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HomeMy WebLinkAboutSilverbell Gateway Specific Plan PCZ1403-001 AcceptedF. ANN RADRIGUEZ, RECORDER Recorded By: KMS DEPUTY RECORDER 4935 SMARM TOWN OF MARANA PICKUP SEQUENCE: NO. PACES: URI) IN PICK UP AMOUNT PAID: MARANA ORDINANCE NO. 201 4.025 20142960185 4 10/23/2014 13:58 $7.00 RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 92 ACLS OF LAND LOCATED ON BOTH THE NORTHEAST AND NORTHWEST CORNERS OF INA AND SILVERBELL ROAD ONE MILE WEST OF INTERSTATE 10, WEST OF THE SANTA CRUZ RIVER, FROM `ZONE A - SMALL LOT,' `ZONE E — TRANSPORTATION CORRIDOR,' `LI — LIGHT INDUSTRIAL,' `NC — NEIGHBORHOOD COMMERCIAL,' `VC - VILLAGE COMMERCIAL,' `R-6 RESIDENTIAL,' `R-10 RESIDENTIAL,' AND `R-36 RESIDENTIAL' TO `F' SPECIFIC PLAN FOR THE PURPOSE OF CREATING THE SILVERBELL GATEWAY SPECIFIC PLAN; AND APPROVING A MINOR AMENDMENT TO THE GENERAL PLAN WHEREAS Shetland Properties Company, LLC, Prestwick Properties, LLC and Doornoch Properties, LLC, (the "Property Owners") collectively own approximately 92 acres of property located on both the northeast and northwest corners of Ina and Silverbell Road one mile west of Interstate 10, west of the Santa Cruz River, within a portion of the South half of Section 3 5, Township 12 South, Range 12 East, as described in Exhibit "A" attached to and incorporated in this ordinance by this reference (the "Rezoning Area"); and WHEREAS the Property Owners have authorized The Planning Center (the "Applicants") to submit an application to rezone the 92 acres from gone A - Small Lot', gone E — Transportation Corridor', `LI — Light Industrial', `NC — Neighborhood Commercial', `VC - Village Commercial', `R-6 Residential', `R-10 Residential', and `R-36 Residential' to `F' (Specific Plan) ("this Rezoning"); and WHEREAS, the Marana Planning Commission held a public hearing on September 24, 2014 to consider an application to rezone the Rezoning Area to `F' and voted unanimously (6-0 with one Vacant commission seat) to recommend that the Town Council approve this Rezoning; and, WHEREAS, the Marana Mayor and Town Council held a public hearing on October 21, 2014 and determined that the application for rezoning 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 `Zone A - Small Lot,' `Zane E --- Transportation Corridor,' `LI — Light Industrial,' `NC — Neighborhood Commercial,' `VC - Village Commercial,' `R-6 Residential,' `R-10 Residential,' and `R-36 Residential' to `F' Specific Plan, creating the Silverbell Gateway Specific Plan. Section 2. A minor amendment to the General Plan is hereby approved, changing the Section 3. This Rezoning is subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this Rezoning): 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. Any preliminary plat or development plan shall be in general conformance with the Land Use Concept of the Silverbell Gateway Specific Plan. 3. Based on the Town -accepted Traffic Impact Study's traffic data and findings, the developer of this project shall be responsible for the design and construction of the following off-site roadway improvements: a. Construction of the raised concrete median on Silverbell Road from the point where it currently terminates just north of Ina Road northward to the intersection with Driveway #1. b. On Silverbell Road at Driveway #1: the installation of a traffic signal, construction of a northbound left -turn lane and right -turn lane, and the striping of a southbound left -turn, lane. c. On Silverbell Road at Driveway #2: the construction of a northbound and a southbound directional left -turn lane, and the construction of a northbound right -turn lane. d. On Silverbell Road at Driveway #3: the construction of a northbound and a southbound directional left -turn lane, and the construction of a northbound right -turn lane. e. On Silverbell Road at the signalized intersection with Ina Road: the construction of an additional southbound left -tum lane and the installation of all associated signage., striping, signal equipment and timings. f On Ina Road at Driveway #4: the construction of a westbound right -turn lane. g. On Ina Road at Driveway #5: the installation of a traffic signal and the construction of a westbound right -turn lane. h. On Ina Road at Driveway #6: the construction of an eastbound left -tum lane and a westbound right -turn lane. L The timing for the design and construction of the roadway improvements described above shall be determined by the Town based on the construction phasing for the project and the findings of additional traffic studies that will be required at the development plan stages of the project. Any further roadway improvements required based on the findings of the additional traffic studies shall be the responsibility of the developer. 4. The developer will be responsible for the design and construction of any other roadway improvements that the Town requires based on the data and findings of the accepted traffic impact analysis and other traffic studies that will be required at the platting or development plan stages of this project. 5. 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 (subject to any credits to be {0003 9911. E"X / 2) Ordinance No 2014.025 - 2 - 10114/2014 2:03 ?M CR/FC determined in accordance with a development agreement currently under negotiation between the Developer and the Town). 6. 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. In any event, the Town shall determine and request such reasonable adjustments from the Developer no later than December 31, 2016, and the reasonable adjustments shall require the Developer to dedicate at no cost not more than 20 feet of additional right-of-way in fee along the rights of way depicted on the current plans and 50 feet of additional easements along the rights of way. Dedications that exceed these limitations shall require either just compensation or waiver of just compensation. 7. The property owner shall not cause any further lot split or lot line modification of any kind without the written consent of the Town of Marana. 8. No approval, permit or authorization by the Town of Marano authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 9. 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 II 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. 10. 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. 11. 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. 12. The developer shall submit an annual report within 30 days of the anniversary of the Town Council's approval of the Silverbell Gateway Specific Plan in accordance with the requirements defined in the Land Development Code. 13. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for the Silverbell Gateway Specific Plan. 14. A drainage report must be submitted by the developer and accepted by the Town Engineer prior to Town approval of the preliminary plat. 15. A detailed traffic analysis shall be submitted and accepted by staff prior to approval of any preliminary plat or development plan. (0003 9911 - DOCX / 2) Ordinance No 2014M5 - 3 - 10/1412014 2.03 PM CR/FC 16. Developer shall relinquish, either pursuant to a development agreement with the Town or by other documentation satisfactory to the Town Attorney, all of the Developer's rights tinder the development agreement dated April 17, 1991, and recorded in the office of the Recorder of Pima County, Arizona, on April 24, 1991, at Docket 9024, Page 1026, to the extent the said development agreement affects land included within the Silverbell Gateway Specific Plan. 17. Upon adoption of the Rezoning Ordinance by Mayor and Council approving the Sliverbell Gateway Specific Plan, the applicant shall provide the Planning Department with the following: One non -bound original; 8 bound copies, and 8 electronic copies on CD in PDF format. 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 Town Council of the Town of Marana, Arizona, this 21 st day of October, 2014. Mayor Ed Honea ATTEST: &&Iyn C. Bb4lson, Town Clerk 10003991 LIX)CX 12 j Ordinance No 2014.025 ,1'1'ROV D AS 0 FORM: 0 —7d Fqffik Cass' Town Attorney -4- �4'.. -W/o Z0, �O'N� 10/14/2014 2:03 PM CR/FC LEGAL DESCRIPTION vAurFi 1 EXHIBIT A THAT PORTION OF THE SOUTH HALF OF SECTION 35, TOWNSHIP 12 SOUTH, RANGE 12 EAST, GILA AND SALT RIVER MERIDIAN, PIMA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS: COMMENCING AT A BRASS ADOT DISC SURVEY MONUMENT AT THE SOUTHEAST CORNER OF SAID SECTION 35; THENCE NORTH 00020'16" 'WEST 75.00 FEET UPON THE EAST LINE THE SOUTHEAST QUARTER OF SAID SECTION 35 TO THE NORTH RIGHT OF WAY LINE OF INA ROAD; THENCE SOUTH 89°52'31" WEST 742.86 FEET UPON SAID NORTH RIGHT OF WAY LINE BEING A LINE 75.40 FEET NORTHERLY OF AND PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST QUARTER, TO THE POINT OF BEGINNING; THENCE CONTINUE SOUTH 89052'31" WEST 1673.85 FEET UPON SAID NORTH RIGHT OF WAY LINE TO A TANGENT CURVE CONCAVE NORTHEASTERLY, BEING THE SOUTHEAST CORNER OF THE REALIGNED SILVERBELL ROAD AS CONVEYED AND DESCRIBED IN THE DEED OF GIFT NO. 1 RECORDED IN DOCKET 12451 AT PAGE 3844, RECORDS OF THE PIMA COUNTY RECORDER; THENCE NORTHWESTERLY UPON THE NORTHEASTERLY RIGHT OF WAY LINE OF REALIGNED SILVERBELL ROAD (BEING THE NORTHEASTERLY LINE OF SAID DEED OF GIFT NO. 1) AND UPON THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 7000413011, FOR AN ARC DISTANCE OF 30.55 FEET TO A TANGENT LINE; THENCE NORTH 20006'58" WEST 339.04 FEET UPON SAID NORTHEASTERLY RIGHT OF MAY LINE TO A TANGENT CURVE CONCAVE SOUTHWESTERLY; THENCE NORTHWESTERLY UPON SAID NORTHEASTERLY RIGHT OF WAY LIFE AND UPON THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 2225.00 FEET AND A CENTRAL ANGLE OF 13°26'35", FOR AN ARC DISTANCE OF 522.04 FEET TO A TANGENT LINE AT THE SOUTHEAST CORNER OF THE REALIGNED SILVERBELL. ROAD AS CONVEYED AND DESCRIBED IN THE DEED OF GIFT NO. 2 RECORDED IN DOCKET 12645 AT PAGE 494; THENCE NORTH 33033134" WEST 1271.38 FEET UPON SAID NORTHEASTERLY RIGHT OF WAY LINE (BEING THE NORTHEASTERLY LINE OF SAID DEED OF GIFT NO. 2) TO A TANGENT CURVE CONCAVE SOUTHWESTERLY; THENCE NORTHWESTERLY UPON SAID NORTHEASTERLY RIGHT OF WAY LINE AND UPON THE ARC OF SAID CURVE TO THE LEFT, HAILING A RADIUS OF 1030.00 FEET AND A CENTRAL ANGLE OF 02°48'06", FOR AN ARC DISTANCE OF 50.36 FEET TO A NON -TANGENT LINE; THENCE, DEPARTING SAID RIGHT OF WAY LINE, NORTH 56002'17" EAST 1.01 FEET TO THE MOST SOUTHERLY CORNER OF THAT PARCEL CONVEYED AND DESCRIBED IN THE DEED OF GIFT RECORDED IN DOCKET 11398 AT PAGE 1383; THENCE NORTH 22°45'21" EAST 549.54 FEET UPON THE SOUTHEAST LINE OF SAID PARCEL TO THE SOUTH LINE OF THAT PARCEL CONVEYED AND DESCRIBED IN Page I of 4 THE SPECIAL WARRANTY DEED RECORDED IN DOCKET 13561 AT PAGE 3632, BEING A NON -TANGENT CURVE CONCAVE NORTHEASTERLY, THE RADIUS POINT OF SAID CURVE BEARS NORTH 43047'41" EAST; THENCE SOUTHEASTERLY UPON SAID SOUTH LINE AND UPON THE SOUTH LINE OF THAT PARCEL CONVEYED AND DESCRIBED AS PARCEL 2 IN THE WARRANTY DEED RECORDED IN DOCKET 13012 AT PAGE 629 AND UPON THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 2610.00 FEET AND A CENTRAL ANGLE OF 21018134", FOR AN ARC DISTANCE OF 970.71 FEET TO A TANGENT LINE; THENCE, CONTINUING UPON THE SOUTH LINE OF SAID PARCEL 2, SOUTH 67030'53" EAST 528.50 FEET TO A TANGENT CURVE CONCAVE NORTHERLY; THENCE EASTERLY UPON SAID SOUTH LINE AND UPON THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 1335.00 FEET AND A CENTRAL ANGLE OF 11 049134", FOR AN ARC DISTANCE OF 275.55 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL 2 CONVEYED IN DOCKET 1.3012 AT PAGE 629; THENCE NORTH 00007'29" WEST 71.46 FEET UPON THE EAST LINE OF SAID PARCEL 2 TO A NON -TANGENT CURVE CONCAVE NORTHERLY, THE RADIUS POINT OF SAID CURVE BEARS NORTH 11015'52" EAST, SAID CURVE BEING THE SOUTHWEST LINE OF THAT PARCEL CONVEYED AND DESCRIBED AS PARCEL 1 IN SAID WARRANTY DEED RECORDED IN DOCKET 13012 AT PAGE 629; THENCE EASTERLY UPON SAID SOUTHWEST LINE AND UPON THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 1265.00 FEET AND A CENTRAL ANGLE OF 00022'49"1 FOR AN ARC DISTANCE OF 8.40 FEET TO A POINT OF REVERSE CURVATURE OF A TANGENT CURVE CONCAVE SOUTHERLY; THENCE EASTERLY UPON SAID SOUTHWEST LINE AND UPON THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 550.00 FEET AND A CENTRAL ANGLE OF 19048'58", FOR AN ARC DISTANCE OF 190.22 FEET TO A POINT OF COMPOUND CURVATURE OF A TANGENT CURVE CONCAVE SOUTHWESTERLY; THENCE SOUTHEASTERLY UPON SAID SOUTHWEST LINE AND UPON THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 1861.00 FEET AND A CENTRAL ANGLE OF 43044'15"f FOR AN ARC DISTANCE OF 1420.62 FEET TO A NON -TANGENT LINE BEING THE WESTERLY PROLONGATION OF THE NORTH LINE OF THAT PARCEL DESCRIBED IN THE QUIT -CLAIM DEED RECORDED IN DOCKET 11565 AT PAGE 4351; THENCE NORTH 89052'31" EAST 2.22 FEET UPON SAID WESTERLY PROLONGATION TO THE DIVEST LINE OF SAID PARCEL, BEING A NON -TANGENT CURVE CONCAVE WESTERLY, THE RADIUS POINT OF SAID CURVE BEARS SOUTH 74158'14" WEST; THENCE SOUTHERLY UPON SAID WEST LINE AND UPON THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 1846.00 FEET AND A CENTRAL ANGLE OF 08013'19", FOR. AN ARC DISTANCE OF 264.90 FEET TO THE SOUTHWEST CORNER OF SAID PARCEL, BEING ON THE NORTH LINE OF THAT PARCEL DESCRIBED IN DOCKET 7523 AT PANE 13618; Page 2 of 4 THENCE SOUTH 8952'31" 't1V'EST 67.35 FEET UPON SAID NORTH LINE TO THE WEST LINE OF SAID PARCEL; THENCE SOUTH 00007129" EAST 239.90 FEET UPON SAID WEST LINE TO THE POINT OF BEGINNING. PARCEL 2 BLOCK 1, OF SILVERBELL WEST, A SUBDIVISION OF PIMA COUNTY, ARIZONA, ACCORDING TO THE PLAT RECORDED AT SEQUENCE NO. 20130740060, RECORDS OF THE PIMA COUNTY RECORDER. PARCELS 1 AND 2 TOGETHER CONTAINING 91.27 ACRES, MORE OR LESS. THE BASIS OF BEARINGS FOR THIS LEGAL DESCRIPTION IS THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 35, TOWNSHIP 1.2 SOUTH, RANGE 12 EAST, GILA AND SALT RIVER MERIDIAN, AS MONUMENTED BY A 3 INCH ADOT BRASS DISC AT THE SOUTHEAST CORNER OF SAID SECTION 35 AND BY ANOTHER 3 INCH BRASS DISC IN A STREET WELL STAMPED "RLS 352.35" AT THE SOUTH ONE QUARTER CORNER OF SAID SECTION 35; THE DISTANCE BETWEEN SAID MONUMENTS BEING 2626.98 FEET AND SAID BEARING BEING; SOUTH 89052131" WEST. F: \4094_Ina_Silverbell\Survey\Legals j4094LGfl2_METFS,BOUNDS—BOUNDARY. D00x LANG s CA r y`trl 23357 ROBERT L BROW! O'NA 0 kp 1 r-e!s 3/-3%1% �l► Page 3 of 4 qr� LLI u w Oct CL . . . . . . . . . . . . . . . . . . . . . . ............ �o� Lu IL NJ 3945 EAST FORT LOWELL ROAD - SUITE 111 TUCSON, AZ 85712 520.795.1000 (FAX)520.322.6956 61) LLJ Z LJ V) cr. 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Iverbe ll\Survey\Lega Is\ 4094LG02-METES-BOUNDS-BOUNDARY.dgn Silverbell Gateway Specific Plan Marana, Arizona Submitted to: Town of Marana Planning Department 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: Prestwick Properties, LLC 2841 North Orlando Avenue Tucson, Arizona 85712 Telephone: (520) 977-8118 Shetland Properties Company, LLC 1360 North Kolb Road Tucson, Arizona 85715 Telephone: (520) 290-9313 Doornoch Properties, LLC 2841 North Orlando Avenue Tucson, Arizona 85712 Telephone: (520) 977-8118 Prepared by: The Planning Center 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone: (520) 623-6146 With assistance from: Rick Engineering 3945 East Fort Lowell Road Tucson, Arizona 85712 Telephone: (520) 795-1000 PCZ -14012 November 2014 Silverbell Gateway Specific Plan SectionI. Introduction................................................................................................................... 1 A. Background..................................................................................................................................................2 Section II. Inventory and Analysis................................................................................................ 5 A. Purpose and Intent....................................................................................................................................... 6 B. Existing Land Uses.......................................................................................................................................6 1. Site Location.......................................................................................................................................6 2. Existing On -Site Land Use and Zoning..............................................................................................8 3. Existing Conditions on Properties within a One -Quarter Mile Radius...............................................8 4. Well Sites within 100 Feet of the property........................................................................................10 C. Topography and Slope...............................................................................................................................14 1. Hillside Conservation Areas..............................................................................................................14 30 2. Rock Outcrops..................................................................................................................................14 3. Slopes of 15% or Greater.................................................................................................................14 4. Other Significant Topographic Features...........................................................................................14 32 5. Pre -Development Cross-Slope.........................................................................................................14 D. Hydrology, Water Resources and Drainage..............................................................................................16 1. Off -Site Watersheds.........................................................................................................................16 2. On -Site Hydrology.............................................................................................................................18 3. Existing Drainage Conditions along Downstream Property Boundary............................................20 40 E. Vegetation...................................................................................................................................................25 1. Vegetative Communities and Associations On-Site.........................................................................25 2. Significant Cacti and Groups of Trees..............................................................................................25 3. Special -Status Plant Species...........................................................................................................25 4. Vegetative Densities.........................................................................................................................26 F. Wildlife........................................................................................................................................................30 1. Letter from Habitat Specialist............................................................................................................ 30 2. Arizona Game and Fish Department Environmental Review..........................................................30 G. Viewsheds..................................................................................................................................................32 1. Viewsheds Onto and Across the Site............................................................................................... 32 2. Area of High Visibility from Adjacent Off -Site Uses..........................................................................32 H. Traffic Circulation and Road System.........................................................................................................37 1. Existing and Proposed Off -Site Streets............................................................................................37 2. Existing Access and Rights-of-Way.................................................................................................39 3. Roadway Improvements................................................................................................................... 40 4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by Trafficfrom this Site..........................................................................................................................40 5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial Streets, Parks and Schools..............................................................................................................40 I. Recreation and Trails.................................................................................................................................43 1. Open Space, Recreation Facilities, Parks and Trails.......................................................................43 J. Cultural Resources.....................................................................................................................................45 d 2) 10 Table of Contents i Silverbell Gateway Specific Plan 1. Location of Resources On-Site.........................................................................................................45 K. McHarg Composite Map............................................................................................................................47 Section III. Land Use Proposal................................................................................................... 49 A. Purpose and Intent..................................................................................................................................... 50 B. Design Principles and Vision......................................................................................................................50 C. Relationship to Adopted Plans................................................................................................................... 50 1. Marana General Plan........................................................................................................................50 2. Marana Strategic Plan......................................................................................................................54 D. Compatibility with Adjoining Development and Location Restrictions.......................................................55 1. Adjoining Development Compatibility...............................................................................................55 E. Land Use Concept Plan.............................................................................................................................55 1. Development Area A, B & C.............................................................................................................56 2. Development Area D........................................................................................................................58 F. Circulation Plan..........................................................................................................................................60 1. External Roads.................................................................................................................................60 2. Internal Roads...................................................................................................................................61 G. Post Development Hydrology.....................................................................................................................61 1. Land Use Concept Plan Response to Hydrologic Characteristics...................................................61 2. Encroachment and Modification of Drainage Patterns....................................................................61 3. Engineering and Design Features to be Used to Address Drainage and Erosion Problems .......... 61 4. Potential Drainage Impacts to Off-site Land Uses Upstream and Downstream .............................63 5. Land Use Concept Plan Conformance with Area Plan, Basin Management Plan, and Town Policies.............................................................................................................................................. 63 H. Environmental Resources..........................................................................................................................65 1. Waters of the United States.............................................................................................................. 