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HomeMy WebLinkAboutContinental Ranch Specific Plan Amended (1988)1 � 4 IR Ln As NI it C m IMP rY• { �M1 1 1 # �s• may.; - L • rte_`. _ �,�+�?�yT •',. _ _,rte•' BPM,- rr-t— CONTINENTAL RANCH SPECIFIC PLAN Prepared For: Town of Marana 13251 North Lon Adams Road Marana, Arizona 85653 Prepared By: The Planning Center 110 South Church, Suite 6320 Tucson, Arizona 85701 With Assistance From: The WLB Group, Inc. 4444 East Broadway Tucson, Arizona 85711 Adopted April 5, 1988 (Ordinance No. 88.09) Amended: Ordinance No. 92.11 Ordinance No. 96.36 Ordinance No. 97.29 Ordinance No. 98.25 Ordinance No. 99.25 Ordinance No. 2000.01 Ordinance No. 2002.01 Ordinance No. 2002.11 Ordinance No. 2014.001 Ordinance No. 2016.016 This Specific Plan document has been revised solely in compliance with the Town of Marana Town Council approved amendment adopted on February 5, 2002. The signature below certifies no other amendments, revisions or changes to the text, tables, exhibits, and appendices have been made by The Planning Center. Michael .l. assi g r CP The Planni Ce er NO. 88.09 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA ADOPTING A SPECIFIC PLAN FOR THE AMERICAN CONTINENTAL COMPANY WHEREAS, the Planning Commission of the Town of Marana, after a public hearing, has recommended approval of a Specific Plan as submitted by the American Continental Company for lands owned by it within the corporate limits of the Town of Marana; and WHEREAS, the Marana Town Council has held a public hearing with respect to the Specific Plan submitted by the American Continental Company; and WHEREAS, the Marana Town Council desires to maintain its proper role in shaping future development within its existing boundaries; and WHEREAS, the Marana Town Council has determined that the Specific Plan submitted by the American Continental Company is desirable for the continued development of the Town of Marana; and WHEREAS, the requirements of A.R.S. Section 9-461.09 have been complied with. NOW, THEREFORE, BE IT ORDAINED that the Town Council of the Town of Marana, Arizona does hereby adopt the Specific Plan proposed by the American Continental Company as more fully set forth in that document entitled "Continental Ranch Specific Plan", dated December 3, 1987, Revision March 10, 1988 and Revision April 4, 1988, which Plan shall be forthwith a public document of the Town; and IT IS FURTHER ORDAINED that any violation of this Ordinance and the failure to comply with the Specific Plan it incorporates, shall be deemed a class I misdemeanor, and that each day that a violation continues shall be deemed a separate offense. WHEREAS, the immediate operation of this Ordinance is necessary for the preservation of the public peace, health and safety of the Town of Marana, an emergency is hereby declared to exist, and this Ordinance shall be in full force and effect from and after its passage, adoption and approval by the Town Council of the Town of Marana. PASSED, ADOPTED AND APPROVED this 5th day of April, 1988. ATTEST: TOWN CLtK t� APPROVED AS TO FORM: IRMPpp- Or �Muwlt�.pr- / MAYOR REVIEWED BY: /�aZo 4 TOWN MANAGER ORDINANCE NO. 92.11 AN ORDINANCE OF THE TOWN OF MAR -ANA, ARIZONA, ESTABLISHING ZONING ON ANNEXED PROPERTY (CONTINENTAL RANCH BUSINESS PARR) WHEREAS, on August 18, 1987, the Marana Town Council adopted Ordinance No. 87.11; on June 7, 1988 Ordinances 88.11 and 88.12 were adopted, all annexing into the Town of Marana certain real property, including that real property more particularly described below, and WHEREAS, pursuant to Arizona Revised Statutes Section 9-471(D), the annexation of the real property described above became effective thirty (30) days later; and WHEREAS, pursuant to Arizona Revised Statutes Section 9-471(L), the Town is required to adopt a zoning classification which permits densities and uses no greater than those permitted by Pima County immediately prior to the annexation of the foregoing property. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Town Council of the Town of Marana, Arizona, that the property described on Exhibit "A" attached hereto be added to the Continental Ranch Specific Plan previously adopted on April 5, 1990 by Ordinance 88.09 and be given an "Industrial" land use designation per the Development Regulations of such Specific Plan. PASSED AND ADOPTED by the Town Council of the Town of Marana, Arizona, this 7th day of July, 1992. MAYOR APPROVED AS TO ORM: TTO Y Exhibit A Continental Ranch Business Park Zoning Industrial Land Use Designation -Continental Ranch Specific Plan Lot 14 and the adjacent abandoned Kaiser Road and Business Park Drive, lots 16 thru 40 and lots 42 thru 57 and the abandoned Kaiser Road and Business Park Drive adjacent to said lot 57, all in Peppertree Ranch Business Park, being a subdivision of a portion of Sections 22, 23, 26, 27 and 35, T 12 S, R 12 E, G.&S. R.B.& M., Pima County Arizona, and That part of the N.E. 1/4 of Section 16, T 12 S, R 12 E, Pima County, Arizona lying S.W. of the westerly right of way line of Interstate 10 and N.E. of the Easterly line of the Santa Cruz River Bank Improvement, and Lot 9, 10 and that portion of lot 11 of Peppertree Ranch Business Park as recorded in Book 33 Maps and Plats Page 97, Pima County Recorders office, Pima County, Arizona lying West of Cortaro Road, as recorded in Docket 8097 at Page 1971, Pima County Re- corders Office, Pima County, Arizona, and Lots 1 through 8 of Peppertree Ranch Business Park as recorded in Book 33 of Maps and Plats at Page 97, Pima County Recorder's Office, Pima County, Arizona, together with a portion of Sections 22 and 27, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona, described as follows: COMMENCING at the Northwest corner of the Southwest One - Quarter (SW 1/4) of the said Section 22: THENCE N 89 35' 30" E, along the North line of the said Southwest One -Quarter (SW 1/4), a distance of 1,045.91 feet to the POINT OF BEGINNING; THENCE N 89 35' 3411 E, along the said North line, a dis- tance of 62.79 feet to the Southwesterly line of the said Pepper - tree Ranch Business Park; THENCE S 34 07' 28" E, along the said Southwesterly line, a distance of 31171.36 feet; THENCE S 41 31' 33" E, along the said Southwesterly line, a distance of 755.81 feet to the North line of that Parcel recorded in Docket 6165 at Page 1453, Pima County Recorder's Office, Pima County, Arizona; THENCE S 80 16' 47" W, along the said North line and its Westerly prolongation. a distance of 795.75 feet to a point on the arc of a non -tangent curve concave to the Southwest, a radial line of said curve through said point having a bearing of N 75 05' 42" E, said point being on the East line channel limits of the Santa Cruz River recorded in Docket 8349 at Page 1419; THENCE Northwesterly along the said East line, along the arc of said curve, to the left, having a radius of 9,435.00 feet and a central angle of 017 43' 09" for an arc distance of 2,917.85 feet to a point of reverse curvature of a tangent curve concave to the Northeast; THENCE Northwesterly along the said East line, along the are of said curve, to the right, having a radius of 9,175.00 feet and a central angle of 004 48' 33" for an arc distance of 770.10 feet to the POINT OF BEGINNING, and That portion of Section 26, Township 12 South, Range 12 East G.& S.R.S.& M., Pima County, Arizona described as follows; COMMENCING at the Northwest corner of the Southwest One - Quarter (SW 1/4) of said Section 26, said point also being on the Southwesterly line of Peppertree Ranch Business Park as recorded in Book 33 of Maps and Plats at Page 97, Pima County Recorder's office; THENCE S 46 04' 51" E, along said Southwesterly line, a distance of 1,045.44 feet to the POINT OF BEGINNING; THENCE S 46 04' 51" E, along said Southwesterly line, a distance of 650.73 feet to a point on the arc of a non -tangent curve, concave to the Southeast, a radial line of said curve through said point having a bearing of N 55 50' 13" W, said point being on the Northwesterly right-of-way line of the rea- ligned Cortaro Road; THENCE Southwesterly, along said right-of-way line, along the arc of said curve, to the left, having a radius of 3,894.72 feet and a central angle of 000 39-1 40" for an arc distance of 44.94 feet to a point of tangency; THENCE S 33 30' 07" W, along said right-of-way line, a distance of 894.02 feet to the East line of that Parcel of land recorded in Docket 6165, Page 1453; THENCE along the West line of said Parcel, the following courses and distances; N 13 17' 17" W, 577.91 feet; N 03 31' 23" E, 670.37 feet; S 46 04' 51" E, 100.00 feet; N 43 55' 09" E, 100.00 feet to the POINT OF BEGINNING. x a U) in , c cn a �o •r -i N QC V N m 0) ri v 19 IE m H 2 E� -Q HQ }-d < 4 Oti O } } a i i w,- wN w to wU U ❑ w ]M Qm oo ,� a Uw U p 4 Z = w ¢ ? a w Li v a a w 19 IE m H 2 E� MARANA ORDINANCE NO. 96.36 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN TO CREATE NEW LAND USE DESIGNATIONS TO THE COMMERCIAL SITE DEVELOPMENT STANDARDS, DESIGNATING PERMISSIBLE USES IN SUCH AND ESTABLISHING PROPERTY DEVELOPMENT STANDARDS, AND REPEALING ALL RESOLUTIONS AND ORDINANCES IN CONFLICT THEREWITH. WHEREAS, the Town Council did, on the 5th day of April, 1988, adopt Marana Town Ordinance No. 88.09 adopting the Continental Ranch Specific Plan; and WHEREAS, Southwest Value Partners IV, L.P. currently owns and is developing an area within the Town of Marana which is subject to the Continental Ranch Specific Plan; and WHEREAS, the owner, through the applicant, The Planning Center, has applied to the Town of Marana to amend the Continental Ranch Specific Plan by creating new land use designations, designating permissible uses in such, and establishing property development standards; and WHEREAS, that document herein referred to as "CONTINENTAL RANCH SPECIFIC PLAN AMENDMENTS" has been made a public record by the adoption of Resolution No. 96-88 on October �°- 1, 1996, by the Mayor and Council of Marana; and WHEREAS, it has been determined that the adoption of that public record herein referred to as "CONTINENTAL RANCH SPECIFIC PLAN AMENDMENTS" is in the best interests of the citizens of the Town of Marana. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona that: Section 1: That certain document entitled "CONTINENTAL RANCH SPECIFIC PLAN AMENDMENTS," three copies of which are on file in the office of the town clerk of the Town of Marana, Arizona, said document having been made a public record by Resolution No. 96-88 of the Town of Marana, Arizona, is hereby referred to and made a part hereof as if fully set out in this ordinance and is hereby adopted subject to the following conditions: a. A development plan, preliminary plat, final plat, and landscaping concept plan shall be submitted to and approved by the Marana Planning Commission and Town Council for each development within the commercial/industrial park, interlinking all to an orderly and consistent design; and b. The owner/developer will be responsible for constructing the Cortaro/Twin Peaks connector road according to the following standards: a twenty four (24) foot paved roadway, two eight (8) foot unpaved shoulders, a twenty five (25) mile per hour design speed, no curbs or gutters. The connector road will bean all-weather roadway unless the Marana, Arizona Ordinance 96.36 Pagel of 3 adjacent I-10 Frontage Road is an all-weather roadway, or another all-weather roadway exists which is acceptable to the Town Engineer; and C. The Loop Road and the Cortaro/Twin Peaks connector road shall be dedicated in phases through the development plan and the platting process; and d. The Cortaro/Twin Peaks connector road right-of-way shall be sixty (60) feet in width; and e. Prior to the issuance of any Certificate of Occupancy for the golf course development, the Cortaro/Twin Peaks connector road shall be constructed, to Town standards, from the Loop Road to the northern most entry point of the golf course development; and f. Prior to the issuance of any Certificate of Occupancy within the residential section of Parcel 62, the Cortaro/Twin Peaks connector road shall be constructed, to Town standards, in its entirety from the Loop Road to the northern most portion of Parcel 62; and g. The Cortaro/Twin Peaks connector road shall be constructed to Town standards, in its entirety, from the northernmost portion of Parcel 62 to the northernmost portion of Parcel 61, upon the first to occur of the following: (1) Twin Peaks Road is constructed north of or through Parcel 61, or (2) any development on Parcel 61 (in which case the roadway will be completed prior to the issuance of any Certificate of Occupancy). h. Owner/developer shall post assurances in a form acceptable to the Town for the construction and completion of the Cortaro/Twin Peaks connector road from the Loop Road through the northernmost portion of Parcel 61. At the time of the development plan or subdivision process, the owner/developer will dedicate the necessary right-of-way through Parcel 65, lying south of Cortaro Road, and said alignment is to connect Business Park Drive with the intersection of Loop Road at Cortaro Road, and the owner/developer shall also construct the required improvements to complete the roadway to Town standards prior to the issuance of any Certificate of Occupancy in Parcel 65; and Any change of proposed use for the area identified as a golf course as depicted on the concept plan will require the approval of the Planning Commission and the Town Council. Section 2. All ordinances and parts of ordinances in conflict with the provisions of this ordinance are hereby repealed, effective as of the effective date of this ordinance. Section 3. Repeal of all ordinances and parts of ordinances in conflict with the provisions set forth herein does not affect rights and duties that have matured or penalties that were incurred and proceedings that were begun before the effective date of that repeal. Marana, Arizona Ordinance 96.36 Page 2 of 3 r Section 4. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions thereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 15th day of October, 1996. Daniel J. Hochuli .4— Town Attorney Marana, Arizona Ordinance 96.36 Page 3 of 3 Mayor ED HONEA MARANA ORDINANCE NO. 97.29 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN, CHANGING THE LAND USE DESIGNATIONS OF PARCELS 56 AND 57 FROM "ZONE HD" (HEAVY DENSITY RESIDENTIAL) TO "ZONE C" (COMMERCIAL). WHEREAS, the Town Council did, on the 5th day of April, 1988, adopt Marana Town Ordinance No. 88.09 adopting the Continental Ranch Specific Plan, and has amended the specific plan from time to time; and WHEREAS, Ranch Holdings LLC currently owns and is developing that area within the Town of Marana which is subject to the Continental Ranch Specific Plan; and WHEREAS, the owner, through the applicant, WLB Group, has applied to the Town of Manana to change the land use designation of Parcels 56 and 57 of the Continental Ranch Specific Plan as more particularly described in Exhibit A, attached hereto, from "Zone HD" (Heavy Density Residential) to "Zone C" (Commercial); and WHEREAS, the Marana Planning Commission held a public hearing on the rezoning request on August 27, 1997, and voted to recommend that the Town Council grant the amendment to the Continental Ranch Specific Plan changing the land use designation of Parcels 56 and 57; and WHEREAS, the Town Council of the Town of Marana held a public hearing on the rezoning request on October 7, 1997, to obtain public input on the amendment to the Continental Ranch Specific Plan changing the land use designation of Parcels 56 and 57, and believes that said change of land use designation is in the best interests of the Town of Marana. NOW, THEREFORE BE IT ORDAINED that the Mayor and Council of the Town of Marana, Arizona as follows: Section 1: The amendment to the Specific Plan for Continental Ranch is hereby adopted, changing the land use designation of Parcels 56 and 57 of the Continental Ranch Specific Plan as more particularly described in Exhibit A, from "Zone HD" (Heavy Density Residential) to "Zone C" (Commercial) subject to the following conditions: 1. The developer shall submit a Development Plan including a Master Site Plan, which will show the development coordination of all the commercial pads for Parcels 56 and 57. This plan shall be required with the first submittal for development on any of the commercial Marana, Arizona Ordinance 97.29 Page 1 of 4 pads on either Parcel 56 or 57. 2. In the event individual pads are to be sold as separate commercial lots, subdivision plat(s) shall be submitted for review and processing by the Town in accordance with the requirements of the Town at the time of submittal thereof. 3. The Developer shall be required to submit a Traffic Impact Analysis MA) prepared by a registered licensed professional engineer with expertise in the field of traffic engineering. A. Provide for recommendation of off-site improvements to accommodate the proposed development. 4. The following improvements shall be constructed on Silverbell Road, south of Cortaro Road, along the full frontage of the Parcel No. 56 abutting Silverbell Road as a minimum: A. A left turn bay, twelve (12) foot wide minimum, with a storage capacity of 125 foot minimum unless requirements of an approved Traffic Impact Analysis dictates otherwise. B. Provide for a painted continuous left turn lane. Appropriate tapers on the south end shall be in accordance with accepted Standards. C. Provide for the continuance of the median island to a point south which will encompass the reverse curve for the left turn bay. The width of the full island shall match the geometrics of the median island north of Cortaro Road. D. Two (2) through lanes, one (1) fourteen (14) foot wide and one (1) twelve (12) foot wide. E. One (1) multipurpose lane, eight (8) foot wide. F. Curb and gutter and a four (4) foot wide sidewalk. G. Additional widening on the west side of Silverbell in order to provide at a minimum a twelve (12) foot southbound lane. H. Pavement tapers northbound shall be a minimum of 20:1. I. Provide for the modification of any and all roadway signage and striping, etc. to comply with the roadway modifications associated therewith. Marana, Arizona Ordinance 97.29 Page 2 of 4 J. Provide for new roadway signage and striping. K. The one (1) left turn bay, the two (2) through lanes and the one (1) multipurpose lane is the minimum required unless an approved Traffic Impact Analysis dictates otherwise. L. Provide for landscaping and irrigation in the newly constructed island. M. Tapers southbound shall be a minimum of 45:1. 5. The following improvements shall be constructed on Cortaro Road, east of Silverbell Road, along the full frontage of Parcel No.'s 56 and 57 abutting Cortaro Road. A. Provide for a painted continuous left turn lane. Appropriate tapers on the east end shall be in accordance with accepted Standards. B. Additional through lanes, multipurpose lanes, additional sidewalks, roadway median with irrigational and landscaping and drainage facilities will be determined at the Development Plan Stage all in accordance with the requirements of the Director of Public Works/Town Engineer the Town of Marana. C. Pavement tapers westbound and eastbound shall be 20:1 and 45:1 respectfully. D. Provide for the installation of safety barricades (west end of bridge) as needed to provide protection to traffic and pedestrian, as the case may be. E. Extension of the existing left turn bay as may be required by the approved TIA. F. Provide the modification of any and all roadway signage and striping, etc. to comply with the roadway modifications associated therewith. G. Provide for new roadway signage and striping. H. Curb and gutter and a four (4) foot wide sidewalk. 6. The Developer shall dedicate an additional twenty-five (25) feet for right-of-way purposes on the east side of Silverbell Road along Parcel No. 56. Marana, Arizona Ordinance 97.29 Page 3 of 4 Section 2: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of the council in conflict with the provisions of this ordinance are hereby repealed, effective as of the effective date of this ordinance. Section 3: If any section, subsection, sentence, clause, phrase or portion of this ordinance or any part of the code adopted herein by this reference is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions thereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 7th day of October, 1997. Mayor ORA MA9 HA ATTEST: ,,, - ,j Town APPROVED AS TO FORM: Daniel J. Hoc uli Town Attorney Marana, Arizona Ordinance 97.29 Page 4 of 4 MARANA ORDINANCE NO. 98.25 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN BY CHANGING THE LAND USE PLAN, ALLOWABLE USES, HEIGHT LIMITATIONS, AND CIRCULATION PLAN FOR PORTIONS FOR SECTIONS 22, 26, 27, 34, 35, AND 36, TOWNSHIP 12 SOUTH, RANGE 12 EAST. WHEREAS, the Town Council did, on the 5th day of April, 1988, adopt Marana Town Ordinance No. 88.09, which adopted the Continental Ranch Specific Plan, and has amended the Continental Ranch Specific Plan from time to time; and WHEREAS, Southwest Value Partners currently owns land within the Continental Ranch Specific Plan and is developing those areas within the Town of Marana, which is subject to the Continental Ranch Specific Plan; and WHEREAS, the applicant, Southwest Value Partners, has applied to the Town of Marana to change the Land Use Plan allowable uses, height limitations, and the circulation plan for portions for Sections 22, 26, 27, 34, 35, and 36, Township 12 South, Range 12 East of the Continental Ranch Specific Plan; and WHEREAS, the area impacted is generally located on the east side of the Santa Cruz River and I-10, which affects the Continental Ranch Business Park, Peppertree Ranch Business Park, Parcels 53 and 62 through 68, and the southwest corner of Cortaro Road and Silverbell Road, Parcel 55; and WHEREAS, the Marana Planning Commission held a public hearing on the rezoning request on August 27, 1997, and voted to recommend that the Town Council grant the amendments with modifications to the Continental Ranch Specific Plan changing the Land Use Plan allowable uses, height limitations, and circulation plan for portions for Sections 22, 26, 27, 34, 35, and 36, Township 12 South, Range 12 East; and WHEREAS, the Town Council of the Town of Marana held a public hearing on the requests on November 3, 1998, to obtain input from the applicant, town staff, and the public on the amendments to the Continental Ranch Specific Plan and believes that the adoption of the amendments to the Continental Ranch Specific Plan is in the best interests of the Town of Marana. NOW, THEREFORE BE IT ORDAINED that the Mayor and Council of the Town of Marana, Arizona as follows: Section 1: The amendments to the Specific Plan for Continental Ranch are hereby adopted as follows: Marana, Arizona Ordinance 98.25 Page 1 of 4 Create anew Commercial Parcel 55a on three (3) acres within a portion of Parcel 55 near the southeast corner of Cortaro Road and Silverbell Road and amending page IV -6, Table 2; the Land Use Plan (Exhibit IV -4); and the Land Use Phasing Plan (Exhibit IV -3) to reflect Parcel 55a. a. Parcel 55 permits the construction of apartments and such construction shall not exceed 30 feet or two (2) stories. 2. Amend the Land Use Plan and assorted tables and modify page IV -6, Table 2 of the Plan, the Land Use Plan (Exhibit IV -4); and the Land Use Phasing Plan (Exhibit VII -3) to: a. Rezone Parcel 55 from MD (Medium Density residential, 6-10 RAC) to HD (High Density, 10-25 RAC); and b. Rezone Parcel 55a from MD (Medium Density residential, 6-10 RAC) to C (Commercial). 3. Delete the requirements to extend Continental Links Drive beyond the entry to the Golf Course parking lot amending Page VII -9 of the Plan, subject to the following conditions: a. The existing Continental Links Drive right-of-way shall remain dedicated to the Town; and b. Within the existing right-of-way, the Developer shall construct a multi-purpose golf cart/bicycle/pedestrian path from the Golf Course parking lot to the boundary of Continental Ranch Parcel 62 improved with a minimum 10 -foot wide asphalt paving and landscaping; and C. The path shall be constructed concurrently with the proposed RV Park, which shall be constructed in Parcel 62; and d. The design of the path and landscaping shall be agreeable to the Town and shall be submitted for Town review and approval as part of the Development Plan for the RV Park in Parcel 62; and e. The Developer shall submit agreements and approvals for the installation and maintenance of the path to the Town for review and approval prior to Town approval of the Development Plan for the RV Park. 4. Amend the allowable uses under the Freeway Commercial (C*) Land Use designation to include health care facilities to accommodate uses such as congregate care housing, hospitals, clinics, etc. and modifying the site development standards for the Freeway Commercial district at page V-8 of the Plan. �.. 5. Amend the building height limitations under Freeway Commercial (C*) to allow four stories (48 feet maximum) for residential uses and to allow one (1) seven -story building (84 feet maximum) on Block 3 of The Links at Continental Ranch (Book 50, Page 34), modifying page V-8 of the Land Use Plan (Exhibit IV -4). Mama, Arizona Ordinance 98.25 Page 2 of 4 6. Amend the Residential Recreation (RR) land use classification to allow Recreational Vehicle Park as a permitted use and adding RV Park Development Standards to page V-10, and to the Design Guidelines on page VI -13 through VI -13b. Under Commercial and Industrial Guidelines, page VI -10 of the Plan, change the maximum height of perimeter walls to eight (8) feet above finished grade and allow the use of wrought iron fencing with masonry or stucco pilasters. 8. Create a new fifteen (15) acre Parcel 68a and modify Industrial Development Standards to allow manufactured home sales as a permitted use on sites of at least five (5) acres, which modifies page V-8 of the Land Use Plan (Exhibit IV -4). Section 2: The provisions of this ordinance, and the Specific Plan Amendment granted hereby, are contingent upon the following conditions: 1. The developer shall submit a complete revised specific plan titled "Amended Continental Ranch Specific Plan" within sixty (60) days of the adoption of this ordinance, said document to be the original Continental Ranch Specific Plan with only those amendments set forth in this ordinance and other minor typographical corrections. 2. The Amended Specific Plan must contain a certification by the responsible planner that no revisions have been made to the specific plan other than those set forth in this ordinance and other minor typographical corrections. 3. The Town Manager must accept the Amended Specific Plan in writing within thirty (30) days of submission. 4. The Amended Specific Plan shall be recorded by the Town, at the full expense of the applicant. Section 3: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of the council in conflict with the provisions of this ordinance are hereby repealed, effective as of the effective date of this ordinance. Section 4: If any section, subsection, sentence, clause, phrase or portion ofthis ordinance or any part of the code adopted herein by this reference is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions thereof. Marana, Arizona Ordinance 98.25 Page 3 of 4 PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 3rd day of November, 1998. Town Attorney Marna, Arizona Ordinance 98.25 Page 4 of 4 Mayor ORA MAq HARN F. ANN RODRIGUEZ, RECORDER DOCKET: 11149 . P RECORDED BY: JEC P Cd PAGE: NO. OF PAGES: 1180 3 DEPUTY RECORDER 1952 ROOA W y SEQUENCE: 19991950425 SMARA 10/08/1999 TOWN OF MlU ANA ��IZO�� ORDIN 16:17 ATTN: TOWN CLERK 13251 N LON ADAMS RD MAIL MARANA AZ 85653 AMOUNT PAID $ 8.00 NTARANA ORDINANCE NO. 99.25 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN BY CHANGING THE LAND USE PLAN, COMMERCIAL DEVELOPMENT REGULATIONS, PERMITTED USES, AND ADDING 21.95 ACRES TO THE SPECIFIC PLAN AREA, WHICH WILL AFFECT PORTIONS OF SECTIONS 16, 22, 26, 27, 33, AND 36, TOWNSHIP 12 SOUTH, RANGE 12 EAST. WHEREAS, the Town Council did, on the 5th day of April, 1988, adopt Marana Town Ordinance No. 88.09, which adopted the Continental Ranch Specific Plan, and has amended the Continental Ranch Specific Plan from time to time; and WHEREAS, Southwest Value Partners and Affiliates owns real property within the Continental Ranch Specific Plan area and is developing that property within the Town of Marana, which is subject to the Continental Ranch Specific Plan; and WHEREAS, Southwest Value Partners and Affiliates has applied to the Town of Marana to amend the Continental Ranch Specific Plan by changing the land use plan, commercial development regulations, permitted uses, and adding 21.95 acres to the Specific Plan area, which will affect portions of Sections 16, 22, 26, 27, 33, and 36, Township 12 south, Range 12 east; and WHEREAS, the Marana Planning Commission held a public hearing on this request to amend the Specific Plan on August 25, 1999, and its members voted unanimously to recommend that the Town Council grant the proposed amendments; and WHEREAS, the Town Council of the Town of Marana held a public hearing on this request to amend the Specific Plan on October 5, 1999, to obtain input from the Applicant, town staff, and the public on the proposed amendments to the Continental Ranch Specific Plan, and finds that the adoption of the proposed amendments to the Continental Ranch Specific Plan is in the best interests of the residents of the Town of Marana. