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HomeMy WebLinkAboutSanders Grove Specific Plan AmendmentSanders Grove Specific Plan Amendment 0 1 110 SOUTH CHL-1\'CH, SUITE 63.2.0 TUCSON, ARIZONA 85701 520.623.6146 fax 520.62".1950 ver-v%--.azp1anningcenter.com Accepted 0511912015 Ordinance No: 2015.013 C RW M S PA1411-0 01 IJADLE D E S I CI N G �U P 727; IF fndiap School Rd $0to 477 G v I I * 45 9 1 4r A# i g & + 0 0 0 2& I of. 4913 427.0300 1 as. 450.479-0501 TPLANNtNG CENTER Sanders Grove Specific Plan Amendment Submitted to: Town of Marana Planning Department 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: Sanders Grove Management, LLC 20704 North 90th Place, Unit 1051 Scottsdale, Arizona 85255 Prepared by: THE PLANNING CENTER 110 South Church, Suite 6320 Tucson, Arizona 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 THE PLANNING CENTER March 2004 Revised: July 2004 Revised: September 2004 Revised: October 2004 Revised December 2004 Revised: January 2005 Revised March 2005 Revised May 2015 ORIGINAL CASE/ORDINANCE NUMBER: PCZ -04019/2005.09 NEW CASE NUMBER: SPA1411-001 For Clarification of Material Contained in this Specific Plan Contact: THE PLANNING CENTER 110 South Church, Suite 6320 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520) 622-1950 THE PLANNING CENTER MARANA ORDINANCE NO. 2015.013 RELATING TO DEVELOPMENT; APPROVING AN AMENDMEN'r TO THE SANDERS GROVE SPECIFIC PLAN TO DECREASE THE AREA OF THE MEDIUM -LOW DENSITY RESIDENTIAL LAND USE CATEGORY FROM 343.8 ACRES TO 233.5 ACRES, INCREASE MEDIUM -DENSITY RESIDENTIAL FROM 451.7 ACRES TO 536.6 ACRES, INCREASE NfEDIUM-1-11GH DENSITY RESIDE-4mrIAL FROM 31.1 ACRES TO 47.9 ACRES, INCREASE COMMERCIAL FROM 18.5 ACRES TO 23.1 ACRES, INCREASE THE OPEN SPACE OVERLAY ZONE FROM 84.8 ACRES TO 90 ACRES, AND 110 MAKE OTTJER REVISIONS WHEREAS JEITO Foundation 31.53% & SREP Tucson 11 Assoc. LLC 66.94% & IAB Land LLC 1.53%, Corp of the Presiding Bishop of Church old Jesus Christ ol'Latter Day Saints, and SREP Marana. Retail Assoc. If LLC, (collectively the "Property Owners") own approximately 841 acres of land located north of Marana Road and west of Sanders Road in Sections 17 and 20, Township 11 South, Range 11 East, described on Exhibit "A"' attached to and incorporated M this ordinance by this reference (the "'Rezoning Area"); and WHEREAS the Property Owners have authorized 'rhe Planning Center to sLibmit, an application for rezoning ("this Rezoning") to amend the Sanders Grove Specific Plan to revise the areas of the various land use categories and make other revisions; and WHEREAS the Marana Planning Commission held a public hearing on this Rezoning on April 29, 2015, and voted 4 to 0 to recommend that the Town C_`ouncil approve this Rezoning subject to the recommended conditions; and WHEREAS fUrther adjustments in the areas of the various land use categories have and other revisions have been made since the Marana Planning Commission's April .1-9 public hearing on this Rezoning; and WHEREAS the Planning Director has determined that the a4justments and revisions proposed since the Marana Planning Commission's April 29 public hearing on this Rezoilifig do not individually or collectively constitute a substantial change to the Rezoning as heard by the Marana Planning Conimission; and WHEREAS the Mar -aria Town Council held a J)Ublic hearing on this Rezoning oil May 19, 2015 and determined that it should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ol'the 'I"own of Marana, Arizona, as follows: Section 1. The Sanders Grove Specific Plan, establishing the zoning regulations applicable to the Rezoning Area, is hereby amended. Marmin Ordinance No, 2015.013 - I - 5/15/20154:41 I'M BDV/I:C S -IN ection 2. 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), and which shall be binding on the Property Owners and their successors in interest (all of whom are collectively included in the. term "Property Owners" in the following conditions): Compliance with all applicable provisions of the Town's codes and ordinances current at the time of any subsequent development incl ucling, but not limited to, requirements for public improvements and payment of application fees and applicable development impact fees, Any preliminmy plat or development plan for any portion of the Rezoning Area shall be in general conformance with the tentative development plan presented to and approved by the Town Council as part of this Rezoning. 3. A master drainage study must be submitted by the Property Owners and accepted by the 'Fown `ngineer prior to Town approval of a preliminary plat or developnlent plan I'm any portion of the Rezoning Area. 4. A detailed traffic impact analysis must be subiiiitted by the Property Owners and accepted by Town staff prior to approval of a preliminary plat or development plan for any portion of the Rezoning Area. 5. A water infrastructure and phasing plan (WIP) niust be submitted by the Property Owners and accepted by the Marana Utilities Department (the "water provider") prior to approval of a preliniinary plat for any portion of the Rezoning Area. The WIP shall identify all on-site and off-site water fiacilities needed to serve the proposed development. The WIP shall include all infori-nation required by the water provider, such as (but not limited to) analysis of water use and fire flow requirements, and WCH SOL11-Ce, reservoir, and booster station infrastructure needed to serve the proposed development. If the water provider requires a water service agreement as a condition of service to the proposed development, the Property Owners must enter into a water service agreement with the water provider consistent with the accepted WIP. 6. A master sewer plan must be submitted by the Property Owners and accepted by the Town of Marana (the "wastewater utility") prior to the approval of any final plat or development plan for the Rezoning Area. The master sewer plan shall identify all on-site and off-site wastewater facilities needed to serve the proposed development, and shall include all information required by the wastewater utility. If the wastewater utility requires a sewer service agreement as a condition of service to the proposed development, the Property Owners must enter into a sewer service agreement with the wastewater utility consistent with the accepted master sewer plan. 7. The Property Owners must design and construct any roadway, drainage, water, and wastewater improvements, and dedicate or acquire any property rights associated with those improvements, that the Town requires based on the data and findinjis of the accepted traffic inipact analysis, the accepted master drainage study, the accepted WIP, the accepted master -0 sewer plan, and other studies approved in connection with the approval of a preliminary plat or development plan for any portion of the Rezoning Area. Manama Ordinance No. 2015.013 - 2 - 5/15/2015 4:41 I'M LII)V/I:C' 8. 'I'lie final design of all streets and circulation facilities, including gated access (ifapplicable) 4 and emergency access, must be accepted by Northwest Fire District prior to Town Council consideration of a final plat for any portion of the Rezoning Area. 9. "I'lic maxinitini 11LInibcr of residential lots within the Rezoning Area shall not cxcccd 2,500. 10. No approval, permit or authorization by (lie Town of' Marana authorizes violation of any federal or state law or regulation or relieves the Property Owners from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. "The Property Owners should rett-1111 appropriate experts and consult appropriate federal and state agencies to determine any action necessary to asSLII-C compliance with applicable laws and regulations. 11. The Property Owners shall transfer to Marana, by the appropriate Arizona Department of Water Resources fonii, those water rights being IGR, 'ry-pe I or "I"ype 11 for the Town providing designation of assured water supply and water service to the Specil'c. Plan Area. 11' Type I or Type 11 is needed on the Rezoning Area, the Town and the Property Owners shall arrive at an agreeable solution to the use of those water rights appwienant to the affected portion of the Rezoning Area. 1.2. Prior to the issuance of ally grading permits, the Property Owners shall submit evidence to the Town that all federal perm tt requirements have been met through the Corps of Engineers and the State Historic Preservation Office, if federal permits are rcquired for the development ofthe Rezoning Area. 13. The Property Owners shall not cause any lot split of any kind without the written consent of the Town of Marana. 14. The Propci-ty Owners shall inij)rove and dedicate to the Town of Marana a ptiblic. park at a niiiiii-num size of 20 acres. A minimurn of 14 private pocket parks and homeowners' association parks, to be constructed by the Property Owners and inaint fined by the horneowners' association, will be provided witliffl the Rezoning Area. ocket parks or lioincowners' association parks may be conibinccl into one larger park if the Property wners-f and the 'Town determine it to be beiicticl-al to an Hiclividual development. 15.11ic Property Owners shall ensure that all prolm-ty \vIthiii the Rezoning Area is annexed into Ilic appropriate .lire district. 16.Ttic Property Owners and the Town shall amend the May 2005 Sanders Grove Development Agreement bct"ore or concurrently with the approval of any subdivision plat within the Rezoning Arca to conform to current Town resolutions, policies, and initiatives. 17. The Property Owners shall complete construction of 'improvements to Mtirana Road in accordance with the specI *f I c,i itions defined in the May 2005 Sanders Grove Development Agreement with appropriate modifications conforming to current Town resolLItiOlIS, Policies, and initiatives. The improvements shall cxten(l to the west property boundary of the S.,inclei-s Grove Specific 111can area and transition from a I'Our-lane section to two-lane section akapoint ;,, west of the westernmost entrance as accepted by the Town Engineer. ,� _ �,. h A - T -W Pat ONA 04 holfflt, C011, U —CU V 1 116-1VI t I I t t I 141 IX W&A 4&%.# collsh 11&k4. 19. The Property Owners shall ensure that diverse 110LISing options and LIMqLIC neigh ood design are provided through adlici-cnce to the mininitim and illaxinium lot counts per phase,, Wrana Oidine-mce No. 2015,013 - 3 - 5115/2015 4A 1 PM BDV/F(-' as defined in the plan., as well as providing a inixture of lot sizes within each plaiming area and maximizing the use of all avlailable land. 2-0. Any parcels or reninant land areas within the Rezoning Area that are not developed for rcsidcnfial, coniniercial, or other use integral to such development shall be designated as common area and landscaped or developed as park area by the Property Owners. Any such area shall be developed subject to Town of Marana standards and maintained by the homeowners' association. 2 1. Within Co days after the adoption of this ordinance, the Property Owners shall provide the .4 Planning Department with 10 bound copies, three electronic CD copies in PDF format which will also include graphics of the tentative development plan in JPEG or otlier suitable forniat of the Sanders Grove Specific Plan as amended by this ordinance. Section 3. 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 repeated, effective as of the effective date of this ordinance. Section 4. If any scction, 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 valiclitNl of the remaining portions of tl-11S Ordinance. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizonal this 19"' day of May, 2015. ATTEST: ocelyn VBrtonson, Town Clerk Mayor Ed(Honea F04 TO 1ZM: /woo Mi�.�i��NrA a mmoom- �Awhd Z C) 1151' Marmia Ordinance No. 2015.013 - 4 - 5/15/20 15 4 A I I'M 131WIT EXHIBIT A A j Cornt-tiltment for Title Insurance First American Title."' First American Title Irisurance Company Exhibit A LEGAL DESCRIPTION I he Land referred to herein below is situated in the County of Pima, Slate of Arizona. and is descr6ed as follows. F�Iarcel A Soction 17 arid the North half of Section 20 'rown sl-iij) I I South, 13anqe 'I I Gila and Salt River Base and Meorfi all f-'Irna County. Anzona EXCEPT THERE17-ROM the following described Parcels Parcel I That portion of the North half of Section 17, Township 11 South, Range 11 Last Gila and Salt River Base and MCI-1di-all, Pima County. Arizona, lying Northeasterly of the Southweslel,ly figi-g-of-way line of Casa Grande -1 ucson i fighwzq (Interstate 10), Panel 2 (INcirtliern Church parcel) I hal portion of the. Norlhworst quarter of Section '17 1 ovvnrJnp 1 1 "'Incilti Range 1 Lasl ('11a atid Sall Rove, Batse .-W,' Meridian Pima County, Arizona_ descrihed as follows' C"oMMENCI NG at (kie Nariliwest corner of said Section 1-1-7 [HENCE North 69 degrees 24 minutes 46 seconds East aloiiq tv)c North line of said Section 11, a distanco of 12 0 0 o' feet. 1 -HENCE at a nght angle. South 00 degrees 35 nimutes 14 seconds East, a distance of 90,00 feet to Ilse TRUE. 1�()IN I OF BEGINNING: THENCE North 89, degrees 24 minutes 46 seconds East parallel With rwd go 00 ff.*el SoLilh of maid Not-th Ime of Sorllljo a distance of 210,32 feet to the, begirining of a t:urve to the acyl it I ia vii jq a i idjuss at 1010 CIO fcf-t. IH�NCE Easterly along said curve, thrOLigh a central angle of 19 degrees 2:5) nitnutes 45 seconds, an ai'c (),stilrice 342.49 feet to the beginning of a oon-tangent curve to the left having a IaJIUS POInt which bews Noill) 4-06 deqit;t�% III IIIMLACs 31 seconds East. 203.5.1 feet. THENCL Southeasterly along said fuji've !h1*0L1gI1 a central angle of 32 degfees 23 (timutes 46 seconds, ark arc of 122.17 feet, I'VIENCE South 67 degrees 32 minutes 18 seconds Fast, a 6stance of 23 13 feel. THENCF Suuth 37 degrees 55 mint.ites 33 seconds, West, a distance. of 39/,93 feet: 50 feet lo (he beginnirg of a tmrve. to the I11t i -HENCE- North 50 degrees 29 m1nUtP.S. 00 seconds West. a distance of id, 5- t tiaving a radius of 250.00 feet. 1 rot) I 1600 A '"'1 1, 14) First American Title' ExhibitAlContinued) Commitment for Title Insurance First American Title Insurance Company 'T'HENCE Westerly, along said curve, through a central angle of 40 degrees 06 minutes '14 secunds, an aic drs(anr-p of 174 99 feet, THENCE South 89 degrees C-'4 n1111LItes 46 seconds VVest a distance, of 236.44 tee( THENCE Noilh 00 degrees 35 minutes '14 seconds West, a distance of 385.00 fect to the I -RUL POIN 1 OF-! BE(,:)11j\jN11'N(1 Parcel 3 Hiose portions of the South Ralf of Section 17 and the North tialf of Section 20 Township 1 1 South Rr')Wjf� I I East Gild and Sall River Ba!> -e and Meridian, Pima County, Arizona , described as follows COMMENCING at the Last quarter comer of said Section 20,- T1 IENCE North 00 degrees 30 minutes 58 seconds West, along the East line of the Northeast quailer of said Ser: ofi 20 a distance of 1834.7.6 feet. THENCE at a right angle, South 89 degrees 29 minutes 02 seconds Wert, C-1 distance of 75 00 felel to the. POIN 1 (.'11, f i V(3' I N N I N G, . THFNC.F North 00 da)qrees 3Z) winules 58 secomis VV"t.1.S1 Pala fiel with and 15 00 teet VVest of - aid Fasf liple, of 11 -to NnvthF,,,,ist q(jarlcr r)f Sr.01on 20 a dislance of 801 42 ft:-ef to a pnint ftie, scxbon tire C.-orrinionto e;-,aio Svrboo-!(,- 'fi ;m.rt 2f; IFIENCE North 00 degrees 31 minutes 24 secoods West. parallel with and 75 00 feel ItAlest of the Fast 1we of hE.1 !:iouthriast quarter of said Section 7. a distance of 17*35 feet, rHENCE North 89 decirees 24 minutes 22 seconds Lost a distance of 0 99 foot (o the beginning of a curve to tilf, lef! having a i adi Lis of 25 00 feet. 46 -i r 01 1.101`111.1te-S .seconds an arra..NG� Norlheasterly along said curve. tht-ouqh cc angle of LIU dL i 39 2'e'J lent THFiNGE NoWi 00 degfees 37' fmoutes 2A West, parallel with and $0,00 fee! 0ANS1 of salo r a!b.1 of -iinq 0( a cur"If., 1C., ijw,rigm 11avi!4o ,!I radios of .:)Dtjt11V_a5T qUarter of Siection 17 a distafice of 1 02 feel to Ilii beginr t 149.00 fertt.- THL"NCE 1~ orlheasterly. along said curve. through a central angle. of 16 degrees 47 minutefs, 3i sticorids.; arra arc. of 336 77 feet to a point on said East line of the- Scititheacsi quarter of Sertion 17: THENCE Noith 00 degrees 37 minutes 24 seconds West. along said East line, a ifislaoce of 821 .35 feet to a point on Ihc 3outhwesterly nobt-of -way line of ('Wasa Grafide.. I ucso!i VA'ghway (Inters"ale 101. li-IENCE North 50 degrees 29 n-iinutes 00 -seconds VVest, along said right-of-way line, a dv.,,t;inc.c- of 1154 131 teel tri the hHginniriq of a curve to the left having a radius of 25.00 feet, fFNGE Westerly, al0fig Said CUrve, through a central angle of 90 degrees 00 rriinutr�s 00 seconds. an atc, distancc of 39.27 feet, THENCE 90LJth 39 deg(ces 31 minutes 00 see,,-,oi�ds West, a distance of 141.16 fc,,-et to the be -ginning of a curve to the oighl haVilIg a Fad I L IS of 114.9 0 0 feet; _Fo—,-M% 116 0 0 - A (7- s- 14 i I)ago S & I A iC4 1 7 (161) Commitment for Title Insurance '' i Firs t A in erica n 'Title First American Title Insurance Company Exhibit A(continued) THENCE SOLAhwesterly, along said curve through a central angle of 49 degrees '24 minutes 22 seconds. an dimi-joicv of 987 33 feet to the beginning of a wive to the lett having a radius of 2b 00 feet: THENCE SOtjfjjWO-;ti!rjy, along Srl'rj j-'UrVC thl'OLIgh a contral angle of 8.9 degrces 30 minutes 37 senonds an arc distAtics'. of 39,06 feat: THENCF South 00 degrees 3,9 mino,%as 15 seconds East, a distance of 5.04 feet. TIIF-N('.'F !3OUth 89 degrees 24 minutes 45 seconds Wast, parallel with and 75 00 feet Snoth of the Fast -M -sl mw,-�,v%vtiorl line-: of said Section -17. a distance of 74? 4'13 toot to a point on ftie North-South Orld-section 1111e of sald S,eclton '11. THENCE South 89 degrees 26 (nintites 14 seconds West parallel with and 75-00 feet Soutri of saw Easit-Afecil mom section Ime, a distance of 248,32 feet, I HE South 52 cl(ig(ees 19 o-mitites 53 seconds Vilest a di -stance of 68 83 feet THENCE Sm)lh 15 Eleylees 37 marmites 37 seconds West a distance of 321.41 feet, 1*F1FN(#'1F South 27 degreels. 43 o'ninutes e,2 r_,eCOq(jc Earl, a (11s.talice of 405 99 Fret; T HENCE -,.cIouth 71 degrees 01 minutes 58 seconds East. a dstarice, of 177 51) feet THENCE South 33 degrees 4*1 n1mL1tA..9_► d2 seconds East, a distance of 198 63 feel, THENCE SOLAII 06 degrees 07 minutes 58 secands East, a distance of 79.85 feet, THENC.F South 02 dogrees 04 minutes 59 succinds West, a distance of 288.74 feet, 1+1FNCF_- F;outh 23 degrees SO minutes 33 seconds East. a distance, of 246.64 feel, T1 I F.- N C I P"-. �ZGuth 48 degrees .36 mintiles 23 seconds Fast a distance of 2645.79 feet i J - M'." ",_'Jouth M (jesurces 66 mi -iotas 3S) scconds Fast. a dist.-vw:c of 71 7-1) fc(,,t I HE NCL South 71 degrees 52 minutes 22 seconds Wes[. a distance of 243.51 feel.. T1Af,_-NCF: South 22 degrees 53 minutes 14 seconds West, a distance of 342,28 feet- 'FHENCE South 02 degrees 19 mirmles- 19 seconds West. a distance of 151 Gf) feet I E N I _'01 U South 05 doorees 13 aunwcs 55 sc-:conds East. a dis, Vance of 172 53 feet. I '11NCE South 09 degrees 28 jurlUtes 55 sr coeds West. a distance of /1 -11 feet THENCE South 31 degrees •45 minutes 51 soconds West, a distance of 81 16 feet, T HF_ NCE South 00 degrees 04 minUtes 30 s.cconds 'Test, a distancle of 430L93 feet, THENCE South 60 degrees �O minwes 40 seconds Fast, a distance of 356,88 feet- ( lirm 501 1600-A 17-1-14) Paco 6 01 0 Commitment for Title Insurance Firs tAmerican Tifle First American Title Insurance Company Exhibit A(C on tin Lie d) T' iUNGE SOL1111 88 degrees, 40 minutes 47 secunds East, a distance of 1016 16 feet, THENCE South 79 degrees 18 minutes 05 seconds East, a distance of 314.59 felet, TIAENCE North 83 degrees 4',rl. ii-iinutes 10 -seconds East. a distance of 382,62 feet, THENCE South 69 degrees 32 minutes 57 seconds Last, a distance of 276 54 feet; THENCE North 83 degrees 16 n-linotes 26 seconds Fast, a distance of 261 23 feet to the POINT OF BE-"GINNINU Parcel 4 That poifinn of the SOUtheast quarter of the Northeast quarter of Section 20, 1 ownship 11 South, Range I I t" asl G11"i i.1410 Salt River Base and Meridian, Pinta County, Arizona, described as follows - COMMENCING at the East quailer corner of said Section 20 - THENCE North 00 defirees 30 mintiles 68 seconds West along the East line of said Northeast qijarier of "Z")E.1010H 20' 43 distance of 842.25 feet: (HFNCE South 89 degrees 21 minutes 32 seconds West. parallel With and 840-25 feet North of Die East-Wesl rr'ld- sectior line of sand Section. a distance of 55 00 feet to the, TRUE POINT OF BEGINNING, THENCE continuing SUL101 89 degrees 27 minutes 32 seconds VVest. a distanc.n. of 544 50 foet� fHFN(".E North 00 degrees 30 aiindl.e.s- 56 seconds Wets -1, a distance of 400,00 feet: 'I*HNECE North 89 degrees 27 minutes 32 secunds East, a distance of 544.50 feet, THENCE South 00 degrees 30 minutes 58 seconds East, parallel with and 55.00 feet West of said East brie of Itie NOFtheast quarter, a dj5t3jjG(% of 400.()0 feet to the TRUE P01N'TCSF' BF-,GINN1NG Parcel 5 That poition c)f the Sioutheast quarter oll the- Nonh6as( quailer of Section 20 %wriship i i South, R�-.wqe I I is (7310 Salt 1�ivp( Base ano Meridian Flima County. Arizona, described as follows - COMMENCING at the East quarter corner of said Section 20 S 58 SeCojjdS VVeSj ainfIg the LaSt line ,)f Sal(I NjQfttjea,%,j (11ijiff.el S' i THENCE North 00 degrees 30 minute id cc Ion a distance of 802 215 feet rHF-NCF SOLAh 89 degrees 27 nilftteS 32 seconcis West. parallel with and 8021.25 feet No(th of the Eatil-AlVest lilid- -r OF BEGINNING sec.!.on line of said SeCjj()n, a t1i.stance of 75.00 feet to the POIN ;A 6 '('I.IFNCE continuing South 89 degrees 27 n-iinutes 32 seconds West, a distance of 1165.21 fee=t D 1ENCE South 00 degrees 00 minutes 00 seconds East, a distioJince of 67 x.28 feet- TIAF.NCF North 89 degrees 27 minutes 32 seconds East. pal'allel with and 125.00 feet North of said Lasl-Wesl ol-0. section line. a distance of 1146,32 feel to the beginning of a curve, to the left having a radius of 25 010 feel, Page 7 Aj I A ;,tirmililirwill (6 r'4ji;l V,Vbs( A FirstAmerican Title Exhibit AiContinued) Commitment for Title Insurance First American Title Insurance Comparly T I- 1E­NCr' Northoastedy along said curve, through a central angle of 89 degrees 58 (T)IJuder, 30 secorlds, all afc (11--i1artice. of 39 26 feet-, THENU.`. North 00 degrees 30 minutes 58 seconds West. parallel with and 75-00 feet Alest of said East lifle cof 11111. Nodheast qtiaftei of Section 20 a distance of 652.26 feet to the PONTOF BFGHNIN(3) Pa well 8 1 2 A temparary construction easemertl as set forth in Docket 12585 at page 405 corrected in Vlockot 12652 at page 1 -rinrl In Oocket 12754 at page 3789. Marcel C I hose pcirtlaiis of the SoLith lialf of Section 17 and the NoWi half of Sechon 2C TOW11-Shop 11 SOLIth Range I I Fast 'Ila and Salt Rfv.er Base and Meridian P11-na County. Arizona. described as f-011ow's COMMENCING at the East quarter corner of said Section 20 Tt-I["N(',' 00 riegi-ee-S 30 M*nutes 58 seconds Wesi, along [tie Lost 11-ne of the Norti'leas! QW)f lei of ��Cfld SoCholi "r.) t- f I -i d'slaric� of 1534 16 feet. TI-IENCE jj a right aft le: South 89 degrees 29 minutes 02 seconds West. 7.5 00,11eel to the POINT '%'-"IF BEGINNING TA NU North 00 degrees 30 minutes 98 ise,(:onds West. parallel with :i -A if) feet West of s,14d East Wirt of 11w, Northeast quailet of Section 20 11 distance of 801A2 feet to a point on the Sier-tion line common lo Said Secliolls "Itand THFN(.A-­ North 00 degrees 31 minutes 24 seconds VVest, parallel with and 75 00 feet West of lhe Last blit 041 rho ormtheast quarter of said Section I a distance of 174,35 feet I I IL -NCE North 89 de-ilreer, 24 minutes 2.2 seconds East 0,99 fact to the beginning of -3 (:Jive to tho left havint4 :3 of 25 00 feet,, THENCE Northeasterly along said curve through a centraf angle of 90 degrees 01 miriotes 46 seconds an arc distancl, ni'39 228 feet. fH[_-J-,Wt7 NoWl 00 degrees 31 m1flUtes 24 seconds West. parallel -vvith and 49,00 feet V%1r-!;l of said r--j.sl linf, (if the Sotjltie;3st quarter of Section 17, a distance of 101702 feel to the beginning of a curve to the right having a racmis of I 149 00 feet, TH.L;_NCE Northeasterly. along said curve, through a central angle. of 16 de-grees 47 niimteS -356 SeCrOldt.. Can arei-Mance of 336 77 feet to a point, un said F-ast Iloe of the Southeast qUarte-1- of Section 17, T Q__NCE North 00 degrees 37 minwes 24 seconds West, along said East fine, 821.:3u felt to a pont 011 Il"V -1de figh a I le ta 0 �-)outhwesterly ri9fit-of-way line of Casa Gr,4i k _-Tucsoit 1- w y ( n rs te 1 THENG� Noilli 50 degrees 29 minutes 00 seconds West, clung said right-of-way line 11 !.A.81 fee( to the beginning cel a ctirve to the left having a radios of 25-00 feet, I ni-i i i 01 1 t OD -A fat -I- 1,41 A r (PI. Aillul A Commitment for Title Insurance .i�. TOO Nis, Fin -it American Title First American Title ltistmanc.r% Company Exhibit A(Continued) I'l IENCE Westerly along said curve thUOUgh a central angle of 90 degrees 00 minutes 00 semonds an arc distarice of 39 27 feet. tHENUE Souch 39 degrees 31 mimllteS 00 Seconds West, 141-16 feet to tne beginning of R 011ve to the F-1q.ht havin(I a tatil'us of 1145.00 feet, THENCE Southwesterly, along said curve, through a central angle of 49 Ocgrees 24 minutes 22 secands an arc Mrstance of 98_/.33 feet to the beginning of a curve to the left having a radius of 25 00 feeC, THENCE Southwesterly, along said curve. thrmigh a central angle of 89 degrees 30 minutes 37 seconds. an arc distance of .39.06 feet, THEN(T South 00 degrees 35 mmutos 1 b seconds Easf, 5.04 feet. I IL NC,4L :.L.3outti 89 riegre-es 24 m1mites 45 soc.onds West. parallel with and 15 00 feet South t)f the Fas-I-West line of L',aid Sec.tion 1 / a dio%tance- of _742,43 feet to a paint on the North-Sotith mid-section Ime of said Section 11 arallel witm and 75 00 feel .3'oullri of said E3I.P/V(-.-SI mid- THFNCE South 89 degrees 26 minutes 14 ser.onds West p section Ire ie 248.32 feet-. I I IE -NCI= South 52 degrees 19 minkiles 53 seconds West- 68 8:3 feet, THENCE Sot rth 15 degrews- 317 minutes 3',z sect-inds West. 321.41 feet. I FIFNCF South 27 degrees 43 mmutes 42 seconds East 405,99 feet I HFNGF F;o0h 71 dogrees 0 1 minutes 58 seconds [-ast, 177,55 teet. I ViE NIX'_"L-' SOLIth 33 degrees 4 1 mirmies 42 seconds Fast, 198 63 feet, THENGF South 06 deqiees 07 minute. -s% 58 seconds East. 79.86 feet-, TH FNCE South 02 degrees C14 minutes 59 seconds West, 288 74 to.(*11 TlIFNCE South '2.3 degrees 5n minutes 33 slr_-cunds East, 246.64 feet, THENCE South 48 degrees 36 minutes 23 seconds East, 265-19 feet I HF: N("A: SOUth 38 degrees 56 nimutems 39 seconds Fast. 71.79 feet. I HFNCE South -71 degrees 52 minutes 22 SL-LOF)dSVV0St, 243,51 feet 'THC'--.NCF SOLAII 22 degrees 53 mmutcs 1,i seconds West, 342.28 feet. I'l-.Ir_NCE 'South 02 degrees 19 MI'lutes 19 seconds West, 151.[35 feet Ti F_NCE South 0,5 degrees 13 minutes 56 seconds East 172,63 feet, THENCE? Soulh 09 degrees 28 minutes '!5 seconds West, _11,11 feet.. TIi[-*_N(',F 5`�outh 31 degrees .15 minutes 51 seconds Wes -t. 81.76 feet; (7 Commitment for Title Insurance FiAm rsterican TitleTM First American Title Insurance Company Exhibit A �Continued) I I IL NCE South 00 degrees 04 minutes 30 seconds West, 430.93 feel, THENCE South 60 aegfees 20 minutes .40 seconds East, 356.88 feet, THENCE SOLM 88 degrees 40 minutes 47 seconds East, 1016-16 feet, THENCE South 79 degrees, IS minutes 05 seconds East. 374.59 feet, THENCE North 83 degrees 42 rninutes 10 seconds East, 382.62 feet.; THENCE South 69 degrees 32 mi�nutes 57 seconds East, 276 54 feet, THENU North 83 degrees '16 minutes 26 seconds East, 261.23 feet to the POINT OF R. EGINNING. A I l• I. 141 P a (J ("' I k Table of Contents I. Introduction A. Specific Plan Summary...................................................................................2 ExhibitI.A: Regional Map...................................................................................4 B. Location............................................................................................................5 C. Authority and Scope.......................................................................................5 D. Legal Description............................................................................................5 Exhibit I.B: Location and Vicinity Map...............................................................6 II. Development Capability Report A. Introduction.....................................................................................................2 B. Environmental Overview..............................................................................2 Exhibit II. B: Aerial Photograph............................................................................ 