65 2. Federally Endangered Species and Other Special Species............................................................ 65 3. Wildlife Corridor.................................................................................................................................65 I. Landscape & Buffering...............................................................................................................................65 1. Native Plant Preservation.................................................................................................................66 J. Utilities........................................................................................................................................................66 1. Water.................................................................................................................................................66 2. Wastewater....................................................................................................................................... 68 3. Private Utilities..................................................................................................................................68 4. Sanitation and Recycling Services...................................................................................................68 K. Public Services........................................................................................................................................... 71 1. Police Service...................................................................................................................................71 2. Schools.............................................................................................................................................71 3. Fire Service....................................................................................................................................... 72 L. Recreation and Trails.................................................................................................................................74 1. Provision of Recreational Area......................................................................................................... 74 2. Open Space Ownership...................................................................................................................74 d ;6) 10 Table of Contents ii Silverbell Gateway Specific Plan 3. Off -Site Trail Access and Maintenance............................................................................................74 M. Cultural, Archaeological and Historic Resources.......................................................................................75 Section IV. Development Regulations....................................................................................... 76 A. Purpose and Intent..................................................................................................................................... 77 B. General Provisions.....................................................................................................................................77 1. Applicable Codes..............................................................................................................................77 2. Additional Uses................................................................................................................................. 77 3. Temporary Uses...............................................................................................................................78 4. Mix of Uses.......................................................................................................................................78 C. Development Standards.............................................................................................................................78 1. Development Area A.........................................................................................................................78 2. Development Area B.........................................................................................................................83 3. Development Area C........................................................................................................................87 4. Development Area D........................................................................................................................92 5. General Development Standards.....................................................................................................96 6. Landscape Buffering and Screening Standards..............................................................................99 7. General Landscape Program...........................................................................................................99 118 8. Parking Regulations........................................................................................................................100 9. Street Standards.............................................................................................................................103 119 D. Design Guidelines....................................................................................................................................104 1. Purpose and Intent..........................................................................................................................104 2. Applicability.....................................................................................................................................104 3. Design Review Committee.............................................................................................................104 4. Single -Family Residential Detached Housing................................................................................104 5. Single -Family Residential Attached and Multi -Family Residential Guidelines ..............................104 6. Commercial Design Guidelines......................................................................................................106 7. Monumentation and Signage..........................................................................................................107 8. Lighting............................................................................................................................................107 9. Drainageways Standards...............................................................................................................107 10. Recreation, Bicycle and Pedestrian Circulation.............................................................................109 E. Definitions.................................................................................................................................................112 Section V. Implementation and Administration...................................................................... 118 A. Purpose....................................................................................................................................................119 1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations ..... 119 2. General Implementation Responsibilities.......................................................................................119 3. Interpretation...................................................................................................................................120 4. Development Review Procedures..................................................................................................120 5. Specific Plan Amendments.............................................................................................................121 6. Administrative Change....................................................................................................................121 7. Substantial Change........................................................................................................................122 Bibliography............................................................................................................................... 123 2, do Table of Contents iii Silverbell Gateway Specific Plan List of Exhibits ExhibitI.A.1: Regional Context............................................................................................................................4 Exhibit11.8.1: Site Location..................................................................................................................................7 Exhibit II.B.3.a: Existing Zoning.........................................................................................................................11 Exhibit 11.B.3.b: General Plan Designations......................................................................................................12 Exhibit II.B.3.c: Existing Land Uses...................................................................................................................13 Exhibit II.C.1: Topography and Slope...............................................................................................................15 Exhibit II.D.1: Off -Site Watersheds...................................................................................................................22 Exhibit II.D.2: On -Site Hydrology.......................................................................................................................23 Exhibit II.D.2.c: FEMA FIRM..............................................................................................................................24 Exhibit II.E.1: SDCP Vegetative Communities and Associations.....................................................................27 Exhibit II.E.2: Site Resource Inventory...............................................................................................................28 ExhibitII.E.4: Vegetation Densities....................................................................................................................29 Exhibit II.F.1: AGFD Online Environmental Review..........................................................................................31 ExhibitII.G.1.a: Photo Key Map........................................................................................................................33 ExhibitII.G.1.b: Site Photos..............................................................................................................................34 Exhibit II.G.1.b: Site Photos, continued.............................................................................................................35 ExhibitII.G.2: Visibility........................................................................................................................................ 36 ExhibitII.H.1: Traffic...........................................................................................................................................38 ExhibitII.H.5- The Loop Map..............................................................................................................................42 Exhibit 11.1.1: Recreation and Schools...............................................................................................................44 Exhibit I I.J.1: Archaeological Search Letter......................................................................................................46 Exhibit II.K.1: McHarg Composite Map.............................................................................................................48 Exhibit III.E.1: Conceptual Development Plan..................................................................................................59 Exhibit III.G.1: Post Development Hydrology.....................................................................................................64 Exhibit III.J.1: Water Service Letter...................................................................................................................67 Exhibit I I I.J.2.a: Existing Sewer Facilities.......................................................................................................... 69 Exhibit I I I.J.2.b: Wastewater Capacity Response............................................................................................. 70 ExhibitIII.K.3: Fire Service................................................................................................................................ 73 Exhibit IV.D.9: Typical Channel Cross-Sections..............................................................................................108 Exhibit IV.D.10: Proposed Bicycle and Pedestrian Circulation........................................................................111 List of Tables Table II.E.3: USFWS List of Plant Species for Pima County.............................................................................25 TableI I . H .2: Roadway Inventory........................................................................................................................ 39 Table of Contents iv Silverbell Gateway Specific Plan Table III.K.2: School Capacities & Enrollments.................................................................................................71 Table IV.C.3.a: Single Family and Multi Family Residential Development Standards......................................96 Table IV.C.3.a: Single Family and Multi Family Residential Development Standards (cont'd) ........................97 Table IV.C.3.b: Non-residential Development Standards..................................................................................98 Table of Contents v .. 1 RL Nt Ilk low M " r A A r � ]JI •• s• �' '� s ..i �,.qr 01- W _ 4:0 I . • , �� i. t �•��� }`s-�;<•#���� �+r-�� r€r-#tx= =t +�-�r_;€�I<� �_�_-1�€-r;�� �-�E �-�;i-#;Et;� %a-€ �.iii• (•� 'I 1• .�• l • Ire 11 • `I.., '. . `I f• • 1' t (A'In • J .+ I .'C. ♦ �r 1 r, �f • 1 � 1 'i 4. Ir • r . � -• �" � • 1 � L A • I � /I t' - '1 -��' ► � � �'1.. 1 '` "•,t� i ki + '�+IL• ti � ;�,JR' V i ii 1 v � �3• � ,� ylli � `. n�' y'! Ilk I r . r . , M 1• .f � ,. � w ' - • LAN' � P IFI II � ► � I _ _ r• , I' i !• , i a � s Silverbell Gateway Specific Plan A. Background Silverbell Gateway Specific Plan is a planned mixed-use development consisting of 92 - acres located within the Town of Marana limits on both the northeast and northwest corners of Ina and Silverbell Roads. The major portion (approximately 84 -acres) of Silverbell Gateway is bounded by both the Santa Cruz River and Santa Cruz River Park shared -use path (The Loop) on the east, Silverbell Road on the west and Ina Road on the south. The north boundary is bounded by vacant land with a large concrete drainage structure adjacent. The 8 -acre parcel on the northwest corner of Ina and Silverbell Roads is bound to the west and north by the Silverbell West subdivision, which is currently under construction and used to be under the same ownership as this parcel. Ina Road is adjacent to the southernmost boundary of the Plan area, and is scheduled to become afour-lane divided roadway with a median opening located one-quarter of a mile east of Silverbell along Ina Road. Construction is set to commence in 2016 and last two years. The current Major Streets and Routes plan shows Ina Road as a four lane arterial with a future right-of-way of 150 feet with sidewalks and bike lanes in either direction. Reconstruction of the Interstate 10 traffic interchange at Ina Road is also expected to impact the project and is on the same construction horizon as the Ina Road improvements. The Arizona Department of Transportation (ADOT) project is expected to build a grade - separated interchange at Ina Road with new traffic loops on the interchanges east and west sides. The subject property has been extensively graded and lies vacant except for several large 40 -yard roll -off dumpsters associated with the reclamation of the open pit quarry on-site. The inert landfilling operation is a vehicle in which the previous sand and gravel quarry pit located on the site is being reclaimed. The pit is 60 feet deep and covers approximately 18 acres. It is being reclaimed using inert materials such as dirt, rock, concrete, asphalt, brick, and block. The material is checked throughout the day to make sure that no load has more than 10% non -inert material contamination such as: wood, plastic, paper, etc. The non -inert materials are removed by company personnel. The material used to fill the pit is dumped at the site by paying customers. The material is then incrementally pushed over the side of the slope to build up the area below, producing level ground that will eventually be at grade with the remainder of the site. As the area is filled, the fill is compacted by a combination of day-to-day traffic and the application of generous amounts of water. The entire fill area will be capped with 4 -feet of dirt once filling of the pit is complete. The rate of fill is entirely dependent on the economic activity in the area. Since all the material comes from the construction and contracting industry, predicting a closure date is not possible. We have an anticipated final cap date of December 2018. The site is generally flat with little topographical variation except for the open pit quarry area and significant erosion along the on-site washes resulting in slopes greater than 15%. No mapped wildlife corridors exist on the site. As part of both the past mining operations and the current land reclamation process, much of the site has been cleared and little vegetation exists throughout the property. Additionally, 88 Introduction I-2 Silverbell Gateway Specific Plan the site contains several dirt -roads and paths that are regularly traversed by large trucks picking up or dropping off materials. The property inspection done as part of the Site Resource Inventory (SRI) revealed that the mapped Important Riparian Area (IRA) did not accurately reflect the riparian areas on-site. Therefore, the SRI proposes the modification of the IRA map to reflect the absence of IRA on the site. There are currently eight different zoning designations on the property ranging from low - and high-density residential to high-intensity commercial and employment. The specific plan provides an opportunity to combine the zoning designations on the property to allow for integration of uses already permitted under each of the current zoning designations. This is best accomplished by including property on both the east and west sides of Silverbell Road as one cohesive project that can respond to changes in market conditions without limiting the potential viability of developing a certain segment of the property. The Silverbell Gateway Specific Plan will be regulated by development standards and design guidelines to ensure that this gateway into the Town of Marana develops as a vibrant mixed-use community activity center. The Santa Cruz River and River Park shared -use path (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 as well as a cool, shaded, respite from the Arizona sun. Adjacent to the eastern boundary of the site, the Santa Cruz River offers views of birds and other desert wildlife. 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. See Exhibit I.A. 1: Regional Context. fflIntroduction I-3 Silverbell Gateway Specific Plan Exhibit I.A.1: Regional Context J LEGEND C) Site Location Tucson mountain Park W'RT 1 0, 12,10' 12500' Town of Marana; "i L..J Municipal Jurisdictions Pima County nLE NAME regional _6x8 - RRT-13.mxd SOURCE= Pima County GIS, 2013 Introduction 1-4 Iry Ago%, jw x •• fe r ML ,. . �[ a .4 'i� r1 � i• r'� f W- F r 1 �• • 4 f w - f t - r F f it . f{� Z « �j ► �" r! :10; { v r.'t i.3�° ■ !� r t i iii c f v }i i R i1. i T t. s 'l %� 1 i a �r t i n air r-� r td r.i t 6 t f �, y r! i ' « If L .•, r 3i r .. «I , + .. r} ' +' .. ; } Z , ., It 1 ! r 4"'' } r (' 0 .11 « 1r ,• X1.1 • Biu 1 .11 • M. • 1 i 1• « i 1• '•o R ;(•'r• 'r , .'1 • �! ;',�• ± • 1 11 Ir y If t���••1 � 1 �1 i i ' �«� ,, .SIG• ! r. «,•�� !•"il• i ��a�• ! � - F 1 �y�•� " , ';y.'�r+ - ', 1� 1 . � �'� , 1 ti � �• , i, ! � � }' •';� .. 1 , K �P r i'.,. � .. 1 f 1 '� � � 1 Y ! �� , 1 r •' •� � {" • 1' 4 0 . / r � 4• 1« e r t Y• r - r r � 4 . 1• r r _ 1. r =i11, INVENTORY AN ce si IFI AN'., t NALYSIS . 1 " a IL %Aft_ 1 Ak Ak.• • 4 a _ j.4� Silverbell Gateway Specific Plan A. Purpose and Intent The primary purpose of the Development Capability Report section of the Silverbell Gateway 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 southeast portion of Section 35, Township 12, Range 12 East. The property lies approximately one -mile west of Interstate 10 just west of the Santa Cruz River, at the intersection of Ina Road and Silverbell Road. The site is comprised of eight assessor's parcels. In total, the site area is approximately 92 -acres. See Exhibit 11.6.1: Site Location. fflInventory and Analysis II -6 Silverbell Gateway Specific Plan Exhibit 113.1: Site Location LEGEND Notes: . �,Specific Plan Boundary Project Site is located at-. Township 12S. Range 12E, and Section 35 NORTH C' 500' 1000, Township, Range& Section Acreage.- Approx. 92 AC Parcel ID Ws- 226-27-026A. 226-32-010G, Jurisdictions 226-32-0130, 226-32-016A. 226-32-016B. RLE NAIL RRT-13—location-mxd 226-32-010F, 226-27-027A, 226-33-2180 SOURCE: Pima County GIS. 2013 ffl Inventory and Analysis 11-7 Silverbell Gateway Specific Plan 2. Existing On -Site Land Use and Zoning The subject property has been extensively graded and lies vacant except for several large 40 -yard roll -off dumpsters. As shown on Exhibit 11.B.3.a: Existing Zoning, there is an abandoned quarry located on-site within the Light Industrial zone on approximately 18 acres that currently serves as an active land reclamation facility for the disposal of clean inert materials such as dirt, rock, block, concrete, asphalt, etc. Four culverts exist under Silverbell Road along the west boundary of the site and two other culverts cross Ina Road on either side of the Silverbell Road intersection. There is no existing access from Silverbell Road. There is no curb or sidewalk along the north side of the Ina Road frontage, adjacent to the south boundary, but there is however an existing dirt driveway onto the property. The existing zoning designations on the property include: • 15 -acres of "A", Small Lot Zone along the eastern portion of the site. The majority of the approximately 18 -acre quarry is included within this zone; • 0.2 -acres of "E", Transportation Corridor Zone near the middle of the north/east property boundary; • 48 -acres of "LI", Light Industrial throughout the majority of the site; • 5.3 -acres of "NC", Neighborhood Commercial on a major portion of the parcel located on the northwest corner of Ina Road and Silverbell Road; • a less than 0.1 -acre strip of "R-6", Single Family Residential at the northwest corner of the site; • less than 0.1 -acres of "R-10", Single Family Residential abutting the Silverbell West subdivision; • 0.4 -acres of "R-36", Single Family Residential along the Ina Road frontage; • 22.8 -acres of "vC", village Commercial on both the northwest and northeast corners of the Ina-Silverbell intersection. (See Exhibit 11.B.3.a: Existing Zoning.) It is worth noting that the proposed uses are already permitted on-site, but only on those portions of each parcel that are covered by a particular zoning designation. There is little to no overlap, even for similar or compatible uses. The specific plan zoning designation will allow the property to develop as one cohesive project rather than a piecemeal approach which creates problems with access and fails to respond to changes in market conditions. The specific plan also eliminates individual zoning designations that cover only small portions of the property and are virtually unusable due to their minimal 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.a are as follows: 88 Inventory and Analysis II -8 Silverbell Gateway Specific Plan North: Town of Marana A (Small Lot Zone), F (Continental Ranch Specific Plan), E (Transportation Corridor Zone) and R-6 (Single Family Residential) South: Town of Marana NC (Neighborhood Commercial), VC (Village Commercial), R-16 (Single Family Residential), R-36 (Single Family Residential), R-144 (Single Family Residential), Pima County CR -1 (Single Residence Zone) and SH (Suburban Homestead Zone) East: Town of Marana A (Small Lot Zone) and E (Transportation Corridor Zone) West: Town of Marana R-7 (Single Family Residential), R-10 (Single Family Residential), R-36 (Single Family Residential) and R- 144 (Single Family Residential) b. General Plan Land Use The 2010 Town of Marana General Plan indicates the site is designated Commercial and Industrial. The surrounding general plan designations within one-quarter mile of the site, as depicted in Exhibit Il. B. 3. b are as follows: North: Industrial & Santa Cruz Buffer South: Commercial & Low Density Residential East: Industrial & Santa Cruz Buffer West: Park & Low Density Residential C. Existing Land Uses The land uses of surrounding properties within one-quarter mile, as depicted in Exhibit II. B. 3. c: Existing Land Uses are as follows: North: Vacant Land, Crossroads District Park and Santa Cruz River South: Vacant Land, Proposed Silverbell Crossroads Shopping Center, Bridlewood West and Ina & Silverbell (Single -Family Residential Subdivisions) East: Vacant Land, Santa Cruz River and The Loop Shared -Use Path West: Vacant Land, Silverbell Place and Silver Shadows (Single - Family Residential Subdivisions) and Vacant (Silverbell West — Pending Single Family Residential Subdivision) fflInventory and Analysis II -9 Silverbell Gateway Specific Plan d. Number of Stories of Existing Structures There are no existing structures currently on the site except for several large 40 - yard roll -off dumpsters. There are one-story single-family residential homes and some two-story single-family residential homes located west of the site in the Silverbell Place and Silver Shadows subdivisions. Additional two-story homes are expected in the Silverbell West subdivision adjacent to the west boundary and currently under construction. All other homes within one-quarter mile of the site 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. Although it is not shown on that map, there is a proposal for a specific plan rezoning located directly south of the site across Ina Road on approximately 15 acres. f. Subdivision/Development Plans Approved There are five approved subdivision plats within sone -quarter mile radius of the project site. Silverbell Place, Silver Shadows and Silverbell West (currently under construction) are all one- and two-story single-family residential subdivisions located west of the site. Bridlewood West (1-41) and Ina & Silverbell (1-41) are one-story single-family residential subdivisions located south of the site. Silverbell Crossroads Shopping Center is located on the southwest corner of Ina and Silverbell roads, south of the site, and is currently in development plan review, D P R-08044 . 