HomeMy WebLinkAboutTangerine Hills Specific Plan• •
an erine 1 s
Development Capability Report
and
Specific Plan
The Town of Marana
Prepared by The WLB Group, Inc.
Prepaxed for:
Sharpe and Associates
Adopted January 16 1990, Ordinance 90.01
Amended:
December 21, 1993, Ordinance 93.16
May 26, 1999, Ordinance 99.20
August 15, 2000. Ordinance 2000.15
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WHEREAS the Planning Commission of the Town of Marana,
Arizona, after a public hearing, has transmitted its
recommendation relating to the Specific Plan as submitted for
Tangerine Hills for lands within the corporate limits of the Town
of Marana; and
WHEREAS the Marana Town Council has held a public
hearing w�th respect to the Specific Plan submitted for Tangerine
Hi12s; and
WHEREAS the Marana Council desires to maintain its
proper role in shaping the future development within its ex�sting
boundaries; and
W�iEREAS the Marana Town Council has deternined thai the
Specific Plan submitted for Tangerine Hills is desirable for the
continued develo�ment of the Tow of Marana; and
WHEREAS the reQUirements of A.R.S. Section 9-46Z.Q9
have been complied with.
NOW, THEREFORE, BE IT ORDAINED that the Town Council of
the Town of Marana, Arizona does hereby adopt and apnrave the
Tangerine Hills Specific Plan as more fully set forth in that
public record entitled "The Tangerine Hills Specific Plan" dated
December 1, 1989, which public record is hereby adopted by
reference and incorporated herein as if fully set forth herein.
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ORDINANCE NO. 90.01
,,_ AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MARANA,
� ARIZONA ADOPTING A SPECIFIC PLAN FOR TANGERINE FiILLS
IT IS FURTHBR ORD�INED that any violation of this
Ordinance and the failure to comply with the Specific Plan it
incorporates shall be deemed a Class 1 Misdemeanor, and that each
day that a violation continues shall be deemed a separate
offense .
PASSID AND ADOPTID by the Mayor and Council of the Town
of Marana, Arizona this 16t day of January � 19gp
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MAYO R
Date Signed: Jan. lo', I990
ATTEST:
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'TOWN CLERK
APPROVED AS TO FORM:
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ORDINANCE NO. 93.16 _
AN ORDINANCE OF THE TOWN OF bsARANA, ARIZONA, AN�NDING THE SPECIFIC
PLAN FOR TANGERINE HII..LS.
VJF�REAS, the Town Council of the Town of Marana did on 7anuary 16, 1990, adopt
Ord'uiancr No. 90.01 which Ordinanc� adopted a Specific Plan for Tangerine I�ills; and
V'�AS, the Planning Commission of the Town of Marana, Arizona has
r�ammended cemain amendments to the Specific Plan for Tangerine H'ilLs; and
W�I2E.AS, the Marana Town Council has held a public hearing with Tespect to the
amendments to the Specific Plan; and -- _
VJ:E�EREAS, the Town Council has determined that the Amendments to the Tangerine
�1l- Sp�ific Plan are desirable for the continued development of the Town of Marana;
NOW, THEREFORE BE TT ORDAINED by the Mayor and Council of the Town oi
Mazana, Arizona: -
T�3AT the Sp�inc Plan for Tangerine Hills be amended, as sp�ifically set forth in the
_ public record adopted pursuant to Resolution No. 93-45. __ _
PASSID AND ADOPTED by the Mayor and Council of the Town of Muana, Arizona,
this 21st day of D�mber, 1993.
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Daniel J. �iochuli
Town Attorney
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DOCKET: 11370
PAGE: 904
NO. OF PAGES: 3
SEQLIENCE: 20001660261
os/2s/2000
ORDIN 14:05
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AMOUNT PAID $ 8.00
MARANA ORDINANCE NO. 99.20
AN ORDII�TA..�TCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MA.RANA,
, ARIZOI�TA, AMENDING THE TAI�TGERINE HILLS SPECIFIC PLAN TO PRESERVE OPEN
SPACE AI�'D NATURAL DR.AINAGEWAYS, TO PROVIDE MA��7QvItJM DWELLING UI��ITS,
� ��TD TO PROVIDE USE OF TOWN-APPROVED ROADWAY CROSS-SECTIONS FOR
PORTIOI�'S LOCATED IN SECTION 1, TO��fiTSHIP 12 NORTH, R.ANGE 12 EAST.
� ��iEREAS, the Town Council did, on the 16th day of January, 1990, adopt Marana Town
Ordinance I��o. 90.01, which adopted the Tangerine Hills Specific Plan, and has amended the
Tangerine Hills Specific Plan from time to time; and
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' , F. ANN RODRIGUEZ, RECORDER
— RECORDED BY: DSC
_ ' DEPUTY RECORDER
1212 ROOF
sr��x
TOWN OF 2�iRA2SA
ATTN: TOWN CLERIC
13251 N ZON ADAMS RD
I�RANA AZ 85653
WHEREAS, Sharpe & Associates currently owns land within the Tan�erine Hills Specific
Plan and is developing those areas within the Tov�m of Marana, which are subject to the Tangerine
Hills Specific Plan; and .
WHEREAS, the applicant, Sharpe & Associates, has applied to the Town of Marana to
, preserve open space and natural draina�eways, to provide Residential development in areas
desi�ated "CommerciaUOffice," to provide Maaimum Dwelling Units, and to provide use of the
Town-appro��ed roadway cross-sections for portions located within Section 1, Township 12 I�TOrth,
' Ran�e 12 East, of the Tangerine Hills Specific Plan; and
� V�THEREAS, the area impacted consists of approximately 196 acres and is generally located
south of Tanaerine Road between the Dove Mountain Road ali�unent and Camino de Manana; and
' VVHEREAS, the Marana Plannin� Commission held a public hearin� on May 26,1999, and
t�oted to recommend that the Town Council approve the amendments to the Tanaerine Hills Specific
Plan �rith modifications as follows:
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A.
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The maximum building hei�ht within the Tangerine Hills Specific PIan is currently
34' and shall be changed to 2�' to comply with the Town's residential zones.
Clarify that natural materials shall be used u�henever reasonable v��ith respect to
treatment of draina�eways.
G Clarify that "subdivision" shall replace "lot" with respect to wastewater bein�
provided in adjacent property triggering mandatory abandorunent of septic s}�stems
and hook�up to v��astewater. �
D. Require that property within Tangerine Hills Specific Plan be subject to any future
- Development Plan Overlay Zones adopted in this area, specifically, to include the
future Tangerine Road Comdor Plan and Overlay District.
' Marar.a, Ari2ona Ordinance 99?0
Pa�e 1 of 3
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Restrict "Single Family Dwelling" types as permitted by Marana R-6 Zone (Single
Family Residential, Minimum Lot Size 6,000 square feet) to those constructed on
site.
Restrict use of "Utility Substations" in order to uphold the harmonious use of space
as permitted by the definition of "Open Space."
WHEREAS, the Town Council held a public hearing on July 20, 1999, to obtain input from
the Applicant, Town staff, and the public on the amendments to the Tangerine Hills Specific Plan
and believes that the adoption of the amendments to the Tangerine Hills Specific Plan, v��ith
modifications, is in the best interest of the Town of Marana.
NOW, THEREFORE BE IT ORDAII�TED by the Mayor and Council of the Town of Marana,
Arizona, as follov��s:
Section 1: The amendments to the Tangerine Hills Specific Plan are hereby adopted as follov��s:
1. That the clusterin� of lots be permitted so that the preservation of open space and natural
draina�e��ays provide an overall Maximum Dwelling Unit, at the current allo��able density
of � R4C, to ensure the overall density of the entire Tangerine Hills Specific Plan area and
does not eaceed the overall density provided in the Specific Plan.
2. That the use of the standard To�m-approved roadu�ay cross-sections, which are more
appropriate for 1-acre lots within the Tangerine Hills Specific Plan, be used as appro�red by
the Tou�n Enaineer.
3. The land use desi�ation of the �T��oehlck property, v,�ith a leaal descriprion of SE l�`4, NE
1/4, NVJl/4 of Section 1 Township 12S, Range 1?E, Pima County �,ssessor's Parcel
I�TUmbers 216-02-006A, 216-02-006B, be revised from Commercial to Residential.
Section 2: Thepro�-isions ofthis Ordinance, and the Tan�erineHills Specific Plan Amendments
oranted hereby, are continaent upon the follov��ing conditions:
The developer shall submit a complete re�-ised specific plan entitled `:4mended Tanaerine
Hills Specific Plan�' «rithin sixty (60) days of the adoption of this Ordinance, said document
to be the ori�inal Tangerine Hills Specific Plan with only those amendments set forth in this
Ordinance and other minor h�po�raphical corrections.
2. The Amended TanQerine Hills Specific Plan must contain a certification by the responsible
planner that no revisions have been made to the Specific Plan other than those set forth i�z
this Ordinance and other minor n�po�aphical corrections.
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Ma: Arizona Ordinante 99.20 Pa�e ? of 3
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, 3. The Town Manager must accept the Amended Tangerine Hills Specific Plan in ���riting
within thirty (30) days of submission. .
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�. Development of the Woehlck property, v��ith a legal description of the SE 1/4, NE 1/4,
I�TW 1!� of Section 1 Township 125, Ran�e 12E, may not occur at a density rate greater than
one residence per parcel, based on the current parcel size of approximately four (4) acre
parcels, and must comply with the Marana Master Parks and Open Space Plan.
' �. Plans for water and sewer service throughout the Tangerine Hills development must appear
b�fore the Council for final approval.
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Section 3: All ordinances, resolutions, or motions. and parts of ordinances, resolutions, or
motions of the council in Conflict «�ith the pro��isions of this Ordinance are hereby repealed,
eifective as of the effective date of this Ordinance.
S ection 4: If any section, subsection, sentence, clause, phrase orportion ofthis Ordinance or any
part of the code adopted herein by this reference is for any reason held to be invalid or
� by the decision of any court of competent jurisdiction, such decision shall not a.�rfect
tne validity of the remaining portions thereof.
PASSED AI�TD ADOPTED by the Mayor and Council of the Tov�m of Marana, Arizon�. this
20th day of July, 1999.
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ATTEST:
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1 own Clerk
^�'PROVED AS TO FOR��:
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D'aniel J. Hochuli, �.. q.
t �s To���n Attomey
and not personally
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Aha.z^.z, .4rizona Ordinance 99?0
Pa�e 3 of 3
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• �',F. ANN RODRIGUEZ, RECORDER
� RECORDED BY: RYG
DEPUTY RECORDER
9639 ROOA
_ SI�RA
TOWN OF MARANA
13251 N LON ADAMS
2�RANA AZ 85653
/,p DOCKET: 11399
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�o � � NO. OF PAGES: 4
�, SEQUENCE: 20001950375
� 10/06/2000
� o� ORDIN 15:48
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AMOUNT PAID
I1'l4RANA ORDTNANCE NO Zoao.is
$ s.00
' :A.N ORDII�TANCE OF THE MAYOR AND COUNCII. OF THE TOWN OF MAR4.�?A,
ARIZONA, A.MENDII��G THE TANGERINE HII,LS SPECIFIC PLAN TO DELETE
THEREFROM APPROXIMATELY 83 ACRES OF PROPERTY AND REZONING THAT
� PROPERTY FROM "0" (OFFICE - PURSUANT TO THE TANGERINE HII.,LS SPECIFIC
. PLAI� TO R-144 (SINGLE FAMII.Y RESIDENTLAL ,1�9TdIMUM LOT SIZE 144,000 SQ. FT}.
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WHEREAS, the Town Council did, on the 16�' day of January, 1990, adopt Marana Town
Ordinance No. 90.01, which adopted the Tangerine Hills Specific Plan, and has amended the
Tangerine Hills Specific Plan from time to time; and
VJHEREAS, Gerald and Jay ViTOehlck own appro�imately 8.3 acres of property (tax parcel
numbers 216-02-006A and 216-02-006B, within a portion of the north one-half of section 1,
township 12 south, range 12 east (hereinafter the "Propert}��, more particularly described in Exhibits
A and B attached hereto and incorporated herein, subj ect to the Tangerine Hills Specific Plan; and
VVI�REAS, Gerald and Jay Woehlck have applied to the Town to remove the Property n
the Specific Plan and have it rezoned R-144 so they can construct thereon two single fam.ily
dwellings; and
V��REAS, the Marana Planning Commission held a public hearing on June 28, 2000, and
' voted 7-0 to recommend that the Town Council approve the Specific PIan amendment and re-zone
the Properiy to R-144; and
' V��iEREAS, the Toun Council held a public hearing on August 15, 2000, to obtain input
from the Applicant, ToR�n staff, and the public on the amendment to the Tangerine Hills Specific
' Plan and the rezoning of the Properiy, and finds that �anting them is in the best interest of the Town
of Marana and its residents.
' NO��iT, THEREFORE, BE TT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follov��s:
' Section 1: The Tan�erine Hills Specific Plan is hereby amended by deleting the Properiy
therefrom, and the Property is hereby rezoned to R-144 (single family residential,
minimum lot size 144,000 sq. ft.).
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Section 2: All ordi.nances, resolutions, or morions and parts of ordi.nances, resolutions, or
motions of the council in conflict ��ith the provisions of this Ordinance are hereby
repealed, effective as of the effective date of this Ordi.nance.
Marana, Arizona Ord'm�ce 2000.15
Pa�e 1 of 2
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Section 3: 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 thereof.
PASSED AI�TD ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this
3r day of October, 2000.
ATTEST:.
�
ocelyn�,. Entz
Town Clerk
APPROVED AS TO FORM•
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Daniel J. Hochuli, Esq.
' As Town Attorney
and not personally
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Marana, Arizona Ordinance 2000.1 S
Page 2 of 2
EXHIBIT A
LEGAL DESCRIPTION
THE SOUTH HALF OF THE SOUTHEAST QUARTER OF LOT 3 OF SECTION 1,
TOWNSHIP 12 SOUTH OF RANGE 12 EAST, G. & S. R. B. & M., PIMA COUNTY,
ARIZONA. EXCEPT THEREFROM THE EAST 30 FEET, THE WEST 1� FEET AND TI�
SOUTH 30 FEET; DEDICATED FOR ROAD PURPOSES BY DEED RECORDED IN
DOCKET 180� AT PAGE 90.