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: M . Section 1: The amendments to the Specific Plan for Continental Ranch are hereby adopted as follows: 1. A 21.95 acre parcel to be known as Parcel 72, located east of Silverbell Road, south of Cortaro Road, southeast of the Walgreens store, and more particularly described on Exhibit A, attached hereto and incorporated herein by this reference, is added to the Specific Plan Ntarana, Arizona Ordinance 99.23 Page 1 of 3 area as depicted on Exhibit B, attached hereto and incorporated herein by this reference. The present zoning of this Parcel 72 is changed from "A" small lot zone, to Specific Plan "C" commercial. 2. Amend the Land Use Plan to change the designation of lots 56 and 57 of the Pepper -tree Ranch Business Park from "I" industrial to "C*" freeway commercial. A. "HD" high density residential shall not be a permitted use on these lots 56 and 57, only. 3. Expand the permitted uses within the "I"industrial designation to include office, health and fitness club, and limited commercial retail use. A. The commercial retail use is only permitted so long as it is ancillary to established, permitted uses in the Business Park and is limited to forty-five percent (45%) of the total floor area. 4. Amend the Land Use Plan to change the designation of parcels 61 and 70 from "I" industrial to "RR" residential recreational. 5. Amend the Land Use Plan to change the designation of parcel 60 from "C" commercial to "I" industrial. Section 2: The provisions of this Ordinance, and the Specific Plan amendments granted hereunder, are contingent upon the following: The Applicant shall submit a complete revised Specific Plan within sixty (60) days of the adoption of this Ordinance with only those amendments set forth in this Ordinance and other minor typographical corrections. 2. The amended Specific Plan must contain a certification by the responsible planner that no revisions have been made other than those set forth in this Ordinance and other minor typographical corrections. 3. The Town Manager must accept the certified amended Specific Plan in writing within thirty (30) days of its submission. Marana, Arizona Ordinance 99.25 Page'2 of 3 4. The Amended Specific Plan shall be recorded by the Town, at the full expense of the Applicant. Section 3: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of the Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 4: If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 5' day of October, 1999. ATTEST: Mayor BOBBY SUTTON, JR. ocelyn . Entz Town Clerk APPROVED AS TO FORM: Daniel J. Hochuli, Town Attorney and not personally Nlarana, Arizona Ordinance 99.35 Pa --e 3 of 3 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN BY CHANGING THE LAND USE DESIGNATION ON THE SOUTHERN 14.8 ACRES OF PARCEL 24 AND ALL OF THE 18.6 ACRES OF PARCEL 29 FROM COMMERCIAL (C) TO MEDIUM DENSITY RESIDENTIAL (MDR), WHICH WILL AFFECT PORTIONS OF SECTION 21, TOWNSHIP 12 SOUTH, RANGE 12 EAST. WHEREAS, the Town Council did, on the 51 day of April, 1988, adopt Marana Town Ordinance No. 88.09, which adopted the Continental Ranch Specific Plan, and has amended the Continental Ranch Specific Plan from time to time; and WHEREAS, Pulte Home Corporation owns real property within the Continental Ranch Specific Plan area and is developing that property within the Town of Marana, which is subject to the Continental Ranch Specific Plan; and WHEREAS, Pulte Home Corporation has applied to the Town of Marana to amend the Continental Ranch Specific Plan by changing the land use designations: on the southern 14.8 acres of parcel 24, thereby creating a new parcel to be identified as "parcel 24A"; and on all of the 18.6 acres of parcel 29, from Commercial (C) to Medium Density Residential (MDR), which will affect portions of section 21, township 12 south, range 12 east; and WHEREAS, the Marana Planning Commission held a public hearing on this request to amend the Specific Plan on November 17,1999, and its members voted to recommend that the Town Council grant the proposed amendments with a condition; and WHEREAS, the Town Council of the Town of Marana held a public hearing on this request to amend the Specific Plan on January 18, 2000, to obtain input from the Applicant, town staff, and the public on the proposed amendments to the Continental Ranch Specific Plan, and finds that the adoption of the proposed amendments to the Continental Ranch Specific Plan is in the best interests of the residents of the Town of Marana. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1: The amendments to the Specific Plan for Continental Ranch are hereby adopted as follows: 1. The land use designation on the southern 14.8 acres of parcel 24 is hereby changed from Commercial (C) to Medium Density Residential (MDR), and the new parcel created thereby Mama, Arizona Ordinance 2000.01 Page 1 of 2 F. ANN RODRIGUEZ, RECORDER DOCKET: 11218 _ RECORDED BY: RBP OV PAGE: 1104 DEPUTY RECORDER NO. OF PAGES: 3 3591 RODE SEQUENCE: 20000140304 SMARA TOWN OF M1UWA Q8r od0 ORDIN 01/21/2000 14:53 ATTN: TOWN CLERK 13251 N LON ADAMS RD MAIL MARANA AZ 85653 AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2000.01 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN BY CHANGING THE LAND USE DESIGNATION ON THE SOUTHERN 14.8 ACRES OF PARCEL 24 AND ALL OF THE 18.6 ACRES OF PARCEL 29 FROM COMMERCIAL (C) TO MEDIUM DENSITY RESIDENTIAL (MDR), WHICH WILL AFFECT PORTIONS OF SECTION 21, TOWNSHIP 12 SOUTH, RANGE 12 EAST. WHEREAS, the Town Council did, on the 51 day of April, 1988, adopt Marana Town Ordinance No. 88.09, which adopted the Continental Ranch Specific Plan, and has amended the Continental Ranch Specific Plan from time to time; and WHEREAS, Pulte Home Corporation owns real property within the Continental Ranch Specific Plan area and is developing that property within the Town of Marana, which is subject to the Continental Ranch Specific Plan; and WHEREAS, Pulte Home Corporation has applied to the Town of Marana to amend the Continental Ranch Specific Plan by changing the land use designations: on the southern 14.8 acres of parcel 24, thereby creating a new parcel to be identified as "parcel 24A"; and on all of the 18.6 acres of parcel 29, from Commercial (C) to Medium Density Residential (MDR), which will affect portions of section 21, township 12 south, range 12 east; and WHEREAS, the Marana Planning Commission held a public hearing on this request to amend the Specific Plan on November 17,1999, and its members voted to recommend that the Town Council grant the proposed amendments with a condition; and WHEREAS, the Town Council of the Town of Marana held a public hearing on this request to amend the Specific Plan on January 18, 2000, to obtain input from the Applicant, town staff, and the public on the proposed amendments to the Continental Ranch Specific Plan, and finds that the adoption of the proposed amendments to the Continental Ranch Specific Plan is in the best interests of the residents of the Town of Marana. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1: The amendments to the Specific Plan for Continental Ranch are hereby adopted as follows: 1. The land use designation on the southern 14.8 acres of parcel 24 is hereby changed from Commercial (C) to Medium Density Residential (MDR), and the new parcel created thereby Mama, Arizona Ordinance 2000.01 Page 1 of 2 is to be identified as"parcel 24A", and is more particularly described on Exhibit A, attached hereto and incorporated herein by this reference. 2. The land use designation on all of parcel 29 is hereby changed from Commercial (C) to Medium Density Residential (MDR). Section 2: The provisions of this Ordinance, and the Specific Plan amendments granted hereunder, are contingent upon the following: 1. Minimum lot sizes on Parcels 24 A and 29 shall be 6,000 square feet. Section 3: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of the Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 4: If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council ofthe Town ofMarana, Arizona, this 181 day of January, 2000. ATTEST: (-7 Mayor f0lbf SUTTON, JR. e, I Town APP EDAAS TO FORM: R.� yV An�� D i 1 J. Hoch4,1i, To Attorney aW not personally Marana. Arizona Ordinance 2000.01 Page 2 of 2 A ,w'�=_f PROPOSED � LAND USE PLAN LEGEND MEDIUM DENSITY 5-a RAG PROPOSED I TMID MEDIUM HIGH DEN5ITY b-10 RAG AMENDMENT H16H DL•N51TY to 10-25 RAG 41 4S5\ MA �a-IA ` l.=_J GOMMERGIAL 45 \ j—' 1 COMMERCIAL MD JNCXJ5TRIAL 40 4a' rR� `MD \ 60 l� REGREATIONAL/RESPENTIAL 1 /41 1 'f-�' RECREATION FACILITY MND 51 1 \ l l SCHOOL 94 MHD ROADVIAY5 M i yl HD pp.ip \ \ 61 F/7 I DRAMA6EWAY5 26 PARCEL W"VERS 52 Zti'6��� C. O R2 HD C �('� H6 MHO •• \s , \ � �, 'RECREATION AREA MHD f MHO \ '�~\ ` 2A MULTI -STORY AREA A MHD lb n lb: IT \ \ \ RJ>z IN+ 62 SCC ,� IS MD •MD. `� I'\ «v�..Ya`\ GG MD 41 PROP05ED AMENDMENT 64 q2 G MD \� � •G q 50.1 S 4 •G -- .� MTD 66 1 .. 5 ; 6T 11 C 51 ® PROPOSED REVISIONS , 31D MD02 ZS C. \ � \ PROPOSED AMENDMENT" SUMMARY TABLE 49 55A ` \ I. CHANGE PARCEL 29 FROM G TO MDR \ i 2. CHANGE THE 5OUTH HALF OF PARCEL 24 FROM C TO MDR CONTINENTAL (RANCH SPECIFIC PLAN r,7 MO fIOV[YIUI 17, toot U JOY M/I86071—O-05I PVUTUTW A F. ANN RODRIGUEZ, RECORDER RECORDED By: A_PC DEPUTY RECORDER 7864 ROOC WPM TOWN OF MApHIq ATTN: TOWN cram 13251 N LON ADAMS RD MARANA AZ 85653 DOCKET: 11742 PAGE: 2744 NO. OF PAGES: 7 SEQUENCE: 20020360697 02/22/2002 ORDIN 15:50 MAIL AMOUNT PAID $ 9.00 MARANA ORDINANCE NO. 2002.01 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, ADOPTING AMENDMENTS TO THE CONTINENTAL RANCH SPECIFIC PLAN, ADDING APPROXIMATELY 100 ACRES TO THE SPECIFIC PLAN AREA, ESTABLISHING A NEW ZONE "AEP" (AGGREGATE EXTRACTION AND PROCESSING) AND ALLOWING THE DEVELOPMENT OF A NEW AGGREGATE EXTRACTION AND PROCESSING OPERATION, CONVERSION OF AN EXISTING SAND AND GRAVEL FACILITY, INCLUDING RESIDENTIAL, RESORT, AND EXPANDED FREEWAY COMMERCIAL DEVELOPMENT, ON A SITE GENERALLY LOCATED NORTH OF CORTARO ROAD, WEST OF THE 1-10 FRONTAGE ROAD, AND EAST OF THE SANTA CRUZ RIVER; LYING IN PORTIONS OF SECTIONS 27 AND 22, TOWNSHIP 12 SOUTH, RANGE 12 EAST. WHEREAS, the Town of Manana Mayor and Council adopted the Continental Ranch Specific Plan on April 5, 1988 (Ordinance No. 88.09), and has amended it from time to time; and WHEREAS, the applicant, Marana Golf, Inc., and affiliates (hereinafter referred to as Marana Golf, Inc.) owns land within and adjacent to the Continental Ranch Specific Plan area and has applied to amend the Specific Plan; and WHEREAS, the applicant, Marana Golf, Inc., seeks to locate a new aggregate extraction and processing facility within considerable proximity to existing and future residences, existing viewsheds, and existing and future recreational areas; and WHEREAS, the applicant, Marana Golf, Inc., seeks to reclaim an existing sand and gravel operation and include this land within the Continental Ranch Specific Plan area for recreational, residential, and commercial development; and WHEREAS, the Town of Marana Planning and Zoning Commission held a public hearing on the Specific Plan amendment request on December 19, 2001, and voted unanimouslyto recommend that the Town Council grant the amendment with conditions; and WHEREAS, the Town Council of the Town of Marana held a public hearing on this request to amend the specific plan on February 5, 2002, to obtain input from the applicant, Town staff, and members of the public on the proposed amendments to the Continental Ranch Specific Plan, and finds that the adoption of the proposed amendments to the Continental Ranch Specific Plan is in the best interests of the residents of the Town of Marana, NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Manana Ordiaame No. MM.01 --Page 1 of 7-- f 4 2 2 7 4 4 Arizona, as follows: Section 1: The amendments to the Continental Ranch Specific Plan are hereby adopted as follows: I . The addition of I23.61 acres currently being used for aggregate extraction and processing. 2. Reclamation and redevelopment as golf course on 90,73 acres of the added area (R/R)- 3. Development of the remaining 32.88 added acres as Medium High Density Residential (MM). 4. Creation of a new zoning designation (AEP — Aggregate Extraction and Processing) on approximately 100 acres along the I-10 frontage road. 5. Creation of additional development regulations, design guidelines, buffers, reclamation policies for the new AEP designation. 6. Conversion of approximately 20 acres of the existing Links at Continental Ranch Golf Course to Freeway Commercial (*C). T Conversion of approximately 19.3 acres of the existing Links at Continental Ranch Golf Course (retaining an RIR designation) to Resort uses. 8. Adjustment of actual parcel acreages per surveys. 9. A Phasing Plan to accomplish an orderly transition of uses. Section l The provisions of this Ordinance, and the Specific Pian amendments granted hereunder, are contingent upon the following: 1. This Specific Plan Amendment, and Rezoning„ shall terminate after three (3) years from the date of Town Council approval if the owner fails to gain approval of a mining plan prior to the 3 -year sunset date, and the property shall revert to the original zoning without further action by the Town Council. If the operation is in non-compliance with any of the prescribed conditions of zoning or mitigation measures for more than six (6) months, the zoning shall revert upon a finding by the Town Council that non-compliance exists. 2. The owner shall provide, to the Development Services Administrator's satisfaction, the necessary roadway dedications and improvements and channel and drainage improvernent measures, as deemed necessary by the Town's Development Services Administrator and Town Engineer to support the proposed development of the site or the Town's Master Transportation Plan. Maraca Ordinance No. 2002.01 --Page 2 of 7-- 11 I 9 4 7 5 3. An assurance agreement shall be entered into -by the owner prior to commencement of aggregate extraction and processing within Parcel 62B, establishing a financial instrument of assurance to guarantee mitigation and reclamation of the mineral extraction operation. Said assurance shall be evaluated annually and adjusted depending on the cumulative level of disturbance. It is understood that the Town is in the process of developing and adopting a Surface Mining and Reclamation ordinance substantially in the form of the attached draft dated January 29, 2002. The agreement required herein shall be substantially in the form required by the draft ordinance and this condition shall be amended and superceded by the Surface Mining and Reclamation Ordinance upon the Town's adoption of the Surface Mining and Reclamation Ordinance. 4. The maintenance of facilities shall be performed in a clean and safe manner including but not limited to the proper removal of derelict facilities, equipment, and/or storage devices. 5. Theowner shall annually submit a report to the Development Services Administrator detailing the current and proposed location of processing and extraction, changes in buffering or operational systems and/or schedules and any other factors which have or may cause material changes in the impacts associated with the surface mining activity. The report shall include a section on the potential for infiltration of flood flows and groundwater. The report shall also include a topographical survey in a form acceptable to the Development Services Administrator or equivalent town authority. 6. A lighting plan, in compliance with the Town's adopted Lighting Code, shall be submitted prior to excavation, not including removal of overburden, providing a location and schedule of lighting facilities and shall be updated annually. All permanent lighting measures at the new site shaII not exceed the height of the proposed screening berm. Additionally, the program will mitigate trespass of light to surrounding areas and provide for the modernizing of lighting equipment in conjunction with the required annual lighting reviews. Directional (non flood) i lighting required for operational and safety purposes is allowed on silos and above 1 4 the prior stated height limits provided such lighting is used only as required, is minimized and is fully screened from adjacent properties and or rights-of-way. 2 However, any such lighting remains subject to all light trespass restrictions. This is not intended to limit lighting necessary for equipment maintenance, provided the 2 lighting is used only during active maintenance activities and does not trespass into 7 surrounding areas. 4 Marana Ordinance No. 2002.01 --Page 3 of 7-- 7. The reclaiming of any pit for the purposes of sanitary refill shall be prohibited. 8. Site preparation as it relates to all water and drainage issues, such as effluent and potable service, shall be subject to and cooperative with the Marana Water Department and CMID. 9. All graded areas in plain sight of adjacent properties such as, but not limited to; setbacks, buffers, and/or appropriate drainage ways that have not been included in the re -vegetation schedule for screening shall be hydro -seeded or treated with a soil - stabilizing agent. Furthermore, areas adjacent to ADOT right-of-way, primarily the northern extent, shall be landscaped with trees that grow to a minimum height of twenty-five (25) feet, and shall be twenty-four (24) inch box trees located in the berm, and shall be planted a minimum of twenty (20) feet on center or as approved by the Planning Director. All buffer areas outside of mining shall be hydro -seeded and provided with one tree and three shrubs per thousand (1000) sq.ft. of area, of which,a minimum thirty (30) percent shall be twenty-four (24) inch box trees. Additionally, all berining areas shall be landscaped per the Town of Marana bufferyard standards and the location of landscaping shall be determined through an approved landscape pian. All landscaped areas shall be continuously maintained per section 17-3-10 of the Land Development Code. 10. The aggregate extraction operation shall comply with the most current and reasonably applicable environmental and safety standards, as identified in Federal, State, and Local laws, and shall be required to be updated on an annual basis. 11. The sand and gravel operation shall insure that all trucks are properly loaded and that tires and wheels have been sprayed or washed for dust abatement. The operation shall support the adoption of a Town -wide Tarping Ordinance, in a form substantially similar to that attached draft dated January 29, 2002, and shall comply with said ordinance as and when it is adopted and in full force and effect. The sand and gravel operation shall make best efforts in the period prior to adoption of that ordinance to secure loads departing the facility. f 12. All required ADOT permits shall be acquired prior to the commencement of aggregate extraction (not including overburden removal) or processing within Parcel 4 d2B. 2 13. The access road and route for Ioaded trucks exiting the site shall be designed and 2 paved, as accepted by the Development Services Administrator. 7 4 14. All structures, modulars, and stockpiles within one hundred and fifty (150) feet of the centerline of the berm shall not exceed the height of the proposed screening berm. Beyond which no structure shall exceed thirty (30) feet above the existing pre- Maram Ordinance No. 2002.41 —Page 4 of 7-- development grade. A maximum of five (5) permanent silos, having heights not exceeding fifty-five (55) feet above the existing pre -development grade will also be permitted, provided they are setback a minimum of three hundred (300) feet from any property line. Up to five (5) additional temporary silos will be permitted as long as the duration of their use does not exceed twelve (12) months. This provision does not restrict the building of a site office at grade which will conform to the specific plan provisions. 15. All proposed buffering and landscaping techniques, including densities, their implementation means, consideration of security and safety, and the monitoring thereof, shall be delineated in a "Landscape Plan" subject to the review and approval by the Town of Marana. 16. On site sand and gravel processing, including crushing and washing, shall process only those materials extracted from the on site pit, except for those materials incidental to the production of ready mix concrete and asphalt which are not available from the on site pit. IT The Aggregate Extraction and Processing (AEP) zoning designation shall be revised to stipulate the following provisions: 1) Permitted Uses shall be limited solely to `Aggregate Extraction' 2) All accessory uses shall be contingent on the extraction of aggregate, so that sand and gravel processing, ready -mix concrete, asphalt processing, and the storage of materials or stockpiling shall only be permitted as an accessory use so long as the operation of extracting aggregate is not discontinued 3) If for any reason extraction of aggregate at the new site ceases operation for six (6) consecutive months the zoning shall revert upon a finding by the Town Council that non-compliance exists. This condition shall be amended and superceded by the Surface Mining and Reclamation Ordinance upon the Town's adoption of the Surface Mining and Reclamation Ordinance. 4) After the cessation of aggregate extraction, up to 10 acres may remain for batching subject to a revised Development Plan. f 18. The submitted drainage statement shall be approved by the Town Engineer before any activity related to site preparation or mining operation commences. 4 2 19. The design and construction of all required multi -use trails shall be approved by the 2 Town prior to installation. Connectivity of multi use trails, and the phasing thereof, 7 shall be conducted in conjunction with an approved phasing plan. 4 20. A block plat and initial Development Plan shall be submitted for approval prior to any aggregate extraction. The block plat and initial Development Plan shall be Marana Ordinance No. 2002.01 --Page 5 of 7-- considered by the Planning and Zoning Commission and Town Council. The Development Plan shall detail various drainage, preparation, scheduling of activities and their locations, lighting plan, phasing plan, operation plan, major equipment locations, view shed impact and preservation, and any other element or concern deemed appropriate by the Town. 21. Within 12 months of approval of this Specific Plan amendment, aggregate extraction operation shall cease at the location of the existing sand and gravel site. 22. These conditions bind any and all successors and assigns. 23. Any Variance of operational items included within the AEP designation shall follow the Town Development Code and shall not be permitted to utilize provision VI.F. of the Continental Ranch Specific Plan. 24. Prior to the commencement of aggregate extraction and processing within Parcel 62B, a Development Agreement shall be entered into between the Owner and the Town for the purpose of establishing a mutually acceptable business license renewal fee of $10,000, or such as established by town -wide ordinance, for the purposes of enforcement and monitoring of on-site activity support. 25. Prior to the commencement of aggregate extraction and processing within the amendment area, a Development Agreement shall be entered into between the Owner and the Town for the purpose of establishing a mutually acceptable recurring revenue source to be generated from owner's operations and payable to the Town at a rate of 5 cents per ton of material extracted and sold, and for the project's parks, trails, and recreation improvement requirements. 26. Within Parcel 74 there shall be a 6,000 square foot minimum single family residential lot size and an average lot size of not less than 7,000 square feet for the entire parcel. 27. The applicant shall submit a complete revised Specific Plan within sixty (60) days of the adoption of this Ordinance with only those amendments set forth in this Ordinance and other typographical corrections. 28. The amended Specific Plan shall contain a certification by the responsible planner that no revisions have been made other than those set forth in this Ordinance and other minor typographical corrections. 29. The Town Manager will accept the certified amended Specific Plan in writing within thirty (30) days of its submission. Marina ordinance No. 2002.01 --Page 6 of 7-- 4 2 2 7 9 Section 3: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of the Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 4: If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED bythe Mayor and Council of the Town ofMarana, Arizona, this 5'h day of February, 2002. ATTEST: celyn C. tz Town Clerk APPROVED AS TO FORM: Daniel J. Hoc hu 1 As Town Attorney and not personally ALL EXHIBITS ARE ON FILE WITH THE TOWN CLERK Mu ord m= No. MM.01 —Page 7 of 7-- 1 i 7 4 2 2 2 S 0 p. ANN RODRIUUZ4 .� RECORDED BY: MMD Hyl DEPUTY RECORDER 2403 PE2 SMARA / TOWN OF MARANA X81 01yb ATTN: TOWN CLERK 13251 N LON ADAMS RD MARANA AZ 85653 PAGE: 4402 NO. OF PAGES: 3 SEQUENCE: 20020711084 04/12/2002 ORDIN 16:43 MAIL AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2002.11 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN BY CHANGING THE LAND USE DESIGNATION ON CL��FC��RCIAL MEDIUM DENSITY RESIDENTIAL (1VID) ,�HWII AFFECT OF SECTION 21, TOWNSHIP 12 SOUTH, RANGE 12 EAST. WHEREAS, the Town Council did, on the 5' day of April, 1988, adopt Marana. Town Ordinance No. 88.09, which adopted the Continental Ranch Specific Plan, and has amended the Continental Ranch Specific Plan from time to time; and WHEREAS, Pulte Home, Inc., owns real property within the Continental Ranch Specific Plan Area and is developing that property within the Town of Marana, which is subject to the Continental Ranch Specific Plan; and WHEREAS, Pulte Home, Inc., has applied to the Town of Marana to amend the Continental Ranch Specific Plan by changing the land use designation of the 8.1 acre Parcel 24, from Commercial (C) to Medium Density Residential (MD), which will affect a portion of Section 21, Township 12 South, Range 12 East and more particularly described in Exhibit A, attached hereto and incorporated herein by this reference (Exhibit "A"); and WHEREAS, the Marana Planning and Zoning Commission heard from the representative(s) of the owner, sta$ and members of the public at the regular Planning and Zoning Commission meeting held February 27, 2002, and unanimously voted to recommend approval of the Continental Ranch Parcel 24 Specific Plan Amendment to the Town Council; and WHEREAS, the Town Council of the Town of Marana held a public hearing on this request to amend the Continental Ranch SpecificPlan endmen t , 2002, the Continental Ranch Specific Plan, and obtain input from the applicant, town staff, and the public on the propos find that this amendment is in the best interests of the residents of the Town of Marana. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town ofMarana, Arizona, as follows: Section 1: The amendment to the Specific Plan for Continental Ranch is hereby adopted as follows: • The land use designation on the 8.1 acre Parcel 24 is hereby changed from Commercial (C) to Medium Density Residential (MD). 4 4 O =t W Section 2: All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of the Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 3 -If any section, subsection, sentence, clause, phrase or portion ofthis Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council ofthe Town ofMarana, Arizona, this 2nd day of April, 2002. ATTEST: AB LITTON, 7R. -Jocelyn . Entz ' Town Clerk APPROVED AS TO FO Daniel I Hoch As Town Attorney and not personally tizgJ111 % SEAL Acs 4 4 0 L 3 Exhibit A Parcel 24 North All that Portion of the West Half of Section 21, Township 12 South, Range 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: COMMENCING at the Southwest comer of said Section 21; THENCE North 00 degrees 35 minutes 06 seconds West along the West line of the Southwest Quarter of said Section 21, a distance of 1,962.00 feet; THENCE South 89 degrees 11 minutes 10 seconds East, a distance of 338.51 feet; THENCE North 01 degrees 02 minutes 53 seconds West, a distance of 772.',6 feet to the POINT OF BEGINNING; THENCE continue North 01 degrees 02 minutes 53 seconds West, a distance of 470.17 feet; THENCEE South 32 degrees 30 minutes 20 seconds East, 880.91 feet to a point of curvature of a tangent curve concave to the Southwest; THENCE Southeasterly along the arc of said curve, to the right, having a radius of 25.00 feet and a central angle of 90 degrees 00 minutes 00 seconds, for an arc distance of 39.27 feet to a point of tangency; "HENCS South 07 degrees 29 minutes 40 seconds West, a distance of 220.12 feet to a point of curvature of a tangent curve to the East; THENCE Southerly along the arc of said carve, to the left, having a radius of 1,045.00 feet and a central angle of 06 degrees 08 minutes 25 seconds, for an arc distance of 93.75 feet to a non Tangent line; THENCE South 38 degrees 57 minutes 07 seconds West, a distance of $49.70 feet to the POINT OF BEGINNING. EXCEPTING THERE=ROM that parcel conveyed to Cortaro-MMarana Irrigation District in Docket 11383 at page 711 and described as follows: COMMENCING at the Northeast corner of PARCEL 23 CONTINENTAL RANCH, a subdivision of record in the Office of the Pima County Recorcer in Hook 49 of Maps and Plats at page 3; Thenca South 01 degrees 02 minutes 53 seconds East, along the East line of said subdivision, a distance of 3$0.17 feet; i Thence North 38 degrees 57 minutes 07 seconds East. a distance of 150.00 feet; "; ?j r Thence South 01 degree 02 minutes 53 seconds East, a distance of 150.00 feet; Thence South a8 degrees 57 minutes 07 seconds 'Nest. a distance of i50.00 feet: A Thence North 01 degrees 02 minutes 53 seconds West. a distance of i50.00 feet to the Point of Beginning. 