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Home My WebLink AboutMarana Center (Marana Spectrum) Specific Plan Amendment • . mARANA • emo pro STECTRUM Marana Spectrum Specific Plan mo Marana Case Number PCZ-06087 imo July 28, 2006 Revised October 2, 2006 w Revised February, 2007 Igo December, 2007 100 Prepared by r* ■ .0 : planning resources ojinnInp urban deslan development consultants 270 North Church Avenue,Tucson Arizona 85701 • (5201 628-1118 fax 628-7637 110 PR Job#06002.00 teic THE PLANNINGCENTER a division of TPC Group Inc The Planning Center BAR-01 10, PCZ-06087 \ Accepted PCZ-06087000 j�RAN Amended 06/13/2014 2nd Amendment MAR August 7, 2007 `", OrdinanceN0.:2014.010 ','. 1 Amended 12/05/2017 � /1 rowm.MAW. Ordinance No.: 2007.19 Ordinance No.: 2017.026 F. ANN RODRIGUEZ, RECORDER 1111111111111111111010111111111111111 IIII III I IIII IIIIIIIIIIIIIIIII IIIIII Recorded By: MAM og PIi" • DEPUTY RECORDER y�' ffi 4 SEQUENCE: 20173420033 4973 ;'�� SMARA i'��I v6 NO. PAGES•: 4 L '� 12/08/2017 TOWN OF MARANA PICKUP `9$IZoI`TP 8:25:44 J MARANA ORDINANCE NO. 2017.026 RELATING TO DEVELOPMENT; AMENDING THE MARANA SPECTRUM SPECIFIC PLAN, PART II— DEVELOPMENT PLAN AND STANDARDS, TO ALLOW RESIDENTIAL USES TO BE LOCATED ON ALL STORIES OF MULTI-STORY, MULTI-FAMILY RESIDENTIAL DEVELOPMENT WITHIN PARCELS 2 AND 3 OF THE MARANA CENTER FINAL BLOCK PLAT; AND ESTABLISHING AN EFFECTIVE DATE WHEREAS the Mayor and Council of the Town of Marana find that the revisions adopted by this ordinance are in the best interest of the Town of Marana and the general public. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The amendment to the Marana Spectrum Specific Plan, Part II — Development Plan and Standards, to revise the section titled Uses Permitted to allow residential uses to be located on all stories of multi-story, multi-family residential development within Parcels 2 and 3 of the Marana Center Final Block Plat, one electronic and one printed copy of which are on file in the office of the Town Clerk of the Town of Marana, Arizona, which were made a public record by and are attached as Exhibit A to Marana Resolution No. 2017-109, are hereby referred to, adopted and made a part of this ordinance as if fully set out here. Section 2. All ordinances or parts of ordinances in conflict with the provisions of this ordinance are repealed as of the effective date of this ordinance; provided, however, that this repeal shall not affect the rights and duties that matured or penalties that were incurred and proceedings that were begun before the effective date of the repeal. 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, the decision shall not affect the validity of the remaining portions of this ordinance. Section 4. This ordinance is effective on January 5, 2018. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 5th day of December, 2017. r" MARANA AZ Mayor Ed Honea ESTABLISHED 1977 ATTEST: APPROV AS TO FORM: ' ei-/A-AL Z./ - �'. ocelyn Conson, Town Clerk `ra'i Cassi , Town Atte ney Marana Ordinance No.2017 026 . 1 - / 11/22/2017 12:10 PM BDV Document accepted inaccurate page numbering MARANA RESOLUTION O® 2017-109 RELATING TO DEVELOPMENT; DECLARING AS A PUBLIC RECORD WIT11 THE TOWN CLERK THE AMENDMENT ADOPTED BY ORDINANCE NO. '42017.026, AMENDING THE MARANA SPECTRUM SPECIFIC PLAN,, PART 11 — DEVELOPMENT PLAN AND STANDARDS, TO ALLOW RESIDENTIAL USES TO BE LOCATED ON ALL STO-J-OL'S OF MULTI-STORY, MI-JLTI-FAMILY RESIDENTIAL DEVELOPMENT WITHIN R A, ' ' AND ' OF T111" MARANA CENTER FINAL BLOCK PLAT.R( I S BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, that the amendment to the Marana Spectrum Specific Plan, Part 11 — Development Plan and Standards, adopted by Ordinance No. 2017.026 and attached to and incorporated in this resolution as Exhibit A, one electronic and one paper copy of which are on file in the office of the Town Clerk, are hereby declared to be a public record and ordered to remain on file with the Town Clerk. PASSED AND ADOPTI-1) by the Mayor and Council of the Town of Marana, Arizona, this 5"' day of December, 2017. Mayor Ed Honea ATTEST: APPRO'V1WD AS TO FORM: 4"'� T 4--' " "'"_� 'L"_� FORM:�I"' nk Cassi -Town A ey a Ca� si ocelyn C. onson, Town Clerk F/ .--speftam MARANA AZ ESTARLISHF�'D 1477 Marana Resolution No.2017-109 11/22/2017 12:04 PM BDV PART 11-DEVELOPMENT PLAN AND STANDARDS Introduction The Marana Spectrum Specific Plan establishes guidance and regulatory measures for the development of approximately 170.04 acres located at the southeast corner of the intersection of 1-10 and the Twin Peaks/Camino de Manana Interchange in the Town of Marana, Arizona. This Specific Plan document provides all development regulations, programs, policies, and process for implementation of the plan and its elements. The Marana Spectrum Specific Plan, when adopted, replaces the current property zoning with the development standards contained in this specific plan. The development proposed under the Specific Plan is consistent with the Town of Marana General Land Use Plan, Exhibit 17. Land Use Proposal This site, as noted in the Development capability Report portion of the Specific Plan, is especially well located. It is located at the intersection of the Freeway and two major roads (Twin Peaks and Camino de Manana) drawing people from both continental Ranch to the west and development occurring along Linda Vista Boulevard to the east, Hartman Lane to the south and Tangerine Road to the north. The draw will also be from the surrounding community in general. The uses proposed for the plan are based on the anticipation of the market's current and foreseen demands while maximizing the development opportunities. The development proposal is the consummation of the site analysis, technical information, Town of Marana guidance and market research. Development The development scenario focuses on regional opportunities. Because of the site's central location in the Town of Marana, it is well located for regional commercial opportunities. The property will be developed as a "Power center" offering opportunities for large-scale retailers. A typical "Power center" includes a variety of uses clustered together and generally features one or more "Sig Box" stores such as Target, Home Depot, Lowe's or any number of other major retail or wholesale stores. Exhibit 16 shows the development concept. Uses Permitted: • Large Scale Retail • Specialty Retail including liquor sales • Restaurants including alcohol service • Fast Food Restaurants including drive-thru service • Banking/Financial Institutions, including drive--thru tellers and ATM machines, not including af nanaaiinstit��rorrs • Hotel/Motel including those with restaurant and bar • Parking Structures * Gasoline Service Station with convenience store and car wash but without repair services 49 • Automobile service center connected with retail store • offices • Medical Offices Theaters, not including drive-ins • Department Stores • Retail Warehouse Outlets • Home Improvement Centers • Drug Store with d rive-th ru • Pet and Pet Supply Stores including veterinary services, grooming, and boarding small animals • Appliance Stores ■ Barber and Beauty Shops • Bicycle Shops • Florist Shop • Furniture Stores ■ Grocery Stores with liquor sales • Fitness center/Gym • Hardware and inside lumber sales • Residential to be located on the second and third stories only with the excel2tion that Parcel 2 and Parcel 3 of the Marana Center Final Block Plat may be developed with multi-s o multi-family residential-.with residential uses located on all stories. • Similar uses as determined by the Planning Director SO F. ANN RODRIGUEZ, RECORDER Recorded By: JAF DEPUTY RECORDER 4920 SMARA TOWN OF MARANA PICKUP SEQUENCE: NO. PAGES: ORDIN PICK UP AMOUNT PAID: MARANA ORDINANCE NO. 2014.010 20141290583 20 05/09/2014 14:28 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING THE MAYOR TO EXECUTE THE SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT AND APPROVING THE MARANA SPECTRUM SPECIFIC PLAN AMENDMENTS FOR THE PROPOSED MARANA CENTER PROJECT ON PROPERTY LOCATED ON THE SOUTH SIDE OF TWIN PEAKS ROAD BETWEEN INTERSTATE 10 AND LINDA VISTA BOULEVARD WHEREAS the Marana Spectrum Specific Plan was approved by the Town on August 7, 2007 pursuant to Ordinance No. 2007.19; and $14.50 WHEREAS the Marana Spectrum Specific Plan created the zoning entitlements for Marana Spectrum, a proposed 1.2 million square foot retail lifestyle/entertainment/power center including mixed use, hotel, office and residential components on property now located on the south side of Twin Peaks Road between Interstate 10 and Linda Vista Boulevard (the "Property"); and WHEREAS the Town of Marana and Kimco Marana L.P., a Delaware limited partnership, formerly known as Kimco Barclay Marana, L.P., ("Kimco") the original owner/ developer of Marana Spectrum, entered into the Marana Spectrum Development Agreement dated December 22, 2007 (the "Original Spectrum DA"), recorded with Marana Resolution No. 2007-227 (its authorizing resolution) at Docket 13211, Page 951, in the records of the Recorder of Pima County, Arizona, on December 28, 2007; and WHEREAS Kimco and the Town were parties to the First Amendment to Marana Spectrum Development Agreement dated August 17, 2010 (the "First Spectrum DA Amendment"), recorded at Docket 13881, Page 490, in the records of the Recorder of Pima County, Arizona, on August 26, 2010; and WHEREAS the Original Spectrum DA and the First Spectrum DA Amendment addressed and facilitated development of the Property in a manner consistent with the Marana Spectrum Specific Plan; and WHEREAS VP Marana 160, LLC, an Arizona limited liability company ("VP Marana") has now purchased the Property; and WHEREAS Kimco assigned and VP Marana assumed all Kimco's rights and responsibilities under the Original Spectrum DA and the First Spectrum DA Amendment pursuant to the Assignment and Assumption of Marana Spectrum Development Agreement dated Marana Ord. No. 2014.010 - 1 - 5/1/2014 9:56 AM FJC Page 2 of 20 Sequence No. 20141290583 December 9, 2013 (the "DA Assignment"), recorded at Sequence No. 20133460261 in the records of the Recorder of Pima County, Arizona, on December 12, 2013, and approved and consented to by the Town on December 3, 2013, by the adoption of Marana Resolution No. 2013-110; and WHEREAS VP Marana proposes to develop the Property into a commercial center called "Marana Center," conforming to the land uses contemplated by the Marana Spectrum Specific Plan but with a different development footprint; and WHEREAS Town of Marana staff believes that Marana Center is fully compatible with the purpose and intent of the Marana Spectrum Specific Plan; and WHEREAS the Town of Marana has initiated a specific plan amendment for the purposes of accommodating particular elements of the Marana Center project and addressing Marana Spectrum Specific Plan language that might arguably be interpreted to require the Property to be developed to the layout and footprint of the conceptual site plan attached as Exhibit 16 to the Marana Spectrum Specific Plan and included as the base drawing for various other exhibits throughout the Marana Spectrum Specific Plan; and WHEREAS VP Marana has exchanged certain portions of the Property with a neighboring property owner, causing a slight revision in the land area to be included within the Marana Spectrum Specific Plan; and WHEREAS VP Marana and the Town of Marana desire to enter into a Second Amendment to Marana Spectrum Development Agreement (the "Second Spectrum DA Amendment") to carry out VP Marana's vision for the development of the Property and to address various pending issues affecting the development of the Marana Center; and WHEREAS the Second Spectrum DA Amendment and the Marana Spectrum Specific Plan amendments for the proposed Marana Center project addressed by this ordinance were presented at an April 30, 2014 meeting of the Marana Planning Commission and received a recommendation of approval by a vote of six in favor, none opposed, and one absent. WHEREAS the Marana Town Council finds that the Second Spectrum DA Amendment and the Marana Spectrum Specific Plan amendments for the proposed Marana Center project addressed by this ordinance are in the best interest of the Town and its citizens. NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AS FOLLOWS: SECTION 1. The Marana Spectrum Specific Plan is hereby amended as follows: 1. The conceptual site plan attached as Exhibit 16 to the Marana Spectrum Specific Plan and included as the base drawing for various other exhibits throughout the Marana Spectrum Specific Plan is for illustrative purposes only and shall not in any way limit the permitted layout and footprint of development on the Property. Marana Ord. No. 2014.010 - 2 - 5/1/2014 9:56 AM FJC Page 3 of 20 Sequence No. 20141290583 2. The total building area permitted under the Marana Spectrum Specific Plan is 1,276,951 square feet, subject to the "non -substantial" change definition set forth in paragraph 3 below. 3. The second sentence of the first paragraph of the "Administration" subsection of the "Specific Plan Implementation" section of the Marana Spectrum Specific Plan (found at page 138 of the specific plan booklet) is hereby amended to read as follows: ` "Non -substantial" changes are hereby defined as those that would not increase total building area by more than 15%, increase height by 20%, or change setbacks by more than 20%.' 4. Marana Spectrum Specific Plan text that refers to specific buildings on the conceptual site plan is provided for illustrative purposes only. By way of example and not limitation, the discussion of the "main street area which contains minor 3, 8, and 9, shops 7, 8, 9, 10, 11, 12, and 13, pads 14, 15, 16, and 17..." found in the third sentence of the second paragraph of the "Introduction" section (page 1 of the specific plan booklet) is an illustration of the type of building orientation permitted under the Marana Spectrum Specific Plan, and is not prescriptive of the particular building layout required under the Marana Spectrum Specific Plan. Marana Spectrum Specific Plan technical information that relies on the conceptual site plan is provided as an illustration of the type of technical information that will be required as a condition of development plan approval for individual buildings or groups of buildings to be developed on the Property. By way of example and not limitation, the truck circulation and the pedestrian circulation discussed in the "Transportation and Circulation" section of the Marana Spectrum Specific Plan (page 55 of the specific plan booklet) and depicted on Exhibits 18 and 19 of the Marana Spectrum Specific Plan illustrate the type of truck and pedestrian circulation that will be required as a condition of development plan approval for the actual building or buildings eventually constructed on the Property. 6. The legal description and survey attached as Exhibit 3 to the Marana Spectrum Specific Plan is hereby replaced with the legal description attached as "Exhibit A" to the Second Spectrum DA Amendment. 7. The Marana Spectrum Specific Plan includes a "Signage" section (beginning at page 94 of the specific plan booklet) and a "Comprehensive Sign Package Proposal" (consisting of 11" x 17" pages numbered "Page A" and "Page 1" through "Page 18" inserted after page 95 of the specific plan booklet) (the "MSSP Signage Provisions"). The sign depictions, descriptions, and locations set forth in the MSSP Signage Provisions are conceptual only, and do not govern signage within the Marana Center. Subject to the revisions in paragraphs 8 and 9 below, and subject to the revision authority under Marana Land Development Code section 16-09-03 (Sign Program) as it may be amended, the MSSP Signage Provisions govern signage within Marana Center with respect to all substantive sign regulations, such as maximum sign dimensions, sign types, total number of signs of each sign type, square footage of aggregate freestanding signage, illumination provisions, construction/material requirements, signage area calculations, and master criteria for signage. The Marana Planning Director shall be authorized to review and approve specific sign designs and locations within Marana Center. In the event of a dispute, an appeal of any Planning Director Marana Ord. No. 2014.010 - 3 - 5/1/2014 9:56 AM FJC Page 4 of 20 Sequence No. 20141290583 determination concerning signage shall be taken to the Town of Marana Board of Adjustment. The Freestanding Sign Matrix at Page 3 of the MSSP Signage Provisions is modified as follows: a. Sign type "16-14-19 Freeway Pylons" is modified by adding the following text to the "Additional Beyond Code" column: "Overall sign height shall not exceed 75' (10' higher than code). Each sign face of one of the three Freeway Pylons may include one electronic message display not exceeding 12' high by 18' wide, subject to the following requirements: (i) Displays may be full color and shall consist only of static messages that change not more frequently than once every 7.5 seconds. (ii) Messages must transition by instant change method. Scrolling, traveling, flashing, full motion video, use of sound, and similar operational effects are prohibited. (iii) In their construction and operation, all electronic sign displays shall comply with the Town of Marana Outdoor Lighting Code in effect at the time the sign permit is issued. (iv) The electronic message display shall be in conformance with all applicable federal and state laws and regulations. b. Three sign types "16-14-03 Freestanding Pole Signs" are modified by adding the following text to the "Additional Beyond Code" column: "The 80 sf (40 sf larger than code) of changeable copy may consist of an electronic message display that meets the requirements of the Town of Marana Outdoor Lighting Code and Marana Land Development Code section 16-14-08 (Electronic Message Displays) in effect at the time the sign permit is issued." 9. Signage for a proposed outlet mall (a retail complex utilizing a "racetrack" layout in which all buildings surround and are oriented toward interior pedestrian -only walkways where customer access to retail shops only from the interior of the outlet buildings) currently anticipated to be constructed on Parcel 4 (see Exhibit B to the Second Spectrum DA Amendment) shall comply with the following: a. Towers which are, in the Planning Director's judgment, constructed with the primary purposes of accommodating signage and providing architectural relief shall not exceed an overall height of 70 feet. b. Signage on exterior wall fagades (walls facing parking lots and public roadways) shall not exceed 20% of the total aggregate wall area per fagade exposure. The outlet mall developer shall submit to the Planning Director a sign package for the exterior wall fagades of the outlet mall, identifying building signage sizes and locations similar in detail and substance to the wall mounted signage depicted on Pages S.3 through S.7 of the sign package for the St. Louis Premium Outlets, included as background information for the Marana Planning Commission's April 30, 2014 public hearing and the Marana Town Council's May 6, 2014 public hearing. The Planning Director shall be authorized to administratively approve an outlet mall sign package that conforms to the requirements of this subparagraph. Marana Ord. No. 2014.010 - 4 - 5/1/2014 9:56 AM FJC Page 5 of 20 Sequence No. 20141290583 c. Signage visible only from the interior of the "racetrack" layout and not visible from surrounding parking areas and roadways is not subject to the MSSP Signage Provisions. SECTION 2. The Mayor is hereby authorized and directed to execute the Second Spectrum DA Amendment, attached as Exhibit A to this ordinance, for and on behalf of the Town of Marana. SECTION 3. The various Town officers and employees are authorized and directed to perform all acts necessary or desirable to give effect to this ordinance. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 6th day of May, 2014. Mayor Ed Honea ATTEST: APPROVED AS TO FORM: Marana Ord. No. 2014.010 - 5 - 5/1/2014 9:56 AM FJC Page 6 of 20 Sequence No. 20141290583 SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT TOWN OF MARANA, ARIZONA THIS SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT (this "Second DA Amendment") is made and entered into by and between the TOWN of MARANA, an Arizona municipal corporation (the "Town"), and VP MARANA 160, LLC, an Arizona limited liability company ("VP Marana" or the "Owner/ Developer"). The Town and VP Marana are sometimes collectively referred to as the "Parties," either of which is sometimes individually referred to as a "Party." RECITALS A. Kimco MARANA L.P., a Delaware limited partnership, formerly known as Kimco BARCLAY MARANA, L.P., ("Kimco") and the Town were parties to the MARANA SPECTRUM DEVELOPMENT AGREEMENT dated December 22, 2007 (the "Original DA"), recorded with Marana Resolution No. 2007-227 (its authorizing resolution) at Docket 13211, Page 951, in the records of the Recorder of Pima County, Arizona, on Decem- ber 28, 2007. B. Kimco and the Town were parties to the FIRST AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT dated August 17, 2010 (the "First DA Amendment"), record- ed at Docket 13881, Page 490, in the records of the Recorder of Pima County, Arizona, on August 26, 2010. C. The Original DA and the First DA Amendment addressed and facilitated devel- opment of the Property in a manner consistent with the Marana Spectrum Plan, which includes a conceptual site plan for the Property that identified individual building enve- lopes and an overall development footprint to carry out Kimco's vision for the devel- opment of the Property. D. Kimco assigned and VP Marana assumed all Kimco's rights and responsibilities under the Original DA and the First DA Amendment pursuant to the ASSIGNMENT AND ASSUMPTION OF MARANA SPECTRUM DEVELOPMENT AGREEMENT dated December 9, 2013 (the "DA Assignment"), recorded at Sequence No. 20133460261 in the records of the Recorder of Pima County, Arizona, on December 12, 2013. E. The Town approved and consented to the DA Assignment on December 3, 2013, by the adoption of Marana Resolution No. 2013-110. {00037382.DOCX / 51 SECOND AMENDMENT TO MARANA SPECPRUM DEVELOPMENT AGREEMENT 4/30/2014 8:45 AM FJC -1- Exhibit "A" Page 7 of 20 Sequence No. 20141290583 F. To carry out its vision for development of the Property, VP Marana desires to en- ter into this Second DA Amendment, modifying the Original DA as amended by the First DA Amendment, and replacing Kimco's conceptual site plan for the Property with one that defines the master street and block layout but eliminates individual building envelopes in favor of providing flexibility of site layout within the parameters of the Marana Spectrum Plan as now amended. G. Concurrently with the processing and review of this Second DA Amendment, VP Marana has submitted and the Town has processed, reviewed, and ultimately approved by Marana Ordinance No. 2014. , amendments to the Marana. Spectrum Plan (collec- tively the "2014 Marana Spectrum Plan Amendments') to carry out VP Marana's vision for the development of the Property, including but not limited to replacement of the conceptual site plan for the Property and a slight adjustment in the boundaries of the Property. H. The Town desires to enter into this Second DA Amendment to facilitate the pro- ductive use and economically viable development of the Property, to carry out its obli- gation to charge any development impact fees in place on August 1, 2014 to commercial and industrial properties as required by A.R.S. § 9-463.05(B)(13) as amended by Laws 2011 Chapter 243, and to avoid having to reimburse the appropriate development fee accounts as required by A.R.S. § 9-463.05(B)(13) as amended by Laws 2011 Chapter 243 for the amount of development impact fees which would have been waived under the Original DA as amended by the First DA Amendment. I. As amended by this Second DA Amendment and the 2014 Marana Spectrum Plan Amendments, the Development: i) is consistent with the Towns long-term economic development strategies and is expected to create a source of significant tax revenue for the Town for many years; ii) will have a substantial positive economic impact on the Town because it is ex- pected to provide commercial and retail opportunities consistent with the businesses targeted by the Town; and iii) is in compliance with the Towns adopted and approved General Plan (as de- fined in A.R.S. § 9-461). J. The Town is authorized by A.R.S. § 9-500.05 to enter into a development agree- ment with a landowner or other person or entity having an interest in real property located within the Town to facilitate development of the property by providing for, among other things, the conditions, terms, restrictions, and requirements for develop- ment and public infrastructure and the financing of public infrastructure. K. This Second DA Amendment does not increase the Towns economic develop- ment expenditures or retail sales tax reimbursements beyond those committed to the Original DA as amended by the First DA Amendment, and does not diminish the De- velopment's economic development benefits to the Town as anticipated under the Orig- inal DA as amended by the First DA Amendment. 100037382.DOCX / 51 SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT 4/30/2014 8:45 AM FJC -2- Page 8 of 20 Sequence No. 20141290583 AGREEMENT Now, THEREFORE, in consideration of the foregoing recitals, which are incorporated into this Second DA Amendment as though fully restated here, and the mutual cove- nants set forth in the Original DA as amended by the First DA Amendment and this Second DA Amendment, the Parties hereby agree as follows: 1. The Property. The "Property," as referred to in Recital A of the Original DA, de- fined in paragraph 1.3.12 of the Original DA, and legally described in Exhibit A to the Original DA, is hereby modified to refer to that land legally described in "Exhibit A" as attached to and incorporated by this reference in this Second DA Amendment. 