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Riverside at Silverbell Specific Plan
I w r• f X 47 r, IL ay x r w r► ,o, 4 ik F r 16 a • - • , •\ • r r 41 r r amm=bm M�mr mmmmmmvi_ �r���'�r�'71 �f4Mi� �llY' rii /.�/f I......a[r• r4J 'r�"+� , ��� ��� ������ r�w��>������ �� �� �a i• 'l11y1111111�11 � .. � r�i�+r r ■v !f �.w e r ftw pill .11; t - p'' I llt +rte r� 4-4 areairl Ny Y It E _C_ 11 F 11 — Co" P IL7lvK—\xl N w _ u � F-- A 'N�Al ry CI a � err �h�1 op Af _20'l , a �� •, 'fir . ` � �• � ""'�.-. � -- � - ^�. - ` � „'.. - r F _ .� � � . �'%"�� L • /�. ■ -- _;litok -� MARANA ORDINANCE NO. 2014.026 RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 14.7 ACRES OF LAND LOCATED AT THE SOUTHEAST CORNER OF INA ROAD AND SILVERBELL ROAD FROM "R-36 RESIDENTIAL" TO "F" SPECIFIC PLAN FOR THE PURPOSE OF ESTABLISHING THE RIVERSIDE AT SILVERBELL SPECIFIC PLAN AND APPROVING A MINOR AMENDMENT TO THE GENERAL PLAN TO AMEND THE LAND USE CATEGORY FROM COMMERCIAL (C) TO MASTER PLAN AREA (MPA) WHEREAS The Planning Center represents Ina & Silverbell I Limited Partnership, referred to as the "Owner" of 14.7 acres of land located at the southeast corner of Ina Road and Silverbell Road (referred to in this Ordinance as the Rezoning Area), depicted on Exhibit "A"" attached to and incorporated in this Ordinance by this reference; and W1 IERLI"AS the Owner has authorized The Planning Center to submit applications to rezone 14.7 acres from "R-36 Residential" to "F" Specific Plan ("this Rezoning") and amend the Marana 2010 General Plan from Commercial (C) to Master Plan Area (MPA); and WHEREAS the Marana Planning Commission held a public hearing on September 24, 2014, and voted 5-0 to recommend that the Town Council approve the Specific Plan and minor General Plan Amendment, subject to the recommended conditions; and WHEREAS the Marana Mayor and Town Council held a public hearnig on October 21, 2014 and determined that the requested Specific Plan and minor General Plan Amendment should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The zoning of the Rezoning Area is hereby changed from "R-36 Residential" to "I"' Specific Plan, creating the Riverside at Silverbell Specific Plan, attached to and incorporated in this Ordinance by this reference. Section 2. The minor amendment to the 2010 General Plan is hereby approved, changing the land use category for the Rezoning Area from Commercial (C) to Master Plan Area (MPA)". Section 3. This Rezoning is subject to the following conditions, the violation of which shell 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 Ordinance): 1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. 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 Clh-dinancc No. 2014,026 � I - 10/21/2014 10:16 SV 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. 3. A sewer service agreement and master sewer plan shall be submitted by the developer and accepted by the wastewater provider prior to the approval of any final plat or development plan. 4. A drainage report must be submitted by the developer and accepted by the Town Engineer at the development plan or platting stage of this project. 5. Drainage and landscaping will be designed to prevent impacts to and enhance the "The Loop" trail system and the Santa Cruz bank protection on the east side of the project site, 6. Native riparian vegetation will be used in conjunction with drainage improvements, "The Loop" trail system and the Santa Cruz River to enhance riparian habitat remaining on the site and/or mitigate that which has been disturbed. 7. The developer shall dedicate to the Town at no cost all necessary rights of way and easements as depicted on the Town's Ina Road, Silverbell Road to Star Commerce Way road improvement plans, including any reasonable adjustments to said rights of way and easements as a result of the road improvement plans being incorporated into the Arizona Department of Transportation's Ina interchange project. 8. The developer will be responsible for submitting to the Town additional traffic studies at the development plan or platting stage of this project. 9. The developer of this project will be responsible for the design and construction of eastbound right -turn (deceleration) lanes at each of the project's three driveways on Ina Road. 10. The developer of this project will be responsible for the design and provision of a southbound left turn land on Silverbell Road at the project's driveway on that road. 11. If a traffic signal has been constructed by others at the intersection of Ina Road at this project's easternmost driveway (as shown on the accepted Traffic Impact Study) prior to the construction of said driveway, this project's developer shall be responsible for the construction of all required traffic signal equipment and provisions of new traffic signal/phasing/timing plan to accommodate the subject driveway's traffic. 12. This project is located within the South Marana Transportation and Marana. Park Benefit Areas and will be subject to those fees at time of permitting. 13. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Riverside at Silverbell Specific Plan in accordance with the requirements defined in the Land Development Code. 14. Upon adoption of the rezoning ordinance by the Town Council's approval of the Riverside at Silverbell Specific Plan, the applicant shall provide the Planning Department the following: one non -bound original; twelve bound copies and ten electronic copies on CD in PDF format. Ordinamce No. 2014.026 - 2 - 10/21/2014 10:16 SV 15. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 16. The property owner shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type 11 for the Town providing designation of assured water supply and water service to the Rezoning Area. If Type I or Type 11 is needed on the Rezoning Area, the Town and developer/Property Owners shall arrive at an agreeable solution to the use of those water rights appurtenant to the affected portion of the Rezoning Area. 17. Before the Town issues grading permits for this project, the developer shall submit evidence to the Town that all federal permit requirements have been met through the Corps of Engineers and the State Historic Preservation Office. 18. The development plan or plans shall be in substantial conformance with the Illustrative Site Plan of the Riverside at Silverbell Specific Plan. Section 4. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 5. If any section, 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 21" day of October, 2014. Mayor Ell Honea nson,, Town Clerk 0 FORM: Ordinance No. 2014.026 -3- 10/21/2014 10:16 SV File No.! 07001460 -987 -,PT EXHIBIT A Pirc All that portion of Lots 1 and 2 of Section 2, Township 13 South, Range 12 East, Gila and Salt River Base and Meridian, Aima County, Arizona, described as follows; COMMENCING at the intersection of the South right-of-way of Ina Road, according to Book 9 of Road Maps, page 91, records of Finn County, Arizona and the East line of said Section 2, as they existed on October 14,1981; THENCE North 89 degrees 55 minutes 11 seconds West, along said right-of-way line, a distance of 58.08 feet to a point; THENCE continuing along said right-of-way line South 89 degrees 52 minutes 30 seconds 'West, a distance of 510 feet to the TRUE POINT OF BEGINNING; THENCE South 0 degrees 07 minutes 30 seconds East, a distance of 425 feet to a point; THENCE South 89 degrees 52 minutes 34 seconds West, a distance of 1613 feet to a point on the East right-of-way line of Silverbell Road according to Book 3 of Read Maps, page 10, records of Pima County, Arizona and as it existed on October 14,1981; THENCE Northwesterly along said East right-of-way line of said Silverbell Road, a distance of 574.55 feet to its intersection with the South right-of-way line of said Inn Road; THENCE North 89 degrees 52 minutes 30 seconds East, along said South right-of-way lure of said Ina Road, a distance of 1999.63 feet to the TRUE POINT OF BEGINNING. EXCEPT THEREFROM that portion conveyed to Pima County by heed recorded in Docket 7523 at page 1368. FURTHER EXCEPT THEREFROM that portion conveyed to Pima County by Deed recorded In Docket 9,930 at page 2234. FARTHER EXCEPT THEREFROM any portion lying within the property conveyed to the Town of Marana by Deed recorded in Docket 12329 at page 4865. FURTHER EXCEPT THEREFROM any portion lying within Ina Road and Silverbell Road. (JV Arb 111) ar l2 All that portion of the North half of the Northeast quarter of Section 2, Township 13 South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona, described as follows: COMMENCING at the intersection of the South line of Ina Road as shown In Book 9 at page 91 of Road Maps known as Road Proceeding No. 1004 and the East line of said Section 2; THENCE North 89 degrees 55 minutes I I seconds West along the South line of said Ins Road, a distance of 58.08 feet; THENCE South 89 degrees 52 minutes 30 seconds 'West, a distance of 510.00 feet; THENCE South 40 degrees 07 minutes 30 seconds East, a distance of 425.00 feet; THENCE South 89 degrees 52 minutes 30 seconds West, a distance of 230.04 feet, to the POINT OF BEGINNING; File No.: 07001460 -887 -PT EXHIBIT A (Continued) THENCE continuing South 89 degrees 52 nduutes 30 seconds West, a distame of 1,323.00 feet; THENCE South 00 degrees 07 ndnutes 30 seconds East, a distance of 30.00 feet; THENCE North 89 degrees 52 minutes 30 seconds East, a distance of 1,323.00 feet; THENCE North 00 degrees 07 minutes 30 seconds West, a distance of 30,00 feet to the POINT OF BEGINNING. (JV Arb 133) Riverside at Silverbell Specific Plan Marana, Arizona Submitted to: Town of Marana Planning Department 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: Ina Et Silverbell 1, Limited Partnership 2721 North Oracle Road, Suite 300 Tucson, Arizona 85705 Telephone: (417) 766-0433 Prepared by: The Planning Center 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone: (520) 623-6146 With assistance from: Stantec Engineering 5151 East Broadway Boulevard, Suite 400 Tucson, Arizona 85711 Telephone: (520) 750-7474 And: Curtis Lueck Et Associates 5460 West Four Barrel Court Tucson, Arizona 85743 Telephone: 520-743-8748 GPA1407-001 PCZ -14014 October 2014 Riverside at Silverbell Specific Plan SectionI. Introduction................................................................................................................... 1 A. Background..................................................................................................................................................2 Section II. Inventory and Analysis................................................................................................ 4 A. Purpose and Intent....................................................................................................................................... 5 B. Existing Land Uses.......................................................................................................................................5 1. Site Location.......................................................................................................................................5 2. Existing On -Site Land Use and Zoning..............................................................................................7 3. Existing Conditions on Properties within a One -Quarter Mile Radius...............................................7 4. Well Sites within 100 Feet of the property..........................................................................................9 C. Topography and Slope...............................................................................................................................13 1. Hillside Conservation Areas..............................................................................................................13 2. Rock Outcrops..................................................................................................................................13 3. Slopes of 15% or Greater.................................................................................................................13 4. Other Significant Topographic Features...........................................................................................13 24 5. Pre -Development Cross-Slope.........................................................................................................13 D. Pre -Conditions Hydrology..........................................................................................................................15 E. Vegetation...................................................................................................................................................17 1. Vegetative Communities and Associations On-Site.........................................................................17 2. Significant Cacti and Groups of Trees..............................................................................................17 3. Special -Status Plant Species...........................................................................................................17 4. Vegetative Densities.........................................................................................................................18 F. Wildlife........................................................................................................................................................22 1. Letter from Habitat Specialist............................................................................................................22 2. Arizona Game and Fish Department Environmental Review..........................................................22 G. Viewsheds..................................................................................................................................................24 1. Viewsheds Onto and Across the Site............................................................................................... 24 2. Area of High Visibility from Adjacent Off -Site Uses..........................................................................24 H. Traffic Circulation and Road System.........................................................................................................29 1. Existing and Proposed Off -Site Streets............................................................................................29 2. Existing Access and Rights-of-Way.................................................................................................31 3. Roadway Improvements................................................................................................................... 32 4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by Trafficfrom this Site.......................................................................................................................... 32 5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial Streets, Parks and Schools..............................................................................................................32 I. Recreation and Trails.................................................................................................................................35 1. Open Space, Recreation Facilities, Parks and Trails.......................................................................35 J. Cultural Resources.....................................................................................................................................37 1. Location of Resources On-Site.........................................................................................................37 K. McHarg Composite Map............................................................................................................................39 Section III. Land Use Proposal................................................................................................... 41 �'ti Table of Contents i Riverside at Silverbell Specific Plan A. Purpose and Intent.....................................................................................................................................42 B. Design Principles and Vision......................................................................................................................42 C. Relationship to Adopted Plans...................................................................................................................42 1. Marana General Plan........................................................................................................................42 2. Marana Strategic Plan......................................................................................................................45 D. Compatibility with Adjoining Development and Location Restrictions.......................................................46 1. Adjoining Development Compatibility...............................................................................................46 E. Conceptual Development Plan..................................................................................................................47 F. Circulation Plan..........................................................................................................................................50 G. Post Development Hydrology.....................................................................................................................51 H. Environmental Resources.......................................................................................................................... 54 1. Waters of the United States.............................................................................................................. 54 2. Federally Endangered Species and Other Special Species............................................................ 54 3. Wildlife Corridor.................................................................................................................................54 I. Landscape & Buffering...............................................................................................................................54 1. Native Plant Preservation.................................................................................................................55 J. Utilities........................................................................................................................................................55 1. Water.................................................................................................................................................55 2. Wastewater....................................................................................................................................... 58 3. Private Utilities..................................................................................................................................58 4. Sanitation and Recycling Services................................................................................................... 58 K. Public Services...........................................................................................................................................61 1. Police Service...................................................................................................................................61 2. Schools.............................................................................................................................................61 3. Fire Service....................................................................................................................................... 62 L. Recreation and Trails.................................................................................................................................64 1. Provision of Recreational Area.........................................................................................................64 2. Open Space Ownership...................................................................................................................64 3. Off -Site Trail Access and Maintenance............................................................................................65 M. Cultural Resources.....................................................................................................................................65 Section IV. Development Regulations....................................................................................... 66 A. Purpose and Intent.....................................................................................................................................67 B. General Provisions.....................................................................................................................................67 1. Applicable Codes..............................................................................................................................67 2. Additional Uses.................................................................................................................................67 3. Temporary Uses...............................................................................................................................68 4. Mix of Uses.......................................................................................................................................68 C. Development Standards.............................................................................................................................68 1. Mixed -Use Land Use Designation....................................................................................................68 2. General Development Standards.....................................................................................................71 ( �2 10 Table of Contents ii Riverside at Silverbell Specific Plan 3. Parking Regulations..........................................................................................................................73 4. Landscape Buffering and Screening Standards..............................................................................76 5. General Landscape Program...........................................................................................................76 D. Design Guidelines......................................................................................................................................77 1. Purpose and Intent............................................................................................................................77 2. Applicability.......................................................................................................................................77 3. Design Review Committee...............................................................................................................77 4. Single -Family Residential Attached and Multi -Family Residential Guidelines................................78 5. Commercial Design Guidelines........................................................................................................79 6. Monumentation and Signage............................................................................................................80 7. Lighting.............................................................................................................................................. 80 8. Recreation, Bicycle and Pedestrian Circulation...............................................................................80 E. Definitions................................................................................................................................................... 84 Section V. Implementation and Administration........................................................................ 