4 'Aro 127) F. ANN RODRIGUEZ, RECORDER Recorded By: ESK SMARA TOWN OF MARANA PICKUP DEPUTY RECORDER 4924 SEQUENCE: NO. PAGES: ORDIN PICK UP AMOUNT PAID: MARANA ORDINANCE NO. 2014.001 20140520035 02/21/2014 9:06 $7.00 RELATING TO DEVELOPMENT; ADOPTING AN AMENDMENT TO THE CONTINENTAL RANCH SPECIFIC PLAN TO ADD CONGREGATE CARE HOUSING AS A PERMITTED USE WITHIN THE COMMERCIAL LAND USE DESIGNATION ON LAND IDENTIFIED WITHIN THE SPECIFIC PLAN AS PARCELS 56,57 AND 72 ONLY WHEREAS, the Continental Ranch Specific Plan was approved by the Town Council on April 3, 1988, as Ordinance 88.09; and WHEREAS, the Final Plat for Parcels 56, 57 & 72 Continental Ranch, Lots 1 through 10 was approved by the Town Council on August 2, 2005, as Resolution 2005-98; and WHEREAS, the Marana Planning Commission held a public hearing on December 18, 2013, and at said meeting voted 6-0 to recommend that the Town Council approve said Specific Plan amendment, adopting the recommended conditions; and, WHEREAS, the Marana Mayor and Town Council held a public hearing on January 21, 2014, and determined that the application for a Specific Plan amendment should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The purpose of this specific plan amendment is to allow Congregate Care Housing as a permitted use in the Commercial land use designation, and that Congregate Care Housing be developed under the residential property development standards found within the Specific Plan's Freeway Commercial land use designation, 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 ordinance): 1. The amendment only applies to land identified within the Specific Plan as Parcels 56,57 and 72. 2. All of the conditions of existing ordinances remain applicable to this project except for any conditions that have been modified by this amendment, in which case, the modified conditions will take precedence. 3. Upon adoption of the ordinance by the Mayor and Council approving the Continental Ranch Specific Plan Amendment, the applicant shall provide the Planning Department with the following final edition of the Continental Ranch Specific Plan section: one digital copy in Microsoft Word or other acceptable format within sixty days of the adoption. Marana Ordinance No. 2014.001 Page 1 of 2 ■ Section 2. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 3. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 21" day of January, 2014. ATTEST: J celyn C. ronson, Town Clerk Marana Ordinanw No. 2014.001 Mayor Ed Honea APPROVED AS TO FORM: Page 2 of 2 own F. ANN RODRIGUEZ, RECORDER Recorded By: LW DEPUTY RECORDER 41 SMARM TOWN OF IARANA PICKUP q SEQUENCE: 20162380473 NO. PAGES: 5 ORDIN 08/05/2016 ' 14:38:59 PICK UP AMOUNT PAID: $7.00 MARANA ORDINANCE NO. 2016.016 RELATING TO DEVELOPMENT; AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN REVISING THE AUTHORIZATION AND PROCEDURES FOR THE INTERPRETATION OF UNCLEAR REGULATIONS, APPROVING ADMINISTRATIVE CHANGES, DETERMINING THE SUITABILITY OF PROPOSED ADDITIONAL PERMITTED USES WITHIN THE LAND USE DESIGNATIONS, AND SPECIFICALLY INCLUDING LOW -INTENSITY MEDICAL RELATED USES AS PERMITTED USES IN THE COMMERCIAL LAND USE DESIGNATION; AND ESTABLISHING AN EFFECTIVE DATE WHEREAS the Mayor and Council of the Town of Marana find that the revisions adopted by this ordinance are in the best interest of the Town of Marana and the general public. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The amendments to the Continental Ranch Specific Plan revising the authorization and procedures for the interpretation of unclear regulations, approving administrative changes, determining the suitability of proposed additional permitted uses within the land use designations, and specifically including low -intensity medical related uses as permitted uses in the commercial land use designation, one electronic and one printed copy of which are on file in the office of the Town Clerk of the Town of Marana, Arizona, which were made a public record by and are attached as Exhibit A to Marana Resolution No. 2016-078, are hereby referred to, adopted and made a part of this ordinance as if fully set out here. Section 2. All ordinances or parts of ordinances in conflict with the provisions of this ordinance are repealed as of the effective date of this ordinance; provided, however, that this repeal shall not affect the rights and duties that matured or penalties that were incurred and proceedings that were begun before the effective date of the repeal. Section 3. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, the decision shall not affect the validity of the remaining portions of this ordinance. Section 4. This ordinance is effective on September 2, 2016. Marana Ordinance No. 2016.016 - I - 72220168:20AMBDV/FC L PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 2" d day of August, 2016. ATTEST: Mayor Ed Honea AS TO FORM: celyn C. ronson, Town Clerk nk Ca 1, y, Town Marana ordinance No. 2016.016 - 2 - W2212016 8:20 AM BDVIFC MARANA RESOLUTION NO. 2016-078 RELATING TO DEVELOPMENT; DECLARING AS A PUBLIC RECORD FILED WITH TI4E TOWN CLERK THE AMENDMENTS ADOPTED BY ORDINANCE NO. 2016.016, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN BY REVISING THE AUTHORIZATION AND PROCEDURES FOR THE INTERPRETATION OF UNCLEAR REGULATIONS, APPROVING ADMINISTRATIVE CHANGES, DETERMINING THE SUITABILITY OF PROPOSED ADDITIONAL PERMITTED USES WITHIN THE LAND USE DESIGNATIONS, AND SPECIFICALLY INCLUDING LOW -INTENSITY MEDICAL RELATED USES AS PERMITTED USES IN THE COMMERCIAL LAND USE DESIGNATION BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, that the amendments to the Continental Ranch Specific Plan adopted by Ordinance No. 2016.016 and attached to and incorporated in this resolution as Exhibit A, one electronic and one paper copy of which are on file in the office of the Town Clerk, are hereby declared to be a public record and ordered to remain on file with the Town Clerk. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 2"d day of August, r � MA ANA Mayor Ad Honea ATTEST: APPROVED AS TO FORM: T elyn C. Bbfnson, Town Clerk F ank C idy, Town Marana ResoI ution No. 20I6-078 V22/2016 9:40 RM R7 VIFC EXHIBITA TO MARANA RESOLUTION NO. 2016-078 Amendments to Continental Ranch Specific Plan pursuant to Marana Ordinance No. 2016.016 The Continental Ranch Specific Plan is hereby revised as follows (with added text shown with double underlining and deletions shown with strike t to.,t; note that only paragraphs and text which are affected by the proposed revisions are included in this exhibit—text not included in this exhibit remains unchanged): Chapter V. Development Regulations C. General Provisions [Page V-2] 3. If an issue, condition, or situation arises or occurs that is not sufficiently ^^��d 0 pre 4ed fer dressed by this sneci plan,_or to be Glean, i enAnrclnnrl ���4 if regulations are not clear and understandable, Chase ...regulations of the Marana Land Development Code that are applicable for the most similar issue, condition, or situation shall be used by the Town Coun plannina Director as guidelines guidance to -in resolving@ the unGlear issue, condition, or situation. Any person aggrjevg= the. Elannimi n may request an appeal he Board of Adjustment within 15 days from the date of_thein�erpretation. 6. Whenever a use has not been specifically been listed as being a permitted use in a particular zone lassification land use de within the Specific Plan, it shall be the duty of the Planning Director to determine if said the use is M consistent with the intent of the zone land use designation and `2) t� he s - '�..'-- iu compatible with ether the listed permitted uses. Any person aggrieved by the Planning Director's determination may request an appeal that deGisien to the Planning Commission Board of Adjustment within 15 days from the ate determination. F. Commercial Site Development Standards [Page V-7] 1. Commercial Use a) Permitted Uses: Commercial Retail Commercial Commercial Recreation Office Financial Institutions Tourist Commercial Restaurant urgentare facilities: medical I offices and similar low -intensity medical related used Chapter VII. Specific Plan Implementation D. Site Plan Review Procedures [Revisions, Page VII -7] Revisions that are minor in nature or reasonable extensions other than those applied as a condition of approval shall be submitted for review and approval administratively by the Town Manage Planning Director. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission. - 1 - EXHIBITA TO MARANA RESOLUTION NO. 2016-078 Amendments to Continental Ranch Specific Plan pursuant to Marana Ordinance No. 2016.016 E. General Administration [Page VII -81 Certain changes to explicit provisions in the Specific Plan may be made administratively by the Town Manager Planning Director, subject to appeal to the Board of Adjustment. Authorized administrative changes to the specific plan may include the following: a. The addition of new information to the specific plan maps or text that does not change the effect of any regulations or guidelines. b. Changes to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts or the Plan. c. The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. An r�oerson acyarie�ed by the Planning Director's determination may -m uest_an anneal -- to the Board of Adjustment within 15 days from the date Qf the determination. -2- TABLE OF CONTENTS PAGE I. Specific Plan Summary......................................................................................................... I-1 II. Introduction A. Purpose....................................................................................................................II-1 B. Location...................................................................................................................II-1 C. Authority and Scope................................................................................................ II -3 D. Legal Description..................................................................................................... II -3 III. Development Capability A. Introduction.............................................................................................................. III -1 B. Environmental Overview.........................................................................................111-1 C. Topography and Slope Analysis..............................................................................111-1 IV -2 D. Geology....................................................................................................................111-3 IV -8 E. Vegetation................................................................................................................111-3 IV -11 F. Soils......................................................................................................................... III -6 G. Surface and Groundwater Hydrology......................................................................111-11 IV -14 H. Wildlife....................................................................................................................111-13 IV -18 I. Visual Analysis........................................................................................................III-13 IV -20 J. Cultural and Archaeological.................................................................................... III -14 K. Existing Features/Public Services............................................................................ III -14 IV. Development Plan A. Purpose and Intent................................................................................................... IV -1 B. Goals, Objectives and Policies.................................................................................IV-1 C. Land Use Plan.......................................................................................................... IV -2 D. Public Facilities Plan............................................................................................... IV -8 E. Circulation Concept Plan......................................................................................... IV -11 F. Grading Concept Plan..............................................................................................IV-14 G. Open Space Concept Plan........................................................................................ IV -14 H. Trail Concept Plan................................................................................................... IV -18 I. Landscape Concept Plan.......................................................................................... IV -20 J. School/Recreation Facilities Plan............................................................................ IV -22 V. Development Regulations A. Purpose and Intent................................................................................................... V-1 B. Definitions............................................................................................................... V-1 C. General Provisions................................................................................................... V-2 D. General Subdivision Standards................................................................................ V-3 E. Residential Site Development Standards................................................................. V-5 1. Medium Density Residential................................................................................ V-5 2. Medium -High Density Residential...................................................................... V-5 3. High Density Residential..................................................................................... V-6 Rev. 7/96, 11 /98, 4/02, 12/02 i Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) TABLE OF CONTENTS PAGE F. Commercial Site Development Standards............................................................... V-7 G. Industrial Site Development Standards.................................................................... V-9 H. Street Development Standards................................................................................. V-11 I. Utility Development Standards................................................................................ V-11 J. Residential Recreation............................................................................................. V-12 K. Aggregate Extraction and Processing...................................................................... V-15 VI. Design Guidelines A. Introduction and Purpose......................................................................................... VI -1 B. Residential Design Guidelines................................................................................. VI -1 C. Commercial and Industrial Guidelines.................................................................... VI -10 D. Manufactured Home Design Guidelines.................................................................. VI -13 E. Sign Systems............................................................................................................ VI -14 F. Design Review......................................................................................................... VI -34 G. Construction Regulations......................................................................................... VI -37 VII. Implementation A. Purpose.................................................................................................................... VII -1 B. Phasing Plan............................................................................................................. VII -1 C. Transfer of Density.................................................................................................. VII -5 D. Site Plan Review Procedures................................................................................... VII -5 E. General Administration............................................................................................ VII -8 F. Subdivision.............................................................................................................. VII -8 VIII. Appendix............................................................................................................................... VIII -1 LegalDescription............................................................................................................................... VIII -1 Rev. 7/96, 11/98,4/02, 12/02 ii Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) LIST OF EXHIBITS PAGE Vicinity/Regional Map....................................................................................................................... II -2 Topography& Slope Analysis........................................................................................................... III -2 Geology.............................................................................................................................................. III -4 Wildlife& Vegetation........................................................................................................................ III -5 Soils.................................................................................................................III-8 Surface& G.W. Hydrology...............................................................................................................III-12 VisualAnalysis.................................................................................................................................. III -15 Public & Quasi -Public Lands............................................................................................................. III -18 Existing Transportation Routes.......................................................................................................... III -19 LandUse Concept.............................................................................................................................. IV -4 InfrastructurePlan.............................................................................................................................. IV -10 CirculationConcept........................................................................................................................... IV -12 RoadCross Sections.......................................................................................................................... IV -13 GradingConcept................................................................................................................................IV-15 OpenSpace Concept..........................................................................................................................IV-17 TrailConcept..................................................................................................................................... IV -19 LandscapeConcept............................................................................................................................ IV -23 School/Recreation Facility Map........................................................................................................ IV -24 LandUse Phasing.............................................................................................................................. VII -3 InfrastructurePhasing........................................................................................................................ VII -4 LIST OF TABLES AND FIGURES LandUse........................................................................................................... LandUse Parcels............................................................................................... Rev. 7/96, 11/98,4/02, 12/02 iii Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) PAGE .............................. IV -3 .............................. IV -5 I. SPECIFIC PLAN SUMMARY The Continental Ranch Specific Plan establishes comprehensive guidance and regulations for the development of approximately 2,418 acres located within the Town of Marana, Pima County, Arizona. The Specific Plan will establish the development regulations, policies and programs for the implementation of the approved land use plan by establishing policies and site development regulations which will replace the current property zoning. This Specific Plan is regulatory, adopted by ordinance and will be consistent with the Town of Marana's General Plan. The authority for preparation of Specific Plans is found in the Arizona Government Code, Section 9-461-08. The law allows preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and further allows for their review and adoption. As well, the Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans. A development agreement will be submitted to provide further documentation of the guidance for development contained in the Specific Plan. The Development Agreement, by incorporating this Specific Plan, guarantees to the Town that it may rely upon this Specific Plan as to precisely how the subject property is required to be developed. In addition, the Development Agreement gives the Developer assurances from the Town upon which they can rely. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) I-1 II. INTRODUCTION A. PURPOSE AND INTENT The proposed Continental Ranch Specific Plan allows for a maximum of 8,945* dwelling units, on approximately 1,294 residential acres located within the Town of Marana, Pima County, Arizona. The adoption of the Specific Plan will establish the type, location, intensity and character of development and the required infrastructure in order for development to take place. The Specific Plan also shapes development to respond to the physical constraints of the site, coordinates the mix of residential density and product types and provides adequate circulation, recreation and other public uses. Responsible planning of the proposed Continental Ranch Specific Plan can be insured through the adoption of a development control mechanism that reflects thorough and comprehensive land use planning. A suitable development control mechanism in the Specific Plan, which when adopted by a jurisdiction, serves both a planning function and a regulatory function. The Specific Plan is a device used to implement the General Plan and it is a more detailed version of the General Plan 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 Continental Ranch Specific Plan is the combination of concepts, procedures and regulations of numerous planning documents combined into one. B. LOCATION The Continental Ranch Specific Plan area lies east and west of the Santa Cruz River, generally between Ina Road and Avra Valley Road. It is located within the southeastern portion of Marana. The Santa Cruz River floodway is the eastern boundary, and approximately 1,000 feet south of Cortaro Road is the southern boundary. Approximately two hundred and fifty acres of property to the west of Silverbell Road are in the Tucson Mountain foothills. The Specific Plan area is approximately four miles north of the City of Tucson limits along Interstate 10. (Exhibit II -2.) *Additional residential acreage has periodically been added to the specific plan as a result of amendments; however, such changes have not resulted in the authorization by the Town for an increase in the maximum number of dwelling units in the specific plan area. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) w adD�l 31tl4ANdUH1 ~ z Q d p -' z •..,n MAP 6 I ag I I a adp2! 3{IdM I Rev. 7/96, 11/98,4/02, 12/02 II -2 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) rf #r re � .•{ �" ��'�'E vu's • i • a •..,n MAP 6 I ag I I a adp2! 3{IdM I Rev. 7/96, 11/98,4/02, 12/02 II -2 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) ;���I11Y:[�7:71111/ ►��Ii1.YK�77� The Continental Ranch Specific Plan has been prepared pursuant to the provisions of the Arizona Revised Statues 9-461.08. The Arizona Government Code authorized jurisdictions to adopt Specific Plans by resolutions as policy or by ordinance as regulation. Hearings are required by both the Town Planning and Zoning Commission and the Town Council after which the Specific Plan must be adopted by the Town Council to be in effect. The Continental Ranch Specific Plan is a regulatory plan which will serve as the zoning for the subject property. Proposed development plans, or agreements, tentative plats or final plats and any other development approval must be consistent with the Specific Plan. Projects which are found consistent with the Specific Plan will be deemed consistent with the Town's General Plan. The intent of this Specific Plan is to provide a concise development plan for the subject property. This Specific Plan will serve to implement the development of the approved plan within the bounds of the regulations provided herein and will be adopted by ordinance as a regulatory document. D. LEGAL DESCRIPTION See Appendix. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) II -3 III. DEVELOPMENT CAPABILITY A. INTRODUCTION The development capability chapter is submitted as part of the specific plan to present the various physical components of the property. This information is compiled and synthesized to assess the suitability of the property for development. Overall, the property is highly suited for development. B. ENVIRONMENTAL OVERVIEW The Continental Ranch Specific Plan area is characterized by broad, flat terrain throughout most of the site, and low hills located along the southwestern edge of Silverbell Road. A large portion of the area was actively managed for agricultural production, but recently has been graded in preparation for development. The riparian environment was dramatically diminished due to the flooding of 1983. The majority of the area has been inventoried and documented by the State Museum for archaeologically significant sites. Visually, there exists excellent offsite views of the surrounding mountain ranges. The onsite views are relatively flat and unobstructed. Stormwater runoff impacts the area from the west in the Tucson Mountains. The Santa Cruz River enters the area from the south and has a significant regulatory floodplain width. C. TOPOGRAPHY AND SLOPE ANALYSIS The area is characterized by the broad floodplain of the Santa Cruz River which slopes at approximately one percent from southeast to the northwest. Low ridges alternate with narrow valleys of natural washes which result in a rolling landform on the west side of Silverbell Road. The washes tend to be narrow and shallow without substantial incision into the native soils. The average cross slope west of Silverbell Road is approximately 6 percent. The east side of Silverbell Road is virtually flat and is a geologic floodplain component of the Santa Cruz River system. The Topography and Slope Analysis Map indicate areas with different slopes. The overall average cross -slope within the area is approximately three percent (Exhibit III -2). Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) w w 0. s 0. a a � z ti 4 ti O 88 0 C CwL qC K Z � �a I t7fll'- I 0 Q Wta w w 0. s 0. a a � z ti 4 ti O O C CwL qC K Z � I t7fll'- I Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 111-2 D. GEOLOGY The Geology map (Exhibit III -4) locates the major rock types in the area. The surficial geology of most of the site is characterized by unconsolidated alluvium (material eroded from rock formations) ranging in texture from fine silt in the lower areas near the Santa Cruz River to coarse textured alluvium and talus on the bajada slopes of the Tucson Mountains. Caliche is not prevalent in the area, although there may be some moderately broad soil layers at 3.5 to 4 feet. The geology of the site provides a suitable structural base for development. E. VEGETATION The Continental Ranch Specific Plan area is located in the southern portion of the Sonoran Desertscrub-Lower Colorado Subdivision life zone (Exhibit III -5). Within the area are two vegetative associations. The majority of the site consists of land prepared for development and the Saguaro -Palo Verde Association west of Silverbell Road. Saguaro -Palo Verde Association This association is found on the slopes of Silverbell Road. This association is a subset of the Sonoran Desert scrub vegetative community. This association is composed of small -leaved desert trees, shrubs, numerous cacti. The community attains its best development on rocky hills and other coarse soiled slopes as round in this area. Major tree types include: • Foothill palo verde • Mexican palo verde • Desert Ironwood • Netleaf Hackberry (Celtis reticulata) • Screwbean Mesquite (Prosopis pubescens) • Velvet Mesquite (Prosopis velutina) Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -3 lit § 88 fl g o x C) W o z X! a a.40 � F'. ! .