2. The Development. The text of recital B of the Original DA is hereby deleted, and the following is inserted in its place: Owner/ Developer intends and desires to develop a regional commercial center on the Property with a mix of large -format and outlet -style retail buildings, auto mall, and individual pads and parcels for various permitted commercial, restaurant, gro- cery, hotel, and other uses as permitted in the Marana Spectrum Plan (the "Devel- opment"). 3. Conceptual master site plan. The conceptual master site plan attached as Exhibit B to the Original DA and referred to in paragraphs 1.2 and 1.3.5 of the Original DA is hereby replaced with "Exhibit B" attached to and incorporated by this reference in this Second DA Amendment. 4. Marana Spectrum Plan definition. Paragraph 1.3.11 of the Original DA is hereby amended to read as follows: The "Marana Spectrum Plan' is the Marana Spectrum Specific Plan, approved by the Town on August 7, 2007, pursuant to Marana Ordinance No. 2007.19, as amend- ed by Marana Ordinance No. 2014. adopted on , 2014 (see recital C of the Original DA). 5. Public Improvements exhibit. Exhibit C to the First DA Amendment, being the amended list of Public Improvements to be constructed by the Owner/ Developer, is hereby replaced with "Exhibit C" attached to and incorporated by this reference in this Second DA Amendment. Exhibit C-1 attached to the First DA Amendment remains unchanged. 6. Reservoir Site. For purposes of this Second DA Amendment, the "Reservoir Site" shall mean the real property owned by the Owner/ Developer and located approximate- ly 1.7 miles northeast of the Property, identified as Pima County Assessor's Parcel Number 216-23-075A. The Reservoir Site was purchased by VP Marana's predecessor in interest for the purpose of installing a potable water reservoir with sufficient fire flow capacity to provide necessary fire flow to serve the Development. 7. Abandonment proceedings. The Town agrees to timely begin and diligently pursue abandonment proceedings pursuant to A.R.S. § 28-7201 et seq., abandoning in favor of 100037382.DQCx / 51 SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT 4/30/2014 8:45 AM FJC -3- Page 9 of 20 Sequence No. 20141290583 the Owner/Developer the public rights-of-way described in the following subpara- graphs. The Town anticipates the public rights-of-way described in subparagraphs (A) and (C) below to be abandoned by exchange as authorized by A.R.S. § 28-7203 in con- nection with the Towns approval of a subdivision plat for the Development, exchang- ing the abandoned rights-of-way with new public rights-of-way dedicated by the plat. In addition, the Town agrees to timely begin and diligently pursue abandonment pro- ceedings pursuant to A.R.S. § 28-7201 et seq., abandoning the public right-of-way of Dalton Place not bordered on both sides by the Development in favor of the adjacent property owner (currently Unisource Energy Corporation). The Town hereby waives administrative and processing fees associated with these abandonment proceedings. Owner/ Developer shall provide or pay for any survey or title work the Town reasona- bly deems necessary to accomplish these abandonment proceedings. Owner/ Developer acknowledges the Towns obligation to proceed as required by law, including the need to address any rights of property owners and utility companies that rely on the right-of- way sought to be abandoned, and the Parties will cooperate in good faith to address those rights justly and appropriately while working toward the goal of full abandon- ment through the Property. (A) That portion of the public right-of-way of Dalton Place bordered on both sides by the Development. (B) Any remaining public right-of-way of old Camino de Manana bordered on both sides by the Reservoir Site. (C) The remaining twenty foot wide slope easement areas of the former Linda Vista Road right-of-way retained by the Town in connection with previously - completed abandonment proceedings accomplished pursuant to paragraph 2.6 of the Original DA. The Town will retain slope easement and any other necessary easement rights within this proposed abandonment area. 8. Dedication of the Reservoir Site. Owner/Developer shall dedicate the Reservoir Site (including any former right-of-way of old Camino de Manana abandoned in favor of Owner/Developer pursuant to paragraph 6(B) of this Second DA Amendment) to the Town, subject to the Owner/ Developer's right to be reimbursed by the Town, in the principal amount of $86,836 (the amount reported on the affidavit of value filed when the Reservoir Site was purchased by VP Marana's predecessor in interest), pursuant to Article 6 of the Original DA as amended by the First DA Amendment and this Second DA Amendment. The dedication shall be made free and clear of all liens and encum- brances, and shall occur not later than 60 calendar days after written demand by the Town to the Owner/ Developer. If the dedication occurs before water facilities needed for the Development are constructed on the Reservoir Site, the Town shall grant a tem- porary construction easement, right -of -entry, and any other related rights to the Own- er/Developer and its contractors and agents at no cost to construct any water facilities needed for the Development on the Reservoir Site. {00037382.DOCX / 51 SECOND AMENDMENT TO MARANA SPECPRUM DEVELOPMENT AGREEMENT 4/30/2014 8:45 AM FJC -4- Page 10 of 20 Sequence No. 20141290583 9. Reservoir Site Encroachment. The Town and/or its contractors and agents con- structed certain water facilities in connection with the construction of Twin Peaks Road that encroach onto the Reservoir Site. The Owner/Developer expressly consents to the encroachment of the existing facilities, and shall not take any action to force the removal of the existing facilities from the Reservoir Site. 10. Elimination of development impact fee waiver. Paragraph 5.2 of the Original DA, as amended by paragraph 8 of the First DA Amendment, is hereby deleted. 11. Owner/Developer audit. Paragraph 6.5 of the Original DA is hereby modified by adding the following after the existing text: The Owner/ Developer audit authorized by this paragraph shall be subject to all ap- plicable laws that may prohibit or limit the dissemination or use of transaction privi- lege tax and related information. Before the Owner/Developer audit occurs, the Owner/ Developer shall obtain and provide to the Town written waivers of confi- dentiality sufficient to satisfy the requirements of Arizona Revised Statutes § 42-2003(A)(6) from each taxpayer whose sales tax returns and other financial rec- ords are provided by the Town in connection with the audit. 12. Annual report. Paragraph 6.6 of the Original DA is hereby modified by adding the following after the existing text: The report shall be restricted to information that may be released by the Town with- out violating applicable laws that may prohibit or limit the dissemination or use of transaction privilege tax and related information. The report will not contain infor- mation capable of identifying confidential information of any particular taxpayer unless and until the Owner/ Developer has obtained and provided to the Town writ- ten waivers of confidentiality sufficient to satisfy the requirements of Arizona Re- vised Statutes § 42-2003(A)(6) from each taxpayer whose confidential information is revealed in the report. 13. Effect. Capitalized words and phrases in this Second DA Amendment shall have the meanings set forth in the Original DA as amended by the First DA Amendment, and the terms of the Original DA as amended by the First DA Amendment shall con- tinue in full force and effect except as expressly modified by this Second DA Amend- ment. 14. Term. This Second DA Amendment shall become effective (the 'Effective Date') on the later of the following two events: (i) the effective date of the ordinance of the Town Council approving this Second DA Amendment; and (ii) the signature date of the last Party to sign this Second DA Amendment. The term of this Second DA Amendment shall begin on the Effective Date and, unless sooner terminated by the mutual consent of the Parties, shall automatically terminate and shall thereafter be void for all purposes on the termination date set forth in paragraph 11 of the First DA Amendment. 100037382.DOCx / 51 SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT 4/30/2014 8:45 AM FJC -5- Page 11 of 20 Sequence No. 20141290583 15. Notices and filings. The addresses for the Owner/Developer set forth in paragraph 12 of the First DA Amendment are hereby deleted, and the following is inserted in their place: VINTAGE PARTNERS, LLC 2502 East Camelback Road, Suite 214 Phoenix, Arizona 85016 Attention: David C. Scholl Telephone: (602) 459-9924 16. Counterparts. This Second DA Amendment may be executed in multiple counter- parts, each of which shall, for all purposes, be deemed an original and all of which, taken together, shall constitute one and the same agreement. 17. Exhibits. Any exhibit attached to this Second DA Amendment shall be deemed to have been incorporated in this Second DA Amendment by reference with the same force and effect as if fully set forth in the body of this Second DA Amendment. 18. Conflict of interest. This Second DA Amendment is subject to A.R.S. § 38-511, which provides for cancellation of contracts in certain instances involving conflicts of interest. 19. Good standing, authority. The Owner/Developer represents and warrants to the Town that it is duly formed and validly existing under the laws of the state of Arizona. Each Party represents and warrants that the individual executing this Second DA Amendment on its behalf is authorized and empowered to bind the Party on whose behalf each such individual is signing. [Remainder of page intentionally left blank.] 100037382.DOCX / 5) SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT 4/30/2014 8:45 AM FJC -6- Page 12 of 20 Sequence No. 20141290583 IN WITNESS WHEREOF, the Parties hereto have executed this Second DA Amendment as of the last date set forth below their respective signatures. The "Town': "VP Marana" or the "Owner/ Developer": TOWN OF MARANA, an Arizona municipal VP MARANA 160, LLC, an Arizona limited corporation liability company Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney STATE OF ARIZONA ) ss County of ) By: VINTAGE PARTNERS, LLC, an Arizona limited liability company, its Man- ager By: SCHOLL PARTNERS LLC, an Arizona limited liability company, author- ized Member By: David C. Scholl, Manager The foregoing instrument was acknowledged before me on by David C. Scholl, Manager of SCHOLL PARTNERS LLC, an Arizona limited liability com- pany, authorized Member of VINTAGE PARTNERS, LLC, an Arizona limited liability com- pany, Manager of VP MARANA 160, LLC, an Arizona limited liability company, on be- half of the LLC. (Seal) Notary Public EXHIBITS Exhibit A (Amended) Revised legal description of the Property Exhibit B (Amended) Revised conceptual master site plan for the Development Exhibit C (Amended) List of Public Improvements to be constructed by the Owner/ Developer {00037382.D00X / 51 SECOND AMENDMENT TO MARANA SPECTRUM DEVELOPMENT AGREEMENT 4/30/2014 8:45 AM FJC -7- Page 13 of 20 Sequence No. 20141290583 Wood, Patel & Associates, Ina April 11, 2014 (602) 335-8500 WP # 134026 www.woodpatel.com Page 1 of 4 See Exhibit "A" PARCEL DESCRIPTION Marana Center Overall Boundary A portion of Sections 15, 22 and 23, Township 12 South, Range 12 East, of the Gila and Salt River Meridian, Pima County, Arizona, more particularly described as follows: COMMENCING at the northeast corner of said Section 22, a MAG nail, from which the east quarter corner of said Section 22, a 2 -inch open iron pipe with tag 4253, bears South 00°30'54" East (basis of bearing), a distance of 2633.58 feet; THENCE along the east line of said Section 22, South 00130'54" East, a distance of 75.00 feet, to the southerly right-of-way line of Linda Vista Boulevard, as shown on Right of Way Plans of the Casa Grande —Tucson Highway Twin Peaks -Linda Vista T.I. and the POINT OF BEGINNING; THENCE along said right-of-way line, North 89°23'59" East, a distance of 282.72 feet, to a point of intersection with a non -tangent curve; THENCE leaving said right-of-way line, southwesterly along said curve, having a radius of 246.97 feet, concave northwesterly, whose radius bears South 89°5756" West, through a central angle of 56°16'39", a distance of 242.58 feet, to a point of intersection with a non -tangent line; THENCE South 56°21'48" West, a distance of 120.95 feet, to the beginning of a curve; THENCE southwesterly along said curve, having a radius of 154.00 feet, concave southeasterly, through a central angle of 56°52'42", a distance of 152.88 feet, to said east line and the curve's end; THENCE along said east line, South 00030'54" East, a distance of 1868.98 feet, to a point of intersection with a non -tangent curve; THENCE Ieaving said east line, southwesterly along said curve, having a radius of 286.10 feet, concave northwesterly, whose radius bears South 89°29'36" West, through a central angle of 91 ° 14'20", a distance of 455.59 feet, to a point of intersection with a non -tangent line; THENCE South 83°52'17" West, a distance of 40.20 feet, to the east -west mid-section line of said Section 22; THENCE along said east -west mid-section line, South 89°3453" West, a distance of 1288.75 feet, to the northeasterly line of that certain 200 -foot wide parcel of land lying northeasterly, adjacent to and parallel with the northeasterly right-of-way line of the Union Pacific Railroad parcel and a point of intersection with a non -tangent curve; THENCE along said northeasterly line, northwesterly along said curve, having a radius of 11159.16 feet, concave northeasterly, whose radius bears North 47°55' 15" East, through a central angle of 07°02'06", a distance of 1370.15 feet, to the curve's end; THENCE North 35002'39" West, a distance of 1211.05 feet, to .the southeasterly right-of-way line of Twin Peaks Road as shown on said Right of Way Plans and a point of intersection with a non -tangent curve; THENCE leaving said northeasterly line, along said right-of-way line, northeasterly along said curve, having a radius of 7829.44 feet, concave northwesterly, whose radius bears North 35038'40" West, Exhibit A to Marana Spectrum Second DA Amendment Page 1 of 4 Page 14 of 20 Sequence No. 20141290583 Parcel Description April 11, 2014 Marana Center WP # 134026 Overall Boundary Page 2 of 4 See Exhibit "A" through a central angle of 00°25'33", a distance of 58.17 feet, to a point of intersection with a non -tangent line; THENCE continuing along said right-of-way line and the northeasterly prolongation thereof, North 42°05'11" East, a distance of 593.88 feet, to a point of intersection with a non -tangent curve; THENCE northeasterly along said curve, having a radius of 7729.44 feet, concave northwesterly, whose radius bears North 40°22'58" West, through a central angle of 0211734", a distance of 309.32 feet, to said southeasterly right-of-way line of Twin Peaks Road and a point of reverse curvature; THENCE continuing along said right-of-way line, northeasterly along said curve, having a radius of 7549.44 feet, concave southeasterly, through a central angle of 04°00'46", a distance of 528.73 feet, to the curve's end; THENCE North 51020'13" East, a distance of 610.78 feet, to the beginning of a curve; THENCE easterly along said curve, having a radius of 40.00 feet, concave southerly, through a central angle of 90110100", a distance of 62.95 feet, to said southerly right-of-way line of Linda Vista Boulevard and the curve's end; THENCE along said southerly right-of-way line, South 38°29'57" East, a distance of 410.97 feet, to the beginning of a curve; THENCE southeasterly along said curve, having a radius of 1507.39 feet, concave northeasterly, through a central angle of 51°53'45", a distance of 1365.32 feet, to a point of intersection with a non -tangent line; THENCE South 89029'47" East, a distance of 90.20 feet, to the POINT OF BEGINNING. Containing 170.6882 acres, or 7,435,177 square feet of land, more or less. Subject to existing rights-of-way and easements. This parcel description is based on an unrecorded ALTA Survey prepared by Ashby Surveying & Drafting, Inc., Job No: 5565, dated July 31, 2013, a Special Report, prepared by First American Title Insurance Company, No. NCS-651302-PHXI, dated January 14, 2014, and other client provided information. This parcel description is located within an area surveyed by Wood, Patel and Associates, Inc. during the month of December, 2013. Any monumentation noted in this parcel description is within acceptable tolerance (as defined in Arizona Boundary Survey Minimum Standards dated 02/14/2002) of said positions based on said survey. �� LAND Y:\WPlparcd Dexaiptions\2013 Parcel LkscriptionsUnna 34026 MaCentcr OveraBB�undary L12 04] 1-14.da A�carF SG Cl) 46118 �L KATHY M. SVECHOVSKX 03-31-16 Exhibit A to Marana Spectrum Second DA Amendment Page 2 of 4 F- ( 1 U Z (Y z I> ov N o M/8 '091 �~ U 0 LIJ I � � � N = N z t— r- --I Of 0 OUQO z U) :2 >_ Page 15 of 20 Sequence No. 20141290583 (ONNV38 30 SISVO) C) >- to 0 O 0r oU Iw � tl OI U O No -U N D 0 z(n Q W N oftY d U -� z rn ON ZN�o U �N �1— (n U O = Ui W(nN� } a J w< U 04 ►- o cn Q 0 U F—!Um\_r�ONt � QOn zJ \TttW ~ J Q.QU?:QOO,-) A �L0 j �g> ZN W O iV) z 'J Rv EYOR �_ ,h Z °o�> �' I U — O M O = a aW w > � a w i i Exhibit A to Marana Spectrum Second DA Amendment Page 3 of 4 Page 16 of 20 Sequence No. 20141290583 Exhibit A to Marana Spectrum Second DA Amendment Page 4 of 4 N 6L. J C ()f C) �WN F-- 0 (D Q O E--I- wO 000N � aM-- —,r- Z J"- ►x�a0 O � � aZN W O Z U th Q Ln 't N m Lo th LOO d- to M �_ 00 M 00 M 04 M iC) O N c0 PO Lri O M W H V)0 QO t� O N O O Lo O �- w 4 d � -I <t to O O O M O Z r� O O 00 W N O `- M O O O U -1 LiJ O if) d N to � O d rn O O M N O M N d O O O 0i �1 M Lr) LLJ CN N d N 04 f CD 0� U U U U U U U U U U Exhibit A to Marana Spectrum Second DA Amendment Page 4 of 4 N 6L. J C ()f C) �WN F-- 0 (D Q O E--I- wO 000N � aM-- —,r- Z J"- ►x�a0 O � � aZN W O Z W U N M MO Z r� O O 00 N O `- M O O O Fa- O (n CN N d N 04 f CD Lr) (D W M3: �i 3: W L1J W LLJ U O 00 r, M O M r- r - Z to .4- — LC) �t L LJ fy- M s- N � NMO 0 Z_ Q N N to M O N N 0 M 00 to 000 00 M � 0C)Z M (n (n Z Z Z w � N M d to CD 00 O Z --r J J J J J J J J J Exhibit A to Marana Spectrum Second DA Amendment Page 4 of 4 N 6L. J C ()f C) �WN F-- 0 (D Q O E--I- wO 000N � aM-- —,r- Z J"- ►x�a0 O � � aZN W O Z Q oW0 Lj10 ( J 0 iu U Q V V) 1 Q 0 Z J I \O I D�\ OV \ p�T \ d CV J W U Q J W U d J W Page 17 of 20 Sequence No. 20141290583 M J W Q d J W Q CL MOM TW y X LU Exhibit B to Marana Spectrum Second DA Amendment Page 18 of 20 Sequence No. 20141290583 Exhibit C Scone of Work Marana Center (Formerly known as "Marana Spectrum") Drainage Offsite Drainage System #I Re -construct two upstream interceptors 800 cfs Wash Enclosure Excavation Pre -cast concrete con -arch or equivalent box culvert Transition structures 1,100 cfs Wash Enclosure Excavation Pre -cast concrete con -arch or equivalent culvert Transition structures 1,100 cfs open channel d/s of Twin Peaks Excavation Grouted rip -rap Lining Maintenance road Culvert crossing local traffic Utility Relocations d/s of Twin Peaks Offsite Drainage System # 2 - 1300 cfs Drainage Channel Re -construct upstream interceptor Excavation of main channel Grouted rip -rap Lining Maintenance road Transition at outfall onto TEP / Unisource property Public Road Improvements Bus Pullout Traffic Signal at Twin Peaks and Marana Center Boulevard Traffic Signal at Linda Vista and Marana Center Boulevard Exhibit C to Marana Spectrum Second DA Amendment Page 1 of 3 Page 19 of 20 Sequence No. 20141290583 Traffic Signal on Marana Center Boulevard at Main Simon Entry Traffic Signal on Marana Center Boulevard at Auto Mall / Power Center Deceleration Lanes on Twin Peaks Road and Linda Vista Boulevard Signal, signage, and pavement marking modifications to accommodate double left turns on westbound Linda Vista Boulevard at Twin Peaks Road Marana Center Boulevard with storm drain, dry utilities, street and pedestrian lighting, and landscaping within right-of-way Public Water Supply / Fire Protection Fire Storage Tank (840,000 gallon) Land for Storage Tank New 12" parallel well feed line in Linda Vista from site to existing Town storage tank at Hartman Vista Reservoir Site New 24" ductile iron well feed line along Twin Peaks and Linda Vista adjacent to the site New Hydrants on Linda Vista and Twin Peaks PRV at Z -Zone Booster Station — Hartman Vista Reservoir Site 12" Water line in Marana Center Boulevard with Fire Hydrants and appurtenances Public Sewer Improvements Reconstruct public 10" to 12" Oasis Hills Outfall Public sewer from existing manhole North of Twin Peaks thru Sleeve installed under Twin Peaks Public sewer along west boundary of Project from Twin Peaks to south west property limits Public sewer in proposed Town drainage tract from west sewer to SE property corner Offsite Regional Trunk Sewer Improvements Exhibit C to Manana Spectrum Second DA Amendment Page 2 of 3 Page 20 of 20 Sequence No. 20141290583 Summary of Public Improvements Marana Center February 2014 Good Faith Estimate Item Total Developer Cost Drainage (see note 1) $4,722,470 Public Road Improvements (see note 1) $4,804,927 Public Water Supply / Fire Protection (see note 1) $2,385,277 Public Sewer Improvements (see note 1) $1,174,975 Tree Salvage for Infrastructure (see note 1) $66,215 Engineering & Design $1,513,275 Previous Repayment for Improvements (see note 2) $4,467,281 Total $19,134,420 Notes: 1. Consulting costs during construction and contingency included in cost. 2. See Exhibit C1 for public improvement costs constructed by the Town of Marana and repaid by previous land owner. Exhibit C to Marana Spectrum Second DA Amendment Page 3 of 3 MARANA SPECTRUM PROJECT TEAM DEVELOPER Kimco Barclay Marana, L.P. Barclay Group Trey Eakin, Senior Vice President Development 7702 East Doubletree Ranch Road, Suite 220 Scottsdale, Arizona 85258 CONSULTANTS The Planning Center/Planning Resources Linda Morales, Project Manager/Principal Robert Conant, Project Manager Lester Longino, Graphics 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Ashby Engineering (Survey) Wayne Ashby 717 North Swan Road Tucson, Arizona 85711 CMG Drainage Engineering, Inc. Clinton Glass, PE P.O. Box 64880 Tucson, Arizona 85728-4880 WRG Design, Inc. (Civil) Steve Hader, PE 9977 North 90' Street, Suite 350 Scottsdale, Arizona 85258 Westland Resources (Cultural Resources and Environmental) James Tress Amanda Best 2343 East Broadway Boulevard, Suite 202 Tucson, Arizona 85719 Arendt Law Group, PLC Thomas Arendt, Esq. 5009 East Washington Street, Suite 125 Phoenix, Arizona 85034 Acura Engineering (Geotechnical) Peter Rupal 5235 South 39' Street Phoenix, Arizona 85040 Western Technologies, Inc. (Environmental Phase I) Stephen G. Collins, REPA 3480 South Dodge Boulevard Tucson, Arizona 85713 KDRA Architects Trish Flower 7400 East McDonald Drive, Suite 101 Scottsdale, Arizona 85250 Kimley Horn and Associates, Inc. (Traffic) David Perkins, PE Scott Beck 1860 East River Road, Suite 100 Tucson, Arizona 85718 JRC Design (Environmental Graphics) Jamie Cowgill 4634 North 44th Street Phoenix, Arizona 85018 Arc Studios (Landscape) Ted Marshal, ASLA 820 North 3rd Street Phoenix, Arizona 85004 Desert Archaeology, Inc. (Cultural Resources) William H. Doelle 3975 North Tucson Boulevard Tucson, Arizona 85716 F. ANN RODRIGUEZ, RECORDER DOCKET: 13164 RECORDED BY: LLW PAGE: 470 DEPUTY RECORDER 1956 PE2 Or p� NO. NO. OF PAGES: SEQUENCE: 10 20072030148 SMARA TOWN OF MARANA gni e �� ORDIN 10/19/2007 10:58 ATTN: TOWN CLERK �RIZO�P 11555 W CIVIC CENTER DR MAIL MARANA AZ 85653 AMOUNT PAID $ 10.50 MARANA ORDINANCE NO. 2007.19 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE MARANA SPECTRUM SPECIFIC PLAN. WHEREAS, The Planning Center, represents the property owners of approximately 170 acres of land located on the east side of Interstate 10 at the southeast corner of Linda Vista and Camino de Manana/Twin Peaks alignments within portions of Sections 15 and 22, Township 12 South, Range 12 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on March 28, 2007, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held August 7, 2007 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Corridor Commerce to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 170 acres of land located on the east side of Interstate 10 at the southeast corner of Linda Vista and Camino de Manana/Twin Peaks alignments within portions of Sections 15 and 22, Township 12 South, Range 12 East, changing the General Plan designation from Corridor Commerce to Master Planning Area. Section 2. The zoning of approximately 170 acres of land located on the east side of Interstate 10 at the southeast corner of Linda Vista and Camino de Manana/Twin Peaks alignments within portions of Sections 15 and 22, Township 12 South, Range 12 East, is hereby changed from "E" (Transportation Corridor) to "F" (Specific Plan) creating The Marana Spectrum Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for a regional commercial center, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): Marana Ordinance No. 2007.19 I . Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. [The ultimate development proposed by this rezoning shall be consistent with the adopted Development Agr-eemenfl7 [Deleted] 3. Issuance of any Certificate of Occupancy will be contingent upon the Twin Peaks interchange being open to serve the site. 4. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 5. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Camino de Manana and Linda Vista Boulevard. 6. The developer will be responsible for the funding or the design and construction of all roadway improvements that the Town finds are required based on the data and findings of the accepted traffic impact analysis and other traffic studies that will be required at the platting or development plan stages of this project. 7. Before a certificate of occupancy is issued for the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into a fire district or otherwise provide for fire protection service 8. A native plant permit must be obtained prior to any site distrubance 9. Developer shall assign to Marana, as a condition of Marana providing water utility service, every portion of its Irrigation and Type 1 Non irrigation Grandfathered Groundwater Rights, as those terms are defined by law, as may be appurtenant to Iands conveyed and dedicated to Marana in connection with the development of the Property. Developer shall to execute and deliver all forms necessary to affect the transfer of these water rights to Marana concurrently with such dedication, pursuant to the projects phasing. 