2007
November 6, 2007 (Ordinance Added)
Case: PCZ --46499
PCZ --46499
Uptown at Marana Specific Plan
Case # PCZ -06099
Submitted To:
Town of Marana
11555 W. Civic Center Drive
Marana, AZ 85653
Prepared For:
JF Properties, Inc.
6720 North Scottsdale Road, Suite 250
Scottsdale, Arizona 85253
The Cardon Group LLC
1819 East Southern Avenue, Suite B-10
Mesa, Arizona 85204
Prepared By:
Rose Law Group pc, Land Use Attorney
6613 North Scottsdale Road, Suite 200
Scottsdale, Arizona 85250
Swaback Partners pllc, Planning
7550 East McDonald Drive
Scottsdale, Arizona 85250
ARCADIS, Engineering
3777 East Broadway Boulevard, Suite 100
Tucson, AZ 85716
DMA Engineering, Traffic Engineering
650 West Linda Vista Boulevard
Tucson, Arizona 85704
Submitted/Revised:
September 29, 2006
April 19, 2007 (1St Revision)
June 20, 2007 (2nd Revision)
September 21, 2007 (3rd Revision)
November 6, 2007 (Ordinance Added)
MARANA ORDINANCE NO. 2007.25
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING FOR
THE UPTOWN AT MARANA SPECIFIC PLAN.
WHEREAS, JF Properties, Inc. and The Cardon Group, LLC represent the property owners
of approximately 205 acres of land located within a portion of Section 21, Township 11 South,
Range 11 East, as described on Exhibit "A", attached hereto and incorporated herein by this
reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on July 30, 2007, and
at said meeting voted 4-2 to recommend that the Town Council approve said rezoning, adopting the
recommended conditions; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staff and
members of the public at the regular Town Council meetings held October 2nd, 16th and November
6d', 2007, and has determined that the rezoning should be approved and meets the criteria for a minor
amendment to the General Plan, changing the land use designation from "MDR" (Medium Density
Residential) to "MPA" (Master Planning Area), and should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. A minor amendment to the General Plan of approximately 205 -acres of land located
within a portion of Section 21, Township 11 South, Range 11 East, north of Marana Road, from I-10
west to Sanders Road (the "Property"), changing the land use designation from "MDR" (Medium
Density Residential) to "MPA" (Master Planning Area).
Section 2. The zoning of the Property is hereby changed from Zone "R-144" (Single family
residential, 144,000 square feet minimum) to "F" (Specific Plan) creating the Uptown at Marana
Specific Plan.
Section 3. The purpose of this rezoning is to allow the use of the Property for a master planned
community that includes regional and neighborhood commercial, mixed use of commercial and
residential, a mix of residential densities and housing types, recreation and open space subject to the
following conditions, the violation of which shall be treated in the same manner as a violation of the
Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning
ordinance):
{00006437.DOC 14} Marana Ordinance No. 2007.25
Page 1 of 4
1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at
the time of any subsequent development including, but not limited to, requirements for
public improvements.
2. [Deleted.]
3. The Development has voluntarily agreed to enter into a school contribution agreement with
the Marana Unified School District providing for a contribution per residential unit to
mitigate the effects of the proposed development.
4. The maximum allowable residential units for the project shall not exceed 930. No more than
233 dwelling units utilizing the small lot option of less than 3,500 square feet, but greater
than 2,200 square feet intended for single family detached housing products shall be
permitted within the project.
5. The property owner shall not cause any lot split of any kind without the written consent of
the Town of Marana.
6. No approval, permit or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and regulations,
including the Endangered Species Act and the Clean Water Act. Appropriate experts should
be retained and appropriate federal and state agencies should be consulted to determine any
action necessary to assure compliance with applicable laws and regulations.
7. The Developer shall dedicate, or cause to have dedicated, from the Property, the necessary
half -street rights-of-way for Marana Road, Sanders Road, and no more than 1,000 square feet
of right-of-way on the Property for a Marana Road pedestrian connection, and contribute
$300,000 for pedestrian connection improvements or downtown beautification, payable upon
issuance of the first grading or building permit on the Property. Developer shall be permitted
to landscape and maintain the right-of-way adjacent to the Property in accordance with the
Town's standard license agreement.
8. The Developer shall contribute, proportionally to the Project's impact, based on a Town -
approved traffic impact analysis, to the cost to design and construct the circulation
improvements to Marana Road, Marana Main Street, Sandario Road, Sanders Road, the
Marana Road/I-10 traffic interchange (including without limitation any improvements to the
frontage road and/or construction of a shoo -fly connection from Marana Road to the frontage
road, if needed), including without limitation any signalization associated with these
improvements. To assure concurrency between any development and the then -existing,
necessary transportation improvements, no certificate of occupancy shall be issued for the
Property unless and until completion Marana Main Street from Marana Road to Sandario
Road, currently estimated to be .42 miles but in any event shall be no more than .46 miles,
measured along the centerline of the road and of all transportation improvements necessary
for safe access to and from the construction. To the extent the cost to construct these
concurrently needed improvements exceeds the Developer's proportionate share, the
Developer may seek reimbursement for the excess through a development agreement. In no
case shall the Developer ultimately be obligated to pay more than Developer's proportional
share of the costs of the infrastructure referenced in this paragraph. As provided by A.R.S.
§ 9-463.05, the cost of any transportation improvements constructed by the Developer for
{00006437.DOC / 4} Maram Ordinance No. 2007.25
Page 2 of 4
IV
which the Town has adopted a development impact fee shall be credited against
transportation impact fees payable for development within the Property.
9. A water service agreement and a master water plan must be submitted by the Developer and
accepted by the Utilities Director prior to the approval of the final block plat by the Town
Council.
10. A sewer service agreement and master sewer plan must be submitted by the Developer and
accepted by the entity responsible for wastewater management and the Town Engineer prior
to the approval of the final block plat by the Town Council.
11. Before a certificate of occupancy is issued for any dwelling unit on the Property, the
Developer shall have completed or shall provide evidence to the Town's satisfaction that
Developer has made a diligent effort to complete the process of having the Property annexed
into a fire district or otherwise provide for fire protection service
12. Installation of a non -potable system shall be required to serve the common open space areas
and other landscaped amenities as accepted by the Town of Marana.
13. If it is determined that such rights exist on the Property and are owned by the Developer at
the time of final plat, the property owner shall transfer with the final plat, by the appropriate
Arizona Department of Water Resources form, those water rights being IGR, Type I or Type
II to the Town of Marana for the Town providing designation of assured water supply and
water service to the Property. If Type I or Type 11 is needed on the Property, the Town and
developer/landowner shall arrive at an agreeable solution to the use of those water rights
appurtenant to the Property.
14. All private parks and trails within Uptown at Marana will be developed by the Master
Developer, subject to the approval of the Planning Director and the Parks and Recreation
Director. The community and neighborhood parks must be identified in subdivision plats
with detailed design as part of the landscape plans for those subdivisions.
15. Upon adoption of the ordinance by the Mayor and Council approving the Uptown at Marana
Specific Plan, the applicant shall provide the Planning Department with the following final
edition of the Uptown at Marana Specific Plan: one non -bound original; forty bound copies;
and one digital copy in Microsoft Word or other acceptable format within sixty days of the
adoption.
16. Minor grammatical and technical changes as required by the Town of Marana shall be made
to the Uptown at Marana Specific Plan.
17. The Master Developer shall submit an annual report within 3 0 days of the anniversary of the
Town Council's approval of the Specific Plan in addition to those requirements listed in the
Land Development Code.
18. Development of the Property shall comply with all FEMA requirements, including any that
eventually become effective in relation to FEMA's September 17, 2007 draft "Pima County
Levee Failure Analysis" floodplain map, which proposes a change in the floodplain
designation of an area that includes the Property.
Section 4. This Ordinance shall be treated as having been adopted and the 30 -day referendum period
established by Arizona Revised Statutes section ("A.R. S. §")19-142(D) shall begin when the Town
{00006437.DOC ! 41 Maram Ordinance No. 2007.25
Page 3 of 4
LTA
files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed
by the Developer and any other party having any title interest in the Property, that waives any
potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S.
§ 12-1131 et seq., and specifically A.R.S. § 12-1134) resulting from changes in the land use laws that
apply to the Property as a result of the Town's adoption of this Ordinance. If this waiver instrument
is not recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance
shall be void and of no force and effect.
Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and
Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2007.25.
Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions hereof.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this
6'h day of November, 2007.
C'
Mayor E4 Honea
ATTEST:
?,celyn Bronson, Town Clerk
APPROVED AS TO FORM:
{00006437.DOC / 4} Marana Ordinance No. 2007.25
Page 4 of 4
VI
EXHIBIT A
LEGAL DESCRIPTION FOR UPTOWN AT MARANA SPECIFIC PLAN
THAT PORTION OF THE NORTH HALF OF SECTION 21, TOWNSHIP 11 SOUTH, RANGE 11
EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA, DE-
SCRIBED AS FOLLOWS:
COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 21, BEING BRASS
CAP IN HAND HOLE, THENCE NORTH 00° 30'58" WEST ALONG THE WEST LINE OF SAID
SECTION 21, TOWARD THE NORTHWEST CORNER OF SAID SECTION 21, BEING A HALF
INCH REBAR, A DISTANCE OF 30.00 FEET, THENCE NORTH 390 21'04" EAST, PARALLEL
WITH AND 30.00 FEET NORTH OF THE EAST -WEST MID-SECTION OF SAID SECTION 21, A
DISTANCE OF 30.00 FEET TO THE POINT OF BEGINNING,
THENCE NORTH 00° 30' 53" WEST, ALONG THE EAST RIGHT-OF-WAY LINE OF SANDERS
ROAD AS SET FORTH IN DOCKET 368, PAGE 7, RECORDS OF PIMA COUNTY, ARIZONA,
BEING PARALLEL WITHAND 30.00 FEET EAST OF SAID WEST LINE OF SECTION 21, A DIS-
TANCE OF 2606.23 FEET TO THE NORTH LINE OF SAID SECTION 21; THENCE NORTH 390
19' 33" EAST, ALONG SAID NORTH LINE OF SECTION 21, A DISTANCE OF 2612.43 FEET TO
THE NORTH QUARTER CORNER OF SAID SECTION 21; THENCE NORTH 89° 22' 51" EAST,
ALONG SAID NORTH LINE OF SECTION 21, A -DISTANCE OF 165.02 FEET TO A POINT ON
THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF INTERSTATE 10 (ALSO KNOWN AS THE
CASA GRANDE TUCSON HIGHWAY), AS CONVEYED TO THE STATE OF ARIZONA BY DEED
RECORDED IN DOCKET 1934, PAGE 496, RECORDS OF PIMA COUNTY, ARIZONA AND
AS SHOWN ON THOSE CERTAIN A D. 0.- T. PLANS DATED SEPTEMBER, 6, 1960, PROJECT
NO. 1-10-4 (26) 231; THENCE SOUTH 50 29'00"EAST., ALONG SAID RIGHT-OF-WAY LINE,
759.92 FEET, THENCE SOUTH 46° 57'59-v EAST, ALONG SAID RIGHT-OF-WAY LINE, 299.73
FEET, THENCE SOUTH 000 25' 40" EAST, PARALLEL WITH AND 1680.00 FEET WEST OF THE
EAST LINE OF SAID SECTION 21, A DISTANCE OF 1910.15 FEET, THENCE SOUTH 89' 21'
04" WEST, ALONG THE NORTH RIGHT-OF-WAY LINE OF MARANA ROAD AS SET FORTH BY
PIMA COUNTY ESTABLISHMENT NO. 114, BEING PARALLEL WITH AND 30.00 FEET NORTH
OF SAID EAST -WEST MIDSECTION LINE OF SECTION 21, A. DISTANCE OF 3573.59 FEET TO
THE POINT OF BEGINNING.
(THE PARCEL DESCRIBED ABOVE CONTAINS 207.75 ACRES, MORE OR LESS)
Table of Contents
I. INTRODUCTION.......................................................................................................................1
A. Specific Plan Summary..................................................................................................1
B. Location..........................................................................................................................1
C. Authority and Scope.......................................................................................................4
D. Legal Description...........................................................................................................4
II. DEVELOPMENT CAPABILITY REPORT.................................................................................6
A. Introduction..................................................................................................................... 6
B. Environmental Overview................................................................................................6
C. Site Analysis...................................................................................................................8
III. DEVELOPMENT PLAN..........................................................................................................35
A. Objectives of Specific Plan.............................................................................................35
B. Relationship to Adopted Plans.......................................................................................36
C. Compatibility with Adjoining Land Uses.........................................................................40
D. Land Use Concept.........................................................................................................41
E. Conceptual Land Use Plan.............................................................................................49
F. Circulation.......................................................................................................................49
G. Grading Concept............................................................................................................58
H. Water Resources...........................................................................................................58
I. Post Development Hydrology..........................................................................................60
J. Environmental Resources..............................................................................................60
K. Landscape Concept......................................................................................................60
L. Open Space, Recreation, Parks and Trails Concept....................................................63
M. Infrastructure, Public Services and Utilities...................................................................63
IV. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES...............................................66
A. Purpose and Intent.........................................................................................................66
B. General Provisions.........................................................................................................66
C. Development Standards.................................................................................................68
V. IMPLEMENTATION AND ADMINISTRATION..........................................................................100
A. Purpose and Intent.........................................................................................................100
B. Proposed Changes to Zoning Ordinances.....................................................................100
C. Phasing Plan..................................................................................................................100
D. Development Review Procedures..................................................................................102
E. Density Transfer.............................................................................................................105
F. Subdivision......................................................................................................................105
G. Specific Plan Revisions and Amendments.....................................................................105
H. Specific Plan Report.......................................................................................................105
I. Fees.................................................................................................................................105
VIII
FAUa4►1171: [�yl
LegalDescription................................................................................................................107
Regional Map.................................................................................................2
Letter from the Arizona Game and Fish Department .. ......................................................108
Exhibit 1.13 -
Letter from the Arizona State Museum..............................................................................110
Water Department Will Serve Letter...................................................................................111
Aerial Photograph...........................................................................................7
Letter From Act Environmental Inc.....................................................................................112
Exhibit 11.13 -
DesignException Report....................................................................................................113
EXHIBITS
Exhibit I.A -
Regional Map.................................................................................................2
Exhibit 1.13 -
Location/Vicinity Map......................................................................................3
Exhibit I I.A -
Aerial Photograph...........................................................................................7
Exhibit 11.13 -
Existing Topography.......................................................................................9
Exhibit II.0
- Preliminary Off -Site Hydrology.......................................................................11
Exhibit II.D
- FEMA Map.....................................................................................................13
Exhibit II.E -
Vegetation Densities.......................................................................................15
Exhibit II.F -
Views and Visibility.........................................................................................18
Exhibit II.G
- Site Photos.....................................................................................................19
Exhibit II.G
- Site Photos.....................................................................................................20
Exhibit II.H
- Off Site View sheds........................................................................................21
Exhibit 11.1 -
McHarg Composite..........................................................................................23
Exhibit II.J -
Existing Land Use - On Site............................................................................25
Exhibit II.K -
Existing Land Use - Off Site...........................................................................26
Exhibit 111 -
On Site Traffic Circulation...............................................................................28
Exhibit II.M
- Open Space, Recreation Facilities, Parks and Trails.....................................30
Exhibit II.N
- Sewer, Gas, Water and Electric.....................................................................33
Exhibit III.F
- Tentative Development Plan..........................................................................43
Exhibit I I I.A
- Production/Density Study..............................................................................44
Exhibit 111.13
- Production/Density Study..............................................................................45
Exhibit III.0
- Production/Density Study..............................................................................46
Exhibit III.D
- Production/Density Study..............................................................................47
Exhibit III.E
- Production/Density Study..............................................................................48
Exhibit III.G
- Conceptual Land Use Plan...........................................................................50
Exhibit III.H
- Circulation Concept Plan...............................................................................51
Exhibit I I I.I -
Street Cross Sections -A ................................................................................52
Exhibit 111.1 -
Street Cross Sections - 131............................................................................53
Exhibit 111.1 -
Street Cross Sections - B2.............................................................................54
Exhibit I I I.I -
Street Cross Sections - C...............................................................................55
Exhibit I I I.I -
Street Cross Sections - D...............................................................................56
Exhibit I I I.J
- Private Alleyway.............................................................................................57
Exhibit III.K
- Open Space Concept Plan............................................................................59
Exhibit III.L
- Post -Development Hydrology Map................................................................61
Exhibit III.M
- Landscape Concept Plan..............................................................................62
Exhibit V.A -
Phasing Plan..................................................................................................101
I. INTRODUCTION
A. SPECIFIC PLAN SUMMARY
Uptown at Marana is a signature project ideally located on 205 acres in a section of Marana experienc-
ing significant growth. By combining extensive retail space and "urban" style residential enclaves into
a cohesive community, Uptown at Marana will be the focal point of development in the area. Uptown at
Marana is conveniently and strategically located along Interstate 10, north of Marana Road and just east
of Sanders Road and the Sanders Grove Master Planned Community. See Exhibit LA: Regional Map.
The Uptown Project will provide for a balanced variety of land uses that will attract residents with diverse
housing opportunities that are not otherwise available in Marana, and will draw the attention of local and
national retailers, restaurants and recreation attractions to this prime interchange location.
Uptown at Marana will be implemented through this Specific Plan Document which provides the develop-
ment regulations and programs for the land use plan. Approval of this Specific Plan will be in accordance
with the Town of Marana Land Development Code and ARIZ. REV. STAT. § 9-461.09, and is consistent
with the Town's General Plan.
B. LOCATION
Uptown at Marana is located in the Town's Northwest Planning Area and is bordered by Sanders Road
on the west, Marana Road on the south, private property on the east and north, and a portion of the
northeast corner of the property fronts the Interstate 10 Freeway. The eastern property line is approxi-
mately'/4 mile west of the Marana Road/Interstate 10 Interchange. See Exhibit 11.113: Location/Vicinity
Map.
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Exhibit LA -Regional Map
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C. AUTHORITY AND SCOPE
The authority for this Specific Plan is set forth in ARIZ. REV. STAT. § 9-461.08 and the Town of Marana
Land Development Code. The Specific Plan, when adopted, will serve as the zoning and development
code for the Uptown at Marana property and all subsequent approvals must be in conformance with this
Specific Plan.
D. LEGAL DESCRIPTION
(See Appendix (Page 107)
M
5
ll. DEVELOPMENT CAPA15ILITY REPORT
A. INTRODUCTION
The Development Capability Report provides maps and information delineating the impacts of the pro-
posed Uptown at Marana development on the existing conditions. As provided in the Town of Marana
Land Development Code, the following site maps and analyses are included -
1 .
ncluded:
1. Topography and Slope Analysis
2. Hydrology and Water Resources
3. Vegetation and Wildlife Habitat
4. Geology and Soils
5. Paleontological and Cultural (Archaeological and Historical) Resources
6. View sheds
7. Existing Structures, Roads and other Development and
8. Existing Infrastructure and Public Services.
B. ENVIRONMENTAL OVERVIEW
SWCA Environmental Consultants conducted a Biological Survey and Opinion Letter for the Uptown at
Marana Property on January 19, 2006, and determined that the Uptown at Marana project is located
within a transitional zone between the Lower Colorado River Valley subdivision and the Arizona Upland
subdivision of the Sonoran Desert Scrub biotic community. However, all native vegetation was removed
at some point for agricultural production. As a result, the project area contains non-native, disturbance
vegetation. See Exhibit ILA: Aerial Photograph.