3 C. Site Analysis.....................................................................................................4 1. Topography and Slope Analysis...............................................................4 ExhibitII.C: Topography......................................................................................5 2. Hydrology and Water Resources..............................................................5 Exhibit II.C.2.b: Predevelopment Hydrology......................................................9 Exhibit II. C.2. c: FEMA FIRM..........................................................................10 3. Vegetation and Wildlife Habitat.............................................................11 Exhibit II. C.3.a. (3): Vegetation Densities..........................................................14 Exhibit II.C.3.b: Arizona Game and Fish Department Letter ............................15 4. Geology and Soils.....................................................................................16 5. Paleontological and Cultural Resources................................................17 Exhibit II. C.S. b. (1): Previous Arizona State Museum Letter ............................19 Exhibit II. C.S. b. (2): Updated Arizona State Museum Letter ............................. 20 6. Viewsheds..................................................................................................21 Exhibit II.C.6.a.(1): Views..................................................................................22 Exhibit II.C.6.a (2): Site Photos.........................................................................23 Exhibit II.C.6.a (2): Site Photos cont.................................................................23 Exhibit II.C.6.b: Off-site Viewsheds...................................................................25 Exhibit II.C.6.b: Off-site Viewsheds cont...........................................................25 Exhibit II.C.6.c: Visibility..................................................................................27 Exhibit II.C.7: Composite Map..........................................................................29 8. Existing Land Uses...................................................................................30 Exhibit II.C.8.c.(1): Existing Land Uses On-Site ..............................................35 Exhibit II.C.8.c.(2): Existing Zoning.................................................................36 Exhibit II.C.8.d.(2): Existing Land Uses Off-Site ..............................................37 Exhibit II.C.S.d.(3): General Plan Land Use......................................................38 Exhibit II.C.8.h.(1): On -Site Traffic Circulation................................................43 9. Existing Infrastructure and Public Services..........................................50 Exhibit II.C.9.a: Recreation and Schools...........................................................53 Exhibit II.C.9.b (2): Sewer.................................................................................55 Exhibit II.C.9.b (3): Fire Service........................................................................56 Exhibit II.C.9.b (5): Water..................................................................................58 Sanders Grove Specific Plan i i� Marana, Arizona Table of Contents III. Development Plan A. Purpose and Intent..........................................................................................1 Exhibit IIIA: Specific Plan Boundaries................................................................2 B. Objectives of the Specific Plan.......................................................................3 C. Relationship to Adopted Plans.....................................................................4 1. Marana General Plan.................................................................................4 2. Marana Strategic Plan................................................................................6 D. Compatibility with Adjoining Development..............................................8 E. Land Use Concept Plan..................................................................................8 Exhibit III.E.1: Land Use Concept Plan.............................................................11 F. Circulation......................................................................................................12 Exhibit IIII: Circulation Concept Plan.............................................................13 G. Grading Concept...........................................................................................14 H. Water Resources............................................................................................14 I. Topography....................................................................................................14 J. Post Development Hydrology....................................................................15 Exhibit III.J: Post Development Hydrology........................................................18 K. Environmental Resources............................................................................19 L. Landscape Concept.......................................................................................19 M. Open Space, Recreation, Parks and Trails Concept.................................20 Exhibit III.M: Open Space Concept Plan...........................................................22 N. Cultural Resources........................................................................................23 O. Viewsheds......................................................................................................23 P. Infrastructure, Public Services and Utilities..............................................24 1. Sewers........................................................................................................24 2. Schools.......................................................................................................24 3. Fire/Emergency Vehicle Service.............................................................25 4. Water Service............................................................................................25 Exhibit III.P.4: Water Department Letter.........................................................27 5. Private Utilities.........................................................................................28 6. Cortaro-Marana Irrigation District........................................................28 IV. Development & Design Guidelines A. Purpose and Intent..........................................................................................1 B. General Provisions..........................................................................................1 1. Applicability of Town of Marana Land Development Code ...............1 2. Building Code.............................................................................................2 3. Additional Uses..........................................................................................2 C. Design Review Process...................................................................................2 1. Design Review Committee........................................................................2 Sanders Grove Specific Plan ii Marana, Arizona Table of Contents 2. Design Review Procedures.......................................................................2 D. Land Use Concept...........................................................................................3 E. Development Guidelines...............................................................................4 1. Medium -Low Density Residential: ........................................................ 4 2. Medium Density Residential: .................................................................. 5 3. Medium -High -Density Residential: Planning Area 2 .........................7 4. Residential Design Criteria....................................................................10 5. Commercial: Planning Area 1..............................................................12 6. Commercial Design Criteria..................................................................13 7. Circulation................................................................................................13 8. Streetscape................................................................................................14 9. Landscaping.............................................................................................15 10. Recreation and Open Space...................................................................16 11. Entry Features..........................................................................................19 12. Signage......................................................................................................20 13. Public Art.................................................................................................20 V. Implementation & Administration A. Purpose and Intent..........................................................................................2 B. Proposed Changes to Zoning Ordinances...................................................3 C. Development Review Procedure..................................................................3 D. General Implementation Responsibilities...................................................4 E. Phasing.............................................................................................................5 F. Specific Plan Administration.........................................................................8 1. Enforcement................................................................................................8 2. Administrative Change.............................................................................8 3. Substantial Change.....................................................................................9 4. Interpretation ..............................................................................................9 5. Fees...............................................................................................................9 Appendix A: Legal Description................................................................................. A-1 AppendixB: Definitions.............................................................................................. B-1 Appendix C: Citizen Participation Plan ......................................................... 0 0 0 0 0 0 0 0 .. C-1 AppendixD: Plant Palette.......................................................................................... D-1 AppendixE: Bibliography.......................................................................................... E-1 Sanders Grove Specific Plan iii Marana, Arizona I. Introduction Introduction A. Specific Plan Summary The Sanders Grove Specific Plan establishes comprehensive guidance and regulations for the development of approximately 841 acres located in Marana, Arizona. (See Exhibit I.A: Regional Map.) The Specific Plan establishes the development regulations, programs, development standards and design guidelines required for the implementation of the approved land use plan. The Specific Plan also provides the parameters to implement the Land Use Plan by establishing policies and regulations that will replace and supersede the current property zoning and other Town development regulations. The Plan is regulatory and adopted by ordinance. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.09. The law allows the preparation of Specific Plans based on the General Land Use Plan, as may be required for the systematic execution of the General Land Use Plan, and further, the law allows for their review and adoption. This specific plan is consistent with the Marana General Plan approved and adopted on December 7, 2010 as authorized by public vote in accordance with the Growing Smarter Plus Act of 2000. The Specific Plan is a tool used to implement the Town of Marana General Plan and Strategic Plan at a more detailed site-specific level for a focused area. The Specific Plan articulates the planning considerations for such parcels and imposes regulations or controls on the use of such parcels. The Specific Plan supports the following areas of the Marana Strategic Plan: Commerce, Community, Progress/Innovation and Recreation through the proposal of a diverse housing mix with quality design and infrastructure improvements as well as abundant recreational opportunities and open space. Sanders Grove will be designed to accommodate growth in an area used for agricultural purposes, and at the same time, respect its agricultural and cultural history. Future demand for housing will continue to increase in this area. This specific plan will provide housing options, commercial areas and open space/recreation opportunities to support the greater Northwest Marana community. The required infrastructure will be implemented in phases according to residential build -out. This amended specific plan revises the previously approved plan through minor modifications to the development regulations to remove the percentage limitations on minimum lot sizes within the planning area designations. There are 4 different planning area designations in the Sanders Grove Specific Plan, all with varying development standards. The Medium -Low Density Residential (MLDR), Medium Density Residential (MDR) and Medium -High Density Sanders Grove Specific Plan I-2 Manana, Arizona Introduction Residential (MHDR) designations consist of minimum lot sizes ranging from 6,000 square feet down to 4,500 and 3,500 square feet, respectively. The MLDR and MDR designations no longer include restrictions on the percentage of lots that can be equal to the minimum lot size in each category. The residential density cap of 2,500 total units will remain and the overall density of the entire 841 acre project area will not exceed 3 residences per acre (RAC). The MLDR designation in the previously approved plan included a provision that all lots abutting Wentz Road have a minimum required lot size of 12,000 square feet and homes are restricted to single story. This amended specific plan modifies that requirement to apply only to the MLDR planning areas north of Kirby Hughes Road (planning areas 12 and 13) and amends the minimum lot size for lots abutting Wentz Road south of Kirby Hughes Road in Planning Areas 5 and 6 to 7,000 square feet. According to a market study conducted for the property, the development of a 12,000 square foot lot is both impractical and infeasible for the foreseeable future. A slightly smaller minimum in the area south of Kirby Hughes Road and along Wentz Road allows for a more logical transition with future homes in the MDR area, while also allowing a transition to the 6,000 to 12,000 square foot lots in the northwest corner of Sanders Grove. Offering similar size and price homes ensures Sanders Grove has a strong enough buyer's market to develop as a complete community. The amended Sanders Grove Specific Plan reflects buyer's preferences and allows more flexibility to segment the market to increase absorption rates. The market study conducted for the property highlights the growing trend of owning a smaller, more affordable home. As the housing market continues to transform through its recovery, the developer intends to provide a variety of lot sizes to accommodate a diverse housing mix, but will need the flexibility to transfer density throughout Sanders Grove without hindrance from limitations on the percentage of lots that can equal the minimum lot size in each planning area. This is a contingency mechanism to allow for the construction of larger homes in the existing MDR planning areas in the eastern portion of Sanders Grove, in the event there is an available market, without forfeiting allowable density in those MDR designated areas that could not be recouped under the provisions of the previously approved plan. Otherwise the only other modification, in terms of density transfers, is to amend the Commercial (C) land use designation to allow for residential development as permitted in the development standards for MHDR. This revised plan also includes an update to pertinent portions of the Site Analysis and the Residential and Commercial Development/Design Guidelines to reflect the new owner's goals for the development. Sanders Grove Specific Plan I-3 Manana, Arizona ra �, r � •� 1 � � S i i Introduction Exhibit LA: Regional Map r ` T � til � 46 r ) fir � 1 I Sanders Grove Specific Plan Manana, Arizona �P ;r P�j oju. 1 , I _- r% S HE LAN'NING Iz Lqt$.k8�I ; r I-4 Introduction B. Location The Sanders Grove Specific Plan lies in the Northwest Growth Area of the Town of Marana. It is bounded by Sanders Road on the east, Marana Road on the south, Wentz Road on the west and Hardin Road on the north. Interstate 10 is adjacent to the northeast boundary of the project site. The property lies within Sections 17 and 20 of Township 11 South, Range 11 East. This location is approximately 1.3 miles south of the Pinal County/Pima County line and 1.6 miles northwest of the Marana Municipal Complex in a generally agricultural area consisting of terraced fields, access roads and irrigation canals. It is approximately one mile west of the Marana/Interstate 10 interchange. See Exhibit I. B: Location and Vicinity Map. C. Authority and Scope The authority for the preparation of specific plans is found in Arizona Revised Statutes, Section 9-461.08. State law allows the preparation of specific plans based on the general plan, as may be required for the systematic execution of the general plan. Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans in Marana. Pursuant to these state statutes and Town of Marana 87.22, a public hearing will be conducted by the Town Planning Commission and the Town Council after which the Specific Plan Ordinance may be adopted by the Town Council and become effective. The Sanders Grove Specific Plan is a regulatory plan, which, once adopted, will serve as the zoning and development code for the subject property. Subdivision plats and any other development approvals must be consistent with the Specific Plan. D. Legal Description A copy of the legal description for the project site is included in Appendix A. Sanders Grove Specific Plan I-5 Manana, Arizona Introduction Exhibit I.B: Location and Vicinity Map IlSlIE06 11S11E05 llSlOE01 P MkLW-C—OUNL� PIMA rCd U N T Y- L11S11E08 I - llS1IE09 11S11E10 llSlOE12 11S11E07 Hardin Road 11S11E16 Kirby Hughes' Road- 11'511 E15 -1 � I 11S11E17 11SIOE13 Sagebrush Road7, 1: JF Marana Road 1IS1IE20 R 11S11E21 11511E22 llSlOE24 1IS11EI9 0 vmft 0 W X N (A L. r Ili a ra r i a ildur "'Pal J a I '' C) I I P I -�"( R H l JIS 11S11E27 11SIOE25 ��. Moore Road 0 0 Z Aml 0 a. LEGEND Notes: Specific Project Site is located at. NORTH 0 2000' 4000' pe 1 Plan Boundary Township 11S. Range 11 E, and Section 17 & 20 1 -,,117`71 Township. Range Section Acreage- Approx. 841 AC L ---- Parcel ID #'s-. 217-17-003F, 217-17-002B, 217-17-003H, FILE NAME- SGIVI-01—location mxd Jurisdictions 217-17-003J. 217-17-003G, 217-17-003E. 217-17-003D. SOURCE Pima County GIS, 2014 217-24-001K, 217-24-001E, 217-24-0020. 217-24-001L, 217-24-001 M. 217-24-001 P and 217-24-001 N Sanders Grove Specific Plan 1-6 93 Manana, Arizona II. Development Capability Report Development Capability Report A. Introduction The primary purpose of the Development Capability Report section of the Sanders Grove Specific Plan is to present the opportunities and constraints and various physical components existing on the property. The synthesis and analysis of the existing characteristics can then provide a means whereby development occurs in a sensitive and responsive manner to the physical conditions of the site. The Development Capability Report follows the Town of Manana requirements provided in 05.06.02 (D) of the Town of Manana Land Development Code. Pursuant to such requirements, the following physical components of the site were compiled to assess the suitability of the property for development: 1. Topography and Slope Analysis; 2. Hydrology and Water Resources; 3. Vegetation and Wildlife Habitat; 4. Geology and Soils; 5. Paleontological and Cultural (Archaeological and Historical) Resources; 6. Viewsheds; 7. Existing Structures, Roads and other Development; and 8. Existing Infrastructure and Public Services. B. Environmental Overview The Sonoran Desert is divided into several subdivisions based upon characteristic vegetation and topography. The project area is located within the Arizona Upland Subdivision of the Sonoran Desertscrub biome as classified by Brown (1994). However, the project area is located on lands currently and historically used for agricultural purposes. Therefore, the land is highly disturbed and contains little native vegetation. Terrain is flat with elevation ranging from 1,942 to 1,965 feet above sea level. See Exhibit II.B: Aerial Photograph. Sanders Grove Specific Plan II -2 Manana, Arizona Development Capability Report ExhibitILB: Aerial Photograph LEGEND Specific Plan Boundary Streets NORTH 0, 750' 1500' FILE NAME: aerial _6x8_SGM-01.mxd SOURCE- Pima County GIS, 2014 Sanders Grove Specific Plan II -3 Manana, Arizona Development Capability Report C. Site Analysis 1. Topography and Slope Analysis The property is located at an elevation that ranges from approximately 1,942 feet (on the west) to 1,965 feet (on the east). The regional topographic gradient trends move from the east in a northwesterly direction. a. Topographic Characteristics Existing topography at V contour intervals is shown on Exhibit II.C: Topography. (1). Hillside Conservation Areas: There are no Hillside Conservation Areas on the subject property. (2). Rock Outcrops: There are no rock outcrops on the subject site. (3). Slopes of 15% or Greater: There are no slopes of 15% or greater on the subject property. (4) Other Significant Topographic Features: There are no topographic features such as ridges or peaks affecting the site. However, there are existing irrigation and drainage ditches running through the site. b. Predevelopment Cross -slope Existing site topography from the Marana, AZ USGS 1:24,000 Topographic Quadrangle shows that there is a slope of approximately 0.30% from the southeast corner of the site to the northwest corner. Most notably, it has been leveled and cultivated for agricultural purposes. Sanders Grove Specific Plan II -4 Manana, Arizona On -151% Low Pokv LEGEND Development Capability Report Exhibit H. C: Topography Property Boundary Existing Right -of -Way Notes: 1. 1' Contour Intervals Sanders Grove Specific Plan Manana, Arizona On -Site High Point THE PLANNING CENTER 110 S. CHURCH AVE,, SUITE 6M TUCSON, AZ 85701 (520) 0234146 09 MY 15WProject #.mnz Daft- W4-04 fftnamw ProjraMM-20fw%blopo aNg 11-5 Development Capability Report 2. Hydrology and Water Resources This portion of the Sanders Grove Specific Plan includes predevelopment on- site and off-site hydrologic characteristics and water resources. CMG Drainage Engineering, Inc. (CMG) conducted a preliminary drainage assessment for the project site based on the results of the 2011 flood insurance study for the Tortolita Piedmont. a. Off-site Watersheds The property is affected by off-site drainage emanating from the Tortolita Mountains. A majority of this drainage is controlled by several manmade features such as the Central Arizona Project Canal, Union Pacific Railroad and Interstate 10 west and eastbound lanes. These structures, which influence the amount of off-site drainage reaching the project site, were analyzed as a part of the Tortolita Piedmont Study conducted by CMG on behalf of the Town of Marana. Runoff from the Tortolita watersheds commingles where it ponds behind the CAP canal or along the Union Pacific Railroad. As such, the boundary of the contributing watershed and basin area cannot be precisely defined. Tortolita Mountain watersheds south and east of the project (as delineated in the Town of Manana Master Drainage Study) are the areas that can potentially contribute some storm water to the site. The majority (approximately 70%) of the project site is impacted by FEMA Zone A01. Zone A01 indicates areas of flooding during the 100 -year storm at depths of 0.5 feet to 1.5 feet. The remainder is mapped as shaded Zone X which indicates areas of flooding during the 100 -year storm at depths of 0.5 feet or less. b. Off-site Features As noted above, several man-made structures determine the amount of offsite storm water reaching Sanders Grove. The CAP canal, the Union Pacific Railroad, existing infrastructure along I-10 Frontage Roads, culverts, elevated irrigation canals and public roads control the amount and location where storm water emanating from the Sanders Grove Specific Plan II -6 Manana, Arizona Development Capability Report Tortolita Mountains reaches the west side of I-10. Alternatively, there is minimal runoff from adjacent farms due to land leveling and internal berms or canals. CMG has identified six concentration points for offsite storm water along the project boundaries based on the Tortolita Piedmont FLO-21) model. The two primary sources of offsite storm water emanate from I-10 culverts south of Marana Road and from I-10 culverts along the north property boundary. All concentration point locations and peak flow rates are identified on Exhibit II.C.2.b: Prcdcvclopmcnt Hydrology. Concentration Point #1 (CP#1) identifies the total amount of sheet flow runoff entering the site along the south boundary of the property adjoining Manana Road. The FLO-21) model estimates total flow at this location to be 460 cubic feet per second (cfs) during the 100 -year storm. CP#2 identifies the total amount of sheet flow crossing Manana Road between the east property boundary and I-10. The FLO-21) model estimates total flow at this location to be 1695 cfs during the 100 -year storm. Sheet flow associated with CP#2 crosses Manana Road then drains northwesterly to enter along the east boundary of the project site at CP#3 and CP#4. The FLO-21) model estimates total flow at these two locations to be 867cfs and 802 cfs, respectively during the 100 -year storm. CP#5 and CP#6 are located along the northeast property boundary at existing 4 -cell 10'x4' RCBC culverts beneath I- 10. The FLO-21) model estimates total flow at these two locations to be 784 cfs and 795 cfs, respectively during the 100 -year storm. c. Prcdcvclopmcnt On-site Hydrology The on-site drainage is conveyed in a northwesterly direction as sheet flow. However, due to leveling of the land for agricultural purposes, there presently is no measurable runoff from the property. In a storm event, water would flow in a northwesterly direction and accumulate along Wentz Road, where it then flows north toward Hardin Road. At the Wentz Road/Hardin Road intersection, stormwater drains to the west in an existing drainage ditch. There are no washes on the project site. Floodplain areas associated with Tortolita Mountain watersheds were determined in conjunction with FEMA flood hazard mapping completed in conjunction with the Tortolita Piedmont Study. A copy of the effective FEMA flood hazard Sanders Grove Specific Plan II -7 Manana, Arizona Development Capability Report map (a portion of FEMA FIRM Panels #04019C1010L and 04019C1030L) is provided as Exhibit II.C.2.c.: FEMA FIRM. Sanders Grove Specific Plan II -8 Manana, Arizona cn 0 0 W or_J o=< LL CN — Q o LL r 11�r CD m m rl- r-. z a 02— QLn W L) C) 0W2 zt:2 � Cp ZD ��(I} Q § F"' z_ Q , N ce) r Lc) (D W 0 �CL C..3 U) W Q Co< ` Ito .