HomeMy WebLinkAboutStudy Session Agenda Packet 10-08-2019MARANA TOWN COUNCIL
STUDY SESSION
NOTICE AND AGENDA
11555 W. Civic Center Drive, Marana, Arizona 85653
Council Chambers, October 8, 2019, at or after 6:00 PM
Ed Honea, Mayor
Jon Post, Vice Mayor
David Bowen, Council Member
Patti Comerford, Council Member
Herb Kai, Council Member
John Officer, Council Member
Roxanne Ziegler, Council Member
Pursuant to A.R.S. § 38-431.02, notice is hereby given to the members of the Marana
Town Council and to the general public that the Town Council will hold a meeting open
to the public on October 8, 2019, at or after 6:00 PM located in the Council Chambers of
the Marana Municipal Complex, 11555 W. Civic Center Drive, Marana, Arizona.
ACTION MAY BE TAKEN BY THE COUNCIL ON ANY ITEM LISTED ON THIS
AGENDA. Revisions to the agenda can occur up to 24 hours prior to the meeting. Revised
agenda items appear in italics.
The Council Chambers are wheelchair and handicapped accessible. Persons with a
disability may request a reasonable accommodation, such as a sign language interpreter,
by contacting the Town Clerk at (520) 382-1999. Requests should be made as early as
possible to arrange the accommodation.
This Notice and Agenda posted no later than 24 hours prior to the meeting at the Marana
Municipal Complex, 11555 W. Civic Center Drive, the Marana Operations Center, 5100
W. Ina Road, and at www.maranaaz.gov under Agendas and Minutes.
CALL TO ORDER AND ROLL CALL
PLEDGE OF ALLEGIANCE/INVOCATION/MOMENT OF SILENCE
APPROVAL OF AGENDA
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DISCUSSION/DIRECTION/POSSIBLE ACTION
D1 Relating to the Police Department; Presentation regarding the Marana Police
Department's award of full accreditation through the Arizona Association of the
Chiefs of Police (AACOP) Arizona Law Enforcement Accreditation Program
(ALEAP) (Terry S. Rozema)
D2 Relating to Development; discussion and direction concerning a proposed draft
intergovernmental agreement with the State of Arizona, by and through the
Arizona State Land Department, addressing the proposed rezoning of an
approximately 8,032-acre area of State Land along the Tangerine Road Corridor
and the proposed auction of an approximately 2,766-acre Reconfigured Tortolita
Preserve (Frank Cassidy)
D3 Relating to Development; a presentation and possible direction on comments
received in the 60-day statutory review period of the Make Marana 2040
General Plan (Jason Angell)
EXECUTIVE SESSIONS
Pursuant to A.R.S. § 38-431.03, the Town Council may vote to go into executive session,
which will not be open to the public, to discuss certain matters.
E1 Executive Session pursuant to A.R.S. §38-431.03 (A), Council may ask for
discussion or consideration, or consultation with designated Town
representatives, or consultation for legal advice with the Town Attorney,
concerning any matter listed on this agenda for any of the reasons listed in
A.R.S. §38-431.03 (A).
FUTURE AGENDA ITEMS
Notwithstanding the mayor’s discretion regarding the items to be placed on the
agenda, if three or more Council members request that an item be placed on the
agenda, it must be placed on the agenda for the second regular Town Council
meeting after the date of the request, pursuant to Marana Town Code Section
2-4-2(B).
ADJOURNMENT
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Council-Study Session D1
Meeting Date:10/08/2019
To:Mayor and Council
Submitted For:Terry Rozema, Police Chief
From:Jennifer Mangialardi, Executive Assistant
Date:October 8, 2019
Strategic Plan Focus Area:
Community
Strategic Plan Focus Area Additional Info:
PRINCIPLE STATEMENT 1: WE WILL MAINTAIN A SAFE AND WELL-MANAGED
COMMUNITY.
1. Achieve Accreditation for the Marana Police Department through the Arizona
Association of Chiefs of Police State Accreditation Program.
Subject:Relating to the Police Department; Presentation regarding the Marana
Police Department's award of full accreditation through the Arizona
Association of the Chiefs of Police (AACOP) Arizona Law Enforcement
Accreditation Program (ALEAP) (Terry S. Rozema)
Discussion:
The Arizona Association of Chiefs of Police (AACOP) Arizona Law Enforcement
Accreditation Program (ALEAP) is intended to provide law enforcement agencies in the
state with an avenue for demonstrating that they meet commonly accepted best
practices and industry standards for efficient, effective, productive and quality
operations. Accreditation status represents a significant professional achievement.