10. All buildings associated with the project shall comply with the Town's Commercial Design Standards (Ordinance 2007.07). 11. The final archeological survey shall be approved prior to any ground disturbing activity. s 12. Minor grammar and technical changes as required by the Town of Marana shall be made to the Marana Spectrum Specific Plan prior to Final copies being copied. C1 13. Upon adoption of the ordinance by the Mayor and Council approving the Marana Spectrum y Specific Plan, the applicant shall provide the planning department with the following final edition of the Marana Spectrum Specific Plan: one non -bound original; forty bound copies; 1. and, one digital copy in Microsoft Word or other acceptable format, within sixty days of the adoption. Marana Ordinance No. 2007.19 Section 4. This Ordinance shall be treated as having been adopted and the 30 -day referendum period established by Arizona Revised Statutes section ("A.R.S. §") 19-142(D) shall begin when the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Developer and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and specifically A.R.S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2007.19. Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 7'' day of August, 2007. ATTEST: ?e-lyn C_ B nson, Town Clerk APPROVED AS TO FORM: Marana Ordinance No. 2007.19 - Z/7 Mayor Ed Honea CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2007.19 Kmco BARCLAY MARANA L.P., A DELAWARE LIMITED PARTNERSHIP, (the "Owner") owns a portion of the land referred to in this instrument as the "Property," which is particularly described in Exhibit A attached to Marana Ordinance No. 2007.19 (the "Rezoning Ordinance") and incorporated by this reference in this instrument. The Property is the subject of Town of Marana rezoning case number PCZ -06087, filed on behalf of the Owners, which the Marana Town Council approved with conditions on August 7, 2007 by the adoption of the Rezoning Ordinance. The Owner hereby agrees and consents to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waives any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owner also consents to the recording of this document in the office of the county recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall also be bound by it. Dated this IV"` day of 496. 2007. Kimco BARCLAY MARANA, L.P., a Delaware limited partnership By: KD Marana 1553, Inc. a Delaware corporation Its General Partner t 1� s.�►. NQae President Rezoning 207 Waiver -The Marana Spectrum 0 4 tai �i 4 2 STATE OFC6,V%�Ornnc' ) SS County of Lc,- An,AL S On � "� �Z _, 2007 before me, �qt6uet t- Ki S ,Notary Public, personally appeared Fyietfov n personally known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or entity upon behalf of which the person acted, executed the agreement. My commission expires: (N(i-'rc"', ;L41 O 0,,CAREBEC ission * 1653661 L.RICmARI)S Public -Calltornia ngelesCounty . Expires AAS 24, 201 Rezoning 207 Waiver -The Marana Spectrum CONSENT TO CONDITIONS OF REZONING AND WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN OF MARANA ORDINANCE NO. 2007.19 SPECTRUM VISTA, LLC, (the "Owner") owns a portion of the land referred to in this instrument as the "Property," which is particularly described in Exhibit A attached to Marana Ordinance No. 2007.19 (the "Rezoning Ordinance") and incorporated by this reference in this instrument. The Property is the subject of Town of Marana rezoning case number PCZ -06087, filed on behalf of the Owners, which the Marana Town Council approved with conditions on August 7, 2007 by the adoption of the Rezoning Ordinance. The Owner hereby agrees and consents to all of the conditions imposed by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance and waives any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The Owner also consents to the recording of this document in the office of the county recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall also be bound by it. Dated this 170day ofQc. ,,,�&,2007. SPECTRUM VISTA, LLC, By: bav-iZI Lee ,its managing mem r STATE OF ARIZONA SS County of The foregoing instrument was acknowledged before me on e, c �4 (7 , 2007 by David Lee , the managing member of SPECTRUM VISTA, LLC, on behalf of the L.L.C. My commission expires: Rezoning 207 Waiver -The Marana Spectrum -Lee Notary Public i OFFICIAL SEAL C0LLEE EN M. KULPA qwNOTAF.Y PUBLIC -ARIZONA Pi,�;IA COUNTY -Mly Cor -,ii. FXp. SCpt. '.5, 2009 EXHIBIT A Legal Description A parcel of land located within a portion of the Northwest quarter of Section 22, Township 12 South, Range 12 East, of the Gila and Salt River Base and Meridian, Pima County, Arizona, more particularly described as follows: Commencing at the North quarter comer of Section 22; Thence S 00°25'06" E 51.89 feet, along the East line of the northwest quarter of said Section 22, to a point; Thence leaving said East line, S 89034'54" W 30.00 feet, to a point on the West right-of- way line of Camino De Manana, as recorded in Road Maps Book 2, Pages 14, Pima County Records, said point also marking the Point of Beginning; Thence S 00'25'06" E 1,224.75 feet, along said West right-of-way line, to a point on the northerly boundary line of Unisource Energy Corporation, as recorded in Docket 2363, Page 94, Pima County Records; Thence N 34°51'57" W 871.54 feet, along said northerly boundary line, to the beginning of a 7829.44 foot radius non -tangent curve to the left, having a radial bearing of N 35°2741" W; Thence leaving said northerly boundary line, and along said curve, 58.18 feet, through a central angle of 0025'33", to a point; Thence N 42016'10" E 593.87 feet, to the beginning of a 7729.44 foot radius non -tangent curve to the left, having a radial bearing of N 40°11'58" W; Thence along said curve, 55.91 feet, through a central angle of 00°24'52", to the Point of Beginning. Together with a parcel of land located within a portion of the Northeast quarter of Section 22, and a portion within the Southeast quarter of Section 15, Township 12 South, Range 12 East, of the Gila and Salt River Base and Meridian, Pima County, Arizona, more particularly described as follows: i Commencing at the North quarter corner of Section 22; t Thence N 89°45'16" E 31.09 feet, along the North line of the northeast quarter of said 1. Section 22, to a point on the East right-of-way line of Camino De Manana, as recorded in 4 Road Maps Book 2, Pages 1-4, Pima County Records, and the beginning of a 379.26 foot radius non -tangent curve the right, having a radial bearing of S86°04'08"E, said point also marking the Point of Beginning; ZI Thence leaving said North line, along said curve and said East right-of-way line, 30.19 E� feet, through a central angle of 04°33'44", to a point; Thence leaving said East right-of-way line, N 89°45'16" E 30.54 feet, to the beginning of a 7729.44 foot radius non -tangent curve to the left, having a radial bearing of N 41 °32'37" W; Thence along the curve, 128.00 feet, through a central angle of 00°56'56", to the beginning of a 7549.44 foot radius reverse curve the right; Thence along said reverse curve, 528.73 feet, through a central angle of 04000'46", to a point; Thence N 51 `31'13" E 610.78 feet, to the beginning of a 40.00 foot radius curve to the right; Thence along said curve, 62.95 feet, through a central angle of 90'10'00", to a point; Thence S 38018'47" E 412.88 feet, to the beginning of a 1507.39 foot radius curve to the left; Thence along said curve, 1366.29 feet, through a central angle of 51 °55'57", to a point; Thence N 89°45'16" E 87.91 feet, to a point of the East line of the northeast quarter of said Section 22; Thence S 00°19'58" E 2,558.47 feet, along said East line, to the East quarter comer of said Section 22; Thence S89°45'49"W 1,621.14 feet, along the South line of the northeast quarter, of said Section 22, to a point on the northerly boundary line of Unisource Energy Corporation, as recorded in Docket 2363, Page 94, Pima County Records, and the beginning of a 11272.37 foot radius non -tangent curve to the right, having a radial bearing of N 48°03'25" E; Thence leaving said South line and along said curve and said northerly boundary line, 1603.23 feet, through a central angle of 08°08'56", to a point on said East right-of-way line of Camino De Manana; Thence leaving said northerly boundary line, N 00°25'06" W 1,334.45 feet, along said East right-of-way line, to the beginning of a 379.26 foot radius non -tangent curve to the right, having a radial bearing of N 8923'42" E; Thence along said curve and continuing along said East right-of-way line, 30.02 feet, through a central angle of 04°32'10", to the Point of Beginning. The total area of the two parcels contains: t 7,3 more or less. See attached exhibit "A". -- -- acres, U I� W -7 DET I 1 I ! POINT OF COMMENCEMENT NORTH 1/4 COR. SEC. 22 I S00'25'06"E 51.89' I I POINT OF BEGINNING _ PARCEL #1 1W PARCEL #1 ±300,262 S.F. ±6.8931 ACRES I L ---._...------- "A" a Gb` w BL4co I POINT OF BEGINNING m PARCEL #2 I a i o■• t o N � N c. 9977 N 90Th 9iw 9i om Swftdo R AZ mm TY SOMA= Fm l09977AOW BOUNDARY LINE TABLE N89'45'16"E 2629.14' BEARING DISTANCE BL1 m 1224.75' BL2 N34'51'57"W 871.54' BI -3 I 593.87' 131-4 co( 30.54' BL5 p LAND �VICAr SCi f T O ' S38'18'47"E I I �4 W 36326 N89'45'16"E N BL8 I 2558.47' � 0 RICHARD A. z 1621.14' o N00'25'06"W 1334.45' PARCEL #2 I STOCKMAN 1366.29' 1507.39' 51'55'57" o ±7,014,993 S.E. I �� Aa° 11272.37' 8'08'56" N48'03'25"E m ±161.0421 ACRES I o 'I 379.26' Ito N89'23'42"E C) sa CAMINO j N DE MANAMA I OVERALL SITE AREA ±7,315,255 S.F. I I ±167.9352 ACRES -- -- I ----------- i o■• t o N � N c. 9977 N 90Th 9iw 9i om Swftdo R AZ mm TY SOMA= Fm l09977AOW BOUNDARY LINE TABLE LINE BEARING DISTANCE BL1 S00'25'06"E 1224.75' BL2 N34'51'57"W 871.54' BI -3 N42'16'10"E 593.87' 131-4 N89'45'16"E 30.54' BL5 N51'31'1YE 610.78' BL6 S38'18'47"E 412.88' BL7 N89'45'16"E 87.91' BL8 S00'19'58"E 2558.47' BL9 S89'45'49"W 1621.14' BL10 N00'25'06"W 1334.45' i o■• t o N � N c. 9977 N 90Th 9iw 9i om Swftdo R AZ mm TY SOMA= Fm l09977AOW EXHIBIT "A" MARANA SPECTRUM PIMA COUNTY, ARIZONA PROJECT NO. 6852BGP DATE: 08/14/2007 BY: BK2 SCALE: Y = 100' SHEET NO. 1 OF 2 BOUNDARY CURVE TABLE CURVE LENGTH RADIUS DELTA RAD.BRG. BC1 58.18' 7829.44' 0'25'33" N35'27'41 "W BC2 55.91' 7729.44' 0'24'52" N40 -11'58"W BC3 30.19' 379.26' 4'33'44" S86'04'08"E BC4 128.00' 7729.44' 0'56'56" N41'32'37"W BC5 528.73' 7549.44' 4'00'46" BC6 62.95' 40.00' 90'10'00" BC7 1366.29' 1507.39' 51'55'57" BC8 1603.23' 11272.37' 8'08'56" N48'03'25"E BC9 30.02' 379.26' 4'32'10" N89'23'42"E EXHIBIT "A" MARANA SPECTRUM PIMA COUNTY, ARIZONA PROJECT NO. 6852BGP DATE: 08/14/2007 BY: BK2 SCALE: Y = 100' SHEET NO. 1 OF 2 SITE AREA PARCEL #t ±300,262 S.F. ±6.8931 ACRES SW 1/4. SEC. 15, T12S, R12E SITE AREA PARCEL #2 ±7,014,993 S.F. Q ±161.0421 ACRES 0 Y SE 1/4, SEC. 15, q'? T12S, R12E BC6 /r- CAMINO DE MANANA CAMINO DEMANANA POINT OF COMMENCEMENT NORTH 1/4 COR. SEC. 22, ` \ T12S, R12E i P.O.B. PARCEL #1 �Gh eC7 SEE DETAIL "A" N89'4545'162 629.14' PARCEL #1 P.O.B. PARCEL #2 SEE DETAIL "A" SC1 ��'S G2 o SEE DETAIL "A" m m GAO 60' CAMINO DE MANANA F GZy �ZF f 9� r PARCEL #2 -o o Z 'Q� N -S MID --SECTION LINE N00'25'06"W 2633.06' �OZI Z CENTER OF SEC. 22, ,� 1004.06' BL9 T12S, R12F S89'45 49"W 2625.20 OVERALL SITE AREA ±7,315,255 S.F. ±167.9352 ACRES O ■ • 1 O N 1 N O. SW N 80M Mmd EWi OW SCOW" AZ 8WU Tal fazwAOm Fut SOU"AM EXHIBIT 'A" MARANA SPECTRUM PIMA COUNTY, ARIZONA BL7 `0 t ANp� V t CA TFSG,PL 36326 c RICHARD A. x STOCKMAN_ a U Lo w W N �Of 0 U Uj z F -- OD - OD J m W 00 �n w � N O o O N U �-- N N F - (n U Q W W (� PROJECT NO. 6852BGP DATE: 08/14/2007 BY: BK2 SCALE 1' = 600' SHEET NO. 2 OF 2 Table of Contents MARANA SPECTRUM 1 Introduction 1 PART I - DEVELOPMENT CAPABILITY REPORT 2 Introduction 2 Purpose 2 Project Location and Description 2 Topography and Slope Analysis 13 Hydrology and Water Resources 14 Existing Conditions 14 Existing Development and Adjacent Land Uses 23 Physical resources 23 Vegetation and Habitat 26 Observed Vegetation and Habitat 26 Special Status Plant Species 26 Wildlife 33 Observed Wildlife 33 Special Status Wildlife Species 33 Geology and Soils 34 Paleontological and Cultural Resources 38 Existing Land Uses 38 Existing Infrastructure 38 Water 38 Well Sites 38 Sewer 38 Electricity 46 Roadways 46 PART II - DEVELOPMENT PLAN AND STANDARDS 49 Introduction 49 Land Use Proposal 49 Development 49 Transportation and Circulation 55 Public Facilities 55 Water 55 Sewer 56 Natural Gas 56 Telecommunications 56 Grading 56 Hydrology Plan 61 Design Guidelines 66 General Provisions 66 Introduction and Purpose 66 Site Design 66 Architectural Guidelines 71 Design 71 Forms and Mass 71 Heights 71 Materials 71 Roof Form 72 Color 72 Exterior Spaces 72 Landscape 73 General Guidelines 73 Materials and Colors 73 Plant Palette 73 Hardscape and Paving 81 Lighting 81 Walls and Fences 81 Entries 81 Primary Project Entry 87 Secondary Project Entries 87 Streetscapes 87 Parking 87 Buffers 93 Retention and Detention Area 93 Irrigation 93 Signage 93 Functional Requirements 94 Phasing, Construction and Maintenance 95 Introduction 95 Phasing Plan 95 Construction and Maintenance Responsibilities 95 Drainage 95 Circulation System and Parking 95 Landscaping 95 Sewer System 135 Water Distribution 135 Specific Plan Implementation 136 General Procedures 136 Plan Review Procedures 136 General Administration 136 Amendments 136 Requirements 137 Administration 137 Appendix A 139 Geotechnical Report 139 MARANA SPECTRUM Introduction The Marana Spectrum Specific Plan is a link between the Marana General Plan, the Marana Land De- velopment Code and the characteristics of the project site. The Marana Spectrum Specific Plan con- tains policies and regulations to create land use regulations, capital improvement programs, detailed development standards and other development regulations into one document. The plan established a "Power Center" at the southwest corner of Camino de Manana and Linda Vista Boulevard. The center will contain a number of major retailers, various smaller national and regional retailers, restaurants and a movie theater. The main street area which contains minor 3, 8, and 9, shops 7, 8, 9, 10, 11, 12, and 13, pads 14, 15, 16, and 17, and is intended to create a village atmosphere within the Power Center setting. This area will attract visitors because of its pedestrian friendly walkways and smaller shops. The area will serve as a gathering place for outdoor entertainment venues and special programs. The size, relative isolation of the site and its proximity to major road connections create unique devel- opment opportunities. The project and the Town of Marana will best be served by an overall Specific Plan for the property versus piece meal rezoning. The Specific Plan will give planning and design guid- ance for the public and private investment needed for the improvements critical to the success of this private/public effort. The Marana Spectrum Specific Plan, when adopted by the Marana Town Council, will be the regula- tory document for the property. All development approvals shall be consistent with the regulations included in the adopted Specific Plan. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.08 and in the Town of Marana Land Development Code, Title 05.06. The Specific Plan is broken into two sections. The first section contains the Development Capability Report, which assesses the existing conditions of the property and the surrounding area. The second part of the Specific Plan contains the Land Use Plan and regulatory controls. These regulations may enhance the existing Town of Marana zones and other land use regulations or, in some cases, pre-empt the Town regulations. 1 PART I - DEVELOPMENT CAPABILITY REPORT Introduction Purpose The purpose of the Development Capability Report is to measure the impact of the proposed develop- ment on the site and the surrounding area. Project Location and Description The project site is located east of Interstate 10 and the southwest corner of Camino de Manana and Linda Vista Boulevard (see location map). The site is approximately 170.04 acres. I 4 NORTH 1" = 600' n `e l 11 q' 1� [ V Linda Vista Boulevard Exhibit 1 Location Map 4 NORTH 1" = 600' Exhibit 2 Aerial r *zw_ 6 (OE9) 7CVd • IM_w (039) 131 0 1S3M SVM) „1333 0££ 1S3M, Ol NOLLd3JX3103SIn321S0) i�1�I0ZI2I[� t�fiNn0i [�yYld UM VNoZAIV WO U N II 1308Vd 3Va°W- 90/l0 Zl NVIQIY9N Y9AIY 17YE :? 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The surface elevation within the project site slopes gently away from the existing Linda Vista Boulevard towards the southwest from approximately 2200 feet to 2125 feet above mean sea level. The property's cross slope is as follows: CxLx0.0023 xN-1 A N where C = Contour Interval = 10 L = Length of all contour lines = 25,800' A = Area of site = 170 acres 0.0023 = conversation factor N = Number of contour lines = 9 ACS = 3.1% 13 Hydrology and Water Resources Existing Conditions The project site is located at the lower end of the Canada Agua East watershed. The entire area of the property is located within a FEMA Zone AO (depth = 1 foot). A Letter of Map Revision (LOMB) ap- plication filed by CMG Drainage Engineering, Inc., proposes to amend the effective FEMA floodplain boundaries for the Canada Agua East alluvial fan. This revision, when adopted by FEMA, would have the effect of removing most of the property from Zone AO (depth = 1 foot). Areas removed from the Zone AO designation would be replaced with a shaded Zone X which indicates areas of 100 -year flooding at a depth of 1 foot or less. About 5% of the property area would remain designated as a Zone AO (depth = 1 foot). Exhibit 4 shows the effective FEMA floodplain delineation. This map will be re- vised once the LOMR filed by CMG Drainage Engineering, Inc., is approved by FEMA. There are four points of concentration for flows along the north and east property boundaries. These points of concentration are associated with the distributary channel system that exists on the Canada Agua watershed. There have been two different studies to determine the peak discharge rates in the vicinity of the project site. The first methodology is based upon an HEC -1 model that was developed by Arroyo Engineering, Inc., in conjunction with preparation of the Town of Marana Master Drainage Study (TMMDS). Discharge rates yielded by this study were for points of concentration along the Union Pacific Railroad embankment. The second methodology is based upon hydrologic computations conducted by CMG Drainage Engi- neering, Inc., using the Pima County method. This methodology produces the highest peak discharge rates than the TMMDS methodology and it is based upon fixed watershed boundaries. A map showing these watershed boundaries is provided on Exhibit 5. The study by CMG Drainage Engineering, Inc. determined that 400 cfs of the 100 -year discharge draining the CP#2 may break out of the channel and drain to a wash crossing Linda Vista Boulevard about 200 feet east of the northeast property corner. This flow will combine with flows at CP#1 and enter the site along the east property boundary. The combined flow discharge for CP#1 and the breakout from the wash draining to CP#2 is 1312 cfs. The Canada Agua East is mapped by FEMA as an alluvial fan. Studies by the Arizona Geologic So- ciety (AGS) concluded that the Canada Agua East is an inactive alluvial fan because soils other than those within the washes have been aged at 5000 years or more. Hydraulic modeling with the FLO-21) program has been used in conjunction with previous LOMR applications to support the AGS find- ings and to accurately define the floodplain boundaries for flows emanating from Canada Agua East. These studies have concluded that the sheet flow conditions on the property occur at depths less than 0.5 feet. The natural washes crossing the project site have limited capacity. Storms with a frequency greater than the 5- to 10 -year return period event will overtop the banks of the channels, causing shal- low sheetflow over broad areas of the site. The area along the west boundary of the property adjoining the Union Pacific Railroad (UPRR) is designated on the effective FEMA Flood Insurance Rate Maps as a Zone AH. This floodplain zone designation is associated with the accumulation of stormwater along the UPRR embankment. The wa- tershed area for flows accumulating along the UPRR embankment extends as far south as the Canada Del Oro Wash. There are several culverts beneath the UPRR that discharge stormwater toward In- terstate 10 and the Santa Cruz River. These culverts are undersized, so flows in excess of the culvert capacity continue north along the UPRR embankment to the next culvert structure. The hydrologic 14 computations completed by Arroyo Engineering, Inc., in conjunction with preparation of the Town of Marana Master Drainage Study determined the 100 -year peak discharge rate at the southwest corner of the project site (CP -4 on Exhibit 6) to be 1812 cfs. The TMMDS determined that 728 cfs overtops the UPRR between the southwest property corner and Camino de Manana. The remainder of the flow (740 cfs) continues north (primarily within the UPRR right-of-way) to the next culvert structure which is located just south of the existing Camino de Manana crossing of the railroad. Another 384 cfs drains to the UPRR between these points yielding a 100 -year discharge at Camino de Manana of 1124 cfs. The capacity of the culvert at Camino de Manana was determined to be 736 cfs. The remainder of the flow drains to another UPRR culvert located about % mile northwest. 15 Q Cl LLI a N od�a� sziwi� *Y�cn 00 uj RAI' IN MEN ME �s3T*" �.� v?:r. 9�s.,9,f :Y'3+ ti fr z-'- ,� t P.F�: ?-Y'^✓ , '"u .f �' f L � x R LLI z �O iM LO x LU LU z i Z. SW E 'ON BOP ONO d'IN 03HSN31VM 31/S330 ,0092 = rr L G IVOS N011VO01 1NlOd N011VcV1N30N00 O N ON3�3� L066 6007 *S w a l 000.0, *� 01f 160.0 f 07Z 009• c z is ZY II L (--j 0) 00tb (in 0S) da d� i # : r 1 � 1 � 'F t ♦dr ._� ='f 1� 't 1 I.. �;. 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T•-if^:<.i ;.� ..=. .,,C .::. -G �rr,;.- �" 1 'i --...,caf: "LryL�vw L h� .'�--''-"n.:• _� `�'' . A, l�'�-� � .r'� �s':-" � _ -., . .?� r:: tP} :: ,_ fr''.c.. � .-_.. q ._ d' , .,,�:.�' f,.:.�.. ..i l_ - :n, '� �� S3AA �r..,^-• rF, <�"� T � � �',i'F:. I }-r' }j ;•,.Lrf;�-� Y+sr•� j . •� m`c-.. 2.:.. ASS 01 F .a a cn DY w `a S. ji fx Y •• MW L 7 moi/ 1 � 0 s 5c. p. LL CN ti X 4 6 R i v i F e s i LLJ F� y : G w W 4 ti. b a � CL C�1��' d I, � tl � a r ` P Existing Development and Adjacent Land Uses The approximately 170.04 acre property is located in the Town of Marana, approximately five miles northwest of the Tucson city limits, northeast of Interstate Highway 10 (I-10) and the Union Pacific Railroad (UPRR) and south of Linda Vista Boulevard. The Santa Cruz River corridor is southwest of the property, west of I-10. The property is undeveloped with evidence of human activity consisting of wildcat dumping and ex- tensive use by off-road vehicles. There are several dirt roads within the property and sizable portions of the property have been completely cleared of vegetation for the creation of a system of ATV trails and ramps. The Continental Ranch Master -Planned Community is located west of the property, west of I-10. Un- developed lands occur south of the property and lands north and east of the property are planned for a master planned community and single family residential development, respectively. The property is zoned "C" (Large Lot). Zoning that occurs in the property vicinity within the Town of Marana consists of "C" (Large Lot), "E" (Transportation Corridor Zone), "F" (Specific Plan), "MR -1" (Multi -Family [High Density]), "R-6" and "R-8" (Single Family Residential), "VC" (Village Commer- cial), and designated Floodplain Zone that is associated with the Santa Cruz River. Zoning that occurs in the property vicinity within unincorporated Pima County consists of "RH" (Rural Homestead), "GR - 1" (Rural Residential), "SR" (Suburban Ranch), "CR -1" and "CR -3" (Single Residence), "CR -4" (Mixed Dwelling Type), "TR" (Transitional), "CB -2" (General Business) and "CI -2" (General Industrial). See Exhibits 7 and 8. Physical resources The property lies within the northern portion of the Tucson basin within an alluvial fan of the Tortolita Mountains. In general, the property has a relatively level terrain except for a gently sloping ridgeline that occurs within the northeast corner of the property. Surface elevation within the property ranges from approximately 2,120 feet within southwestern portions of the property to 2,200 feet above mean sea level along the northeastern ridgeline. The washes that traverse the property are ephemeral in nature and are located approximately 2,800 feet east of the Santa Cruz River, which occurs west of I-10. The ephemeral drainages traverse the property generally in a northeast to southwest direction. Runoff along the downstream portion of the property drains as sheetflow until intercepted by the UPRR where flows concentrate at the culvert system and drain beneath the railroad and I-10 before ultimately discharging to the Santa Cruz River. A preliminary jurisdictional waters delineation for the property was submitted to the US Army Corps of Engineers for approval on April 26, 2006. This delineation consists of four ephemeral channels that are basically evenly distributed across the property in a northeast -southwest direction. There are no rocky outcrops, caves or mine adits, shafts or perennial or intermittent water sources or other special aquatic sites with the property. 