HomeMy WebLinkAboutJoplin Estates Specific PlanJoplin Estates
Table of Contents i
w
F. ANN RODRIGUEZ, RECORDER 11110101111111111111111111111111111110111111111111RecordedBy: JSH t
DEPUTY RECORDER ,4 SEQUENCE: 20191750232
J497x
NO. PAGES: 6
SM'RA I b 06/24/2019
TOWN OF MARANA 10:29:59
PICKUP
MARANA ORDINANCE NO. 2019.010
RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY
52 ACRES OF LAND LOCATED EAST OF INTERSTATE 10, APPROXIMATELY A
HALF-MILE SOUTH OF LINDA VISTA BOULEVARD, FROM ZONE E
TRANSPORTATION CORRIDOR ZONE) AND ZONE C (LARGE LOT ZONE) TO R-
3.5 (SINGLE-FAMILY RESIDENTIAL) AND R-6 (SINGLE-FAMILY RESIDENTIAL),
AND APPROXIMATELY 17.4 ACRES OF LAND FROM ZONE E (TRANSPORTATION
CORRIDOR ZONE) TO VILLAGE COMMERCIAL (VC); AND APPROVING A MINOR
AMENDMENT TO THE MARANA GENERAL PLAN LAND USE DESIGNATION
FROM LOW-DENSITY RESIDENTIAL (LDR) TO MEDIUM-DENSITY RESIDENTIAL
MDR)
WHEREAS Sears Financial Development, LLC, Joplin Estates, LLC, and the
Chivers Family Trust (collectively the "Property Owners") own a total of 69.4 acres of
property located south of Linda Vista Boulevard and east of Interstate 10 in portions of
Sections 22 and 23, Township 12 South, Range 12 East, described and depicted on
Exhibit "A" attached to and incorporated in this ordinance by this reference (the
Rezoning Area"); and
WHEREAS the Property Owners have authorized The Planning Center to submit
an application to rezone 52 acres of the Rezoning Area from Zone E (Transportation
Corridor Zone) and Zone C (Large Lot Zone) to R-3.5 (single-family residential) (33.7
acres) and R-6 (single-family residential) (18.3 acres), and 17.4 acres from Zone E
Transportation Corridor Zone) to Village Commercial (VC), and to amend the Marana
General Plan from Low-Density Residential (LDR) to Medium-Density Residential
MDR); and
WHEREAS the Marana Planning Commission held a public hearing on this
Rezoning on March 27, 2019, and voted 6 to 0 to recommend that the Town Council
approve this Rezoning and its associated minor general plan amendment, subject to the
recommended conditions and amending one condition; and
WHEREAS the Marana Town Council held a public hearing on this Rezoning
and its associated general plan amendment on June 18, 2019 and determined that this
Rezoning and minor general plan amendment should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town
of Marana, Arizona, as follows:
Marana Ordinance No.2019.010 1 - 6/17/2019 4:46 PM BDV FC
Section 1. The zoning of the Rezoning Area is hereby changed from Zone E
Transportation Corridor Zone) and Zone C (Large Lot Zone) to R-3.5 (single-family
residential), R-6 (single-family residential) and Village Commercial (VC).
Section 2. This Rezoning is subject to the following conditions, the violation of
which shall be treated in the same manner as a violation of the Town of Marana Land
Development Code (but which shall not cause a reversion of this Rezoning), and which
shall be binding on the Property Owners and their successors in interest (all of whom
are collectively included in the term"Property Owners" in the following conditions):
1. Compliance with all applicable provisions of the Town's codes and ordinances
current at the time of any subsequent development including, but not limited to,
requirements for public improvements and payment of application fees and
applicable development impact fees.
2. Any preliminary plat or development plan for any portion of the Rezoning Area
shall be in general conformance with the Conceptual Land Use Plan presented to,
and approved by, the Town Council as part of this Rezoning.
3. A master drainage study must be submitted by the Property Owners and accepted
by the Town Engineer prior to Town approval of a preliminary plat or development
plan for any portion of the Rezoning Area.
4. A water infrastructure and phasing plan (WIP) must be submitted by the Property
Owners and accepted by the Marana Water Department (the "water provider") prior
to approval of a preliminary plat for any portion of the Rezoning Area. The WIP
shall identify all on-site and off-site water facilities needed to serve the proposed
development. The WIP shall include all information required by the water provider,
such as (but not limited to) analysis of water use and fire flow requirements, and
well source, reservoir, and booster station infrastructure needed to serve the
proposed development. If the water provider requires a water service agreement as
a condition of service to the proposed development, the Property Owners must
enter into a water service agreement with the water provider consistent with the
accepted WIP.
5. A master sewer plan must be submitted by the Property Owners and accepted by
the Pima County Regional Wastewater Reclamation Department (the "wastewater
utility") prior to the approval of any final plat or development plan for the Rezoning
Area. The master sewer plan shall identify all on-site and off-site wastewater
facilities needed to serve the proposed development, and shall include all
information required by the wastewater utility. If the wastewater utility requires a
sewer service agreement as a condition of service to the proposed development, the
Property Owners must enter into a sewer service agreement with the wastewater
utility consistent with the accepted master sewer plan.
6. The Property Owners must design and construct any roadway, drainage, water, and
wastewater improvements, and dedicate or acquire any property rights associated
Marana Ordinance No.2019.010 2- 6/17/2019 4:46 PM BDV FC
with those improvements, that the Town requires based on the data and findings of
the accepted traffic impact analysis, the accepted master drainage study, the
accepted WIP, the accepted master sewer plan, and other studies approved in
connection with the approval of a preliminary plat or development plan for any
portion of the Rezoning Area.
7. The final design of all streets and circulation facilities, including gated access (if
applicable) and emergency access, must be accepted by the Northwest Fire District
prior to Town Council consideration of a final plat for any portion of the Rezoning
Area.
8. The maximum number of residential lots within the Rezoning Area shall not
exceed 185.
9. The minimum lot size allowed within the portion of the Rezoning Area being
rezoned by this ordinance to R-3.5 (single-family residential) zone shall be 4,800
square feet. The minimum lot size allowed within the portion of the Rezoning Area
being rezoned by this ordinance to R-6 (single-family residential) zone shall be 6,000
square feet.
10. 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. The
Property Owners should retain appropriate experts and consult appropriate federal
and state agencies to determine any action necessary to assure compliance with
applicable laws and regulations.
11. The Property Owners shall transfer to Marana, by the appropriate Arizona
Department of Water Resources form, those water rights being IGR, Type I or Type
II for the Town providing designation of assured water supply and water service to
the Rezoning Area. If Type I or Type II is needed on the Rezoning Area, the Town
and the Property Owners shall arrive at an agreeable solution to the use of those
water rights appurtenant to the affected portion of the Rezoning Area.
12. Prior to the issuance of any grading permits, 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, if federal permits
are required for the development of the Rezoning Area.
13. The Property Owners shall not cause any lot split of any kind without the written
consent of the Town of Marana.
14. No subdivision plat or development plan shall be approved for any portion of the
Rezoning Area until the public right-of-way of Camino Benicardo has been
dedicated through the Linda Vista Village at Cascada property, establishing legal
public access from the Rezoning Area to Linda Vista Boulevard.
Marana Ordinance No.2019.010 3 - 6/17/2019 4:46 PM BDV FC
15. No certificate of occupancy shall be issued for any structure within the Rezoning
Area until substantial completion of construction of Camino Benicardo through the
Linda Vista Village at Cascada property, establishing paved public access from the
Rezoning Area to Linda Vista Boulevard.
16. The Property Owners shall dedicate right-of-way at a width of 90 feet for Camino
Benicardo with the recording of the first final subdivision plat. Right-of-way shall be
dedicated along the entire frontage of the residential portion of the Rezoning Area
as shown on the Conceptual Land Use Plan. The Property Owners shall be
responsible for the design and construction of the Camino Benicardo roadway along
the frontage.
Section 3. All ordinances, resolutions and motions and parts of ordinances,
resolutions, and motions of the Marana Town Council in conflict with the provisions of
this ordinance are hereby repealed, effective as of the effective date of this ordinance.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this ordinance.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 18th day of June, 2019.
1.„e
Mayor Ed Honea
ATTE APPROV AS T. FORM:
Cherry L. Law/ , own Clerk Fra Cas'i. , own At .rney
c/.
Ad<S6A.
MARANA AZ
ESTABLISHED 1977
Marana Ordinance No.2019.010 4 - 6/17/2019 4:46 PM BDV FC
EXHIBIT A
LEGAL DESCRIPTION-JOPLIN ESTATES
PARCEL 1:
THAT PORTION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 22,
TOWNSHIP 12 SOUTH, RANGE 12 EAST, GILA AND SALT RIVER BASE AND
MERIDIAN, PIMA COUNTY, ARIZONA, LYING NORTHEAST OF THE TUCSON GAS
AND ELECTRIC COMPANY RIGHT-OF-WAY AS DESCRIBED IN DOCKET 2336 AT
PAGE 82.
EXCEPT THE NORTH 800 FEET OF THE EAST 800 FEET OF THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 22.
PARCEL 1A:
EASEMENT FOR INGRESS AND EGRESS AND UTILITIES OVER:
THE NORTH 30 FEET OF THE SOUTHWEST QUARTER OF THE SOUTHWEST
QUARTER; THE NORTH 30 FEET OF THE NORTH HALF OF THE SOUTHEAST
QUARTER; THE EAST 30 FEET OF THE NORTH 30 FEET OF THE NORTHEAST
QUARTER OF THE SOUTHWEST QUARTER; THE WEST 30 FEET OF THE NORTH 30
FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THE SOUTH
30 FEET OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER; AND THE
EAST 30 FEET OF THE NORTHEAST QUARTER OF SECTION 23, TOWNSHIP 12
SOUTH, RANGE 12 EAST, GILA AND SALT RIVER BASE AND MERIDIAN, PIMA
COUNTY, ARIZONA.
PARCEL 2:
THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 23,
TOWNSHIP 12 SOUTH, RANGE 12 EAST, GILA AND SALT RIVER BASE AND
MERIDIAN, PIMA COUNTY, ARIZONA.
PARCEL 2A:
EASEMENTS FOR INGRESS AND EGRESS AND UTILITIES AS SET FORTH IN:
DOCKET 4186 AT PAGE 572 AND DOCKET 6216 AT PAGE 1079.
EASEMENTS FOR INGRESS AND EGRESS AS SET FORTH IN: DOCKET 2470 AT
PAGES 15, 16 AND 17; DOCKET 4349 AT PAGE 51; DOCKET 5508 AT PAGES 62 AND
66; AND DOCKET 6062 AT PAGE 661.
PARCEL 3:
THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER
OF SECTION 23, TOWNSHIP 12 SOUTH, RANGE 12 EAST, GILA AND SALT RIVER
BASE AND MERIDIAN, PIMA COUNTY, ARIZONA.
EXCEPT THE EAST 528 FEET.