89 A. Purpose......................................................................................................................................................90 1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations ....... 90 2. General Implementation Responsibilities......................................................................................... 90 3. Interpretation..................................................................................................................................... 91 4. Development Review Procedures.................................................................................................... 91 5. Specific Plan Amendments...............................................................................................................92 6. Administrative Change......................................................................................................................93 7. Substantial Change..........................................................................................................................94 SectionVI. Appendix............................................................................................................ 95 A. Illustrative Site Plan...................................................................................................................................96 B. Bibliography................................................................................................................................................ 97 List of Exhibits ExhibitI.A.1: Regional Context............................................................................................................................3 Exhibit11.8.1: Site Location..................................................................................................................................6 Exhibit 11.6.3: Existing Zoning............................................................................................................................10 Exhibit I1.B.3.b: General Plan Designations.......................................................................................................11 Exhibit II.B.3.c: Existing Land Uses...................................................................................................................12 Exhibit II.C.1: Topography and Slope...............................................................................................................14 Exhibit II.D.1: Pre -Development Hydrology......................................................................................................16 Exhibit II.E.1: Vegetative Communities and Associations.................................................................................19 Exhibit II.E.2: Site Resource Inventory...............................................................................................................20 ExhibitII.E.4: Vegetation Densities....................................................................................................................21 Exhibit II.F.1: AGFD Online Environmental Review..........................................................................................23 (18 Table of Contents iii Riverside at Silverbell Specific Plan ExhibitII.G.1.a: Photo Key Map........................................................................................................................25 ExhibitII.G.1.b: Site Photos..............................................................................................................................26 Exhibit II.G.1.b: Site Photos continued..............................................................................................................27 Exhibit II.G.2: Visibility........................................................................................................................................28 ExhibitII.H.1: Traffic...........................................................................................................................................30 ExhibitII.H.5: The Loop Map..............................................................................................................................34 Exhibit 11.1.1: Recreation and Schools............................................................................................................... 36 Exhibit I I.J.1: Archaeological Records Search.................................................................................................. 38 Exhibit II.K.1: McHarg Composite Map.............................................................................................................40 Exhibit III.E.1: Conceptual Development Plan..................................................................................................49 Exhibit III.G.1: Post Development Hydrology.....................................................................................................53 Exhibit III.J.1: Water Service Letter...................................................................................................................56 Exhibit I I I.J.2.a: Existing Sewer Facilities.......................................................................................................... 59 Exhibit I I I.J.2.b: Wastewater Capacity Response............................................................................................. 60 Exhibit III.K.3: Fire Service................................................................................................................................63 Exhibit IV.D.8: Proposed Bicycle and Pedestrian Circulation............................................................................83 List of Tables Table II.E.3: USFWS List of Plant Species for Pima County.............................................................................18 TableI I . H .2: Roadway Inventory........................................................................................................................ 31 Table III.K.2: School Capacities & Enrollments.................................................................................................61 Table 1: Single -Family (Attached) and Multi -Family Residential Development Standards..............................71 Table 2: Non -Residential Development Standards...........................................................................................72 C 2, 00 Table of Contents iv +�. Is f 1 � # ` ` ,r IA I I p' � � � � fir* ^ �• M t s . r •-4b i r �.; . • 1; .- � r 101 I " • �� •� R " ,L � r f J I, ILL 011 ♦ • r v M s r � w L; J , jdw s � l • M Riverside at Silverbell Specific Plan A. Background The Riverside at Silverbell Specific Plan is a planned mixed-use development consisting of 14.7 -acres located within the Town of Marana Limits on the southeast corner of Ina Road and Silverbell Road. Riverside at Silverbell is bounded by Ina Road on the north, vacant land on the south, the Santa Cruz River and Santa Cruz River Park shared -use path (The Loop) on the east and Silverbell Road to the west. Much of the property around the Silverbell and Ina intersection has remained vacant due to the economic downturn; this project presents an opportunity to transform this crucial piece of Ina Road frontage between the Santa Cruz River and Silverbell Road into a thriving gateway development to the Town of Marana. The owner's vision is to create a quality activity center that supports the viability of proposed commercial development through the offering of affordable, yet attractive multifamily housing options. The project is envisioned as a gated luxury apartment and townhome community, most likely located in the eastern portion of the site adjacent to the Santa Cruz River, with an integrated commercial component on the west half of the property. With the scheduled improvements to Ina Road and the reconstruction of the Interstate 10 traffic interchange at Ina soon to become a reality, the timing for this vision is rapidly approaching. See Exhibit I.A. 1: Regional Context. ffl Introduction I-2 Riverside at Silverbell Specific Plan Exhibit I.A.1: Regional Context LEGEND Site Location Tucson Mountain Park Town of Marana Municipal Jurisdictions Pima County FILE NAME- regional — 6x8 — ISP -01 mxa SOURCE Pima County GIS 2013 Introduction 1-3 +�r Is f 1 � # ` ` ,r IA I I p' � � � � fir* , �• M t s . r •_4b i r �.; . • 1; .- � r 101 I " • �� •� R " ,L � r f J I, ILL 011 ♦ • r v M s r � ■ L0 J , jdw s � l ' ! • M Riverside at Silverbell Specific Plan A. Purpose and Intent The primary purpose of the Development Capability Report section of the Riverside at Silverbell Specific Plan is to identify the site's opportunities, constraints and various physical characteristics, the analysis of which will provide a means whereby development is designed in a sensitive and responsive manner to the physical conditions of the site. Information for this section was compiled from a variety of sources, including site visits, referencing topographic, hydrological, archaeological and traffic analyses, and correspondence with staff from the local jurisdictions. The Development Capability Report follows the Town of Marana requirements provided in the Town of Marana Land Development Code. Pursuant to such requirements, information on the following physical components of the site was compiled to assess the suitability of the property for development: • Existing structures, roads and other development • Topography and slope analyses • Hydrology and water resources • Vegetation and wildlife habitat • Geology and soils • Viewsheds • Cultural resources • Existing infrastructure and public services B. Existing Land Uses This section of the Development Capability Report identifies existing zoning, land use and structures on-site and on surrounding properties, as well as other proposed development in the project vicinity. 1. Site Location The project is situated within the southern limits of the Town of Marana in the northwest portion of Section 02, Township 13 South, Range 12 East. The property lies approximately one -mile west of Interstate 10 just west of the Santa Cruz River, on the southeast corner of the intersection of Silverbell Road and Ina Road. In total, the site area is approximately 14.7 -acres. See Exhibit 11.6.1: Site Location. fflInventory and Analysis II -5 Riverside at Silverbell Specific Plan Exhibit 11.6.1: Site Location LEGEND Notes: Site Boundary Project Site is located at: NORTH 9 500' 1(mv Township 13S, Range 12E, and Section 02 Township. Range, Section Acreage: Approx, 14.7 AC FILE NAME ISP -01 location 6x8 mxd Parcel ID #:214-04-044B, 214-04-042F Ju r i s d i c t -I on s SOURCE Pima County GIS, 2013 Inventory and Analysis 11-6 Riverside at Silverbell Specific Plan 2. Existing On -Site Land Use and Zoning The site is currently vacant with no existing structures on-site except for an old abandoned irrigation canal that runs east to west through the middle of the property. There is also a 16 -foot wide Tucson Electric Power (TEP) public utility easement that crosses the northeast corner of the site. The existing zoning designation on the property is "R-36", Single Family Residential, which has a minimum 36,000 square foot lot size. 3. Existing Conditions on Properties within aOne-Quarter Mile Radius a. Zoning The zoning designations of surrounding properties, as depicted in Exhibit 11.B.3 are as follows: North: Town of Marana A (Small Corridor Zone), LI (Light Commercial) Lot Zone), E (Transportation Industrial) and VC (Village South: Town of Marana R-16 (Single Family Residential), R-36 (Single Family Residential) and R-144 (Single Family Residential) East: Town of Marana R-36 (Single Family Residential), E (Transportation Corridor Zone) and Pima County SH (Suburban Homestead Zone) West: Town of Marana R-10 (Single Family Residential), R-36 (Single Family Residential), NC (Neighborhood Commercial), VC (Village Commercial) and Pima County CR -1 (Single Residence Zone) b. General Plan Land Use The 2010 Town of Marana General Plan indicates the site is designated Commercial. The surrounding general plan designations within one-quarter mile of the site, as depicted in Exhibit ll. B. 3. b are as follows: North: Industrial, Commercial & Santa Cruz Buffer South: Low Density Residential East: Industrial & Santa Cruz Buffer West: Commercial & Low Density Residential ffl Inventory and Analysis II -7 Riverside at Silverbell Specific Plan c. Land Use The land uses of surrounding properties within one-quarter mile, as depicted in Exhibit 11.B.3.c: Existing Land Uses are as follows: North: Vacant Land South: Vacant Land, Ina & Silverbell (1-41)Sing le -Family Residential Subdivision East: Vacant Land, Santa Cruz River, The Loop Shared -use Path and the Ina Land Reclamation Facility West: Vacant Land, Proposed Silverbell Crossroads Shopping Center, Silverbell West Single -Family Residential Subdivision, Bridlewood West (1-41) and Bridlewood West (42-102) Single - Family Residential subdivisions d. Number of Stories of Existing Structures There are no existing structures currently on the site. Two-story homes are allowed in the Ina & Silverbell subdivision and are expected in the Silverbell West subdivision, currently under construction, located northwest of the site. All other homes within a one-quarter mile radius are one-story. e. Pending and Conditional Rezonings According to the most recent Town of Marana Planning and Zoning Activity map dated July 2013, there are no pending or conditional rezonings within a one- quarter mile radius of the project site. There is a proposal for a specific plan rezoning referred to as the Silverbell Gateway Specific Plan, case number PCZ - 14012, located directly north of the site across Ina Road on approximately 92 acres. f. Subdivision/Development Plans Approved There are four approved subdivision plats within sone -quarter mile radius of the project site. Silverbell West (currently under construction) will feature one- and two-story single-family residential homes located northwest of the site. Bridlewood West (1-41), Bridlewood West (42-102) and Ina & Silverbell (1-41) are all one-story single-family residential subdivisions located west and south of the site, respectively. Silverbell Crossroads Shopping Center is located on the southwest corner of Ina and Silverbell roads, west of the site, and is currently in development plan review, D P R-08044 . EBInventory and Analysis II -8 Riverside at Silverbell Specific Plan g. Architectural Styles of Adjacent Development Existing homes in the area are rural custom -home type single-family residences with southwest and ranch architectural style. Homes in the Silverbell West subdivision northwest of the site will likely be more typical of the conventional production built single-family detached housing, similar to what is nearby in Silverbell Place to the north. 4. Well Sites within 100 Feet of the property According to Pima County Geographic Information Systems and the Arizona Department of Water Resources, well #619283 is located on-site near the mid -eastern portion of the property. The pump capacity of the well is 35 gallons per minute (GPM). Use of the well may be integrated into the water plan for future development, but if its retention is determined to be infeasible, then it will be capped in accordance with Town standards. There are no other wells located on-site, or within 100 feet of the property. See Exhibit ll. B. 3. c: Existing Land Uses. 88 Inventory and Analysis II -9 Riverside at Silverbell Specific Plan Exhibit 11.6.3: Existing Zoning LEGEND Town of Marana Zoning Pima County Zoning Specific Plan Boundary A R-10 NC L CR -1 NOFUH n, 400' 800, r= 1/4 Mile Radius E R-16 VC L SH Jurisdictions R-6 R-7 R-36 R-144 Ll SR RLE NAMEzoning - 6x8 - ISP -01 mxd SOURCE Pima County GIS 2013 Inventory and Analysis 11-10 Riverside at Silverbell Specific Plan Exhibit 11.13.3.b: General Plan Designations Ina Road 00000 ell .0 Town of Marana Pima County F-7 LEGEND General Plan Land Use Designations Specific Plan Boundary Master Planning Area Industrial NORTH 0, 4W 800, 114 Mile Radius Low Density Residential Park JurisdictionsCommiercial Santa Cruz Buffer RLE NAME: zoning_6x8_1SP-01 mxd SOURCE Pima County GIS 2013 Inventory and Analysis Riverside at Silverbell Specific Plan Exhibit II.B.3.c: Existing Land Uses LEGEND Specific Plan Boundary I!--� JurisdictionsV1lashes NORTH 0- 400' 800, �= 100 Foot Radius Approved Subdivision Plat Wells (Registry ID 0 Number labeled) FILE NAME ex_cond_Ox8_ISP-01.mxd � 114 Mile Radius Approved Development Plan SOURCE- Pima County GIS, 2013 ffi Inventory and Analysis II -12 Riverside at Silverbell Specific Plan C. Topography and Slope The site is mostly flat with little variation in topography. The elevations on the property range from approximately 2,172 feet near the southwestern corner to approximately 2,166 feet near the middle of the north property boundary. One un -named wash exits the property at the low point along the north property boundary with flows between 500 and 1,000 CFS. Existing topography at 2' contour intervals is shown on Exhibit 11. C.1: Topography and Slope. 1. Hillside Conservation Areas There are no Hillside Conservation areas on or within 300 -feet of the subject property. 2. Rock Outcrops There are no rock outcrops on the subject site. 3. Slopes of 15% or Greater There is a very small area located in the northeast corner of the site and another small area in the northwest portion of the site along the old irrigation canal with slopes between 15 and 25 percent. The surface slope of the property is shown on Exhibit 11. C. 1: Topography and Slope. 4. Other Significant Topographic Features There are no other significant topographic features such as peaks or ridges on the project site. 5. Pre -Development Cross -Slope The average cross -slope of the property is approximately 2.38%. The pre -development cross slope calculation and values used are as follows: Cross -slope = (I x L x 0.0023) / A Where: = contour interval (2) L = total length of contours (7,619) 0.0023 = conversion of "square feet" into "acres x 100" A = total site area in acres (14.7 AC) fflInventory and Analysis II -13 Riverside at Silverbell Specific Plan Exhibit II.C.1: Topography and Slope Le� 14 1 01 r X 00 �„� +�'\�w� ...�.___ri. r+_-re.►ra_..-.-_--__r•.wwww .r._----- Ina Road �— _ ______ ___ •.�ir_—�� -r�w_Ww__�-_��--_rr�_.w n►w w'� 1 w-�= ~--���"'r __r•�i __i fir- r-�, f-____i'-�1~ �i irlY+�~��! *`_.+r—r_—_�__—'�....r...wwiiwiww�.,��~�� — �,r:� �►� A\ \ 216 l\ \N'4. `.�.''oildl 2168170, 0% ,%2170% 0 . 2170 40 J lr..r'�. Ir ; �► 04 40 y \r />_.► �, ,`► v--��.� ` �,a r�..,r�rl► ON fidor r` . �e \ �' �� \� r+�, �� \ � ��,��•,�! � ; �/ \� ter' tii�w/ so Ilk If 1 \\ 1l �` 1C i' .� tiL�• �, r. rid ', 1 ' *� ! { 1 .� / \ '� ! — ♦ r't ` 1 ;,!i J ` ````� �; ` 4, moi' r✓ `% 1 ♦t } 1 ' ♦'� ! 14aw "" 1 top 01 dip y ! f y / J! / ,� \� k� ►11�t.`'-;: 1. , , r �► — w i t �► 1 ! . s 1 � � ! fir!♦/! � �.--� `'.��`:����.``,��,� ♦ ! I, \�� '� t �.�. � rr��►.+` �� 1 �l �. / �� / op 00 err i �' �♦ ��`����'�������` ! f �� ! �t 1 �. +�� / •. � 1 r. r . r� ♦w }� E �` ` / _rrmss' r r ! Abb �*� ! i ♦ /i rir'�t�lli�f� � � r` ♦♦ r � .. ` ♦ ) � ~" `'� i �� �� � "' '� �` � � � r �Jrl �� r .. .r! ( sem!/I��°i(r! �►� r /'moi ,l t s `. .� i�—'�alk LEGEND . Specific Plan Boundary 4 - 15% slopes Washes WRTH 0- 1�0 300' Parcels 15-25% slopes 2' Elevation Contours Greater than 25% slopes FILE NAME: topo_s1ope_6x8_ISP-01.mxd SOURCE: Pima County GIS, 2013 Inventory and Analysis II -14 Riverside at Silverbell Specific Plan D. Pre -Conditions Hydrology The following site hydrology information was analyzed and prepared by Stantec Engineering. All hydrology information is for illustrative purposes only and is subject to verification/modification via the drainage report with supporting calculations based on then existing and proposed conditions at the time of application. One offsite watershed, draining from the south, impacts the southeast border of the property. This watershed is approximately 284 acres in size and generates an estimated 100 -year peak discharge of 636 cfs. This flow discharges to the Santa Cruz River, immediately to the east of the property. Prior to the new transportation improvements at the Ina Road and Silverbell Road intersection; a 4 acre area watershed west of Silverbell Road discharged surface runoff across Silverbell Road to the subject property (as is indicated on the FEMA FIRM Shaded Zone X). However, presently, this offsite impact has been eliminated due to the recent roadway improvements. The offsite surface runoff now drains north via storm drain pipes to a culvert crossing west of the Ina Road and Silverbell Road intersection. The subject site is undeveloped desert grassland with a perimeter elevation of 2170 feet and an overall approximate depth of 2 feet (2168 feet). Ina Road to the north and Silverbell to the west are at an elevation of 2170 feet or higher adjacent to the property. The subject property is approximately 13.4 acres in size and generates an estimated 100 -year peak discharge of 27 cfs which drains directly to the Santa Cruz River to the east. Santa Cruz River bank stabilization improvements, consisting of constructed soil cement, exists along the west bank adjacent to the subject property. The soil cement is at an elevation of approximately 2170 feet and appears to contain the 100 year FEMA flow event (therefore, the majority of the site is a depressed area, approximately 2 feet deep with no direct outlet to the Santa Cruz River). The 500 -year FEMA elevation at the southern boundary of the property is at an approximate elevation of 2175; in the event that a critical care facility is planned and developed at this location, the FFE should be set at 2175 feet or greater, and the adjacent bank protection may need to be increased. Per the current FEMA FIRM Panel 04019C 1655L, effective date: June 16, 2011, the majority of the site lies in a shaded Zone X; with a minor area at the southeast corner lying in a Special Flood Hazard Area, Zone AE (resulting from the prior referenced 284 acre watershed). See Exhibit ILD. 1: Pre -Development Hydrology. fflInventory and Analysis II -15 Com+: Riverside at Silverbell Specific Plan Exhibit II.D.1: Pre -Development Hydrology 21 �'���,'•1ry _ .fir`, •.. �� so •� i 1 - • Jr • `y 1pIPA • . i' t • • �lr +Ilk Z r • Site --- 13.4 acres 4 ! Existing Q i Y_.i = 27cfs P.410 goo _0 • , ' y -2 16 6 - r _ �. - • A i ! tti • ! i • • ! • i • ! �! • i • : ! ! • ! 00 p i i i i • • .� ! • i "r� • • • ! i • • i • • • i • • i • ! ! • i • • ! • • • • i i i i ! i i i • i i i• 40 r • ~ '� ! • • • i i i i i • i • i ! ! • i i • ! i • • !' i i i • ! • • • i • i • i • • i 1 t • ; or,* . 1&• s • • • • • we i • i • ! • • • ! 0 • • i • • • • • i • • i • • i • • i • i 0 ��,�� 41 ' e �',i i • !' • • • i ! { LR • i • • • • • • • ! .. • ! • i • • • !' i • #' i i • • i • • • • *40 • • i r r3 r • 1. ` •� r ` s s i' • # • Ib L? • • • • • • • • • • ! i 04 i it ! • • • • • • i • • i • • • # I • •Q_ 7 y'• �M + *" '' •. • • • • S • 0 to a • f •� •46 ! to • i i i • • i • . re • • • 1. Is _ Santa Cruz River Tfy • ! " j ; • i • • I i i i 011 i�,.t • i 1• i • i • ��. r I �'• ! �AL • +� • ,, 11 f • • • • • • i 40 i i 1r • i • i .,• + > 1 10,000cf s ` 1r. •' ti r .� i i • • i • r i ! 40 • i i • 4 • i i • • • �r •_� +�� ice' •_ • • . . ! i • i is • • • • . !• " • • • a ! ! • • i ,•� i i i 40 i IN # i i i • ('� i. +e s s - •. • ! • i i • ! ! • ! • ! • • i • • i • • ! i it i ! i • • ftwo �• 1 ! `ip, StAw'"O� i i i i • i • !� J • '� # • • �. t i i� • + • a • yr i 0- !' Of • •• a • i • i � • ;: � :� ' � • * I • • i r� i 4 i ! • • ON . �! • � i � i i ♦ t ` • ! ^ • i i ! i i i. t r • i _ i Oi i i i i ! i LT i • • • i i �• • • • 1y {r -� - •� D.A. - 284 ages �. �� ! « • i �i • i i i i i i • • i i i r�'• i i • ! i i es .