23 4 NORTH PTTs q r® F Marana Exhibit 7 Existing Land Uses Within 1 Mile 24 Vegetation and Habitat Observed Vegetation and Habitat Vegetation within the property is consistent with the Arizona Upland subdivision of the Sonoran des- ertscrub biotic community (Brown 1994). Plant species noted on this site include creosote bush (Lar- rea tridentata), velvet mesquite (Prosopis velutina), foothill Palo verde (Cercidium microphyllum), ironwood (Olneya tesota), desert hackberry (Celtis spinosa), whitethorn acacia (Acacia constricta), tri- angle -leaf bursage (Ambrosia deltoidea) and burroweed (Isocoma tenuesecta). Upland habitats within the property are very sparsely vegetated, creosote bush dominated habitat with other species that are few and widely scattered. Few cacti occur on the property. Cacti noted during field reconnaissance of the property were noted mainly along the ridgeline within the northeast portion of the property. Cacti noted include fish-hook barrel (Ferocactus wislizenii), cholla and prickly pear (Opuntia spp.) and saguaro (Carnegiea gigan- tea). Xeroriparian habitat within the property is found along the ephemeral washes that traverse the site. The dominant species present in these areas are mesquite, foothill palo verde, whitethorn acacia and ironwood. The xeroriparian habitats on the property consist mainly of vegetated corridors that are two to four trees in width. There are no perennial aquatic, hydroriparian, or mesoriparian habitats within the property. Special Status Plant Species The US Fish and Wildlife Service (USFWS) identifies five (5) threatened or endangered (T&E) plant species as potentially occurring in Pima County. Published and unpublished literature on the flora of the Sonoran Desert was reviewed, focusing on the presence or likely presence of threatened or endan- gered plant species in Pima County and in particular on those with some possibility of occurring on or in the vicinity of the property. The review indicated that there are no federally listed endangered plant species with the potential to occur within the property and there is no designated or proposed critical habitat for any protected plant species within the property. A letter was sent to Arizona Game and Fish Department (AGFD) on April 13, 2006 requesting a search of the Heritage Data Management System (HDMS) for any records of occurrence of species of concern or significant habitat that may occur in the area (Exhibit 9). AGFD accessed the HDMS and their records show two special status plant species as having been recorded within a 3 -mile buffer of the property, the Tucson Mountain spiderling (Boerhavia megaptera) and the Tumamoc globeberry (Tumamoca macdougalii). The Tucson Mountain spiderling is a summer annual that occurs on rocky slopes and along washes and canyons. It is presently known from the Tucson Mountains, Tumamoc Hill, Wasson Peak Ridge, Ajo Mountains, Baboquivari Mountains, Santa Rita Mountains and the Tohono O'odham Nation west of Tucson. The property does not support the habitat required for this species and occurs outside the species' known range. Tumamoc globeberry occurs within xeric situations in the shade of nurse plants along gullies and sandy washes of hills and valleys in Sonoran desertscrub and Sinaloan thornscrub communities. Its range occurs within southern Arizona and Mexico (Sinaloa and Sonora). Based on this species' known range and habitat, the property has some potential to support Tumamoc globeberry. No species spe- cific survey has been conducted for this species. 26 THE STATE OF ARIZONA 0` GAME AND FISH DEPARTMENT tis 2221 WEST GREENWAY ROAD 4' PHOENIx, AZ 85023-4399 (602) 942-3000 • AZGFD.GOV April 17, 2006 Ms. Susan Phillips Planning Resources 270 N. Church Ave. Tucson, AZ 85701 GOVERN_.. JANET NAPOLITANO COMMISSIONERS CHAIRMAN. JOE MELTON. YUMA MICHAEL M. GOLIGHTLY, FLAGSTAFF . - WILLIAM H. MCLEAN. GOLD CANYON BOB HERNRRODE,TUCSON W. HAYS GILSTRAP, PHOENIX DIRECTOR + DUANE L. SHROUFE DEPUTY DIRECTOR STEVE K..FERRELL Re: Special Status Species Information for Township 12 South, Range 12 East, Sections 23 and 26; Proposed Development. Dear Ms. Phillips: The Arizona Game and Fish Department (Department) has reviewed your request, dated April 13, 2006, regarding special status species information associated with the above -referenced project area. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that the special status species listed on the attachment have been documented as occurring in the project vicinity (3 -mile buffer). In addition this project does not occur within any Proposed or Designated Critical Habitats. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular -arca ma"o longer occur there. Nat -ll -of -Arizona has been c 1ntcP ed_fc r special status species, and surveys that have been conducted have varied greatly in scope and intensity. Making available this infonnation does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned about other resource values, such as other wildlife, including game species, and wildlife -related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area, when specific details become available. 9PArizona ionec_- Exhibit 9 Arizona Game and Fish Department 4U01�Le tter AN EQUAL OPPORTUNITY REASON48LE ACCOMMODATIONS AGENCY Ms. Susan Phillips April 17, 2006 2 If you have any questions regarding this letter, please contact me at (602) 789-3618. General status information, county and watershed distribution lists, distribution maps, photos, and abstracts for some special status species are also available on our web site at http:l/www.azgfd.i4ov/hdi-ns. Sincerely, Sabra S. Schwartz Heritage Data Management System, Program Supervisor SSS:ss Attachment cc: Rebecca Davidson, Project Evaluation Program Supervisor, Habitat Branch Joan Scott, Habitat Program Manager, Region V AGFD #M06-44171248 Special Status Species within 3 Miles of i12S,R12E See 23,26 Arizona Game and Fish Department, Heritage Data Management System April 17, 2006 Scientific Name Common Mame ESA USFS BLIVI State Boerhavia megaptera Tucson Mountain Spiderling S Dendrocygna bicolor Fuivous Whistling -Duck Sc S Glaucidium brasiianum cactorum Cactus Ferruginous Pygmy -owl SC WSC Macrotus californicus California Leaf -nosed Bat SC S WSC Myons velifer Cave Myotis SC S Tumamoca macdougalii Tumamoc Giobeberry S S SIR No Critical Habitats in project area. AGED #M06-04171248, Proposed development. 29 STATUS DEFINITIONS ARIZONA GAME AND FISH DEPARTMENT (AGFD) HERITAGE DATA MANAGEMENT SYSTEM (HDMS) FEDERAL US STATUS ESA Endangered Species Act (1973 as amended) US Department of Interior, Fish and Wildlife Service (http:flarizonaes.fws.gov) Listed LE Listed Endangered: imminent jeopardy of extinction. LT Listed Threatened: imminent jeopardy of becoming Endangered. XN Experimental Nonessential population. Proposed for Listing PE Proposed Endangered. PT Proposed Threatened. Candidate (Notice of Review: 1999) C Candidate. Species for which USFWS has sufficient information on biological vulnerability and threats to support proposals to list as Endangered or Threatened under ESA, However, proposed rules have not yet been issued because such actions are precluded at present by other listing activity. SC Species of Concern. The terms "Species of Concern" or "Species at Risk" should be considered as terms -of -art that describe the entire realm of taxa whose conservation status may be of concern to the US Fish and Wildlife Service, but neither term has official status (currently all former C2 species). Critical Habitat (check with state or regional USFWS office for location details) Y Yes: Critical Habitat has been designated. P Proposed: Critical Habitat has been proposed. [ 1N No Status: certain populations of this taxon do not have designated status (check with state or regional USFWS office for details about which populations have designated status)]. USES US Forest Service (1999 Animals, 1999 Plants: corrected 2000) US Department of Agriculture, Forest Service, Region 3 (http://www. fs. fed. us/r3/) S Sensitive: those taxa occurring on National Forests in Arizona which are considered sensitive by the Regional Forester. BLM US Bureau of Land Management (2000 Animals, 2000 Plants) US Department of Interior, Bureau of Land Management, Arizona State Office (http : //azwww . az. blm . goy) S Sensitive: those taxa occurring on BLM Field Office Lands in Arizona which are considered sensitive by the Arizona State Office. P Population: only those populations of Banded Gila monster (Heloderma suspectuni cinclu nr) that occur north and west of the Colorado River, are considered sensitive by the Arizona State Office. 30 Status Definitions 2 AGFD, HDMS TRIBAL STATUS NESL Navajo Endangered Species List (2005) Navajo Nation, Navajo Fish and Wildlife Department (W://www.heritage.tnc.org/nhp/us/navajo/esl.html) The Navajo Endangered Species List contains taxa with status from the entire Navajo Nation which includes parts of Arizona, Utah, and New Mexico. In this notebook we provide NESL status for only those taxa whose distribution includes part or all of the Arizona portion of the Navajo Nation. Groups 1 Those species or subspecies that no longer occur on the Navajo Nation. 2 Any species or subspecies which is in danger of being eliminated from all or a significant portion of its range on the Navajo Nation. 3 Any species or subspecies which is likely to become an endangered species, within the foreseeable future, throughout all or a significant portion of its range on the Navajo Nation. 4 Any species or subspecies for which the Navajo Fish and Wildlife Department (NF&WD) does not currently have sufficient information to support their being listed in Group 2 or Group 3 but has reason to consider them. The NF&WD will actively seek information on these species to determine if they warrant inclusion in a different group or removal from the list. MEXICAN STATUS MEX Mexican Federal Endangered Species List (October 15, 2000) Proyecto de Norma Oficial Mexicana PROY-NOM-059-ECOL-2000 The Mexican Federal Endangered Species List contains taxa with status from the entire Mexican Republic and waters under its jurisdiction. In this notebook we provide MEX designations for only those taxa occurring in Arizona and also in Mexico. P En Peligro de Extinci6n (Determined Endangered in Mexico): in danger of extinction. A Amenazada (Determined Threatened in Mexico): could become endangered if factors causing habitat deterioration or population decline continue. Pr Sujeta a ProteccibnEspeciai (Determined Subject to Special Protection in Mexico): utilization limited due to reduced populations, restricted distribution, or to favor recovery and conservation of the taxon or associated taxa. E Probablemente extinta en el medio silvestre (Probably extinct in the wild of Mexico): A native species whose individuals in the wild have disappeared, based on pertinent documentation and studies that prove it. The only existing individuals of the species are in captivity or outside the Mexican territory. j I = One or more subspecies of this species has status in Mexico, but the HDMS does not track it at the subspecies level (most of these subspecies are endemic to Mexico). Please consult the NORMA Oficial Mexicana PROY-NOM-059-SCOL-2000 for details.l 31 Status Definitions 3 AGFD, HDMS STATE STATUS STATE: PIants - NPL Arizona Native Plant Law (1999) Arizona Department of Agriculture (http://www.azda.pov/ESD/nativeplants.htm} HS Highly Safeguarded: no collection allowed. SR Salvage Restricted: collection only with permit. ER Export Restricted: transport out of State prohibited. SA Salvage Assessed: permits required to remove live trees. HR Harvest Restricted: permits required to remove plant by-products. Wildlife - WSCA Wildlife of Special Concern in Arizona (in prep) Arizona Game and Fish Department (http://www.azgfd.gov} WSC Wildlife of Special Concern in Arizona. Species whose occurrence in Arizona is or may he in jeopardy, or with known or perceived threats or population declines, as described by the Arizona Game and Fish Department's listing of Wildlife of Special Concern in Arizona (WSCA, in prep). Species indicated on printouts as WSC are currently the same as those in Threatened Native Wildlife in Arizona (1988). Revised 8024/04. AGFD HDMS J:1 H DMS\DOCUMEN'nNBOOKSITEM PLATEIEDRD EFS 1STAT DEF 32 Wildlife Observed Wildlife Wildlife observed within the property during field reconnaissance consisted mainly of avian species including curve -billed thrasher (Toxostoma curvirostre), Gambel's quail (Callipepla gambeld), white - winged dove (Zenaida asiatica), morning dove (Z. macroura), Gila woodpecker (Melanerpes uropy- gialis), house finch (Carpodacus mexicanus), cactus wren (Campylorhynchus brunneicapillus), greater roadrunner (Geococcyx californianus), northern mockingbird (Mimus polglottos), northern cardinal (Cardinalis cardinalis), pyrrhuloxia (C. sinuatus), verdin (Auriparus flaviceps), ash -throated flycatch- er (Myiarchus cinerascens), black -tailed gnatcatcher (Polioptila melanura), Lucy's warbler (Vermivora luciae), northern flicker (Colaptes auratus), house sparrow (Passer domesticus), white -crowned spar- row (Zonotrichia leucophrys), great -tailed grackle (Quiscalus mexicannus), lesser nighthawk (Chor- dedies acutipennis) and elf owl (Micrathene whineyii). Other wildlife noted on the property includes desert cottontail (Sylvilagus auduboni), desert spiny lizard (Sceloporus magister) and whiptail species (Cnemidophorus sp.). Special Status Wildlife Species The USFWS identifies 12 ME wildlife species as potentially occurring in Pima County. Published and unpublished literature on the flora and fauna of the Sonoran Desert was reviewed, focusing on the presence or likely presence of threatened or endangered species in Pima County and, in particular, on those with some possibility of occurring on or in the vicinity of the property. The review indicated that one federally listed endangered wildlife species, the lesser long nosed bat (LLNB; Leptonycteris curasoae yerbabuenae), occupies a range that includes the property. The project will not likely affect the LLNB because the property does not contain any roosting habitat and contains limited forage (saguaro). There is no designated or proposed critical habitat within the property. AGFD HDMS records show four special status wildlife species as having been recorded within a 3 - mile buffer of the property, the fulvous whistling duck (Dendrocygna bicolor), CFPO, California leaf - nosed bat (Macrotus californicus) and cave myotis (Myotis velifer). The fulvous whistling duck occurs rarely in southwestern Arizona eastward to Phoenix and Picacho Lake. This species requires breeding habitat that includes freshwater wetlands, shallow impoundments managed for rice production, temporally flooded grasslands and pasture, haylands, and small grain fields adjacent to rice fields. The property does not support breeding habitat for this species. The recently de -listed cactus ferruginous pygmy -owl (CFPO, Glaucidium brasilianum cactorum) was identified as having potential for occurrence on the property (discussed below). Even though this spe- cies has been removed from the endangered species list, project impacts to this species are being considered as part of this project's planning process. A site visit was conducted with Scott Richardson of USFWS to identify potentially suitable CFPO habitat with the property. The sparse creosote -domi- nated upland habitat within the property is considered unsuitable for CFPO. There is limited poten- tially suitable dispersing habitat along the ridgeline and within the denser xeroriparian vegetation within northern portions of the property. Surveys were conducted on the property for CFPO during the spring 2006 survey season using the USFWS recommended survey protocol and no CFPO were detected. Technical assistance with USFWS will be requested to evaluate the project's potential effects to the CFPO. 33 The California leaf -nosed bat and cave myotis are species of insectivorous bat that generally roosts in caves, mines, rock shelters and tunnels and under bridges. These bats may potentially fly over and forage on the site; however, the site does not support roosting habitat for this species and the develop- ment of the site would not appreciably affect its foraging opportunities. Geology and Soils The site, as mapped by the Soil Conservation Service, is 95% Anthony Sandy Loam with small areas of Gravelly Alluvial Land and Rough Broken Land -Palos Verde Complex (see Exhibit 10). A Geotechnical Engineering Evaluation of property was conducted by Acura Engineering, Project A06 -0033G, dated May 8, 2006 as provided in Appendix A. 34 Z O N_ ry Q Q W ry Q W J J Q r' Q Z 0 U H H n - Z LU CO LU Q z O N_ ry Q i Z D O U Q n LL O W ry D U) J_ O U) U N Q CO N C N m 73 35 h M O O p N � M � N � a 0 LL p O N 0 0 Ln 0 0 0 0 0 Ln 0 LO N 0 N O O 0 LO 7 Exhibit 10 Soil Survey k 2 O G ry k k LU ry k � LU � > k ry � 2 O CO U D � � ry ƒ 2 ry LU � CO k LU Q 2 O G ry k � 2 D O U k » I ILL O � LU > ry D CO O CO 9E �D E 7 - /)* j±± , \ z J) a \ $ / f/ / < ° | ƒ | � = E %o 2/t § -a) §0cc % # \ / ® k ± .S 7 u).- E U) E _ § § \ » / .g3 a) k = �&% % U)`7 / \ CLo .E �7} � t o \Ra § R R iE ƒ \ \C � ) N § ° /// o a\ a 2 o 7 § 7 E m E/ e =mm =em 2f\ f\ = E#= 2#= ,U) $� § �c.2 .2 \ }a)R z� { e57 e%\ % _ - >eE CL \ \-0j k( m 2 �/ ==0 �/ ==0 0 »— c z>� z>� E 0 2$ tco $/k S2_ y2k g} R oEg gEg M �ƒ� CO O mmm mmm 2a /ek �D E 7 - /)* j±± , \ z J) a \ $ / f/ < ° | ƒ | � EE ��U)a� 0 f!&j/\)\f\fMk Lu j J\ 7 m 6 j}/// J j j $ \ < > E \ ( s s » s s \ \ o \ \ \ \ \ - \ >> z m m m m m m m » } / ■ , a x » - i x : z « o , J > > !) )! Soil Survey of Pima County, Arizona, Eastern Part; Tucson -Aura Valley Area, Arizona Marana Spectrum Map Unit Legend Summary Pima County, Arizona, Eastern Part Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 5 ARIZO-RIVERWASH 7.7 1.5 COMPLEX, 0 TO 3 PERCENT SLOPES jw 35 HAYHOOK SANDY LOAM, 1 5.4 1.1 TO 5 PERCENT SLOPES 54 PALOS VERDES-JAYNES 15.0 3.0 COMPLEX, 2 TO 8 PERCENT SLOPES Tucson -Aura Valley Area, Arizona Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI AhA ANTHONY SANDY LOAM, 0 13.0 2.6 TO 1 PERCENT SLOPES AhB ANTHONY SANDY LOAM, 1 18.0 3.5 TO 3 PERCENT SLOPES AnB ANTHONY GRAVELLY 234.8 46.2 SANDY LOAM,1 TO 3 PERCENT SLOPES Az ARIZO GRAVELLY SANDY 1.1 0.2 LOAM Bt BRAZITO SANDY LOAM 10.4 2.0 Cm COMORO SANDY LOAM 0.1 0.0 Co COR% ORO LOAM 0 Gh GRABE LOAM 123.9 24.4 Gr GRAVELLY ALLUVIAL 21t 4-- LAND Pm PIMA SILTY CLAY LOAM 3.8 0.7 Ru RIVERWASH 9,8 1.9 RxD ROUGH BROKEN 43.5 8.6 LAND-PALOS VERDES COMPLEX, 0 TO 60 PERCENT SLOPES 37 USDA Natural Resources Web Soil Survey 1.1 1/23/2007 rr Conservation Service National Cooperative Soil Survey Page 3 of 3 Paleontological and Cultural Resources According to the Arizona State Museum, this property was surveyed by students in 1981. Two ar- chaeological sites are located within the project area (see Exhibit 11). A Class III Cultural Resources Survey has been conducted by Westland Resources, Inc. The report and findings have been submitted under separate cover. Existing Land Uses Currently the site is vacant. The existing land uses within one mile of the project site are shown on Exhibit 7 and are as follows: North: Vacant lands and scattered large lot residential development. South: Railroad and I-10, vacant land and scattered development. East: Vacant land and a residential subdivision at Hartman Lane. West: Railroad, I-10, Industrial/Commercial development west of the Interstate and east of the Santa Cruz River, west of the river is Continental Ranch. Exhibit 8 shows the current zoning surrounding the site. Existing Infrastructure Water The Town of Marana will provide water service for the site. Currently there is a trunk line in the exist- ing Camino de Manana and Linda Vista Boulevard. Well Sites There is one registered well on the site, which will be abandoned and sealed in conformance with ADWR regulations. Exhibit 12 depicts all well locations within the area of the site. A list of the wells in the Registry of the Arizona Department of Water Resources around the area of development is in- cluded as Exhibit 13. Sewer According to the March 31, 2006 capacity response letter from Pima County Wastewater Manage- ment Department "there is capacity for the proposed development" (see Exhibit 14). There is an 18 - inch public sewer 6-200-048, at manhole #3911-11, approximately 1.4 miles north and west along the I-10 Frontage Road. The Cascada Project (Red Point Development) has extended the sewer line from the above referenced manhole south on the Frontage Road and east along Camino de Manana. There may be the ability to connect into this sewer line with an agreement between Red Point Development, Barclay Group and Pima County Wastewater Management. ComN Arizona State Museum P.O. Box 210126 Tucson, AZ 85721-0026 (520) 621-6302 FAX: (520) 621-2976 March 14, 2006 Susan Phillips Planning Resources, Inc. 270 N. Church Ave Tucson, Arizona 85701 THE UNIVERSITY OF ARI1--7.%r--%/NA TUCSON ARIZONA 4&0ee4 , GHQ �6r Re: Archaeological records check for Retail Power Center {job no. 06002.00), including parcel #s 216-36- 019A; 221-04-004A, 0048, -0030, -0020, & -0010. located in T12 S, R12 E, in the SE SE and portion of SW SE Sec 15, and E``/z NE'/a, NW'/4 NE'/4, and portions of SW'/4 NE%4 & NE%4 NW'/a, G&SRBL&M. Dear Ms. Phillips: On March 13, we received a request for an archaeological records check for the above -.referenced property. I have consulted our records with the following results. The property has not been inspected for archaeological or historical resources since students examined the area as part of the Northern Tucson Basis Study in 1981. In addition, two archaeological sites are located within the project area, and one is located on adjacent property. ASM therefore recommends that professional archaeologists perforin a surface survey to evaluate the known sites and make recommendations on testing or data recovery plans as appropriate, and to determine whether additional archaeological or historical resources are present on the property. A list of qualified archaeologists can be found on our website at: http://www. statemuseum.arizona.edu/profsvcs/permits/Sermittees.asp The archaeologist you select should prepare your report using the standards titled: Standards For Conducting and Reporting Cultural Resource Surveys. Most contractors in Arizona have a copy of these standards. You are responsible for providing the report to the appropriate office requiring the inspection. When surface inspections are required on private lands under city or county ordinance the archaeologist will also submitted copies of your report to the appropriate archaeological site file office. If you have selected an archaeologist from the list provided, that contractor knows where and when to submit reports. If you have questions or need further assistance please contact me. Sincerely, Su Benaron Arizona State Museum Assistant Permits Administrator Phone/fax 520-621-2.096 sbenaron(@email.arizona.edu Exhibit I I Arizona State Museum Letter 4 NORTH NTS ,e Exhibit 12 Well Sites 5 206286759 AZ DEPT WATER RCSB 1 02.47? p.m. 03-15-2006 216 �i 0 or N ;3 [); 1 0 00 w m CD M- m 0 00• M-0 >! w 0 nim 0 0 1 0 m -4- -j— * 55 c 52 91,0, ki > 01 coo "1 9 0 > im, zlr 0 �u 2 2 - c I rn, Z;;o Q..< Sn') 4 A, c ol > 1 �,Z; - Z! 