HomeMy WebLinkAboutLazy K Bar Ranch Specific Plan
Lazy K Bar Ranch
Specific Plan
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
LKB LLC
8401 North Scenic Drive
Tucson, Arizona 85743
Prepared by:
The Planning Center
2 E Congress Street, Suite 600
Tucson, Arizona 85701
Telephone: (520) 623-6146
With assistance from:
The WLB Group, Inc.
4444 East Broadway Boulevard
Tucson, Arizona 85711
Telephone: (520) 881-7480
PCZ1612-001
GPA1612-001
May 2017
Lazy K Bar Ranch Specific Plan
Table of Contents i
Section I. Introduction ................................................................................................................... 1
A. Background .................................................................................................................................................. 2
Section II. Development Capability Report .................................................................................. 5
A. Purpose and Intent ....................................................................................................................................... 6
B. Existing Land Uses ....................................................................................................................................... 6
1. Site Location ....................................................................................................................................... 6
2. Existing On-Site Land Use and Zoning .............................................................................................. 8
3. Existing Conditions on Properties within a One-Quarter Mile Radius ............................................. 11
4. Well Sites within 100 Feet of the property ........................................................................................ 13
C. Topography and Slope ............................................................................................................................... 17
1. Hillside Conservation Areas.............................................................................................................. 17
2. Rock Outcrops .................................................................................................................................. 17
3. Slopes of 15% or Greater ................................................................................................................. 17
4. Other Significant Topographic Features ........................................................................................... 17
5. Pre-Development Cross-Slope ......................................................................................................... 17
D. Hydrology, Water Resources and Drainage .............................................................................................. 19
1. Off-Site Watersheds ......................................................................................................................... 19
2. On-Site Hydrology............................................................................................................................. 19
3. Existing Drainage Conditions along Downstream Property Boundary ............................................ 20
E. Vegetation................................................................................................................................................... 25
1. Vegetative Communities and Associations On-Site......................................................................... 25
2. Significant Cacti and Groups of Trees .............................................................................................. 26
3. Special-Status Plant Species ........................................................................................................... 27
4. Vegetative Densities by Percentage of Plant Cover ........................................................................ 28
F. Wildlife ........................................................................................................................................................ 39
1. Letter from Habitat Specialist ............................................................................................................ 39
2. Arizona Game and Fish Department Environmental Review .......................................................... 39
G. Viewsheds .................................................................................................................................................. 41
1. Viewsheds Onto and Across the Site ............................................................................................... 41
2. Area of High Visibility from Adjacent Off-Site Uses .......................................................................... 41
H. Traffic Circulation and Road System ......................................................................................................... 46
1. Existing and Proposed Off-Site Streets ............................................................................................ 46
2. Existing Access and Rights-of-Way ................................................................................................. 48
3. Roadway Improvements ................................................................................................................... 49
4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by
Traffic from this Site .......................................................................................................................... 49
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial
Streets, Parks and Schools .............................................................................................................. 49
I. Existing Utility Infrastructure ....................................................................................................................... 49
J. Recreation and Trails ................................................................................................................................. 50
1. Open Space, Recreation Facilities, Parks and Trails ....................................................................... 50
Lazy K Bar Ranch Specific Plan
Table of Contents ii
K. Cultural Resources ..................................................................................................................................... 52
1. Location of Resources On-Site ......................................................................................................... 52
L. McHarg Composite Map ............................................................................................................................ 53
Section III. Development Plan ..................................................................................................... 55
A. Purpose and Intent ..................................................................................................................................... 56
B. Design Principles and Vision ...................................................................................................................... 56
C. Relationship to Adopted Plans ................................................................................................................... 57
1. Marana General Plan ........................................................................................................................ 57
2. Marana Strategic Plan ...................................................................................................................... 60
D. Compatibility with Adjoining Development and Location Restrictions ....................................................... 61
1. Adjoining Development Compatibility ............................................................................................... 61
E. Land Use Concept Plan ............................................................................................................................. 62
F. Circulation Plan .......................................................................................................................................... 65
G. Grading Element ........................................................................................................................................ 67
H. Post Development Hydrology..................................................................................................................... 67
1. Land Use Concept Plan Response to Hydrologic Characteristics: .................................................. 67
2. Information and Substantiation for Encroachment/Modification of Drainage Patterns: ................... 68
3. Potential Drainage Impacts to Off-Site Land Use Upstream and Downstream: .............................. 68
4. Engineering and Design Features to be used to Address Drainage and Erosion Problems: ......... 68
5. Land Use Concept Plan Conformance with Area Plan, Basin Management Plans and Town
Policies: ............................................................................................................................................. 68
I. Environmental Resources .......................................................................................................................... 70
1. Waters of the United States .............................................................................................................. 70
2. Federally Endangered Species and Other Special Species ............................................................ 70
3. Wildlife Corridors ............................................................................................................................... 70
J. Landscape & Buffering ............................................................................................................................... 70
1. Native Plant Preservation ................................................................................................................. 73
K. Cultural Resources ..................................................................................................................................... 75
L. Utilities ........................................................................................................................................................ 75
1. Water ................................................................................................................................................. 75
2. Wastewater ....................................................................................................................................... 78
3. Private Utilities .................................................................................................................................. 78
4. Sanitation and Recycling Services ................................................................................................... 79
M. Public Services ........................................................................................................................................... 82
1. Police Service ................................................................................................................................... 82
2. Schools ............................................................................................................................................. 82
3. Fire Service ....................................................................................................................................... 83
Section IV. Development Regulations ....................................................................................... 85
A. Purpose and Intent ..................................................................................................................................... 86
B. General Provisions ..................................................................................................................................... 86
Lazy K Bar Ranch Specific Plan
Table of Contents iii
1. Applicable Codes .............................................................................................................................. 86
2. Additional Uses ................................................................................................................................. 86
C. Development Standards ............................................................................................................................. 87
1. Land Use Standards ......................................................................................................................... 87
2. Landscaping ...................................................................................................................................... 89
3. Landscape Standards ....................................................................................................................... 90
4. Parking .............................................................................................................................................. 90
5. Lighting .............................................................................................................................................. 90
6. Signage ............................................................................................................................................. 90
D. Single Family Residential Detached Housing Design Standards.............................................................. 90
1. Individual Lot Landscaping ............................................................................................................... 91
2. Color .................................................................................................................................................. 91
E. Town of Marana Subdivision Requirements .............................................................................................. 91
1. Provision of Recreational Area ......................................................................................................... 91
2. Open Space Ownership ................................................................................................................... 91
3. On-Site and Off-Site Trail Access and Maintenance ....................................................................... 91
F. Minimum Roadway Development Standards ............................................................................................ 92
1. Application ......................................................................................................................................... 92
2. Functional Classifications Defined .................................................................................................... 92
3. Cul-de-sacs ....................................................................................................................................... 92
4. Curbing and Sidewalks ..................................................................................................................... 92
Section V. Implementation and Administration ........................................................................ 93
A. Purpose ...................................................................................................................................................... 94
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations ....... 94
2. General Implementation Responsibilities ......................................................................................... 94
3. Interpretation ..................................................................................................................................... 94
4. Development Review Procedures .................................................................................................... 95
5. Specific Plan Amendments ............................................................................................................... 95
6. Administrative Change ...................................................................................................................... 95
7. Substantial Change .......................................................................................................................... 96
Bibliography ................................................................................................................................. 97
List of Exhibits
Exhibit I.A.1: Regional Context ............................................................................................................................ 4
Exhibit II.B.1: Site Location .................................................................................................................................. 7
Exhibit II.B.2: Existing On-Site Land Uses ........................................................................................................ 10
Exhibit II.B.3.a: Existing Zoning ......................................................................................................................... 14
Exhibit II.B.3.b: General Plan Designations ...................................................................................................... 15
Exhibit II.B.3.c: Existing Land Uses.................................................................................................................... 16
Exhibit II.C.1: Topography and Slope ............................................................................................................... 18
Lazy K Bar Ranch Specific Plan
Table of Contents iv
Exhibit II.D.1: Pre-Development Hydrology ...................................................................................................... 22
Exhibit II.D.2.b.1: FEMA FIRM ........................................................................................................................... 23
Exhibit II.D.2.b.2: FEMA Floodplain ................................................................................................................... 24
Exhibit II.E.1: SDCP Vegetative Communities, Associations and Densities .................................................... 29
Exhibit II.E.2: Site Resource Inventory (Sheets 1-8).......................................................................................... 30
Exhibit II.E.3: Vegetation Densities .................................................................................................................... 38
Exhibit II.F.1: AGFD Online Environmental Review ........................................................................................... 40
Exhibit II.G.1.a: Photo Key Map ........................................................................................................................ 42
Exhibit II.G.1.b: Site Photos ............................................................................................................................... 43
Exhibit II.G.1.b: Site Photos, continued ............................................................................................................. 44
Exhibit II.G.2: Visibility ........................................................................................................................................ 45
Exhibit II.H.1: Traffic ........................................................................................................................................... 47
Exhibit II.J.1: Recreation and Schools .............................................................................................................. 51
Exhibit II.L.1: McHarg Composite Map.............................................................................................................. 54
Exhibit III.E.1: Land Use Concept Plan ............................................................................................................. 64
Exhibit III.F.1: Proposed Scenic Drive Improvements ...................................................................................... 66
Exhibit III.H.1: Post-Development Hydrology ..................................................................................................... 69
Exhibit III.J.1: Landscape and Buffering ............................................................................................................. 74
Exhibit III.L.1: Water Service Letter ................................................................................................................... 76
Exhibit III.L.2.a: Existing Sewer Facilities .......................................................................................................... 80
Exhibit III.L.2.b: Wastewater Capacity Response ............................................................................................. 81
Exhibit III.M.3: Fire Service ................................................................................................................................ 84
List of Tables
Table II.B.2: Existing On-Site Structures .............................................................................................................. 8
Table II.D.1: 100-Year Off-Site Peak Discharges .............................................................................................. 19
Table II.D.2.c: 100 Year Peak Discharge ........................................................................................................... 20
Table II.E.1: Species list of plant species observed on site. ............................................................................. 26
Table II.E.3: USFWS List of Plant Species for Pima County ............................................................................. 27
Table II.H.2: Roadway Inventory ........................................................................................................................ 48
Table III.C.1: Lot Sizes ....................................................................................................................................... 59
Table III.E: Land Use Data ................................................................................................................................. 63
Table III.J: Lazy K Bar Prohibited Plant List ....................................................................................................... 72
Table III.M.2: School Capacities & Enrollments ................................................................................................. 82
Lazy K Bar Ranch Specific Plan
Introduction I-1
Section I. Introduction
Lazy K Bar Ranch Specific Plan
Introduction I-2
A. Background
The Lazy K Bar Ranch (Lazy K Bar) is a 138-acre property located in the Town of Marana,
directly west of the Ironwood Reserve subdivision. The specific plan rezoning area
comprises approximately 103.5 acres of the overall 138-acre Lazy K Bar Ranch property.
Lazy K Bar is bound on the east by the Scenic Drive alignment, and by privately held land
on the north, west, and south. Topographically, the property is adjacent to the Tucson
Mountains to the west and north, and a rocky outcropping to the south. These topographic
features create a “valley” setting for the central portion of the property. The site has
spectacular views of the Tucson metropolitan area, Sombrero Peak, and the surrounding
Tucson Mountains.
Lazy K Bar Ranch represents an opportunity to plan and develop a unique community
grounded in its heritage. A large portion of the property is proposed to remain as dedicated
open space. Significant portions of the proposed open space are contained within the
steeper sloped areas. Additionally, the proposed plan will preserve the wash corridors and
the central community recreational area centered around the historic buildings, and will
provide adequate buffers from existing adjacent residences. Every effort is made to
maximize the view opportunities through thoughtful road design, careful slope analysis, and
meticulous homesite orientation. The two character areas will provide distinct neighborhood
experiences, but will be linked by open space corridors and a common design theme.
Originally homesteaded in 1928, Lazy K Bar Ranch began operations as a guest ranch
starting in 1932. Over the years, as a result of ranching, grazing and guest ranch activities,
roads, trails, parking areas, paddocks, pastures, corrals and structures, the native desert
has significantly been disturbed. in 2006, the Guest Ranch was permanently closed, and
attempts to sell to a new resort operator were unsuccessful.
Currently, the Lazy K Bar site has sixteen (16) buildings on-site, including a ranch office, six
adobe guest casitas, the Mountain Pavilion (meeting/ballroom), barn and stables for horses,
as well as a swimming pool and tennis court. A caretaker resides on the property, which is
fenced, privately gated and closed to the public. At this time, no public access is available
anywhere on the site. Trespassing is strictly prohibited.
The current zoning designation on the property, Resort and Recreation, allows for the
development of hotels, motels, inns, timeshare projects and resorts, substance abuse and
other treatment centers, allowing up to approximately 600 lodging units. This specific plan
proposes residential development with modifications to the development standards for lot
size, grading, lot coverage and maximum building height. The Lazy K Bar Ranch Specific
Plan proposes to incorporate 178 lots at a gross density of 1.29 residences per acre based
on overall project area or 1.72 residences per acre within the Specific Plan boundary. The
plan also proposes a variation in lot sizes, a community park and natural open space. The
proposed open space is approximately 60% of the total project area. The amount of
historical disturbance from 85+ years of use on the property is approximately 67 acres, or
49% of the entire project area. While much of the proposed project is located on existing
Lazy K Bar Ranch Specific Plan
Introduction I-3
disturbance areas, other previously disturbed areas that are not proposed for new
development present opportunities for reclamation and revegetation.