0
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Exhibit ILA -Aerial Photograph
C. SITE ANALYSIS
1. Topoaraphv and Slope Analysis
The property is located at an elevation ranging from approximately 1,965 feet to 1,975 feet sloping to the
northwest.
a. Topographic Characteristics
Existing topography at 1' contour intervals is shown on Exhibit 1111.113: Existing Topography
i. Hillside Conservation Areas: There are no Hillside Conservation Areas on the site.
ii. Rock Outcrops: There are no rock outcrops on the site.
iii. Slope of 15% or Greater. There are no slopes of 15% or greater on the site.
iv. Other Significant Topographic Features: There are no topographic features such as
ridges or peaks on the site. However, there are several irrigation canals running
through the site.
b. Pre development Cross -slope
The topography shows a slope of approximately 0.2% in a northwesterly direction from an eleva-
tion of 1,965 feet to 1,975 feet. The site has been leveled and cultivated for agricultural purposes.
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Exhibit ILB - Existing Topography
9� SAGEBRUSH ROAD », < �
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LOW POINT
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2. Hvdroloav and Water Resources
The area containing the proposed project site has been determined to contain neither balanced, nor criti-
cal basins.
a. Off-site Features
There are no significant off-site features, natural or man-made, upstream of the proposed project
site. The area of upstream watershed is comprised of mostly agricultural lands with some resi-
dential and commercial improvements interspersed. Irrigation canals/channels bi-sect most of the
properties within this area, and all but the larger channels are to be ignored for their potential to
remove the calculated sheet -flow as it moves across the landscape.
See Exhibit II.C: Preliminary Off -Site Hydrology.
b. Off-site Watersheds
Three upstream, off-site watersheds have been delineated as potentially affecting the proposed
project site. OFF1 is approximately 163 acres with a calculated peak discharge of 141 cfs, and
OFF2, of approximately 41 acres and producing a discharge of 78 cfs, joins together along the
southern boundary area of the project site. The accumulation appears to not pass onto the pro-
posed project site based on the existing irrigation canals, as well as Central Arizona Project irriga-
tion feeder channel that runs east -west between W. Marana Road and the proposed project site
boundary. OFF3 is approximately 42 acres and produces a discharge of 71 cfs. OFF3 affects the
proposed project site as it crosses the eastern boundary in a northwesterly direction.
c. Pre -Development On-site Hydrology
The on-site drainage is conveyed in a northwesterly direction as sheet flow. However, due to level-
ing of the land for agricultural purposes, there presently is very little runoff from the property. In a
storm event, water would flow in a northwesterly direction and drains off-site as sheet flow across
W. Sagebrush Road, where it accumulates, moves to the west, and then north along W. Sanders
Road and into an existing drainage ditch.
See Exhibit II.C: Preliminary Off -Site Hydrology.
10
Exhibit ll.0 - Preliminary Off -Site Hydrology
ROAD 15 14
1 2
DRAINAGE SUMMARY TABLE
Fly: M
WATERSHED DRAINAGE AREA Q100
Well
20. NO. (AC) (CFS)
MARANA CORP EDY : — ___. _ "
I Ij I'L/ OFF1 162.60 141
................. ...
.... ..... OFF2 41.24 78
7 ..............
K OFF3 41.57 71
UhDER
CULVERT SUMMARY TABLE
CL# Q100 (CFS)
'P, 29 762
30 990
FF h" 2
31 1528
21
ARANA F90&'�4t7 —NA- ROAD t,• 32 717
wS 33 888
ws 4 34 0
FF2. d nAj):
ana 61 Marana Underpass 186
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...............
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P973 1987 1193 26
27
Scale- 1-2500
Uptown at Marana
Marana, Arizona
The on-site hydrology shows the proposed project site as working agricultural land with drainage to the
northwest however, with very little relief topographically. The project site is segmented by minor irriga-
tion canals, which will likely be removed entirely, or piped underground by the improvements. There is
no natural vegetation or terrain, and there is minimal runoff from adjacent farmland due to land leveling,
internal berms and canals.
i. Based on the effective Federal Emergency Management Agency (FEMA) Federal Insurance
Rate Map (FIRM) for the proposed project site - #04019C0980K, dated February 8, 1999, and
included as Exhibit II.D: FEMA Map, it is apparent that the general whole of the site is found to
be affected by low -depth flooding, which is consistent with the land's existing use as agricultural
fields.
ii. On-site areas of sheet -flooding are shown to be constrained to 1 -foot, or less based on the ef-
fective FEMA FIRM that includes the project site.
iii. The proposed project site is found within a Shaded Zone X (areas of 500 -year flood; areas of
100 -year flood with average depths of less than 1 foot, or with drainage areas less than 1 square
mile; and areas protected by levees from 100 -year flood) of the FEMA floodplain as shown on
FEMA FIRM. Potentially, a minor `bump' of Zone AE is shown in the area of the southern property
line, which will be further analyzed in any future study; it is unlikely that, given the irrigation feeder
channel feature described previously, this will show within the true property boundary.
iv. Again OFF1, of approximately 163 acres with a calculated peak discharge of 141 cfs, and
OFF2, of approximately 41 acres and producing a discharge of 78 cfs, joins together along the
southern boundary area of the project site. The accumulation appears to not pass on to the pro-
posed project site based on the existing irrigation canals, as well as Central Arizona Project irriga-
tion feeder channel that runs east -west between W. Marana Road and the proposed project site
boundary. OFF3 is approximately 42 acres and produces a discharge of 71 cfs. OFF3 affects the
proposed project site as it crosses the eastern boundary in a northwesterly direction.
v. As the proposed project site is found as working agricultural land, the consideration of discharg-
ing runoff leaving the site is easily considered as sheet -flow. The runoff moves away from the site
in a general northwesterly trend without interference of irrigation canals/channels or other roadway
and drainage structures. The downstream properties are currently working agricultural land, also.
12
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3. Vegetation and Wildlife Habitat
SWCA Environmental Consultants has evaluated the project location and determined that there are no
significant vegetative communities and associations in the area and no wildlife habitats have been identi-
fied near the site.
a. Veaetative Communities and Associations on the Site
Although the project area is within a transitional zone between the Lower Colorado River Valley
subdivision and the Arizona Upland subdivision of the Sonoran Desert scrub biotic community, as
defined by Brown (1994), no native vegetation is present on site as it was converted to agricultural
use some time ago and is currently in agricultural production.
i. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered
Species. SWCA Environmental Consultants concluded that no native or significant vegeta-
tion exists on the Uptown at Marana site.
ii. General Wildlife. Wildlife species having the potential to occur within the project area
include: the bald eagle, California brown pelican, cactus ferruginous pygmy -owl, chiricahua
leopard frog, Sonoran desert tortoise, Yellow -nosed Cotton rat, desert pupfish, gila chub,
gila topminnow; Huachuca water umbel, jaguar, keaney blue star, lesser long -nosed bat,
masked bobwhite, Mexican spotted owl, Western burrowing owl, Nichol Turk's head cactus,
ocelot, pima pineapple cactus, sonoran pronghorn, southwestern willow flycatcher, acuna
cactus, sononyta mud turtle and the Western yellow -billed cuckoo. SWCA concluded that
none of the aforementioned species were likely to occur on the property due to no suitable
aquatic habitats in the area, no riparian vegetation communities or surface water are pres-
ent in the area, no grassland habitats in the area, no elevational range and no potential
roost sites.
iii. Vegetative Densities: The entire site consists of very low-density vegetation as it is grad-
ed, in its entirety, for agricultural purposes. See Exhibit ILE: Vegetation Densities.
b. Letter from the Arizona Game and Fish Department
The Arizona Game and Fish Department has reviewed the Special Species Status Information for
the property and provided a letter, dated December 28, 2005, which is included. Special Species
have been documented in the project vicinity (3 mile buffer). As development occurs on the prop-
erty, the Department would like to further evaluate the subject area. (See Appendix Page 108)
14
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4. Geoloav and Soils
SWCA Environmental Consultants evaluated the property on December 21, 2005, and determined
the following information regarding geologic features and soils associates within the Uptown at
Marana property.
a. Geoloaic Features
The project area is relatively flat with elevations ranging from approximately 1,965 feet to
1,975 feet above the mean sea level. A concrete channel runs east -west along the south-
ern boundary of the project area. The channel appears to be man-made and the upstream
water in the channel appears to be supplied by groundwater wells.
b. Soils
The Natural Resources Conservation Service indicates that there are four soils types on the
Uptown at Marana property. The four soil type consist of Auga Very Fine Sandy Loam, Gila
Sandy Loam, Gila Loam - 0.1 percent slopes and Grabe Silty Clay Loam. According to the
NRCS classifications, these soils are rated the highest in the severity of limitations. These
soils are considered very limited for dwelling units and commercial buildings. Provided that
engineered fill is used in accordance with the approved geotechnical report, development
appears feasible.
5. Cultural, Archaeological, and Historic Resources
SWCA Environmental Consultants performed an Archaeological Literature Review to identify cul-
tural resources on the Uptown at Marana Property.
a. Location of Resources On -Site
SWCA conducted a site file search and concluded that 16 archaeological projects have
been conducted within one mile of the project area. They also found that the project prop-
erty was previously surveyed in 2005 for cultural resources by Dejongh & Dart and no cul-
tural resources were identified as a result. Thirteen archeological sites are near the project
area, with the nearest located at the southeast corner of Sandario and Marana Roads- site
AZ AA: 12:876 (ASM).
SWCA recommends that because the project was recently surveyed for cultural resources
in 2005, and no significant archeological remains were identified, no further archeological
work is recommended for the parcel of land at this time. However, SWCA recommends that
if ground disturbing activities reveal cultural remains, particularly human remains that are
protected underARIZ. REV. STAT. § 41-865, all work in the vicinity of the remains should
stop until they can be evaluated by an archeologist.
b. Letter from the Arizona State Museum
The Arizona State Museum conducted an Archaeological Records Check for the Uptown at Ma-
rana Property, and provided a letter, dated September 22, 2005, confirming that no archeological
work is necessary at this time. The letter does reflect that several isolated occurrences of prehis-
toric and historic artifacts were recorded, but none that qualify as an archeological site. Therefore,
it is required that if, during construction, human remains or funerary items are discovered, all work
must cease and the State Museum Repatriation Coordinator contacted.
(See Appendix Page 110)
16
6. View sheds
a. View sheds Onto and Across the Site
The views onto the site from adjacent properties consist of agricultural fields to the north,
south, east and west, and Interstate 10 running diagonally to the northeast. There are sev-
eral mountain ranges in the distance, including the Silverbell Mountains to the northwest,
the Picacho Mountains to the north, the Tortolita Mountains to the northeast and the Tucson
Mountains to the south-southwest. The site is completely level with no vegetation or topog-
raphy to obstruct views. See Exhibit II.F: Views and Visibility, indicating the locations
from which the photos of the site were taken. Site photos are included below as Exhibit
II.G(1): Site Photos.
b. Off-site View sheds
The site is adjacent to Interstate 10 East and the adjoining west Frontage Road. Adjacent
farm land is at or near the same elevation as the project site. There are no trees or topog-
raphy blocking views from off-site.
c. Visibility from Adjacent Off-site Locations
The entire site is highly visible from Interstate 10 East and the adjoining west Frontage
Road. Adjacent farm land is at or near the same elevation as the project site. With no
trees or topography to interfere, the views from off-site are completely unobstructed.
See Exhibit II.H(2): Off -Site View sheds.
7. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been com-
bined to form the McHarg Composite Map displayed as Exhibit 111.11: McHarg Composite.
17
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Looking east across site from
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#2
Looking east across site
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#3
Looking east across site from
Sanders Road and Sagebrush
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#1
Looking east across site from
Marana Road at Sanders
#2
Looking east across site
from Sanders Road
#3
Looking east across site from
Sanders Road and Sagebrush
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Exhibit II -G - Site Photos
20
#4
Looking north across site
from Marana Road
#5
Looking northwest across site
from southeast corner of site
#11
Looking south across property
from 1-10 frontage road
Exhibit II -H - Off -Site Viewsheds
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Photo of adjacent property
from Sanders Raod to the west
of the site
#7
Looking west of the site at
adjacent property from Sanders
Road and Sagebrush Road
W.
Looking north of site from
Sagebrush Road. Interstate 10
is in the background
Exhibit II -H - Off -Site Viewsheds
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#9
Looking north of site toward
Interstate 10
#10
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property from Marana Road
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8. Existina Land Uses
This section identifies existing uses and structures within the site and outside the project boundary but
within 150 feet.
a. Site Location
Uptown at Marana is located at the northeast corner of Marana and Sanders Roads. See
Exhibit 11.113: Location and Vicinity Map. The property is bordered on the east and north
by private property and the northeast corner of the property fronts Interstate 10. The prop-
erty is within the Northwest Marana Area Plan and lies within Section 21, Township 11
South, Range 11 East of the Gila and Salt River Base and Meridian, Pima County, Arizona.
b. Existina Structures within the Site
The only structures located on the site are shade structures for equipment storage on the
southwest corner of the Property. These structures will be moved in conjunction with the
development of the project.
c. Existina Land Uses within the Site
i. Existing Land Uses On -Site. See Exhibit II.J - Existing Land Use - On Site
ii. Existing Zoning On -Site. The entire parcel is designated R-144 (Single Family Residen-
tial). See Exhibit II.J - Existing Land Use - On Site
d. Existina Property within '/4 Radius
See Exhibit ILK: Existing Land Uses Off -Site.
i. Existing Zoning within'/4 mile of the Site. See Exhibit 11.113: Location and Vicinity Map.
The property on the west side of Sanders Road has an approved Specific Plan and a Pre-
liminary Block Plat. The Sanders Grove project is an 835 acre project with single family
residential and 18 acres of commercial uses. Immediately south of the Uptown at Marana
project, the land is designated Zone A, Small Lot Zone and is currently in agricultural pro-
duction. The property east of the Project is owned by Diamond Ventures and is currently
zoned R-144, but is developing plans for a major retail center. To date, no application
for rezoning has been submitted but a pre -application conference has been held with the
Town. The property due north of the Uptown at Marana project is also zoned R-144 and is
currently in agricultural production.
ii. No buildings of any significant height are within 1/4 mile of the project site.
iii. Pending Rezonings within 1/4 Mile. There are no pending zoning cases within'/4 mile.
iv. Conditional Rezonings. There are no pending conditional rezonings within'/4 mile of the
Uptown at Marana Property
v. Subdivision/Development Plans Approved. On the west side of Sanders Road, there is
an approved Specific Plan for the Sanders Grove Project, approved March 1, 2005.
24
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e. Adjacent Development
See Subsection d.ii above.
f. Wells
There is one well -site in the southeast corner of the property and will not be utilized.
a. Inventory of Adjacent Structures
Not applicable.
h. Traffic Circulation and Road System
A Traffic Impact Analysis (TIA) has been performed by DMA Engineering, LLC, for the project and sub-
mitted in conjunction with this Specific Plan. This section summarizes the traffic circulation system rec-
ommended in the TIA and identifies the existing road system currently servicing the property.
i. Existing and Proposed Off -Site Streets and Access
Uptown at Marana can currently be accessed from Interstate 10 via the Marana Road
interchange, and via Marana and Sanders Roads from other parts of Town. Marana Road
is currently paved. This specific plan acknowledges that the Uptown at Marana project can-
not commence prior to the construction of the Marana Road improvements (and Sanders
Grove's improvements to Sanders Road as described in the development agreement for
that project). It is anticipated that Marana Road will be rebuilt to four lanes by the Sand-
ers Grove developer, with construction to be completed prior to issuing the 500th building
permit which is expected to occur in 2008 or later. Uptown at Marana will be responsible
for expanding Marana Road to six lanes when warranted by the traffic volumes. Should
the four lane improvements not be completed by such time as they are warranted by this
project's site traffic projections, Uptown at Marana will construct those improvements and
will be compensated for that portion of the road construction via credits towards residential
impact fees. The scope and timing of additional off-site roadway improvements required to
be provided by the Uptown at Marana project shall be determined by the Town of Marana
based on data found in the TIA.
The primary access into the project will be a commercial entrance on Marana Road at re-
aligned Tangerine Farms Road. Additional access on Marana Road will include one entry
east of Tangerine Farms Road on the east property boundary, two new commercial/residen-
tial entrances between Tangerine Farms Road and Sanders Road. Access from Sanders
Road will include a main entrance that tees into Sanders Road, at the approximate midpoint
between Marana Road and Western Tradition Parkway in Sanders Grove, but no less than
1100' centerline to centerline from either intersection. Lesser access points may be located
on both Marana Road and Sanders Road as determined by future site plans.
The location of access streets, driveways and median openings serving this project shall
require approval by the Town based on data found in the TIA and further traffic studies that
will be submitted during the platting and development stages of the project.
ii. Intersections
The primary intersection into the Project from Marana Road will be at the re -aligned Tan-
gerine Farms Road. That will terminate and intersect at an east -west road that will exit
at Sanders Road., as is shown on Exhibit ILL: On Site Traffic Circulation. Additionally,
there are two other access points contemplated off of Marana Road.
27
28
iii. Alternate Modes
The project is planned to accommodate vehicular and pedestrian traffic. There are no side-
walks or designated bike routes existing on the project perimeter. The project is accessible
by the Pima County Rural Transit System via Marana Road.
iv. Current Traffic Volumes and Level of Service
The TIA delineates the current traffic volumes and the level of service (LOS). Level of service is a
qualitative description of how well a roadway operates under prevailing traffic conditions. LOS is
based on a grading system of A through F, similar to academic grades. LOS A is free-flowing traf-
fic, whereas LOS F is forced flow and extreme congestion. LOS C is the performance standard
for Northwest Marana roadways.
v. Roadway Improvements
The TIA discusses the roadway improvements designed to improve access to the area and the
Project according to the Pima Association of Governments 2001-2025 Regional Transportation
Plan and the Arizona Department of Transportation Current Five Year Transportation Facilities
Construction Program (2004-2008). Additionally, Marana Road will be widened to 6 lanes in con-
junction with the build -out of the Uptown at Marana project.
vi. Existina Bicycle and Pedestrian Ways Adjacent to the Site
There are no bicycle or pedestrian ways immediately adjacent to the project site. The nearest
bicycle lane is provided along both the East and West 1-10 Frontage Roads.
9. Existina Infrastructure and Public Services
a. Open Space, Recreation Facilities, Parks and Trails
The nearest existing park near the project area is the Ora Mae Harn District Park approximately
1.5 miles to the southeast. This 40 -acre park is located on the northeast corner of Barnett Road
and Lon Adams Road, adjacent to the Marana Town Hall and Marana Police Station.
Two additional parks are located approximately two miles south of the project. Gladden Farms Re-
gional Park is a newly completed municipal park located within Gladden Farms, and the proposed
Marana Heritage Park is adjacent to the regional park. The Marana Heritage Park is located along
the Santa Cruz River Trail and will provide park facilities, museums and agricultural exhibits.