• • i ��' ' •� i Q 7 ^�rJ _ 6 6 c f 3 i i' • • i • 4 ! i 41 i i i 1 0 • do • r• • ♦ R. i i ! i i •df• i t 1 a i t +R • • • . a •� �, � Riverside Silverbell `' - - ►* : . , r - .�'* ." - ;� Existing Conditions Base Flood Elevation FEMA Flood Hazard Zone lip • �' - + `� .� •• ,/�' Cr=oss Section Zone A 000 Year Flood Event - Approximate Stud f Ya Stantec +. Intermediate Contour Line Zone AE (100 Year Flood Event - Detailed StUd ) p • a Index Contour Line Flood�ra 51 E Broadway Blvd Op Si Poi '„ ,. Project Boundary ` ' Shaded done .� �5D4 Year Flood Events Tucson; A7 85711 `, 5?0.750.74_ ii s �. _ ` • Parcel Boundary tt • � � 100 goo Baa Boa Baa Feet VIA Inventory and Analysis II -16 Riverside at Silverbell Specific Plan E. Vegetation 1. Vegetative Communities and Associations On -Site The project site is located on the southeast corner of Ina and Silverbell roads. The site contains invasive species and some native vegetation typical of that found in the Arizona Sonoran Desert. The majority of the site has been previously graded and disturbed. The majority of the site is devoid of vegetation, other than invasive grasses. The site contains large areas of invasive grasses and invasive Desert Broom (Baccharis sarothroides). A small number of Velvet Mesquite (Prosopis velutina) occur on-site. However, the majority of these trees are suffering from Mistletoe infestation and would be considered in poor condition. The Pima County Sonoran Desert Conservation Plan GIS (2011) classifies this site as Agriculture /Developed /Bare Ground and Sonoran Desert Scrub. Vegetation density is low. Velvet Mesquite (Prosopis velutina) and Desert Broom (Baccharis sarothroides) are dominant plant species on the site. The vegetative communities and densities are depicted in Exhibit II.E.1: Vegetative Communities and Associations. A portion of the site has been mapped by Pima County as Important Riparian Area (IRA). However, neither the plant species present nor the plant densities are indicative of riparian habitat. Large portions of the mapped riparian area are devoid of vegetation. 2. Significant Cacti and Groups of Trees The site does not contain any significant cacti or groups of trees. 3. Special -Status Plant Species Arizona Game &Fish has identified one species with special status that may occur within 3 miles of the project site. Staghorn Cholla (Opuntia versicolor) is designated as Salvage Restricted (SR). The U.S. Fish and Wildlife Service (USFWS) identifies four plant species in Pima County that have protection under the Endangered Species Act (ESA), one plant species that has been proposed for listing and protection under the ESA, and one plant species that has a conservation agreement in place to preclude it from listing (Table II.E.3)1. None of these species are expected to occur on the property. I http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf 88 Inventory and Analysis II -17 Riverside at Silverbell Specific Plan Table II.E.3: USFWS List of Plant Species for Pima County Common Name Scientific Name ESA Status Plants Acuna cactus Echinomastus erectocentrus var. Proposed Endangered acunensis) Gooding's onion Allium gooddingii) Conservation Agreement Huachuca water umbel Lilaeopsis schaffneriana ssp. Endangered recurva) Kearney's blue star Amsonia kearneyana) Endangered Pima pineapple cactus Coryphantha scheeri var. Endangered robustispina) Nichol Turk's head cactus Echinocactus horizonthalonius Endangered var. nicholii) 4. Vegetative Densities The Pima County GIS (2013) categorizes the site as Agriculture /Water/ Developed / Bare Ground and Sonoran Desertscrub. According to 2013 Pima County GIS data, Agriculture /Water /Developed /Bare Ground (low vegetation density) accounts for 8.1 acres and the Sonoran Desertscrub (low vegetation density) accounts for 6.2 acres. On the site, vegetation density is very low due to the large areas of previous disturbance. Exhibit 11.E.4: Vegetation Densities, illustrates the vegetative community densities found on the property. fflInventory and Analysis II -18 � Y � Riverside at Silverbell Specific Plan Exhibit 11.E.1: Vegetative Communities and Associations ti• i' + _ F 1r►*A _ * i A"- wo *0 • . s - _-' - ;oaf Mmfiwkw��; • � •� � 1, • r/ ♦ - r . . _ � � -sem � _ - •'S Ina Road ' -- - - - -- - --- --- �-- �_ -- "���•r�.�ir���=s��a���s�sa��■a�a�r■r�i�a��w:�� y Ip n- A � it • �• rte, 006, 40, 001 1. 01 Y •« w ell ' r �►` 6V yam. •y y � 4 � •� - r ff' i LEGEND Vegetation Specific Plan Agriculture Developed i Water I Bare Ground (8.1 acres) N`_: -RT H 0" 150' 3400' Boundary Sonoran Desertscrub (6.2 acnes) Parcels Sonoran Interior Strand FILE NAME Vegetation _6x8_ISP-01 mxd _ Sonoran Riparian and Oases Forests SOURCE- Pima -County cls, 2013 Inventory and Analysis II -19 Riverside at Silverbell Specific Plan E. Vegetation 1. Vegetative Communities and Associations On -Site The project site is located on the southeast corner of Ina and Silverbell roads. The site contains invasive species and some native vegetation typical of that found in the Arizona Sonoran Desert. The majority of the site has been previously graded and disturbed. The majority of the site is devoid of vegetation, other than invasive grasses. The site contains large areas of invasive grasses and invasive Desert Broom (Baccharis sarothroides). A small number of Velvet Mesquite (Prosopis velutina) occur on-site. However, the majority of these trees are suffering from Mistletoe infestation and would be considered in poor condition. The Pima County Sonoran Desert Conservation Plan GIS (2011) classifies this site as Agriculture / Developed / Bare Ground and Sonoran Desert Scrub. Vegetation density is low. Velvet Mesquite (Prosopis velutina) and Desert Broom (Baccharis sarothroides) are dominant plant species on the site. The vegetative communities and densities are depicted in Exhibit 1I.E.I. Vegetative Communities and Associations. A portion of the site has been mapped by Pima County as Important Riparian Area (IRA). However, neither the plant species present nor the plant densities are indicative of riparian habitat. Large portions of the mapped riparian area are devoid of vegetation. 2. Significant Cacti and Groups of Trees The site does not contain any significant cacti or groups of trees. 3. Special -Status Plant Species Arizona Game & Fish has identified one species with special status that may occur within 3 miles of the project site. Staghorn Cholla (Opuntia versicolor) is designated as Salvage Restricted (SR). The U.S. Fish and Wildlife Service (USFWS) identifies four plant species in Pima County that have protection under the Endangered Species Act (ESA), one plant species that has been proposed for listing and protection under the ESA, and one plant species that has a conservation agreement in place to preclude it from listing (Table II.E.3)1. None of these species are expected to occur on the property. http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf Inventory and Analysis II -1 7 Riverside at Silverbell Specific Plan Exhibit II.E.2: Site Resource Inventory SITE RESOURCE INVENTORY (�3 m INA / SILVERBELL REZONING NOTES, PROJECT SITE I THIS AERIAL PHOTO IS LESS THAN TWO YEARS OLD PIC 2. THIS SITE HAS NO UNIQUE ROCK OUTCROPPINGS 3. THIS SITE HAS NO SLOPES GREATER THAN 15%. 4. THE MAJORITY OF THE SITE IS PREVIOUSLY AGRICULTURAL LAND. THE SITE IS GENERALLY FLAT WITH LITTLE TOPOGRAPHICAL VARIATION, 5, NO MAPPED WILDLIFE CORRIDORS EXIST FOR THIS SITE. 6 THE PIMA COUNTY IDENTIFIED IMPORTANT RIPARIAN AREA (IRA) IS NOTED ON THE MAP HOWEVER, A SITE INVESTIGATION DETERMINED THAT THERE IS NO RIPARIAN HABITAT ON SITE THIS SRI RECOMMENDS A MAPPING REVISION ORANGE GROVE RD 02 01 7 MANY OF THE MESQUITE TREES NOTED ON THE SITE HAVE MISTLETOE INFECTION _9n9z___ 8. THE MAJORITY OF THE SITE HAS INVASIVE GRASSES, BLOCK XX Of XXX BOOK XX PAGEXX SECTION 12, 10 11 TOV104SHIP 12 SOUTH RANGE 02 EAST, G&SRB&M TOWN I OF PAARMA, AR120NA LOCATION MAP SCALE- 3" = 1 I'MLE 3 Ab AIL $ AM1 AP r -'_z7- -6 W R LA Of: 11417VAF�VE 0�11A�SWSES VASH LISTED AS 5OD- 1.000 CFS A 1 4- i". -jam NOTE NEITHER WASH NOR CUL VER T 001S TS -t. V I Im- _*41w rz- *L 0 2% 19P -k At MESOU ITE STAND OJE T PONDING FROM RUNOFF W MISTLETOE INFECTION/ I -R Pq CLASSIF;E IRA BOU.jA,� Iv {RIPARIAN HABITAT TYPE 'Cj • AfOTE.'T?*S SRI CONCLUDES NO ► r MPARL4N HAWTA VIDENT ON.'- APPIR 411 OX ALIGNMEa I-0111 'RRIGATION DITCH- GERMING oe a > FROM IRRIGAIT'!N DITCH 'NDING 4*ftu CAUSNY0 SOME _—Z V ♦ wit - IV Now 4L 49 Aa 4k mmmelft IN *memo& .0 i4 4. ev w . ,�'•:�' A& AREA OF INVASIVE DESERT BROOM 1k N too .EEL- .4M� 41 LEGEND 0 0 SITE BOUNDARY 100 -YEAR FEMA FLOOD LIMITS PIMA COUNTY DEFINED IRA (RIPARIAN HABITAT TYPE "C-) is. 46 mez N., to, jp 2012 THEPLANN',NGICENTER a divAign of TPC GfqyA mo .7 - 7Wwworia wn P 40jfc,'T� 15P -0I DATE: 07.17.13 CALL r010 VXMR4G DAYS BEFORE YOU W 602-263-T 100 14MSIAKE-fl PIMA COUNTY IDENTIFIED WASH OWNERIDEVELOPER- DAVID DENTON 1 NA & $ILVERBELL PA13TNERkf6IP %0+ Ile, QqAm 9Y; tsj (500.1,000CFS) - DOES NOT EXIST AREA OF MINIMAL DISTURBANCE IF L. 417-766-0433 APPROXIMATE ALIGNMENT OF CHECKED BY: T$j (OUTSrA KAM COPA COUNTY) FORMER IRRIGATION DITCH AREA OF INVASIVE GRASSES A SIGNATURES .:'PRCVAL THEPLANN',NGICENTER a divAign of TPC GfqyA mo .7 - 7Wwworia wn P 40jfc,'T� 15P -0I DATE: 07.17.13 CALL r010 VXMR4G DAYS BEFORE YOU W 602-263-T 100 14MSIAKE-fl MSEWITIALS UAII! OWNERIDEVELOPER- DAVID DENTON 1 NA & $ILVERBELL PA13TNERkf6IP %0+ Ile, QqAm 9Y; tsj IF L. 417-766-0433 C; Cid CHECKED BY: T$j (OUTSrA KAM COPA COUNTY) EMAIL TFXEWAL1*A0L.00M UA I It INA/SILVERBELL REZONING SITE RESOURCE INVENTORY (SRI) FJ F. N i F X949 PARCEL WITHIN THE X)D(QUAR7E:_,c;:,F SECTION 12 Tr:*NN5HP)X RANGGE 12 01 GS8 & M, COVER %V14 OF MARANA. ARIZONA Inventory and Analysis 11-20 Riverside at Silverbell Specific Plan Exhibit ILEA Vegetation Densities # fir 4PF Opt .4w Ar AOL t it se I na'Ra-ad 11 *4" 4r-- lo Ir V1111P 44 T W. 40 L LA� 0 IL % . i . XV r4 lop 4 Ike di a d ON 4V its At X 4110 Al V jii� 2 rt' ,W 4N LEGEND Specific Plan Boundary Low Density 1, 150* 300, Parcels NOTE: Some areas are barren with no existing vegetation due to past FILE NAME Veg_Dens_6x8 - ISP -01 mxd disturbance SOURCE- Pima County GIS, 2013 Inventory and Analysis 11-21 Riverside at Silverbell Specific Plan F. Wildlife 1. Letter from Habitat Specialist a. Presence of any State -listed Threatened or Endangered Species There are no state -listed threatened or endangered species located on-site or within 3 miles of the property. The Sonoran Desert Tortoise (Gopherus morafkai) is a candidate for ESA protection. The Heritage Data Management System (HDMS) search found that the tortoise occurs within 3 miles of the property. The tortoise carries sensitive and wildlife of special concern designations. The California Leaf -nosed Bat (Macrotus californicus) occurs within 3 miles of the site and carries sensitive, species of concern and wildlife of special concern designations. The Cave Myotis (Myotis velifer) occurs within 3 miles of the project area and carries both a sensitive and species of concern status. The Fulvous Whistling -Duck or Dendrocygna bicolor occurs within 3 miles of the specific plan area and carries a species of concern status. There are 2 wildlife corridors within 3 miles of the project, including: Coyote — Ironwood — Tucson Linkage Design and the Tucson — Tortolita — Santa Catalina Mountains Linkage Design. b. High Densities of a Given Species According to the Arizona Game and Fish Department, there is no evidence that high densities of a given species exist within the project area. 2. Arizona Game and Fish Department Environmental Review In support of this analysis, the AGFD HDMS was accessed via their On-line Environmental Review Tool, to locate records of occurrence within 3 miles of the property for these species. The summary page from the HDMS review has been included as Exhibit: II.F.1: AGFD Online Environmental Review. The HDMS does include records for one species that does not have Endangered Species Act (ESA) protection: the Cactus Ferruginous Pygmy -owl (Glaucidium brasilianum cactorum), which used to have ESA protection. The Pygmy -owl receives the protections provided by the Migratory Bird Treaty Act and is designated as a sensitive (S), species of concern, and Wildlife of Special Concern (WSC). 88 Inventory and Analysis II -22 Arizona's On-11tic Envirmunwital Review Tool Search 11120130910021360 Project Name: ISP -0I Date: 9.10-2013 3:09:31 PM Project Location JA�YNES a "M win Project Name: ISP -01 Submitted By: Brian UndeRvood On behalf of: CONSULTING Project Search ID: 20130910021360 Date: 9.il 0/2013 109-25 PM Project Category: Development Within Municipalities (Urban Growth),Commerclal,1ndustnial (mall) and associated infrastructure, New construction Project Coordinates (UTM Zone 12 -NAD 83): 491967.966, 3577783.882 meter Project Area: 14.158 acres Project Perimeter: 1240.377 meter County: PIMA USGS 7.5 Minute Quadrangle ID: 1727 Quadrangle Name: JAYNES Project locality is currently being scoped Location Accuracy Disclaimer Project locations are assumed to be both precise and accurate for the purposes of environmental review. The creator/owner of the Project Review Receipt is solely responsible for the project location and thus the correctness of the Project Review Receipt content. Riverside at Silverbell Specific Plan Exhibit 111.1: AGFD Online Environmental Review The Deparb-nent appreciates the opportunity to provide in-depth corrvnents and project review when additional information or environmental c$ocumentabon becoirnes, available Special: Status Species Occurrences/Critical HabitatlTribal Lands within 3 miles of Project Vicinity: Name Common Name I FWS USFS BLM State I Bat Colony I Coyote - Ironwood - Tucson Linkage Wildlife Corridor DeWn Dendrocygna bicolor FulvouS Whistling -Duck SC Glaucidiurn brasilianurn cac.lorum Cactus Ferruginous Pygniy-ovd SC S_ Gopherus morafkai Sonoran Desert Tortoise Macrotus calffornicus California Leaf -nosed Bat Sc S Myotts velifer Cave Myobs Sc Opuntia versicolor Stag-horn Cholla =u - Tortolla - Santa Catalina Mountains Linkage Design Midlife Corr?do( I I t I Page 1 of 7 APPLICATION INITIALS: fflInventory and Analysis 11-23 Riverside at Silverbell Specific Plan G. Viewsheds 1. Viewsheds Onto and Across the Site The Riverside at Silverbell Specific Plan project area is located about a mile west of Interstate 10 in a developing area within the Town of Marana limits. Residential developments exist in the vicinity, west of the site. The general landscape is dominated by bare ground and invasive grasses with a small wash crossing through the middle of the project area. Viewsheds onto and across the site are mostly unobstructed due to the lack of dense on-site vegetation. The significant views and vistas beyond adjacent properties are of the Tortolita Mountains to the north, Pusch Ridge and Catalina Mountains to the east and the Tucson Mountains situated to the west. Views of each of these mountain ranges are unobstructed, as the site's topography is mostly flat with little over -story vegetation. Development of the subject property will not block these views for the existing homes in the area. See Exhibit ll. G.1. a: Photo Key Map and Exhibit ll. G.1. b: Site Photos. 2. Area of High Visibility from Adjacent Off -Site Uses North: The Ina Road alignment is slightly higher in elevation, allowing for increased visibility when looking south across the site; vegetation is not a limiting factor. South: The views to the north are somewhat hindered by vegetation along the middle portion of the south boundary. Otherwise, the site is relatively visible when looking north. East: The eastern portion of the specific plan area is relatively flat with slightly changing topography and a few mature trees that limit the views to the west. West: Views looking east from Silverbell Road are partially obstructed due to a small stand of mesquite trees near the northwest corner of the site. See Exhibit ll. G.2: Visibility. 88 Inventory and Analysis II -24 Riverside at Silverbell Specific Plan Exhibit II.G.1.a: Photo Key Map . ,. . A a '+raw ,r • ' ; - - .• .�_ ~1�.,�',�r r''. „�-.- dko. _ • • _ 1•}.� or or 40 jk dw 4 • a 4 •� r r� v F - * r',rrn' „4 Ina Roa'IWd 26%Ak AW lei o _.” A IF a% OIL •: * A o, w r ' �. 7 dr e VNMM6 -AT As* `: 71 0 as 40 r ILI 0 tw M �� •tia'.� #' , � .rw .i " ' • ''.. '� ��. *•-�" 'w �� • • . �.. • e +� Iti � •a. fir. �''r •. r�s�w soy. s� 1':p •.� _ ' • fi 4 4b of Air • 'a • kril. . • r i i • } • or i 40 ' IR • w '#y' ! •.' w . A+ ji • e • ^' • ` .'r S r 'Y' : a'r 's"„ r, �•j a - w , r„ e. i`• _ .i V;• •• !• a• ! • -•F +Ms ', ys.,s sj, �lr.p y/ .1 t s •"•r'i• {•fin ,�+/� • 1� � •� �, ,.a - •� ".•%�, _•�•�. _"�`�lw �r �yJ�� �w .. 'fir • �' ..� "ii. wr s * • M . � ` •fir .,i � •• ` si ~ •• !. ;•N. • `A .d �Y' *t �� 1',+s.aI &Ike•'+f i 7► r�i • � . ;1 A - � � l � ' + • .1k •w • •a . �,�, � �l_ .tri 'sr .• F' �' � �. ' •fi=r. i • �Ji7 �: �• rt , •. ` "..� ' :� . • 1 't '►_ • ;i" `• T�as Oil, r•�r�.M •� s°'� t• � • i• ,• , 'j• .haw •� 46 LEGEND Specific Plan Boundary els Parc Photo ID and Location Where Photos Were Taken NMrH 4' 150' 300' i 6mm FILE NAME. ISP-01_photolocation_6x8 mxd SOURCE. Pima County GIS, 2113 Inventory and Analysis II -25 N -W 1ML - Photo 1- Looking north across Ina Road from the northwest corner of the site. Riverside at Silverbell Specific Plan Exhibit II.G.1.b: Site Photos .pi 1 t r Photo 2: Looking east along Ina Road from the northwest corner of the site. Photo 3: Looking south along Silverbell Road from the northwest corner of the site. Photo 5- Looking north toward the guard rail on Ina Road from the northeast corner of the site. Photo 4- Looking west along Ina Road at the Ina- Silverbell intersection from the northwest corner of the site. J I T Photo 6: From the northeast corner of the project site, looking east at the Santa Cruz River and bridge. Inventory and Analysis II -26 Riverside at Silverbell Specific Plan Exhibit II.G.1.b: Site Photos continued r Photo 7: From the northeast corner of the project site looking south along the east property boundary. M Photo 8: From the northeast corner of the project site looking west along the north property boundary. Photo 9: Looking south across the site from a point near the middle of the northern boundary. Photo 10: Looking at an on-site abandoned irrigation canal from a point near the middle of the east property boundary. Photo 11: Looking east along the south boundary Photo 12: Looking toward the Ina-Silverbell from the southwest corner of the parcel. intersection at a drainage structure that crosses under Ina Road. 76%�, Inventory and Analysis II -27 Riverside at Silverbell Specific Plan Exhibit ll.G.2: Visibility LEGEND, Visibility Specific Plan Boundary 2' Elevation Contours High Medium Low NORTH 300' T FILE NAME: v1s1b-111ty_6x8_1SP-01-mxd SOURCE: Pima County GIS, 2013 fflInventory and Analysis 11-28 Riverside at Silverbell Specific Plan H. Traffic Circulation and Road System A Riverside at Silverbell Traffic Impact Analysis (TIA) by Curtis Lueck and Associates has been submitted under separate cover. 1. Existing and Proposed Off -Site Streets Silverbell Road is adjacent to the west boundary of the project area and Ina Road is adjacent to the north boundary. No off-site roads are proposed as a part of this project. Existing roadways within the project area are shown on Exhibit II.H.1: Traffic. Silverbell Road Silverbell Road is a four lane principal arterial with a 150 -foot right-of-way (ROW). South of Ina Road the roadway transitions to 2 -lanes. The posted speed limit is 45 MPH. According to the Pima Association of Governments (PAG), the average daily trip (ADT) generation was approximately 11,000 in 2010 and the projected ADT in the year 2040 is approximately 21,600. Ina Road Ina Road is a paved 2 -lane arterial with a 150 -foot ROW width. The posted speed limit is 45 MPH. Future plans show Ina Road as a 4 -lane roadway with a raised median. Cortaro Road Cortaro Road is a paved 2 -lane arterial with a variable ROW width of 90 -150 -feet. Some portions of Cortaro Road are 4 -lanes, particularly near Arizona Pavilions Drive and Interstate 10. The posted speed limit is 40 MPH. fflInventory and Analysis II -29 Arizona Pavilions Drive Riverside at Silverbell Specific Plan Exhibit II.H.1: Traffic % I cc E r_ x Cortaro Farms Road (15O115O) C• L � (V :3 Q O M �--- ftftfte IL Ina Road (1501150) 0 49 o h Ct 0 14 440 4000 -'r LEGEND Specific Plan Boundary Bicycle Routes NORTH 0t 1250' 2500i Cine -Mile Radius Bus Routes (Sun Tran) M 1:3 Jurisdictional Boundary (1501150) Existing/Future Right -of -Way �- _�` Bus Stops FILE NAME: traffic_6x8_ISP-01.mxd p SOURCE= Pima Carynty GIS, 2013 F18 Inventory and Analysis II -30 Riverside at Silverbell Specific Plan 2. Existing Access and Rights -of -Way A roadway inventory was conducted to obtain the following information: ■ Existing and Proposed Right -of -Way; ■ Whether or not said widths conform to minimum requirements; ■ Ownership; ■ Whether or not rights-of-way jog or are continuous; ■ Number of travel lanes and theoretical capacity and design speed for existing roads; ■ Present average daily traffic for existing streets; and ■ Based on a preliminary visual assessment, a description of the surface conditions of existing roadways providing access to the site: Table II.H.2: Roadway Inventory Source: Pima Association of Governments (PAG), Town of Marana General Plan, and Site Visit — 9.12.13 fflInventory and Analysis II -31 Silverbell Ina Cortaro Road Road Road Major Routes Arterial Arterial Arterial Classification Existing R.O.W. (Feet) 120-200 150 90-150 Future R.O.W. (Feet) 150-200 150 150 Current Number of 2-4 2 4 ( ) 2-4 Lanes (proposed) Speed Limit 45 45 40 Ownership Marana Marana Marana 111000 161000 301000 ADT (Source, Year) (PAG, (PAG, (PAG, 2010) 2010) 2010 Capacity (Florida 151600— 151600— Dept. of 32) 900 151600 321900 Transportation, 2002) Conforms to Width No Yes No Standards Surface Conditions Paved Paved Paved Source: Pima Association of Governments (PAG), Town of Marana General Plan, and Site Visit — 9.12.13 fflInventory and Analysis II -31 Riverside at Silverbell Specific Plan 3. Roadway Improvements The I-10 Ina Road interchange is scheduled to be rebuilt by the Arizona Department of Transportation (ADOT) commencing in 2016 with an estimated completion date of 2018. The ADOT project is expected to build agrade-separated interchange at Ina Road with new traffic loops on the interchanges east and west sides. Additionally, there are five projects listed in the adopted 2040 PAG Regional Transportation Plan (PAG RTP) within the project area. Four projects are for the Ina Corridor and one is for Silverbell Road. These projects are: • Silverbell Road — Grant Road to Ina Road, Widen to 4 -lane roadway, bike lanes and drainage, Early Timeframe (2013-2020), Tucson, $57,045,000 • Ina Road #1 —Wade Road to Silverbell Road, Widen to 3 -lane roadway, Middle Timeframe (2020-2030), Pima County, $10,800,000 • Ina Road #2 — Silverbell Road to Interstate 10, Widen to 4 -lane roadway, includes 2 -lane bridge, Early Timeframe (2013-2020), Marana, $11,440,000 • Ina Road #2a — Bridge over Santa Cruz River, Replace bridge structure, Early Timeframe (2013-2020), Marana, $6,000,000 • Ina Road #3 — Interstate 10 to Camino de la Tierra, Widen to 6 -lane roadway, Early Timeframe (2013-2020), Marana, $13,100,000 4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by Traffic from this Site The intersection of Silverbell Road and Ina Road will be used by vehicles generated by the project. Additionally, the intersection of Silverbell Road and Cortaro Road, located northwest of the site, is likely to be used by traffic from the site. The intersections of both Ina Road & 1-10 and Cortaro Road & 1-10 are likely to be used by motorists travelling east and west as well as by those making north -south movements via 1-10. 