WW
LEGAL PARCEL EXHIBIT
JOPLIN ESTATES PARCEL 2PARCEL 3PARCEL 1
Joplin Estates
Table of Contents ii
Joplin Estates
Rezone
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
Sears Financial Corporation
6340 N. Campbell Avenue, Suite 278
Tucson, AZ 85718
Prepared by:
The Planning Center
2 E. Congress Street, Suite 600
Tucson, Arizona 85701
Telephone: (520) 623-6146
With assistance from:
Perry Engineering
505 W. Wetmore Road
Tucson, AZ 85705
Telephone: (520) 620-9870
&
PRE CEG Civil Engineering
4655 N. Flowing Wells Road
Tucson, AZ 85705
Telephone: (520) 690-1669
PCZ1810-001
June 2019
Joplin Estates
Table of Contents iii
Section I...........................................................................................................................................1
A. Introduction ................................................................................................................................................... 2
1. Anticipated Benefits to the Community .............................................................................................. 2
2. Adherence to Town Plans .................................................................................................................. 2
3. Proposed Densities ............................................................................................................................. 3
4. Impacts and Mitigation ........................................................................................................................ 3
5. Anticipated Employment ..................................................................................................................... 3
Section II ..........................................................................................................................................4
B. Development Capability Inventory Analysis ................................................................................................. 5
1. Site Location ....................................................................................................................................... 5
2. Existing Uses Onsite ........................................................................................................................... 7
3. Property Information within One-Quarter Mile of the Site .................................................................. 9
4. Well Sites within 100 Feet of the Property ....................................................................................... 15
5. Topography ....................................................................................................................................... 16
6. Pre-Development Hydrology and Water Resources ........................................................................ 18
7. Vegetation ......................................................................................................................................... 22
8. Wildlife ............................................................................................................................................... 26
9. Soils and Geology ............................................................................................................................. 29
10. Viewsheds ......................................................................................................................................... 31
11. Traffic and Circulation ....................................................................................................................... 37
12. Recreation and Trails ........................................................................................................................ 42
13. Cultural Resources ........................................................................................................................... 44
14. Infrastructure and Public Facilities .................................................................................................... 46
15. McHarg Composite Map ................................................................................................................... 52
Section III ....................................................................................................................................... 54
C. Land Use Plan ............................................................................................................................................ 55
1. Overview ........................................................................................................................................... 55
2. Relationship to Adopted Plans ......................................................................................................... 57
3. Adjoining Development Compatibility ............................................................................................... 60
4. Conceptual Land Use Plan ............................................................................................................... 61
5. Post-Development Topography ........................................................................................................ 64
6. Post-Development Hydrology ........................................................................................................... 66
7. Vegetation ......................................................................................................................................... 69
8. Wildlife ............................................................................................................................................... 73
9. Viewsheds ......................................................................................................................................... 73
10. Traffic and Circulation ....................................................................................................................... 74
11. Public Utilities .................................................................................................................................... 75
12. Public Service Impacts ..................................................................................................................... 75
13. Recreation and Trails ........................................................................................................................ 77
14. Cultural, Archaeological and Historic Resources ............................................................................. 82
Appendices ................................................................................................................................... 83
A. Bibliography ................................................................................................................................................ 84
Joplin Estates
Table of Contents iv
B. Heritage Data Management System (HDMS) Report ............................................................................... 85
List of Exhibits
Exhibit II.B.1: Project Location ............................................................................................................................. 6
Exhibit II.B.2: Existing Onsite Land Uses ............................................................................................................. 8
Exhibit II.B.3.a: Existing Zoning.......................................................................................................................... 10
Exhibit II.B.3.b: General Plan ............................................................................................................................. 12
Exhibit II.B.3.c: Existing Surrounding Land Uses .............................................................................................. 14
Exhibit II.B.5: Topography .................................................................................................................................. 17
Exhibit II.B.6.a: Off-Site Watersheds................................................................................................................. 20
Exhibit II.B.6.b: Predevelopment On-Site Hydrology ........................................................................................ 21
Exhibit II.B.7.a: Vegetation Communities.......................................................................................................... 24
Exhibit II.B.7.b: Site Resource Inventory .......................................................................................................... 25
Exhibit II.B.8: AGFD Online Environmental Review .......................................................................................... 28
Exhibit II.B.9: Soils .............................................................................................................................................. 30
Exhibit II.B.10: Site Visibility ............................................................................................................................... 32
Exhibit II.B.10.a.1: Photo Key Map ................................................................................................................... 33
Exhibit II.B.10.a.2: Site Photos (cont.) .............................................................................................................. 35
Exhibit II.B.10.a.2: Site Photos (cont.) ............................................................................................................... 36
Exhibit II.B.11.a: Traffic and Circulation ............................................................................................................. 41
Exhibit II.B.12.a: Parks and Trails ..................................................................................................................... 43
Exhibit II.B.13.b: Archaeological Records Search ............................................................................................ 45
Exhibit II.B.14.a.1: Sewer Map ........................................................................................................................... 47
Exhibit II.B.14.a.2: Wastewater Capacity Response ......................................................................................... 48
Exhibit II.B.14.b: Water Service Letter ............................................................................................................... 49
Exhibit II.14.c: Public Facilities ........................................................................................................................... 51
Exhibit II.B.15: McHarg Composite Map ............................................................................................................ 53
Exhibit III.C.1: Parcels to be Rezoned ............................................................................................................... 56
Exhibit III.C.4: Conceptual Land Use Plan ......................................................................................................... 63
Exhibit III.C.5: Post-Development Grading Plan ................................................................................................ 65
Exhibit III.C.6.: Post-Development Hydrology .................................................................................................... 68
Exhibit III.C.7.d: Landscape Buffer Cross Sections ........................................................................................... 71
Exhibit III.C.7.d: Landscape Buffer Cross Sections (continued) ........................................................................ 72
Exhibit III.C.13.a: Conceptual Neighborhood Park ............................................................................................ 79
Exhibit III.C.13.b: Conceptual Dog Park ............................................................................................................ 80
Exhibit III.C.13.c: Conceptual Drainageway Path Cross-Section ...................................................................... 81
List of Tables
Table II.B.7.a: Species list of plant species observed on site. .......................................................................... 22
Table II.B.7.b: USFWS List of Plant Species for Pima County .......................................................................... 23
Table II.B.11.a: Roadway Inventory ................................................................................................................... 40
Table II.B.12.a: Parks and Trails Inventory ........................................................................................................ 42
Table III.C.1.a: Parcels to be Rezoned .............................................................................................................. 55
Table III.C.1.b: Proposed Land Uses ................................................................................................................. 55
Joplin Estates
Project Overview I-1
Section I
Joplin Estates
Project Overview I-2
A. Introduction
1. Anticipated Benefits to the Community
The Joplin Estates rezoning is a ± 69.4-acre property located in the Town of Marana. The
property is east of Interstate 10 south of the Twin Peaks interchange, and due south and
southeast of the Tucson Premium Outlets. The goal of the proposed rezoning is to provide
a mix of commercial and residential development to expand the current housing supply in
the area and concentrate commercial development adjacent to the Interstate as a means
of buffering future homes from freeway noise and pollution. The proposed commercial
along the freeway will also provide residents with additional commercial opportunities
while providing a transition from Interstate 10 and the railroad and the proposed residential
uses.
This request is to rezone approximately 52 acres of the property from C (Large Lot Zone)
and E (Transportation Corridor Zone) to R-6 (approximately 18.3 acres) and R-3.5
(approximately 33.7 acres) for the development of 185 detached single-family residential
homes with an anticipated overall density of 3.56 residences per acre (RAC). The
proposed rezoning also features approximately 2.6 acres of recreation area, including a
neighborhood park, a dog park and pathway along the drainageway that cuts through the
site. Approximately 15 acres of the area to be rezoned to R-6 and R-3.5 will be set aside
as revegetated open space or drainage. The remaining 17.4 acres is proposed to be
rezoned from E (Transportation Corridor Zone) to VC (Village Commercial) for the
development of commercial uses complementary to the outlet mall and the site’s locale.
Primary access to the residential units will be provided via an extension of Camino
Benicardo to the north through Linda Vista Village and to the south via a future extension
of Joplin Lane to be determined by the Town of Marana, but ultimately connecting to West
Cortaro Farms Road. Secondary access may be provided eastwardly via a future access
point provided between lots #151 and #152 should the properties to the east develop.
Access to the VC portion of the property will be provided via Camino Benicardo from Linda
Vista Boulevard to the north or the realigned Joplin Lane to the south. Secondary access
to the VC area may be provided along the northern edge of the Board of Regents property
(APN 221-04-0250) via future access easement, if secured. A 20-foot gravel driveway will
be provided west of lot #134 to provide secondary access to the residents south/southeast
that currently use an existing access easement on the eastern portion of the parcel
identified by APN 221-06-0100.
2. Adherence to Town Plans
The Joplin Estates rezoning is designed in accordance with the Town of Marana’s
General Plan and the Town’s Strategic Plan. According to the Town of Marana General
Plan Future Land Use Map, the subject property is designated as Low Density
Residential (LDR). Given that the R-6 and R-3.5 rezoning exceeds the allowable
residential density within the LDR land use designation, a minor amendment to the
General Plan will be processed concurrently to re-designate the 52-acre residential
portion of the site as Medium Density Residential (MDR). Additionally, the 17.4-acre
portion of the property to be rezoned as VC will need to be re-designated as
Joplin Estates
Project Overview I-3
Commercial (C), which is an appropriate translation for the existing E (Transportation
Corridor Zone) zoning designation. Because this portion of the rezoning is essentially
a translation of the E zone to an equivalent commercial zone, staff has determined that
this can be processed as a minor General Plan amendment.
The Joplin Estates rezoning adheres to the Town of Marana’s Strategic Plan by
supporting commerce through the creation of jobs and revenues generated through
consumer sales tax and Development Services fees. Additionally, the proposed
rezoning will facilitate community growth by supplementing the current housing stock
and commercial pad space in the area. Moreover, the proposed rezoning strives to
develop high-performing, cost-saving homes that incorporate sustainable and
innovative building practices and materials.
3. Proposed Densities
The proposed rezoning includes 185 detached single-family residences at a density of
3.56 homes per acre.
4. Impacts and Mitigation
Given the environmental and physical constraints present on the site, a variety of
mitigation measures will be incorporated throughout the rezoning area to minimize any
potential adverse impacts on the project and neighboring properties. The proposed
development includes approximately 15 acres of revegetated open space or drainage to
facilitate wildlife movement and retain the natural drainage corridor of the site to the
greatest extent feasible.
Housing on the site has been situated to provide a central drainageway to direct natural
flows while providing an open space amenity for future residents of the community.
Additionally, the site plan features a series of detention and retention basins throughout
the site to capture and harvest stormwater to reduce adverse impacts associated with
impervious surface runoff. These basins will be attractively landscaped to provide an
additional community amenity and area for passive recreation.
Recognizing that the proposed development will bring activity to the surrounding area,
appropriate bufferyards will be implemented to mitigate light and noise pollution from the
site to adjacent residential uses to the east and south. A pathway will be provided along
the northern side of the drainageway to provide pedestrian connectivity through the site
which will connect to the proposed trails within Linda Vista Village and ultimately Linda
Vista Boulevard to the north.
5. Anticipated Employment
The commercial uses have not yet been determined, thus anticipated employment
approximations are currently unavailable.
Joplin Estates
Development Capability Report II-4
Section II
Joplin Estates
Development Capability Report II-5
B. Development Capability Inventory Analysis
The primary purpose of the Development Capability Inventory Analysis is to identify the site’s
opportunities, constraints and various physical characteristics, 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 using a variety of sources, including site visits,
referencing topographic, hydrological, archaeological, and traffic analyses, as well as
correspondence with Town staff and other agencies. The Development Capability Inventory
Analysis follows the requirements outlined in the Town of Marana Land Development Code.
1. Site Location
The project site is situated in the Town of Marana in Township 12 South, Range 12 East,
Section 22 and Section 23. The property is located east of Interstate 10, due south and
southeast of the Tucson Premium Outlets mall. The site currently is accessed via North Joplin
Lane and West Wasson Avenue (refer to Exhibit II.B.1: Project Location). The site consists of
an assemblage of three parcels defined by Assessor’s Parcel Numbers (APNs) 221-04-0240,
221-06-0100 and 221-06-0090, which total 69.4 acres.