-m f�..i��lln•� .!i\l� _ .i. ..... ...... Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -4 z 0 LLJ U- � A Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 111-5 Typical shrubs include: • Bladdersage (Salazaria mexicana) • Catclaw, Gregg (Acacia greggii) • Century plant (Agave) • Creosote (Larrea tridentata) • Desert broom (Baccharis sarothroides) • False mesquite (Calliandra eriophylla) • Ocotillo (Fouquieria splendens) • Saltbush (Atriplex polycarpa) • Yucca (Yucca) Cacti include: • Barrel Cactus (Ferocactus wislizenii) • Cholla (Opuntia) • Prickly Pear (Opuntia) • Saguaro (Carnegiea giganteus) A variety of forbes and grasses are also found on site. F. SOILS The area's surface is composed of a number of different major soil groups. Soils in this area serve as structural or foundational material for building development. Soil properties important in engineering design include permeability, shear strength, compaction, expansion, drainage and shrink -swell. Permeability refers to the rate water moves downward through undisturbed soil material. Rate of permeability depends largely on soil structure, texture and porosity. Shrink -swell potential indicates the volume change resulting from shrinking of the soil when it dries and swelling as it absorbs moisture. Shrink - swell potential, as well as contraction and expansion characteristics, are estimated on the basis or the amount and kind of clay in the soil. Soil drainage is a function of the soil's porosity, and shear strength depends upon soil origin, thickness and parent material. Expanding and collapsing soils are a major foundation problem due to volcanic terrain and clay content of the soil. In general, soils with high clay content which rest upon a volcanic under -structure have potential for expansion. Soils with low to medium density silt and sand have potential for collapsing. The majority of the onsite soils are usable for development with proper engineering design. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) I11-6 The Soils Map (Exhibit IIl-8) identifies major soils groups found in the plan area. The Grabe Series, Anthony-Sonoita Series and the Rockland Series account for the majority of the area. All of these soils have moderate to high rates of permeability. Runoff is slow for Grabe and Riverwash soils. Erosion is generally characterized as slight for these three groups. Grabe Soils The Grabe series consists of well drained loams, gravelly loams, and silt clay loams. These soils formed in recent alluvium deposited on floodplains, alluvial fans, and valley slopes. Slopes are 0 to 3 percent. The soil profile is moderately alkaline and calcareous throughout. Permeability of these soils is moderate. Grabe soils are used for irrigated crops, urban development, desert range, wildlife, water supply, and as a source of material for engineering work. Anthony Soils The Anthony series consists of well drained sandy loams to gravelly sandy loams or loams. These soils form in mixed material that was deposited on floodplains and alluvial fans by rivers and streams. Slopes are 0 to 5 percent. The soil is mildly alkaline to moderately alkaline and generally is calcareous throughout. Permeability of these soils is moderately rapid. Anthony soils are used for irrigated crops and desert range. They are also used for urban development and water supply purposes, as wildlife areas, and as a source of material for engineering work. Rockland Rockland consists of undulating to very steep, rocky and cobbly material on hills and mountains. The rock material is andesite, basalt and limestone. Many rock outcrops and coarse fragments are on the surface of this land. Relief ranges from slopes of about 5 percent to vertical cliffs. Between the rock outcrops are very shallow gravelly and cobbly soils that are sandy loam, loam, and clay loam in texture. Permeability of this land is moderately rapid to moderately slow. Runoff is rapid and erosion is a slight hazard. Rockland soils are used mainly for desert range, water supply and wildlife areas. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) I11-7 U) J 0 Q) Ll J Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 111-8 n U N � T o 2 � w P C Be 1 C � Ifl U Z .I it Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 111-8 Laveen Soils The Laveen series consists of well drained sandy loams, gravelly sandy loams and loams. These soils formed in old alluvium that is high in lime. They are on alluvial terrace fans, terraces, and valley plains. Slopes are 0 to 3 percent. A zone of lime accumulation occurs at a depth between 14 and 30 inches. The soils profile is moderately alkaline to strongly alkaline and is calcareous throughout. Permeability of the Laveen soils is moderate. Laveen soils are used for irrigated crops, desert range, wildlife, water supply, and urban development. Mohave -Tres Hermanos Complex These soils are on long, narrow alluvial fans. The areas are dissected by many small shallow drainageways. The Mohave loam is nearly level and occurs on areas adjacent to the drainageways and the Mohave sandy loam is gently sloping and occurs on alluvial fans above the drainageways. The Tres Hermanos gravelly loam is nearly level and gently sloping. It is on old terrace remnants above the drainageways in the higher areas of this unit. The profile of Mohave soils is moderately alkaline and generally is calcareous throughout, but in places it is noncalcareous to a depth of 24 inches. Permeability of these soils is moderately slow. Mohave soils are used for irrigated crops, desert range, urban development, wildlife, water supply, and as a source of material for engineering work. The Tres Hermanos series consists of well drained soils that have a gravelly clay loam subsoil. The profile is moderately alkaline and calcareous throughout. Permeability of these soils is moderately slow. Tres Hermanos soils are used for desert range, water supply, wildlife and as a source of material for engineering work. Brazito Soils In the Brazito series are excessively drained soils that are dominantly sand, gravelly sand, gravelly loamy sand, and sandy loam. These soils formed in alluvium deposited on floodplains and fans and on valley slopes. Slopes are 0 to 3 percent. The soil is moderately alkaline throughout. It generally is calcareous throughout, but in all places it is calcareous below a depth of two feet. Permeability of the Brazito soils is rapid. Brazito soils are used for desert range, irrigated crops, and wildlife. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -9 Nickel-Sahuarita Association This map unit is on gently sloping fan terraces. Slopes are 1 to 8 percent. This unit is made up of Nickel very gravelly sandy loam and Sahuarita gravelly sandy loam along with a small amount of cave gravelly fine sandy loam. Nickel soils are on the terrace crests and shoulders with gradients of 3 to 8 percent and Sahuarita soils are on lower lateral tow slopes with gradients of 1 to 3 percent. Cave soils are on erosional fan terrace remnants. The components of this unit are so intricately intermingled that it is not practical to map them separately. The Nickel soil is deep and well drained. It formed in gravelly mixed alluvium derived dominantly from limestone, quartzite, granite, gneiss and other igneous rock. These soils are moderately alkaline and calcareous throughout. In some areas the surface layer is very cobbly sandy loam. In a few places caliche is at a depth of 40 inches or more. Permeability of this Nickel soil is moderate to a depth of 40 inches and rapid below this depth. The Sahuarita soil is deep and well drained. It formed in medium textured alluvium derived dominantly from limestone, schist, phyllite, and other sedimentary rock. These soils are moderately alkaline and calcareous throughout. Depth to the buried subsoil ranges from 20 to 35 inches. In some areas the surface layer is fine sandy loam. Permeability of this Sahuarita soil is moderate to a depth of 28 inches and moderately slow below this depth. This unit is well suited to home -site development. The main limitations are hazard of gully erosion, and dust. Sahuarita-Mohave Complex This map unit is found on gently sloping fan terraces with slopes of 1 to 5 percent. The unit is 60 percent Sahuarita very gravelly fine sandy loam on sloped gradients of 1 to 5 percent and 15 percent Mohave Loam on slope gradients of 1 to 3 percent. The Sahuarita and Mohave soil characteristics have been described above. This unit is moderately well suited for urban development. The main limitations are moderate shrink -swell on the Mohave soil and dustiness in disturbed areas. If buildings are constructed on Mohave, properly designing foundations and footings and diverting runoff away from buildings helps to prevent structural damage because of shrinking and swelling. Plants native to the area are most suitable for landscaping. Lawn grasses, shrubs, and ornamental trees that are tolerant of excessive amounts of lime should be selected. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -10 Surface Water: The accompanying hydrologic map, Exhibit III -12, shows the approximate 100 -year flood boundaries for the watercourses in the area. The hydrology map depicts the conditions of 100 -year discharges. With the exception of the Santa Cruz River, watercourses which impact the site originate as part of the alluvial fans at the base of the Tucson Mountains west of the property and flow northeasterly onto the site. The drainage basins are characteristically long and narrow. Where the majority of flow is confined to the channels, they generally become shallower downstream, converting to sheet flow just upstream of Silverbell Road. The approximate 100 -year flood boundaries are based on estimates of the peak 100 -year discharges, Manning's ratings of the channels, field investigation, historical information, and interpretation of aerial photographs and topographic maps. The current Federal flood insurance study for the Santa Cruz River was completed prior to the October, 1983 flood and is based on a 100 -year discharge of 40,000 cfs. A revised flood insurance study is being prepared and should complete the process revising the flood limits by January 1, 1988. The revised floodway and 100 -year limits were used in the channel analysis. An approximately 2,000 foot wide floodway from Cortaro Road to a point approximately three miles downstream from Cortaro Road has been constructed by the developer, as approved by Pima County Department of Transportation and Flood Control and the United States Army Corps of Engineers. A low flow channel of 400 feet in width lies within the 2,000 foot wide floodway. It contains the approximate flows of a 10 -year flood event. Groundwater Hydrology: The majority of the area consists of soils described hydraulically as unconsolidated to semi -consolidated alluvial deposits which allow the transmission of water from stream flow, mountain runoff, and direct precipitation to the aquifer beneath. An aquifer is a permeable and porous rock formation of subsoil which can store and transmit water. The hydrology map indicates depth to water at specific well sites. The alluvial deposits contain soils which have collapsible characteristics. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) Al. 11 6� ca0 N W Q r I $ d 0 F r ev L1.. C7: «� N = uL b Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) I11-12 H. WILDLIFE Biologically, the Continental Ranch Specific Plan area contains little wildlife habitat and its associated inhabitants. The floodplain area is classified as Warm -Temperate Interior Strand and Sonoran Riparian Scrub, while the segment west of Silverbell is Sonoran Upland. The majority of the site is being actively managed for development or is under industrial usage. Due to the flood of 1983, a great deal of existing riparian habitat associated with the Santa Cruz River was lost. In its current condition, the wildlife value of the floodplain is low. Bird species, mammals, reptiles and amphibian populations are expected to be very low. There are no identified species of special interest, including federal or state listed species, according to an environmental assessment for the proposed Santa Cruz River channelization prepared by SWCA, Inc. in March, 1986. I. VISUAL ANALYSIS A visual study of onsite views from the adjacent travel corridors, Interstate 10, Ina Road, Silverbell Road and Avra Valley Road was conducted in the field. Onsite views from I-10 are extensive. Visually sensitive nodes occur due to the elevation above the ground plane at the Ina Road, Cortaro Road and Avra Valley Road ramps. Thus, views onsite, especially from southbound vehicles will be affected. Long distance views to the west are of the Tucson Mountains, an excellent visual amenity. The views onsite from Silverbell vary in direction as the road meanders. Generally, a visual overview of the site at the design speed of the road allows a view of approximately 1,300 feet. The terrain is relatively flat and has been prepared for development. As Silverbell cuts into the site at the northwestern boundary, the viewshed narrows due to steep slopes on the west. The views to the east continue to be of flatlands with the addition of the existing mobile home park. Long distance views from Silverbell focus on Interstate 10, the Tortolita Mountains and the Santa Catalina Mountains. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -13 From Avra Valley Road, the view onsite is undeveloped and flat with an occasional glimpse of scattered riparian vegetation associated with the Santa Cruz River. Long distance views focus on the Tucson Mountains, the Tortolita Mountains and the Santa Catalina Mountains. Overall, onsite views into the Continental Ranch Specific Plan area are visible from all adjacent travel lanes. The viewshed is limited by the 58 degree cone of vision perceivable at 50 mile per hour speeds. The cone of vision corridor is plotted on the Specific Plan Visual Analysis Map (Exhibit III -15). J. CULTURAL AND ARCHAEOLOGICAL The majority of the prehistoric archaeological sites located in the Tucson Basin are associated with the Hohokam populations that inhabited southern and central Arizona from 300 B.C. to 1450 A.D. The major Hohokam occupation spans the sedentary period through the classic period. Evidence of human occupation within the Continental Ranch Specific Plan area extends from approximately A.D. 870 to A.D. 1200. Following A.D. 1450, traces of prehistoric occupation within the Tucson Basin are scarce. The Continental Ranch Specific Plan area, predominated by the Santa Cruz River and its floodplain, is an area which supported prehistoric settlements. The majority of the area has been totally assessed and inventoried for archaeological sites and recorded by the Arizona State Museum Archaeological Survey. The only area not surveyed is that portion west of Silverbell Road in Section 34, Township 12 South, Range 12 East. The Arizona State Museum recommends an archaeological excavation of the portions of sites AZ AA: 12:122 and AZ AA: 12:320, as identified by the Arizona State Museum archaeological site survey files, which lie within the specific plan boundary. K. EXISTING FEATURES/PUBLIC SERVICES The majority of the land use in the Specific Plan Area is, or has recently been, used for agricultural purposes. In the southern portion of the Plan Area, much of the agricultural land use is no longer in production and is being converted for development. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -14 Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -15 a o v w m. m �u l c us o Z � a O o �IIS I C} .w P Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -15 The area to the west of the Continental Ranch Specific Plan is generally low density residential in a naturalistic setting. To the north, the area is characterized as increasingly rural and predominantly in a natural state. Some residential and industrial activities are interspersed between large areas of natural land. The out -parcel to the north surrounded on three sides by the specific plan area contains an approximately 110 acre mobile home park, La Puerta del Norte. A 43 acre archaeologic preserve, the majority owned by the University of Arizona, lies west of the mobile home park. To the east lies the Santa Cruz River and floodway, over 800 acres. To the river's east lies light to medium intensity industrial and commercial uses, bounded by Interstate 10. Since 1979, eight cases for rezoning have been submitted to the Planning and Development Services Department of Pima County. Of these cases, none have conformed to the Santa Cruz Area Plan (pre -Continental Ranch Community Plan approval, 9/86). The area encompassed by the Continental Ranch Specific Plan lies wholly within the Marana School District Boundaries. There are seven proposed school sites within the Continental Ranch Specific Plan area. They include one high school (40 acres), one junior high school (20 acres), and five elementary schools (10 acres each). FIRE SERVICES Northwest Fire District provides service to the plan area. There are two fire stations serving the area. The two stations include Northwest Fire Station No. 33 located at Thornydale and Ina Roads and Northwest Fire Station No. 34 located on Silverbell just south of Cortaro Road. TRANSPORTATION The Transportation map shows existing streets and routes presently delineated on the County's Major Streets and Routes Plan (Co -14-79-2). Existing or usable roadways are shown. Rectangular blocks contain daily traffic counts (ADT) recorded in 1983, and also the safe carrying capacity units for the existing roadways. Major intersections are programmed for signalization or geometric improvement (Exhibit III -19). Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) III -16 Cortaro Road currently does not provide access across the Santa Cruz River as the bridge was washed out in the 1983 flood. The Cortaro Road alignment and bridge as shown are currently under construction by Pima County. Silverbell Road, from Cortaro Road to Twin Peaks Road, is under construction. It includes a 200 foot right-of-way with four travel lanes and a 20 foot wide median. The roadway plans have been approved by Pima County Department of Transportation and Flood Control. The responsibility and costs for planning, design construction and landscaping are being borne by the developer. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) I1I-17 J m a F z F 0 2KA Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) a Q � a UN =4 � CL J w F z F 0 2KA Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) z 4 �� t 2 0 _ ■ - � O F- Z F- f F-� _ k cc R K - Le= w ° = e{ � §§ . / ' Rev. 719«779z%w02,1212 11IQ9 Amended: 22Z2R(Or No.mw.m1 9/2/2016 (Ord. No. 2016.016) . / ' --, _2 . . . ■ , �---......--.._:. �{ � "Q ) 1-k .§ 2! � ; ( Rev. 719«779z%w02,1212 11IQ9 Amended: 22Z2R(Or No.mw.m1 9/2/2016 (Ord. No. 2016.016) IV. DEVELOPMENT PLAN A. PURPOSE AND INTENT The Continental Ranch Specific Plan is a mixed-use community designed to provide a variety of housing types, services and community facilities. This section contains a description of the goals, objectives and policies of the plan combined with various plan components. These components provide the rationale for the development regulations found in Chapter V. The project development plan is the result of thorough site analysis and research. As a result, 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. B. GOALS, OBJECTIVES AND POLICIES The Continental Ranch Specific Plan contains goals, objectives and policies that are in agreement with those outlined in the Town of Marana General Plan. Additionally, the balanced, self sufficient proposed community demonstrates consistency with the General Plan. In recognizing the major development issues, the landowners objectives and Town requirements, a set of development plan goals can be established: 1. To implement the goals, objectives and policies of the Town of Marana's General Plan. 2. To process and adopt the Specific Plan to provide a precise understanding of development and future growth for the subject property. 3. To provide a balanced range of land uses, anticipating current and future demands with a range of opportunities. 4. To preserve the integrity of land forms. 5. To provide backbone infrastructure systems and public facilities to support development in an efficient and timely manner. Rev. 7/96, 11/98,4/02, 12/02 IV -1 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 6. To create a residential village concept with smaller, distinct neighborhoods clustered around an active village core. 7. To provide a circulation system that serves as the "thread of continuity" through a variety of neighborhoods. 8. To maintain and enhance the scenic corridor along Silverbell Road. There will be no access for the commercial parcel #20. Any parcel without access to any other roadway (Twin Peaks Road, Coachline Boulevard, Cortaro Road or Wade Road) will be allowed a maximum of one access point. 9. To utilize the Santa Cruz River as a community amenity for open space, recreation, linkages and as a buffer. 10. To provide a wide range of housing opportunities and commercial land uses within a comprehensively planned community. 11. To integrate an agrarian theme, derived from the history of the property. 12. To provide definitive community edges for a variety of residential product types. 13. To create interesting and unified edges for the river bank including a linear park. 14. To provide a variety of character in the community through creative land use, architecture, an landscape architecture. 15. To implement Development Agreements for the subject property. 16. To preserve the area and enhance the community via CC & R's and a Master Homeowner's Association. C. LAND USE PLAN The Continental Ranch Specific Plan Land Uses are depicted on page IV -4. The plan is divided into 88 planning areas plus open space. Each planning area contains a symbol of the intended land use. The acreage of the planning units includes land devoted to internal local streets and collectors but does not include acreage within adjacent arterial highways. The proposed use acreage allocation is summarized in Tables 1 and 2. As much as possible the design of the entire project presents the planning area as a planned community. All of the land uses are integrated regarding circulation, infrastructure, aesthetic and visual setting, development standards and guidelines. Rev. 7/96, 11/98,4/02, 12/02 IV -2 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) TABLE 1 LAND USE ACRES DENSITY RANGE (RAC) TARGET DENSITY (RAC) TARGET UNITS Residential Medium Density Medium High Density High Density 616.77 597.44 79.40 3-6 6-10 10-25 4.5 8.0 17.5 2,775 4,780 1,390 Residential/Recreation Medium Density 212.04 (Resort = 19.35) Golf = 149.4 Commercial 103.27 Freeway Commercial 157.06 Industrial 215.55 School 53.84 Parks 50.54 Streets 228.85 Aggregate Extraction & Processing 102.77 TOTAL 2,417.53 8,945 Rev. 7196, 11198,4102, 12102 IV -3 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) a N ul)nU-� � HNHH E Rev. 7/96, 11/98,4/02, 12/02 IV -4 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) zcn 4 • � end 4 lEl 11 o N 77 N ul)nU-� � HNHH E Rev. 7/96, 11/98,4/02, 12/02 IV -4 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) TABLE 2 LAND USE PARCELS PARCEL NUMBER LAND USE GROSS ACRES 1 C 12.38 2 HD 12.19 3 MHD 33.70 4 MHD 27.62 5 S 9.12 6 R 9.59 7 MD 24.76 8 MD 31.81 9 MD 52.18 10 MD 24.90 11 MD 37.23 12A MD 25.73 12B MD 28.71 13 R 6.73 14 R 8.93 15 MHD 25.40 16 MHD 36.06 17 MHD 28.61 18 MHD 33.03 19 MHD 35.75 20 C 19.91 21 R 10.49 22 S 10.97 23 HD 20.99 24A MD 14.69 24 MD 8.10 25 C 10.56 25A R 9.06 26 HD 10.30 27A MHD 14.59 27B MHD 33.55 28 MHD 25.93 29 MD 18.49 30 HD 16.40 31 MHD 17.97 32 MHD 29.86 33 MHD 21.29 34 MHD 42.91 34A MHD 7.67 35 MHD 40.16 36 MHD 23.93 37 MHD 22.51 38 MHD 6.02 39 S 9.81 40N MD 16.92 40S MD 14.57 Rev. 7/96, 11 /98, 4/02, 12/02 IV -5 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) PARCEL NUMBER LAND USE GROSS ACRES 41N MD 34.43 41S MD 32.69 42 MD 23.00 43 MD 29.08 44 R 5.75 45 S 13.98 46 MHD 45.71 47 MHD 9.99 48 S 9.99 49 C 5.17 50 MD 31.54 51 MD 90.43 52C MD 41.75 52D MD 27.48 55 HD 19.53 55a C 2.97 56 C 7.80 57 C 13.49 59 I 31.12 60 I 28.60 61 RR 9.99 62B AEP 102.77 62C *C 18.44 62D R/R 19.39 Remainder of 62 R/R 80.62 64 *C 43.23 65 *C 42.06 65A *C 3.28 66 *C 24.68 67 I 100.35 67A I 15.08 68 I 14.76 68A I 15.08 69 MD 8.30 70 RR 11.64 71 C 2.77 71A C 5.38 72 C 22.85 73 R/R 90.75 74 MHD 35.21 Streets and Survey corrections 228.85 TOTAL 2,417.53 C = Commercial S = School Site I = Industrial R = Recreational Facility MD = Medium Density Residential RR = Residential Recreation MHD = Medium High Density Residential *C = Freeway Commercial HD = High Density Residential AEP = Aggregate Extraction & Processing Rev. 7/96, 11/98,4/02, 12/02 IV -6 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) The proposed residential uses have been designed to provide a broad range of housing types meeting current and future housing needs. Housing types range from medium density to high density. VILLAGE CENTER The land use plan was designed to have "Village Centers" or activity cores which create a community focus for each neighborhood. They contain a mix of commercial, residential, community service uses and recreation facilities. These cores are surrounded by higher density residential use and densities which gradually decrease as they radiate out from the cores. This concept offers the residents of each village a "sense of place." It allows for logical phasing divisions of the project while minimizing the linear character of the property. The village centers are intended as neighborhood or community service cores. These centers represent the heart of the community. The relationship of uses and public spaces combine to create a strong character and identity for the entire community. Specific uses to be located in these centers include banks, grocery stores, drug stores, hardware, garden or nursery centers, a feature mall with small shops, farmers market, athletic club, restaurants and offices. The elementary schools and parks are located at a distance from these cores in the perimeter areas around the villages. The high school will provide cultural and recreational activities for the community. The Village Centers are linked by an extensive community regional trail system. The project edge, along the Santa Cruz River, is unified and enhanced with a linear park that runs the entire length of the ranch. It will contain trails, shade structures and enhanced landscaping. The community trail system provides east -west connections for the community. RESIDENTIAL Medium Density Medium density residential development contains a mixture of lot sizes, and provides for conventional single-family detached homes, patio homes, zero lot line homes and duplexes. This category has a density range of 3-6 RAC (residences per acre) with 4.5 RAC as the target density. Buildings should be a combination of one and two stories. Rev. 7/96, 11/98,4/02, 12/02 IV -7 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) Landscape buffers and open space will occur between planning areas. Site design of planning areas will include access to trails and open space corridors. Medium High Density The density range for medium-high density is between 6 and 10 RAC with a target density of 8 RAC. Zero lot line, patio homes, duplexes and townhomes are the intended products for this category. Clustering the residential units is recommended to create usable open space. Buildings may be one or two stories. High Density Residential High density residential uses are located in close proximity to commercial and activity centers along major circulation corridors. Townhomes, condominiums and apartments are the intended product type for high density which ranges between 10 and 25 residences per acre with the target density at 17.5 RAC. The range should contain a variety of housing types. Clustering the buildings toward the perimeter of the planning unit and maintaining the center for parking and recreation will help strengthen the village and architectural theme. Buildings may be up to three stories and should step low to high from the street. D. PUBLIC FACILITIES PLAN All of the required public and private utilities are either currently available or will be extended to serve Continental Ranch. LVISAMMI The Continental Ranch Development is located within an area known as the Peppertree Ranch service area of the City of Tucson Department of Water Resources which has been recognized by the Town of Marana. The area has an assured water supply. The Developer has submitted a Water Master Plan identifying water use, fire flow requirements and