5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial Streets, Parks and Schools Four of the project area roads within one -mile of the project site are designated on the Tucson Bike Map as bike routes. Ina Road, Silverbell Road and Cortaro Road are all designated as bike routes with a striped shoulder. The bike route along Silverbell Road terminates just south of Ina Road where the ROW for Silverbell transitions to 2 -lanes. Pima County GIS shows the bike route along Silverbell extending slightly further south to where Abington Road intersects the Silverbell Road alignment. The bike route along Ina Road extends east across 1-10, but travelling in the opposite direction, it terminates approximately 1,800 -feet west of the intersection with Silverbell Road (see Exhibit I.H. 1: Traffic). Similarly, the bike route along Cortaro terminates shortly west of the Cortaro- Silverbell intersection. The east- and west -bound frontage roads of the 1-10 are listed as key connecting streets. Additionally, the Santa Cruz River Park shared -use path (part of The Loop) borders the east boundary of the site and connects to a multitude of bike routes within the region, including the Canada Del Oro River Park located approximately 1.8 -miles southeast of the site. The Santa Cruz River Park shared -use 88 Inventory and Analysis II -32 Riverside at Silverbell Specific Plan path also connects to Crossroads at Silverbell District Park and Coyote Trail Elementary School, located northwest of the site (see Exhibit II.H.S: The Loop Map). The Loop trail system is an excellent amenity to the project. The Loop provides abundant opportunity for recreation, leisure and commuting. Future connections to The Loop through this project will allow residents access to this vital amenity and will help to attract the interest of trail users and cyclists utilizing other bike paths in the area. Additionally, The Loop will help to promote healthy lifestyles by encouraging daily exercise and travel by means of alternative modes of transportation. There are sidewalks on both sides of Silverbell Road north of Ina Road. South of Ina Road, the sidewalk on the east side of the ROW terminates approximately 100 -feet south of the intersection whereas the sidewalk along the west side of Silverbell extends just past an existing curb cut approximately 675 -feet south of the intersection with Ina Road. Ina Road has sidewalks on both sides of the street for approximately 150 to 200 - feet east of the intersection of Ina and Silverbell roads. There are no other sidewalks adjacent to the project area. fflInventory and Analysis II -33 Funding for this map has been provided by: w0m rof UVOUMAN, is ftT rr.arwawo SMOMMV.. 2013.14fd cion AJ) informwon on ntis .rscr ; sub*t to chQYW a',r; . � 4; aerw&,-y Cannot be #Lw wWoed Fmw Cowry mrrlkrr ria rgresrnration or wwrame x re Wirued or *wk@4 as to arcturwy, LJ "-orVkftners. tunrhnen or riyrus to the rise of rush u*wriwr - Vrfet werrrpMrrrt�o�op Roy rl rt most cu�arrr Ia�Orrrrotadnr■ r _ 14 7::1 Srefr +i Par Always Show Courtesy When Passina other Path Users Riverside at Silverbell Specific Plan Exhibit II.H.5: The Loop Map The Loop When complet�,d. The Loop will be a system of multi -use paths connecting the Rillito, Santa Cruz, and Pantano Enver Parks with the Julian Wash and Harrison Road Greenways. More than I 10 miles of paths have already been completed. The Loop will extend through Marana, Oro Valley, Tucson, and 5outh Tucson. TTKese exciting connections are the result of Ptma County's cooperative partnerships with these jurisdictions: The Loop will connect parks, trailheads, bus and bike routes, woo kplaces, restaurants, schools, hotels and rnot+els, shopping areas, and enter tainment venues. Visitors and Pima County residents can enjoy The Loop on foot, bikes, skates„ and hooses. If it doesn't have a motor, it's good to go on The Loop. The Loop is a work in progress and progress Is being made every day. Stay up-to-date on developnxnts on The Loop by visiting. www.pima.goviTheLoop i0paitQ b~:) .$ ellimud uotmAodsurel yo lueauwdeo Itruno) ewi4 uassaiir 'sptalys auuems IM,4'i l04vo7 Pm" 'I rruadsov I4una3 rw44 ►oyaeub 'urr,sd 1&vFh unga+naa Pug "Ped *S83X %&1i reJt"rN lyunoj eumW w4ao,M -xIgnd •uoieQsauruupy Asuno3 wrtrmV °ws+rn15 aiouON qjo MI iolqnd'►osejwwu qV uiuno3 4odao lvuiag uyof xnenquiwpv Aiunu3 - Jj Ian>nm H3 uogear>rsMuwiPV R1uno3 oral � �]ul`•MC] 'sett Pa�rtl irpuiva lioi-&3-r puowllta E Vu1100 LUosu" uaicys I 4IIV t VICAW T 'urru lN) 7erarr Auouur8 siosuuadnS }o pare® Aauno_1 ruurd Inventory and Analysis II -34 100 ro theloop Compieted Path Bicyclists- On a shared -use pathway always silowv Under Design or down when approaching other trail users, gine a Construction verbal warning such as Passing!' when you are I-- --- ii Planning about to pass, and provide at least 5 feet passing distance. Always yield to oncomng traffic. 4.0 Pedestrians- Please watch and listen for cyclists 8rcycfe belts etre a eke way 10 alerr and provide space on the path for them to pass people ro your Scale in Miles safely- DoKt suddenly stop or chance direction pr+esencO on the path. Riverside at Silverbell Specific Plan Exhibit II.H.5: The Loop Map The Loop When complet�,d. The Loop will be a system of multi -use paths connecting the Rillito, Santa Cruz, and Pantano Enver Parks with the Julian Wash and Harrison Road Greenways. More than I 10 miles of paths have already been completed. The Loop will extend through Marana, Oro Valley, Tucson, and 5outh Tucson. TTKese exciting connections are the result of Ptma County's cooperative partnerships with these jurisdictions: The Loop will connect parks, trailheads, bus and bike routes, woo kplaces, restaurants, schools, hotels and rnot+els, shopping areas, and enter tainment venues. Visitors and Pima County residents can enjoy The Loop on foot, bikes, skates„ and hooses. If it doesn't have a motor, it's good to go on The Loop. The Loop is a work in progress and progress Is being made every day. Stay up-to-date on developnxnts on The Loop by visiting. www.pima.goviTheLoop i0paitQ b~:) .$ ellimud uotmAodsurel yo lueauwdeo Itruno) ewi4 uassaiir 'sptalys auuems IM,4'i l04vo7 Pm" 'I rruadsov I4una3 rw44 ►oyaeub 'urr,sd 1&vFh unga+naa Pug "Ped *S83X %&1i reJt"rN lyunoj eumW w4ao,M -xIgnd •uoieQsauruupy Asuno3 wrtrmV °ws+rn15 aiouON qjo MI iolqnd'►osejwwu qV uiuno3 4odao lvuiag uyof xnenquiwpv Aiunu3 - Jj Ian>nm H3 uogear>rsMuwiPV R1uno3 oral � �]ul`•MC] 'sett Pa�rtl irpuiva lioi-&3-r puowllta E Vu1100 LUosu" uaicys I 4IIV t VICAW T 'urru lN) 7erarr Auouur8 siosuuadnS }o pare® Aauno_1 ruurd Inventory and Analysis II -34 Riverside at Silverbell Specific Plan I. Recreation and Trails 1. Open Space, Recreation Facilities, Parks and Trails As shown on Exhibit 11.1.1, there are four parks: Santa Cruz River Park, Crossroads at Silverbell District Park, Mike Jacob Sportspark and Saguaro National Park (West) within one -mile of the project site. Both the Santa Cruz River Park and Mike Jacob Sportspark are under Pima County jurisdiction, whereas Crossroads at Silverbell District Park is owned and maintained by the Town of Marana and Saguaro National Park is under federal jurisdiction. Other parks in the area include Wade McLean Park, a Marana neighborhood park located approximately 1.7 miles northwest of the site and Ted Walker Regional Park, a Pima County park located approximately 1.2 miles southeast of the site. According to the Town of Marana's Comprehensive Parks, Trails and Open Space Master Plan, there are no existing trails within one -mile of the project site except for a portion of the Santa Cruz River Park shared -use path (The Loop) and the greenway along Silverbell Road. There are multiple proposed trails within one -mile of the project site, including the Anza Trail (along the Santa Cruz River Park) and the 5 -mile Wild Horse Wash Trail (Pima Co. Trail #028). The Pima County Regional Trail System Master Plan also provides an opportunity to develop 4 additional singletrack trails south of the site, including Belmont Loop (Pima Co. Trail #127), Belmont Rd (Pima Co. Trail #146), Gas pipeline/Greasewood Loop (Pima Co. Trail #155) and Hardy Wash (Pima Co. Trail #160). fflInventory and Analysis III -35 Riverside at Silverbell Specific Plan Exhibit 11.1.1: Recreation and Schools Wade, - Pima County Quail R,7un'l Elementa McLean ) ry .�arkSchool acres Santa Cruz River Park 12 acres IrU VI. woos" Wheeler Taft A bbett S Branch Library Crossroads at verbell district Park 48.3 acres Santa Cruz Mike Jacob t�"�► { ' 4 River Park Sportspark acres 50.5 acres Town of Marana Pima County • *4Ted Walker;' /Regiona'l Park 6.4 acres 0 C14 AIL AIL 4A& NATIO ATIONAL V . " -- -A-. OK PARK (WEST)) 24 06 08 Pa c -re -s A LEGEND Specific Plan Boundary Marana Unified School District 0 Trails One -Mile Radius Existing Parks Libraries Jurisdictional Boundary Saguaro National Park (West) NORTH 01 1050' 2100' FILE NAME, schools rec 6x8 ISP-01.mxd SOURCE Pima County GIS, 2013 ffiInventory and Analysis 111-36 Riverside at Silverbell Specific Plan J. Cultural Resources 1. Location of Resources On -Site Westland Resources, Inc. (Westland) was contracted to conduct archaeological nature -and -extent testing of the property in February 2012. More specifically, Westland conducted the review to identify on-site archaeology and potential historic properties (i.e., properties listed in or eligible for listing in the National Register of Historic Places [NRNP]) that have the potential to be affected by the property development. Additionally, the AZSITE database was consulted, which includes records from the Arizona State Museum (ASM), Arizona State University, the Arizona State Historic Preservation Office, and the Bureau of Land Management, for previously conducted surveys and previously recorded sites in the project area. The records search showed that the entire project area was inspected in 1981 and a portion may have been inspected in 2003. Additionally, the ASM search identified two historic properties, one determined to be eligible for listing in the National Register of Historic Places (NRHP), recorded within the current project area. Fifty-five additional surveys have been completed within a mile of the current project area between 1955 and 2007. See Exhibit II.J.1: Archaeological Records Search. fflInventory and Analysis III -37 Riverside at Silverbell Specific Plan Exhibit 11.11: Archaeological Records Search LTHE UNIVERSITY Arizona State Museum R0, Box 210026 A Tuusun, t'\Z 83721-0026 OF ARIZONA.. Tel: (520) 621-6302 Fax: (526)621-2976 ARCHAEOLOGICAL RECORDS SEARCH RESULTS E-mail Request Received: 9/10/2013 Search Completed: 10/9/2013 Requester Name and Title, Brian Underwood, Planner Company: The Planning Center Address: 110 South Church Avenue, Suite 6320 City, State, Zip Code: Tucson, AZ 85701 Phone/Faxlor E-mail: 623-6146 Project Name and/or Number Project Description ISP -01 / Parcels 214-04-044B & -042F Commercial & residential development on -15 acres. Project Area: SEC of Silverbell & Ina Rds. 15555 W Ina Rd, Town of Marana. (TOM), Pima County, AZ, Legal Description: a portion of the 1\11/2, N112, NE, S2, T13S, R12E, G&SR B&M, TOM, Pima Co, AZ_ Search Results: A search of the records retained at the Arizona State Museum (ASM) identified two historic properties, one determined to be eligible for listing in the National Register of Historic Places (NRHP), recorded within the project area- The entire project area was inspected in 1981 and a portion may have been inspected in 2003. Thirty-four additional archaeological properties are identified within a mile of the project area. including the significant prehistoric sites, Costello -King and Yuma Wash. Fifty-five additional surveys have been completed within a mile of the current project area between 1955 and 2007. An orthophotograph taken of the project area in 2012 shows a graded or bladed ground surface with dirt trails. or two -track roads. and secondary regrowth vegetation. Adjacent land includes paved roadways. undeveloped land, and the Santa Cruz River. Sites in Project Area: Two: one is determined NRNP eligible, Recommendations: Because a historically important site has been identified in the project area. the ASM recommends that a qualified archaeologist be consulted in advance of any ground -disturbing activities to mitigate the adverse effects to significant proper -ties in the project area that will be caused by the development of the two parcels. A list of qualified professional archaeologists is maintained on the ASM's web site at the following address- http://wvww.statemuseum.arizona.edu/crservices/permits/index.shtml. The qualified contractor will be familiar with current procedures for mitigating adverse effects to historic properties and can help The Planning Center address the TOM's cultural resources compliance requirements. Pursuant to the Arizona Revised Statutes § 41-865, if any human remains or funerary objects are ,discovered during the project work, all effort will stop within the area of the remains and Dr- Todd Pitezel. ASM assistant curator of archaeology, will be contacted immediately at (520) 621-4795, Please contact me at the letterhead address or at the phone number or e-mail address as follows, if I can be of additional assistance. Sincerely, - I I' S Nancy ''4EIParson J a Assistant Permits Administrator (520) 621-2096 nepearso@em-ail.arizona.edu fflInventory and Analysis 111-38 Riverside at Silverbell Specific Plan K. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map, displayed as Exhibit H.K. 1. The purpose of the McHarg Composite Map is to highlight areas that are available for development. Refer to Section III Land Use Proposal for more information on how the site plan responds to the site's physical constraints. 88 Inventory and Analysis III -39 Riverside at Silverbell Specific Plan Exhibit II.K.1: McHarg Composite Map LEGEND ...) Site Boundary FEMA 100 YR Flood Plan "4015-25% Slope NORTH a 1w 309 Section Line --� IRA C Parcels High visibility FILENAME ISP-01-COMPOWE,DWG/8.5x5,5 PT Elevation Contours (2) Medium Visibility 88 Inventory and Analysis III -40 g _Z:* •t r i I ,O �".A AIL AdI � �� � � � �� � � �� �'A����[��'��twiii�.�..�.*.•s�•,i�`• '�; ���ii liiiiiii'' y. •-r ^fit M Sad 1114 All ap«� 4 � 11 A" -la--4- Al . ;1 4 1 7. �!► �} � �'ra*� . ter• ..,> .- � if pa" Ova. *I k t F P FC ll FFPC Pfa g fA '� a i�•j , r• µ' - - - .� .: k M ` ,' ,' qL AP Op�i .:• , ems A VWA 0 ILl -617 1ak ..a�- 1, I Riverside at Silverbell Specific Plan A. Purpose and Intent The Riverside at Silverbell Specific Plan establishes the framework for the development of a 14.7 -acre mixed-use commercial and residential community within the Town of Marana, Pima County, Arizona. The Specific Plan provides a method for applying standards and guidance to ensure that this development meets the needs of the community while appropriately responding to and considering adopted plans, adjacent development, the environment and site-specific conditions. This Land Use Proposal responds to the site analysis, technical research, and community values through the use of regulations or controls to resolve any potential development -related issues. Once approved, the Specific Plan describes the planning considerations for parcels, imposes controls on the development of such parcels and is detailed accordingly in the final plat. The boundaries of this Specific Plan are shown on Exhibit 11.6.1. B. Design Principles and Vision The Riverside at Silverbell Specific Plan is intended to be developed in accordance with the following goals and objectives: • Provide a gateway to the Town of Marana; • Preserve and feature the natural beauty of the Santa Cruz River to the east; • Provide quality, upscale multifamily housing options in the Town; • Offer recreational and social opportunities for a variety of age ranges and needs through interconnected pedestrian space including active and passive recreation and community gathering spaces; • Maximize the spectacular views of Sombrero Peak and the Tucson Mountains to the west and those of Pusch Ridge and the Catalina's to the northeast; • Provide pathways and trails throughout neighborhood providing pedestrian and bicycle connectivity and access to the Santa Cruz River Park shared -use path (The Loop); • Focus development toward the Santa Cruz River, where appropriate, to maximize its cultural and recreational benefits; • Create visually appealing focal points throughout the community; and • Provide view openings of the majestic mountain backdrop and the Santa Cruz River to foster a sense of place and allow for visual amenity. C. Relationship to Adopted Plans 1. Marana General Plan The Riverside at Silverbell Specific Plan is in agreement with the overall General Plan, including the following highlighted goals, policies and actions: 88 Land Use Proposal III -42 Riverside at Silverbell Specific Plan General Plan Goal, Land Use and Growth Element: "Adopt sustainable development as a unifying goal to secure Marana's future." Marana's quality of life must be sustained for many generations to come. Conserving open space and protecting undisturbed land promotes an increase in the general welfare and wellbeing of local residents by providing trails and amenities for recreation and sport. Open space, including functional landscaping, provides ecosystem services that reduce negative storm water runoff effects like erosion, protects wildlife habitat, and improves water quality by allowing debris and pollution to deposit over undisturbed land. In order for open space to be a viable use, it needs to be thoughtfully integrated into community design. Providing a diverse mix of uses interconnected through open space, pathways and trails fosters sustainable development that can then be linked to nearby existing developments, open space and recreation areas. General Plan Policy: Promote a healthy, adaptable local economy that is vital to the community's ability to provide a highly desirable Quality of Life, high levels of services and amenities. o General Plan Action: Provide quality urban spaces, parks and recreation, with trails and walkways that serve the community. Specific Plan Conformance: Riverside at Silverbell will provide a mixed-use development that caters to the need for affordable, yet upscale apartments, condos or townhomes, commercial and retail space. Single-family homes will be prohibited. There is a lack of adequate housing options in Marana to meet the growing number of families moving to Marana and those nearing retirement ages. The 2006-2008 American Community Survey shows that nearly 40% of the Town's total population is already at retirement age or will be within the next ten years. Demographic data also shows a high percentage of families located in Marana, which means a range of housing options should be made available to accommodate residents at all income levels. Riverside at Silverbell will provide a holistically designed mixed-use community featuring multi -family housing units combined with service and retail amenities that support each other. It provides the opportunity for commercial retail and services to help enhance the quality of life for Marana residents by reducing their travel times and subsequent carbon footprint. To that end, Riverside at Silverbell is envisioned as a well-designed mixed-use development with excellent multi -modal connectivity. General Plan Goal, Land Use and Growth Element: "Provide opportunities for diverse developments that maximize the benefits to the community." Any time a development proposes a quality mix of multifamily residential and commercial uses with a strong emphasis on design and integration, the residents of both the existing and proposed communities benefit greatly. By co -locating uses on a single project site, travel times and transportation costs are reduced as well as developmental impact on the environment. Implicit in the creation of any mixed-use development is the range of housing types necessary to create a thriving community 88 Land Use Proposal III -43 Riverside at Silverbell Specific Plan that can accommodate affordability for residents of any socio-economic class. Providing a diverse housing mix ensures land uses such as industrial, commercial, retail, institutional, civic and office are complemented with a variety of skilled workers; thus, attracting future commercial and residential development opportunities to the Town. Additionally, the combination of high-density residential development with a commercial component helps make the project financially sound by locating residents nearby services and amenities they are likely to use on a daily basis. General Plan Policy: Promote new development that is compatible with existing land uses. o General Plan Action: Establish appropriate land development designations with densities and intensities that complement existing natural conditions and residential areas. o General Plan Action: Locate commercial and industrial uses for direct access to arterial or collector roads without generating traffic into housing areas. o General Plan Action: Encourage mixed use development proposals for future Master Planning Areas in Marana General Plan Policy: Provide opportunities for a variety of housing types and economic levels. o General Plan Action: Designate a wide range of residential development densities from low density rural to multi -family urban. General Plan Policy: Provide a development pattern that minimizes public expenditures. o General Plan Action: Encourage growth in locations where infrastructure capacity exists or can be easily extended. o General Plan Action: Encourage joint use amenities and public facilities. Specific Plan Conformance: Riverside at Silverbell is located within the Planning Area Boundary of the Town of Marana's 2010 General Plan and is part of the Southern Growth Area. The area has been targeted as a prime growth area over the next decade and as a gateway into the Town of Marana. The land use designation on the property is Commercial, which is inconsistent with its R-36 zoning designation. Given the already intensive land use designation on the property and on the other three corners of the intersection of Ina and Silverbell Roads, it is apparent that a mix of high- density residential and commercial uses is appropriate. Riverside at Silverbell will feature high-quality design and development that is compatible with what exists in the area, as well as a range of residential and commercial options to accommodate homebuyers and businesses at varying income levels. According to the 2010 General Plan, there is additional Commercial designated land immediately surrounding the site to the north and west whereas the vast majority of land to the northwest is designated as Master Planned Area and Low Density Residential. Several residential subdivisions exist within the master planned area west of the proposed Riverside at Silverbell project located on the north side of Ina Road. The Pima County land to the west consists mainly of Low Density Residential 88 Land Use Proposal III -44 Riverside at Silverbell Specific Plan and the Town of Marana land to the south is also designated Low Density Residential. East of the Santa Cruz River the land is designated Industrial. Additionally, Riverside at Silverbell is well served by utilities and has excellent roadway access along two major arterials. General Plan Goal, Parks and Recreation Element: "Provide a system of developed parks and recreational facilities throughout the community." Access to parks and recreational facilities is an important part of well-functioning communities. Given today's sedentary lifestyles, people need opportunities to engage in outdoor activities. Providing trails and neighborhood parks improves the health of community residents while allowing them to experience the natural beauty of the Sonoran Desert. Improving the general welfare and wellbeing of communities through outdoor recreation helps instill a unique sense of place, and pride in the community, for residents that enjoy the provided amenities. General Plan Policy: Support the development of recreational facilities in new residential areas. o General Plan Action: Require neighborhood parks in all new residential developments following standards described in the 2010 Town of Marana Parks, Recreation, Trails and Open Space Master Plan. o General Plan Action: Require path/trail easements and constructed elements to link neighborhood parks with residences, schools, and the public path/trail system. o General Plan Action: Require Homeowner's Associations to maintain private recreation facilities (neighborhood parks) to the appropriate standard as defined in the 2010 Town of Marana Parks, Recreation, Trails and Open Space Master Plan. Specific Plan Conformance: Riverside at Silverbell will feature open space, active recreation areas, pedestrian pathways and trails. Pedestrian and bicycle connections will be made to the existing Santa Cruz River Park shared -use path as well as to existing bike routes in the area. Every effort will be made to maximize connectivity to and activate use of the Santa Cruz River Park shared -use path. Maintenance of the parks and trails will be the responsibility of the Homeowner's Association, regulated by Covenants, Codes and Restrictions (CC&R's). 