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M ro c CD �o m m �. z II II C 4S_1 vm C7 X -Di —0 O It M Q ic z� �N o i] < 9 11 auo z M C D z �M 4 Q I I g ernI @ NN C co M Mp fa N 0-4 Fr hi Z z C c n n y X II n m n w n Z w II p 'n Q v z C) n v a 7 2 4 0 G�3 � w m c`� V A 8 1; 099 M, 02:4' 'op. rn, 03-15.2006 516 ■ s O to s V m cn v, y 4 J » N u� m m m -1 :3 v JD 000) Q v a OL C C C z M V K) [} CU O D n 1 o o� II u 0 o c m ~— m -, m DDD aa° �p ns w a CWS1 CNTi A m rh W NI W CA C7 V) Z t�D 0 0 SO -� CD C �} N � :� 4�7 41 9 o 3NI co (n cn m0 cq m mQ C CD to �m Mme o M NI M o n o �r y � 0 Oxo NLA 0 -Z3 cl0 >M ?' v+zQ o M n CD�� w r� � � m� o o 0 �a m w 2 I'il M -� 6 y � f 0 -- m ;l 0 d ;❑ �w N M m Sang Ca CQ N z x 0 a C n �z as°�� A V+ N 7 W > 0 M 62 Vi 6 miles W W co s O to co17 V CA N fp C] V 00 GI CD +is V K) Cri O W CWS1 CNTi A W N 1 I ownsrnp it svutn W q.4110 Pima County Wastewater Management Depa 201 N. Stone Ave., 8t' Floor Michael Gritzuk, P.E. Tucson, Arizona 85701 Director (520) 740-6500 March 31, 2006 Sue Bromley Stantec Consulting 7373 E. Doubletree Ranch Road, #B155 Scottsdale, AZ 85258 Capacity Response No. lent Visit our website: http://www.pima.gov/wwm RE: Linda Vista & 1-10, 100 Acres on Parcels #221-04-002 221-04-0030, and 221- 04-004A. Greetings: The above referenced project is tributary to the Ina Road Water f ollution Control Facility (IRWPCF) via the Canada Del Oro Interceptor. A 12.5 MGD expansion of treatment capacity is currently under construction at the Ina Road Water Pollution Control Facility. Completion of this expansion is anticipated later this year. In addition, operational improvements at the Roger Road Wastewa er Treatment Plant and the startup of the Randolph Park Wastewater Reclamation Facility have reduced demand on the IRWPCF, making more capacity available. Capacity is available for this development in the 18 -inch publics wer G-200-048, at manhole # 3911-11, approximately 1.4 miles to the north and west along th 1-10 Frontage Road. Offsite construction should be coordinated with the other developers alo g the way. This response should not be construed as a commitment for seice or an allocation of capacity. It is an analysis of the existing system as of this date, and is vali for one year. If further information is needed, please feel free to contact us at Respectfully, Robert G. Decker, P.E. Development Services Manager RD:ks c: Subhash Raval, DSD Ilene Deckard T12, R12, Sec. 22 Pima County W ) 740-6500. Exhibit 14 astewater Capacity Response Electricity Electrical power will be provided by Tucson Electric Power (TEP). Existing transmission and distri- bution lines are adequate to service current and future needs. Part of the property along Camino de Manana is serviced by Trico Electric. Agreement will have to be worked out between the two electric providers and the development for service. Roadways The site is served by Camino de Manana and the I-10 frontage road on the northwest and by Linda Vista Boulevard on the north which is an east/west arterial. No other major roads are within one mile of the site. The future Twin Peaks Road is indicated as 150 -foot Right -of -Way. Currently, Camino de Manana is a 2 -lane roadway. The posted speed limit is 45 mph. Interstate 10, west of the site is 6 -lanes, three lanes in each direction separated by a wide median. The posted speed limit is 75 mph. The eastern Interstate 10 frontage road is a one-way (north) two lane roadway that parallels I-10. The western Interstate 10 frontage road is a two lane, two way roadway that parallels I-10. Several major roadway improvements within the study area are in the planning stages — the most significant being the Twin Peaks Interchange with I-10 and the realignment and reconstruction of Camino de Manana to Tangerine Road. Linda Vista Boulevard will be realigned through the Cascada project to the north and forms a new intersection with Camino de Manana with signalization. The map excerpt shown in Exhibit 15 is taken from Marana's Circulation/2025 Transportation Fore- cast Map. According to the map Camino de Manana is forecasted to be 4 -lanes between I-10 and Tangerine Road. fe 7345 Pinal County Pima County 8� SO N rS A 0 8465 GRIER RD 3860 .r N S 3320 1 N yS 20130 MOORE RD 6&, � OS N N cn 1361 O *RL Legend �q � a �r SSS S 12890 d��nc TA11 6,P8 O �� 1J PLANNING AREA BOUNDARY TRANSPORTATION FORECAST 2 LANES /� � 4 LANES �/ 6 LANES N8 LANES #### = Projected Ave. Daily Traffic (ADT) Count ® Marana Town Limits Njjj W 1O E S 7465 *:Project Site 1 0 1 2 Miles Exhibit 15 Town of Marana 2025 Transportation Forecast Excerpt 47 PART II - DEVELOPMENT PLAN AND STANDARDS Introduction The Marana Spectrum Specific Plan establishes guidance and regulatory measures for the develop- ment of approximately 170.04 acres located at the southeast corner of the intersection of I-10 and the Twin Peaks/Camino de Manana Interchange in the Town of Marana, Arizona. This Specific Plan document provides all development regulations, programs, policies, and process for implementation of the plan and its elements. The Marana Spectrum Specific Plan, when adopted, replaces the current property zoning with the development standards contained in this specific plan. The development proposed under the Specific Plan is consistent with the Town of Marana General Land Use Plan, Exhibit 17. Land Use Proposal This site, as noted in the Development Capability Report portion of the Specific Plan, is especially well located. It is located at the intersection of the Freeway and two major roads (Twin Peaks and Camino de Manana) drawing people from both Continental Ranch to the west and development occurring along Linda Vista Boulevard to the east, Hartman Lane to the south and Tangerine Road to the north. The draw will also be from the surrounding community in general. The uses proposed for the plan are based on the anticipation of the market's current and foreseen de- mands while maximizing the development opportunities. The development proposal is the consum- mation of the site analysis, technical information, Town of Marana guidance and market research. Development The development scenario focuses on regional opportunities. Because of the site's central location in the Town of Marana, it is well located for regional commercial opportunities. The property will be de- veloped as a "Power Center" offering opportunities for large-scale retailers. A typical "Power Center" includes a variety of uses clustered together and generally features one or more "Big Box" stores such as Target, Home Depot, Lowe's or any number of other major retail or wholesale stores. Exhibit 16 shows the development concept. Uses Permitted: Large Scale Retail Specialty Retail including liquor sales Restaurants including alcohol service Fast Food Restaurants including drive-thru service Banking/Financial Institutions, including drive-thru tellers and ATM machines, not including non -chartered financial institutions Hotel/Motel including those with restaurant and bar Parking Structures Gasoline Service Station with convenience store and car wash but without repair services Me, Automobile service center connected with retail store Offices Medical Offices Theaters, not including drive-ins Department Stores Retail Warehouse Outlets Home Improvement Centers Drug Store with drive-thru Pet and Pet Supply Stores including veterinary services, grooming, and boarding small ani- mals Appliance Stores Barber and Beauty Shops Bicycle Shops Florist Shop Furniture Stores Grocery Stores with liquor sales Fitness Center/Gym Hardware and inside lumber sales Residential to be located on the 2nd and 3rd stories only Similar uses as determined by the Planning Director 50 MA LOOZ '6 L /ur)nur)r --- ----------------------------- ---------------------------------- -- ---- ---- --- ---- --- ---------------- _____--- _____ - ______ - —____ — _� N I rmi i -0- C; ,s g a om �- IL--- i LU ,/ � / OMO'NVdS-ZLSJ\3115\NJ1530\`LMO\OVJ\V Si �ONI� Ol-I-211 SIV 1321-ZLSZSO\df10iJJ-AV��FJV 9\:d 'iJ]A,N 'NZ,Zo - LONZ NVf 6L '1, Q I z a I� z� i 11 i,II Q o� 4 LU o W Co CW a z M o LOOZ '6 L /ur)nur)r --- ----------------------------- ---------------------------------- -- ---- ---- --- ---- --- ---------------- _____--- _____ - ______ - —____ — _� N I rmi i -0- C; ,s g a om �- IL--- i LU ,/ � / OMO'NVdS-ZLSJ\3115\NJ1530\`LMO\OVJ\V Si �ONI� Ol-I-211 SIV 1321-ZLSZSO\df10iJJ-AV��FJV 9\:d 'iJ]A,N 'NZ,Zo - LONZ NVf 6L '1, z I �rwn I� vc�� i 11 i,II 4 LU o Lu cn W M o LOOZ '6 L /ur)nur)r --- ----------------------------- ---------------------------------- -- ---- ---- --- ---- --- ---------------- _____--- _____ - ______ - —____ — _� N I rmi i -0- C; ,s g a om �- IL--- i LU ,/ � / OMO'NVdS-ZLSJ\3115\NJ1530\`LMO\OVJ\V Si �ONI� Ol-I-211 SIV 1321-ZLSZSO\df10iJJ-AV��FJV 9\:d 'iJ]A,N 'NZ,Zo - LONZ NVf 6L '1, fQWJ 2 LU o r. W M o �) cn 3 O C1 t Q 0 c1757 ^ d Q U O W LU U O 3z Y z - OQ p o U o= LOOZ '6 L /ur)nur)r --- ----------------------------- ---------------------------------- -- ---- ---- --- ---- --- ---------------- _____--- _____ - ______ - —____ — _� N I rmi i -0- C; ,s g a om �- IL--- i LU ,/ � / OMO'NVdS-ZLSJ\3115\NJ1530\`LMO\OVJ\V Si �ONI� Ol-I-211 SIV 1321-ZLSZSO\df10iJJ-AV��FJV 9\:d 'iJ]A,N 'NZ,Zo - LONZ NVf 6L '1, fQWJ 2 W O C1 - Q U - Y Y Y Z OQ W N f0 l0 V J \ m I� m cp O! � � r aNi� aNiNVJyN a a a a J p p¢ Q p p Q Q p p Q Q p¢ Q p¢ Q SSSS H r NVJyN O m LOOZ '6 L /ur)nur)r --- ----------------------------- ---------------------------------- -- ---- ---- --- ---- --- ---------------- _____--- _____ - ______ - —____ — _� N I rmi i -0- C; ,s g a om �- IL--- i LU ,/ � / OMO'NVdS-ZLSJ\3115\NJ1530\`LMO\OVJ\V Si �ONI� Ol-I-211 SIV 1321-ZLSZSO\df10iJJ-AV��FJV 9\:d 'iJ]A,N 'NZ,Zo - LONZ NVf 6L '1, Development Standards: Minimum Lot Area None. Minimum Lot Width None. Minimum Distance Between Main Buildings None. (Per local building and fire codes) Maximum Building Height 50 feet, Theater 65 feet, Hotel/Motel 75 feet and buildings within the project which have 2nd and 3rd story offices/office. Minimum Building Setbacks 25 feet from Camino de Manana and Linda Vista Boulevard future ROW. 30 feet from the Power line easement and Drainage Channel. 10 feet from internal streets (PAALs). Minimum Landscape Coverage 10% of site Minimum Parking and Loading Require- As required by the Town of Marana Develop- ments ment Code Maximum Building Coverage 25% 53 Pinal County Pima County Legend .� PLANNING AREA BOUNDARY MARANA NW AREA PLAN BOUNDARY NTRAILS ` FUTURE INTERCHANGE PLANNED LAND USE 0 RURAL DENSITY RESIDENTIAL [0.0 - 0.5 DU/AC] 0 LOW DENSITY RESIDENTIAL [0.6 - 3.0 DU/AC] — _ MEDIUM DENSITY RESIDENTIAL [3.1 - 8.0 DU/AC] _ HIGH DENSITY RESIDENTIAL [8.1+ DU/AC] _ MIXED RURAL ® MASTER PLANNING AREA _ CORRIDOR COMMERCE _ INDUSTRIAL/CAMPUS 0 INDUSTRIAL/GENERAL 0 AIRPORT ACTIVITY CENTER PUBLIC _ RECREATION/OPEN SPACE 0 CONSERVATION/MITIGATION FLOODWAY TOWN CORE RESORT Marana Town Limits 1\E WA4N�f�f S 1 U 1 2 Miles I PRESERVE I C I; ! :Proj e \Site -F—L Exhibit 17 Town of Marana Future Development Plan 54 Transportation and Circulation The site is accessed via Camino de Manana along the north and Linda Vista Boulevard along the northeast. The main access to the site will be provided from Camino de Manana and it is proposed to be signalized. Signalized intersections will also occur along the Linda Vista Boulevard frontage of the property. Kimley-Horn and Associates completed a Traffic Analysis for the site. The report is attached and made a part of the Specific Plan but is under separate cover. Truck Circulation Exhibit 18 shows the truck circulation through the site. Trucks will enter and exit via Camino de Ma- nana and Linda Vista Boulevard. Truck traffic will be able to make a single circulation of the perimeter of the site, entering from Camino de Manana and exiting onto Linda Vista Boulevard. This will keep trucks from impeding automobile traffic in the center of the site, if deliveries are made during normal store hours. For the main street area trucks enter and exit onto Camino de Manana making a loop on the outer edge of the main street. This circulation may conflict with vehicle traffic during normal store hours, but there are any number of escape routes for vehicles to avoid the truck traffic in this area. From the other access points to the site trucks will enter for deliveries to specific stores and leave without having to traverse the entire site. Pedestrian Circulation The pedestrian plan for the site (Exhibit 19) is based on park once and walk. There are pedestrian links within and close to all parking fields linking the inline stores with the main street and theater. Public Art Public Art shall be installed within the project at locations determined through the Development Plan. Public Facilities Water Water service for the Specific Plan will be available along the Camino de Manana and Linda Vista Right -of -Way. Based on current capacity of the water mains in the area, storage to meet fire -flow requirements may be necessary on site or off-site. Final determination of capacity will be made at De- velopment Plan review. The Town of Marana will provide water for domestic and fire flow to the site. All improvements will be the responsibility of the developer. 55 z LU (D LU -j 0 N C3 LU z 0 C', -'S 0 0 4- 0 =< -X` ONENESS MTFM J- AMEMOMMI -- — — --------------- 0, i�l LILL -=Cq LOOZ '� /.jr)nur)r --------------------------------------------------- - - -------- --- - - — SO 0� . Lo Z LU :",Lu JL2,� WIN =LU - x, Qv� Idk Z' \�\C, oz -0- -z lc�l End* No 0 ------------------------- ----- 0 0 Z 0 0 z LU LU I zz-� oll =LU - x, Qv� Idk Z' \�\C, oz -0- -z lc�l End* No 0 ------------------------- ----- 0 0 Z 0 0 z LU LU I zz-� W W J :p /A r 47./c�-- j tibv`` F DSD I �� om z_ /i� U'II II III�IIIIIIU �� \J da° vy6 ga �� QPM On ¢m i 1�1 � O 0 M LOOZ `6 /ugnupf OSs' 0 o e. r o / o w m 2 W Z 0111O M U W a LU 0 LU a- j tibv`` F DSD I �� om z_ /i� U'II II III�IIIIIIU �� \J da° vy6 ga �� QPM On ¢m i 1�1 � O 0 M LOOZ `6 /ugnupf OSs' 0 o e. r o / o w Sewer The developer will need to provide a line connecting to the current Pima County WWM line approxi- mately 1.4 miles north of the property. An agreement will be entered into for development of on-site and off-site lines in accordance with current Pima county requirements for sewer service. The Cascada Project (Red Point Development) has extended the sewer line from the manhole #3911-11 south along the Frontage Road and east along Camino de Manana. There may be the ability to connect into this sewer with an agreement between Red Point Development, Barclay Group and Pima County Waste- water Management. Natural Gas Southwest Natural Gas Company will provide natural gas services in the Specific Plan Area. Develop- ers may be required to install or relocate gas facilities concurrent with the development of the proj- ect. Telecommunications Telephone service to the Specific Plan Area is provided by Qwest Communications. The developer will coordinate with Qwest for the relocation (if necessary) of existing facilities and installation of new service. Comcast Cable provides cable television service within the Town of Marana. Grading This property does not contain a significant amount of vegetation that is worthy of salvage, except a few saguaros. Any significant vegetation found at the time of the preparation of the Native Plant Preservation Plan shall be handled per the Town of Marana Land Development Code and Arizona State law. Any plants salvaged shall be placed in an on-site nursery and be used to revegetate areas within the project. 61 0 Z 0 J 1 7 UI z o o' H F LLJ W >�� LU W C) J � oQ Q� W 0= OfcD CD o ~o U'cn Wz of �o ~ O cn Y ~� _ L, w �w z Oa_ Z II II L� Z pp W CLCD II U LL W W W x � L� FED LCE 3: U H C LU C o c9 U N Ln 30 Z N ()� C O N O - O U N o o CD I-- N N 0 0 cn 'cLo Z pp a m W FED LCE 3: a W v Q CD Z U O CD �a 0 >z 0� �J Q� CD CD z_oo� Q O ZcC) J N G LL � O a--' C) v OQ WW amT: 0-0 v U _ H 0 0 00 0 0 m 0 0 U C CD N C o c9 N Ln 30 -C Ul N ()� C 00 N O - O N o o U Q N N 0 0 cn 'cLo o a m CO 0c) W cc FED LCE 3: a v O d CD O CD �-) O CD U O /O � O 9 ISNV - 133HS IVNIOIaO Hydrology Plan Removing the project site from the floodplain area will require drainage structures along the north and east property boundaries to collect stormwater and convey it through or around the site to the UPRR. The analysis to develop a preliminary drainage design concept for this project was conducted assuming the presence of an improved roadway section along the segment of Linda Vista Boulevard adjoining the north property boundary. This analysis assumes that drainage culverts with capacity adequate to convey the 100 -year discharge beneath the roadway will be constructed in conjunction with the roadway improvements and that these culverts will provide a control point for collecting stormwater flows along the north property boundary. The locations and sizes of the culverts will con- form to the roadway design requirements. The analysis also assumes that drainage improvements to be constructed in conjunction with the construction of the Twin Peaks interchange will be in place and will provide a functional connection for discharge of flows at the downstream property boundary (where applicable). Flows entering the project site at CP#2 (772 cfs) along the north property boundary will be conveyed beneath Linda Vista Boulevard in a new 2-6'x6' concrete box culvert (CBC) or equivalent (See Exhibit 21). This storm water will be collected at the culvert outlet by a drainage channel having a topwidth of 20 to 40 feet and depth of 4 to 5 feet. This channel will convey flow west along the south side of Linda Vista Boulevard, to a point of confluence with the CP#3. Both flows will be conveyed west by a 2-7'x5' CBC beneath the project to the west side of the Camino de Manana TI. This underground drainage structure will outlet within the Linda Vista right of way west of Camino de Manana, then be conveyed via a new channel to an existing culvert beneath the UPRR. Flows entering the project site at CP#3 (310 cfs) along the north property boundary will be conveyed beneath Linda Vista Boulevard in a new 8'x4' CBC or equivalent. This culvert will be adequate to convey the 100 -year discharge beneath the roadway surface. The project improvements will include continuation of the 8'x4' CBC or CONARCH culvert beneath the project site to a point of confluence with the culvert constructed to convey storm water emanating from CP#2. A channel is proposed on the east project boundary to intercept flow along the wash draining to CP#1 (up to 1312 cfs). The north end of this channel will begin about 200 feet south of Linda Vista Road. Flows entering the property at CP#1 will be collected within the channel along the east property boundary and directed south to a UPRR trestle bridge. Minor sheetflow entering the property south of CP#1 will also be collected within the interceptor channel and directed south. This channel will ter- minate at the UPRR right of way and will be aligned to direct flows toward the existing trestle bridge at the southeast property corner. The interceptor channel will have a topwidth of up to 70 feet, depth of 2 to 4 feet, and 1 horizontal to 1 vertical sideslopes. The channel bottom will be earthen, but a concrete or riprap lining may be provided where concentrated flows enter the channel (such as at CP#1). A riprap apron may also be included to line the section of the channel bottom adjoining the east bank. The purpose of this riprap apron is to control erosion where side flows will spill over the bank. A typical cross section of the chan- nel is provided on Exhibit 22. This channel will be designed to conform to interceptor channel design standards which include a channel depth along the west bank that is two times the depth of flow. In addition, the design capacity for the channel will include 1 to 2 feet of sediment storage, the purpose of which is to comply with FEMA standards for flows emanating from an alluvial fan. 65 The existing UPRR trestle bridge at the southwest property corner has adequate capacity to convey 470 cfs. Additional flows will arrive at this location as a result of stormwater accumulating along the UPRR from watersheds south of the project site. Flows in excess of the capacity of the trestle bridge will be conveyed north along the UPRR within railroad and TEP right of way and within a portion of the project site. A 30 foot setback from the west property line will be provided for drainage convey- ance. The area to be provided for conveyance of flow along the UPRR will be adequate to contain flows between the railroad embankment and the limit of development without resulting in an increase in the water surface elevation of more than 0.1 feet. Slope stabilization will be provided along the edge of development to control potential erosion. The threat of erosion along this embankment is minimal because flow velocities do not exceed 4 feet per second (fps) except during the 100 year return period storm. Stormwater being conveyed within the railroad right of way will drain north to the next drain- age structure (Culvert #4 on Exhibit 21) beneath the UPRR where an additional 384 cfs will be con- veyed through 2 - 17'x4' timber bridge to Interstate 10. Flows in excess of the capacity of this culvert will drain north and be intercepted by the drainage improvements being constructed in conjunction with the Twin Peaks Road interchange. Onsite stormwater runoff from the project area will be directed to two retention/ detention basins. One is located at the northwest corner of the property, and the second will be located at the southeast corner of the property. Onsite stormwater will be conveyed to these locations via underground storm drain systems and within the driveways and parking lots to be constructed throughout the project. The total estimated peak flow generated from onsite (developed conditions) runoff is estimated to be about 830 cfs. The total stormwater retention/detention volume is estimated to be about 830 cfs. The total stormwater retention/ detention volume needed to comply with critical basin criteria is estimated to be about 20 acre-feet. The basins have a total area of approximately 13 acres, so the anticipated re- tention/detention storage depth will be about 2.5 to 3 feet. Stormwater collected within these basins will be outlet to the UPRR and TEP right of way which is where flows currently concentrate. The peak outlet discharge from the basins is anticipated to be about 610 cfs during the 100 -year return period storm. The location of the proposed retention/ detention basins are provided on Exhibit 22 of this re- port. 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F 5 Logo 0 CL 0 �OE CL� oa- CL(3 4 — 'CN C W Q co U N00CN U) C/) Q w W o oct LO = O Q � z� Q Liv k-: z w `N N O Q w 03 Cal-m O ct 11111 111T- 'Y U / z Q _ _ 'iii Hill 11111 LAJ +Htff f" O - - �'/, �, �� '%� • i o� N Or / (yamcl- 5, X00 / F ® Zlzr NJ, P J J ILQ) \ I LL E(D- t=E 0 z G Z ro w oacr-x (LL) Co C) QO NCt� / �} N_ o�� II �� k Design Guidelines General Provisions Architectural control over the project site will be through CC&Rs, which will be maintained by the Barclay Group. Architectural control shall be imposed on development to ensure an attractive and aesthetically pleasing view from I-10 and that internal consistency is maintained. It is the purpose of the Design Guidelines to ensure that the Specific Plan theme is implemented in a clear, concise and aesthetically consistent manner. Care and consideration have been given in devel- oping these Design Guidelines to ensure the creation and enhancement of a new aesthetically pleas- ing Commercial, Office and Residential Center with an emphasis on preserving the natural resources while providing for new commercial, office and residential opportunities in the Town of Marana. The following general provisions are stated to satisfy the following goals of the General Plan: To provide the Specific Plan design criteria for use by builders, planners, architects, landscape archi- tects, civil engineers and other project area builders/developers; Achieve and maintain high quality architecture, landscape and open spaces in the Specific Plan Area. Achieve a pattern of land uses that preserve, enhance and establish a distinct identity for the Marana Spectrum and that reflects the Town of Marana's new commercial, office and residential centers. Achieve the development of a range of land uses that provides for the diverse economic, physical and social needs of existing and future residents of the Town of Marana. Introduction and Purpose The purpose of the design guidelines is to direct the site design by providing the framework to ensure that the development communicates the character and vision of the Marana Spectrum. Implicit in the design guidelines are the development goals of safety, consistency, quality and harmony. At the same time, the guidelines should encourage diversity, flexibility, innovation and originality. Following are the different components of the Specific Plan that will be controlled by the design guidelines. Site Design The proposed development will have a sense of identity, belonging, function and security. Defensible space design principles should be applied to this project. Personnel safety and security of property are a big concern in today's world. The perception of safety problems can make an area unap- pealing, unattractive or even to be avoided. Sensitive building placement and site design can address these problems by creating defensible spaces that help people feel safe and that discourage criminal activity. Each area and sub -area should allow for effective surveillance by proprietors, law enforcement and electronic devices. Building design and placement should avoid creating obscure corners or "hiding places" Parking, pe- destrian areas and building entrances should be located to be easily accessible and visible from mul- 71 tiple areas. Landscape should be selected and placed with personal safety and property security in mind. Outdoor area should be illuminated to create a secure nighttime environment while avoiding light spillover beyond the boundaries of the development site. Careful attention to the presentation of the projects east and west face to create a sense of place and an aesthetic consistent with creating an architecturally satisfying view shall apply. Architectural Guidelines The architectural design character should be consistently implemented throughout the project. The look, disposition and character of a Commercial Center is influenced by the combination of building mass, height and scale and its relationship with exterior spaces formed by the building type, landscap- ing, signage and visual characteristics of adjoining areas. In addition, the design and appearance of individual buildings and the manner in which various materials, forms and colors are employed and interact with each other have a tremendous impact on the overall perception of the development. Combination of materials, for and colors can produce a feeling of formality, monumentality, urbanity, rusticity, order or even chaos. Design The architecture throughout the development will be composed of forms combining Contemporary style with a Tuscan/Mediterranean style appropriate to the desert climate. Color schemes reflecting a palette of earth tones, will be simple with accented natural field colors. Secondary base colors and accent colors will be used to break up the mass of the buildings while providing added interest to the exterior. Buildings shall present an architectural presentation along the I-10 freeway with loading area screened, essentially four sided architecture. A combination of contrasting materials including stucco, stone, tile, metal and glass will provide a textural and well balanced composition of elements while all exposed roofs will be of tile. Special interest will be taken to develop detail occurring at the ground level of the buildings to develop a pedestrian -scale streetscape. Forms and Mass Building forms shall be simple and well-proportioned resulting in a balanced composition of elements. A layered system of planes and volumes will provide a rhythm of dynamic building shadows. Free standing structures throughout the site should also maintain these principles of form (bold, simple planes) complimenting rather then contrasting adjacent buildings. Heights Building heights will vary within the project development depending on what pad or parcel they are developed in. Nevertheless, they should be governed by the following: Top of roof structure shall not exceed 50, 65 and 75 feet; tower elements shall not exceed 10 feet above the parapet wall. Materials A unified composition will be maintained throughout the development by utilizing a consistent palette of materials throughout the project. Painted stucco surfaces shall be of a light sand or smooth finish; 72 finished concrete block may be either split face or honed. Accent materials should also be used to in- troduce a variety of texture and scale. Acceptable building materials are as follows: • Painted Stucco Walls Split Face CMU (finished) Honed CMU (finished) S or Barrel Concrete Tile Roofing Metal Dome Roofing Stone (accent materials) Ceramic Tile (accent material) Painted Wrought Iron (accent material) Glazing, Glass (see note) Note: Windows and glazing shall be designed as openings in solid wall surfaces, rather than as build- ing envelope. Highly reflective glass and glass with color coating shall be avoided except on west/south facing areas. Roof Form Roof form and material must be integrated with the overall character of the development. Although the roof structure of the building should generally be flat in keeping with the established architectural style, sloped or barrel vaulted forms may be used to enhance entries, towers or other areas of interest. All roof -mounted mechanical equipment must be screened by parapets or other building elements. Add-on screens, mansards or penthouses shall not be allowed. Roof material should always be con- crete S or barrel concrete tile unless it is a built-up roof screened by a parapet. Color Color schemes for all buildings throughout the development will be of an earth tone palette. Schemes will consist of one or two field colors with deeper colors reserved for accents of iron, window frames, doors or other small areas of detail and interest. (See rendered elevation studies for further clarifica- tion, Exhibits 23, 24, and 25.) Exterior Spaces The local climate provides a comfortable outdoor environment for much of the year. Therefore, it is expected that interesting usable exterior spaces will be part of the overall project design. Pedestrian walkways should be of a material and pattern that will enhance the project design, as well as prevent cracks and breakage. Covered areas should be provided as sun shading for both people and structure. They may be extensions of the buildings, free-standing elements or landscaping. 