Accreditation acknowledges the implementation of policies and procedures that are
conceptually sound and operationally effective. Chief Terry Rozema will present to
Council regarding the benefits of police accreditation, the process of applying for and
obtaining accreditation, the findings following an on-site assessment and hearing, and
what accreditation means for the future of the Marana Police Department.
Staff Recommendation:
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Presentation Only
Suggested Motion:
Presentation Only
Attachments
ALEAP City Council Presentation
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Arizona Law Enforcement
Accreditation Program
Chief Terry S. Rozema –Marana, Arizona
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2
The program is designed with consideration for the following goals:
To establish and maintain standards that represent current
professional law enforcement best practices;
To increase effectiveness and efficiency in the delivery of law
enforcement services;
To establish standards that address and reduce liability for the agency
and its members.
What is Accreditation?
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3
What is Accreditation?
A systematic method of conducting a detailed internal review of law
enforcement agencies policies, procedures, training and operations to
ensure they meet the Best Practices of the accrediting body.
A voluntary program to provide public and professional recognition
for those agencies who prove to independent assessors that they meet
those standards.
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4
What are the Goals of Accreditation?
•Recognition of Excellence.
•To formalize essential management procedure for greater
accountability.
•To establish fair and non-discriminatory personnel practices.
•To improve service delivery.
•To improve staff confidence in the agency and build community
TRUST and confidence in the agency.
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5
Benefits of Accreditation
•Objective, outside stamp of approval earned through diligent internal and then
external evaluation based on the Standards.
•Potential Decrease litigation and exposure due to subscribing to Best Practices.
•Continuous self assessment of the agency.
•Enhanced knowledge of written directives.
•Broaden employee perspective.
•Public confidence, increased effectiveness, credibility in government.
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6
Why Seek Accreditation ?
Accredited status represents a significant professional achievement.
Accreditation acknowledges the implementation of sound written
directives that are conceptually and operationally effective.
Requires constant review and updating of those written directives.
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7
Governing Body
This is a State of Arizona Accreditation Program. The program has been
implemented by the Arizona Association of Chiefs of Police (AACOP).
The actual Accrediting body will be the Arizona Law Enforcement
Accreditation Commission (ALEAC).
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8
Process for Accreditation
The Application Phase
Application, Fee
The Self-Assessment Phase -(Up to 24 months)
Standard Compliance, Directives, Proofs, Mock
The On-site Assessment Phase
Two Assessors, Two days, Verbal, Written Report
The Commission Review/Decision Phase
Award
The Maintaining Compliance and Re-accreditation Phase
Annual Reports
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9
What are the Standards for Accreditation?
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10
Standards for Accreditation
The standards were approved by the AACOP Executive Board and
any changes in the future will first be heard by the Accreditation
Commission and recommended to the AACOP Executive Board for
final approval..
Based primarily on state and national professional standards, best
practices and Arizona statutory and regulatory law.
Agencies must meet ALL 174 standards unless they are N/A (not
applicable), as granted by the Program Manager.
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11
Questions?
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Council-Study Session D2
Meeting Date:10/08/2019
To:Mayor and Council
From:Frank Cassidy, Town Attorney
Date:October 8, 2019
Strategic Plan Focus Area:
Commerce, Community
Strategic Plan Focus Area Additional Info:
Commerce Principle Statement 2: We will seek and retain diverse industries and
commerce.
Goal 1: Implement the 2017 economic development strategic plan.
Community Principle Statement 1: We will maintain a safe and well-managed
community.
Goal 5: Implement a financially viable solution for the Tortolita Preserve State Land
lease.
Subject:Relating to Development; discussion and direction concerning a proposed draft
intergovernmental agreement with the State of Arizona, by and through the
Arizona State Land Department, addressing the proposed rezoning of an
approximately 8,032-acre area of State Land along the Tangerine Road Corridor
and the proposed auction of an approximately 2,766-acre Reconfigured
Tortolita Preserve (Frank Cassidy)
Discussion:
The Town of Marana is the lessee of a 99-year lease of the Tortolita Preserve, an
approximately 2,400-acre panhandle-shaped area generally bordered on the south by the
Moore Road alignment and on the north by the western peninsula of Dove Mountain.
The lease ends in the year 2099. The annual lease payment due in October 2019 is
$574,992. Lease payments increase every five years by the higher of 10% or the
Consumer Price Index. Consequently, the final year's lease payment will be at least
$2,642,073.
Subject to any new legal requirements implemented in the meantime, when the Tortolita
Preserve lease ends in 2099, the Arizona State Land Department (ASLD) will be able to
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Preserve lease ends in 2099, the Arizona State Land Department (ASLD) will be able to
sell the property at auction to the highest bidder for development.