There are two proposed trails on the east side of 1-10. The CAP Canal Trail is considered a Pri-
mary Trail on the Town of Marana Trail System Map and is proposed within a utility right-of-way.
It will accommodate pedestrian, horse and bicycle traffic. The Power Transmission Line Trail is
considered a local trail within a utility right-of-way and will also accommodate pedestrian, horse
and bicycle traffic. Both trails are within two miles of the site. One district park is proposed east of
I-10, north of Tangerine Road. See Exhibit II.M: Open Space, Recreation Facilities, Parks and
Trails.
b. Existing Infrastructure and Public Service
i. Schools
The project is located within the Marana Unified School District, and the following schools
are approximately one mile away from the Uptown at Marana property:
Estes Elementary School, 13650 N. McDuff Road
Marana Middle School, 11279 W. Grier Road
Marana Plus Alternative Education High School, 11279 W. Grier Road
29
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ii. Sewer
There is an 18" PVC sewer line in Pima County Wastewater Management's system located
in Sanders Road, heading west from the southwest corner of the property on Marana Road.
The plan number is G-2001-075. The completed Gladden Farms off site sewer line abuts
the site at its southwest corner, and the nearest connection point is diagonal across the
intersection of Marana and Sanders Roads.
The Farm Field Five off site sewer line has recently been completed and abuts the site
across its entire frontage onto Marana Road. This line is within a public easement which
abuts the south right-of-way of Marana Road. This allows several points of connection on
the south side of the road.
The Sanders Grove Hardin Road Trunkline is proposed to be built in Kirby Hughes Road
to the north and west of the project site. The nearest connection point would be approxi-
mately 4500 linear feet away, by extending a line north in Sanders Road, then westerly
along the right-of-way of Interstate 10 and Kirby -Hughes Road. A schedule of construction
or completion is not known at this time.
In May, 2004, a bond package was approved for the expansion of the Marana Wastewater
Treatment Plant by at least 1 million gallons per day. Currently the plant operates at ap-
proximately 150,000 gallons per day (gpd).
From available reports and projections, the existing WWTP will be enlarged to provide a
treatment capacity of 500,000 gpd at some point during the year 2006.
See Exhibit II.N Existing Sewer, Gas, Water and Electric.
Per a telephone conversation with Jackson Jenkins — Deputy Director Treatment Divi-
sion on April 12, 2007, the existing Marana WWTF consists of three 50,000 GPD package
treatment plants. The current facility is operating near full capacity. The Marana facility is
completing an expansion to 0.70 mgd capacity that is currently being tested for startup and
should be fully operational by May 2007. The expanded capacity provides additional peak
flow capability for approximately 900 Equivalent Dwelling Units.
Mr. Jenkins also stated that an additional expansion of the Marana Wastewater Treatment
Facility is currently in the design and permitting phase. It is anticipated that the future facil-
ity will be constructed in late 2008 and have a capacity of 1.50 mgd.
iii. Fire Services
The project is within both the Avra Valley Fire District and the Northwest Fire District. The
Districts have entered into a mutual aid agreement to serve the Uptown at Marana project.
The nearest fire station is the Northwest Fire District's Station 36, located at 13475 Marana
Main Street.
iv. Cortaro-Marana Irrigation District (CMID)
The project site is currently being irrigated for agricultural uses by the University of Arizona.
Other irrigation canals pass through or are adjacent to the site connecting to other land cur-
rently under agricultural production. These canals will be allowed to continue underground
or will be otherwise addressed per CMID requirements.
31
v. Water
There is one well belonging to the University of Arizona in the southeast corner of the site which
will not be utilized. The nearest point of service is a 6" line at the southeast corner of the site
along Marana road, connected to a 12" line in Sandario Road. It may be necessary to upgrade
the 6" line to a 12" line to insure adequate pressures and flows. The second point of connec-
tion is to an 8" line near the southwest corner of the site in Sandario Road.
See Exhibit II.N: Existing Sewer, Gas, Water and Electric.
The Town of Marana Municipal Water Department has indicated that this site is within their
service area and they have provided a will serve letter, which is included (See A112endix Page
111). Therefore, water service is assumed to be provided for this project. The Marana Water
Department has an assured water supply per the Arizona Department of Water Resources.
The approval of water meter applications is subject to the availability of water service at the
time an application is made. The developer shall be required to submit a water service agree-
ment identifying water use, fire flow requirements and all major on-site and off-site water facili-
ties.
The developer shall construct a water distribution system to serve the development and trans-
fer title of the system to the Town of Marana, in consideration the Town of Marana shall operate,
maintain and service the system.
The water system to be designed for this project will connect to existing lines at the project
boundaries. There is no additional booster capacity anticipated. However, a water storage
tank, adequately sized to meet fire flow demands, may be required.
Installation of infrastructure for non -potable water service to all public landscaping, open space,
medians, recreation areas, and other common areas will be completed per Town of Marana
Municipal Water Department requirements.
vi. Other Utilities and Services
• Gas: EI Paso Natural Gas (EPNG). A 10%" EI Paso Natural Gas line runs diagonally through
the site. This gas line cannot run parallel to or be located within a right-of-way (can be crossed
only) and no structures may be placed over the easement. EPNG may require reinforced
concrete where the easement is crossed. See Exhibit II.N: Existing Sewer, Gas, Water and
Electric.
Southwest Gas has service along Marana Road to Sandario Road, and a 2"ABS line along
Sagebrush Road. See Exhibit II.N: Existing Sewer, Gas, Water and Electric.
• Electric: Tucson Electric has facilities along Marana Rd. to Sandario Road. There are over-
head power lines parallel to Interstate 10. See Exhibit II.N: Existing Sewer, Gas, Water and
Electric.
• Phone: Telephone service is available in this area through Qwest Communications.
• Cable TV: Comcast Cable service is available in this area.
• Internet: Qwest indicates that DSL would be available in this area.
• Irrigation: According to Cortaro-Marana Irrigation District and the Town of Marana Planning
and Zoning Department, there would need to be negotiations to retain rights to use District wa-
ter for irrigation of landscaping on the Uptown at Marana project.
• Fiber Optics: Qwest has fiber optic technology available along Marana Road.
32
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III. DEVELOPMENT PLAN
Uptown at Marana is located on 205 acres in northwest Marana, fronting the Interstate 10 Free-
way and accessible by the Marana Road interchange. The Specific Plan combines extensive
retail space and "urban" style residential enclaves into a cohesive community that will be the focal
point of development in the area. This section of the Specific Plan details the goals and objectives
of the plan, which are implemented through the Development and Design Standards.
The Specific Plan will provide for the location and intensity of uses, circulation system and overall
project character. This lifestyle center provides for a full range of uses that will be interconnected
with pedestrian linkages and open spaces.
A. OBJECTIVES OF SPECIFIC PLAN
Through the use of the Specific Plan, the Owners are seeking to implement a balance of land
uses from commercial to "urban" style residential and open space uses that will create a true des-
tination for existing and future residents of the Town and Pima County. The commercial portion of
the project will encompass approximately 92 acres, and will satisfy the retail needs of area resi-
dents through a variety of retail opportunities. Possible tenants include major anchors, a variety of
medium to small size retail tenants, and specialty tenants such as a state of the art movie theater
and numerous restaurant options. The architectural elements incorporated into the commercial
center will serve to augment the neighborhood feel, while also blending with the Town's existing
elements.
Serving as a perfect complement to the commercial center will be approximately 84 acres of resi-
dential development. This residential development will provide for a variety of residential prod-
ucts, including traditional single family dwelling units, and single and multi-level residential clus-
ters that will fit with the neighborhood feel of the commercial center. These residential units will
take on an urban feel in that they will incorporate a series of architectural elements that will avoid
sameness, will be centered around squares and courtyards, and will be located in close proximity
to the commercial center, which will encourage pedestrian modes of transportation. Although this
residential area will have an urban atmosphere, it will still maintain continuity with the architectural
elements and style of the Town and the surrounding desert landscape. This residential area will
also serve as a transition from the more traditional single-family residences in Sanders Grove to
the commercial uses along 1-10.
In addition to the commercial center and the residential development, Uptown at Marana will also
feature approximately 25 acres of mixed use space along the south boundary of the property that
may be used as residential, commercial, office space, or a combination of all three, depending on
the demonstrated needs of the community and Town residents. In any case, the mixed use parcel
will maintain the unique environment of the rest of the development. The mixed use parcel will
provide a transition between the on-site residential uses and commercial uses. This area may be
more office, employment and service oriented than the retail portion of the project, and could be
an additional source of jobs and sales tax revenue for the Town and its residents.
35
B. RELATIONSHIP TO ADOPTED PLANS
Uptown at Marana has been designed to achieve the Goals set forth in the Town's General Plan.
By addressing the stated action items associated with the different elements of the General Plan,
as set forth below, this project adheres to the established policies and promotes techniques and
standards that provide for a dynamic community that furthers the Town's overall vision to promote
Community Values, Orderly Growth, and Economic Opportunity.
Land Use Element
Goal 1 - Create land use patterns that protect significant natural and cultural environments
and provide open space.
b. Policy: Support development that provides open space and trails, preserves views, and
responds to the rural lifestyle.
Action: Require developers to provide open space and trails in their projects.
The Uptown project has been designed as a walkable, urban -scale community with nu-
merous pathways and open spaces. As part of this design, the developer has provided a
centrally located community park and a series of pocket parks all connected by the Com-
munity and Parkway Paths. These paths will not only provide access within the project; the
Parkway Path extends to the arterial buffer areas provided along Sanders and Marana for
future connection to the regional trail system.
Goal 2 — Provide opportunities for a diversity of development that maximizes benefits to the
community.
a. Policy: Promote new development compatible with existing land uses.
Action: Establish appropriate land development designations with densities and in
densities that compliment existing residential areas.
Action: Develop guidelines for enhancing new development and mitigating potential
impacts on existing neighborhoods.
Action: Locate commercial and industrial uses for direct access to arterial or collec
for roads without generating traffic into housing areas.
Action: Consider mixed use development proposals for future Master Planning
Areas in Northwest Marana.
36
The design of Uptown at Marana provides for a mixed use development with a series
of transitions from the high intensity commercial uses along the freeway frontage to the
single-family residential uses near Sanders Road. Fronting the freeway is advantageous
for regional commercial development, which benefits from high visibility and accessibility.
Furthermore, the commercial uses provide a buffer from the freeway for the residential uses
and they serve as an amenity for the project's residential uses. The commercial center will
provide convenient and meaningful retail, entertainment and service uses that are located
in a manner that is easily accessible and integrated into the neighborhood design.
The greater Marana area will benefit from the location of the commercial and mixed use
portions of the project as they are located with direct access to Marana Road, an arterial.
Accordingly, traffic impacts to the neighborhoods west of the project will be minimized.
b. Policy: Provide opportunities for a variety of housing styles and economic levels.
Action: Designate a wide range of residential development densities from low -den
sity rural to multi -family urban.
Action: Designate areas with residential densities that will allow creative, affordable
housing.
The Uptown at Marana project has been designed to appeal to families and individuals of
all ages and all economic levels. Young professionals, first-time homeowners, established
families and empty nesters can all find attractive home options to suit their lifestyle and
economic needs. The density range for all the residential uses at Uptown is 3.0 - 12.0 du/ac
and up to 20 du/ac in the mixed use areas. The homes available will provide homeowner-
ship opportunities that require little maintenance and a variety of amenities. Live/work op-
portunities will also be available in the mixed-use parcels, which provide for residential over
retail development.
d. Policy: Provide a development pattern that minimizes public expenditures.
Action: Encourage growth in locations where excess infrastructure capacity exists
or can be easily extended.
Action: Discourage leapfrog or sprawl development.
37
The Uptown project is situated in an ideal location for growth, offering adequate infrastruc-
ture, established local/regional access and the immediate availability of services. The
project is directly adjacent to Interstate 10 and is accessible via the interchange with Ma-
rana Road. Marana Road runs along the southern boundary of the site and Sanders Road
makes up the western boundary, both of these roads are designated as arterial roadways.
Providing public services is important for the continued development of Marana. To provide
these services efficiently and adequately service areas need to be expanded in a logical
successive manner that does not strain the capacity of the service provider. Uptown com-
plies with this logical expansion of service areas. Sewer and water services are available
through existing lines, adjacent to the site. Fire services for this area are available through
a mutual aid agreement by both Avra Valley Fire District and the Northwest Fire District.
Natural gas (Southwest Gas), electricity (Tucson Electric), phone (Qwest), cable (Com-
cast), internet (Qwest), irrigation (Cortaro-Marana), and even fiber optic (Qwest) services
are all readily available to the site.
f. Policy: Encourage a compact urban form that is sensitive to environmental features and
promotes transit -oriented development.
Action: Encourage mixed-use commercial and residential centers, and cluster
development patterns in appropriate locations.
Uptown at Marana integrates commercial and residential clusters into a mixed-use develop-
ment and provides for an appropriate transition area between intense regional commercial
uses and single-family residential uses. The mixed-use development also helps promote
the desired compact urban form that is carried throughout the neighborhood commercial
parcels and the residential parcels.
Growth Area Element
Goal 1 — Establish Emerging and Future Growth Areas.
a. Policy: Encourage growth in the three areas identified by the Town as target growth
areas.
Action: Assure that infrastructure is provided concurrently with new development.
c. Policy: Recognize and promote the Town's unique economic and market opportunities.
Action: Promote growth in areas that have excess infrastructure capacity.
Action: Encourage commercial and tourist -oriented development that will benefit
from high visibility along the 1-10 corridor.
Uptown at Marana will provide all of the necessary infrastructure for each phase of devel-
opment. Both Sanders and Marana Roads will be improved as part of this project. The
backbone of the water and sewer infrastructure is already in place in the immediate area.
Connection to each system will be possible when development begins.
38
Regional commercial uses benefit greatly from high -visibility freeway frontage. As a result,
the commercial uses within the project have been placed to capitalize on the high visibility
that the property enjoys from the adjacent 1-10 corridor.
Goal 3 — Achieve balanced growth throughout the community.
a. Policy: Maintain balance by promoting development and economic opportunities in tan-
dem with open space preservation and recreational areas.
Action: Identify sites for neighborhood and village clusters of higher residential
development surrounded by lower intensity residential uses and/or open space.
Action: Reserve the 1-10 Corridor for more intense commercial and industrial
development.
As has previously been stated, the project has been designed to balance growth by desig-
nating the portions of the property adjacent to the 1-10 as commercial. The project is also a
prime location for higher intensity residential products because it is being planned in tan-
dem with commercial and will provide a transition to the lower intensity residential uses to
the west in the Sanders Grove project.
The project's residential parcels enjoy excellent access to open space areas and direct ac-
cess to recreation areas has been integrated into the parcels. Where direct access is not
planned, it is provided via the pathway system. The accessible open space areas include
all the neighborhood parks and the central community park.
Environment Element
Goal 1 — Protect and conserve natural resources
a. Policy: Protect regional air guality.
Action: Encourage alternative modes of transportation to reduce vehicle miles
traveled.
Uptown at Marana has been designed to promote alternative modes of transportation. By
utilizing a dense, urban design the project is extremely pedestrian friendly with short walks
between all uses and open space areas. The residential and neighborhood commercial
parcels have all been designed at a human scale with street concentrated buildings, on -
street parking and reduced pavement widths. The concentration of the buildings toward the
streetscape promotes neighbor interaction while reducing the dominance of the automobile
with regards to the design of the community.
39
Recreation and Open Space Element
Goal 2 — Plan and develop a Marana Trails and Pathways Plan that connects regional trails
with local trails, neighborhoods, and recreational amenities.
c. Policy: Design and develop connector and local trails to provide use access to the pri-
mary and river park trail system.
Action: Require neighborhood trail development within individual residential
developments.
Action: Require trail connections from residential areas to schools, parks and other
community facilities.
Goal 3 — Provide a system of developed parks and recreational facilities distributed
throughout the community.
c. Policy: Support the development of recreational facilities in new residential areas.
Action: Require private recreation areas in all new medium or high-density
residential developments containing fifty or more dwelling units.
Action: Provide for neighborhood park maintenance by homeowner association
agreements.
The open space areas and path systems at Uptown have been designed to aesthetically
enhance the built environment while providing recreational opportunities for residents.
Parks may be improved with various amenities including ramadas, playgrounds, open flat
lawn areas and play courts. The path system will provide access from the residential areas
to the commercial and open space areas. The parkway path will also provide connections
to future regional trails along Sanders and Marana Roads. All park and trail areas will be
owned and maintained by the homeowners' association.
C. COMPATIBILITY WITH ADJOINING LAND USES
Uptown at Marana is bordered on the west and northwest by the approximately 835 acre Sanders
Grove Master Planned Community and on the east by Interstate 10. The triangle shaped piece
immediately east of the Uptown at Marana Property is owned by Diamond Ventures and is slated
to become a retail development. Uptown at Marana is the perfect project to unite and take advan-
tage of these adjoining uses. Uptown at Marana will be well equipped to serve the retail needs
of its own residents as well as the surrounding area residents, and will be easily accessible via
Interstate 10 and Marana Road for this purpose. The Uptown at Marana project not only blends
with adjoining land uses, but is really demanded by these uses, and is necessary to the continued
expansion of the Town in this area.
M
D. LAND USE CONCEPT
The Land Use Concept for Uptown at Marana is designed around an urban theme, providing resi-
dents easy access to the adjacent planned commercial components of the project. The location
and context of the residential areas lend themselves to a range of diverse housing opportunities
that accommodate a higher density residential scenario that fits well with this theme. The parcels
are divided between Low - Medium Density Residential and z - High Density Residential, thereby
creating a more compact, pedestrian -oriented living environment. The series of neighborhoods will
have strong connections to pocket parks, the community park, mixed-use retail areas and the core
commercial area of the development. The expected types of housing may include those listed
below:
1. Urban Villa See Exhibit III.A
2. Courtyard (six-plex, eight-plex, etc.) See Exhibit 111.13
3. Rowhouse See Exhibit III.0
4. Town house (duplex, tri-plex, four-plex, etc.) See Exhibit III.D
5. Stacked flat (eight, twelve and sixteen-plex) See Exhibit 11111.E
6. Traditional Single Family
Exact housing types may vary based on market forces and sale conditions. As demonstrated on the
home examples attached, this range of residential units is more pedestrian friendly and is conducive
to the planned mixed-use urban environment. As more and more baby boomers come of age and
are settling into retirement age, they are trading in the large family houses for an easier to maintain,
more efficient lifestyle. These housing types provide homeowners with all the benefits of owning a
traditional single-family home, but provide a more casual lifestyle while maintaining individual own-
ership and a strong sense of community. This range of home products will appeal to the first time
home buyer, usually young married couples with young children, or single professionals looking to
transition to home ownership. These homes will provide a diverse and desired housing option that
fills a need in the existing local housing market.
The commercial areas in Uptown at Marana are divided into three commercial designations: Neigh-
borhood Commercial, Regional Commercial and Mixed Use. Uptown at Marana's proposed com-
mercial center is intended to serve the shopping needs of local residents as well as the needs of
residents across a wide area of Pima County and the Tucson Metropolitan Area. The project's
orientation along Interstate 10 make it a highly desirable location for large retail establishments, and
smaller ancillary establishments seeking to take advantage of the volume of traffic flow in this area.
