HomeMy WebLinkAboutTangerine Ridge Specific PlanF. ANN RODRIGUEZ, RECORDER
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MARANA ORDINANCE NO. 2014.015
20141430188
5
05/23/2014
12:45
RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 117
ACRES OF LAND LOCATED SOUTH OF TANGERINE ROAD AND WEST OF CAMINO
DE "OESTE FROM `R-36' (RESIDENTIAL) TO `F' (SPECIFIC PLAN) FOR THE PURPOSE
OF CREATING THE TANGERINE RIDGE SPECIFIC PLAN AND APPROVING A MINOR
AMENDMENT TO THE GENERAL PLAN
WHEREAS Sharpe and .Associates (the "Property Owners") own approximately 117
acres of property located south of Tangerine Road and west of Camino de Oeste within a portion
of Section 1, Township 12 South, Range 12 East, described and depicted on Exhibit "A" attached
to andincorporated in this Ordinance by this reference (the "Rezoning Area"); and
WHEREAS the Property Owners have submitted an application to rezone the 117 acres
from `R-36' to `F' (Specific Plan) ("this Rezoning"); and
WHEREAS the Marana Planning Commission held a public hearing on April 30, 2014
and voted 6-0 -to recommend that the Town Council approve this Rezoning with an amendment
to restrict lots 1 through 7, 28 through 35, and 69 and 70 to single -story residences not to exceed
25 feet in height; and
WHEREAS the Marana Mayor and Town Council held a public hearing on May 20, 2014
and determined that this Rezoning should be approved, with the single -story restrictions
recommended by the Marana Planning Commission and additional single -story restrictions
added by Council.
$7.00
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1.The zoning of the Rezoning Area is hereby changed from `R-36' (Residential)
to `F:' (Specific Plan) creating the Tangerine Ridge Specific Plan.
Section 2. A minor amendment to the Town of Marana General Plan is hereby approved,
changing the General Plan designation of the Rezoning Area from Low Density Residential
(LDR) to Master Planning Area (MPA).
Section 3. This Rezoning is subject to the following conditions, the violation of which
shall be treated in the same manner as a violation of the Town of Marana Land Development
Code (but which shall not cause a reversion of this Rezoning), and which shall be binding on the
Property Owners and their successors in interest (all of whom are collectively included in the
term "Property Owners" in the following conditions):
1. Compliance with all provisions of the Town's codes, ordinances and policies of the General
Plan as current at the time of any subsequent development, including, but not limited to,
requirements for public improvements.
Ordinance No. 2014-015 - 1 - 5/13/2014 4:01 PM JR/FC
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2. No new lots or parcels shall be created in the Rezoning Area unless they are created by a
Town -approved subdivision plat or minor land division map.
3. The Property Owners shall process subdivision plats, development plans, landscape plans,
Native Plant Permits, and all associated improvement plans through the Town of Marana.
4. The Property Owners shall submit final covenants, conditions, and restrictions for the
Rezoning Area for Town review and approval prior to Town Council consideration of the
final plat.
The Property Owners shall dedicate to the Town of Marana 100 feet of additional right-of-
way for Tangerine Road along the . entire northerly property line of the Rezoning Area
adjacent to Tangerine Road.
6. The Property Owners shall build Angel Drive as a modified Town commercial/industrial
street (within a 60 foot wide right-of-way) from a point immediately east of the Tangerine
Ridge project's driveway onto Angel Drive westerly to the western border of the Rezoning
Area, with a five foot wide sidewalk abutting the back of vertical curb on the street's north
side, and a ten foot wide asphalt path abutting the vertical curb along the south side of the
street. From the western border of the Rezoning Area westerly to Twin Peaks Road and
within the existing 30 foot wide Angel Drive public right-of-way, the Property Owners shall
build. Angel Drive with a 20 foot wide paved section, vertical curbs on both sides of the
street, and a five foot wide sidewalk abutting the curb on the north side.
7. The Property Owners will be responsible for the cost of having an eastbound right -turn lane
designed and built on Tangerine Road at Miggity Lane as part of the Town's Tangerine Road
construction project.
8. A drainage report must be submitted by the Property Owners and accepted by the Town
Engineer prior to Town approval of the preliminary plat.
9. The preliminary plat shall be in substantial conformance with the Land Use Concept Plan of
the Tangerine Ridge Specific Plan.
10. A maximum of 225 residential units shall be constructed on the Rezoning Area.
11. Lots 1 through 7, 28 through 35,. and 68 through 71 as depicted in "Land Use Concept Plan"
attached as Exhibit III.E.1 to the Tangerine Ridge Specific Plan document as presented to
Council and included in the Council's May 20, 2014 agenda materials shall be limited to,
single -story residences not to exceed 25 feet in height.
12. The Property Owners agree to enter a financial contract establishing their contribution for
schools. The Property Owners shall provide written documentation that an agreement with
the Marana Unified School District is completed prior to the issuance of the first single-
family -residential building permit for the Rezoning Area. A receipt of payment shall be
provided with each individual residential building permit.
13. No approval, permit or authorization by the Town of Marana authorizes violation of any
Federal or State law or regulation or relieves the Property Owners from responsibility to
ensure compliance with all applicable federal and state laws and regulations, including the
Endangered Species Act and the Clean Water Act. Appropriate experts should be retained
and appropriate federal and state agencies should be consulted to determine any action
necessary to assure compliance with applicable laws and regulations.
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14. Development within the Rezoning Area shall conform to and comply with Design Guidelines
outlined in the Twin Peaks Corridor Study.
15. If federal permits shall be required for the project, the Property Owners shall submit evidence
to the Town that all federal permit requirements have been met through the Corps of
Engineers and the State Historic Preservation Office.
16. A 100% desert tortoise survey shall be completed by a qualified biologist at the Property
Owners' expense and approved by the Town prior to the issuance of any grading permits in
the Rezoning Area. Any Sonoran Desert tortoises found on the Rezoning Area shall be
relocated at the Property Owners' expense.
17. Prior to the approval of water plans for the development of the Rezoning Area, the Property
Owners shall obtain master water plan approval from the Utilities Department and, if
requested by the Utilities Director, shall enter into a water service agreement for the
Rezoning Area.
18. The Property Owners shall submit an annual report within 30 days of the anniversary of the
Town Council's approval of the Tangerine Ridge Specific Plan in accordance with the
requirements defined in the Land Development Code.
19. Upon adoption of this ordinance by the Mayor and Council approving the Tangerine Ridge
Specific Plan, the Property Owners shall provide the Planning Department with one non -
bound original, twelve bound copies, and ten electronic copies of the Tangerine Ridge
Specific Plan booklet on CD in PDF format.
Section 4. All ordinances, resolutions and motions and parts of ordinances, resolutions,
and motions of the Marana Town Council in conflict with the provisions of this ordinance are
hereby repealed, effective as of the effective date of this ordinance.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this ordinance
is for any reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions of this
ordinance.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona,
this 20th day of May, 2014.
Mayor Ed Honea
ATTEST:
Ocelyn C. Vonson, Town Clerk
Ordinance No. 2014-015
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EXHIBIT "A"
Lot 2, EXCEPT the East 30 feet thereof, and except all that portion thereof within the right of way of
Tangerine Road; AND
The Southwest Quarter of the Northeast Quarter, EXCEPT the East 30 feet thereof, AND
The Southeast Quarter of the Northwest Quarter, all In Section 1, Township 12 South, Range 12 East, Gila
and Salt River Base and Meridian, Pima County, Arizona.
JJV Arb 4,122)
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Tangerine Ridge Specific Plan
Exhibit II.13.1: Site Location
LEGEND
Ci Specific Pian Boundary Site Acreage: 117 NQPTH ` 100—
Parcel ID: 206-01-004A P _�
FILE NAME Imtlon 698 mxd
SOURCE Pms Cdunly GIS. 2013
88 Development Capability Report 11-6
Page 5 of 5
06/12/2014 7:34 AM
1 ANGERING RIDGE
SPECIFIC PLAN
TOWN OF MARANA
MAY 2014
PCZ -13046
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Tangerine Ridge
Specific Plan
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
Sharpe Et Associates
4549 East Fort Lowell Road
Tucson, AZ 85712-1108
Telephone: (520) 299-8766
Prepared by:
The Planning Center
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone: (520) 623-6146
With assistance From:
Baker Et Associates
3561 E Sunrise Drive
Tucson, Arizona 85718
Telephone: (520) 318-1950
May 2014
Town of Marana Case #PCZ -13046
Tangerine Ridge Specific Plan
SectionI. Introduction........................................................................................................................1
A. Background......................................................................................................................................................2
Section II. Development Capability Report......................................................................................4
A. Purpose and Intent...........................................................................................................................................5
B. Existing Land Uses..........................................................................................................................................5
1. Site Location...........................................................................................................................................5
2. Existing On -Site Land Use and Zoning.................................................................................................7
3. Existing Conditions on Properties within a One -Quarter Mile Radius.................................................7
4. Well Sites within 100 Feet of the property.........................................................................................
10
C. Topography and Slope.................................................................................................................................
13
1. Hillside Conservation Areas...............................................................................................................
13
2. Rock Outcrops.....................................................................................................................................
13
3. Slopes of 15% or Greater...................................................................................................................
13
4. Other Significant Topographic Features............................................................................................
13
5. Pre -Development Cross-Slope..........................................................................................................
13
D. Hydrology, Water Resources and Drainage................................................................................................
15
1. Off -Site Watersheds............................................................................................................................
15
2. Off-site Man-made or Natural Features.............................................................................................
15
3. Acreages of Upstream Off -Site Watersheds with 100 -year discharges greater than 100 cfs ........
15
4. On -Site Hydrology...............................................................................................................................
15
5. Existing Drainage Conditions along Downstream Property Boundary .............................................
16
E. Vegetation.....................................................................................................................................................
18
1. Vegetative Communities and Associations On-Site..........................................................................
18
2. Significant Cacti and Groups of Trees...............................................................................................
19
3. Special -Status Plant Species.............................................................................................................
20
4. Vegetative Densities...........................................................................................................................
20
F. Wildlife...........................................................................................................................................................
24
1. Letter from Habitat Specialist.............................................................................................................
24
2. Arizona Game and Fish Department Environmental Review...........................................................
24
G. Viewsheds.....................................................................................................................................................
26
1. Viewsheds Onto and Across the Site.................................................................................................
26
2. Area of High Visibility from Adjacent Off -Site Uses...........................................................................
26
H. Traffic Circulation and Road System...........................................................................................................
32
1. Existing and Proposed Off -Site Streets.............................................................................................
32
2. Existing Access and Rights-of-Way...................................................................................................
35
3. Roadway Improvements.....................................................................................................................
36
4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by
Trafficfrom this Site............................................................................................................................
36
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial
Streets, Parks and Schools................................................................................................................
36
I. Recreation and Trails....................................................................................................................................
37
Table of Contents i
Tangerine Ridge Specific Plan
Table of Contents ii
1. Open Space, Recreation Facilities, Parks and Trails........................................................................
37
J.
Cultural Resources.......................................................................................................................................
39
1. Location of Resources On-Site..........................................................................................................