For many years, the Town has sought to persuade ASLD to auction the Tortolita
Preserve, to allow the Town to establish it as a permanent preserve. ASLD is only
willing to auction the Tortolita Preserve as an element of the zoning entitlement of other
surrounding ASLD holdings located on both sides of Tangerine Road between I-10 and
Twin Peaks/Dove Mountain Boulevard. Both of these efforts are consistent with the
Town's long-term goals: Implementing a viable financial solution for Tortolita Preserve
is a goal of the Town of Marana's Strategic Plan; identifying, preserving, and
extending wildlife corridors is a goal of the Town's General Plan; and development of
the Tangerine Road Corridor is a goal of the Town of Marana's Economic Development
Strategic Plan.
The purpose of tonight's study session is to discuss the proposed terms of an
intergovernmental agreement (IGA) that would provide a roadmap for development of
the Tangerine Road Corridor and replacement of the Tortolita Preserve lease with a
permanently established Reconfigured Tortolita Preserve. Subject to Council's comments
and feedback, key elements of the IGA are expected to include:
Rezoning about 8,032 acres of State Land, including the Tortolita Preserve
Imposing open space zoning on about 2,766 acres, including areas bordering
Dove Mountain and habitat-rich wildlife corridors -- the "Reconfigured
Tortolita Preserve"
Granting zoning entitlements on the balance of the property (specifics to be
presented in a specific plan to be submitted by ASLD after approval of the IGA)
Waiving Town of Marana zoning application and review fees
Bringing forward a development agreement, addressing
Formation of one or more community facilities districts or other similar
financing methods, to finance the construction of major infrastructure
The sequence of development
The phasing of public infrastructure improvements needed for development of
the property
Provisions to identify, construct, and revegetate transportation and utility
crossings of the Reconfigured Tortolita Preserve
Any necessary and agreed-upon terms governing the Town's application to
purchase the Reconfigured Tortolita Preserve
Post-rezoning auction of the Reconfigured Tortolita Preserve with a minimum bid
set at the larger of:
The present value of the leased fee interest in the Tortolita Preserve based on
scheduled rents under the existing 99-year lease; or
The independently appraised value of the Reconfigured Tortolita Preserve
(with the assumption that the land is to be used for its highest and best use,
taking into consideration the open space restrictions resulting from the ASLD
Rezoning), subject to other statutory requirements
Cancellation of the 99-year Tortolita Preserve lease upon the successful auction of
the Reconfigured Tortolita Preserve
As part of its negotiations with ASLD, the Town of Marana commissioned a 2014
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appraisal, which determined:
The appraised value of the 2,400-acre Tortolita Preserve without open space zoning
restrictions: $17,800,000
1.
The present value as of 2014 of the leased fee interest in the Tortolita Preserve based
on scheduled rents under the 99-year lease: $16,530,000
2.
Staff Recommendation:
Council's pleasure.
Suggested Motion:
Council's pleasure.
Attachments
ASLD Tangerine Corridor and Preserve
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ASLD Tangerine Corridor Rezoning &
Reconfigured Tortolita Preserve
October 8, 2019 Marana Town Council Study Session
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Existing Tortolita Preserve lease
▪2,399 acres
▪99 Year Lease
▪Began 10/25/2000
▪Ends 10/24/2099
▪Year 1: $432,000
▪At least 10% increase
every 5 yrs
▪2019: $574,992
▪Year 99: At least
$2,642,073
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Overview of discussion over the years
•Since 2011: Marana seeks to buy out the Tortolita Preserve lease
•2016-present: ASLD will only auction the Tortolita Preserve if other
surrounding ASLD land benefits from the sale
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Town of Marana strategic goals
The Town of Marana's strategic goals include:
•Implementing a viable financial solution for Tortolita Preserve
–Strategic Plan Four, Community Principle Statement 1, Goal 5
•Development of the Tangerine Road Corridor
–Strategic Plan Four, Commerce Principle Statement 2, Goal 1
–Economic Development Strategic Plan
•Identify and protect areas with significant wildlife habitat
–2010 Marana General Plan Goals, Policies, and Actions, Goal 1.b.