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THE NORTH HALF OF TI-� SOUTHEAST QUARTER OF LOT 3 0F SECTION 1,
TOWNSHIP 12 SOUTH OF RANGE 12 EAST, G. & S. R. B. & M., PIMA COLTNTY,
ARIZONA. EXCEPTING AN EASENIENT FOR ROAD PURPOSES OVER, ACROSS A'��
UPON THE EAST 30 FEET, THE WEST 30 FEET, THE NORTH 30 FEET OF THE ABOVE
DESCRIBED PROPERTY.
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Ordinance 2000.1.5
E�.HIBIT B
LOCATION MAP
Ordinance ?D00.1 �
TABLE OF CONTENTS
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DEVELOPMENT CAPABILITY REPORT
I. INTRODUCTION .............................
E�ibit DG 1 Regional Context...
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1
2
II. EXISTING CONDITIONS ........................................................................................................3
A. Topography and Slope Analysis ..........................................................................................3
B. Hydrology and Water Resources ................................................... ...3
...................................
E�ibit DC-2 Slopes and Elevations ..............................................................................4
E�ibit DC-3 Off-site Watersheds .................................................................................5
E�ibit DC-4 Hydrology ................................................................................................7
E�ibit DC-5 Water Service Response Letter .................................................:.............8
C. Vegetation and Wildlife Habitat .........................................................................................9
TABLE 1 — Vegetation Densities �'
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TABLE 2— Perennial Plants Observed Onsite ............................................................14
TABLE 3— Reptiles and Amphibians .........................................................................16
TABLE — Mammals ........:.........................................................................................17
TABLE5 — Birds .........................................................................................................18
Exhibit DC — 6 Vegetation and Wildlife ......................................................................20
E�ibit DC — 7 Arizona Game and Fish Letter ............................................................21
D . Geology and Soils ..............................................................................................................22
E. Cultural and Archaeological Features ................................................................................22
Exhibit DC — 8 Archaeological Clearance Letter ........................................................23
F. Structures, Roads and Other Development .........................................................................24
G. Infrastructure and Public Services .......................................................................................25
E�ibit DC — 9 Land Use/Zoning ................................................................................26
E�iibit DC —10 Utilities .............................................................................................27
E�ibit DC —11 Sewer Capacity Letter ......................................................................28
E�iibit DC —12 Community Facilities ...................................................................:..30
H. Composite Characteristics .................................................................................................31
E�ibit DC —13 Composite Features �'
..........................................................................�
Exhibit DC —14 Legal Description of Tangerine Hills ...............................................33
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TABLE OF CONTENTS
TANGERINE HILLS SPECIFIC PLAN
I. INTRODUCTION .................................................................................................................. 1
A. Backaround ......................................................................................................................... 1
E�ibit SP-1 Regional Context .........................................:..................................................... 4
B. Definitions ...........................................................................................................................5
II. TANGERINE HILLS SPECIFIC PLAN DESCRIPTION ..................................................... 6
A. Compatibility with adjoining Land Uses ............................................................................ 6
B. Site Oppominities and Constraints ..................................................................................... 6
Exhibit SP-2 — Land Use Zoning ............................................................................................ 7
C . Land Use ............................................................................................................................. 8
E�ibit SP-3 Zonal Land Use Map ......................................................................................... 9
Exhibit SP-4 Amended Land Use Plan ................................................................................. 10
LandUse ........................................................................................................................... 11
D. Circulation .........................................................................................................................12
E�iibit SP-6 Circulation ....................................................................................................... 13
E�iibit SP-7 Major Features ................................................................................................. 14
E . Drainaae ............................................................................................................................ 15
F. Other Infrastructure ........................................................................................................... 16
G . Natural Resources ............................................................................................................. 17
H. Open Space ....................................................................................................................... 18
I. Signaae and Lighting ........................................................................................................ 18
J. Grading ............................................................................................................................. 18
K . Parking .............................................................................................................................. 18
L. Phasin� ..............................................................................................................................18
Exhibit SP-8 Planning Areas ................................................................................................ 20
III. DEVELOPIVIENT STANDARDS ........................................................................................ 21
A. Residential: Low to Medium Density 1-6 RAC .............................................................. 21
B. CommerciaUOffice ........................................................................................................... 22
C. Open Space .........-• ............................................................................................................ 24
E�ibit SP-9, Open Space/Landscape Features .................................................................... 25
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TABLE OF CONTENTS
Exhibit SP-10 Trails and Bikeways ...................................................................................... 26
D. Signs ..................................................................................................................................27
E. Lighting .............................................................................................................................28
F . Grading ............................................................................................................................. 28
G. Parking .............................................................................................................................. 29
IV. ROADWAY STANDARDS ........................
A . Intent ........................................................
B . Standards ..................................................
E�iibit SP-11 Cross Section Location.........
E�ibit SP-12 Street Sections ......................
C. Maintenance .............................................
D . Phasing .....................................................
.................................................................. 34
.................................................................. 34
.................................................................. 35
.................................................................. 37
.................................................................. 39
.................................................................. 40
.................................................................. 41
V. STANDARDS FOR PHASING, CONSTRUCTION AND MAINTENANCE OF OTHER
INFRASTRUCTURE. .................................................................................................................. 41
A . Wastewater ........................................................................................................................41
B. Storm Water Drainage ...................................................................................................... 42
C. Public Utilities .................................................................................................................. 42
D . Water ...........................................................................................................:.....................43
VI. NATURAL RESOURCES STANDARDS �
.......................................................................... �
A . Water and Air .................................................................................................................... 43
B . Soils .................................................................................................................................. 44
C. Vegetation .........................................................................................................................44
D. Wildlife ^
............................................................................................................................. �
VII. HYDROLOGY AND DRAINAGE PROGRAM ............................................................. 46
E�ibit SP-14 Spine Wash Encroachment ............................................................................ 49
VIII. LANDSCAPE PROGRAM .............................................................................................. �0
A . Philosophy and Intent ...................................................................................................•-.. �0
B. General Requirements .........................................................................••-........................... �0
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TABLE OF CONTENTS
C. Specific Requirements and Standards
IX. PHASING ............................................
Exhibit SP-15 Suggested Phasing........
..................................................................... 51
.......................................................................... 58
................................................ ...................... 60
X. IMPLEMENTATION ........................................................................................................... 61
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DEVELOPMENT CAPABILITY REPORT
PREFACE
At the request of the Town of Marana, the format and content of the
Tangerine Hills Specific Plan are presented in a manner similar or
identical to specific plans previously submitted to and approved by the
Tawn, in order to facilitate review and ensure consistency of planning
policies, definitions and development standards. In several instances,
wording is identical; this is not done with ihtent to copy, but to
replicate exactly the planning and development requirements previously
reviewed, refined and adopted as official policies and regulations. It
is expected that this approach will apply to future specific plans in
the town of Marana as well.
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I. INTRODUCTION
The Development Capability Report describes, in text and graphic
format, existing natural and man-made features in and around the
Tangerine Hills site. As established by the Town of Marana, this
comprehensive survey is required as a component of the Specific
Plan process. The information provided herein may be used to
evaluate future land use proposals and their relative impacts on
existing systems. The following elements are described and
analyzed:
* Topography and Slope
* Hydrology and Water Resources
* Vegetation and Wildlife Habitat
* Geology and Soils
* Cultural and Archeological Features
* Structures, Roads and Other Development
* Infras�ructure and Public Services
Significant features from the above categories have been
consolidat�d into a Composite Characteristics Map (Exhibit DC-13)
and description at the end of this report. This forms a basis for
the Specific Plan.
The Tangerine Hills site consists of 196 contiguous acres located
within the Marana Town Limits. The property is situated south of
Tanger�ne Road and between Camino de Oeste and the Hartman Road
alignments. Exhibit DC-1 depicts the project location in relation
to its regional content.
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ToAOCtraphv and Slo�e Analvsis
The Tangerine Hills site is located on gently sloping terrain.
Generally, the site is highest in the northeastern portions
with consistent slopes to the southwest (Exhibit DC-2). No
peaks, ridges, rock outcrops or significant topographic
features exist on the site. No slopes 15% or greater exist on
this site.
The property has an overall average cross slope of 4.4 percent
(see Exhibit DC-2).
Hvdroloav and Water Resources
1. Offsite Watershed
The limits of offsite watersheds that impact the site are
depicted on Exhibit DC-3. These watersheds are within a
Pima County designated critical basin and the Tortolita
Basin Management Plan Study area. The watersheds are
generally characterized by highly dynamic, braided washes
with sandy bottoms and heavy growth of native vegetatian
on the overbanks. Due to avulsion and under capacity
channels, breakover of runoff across basin divides is
evident and probable.
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Estimated floodplains for watersheds impacting the site
with 100-year peak discharges in excess of 100 cfs are
delineated on Exhibit DC-4. One-hundred year peak
discharges exiting the site range from approximately 268
cfs to 3,227 cfs. One spine wash (as defined by 100-year
discharge in excess of 1,000 cfs) is evident within the
subject property. A portion o� the site lies within an
effective (February 15, 1983) Federal Emergency
Management Agency (FEMA) Zone A designated floodplain
(Pima County Flood Insurance Map, Panel 1015) as depicted
on Exhibit DC-4.
Adjacent Properties
Exis�ing drainage conditions on adjacent properties are
' similar to the subject property and associated
watersheds. Adj�cent property are essentially
' undevelaped except �or several low density residential
structures.
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4. Water
Water service to the site will be provided by Tucson
Water or the town of Marana. A copy of the capacity
response letter from Tucson Water is included as Exhibit
DC-5.
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c�� �A.� Assoc_�T�s
2075 N. 6T:i AV::.
'I'LJCSON, �Z 85705
Attent:on:
StJBJECT :
DAVID WILLZ�IMS
TA2dGFRI?�E � 7.T S
T�,,NGc.�INE ROAD
I WA2'�'R SUPPLY
160.0 A�S
�A��: o8/�a/aa
2200 L'NZTS
� Tucsan 'rlater has been designate� by the State ot Ari�ana,
Deoar'�,�ent of �+ater Resouzcas, as havinq an assured :�ater suaoly.
Th1s does not mean t`�at uater sez ls c�y:ently availab? e to
t�e proposed development.
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Trie develooaent lies vithin t'�e exterior bcundarf or Tucscn
'�7ater' s �3anned 50-year service area. T:�erefc� aater' supply is
assured �en cannect�d ta the Tucsan Water syste�.
5�7ATt.'R 5 i�V i CE
- The a��roval o� watar meter ap lications is subject ta the
availa�ility o� vater ser�ice at ��e t�e an appl ication is �ade. �
3'he deve? ooer s:�all be requi: ed to sub�.it a Water master �lan
ident�_•fing water use, fire flou requi_ements and all �ajor on-
site ar.d ofR-site vat�r facili�ies and t,.�e DZDDC58d canne�ion
points to �`�e exis�ing wat�r sys�em.
A 5�'ELIrST�'E 100' X 100' iiilT�. BE R°.QQIRE*J
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T:ie ca:,�ents herein nade are valid f�z a period of one year cnly.
If ycu have any questions, please call Hani Bargr.out at 791-4331.
Very t�-uly yours,
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:tirke L. Gui? d
C.'�ief ?lanning ::.�gineer
?�.G : .:n3
c�: Ji S�ain, Desic,�n Engineering Super�isor
K ni 3arghcut, P?anning E'valuation Supervisor
_ _ oj ect r^ile
Tucsan Water Planning Infor�aticn
WS?. C6 WP� 121201AC
� DCH1BiT DC-5
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C. Vecretation and Wildlife Habitat
A vegetative analysis was conducted for Tangerine Hill�s
through onsite visual analysis and photographic analysis.
Major vegetation types were identified and mapped. Random
sample areas were measured and plant species and guantities
recorded in order to obtain approximate densities and dominant
plan species.
The geographic and climatic characteristics of this site are
indicative of the Arizona Upland Subdivision of The Sonoran
Desertscrub Biotic Community (Brown 1982)
The site is located between the southeastern limit of the
Lower Colorado Subdivision of the Sonoran Desertscrub and the
western limit of the Plains and Desert Grassland Biotic
Communities. The desertscrub plant community consists
primarily of small-leafed, drought tolerant trees, widely
spaced shrubs, semi-shrubs 18"-30" tall, scattered forbs and
grasses.
Tangerine Hills is within the paloverde-saguaro vegetative
community. The site is indicative of uplands plant
communitiss dissected by braided low-flow drainage courses.
Thought many of the same plants occur throughout t�e site,
several distinctions can be made based on location, plant
densities and dominant plant species. The different
associations include: 1) braided low-flow drainage
vegetation, characterized by ironwood, paloverde, whitethorn
acacia, creosote and canyon ragweed; 2) paloverde/creosote
association; and 3) paloverde-ironwood association.
1 Biote Communities of the American Southwest - United
� States and Mexico: David E. Brown; 1982
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Saguaros are scattered throughout the site and range in size
from young (12-18" tall) to very mature specimens 30-40" tall
with multiple long arms. Although exact counts were not made
for saguaro, based on site observations and counts in sample
areas, it is estimated 2-3 saguaro per acre occur over the
entire site. Using that �igure, approximately 1,100-1,650
saguaro exist on this site. At the time of subdivision and
development plan preparation, more accurate counts can be
determined using large scale aerial photographs and field
observations. The Tangerine Hills site may contain specimens
of the federally-listed endangered species, Tumomac
Globeberry, Tumomoca macdougalii.
Vecretative Associations
1. Braided low-flow drainage vegetation. •These are the
areas where concentrated water flows occur and the
largest amount of water is available for plant use.
Plant densities and diversity on the site are the
greates� in this association. Dominant trees are
balove�de and ironwood. Numerous shrubs are found
includir.g creosote, whitethorn acacia and desert
hackberry. Cholla cacti are numerous and diverse,
including jumping, teddybear, staghorn, pencil and
christm�s cholla. Some semi-shrubs and forbs are found
widely scattered, although most of the ground between the
larger shrubs is without plants. Soils are sandy and
easily moved by water.