The Neighborhood Commercial zone is the lifestyle and entertainment area for the project and the
heart of the community. This area is a pedestrian oriented marketplace that serves as the center
spine of the village retail environment and is identified as Main Street at Uptown. Its character is
intended to compliment the planned Main Street in the Downtown Core. Neighborhood Commer-
cial combines a complementary mix of uses in a casual and charming outdoor environment meant
to enhance both daytime and nighttime activities. The zone features a higher density mix of uses,
diversity in building massing and height, and services that create variety and promote walk -ability.
The Regional Commercial zone is located on the northeast perimeter edge of the development in
close proximity to Interstate 10 allowing for greater visibility. This district provides opportunities for
national retail tenants to develop prototypical building footprints and individual development criteria
essential to the success of their operation, yet be compatible with the overall village design. This
district provides a wide range of retail options from small to larger format users, which are more ve-
hicular oriented. The above principles have been illustrated on Exhibit III.F - Tentative Development
Plan, which is conceptual in nature only. (See Exhibit 111.F - Page 43)
41
The open space system is linear in nature and represents an opportunity for project -wide con-
nectivity. The Community Open Space identified on Exhibit III.K - Open Space Concept Plan (See
Exhibit 111A- Page 59) will include active and passive recreation opportunities, including rama-
das, playground equipment, gardens, open flat lawn areas for informal, organized games (soccer,
softball, etc), play courts and path system linking the open space to the community trail system.
Integrated throughout the neighborhood will also be a series of small pocket parcels which vary in
size from neighborhood to neighborhood. The exact size, location and configuration of all open
space amenities shall be determined at plat and site plan approval.
The compact nature of the residential portions of Uptown at Marana lends itself to a walkable com-
munity that emphasizes recreational opportunities. The community trail system and the parkway
trail connections will allow all residents to easily and conveniently move about the entire commu-
nity without having to utilize the automobile. The Community Trail will link the open space areas
and will circulate through the residential sections of the project.
42
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E. CONCEPTUAL LAND USE PLAN
The Uptown at Marana project incorporates a balanced variety of land uses that are intended to
blend seamlessly into one unique community. As is clear from the Conceptual Land Use Plan
attached, See Exhibit III.G: Conceptual Land Use Plan, there is a natural flow between the
commercial center and residential development. The mixed use space along the southern border
of the property may be utilized for residential, office and/or commercial development. The de-
velopment presents a balanced community, incorporating extensive retail space but maintaining
a neighborhood feel through consistent architectural guidelines and the provision of a variety of
residential units and supporting neighborhood services. The circulation elements, both pedestrian
and vehicular, are integrated to maximize the community's accessibility, while mindful for preserv-
ing the aesthetic and visual setting.
F. CIRCULATION
Uptown at Marana is served by a network of internal collectors, local streets and alleyways. All major
streets in the project are intended to be public. Streets in future blocks may be private; this will be
determined at the time of platting. A Circulation Plan detailing Uptown at Marana's internal circula-
tion system is included as Exhibit HIM Circulation Concept Plan". The cross sections for the
proposed Collector rights of way are depicted on Exhibit 111.1 Cross Sections". Collector Section
"A" is designed to provide an opportunity for on -street parking in the residential and mixed-use areas
in order to encourage a "main street" atmosphere within the development that will also accommo-
date the traffic flows and pedestrian traffic. It includes two travel lanes, median and parallel parking
on both sides of the street with attached sidewalks and a landscape area within 90 ft. of right-of-way.
Collector Section "B" is designed for the major circulation routes in the commercial zones. There
are two section "B" details - 131 includes two travel lanes, two way left turn lane, landscape area and
detached sidewalks within 72 ft. of right-of-way. Section B2 includes four travel lanes within 100' of
right-of-way. Collector section "C" is designed for a delivery route and secondary access in the com-
mercial area. Section C is Detail No.4 of the Marana Street Standards. Street section "D" is de-
signed for a traditional main street commercial area. It is private and includes two travel lanes and
angled parking on both sides of the street. Local streets shall be per the Town of Marana standard
street sections unless other street sections are approved. Alleyways are detailed on Exhibit III.J Al-
leyway Cross Section". Private alleyways provide access to the garage side of a unit, which fronts
a Collector or Local Street. Parking on an Alleyway is prohibited; however, parking bays may be
provided within a Neighborhood to accommodate guest parking requirements. Cross Sections A & B
illustrated in this document may be interchangeable at the time of site plan approval at the discretion
of the Town of Marana
This circulation system is designed to promote the project's pedestrian friendly environment. The
principals and elements in ITE's Context Sensitive Solutions manual were used in the design of the
circulation system of this project. Street cross sections are kept to a minimum width allowing ease
and safety of pedestrian crossing at designated locations. Sidewalks are provided on both sides
of each roadway, except Alleyways in order to facilitate continuity of the pedestrian experience. A
portion of on-site residents can be expected to be employed within the project boundaries and, as a
result, will use alternative travel modes such as walking and cycling.
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Public streets shall be constructed in accordance with the Town's adopted standards except as
otherwise specified in this Specific Plan. As displayed on Exhibit III.H Circulation Concept Plan,
the main entrance to the commercial portion of the site will be off Marana Road at Tangerine Farms
Road and is over'/2 mile west of the Interstate 10 interchange. Three additional access points are
proposed for along Marana Road, and the main residential entrance is off Sanders Road. It is an-
ticipated that Sagebrush Road will be abandoned and accordingly, no road improvements are pro-
posed. A 25 foot landscape buffer will be constructed along the portions of the project adjacent to
Sanders and Marana Roads, and a 15 foot landscape buffer will be provided around the remaining
perimeter. Interstate 10 will have a 30 foot landscape buffer.
The Master Developer will be responsible for constructing the on-site and off-site improvements as
determined by the Town of Marana based on the data found in the TIA.
The sidewalks, trails, parks and open space system proposed for Uptown at Marana play an
important role in achieving the goals and objectives of the project. At this time, the location and
delineation of trails, parks and open spaces are shown conceptually as their ultimate locations
will be determined based on several factors including the location of drainage facilities. Retention
areas will, to the extent possible, be usable and accessible. The open space system is linear in
nature and represents an opportunity for project -wide connectivity. See Exhibit III.K Open Space
Concept Plan. The trail system will be integrated with the sidewalks and may be in addition to or
in lieu of, dependent on final design.
The Community Open Space identified on the Concept Plan will include active and passive rec-
reation opportunities, including ramadas, playground equipment, gardens, open flat lawn areas
for informal, organized games (soccer, softball, etc), play courts and path system linking the open
space to the community collector system. Integrated throughout the neighborhood will also be a
series of small pocket parcels which vary in size from neighborhood to neighborhood. The exact
size, location and configuration of all open space amenities shall be determined at plat and site
plan approval.
The compact nature of the residential portions of Uptown at Marana lends itself to a walkable
community that emphasizes recreational opportunities. The community pathway system and the
parkway trail connections will allow all residents to easily and conveniently move about the entire
community without having to utilize the automobile.
G. GRADING CONCEPT
Because the project site has been completely leveled for agricultural uses, the development will
require mass grading and engineered fill. Prior to final design, a geotechnical evaluation will be
performed with recommendations for earthwork operations and designed fill. It is anticipated that
there will be on-site retention, using the soil from constructed basins to raise the site above the
regulated floodplain where necessary.
H. WATER RESOURCES
The Uptown at Marana development will not impact existing site drainage patterns. The proposed
plan will collect the upstream runoff and direct it toward the downstream property boundary to be
released, together with the mitigated on-site discharge, in a sheet -flow fashion very similar to the
existing condition.
58
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I. POST DEVELOPMENT HYDROLOGY
Side -inlet channels will be used to collect the approaching sheet -flow. Interior collection will be by
scuppers distributing runoff directly into channels and detention/retention basins. Downstream re-
lease will be accomplished with weir release along the property boundary, allowing the discharge
to return to sheet -flow in a way very similar to existing conditions — potential erosion problems will
be handled with rock rip -rap or similar erosion control facilities to reduce velocities to below exist-
ing conditions.
Off-site runoff will be collected along the south and east property boundaries within open -space
areas, and then conveyed through the site to the northwest property corner. This storm water will
be detained as necessary and then released from the proposed project site in much the same
manner as in the existing condition. The final design for the drainage scheme to handle both off
and on-site storm water runoff will be addressed in the master drainage plan and will adhere to
current Town of Marana development standards and applicable basin management plans. A mas-
ter drainage plan will be prepared during the platting process.
There are currently no plans for encroachment, or modification of the existing drainage patterns.
A drainage map showing the direction of Hydrological drainage is found as Exhibit III.L: Post -De-
velopment Hydrology Map.
J. ENVIRONMENTAL RESOURCES
The Uptown at Marana Specific Plan is designed as an integrated residential, retail and com-
mercial community. Due to its previous use as an agricultural field, the site has been completely
graded. There are no significant environmental resources on the property. A Phase I environmen-
tal report was completed by ACT Environmental, Inc. in February 2005. No hazardous material
was found on-site. On February 7, 2007 an update to the environmental report was completed.
(See Appendix - Page 112)
K. LANDSCAPE CONCEPT
The intent of the landscape treatments in and around the Uptown at Marana project is to provide
an environment that balances appropriate levels of desert landscaping with smaller pockets of
more intense treatments that include lawn areas in open space parks, etc. The landscape design
shall be in accordance with the Town of Marana's Native Plant requirements. The design shall
compliment the architectural and site planning intent by incorporating shade, highlights, screening
and or accents where appropriate. Because the development is planned to encourage pedestrian
connectivity, the landscape treatment in and around the residential areas will be a critical compo-
nent for the development. This Specific Plan provides the design framework for the special treat-
ment of areas in and around residential areas and shall be implemented for landscape standards,
landscape buffers, off-street parking areas and roadway treatment. See Exhibit III.M Landscape
Concept Plan.
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61
i
I
see illustraion page 90
for perimeter buffer landscape
treatment
,,—see illustration page 93
for pocket park landscape
treatment
see illustration page 90
—for arterial landscape
treatment .
LANDSCAPE BUFFER
`.37 Trees, 713 Shrubs,
190 Ground Cover
4e e
Exhibit HIM - Landscape Concept Plan
LEGEND
ti
15' LANDSCAPE BUFFER T Park
213 Trees, 641 Shrubs, 171 Ground Cover F
Collector with Median
30'LANDSCA7BUFFER �
55 Trees, 168 Shrubs, 44 G
II/ Landscape Buffer
see illustration page 90 O
for perimeter buffer landscape
treatment
n
seill stration page 93
for o actor landscape
15' LANDSCAPE BUFFER
P.- 142 Trees, 425 Shrubs, 113 Ground Cover
j na xoac.
\/ -------
- - -
25' LANDSCAPE BUFFER
see illustration page 90 331 Trees, 996 Shrubs
kfor arterial frontage landscape 265 Ground Cover
i treatment
L. OPEN SPACE, RECREATION, PARKS AND TRAILS CONCEPT
Functional parks, trails and open space shall be incorporated into the overall design fabric of the
project and will accomplish the objectives of the Town of Marana Open Space, Recreation and
Trails System Master Plan by providing linkages to the adjacent shopping amenities and encour-
aging pedestrian traffic. See Exhibit III.K Open Space Concept Plan. Parks shall be organized
and located to maximize proximity to the largest number of homes within the neighborhood and
to maximize accessibility and visibility from the front of surrounding residences. Required open
space shall not be located on irregular shaped lotting remnants.
The residential component for Uptown at Marana shall include a central neighborhood park (com-
munity park). This park is to be approximately 4 acres and have the following active and passive
program elements:
• Ramadas
• Playground with formal equipment
• Gardens
• Open flat lawn areas for informal organized games (soccer, softball, etc.)
• Play courts
• Path system
In addition to the proposed central Neighborhood Park, a series of small pocket parks are pro-
posed within the fabric of residential zones. These pocket parks are intended for passive open
space and may include a small shade structure and sitting area, small play structure with shade
element, small water fountain features, open lawn area, planting zones and a path system. These
parks will incorporate other amenities and activities see Exhibit IIIX - Open Space Concept Plan.
M. INFRASTRUCTURE, PUBLIC SERVICES AND UTILITIES
The development of the Uptown at Marana project will require the following infrastructure, services and
utilities. The infrastructure will be constructed in conjunction with each development phase of the project.
1. Sewer
The results of a preliminary analysis of nearby trunk/interceptor sanitary sewer lines to this site
have identified that approximately half of the site could be drained southerly into existing mains
within Marana Road. The remainder of the project site's sanitary flow could be drained in the
natural, northwesterly direction and carried off site into the proposed Hardin Road Trunkline, once
it is constructed. The analysis has determined that all service to this site can be accomplished by
gravity flow mains with the assumption that the Hardin Road Trunkline is constructed in the loca-
tions shown on the design plans. Therefore, no sewage pumping stations or pressurized lines are
anticipated for this project.
These hydraulic calculations have shown that several trunk lines have adequate capacity for the
conveyance of discharge from this site. The more subjective analysis still awaiting resolution is
the actual build -out schedule of all the developments that the mains were designed to serve and
the ultimate expansion schedule of the Marana Wastewater Treatment Plant to provide adequate
capacity to receive these discharges.
63
2. Schools
As set forth in the prior section, the project site is located within the Marana Unified School Dis-
trict. The applicant has been in contact with the school district and the district has confirmed that
no school site is required for this development. The applicant or designee will donate a voluntary
per dwelling unit fee that will be calculated based on the type of homes as the district requests dif-
ferent amounts for single family and multi -family homes.
3. Fire/Emeraencv Vehicle Service
The Uptown at Marana property is within the Avra Valley Fire District and the Northwest Fire Dis-
trict and will be served by both pursuant to the Mutual Aid Agreement between the districts.
4. Water Service
The Town of Marana Municipal Water Department will provide water service to this project site.
The Marana Water Department has an assured water supply per the Arizona Department of Water
Resources and will provide water subject to the completion of a water service agreement.
5. Private Utilities
• Gas: Southwest Gas Corporation will serve the property.
• Telephone: Qwest Communications will provide service.
• Cable/Internet: Comcast Cable will provide service.
6. CMID- Irrigation Water
An irrigation canal which is currently under the control of CMID runs along the southern boundary
of the property along Marana Road. In order for the canal to continue to pass water through the
property, all existing ditches will be piped or abandoned by separate agreement with CMID in ac-
cordance with their standards. Rights to use District water for landscape irrigation on the Uptown
at Marana site will be negotiated if necessary.
65
IV. DEVELOPMENT STANDARDS ARID DESIGN GUIDELINES
A. PURPOSE AND INTENT
These regulations provide the standards for the successful implementation of the Uptown at Marana
Specific Plan. The Development Standards and Design Standards establish the intensity and character
of development, uniquely tailored to this project design and home type. The regulations provide flexibility
to accommodate market conditions and encourage creativity, while also achieving compatibility with the
surrounding uses. These standards provide criteria for builders, planners, architects, landscape archi-
tects and civil engineers under the direction of the developer. They further provide a basis for the Town
in evaluating project submittals.
B. GENERAL PROVISIONS
1. Applicability of the Town of Marana Land Development Code
The Residential Standards set forth herein meet or exceed the requirements of the Residential
Design standards of the Marana Land Development Code, and these Standards therefore super-
sede all requirements of the Residential Design Standards unless otherwise noted. The Commer-
cial Design Standards set forth herein meet or exceed the requirements of the Commercial De-
sign standards of the Marana Land Development Code, and these Standards shall supersede all
requirements of the Commercial Design Standards unless otherwise noted. However, if an issue
arises that is not addressed by this Specific Plan; the applicable portions of the Town of Marana
Land Development Code shall apply.
2. Buildina Codes
a. Buildina Code
All construction within the Specific Plan shall comply with the currently adopted version of the
existing building, construction, plumbing, mechanical, electrical, drainage and similar construc-
tion and safety related codes, such as the recognized construction, safety organization or by the
county, state, or federal government or by the Pima County Association of Governments, provided
that such building or safety code updates and amendments have been duly adopted by the appro-
priate publishing agency and are reasonably applied. The Town of Marana has adopted the 2006
edition of the International Code series of codes, effective January 5, 2007.
Building:
2006 IBC with local amendments
Residential:
2006 IRC with local amendments
Plumbing:
2006 IPC or 1994 UPC with local amendments
Mechanical:
2006 IMC with local amendments
Property Maintenance:
2006 IPMC with local amendments
Energy:
2006 IEC with local amendments
Electrical:
2005 NEC with local amendments
Fire:
1997 UFC with local amendments
Handicapped:
1998 ICC/ANSI A117.1 Handicapped Accessibility Standard.
Pool and Spa:
2006 Marana Pool and Spa Code
Lighting:
2003 Marana Outdoor Lighting Code
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in a particular zone clas-
sification within the Specific Plan, it shall be the duty of the Town Planning Director to determine if
the use is: (a) consistent with the intent of the zone, and (b) compatible with other listed permitted
uses. If the Director determines that the use meets both of the foregoing conditions, the use will
be allowed. Any person aggrieved by the determination may appeal that decision to the Board of
Adjustment.
67
C. DEVELOPMENT STANDARDS
1. Low - Medium -Density Residential
To accommodate attached and detached single family dwelling units used for development of
higher density duplexes, town homes, urban villas and row houses, the target density range for
Low - Medium Density Residential parcels is 3.1 - 8.0 units per acre.
a. Principally Permitted Uses
• Single family dwellings, conventional construction, on any lot or parcel.
• Single family attached and detached dwelling units.
• Common Area Open Spaces and recreation facilities.
• Public Education Facilities
• Religious facilities.
• Wireless communication facilities as permitted by the Marana Land Development Code.
b. Permitted Accessory Uses
• Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial
hobby shops, children's playhouses, etc
• Swimming pools, spas, and related structures
• Garage, carport or enclosed storage
• Sport courts, unlighted
• Fences and walls
• Home occupations, subject to review and approval by the homeowner's association and
the Town of Marana
• Community recreation uses, including sport courts, swimming pools, spas, recreation
buildings, patio shelters and other community facilities common to a homeowner's associa-
tion, for a specific subdivision
• Community identification, entry monuments, community design elements, and other en-
hancements, common to a homeowner's association, and designed for a specific subdivi-
sion and
. Model homes, within an approved subdivision.
c. Permitted Temporary Uses
Temporary offices or construction trailers, appurtenant signs, storage incidental to a con-
struction project and construction trailers, but only for the duration of such project, not to
exceed 24 months. Additional extensions of time may be requested by application to Town
of Marana. Temporary model homes or temporary model home complex with parking.
d. Development Standards Sinale Family Detached
Promotes single family cluster products, alley loaded
conventional products, and green court products. All
products shall be either alley or private drive loaded
(Conventional or Cluster). All single family detached
products utilizing an alley must provide direct access to
a public ROW. All single family detached products utiliz-
ing a private drive must provide access to a public ROW
within 200' via common open space.
• Minimum Lot Size 40x55 (2200sf)
• Alley/Drive Rear Setback 5'
JL_ JL_ JL_ JIL J
20' Common Open Space
-_1
_ -I
1
F-40' X 55'
r-
• Front yard Setback 15' from Collector/Local ROWmin.