all major onsite and offsite water facilities and the proposed connection points to the existing water system. The existing City water lines are currently being extended from Cortaro Road northward to serve the project area under an existing water service agreement between American Continental and Tucson Water. Rev. 7/96, 11/98,4/02, 12/02 IV -8 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) As -built water plans will be submitted to the Town of Marana. Most of the wells within the specific plan area are owned and operated by the Cortaro- Marana Irrigation District. Information on these wells is on file with the Town. Domestic water is currently being provided by The City of Tucson Water Department and information on their wells is also on file with the Town. SEWAGE Sewage service for Continental Ranch is provided by the Pima County Wastewater Management Department, as part of the existing and planned treatment facilities which serve this entire basin. The sewerage system for Continental Ranch consists of gravity mains which flow northerly to existing and planned lift stations, which then pump the wastewater through force mains to the existing Ina Road Treatment Facility. There is currently one interim lift station in operation. This station is located east of the Santa Cruz River which is designed primarily to serve the commercial development in that area and also collects flows from development west of I-10. A second interim lift station, located on Twin Peaks Boulevard west of the River, is under construction and will serve the developments within this Specific Plan area until sufficient flow has been reached to warrant the construction of the permanent lift station. This permanent lift station will be located near the north boundary of this Specific Plan area. Sewage capacity within these lift stations has been assured for Continental Ranch through agreements with the Pima County Wastewater Management until such time as the permanent lift station is constructed to serve this entire basin. The entire system is intended to be public upon completion. As -built sewer plans will be submitted to the Town of Marana. PRIVATE UTILITIES The major infrastructure plan adopted with the Continental Ranch Community Plan depicts how the parcels east of the Santa Cruz River are to be served with utilities. Electricity, natural gas, telecommunications and cable television will be extended to the Specific Plan area at the time of development in accordance with the various agreements with the individual utilities. Electric service will be provided by Tucson Electric Power; natural gas by Southwest Gas; telephone by U.S. West Communications; and cable television to be determined. Rev. 7/96, 11/98,4/02, 12/02 IV -9 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) Q Z L1J LSJ J z J a LU a j f1 z � LD w uLI z z. m w w -D Rev. 7/96, 11/98,4/02, 12/02 IV -10 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) DRAINAGE American Continental has mass -graded portions of the plan north of Cortaro Road lying east of Silverbell Road and west of the Santa Cruz River. Individual drainageways have been approved and constructed which convey the collected sheet flows at Silverbell Road, through the graded portions, to the Santa Cruz River. Some of the additional flows generated by development within the plan will be diverted into these public drainageways. The side or cross channels will contain the regulatory flood. E. CIRCULATION CONCEPT PLAN The Continental Ranch circulation plan (Exhibit IV -12) establishes the layout of circulation for primary arterial, secondary arterial and local collector streets in support of the land use plan. The proposed network responds to and meets future traffic needs by providing easy interstate access for commercial and residential uses and local internal access within the planned community. The land use patterns are conveniently laid out to best utilize the internal loop roadway system. The project will take access from Interstate 10 at Cortaro Road and in the future at Twin Peaks Road, both of which intersect with Silverbell Road to the west. Cortaro Road and the proposed Twin Peaks Road, the primary entrance routes from Interstate 10, bring the resident through the business and industrial development, over the Santa Cruz River to the residential areas. They extend beyond Continental Ranch into the Tucson Mountain Area Plan and the Avra Valley Area Plan. The right-of-way is planned to contain a 24 foot planted median and two 13 foot travel lanes in each direction with no surface parking. The ultimate design for Silverbell Road (a limited access, scenic route) from Cortaro Road to Twin Peaks Road includes a 200 foot right-of-way. The road is currently under construction and includes four travel lanes with a 20 foot wide median. The right-of-way will be landscaped with drought -tolerant plant material. Coachline Boulevard serves as the residential collector loop with a 90 foot right- of-way that contains two 13 foot travel lanes in each direction. Rev. 7/96, 11/98,4/02, 12/02 IV -11 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) �I z s 88 U 88 me O L l �ilYl U U � � i��000 Rev. 7/96, 11/98,4/02, 12/02 IV -12 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V) z 0 N U w M T- Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) IV -13 F. GRADING CONCEPT PLAN The Continental Ranch Grading Plan (IV -15) establishes the grading and design concept that shall be used during development. There are two distinct landform types within the area, the flat floodplain and the rolling foothills. These areas will require different grading concepts. The majority of earthwork on this site will occur within the Santa Cruz floodway. The prime intent is to create buildable parcels while maximizing views and open space and preserving foothill landforms on the west side of Silverbell Road. Cut or fill areas that occur on or adjacent to these landforms will be contoured during the grading process to blend in with the undisturbed portion of the site. Slope stabilization that takes place within the hillside management areas will conform to the Continental Ranch Specific Plan Grading regulations. During grading and until revegetation or stabilization has taken place, dust shall be minimized through the application of approved dust controls. The frequency of application, quantity, and types of palliatives shall be specified at the time of grading application and shall be incorporated into the approved grading plan. Acceptable dust control methods include magnesium chloride, lignum sulfate, water and ground covers. G. OPEN SPACE CONCEPT PLAN The intent of the open space concept (Exhibit IV -17) is to provide relief from Interstate 10 and adjacent industrial development, and to provide a transition to the Tucson Mountains. The open space strengthens the village concept by providing connection to community amenities. Rev. 7/96, 11/98,4/02, 12/02 IV -14 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) fl z rLJS V w J - loll U;u ga o L U, r z, o O N o � - U w L J v R K Q O Rev. 7/96, 11/98,4/02, 12/02 IV -15 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) Continental Ranch has three types of open space. The Santa Cruz River and the Tucson Mountains are the primary open space elements surrounding Continental Ranch. The parkways and drainage channels are the secondary open space, providing trail linkage and landscape buffers. Schools, parks and recreation facilities provide a more active land use and represent the third type of open space. The Santa Cruz River The Santa Cruz River serves as the major open space feature adjacent to the Specific Plan area and acts as the gateway to the residential development. This natural buffer separates the business, industrial and recreational development adjacent to the freeway from the bulk of the residential community. The residential edge of the river will be enhanced with landscaping and will unify this community buffer. This edge will include a linear park that contains a regional trail system connecting many community trails within the ranch. The treatment of the Santa Cruz River within Continental Ranch is unique. The river will gradually increase in width from 800 feet at Cortaro Road to an average 2,000 foot wide floodway within the community. The floodway will have an undulating ground plane with berms, depressions and riparian vegetation. Besides creating a varied and aesthetic area for passive and active recreation, it will reduce flood velocities and aid in groundwater recharge. The Tucson Mountains The Tucson Mountains create an open space backdrop to the project. Although development will occur in this area, creative site planning will insure that the integrity of these hills is maintained. Enhanced Parkway—Primary Twin Peaks, Silverbell and Cortaro Roads are key elements of the open space concept, providing expansive parkways. The generous right-of-way includes bicycle and pedestrian trails while allowing for an enriched landscaped parkway and median. Open Space Corridors (Drainageways) Drainage corridors will bisect the community providing valuable open space. These corridors buffer land uses and allow for off-street bicycle, pedestrian and equestrian trails. Eight foot trails are located on the south side of the drainageway within a 20 foot landscape easement. Rev. 7/96, 11/98,4/02, 12/02 IV -16 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) d LLI i LU�l� l �.. I!. - ,), s uj Z a r o 7 ip g 2 LUCL Q D s w b Rev. 7/96, 11/98,4/02, 12/02 IV -17 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) u� iu a oc oc } Z C a oe o~c S r 3 9C CL n i � a s �`]J � L N Q O m Rev. 7/96, 11/98,4/02, 12/02 IV -17 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) These trails will serve to link community features and site amenities. Drainage corridors will have a planted edge that provides a pleasant backdrop to the adjacent planning units. The design and installation is the responsibility of the master developer. Parks/Schools Neighborhood parks have been planned adjacent to elementary schools to create an expanded community feature. The school/parks are typically situated adjacent to trails within the open space corridors. H. TRAIL CONCEPT PLAN The village cores, residential areas, schools and recreational sites within the Specific Plan are linked together by pedestrian and bicycle trails (Page IV -19). The predominantly flat topography of the site offers fine opportunities for bicycle and pedestrian trails which occur along roadways and the open space corridors. Physical separation of the trail from the roadway is proposed for Cortaro, Twin Peaks and Silverbell Road. The regional trail is located within the linear park at the river's edge. This trail connects park and school sites and planning areas that are adjacent to the Santa Cruz River. This trail is proposed for bicycle and pedestrian use and includes lush desert planting, shade structures and picnic areas. Equestrian use occurs in the floodway and through designated drainageways, providing access between the Tucson Mountains and the Santa Cruz River. The community trail system consists of sidewalks, off-street trails, and bicycle lanes. These trails occur along roads and within the drainageway easements. The drainageway bottoms range in width from approximately 100 to 300 feet. They are natural, allowing for aquifer recharge. The bottoms are accessible for passive recreation, equestrian and pedestrian use. Undesirable and unplanned uses such as off-road vehicles, shall be addressed via signs and notice to the Town of Marana police department to monitor and issue citations. The master homeowner's association will also participate in deterring these uses by a neighborhood watch program and a Homeowner's newsletter. Rev. 7/96, 11/98,4/02, 12/02 IV -18 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) a z i LU 88, Fze v 04 7 ! s 9 N wIEL ` I O p Rev. 7/96, 11/98,4/02, 12/02 IV -19 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 4CC LU rU 2 ❑7 C C j 2 p Rev. 7/96, 11/98,4/02, 12/02 IV -19 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) Drainageway crossings for vehicular traffic will be provided by a combination of bridges and dip crossings. The dip crossings shall have concrete header edge protection. All parcels will be provided with all weather access. Pedestrian access through the drainageways along Coachline will include a continuation of the sidewalk system as a dip or across a bridge. I. LANDSCAPE CONCEPT PLAN The landscape concept for Continental Ranch Specific Plan (Exhibit IV -23) provides a community character and theme in which the villages will be developed. The landscape concept contains three major components. An agrarian theme (based on the history of the area), will provide a link to the past. Plant materials associated with Arizona ranching and farming will be emphasized. Riparian (associated with streams and rivers) vegetation will be used within the drainageways throughout the site as well as the Santa Cruz River floodway to the east. This landscape component provides a naturalistic element within the community. Silverbell Road and all property to the west will utilize a desert theme, incorporating plants indigenous to the area. Within these three themes are found specific elements; they are entry features, streetscapes and trails. Entries Entrances and arrival points provide part of the visual vocabulary for Continental Ranch. The primary project entry statements serve as a gateway to the project. A grove of trees, seen from a distance provides the backdrop for project name and logo. It signifies arrival and establishes the theme for the development. There are three project entries. One is located at Cortaro Road where the river's edge meets residential development; one is where Twin Peaks meets the river's edge and the third is at the intersection of Twin Peaks and Silverbell Road. Rev. 7/96, 11/98,4/02, 12/02 IV -20 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) • Secondary entry statements have been included to identify entry or exit points. The project theme will be reinforced with consistent project lettering style and logo. The monumentation will include planting of grove trees. Secondary entries are located at the intersections of Silverbell Road and Coachline Boulevard. • Primary village arrival points are located at key intersections of each village core. The intent is to draw attention to the activity centers of the village. This will be accomplished with special paving, intensified grove plantings, special lighting, and signage. • Special articulation will occur at drainage crossings reinforcing a sense of arrival to the village. This treatment may include grove plantings, signage and warmer lighting. • Neighborhood entries will occur at entrances to residential development from the major circulation corridors. This identification will announce neighborhoods and enhance the intersections with the use of grove trees, theme fences or walls, and consistent signage. Streetscape The streetscape and project edges are the most dominant landscape elements within the project. The intent is to provide unity and variety while drawing upon the agrarian heritage. The streetscapes have been designed so the primary roads provide a strong sense of community identity while the residential streets are more responsive to individual villager themes. • The Cortaro Road and Twin Peaks Road streetscapes provide a formal treatment of theme grove trees in the median and parkway. The grove treatment in the parkway will be minimized at the village cores to allow view penetration and will expand where screening is desired. On Cortaro Road, the parkway will have naturalized plantings as a backdrop. Twin Peaks Road will contain grove trees to reinforce the median plantings. The trees are large in scale reflecting the agricultural theme, such as ash or pecan. Rev. 7/96, 11/98,4/02, 12/02 IV -21 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) Where Silverbell Road serves as the project entry, a normal grouping of grove trees will be planted at the limits of the setback on the project side. The parkway and setback area will include naturalized plantings of native trees and shrubs. This plant material shall be compatible with the native planting on adjacent hillsides. The formal grove treatment in the parkway, occurs along Coachline Boulevard. There will be a single row of trees in the parkway with low growing shrubs below. The landscape treatment at the river's edge features an extensive linear park. This park includes a meandering bicycle/pedestrian trail, shade ramadas, and picnic areas. The dominant planting of large scale trees will provide shade along the trail and will establish a strong and consistent development edge along the river. Additional plantings of naturalized trees and shrubs will enhance this highly visible edge. All roadway landscaping including entry statements, medians and R.O.W. will be in conformance with visibility and safety standards. Drainage Corridors The extensive drainage corridors provide a landscape opportunity for vegetative transitions between varying land uses. Drainage corridors will have edges that are landscaped with informal plantings of naturalized trees, native shrubs and groundcover. This treatment will provide an attractive buffer for adjacent developments. Trails will be integrated within one side of this buffer. J. SCHOOL/RECREATION FACILITIES The school/recreation facilities (Exhibit IV -24) provide a variety of opportunities for shared educational and recreational activity to the residents within the Continental Ranch Specific Plan. There are three levels of recreational facilities. Rev. 7/96, 11/98,4/02, 12/02 IV -22 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) z Lu LLJ _1 W V z 0 LU a Un z Q J � W I blu f -W .i' W ~� s ctD � s w o1 v a IE M e 1 Rev. 7/96, 11/98,4/02, 12/02 IV -23 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) i Rev. 7196, 11198,4102, 12102 IV -24 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) �� z z o I ; } f 9 cc w ai ai a C PE; J 1 v J K } U]iQL i Rev. 7196, 11198,4102, 12102 IV -24 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) Schools There are seven identified school locations within the plan area. A senior high school (40 acres), a junior high school (20 acres) and five (10 acre) elementary schools are located primarily adjacent to a community trail and a recreational facility. These locations provide safe opportunities for travel to and from school as well as shared recreational and athletic activities. Schools/Parks Organized athletic and recreation programs may be implemented at the school/park sites in the project. These facilities, located within the villages, will also offer picnicking, playgrounds and tot lots. Recreational facilities will be implemented when 50 percent of housing units in the adjacent parcels are occupied or when an adjacent school is constructed, at the cost of the master developer, operated and maintained by the master homeowner's association. Passive Recreation Passive recreation is available through the extensive trail system. The trail at the river's edge has many opportunities such as hiking, jogging, biking, etc. Nature interpretation and equestrian trails are provided within the Santa Cruz River Floodway (over 650 acres). Planning Areas Special recreation facilities are encouraged for individual planning areas. These facilities may include any of the following uses: pool, spa, tennis courts, golf course, recreation building, tot lots and picnic areas. Whenever possible, these facilities should have access to trails and communities cores. Rev. 7/96, 11/98,4/02, 12/02 IV -25 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V. DEVELOPMENT REGULATIONS A. PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the land uses for Continental Ranch Specific Plan. The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility between land uses. Principal land use designations for the Specific Plan shall be as follows: • Medium Density Residential • Medium High Density Residential • High Density Residential • Commercial • Industrial • School • Recreation Facility • Open Space • Aggregate Extraction and Processing The locations of these land use designations are shown on the Land Use Concept Plan (Exhibit IV -4). B. DEFINITIONS 1. RAC: The permitted number of residences per gross acre (43,560 square feet of land area). 2. Target Density: The mean density of a density range, used for calculation of the dwelling -unit cap. 3. Dwelling -Unit Cap: The maximum number of dwelling units permitted within the Specific Plan. 4. Maximum Density: The maximum RAC of a planning unit, as permitted by the density range. 5. Open Space: Refer to the Town's Zoning Code for the definition of open space. 6. Planning Area: A component of the Specific Plan area, which designates a specific land use or residential density range. 7. Aggregate Extraction and Processing (AEP): Designation permitting natural resource transitory industries along with physical removal of earthen resources. For the purposes of this Specific Plan, other than those above, the definitions contained in the Marana Development Code Title 3.03.02 shall apply. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-1 1. All construction and development within the Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical, plumbing codes, grading and excavation code and the subdivisions codes, us currently adopted by the Town of Marana. In case of a conflict between the adopted Town Code and this Specific Plan, the Town Council shall resolve the conflict by written determination in a manner consistent with the goals, objectives and policies of this Specific Plan. 2. The setback requirements are as specified within the development standards for each zoning designation. If not otherwise specified, all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, or property line, to the face of wall of primary building. 3. If an issue, condition or situation arises or occurs that is not sufficiently addressed by this specific plan, or if regulations are not clear and understandable, the regulations of the Marana Land Development Code that are applicable for the most similar issue, condition or situation shall be used by the Planning Director as guidance in resolving the issue, condition or situation. Any person aggrieved by the Planning Director's interpretation may request an appeal to the Board of Adjustment within 15 days from the date of the interpretation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Marana Code. (Ordinance 2016.016) 4. This Specific Plan may be amended by the same procedure as it was adopted by ordinance. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. 5. Any persons, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be made to comply with the Marana Code pertaining to zoning violations. 6. Whenever a use has not been specifically listed as a permitted use in a particular land use designation within the Specific Plan, it shall be the duty of the Planning Director to determine if the use is consistent with the intent of the land use designation and compatible with the listed permitted uses. Any person aggrieved by the Planning Directror's determination may request an appeal to the Board of Adjustment within 15 days from the date of the determination. (Ordinance 2016.016) Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-2 7. Automotive vehicles or trailers of any kind or type without current license plates that have been abandoned shall not be parked or stored on any property within the Specific Plan area unless it is in a completely enclosed building. 8. Exceptions to height limitations contained in the Regulations apply only to antennas, chimneys, or other architectural appurtenances required for the screening of rooftop equipment. 9. Any parcel or development site which has at least 200 feet of frontage along Twin Peaks Road, Coachline Boulevard, or Silverbell Road will have view corridors with a combined width of at least 20 percent of that frontage, which will allow vision from at least one point into and through that portion of the project that fronts on one of the above roadways. The viewing point will start from six (6) feet above grade at the roadway right-of-way line along the frontage. 10. If any of the seven designated school site parcels revert back to American Continental ownership, their successors and/or assigns, those properties will be zoned at the lowest residential density of adjacent parcels. D. GENERAL SUBDIVISION STANDARDS 1. Each lot of a subdivision must abut on a street having 25 feet minimum lot line frontage. 2. All streets shall be either dedicated for public use or be private streets dedicated for the use and convenience of the affected property owners, their guests, and invitees providing that easements for access and the required installation and maintenance of utilities are granted. 3. The design of subdivision streets and drainage facilities shall generally conform to the Town of Marana standards and provide for: a) A minimum public right-of-way width of 50 feet. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-3 b) A minimum pavement width of 32 feet for public streets and 24 feet for private streets except when residential densities are less than one RAC; then a 24 foot road can be public. C) A minimum offset for street "T" intersections of 135 feet. d) A minimum centerline radius of 160 feet. 4. Clear lines of sight shall be maintained along all streets and driveways to assure the safety of motorists and pedestrians. No obstruction that will obscure the motor vehicle drivers shall be placed within a line connecting them at points of 45 feet from the intersection of said curb lines. Planting may be permitted within a triangular area provided that lines of sight are not obscured above 30 inches or below 6 feet through the triangular area. 5. Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator's office. 6. The subdivider shall post a bond or other assurance with the Town as assurance for the completion of the required subdivision improvements. These assurances may be in the form of a performance bond, cash escrow account, letter of credit, third party trust agreement, or other form or assurances as may be approved by the Town of Marana. With the exception of the third party agreement, the subdivider shall post assurances with the Town in the amount equal to the cost of construction for all required improvements plus ten percent as estimated by the Town Engineer. Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 95 percent of the lots covered by the assurances may be granted where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from the improvements required for the balance of the subdivision. As constructed plans shall be submitted to the Town following completion of the improvements and following the release of assurances by the Town. These plans shall be submitted within the one year warranty period provided by the developer. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-4 E. RESIDENTIAL SITE DEVELOPMENT STANDARDS 1. MEDIUM DENSITY RESIDENTIAL (3-6 RAC) a) Permitted Uses 1) Dwelling units, single family 2) Accessory buildings, private swimming pools, home occupations, and other accessory uses. 3) Parks, playgrounds and community owned buildings other than hospitals. 4) Private tennis courts, provided that the court is not lighted and is located within all yard setbacks, and further, that fencing around the court shall not exceed twelve (12) feet. 5) Model homes 6) Temporary real estate sales office within a model home. 7) Religious facilities 8) Temporary utility uses b) Property Development Standards 1) Minimum Lot Area: Four thousand five hundred (4,500) square feet 2) Density: There shall be a minimum of 4,500 square feet of lot area for each single family dwelling 3) Maximum Building Height: Thirty (30) feet, two stories. 4) Yard Setbacks - Front: 20 feet - Side: 5 feet or 0 feet for common wall of zero lot line development. - Rear: 10 feet - Corner: 10 feet 5) Parking: A minimum of two on site off-street parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. 2. MEDIUM-HIGH DENSITY RESIDENTIAL (6-10 RAC) a) Permitted Uses 1) Uses listed under medium density shall apply. 2) Single family dwelling with party walls or walled courtyards, townhomes. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-5 b) Property Development Standards 1) Minimum Lot Area: Four thousand (4,000) square feet average, 3,000 square feet minimum including common area. 2) Density: The minimum gross land area per dwelling unit shall be an average of four thousand (4,000) square feet. 3) Maximum Building Height: Thirty (30) feet, two stories. 4) Landscaping Requirements: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surfaced areas shall be landscaped according to Chapter VI, Design Guidelines. 5) Building Setback: - Front: 20 feet - Side: 5 feet or 0 for common wall of zero lot line developments - Rear: 5 feet - Corner: 10 feet 6) Parking: A minimum of two on-site parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. 3. HIGH DENSITY RESIDENTIAL (10-25 RAC) a) Permitted Uses 1) Uses listed under Medium High Density shall apply. 