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 west 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. 4. Well Sites within 100 Feet of the property According to Pima County Geographic Information Systems and the Arizona Department of Water Resources, well #620939 is located on-site near the southeast corner of the property. 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 -10 Silverbell Gateway Specific Plan Exhibit II.B.3.a: Existing Zoning LEGEND Town of Marana Zoning Pima County Zoning Specific Plan Boundary A R-10 NC CR -1 NORTH 0, 500, 1000* 1/4 Mile Radius E R-16 VC SH r'.. Jurisdictions R-6 R-36 Ll SR FILE NAME zoning_6x8 — RRT-13 mxd R-7 r R-144 F SOURCE Pima County GIS, 2013 ffl Inventory and Analysis 11-11 Silverbell Gateway Specific Plan Exhibit 11.13.3.b: General Plan Designations LEGEND General Plan Land Use Designations an ou n Plan Boundary Master Planning AIndustrial [::I Specific � asa n n �rea NORTH 0- 500, 1400, r 114 Mile Radius Low Density Residential Park r Jurisdictions Commercial Santa Cruz Buffer FILE NAME: zoning _6x8_RRT-13_mxd SOURCE Pima Co,unty GIS, 2013 ffl Inventory and Analysis II -12 Silverbell Gateway Specific Plan Exhibit II.B.3.c: Existing Land Uses LEGEND Specific Plan Boundary 100 Foot Radius 1/4 Mile Radius Jurisdictions Approved Subdivision Plat Approved Development Plan - Washes Wells (Registry ID Number labeled) W"*rH 0, 400- 800, FILE NAME ex cond W I SP -01 mxd SOURCE Ptrna County GIS, 2013 ffiInventory and Analysis 11-13 Silverbell Gateway Specific Plan C. Topography and Slope The elevations on the property range from approximately 2,180 feet at the southwest portion of the site to approximately 2,148 feet at the northeast corner of the site. The Yuma Mine Wash has a flow rate of 5,000-10,000 CFS and enters the site along the west boundary and exits along the east boundary. Three other un -named washes exit the property near the same location along the east boundary, one with flows under 500 CFS and two with flows of 500- 1,000 CFS. Existing topography at 2' contour intervals is shown on Exhibit ll. 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 are 15% or greater slopes located within an old on-site quarry that is currently being filled in. Otherwise, there are only small areas immediately adjacent to the Yuma Mine Wash and another on-site wash that have 15% or greater slopes. 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 8.05%. 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 (160,914) 0.0023 = conversion of "square feet" into "acres x 100" A = total site area in acres (92 AC) ffl Inventory and Analysis II -14 Silverbell Gateway Specific Plan Exhibit ll.C.1: Topography and Slope t % 14k 4 et *46 te L I %0 "o ama dop 00, 14. q 00 4ft It 'b x NXt r -_A V rl 0 t x Ilk ilk I So,% 21 7 V- 4 C Z. a- N 41p, 4$ 0 40b N 00 4A C13 % *I of I N _. 0 110 4L te`--a X 40 _..k. am 4% .01 0\ 00 —01 1 0 a :•d J r , .41 400 #_ 114 Mw CP 2146 "Al 2134) 211TO --- 2146 21 2 &0 4" - 2170 t *6_ A .0 e d& "ft Wa WIP C2 % ,00 Lo ,amp db — — — — — -- — --Iro. .00 % 7-1 t X.1 r�r dop kt S. N;WSN *0 146 r qN. ZZ %.*11Q j %k moo vo \\tl N%\1 N% W A a 1100, Opp % 4,44 4% 00- *% *4 1 VP ift — _V 00, –0 dr 0 LEGEND Specific Plan Boundary Parcels 2' Elevation Contours 0 - 15% slopes 15-25% slopes M Greater than 25% slopes W RTH 0' 250 Soo, FILE NAME- topo_s1ope_6x8_RRT-13.mxd SOURCE: Pima County GIS, 2013 ffi Inventory and Analysis 11-15 Silverbell Gateway Specific Plan D. Hydrology, Water Resources and Drainage The following site hydrology information was analyzed and prepared by Rick Engineering Company. 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. 1. Off -Site Watersheds VVP_ct Parr�Pl a. Off -Site Watersheds There are 4 off-site watersheds that affect the west parcel (see Exhibit ILD. 1: Off -Site Watersheds). The first and second off-site watersheds (OS -3 and OS -4) are from the improvements to the Silverbell West subdivision immediately west of the parcel. The third off-site watershed (OS -5) is conveyed across the subdivision open space and enters at the southwest corner of the parcel. The fourth off-site Watershed (OS -6) is conveyed under Ina Road by a culvert to a constructed channel in the southeast corner of the parcel and then under Silverbell Road. The nature and quantity of these off-site flows will be further evaluated in the drainage report(s) prepared for the development of the site. The necessary improvements to convey the flows will be determined at that time and will be incorporated into the drainage improvements for the development. b. Off-site features that may affect or be affected by the site There are several off-site man-made features that impact the west parcel. These include Ina Road located along the southern boundary, Silverbell Road located along the eastern boundary and the Silverbell West Subdivision improvements along the western and northern boundary. These improvements affect the quantity and location of the flows onto the site through the use of culverts, channels and other drainage structures. c. Upstream Off -Site Watershed Discharges Off-site watershed OS -3 from the subdivision has a peak discharge of 49 cfs, watershed OS -4 has a peak discharge of 49 cfs and Watershed OS -5 has a peak discharge of 10 cfs per Revised Drainage Report for Silverbell West R-10, January 2013. The discharge for Watershed OS -6 which enters the site at the southeast corner by way of a 4-8'x4' RCB culvert is 700 cfs (per the Final Drainage Report for Silverbell Road, Cortaro Road to Ina Road, Engineering and Environmental Consultants, Inc., April 2002), with an associated watershed of 195 acres. fflInventory and Analysis II -16 Silverbell Gateway Specific Plan The reported peak discharges were taken from approved studies, reports, and plans or were calculated based on Pima County methodology. See Exhibit II.D.1: Off -Site Watersheds for the watersheds and concentration points described above. Fast Parr.Pl a. Off -Site Watersheds There are five (5) off-site watersheds that affect the east parcel (see Exhibit II.D.1: Off - Site Watersheds). The first and largest off-site watershed (OS -1) is the Santa Cruz River, with a 100 -year discharge of 80,000 cfs (estimated at Cortaro Road by the Final Drainage Design Report for Santa Cruz River Protection from Ina Road to Cortaro Road, 1989). The Santa Cruz River is located adjacent to the northeastern boundary. The second off-site watershed impacting the site is the Yuma Mine Wash, which is conveyed below Silverbell Road and enters the project by way of two culverts along the westerly property line. The third (OS -3, OS -4, and OS -5 combined with the west parcel on-site flows) and fourth (OS -6) off-site watersheds are conveyed by culverts under Silverbell Road from the west parcel and impact the southwest portion of the parcel. The fifth off-site watershed (OS -7) impacts the site near the intersection of Ina Road and Silverbell Road and enters the site through culverts under Ina Road. The nature and quantity of these off-site flows will be further evaluated in the drainage report(s) prepared for the development of the site. The necessary improvements to convey the flows will be determined at that time and will be incorporated into the drainage improvements for the development. b. Off-site features that may affect or be affected by the site There are several off-site man-made features that impact the site. These include Ina Road located along the southern boundary, Silverbell Road located along the western boundary, the constructed channel for the Yuma Mine Wash along the northwest boundary and the bank protection for the Santa Cruz River along the northeastern boundary. The roadway improvements limit the quantity and location of flows onto the site through the use of culverts, channels and other drainage structures. The existing constructed channel along the northwestern boundary prevents portions of the Yuma Mine Wash flows from entering the site and collects all runoff discharged from the site, including those flows conveyed through the site. A portion of the bank protection along the northeastern boundary, constructed as Town of Marana project number 2002-04, was constructed to the height of the 10 -year water surface elevation and thus the 100 - year flow is not contained within the channel. The height of this bank protection will be increased to contain the 500 -year flow as part of this proposed project. Until bank protection along the Santa Cruz River is raised, construction of critical facilities within the 500' -500 -year event Building Erosion Hazard Setback will comply with Title 21 of the Town of Marana Land Development Code, including section 21.05.07 — "Standards for Critical Facilities". The existing bank protection includes a full scour depth toe -down 88 Inventory and Analysis II -17 Silverbell Gateway Specific Plan along this entire project and when raised to contain the 500 -year flow, will eliminate the Building Erosion Hazard Setback on the parcel for the Santa Cruz River. c. Upstream Off -Site Watershed Discharges The discharge of Watershed OS -2 (Yuma Mine Wash) along the project western boundary is 5603 cfs and has a tributary area of 4.46 square miles (calculated by the Tucson Mountain Basin Study, Camp Dresser & McKee Inc., 1987). Flow in the Yuma Mine Wash splits upstream of Silverbell Road and consequently the full 100 -year discharge does not impact the site. The discharges for OS -2.1, OS -2.2, and OS -2.3 are based on a flow distribution analysis of the Yuma Mine Wash (Final Drainage Report for Silverbell Road, Cortaro Road to Ina Road). The 100 -year discharge at concentration point CP OS -2.1, is 2400 cfs and is conveyed under Silverbell road by a 7-10'x4' reinforced concrete box (RCB) culvert to a constructed channel. The 100 -year discharge at CP OS -2.2 is 1600 cfs and is conveyed under Silverbell road by a 5-10'x4' RCB culvert. The 100 -year discharge at CP OS -2.3 is 1100 cfs and is conveyed under Silverbell road by a 4-10'x4' RCB culvert. Watersheds OS -3, OS -4, and OS -5 combined with the west parcel on-site flows contribute a peak discharge of 130 cfs. This cumulative discharge includes 98 cfs from the Silverbell West Subdivision, and 23 cfs from the west parcel. It is conveyed under Silverbell Road by way of a 3-36" reinforced concrete pipe culvert. The 100 -year discharge for off-site Watershed OS -6 which enters the site at the southwest corner by a 4-8'x4' RCB culvert is approximated to be 700 cfs. The 100 -year discharge for off- site Watershed OS -7 is conveyed under Ina Road by a 2-24" CMP culvert and is approximated to be 50 cfs. These discharges are from the Final Drainage Report for Silverbell Road, Cortaro Road to Ina Road. The reported peak discharges were taken from approved studies, reports, and plans or were calculated based on Pima County methodology. See Exhibit ILD. 1: Off -Site Watersheds for the watersheds and concentration points described above. 2. On -Site Hydrology UVP_ct Parnol The west parcel has two (2) onsite watersheds as delineated on Exhibit II.D.2: On -Site Hydrology. The characteristics of each watershed are described within the sections below. The west parcel generally drains from the southwest to the northeast and is located within a balanced basin. a. On -Site Regulatory Floodplains: On-site Watershed 1 is impacted by a natural channel upstream of the culvert crossing at concentration point CP -1 with flows in excess of 50 cfs. 88 Inventory and Analysis II -18 Silverbell Gateway Specific Plan On-site Watershed 2 includes the constructed channel associated with flows from the culvert under Ina Road to the culvert under Silverbell Road. The regulatory floodplain is contained in the channel. b. Areas of Sheet Flooding and Average Depths: The west parcel in not impacted by sheet flooding. c. Federally Mapped Floodways and Floodplains: According to FEMA Flood Insurance Rate Map (FIRM) number 04019C1655L (effective June 16, 2011), there are no Federally Mapped Floodways and Floodplains on the western parcel. Refer to Exhibit II.D.2.c: FEMA FIRM for the location of mapped floodplains within the vicinity. d. 100 -Year Peak Discharges: Onsite Watershed 1 generates 23 cfs with a cumulative discharge of 130 cfs at CP 1 (per Final Drainage Report for Silverbell Road, Cortaro Road to Ina Road, April 2002). The existing 100 -year peak discharge for onsite Watershed 2 is 3 cfs with a cumulative discharge of 700 cfs at CP -2 (per Revised Drainage Report for Silverbell West R-10, January 2013). See Exhibit ll. D. 2: On -Site Hydrology Fa lqt Parr.Pl The east parcel has been divided into three (3) on-site watersheds as delineated on Exhibit II.D.2: On -Site Hydrology. The characteristics of each are described within the sections below. The east parcel generally drains from the southeast to the northwest and is located within a balanced basin. a. On -Site Regulatory Floodplains: Onsite Watershed 3 contains two natural channels associated with flows from the Yuma Mine Wash in excess of 50 cfs. These channels combine at the depressed area at the northwest corner of the site before leaving the site at the northwest corner. On- site Watershed 3 is also impacted by the regulatory floodplain contained within the existing constructed channel along the northwestern boundary. On-site Watershed 4 is impacted by sheet flow in excess of 50 cfs. This sheet flooding is described below in section II.D.2.b. On-site Watershed 5 is a large depression that contains all runoff originating within its boundary. It is shown to be within a FEMA Zone A, SHFA as described in section II.D.2.c, but is not impacted by other regulatory floodplains. 88 Inventory and Analysis II -19 Silverbell Gateway Specific Plan b. Areas of Sheet Flooding and Average Depths: The portion of on-site Watershed 4 west of the depression associated with onsite Watershed 5 and east of the channels containing flows from the Yuma Mine Wash is impacted by sheet flooding. The 100 -year discharge conveyed within this area is approximately 850 cfs, with a corresponding average flow depth of 7 inches. This sheet flow combines with the runoff from the Yuma Mine Wash along the north edge of the project site at CP -4 and is conveyed off-site to the improved channel along the northwest boundary. c. Federally Mapped Floodways and Floodplains: According to FEMA Flood Insurance Rate Map (FIRM) number 04019C1655L (effective June 16, 2011), portions of the east parcel are located within a Zone A, Special Flood Hazard Area (SFHA). FEMA defines this zone as areas with "no Base Flood Elevations determined". The effective FIRM indicates the remainder of the project site is located within a Zone X, defined by FEMA as "areas determined to be outside the 0.2% chance annual floodplain". A Zone AE (defined as areas with "Base Flood Elevations determined") associated with the Santa Cruz River is located to the north of the project site and completely outside its boundary. See Exhibit II.D.2.c: FEMA FIRM for the location of these zones. As future development of this site is proposed and constructed it is anticipated that a Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision (LOMR) will be processed through FEMA to remove portions of the site from the Zone A SFHA described above. d. 100 -Year Peak Discharges: The existing 100 -year peak discharge for onsite Watershed 3 is 80 cfs with a cumulative discharge of 2780 cfs at CP -3. Onsite Watershed 4 generates 120 cfs with a cumulative discharge of 870 cfs at CP -4. The peak discharge calculated for onsite Watershed 5 is 80 cfs, though this watershed has no outlet. See Exhibit ll. D. 2: On -Site Hydrology 3. Existing Drainage Conditions along Downstream Property Boundary WP oqt Parr.Pl All runoff originating on-site or originating off-site and conveyed through the west parcel discharges by way of culverts under Silverbell Road to the eastern portion of the project. Fast Parr.Pl All runoff originating on-site or originating off-site and conveyed through the east parcel, except for Watershed 5, flows into an existing depressed area along the south side of "The Loop" multi -use path and then discharges to the improved channel along the northwest boundary of the parcel. This channel is a concrete rundown, just upstream of 88 Inventory and Analysis II -20 Silverbell Gateway Specific Plan the existing 3-12'x12' RCB culvert. It appears structurally stable and has experienced minimal erosion. 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S4jVr4 uz CR, Oil VL "low 3945 EAST FORT LOWELL ROAD - SUITE 111 TUCSON, AZ 85712 520,795.1000 .4 L--. E-.Nc,iNEERNG COWANY (FAX)520.322.6956 Silverbell Gateway Specific Plan Exhibit II.D.2: On -Site Hydrology EXHIBIT II.D,2 ON-SITE HYDROLOGY !r ANAL & SIILV]EI$InD]E]LIL SCALE: I"= 300' SPIECI]FIC ]D]LAN CONTOUR INTERVAL: 11 " mi 61 150' 3001 LEGEND p dim Z % We 5 41 IN SS oft JI AAMPOOM 1 WATERSHED mommomm 0 CP_ I CONCENTRATION POINT FLOW DIRECTION m � � � WATERSHED BOUNDARY a a a *— EFFECTIVE FEMA SF14A --BEHS-- 500' EROSION HAZARD SFTRACK CFF -SIT--- PEAK DISCHARr-Pq Concentration Watershed Area GO* Point (acres) Gfs) OS -1 Santa Cruz R Ivor n,q-2 2655 5 9603 OS -2.1 N/A 2,o409__ QS -2.2 N/A 1@600 N/A 1110.0- OS -3 6. 7 49 OS -4- 6.3 49 S-5 2.3 10 OS -6 195 700 05-7 3.4 so Source varleso see report ** At CcrtGro Road W Ow 4L ....N....... DATE: 5/19/2014 PAGE 1 OF I F:\4094_Ina_SI Iverbe INHydro\4094drex -on site -exbO l.dgn 19 -MAY -2014 Inventory and Analysis 11-23 Silverbell Gateway Specific Plan PC' 71 UT—n.YT Tr-- T T T%A-I'Tj I T 1-3U T t7l 011 1 U W to. Di 0 , �g .� i ZQ MAP SCALE 1 1000 Soo 0 1000 2000 'DJ T ,FEET .0 Ej % ZONE.• X0 o 00%, 4b 4 A 'At DK PANEL 1655L 411 lssv� r boo qk Ills, 11 d FIRM -35 'a FLOOD INSURANCE RATE MAP .0 E z Air (or) it t. Z0762 - z At* , I hL jo *40 0 L A 40 a OEast Parcel 2166 4 4eev &CZ0764 • INA R 0A1?, pow.,."FCore, • • -. 7 076 7wi �X- . 0 .0 . a West Parcel to Als E ?dge if "If .�Ir-, .-W 0, 6-0 A4 IL UK IV C 'MINQ'DE • � --W -- -, . BR 05 ABAIX 5 E ABE E J (PSAIL c1FtCLE co 00 • & > E ;0 ot 0 At awl WAY& its 'IV B FUD E > E k7Fd . �E - 0* **44 Mr PIMA COUNTY, ARIZONA PANEL 1655 OF 4750 S EE 41A P I NCEX F -iRV PANEL LAY OU7 j UMBEIR R�AEL -TI N AAFWdA TOM OF -K,115 "65 N�Alc* to User Thi Map Number srajtn below 5hoj;j uz used wiles, plac N n -Q; orders- h# Comiunity Nun*er 5,ha-An abc-.e shOL4-- be LlSeC 0?1 1 -*tJr8K* 3,P11Cr-'00S TCf It* i uhier-1 co nimin i Y, MAP NUMBER 04019CI655L MAP REVISED JUNE 16.2011 Exhibit II.D.2.c: FEMA FIRM Ths is an cAcial copy of a port on of tho above, reforencod food rrap t -was extracted using F -MIT 0 -i -Line Tnis rr.ap cues not reflec* changm or amendments which may have been made subsequent to the date or trc title block For the latest product nforrnaticn aoout Nelonal Ficc>d insirance Prooram f and maps check tne FEMA Flood Map "Store at A,ynrw ms.- forma gav Inventory and Analysis 11-24 Silverbell Gateway Specific Plan E. Vegetation 1. Vegetative Communities and Associations On -Site The project site contains native vegetation typical of that found in the Arizona Sonoran Desert. The majority of the site has been previously graded and disturbed. Theses disturbed areas are devoid of vegetation. A wide, shallow, unnamed wash crosses through the middle of the site and drains the property from the northeast to southwest. The Pima County Sonoran Desert Conservation Plan GIS (2014) classifies this site as Sonoran Desert Scrub. Dominant species found on the property include Velvet Mesquite (Prosopis velutina), Creosote Bush (Larrea tridentata), and Desert Broom (Baccharis sarothroides). The vegetative communities and associations are depicted in Exhibit II. E. 1: SDCP Vegetative Communities and Associations. 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. 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) I http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf 88 Inventory and Analysis 11-25 Silverbell Gateway Specific Plan Table II.E.3: USFWS List of Plant Species for Pima County Common Name Scientific Name ESA Status Kearney's blue star Amsonia kearneyana) Endangered Pima pineapple cactus Coryphantha scheeri var. robustispina) Endangered Nichol Turk's head cactus Echinocactus horizonthalonius var. nicholii) Endangered 4. Vegetative Densities The Pima County GIS (2014) categorizes the site as Agriculture /Water/ Developed / Bare Ground and Sonoran Desertscrub. According to 2014 Pima County GIS data, Agriculture/Water/Developed/Bare Ground (low vegetation density) accounts for 38.8 acres and the Sonoran Desertscrub (medium vegetation density) accounts for 52.8 acres. On the site, vegetation density is 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 -26 Silverbell Gateway Specific Plan Exhibit 11.E.1: SDCP Vegetative Communities and Associations LEGEND Vegetation Specific Plan Agriculture I Developed /Water / Bare Ground (38.8 acres) NORTH 250' 500, Boundary Sonoran Desertscrub (52.8 acres) FT,7i Parcels Sonoran Interior Strand (0.01 acres) F11 F NAM F VN- etataan— 6x8 RRT-13 mxd Sonoran Riparian and Oases Forests (0.01 acres) SOURCE: P-Ima County GIS, 2013 Inventory and Analysis 11-27 SITE RESOURCE INVENTORY INA AND SILVERBELL SPECIFIC PLAN " ' •'' ��i �... 1� rte, '� _ R' - 44> ''�1CANT )N • • �'*�+ WASH ��� � fes`+ � �- • f SIGNIFICANT -- _ _ * ,` . ; ',Y# r C '-ft EROSION�� � • r } ALONG WASH — • V �' !`' • C' AREA OF MINIMAL �y ,�`" V r�NN•T�/ I ` DISTURBANCE r '`4 ',• j r •' ,,; i , e v ILLS qtr • •' < OP Sp *•' •• f' -.r.:.. f / �r . p QUARRY1*4 him f ?, Ink APPROX ALIGNMENT OF STORMVVATER DIKE AND CHANNEL PONDING OCCURS y i " lor '4!