39
K.
McHarg Composite Map...............................................................................................................................
40
Section III. Development Plan..........................................................................................................42
A.
Purpose and Intent........................................................................................................................................
43
B.
Design Principles and Vision........................................................................................................................
43
C.
Relationship to Adopted Plans.....................................................................................................................
43
1. Marana General Plan..........................................................................................................................
43
2. Habitat Conservation Plan..................................................................................................................
46
3. Twin Peaks Corridor Study.................................................................................................................
46
D.
Compatibility with Adjoining Development..................................................................................................
46
E.
Land Use Concept Plan................................................................................................................................
46
F.
Circulation Plan.............................................................................................................................................
49
G.
Grading Element...........................................................................................................................................
50
H.
Post Development Hydrology.......................................................................................................................
51
1. Response to Hydrologic Characteristics............................................................................................
51
2. Engineering and Design Features......................................................................................................
51
3. Area Plan, Basin Management Plans and Town Policies.................................................................
51
I.
Environmental Resources............................................................................................................................
53
1. Waters of the United States................................................................................................................
53
2. Federally Endangered Species and Other Special Species.............................................................
53
3. Wildlife Corridor...................................................................................................................................
53
J.
Landscape & Buffering.................................................................................................................................
54
K.
Utilities...........................................................................................................................................................
54
1. Water...................................................................................................................................................
54
2. Wastewater..........................................................................................................................................55
3. Private Utilities.....................................................................................................................................
55
4. Sanitation and Recycling Services.....................................................................................................
56
L.
Public Services..............................................................................................................................................
60
1. Police Service......................................................................................................................................
60
2. Schools................................................................................................................................................
60
3. Fire Service.........................................................................................................................................
61
Section IV. Development Regulations............................................................................................63
A.
Purpose and Intent........................................................................................................................................
64
B.
General Provisions........................................................................................................................................
64
1. Applicable Codes................................................................................................................................
64
2. Additional Uses...................................................................................................................................
65
C.
Development Standards...............................................................................................................................
65
Table of Contents ii
Tangerine Ridge Specific Plan
1. Land Use Standards...........................................................................................................................
65
2. Landscaping........................................................................................................................................
68
3. Landscape Standards.........................................................................................................................
69
4. Lighting................................................................................................................................................
72
5. Signage................................................................................................................................................72
12
D. Single Family Residential Detached Housing Design Standards..............................................................
72
E. Minimum Roadway Development Standards..............................................................................................
72
1. Street Cross Section...........................................................................................................................
72
2. Functional Classifications Defined.....................................................................................................
72
3. Cul-de-sacs.........................................................................................................................................
73
4. Curbing and Sidewalks.......................................................................................................................
73
Section V. Implementation and Administration............................................................................74
27
A. Purpose.........................................................................................................................................................
75
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations ......
75
2. General Implementation Responsibilities..........................................................................................
75
3. Development Review Procedures......................................................................................................
75
4. Specific Plan Amendments.................................................................................................................
76
5. Administrative Change........................................................................................................................
76
Bibliography...........................................................................................................................................................
78
List of Exhibits
ExhibitI.A.1: Regional Context...............................................................................................................................3
ExhibitII.6.1: Site Location.....................................................................................................................................6
ExhibitII.B.3.a: Existing Zoning..............................................................................................................................8
Exhibit II.B.3.b: General Plan Designations.........................................................................................................
11
Exhibit II.B.3.c: Existing Land Uses......................................................................................................................
12
Exhibit II.C.1: Topography and Slope.................................................................................................................
14
Exhibit II.D.1: Pre -Development Hydrology........................................................................................................
17
Exhibit II.E.1: Vegetative Communities...............................................................................................................
21
Exhibit II.E.2: Site Resource Inventory .................................................................................................................
22
Exhibit II.E.3: Vegetation Densities......................................................................................................................
23
Exhibit II.F.1: AGFD Online Environmental Review............................................................................................
25
ExhibitII.G.1.a: Photo Key Map..........................................................................................................................
27
Exhibit II.G.1.b: Site Photos.................................................................................................................................
28
Exhibit II.G.1.b: Site Photos, continued...............................................................................................................
29
Exhibit II.G.1.b: Site Photos, continued...............................................................................................................
30
Exhibit II.G.2: Visibility...........................................................................................................................................
31
ExhibitII.H.1: Traffic..............................................................................................................................................
34
Table of Contents iii
Tangerine Ridge Specific Plan
Exhibit 11.1.1:
Recreation and Schools.................................................................................................................
38
Exhibit II.K.1:
McHarg Composite Map...............................................................................................................
41
Exhibit III.E.1:
Land Use Concept Plan...............................................................................................................
48
Exhibit III.H.1:
Post Development Hydrology.......................................................................................................
52
Exhibit II.K.1:
Water Service Letter.....................................................................................................................
57
Exhibit II.K.2.a: PCRWRD Capacity Response Letter.......................................................................................
58
Exhibit III.K.b:
Existing Sewer Facilities...............................................................................................................
59
Exhibit III.L.3:
Fire Service...................................................................................................................................
62
Exhibit IV.C.2:
Enhanced Landscaping...............................................................................................................
70
List of Tables
Table II.E.1: Species list of plant species observed on site............................................................................... 19
TableII.H.2: Roadway Inventory .......................................................................................................................... 35
Table III.L.2: School Capacities & Enrollments................................................................................................... 60
Table III.C.1: Land Use Designations.................................................................................................................. 65
Table of Contents iv
i.
A;r Aft,
TANGERINE RIDGE
SPECIFIC PLAN
I. INTRODUCTION
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Tangerine Ridge Specific Plan
A. Background
The Tangerine Ridge Specific Plan is a 117 -acre property located in the Town of Marana,
in a developing area near the intersection of Tangerine Road and Camino de Oeste.
Tangerine Ridge is bound by Tangerine Road, a major arterial, on the north, Miggity Lane
dirt road alignment, to the east and St. Patrick Road to the west. The south boundary is
bounded by vacant unsubdivided land.
The zoning history indicates a Town of Marana initiated rezoning was approved on
October 9, 2002, Marana Ordinance 2002.25. The zoning changed from Tangerine Hills
Specific Plan to R-36. The Tangerine Hills Specific Plan allowed for higher densities than
the current proposal including land use designations of Medium Density Residential (6-12
residences per acre), to High Density Residential (13-15 residences per acre);
Commercial and Office; Community; Open Space and Recreation. More recently, R-36
zoning was adopted in order for the preliminary development plan design to reflect pygmy
owl habitat. The most recent activity for this subdivision plat was in 2005 and it reflected
(61) 36,000 square foot lots with 30% disturbance and a compact development pattern.
Since that time, the owl has been delisted as an endangered species.
The proposed Tangerine Ridge Specific Plan was designed in accordance with the
policies of the Northeast Growth Area and Tangerine Road Special Planning Area of the
Town Marana General Plan, and the Twin Peaks Corridor Study Area. The conceptual site
plan reflects 225 single-family detached residential lots at a density of less than 1.9
residences per acre. The minimum lot size is 50 feet by 120 feet with one and two-story
building heights. The neighborhood design reflects a similar compact development pattern
of the recently approved projects in the area with approximately 54% open space
preserving the most sensitive areas of the site, including the natural drainageways,
riparian habitat and wildlife connectivity. Approximately seventeen lots adjacent to existing
residential structures will be limited to one-story. A natural trail will be provided along the
natural open space allowing for safe pedestrian connectivity throughout the site.
Significant setbacks and vegetative screening are proposed along the site boundaries
where adjacent development currently exists or may likely occur in accordance with the
design guidelines of the Twin Peaks Corridor Study.
See Exhibit I.A. 1: Regional Context
Introduction 1-2
Tangerine Ridge Specific Plan
Exhibit LAA: Reqional Context
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LEGEND
Site Location City of Tucson Tortolita Mountain Park
o' nso 12,500'
Town of Marana Oro Valley - Tucson Mountain Park I`
Pima County Saguaro National Park FILENAME: regional_sxs_PUL-2a.mxd
SOURCE: Pima County GIS, 2013
L.'�J Introduction 1-3
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ANGERIrilw,q MIDGE
SPECIFIC PLAN
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Tangerine Ridge Specific Plan
A. Purpose and Intent
The primary purpose of the Development Capability Report section of the Tangerine Ridge
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 jurisdiction. 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 Section 01, Township 12, Range 12 East, south of the
Dove Mountain Specific Plan, in between Twin Peaks Road and Camino de Oeste
south of Tangerine Road. In total, the site area is approximately 117 -acres. See
Exhibit 11.8.1: Site Location.
Development Capability Report II -5
Tangerine Ridge Specific Plan
2. Existing On -Site Land Use and Zoning
The site is currently vacant. The existing zoning designation on the property is "R-36",
Single Family Residence, which would potentially allow for the development of a one
dwelling unit and customary accessory building on 36,000 square feet. See Exhibit
11.B.3.a: Existing Zoning.
3. Existing Conditions on Properties within a One -Quarter Mile Radius
a. Zoning
The zoning designations of surrounding properties, as depicted in Exhibit
II.B.3.a are as follows:
North: Town of Marana Large Lot Zone C, R-36, R-144 and Specific
Plan F (Dove Mountain Specific Plan)
South: Pima County SR and Town of Marana R-36 and Large Lot
Zone C
East: Town of Marana Specific Plan F (Casa Sevilla Specific Plan)
and R-36
West: Town of Marana R-36 and Large Lot Zone C
The minimum lot sizes for the above mentioned zones are found in the Town of
Marana Land Development Code. Other minimum lot sizes for the surrounding
Specific Plans are as follows:
• Casa Sevilla Specific Plan: 6,000 square feet
• Dove Mountain Specific Plan: High Density Residential: 2,000 square feet
(High Density Residential) 6,000 square feet (Low Density Residential)
• Sky Ranch Specific Plan: 6,000 square feet
- Development Capability Report II -7
Tangerine Ridge Specific Plan
Exhibit II.B.1a: Existina Zonin
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LEGEND Town of Marana Zoning Pima County Zoning
Specific Plan Boundary C ® SR
NORTH 0' 500' i000'
r 1 1/4 Mile Radius R-36 C GR -1 1.
® Jurisdictions R-144
FILE NAME. zoning_6x8_RSA-26.mxd
F SOURCE- Pima County GIS, 2013
Development Capability Report II -8
Tangerine Ridge Specific Plan
b. General Plan Land Use
The 2010 Town of Marana General Plan indicates the site is designated Low
Density Residential, 0.5-2.0 residents per acre. The surrounding general plan
designations within one -quarter -mile of the site, as depicted in Exhibit 11.8.3.b
are as follows:
North: Master Planning Area
South: Low Density Residential
East: Low Density Residential & Master Planning Area
West: Low Density Residential & Commercial
c. Land Use
The land uses of surrounding properties within one-quarter mile, as depicted
in Exhibit 11.8.3.c: Existing Land Uses are as follows:
North: The Preserve IV at Dove Mountain Single Family Residential
Subdivision, Encantada at Dove Mountain Multi -Family
Residential Subdivision (currently under construction) and Dove
Mountain Commercial Center
South: Vacant & Unsubdivided Single Family Residential
East: Vacant, Casa Sevilla Single Family Residential and Sky Ranch
Single -Family Residential Subdivision
West: Vacant & Unsubdivided Single Family Residential
d. Number of Stories of Existing Structures
To the north of the subject property, there are two-story multi -family residential
units (Dove Mountain Encantada) and one-story single family residential units
(The Preserve I, III, IV at Dove Mountain). To the east west and south, there
are one-story single family residential structures.
e. Pending Rezonings
According to the most recent Town of Marana Planning and Zoning Activity
map dated July 2013, there are no pending rezonings within a one-quarter
mile radius of the project site.