Additionally, the Lazy K Bar Ranch Specific Plan intends to protect a portion of the historic
elements of the property. Portions of the ranch house, particularly the stone house portion
built by the original homesteaders, will be preserved and serve as a primary focal point and
gathering place for the community. The thematic elements of the community will respect
and celebrate the ranching culture and rich history of Lazy K Bar Ranch.
See Exhibit I.A.1: Regional Context.
Lazy K Bar Ranch Specific Plan
Introduction I-4
Exhibit I.A.1: Regional Context
Lazy K Bar Ranch Specific Plan
Development Capability Report II-5
Section II. Development Capability Report
Lazy K Bar Ranch Specific Plan
Development Capability Report II-6
A. Purpose and Intent
The primary purpose of the Development Capability Report section of the Lazy K Bar Ranch
Specific Plan is to identify the site’s opportunities, constraints and various physical
characteristics. The analysis of which will provide a means whereby development is designed
in a sensitive and responsive manner to the physical conditions of the site. Information for this
section was compiled from a variety of sources, including site visits, referencing topographic,
hydrological, archaeological and traffic analyses, and correspondence with staff from the local
jurisdictions. The Development Capability Report follows the Town of Marana requirements
provided in the Town of Marana Land Development Code.
Pursuant to such requirements, information on the following physical components of the site
was compiled to assess the suitability of the property for development:
Existing structures, roads and other development
Topography and slope analyses
Hydrology and water resources
Vegetation and wildlife habitat
Geology and soils
Viewsheds
Cultural resources
Existing infrastructure and public services
B. Existing Land Uses
This section of the Development Capability Report identifies existing zoning, land use and
structures on-site and on surrounding properties, as well as other proposed development in the
project vicinity.
1. Site Location
The project is situated within the southwestern limits of the Town of Marana in the west-
central portion of Section 29, Township 12, Range 12 East. The property lies
approximately three-quarters of a mile west of Interstate 10 just west of Continental
Reserve, at the intersection of Pima Farms Road and North Scenic Drive. In total, the
site area is approximately 138-acres and the specific plan area is approximately 103.5-
acres. See Exhibit II.B.1: Site Location.
Lazy K Bar Ranch Specific Plan
Development Capability Report II-7
Exhibit II.B.1: Site Location
Lazy K Bar Ranch Specific Plan
Development Capability Report II-8
2. Existing On-Site Land Use and Zoning
The existing zoning designation on the property is “RR”, Resort and Recreation, which
would potentially allow for the development of a large resort with up to 600 lodging units.
The following accessory uses may be established in the RR zone if they are a part of,
or accessory to a permitted use such as a resort, hotel, motel, inn, timeshare project or
guest ranch, restaurants, bars, cocktail lounges, beauty and barbershops, spas,
treatment centers, outdoor pavilions for outdoor events, live entertainment, and
conference and gathering facilities designed to serve 200 people or less in a single
room (See Exhibit II.B.2: Existing Zoning). In addition, the Lazy K Bar’s historic uses,
including its equestrian, bull riding and the like, remain grandfathered. The Existing On-
Site Structures table demonstrates the total number of existing buildings, with
designated uses and height. There are 16 buildings on the specific plan site including
staff housing, storage, an historic lodge, swimming pool, seven (7) casitas for guests,
covered parking, horse stalls, and tack room. See Exhibit II.B.2: Existing On-Site Land
Uses
Table II.B.2: Existing On-Site Structures
Existing Building Current Square
Footage
Building
Height
(Stories)
Building 1
Mountain Pavilion &
Mountain Pavilion Terrace
(event lawn)
5,431 1
Building 2
Storage
667 1
Building 3
Ranch House with additions
8401 N Scenic Drive
7,940 1
Building 4
Swimming Pool
1,045 1
Building 5
Casita
1,905 1
Building 6
Casita
851 1
Building 7 1,102 1
Lazy K Bar Ranch Specific Plan
Development Capability Report II-9
Casita
Building 8
Casita
1,692 1
Building 9
Casita
2,022 1
Building 10
Casita
2,586 1
Building 11
Casita
1,120 1
Building 12
Casita
1,115 1
Building 13
Casita + Covered Parking
3,195 1
Building 14
Casita
1,100 1
Building 15
Stable/Tack Room
2,290 1
Building 16
Horse Stall
1,192 1
Total On-Site 35,253 16
After years of heavy grazing and other high-impact ranching and recreational activities,
the Lazy K Bar property has experienced significant disturbance. The paddock area,
pasture, horse trails and roadways have the highest amount of disturbance. However,
many other on-site areas have varying degrees of disturbance as well. In total,
approximately 67 acres, 49% of the project area, is historically disturbed. The current
owners, even when the ranch was still operating, restricted ground disturbing activities
in some areas. A partial recovery, particularly in wash areas, is evident.
Lazy K Bar Ranch Specific Plan
Development Capability Report II-10
Exhibit II.B.2: Existing On-Site Land Uses
Lazy K Bar Ranch Specific Plan
Development Capability Report II-11
3. Existing Conditions on Properties within a One-Quarter Mile Radius
a. Zoning
As depicted in Exhibit II.B.3.a, the zoning designations of surrounding properties
are as follows:
North: Pima County SR (Suburban Ranch Zone)
South: Town of Marana R-144 (Single Family Residential)
East: Town of Marana F (Pima Farms Specific Plan), RR (Resort
and Recreation) and Pima County SR (Suburban Ranch
Zone)
West: Pima County RH (Rural Homestead Zone)
b. General Plan Land Use
As indicated in the 2010 Town of Marana General Plan, the site is designated
as Rural Density Residential. The surrounding general plan designations
within one-quarter mile of the site, as depicted in Exhibit II.B.3.b, are as follows:
North: Rural Density Residential
South: Rural Density Residential
East: Master Planning Area and Rural Density Residential
West: Rural Density Residential
c. Land Use
The land uses of surrounding properties within one-quarter mile, as depicted in
Exhibit II.B.3.c.: Existing Land Uses are as follows:
North: Vacant and Unsubdivided Single-Family Residential
South: Vacant and All Creeds Brotherhood Sanctuary Cove
East: Ironwood Reserve Single-Family Residential Subdivision and
Unsubdivided Single-Family Residential
West: Rural Homestead
Lazy K Bar Ranch Specific Plan
Development Capability Report II-12
Separating the west edge of Ironwood Reserve and the rear yards of the
proposed homes along the eastern boundary of Lazy K Bar is:
A 60-acre dedicated open space (approximately 615 feet wide at its
narrowest point);
Half of the former Scenic Drive 60-foot right-of-way (equal to 30 feet); and
A 50-foot setback from the eastern boundary.
d. Number of Stories of Existing Structures
There are 17 existing structures currently on the site, all of which are one-story.
There are one-story single-family residential homes and some two-story single-
family residential homes located east of the site in the Ironwood Reserve
subdivision. All other homes within one-quarter mile of the site are one-story.
e. Pending and Conditional Rezonings
According to the most recent Town of Marana Planning and Zoning Activity map
dated April 2013, there are no pending or conditional rezonings within a one-
quarter mile radius of the project site.
f. Subdivision/Development Plans Approved
There is one approved subdivision plat within a one-quarter mile radius of the
project site. Ironwood Reserve, an adjacent subdivision to the east of Lazy K
Bar, was developed by Diamond Ventures, Inc. in 2004. The development has
a gross area of 125 acres and a total of 246 lots, yielding an approximate density
of 2.0 residences per acre (RAC). Similar to Lazy K Bar, Ironwood Reserve
consists of three different lot sizes, with the largest lots positioned along the west
boundary, mid-sized lots in the middle of the development and the smallest lots
located in the eastern portion of the subdivision. The minimum lot sizes range
from 6,122 square feet for lots in the eastern portion of Ironwood Reserve to 7,179
for lots near the middle of the development and 12,435 square feet for the lots
situated in the western portion of the subdivision.
Continental Crossing Marketplace, Continental Crossing Condos and Tucson III
Retail Center CR Lot 15c located further east of the site are currently in
development plan review, DPR-08022, DPR-06135 and DPR-07048,
respectively. Additionally, the Townhomes at Coachline Boulevard, PRV-07027,
is currently in the preliminary plat stage.
Three additional approved subdivisions are located nearby the site, but are
outside the one-quarter mile radius. Twin Peaks Subdivision, a single family
residential subdivision to the northeast of Lazy K Bar, was developed by Twin
Peaks Development Corporation in 1997. The development has a gross area of
22.91 acres with a total of 78 lots and a gross density of 3.4 RAC.
Lazy K Bar Ranch Specific Plan
Development Capability Report II-13
Twin Peaks Highland, another residential subdivision to the northeast of the site,
was developed in 2004 by D.R. Horton. The development has a gross area of
29.78 acres, a total of 119 lots and a density of 4.0 RAC.
Sunset Ranch Estates, a single family residential subdivision to the southeast of
Lazy K Bar, was developed in 1995 and is owned by Stardance Land, LLC. The
development has a gross area of 34.58 acres, with a total of 30 lots, with 0.87
RAC.
g. Architectural Styles of Adjacent Development
Existing homes in the area are rural custom-home type single-family residences
with southwest and ranch architectural style. Homes in the Ironwood Reserve
subdivision east of the site are more typical of the conventional tract subdivision
production built single-family detached housing.
4. Well Sites within 100 Feet of the property
According to Pima County Geographic Information Systems and the Arizona
Department of Water Resources, well #634473 is located on-site near the Scenic Drive
and Pima Farms Road alignment. Well #804829 is located within 100 feet of the
property in the center of the northern property boundary. There are no other wells
located on-site, or within 100 feet of the property (See Exhibit II.B.3.c: Existing Land
Uses).
Lazy K Bar Ranch Specific Plan
Development Capability Report II-14
Exhibit II.B.3.a: Existing Zoning
Lazy K Bar Ranch Specific Plan
Development Capability Report II-15
Exhibit II.B.3.b: General Plan Designations
Lazy K Bar Ranch Specific Plan
Development Capability Report II-16
Exhibit II.B.3.c: Existing Land Uses
Lazy K Bar Ranch Specific Plan
Development Capability Report II-17
C. Topography and Slope
The elevations on the property range from approximately 2,410 feet at the southwestern corner
to approximately 2,154 feet at the northeastern corner. Three un-named washes exit the
property at the northeast corner and along the eastern boundary with flows under 500 CFS.
Existing topography at 2’ contour intervals is shown on Exhibit II.C.1: Topography and Slope.
1. Hillside Conservation Areas
There are level 1 restricted peaks and ridges located at the northwest and southwest
corners of the property. Pl Exhibit II.C.1: Topography and Slope. According to Title 19
of the Town of Marana Land Development Code, all development is subject to a 300-
foot setback from each peak or ridge designated as protected.
2. Rock Outcrops
There are rock outcrops along the southern and western boundaries of the subject site.
As noted on the SRI, a small unique rock outcrop is located outside, but within close
proximity to the northwest corner of the property.
3. Slopes of 15% or Greater
There is a small area along the western boundary with slopes between 15 and 25
percent. The southern portion of the site has slopes between 15 and 25 percent, as
well as a large area with slopes greater than 25 percent. The surface slope of the
property is shown on Exhibit II.C.1: Topography and Slope.
4. Other Significant Topographic Features
There are two small rocky peaks approximately 2,466 feet and 2,422 feet in elevation
located outside the project area near the middle of the southern boundary.
5. Pre-Development Cross-Slope
The average cross-slope of the property is approximately 10.47% from the southwest
boundary of the site to the northeast corner.
The pre-development cross slope calculation and values used are as follows:
Cross-slope = (I x L x 0.0023) / A
Where:
I = contour interval (2’)
L = total length of contours (314,152)
0.0023 = conversion of “square feet” into “acres x 100”
A = total site area in acres (138 AC)
Lazy K Bar Ranch Specific Plan
Development Capability Report II-18
Exhibit II.C.1: Topography and Slope
Lazy K Bar Ranch Specific Plan
Development Capability Report II-19
D. Hydrology, Water Resources and Drainage
The following site hydrology information was analyzed and prepared by The WLB Group, Inc.
All hydrology information is for illustrative purposes only and is subject to
verification/modification via the drainage report with supporting calculations based on then
existing and proposed conditions at the time of application.
1. Off-Site Watersheds
The off-site areas impacting the project site are from the Tucson Mountains located
north, south, and west of the site. The site is nested within a small valley along the east
side of the Tucson Mountains. The off-site flows are discharging across the west, north,
and south property line in a sheet flooding fashion on mountain slopes greater than 10
percent. In the approved drainage study titled “Ironwood Reserve Final Drainage
Report” prepared by Morrison-Maierle, Inc. dated February 4, 2004; these off-site
watershed analyses were evaluated and verified within this report. This stormwater
runoff is fast moving with erosive velocities and sheet flooding throughout. See Exhibit
II.D.1: Pre-Development Hydrology.