2. Marana Strategic Plan The Riverside at Silverbell Specific Plan supports the following areas of the Marana Strategic Plan: Commerce — Construction of proposed mixed-use community will provide jobs as well as revenue to the Town through construction sales tax, retail sales tax and development services fees. Although not identified as one of the nine Economic Activity Centers in the Marana Economic Roadmap, the Riverside at Silverbell Specific Plan area is located on the west side of the Santa Cruz River across from the South Marana Activity 88 Land Use Proposal III -45 Riverside at Silverbell Specific Plan Center. Riverside at Silverbell presents a unique opportunity to expand the boundaries of the South Marana Activity Center to provide greater economic opportunities for the entire area. It provides housing and other supporting uses for the business park development adjacent to 1-10 and will help to retain and attract future business. Community — This new mixed-use residential community will provide new housing choices for a diverse age range in close proximity to the popular Continental Ranch and Pima Farms areas, attracting new residents to the Town. Additionally, existing residents will benefit from the greater availability of commercial goods and services. Careful development of the site as an interconnected network of supporting uses will enhance access in and around the project area and transform it into a gateway destination. Recreation — Future development shall provide a variety of open space and recreation opportunities for all ages of its residents, ranging from active and passive recreation areas to existing pathway and trail connections. Access to the existing Santa Cruz River Park shared -use path and other bicycle and pedestrian paths in the area provides connectivity within the Town, neighboring jurisdictions and unincorporated Pima County leading to a wide array of recreational options. D. Compatibility with Adjoining Development and Location Restrictions 1. Adjoining Development Compatibility Riverside at Silverbell will have no immediate impact to surrounding uses. The land immediately surrounding Riverside at Silverbell is entirely vacant. The nearest development is the Bridlewood West subdivision located west of the proposed Silverbell Crossroads Shopping Center. The Silverbell West R-10 subdivision, currently under construction, is located adjacent to the western edge of the parcel on the northwest corner of Ina and Silverbell Roads. There are residential subdivisions located further to the west and southwest in unincorporated Pima County as well as light industrial uses located along the east bank of the Santa Cruz River. The site is bound by the major arterials, Ina and Silverbell Roads on the north and west, respectively. Land to the east is impacted by the 100 -year flood limits of the Santa Cruz River. There is also a vacant 54 -acre parcel, which is owned by Pima County adjacent to the south boundary. The 92 -acres of land on the north side of Ina Road is planned for mixed-use under the the Silverbell Gateway Specific Plan. Riverside at Silverbell is also located approximately three-quarters of a mile southeast of a master planned area with several subdivisions within one -mile of the project site. The master planned communities Pima Farms, Continental Ranch and Continental Reserve comprise much of the developed land to the northwest. Commercial development is also located nearby at Cortaro and Silverbell Roads and in the Arizona Pavilions at Cortaro and Interstate 10. The Marana Gateway Center, located just over one-half mile northeast of Riverside at Silverbell along Ina Road at Interstate 10, will also provide economic development for the Town. It is a business park development for retail, office, industrial and general commercial 88 Land Use Proposal III -46 Riverside at Silverbell Specific Plan uses that will complement the mixed-use development in the Riverside at Silverbell. Lastly, the land on the southwest corner of Ina and Silverbell is planned as the Silverbell Crossroads Shopping Center. All of these uses will be mutually beneficial in that, together, they will draw more interest and traffic to the area than they would individually in order to provide a vibrant mixed-use gateway to the Town of Marana along the critical corridors, Ina and Silverbell Roads, which connect Oro Valley to Southern Marana and Northwest Marana to West Tucson, respectively. E. Conceptual Development Plan Much of the property around the Silverbell and Ina intersection has remained vacant due to the economic downturn; this project presents an opportunity to transform this crucial piece of Ina Road frontage between the Santa Cruz River and Silverbell Road into a thriving gateway development to the Town of Marana. The owner's vision is to create a quality activity center that supports the viability of proposed commercial development through the offering of affordable, yet attractive multifamily housing options. With the scheduled improvements to Ina Road and the reconstruction of the Interstate 10 traffic interchange at Ina soon to become a reality, the timing for this vision is rapidly approaching. As shown on Exhibit III.E.1: Conceptual Development Plan, there is one mixed-use development area planned for the site. The development area consists of ingress and egress along Silverbell Road and three access points along Ina Road. Given that the entire 14.7 -acre site is developable, it is envisioned to complement adjacent land uses by providing a strong mix of commercial and residential uses integrated with multimodal transportation options at this site. The location is ideal to cater to nearby residents with neighborhood -level services and amenities as well as serving the regional market due to its close proximity to Interstate 10 and location at the intersection of two major arterials. This future mixed-use gateway activity center is appropriate due to its adjacency to the Santa Cruz River and River Park shared -use path (The Loop), its location along major arterials and its proximity to existing master planned communities and future residential growth. The eastern portion of the site, adjacent to the Santa Cruz River, is envisioned as a gated luxury apartment and townhome community. Proposed townhomes along the eastern boundary will be oriented toward the Santa Cruz River to maximize scenic and recreational use of this vital riparian and river path amenity. Pedestrian and bicycle connections to The Loop, which upon completion will be 131 miles of shared -use paths, are highly encouraged along the eastern boundary and through the site. Development in the western portion of the site is envisioned to complement nearby residential land uses and planned commercial and mixed-use with a commercial concept consisting of a blend of convenience, retail, entertainment and office space. Commercial uses envisioned within this Specific Plan include entertainment uses, an assortment of dining establishments, retail shops, office tenants and a convenience store with gas station. As per the 2010 General Plan, this land is already designated for Commercial uses, therefore, this location is ideal to cater to nearby residents, as well as to residents of outlying areas, with neighborhood -level uses such as a specialty grocery store, pharmacy, post office or bank. This highlights the discrepancy between the more intense uses called for in the General Plan versus the low density residential, R-36 zoning designation, which currently exists 88 Land Use Proposal III -47 Riverside at Silverbell Specific Plan on the site. Both Silverbell and Ina Roads will make the commercial uses easily accessible to residents in the immediate vicinity and to commuters ranging from areas to the east, west, north and south. A preliminary conceptual site plan is included in Appendix A. This site plan is for illustrative purposes only and should not be relied upon to establish the relative locations of, or distances between, any depicted facilities. There are a great number of variations of that plan that could ultimately be utilized on this site. The plan is intended to show the overall concept for the site in order to provide direction for traffic and civil engineering studies, relationship of possible structures to surrounding neighborhoods and possible on-site traffic circulation. It is not to be considered an actual proposed development plan. It is not based on any engineering or hydrology studies and final development must be in accordance with the rules and regulations of this Specific Plan. Specific issues having to do with this sites constraints will be addressed during the Platting and Development Plan process. 88 Land Use Proposal III -48 T VA, &. % Ilk W*1 4ft,-) .7 or W A A 1_ _INA ROA ol V W.4 M 4k Ilk, dot Vok 0 A Ile vp IR Al. 4; jg1n JIF o-;� 41 % Wb lb 40 A0•A pe P 4 41F 'fir, , - — 1, 1. 4 - a I WqW 1 010 ; a f. .'0 �. , 'b V 41r SP''t 1r, 'tip ,P a-••\ -,'I, too,' &I • 4pp *P 4L #* IV h 49 .1%. 14L 40 % 4#6 .41js it 4k$ - P. .44k 0 IP 40 % 4 —Old jr tot go Fro vi 's, 4 4k f• OF f0b 'solo IN i RIVE DE A LVERBEL F Riverside at Silverbell Specific Plan Exhibit 11LEA: Conceptual Development Plan 4L 04 ORM 10 4L 7 F Xz 7W, . i�fft L4 Op— a a•kea V g 4b fp - No 40' 0 % T4. • 0.1 42 40 Ir 4k IL SCALE. V-120 -a PROJEUSP-01 L) -'I- W09/13 ME NAJAE: tSP4N -sr:. -AN B 120M 3,DVWG PLAN Land Use Proposal 111-49 Riverside at Silverbell Specific Plan F. Circulation Plan Ingress and egress will be provided from Silverbell Road and from a point along Ina Road one- quarter mile east of the Ina and Silverbell intersection. This location was chosen to coincide with the scheduled roadway improvements along Ina Road set to commence by the end of 2016 and the subsequently planned median opening. Two additional limited access points will be located along Ina Road to accommodate the commercial component and convenience store/gas station envisioned for the western portion of the site. Interstate 10 is approximately 1 mile east of the site and can be utilized for north/south movements as well as longer trips east and west. North/south movements can also be made by utilizing Silverbell Road adjacent to the west boundary of the site. East/west movements can be made by using either Ina Road or Cortaro Road located north of the site. There are no off-site right-of-ways proposed for the site because access is already established through Ina and Silverbell Roads. A Traffic Impact Analysis (TIA) prepared by Curtis Lueck &Associates and submitted under separate cover is intended to support the land -use proposal for this rezoning project. The study addresses the potential traffic impacts associated with the proposed Riverside at Silverbell. The findings in the TIA are based on the development intensity depicted in the preliminary conceptual site plan included in Appendix A. Any roadway improvements required by the Town based on the findings of the Traffic Impact Analysis (as approved by the Town) will be the responsibility of the developer. Additional traffic studies will be required at the development plan or platting stages of this project. If any right-of-way will be dedicated to the Town of Marana, a Phase I Environmental Assessment must be completed no more than 180 days prior to the dedication of the right-of-way. Land Use Proposal III -50 Riverside at Silverbell Specific Plan G. Post Development Hydrology Based on the proposed commercial development of the property, the 100 -year peak discharge for the site will increase from 27 cfs to 75 cfs. It is anticipated that the onsite generated runoff will drain directly to the Santa Cruz River. No detention/retention requirements will be applicable (a detention waiver request will need to be submitted to the Town; and should be approved due to the proximity of the property to the River). In lieu of retention/detention the following "In Lieu fees for a retention waiver will be paid to the Town of Marana in accordance with the Standards Manual for Drainage Design and Floodplain management. XIV Detention/Retention basins. 14.4 Fees in Lieu of Detention/Retention Requirements with acceptable calculations to be contained in the drainage report." Onsite stormwater harvesting may be incorporated within the landscaped areas throughout the development to satisfy a portion of the retention requirements. The site is recommended to be raised, at a minimum, to the elevation of 2173 feet which is one foot above the adjacent base flood elevation shown on the FEMA FIRM within the Zone AE floodplain south of the property (If Critical Facilities are located within this site they should be Elevated to an Elevation of 2175 or greater), and to remove the area from ponding conditions, as well as to slope (west to east) in order to drain directly into the Santa Cruz River. The existing soil cement bank stabilization along the west bank of the Santa Cruz River extends from Ina Road to approximately 400 feet south adjacent to the subject property. At this location the 500 -foot erosion hazard setback is reduced to a setback of zero; however due to the fact that the bank stabilization ends south of the property, the 500 foot erosion hazard setback may extend partially within the eastern portion of the site (dependent on future geotechnical and hydraulic evaluations). The offsite flows will continue to drain along the southeastern property boundary, discharging to the Santa Cruz River as under existing conditions. Improvements (grading and drainage) will need to be designed and constructed to limit the water surface elevation increase to a 0.1 foot rise maximum on the adjacent property. The erosion hazard setback limit associated with the wash impacting the southeast property boundary is 50 feet, measured from the base flood limits. The site improvements, based on fill to elevate a minimum of one foot above the 100 -year FEMA FIRM elevation (2173 feet) (If Critical Facilities are located within this site they should be Elevated to an Elevation of 2175 or greater), may result in the need for a FEMA Letter of Map Revision (LOMR) if the improvements impact the current Zone AE delineation and/or base flood elevation. A stormwater pollution prevention plan (SWPP) submitted to the Town of Marana will be required prior to the issuance of grading permits for the future development of the site. Post — Conditions Hydrology Standards set forth within this Specific Plan shall not prevail in case of conflict between the Specific Plan and the Land Development Code. Engineering sections of the Land Development Code, particularly titles 19 and 21 shall take precedence Land Use Proposal III -51 Riverside at Silverbell Specific Plan over and supersede the requirements contained in this specific plan unless such requirements are deemed more restrictive. See Exhibit lll. G.1: Post -Development Hydrology. Land Use Proposal III -52 Riverside at Silverbell Specific Plan Exhibit III.G.1: Post Development Hydrology Now IL "Im P` _f.- nz.y Mir «AL • f_�. Y 4 1 4 ,�- .` ► .* - = Site 13.4 agesIL COMMERCIAL t OFFICE PLAZA (TYPI Existing • ` i �Y#� • ^ A• 1-3 STORY BUILDINGS Developed �'1, /^� _ �j • • • ti `' .k~�` CLUBHOUSE r REC AREA �}i r• ♦ - COMMERCIAL I' OFFICE ENTRANC.F ♦ . ! 7 "�► • -- ..� _ r• _. V, • ► 4 _ k STORY I;I _ ir• ��wr!'�/_:. - - - IN R64D - - k �ARPRt3X 't -1b UNITS ► + P f 0 � � IC � � s +n .r r. t - Y 1* • . i T.. e� t C; • ".•' • • -.4. t • ! • - ! ^, ! i y -•, ! • • ; i^: • 1 • # ♦ ! f ►R " qP ! i I • • # If • # • Yr +p +:� pit # , dF lee*. . J f Santa Cruz River N • • 1 + !y ■ , it • r�'■1 ! > 1 0,000c 17 • * Y ! ! • r1 NI+1C TSE ' A #r r • ■ ;..ry L I* jr4aMI k .. . .q I . -. ,�•• V41` • r ': s.� +� • • ! • ! • • • ! • • y • ! ! • a� , • ♦ .01 I ADN NECVO N 111i. /# ♦ ; .r w FRCIAL FOR RFSICEN I T.- 14 t *'L.A •. - I -i �l i1`� TIM�'�j -may iS a _ I !d`-. Fri � ■!! �•�� �� ! �. '� _ `� ! ! - � - F - �-. 11 • �' * •�. I� �.° ilY - ! + •! .' �� ■ r, �+ r• " •• "•• •�_ •a �•S • 11�''i F#.K JC's L`�)T 5 YP *� . ' r 4 r ,;' ` #�� • �t �� # ` . !■ * # ' EK jLDI4G U DEgPAIS ! _ /-y acres '«* += k • ` a, �•+�••A•• ��pk Ic• • .° + ■ } }' '° +•` •• D.2,84ti.11�l G i i', • # • • irks,♦ �w: .X i s r • : • •* •• 4 . • -■ # •' 'r'AcgEn ov HLT SF � A ' m g • Y, • � •�- �� � �.��`-'M •�wTs� � •�w� � .•�,•'• �■ i#. � - .� .., • `;,��• � 1�. 36 f N "'i ��f �' � � � � I�'�il 4 •� � �MI� � !� ` i * y � v 1 R. x _ Aw r .p r 1 - ,:y,•,.. • . • "4 -: .a iTt.• . r ■. . *i - i • y •! a- r` - r a INA 44k '00 • 1 r a� e • a •r • • • .! �� �fr¢�'� ` # •• is 1/ ; mow• � •'••`• •'� 'r..y, � Z - � _A 1w RiversideSHverbell y . ' • • �, .fit ♦ro �. 0 do Proposed Conditions /k' ' Base Flood Elevation FEMA FI ood Hazard Zone ♦ ly t • • � r . `' r. �,+ / ' 1 1� •� •ice Stantec • #' ' ^ , , � � ; 6 • / Cross Section Zone A' 100 Year Flood Event - Approximate Study) i�` • Intermediate Contour Line Zone AE (100 Year Flood Event - Detailed Study) ,�, , , • a 515- F R-C)C.cf',���C.•,r ESI I NICs ! V 4 �� ! y • r' y • , �, � Index Contour Une +� Floods+gay .�j fry 4I:{�.I _ . • *' • . �. t Tucscr', AZ 85711 �• � � ' r♦ Parcel Bounds C3 Shaded Zone X X500 Year Flood Event) 5"fl ?r r 0 100 200 404 600 800 Feet — r.�Jb) - • + ` ` ' ,� Vii{ ffl Land Use Proposal III -53 Riverside at Silverbell Specific Plan H. Environmental Resources 1. Waters of the United States The U.S. Army Corps of Engineers (Corps) has not been requested to make a determination of the jurisdictional status of drainage features on the property, either under Regulatory Guidance Letter (RGL) 08-02, in which the Corps determines only which features have the potential to be waters of the U.S. (Waters) in a preliminary jurisdictional determination (PJD), or with the use of a significant nexus analysis, in which the Corps issues an approved jurisdictional determination (AJD) that identifies the extent of Waters on the property over which the Corps claims jurisdiction. The presence of potential Waters on the Riverside at Silverbell property is unlikely given that the Pima County identified wash does not exist on-site, as noted on the SRI. 2. Federally Endangered Species and Other Special Species There are no federally endangered species or other special species present on the project site. However, this area has been determined to potentially contain suitable habitat for the Western burrowing owl. The Western burrowing owl is protected under the Federal Migratory Bird Treaty Act of 1918 and State Law Titles 17-101 and 17-235. A burrowing owl survey will be required to be performed 30 days prior to receiving a grading permit. There will be no cost to the property owner for this service and construction will not be delayed. 3. Wildlife Corridor The site has been designed to preserve remnant wash areas and vegetation that may be utilized as corridors for the movement of wildlife. A search of the AGFD HDMS identified the presence of 2 wildlife corridors within 3 miles of the specific plan site; the Coyote —Ironwood —Tucson Linkage Design and the Tucson - Tortolita —Santa Catalina Mountains Linkage Design. This link is depicted by Beier et al. (2006) 2 as covering broad areas, without specific paths through the areas defined. The Town of Marana proposed HCP states that the Tucson — Tortolita corridor extends from the western portion of Saguaro National Park to the Tortolita Fan to the east. I. Landscape & Buffering The overall landscape theme will reflect the best attributes of the Sonoran Desert and the site's surrounding environment. Native and desert -adapted plant material as well as regionally appropriate hardscape materials will be used within the development area of the property. 2 Beier, P., E. Garding, and D. Majka. 2006. Arizona Missing Linkages: Tucson — Tortolita — Santa Catalina Mountains Linkage Design. Report to Arizona Game and Fish Department. School of Forestry, Northern Arizona University. Land Use Proposal III -54 Riverside at Silverbell Specific Plan Landscape buffers will reflect the desert plant palette and appearance of the native Sonoran environment. The Santa Cruz River runs along the property's east side. Riparian plant species may be located along the east side of the property to reflect the nature of the river habitat. The conservation of water will be an important priority with the landscape design. Water harvesting techniques will be employed within the project landscape. Rainwater that is collected or diverted will supplement the water requirements of the landscape plants. An underground drip irrigation system will efficiently provide water to the plants while minimizing water lost to evaporation. The majority of plants within the landscape will be desert adapted and low water use. 1. Native Plant Preservation A Native Plant Preservation Plan (NPPP) shall be prepared in accordance with the provisions set forth in the Town of Marana Land Development Code. The site layout has been designed with concern for the site's topography, hydrology, and the wash running through the site. J. Utilities 1. Water As shown on Exhibit ll. B.3. c. Existing Land Uses, there is one well located on the site. No other wells are located on-site or within 100 -feet of the site. The water supply for Riverside at Silverbell will be provided by Tucson Water which has been designated by the state of Arizona Department of Water Resources as having an assured water supply; therefore, water supply is assured. A water service agreement, Exhibit III.J.1: Water Service Letter, is required to establish service to the property. Off-site improvements to connect to the existing system, well sites and storage tanks will need to be considered along with the infrastructure to serve the proposed development. Land Use Proposal III -55 Riverside at Silverbell Specific Plan Exhibit III.J.1: Water Service Letter Land Use Proposal III -56 Riverside at Silverbell Specific Plan December 4, 2013 J4 r P_ The Planning Center NEILS M1 110 S Church St, Ste 6320 CITY OF Tucson, A -Z 85701 TUCSON Attn: Brian Underwood TUCSON WATER DEPAKI-MM-1 SUBJECT: Water Availability for project: Riverside at Silverbell, APN: 21404044B, 21404042V) Case #: WA1406, T-13, R-12, SEC -02, Lots: 99999999, Location Code: MAR, Total Area: 14.3ac Zonmg: F\->7 G WATER SUPPLY Tucson Water will provide water service to this project based on the subject zoning of the above parcels. Tucson Water has an assured water supply (AWS) designation from the State of Arizona Department of Water Resources (AIDWR). An AWS designation means Tucson Water has met the criteria established by AD" for demonstration of a 100 -year water supply - it does not mean that water service is currently available to the subject project. WATER SERVICE The approval of water meter applications is subject to the current availability of water service at the time an application is received. The developer shall be required to submit a water master plan identifying, but not limited to: 1) Water Use; 2) Fire Flow Requirements; 3) Offsite/Onsite Water Facilities; 4) hoops and Proposed Connection Points to Existing Water System; and 5) Easements/Common Areas. Any specific area plan fees, protected main/facility fees and/or other needed facilities' cost, are to be paid by the developer. If the existing water system is not capable oj'meeting the requirements of the proposed development, the developer shall be financially responsible for modifying or enhancing the existing water system to meet those needs. T1#1.V letter shall be null and void two years from the date of issuance. Issuance of this letter is not to he construed as agency approval of a water plan or as containing construction review comments relative to conflicts with existing water lines and the proposed development. If you have any questions, please call New Development at 791-4718. SincereLy. Scoff Scl adwei er, E. Engineering Manager Tucson Water Department SS:tr CC:File NEW DEVELOPMENT - P.O. BOX 27210 - TUCSON, AZ 85726-7210 (520) 791-4718 - FAX (520) 791-2501 - TTY (520) 791-2639 - www.cityoftucson.org 0 ?X3 Land Use Proposal 111-57 Riverside at Silverbell Specific Plan 2. Wastewater The plan is to be served by public sewer. The project site is tributary to the Ina Road / Tres Rios Water Reclamation Facility, via the Continental Ranch Interceptor. Capacity is currently available in the existing 12 -inch gravity main sewer line, G-2004-170, which crosses under the intersection of Silverbell and Ina roads at the northwest corner of the property and downstream from manhole #3271-10. A Sewer Service Agreement will be needed prior to development, see Exhibit lll. J. 2. a: Existing Sewer Facilities and Exhibit lll. J. 2. b: Wastewater Capacity Response. 