Development Capability Report II -9
Tangerine Ridge Specific Plan
f. Conditional Rezonings
According to the most recent Town of Marana Planning and Zoning Activity
map dated March 2014, there are no conditional rezonings within a one-
quarter mile radius of the project site.
g. Preliminary Plats/Subdivision/Development Plans Approved
As shown on Exhibit 11.8.3.c: Existing Land Uses, there are four subdivision
plats and one development plan approved within a one-quarter mile radius of
the site: The Preserve I, III and IV at Dove Mountain, Encantada at Dove
Mountain and the Dove Mountain Commercial Center. In addition, there is one
subdivision plat within a one-quarter mile radius of the site currently under
review:
• Plat for Casa Sevilla Specific Plan, located east of the project site for
48 lots on 34 acres at approximately 1.4 residents per acre.
h. Architectural Styles of Adjacent Development
Existing homes in the area include single-family detached and multi -family
residential units with southwest and ranch architectural styles.
4. Well Sites within 100 Feet of the property
According to Pima County Geographic Information Systems and the Arizona
Department of Water Resources, well #651287 is located on-site along the southern
boundary. There are no other wells located on-site, or within 100 feet of the property.
See Exhibit 11.8.4: Existing Land Uses.
Development Capability Report II -10
Tangerine Ridge Specific Plan
Exhibit II.13.1c: Existing Land Uses
The Preserve III at Dove Mtn,
Dove Mountain Specific Plan
SFR- one story �bt
The Preserve at Dove Mtn, 1.1 RAC n
Dove Mountain Specific Plan
SFR- one story
1.09 RAC ,
The Legacy Apartments~ `
at Dove Mountain I Y
MFR- 2Story
21 RAC The Preserve IV at Dove Mtn.
f ; Dove Mountain Dove Mountain Specific Plan
�Certter SFR - one story Encantada at'
r - 1.47 RAC Dove Mountain
MFR - two story
13.6 RAC
III;J3rinaitTu 1 r
506217 801480
Casa Sevilla:
a Specific Plan 11.,
Unsh
ubdivided SFR
U � 1.4 RAC
SFR7666 story ri
I
63667.6
�1i1-9 Driv:: ��
I I Vacant 580210
Velvet Sky
IPending Vacant I Residential
I Vacant I Subdivision
0.94 RAC
> l I Sky
6512�.>
>�3' Ranch
r, Specific
Plan
603014 SFR
Vacant 1&2 story
Unsubdivided / 0.71 RAC
Vacant SFR - one story
85514
l
,i
574331 582323' L 547388 517610
{
LEGEND
:, Specific Plan Boundary Approved Subdivision Plat Wells NORTH 01 500' 1000,
100 Foot Radius Approved Development Plan i
RLE NAME: ex_cond_6x8_RSA-26 mxd
1/4 Mile Radius Preliminary Plats SOURCE: Pima County GIS, 2013 —
Development Capability Report II -12
Tangerine Ridge Specific Plan
C. Topography and Slope
The elevations on the property range from approximately 2,520 feet at the southwestern
corner to approximately 2,602 feet at the northeastern corner. Existing topography at 2 -foot
contour intervals is shown on Exhibit 11. C. 1: Topography and Slope.
1. Hillside Conservation Areas
There are no known Hillside Conservation areas located on-site. Please see Exhibit
11. C. 1: Topography and Slope.
2. Rock Outcrops
There are no known rock outcrops located on-site.
3. Slopes of 15% or Greater
There are no slopes of 15% or greater located on-site as shown on Exhibit II.C.1:
Topography and Slope.
4. Other Significant Topographic Features
There are three washes running diagonally across the property. As shown on Exhibit
II.C.1, there is one named wash, referred to as Canada Agua Wash 2, and the
remaining washes are un -named washes.
5. Pre -Development Cross -Slope
The average cross -slope of the property is approximately 3.84% 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 (97,627)
0.0023 = conversion of "square feet" into "acres x 100"
A = total site area in acres (117 AC)
Development Capability Report II -13
Tangerine Ridge Specific Plan
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LEGEND
Specific Plan Boundary Washes
Adjacent Parcels
2' Elevation Contours
NORTH 0' 250' 500'
In
FILE NAME: topo_648 rsa-26.mxd
SOURCE: Pima County GIS, 2013
Development Capability Report II -14
Tangerine Ridge Specific Plan
D. Hydrology, Water Resources and Drainage
The following site hydrology information was analyzed and prepared by Baker & Associates,
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 project site is affected by multiple braids of the Canada Agua Wash, along the
north and east boundaries of the site. This overall watershed emanates from the
Tortolita Mountains to the north. One of the braids of Canada Aqua Wash affecting the
site (along the east boundary) has been designated as FEMA Zone AO - Alluvial Fan 2
floodplain per FEMA Panel #04019C1 065L, dated June 16, 2011. The smaller sub -
watersheds begin in some of the more immediate lands north and east of the project
site. Per the Pima County/City of Tucson Detention/Retention Manual, this area is
designated as a critical basin.
2. Off-site Man-made or Natural Features
As noted above, the site is affected by braids & sub -watersheds of the Canada Agua
Wash from the north, as it travels from the Tortolita Mountains, through developments
to the north, including the Preserves at Dove Mountain, and crosses Tangerine Road
currently via dip sections.
3. Acreages of Upstream Off -Site Watersheds with 100 -year discharges
greater than 100 cfs
The overall watershed of the Canada Agua Wash is approximately 900 acres that flows
through or indirectly affects the project site. This full acreage does not directly impact
the site and based on prior analysis by Arroyo Engineering as part of the previous
subdivision development, there are numerous smaller sub -watershed areas that affect
the site. A larger sub -watershed of the Canada Agua West FEMA floodplain
enters/crosses near the southeast corner of the site, this sub -watershed is
approximately 1,300 acres.
4. On -Site Hydrology
Onsite drainage is predominantly shallow sheet flow with no significantly defined
washes onsite. As noted above, 1 of the braids of the Canada Agua Wash that affect
the southeast portion of the site area is a FEMA Zone AO - Alluvial Fan 2 floodplain
per FEMA Panel #04019C1 065L, dated June 16, 2011, designated as 2' flow depths
and 3 foot per second flow velocities. Some smaller, local sub -watersheds also
produce locally regulated (>50 cfs) floodplains within the project site in the northwest
portion of the site, as well as through the southwest portion of the site. The FEMA
Development Capability Report II -15
Tangerine Ridge Specific Plan
floodplain and local floodplains have been shown on the Exhibit II.D.1: Pre -
Development Hydrology.
5. Existing Drainage Conditions along Downstream Property Boundary
Downstream drainage conditions along the south & west boundaries are consistent with
the onsite drainage patterns consisting of wide, shallow sheetflows, with little or no
defined washes or channels.
Development Capability Report II -16
Tangerine Ridge Specific Plan
Exhibit II.D.1: Pre -Development Hydrology
(58 Development Capability Report II -17
Tangerine Ridge Specific Plan
E. Vegetation
1. Vegetative Communities and Associations On -Site
The project site contains native vegetation that is typical of that found in the Arizona
Sonoran Desert. The site drains from the northeast to the southwest and there are a
number of braided washes running throughout the property. The property occurs
within the Arizona Upland subdivision of the Sonoran Desertscrub biotic community
(Brown and Lowe 19801). According to Pima County GIS, existing vegetation is
categorized into three distinct communities; "Palo Verde — Mixed Cacti" and "Ironwood
Desert Scrub," in the uplands, as well as "Sonoran Riparian Scrub" growing along the
wash (See Exhibit ll. E.1: Vegetative Communities.)
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 foothills palo verde (Parkinsonia microphylla), velvet mesquite
(Prosopis velutina), creosotebush (Larrea tridentate), triangle -leaf bursage
(Ambrosia deltoidea), white thorn acacia (Acacia constricts), barrel cacti
(Ferocactus wislizenii), saguaro (Carnegiea gigantea), cholla species (Opuntia sp.),
prickly pear species (Opuntia sp.) and a variety of other small cacti. Palo verde
(Parkinsonia florida) and ironwood (Olneya tesota) were not identified on the
property.
The health of undisturbed upland vegetation on site is generally fair to good. The
saguaro age structure is healthy. Many of the upland trees are exhibiting some
signs of stress due to mistletoe infestation.
b. Ironwood Desert Scrub vegetation:
Although Pima County GIS indicates Ironwood Desert Scrub within the property
boundaries, there is no indication of Ironwood on the site.
c. Sonoran Riparian Scrub vegetation:
Sonoran Riparian Scrub vegetation is located alongside the borders of the site's
various braded wash system; however plant density and diversity are relatively
similar across the site. This community is dominated by mesquite trees (Prosopis
velutina), foothills palo verde (Parkinsonia michrophyla), whitethorn acacia (Acacia
constricts), desert hackberry (Celtis pallida), and canyon ragweed (Ambrosia
abrosioides).
Brown, D.E., and C. Lowe, 1980. Biotic communities — Southwestern United States and Northwestern Mexico. Map. University of Utah
Press. Salt Lake City, Utah.
Development Capability Report II -18
Tangerine Ridge Specific Plan
Existing riparian vegetation is moderately denser and more diverse at points along
the wash system than the vegetation of the upland areas. The riparian vegetation is
largely the same species makeup as the upland vegetation, with the addition of
desert hackberry and canyon ragweed. There is a slightly 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 Netleaf hackberry (Celtis reticulata) or
Cottonwood (Populus sp).
Exhibit II.E.3: Vegetation Densities, illustrates the extent of the three vegetative
communities found on the subject property. Table II.E.1 presents a list of plants
observed during a September 2013 site visit. Also observed, but not listed, were
various bunch grasses and forbs.
Table ILEA: Species list of plant species observed on site.
SCIENTIFIC NAME
COMMON NAME
Acacia greggii
Catclaw acacia
Acacia constricta
White thorn acacia
Ambrosia deltoidea
Triangle -leaf bursage
Ambrosia abrosioides
Canyon Ragweed
Carne iea gigantea
Saguaro cactus
Celtis pallida
Desert Hackberry
Echinocereus s .
Hedgehog cactus
Ferocactus wislizenii
Barrel cactus
Fou uieria s lendens
Ocotillo
Larrea tridentate
Creosotebush
Mammillaria microcar a
Pincushion cactus
Opuntia en elmannii
Prickly ear cactus
Opuntia spp.
Cholla Species
Parkinsonia micro h lla
Foothills palo verde
Prosopis velutina
Velvet mesquite
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 20 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.