Acreage of Upstream Off-site Watersheds with 100-year Discharge Greater Than
100 CFS
Table II.D.1: 100-Year Off-Site Peak Discharges
Concentration
Point
Drainage Area
(AC) Q100 (CFS)
OS1 27.4 184
OS5 20.5 151
2. On-Site Hydrology
a. On-site drainage flow conditions are characterized by:
On-site stormwater flow drains from the west to the east predominately by sheet flow
and braided natural channels. The average slope of the site is greater than 4 percent.
Stormwater runoff that exits the site is conveyed across vacant desert landscape until
it is intercepted by a channel adjacent to the western boundary of Ironwood Reserve
residential development. This channel directs the flows north in a constructed channel
through a single residential subdivision named Twin Peaks Highlands until it is
ultimately intercepted by the Santa Cruz River located approximately three miles to the
northeast.
All on-site hydrologic analysis will be performed using the latest version of PC Hydro.
The Pima County PC-Hydro software uses rainfall depths derived from the Upper
Bound of the 90% confidence interval from the NOAA Atlas 14. This data is available
from the NOAA’s National Weather Service Hydrometeorological design studies center
precipitation frequency data server, which relies on the latitude and longitude of the
project site. The soil types were provided from the most recent Natural Resource
Lazy K Bar Ranch Specific Plan
Development Capability Report II-20
Conservation Service (NRCS) soils study. Within this report, hydrologic soil types with
the following Map Unit Names/Symbols are present within the project boundary:
Anklam-Cellar-Rock outcrop complex, 15 to 55 percent slopes (Symbol 2), Pantano-
Granolite complex, 5 to 25 percent slopes (Symbol 58), Pinaleno very cobbly sandy
loam, 1 to 8 percent slopes (Symbol 62), and Sahuarita soils, mohave soils and urban
land, 1 to 5 percent slopes (Symbol 72). Using the Pima County Hydrology Manual,
the weighted basin factors range in size from 0.035 to 0.050. The vegetative cover and
density will be determined using recent aerial photographs and site visits.
b. Federally Mapped Floodways and Floodplains:
The development site is located within Zone X, which states “areas determined to be
outside of the 500-year flood hazard area” as defined by FIRM Panels 04019C1650-L,
effective date June 16, 2011. Refer to Exhibit II.D.2.b.1: FEMA FIRM and Exhibit
II.D.2.b.2: FEMA Floodplain. According to the Town of Marana Floodplain Ordinance,
all non-FEMA washes greater than 50 cfs shall be mapped on-site for stormwater flows
exiting and entering the project site. There are nine (9) watercourses on-site under
existing conditions that exceed 50 cfs.
c. 100-Year Peak Discharge Exceeding 50 cfs:
The peak discharge rates for washes having a 100-year event flow greater than 50
cfs are shown below:
Table II.D.2.c: 100 Year Peak Discharge
Concentration Point
Drainage Area
(AC) Q100 (CFS)
1E 28.8 171
2E 44.0 249
3E 22.5 96
4E 3.0 14
5E 160.0 829
5.1E 48.0 319
5.2E 21.0 146
5.3E 27.0 190
5.4E 15.7 111
5.5E 22.8 168
See Exhibit II.D.1: Pre-Development Hydrology.
3. Existing Drainage Conditions along Downstream Property Boundary
The foothills of the Tucson Mountains are a series of alluvial fans where stormwater
runoff is generally conveyed via sheet flow in ill-defined channels. The developments
throughout the watersheds collect and redirect all sheet flow from these alluvial fans
and ultimately deliver it to the Santa Cruz River. The land downstream of the project
Lazy K Bar Ranch Specific Plan
Development Capability Report II-21
site is predominantly comprised of residential and commercial developments.
Furthermore, the downstream parcels also exist within various FEMA flood hazard
zones.
Lazy K Bar Ranch Specific Plan
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Exhibit II.D.1: Pre-Development Hydrology
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Exhibit II.D.2.b.1: FEMA FIRM
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Exhibit II.D.2.b.2: FEMA Floodplain
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Development Capability Report II-25
E. Vegetation
1. Vegetative Communities and Associations On-Site
The project site is located on the eastern flank of the Tucson Mountains and contains
native vegetation that is typical of that found in the Arizona Sonoran Desert. The site
drains from the southwest to the northeast and there is one well-defined wash running
through the northeastern portion of the property. The property occurs within the Arizona
Upland subdivision of the Sonoran Desertscrub biotic community (Brown and Lowe
19801). Existing vegetation is categorized into two distinct communities; Palo Verde –
Mixed Cacti, in the uplands, and Sonoran Riparian Scrub growing along the wash (Pima
County GIS 2013). See Exhibit II.E.1: SDCP Vegetative Communities, Associations
and Densities
a. Arizona Upland Subdivision, Palo Verde-Mixed Cactus series:
A Site Resource Inventory was completed in accordance with Town of Marana
requirements (See Exhibit II.E.2). Existing upland vegetation across the property is
diverse in vegetation species composition and structure. Dominant species on the
property include foothill palo verde (Parkinsonia microphylla), creosotebush (Larrea
tridentata), triangle-leaf bursage (Ambrosia deltoidea), brittle bush (Encilia farinose),
ocotillo (fouquieria splendens), barrel cacti (Ferocactus wislizenii), saguaro
(Carnegiea gigantea), cholla species (Opuntia sp.), prickly pear species (Opuntia sp.)
and a variety of other small cacti. Smaller numbers of blue palo verde (Parkinsonia
florida) and desert ironwood (Olneya tesota) trees are also present. Mature
ironwoods were not noted on the property.
The health of undisturbed upland vegetation on site is generally good to fair. The
saguaro age structure is healthy. Many of the upland trees are exhibiting some signs
of stress due to current drought conditions.
Portions of the site that have been accessed by clearing operations and/or grazing
vary in condition from denude of any significant vegetation to minimal native
understory vegetation. These areas are largely associated with previous ranching
operations and/or grazing limits dictated by fencing.
b. Sonoran Riparian Scrub vegetation:
Sonoran Riparian Scrub vegetation is associated with the wash running through the
northeast portion of the property. This community is dominated by mesquite trees
(Prosopis velutina), whitethorn acacia (Vachellia constricta), and foothills palo verde
(Parkinsonia michrophyla).
1 Brown, D.E., and C. Lowe, 1980. Biotic communities – Southwestern United States and Northwestern Mexico. Map. University of Utah
Press. Salt Lake City, Utah.
Lazy K Bar Ranch Specific Plan
Development Capability Report II-26
The exclusive defining factor of the existing riparian vegetation on-site is density. This
vegetation is largely the same species makeup as the upland vegetation but with a
greater density of plant coverage due to the concentrated runoff from rainfall. There
are no species more typically defined as riparian in nature such as Hackberry (Celtis
reticulate) or Cottonwood (Populus sp).
Exhibit II.E.3: Vegetation Densities, illustrates the extent of the two vegetative
communities found on the Lazy K Bar property. Table II.E.1 presents a list of plants
observed during a June 2013 site visit. Also observed, but not listed, were various
bunch grasses and forbs.
Table II.E.1: Species list of plant species observed on site.
SCIENTIFIC NAME COMMON NAME
Ambrosia deltoidea Triangle-leaf bursage
Baccharis sarothroides Desert broom
Carnegiea gigantea Saguaro cactus
Echinocereus sp. Hedgehog cactus
Ferocactus wislizenii Barrel cactus
Fouquieria splendens Ocotillo
Larrea tridentata Creosotebush
Mammillaria microcarpa Pincushion cactus
Olneya tesota Desert ironwood
Opuntia engelmannii Prickly pear cactus
Opuntia fulgida Chain fruit cholla
Opuntia versicolor Staghorn cholla
Parkinsonia microphylla Foothills palo verde
Parkinsonia florida Blue palo verde
Prosopis velutina Velvet mesquite
Senegalia greggii Catclaw acacia
Vachellia constricta White thorn acacia
2. Significant Cacti and Groups of Trees
The saguaro population appears to have a stable age structure, with many young plants
scattered throughout the site, as well as plants well over 30 feet in height, although the
saguaro population on the property is typical for the area. No unusual groups of native
trees or other native vegetation were noted on the property.
A portion of the site associated with the previous guest ranch facilities contains some
introduced non-native plants such as palm trees, non-native agaves, and ornamental
shrubs.
Lazy K Bar Ranch Specific Plan
Development Capability Report II-27
3. Special-Status Plant Species
The U.S. Fish and Wildlife Service (USFWS) identifies five plant species in Pima County
that have protection under the Endangered Species Act (ESA) (Table II.E.3)2. None of
these species are expected to occur on the property. In addition, the Arizona Game
and Fish Department’s (AGFD) Heritage Data Management System (HDMS) was
accessed via their On-line Environmental Review Tool, to locate records of occurrence
within 3 miles of the property for these species. The HDMS also includes records for
numerous other species that do not have Endangered Species Act (ESA) protection
(special-status species), and of lands of environmental concern, such as critical habitat
for species with ESA protection and wildlife linkage corridors. The HDMS does not
include records for any plant species with ESA protection. The summary page from the
HDMS review has been included as Exhibit: II.F.1: AGFD Online Environmental
Review.
The HDMS does identify two special-status species within 3 miles of the property; the
Stag-horn Cholla or Opuntia versicolor and the Pima Indian Mallow or Abutilon parishii.
The species are designated salvage restricted (SR), and sensitive (S), salvage
restricted and species of concern (SC) respectively, under the Arizona Native Plant
Law.
Marana’s draft Habitat Conservation Plan (HCP) does not include any plant species to
consider.
Table II.E.3: USFWS List of Plant Species for Pima County
Common Name Scientific Name ESA Status
Plants
Acuña cactus Echinomastus erectocentrus var.
acunensis)
Proposed Endangered
Gooding’s onion Allium gooddingii) Conservation Agreement
Huachuca water umbel Lilaeopsis schaffneriana ssp.
recurva)
Endangered
Kearney’s blue star Amsonia kearneyana) Endangered
Pima pineapple cactus Coryphantha scheeri var.
robustispina)
Endangered
Nichol Turk’s head cactus Echinocactus horizonthalonius
var. nicholii)
Endangered
2 http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf
Lazy K Bar Ranch Specific Plan
Development Capability Report II-28
4. Vegetative Densities by Percentage of Plant Cover
The Pima County GIS (2013) categorizes the upland, Palo Verde – Mixed Cactus
vegetation on the property as medium density, and the Sonoran Riparian Scrub
vegetation along the washes as high density. According to 2013 Pima County GIS
data, the Palo Verde – Mixed Cacti accounts for 112.6 acres and the Sonoran
Riparian Scrub accounts for 12.6 acres. On the site, the high density vegetation
appeared restricted to the limits of the revised IRA. Exhibit II.E.3: Vegetation
Densities, illustrates the vegetative community densities found on the property.
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Development Capability Report II-29
Exhibit II.E.1: SDCP Vegetative Communities, Associations and Densities
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Exhibit II.E.2: Site Resource Inventory (Sheets 1-8)
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Lazy K Bar Ranch Specific Plan
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Lazy K Bar Ranch Specific Plan
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Lazy K Bar Ranch Specific Plan
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Lazy K Bar Ranch Specific Plan
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Exhibit II.E.3: Vegetation Densities
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Development Capability Report II-39
F. Wildlife
1. Letter from Habitat Specialist
a. Presence of any State-listed Threatened or Endangered Species
The Sonoran Desert Tortoise (Gopherus morafkai) is a candidate for ESA protection.
The HDMS search found that the tortoise occurs within 3 miles of the property. The
tortoise carries sensitive and wildlife of special concern designations.
The Fulvous Whistling-Duck or Dendrocygna bicolor occurs within 3 miles of the
specific plan area and carries a species of concern status.
There are two wildlife corridors within 3 miles of the project, including: Coyote –
Ironwood – Tucson Linkage Design and the Tucson – Tortolita – Santa Catalina
Mountains Linkage Design.
b. High Densities of a Given Species
According to the Arizona Game and Fish Department, there is no evidence that high
densities of a given species exist within the project area.
2. Arizona Game and Fish Department Environmental Review
In support of this analysis, the AGFD HDMS was accessed via their On-line
Environmental Review Tool, to locate records of occurrence within 3 miles of the
property for these species. The summary page from the HDMS review has been
included as Exhibit: II.F.1: AGFD Online Environmental Review.
The HDMS does include records for one species that does not have Endangered
Species Act (ESA) protection: the Cactus Ferruginous Pygmy-owl (Glaucidium
brasilianum cactorum), which used to have ESA protection. The Pygmy-owl receives
the protections provided by the Migratory Bird Treaty Act and is designated as a
sensitive (S), species of concern, and Wildlife of Special Concern (WSC).
Lazy K Bar Ranch Specific Plan
Development Capability Report II-40
Exhibit II.F.1: AGFD Online Environmental Review
Lazy K Bar Ranch Specific Plan
Development Capability Report II-41
G. Viewsheds
1. Viewsheds Onto and Across the Site
The Lazy K Bar Ranch project area is located on the edge of a developing area within
the Town of Marana limits. Residential developments exist in the vicinity to the north,
south and east of the site, with one residence to the west on the other side of the
mountains in the Avra Valley, almost a half-mile away. Topography within the project
area contains slopes that are greater than 15 percent along the west boundary and in
the southwest portion of the site. Just outside the west boundary, there are steep cliff-
sides and significant topographic features, including a mountain range to the southwest
of the site. The general landscape is dominated by natural desert upland vegetation
with three washes crossing through the project area. Viewsheds onto and across the
site are dominated by mature native trees, cacti, and shrubs. Views of the middle
ground are partially obstructed by vegetation in the foreground. Views of the
background (greater than eight miles) include the Tortolita, Tucson, and Catalina
Mountains.