2) Multiple -family dwellings. 3) Temporary utility uses b) Property Development Standards 1) Minimum lot area per dwelling unit (duplex or multiple): 2,000 square feet. 2) Density: The minimum gross land area per dwelling unit shall be 2,000 square feet. 3) Building Height: No building shall exceed three (3) stories in height, and the exterior height shall not exceed 34 feet. Parcel 55 shall not exceed two stories in height and the exterior height shall not exceed 30 feet. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-6 4) Landscaping: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surface activity areas shall be landscaped according to Chapter VI, Design Guidelines and using the recommended plant list. 5) Building Setbacks - Front: 20 feet. Side: 5 feet or zero for common wall of zero lot line developments. - Rear: 5 feet 6) Walls, Fences and Screening: See Chapter VI, Design Guidelines. 7) Parking: A minimum of one and one-half onsite parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. F. COMMERCIAL SITE DEVELOPMENT STANDARDS 1. Commercial Use a) Permitted Uses 1) Commercial 2) Retail Commercial 3) Commercial Recreation 4) Office 5) Financial Institutions 6) Tourist Commercial 7) Restaurant 8) Congregate Care Housing in Parcels 56, 57, & 72 only* 9) Medical clinics; urgent care facilities; medical / dental offices; and similar low -intensity medical related uses (Ordinance 2016.016) b) Commercial Property Development Standards 1) Maximum Building Coverage: 70 percent at ground level. 2) Minimum Lot Area: None 3) Minimum Lot Width: None 4) Minimum Distance Between Main Buildings: None 5) Maximum Building Height: Thirty-nine (39) feet, 3 stories 6) Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. 7) Parking: One (1) space per two hundred (200) square feet of floor area. 8) Minimum Landscape Coverage: Ten percent (10%) of gross site area (see Chapter VI, Design Guidelines). * Using Freeway Commercial Use Development Standards - Rev. 7/96, 11/98,4/02, 12/02 Residential (V.F.2.c); see page V-9 V-7 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 2. Freeway Commercial Use (Parcels 53, 63, 64, 65, 65A, 66, Continental Ranch Business Park Lots 56 and 57) a) Permitted Uses 1) Commercial 2) Retail Commercial 3) Commercial Recreation 4) Office 5) Financial Institutions 6) Tourist Commercial 7) Restaurant 8) High Density Residential (not permitted on Continental Ranch Business Park Lots 56 and 57) 9) Medical and Health Care Facilities (Hospital, Congregate Care Housing, Clinics, etc.) b) Property Development Standards—Commercial 1) Maximum Building Coverage: 70 percent at ground level 2) Minimum Lot Area: None 3) Minimum Lot Width: None 4) Minimum Distance Between Main Buildings: None 5) Maximum Building Height: Thirty-nine (39) feet, 3 stories, except as follows: within Block 3, the Links at Continental Ranch (portion of Parcel 63), where the maximum height shall be seven (7) stories and 84 feet for not more than one building. 6) Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. 7) Parking: One (1) space per two hundred (200) square feet of floor area. 8) Minimum Landscape Coverage: Ten percent (10%) of gross site area (See Chapter VI, Design Guidelines). Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) ME C) Property Development Standards—Residential 1) Minimum lot area per dwelling unit (duplex or multiple): 2,000 2) square feet. 2) Density: The minimum gross land area per dwelling unit shall be 4) 2,000 square feet. 3) Building Height: No building shall exceed three (3) stories in 6) height, and the exterior height shall not exceed thirty-four (34), 7) except within Block 3, The Links at Continental Ranch (portion of Parcel 63), where the maximum height shall be four (4) stories and forty-eight (48) feet. 4) Landscaping: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surface activity areas shall be landscaped according to Chapter VI, Design Guidelines and using the recommended plant list. 5) Building Setbacks: - Front: 20 feet - Side: 5 feet or zero for common wall of zero lot line developments - Rear: 5 feet 6) Walls, Fences and. Screening: See Chapter VI, Design Guidelines. 7) Parking: A minimum of one and one-half onsite parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. G. INDUSTRIAL SITE DEVELOPMENT STANDARDS 1. Industrial Use a) Permitted Uses 1) Manufacturing 2) Distribution 3) Storage 4) Assembly 5) Office 6) Health or Fitness Club 7) Retail Commercial b) Property Development StandardsIndustrial 1) Maximum Building Coverage: 70 percent at ground level 2) Minimum Lot Area: None Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-9 3) Minimum Lot Width: None 4) Maximum Building Height: Thirty-nine (39) feet 5) Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. 6) Parking: One (1) space per one thousand (1,000) square feet of floor area. 7) Minimum Landscape Coverage: Ten percent (10%) of gross site area (See Chapter VI, Design Guidelines). C) Property Development Standards—Office, Health/Fitness, Retail Commercial 1) Maximum Building Coverage: 70 percent of ground level. 2) Minimum Lot Area: None 3) Minimum Lot Width: None 4) Minimum Distance Between Main Buildings: None 5) Maximum Building Height: Thirty-nine (39) feet, 3 stories 6) Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. 7) Parking: One (1) space per two hundred (200) square feet of floor area. 8) Minimum Landscape Coverage: Ten percent (10%) of gross site area (see Chapter VI, Design Guidelines). 9) Commercial retail uses shall be permitted on a limited basis in the Continental Ranch Business Park. Such uses shall be ancillary to established, permitted uses in the Business Park. A maximum of 45 percent (45 %) of the allowable floor area may be used for retail commercial purposes. 10) Parking requirements shall be the same as required for the same or similar uses in the Continental Ranch Specific Plan. Parking for ancillary retail commercial shall be provided in addition to parking requirements for the primary use on the property. 2. Parcel 68A Industrial Use 1) Permitted Uses: In addition to the use permitted above, the following additional use shall be permitted for this parcel: Manufactured Home sales. b) Property Development Standards: In addition to the standards outlined above, the following standard shall be applied: Minimum Lot Area: 5 acres. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-10 H. STREET DEVELOPMENT STANDARDS 1. Silverbell Road is a limited access arterial street and shall have a 200 foot right-of- way width and be improved with four travel lanes and a 20 foot wide raised median. A 4 foot wide sidewalk shall be provided along the east side of the roadway and a 45 foot wide building setback from the right-of-way line shall be provided. 2. Twin Peaks Road is an arterial street and shall have a 150 foot right-of-way width and be improved with four travel lanes divided by a 20 foot wide raised median. A 4 foot wide sidewalk shall be provided along both sides of the roadway. In those instances where the rear lot line is adjacent to Twin Peaks Road, a 10 foot wide building setback shall be required from the right-of-way without direct access directly to Twin Peaks Road. A 20 foot side setback shall be required for all buildings adjacent to the right-of-way. 3. Coachline Boulevard is a collector street and shall have a 90 foot right-of-way width and be improved with four travel lanes. A left -turn lane shall also be provided in portions of the roadway. A sidewalk 4 feet in width shall be provided along both sides of the roadway. In those instances where the rear lot line is adjacent to Coachline Boulevard, a 10 foot wide building setback shall be required from the right-of-way without direct access directly to Coachline Boulevard. 4. Cortaro Road is an arterial street and shall have a 150 foot right-of-way width. The roadway is being improved by Pima County to contain one travel lane in each direction with a 24 foot median. 5. Street pavement cutting shall be minimized and permitted only upon approval of the Town Engineer for the installation of utility crossings and related improvements to serve future subdivisions. Reconstruction shall be per Town of Marana standards. I. UTILITY DEVELOPMENT STANDARDS 1. Onsite and offsite sanitary sewer will be public and will be designed and constructed to Pima County Wastewater Management Department standards. 2. All electric, telephone and cables shall be placed underground and shall be designed and constructed in accordance with the various utility company standards and Town of Marana Standards. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-11 3. The potable water system shall be designed and constructed to the Town of Marana standards. The sizing requirements and location of water facilities shall be as required by the appropriate water utility company standards. Fire flow provisions and fire hydrant locations shall conform to requirements set forth by the appropriate fire departments and water utility companies. 4. The irrigation wells and water conveyance facilities shall be constructed in accordance with the standards of the Cortaro-Marana Irrigation District. All irrigation property and facilities will be owned, operated and maintained by the Cortaro-Marana Irrigation District. J. RESIDENTIAL RECREATION 1. Residential Uses a) Permitted Uses: 1) Residential (3-6 RAC) 2) Commercial Recreation 3) Recreational Vehicle Parks b) Property Development Standards 1) Minimum Lot Area: Four Thousand Five Hundred (4,500) square feet. 2) Density: There shall be a minimum of 4,500 square feet of lot area per each single family dwelling. 3) Maximum Building Height: Thirty (30) feet, two stories. 4) Landscaping: Any part of the total subdivision not required for buildings, structures, loading and vehicular access, pedestrian walks, and hard surface activity areas shall be landscaped according to Chapter VI, Design Guidelines and using the recommended plant list. 5) Yard Setbacks: - Front: 20 feet - Side: 5 feet or 0 feet common wall of zero lot line development - Rear: 10 feet - Corner: 10 feet 6) Parking: A minimum of two onsite off-street parking spaces (including garage, carport and/or driveway) for each dwelling unit shall be provided. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-12 2. Recreational Vehicle Park Standards a) Accessory Uses 1) Accessory uses appurtenant to recreational vehicle parks include community recreation buildings, facilities, and areas, laundry facilities, manager's office and apartment, child care facilities, and similar accessory uses for the exclusive benefit of the park or subdivision residents. 2) Accessory uses appurtenant to individual recreational vehicles include carports, ramada, cabana, covered patio, storage room and similar uses. Accessory buildings shall not be used for regular occupancy or for sleeping. b) Conditional Uses 1) A boat, auto, or trailer storage area, provided they are in a completely enclosed area surrounded by not less than a 6 foot fence or wall, completely screened from view from all sides. 2) Recreational uses intended primarily for the occupants of the park or subdivision, including golf courses and related facilities. 3) Model sales area, provided not more than ten (10) spaces are devoted to this use. 4) Convenience market. 5) Restaurant. 6) Vehicle wash. 7) Mini -storage area, not to exceed one storage unit per 20 recreational vehicle spaces or lots. 8) Any use not appearing in this section which may be permitted by the Planning Director, and which shall be primarily for the residents of the park or subdivision. C. Site Development Standards 1) Minimum Project Size: 5 acres. 2) Minimum Project Setback: 20 feet from all street frontages measured from the right-of-way line. This setback shall be fully landscaped and screened. The landscape and screening plan shall be approved by the Planning Administrator. 3) Parks or subdivisions: a) Minimum lot size per rental unit: 1,500 square feet. b) Minimum common recreation area per unit: 150 sq. ft. C) Minimum width per space: 30 feet. d) Minimum depth per space: 50 feet. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-13 e) Minimum distance between units (exterior of all structures, drives and accessory structures): 7 feet. f) Minimum front yard: 7 feet. g) Minimum rear yard: 5 feet. h) Detached storage buildings not exceeding one hundred twenty (120) square feet in area are permitted on each recreational vehicle space. i) Certain accessory structures, which are complimentary to individual recreational vehicles and park models (i.e., covered carports, patio awnings, ramadas, storage buildings, and room additions) which are made an integral part of and are architecturally compatible with the recreational vehicle or park model itself may be permitted by the Planning Administrator. 4) Common Recreation Area shall be provided both in recreational vehicle parks and subdivisions. Plans for the common recreational areas shall be approved by the Town of Marana. 5) Access to all lots or spaces shall be from the interior of the park or subdivision. 6) Private streets shall be a minimum paved width of twenty-four (24) feet inclusive of the required 12 inch ribbon curbs (to back of curb) when flush with the surface of the paving. One-way private streets shall be sixteen (16) feet inclusive of the required 12 inch ribbon curbs. 7) At least one (1) parking space per rental unit space. In addition, at least one (1) additional guest space shall be provided for each ten (10) rental spaces or lots. 8) The maximum height of any habitable structure shall not exceed twenty (20) feet. All other structures shall not exceed fifteen (15) feet in height. 9) All structures that are located on non -manufactured home spaces or lots shall not exceed thirty-five (3 5) feet in height from grade to the highest point on the roof. Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-14 10) Concurrently with the development of Parcel 62, the developer shall construct a multi-purpose golf cart/bicycle/pedestrian path from the golf course parking lot to a logical point at the boundary of Parcel 62. The path shall be improved with a minimum 10 foot wide asphalt paving with landscaping, and shall be constructed concurrently with the proposed R.V. Park in Parcel 62. The design of the path and landscaping shall be agreeable to the Town and shall be submitted for Town review and approval as part of the Development Plan for the R.V. Park in Parcel 62. The developer shall submit agreements and approvals for the installation and maintenance of the path to the Town for review and approval prior to Town approval of the Development Plan for the R.V. Park. K. AGGREGATE EXTRACTION AND PROCESSING (AEP) (AEP Designation, or Aggregate Extraction and Processing, classifies the land use as raw materials processing centers. The Aggregate Extraction and Processing designation inherently poses enhanced mitigation standards, therefore Parcel 62B, adjacent to Interstate 10 and east of the Santa Cruz River, is the only parcel in the Continental Ranch Specific Plan with this designation) 1. AEP Use a) Permitted uses 1) Aggregate extraction and associated products. 2) Sand and Gravel processing plant 3) Ready -mix concrete 4) Asphalt processing 5) Materials storage/stockpiling b) Accessory and Reclamation Uses 1) Vehicle maintenance and associated storage 2) Administrative and sales office 3) R/R/ uses 4) Import of inert materials for reclamation 5) Freeway Commercial and Industrial uses Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-15 In addition to the land use of the parcel, AEP Designation clarifies development standards designed to mitigate any problems encountered with adjacent land uses. The existing standards for AEP Designation include: 2. AEP Development Standards a) Minimum Site Area 1) Extraction: None 2) Processing: None b) Setbacks, Landscaping, and Additional Considerations: Abutting Property Setback Landscaping Additional Considerations Interstate 10 100' from property Between wall and 8' to 12' architecturally frontage road line frontage road ROW designed wall located 50' to 80' in from property line Golf Course Existing Golf Course Landscaped berm Security fence separating uses provides setback until as part of golf until ultimate AEP boundary new golf holes are course is established when fence will built and AEP uses be moved to new boundary replace existing holes Santa Cruz River 100' from property Staggered Security fence @ 100' line Landscaping and setback trail improvement within 100' setback, with input from Town Block Production 125' from property Enhanced Security fence @ 125' Businesses line Landscaping within setback setback area C) Processing Equipment and Stockpiles shall be depressed a minimum of 20 feet from existing grade d) Maximum Building or Stockpile Height (above predevelopment grade): 55 feet e) Parking requirements (where applicable): 1 space per 500 square feet for office, processing, and maintenance facilities f) Maximum extraction depth shall be 125 feet from predevelopment grade g) Minimum perimeter final slopes shall be 2:1 Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-16 h) Dust control shall be as required by the following Pima County Ordinances - 17.12.100 Vacant Lots and Open Space - 17.12.070 Roads and Streets - 17.12.170 Visibility Limiting Standard - 17.12.080 Particulate Materials 17.12.190 Fugitive Dust Emission Standards for Motor Vehicle operations i) Meet applicable Federal or State regulations for safety on mine sites j) Plant site and extraction operations fall under the following regulations: 1) Marana Floodplain Administration 2) Pima County Flood Control District 3) Federal Emergency Management Agency (FEMA) 4) Mine Safety Health Administration (MSHA) 5) Arizona State Mine Inspector 6) Pima County Air Quality Control District/Pima County Health Department 7) State Department of Health Services/Department of Environmental Quality 8) Arizona Department of Transportation Rev. 7/96, 11 /98, 4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) V-17 VI. DESIGN GUIDELINES A. INTRODUCTION AND PURPOSE These design guidelines have been developed as a framework to express the community character of the Continental Ranch Specific Plan. The purpose of these guidelines is to ensure development of consistently high quality, thus protecting the investment of those who locate within the Specific Plan area. They provide a documented basis for evaluating and directing the planning and design of improvements to each parcel. The guidelines are design criteria to be used by developers, architects, engineers, landscape architects, builders and other professionals to maintain the design quality proposed herein. They are also presented to give guidance to Town staff, the Planning and Zoning Commission and the Town Council in their review of development projects within the Specific Plan Area. The following goals form the basis for these guidelines: • Protection of property values and enhancement of investment. • Conservation of existing natural features and minimum adverse impact on the ecosystem. • Encouragement of imaginative and innovative planning of facilities and sites and flexibility to respond to changes in market demand. • Variety, interest and a high standard of architectural and landscape design. B. RESIDENTIAL DESIGN GUIDELINES The Architectural Review Committee is assembled by the master developer, American Continental, to oversee that all plans are in general conformance with the development guidelines. The following general guidelines are intended for use in residential development. The intent is to provide a logical and pleasing environment composed of buildings, landscapes and natural forms. All additions or alterations must be approved by the Architectural Review Committee. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -1 1. Architectural Themes These guidelines are primarily concerned with the physical appearance of the community environment as perceived by residents and visitors. Therefore, it is the intent of these guidelines to apply to those frontages, boundaries, and perimeter edges that are visible to the public. A minimum of three elevations for each house plan are recommended. The elevations should provide variety in architectural design, incorporating features such as varying roof lines, window treatment, architectural details, and building materials. a) Theme The architectural theme for Continental Ranch should reflect the integration of structures within the overall desert environment, specifically the Southwestern ranch or farm. Themes of the Southwestern style are encouraged, such as "Territorial," "Spanish Colonial," "Mission," "Santa Fe," and "Santa Barbara Mission." b) Exterior Materials Exterior building materials should be consistent with the overall community character. Recommended building materials are brick, masonry, stucco, adobe and concrete block. Other materials must be approved by the ARC. All exposed building materials must be finished. C) Roofs The pitch and form of "roofs" are a visible community feature. A range of roof forms and roof pitches can add an appealing visual impact to the community/streetscape. Roof overhangs are encouraged to produce interest and as a response to climatic conditions, especially when used in combination with porch enclosures, balconies, and recesses. The roofing material should be constructed of nonreflective materials and exhibit muted earth tones as approved by the ARC. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -2 Spanish Colonial 4) a 0 Rev. 7196, 11198,4102, 12102 Territorial Mission Santa Barbara Mission Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -3 d) Colors Generally, muted colors are the most acceptable for use on building exteriors. These colors should reflect the hues of the ground plane, surrounding mountains, and plant material and are drawn from the following ranges: brown, including rusts, sepias, sands, tans and buffs; some olive tones; certain gray tones. Other tones and colors maybe used for trim or accent. Highly reflective colors or materials are prohibited on all wall and roof surfaces. Color gradations from building to building should be gradual. All colors are subject to approval of the ARC. e) Walls/Fences/Gates All walls and fences used within the residential communities should be of a material compatible with the architectural design of the residence. The texture and color of walls should conform to the same color standards as the main residence and the indigenous materials of the surrounding areas. Walls should not exceed six feet in height. Wall systems along major streets should respect the designated setback requirement and have a stepped or non-linear appearance. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -4 f) Solar Panels Solar Panels must be "flush -mounted" onto roof plane or fully screened so as not to create any adverse visual impact on an portion of the community. Natural silver aluminum frames are prohibited . Support solar equipment should be enclosed and screened from view. Solar panel designs are subject to approval by the ARC. g) Building Projections and Equipment All architectural building projections, including chimney flues, vents, gutters, down spouts, utility boxes, porches, railings, and stairways should match the color of the main residence or should be of an Op2 approved color. Television antennas must be provided within roof structure. Radio antennas and satellite dishes must not be visible from neighboring OpL2 properties. h) Mechanical Equipment All mechanical equipment should be screened from view with either a roofline or a wall similar in design to the project architecture. i) Foundations All exterior wall materials must be continued down to finished grade thereby eliminating unfinished foundation walls. 2. Building Setback and Types The design of residential developments can be unique and provide varied streetscape appearances. Providing plans with differing setbacks fosters a variety of elevations. Development should avoid long, unbroken building facades. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -5 • Front setbacks should vary, with no more than two adjacent units having the same setback. The minimum setback variation between units is three (3) feet. J f 4-• .... Y... • Projects should be planned carefully to maximize the feeling of open space with the development. Design approaches include curving streets, orienting the road axis to open areas and the creation of views. • Attached product types and individual units should be turned and oriented in a variety of ways to avoid the monotony of "garage door corridors." 3. Recreation Areas Rev. 7/96, 11/98,4/02, 12/02 Recreation areas should be placed in highly visible locations such as project entries or adjacent to model complexes. Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -6 4. Mailboxes Where a common mailbox location is utilized, it should be located in proximity to the major entry or recreation area. If a structure houses the mailboxes it may be similar to the architectural style of the planning unit in which it exists. 5. Service Yard Walls are required as screening for a service yard, if any, to enclose all above- ground garbage and trash containers, clotheslines, and other outdoor maintenance and service facilities. 6. Parking All parking structures, either free-standing or garages, should incorporate the same design element as the dwelling units. 7. Lighting Lighting should be used only as necessary for functional requirements of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a natural night environment. Within residential areas, lighting should be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights should be directed down onto the pavement/property, and not onto neighboring areas. Standards should be separated to create concentrations of light, as opposed to a continual lighting stream. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -7 8. Grading Grading is a necessary element in community growth. Roads, building pads, and drainage features must be sensitively integrated within the plan. • A grading plan depicting existing and proposed contours, cut and fill areas and all existing plant material within the site should be included with the preliminary submittal to the ARC for review. 6' MAX ❑N LDW SIDE GRADE CHANCES NOT TO EXCEED 3 FEET BETWEEN OF2 NERSH(P5 • Grading for streets and utilities should not occur outside pavement margins. Excavation from trenching should not be stored or piled adjacent to roadways. • West of Silverbell Road, in areas developed as on acre lots (one RAC), no grading should take place outside street rights-of-way and all natural vegetation on the lots should be preserved except for building pad construction by the lot purchaser. The limits of this area should be controlled by deed restriction. Areas developed at two RAC and denser should be graded inn a manner consistent with normal practices with the amount of grading determined by the existing terrain and the parameters of the home builder and Town Engineer. • Grading, if necessary, should result in curved, undulating, not sharp or squared contours, to create a rolling, natural appearance. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -8 9. Landscape Architecture The concept of landscape zones is encouraged for the landscaping of residential areas. Areas west of Silverbell Road should maintain undisturbed natural vegetation where possible. • A landscape package for each unit, consisting of at least one (1) 24 inch box tree per unit and one (1) shrub per 200 square feet, must be installed by the builder/developer or owner within four (4) months of occupancy. All front yards must be landscaped in a neat, weed free, dust free condition. Artificially colored rock yards are prohibited. No landscape restrictions should exist within private areas. Private Areas • Patios and courtyards should be designed as an integrated part of the main structure and located entirely within the building envelope. These zones may utilize ornamental planting of a lush desert atmosphere. • Grading, if necessary, should result in curved, smooth contours for a rolling appearance. • Finished grades along the periphery of a lot or parcel should match the existing grades or tip of curb of any constructed or proposed streets as part of the overall master infrastructure plan. Proposed Grade Existing grade PREFERRED 'r��Propesed Grade Existing Grade AVOID Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -9 C. COMMERCIAL AND INDUSTRIAL DESIGN GUIDELINES 1. Architecture The purpose of establishing architectural design guidelines within the Commercial and Industrial areas is to ensure quality development that reinforces a consistency throughout. Recurring elements combine to create a visual and spatial expression that identify the area and give it a special character. a) Building Materials Preferred building materials include brick, stucco, adobe, masonry, or concrete block. The use of prefab metal sheathing should be appropriate only for industrial buildings. b) Exterior Treatments Exterior treatments and colors should be of muted, subtle earth tones along with judicious use of bright accent colors. Use of a metal, such as "Corten" steel, as an architectural detail is suitable for commercial buildings. Highly reflective finishes on exterior hardware is prohibited, including the use of reflective glass on windows. C) Roof Design Roof design and construction material are subject to review and approval by the ARC. Roof projections over windows are encouraged from an energy conservation perspective. Roofs should be constructed of clay tile, slate, metal, wood, concrete and asphaltic compound shingles, all of which should exhibit a muted earth -tone. Other roof materials may be approved by the ARC. No mechanical equipment of any kind is permitted on roofs. All vents and other projections should be colored to blend with the roof. d) Perimeter Walls Perimeter walls, where required or otherwise desired, should not exceed a height of eight (8) feet above finished grade. Walls should be constructed of masonry, concrete, adobe, or stucco and should match primary buildings with respect to color, texture and overall design. Wrought iron with masonry or stucco pilasters is allowed when privacy is not an issue. 