� NEAREST THE UNDER -ROAD CULVERT url ' 1 AND SUPPORTS AND ARRAY OF INVASIVE � PLANT SPECIES L' • f. MESQUITE. FOOTHILLS PALO VERDE•. ANh TAMAR+SK DUE TO PONDING X AIV iA, ' • _` IL i =4 �dr INA ROAD 441 Ail I �r- y Age 9,;04)k TIHE PLANNIW,.7CENTER .i division of TPC Group, foc. I rs ChX:h its &W 1AX3W M .4 arp13r,nl rt+ com �ma+gery PCIDMetry 2012 +w «r„ a I(Kt �p 4Dr_r SCALE P—MV Silverbell Gateway Specific Plan Exhibit II.E.2: Site Resource Inventory PROJECT SITE SECTION 35 TOWNSHIP 12 SOUTH RANGE 12 EAST G&SRB&M TOWN OF MARANA- ARIZONA LOCATION MAP SCALE 3' y 1 MILE NOTES I THIS AERIAL PHOTO IS LESS THAN TWO YEARS OLD 2 THIS SITE HAS NO UNIQUE ROCK OUTCROPPINGS, PEAKS, OR RIDGES 3 THIS SITE FEATURES SLOPES GREATER THAN 15% ALONG THE EASTERN SITE BOUNDARY AT THE SANTA CRUZ RIVER PATH AND WITHIN THE GRAVEL QUARRY EXTENSIVE EROSION AT THE UNDER -ROAD CULVERTS AND ALONG DRAINAGE CHANNELS ALSO CREATE SLOPES IN EXCESS OF 15% NO SLOPES ON THE SITE ARE NATURAL ALL SLOPES ON THE SITE ARE THE RESULT OF MINING OPERATIONS OR DRAINAGE CONTROL 4 THE MAJORITY OF THE SITE IS DISTURBED AND HAS BEEN USED FOR GAVEL MINING LAND RECLAMATION. LANDSCAPE RECYCLING. AND WILD CAT DUMPING THE SITE IS GENERALLY FLAT NTH LITTLE TOPOGRAPHICAL VARIATION, EXCEPT ALONG THE AFOREMENTIONED BOUNDARIES AND DRAINAGE CHANNELS. 5 NO MAPPED WILDLIFE CORRIDORS EXIST FOR THIS SITE, 5 THE PIMA COUNTY IDENTIFIED IMPORTANT RIPARIAN AREA (IRA) IS NOTED ON THE MAP HOWEVER, A SITE INVESTIGATION DETERMINED THAT THERE IS NO RIPARUIN HABITAT ON SITE THIS SRI RECOMMENDS A MAPPING REVISION 7 THERE IS LITTLE VEGETATION THROUGHOUT THE SITE. SINCE SO MUCH OF THE SITE HAD BEEN CLEARED AND DISTURBED OF THE REMAINING VEGETATION ON SITE, THE PREDOMINANT NATIVE SPECIES INCLUDE VELVET MESQUITE, FOOTHILLS PALO VERDE. CREOSOTE AND BRITTLE BUSH THE SITE ALSO FEATURES MANY OPPORTUNISTIC AND INVASIVE SPECIES, INCLUDING DESERT EIROOM,MEXICAN TOBACCO TAMARISK THISTLE SPP , AND GRASS SPP 5 THERE IS NO UNuQUE SIGNIFICANT VEGETATION ON SITE LEGEND SITE BOUNDARY IA ' PIMA COUNTY DEFINED IRA _- -, (RIPARIAN HABITAT TYPES "C", 'D"» and `H") 100 YEAR FEMA FLOOD LIMITS a►, aIK SLOPES GREATER THAN 15% SLOPES GREATER THAN 25% r 1 AREA OF MINIMAL DISTURBANCE L _ _ _ J i . APPROXIMATE ALIGNMENT OF STORM WATER DRAINAGE EMBANKMENT AND DITCH 2• ELEVATION CONTOURS CULVERT 88 Inventory and Analysis II -28 x [,-iv iz�oNS,►"SUIsIV11TTALS DATI Cry: . +•� �'+ -QOJECT,_RRT-1_3-.. CALL TWO WORlarw(�- RE%# Njc1 O VIrI�R/T3EVELC3PER OMIFER/DE4'ELQF'ER � DATE 06 2+413 DAYS BEFORE YOU C��; X GSB & M. THE FAMAX COMPANES DCK DIVER IfENT'S � A 1 OF ` 4602-263-1 1W JASON TAA EY DOUG KENNEDY �. DRAWN BY DAB I-SMSTAKE-1T TEL 520-2409313 TEL; 520-327.22W '* CHECKED BY TS»I FAX: 520-2909314 MARICOPUTSKN Yj FOR AGENCY REVIEW AND APPROVAL ONLY, NOT FOL? CONSTRUCTION NOI FOR BIDDING �►O 88 Inventory and Analysis II -28 INA AND SILVERBELL Cry: . SPECIFIC PLAN, SITE 11M RESOURCE INVENTORY (SRI) RE%# Njc1 PARCEL WITHIN THE XXL( QUARTER OF CTIIDN )0( TOWNN'SHIP KX X, RANGE XX X GSB & M. COVEP TOWN OF MARANA. ARIZONA 1 OF ` 88 Inventory and Analysis II -28 Silverbell Gateway Specific Plan Exhibit ILEA Vegetation Densities 00 NO A. jkj Ah Ila - *N* 4.4 - � * `► '+� . �t ,�-r r � � ` .yam, MR . ,� •�'.� 'i�•..%• gra ak,. '► � ' ; •ti r F � _ N � #- .� y'�-�'► ��� . '-+... • ��� �� .fir. t • =T� X111 •-J* � ` � . �7 4 �y • r. f • • [' - * ,, `• � � • .fit. ' •lu , .•* i � 1"S"s =�•. �. tel` 4 � `� /� r. r , �(:' r � � . i" •. ,� grA 40 ti IL wo— Ak `� a a. � • - . 1 r • ' o L Ina- Road • LEGEND Specific Plan Boundary Parcels a • I XIV ..+► �i♦1F� .. Low Density NOTE: Some areas are barren with no existing vegetation due to past disturbance. NORTH 0, 250" 5500• FILE NAME Veg_Dens'_bx8_RRT-13 mxd SOURCE- Pima County GIS, 2013 fflInventory and Analysis II -29 Silverbell Gateway 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 (SC), and Wildlife of Special Concern (WSC). 88 Inventory and Analysis II -30 Arizona's On-line Environnicntal Review Tool Search ID: 20130923021470 Pr(Wct Name: RRT- 13 Date: 9/23/2013 3:31:39 PM Project Location 0 04 Tin P'l JF rivA JAYNES fi fi Project Name: IRT -13 Submitted By: Brian Underwood On behalf of: CONSULTING Project Search ID: 20130923021470 Date: 91212013 33134 IPM Project Category: Development Within Municipalities (Urban Growth), Com me rcia I/i nd ustda I (mall) and associated infrastructure,New construction Project Coordinates (UTMI Zone 12 -NAD 83): 491852.587, 3578126.910 meter Project Area: 98.725 acres Project Perimeter: 2901.173 meter County: PIMA UISGS 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. Silverbell Gateway Specific Plan Exhibit ll.F.1: AGFD Online Environmental Review The Department apprectates the opportunity to provide in-depth comments and project rev ew when additional information or environmental documentation be -comes available Special Status Species Occurrences/Critical Habitat/Tribal Lands within 3 miles of Project Vicinity: Name Common Name FWS ILISFS BLM State Bat Colony Coyote- Ironwood -Tucson Linkage Design WWlifeCofrtdor Dendrocygna bicolor Fulvous Whistling -Duck SC. Glaucidium brasdianurn cactorum. Cactus Ferruginous Pygmy -ow - N SC Gopherus morafkai Sonoran Desert Tortoise C* VIVSC Macrotus caldomicus CaIrfornia Leaf -nosed Bat SIC S S hsc Myotis velifer Cave Myobs SC S Opuntia versicolor Stag-horn Cholla R Tucson - Tortolita -'Santa Catalina Mountains Linkage Design WkJlife Corridor Page 1 of 7 APPLICATION INITIALS: cu Inventory and Analysis 11-31 Silverbell Gateway Specific Plan G. Viewsheds 1. Viewsheds Onto and Across the Site The Silverbell Gateway 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 small pockets of disturbed natural desert upland vegetation with four washes crossing through the project area. Viewsheds onto and across the site are mostly unobstructed due to the lack of dense on-site vegetation. Predominant views include the Tortolita Mountains to the north, Pusch Ridge and Catalina Mountains to the east, Wasson Peak and Brown Mountain to the southwest, and Sombrero Peak to the west. Development of the subject property will not block these views for the existing homes in the area. See Exhibit 11. 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 northern boundary of the specific plan area is adjacent to the Santa Cruz River which has dense riparian vegetation and mature trees that restrict views into the site from the north. South: The Ina Road alignment is slightly higher in elevation, allowing for increased visibility when looking north across the site; vegetation is not a limiting factor. Views from Ina Road beyond the quarry are slightly obstructed by the quarry berms. East: The eastern portion of the specific plan area is relatively flat with slightly changing topography due to the abandoned quarry that limits views to the west. The parcel on the northwest corner of Ina and Silverbell roads is visible from Silverbell Road given that it is slightly higher in elevation; vegetation obstructs views of the background. West: The elevated position of Silverbell Road allows for increased visibility when looking east, across the site; vegetation is not a limiting factor. When driving along Silverbell Road, there is a small stand of mesquite trees spaced far apart near the northwest corner of the property causing minimal view obstruction when looking southeast across the site. See Exhibit ll. G.2: Visibility. 88 Inventory and Analysis II -32 Silverbell Gateway Specific Plan Exhibit II.G.1.a: Photo Key Map «TrJs � i � +�• lY .� a �t � r'*i��X' � r �f l yy P. ► !/ Vol SL Iw ! «S ! !•`- - 4 — _moi ' -0-/ T _ w •: - IF tr it "` +,�jt .ally 0 {r� R Rr j"}i�`�.� •* �i .fir � � + _ y - r , ' • W�, i � � .. a �• � ' �• - M� *`s'1 .• =c�'#' .4 R'° rte• - - « •��•;N S',�rii R r Edi * a ILI dr r_ ir •f 4`• _ + r6 �+ J. • � r T • sr w �n21 Road ,�••� - , - -- a 4w LEGEND Specific Pian Boundary Parcels J)po. Photo IQ and Location Where Photos Were Taken �1 NORTH o" 1501 300" ti FIS E NAME RRT-13_photoiocation—fix8_mxd 50URCL Pima County GIS. 2013 Inventory and Analysis II -33 Silverbell Gateway Specific Plan Exhibit II.G.1.b: Site Photos Photo 1- View looking west along the south Photo 2: View looking northeast along a large boundary toward the intersection of Silverbell Road drainage structure toward the Santa Cruz River near and Ina Road. the northeast corner of the site. Photo 3- View looking west from the northwest corner of the site toward the Silverbell Place subdivision. E� T _ ri ir T 4 Photo 5: View looking east along Ina Road from the southeast corner of the site with a view of The Loop shared -use path. %]I Photo 4: View looking north along the east boundary toward the The Loop shared -use path and the on- site quarry from the southeast corner of the site. Photo 6: View looking south across Ina Road from the southeast corner of the site. Inventory and Analysis II -34 Silverbell Gateway Specific Plan Exhibit II.G.1.b: Site Photos, continued 16 Photo 7: View looking southeast at a line of roll -off Photo 8: View looking east at the on-site quarry from dumpsters from a point near the middle of the site. a point near the center of the site. Photo 9: View looking east onto the site toward the quarry and roll -off dumpsters from the middle of the west boundary. Photo 10: View looking west from Silverbell Road at the 8 -acre parcel located on the northwest corner of Ina and Silverbell Roads. Photo 11: View looking southeast along the west boundary from the northwest corner of the site. Photo 12: View looking north along Silverbell Road from the northwest corner of the site. Inventory and Analysis II -35 Silverbell Gateway Specific Plan Exhibit II.G.2: Visibility t V. Ina Road LEGEND Visibility .., Specific Plan Boundary High NOW11 0' 350* 700' 2' Elevation Con tou rs Medium rF,; Low FILE NAME- visibi#ity,•,_fix8—RRT-13.mxd SOURCE: Pima County GIS, 2013 fflInventory and Analysis II -36 Silverbell Gateway Specific Plan H. Traffic Circulation and Road System A Silverbell Gateway Traffic Impact Analysis (TIA) by Rick Engineering Company 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 south 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 -37 Silverbell Gateway Specific Plan Exhibit 11.H.1: Traffic LEGEND Specific Plan Boundary Bicycle Routes NbRIH 1250' 2500' One -Mile Radius Bus Routes (Sun Tran) r7-7re!- Jurisdictional Boundary (1501150) Existing/Future Right -of -Way FILE NAME, t(ac_6x8_RRT-13mxd 0 Bus Stops ffi SOURCE, Pima County GIS, 2013 fflInventory and Analysis 11-38 Silverbell Gateway 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 -39 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 -39 Silverbell Gateway 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 Five 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, Cortaro Road and Arizona Pavilions Drive are all designated as bike routes with a striped shoulder. The bike route along Silverbell Road terminates shortly 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 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 88 Inventory and Analysis II -40 Silverbell Gateway Specific Plan 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 path also connects to Crossroads at Silverbell District Park and Coyote Trail Elementary School, located northwest of the site (see Exhibit II.H.5 The Loop Map). The Loop trail system is an excellent amenity to the project. The Loop provides abundant opportunity for recreation, leisure and commuting as well as a cool, shaded respite from the Arizona sun. The Santa Cruz River and shared -use path also offer views of birds and other desert wildlife. 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. There are sidewalks on both sides of Silverbell Road adjacent to the west boundary of the site. 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. West of the Ina-Silverbell intersection, there is sidewalk along the south side of the ROW that extends approximately 750 -feet and no sidewalk along the north side of the street. There are no other sidewalks adjacent to the project area. 88 Inventory and Analysis II -41 lFu"nq Wr this map has been pto vufed by: Always Show Courtesy when T Am Passing other Path Users and d a aaccwacy cannot yuawwN#W Rif w Cav ry main no be ■ .0 or wwrome& oppressed or A70ed. as to arcwaq rwresmaar too 00 am 4r .�& � or 6oks to the arse of rilrh marvrrrnotiora. theloop �'nvn filf0F rhe M*Jt CL-Vr0V uafanarah0n � 4 00 M �— Com,pketed Path Bicyycfi ftl On a shared -use pathway always slow Under Design or down when approaching other trail users, gni!a Construction verbal waining such as?assing!" when you ane Manning about to pass, and provide at least 5 feet passalrtg instance. Always yield to oncoming traffic. Pedestrians- Please watch and listen Fort lasts otere bells Ole aprakte way to ctkr r and provide space on the path for them to pass Mpk to your Scale in Miles safely. Don't suddenly stop or change direction presence can the path. lFu"nq Wr this map has been pto vufed by: go U09waffaft ft� 0040M T 2013-14 Won aA r;farnv.*on an rias Arwp i s subje [t ria Chaange �, r .� .' i + N1 and d a aaccwacy cannot yuawwN#W Rif w Cav ry main no be ■ .0 or wwrome& oppressed or A70ed. as to arcwaq rwresmaar .�& � or 6oks to the arse of rilrh marvrrrnotiora. �'nvn filf0F rhe M*Jt CL-Vr0V uafanarah0n � 4 Silverbell Gateway Specific Plan Exhibit II.H.5: The Loop Map The Loop When completed. The Loop will be a system of multi -use paths connecting the Rillito. Santa Cruz, and Pantano River Parks with d -w Julian Wash and Harrison Road Gfeenways. Mote than 110 miles of paths have already been completed. The Loop will extend through Marana, Oro Valley, Tucson, and South Tucson. These exciting connections are the result of Pr ma County's cooperative partnerships with these jurisdwrions. The Lump will connect parks, tradheads. bus and bike routes, workplaces, restaurants, schools, hotels and rxxatels, shopping areas. and entertainment venues. Visitors and Pinna County residents can enjoy 1he Loop on foot, bakes. skates, and hcxses. if it doesn't have a motor, it's goad to go on The Loop. The Loop is a work in progress and progress is being made every day. Stay up-to-date can developments on The Loop by visititag. www.pima.gov/TheLoop Aft, re ftftkVV1, IllkIr UAL JS +�nl4hJ V"UOO) I rllaM"d uoatr#.ao+duwAL ap jwat &mrdea itmsm3 a mM J01-N&VO *sP0`l4 S &uuea'r1S 1114s�Q 104tiV3 Aurm] euayd J000aa UVA'd rftm U04"A1011 P"r SVrd •salU+nasad 1rJn4FN /4 U1103 rwtd %AjoM >ggnd '1Q1rJ1suaiauPV AAuno:> lu%,dmsv `srsa;ni5 auaurN s1ioM )^I4nd 'J01VJtsnuauVV i4un03 'lcul" uyof ,Poie»s,uiwpv Aiuno:) k+jacilapnµ H 3 tNJW44eWnupy Numr> rwW S sau 1ua U113 pi tr txava llajr] -t pumuAira E oump tuosu" uetsegs L txnsta lom Airy Z latiAbO'uruayrryD 76131PtirhuOwra —swsadnS p pxo8 A� —:) rwld i is i i1 a41dr Inventory and Analysis II -42 Silverbell Gateway Specific Plan I. Recreation and Trails 1. Open Space, Recreation Facilities, Parks and Trails As shown on Exhibit 11.1.1 there are three parks: Santa Cruz River Park, Crossroads at Silverbell District Park and Mike Jacob Sportspark, 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. Additionally, the federally owned Saguaro National Park (West) is located approximately 2 miles west of the site. Other parks in the area are owned and operated by Pima County, including Wade McLean Park and Ted Walker Regional Park, which are located approximately 1.2 miles northwest and southeast of the site, respectively. 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 with the exception of a portion of the Santa Cruz River Park shared -use path and the greenway along Silverbell Road. There are multiple proposed trails within one -mile of the project site, including the Anza Trail (along the east bank of the Santa Cruz River Park) and the 5 -mile Wild Horse Wash Trail (Pima Co. Trail #028), which is planned to traverse the site. 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 II -43 Silverbell Gateway Specific Plan Exhibit 11.1.1: Recreation and Schools �► I -� i Sunset. Point Park - _ 4 acres Town of M arana --! -- -- +' wade McLean Park "' Pima count` fi - k _,Quail Run f �9 acresElementary School -'' - Santa crux River Park 12 acres -- , J _. '` _ - • is � _ � - � -- ` Coyote Trail • i '• ok ElementarySchool Wheeler -Taft Ubett, _ - �I - Sr. Branch Library _- ;' rosINN sroadsat I t3istrict Park 'J �48.3 acres - •. •: is - 111 Ir ism i , t • • - - r j 1 Moslem 1 • »�� � 3 no Ps Sa nta Cruz Mike Jacob ,� �' •� .� River Park Sportspark i -- 11 acres 50.5 acres ' a Town of M arana �► '�`'� • '� Pima County -Tied Walker Regional Park 6.4 acres ! I 1 N_ I' - 146 --. ` I ♦4 3 SAG UA RQ Nr4TI0NA PAS RK (W ESTE s�_ /24608 a c r_ - - ` LEGEND Specific Plan Boundary Marana Unified School District 000 Trails NORTH 0' 1150' 2300* One -Mile Radius Existing Parks � Libraries � r Jurisdictional Boundary Saguaro National Parkwest FILE NAME: schools re 6x8 RRT-13.mxd Santa Cruz River SOURCE- Pima County GIS. 2013 ffi Inventory and Analysis II -44 Silverbell Gateway Specific Plan J. Cultural Resources 1. Location of Resources On -Site As part of the research on the property, 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 was inspected in 2003. Fifty-seven additional archaeological surveys have been completed within a mile of the project area between 1955 and 2008. The ASM records search revealed five historic properties located on-site, four of which are determined eligible for listing in the National Register of Historic Places. See Exhibit II.J.1: Archaeological Search Letter. fflInventory and Analysis II -45 Silverbell Gateway Specific Plan Exhibit ll.J.1: Archaeological Search Letter HE UNIVERSITY Arizona State Museum P.O. Box 210026 Tucson, AZ 85721-0026 OF ARIZONA Tel: (520) 621-6302 Fax: (520) 621-2976 ARCHAEOLOGICAL RECORDS SEARCH RESULTS E-mail Request Received: 9/26/2013 Search Completed: 10/24/2013 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/Fax/or E-mail: 623-6146 Project Name and/or Number Project Description FART -131 Pars 22632-016A/B/-Ol 3C/-010G1F1-026A/-027A & 226332180 Large-scale, mixed-use development on —92 ac Project Area: NVVC & NEC of Silverbell & Ina Rds / 7300 N Silverbell, Town of Marana (TOM), Pima County, Arizona, Legal Description: a portion of the S1/2, S35, T12S, R12E, G&SR B&M, TOM, Pima Co, Arizona_ SearchResults: A search of the records retained at the Arizona State Museum (ASM) identified five historic properties, four of which are determined eligible for listing in the National Register of Historic Places (NRNP), recorded within the project area. The entire project area was inspected in 1981 and a portion was inspected in 2003. Thirty-five additional archaeological properties are identified within a mile of the project area. Fifty-seven additional surveys have been completed within a mile of the current project area between 1955 and 2008. An orthophotograph taken of the project area in 2012 shows a graded or bladed ground surface and secondary regrowth vegetation, a retired gravel quarry, and a portion of native ground. Adjacent land includes paved roadways, undeveloped land, and the Santa Cruz River. Sites in Project Area: five, four of which are determined NRHP eligible, Recommendations: Because historically important sites have 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 properties in the project area that will be caused by the development of the eight parcels. A list of qualified professional archaeologists is maintained on the ASM's web site at the following address'. http-//www.statemuseu.m,ar-lzona.edu/crservices/permits/index.stitml. 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, . esrv� Nancy E. Pson Assistant Permits Administrator (520) 621-2096 nepearsoei-naii.arizona.edLi fflInventory and Analysis 11-46 Silverbell Gateway 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. 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R t 1 � � � 1 ti ! i� , 1 • �' •� i {' • 1' 4 0 - ♦ h - _ t _ � ` •li III., 111 LAND -(JS'—E PROPOS ' 1 � fisrr Silverbell Gateway Specific Plan A. Purpose and Intent The Silverbell Gateway Specific Plan establishes the framework for the development of a 92 - acre mixed-use 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. 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 Silverbell Gateway Specific Plan is intended to be developed in keeping with the following goals and objectives: • Provide a gateway to the Town of Marana; • Create unifying design elements for the entire 92 -acres in terms of monumentation, signage and overall feel of Silverbell Gateway; • Preserve and feature the natural beauty of the Santa Cruz River to the east; • Maximize the spectacular views of Sombrero Peak and the Tucson Mountains to the west and those of Pusch Ridge and the Catalina Mountains to the northeast; • Provide variety in housing choices and price ranges through a diverse mix of offerings; • Offer recreational and social opportunities for a variety of age ranges and needs through open space, active and passive recreation and common areas; • Provide pathways and trails throughout neighborhood providing pedestrian and bicycle connectivity and access to the Santa Cruz River Park shared -use path (The Loop), which will eventually consist of 131 miles of connected trails; • Focus development on existing disturbed areas and selectively revegetate previous disturbance where appropriate; and • Create visually appealing focal points throughout the community. C. Relationship to Adopted Plans 1. Marana General Plan The proposed Specific Plan will conform to the Town of Marana General Plan and the recommendations set forth by regulatory agencies involved in permitting. Silverbell Gateway is located within the Planning Area boundary of the Town's General Plan within the Southern Growth Area. Designed to help meet the current and future 88 Land Use Proposal III -50 Silverbell Gateway Specific Plan needs of the Town, the Specific Plan establishes goals and polices that are in line with the Town's General Plan and Strategic Plan. The Silverbell Gateway Specific Plan is in agreement with the overall General Plan, including the following highlighted goals, policies and actions: 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 natural desert landscapes promotes an increase in the general welfare and wellbeing of local residents by providing land for trails and recreational amenities. Open space, including revegetated common area and landscaped park areas, 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. • General Plan Action: Provide quality urban spaces, parks and recreation, with trails and walkways that serve the community. Specific Plan Conformance: Silverbell Gateway will provide a mixed-use development that caters to the need for, single-family homes, affordable yet upscale apartments, commercial, light industrial, office space, and options for senior living. It provides the opportunity for employment, commercial retail, office and services to help enhance the quality of life for Marana residents by reducing their travel times and subsequent carbon footprint. To that end, Silverbell Gateway is envisioned as a well-designed mixed-use development with excellent multi -modal connectivity. An interconnected system of pathways throughout Silverbell Gateway will connect to The Loop in multiple locations along the eastern boundary as well as to the Silverbell Road bike path and other trails in the area. The Loop provides an opportunity for residents and employees to engage in active recreation, leisure and commuting in addition to offering a cool, shaded, respite from the Arizona sun. 