See Exhibit II.G.1.a: Photo Key Map and Exhibit II.G.1.b: Site Photos.
2. Area of High Visibility from Adjacent Off-Site Uses
North: The northern boundary of the specific plan area slopes up to a hillside at the
northwestern corner, which allows for increased visibility south onto the site; the top of
the hill provides increased visibility of homes located just north of the specific plan.
South: The Tucson Mountains, including Brown Mountain, provide increased elevation,
allowing for increased visibility when looking north, across the site; vegetation is not a
limiting factor.
East: The eastern portion of the specific plan area is relatively flat with slightly changing
topography and varying vegetation densities that limit the views to the west.
West: The Tucson Mountains provide increased elevation, allowing for increased
visibility when looking east, across the site; vegetation is not a limiting factor.
See Exhibit II.G.2: Visibility.
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Development Capability Report II-42
Exhibit II.G.1.a: Photo Key Map
Lazy K Bar Ranch Specific Plan
Development Capability Report II-43
Exhibit II.G.1.b: Site Photos
Photo 1: View looking west onto the site from the
eastern property boundary, Scenic Drive.
Photo 2: View near eastern boundary looking west
across the site and disturbed area.
Photo 3: View looking north from the eastern
portion of the site towards well and water storage.
Photo 4: View looking southwest from the northeast
corner of the site.
Photo 5: View looking east from the center of the
site.
Photo 6: View looking north from the northwest
corner of the site.
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Development Capability Report II-44
Exhibit II.G.1.b: Site Photos, continued
Photo 7: View looking south along the western
boundary from the northwest corner of the site.
Photo 8: View looking northeast from the south-
central part of the site.
Photo 9: View looking east from the eastern portion
of the site.
Photo 10: View looking east from northwestern
corner of the site.
Photo 11: View looking south along Scenic Drive
from northeast of the site.
Photos 12: View looking west from a location near
the center of the site.
Lazy K Bar Ranch Specific Plan
Development Capability Report II-45
Exhibit II.G.2: Visibility
Lazy K Bar Ranch Specific Plan
Development Capability Report II-46
H. Traffic Circulation and Road System
A Traffic Impact Analysis was prepared by Southwest Traffic Engineering, LLC and submitted
under separate cover.
1. Existing and Proposed Off-Site Streets
Scenic Drive is adjacent to the eastern boundary of the project area. Pima Farms
Road intersects Scenic Drive, providing access to the site from the east.
No off-site roads are proposed as a part of this project. Existing roadways within the
project area are shown on Exhibit II.H.1: Traffic.
Scenic Drive
Scenic Drive is a 2-lane minor collector with a 60’ right-of-way. The road is paved
north of the Pima Farms Road alignment. However, northbound Scenic Drive
terminates at Pima Farms Road and a small segment of the roadway between there
and the single-family residences to the north is currently closed to thru traffic. North
of the road closure, Scenic Drive continues until it reaches Silverbell Road. South of
Pima Farms Road, Scenic Drive is a 2-lane dirt road. Southbound Scenic Drive
terminates shortly before entering Saguaro National Park West.
The posted speed limit is 25 MPH. There currently is no average daily trip (ADT)
data for Scenic Drive.
Pima Farms Road
Pima Farms Road is a paved 2-lane road with a 60’ and 67.5’ right-of-way. The
posted speed limit is 30 MPH.
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Development Capability Report II-47
Exhibit II.H.1: Traffic
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Development Capability Report II-48
2. Existing Access and Rights-of-Way
A roadway inventory was conducted to obtain the following information:
Existing and Proposed right-of-way;
Whether or not said widths conform to minimum requirements;
Ownership;
Whether or not rights-of-way jog or are continuous;
Number of travel lanes and theoretical capacity and design speed for existing
roads;
Present average daily traffic for existing streets; and
Based on a preliminary visual assessment, a description of the surface conditions
of existing roadways providing access to the site:
Table II.H.2: Roadway Inventory
Silverbell
Road
Twin
Peaks
Road
Scenic
Drive
Pima
Farms
Road
Coachline
Blvd
Continental
Reserve
Loop
Major Routes
Classification Arterial Arterial Minor
Collector
Minor
Collector
Minor
Collector
Minor
Collector
Existing R.O.W. (Feet) 150-200 100-150 60 67.5 90 75
Future R.O.W. (Feet) 150-200 150 N/A N/A 90 N/A
Current Number of
Lanes (proposed) 4 4 2 2 4 2
Speed Limit 45 35-45 25 30-35 45 45
Ownership Marana Marana Marana Marana Marana Marana
ADT (Source, Year)
14,800
(TOM,
2011)
7,300
(TOM,
2011)
N/A N/A
7,000
(PAG,
2010)
N/A
Capacity (Florida
Dept. of
Transportation, 2002)
32,900 15,600 N/A 15,600 15,600 15,600
Conforms to Width
Standards Yes No Yes Yes Yes Yes
Surface Conditions Paved Paved Dirt/Paved Paved Paved Paved
Source: Pima Association of Governments (PAG), Town of Marana General Plan, and Site Visit – 3.11.13
Lazy K Bar Ranch Specific Plan
Development Capability Report II-49
3. Roadway Improvements
There are two projects listed in the adopted 2040 Pima Association of Governments
Regional Transportation Plan (PAG RTP) within the project area. Both projects are for
the Twin Peaks Corridor and one has already been completed. These projects are:
Twin Peaks Road #1 – Sidewinder Lane to Silverbell Road, Widen roadway to
4-lanes, Middle Timeframe (2020-2030), Pima County, $30,000,000
Twin Peaks Road #2 – Silverbell Road to new Interstate 10 TI, Construct 4-lane
roadway and bridge over the Santa Cruz River, Early Timeframe (2010-2020),
Marana, $21,456,000 – COMPLETED
4. Existing and Proposed Intersections on Arterials within One Mile and Most
Likely to be Used by Traffic from this Site
Pima Farms Road at Continental Reserve Loop will be used by vehicles generated by
the project. Continental Reserve Loop intersects Silverbell Road which acts as the
main arterial for the site and provides access north and south to Twin Peaks Road and
Cortaro Road.
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their
Connections with Arterial Streets, Parks and Schools
Four of the project area roads that are within one mile of the project site are designated
on the Tucson Bike Map as bike routes. Coachline Road and Continental Reserve
Loop are designated as bike routes with a striped-shoulder. South of the Silverbell
Road and Twin Peaks Road alignment, both roads have a bike route with a striped
shoulder that extends south and east, respectively. North of the intersection of Twin
Peaks Road and Silverbell Road both roads are listed as key connecting streets for
bicyclists. There are no sidewalks adjacent to the project area.
I. Existing Utility Infrastructure
There are two wells located on the site or within 100 feet of the site. A Marana Water 12-inch
water main exists within the Pima Farms Road right-of-way east of Lazy K Bar and was installed
as an off-site improvement associated with the development of Ironwood Reserve. The main is
stubbed out to the intersection of Scenic Drive and Pima Farms Road. Public sewer
infrastructure exists to the north and east. Overhead utility lines exist along Pima Farms Road
and Scenic Drive.
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Development Capability Report II-50
J. Recreation and Trails
1. Open Space, Recreation Facilities, Parks and Trails
As shown on Exhibit II.J.1 there is only one Town of Marana park, Continental Reserve
Community Park, within one mile of the project site. The Pima Farms Trailhead
Neighborhood Park, located less than a half mile to the east, is undeveloped and is
planned to provide access to Saguaro National Park West from Continental Reserve.
Windmill Park and Continental Ranch Neighborhood Park are located northeast of the
site, approximately 1.1 miles away. Additionally, the proposed Cascada District Park is
located approximately 2.25 miles northeast of the project area. According to the
Cascada Specific Plan, the district park will include sports fields, park amenities such
as picnic areas and an integrated system of trails providing connectivity to the regional
trail system.
According to the Town of Marana’s Comprehensive Parks, Trails and Open Space
Master Plan, there are no existing trails within one-mile of the project site.
Approximately one-half mile to the south is the boundary of Saguaro National Park,
which features an extensive trail system. The Pack Rat Trail, Scenic Trail and Passey
Loop Trail are all located in the northeast corner of the park boundary, east of Scenic
Drive. There are multiple proposed trails, including the Anza Trail, within one-mile of
the project site and three proposed unpaved, single-track trails, concentrated to the east
of the development. The three single-track trails are clustered around the southern
portion of Ironwood Reserve. There is an existing greenway along Silverbell Road,
which is proposed to extend west along Twin Peaks Road.
There is an existing off-site north-south trail located west of the property boundary which
connects to Sanctuary Cove directly south of Lazy K Bar and eventually to Saguaro
National Park (West) and the Tucson Mountain Park. This trail at the base of the
adjacent rock outcrops traverses rough and rugged, and at times, steep terrain as it
travels further north and especially south toward the base of Sombrero Peak. There
are also several remaining on-site pedestrian and equestrian trails throughout the
property that were used by the ranch and its guests in the past. None of these trails
were ever formally granted public access, nor are they shown on Exhibit II.J.1:
Recreation and Schools. Existing on-site trails can be seen on the aerial shown in
Exhibit III.E.1: Land Use Concept Plan, which also shows an existing trail leading up
the steep rock cliffs in the southernmost portion of Lazy K Bar that currently connects
the ranch house area with existing off-site trail networks.
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Development Capability Report II-51
Exhibit II.J.1: Recreation and Schools
Lazy K Bar Ranch Specific Plan
Development Capability Report II-52
K. Cultural Resources
1. Location of Resources On-Site
SWCA Environmental Consultants (SWCA) conducted a Class I cultural resources
records review of an 138-acre property (Lazy K Bar Ranch) in April of 2013. More
specifically, SWCA conducted the review to identify potential historic properties (i.e.,
properties listed in or eligible for listing in the National Register of Historic Places
[NRHP]) that have the potential to be affected by the property development.
As part of their research on the property, SWCA consulted the AZSITE database, which
includes records from the Arizona State Museum (ASM), Arizona State University, the
Arizona State Historic Preservation Office, and the Bureau of Land Management, for
previously conducted surveys and previously recorded sites in the project area.
The records search showed that two archaeological surveys (ASM Accession Nos.
1981-174.ASM and 1999-81.ASM) have been conducted in the current project area.
No archaeological sites have been previously recorded within the project area (see
Figure 2). Project 1981-174.ASM was conducted as part of the Northern Tucson Basin
Surveys (Madsen et al. 1993) and covered the entire current project area. The second
survey, 1999-81.ASM, was conducted in 1999 by Old Pueblo Archaeology as a part of
the Pima Farms Development Project (Jones 1999) and overlapped the eastern portion
of the current project area. Neither survey identified any cultural resources within the
current project area.
Lazy K Bar Ranch Specific Plan
Development Capability Report II-53
L. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been combined
to form the McHarg Composite Map, displayed as Exhibit II.L.1. The purpose of the McHarg
Composite Map is to highlight areas that are available for development. Refer to Section III
Development Plan for more information on how the site plan responds to the site’s physical
constraints.
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Development Capability Report II-54
Exhibit II.L.1: McHarg Composite Map
Lazy K Bar Ranch Specific Plan
Development Plan III-55
Section III. Development Plan
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Development Plan III-56
A. Purpose and Intent
The Lazy K Bar Ranch Specific Plan establishes the framework for the development of a 138-
acre residential community within the Town of Marana, Pima County, Arizona, of which only
103.5 acres is subject to the Specific Plan. The Specific Plan provides a method for applying
standards and guidance to ensure that this development meets the needs of the community
while appropriately responding to and considering adopted plans, adjacent development, the
environment and site-specific conditions.
This Development Plan responds to the site analysis, technical research, and community
values through the use of regulations or controls to resolve any potential development-related
issues. Once approved, the Specific Plan describes the planning considerations for parcels,
imposes controls on the development of such parcels and is detailed accordingly in the final
plat. The boundaries of this Specific Plan are shown on Exhibit II.B.1.
B. Design Principles and Vision
The Lazy K Bar Ranch Specific Plan is intended to be developed in keeping with the
following goals and objectives:
Preserve and feature the natural beauty of the site, including the washes,
riparian areas and rock outcroppings.
Maximize the spectacular views of Sombrero Peak and the other surrounding
peaks and ridges to the south and west, as well as city views to the east from
all lots throughout the proposed community.
Minimize cut and fill and avoid development on slope areas to preserve vistas
from other properties.
Preserve and feature the historic ranching and guest ranch heritage of the site
through preservation of the Mountain Pavilion Terrace (event lawn) and those
portions of the ranch house with the highest historical significance, as well as
through the use of many of the Lazy K Bar Ranch documents, photographs and
objects of interest such as furnishings, a stage coach, signage and other
mementos. These items will be catalogued by the owners of the Ranch.