Development Capability Report II -19
Tangerine Ridge Specific Plan
3. Special -Status Plant Species
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
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 one special -status species within 3 miles of the property; the
Tumamoc Globerry or Tumamoca macdougali. The species are designated salvage
restricted (SR), and sensitive (S) under the Arizona Native Plant Law.
Marana's Draft Habitat Conservation Plan (HCP) does not include any plant species
to consider.
4. Vegetative Densities
The project site features moderately dense vegetation across the property, except
along sandy bottom washes, where the site features high plant density. The site
contains a healthy range of plant species; however, there are no unusually large
numbers of mature specimens or unusual densities of plant species in relation to the
site conditions (soil, slope, orientation, water availability). Exhibit II.E.3: Vegetation
Densities, illustrates the vegetative densities found on the property.
Development Capability Report II -20
A
A
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Tangerine Ridge Specific Plan
Exhibit ILEA: Vegetative Communities
Tangerine Road-
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LEGEND Vegetation Pima County Special Elements
1 = Specific Plan Agriculture / Developed Xeroriparian Habitat C NORTH
L Boundary 250' 500'
Sonoran Desertscrub ® Important Riparian Area J],
FILE NAME: Vegetation _6x8_rsa-26.mxd
SOURCE: Pima County GIS, 2013
Development Capability Report II -21
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Tangerine Ridge Specific Plan
Exhibit II.E.3: Vegetation Densities
LEGEND Vegetation
1 = Specific Plan High Density Vegetation
L Boundary
Moderate Density Vegetation
NORTH
250' 500'
FILE NAME: Vegetation 6x8_rsa-26.mxd
SOURCE- Pima County GIS, 2013
(30
00 Development Capability Report II -23
Tangerine Ridge Specific Plan
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.
There is one wildlife corridors within 3 miles of the project: 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
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: II5.1: 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).
Development Capability Report II -24
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Tangerine Ridge Specific Plan
G. Viewsheds
1. Viewsheds Onto and Across the Site
The Tangerine Ridge project area is located in a developing area within the Town of
Marana limits. Residential developments exist or are proposed on all sides of the site.
Topography within the project area is gently sloping to the southwest. The vegetation
and topography changes significantly reduce views across the site because the site
slopes up to a hillside at the northwestern corner. The top of the hill provides
increased visibility of homes located just north of the specific plan. The general
landscape is dominated by natural desert upland vegetation with four braided washes
ranging in size crossing 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
The areas of high visibility from adjacent off-site uses are mainly along the property
boundaries of the site, including:
North: The north boundary of the specific plan area is adjacent to Tangerine Road.
Tangerine Road is slightly higher than the elevation of the site and therefore there is
high visibility onto the immediate site in this area.
South: The topographical changes and vegetation along the southern half of the site
prohibit high visibility with the exception of the immediate site property lines.
East: The views from the east toward the specific plan area are relatively flat with
slightly changing topography and moderate vegetation densities that limit the views to
the west from the Miggity Lane dirt roadway.
West: The views from the west toward the specific plan area are also relatively flat
with slightly changing topography and moderate vegetation densities that limit the
views from St. Patrick Road and Angel Drive across the site.
See Exhibit 11. G.2: Visibility.
Development Capability Report II -26
Tangerine Ridge Specific Plan
Exhibit II.G.1.a: Photo Key Map
LEGEND
Specific Plan Boundary
4)1- Photo ID & location photowas taken
NORTII 0' 250' 500,
I
U
FILENAME: PhotoKeyMap_6x8_RSM26.mxd
SOURCE: Pima County DOT GIS, 2013
Development Capability Report II -27
Tangerine Ridge Specific Plan
Exhibit II.G.1.b: Site Photos
Photo 1: View looking south from the midpoint at Photo 2: View looking northeast across the property
Angel Drive alignment along St. Patrick Road. from the intersection of Angel Drive and St. Patrick
Road.
Photo 3: View looking east toward an existing Photo 4: View looking east along the St. Patrick
residence from the St. Patrick Road/Angel Drive Road toward an existing residential property
alignment. adjacent to the site.
Photo 5: View looking north from the St. Patrick Photo 6: View looking southeast from the
Road, Tangerine intersection toward Dove Mountain northwest corner of the site.
Encantada that is currently under construction for
multi -family residential housing.
Development Capability Report II -28
Tangerine Ridge Specific Plan
Exhibit II.G.1.b: Site Photos, continued
Photo 7: View looking northwest from the northeast Photo 8: View looking northwest from the northeast
corner of the site. corner of the site.
Photo 9: View looking northeast from the northeast Photo 10: View looking south along the eastern
corner of the site. boundary and Miggity Lane alignment.
FA
-S
i
Photo 11: View looking southwest across the site Photos 12: View looking south from southeastern
from the eastern boundary of the site. corner of the site.
Development Capability Report II -29
Tangerine Ridge Specific Plan
Exhibit II.G.1.b: Site Photos, continued
Photo 13: View looking northwest across the site Photo 14: View looking north from the southwest
from the southeast corner of the site. corner of the site
r
Photo 15: View looking west from the southwest
corner of the site.
- Development Capability Report II -30
Tangerine Ridge Specific Plan
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LEGEND Visibility
L: 1 Specific Plan Boundary ® High NORTH 0' 250' 500'
2' Elevation Contours ® Medium
LOW FILE NAME: visibility_6x8_rsa-26.mxd
SOURCE', Pima County GIS, 2013 —
Development Capability Report II -31
Tangerine Ridge Specific Plan
H. Traffic Circulation and Road System
1. Existing and Proposed Off -Site Streets
Tangerine Road bounds the north property line. The Miggity Lane alignment exists
along the eastern boundary and St. Patrick Road exists along the western
boundary. Angel Drive intersects St. Patrick Road at the mid -western boundary of
the site. Miggity Lane, Angel Drive and St. Patrick Road are dirt roadways.
Improvements to the Angel Drive and Miggity Lane are proposed as a part of this
project. Existing roadways within the project area are shown on Exhibit II.H.1:
Traffic.
Tangerine Road
Tangerine Road is a 2 -lane highway principal arterial with a variable right-of-way
(R -O -W) expanding to 250 -feet in front of the site. It is understood that Tangerine
Road is scheduled to be improved to a 4-6 lane facility with a 325 -foot R -O -W. As
a result, the developer shall also dedicate, or cause to have dedicated, 100'
additional R -O -W along the northern property line to meet the future R -O -W for
Tangerine Road.
The posted speed limit is 50 mile per hour (mph). The current average daily trip
(ADT) generation is approximately 14,600 with a projected ADT of 30,200 in the
year 2040. It would be expected that the Arizona Department of Transportation
would have already evaluated future development immediate to the proposed site,
and therefore, would have accounted for the impact associated with the site. It is
anticipated that no additional studies are necessary.
Miggity Lane
Miggity Lane is a 60 -foot R -O -W with a 2 -lane dirt road section. Miggity Lane will be
built to the Town's Local Street standard as per the Town of Marana Subdivision
Street Standards Manual. The roadway shall be built to a point just south of any
proposed access point.
Angel Drive
Angel Drive is an unimproved 30 -foot R -O -W with a 1 -lane dirt road section. Angel
Drive will be ultimately be built as a modified Town Commercial/Industrial street
(within a 60' -wide right-of-way). A 30 -feet R -O -W dedication will be required by the
adjacent property owner to the west to facilitate access to Twin Peaks Road via
Angel Drive. The Tangerine Ridge developer will be responsible for the
interim/partial construction with the Tangerine Hills project completing the road's
construction. The final commercial/industrial street section will be modified
to include a 5' -wide sidewalk abutting the back of vertical curb on the street's north
side, and a 10' -wide asphalt path abutting the vertical curb along the south side of
the street. Interim improvements for Angel Drive will include a 20' -wide paved
section, vertical curbs on both sides of the street and a 5' -wide sidewalk abutting
Development Capability Report II -32
Tangerine Ridge Specific Plan
the curb on the north side. This interim connection to Twin Peaks via Angel Drive
must be complete prior to the Town issuing the 81st building permit for the
property.
St. Patrick Road
St. Patrick Road serves approximately three single-family residences along the
western boundary of the site. It is a 2 -lane dirt roadway.
Development Capability Report II -33
Tangerine Ridge Specific Plan
Exhibit II.H.1: Traffic
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LEGEND
I:: I Specific Plan Boundary Bicycle Routes
"""r" 0' 1f4 Mile 1f2 Mile
One -Mile Radius Bus Routes (Sun Shuttle Routes)
Jurisdictional Boundary Bus Stops FILE NAME: traffic _6z8_RSA-26.mxd
(1501150) Existing/Future Right -of -Way SOURCE Puna County GIS, 2013
Development Capability Report II -34
Tangerine Ridge Specific Plan
2. Existing Access and Rights -of -Way
A roadway inventory was conducted to obtain the following information:
■ Existing and Proposed Right -of -Way;
■ Whether or not said widths conform to minimum requirements;
■ Ownership;
■ Whether or not rights-of-way jog or are continuous;
■ Number of travel lanes and theoretical capacity and design speed for existing
roads;
■ Present average daily traffic for existing streets; and
■ Based on a preliminary visual assessment, a description of the surface
conditions of existing roadways providing access to the site:
Table II.H.2: Roadway Inventory
Source: Pima Association of Governments, 2013 (PAG) and 2010 Town of Marana General Plan
- Development Capability Report II -35
Tangerine
Road
Camino De
Manana
Camino
De Oeste
Twin Peaks
Road
Dove Mountain
Boulevard
Major Routes
Classification
Arterial
Minor
Collector
Minor
Collector
Arterial
Major Collector
Existing R.O.W. (Feet)
225
60
60-150
150
150
Future R.O.W. (Feet)
325
60
150
150
150
Current Number of Lanes
(proposed)
2(4-6)
2
2
4
4
Speed Limit
50
35
35
45
40
Ownership
Marana
Marana
Marana
Marana
Marana
ADT (Source, Year)
14,600 (EPS,
2013)
1,000 (PAG,
2010)
N/A
N/A
10,000 (PAG,
2010)
Capacity (Florida Dept. of
Transportation, 2002)
15,600
15,600
15,600
32,900
32,900
Conforms to Width
Standards
No
Yes
No
Yes
Yes
Surface Conditions
Paved
Paved
Paved/Dirt
Paved
Paved
Source: Pima Association of Governments, 2013 (PAG) and 2010 Town of Marana General Plan
- Development Capability Report II -35
Tangerine Ridge Specific Plan
3. Roadway Improvements
There are four projects listed in the adopted 2040 Pima Association of Governments
Regional Transportation Plan (PAG RTP) within the project area. One project is for
improvements to Camino De Manana, which has recently been completed, while the
remaining three are for the Tangerine Road Corridor, including:
• Camino De Manana/Dove Mountain Extension - Interstate 10 to Tangerine
Road, Widen roadway to 4 -lanes , add bike lanes and drainage, Early
Timeframe (2010-2020), Marana, $26,480,000 - COMPLETED
• SR 989: Tangerine Parkway #1 - Interstate 10 to Dove Mountain Boulevard,
Add frontage roads and Grade Separated Intersections, Early Timeframe
(2010-2020), Marana, $18,812,000
• SR 989: Tangerine Parkway #2 - Dove Mountain Boulevard to Thornydale
Road, Add frontage roads and Grade Separated Intersections, Middle
Timeframe (2020-2030), Marana, $14,300,000
• SR: 989: Tangerine Road - Interstate 10 to La Canada Drive, Widen to 4 -lane
roadway, bike lanes and drainage, Early Timeframe (2010-2020), Multiple
Sponsors, $74,215,000
4. Existing and Proposed Intersections on Arterials within One Mile and
Most Likely to be Used by Traffic from this Site
Tangerine Road at Camino De Oeste, Tangerine at Miggity Lane, Tangerine at Twin
Peaks Road and Twin Peaks Road at Angel Drive will be used by vehicles generated
by the project.