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Key steps
•New IGA
–Spells out rezoning and auction process
–Waives rezoning fees
–Sets the minimum bid for auction of the Reconfigured Tortolita Preserve
at the higher of:
•The fair market value of the Reconfigured Tortolita Preserve
•The net present value of the leased fee interest in the existing
Tortolita Preserve based on scheduled rents under the 99-year lease
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Key steps
•ASLD Tangerine Rezoning
–±8,032 acres along the Tangerine Road Corridor from Agricultural (AG)
and Zone C –Large Lot Zone to Specific Plan:
•±2,766 acres of open space zoning , including areas bordering Dove
Mountain and habitat-rich wildlife corridors—the “Reconfigured
Tortolita Preserve”
•Zoning entitlements on the balance of the property—the specifics to
be included in the specific plan to be submitted by ASLD after
approval of the IGA
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Key steps
•Auction of the Reconfigured Tortolita Preserve
–Auction occurs after completion of the ASLD Tangerine Rezoning
–Establishes a permanent Reconfigured Tortolita Preserve with wildlife
corridors extending all the way through and to the edges of State Land
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ASLD Rezoning (white border, ±8,032 ac)
Existing Tortolita Preserve (green cross-hatch, ±2400 ac)
& Reconfigured Tortolita Preserve (solid green, ±2766 ac)
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Council-Study Session D3
Meeting Date:10/08/2019
To:Mayor and Council
From:Jason Angell, Development Services Director
Date:October 8, 2019
Strategic Plan Focus Area:
Commerce, Community, Heritage, Recreation, Progress & Innovation
Subject:Relating to Development; a presentation and possible direction on comments
received in the 60-day statutory review period of the Make Marana 2040
General Plan (Jason Angell)
Discussion:
The 60-day statutory review period for the Make Marana 2040 General Plan began on
July 29, 2019 and concluded on September 27, 2019. Town staff and Matrix Design
Group have worked together to ensure all comments received were recorded in the
project comment tracker (copy attached). Staff will present a summary of the comments
that have been received to date and discuss possible changes to the Plan prior to public
hearings.
Staff Recommendation:
Council's pleasure.
Suggested Motion:
Council's pleasure.
Attachments
GP 60-day Comments
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Southern Arizona
Home Builders
Association
2840 N. Country Club Rd.
Tucson, AZ 85716
P: 520.795.5114
F: 520.326.8665
www.sahba.org
President
David M. Godlewski
2019 Executive Officers
Chairman
Tim Staring
TRS Custom Builders
1st Vice Chairman
John Ward
Urban Moment
2nd Vice Chairman
Tom Gansheimer
Lennar Homes
Secretary/Treasurer
Ginger Kneup
Bright Future Real Estate
Research, LLC
Immediate Past Chair
Brent Davis
DR Horton
SENT VIA ELECTRONIC MAIL
October 2, 2019
Jason Angell
Planning Department
Town of Marana
11555 W. Civic Center Drive
Marana, AZ 85653
RE: Marana 2040 General Plan Comments
Dear Mr. Angell,
Thank you for the opportunity to comment on the Marana 2040 General Plan. SAHBA
looks forward to the continued refinement of the General Plan to facilitate the
continued growth and economic vitality of Marana.
SAHBA shares the values of job creation, economic development, safe communities,
maintaining a high quality of life, etc. discussed throughout the Plan. The critical role
housing and homeownership plays in successfully obtaining many of these shared
values cannot be overstated. As such, a General Plan which understands and promotes
homeownership and housing affordability in Marana will contribute greatly to ensuring
many of these community values are indeed realized.
It is imperative the General Plan recognize the role housing will play in the Town’s future
success but also that the Plan does not unnecessarily add regulatory barriers or
increased costs.
SAHBA offers the following comments for your consideration:
General Comments:
1. SAHBA believes a diverse, affordable housing stock is a critical component to
promoting business expansion and retention as well as recruiting and maintaining
a young, educated work force. Policies need added or amended that
acknowledge Marana’s housing market is price sensitive and the 2040 General
Plan should not create additional regulatory constraints or add unnecessary costs
that would hinder the Town’s ability to provide a diverse, affordable housing
stock. We expect this to be considered and further integrated where possible in
the final document.
Specific Comments:
2. Goal BE 6-2: Institutional uses, civic uses, public spaces, and open spaces
do not need to be centrally located to be walkable. Also, if retail is not easily
accessible via other modes (car, transit, etc.) it will not be viable.
3. Goal BE 8: Careful consideration needs to be implemented here as requiring
enhanced architectural design, site enhancements, landscape to increase
compatibility with adjacent existing or planned land uses can make this type
of development cost prohibitive. Request adding “When economically
feasible.”
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4. Policy BE 8-4: This policy should acknowledge the potential for increased cost and not be at the
expense of other policies which promote an affordable and diverse housing choice.
5. Policy BE 11-4: Developers and engineers must adhere to the development standards imposed by
the town which provide max slope street requirements. Developers and Engineers do their best to
limit the grading needed for residential projects.