2. Building Setbacks, Heights and Coverage Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -10 Buildings should be sited in a manner that will complement the adjacent buildings and landscape. Building sites should be developed in a coordinated manner to provide order and diversity thereby avoiding a jumbled street scene. a) Setbacks Commercial and industrial buildings should be set back 40 feet from any residential lot line. b) Heights Whenever possible, avoid long linear vistas and building edges by varying and articulating building facades, heights and rooflines. 3. Parking Adequate off-street parking should be provided for each development. parking configurations are subject to approval by the ARC and are also governed by applicable provisions of the Town of Marana Development Code. Whenever possible, parking should be located to the side and /or rear portion of the site. Parking lots should be landscaped with a minimum of one shade tree per 10 stalls. 10 Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -11 4. Lighting Lighting should be used only as necessary for functional requirement of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and maintenance of a natural night environment. Lighting should be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights should be directed down, onto the pavement/property and not onto neighboring areas. Standards should be separated to create concentration of light, as opposed to a continual lighting stream. Lighting should be provided within al parking lots and along walkways. Lighting fixtures inn parking lots should be minimal and should be architecturally compatible with the overall building design program. The design and type of all lighting fixture is subject to approval of the ARC. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -12 5. Grading, Drainageways and Utilities As part of the Architectural Review Board Program, a grading and drainage plan should be approved prior to site construction. Grading should follow the general parameters established in the Residential section (Chapter VI -B-8). 6. Landscape Architecture A minimum 10 percent of the commercial and industrial building site area should be landscaped. This landscaping should be distributed throughout the parking lots and building aprons. Plant materials should be low water use and appropriate to the desert. D. MANUFACTURED HOME DESIGN GUIDELINES The following guidelines are designed to achieve continuity and a standard of quality for manufactured home communities located in Continental Ranch. 1. All homes to be located within The Freeway Properties must be new manufactured homes. 2. All manufactured homes must be ground -set or installed with masonry skirting. Wheels and hitch must be removed within 60 days of delivery to the site. 3. Exterior colors shall be consistent with the color palette described in the Continental Ranch Specific Plan. 4. No reflective building materials shall be used. 5. All architectural building projections, including chimney flues, vents, gutters, downspouts, utility boxes, porches, railings, and stairways, shall match the main color of the structure. 6. All exposed gutters, downspouts and sheet metal shall be painted. 7. Roofing shall consist of shingle style materials. All other types of roofs are prohibited. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -13 Continental Ranch Sign System Guidelines Table of Contents °Introduction V F� r� °Continental Ranch Visual Image Statement "Sign Standards 7) ypoogragAy °Sign Hierarchy °Sign System Prepared by.- 0 y: lo s e ■ 5W WUTM 52M 51MT soli soz lose W"LAM"ASUBI lo• 8 meSavnEway, M © Copyr f^ The S(VK ge Group, htc., 1987 LVASE1I Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) 1 LI II� 1 11 P� INTRODUCTION These Continental Ranch Sign System Guidelines have been carefully designed to create a strong Planned Community image that will contribute to the vitality and value of the entire development. The Continental Ranch Sign System Guidelines review the types of signs allowed, their design and approach to developing them. These Guidelines review the form, materials, colors and typefaces that visually link all the signs and reflects the Continental Ranch unique architectural and landscaping character. The Guidelines are presented in two parts: Temporary signs, which will be eliminated after the market ing of the Continental Ranch Community, and Permanent signs, which remain after marketing of the Continental Ranch Community has been completed. Signs for any given parcel must be developed along these Guidelines and submitted to the Continental Ranch Architectural Committee for approval before implementation. The Continental Ranch Architectural Committee(CRAC) is responsible for final interpretations of these Guidelines but may, at its discretion, modify them to accomodate unforeseen circumstances. Appropriate signs are to all Continental Ranch builders advantage. As such, the spirit, as well as the wording of these guidelines, is important. V1-15 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) CONTINENTAL RANCH VISUAL IMAGE STATEMENT A. CREATE A VISUAL ATMOSPHERE UNIQUE TO THE CONTINENTAL RANCH COMMUNITY B. CREATE A VISUALLY QUIET VEHICULAR CIRCULATION SYSTEM C. CREATE EFFECTIVE VISUAL COMMUNICATION TO ASSURE SAFE AND CLEAR TRAFFIC FLOW D. CREATE A MATERIAL AND COLOR PALETTE COMBINED WITH FORM THAT UNIFIES THE CONTINENTAL RANCH COMMUNITY VI -16 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) SIGN STANDARDS All signs, regardless of type or permanency, are affected by a set of 12 criteria or standards. Each of them is described for every type of sign, in detail, elsewhere in these Guidelines. These standards are: FUNCTION: The purpose of the sign. QUANTITY: The number of signs allowable. FORM: The shape of the sign. DIMENSIONS: The size of the sign. MATERIALS. The range of materials from which the sign can be built. COLOR: The color of each part of the sign. TYPOGRAPHY: The typefaces which are appropriate and/or allowable. LAYOUT: The arrangement of the type faces into a message LOCATION: The position of the sign relative to roadways and other features. INSTALLATION. Instruction for installing or mounting. ILLUMINATION: The method of lighting the sign. LANDSCAPING: The treatment of landscaping around the sign. VI -17 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) TYPOGRAPHY This section reviews typefaces for all Developer provided signage (i.e., Development Identification, Directionals, Regulatory/D.O.T.) Bramley Bold � abcdefghijklmnopgrstuvwxyz � ABCDEFGHIJKLMNOPQR5TU � VWXYZIE0 1234567890 1 Century Schoolbook Bold 1 abcdefghijklmnopgrstuvwxyz � ABCDEFGHIJKLMNOP'""iST � UVWX%7r7 $�ef�& � 1234567590 1 Continental Ranch Arrow VI -18 1 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) TYPOGRAPHY Character spacing should be opened For maximum legibility. Examples show suggested character spacing. TYPNot Acceptable Type Acceptable Preferred when possible TYP VI -19 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) El N U h C; /14 (®rd. No. 201, r Sm r C3 N EAST); 9/2/ M )1% (Ord. No. r m r 096.016) 9 O ci 2 0 O u C m S v Ln T 4 VI -20 Amend(M ru `Q 5 X01); 9/2/201 ai U k o N CD 5 3 a Z N T .C+ O 7 h k V,3 � k L .�i 'i t I- 2/2 ?A Ord. No. 2014. ru `Q 5 X01); 9/2/201 d k o k 3 N O N h k V,3 � k t 'Y � o ct - d J d m d o� d h� C C V a° oa'i V oui V e'! q L L a � 1 O O d d V U O O 5 S 'Y a a d d L' 2 a° a m II 6 (Ord. 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O p� > ° - E C `a O O a r Cp O Y Y > n ° n G fi uUV au Vu oe� a+s gu Ad p Is L �3 h 75 E �j OV�< 3 _�!� 1c �� moi,• a SSC 2 3 °o o F V ��No G E o 16 ;a N E oro 2 • � 0 3 3 � t n = �y� A iCC; z x �4Or�i -' a o« c ° o s `' Ft. ` o Z � d F E .i J v .: u u ° � n � 74 U0:Aa:�� �.8 F�� Jco 4s x- 380 Vi -30 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) „o;a ar m u �8 ucriuo8 °� Yu g S7 ��� U E cc 0: t ddyVV U t q N 3 Ly L ° � ? �'• � � >. m 1, u E > C6 pO UVVE6 rV ds E m £° g k E to g gS.8= ami s nsoo 71 z c5tt c� od E =z �S a� EE;�m3� pq �h (�� j cYi iFZ.• Tm V-: z = m ��S O ,; ttm�nc O" O < <8 = OiPS 0 j �O i� !?3 Om955 °oma m yHc �' �n� moi° Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) — _ 1 Vi -31 _C L- _ -1 Y C tin 06 0 0 •_ � H 3� � � � « �, o, r Y of E> U U U E° UVU < U 4H �= =-OR6S a,jm.sc=icLi °ms �se,�° y9 O2 inr J tmo J mCaecc F b VI -32 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016') i TT T ' c �x a. �• x¢ � ] Y C tin 06 0 0 •_ � H 3� � � � « �, o, r Y of E> U U U E° UVU < U 4H �= =-OR6S a,jm.sc=icLi °ms �se,�° y9 O2 inr J tmo J mCaecc F b VI -32 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016') I � A c 6: &`; �• G2 e - \\) 7- /_�. /� $k e| 2 § 2 2a _a 2) uu \�f �g » / oa3■ ; & i§ 2| z 2 E t 46 o 2%- ■ L 3 2 7 k z o ` § B < <° ■ 2 o z 2£$I ' � alk ■ S�� � � %� §� e � 2/21/14 (Ord. No. 2BR.ma92Z2m6(Or No.mGJG) VI -33 I� 0=1191222MMIHAhi/ 1. Purpose These Design Guidelines have been adopted to ensure that Continental Ranch develops in a consistent manner. The ARC should review all proposals for construction and ensure that such proposals meet the intent not only of the Guidelines, but the development philosophy of the Continental Ranch community. The ARC also has the authority to interpret the Guidelines in the event the Guidelines may not be explicit in a particular situation. The Committee may also amend the Guidelines. Refer to project CC & R's for a detailed description of the ARC structure. 2. Pre -design Meeting Prior to preparing plans for any proposed improvements, it is strongly recommended that an owner and /or his or her architect meet with a member or members of the ARC to discuss proposed plans. The intent of this informal meeting is to offer guidance prior to the preparation of preliminary plans. 3. Fees Review fees may be established on a proposal by proposal basis depending upon the scale, scope and complexity of the associated review process. 4. Submittal of Plans Plans and specifications should be submitted to the ARC in accordance with the CC & R's and as generally described below. 5. Review of Plans The ARC should conduct reviews of residential, commercial and industrial plans during regular meetings or at such other times as deemed appropriate. 6. Preliminary Submittal The preliminary plans, including all of the exhibits described below, are to be submitted after the pre -design meeting. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -34 Preliminary submittal package should consist of the following items: a) Site plan at appropriate scale showing the location of buildings, building envelope, the residence and all buildings or other major structures, driveway, and parking areas, and a grading plan, including existing and proposed topography. b) Roof plan and floor plans (at no less than 1/8" = 1'0") C) Exterior elevations (all) with both existing and proposed grade lines at the same scale as floor plans. d) Indication of all exterior materials and colors. e) Any other drawings, materials or samples requested by the ARC. f) To assist in evaluation of the preliminary plans, the ARC may request preliminary staking of the locations of the corners of the residence or major improvement and at such other locations as the ARC may request. 7. Final Submittal and Review After preliminary approval is obtained the ARC may require the following documents to be submitted for final approval prior to any grading or construction: a) Site plan showing the location of the building, building envelope, the residence and all buildings or other major structure, driveway and parking areas, a grading plan, including existing and proposed topography, utility connections, and finished floor elevations, including garage. b) Roof plans and floor plans (at no less that 1/8" = 1'0"). C) Samples of all exterior materials and/or colors. d) Exterior elevations. e) Complete landscape plan, on same scale as site plan, showing: areas to be irrigated if any, proposed plants and sizes thereof; driveway, retainage, decorative features, etc., if not shown elsewhere on architectural plans; and an indication of the area wherein storage of materials and debris will be confined. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -35 f) Engineering certification of foundations and the securing of a building permit is the responsibility of the owner and/or builder. Construction documents (working drawings and specifications) are to be in accordance with the final design and plans approved by the ARC. Clearing, grading, or construction should not commence until all of the above requirements are satisfied. g) If a response is not received within forty-five days, the plans should receive automatic approval. 8. Subsequent Changes Additional construction, landscaping, or other improvements and/or any changes after completion of an approved structure must be submitted to the ARC for approval prior to making such changes and/or additions. 9. Resubmittal of Plans In the event of any disapproval by the ARC of either a preliminary or a final submission, a resubmission of the plans should follow the same procedure as an original submittal. 10. Inspection of Work in Progress The ARC may inspect all work in progress and give notice of noncompliance. Absence of such inspection and notification during the construction period does not constitute either approval of the ARC with work in progress or compliance with these Design Guidelines or the Declaration. 11. Completed Work Upon completion of any residence or other improvements for which final approval was given by the ARC, the owner should give written notice of completion to the ARC. Within such reasonable time after receipt of written notice, a representative from the ARC may inspect the residence and/or improvements. If it is found that such work was not done in strict compliance with the final plan approved by the ARC, it should notify the owner in writing of such non-compliance. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -36 12. Non -waiver The approval by the ARC of any plans, drawings, or specifications for any work done or proposed, or in connection with any other matter requiring the approval of the ARC under the Design Guidelines or the Declaration, including a waiver by the ARC should not be deemed to constitute a waiver of any right t withhold approval as to any similar plan, drawing, specification, or matter whenever subsequently or additionally submitted for approval. 13. Right to Waiver The ARC reserves the right to waive or vary any of the procedures or standards set forth herein at its discretion, for good cause shown. G. CONSTRUCTION REGULATIONS 1. Construction Trailers, Portable Field Office, Etc. Any owner or builder who desires to bring a construction trailer, field office, or the like to the Continental Ranch community, should first apply for and obtain written approval from the ARC. The ARC will work closely with the owner or builder to determine the best possible location. Such temporary structures should be located only in a location approved by the ARC and should be removed upon completion of construction. 2. Debris and Trash Removal Owners and builders should clean up all trash and debris on the construction site at the end of each day. Trash and debris should be removed from each construction site approximately once a week for delivery to a dump site located off the project. Lightweight material, packaging, and other items, should be covered or weighted down to prevent wind from blowing such materials off the construction site. Owners and builders are prohibited from dumping, burying, or burning trash anywhere on the lot except in areas, if any, expressly designated by the ARC. During the construction period, each construction site should be kept neat and should be properly policed to prevent it from becoming a public eyesore, or affecting other lots and any open space. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -37 3. Vehicles and Parking Areas Construction crews will not park on, or otherwise use, other lots, open space, drainageways, the floodway or linear park. All vehicles will be parked so as not to inhibit traffic, and within designated areas. 4. Conservation of Landscaping Materials Lots west of Silverbell Road contain native plants and other natural landscaping materials that should be protected during construction, including topsoil, rock outcroppings and boulders, and plant materials. Materials that cannot be removed should be marked and protected by flagging, fencing or barriers, The ARC should have the right but not the obligation to flag major terrain features or plants which are found to be fenced off for protection during construction. Any trees or branches removed during construction must be promptly cleaned up and removed from the construction site. 5. Restoration or Repair of Other Property Damage and scarring to other property, including, but not limited to, open space, other lots, roads, driveways, and/or improvements will not be permitted. If any such damage occurs, it must be repaired and/or restored promptly at the expense of the person causing the damage or the owner of the lot. 6. Construction Access The only approved constructed access during the time a residence or other improvements are being built will be over the approved driveway for the lot unless the ARC approves an alternative access point. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VI -38 VII. SPECIFIC PLAN IMPLEMENTATION A. PURPOSE Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein. This chapter includes a Phasing Plan for the development of the proposed planning areas which define the type, location, intensity and timing of development. Implementation of the plan will further be carried out by a method of site plan review as outlined in this chapter, Section C. This chapter also contains a monitoring program presented so that the Town may track the progress of the Specific Plan development and monitor associated improvements. Other information covered in this chapter pertains to general administration, subdivision, amendment procedures, and the linkage between these elements. In addition to site plan review, the Continental Ranch Specific Plan shall be implemented through the subdivision process. Concurrent with Specific Plan processing will be submittal of tentative plats where properties are to be separately financed, sold, leased or otherwise conveyed. The subdivision process will allow for the creation of lots as tentative plat maps which will allow for implementation components are diagramed on page VII -2. The continental Ranch specific plan will generally be developed in four phases as indicated on page VII -3. This will allow an adequate level of infrastructure to be built to accommodate the development in each phase. Attention has also been placed on market considerations in order to stagger the introduction of a variety of units into the housing market. In preparing the phasing plan for this development, certain assumptions have been made. These include: 1) The rate of growth for this project will remain consistent and as calculated, 2) The rate of growth of other regional projects which were used in assessing accumulative impacts, on phased infrastructure and services, will remain consistent and as calculated, 3) The market need for proposed residential product type and mix will remain the same throughout the phasing period. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -1 These assumptions are necessary to establish a phasing plan for the proposed development scenario. However, if any of these assumptions change during the project build -out time, the Phasing Plan and Town monitoring program must be flexible enough to make adjustments in corresponding infrastructure and service requirements. The first phase (Exhibit VII -3) provides the initial backbone of the project. It is during this phase that is significant level of infrastructure for the project will be completed. The eastern terminus of Twin Peaks Road will be designed and installed with an adequate turn -around . This phase is composed of thirty-one planning areas; nineteen residential developments, five commercial sites, three school sites and four recreational facilities. The second phase provides for the additional infrastructure needed to support twenty- three planning areas, eighteen residential developments, three school sites and two recreational facilities. The third phase will provide for six planning areas, five residential developments and one school. Phase Four includes commercial, industrial and recreation -oriented uses which are adjacent to existing platted or zoned compatible uses. It is the primary intention of the phasing plan to relate infrastructure requirements to proposed development. While a sequence is implied, there is nothing in this plan to preclude a different order of development, or even a different combination of sub -phases, so long as the related infrastructure is adequately in place. The Specific Plan provides for this flexibility because the actual sequence of development may be affected by numerous factors not now predictable. The master developer will coordinate and participate with other affected property owners and public agencies to effectuate the completion of Twin Peaks from the west bank of the Santa Cruz River to access I-10. Sewer, water facilities, streets, drainage and grading that will serve the project will be constructed and extended as necessary to meet the requirements of the phased build -out of the project. Exhibit VII -4 indicates the proposed phasing of the infrastructure. The Monitoring Program relates that to each phase. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -2 0Li J 2 <0. Or LLL ce) L Q Q x J u.l ! F X I W 0 2 W 01 zl�l Rev. 7196, 11198,4102, 12102 VII -3 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) LLI cc r� U� h0 U] Z; cN La 3: Ka b �n x w y a y � z n 7 LU �Q. Rev. 7/96, 11/98,4/02, 12/02 VII -4 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) C. TRANSFER OF DENSITY To ensure the orderly growth of a well-balanced community, the designated planning areas within the Continental Ranch Specific Plan shall be developed at densities consistent with or less than the designated density ranges except as provided for a density transfer. Minor modifications in the boundaries and acreage of planning areas or adjustments because of final road alignments and drainageways will occur during technical refinements in the tentative plat map process shall not require an amendment to the Specific Plan. Maximum dwelling units per cumulative planning area will not thereby be affected. The Continental Ranch Specific Plan residential dwelling unit maximum shall be 9,434 dwelling units. A transfer of residential density from one residential planning area to another residential area may be permitted within the Specific Plan in accordance with the following provisions: In no case shall transfers of dwelling units result in: • Exceeding the overall plan capacity of 9,434 dwelling units. • Allocating excess units outside of the planning area. • A change in the density classification range. • Exceeding the capacity of the circulation system or other public facilities as established for the Specific Plan. At the time of the respective tentative plats by the Planning Commission, a revised Specific Plan map and planning area summary shall be submitted for all transfers of density. Said map and table shall also indicate the remaining number of units, if any, that may be accommodated without exceeding the maximum density cap. Said exhibit and table shall be dated accordingly. Transfers of density will be reviewed for conformance with this Specific Plan. D. SITE PLAN REVIEW PROCEDURES The Specific Plan shall be implemented through a method of site plan review. A site plan shall be required for all development within the Specific Plan area requiring a building permit. The tentative plats may be processed independent of the site plan review procedures. Site plan review will not be required for interior alterations where there is no square footage increase or use intensification. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -5 All proposed projects within the Specific Plan area shall be required to have an approved plan prior to issuance of building permits or concurrent with subdivisions, conditional use permits or any other municipal permit for the property. The plan review procedure is necessary for the following reasons: 1. To ensure consistency with the Specific Plan, the General Plan and all implementing ordinances. 2. To promote the highest contemporary standards of site design. 3. To adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan and conform development to the General Plan and implementing ordinances. 4. To facilitate complete documentation of land use entitlement authorized and conditions pertinent thereto. 5. To adapt to substantial changes that may occur with respect to the circumstances under which the project is undertaken. Exemptions The following is a list of activities which are exempt from the Site Plan Review process. This list is not all-inclusive. The Planning Director may exempt other special activities not covered by this example listing. • All interior changes, alterations, construction • Repainting • Reglazing, new mullions • Re -landscaping of existing structure • Re -roofing with similar roofing materials • Minor exterior repairs • Demolition Exterior mechanical (hearing, air conditioning, water heater, etc. Procedures Site Plans, which contain plans, drawings, illustrations, design, reports and other detailed information as required herein, shall be submitted to the Town staff for review and comment. Applicants are encouraged to submit preliminary plans for review and comment by the Town Manager prior to the final preparation of a site plan. Comments from other departments and service agencies shall be sought by the staff prior to preparing a recommendation on the finalized site plan. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -6 Applicants should insure that they have obtained a copy for the design guidelines contained within the Specific Plan. This will assist the developer in achieving consistency with the Specific Plan and generally facilitate a quality project. Upon determination that the site plan complies with the provisions of the Specific Plan and the review factors described in the design guidelines, the Staff shall prepare a staff report with recommendations which shall be submitted along with the site plan to the Planning Commission at the earliest possible, regular meeting. The Planning Commission shall approve, conditionally approve, or if not consistent with Specific Plan, modify or deny the site plan. Revisions Revisions that are minor in nature or reasonable extensions other than those applied as a condition of approval shall be submitted for review and approval administratively by the Planning Director. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission. (Ordinance 2016.016) Requirements for Site Plan A site plan shall consist of plans, drawings, illustrations, and designs, and any other detailed information as required to determine compliance with the provisions of the Specific Plan and responsiveness to design guidelines. The following list of plans and information is required: 1. Assessor's parcel(s) numbers. 2. Area and dimensions of the property. 3. Vicinity map indicating project location. 4. North Arrow/Scale. 5. All applicable tentative plat maps. 6. A physical description of the site, including boundaries, easements, existing topography, natural features, existing buildings, structures and utilities. 7. Location, grade widths and types of improvements proposed for all streets. 8. A site plan showing location of all structures, landscape and hardscape areas, parking areas, walks, internal circulation, access, adjacent streets, sign type and placement and fence/wall type and placement. 9. Building elevations. 10. Description of the extent to which design guidelines have been used in the plan and a statement documenting Specific Plan consistency. 11. A tabulation of square footage, area devoted to parking, parking spaces, landscape coverage, building coverage and heights. 