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. Tangerine Road has a bike route
with a striped shoulder and connects to bike routes on Dove Mountain Boulevard,
Twin Peaks Road, Camino De Manana and Thornydale Road. There are no
sidewalks adjacent to the project area.
Development Capability Report II -36
Tangerine Ridge Specific Plan
I. Recreation and Trails
1. Open Space, Recreation Facilities, Parks and Trails
As shown on Exhibit 11.1.1 there is one existing park, Dove Mountain Neighborhood
Park, and one proposed park, Tortolita State Land Reform Addition, within one mile of
the project site. Dove Mountain Neighborhood Park, located at Dove Mountain Blvd
and Dove Mountain Park Road, includes a dog park, tennis courts, sand volleyball
court, dog park and restrooms. The Tortolita State Lane Reform Addition is a proposal
to set aside 12,470 acres of park space between the Tortolita and the Central Arizona
Project (CAP), west of the project area.
In addition, the Town of Marana Parks and Recreation Department has initiated a
recent proposal for a 12-15 acre park at the southeast corner of Tangerine and
Camino de Oeste, located approximately 1,300 feet east of the subject property. The
Sky Ranch Homeowner's Association (HOA) has a 30 -acre common area property at
their northwest corner of the subdivision; 12-15 acres of which is proposed to be used
for recreation in -lieu of the existing 7 -acre park area in the middle of the Sky Ranch
subdivision previously proposed for Nature Center that never came to fruition. On
January, 7, 2014, Mayor and Council approved a land acquisition for development of
park space following the Town of Marana community park model. Construction
should follow in 2015.
As shown on Exhibit 11.1.1 and according to the Town of Marana's Comprehensive
Parks, Trails and Open Space Master Plan, there is one existing trail within one -mile
of the project site within the Dove Mountain Specific Plan area. There are two
proposed trails, including the Twin Peaks Road and Potvin Lane trails, and two
proposed greenways, Tangerine Road and Camino de Manana and one 10' -wide
asphalt path along the south side of the Angel Drive. As part of the proposed Specific
Plan, the proposed trail features on the subject property will provide connections east
through the Casa Sevilla subdivision to the Proposed Tangerine Corridor Park as well
an ultimate connection to the south to Camino de Manana.
Development Capability Report II -37
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Tangerine Ridge Specific Plan
Exhibit 11.1.1: Recreation and Schools
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LEGEND
Specific Plan Boundary ® Proposed Parks • • • Proposed Greenway
Naen' 0' 114 Mile 112 Mile
One -Mile Radius • • • Existing Trails • • • Proposed 10' Asphalt Path, j
Jurisdictional Boundary • • • Proposed Trails Note: The site is located wtihin the FILE NAME: schools rec 6x8 RSA-26.mxd
- Existing Parks Existing Greenway Marana Unified School District. SOURCE: Pima county GIS,2013
OWN
Development Capability Report II -38
Tangerine Ridge Specific Plan
J. Cultural Resources
1. Location of Resources On -Site
In December 2004, Old Pueblo Archaeology conducted a cultural resource survey of
the site. As a result, no cultural features were identified that appeared to be more than
50 years old, and the isolated occurrences do not meet the criteria required for
National Register listing. For this reason, Old Pueblo Archaeology recommends that
no additional cultural resources studies required, provided that if any previously
undetected and unreported, buried archaeological material are encountered during
construction, land modification activities shall be stopped in the vicinity of those
materials and they shall be evaluated by a professional archaeologist before
construction is rendered. There remains the possibility that ground -disturbing activities
could reveal the presence of heretofore -undiscovered cultural resources or human
remains." If such materials are discovered during construction or at any time, all work
must stop in the area and Arizona State Museum shall be notified at (520) 621-4795
immediately pursuant to A.R.S. §41-865 and A.R.S. §41-844." and the Town of
Marana must be also notified at (520) 382-2600.
Development Capability Report II -39
Tangerine Ridge Specific Plan
K. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been
combined to form the McHarg Composite Map, displayed as Exhibit I1A 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.
• Topography
• Hydrology
• Vegetation
• Wildlife
• Viewsheds
Development Capability Report II -40
Tangerine Ridge Specific Plan
LEGEND
1 J Site Boundary _ j Site Verified Xeroriparian Habitat NORTH 0' 259 Sar
2' Elvation Contour Sandy Bottom Wash T
------- 10' Elevation Contour !► Slope (15-25%) Visibility (High) FILENAME: RSA-26-COMPOSITEMARDWG/8.5X6,5 FT
C J 100 Year Flood Plain --dw Slope (>25%) Visibilty (Moderate)
Development Capability Report II -41
-- 4
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III. DEVELOPMENT PLAN ■
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Tangerine Ridge Specific Plan
A. Purpose and Intent
The Tangerine Ridge Specific Plan establishes the framework for the development of a 117 -
acre residential community within the Town of Marana, Pima County, Arizona. The Specific
Plan provides a method for applying standards and guidance to ensure that this development
meets the needs of the community while appropriately responding to and considering adopted
plans, adjacent development, the environment and site-specific conditions.
This 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 11.8.1.
B. Design Principles and Vision
The Tangerine Ridge 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, and riparian
areas.
• Maximize the spectacular views of the Tortolita Mountains and the other surrounding
mountain ranges to the west and east, as well as city views to the south from all lots
throughout the proposed community.
• Provide pathways and trails throughout the neighborhood, providing pedestrian connectivity
and access to local public trails.
• Provide buffering for existing residents adjacent to the property through the provision of
natural open space adjacent to these areas.
• Provide meaningful open space that allows for wildlife movement across the site while
preserving a large portion of the remaining native vegetation.
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. Tangerine
Ridge is located within the Planning Area boundary of the Town's General Plan within
the Northeast Growth Area and the Tangerine Road Special Planning Area. The
Northeast growth area has significant environmentally -challenging areas that
constrain development. This area will see future development that will include land
preservation, limits on land disturbance, and projects, commercial and residential,
which will be carefully integrated with the natural conditions. Residential communities
will generally be low-density and/or clustered development which responds to the
environmental constraints. A significant portion of the land may be preserved as open
Development Plan III -43
Tangerine Ridge Specific Plan
space to preserve habitat and resources. It is anticipated that this area will see an
increase in both residential and commercial development with the completed Twin
Peaks interchange which provides easy connection to the Dove Mountain area.
The Tangerine Road Special Planning Area has great potential for Economic
Development. The Town of Marana has identified three of the nine activity centers
along the Tangerine Road corridor. While this area has environmental and physical
constraints that will have to be addressed, this area will be critical to the future
economic growth of the Town.
Specific Plan conformance: Tangerine Ridge is designed to follow the growth area
goals of low-density residential development and open space preservation. The land
set aside, including the wash and riparian areas, are the most environmentally
sensitive areas of the site. As a result the site plan sets aside larger common areas
and larger setbacks than adjacent unsubdivided residential land uses.
The Tangerine Ridge Specific Plan is consistent 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
• 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: The Tangerine Ridge Specific Plan leaves a
considerable amount of the site undisturbed, preserving nearly 54% of the native
vegetation on-site and minimizing the impact on washes. Similar to the Casa Sevilla
Specific Plan subdivision to the east, Tangerine Ridge will utilize cluster development
to avoid environmentally sensitive areas and provide open space amenity to
residents.
General Plan Goal, Land Use and Growth Element: Provide opportunities for
diverse developments that maximize the benefits to the community
• General Plan Policy: Promote new development that is compatible with
existing land uses.
• General Plan Action: Establish appropriate land development designations
with densities and intensities that complement existing natural conditions
and residential areas.
• General Plan Action: 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.
Development Plan III -44
Tangerine Ridge Specific Plan
• General Plan Action: Designate a wide range of residential development
densities from low density rural to multi -family urban.
Specific Plan Conformance: Tangerine Ridge is located within the Northeast
Growth Area of the General Plan. The land use designation on the property is Low
Density Residential, 0.5-2.0 residences per acre (RAC). The proposed density is
approximately 1.9 residences per acre. Tangerine Ridge will feature high-quality
design and development that is compatible with what exists in the area. According
to the 2010 General Plan Land Use Designation Map, the vast majority of land
surrounding the site is either Master Planned Area or Low Density Residential.
Commercial designations exist within proximity to the site at the intersection of
Dove Mountain Boulevard and Tangerine Road.
General Plan Goal, Open Space and Trails Element: Protect and preserve
natural open space.
The vast array of wildlife species associated with the Tortolita Mountains are
dependent on 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: Tangerine Ridge is designed to concentrate grading
activities away from sensitive areas of the site. Focusing development efforts away
from greenfield areas (undisturbed, naturally occurring areas) helps avoid
encroaching into the washes that traverse the property, protects wildlife corridors
identified in the Town of Marana's Habitat Conservation Plan, and preserves native
Development Plan III -45
Tangerine Ridge Specific Plan
vegetation and drainageways. The total amount of open space in Tangerine Ridge
is 54%.
2. Habitat Conservation Plan
The Town of Marana Draft Habitat Conservation Plan (HCP) maps endangered
species and outlines conservation and mitigation strategies. The Draft document has
been available for public review since 2009 and was taken into consideration during
the design of the Specific Plan. According to the HCP mapping, the site is within Zone
4 of the HCP. Zone 4 includes areas planned for 100 percent future development
outside the wildlife linkages. There are no Natural Undisturbed Open Space goals
established for Zone 4, outside of the designated linkages. As shown on Exhibit
III.E: Land Use Concept Plan, the site design sets aside the wash corridors as open
space.
3. Twin Peaks Corridor Study
The Twin Peaks Corridor Study establishes design guidelines to create a cohesive
theme for the parcels along Twin Peaks Road and Camino de Manana between Linda
Vista Boulevard and Tangerine Road. Tangerine Ridge is located within this area and
the Specific Plan Development Regulations Section integrates the goals of the
Corridor Study.
D. Compatibility with Adjoining Development
The specific plan is located within a developing area of existing and proposed specific plan
communities with a large master planned community (Dove Mountain Specific Plan) located
directly north of the site consisting of approximately 6,200 acres with over 3,000 single family
and multi -family homesites, neighborhood commercial, a resort and associated golf courses.