-- W F— < U) W © 0�' 0 ter jo,CI3 ., Z 2LL ,A■ •J. • a t W ❑ CL Q (= J +�' tom_ _ fy� r y ¢G (f} (n �a r► _ 7 ' z F- DLL�"' - F _ _ _ r• 4 �i.�, ern -i Q,�... _ m z i Q W �. LM< W Q Z LU Q k W CN Q 0f— W C? 0 ZLIJ U LL - (n LQ cis - e< 'CN I% z T f uiW V_ U UI) 047 Z_ L, �, � � lye. .� p • n v W �. a J Air ` U) I I � +� LO 54 d AA i44 81 01 0 u co LUW -- CD co C] X (30, p a r (3 4 - 'r t n •Proud.i 61 r 4W Ip' jk t x - � Im � el . , T C) W- Cp .► Irl,- t- U)�' %_ _ ..�. 19 A. 00 Of Z LL le e z a 02— cr- U) LL r_-_ F N Ii LU W IU < Lu z ,© W '� '�" z z - o U) W Q Co< ` Ito .-- W F— < U) W © 0�' 0 ter jo,CI3 ., � LLI LL 2LL ,A■ •J. • a t W ❑ CL (= J +�' tom_ _ fy� r y ¢G (f} (n �a r► _ 7 ' z F- DLL�"' - F _ _ _ r• 4 �i.�, ern -i Q,�... _ m z i Q W �. LM< W Q Z LU Q k W CN Q 0f— W C? 0 ZLIJ U LL - (n LQ cis - e< 'CN I% z T f uiW V_ U UI) 047 Z_ L, �, � � lye. .� p • n v W �. a J Air ` U) I I � +� LO 54 d AA i44 81 01 0 u co LUW -- CD co C] X (30, p a r (3 4 - 'r t n •Proud.i 61 r 4W Ip' jk t x - � Im � el . , T C) W- Cp .► Irl,- t- U)�' %_ _ ..�. 19 A. w C*11!W!�l my tL g . � i IL IL A 03 LL e S! z f!i -6re - L2 t5 s LUg E tA e @ E V) Ck U— L-L LU J02 U, < u z 3-19 C) 15 Lu cm LU -va —NjLP Z c b _j LU M Ln g 7gdE g>- m 0 4 V LL 0 ci -0 E Bit LU im 4 a� 15 V A o 13 :y uj um, U Fc� c 2 PA. Lo LU ul C's Aa L<U,; < > > x A w w U LU LU ku jj ui z z z z z z if N Q 0 0 0 0 N N N N 14 12 AM T 1- Q1 I'D ij lm mp,io,p F,A I I 'IT -W x lb LLJ CD z > z '0_jl 0 D c) ui 0 z 0 Ll CD 0 Joe uj ui 6 04 • 0 C w z T— < • X UJ LIJ! L 0 L LL '01 0 v C) Ala fo q ;F .04 P, N u N 6'z ap Z p all � Z z Z11 > 0 Z LLJ UU1 CO C/) T7 A 19, 5 0 N,' • ry • Oki LU < 0 C) AL Cl) PT siGVMJ S�JAGNVS t 0 0 a ;< 0 4 LLI • .10 co 4z, Cj w LU < lw•9 0 pr QON v a 0 0 0 . 16' C5 LLJ • a ol U) .4. MAP co • 0 < *"d N L) 4% AAML • 1OCN06WVO 1�NVd IML06�OtrO 1INVd i c • • uj C) < 0 z Development Capability Report 3. Vegetation and Wildlife Habitat This portion of the Sanders Grove Specific Plan includes vegetative communities and associations and wildlife habitats identified within the site. a. Vegetative Communities and Associations on the Site The project area is located within the Arizona Upland Subdivision of the Sonoran Desertscrub biome as classified by Brown (1994). The Sonoran Desert is divided into several subdivisions based upon characteristic vegetation and topography. However, native vegetation is not present on-site due to its agricultural uses. The site is currently being farmed for a variety of crops. (1) Significant Cacti and Groins of Trees and Federally -Listed Threatened or Endangered Species: Westland Resources, Inc. conducted a Biological Evaluation of the project site during July, 2003. The site was evaluated again in March of 2014 for the purposes of the Site Resource Inventory. No native or significant vegetation exists on the project site. (2) General Wildlife: Wildlife or signs of wildlife observed in the project area include species that are common for agricultural uses including, the common raven (Corvux corax), lesser nighthawk (Chordeiles acutipennis), roadrunner (Gcococcyx californianus), white -winged dove (Zenaida asiatica), Gambels quail (Callipepla gambelii), mourning dove (Zenaida macroura) and agreat-tailed grackle Quiscalus mexicanus). Common mammalian species expected to occur on-site are Coyote (Canis latrans), black -tailed jackrabbit (Lcpus californicus), and striped skunk (Mcphitus mephitus). Reptilian species known to occur on this type of land use include Sonoran gopher snake (Pituophis catenifer affinis), desert coachwhip (Masticophisflagcllum) and various whiptail lizards (Cncmidophorus sp.). No mammals or reptiles were observed on-site. (3) Vegetative Densities: On-site vegetation densities are measured using aerial photographs and verified during field inventories. Vegetation canopy coverage for shrubs and trees is calculated using aerial Sanders Grove Specific Plan II -11 Marana, Arizona Development Capability Report photographs but perennial grasses and ground covers were not considered. The entire site consists of very low-density vegetation, with the entire site graded for agricultural purposes. Mature tree groupings line the irrigation canal on the north side of Hardin Road. See Exhibit II.C.3.a (3): Vegetation Densities. b. Letter from the Arizona Game and Fish Department A letter from the Phoenix Regional Office of the Arizona State Game and Fish Department (A.G.F.D.) is included in this report. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that special status species have been documented as occurring in the project area (3 -mile buffer). Nonetheless, Interstate 10 acts as a barrier to connectivity for wildlife corridors and the historical agricultural use of the property does not provide suitable habitat for the Cactus Ferruginous Pygmy -Owl, which is no longer listed endangered. See Exhibit II. C.3. b: Arizona Game and Fish Department Letter. Sanders Grove Specific Plan II -12 Marana, Arizona Development Capability Report (1) Threatened or Endangered Species: According to the A.G.F.D., the following species may potentially occur on or in the immediate vicinity of the proposed project: TABLE 1: POTENTIALLY OCCURRING THREATENED OR ENDANGERED SPECIES Common Name Scientific Name Status Althene cunicularia Species of Concern, Western Burrowing Owl hypugaea Sensitive Yellow -billed Cuckoo (Western Threatened, Sensitive, U.S. DPS) Coccyzus americanus Wildlife of Special Concern Sensitive, Species of Cactus Ferruginous Pygmy- Glaucidium brasilianum Concern, Wildlife of Special Owl cactorum Concern Coyote — Ironwood Tucson Linkage Design Candidate', Sensitive, Sonoran Desert Tortoise Gopherus morafkai Wildlife of Special Concern Source: Arizona State Game and Fish Department Letter, 2014 Westland Resources conducted an Environmental Due Diligence Report of the Sanders Grove property in July 2003. Their conclusions and recommendations suggested the following: Investigation of the property through site visits and information made available from the United States Fish and Wildlife Service, Arizona Game and Fish and other agencies indicate that there is no reasonable potential for any federally listed Endangered Species to occur on the property. The project site occurs outside of any proposed or designated critical habitat for the Cactus Ferruginous Pygmy -Owl. (2) High Densities of a Given Species: There are no high densities of a given species within the project area. (3) Aquatic or Riparian Ecosystems: There are no aquatic or riparian ecosystems within the project site. Sanders Grove Specific Plan II -13 Marana, Arizona Development Capability Report Exhibit II.C.3.a.(3): Vegetation Densities Legend EEIVery Low Density Vegetation • Trees Note: No native vegetation on-site (agricutural use only). -- THE PLANNING CENTER _ 1 1C, .Q._ C:HURCrH AVE., :QUITE 6320 - - TUC CION, AZ 85701 X20) 623-6146 Project 1+: DVI -20 Dote: 1t2W2004 Fliene rne: I :IProjectslDV I-200 IS%p r* j2.spAVegdon_ V gout Q 1500 Feet Sanders Grove Specific Plan II -14 Marana, Arizona w U W ® C, ' tiC Q C cu L) It 0 Cq QZO IN LIZ con� �A ' @ 2 C �r W+ z J 0 cq i 0 I F r L] U - i ! ! H ; J LO n ar ce) 0 a- C � 21-1 CU v Z ai u Ell N (n U C ►� Q V) U T— in T '�ry�y t� ' �_ 0 t -cl E 0 E z .> v = L Q 5 •D t� .� 4� }' C b "uin z L) `—' E C(R 0 4— E C -�cU = _ A0 � E o, 0 C ` °� ° N -j Q ua Ln cn V) 0 a) �� p CU o p o 'o 0 � m � o d `gym ` x, 43 �- cD g- 0 Q v`Q `� CO CLm cu LL M c .'-j N rr_nn Q uJ h- tsi �+ z .' 2 w�:E ��-• u>- Vi 0 0 .— a) � U ❑ ++ L U J 0 0 U +� ~ fII U u E I,i V VJ ,� •°�. •� (i C O O O a 0 �} O 0 C7 [I} 0 O Q 0-00CL00-0 ori IOL 0Da0- J fl tr L) v d) 0 o V3 C:) E ,0 ru Z c _ V _ m ru " v U) a fl E 76 0 Q) m Q F u) E U W ® C, ' tiC Q C cu L) It 0 Cq QZO IN LIZ con� �A ' @ 2 C �r z z 0 i 0 I F r L] i ! ! H ; Ft) z z 0 L] J n ar ce) a- C � 21-1 CU v Z ai �n LCJ Ell N (n U C ►� Q V) U T— in T '�ry�y t� ' �_ 0 t -cl E rt l�` el a CO .> v = L Q 5 •D t� .� 4� }' C b "uin z L) co C(R 0 4— E -�cU u U4 U 0 C ` °� ° N -j Q ua Ln cn V) 0 a) �� p CU o p o 'o o : � � o d `gym ` x, 43 �- cD g- 0 � v`Q `� CO CLm cu 0 C) +� U} 07 - M N .'-j N Q O C cti � a E C 0 40- —0 '-w "0 h- tsi �+ z .' 2 w�:E U 0 � � ct] Ur- .0- c z Ln 00 0 0 .— a) � U ++ L U J 0 0 U +� ~ fII U u E I,i t+ �+ Q C U C ,� •°�. •� (i C O O O a 0 �} O 0 C7 [I} 0 O Q 0-00CL00-0 ori IOL 0Da0- J fl tr L) v Ft) Development Capability Report 4. Geology and Soils This portion of the Sanders Grove Specific Plan identifies geologic features and soil associations within the site. a. Geologic Features The property is located at an elevation that ranges from approximately 1,965 feet (on the east) to 1,942 feet (on the west). The regional topographic gradient trends move from the east to the west- northwest. The following information is based on a geotechnical report prepared by Terracon on June 24, 2003. b. Soils According to Geologic Map of Pima and Santa Cruz Counties, Arizona (Wilson, et al, 1960), the site lies on alluvial deposits consisting of sand, silt and gravel. The alluvial soils generally included deposits of silt, clayey silt and sandy silt underlain by deposits of sand that contain varying amounts of silt and gravel. Subsurface investigation of the site uncovered soils consisting mostly of sandy lean clays, clayey sands, silty sands and sand. In some areas the upper 1 to 2 feet of soils were disturbed due to agricultural uses. The sand soils generally range from very loose to medium -dense in relative density. The clay soils were typically soft to stiff . Tests showed a moderate potential of "collapsible" or hydro- compactive soil. The subsoil exhibits low -compression at in-situ moisture contents and low to moderate tendency for hydro - compaction, or additional settlement, when elevated in moisture content. Near -surface soils exhibited low to moderate expansion potential under light loading conditions. Based on the results of the preliminary Terracon investigation, the proposed development appears feasible from a geotechnical standpoint. A final report will be completed during the platting stage. Sanders Grove Specific Plan II -16 �r Marana, Arizona Development Capability Report 5. Paleontological and Cultural Resources This portion of the Sanders Grove Specific Plan identifies paleontological and cultural resources within the site. Such resources comprise both cultural artifacts and non -cultural remains (paleontological evidence) and include archaeological and historical components. a. Location of Resources On -Site Desert Archaeology, Inc. conducted a Cultural Resources Records Check of the Sanders Grove Specific Plan area in June of 2003. It was determined that approximately 15 percent of the project site was surveyed in 1983. No areas of significance were found. Plowing of the land, coupled with terracing, has left much of the topsoil disturbed, thereby destroying any intact surface features. The northern boundary appears to be the most likely place to encounter shallow intact deposits. It is possible that mechanically -disturbed artifacts could be encountered anywhere within the project site. There are several significant sites that occur within one -mile of the project site. It is possible that site AZ AA:12:898 may extend into the site. This site is located northeast of the project site along the I-10 Frontage Road. Two other sites (AZ AA 12:741 and 897) are located in close proximity of the project site along I-10. Desert Archaeology recommends a surface survey of the entire project area to determine if other sites exist. As dictated by Arizona Revised Statute §41-865, should any human remains or funerary objects be uncovered during construction work, all work will be stopped in the area of the discovery and the Director of the Arizona State Museum will be immediately notified of the discovery. Action must then be taken to prevent further disturbance on such remains. The Director of the Arizona State Museum will have ten working days to respond to any request to proceed in ground -disturbing activities. Sanders Grove Specific Plan II -17 Marana, Arizona Development Capability Report b. Letter from Arizona State Museum The previous Arizona State Museum (ASM) indicated that a survey was done on portions of the project site in 1983. Therefore, the ASM recommends an archaeological surface inspection of all areas to determine if important yet unreported prehistoric or historic sites are on the land. The ASM further recommends that site AZ AA: 12:898 be evaluated by an archaeological contractor to determine if it extends onto the project site. The updated ASM letter did not identify any historic properties within the project area, but recommends that a qualified archaeologist be consulted in advance of any ground disturbing activities since the project area has not been thoroughly inspected. See Exhibits II. C.5.b.(1) and II. C. 5. b. (2). Sanders Grove Specific Plan II -18 Marana, Arizona Development Capability Report Exhibit II.C.5.b.(1): Previous Arizona State Museum Letter THE UNIVER-SrrY OF Arizoii,A Sl.'i(c Murmm z NA, I ucszon, Arizona 85721-0026 TUCSON ARIZONA (5 20) 0211 -6281 FAX (520) 621-2976 October 28, 2003 Ted Herman, Planner The Planning Center 110 South Church St. Tucson, Arizona 85701 Re: Archaeological Records Check related to a proposed planned community olf± 830 acres at Trico.Marana and Wentz Roads. in S17 and the N 1/z of 820 T11 S, RI IE, Salt and Gila River Baseline and Mcridlan. Dear Mr. Herman: On October 21., 2003, you requested an archaeological records check related to the above -referenced project containing parcel #s 217-17-0020, -17-0030, _24-00203 and -24-0010. 1 have consulted our records with the followirig results. The Arizona State Muscurn (ASM) archaeological, records indicate that parts of the property were surveyed by University of Arizona graduate students in 1983 as part of the Northern Tucson Basin Survey. The surveyed area consists of linear areas that cross parts of the property. The remainder of the property has not been examined for archaeological resources. As this survey was done by students and is 20 year: old, the ASM recommends a surface survey of the entire property' to deteTraine if importanT yet unreported prehistoric or historic sites are on the land. Several surveys have been done along the 1-1.0 corridor that borders, the NE corner of the Project Site- One site is known that may extend into the property: AZ AA: 12:898. Two other sites are close to the property: AZ AA: 12:741 and 8,97 (ASM). The archaeologist you choose deton-ainc whether any of these resources will be impacted by the pro.'ect. Please consult the list of archaeological contractor's for 2003 enclosedinMV Previous letter, or obtain an updated list at any time from our web site at: http :If www. statcmuscum. ani zona. edu/profsvcs/permits/permittccs. asp. Archaeological surface inspection required under city or county ordinance, or a federal regulatiorL will require a written report describing the results of the surface inspection and \.%rill include TeCOMMendations. flic archaeologist you select should prepare your report using the standards titled: Standards For Conducting and Reporting Cultural Resource Surveys. Most contractors in Arizona have a copy of these standards. You are responsible for providing the report to the appropriate office requiring the inspection. When surface inspections are required on private lands under city or county ordinance the archaeologist will also submitted copies of your report to the appropriate archaeological site file office, If you have .selected an archaeologist from the list provided, that contractor knows where and when to submit reports. If you have questions or need furtlier assistance please contact me, Sincerely,, 9 Su Benaron Assistant Permits AdministratoT 520-621-2096 or FAX at 520-621-2976 sbenaroma@ema_iT arizona.edu 01 'ASS Sanders Grove Specific Plan 11-19 Marana, Arizona Development Capability Report Exhibit H.C.5.b.(2): Updated Arizona State Museum Letter HE UNIVERSI-FY 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: 3/19/2014 search completed: 4/11/2013 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 SGM-01 / 217-17-003ID,E,F,G,H, a J / -0026 / -24-001 E,K,L,M,N, a P Large-scale residential development on -841 ac Project Area: NWC Marana & Sanders Rds / 14045 & 14445 N Sanders Rd, 12783 W Sagebrush Rd, 12924 W Marana Rd, Town of Marana (TOM), Pima County, Arizona. LegalDescription: a portion of S17 & the NI/2, S20, T11 S, R11 E, G&S R B&M, TOM, Pima Co, Arizona. Search Results: A search of the records retained at the Arizona State Museum (ASM) identified no historic properties within the project area. The project area has not been inspected for historic properties, however. Nineteen archaeological properties are identified within a mile of the project area, including the Marana Platform Mound Community and SR 84. Thirty-three archaeological surveys have been completed within a mile of the current project area between 1955 and 2009. An orthophotograph taken of the project area in 2012 shows farmed and fallowed agricultural land. Adjacent land Includes paved and dirt roads. Sites in Project Area: none are recorded; the project area has never been inspected. Recommendations: Because historically important sites have been Identified in the vicinity of the project area and because the project area has not been archaeologically inspected, the ASM recommends that a qualified archaeologist be consulted In advance of any ground -disturbing activities to mitigate adverse effects to any significant properties lying within the proposed development, A list of qualified professional archaeologists is maintained on the ASM's web site at the following address: http://www.statemuseum.arizona.edu/crservices/f)ermits/index.shtml. The qualified contractor will be familiar with procedures for mitigating adverse effects 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, Nancy E, P rson Assistant Permits Administrator (520) 621-2096 nepearso(�'i,)email.arizona.eclu Sanders Grove Specific Plan 11-20 88 Marana, Arizona Development Capability Report 6. Viewsheds a. Viewsheds Onto and Across the Site Views onto the site from adjacent areas primarily consist of flat agricultural fields with views of surrounding mountain ranges in the distance including the Silverbell Mountains to the northwest, the Picacho Mountains to the north, the Tortolita Mountains to the northeast and the Tucson Mountains to the south and southwest. There are a few large trees located near the center of the site on Sagebrush Road that are also visible from adjacent areas. Due to the lack of on-site topographic and vegetative features, views across the majority of the project site are currently available. Exhibit H.C.6.a.(1): Views indicates the locations from which the photos were taken. Site photos are included below under Exhibit H.C.6.a.(2): Site Photos. b. Off-site Viewsheds Interstate 10 borders the property on the northeast. Because the freeway is basically at -grade with the project site, traffic is visible from most areas on the property. Beyond the freeway, the Tortolita Mountains can be seen in the distance. Views to the south include the Tucson Mountains. The Picacho Mountains can be seen from the property to the north. In nearly all directions, views of adjacent properties primarily consist of single-family residences and agricultural fields. The following photographs of off-site views were taken from various points on the project site. Please refer to Exhibit H.C.6.a.(1): Views for photo locations. See Exhibit II.C.6.b: Off-site Viewsheds. c. ViS1b1I1t1, from Adjacent Off-site Locations Because there is little or no slope on the subject property and very little vegetation, the site primarily has high visibility of distant viewsheds. The areas of the project that will be most visible from off-site locations are along the Frontage Road and I-10 freeway corridor and the neighbors along Wentz Road. See Exhibit H.C.6.c: Visibility. Sanders Grove Specific Plan II -21 Marana, Arizona Development Capability Report Exhibit II.C.6.a.(1): Views Legend Project Site Streets - --�.� aTHE ` :2 PLANN I N G CENTER 110 3a GHURGH AVE., SUITE 63 TUGSOKAZ Project #: DW -20 1 9ta: 5.24`44 FIlvnume: 1:1Projvct&%DVf-201 gislgis-spiAvl wsIwds_Ippout 0 1500 Feet Sanders Grove Specific Plan II -22 83 Marana, Arizona Photo 1: View looking northeast across the site from Marana Rd. & Wentz Rd. Photo 3: View looking southwest across the site from Sanders Rd. & I-10 Frontage Rd. (Tucson Mtns. in the distance) . •r Msu. 0, - f Development Capability Report Exhibit II.C.6.a (2): Site Photos Photo 2: View looking west across the site from Sanders Rd. near Marana Rd. Sanders Grove Specific Plan II -23 83 Marana, Arizona Development Capability Report Exhibit II.C.6.a (2): Site Photos cont. Photo 5: View looking west across the site from Sanders Rd. and I-10 Frontage Rd. Photo 4: View looking east across the site at the Tortolita Mtns. from Wentz Rd Sanders Grove Specific Plan II -24 Marana, Arizona Development Capability Report Exhibit II.C.6.b: Off-site Viewsheds Photo 7: View looking west (off-site) from Hardin Rd. & Wentz Rd. Photo 6: View looking southwest (off-site) from Hardin Rd. & Wentz Rd. Sanders Grove Specific Plan EB Marana, Arizona Photo 8: View looking southwest (off-site) at home on Wentz Rd. II -25 Development Capability Report Exhibit II.C.6.b: Off-site Viewsheds cont. Photo 10: View looking east (off-site) at the former UA Research Facility from Sanders Rd. near Marana Rd. Photo 9: View looking southeast (off-site) from Sanders Rd. & I-10 Frontage Rd. Sanders Grove Specific Plan R08 Marana, Arizona Photo 11: View looking west (off-site) from Wentz Rd. II -26 Development Capability Report Exhibit II.C.6.c: Visibility T H E Le end ; Mfr \,., PLANNING Streets CENTER, 110 S. CHURCH AVE„ SUITE Q20 F1Project Site Tucson, Az a5701(520) a2?, -6146 real of High Visibility from Adjacent Off-site Locations Project* DV1.21) Data: S"4)4 (Revised 8-25-04) Filenan.a: 1:lProjectslDVI-2ftlslgis aprlrisiblity layout 0 1500 Feet a -M, I A Sanders Grove Specific Plan II -27 'CJ Marana, Arizona Development Capability Report 7. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map displayed as Exhibit H.C.7: Composite Map. Sanders Grove Specific Plan II -28 Marana, Arizona Development Capability Report Exhibit II. C.7: Composite Map LEGEND ------------------ C P-5 1 & 'tL-P A P ch ry a ra W I, WATERSHED BOUNDARY FLG-21D CROSS SECTION IDICONCENTRATION POINT CONCENTRATION POINT EXISTING CONDITIONS OFFSITE DISCHARGE SUMMARY TABLE C❑NCENTRATI❑ FL❑ -2D N POINT Q100 (CFS) 1 460 2 1£95 3 B67 4 602 5 784 6 79'5 -YEAR DISCHARGE RATES E OBTAINED FROM THE ONAL FL[) -201 MODEL IN FEMA 10VED TORTOLITA STUDY ROYAL DATE: [MARCH 2009) FEMA ZONE A01 (TYP) LE END • • • • Property Boundary FEMA Zone X Shade Irrigation Canals FEMA Zone A01View Condor Nate: 1. There is no native vegetadm on -alta, but nuaire trees are present anxmd exfsting stuctures. Memiulte mass line F *cbn Road on the north - 2. There are no slgnitk:snt wllidllfe habitats an -a to MTHE PLANNING d CENTER 110 S. CHURCH AVE.. BUTTE rU, AZ 85701 (SX) X146 75(Y 150G' Pr1Dj&d M DVI -20 Date:11-07-14 tlenerne: Pm)cad0in-200_ dbft% anpaditLdwp @am 'A, Sanders Grove Specific Plan II -29 3 Marana, Arizona Development Capability Report 8. Existing Land Uses This section of the Development Capability Report identifies existing structures within the site, adjacent lots and structures within 150 feet of the plan boundary, existing land uses within the site, surrounding property within 1/4 mile radius (existing zoning and existing land uses), traffic circulation or existing road system network serving the project site and other development within the project area. a. Site Location Located north of Marana Road in Marana, Arizona, the project site is approximately 1.3 miles south of the Pima County/final County line in an agricultural area consisting of terraced fields, access roads and canals. The Sanders Grove Specific Plan lies in the Northwest Growth Area of the Town of Marana. The eastern boundary of the site is adjacent to North Sanders Road. Its northern boundary is located adjacent to and south of West Hardin Road. The western boundary of the site is located east of North Wentz Road. The southern boundary of the site is adjacent to Marana Road. Interstate 10 is northeast of the project site. The property lies within Sections 17 and 20 of Township 11 South, Range 11 East. It is approximately one mile west of the Marana/Interstate 10 Interchange. See Exhibit LB: Location and Vicinity Map. b. Existing Structures within the Site There are no existing structures located within the boundaries of the site except for some small pump equipment associated with one of the on-site wells. c. Existing Land Uses within the Site (1) Existing Land Uses On -Site Scc Exhibit II.C.8.c (1): Existing Land Uses On -Site. Sanders Grove Specific Plan II -30 Marana, Arizona Development Capability Report The project area is located on lands currently and historically used for agricultural purposes. Presently, a variety of crops are grown on the land including, wheat and other crops. The land has been highly disturbed and contains no native vegetation. Mesquite trees are located at the perimeter of the parcel along an irrigation canal to the north. (2) Existing Zoning On -Site. The entire parcel is designated as F (Sanders Grove Specific Plan). See Exhibit II.C.8.c (2): Existing Zoning. d. Existing Property within 1/4 Mile Radius (1) Existing Zoning within 1/4 Mile of the Site. See Exhibit II.C.8.c (2): Existing Zoning. TABLE 2 EXISTING ZONING WITHIN A 1/4 MILE OF THE SITE Direction Zone North: R-144 (Single -Family Residential) Zone A (Small Lot Zone -less than 2.5 acres); West: Zone B (Medium Lot Zone) R-144 (Single -Family Residential); East: F (Uptown at Marana Specific Plan) Zone A (Small Lot Zone - less than 2.5 acres) South: F (Marana Towne Center Specific Plan) LI (Light Industrial); F (The Villages of Northeast: Tortolita Specific Plan—east of I-10) (2) Existing Land Use within 1/4 Mile of the Site. The site is surrounded by vacant, agricultural, public, railroad and residential uses. Land to the north and northeast of the site (across I-10) is currently vacant or owned by Union Pacific Railroad. The majority of development adjacent to the site is to the west. It is residential in nature and contains both mobile homes and single-family detached housing. Land to the east is owned by Rio Claro with a portion proposed for commercial uses. Sanders Grove Specific Plan II -31 Marana, Arizona Development Capability Report The Lim property, also to the east of the project site, contains agricultural uses. Land to the south is vacant. See Exhibit II.C.B.d (2): Existing Land Uses Off -Site. TABLE 3 EXISTING LAND USES WITHIN A 1/4 MILE RADIUS OF THE SITE Direction Existing Land Use North: Vacant Field Crops South: Vacant Field Crops East: Vacant Field Crops; Other Agricultural Uses West: Vacant Field Crops; Residential (3) General Plan Land Use. The 2010 Town of Marana General Plan indicates the site is designated Master Planning Area. The surrounding general plan designations within one-quarter mile of the site, as depicted in Exhibit II.C.B.d (3) are as follows: North: Commercial & Master Planning Area South: Low Density Residential East: Medium Density Residential & Master Planning Area West: Commercial & Low Density Residential (4) Building Heights. The majority of the land within a 1/4 -mile radius of the project site is currently vacant, used for agricultural purposes. There are a number of single-family residences to the west of the site; horses are kept on some of the properties. This area is comprised mostly of single -story mobile and single-family detached housing. There is one two-story ranch house just south of Hardin Road on Wentz Road. Sanders Grove Specific Plan II -32 Marana, Arizona Development Capability Report (5) Pending and Conditional Rezonings within 1/4 Mile. According to the most recent Town of Marana Planning and Zoning Activity Map dated March 2014, there are no pending rezonings within 1/4 mile of the subject property. (6) Conditional Rezonin�s. There are no pending conditional rezonings within 1/4 mile of the subject property. Approved conditional rezoning cases in the area include the following: The Villages of Tortolita Specific Plan, Uptown at Marana Specific Plan and the Marana Towne Center Specific Plan. (7) Subdivision/Development Plans Approved. No subdivision or development plans have been approved in the immediate area surrounding the project site. However, several projects have been approved within the Northwest Marana Area including Rancho Marana 154, Vanderbilt Farms, Gladden Farms, the Marana Mortuary and Cemetery and McDonald's, all near the Town Center, and San Lucas, which is east of Interstate 10. Marana Mercantile is located on the northeast corner of Marana and Sanders Roads, east of the site, and is currently in development plan review, DPR-09031. e. Adjacent Development Homes in the immediate area contain a mixture of architectural styles, including site -built homes with a southwestern architectural theme and manufactured/mobile housing units. Some properties to the west along Wentz Road are horse ranches for private use. See Exhibit II.C.8.e: Adjacent Development. f. Wells According to the Arizona Department of Water Resources and the Pima County Geographic Information Systems, four wells exist on- site. All four wells (#800603, 800604, 801413 and 621896) are located on parcel 217-17-003E north of Sagebrush Road and are owned by SREP II Associates, Tucson LLC; JEITO Foundation; and RB Land Sanders Grove Specific Plan II -33 Marana, Arizona Development Capability Report LLC. Well #800604 was restored and re -equipped in 2000 and has since been used for irrigation purposes. Well #621896 is no longer in use. See Exhibit II.C.8.d.