2. Paloverde/Creosote. This association occurs generally
near the braided low-flow drainage channels where
calcarious soils are at or near the surface. This
association has not been mapped since it occurs scattered
through the site depending on soil conditions.- Dominant
plant types are paloverde, creosote and numerous cholla
cacti. Creosote are numerous, occurring approximately 4-
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6' o.c. The primary understory plant is triangle-?eaf
bursage, at approximately 15' o.c. Very few forbs and
grasses occur, leaving the ground between the bursage
mostly bare.
3. Paloverde/Bursage. This is the most prevalent plant
association on the site, occurring throughout except in
the northwest portion of the site. Paloverde trees are
the most dominant plant species in this association with
triangle-leaf bursage occurring at 2-6' o.c. The
dominant shrub species are creosote with some mo� tea
and whitethorn acacia. Numerous saguaro and prickly pear
occur with limited numbers of barrel and ocotillo. In
the western portion of the site, small whitethorn shrubs
are intermixed with the bursage as a low ground cover
shrub. Scattered ironwood occur in this association in
the far southeast portion of the site.
Scenic Value
The existing vegetation at Tangerine Hills provides an
opportunity to effectively mitigate many of the affects
development. Through careful and thougntful planning,
elements of the native Sonoran Desert can be maintained as is,
enhanced, or otherwise used to help maintain the scenic
quality of the area. Although development will create visual
changes, mitigation for these changes can be accomplished
through preservation of existing plants for perimeter
screening; enhancement of perimeter plant associations with
native plants from onsite; allocations of open space where the
existing plants can remain intact; streetscaping with plants
existing in place, relocated from onsite and introduction of
native and arid-adapted plants; and preservation of plants
adjacent to and within major drainage courses.
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� Plant densities are greatest in the braided low flow drainage
� courses. Due to the flow characteristics in these channels,
it is likely that much of the vegetation will be lost in order
to adequately control and route drainage through the site.
, Much of the existing plant material could be relocated from
areas of development. Some trees are too large or otherwise
1 not practical to relocate, and many saguaro are too large.
These issues should be addressed at the site planning phase
, with the intention of "working around" those areas or specimen
plants which should remain in place.
' Vegetation densities and species are not very effective at
. controlling soil erosion. Gradients across the site, however,
' are low enough that erosion has not been a significant
problem. The soils are subject to erosion in many areas and
, may need to be protected if flows are concentrated as a result
of development.
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TABLE 1 - VEGETATION DENSITIES
Approximate average densities of dominant plants per acre as determined
by field observation.
Foothill Palo Verde
Ironwood
Mesquite
Desert xackberry
Whitethorn Acacia
Creosote Bush
Mormon Tea
Triangle Leaf
Bursage
Canyon Ragweed
Limberbush
Saguaro
Cholla sp.
Barrel Cactus
Prickly Pear
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Braided
Low Flow
20
3
8
22
20
1
10-15'o.c.
15
1
2
10
1
20
Paloverde/
Ironwood
20
4-8' o.c.
4-6' o.c.
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Creosote
Varies
20-40
2
Varies
10-1�
5
10-15' o.c.
4
4
2
10
o.c. = average spacing on center or spacing between plant centers.
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TABLE 2- PERENNIAL ?�TS OBSERVED ONSITE
Foothill Palo Verde Cerc�dium microphvllum
Ironwood Olneva tesota
Mesquite Prosonis velutina
Desert Hackberry Celtis Aallida
Crecsote bush Larrea tridentata
Whitethorn Acacia Acacia areaQii �
Mormon Tea Ephedra sp.
Triangle-leaf Bursage Ambrosia deltoidia
Canyon Ragweed Ambrosia ambrosoides
Globe Mallow Snhaeralcea ambictua
Paper flower Psilostrobhe cooperi
Limberbush Jatronna cardio�hvlla
White Ratany Krameria arayi
Cheesebrush Hvmenoclea salsola
Desert Zinnia Zinnia acerosa
Saguaro Carnecria aiaantea
Jumping Cholla opuntia Fulcxida
Christmas Cholla Obuntia le�tocaulis
Pencil Cholla Opuntia arbuscula
Barrel Cactus Ferocactus wislizeni
Hedgehog Cactus Echinocereus sp.
Fishhook Cactus Mammillaria so.
Staghorn Cholla Onuntia versicolor
Teddybear Cholla oAUntia Bicrelovii
Prickly Pear Obuntia Phaeacantha
Ocotillo Fouaueria s�lendens
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_1 life Habitat
' Tables 3, 4, and 5 list predominant species of reptiles,
amphibians, mammals and birds occurring locally. Two species
' of special interest which have been known to inhabit areas
such as the Tangerine Hills site are desert tortoise (Go�herus
aaassizii) and Harris' hawk (Parabuteo unicinctus). A copy of
, a letter from AGFD is included with this report (Exhibit DC-
7). There are no state listed or endangered species known to
' inhabit property. No known Harris�Hawk nests exist on the
. Tangerine Hills site. The major drainageways on the property
, are proposed to remain in natural vegetation as open space
which will continue to provide habitat for small mammals and
' birds, as well as corridors for large mammals.
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TABLE 3- REPTILES AND A.MPHIBIANS
List of reptiles and amphibians which may occur in the Tangerine Hills
project area.
Couch's Spadefoot Toad Scaphiopus couchi
Western Spadefoot Toad � Scaphionus hammondi
Colorado River Toad Bufo alverius
Desert Tortoise Gonoherus agassizi
Gila Monster Heloderma susnectum
Banded Gecko Coleonvx varieaatus
Desert Iguana Dipsosaurus dorsalis
Leopard Lizard Gambelia wislizenii
Zebra-tailed Lizard Callisaurus draconoides
Desert Spiny Lizard Scelo�orus maaister
Tres Lizard Urosaurus ornatus
Side-blotched Lizard Uta Stansburiana
Regal Horned Lizard Phrvnosoma solare
Western Whiptail Cnemidonhorus tiaris
Western Blind Snak� Lentotv�hlops humilis
Checkered Garter Snake Thamnophis marcianus
Go�her Snake Pituophis melanoleucus
Glossy Snake Arizona eleaans
Long-nosed Snake Rhinocheilus leconte?
Comnon Kingsnake Lamproneltis aetulus
Western Ground Snake Sonora semiannulata
Banded Sand Snake Chilomeniscus cinctus
Sonora Lyre Snake Trimorphodon biscutatus
Western Black-headed Snake Tantilla atriceps
Coral Snake Micruroides euryxanthus
Western Diamondback Rattlesnake Crotalus atrox •
Sidewinder Crotalus cerastes
Tiger Rattlesnake Crotalus tiaris
Mohave Rattl�snake Crotalus scutulatus �
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TABLE 4 - '.'��ALS
' List of mammals which may occur in the Tangerine Hills project area.
' Yuma Myotois Mvotis vumaensis
Big Brown Bat Eptiscus fuscus
� Mexican Freetail Bat Tadarida brasiliensis
Bib Freetail Bat Tadarida macrotis
' Black-tailed Jackrabbit Le�us californicus
. Antelope Jackrabbit Legus alleni
' Desert Cottontail Svlvilaaus audubonnii
Rock Squirrel Spermonhilus varieaatus
' Round-tailed Ground Squirrel Sbermophilus tereticaudus
Bailey's Pocket Mouse Perorrnathus amnlus
Arizona Pocket Mouse Peroanathus bailevi
' Desert Packet Mouse � Peroanathus �enicillatus
Rock Pocket Mouse Peroanathus intermedius
, Ord's Kangaroo Rat Di�odomvs ordii
Southern Grasshopper Mouse Onvchomvs torridus
' Western harvest Mouse Reithrodontomvs meaalotis
Cactus Mouse Peromvscus eremicus
' Deer Mouse Peromvscus maniculatus
Arizona Cotton Rat Siamodon arizonae
' White-throated Woodrat Neotoma albicrula
Coyote Canis latrans
Gray Fox Urocvon cinereoarcrenteus
' Striped Skunk Mebhitis mebhitis
Bobcat Felis rufus bailevi
' Javeline Dicotvles taiacu
Mule Deer Dama hemionus
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Species of birds which may occur regularly in winter or summer in the
project area. These species are in the area every year though some may
occur in very low numbers.
TABLE 5- BIRDS
' Turkey Vulture Cathartes aura
Cooper's Hawk Accipiter cootieri
' Harris' hawk Parabuteo unicinctus
. Red Hawk Buteo �amaicensis
' American Kestrel Falco sAarverius
Prairie Falcon Falco mexicanus
' Gambel's Quail Callibenla qambelii
White-winged Dove Zenaida asiatica
' Mourning Dove Denaida macroura
Comiaon Ground Dove Columb�na basserina
Inca Dove Columbina inca
' Greater Roadrunner Geococcvx californianus
Common Barn-Owl �to alba
' Western Scre�ch-Owl Otus kennicotti
Great Horned Owl Bubo vircrin?anus
' Elf Owl Micrathene whitnevi
Lesser Nighthawk Chordeiles acutipennis
� Black-chinned Hummingbird Archilochus alexandri
Costa's Hummingbird Calypte costae
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Gila Woodpecker
Ladder-backed Woodpecker
Northern Flicker
MelanerAes uropvaialis
Picoides scalaris
Colantes auratus
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Say's Phoebe
Ash-throated Flycatcher
Brown-crested Flycatcher
Cactus Wren
Rock Wren
Ruby-crowned Kinglet
Black-tailed Gnatcatcher
Bendire's Thrasher
Savorn�s sava
Mvriarchus cinerasens
Mvriarchus tvrannulus
Camnvlorhvnchus brunneicatiillus
Salninctes obsoletus
Rectulus calendula
Polio�tila melanura
Toxostoma bendirei
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Curve-billed Thrasher
Crissal Thrasher
European Starling
Yellow-rum�ed Warbler
Chipping Sparrow
Brewer's Sparrow
Lark Sparrow
White-crowned Sparrow
Western Meadowlark
Brown-headed Cowbird
House Finch
Lesser Goldfinch
Pyrrhuloxia
Mockingbird
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Toxostoma curvirostre
Toxostoma dorsale
Sturnus vulgaris
Dendroica coronata
S�izella Aasserina
Spizella breweri
Chondestes arammacus
Zonotriachia leucophrvs
Sturnella neqle�cta
Molothrus ater
Carpodacus mexicanus
Carduelis psaltria
Cardinalis sinuatus
Mimus nolvalottos
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IXHIDtT DC-6
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aR1� D. ACM.B. D.I�ra Otr. O+r'*nr�
N+CES w. wEA►+£R 7uoon
Ow�4 G. wO00S :R. P*o.�a
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David A '�illia�s
' Cella Bar= Assoc.
2075 N. Six�h Ave.
- Tucsan AZ. 85705
' Dear :�r. williams:
ARIZONA GAME & F1SH DEPQR7M�I'VT
���� LU.Jt � G�L G'�'•...:� ✓'1,u,.... aS�.',' ,�1'.7an
555 N. Greas�uood Z1lcson hZ 857 � 028-�3?0
Augus� 22,1?88� �
' The Arizona Game and
Sec�ion 1, 11, �12
Hills/Tangerine Hills
infor.�ation:
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Fish Depaz�ent has revie�ed the area iz
Township 12S Range 12E the Hart�an
site, and we wish to provide t�e �olloWi^g
The �Depar�en�s Nongame Data Manage�ent System was acc°ssed `or
the location, and the folloWing special sta�us or spec�al
interest species are likely to occsr in the area:
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Tu�aomoca macdouvalii (Tumomoc Globeber:y vine�- �as be�n
documented in section 11 and t:�e area c�ntains ideal ha�i�at
for �he s�ecies. The,s�ecies is c•sr:�ntly lis�ad endanger�d
In addi�ion, two class :I Washes not connec�ed to protected a�eas
' lie With�n t.'�e parcel, any bank protec�ion in excess o� one ac��
will rer,uire a 404 pe�it fzom the II.S. �r.ay Cor�s cz Eagiae°rs
(213) 894-So06. The site is also mapped as a Class Z� sensi:.ive
' habitaL containing an important Paloverde-Sacuaro �?ant
co:nmunity. We recommend that any development concept �or the site
include open space adjacent to the wash and reveg�tation in �he
' vicinity of the wash with native desert species to heip prese�
the paloverde-saguaro plant co�amuni�y.
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Wl? liam �I. Rutan
Wildlife Manager
2�csan �egional Of�ic�y
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EXHIBIT DC-7 �
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D. Geologv and Soils
1. The Tangerine Hills site is comprised of the Anthony-
Sonoita soils association per the Pima County Generalized
Soils Rebort. Soil Conservation Service; 1978. There
are no known soil conditions onsite which would preclude
development as proposed within the Tangerine Hills
Specific Plan. A preliminary soils report appears as an
appendix in this document. Conventional compacting
techniques will mitigate sett�ling of soils. �_
s �c—�s d i'zri�3 r—� ��e �--e.�- , : , ,_
�u-��..'"-zs�-rr� ��..'"-y—s`-8�-`'.a2�-�-aaE?-na�-rrBa- i.,., -„aas,-. ,.,a . ,,,.,,.,.
�35�
.: :;.;
..,;_<.,
nf septzc tanks w.�I� be �imited tn area� show� Lo hav�
�.:
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:.
suitable soz�5 and where poY�lutzon of qro�ndwa�er w�I��:
nat occu:r, as veriflecl b�r reports from Zicsnsec�
: _, .,, .
geote�hnzcal engine�rs
This project is not located over any known faults.
E. Cultural and Archaeoloa?cal Features
l. The Arizona State Museum has been contacted in regard to
archaeological, historic and cultural resources at the
Tangerine Hills site. Sharon Urban, Arizona State .M.useum
Archaeologist, has indicated that a 100% survey has been
performed on the Tangerine Hills site and no rasources
were found. if resources are encountered during site
construction, an assessment by a professional
archaeologist will be performed to determine the
significance and extent of said resources. A copy of the
Arizona State Museum letter is included in this report as
Exhibit DC-8. The above referenced letter identifies as
"in-holding" which has not been surveyed. On August 25,
1988, Sharon Urban verified the parcel referenced in her
letter was not located within the Tangerine Hills site.