12. Such application and environmental assessment forms as are provided by the staff. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -7 Mandatory Findings for Approval of a Site Plan The Planning Commission shall make the following written findings before approval or conditionally approving any Site Plan. 1. The proposed project is compatible with other projects within the Specific Plan area. 2. The plan will not have an adverse impact on the public health, safety, interest, convenience or general welfare. 3. The Site Plan is compatible with the regulations and design guidelines of the Continental Ranch Specific Plan and the Site Plan conforms to the General Plan and implementing ordinances. E. GENERAL ADMINISTRATION (Ordinance 2016.016) Certain changes to explicit provisions to the Specific Plan may be may administratively by the Planning Director, subject to appeal to the Board of Adjustment. Authorized administrative changes to the specific plan may include the following: 1. The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines. 2. Changes to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts or the Plan. 3. The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. Any person aggrieved by the Planning Director's determination may request an appeal to the Board of Adjustment within 15 days from the date of the determination. F. SUBDIVISION The Town of Marana subdivision ordinance shall apply to all development within the Specific Plan area required to obtain approval of subdivision plats where properties are to be separately financed, sold, leased or otherwise conveyed. The subdivision process will allow for the creation of lots as tentative plat maps which allow for implementation of the phasing plan. The review and approval of subdivision plats would set forth the various conditions necessary to ensure the improvement of streets, utilities, drainage features, and other service requirements specified by the Town. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -8 G. TRAFFIC IMPACT ANALYSIS FOR PROPERTIES ALONG I-10 FRONTAGE ROAD—ADMINISTRATIVE PROCEDURE Pursuant to adopted amendments to the Specific Plan which delete the construction of Continental Links drive from the roadway system serving the Specific Plan area, development plan or plat approval for property directly served by the west I-10 frontage road between Arizona Pavilions and Twin Peaks Road, will be contingent upon a demonstration by the applicant that traffic generation and impacts will be consistent with the findings of the Continental Ranch Specific Plan Amendment Traffic and Circulation Analysis, September 1998. Total traffic impact should be substantially the same or less than the impacts identified in the above referenced study. If the land uses proposed under a development plan or plat result in higher typical trip generation rates than those contemplated overall in the above referenced study, an analysis will be submitted documenting the relatively higher trip generation and the overall impacts of the increased traffic on the Continental Ranch circulation system. The analysis, its recommendations, including any suggested improvements, shall be subject to approval by the Mayor and Council. Trip generation rates used to determine impacts from proposed development will be taken from the most current edition of the ITE trip generation manual, or by locally prepared trip generation studies, which are acceptable to the Town of Marana. Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -9 VIII Appendix Legal Descriptions Rev. 7/96, 11/98,4/02, 12/02 Amended: 2/21/14 (Ord. No. 2014.001); 9/2/2016 (Ord. No. 2016.016) VII -1 The CONTINENTAL RANCH SPECIFIC PLAN WLB Group That portion of Sections 16, 17, 20, 21, 22, 26, 27, 28, 34 and 35, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: BEGINNING at the Southeast corner of the said Section 17; THENCE N 00038'47" W, along the East line of the said Section 17, a distance of 2,641.14 feet to the East One -Quarter (E 1/4) corner; THENCE along the boundary of La Puerta Del Norte, as recorded in Book 15 of Maps and Plats at Page 76, Pima County Recorder's Office, the following courses and distances: S 89°19'49" W, 43.28 feet; N 64°28'14" W, 1,423.12 feet; _ S 00031'34" E, 628.32 feet; S 00°35'16" E, 883.12 feet; THENCE S 89027'35" W, 1,322.67 feet to the West line of the Southeast One -Quarter (SE 1/4) of the said Section 17; THENCE N 00°31'46" W, along the said West line, a distance of 880.11 feet to the Northwest corner of the said Southeast One -Quarter (SE 1/4); THENCE N 00031'04" W, 661.07 feet to the Southeast corner of the North- east One -Quarter (NE 1/4) of the Southeast One -Quarter (SE 1/4) of the North- west One -Quarter (NW 1/4); THENCE S 89019'48" W, 659.91 feet to the Southwest corner of the said Northeast One -Quarter (NE 1/4); THENCE N 00032'08" W, 1,322.02 feet to the Northwest corner of the Southeast One -Quarter (SE 1/4) of the Northeast One -Quarter (NE 1/4) of the Northwest One -Quarter (NW 1/4); THENCE N 89019'08" E, 660.32 feet to the Northeast corner of the said Southeast One -Quarter (SE 1/4); THENCE S 00031'04" E, 661.07 feet to the Northwest corner of the South I One -Half (S 1/2) of the Northeast One -Quarter (NE 1/4); THENCE N 89021'50" E, 2,643.17 feet to the Northeast corner of the said South One-Half.(S 1/2); 1. L T�i/leDB Group THENCE N 89°21'50" E, 53.64 feet to the Westerly right-of-way line of the Santa Cruz River Channel; THENCE along the said right-of-way line,' the following courses and distances: S 47007'51" E, 145.26 feet to a point of curvature of a tangent curve, concave to the Southwest; Southeasterly, along the arc of said curve, to the right, having a radius of 12,965.00 feet and a central angle of 013°12'07" for an arc distance of 2,987.39 feet to a point of compound curvature of a tangent curve, concave to the Southwest; Southeasterly, along the arc of.said curve, to the right, having a radius of 10,830.00 feet and a central angle of 007°31'53" for an arc distance of 1,423.58 feet to a point of tangency; S 26°23'50" E, 6,047.10 feet to a point of curvature of a tangent curve, concave to the Southwest; } Southeasterly, along the arc of said curve, to the right, having a radius of 12,130.00 feet and a central angle of 004°35'22" for an arc distance of 971.63 feet to a point of reverse curvature of a tangent curve*, concave to the Northeast; Southeasterly, along the arc of said curve, to the left, having a radius of 5,880.00 feet and a central angle of 023050'34" for an arc distance of 2,446.87 feet to a point of compound curvature of a tangent curve, concave to the Northeast; Southeasterly, along the arc of said curve, to the left, having a radius of 8,134.09 feet and a central angle of 008058'43" for an arc distance of 1,274.68 feet to a non -tangent line; S 49009'45" E, 1,017.64 feet; S 52°51'33" E, 518.38 feet; S 40°31'07" W, 45.85 feet to a point on the arc of a non -tangent curve, concave to the Northeast, a radial line of said curve through said point having a bearing of S 36°47'02" W; Southeasterly, along the arc of said curve, to the left, having a radius of 23,434.27 feet and a central angle of 003°16'55" for ,,,, an arc distance of 1,342.33 feet to a point of tangency; T�/I/fteB Group S 56°29'53" E, 331.63 feet; S 33°30'07" W, 126.31 feet; S 56029'53" E, 450.00 feet; N 33°30'07" E, 100.00 feet; S 56029'53" E, 78.03 feet to a point of curvature of a tangent curve, concave to the Southwest; Southeasterly, along the arc of said curve, to the right, having a radius of 2,450.00 feet and a central angle of 023°48'26" for an arc distance of 1,018.01 feet to the South line of the North One -Half (N 1/2) of the Northwest One -Quarter (NW 1/4) of Section 35; THENCE S 89028'15" W, along the said South line, a distance of 1,155.18 feet to the Southwest corner of the said North One -Half (N 1/2); THENCE S O1°01'00" E, along the West line of the said Section 35, a _.y distance of 1,314.93 feet to the One -Quarter common to Sections 34 and 35; THENCE S 89031'28" W, along the East-West Mid -Section line of the said Section 34, a distance of 1,513.15 feet to the Westerly right-of-way line of Cortaro Road; THENCE S 33°30'07" W, along the said right-of-way line, a distance of 594.57 feet to�a point on the arc of a non -tangent curve, concave to the Southeast, a radial line of said curve through said point having a -bearing of N 52°43'16" W; THENCE Southwesterly, along the said right-of-way line, along the arc of said curve, to the left, having a radius of 11,509.16 feet and a central angle of 001°01'49" for an arc distance of 206.97 feet to the South line of the North One -Half (N 1/2) of the Northwest One -Quarter (NW 1/4) of the Southeast One -Quarter (SE 1/4); THENCE S 89032'10" W, along the said South line, a distance of 672.62 feet to the Southwest corner of the said North One -Half (N 1/2); THENCE 1-1 00049'49" W, along the West line of the said North One -Half (N 1/2), a distance of 393.70 feet to a.line 264.00 feet south of and parallel with the East-West Mid -Section line; THENCE S 89031'28" W, along the said parallel line, a distance of 656.51 feet to the East line of the West One -Half (W 1/2) of the Northeast One -Quarter (NE 1/4) of the Southwest One -Quarter (SW 1/4); i T�8 rou pt. THENCE N 00045'46" W, along the said East line, a distance of 264.00 feet to the East-West Mid -Section line; THENCE S 89031'28" W, along the said line, a distance of 656.20 feet to the Southeast corner,of the West One -Half (W 1/2) of the Northwest One - Quarter (NW 1/4); THENCE N 00057'23" W, along the East line of the said West One -Half (W 1/2), a distance of 2,649.02 feet to the South line of Section 27; THENCE S 89036'38" W, along the said South line, a distance of 1,288.00 feet to a line 30.00 feet east of and parallel with the West line of the of the said Section 27; THENCE N 00033'36" W, along the said parallel line, a distance of 2,150.15 feet to a point on the arc of anon -tangent curve, concave to the Northeast, a radial line of said curve through said point having a bearing of S 52°32'41" W, said point being on the Southwesterly right-of-way line of the realigned Silverbell Road; THENCE along the said right-of-way line, the following courses and distances: Northwesterly, along the arc of said curve, to the right, having a radius of 4,040.00 feet and a central angle of 007°16'28" for an arc distance of 512.93 feet to 'a point of tangency; N 30°10'51" W, 803.80 feet to a point of curvature of a tangent curve, concave to the Southwest; Northwesterly, along the arc of said curve, to the left', having a radius of 1,100.00 feet and a central angle of 045°03'13" for an arc distance of 864.97 feet to a point of tangency; N 75°14'04" W, 238.33 feet; THENCE S 07032'53" W, 359.93 feet; ' THENCE N 59003'39" W, 843.30 feet to the South line of the North One - Half (N 1/2) of the Northeast One -Quarter (NE 1/4) of Section 28; THENCE S 89008'35" W, along the said South line,' a distance of 296.10 feet to a line 30.00 feet east of and parallel with the West line of the said North One -Half (N 1/2); T L8 roup THENCE N 00043'01" W, along the said parallel line, a distance of 220.77 feet to a point on the arc of a non -tangent curve, concave to the Northeast, a radial line of said curve through said point having a bearing of S 17°25'13" W, said point being on the Southwesterly right-of-way line of the realigned Silverbell Road; THENCE along the said right-of-way line, the following courses and distances: Northwesterly, along the arc of said curve, to the right, having a radius of 10,100.00 feet and a central angle of 011003'30" for an arc distance of 1,949.33 feet to a point of tangency; N 61031'17" W, 2,125.60 feet to a point of curvature of a tangent curve, concave to the Northeast; Northwesterly, along the arc of said curve, to the right, having a radius of 3,300.00 feet and a central angle of 035°57'26" for an arc distance of 2,070.99 feet to a point of tangency; N 25°33'51" W, 520.09 feet; THENCE N 64026'09" E, 200.00 feet to a point on the arc of a non -tangent curve, concave to the Southwest, a radial line of said curve through said point having a bearing of N 64026109" E, said point being on the Easterly right-of-way line of the realigned Silverbell Road; THENCE along the said right-of-way line, the following courses and distances: Northwesterly, along the arc of said curve, to the left, having a radius of 1,400.00 feet and a central angle of 022°11'42" for an arc distance of 542.33 feet to a point of reverse curvature of a tangent curve, concave to the East; Northerly, along the arc of said curve, to the right, having a radius of 50.00 feet and a central angle of 086°14'36" for an arc distance of 75.26 feet to a point of tangency; N 38029'03" E, 259.45 feet to a point of curvature of a tangent curve, concave to the West; Northerly, along the arc of said curve, to the left, having a radius of 1,545.00 feet and a central angle of 048°52'35" for an arc distance of 1,317.97 feet to a point of tangency; T�� Group N 10°23'32" W, 596.70 feet to the Forth line of Section 20; THENCE N 89027'35" E, along the said North line, a distance of 2,331.74 feet to the POINT OF BEGINNING. Containing 1,678 acres, more or less. TOGETHER WITH that portion of Section 16, Township 12 South, Range 12 East, G: & S.R.B. & M., Pima County, Arizona, described as follows: COMMENCING at the Northwest corner of said Section 16; THENCE N 89029'28" E, along the North line of said Section 16, a distance of 525.00 feet to the POINT OF BEGINNING; THENCE N 89029'28" E, along said North line, a distance of 1,588.97 feet to the Southwest right-of-way line of Interstate 10; THENCE S 45024'10" E, along said Southwest right-of-way line, a distance of 628.40 feet; THENCE S 42055'58" E, along said Southwest right-of-way line, a•distance of 91.68 feet to the East line of the Northwest One -Quarter (NW 1/4) of said Section 16; - THENCE S 00050'32" E, along said East line, a distance of 950.18 feet to a point on the arc of a non -tangent curve, concave to the Southwest, a radial line of said curve through said point having a bearing of N 39°05'44" E said point being on the Northeasterly right-of-way line of the Santa Cruz River Channel; THENCE Northwesterly, along said right-of-way line, along the arc of said curve, to the left, having a radius of 13,679.32 feet and a central angle of 010030'05" for an arc distance of 2,507.20 feet to a non - tangent line; THENCE N 33045'32" W, along said right-of-way line, 60.00 feet to the POINT OF BEGINNING. Containing 30.65 acres, more or less. TOGETHER WITH that portion of Section 16, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: BEGINNING at the Southeast corner of said Section 16; TEB �roup�. THENCE S 89040'08" W, along the South line of said Section 16, a distance of 129.33 feet to the Northerly right-of-way line of the Santa Cruz River Channel; THENCE N 24022'27" 14, along said Northeasterly right-of-way line, 1,462.63 feet to a point of curvature of a tangent curve, concave to the Southwest; THENCE Northwesterly, along said Northeasterly right-of-way line, along the arc of said curve, to the left, having a radius of 6,475.00 feet and a central angle of 013027'40" for an arc distance of 1,521.25 feet to a non -tangent line, said line being the North line of the Southeast One - Quarter (SE 1/4) of said Section 16; THENCE N 89036'14" E, along said North line, a distance of 496.75 feet to the Southwest right-of-way line of Interstate 10; THENCE S 35002'19" E, along said Southwest right-of-way line, a distance of 1,730.73 feet to the East line of said Section 16; ' THENCE S 01015'09" E, along *said East line, a distance of 1,217.71 feet to the POINT OF BEGINNING. Containing 28.41 acres, more or less. TOGETHER WITH that portion of Section 22, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: COMMENCING at the Southwest corner of the Northwest One -Quarter (NW 1/4) of said Section 16; THENCE N 89°35'30" E, along the South line of said Northwest One -Quarter (NW 1/4), a distance of 1,045.91 feet to the POINT OF BEGINNING on the North- easterly right-of-way line of the Santa Cruz River Channel on the arc of a non -tangent curve, concave to the Northeast, a radial line of said curve through said point having a bearing of S 62°11'06" W; THENCE Northwesterly, along said right-of-way line, along the arc of said curve, to the right, having a radius of 9,175.00 feet and a central angle of 003°26'27" for an arc distance of 551.01 feet to a point of tangency; THENCE N 24022'27" W, along said right-of-way line, 1,031.44 feet to a point on the Southwest boundary of that certain Parcel described in Docket 7609 at Page 532-534; The Group THENCE along said Southwest boundary, the following courses and distances: S 74041'28" E, 322.30 feet; S 46003'14" E, 373.04 feet; S 19026'00" E, 361.53 feet; S 02022'28" E, 749.57 feet to the South line of said Northwest One -Quarter (NW 1/4); THENCE S 89035'30" W, along said South line, a distance of 62.79 feet to the POI14T OF BEGINNING. Containing 9.50 acres, more or less. TOGETHER !KITH that portion of Section 36, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: COMMENCING at the Southwest corner of the Northwest corner of said Section 36; THENCE N 89024'28" E, along the South line of said Northwest One-Quartew (NW 1/4), a distance of 30.00 feet to the POINT OF'BEGINNING; THENCE N 00050'03" l•!, 30.00 feet east of'and parallel with the West line of said Section 36, a distance of 1,545.21 feet to a point on the arc of a non -tangent curve, concave to the South, a radial line of said curve through said point having a bearing of N 51°55'27" W; THENCE Easterly, along the arc of said curve,.to the right, having a radius of 72.00 feet and a central angle of 062°23'29" for an arc distance of 78.40 feet to a non -tangent line, said line being the Southwest right-of- way line of Interstate 10; THENCE S 45059'37" E, along said right-of-way line, a distance of 1,191.99 feet to a point of curvature.of a tangent curve, concave to the Southwest; a THENCE Southeasterly, along said right-of-way line, along the arc of said curve, to the right, having a radius of 22,718.31 feet and a central angle of 002°34'42" for an arc distance of 1,022.31 feet to a non -tangent line, said line being the South line of said Northwest One -Quarter (NW 1/4); T LB T, THENCE S 89024'28" W, along said South line, a distance of 1,623.79 feet to the POINT OF BEGINNING. Containing 30.94 acres, more or less. TOGETHER WITH Lot 41 of Peppertree Ranch Business Park, Lots 1 through 57 as recorded in Book 33 of Maps and Plats at Page 87, Pima County Recorder's Office, Pima County, Arizona. Containing 1.03 acres, more or less. Prepared by: THE W B GROUP Kenneth E. Zi nn, R.L.S. o. 1�. Y r ON U. -� �T�]]��JJt . LEGAL DESCRIPTION WAMCOR OWNERSHIP GrouP� (LOT 12 PEPPERTREE BUSINESS PARK) That portion of Section 26, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: BEGINNING at the West corner of Lot 12 as recorded in Peppertree Ranch Business Park in Book 33 of Maps and Plats at Page 97, Pima County Recorder's Office; THENCE N 48023'47" E, along the Northwest line of said Lot 12, a distance of 960.00 feet to the Southwest right-of-way line of Interstate Highway 10; THENCE S 36010152" E, along said Southwest right-of-way line, a distance of 1,107.32 feet to a point of curvature of a tangent curve, concave to the West; THENCE Southerly, along the arc of said curve, to the right, having a radius of 50.00 feet and a central angle of 084035'01" for an arc distance of 73.81 feet to a point of 'tangency, said point being on the Northwesterly - right-of-way line of the realigned Cortaro Road; THENCE S 48°24'10" W, along said Northwesterly right-of-way line, a �.# distance of 162.11 feet to a point of curvature of a tangent curve, concave to the Southeast; THENCE Southwesterly, along said Northwesterly right-of-way line, along the arc of said curve, to the left, having a ,radius of 3,894.72 feet and a central angle of 09030'35, for an arc distance of 646.42 feet to a non - tangent line; THENCE N 41036'13" W, 1,201.07 feet to the POINT OF BEGINNING. Containing 24.11 acres, more or less. Prepared by: THE W B GROUP Kenneth . Zi ann, R.L.S. ThLEGAL DESCRIPTION e (AMCOR OWNERSHIP) Group That portion of the Northeast One -Quarter (NE 1/4) of Section 28, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: THENCE S 00043'01" E, along the West line of said Northeast One -Quarter (NE 1/4), a distance of 1,318.98 feet; THENCE N 89008'35" E, 30.00 feet to the POINT OF BEGINNING, said point being on the East right-of-way line of Wade Road; THENCE N 89008'35" E, 296.10 feet; THENCE S 59006'25" E, 844.70 feet to the Southwest corner of that Parcel described in Docket 5744 at Page 760 ; THENCE N 08025'35" E, along the West line of said Parcel, a distance of 339.51 feet; THENCE N 14045'56" E, 19.39 feet to the Southerly right-of-way line of the realigned Silverbell Road; THENCE N 75014'04" W, along said Southerly right-of-way line, a distance of 650.25 feet to a point of curvature of a tangent curve, concave to the Nort THENCE Westerly, along the Southerly right-of-way line, along the arc of said curve, to the right, having a radius of 10,100.00 feet and a central angle of 002039117" for an arc distance of 467.99 feet to a non -tangent line, said line also being the East right-of-way line of Wade Road, said line also being 30.00 feet east of and parallel with the West line of said Northeast One - Quarter (NE 1/4); THENCE S 00043'01" E, along said parallel line, a distance of 220.77 feet to the POINT OF BEGINNING. Containing 5.53 acres, more or less. ! Prepared by: THE LB GROUP Kenneth Z's ann, R.L.S. f Ee T�/B Group LEGAL DESCRIPTION (AMCOR OWNERSHIP) That portion of Sections 22 and 27, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: COMMENCING at the Northwest corner of the Northeast One -Quarter (NE 1/4) of said Section 27; THENCE N 89056'23" E, along the North line of said Northeast One -Quarter (NE 1/4), a distance of 225.00 feet to the POINT OF BEGINNING, said point being on the Southwesterly line of Peppertree Ranch Business Park as recorded in Book 33 of Maps and Plats at Page 97, Pima County Recorder's Office; THENCE S 41031'33" E, along said Southwesterly line, a distance of 755.81 feet to the Northernmost corner of that Parcel of land described in Docket 6165 at Page 1453; THENCE along the Western boundary of said Parcel, the following courses and distances: S 80016'47" W, 304.26 feet; S 17°11'44" W, 479.36 feet; S 09°43'20" E, 964.00 feet; S 36°26'22" E, 2,280.91 feet to the Northeasterly right-of-way line of the Santa Cruz River; THENCE along said Northeasterly right-of-way line, the following courses and distances: N 52°16'42" W, a distance of 423.50 feet to a point on the arc of a non -tangent curve, concave to the Northeast, a radial line of said curve through said point having a bearing of S 37°15'32" W; Northwesterly, along the arc of said curve, to the right, having a radius of 3,270.07 feet and a central angle of 015°30'43" for an arc distance of 885.32 feet to a point on the arc of a non - tangent curve,'concave to the East, a radial line of said curve through said point having.a bearing of S 58°44'31" W; Northerly, along the arc of said curve, to the right, having a radius of 7,181.09 feet and a central angle of 017°46'02" for an arc distance of 2,226.82 feet to a point of reverse curvature of a tangent curve, concave to the Southwest; The B Group Northwesterly, along the arc of said curve, to the left, having a radius of 9,435.00 feet and a central angle of 019008100" for an arc distance of 3,150.72 feet to a point of reverse curvature of a tangent curve, concave to the Northeast; Northwesterly, along the arc of said curve, to the right, having a radius of 9,175.00 feet and a central angle of 004°48'33" for an arc distance of 770.10 feet to a non -tangent line, said line being the North line of the Southwest One -Quarter (SW 1/4) of said Section 22; THENCE N 89035'30" E, along said North line, a distance of 62.79 feet to the Southwesterly line of said Peppertree Ranch Business Park; THENCE S 34007'28" E, along said Southwesterly line, a distance of 3,171.36 feet to the POINT OF BEGINNING. Containing 39.43 acres, more or less. Prepared by: THE WLB GROUP r Kenneth E. lis a n, R.L.S. The AMCOR OWNERSHIP LLB (PARCEL 65 P-5) Group That portion of Section 26, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: COMMENCING at the Northwest corner of the Southwest One -Quarter (SW 1/4) of said Section 26, said point also being on .the Southwesterly line of Peppertree Ranch Business Park as recorded in Book 33 of Maps and Plats at Page 97, Pima County Recorder's Office; THENCE S 46004'51" E, along said Southwesterly line,•a-distance of 1,045.44 feet to the POINT OF BEGINNING; THENCE S 46004'51" E, along said Southwesterly line, a distance of 650.73 feet to a point on the arc of a non -tangent curve, concave to the Southeast, a radial line of said curve through said point having a bearing of N 55050'13" W, said point being on the Northwesterly right-of-way line of the realigned Cortaro Road; THENCE Southwesterly, along said right-of-way line, along the arc of Usk said curve, to the left, having a radius of 3,894.72 feet and a central angle of 000°39'40" for an arc distance of 44.94 feet to a point of tangency; THENCE S 33030'07" W, along said right-of-way line, a distance of 894.02 feet to the East line of that Parcel of land recorded in Docket 6165, Page 1453; THENCE along the West line of said Parcel, the following courses and distances: N 13017'17" 1.1, 577.91 feet; N 03031123" E, 670.37 feet; S 46004'51" E, 100.00 feet; N 43°55'09" E, 100.00 feet to the POINT OF BEGINNING. Containing 10.07 acres, more or less. Prepared by: THE W S GROUP Kenneth E�. Zi m nn, R.L.S. roTLB AMCOR OWNERSHIP U ( PARCEL 66 ) p�. That portion of Section 26, Township 12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona, described as follows: COMMENCING at the Southwest corner of the said Section 26; THENCE N 89027'02" E, along the South line of the said Section 26, a distance of 1,252.89 feet; THENCE N 56°29'53" W, 402.59 feet; THENCE N 33°30'07" E, 100.00 feet; THENCE N 56029'53" W, 300.00 feet to the Southeasterly'right-of-way line of realigned Cortaro Road; THENCE N 33030'07" E, along the said right-of-way line, a distance of 332.30 feet to the POINT OF BEGINNING; THENCE N 33°30'07" E, along the said right-of-way line, a distance of 692.99 feet to a point of curvature of a tangent curve, concave to the Southeast; THENCE Northeasterly, along the said right-of-way line, along the arc of said curve, to the right, having a radius of 3,744.72 feet and a central angle of 014054'03" for an arc distance of 973.89 feet to a point of tangency; THENCE N 48024'10" E, along the said right-of-way line, a distance of 163.52 feet to a point of curvature of a tangent curve, concave to the South; THENCE Easterly, along the arc of said curve, to radius of 50.00 feet and a central angle of 083°55'06"tfor ranh archavindistance of 73.23 feet to a point of tangency on the West right-of-way line of Interstate Highway 10; THENCE S 47040'44" E, along the said right-of-way line, a distance of 669.00 feet to the North-South Mid -Section line; THENCE S 00028'34" E, along the said line, a distance of 196.69 feet; THENCE N 89042'46" E, 161.28 feet; THENCE N 61029'06" E, 36.84 feet to the West right-of-way line of Interstate Highway 10; V LE roup THENCE S 47025'28" E, along the said right-of-way line, a distance of 21.82 feet; THENCE S 61028115" W, 34.56 feet; THENCE S 00005'00" W, 31.22 feet; THENCE S 45925'11" E, 62.96 feet; THENCE S 45033'00" E, 50.00 feet to a point on the arc of a non -tangent curve, concave to the Southeast, a radial line of said curve through said point having a bearing of N 45033'00" W, said point being on the Centerline of Abandoned Kaiser Road; THENCE Southwesterly, along the said Centerline, along the arc of said curve, to the left, having a radius of 5,729.65 feet and a central angle of 002°18'51" for an arc distance of 231.41 feet to a point.of tangency; THENCE S 42008'09" W, along the said Centerline, a'distance of 149.63 feet to a point of curvature of a tangent curve, concave to the Northwest; THENCE Southwesterly, along the said Centerline, along the arc of said curve, to the right, having.a radius of 5,729.65 feet and a central angle of 005°09'54" for an arc distance of 516.51 feet to a point of tangency; feet; THENCE S 47018'03" W, along the said Centerline, a distance of 239.05 THENCE S 34017'15" E, 7.39 feet; THENCE S 65054'30" W, 295.21 feet to a point of curvature of a tangent curve, concave to the North; THENCE Westerly, along the arc of said curve, to the right, having a ' radius of 450.00 feet and a central angle of 057°35'37" for an arc distance of 452.34 feet to a point of tangency; THENCE N 56029'53" W, 479.16 feet to'a'point of curvature of"a tangent curve, concave to the South; THENCE Westerly, along the arc of said curve, to the left, ha radius of 50.00 feet and a central angle of 090°00'00" for an a _,, of 78.54 feet to the POINT OF BEGINNING. %� Containing 42.14 acres, more or less. Prepared by: genneth B GROU . Ztan n,, R.L.S. ist,abc, p 4