6. Policy BE 11-5: We support increased flexibility in lot size variations which facilitate ALL forms of
community desired open space. What is the intent of limiting it to natural open space?
7. Policy BE 15-6: What statistical proof or analysis does the town use to determine if development
growth does not pay its fair share?
8. Policy BE 18-6: Must recognize cost constraints of local housing market. Suggest adding “when
economically feasible.”
9. Policy BE 19-4: How is “major developments” defined? Clarification needed if this requirement is
intended to impact residential development.
10. Policy BE 21-2: Is redundant to BE 20-5.
11. Goal BE 24: Request adding “When economically feasible” and recognize the role of development
community stakeholders in any update process.
12. Policy BE 25-9: Request adding “when economically feasible.”
13. Goal BE 28: Efforts to force, dictate, or impose design requirements and elements that include
material quality or quantities will only backfire. Builders study extensively what homebuyers want.
Marana homebuyers should be given consumer choice. The Town should acknowledge, respect
and encourage market forces for all future Town development.
14. Policy Be 28-3&4: Lack of variety is less from ineffective ‘architectural variation’ requirements and
more from size/type variations. We suggest “engaging the building/development community to
revisit existing standards” to meet the intent of this policy.
15. The industry supports a mixture of density and lot size but believe the Town should encourage
through the General Plan additional lot types such as rear loaded, clusters, zero lot lines, and
condos to best ensure diverse housing types. (BE 29-1, BE 29-2, BE 29-3)
16. Energy efficiency is an important issue for our community. Home builders have taken the lead on
this issue in Southern Arizona. Homes built today are incredibly energy efficient and most builders
already exceed IBC/IECC requirements on their own accord. Offering incentives will best achieve
additional energy efficiency. While the market and codes will drive further efficiencies, we believe
the Town must complete a cost/benefit analysis to determine specific impacts of any energy
regulation it is proposing before any additional requirements are imposed. (RS 14-3, RS14-4)
SAHBA supports Town efforts to provide a diverse, affordable housing stock which will help maintain Marana as
a regional leader. A collaborative effort between the Town and industry stakeholders will best ensure many of
these policies and goals are accomplished while balancing the diverse and affordable housing needs of the
community.
SAHBA is confident many of the policies and goals outlined in the Marana 2040 General Plan are reasonable and
obtainable. We look forward to assisting the Town in incorporating our recommendations above and in advancing
our shared values while creating a healthy, vibrant economy necessary to all our continued success.
Thank you for consideration.
Shawn Cote
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Town of Oro Valley
September 25, 2019
Cynthia Ross
Town of Marana
11555 W. Civic Center Dr.
Marana, AZ 85653
cross@maranaaz.gov
Re: Marana Draft General Plan Feedback
Dear Ms. Ross,
Please see the Town of Oro Valley’s comments regarding Marana’s Draft General Plan update below.
These comments have also been uploaded on the corresponding website as directed by the Town of
Marana.
Overall Comments:
1. The plan includes a variety of aspects and is well laid out. Specifically, the definition
differentiating between General Open Space and Natural/Undisturbed Open Space was done
well.
2. There is no mention of aquatics/pools. As we understand, Marana’s Parks and Recreation
Department has had a focus on updating the pool at Ora Mae Harn Park. If that is still a strategic
goal it should be included in this plan.
3. Marana has a similar view and track record of street maintenance as Oro Valley; to maintain good
road surface conditions. However, it is not clearly stated within this document.
4. The water resource utilization strategy complies with Arizona State Law and therefore our Water
Utility has no comments.
5. Marana has several policies and actions related to economic development with regard to
collaborating with regional partners (i.e. Sun Corridor, University of Arizona). However, the Town
should consider adding partnerships with local jurisdictions to share resources, marketing and
tourism, and business intelligence (includes a clearing house for leads and opportunities) to
create a stronger regional message and brand.
Page Specific Comments:
6. Page 2-22: The Future Circulation Plan
a. The figure depicts future roadways deviating from the N-S/E-W urban grid system.
Although in the short run, a more efficient design is to follow both terrain and present land
development planning today; it will be regionally detrimental in the future. Presently the
northern Tucson urban transportation corridors are impacted by the Tortolita Mountain
Range. As such, future northward expansion should anticipate the future urbanization
and need for multiple north/south corridors. This is presently a problem on the east side
of the Tortolitas in Oro Valley. Rancho Vistoso was developed much like this plan
depicts, off the corridor grid system with no accommodations for northern corridors. And
as such has caused a singular means of north/south connectivity around the east side of
the Tortolitas, which is Oracle Road and its overloaded today. Perpetuating this type of
design will exacerbate the funneling of all northern Tucson traffic into two existing
corridors (I-10 & Oracle Rd.), which is inadequate.