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ARIZON:� STnTE �IUSEU�f
TH� UNIv�RSiTY Or ARIZONA
TUCSON, ARIZONA as�_i
august 11, 1988
0
?:r. David A. �7illiaas
?lanning b Landscape
Ar c?�i t ec tu: e
Cella Barr Assoc:.ates
2075 Norzb Sixth �veaue
2ucsaa, AZ 85705
Dear David:
Your lettez oi August 3rd has been zeceived concer*siag you:
projec: Tanga:iae HiIIs, Ha:t�an 'Lills C9A rils No. 0524�-Q4-72.
�:y apology �or this tardy :e�ly.
Tbe Archaeological Sit� Su:vey F?les at t�e A�zona SLate
- ?�h:seu� have 3een caasulted vith the folloving results. ihe areas
in question (TI2S R12£, Secs 1, 11, and I2) have been surveye�
100 per cant and cultLral resources vere not fouad. 3ovever, there
vas oae "in-holdiag" � the easte� porticn of Se�:jcn 11 that vas
aot su�veyed and fro� pour aaa �z is a bit di:ficul� to deter.aine i�
zhat is vithia your area. ?ou �igat vant to send over a�are dazailed
�ap of SecLian 11 or c�e ia a�d :.at� a}► zap �z:� yours. �side :�o�
•.his s�all area, the State Museum has no objectioas to your proje�:
and plans may procede as scae�uled.
, Should yvQ �ia�v�e �sy qvest�aas canc�rning t:�is statement, p2ease
+eel �:ee to call. I: the aen-surveyed azea is srith�a your projec:,
a su:vey vould be recammended.
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Sincerely,
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Sharon F. IIrban (u;ss)
P•sblic Archaeologist
S�:ajc
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F. Structures Roads, and Other Development
1. Structures
No structures exist on the Tangerine Hills site. An
electrical power line is located along the south side of
Tangerine Road.
2. Roads
Current access to Tangerine Hills is from Tangerine Road
� and Migitty Lane. Camino de Manana, a non-dedicated, 60-
foot right-of-way crosses the southeast corner of the
' narcel. No other improved roads exist adjacent to the
site (�xhibit DC-1).
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3.
ruture access to the property will be provided from the
west by the proposed Tortolita Parkway. Short-term
access from the north will be from Tangerine Road.
Camino de Oeste will provide access to the southeast
nortion of the site.
Other Development
Undeveloped, state-owned land is located to the north,
across Tangerine Road, and to the west.
To the east, existing zoning is � GR:`��: and RH, under the
Pima Countv Zoninff Code and is currently undeveloped.
Scattered single family dwellings have been constructed
in this area (Exhibit DC-9). The area south of the
Tangerine Hills Property is �e zoned SR and GR and is
within an unincorporated area of Pima County. Properties
to the northwest of the project site are developed at
.;..:: ::,.:.:�.;�.:.;�<;>.>.:.�<.;:>:<::.--...:.;;.;;:,>:,�.>�>,..;;: :.�,..�.:. .,..:,.
very low densities �it� GI� �, Zoning ir� P�ma
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G. Infrastructure and Public Services
1. Sewers
Exhibit DC-10 shows the existing major utility system
potentially serving the Tangerine Hills site. The pump
station on the west side of Interstate 10 has been
completed. The gravity line to the pump station and the
force main to the Ina Road sewage treatment plant would
need to be constructed to convey sewage from Tangerine
Hills to the Ina Road plant. A copy of the capacity
response letter from the Pima County Department of
Wastewater Management �ollows this section (Exhibit DC-
11) .
2. Adeauate gas, electricity, and telephone•facilities are
available within the project vicinity. A more complete
discussion of utilities is in the Specific Plan report.
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DCHBtT DC-9
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� MOORE ROAD i i
— TORTOUTTA _ ROAD __�_________
LEG� �----------------------
i i
-- w-- wnr� ur€ i i
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--fl-- RECLAfJ�AED WATEA L1NE j �.? j
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����� PAVm ROADS 16tA1lt7ArED 8Y P.C.D.O.T. ; `�.� - �.
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�-� Dfft7 AOADS bIAIHTAWED BT P.C.D.O.T. �
•••••.•••••• APPROXIMATE FL000 PLAIN L1hYT5 � W 1 �
� . ►
�i::ri:iiifi� � !
r+oarxw� s�rr� Aa�► aour�n�r � c � e
�� QKf Rfl4DS NOT MANf. BY P.C�D.0.7 i O l
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T��s � TANGF.RiNE �- � sswQt r.u:+ -�
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TANGE�i1NE HILLS
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� Approximate
' Fiood Plai Limits
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NARTNtAN � HILLS ,
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� . Flood Ptain Limits — =
e
uT�uT�s
TANGER(NE HlLLS
SHARPE �� ASSOCiATES
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EXHIBtT DC-10
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PiMA COUNTY
WAST�INAT:.� MANAGcMENT DE?ARTM�NT
_ t�G nrES' _��.C,��55
� 'I:CSCr� -a�Zprva a5'��
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GEORGE �►. BRirtSxO
OMeaOt
�.. --- == . �
Auqust 26. 1988
David A. vlll:ac�.s
Cella Bar: and Associates
2075 Yorth 6ch avenue
Zticson, Arizana 85705
RE: C.�ACIT'� RESe�ONSc NO. 88-67
Dear :�Sz�. viilianLS:
Ve have revie�ed you: re�uesL of Augt:st 4, 1989, r�qarding the availabil'_ty oE
scs+er servlca .or the folla+ing propesed c:sc and prop�: ty: 4, 400 resid��ti a1
units on aQproximate?y 700 acre3 locaced in S�tioczs I. �2, and 12. Tesms:�ip
12S. Rnnge i2�. 3asad on aur revZesr, ve af:�: L'�e folla+3ng cacnmeats:
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� A. Pima County vastes�rate: iianaqe�ent's ?onq range p?an for the se:vicinq
of thc nor::�e�ter!y portiar.s (aka: :"�e Santa C.'uz uarrous Ses�+aqe
Drainaqe Basin) of t:�e Tucsan :ict:opoLian Area ca1Zs Ear th� sub jett
pcope::y Lo be Sesae:�d into ::�e L�a Road vPC? - t:i.��gtt the p.00esad
` 'pe:�an�nt' public Vrstes�ater ?u�ping Systr.m (YVPS) !n C�nti.ne��al
RdnG`7.
B. :':�is Ag�ncy Will ez�and Gtie capacity of the Ina Road VPCF, as and
�en nece�sary to mett Lh� nr_d3 of the VPCF's tr�utazY basin -
vhic.'� includ� Cantineatal 8as3c:t and the sub jcc: developmeat.
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C. �e initial 4000 gpm phase of the WPS is - via the involved maate:
sever s�rvice agrremeat for C�ncineatal Rnac.'� - te be F�ns-�nd
fsancad and corut:scied br the amer/developcn (�e:ican
Contirtental) of the Ranc.'� wtiea the ses+aqe flo�+s vitAiri the
involv�/ove�all trlbutnr�► _ basin : eac� 500 �a. I:. for some reason.
A�uricaa CantL^�ental do� not folloc+ chrasqtt vith GZat c�miva�at,
the :inancial rssuranczs vill be utilized by the C��snty to
finish/coc�.st^sct the :nitial pha�a of th� wPS. Suc�rrd2ng phases
ate to be added, as and c�rhen n�ed�d, v±a vastes�rat�r Manag�ezt•s
Capital Improve�ent P;ogram. '^le �st:mated canst:uction cast of tZe
initial phase oE the WPS is 53.0 mil.
DCHIBIT DC-11 �
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David A. �illiar..s
Augti:st 25 , 1988
Page -2-
:':�e glanned u1ti.�aate capacity oE the `�'•?5 is 12.000 gpm (17
mgd/p�r,�� ), e.ven thougt� the rated capac'_ty in the init_al �hase
facii±ty is 4000 gpm, it �ill include physical provisions for
ex�anding �he Eacillty's pumping caoac�ty to 12.000 gpm through the
�nstal!acion of additional pumps and a setond pr-ssu:e main. NCTc:
'�he 4000 epm o.t capacity represents the amou�t of capac;ty :equired
to ccnvey the ultisnaze flcus from the Ranc:� :�he� it is Eully
developed.
D. �n�:ican C�ntinental has c�nceptually agre� to allos� others aithin
the ov�:all/tributary basin to utiliz� pumpinq capacity WithL� the
lst Phase facility so long as American Contineatal is 'assured' that
Lheir c�apcity (4000 gpm) is there to usa satlen it is ne�ded �or
develoQment Within the Continental Ranc:� develoement.
E_ The Caunty has canstructed a 700 LF segm�nt of 3b' diarseter t:�.uik
sawer under the main c;�ann�3 tas re�_atly :.mproved) of :he Santa C:uz
Vash. That reach. :ri�en connected to the wtirPS, vill provide the means
for the ses�age geaerated Within a sic,nif3cant port'_on ot t:�e i^volved
basin (i.e., the area lying easterly oi Z-3fl) to be canveye3
acrass/under �'�e wrsi� to the wVPS. ':':�e balanc� of L:�e sewage
canveyance Facilities ne�ed to provide ses�►erage se:-vic� to t:�e
grope:ties (such as those lyinq easterly ot Z-20, and s�iLhin :he
Santa C:uz Nar-�s Basin) Will be des3gned, funded and const:t:c�ed by
the parties precipitating Lhe need for t:�� se:vic�.
r. As desc: ibel abeve, the '�.'PS is the 'key' eleme:�t i Z the ses�e= ing of
Lhis basin. ':he initial phase of the facility is progr�raed .a be
built by A.�ae:ican Continental as part oi the seuerage syste�
faeiliL�es ne�e1 to servic� Cantineatal Ranc:� - but not i:nt:1
tr:butary f1eWS (as monitored cocning :nto/from th� easterly '{nt�ri,m'
guaping .acility) reach 500 gpm (the minimum amount oc fla� needed
for t:�e lst Phase WvPS to oQerate effect:v�ly). °r�se.^.t flc�s are
approxi..�r.ately 2D0 gpm. Cansaquently, it is not nc� possible to
acc.srat�ly predici Whea the "permanenL' WvPS Will be :eady for
servic�.
G. Pl�rse note that you may be asked to prepare and submit for :eview a
' s�er basin study and that the outfall se�.jer :�qui: ed to ser�e your
deve�ooment may have to be oversized based on the :�sults of the
brsin s �udy.
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Shotlld you desire add�tional inEornation regarding this subjec:. �leese
contae: Edward Scalzo or me at 792-8844.
_ Very L:uly yours,
` � / �.� /�j /i
�!�� � � ' ,i
� Marlc,i�. Stratton, P.�.
vastr.jater Planninq uanager
MRS : s cs�r
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3. Schools
The Tangerine Hills project is located in the Marana
School District. The nearest existing elementary school
is DeGrazia Elementary School on West Overton Road
approximately one and one-half miles from the property
(Exhibit DC-12). Marana School District is currently
constructing an elementary school 1/2-mile east of
Thornydale Road on Overton Rbad, approximately 3-1/2
miles from Tangerine Hills.
Marana Junior High School is located on West Grier Road
near Interstate 10 in Marana, approximately six and one-
half miles from the property. Tort�lita Junior High
School is located at Hardy Road and Thornydale Road, four
railes from the project. Marana Senior High School is ten
miles west of the site on Emigh Road. Mountain View High
School is three and one-half miles from the site at the
intersection of Linda Vista Boulevard and Thornydale
Road.
4. Rec�eation Facilities
Exhibit DC-12 locates the nearest park facilities.
Arthur Pack Regional Park is located three and one-half
miles from Tangerine Hills just south of Linda Vista
Road. This is a multi-use facility including a
recreation building, multi-use fields, an 18-hole golf
course with pro-shop and restaurant.
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H. Composite Characteristics
The composite map highlights characteristics of the site which
may require more detailed evaluation in relation to the
proposed project (Exhibit DC-13). These characteristics are
summarized below.
2.
2.
Topography
Onsite cross-slope averages approximately 4.4%. There
are not significant slopes on the site.
Hydrology
' Portions of the site lie within 100-year floodplains with
discharges greater than 100 cfs. Only a small portion of
the site is within the federally mapped floodplain (rEMA,
' 1983).
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Areas of moderate vegetative densities have been
determined by correlating calculated density values from
the established plant communities on the property.
Braided low-flow plant communities are considered
� moderate density and have the highest density of any
plant community on the property. This density assianment
, is relative to the Tancterine Hills site onlY.