J
lot size J
L_
II
II
II
II
5' Alley
J
L J
L J
L J
J
setback
Alley
5' Alley
Setback
• Perimeter Setback 20' Arterial—
1
10' Local/
Collector
I-50' X 55'a
Setback
F
15' Uptown at Marana boundary,
Lin. lots- J
S tback
Setb
0' Parcel boundary
5' Side Yard
Maximum Building Ht. 25'
Setback
Local Street
Sidewalk
15' Front Yard
J
L J
L J
L J
L 1J
setback
ROW
y_—Sidewalk
Local/Collector Street
IL_ - --JIi- - JI
• Side yard Setbacks'
-_1
_ -I
1
F-40' X 55'
r-
• Front yard Setback 15' from Collector/Local ROWmin.
J
lot size J
L_
5' from 20' wide common open 1
5' Private Drive
Setback
F
space
5' Side Yard
J
L _ _J L —
Setback
• Perimeter Setback 20' Arterial—
1
10' Local/
Collector
I-50' X 55'a
F
15' Uptown at Marana boundary,
Lin. lots- J
S tback
Setb
0' Parcel boundary
Maximum Building Ht. 25'
Local Street
Sidewalk
*Perimeter Setback shall be landscaped open space held in common.
2. Medium - Hiah Density Residential
To accommodate attached single family dwelling units, as well as traditional multi -family dwelling units
used for development in urban zones, the target density range for Medium - High Density Residential
parcels is 8.1-12.0 units per acre.
a. Principally Permitted Uses
• Single family attached dwelling units.
• Multi -family.
• Common Area Open Spaces and recreation facili-
ties.
• Public Education Facilities
• Religious facilities.
• Wireless communication facilities as permitted by
the Marana Land Development Code.
I-- -_ A ~
5' Greenway
20' Common Open Space
Setback
Additional 5' Front
X T 30'X 7 '
Yard Setback on
fin. to min. to
End Cap Units
size size
(typ)
5' X 6
'
Setback
BROW
7 units per
n. to
20' Common Open Space
30'X 6
'
— — — —
building max.
size
min. to
• Fences and walls
min. lot sizes'
(typ)
size
• Home occupations, subject to review and approval
5' Alley Setback
Local Street Sidewalk
b. Permitted Accessory Uses
Accessory buildings, uses and equipment shall be permitted as follows:
• Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial
5' Alley Setback
Alley
Additional 5' Front
X T 30'X 7 '
Yard Setback on
fin. to min. to
End Cap Units
size size
(typ)
15' Front Yard
Setback
BROW
Local Street Sidewalk
b. Permitted Accessory Uses
Accessory buildings, uses and equipment shall be permitted as follows:
• Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial
hobby shops, children's playhouses, etc
• Swimming pools, spas, and related structures
I,
J
• Garage, carport or enclosed storage
20' Common Open Space
• Sport courts, unlighted
— — — —
0' X 65'
F-3
• Fences and walls
min. lot sizes'
• Home occupations, subject to review and approval
4
5' Private Drive
b the homeowner's association and the Town of
y
25'X65' I
min. lot size
Setback
5' Greencourt
Marana
typ .2 I
Setback
• Community recreation uses, including sport
4
'-
45'X65' o
15' Local Street
Setback
courts, swimming pools, spas, recreation buildings,
J
I min. lot size I L
I— —I
Sidewalk
patio shelters and other community facilities com-
—ROW
mon to a homeowner's association, for a specific
Local Street
subdivision
• Community identification, entry monuments, com-
munity design elements, and other enhancements, common to a homeowner's association,
and designed for a specific subdivision and
. Model homes, within an approved subdivision.
70
c. Permitted Temporary Uses
Temporary offices or construction trailers, appurtenant signs, storage incidental to a construction
project and construction trailers, but only for the duration of such project, not to exceed 24 months.
Additional extensions of time may be requested by application to Town of Marana.
• Temporary model homes or temporary model home complex with parking.
d. Permitted Temporary Uses
• Day Care Facilities.
e. Development Standards Single Family Attached
Promotes single family townhomes, rowhomes, and urban villa products. All single family at-
tached products must be either alley or private drive loaded. Rowhomes must provide adja-
cent access to a public ROW. Townhomes and Urban Villas must provide access to a public
ROW within 200' via common open space. Single Family Attached buildings are limited to 7
units. End cap units must provide a minimum of 5' in additional unit width.
• Minimum Lot Size 25x65 (1625sf)
• Alley/Drive Rear Setback 5'
• Side yard Setback 075' (Minimum building separation of 10' side to side)
• Front yard Setback 15' from Collector/Local ROW
5' from 20' wide common open space (additional 5' front
yard setback on all end cap units)
• Perimeter Setback 20' Arterial
15' Uptown boundary
0' Parcel boundary
*Perimeter Setback shall be landscaped open space held in common.
71
f. Development Standards Multi -Family
Promotes multi -family townhomes, urban villas, and stacked flat products. All multi -family
products are served by private drives. Parking bays are permitted within a multi -family neigh-
borhood to meet Town parking requirements.
• Alley/Drive Rear Setback 5' Garage Access side
10' No Garage Access
• Parking Lot Setback 10'
• Building Separation 20' Side to Side
30' Front to Front
25' Front to Side
• Perimeter Setback
20', except setbacks shall increase one foot for
each foot of height in excess of 20'
15' Collector/Local ROW
0' Parcel boundary
15' Local
Parking Bays
Private Drive 10' Parkinq Lot Setback
Multi -family
Stacked Flats
30' Building
Separation
Garage Access
5' Private Drive/
Garage Setback
Private Drive
20' Building Separation
Side to Side (Typ.)
*Perimeter Setback shall be landscaped open space held in common.
The parcel area required per unit decreases with the increase in the number of dwelling units as
follows:
• 5-8 residential units -2,250 sq. ft. per dwelling unit
• 9 or more residential units -1,500 sq. ft. per dwelling unit
• Minimum lot area: 6,000 square feet.
• Minimum lot width: 60 feet.
• Maximum structure height: 4 stories or 50 ft.
• Maximum percent of lot coverage: 65 %
72
3. Neiahborhood Commercial
a. Principally Permitted Uses.
• Professional offices
• General offices
• Medical offices
• Veterinary clinic
• Financial services
• Public services
• Apparel stores
• Appliance stores
• Arts and crafts supply stores
• Banks and financial institutions
• Barber and beauty shops
• Bicycle shops
• Book stores
• Clothing cleaning
• Convenience store without gas
• Drug stores
• Electronic stores
• Flower shops
• Food stores
• Furniture stores
• Hardware stores
• Hotels and motels
• Laundromats
• Office supplies, equipment and sales
• Package liquor stores
• Pet shops (completely enclosed)
• Pubs
• Restaurants
• Stationary stores
73
• Taverns
• Theaters, not including drive-ins
• Schools including art, language, music and dance schools
• Shoe repair shops
• Sporting good stores
• Supermarkets
• Wireless communication facilities as permitted by the Marana Land Development Code.
• Comparable uses as determined by the Planning Director
• Religious Facilities
• Public utility facilities required for local service, provided that there are no offices, mainte-
nance facilities, outdoor storage, or any full-time employees related to the site
• Day Care Facilities
b. Temporary Uses
The following temporary uses are permitted in the neighborhood commercial zone as permitted by the
Planning Director, for a specified period of time, and subject to such conditions as may be necessary:
• Christmas tree lots.
• Special Event Shows, not to exceed 5 calendar days in duration, such as arts and crafts,
automobiles, recreational vehicles, and others as may be determined acceptable by the Plan-
ning Administrator, and provided no such event is permitted within one week of Thanksgiving,
Christmas, or New Year's Day.
c. Conditional Uses
• Drive thru and/or outdoor teller facilities in conjunction with restaurants, banks and/or finan-
cial institutions
• Automobile service stations, with or without car wash or service bays
• Convenience store with gas, with or without car wash
d. Development Standards
• Front yard setback
• Rear yard setback
• Side yard setback
• Setbacks from Arterials (Marana and
Sanders Roads) and the Interstate 10:
• Maximum Building Height:
• Maximum Building Area (Single User)
74
(20 ft except 1 Oft where building fronts on
the street designated as Section"B")
(20 ft)
(0 ft for attached buildings, 20 ft for single users)
50 feet
40 feet
70,000 square feet
4. Regional Commercial
a. Principally Permitted Uses.
• All uses permitted in Neighborhood Commercial Zones
• Regional Malls
• Department stores
• Day Care Facilities
• Public and Private Schools
• Religious Facilities
• Public utility facilities required for local service, provided that there are no offices, mainte-
nance facilities, outdoor storage, or any full-time employees related to the site
b. Temporary Uses
Temporary uses shall be as permitted in Neighborhood Commercial.
c. Conditional Uses
• Conditional uses shall be as permitted in Neighborhood Commercial.
• Hospitals and emergency facilities
e. Development Standards
• Front Yard Setback
• Rear yard setback
• Side yard setback
• Setbacks from Arterials (Marana and
Sanders Roads) and the Interstate 10:
. Maximum Building Height:
• Maximum Lot Coverage:
• Maximum Building Area for Single User:
5. Mixed -Use
a. Principally Permitted Uses
• Multi -family development
(20 ft. except 10ft where building fronts on
the street designated as Section "B")
(20 ft)
(0 ft for attached buildings, 20 ft for single
users)
50 feet
50 feet, excepting towers and cinema
marquee (which shall not exceed 65 feet)
45%
225,000 square feet
• All uses permitted in Neighborhood Commercial.
• Parks and Open Space
. Public utility facilities required for local service, provided that there are no offices, mainte-
nance facilities, outdoor storage, or any full-time employees related to the site
75
b. Permitted Accessory Uses
• Fences and walls
• Carports and garages
• Swimming Pools and recreation buildings which are part of the multi -family development
• Tennis courts, provided they have no lighting
• Other similar recreation facilities as may be determined by the Planning Director
c. Non- Residential Development Standards
See Neighborhood Commercial (see IV.3.d).
d. Residential Development Standards
No more than 50% of the total acreage of any mixed-use parcel shall be Multi -Family Residential.
See Medium - High Density Residential for additional Multi -Family Development Standards.
6. Residential Design Standards
The purpose of these residential design standards is to create a framework for community and neighbor-
hood design that focuses on unique, attractive, safe and functional environments. These standards will
elevate the following:
• Establish a series of special neighborhoods with strong identity and recognition.
• Foster the sense of community through the development of compact and pedestrian
friendly neighborhoods
• Encourage smaller neighborhoods that can result in better connectivity to parks, open
space and other amenities (both private and public).
• Create special neighborhoods that avoid the appearance of production, sameness and
monotony.
The following design themes will guide these standards with respect to key elements and features that
will result in unique, creative and special place making.
• Limit overall neighborhood total size (in units/ lots)
• Lotting and layout relative to adjacent uses, streets and overall neighborhood organization
• Architectural detail, features, elements and overall three —dimensional relationships
• Street layout for people as much as cars
• Open space initiatives including parks, accents and buffer zones
• Provide connectivity through the use of paths and sidewalks
a. Limits on Neiahborhood Size
Webster's dictionary defines the word neighborhood as a "section lived in by neighbors having dis-
tinguishable characteristics". The word `distinguishable' is the critical piece that relates strongly to
the ideal of creating unique places to live. The notion that each neighborhood is special and has
its own characteristics is important to the overall sense of community and the effort of place mak-
ing for the Uptown at Marana development.
76
To achieve distinguishable characteristics, neighborhoods consisting of more than one (1) public
street at Uptown at Marana shall:
• Have a minimum of two and maximum of four vehicular entry ways that are accessed
from arterial and collector roadways (collector roads shall have no residential frontage un-
less they are utilized in a "main street" scenario that incorporates row house style units with
alley loaded perimeter garages).
• In the case of Row Houses or a similar style of "main street" housing that incorporates
alley loaded perimeter garages, the "neighborhood" shall not require separate vehicular ac-
cess points and shall be understood to be a total unit count that fronts the street condition.
b. Variation of Home Types
Neighborhoods shall provide a minimum of at least two different home types. Differentiation shall
be defined by stories, unit count per building mass or typology (row house, vs. town house, vs
courtyard home, etc).
c. Lotting Qualities
. Lots with frontage on two or more public Rights of Way shall be avoided.
• Lots with perimeter "frontage" on any collector roads (the back elevation of the houses will
typically be exposed to the adjacent collector) shall be treated with great care to maximize
design character and variation. Such lots will be buffered from collector or adjacent land
uses with a minimum landscape zone of 20 feet.
• Corner lots shall be treated as a special condition through enhanced architectural detail-
ing on the corner lot street sides.
d. Architectural Relationships
Each neighborhood shall provide a minimum of three different floor plans (for each proposed
home type) with a minimum of three elevation variations for each. Each elevation shall represent
one of several (to be determined) approved architectural styles.
. The use of special architectural elements such as towers, finials, and multi -story elements
are designed to enrich the overall orchestration of the neighborhood quality, resulting in a
sense of unique visual character.
e. Four -Sided Architecture
All buildings shall be designed with four-sided architecture so that no elevation is left blank or un-
articulated. This shall include similar design style and quality of treatment on all building facades.
77
f. Garaaes
Garages for all neighborhoods shall be designed and incorporated in such a manner to limit the
visual impact on the front street scene. Because this project calls for higher density residential
homes, the traditional single family lotting scenario and subsequent repetition of garage layout will
be avoided. Garages for the residential portions of Uptown at Marana will be designed into the
context of the more urban environment through the use of alleyways, vehicular parking courts, etc.
Refer to Exhibit III.A -III-E, Production/Density Study for intended treatments of garages away
from neighborhood street front conditions.
a. Perimeter Treatment
Where a residential neighborhood meets an arterial road (Marana Road or Sanders Road), a 4'
masonry wall with 2' of wrought iron on top shall be installed. The wall shall be a combination of
stucco, brick and/or stone and shall be approved by the DRC. No exposed masonry styles (i.e.
integral color, split face, scored, slump, etc) will be approved.
Where a residential neighborhood meets an interior collector road a wall may be installed between
buildings. This wall must have the same character as the arterial treatment or a 6' wrought iron
fence may be substituted. No wall may be placed between a unit and a collector road as it is
intended that a unit's front door will be served by the collector's sidewalk. If a unit does not front a
collector the private patio associated with the unit may be walled to match architecture, otherwise,
no additional perimeter barrier is permitted.
78
7. Commercial Desian Standards
a. Architectural Standards for Neiahborhood Commercial
The following standards apply to the Neighborhood Commercial zones, creating a Village Theme
of architectural vernacular comprised of these styles: Mission, Mediterranean Revival and ele-
ments of American Colonial with an emphasis on the use of brick, wood, stone and stucco.
• Although the front fagade of a building is expected to be the focal point in terms of level
of architectural character and features, all sides of a building shall incorporate architectural
detailing that has a character that is consistent with the front facade. Blank walls void of ar-
chitectural details or other variation are prohibited. The backs or sides of buildings that are
clearly visible from an arterial roadway or from Interstate Highway 10 shall receive the most
design emphasis in this regard.
• Building design shall incorporate textured surfaces, projections, recesses, shadow lines,
color, window patterns, overhangs, reveals, changes in parapet height to avoid monolithic
shapes and surfaces.
• Emphasize entries.
• Freestanding, non-residential structures with GFA of 20,000 square feet or less must
incorporate a minimum of two of four following accent materials: brick, wood, stone and
stucco (fagade excludes glass area).
• Exterior building materials shall be selected from the approved material palette and may
be augmented with tenant selected materials provided they maintain the overall quality and
style of the project and are deemed appropriate by the DRC. Please refer to Section IV.C.g
for a list of approved materials.
• Variety of roof lines, roof pitches, and parapet heights incorporating changes or elements
at a maximum of every sixty linear feet. The use of concrete shingles over standing seam
metal roofs is encouraged.
• Building facades longer than fifty feet shall employ techniques to provide additional inter-
est and to subdivide the wall plane.
• Reinforce structural grid with pilasters and or colonnades.
• Horizontal alignment of architectural elements such as windows, sills, cornices, banding,
etc.
• Storefront to be dark bronze, black, silver, steel, wood, or custom colors that compliment
The Village character of the project. Tenant may use prototype storefronts if approved in
advance by DRC.
• Delivery, loading, trash, and other service areas must be screened or integrated into the
building. Screening must be accomplished by a wall constructed of either architectural
metal screening, brick, stone or stucco to match the primary structure
• Screening of all rooftop or pad mounted mechanical units. It is encouraged that rooftop
screening be accomplished by an extended parapet. Freestanding rooftop screens will be
allowed only where the parapet cannot be raised due to structural concerns.
• Emphasize use of lap siding as an alternative to EIFS (Exterior Insulation and Finish Sys-
tems) as an exterior building material.
79
b. Desian Standards for Neiahborhood Commercial
The following standards apply to the Neighborhood Commercial zones within the project.
• Detailing and accent materials are encouraged to add creativity and are not limited to the
enclosed material palette. An example of these accent materials includes granite, wrought
iron, slate, glass, sandstone, wood, tile, marble, and others as appropriate. Please refer to
Section IV.C.g for a list of approved materials.
• The use of cast stone lintels, corbels, arches, stone detailing, entablatures, friezes, col-
umns and other such elements are encouraged.
. Varieties of wall mounted light fixtures are encouraged, which fit The Village architectural
style proposed.
• All accessory structures shall be compatible with their main buildings.
• Detailing is required to reflect The Village architectural style, from rustic to contemporary,
and must include a mix of elements. Details and accents are encouraged to add creativity.
• Storefronts heights shall be designed at a comfortable pedestrian scale and experience.
• Integration of fabric/canvas awnings, flat metal awnings, and trellises is encouraged.
• Integration of raised planters or potted plants.
• Use of site furnishings such as benches, tables, chairs, and fabric umbrellas.
c. Site Desian and Plannina Standards for Neiahborhood Commercial
The following site design standards apply to Neighborhood Commercial zones.
L Buildina Placement and Orientation
Maintain view corridors from Marana Road
ii. Parkina
Parking can be shared where such opportunities can be accommodated. Surface park-
ing areas should be broken up and appropriately landscaped. Additionally, the following
standards shall govern:
• Each development site shall be required to demonstrate it has met its minimum parking re-
quirements pursuant to the Town of Marana standards.
• Parking areas adjacent to Marana Road shall be screened by a 3' minimum height masonry
wall as well as landscaping and berming. The wall shall be a combination of stucco, brick and/
or stone and shall be approved by the DRC. Parking areas adjacent to interior collector roads
shall be screened through the use of a berm, wall and/or landscaping.
• A pedestrian system consisting of primary and secondary sidewalks shall be provided in
commercial development, which links uses, parking and external trails and sidewalks. Primary
sidewalks shall be incorporated into landscaped islands and separated from drive aisles where
possible.
• Handicap Parking spaces shall be in conformance with the Americans with Disabilities Act
(ADA) both in dimension and in quality for specific uses.
• Parking stalls are permitted along 100% of the building facade to reinforce Village character.
• A shared parking model may be submitted with the development plan as approved by the
DRC.
• Parking dimensions shall conform to the dimensions identified below:
:a
Standard Parkina Dimension Requirements
60 & 90 Degree Standard Space:
60 & 90 Degree Compact Space:
Parallel Parking:
9'x 18' with 24 ft. minimum aisle width.