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7. Page 2-23: Bicycling and Pedestrian Network
a. The introduction paragraph mentions a multi-use lane, bike lane, paved shoulder, and
shared use path. However, none of these are listed in the glossary of terms so the reader
does not have an understanding of how they are different and when to implement one vs
the other. Please consider adding these terms to the glossary.
8. Page 2-24: Bikeways Figure
a. Similar to the previous comment, this page makes mention of a striped shoulder bike
route. We don’t know what them means and what the difference is between this and a
bike line or a shared use path.
9. Page 2-26: Transit Figure
a. It does not appear that the Sun Shuttle service includes all of the jurisdictional limits of
Marana. As a 20 year plan and in conjunction of a possible RTA continuation, we suggest
Marana considers future expansion of this service be a goal throughout the entire Town.
10. Page 2-32: Public Services and Facilities Figure
a. The legend shows a Senior Center as a public facility. However, on page 2-34 it is
referred to as the Marana Community Center. As such, it is unclear if these are the same
facilities or two different ones.
11. Page 2-46/47: Goal BE-20: The transportation system in Marana is properly planned, funded,
constructed, and maintained.
a. There is no direct mention of pavement preservation nor was a goal set OCI. This can
have an effect on Goal BE-18/Policy BE18-5, as LOS can diminish due to worsening road
conditions. More importantly to Oro Valley, lack of maintenance of north/south corridors
could push additional traffic on to Oro Valley maintained roads such as La Cholla.
b. There is no mention of support for a future continuation of the RTA. The Town of Oro
Valley included such support within our latest Strategic Plan. And more support will help
the issue progress forward, which will benefit the entire Tucson region.
12. Page 2-49/50: Goal BE 25-2: Bicycle facilities are planned, designed, and integrated into a
connected multi-modal transportation network.
a. The policies mention multi-use path and multipurpose trails. Again, not included in the
glossary of terms. The Town suggests Marana better defines and be consistent with path
terms and add them to the glossary.
b. Specifically, Policy BE 25-5 is to partner regionally for platinum status. There had been
discussion of agencies branching off an applying on their own. Just want to be sure
Marana is solid with regional partnering.
13. Page 2-50: Goal BE-26: The bicycle system in Marana is safe, connects areas of community
activity, and promotes recreation
a. Policies 26-3 and 26-4 mentions different pathways and paved shoulders. As previously
stated, the Town of Marana may want to consider adding these terms to the glossary.
Thank you for the time to review and provide feedback on the Draft General Plan. Again, these comments
have also been uploaded to the corresponding website, as requested. If you have any questions about
our comments, please feel free to contact me and I will direct you to the appropriate staff member.
Best regards,
Milini Simms
Principal Planner
520.229.4836
msimms@orovalleyaz.gov
Marana Study Session Council Meeting 10/08/2019 Page 34 of 88
September 27, 2019 SENT VIA EMAIL
Jason Angell
Development Services Director
Planning Department
Town of Marana
Marana, AZ 85653
Subject: Make Marana 2040 General Plan Update – Pima County Public Works Comments
Dear Jason:
Thank you for the opportunity to review and comment on the Town of Marana General Plan
Update, Make Marana 2040. Comments from the Development Services Department and the
Office of Sustainability and Conservation are below (Regional Flood Control District submitted
comments separately; Regional Wastewater Reclamation Department had no comments):
Administrative Comments
iii: Acre definition = 43,460 SF – should be 43,560 SF
iv: Definition of Conservation should be expanded to include consideration for both natural and
cultural resources
vii: Invasive species – see comments under Conservation section (p. 4-17)
vii: LID is usually paired with Green Infrastructure
ix: Would Quality of Life also include economic or fiscal functionality?
x: Specific Area Plan: how does this compare to / differ from Master Plan / Specific Plan?
1-2: Long-Range. A general plans provides guidance… should be plan?
2-2: The Transportation Element consolidates the Transportation Element and Bicycling
Element… should be Circulation?
2-11 (CIP): This financial plan is a living document and it is contagiously updated… should be
continuously?
2-11 (DIF): Water Resource’s Development Fee… not possessive?
2-18 (RPZ): …congregations of people and wildlife. Should be livestock?