3. Private Utilities Tucson Electric Power (TEP) provides electricity to this area of Pima County. It is anticipated that TEP will provide power to the site. It is anticipated that Century Link will extend phone service to the site. Alternatively, the site may use wireless communications that can be provided by any number of service providers. It is anticipated that natural gas service will be offered and provided in the development of the property, but shall not be required. It is anticipated that service would be provided by Southwest Gas. Electricity, natural gas, telecommunications and cable services will be extended to the project site at the time of development through agreements with individual utility companies. The following utility companies currently serve this area: Electricity: Tucson Electric Power Natural Gas: Southwest Gas Corporation Telephone: Century Link Cable: Comcast 4. Sanitation and Recycling Services A number of private sanitation service providers may be contracted to serve the site with comprehensive trash and waste removal, recycling and environmentally safe waste management services. Land Use Proposal III -58 1 810 1 G-2004-170 o #3271-13 x- #3271-©5 0 0 1200 Riverside at Silverbell Specific Plan Exhibit III.J.2.a: Existing Sewer Facilities I to"__*,nn4-170 22 41 #3271-06 G-96-063 0#6855-AR1 #3271-070 #3271-10 22 06.3 #32 7 1 010 1211 DDS G-2004-170 0 43271-08'*Ik LEGEND Ina Road 1 Specific Plan Boundary 0 Manhole Covers Sewer Network with Pipe Diameter and As -Built Identification Number Plug I— a NORTH M M FILE NAMF ISP-01—sewermxd SOURCE Pima County GIS, 2013 Land Use Proposal 111-59 Riverside at Silverbell Specific Plan Exhibit III.J.2.b: Wastewater Capacity Response PIMA COUNTY REGIONAL WASTEWATER RECLAMATION DEPARTMENT 201 NORTH STONE AVENUE TUCSON, ARIZONA 85701-1207 JACKSON JENKINS DIRECTOR 12/31/2013 Brian Underwood The Planning Center 110 S- Church Avenue, #6320 Tucson, AZ 85701 Sewerage Capacity Investigation No. 13-266 Type I RE, Riverside at Silverbell Specific Plan, Parcels 21404044B and 21404042F. Estimated Flow 46,180 gpd (ADWF). Greetings'. PH: (520) 724-6500 FAX: (520) 724-9635 The above referenced project is tributary to the Ina Road / Tres Rios Water Reclamation Facility, via the Continental Ranch Interceptor. Capacity is currently available for this project in the 12 -Inch sew►ver G-2004-170, downstream from manhole 3271-10. 1 -his letter is not a reservation or commitment of treatment or conveyance capacity for this project. It is an analysis of the system as of this date and valid for one year. Allocation of capacity is made by the Type III Capacity Response. Note: Conditions within the public sewer system constantly change. An update to this letter must be obtained to verify that capacity exists in the downstream public sewer system just prior to submitting the development plan or subdivision plat for review and approval. If further information is needed, please feel free to contact us at (520) 740-6642. Respectfully, Ben Fyock, P.E. PCRWRD Planning Section BF: ks ^1040% %JARMi 00 Land Use Proposal 111-60 Riverside at Silverbell Specific Plan K. Public Services 1. Police Service The project site will utilize the Town of Marana's police service. The nearest Town of Marana police station is the Town of Marana Police Headquarters located approximately 10.4 miles northwest of the project site at 11555 West Civic Center Drive. 2. Schools It is anticipated that this project will generate approximately 175 residential units if fully developed at the target residential densities. Riverside at Silverbell is located within the Marana Unified School District (MUSD). MUSD provided the following multipliers to use for student enrollment projections. (MUSD multipliers do not distinguish between different housing projects): Elementary: 0.25 students per home (0.25 x 175) = 44 students Junior High &High School: 0.10 students per home (0.10 x 175) = 18 students The site will be served by Marana High School, Marana Middle School and either Coyote Trail Elementary, Rattlesnake Ridge Elementary, Twin Peaks Elementary or Thornydale Elementary. There are no schools within one -mile of the project site. The nearest public school is Coyote Trail Elementary School, located approximately 1.3 miles northwest of the site at 8000 N. Silverbell Road. See Exhibit 11.1.1: Recreation and Schools. The nearest public middle and high schools are Tortolita Middle School, located approximately 2.7 miles from the project area at 4101 W. Hardy Road, and Mountain View High School located approximately 3.6 miles to the northeast at 3901 W. Linda Vista Boulevard. Table III.K.2: School Capacities & Enrollments School School Capacity Current Enrollment (2013-2014) Marana High School 1900-2200 1864 Marana Middle School 1200 1150 Rattlesnake Ridge Elementary 800+ 660 Land Use Proposal III -61 Riverside at Silverbell Specific Plan Twin Peaks Elementary 800+ 510 3. Fire Service The entire project site is currently within the Northwest Fire District. The Northwest Fire District also serves immediately adjacent areas to the north, east, south, and west of the site. As depicted in Exhibit III.K.3: Fire Service, the nearest fire station (Northwest Fire District Station #334) is located at 8165 N. Wade Road, approximately 2 miles northwest of the project site. Land Use Proposal III -62 ,.,mull WAF JOSE= LEGEND Specific Plan Boundary Parcels r One -Mile Radius Northwest Fire District I Jurisdictional Boundary _j 16 Fire Stations R Riverside at Silverbell Specific Plan Exhibit 111.K.3: Fire Service Ina Road 0A, -All 2 NORTH 01 1000, 2000' FILE NAME- ISP-01_pub1ic_fad1fties_mxd SOURCE- Pima County GIS, 2013 Land Use Proposal 111-63 'z 0 ,.,mull WAF JOSE= LEGEND Specific Plan Boundary Parcels r One -Mile Radius Northwest Fire District I Jurisdictional Boundary _j 16 Fire Stations R Riverside at Silverbell Specific Plan Exhibit 111.K.3: Fire Service Ina Road 0A, -All 2 NORTH 01 1000, 2000' FILE NAME- ISP-01_pub1ic_fad1fties_mxd SOURCE- Pima County GIS, 2013 Land Use Proposal 111-63 Riverside at Silverbell Specific Plan L. Recreation and Trails 1. Provision of Recreational Area Per the Town of Marana Land Development Code requirements, residential projects with a gross density greater than or equal to 3.0 residences per acre and containing 50 or more dwelling units shall provide an improved on-site recreation area, constructed at the project developer's expense. The Riverside at Silverbell will have a residential density of up to 24 RAC which will necessitate the provision of a functional recreation area and trails. The use of both active and passive recreational elements is strongly encouraged as well as the option for indoor recreation space associated with a multi- family development. Riverside at Silverbell intends to provide recreational spaces to enhance the quality of life for its residents and provide for a more aesthetically pleasing mixed-use environment. Riverside at Silverbell will offer outdoor recreational amenities with the option to provide indoor recreation as well. Placement and design of outdoor park areas should create visual focal points that encourage active recreational engagement and community gathering. The amenities and uses of the park may include: informal turf area, seating and shade, children's play structures, exercise equipment, ball fields and courts, desert landscaping, walks and paths. As shown on the Illustrative Site Concept provided in Appendix A, the site will accommodate an active recreation area as part of any proposed residential development, which may include a clubhouse or similar indoor recreational facility. Proposed commercial areas also provide opportunities for outdoor gathering spaces, courtyards, plazas, informal shaded seating areas, pedestrian pathways and promenades. Riverside at Silverbell will offer at least one distinct connection to the Santa Cruz River Park shared -use path (The Loop). The Santa Cruz River and The Loop are excellent amenities to the project. The Loop trail system currently offers over 100 miles of shared -use paths and upon completion will total 131 miles. The Loop provides abundant opportunity for recreation, leisure and commuting. Adjacent to the eastern boundary of the site, the Santa Cruz River offers views of birds and other desert wildlife. Connections to the Santa Cruz River Park shared -use path are strongly encouraged from points throughout the community. Future connections to The Loop through this project will allow residents access to this vital amenity and will help to attract the interest of trail users and cyclists utilizing other area bike paths. 2. Open Space Ownership Preservation of natural open space, as well as maintenance of modified open space (common area) within Riverside at Silverbell, shall be the responsibility of the Master Association and respective HOA's and regulated by CC&R's. Land Use Proposal III -64 Riverside at Silverbell Specific Plan 3. Off -Site Trail Access and Maintenance The Santa Cruz River and the River Park shared -use path (The Loop) are a valuable amenity for this proposed mixed-use community. The Loop will eventually be built on the east riverbank to complement the already existing paved shared -use path on the west bank. This portion of The Loop will also be improved as part of the Juan Bautista De Anza National Historic Trail which will extend from the Arizona -Mexico border all the way to San Francisco, California. Attached residential development along the eastern boundary will provide pedestrian connections to The Loop shared -use path; a connection to the river path can also be accommodated in the northeast corner of the site. In the event that commercial retail development is located along the eastern boundary, inviting outdoor gathering spaces, seating and shade are encouraged. As shown on the Illustrative Site Concept in Appendix A, a strong pedestrian connection to the Santa Cruz River such as a landscaped promenade should also be provided through any development that extends into the central portion of the site. M. Cultural Resources The project site contains significant prehistoric resources according to the Cultural Resources Report conducted by Westland Resources in February 2012. WestLand's results show that the site was home to a sprawling Hohokam settlement that dates primarily to the Classic period (A.D. 1150-1450). According to Westland, the site has been determined eligible under Criterion D for inclusion in the National Register of Historic Places (NRNP). Avoidance or Phase II archaeological data recovery is recommended for Areas 1 and 2a identified in the Cultural Resources Report submitted under separate cover. Westland recommends a Phase II data recovery plan be prepared and approved prior to implementing Phase II data recovery. All archeological work must be completed prior to issuance of a grading permit. Land Use Proposal III -65 • •kRt qp � s q , 4._v? R . ,� T •t• i � � i �Y t � • • • ` Ib i F ni% w • � i IF Ole do til- IIIIII. f vWP _dr - - _ -- Who %% a *F . �. �.. - 7pp7w '- Ow 40 A PECIF_L:A_N FIC P vp VEL PME T'I Ip ab Ald mw 49 1 �» �' • r - " yr.+1"` .. x 1 . Riverside at Silverbell Specific Plan A. Purpose and Intent These regulations will serve as the primary mechanism for the implementation of the Riverside at Silverbell Specific Plan. The following Development Regulations and Design Guidelines establish the intensity and character of the development by prescribing site-specific standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses. These development regulations permit the integration for a mixed-use community with commercial retail, employment, entertainment, and single-family attached and multi -family housing options. Single-family detached residential development shall be precluded from Riverside at Silverbell. The regulations and standards shall apply to the Riverside at Silverbell Specific Plan. The land use designation (planning area) within the Specific Plan shall be as follows: • Mixed -Use The development regulations will govern and provide regulatory zoning provisions for the land use density, intensities, and location criteria within the Riverside at Silverbell Specific Plan. This section includes standards related to base land use, property use, building setbacks, building heights and lot coverage. The intent of these standards is to establish clear minimum development standards, allow for the orderly progression of development, and to provide flexibility over time without compromising the goals and objectives for this specific plan. B. General Provisions 1. Applicable Codes If an issue, situation, or condition arises that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code that are in place at the time of development shall apply. All construction and development within the Specific Plan area shall comply with applicable provisions of various codes and regulations adopted by the Town of Marana including, but not limited to, building codes, mechanical codes, electrical codes, plumbing codes, fire codes, and grading and excavation codes current at the time of development. 2. Additional Uses Whenever a use has not been specifically listed as being a permitted use in the particular zone classification within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is consistent with the intent of the designation and compatible with other listed permitted uses. Development Regulations IV -67 Riverside at Silverbell Specific Plan 3. Temporary Uses Temporary uses conducted in connection with the development of the property shall be permitted. Such uses may include, but are not limited to: • Construction/storage yards • Temporary construction offices and trailers • Fencing • Construction roads • Temporary model units or temporary model unit complex with parking • Temporary sales office • Seasonal retail sales 4. Mix of Uses The following shall be applied to the overall site: • Permitted uses are encouraged to be mixed both horizontally and vertically, subject to applicable building safety codes and regulations; • When practical, multi -story mixed-use buildings shall consist of up to 50 percent ground floor non-residential building area. C. Development Standards 1. Mixed -Use Land Use Designation a. Permitted Uses: • Apparel, furniture and appliance stores • Art gallery, museum, artist studios • Assisted living centers/ group homes/ nursing home/ adult daycare/ continuing care facility • Automotive supplies/ service stations and car wash o Self -serve car washes with multiple bays are prohibited. • Banks and financial institutions, including drive-through and outdoor teller facilities o Limited to a maximum of three (3) drive-through service lanes, with one (1) restricted drive through automated teller machine (ATM) service only. o Standalone outdoor teller facilities not associated with an indoor bank or financial institution are prohibited. • Barber and beauty shops • Bars and cocktail lounges (independent or part of a restaurant or hotel) Development Regulations IV -68 Riverside at Silverbell Specific Plan o The minimum setback shall be 25 feet unless adjacent to non-residential uses, in which case, no setback is required. • Bicycle shops • Carpentry, upholstery & furniture repair • Day care centers, subject to: o The minimum lot size required for a child care center is 10,000 square feet. There is no minimum for adult day care. o The maximum building size is 4,000 square feet. o The minimum setback for child care is 25 feet (applies to all subject property lines). There is no setback required for adult day care. • Churches, temples, and other places for religious services, subject to: o The minimum building setback is 50 feet unless adjacent to a non-residential use, in which case, no setback is required. o A minimum site area of 2 acres is required. • Clinics: medical, dental, and veterinary • Clothes cleaning, pressing, and tailoring shops • Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses • Commercial retail • Corporate and regional headquarter facilities and offices • Drug stores • Educational facilities (private or public) • Elementary and secondary charter schools, subject to: o A maximum lot size of 3 acres. o The minimum setback shall be 25 feet unless adjacent to non-residential uses. No setback is required adjacent to another non-residential use. o The use of loudspeakers, amplifiers or similar equipment is not permitted on the school site if located within 100 feet of a residential use. • Florist shops • Food and beverage kiosks/coffee shops/cafes • Food stores, including delicatessens, candy stores, and dairy product sales • Fuel dispensing facilities • General merchandise sales • Hardware stores • Hotel, motels and lodging facilities o The minimum setback shall be 25 feet unless adjacent to non-residential uses, in which case, no setback is required. • Live/work units o No more than 75 percent of the total building square footage on the lot may be devoted to the work unit. o One additional motor vehicle space is required per Live/work unit in addition to the residential requirement. Live/Work units shall be subject to non-residential development standards. • Medical, professional and general business offices • Multi -family residential • Office equipment sales and service • Package liquor stores Development Regulations IV -69 Riverside at Silverbell Specific Plan • Pet and pet supply stores • Personal services • Plant nurseries, greenhouses and home and garden supplies • Public service facilities (government, civic, utility) • Repair shops for appliances, bicycles, etc. • Restaurants, cafes including carry -out establishments, drive-through facilities, and other similar uses • Retail o Department stores o Variety stores • Recreational and Culture o Commercial recreation and athletic facilities o Conference and convention centers o Cultural and education services o Health fitness centers and dance studios o Indoor recreation o Other recreational type uses and facilities • Schools of business, language, music, dance, and art (may require reasonable soundproofing) • Seasonal outdoor sales, including farmer's markets and similar uses o Activities may be conducted outdoors if developed adjacent to non-residential uses. • Services: o Blueprinting and photocopying o Financial — accounting, auditing, bookkeeping, tax consultation, etc. o Printing, lithographing, publishing • Shoe repair shops • Single-family residential (attached) • Stationery stores • Supermarkets and grocery stores • Veterinary clinic, small • Such other comparable uses as determined by the Planning Administrator b. Accessory Uses- the following accessory uses shall be permitted in conjunction with all permitted residential uses; accessory uses not listed below, but contained in Title 5 of the Land Development Code are also allowed: • Community center • Community identification elements • Garage, carport or enclosed storage • Home occupations in accordance with the Town of Marana Land Development Code • Recreation buildings which are part of a multi -family development • Sports courts • Spas and related structures • Theater, not including drive-in Development Regulations IV -70 Riverside at Silverbell Specific Plan o Allowed only as a recreational amenity for multifamily residential projects c. Prohibited Uses: • Contractor's yard • Heavy equipment sales or lease • Heavy industrial uses • Light industrial uses • Manufacturing • Processing • Self -storage • Single-family residential (detached) • Wholesaling and warehousing • Wireless communication facilities 2. General Development Standards Development within Riverside at Silverbell shall be subject to the following development standards: Table 1: Single -Family (Attached) and Multi -Family Residential Development Standards Land Use Designation Mixed -Use Land Use Category Single -Family Attached Multi -Family Maximum Gross Density 30 RAC 30 RAC Minimum Area per dwelling unit None None Maximum Building Height (feet) 60 60 75 (with mixed-use) Maximum Lot Coverage N 85 85 Minimum Lot Width (feet) None None Minimum Lot Depth (feet) None None Minimum Lot Setbacks None None Minimum Perimeter Building Setbacks (Feet) Adjacent to Same or More Intense Land Use* 0 0 Adjacent to Less Intense N/A 10 or 11/2 Building Height Development Regulations IV -71 Riverside at Silverbell Specific Plan Land Use* Mixed -Use (whichever is greater) Arterial Street Setbacks 20 20 Street Setbacks 10 10 Minimum Building Separation Per building code requirements Per building code requirements Parking Requirements See Section IV.C.3: Parking Regulations and Town of Marana Land Development Code Table 2: Non -Residential Development Standards Land Use Designation Mixed -Use Land Use Category Commercial, Retail, Office Maximum Building Height (feet) 75 Maximum Lot Coverage (%) 90 Minimum Lot Width (feet) None Required Minimum Lot Depth (feet) None Required Minimum Lot Setbacks None Arterial Street Setbacks 20 Street Setbacks 10 Minimum Perimeter Building Setbacks (Feet) Adjacent to Same or More Intense Designation or Use* 0 Adjacent to Less Intense Designation or Use* 10 or 11/2 Building Height (whichever is greater) Minimum Building Separation Per building code requirements Parking Requirements See Section IV.C.3: Parking Regulations and Town of Development Regulations IV -72 Riverside at Silverbell Specific Plan Marana Land Development Code • *For purposes of perimeter setbacks, the land uses allowed within Riverside at Silverbell are