(2): Existing Land Uses Off -Site. Sanders Grove Specific Plan II -34 Marana, Arizona Development Capability Report Exhibit II.C.8.c.(1): Existing Land Uses On -Site LEGEND Specific Plan Boundary NORTH 0' 750' 1500, Streets f Existing Irrigation Canals FILE NAME, aerial _6x8_SGM-01-mxd SOURCE Pima County GIS, 2014 Sanders Grove Specific Plan II -35 Marana, Arizona Development Capability Report Exhibit II.C.8.c.(2): Existing Zoning 7 MMMWARWAW AG AgricA 1 - �ltj'i� r�tlr�1J i'��1J�tlrial �l �rI Fri. Hardin Road r �•i ft• Mala Kirby Hughes k'oad]T Price Lane 1 11 Sagebrush Road r r �aII rj:.*Ar:-:.4 r9lj �;����111�• �lal� 0 o N N � �:J!!¢a11 ! u /Jti liF r III(. Man LEGEND Town of Mara na Zoning I:: 1 Specific Plan Boundary A F F �1 1i4 Mile Radius AG LI B R-144 Sanders Grove Specific Plan Marana, Arizona X111 � 1� r al�� 1l I r Marana Road r ORIF C, 750' 1500' FILE NAME: zoning_ax8_SGIw1-01.mxd SOURCE: Pima County GIS, 2013 II -36 Development Capability Report Exhibit II. C.8.d. (2): Existing Land Uses Off -Site LEGEND Specific Plan Boundary 100 Foot Radius 114 Mile Radius 2 -story Home Wells (Registry ID Number labeled) Approved Subdivision Plat Washes NORTH 0• 750, 15043' � FILE NAME- ex Gond 6x8 SGM-01 mxd SOURCE Pima County GIS, 2013 Sanders Grove Specific Plan II -37 Marana, Arizona Development Capability Report Exhibit H. C.8.d. (3): General Plan Land Use LEGEND General Plan Land Use Designations Specific Plan Boundary Master Planning Area Medium Density Residential NORTH (Y 750' 1500' 1/4 Mile Radius Low Density Residential Special Planning Area I commercial FILE NAME, genplanjxB — SGIvI-01.mxd SOURCE, Pima County GIS, 2014 Sanders Grove Specific Plan 11-38 Marana, Arizona Development Capability Report Exhibit II.C.S.e: Adjacent Development Photo 1: 2 -story house along Wentz Road, south of Hardin Photo 2: Manufactured home along Wentz Road Photo 3: Home along Wentz Road Sanders Grove Specific Plan II -39 Marana, Arizona Development Capability Report Exhibit II.C.8.e: Adjacent Development continued Photo 5: Home along Wentz Road Photo 4: Single-family home along Wentz Road Photo 6: Multiple homes along Wentz Road Sanders Grove Specific Plan II -40 R08 Marana, Arizona Development Capability Report Exhibit II.C.8.e: Adjacent Development continued Photo 7: Home along Sagebrush Road + fit, �4" �ic,'I i ,�+�. tq • __ _ 1'�f- s'p-.--+�� I, t I.*' h S '' •. .�': - �• -, f .OWN tel. _ . _ A.r �k •# .. F ��� a y. } - • ^ _7,10 Photo 8: Mobile homes along Sagebrush Road {� Sanders Grove Specific Plan II -41 Marana, Arizona Development Capability Report h. Traffic Circulation and Road System This section identifies traffic circulation and the existing road system currently servicing the site. (1) Existing and Proposed Off-site Streets Existing roadways within the project area are shown on Exhibit II.C.Bh (1): On -Site Traffic Circulation. A traffic impact study will be prepared during the platting process. Three designated arterial roads currently serve the site, Marana Road, Sanders Road and Hardin Road. Marana Road provides easy access to Interstate 10. The I-10/Marana Road Interchange is 1 mile east of the property. Marana Road is a two-lane paved road at the southern property boundary. Other roads currently serving the site include: Hardin Road (a dirt road to the north), Sanders Road (a dirt road to the east), Wentz Road (a two-lane paved road to the west) and the two-lane paved I-10 Frontage Road to the northeast. (2) Existing Access and Right -of - This area of Marana has historically been used for agricultural uses; therefore, the infrastructure is not fully developed. The Town of Marana Major Streets & Routes Plan calls for arterial roads to have a 250 -foot right-of-way and collector roads to have a 190 -foot right-of-way. Currently, none of the roads have been built to the full right-of-way. Marana Road is a 2 -lane, publically maintained, paved road with an existing continuous right-of-way of 80 feet. Wentz Road is a 2 -lane, publically maintained, paved road with a variable right-of-way width of 30 to 60 feet. Kirby Hughes Road is a 2 -lane paved road with a right-of-way equal to 0 feet. Sanders Road, Hardin Road and Sagebrush Road are all dirt roads with rights-of-way equal to 0 feet. See TABLE 4: ROADWAY INVENTORY for information regarding adjacent roadways. Sanders Grove Specific Plan II -42 Marana, Arizona Development Capability Report Exhibit II.C.8.h.(1): On -Site Traffic Circulation i4 0000 mwol� mmww� a��Y cTQ J Hardin Road0190 4 ) I Kirby Hughes Road (01190) , � r r r I I ' Sagebrush Road (0190) , , r r Marana Road (901250) ' c o � CM o QD .�+ © M w ° C Grier Road (30-140190) OW 0 cn CL co 0 Future Tangerine 0000' c9 Farms Loop Road ' •` (2501250) ,�.• Barnett Road a w G? 7 C" ,a sa - CD v �- LEGEND Specific Plan Boundary L ms One -Mile Radius M_ Jurisdictional Boundary Bicycle Routes Bus Routes (Sun Tran) (150/150) Existing/Future Right -of -'flay • Bus Steps NORTH 0' 1375' 2750' M", FILE NAME- traffic 6x8 SGM-01 _mxd SOURCE: Pima County GIS. 2013 �, Sanders Grove Specific Plan II -43 'CJ Marana, Arizona Development Capability Report TABLE 4: ROADWAY INVENTORY Following is a description and ground photograph of each roadway. (a) Marana Road Marana Road is an east -west oriented roadway that exists along the south side of the site. It is classified as an arterial roadway. It is a two-lane paved roadway with 11 -foot travel lanes and gravel shoulders. The road extends from Sandario Road on the east to Silverbell Road on the west, providing access to I-10 through Sandario Road. Marana Road serves as a primary access to the rural communities and farms located west of Marana. Marana Road is operating at a level of service C adjacent to this property, which means it is in the range of stable flow. The Marana Interchange was shown to be operating at a level of service A. representing free flow, the best rating possible. Sanders Grove Specific Plan II -44 Marana, Arizona Future Future ROW per ROW Functional Existing Major proposed Number Speed Road Name Class ROW Streets & by this of Lanes Limit Routes Specific Plan Plan Sanders Road Not Not 0' (dirt Frontage Road to Arterial 250' 190' Applicable Available road) Marana (dirt road) (dirt road) Marana Road Arterial 80' 250' 250' 2 45 Wentz to I-10 Wentz Road Collector 30' 190' 60' 2 35 Hardin to Marana Kirby Hughes Wentz to Frontage Collector 0' 190' 90' 2 35 Road Hardin Road Not NotNot Luckett to 0' 90' 60' Applicable Available Classified Road dirt road dirt road -Frontage Sagebrush Road Not To be Not Not 0' 90' Wentz to Sanders Classified abandoned Applicable Applicable I-10 Frontage Arterial 100' 100' 100' 2 55 Road Following is a description and ground photograph of each roadway. (a) Marana Road Marana Road is an east -west oriented roadway that exists along the south side of the site. It is classified as an arterial roadway. It is a two-lane paved roadway with 11 -foot travel lanes and gravel shoulders. The road extends from Sandario Road on the east to Silverbell Road on the west, providing access to I-10 through Sandario Road. Marana Road serves as a primary access to the rural communities and farms located west of Marana. Marana Road is operating at a level of service C adjacent to this property, which means it is in the range of stable flow. The Marana Interchange was shown to be operating at a level of service A. representing free flow, the best rating possible. Sanders Grove Specific Plan II -44 Marana, Arizona Photo 10: Looking east along the property boundary and Marana Road from the corner of Marana Road and Wentz Road. Development Capability Report (b) Wentz Road Wentz Road is a north -south oriented road on the west boundary of the property that is classified as a collector roadway. It is a two-lane paved road with a speed limit of 35 miles per hour. Wentz Road provides access to Hardin Road, Kirby Hughes Road, Sagebrush Road and Marana Road. Irrigation canals line both sides of the road. Photo 11: Looking south along the property boundary and Wentz Road from the corner of Hardin Road and Wentz Road. Sanders Grove Specific Plan II -45 Marana, Arizona Development Capability Report (c) Hardin Road Hardin Road is an east -west oriented road along the northern boundary of the property. It is a dirt road and currently unclassified. ADOT is currently working on an I-10 Corridor Study that shows a future interchange north of Hardin Road; however, this has not been included in the Marana Transportation Plan. Photo 12: Looking east along the property boundary and Hardin Road from the corner of Wentz Road and Hardin Road. (d) Sanders Road Sanders Road is a dirt road between Marana Road and Hardin Road with drainage channels on each side. Sanders Road is classified as an arterial road. It extends from Hardin Road on the north to Avra Valley Road on the south. It is planned as a primary north -south route through Northwest Marana. Photo 13: Looking north along the property boundary and Sanders Road from the corner of Marana Road and Sanders Road. Sanders Grove Specific Plan 88Marana, Arizona II -46 Development Capability Report (e) Sagebrush Road Sagebrush Road is a dirt road that bisects the southern third of the property. The Marana General Plan classifies Sagebrush Road as a collector street from Luckett Road to Wentz Road. It is not classified on-site, and our survey does not show a dedicated public right-of-way. Photo 14: Looking east along Sagebrush Road from the center of the property. Sanders Grove Specific Plan II -47 ?08 Marana, Arizona Development Capability Report Tri f"ve"t- -i nri c The primary impact at existing intersections is expected to be at Sanders Road and Marana Road. A new loop road, serving as a collector within Sanders Grove, is proposed to connect to both Marana Road and Sanders Road, which will alleviate some of the impact on the other intersections surrounding the site. It is also expected that use of the Marana Road/I-10 interchange will increase as a result of this project. (3) Alternate Modes There are no sidewalks or designated bike routes along existing roadways surrounding the project. The public roadway standards for the Northwest Marana Area include sidewalks and paved, multi -use lanes on the arterial and major collector roadways. Local streets serving residential developments with densities higher than one home per acre also require curbs and sidewalks on both sides. As shown on Exhibit II.C.8.h (1): On -Site Traffic Circulation, there are two Sun Shuttle routes within one -mile of the project site. Route #413, Marana/I-10, has a stop located approximately one - mile east of the site at the intersection of Marana and Sandario Roads near Interstate 10. The southbound Marana/I-10 route terminates at Ina Road where it connects to other routes serving the Tucson area and express routes travelling to downtown Tucson. Route #410 is the Anway/Trico route which runs along Marana Road, adjacent to the south boundary. Route #410 serves the rural area west of the site and the majority of Northwest Marana and has a stop located at the intersection of Sanders and Marana Roads. (4) Current Traffic Volumes and Level of Service Level of service (LOS) is a qualitative description of how well a roadway operates under prevailing traffic conditions. A grading system of A through F, similar to academic grades, is utilized. LOS A is free-flowing traffic, whereas LOS F is forced flow and extreme congestion. LOS C is the performance standard for Northwest Marana roadways. Sanders Grove Specific Plan II -48 Marana, Arizona Development Capability Report The current average daily traffic volumes (ADT), roadway capacity and LOS of the surrounding roadways and major access arterials are provided in TABLE 5: CURRENT ROADWAY PERFORMANCE belowl. TABLE 5 CURRENT ROADWAY PERFORMANCE Capacity Road Segment ADT Source/Yr @ LOS C Marana Rd. (Sanders to Wentz) 41000 PAG/2010 N/A Marana Rd. (Wentz to Luckett) 41000 PAG/2010 5,600 Sanders Rd. (Aura Valley to Moore) 21000 PAG/2010 5,600 Sanders Rd. (Moore to Marana) 21000 PAG/2010 N/A Wentz Rd. (Grier to Marana) Unavailable Unavailable 51600 Wentz Rd. (Marana to Hardin) Unavailable Unavailable N/A Hardin Rd. (Luckett to Wentz) Unavailable Unavailable N/A Hardin Rd. (Wentz to Sanders) Unavailable Unavailable 5,600 Kirby Hughes Rd (Wentz to Frontage) Unavailable Unavailable N/A (5) Roadway Improvements Proposed roadway improvements that improve access to the area according to the Pima Association of Governments 2040 Regional Transportation Plan are listed below. In addition, there are miscellaneous off-site improvements that are required to be constructed by the various developers in the Northwest Marana area. This information is not compiled. There are three projects listed in the adopted 2040 PAG Regional Transportation Plan (PAG RTP) within the project area. One project is for Grier Road and the other two are for Interstate 10. These projects are: Grier Road — Luckett / Moore Road to E. I-10 Frontage Road, Widen to 3 -lane roadway, Middle Timeframe (2020-2030), Marana, $12,800,000 1 Capacity and LOS adapted from Florida Department of Transportation Quality/Level of Service Handbook, 2002, Generalized Annual Average Daily Volumes for Areas Transitioning into Urbanized Areas Sanders Grove Specific Plan II -49 Marana, Arizona Development Capability Report • I-10 West Phase 3: Marana TI to North County Line — Marana TI to North County Line, Widen to 8 -lanes, Middle Timeframe (2020-2030), ADOT, $30,000,000 • I-10 West #I: Marana Road TI — I-10 and Trico-Marana Road, Construct traffic interchange, Early Timeframe (2020-2030), ADOT, $34,500,000 (6) Existing Bicycle and Pedestrian Ways Adjacent to the Site There are no bicycle or pedestrian ways immediately adjacent to the project site. The nearest bicycle lane is provided along both the East and West I-10 Frontage Roads and is for experienced riders only. 9. Existing Infrastructure and Public Services a. Open Space, Recreation Facilities, Parks and Trails The proposed Santa Cruz River Linear Park is located just over 1 mile south/southwest of the project site, adjacent to the Santa Cruz River. The River Park is planned to encompass approximately 215 acres adjacent to the northern bank of the Santa Cruz. The linear park runs from Sanders Road to where N. Airline Road would cross the Santa Cruz if extended northward. The Ora Mae Harn District Park is located approximately 1.6 miles southeast of the project site. The park, located on the northeast corner of Barnett Road and Lon Adams Road, is a 40 -acre public park adjacent to the Marana Town Hall and Marana Police station. According to the Town of Marana Parks, Recreation, Trails and Open Space Master Plan, there are greenways proposed along Marana, Sanders and Hardin Roads and paved paths planned for Wentz Road and the Interstate 10 frontage roads. The Pima Regional Trail System Master Plan, identifies three proposed singletrack trails, two paths, one trail and one greenway within a one -mile radius of the project site. Additionally, the Plan includes the proposed CAP Canal Trail Pima Co. Trail #T005) and the Phone Line trail (Pima Co. Trail #179), located east of Interstate 10 which will require a vehicle for safe access to the trails. The Santa Cruz River Park shared -use path (Pima Co. #RP085, part of the 'The Loop' and the Juan Bautista De Anza Sanders Grove Specific Plan II -50 Marana, Arizona Development Capability Report National Historic Trail) mentioned in both the Marana and Pima County trail plans, is located just over one -mile southwest of the project site. As shown in Exhibit II.C.9.a: Recreation and Schools, the Marana Road East Trail (Pima Co. Trail #390) is an east -west trail from Sanders Road to Sandario Road. The Sanders Road Trail (Pima Co. Trail #393) is a 0.5 mile long trail north on Sanders Road from Marana Road. The AV Pipeline Trail (Pima Co. Trail #383) is 25 miles proposed from the Sandario Road Greenway west to Ironwood Forest National Monument. The Sanders Road Path (Pima Co. Path #034) is just under one mile long. It follow Sanders Road from Grier Road on the north to approximately Ohms Way on the south. It intersects Barnett Road Greenway. The Tortolita Mountain Parkway Path (Pima Co. Path #P038) is three and one-third mile long. It is planned along the proposed, but not built, Tortolita Mountain Parkway. It connects to Adonis Road on the south. The Butterfield Stage Route Trail (Pima Co. Trail #T004) includes 10.7 miles within Pima County. The trail begins at approximately Lambert Lane and branches away from the Santa Cruz River Park and parallels Interstate 10 northeast of the site up to the Pinal County boundary. The trail continues further north into Pinal County. Finally, the Barnett Road Greenway (Pima Co. #G011) is a two and two-tenths mile long path that connects the Butterfield Stage Route Trail to the Sanders Road Path. It also intersects Lon Adams Road North Path and Tangerine Road Path. See Exhibit II.C.9.a: Recreation and Schools. b. Existing Infrastructure and Public Service (1) Schools As shown on Exhibit II.C.9.a: Recreation and Schools, the project site is located within the Marana Unified School District. There are no schools located within a one -mile radius of the site; however, the following schools will serve the proposed development: a. Estes Elementary School, 11279 W. Grier Rd. (approximately 1.6 miles southeast of the project area). b. Roadrunner Elementary School, 16651 W. Calle Carmela c. Marana Middle School, 11279 W. Grier Rd. (approximately 1.7 miles southeast of the project area). Sanders Grove Specific Plan II -51 Marana, Arizona Development Capability Report d. Marana High School, 1200 W. Emigh Rd. (approximately 6.5 miles south of the project area). Current school capacity and enrollment figures are listed in TABLE 6. TABLE 6: SCHOOL CAPACITIES & ENROLLMENTS School School Capacity Current Enrollment (2014-2015) Marana High School 2385 2075 Marana Middle School 1488 1057 Estes Elementary 800 939 Roadrunner Elementary 672 441 Sanders Grove Specific Plan II -52 Marana, Arizona Development Capability Report Exhibit II.C.9.a: Recreation and Schools � •#•'• � 111111,111111F vt aT's �na • •• Reform Addition • 1,247, acres • i i �, 0000 ii iii" • i i '� �• •i ik. i• i �` i • ii • i ii� - .. r ii i• i •- • • ii i• •iii, I# ! • !► •i • ' ii• ` • I _ ' ii iii• � •i � i M • . +�.r • ••iii# 390 •••• - o` siy 0; �. I' '` Re - i ''►,-.. r , iii •i•s G011 r P03T • LEGEND Specific Plan Boundary Marana Unified School District i • • Trails i NORTH 0' 1375' 2750' One -Mile Radius Proposed Parks Jurisdictional Boundary y` FILE NAME: schools rec 6x8 SGM-01 _mxd SOURCE- Pima County GIS, 2014 Sanders Grove Specific Plan II -53 Marana, Arizona Development Capability Report (2) Sewer Although sewer infrastructure extends along the southern boundary of the site, the regional sewer system does not currently have the capacity to serve this entire development. The developer will be required to install additional infrastructure, including a downstream conveyance system to convey flow to the Marana Wastewater Treatment Facility located approximately 2.1 miles west of the project site. Full build out of this development will not occur until adequate capacity exists in the expansion of the Marana Wastewater Treatment Facility or another sewage treatment facility is constructed. In May 2004, a bond package went before voters in Pima County, and it included a proposal for the expansion of the Marana Wastewater Treatment Plant. The voters approved the bond package which helped finance the expansion of the existing facility. Additional expansion will provide capacity for the anticipated growth in Northwest Marana, as well as provide effluent for reuse, recharge and/or environmental restoration. The Marana Wastewater Treatment Plant currently operates at approximately 700,000 gallons per day. Over the last six years, the Town of Marana has secured the ownership rights to the Marana Wastewater Treatment Facility and is now the authorized sewer provider for the north Marana area. See Exhibit II.C.9.b (2): Sewer. (3) Fire Services The subject property is currently within the Northwest Fire District except for three parcels along the north boundary and three in the southeast corner of the site, which are not a part of any fire service district. Two adjacent parcels to the east are located within Avra Valley Fire District; the I-10 Frontage Road, adjacent to the subject property's northern boundary, is located within Northwest Fire District. Northwest Fire District Station 336, located approximately 1.4 miles southeast of the project site at 13475 North Marana Main Street, is the nearest fire station. See Exhibit II. C.9. b (3): Fire Service. Sanders Grove Specific Plan II -54 Marana, Arizona w I d 0 0 M� 0 L m E m uIJ Development Capability Report Exhibit II.C.9.b (3): Fire Service mgmmw Hardin Road - I Kirby Hughes Road I ' Sagebrush Road r Marana Road I —J `a LJ� M o o n� N L > 4 f Grier Roadco_ 4tr / 1 • r� 1 \t Barnett Road 0000 LL I 4 r NN END Specific Plan Boundary Parcels 16 Fire Stations NORTH 01 1500` 31100' r.2 One -Mile Radius 0 Northwest Fire District r Jurisdictional Boundary Avra Valley Fire District FILE NAME- SGM-41_public_facilibes.mxd SOURCE Pima County GIS. 2014 Sanders Grove Specific Plan II -56 Marana, Arizona Development Capability Report (4) Cortaro-Marana Irrigation District The project site is currently being farmed as a part of a larger agricultural operation. Irrigation water flows westerly on-site along the current roadways bisecting the property in open-air concrete -lined "V" ditch canals. The interior irrigation ditches are in use and currently under the control of the Cortaro-Marana Irrigation District (CMID). In order for the water to continue to pass through the property to serve those lands to the west and north, existing ditches will be placed underground, or otherwise addressed, per CMID requirements. The Town of Marana has existing requirements to underground these irrigation ditches that are independent of any CMID requirement. The Master Developer will work with CMID and the Town to find the best solution in order to maintain adjacent agricultural use. See Exhibit II.C.8.c (1): Existing Land Uses On -Site. (5) Water One of the four wells on-site is currently being used for irrigation purposes; two are owned by CMID, and the fourth is no longer in use. The nearest point of service is an 8" water main located along Wentz Road on the western boundary of the property. The Town of Marana Water Department, which has an assured water supply from the Arizona Department of Water Resources, will provide water service to this project site upon construction by the developer of a water distribution system to be transferred by title to the Town. To service this site, a water service agreement with the Town of Marana will need to be executed per the Town of Marana Water Department response letter dated March 20, 2014. It has not been determined if the development will require any on-site storage tanks. See Exhibit II.C.9.b (5): Water. Sanders Grove Specific Plan II -57 Marana, Arizona Development Capability Report Exhibit II.C.9.b (5): Water Legend THE lb Wells PLANNING CENTER Project Site � f T U CHSI RC H AV .. b FVStreets - TUCSON, AZ 85701 (52Q) 023-6 1 4b 0 TOWN OF MARANA Existing Water Line pmge t oc nr►I-M �...�.�..� t►P.�o�s.