8.5" x 16'/9'x 16' (end stall)
8'x21' (minimum)
Minimum parking bay width (aisle cen-
terline to aisle centerline) of 60 ft.,or 9'
Neighborhood Commercial 9'x 18'
8.5'x 167 9'x 16' end
X 16' spaces with a 2' overhang at all
perimeter parking stalls wherever they
Regional Commercial 9'x 18'
8.5'x 167 9'x 16' (end)
overhang sidewalks or landscaping.
* On street parking is allowed and shall count in the overall parking calculation requirements.
PARKING STANDARDS COMPARISON
60° & 90° Standard
60° & 90° Compact
Parallel
Marana Standards 9'x 21'
10' x 19'
9'x 21'
Neighborhood Commercial 9'x 18'
8.5'x 167 9'x 16' end
8'x 21'
Regional Commercial 9'x 18'
8.5'x 167 9'x 16' (end)
8'x 21'
iii. Property Connection
Cross Property connections shall be required to facilitate local access between use areas.
Shared parking and cross property parking access for similar and cohesive uses will facilitate
pedestrian, vehicular and emergency vehicle access between use areas.
iv. Bicycle Parking Standards
Bicycle racks and parking shall be provided for every land use area. Bicycle racks shall be
distributed around the site, and should be separated from vehicular drives and parking lots by
a minimum three-foot separation distance or a curb or other physical barrier.
I. Bicycle Parking Required.
All non-residential uses shall be required to provide bicycle parking.
ii. Parking Space Supply.
For non-residential development, a number of off-street bicycle parking spaces shall be pro-
vided equal to three percent of the required motor vehicle parking spaces. Each inverted U
bicycle rack will count as two bicycle parking spaces.
iii. Parking Space Reduction:
The number of required motor vehicle parking spaces may be reduced at the ratio of one
motor vehicle space for each two bicycle parking spaces, up to a maximum reduction of five
percent of the required motor vehicle parking spaces.
iv. Design:
Bicycle parking facilities, both lockers and racks, as applicable, shall: not interfere with pe-
destrian movements. At least 10 percent or 10 bicycle parking spaces, whichever is less,
shall be located within 100 feet of the primary building entrance;
1. Provide for storage and locking of bicycles, either in lockers or medium security
racks or equivalent installation in which both the bicycle frame and wheels may be
locked by the user.
2. Consist of racks or lockers anchored so that they cannot be easily removed, and
of solid construction, resistant to rust, corrosion, hammers and saws
3. Be consistent with their environment in color and design, and be incorporated
whenever possible into building or street furniture design.
81
v. The required bicycle rack is the "inverted -U" type, or other type approved by the Planning
Director. Whatever rack is installed shall:
1. Be simple, functional and durable
2. Be capable of supporting a bicycle in an upright position
3. Allow the user to lock a bicycle frame and wheel(s) with either a standard U-shaped
lock or chain/cable and lock
4. Have no edges, seams, or hardware to pose a hazard or become unsightly and,
5. Be freestanding units to allow flexibility in the number provided and their placement.
v. Site Utilities
Site Utilities shall be coordinated with the size and location of landlord -provided services. All
utilities shall comply with the Town of Marana and other agency requirements.
vi. Grading
All finish grades shall provide positive drainage to the storm water system and shall comply
with ADA and Town of Marana requirements. Site walls shall be allowed under the following
conditions.
• Wall location and anchorage systems shall be coordinated with all underground utilities and
shall not impact or restrict the use of the Landlord's common area.
. Walls shall not impact an adjacent site or create a hardship for the development of the adja
cent land.
• Walls over five (5) feet in height shall be designed and sealed by a professional engineer
licensed in the State of Arizona.
vii. Landscaaina
The intent of these standards is to provide high-quality landscape criteria for building sites,
rights-of-way and open space within Uptown at Marana. The purpose of the landscaping is
to soften and blend features between sites to create visual corridors and connections to the
project. The landscaping shall conform to the Town of Marana standards current at the time
of application. Impacts shall be mitigated using these standards to:
• Provide compatibility between uses
• Buffer transportation corridors, view corridors, drainages and public open spaces.
• Landscaping shall be integrated with building design in internal areas of the site. Consider
ation shall be given to plant materials, types, growth rates, canopy size and required mainte-
nance in relationship to building location, operation, site lines and site utilities.
• A variety of plant materials shall be incorporated, including indigenous, drought -tolerant
vegetation approved by the Town of Marana. Planting shall include an equal amount of de-
ciduous and evergreen species.
• The use of climbing plant materials on buildings, along walkways and on trellises and per-
golas is encouraged.
viii. Site Signage
Site signage shall reinforce the casual Village design character established for the project
while providing adequate project and tenant identification. Site signage shall be governed by
The Uptown at Marana Tenant Sign Design Criteria package for individual signage require-
ments, which will be submitted concurrently with Master Site plans for approval.
82
d. Architectural Standards for Regional Commercial
The following standards apply to the Regional Commercial zones to create a unified theme among
tenants within the project.
• Although the front facade of a building is expected to be the focal point in terms of level
of architectural character and features, all sides of a building shall incorporate architectural
detailing that has a character that is consistent with the front facade. Blank walls void of ar-
chitectural details or other variation are prohibited. The backs or sides of buildings that are
clearly visible from an arterial roadway or from Interstate Highway 10 shall receive the most
design emphasis in this regard.
• Building design shall incorporate textured surfaces, projections, recesses, shadow lines,
color, window patterns, overhangs, reveals, changes in parapet height to avoid monolithic
shapes and surfaces.
• Emphasize entries.
• Exterior building materials shall be selected from the approved material palette and may
be augmented with tenant selected materials provided that they maintain the overall quality
and style of the project and are deemed appropriate by the DRC. Please refer to Section
IV.C.g for a list of approved materials.
• Variety of roof lines, roof pitches, and parapet heights incorporating changes or elements
at a maximum of every 100 linear feet.
• Building facades longer than 100 feet shall employ techniques to provide additional inter-
est and to subdivide the wall plane.
• Reinforce structural grid with pilasters and or colonnades.
• Storefront to be dark bronze, wood, or custom colors that compliment the architectural
character of the project. Tenant may use prototype storefronts if approved in advance by
DRC.
• Delivery, loading, trash, and other service areas must be screened or integrated into the
building. Screening must be accomplished by a wall constructed of integrally colored CMU,
architectural metal screens, brick, stone or stucco to match the primary structure.
• Screening of all rooftop or pad mounted mechanical units. It is encouraged that rooftop
screening be accomplished by an extended parapet. Freestanding rooftop screens will be
allowed only where the parapet cannot be raised due to structural concerns.
83
e. Desian Standards for Reaional Commercial
The following standards apply to the Regional Commercial zones within the project.
• Detailing and accent materials are encouraged to add creativity and are not limited to the
enclosed material palette. An example of these accent materials includes granite, wrought
iron, slate, glass, sandstone, wood, tile, marble, and others as appropriate.
• The use of cast stone lintels, corbels, arches, stone detailing, entablatures, friezes, col-
umns and other such elements are encouraged.
. Varieties of wall mounted light fixtures are encouraged, which fit The Village architectural
style proposed.
• Integration of fabric/canvas awnings, flat metal awnings, and trellises is encouraged.
• Integration of raised planters or potted plants.
• Use of site furnishings such as benches, tables, chairs, and fabric umbrellas.
f. Site Desian and Plannina Standards for Reaional Commercial
The following site design standards apply to Regional Commercial zones.
L Buildina
Placement and Orientation. Maintain view corridors from Interstate 10 and Marana Road.
iii. Parkina
Parking shall be shared where available and where determined by the developer. Shared park-
ing may be accommodated in the form of structured parking as determined by developer. Surface
parking areas should be broken up and appropriately landscaped. Landscaping of parking areas
shall conform to Town of Marana standards current at the time of application. Additionally, the fol-
lowing standards shall govern:
• Parking areas shall be screened through use of a berm, wall or landscaping from adjacent
public rights-of-way.
• A pedestrian system consisting of primary and secondary sidewalks shall be provided
in commercial development, which links uses, parking and external trails and sidewalks.
Primary sidewalks shall be incorporated into landscaped islands and separated from drive
aisles where possible.
. Handicap Parking spaces shall be in conformance with the Americans with Disabilities Act
(ADA) both in dimension and in quality for specific uses.
• Parking dimensions shall conform to the dimensions identified below:
60 & 90 Degree Standard Space:
60 & 90 Degree Compact Space:
Parallel Parking:
8.5" x 16'/9'x 16' (end stall)
Tx 20' (minimum)
9'x 18' with 24 ft. minimum aisle width.
Minimum parking bay width (aisle cen-
terline to aisle centerline) of 60 ft.,or 9'
X 16' spaces with a 2' overhang at all
perimeter parking stalls wherever they
overhang sidewalks or landscaping.
* On street parking is allowed and shall count in the overall parking calculation requirements.
PARKING STANDARDS COMPARISON
60° & 90° Standard
60° & 90° Compact
Parallel
Marana Standards 9'x 21'
10' x 19'
9'x 21'
Neighborhood Commercial 9'x 18'
8.5'x 167 9'x 16' end
8'x 21'
Regional Commercial 9'x 18'
8.5'x 167 9'x 16' end
8'x 21'
iii. Property Connection
Cross Property connections shall be required to facilitate local access between use areas. F
parking and cross property parking access for similar and cohesive uses will facilitate pedestrian,
vehicular and emergency vehicle access between use areas.
iv. Bicycle Parkina Standards
Bicycle racks and parking shall be provided for every land use area. Bicycle racks shall be
distributed around the site, and should be separated from vehicular drives and parking lots by
a minimum three-foot separation distance or a curb or other physical barrier.
I. Bicycle Parking Required.
All non-residential uses shall be required to provide bicycle parking.
ii. Parking Space Supply.
For non-residential development, a number of off-street bicycle parking spaces shall be pro-
vided equal to three percent of the required motor vehicle parking spaces. Each inverted U
bicycle rack will count as two bicycle parking spaces.
iii. Parking Space Reduction:
The number of required motor vehicle parking spaces may be reduced at the ratio of one
motor vehicle space for each two bicycle parking spaces, up to a maximum reduction of five
percent of the required motor vehicle parking spaces.
iv. Design:
Bicycle parking facilities, both lockers and racks, as applicable, shall: not interfere with pe-
destrian movements. At least 10 percent or 10 bicycle parking spaces, whichever is less,
shall be located within 100 feet of the primary building entrance;
1. Provide for storage and locking of bicycles, either in lockers or medium security
racks or equivalent installation in which both the bicycle frame and wheels may be
locked by the user.
2. Consist of racks or lockers anchored so that they cannot be easily removed, and
of solid construction, resistant to rust, corrosion, hammers and saws
3. Be consistent with their environment in color and design, and be incorporated
whenever possible into building or street furniture design.
v. The required bicycle rack is the "inverted -U" type, or other type approved by the Planning
Director. Whatever rack is installed shall:
1. Be simple, functional and durable
2. Be capable of supporting a bicycle in an upright position
3. Allow the user to lock a bicycle frame and wheel(s) with either a standard U-shaped
lock or chain/cable and lock
4. Have no edges, seams, or hardware to pose a hazard or become unsightly and,
5. Be freestanding units to allow flexibility in the number provided and their placement.
85
v. Site Utilities
Site Utilities shall be coordinated with the size and location of landlord -provided services. All utili-
ties shall comply with the Town of Marana and other agency requirements
vi. Grading
All finish grades shall provide positive drainage to the storm water system and shall comply with
ADA and Town of Marana requirements. Site walls shall be allowed under the following condi-
tions.
. Wall location and anchorage systems shall be coordinated with all underground utilities
and shall not impact or restrict the use of the Landlord's common area.
. Walls shall not impact an adjacent site or create a hardship for the development of the
adjacent land.
. Walls over five (5) in height shall be designed and sealed by a professional engineer
licensed in the State of Arizona.
vii. Landscapina
The intent of these standards is to provide high-quality landscape criteria for building sites, rights-
of-way and open space within Uptown at Marana. The purpose of the landscaping is to soften and
blend features between sites to create visual corridors and connections to the project. The land-
scaping shall conform to the Town of Marana standards current at the time of application. Impacts
shall be mitigated using these standards to:
. Provide compatibility between uses
• Buffer transportation corridors, view corridors, drainages and public open spaces.
• Landscaping shall be integrated with building design in internal areas of the site. Con-
sideration shall be given to plant materials, types, growth rates, canopy size and required
maintenance in relationship to building location, operation, site lines and site utilities.
. A variety of plant materials shall be incorporated, including indigenous, drought -tolerant
vegetation approved by the Town of Marana. Planting shall include an equal amount of
deciduous and evergreen species.
. The use of climbing plant materials on buildings, along walkways and on trellises and
pergolas is encouraged.
M.
viii. Site Sianaae
Site signage shall reinforce the casual Village design character established for the project while
providing adequate project and tenant identification. Site signage shall be governed by The Up-
town at Marana Tenant Sign Design Criteria package for individual signage requirements, which
will be submitted concurrently with Master Site plans for approval.
a. Buildina Materials for Commercial Zones
The approved exterior finish materials are as selected by the DRC to coordinate with and compli-
ment the architecture of the other districts. All finish materials used for the building facade that are
not a part of the following list will require a waiver request to the DRC. The following materials list
is not all-inclusive, rather, it is intended to serve as a representation of those materials, colors and
product styles as which result in the village theme. The manufacturers below are only for color
and style references and similar products that match or meet may be used when approved by the
DRC.
L Metal Roofina: By Criteria or approved equal
Colors: Bronze
Gavalum Cherokee
Pre -weathered Gavalum
Medium Gray
Style: Standing Seam
iii. Cultured Stone: By Robinson Brick Company or approved equal
Colors: Cutswold
Cherokee
Alpirsbach
Elkhorn
Style: Cobble
Dry Stack
Ashlar
iii. Stone: By Associated Imports or approved equal
Color/Style: Buckskin Ledge Stone
Arizona Buff Sandstone
Rose Sandstone
Buff Flagstone
iv. Brick: By Robinson Brick Company or approved equal
Color: Cambridge
Chestnut
Buckwheat
Morocco
City Hall
Chicago Rustic
Mesquite
Smokestack
87
v. Concrete Roof Tile: By Monier Life Tile or approved eaual
Colors: Cliff Side
Cobble Stone
Chestnut Brown
Style: Slate
vi. Storefront
Colors: Dark Bronze
Bronze
Black
Wood
Custom colors when approved by DRC
vii. Fabric Awnina: By Perennials Outdoor Fabrics or approved equal
Colors: Row Stripe
Big Stripe Wall Street
Big Stripe Navy
Shadows Moss
Classico Terra Cota
Canvas Weave
Fire Cracker
viii Architectural Cast Stone: By Arriscraft or approved eaual
Colors: Terra Cota
Hazel
Carmel
Cream
Wheat
Sage
ix. Exterior Insulation Finish Svstem: By Drvvit or approved eaual
Colors: Pure Cream
Cotton
Sunset Yellow
Adobe Accent
Canvas
Buckskin
Red Clay
Spectrum Brown
Style: Washed Stucco Finish
x. Metal Panels: By Centria or approved equal
Colors: Medium Bronze
Copper
Zinc
xi. Wood Accents
Colors: Stained Fir
Stained Cedar
Stained Walnut
xii. Metal Accents
Colors: Bronze
Weathered Bronze
Weathered Copper
Wrought Iron
Zinc
xiii. Exterior Wood Sidina: By James Hardy Company or approved equal
Style: Lap Siding
ix. Prohibited Exterior Finish Materials
• Exposed, tilt -up concrete panels
• Strand Board
• Painted Concrete masonry units
• Chain Link with or without slats
• T-111 siding
• Plain or painted plywood
8. Circulation Standards
The circulation for Uptown at Marana is designed to encourage pedestrian circulation while handling the
traffic from the commercial development through a series of public streets. The main access points to
the project are located off of Marana and Sanders Roads, as demonstrated in Exhibit III.H Circulation
Concept Plan. All major streets within the Uptown at Marana project are intended to be public. Streets
in future blocks may be private and will be determined at the time of platting. Street sections "D" and
"E" are for private roads. Due to the unique village orientation of the Uptown at Marana project, special
street cross-sections are proposed and are depicted on Exhibit 111.1. Section "A" is to be utilized for the
residential neighborhoods and Section "B" is to be utilized in the commercial areas of the project. Local
streets not shown on the land plan will be per the Town of Marana's adopted Standard Detail No. 1. Any
street sections may be expanded at the intersection with the adjacent arterial streets to accommodate
the turn lanes required in the TIA submitted in conjunction with this application.
DE
9. Streetscape Standards
a. A minimum 25 -foot landscape buffer shall be provided along Marana and Sanders Roads.
b. A minimum 15 -foot landscape buffer shall be provided
around the perimeter of the project where the perimeter is
20' Setback
not adjacent to Marana or Sanders Roads.
30' Row
10' PUE
c. Minimize the area devoted to motor vehicle travel. The
minimum width to accomplish the safe and efficient flow of
Curb
traffic shall be used.
Building
d. Perimeter landscape buffer adjacent to 1-10 shall be 30'.
Sidewalk
e. Promote a variety of pedestrian experiences, from urban
street side walkways (attached and detached) to internal
trail conditions that meander throughout the Community.,Treeand6
I r
f. Streets should be designed as straight, short segments
Shrubs per
where practical, providing an urban framework.
300 S.F.
g. A minimum 30 foot landscape buffer shall be provided
where perimeter is adjacent to Interstate 10.
10. Landscapina Standards
a. Minimum site area devoted to landscaping shall be 10 percent, not including buffer or setback
requirements per each land use.
b. Informal groups of shade trees shall be planted next to
structures within recreation and open space common ar- 20' Setback
eas, school bus and transit stops, near mailbox areas and
along trails. iI
c. Aminimum tree size of 15 gallons shall be required for Property Line
parking lot trees. Trees along arterial and collector streets Building
and in open space shall be 50% 15 gallon and 50% 24"
1 tree and
box minimum. Shrubs shall be a minimum of 5 gallons. 6shrubs
d. Trees that produce large canopies and provide shade per300SF
are especially encouraged.
e. Landscaping should be used to provide thematic and
visual continuity at major arterial street intersections, with
tree plantings located in a manner to provide accent, con-
sistency and definition to the street intersection.
f. A minimum of one (1) tree and six (6) shrubs and ground cover plants equal to 20% of the
required number of trees and shrubs. This number is also required for every 300 square feet of
bufferyard and open space. The landscaping in the perimeter bufferyards shall include indigenous
plants, wildflowers and scattered groupings of trees and understory. All planter areas within park-
ing lots shall be provided with trees at the rate of not less than one tree per four parking stalls.
For every 10 parking stalls a 9'x18' curbed island is required.
g. Collector/ Arterial Rights of Way shall receive one (1) tree and six (6) shrubs and ground cover
plants equal to 20% of the required number of trees and shrubs. This number is also required for
every 300 square feet of Right of Way.
h. Perimeter walls shall be a maximum of 6' in height and be stepped back a minimum of 32"
every 36' feet.
i. Landscape lighting should be low level and recessed to shield the source of the light. Shrubs
must be used to conceal landscape lighting features.