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3. Vegetation
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EXHtBIT DC-13
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�7$ vora+;�:tn .:.�erve
4�C:LY1. iv�t.'�t�C �..tit..5
itx.�21 C2G-::�7
�i.X (O�i :2-•� :�d
C�.1� 3ARR
r�CJOCIr�I tJ
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"':dT'C:1 $, 1 Q0�
�F�O1?:,3.7iD (1)
�?S�1'1D�70'1 C' ianoerine �1��5 �D°C1riC ��df1 .".r?3
inat part c� Sec:ion 1, Townsnip 12 Souti, Ranoe 12 �ast, Giia and
Salt River Meridian, Pi�ra C�unty� Arizona, described as Tolloxs:
3�vINNIHG at the Southwes� corner of thp Northwest One-Quartar
{KW ?/4) o� said Section 1; �
I� Ti',�HC� N 00'ZZ'31" W along th� Nes� linp oT the said Nor�hwest
One-Quart�r (HW 1/4) a distanc� oT 1,s24.�2 �eaL �o the South line oz
Gov�ranen� Lat 4;
�� i'H�HC� N°9'48'�7" � along the South iin� or Gavernra�nt Lots 4 and 3
' a dis�ance o� 1,?in.03 reet ta the West line o� the Sou�heast
Onp-Quar:ar (S� ?/4) of said Gavernmeni Lot 3;
n��1C= N OG'15'33" W alona.the said West Iin� a dis�ance o," ocs.09
� 2�L i0 :5? NOi �il � lil° OT ttl° Sc7d SOL'�il°35� DTI�-QUei `�.°1' tst Z�' i
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T;i�.�tC� N 8.'��'21" E aiong the said Nor:h line a dis�anca o� c:°.Oo
-"an L �0 �iI? ��S`. � i fl° OT Sd7 � Government Lat 3� •
iri=NC� N 00'?4'34' u a7ong the said cast line a dis�an�p o� ao2.�s2
-'ea� to �;�n Horth iinp oT Gover�raent L�t 2;
ir��NC� N E9'�2'�9" c along tha So7d Not�1 line a dist�nca•o� 1,�88.I3
�e�� La a line 30.00 �en*. Wes� o� and p�ralle7 with ��e �as� i�ne ot
said �overn�npnt Lot 2;
i.��NC� S 00'12'O1` c a7ong the said paraile1 7ine a dis�ance o�
1,323.So �eet �� �he South lin� or said Government Lot 2;
i iric"NC� N 85'47'32' E a7ang the said Sonth line and the South lin� of
Governm�nt Lot I a distanc� oT 688.57 ;eet ta the cast line oT �hQ
k�st One-Hal; (K 1/2) oT the Southeas� One-Quarter (Sc 1/4) or" the
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Nor�he�st One-Quarter (N� I/4) or said Section I;
iri"c.'�C� S 00'10'�4' E along the said czst line a dzs�ancn of 80I.�1
;eet �a �:�e Soutn rign�-ar-way 7ine o; �I Gamino da Manana Road;
�a��� � co•10'�3" � along thp said Sou�h rignt-of-xzy 7ine a
distan[� o� I84.72,�eaL;
iri�IC� N 85'O8'12" E along the sa��d South right-of-way line a
dIS�dAC° OT �1�.�� i?°_t t0 ��tE F2Si line OT ��1Q said �lorthQas�
One-Quart?r (N� 1/4);
iNENC� S 00'09'27" c along the said Ezst line a distance of 682.4I
�e�t to �he South 7ine oT the said Northeast One-Quarter (NE I/4);
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C;,A Fi1e No. OSZ4�-04-7I
Marc� 8, log0
ar�oi25a (2)
T'ric'J�1C� S 89'4b'08' W along L:�e said South line a distance of 2,0"32.30
`eet ta the South line or t�tia said Nor�hwes� One-Quar�er (HU I/4);
i'ri�C� S c9' 46' O8' '�I a7 ong t;�e sai d Soc�t:� 1 i ne a. df s�ance of 2, 53I . 5�
�e�t ta t,5e POIHT OF BcGFNNIN�.
Containing 198.8863 acres, Qare or 1ess.
TI�is des c is based entirely upon surveyS pre�ared by
SeLt]emeyer Surveys. ,
PrE�ared by:
urv
G�LL.A BARR A$SO�IAT�S `h �C�' R �� sG � ..'�,
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INTRODUCTION
A.
Back�round
Tangerine Hills is comprehensively planned as a mixed-use project within the
Zone E Transportation Corridor Mixed-Use Area on 196 acres south of Tangerine
Road and east of the Tortolita Parkway, as shown on Exhibit SP-1. The site is
��ithin the Marana town limits in the vicinity of a proposed future freeway
interchange, and is expected to be developed in phases subject to the controls and
development standards of the specific plan.
As an implementation tool identified in Genera.l Plan of the Town of Marana, the
Tangerine Hills Specific Plan will serve both a planning and regulatory function
which establishes o�cial public policy and development measures, limits and
standazds which will guide administrators and public officials during the course of
development. By establishing a comprehensive and cohesive set of rules by
which future developers will abide, speculation and uncertainty about how — and
how much — development will take place and what its appearance and value will
be in the community are substantially reduced. By explicitly defining the type,
location, density and character of development that will take place, the Tangerine
Hills Specific Plan constitutes a substantial refinement of the General Plan which
«111 provide a basis for subsequent engineering design and platting during a
phased development process.
Land use designations and development standards are responsive to site
characteristics, and are consistent with the General Plan and responsive to the
goals of the Town of Marana and the owner. Under this Specific Plan, phased
development can occur in an orderly, predictable manner subject to quality
control guidelines under which review of explicit development proposals can be
efficiently and rapidly processed.
Development standards are clearly stated and supersede zoning. These standards,
which describe in detail the intensity and type of use permitted within Tangerine
Hills, are more restrictive than the zoning categories of Marana's Development
Code and will ensure attainment of high quality and value. The Town of Marana
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will benefit economically through increased revenues resulting from Tangerine
Hills Specific Plan implementation.
Through the security of having approved development entitlements on the
property, the owner can benefit from his ability to obtain long-term financing and
in turn can afford to invest more substantially in initial development features of
high quality and value to enhance marketability. Prospective builders and
homeowners benefit from knowing that their investments and resale markets are
secure by virtue of quality and predictability of future adjoining land uses.
The Specific Plan is consistent with the intent and purpose of the Town of Marana
Development Code (Chapter 1.02). The Develo,pment Code identifies the
Specific Plan as an alternative option to traditional zoning which provides further
clarity, detail and definition of land use, infrastructure and development
standards. Where tertns of the Specific Plan conflict or are inconsistent with the
terms of the Development Code, the terms of the Specific Plan take precedence,
unless the Development Code is more stringent.
Any proposed amendment to the Specific Plan must first be reviewed for
consistency with the General Plan and to determine whether or not the proposed
amendment would be substantial. In instances where revised standards or
regulations of other regulatory agencies (such as FEMA or Pima County Flood
Control District) would require revisions to boundaries of land use or drainage
areas, or where shifts of right-of-way alignments, roadway cross-sections, or lot
size and dimensions are necessary due to engineering, drainage or soils, or open
administratively and approved by the office of the Town Manager.
space preservation considerations, the amendment may be handled
Procedures for minor changes shall be to make application through the Plannin�
and Zoning Administrator with justification for the change. The Plarming and
Zoning Administrator may either grant the minor change or determine that the
change is major, requiring an amendment to the Specific Plan.
In instances where land use designations are proposed to be changed or
substantially re-arranged, the proposed substantial amendment, along with staff
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' recommendations, shall be submitted to the Planning Commission for public
hearing, after which the Planning Commission shall transmit its recommendations
' to the Town CounciL
' If the Master Developer chooses to sell parcels, the buyer(s) will be required to
comply with all the stipulations in the adopted Specific Plan.
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B. Definitions
1. Average Finished Grade — The mean average elevation of ground after site
preparation, measured five feet from a building at five-foot intervals.
2. Commercial — A classification including office, restaurant, personal and
business services, retail sales, rental and repair, specialty retail and
entertainment, recreation, and cultural uses, but excluding manufacturing
or warehousing uses pursuant to the standaxd contained in this Specific
Plan.
3. Development — Residential, commercial, community facility or other
construction, together with the land upon which the building or structure
are constructed.
4. Mav — Permissive.
�. Office — A place where professional or semi-professional services are
provided, or a particular kind of business is transacted, excluding retail
and wholesale trade as a principal use. Support and other limited retail,
including restaurants, uses are permitted as secondary or accessory uses.
All uses shall be pursuant to the standards contained in this Specific Plan.
6. Owner - Any individual or entity owning real property within the Plan
area.
7. Plannin� Areas — Sub-areas within the area regulated by the Tangerine
' Hills Specific Plan with specified permitted uses and regulations
governing the development of those sub-areas.
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Planning Commission — The Planning Commission of the Town of
Marana.
Residential — A use primarily occupied by dwelling units but having
support uses pursuant to the standards contained in this Specific Plan.
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Shall — Mandatory.
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11. Specific Plan — Specifically, the Tangerine Hills Specific Plan, or in
general, as defined in the Town Development Code.
TANGERINE HILLS SPECIFIC PLAN DESCRIPTION
The following sections describe the proposed use of the site, relationships to the
community and adjoining area, and elements or features of the comprehensive overall
plan, reflecting consistency with the goals and objectives of the General Plan of the Town
of Marana as well as applicable policies and regulations.
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Compatibilitv with Adjoining Land Uses
Lands surrounding the Tangerine Hills Specific Plan area are predominantly
vacant, with several single-family residences on large lots to the north and south
of the site. Four developed single-family properties lie northwest of Tangerine
Hills and there are seven homes to the south (see E�iibit SP-2). These properties
have been developed on un-subdivided lots under Pima County's SR (Suburban
Ranch) or RH (Rural Homestead) zoning categories, and they are served by
individual wells and septic systems. The distance of the closest existing residence
to the boundary of Tangerine Hills is approximately 100 feet. The minimum lot
size is 5 acres and the average lot size is 5 acres. It is anticipated that the natural
desert buffers on these lots will protest the privacy of current residents, and that in
all probability these lots will be re-subdivided and developed in the future, as
further development of the community takes place.
Site Opportunities and Constraints
The site abuts two major transportation corridors — Tangerine Road and the
planned Tortolita Parkway — and will have immediate access to a future freeway
interchange located at the intersection of these two major corridors. Topography
is relatively uniform with a northeast to southwest gradient of 4.4%, disected by
minor drainageways except for a large wash through the southerly portion, which
has been designated as a natural spine wash. Other drainage easements will also
have to be designated to handle more localized drainage. The quality of natural
vegetation on the site, and its scenic attributes, dictate that substantial care be
taken to preserve and/or restore habitat values during the development process.
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Tangerine Hills has been designed as a primarily low-to-medium density
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areas. Residential uses will have a maximum density of 6 residences per acre.
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Lot sizes smaller than 43,560 square feet will not be permitted until such time as
sewer service is available. All septic systems will be required to meet State
Health Department and Department of Environmental Quality regulations in order
to assure that groundwater will not be polluted.
� The impact of the Tangerine Corridor is recognized by providing for
Commercial/O�ce Development at the intersection of Tangerine and the
, proposed north/south collector. Additional Commercial/Office areas are located
in the southeastern corner of the project between Camino de Oeste and Camino de
' Manana. Large setbacks are required to buffer development from the major
arterial streets.
� A major open space corridor including a linear park along the spine wash crossing
the southeasterly portion of the site will link Tangerine Hills visually and
� physically to other developments in the area as well as provide a scenic and
, recreational amenity for site users and occupants
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TABLE — LAND USE SUMMARY
TANGERINE HILLS
Land Use Acres Density Range Target Densitv Target Units
, Residential 124.0 1-6 4 496
Commercial 20.0 1-6 4 100
, Open Space/ 21.0 -- -- --
Natural Wash
� Drainage 15.5 -- -- --
Easements
' Roads 6A -- -- --
Total 196.0 596
' Maximum Dwelling Units = 596
, This cap includes all residential areas as well as commercial/office areas developed residentially
vvithin the entire Tangerine Hills Specific Plan area.
' Notes:
l. Maa�imum of one (1) residence per acre allowed with septic systems.
2. All commercialloffice development must be sewered.
1 3. All measurements are approximate based on planimeter.
4. Does not include all future right-of-way dedications.
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Circulation
The street system for Tangerine Hills will consist of the network of arterial,
collector and local streets that will serve the project area and the surrounding
community. Appropriate safety features will be incorporated into design, which
will be visually attractive in keeping with development standards which specify
bike paths, pedestrian walkways, equestrian trails and other people-related desian
features in the right-of-way and connecting to selected drainageways/open spaces.
The Land Use Plan (Exhibit SP-4) depicts the Tangerine Road and Tortolita
Parkway corridors as well as their interchange connection. Camino de Oeste is
depicted as a major street bordering on the east. Collector streets are shown
servicing the interior of the site and connecting north and south to other
properties. The central collector street is located at approximately the '/z-mile
interval. All of this is consistent with the General Plan circulation element. The
present Camino de Manana alignment is proposed to be adjusted through the
southeast portion of the site, re-routed to an improved circulation network
alignment. This will improve the management of stormwater runoff and will
provide more usable parcels of land for future development of adjoining areas.
This proposed realignment of Camino de Manana will also assist in protectina the
privacy of the existing residences located southeast of Tangerine Hills.
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E. Draina�e
Existin� Conditions
The existing drainage pattern within Tangerine Hills is characterized by highly-
dynamic braided washes with sandy bottoms and heavy growth of native
��egetation on the overbanks. Due to avulsions and under-capacity channels,
breakover runoff across basin divides is evident and probable. As a result, a
majority of the property is technically classified as being located within the 100-
��ear floodplain, according to the Federal Emergency Management Association
(FEMA). Maps showing this designation are presently being disputed between
FEMA and the Pima County Flood Control District and means to resolve flood
protection concerns are presently being developed. Appendix 1 contains a
drainage study addressing existing conditions and proposed design concept.
Drainage Plan
The proposed drainage solution for Tangerine Hills would require a system of
improved, constructed drainage channels and limited encroachment into natural
floodplains (E�ibits SP-12, SP-13, and SP-14). Energy dissipators will be
incorporated at the outlets of the improved channels to a11ow flow to transition to
eaisting floodplain widths and characteristics at points exiting the property. To
ensure channel integrity, the improved channel banks will be stabilized with
acceptable materials (riprap, gunite, etc.). Channel beds will be left natural where
possible; however, grade control structures may be necessary to stabilize the
channel bed profile.
The designated spine wash will be left essentially in a natural state within the
subject properiy as dictated by Tortolita Basin Management Study policies. Also,
due to site and downstream limitations, the northwest corner of the site is
proposed to be left in a natural condition with minor floodplain encroachment
until such time as downstream, offsite channel improvements can be undertaken.
Detention/retention basins will be incorporated into site design in order to limit
post development discharges exiting the site to pre-development levels. Should a
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regional detention/retention facility be designed and constructed prior to the
development of this property or should specific plans be approved on adjoining
parcels which affect drainage considerations for this site, final design of drainage
facilities on the site could be altered. The development of the altered drainage
scheme will be subject to review by the Town Engineer and approval by the Town
Council.
A complete and detailed hydrologic and hydraulic report will be prepared prior to
any site development, and will provide information on all relevant factors
including watersheds, concentration points, peak discharges, points of breakover
of flow and associated quantities and floodplains. At that time, more detailed
design criteria will address site specific detention/retention channel geometrics
and materials, channel inlet and outlet treatments, floodplain encroachment,
conveyance of offsite generated runoff and sediment transport. All of these
designs will be subject to compliance with all ordinances and policies of the
Town of Marana along with detailed review and approval by the U.S. Army
Corps of Engineers and the Arizona Department of Environmental Quality
pursuant to Federa1404 Permitting procedures.