►o►n�s►�s.s�pr� 0 1500 Feet Sanders Grove Specific Plan II -58 Marana, Arizona Development Capability Report (6) Private Utilities ■ l\Tafiirn1 (-'_ac Southwest Gas Corporation will provide natural gas service. There is an existing Southwest Gas line adjacent to Sagebrush Road within the property. A 10" diameter El Paso Natural Gas line is located on the east side of Hardin Road along the I-10 Frontage Road. A plastic distribution gas main is within the right-of-way of Wentz Road between Price Lane and Marana Road. ■ Communications Telephone service and line installation is available in this area through Century Link. Comcast Cable has cable services in the area and will likely provide service to the property. ■ Electricity Electric services will be provided by Tucson Electric Power Company. (7) Transportation and Transit The primary transportation corridors that are proposed to serve this area include Marana Road (providing access to Interstate 10), Sanders Road, Kirby Hughes Road, and Wentz Road. For additional information on the transportation network, see Section II.C.B.h: Traffic Circulation and Road System. Sanders Grove Specific Plan II -59 Marana, Arizona Development Capability Report (8) Non -Potable Water Use Within the Marana area, Cortaro-Marana Irrigation District (CMID) is the primary user of non -potable water for irrigating crops. Since 1978, the District has used an average of 2,750 acre- feet per year of treated non -potable water. A non- potable/groundwater blend has been distributed to most of the District's lands, but is no longer produced for distribution by Marana Utilities. The Pima County bond package passed by the Pima County voters in May 2004 expanded the capacity of the existing Marana Wastewater Treatment Plant, which produces non -potable water for reuse, recharge and/or environmental restoration. Sanders Grove Specific Plan II -60 Marana, Arizona III. Development Plan Development Plan A. Purpose and Intent Sanders Grove encompasses approximately 841 acres in northwest Marana. The plan allows for a mix of residential and commercial densities while at the same time maintaining the Town of Marana's commitment to recreation and open space. This section contains a description of the goals, objectives and policies of the plan combined with various plan components, which will meet the Town's vision for development in Northwest Marana. These components provide the rationale for the Development & Design Guidelines found in Section IV. The Specific Plan establishes the location and intensity of land uses, the circulation pattern and overall character of the Sanders Grove development. The plan focuses on coordinating a mix of residential densities per acre, with commercial uses, while supporting recreational and open space uses with internal pedestrian capabilities providing linkages to regional open space. The Sanders Grove Specific Plan supports a variety of housing options, including a range of lot sizes and price ranges and a mix of single-family attached and detached homes. The Specific Plan is a method used to implement the General Plan and Strategic Plan at a more detailed, site-specific, level for a focused area. The Specific Plan clarifies the considerations for planning areas within the Plan and imposes regulations or controls on the use of such areas. The Specific Plan establishes the type, location, density and community character within the Plan area. The Plan contains the standards and guidance to ensure that development will occur in a controlled manner with infrastructure as planned. The boundaries of the Specific Plan are shown in Exhibit IIIA: Specific Plan Boundaries. The project development plan is the result of thorough site analysis and research. As a result of this, the plan resolves, as much as possible, development -related issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. Sanders Grove Specific Plan III -1 Marana, Arizona Development Plan Exhibit IIIA: Specific Plan Boundaries LEGEND L SPECFIC PLAN AREA BOUNDARY THE 1 PLANNING s . - STREETS CENTER so S. cry Ave., SUMS WM NOTE TUCSON, a WMI (5M) 023-6MG THE TOTAL ACREAGE IS +J- 845 ACRES a ow 12W Sanders Grove Specific Plan III -2 Marana, Arizona Development Plan B. Objectives of the Specific Plan The main objectives of the Specific Plan are to guide the development of the site and to provide direction for community design and management of open space. This Specific Plan is intended to implement policies of the Town of Marana General Plan with a unique vision that suits the specific needs of the site. Development criteria established in this plan will ensure quality design and marketability of this property while spearheading new concepts of subdivision design with recreation and open space. In recognizing the major development issues, the landowners' objectives and Town requirements, a set of development plan goals have been established as follows: 1. Implement the goals, objectives and policies of the Town of Marana General Plan; 2. Create a community that serves as a "gateway" to the Marana Town Core; 3. Establish a community character that offers residents an environment featuring housing opportunities mixed with recreation and open space and possible commercial uses; 4. Provide a blend of public and private park amenities, some with active recreation areas, that create community common areas for residents of Sanders Grove and the overall Marana community; 5. Design a community that provides a sense of place by providing pocket parks and other open space amenities close to residential areas and controlled by the local homeowners' association; 6. Provide infrastructure systems and public facilities to support development in an efficient and timely manner; 7. Develop a circulation system that is efficient for all modes of traffic including automobiles, bicycles and pedestrians; 8. Provide uniform development regulations for land use, circulation and open space; 9. Ensure coordinated, responsible planning through the use of cohesive procedures, development regulations, standards and guidelines; 10. Develop design guidelines that will provide for and encourage quality design of all structures; 11. Provide an annual monitoring plan report for the Sanders Grove Specific Plan to monitor project compliance with the plan; 12. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the property; 13. Provide a framework for the management and administration of this Sanders Grove Specific Plan; and Sanders Grove Specific Plan III -3 Marana, Arizona Development Plan 14. Form a homeowner's association with comprehensive CC&R's and design guidelines. C. Relationship to Adopted Plans 1. Marana General Plan In accordance with the Town of Marana General Plan, the Sanders Grove Specific Plan is located in the Northwest (Area 1) Growth Area. This area has been targeted as a prime growth area in the next decade. The Sanders Grove Specific Plan contains goals and policies that are in agreement with those outlined in the Town of Marana General Plan. General Plan Goal, Land Use and Growth Element: Adopt sustainable development as a unifying goal to secure Marana's future Marana's quality of life must be sustained for many generations to come. Requiring the provision of open space and avoiding undisturbed land promotes an increase in the general welfare and wellbeing of local residents by providing recreational and leisure opportunities. It protects undisturbed lands within and on the periphery of Marana as well. Open space, including linear parks and natural drainage features, also provides ecosystem services that reduce negative storm water runoff effects like erosion, provide wildlife habitat, and improve water quality by allowing debris and pollution to deposit over a larger, more pervious land area. • General Plan Policy: Preserve and protect our natural resources in order to promote a sustainable community. • General Plan Action: Extend the commercial and residential design standards to include sustainability with the goal of reducing energy use and water consumption. Specific Plan Conformance: The Sanders Grove Specific Plan is located on historically disturbed agricultural lands. The specific plan will be in full compliance with the Town's residential and commercial design standards and will provide a public park adjacent to Interstate 10, and to be dedicated to the Town, that is a minimum of 20 acres in size. Sanders Grove will also feature several smaller pocket parks as well as linear open space and a trail running north -south through the property. Sanders Grove Specific Plan III -4 Marana, Arizona Development Plan General Plan Goal, Land Use and Growth Element: Provide opportunities for diverse developments that maximize the benefits to the community The provision of a range of housing types and affordability is necessary to create a thriving community that can accommodate residents of any socio- economic class. By providing housing for residents of all income levels, 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. • 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: Develop guidelines for enhancing new development and mitigating potential impacts on existing neighborhoods. • 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. Specific Plan Conformance: The development proposed within Sanders Grove will provide a variety of lot sizes and densities. Development adjacent to the western boundary will be compatible with existing development on the opposite side of Wentz Road. The Town's residential and commercial design standards will govern all new development within Sanders Grove to mitigate impacts on existing development to the west and to create the type of development pattern outlined in the 2010 General Plan. 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 auto -centric and 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 their community, for residents that enjoy the provided amenities. Sanders Grove Specific Plan III -5 Marana, Arizona Development Plan • 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. • 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: Sanders Grove supports the 2010 Town of Marana Parks, Recreation, Trails and Open Space Master Plan by providing trail linkages through the site and to the surrounding area and by providing residents of Sanders Grove, as well as the general public, significant recreation opportunities and open spaces. A large 20 -acre neighborhood park open to the public will be provided adjacent to Interstate 10 in addition to several smaller "pocket" parks. Maintenance of the parks and trails within the project will be the responsibility of the individual Homeowner's Associations, regulated by Conditions, Covenants and Restrictions (CC&Rs). For more information, see section III.L. 2. Marana Strategic Plan The Sanders Grove Specific Plan is a master planned community in the Town of Marana consisting of approximately 841 acres of property just west of Interstate 10 and north of Marana Road. The purpose of the Specific Plan is to establish a development plan, regulations and performance standards specific to providing the flexibility and specificity needed to guide the property's development in a manner befitting its unique setting and character. The Sanders Grove Specific Plan supports the five areas of the Marana Strategic Plan: Commerce — Construction of the proposed community will provide jobs as well as revenue to the Town through construction sales tax and development services fees. The commercial planning area proposed for the southeast corner of the site will not only provide nearby shopping and amenities to Sanders Grove Specific Plan III -6 Marana, Arizona Development Plan area residents, but it will also produce commercial sales tax and employment opportunities for the Town. Community — This new residential community will provide a diverse mix of lot sizes and housing choices in northwest Marana, attracting new residents to the Town. Offering larger lots north of Kirby Hughes Road and adjacent to existing development to the west creates a logical transition in housing product type and price when moving east through the property to Interstate 10. Higher density attached residential units such as condos or townhouses surrounding the proposed southeast commercial corner will also help to transition and buffer less intense residential development from commercial uses at the southeast corner of Sanders Grove. Heritage — The historic agricultural use of the property highlights the area's unique heritage as a farming town. The option to use reclaimed or non - potable water to irrigate landscape areas throughout Sanders Grove furthers the water conservation techniques that have been vital to life in the arid southwest for generations. Progress/Innovation — Dedication to a conscientious approach to responsible development, high -performing homes and cost saving for potential future homebuyers reflects the intent of the Sanders Grove Specific Plan. The community will strive to incorporate sustainable building practices such as the use of energy efficient construction materials and appliances, non -potable water for landscape irrigation and innovative site design conservation techniques to decrease energy usage, minimize impact to the environment, conserve water and promote healthy lifestyles. The diverse mix of proposed residential offerings combined with the commercial in the southeast corner also help to create a mixed-use atmosphere that integrates land uses, ultimately requiring a smaller development footprint. This translates to fewer vehicle miles traveled/carbon emissions and can help facilitate the protection of valuable undisturbed land elsewhere in the Town. 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 linear open space areas and trails. The proposed linear open space will feature a multi -use path that will connect the 20 -acre neighborhood park in the northeast portion of the site, adjacent to the Interstate 10 Frontage Road, to Marana Road. Smaller, privately -owned and maintained neighborhood trails will branch off of the main multi -use path. Sanders Grove Specific Plan III -7 Marana, Arizona Development Plan D. Compatibility with Adjoining Development The Sanders Grove Specific Plan establishes a residential community that incorporates wide landscaped buffers and larger lot sizes adjacent to existing residences. By providing this transition from existing low-density land uses to the higher -density development proposed within the plan, the impact on Sanders Grove neighbors will be lessened. The project's circulation system has also been designed to minimize the effects of vehicular traffic on adjacent development. The primary and secondary access points into the community will be located on Marana Road and Sanders Road, thereby deemphasizing Wentz Road in its relationship to the project. Both public and private open space/recreation amenities located within the plan area will be accessible through the project's interior circulation system. E. Land Use Concept Plan The land use concept plan seeks to establish a neighborhood scale and unique identity for Sanders Grove, while at the same time integrating it into the larger community. The 841 -acre site will be broken down into 12 planning areas, which will primarily consist of residential uses. The lots along Wentz Road and north of Kirby Hughes Road, within the Medium -Low Density Residential designation, will have a minimum 12,000 square foot lot size to buffer the neighbors to the west. The lots south of Kirby Hughes Road along Wentz Road will have a minimum lot size of 7,000 square feet. Medium Density Residential, which consists of single-family detached homes, encompasses the majority of the site. Many of the lots will back onto the open space and recreation amenities provided in Sanders Grove. The southeast portion of the site has been designated for commercial use surrounded by Medium -High Density Residential, which may consist of attached and/or detached single-family residences. Open space/recreation provisions within Sanders Grove will meet or exceed the Town's standards, which require 185 square feet per single-family residence (140 square feet for town homes) and monetary contributions, dedication of land, or improvements that equal at least $2,461 per home for off-site recreation amenities. A system of internal open space linkages has been incorporated into the Sanders Grove Specific Plan. The placement of pocket parks and other open space amenities in close proximity to residential areas reinforces a sense of community. The pocket parks and other private open space areas will be maintained by the Sanders Grove Community Association. Sanders Grove Specific Plan III -8 Marana, Arizona Development Plan Private open space areas will be located throughout the development, including a large area extending from the northeast portion of the project site to its southern boundary. The community's public open space includes a neighborhood park, at least 20 acres in size that includes playing fields and other public amenities. It will be located along the I-10 Frontage Road at the northern boundary of the project site, to be dedicated to the Town of Marana. This open space/recreation area will help buffer the noise from I-10 that would otherwise affect residents of the development. A multi -use trail system will be included along Marana Road, Sanders Grove Drive and the linear open space area. This will provide access to the neighborhood park and the trail system outlined in the Town's Parks, Recreation, Trails and Open Space Master Plan and the Pima County Regional Trail System Master Plan. The exact size, location and configuration for open space, including all parks, trails and recreation are subject to adjustment based on final site engineering, such as drainage and grading, and the incorporation of input from the various agencies that provide comments on the subdivision plat. The minimum area of such facilities shall meet or exceed the requirements set forth in Section III -L of this Specific Plan. Any such adjustments are subject to approval by the Planning Director. The Development Plan for Sanders Grove was developed in conformance with the Town of Marana General Plan. The Land Use Concept Plan is outlined in TABLE 7: SANDERS GROVE SPECIFIC PLAN LAND USE CONCEPT and illustrated in Exhibit III.E.I: Land Use Concept Plan. The amended Planning Areas roughly correspond to the blocks shown on the approved preliminary block plat for Sanders Grove. Sanders Grove Specific Plan III -9 Marana, Arizona Development Plan TABLE 7 SANDERS GROVE SPECIFIC PLAN LAND USE CONCEPT AREA ACRES DESIGNATION Planning Area 1 23.1 C Planning Area 2 47.8 MHDR Planning Area 3 119.1 MDR Planning Area 4 66.5 MDR Planning Area 5 57.4 MLDR Planning Area 6 73.1 MLDR Planning Area 7 153.7 MDR Planning Area 8 102.5 MDR Planning Area 9 24.9 MDR Planning Area 10 11.6 MDR Planning Area 11 58.3 MDR Planning Area 12 43.2 MLDR Planning Area 13 59.8 MLDR Total Acres 841 Open Space Overlay Zone's 90 OS 'Exact size, location and configuration of the parks, recreation and trail system improvements shall be defined in the block plat. However, the minimum area of such facilities shall at least equal or exceed those set forth in Section III -L of this Specific Plan. The district park design will be subject to a Parks Master Plan acceptable to the Town of Marana. Target Units: 2500 Sanders Grove Specific Plan III -10 Marana, Arizona Development Plan Exhibit III.E.1: Land Use Concept Plan w 9835.3x' 60 ' R OVd HARDIN ROAD 20'BUFFER 13 < rf m MLDR o w 2Ei HERITAGE PARKWAY tet' �_ ,, a ■ MDR 1 Z - CD CD co 9 o i ✓'` MDR *1*` M ®R MLDR Fl1BLir: � 20'BUFFER KIRBYHIJGHES ROADt 20'BU -�'Bl_1FFER F>= 20' BUFFER 20'BUFFER I � 4P 110' BUFFER it 8 �I MDR 4, 7 X5,0' BUFFER 120' ROW MDR 60' Rove i r'f 6 MLDR .1 O ` ' ROW � I 4 LV 90' Rpy,sN �' r `::10 • �W ••• • • • • • • * • • • • • • dab m �Z i MDR • ;, , 150'ROW IF 50' BUFFER r 2 71 I IO Z--� ,�" 5 MERIT DRIVE 11111t� 0 �MHPR MLDR ■ • a' I ��,/ � • f ■■�■■ Ill .' MDR i / . mI P l 95' BUFFER i 1 - _ LEGEND I MARANA ROAD 250' ROW SPECIFIC PLAN AREA BOUNDARY _ COMMERCIAL m BUFFER/OPEN SPACE THE -- RIGHT OF WAY (RON MEDIUM HIGH DENSITY (MHDR) INFRASTRUCTURE PLANNING • ■ PLANNING AREA BOUNDARY POCKET PARKS CENTER MEDIUM DENSITY (MDR) TOPOGRAPHY - 1 ` INTERVAL (PRIVATE] 110 S. CHURCH AVE. SUITE SM . • • . • : i •TRAIL MEDIUM LOW DENSITY (MLDR) H OA PARKS TUCSON, AZ 86741 (6M 02$-$14$ NOTE: ENACT SIZE, LOCATION, AND CONFIGURATION OF PARKS, RECREATION, AND TRAIL SYSTEM IMPROIrEMENTS SHALL BE DEFINED ON THE (PRIVATE) BLOCK PLAT. HOWEVER, THE MINIMUM AREAOF SUCH FACILITIES SHALL AT LEAST EQUAL OR EXCEED THOSE SET FORTH IN SECTION III -L 0' 60D 1' 00' OF THIS SPECIFIC PLAN. THE DISTRICT PARK DESIGN WILL BE SUBJECT TO A PARKS MASTER PLAN ACCEPTABLE TO THE TOWN OF MARANA. (D Sanders Grove Specific Plan III -11 Marana, Arizona Development Plan F. Circulation As displayed on Exhibit III.F: Circulation Concept Plan, general circulation in the area includes access to Interstate 10 via Marana Road. Direct access to the project will be provided through access points along Sanders Road and Marana Road. Sanders Road will be extended to the I-10 Frontage Road, which provides additional access to the neighborhood park. The new Merit Drive/Heritage Parkway will be a collector road providing access to the entire site. On the concept plan, Merit Drive intersects with Marana Road to the south and becomes Heritage Parkway as it curves towards Sanders Road to the east, meeting Sanders Road south of the Sagebrush Road alignment. Local roads extending from Merit Drive/Heritage Parkway provide access to the northern planning areas and recreation area. Kirby Hughes Road will remain in place connecting Wentz Road and the Frontage Road. A 20 foot landscaped buffer will be constructed outside of the right-of-way along both sides of this road. Kirby Hughes Road is the only access point onto Wentz Road from the interior of the project site. The exact alignment of Sanders Road and Kirby Hughes will be determined at a later date but the two intersections with the frontage road should be perpendicular and appropriately spaced to allow turn lanes. No improvements to Wentz Road are planned and Sagebrush Road within the project site will be abandoned. Internal circulation of the project site consists of local streets branching off Merit Drive/Heritage Parkway and Kirby Hughes Road. The internal streets will be public. All on-site roadway improvements are the responsibility of the Master Developer. The extent and specific nature of off-site roadway improvements will be described in a revised development agreement between the Town and the Developer. The exact nature of the roadway improvements will be determined based on the findings of previous Town -accepted traffic studies for Sanders Grove and the surrounding area. The timing and scope of construction of off-site road improvements (including the construction of traffic signals) to be provided by the Developer will be determined by the Town based on the findings of said traffic studies. Slope and utility easements for internal roadways may extend beyond the minimum right-of-way. Sanders Grove Specific Plan III -12 Marana, Arizona KIRBY HUGHI Development Plan Exhibit III.F: Circulation Concept Plan LEGEND NOTE: EXACT SIZE, LOCATION, AND CONFIGURATION OF PARKS, • + TRAILS RECREATION, AND TRAIL SYSTEM IMPROVEMENTS SHALL BE DEFINED ON THE BLOCK PLAT. HOWEVER, THE MINIMUM AREA OF SPECIFIC PLAN AREA BOUNDARY SUCH FACILITIES SHALLAT LEAST EQUAL OR EXCEED THOSE SET FORTH IN SECTION III -L OF THIS SPECIFIC PLAN. THE DISTRICT PARK INFRASTRUCTURE DESIGN WILL BE SUBJECT TOA PARKS MASTER PLAN ACCEPTABLE TO THE. TOWN OF MARANA. Sanders Grove Specific Plan Marana, Arizona THE PLANNING CENTER 110 $. CHURCH AVE, SUITE 9320 TUCSON, AZ 85701 (SM a234148 D' EDC, 12011" III -13 Development Plan G. Grading Concept The entire site is an agricultural field; therefore, mass grading will occur. Prior to site disturbance, additional geological studies will be done in order to meet necessary standards. However, the site will require water retention per the Revised Development Requirements for Drainage in Northern Marana. The fill from the retention/detention basins will be used onsite to raise building pads wherever necessary. H. Water Resources The impact of the development on existing sheet flow conditions will be to mitigate it within the project boundaries. This will be accomplished by the construction of interceptor channels around the perimeter of the property having capacity to accept the 100 -year discharge as determined from the Tortolita Alluvial Fan Study non -regional storm model. More discussion regarding the design parameters for the channels is provided in Section J —Post -Development Hydrology. Post -project FEMA flood hazard mapping within the Sanders Grove project area will be revised to Zone X after as -built plans are completed and the LOMR is accepted. The surface drainage outfall from the property is at the northwest corner at the Wentz Road / Hardin Road intersection. Existing conditions topography indicates that the property slopes in this direction. Previously completed hydrologic analyses have estimated the 100 -year peak discharge reaching this location to be 1,717 cfs. Flow concentrates at the Wentz/Hardin intersection but flows over Wentz Road extend as far south as 2,350 feet. The project drainage patterns will maintain the existing conditions drainage patterns along the downstream property boundary. There is, and will be a low flow outlet pipe that drains from the detention basin to an existing tailwater channel at the northwest corner of Wentz Road and Hardin Road. The profile of Wentz Road will remain the same as under existing conditions to provide the 2,350 foot long over flow weir to downstream areas. Outletting flow in this manner will preserve the sheet flow conditions along the downstream boundary. I. Topography The conceptual land use plan will utilize the existing topographic characteristics of the land. The project will generally maintain the natural 0.3% slope from the southeast corner to the northwest corner of the property. Localized changes to Sanders Grove Specific Plan III -14 Marana, Arizona Development Plan the slope will occur within proposed local streets where necessary for drainage and sewer collection purposes. There are no slopes greater than 15% on the property. J. Post Development Hydrology As noted in Section 2.a, most of the project site is subject to shallow sheet flow; flooding depths of 0.5 to 1.0 feet which are mapped as Zone X (shaded) or Zone A01. The extent of the sheet flooding will require the construction of interceptor channels to collect flow and to convey it to the downstream property boundary. To mitigate the sheet flow condition, offsite storm water will be collected along the south and east property boundaries within drainage features/open space areas and conveyed through the site or along the project boundaries to the northwest property corner. The two primary drainage features for collection and conveyance of offsite storm water are (1) an offsite channel along the south side and within the right of way for Marana Road that extends from near I-10 to the southwest property corner and (2) a channel along the east and north sides of the property to collect offsite flow emanating from culverts and lands east of Sanders Grove. Exhibit III.J: Post Development Hydrology depicts the storm water control features for mitigation of offsite and onsite drainage impacts. The function of these channels is described below. The purpose of the channel along the south property boundary and extending east to near I-10, is to collect offsite storm water arriving at CP#1 and CP#2. As currently designed, this channel will cross Marana Road at the southwest property corner (via drainage culverts) then drain along the west property boundary to the northwest property corner. As was presented in the approved Master Drainage Plan, offsite storm water being conveyed within the collector channels will be detained wherever possible and then released along the downstream project boundary. The cumulative detention capacity incorporated into the perimeter channels and within basins throughout the project will reduce peak flows to a pre -development condition. The point of release will be at the northwest property corner where there is a small diameter culvert that leads to a drainage ditch along the Hardin Road alignment. This ditch drains west toward the Santa Cruz River. The design of the drainage channel along Marana Road and along the west property boundary described herein is the same as was presented in the previous Master Drainage Report approved by the Town of Marana. The final design of the drainage system for on-site and off-site storm water will be addressed in a revised master drainage plan and will be determined in cooperation with the Sanders Grove Specific Plan III -15 Marana, Arizona Development Plan Town of Marana who is currently conducting preliminary investigations into the feasibility of a regional drainage channel along Marana Road that will ultimately discharge storm water into the Santa Cruz River. As presently designed, this channel will cross Marana Road (via box culverts) at the southwest property corner, then pass through a series of detention basins that ultimately convey flow to the northwest property corner. These basins function to attenuate peak flows from both offsite and onsite sources. At the downstream limit, flow will be conveyed into a 5.6 acre basin and combine with offsite site flows entering from a proposed channel system along the east and north property boundaries (see discussion below). Flows will be further attenuated in the 5.6 acre basin at the northwest property corner then released to an existing channel along Hardin Road. The purpose of the channel along the east and north property lines is to collect offsite storm water arriving at CP#3 through CP#6. The future conditions peak flow entering along the east boundary of the site is only 137 cfs because the channel long Marana Road will significantly reduce the amount of offsite flow reaching CP#3 and CP#4. The channel along the east boundary will drain north, then northwesterly parallel to I-10. The channel capacity will be increased at CP#5 and CP#6 (the locations of 4 cell 10'x4' RCBC's beneath I-10) to accept an additional 784 cfs and 795 cfs. The channel will continue northwesterly then west along the north property boundary to the northwest property corner. Flows conveyed to this location will be discharged into a detention basin which then outlets to the downstream property boundary in the same manner as the channel along the west property boundary. This project will provide on-site retention/detention in accordance with North Marana policy which requires full containment of the 10 -year plus 100 -year storm water runoff volume. It is anticipated that retention/detention basins will be provided within a series of on-site basins to be located within open space areas and within some of the perimeter channels as described above. Cumulatively, these will be designed to retain 100% of the on-site generated storm water during a 10 -year plus 100 -year storm event. Flows released from the basins and channels to downstream areas will be based on the amount of offsite flow collected along the upstream property boundary. All building pads will be designed to be a minimum of 1 foot above post -project 100 -year flood elevations. The channel system described above will mitigate sheet flooding on the property. A Conditional Letter of Map Revision (CLOMR) will be prepared and submitted to FEMA in conjunction with the subdivision platting process. A Letter of Map Revision (LOMR) shall be applied for after relevant grading and drainage structures have been as -built certified. The Sanders Grove Specific Plan III -16 Marana, Arizona Development Plan LOMR will be approved prior to release and close out of individual lots. The AO -1 flood zone requirements will be effective until the LOMB is approved. On-site generated stormwater will be conveyed to the on-site retention/detention areas via the interior street network by a series of storm drains and sidewalk - scuppers, which will be designed during the subdivision platting process. On- site stormwater conveyance will adhere to current Town of Marana development standards, FEMA requirements and applicable basin management plans. The project will require a master drainage plan during the platting process. 