Joplin Estates
Development Capability Report II-6
Exhibit II.B.1: Project Location
Joplin Estates
Development Capability Report II-7
2. Existing Uses Onsite
The site is currently vacant with no existing structures onsite (refer to Exhibit II.B.2: Existing
Onsite Land Uses). Parcels identified by APNs 221-04-0240 and 221-06-0100 are currently
zoned “E” (Transportation Corridor Zone). The parcel identified by APN 221-06-0090 is
currently zoned “C” (Large Lot Zone). See Exhibit II.B.3.a: Existing Zoning.
The Town of Marana 2010 General Plan Future Land Use Map designates the subject
property as Low Density Residential (LDR). A minor amendment to the General Plan is
requested to be processed concurrently with the rezoning application to re-designate parcels
identified by APN 221-06-0100 and APN 221-06-0090 as Medium Density Residential (MDR)
and parcel 221-04-0240 as Commercial (C). See Exhibit II.B.3.b: General Plan Designations.
Joplin Estates
Development Capability Report II-8
Exhibit II.B.2: Existing Onsite Land Uses
Joplin Estates
Development Capability Report II-9
3. Property Information within One-Quarter Mile of the Site
a. Existing Zoning
The zoning designations of surrounding properties, as depicted in Exhibit II.B.3.a are as
follows:
North: C (Large Lot Zone), R-6 (Single Family Residential) and F
(Marana Spectrum Specific Plan and Linda Vista Village
Specific Plan)
South: C (Large Lot Zone) and LI (Light Industrial)
East: R-6 (Single Family Residential), R-8 (Single Family
Residential) and C (Large Lot Zone)
West: LI (Light Industrial), C (Large Lot Zone) and Specific Plan
(Continental Ranch)
Joplin Estates
Development Capability Report II-10
Exhibit II.B.3.a: Existing Zoning
Joplin Estates
Development Capability Report II-11
b. General Plan Land Use
The 2010 Town of Marana General Plan indicates the site is designated as Low Density
Residential (LDR). A minor amendment to the General Plan Future Land Use Map will
be processed concurrently with this rezoning application to designate the subject property
as Medium Density Residential (MDR) and Commercial (C). The surrounding general
plan designations within one-quarter mile of the site, as depicted in Exhibit II.B.3.b:
General Plan, are as follows:
North: Master Planned Area (MPA) and Low Density Residential (LDR)
South: Low Density Residential (LDR) and Master Planned Area (MPA)
East: Low Density Residential (LDR)
West: Low Density Residential (LDR)
Joplin Estates
Development Capability Report II-12
Exhibit II.B.3.b: General Plan
Joplin Estates
Development Capability Report II-13
c. Existing Surrounding Land Uses
The land uses of surrounding properties within one-quarter mile as depicted in Exhibit
II.B.3.c: Existing Land Uses are as follows:
North: Marana Center (Tucson Premium Outlets), Vacant and KUAT-
AM Communications Tower
South: Vacant, Hope Animal Shelter, Unsubdivided Single-Family
Residential and The Pines Phase II.
East: Unsubdivided Single-Family Residential, Vacant, KUAT-AM
Communications Tower, Hartman Vistas and Marana 59
West: Interstate 10, KUAT-AM Communications Tower and San
Xavier Aggregate Extraction Processing Area
Joplin Estates
Development Capability Report II-14
Exhibit II.B.3.c: Existing Surrounding Land Uses
Joplin Estates
Development Capability Report II-15
d. Number of Stories of Existing Structures
There are no existing structures on the site. There are one- and two-story homes located
east of the subject property in the Marana 59 subdivision and Hartman Vista subdivision.
The unsubdivided lots south of the subject property contain one-story homes. The
Tucson Premium Outlets are also one-story in height with architectural features which
are equivalent to two-stories.
e. Pending Rezonings
There are no pending rezonings of properties within one-quarter mile of the site.
f. Conditional Rezonings
Conditional rezonings within a quarter-mile radius of the project site include the following:
• PCZ1503-001 Linda Vista Village Specific Plan
• PCZ-05113 DeAnza Specific Plan
• PCZ-06087 Spectrum Specific Plan
g. Subdivision/Development Plans Approved
Approved development plans within a quarter-mile radius of the project site include the
following:
• DPR-02012 San Xavier Aggregate Processing Area
Approved subdivisions within a quarter-mile radius of the project site are as follows:
• PRV-14013F Marana Center Final Block Plat Parcels 1-5
• PRV-1510-001 Marana Center Parcel 1 Lots 1-2
• PRV-06088F Sterling Meadows Lots 1-58
• PRV-0172 Hartman Vistas
• PRV-05154F The Pines Phase II
h. Architectural Styles of Adjacent Development
Existing homes in the area are production homes and rural custom-home type single-
family residences with southwest and ranch architectural style.
4. Well Sites within 100 Feet of the Property
According to Pima County Geographic Information Systems and the Arizona Department of
Water Resources (ADWR) Registry, three wells are located on the site or within 100-feet of
the site with identification numbers 804746, 618722 and 604826. Well #804746 is located on
the parcel identified by APN 221-06-0090. Additionally, there is a well located adjacent to the
western boundary on the parcel owned by Unisource Energy Corp and another located on
the parcel owned by the Arizona Board of Regents (See Exhibit II.B.3.c: Existing Land Uses).
Joplin Estates
Development Capability Report II-16
5. Topography
a. Description
The elevation of the property ranges from approximately 2,138 feet in the westernmost
portion of the property to 2,196 feet in the northeastern corner of the property. Existing
topography at 1-foot contour intervals is shown on Exhibit II.B.5: Topography and Slope.
i. Hillside Conservation Areas
There are no restricted peaks or ridges on the site.
ii. Rock Outcrops
There are no rock outcrops located on the site.
iii. Slopes of 15% or Greater
There are no slopes of 15% or greater on the subject property.
iv. Other Significant Topographic Features
The subject property generally slopes to the southwest at 2-3%. There are no
special topographic features on-site. It is comprised of undeveloped desert and
associated desert growth.
v. Pre-Development Cross-Slope
The average cross-slope of the property is approximately 3.86%.
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 (1’)
L = total length of contours (116,489.64)
0.0023 = conversion of “square feet” into “acres x 100”
A = total site area in acres (69.4)
Cross Slope = 1 x 116,489.64 x 0.0023
69.4
= ~ 3.86%
Joplin Estates
Development Capability Report II-17
Exhibit II.B.5: Topography
Joplin Estates
Development Capability Report II-18
6. Pre-Development Hydrology and Water Resources
This portion of the rezoning document includes predevelopment on-site and off-site
hydrologic characteristics and water resources. PRE CEG Civil Engineering conducted a
preliminary drainage assessment for the project site.
Off-Site Watersheds
The site is affected by two main watersheds, the Cañada Agua 1 Wash and Hardy Wash.
The Cañada Agua 1 Wash bisects the property, with the watershed encompassing
approximately 0.93 square miles beginning within the higher reaches of the Tortolita
Mountains to the northeast. The watershed has an overall downward slope of
approximately 2 – 2.5% slope as it approaches the subject site. This watershed is directly
connected to the proposed Linda Vista Village project immediately to the north of the
subject site. In the existing condition the approximately 1,830* cfs splits by a geologically
recent, natural migration, directing approximately 850 cfs along the historic path through
the site, and diverting approximately 980 cfs to the south-southwest, affecting the site to
the south.
The second large watershed providing some impact is the Hardy Wash which is directed
along the southeast corner of the proposed site due to the mitigating barrier of the Union
Pacific Railroad tracks, which direct a portion of the flow under and away by way of
numerous culvert crossings but allow for a detention time which impacts the low-lying land
immediately upstream. From information gathered from the CLOMR for Deanza, accepted
by the Town on 11/24/2015, it has been determined that the backwater ponding of the
Hardy Wash runoff will not impact the Joplin Estates residential subdivision in any
meaningful way, although will have some impact on the commercial tracts on the western
side of the site. The Hardy wash watershed is comprised of some 8.98 square miles of
land beginning within the Tortolita Mountains to the northeast. The existing condition
discharge has been estimated at approximately 2,152 cfs as it crosses Hartman Lane.
* It is understood that the calculated 1,830 cfs has been prepared using a local
hydrologic method with high conservatism for watersheds this large. This was done in
order to provide a design discharge in step with that done for the Red Point project,
Linda Vista Village, immediately adjacent to the north. It is also understood that the
FLO-2D values modeled for the region within the Tortolita Fan Study are lower;
however, it is acceptable that the site design considers the higher value to provide
satisfactory protection. It is our understanding that while Red Point project is preparing
design documents with the higher discharge value, they will be modeling and providing
the lower estimate using FLO-2D for the FEMA CLOMR/LOMR submittal, forthcoming.
The area and boundary of off-site watersheds that contribute stormwater runoff to the site
are shown on Exhibit II.B.6.a: Off-Site Watersheds.
Off-site Features
The existing upstream watershed, Cañada Agua 1 Wash, consists generally of low-density
of development until reaching the proposed development to be named Linda Vista Village
which is of higher density. The proposed development of Linda Vista Village will maintain the
similar discharge at its downstream outlet having mitigated proposed condition runoff to the
Joplin Estates
Development Capability Report II-19
existing peak discharge values. The placement of their project will provide modest
encroachment, but that which is appropriate and conducive to continuation for the
development of the Joplin Estates project. Within the Cañada Agua 1 Wash watershed it is
noted that a migration has occurred within the natural outcropping along the northern
boundary of the subject site. This split disperses the overall approximate 1,830 cfs into
approximately 850 and 980 cfs flow-paths, one remaining true to the historic drainage
pattern, and the second being directed to the south-southwest, affecting the subject site
along the southeastern corner, respectively.
Predevelopment On-site Hydrology
The existing condition, on-site hydrology of approximately 70 acres develops roughly 360 cfs
in existing conditions. The runoff flows to the southwest until reaching the backwater
condition along the UP Railroad, where the accumulating runoff, from the site and other
conditions, is collected by numerous culverts.
The riverine environment of the Cañada Agua 1 Wash is generally shallow with the flow-
paths being generally braided through the site. FEMA Mapping identifies that almost all of
the site is found to be within a condition of 1’ depth sheet-flooding with velocities of 3 feet-
per-second. Initial two-dimensional analysis provides that the general trend is depths of
approximately 0.5’ with velocities more closely approximating 1.5 feet-per-second.
Based on information from the FEMA FIRM Map 04019C1655L, Revised June 16, 2011,
the site is generally located within, 1) a Zone ‘AO-1’, defined as: Flood depth of 1 foot as
usually sheet flow on sloping terrain; average depths determined; and 2) a Zone ‘AH’,
defined as: Flood depths of 1 to 3 feet; average depths determined. FEMA mapped
floodplains are shown on Exhibit II.B.6.b: On-Site Hydrology.
The estimated 100-year peak discharges are shown on Exhibit II.B.6.a: Off-Site Watersheds.
Drainage Conditions Along Downstream Boundary
The downstream property boundary for the proposed Joplin Estates Subdivision exists
within the FEMA Zone ‘AH’, with previous studies identifying the ponded conditions and
water-surface elevations affecting the area. The area is of very gentle slope of
approximately 0.5%, generally trending to the northwest, and with numerous culverts
located under the UP-Railroad tracks to remove the flow accumulation in a matter of time.
There is very little vegetation and virtually no channels, the consequence of the incoming
flow depositing the sediments they carried.