Provide a variety of lot sizes and price ranges of homes through a mix of
offerings that are targeted toward “move-up buyers”.
Offer recreational and social opportunities for a variety of age ranges and needs
through open space, active and passive recreation areas and neighborhood
gathering spaces.
Provide for safe and convenient pedestrian circulation throughout Lazy K Bar
Ranch as well as a connection to the greater area trail network.
Provide buffering for existing residents adjacent to the property through the
provision of natural open space adjacent to these areas and on the north
through adequate grade differential to reduce the visibility of proposed homes
from the sight lines of adjacent residences.
Focus development on existing disturbed areas and selectively revegetate
previous disturbance where appropriate.
Lazy K Bar Ranch Specific Plan
Development Plan III-57
Provide meaningful open space that allows for wildlife movement across the
site while preserving a large portion of the remaining native vegetation.
Create visually appealing focal points throughout the community.
Provide view openings of the majestic mountain backdrop to foster a sense of
place and allow for visual amenity.
C. Relationship to Adopted Plans
1. Marana General Plan
The proposed Specific Plan will conform to the Town of Marana General Plan and the
recommendations set forth by regulatory agencies involved in permitting.
Lazy K Bar is located within the Planning Area boundary of the Town’s General Plan
directly west of the Southern Growth Area. Designed to help meet the current and future
needs of the Town, the Specific Plan establishes goals and polices that are in line with
the Town’s General Plan and Strategic Plan.
The Lazy K Bar Ranch Specific Plan is in agreement with the overall General Plan,
including the following highlighted goals, policies and actions:
General Plan Goal, Land Use and Growth Element: Adopt sustainable
development as a unifying goal to secure Marana’s future
Marana’s quality of life must be sustained for many generations to come. Conserving
open space and protecting undisturbed land promotes an increase in the general
welfare and wellbeing of local residents by providing trails for recreation and sport.
Open space, including natural vegetation, provides ecosystem services that reduce
negative storm water runoff effects like erosion, protect wildlife habitat, and improve
water quality by allowing debris and pollution to deposit over undisturbed land.
General Plan Policy: Preserve and protect our natural resources in order to
promote a sustainable community.
General Plan Action: Preserve the Sonoran Desert character by evaluating
appropriate site disturbance standards and preserving native plants.
Specific Plan Conformance: Given that Lazy K Bar Ranch is already approximately
49% disturbed, an emphasis was placed on how the property fits into the framework of
regional wildlife connectivity and substantial open space buffers were provided to
facilitate wildlife movement and improve species persistence between the Tucson and
Catalina Mountains. Similar to the Ironwood Reserve subdivision to the east, Lazy K
Bar will utilize cluster development to avoid environmentally sensitive areas and provide
open space amenity to residents that achieves this goal.
Lazy K Bar Ranch Specific Plan
Development Plan III-58
General Plan Goal, Land Use and Growth Element: Provide opportunities for
diverse developments that maximize the benefits to the community
The provision of a range of housing types and affordability is necessary to create a
thriving community that can accommodate residents of any socio-economic class. By
providing housing for residents of all income levels, land uses such as industrial,
commercial and office space are complemented with a variety of skilled workers; thus,
attracting future development and employment opportunities to the Town and region.
General Plan Policy: Promote new development that is compatible with existing
land uses.
General Plan Action: Establish appropriate land development designations
with densities and intensities that complement existing natural conditions and
residential areas.
General Plan Action: Develop guidelines for enhancing new development and
mitigating potential impacts on existing neighborhoods.
General Plan Policy: Provide opportunities for a variety of housing types and
economic levels.
General Plan Action: Designate a wide range of residential development
densities from low density rural to multi-family urban.
Specific Plan Conformance: Lazy K Bar is located within the Planning Area
Boundary of the Town of Marana’s 2010 General Plan and is adjacent to the
Southern Growth Area. The land use designation on the property is Rural Density
Residential, 0.1-0.5 residences per acre (RAC). The proposed RAC for Lazy K Bar is
1.29 residences per acre. Marana’s 2010 General Plan states that a two-step increase
change of the current land use designation will result in a major amendment to the
General Plan. The proposed density of 1.29 RAC is a one-step increase change of the
current land use designation and is therefore considered a minor amendment to the
General Plan. A minor general plan amendment to Master Planning Area to reflect the
proposed “F”, Specific Plan zoning is being processed concurrently with this Specific
Plan.
Lazy K Bar will feature high-quality design and development that is compatible with
what exists in the area, as well as two distinct lot sizes and a range of housing types
to accommodate homebuyers at varying “move-up buyer” income levels. According
to the 2010 General Plan, there is Rural Density Residential immediately surrounding
the site and the vast majority of land to the east is designated as Master Planned
Area and is developed at higher densities than what is being proposed by this specific
plan. Several residential subdivisions exist within the master planned area east of Lazy
K Bar. The property is positioned west of a single-family residential subdivision,
Ironwood Reserve, and directly south of unsubdivided, single-family residential large
lot homes. To the northeast are the Twin Peaks and the Twin Peaks Highland
subdivisions; both are single-family residential, one- and two-stories. Several other
subdivisions exist east of the site at varying densities.
Lazy K Bar Ranch Specific Plan
Development Plan III-59
Table III.C.1: Lot Sizes
Developments Typical Lot Square Footage
Ironwood Reserve 6,122 7,179 12,435
Lazy K Bar Ranch
(Proposed)
6,000 (min) 9,100 11,200 (max)
The move-up and second move-up homes proposed for Lazy K Bar Ranch will have
pricing that starts above Continental Reserve and Ironwood Reserve. It is a product
not currently offered in the area and thus meets a plan goal of expanding the upper
end price range of housing offered in the area.
General Plan Goal, Open Space and Trails Element: Protect and preserve natural
open space.
The vast array of wildlife species that persist along the Tucson Mountains help to create
the unique desert landscape so beloved by those in the Town of Marana. Maintaining
critical wildlife habitat and linkages for species movement is an important part of their
persistence in the future, especially considering that each species has its own unique
habitat requirements, migration patterns and range.
General Plan Policy: Develop a connected system of natural open space
preserves that protect wildlife habitat, wildlife linkages, and cultural
resources.
General Plan Action: Preserve, protect, or conserve areas of high-value
habitat and wildlife movement linkages as identified in the Marana Draft
Habitat Conservation Plan (HCP) and the Marana Parks, Recreation, Trails,
and Open Space Master Plan.
General Plan Action: Preserve Natural Undisturbed Open Space (NUOS) to
maintain wildlife access and movement within and through development sites
that are subject to discretionary land use actions, as described in the Draft
HCP.
General Plan Action: Preserve and protect existing natural drainage systems
as identified in the Marana Draft HCP riparian map.
General Plan Policy: Create protected continuous open space linkages and
viable wildlife corridors throughout the community.
General Plan Action: Protect the viability of wildlife corridors mapped in the
Draft HCP, using innovative site planning and design.
Specific Plan Conformance: Lazy K Bar is designed to concentrate grading
activities towards already disturbed areas of the site. Focusing development efforts
away from greenfield development (undisturbed, naturally occurring areas) helps
avoid encroaching onto the streams that traverse the property, protects wildlife
corridors identified in the Town of Marana’s Habitat Conservation Plan, and
Lazy K Bar Ranch Specific Plan
Development Plan III-60
preserves native vegetation and drainageways. The total amount of open space in
Lazy K Bar is approximately 60%.
2. Marana Strategic Plan
The Lazy K Bar Ranch Specific Plan is a master planned community in the Town of
Marana consisting of 138 acres of property just west of the Continental Reserve and
Ironwood Reserve residential communities. The purpose of the Specific Plan is to
establish a development plan, regulations and performance standards specific to
providing the flexibility and specificity needed to guide the property’s development in a
manner befitting its unique setting and character.
The Lazy K Bar Ranch Specific Plan supports the five areas of the Marana Strategic
Plan:
Commerce – Construction of proposed community will provide jobs as well as revenue
to the Town through construction sales tax and development services fees.
Community – This new residential community will provide new housing choices in the
popular Continental Ranch area, attracting new residents to the Town. Offering two
different lot sizes with city and mountain views and higher end houses creates a logical
transition in housing product type and price when moving west through Continental
Ranch past the Continental Reserve and Ironwood Reserve communities. Careful
development of the site as a gated enclave will ensure the preservation of the more
environmentally sensitive areas beyond the site, as well as the suburban lifestyle of
existing residents.
Heritage – The historic ranching and guest ranch heritage of the site will live on through
the continued use of the Lazy K Bar name, the preservation of the Mountain Pavilion
Terrace and hardscape, those portions of the original ranch house with the highest
historical significance, and through the use of many of the Lazy K Bar Ranch
documents, photographs, objects of interest, signage and other mementos.
Progress/Innovation – Dedication to a conscientious approach to responsible
development, high-performing homes and cost saving for potential future homebuyers
reflects the intent of the Lazy K Bar Ranch Specific Plan. The community will strive to
incorporate sustainable building practices such as the use of energy efficient
construction materials and appliances as well as innovative site design conservation
techniques to decrease energy usage, minimize impact to the environment, conserve
water and promote healthy lifestyles.
Recreation – The development plan proposes a variety of open space and recreation
opportunities for all ages of its residents, ranging from active and passive recreation
areas to natural undisturbed open space areas.
Lazy K Bar Ranch Specific Plan
Development Plan III-61
D. Compatibility with Adjoining Development and Location Restrictions
1. Adjoining Development Compatibility
The specific plan area is located on the western edge of a master planned area with
several subdivisions within one-mile of the project site. The master planned
communities Continental Ranch and Continental Reserve comprise much of the
developed land to the east. Other subdivisions in close proximity to Lazy K Bar include
Ironwood Reserve, Twin Peaks Highland, Silver Moon, Twin Peaks, Sierra Crest,
Sunset Ranch Estates and the Stoneridge subdivision. Coupled with retail and big box
stores near Cortaro Road, these subdivisions lend themselves to improving economic
development within the Town of Marana. Sanctuary Cove, owned and operated by All
Creeds Brotherhood, is a scenic area with trails and a chapel for the public to enjoy.
The chapel is located over 500 feet south of the rock outcrops along the south boundary
of the project area. Ironwood Reserve, a single-family residential subdivision, with one-
and two-story homes and 2.0 RAC, is immediately adjacent to the east of Lazy K Bar.
Similar to Lazy K Bar Ranch, Ironwood Reserve successfully implemented open space
into the subdivision’s design while preserving environmentally sensitive areas like
washes running through the site. In comparison, however, Lazy K Bar Ranch will be
less dense with a gross density of 1.29 RAC. Both Twin Peaks and Twin Peaks
Highland, located to the northeast of the site, are single-family residential subdivisions
with one- and two-story homes. The gross density of those two subdivisions is 3.4 and
4.0 RAC, respectively.
Lazy K Bar Ranch Specific Plan
Development Plan III-62
E. Land Use Concept Plan
The Lazy K Bar land use concept plan responds to site-specific conditions and environmental
constraints as identified in the site analysis and through consultation with the Coalition for
Sonoran Desert Protection (CSDP) and Wheat Design Group, Inc. Wheat Design’s building
envelope, shown as a purple dotted line on the Land Use Concept Plan map, was developed
to highlight the area of less significant resource value as compared to the remainder of the site.
The proposed building envelope also provides over a 300-foot buffer along nearly the entire
west boundary in order to protect the critical wildlife corridor between the Tucson and Catalina
Mountains according to, and as mapped by, Paul Beier et al. in Arizona Missing Linkages. The
project consists of 178 single-family residential units with a density of approximately 1.29 units
per acre (See Exhibit III.E.1: Land Use Concept Plan).
The developer proposes distinct product types on two different lot sizes to meet the unique
needs, preferences and lifestyles of Arizona homebuyers. The plan provides for a range of lot
sizes varying from 6,000 square feet to nearly 11,200 square feet. Homes will be limited to
single-story. The developer’s home designs will consider current homebuyer lifestyle
preferences, timeless rather than trendy exterior styling, incorporation of popular elements
drawn from the developer’s extensive customer experience, and a commitment to crafting
inviting neighborhoods and distinctive places. The developer will build energy efficient homes
using innovative construction techniques and materials.
Lazy K Bar Ranch already exhibits approximately 49% disturbance from previous grading and
development. The greatest areas of disturbance are concentrated around the center of the
specific plan site, extending west and northeast. Currently, the center of the site is dedicated
to infrastructure for supporting ranch operations, including: covered horse stalls and stables for
housing livestock, tack room for storing supplies, housing for staff, casitas for guests, a barn,
store and pool to accommodate guests using the ranch.
The proposed development of Lazy K Bar includes setting aside a large portion, approximately
60%, of the total project area for open space. The development is designed to minimize
disturbance of the on-site washes and riparian habitat by limiting development in those areas
to wash crossings for roadways, and focusing residential development on the remainder of the
site and primarily on already disturbed areas. Native plant species left intact will serve as
habitat for Sonoran Desert fauna, providing visual amenity to residents in Lazy K Bar. Most
lots in the community will have a backyard facing natural desert open space; this open space
will be complemented by avoiding development on areas with slopes greater than 15%,
preserving wildlife corridors, reducing development that encroaches on the two drainageways
that lead out of the specific plan area to the north, and concentrating development on areas
that have already been historically disturbed.