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. Sanders Grove Specific Plan III -17 Marana, Arizona Development Plan Exhibit III.J: Post Development Hydrology CHANNEL TQ I-10 LEGEND THEPLANNING • ' • TRAILS'MCENTER SPECIFIC PLAN AREA 9t7 CIARv 11C&CMWICHAVE. surrE INFRASTRJCfURE EXHIBIT111.j� CHANNEL SYSTEM FOR MITIGATION OF OFFSITE DRAINAGE IMPACTS Sanders Grove Specific Plan III -18 Marana, Arizona Development Plan K. Environmental Resources The Sanders Grove Specific Plan is designed as a residential community integrated with both public and private recreation and open space areas. Due to its previous use as an agricultural field, the site has been completely graded. There are no significant environmental resources on the property. A Phase I environmental report was completed by Engineering and Environmental Consultants, Inc. (EEC) in August 2003. No hazardous material was found on- site. An updated Phase I Environmental Assessment report must be submitted to the Town and is valid for 180 days prior to the dedication of any future easement or right-of-way to the Town and must document the status of the former Kirby Farms Airstrip site west of Wentz Road. The Environmental Projects Manager will be contacted and allowed right of entry to perform a burrowing owl survey no more than 30 days prior ground disturbance. The Western burrowing owl is protected under the Federal Migratory Bird Treaty Act of 1918 and State Law Titles 17-101and 17-235. This survey is at no cost to the developer. If an owl or owl sign is observed, relocation of the burrowing owls(s) can be arranged and will not delay the project. L. Landscape Concept The overall goal of landscaping in Sanders Grove is to develop a landscape character that strengthens the residents' perception of the Northwest Marana area as a gateway to the Marana Town Center. A soft transition between urban development and adjacent rural areas is achieved through the provision of perimeter buffers, which may incorporate open space and multi -use trails. The buffers will be designed in an attractive manner using informal groupings of shrubs and trees or, where appropriate, by planting trees in an orchard grid arrangement. Another objective of the Sanders Grove landscape design is to enhance the pedestrian character and climate of the community by introducing the concept of landscaped pedestrian linkages and gathering places. Landscaped trails within the right-of-ways of arterial and collector roads will facilitate access to parks throughout the site. The landscape concept includes the utilization of a combination of both drought - resistant plants (""xeriscape" plants) and lush vegetated areas throughout Sanders Grove. Landscape themes are used to create both a shady and green appearance to counter hot and arid conditions of the community's summer climate. Such themes will be incorporated into design of open space and recreation areas, as well as streetscapes, plazas, pedestrian nodes and transit Sanders Grove Specific Plan III -19 Marana, Arizona Development Plan centers. In addition, trees may be planted in an orchard grid arrangement in several locations throughout Sanders Grove as an enhanced landscaped buffer. M. Open Space, Recreation, Parks and Trails Concept The Sanders Grove Specific Plan supports the objectives of the Town of Marana Parks, Recreation, Trails and Open Space Master Plan by increasing linkages to the surrounding area and by providing residents of Sanders Grove, as well as the general public, significant recreation opportunities and open spaces. Sanders Grove will require the following minimum open space standards, which meet Town of Marana guidelines: ■ 185 square feet per dwelling unit for improved parks on-site (140 square feet for town homes); There will be multiple "pocket" parks located throughout Sanders Grove. Each of these parks will include a variety of amenities, such as landscaping, benches and linkage opportunities. Required park areas may be combined to form larger park spaces that offer active recreational amenities such as ball fields. These parks will be located within the individual subdivisions. Access to the pocket parks will be provided via sidewalks and neighborhood trails. A large neighborhood park will be constructed adjacent to the I-10 Frontage Road and Sanders Road. The minimum size of the neighborhood park is 20 acres and it will provide active and passive recreation opportunities, including picnic areas, ramadas, grills, soccer/football fields, baseball/softball fields and basketball courts. This park will be dedicated to the Town of Marana. The park will be accessible by car from Sanders Road and the I-10 Frontage Road. Pedestrian and bicycle access will be provided via the community and neighborhood trails located throughout Sanders Grove. The design of the park will be subject to a Parks Master Plan acceptable to the Town of Marana. Linear open space connects the neighborhood park in the northeast corner of the property to Marana Road on the south. Within this open space, there is a multi- use path from which the neighborhood trails will branch off. These trails will be privately owned and maintained. Community trails are proposed within the right-of-way of Sanders Grove Drive and possibly Marana Road, depending upon which side of the right-of-way contains the 100 -foot buffer. As this area of Marana continues to develop, these trails will provide open space continuity throughout Northwest Marana and the regional trail system. The Sanders Grove Community Association will be established to provide long-term maintenance of privately owned recreation facilities, trails and other common areas. Sanders Grove Specific Plan III -20 Marana, Arizona Development Plan The exact size, location and configuration of all parks, recreation and trail system improvements shall be defined in the block plat. The minimum area of such facilities shall at least equal or exceed the requirements stated above. See Exhibit III.M: Open Space Concept Plan. Sanders Grove Specific Plan III -21 Marana, Arizona Development Plan Exhibit III.M: Open Space Concept Plan HARDIN ROAD f N N + C�0 . (Z ■ f KIRBY* � s HUGHES - - - ^ - - - - _ • ROAD �-- -- -- -- I 1s � w +� • j AID w 44 M1 hL 71 IL ■ ■ „i ■ aY� ■ i • r 1� THE PLANNING MfflCENTER 170 & CHURCH AVE., SUITE 6 TUCSON. AZ 86701 (620) !!?3.8146 0' 600, 1200' Sanders Grove Specific Plan III -22 Marana, Arizona MARANA ROAD LEGEND 0 HOA PARKS NOTE: (PRIVATE) E){ACT SIZE, LOCATION, AND PUBLIC OPEN SPACE 0 • # TRAILS CONFIGURATION OF PARKS, RECREATION, OVERLAY ZONE AND TRAILSYSTEM IMPROVEMENTS SRAALL INFRASTRUCTURE BE DEFINED ON THE BLOCK PLAT. F-1 PRIVATE OPEN SPACE HOWEVER, THE MINIMUM AREA OF SUCH OVERLAY ZONE FACILITIES SHALL AT LEAST EQUAL OR SPECIFIC PLAN EXCEED THOSE SET FORTH IN SECTION III -L FUTURE R.O.W. OPEN AREA BOUNDARY OF THIS SPECIFIC PLAN. THE DISTRICT SPACE OVERLAY ZONE PARK DESIGN WILL BE SUBJECT TO A POCKET PARKSPARKS MASTER PLAN ACCEPTABLE TO THE (PRIVATE) ■ ■ ■ ■ PLANNING AREA BOUNDARY TOWN OF MARANA. THE PLANNING MfflCENTER 170 & CHURCH AVE., SUITE 6 TUCSON. AZ 86701 (620) !!?3.8146 0' 600, 1200' Sanders Grove Specific Plan III -22 Marana, Arizona Development Plan N. Cultural Resources No areas of significance were found during a partial survey of the property conducted in 1983. Because the entire project site has not been surveyed, prior to any on-site disturbance, a field survey over the entire site will be conducted. Specifically, a cultural resource Class III (field survey) report for the project area, along with the required review fee, must be reviewed and approved prior to the issuance of a grading permit. The survey must also be less than 10 years old at the time of review and approval. If the project has a federal nexus, then the cultural report must be reviewed by the State Historic Preservation Office (SHPO). In addition, any recommended testing and mitigation measures will be completed before site disturbance. In the event that significant archeological objects, any human remains, or funerary objects are uncovered during construction work, all work will be stopped in the area of the discovery and the Director of the Arizona State Museum will be immediately notified of the discovery in accordance with A.R.S 41-865. Action must then be taken to prevent further disturbance of such remains. The Director of the Arizona State Museum will have ten working days to respond to any request to proceed with ground - disturbing activities. If any artifacts are found, the Master Developer will work with the Arizona State Museum to incorporate them into the development, if possible. 0. Viewsheds The project site is relatively flat with no significant topographical features. This allows neighbors to see directly onto the site and far distances. Immediate adjacent viewsheds currently experienced by surrounding properties, may be impacted by proposed development, especially for the neighbors along Wentz Road. However, neighbors along Wentz Road will still enjoy the distant views of the surrounding mountain ranges. The areas of the project with the highest visibility from adjacent off-site locations are located on the perimeter of the site, specifically the portion of the site adjacent to the I-10 Frontage Road and Wentz Road. Landscaped buffers established along the perimeter of the property and along major arterials within the rights-of-way help to mitigate the impact of the project on the neighboring properties. Sanders Grove Specific Plan III -23 Marana, Arizona Development Plan P. Infrastructure, Public Services and Utilities This section describes the type of infrastructure, public services and utilities that the development requires. The phasing of the implementation of these services is discussed in Section V.E: Phasing. All infrastructure will be constructed in accordance to the build out schedule. 1. Sewers In response to a request for information regarding availability of sewer service for the project site, the Marana Utilities Department has provided the following information: The first component of a regional sewer system has been installed along Marana Road at the southern boundary of the project site. An additional component of the regional system is planned to be located along the northern property boundary. Through discussions with the Town, the Master Developer will explore wastewater service options in order to provide sewer service to the development while a regional solution is developed. Because Marana Wastewater Treatment Facility's current capacity is limited, the additional capacity required to serve this proposed development would not be available until improvements are made to the facility, which is located 1/2 mile north of Marana Road and one mile west of Luckett Road. Plans for expansion of this facility are currently underway. A sewer master plan will be required during the platting stage. 2. Schools As shown on Exhibit II.C.9.a: Recreation and Schools, the project site is located within the Marana Unified School District (MUSD). There are no schools located within a one -mile radius of the site. The following schools within the Marana Unified School District are expected to serve the proposed development until new schools become available: Another Chance at Education (ACE), Estes Elementary School, Marana Career - Technical High School, Marana Middle School, Marana High School and Roadrunner Elementary School. It is anticipated that this project will generate approximately 2,500 residential units if fully developed at the target residential densities. MUSD provided the following multipliers to use for student enrollment projections (MUSD multipliers do not distinguish between different housing projects): Sanders Grove Specific Plan III -24 Marana, Arizona Development Plan Elementary: 0.25 students per home (0.25 x 2,500) = 625 students Junior High &High School: 0.10 students per home (0.10 x 2,500) = 250 students On-site development will impact school capacity. The Master Developer has agreed to a $1,200 per dwelling unit voluntary school fee. 3. Fire/Emergency Vehicle Service The subject property is currently within the Northwest Fire District except for three parcels along the north boundary and three in the southeast corner of the site, which are not a part of any fire service district. Northwest Fire District Station 336, located approximately 1.4 miles southeast of the project site at 13475 North Marana Main Street, is the nearest fire station. Prior to a certificate of occupancy being issued for any dwelling unit located within the parcels not currently within a fire service district, the owner shall have completed or shall provide evidence to the Town's satisfaction that he has made a diligent effort to complete the process of having the property annexed into a fire district or otherwise provide for fire protection service, as accepted by the Town of Marana. See Exhibit II. C.9. b (3): Fire Service. 4. Water Service The Town of Marana Water Department is anticipated to provide water service to this project site. A letter from the Marana Utilities Director, dated March 20, 2014, indicates that the Marana Water System has an assured water supply from the Arizona Department of Water Resources. A water master plan will be required during development. Two new water systems would need to be designed to serve this property. The first is a domestic or potable water system that requires a pumping station and a water storage tank adequately sized to meet all fire and daily use demands. Sanders Grove Specific Plan III -25 Marana, Arizona Development Plan Any water to be used for irrigation purposes within landscaped open areas, recreation sites and public facilities shall be coordinated with CMID. The Master Developer will explore the option of providing lakes and basins on the property which could also be used for non -potable water. Connections to individual residential lots may also be installed, although there are no meter requirements for these connections. CMID has the surface water rights to be used for this type of system. At least one properly sized basin will be required on-site to serve the irrigation system. Coordination for the irrigation system will be handled through the CMID. Sanders Grove Specific Plan III -26 Marana, Arizona Development Plan Exhibit IMPA: Water Department Letter MARANA TOWN OF MAIZANA WATER DEPARTMENT March 20, 2014 Brian Underwood The Planning Center 110 S Church, SLIite 6320 Tucson, AZ 85701 Project: Sanders Grove consisting of 841 acres Dear Mr. Underwood: WATER SUPPLY The Town of Marana has been designated by the State of Arizona, Department of Water Resources, as having an assured water supply. This does not mean that water service is currently available to the proposed development. The development lies within the boundary of the Town of Marana water service area. Therefore, water supply is assured. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to submit a water development agreement identifying water use, fire flow requirements and all major on-site and off-site water facilities. The developer shall construct a water distribution system to serve the development and transfer title of the system to the Town of Marana, in consideration the Town of Marana shall operate, maintain and service the system. The developer shall have the cost responsibility to construct both the onsite and offsite facilities required to serve the potable water and fire protection demands for your development. The comments herein made are valid for a period of one year only. If you have any questions, please call our office at 520-3 82-2570. Sincerely, John Kmiec Utilities Director 5100 W INA ROAD = TUCSON, ARIZONA 85743 = PH: (520) 382-2570 = FAX: 382-2590 = TTY: 382-3499 Sanders Grove Specific Plan 111-27 Marana, Arizona Development Plan 5. Private Utilities ■ l\Tafiirn1 (-'_ac Southwest Gas Corporation will provide natural gas service. There is an existing Southwest Gas line adjacent to Sagebrush Road within the property and an El Paso Natural Gas line on the east side of Hardin Road along the I-10 Frontage Road, which will require special design consideration when improvements are made to Hardin. Additionally, there is a plastic distribution gas main within the right-of-way of Wentz Road between Price Lane and Marana Road. ■ Communications Telephone service and line installation is available in this area through Century Link. Comcast Cable will provide cable services and installation to the property. ■ Electricity Electric services will be provided by Tucson Electric Power Company. 6. Cortaro-Marana Irrigation District Irrigation water flows westerly on-site along the current roadways bisecting the property in open-air concrete -lined "v" ditch canals. The interior irrigation ditches are in use and currently under the control of CMID. In order for the water to continue to pass through the property to serve those lands to the west and north, all existing ditches will be piped underground or will be addressed by other agreement with CMID and the Town. The Town of Marana has existing requirements to underground these irrigation ditches that are independent of any CMID requirement. Any improvements made to the existing irrigation canals will be the result of the Master Developer working closely with CMID and the Town to ensure all parties' needs are met and that all improvements comply with Town and CMID standards. Sanders Grove Specific Plan III -28 Marana, Arizona IV. Development & Design Guidelines Development & Design Guidelines A. Purpose and Intent These regulations serve as the primary mechanism for implementation of the Sanders Grove Specific Plan. The Sanders Grove Specific Plan Development & Design Guidelines establish the intensity and character of the development by prescribing site-specific development standards and design guidelines 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. The purpose of these guidelines is to encourage creativity and a high level of design quality. It is an information source for site development, landscape architecture and architectural and signage features that create the community image of Sanders Grove. Community design principles that citizens of the Town of Marana have said they wish to see in the character of future development are represented within these regulations. The guidelines expand on the goals, objectives and policies outlined in the Marana General Plan and are intended to foster development that enhances the physical image, identity and value of the community. In order to reinforce a sense of community identity, to avoid a feeling of bland uniformity and to reflect the agricultural heritage of the Town of Marana, the guidelines outlined in this section of the plan should be incorporated into all Sanders Grove development. These guidelines provide criteria for builders, planners, architects, landscape architects and civil engineers under the direction of the developer. They provide a basis for evaluating and directing the planning and design within the project area and within the context of Northwest Marana. B. General Provisions 1. Applicability of Town of Marana Land Development Code The Development and Design Guidelines, including the Residential Design Criteria herein are intended to create a superior project, and meet or exceed the Residential Design Requirements outlined in Section 08.06 of the Marana Land Development Code. If an issue, condition, or situation arises or occurs 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. Sanders Grove Specific Plan IV -1 Marana, Arizona Development & Design Guidelines 2. Building Code All construction and development within the Specific Plan area shall comply with applicable provisions of various codes and regulations adopted by the Town of Marana including, but not limited to, building codes, mechanical codes, electrical codes, plumbing codes, and fire codes current at the time of development. 3. Additional Uses Whenever a use has not been specifically listed as being a permitted use in a particular zone classification within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is: (1) consistent with the intent of the zone, and (2) compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Board of Adjustment. C. Design Review Process A Design Review Committee (DRC) shall be formed by the Master Developer to review development proposals within Sanders Grove. This review procedure will ensure that the high standards defined in this document are maintained. These guidelines are conceptual in nature, providing flexibility to the Design Review Committee to make changes in the overall interest of the Sanders Grove community. 1. Design Review Committee The DRC will review development plans for conformance with the Sanders Grove Specific Plan before any building begins. The DRC will refine these guidelines, establish review procedures and administer the design review process for Sanders Grove. This Design Review process includes review for compliance with the both the Design Criteria outlined herein as well as additional Design Guidelines set forth by the Master Developer. (The role of the Design Review Committee is further defined in Section V: Implementation &Administration). 2. Design Review Procedures Establishment of review procedures will be based on the following guidelines and apply only to the Master Developer and Design Review Sanders Grove Specific Plan IV -2 Marana, Arizona Development & Design Guidelines Committee and are independent of Town of Marana project review procedures: 1. Require apre-design meeting with the builder, owner and/or architect to offer direction in preparing preliminary plans. 2. Review of preliminary plan submittal to determine general conformance with these guidelines. 3. Review fees (if any) maybe established by the DRC. 4. Following preliminary approval, a review of the final submittal which should contain information detailed enough to allow the DRC to determine compliance with these guidelines. 5. The DRC reserves the right to inspect all work in progress and give notice of non-compliance. 6. The right of final approval for all completed construction to assure consistency with these guidelines. D. Land Use Concept The Land Use Concept for Sanders Grove relies on a unique approach to residential development that: minimizes the impacts of development through enhanced site planning and design; allows residential property to be developed in a vibrant and sustainable manner; establishes a safe, effective and attractive pedestrian -friendly environment that provides connectivity throughout the community and to adjacent areas; establishes architectural themes that reflect the heritage of the area; and reinforces community identity throughout Sanders Grove. Sanders Grove has been designed as a residential community that can accommodate commercial development if the market dictates commercial viability. The community design incorporates residences, recreational facilities, parks, schools and commercial services in a pedestrian -friendly environment. Commercial uses will be located at the southeast corner of the project site, surrounded by medium-high density housing options. Residential intensities gradually decrease toward the northwest. The entire community, including open space areas, will be accessible by various modes of transportation. Sanders Grove will be a gateway into the Town of Marana. By utilizing guidelines such as aesthetically -pleasing architectural themes, unique road and perimeter landscape themes and medium -density housing at major street intersections, Sanders Grove will have its own community identity while building on the themes of Marana. Sanders Grove Specific Plan IV -3 Marana, Arizona Development & Design Guidelines The Sanders Grove Specific Plan proposes the following land use categories: Medium -Low Density Residential, Medium Density Residential, Medium -High Density Residential, Commercial and an Open Space Overlay Zone. The residential densities are located so as to provide a smooth transition between the Sanders Grove community and neighboring land uses (i.e. large residential lots and agricultural lands). All lots within Sanders Grove abutting Wentz Road will have larger minimum lot size requirements. Higher -density residential land uses will be concentrated around the southeast corner of the site and the open space amenities of Sanders Grove, away from existing residential development. The maximum overall density will not exceed 2500 dwelling units. The concept plan for Sanders Grove identifies approximately 23.1 acres of the project area at the corner of Marana Road and Sanders Road as being appropriate for possible commercial land uses. This portion of the site will provide opportunities for neighborhood -level commercial, retail and office establishments to support the needs of Sanders Grove residents, as well as the needs of residents in nearby existing and future developments. Medium -High Density Residential development is a permitted use within the Commercial designation. E. Development Guidelines 1. Medium -Low Density Residential: a. Permitted Uses ■ Single Family Residential Detached ■ Parks and Recreation Facilities ■ Public Education Facilities ■ Churches/Houses of Worship b. Accessory Uses ■ Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial hobby shops, children's playhouses, etc. ■ Swimming pools, spas and related structures ■ Home occupations ■ Guest House c. Conditional Uses ■ Childcare Facilities ■ Private Education Facilities Sanders Grove Specific Plan IV -4 Marana, Arizona Development & Design Guidelines ■ Group Homes serving seven or more persons d. Prohibited Uses ■ Commercial Uses ■ Industrial Uses e. Development Standards ■ Minimum Lot Area: 6,000 square feet () () ■ Minimum Lot Width: None ■ Minimum Lot Depth: 90 feet ■ Minimum Lot Setbacks: Front: 20 feet** minimum; front setbacks may be reduced in accordance with Section 08.06 of the Marana Land Development Code. Side: 5 feet minimum; side setbacks may be reduced in accordance with Section 08.06 of the Land Development Code. Street Side: 10 feet minimum Rear: 15 feet; rear setbacks may be reduced in accordance with Section 08.06 of the Land Development Code. Maximum Building Height: 30 feet Minimum Building Separation: 6 feet between primary and secondary buildings; however, the adopted fire code shall take precedence. * Lots abutting Wentz Road and north of Kirby Hughes Road shall have a minimum required lot size of 12,000 square feet and shall be limited to single story. Lots abutting Wentz Road and south of Kirby Hughes Road in Planning Areas 5 and 6 shall have a minimum required lot size of 7,000 square feet and shall be limited to single story. *See additional design criteria for garages in Section IV.E.4.a.