listed below within generalized categories in order of most to least intense. o Retail/ Commercial/ Office o Multi -Family Residential o Single -Family Residential Attached 3. Parking Regulations Unless contained herein, the Town of Marana Land Development Code parking standards shall govern except for the following: • Parking shall be shared when multi -use development occurs on a single site. For each separate use or business, a ten percent reduction is allowed. • Parking shall be shared on two separate properties provided that no shared parking space is greater than 1,200 feet from the entrance of either use and that legal and physical access is provided. • Along the Ina and Silverbell Road frontages, no more than 40% of the required parking may be located along the front and sides of the proposed building(s). Individual Parking Reduction Plan (IPRP): The Planning Director may approve a modification to the number of required motor vehicle parking spaces on new and existing sites through an IPRP. o Applicability The provisions of the IPRP apply to: ➢ Proposed development and redevelopment of a site; ➢ Changes of use in existing development; and, ➢ Any expansion of an existing use or any addition of a use to an existing development. o Permitted Uses and Types of Development A proposal must include one or more of the following uses or types of development: ➢ Combined residential and non-residential development in a single structure or unified development project; ➢ Projects within 1,320 feet (1/4 mile) of a transit stop or public parking facility; ➢ Religious uses where the parking plan will accommodate weekend and evening use; ➢ Residential care services or housing developments for the elderly or individuals with physical disabilities; ➢ A project that can accommodate shared parking arrangements for uses with alternate hours of operation and peak -use times. Development Regulations IV -73 Riverside at Silverbell Specific Plan ➢ A development may request a reduction in its existing parking when surplus spaces could be conveyed to benefit another use. The parking may continue to be used in its current configuration except where a public safety hazard is created or adjustments in parking space dimensions are required. ➢ Exception. Restaurants and bars (Food Service and Alcoholic Beverage Service uses) are not eligible to request an IPRP unless the restaurant or bar is within a multiple or mixed-use development and the applicant provides evidence that motor vehicle parking is provided atone space per 100 square feet gross floor area and outdoor seating area for restaurants and one space per 50 square feet gross floor area for bars during peak use times. o Individual Parking Reduction Plan Requirements An IPRP must include the following information: ➢ Preparation by a traffic engineer or similar transportation professional; ➢ Number of required and proposed parking spaces. Indicate the data source (i.e. traffic study, parking plan, ITE trip generation manual, Land Development Code, etc.) used in establishing the number of proposed parking spaces; ➢ Location of parking spaces, including accessible parking spaces; ➢ Existing and proposed site conditions and uses, including any available on - street parking; ➢ Site access and traffic circulation patterns; ➢ Location and distance from the project site to existing residential neighborhoods; ➢ Availability, location, and distance to alternate modes of transportation; ➢ Hours of operation and peak use time(s) of each use; ➢ Evidence that all required parking for the proposed uses will either be on-site or at an approved off-site parking location; ➢ Existing and proposed shared parking agreements, when applicable. The shared parking agreement must be prepared in a manner acceptable to the Planning Director; ➢ For projects within 300 feet of a residential or more restrictive zone, the I PRP project must address how the proposal will not cause a safety hazard, noise, or parking impacts on an adjacent existing neighborhood. The IPRP shall include the following: 1) Methods to avoid potential increases in noise and light intrusion; 2) Methods to deter vehicular access into adjacent residential neighborhoods using signage or other means; and 3) Methods to prevent drive-through traffic or habitual parking within adjacent residential neighborhoods or commercial development. ➢ Any other information deemed appropriate by the Planning Director including a traffic study. o Findings for Approval The Planning Director may approve an IPRP if all of the following criteria are met in the IPRP and documented in findings: Development Regulations IV -74 Riverside at Silverbell Specific Plan ➢ The zone permits the proposed use(s); ➢ All parking is provided on-site or at an off-site location in accordance with the dimensional standards contained in the Town of Marana Land Development Code, Off -Street Parking and Loading requirements; ➢ For multiple or mixed use projects, the site can accommodate shared parking arrangements for uses with alternate hours of operation or peak use times; ➢ Site access and traffic circulation are not obstructed; ➢ Accessible parking spaces required by the Town of Marana's adopted Building Code have not been reduced or eliminated; ➢ Vehicular access, drive-through traffic, and habitual parking in adjacent commercial development and residential neighborhoods is deterred; and ➢ Light intrusion onto an adjoining residential use or zone is not created. Outdoor lighting shall comply with the Town of Marana Outdoor Lighting Code. o Review and Approval Procedures ➢ Notice will be given to Riverside at Silverbell residential property owners within 300 feet of the proposed IPRP. Such notice shall be mailed by US Postal Service 1 st class and shall be postmarked at least 15 days prior to the Planning Director's decision. A Decision for an IPRP shall follow the "Findings for Approval" procedure and will be followed by written confirmation to the applicant. o Amendments A revised IPRP is required when one or more of the following occurs: ➢ A change of use to a more parking intensive use or different hours of operation or peak use times than the use shown on the last approved IPRP; ➢ An expansion of a building; or, ➢ An expansion of a use that is more parking intensive than the use it is partially or entirely replacing. ➢ The parking or the mitigation methods as set forth in the existing IPRP no longer comply with one or more of the required findings for approval as provided in the section above. • Handicap Parking spaces shall be in conformance with the Americans with Disabilities Act (ADA), the Building Code, ICC/ANSI and ADAAG both in dimension and in quality for specific uses. • Mixed use parking: For multi -story residential and non-residential uses, parking shall be provided at a rate of 1 space per 1 -bedroom apartment, 2 spaces per unit for each 2 bedroom apartment or larger with no less than one space per unit being provided. In addition, 1 guest space per three units shall be provided. Parking may be provided off- site or by a shared parking agreement. Residential Parking Development Regulations IV -75 Riverside at Silverbell Specific Plan Unless contained herein, residential parking Standards shall be in accordance with the standards delineated in the Town of Marana Land Development Code. Non -Residential Parking Unless contained herein, non-residential parking Standards shall be in accordance with the standards delineated in the Town of Marana Land Development Code. 4. Landscape Buffering and Screening Standards Land use transitions are required to ensure that the surrounding land uses and permitted residential uses adjacent to permitted non-residential uses are buffered appropriately throughout the development. The proposal is to enhance landscaping and screening walls between these uses. The following is a list of general guidelines for land use transitions. • Where a parcel abuts open space, there shall be no bufferyard requirements. • Where a parcel abuts a public street, the minimum landscape buffer shall be 10 -feet wide with a minimum 5 -foot high decorative masonry wall except for commercial and attached residential. All or part of the buffer may be within the right-of-way subject to Riverside at Silverbell Design Review Committee (RSDRC) and Town of Marana Right-of-way Licensing approval and site visibility requirements. • Bufferyards may be used for passive recreation, and may include recreational trail, seating and public art. All buffer requirements, including required plants and screening shall be met. • Refuse areas and loading areas shall be screened from adjoining properties and public right-of-way in accordance with Town of Marana Land Development Code standards or as otherwise specified within this Specific Plan. • The perimeter of all commercial parking lots shall be screened in accordance with the Commercial Design Standards of the Town of Marana Land Development Code. 5. General Landscape Program A landscape -planting theme will be established, creating a community framework for all common and public areas. The intent of this landscape theme is to provide high-quality landscape criteria for building sites, rights-of-way and open space within the development. The purpose of the landscaping is to soften and blend features between sites to create visual corridors and connections to the project. Impacts shall be mitigated using these standards to ensure that: • To the greatest extent practical, landscaping shall be integrated with building design in internal areas of the site. Consideration shall be given to plant materials, types, growth rates, canopy size and required maintenance in relationship to building location, operation, site lines and site utilities; • A variety of plant materials shall be incorporated, including indigenous, low water use vegetation; • The use of climbing plant materials along walkways and on trellises and pergolas is encouraged; Development Regulations IV -76 Riverside at Silverbell Specific Plan • All walls and fences shall be painted, stained, or contain integral color. Uncolored gray block walls will not be permitted; • A minimum tree size of 15 gallons shall be required for all trees. • Trees that produce large canopies and provide shade are especially encouraged in parking zones; • All planter areas within parking lots shall be provided with trees at the rate of not less than one tree per eight parking stalls; • All landscape areas shall be irrigated using an underground drip irrigation system. Use of turf is prohibited except within park areas. Water should be from a non -potable water source where possible; • All irrigation shall be designed and maintained to be as efficient as possible. This shall be implemented with the following: o Drip irrigation for trees, shrub beds and areas of ground cover to eliminate evaporation losses; o Efficient sprinkler irrigation that may employ low volume heads and a high irrigation efficiency rating; • Trees within landscape areas should be sited and spaced to avoid conflicts with overhead light fixtures; • Landscape plans shall be coordinated with above- and below -ground utilities to avoid conflicts at the time of installation; • The majority of new landscaping shall be listed by the Arizona Department of Water Resources/Town of Marana approved plant list and/or low-water use once established; and • All common areas shall be maintained by the HOA and regulated by CC&R's. D. Design Guidelines 1. Purpose and Intent Each Planning Area is to provide for a mix of uses that foster retail service, employment and high-density residential housing for the Town of Marana. The intent of these design guidelines is to ensure compatibility between uses and the proposed development standards for commercial and residential development. These guidelines will be applied to the Mixed -Use planning area where appropriate, and in some cases, the guidelines will require review by the Riverside at Silverbell Design Review Committee (RSDRC) and Town of Marana staff to ensure compatibility with the Town's vision for the area and surrounding land uses. 2. Applicability Commercial and residential design guidelines contained in this Specific Plan take precedence over the General Development Regulations set forth within Title 8 of the Town of Marana Land Development Code. Standards set forth within this Specific Plan shall prevail in case of conflict between the Specific Plan and the Land Development Code. 3. Design Review Committee Development Regulations IV -77 Riverside at Silverbell Specific Plan The Master Developer will be responsible for establishing the Riverside at Silverbell Design Review Committee (RSDRC). This Committee will consist of a minimum of five members responsible for review and approval of architectural styles, screen wall design, entry features, landscape plans, utility design and construction, and signage design. The committee will have approval authority on these matters until such time that the property is entirely transferred from the Master Developer or is assigned to Builders within the project. 4. Single -Family Residential Attached and Multi -Family Residential Guidelines The following residential design standards for the single family attached and multi- family buildings shall be applied to all residential development. a. Site Planning: • Development should be planned to maintain view corridors from the interior of the site as well as from Ina and Silverbell Roads to protect existing views and maximize the feeling of open spaces. Design approaches include open-air courtyards, ground floor view openings in or in between buildings, road orientation toward open areas, and bulk reduction of the upper stories of buildings. • Where feasible, utilize grading; curb cutting, and drainage techniques to maximize water harvesting. • Building placement on adjoining parcels should be varied to create a more interesting streetscape. • Pedestrian and bicycle connections should be made to existing and planned bicycle and pedestrian paths in the area with emphasis on The Loop. b. Architectural Design Guidelines: • A building's scale, proportion and massing should create a comfortable and well - detailed urban environment by establishing a broad variety of buildings, heights, architectural form and detail. Scale, proportion, and massing should also establish architectural patterns or features that relate to adjacent developments. Large areas of undifferentiated or blank building facades or out -of -scale buildings should be avoided. Varying proportions are encouraged. The building design and street level architectural details should reinforce active streetscapes and be of visual interest to pedestrians. • Building design shall incorporate textured surfaces, projections, recesses, shadow lines, color, window patterns, overhangs, reveals, changes in parapet height to avoid monolithic shapes and surfaces. • A variety of colors, heights and setbacks are encouraged to avoid unarticulated building facades. • For vertical mixed-use buildings, first floors should have a significant portion of the facade area with windows that highlight visible activity within and outside the building. All retail floor space, or space intended for future conversion to retail floor space, provided on a ground floor of a mixed-use building should have a minimum floor -to -ceiling height of 11 feet. Development Regulations IV -78 Riverside at Silverbell Specific Plan • All rooftop mechanical equipment shall be screened by incorporating screening into the structure and by utilizing materials compatible with the supporting building. It shall be screened in a method, such as line of site sufficient enough to ensure no adjacent properties are negatively affected by either their appearance or any noise generated by this equipment. • Integration of fabric/canvas awnings, flat metal awnings, and trellises is encouraged. • The maximum length of continuous, unbroken fence or wall plane shall be 75 feet. Walls shall be articulated using a combination of decorative columns, diversity in texture and/or materials, offsets, or landscape pockets. • The use of chain link fencing or exposed cinder block walls is not permitted. c. Materials: The following section provides guidance on approved material types, colors, and treatment. • The use of cast stone lintels, corbels, arches, stone detailing, entablatures, friezes, columns and other such elements are encouraged. Other materials include: o Adobe brick or brick veneer o Smooth or Sand Finish Stucco o Stone veneers and faux stone products on building facades o Integrally colored and painted concrete masonry units (CMU's). Smooth and split -face units of four, six, and eight inches tall. o Vision and spandrel glasses o Ornamental metal fencing o Standing seam metal roofing o Shade cloth screening o Cast stone concrete caps o Rusted steel accents 5. Commercial Design Guidelines The commercial design guidelines shall be in conformance with Title 8 of the Land Development Code, General Development Regulations. Additional commercial design guidelines have been added to provide further design and development criteria for Riverside at Silverbell. • Live/work units and vertical mixed uses may be incorporated. • First floors of buildings should have a significant portion of the facade area with windows that highlight visible activity within and outside the building. All retail floor space, or space intended for future conversion to retail floor space, provided on a ground floor of a mixed-use building should have a minimum floor -to -ceiling height of 11 feet. • Proposed outdoor seating areas shall be 100 feet or more from residential properties unless separated by a building. Combined residential and non-residential Development Regulations IV -79 Riverside at Silverbell Specific Plan development in a single structure or unified development project is exempt from this finding. • Outdoor loudspeakers or music (live or recorded) must be 500 feet or more from residential properties. • Energy conservation techniques should be considered during site planning. • Blank walls void of architectural details or other variation are prohibited. All facades should have a varied design to avoid a monolithic appearance and break down the building into smaller sections or a more pedestrian scale with each side or section varying in its architectural features, type, material, and or color. • Frame major project entries with structures, enhanced landscaping, distinctive entry features and/or public art. • All buildings larger than 50,000 square feet shall provide public art. Adjacent property owners are encouraged to develop shared artwork, especially within any shared plaza areas. • All public art should generally reflect the character, heritage and traditions found in the southwest. • All potential public art improvements will be reviewed and approved by the RSDRC. Installation will be supervised by the RSDRC and there will be correspondence with the Town of Marana Planning Department. 6. Monumentation and Signage The Master Developer will work with the Planning Director regarding the possible dedication of property at the northeast corner of the property. If it is decided that the creation of a "gateway" is desired at this location, the Town would build any future monument signage. Additionally, any entry monumentation into Riverside at Silverbell along either Ina or Silverbell Roads will be coordinated with the Planning Director for compliance with all applicable signage guidelines. In order to ensure installation of a safe and visually appealing signage program with unifying elements, a comprehensive planned sign program (PSP) will be submitted at the time of Subdivision Plat or Development Plan review and shall be subject to Town of Marana signage regulations. 7. Lighting All lighting shall adhere to the Town of Marana Outdoor Lighting Code. 8. Recreation, Bicycle and Pedestrian Circulation As part of the platting and development plan review process, a proposed recreation, bicycle and pedestrian plan will be submitted that describes the proposed trail connections and any other recreational features to be provided as part of the Specific Plan development in conformance with the Town's guidelines. a. Pedestrian and Bicycle Connections Pedestrian access will be required throughout the development. All public rights-of- way will be constructed to Town of Marana Street Standards, and where bicycle lanes Development Regulations IV -80 Riverside at Silverbell Specific Plan are required, all on -street bicycle lanes shall be built in conformance with Town standards. In addition, the following will be incorporated into the Specific Plan: • A continuous network of on-site pedestrian walkways will be provided to allow for direct access and connections to and between the following: o The Santa Cruz River Park shared -use path (The Loop); o The primary entrance or entrances to each commercial building on the site; o Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the commercial development; o Public sidewalks along the perimeter streets adjacent to the commercial development; o Adjacent land uses and development, including, but not limited to, adjacent residential developments and retail shopping centers; and o Shading along pedestrian paths will be provided. • At each point that a designated on-site pedestrian walkway crosses a parking lot, street or driveway, the walkway will be clearly visible to pedestrians and motorists through the use of one or more of the following delineation methods: o A change in paving material, paving height or paving color; o Decorative bollards; o A painted crosswalk; o Signage; or o A safely delineated median walkway buffered by landscaping. b. Proposed Pathways and Trail Connections An interconnected system of pathways throughout Riverside at Silverbell will connect to The Loop along the eastern boundary as well as to the Silverbell Road Greenway, bike lanes and other paths in the area. The Loop provides an opportunity for residents to engage in active recreation, leisure and commuting in addition to offering a cool, shaded, respite from the Arizona sun. Additional connections to The Loop shared -use path combined with passive recreational elements or outdoor gathering spaces are also encouraged along the eastern boundary as shown on Exhibit I V. D. 8: Proposed Bicycle and Pedestrian Circulation. The proposed connections to The Loop are conceptual; final locations will be determined during the platting/development process. Pedestrian and multi -use paths will also be constructed within Riverside at Silverbell to provide a safe pedestrian network throughout the community and to neighboring areas. The following multi -use trail standards shall apply: • Multi -use paths covered in natural substrate such as decomposed granite will be constructed with 8- to 10 -feet of right-of-way within a 20 -foot common area. Development Regulations IV -81 Riverside at Silverbell Specific Plan • Paved multi -use paths will be constructed with 12- to 15 -feet of right-of-way within a 20 -foot common area. • All trails will be subject to review by the Town of Marana staff. Development Regulations IV -82 Riverside at Silverbell Specific Plan Exhibit IV.D.8: Proposed Bicycle and Pedestrian Circulation TOt AV, X awk 4P Ot �d jwpw� . +,r aw Ar 4L 40- 46 M X IK X X ILJK-J&M nL loll' SA So Ill r I a 46 IllblIllIll a So Rommel on w on AL at SO % N 30 to Mill" IV t, it - No 0 - m S;Pol w EF m as ;Oman V al fm woomw 74 Jb lip 4f IP If, 4— . A� o4h 41 0 0 . — 6� 0 *0�; , 7a; IM11120 4% Vol_ % a I 'IV all 4 IV's A .1, 10 7 4r all t V. 0 * - .*. , 0 . w 11 W, . - - OF -4 pat- • a 01 A40 % 40 Mae#* *b 4 00 6 4( 0 1; ,** 1,6. a 0 . 44 41P OL S1 0A 00 A 1b Is I d�4, 41. V 1 1 -4 . . 1_�i . I 9� I -,-� .. ,�o � - - &, 6 NOW r_- n� 0 of .3� @9 -4P 42 40 jp 0. It . 