Other Infrastructure
Wastewater — Sewage collection and treatment will ultimately be provided by
Pima County in accordance with appropriate wastewater management policies.
Financing may be provided wholly or in part through a community facilities
district.
Until such time as sewer service becomes available, only residential development
on one acre lots shall be allowed. All subdivisions will be required to connect to
the sewer system when it becomes available as provided for in their CC&Rs.
Water — Water service will be provided by Tucson Water of the Town of Mazana
and facilities may be financed through a community facilities district.
Public Utilities — Telephone, electricity, natural gas and TV cable services ��ill be
provided to the site by private utility services including the U.S. West, TRICO,
and Southwest Gas.
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Natural Resources
Soils — Topographic and soil conditions in Tangerine Hills are typical of major
areas of the Tortolita Fan: braided washes, an average gradient of 4 to 5% (refer
to Development Capability Report E�iibit DC-2), no steep slopes, moderate
erodibility at surface layers and primarily medium plasticity with low to moderate
swell potential. Appropriate measures will be taken to protect development and
to prevent erosion along drainageways and washes. Preliminary soil bearing
capacity also appears to be within the acceptable range (see Soils Report in
Appendix 3).
Vegetation — A key feature of Tangerine Hills development will be salvage and
transplanting of healthy, onsite native specimen trees and cacti, which
requirement will be enforced through Covenants, Conditions and Restrictions.
The spine wash will for the most part be kept natural, and designated open space
areas will be renaturalized to provide aesthetic enhancement and wildlife habitat
as each major parcel or tract is developed. A Sonoran desert landscaping these
will be required; native mesquites, palo verdes and ironwoods will be used for
accent, bufFering and screening, while these trees combined with saguaros and
other cacti will be incorporated into streetscapes and building site landscaping.
Landscaping with nursery stock will supplement salvaged specimens and in time
��ill grow to significantly increase foliage and habitat values. The use of non-
native vegetation, especially turf, will be limited to areas adjacent to buildina
entries, recreation areas, mini-oasis landscaping and floral accents.
Areas that must be totally graded to accommodate buildings, parking and
acceptable drainage patterns will, through site landscaping, provide a continuum
of native bird habitat and visual amenity.
As a result of these habitat preservation and restoration measures, wildlife and
scenic values that are impacted by construction at Tangerine Hilis, although
different in scale and appearance, will be restared in a manner that is both
acceptable and attractive, so that future residents can fully appreciate and enjo}�
living in a desert environment.
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H. Open Space
While most of the development in Tangerine Hills is expected to be residential in
nature, a key open-space feature will be the preservation of the spine wash in a
natural condition, providing a continuum and linkage to adjoining properties and
neighborhoods. This in turn will enhance the visual environment and protect
valuable plant and wildlife habitat in this sensitive area. Active and passive
recreation facilities — pathways and picnic areas — will be selectively sited within
the wash corridor.
Other open spaces will occur as part of the development itself, including large-lot
residential development, landscape nodes, landscaped building setbacks and
yards, and office and commercial patios and oases.
I. St�na�e and Ligh, ting
CC&Rs will enforce criteria to ensure that signage is visually attractive and not
obtrusive, and that unnecessary use of exterior lighting is restricted in order to
maintain a tranquil nighttime environment.
J. Gradin�
Substantial grading is required for site preparation. In order to afford design
flexibility, property drainage, optimal siting of buildings and parking, proper soil
compaction and other development control measures will be imposed through
development review procedures. Any remaining graded slopes will be rounded
and restored through landscaping. Grading within the project will be subject to
review, approval and permitting by the Town of Marana.
K. Parlci�
All required parking will be provided offstreet. Parking provided for all non-
residential uses will be screened or buffered by a wall or landscaping, and parking
lot illumination will be the minimum necessary to ensure safe circulation.
L. Phasin
Development of Tangerine Hills will take place in phases, probably over a
number of years. Except to permit installation of infrastructure and to correct
drainage conditions on the site, no other site disturbance will occur on
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developer shall revegatate any disturbed areas that are not built upon within a
, 180-day period.
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III. DEVELOPMENT STANDARDS
These development standards, with some revisions and additions, are taken from a
previously-adopted specific plan in the Town of Marana. This was done at the request of
the Town in order to facilitate review.
A. Residential: Low to Medium Densitv 1-6 RAC
l. Permitted Uses:
a. Single-family dwellings as permitted in Marana's R-6 Zone
b. Parks and open space areas, recreation centers and facilities, and riding
and hiking trails
c. Community facilities
d. Model homes
e. Temporary real estate office within a model home
£ Religious facilities
g. Schools
h. Uses and structures typically incidental or necessary to residential
uses.
2. Conditional Uses: Home occupations with the approval of the Town of
Marana Planning Commission.
3. Site Development Standards:
a. Minimum lot size: Five thousand (5,000) square feet
b. Minimum lot width: 45 feet
c. Building height, maaimum: twenty-five (25) feet
d. Building setbacks, minimum:
Front — 20 feet
Rear — 20 feet
Side — 5 feet, or 10 feet for corner lot
e. Accessory building setbacks, minimum: Twenty (20) feet from
any street right-of-way
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f. Fences and walls, maximum height is six (6) feet
g. Development shall comply with all applicable Town of Marana
Overlay Zoning requirements
B. Commercial/Office
1. Permitted Uses
a. Business Parks
b. Civic, cultural and commercial recreation uses
c. Community facilities
d.
e.
f.
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h.
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k.
Congregate Care facilities
Convenience and food markets
Educational and recreational facilities
Fraternal organiza.tion offices and club facilities, including health
clubs and spas
Golf, health and tennis facilities
Group care facilities
Hotels, motels, motor inns, and lodging facilities
Infrastructure facilities, including but not limited to pedestrian
walkways, utilities, utility substations, wells and related uses are
subject to the Town standards and policies in effect at the time of
submittal
l. Institutional, financial and government facilities
m. Motor vehicle dealers, service stations and related uses, excluding
auto recycling or scrap operations
n. Offices for administrative, professional, medical and other uses
o. Open space -
p. Parking lots, facilities and structures
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2.
q. Low to medium density residential uses. Note that the start of
residential uses in a parcel of this zone will commit the remainder
of the parcel to similar uses unless approved by Town Staff.
r. Restaurants (indoor and outdoor), cocktail lounges
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t.
Retail sales, rental and repair of general merchandise
Theaters and entertainment complexes
u. Accessory structures and uses necessary and customarily incidental
to permitted uses
Site Development Standards
a. Building site area, ininimum: Twenty-five thousand (25,000)
square feet, excluding freestanding kiosk uses and structures
within larger commercial developments
b. Building height, maximum: Forth (40) feet
c. Building setbacks from property line/right-of-way line, minimum:
(1) Adjacent to Tortolita Parkway and Tangerine Road,
seventy-five (7�) feet
(2) Adjacent to Camino de Oeste, thirty (30) feet
(3) Adjacent to all other streets, twenty (20) feet
(4) Adjacent to residential properties, fifty (50) feet
(�) Adjacent to all other uses, twenty (20) feet
(6) Setbacks may include landscaping, pedestrian walkways,
automobile access and automobile parking lots, not to
include truck access and truck parking or loading zones
d. Screening
Abutting adjacent residential areas: An opaque screen such as a
masonry wa11, fence, berm, hedge or combination thereof shall be
installed along all building site boundaries where the premises abut
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C. Open Space
l. Intent
adjacent residential areas. Except as otherwise provided below,
the screening shall have a total height of not less than size (6) feet
and not more than seven (7) feet. Where there is a difference in
elevation on opposite sides of the screen, the height shall be
measured from the highest point of elevation.
Landscape Coverage
A minimum of ten (10) percent of the site area shall be open space.
Open space uses shall include drainageways, permanent
landscaped areas and common recreational facilities. Ten percent
(10%) of all areas within parking lots shall be landscaped, half of
which may be at the perimeter of the parking lot.
Development shall comply with all applicable Town of Marana
Overlay Zoning requirements.
To provide for the harmonious development of the community, maintain
' visual aesthetics, provide for the preservation and restoration of plant and
�rildlife habitat in valuable or sensitive areas and provide for buffering and
' screening between potentially conflicting land uses.
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2. Permitted Uses
3.
a. Greenbelts
b. Infrastructure facilities including but not limited to drainageways
and retention facilities (permanent and temporary), utilities, wells
and related uses are subject to the Town standards and policies in
effect at the time of submittal of offsite improvement plans.
c. Public and private open space lands and facilities, including parks,
playgrounds and similar permanent open space uses.
d. Pedestrian walkways, riding, hiking and bicycle trails, limited to
non-motorized vehicles. Staff has the flexibility to adjust locations
of trails and walkways to appropriate land use and design criteria.
Development will comply with all applicable Town of Marana Overlay
Zoning requirements.
D. Signs
l. Intent
Proper signage controls increase safety and protect the overall visual
aesthetics of the community.
2. Requirements
a. Temporary project identification signs (for individual projects)
shall be permitted. Not more than one temporary project
identification sign may be installed per project.
b. Permanent project identification signs shall be ground signs in
conformance with the character of the community and the
streetscape.
c.
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Identification signs for community facilities must be in keeping
with the architectural style of the buildings they serve.
Standard signs shall be used to facilitate safe on-site traffic
congestion. Traffic signs shall comply with the Town of Marana
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and Arizona Department of Transportation standards as well as the
manual of Uniform Traffic control.
Lightin�
1. Intent
Unnecessary use of lighting is discouraged or prohibited in the interest of
minimizing light pollution and maintaining a peaceful nighttime
environment.
2. Requirements
a. Lighting shall be provided only as necessary to provide the
functional requirements of safety and security.
b. Recommended lamp types are low pressure sodium and
incandescent to minimize undesirable light emission into the night
sky.
c. High pressure sodium, metal halide and quartz lamp types are
discouraged. Mercury vapor lamps and searchlights used for
advertising purposes are prohibited.
d. Temporary project signs and permanent entry signs/monuments
may utilize down lighting to illuminate the signage. No sign shall
be internally lit.
e. Light fixtures for community facilities including parks, recreation
facilities and tennis courts shall provide the necessary lighting for
safety and security without creating a nuisance to adjacent owners.
Outdoor recreational facilities, public or private, shall not be
illuminated after 11:00 p.m.. Lighting shall be minimized to
prevent "spill over" onto adjacent properties.
£ Direct light shall not spill into adjacent owner's properties.
Gradin�
1. Intent
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Grading will be necessary throughout the Tangerine Hills project and will
be carried out in a manner so as to minimize erosion and air pollution.
Requirements
a.
b.
c.
To provide visually attractive, controlled grading conditions, all
proposals must conform with conditions set forth in the Covenants,
Conditions and Restrictions.
No scarifying/clearing shall be performed more than 60 days prior
to the commencement of construction or unless a revegetation
bond is posted.
During Grading, and until revegeta.tion or stabilization has taken
place, dust shall be minimized through application of approved
dust controls.
(1) Acceptable dust controls:
(a) Magnesium chloride: This product does not have
adverse effects on plant life and is presently a lov��-
cost treatment.
(b) Lignum sulphate: This product does not have
adverse effects on plant life.
(c) Water: The use of water to control dust may be
employed during or after grading, as may be
approved by the Town Engineer.
G. Parking
1. Intent
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Off right-of-way parking shall be provided for all land uses, as listed
below. The applicant may elect to provide a greater amount of parking
than shown.
Standards
The following standards shall apply to all off-street parking facilities:
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e.
Parking access lanes, minimum: One way, fourteen (14) feet; two
way, twenty-four (24) feet, at the entrance to parking lot, one-way
opening shall be a minimum of sixteen (16) feet.
Standard car stall dimensions, minimum: Nine (9) feet by eighteen
(18) feet.
Compact car stall dimensions, minimum: Eight (8) feet by sixteen
(16) feet).
Truck parking or loading area, minimum: Forty-five (45) feet by
twelve (12) feet.
A m�imum of forly percent (40%) of parking spaces may be of
compact car dimensions.
f. Bicycle racks shall be provided for all commercial, public and
quasi-public land uses at a ratio of one bike rack per twenty (20)
parking spaces.
g. Handicapped accessible parking shall be provided in accordance
with the provisions of the American with Disabilities Act.
Parking Requirements for Individual Uses
e�
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Residential Uses
Detached single-family dwellings: Two (2) covered parking
spaces per unit.
Lodging Uses
(1) Boardinghouses and Clubs, Lodges, Fraternities, Sororities,
Group Care Facilities, and similar establishments providing
sleeping accommodations are not less than a monthly basis:
One (1) space for each guest room, suite, or other
accommodation, or for each two (2) beds, whichever is
greater. �
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(2) Hotels: One (1) space for each guestroom up to a total of
300 rooms; eight-tenths (.8) of space for each room in
excess of 300 rooms.
(3) Motel: One (1) space for each guest room or rental unit or
one (1) space for each two (2) beds, whichever is greater.
c. Commercial Use
(1) Neighborhood Convenience Facilities: (Convenience
Grocery Stores) One (1) space for each 200 square feet of
gross floor area; provided, however, if parking
requirements for a specific use are prescribed elsewhere in
this section, the requirement for the specific use shall
apply.
(2) Retail Stores and Other Commercial Establishments in a
Shopping Center: One (1) space for each 200 square feet
of gross floor area, excluding floor area.
(3) Retail Stores and Service Establishments Not in a Shopping
Center, other than Neighborhood Convenience Facilities:
One (1) space for each 225 square feet of gross floor area
for buildings of less than 20,000 square feet, plus one space
for each 275 square feet of gross floor area for buildings
exceeding 20,000 square feet, excluding floor area used
exclusively for truck loading or mechanical equipment in
either case.
(4) Repair Shops, Repair Garages, Blueprint and Photo Copy
Services, Heating and ventilating Shops, Plumbing Shops,
Wholesale Business Establishments, and Similar
Establishments and Retail Stores Handling Only Bulky
Merchandise, Such as Furniture and Household
Appliances: One (1) space for each 400 square feet of gross
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(5)
(6)
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floor area, excluding floor area used exclusively for truck
loading.
Service Station: One (1) space for each company vehicle
and two (2) spaces for each service bay.
Restaurants, taverns, nightclubs: One (1) space for each
table and one (1) for each two (2) bar or eating stools.