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 land uses with a strong emphasis on design and integration, the residents of both the existing and proposed communities 88 Land Use Proposal III -51 Silverbell Gateway Specific Plan 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 that can accommodate affordability for residents of any socio-economic class. By providing a diverse housing mix, land uses such as industrial, commercial and office space are complemented with a variety of skilled workers; thus, attracting future development and employment opportunities to the Town. Additionally, the possible provision of a continuing care retirement community offers longtime Town residents an opportunity to age in place rather than being uprooted from the community. • General Plan Policy: Promote new development that is compatible with existing land uses. • General Plan Action: Establish appropriate land development designations with densities and intensities that complement existing natural conditions and residential areas. • General Plan Action: Locate commercial and industrial uses for direct access to arterial or collector roads without generating traffic into housing areas. • 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. • 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. • General Plan Action: Encourage growth in locations where infrastructure capacity exists or can be easily extended. • General Plan Action: Encourage joint use amenities and public facilities. Specific Plan Conformance: Silverbell Gateway 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 designations on the property are Industrial and Commercial (see Exhibit 11.B.3.b). Given the already intensive land use designations on the property such as "A" Small Lot Zone, "E" Transportation Corridor Zone, "LI" Light Industrial, "NC" Neighborhood Commercial and "VC" Village Commercial, it is apparent that a mix of residential and non-residential uses is appropriate. Silverbell Gateway 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 Industrial and fflLand Use Proposal III -52 Silverbell Gateway Specific Plan Commercial designated land immediately surrounding the site whereas the majority of land within the Town of Marana to the west and northwest is designated as Master Planned Area and Low Density Residential. The Pima County land to the west consists mainly of Low Density Residential. Several residential subdivisions exist within the master planned area west of Silverbell Gateway. The property is positioned along two major arterials, southeast of the Ironwood Reserve and Continental Ranch single-family residential subdivisions, and directly south of Crossroads at Silverbell District Park. Several other subdivisions exist west of the site at varying densities. To the east are industrial and commercial uses along the 1-10 frontage. Additionally, Silverbell Gateway 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. • 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 and Land Development Code. • General Plan Action: Require path/trail easements and constructed elements to link neighborhood parks with residences, schools, and the public path/trail system. • 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: Silverbell Gateway 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 and to existing bike routes and trails in the area. Maintenance of the parks and trails will be the responsibility of the Homeowner's Association (HOA), regulated by Covenants, Codes and Restrictions (CC&R's). 88 Land Use Proposal III -53 Silverbell Gateway Specific Plan 2. Marana Strategic Plan The Silverbell Gateway Specific Plan is a master planned community in the Town of Marana consisting of 92 acres of property on the northwest and northeast corners of Ina and Silverbell Roads. The purpose of the Specific Plan is to establish a development plan, regulations and performance standards that provide the flexibility and specificity needed to guide the property's development in a manner befitting its unique setting and character. The Silverbell Gateway Specific Plan supports the five 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. Community — This new mixed-use residential community will provide new housing choices for a diverse age range adjacent 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. Heritage — Settlement along rivers and alluvial fans in Marana and other metro Tucson communities highlights the area's unique heritage. Historically, rivers were used to move people and goods; sources of water for drinking, bathing, cooking and cleaning; and perhaps most importantly, were necessary for the successful production of agriculture. Today, rivers such as the Santa Cruz serve a similar purpose in that they have been equipped with multi -use paths for commuting and leisure. Our rivers, whether ephemeral or not, are the backbones of our natural and cultural history and they provide the quality of life components that help shape long-lasting communities; such as scenery, shade, wildlife viewing, and a host of other benefits. The Santa Cruz River lies adjacent to the east boundary and will serve as a cultural, recreational, and scenic amenity to those residing at Silverbell Gateway. Progress/Innovation —Quality mixed-use development is an innovation in and of itself. For example, the possible provision of an integrated continuing care retirement community can be a progressive approach to ensuring an adequate supply of housing, medical, and other services and amenities to meet the growing number of Baby Boomers entering retirement age. The diverse mix of proposed residential and non- residential office and retail uses will serve as an innovative example of how quality design and rational integration can foster thriving developments at any scale. Recreation — The development plan proposes 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 88 Land Use Proposal III -54 Silverbell Gateway Specific Plan River Park shared -use path and other trails 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 Silverbell Gateway will have no immediate impact to surrounding uses. The specific plan area is located southeast of a master planned area with several subdivisions within one -mile of the project site; of which, two are immediately adjacent to the west. The site is bound by the major arterials, Ina and Silverbell Roads on the south and west, respectively. Land to the east is impacted by the 100 -year flood limits of the Santa Cruz River. A number of residential subdivisions also exist further away to the southwest of Silverbell Gateway. Coupled with retail development near Cortaro Road, these subdivisions lend themselves to improving economic development within the Town of Marana. Given the largely undevelopable flood prone areas nearby, Silverbell Gateway will be compatible with existing uses no matter what is developed on-site. The land surrounding Silverbell Gateway to the south and east is predominantly vacant with the exception of some residential subdivisions to the southwest and commercial and industrial uses located in between the east bank of the Santa Cruz River and Interstate 10. Riverside at Silverbell is located on the southeast corner of Ina and Silverbell Roads and is planned as a mixed -used community with a gas station and convenience store at the corner and upscale retail, apartments and townhomes. The Marana Gateway Center, located just over one-quarter mile east of Silverbell Gateway 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 uses that will complement the mixed-use development in Silverbell Gateway. 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 a critical corridor connecting Northwest Marana and West Tucson. E. Land Use Concept Plan The driving forces behind the Land Use Concept for Silverbell Gateway are its location along two heavily utilized major arterials, Silverbell and Ina Roads, and its close proximity to the regional transportation corridor, Interstate 10. This future mixed-use gateway activity center is appropriate due to its positioning in relation to major employment centers along 1-10, its location along major arterials and its proximity to existing master planned communities and future residential growth. Although the vast majority of land to the south and east surrounding the project is vacant, this area is expected to experience rapid growth in the near future. A location such as this is highly conducive to a mixture of commercial, retail and light industrial in addition to a range of residential uses and densities. This plan will serve as the framework to develop 88 Land Use Proposal III -55 Silverbell Gateway Specific Plan these uses in such a way that will maximize flexibility in adjusting to market conditions as well as ensure that development happens in a neat, orderly, and timely fashion. This project is envisioned as a sustainable residential, commercial, employment and entertainment hub that will benefit a wide variety of residents from surrounding communities including Pima Farms, Continental Ranch, and Continental Reserve, populations of Metropolitan Tucson such as Oro Valley and Northwest Pima County and the City of Tucson, as well as travelers heading east and west along 1-10. Silverbell Gateway will include four separate, yet similar, land use development areas in order to encourage integration of compatible land uses and provide flexibility based on the opportunities and constraints of the site and the potential need to respond and adapt to market conditions at the time of construction. It is intended that nearly all of the permitted uses within Silverbell Gateway be allowed in any of the 4 development areas unless explicitly stated otherwise. See Exhibit W.E. 1: Conceptual Development Plan (CDP). The timing of development within Silverbell Gateway will be highly dependent on the progress of the Ina Road/1-10 interchange construction and the Ina Road improvements. Specific issues having to do with this site's constraints will be addressed during the Platting/Development Plan process. This strategically located gateway intersection deserves and demands an identity that sets it apart from other commercial or mixed-use development. Integrated design features and development standards will be enforced throughout the project's life. This will become a jewel of southern Marana development that the entire community will appreciate. The proposed design guidelines illustrate the intended quality of development within Silverbell Gateway. 1. Development Area A, B & C As shown on Exhibit W.E. 1: Conceptual Development Plan, the land on the northeast corner of Ina and Silverbell Roads is separated into 3 development areas, Development Area A, B and C. The only difference between A, B and C is that Development Area C precludes detached single-family residential housing and includes a 100' Building Height Zone as a conditional use that requires approval of the Marana Town Council. Development Area B was added as a transition zone that would allow for multi -story detached single-family homes on lots not to exceed 3,500 square feet. The intent of Development Area A, B and C is to create a vibrant mixed-use gateway to the Town of Marana that showcases the breathtaking views of the surrounding mountains while maximizing use of established trails, parks and other recreational amenities in the immediate area. Development in this area is meant to activate use and enjoyment of the Santa Cruz River Park shared -use path and the river itself. The permitted uses, their configuration on the site and architectural design will foster appreciation of the Santa Cruz River as a vital cultural resource that will continue to hold importance for generations to come. 88 Land Use Proposal III -56 Silverbell Gateway Specific Plan Development Areas A, B and C consist of approximately 84 -acres and are designed to provide a range of housing options for people working within Silverbell Gateway and the Town. Situated within one -mile of Interstate -10 along Ina Road, and bisected by the major arterial Silverbell Road, this property is ideally suited for large scale retailers, restaurants, theaters, hotels, mixed-use and other forms of high-intensity retail and commercial uses, all of which will be allowed in Development Area A, B and C. This area will be characterized by medium to high-density residential uses including apartments, condominiums, townhomes, and assisted and/or independent living units. Where appropriate, some residences will have terraces and stoops to encourage interaction between neighbors and create neighborhood -like feel. These development areas will provide accommodation for a wide variety of lifestyles, age groups, and income levels creating balance within the community. Residents will benefit from their convenient location near employment, business and neighborhood commercial establishments. Additionally, the adjacent Crossroads at Silverbell District Park and the numerous trails/bicycle routes bordering the site offer a wide array of recreational opportunities for residents to engage in. Interconnected employment, lifestyle and entertainment uses such as restaurants, galleries, theaters, cafes, and shops will also be concentrated in this area and in locations along the frontage of Ina and Silverbell Roads. The vision for this area includes wide, generously landscaped sidewalks lined with a variety of multistory buildings mixed with commercial and retail, and linked to residential and employment uses. On -street parking will be provided along the interior streets. When practical, parking lots will be located behind buildings and will be connected to the commercial centers via pedestrian walkways. Retail businesses in these development areas will not only serve the residents of Silverbell Gateway, they will serve as a destination for residents of the surrounding community as well. Development Areas A, B and C are also designed to accommodate the development of a vibrant business center with a wide variety of employment opportunities ranging from commercial to light industrial to serve the region as a whole. Commercial/retail, live/work units and retail/office with upper floor residential lofts will be required in order to compliment the business park and increase the livelihood of the development; vertical mixed-use (residential over retail) areas are strongly encouraged as well as horizontal mixed-use. Increased height of the buildings in the 100 -foot Building Height Zone as depicted in Exhibit M.E. 1: Conceptual Development Plan will help accommodate higher density for the area and serve as an iconic gateway into the Town. As the Town continues to grow, institutional facilities such as churches, schools, community centers, a hospital or urgent care facility will also be appropriate in this area. The goal is to create a genuinely mixed-use community that affords future residents immediate access to the host of activities that help produce a high quality of life and allow residents to age in place. To that end, uses supportive of a continuing care retirement community are strongly encouraged such as a skilled nursing home, Alzheimer's care facility and therapy gardens. 88 Land Use Proposal III -57 Silverbell Gateway Specific Plan This area is in close proximity to the Santa Cruz River and River Park shared -use path (The Loop) adjacent to the east property boundary. Although The Loop is already a highly important recreational amenity, upon completion, it will total 131 miles and provide the residents of Silverbell Gateway multimodal connectivity to a variety of activities throughout Metropolitan Tucson. Connectivity with the Santa Cruz River Park shared -use path will be required as well as on-site construction of the Wild Horse Wash Trail (Pima Co. Trail #028). Connections to other pathways and trails in the area will also be provided. By integrating a wide variety of land uses with a pedestrian friendly design, Silverbell Gateway is truly a place where residents can live, work and play. 2. Development Area D The intent of Development Area D is to accommodate either assisted living units, single- family attached/detached homes or multi -family residential to support the diverse mix of uses in Development Areas A, 6 and C. In the event a portion of Development Area A, 6 or C develops as a continuing care retirement community, this area provides an opportunity to develop medical offices, assisted living and independent living units supportive of the growing need for retirement living options in Marana. Situated on the northwest corner of Ina and Silverbell Roads and adjacent to single-family residences to the west, this 8 -acre development area is ideally suited for additional residential density with the opportunity for a mixed-use component, which will be encouraged by the Development Area D Designation. Principal uses include but are not limited to: single- and multi -family residential, retail and commercial service uses, mixed-use business and support services such as professional, financial and business offices. Given the limited acreage and developable area available within Development Area D, vertical mixed-use (residential over retail) is strongly encouraged. Retail businesses in Development Area D will not only serve the residents of Silverbell Gateway, they will also serve as a destination for residents of the surrounding community. Light industrial uses are prohibited within Development Area D. fflLand Use Proposal III -58 I J. 40 41� ell, art 41A ga's A( -r iF INN C N op P *%- .ft— A4 S 00P /?do AL ob 04k *46 DEVELOPMENT) `t• it 111F.Ir— A.W -wry W Is R. "am 4. a C_ by# r['a ANSM1110 "1567 1.1ft dMk%:.*' it4r rte. LVERBELL ATEWAY INA ROADZ" op— F PLAN Silverbell Gateway Specific Plan Exhibit III.E.I: Conceptual Development Plan I =e-% = K I n SPINE ROAD SANTA CRUZ PATH INTERNAL TRAILS / PATHS DRAINAGE MONUMENTATION GATHERING SPACE VISUAL TERMINUS (e.g. Park, Plaza, Square, Community/Civic Space, Major Architectural Interest., Urban Gateway/Threshold, Roundabout, etc.) NOTES SITE ACREAGE- 92 AC (approx) DEVELOPMENT AREA A- 36 AC DEVELOPMENT AREA B: 8 AC DEVELOPMENT AREA C: 40 AC DEVELOPMENT AREA D- 8 AC CURRENT ZONING, A - SMALL LOT ZONE E - TRANSPORTATION CORRIDOR ZONE LI - LIGHT INDUSTRIAL NC - NEIGHBORHOOD COMMERCIAL R6 - SINGLE FAMILY RESIDENTIAL R10 - SINGLE FAMILY RESIDENTIAL R36 - SINGLE FAMILY RESIDENTIAL VC - VILLAGE COMMERCIAL PROPOSED ZONING- F - SPECIFIC PLAN 01 1%` 300' NOMH j) - SCALE: 1"-300° 1 PLANNI-INGCENTER group, Inc. PROJECT: RRT- 13 DATE: 02/03/14 FILE NAME: RRT-13 BUBBLECONCEPT-062414.DWG Land Use Proposal 111-59 DEVELOPMENT AREA A DEVELOPMENT AREA B DEVELOPMENT AREA C DEVELOPMENT AREA D SITE BOUNDARY 100' BUILDING HEIGHT ZONE SPINE ROAD SANTA CRUZ PATH INTERNAL TRAILS / PATHS DRAINAGE MONUMENTATION GATHERING SPACE VISUAL TERMINUS (e.g. Park, Plaza, Square, Community/Civic Space, Major Architectural Interest., Urban Gateway/Threshold, Roundabout, etc.) NOTES SITE ACREAGE- 92 AC (approx) DEVELOPMENT AREA A- 36 AC DEVELOPMENT AREA B: 8 AC DEVELOPMENT AREA C: 40 AC DEVELOPMENT AREA D- 8 AC CURRENT ZONING, A - SMALL LOT ZONE E - TRANSPORTATION CORRIDOR ZONE LI - LIGHT INDUSTRIAL NC - NEIGHBORHOOD COMMERCIAL R6 - SINGLE FAMILY RESIDENTIAL R10 - SINGLE FAMILY RESIDENTIAL R36 - SINGLE FAMILY RESIDENTIAL VC - VILLAGE COMMERCIAL PROPOSED ZONING- F - SPECIFIC PLAN 01 1%` 300' NOMH j) - SCALE: 1"-300° 1 PLANNI-INGCENTER group, Inc. PROJECT: RRT- 13 DATE: 02/03/14 FILE NAME: RRT-13 BUBBLECONCEPT-062414.DWG Land Use Proposal 111-59 Silverbell Gateway Specific Plan F. Circulation Plan Circulation within Silverbell Gateway, illustrated in Exhibit III.E.1: Conceptual Development Plan, has been designed to create a safe and efficient transportation network that will enhance the mixed-use and vibrant atmosphere set forth in the land use concept as well as further the goals set forth in the Town's 2010 General Plan Land Use and Circulation Elements. Ina and Silverbell Roads are the two major roadways that are expected to serve Silverbell Gateway; however, planned improvements along Ina have yet to be constructed. A Traffic Impact Analysis (TIA) prepared by Rick Engineering 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 Silverbell Gateway. The findings in the TIA are based on the development intensity of the permitted uses in a conceptual build -out scenario. 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 submitted to the Town at the platting or development plan stages of this project. 1. External Roads Ingress and egress onto external roads is shown in Exhibit III.E.1: Conceptual Development Plan (CDP). As shown on the CDP, there is one proposed access point onto Ina Road and two onto Silverbell Road from the development areas east of Silverbell Road. Development Area D proposes one access point onto Silverbell Road and one onto Ina Road. Factors that will influence the eventual location and characteristics of the proposed access points include the exact location of uses as they are distributed throughout the site and the timing of the construction of the new Ina Road/I-10 interchange, Ina Road widening and reconstruction of the Santa Cruz River bridge adjacent to the southeast corner of Silverbell Gateway. Ina Road serves as the southernmost boundary of the Plan area, and is scheduled to become a four -lane divided roadway with a median opening located one-quarter of a mile east of Silverbell along Ina Road. Construction is set to commence in 2016 and last two years. The current Major Streets and Routes plan shows Ina Road as a four lane arterial with a future right-of-way of 150 feet with sidewalks and bike lanes in either direction. The Ina/1-10 interchange is also expected to impact the project and is on the same construction horizon as the Ina Road improvements. The proposed Riverside at Silverbell mixed-use development is located at the southeast corner of the Ina Road/Silverbell Road intersection and plans to take access via Ina Road and Silverbell Road. As part of the Ina Road improvements, the planned median opening one-quarter mile from the intersection of Ina and Silverbell Roads will serve as a full - access drive for both Silverbell Gateway and Riverside at Silverbell. Further coordination between these two projects allowed for traffic data from the proposed Riverside at Silverbell to be included within the background traffic for the Silverbell Gateway Specific Plan traffic analysis, providing a more accurate depiction of future traffic impacts as a ` Land Use Proposal III -60 Silverbell Gateway Specific Plan result of these two projects. The TIS for the Riverside at Silverbell project was prepared by Curtis Lueck and Associates. 2. Internal Roads Circulation within Silverbell Gateway will be facilitated by a series of public roads specially designed to complement the land uses on each side of the road. It will be a walkable community with pedestrian and/or bicycle opportunities providing connectivity to all streets. This context sensitive design approach will help facilitate construction of pedestrian -oriented streetscapes and rear access parking. All internal roadways shall be in compliance with the Town of Marana Subdivision Street Standards. If modifications to the Town's street standards are proposed, a design exception report and its approval will be required during either the platting or development plan process. G. Post Development Hydrology 1. Land Use Concept Plan Response to Hydrologic Characteristics The proposed development area limits have been delineated based on the location of potential drainage improvements and proposed uses are intended to be compatible with these improvements. This planning will allow the project to accept the existing runoff and discharge on-site flows in a manner similar to the pre -development conditions. 