Joplin Estates
Development Capability Report II-20
Exhibit II.B.6.a: Off-Site Watersheds
Joplin Estates
Development Capability Report II-21
Exhibit II.B.6.b: Predevelopment On-Site Hydrology
Joplin Estates
Development Capability Report II-22
7. Vegetation
a. Vegetative Communities and Associations On-Site
The project site is located in the Town of Marana, in Pima County, Arizona and
contains native vegetation that is typical of that found in the Sonoran Desert. The
property occurs within the Arizona Upland subdivision of the Sonoran Desert Scrub
biotic community (Brown and Lowe 1980). The existing on-site vegetation is
categorized as Ironwood Desert Scrub Special Element across the entirety of the site
as well as having Palo Verde -Mixed Cacti in the Canada Aqua 1 Wash (Pima County
GIS, 2015). See Exhibit II.B.7.a: Vegetation Communities.
Site visits conducted in April and June of 2018 revealed the site’s vegetation is
dominated by Creosote and Mesquite across much of the site. It appears the site
supported a much healthier and diverse population of species at one time, which is
evident by the volume of dead trees and cacti skeletal remains. Existing mesquites
in the alluvial sandy flats are in poor condition and show signs of bad soil conditions
and a poor and sporadic water supply. Plant species in the northeast property corner
are far more diverse and healthy. It is in this area of the property where large Saguaro
and Ironwoods can be found.
Table II.B.7.a: Species list of plant species observed on site.
SCIENTIFIC NAME COMMON NAME
Ambrosia deltoidea Triangle-leaf bursage
Carnegiea gigantea Saguaro cactus
Celtis palida Hackberry Bush
Echinocereus sp. Hedgehog cactus
Ferocactus wislizenii Barrel cactus
Larrea tridentata Creosotebush
Olneya tesota Ironwood tree
Parkinsonia microphylla Foothills palo verde
Prosopis velutina Velvet mesquite
Senegalia greggii Catclaw acacia
Vachellia constricta White thorn acacia
b. Significant Cacti and Groups of Trees & Federally Listed Threatened or
Endangered Species
The Saguaro population appears to have an indeterminate age structure, with few
young plants throughout the site (See Exhibit II.B.7.b: Site Resource Inventory).
There are five Saguaro found on-site that meet the criteria for significance; each have
been identified on Exhibit II.B.7.b. Two Ironwood species and one Ironwood grove
have also been identified on site. The grove, while it does not technically meet the
criteria for significance, is unique and thus included in the Site Resource Inventory.
Joplin Estates
Development Capability Report II-23
The U.S. Fish and Wildlife Service (USFWS) identifies six plant species in Pima
County that have protection under the Endangered Species Act (ESA) (Table II.E.3)1.
None of these species are expected to occur on the property.
Table II.B.7.b: USFWS List of Plant Species for Pima County
Common Name Scientific Name ESA Status
Plants
Acuña cactus Echinomastus erectocentrus var.
acunensis)
Proposed Endangered
Gooding’s onion Allium gooddingii) Conservation Agreement
Huachuca water umbel Lilaeopsis schaffneriana ssp.
recurva)
Endangered
Kearney’s blue star Amsonia kearneyana) Endangered
Pima pineapple cactus Coryphantha scheeri var.
robustispina)
Endangered
Nichol Turk’s head cactus Echinocactus horizonthalonius
var. nicholii)
Endangered
c. Vegetative Densities by Percentage of Plant Cover
Pima County GIS (2016) categorizes the upland, Palo Verde – Mixed Cactus
vegetation on the property as medium density. According to 2016 Pima County GIS
data, the Palo Verde – Mixed Cacti accounts for 10.5 acres.
1 http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf
Joplin Estates
Development Capability Report II-24
Exhibit II.B.7.a: Vegetation Communities
Joplin Estates
Development Capability Report II-25
Exhibit II.B.7.b: Site Resource Inventory
Joplin Estates
Development Capability Report II-26
8. Wildlife
a. Letter from Habitat Specialist
In support of this analysis, the AGFD Heritage Data Management System (HDMS)
was accessed via their On-line Environmental Review Tool to locate records of
occurrence within three miles of the property for these species. The summary page
from the HDMS review has been included as Exhibit: II.B.8: AGFD Online
Environmental Review. The entire HDMS review document is submitted in the
appendix of this document.
i. Presence of any Threatened or Endangered Species
The Cactus Ferruginous Pygmy-owl (Glaucidium brasilianum cactorum) has
been identified by the HDMS as occurring within three miles of the project site.
The owl carries a SC (species of concern) designation by the US Fish and
Wildlife Service and is listed as a sensitive species (S) by the US Forest Service
(USFS) and the Bureau of Land Management (BLM).
The Tumamoc Globeberry (Tumamoca macdougalii) is listed as a sensitive (S)
species by the USFS and the BLM and has been documented within three miles
of the project site. The Tumamoc Globeberry also carries a SR (salvage
restricted) designation from the Arizona Department of Agriculture Protected
Plants.
The Fulvous Whistling-Duck (Dendrocygna bicolor) has been identified by the
HDMS as occurring within three miles of the project site. The duck carries a SC
(species of concern) designation by the US Fish and Wildlife Service.
The Cave Myotis (Myotis Velifer) has been identified as by the HDMS as
occurring within three miles of the project site. The cave myotis carries a SC
(species of concern) designation by the US Fish and Wildlife Service and is
listed as a sensitive (S) species by the BLM.
The stag-horn Cholla (Opuntia Versicolor) has been identified by the HDMS as
occurring within three miles of the project site. The stag-horn cholla is
designated as SR (salvage restricted) by the Arizona Department of Agriculture
Protected Plants.
The property is within three miles of an area designated as a 10(j) recovery
area for the Sonoran Pronghorn (Antilocapra americana sonoriensis) and the
Mexican Gray Wolf (Canis lupus baileyi). A population of a listed species
reestablished outside its current range but within its probable historic range may
be designated as “experimental” by the Secretary of the Interior. The recovery
area is the geographic boundary established and may be larger than the actual
occupied area.
Joplin Estates
Development Capability Report II-27
ii. High densities of given species population
As indicated by the HDMS review, there are no high densities of a given species
located within the boundaries of the proposed site.
iii. Aquatic or riparian ecosystems
There is Pima County Important Riparian Area (IRA) located along the main
wash that traverses the property.
iv. Wildlife corridor
The property has been identified by the HDMS as being within three miles of
the Tucson – Tortolita – Santa Catalina Mountains Linkage Design wildlife
corridor and the Coyote – Ironwood – Tucson Linkage Design wildlife corridor.
b. AGFD Wildlife Concerns
The proposed development will consider specific recommendations presented by
AGFD in regard to the design of the project as a means of maintaining wildlife
connectivity and minimizing adverse impacts to wildlife.
c. Wildlife Crossings
Aside from being within three miles of the Tucson – Tortolita – Santa Catalina
Mountains Linkage Design wildlife corridor and the Coyote – Ironwood – Tucson
Linkage Design wildlife corridor, there are not any additional wildlife crossings in the
general project vicinity.
Joplin Estates
Development Capability Report II-28
Exhibit II.B.8: AGFD Online Environmental Review
Joplin Estates
Development Capability Report II-29
9. Soils and Geology
The National Resources Conservation Service (NRCS) classifies the subject property as
“Tanque-Riveroad-Arizo-Riggs and Pinaleno-Nickel-Palos Verdes”. See Exhibit II.B.9:
Soils. These designations are typical of the Tortolita Fan Area and are characterized by
well-draining sandy soils on the surface, with gravelly soil several feet below. While the
majority of the site is found to be generally ‘A’-type soils, the western side of the project
becomes largely ‘B’-type soils. A detailed geotechnical investigation will be performed
during the platting and development plan processes.
Joplin Estates
Development Capability Report II-30
Exhibit II.B.9: Soils
Joplin Estates
Development Capability Report II-31
10. Viewsheds
a. Viewshed Description
i. Views from Adjacent Areas
See Exhibit II.B.10.a.1: Photo Key Map and Exhibit II.B.10.a.2: Site Photos.
ii. Potentially Blocked Views
The property is bordered mostly by vacant land with the exception of
unsubdivided single family residential along the southeastern portion of the
southern property line. The most prominent distant mountain views in the
area are of the Catalina range to the east and the northern extent of the
Tucson Mountain range to the southwest. The development of this property
will not significantly impact these views from adjacent properties. The
residence located on parcel 221-06-0080, immediately south of the eastern
portion of the rezoning area, is the only property that may have views
disturbed. However, with thoughtful homesite location and a 20’ wide
bufferyard, view corridors may be preserved, and impacts minimized.
iii. Areas of High Visibility
The areas of high, medium and low visibility can be seen on Exhibit II.B.10:
Site Visibility. The visibility of the site was determined during multiple site
visits in April and May of 2018. The visibility was determined by viewing the
site from off-site vantage points. The topography of the site is beneficial to
the off-site viewsheds onto the property. All properties north and east of the
site will look over the property, thus viewsheds of the Tortolita Mountains
and the distant Tucson Mountains will not be impacted. The unsubdivided
single-family residential properties to the south will have high visibility of the
property. The high visibility will be mitigated through the use of landscape
buffers.
Joplin Estates
Development Capability Report II-32
Exhibit II.B.10: Site Visibility
Joplin Estates
Development Capability Report II-33
Exhibit II.B.10.a.1: Photo Key Map
Joplin Estates
Development Capability Report II-34
Exhibit II.B.10.a.2: Site Photos
Photo 1: View looking northwest from the
southeast property corner of the easternmost
parcel
Photo 2: View looking southwest from the
northeast property corner of the easternmost
parcel
Photo 3: View looking south from the
approximate middle of the northern property line
Photo 4: View looking southeast from the
northwest property corner of the central parcel
Photo 5: View looking south by southeast from
the northeast property corner of the central parcel
Photo 6: View looking northeast from the
approximate middle of the central parcel
Joplin Estates
Development Capability Report II-35
Exhibit II.B.10.a.2: Site Photos (cont.)
Photo 7: View looking west from the midpoint of
the approximate middle of the central parcel
Photo 8: View looking southeast from the
northwestern property corner of the commercial
property
Photo 9: View looking north by northwest from the
southern property corner of the commercial
property
Photo 10: View looking northwest from the
southeast property corner of the central parcel
Photo 11: View looking northeast from the
southeast property corner of the parcel
Photos 12 View looking northwest from the southeast
property corner of the central parcel
Joplin Estates
Development Capability Report II-36
Exhibit II.B.10.a.2: Site Photos (cont.)
Photo 13: View north from the southeast p corner of
the central parcel.
Photo 14: view looking west from the approximate
middle of the central parcel’s eastern property line
Photo 15: view looking north from the approximate
middle of the central parcel’s eastern property line
Photo 16: View looking northeast from the
approximate middle of the central parcel’s eastern
property line
Joplin Estates
Development Capability Report II-37
11. Traffic and Circulation
Refer to Exhibit II.B.11: Traffic and Circulation for the existing roadway characteristics
within the project vicinity.
a. Connection to Arterial Roadway Network
The subject parcels are located in the Town of Marana, south of Linda Vista
Boulevard and east of I-10. In order to access the parcels, new roadways will need
to be constructed. The roadways will be private if gated and public if not gated. The
project will be accessed by a new extension of Joplin Lane, herein referred to as
Camino Benicardo, which is a collector road that will be constructed with the Linda
Vista Village project, north of the subject parcels. Camino Benicardo will be a two-
to three-lane roadway with a 90’ right-of-way between the northern project terminus
and the planned roundabout to the north within Linda Vista Village.
Based on the most recently submitted Preliminary Plat for Linda Vista Village at
Cascada, this section of Camino Benicardo will initially have 12-foot travel lanes in
each direction, a 7-foot multi-use path and a 5-foot sidewalk on the east side. The
ultimate cross-section will have a 20-foot landscaped median, and in each direction,
one 13-foot travel lane, a 7-foot multi-use path, curb and gutter, a 6-foot landscaped
curbway, and a 5-foot sidewalk. North of the roundabout, the right-of-way will
increase to 110 feet, with a cross-section consisting of the ultimate cross-section to
the south. The right-of-way will increase to 150 feet as it approaches Linda Vista
Boulevard.