2-42: add National Park Service specifically as one of public land agencies? Saguaro NP is the
closest Federal land manager to Marana
Marana Study Session Council Meeting 10/08/2019 Page 35 of 88
Built Environment Comments
Downtown Marana: the Land Use Element lists Downtown Marana (p. 2-4), as well as other
sections of the plan, with a policy (BE 9-1) to draft and implement a Specific Area Plan for the
area. With the exception of showing the location of the municipal complex (Figure 2-9), there is
no area shown for where the proposed downtown might be located (it may be difficult to map /
plan for atop existing master planned areas).
Airports: Figure 2-3, the 2040 Future Land Use (p. 2-14), shows Runway Protection Zones for
SBAH and Marana Regional Airport (MRA) and Approach Restriction Areas for MRA only. Table
2-2, Future Land Use Category Designations lists the Airport (A) designation (p. 2-18) to cover
both airports with the Runway Protection Zone and 65 Day-Night Average Sound Level (DNL)
overlays – is the latter analogous to the mapped Approach Restriction Area for MRA (and is
missing for Pinal Airpark)?
Silverbell Army Heliport (SBAH): The SBAH section (p. 2-5) states that Pinal County is conducting
a Joint Land Use Study (JLUS) to protect the base mission and promote compatible land use,
planned to be completed by December 2019 – is there a plan to incorporate JLUS
recommendations into the general plan? Figure 2-1 (p. 2-7) displays Military Compatibility Areas,
with primary and night training areas generally to the northwest. The proposed Traditional
Neighborhood land use area southeast of Interstate 10 and Sasco Road in the Northwest Growth
Area (Red Rock) would likely be affected by flight operations, especially at night – this may not
be an appropriate region in which to promote Traditional Neighborhood land use.
Growth: This section (p. 2-6) states that growth policy, land use planning and capital
improvements can guide development to areas suitable for development with existing
infrastructure and public services, to encourage organic and natural growth – the central Areas of
Activity would be supported by this type of growth. We would argue that many of the Growth
Areas, but namely the Northwest and Northeast nodes depicted on Figures 2-1 and 2-2 and those
areas along the Santa Cruz River corridor, are unnecessary targets for development, especially
for Employment (Figure 2-3). Further, some of this acreage might be classified as “development
in remote areas that would require significant infrastructure extensions” (p. 2-6) which the plan
seeks to discourage and should not be targeted as Areas of Activity in the MPA as described.
For example, the transportation networks that are planned for the Tortolita Mountain area and
near Picacho Peak State Park will disrupt fragile ecosystems and destroy unknown numbers of
cultural resources, as well as natural resources. The location of the Marana Mound community
along the western flanks of the Tortolitas purportedly covers nearly 56 square miles. Its existence
is altogether ignored in this element of the plan, rather, this area is targeted for future Master
Planning and the continuation of residential developments. The effects of developing these areas
specifically are not discussed in the general plan and the effects of resource loss due to the
implementation of past planning in the same fragile areas is not adequately weighed.
We acknowledge areas to address our concerns if best practices are adopted in implementing
the policies associated with various land use goals. Extending Policy BE 13Ǧ3 and similar planning
initiatives to Pima County is preferred.
Marana Study Session Council Meeting 10/08/2019 Page 36 of 88
Additionally, as part of the County’s long-standing interest and investment in open space
conservation, we have purchased tens of thousands of acres of open space lands across the
region and recorded restrictive covenants to ensure their conservation in perpetuity. Many of
these Preserves have been identified as potential mitigation under our federally approved Multi-
Species Conservation Plan (MSCP) and have been placed under a restrictive covenant that
includes heightened restrictions to preserve their high biological value.
The following Preserves appear to fall within the Town’s “Growth Areas” as identified in Figure 2-
2. We ask that the Town consider the integrity of these Preserves as they plan for future growth
in and around these areas:
x “Lower Santa Cruz Replenishment” Preserve Complex: both County-owned parcels (215-04-
001V, 215-03-011C) have been placed under the MSCP Restrictive Covenant; these appear
to be within Municipal Airport/Southwest Growth Areas;
x Avra Valley - I-10 wildlife corridor; Los Morteros: Most of the parcels in this preserve complex
have been placed under the MSCP Restrictive Covenant; these are within Southeast Growth
Area
x Cortaro Hartman Preserve: three identified parcels (221-06-0230, 221-06-0240, 221-06-0260)
have been placed under the MSCP Restrictive Covenant; these are within the Southeast
Growth Area
In addition to the Preserves that have restrictive covenants, the County owns numerous other
lands within the Town’s MPA that have been set aside for conservation purposes. We ask that
Marana also consider these lands when planning for future development in nearby areas and take
steps to retain their natural open space character.