00 -k 0 .4 so itNA all 1PNi. - I J owl.- S. LEGEND L �: I - 25' , Specific Plan Boundary Mixed -Use le e le •• Exist -Ing Pedestrian Circulation Existing Bike Lanes and Multi -Use Paths Proposed Connections to The Loop NORTH 01250 Jurisdictional Boundary Future Pedestrian Circulation Proposed Trails RL E NAM E_ ProposW-Traft-ISP-0 1 mxd SOURCE Pima County GIS, 2013 ffl Development Regulations IV -83 Riverside at Silverbell Specific Plan E. Definitions A accessory structure: a structure, or part of a structure, that is (1) incidental to and customarily associated to the main structure on the site, and (2) located on the same lot as the principal building. architectural feature: an ornamentation or decorative feature attached to or protruding from an exterior wall. Features include, but are not limited to windows (e.g. bay windows), chimneys, columns or awnings. attached housing: a building containing 2 or more dwelling units. 6 banking and financial institutions: a financial institution that engages in deposit banking and closely related functions such as making loans, investments, and fiduciary activities. Drive -up windows and drive-thru automated teller machines (ATM) are permitted as an accessory use. building height: The vertical dimension of a structure measured from a specified point on the ground. The vertical distance of a building is measured from design grade elevation, at any individual point within the building footprint, to the highest point of a flat roof; to the deck line of a mansard roof; or to the middle (between the eave and ridge) of the highest gable of a pitched or hipped roof. C child care facilities: a commercial or non-profit facility that provides shelter, care, activity, and supervision of children for periods of less than 24 hours a day and is licensed by the state. commercial retail: retail sales of any article, substance, or commodity within a building or structure. Commercial retail uses include, but are not limited to: convenience stores, gasoline service stations, package liquor stores, grocery stores, drug stores and home improvement stores, laundry services and retail shops. communication facilities or telecommunication towers: a structure on which there are electronic facilities for receiving or transmitting communication signals. community center: a meeting place used by the community in which community members may gather for social, educational, recreational or cultural activities. Uses include recreation, a fitness center, meeting areas, and small food and beverage areas such as cafes. Community center use may be restricted to dues paying members. condominium: a single dwelling unit in a multi -unit dwelling or structure, which is separately owned and which may be combined with an undivided interest in the common areas and facilities of the property. Development Regulations IV -84 Riverside at Silverbell Specific Plan convenience store: any retail establishment offering for sale gasoline and a limited line of groceries and household items intended for the convenience of the neighborhood. Automotive washing is permitted as an accessory use as long as it is limited to a single wash bay. Q detached housing: a site -built building containing only one dwelling unit. This use is not permitted within the Specific Plan area. E educational facilities (public and private): an institution for the teaching of children or adults including primary and secondary schools, colleges, professional schools, art schools, trade schools, and similar facilities. entry monuments: primary points of vehicular entry into the property that are enhanced with Landscaping, architectural treatments and lighting. F financial services: Accounting, auditing, bookkeeping, tax consultation, collection agencies, credit services, insurance and investment, security and commodity brokers, dealers and exchanges, insurance and financial planning. G group homes: a residential structure that is licensed to provide room, board, and supervised care on an on-going basis, but who do not require continuous nursing care, for adults over the age of 18 who are aged, mentally ill, developmentally disabled, physically handicapped, or undergoing treatment or rehabilitation from chemical dependency. H home improvement centers: the retail sale of a diverse range of hardware and related materials generally used in the maintenance, repair, or construction of building or other structures, including lawn and garden supplies. — K Reserved for "I — K" Definitions L Landscape buffer: consists of a land area between two separate land uses consisting of vertical screening treatments such as plants, berm, fences and or walls to ensure compatibility between uses and allow for appropriate land use transitions. Live/work occupation: An occupation or activity which is clearly incidental and secondary to uses of the premises as a dwelling and which is carried on wholly or in part within a main building or accessory building by member of the family who resides Development Regulations IV -85 Riverside at Silverbell Specific Plan on the premises. A home occupation use shall not change the residential character of the property or the neighborhood and shall meet all applicable legal requirements. lodging facilities: a building in which lodging is offered for compensation for a period of less than 30 days. This use includes hotels, motels, inns, and bed and breakfast residences, but does not include group homes and boarding houses. lot coverage: The area by percent (%) of the site to be occupied by buildings, driveways and accessory structures. 41 manufacturing: Manufacturing is the assembling, finishing, and compounding of preprocessed materials into a finished product or component. Manufacturing shall be limited to indoor uses. Typical uses include the assembly of furniture, cloth goods, and plastic goods and the compounding of chemicals not otherwise classified as hazardous materials. Other types of manufacturing may include, but are not limited to: electronics, instruments, office and machinery, pharmaceutics, laboratories, manufacture and maintenance of signs novelties and holiday paraphernalia, rubber and metal stamps, furniture and upholstering, candy, canvas, cellophane, cloth, cork, felt, fiber, fur, glass, leather, paper, precious or semiprecious stones or metals, plaster, shells textiles, wood, yarns. Master Developer: The entity responsible for: (1) Establishing the Riverside at Silverbell Design Review Committee (RSDRC); (2) assuring that development conforms to the Riverside at Silverbell Design Guidelines and Development Regulations; and (3) designating the custodial agency that will maintain natural undisturbed set-aside areas in accordance with the Management Program. mixed-use: a tract of land, building, or structure developed for two of more different uses such as, but not limited to, residential, office, retail, public, or entertainment. The mix of uses may occur either on the same tract of land, but compartmentalized into separate buildings, or, located within the same building (e.g. retail on the first floor and office or retail on the floors above the retail). multi -family: a dwelling that is attached to another dwelling at one or more sides by a wall, excluding accessory dwellings. Multi -family use includes townhomes, apartment complexes and residential condominiums. N Reserved for "N" Definitions O Reserved for "O" Definitions P personal services: establishments providing non -medically related services generally related to personal needs, including beauty and barber shops, day spas, garment and shoe repair shops, laundry services (including dry cleaning), photographic studios, Development Regulations IV -86 Riverside at Silverbell Specific Plan dance studios, and health clubs. These uses may include the accessory retail sales of products related to the services provided. planning area: unique areas of the project guided by land use regulations. processing and cleaning: processing and cleaning is a use which provides dry cleaning, dyeing, laundering, or rug cleaning services. Typical uses include dry cleaning plants, diaper services, and linen supply services. professional office: a room or group of rooms used for conducting the affairs of a business, medical, professional, or service industry. public facilities: any non-commercial land use (whether publicly- or privately -owned) which is to be used and/or allocated for the general good of the public. These uses include, but are not limited to: governmental offices, parks, major and minor utilities, and community centers. Privately -owned facilities will be subject to applicable land use regulations. Public facilities may also include detective and protective services, employment services and public utility offices. Q Reserved for "Q" Definitions R recreational facilities: any area intended for active recreational use, structure, or building associated with and located on a parks and open space use. Recreational facilities include, but are not limited to: clubhouses, tennis courts, basketball courts, pools, playground equipment, etc. residential (single-family attached): A dwelling unit attached to one or more dwelling units by structural elements common to the attached units with each dwelling unit located on its own individual lot. The structural elements include common wall construction, roof, and other similar improvement. Elements like trusses, beams, and patio walls are not included. residential (multi -family): is a classification of housing where multiple separate housing units are contained within one building. The most common form is an apartment building. S street sideyard: the area adjacent to public or private rights-of-way, excluding alleys. specific plan: Riverside at Silverbell Specific Plan. subdivision: the division of a lot, tract, or parcel of land into two or more lots, plats, sites, or other divisions of land for the purpose of residential, industrial, office and business development or other use. T Development Regulations IV -87 Riverside at Silverbell Specific Plan temporary use: any use allowed for a specified period of time. A use not of a permanent nature. theaters (not including drive-ins): an outdoor or indoor area or building used for dramatic, operatic, motion pictures, or other performances Town: The Town of Marana, County of Pima, State of Arizona together with its successors and assigns. traffic impact analysis: a supplement to the master transportation study that addresses the traffic impacts associated with specific sites and/or subdivisions, identifies proposed design features to mitigate impacts, and includes a commitment to implement or pay for such design features within a specified time frame. U unified development project: A unified development project is one in which multiple uses and/or buildings are built together on the same lot, block or parcel under the same ownership. The project may or may not have a single developer or builder. V Reserved for "V" Definitions W -Z Reserved for "W — Z" Definitions Development Regulations IV -88 +�r Is f 1 � # ` ` ,r I I p' � � � � fir* • �i M r IA s . 1 •-4b i r �.; . • 1; .- � r 4,L � " • �� •� � r f ILL 011 ♦ • 1 v M s r � *b ' ` � r •' � art r � w r J60 J jdw s � l r ! • M Riverside at Silverbell Specific Plan A. Purpose This section of the Specific Plan is intended to provide regulatory procedures designed to guide the implementation for the Specific Plan throughout the duration of the project. This section also provides guidance regarding the general administration of amendment procedures to the Specific Plan. The Provisions below shall apply to the entire project site as defined in this Specific Plan. 1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are in place at the time of development shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. Appeals to the Planning Director's interpretation may be made to the Board of Adjustment within 15 working days of the date of interpretation. 2. General Implementation Responsibilities The implementation of Riverside at Silverbell Specific Plan is the responsibility of the Master Developer, the Builder, the Riverside at Silverbell Master Association, the Sub - Association and the Town of Marana. The Master Developer is the entity responsible for providing the basic infrastructure needs including roads, sewer and water in a timely and efficient manner. The Master Developer forms the Riverside at Silverbell Master Association and is responsible for recording the Master CC&R's. The Master Developer for this Specific Plan has not yet been determined. The Builder, residential or commercial, is the purchaser of a development area, or portions of a development area, which may or may not require additional infrastructure improvements, such as utility extensions or local streets. The Builder is responsible for all construction and lot improvements not made by the Master Developer within their area(s) of ownership. Should the Builder purchase a development area without the infrastructure improvements generally provided by the Master Developer, the Builder becomes the responsible party for the construction or installation of those improvements. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time. Implementation V-90 Riverside at Silverbell Specific Plan The Riverside at Silverbell Master Association ("the Association") is a non-profit entity that governs all other property owners' associations within the community. The Association establishes the Design Review Committee that reviews all plans for proposed construction within the Specific Plan area. It is also responsible for the maintenance and management of all shared private common areas that are not dedicated to the Town of Marana or maintained by a subdivision homeowners association. It also may maintain area dedicated to the Town. The Sub-Association(s) is a non-profit homeowners' association established by the CC&R's for individual subdivisions within the community. It is responsible for managing, establishing and maintaining community property and services within the subdivision. It may also establish its own sub -architectural review committee (SARC) to review all plans for modification, remodel or any other constructed improvements within the subdivision. The SARC will be responsible for reviewing variances or appeals. The Town of Marana Development Services Department will be responsible for ensuring all policies and standards laid out in the Specific Plan are adhered to during the review of all development in the Specific Plan. The Town of Marana shall be responsible for the maintenance and management of all public roadways and recreation/open space areas dedicated to the Town. 3. Interpretation The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made to the Town Council within fifteen (15) working days from the date of the interpretation. 4. Development Review Procedures The requirements of the Riverside at Silverbell Specific Plan and the development agreements between Master Developer and the Town of Marana shall not have the effect of superseding the requirements of the adopted building codes. The RSDRC shall review and approve/disapprove all new construction conducted by the Builder including all homes, subdivision plats and improvements, development plans, landscaping, signage and all variances and appeals prior to submittal to the Town of Marana for approval and permitting in accordance with Town procedures. Final decisions on grading, drainage, final road alignment, improvement plans, revegetation and other matters will be made after the approval of the preliminary plat. Builders will not be allowed to pull permits until the requisite approval of the plan has been given by the ARC. No structures, including signs, shall be erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in anyway alters the exterior appearance of any structure or area of land commence unless it has been approved in Implementation V-91 Riverside at Silverbell Specific Plan writing by the ARC. The ARC will review all development proposals for compliance with the established Community Design Guidelines. Approval of a subdivision plat, development plan or building permit is subject to the following requirements: Conformance with the Riverside at Silverbell Specific Plan, as adopted; Conformance with the development agreement between the Master Developer and the Town of Marana; • Dedication of appropriate rights-of-way and easements for roads, utilities and drainage areas by plat or by separate instrument if the property is not to be subdivided; and • Preliminary plat, final plat and development plan submittals shall follow Town of Marana procedures current at the time of application. The SARC shall review all exterior modifications proposed by homeowners within the associated subdivision. This includes modifications, remodels, additions and all landscape improvements not already constructed by the Master Developer or Builder. Upon the SARC's approval, exterior modifications proposed by the homeowner will then be sent to the ARC for its approval. If there is no SARC, then the proposed modification will be sent directly to the ARC for its review and approval. The primary goal of both the ARC and SARC is to review plans, specifications, materials and samples to determine if the proposed improvements comply with the Community Design Guidelines. The architectural committees' review is limited to design compliance only and it assumes no responsibility for non -design compliance issues including, but not limited to: structural adequacy, quality, capacity or safety of improvement or structure; soil conditions such as compaction, erosion and stability; compliance with all building codes and other governmental laws and regulations; or contractor performance and quality -of work issues. 5. Specific Plan Amendments Amendments to the Riverside at Silverbell Specific Plan may become necessary for various reasons including but not limited to responding to changes resulting from new development conditions, financial conditions, and/or to respond to the requirements of potential users or builders of the property. The Master Developer, the Town of Marana, other developers, or agents representing either may request amendments to the approved Specific Plan. Implementation V-92 Riverside at Silverbell Specific Plan 6. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director, provided such changes are not in conflict with the overall intent as expressed in the Riverside at Silverbell Specific Plan. The Planning Director's decision regarding administrative changes and determination of substantial change, as outlined below, shall be subject to appeal to the Town Council. Categories of administrative changes include, but are not limited to: • The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; Changes to infrastructure, such as drainage and utilities, which do not change the overall intent of the Specific Plan; • Any comparable interpretations of the list of permitted and temporary uses of the property set forth in the Specific Plan; Changes in the land use designation boundary, division of plan areas or combinations of areas; • Minor modifications or adjustments to intrusions, encroachments, easements, rights-of-way, or open spaces, so long as the modifications do not conflict with the overall intent of the Specific Plan; and • The determination that a use may be allowed which is not specifically listed as permitted, but which may not be determined as analogous and/or accessory use explicitly listed as permitted, as made by the Planning Director. Implementation V-93 Riverside at Silverbell Specific Plan 7. Substantial Change This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code, Title 5 Section 05.06.07, Specific Plan Changes. The owner or agent of the property may submit to the Planning Director a written application to amend one or more of the Specific Plan regulations. Depending on the type of request, the Planning Director may determine the request to be a substantial change to the Specific Plan. A substantial change requires the applicant to submit all sections or portions of the Riverside at Silverbell Specific Plan that are affected by the change(s). After review, the Planning Director shall refer the request to amend with his recommendations to the Planning Commission for noticed public hearing. The Planning Commission shall make its recommendation to the Town Council which, after public hearing, shall approve, reject, or modify the proposed amendment. Implementation V-94 .---=Cv 77 7 or lift RLME w = vA ud m to m in NWI f OW -0 w At *now .R# k h FL11 , . F R A `�•�-, s `,• tier' - [� • f E -C I FF7 1� C_ OP"' 00 PE I p OL 0. oo� A 7-7- 14 4P. Ar a 19 - - fu JL JAW w _ COMMERCIAL If OFFICE PLAZA (TYP) ?.410 1-3 STORY BUILDINGS Z ♦ r � R f dip. lu �..-- ...'.�- ENTRANCE ti INA ROAD Riverside at Silverbell Specific Plan ILLUSTRATIVE SITE PLAN IN ,► M 40 `V 4 i �• CLUBHOUSE ! REC AREA - -, - COMMERCIAL 1 OFFICE ENTRANCE = 40 _ "-..� '»" i � * � � . '" ' ` : .•fir . ,` ,�r�•+� •, h r`�\ - APARTMENT BUILDING ` r r r^ •• MULTI -FAMILY ENTRANCE -'• 2 STORY - - - _ APPROX 12.16 UNITS - *-7— VIP .. ' •r + - - � � � , �-• ~ • 4r�'�-.* ..:--ems- _ f- - ._0. I + r 1► A t i 1 > CONVENIENCE STORE -- ,.. i. t-A�� f _ i - If GAS STATION I "� I - - �► • . ;' '• .r:i mss. _ ," its ENTRANCE P ..Ib • r,. ...- f PEDESTRIAN CONNECTION PEDESTRIAN CONNECTION � �p T4 COMMERCIAL FOR RESIDENTS TO SANTA CRUZ RIVER PARK . y :IAtIy •. • RETAIL 1 RESTAURANT, + . • .'' WATER HARVESTING ° '�_ ,. .•- i', ., +� o* , *1?* 09 �0 �0''*+'�' ` - ��'�• � � �, PARKING LOT SWALE (TYP) � � ' ! • � r •s • BUILDING UNDERPASS t _* V a 10•+�' �r i'� s� �. • „r e.) • .., `Ii • M • -` .. ` # • • • i fir "� F . ✓ ok *`'..•,�!��* �� �t� St" y •• ,i• • ' • A � #'� "yj•4r a s.��:r '� ! IA�.rEDTOW Ci USE + ► !�I ATTACHED H U, - ::►�` - fir,' ,. $r • . _ '�• ,=r �•• EMERGENCY ACCESS (TYP) rte► . �• .# F•+�• r , a, .♦ 11 _ . '} i.s • „� a. +i a� � � : f � „ 4 i,�Voi. #♦• JAL a a1� •••f*k+ •4� •• s �.• + r . t .� • • •i • •- iillwrX11 �/' � •►, fa. :top* !- � • •0 ` s r `. • 4 fx`r% � r1 ' F• +. wj , ' • + -� ! f' • w`° i "E, -• •' •. • , . rr " # • ` • ♦� • • '�' i M�4* ��. �M•/�i), � � #.rlr` ,\V��,' •/' �• fii H .; '�'� elf,• I� _ �•r.�� ••.: _ .- •.�� , a ,r.�• ."'� + r , r�• _ - •s' .r, - .. _ • t '4.. , J 41 f 14 •� • E#I�' 1:0 •' '. "� •7 > + +y • e • r +• • t .y� ++ ' •* `. • 1''• ' a' a °•i 4' •`• ••� - - �� • _ "� 1i• •f - 7 `, • •• y` ` , i all •,f ; r • ` .«t. • �'y • t ' , , V • .•� +�� Af ir a "Alp • .i ' 114 A a PIPN � •� � Q1'q � � *� . 7 s� �' • !� ,, ,� �► • �: �' ` , .. '' l '� • � � .��► r: � � . � ' .' � , i .� ' � # ,` + � , • ' �. 1 �� \*+ _.4►•"• �- 7L. Tn . . '■ + * •'.. `' .'' �_ ', " . is • ■ 4 • Y 'i-, j -. .J} S'llli- •• •. i M { 'b . , `' ' , .. r► • ' RIVE DE A LVERBEL F PLAN �� ., ' if-�© ILII ; �• � � W �, F'1'4K3J(LT'IVNIT DATE 12MI13 - h:.k NAME 65P -01 -Si EPLr4N p 12D613.DIf41G fflAppendix A- Illustrative Site Plan VI -96 Riverside at Silverbell Specific Plan B. Bibliography Aerial Photographs, Pima Association of Governments, 2012. Town of Marana Land Development Code, Title 8 - General Development Regulations, revised May 2011. Town of Marana Land Development Code, Title 6 - Subdivision Requirements, revised March 2011. Town of Marana Land Development Code, Title 5 - Zoning, revised May 2011. Town of Marana General Plan, 2010. Town of Marana Strategic Plan II, March 2012. Town of Marana Parks, Recreation, Trails, and Open Space Master Plan, 2010. FEMA Flood Insurance Rate Map, Pima County, Arizona. Institute of Transportation Engineers, Trip Generation Manuals, 7th Edition, Volumes 1 & 3)2003. MapGuide, Pima County Geographic Information Systems, 2013. Pima Regional Trail System Master Plan, revised May 2012. Appendix B: Bibliography VI -97