2. Encroachment and Modification of Drainage Patterns Due to the type and scale of proposed uses on the site, it is likely that encroachment into the current regulatory floodplains is unavoidable. Engineered channels will be provided to route all on-site and off-site runoff through the project site in a manner that will not adversely impact adjacent properties. Exhibit M. G. 1: Post Development Hydrology shows potential locations of the culvert extensions and open channels to convey the regulatory discharges across the site. 3. Engineering and Design Features to be Used to Address Drainage and Erosion Problems As mentioned in Section ILD: Hydrology, Water Resources, and Drainage, there are off- site flows conveyed below Silverbell Road, Ina Road, and from the Silverbell West Subdivision that impact the project. The nature and quantity of these flows will be further evaluated in the drainage report(s) prepared for the development of the site. The necessary improvements to convey the flows will be determined at that time and will be incorporated into the drainage improvements for the development. The potential alignment of culvert extensions and open channels are shown on Exhibit lll. G.1: Post Development Hydrology. In general, open channels with concrete bottoms, bottom widths varying from 20 feet to 40 feet, 1:1 grouted rip -rap side slopes, and depths varying from 4 feet to 6 feet will be Land Use Proposal III -61 Silverbell Gateway Specific Plan adequate to convey the regulatory discharges. Potential channel cross-sections are presented on Exhibit IV.D.9: Typical Channel Cross -Sections. Channel 5 is presented to convey the flows discharging from the Silverbell West R-10 subdivision through the west parcel. The use of stabilized side slopes will eliminate the existence of an erosion hazard setback along these open channels. The bank protection along the northeastern boundary constructed as Town of Marana project number 2002-04 was constructed only to the height of the 10 -year water surface elevation. The height of this bank protection will be increased to contain the 500 -year flow as part of the development of this project. Until bank protection along the Santa Cruz River is raised, construction of critical facilities within the 500' -500 -year event building erosion hazard setback will comply with Title 21 of the Town of Marana Land Development Code, including section 21.05.07 — "Standards for Critical Facilities". The existing bank protection includes a full scour depth toe -down along this entire project and when raised to contain the 500 -year flow, will eliminate the Building Erosion Hazard Setback on the parcel for the Santa Cruz River. Refer to Exhibit III. G.1: Post Development Hydrology for the limits of this future bank protection modification. It is anticipated that a new reinforced concrete box (RCB) culvert will be constructed through the existing Santa Cruz River bank protection and below "The Loop" shared -use path to convey flows to the Santa Cruz River. The approximate location of this culvert is shown on Exhibit III. G.1: Post Development Hydrology. Detention will not be required for this project based on the criteria presented in Section 2.3 of the Pima County Stormwater Detention/Retention Manual. The project discharges to a channel immediately upstream of where that channel discharges to the Santa Cruz River, a "major channel" as defined by the Pima County Stormwater Detention/Retention Manual. A preliminary analysis of the applicable channel travel time and hydrograph rise times indicates Criterion 2 of the Pima County Stormwater Detention/Retention Manual is satisfied for this project. Regardless of detention requirements, threshold retention will be required. In order to satisfy this requirement, retention basins and/or underground retention basin systems will be provided. The design and construction of this basin system shall meet the requirements of the Pima County Stormwater Detention/Retention Manual, and any modifications adopted by the Town of Marana. Based on requirements of the Pima County Stormwater Detention/Retention Manual, approximately 0.3 acre-feet of retention storage will be required for the west parcel and 3.2 acre-feet of retention storage will be required for the east parcel. Using a basin with a maximum ponding depth of 3 feet, the total surface area of basins for both the west and east parcels would be 1.2 acres (52,300 square feet). Since the CDP is conceptual in nature, potential engineering features for retention cannot be identified at this time. 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. Land Use Proposal III -62 Silverbell Gateway Specific Plan 4. Potential Drainage Impacts to Off-site Land Uses Upstream and Downstream Construction of the higher bank protection and RCB culvert through the Santa Cruz River bank protection temporarily may prevent use of "The Loop" multi -use path adjacent to and downstream of this project. Otherwise drainage from this project does not impact downstream land uses and no change to this condition is proposed. This project is bounded along its upstream limits by Silverbell Road and Ina Road. Drainage improvements will ensure the adequate conveyance of off-site flows and thus not impact the land uses of upstream properties. 5. Land Use Concept Plan Conformance with Area Plan, Basin Management Plan, and Town Policies The development associated with this Specific Plan will conform with applicable policies related to drainage and floodplain management. Applicable policies include but are not limited to those contained within the Town of Marana Land Development Code and the Pima County Stormwater Detention/Retention Manual. Note that construction of critical facilities, as defined within Title 21 of the Town of Marana Land Development Code and including hospitals, nursing homes, assisted living homes, etc., will be designed in accordance with section 21.05.07 of the Land Development Code. "Critical facilities" will not be constructed within the FEMA Special Flood Hazard Area and local regulatory floodplain. Prior to construction of bank protection to contain the 500 -year flow within the Santa Cruz River channel (proposed as part of this project) and the construction of on-site drainage improvements to convey the 500 -year flows, "critical facilities" will also not be constructed within erosion hazard setbacks as delineated on Exhibit II.D.2. Land Use Proposal III -63 Silverbell Gateway Specific Plan Exhibit III.G.1: Post Development Hydrology EXISTING 3-12°x 12' PCBC = - NOTE. - - SITE NOT IMPACTED BY EROSION HAZARD SETBACKS EXHIBIT 111,G.1 EXISTING BANK PROTECTION UNDER PROPOSED CONDITION ASSUMING SANTACRUZ CONTAINS 500 -YEAR FLOW BANK PROTECTION RAISED TO CONTAIN Soo -'YEAR POST -DEVELOPMENT HYDROLOGY r• 3M WITHIN SANTA CRUS RIVER FLOW AND ON-SITE CHANNELS CONSTRUCTED WITH •`- ` CHANNEL BAND PROTECTION AND TOE -DOWNS. INA & SILVv RBAu-:dLL '`` •• r' -•i . ••,a•+.s T�•i,■ y.r r _yL' ~ ♦r SCALE: • x'�Ea" SPECIFIC PLAN . �r •.••..,. - PROPOSED RCB CULVERT CDNTOUR INTER'�Al 1' THROUGH BANK. PROTECTION. • `'''` •�"`' 0' 15011 300' M1 •� .. 11��'+' 'i,' „ "4y1� Eras � ..� � ' - lk �09��! � ,r.. �� "�• *`•�. � ;w - �-r'" � • Lys C HANN_ EL - �� ••=• .., .• _,... •�� �, •• �� � ■ #�i+. `� pry •r f � �•" . �-. r■, 5 •,+ E„j P�w'� _ _ � _. ,X41=Elk 1� ❑1 WATERSHED CP -1 CONCENTRATION PONT 00---A HYDRAULIC CROSS-SECTION PROPOSED 'FLOW DIRECTION ••' - ' •... { , , .. �• � ...-_. • •; •.,r Vj .$ �* WATERSHED BOUNDARY ,? dol Ir 04. IV -. •' `.� ..�— �. • ^,',+111•x•.•` • • 5 evrh41 •x r•■' •J s wf�.• . APP'ROxIMATELY 20OLF • -,.. , ._ `•...�•,.r r:::• ,:•: • '• •-�''' BANK PROTECTION TO 01',. :,�< :.: ,.•,� •.•;: BE RAISED TO CONTAIN ..••' . S{.z,,:;` .,� �;� . JOO-YEAR FLOW PRCPOSED CHANNEL 1 +• : - !. •. _ . ;;,�• �, yam,, -�. Vii.- • �.� • .Y• ; ;.•'R3• • ' - ,°•rsem"«i1 r�• •Y _1 PROPOSED CHANNEL •• - � , r �•a.y1•■�.►.�• Y +' w r�. • • .-_ � �Y • •-] F{ i E 1 f: T d ■ d1"Ci -'�� • • i, . ti 0 r r ■ * EFFECTIVE FEMA SFHA —OFF—SI DISCHAR ES Concentration Watershed Area QW* Pol nt (acres) i cfs l Santa Cruz River 2555 5e JQ3 NIA 21400 , N/A 1116 NIA ­14100 - 6.7 49 6.3 49 2.3 10 195 700 05-7 1 3.4 At Cortaro Road DEVELOPED DN -SITE PEAK DISCHARGES Concentrat I on QW* Go Point (cfs ) t cfs 1 00 190 3 150 150 3b 2750 OlLocal discharge* assumes onservative developed Unoff rate of 10 cf slcc DATE: 5/19/2014 PAGE 1 OF 1 F:\4094_Ina_SI Iver be If\Hydro\4094drpr_oxb0 Ugn 19 -CLAY -2014 Land Use Proposal III -64 e* • `4�' i + r . i k �` '.rryt•:•_ •,I•�-::�'urr ; -� +r r • • ' _ _ . L' L L""1 �� _ _•• + kms_ �. _ 3945 EAST FORT L.OWELL ROAD - SUITE 111 ��� •-... � . i,.{,, s- . •'• TUCSON, AZ 85712� 520.795.1000 ENomir wo Cotvipmzy (FAX)520.322.6956 0 r r ■ * EFFECTIVE FEMA SFHA —OFF—SI DISCHAR ES Concentration Watershed Area QW* Pol nt (acres) i cfs l Santa Cruz River 2555 5e JQ3 NIA 21400 , N/A 1116 NIA ­14100 - 6.7 49 6.3 49 2.3 10 195 700 05-7 1 3.4 At Cortaro Road DEVELOPED DN -SITE PEAK DISCHARGES Concentrat I on QW* Go Point (cfs ) t cfs 1 00 190 3 150 150 3b 2750 OlLocal discharge* assumes onservative developed Unoff rate of 10 cf slcc DATE: 5/19/2014 PAGE 1 OF 1 F:\4094_Ina_SI Iver be If\Hydro\4094drpr_oxb0 Ugn 19 -CLAY -2014 Land Use Proposal III -64 Silverbell Gateway 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 Silverbell Gateway property is evident, but the extent of those features has not been mapped. Under an AJD, the Corps may determine that only some, or even none, of these potential Waters are actual Waters under their jurisdiction. A jurisdictional delineation will be submitted to the U.S. Army Corps of Engineers at a later date. 2. Federally Endangered Species and Other Special Species There are no federally endangered species or other special species present on the project site. 3. Wildlife Corridor 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 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. Landscape buffers will reflect the desert plant palette and appearance of the native Sonoran environment. 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 -65 Silverbell Gateway Specific Plan The Santa Cruz River runs along the property's north and east sides. Riparian plant species may be located along the north and east sides 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 washes running through the site. J. Utilities 1. Water As shown on Exhibit H.B.3.c: Existing Land Uses, there is a well located on-site near the southeast corner of the property. The water supply for Silverbell Gateway site 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 -66 Silverbell Gateway Specific Plan Exhibit 111.J.1: Water Service Letter October 24, 2013 The Planning Center 11 o S Church St Ste 6320 Tucson, AZ 85701 CITY OF TUCSON Attn: Brian Underwood TucsoN WATER roject: Ina & Silverbeliv APN: Multiple Parcels, Case #: DEPARTMENT SUBJECT: Water Availability for p -35, Lots: 9999, Location Code: MAR, Total Area: 90.9acq WA13729 T-121 R-129 SEC Zoning: R-100 WATER SUPPLY ject zoning of the above Tucson Water will provide water service to this project based on the sub parcels. Tucson Water has an as water supply (AWS) designation from the State of Arizona Department of Water Resources (ADWR). An AWS designation means Tucson Water has met the criteria established by ADWR for demonstration of a 100 - water ply — it does not mean year sup that water service is currently available to the subject project. WATER SERVICE 9 s is subject to the current availability of water service at The approval of water meter application i equired to submit a water master plan the time an application is received. The developer shall be r 3) Offsite/Onsite Water identifyingg but not limited to: 1) Water Use; 2) Fire Flow Requirements? Facilities; 4) Loops 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 of meeting the requirements of the proposed development, the developer shall be financially responsible for modifying or eds. enhancing the existing water system to meet those ne This letter shall be null and void tivo years from the date of issuance. Issuance of this letter is not to be 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* ny questions.) please call New Development at 791-4718. if you have a Sincere_ Scott Schladvrelierg P.E. Engineering Manager Tucson Water Department "ITU ��WATW SS -.Mg ��Vffmh NEW DEVULOPMENT - P.O. BOX 27210 - TUCSON, AZ 85726-7210 CC:File - TTY (520) 791-2639 * www.cityoftucson.org (520) 791-4718 - FAX (520) 791-2501 %Ikw" 00 Land Use Proposal 111-67 Silverbell Gateway 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 8 -inch gravity main sewer line, G-2004-170, under Silverbell Road near the middle of the west boundary and downstream from manhole #3271-13. In order to connect the portion of the site located on the northwest corner of Ina and Silverbell, it is necessary to tie into either the 15 -inch gravity main sewer (at manhole #3271-05 or #3271-06) line, G-2004-170, adjacent to the west side of Silverbell Road. 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 -68 Silverbell Gateway Specific Plan Exhibit III.J.2.a: Existina Sewer Facilities % #3271-02 X 8*0 G-2004-170 !R0 ,P 0 0 'd 0 800 #3271-030 #3271-12 G-2004-170 #6855-GVI #3271-13 #3271-04, G) 00 a. 46 #3271-05 %P O'k 1211 G-2004-170 A \ I 22ts \ #3271106 G-96-063 mogio \ #3271-070 0#3271-10 32 0# 71-1 12#0 G-2004-170 1 _08 Q%�#3271-08 F_ 0 LEGEND Specific Plan Boundary 0 Manhole Covers Sewer Network with Pipe Diameter and As -Built Identification Number MA rA- #6855-ARI I 0-trina Road Plug 2208 G-96-063 NORTH 250' 500, FII FNAME RRT-13—sewer md SOURCE Pima County GIS, 2013 Land Use Proposal 111-69 Silverbell Gateway Specific Plan Exhibit III.J.2.b: Wastewater Capacity Response 110 Pima County Regional Wastewater Reclamation Department 201 N. Stone Ave., 8T Floor Jackson Jenkins Tucson, Anzona 85701 Website: Director (520) 724-6500 hftp-./Iwww.pima.gov/wwm November 8, 2013 Brian Underwood The Planning Center 110 S. Church Avenue, #6320 Tucson, AZ 85701 Sewerage Capacity Investigation No. 13-224 Type I RE: NE/NW Corner Ina-Silverbell Specific Plan, Parcels 22632016A, 22632016B, 226320130) 22632010G, 22627026A, 22627027A. 2263201OF & 226332180. Estimated Flow 140,,400 gpd (ADWF),. Greetings - 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, 8 -inch portion of sewer line G-2004- 170, downstream from manhole 3271-13. This letter 's 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- e s p ectf en F oc kII , PCRWR© Plan ing Section BF-ks C' T12, R12, Sec. 35 Land Use Proposal 111-70 Silverbell Gateway 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 10.3 miles northwest of the project site at 11555 West Civic Center Drive. 2. Schools It is anticipated that this project will generate approximately 316 residential units if fully developed at the target residential densities. Silverbell Gateway 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 316) = 79 students Junior High &High School: 0.10 students per home (0.10 x 316) = 32 students Given that on-site development will impact school capacity, the Master Developer has agreed to a $1,200 voluntary donation per dwelling unit to help accommodate school expansion efforts within the Marana Unified School District. 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 1.2 miles northwest of the site at 8000 N. Silverbell Road. See Exhibit 111A 1: Recreation and Schools. The nearest public middle and high schools are Tortolita Middle School, located approximately 2.6 miles from the project area at 4101 W. Hardy Road, and Mountain View High School located approximately 3.5 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 -71 Silverbell Gateway 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 1.6 miles northwest of the project site. Land Use Proposal III -72 Silverbell Gateway Specific Plan Exhibit 111.K.3: Fire Service LEGEND Specific Plan Boundary r= One -Mile Radius Jurisdictional Boundary Parcels Northwest Fire District Fire Stations NORTH 01 1150' 2300' FILE NAME. RRT-13_pubIjc_fad1ties.mxd SOURCE Pima County GIS, 2013 Land Use Proposal 111-73 Silverbell Gateway 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. Since Silverbell Gateway will consist of both single - and multi -family residential development at varying densities, the provision of both active and passive recreation areas will be required. Silverbell Gateway intends to provide recreational spaces to enhance the quality of life for its residents and provide for a more aesthetically pleasing mixed-use environment. Silverbell Gateway 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. Larger and more prominent parks within Silverbell Gateway shall feature many of the following amenities: ball fields and courts, children's play structures, community gathering spaces and rooms, picnic areas and bathrooms, whereas smaller, more informal, park areas shall include at least 3 of the following open space amenities: informal turf area, seating and shade, exercise equipment, desert landscaping, walks and paths. At least one park within Silverbell Gateway must feature enhanced recreational amenities such as a public swimming pool or splash pad. 2. Open Space Ownership Preservation of natural open space, as well as maintenance of modified open space (common area) within Silverbell Gateway, shall be the responsibility of the Master Association and respective HOA's and regulated by CC&R's approved by the Town. 3. Off -Site Trail Access and Maintenance Multiple pathway connections will facilitate pedestrian access throughout the site and to existing trails and pathways in the area. Pedestrian connections to the Santa Cruz River Park shared -use path (The Loop) will be an important component of development within the project area, especially for projects situated along the eastern boundary. A minimum of 3 connections to The Loop shared -use path will be required and are encouraged every 1,000 -feet to one-quarter mile along the length of the eastern boundary. The Loop currently offers over 100 miles of shared -use paths and upon completion will total 131 miles, providing a wide-ranging regional recreation, leisure and multimodal transportation amenity to residents of Silverbell Gateway. It will eventually be built on the east riverbank to complement the already existing paved shared -use path on the west bank adjacent to the project. 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. Land Use Proposal III -74 Silverbell Gateway Specific Plan A portion of the 5 -mile Wild Horse Wash Trail (Pima Co. Trail #028) identified in the Town of Marana Parks, Recreation, Trails and Open Space Master Plan is planned to traverse the site along or near the Yuma Mine Wash. The developer will be responsible for installing a 10 -foot wide decomposed granite trail with signage at both boundaries of the trail. The trail must be built to Town of Marana specifications as described in the Parks, Recreation, Trails and Open Space Master Plan. South of the site, the Wild Horse Wash trail may eventually connect to 5 additional singletrack trails identified in the Pima County Regional Trail System MasterPlan, including Belmont Loop (Pima Co. Trail #127), Belmont Rd (Pima Co. Trail #146), Yuma Mine Trail (Pima Co. #145), Gas pipeline/Greasewood Loop (Pima Co. Trail #155) and Hardy Wash (Pima Co. Trail #160). All other trails offered within Silverbell Gateway will either be paved or covered with natural substrate and may include trail amenities such as handrails, seating, shade, trash cans, lighting, etc. M. Cultural, Archaeological and Historic Resources The project site contains significant historic resources according to the Arizona State Museum archaeological records search. Please see Exhibit: II.J.1: Archaeological Search Letter. According to ASM, five historic properties, four of which are determined eligible for listing in the National Register of Historic Places (NRHP) have been identified on the site. Due to the presence of historically significant sites which have been identified in the area, the ASM recommends that a qualified archaeologist be consulted in advance of any ground -disturbing activities to mitigate potentially adverse effects to historically significant properties. Land Use Proposal III -75 All Or r .. 0 1 w Il. 44 t •G, f.. r-- I -7 1*— — fi ' --'- �•—� — amm oqpwm— Sam • S z . 4 t �41ko � 1 r � 1 . i ' r / t r - S i • ; .. I r .. ' � i .. , � t .. C � } r i J' � r 1 � , � I r• t � r � i y I t e � � }} i f 1 1 �r 'r �: J r r 1 •1 / f r r t} I } f OL si+.�' i � Y - �l i 1 1► ti - tlh 1' ;! � •{' � � •`��y� r « r AN" a4w— IV. DEVELOP�M,EN, REGULATION AM t 1 � ' • S' i 1 ti 7 F .- � ':� i � �.� r ,/ A ! � • � Y . � r t• r l � - f 1 2 +. .'� -. -, .� +ir�I`G.rj cwt � '�,'{�' _ f[ � � • � # ' 1 a Silverbell Gateway Specific Plan A. Purpose and Intent These regulations will serve as the primary mechanism for the implementation of the Silverbell Gateway 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 activity center with employment, entertainment, regional shopping, and single-family and multi -family residences. The regulations and standards shall apply to the Silverbell Gateway Specific Plan. Land use designations (planning areas) within the Specific Plan shall be as follows: • Development Area A • Development Area 6 • Development Area C • Development Area D The development regulations will govern and provide regulatory zoning provisions for the land use density, intensities, and location criteria within the Silverbell Gateway 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, the building code, 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 Development Regulations IV -77 Silverbell Gateway Specific Plan Planning Director to determine if said use is consistent with the intent of the designation and compatible with other listed permitted uses. 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 homes or temporary model home complex with parking • Temporary sales office • Seasonal retail sales • Signage 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 regulation; • Multi -story mixed-use buildings shall not exceed 50 percent of residential use on the ground floor; • The ground -floor of multi -story mixed-use buildings shall be built to commercial specifications to allow any residential use to be converted to commercial without significant modifications to the building; and • For non-residential development fronting onto Ina and Silverbell Roads, the project shall strive for a minimum of 10 percent non -retail employment generating uses including but not limited to office, institutional and other employment generating uses. C. Development Standards 1. Development Area A a. Permitted Uses: • RESIDENTIAL USE GROUP: o Assisted living centers/ nursing home/ adult daycare/ continuing care facility o Churches, temples, and other places for religious services, subject to: Development Regulations IV -78 Silverbell Gateway Specific Plan ➢ The minimum building setback is 50 feet unless adjacent to a non- residential use, in which case, no setback is required. ➢ A minimum site area of 2 acres is required. o Live/work units ➢ No more than 25 percent of the total building square footage on the lot may be devoted to the work unit. ➢ 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. o Multi -family residential o Single-family residential (attached and detached) COMMERCIAL USE GROUP: o Artist studios o Banks and financial institutions, including drive-through and outdoor teller facilities ➢ Limited to a maximum of three (3) drive-through service lanes, with one (1) restricted drive through automated teller machine (ATM) service only. o Corporate and regional headquarter facilities and offices o Day care centers, subject to: ➢ The minimum lot size required for a child care center is 14,000 square feet. There is no minimum for adult day care. ➢ The minimum setback for child care is 25 feet (applies to all subject property lines). There is no setback required for adult day care. o Educational facilities (private or public) including schools of business, language, music, dance, and art (may require reasonable soundproofing) as well as elementary and secondary schools, subject to: ➢ A minimum lot size of 5 acres. ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses. No setback is required adjacent to another non-residential use. ➢ The use of loudspeakers, amplifiers or similar equipment is not permitted on the school site if located within 100 feet of a residential use. o Hotel, motels and lodging facilities ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses, in which case, no setback is required. o Medical, professional and general business offices o Movie, television and radio studios/stations o Park and ride lots o Parking structures o Plant nurseries, greenhouses and home and garden supplies o Public service facilities (government, civic, utility) ■ Commercial Retail — o Apparel, furniture and appliance stores o Art gallery o Automotive supplies/ service stations, auto dealers and car wash Development Regulations IV -79 Silverbell Gateway Specific Plan o Bicycle shops o Clinics: medical and dental o Convenience Stores ➢ Must be part of a fuel dispensing facility o Department stores o Drug stores o Florist shops o Food and beverage kiosks/coffee shops o Food stores, including delicatessens, candy stores, and dairy product sales o Fuel dispensing facilities o Furniture stores o General merchandise sales o Hardware stores o Home improvement centers o Office equipment sales and service o Package liquor stores o Pet and pet supply stores o Regional shopping malls o Restaurants, cafes including carry -out establishments, drive-through facilities, and other similar uses o Seasonal outdoor sales, including farmer's markets and similar uses ➢ Activities may be conducted outdoors if developed adjacent to non- residential uses. o Showroom catalog stores o Stationery stores o Super drug stores (over 10,000 square feet) o Supermarkets and grocery stores o Theaters, not including drive-ins o Variety stores o Vehicle rentals o Warehouse outlets ■ Personal Services — o Barber and beauty shops o Blueprinting and photocopying o Business research office related to the administration and operation of a permitted light industrial use o Carpet and rug cleaning o Clothes cleaning, pressing, and tailoring shops o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses o Day spas o Financial — accounting, auditing, bookkeeping, tax consultation, etc. o Laundromats o Massage therapy establishments o Newspaper publishing o Printing, lithographing, publishing Development Regulations IV -80 Silverbell Gateway Specific Plan o Repair shops for appliances, bicycles, shoes, etc. • LIGHT INDUSTRIAL USE GROUP: o Blacksmith shop o Carpentry, upholstery & furniture repair o Light industrial (manufacturing/ technical/ assembly), subject to: ➢ All manufacturing activities shall be located entirely within a building or on the lot, which is enclosed on all sides by a solid wall or fence a minimum of 6 feet in height. ➢ No outdoor storage areas shall be stacked or stored to exceed the height of the screen wall within 50 feet of a residential use. ➢ Outdoor display of finished products is permitted in an area limited to 10,000 square feet. o Wireless communication facilities ➢ As stated in Title 23 of the Land Development Code, a wireless communication facility is a permitted use, and shall not require a conditional use permit in any zoning district, provided that all the requirements in Title 23.04.01 are complied with in their entirety. o Wholesaling and warehousing ➢ The minimum building setback is 50 feet unless adjacent to non- residential uses, in which case, no setback is required. • RECREATIONAL AND CULTURAL USE GROUP: 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 Museum o Parks and outdoor recreation facilities o Other recreational type uses and facilities o 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 the residential zoning designations in Title 5 of the Land Development Code are also allowed: o Community center o Community identification elements (gateway and community monumentation signage that conveys information about a region, community or local entity) o Detached accessory structures, such as tool sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc. o Detached garages Development Regulations IV -81 Silverbell Gateway Specific Plan o Garage, carport or enclosed storage o Home occupations, with an approved Home Occupation Permit o Recreation buildings which are part of a multi -family development o Sports courts o Spas and related structures o Workshops and studios c. Conditional Uses: o Feed store o Foster and group homes o Research and development o Self -storage (limit of one), subject to: ➢ All storage shall be within enclosed buildings. ➢ All walls or doors visible from adjacent streets and residential properties shall be surfaced with a non -reflective material. ➢ The facility's exterior fagade visible from adjoining residential properties or street frontage shall be earth tone in color and of masonry, stucco or similar materials. ➢ Maximum site area: 3 acres ➢ Maximum individual unit size: 300 square feet of floor area. o Veterinary clinic d. Prohibited Uses: o Contractor's yard o Heavy equipment sales or lease o Heavy industrial uses o The following manufacturing uses: ➢ Abrasives ➢ Carbon black and lamp plant ➢ Chemical plant ➢ Soaps and by-products using animal fat ➢ Fertilizers of all types ➢ Glue and sizing manufacturing plant ➢ Graphite manufacturing plant ➢ Gypsum and other forms of plaster base manufacturing ➢ Flammable Insulation manufacturing ➢ Metals extraction and smelting ➢ Paraffin manufacturing ➢ Petroleum and petroleum products ➢ Tannery ➢ Turpentine manufacturing ➢ Wax and wax products ➢ Other similar uses as determined by the Planning Administrator 88 Development Regulations IV -82 Silverbell Gateway Specific Plan o The following processing uses: ➢ Animal by-products processing ➢ Auto salvage yards ➢ Dog and cat food processing ➢ Fertilizers of all types ➢ Rubber reclaiming or processing ➢ Tar or asphalt roofing processing ➢ Other similar uses as determined by the Planning Administrator 2. Development Area B a. Permitted Uses: • RESIDENTIAL USE GROUP: o Assisted living centers/ nursing home/ adult daycare/ continuing care facility o Churches, temples, and other places for religious services, subject to: ➢ The minimum building setback is 50 feet unless adjacent to a non- residential use, in which case, no setback is required. ➢ A minimum site area of 2 acres is required. o Live/work units ➢ No more than 25 percent of the total building square footage on the lot may be devoted to the work unit. ➢ 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. o Multi -family residential o Single-family residential (attached and detached) ➢ Note: lots for single-family residential detached housing in Development Area B shall not exceed 3,500 square feet. • COMMERCIAL USE GROUP: o Artist studios o Banks and financial institutions, including drive-through and outdoor teller facilities ➢ Limited to a maximum of three (3) drive-through service lanes, with one (1) restricted drive through automated teller machine (ATM) service only. o Corporate and regional headquarter facilities and offices o Day care centers, subject to: ➢ The minimum lot size required for a child care center is 14,000 square feet. There is no minimum for adult day care. ➢ The minimum setback for child care is 25 feet (applies to all subject property lines). There is no setback required for adult day care. o Educational facilities (private or public) including schools of business, language, music, dance, and art (may require reasonable soundproofing) as well as elementary and secondary schools, subject to: ➢ A minimum lot size of 5 acres. Development Regulations IV -83 Silverbell Gateway Specific Plan ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses. No setback is required adjacent to another non-residential use. ➢ The use of loudspeakers, amplifiers or similar equipment is not permitted on the school site if located within 100 feet of a residential use. o Hotel, motels and lodging facilities ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses, in which case, no setback is required. o Medical, professional and general business offices o Movie, television and radio studios/stations o Park and ride lots o Parking structures o Plant nurseries, greenhouses and home and garden supplies o Public service facilities (government, civic, utility) ■ Commercial Retail — o Apparel, furniture and appliance stores o Art gallery o Automotive supplies/ service stations, auto dealers and car wash o Bicycle shops o Clinics: medical and dental o Convenience Stores ➢ Must be part of a fuel dispensing facility o Department stores o Drug stores o Florist shops o Food and beverage kiosks/coffee shops o Food stores, including delicatessens, candy stores, and dairy product sales o Fuel dispensing facilities o Furniture stores o General merchandise sales o Hardware stores o Home improvement centers o Office equipment sales and service o Package liquor stores o Pet and pet supply stores o Regional shopping malls o Restaurants, cafes including carry -out establishments, drive-through facilities, and other similar uses o Seasonal outdoor sales, including farmer's markets and similar uses ➢ Activities may be conducted outdoors if developed adjacent to non- residential uses. o Showroom catalog stores o Stationery stores o Super drug stores (over 10,000 square feet) o Supermarkets and grocery stores o Theaters, not including drive-ins Development Regulations IV -84 Silverbell Gateway Specific Plan o Variety stores o Vehicle rentals o Warehouse outlets ■ Personal Services — o Barber and beauty shops o Blueprinting and photocopying o Business research office related to the administration and operation of a permitted light industrial use o Carpet and rug cleaning o Clothes cleaning, pressing, and tailoring shops o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses o Day spas o Financial — accounting, auditing, bookkeeping, tax consultation, etc. o Laundromats o Massage therapy establishments o Newspaper publishing o Printing, lithographing, publishing o Repair shops for appliances, bicycles, shoes, etc. • LIGHT INDUSTRIAL USE GROUP: o Blacksmith shop o Carpentry, upholstery & furniture repair o Light industrial (manufacturing/ technical/ assembly), subject to: ➢ All manufacturing activities shall be located entirely within a building or on the lot, which is enclosed on all sides by a solid wall or fence a minimum of 6 feet in height. ➢ No outdoor storage areas shall be stacked or stored to exceed the height of the screen wall within 50 feet of a residential use. ➢ Outdoor display of finished products is permitted in an area limited to 10,000 square feet. o Wireless communication facilities ➢ As stated in Title 23 of the Land Development Code, a wireless communication facility is a permitted use, and shall not require a conditional use permit in any zoning district, provided that all the requirements in Title 23.04.01 are complied with in their entirety. o Wholesaling and warehousing ➢ The minimum building setback is 50 feet unless adjacent to non- residential uses, in which case, no setback is required. • RECREATIONAL AND CULTURAL USE GROUP: 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 Development Regulations IV -85 Silverbell Gateway Specific Plan o Museum o Parks and outdoor recreation facilities o Other recreational type uses and facilities o 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 the residential zoning designations in Title 5 of the Land Development Code are also allowed: o Community center o Community identification elements (gateway and community monumentation signage that conveys information about a region, community or local entity) o Detached accessory structures, such as tool sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc. o Detached garages o Garage, carport or enclosed storage o Home occupations, with an approved Home Occupation Permit o Recreation buildings which are part of a multi -family development o Sports courts o Spas and related structures o Workshops and studios c. Conditional Uses: o Feed store o Foster and group homes o Research and development o Self -storage (limit of one), subject to: ➢ All storage shall be within enclosed buildings. ➢ All walls or doors visible from adjacent streets and residential properties shall be surfaced with a non -reflective material. ➢ The facility's exterior fagade visible from adjoining residential properties or street frontage shall be earth tone in color and of masonry, stucco or similar materials. ➢ Maximum site area: 3 acres ➢ Maximum individual unit size: 300 square feet of floor area. o Veterinary clinic o The request for additional building height above the 75' limit in the 100' Building Height Zone will be subject to a conditional use permit and shall require approval of the Marana Town Council. Development Regulations IV -86 Silverbell Gateway Specific Plan d. Prohibited Uses: o Contractor's yard o Heavy equipment sales or lease o Heavy industrial uses o The following manufacturing uses: ➢ Abrasives ➢ Carbon black and lamp plant ➢ Chemical plant ➢ Soaps and by-products using animal fat ➢ Fertilizers of all types ➢ Glue and sizing manufacturing plant ➢ Graphite manufacturing plant ➢ Gypsum and other forms of plaster base manufacturing ➢ Flammable Insulation manufacturing ➢ Metals extraction and smelting ➢ Paraffin manufacturing ➢ Petroleum and petroleum products ➢ Tannery ➢ Turpentine manufacturing ➢ Wax and wax products ➢ Other similar uses as determined by the Planning Administrator o The following processing uses: ➢ Animal by-products processing ➢ Auto salvage yards ➢ Dog and cat food processing ➢ Fertilizers of all types ➢ Rubber reclaiming or processing ➢ Tar or asphalt roofing processing ➢ Other similar uses as determined by the Planning Administrator 3. Development Area C a. Permitted Uses: • RESIDENTIAL USE GROUP: o Assisted living centers/ nursing home/ adult daycare/ continuing care facility o Churches, temples, and other places for religious services, subject to: ➢ The minimum building setback is 50 feet unless adjacent to a non- residential use, in which case, no setback is required. ➢ A minimum site area of 2 acres is required. o Live/work units ➢ No more than 25 percent of the total building square footage on the lot may be devoted to the work unit. Development Regulations IV -87 Silverbell Gateway Specific Plan ➢ 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. o Multi -family residential o Single-family residential (attached) COMMERCIAL USE GROUP: o Artist studios o Banks and financial institutions, including drive-through and outdoor teller facilities ➢ Limited to a maximum of three (3) drive-through service lanes, with one (1) restricted drive through automated teller machine (ATM) service only. o Corporate and regional headquarter facilities and offices o Day care centers, subject to: ➢ The minimum lot size required for a child care center is 14,000 square feet. There is no minimum for adult day care. ➢ The minimum setback for child care is 25 feet (applies to all subject property lines). There is no setback required for adult day care. o Educational facilities (private or public) including schools of business, language, music, dance, and art (may require reasonable soundproofing) as well as elementary and secondary schools, subject to: ➢ A minimum lot size of 5 acres. ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses. No setback is required adjacent to another non-residential use. ➢ The use of loudspeakers, amplifiers or similar equipment is not permitted on the school site if located within 100 feet of a residential use. o Hotel, motels and lodging facilities ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses, in which case, no setback is required. o Medical, professional and general business offices o Movie, television and radio studios/stations o Park and ride lots o Parking structures o Plant nurseries, greenhouses and home and garden supplies o Public service facilities (government, civic, utility) ■ Commercial Retail — o Apparel, furniture and appliance stores o Art gallery o Automotive supplies/ service stations, auto dealers and car wash o Bicycle shops o Clinics: medical and dental o Convenience Stores ➢ Must be part of a fuel dispensing facility o Department stores o Drug stores Development Regulations IV -88 Silverbell Gateway Specific Plan o Florist shops o Food and beverage kiosks/coffee shops o Food stores, including delicatessens, candy stores, and dairy product sales o Fuel dispensing facilities o Furniture stores o General merchandise sales o Hardware stores o Home improvement centers o Office equipment sales and service o Package liquor stores o Pet and pet supply stores o Regional shopping malls o Restaurants, cafes including carry -out establishments, drive-through facilities, and other similar uses o Seasonal outdoor sales, including farmer's markets and similar uses ➢ Activities may be conducted outdoors if developed adjacent to non- residential uses. o Showroom catalog stores o Stationery stores o Super drug stores (over 10,000 square feet) o Supermarkets and grocery stores o Theaters, not including drive-ins o Variety stores o Vehicle rentals o Warehouse outlets ■ Personal Services — o Barber and beauty shops o Blueprinting and photocopying o Business research office related to the administration and operation of a permitted light industrial use o Carpet and rug cleaning o Clothes cleaning, pressing, and tailoring shops o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses o Day spas o Financial — accounting, auditing, bookkeeping, tax consultation, etc. o Laundromats o Massage therapy establishments o Newspaper publishing o Printing, lithographing, publishing o Repair shops for appliances, bicycles, shoes, etc. • LIGHT INDUSTRIAL USE GROUP: o Blacksmith shop o Carpentry, upholstery &furniture repair o Light industrial (manufacturing/ technical/ assembly), subject to: Development Regulations IV -89 Silverbell Gateway Specific Plan ➢ All manufacturing activities shall be located entirely within a building or on the lot, which is enclosed on all sides by a solid wall or fence a minimum of 6 feet in height. ➢ No outdoor storage areas shall be stacked or stored to exceed the height of the screen wall within 50 feet of a residential use. ➢ Outdoor display of finished products is permitted in an area limited to 10,000 square feet. o Wireless communication facilities ➢ As stated in Title 23 of the Land Development Code, a wireless communication facility is a permitted use, and shall not require a conditional use permit in any zoning district, provided that all the requirements in Title 23.04.01 are complied with in their entirety. o Wholesaling and warehousing ➢ The minimum building setback is 50 feet unless adjacent to non- residential uses, in which case, no setback is required. • RECREATIONAL AND CULTURAL USE GROUP: 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 Museum o Parks and outdoor recreation facilities o Other recreational type uses and facilities o 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 the residential zoning designations in Title 5 of the Land Development Code are also allowed: o Community center o Community identification elements (gateway and community monumentation signage that conveys information about a region, community or local entity) o Detached accessory structures, such as tool sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc. o Detached garages o Garage, carport or enclosed storage o Home occupations, with an approved Home Occupation Permit o Recreation buildings which are part of a multi -family development o Sports courts o Spas and related structures o Workshops and studios Development Regulations IV -90 Silverbell Gateway Specific Plan c. Conditional Uses: o Feed store o Foster and group homes o Research and development o Self -storage (limit of one), subject to: ➢ All storage shall be within enclosed buildings. ➢ All walls or doors visible from adjacent streets and residential properties shall be surfaced with a non -reflective material. ➢ The facility's exterior fagade visible from adjoining residential properties or street frontage shall be earth tone in color and of masonry, stucco or similar materials. ➢ Maximum site area: 3 acres ➢ Maximum individual unit size: 300 square feet of floor area. o Veterinary clinic o The request for additional building height above the 75' limit in the 100' Building Height Zone will be subject to a conditional use permit and shall require approval of the Marana Town Council. d. Prohibited Uses: o Contractor's yard o Heavy equipment sales or lease o Heavy industrial uses o The following manufacturing uses: ➢ Abrasives ➢ Carbon black and lamp plant ➢ Chemical plant ➢ Soaps and by-products using animal fat ➢ Fertilizers of all types ➢ Glue and sizing manufacturing plant ➢ Graphite manufacturing plant ➢ Gypsum and other forms of plaster base manufacturing ➢ Flammable Insulation manufacturing ➢ Metals extraction and smelting ➢ Paraffin manufacturing ➢ Petroleum and petroleum products ➢ Tannery ➢ Turpentine manufacturing ➢ Wax and wax products ➢ Other similar uses as determined by the Planning Administrator o The following processing uses: ➢ Animal by-products processing ➢ Auto salvage yards ffl Development Regulations IV -91 Silverbell Gateway Specific Plan ➢ Dog and cat food processing ➢ Fertilizers of all types ➢ Rubber reclaiming or processing ➢ Tar or asphalt roofing processing ➢ Other similar uses as determined by the Planning Administrator 4. Development Area D a. Permitted Uses: • RESIDENTIAL USE GROUP: o Assisted living centers/ nursing home/ adult daycare/ continuing care facility o Churches, temples, and other places for religious services, subject to: ➢ The minimum building setback is 50 feet unless adjacent to a non- residential use, in which case, no setback is required. ➢ A minimum site area of 2 acres is required. o Live/work units ➢ No more than 25 percent of the total building square footage on the lot may be devoted to the work unit. ➢ 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. o Multi -family residential o Single-family residential (attached and detached) • COMMERCIAL USE GROUP: o Artist studios o Banks and financial institutions, including drive-through and outdoor teller facilities ➢ Limited to a maximum of three (3) drive-through service lanes, with one (1) restricted drive through automated teller machine (ATM) service only. o Corporate and regional headquarter facilities and offices o Day care centers, subject to: ➢ The minimum lot size required for a child care center is 14,000 square feet. There is no minimum for adult day care. ➢ The minimum setback for child care is 25 feet (applies to all subject property lines). There is no setback required for adult day care. o Educational facilities (private or public) including schools of business, language, music, dance, and art (may require reasonable soundproofing) as well as elementary and secondary schools, subject to: ➢ A minimum lot size of 5 acres. ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses. No setback is required adjacent to another non-residential use. ➢ The use of loudspeakers, amplifiers or similar equipment is not permitted on the school site if located within 100 feet of a residential use. Development Regulations IV -92 Silverbell Gateway Specific Plan o Hotel, motels and lodging facilities ➢ The minimum setback shall be 25 feet unless adjacent to non-residential uses, in which case, no setback is required. o Medical, professional and general business offices o Movie, television and radio studios/stations o Park and ride lots o Parking structures o Plant nurseries, greenhouses and home and garden supplies o Public service facilities (government, civic, utility) ■ Commercial Retail — o Apparel, furniture and appliance stores o Art gallery o Automotive supplies/ service stations, auto dealers and car wash o Bicycle shops o Clinics: medical and dental o Department stores o Drug stores o Florist shops o Food and beverage kiosks/coffee shops o Food stores, including delicatessens, candy stores, and dairy product sales o Furniture stores o General merchandise sales o Hardware stores o Home improvement centers o Office equipment sales and service o Package liquor stores o Pet and pet supply stores o Regional shopping malls o Restaurants, cafes including carry -out establishments, drive-through facilities, and other similar uses o Seasonal outdoor sales, including farmer's markets and similar uses ➢ Activities may be conducted outdoors if developed adjacent to non- residential uses. o Showroom catalog stores o Stationery stores o Super drug stores (over 10,000 square feet) o Supermarkets and grocery stores o Theaters, not including drive-ins o Variety stores o Vehicle rentals o Warehouse outlets ■ Personal Services — o Barber and beauty shops Development Regulations IV -93 Silverbell Gateway Specific Plan o Blueprinting and photocopying o Business research office related to the administration and operation of a permitted light industrial use o Carpet and rug cleaning o Clothes cleaning, pressing, and tailoring shops o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses o Day spas o Financial — accounting, auditing, bookkeeping, tax consultation, etc. o Laundromats o Massage therapy establishments o Newspaper publishing o Printing, lithographing, publishing o Repair shops for appliances, bicycles, shoes, etc. • RECREATIONAL AND CULTURAL USE GROUP: 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 Museum o Parks and outdoor recreation facilities o Other recreational type uses and facilities o 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 the residential zoning designations in Title 5 of the Land Development Code are also allowed: • Community center • Community identification elements • Detached accessory structures, such as tool sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc. • Detached garages • Garage, carport or enclosed storage • Home occupations, with an approved Home Occupation Permit • Recreation buildings which are part of a multi -family development • Sports courts • Spas and related structures • Workshops and studios c. Conditional Uses: o Feed store Development Regulations IV -94 Silverbell Gateway Specific Plan o Foster and group homes o Research and development o Self -storage (limit of one), subject to: ➢ All storage shall be within enclosed buildings. ➢ All walls or doors visible from adjacent streets and residential properties shall be surfaced with a non -reflective material. ➢ The facility's exterior fagade visible from adjoining residential properties or street frontage shall be earth tone in color and of masonry, stucco or similar materials. ➢ Maximum site area: 3 acres ➢ Maximum individual unit size: 300 square feet of floor area. o Veterinary clinic d. Prohibited Uses: • Car Wash • Contractor's yard • Convenience Store • Heavy equipment sales or lease • Heavy Industrial Uses • Light Industrial • Manufacturing • Regional shopping malls • The following processing uses: o Animal by-products processing o Auto salvage yards o Carpet and rug cleaning o Cleaning and dyeing o Dog and cat food processing o Fertilizers of all types o Laundry o Rubber reclaiming or processing o Tar or asphalt roofing processing o Other similar uses as determined by the Planning Administrator Development Regulations IV -95 5. General Development Standards Silverbell Gateway Specific Plan Development within Silverbell Gateway shall be subject to the following development standards: Table IV.C.3.a: Single Family and Multi Family Residential Development Standards Development A B C D Areas Land Use Detached Attached Multi- Detached Attached Multi- Attached Multi -Family Detached Attached Multi -Family Category (SFR) Family (SFR) Family (SFR) Maximum 12 RAC 18 RAC 30 RAC 12 RAC 18 RAC 30 RAC 18 RAC 30 RAC 7 RAC 18 RAC 30 RAC Gross Density Minimum Area 37500 None None 37500 None None None None 77000 None None per dwelling (maximum) unit (square feet) Maximum 40* 40 55 40* 40** 55** 40** 55** 40* 40 40 Building (75 with (75 with (75 with (75 with Height (feet) mixed use) mixed use) mixed-use) mixed-use) Maximum Lot 75 85 85 75 85 85 85 55 (unless 75 85 85 Coverage (%) parking is within a structure, then 75%) Minimum Lot Per Land Development Code Width (feet) Minimum Lot Per Land Development Code Depth (feet) *Per Town of Marana Land Development Code Title 8: Residential Design Standards, no more than 50% can be 2 -story **100' building height allowed by conditional use permit in the 100' Building Height Zone shall require approval of the Marana Town Council. See Exhibit III. E. 1: Conceptual Development Plan. Development Regulations IV -96 Silverbell Gateway Specific Plan Table IV.C.3.a: Single Family and Multi Family Residential Development Standards (cont'd) Development A B C D Areas Land Use Detached Attached Multi -Family Detached Attached Multi -Family Attached Multi -Family Detached Attached Multi -Family Category (SFR) (SFR) (SFR) Minimum Perimeter Setbacks (Feet) Adjacent to 0 0 0 0 0 0 0 0 0 0 0 Same or Less Intense Designation or Use Adjacent to 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times 10 or 1Y2 times More Intense the Building the Building the Building the Building the Building the Building the Building the Building the Building the Building the Building Designation or Height, Height, Height, Height, Height, Height, Height, Height, Height, Height, Height, Land Use whichever is whichever is whichever is whichever is whichever is whichever is whichever is whichever is whichever is whichever is whichever is greater greater greater greater greater greater greater greater greater greater greater Arterial 15 15 15 15 15 15 15 15 15 15 15 Roadway Setbacks Interior 0 0 0 0 0 0 0 0 0 0 0 Roadway Setbacks Minimum Per Building Per Building Per Building Per Building Per Building Per Building Per Building Per Building Per Building Per Building Per Building Building Code Code Code Code Code Code Code Code Code Code Code Separation Requirements Requirements Requirements Requirements Requirements Requirements Requirements Requirements Requirements Requirements Requirements Parking See Section IV.C.6: Parking Regulations and Town of Marana Land Development Code Requirements **100' building height allowed by conditional use permit in the 100' Building Height Zone shall require approval of the Marana Town Council. See Exhibit 111. E.1: Conceptual Development Plan. 88 Development Regulations IV -97 Silverbell Gateway Specific Plan Table IV.C.3.b: Non-residential Development Standards Development Areas Al B and C D Land Use Category Light Industrial, Commercial, Retail, Office Commercial, Retail, Office Maximum Building Height (feet) 75** 40 Maximum Lot Coverage (%) 70 unless parking is within a structure, then 85 70, excluding parking lots Minimum Lot Width (feet) None Required Minimum Lot Depth (feet) None Required Arterial Roadway Setbacks (feet) 15 15 Internal Roadway Setbacks (feet) 0 0 Minimum Perimeter Building Setbacks (Feet) Adjacent to Same or More Intense Designation or Use* 0 0 Adjacent to Less Intense Designation or Use* 10 or 1'/z times the Building Height (whichever is greater) 10 or 1'/2 times the Building Height (whichever is greater) Minimum Building Separation Per building code requirements Per building code requirements Parking Requirements See Section IV.C.6: Parking Regulations and Town of Marana Land Development Code **100' building height allowed by conditional use permit in the 100' Building Height Zone shall require approval of the Marana Town Council. See Exhibit 111. E. 1: Conceptual Development Plan. L� Development Regulations IV -98 7. Silverbell Gateway Specific Plan • Note: These residential and commercial uses will need to comply with the design guidelines from the Town of Marana Land Development Code. • For purposes of perimeter setbacks, the land uses allowed within Silverbell Gateway are listed below within generalized categories in order of most to least intense. o Light Industrial o Retail/ Commercial/ Office o Multi -Family Residential o Single -Family Residential Attached o Single -Family Residential Detached 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 developed 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 attached residential. Commercial and employment uses along Ina and Silverbell Road as well as internal project roads shall not be required to provide a wall. All or part of the buffer may be within the right- of-way subject to Silverbell Gateway Design Review Committee (SGDRC) approval. • 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. 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. Required landscaping quantities will be in accordance with Title 17 of the Land Development Code. Impacts shall be mitigated using these standards to ensure that: • 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; Development Regulations IV -99 Silverbell Gateway Specific Plan • Avariety of plant materials shall be incorporated, including native, low water use vegetation; • The use of climbing plant materials along walkways and on trellises and pergolas is encouraged; • 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; • 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 approved by the Town of Marana. 8. 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 or ground floor commercial use in a vertical mixed-use building, a percent reduction defined in a traffic study and added to a parking covenant 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 I PRP. Development Regulations IV -100 Silverbell Gateway Specific Plan 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 change of 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; ➢ 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. ➢ The parking area of any existing development may continue to be used in its current configuration except where a public safety hazard exists, may be 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 at one 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; Development Regulations IV -101 Silverbell Gateway Specific Plan ➢ 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 IPRP 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: ➢ 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, Title 22 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; ➢ Light intrusion onto an adjoining residential use or zone is not created. Outdoor lighting shall comply with the Town of Marana Outdoor Lighting Code; ➢ Proposed outdoor seating areas are 100 feet or more from residentially - zoned properties unless separated by a building. Combined residential and non-residential development in a single structure or unified development is exempt from this finding; and, ➢ Outdoor loudspeakers or music (live or recorded) are 600 feet or more from residentially zoned properties. o Review and Approval Procedures ➢ An IPRP for projects within 300 feet of a residential or more restrictive zone is reviewed in accordance with the Planning Director Approval Procedure. ➢ An IPRP for projects more than 300 feet from residential or more restrictive zones is reviewed in accordance with the 300' Notice Procedure. Development Regulations IV -102 Silverbell Gateway Specific Plan 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 & ADAAG both in dimension and in quality for specific uses. • On -street parking shall be counted towards parking requirements. • 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 Residential parking Standards shall be in accordance with the standards delineated in the Town of Marana Land Development Code. • Visitor parking: On -street parking may be counted toward the visitor parking requirements Non -Residential Parking Non -Residential parking Standards shall be in accordance with the standards delineated in the Town of Marana Land Development Code. 9. Street Standards The Silverbell Gateway Specific Plan will consist of a planned road network to improve the circulation in the area. The main off-site roadways are Ina and Silverbell Roads. Access to these major roadways will be determined by the eventual siting of land uses, future construction of the 1-10/Ina Road traffic interchange and the planned roadway improvements to Ina Road. All roadways shall be in compliance with the Town of Marana Subdivision Street Standards. Additionally, all landscaped areas within the Silverbell Gateway interior ROW's shall be maintained by the HOA and regulated by CC&R's approved by the Town of Marana. Development Regulations IV -103 Silverbell Gateway Specific Plan D. Design Guidelines 1. 2. 3. 5. 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 both planning areas where appropriate, and in some cases, the guidelines will require review by the Silverbell Gateway Design Review Committee (SGDRC) and Town of Marana staff to ensure compatibility with the Town's vision for the area and surrounding land uses. 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. Design Review Committee The Master Developer will be responsible for establishing the Silverbell Gateway Design Review Committee (SGDRC). 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. Single -Family Residential Detached Housing The Town of Marana residential design standards, Title 8 of the Town of Marana Land Development Code shall be applied to all detached single-family residential development. 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 curving streets, road Development Regulations IV -104 Silverbell Gateway Specific Plan orientation toward open areas, bulk reduction of the upper stories of buildings and creation of view corridors. • 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. 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. • Each multi -family or attached dwelling unit shall incorporate a range of details and massing conditions. The architecture shall include at least one of the following elements: o Covered bay, box windows o Recessed windows at least two inches from the building wall o Recessed or projected balconies o Chimneys made of masonry or other contrasting material that project from the wall plan o Distinct individualized entrances with functional porches or patios o Varied roof lines, wherein elements of the dwelling display different heights, or where roof design changes more than two planes or directions • 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. • 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. Development Regulations IV -105 Silverbell Gateway Specific Plan • The maximum length of continuous, unbroken fence or wall plane shall be 100 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 6. 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 Silverbell Gateway. • 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. • 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. Development Regulations IV -106 Silverbell Gateway Specific Plan • 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 Silverbell Gateway Design Review Committee. Installation will be supervised by the Silverbell Gateway Design Review Committee and there will be correspondence with the Marana Arts Council. 7. Monumentation and Signage The Master Developer will work with the Planning Director regarding the dedication of property at the northwest and northeast corners of the intersection of Ina and Silverbell Roads as well as at a location at the southeast corner of the site for the installation of gateway monumentation. The developer will be responsible for the design and construction of any future gateway monument signage. Additionally, any entry monumentation into Silverbell Gateway 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 personal signage plan (PSP) will be submitted at the time of Development Plan or Subdivision Plat review and shall be subject to Town of Marana signage regulations. 8. Lighting All lighting shall adhere to the Town of Marana Outdoor Lighting Code. 9. Drainageways Standards Exhibit III.G.1: Post Development Hydrology, provided in the Land Use Proposal section of this document, depicts the conceptual drainage design scheme for the District. This exhibit identifies the location and preliminary alignment for the drainage features to be constructed. Final design of the drainage features within this area will be coordinated with the Town of Marana to ensure that both the existing drainage design elements along Silverbell Road and those bordering the site to the north are compatible with those in Silverbell Gateway. Typical cross-sections of the drainageways are shown o n Exhibit I V. D. 9. Development Regulations IV -107 Ell, rN GROUTED ANGULAR ROCK RIP RAP D50=8 It MIN, i TYP I BOTH SIDES 3; j xI S J -I N� gNkMFN� Y 4490 TW B (L F B =1 .0' ON N .,4 4" MIN, REINFORCED CONCRETE OR CUNITE CHANNEL 1 9 2 . 3 TYPICAL SECTION D TW B NO SCALE HAND PLACED ANGULAR RIP RAP, D50=£"MIN., T=12"MIN. Silverbell Gateway Specific Plan .r 0 T EXHIBIT IV.D.9 TYPICAL CHANNEL CROSS-SECTIONS INA & SILVERBELL SPIECIIFIC PLAN CHANNEL 0 v D EB BW TW SS (Cfs) (-Fps) (ft) (ft) (ft) (ft) 1 1600 11.2 4.2 1.0 30 40 +/- 1 :1 2 2040 11.4 4.1 1.0 40 50 +/- 1:1 3 940 10.2 3.9 1.0 20 30 1:1 4 750 6.4 1 3.1 1 1.0 1 30 47 +.�- :1 . 2 = 5 49 4.2 1.8 1.0 5 11 +/- 1 :1 TW BW FB=1.0" 0 7 D WSEL� �� GROUTED ANGULAR ROCK D RIP RAP D50=8" MINS PROPOSED FILL ( TYP ) BOTH SIDES -- 4" MIN. REINFORCED lilt lav i u \DUMPED ANGULAR EXISTING RTA Anv nsn-nH CONCRETE OR GUNITE CHANNEL 4 TYPICAL SECTION 3945 FAST FORT LOWELL ROAD SUFFE 111 TUCSON, AZ 8.5712 520.795.1000 ENorNT-ERfiNQ COMPANY (FAX)520.322.6956 NO SCALE CHANNEL 5 TYPICAL SECTION DATE: 5/19/2014 F;\4094_Ira_Si hverbe If\Hydro\ 4094drpr_exb02.dgn NO SCALE PAGE 1 OF 1 19 -MAY -2014 ross-Sections Development Regulations IV - 108 Silverbell Gateway Specific Plan 10. 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. The Silverbell Gateway Master Association shall determine the ultimate location of recreational, bicycle, and pedestrian features. 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 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 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 Silverbell Gateway will connect to The Loop in multiple locations 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. Development Regulations IV -109 Silverbell Gateway Specific Plan To further the goal of the Town of Marana's Parks, Recreation, Trails and Open Space Master Plan, the site will include a portion of the 5 -mile Wild Horse Wash Trail (Pima Co. Trail #028). This regional trail connection along with any other trails offered on-site will be constructed as a 10 -foot wide hard -surfaced path and may include 2 -foot shoulders on each side. The Wild Horse Wash Trail will be constructed parallel to the Silverbell Road right-of-way for approximately 350 -feet until it reaches the northwest corner of the site and then follows the northern boundary to connect to the "The Loop" along the Santa Cruz River. Additional connections to The Loop shared -use path are encouraged every 1,000 -feet to one-quarter mile along the length of the eastern boundary as shown on Exhibit I V. D.10: 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 Silverbell Gateway 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. • 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 -110 Silverbell Gateway Specific Plan Exhibit IV.D.10: Proposed Bicycle and Pedestrian Circulation 7 A + P* IF . Op ♦.16 . Ar 4e It do Wds4t W V 4L • I A* At• •40 % 40 % AN jk 0, f AL-, 14 % 4*, % • 4WP I jp 0 '4k 0 % 0 0 ba, -d it 0 41 AM 10 1L I- L. g. A®R % tilt A, /4. A+ Ov 4 4r AO 0 0 44 -j /4W. , 0 * . ..�F., q* - % . 0 de i -J4 ■ P Ok 0 0 d Wit 1 .40 Ilk oil Ira. 401 441�e 'e zz- 66 so. q• N 40# p6N it 1k 1A t 1k T. oA So '41F 4 & Opo dr Ir . 051 Ole ji 4'. 1•q 00 04 4owoU 144k _arana 4 Pima County "T A , * .. ) - no 6 - $I A A—k 4L -i;oi 4 ".4 Ilk • - a- - 416 no 4 _440 14W N, 47 L- I M1614-tuln, 29 13. A LEGEND I H 1 15 0 1 3001 L__ Specific Plan Boundary Development Area A, B and C 99 Existing Pedestrian Circulation Existing Bike Lanes and Multi -Use Paths Proposed Connections to The Lo© 0' Ui.P Jurisdictional Boundary Development Area D Future Pedestrian Circulation Proposed Trails FILENAME- Proposed Tra il s- R RT- 13- mx d SOURCE- Pima County GIS, 2013 BDevelopment Regulations IV -111 Silverbell Gateway 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. Examples of an accessory structure to residential uses include, but are not limited to: detached garages, porches, patios, swimming pools, cabanas, workshops and studios. 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, awnings, marquee, fagade or fascia. 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. blacksmith shop: a craft or artistic facility, metalsmith creates gates, grills, railings, agricultural implements, decorative items, wrought iron or steel. not intended for industrial scale, where a light fixtures, furniture, sculpture tools, cooking utensils and other objects from 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 carpentry, upholstery & furniture repair: an indoor facility, not intended for industrial scale, that specializes in the restoration and repair of flooring, windows, doors, cabinetry, furniture, etc. as well as furniture, automobile, boat and aircraft upholstery. 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. Development Regulations IV -112 Silverbell Gateway Specific Plan 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. 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. detached housing: a site -built building containing only one dwelling unit. 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 feed store: a store selling various kinds of animal food -stock used to feed domesticated livestock, such as cattle, goats, sheep, horse, chickens, and pigs and other domesticated animals such as dogs, cats, birds, fish, rabbits and reptiles. 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. foster homes: an institution or private residence for children who cannot live with their families and are therefore placed into a ward, group home or private home of a state certified caregiver. 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, Development Regulations IV -113 Silverbell Gateway Specific Plan 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. land reclamation: the process of creating new land from oceans, lakes, riverbeds and past open -pit mining operations. 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 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. M 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 Silverbell Gateway Design Review Committee; (2) assuring that development conforms to the Silverbell Gateway Design Guidelines and Development Regulations; and (3) designating the Development Regulations IV -114 Silverbell Gateway Specific Plan custodial agency that will maintain natural undisturbed set-aside areas in accordance with the Management Program. SGDRC: The Silverbell Gateway Specific Plan Design Review Committee. 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, massage therapy establishments, garment and shoe repair shops, laundry services (including dry cleaning), photographic studios, 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. 4 quarry: a place, typically a large, deep pit, from which stone or other materials are or have been extracted. R Development Regulations IV -115 Silverbell Gateway Specific Plan 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, baseball diamonds, pools, playground equipment, bleachers, etc. research and development activities: research and product development is conducting research of a commercial, industrial, or scientific nature. Included are analytic, diagnostic, processing, and other types of laboratory services. Typical uses include assaying, commercial testing, and engineering laboratories. The use includes, but is not limited to research laboratories and facilities as well as developmental laboratories and facilities including compatible light manufacturing similar to the following examples: Biochemical; Chemical; Film and photography; Medical or dental; Metallurgy; Pharmaceutical; Optical; and X-ray. 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 self storage: the renting or leasing of space for storage or personal effects. Typical uses include multiple unit storage facilities or mini -warehouses. street sideyard: the area adjacent to public or private rights-of-way, excluding alleys specific plan: Silverbell Gateway 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 temporary use: any use allowed fora 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. Development Regulations IV -116 Silverbell Gateway Specific Plan 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 Reserved for "U" Definitions WT veterinary clinic: a professional practice where veterinary medicine and surgery are used to treat disease, disorder and injury in animals. W -Z Reserved for "W — Z" Definitions Development Regulations IV -117 4.. Silverbell Gateway 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 Silverbell Gateway Specific Plan is the responsibility of the Master Developer, the Builder, the Silverbell Gateway 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 Silverbell Gateway Master Association and is responsible for recording the Master CC&R's. 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-119 Silverbell Gateway Specific Plan The Silverbell Gateway 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 SGDRC 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. The requirements of the Silverbell Gateway 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. 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 writing by the ARC. The ARC will review all development proposals for compliance with the established Community Design Guidelines. Implementation V-120 Silverbell Gateway Specific Plan Approval of a subdivision plat, development plan or building permit is subject to the following requirements: Conformance with the Silverbell Gateway 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 Silverbell Gateway 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. 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 Implementation V-121 Silverbell Gateway Specific Plan not in conflict with the overall intent as expressed in the Silverbell Gateway 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 land use designation boundaries, 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. 7. Substantial Change This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code, Title 17 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 Silverbell Gateway 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-122 Silverbell Gateway Specific Plan 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. Bibliography 123