Theaters: One (1) space for each four seats or every 50
square feet of useable floor area if seating is not fixed.
(8) Retail Nurseries, Garden Shops, and Similar
Establishments with Outdoor Sales and Display Areas: One
(1) space for each 500 square feet of outdoor sales or
display area plus additional spaces as may be required by
the Planning Commission.
(9) Automobile Sales and Service Agencies and Other Types
of Sales, Service, and Rental Agencies for Automotive
Vehicles, Boats and Equipment: One (1) space for each
300 square feet of enclosed display or sales area, plus one
(1) space for each 1,000 square feet of outdoor sales or
display area.
Public and Quasi-Public Uses
(1} Sanitariums, Nursing Homes, and Congregate Care: One
(1) space for each six (6) patient beds, plus one (1) space
for each employee on the m�imum shift, other than
doctors, plus one (1) space for each staff and one (1) space
for each regular visiting doctor.
(2) Places of Public Assembly, such as Churches, Theaters,
Morluaries, Community Centers, Auditoriums (including
school and college auditoriums, arenas, gymnasiums, and
similar places): One (1) space for each four (4) fixed seats
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in the principal assembly area or one (1) space for each 40
square feet of floor area in the principal assembly area if
fixed seats are not provided.
(3) Nursery Schools, Preschools, and Daycare Centers: One (1)
space for each employee on the maa�imum shift and one (1)
space for each ten (10) students for visitor parking, but not
less than six (6) spaces.
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(4) Public and Private Schools, Elementary and Junior High
Level: One (1) space for each teaching position and each
non-teaching employee on the m�imum shift and not less
than five (5) additional spaces conveniently located for
visitor parking.
(5) Arts and Crafts Schools, Music and Dancing School, and
Business, Professional and Trade Schools: One (1) space
for each employee on the maximum shift and one (1) space
for each two (2) students, based on maximum enrollment
capacity.
(6) Nonprofit Social Service Organizations Involving Office
Activities only: One (1) space for each staff inember on the
maximum shift, but not less than six (6) spaces.
(7) Private Libraries, Museums, and Art Galleries: One (1)
space for each employee on the maximum shift plus such
additional spaces as may be prescribed by the Planning
Commission.
(8) Public Buildings and Public Facilities: One (1) space for
each 400 square feet of gross floor area and one (1) for
each two (2) employees.
Parking requirements for land uses not specified above shall be
provided as approved by the Town Manager of Marana, in
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accordance with the parking guidelines set forth in the latest
revision of the Marana Development Code, Section 5.05.06 Off-
Street Parking.
Exceptions to Parking Requirements
Specific requests for parking reductions shall be considered on an
individual basis and supported by information contained in a traffic
engineering investigation, prepared by a registered traffic engineer.
IV. ROADWAY STANDARDS
A. Intent
1. The street system for Tangerine Hills will consist of a series of arterial,
collector and local streets that will serve the project and the surrounding
commuruty.
In general, road alignments should flow with the existing topography to
minimize the required cut and fill. Road alignments should also utilize a
combination of curves and tangents. This approach will reduce the visual
scale of the road corridor, will discourage high speed traffic, and will
allow for the framing of significant views and vistas.
2. Standards and Codes that apply or relate to the design and construction of
' streets and other community circulation of streets and other community
circulation system elements include, but may not be limited to:
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Town of Marana General Plan, Transportation Element;
Town of Marana Standard Cross-Sections for Roads;
Applicable Fire Department standards for fire equipment access.
Arizona Deparhnent of Transportation Standards
3. The developer shall be required to dedicate the required right-of-way and
to contribute on a"fair share" to the road improvements based on the
projected impact of Tangerine Hills in relation to the overall traffic
impact.
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B. Standards
l. Arterial Streets (Tortolita Parkway, Camino de Oeste, Exhibits SP-11 and
SP-12).
The design of arterial streets within the Tangerine Hills community shall
be based on the following:
a. Right-of-way widths shall be 150 feet for Tortolita Parkway and
150 feet for Camino de Oeste.
b. The ultimate pavement section shall typically include one (1) 12-
foot travel lane, one (1} 14-foot travel lane and two (2) 8-foot
bicycle lanes in each direction, with allowance for future widening.
Phased construction will be allowed as approved by Town
Engineering Staff.
c.
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Ultimately, the outside edge of pavement shall be curbed with a
wedge or vertical curb.
An 8-foot pedestrian/bike way shall be provided on both sides of
an arterial street.
e. Access onto Tortolita parkway shall be limited to an intersection
with a major collector roadway or an alternative section in
accordance with Town of Marana standards and as approved by
Town Engineering staff. The location of such an intersection shall
be approved by the Master Developer and the Town Engineer.
Access points onto Camino de Oeste sha11 be approved as part of
the subdivision and platting process by the Developer and Town
Engineer. The number and location for access points shall be
based upon an analysis of future traffic conditions. Access from
individual residential lots onto arterial streets will not be allowed.
£ Arterial streets shall typically include a 22-foot (minimum) median
within 500 feet of an intersection with another major arterial street
or collector street.
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g. Signalized intersections shall typically be spaced no closer than
one-half (1/2) mile.
h. Rights-of-way shall be landscaped per the landscape design section
of this document.
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EXHIBIT SP-11
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2. Collector Streets (E�ibit SP-11)
The design of collector streets within the Tangerine Hills community shall
be based on the following or an alternative section in accordance with
Town of Marana standards and approved by Engineering Staff:
a. The rights-of-way shall be a minimum of 75 feet.
b. The pavement section shall typically include one (1) 12-foot travel
lane in each direction, and a 14 foot two-way left turn lane.
c. The pavement section for collector streets shall typically include
one (1) 5-foot lane in each direction to accommodate bike lanes.
d. Collector streets shall typically include a minimum 16-foot median
within 250 feet of an intersection with a major arterial street.
Medians shall include left turn lanes at intersections.
e. Collector streets shall be curbed with a vertical curb.
f. A 4-foot sidewalk shall be constructed on each side of the collector
street.
g. Rights-of-way shall be landscaped per the landscape design
guidelines section of this document.
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with wedQe curb
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12' .� 14' 7 W LTL' , 12' , 5' 3.5', �,
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MAJOR COLLECTOR ;
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STRE�T SE�TiONS
TANGERINE HILLS
SHARPE & ASSOC�ATES
. NTS
SECTION D - D
EXHIBtT SP-12
� LUC�AL 5 I ��t �- '
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3. Residential Streets
Residential streets within the Tangerine Hills community shall be based on
the following or an alternative section in accordance with Town of Marana
standards and as approved by Town Engineering staff:
a.
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Rights-of-way widths shall be a minimum of 45 feet.
Pavement section shall typically include one 12-foot tra�el lane in
each direction if wedge curbs are used, or 14 foot with vertical
curbs, with 4-foot sidewalks on both sides.
Typically, edge of pavement shall be curbed with a wedge or
vertical type curb.
A tangent with a minimum length of 100 feet shall be provided
where residential streets intersect with collector streets. Tangents
' shall be 90 degrees to the centerline of collector streets and shall be
measured for both angle and distance at the intersection of the
' property lines along the collector and the residential street.
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Cul-de-sacs are recommended for residential streets. Lengths shall
typically not exceed 800 feet. A turnaround with a minunum
radius of 45 feet will be provided at the terminus of each cul-de-
sac. If the radius of the turnaround exceeds 45 feet, it is
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recommended a landscaped island be incorporated by the
developer in order to reduce pavement mass.
When residential streets are not cul-de-sacs, a curvilinear
alignment is encouraged when possible to enhance visual
aesthetics and minimize through traffic.
C. Maintenance
All streets accepted at completion of phasing by the Town of Marana shall be
maintained by the Town in accordance with established Town policies.
Maintenance of all private streets shall be the responsibility of the various
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homeowner's associations landowners within the Tangerine Hills project and
shall be regulated by Covenants, Conditions, and Restrictions.
Phasin�
Roadway and other infrastructure phasing shall be designed to logically serve the
phasing of land uses within the Tangerine Hills project. Road phasing may
include staged construction of a pavement section (i.e. two lanes may be built
initially and the latter two built when warranted).
V. STANDARDS FOR PHASING, CONSTRUCTION AND MAINTENANCE OF
OTHER iNFRASTRUCTURE.
A. Wastewater
l. Residential lots one acre and larger shall be served by private septic
systems until such time as sewage capacity becomes available in the street
adjacent to each subdivision. At that time, such residences will be
required to connect to the sewer system, and existing septic tanks shall be
filled and abandoned including tile fields. This requirement shall be
included in the CC&R's for the property.
2.
3.
Standards
Those wastewater facilities located in public streets shall follow the
ultimate alignment of such streets, subject to the approval of the Town
Engineer. Public wastewater facilities shall be placed in streets, in
easements within private streets or in other easements subject to the
approval of the Town Engineer.
Phasing
The development of land uses within Tangerine Hills shall be consistent
with the ultimate phasing of wastewater improvements. No development
other than single family homes on acre lots shall be permitted unless sewer
service is provided for that development. All sewage discharges will
comply with the Town's wastewater ordinances and resolutions, as well as
State laws and regulations. -
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B. Storm Water Draina�e
1. The Specific Plan delineates the contemplated location of drainage
improvements for Tangerine Hills. Prior to approval of platting,
development plan or construction permits for individual parcels, the
developers of Tangerine Hills must present a complete hydrology/drainage
report which will define in detail the manner in which onsite storm water
will be accommodated, conveyed, stored, etc.
2. Standards
Accommodation of storm water run-off is subject to the approval of the
' Town Engineer. All stormwater drainage facilities are subject to the
review and approval of the Town Engineer, based on an approved
' hydrology study.
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Retention basins may be acceptable as an interim drainage solution, with a
commitment on the part of the property owner to participate in permanent
storm drainage facilities as they are implemented.
Maintenance
All drainageways accepted at completion of phasing by the Town of
Marana shall be maintained by the Town in accordance with established
Town policies. Maintenance of all private drainageways shall be the
responsibility of the landowners within the Tangerine Hills project and
shall be regulated by Covenants, Conditions, and Restrictions. All
maintenance shall be in accordance with Town standards and policies in
effect at the time of acceptance of improvements.
C. Public Utilities
1. Telephone, electrical and natural gas services shall be provided to the
Tangerine Hills site. It is believed that Mountain Bell, TRICO and
Southwest Gas will be the primary suppliers of these services.
All utilities shall be underground. Those facilities located in dedicated
streets shall follow the ultimate alignment of said streets, subject to the
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approval of the Town Engineer. Ultimate phasing of all improvements
shall be consistent with the development of land uses in Tangerine Hills.
All utility crossings in open space areas will be revegetated and are subject
to the approvals of the Town Engineer.
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Water
l. Water service will be provided by Tucson Water or the Town of Marana.
2. Standards
a. Public water facilities shall be placed in dedicated public streets, in
easements within private streets or in other easements subject to
the approval of the Town Engineer.
The size and location of these facilities, which presently do not
exist, shall be determined by a Master Water Plan. The Master
Water Plan will be submitted to the Town for approval, all or in
part, by the Town Engineer.
b. Maintenance
Tucson Water or the Town of Marana shall be responsible for
maintaining all water related equipment and facilities.
c. Phasing
VI
Ultimate water facilities phasing shall be consistent with the
phasing of land uses with the Tangerine Hills community.
Different infrastructure improvements and phasing may be
required than those shown on phasing e�ibits contained in this
plan.
NATUR.AL RESOURCES STANDARDS
A. Water and Air
Measures to maintain the existing level of water and air quality include:
1. Routine cleaning of streets and parking areas.
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Mitigation of dust through sufficient watering during all construction
proj ects.
Landscaping applications in all aspects of the Tangerine Hills community.
B. Soils
Measures to minimize exposed graded areas and potential erosion include:
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Utilization of native landscaping materials to stabilize exposed cut/fill
slopes.
Where appropriate, utilize other slope stabilizing measures such as rock
riprap, articulated pavers, etc.
A qualified soils engineer shall be on site during all grading and site preparation
activities which involve the exca�ation, placement, compaction and shaping of the
soil material which will serve as foundation for all structures and roadways.
C. Ve�etation
The reuse of existing native vegetation and the introduction of native materials is
the basis of the Tangerine Hills revegetation and landscape program.
l. Standards
a. The development plan for Tangerine Hills will call for
development of the entire site, with the exception of a portion of
the major drainages, which shall remain natural. Development in
this manner was established due to the constraints posed by
drainage, area-wide market conditions and grading requirements.
Mitigation for impact to the existing habitat will include the
following:
(1) Preserve natural habitat and wildlife corridors in major
drainage channels.
(2) Enhance habitat along drainage channels by revegetatinQ
with native vegetation salvaged from onsite and with other
native or dxought tolerant vegetation.
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(3) Salvage natural vegetation (shrubs, trees, cacti, and
saguaro) from entire site for use along roadways, entry
statements, screening and buffering where it is
economically practicable and where survival is likely.
The development program calls for salvaging healthy specimen
trees for transplant during final construction. The initial salvage
and transplant program will include those areas to be impacted by
the structures. The Master Developer shall include, as a condition
of sale or parcels within the project, a requirement of the sub-
developer to salvage those native trees whose appearance and soil
conditions warrants such a program. Salvageable native vegetation
onsite includes foothill paloverde (Cercidium microphyllum),
mesquite (Prosopis juliflora), ironwood (Olneya tesota), ocotillo
(Fougueria splendens), whitethorn acacia (A. constricta), barrel
cacti (Ferocacuts wislinzeni), chollas (Opuntia sps.), hedgehog
(Echinocereus sp.), and prickly pear (Opuntia phaeacanta).
Sonoran Desert vegetation will be used in commercial and single-
family housing project-wide revegetation programs during final
construction.
D. Wildlife
Development will have an impact on the onsite habitats of Tangerine Hills. The
most sensitive areas are the riparian streamcourses traversing the site as they serve
as forage areas and migration corridors for wildlife. A goal of the Specific Plan is
to minimize and mitigate those impact areas. The highest value habitat is
contained in the "spine wash" which will be essentially unaltered with the
exception of limited encroachment areas to control flows. Preservation of native
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vegetation in the major drainage channels will benefit wildlife by maintaining
existing habitat and movement corridors.