Other development in the area includes unsubdivided single family residential. The majority of
vacant land in the immediate area is proposed or approved for single family residential
subdivisions, including the Casa Sevilla Specific Plan, Rancho de Manana and Tangerine
Hills. There are two single family residences immediately west of the site along St. Patrick
Road. Exhibit III.E.1 identifies that the homes closest to these properties will be limited to one-
story in building height. The proposed use is consistent with existing and proposed
development in the area.
E. Land Use Concept Plan
The Tangerine Ridge Land Use Concept Plan responds to site-specific conditions and
environmental constraints as identified in the site analysis. The plan consists of 225 single-
family residential units with a density of approximately 1.9 homes per acre (See Exhibit III.E.1:
Land Use Concept Plan). As shown on Exhibit III.E, the concept includes a mix of 50 -foot
wide by 120 -foot long lots with the ability to construct one and two-story homes. In order to
mitigate for any impact to both existing and future adjacent neighbors, approximately
seventeen lots have been limited to one-story.
Development Plan III -46
Tangerine Ridge Specific Plan
Approximately 54% of the project area will remain 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. A majority of the lots will have backyards facing natural desert open
space; this open space will preserve wildlife corridors, reduce development that encroaches
on the four washes and concentrate development areas on less sensitive areas of the site.
Pedestrian connectivity will be provided with a natural loop trail on the property (See Exhibit
III.E.1). This loop trail will provide an eastern connection point through the Casa Sevilla
Subdivision to access Camino de Oeste and the future Tangerine Corridor Park. The
proposed trail segment shall be an established natural trail that will be defined in the field
utilizing trail markers and fitted to the terrain, similar to natural trails prevalent throughout the
Tortolita Mountains. Final alignment and width of the trail will be completed as part of the
subdivision improvement plans as water line, sewer line, and slope considerations must be
considered and engineered. Construction of the trail segment shall be completed no later
than upon 75% build -out of Tangerine Ridge. The natural trail will be maintained by the
Tangerine Ridge Homeowner's Association. Please note Exhibit 111.E is for illustrative
purposes only. The plan is intended to show the overall concept for the site in order to
provide direction for traffic and civil engineering studies, relationship of possible structures to
surrounding neighborhoods, and possible on-site traffic circulation. It is not to be considered
an actual proposed subdivision plat.
Development Plan III -47
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Tangerine Ridge Specific Plan
F. Circulation Plan
Ingress/Egress will be provided via Miggity Lane at Tangerine Road and Twin Peaks Road
via Angel Drive. Both Angel Drive and Miggity Lane are current unimproved public rights-
of-way. They are proposed for off-site improvements in accordance with the Town of
Marana Subdivision Street Standards Manual.
Angel Drive will be ultimately be built as a modified Town Commercial/Industrial street (within
a 60' -wide right-of-way). A 30 -feet R -O -W dedication will be required by the adjacent property
owner to the west to facilitate access to Twin Peaks Road via Angel Drive. The Tangerine
Ridge developer will be responsible for the interim/partial construction with the Tangerine Hills
project completing the road's construction. The final commercial/industrial street section will
be modified to include a 5' -wide sidewalk abutting the back of vertical curb on the street's
north side, and a 10' -wide asphalt path abutting the vertical curb along the south side of the
street. Interim improvements for Angel Drive will include a 20' -wide paved section, vertical
curbs on both sides of the street and a 5' -wide sidewalk abutting the curb on the north side.
This interim connection to Twin Peaks via Angel Drive must be complete prior to the Town
issuing the 81 st building permit for the property.
A paved all weather, secondary emergency access will be required to be approved by
Northwest Fire District. The emergency access shall comply with Section D107.1 and Section
D104.3 of the 2012 International Fire Code. The location of the emergency access point will
be determined by the final plat.
A 100 -foot right-of-way dedication will be set aside along the northern boundary for
Tangerine Road as per Town of Marana requirements.
The internal roadway cross section may be built to Town of Marana standards. In the event
an alternative street section is desired, a design exception report and approval will be
required during the tentative subdivision plat process.
A Traffic Impact Study (TIS) prepared by Kiley Horn and Associates is intended to support
the land -use proposal for this rezoning project. The study (submitted under separate cover)
addresses the potential traffic impacts associated with the proposed Tangerine Ridge
Specific Plan. Any roadway improvements required by the Town based on the findings of
the Traffic Impact Study (as approved by the Town) will be the responsibility of the
developer. In accordance with the findings and recommendations in the TIS submitted for
this project, the developer will be responsible for the design and construction of:
• An exclusive eastbound right -turn lane and westbound left -turn lane are required on
Tangerine Road into Miggity Lane. The left -turn lane is included as part of the
Tangerine Road Corridor improvements.
Other considerations include:
• The study intersections at Twin Peaks Road & Angel Drive and Tangerine Road &
Miggity Lane do not have conflicting traffic and currently operate at LOS A during the
Development Plan III -49
Tangerine Ridge Specific Plan
peak hours. Tangerine Road & Camino de Oeste operates at LOS E and F for AM
and PM peak hours, respectively.
• Trip generation for the opening year results in 2000 daily trips, with 158 trips
occurring in the AM peak hour and 210 trips occurring in the PM peak hour.
• During the Buildout Year (2018) with Project conditions, Twin Peaks Road & Angel
Drive is anticipated to operate at LOS C while Tangerine Road & Miggity Lane and
Tangerine Road & Camino de Oeste are projected to operate at LOS F.
• Queues at the three intersections are anticipated to be contained within the existing
turn pockets and not affect adjacent intersections.
• An exclusive northbound right -turn lane on Twin Peaks Road is not required at the
Angel Drive driveway.
• It is recommended that sight triangles consistent with the requirements described in
Pima County Subdivision and Development Street Standards be provided at all site
driveways.
• The three intersections did not meet the preliminary traffic signal warrant.
• Northbound left turn traffic volumes do not warrant additional mitigation. If traffic
safety concerns are observed at this location, northbound left -turn restrictions from
Miggity Lane to westbound Tangerine could be considered in the future.
• It is recommended that the intersection of Tangerine Road & Camino de Oeste wait
for a traffic signal to be installed through scheduled Tangerine Road Corridor
improvements.
G. Grading Element
Grading will take place on selected areas of the site. Approximately 54% of the site will be left
in its natural state, and disturbance will occur on approximately 46% of the site. As depicted
on Exhibit III.E.1: Land Use Concept Plan, on-site washes and natural vegetation will be
preserved. The exact locations of open space and developed areas may be modified slightly
as the plan develops; however, the open space requirement will remain at 54%. The overall
allowable grading and related disturbance includes internal roadways and their rights-of-way,
building pads, driveways, accessory structures, utility crossings of natural washes,
emergency access and other areas needed for infrastructure and utilities. Barriers such as
temporary silt fencing will be provided for machinery in order to ensure that the grading limits
will not be exceeded. In addition, the grading will be done in conformance with the Land Use
Concept Plan and the Development Regulations of Tangerine Ridge. 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 to be
submitted to the Town for review and acceptance prior to commencement of grading
activities.
Development Plan III -50
Tangerine Ridge Specific Plan
H. Post Development Hydrology
1. Response to Hydrologic Characteristics
Tangerine Ridge has been designed to generally conform to the existing drainage
characteristics as described in Section II: Inventory and Analysis. The proposed
development will not encroach into any of the existing FEMA "AO" zone washes
onsite, and will generally preserve the local regulatory washes, with only minor
proposed encroachments. These minor encroachments will not adversely the existing
drainage patterns of the site (See Exhibit III.H.1: Post Development Hydrology.)
2. Engineering and Design Features
Bank protection (including but not limited to colored gunite) will be constructed to
protect the developed areas where encroachments into the natural floodplains and/or
erosion hazard areas are proposed. Further, all lots will be designed such that the
finished floor elevations of the homes meet the regulatory/calculated requirements for
elevation above the adjacent 100 -year floodplains. Other onsite drainage structures
such as pipe culverts, arch culverts, sidewalk scuppers, catch basin grates, curb
openings, etc will be utilized as necessary to convey onsite and offsite flows through
and out of the proposed development area to the adjacent washes.
3. Area Plan, Basin Management Plans and Town Policies
The Land Use Concept Plan conforms to the existing drainage patterns of the
property. At this time, there are no proposed detention/retention facilities proposed
for the project. At the time of final development, the engineer/developer will
coordinate with Town staff to analyze the drainage impacts to properties downstream
and determine if in -lieu fees are required for runoff mitigation. In addition, a
Stormwater Pollution Prevention Plan and review fees must be submitted to the Town
prior to issuance of a grading permit.
U Development Plan III -51
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Tangerine Ridge Specific Plan
I. Environmental Resources
1. Waters of the United States
A preliminary jurisdictional waters delineation was prepared by SWCA in 2006 as part
of the previous subdivision plat. See Nationwide Permit 14 Applicability Assessment
submitted under separate cover. Similar to the current proposal, the original concept
proposed to avoid a minimize impacts to non -tidal waters of the United States to the
maximum extent practicable for the construction of two all-weather crossings.
Construction activities for the unnamed wash include the installation of two concrete
structures to support two road crossings. Both concrete structures would allow the
ephemeral flow to continue along its present course; there would be no redirection or
impoundment of water within the currently recognized ordinary high water limits.
2. Federally Endangered Species and Other Special Species
The project area contains potential foraging habitat for the listed endangered lesser
long -nosed bat, as documented in the AGFD Online Environmental Review form
dated Sept. 24, 2013. Two species of concern; the cactus ferruginous pygmy- owl and
Sonoran desert tortoise, are also documented in the AGFD Online Environmental
Review Tool as occurring within three miles of the site..
A maximum of 30 days prior to grading of the site, a 100% area survey for the
Sonoran Desert Tortoise must be completed by a qualified wildlife biologist, with a
copy of the survey form sent to the Town prior to the issuance of a grading permit.
3. Wildlife Corridor
The search of the AGFD HDMS identified the presence of the Tucson — Tortolita —
Santa Catalina Mountains Link as a wildlife corridor within 3 miles of the property. This
link is depicted by Beier et al. (2006) as covering broad areas, without specific paths
through the areas defined. The Tangerine Road Corridor plans identify a planned
wildlife corridor near the middle northern boundary of the subject property. As shown
on Exhibit III.E.1 this wash area shall be left undisturbed and in its natural desert state
with the exception of two wash crossings. Wash crossings shall include roadway and
utility improvements. Further, both trail and wildlife crossings over the roadway shall
be included.
The wash crossings shall be reviewed by the Town Engineering Department in
conjunction with a completed hydrology report during the subdivision plat phase. All
other open space easements and/or wildlife corridor disturbances including utility
easements and/or or planned trails shall be revegetated with native species as
required by this specific plan.
Development Plan III -53
Tangerine Ridge Specific Plan
J. Landscape & Buffering
The overall landscape theme will reflect the best attributes of the Sonoran Desert and the
site's surrounding environment. Native and desert -adapted plant material as well as
regionally appropriate hardscape materials will be used within the landscape buffers, and
common areas. Nearly 54 percent of the site will be preserved. Buffers and common areas
will reflect the plant palette of the Twin Peaks Corridor Study and appearance of the native
desert that dominates the site.