Future access from Linda Vista Boulevard will be via a new four-way intersection to
be constructed with the Linda Vista Village project. The intersection will be signalized
with dual left turn lanes, a single through lane and a right turn lane on the northbound
approach. There will be a westbound left turn lane and an eastbound right turn lane
on Linda Vista Boulevard at the intersection. East of the intersection, Linda Vista will
narrow from a four-lane urban arterial to its existing two-lane cross-section.
Regional access will be from east and west on Linda Vista Boulevard. Access to
Linda Vista Boulevard from the west will be via its connection to Twin Peaks Road.
Linda Vista continues east from the intersection into unincorporated Pima County.
Linda Vista Boulevard is designated as a Major Collector by the Federal Highway
Administration (FHWA). Other major roads within one mile of the project area include
Twin Peaks Road which is also designated as a Major Collector, Hartman Lane
(Major Collector), Cortaro Farms Road (Minor Arterial) and Interstate-10 (I-10),
designated as an Interstate. I-10 is under the jurisdiction of the Arizona Department
of Transportation. Within one mile of the project, the remaining roads, generally
within a mile of the subject properties, are partially within the Town of Marana’s or
Pima County’s jurisdiction. The future Camino Benicardo will be a collector roadway
from Linda Vista Road south through Linda Vista Village and to Joplin Estates.
Joplin Estates
Development Capability Report II-38
There will be some off-site streets between the subject property and the nearest
arterial streets when Linda Vista Village is constructed.
Refer to Table II.B.11.a Roadway Inventory for the characteristics of the arterial roads
within one-mile of the subject property.
b. Existing and Proposed Intersections
Access to the project is proposed to be via the new extension of Camino
Benicardo. Site traffic will travel through the new Linda Vista Boulevard/Camino
Benicardo intersection, and travel past new intersections within Linda Vista Village.
Other intersections on major roadways that site traffic may use include:
• Twin Peaks Road/I-10 Ramps
• Twin Peaks Road/Marana Center Boulevard
• Twin Peaks Road/Linda Vista Boulevard
• Linda Vista Boulevard/Marana Center Boulevard
• Linda Vista Boulevard/Hartman Lane
c. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their
Connections with Arterial Streets, Parks and Schools
There are sidewalks on Marana Center Boulevard, south of Linda Vista and on
both sides of Twin Peaks Road, north and south of Linda Vista Boulevard. There
is pedestrian and bicycle infrastructure planned in the Linda Vista Village
development, including a 7-foot multi-use path on both sides of Camino Benicardo
and a 5-foot sidewalk on the east side of Camino Benicardo. On the west side of
Camino Benicardo a sidewalk along with the widened cross section will be
constructed at some time in the future. These lanes and sidewalks will be
continuous up to Linda Vista Boulevard. Sidewalks and striped bike lanes will be
provided on Linda Vista Boulevard in the vicinity of Camino Benicardo as part of
the Linda Vista Village project. The planned trails/paths proposed within Linda
Vista Village will provide additional connectivity from Joplin Estates to Linda Vista
Boulevard and the other pedestrian ways located in the Town’s rights-of-way in the
general vicinity.
According to the Pima County Regional Bike Map there are bike paths along
streets in the vicinity of the project which are classified as follows:
• Linda Vista Boulevard (Key Connecting Street)
• Twin Peaks Road (bike route with striped shoulder, bus/bike lanes)
• Hartman Lane (Key Connecting Street)
• Cortaro Farms Road (bike route with striped shoulder, bus/bike lanes)
• I-10 Frontage Road (Key Connecting Street)
Linda Vista Boulevard continues east with access to Arthur Pack Regional Park.
The Loop is accessible via the bike lanes on Twin Peaks Road.
Joplin Estates
Development Capability Report II-39
The nearest schools to the project are DeGrazia Elementary School which is
accessible by bike via Linda Vista Boulevard and Hartman, and Mountain View High
School, accessible via Linda Vista Boulevard.
Joplin Estates
Development Capability Report II-40
Table II.B.11.a: Roadway Inventory
Road Road Segment Existing
ROW
Proposed
ROW
No.
Lanes Capacity
ADT
(provided by
PAG)
Posted
Speed Limit Condition Scheduled
Improvements
Linda Vista
Boulevard
Twin Peaks Rd to Camino
Benicardo / Joplin Ln 150 feet 150 feet 4 35,820 6,549 (2017) 45 Paved
Intersection Improvements
at Camino Benicardo/
Joplin Lane
Camino Benicardo / Joplin
Ln to Hartman Ln 150 feet 150 feet 2 15,390 6,698 (2016) 45 Paved
Intersection Improvements
at Camino Benicardo/
Joplin Lane
Twin Peaks
Boulevard
I-10 to Linda Vista Blvd 150 feet 150 feet 6 53,910 20,430 (2017) 45 Paved None Planned
Linda Vista Blvd to Oasis
Rd 150 feet 150 feet 4 35,820 12,521 (2016) 45 Paved None Planned
Hartman
Lane
Linda Vista Blvd to
Cortaro Farms Rd 150 feet 150 feet 2 15,930 5,715 (2017) 35 Paved None Planned
Cortaro
Farms
Road
I-10 to Harman Rd 150 feet 150 feet 4 35,820 20,430 (2017)
40 east/ 35
west of
Cerius
Stravenue
Paved None Planned
Marana
Center
Boulevard
Twin Peaks Rd to Linda
Vista Blvd
90-110
feet
90-110
feet 4, 2 35,810 /
15,930 1,000 (est) 25 Paved None Planned
Interstate
10
North of Twin Peaks 450 feet 450 feet 6 116,600 81,420 (2017) 75 Paved None Planned
South of Twin Peaks 450 feet 450 feet 6 116,600 58,643 (2017) 75 Paved None Planned
Joplin Estates
Development Capability Report II-41
Exhibit II.B.11.a: Traffic and Circulation
Joplin Estates
Development Capability Report II-42
12. Recreation and Trails
a. Open Space, Recreation Facilities, Parks and Trails
According to the Pima Regional Trail System (PRTS) Master Plan and the Town of
Marana’s Comprehensive Parks, Trails, and Open Space Master Plan, and as
indicated on Exhibit II.B.12.a: Parks and Trails and Table II.B.12.a: Parks and Trails
Inventory, there are several open space and recreational amenities within one-mile
of the project area.
Table II.B.12.a: Parks and Trails Inventory
Amenity Name Amenity Type Distance to Project
Site (as the crow flies)
Scottie’s Loop (#164) Singletrack Trail ± 0.5 miles
Camino de Manana (#385) Singletrack Trail ± 0.8 miles
El Camino de Manana Wash
(#158) Singletrack Trail ± 1.3 miles
Unnamed Marana Trail (#405) Singletrack Trail ± 0.6 miles
Prospect Wash (#163) Singletrack Trail ± 1 mile
Picture Rock Wash (#025) Singletrack Trail ± 0.7 miles
Juan Bautista de Anza Historic
Trail (#P024) Multi-use Path ± 0.9 miles
Santa Cruz River Park (#RP005) River Path ± 0.75 miles
Anza Trail – East (#P029) Multi-use Path ± 0.5 miles
Hardy Trail (#160) Singletrack Trail ± 0.4 miles
Cortaro Farms Road Path (#P009) Path ± 0.9 miles
Wade Mclean Park Community Park ± 1 mile
Outside of the one-mile radius, Continental Ranch has several community parks and
a variety of active/passive recreation amenities located within the master planned
area. Several recreational amenities are also planned within the Cascada Specific
Plan.
Joplin Estates rezoning supports the goals of the PRTS Master Plan and the Town
of Marana Parks, Recreation, Trails and Open Space (PRTOS) Master Plan by
providing a path along the drainageway to enhance area trail connectivity as well as
a neighborhood park and dog park (totaling to approximately 2.6 acres). Furthermore,
the proposed path along the drainageway provides additional connectivity to Linda
Vista Boulevard and other Town of Marana rights-of-way via path/trail systems
proposed within the Linda Vista Village and the sidewalks within the proposed
subdivision. Meaningful revegetation in common areas (approximately 8.9 AC) will
also be utilized to facilitate active and passive recreation opportunities. Moreover,
Joplin Estates provides future residents with approximately ± 6.3 acres of naturally
revegetated open space within the approximate floodplain limits (drainageway).
Joplin Estates
Development Capability Report II-43
Exhibit II.B.12.a: Parks and Trails
Joplin Estates
Development Capability Report II-44
13. Cultural Resources
a. General Information
According to a record search performed by the Arizona State Museum (ASM), 42
survey projects have been conducted within a one-mile radius of the project; each of
which were conducted for residential and commercial development, geotechnical
investigation, canal construction, bank stabilization, construction of wastewater pump
and cell tower, trail construction, road construction and improvements, archaeological
research, and the installation and maintenance of water, sewer, utility, fiber-optic and
transmission lines. The entire project area was previously surveyed. According to
ASM, seven (7) archaeological sites have been identified within a one-mile radius of
the project area, two of which cross the boundaries of the site. Due to the age of the
previous survey, the property shall be resurveyed, and a full cultural resources report
shall be submitted during the platting process and prior to any ground disturbances.
As shown in Exhibit II.B.13.b Archaeological Records Search, thirty-seven (37)
archaeological sites have been identified with a one-mile radius of the project area;
two of which cross the project boundaries.
b. Letter from Archaeologist
The ASM advises that a qualified archaeological contractor should be consulted
before any ground disturbance begins (See Exhibit II.B.13.b: Archaeological Records
Search).
Joplin Estates
Development Capability Report II-45
Exhibit II.B.13.b: Archaeological Records Search
Joplin Estates
Development Capability Report II-46
14. Infrastructure and Public Facilities
a. Sewer
Pima County Regional Wastewater Reclamation Department (RWRD) indicates that
this project is tributary to the Tres Rios Wastewater Reclamation Facility via the
Continental Ranch Pump Station Interceptor. There is capacity currently available for
this project within the public sewer (G-2014-037) downstream from manhole 2734-
20 (See Exhibit II.14.a.1: Sewer Map and Exhibit II.B.14.a.2: Wastewater Capacity
Response).
b. Water
According to the State of Arizona Department of Water Resources (ADWR), the
Town of Marana has been designated as having an assured water supply. As
indicated in Exhibit II.B.14.b: Water Service Letter, water service is contingent upon
water meter application, water service agreement, and water use plan approval.
Additionally, the developer is responsible for constructing an appropriate water
distribution system, as well as appropriate on-site and off-site facilities required to be
served directly by Marana Water (See Exhibit II.B.14.b: Water Service Letter).
Joplin Estates
Development Capability Report II-47
Exhibit II.B.14.a.1: Sewer Map
Joplin Estates
Development Capability Report II-48
Exhibit II.B.14.a.2: Wastewater Capacity Response
Joplin Estates
Development Capability Report II-49
Exhibit II.B.14.b: Water Service Letter
Joplin Estates
Development Capability Report II-50
c. Fire Service
Northwest Fire District provides service to properties in the project vicinity; however,
the project site is not currently included within the District’s boundary. Currently, the
closest Northwest Fire District Station (#338) is located at 8475 North Star Grass
Drive 13001 Tortolita Road approximately 2 miles southeast of the project site (See
Exhibit II.14.c: Public Facilities).
Before a Certificate of Occupancy can be issued for any dwelling unit on the property,
the Developer shall have completed or shall provide evidence to the Town’s
satisfaction that the Developer has made a diligent effort to complete the process of
having the property annexed into the Northwest Fire District.
d. Schools
The project site is located within the Marana Unified School District. DeGrazia
Elementary School is located within a one-mile radius of the project site. Rattlesnake
Ridge Elementary School, Coyote Trail Elementary School and Quail Run
Elementary School are located within a 10-mile vicinity of the project site (Refer to
Exhibit II.14.c: Public Facilities).