73 �►�' Ilan•=!�M� $�... 'r 12 �■ Z 0 Q W 7..0 0 ce I J Z 0 Q W J W n 0 urrl2 Z O ce `W 17 L W LJ LU J W J ►0� 0 z V O CL Z O Q W J W W Z J Z I L of LU Z LU I LJ LU N Q 0 Z Landscape A landscape concept is vital to achieve a cohesive character for the development of the site. The land- scape will be the unifying element and will reinforce the character of the open space, buffers, circu- lation and parking components of the development. The components addressed are plant palette, hardscape materials and colors, furniture and lighting, signs, special features, entrances, streetscapes, parking, buffers and retention/detention areas. General Guidelines The Marana Spectrum landscape guidelines should: Encourage consistency in theme and the application of major design elements such as entries, streets and roadways, walls and fences interface -edge conditions and plant materials must be maintained throughout all areas of the Specific Plan to communicate and strengthen the desired identity. • Promote the use of drought tolerant plant palette and xeriscape design principals. Limit the use of water requiring plants and water features only to the areas that provide the greatest benefit to create shady areas and cooling effects. Use unifying themes and colors for furniture, materials and pavement that relates to the "Southwest Rural Heritage" style and variations of this style. Materials and Colors Exterior landscape materials and colors comprise a significant part of the visual impact of the overall site. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in the buildings. Predominant landscape materials shall be high quality. These include, without limitation: brick, wood, sandstone, flagstone or other native stone, tinted or textured concrete masonry units, tile and tile work, decomposed granite, gravel and mulches. Landscape colors should be low reflectance, subtle, neutral or earth tone colors. The use of high inten- sity colors, metallic colors, black or fluorescent colors shall be avoided. Plant Palette A general planting theme and palette is included in the conceptual landscape plan. Variations to the palette are acceptable provided that substituted plants appear on the Town of Marana Regulatory Plant List. Other plant materials not included in the Town of Marana Regulatory Plant List will be al- lowed for accent or oasis effects in interior patios, halls, building entrances, cover armadas or pergolas, and if planted in planters or pots in areas expressly designed to achieve a specific landscape effect. 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N C oo o C I U N z FC -4 cel p� Oo I cn J m c'a c oSIO 3bo �d �o. ° 00 00 a,— httHtg o z g a 0 000 to (D� Lm - - -- - - L ------J ------yam, _ — - - eueuew op OUIW83 — -- -_ - - — - --- r 0 — J --------------------------- - - I Q = ob 8 = o CD ° CL 0� e ° C3 '�o r eueuew op ouiweo N c, z J o= '�a& Y YYYYYY Y i(YYY Y Y YYY YYYa a Q F t� a $5 a�a-aaaaa�b1a-aaaeHb-a-aaa aaa `o Q a w LU Z o il Ps I y$$ I I g Glx gyp k p w$ 0 Wl Hardscape and Paving Paving treatments should be used to differentiate between vehicular and pedestrian traffic areas, in- cluding special coloring and texturing to highlight potential areas of conflict such as crosswalks and driveways. Paving should be installed as required in medians to provide a mid -crossing island for pe- destrians. All repairs and patches to pavements, curbs and gutters should be carefully matched to the existing material. Lighting Lighting shall be sufficient to provide reasonable and adequate illumination to ensure safety for per- sons and property. Lighting features should be located to identify hazards to pedestrian and vehicular circulation and permit routine surveillance by security personnel and cameras. Variation in project lighting fixtures are permitted provided the substituted fixtures comply with the design intent and ac- cepted materials. Light rays shall be confined on-site through orientation, the use of shading/directional controls and/ or landscape treatment. Light intrusion upon surrounding properties or sensitive uses should not be allowed. All light sources should be shielded according to the shielding requirements specified in the Town of Marana Outdoor Lighting Code. Walls and Fences All building and freestanding walls should be constructed as or rendered graffiti -resistant. All visible walls should follow the general design theme as included in the following exhibits. Wall variation is acceptable only if the following decorative materials are incorporated: • Quarried, A -mountain type volcanic stone Cor -ten Steel beams "Rust patina" sheet metal Field Stone Split -faced Block Wrought Iron Any continuous wall greater then 75 feet in length and 3 feet in height visible from the public right-of- way shall vary the wall alignment (jog, curve, notch or setback, etc.) every 50' and include planting in the voids created by the variations. Entries Entries are transition areas at the point where the external roadways adjacent to the site connect with the site's access. Because entries are the greeting doorway to those accessing the site, special design and care should be provided. Project entries should follow the general design themes. Variation is ac- ceptable only if similar materials are incorporated. EM lqm Ad OL i �. Landscaping should incorporate accent plants, materials, public art and icons that represent the site's theme. Accent trees should be placed along entryways to provide a recognizable and distinctive treat- ment so it can be easily identified. All landscape materials should be located outside or below the vis- ibility triangles. Primary Project Entry The Primary Project Entry is located off Camino de Manana. The entry is designed with entry monu- mentation, enhanced paving, project screenwalls and landscaping. Secondary Project Entries The various Secondary Project Entries are located along Camino de Manana and Linda Vista Boule- vard. These entries are designed with smaller monumentation and scaled down screenwalls compared to the primary entries. Streetscapes The streetscape planting design should reflect the architectural character and natural environment of the installation. Native plant material that is well adapted to local climatic conditions and will require only supplemental irrigation should be used where possible. Trees should be selected and placed ac- cording to the height and spread they will achieve at maturity. This includes such considerations as the damage that may be inflicted to pavements from mature trunks and root systems and the spacing and setbacks required to accommodate mature canopies, which could interfere with signs, lighting and ve- hicular traffic. The streetscape planting design should be closely coordinated with existing utilities and plans for future utilities to avoid maintenance and repair problems such as interference with overhead electrical lines and damage to underground water or sewer lines. Coordinating location in relation to utilities can also lessen the potential for damage to the plant material associated with utility construc- tion and maintenance projects. Ground cover and shrubs planted in the streetscape corridor should be low maintenance, especially in medians, where access is limited and maintenance operations can be hazardous or difficult. For the security and safety of pedestrians, shrubs should not obstruct views into or out of walkways, especially at street crossings. Landscape design and placement should avoid barriers to sight visibility triangles. These include both barriers that might prevent drivers from seeing other vehicles or pedestrians and barriers that might block the view pedestrians have of oncoming vehicles. Sight visibility triangles are especially critical at street intersections, driveways and pedestrian crossings. A clear area should be maintained, if pos- sible, at driveways. Some objects, such as traffic signals, post -mounted signs, or high -branching trees, may still be located within this area and not significantly affect visibility. Parking The landscaping standards for off-street parking areas will meet or exceed the requirements stated in the Marana Land Development Code Title 17. 93 Buffers Landscape buffering will be provided along Camino de Manana and Linda Vista Boulevard. No less than 15 feet wide planting buffer with densities of 5 canopy trees, 10 understory shrubs and inert groundcover will be provided per 100 feet of roadway frontage that are adjacent to this commercial area. Retention and Detention Area The retention/ detention basin including the drainage channel should be landscaped. All areas with slopes greater than 3:1 should be stabilized with hand -placed riprap, walls, plantings or a combination thereof. Irrigation All irrigation systems must be designed with state-of-the-art, water efficient technology, which mini- mizes water requirements as well as potential for failure. At a minimum, the following requirements shall apply: All irrigation systems shall have flow sensors and master valves installed on the mainline pipe to ensure system shutdown in the case of pipe breakage. Irrigation master systems shall have an automatic irrigation controller to ensure efficient water dis- tribution. Automatic irrigation controllers shall be easily adjustable so that site watering will be appropriate for daily site weather conditions. Automatic irrigation controllers shall have rain shutoff devices in order to prevent unnecessary op- eration on rainy days. Signage Marana Spectrum is a new regional retail power center located at the southwest quadrant of the in- terchange at Interstate 10 and Camino de Manana. The site is approximately 170.04 acres in size, and commercial/ retail development of over one million square feet. The site has approximately 2,560 feet of frontage along Interstate 10, and 4,040 feet of frontage on Camino de Manana and Linda Vista Bou- levard combined. Signage should have a unified appearance, materials, shapes, colors; typeface and placement should be consistent throughout the Specific Plan Area. This signage should be used as means of establishing a distinctive identification and image. Signs should be designed as part of the building and landscaping and not as unrelated objects. All sign proposals should be prepared by a design professional and be submitted to the Town of Ma- rana for review and approval, and will adhere to the approved planned sign program for Marana Spec- trum. Functional Requirements The proposed use is as a retail power center. Retail power centers are typically populated by retail users that depend on a high profile to support sales volumes. The freeway location provides this opportunity for both. The sign package has been designed to provide a hierarchy of signage to meet the spectrum of func- tional signage needs, from identity to freeway travelers to the pedestrian experience approaching the front door, as follows: Freeway identity: In addition to identity of the center, it is essential to identify to the freeway travel- ers what major retailers they will find in this center. Multi -tenant identification freeway pylons are proposed to serve that dual purpose. Major wall signs are also provided to provide supporting iden- tification of tenants and to reinforce that, once the visitor comes onto the site, it will be easy for them to find their destination. Street -level identity: Monument signs will be provided along the frontage of Camino de Manana and Linda Vista Boulevard to identify the project and tenants within the project to the major/arterial and collector streets in front of the project. There are also low profile monument signs identifying only the project at the major entry points or intersections of the project. On-site wayfinding: Directory and directional signs will be provided along internal roadways and driveways at major decision points to assist visitors in finding their destinations. On-site identification signs: Wall -mounted and/or awning -mounted signs will be provided for each business on the frontage of the business, to identify the business location and provide orientation for visitors on the site. Window signs: Pedestrian -oriented window signs will be used to identify business and to provide information related to the business, such as hours of operation and emergency telephone numbers. Menu boards: For drive-through restaurants, ordering and menu boards will be provided along the drive-through lanes. Banners: Building -mounted or curbside graphics will be used to identify areas within the parking field, to help shoppers locate their cars and will also be used for announcing grand openings and special events, to provide graphic interest and to supplement directional information. Thematic graphic panels: Graphics, photographs and icons will be used as integrated building art- work to reinforce the image of the center and to break up large wall expanses for major tenants. 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OV V H -0 H -0 L_a O a) J N d ut vi Q L ut LL u Q V J O O s p va)i '� �,CZ FA � 0 CZ s J L a V s �' O 'L 3 L O -p L L c cn s c .IA � v O .E ami L a) cz cz (A L c W O O a>i aLi `� v L N �� v o v� o (v s �' E avi 5 w X aX) O~ c O p o 3 > -o 3 cz N a) a) a) V � N -o O -p c .L a) cz 4 -JE a)cz (� ,� cu -0 a) 3 3 >� a) (� V +� � c V i a p >� V L uo L ,� ° cz a) v � -° N � _ o cz o a -o a) D CZ a) O — r 'p V c c^ L E a _° L L p a p i L W c �-' X s � a) a) V O a) ,i b0 i� p L O cz a) UO a) cFA r— N W o -_'�-° o� _° L 3 aa) `)s c c �-IA a>>i > a aa) 3 cz L °� Q a l9 Z a Q .� Z o .� O M Q o .� a) Q H H 0 Q L L 0� 0 d = Q Oo U D LLi U.: d v Q V 0 .N �- O L 0A i c E ° a) •UO uq �' 4 ° a '+-J 3 a- � ,� a 'O O E °� a) c s cz >: a) O o —a0i L N W (�- c c L ,� a 3 V a a) «J ,� N ,� «J > 3 L a- 4-J c cz L- W wcz L CZ s O s E bq � `A O •i a) s a) c > 3 L L > v ,uo ° -o +' +`� a) ° ,� aai s� a) o a) V o , — 3 �' s a) L -o L L -� s �- bq c^ Vl 7 L -0 a) (d O cz V, = 7 L - �' a) L L c^ a O s J '� c `� O uq cz - '0 c o O O C L 0 O c O s cz a) a ._ (A •� L a) ._ a) .N C a) M m p 3> c E CZ .m c O t s cz ,� 0 a) f5 a) v v s o a) I m p s 4-1 p 3 a) s a O V (d Z' .� (d a) `^ L p p L— L L p L (d `A S Q E s c 0i o O O= U= W a) 'o O E ,� •� > a w `� '� O L v, — p�� s c �. L -° U s f = o a .N -o � .L a) -0 � u > o s -C - �° L 4-J °� ° U O O c O ,� a) «J � W v a v, c a) s 0— L N O V, � N �, L E •s . w �, O s ,s, >. � L c p a 4 CZ>, 4 V 3 'o > c� O c L «� a s O� V u, s +' cn ai a) - c O .� L c G7 a N cz o 4-J >, o o „� ° L N U o f a 0- > M L a) a CZ � F- > -o Q (� ,� v L a) > in L V- � L Vl 3 (A (A a) a a) a �, c d a) .� O uo L -o a L i a -o O�� s c Z� U L s c a) W �- L O c c .� X '� a) � a) L uo «J L O c uq c a) a > O — cz uo a) a) «� O > ai a) O — V V � (� a) a a Vl u, a) O a) E N O — -0 (A 'r — L Vl a) > � C a) V s Q s bA — X (d C J — > s = a) L cl,L (� a) — 7 (d V L V Q — a) c� bq �> .� u s s s O L O O- y 0 s a) E y N ° L s c � N L L r — c p L v, v C a) (A ° ',� O `� ° (A ut v, E � v, a) � s a) C (A � E v O cl, O �, c L W ,� L ,� � > c i, aJ a) V c s > N N i, a) L '� o s ° a Z a) u .� p V+ V uo .i o uo «� o �, 3 �, .i ° (A U,, s p O v ,>, N �, c .i V E c a �_ -a `� c c �, a c o E s s J U U P l7 H O E� .3 H a m 3 Q H H L Q 3 Q o O L H E L D c s L w p bA 'o ,� 'L s _ H O 4J-1 U L C�(-0 0(A 0 Q Oo U D ui 9 Phasing, Construction and Maintenance Introduction The development of the project may be carried out in several phases. Phasing Plan Any parcel may be divided from the remainder, developed and sold separately. An appropriate phasing of development is: Entry statement, landscaping and monumentation; Utility service; and Partial commercial development concurrent with adequate internal drainage and access improve- ments. Construction and Maintenance Responsibilities Marana Spectrum Specific Plan owners will be required to pay their fair share of the water, sanitary sewer, storm drainage and public services that are required to specifically serve the area. The financing plan contained within the Development Agreement will identify the specific revenue sources to pay for each of the infrastructure improvements and public services. Drainage Storm drainage facilities will be installed as necessary to support the project(s) contained within the Specific Plan area. The financing of area wide storm drainage facilities shall include provisions to have the storm drainage facilities constructed as part of the first infrastructure constructed. Required individual storm drain- age facilities to serve the internal areas of the project will be designed and built on an as you go basis. Circulation System and Parking The plan provides for the dedication of right-of-way (ROW) for Camino de Manana and Linda Vista Boulevard based on the current Town of Marana standards. Right-of-way dedication and improvements will be handled through the Development Agreement and review process. A majority of the infrastructure financing will be a public/private partnership as outlined in the De- velopment Agreement. Landscaping The project where fronting the major roadways will be responsible for installing landscaping, and walls, if required. Marana Spectrum CC&R's will be established to handle the maintenance of landscaping buffers and in- ternal landscaping. A fair share cost allocation for public improvements required for the development of the Specific Plan area will be established for all phases. All owners within the Marana Spectrum 135 Specific Plan will be required to pay their fair share of costs based on a cost allocation methodology. Individual Development Plans should contain the following statement: "Prior to the issuance of build- ing permits a landscape plan in conformance with the guidelines established in the Marana Spectrum Specific Plan should be submitted and approved by the Town of Marana. Sewer System The sanitary sewer line will be connected by the developer to the existing system constructed by the Cascada Project in a manner specified by Pima County Waste Water Management. The developer will be responsible for all needed improvements. Water Distribution The water line facilities will be installed or reimbursed through current Town of Marana fees. The de- veloper will also contribute a fair share for such off-site improvement that may be necessary to serve the project. 136 Specific Plan Implementation General Procedures The purpose of this section is to describe the procedures required for the timely implementation of development within the Specific Plan. Guidelines included in this document will form the basic frame- work to guide future development within the specific plan. Plan Review Procedures The Marana Spectrum Specific Plan anticipates major financial commitment by the developer and the Town. The developer and the Town will spend substantial funds and will rely on the implementation of the plan for various purposes. These will be financial commitments by the developer in major infra- structure improvements such as water, drainage and roadways. Likewise, the Town will rely upon the developer to provide land for recreational trails, drainage and other infrastructure improvements that are of benefit to the public, and will commit major funds toward these improvements. Specifying how these commitments are reviewed and/or changed is necessary to protect the developer and the Town, because both will rely upon the other for these benefits that extend well beyond the normal commit- ments of either. General Administration Future development within the Marana Spectrum Specific Plan will involve obtaining the necessary development permits for the division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any structure; any min- ing, excavation, landfill or land disturbance and any use or extension of the use of land. The Town of Marana review of these permit applications will ensure consistency of the proposed improvements with the design recommendations and development regulations outlined in the Specific Plan. The specific plan shall be developed in accordance with the criteria outlined in this specific plan and accompanying documents and in accordance with other land use and zoning regulations of the Town of Marana. The Town of Marana Planning Department will administer and enforce the Marana Spec- trum Specific Plan's development regulations. In the event that the Specific Plan does not identify a regulated action, the Town of Marana will apply those provisions of the Town of Marana Land Devel- opment Code in effect at the time a requested action by the developer receives approval. Amendments The Marana Spectrum Specific Plan is conceived as a dynamic document and changes undoubtedly will be needed to adjust to future needs and trends of the area. Revisions to the specific plan are a ne- cessity during the development process. The ability to revise the specific plan will provide the flexibility needed to guarantee that the plan can be adjusted to unforeseen circumstances and more importantly to update and improve itself. Amendments to this plan shall conform to the following requirements, administrative guidelines and amendment proposal contents. 137 Requirements Specific Plan amendment proposals should be consistent and in substantial conformance with the remainder of the Specific Plan and with other applicable regulatory plans adopted by the Town of Marana. A pre -submittal meeting shall be scheduled with the Town of Marana Planning Department. Depend- ing on the amendment request, the Planning Director will determine the degree of the amendment as either a "Non -substantial' or a "Substantial' Change. Administration "Non -substantial" change amendment requests shall be addressed to the Town of Marana Planning Director, who may or may not grant the request administratively. "Non -substantial' changes are here- by defined as those that would not increase a building size by more than 15%, increase height by 20% or change setbacks by more than 20%. In addition, since no "allowed use" list can ever be inclusive, the Planning Director may permit uses not specifically defined, yet are within the general nature of uses otherwise permitted. "Substantial" changes; including land use changes of a significant nature shall be processed in accor- dance with "Specific Plan Amendment" procedures outlined in the Town of Marana Land Develop- ment Code. Staff will review the requested amendment and any other applicable plan for consistency with the General Plan and determine whether the need to amend the Specific Plan can be supported by the consistency requirements of the Town Code and State Law. 138 Appendix A Geotechnical Report 139 May 8, 2006 Ms. Samantha Rosenberg Barclay Group 7702 E Doubletree Ranch Road Suite 220 Scottsdale, Arizona 85258 LINDA VISTA & I-10 SEC PROPERTY LLC Geotechnical Report Proposed Retail Development I-10 & Linda Vista Marana, Arizona Project No. A06 -0033G cur 10M.1 ENGINEERING Ms. Samantha Rosenberg Barclay Group Venture Capital, LLC 7702 E Doubletree Ranch Road, #220 Scottsdale, AZ 85258 LINDA VISTA & 1-10 SEC PROPERTY LLC Geotechnical Report Proposed Retail Development 1-10 & Linda Vista Marana, Arizona Dear Ms. Rosenberg: a 5235 S. 39th Street O 13276 E. Fremont Place Z Phoenix, AZ 85040 Centennial, CO 80112 p: 602.458.7484 p: 303.799.8378 a f: 602.458.9246 o f: 303.799.8392 Project A06 -0033G May 8, 2006 Submitted herewith is the report of the geotechnical investigation for the subject project. In brief, the report includes a plan of borings, boring logs, laboratory test results, and a description of subsurface conditions. Based on the findings, recommendations are set forth for the design and construction of foundations and pavement. We appreciate this opportunity to be of service to you. If you have any questions regarding this report, please contact us. Enclosures Copies submitted: 4cc U � U Respectfully submitted, ACURA ENGINEERING ARI Prabhakar (Peter Ru , P.E. President 4a 30524 PRABHAKAR Ca o RUPAL geotechnical engineering and construction materials testing TABLE OF CONTENTS PURPOSE AND SCOPE PROPOSED CONSTRUCTION SITE DESCRIPTION FIELD EXPLORATION SUBSURFACE PROFILE AND ENGINEERING PROPERTIES Subsurface Profile Laboratory Test Results ENGINEERING ANALYSIS AND RECOMMENDATIONS Analysis Foundation Recommendations Lateral Design Parameters SITE PREPARATION AND GRADING Site Preparation Fill and Backfill Surface Drainage UTILITY INSTALLATION FLOOR SLAB CONSTRUCTION PAVEMENT DESIGN Recommended Pavement Sections Asphalt Pavement Portland Cement Concrete Pavement Base Course CONTINUING SERVICE BUILDING MAINTENANCE LIMITATIONS APPENDIX A: APPENDIX B: J 1 1 1 2 2 2 3 3 3 5 6 6 6 7 8 9 9 10 10 11 11 11 11 12 12 FIELD RESULTS LABORATORY TEST RESULTS Project No. A06 -0033G Proposed Retail Development PURPOSE AND SCOPE This report presents the results of a geotechnical engineering studyfora proposed retail development I to be constructed at the corner of Interstate 10 and Linda Vista in Marana, Arizona. The study was conducted for the purpose of developing foundation and pavement recommendations for design and construction, and was conducted in general accordance with Proposal Number P06-016 dated