Open space in Lazy K Bar Ranch will consist of a minimum of 150 feet of NUOS around the
entire perimeter of the property with exceptions for previous disturbance, common area,
roadways, drainage, utilities, the historic ranch house area and a public trail. The amount of
open space along the north and, especially the west boundary is even greater than the
minimum 150-foot NUOS buffer. The previously disturbed open space areas will be
Lazy K Bar Ranch Specific Plan
Development Plan III-63
revegetated where necessary with native and low-water use plant materials that are deemed
noninvasive in character. The stone ranch house and a trail are also located in the designated
open space area. A minimum 35,000 square foot pocket park will provide active open space
opportunities for residents. Amenities for this park area will be determined by the target market
for the subdivision, but may include features such as shade structure/ramadas, grills, picnic
area and playground or exercise structures. Location of the park will be determined during the
plat process.
The Lazy K Bar Ranch Specific Plan will safeguard a portion of the historic nature of the
property. The plan preserves, at a minimum, the original stone house portion of the larger
ranch house lodge, the fireplace/patio behind the rock house and the former Mountain Pavilion
Terrace area. This historic structure anchors the community to tie it to the property and
Marana’s rich historic past.
The community will be accessed from Pima Farms Road, a 2-lane minor collector, to the east
of the site. Pima Farms is intersected by Scenic Drive, immediately adjacent to the eastern
boundary of the specific plan. The only point of public access to Lazy K Bar is serviced by Pima
Farms Road; therefore, existing residents to the east including those in the Ironwood Reserve
development will be affected by traffic from Lazy K Bar. By driving towards Silverbell Road,
away from the site, Lazy K Bar residents will have access to Interstate 10 and other north-south
major arterials, providing a range of alternate routes for shopping, work, and leisure activities.
Table III.E: Land Use Data
Area Description Area
(acres)
Percent Area
Total Site Area 138.2 100
RESIDENTIAL AREA (RA)
Proposed Lots
Private Streets
Miscellaneous Disturbance
55.2
33.20
11.48
10.56
40.0
24.02
8.34
7.64
OPEN SPACE (OS)
N.U.O.S.
General Open Space
Recreation Area
82.9
41.5
39.9
1.5
60.0
30.0
28.90
1.09
Lazy K Bar Ranch Specific Plan
Development Plan III-64
Exhibit III.E.1: Land Use Concept Plan
Lazy K Bar Ranch Specific Plan
Development Plan III-65
F. Circulation Plan
Ingress/egress will be provided at a main gated location at Pima Farms Road and Scenic Drive.
It is approximately 1.25 miles from Silverbell Road. A gated egress-only street, is located at
the northeastern corner of the site, providing a secondary access to Scenic Drive. All
electronically controlled access gates including the main gate, shall be provided with an optical
pre-emptive device with key switch back up approved by the fire code official.
Interstate 10 is approximately 3 miles east of the site. North/south movements can be made
by utilizing Scenic Drive (southbound travel terminates at base of the Tucson Mountains) or
Silverbell Road to the east of the site. There are no off-site rights-of-way proposed for the
site because access is already established through Pima Farms Road, with more than
adequate existing capacity.
It is worth noting that the average daily trips (ADT) entering and exiting Lazy K Bar Ranch
based on 178 single-family detached homes is vastly lower than the ADT associated with a
600-room hotel. The current zoning designation of Resort and Recreation would allow a
600-room hotel or resort on the property. According to the 9th Edition of the Institute of Traffic
Engineers (ITE) Trip Generation Manual, a 600-room hotel would result in 5,352 vehicle trips
per day (solely for the hotel, without consideration of activities geared toward non-overnight
guests in the ballrooms and restaurants) compared to 1,780 daily trips for 178 single-family
detached residences.
In order to improve regional circulation and to enhance project access, a 60-foot right-of-way will
be dedicated along the eastern boundary of the project to provide for the reconnection of Scenic
Drive to Pima Farms Road. The developer will enter into a development agreement with the
Town of Marana providing for the developer to construct a new 24-foot width two lane public
roadway. The development agreement will provide for reimbursement for a portion of the costs
associated with constructing the new roadways and will additionally provide for construction of an
earthen trail along Scenic Drive. See Exhibit III.F.1: Proposed Scenic Drive Improvements.
A Traffic Impact Analysis was prepared by Southwest Traffic Engineering, LLC and submitted
under separate cover.
Lazy K Bar Ranch Specific Plan
Development Plan III-66
Exhibit III.F.1: Proposed Scenic Drive Improvements
Lazy K Bar Ranch Specific Plan
Development Plan III-67
G. Grading Element
Grading is directed to selected areas of the Lazy K Bar Ranch Specific Plan project area. After
85 years of intense guest ranch use on this site, it is impossible to credibly identify any
significant undisturbed areas on this property. Grading will occur on approximately 40% of the
site, leaving approximately 60% of the overall 138-acre Lazy K Bar Ranch property
undeveloped. The following indicates the size of each area graded and the percentage of the
site. The overall allowable grading and related disturbance includes internal roadways and their
common area, building pads, driveways, accessory structures, utility crossings of natural
washes, emergency access and other areas needed for infrastructure and utilities. Roadway
layouts in Lazy K Bar should have a minimum effect on existing drainage patterns in either
sheet flow areas or defined channels. Barriers such as temporary yellow rope or similar
methods will be provided for machinery in order to ensure that the grading limits will not be
exceeded and will be constrained to the areas designated for disturbance. The grading will be
done in conformance with the Land Use Concept Plan and the Development Regulations of
Lazy K Bar. In accordance with Title 25 of the Town of Marana Land Development Code, a
Stormwater Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to ADEQ for
coverage under the Arizona Pollution Discharge Elimination System (AZPDES) Construction
General Permit is required and will be submitted to the Town for review and acceptance prior
to commencement of grading activities.
H. Post Development Hydrology
1. Land Use Concept Plan Response to Hydrologic Characteristics:
Drainage will be conveyed using existing washes with minimal disturbance for
roadways. On-site stormwater runoff to the downstream project boundaries will comply
with the Standards Manual for Drainage Design and Floodplain Management" and the
Marana Stormwater Detention/Retention Manual. Pad elevations will be determined by
the submittal of a drainage report that shall be approved by the Town of Marana.
The post-developed 100-year floodplains within the project boundaries will continue to
be conveyed through the site via the natural washes and drainageways. Where pads
are elevated adjacent to the floodplain and when side slopes exceed 3:1, to mitigate
erosion hazards, locally sourced material will be placed to maintain a natural
appearance (See Exhibit III.H.1: Post-Development Hydrology).
This project is located within The Town of Marana and is required to comply with all
drainage requirements set forth by the Town. This project is located within a balanced
basin. As a result of being in a balanced basin, reduction of the post-developed runoff,
to pre-developed levels, by means of retention and/or detention will be required for this
project to the extent necessary to ensure that, at a minimum, the post-development 2-,
10-, and 100-year peak discharges from the site will not exceed the pre-development
conditions. Basins shall be designed to have a natural appearance, and use native
vegetation and locally sourced rock materials. Also, the project is a residential
Lazy K Bar Ranch Specific Plan
Development Plan III-68
development larger than one acre in size, but has a density less than three units per
developed acre. Therefore, the project will require 2-year threshold retention. The need
for 5-year and 10-year threshold retention will be determined during platting when final
grading limits are known. The detention volumes for the project will be addressed during
the platting and improvements plans within the Lazy K Bar Ranch Specific Plan area.
A master drainage report will be a requirement for the development of this project.
2. Information and Substantiation for Encroachment/Modification of
Drainage Patterns:
The project site is located in a Zone X as illustrated on the Revised Preliminary Flood
Insurance Rate Map (FIRM) panel 04019C1650L, June 16, 2011 (see Exhibit II.D.2.b.1:
FEMA FIRM). Although there are no on-site FEMA floodplain encroachments;
according to the Town of Marana Floodplain Ordinance, all locally regulated floodplains
need to be mapped on-site for stormwater flows exiting and entering the project site.
There will be no rise of 0.1-foot either entering the property or leaving the property and
no increase in velocity greater than 1-foot per second (FPS) onto adjacent property.
3. Potential Drainage Impacts to Off-Site Land Use Upstream and
Downstream:
The post-developed stormwater runoff discharges exiting the site will mimic the natural
drainage conditions. The channelization of the off-site stormwater flows will be
conveyed through the existing natural washes. The project will adhere to the
"Standards Manual for Drainage Design and Floodplain Management. The peak
discharge flow rates exiting the project site will not increase since the project will comply
with the Town of Marana retention/detention requirements. This development will not
increase the water surface elevation to downstream facilities more than 0.1-foot.
4. Engineering and Design Features to be used to Address Drainage and
Erosion Problems:
The lot layout was designed to largely maintain existing drainage patterns. No lots shall
be platted within the locally regulated, developed conditions floodplain or erosion
hazard setback areas as delineated in the final accepted drainage report. Natural
material riprap aprons may need to be selectively used to control erosion at culverts or
basin outlets.
5. Land Use Concept Plan Conformance with Area Plan, Basin Management
Plans and Town Policies:
The design and management of all hydraulic structures and facilities will be in
compliance with the Town of Marana drainage standards and policies. The
development will not adversely impact the parcels up and downstream of the site and
retention will be provided.
Lazy K Bar Ranch Specific Plan
Development Plan III-69
Exhibit III.H.1: Post-Development Hydrology
Lazy K Bar Ranch Specific Plan
Development Plan III-70
I. Environmental Resources
1. Waters of the United States
The applicant is currently preparing a request to the U.S. Army Corps of Engineers
(Corps) to make a determination of the jurisdictional status of drainage features on the
property under Regulatory Guidance Letter (RGL) 08-02, in which the Corps determines
only which features have the potential to be waters of the U.S. (Waters) in a preliminary
jurisdictional determination (PJD). If a Corps of Engineers 404 Clean Water Permit is
required, the project will have a federal nexus and all cultural resource reviews will need
to be sent to the State Historic Preservation Office (SHPO) for review. Grading permits
will not be issued by the Town until it is determined that all federal permit requirements
have been met.
2. Federally Endangered Species and Other Special Species
There are no federally endangered species or other special species present on the
project site.
3. Wildlife Corridors
The site has been designed to preserved major wildlife corridors, particularly along the
north and west boundaries of the site. A minimum of 300’ from the western boundary
will preserved as natural open space. Along the northern portion of the site, the natural
open space ranges from 160’ to over 600’ in width. Major wash corridors through the
site will also be preserved, as shown in Exhibit III.E.1: Land Use Concept Plan. A
search of the AGFD HDMS identified the presence of 2 wildlife corridors within 3 miles
of the specific plan site; the Coyote – Ironwood – Tucson Linkage Design and the
Tucson - Tortolita – Santa Catalina Mountains Linkage Design. This link is depicted by
Beier et al. (2006) 3 as covering broad areas, without specific paths through the areas
defined. The Town of Marana HCP states that the Tucson – Tortolita corridor extends
from the western portion of Saguaro National Park to the Tortolita Fan to the east. Thirty
days before grading, a 100% area survey must be completed, by a qualified wildlife
biologist, for the Sonoran Desert Tortoise, with a copy of the survey form sent to the
Town prior to issuance of a grading permit.
J. Landscape & Buffering
The overall landscape theme will reflect the best attributes of the Sonoran Desert and the site’s
surrounding environment. Native and low-water use plant material (that is deemed non-
3 Beier, P., E. Garding, and D. Majka. 2006. Arizona Missing Linkages: Tucson – Tortolita – Santa Catalina Mountains Linkage Design.
Report to Arizona Game and Fish Department. School of Forestry, Northern Arizona University.
Lazy K Bar Ranch Specific Plan
Development Plan III-71
invasive in character), as well as regionally appropriate hardscape materials will be used within
the park, landscape buffers, and common areas. Approximately 60 percent of the site will be
preserved. Buffers and common areas will reflect the plant palette and appearance of the
native desert that dominates the site and honor the cultural and historical relevance of the
previous Lazy K Bar. All planting in common areas as well as on private property will adhere
to the Lazy K Bar Prohibited Plant List (Table III.J). Hybrid Bermuda grass will only be allowed
in fully fenced rear yards and shall be prohibited in front yards and subdivision common areas.
Residents and visitors to the Lazy K Bar community will be greeted by a mixture of rustic
amenities and materials aesthetically balanced with the appropriate low water use vegetation.
Landscape amenities may include items such as:
Custom gated entry (reflecting cultural heritage of the ranch)
Landscaped roadways and medians
Lazy K Bar Community Ranch House and fireplace/patio (original stone ranch house)
Lazy K Bar Mountain Pavilion Terrace preserved for gatherings
To the extent practical, the majestic views of the surrounding rock formations, Tucson
Mountains, and the city lights will be preserved and given high priority.
The conservation of water will be an important priority with the landscape design. Underground
drip irrigation will serve the low water use plants within the park and selected common areas.
Screening will be accomplished through the use of preserved and planted vegetation as well
as site layout and orientation. Homes backing up to natural areas with sufficient existing
vegetation and screening will have the option of installing view fences along the rear of the lot.
Lazy K Bar development shall prohibit the planting of desert adapted plant species that have
been proven to have the potential for invasive characteristics. Such plants shall be prohibited
in public common areas as well as on private property (front, back or side yards).