Joplin Estates
Development Capability Report II-51
Exhibit II.14.c: Public Facilities
Joplin Estates
Development Capability Report II-52
e. Private Utilities
Electricity, natural gas, telecommunications and cable services will be extended to
the project site at the time of development through agreements with individual utility
companies. The following utility companies currently serve this area:
• Electricity: Tucson Electric Power
• Natural Gas: Southwest Gas Corporation
• Telephone/Cable: CenturyLink
15. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been
combined to form the McHarg Composite Map, displayed as Exhibit II.B.15. The purpose
of the McHarg Composite Map is to highlight areas that are available for development.
Refer to Section III: Land Use Plan for more information on how the site plan responds
to the site’s physical constraints.
Joplin Estates
Development Capability Report II-53
Exhibit II.B.15: McHarg Composite Map
Joplin Estates
Land Use Plan III-54
Section III
Joplin Estates
Land Use Plan III-55
C. Land Use Plan
1. Overview
The Joplin Estates rezoning application establishes the framework for the development
of an approximately 69.4-acre property for residential and commercial uses. Joplin
Estates consists of an assemblage of three parcels (refer to Table III.C.1.a and Exhibit
III.C.1: Parcels to be Rezoned) located approximately 12 miles north of Downtown
Tucson, due south and southeast of the Tucson Premium Outlets in Township 12 South,
Range 12 East and Sections 22 and 23. As demonstrated on Exhibit III.C.4: Conceptual
Land Use Plan, this rezoning features 185 detached single-family residences to be zoned
as R-3.5 (approximately 33.7 acres) and R-6 (approximately 18.3 acres) and
approximately 17.4 acres designated for commercial activity to be zoned as VC (Village
Commercial). Furthermore, approximately 17.8 acres of the area to be rezoned as R-3.5
and R-6 has been set aside as a combination of naturally revegetated open space in the
drainageway, revegetated open space in the common areas, a neighborhood park, a dog
park and a path along the drainageway to provide both new residents and others in the
surrounding community both active and passive recreational opportunities and views of
natural open space. Table III.C.1.B: Proposed Land Uses provides the uses and the
associated acreages for each land use proposed in this development.
Table III.C.1.a: Parcels to be Rezoned
Table III.C.1.b: Proposed Land Uses
Tax Assessor Parcel Acreage
221-06-0100 40.0
216-02-007B 12.0
216-02-008C 17.4
Total Acreage 69.4
Land Use Type Approx. Acreage
Village Commercial (VC) 17.4 AC
Residential (R-3.5 and R-6) 52.0 AC
Lots, Utilities and Access (Street, Excess Right-
of-way and Access Easement Area) 34.2 AC
Drainageway 6.3 AC
Revegetated Open Space 8.9 AC
Recreation Area (Drainageway Path, Dog Park
and Neighborhood Park) 2.6 AC
Total Acreage 69.4 AC
Joplin Estates
Land Use Plan III-56
Exhibit III.C.1: Parcels to be Rezoned
Joplin Estates
Land Use Plan III-57
The Conceptual Land Use Plan (CLUP) 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 Conceptual Land Use Plan describes
the planning considerations for parcels, imposes controls on the development of such
parcels and is detailed accordingly in the tentative and final plat.
Through the design of the Conceptual Land Use Plan, Joplin Estates is focused on
achieving the following goals:
• Provide a variety of lot sizes to promote housing affordability in the area.
• Provide a complementary mix of uses that create a livable community within close
proximity to commercial services.
• Promote long-term stabilization of home values in the area while supplementing
the current housing stock.
• Promote the preservation of the environmentally sensitive drainage corridor
through the site, which in turn, facilitates wildlife movement.
• Maximize the spectacular views of the distant Tortolita Mountains and
surrounding peaks and ridges in all directions, affording off-site views from all lots
throughout the proposed community.
• Provide meaningful revegetated open space and recreation areas to create an
attractive community.
• Provide buffering for existing residents in proximity to the property through the
provision of revegetated open space.
• Advance the economic sustainability of the area, the generation of additional tax
revenues and the creation of quality employment opportunities.
2. Relationship to Adopted Plans
The vision of Joplin Estates was developed in conformance with the Town of Marana’s
General Plan and the Marana Strategic Plan. The following section further describes how
Joplin Estates conforms with each of these critical guiding documents.
a. Marana General Plan
According to the Town of Marana General Plan Future Land Use Map, the subject
property is designated as Low Density Residential. Given that the R-6 and R-3.5
zones exceed the allowable residential density within the LDR land use designation,
a minor amendment to the General Plan will be processed concurrently to re-
designate the 52-acre residential portion of the site as Medium Density Residential
(MDR). Additionally, the 17.4-acre portion of the property to be rezoned as VC will
need to be re-designated as Commercial (C), which is an appropriate translation for
the existing E (Transportation Corridor Zone) zoning designation. Designed to help
meet the current and future needs of the Town, this rezoning will adhere to goals and
polices that are in line with the Town’s General Plan.
The Joplin Estates rezoning is consistent with the overall General Plan, including the
following highlighted goals, policies and actions:
Joplin Estates
Land Use Plan III-58
o General Plan Goal, Land Use and Growth Element: Adopt sustainable
development as a unifying goal to secure Marana’s future
Marana’s quality of life must be sustained for many generations to come.
Conserving open space and protecting undisturbed land promotes an
increase in the general welfare and wellbeing of local residents by providing
the means for recreation, leisure and scenic views. Open space, including
natural vegetation, provides ecosystem services that reduce negative
stormwater runoff effects like erosion, protect wildlife habitat, and improve
water quality by allowing debris and pollution to deposit over undisturbed
land.
▪ General Plan Policy: Preserve and protect our natural resources in
order to promote a sustainable community.
▪ General Plan Action: Preserve the Sonoran Desert character by
evaluating appropriate site disturbance standards and preserving
native plants.
▪ Rezoning Conformance: Similar to the surrounding residential
developments, the proposed conceptual land use plan utilizes a
cluster development to avoid the environmentally sensitive
floodplain that traverses.
o General Plan Goal, Land Use and Growth Element: Provide opportunities
for diverse developments that maximize the benefits to the community
The provision of a range of housing types and affordability is necessary to
create a thriving community that can accommodate residents of varying
socio-economic classes. Diversifying housing options and providing
compatible commercial amenities nearby attracts new residents to the Town,
which in turn supports additional commercial build-out/investment.
Additionally, an influx of new residents in an area served by an adequate mix
of commercial land uses helps stimulate the local economy through basic
consumer spending.
▪ 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.
Joplin Estates
Land Use Plan III-59
▪ General Plan Action: Designate various range of residential
development densities
▪ Rezoning Conformance: Upon a successful minor amendment to
the General Plan, the subject property will be designated as Medium
Density Residential (MDR) and Commercial (C). The MDR land use
designation allows for 2-5 residences per acre. At an overall density
of 3.56 residences per acre, the proposed rezoning will provide a
range of affordable housing options, with two to three distinct lot
sizes. The proposed rezoning 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 Plan Area
or Low Density Residential.
The proposed commercial will also supplement existing commercial
uses in the area but increased residential density will ultimately drive
new commercial development and success. The proposed homes
have a regional outlet mall within close proximity and will have
readily available commercial development integrated into Joplin
Estates to act as a buffer between new homes and Interstate 10.
New home development in Joplin Estates will also serve as a buffer
for existing residences from the lights, noise and other nuisances of
the interstate and outlet mall.
b. Marana Strategic Plan
The Joplin Estates rezoning supports the following areas of the Marana Strategic Plan:
Commerce – Construction of the proposed community will provide jobs as well as
revenue to the Town through commercial business sales tax, construction sales tax, user
fees and development services fees. Additionally, the future commercial uses will
generate sales tax revenues and create quality jobs for the community.
Community – This new residential development will provide additional housing choices
ultimately attracting new residents to the Town. Offering a range of home sizes and types
to accommodate homebuyers at varying income levels will create a diverse community,
satisfying goals outlined in the Town of Marana General Plan as well.
Progress/Innovation – Dedication to a conscientious approach to responsible
development, high-performing homes and cost saving for potential future homebuyers
reflects the intent of Joplin Estates. The community will strive to incorporate sustainable
building practices such as the use of energy efficient construction materials and
appliances as well as innovative and compact site design to decrease energy usage,
minimize impact to the environment, conserve water and promote healthy lifestyles.
Recreation – Approximately ± 17.8 acres of open space will be provided throughout the
residential portions of the site which includes an approximately 79,000 SF neighborhood
Joplin Estates
Land Use Plan III-60
park, an approximately 12,000 SF dog park and a pathway along the north side of the
drainageway that traverses the site.
3. Adjoining Development Compatibility
Historically, development in the Town of Marana and unincorporated Pima County has
largely been single-family homes on large lots. Today, the region is flourishing with growth,
especially in the general vicinity of the project site due to the Tucson Premium Outlets.
For instance, along the northern property boundary lies the Linda Vista Village at Cascada
Specific Plan, a planned 196-acre mixed use community with significant opportunity for
employment-generating commercial development and the potential of developing 851
residential units at a medium to high density. Single-family residences of a comparable lot
size as those proposed as part of this rezoning have been platted immediately adjacent
to the northern property boundary. A 15 to 30-foot buffer and appropriate screening will
be provided along the northern property line to provide open space between the two
subdivisions.
Immediately south and east of the subject property consists of unsubdivided single-family
residences, vacant land and the Hope Animal Shelter. Joplin Estates will provide a 20 to
35-foot landscape buffer and screening along the southern property boundary and a 20 to
29-foot landscape buffer (effectively 59 feet with the existing access easement) on the
eastern boundaries to provide a transition from the single-family residences proposed as
part of this rezoning and the those currently existing south and east of the site. Screening
will be achieved through a combination of preservation of existing vegetation and new
plantings (trees and understory vegetation) between the back walls of the proposed lots
and the property line. No additional wall is proposed on the property line. To further
demonstrate compatibility with existing residences south/southeast of the property, a 20-
foot gravel driveway has been provided west of lot #134 so that a secondary access to
Linda Vista Boulevard is made available.
Landscape buffers will be provided on the site between the residential development and
commercial area in accordance with Town of Marana Land Development Code to
adequately transition the two proposed uses as part of this rezoning. A landscape Plan
will be submitted and reviewed by the Town of Marana during the platting and/or
development plan process to determine appropriate plantings and screening types.
The proposed rezoning is compatible with the surrounding subdivisions, as it proposes
comparable density and lot sizes as those proposed in Linda Vista Village and Hartman
Vistas. Furthermore, the proposed plan provides landscape borders and screening
adjacent to neighboring homes and vacant residential properties located south and east
of the proposed project site. Additionally, the build-out and realignment of a portion of
Camino Benicardo through the site, as well as the provision of a future connection to
properties to the east, provides opportunities for surrounding properties to be developed
and or redeveloped.
To ensure compatibility with the Union Pacific Railroad, vandal resistant fencing (at least
8 feet in height), signage, buffering and landscaping may be provided at the time of
Joplin Estates
Land Use Plan III-61
development by the developer(s) of the VC portion of property where the property abuts
the railroad. Appropriate fencing, signage, buffers and landscaping will be determined
during the development plan process. Additionally, the developer(s) of the property (both
commercial and residential portions) shall provide future tenants/residents with
disclosures notifying them of the noise and vibration impacts associated with the railroad.
Appropriate mitigation measures, like sound-proofing building materials or landscape
buffers, may be implemented to ensure noise impacts associated with the railroad do not
impact future tenants and homebuyers.