January 19, 2006. I Our field exploration program consisted of exploratory borings drilled to obtain information on subsurface conditions. A large are in the center of the site could not be accessed as it was designated n as a "pre -historic area". The locations of the borings are shown on the Site Plan included in Appendix I I A. Samples were tested to determine physical and engineering characteristics. Results of the field exploration and laboratory tests were analyzed to develop earthwork and foundation design recommendations for the project, and to determine appropriate bearing pressures for foundations supporting the new structure. Our results and recommendations are presented herein. This report has been prepared to summarize the data obtained during this study and to present our conclusions and recommendations based on the proposed construction and the subsurface conditions j) encountered. Design parameters and a discussion of geotechnical engineering considerations related to construction are included in the report. PROPOSED CONSTRUCTION Development of the 144 -acre parcel is to consist of the construction of a commercial/retail center. The buildings are presumed to be single story (some with high bays), conventional concrete slab -on -grade, and wood frame, masonry and/or tilt panel walls. Structural loads are presumed to be light to moderately heavy and settlement tolerances are not known at this time. Paved areas will support a moderate volume of passenger traffic and truck traffic. Landscaped area will be used for storm water retention and disposal. If locations or conditions are significantly different from those described, or as depicted in this report, we should be notified so that we may re-evaluate the recommendations provided herein. SITE DESCRIPTION At the time of this investigation the site was disturbed native desert located at the southeast corner of fl I Camino de Manana and Linda Vista. Ground cover consisted of native cactus, weeds, grasses, trees iJ and shrubs. Two dry (at the time of investigation) washes enter the property near the northeast corner and run to the west-southwest. These washes are located on either side of a hill that protrudes into the 1 U Project No. A06 -0033G r� Proposed Retail Development site from the northeast, trending in a southwesterly direction. The hill is about 15 to 20 feet high and appears to be composed of silty sands, sands and gravels and cobbles, possibly cemented. Linda Vista Road signage indicates these washes are prone to flash flooding. Areas of "wildcat" dumping were noted throughout the property and generally consisted of miscellaneous debris, appliances, and autos. Recreational dirt roads were also noted throughout the site. Transients were observed with a car and camper parked on site. It appeared that the transients live on the site and generate household type debris. The property is located in a desert/residential setting. The property is bound on the north by Linda Vista Road followed by native desert land and a rural residence to the northwest, to the east is native desert, to the south is native desert and commercial development -including KFIF radio transmitter tower, and to the west are utility easements, Union Pacific Railroad tracks, Interstate 10 and commercial and residential developments. FIELD EXPLORATION Borings were drilled at the locations shown on the Site Plan included in Appendix A to explore the subsurface conditions. Locations of the exploratory borings were established by standard taping and/or pacing techniques. } The drill crew advanced the borings through the on-site soils with a CME -75 truck -mounted drill rig using a 7 -inch diameter hollow stem auger. Our field technician logged the borings and obtained l samples for laboratory analysis. The exploratory borings were backfilled with auger cuttings upon completion of all drilling activities. Samples of the subsurface materials were obtained with either a 2.0 -inch standard split spoon sampler or a 2.42 -inch inside diameter, ring -lined barrel sampler in general accordance with ASTM Method D1586, Split Barrel Sampling. The samplers were driven into the various strata using a 140 -pound hammer falling 30 inches. The number of blows required to advance each respective sampler was recorded as the penetration resistance (SPT or N) value. Penetration resistance values provide an indication of the relative density of granular soils or consistency of fine-grained soils. Depths at which the samples were obtained and the penetration resistance values are shown on the attached exploratory boring logs. SUBSURFACE PROFILE AND ENGINEERING PROPERTIES Subsurface Profile r Ll The subsurface profile is dominated by vesicular silty sand and clayey sand with subordinate amounts gravel and calcareous cementing. Discontinuous well graded sand and sandy clay units were noted interbedded with the silty sand. The borings terminated within these stratigraphic units at depths of 11.5 Project No. A06 -0033G Proposed Retail Development to 20 feet below existing grade. Standard penetration resistance (N) values ranged from about 3 to 22 with exception of one count of 50+ blows per foot. The subsoils sampled are described as being `damp to based on visual and tactile evaluation at the time of investigation. Groundwater was not encountered in the test borings during the investigation. The boring logs should be referenced for complete soil descriptions and classifications, interpolated thickness of the strata, and penetration resistance (N) values. Laboratory Test Results Samples of soil obtained during the field exploration were observed and visually classified in accordance with ASTM D2487, which is based on the Unified Soil Classification System. Samples were selected for testing to determine the engineering and physical properties in general accordance with ASTM or other generally recognized procedures. Results of all laboratory tests are presented in Appendix B. In summary, in-place dry densities of the soils in the upper 5 feet are on the order of 99 to 111 pcf, at natural water contents of about 1.5 to 3 percent at the time of investigation. The soils tested classified as non -plastic. Two undisturbed samples of the upper soils displayed additional compression due to inundation under typical foundation loading conditions. A sample of the upper silty sand, remolded to density and moisture levels typically expected during construction, displayed negligible volume increase due to wetting of 0.2 percent under a 100 psf surcharge load. ENGINEERING ANALYSIS AND RECOMMENDATIONS Analysis Analysis of the field and laboratory data indicates that subsoils at the site are suitable for support of the proposed structure on shallow spread foundations and for slab -on -grade construction subject to remedial work. Field and laboratory testing show that the upper soils, that is those at the anticipated founding level, are of low density. Laboratory testing indicates that the upper soils are capable of post -construction consolidation when subjected to inundation. This could cause excessive settlement resulting in cracking problems. Accordingly, recommendations are made to over -excavate and re -compact the bearing soils to increase density and reduce the potential for collapse. The balance of the site will require re -compacting the plowed soils prior to placing fills. 3 Project No. A06 -0033G Proposed Retail Development Positive drainage away from the structure will be imperative to limit the potential post construction settlement due to water infiltration of bearing soils. Roof drains must be directed away from the building in paved scuppers to discharge to the pavement. This will prevent accumulation of water between the wall and the sidewalk/curb at the pavement. Planters must be designed to allow drainage to the pavement for the same purpose. Stem wall and footings must be backfilled and compacted to reduce the permeability of the soil. The swell potential of the fine portion of the upper clayey soils may be a concern. While the results of laboratory testing on the non -plastic silty sands indicate a low degree of swell, there are more clayey soils on the site that may exhibit higher degrees of volume increase due to wetting. Itis recommended that the clayey soils be removed from within the upper foot pad fill and be replaced with the site - available low to non -plastic, non -expansive soils. Attention must be paid to provide proper drainage to limit the potential for water infiltrating under slabs. A minimum slope of, at least 5 percent for a distance of 10 feet is recommended for unpaved landscaped areas. n For exterior slabs on grade, frequent jointing is recommended to control cracking and reduce tripping l hazards should differential movement occur. It is also recommended to pin the landing slab to the building floor/stem wall. This will reduce the potential for the exterior slab lifting and blocking the j operation of out -swinging doors. Pinning typically consists of 24 inch long No. 4 reinforcing steel dowels placed at 12 inch centers. For the most part, excavation operations are expected to be relatively problem -free. The hill located in the northeast quadrant is presumably to be removed to accommodate development. Gravels, cobbles and potential boulders, as well as cementation may make removal a challenge. Sloughing may occur in fills (compacted and uncompacted), sandy or loose deposits, requiring the laying back of side slopes. The contractor should make his own independent assessment in regard to excavation methods. All excavations should be constructed in accordance with relevant governmental regulations including but not limited to OSHA. Maintenance of safe trenches is considered solely the responsibility of the contractor. Groundwater is not expected to be a factor in the design and construction of foundations and underground utilities to the depths anticipated. Footings (including retaining wall footings) located within 5 feet of a retention basin should be lowered such that they are located at least 2 feet below the channel invert as softening of subsoils may occur should they become wet or saturated during rainfall events. In the case of retaining walls adjacent lL j retention basins, it is recommended that the basins sides be sloped so that water does not sit immediately against the wall for long periods of time. J f� 4 U Project No. A06 -0033G Proposed Retail Development I Foundation Recommendations We determined a foundation depth and bearing pressure for the design of footings that should provide against bearing failure and excessive settlement. We estimate the total settlement for the shallow footings on engineered fill will be less than 1 inch for the conditions presented below. We estimate differential settlement will be about half the total settlement. Additional localized settlements of the same magnitude or more could occur if supporting soils were to experience a significant increase in moisture content. Positive drainage away from structures, and controlled routing of roof runoff, must be provided to prevent ponding adjacent to foundations. f 1 It is recommended that the structures be founded on shallow spread footings bearing a minimum depth of 18 inches below lowest finished exterior grade within 5 feet of the structure, on at least 2 feet of -I engineered fill (plus 8 inches of scarified and recompacted soil). If site preparation is carried out as set forth herein, an allowable bearing pressure of 2,500 psf may be utilized for design purposes. This bearing pressure refers to the total of all loads, dead and live, and is a net pressure. It may be increased one-third for wind, seismic or other loads of short duration. All footing excavations should be level and cleaned of all loose or disturbed materials. Positive drainage away from the proposed building must be maintained at all times. Wetting of the footing base excavation before setting concrete tilt panels could result in excessive Jsettlement when setting the panels on leveling pads. It is imperative that footing base excavations be dry, and cleaned of loose/disturbed soil. f�Although borings were not advanced to 100 feet, Soil Profile Type Sp, (per Table 1.6-J, 1997 UBC) or Soil Site Class D (per Table 1615.1.1, 2000 IBC) may be used for design of the structure based on the nature of the subsoils encountered in the borings and geology in the area. Continuous wall footings and isolated rectangular footings should be designed with minimum widths of 16 and 24 inches, respectively, regardless of the resultant bearing pressure. Lightly loaded interior partitions (less than 800 pounds per linear foot) may be supported on reinforced thickened slab sections (minimum 12 inches of bearing width). Continuous masonry wall footings and stem walls should be reinforced to distribute stresses arising from small differential movements, and long walls should be provided with control joints to accommodate these movements. Reinforcement and frequent control joints are suggested to allow j slight movement and prevent minor floor slab cracking especially in floor areas to be covered with hard u tile. L 5 Project No. A06 -0033G Proposed Retail Development I Lateral Design Parameters The following tabulation presents recommendations for lateral stability analyses: 'Foundation Toe Pressures 1.33 x max. allowable 2Equivalent Fluid Pressures (Drained Condition): Restrained walls 60 psf/ft Unrestrained walls 35 psf/ft Lateral Passive Pressures: Continuous footings 350 psf/ft Spread footings 400 psf/ft Coefficient of Base Friction: Independent of passive resistance 0.45 In conjunction with passive resistance 0.35 Increase in allowable foundation bearing pressure previously tabulated for foundation toe pressures due to eccentric or lateral loading. The entire bearing surface of the footing should remain in compression. 2Equivalent fluid pressures for vertical walls and horizontal backfill surfaces (maximum 10 feet in height). Backfill material must be well -graded, free -draining gravel with less than 8 percent passing the No. 200 l 1 sieve. Pressures do not include temporary forces imposed during compaction of the backfill, swelling pressures developed by over -compacted clayey backfill, hydrostatic pressures from inundation of backfill, or surcharge loads. Walls should be suitably braced during backfilling to prevent damage and excessive deflection. Compaction of the backfill soils against embedded footings or walls designed to provide passive resistance should be accomplished to a minimum of 95 percent of the material's maximum dry density (ASTM D-698) to develop this resistance with low strains. SITE PREPARATION AND GRADING Site Preparation The entire area to be occupied by the proposed construction should be stripped of all vegetation, debris, rubble, obviously loose surface soils, and other undesirable conditions that may have not been revealed by this investigation. Trees, stumps and major root systems should be removed and grubbed. Special attention must be paid to areas where depressions from natural stream channels (washes) appear to trend. In areas where loose channel fills occur, the loose material should be removed, generally to a depth of 1 to 2 feet, be re -placed and compacted. 6 Project No. A06 -0033G Proposed Retail Development Infill of washes with debris and fill is not an uncommon occurrence, some of which can require, considerable debris removal. Accordingly, extra caution should be taken in wash areas to ensure -, complete removal of fill if encountered. Subsoils directly beneath shallow foundation elements should be over -excavated to a depth of at least 2 feet below proposed footing bottom elevation, or existing grade, whichever results in the deeper excavation, extending at least 5 feet beyond footing edges and recompacted as set forth herein. An entire building pad does not require deep over -excavation provided that footing lines can be accurately (� located during earthwork operations. Prior to placing structural fill below footing bottom elevation, scarify the exposed grade to a depth of 8 inches, moisture -condition to optimum (±2 percent) and compact to at least 95 percent of maximum dry i_- density as determined by ASTM D-698. Asphalt pavement areas should be scarified, moisture conditioned and recompacted in a similar manner. All cut areas and areas above footing bottom elevation that are to receive only floor slab fill should be scarified 8 inches, moisture -conditioned to at least optimum and uniformly compacted to 95 percent of maximum dry density as determined by ASTM D-698. Fill and Backfill The native soils are considered suitable for use in general grading fills, as pad fill, and as engineered fill. Clayey soils (CL or SC class) should not be used in the upper foot of pad fill. It is preferable that the top 12 inches of pad fill be completed with an approved low or non -expansive soil. This may include the low to non -plastic, non -expansive native site soils or import. Import can be common borrow (as specified below) or select granular soil. If select granular is used, the 4 inches of under slab aggregate base may be included as part of the 12 inches. Otherwise, a full 12 inches of common borrow should. be used in addition to the normal 4 inches of aggregate base. Retaining walls should be backfilled with a well -graded granular material with no particles greater than 3 inches in size and not less than 8 percent passing the No. 200 sieve. If retaining walls are anticipated, this office should be consulted for additional details. i If import material is required to achieve the desired finished ground surface elevations, it should consist �j of non -expansive, imported fill free of organics and deleterious material, meeting all of the following specification requirements: — Maximum particle size Maximum percent passing #200 sieve 7 3 inches 50 i 17 Project No. A06 -0033G Proposed Retail Development Maximum plasticity index (PI) 10 Maximum liquid limit (LL) 30 Maximum swell (under 100 psf surcharge) 1.5 percent Fill should be placed on subgrade that has been properly prepared and approved by a Soils Engineer. j Fill must be wetted and thoroughly mixed to achieve moisture content within 2 percent of optimum moisture. Fill should be placed in horizontal lifts of 8 -inch thickness (or as dictated by compaction -i equipment) and compacted to the percent of its maximum dry density per ASTM D-698 set forth as follows: A. Building Areas I i 1. Below footing level 95 i - 2. Below slabs -on -grade, non -expansive soils 95 Il 3. Exterior foundation wall backfill 95 B. Pavement Subgrade or Fill 95 C. Utility Trench Backfill 1. More than 2.0 feet below finish subgrade 95 2. Within 2.0 feet of finish subgrade (non -granular) 95 3. Within 2.0 feet of finish subgrade (granular) 100 D. Aggregate Base Course. 'II 1. Below floor slabs 95 2. Below asphalt paving 100 E. Landscape Areas 1. Miscellaneous fill 90 2. Utility trench - more than 1.0 foot below finish grade 85 3. Utility trench - within 1.0 foot of finish grade 90 Surface Drainage The ground surface adjacent to the exterior foundations should be sloped to drain away from the foundation in all directions. We recommend a minimum slope of 6 inches in the first 10 feet in landscaped areas, and 3 inches in the first 10 feet in paved areas. Planters requiring heavy watering should not be placed adjacent to or within 5 feet of the structure. Hardscape adjacent the structure can be useful in promoting runoff and minimizing infiltration of water. Roof downspouts and drains should 1. LJ Project No. A06 -0033G Proposed Retail Development discharge well beyond the limits of all foundation backfill. Care should be taken in design and construction to insure that domestic and interior storm drain water is contained to prevent seepage. In the case of retaining walls adjacent retention basins, it is recommended that the basins sides be sloped so that water does not sit immediately against the wall for long periods of time. UTILITY INSTALLATION All trench excavations should be constructed in accordance with relevant governmental regulations including but not limited to OSHA. Maintenance of safe trenches is considered solely the responsibility of the contractor. Slouging may occur in fills (uncompacted and compacted), sandy or loose deposits, requiring the laying back of side slopes. The contractor should make his own independent assessment in regard to excavation methods. Backfill of utility trenches outside of the pipe bedding zone may be carried out with native excavated material provided particles in excess of 3 inches are first removed. This material should be moisture - conditioned, placed in 8 -inch lifts and mechanically compacted. Compaction requirements are summarized in the "Fill and Backfill" section of this report. FLOOR SLAB CONSTRUCTION To facilitate fine grading operations and aid in concrete curing, a 4 -inch thick layer of granular material conforming to the gradation for Aggregate Base (AB) as per M.A.G. Specification Section 702 should be utilized beneath the slab. To reduce the effects of some differential movement, floor slabs should be separated from all bearing walls and columns with expansion joints, which allow unrestrained vertical movement. The joints should be sealed. Floor slab control joints should be used to reduce damage due to shrinkage cracking. Joints should be spaced in accordance with ACI guidelines. The joints should be sealed. The requirements for slab reinforcement and thickness should be established by the designer based on experience and the intended use of the slabs. If moisture sensitive flooring and/or adhesive are planned, the use of a vapor barrier or low permeability concrete should be considered. Vapor barriers do increase the potential for slab curling and water LJ entrapment under the slab. Accordingly, if a vapor barrier is used, additional precautions such as low slump concrete, frequent jointing and proper curing will be required and detailed to reduce curling I potential and prevent the entrapment of outside water sources. Placement of moisture sensitive L J materials should be delayed until concrete floor slabs have dried to a very low moisture condition that is verified by testing. J9 Project No. A06 -0033G r Proposed Retail Development i I l I PAVEMENT DESIGN The primary purpose of a pavement section is the distribution of concentrated wheel loads to the subgrade in a manner such that the subgrade is not over -stressed. Performance of the pavement _ section is directly related to the strength of the subgrade soils, and the characteristics of the traffic Vloading. For purposes of designing a pavement section, subgrade soils are represented by a soil support value for flexible pavements (asphalt concrete) or by a modulus of subgrade reaction value for -± rigid pavements (Portland cement concrete). Both of these representative values are empirically related to strength. i Pavement design procedures are based upon strength properties of the subgrade soils and pavement i materials, along with the design traffic conditions (especially truck traffic). Subgrade strength decreases when the subgrade is wetted, and is further reduced when saturated. Therefore, proper drainage, both surface and subsurface, is essential for adequate pavement performance on such a subgrade. We analyzed pavement requirements for anticipated uses within the parking lots and driveways. We anticipate that traffic will consist of cars, pickups, and delivery trucks. Recommended Pavement Sections If earthwork in paved areas is carried out to finish subgrade elevation as set forth herein, the subgrade will provide adequate support for pavements. For lot pavement areas to be used primarily for automobile traffic and parking, our experience in the area indicates that a minimum of 2.0 inches of asphalt over 4.0 inches of aggregate base course will provide satisfactory service. Heavy duty areas subject to truck traffic (such as delivery and refuse trucks) should be 3.0 inches of asphalt over 6.0 inches of base. We recommend a rigid section made up of 6.0 inches of concrete (PCCP) on 4 inches of aggregate base for dumpster pads and their approaches. This assumes that all subgrades are prepared in accordance with the recommendations contained in the "Site Preparation" and "Fill and Backfill' sections of this report, and paving operations carried out in a proper manner. If pavement subgrade preparation is not carried out immediately prior to paving, the entire area should be proof -rolled at that time with a heavy pneumatic -tired roller to identify locally unstable areas for repair. 