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 landscape buffers
and selected common areas.
To the extent practical, the majestic views of the surrounding Tortolita, Catalina, and Tucson
Mountains and the city lights will be preserved and given high priority.
Screening will be accomplished through the use of preserved and planted vegetation as well
as site layout and orientation. The target screening effect for landscaped bufferyards shall be
approximately seventy-five percent of the objects behind the buffer yard. 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.
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.
K. Utilities
1. Water
As shown on Exhibit III.K.1., the site will be served by Tucson Water.
Tucson Water has an assured water supply from the State of Arizona Department of
Water Resources. There is currently a stub located at the southeast corner of
Tangerine Road & Twin Peaks Road that may provide service to the site. An
alternate or secondary water connection may be available from the proposed water
system for the adjacent Casa Sevilla Specific Plan project located directly east of the
site across Miggity Lane. Fire hydrants capable of delivering the minimum required
flow of 1,000 gallons per minute for 60 minutes for single family residences or
commercial fire flow as applicable shall be installed, tested and approved by
Northwest Fire District prior to the introduction of combustible construction materials to
any site in the project area. Section 507 and Appendix B, 2012 International Fire
Code.
Development Plan III -54
Tangerine Ridge Specific Plan
2. Wastewater
Pima County Regional Wastewater Reclamation District has indicated capacity
available in the existing 15 -inch sewer main in Camino de Oeste Road alignment to the
east for the project (See Exhibit III.K.2.a). Due to the site topography and location of
the nearest public sewer, the proposed concept plan will require the use of a private lift
station and pressurized sewer piping to provide outfall sewer for the project. This
private pressurized sewer system will ultimately connect to the public sewer system
proposed by the Casa Sevilla development to the east. Should the project choose to
construct and maintain a private lift station and sewer system to provide conveyance to
the gravity main, these facilities may not be placed within the public rights-of-way and
on-site streets shall be privately owned.
Another public sewer option includes constructing a gravity sewer line to Twin Peaks
Road in collaboration with the surrounding property owners and Pima County
Wastewater Department. A sewer extension would be required to connect to the
existing public sewer downstream from the project south of Linda Vista Blvd. A
Sewer Service Agreement will be needed prior to development, see Exhibit
111. K. 2. b: Existing Sewer Facilities.
3. Private Utilities
Trico Electric Cooperative provides electricity to this area of the Town of Marana. It is
anticipated that Trico will provide power to the site.
It is anticipated that Century Link will extend phone service to the site. Alternatively,
the site may use wireless communications that can be provided by any number of
service providers.
It is anticipated that natural gas service will be offered and provided in the
development of the property, but shall not be required. It is anticipated that service
would be provided by Southwest Gas.
Electricity, natural gas, telecommunications and cable services will be extended to the
project site at the time of development through agreements with individual utility
companies. The following utility companies currently serve this area:
Electricity:
Trico Electric Cooperative
Natural Gas:
Southwest Gas Corporation
Telephone:
Century Link
Cable:
Comcast
Development Plan III -55
Tangerine Ridge Specific Plan
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.
Development Plan III -56
Tangerine Ridge Specific Plan
Exhibit II.K.1: Water Service Letter
May 9, 2013
Baker & Associates Engineering, Inc.
3561 E. Sunrise Dr., # 225
Tucson, AZ 85718
CITY OF
TUCSON Attn: Martin V. Magelli, P.E.
TUCSON WATER
DEPARTMENT SUBJECT: Water Availability for project: Tangerine Ridge Lots 1-61, APN: 21601004A,
Case #: N/A, T-12, R-12, SEC -01, Lots: 9999, Location Code: MAR, Total Area: 116.5ac,
Zoning: R-2
WATER SUPPLY
Tucson Water will prowde water service to this project based on the subject zoning of the above
parcels. Tucson Water has an assured water supply (AWS) designation from the State of Arizona
Department of Water Resources (ADWR). An AWS designation means Tucson Water has met the
criteria established by ADWR for demonstration of a 100 -year water supply — it does not mean that
water service is currently available to the subject project.
WATER SERVICE
The approval of water meter applications is subject to the current availability of water service at the
time an application is received. The developer shall be required to submit a water master plan
identifying, but not limited to. 1) Water Use; 2) Fire Flow Requirements; 3) Offsite/Onsite Water
Facilities; 4) Loops and Proposed Connection Points to Existing Water System; and 5)
Easements/Common Areas.
Any specific area plan fees, protected main/facility fees and/or other needed facilities' cost, are to
be paid by the developer. If the existing water system is not capable of meeting the recpriremenis
of the proposed development, the developer shall be fmux-tally responsible for mody5ing or
entrancing the existing water system to meet those needy.
This letter shall be null and void two years from the date of fssuance-
Issuance of this letter is not to be construed as agency approval of a water plan or as
containing construction review comments relative to conflicts with existing water tines and
the proposed development.
If you have any questions, please call New Development at 791-4718
Sincer
Scott Schladweiler, P.E.
Engineering Manager
Tucson Water Department
SS:mg am
CC:File NEW DEVELOPMENT - P.O. BOX 27210 - TUCSON, AZ 85726-7210
(520) 791-4718 - FAX (520) 791-2501 - TTY (520) 791-2639 - www.cilyoIlueson.org
Development Plan III -57
Tangerine Ridge Specific Plan
Exhibit II.K.2.a: PCRWRD Capacity Response Letter
NRI Z0 -
Pima County
Regional Wastewater Reclamation Department
201 N. Stone Ave., 81^ Floor
Jackson Jenkins Tucson, Arizona 85701 Website:
Director (520) 724-6500 http://www.pima,gov/wwm
October 21, 2013
Martin Magelli
Baker & Associates Engineering, Inc.
3561 E. Sunrise Drive, # 225
Tucson, AZ 85718
Sewerage Capacity Investigation No. 13-213 Type I
RE: Tangerine Ridge, 210 lots, Parcel 21601004A.
Estimated Flow 45,360 gpd (ADWF).
Greetings:
The above referenced project is tributary to the Ina Road / Tres Rios Wastewater Reclamation
Facility via the Canada dei Oro Interceptor.
Capacity is currently available for this project in the existing public sewer G-89-76, downstream
from manhole 5213-41.
This letter is not a reservation or commitment of treatment or conveyance capacity for this
project. It is an analysis of the system as of this date and valid for one year.
If further information is needed, please feel free to contact us at (520) 740-6642.
RespecIly,
Ben Fyoc P.E.
PCRWRD tanning Section
BF:ks
c: T12, R12, Sec 01
Development Plan III -58
Tangerine Ridge Specific Plan
Exhibit III.K.b: Existing Sewer Facilities
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SOURCE: Pima County GIS, 2014 59
Tangerine Ridge Specific Plan
L. 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 8 miles northwest of the project site at 11555 West Civic Center Drive.
2. Schools
The site is located within the Marana Unified School District (MUSD). There are no
schools located within one mile of the project site. See Exhibit 111.J.1: Recreation and
Schools. The nearest school, Casas Christian School, is a K-8 private Christian
charter school approximately 3.1 miles southeast of the site at 10801 North La Cholla
Boulevard. The nearest public schools in the Marana Unified School District are
Mountain View High School, approximately 3.15 miles south-southeast of the site at
3901 West Linda Vista Boulevard, Ironwood Elementary School, approximately 3.5
miles southeast of the site at 3300 West Freer Drive, DeGrazia Elementary School,
approximately 3.5 miles south-southwest of the site at 5051 West Overton Road and
Tortolita Middle School, approximately 4.1 miles south of the site at 4101 West Hardy
Road.
Table III.L.2: School Capacities & Enrollments
School
School
Capacity
Current Enrollment
(2013-2014)
Mountain View High School
1900-2200
1760
Tortolita Middle School
1100
960
Ironwood Elementary School
1100
740
DeGrazia Elementary School
1100
550
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 225) = 56 students
Junior High & High School: 0.10 students per home (0.10 x 225) = 22 students
Development Plan III -60
Tangerine Ridge Specific Plan
As part of this development, the developer is amenable to a future voluntary school
fee to help the Marana Unified School District ("MUSD")offset the costs of new
schools or improvements to existing schools that are impacted by the addition of new
students to the district as a result of this project. The developer shall work with MUSD
to form a memorandum of understanding, or other agreement, outlining voluntary
school fee details. It is anticipated that this agreement shall be finalized prior to
issuance of single -family -residential building permits.
3. Fire Service
The entire project site is currently within the Northwest Fire District. The Northwest
Fire District also serves adjacent areas to the north, east, south, and west of the site.
As depicted in Exhibit 1111.3: Fire Service, the nearest fire station (Northwest Fire
District Station #337) is located at 13,001 North Tortolita Road, approximately 1.5
miles north of the project site.
Development Plan III -61
Tangerine Ridge Specific Plan
Exhibit III.L.3: Fire Service
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SOURCE: PYna County GIS, 2013
du Development Plan III -62
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TANGEBINZ FRIDGE
SPECIFxC PLAN
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IV. DEVELOPMENT
REGULATIONS
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Tangerine Ridge Specific Plan
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the
Tangerine Ridge Specific Plan. The Tangerine Ridge 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 117 acres of land in the Tangerine Ridge
Specific Plan. 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 Tangerine Ridge Specific Plan. This section
includes standards related to the Twin Peaks Corridor Study guidelines, 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
applicable provisions of various codes and regulations 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.
The Town of Marana has performed an extensive development design study along
the Twin Peaks Road corridor between the 1-10 interchange and Tangerine Road.
The study considered various design elements such as color and reflective values of
buildings, roof materials, and perimeter screen walls, as well as design elements for
features common to the development including entry monumentation, and site
landscaping. The Marana Mayor and Town Council adopted Resolution 2014-013
on February 18, 2014 approving the Twin Peaks Corridor Study, which defines
development and design standards and guidelines applicable to new development
Development Regulations IV -64
Tangerine Ridge Specific Plan
along the Twin Peaks corridor. The Tangerine Ridge development will be subject to
all standards and guidelines, except for subdivision naming principles as defined
within the Twin Peaks Corridor Study.
2. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the Town
Planning Director to determine if said use is consistent with the intent of the
designation and compatible with other listed permitted uses.
C. Development Standards
1. Land Use Standards
There are two land use designations for the property: Residential Area and Open
Space. Table III.C.1 shows each land use designation and the associated acreage for
each.