.E
11. Recreation and Open Space Standards
The sidewalks, trails, parks and open space system proposed for Uptown at Marana play an important role
in achieving the goals and objectives of the project. At this time, the location and delineation of trails, parks
and open space are shown conceptually as their ultimate locations will be determined based on several
factors including the location of drainage facilities. Retention areas will, to the extent possible, be usable
and accessible. The open space system is linear in nature and represents an opportunity for project -wide
connectivity. See Exhibit III.K Open Space Concept Plan. The trail system will be integrated with the
sidewalks and may be in addition to or in lieu of, dependent on final design. In addition, the trails system
will provide an opportunity to link downtown Marana and Uptown at Marana
The Community Open Space identified on the Concept Plan will include active and passive recreation
opportunities, including ramadas, playground equipment, gardens, open flat lawn areas for informal, orga-
nized games (soccer, softball, etc), play courts and path system linking the open space to the community
trail system. Integrated throughout the community will also be a series of small pocket parcels which vary
in size from neighborhood to neighborhood. The exact size, location and configuration of all open space
amenities shall be determined at plat and site plan approval.
The compact nature of the residential portions of Uptown at Marana lends itself to a walkable community
that emphasizes recreational opportunities. The community trail system and the parkway trail connections
will allow all residents to easily and conveniently move about the entire community without having to utilize
the automobile. It is intended that pedestrian users will circulate through the community via Community
Trails and Parkway Trails. These pathways are for pedestrian use only and are not intended for bicycle
use. Bicycles will be provided for along the interior collector system. Multi -modal trails will be excluded
from Uptown at Marana's trail program as they detract from the compact nature of this urban setting and
increase pedestrian/cyclist conflict.
The Community Trail will link the open space areas and will circulate through the residential sections of the
project. These trails will be owned and maintained by the Uptown at Marana Homeowners' Association and
shall be designed in accordance with the following standards:
a. Communitv Trail Standards
i 4 to 6 feet wide
ii Materials shall be decomposed granite or concrete
iii Where possible, trail shall be meandering with
curves, bends and turns
iv Adjacent to open space conditions: trail to have
berms and undulating finished grade (within ADA '4Z
limits)
v Adjacent to street conditions: trail to have a mini- 4'-s' Tail
mum of three-foot separation from roadway or alley- \ ConcrTorDG
way curb except adjacent to on street parking.
vi Trail system shall be set a minimum of five feet
from any building structure.
vii Trail system should meet pocket parks or com-
munity parks with a continuous trailway link for easy 5' min. 4'-6' 5' min
access.
viii Tree and shrub planting should be designed with the trail in mind to provide shade, visual
buffer and appropriate accents.
ix Low, down -lit accent landscape lights shall be provided for visual reference.
x Crossings shall be clearly marked with signage and on the ground plane.
91
The Parkway Trails will facilitate movement of pedestrians throughout the residential and commercial
portions of the project. These trails shall be designed in accordance with the following standards:
b. Parkway Trail/Sidewalk Standards
i 6' Minimum width
ii Material to be concrete
iii Adjacent to open space conditions: trail to have berms and undulating finished grade (within
ADA limits)
iv Adjacent to street conditions: trail to have a minimum of three foot separation in residential ar-
eas and five foot separation in commercial areas from roadway or alleyway curb, except where it
meets a commercial street front that may have an expanded sidewalk condition or adjacent to on
street parking.
v Trail system to be set a minimum of 10 feet from any PUE
commercial building structure along collector roads. Row
vi Tree and shrub planting should be designed with the trail °' T concrete
g� �� Trail/Sidewalk
in mind to provide shade, visual buffer and appropriate ac- curb
cents. -
vii Street lighting, with cut-off fixtures should be incorpo-
rated to provide appropriate light levels.
viii Crossings shall be clearly marked with signage and on 10' PUE s 6 Min.
the ground plane.15Setback
The Park Standards will facilitate the development of
active open space areas throughout the residential portions of the project. These parks will be
designed in accordance with the following standards:
c. Park Standards
i 100 square feet of park area for each apartment or con-
dominium
PUE
ii 140 square feet of park area for each attached single-
Row
family unit (townhouse, roughhouse, etc.)
rS1 ,
M alndering
iii Required park areas from above shall be incorporated
5 ''
dente
Sidewalk
into pocket parks at the stated ratio: one pocket park per
Landscape
100 L -MDR and 150 M -HDR units
separation
iv All landscaping areas to be irrigated
curb
v Amenities required for a pocket park must include at
least one trash receptacle and at least two of the following:
• Ramadas
10' PUE 6' Min.
5' min
• Playground with formal equipment
Park Amenity Feature
• Gardens 1 Tree and 6 Shrubs per 300SF
Turf
• Open flat lawn areas for informal organized games Local Street
(soccer, softball, etc.)
• Play courts
U) - T
N
• Trail system Q
• Picnic Tables
• Benches
Alley
92
12. Entry Monumentation Standard
Uptown at Marana will contain a series of entry features that will introduce the development in a manner
consistent with the overall themeing and character of the project. Uptown at Marana Tenant Sign Pack-
ages will be submitted at site plan approval for each of the commercial developments.
a. Monument Identification Sians
Sign(s) will be provided to establish direction and context to Downtown Marana. Sign(s) will be
located along Marana Road directing visitors south along Tangerine Farms Road to Downtown
Marana.
i. Materials: stone, rusted steel, iron, wood, landscape, etc.
ii. Quantities will vary based on Town/Developer agreement.
iii. Locations: near major intersection (on each side of an entrance) that access the devel-
opment
iv. Size: Exact size may vary; maximum square footage per sign area shall be 25 sf.
b. Monument Identification Sians
These signs will be located at all major access and entrance points into Uptown at Marana. The
signs themselves shall be integrated with adjoining landscape features and elements to help cre-
ate a significant gateway into the development. While it is not anticipated that every monument
Identification sign will be exactly the same, the palette of materials and design features shall be
similar in order to create a cohesive overall character of entry into the development. These signs
will incorporate the following features:
i. Materials: stone, rusted steel, iron, wood, landscape, etc.
ii. Quantities: will vary based on the sequence of development and the total number of
entrances into the development. Where appropriate, two-sided signs may be utilized.
iii. Locations: near major intersection (on each side of an entrance) that access the devel-
opment
iv. Size: Exact sizes may vary- the main sign element shall not exceed 100 square feet
and can be oriented in either a vertical or horizontal format.
c. Primary Information Sians
These signs are intended to compliment the Monument Identification Signs and are typically to be
located along major roads. These signs shall be located close to an intersection to provide ad-
ditional wayfinding information to users. Such information provided may include the identification
and direction of villages, neighborhoods and other special components of the overall develop-
ment (such as community centers) etc. These signs will incorporate the following features:
i. Materials: stone, rusted steel, iron, wood, landscape, etc.
ii. Quantities: will vary based on the sequence of development and the total number of
special components. Where appropriate, two-sided signs shall be utilized for efficiency.
iii. Locations: along major roads within the development
iv. Size: Exact sizes may vary- the sign element shall not exceed 75 square feet and can
be oriented in either and vertical or horizontal format.
93
d. Neiahborhood Entry Sians
These signs are intended to identify the major entrance points to a neighborhood. The signs are
anticipated to be located at the entrance area(s) of a neighborhood street and may be located in
a center median or on each side of the entry. These neighborhood signs shall be in keeping with
the overall branding of Uptown at Marana and shall be carefully integrated into the overall adja-
cent streetscape design including landscape and wall treatments. If entry gates are including in
the design of a neighborhood, the Neighborhood Entry Sign shall be totally integrated with such
features. These signs will include the following features.
i. Materials: stone, rusted steel, iron, wood, landscape, etc.
ii. Quantities: no more than three Neighborhood Entry Signs per neighborhood develop-
ment (assumes one per roadway access- if a neighborhood has more than three point of
access, street signage shall be the allowed location indicator.
iii. Locations: at front entrance of neighborhoods, at intersection of neighborhood street
and collector street. If a median sign is proposed, it shall be two-sided (counted only as
one sign).
iv. Size: Exact sizes may vary- the sign element shall not exceed 45 square feet (per face
if two-sided and per street edge if sign is on each side of curb) and can be oriented in either
a vertical or horizontal format.
PEI
13. Sianaae
The implementation of signage, both temporary and permanent, will be an important component of the
overall built environment. The intent for signage throughout the residential area is to incorporate a cohe-
sive signage and wayfinding plan that compliments the overall visual environment, rather than add clutter
to the overall neighborhood character. For Uptown at Marana, a detailed Signage and Wayfinding sys-
tem will be prepared that is functional and attractive. The extent of signage that will be incorporated will
include the following:
a. Permanent Sians
These signs are intended to provide wayfinding and directional information throughout the resi-
dential development and shall be maintained throughout the construction stages of the project
and will remain once the development phases are complete. Because these signs are intended
to have a significant life cycle, it is critical that the design, construction and installation are done in
a manner that compliments the overall visual character of Uptown at Marana. Any and all signs
throughout the development shall be carefully located so as not to impact view sheds for drivers
and pedestrians. Lighting for all Permanent Signs shall be by a ground mounted light source. No
neon lighting or colored lighting shall be allowed within residential developments.
b. Specialty Sians
There will be cases where additional specialty signage can be incorporated throughout the de-
velopment in order to help improve the environment. Such examples of specialty signage may
include: path and sidewalk markers, historical/ cultural marker/ interpretive elements, park iden-
tification, etc. These signs are meant to be subtle in nature reducing visual distractions, while
enhancing the overall experience of Uptown at Marana. These signs will include the following
features:
• Materials: stone, rusted steel, iron, wood, landscape, etc.
• Quantities: will vary depending on conditions, features and elements
• Locations: will vary depending on conditions, features and elements.
• Size: The sign is intended for the pedestrian environment and therefore shall be relatively
small in size. The sign marker shall be no more than 5 square feet.
c. Community and Neighborhood Street Name Signs
Community Street Signs are larger signs that shall be located along all major spine roads and
the Neighborhood Street Signs are smaller and shall be located along all neighborhoods street
scenes. These signs will include the following features:
• Materials: rusted steel post, black iron base and top plate, metal sign plate(s) with reflec-
tive lettering, with Uptown at Marana logo incorporated.
• Quantities: will vary depending on conditions, features and elements
• Locations: will vary depending on conditions, features and elements.
• Size: 8' post and 10' post/ 3.5' sign plate and 5' sign plate
95
d. Traffic Control Sianaae and Systems
All traffic control signs (including street -name signs) and posts shall conform to the Manual on
Uniform Traffic Control Devices and Town Standards, except as approved by the Town of Marana.
Other opportunities to incorporate the brand while maintaining the integrity and municipal require-
ments are always encouraged.
e. Temporary Sians
Temporary signs shall be allowed for the following special conditions related to home building,
home sales, etc:
• Development sign
• Developer, contractor and/or subcontractor identifier sign
• Warning and instructional sign
• Construction sign
• Signs approved by the Town of Marana Planning Director
f. Off -Site Directional Signs
As part of the development of the project, the Developer may request, coordinate and secure off
site signage to promote the new project. The following features may be incorporated:
• Materials: stone, iron, rusted steel and wood
• Quantities: will vary depending on conditions, features and elements
• Locations: to be determined
• Size: Exact size may vary; maximum square footage per sign area shall be 100 sf.
a. Neiahborhood Builder Wayfindina Sians
Signs identifying the range of builders on the project, visitor center information and general promo-
tion of the development. The following features may be incorporated:
• Materials: stone, iron, rusted steel, wood and vegetation
• Quantities: will vary depending on conditions, features and elements
• Locations: Along arterial and collector roads
• Size: Exact size may vary; maximum square footage per sign area shall be 100 sf.
•R
h. New Neiahborhood Landmark Sian
As part of the development of a new neighborhood area, New Neighborhood Landmark Signs shall be
allowed in order to assist the Builder with the promotion of new home sales. The intent of these signs
is to compliment the Neighborhood Builder Wayfinding signs that will be located along the vehicular
circulation routes throughout the development. Although the signs shall be temporary, the construc-
tion, installation and adjacent landscape treatment shall take on a "permanent" look and feel so as not
to take away from the overall environment. The following features may be incorporated:
• Materials: stone, iron, rusted steel, wood and vegetation
• Quantities: Up to two signs per neighborhood
• Locations: Location shall be at or near the neighborhood entrances (this will allow visitors
to easily transition from the Neighborhood Builder Wayfinding system to the exact location
of the new development)
• Size: Exact size may vary; maximum square footage per sign area shall be 25 sf.
L Model Homes Sales Sian
As part of the Builder signage program within a new neighborhood, a Model Homes Sales Sign may
be located either adjacent to or directly on the "sales office". The intent of these signs is that they
compliment the hierarchy of signage that a potential buyer has already seen in order to arrive at this
location (i.e. Off -Site Signs, Entry Monument Signs, Neighborhood Builder Wayfinding Signs, New
Subdivision Landmark Signs). The following features may be incorporated:
• Materials: stone, iron, rusted steel, wood and vegetation
• Quantities: one sign per model home complex/ sales office (in the case of a neighbor-
hood that has more than one model home complex, additional model homes signs shall be
allowed).
• Locations: Directly adjacent to or directly on a sales office/ model home complex
• Size: Exact size may vary; maximum square footage per sign area shall be 25sf.
i. Identification Flaa Sians
During the course of sales for a new neighborhood, Identification Flags will be allowed adjacent to
a sales office and or model home complex. These flags are intended to compliment the extent of
planned signage and shall not "overwhelm" the visual environment. Flags and banners will be permit-
ted in a permanent condition within Street Section "B". No flagpoles shall be allowed in public right of
way. Because of the natural windy conditions of the site, any damaged, tattered or ripped flags must
be replaced immediately. The following features may be incorporated:
• Materials: steel post and nylon flag
• Quantities: Up to five flags.
• Locations: All directly adjacent to the sales center/ model home complex
• Size: Flag to be no more than 6 square feet and mounted no more than 15 feet high ex-
cept in the case of permanent flags, in which case flagpoles and banners shall be no more
than 30 feet high with a maximum area of 10 sf.
97
k. For Sale Sians
No signage detached from a house shall be permitted, except for a single permitted standard "for sale" sign
with a wood post and hanging metal plate sign. These signs shall be removed within 10 days of the sale of
the home.
I. Commercial Sianaae
Commercial signage shall be consistent with Uptown at Marana Materials and Themes and shall also
comply with the approved Planned Signage Program.
M
V. IMPLEMENTATION AND ADMINISTRATION
A. PURPOSE AND INTENT
The purpose of this section of the Specific Plan is to provide for administration and amendment proce-
dures. It is also important to clarify the roles of the reviewing entities, to establish a seamless review pro-
cess. As established in the Development Standards and Design Standards section, the DRC will be cre-
ated by the Master Developer to ensure that the architectural character and landscaping standards are
maintained throughout the project. A Uptown at Marana Property Owners' Association and Homeowners'
Association will be formed and will be responsible for all common area maintenance issues for areas not
dedicated to the Town of Marana. Additionally, the association will enforce the Master CC&Rs. Sub -as-
sociations may also be formed to enforce the CC&Rs specific to the different residential subdivisions.
Implementation of this development will be subject to the design and review process outlined in
Section V.D.
B. PROPOSED CHANGES TO ZONING ORDINANCES
The Development Regulations section of this Specific Plan addresses only those areas that differ from
the Town of Marana Land Development Code. If an issue, condition or situation arises that is not cov-
ered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development
Code that are applicable for the most similar issue, condition or situation shall be used by the Planning
Director to resolve the unclear issue, condition or situation.
C. PHASING PLAN
Phasing for Uptown at Marana shall be generally in accordance with Exhibit V.A.: Phasing Plan. This
will allow an adequate level of infrastructure to be built to accommodate the development of each phase.
Attention has also been placed on market considerations in order to stagger the introduction of home
products and uses to the market. It is anticipated, however, that construction will commence as follows:
Phase 1 - 2008, Phase 2 - 2009, Phase 3 - 2010 and Phase 4 - 2011. Phasing may be combined or
commenced in a different order in response to market conditions.
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D. DEVELOPMENT REVIEW PROCEDURES
A Design Review Committee (DRC) will be formed by the Master Developer to review development pro-
posals within the Uptown at Marana Project. This review procedure will ensure that the high standards
defined in this document are maintained. These standards are conceptual in nature, providing flexibility
to the DRC to make changes in the overall interest of the Uptown at Marana project. All plats and devel-
opment proposals shall follow Town of Marana review and approval procedures
1. DRC Duties and Membership
The DRC will review and approve development plans for conformance with the Uptown at Marana Spe-
cific Plan before the development plans are approved by the Town or any construction begins. The
DRC will refine these standards, establish review procedures and administer the design review process
for Uptown at Marana. Specifically, the DRC will review design issues relating to site design, architec-
tural elevations, entry statements, screen and buffer design, landscape plans, utility design/construction
and sign design within the Uptown at Marana project to ensure compliance with this Specific Plan. It is
strongly encouraged that the DRC approval be obtained prior to development plan submittal to the Town.
The DRC committee shall consist of no fewer than seven members, and those members must include
the following participants: The Chairman or designated member of the Planning and Zoning Commission,
the Planning Director or authorized designee, and a member of the community at large. The other mem-
bers should include three Master Developer representatives and a landscape architect.
2. Desian Review Procedures
Establishment of review procedures will be based on the following standards and apply only to the Mas-
ter Developer and DRC and are independent of the Town's project review procedures:
a. Require a pre -design meeting with the builder, owner or architect to offer direction in preparing
preliminary plans.
b. Review of preliminary plan submittal to determine general conformance with these Design Stan-
dards.
c. Review fees, if any, may be established by the DRC.
d. Following preliminary approval, a review of the final submittal which should contain information
detailed enough to allow the DRC to determine compliance with these standards.
e. The DRC reserves the right to inspect all work in progress and give notice of non-compliance.
f. The right of final approval for all complete construction to assure consistency with these stan-
dards.
3. Preliminary Submittal
The preliminary plan submittal must include all of the following:
a. Development plan at appropriate scale showing the location of buildings, building envelope, the
relationship of all buildings or other major structures, driveway, loading and parking areas, and a
grading plan, including existing and proposed topography.
b. Roof plan and floor plans (at no less than 1/8" = 1'0").
c. Landscaping plans at the same scale as the Site Plan.
d. Exterior elevations (all) with both existing and proposed grade lines shown at the same scale.
e. Indication of all exterior materials and colors.
f. Any other drawings, materials or samples requested by the DRC.
g. To assist in evaluation of the preliminary plans, the DRC may request preliminary staking of the
locations of the corners of the buildings.
102
4. Final Submittal and Review
After preliminary approval is obtained from the DRC,
submitted for final approval. Final approval and perr
to any site or building construction:
the DRC may require the following documents to be
sitting from the Town of Marana will be required prior
a. Development plan showing the location of the building, building envelope, the relationship of all
buildings or other major structures, driveway, loading and parking areas, a grading plan, including
existing and proposed topography. An indication of where storage of materials and debris will be
confined will also be included.
b. Roof plans and floor plans (at no less than 1/8" = 1'0".)
c. Samples of all exterior materials and/or colors.
d. Exterior elevations.
e. Complete landscape plan, at the same scale as the development plan, showing: areas to be irri-
gated, proposed plants and sizes, driveway locations, drainage and retention, decorative features,
etc., if not shown elsewhere on architectural plans.
f. Engineering certification of foundations and the securing of a building permit is the responsibility
of the owner and/or builder. Construction documents (working drawings and specifications) are
to be in accordance with the final design and plans approved by the DRC. Clearing, grading or
construction should not commence until all of the above requirements are satisfied.
g. If a response from the DRC is not received within 45 days, the plans are automatically approved
on the 46th day following submittal.