Habitat restoration measure will be utilized including native vegetation, �a.nd ��ith
native or other drought tolerant nursery-stocked species. Restoration will assist in
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providing replacement of habitat impacted by development, particularly for bird
populations. Use of non-native vegetation in project-wide landscaping elements
is not recommended in any phase for habitat restoration. It is imperative that
native vegetative species be used to maintain or restore habitat for wildlife
existing onsite. Nursery stock native vegetation (5 and 10-gallon stock) will, in
time, replace foliage values associated with mature vegetative specimens. The
use of non-native vegetation should be limited to use adjacent to building entries,
project entry, accents, and oasis landscaping.
VII. HYDROLOGY AND DRAINAGE PROGRAM
The proposed drainage scheme for Tangerine Hills consists of a system of improved
constructed channels, and encroachment into natural floodplains (E�ibits SP-12 and SP-
13). Energy dissipators will be incorporated at the outlets of the improved channels to
allow flow to transition to existing floodplain widths and characteristics at points exiting
the properly. In order to ensure channel integrity, the improved channel banks will be
stabilized with acceptable materials (riprap, gunite, etc.). Channel beds will be left
earthen where possible, however grade control structures will be installed as necessary to
ensure the channel bed profile, natural materials shall be used whenever reasonable.
The designated spine wash will be left essentially in a natural state within the subject
property as dictated by the Tortolita Basin Management Study policies. There will be
some encroachment with fill materials to enable the existing streambed to remain intact.
Fill areas will serve as overbank flow areas and be revegetated to a natural looking state.
At the northern end of the parcel collector channels will direct flow into the spine wash.
Due to site and downstream limitations, the northwest corner of the site is proposed to be
left in a natural condition with minor floodplain encroachment until such time as
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downstream, offsite channel improvements can be undertaken.
Detention/retention will incorporated into site design to ensure that post development
discharges e�ting the site do not exceed pre-development values. If a regional
detention/retention facility is designed and built prior to development of this propem�, the
concept could be incorporated into the final design.
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A complete and detailed Hydrologic and Hydraulic Report, for each parcel, will be
prepared prior to development. This report will provide detailed information on existing
drainage conditions including but not limited to watersheds, concentration points, peak
discharges, points of breakover of flow with associated quantities and floodplains.
Detailed design criteria for the proposed drainage scheme will address detention/retention
channel geometrics and materials, channel inlet and outlet treatments, encroachment
analysis, conveyance of onsite generated runoff, and sediment transport.
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LANDSCAPE PROGRAM
A. Philosophy and Intent
I:
It is the philosophy of the Master Developer that appropriate and attractive
landscape development of public spaces within the Tangerine Hills community is
of critical importance. Towards this end, each project within the community will
be required to participate in a comprehensive landscape development program.
Further, it is the belief of the Master Developer that the most appropriate type of
landscape development is one which preserves or replicates the Sonoran Desert
plan community.
General Requirements
While every effort will be made to preserve e�sting natural vegetation both
within and outside of open space areas, grading and drainage requirements to
accommodate new development will result in removal/relocation of native trees
and cacti in many areas subject to:
Salvage of healthy trees in dense soil and transplanting for use in site and street
landscaping is required when preservation in place is not practical.
In areas where new, supplemental plant material is required, native and drought
tolerant species shall be utilized. The use of non-native plant species which
require extensive irrigation shall be minimized. (See appendices far approved and
prohibited species.)
The overall residential and commercial community landscape development
scheme shall utilize the "oasis" concept. This concept limits intensive, lush
plantings to patios and small public use area only. Native, drought tolerant
landscape themes shall be used in all other project locations.
In addition to plant materials, landscape themes shall utilize other potential site
features such as: earthwork and grading, walls and fences, paved walkways, and
inorganic surfacing materials.
These materials and features must be used in concert with plants to create an
appropriate overall landscape theme.
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Where possible, water harvesting will be incorporated in order to assure adequate
water for all plants and minimize water run-off.
Specific Requirements and Standards
The following is an outline of recommended approaches and minimum standards
for landscape development with various areas or zones of the Tangerine Hills
community. Landscape and irrigation plans shall be prepared for all areas which
require landscaping and must be submitted to the Architectural Design Review
Board (ADRB) for review and approval. A11 landscaping within state owned
rights-of-way are the responsibility of ADOT and will be subject to their
regulations and standards.
1. Arterial Streets and Medians
Arterial streets are highly visible public spaces. As such they should be
attractively landscaped to establish an attractive community image.
These streets also serve to connect the various parts of the community. As
connectors they will accommodate not only vehicular traffic, but
pedestrians and bicycles as well.
High speed traffic along arterial streets represents a potential safety hazard
and is a generator of noise. The objectionable features must be mitigated
through landscape development.
Requirements:
a. Arterial street medians shall be landscaped using trees with
relatively small mature size with some shrubs. Plantings shall be
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drip irrigated. To minimize maintenance requirements, inorganic
surfacing materials should be used in lieu of ground cover plants.
Water harvesting shall be incorporated where possible.
b. A landscaped area shall be provided between the edge of pavement
and the property line. This area shall be planted with drought
tolerant trees and shrubs and shall be drip irrigated. This plant
buffer may incorporate a bike or pedestrian path. Bike paths may
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also be located in the paved portion of the street. All non-paved
areas shall be seeded with native grasses, forbs and shrubs.
(1) A continuous six-foot high decorative masonry wall or
berm or a combination shall be provided between the
arterial street and residential properties. This wall and/or
berm shall be constructed by the developer/building along
that portion of the arterial street that abuts his project. Jogs
or steps in the alignment of the wall are strongly
encouraged. In the event the Master Develop sells parcels
to individual builders, the requirements for the wall shall be
part of the agreement.
(2) The construction of landscape improvements along arterial
streets shall be the responsibility of the developer for that
portion of the street that abuts his project.
(a) Entries
The major entries to Tangerine Hills shall be special
access points which create a sense of arrival and
identification. They will be designed to create
visual interest and will immediately set the
character and theme of the community. This can be
achieved with the following components:
• Low walls/entry signage and lighting fixtures of
a scale, material and form in keeping with the
character of the community.
• Monumentation and specialty paving shall be
used to generate interest and to identify entry
points.
• Accent plantings will generate interest� and
provide appropriate project identification. They
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should be a mix of arid and semi-arid plants
well-suited to this climatic zone and compatible
with the design theme.
• View corridors into the Tangerine Hills
community from the entries shall be maintained
and framed through the use of trees or accent
shrubs.
2. Major intersections
Major intersections along arterial and principal collector streets shall be
treated as landscape nodes or oases with moderately intense landscape
development.
Project entry signs will typically occur at these intersections. All
permanent entry signs or monuments must be fully integrated into the
landscape theme.
Requirements:
(1) In developments with densities of 3 RAC or greater, a
continuous five-foot minimum masonry screen wall shall
be provided between the collector street and residential
properties. Breaks or a stepped alignment of the wall is
required. The wall may be phased along any portion of the
collector street as long as grading requirements are met.
�2)
(3)
(4)
Site triangles must be kept clear of vegetation, berms, or
other items which could obstruct lines-of-sight.
Entry signs may be incorporated into raised planters and
shall be no taller than five (5) feet.
Colored, and/or textured crosswalks or material other than
asphaltic concrete are strongly encouraged.
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(5) Curb cuts and handicap ramps shall be provided for bicycle
and pedestrian movement.
Collector Streets
Collector streets will offer a more limited opportunity for landscape
development than arterial streets. This is due in large part to narrower
rights-of-way. Landscape improvements, nonetheless, shall be
incorporated into street development.
The principal feature of collector street landscape development shall be
street trees. In addition to tree plantings, all disturbed areas along
collector streets shall be reseeded with native grasses and shrubs. E�sting
natural desert vegetation may be used to fulfill landscaping requirements.
Requirements:
(1) Street trees shall be planted so that there is, on average, one
(1) tree per 301inear feet of roadway. Trees shall be
salvaged specimens or new trees of 15-gallon size,
�2)
(3)
(4)
minimum. Trees shall be drip irrigated and any tree that
dies within the first 12 months after completion of initial
landscaping shall be replaced.
All disturbed areas within the right-of-way shall be seeded
with native grasses, forbs and shrubs excluding medians.
Medians at major intersections shall be planted as per
requirements for arterial streets. Landscape easements
shall be created at intersections which allow accent/theme
landscaping and signage out of the sight-visibility triangles.
In developments with densities of 3 RAC or greater, a
continuous five-foot minimum masonry screen wall shall
be provided between the collector street and residential
properties. Breaks or a stepped alignment of the wall is
required. The wall may be phased along any portion of the
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collector street as long as grading requirements are met.
No chain link/wire fences may be utilized for such
purposes.
Residential Streets
Streetscaping within the right-of-way along residential streets will
continue the Sonoran Desert landscape theme to reinforce the
desert character of the development. Streetscaping within
individual neighborhoods will be unique with variations in design
details to provide identity.
For neighborhoods with densities of 2 R.AC or less, existing
natural desert vegetation may be used as streetscaping and
landscaping.
Trees, shrubs and groundcovers will constitute the streetscape and
will be planted between the edge of the street and the right-of-way
line. This area shall be maintained by the Homeowners'
Association where applicable.
Requirements for neighborhoods with densities greater than 1
RAC:
(1) For each residential lot frontage, a minimum of:
Trees: Two (2) 15-gallon size minimum
Shrubs: Ten (10) 30% minimum 5-gallon minimum
Groundcover: 20% minimum of total streetscape area shall
be covered in organic groundcover. The use of turf is
prohibited in this area. The balance of the area shall be
covered in inorganic groundcover (decomposed granite or
river rock).
(2) All landscaping shall be located so as not to obstruct lines
of sight.
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(3) Curb cuts and handicap ramps shall be provided to
facilitate bicycle and pedestrian movement.
(4) Residential areas with densities of 3 RAC or greater shall
provide an opaque screen (wall, fence, hedge, berm or
combination thereo fl around the perimeter of the site.
b. Commercial Front and Sideyard Landscaping.
Landscaping shall consist of native and drought-tolerant plant
materials, berms and/or walls to separate uses, provide privacy and
screen unsightly views. Landscaping elements shall be located
between all structures and the public right-of-way. Where no
structures exist, landscaping elements shall be located from the
street right-of-way and extend onto the site a minimum distance of
the nearest structure from the right-of-way line.
Requirements:
(1) Front yard and side yard landscaping shall consist of the
following minimum plant densities per 1,000 square feet:
Trees: Three (3) 15-gallon size minimum
Shrubs: Fifteen (15) minimum 30% 5-gallon
Groundcover: 20% minimum of area shall be covered with
organic groundcover, and the balance with inorganic
groundcover (decomposed granite or river rock).
(2) When commercial uses abut residential areas, an opaque
screen (wall, fence, berm, hedge or combination thereo fl
shall be installed.
(3) All parking areas adjacent to a public right-of-way shall be
screened by a minimum three-foot high decorative masonry
wall (or other approved material) in addition to landscaping
which meets or exceeds front and sideyard requirements.
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(4) Parking lot planting is required to avoid large expanses of
paved areas. Islands are required every ten (10) parking
spaces, mnimum four (4) feet in width. These planting
islands shall be landscaped with a minimum of:
Trees: One (1) 15-gallon or larger
Shrubs: Three (3) 5-gallon or larger
Groundcover: Inorganic groundcover to cover entire
median. Organic groundcovers may be included.
Single-Family Residential Front and Sideyard Landscaping
Plant material shall be selected from the general plan list and shall
be placed in front and sideyards adjacent to the public right-of-
way. See Appendix II for prohibited and approved plants. Any
fences and walls to be maximum six (6) feet high.
Landscaping shall reflect the Sonoran Desert theme and general
project landscape philosophy and intent.
Drainageway Corridors
Corridors along constructed or improved drainage channels shall
be landscaped to approximate native riparian environments.
Landscaping shall include tree planting and seeding with native
grasses, forbs and shrubs.
Drainageway corridor landscape schemes shall incorporate
pedestrian and/or equestrian paths in their linear parks.
Requirements:
(1) The major drainage easements will be developed in a
manner which preserves vegetation in the center of the
drainageway where feasible. By lowering the perimeter
bottom and protecting the banks, the center natural
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vegetation may be preserved and the entire channel bottom
can remain natural.
All disturbed areas on the margins of the drainage channel,
exclusive of the channel bottom and banks, shall be
revegetated. Revegetation shall consist of indigenous tree
and shrub planting, as appropriate, and seeding with
grasses, forbs and shrubs.
(2) The quantity of trees planted shall be sufficient to provide,
on average, two (2) trees per 2,000 square feet of
revegetated area, one of which shall be 15-gallon container
size, minimum and one of which shall 5-gallon container
size, minimum. Trees shall be drip irrigated until
established.
e.
A. Maintenance
Screening
All mechanical equipment, loading areas, storage areas and trash
collection areas shall be shielded from view by architectural
design, fencing, walls or landscape.
The Town shall be responsible for maintaining landscaping within publicly
dedicated areas, including drainageways and road right-of-way. Landscaping
maintenance on privately held property shall be the responsibility of individual
property owner or an owners' association.
IX. PHASING
Land use and infrastructure will follow a phasing pattern that will allow a visually
attractive, marketable and logical development at Tangerine Hills. The anticipated
phasinQ program is shown in E�ibit SP-16. The first phase of development at Tangerine
Hills is anticipated to be a single family subdivision with one-acre lots located off of
Tangerine Road. Subsequent phases would occur in conjunction with development of
Caniino de Oeste, the Tortolita Parkway and the region in general. Phase numbers are for
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I X. IMPLEMENTATION
The Master Developer (Sharpe & Associates) shall be responsible for the general
' administration and implementation of the Tangerine Hills Specific Plan.
' The Master Developer shall establish the Tangerine Hills Design Review Committee
which shall be responsible for reviewing and approving the design of screen walls, entry
, statements, landscape plans, utilities, signs and architectural plans.
All construction in, adjacent to, or serving the area of this Specific Plan shall be subject
' to review and approval by the Town of Marana under then-existing Town policies and
standards except as modified by the Specific Plan, and shall be allowed only under
� appropriate permits.
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