Table III.C.1: Land Use Designations
Land Use Designation
Acreage (approximate)
Residential Area
54
Open Space
62
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:
• Site Built Residential Dwelling Units
• Community Recreation Facilities
• Parking
• Utilities
• Emergency Access Drive
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
Development Regulations IV -65
Tangerine Ridge Specific Plan
• Patios and cabanas
• Swimming pools, spas and related structures
• Toolsheds
Project Accessory Uses:
• Community recreation uses, including tennis courts, recreation building
patio shelters and other community facilities common to a homeowner
association
• One temporary plant nursery
• Neighborhood Park
Development Standards — Residential
• Minimum Lot Area: 6,000 sf
• Minimum Lot Width: 50 feet
• Minimum Lot Depth: 120 feet
• Minimum Building Separation: 10 feet
• Minimum Setbacks:
o Front yard: 20 feet from the back of sidewalk 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
o Rear yard: 15 feet
• Maximum Building Height: 30 feet
• Maximum Lot Coverage: 70%
• Maximum Density: 2 RAC
Accessory Structures
• Minimum Setbacks:
o Front yard: 20 feet from the back of sidewalk 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
o Rear yard: 15 feet
• Maximum Building Height: 30 feet
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). The lands within the Open
Space areas shall be preserved as natural areas. Natural Open Space Areas of
vegetation designated to be preserved shall be protected during grading and
construction activities by fencing and flagging. Natural open space easements
and/or wildlife corridors shall be left undisturbed and in their natural desert state,
except for necessary utility installations, which shall be revegetated with native
species. 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. The following uses are permitted within the OS area:
Development Regulations IV -66
• Trails
• Stormwater Basin
• Landscaping/Revegetation
• Utility Crossings
Development Standards- Open Space
• Minimum Lot Area: None
• Minimum Lot Width: None
• Minimum Lot Depth: None
• Maximum Lot Coverage: None
Tangerine Ridge Specific Plan
Development Regulations IV -67
Tangerine Ridge Specific Plan
2. Landscaping
The Tangerine Ridge landscape plan is designed in accordance with the Twin Peaks
Corridor Study. Natural open space will cover nearly 54 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. The following
landscape bufferyards and screening standards apply:
a. Areas of enhanced landscaping are shown on Exhibit IV.C.2. These areas
have a target screening effect of approximately seventy-five percent of the
objects behind the bufferyard. Areas that have deep setbacks and intact
native desert landscaping currently meet the screening requirement of the
Twin Peaks Corridor Study guideline and shall be exempt.
b. Landscape Buffers will comprise natural desert and revegetated areas
consisting of regionally appropriate and predominately native species. 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.
c. Community landscape buffers will vary in width. The landscape buffer along
Tangerine Road will feature a minimum 40' width and will primarily consist
of preserved vegetation. The landscape buffer along Miggity Lane will
feature a minimum 20' width adjacent to lots and will comprise desert
adapted plant materials. Much of the property boundary along Miggity Lane
will remain as open space. The southern property boundary will remain as
open space and will feature preserved vegetation. The eastern property
boundary, on the southern half of the site, will feature a minimum 20'
landscape buffer width adjacent to the closest lot boundary and will
comprise preserved vegetation and native plant species. The landscape
buffer along a portion of Angel Drive will feature a minimum 35' width,
although the majority of this property boundary will feature open space. The
eastern boundary along St Patrick Road will feature a minimum 35'
landscape buffer width, although the majority of this property boundary will
also remain as open space.
d. Any disturbed areas will be revegetated with native plants or desert adapted
plants. Disturbed areas shall be planted at a minimum rate of (2) plants per
100 square feet (or equivalent thereof). Plants used for revegetation may
be potted, boxed, plugs, or hydroseed.
e. All screen walls enclosing individual side and rear lots shall be uniform
throughout the subdivision and shall be designed to incorporate color or
contrasting materials or design elements. No uncolored grey block shall be
allowed
Development Regulations IV -68
Tangerine Ridge Specific Plan
f. View fencing may be required in certain locations where houses back onto
natural features or other amenities, but shall not be permitted where backs
of houses are visible from public streets.
3. Landscape Standards
The following landscape standards shall be applied to Tangerine Ridge:
a. Landscaping shall consist of multiple vertical layers of vegetation, i.e.
groundcover, shrubs, and trees, for obscuring wall, utility boxes and
buildings.
b. Minimum plant sizes shall be - trees: 15 gallon, shrubs & accents: 5 gallon,
ground covers: 1 gallon.
c. Turf is prohibited in private front yards.
d. The majority of plants shall be low water use.
e. Plants requiring irrigation shall be irrigated via an underground drip irrigation
system.
f. An individual lot shall contain a minimum of one tree planted in the front
yard.
g. Where drainage permits, landscaping shall be required within adjoining side
yards between two adjacent dwellings.
h. All trees and plants shall meet Arizona Nursery Association minimum
guidelines for caliper and size and shall conform to the Town of Marana
approved plant list.
i. Trees may be transplanted from the building site to the required bufferyard
but shall be replaced a similar species and size if it does not survive.
j. Required bufferyards shall have a decomposed granite ground cover where
organic groundcover is not installed and where the ground will be high
visible from the adjacent roadway.
k. The plant list referred to as Appendix D within the Twin Peaks Corridor
Study shall be utilized in determining the landscape palette.
I. Care should be taken to prevent the spread of invasive species and if
prohibited plants are detected on the property, they should be removed
immediately.
m. All above ground utility cabinets, bollards, poles and power pedestals that
are located on the perimeter of a development or are easily seen from the
adjacent external right-of-way shall be installed plumb and square with the
roadway. These shall be screened from view as seen from the adjacent
right-of-way using landscaping, decorative screen or low wall and shall be
painted using a paint that does not exceed 35% light reflectivity value.
Development Regulations IV -69
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Tangerine Ridge Specific Plan
4. Lighting
All lighting at the Tangerine Ridge shall comply with the Town of Marana Outdoor
Lighting Code.
5. Signage
All signage will comply with Title 16 of the Town of Marana Land Development Code
and the Twin Peaks Corridor Study. Monument entry signage shall be comprised of a
combination of natural, desert themed materials and will be designed to complement
the natural desert surroundings. All monument design shall be approved by the
Planning Director prior to construction.
D. Single Family Residential Detached Housing Design Standards
The Residential Design Standards contained within the Town of Marana Land Development
Code for all single-family residential lots measuring 16,000 square feet or smaller shall apply.
As part of the Residential Design Standards, all multi -story dwellings shall be prohibited on
those lots along the edge of a subdivision where adjoining existing lots have one-story
dwellings. As shown on Exhibit III.E.1: Land Use Concept Plan, there are approximately eight
lots that have been limited to single -story dwellings. In addition to the Town's Residential
Design Standards, homes must also meet the design criteria put forth in the Twin Peaks
Corridor Study.
E. Minimum Roadway Development Standards
1. Street Cross Section
The internal roadway cross section may be built to Town of Marana standards. In
the event an alternative street section is desired, a design exception report and its
approval will be required during the subdivision platting process
2. Functional Classifications Defined
The proposed local streets may carry an Average Daily Traffic Volume of up to 2,000
trips per day. Design speed for these local streets is 25 miles per hour. The
directional distribution is estimated at 32.5% to the west on Tangerine Road via
Miggity lane, 32.5% to the east on Tangerine Road via Miggity Lane; 28% to the south
on Twin Peaks Road via Angel Drive; 7% to the north on Twin Peaks Road via Angel
Drive.
Implementation IV -72
Tangerine Ridge Specific Plan
3. Cul-de-sacs
Restrictions on the length of cul-de-sacs contained within the Town of Marana Street
Standards do not apply to Tangerine Ridge with the approval of the Northwest Fire
District. The minimum turnaround right-of-way radius shall be 42 feet to the back face
of rolled curb. The Town of Marana is currently moving towards appending their
Subdivision Street Standards to match this requirement, therefore the final subdivision
design will comply with this requirement.
4. Curbing and Sidewalks
Sidewalks will be limited to one side of the roadway to further reduce the amount of
pavement in this area focused on open space and limited disturbance. In addition,
roadway layouts should have a minimum effect on existing drainage patterns in either
sheet flow areas or defined channels. Rolled curbs and are proposed and will be a
minimum of 2.0 feet wide.
Implementation IV -73
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I-ANGE IN." RIDGk";
SPECIFIC PLAN
V. IMPLEMENTATION AND
ADMINISTRATION
owl_
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Tangerine Ridge Specific Plan
A. Purpose
This section of the Specific Plan is intended to provide regulatory procedures designed to
guide the implementation for the Specific Plan throughout the duration of the project. This
section also provides guidance regarding the general administration of amendment
procedures to the Specific Plan. The Provisions below shall apply to the entire project site as
defined in this Specific Plan.
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town
Zoning Regulations
The Development Regulations section of the Specific Plan addresses only those
areas that differ from the Town of Marana Land Development Code. If an issue,
condition or situation arises that is not covered or provided for in this Specific Plan,
those regulations of the Town of Marana Land Development Code that are in place at
the time of development shall be used by the Planning Director as the guidelines to
resolve the unclear issue, condition or situation.
Appeals to the Planning Director's interpretation may be made to the Board of
Adjustment within 15 days of the date of interpretation.
2. General Implementation Responsibilities
The implementation of the Tangerine Ridge 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. 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 Tangerine Ridge shall be subject to and implemented through the
review and approval process adopted by the Town of Marana Land Development
Code. In addition, all development is subject to the building permit process as
outlined by the Town of Marana.
Implementation V-75
Tangerine Ridge Specific Plan
4. Specific Plan Amendments
Amendments to the Tangerine Ridge Specific Plan may become necessary for
various reasons including but not limited to responding to changes resulting from new
development conditions, financial conditions, and/or to respond to the requirements of
potential users or builders of the property. The Master Developer, the Town of
Marana, other developers, or agents representing either may request amendments to
the approved Specific Plan.
This Specific Plan may be substantially amended by the procedure outlined in the
Town of Marana Land Development Code, Title 17 Section 05.06.07, Specific Plan
Changes. The owner or agent of the property may submit to the Planning Director a
written application to amend one or more of the Specific Plan regulations. Depending
on the type of request, the Planning Director may determine the request to be a
substantial change to the Specific Plan. A substantial change requires the applicant to
submit all sections or portions of the Tangerine Ridge Specific Plan that are affected
by the change(s). After review, the Planning Director shall refer the request to amend
with his recommendations to the Planning Commission for noticed public hearing. The
Planning Commission shall make its recommendation to the Town Council which,
after public hearing, shall approve, reject, or modify the proposed amendment.
5. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Town of Marana Planning Director, provided such changes are
not in conflict with the overall intent as expressed in the Tangerine Ridge Specific
Plan.
The Planning Director's decision regarding administrative changes and determination
of substantial change, as outlined below, shall be subject to appeal to the Town
Council. Categories of administrative changes include, but are not limited to:
• The addition of new information to the Specific Plan maps or text that
does not change the effect of any regulations or guidelines, as
interpreted by the Planning Director;
• Changes to infrastructure, such as drainage and utilities, which do not
change the overall intent of the Specific Plan.
• Any comparable interpretations of the list of permitted and temporary
uses of the property set forth in the Specific Plan.
• Changes in land use designation boundaries, division of plan areas or
combinations of areas.
• Minor modifications or adjustments to intrusions, encroachments,
easements, rights-of-way, or open spaces, so long as the
modifications do not conflict with the overall intent of the Specific Plan.
Implementation V-76
Tangerine Ridge 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.
Implementation V-77
Tangerine Ridge Specific Plan
Bibliography
• Aerial Photographs, Pictometry, 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, Th Edition, Volumes 1 &
• 3, 2003.
• MapGuide, Pima County Geographic Information Systems, 2014.
• Pima Regional Trail System Master Plan, revised May 2012.
Bibliography VI -78