(2). 2. Medium Density Residential: a. Permitted Uses ■ Single Family Residential Detached ■ Parks and Recreation Facilities ■ Public Education Facilities ■ Churches/Houses of Worship b. Accessory Uses ■ Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial hobby shops, children's playhouses, etc. ■ Swimming pools, spas and related structures Sanders Grove Specific Plan IV -5 Marana, Arizona Development & Design Guidelines ■ Home occupations ■ Guest House c. Conditional Uses ■ Childcare Facilities ■ Private Education Facilities ■ Group Homes serving seven or more persons d. Prohibited Uses ■ Commercial Uses ■ Industrial Uses e. Development Standards ■ Minimum Lot Area: 4,500 square feet ■ Minimum Lot Width: None ■ Minimum Lot Depth: 75 feet ■ Minimum Lot Setbacks: Front: 20 feet (*) minimum; front setbacks may be reduced in accordance with Section 08.06 of the Marana Land Development Code. Side: 5 feet minimum; side setbacks may be reduced in accordance with Section 08.06 of the Land Development Code. Street Side: 10 feet minimum Rear: 15 feet; rear setbacks may be reduced in accordance with Section 08.06 of the Land Development Code. Maximum Building Height: 30 feet Minimum Building Separation: 6 feet between primary and secondary buildings; however, the adopted fire code shall take precedence. * See additional design criteria for garages in Section IV.E.4.a.(2). Sanders Grove Specific Plan IV -6 Marana, Arizona Development & Design Guidelines 3. Medium -High -Density Residential: Planning Area 2 a. Permitted Uses ■ Single -Family Residential (Attached or Detached)* ■ Parks and Recreation Facilities ■ Public Education Facilities ■ Churches/Houses of Worship b. Accessory Uses ■ Detached accessory structures, such as tool sheds, patios and cabanas, non-commercial hobby shops, children's playhouses, etc. ■ Swimming pools, spas and related structures ■ Home occupations c. Conditional Uses ■ Childcare Facilities ■ Private Education Facilities ■ Group Homes serving seven or more persons d. Prohibited Uses ■ Commercial Uses ■ Industrial Uses e. Development Standards Attached Dwelling Units ■ Minimum Area per Dwelling Unit: 3,500 square feet ■ Minimum Lot Width: None ■ Minimum Lot Depth: None ■ Minimum Site Setbacks": Front: 20 feet*** minimum; front setbacks may be reduced in accordance with Section 08.06 of the Marana Land Development Code. Street: 10 feet minimum Side: 5 feet minimum; side setbacks may be reduced in accordance with Section 08.06 of the Land Development Code. Rear: 10 feet; rear setbacks may be reduced in accordance with Section 08.06 of the Land Development Code Minimum setback for second story elements: 15 feet (20 feet for front - facing garage) ■ Maximum Building Height: 30 feet Sanders Grove Specific Plan IV -7 Marana, Arizona Development & Design Guidelines ■ Minimum Building Separation: 6 feet between primary and accessory buildings; however, the adopted fire code shall take precedence. Detached Dwelling Units ■ See Medium Density Residential. * No single-family detached homes are allowed on 3,500 square foot lots or below within the Medium High Density Residential land use category. ** Where single-family attached residential developments abut single-family detached developments, the following separation standards shall apply: ■ A minimum 30 -foot rear setback to be provided for the attached homes when an attached rear yard is adjacent to a detached rear yard or ■ A local collector street with minimum 25 -foot front setbacks for each development. *** See additional design criteria for garages in Section IV.E.4.a.(2). Sanders Grove Specific Plan IV -8 Marana, Arizona Development & Design Guidelines 4. Residential Design Criteria Unless contained herein, Section 08.06 Residential Design Standards of the Marana Land Development Code shall apply to all detached dwellings in a subdivision in which one or more of the lots measure 16,000 square feet or less. (1) Site Planning a. All streets that are to be public will utilize the existing Town of Marana public street sections in effect at the time of design. Landscape Buffers. Landscape tracts buffers shall be provided along all arterial and collector roadways. A minimum of twenty (20) foot wide landscape tract shall be provided adjacent to or within the ROW of arterial roadways with a minimum of ten (10) foot wide landscape tract for collector roadways. (2) Garages a. No garage will extend forward of a home's livable area or covered front porch by more than ten feet (10'). (3) Roof Design a. Residential dwelling units and necessary buildings/structures will have no exposed roof -mounted mechanical equipment, including evaporative coolers. All such equipment must be screened or ground mounted. b. Elevations should incorporate varied roof lines wherein elements of the dwelling display different heights, or where the roof design changes planes or direction. (4) Streetscapes and Entrances a. Street Tree Program — a minimum twenty-four (24) inch box "theme" tree must be planted one per lot on local streets. (5) Exterior Lighting a. All exterior building lighting will be consistent with a southwest desert theme and meet or exceed the Marana Sanders Grove Specific Plan IV -9 Marana, Arizona Development & Design Guidelines b. Outdoor Lighting Code requirements in place at the time of development. c. Energy conserving lamps are encouraged. d. Spotlights and floodlights are prohibited except for those activated by a motion detector. e. All wall, soffit or pathway lighting shall be shielded in a downward direction. f. Intense or concentrated lights on buildings, walls and other architectural features, or unshielded flood lights on landscape elements are unacceptable. Sanders Grove Specific Plan IV -10 Marana, Arizona Development & Design Guidelines 5. Commercial: Planning Area 1 The commercial area in Sanders Grove will be designed similarly to Marana's downtown and main street area. This will ensure connectivity between downtown Marana and Sanders Grove. This area will be developed in such a way as to promote neighborhood identity and a place where residents can participate in community activities. a. Permitted Uses ■ Apparel stores ■ Appliance stores ■ Bakery ■ Banks and financial institutions ■ Barber and beauty shops ■ Bicycle shops ■ Blueprinting or photocopying ■ Book and stationery store ■ Childcare institutions ■ Churches/Houses of Worship ■ Furniture stores ■ General offices: real estate, data processing, executive suites, photographic services, travel agents, research services, administrative offices, etc. ■ Hardware stores ■ Laundromat and dry cleaning services ■ Medical and dental offices, including laboratories and clinics ■ Medium -High Density Residential ■ Parks and Recreation Facilities ■ Professional offices: law, architectural, engineering, planning, business management, consulting, travel agency, financial services, etc. ■ Public Facilities ■ Restaurants (excluding drive-thrus) ■ Supermarkets ■ Tailor shop ■ Veterinary clinics b. Conditional Uses ■ Automobile service stations ■ Convenience stores ■ Drive-through facilities for banks, financial institutions, restaurants and other similar uses Sanders Grove Specific Plan IV -11 Marana, Arizona Development & Design Guidelines c. Prohibited Uses ■ No single user over 60,000 square feet ■ Automobile paint, body, brake and tire shops ■ Car washes ■ Contractors' yards ■ Heavy equipment sales or lease ■ Manufacturing ■ Storage uses d. Development Standards Non-residential ■ Minimum Lot Setbacks: Front: 30 feet Side: 20 feet Rear: 20 feet ■ Building Setback Reduction: Building setback requirements may be reduced 15% when any of the following conditions are met: Landscape requirements are increased by 50%. Parking is located in the rear of building(s). Customer and pedestrian sitting areas are provided. ■ Maximum Building Height: 30 feet ■ Maximum Lot Coverage: 35 percent Parking: As required by the Town of Marana Land Development Code. Residential ■ See Medium High Density Residential. 6. Commercial Design Criteria The commercial design standards shall be in conformance with Section 08.07 Commercial Design Standards of the Marana Land Development Code. While the Sanders Grove Design Review Committee ("DRC") will review all commercial designs prior to submittal to the Town, the enforcement of these standards will be handled by the Town of Marana either through the Planning Department or the Public Works Department depending on the standard being enforced. Sanders Grove Specific Plan IV -12 Marana, Arizona Development & Design Guidelines 7. Circulation The circulation for Sanders Grove is designed to provide a safe and efficient movement of people. The main access points to the project are located along Sanders Road and Marana Road. Intersecting with Sanders Road to the east and Marana Road to the south is the proposed Merit Drive/Heritage Parkway, which is classified as a collector, providing access throughout the site. Sanders Road will be improved and extended to the I-10 Frontage Road. Improvements, including a minimum 20 -foot landscaped buffer along the southern edge of Hardin Road, are planned. Kirby Hughes Road will remain in place —connecting Wentz Road to the Frontage Road. There will also be a 20 -foot landscaped buffer planned along both sides of the right-of-way. Pedestrian friendly movement throughout the site is a main goal of the circulation concept and is accomplished with a multiuse trail through the linear open space and 20 -acre park and possibly along Marana Road. The pedestrian trails provide access to the proposed district park adjacent to I-10 and Sanders Road. The trails will be accessible from local streets and are designed with sidewalks and bicycle access. All areas of the project site are accessible by automobile, bicycles and pedestrians. a. Minimum Roadway Development Standards All collector and arterial roads related to the Sanders Grove development shall be built to current Town Standards. All interior roads will meet or exceed the standards set forth in the Town of Marana's Subdivision Street Standards Manual, adopted in April 2004. b. Drainage Interior collector roads and the perimeter roads will implement a storm drain system at the time of roadway improvements where applicable, as required. c. I-10 Impact Reduction Because the project is adjacent to I-10, appropriate buffers are needed to reduce its impact. It is planned to put the public neighborhood park adjacent to I-10, buffering the residential development from the noise and visual impact of I-10. Vegetation within the park may include an arrangement of trees in an orchard -type grid. Sanders Grove Specific Plan IV -13 Marana, Arizona Development & Design Guidelines d. Functional Class Proposed streets within Sanders Grove are a mixture of collector and local subdivision streets. The new Merit Drive/Heritage Parkway is the spine road providing access to the entire site. It will be designed as a collector road with a 90' right-of-way and will provide internal access to local streets within the Specific Plan and external access to Marana Road and Sanders Road. Other internal streets will be classified as local streets, which provide access to individual residences. Local streets are designed to handle 1000 average trips per day. Local residential streets within Sanders Grove will utilize the Typical Roadway Local Street Section included in the Town of Marana's Subdivision Street Standards Manual. Marana Road and Sanders Road are classified as arterial roadways. The Sanders Grove Specific Plan is proposing a 250' right of way for Marana Road and a 150' right-of-way for Sanders Road. Both rights- of-way include multi -use lanes, sidewalks and landscape buffers to promote alternative forms of transportation. The landscape buffers within the rights-of-way will be used for retention/detention facilities. Kirby Hughes Road and Wentz Road are classified as collector roads. A 20 -foot landscaped buffer is planned for both sides of the right-of- way along Kirby Hughes Road. It provides the only access to Wentz Road from the project site. Kirby Hughes will have a 90' right-of- way. No improvements for Wentz Road are planned and it will retain its 60' right-of-way. Traffic calming techniques such as varying street widths, curvilinear streets and a mixed use of paving materials will be utilized in Sanders Grove, subject to approval by the Town of Marana. e. Cul -de -Sacs Refer to the Town of Marana Subdivision Street Standards, April 2004, regarding the length and turnaround required for cul-de-sacs. 8. Streetscape a. A minimum 20 -foot landscaped buffer shall be provided along arterial roads with a 10 -foot landscape buffer provided along collector roads. b. Use of cul-de-sacs and curvilinear patterns shall be used to avoid unrelieved, linear streets. Sanders Grove Specific Plan IV -14 Marana, Arizona Development & Design Guidelines c. Medians shall be landscaped. d. Open space relief is encouraged at the end of cul-de-sacs. e. Landscaped curbways separating curbs and sidewalks will be provided in accordance with the Town's Residential Design Standards to enhance community identity and encourage pedestrian activity. f. Use of front porches or front -facing terraces is encouraged, as they promote neighborhood interaction and provide a people -oriented streetscape. g. Low open -type fencing, or landscape barriers, should be used in areas where vehicular or pedestrian access is discouraged. 9. Landscaping a. Informal groups of shade trees shall be planted next to structures within recreation and open space common areas, school bus and transit stops, near mailbox areas and along multi -use trails. b. A minimum tree size of 15 gallons shall be required for street and parking lot trees. Along spine roads, 20% of the trees shall be 24 gallons in size or greater. Shrubs must be a minimum of 1 gallon. c. Trees that produce large canopies and provide shade are especially encouraged. d. Landscaping should be used to provide thematic and visual continuity at major arterial street intersections, with tree plantings located in a manner to provide accent, consistency and definition to the street intersection. e. Landscaping in perimeter bufferyards shall include indigenous plants, wildflowers and scattered groupings of trees and understory. In some areas, the use of orchard trees in a grid pattern may be appropriate for use as a buffer. f. Any undeveloped remnant space within each of the planning areas must be landscaped or used as park space. g. All orchard areas shall consist of a single species of trees (as permitted in Plant Palette found in Appendix D) and shall contain a minimum of 20 trees that are 15 -gallon size or larger. h. All planter areas within parking lots shall be provided with trees at the rate of not less than one tree per four parking stalls. Diamond-shaped planter islands are acceptable in parking areas for commercial and recreational uses. i. New development adjacent to agricultural or rural residential uses will provide a minimum 20 -foot landscaped, open space buffer. j. Long, unbroken expanses of high, solid walls or fencing are prohibited. k. A master landscape plan shall be submitted with every new development project within Sanders Grove. Sanders Grove Specific Plan IV -15 Marana, Arizona Development & Design Guidelines 1. Landscape lighting should be low level and recessed to shield the source of the light. Shrubs must be used to conceal landscape lighting fixtures. (Refer to Appendix D Plant Palette for approved and prohibited plant lists.) 10. Recreation and Open Space The open space and recreation amenities proposed within the Sanders Grove Specific Plan give this project its unique identity. Park sites and large open spaces are situated throughout the entire project site, thereby making both active and passive recreation amenities readily available to residents of Sanders Grove and the greater northwest Marana community. The Specific Plan proposes a large neighborhood park along the I-10 Frontage Road. This park will be dedicated to the Town of Marana and it will be a minimum of 20 acres with a service area of approximately 1 mile. The park will provide both active and passive recreation opportunities to the residents of the Sanders Grove community and the surrounding areas. It will include multi -use fields, baseball/softball fields, playground equipment, picnic areas and grassy areas to be enjoyed by the public. Recreational facilities dedicated to the Town of Marana will be constructed to Town standards as defined in Marana's Parks, Recreation, Trails and Open Space Master Plan. Pocket parks are planned for the individual subdivisions. The size of these parks will vary as they are based on the number of residences within the subdivision. These parks are meant to provide residents with a common open space in the individual subdivision. They will be privately owned and maintained by the Sanders Grove Community Association. Unless otherwise desired by the developer, up to 30 percent of the homes within each Sanders Grove subdivision may be built prior to the construction of any pocket parks required by this plan. A large linear open space area extends from the neighborhood park to Marana Road. The width of the open space will vary throughout its length, but it will have a minimum width of 30 feet. Attractive landscaping will be present throughout this area, providing residents with an aesthetically pleasing open space amenity. This area will be owned and maintained by the Community Association for use by all residents within the Sanders Grove development. A community trail system will be established throughout Sanders Grove. It is a two-tier trail system (community trails and neighborhood trails) that Sanders Grove Specific Plan IV -16 Marana, Arizona Development & Design Guidelines incorporates pedestrian and multi -use paths to provide connectivity to the proposed neighborhood park, the pocket parks, the linear open space and the individual subdivisions. The community public trails, to be dedicated to the Town of Marana, are planned to be constructed along Merit Drive/Heritage Parkway, within the linear open space extending from Marana Road to the neighborhood park and possibly Marana Road. These trails create a spine trail system that the neighborhood trails feed into and ultimately provide access to the entire site. Multi -use paths will be constructed within the right-of-ways. Access to the community trails will be provided from the neighborhood trails and the local streets within Sanders Grove. The neighborhood trails are smaller, more community oriented trails providing the critical link between the subdivisions and community trails within the Sanders Grove area. These trails are meant to be used by the residents of Sanders Grove, whereas, the community trails are for the public. Access to the neighborhood trails will be within the individual subdivisions and along the community trails. The neighborhood trail may or may not have multi -use trails. Sanders Grove will comply with the Town of Marana open space standards by dedicating: ■ 185 square feet of on-site recreation space/single-family residence ■ 140 square feet of on-site recreation space/town home ■ Improvements, dedication of land and/or monetary contributions equaling $2,461 per dwelling unit for regional and off-site parks. At a minimum the parks and trails must include: a. Neighborhood Park (Minimum 20 acres) 1. Infrastructure (Water, electricity, sewer, telephone) 2. Restroom facilities 3. Shade structures 4. Linkages to nearby trails or other pedestrian pathways 5. Perimeter Path 6. Landscaping & irrigation 7. Vegetation outlined in Appendix D: Plant Palette will be used 8. Trash receptacles 9. Park benches 10. Open -type fencing along perimeter of park Sanders Grove Specific Plan IV -17 Marana, Arizona Development & Design Guidelines 11. Signage 12. Water fountain 13. Bicycle racks 14. Security lighting 15. Picnic tables 16. Parking 17. Grills 18. Playground equipment 19. Multi-purpose playing fields (2 baseball/softball, 1 soccer/football) 20. Basketball courts 21. Recommended Features Additional soccer field Pool Community center b. Pocket Parks 1. Infrastructure (water, electricity) 2. Linkages to nearby trails, or other pedestrian pathways 3. Small play structures 4. Grassy play areas 5. Ramadas and picnic areas 6. Landscaping &irrigation 7. Vegetation outlined in Appendix D: Plant Palette will be used 8. Trash receptacles 9. Park benches 10. Open -type fencing along perimeter of park 11. Signage 12. Water fountain 13. Bicycle racks 14. Security lighting c. Community Trails 1. 30' average width trail with 8' minimum paved multi -use path and 2' clear space on both sides of the multi -use path placed along all arterial and residential collector roads within the right-of-way 2. Must provide access to all public open spaces, schools and community facilities within Sanders Grove development 3. Access points will be located at all street intersections and at a maximum of every 0.5 mile 4. Lighting at all street entrances to the trail Sanders Grove Specific Plan IV -18 Marana, Arizona Development & Design Guidelines 5. Benches will be placed along trails at a minimum of every 0.5 miles 6. Trails will be landscaped with native and drought tolerant vegetation described in Appendix D: Plant Palette 7. Accent plants will be placed outside of any pedestrian areas including the 2' clear space d. Neighborhood Trails 1. 20' average width trail corridor with a recommended 5'-8' minimum compacted and stabilized decomposed granite (DG) multi -use path. 2. Must provide access to the community trails and subdivisions within Sanders Grove 3. Security lighting at trail access points and where appropriate along the trail 4. Trails will be landscaped with native and drought tolerant vegetation described in Appendix D: Plant Palette 5. 2 shade trees per 100 feet with appropriate ground cover or landscape treatment. 11. Entry Features Sanders Grove contains a series of entry features with an integrated design of landscape, hardscape, monumentation and signage. Entry features aid in defining the community's character and present an introduction to the development. Entry features shall comply with Town of Marana sight visibility triangle requirements. a. Primary Entry Monumentation The primary entry features with monumentation will serve as a gateway into Sanders Grove. The monument, seen from a distance, provides the backdrop for the project name and logo. It signifies arrival and establishes the theme of the development. The primary entry features for Sanders Grove, including walls, signs, landscaping and pavement treatments, will be designed and installed by the Master Developer. Project entry monuments for Sanders Grove will be located at Sanders Road and Heritage Parkway and Marana Road and Merit Drive. Sanders Grove Specific Plan IV -19 Marana, Arizona Development & Design Guidelines b. Secondary Entry Monumentation Secondary entry features identify the entrances into the individual neighborhoods within Sanders Grove. Each entry into a subdivision shall be uniquely designed with common elements that bind the entire Sanders Grove community together. Secondary entry features will be constructed by the developers of each subdivision; approval by the Master Developer is required. c. Commercial Entry Monumentation Monuments identifying commercial centers shall be designed using common elements found in the primary and secondary entry features within Sanders Grove. Approval of commercial entry features by the Master Developer is required. 12. Signage All signage shall comply with Title 16 of the Marana Land Development Code. 13. Public Art The Master Developer shall work with the Marana Arts Council to incorporate public artwork into development within the specific plan to beautify the community and provide a unique sense of place for Sanders Grove. The following guidelines shall apply: a. Public artwork shall be incorporated into the design of community gathering areas, parks and commercial plazas. Streetscape elements, such as community entry features, bus shelters and traffic circles, should also feature artwork in their design. b. Adjacent property owners are encouraged to develop shared artwork, especially within common areas. c. Artwork shall be composed of durable, weather -resistant materials. d. Artwork shall be located so that it is reasonably visible to the public from a major road, open space area or building entrance. e. Maintenance of artwork is the responsibility of the property owner. Sanders Grove Specific Plan IV -20 Marana, Arizona V. Implementation & Administration Implementation & Administration A. Purpose and Intent The regulations and guidance contained within this Specific Plan prescribe the implementation of development on the Sanders Grove site. It identifies the responsible party to ensure the project is built in coordination with infrastructure improvements, providing a continuity of design. This section also provides guidance regarding general administration of, and amendment procedures to the Specific Plan. For the purpose of identifying those responsible for implementation of the improvements for the Sanders Grove Specific Plan area, four entities must be identified. These are the Master Developer, the Sanders Grove Design Review Committee, the Builder and the Sanders Grove Community Association (SGCA). The Master Developer is the entity responsible for ensuring the basic infrastructure facilities, including sewer, water and roads, are planned and constructed to serve the development areas within the Sanders Grove Specific Plan in a timely and coordinated manner. They will also build the public open space, which will be dedicated to the Town of Marana, and the private open space which will be turned over to the SGCA. The Master Developer will also establish the Sanders Grove Design Review Committee to enhance the aesthetic and economic value of the Specific Plan area and to maintain uniformity of architectural and landscaping standards throughout the Specific Plan. So long as the Master Developer owns a single lot or planning area within the Specific Plan, or any property annexed into the Specific Plan, or until all lots have been conveyed to Non -Builder Owner, whichever is later, the Master Developer shall have the right: ■ To appoint and remove all private members of the Sanders Grove Design Review Committee; ■ To administer the Design Review Criteria and amend if necessary pursuant to the process outlined in section V.H. Specific Plan Administration. ■ To adopt, interpret, amend and supplement the Sanders Grove Design Review Committee Design Guidelines, as deemed necessary by the Master Developer; and The community development standards for Sanders Grove shall be reviewed and administered by the Design Review Committee (""DRC"). The committee shall consist of no less than seven (7) members. The membership must include a member of the community at large. Other members that will serve on the DRC will include: a Developer Representative (s), aLandscape Architect, and the Sanders Grove Specific Plan V-2 Marana, Arizona Implementation & Administration project engineer or designate. This committee will review design issues relating to site design, architectural elevations, entry statements, screen wall design, landscape plans, utility design/construction and sign design within the project. They will also review subdivision plats to ensure that the intent of the specific plan is carried out. To better assist in the review and administration of submittals pursuant to the Sanders Grove Design Review Committee Design Guidelines, the Master Developer may, at its sole and absolute discretion, until such time that it relinquishes control of the Sanders Grove Design Review Committee, appoint an advisory committee, composed of representative of Builders. The size and composition are to be determined solely by the Master Developer. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. The Builder is the purchaser of a development area, or portions of a development area and is responsible for building or providing for building within their area(s) of ownership. The Sanders Grove Community Association is the entity responsible for the maintenance and management of all shared private common areas that are not dedicated to the Town of Marana. In addition, the SGCA will enforce the Master CC&R's placed on the properties. B. Proposed Changes to Zoning Ordinances 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 applicable for the most similar issue, condition or situation shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. Development Review Procedure The development review procedure for Sanders Grove Specific Plan shall be implemented through the review and approval process of preliminary and final plats by the Town of Marana and through the Town of Marana building permit approval process. Final decisions on grading, drainage, final road alignment and other matters will be made at the final plat stage and are the responsibility of the Town of Marana. Sanders Grove Specific Plan V-3 Marana, Arizona Implementation & Administration The review process shall include the Master Developer as follows: No structures including signs, shall be erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in any way alters the exterior appearance of any structure or area of land be commenced unless it has been approved in writing by the Master Developer or designated Sanders Grove Design Review Committee (DRC). The intent of this process is to ensure the project's design theme and character is implemented in line with the vision of this Specific Plan and the Northwest Marana area. These procedures pertain specifically to the Master Developer and/or the DRC and not to the Town of Marana. All proposed subdivisions and commercial uses within the Sanders Grove Specific Plan shall be required to submit plans to the Master Developer or DRC for approval prior to submitting to the Town for approval and permitting. Subdivision plats, development plans, public and private utility plans, signs, street lighting, park lighting and drainage features shall be approved by the Town of Marana in accordance with Town of Marana procedures and standards. D. General Implementation Responsibilities The Sanders Grove Specific Plan shall be implemented through the subdivision and development plan review processes. This process will allow for the creation of lots as preliminary and final plat maps which allow for implementation of the project. The Sanders Grove Specific Plan will guide the platting process with other official Town of Marana ordinances, policies, maps and regulations. Implementation of Sanders Grove Specific Plan shall be the responsibility of the Master Developer in accordance with the regulations and guidelines contained within the Specific Plan, unless otherwise noted. This entity shall be responsible for the engineering and implementation of the spine infrastructure. The spine infrastructure systems are defined as those systems necessary to provide development opportunities to the Sanders Grove site. These systems include access roads, residential collectors and associated streetscapes, drainage improvements, trunk sewers, irrigation, water mains, electric lines, gas, phone lines and cable television facilities in the major streets. Once these spine infrastructure systems are put into place, the Builder may be responsible for the repair of facilities within the spine infrastructure system that would be damaged or destroyed by secondary development if installed by the Master Developer. Approval of a subdivision plat, development plan or building permit is subject to the following requirements: Sanders Grove Specific Plan V-4 Marana, Arizona Implementation & Administration ■ Conformance with the Sanders Grove Specific Plan as adopted; ■ Provision of development -related agreements as required by applicable agencies; ■ 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. ■ Master CC&R's will be provided at the time of Final Block Plat review for Sanders Grove Master Plan; ■ All subdivisions are required to have individually recorded CC&R's; ■ All subdivisions will require preliminary plat review and acceptance by Town staff, the Planning Commission and the Town Council. All subdivision final plats will require review and approval by Town staff and Town Council. The Master CC&R's for Sanders Grove, as well as the individual subdivision CC&R's, must disclose the potential nuisances associated with adjacent existing farm and agricultural uses. E. Phasing It is envisioned that this project will be developed as a cohesive development, achieved in phases, with an estimated build out period of 8 years. The development will likely consist of 4 phases. Each phase will be limited to the following: • Phase One: Minimum 300 lots, Maximum 850 lots • Phase Two: Minimum 300 lots, Maximum 750 lots • Phase Three: Minimum 500 lots, Maximum 1300 lots • Phase Four: Minimum 250 lots, Maximum 600 lots The intent of the phasing plan with the minimum and maximum number of lots per phasing area is to encourage various lot sizes within each planning area, creating a diversity of housing options, lot sizes, and unique neighborhood layouts. Developers and builders are encouraged to maximize all available land utilizing various lot sizes within the zoning designations, not just minimum lot sizes across any one of the phasing areas. The actual number of residential homes to be built in each phase and within the ranges stipulated above will be determined at a later date, but the total number of homes will not exceed 2500. The public and private open space areas will be Sanders Grove Specific Plan V-5 Marana, Arizona Implementation & Administration constructed on a proportionate basis in accordance with the amount of land being developed. In general, development will progress from east to west, with the areas adjacent to Wentz Road the last to develop. Phase I includes the beginning phases of the spine infrastructure. Merit Drive/Heritage Parkway, which will provide access to the entire site, will be constructed westerly from Sanders Road and possibly north from Marana Road to serve planning areas 2 and 3. Construction of water and sewer systems will also take place during this time. Residential development will begin with planning areas 2 and 3. In Phase II, planning areas 4, 5 and 6 will be constructed along with the Sanders Road alignment to the I-10 Frontage Road. Improvements to Marana Road will be completed as well as partial construction of Heritage Parkway/Merit Drive. In Phase III, residential development includes planning areas 7 and 8. The final phase will see the construction of the residential areas north of Kirby Hughes Road, planning areas 9-13. The commercial area, planning area 1, is also included in Phase IV. The purpose of the phasing plan is to relate infrastructure requirements to proposed development. Although the sequence is implied, development of phases may occur in a different order or concurrently, at the discretion of the Master Developer, as long as the related infrastructure is adequately in place. Change in the phasing order can occur due to unforeseen factors affecting development. Flexibility is needed within the Specific Plan to address these changing needs while still maintaining a timely development. Infrastructure such as roads, sewer, water and grading will be constructed and extended in accordance to the build out of the project. See Exhibit V.E: Phasing Schedule. Sanders Grove Specific Plan V-6 Marana, Arizona KIRBY HUGHES ROAD N H W Implementation & Administration Exhibit V.E: Phasing Schedule HARDIN ROAD LUK + 10 MDR = C �� 12 /,O rfr MLDRMDR ''' MDR ��/'` , ■ 12 PUBLic ■ PARK � i rr ii�ii�ii�i■ ■ *44 _w ■ ■ � i i M� i � R ■ ■ ■ 4 ■ MDR 7 MDR i �1 ■ ■ ■ ■ ■moi■ i:ii�i ilii i� ii � U7 1i I W 3 I MDR ■ a ■ 2 all '�. MHDR i i i i i C; 1 PHASE 1 — SPECIFIC PLAN AREA BOUNDARY .. PARCEL BOUNDARY — PHASE 2 7 PHASE 3 OPEN SPACE AND RECREATION AREAS WLL BE CONSTRUCTED ON A PROPORTIONATE BASIS IN ACCORDANCE VMTH THE AMOUNT OF LAND BEING DEVELOPED. EXACT SIZE, LOCATION, AND CONFIGURATION OF PARKS, RECREAT[ON, AND TRAIL SYSTEM IMPROVEMENTS SHALL BE PHASE 4 DEFINED ON THE BLOCK PLAT, HOWEVER, THE MINIMUM AREA OF SUCH FACILITIES SHALL AT LEAST EQUAL OR EXCEED THOSE SET FORTH IN SECTION III—L OF THIS SPECIFIC PLAN. THE OPEN SPACE DISTRICT PARK DESIGN WILL BE SUBJECT TOA PARKS MASTER PLAN ACCEPTABLE TO THE OVERLAY TOWN OF MARANA- Sanders Grove Specific Plan Marana, Arizona THE PLANNING CENTER TUC 30N, AZ 857+01 (�) 823-8148 V-7 Implementation & Administration G. Specific Plan Administration 1. Enforcement The Sanders Grove Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Town of Marana Land Development Code. 2. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director, provided said changes are not in conflict with the overall intent as expressed in the Sanders Grove Specific Plan. Any changes must conform to the goals and objectives of the Plan. The Planning Director's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal by the Town Council. Categories of administrative change include, but are not limited to: a. 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. b. Changes to the community infrastructure planning and alignment such as roads, drainage and water and sewer systems that do not increase the development capacity in the Specific Plan area. c. Changes to development plan boundaries due to platting. Minor adjustments to development plan areas, drainage areas and other technical refinements to the specific plan due to adjustments in final road alignments will not require an amendment to the Specific Plan but will require staff approval. d. Minor changes to development regulations that are in the interest of the community and do not affect health or safety issues, including modification of the Residential Design Criteria. Sanders Grove Specific Plan V-8 Marana, Arizona Implementation & Administration 3. Substantial Change This specific plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of the Sanders Grove Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. 4. 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 Board of Adjustment within 15 days from the date of the interpretation. 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. Sanders Grove Specific Plan V-9 Marana, Arizona Appendix A: Legal Description EXHIBIT "ONE" Parcel 1 : The North half of Section 20 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona. Parcel 2: ThatP art of the East half of the Northwest quarter of Section 17 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, lying South and WesT of The Southwesterly right of way line of the Tucson -Casa Grande Highway, said right of way being described as follows: Beginning at a point on the North line of said Section 17 from whence the Northwest corner bears South 89° 241 46" West a distance of 1835.17 feet; Thence South 501 29' 00" East a distance of 4512.78 feet to a point on the East line of said Section 17 and the Point of Ending of said line. Parcel 3: That part of the Northeast quarter of Section 17 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, lying South and West of the Southwesterly right of way line of the Tucson -Casa Grande Highway, said right of way being described as follows: Beginning at a point on the North line of said Section 17 from whence the Northwest corner bears South 891 24' 46" West a distance of 1635.17 feet; Thence South 50' 29' 00" East a distance of 4512.78 feet to a point on the East line of said Section 17 and the Point of Ending of said line. Parcel 4: That part of the South half Section 17 in Township 11 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, lying South and West of the Southwesterly right of way line of the Tucson -Casa Grande Highway, said right of way being described as follows: Beginning at a point on the North line of said Section 17 from whence the Northwest corner bears South 8910 24' 46" West a distance of 1835.17 feet; Thence South 50' 29' 00" East a distance of 4512.78 feet to a point on the East line of said SecTion 17 and the Point of Ending of said line. Parcel 5: The West half of the Northwest quarter of Section 17 in Township 11 South, Range 1 1 East, Gila and Salt River Meridian, Pima County, Arizona. Sanders Grove Specific Plan A-1 Marana, Arizona Appendix B: Definitions For the purposes of the Sanders Grove Specific Plan, other than those listed below, the definitions contained in Title 3 of the Town of Marana Development Code shall apply. ■ Builder/Developer—The person or entities who acquire and developed planning areas within the Sanders Grove Specific Plan area. ■ Guest House—Living quarters, without a kitchen, for guests, relatives, or servants on the premises in an accessory building or attached to the principal residence. ■ Density —The number of dwelling units that may be constructed per gross acre. ■ Design Review Committee—The Master Developer will be responsible for establishing the Sanders Grove Design Review Committee (DRC). This Committee will consist of no less than seven members appointed by the Master Developer, including a member of the community at large. The DRC will review and approve screen wall design, entry statements, landscape plans, utility design and construction, sign design and the location of municipal and community facility uses in conformance with the Sanders Grove Design Guidelines. The Committee will have approval authority on these matters until such time that the property is entirely transferred from the Master Developer or its assigns to Builders within the project. ■ Lot Coverage —The area of a site occupied by structures. ■ Master Developer—The entity responsible for (1) Establishing the Sanders Grove Design Review Committee; (2) Developing the spine infrastructure for Sanders Grove in a phased manner in accordance with the phasing plan; (3) Assuring that development conforms with the Sanders Grove Design Guidelines and Development Regulations; and (4) Designating the custodial agency that will maintain private open space areas in perpetuity in accordance with the Management Program. ■ Open Space—Areas set aside for public and private enjoyment as part of a designed element in the Sanders Grove development. These areas will provide both active and passive recreation opportunities including landscaped areas that provide visual relief, pedestrian trails, play fields and multi -use pocket parks. Sanders Grove will have areas of public open space that will be maintained by the Town of Marana and are for the enjoyment of the public. Areas of private Sanders Grove Specific Plan B-1 Marana, Arizona Appendix B: Definitions ■ open space will be maintained by the Sanders Grove Homeowners Association and are for the direct benefit of the residents of the development. ■ Phase I—A Phase I Environmental Site Assessment (ESA) takes a historical inventory of a parcel of land. This assessment includes past and present land uses, site operations and conditions to determine the potential presence of hazardous substances and contamination of the soil and/or groundwater. ■ Porch — A covered platform, usually having a separate roof, at an entrance to a building or as an open or enclosed gallery or room attached to the outside of a building; a veranda or walled courtyard. Sanders Grove Specific Plan B-2 Marana, Arizona Appendix C: Citizen Participation Plan The State of Arizona's Growing Smarter legislation has established new requirements for towns, cities and counties to better evaluate and subsequently respond to growth issues. A major element of this framework includes enhanced public participation and notification procedures. According to the Arizona Revised Statutes (A.R.S.) 9-641.06 (B), "the procedures shall provide for: a. The broad dissemination of proposals and alternatives; b. The opportunity for written comments; c. Public hearings after effective notice; d. Open discussions, communications programs and information services; and e. Consideration of public comments. " The following information outlines the public participation plan for Sanders Grove: Representatives for Diamond Ventures and The Planning Center conducted a neighborhood meeting on February 12, 2004 to inform property owners in the area about the proposed project and to gain their input on the plan. Approximately 15 neighbors were in attendance, along with several staff members from the Town of Marana. Section 10.02.0 of the Town of Marana Land Development Code requires all property owners within 300 feet be notified of a proposed rezoning; notification for this neighborhood meeting exceeded the minimum requirement by at least 1000 feet. Another neighborhood meeting was held on July 16, 2014 to explain the proposed amendments to this plan to interested property owners and receive feedback. Six neighbors were in attendance. Town of Marana Planning staff will be provided with a copy of the list and map used to notify the property owners for the meeting. Additionally, a summary of the neighborhood meeting and attendance sheet will be provided to staff. Sanders Grove Specific Plan C-1 Marana, Arizona MAJOR STREETSCAPE TREES: Acacia smallii.* Acacia salicina Celtis reticulata' Chilopsis linearis* Parkinsonia 'Desert Museum' Parkinsonia florida Parkinsonia praecox Prosopis (So. Am. hybrid) Prosopis velutina Eucalyptus camaldulensis Eucalyptus microtheca Eucalyptus papuana Fraxinus velutina* Olneya tesota Pistacia atlantica Appendix D: Plant Palette Sweet Acacia's Willow Acacia Western Hackberry* Desert Willow's Desert Museum Palo Verde Blue Palo Verde Palo Brea Thornless Mesquite Velvet Mesquite Red River Gum Tiny Capsule Eucalyptus Ghost Gum Arizona Ash's Ironwood Mt. Atlas Pistache Pistacia chinensis Chinese Pistache Quercus buckleyi* Oak's Quercus polymorpha* Oak's Quercus Virginana Oak Species appropriate for use in orchards. SHRUBS: Anisacanthus thurberi Caesalpina gilliesii Calliandra eriophylla Cassia artemesioides Celtis pallida Dodonaea viscosca Encelia farinosa Justicia californica Leucophyllum spp. Penstemon parryi Salvia gregii Simmondsia chinensis Sphaeralcea ambigua Sanders Grove Specific Plan Marana, Arizona Desert Honeysuckle Yellow Bird of Paradise Fairy Duster Feathery Cassia Desert Hackberry Hopbush Brittle Bush Chuparosa Texas Ranger Species Parry Penstemon Autumn Sage Jojoba Globemallow D-1 Appendix D: Plant Palette ACCENT PLANTS: Agave spp. Agave Species Aristida purpurea Purple Threeawn Asclepias subulata Desert Milkweed Bouteloua curtipendula Sideoats grama Carnegiea gigantea Saguaro Dasylirion acrotriche Green Desert Spoon Dasilyrion longissium Mexican Grass Tree Dasylirion wheeleri Desert Spoon Echinocactus grusonii Golden Barrel Euphorbia antisyphilitica Wax Plant, Candelilla Ferocactus spp. Barrel Cactus Fouquieria splendens Ocotillo Hesperaloe parviflora Red Yucca Hesperaloe funifera Giant Hesperaloe Pedilanthus macrocarpus Lady Slipper Muhlenbergia capillaris Regal Mist Muhly Muhlenbergia lindheimeri Autumn Glow Muhly Muhlenbergia rigens Deer Grass Opuntia engelmannii Prickly Pear Opuntia violacea 'Santa Rita' Santa Rita Prickly Pear Yucca brevifolia Joshua Tree Yucca elata Soaptree Yucca GROUND COVER: Acacia redolens Trailing Acacia Calylophus hartwegii Calylophus Dalea greggii Trailing Dalea Melampodium leucanthum Blackfoot Daisy Lantana montevidensis Trailing Lantana Rosmarinus officinalis 'Prostratus' Trailing Rosemary Tetraneuris acaulis Angelita Daisy Verbena peruviana Peruvian Verbena Sanders Grove Specific Plan D-2 Marana, Arizona Appendix D: Plant Palette SECONDARY STREETSCAPE TREES: Acacia spp. Acacia Species Chilopsis linearis Desert Willow Celtis reticulata Netleaf Hackberry Parkinsonia florida Blue Palo Verde Prosopis chilensis Chilean Mesquite Prosopis velutina Velvet Mesquite SHRUBS: Anisacanthus thurberi Desert Honeysuckle Caesalpina gilliesii Yellow Bird of Paradise Calliandra eriophylla Fairy Duster Cassia artemesioides Feathery Cassia Celtis pallida Desert Hackberry Encelia farinosa Brittle Bush Justicia californica Chuparosa Leucophyllum spp. Texas Ranger Species Penstemon parryi Parry Penstemon Ruellia brittoniana Mexican Petunia Salvia clevlandii Cleveland Sage Salvia gregii Autumn Sage Salvia leucantha Mexican Bush Sage Simmondsia chinensis Jojoba Sphaeralcea ambigua Globemallow ACCENT PLANTS: Agave spp. Agave Species Aristida purpurea Purple Threeawn Bouteloua curtipendula Sideoats grama Carnegiea gigantea Saguaro Dasylirion acrotriche Green Desert Spoon Dasilyrion longissium Mexican Grass Tree Dasylirion wheeleri Desert Spoon Echinocactus grusonii Golden Barrel Euphorbia antisyphilitica Wax Plant, Candelilla Ferocactus spp. Barrel Cactus Fouquieria splendens Ocotillo Hesperaloe parviflora Red Yucca Hesperaloe funifera Giant Hesperaloe Pedilanthus macrocarpus Lady Slipper Muhlenbergia capillaris Regal Mist Muhly Muhlenbergia rigens Deer Grass Opuntia engelmannii Prickly Pear Opuntia violacea 'Santa Rita' Santa Rita Prickly Pear Yucca elata Soaptree Yucca Sanders Grove Specific Plan D-3 Marana, Arizona GROUND COVER: Baileya multiradiata Bulbine frutescens Calylophus hartwegii Dalea capitata Gazania rigens leucolaena Glandularia rigida Lantana camara Lantana montevidensis Melampodium leucanthu Oenothera speciosa Verbena peruviana Appendix D: Plant Palette Desert Marigold Shrubby Bulbine Calylophus Lemon Dalea Trailing Gazania Sandpaper Verbena Bush Lantana (many cultivars) Trailing Lantana Blackfoot Daisy Mexican Evening Primrose Peruvian Verbena ACCENT TREES AT ENTRIES/INTERSECTIONS: Prosopis pubescens Screwbean Mesquite Sophora secundiflora Texas Mountain Laurel Quercus Virginana Oak Sanders Grove Specific Plan D-4 Marana, Arizona PARKING LOT TREES: SHRUBS: Appendix D: Plant Palette Celtis reticulate Netleaf Hackberry Cercidium floridum Blue Palo Verde Prosopis chilensis Chilean Mesquite Quercus Virginana Oak Ambrosia deltoidea Triangle Leaf Bursage Atriplex spp. Atriplex Species Calliandra eriophylla Fairy Duster Larrea tridentata Creosote Pithecellobim flexicaule Texas Ebony Salvia chamaedryoides Blue Sage Salvia columbariae Chia Salvia greggii Texas Red Salvia, Autumn Sage Simmondsia chinensis Jojoba Sphaeralcea ambigua Globemallow GROUND COVER: Acacia redolens Trailing Acacia Calylophus hartwegii Calylophus Dalea greggii Trailing Dalea Melampodium leucanthum Blackfoot Daisy Lantana montevidensis Trailing Lantana Rosmarinus officinalis 'Prostratus' Trailing Rosemary Tetraneuris acaulis Angelita Daisy Verbena peruviana Peruvian Verbena Sanders Grove Specific Plan D-5 Marana, Arizona RESIDENTIAL TREES: SHRUBS: Appendix D: Plant Palette Acacia spp. Acacia Species Acacia willardiana Palo Blanco Bauhinia lunariodes Anacacho Orchid Cercis mexicana Mexican Redbud Chilopsis linearis Desert Willow Parkinsonia florida Blue Palo Verde Parkinsonia 'Desert Museum' Desert Museum Palo Verde Parkinsonia microphyllum Foothills Palo Verde Parkinsonia praecox Palo Brea Prosopis spp. Prosopis (Mesquite) Species Sambucus nigra Mexican Elderberry Abutlon palmeri Indian Mallow Berlandiera lyrata Chocolate Flower Dalea frutescens Black Dalea Dalea greggii Trailing Indigo Bush Myrtus communis compacta Dwarf myrtle Penstemon spp Penstemon Species Psilostrophe cooperi Paper Flower Rosmarinus officinalis Bush Rosemary Ruellia brittoniana Mexican Petunia Ruellia californica Ruellia Ruellia peninsularis Ruellia Salvia spp. Salvia Species Simmondsia chinensis Jojoba Sphaeralcea ambigua Globemallow Tecoma spp. Yellow Bells ACCENT PLANTS: Agave spp. Agave Species Aloe spp. Aloe Species Bouteloua spp. Grama Grass Species Carnegiea gigantea Saguaro Dasylirion spp. Sotol Echinocereus spp Hedgehog, Rainbow Cactus Fouquria splendens Ocotillo Hesperaloe parviflora Red Yucca Hesperaloe funifera Griant Hesperaloe Opuntia spp. Opuntia Species Pedilanthus macrocarpus Lady Slipper Muhlenbergia spp. Muhly Grass Species Yucca spp. Yucca Species Sanders Grove Specific Plan D-6 Marana, Arizona GROUND COVER: Baileya multiradiata Bulbine frutescens Calylophus hartwegii Dalea capitata Gazania rigens leucolaena Glandularia rigida Lantana camara VINES: Lantana montevidensis Melampodium leucanthu Oenothera speciosa Verbena peruviana Cissus trilobata Ficus Pomilia Macfadyena unguis-catii Mascagnia macroptera Vitus arizonica Appendix D: Plant Palette Desert Marigold Shrubby Bulbine Calylophus Lemon Dalea Trailing Gazania Sandpaper Verbena Bush Lantana (many cultivars) Trailing Lantana Blackfoot Daisy Mexican Evening Primrose Peruvian Verbena Arizona Grape Ivy Fig Vine Cat's Claw Vine Butterfly Vine Arizona Canyon Grape ENTRYWAY PLANTS FOR INDIVIDUAL HOUSES: Antigonon leptopus Oueen's Wreath Bougainvillea spp. Bougainvillea Cissus trifoliate Desert Grape Ivy Chamaerops humilis Mediterranean Fan Palm Cycas revolute Sago Palm Cyperus alternifolius Umbrella Plant Feijoa sellowiana Pineapple Guava Hibiscus coulteri Yellow Hibiscus, Coulter's Hibiscus Macfadyena unguis-cati Cat's Claw Vine Mascagnia lilacina Lavender Orchid Vine Mascagnia macroptera Yellow Orchid Vine Merremia aurea Yellow Merremia Tagetes lemmoni Mountain Marigold Tecomaria capensis Cape Honeysuckle Sanders Grove Specific Plan D-7 Marana, Arizona Appendix D: Plant Palette PROHIBITED PLANT LIST: Juniperus chinensis Juniper (many cultivars) Juniperus deppeana Alligator Bark Juniper Juniperus Sabina Sabine Juniper Parkinsonia aculeata Mexican Palo Verde Phoenix canariensis Canary Island Date Palm Phoenix dactylifera Date Palm Pinus edulis Pinon Nut Pine Pinus eldarica Afghan Pine Pinus halepensis Aleppo Pine Pinus monophylla Singleleaf Pinon Pine Pinus pinea Italian Stone Pine Pinus roxburghii Chir Pine Schinus molle California Pepper Tree Tamarix aphylla Athel Tree, Tamarisk Washingtonia filifera California Fan Palm Washingtonia robusta Mexican Fan Palm Zizyphus jujube Chinese Date Sanders Grove Specific Plan D-8 Marana, Arizona Appendix E: Bibliography Arizona Revised Statutes. State of Arizona, Phoenix, AZ. Revised 2003. Brown, D.E. (Ed). Biotic Communities: Southwestern United States and Northwestern Mexico. Salt Lake City, UT: University of Utah Press. (1994). Cascada Specific Plan, under review by Town of Marana, February 2004. DC Ranch Design and Construction Manual. The Covenant Commission, Scottsdale, AZ. September 1997. Marana 835 Due Diligence Report. Morrison Maierle, Inc, Phoenix, AZ. August 2003. Marana General Plan. Town of Marana. Marana, AZ. March 2003. Marana Town Code. Town of Marana. Marana, AZ. Revised 2002. Northwest Marana Area Plan. Town of Marana. Marana, AZ. October 2000. Pima County Code. Pima County, Tucson, AZ. Revised July 2003. Pima County Assessor's Office. "Public Records Search." (19 February 2004). Pima County Department of Transportation, Technical Services Division. "Pima County Land Information Systems Version 23.0." (7 July 2003). Pima County Department of Transportation, Technical Services Division. "Pima County Map Guide Maps."<http://www.dot.co.pima.az.us/gis/maps/mapguide/> (September 2003). Planning and Design Guidelines Manual. City of Surprise, Surprise Arizona. July 2002. Recreation Area Design Manual. Pima County Natural Resources, Parks & Recreation Department, Pima County, AZ. October 2003. Tortolita Vistas Specific Plan, under review by Town of Marana, February 2004. Town of Marana Trail System Master Plan. Town of Marana, Marana, AZ. September 2000. Sanders Grove Specific Plan E-1 Marana, Arizona