The following plant species are prohibited in Lazy K Bar development within common areas
and private areas for both environmental and aesthetic reasons.
Lazy K Bar Ranch Specific Plan
Development Plan III-72
Table III.J: Lazy K Bar Prohibited Plant List
Botanical Name Common Name
TREES
Ailanthus altissima Tree of Heaven
Cedrus sp. Cedars
Cupressus semperviren Cypress
Eucalyptus sp. Eucalyptus
Gleditsia triachanthos inermis Honey Locust
Grevillea robusta Silk Oak
Olea europaea Olives
Oleander sp. Oleander
Parkinsonia sp. (non-natives) Non-native Palo-Verdes
Phoenix sp. Date Palms
Pinus sp. Pine Trees
Populus Sp. Cottonwood Trees
Proposis sp. (non-natives) Chilean, Argentinean or hybrid Mesquites
Rhus lancea African Sumac
Tamarix aphylla Athel
Tamarix ramosissima Salt Cedar
Washintonia sp. Fan Palms
SHRUBS/ACCENTS
Non-native Ice Plants
Arundo donax Giant Reed
Asteraceae sp. African Daisy
Baccharis sp. Desert Broom
Brassica tournefortii Sahara or African mustard
Bromus rubens Red Brome
Caesalpinia gillesii Yellow Bird of Paradise
Caesalpinia pulcherimia Red Bird of Paradise
Casuarina sp. Beefwood
Centaurea melitensis Malta starthistle
Cortaderia selloana Pampas Grass
Cynodon dactylon Non-hybrid bermuda
Eragrostis lehmanniana Lehmann lovegrass
Eragrostis barrelieri Mediterranean grass
Erodium sp. Filaree
Hydrilla sp. Hydrilla
Lantana camara Lantana
Myriophyllum aquaticum Feather Top or Parrott Feather
Myriophyllum spicatum Eurasian watermilfoil
Peganum harmala African Rue
Lazy K Bar Ranch Specific Plan
Development Plan III-73
Pennisetum ciliare Buffelgrass
Pennisetum setaceum Fountain Grass
Pennisetum sp. Pennisetum
Rhynchelytrum repens Natal grass
Salvinia molesta Giant salvinia
Schismus arabicus Arabian grass
Sorghum halepense Johnson grass
Thevetia sp. Thevetia
Vinca Minor Periwinkle
1. Native Plant Preservation
A Native Plant Preservation Plan (NPPP) shall be prepared in accordance with the
provisions set forth in the Town of Marana Land Development Code. The site layout
has been designed with concern for the site’s topography, hydrology, and the riparian
washes running through the site.
Lazy K Bar Ranch Specific Plan
Development Plan III-74
Exhibit III.J.1: Landscape and Buffering
Lazy K Bar Ranch Specific Plan
Development Plan III-75
K. Cultural Resources
On April 8, 2013, SWCA, Inc., Environmental Consultants conducted an archaeological survey
of approximately 138 acres of the subject property. Prior to fieldwork, SWCA conducted a site
field search of the on-line AZSITE database for records of previously conducted cultural surveys
and known archaeological sites within or near the project area. The search revealed that the
project area had previously been surveyed twice, in 1981 and 1999. No previously recorded
sites were located within the parcel. SWCA recommends no further archaeological work for
the surveyed parcel.
Although no archaeological sites were discovered on the property, the developer plans to
preserve cultural artifacts representative of the site’s heritage as a ranch and homestead.
Some features, such as the bench with stagecoach wheels, may serve as functional
components for the use and enjoyment of community residents. Others items such as the
blacksmith’s anvil with stand or the horse drawn coach, may be on display in the outdoor
recreational areas to provide historic interpretation of the Lazy K Bar heritage. The original
stone ranch house, which is being preserved on-site, may also display historic photographs,
wrought-iron ranch implements, antique furniture and light fixtures (wagon wheel chandeliers)
and historic signage.
L. Utilities
1. Water
As shown on Exhibit II.B.4: Existing Land Uses, there are 2 wells located on the site or
within 100-feet of the site. The water supply for the Lazy K Bar site will be provided by
the Town of Marana which has been designated by the state of Arizona Department of
Water Resources as having an assured water supply; therefore, water supply is
assured. A water service agreement, Exhibit III.L.1: Water Service Letter, is required
to establish service to the property. Off-site improvements to connect to the existing
system, well sites and storage tanks will need to be considered along with the
infrastructure to serve the proposed development.
A Marana Water 12-inch main exists within the Pima Farms Road right-of-way east of
Lazy K Bar. This main was installed as an off-site improvement associated with the
development of Ironwood Reserve. The main is stubbed out to the intersection of
Scenic Drive and Pima Farms Road and is intended to serve development up to an
approximate elevation of 2216-feet. Construction of a booster station is anticipated to
be necessary to serve the higher elevation portion of the site.
Fire flow for residential construction shall be provided by fire hydrants that have been
designed, installed, tested and approved for delivering the minimum fire flow as required
by Section B 105.1 of the 2012 International Fire Code prior to the introduction of
combustible construction on the site.
Lazy K Bar Ranch Specific Plan
Development Plan III-76
Exhibit III.L.1: Water Service Letter
Lazy K Bar Ranch Specific Plan
Development Plan III-77
Lazy K Bar Ranch Specific Plan
Development Plan III-78
2. Wastewater
The plan is to be served by public sewer. The project site is tributary to the Ina Road
Wastewater Reclamation Facility, via the Continental Ranch Interceptor. There are a
few apparent options available to provide sewer service for the Lazy K Bar project.
The first option is construct approximately 3,200 lineal feet of 8-inch sewer north within
the Scenic Drive alignment and tie into the 8-inch sewer (G-97-128) stub constructed
as part of the Twin Peaks subdivision. This option allows the entire Lazy K Bar project
to be served by the construction of only one outfall off-site sewer line. Capacity within
the G-97-128 line will need to be confirmed. This option is the most straightforward
approach to providing sewer service to Lazy K Bar.
The second option is to tie into the 10-inch gravity main sewer (Manhole #4431-33) line,
G-2000-001 at the intersection of Sand Dune Place and Pima Farms Road. This option
requires constructing approximately 2,700 lineal feet of 10-inch sewer within Pima
Farms Road. The majority of Lazy K Bar can be served by constructing this off-site
line. There are, however, approximately 50 lots within the northeast corner of Lazy K
Bar that will likely be too low in elevation to be served by this outfall sewer. We
understand that capacity is limited within the 8-inch sewer G-2004-054 within Ironwood
Reserve. Connection to this sewer through the Ironwood Reserve common area may
be a viable alternative to constructing the Option One Scenic Drive sewer to serve the
lots in the northeast corner of Lazy K Bar. The G-2004-054 sewer appears to be of
sufficient depth and the Ironwood Reserve common area allows for public sewer
installation as stated within the Final Plat dedication language. A thorough review of
the conservation easement and Pima Farms Road vegetation buffer dedication
language should be conducted to confirm feasibility for this option.
A Sewer Service Agreement will be needed prior to development, see Exhibit
III.L.2.a: Existing Sewer Facilities and Exhibit III.L.2.b: Wastewater Capacity
Response. The sewer master plan and agreement will be reviewed and approved
by Pima Regional Wastewater Reclamation Department.
3. Private Utilities
Tucson Electric Power (TEP) provides electricity to this area of Pima County. It is
anticipated that TEP will provide power to the site.
It is anticipated that Century Link will extend phone service to the site. Alternatively, the
site may use wireless communications that can be provided by any number of service
providers.
It is anticipated that natural gas service will be offered and provided in the development
of the property, but shall not be required. It is anticipated that service would be provided
by Southwest Gas.
Lazy K Bar Ranch Specific Plan
Development Plan III-79
Electricity, natural gas, telecommunications and cable services will be extended to the
project site at the time of development through agreements with individual utility
companies. The following utility companies currently serve this area:
4. Sanitation and Recycling Services
A number of private sanitation service providers may be contracted to serve the site
with comprehensive trash and waste removal, recycling and environmentally safe
waste management services.
Electricity: Tucson Electric Power
Natural Gas: Southwest Gas Corporation
Telephone: Century Link
Cable: Comcast
Lazy K Bar Ranch Specific Plan
Development Plan III-80
Exhibit III.L.2.a: Existing Sewer Facilities
Lazy K Bar Ranch Specific Plan
Development Plan III-81
Exhibit III.L.2.b: Wastewater Capacity Response
Lazy K Bar Ranch Specific Plan
Development Plan III-82
M. Public Services
1. Police Service
The project site will utilize the Town of Marana’s police service. The nearest Town of
Marana police station is the Town of Marana Police Headquarters located
approximately 7.2 miles northwest of the project site at 11555 West Civic Center Drive.
2. Schools
It is anticipated that this project will generate approximately 178 residential units if fully
developed at the target residential densities. Lazy K Bar is located within the Marana
Unified School District (MUSD).
MUSD provided the following multipliers to use for student enrollment projections.
(MUSD multipliers do not distinguish between different housing projects):
Elementary: 0.25 students per home (0.25 x 178) = 45 students
Junior High & High School: 0.10 students per home (0.10 x 178) = 18 students
The site will be served by Marana High School, Marana Middle School and either
Rattlesnake Ridge Elementary or Twin Peaks Elementary.
There are two public schools within one-mile of the project site and one private school,
Redeemer Lutheran School located approximately one half-mile mile east of the site at
8845 N. Silverbell Road. See Exhibit II.J.1: Recreation and Schools. The nearest public
schools are Twin Peaks Elementary School, located approximately 0.8 miles from the
project area at 7995 W. Twin Peaks Road, and Rattlesnake Ridge Elementary School
located approximately 0.9 miles from Lazy K Bar at 8500 N. Continental Reserve Loop;
both schools serve grades K-6.
Table III.M.2: School Capacities & Enrollments
School School
Capacity
Current Enrollment
(2013-2014)
Marana High School 1,900-2,200 1,864
Marana Middle School 1,200 1,150
Rattlesnake Ridge Elementary 800+ 660
Lazy K Bar Ranch Specific Plan
Development Plan III-83
Twin Peaks Elementary 800+ 510
Redeemer Lutheran School 200 135
3. Fire Service
The entire project site is currently within the Northwest Fire District. The Northwest Fire
District also serves immediately adjacent areas to the north, east, south, and west of
the site.
As depicted in Exhibit III.M.3: Fire Service, the nearest fire station (Northwest Fire
District Station #334) is located at 8165 N. Wade Road, approximately 1.55 miles east
of the project site.
Lazy K Bar Ranch Specific Plan
Development Plan III-84
Exhibit III.M.3: Fire Service
Lazy K Bar Ranch Specific Plan
Development Regulations IV-85
Section IV. Development Regulations
Lazy K Bar Ranch Specific Plan
Development Regulations IV-86
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the Lazy K
Bar Ranch Specific Plan. The Lazy K Bar Ranch Specific Plan Development Regulations apply
to the development of buildings, landscape borders and performance criteria for all permitted
uses within the Specific Plan. The regulations contained within this section provide visual
mitigation strategies to ensure appropriate transitioning to surrounding development.
These development regulations apply to the 103.5 acres of land in the Lazy K Bar Ranch
Specific Plan. The area outside of the Specific Plan boundary will remain subject to the existing
Resort and Recreation zoning. Land use designations within the Specific Plan shall be as
follows:
Residential Area (RA)
Open Space (OS)
The development regulations will govern and provide regulatory zoning provisions for the land
use intensities and location criteria within the Lazy K Bar Ranch Specific Plan. This section
includes standards related to land use, building setbacks, height restrictions and lot coverage.
The intent of these standards is to establish clear minimum development regulations, allow for
the orderly progression of development, and to provide flexibility over time without
compromising the goals and objectives for this specific plan.
B. General Provisions
1. Applicable Codes
If an issue, situation, or condition arises that is not addressed by this Specific Plan, the
applicable portions of the Town of Marana Land Development Code that are in place at
the time of development shall apply.
All construction and development within the Specific Plan area shall comply with all
current building and development codes and regulations that are currently adopted by
the Town of Marana including, but not limited to, mechanical codes, electrical codes,
plumbing codes, fire codes, and grading and excavation codes current at the time of
development. Lazy K Bar Ranch will not deviate from Title 15, 19, 21 or 25 of the Town
of Marana Land Development Code unless authorized by the Town Engineer.
2. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be at the Town Planning
Director’s discretion if said use is consistent with the intent of the designation and
compatible with other listed permitted uses.
Lazy K Bar Ranch Specific Plan
Development Regulations IV-87
C. Development Standards
1. Land Use Standards
a. Residential Area Designation (RA)
Residential Area regulations shall apply to the Residential Area Designation
(total land outside of the open space (OS) Area). The lands within the
Residential areas may be developed with the following permitted uses.
Permitted Uses:
Site Built Single-Family Detached Residential Dwelling Units
Community Recreation Facilities
Parking
Utilities
Emergency Access Drive
Community Buildings
Accessory Uses:
Accessory buildings located on the same lot within the permitted dwelling,
provided that any permanent building or structure shall be harmonious with
the architectural style of the main building and further provided that all
residential uses are compatible with the residential character of the
neighborhood.