4. Conceptual Land Use Plan
The Joplin Estates Conceptual Land Use Plan responds to site-specific conditions and
environmental constraints as identified in the Development Capability Inventory Analysis
(refer to Exhibit III.C.4: Conceptual Land Use Plan). The plan consists of 185 single-family
residential units on 52 acres of the subject property to be rezoned as R-3.5 (approximately
33.7 acres) and R-6 (approximately 18.3 acres). In total, the overall density for the
proposed residential development is 3.56 homes per acre. Lot sizes may slightly fluctuate
depending upon the future homebuilder, but the minimum lots sizes on the residential
portion of the site are: 4,800 square feet (40’ x 120’) for the R-3.5 area and 6,000 square
feet (50’ x 120’) for the R-6 area. A mix of one- and two-story homes are proposed and
will comply with limits and streetscape variety requirements in Marana’s Residential
Design Standards, which apply to any lot in the development that is 16,000 square feet or
less.
Primary access to the residential units will be provided via an extension of Camino
Benicardo to the north through Linda Vista Village and to the south via a future extension
of Joplin Lane to be determined by the Town of Marana, but ultimately connecting to West
Cortaro Farms Road. At the request of the neighbors to the south/southeast of the
property, a 20-foot gravel driveway has been provided west of lot #134 in the access
easement area so that a secondary access to Linda Vista Boulevard is available through
the proposed subdivision. At the request of the neighboring property owners, we suggest
conditioning this rezoning to prohibit the future Joplin Estates Homeowners Association
(HOA) from installing bollards or other barriers to block this access until such time as an
alternative secondary access is provided to an improved Joplin Lane.
The Joplin Estates rezoning also consists of approximately 17.4 acres of Village
Commercial land uses located adjacent to I-10 and the outlet mall. Primary access to the
proposed commercial uses will be provided via Camino Benicardo. Additional access to
the commercial area may be provided if a future easement can be secured through the
Arizona Board of Regents property. It is envisioned that the uses to develop within the VC
area are those commercial uses typically allowed in the zoning district by the Town of
Marana Land Development Code that are not dependent upon frontage access to sustain
and are complementary to the Tucson Premium Outlet and the surrounding area. All
commercial development will comply with any applicable section of the Town of Marana
Code and Commercial Design standards and will integrate into the area through the use of
appropriate transitions, buffering and screening.
Joplin Estates
Land Use Plan III-62
The proposed development of Joplin Estates sets aside over 30% of the residential portion
of the site as dedicated open space consisting of the drainageway, revegetated open space
and landscape buffers, as well as passive and active recreation (neighborhood park, dog
park and drainageway path); which equates to at least 17.8 acres of the residential
rezoning area. The drainageway, approximately 100 feet wide, serves as a mechanism to
direct flows that traverse the site. This area will be graded for the installation of necessary
soil stabilization mitigation measures and will be naturally revegetated over time. A
minimum 10-foot wide path, constructed to the Town of Marana’s standards, will be
provided on the north side of the drainageway offering residents an open space amenity
and recreational opportunities.
This rezoning proposal will incorporate the practices of low impact development by
grouping residential properties to preserve the site’s natural drainage and establishing an
effective system of detention/retention basins to capture and harvest stormwater runoff.
Moreover, this project will provide landscape buffers and screening to establish a sufficient
transition to the less intensive uses adjacent to the site as well as between the proposed
single-family residences and commercial uses as part of this rezoning.
Joplin Estates
Land Use Plan III-63
Exhibit III.C.4: Conceptual Land Use Plan
Joplin Estates
Land Use Plan III-64
5. Post-Development Topography
Refer to Exhibit III.C.5: Post-Development Grading Plan.
a. Conceptual Land Use Plan Response to Pre-Development Topography
Proposed roads generally follow the existing contours with minimal grading. Existing
low points and drainageways remain in the proposed plan without modifications.
b. Encroachment Areas
There are no existing or proposed slopes of 15% or greater and no encroachments
thereto.
c. Proposed Average Cross Slope
The average post-development cross-slope of the property is approximately 5.57%.
Given this, no allowances are being requested from Title 19 of the Land Development
Code.
The post-development cross slope calculation and values used are as follows:
Cross-slope = (I x L x 0.0023) / A
Where:
I = contour interval (1’)
L = total length of contours (168,407)
0.0023 = conversion of “square feet” into “acres x 100”
A = total site area in acres (69.4)
Cross Slope = (1 x 116,489.64 x 0.0023)
69.4
Average Post-Development Cross Slope = ~ 5.57%
Joplin Estates
Land Use Plan III-65
Exhibit III.C.5: Post-Development Grading Plan
Joplin Estates
Land Use Plan III-66
6. Post-Development Hydrology
This portion of the rezoning document includes predevelopment on-site and off-site
hydrologic characteristics and water resources. Physical Resource Engineering (PRE)
conducted a preliminary drainage assessment for the project site.
Conceptual Land Use Plan Response to Hydrologic Characteristics
The subject property is located within a Critical Basin, and the design will accommodate
that fact. The proposed conditions of the site provide adequate conveyance capacity
for the Cañada Agua 1 Wash discharge of 1,800 cfs, which is proposed to be contained
from the existing migration condition. It will now convey the complete discharge through
the subject site by way of an engineered channel. The flow will then be conveyed under
the proposed N. Joplin Lane realignment by way of concrete box culverts, providing all-
weather access for the proposed subdivision. The combined discharge will exit the
property along the southwestern boundary in generally the same manner as the existing
condition. Based on the engineered grading scheme, all on-site accumulations are
collected and mitigated through various detention basins located throughout the site.
Building pads within the sheet flow areas will be raised by fill to comply wit h Town of
Marana development standards.
Encroachment and Modifications to Drainage Patterns
Encroachment is expected as the site is largely within a sheet-flow condition, with minimal
containment by the numerous braided channels throughout. Providing buildable area
necessitates some encroachment through the use of channelization, allowing for the safe
and efficient collection of the watershed runoff through the site. The encroachment, by
design, is also intended to tie-in to the proposed Red Point Subdivision encroachment,
providing a seamless channelization along the northern boundary of the floodplain.
Proposed development of the site also provides an encroachment that ties-in to the
existing topography outcropping for the upstream extreme of the southern boundary of the
floodplain. The channel will contain the flow through the site, passing it through a culvert,
then providing a fan structure to return the flow to the effective depth and velocity of the
existing condition before it leaves the property. It is anticipated that this drainage scheme
will not adversely impact either upstream nor downstream properties. The estimated 100-
year floodplain is shown on Exhibit III.C.6: Post-Development Hydrology.
It is the intention of the engineer that, during the preparation of the construction documents
of the proposed Joplin Estates residential subdivision, a CLOMR will be prepared in
support of the proposed design and submitted to the Town and FEMA for approval. Upon
completion of the minimum drainage infrastructure a LOMR will be prepared based upon
as-built information and submitted to the Town and FEMA for approval.
Potential Drainage Impacts
It is anticipated that this drainage scheme will not adversely impact either upstream nor
downstream properties.
Erosion mitigation measures such as bank protection and scour walls will be used to
protect building pads and streets where development occurs within erosion hazard areas.
Building pads will be raised on fill to elevate finish floors a minimum of one-foot above the
Joplin Estates
Land Use Plan III-67
100-year peak water-surface elevation. Additional stormwater runoff created by the
proposed development will be collected and mitigated within engineered detention basins
throughout the development. These basins will have sufficient capacity to comply with the
Town of Marana requirements for development.
Conformance with Applicable Pima County Detention/Retention Manual and Town of
Marana Northwest Area Drainage Policy
The proposed project will be designed and built in compliance with the detention/retention
requirements as determined within the “Pima County Regional Flood Control District,
Design Standards for Stormwater Detention and Retention” supplement to Title 16,
Chapter 16.48.
The floodplain and erosion components will be designed and built in compliance with the
Town of Marana ‘Title 17. Land Development. Chapter 17-15. Floodplain and Erosion
Hazard Management Code.’
The proposed Joplin Estates residential subdivision and the commercial property will be
designed by an Arizona registered professional civil engineer per ‘Title 17. Land
Development. Chapter 17-15.E.’
The proposed Joplin Estates residential subdivision and the commercial property shall
provide all weather access in accordance with sub-section 17-15-10 M.
Joplin Estates
Land Use Plan III-68
Exhibit III.C.6.: Post-Development Hydrology
Joplin Estates
Land Use Plan III-69
7. Vegetation
a. Conceptual Land Use Plan Response to Vegetation
The Conceptual Land Use Plan provides more than 30% open space throughout the
project site, which will be used to: 1) facilitate natural vegetation growth in the
drainageway after grading and bank protection is constructed, 2) landscape common
areas and detention basins, 3) support a neighborhood park and dog park, and 4)
landscape right-of-way and buffers. Revegetated open space will feature plant
material that is native to the surrounding desert to provide cohesion with the natural
open space. Sonoran Desert vegetation will be featured prominently throughout the
project site (i.e. Arizona Mesquite, Foothills Palo Verde, Ironwood, Saguaro, Barrel
Cactus, Prickly Pear, Ocotillo, etc.)
b. Title 17.02 Marana Land Development Code
The Conceptual Land Use Plan will comply with the Native Plant Protection
requirements of Title 17.02 of the Land Development Code. This project will likely
utilize the Plant Inventory Methodology to comply with the required Native Plant
Program. The Native Plant Preservation Plan (NPPP) shall be prepared in
accordance with the provisions set forth in the Town of Marana Land Development
Code.
c. Landscape and Buffering
The overall landscape theme for this project will reflect the natural attributes of the
Sonoran Desert and the site’s surrounding environment. Native and desert-adapted
plant materials, as well as regionally appropriate hardscape materials, will be used
within the landscape buffers and common areas.
Landscape buffers are located around the perimeter of the residential portion of the
project. Residential buffer widths vary between 15’ and 60’. All buffers will comply
with Title 17.03 of the Land Development Code. Vegetation sizes and quantities will
be per Title 17.03 of the Land Development Code.
A 5’ screen wall/view fence is proposed along the rear lot line of residential lots. A 5’
decorative perimeter wall is required when residential lots are adjacent to rights-of-
way and common areas. Decorative perimeter walls will incorporate one or more
design treatments. These treatments may consist of staggering, material variations,
the integration of split-faced block or other decorative material, as well as color
variations, or vertical articulation, etc.
Vegetation sizes and quantities will be in accordance with Title 17.03 of the Town of
Marana Land Development Code. As part of the final platting and/or development
plan process, a landscape plan and native plant inventory will be prepared for the
entire site and submitted to the Town of Marana for review to ultimately determine
appropriate plantings and screening as well as to identify the vegetation to be
preserved in-place or transplanted on-site.
Joplin Estates
Land Use Plan III-70
a. Cross Sections
Exhibit III.C.7.d: Landscape Buffer Cross Sections illustrates the proposed landscape
buffers along the perimeter of the property as well as the buffer treatment between
commercial and residential uses.
Joplin Estates
Land Use Plan III-71
Exhibit III.C.7.d: Landscape Buffer Cross Sections
Joplin Estates
Land Use Plan III-72
Exhibit III.C.7.d: Landscape Buffer Cross Sections (continued)
Joplin Estates
Land Use Plan III-73
8. Wildlife
Although there is no Interstate 10 crossing specifically designed for wildlife along the
western border of the rezoning area, the wide drainageway will facilitate species
movement and provide habitat. The drainageway is not a designated wildlife corridor but
the goal is to provide wildlife a somewhat obscured and quiet natural setting to traverse
through Joplin Estates to surrounding open area. The future commercial area encourages
thoughtful site design as well to further direct wildlife away from the interstate and into
vegetated areas. At least 30 days before grading begins, a 100% area survey must be
completed by a qualified wildlife biologist, for the Sonoran Desert Tortoise, with a copy of
the survey form sent to the Town of Marana prior to issuance of a grading permit.