Final approval and permitting from the Town of Marana will be required prior to any site or building
construction.
5. Subsequent Chances
Additional construction, landscaping or other improvements and/or any changes after completion of an
approved structure must be submitted to the DRC and the Town for approval prior to making such chang-
es and/or additions.
6. Re -submittal of Plans
In the event of any disapproval by the DRC of either a preliminary or a final submission, a re -submission
of the plans should follow the same procedure as the original submittal.
A development plan shall be required for all development within the Specific Plan area requiring a build-
ing permit.
7. Exemptions
The following is a list of activities which are exempt from the Development Plan Review process. This list
is not all-inclusive. The Planning Director may exempt other special activities not covered by this exam-
ple listing.
a. All interior changes, alterations, construction
b. Repainting with existing color
c. Reglazing, new mullions
d. Re -landscaping of existing structure
e. Re -roofing with similar roofing materials
Minor exterior repairs
g. Demolition Exterior mechanical (hearing, air conditions, water heater, etc
103
8. Procedures
Development Plans, which contain plans, drawings, illustrations, design, reports and other detailed infor-
mation as required herein, shall be submitted to the Town of Marana for review and comment. Applicants
are required to submit conceptual plans and attend a pre -application conference with Town staff prior to
development plan preparation and submittal. Comments from other departments and service agencies
shall be sought by the staff prior to preparing a recommendation on the finalized development plan.
Applicants shall conform to the Design Standards contained within the Specific Plan. This will assist the
applicant in achieving consistency with the Specific Plan and generally facilitate the review process.
Upon determination that the development plan complies with the provisions of the Specific Plan and the
review factors described in the Design Standards, the Town of Marana staff shall prepare a staff report
with recommendations which shall be submitted to the Planning Commission hearing for review. The
Planning Commission shall approve, conditionally approve, modify or deny the development plan.
9. Requirements for Development Plan
A development plan shall consist of plans, drawings, illustrations, and designs, and any other detailed
information as required by the Town of Marana to determine the compliance with the provisions of the
Specific Plan and the Town of Marana Land Development Code. The following list of plans and informa-
tion is required:
a. Assessor's parcel(s) numbers.
b. Area and dimensions of the property.
c. Vicinity map indicating project location.
d. North Arrow/Scale.
e. All applicable preliminary plat maps.
f. A physical description of the site, including boundaries, easements, existing topography, natural
features, existing buildings, structures and utilities.
g. Location, grade, widths and types of improvements proposed for all streets.
h. A development plan showing location of all structures, landscape and hardscape areas, parking
areas, walks, internal circulation, access, adjacent streets, sign type and placement and fence/
wall type and placement.
i. Building elevations.
j. Description of the extent to which design guidelines have been used in the plan and a statement
documenting Specific Plan consistency.
k. A tabulation of square footage, area devoted to parking, parking spaces, landscape coverage,
building coverage and heights.
I. Such application forms as provided by the Town of Marana.
10. Mandatory Findings for Approval of a Development Plan
The Planning Commission shall make the following findings prior to approval or conditional approval of
any development plan.
a. The proposed project is compatible with other projects within the Specific Plan area.
b. The plan will not have an adverse impact on the public health, safety, interest, convenience or
general welfare.
c. The development plan is compatible with the regulations and design guidelines of the Uptown at
Marana Specific Plan and the development plan conforms to the implementing ordinances.
104
E. DENSITY TRANSFER
Density transfers within the Uptown at Marana Specific Plan shall be governed by the Town's Land De-
velopment Code.
F. SUBDIVISION
The Town of Marana subdivision ordinance shall apply to all development within the Specific Plan area
required to obtain approval of subdivision plats where properties are to be separately financed, sold,
leased or otherwise conveyed. Conveyance of property will be allowed prior to subdivision platting, with
obligations clearly outlined for each property in development agreements. The subdivision process will
allow for the creation of lots as preliminary plat maps which allow for implementation of the phasing plan.
The review and approval of subdivision plats shall set forth the various conditions necessary to ensure
the improvement of streets, utilities, drainage features, and other service requirements specified by the
Town.
G. SPECIFIC PLAN REVISIONS AND AMENDMENTS
Revisions that are minor in nature or reasonable extensions other than those applied as a condition of
approval shall be submitted for review and approval administratively by the Planning Director, subject to
appeal to the Planning Commission and Town Council. Significant changes, additions or omissions shall
be submitted for review and approval by the Planning Commission and Town Council.
The following revisions to the Specific Plan are minor:
a. The addition of new information to the Specific Plan maps or text that does not change the ef-
fect of any regulations or standards.
b. Changes to the community infrastructure, such as roads, drainage, water, and sewer systems
which do not have the effect of increasing the development capacity in the Specific Plan area, nor
change the concepts of the Plan.
c. Changes to the development plan boundaries due to platting. Minor adjustments to develop-
ment plan areas, drainage areas and other technical refinements to the Specific Plan due to ad-
justments in the final road alignments.
d. The determination that a use be allowed which is not specifically listed as permitted but which
may be determined to be similar in nature to those uses explicitly listed as permitted.
H. SPECIFIC PLAN REPORT
The owner or agent for the adopted Specific Plan shall annually, within thirty (30) days of the anniversary
of the Specific Plan approval, submit a written report to the Town of Marana in accordance with require-
ments of the Town of Marana Land Development Code.
I. FEES
Fees will be assessed as indicated by the Town of Marana adopted fee schedule current to the time of
application.
105
106
APPENDIX.
LEGAL DESCRIPTION
The following is a total parcel description for the Uptown at Marana property:
THAT PORTION OF THE NORTH HALF OF SECTION 21, TOWNSHIP 11 SOUTH, RANGE 11
EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA, DE-
SCRIBED AS FOLLOWS.-
COMMENCING
OLLOWS.COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 21, BEING A BRASS
CAP IN HAND HOLE; THENCE NORTH 00° 30'58" WEST, ALONG THE WEST LINE OF SAID
SECTION 21, TOWARD THE NORTHWEST CORNER OF SAID SECTION 21, BEING A HALF
INCH REBAR, A DISTANCE OF 30.00 FEET," THENCE NORTH 390 21'04" EAST, PARALLEL
WITH AND 30.00 FEET NORTH OF THE EAST -WEST MID-SECTION OF SAID SECTION 21, A
DISTANCE OF 30.00 FEET TO THE POINT OF BEGINNING,-
THENCE
EGINNING,THENCE NORTH 000 30'53" WEST, ALONG THE EAST RIGHT-OF-WAY LINE OF SANDERS
ROAD AS SET FORTH IN DOCKET 368, PAGE 7, RECORDS OF PIMA COUNTY, ARIZONA,
BEING PARALLEL WITH AND 30.00 FEET EAST OF SAID WEST LINE OF SECTION 21, A DIS-
TANCE OF 2606.23 FEET TO THE NORTH LINE OF SAID SECTION 21, THENCE NORTH 390
19'33" EAST, ALONG SAID NORTH LINE OF SECTION 21, A DISTANCE OF 2612.43 FEET TO
THE NORTH QUARTER CORNER OF SAID SECTION 21, THENCE NORTH 890 22'51" EAST,
ALONG SAID NORTH LINE OF SECTION 21, A DISTANCE OF 165.02 FEET TO A POINT ON
THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF INTERSTATE 10 (ALSO KNOWN AS THE
CASA GRANDE TUCSON HIGHWAY), AS CONVEYED TO THE STATE OFARIZONA BY DEED
RECORDED IN DOCKET 1934, PAGE 496, RECORDS OF PIMA COUNTY, ARIZONA AND
AS SHOWN ON THOSE CERTAIN A.D. O.T. PLANS DATED SEPTEMBER, 6, 1960, PROJECT
NO. 1-10-4 (26) 231, THENCE SOUTH 500 29'00" EAST, ALONG SAID RIGHT-OF-WAY LINE,
759.92 FEET," THENCE SOUTH 460 57'59" EAST, ALONG SAID RIGHT-OF-WAY LINE, 299.73
FEET," THENCE SOUTH 000 25'40" EAST, PARALLEL WITH AND 1680.00 FEET WEST OF THE
EAST LINE OF SAID SECTION 21, A DISTANCE OF 1910.15 FEET," THENCE SOUTH 890 21'
04" WEST, ALONG THE NORTH RIGHT-OF-WAY LINE OF MARANA ROAD AS SET FORTH BY
PIMA COUNTY ESTABLISHMENT NO. 114, BEING PARALLEL WITH AND 30.00 FEET NORTH
OF SAID EAST -WEST MIDSECTION LINE OF SECTION 21, A DISTANCE OF 3573.59 FEET TO
THE POINT OF BEGINNING.
(THE PARCEL DESCRIBED ABOVE CONTAINS 207.75 ACRES, MORE OR LESS)
107
THE STATE OF ARIZONA
GAME AND FISH DEPARTMENT
t` 2221 WEST GREENWAY ROAD, PHOENIX, AZ 85023-4399
(602) 942-3000 AZGFD.GOV
December 28, 2005
Ms. Olivia M. Munzer
SWCA
2120 N. Central Ave.
Suite 130
Phoenix, AZ 85004
GOVERNOR
JANET NAPOLITANO
COMMISSIONERS
G ST/d
CHAIRMAN, W. HAYS GILSTRAP, PHOENIX
F
yl+
JOE MELTON. YUMA
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MICHAEL M. GOLIGHTLY, FLAGSTAFF
c� _
WILLIAM H. MCLEAN, GOLD CANYON
Hd
BOB HERNBRODE, TUCSON
ti
DIRECTOR.
�aO
DUANE L. SHROUFE
4 /912
DEPUTY DIRECTOR
STEVE K. FERRELL
Re: Special Status Species Information for Township 11 South, Range 11 East, Section 219
Proposed Residential Development.
Dear Ms. Munzer:
The Arizona Game and Fish Department (Department) has reviewed your request, dated
December 19, 2005, regarding special status species information associated with the above -
referenced project area. The Department's Heritage Data Management System (HDMS) has
been accessed and current records show that the special status species listed on the attachment
have been documented as occurring in the project vicinity (3 -mile buffer). In addition, this
project occurs in the vicinity of Proposed Critical Habitat for cactus ferruginous pygmy -owl
(Glaucidium brasilianum cactorum).
The Department's HDMS data are not intended to include potential distribution of special status
species. Arizona is large and diverse with plants, animals, and environmental conditions that are
ever changing. Consequently, many areas may contain species that biologists do not know about
or species previously noted in a particular area may no longer occur there. Not all of Arizona
has been surveyed for special status species, and surveys that have been conducted have varied
greatly in scope and intensity.
Making available this information does not substitute for the Department's review of project
proposals, and should not decrease our opportunities to review and evaluate new project
proposals and sites. The Department is also concerned about other resource values, such as other
wildlife, including game species, and wildlife -related recreation. The Department would
appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats
associated with project activities occurring in the subject area, when specific details become
available. 0
AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY
108
Ms. Olivia M. MLuizer
December 28, 2005
2
If you have any questions regarding this letter, please contact me at (602) 789-3606. General
status information, county and watershed distribution lists and abstracts for some special status
species are also available on our web site at http://www.azg_fd.gov/hdms.
Sincerely,
Ginger L. Ri err
Project Evaluation Program Specialist
SSS:glr
Attachment
cc: Rebecca Davidson, Project Evaluation Program Supervisor
Joan Scott, Habitat Program Manager, Region V
AGFD # 12-20-05(06)
109
09/22/2005 15:20 5206212096
Arizona Slate Museum
F.O, Box 210026
Tucson, AZ 65721-0026
(520) 621.-6302
PAX: (520) 621-2976
September 22, 2005
Ms, Linda Strader
Landscape Architect
Arcadis, Inc.
3777 East Broadway Boulevard_
Tucson, Arizona 85716
'NE UNNERS" OF
AiuzoNA,
TUCSON ARIZONA
Re: Archaeological records check for parcels #217-25-005O..-0060, and -0070, located in the NW 1A and a
portion of the W '/s NF„ of Sec 21, TI I S R1.11; G&SRBL&M, in Marana.
Dear Ms. Strader:
On, September 22, 2005, the Arizona State Museum. (ASM) received a request for an
archaeological records check for the above -referenced property, T have consulted our
records with the following results. The property was surveyed for archaeological and
historical resources by Old Pueblo Archaeology Center (OPAC) before being sold by the
University of Arizona/Arizona Board of Regents. i have reviewed the report entitled
Cultural Resources Survey gf205.83 Acres of the University ofA. rizona Marana Farm
Property at Sanders Road and Trico-Marana Road, .Marana, Arizona," (OPAC Letter
Report No. 20042005.008, March 21, 2005). Several Isolated Occurrences (IOs) of
prehistoric and historic artifacts were recorded, but none meeting ASM. 's criteria for an
archaeological site. Dr_ Dart recommended that no further archaeological work was
necessary before the property was sold. As I have been. told that the property has been. sold,
I am assuming that the Arizona State Historic Preservation. Office (SNPO) concurred with
Dr. Dart's recommendations. ASM therefore concurs that no further archaeological work is
necessary for this property. Tf, however, any human remains or funerary items are discovered
during construction, or at any time, all work must stop in. the area of the remains and Mr. John
Madsen, Repatriation Coordinator, must be contacted immediately at (520) 621-4795, pursuant
to A.R.S. §41.-865.
Tf you have questions or need further assistance please contact me.
Sincerely,
Su Ben.aron
Assistant Permits Administrator
Phone/fax 520-621.-2096
sbenaron@,em ail. arizon a. edu
%
nklit
110
PAGE 02
MARAN7k
TOWN OF MARANA
WATER DEPARTMENT
August 22, 2006
Ms. Linda Strader RLA
Arcadis G&M Inc.
3777 E Broadway
Tucson, Az. 85716
Re: Riverbend
Dear Ms. Strader:
WATER SUPPLY
The Town of Marana has been designated by the State of Arizona, Department of Water Resources, as having an
assured water supply. This does not mean that water service is currently available to the proposed development.
The development lies within the boundary of the Town of Marana water service area. Therefore, water supply is
assured.
WATER SERVICE
The approval of water meter applications is subject to the availability of water service at the time an application is
made. The developer shall be required to submit a water service agreement identifying water use, fire flow
requirements and all major on-site and off-site water facilities.
The developer at his own expense shall construct a water distribution system to serve the development and transfer
title of the system to the Town of Marana, in consideration the Town of Marana shall operate, maintain and service
the system.
The comments made herein are valid for a period of one year only. If you have any questions, please call our office
at 382-2570.
Sincerely,
_ a
C. Brad Despain
Utilities Director
5100 W. Ina Rd Tucson, Arizona 85743-9746 ■ Phone: (520) 382-2570 ■ Fax: (520) 382-2590
111
February 8, 2007
ENVIRONMENTAL
Marana 205 Holdings, LLC
Owners, c/o Cindy Paddock
6720 N. Scottsdale Rd., Ste. 250
Scottsdale, AZ 85253
associated consulting technologies
Re: Letter of Findings, Update to Phase I ESA, Former Marana Agricultural Center, Marana, Arizona
AEI # 2719
Dear Sirs:
ACT Environmental Incorporated (AEI) completed an inspection of the above -referenced site on February 8,
2007 and has reviewed the findings presented in our Phase I report dated February 4, 2005.
No new environmental conditions were observed. The only noticed changes to the property include: 1) land
usage has changed (i.e. crops are no longer being grown) and 2) containers containing pesticides and petroleum
products have been removed from the fenced compound. Neither of these changes would negatively impact the
findings of the report. ,
It is AEI's opinion that "Phase I Environmental Site Assessment, Marana Agricultural Center, Alarana, Arizona"
dated February 4, 2005, accurately represents the current environmental condition of the site, with the exception
of the two changes noted above.
Thank you for the opportunity to be of service to Marana 205 Holdings on this project. if you have any questions
or comments regarding this correspondence, please feel free to contact me at 520-791-9029 or 520-609-1999.
Sincerel ,
Kevin S. Martin, PE
7592 N. La Cholla Blvd. a Tucson, Arizona 85741 a www.actenv.com o (520) 791-9029 fax (520) 791-9062
112
PROM : FAX N0. Sep. 20 2007 09:41AM P2
Lim
lVL:A VEER'
L.G.Q.,
July 11, 2007
Marana Development Services Center
11555 W. Civic Center Drive
Marana, AZ $5653
Attn: Mr. Fernando Prol
Traffic Engineering Manager
RE: Uptown at Marana — Design Exception Report
Case: ENG — 0707-005
Dear Mr. Prot
550 W. Linda Vi b Blvd.
Oro Valley, AZ 85704
Ph- (520)'982-9256
i=ax,, (520) 797-31 53
dmaengineering@corncast.net
1n keeping with Chapter 13 of the Town's "Subdivision Street Standards Manual" (Manual,
March 2004), 1 have prepared this Design Exception Report (DER) for consideration. This DER
specifically refers to proposed street cross-sections identified as Exhibit 111.1 within the
referenced "Uptown at Marana" Specific Plan and attached hereto.
1. In that multi -lane streets are not provided for within the Manual, the proposed street
cross-sections are intended to augment Appendix A of the Manual. The capacity of
Details 3 and 4 is deemed inadequate to convey predicted traffic volumes within Uptown
at Marana. Additionally, Details 3 and 4 do not provide for bicycle facilities and/or
physical separation between opposing through traffic.
Specifically, Exhibit 1111 — Street Cross -Section A is intended to replace Detail 3 of the
Manual while Street Cross -Sections 81 and B2 are intended to replace Detail 4.
2. The principal reference cited is 'Context Sensitive Solutions in Designing Urban
thoroughfares for Walkable Communities" (ITE). The following was excerpted from the
Uptown Speck Plan:
'This circulation system is designed to promote the project's pedestrian friendly
environment_ The principals and elements in ITE's Context Sensitive Solutions manual
were used in the design of the circulation system of this project. Street cross sections
are kept to a minimum width allowing ease and safety of pedestrian crossing at
designated locations_ Sidewalks are provided on both sides of each roadway, except
Alleyways in order to facilitate continuity of the pedestrian experience."
Details 3 and 4 provide minimal sidewalk width while Uptown proposes to increase
sidewalk widths by up to 50 -percent. Furthermore, wide travel lanes (18 -ft and 17 -ft for
Details 3 and 4, respectively) are discouraged in walkable communities and may
Civil Engineering • Public Works • Traffio • Water Resources !
113
FROM
FAX NO. Sep. 20 2007 09:42AM P3
encourage higher travel speeds ("Traffic Calming" by Cynthia L. Hoyle, American
Planning Association, Planning Advisory Service Report Number 456).
3. It is our understanding that Northwest Fire has reviewed and approved the referenced
Speak Plan, which includes the proposed cross-sections. An additional approval letter
is being sought.
4. It is not proposed at this time to modify utility locations as indicated in the Manual.
Please feel free to call me at 982-9256 should you have questions or Comments, or if additional
supporting information is required.
Respectfully Submitted,
•� rte �
David M. Atler, P.E.
Princlpal
Civil Engineering w Public Worms. Traffic • Water Resources 2
114
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