Children’s playhouse
Greenhouse
Non-commercial hobby shops
Patios and cabanas
Swimming pools, spas and related structures
Tool sheds
Guest casitas
Project Accessory Uses:
One temporary nursery
Neighborhood Park and other recreational uses
Development Standards — Residential
Minimum Lot Area: 6,000 sf
Minimum Lot Width: 50 feet
Minimum Lot Depth: 110 feet
Minimum Building Separation: 10 feet (if the adopted fire code requires a
separation of more than 10 feet, the greater distance will apply)
Minimum Setbacks:
o Front yard: 20 feet from the property line to face of garage; 10 feet for
side entry garages and/or livable and architectural components
o Side yard: 5 feet
o Street side yard: 10 feet
Lazy K Bar Ranch Specific Plan
Development Regulations IV-88
o Rear yard: 15 feet
Maximum Building Height: 25 feet; may be increased BY 5 feet for a total of
30 feet with Planning Director approval
Maximum Lot Coverage: 70%
Maximum Number of Lots: 178
Minimum Number of Lots by Lot Size:
Lot Size Total Number Percent Total
6,000 to 6,999 square feet Not more than 78 Not more than 44%
9,000 square feet and larger At least 80 At least 45%
-of which those 10,000 square
feet and larger shall be At least 25 At least 21%
-of which those 11,000 square
feet and larger shall be At least 13 At least 7%
b. Open Space (OS)
Open Space regulations shall apply to the Open Space Designation (total
land outside of the developed portion of the RA Area). Not all lands within the
Open Space areas will be preserved as natural areas. Some will be
developed as usable open space.
Permitted Uses:
Trails
Stormwater Basin
Landscaping/Revegetation
Utility Crossings
Project Accessory Uses:
Community recreation uses, including tennis courts, recreation
building patio shelters and other community facilities common to a
homeowner association
One temporary nursery
Neighborhood Park and other recreational uses
Trails
Environmental Standards
Natural Undisturbed Open Space Areas of vegetation designated to
be preserved shall be protected during grading and construction
activities by fencing and flagging.
Lazy K Bar Ranch Specific Plan
Development Regulations IV-89
Maintenance
A Homeowners Association regulated by CC&R’s shall manage all
Open Space areas and undeveloped Residential Areas to ensure
continued preservation of these lands.
Development Standards- Open Space
Minimum Lot Area: None
Minimum Lot Width: None
Minimum Lot Depth: None
Maximum Lot Coverage: None
2. Landscaping
Open space will cover approximately 60 percent of the site. The majority of the
Landscape Buffers will be comprised of Natural Desert. Disturbed areas will be
revegetated with native and low water use plants.
a. Landscape Buffers will be comprised of natural desert and revegetated areas
consisting of regionally appropriate and predominately native species. See Table
III.J: Lazy K Bar Prohibited Plant List. A mixture of upper story (trees) and middle
and lower story (shrubs) will be used to closely mimic the natural vegetative
patterns throughout most of the landscape buffers. In some locations, it may be
necessary to increase the plant density and/or plant species make-up for
functional purposes such as screening. In other areas, accent species (agaves,
ocotillos, yuccas, etc.) and specimen plants may be introduced to highlight
important areas such as entries and visual termini.
b. The width of the Landscape Buffer shall be 150’ around the perimeter of the site.
The site contains four (4) landscape buffers: north, south, east, and west. (Note:
The former ranch house area is included in this buffer area and will be developed
for passive and active recreation.)
c. On-site landscaping and revegetation will be in conformance with the Marana
Land Development Code. Any disturbed areas will be revegetated with native
plants. Disturbed areas shall be planted at a minimum rate of two (2) plants per
100 square feet (or equivalent thereof). Plants used for revegetation may be
potted, boxed, plugs, or hydroseed.
d. All walls and fences shall be painted, stained, or contain integral color. Uncolored
gray block walls will not be permitted.
Lazy K Bar Ranch Specific Plan
Development Regulations IV-90
3. Landscape Standards
a. Minimum plant sizes shall be - trees: 15-gallon, shrubs & accents: 5-gallon,
ground covers: 1-gallon.
b. Turf is limited to hybrid Bermuda and may be used only in fully fences rear yards
so as to prevent spreading to natural areas. No natural turf may be used in front
yards or subdivision common areas; artificial turf is allowed in common areas.
c. The majority of plants shall be low water use. A minimal use of moderate water
use plants may be used in oasis areas near gathering spaces such as community
common area, entries and the open space associated with the former ranch
house.
d. Plants requiring irrigation shall be irrigated via an underground drip irrigation
system.
4. Parking
The Lazy K Bar shall comply with the Land Development Code, Title 22 Off-Street
Parking. Additionally, a minimum of four (4) spaces will be provided near the original
stone ranch house to accommodate for park area parking.
5. Lighting
All lighting will be in accordance with the Town of Marana Outdoor Lighting Code and
additional lighting restrictions per the Pima County Outdoor Lighting Code, specifically
as set forth for Lighting Area E1c, will also be adhered to.
6. Signage
All signage shall comply with Title 16 of the Marana Land Development Code;
however, the Town agrees to make all reasonable exceptions to accommodate
the use of historical signage currently existing on the site as a means of
commemorating the heritage of the Lazy K Bar Ranch. Such signage will be
confined to common areas within the project and shall also be permitted on the
developer’s on-site models and sales center to create consistent signage and
theming throughout the community.
D. Single Family Residential Detached Housing Design Standards
All single-family residential lots are subject to the Residential Design Standards contained in
the Town of Marana Land Development Code if any one lot within the Lazy K Bar Ranch is
16,000 square feet or smaller.
Lazy K Bar Ranch Specific Plan
Development Regulations IV-91
1. Individual Lot Landscaping
Per Town of Marana Land Development Code Requirements.
2. Color
Color schemes other than a dwelling’s trim color shall not exceed a light reflectivity value
of 40%.
E. Town of Marana Subdivision Requirements
1. Provision of Recreational Area
Per the Town of Marana Land Development Code requirements, residential projects
with a gross density greater than or equal to 3.0 residences per acre and containing 50
or more dwelling units shall provide an improved on-site recreation area, constructed at
the project developer’s expense. Although it is not required, Lazy K Bar intends to
provide recreational spaces to enhance the quality of life for its residents.
Lazy K Bar will feature one pocket park a minimum of 35,000 square feet in size; final
location to be determined during the plat process. The original stone ranch house and
fireplace/patio area will be preserved as a community amenity along with the former
Lazy K Bar Mountain Pavilion Terrace. (See Exhibit III.E.1: Land Use Concept Plan).
2. Open Space Ownership
Preservation of natural open space, as well as maintenance of modified open space
(common area) within Lazy K Bar, shall be the responsibility of the Master Association
and respective HOA’s and regulated by CC&R’s approved by the Town.
3. On-Site and Off-Site Trail Access and Maintenance
Public trails will be provided on the Lazy K Bar property as well as off-site along Scenic
Drive. Two on-site trails will be provided – one near the southern property boundary
and one along the eastern property boundary adjacent to Scenic Drive. The southern
trail will generally follow an existing alignment near the south property boundary and
shall span from the east property line to a point no closer than 300 feet from the west
property line. The earthen trail along Scenic Drive as shown on Exhibit III.J.1 as well as
the public trail on the Lazy K Bar property will both be owned and maintained by a
homeowner’s association.
Lazy K Bar Ranch Specific Plan
Development Regulations IV-92
F. Minimum Roadway Development Standards
1. Application
These minimum street standards are per Town of Marana street standards. All internal
roadways shall be private roadways, and maintained by the Lazy K Bar Ranch
Homeowner’s Association.
2. Functional Classifications Defined
Within Lazy K Bar, the local streets may carry an Average Daily Traffic Volume of up to
1,780 trips per day. Design speed for these local streets is 25 miles per hour. The
directional distribution is estimated at 50% entering and 50% exiting.
3. Cul-de-sacs
There is no restriction on cul-de-sac length, provided Northwest Fire District is satisfied
with the proposed access and a design exception is approved prior to platting.
4. Curbing and Sidewalks
Rolled curbs are appropriate for Lazy K Bar and will be a minimum of two feet wide. All
internal roads will utilize the 42-foot local street section in the Town of Marana
Subdivision Street Standards Manual, which provides 5-foot sidewalks along both sides
of the street. In the event that any deviation from Marana’s standard street section is
sought during platting, a design exception application will be submitted for the proposed
street section modifications.
Lazy K Bar Ranch Specific Plan
Implementation V-93
Section V. Implementation and Administration
Lazy K Bar Ranch Specific Plan
Implementation V-94
A. Purpose
This section of the Specific Plan is intended to provide regulatory procedures designed to guide
the implementation for the Specific Plan throughout the duration of the project. This section also
provides guidance regarding the general administration of amendment procedures to the
Specific Plan. The Provisions below shall apply to the entire project site as defined in this
Specific Plan.
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town
Zoning Regulations
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition or
situation arises that is not covered or provided for in this Specific Plan, those regulations
of the Town of Marana Land Development Code that are in place at the time of
development shall be used by the Planning Director as the guidelines to resolve the
unclear issue, condition or situation.
Appeals to the Planning Director’s interpretation may be made to the Board of
Adjustment within 15 days of the date of interpretation.
2. General Implementation Responsibilities
The implementation of the Lazy K Bar Ranch Specific Plan is the responsibility of the
Master Developer and the Town of Marana.
The Master Developer is the entity responsible for providing the basic infrastructure
needs, including roads and utilities, buildings, improvements and site development.
At any time, the Master Developer may relinquish its rights and assign any or all rights
to one or more successors. Associated responsibilities of the Master Developer would
also be transferred to the future Homeowner’s Association at that time.
The Town of Marana Development Services Department will be responsible for
ensuring all policies and standards laid out in the Specific Plan are adhered to during
the review of all development in the Specific Plan.
3. Interpretation
The Planning Director shall be responsible for interpreting the provisions of this Specific
Plan. Appeals to the Planning Director’s interpretation may be made to the Board of
Adjustment within fifteen (15) days from the date of the interpretation.
Lazy K Bar Ranch Specific Plan
Implementation V-95
4. Development Review Procedures
All development shall be conducted substantially in accordance with the development
regulations outlined in Section IV of this document. All development plans and
subdivision plats for Lazy K Bar shall be subject to and implemented through the review
and approval process adopted by the Town of Marana. In addition, all development is
subject to the building permit process as outlined by the Town of Marana.
5. Specific Plan Amendments
Amendments to the Lazy K Bar Ranch Specific Plan may become necessary for various
reasons including but not limited to responding to changes resulting from new
development conditions, financial conditions, and/or to respond to the requirements of
potential users or builders of the property. The Master Developer, the Town of Marana,
other developers, or agents representing any of the foregoing may request
amendments to the approved Specific Plan.
6. Administrative Change
The Planning Director’s decision regarding administrative changes and determination
of substantial change, as outlined below, shall be subject to appeal to the Board of
Adjustment. Categories of administrative changes include, but are not limited to:
The addition of new information to the Specific Plan maps or text that
does not change the effect of any regulations or guidelines, as interpreted by
the Planning Director;
Changes to infrastructure, such as drainage and utilities, which do not
change the overall intent of the Specific Plan shall be approved by the Town
Engineer not the Planning Director.
Any comparable interpretations of the list of permitted and temporary
uses of the property set forth in the Specific Plan.
Changes in land use designation boundaries, division of plan areas or
combinations of areas.
Minor changes or adjustments to intrusions, encroachments, easements,
rights-of-way, or open spaces, so long as the modifications do not conflict with
the overall intent of the Specific Plan.
The determination that a use may be allowed which is not specifically
listed as permitted, but which may not be determined as analogous and/or
accessory use explicitly listed as permitted, as made by the Planning Director.
Lazy K Bar Ranch Specific Plan
Implementation V-96
7. Substantial Change
This Specific Plan may be substantially amended by the same procedure as it was
adopted. The owner or agent of the property may submit to the Planning Director a
written application to amend one or more of the Specific Plan regulations. Each
request shall include all sections or portions of the plan that are affected by
the change. The Planning Director shall determine if the amendment would result in a
substantial change in plan regulations, as defined in the Town of Marana Land
Development Code. After review, the Planning Director shall refer the request to amend
with his recommendations to the Planning Commission for noticed public hearing. The
Planning Commission shall make its recommendation to the Town Council which, after
public hearing, shall approve, reject, or modify the proposed amendment.
Lazy K Bar Ranch Specific Plan
Bibliography 97
Bibliography
Aerial Photographs, Pima Association of Governments, 2012.
Town of Marana Land Development Code, Title 8 - General Development Regulations,
revised May 2011.
Town of Marana Land Development Code, Title 6 - Subdivision Requirements, revised
March 2011.
Town of Marana Land Development Code, Title 5 - Zoning, revised May 2011.
Town of Marana General Plan, 2010.
Town of Marana Strategic Plan II, March 2012.
Town of Marana Parks, Recreation, Trails, and Open Space Master Plan, 2010.
FEMA Flood Insurance Rate Map, Pima County, Arizona.
Institute of Transportation Engineers, Trip Generation Manuals, 7th Edition, Volumes 1 &
3, 2003.
MapGuide, Pima County Geographic Information Systems, 2013.
Pima Regional Trail System Master Plan, revised May 2012.