9. Viewsheds
a. Mitigation to Minimize Viewshed Impacts
The property is bordered mostly by vacant land with the exception of unsubdivided
single family residential along the southeastern portions of the southern property line.
The location of the proposed residences are situated such that any views will be
minimally impacted.
b. Areas of High Visibility
The areas of high, medium and low visibility can be seen on Exhibit II.B.10: Visibility.
The visibility of the site was determined during multiple site visits in April and May of
2018. The visibility was determined by viewing the site from off-site vantage points.
The topography of the site is beneficial to the off-site viewsheds onto the property. All
properties north and east of the site will look over the property, thus viewsheds of the
Tortolita Mountains and the distant Tucson Mountains will not be impacted. However,
views from the homes along the southern boundary will be minimally impacted due
to the site’s natural fall in elevation. A substantial landscape buffer that ranges from
35 to 59 feet will be installed to provide visual relief along the southern boundary and
thoughtful placement of the homesite may preserve view corridors of the distant
Tucson Mountains.
Joplin Estates
Land Use Plan III-74
10. Traffic and Circulation
Ingress/egress to the subject property will be provided by the future Camino Benicardo
extension from Linda Vista Road per the Linda Vista Village Plat. Additional access points
are proposed on the eastern and southern boundary should the Town of Marana
determine a suitable alignment from Hartman Road to the subject property and from
Cortaro Road by way of an extension of Camino Benicardo (Joplin Lane). The access
points are located in areas that minimize the impacts to the available right-of-way and road
geometry as well as minimize the traffic impacts on neighboring property owners.
The internal streets are considered public and will be maintained by the Town of Marana.
In the instance that the development becomes gated, the internal roadways shall be
private and maintained by the established homeowner’s association. The proposed
neighborhood streets will be designed and built to comply with the necessary
requirements of a ‘local street’ prescribed by the Town of Marana Subdivision Street
Standards. Camino Benicardo will consist of two vehicular lanes, sidewalks and bike lanes
as a continuation of the proposed cross-section of Linda Vista Village. Sidewalks will be
provided along the remaining internal roadways.
Interstate 10 is immediately west of the site and can be accessed by traveling north on
Camino Benicardo to Linda Vista Boulevard and then west on Linda Vista to Twin Peaks
Road. The on-ramp to Interstate 10 can be accessed after traveling approximately 2,600
feet west on Twin Peaks Road. It is anticipated that the intersection of Linda Vista
Boulevard/ Camino Benicardo and Linda Vista Boulevard/ Marana Center Boulevard will
be signalized as part of the Linda Vista Village development.
M Esparza Engineering, LLC was consulted to determine the traffic impacts of the
proposed rezoning. For the purposes of estimating vehicle trips that are anticipated to be
generated by the proposed single-family residences and commercial development, the
Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 10th Edition was
used. The trip generation associated with the single-family residences was calculated
utilizing the metric provided by the ITE Manual for single-family detached residences
(Land Use Code 210), while the trips associated with the commercial component were
generated utilizing the metric provided by the ITE Manual for shopping centers (Land Use
Code 820) with a floor area ratio of 0.20. The proposed commercial and residential
development is expected to generate approximately 276 AM peak hour trips and 756 PM
peak hour trips. The anticipated total daily trips will equate to approximately 7,422 vehicle
trips per day. The entire traffic study provided by M Esparza Engineering has been
submitted with this rezoning document under a separate cover.
Joplin Estates
Land Use Plan III-75
11. Public Utilities
As shown on Exhibit II.B.3.c: Existing Land Uses, there are three wells, Arizona
Department of Water Resources (ADWR) Registry Identification numbers 804746,
604826 and 618722 located on the site or within 100-feet of the site. It is anticipated that
the two private wells on site will be capped and water supply for the proposed development
will be provided by Marana Water, which has been designated by the ADWR as having
an assured water supply; therefore, water supply is assured. As noted in, Exhibit II.B.14.b:
Water Service Letter, a water service agreement based on approved water plans is
required to establish service to the property. Offsite improvements to connect to the
existing system will need to be considered along with the infrastructure to serve the
proposed development.
The Pima County Regional Wastewater Reclamation Department (RWRD) has indicated
that there is capacity available in the existing 8-inch public sewer line (G-2014-037),
downstream from manhole #2734-20 (See Exhibit II.B.14.a.1: Sewer Map and Exhibit
II.B.14.a.2: Wastewater Capacity Response). Allocation of capacity for this project is made
upon completion of a Type III Capacity Investigation Application and Response.
Southwest Gas Company will provide the subject property with natural gas. Gas lines will
be provided in the public right-of-way through the Linda Vista Village at Cascada
development to the northwest corner of the subject property and extended accordingly
through the site.
Tucson Electric Power will provide electricity to the site via the public right-of-way through
the Linda Vista Village at Cascada development to the northwest and will be extended
accordingly through the property.
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.
12. Public Service Impacts
a. 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 8.6 miles southeast of the project site at 11555 West Civic Center
Drive.
b. Fire Service
Northwest Fire District provides service to properties in the project vicinity; however,
the project site is not currently included within the District’s boundary. Currently, the
closest Northwest Fire District Station (#338) is located at 8475 North Star Grass
Joplin Estates
Land Use Plan III-76
Drive, approximately 1.7 miles southeast of the project site (See Exhibit II.14.c: Public
Facilities).
Before a Certificate of Occupancy can be issued for any dwelling unit on the property,
the Developer shall have completed or shall provide evidence to the Town’s
satisfaction that the Developer has made a diligent effort to complete the process of
having the property annexed into the Northwest Fire District.
See Exhibit II.14.c: Public Facilities.
Joplin Estates
Land Use Plan III-77
c. Schools
It is anticipated that this project will generate approximately 185 single family
residential units. The proposed rezoning is located within the Marana Unified School
District (MUSD).
MUSD provided the following multipliers to use for student enrollment projections.
Elementary: 0.25 students per home (0.25 x 185) = 47 students
Junior High & High School: 0.10 students per home (0.10 x 185) = 19 students
MUSD does not distinguish between different housing community types.
The project site is located within the Marana Unified School District. DeGrazia
Elementary School is located within a one-mile radius of the project site. Rattlesnake
Ridge Elementary School, Coyote Trail Elementary School and Quail Run
Elementary School are located within a 10-mile vicinity of the project site (Refer to
Exhibit II.14.c: Public Facilities). The nearest middle school to the site is Tortolita
Middle School located approximately three (3) miles southeast of the property. The
nearest high school to the site is Mountain View High School which is approximately
3 miles northeast of the property.
See Exhibit II.14.c: Public Facilities.
13. Recreation and Trails
Joplin Estates provides a combination of naturally revegetated open space located in the
drainageway (approximately 6.3 acres) and revegetated open space (approximately 8.9
acres), totaling to 15.2 acres of the site. These elements will facilitate passive recreation
opportunities for the future residents and the surrounding community. In addition to the
naturally revegetated open space in the drainageway and revegetated open space in
common areas, Joplin Estates will provide a path at least 10 feet wide (totaling 24,000
square feet) along the north side of the drainageway that traverses the subject property
as well as a 79,000 square foot neighborhood park and 12,000 square foot dog park
ultimately providing the residential community with 2.6 acres of active recreational
amenities. The proposed path along the drainageway and the sidewalks within the
proposed subdivision will provide additional connectivity to Linda Vista Boulevard and
Town of Marana rights-of-way north of the subject property via path/trail systems proposed
within the Linda Vista Village subdivision. If requested by the Town of Marana, the
drainageway path may be located within an established public trail easement to provide
access to the public and enhance the Town’s trail network. If the Town does not request
the drainageway trail to be located within a public trail easement, the trail shall remain
accessible by the general public.
The purpose of these recreational areas is to provide opportunities for fun and exercise
that improve health and wellness and foster neighborhood interaction while serving
Joplin Estates
Land Use Plan III-78
community members of all ages. The proposed neighborhood park and path along the
drainageway will adhere to the guidelines and park standards set forth by the Town of
Marana’s Parks, Recreation, Trails and Open Space (PRTOS) Master Plan. Although
specific facilities and amenities will not be decided upon until platting, the proposed
neighborhood park will provide residents with a range of recreational activities within
walking distance. Possible amenities may include multi-use fields, courts, play structures,
picnic/ramada space as well as other features outlined in the Town of Marana’s Parks &
Recreation Master Plan. Per the PRTOS Master Plan, on-site motor vehicle parking is an
optional element and not required for neighborhood parks, however there must be
vehicular access from a local street and bicycle parking available.
Exhibit III.C.13.a: Conceptual Neighborhood Park, Exhibit III.C.13.b: Conceptual Dog and
Exhibit III.C.13.c: Conceptual Drainageway Path Cross-Section provide conceptual
renderings of the recreational areas and the amenities intended to be developed in each
respective recreational area.
Joplin Estates
Land Use Plan III-79
Exhibit III.C.13.a: Conceptual Neighborhood Park
Joplin Estates
Land Use Plan III-80
Exhibit III.C.13.b: Conceptual Dog Park
Joplin Estates
Land Use Plan III-81
Exhibit III.C.13.c: Conceptual Drainageway Path Cross-Section
Joplin Estates
Land Use Plan III-82
14. Cultural, Archaeological and Historic Resources
The Arizona State Museum archaeological site database was consulted, which includes
records for previously conducted surveys and previously recorded sites in the project area.
The records search showed that the entire site and portions of the site were surveyed as
part of forty-two (42) previous survey projects conducted within a one-mile radius of the
project area between 1955 and 2014; however, the project area has not been surveyed
in 35 years. According to ASM, seven (7) archaeological sites have been identified within
a one-mile radius of the project area, two of which cross the boundaries of the site. The
ASM recommends that a qualified archaeologist revisit the previously identified sites to
assess their current condition and survey the remainder of the site to identify any other
possible unknown historic sites.
The presence of cultural resources within the project boundaries will necessitate a
Preconstruction Notice to the Army Corps of Engineers. Cultural reports for projects with
a federal nexus are reviewed by the State Historic Preservation Office (SHPO) and the
Town shall be copied on all reports and other information. Approval from the SHPO is
required before issuance of a grading permit. A full cultural resource report will be
submitted during platting and prior to any ground disturbance.
Joplin Estates
Appendices IV-83
Appendices
Joplin Estates
IV-84
A. Bibliography
Aerial Photographs, National Agriculture Imagery Program, 2016.
Town of Marana Land Development Code, Title 8 - General Development Regulations,
revised May 2011.
Town of Marana Land Development Code, Title 6 - Subdivision Requirements, revised
March 2011.
Town of Marana Land Development Code, Title 5 - Zoning, revised May 2011.
Town of Marana General Plan, 2010.
Town of Marana Strategic Plan II, March 2012.
Town of Marana Parks, Recreation, Trails, and Open Space Master Plan, 2010.
FEMA Flood Insurance Rate Map, Pima County, Arizona.
Institute of Transportation Engineers, Trip Generation Manuals, 7th Edition, Volumes 1 &
3, 2003.
MapGuide, Pima County Geographic Information Systems, 2016 and 2017.
Pima Regional Trail System Master Plan, revised May 2012.
Joplin Estates
IV-85
B. Heritage Data Management System (HDMS) Report
Joplin Estates
IV-86
Joplin Estates
IV-87
Joplin Estates
IV-88
Joplin Estates
IV-89
Joplin Estates
IV-90
Joplin Estates
IV-91
Joplin Estates
IV-92
Joplin Estates
IV-93
Joplin Estates
IV-94
Joplin Estates
IV-95
Joplin Estates
IV-96