10 Project No. A06 -0033G —! Proposed Retail Development Asphalt Pavement Pavement materials should be in accordance with the requirements of the Maricopa Association of Governments Standard Specifications for Asphalt Concrete (Section 710, MAG Type C-% inch or 19 mm). While a% inch (19.Omm) mix may have a somewhat rougher texture, it offers more stability and �i resistance to scuffing, particularly in truck turning areas. Pavement installation should be carried out under applicable portions of M.A.G. Section 321 and municipality standards. The asphalt supplier should be informed of the pavement use and required to provide a mix that will provide stability and be aesthetically acceptable. Some of the newer M.A.G. mixes are very coarse and could cause placing and finish problems. A mix design should be submitted for review to determine if it will be acceptable for the intended use. Portland Cement Concrete Pavement Pavement materials should be in accordance with the requirements of the Maricopa Association of Governments Standard Specifications for Portland Cement Concrete (Section 725, MAG Class AA). Placement requirements for rigid paving should be in general conformance with the Arizona Department of Transportation Standard Specifications for Portland Cement Concrete Pavement (Section 401). Base Course Base course materials for use beneath interior floor slabs and pavements should be well -graded sand and gravel materials meeting the Maricopa Association of Governments Specifications for Aggregate Base Materials (Section 702, MAG AB). CONTINUING SERVICE Two additional elements of geotechnical engineering service are important to the successful completion of this project. Consultation with design professionals during the design phases. This is important to ensure that the intentions of our recommendations are properly incorporated in the design, and that any changes in the design concept properly consider geotechnical aspects. Observation and monitoring during construction. A geotechnical engineer or technician from our firm 1 should observe the excavation, earthwork, and foundation phases of the work to determine that u subsurface conditions are compatible with those used in the analysis and design. During site grading, „ 11 Project No. A06 -0033G Proposed Retail Development placement of structural fill should be observed and tested to confirm that the proper density has been achieved. BUILDING MAINTENANCE It is extremely critical that proper maintenance be performed over the life of the structure. It is very important that positive site drainage be maintained to ensure overall performance of the foundation and floor systems as presented herein. The owner must be provided with a copy of this report. Maintaining positive site drainage will require periodic maintenance to ensure roof gutters and roof downspouts are properly maintained and properly discharged away from the foundation in all directions. All landscaping or surface re -grading must take into consideration the positive drainage recommendations presented herein. Changing the surface drainage could have a negative impact on surface flow and create a source of water and the development of perched water conditions. LIMITATIONS This study has been conducted in accordance with generally accepted geotechnical engineering practices in this area for use by the client for design purposes. The conclusions and recommendations submitted in this report are based upon the design data submitted to Acura Engineering, data obtained from the exploratory borings drilled at the location indicated on the Site Plan included in Appendix A, and the proposed construction discussed in this report. No other warranty, expressed or implied, is made as to the professional advice set forth. Acura's scope of work does not include the investigation, detection, or design related to the presence of any biological pollutants. The term `biological pollutants' includes, but is not limited to mold, fungi, spores, bacteria, and viruses, and the byproducts of any such biological organisms. The scope of this investigation and report does not include regional considerations such as seismic activity and ground fissures resulting from subsidence due to groundwater withdrawal, nor any considerations of hazardous releases or toxic contamination of any type. The nature and extent of subsurface variations across the site may not become evident until construction. During construction, if fill, soil, rock or water conditions appear to be different from those described herein, this office should be advised at once so that we may re-evaluate the recommendations made. This report has been prepared for the exclusive use by our client for design purposes. We are not responsible for technical interpretations by others of our exploratory information that has not been i described or documented in this report. This report should not be used by the contractor as the sole tool for bidding quantities or establishing construction/excavation methods. The contractor should f 12 Project No. A06 -0033G Proposed Retail Development i make his own independent assessment in these regards. As the project evolves, we should provide continued consultation and field services during construction to review and monitor the implementation of our recommendations, and to verify that the recommendations have been appropriately interpreted. Significant design changes may require additional analysis or modifications of the recommendations presented herein. We recommend on-site observation of excavations and foundation bearing strata and testing of structural fill by a representative of the geotechnical engineer. 13 L_! a,; r I u Al . ...... 7,' -,vr "All Gfc,) Al. -0 N V, X, RD % Bf A.M., E) % 'A N4 op.,isp- kpW..7A3A LEGEND BORING LOCATION BORING LOCATION PLAN -�KOXA MEN cu ra PROPOSED RETAIL DEVELOPMENT ENGINEERING 1-10 & LINDA VISTA DRAWN BY. JJP SCALE: VERTICAL N/A MARANA, ARIZONA CHECKED BY. MLJ HORIZONTAL NTS ACURA PROJECT NO. A06 -0033G DATE: 04/13/2006 LEGEND AND NOTES SOIL GRAIN SIZE U.S.STANDARD SIEVE Z/d° 4 In 4n ton SAMPLER TYPES Split -Spoon m Modified Dames and Moore Auger ' Shelby Tube GROUNDWATER Groundwater Level BOULDERS SOIL TYPE GRAVEL GW, Well -Graded Gravel a SW, Well -Graded Sand ® ML, Silt ° GP, Poorly -Graded Gravel 777 SP, Poorly -Graded Sand ® CL, Lcan Clay ® GM, Silty Gravel SM, Silty Sand ® CH, Fat Clay ® GC, Clayey Gravel SC, Clayey Sand Fill, Unclassified SOIL GRAIN SIZE U.S.STANDARD SIEVE Z/d° 4 In 4n ton SAMPLER TYPES Split -Spoon m Modified Dames and Moore Auger ' Shelby Tube GROUNDWATER Groundwater Level BOULDERS COBBLES GRAVEL SAND SILT CLAY COURSE FINE COURSE MEDIUM FINE 152 76.2 19.1 4.76 2.00 U.42U 0.074 SOIL GRAIN SIZE IN MILLIMETERS U.UUL STRENGTH OF COHESIVE SOILS DENSITY OF NON -COHESIVE SOILS CONSISTENCY NUMBER OF BLOWS UNDRAINED NUMBER OF BLOWS PER FT., N SHEAR STRENGTH PER FT., N Kips Per Sq. Ft. Very Soft 0-2 Less Than 0.25 0-4 Soft 3-4 0.25 to 0.50 4-10 Firm 5-8 0.50 to 1.00 11-30 Stiff 9-15 1.00 to 2.00 31 -50 Very Stiff 16-30 2.00 to 4.00 Over 50 Hard Over 30 Greater Than.4.00 Criteria for Describing Moisture Condition Description Criteria Damp Moist Wet RELATIVE DENSITY Very Loose Loose Medium Dense Dense Very Dense ASTM D 2488 Note 16 Criteria for Describing Percentages of Gravel, Sand and Fines Description Criteria Dusty, dry to the touch Trace Particles are present but estimated to be less than 5 % /o Few 5 to 10 Damp but no visible of water Little 15 to 25 % Some 30 to 45 /o Visible free water, usually soil is below water table Mostly 50 to 100 % Exploratory Boring No. B-1 Borina Log Sneet 1 oT I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 20 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL � 00 ® Moisture Content t.:, Z 0 - 1 Plastic Limit LL a� J = 0 Liquid Limit � Y p- a ■Percent Passing No. 200 Sieve W w SOIL DESCRIPTION J m � vi c7 10 20 30 40 50 60 70 80 90 Silty to Clayey Sand (SM/SC), light brown, damp, trace fine to coarse gravel ----------------------- Silty Sand (SM), light brown, loose, damp, trace fine to coarse gravel 5 -Interbedded Well Graded Sand (SW), light brown, damp, trace fine gravel 10 -Interbedded Sandy Clay (CL), damp, trace fine gravel Silty to Clayey Sand (SM/SC), light brown, medium dense, damp, trace fine gravel 15 Silty Sand (SM), light brown, damp 20 Boring Terminated at 20 feet 25 _ 30 Lnnoiogy Imes represent approximate oounuanes oetween son anu rocK layers; m-sau, the tray smon may oe yrauuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-2 Borin Lo 5neet 1 of I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Locationa1-10 8t Linda Vista Marana, AZ Total Boring Depth (ft): 16.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water I LL a. H W !E Z 0 Qp- w SOIL DESCRIPTION LLJ _I J m J CIO 10 0 OJ = p- 1 • Blows Per Foot ® Moisture Content 1 Plastic Limit 0 Liquid Limit ■Percent Passing No. 200 Sieve 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), light brown, damp, trace fine gravel TanTyZTay7ET, U mp, FT10 very sUfr, r ce fine gravel, roots -Interbedded Clayey Sand (SC), damp 10 oz ------------------------ Clayey Sand (SC), light brown, medium dense, damp, trace fine gravel Sandy Clay (CL), light brown, very stiff, damp 15 Boring Terminated at 16.5 feet 20 _ 25 _ 30 utnoiogy ones represent approximate oounaanes oetween son anu rocK layers; in-situ, me transition may oe grauuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 FI Exploratory Boring No. B-3 Borinq Log sneet i OT I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL p ® Moisture Content Z _ 1 Plastic Limit LL F- N j 2 0 Liquid Limit Q > J iL a ■ Percent Passing No. 200 Sieve IL W LU w SOIL DESCRIPTION m Co 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light yellow brown, loose to medium dense, damp, trace fine to coarse gravel 5 Al -Interbedded Clayey Sand (SC), damp, trace fine to coarse gravel 10 -Interbedded Sandy Clay (CL), damp Boring Terminated at 11.5 feet 15 _ 20 _ 25 _ 30 1 1 1 L Lithology lines represent approximate boundaries between soil and rock layers; in-situ, the transition may be gradual. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 LJ Exploratory Boring No. B-4 Borina Log meet i of i Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot J 0O ® Moisture Content F Z O J 1 Plastic Limit LL HJ = 0 Liquid Limit Y a o. ■ Percent Passing No. 200 Sieve CL W w SOIL DESCRIPTION m tai 10 20 30 40 50 60 70 80 90 Sandy Clay (CL), light yellow brown, damp, trace fine gravel -------------------------- Silty Sand (SM), light yellow brown, loose, damp, trace fine gravel 5 Sandy Clay (CL), brown, firm, damp 10 -Interbedded Clayey Sand (SC), brown to yellow brown, damp onng I erminated at 11.5 feet 15 _ 20 25 30 Litn010gy nnes represent approximate dounaanes netween sou ana rocK layers; in-situ, the transition may ne graauai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 F Exploratory Boring No. B-5 Borinq Lo 5neet i of i. Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 8r Linda Vista Marana, AZ Total Boring Depth (ft): 16.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water UJ • Blows Per Foot 0 ® Moisture Content Z J 1 Plastic Limit U.Q w U 0 Liquid Limit J d ■ Percent Passing No. 200 Sieve a. UJ w I SOIL DESCRIPTION m ai 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), light yellow brown, loose, damp, trace fine gravel 5 Silty to Clayey Sand (SM/SC), light yellow brown, loose, damp; trace fine to coarse gravel — — — — — -- — — — Clayey Sand (SC), yellow brown to brown, 10 medium dense, damp 15 -Interbedded Silty Clay (SM), yellow brown, damp — — — — — — -- — — — Boring Terminated at 16.5 feet 20 25 _ 30 Lithology lines represent approximate oounaanes oetween son ana rocK layers; in-situ, the transition may oe graauai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-6 Boring Log meet i OT I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:) -10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot u- J 0 ® Moisture Content Z 2 -J 1 Plastic Limit LL Q < J 2 0 Liquid Limit Il ■Percent Passing No. 200 Sieve a. LU w SOIL DESCRIPTION m vi 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light yellow brown, loose, damp, trace fine gravel -Interbedded Sandy to Silty Clay (CL -ML), light J.■ yellow brown, damp 5 Sandy Clay (CL), brown to yellow brown, firm — — — — — -- — — to very stiff, damp, trace fine gravel 10 Boring Terminated at 11.5 feet 15 _ 20 _ 25 _ 30 utn0 10 9y ones represent approximate uounuanes ueLweeu sou anu rucn iayeis; ursnu, uJe uansmun may oe yiauum. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 r - Exploratory Boring No. B-7 Borinci Log Sneet 1 oT I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL - 0 ® Moisture Content Z O CL _J I Plastic Limit L LU = 0 Liquid Limit I= C a ■ Percent Passing No. 200 Sieve o w SOIL DESCRIPTION m ai 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light brown to light yellow brown, damp Clayey Sand (SC), light yellow brown, medium dense, damp 5 — — — — — — -- — — - -Interbedded Sandy Clay (CL), light yellow brown, damp ------------------------- Well Graded Sand with Silt (SW -SM), light 10 yellow brown to light red brown, medium dense, damp — — — — — — -- — — — Boring Terminated at 11.5 feet 15 20 25 _ 30 ethology lines represent approximate oounaanes oetween sou ana rocK layers; in-situ, the transition may oe graauai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-8 Borina Log meet i OT I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 8r Linda Vista Marana, AZ Total Boring Depth (ft): 20 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL _ 0 ® Moisture Content Z 0 CL 1 Plastic Limit LL F- J = 0 Liquid Limit J p, ■ Percent Passing No. 200 Sieve IL LU w SOIL DESCRIPTION m vai 0 10 20 30 40 50 60 70 80 90 Silty Sand (SM), brown to yellow brown, loose to medium dense, damp, trace fine gravel, vesicular 5 _ Silty Sand (SM), light yellow brown, loose, damp 10 _ ------------------------ Silty to Clayey Sand (SM/SC), light yellow 15 brown, medium dense, damp 20 Boring Terminated at 20 feet 25 _ 30 Lithology lines represent approximate boundaries between soil and rock layers; in-situ, the transition may be gradual. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 f� LJ Exploratory Boring No. B-9 Borin Lo 5neet i of 1 Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Locational -10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot �- J (D O- ® Moisture Content I- Z O CL I Plastic Limit L Q y L = 0 Liquid Limit (L (L ■ Percent Passing No. 200 Sieve o w SOIL DESCRIPTION J m vi 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), light yellow brown, damp, trace fine gravel �I�y�o CTayey�and-j�l�f/�L�11gFi� ye-Ilow - brown, medium dense, damp X.. -J -q - 1P 5 -------------------------- Clayey Sand (SC), light yellow brown, loose, damp, trace fine to coarse gravel — — — — — -- -Interbedded Silty Sand (SM), light yellow brown, damp, trace fine gravel 10 Boring Terminated at 11.5 feet 15 _ 20 25 _ 30 Limoiogy imes represent approximate oounaanes oetween son anu rocx iayers; u[ -situ, the transnron [nay we grauuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 'II Exploratory Boring No. B-10 Borin Lo sneer or Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 8E Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot ® Moisture Content l Z O —1 1 Plastic Limit U QIL J 2 0 Liquid Limit J a ■Percent Passing No. 200 Sieve W< SOIL DESCRIPTION m 2 w Q 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light yellow brown, loose to medium dense, damp, trace to few fine to coarse gravel 5— -weak calcareous cementing 10 _ Boring Terminated at 11.5 feet 15 _ 20 _ 25 _ 30 Litnoiogy ones represent approximate oounuanes oeEween sou anu rocK iayers; m-sau, Elie EransrEwn may ue yrauuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-11 Borina Log meet i of i Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:/ -10 & Linda Vista Marana, AZ Total Boring Depth (ft): 16.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot � C7 O ® Moisture Content Z O CL J 1 Plastic Limit LL LL j = 0 Liquid Limit Y d d ■ Percent Passing No. 200 Sieve W w SOIL DESCRIPTION J m ai 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light yellow brown, medium dense, damp, trace fine gravel Well Graded Sand with Silt (SW -SM), light yellow brown to light red brown, medium 5 dense, damp, trace fine gravel, weak ., ' — — — — — — -- — — — calcareous cementing L-----------------------� 10-------------------------- _ Silty Sand (SM), light brown to light yellow 15 brown, damp, trace fine to coarse gravel Boring Terminated at 16.5 feet 20 _ 25 _ 30 1 1 umoiogy ones represent approximate oounaanes oetween son ana rocK layers; in-situ, me transition may oe graouai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 L Exploratory Boring No. B-12 Borinci Log sneet "I oT "I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 8r Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL J O ® Moisture Content FZ O —1 1 Plastic Limit L Q1--� < J 2 0 Liquid Limit J n, p, ■Percent Passing No. 200 Sieve U1 w SOIL DESCRIPTION m 2 ai 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), brown to light brown, damp, trace fine gravel Silty Sand (SM), light yellow brown, very loose to loose, damp, trace fine gravel 5- 10 _ Boring Terminated at 11.5 feet 15 20 25 — — — — — — -- — - — 301 1 ucnoiogy nnes represent approximate uounuanes oetween sou anu rocK layers; m-snu, Me uansiuon may ue y[auuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-13 Borinq Loc meet i oT i Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type; Hollow Stem Auger Approximate Elevation (ft): Not Available Locational -10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot Z - 0 ® Moisture Content 0 1 Plastic Limit vLL N j = 0 Liquid Limit Q d p- ■ Percent Passing No. 200 Sieve o w SOIL DESCRIPTION m uai (D 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), light brown to light yellow brown, medium dense, damp, trace fine gravel, vesicular X. :® 5 Silty Sand (SM), light yellow brown, very loose, damp, trace fine gravel — — — — — -- — — — Well Graded Sand with Silt (SW -SM), light X. 10 yellow brown, medium dense, damp, trace fine to coarse gravel — — — — — — -- — — — Boring Terminated at 11.5 feet 15 _ 20 _ 25 _ 30 utnoiogy Imes represent approximate oounaanes oetween sou ana rocR layers; m-smu, me transuron may ue grauuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-14 Borina Log sneet i OT I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location: 1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water LU • Blows Per Foot 0 ® Moisture Content l Z O JJ 0 Plastic Limit LL CO J = 0 Liquid Limit Q a. p ■ Percent Passing No. 200 Sieve a.J W w SOIL DESCRIPTION m 2 u) Q 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light yellow brown, medium dense, damp, trace fine gravel -Interbedded Clayey Sand (SC), light yellow brown, damp, trace fine gravel, vesicularX. 5 10 Boring Terminated at 11.5 feet 15 _ 20 25 _ 30 Lithology lines represent approximate oounaaries Detween sou ana rocK layers; in-situ, the transition may oe graauai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 F Li Exploratory Borina Loa Boring No. B-15 Sheet 1 of 1 Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Locationa1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 16.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot IL ®Moisture Content Z 1 Plastic Limit LL < J 2 0 Liquid Limit Q IL (L ■ Percent Passing No. 200 Sieve LU w SOIL DESCRIPTION J m co 5 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), light yellow brown, loose, damp, trace fine gravel 5 _ -------------------------- Sandy Clay (CL), brown, very stiff, damp 10 15 -------------------------- Silty to Clayey Sand (SM/SC), light yellow brown, medium dense, damp — — — — — — -- Boring Terminated at 16.5 feet 20 _ 25 30 Lrcnoiogy Ines represent approximate aounaanes oetween sou ana rocK layers; m-sau, the transition may oe graauai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 n Ji Exploratory Rnrinn Lnn Boring No. B-16 Sheet 1 of 1 Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW ]Location: Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available 1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot �- � C9 OLL ® Moisture Content LL Z J 1 Plastic Limit F- CO J = 0 Liquid Limit ~ Q J (L p- ■ Percent Passing No. 200 Sieve o w SOIL DESCRIPTION m � co 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light yellow brown, loose, damp, trace fine gravel, vesicular 5 Sandy Clay (CL), brown, medium dense, damp — — — — — — -- — — — 10 Boring Terminated at 11.5 feet 15 _ 20 _ 25 _ 30 utnoiogy ones represent approximate oounaanes oetween sou ana rocK layers; in-situ, the transition may oe grauuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-17 Borina Log meet I or I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:) -10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot J ® Moisture Content H ZO I 1 Plastic Limit L H Q W U 0 Liquid Limit FQ Y a d ■ Percent Passing No. 200 Sieve CL o w SOIL DESCRIPTION J m vai 1 0 1 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), light yellow brown, loose, damp, trace fine gravel 5 Sandy Clay (CL), light yellow brown to light brown, loose to medium dense, damp — — — — — — -- 10 -Interbedded Clayey Sand (SC), light yellow brown, damp — — - — — — -- Boring Terminated at 11.5 feet 15 20 _ 25 _ 30 Lnnoiogy unes represent approximate Dounoarles oetween sou anu FUCK Iayerbi ul-SI[u, Lne LranSnlUfl Indy Ue grauuai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Boring No. B-18 Borina Log meet i OT I Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:) -10 & Linda Vista Marana, AZ Total Boring Depth (ft): 11.5. Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL - ® Moisture Content Z JJ 1 Plastic Limit F- Q W U 0 Liquid Limit J ■ Percent Passing No. 200 Sieve LU w SOIL DESCRIPTION m � co 0 10 20 30 40 50 60 70 80 90 Clayey Sand (SC), light yellow brown, loose, damp, trace fine gravel 5 Silty to Clayey Sand (SM/SC), light yellow brown, loose, damp, trace fine gravel — — — — — -- — — — Clayey Sand (SC), light yellow brown, medium 10 dense, damp, trace fine gravel -Interbedded Sandy Clay (CL) Boring Terminated at 11.5 feet 15 _ 20 _ 25 — — — — — — -- — — — 30 utnoiogy ones represent approximate oounaanes oetween sou ana rocK layers; in-situ, the transition may oe graauai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 !1 P Exploratory Boring No. B-19 Borina Log meet i oT i Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:1-10 & Linda Vista Marana, AZ Total Boring Depth (ft): 15.75 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL - 0 ® Moisture Content Z 0 IL I Plastic Limit LL J = 0 Liquid Limit Q a a ■ Percent Passing No. 200 Sieve LU c w SOIL DESCRIPTION m tan 1 0 1 10 20 30 40 50 60 70 80 90 Silty Sand (SM), light yellow brown, medium dense, damp, trace to few fine to coarse gravel ■ 5 Sandy Clay (SC), light yellow brown, medium dense, damp, few fine to coarse gravel — — — — — — -- 10 Well Graded Sand with Silt (SW -SM), light yellow brown, loose to very dense, damp, few — — — — — — -- fine to coarse gravel -Interbedded Sandy Clay (CL), damp, trace 7T3' fine gravel Boring Terminated at 15.75 feet 20 _ 25 _ 30 utnoiogy Imes represent approximate oounaarnes oetween son an roc K iayers; in nu, me transaion may oe graauai. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 Exploratory Rnrinn Lnn Boring No. B-20 Sheet 1 of 1 Logged By: J Householder Project No.: A06 -0033G Driller: Geomechanics SW Project Name: Proposed Retail Development Auger/Core Type: Hollow Stem Auger Approximate Elevation (ft): Not Available Location:) -10 8t Linda Vista Marana, AZ Total Boring Depth (ft): 20 Special Requirements: None Date Started: 4/11/2006 Date Completed: 4/11/2006 Depth to Groundwater (ft): No Water • Blows Per Foot LL � O ® Moisture Content I= Z O I 1 Plastic Limit LL � < LU = 0 Liquid Limit IL iL ■ Percent Passing No. 200 Sieve o w SOIL DESCRIPTION m cai� 10 20 30 40 50 60 70 80 90 Well Graded Sand with Silt (SW -SM), light yellow brown to light red brown, loose to medium dense, damp,. trace fine gravel 5 _ Silty Sand (SM), yellow brown, loose, damp, trace fine gravel 10 _ 15 -Interbedded Sandy Clay (CL), damp------------------------- _ Well Graded Sand with Silt (SW -SM), yellow brown, loose, damp, trace fine gravel 20 Boring Terminated at 20 feet 25 30 utnology tines represent approximate oounaanes oetween son anu rocK layers; m-snu, me transition may oe grauum. The Exploratory Boring Log should not be used separately from the interpretations and recommendations presented in the report. Acura Engineering - 5235 S. 39th Street - Phoenix, Arizona 85040 - 602.458.7484 - Fax 602.458.9246 , •�i � ,� � ,� ire REPORT ON SIEVE ANALYSIS AND PLASTICITY INDEX Proposed Retail Development 1: 1-10 & Linda Vista Marana, Arizona Acura Project No. A06 -0033G SAMPLE: C� �I �I Source: Type: Material: Sampled By: As Noted Below As Noted On-site Soils JH Test Results Sample Natural Moisture N In -Place Dry Density (pco Atterberg Limits Sieve Size - Accumulative % Passing LL PI #200 #40 #10 #4 3/8" 3/4" 1.0" CLASS* B-2 @ 2-3' 3.0 1 98.8 - - - - - - - - CL B-6 @ 2-3' 2.0 111.3 NV NP 27 50 89 98 100 - - SM B-8 @ 0-5' 2.2 - 18 1 33 53 88 97 99 99 100 SM B-8 @ 2-3' 2.0 111.2 - - - - - - - - - SM B-13 @ 2-3' 2.6 102.2 - - - - - - - - Sc B-14 @ 2-3' 1.7 105.8 NV NP 22 39 85 99 100 - - SM B-16 @ 2-3' 2.5 99.4 NV NP 32 53 90 98 100 - - SM B-19 @ 2-3' T 1.4 107.2 NV NP 26 45 83 96 100 - - SM - Unified Soil Classification System (USCS) NV — no value NP — non -plastic NOTE: Sieve analysis results do not include particle sizes greater than 3" in diameter. Refer to boring logs for notes on presence of cobble and boulder -sized particles. ACURA ENGINEERING RESULTS OF CONSOLIDATION TEST SAMPLE: Project: Proposed Retail Development Project No.: A06 -0033G Source: B-6 @ 2 -3 - Type: Driven Ring; 111.3 pcf Dry Density; 2.0% Field Moisture Material: Silty Sand (SM) Sampled By: JH TESTED: ASTM D2435: Sample soaked at approximately 2,500 psf. RESULTS: 100 0 i�- 2 U) 4 6 M 1000 Surcharge (psf) ' ACURA ENGINEERING 10000 I ii. RESULTS OF CONSOLIDATION TEST SAMPLE: Project: Proposed Retail Development Project No.: A06 -0033G Source: B-14 @ 2-3' Type: Driven Ring; 105.8 pcf Dry Density; 1.7% Field Moisture Material: Silty Sand (SM) Sampled By: JH TESTED: ASTM D2435: Sample soaked at approximately 2,500 psf. RESULTS: 100 0 �-;I-- 2 0 C: 0 ccnn 4 t i 8 1000 Surcharge (psf) ACURA ENGINEERING 1nnnn REPORT ON REMOLDED EXPANSION TEST Proposed Retail Development 1-10 & Linda Vista Marana, Arizona Acura Project No. A06 -0033G SAMPLE: Source: B-8 @ 0-5' Type: Bulk Grab Sample from Auger Cuttings Material: Silty Sand (SM) Sampled by: JH TESTED: Percent expansion upon soaking of a remolded sample compacted to approximately 95 percent of the maximum ASTM D698 density, at about 2% less than optimum moisture content, with a 100 psf surcharge. Sample I.D. B-8 @ 0-5' Dry Density (pcf) 122.4 Test Results Initial Moisture Content 6.0 Surcharge Pressure (psf) 100 Expansion % Upon Soaking 0.2 A moisture -density relations test (ASTM D698, Method A) was conducted on the minus #4 portion of the above sample to qualify the results of the expansion test. The results were determined to be: B-8 (0.0'-5.0') —128.8 pcf @ 8.0% moisture ACURA ENGINEERING SAMPLE: RESULTS: Project: Source: Type: Material: Sampled By: MAXIMUM DENSITY - OPTIMUM MOISTURE (ASTM D698, METHOD A) Proposed Retail Development B-8 @ 0-5 feet Bulk Sample Silty Sand (SM) JH 04-11-06 Maximum Dry Density (pcf) = 128.8 Optimum Moisture Content (%) = 8.0 C a) 0 L 135.0 125.0 120.0 115.0 I I I I I I I I I I I I I I I I I I I I I I I I I Zero Air Voids I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ------------'- ---------'----------'- ---- - - - --�------- I I I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 4 6 8 10 Moisture Content (%) * Assumed Gs = 2.65 Project No. A06-002OG ACURA ENGINEERING 12 14