Sensitivity to the Natural Environment: We strongly support the Town’s intention to “carefully
consider and mitigate impacts to the natural environment, including wildlife corridors that connect
the Tortolita Mountains with the Saguaro National Park (West), riparian areas along the Santa
Cruz River, and other sensitive areas. Improvements roadways to crossing wildlife corridors,
including Tangerine Road and a planned extension of Avra Valley Road/Lambert Lane, will need
to incorporate gradeǦseparated wildlife crossings and fencing” (p. 2-29; also Figure 2-4, p. 2-22).
We ask that the Town include these same considerations for other transportation system
improvements as reflected in Figure 2-4, particularly the Marana Proposed Connector, which
would connect the proposed Interstate 11 to I-10. This connector has the potential for significant
and detrimental impacts on wildlife connectivity in the area west of I-10, as it will cut across
Coyote-Ironwood-Tucson Wildlife Linkage and the Santa Cruz River Riparian/Wash Wildlife
Movement Area. It also has the potential to impact other identified wildlife linkages west of
proposed connector, including the Brawley Wash Movement Area as well as the Blanco Wash
Wildlife Movement Area, which falls just west of the MPA boundary (AGFD 2009-2013).
Policy BE 22-2: When assessing the feasibility of incorporating wildlife crossing structures into
roadway design, it is critical that those opportunities are identified as early in the planning process
as possible. It can save significant time and money to ensure roadways are designed with this
consideration in mind from the outset.
Marana Study Session Council Meeting 10/08/2019 Page 37 of 88
In light of this, we suggest adding the words “as early in the planning process as possible” to the
end of this policy statement. We also encourage the Town to consider, as it has for many issues,
partnering with Pima County and other regional stakeholders on these efforts as well as efforts to
identify funding for the implementation of wildlife crossing infrastructure.
People and Community Comments
Policy PC 27-1: We encourage the Town to develop and adopt a Cultural Resources Master Plan,
building upon existing studies and understanding the co-occurrence of nonrenewable cultural
resources and areas of high biodiversity.
Policy PC 28-3: We appreciate the intention of this policy and associated goal to protect Marana
Mound. In implementing policies proposed in the land use element related to Master Planning
and Transportation, Policy PC 28-3 and related environmental policies should be carefully
considered first.
Resources and Sustainability Element Comments
General comment: Issues regarding sustainability, climate change mitigation and climate change
adaptation are inadequately addressed, not addressed at all, or contradictory to other
components of the plan. We argue that these considerations are imperative for promoting
community health, economic development and environmental protection.
Open Space Element: We appreciate the Town’s statement that, “New development east of
Interstate 10 and north of Tangerine Road, should be sensitively planned and designed to be
integrated with the natural environment” (p. 4-3). These considerations should be encouraged for
all new development, including development west of Interstate 10, especially in light of the
numerous identified wildlife linkages that are located west of I-10 as discussed below.
Open Space: Figure 4.1 displays open space in Marana (p. 4-4), to include existing, committed
and future trails. Marana’s trail system could provide a more comprehensive and expansive trail
network if it includes regional trails (those in the Pima Regional Trail System Master Plan-2015)
or trails of national significance (Juan Bautista de Anza National Historic Trail).
Conservation: Invasive Species (p. 4-17) are generally those species that have a propensity to
colonize areas, especially post-disturbance, and could be native (creosote bush, desert broom,
willow and cottonwood) or non-native (buffel grass, Bermuda grass, tamarisk). A species is most
problematic when it is exotic, introduced or non-indigenous and invasive. (Also in Definitions, p.
vii).
Energy Efficiency: The plan states there is an 80-acre utility-scale solar array on Avra Valley Road
(p. 4-18). Any thought about general discussion about areas / zones in Marana where utility-scale
solar facilities would be permitted?
Marana Study Session Council Meeting 10/08/2019 Page 38 of 88
Policy RS 2-1: We strongly agree with the Town’s intention to “encourage developers to maintain
open space, view corridors, and wildlife connectivity in new development to ensure development
does not block wildlife crossings and their connecting corridors.” As part of this effort, the Town
should first ensure that planning and zoning designations in and around identified wildlife linkages
are compatible and do not encourage development types and densities that could compromise
the functionality of open spaces and wildlife connectivity.
For example, the El Rio Preserve, which the Town considers a “critical connection for wildlife,” (p.
4-7) and the Avra Valley - I-10 wildlife corridor (discussed in more detail below) appears to be
included within the Southeast Growth Area, as illustrated in Figure 2-2. According to Figure 2-3,
future land uses in the area surrounding the preserve include some low density and open space
which is generally compatible with wildlife movement, but land uses also include “Employment,”
which may not be compatible. Planning and zoning designations that consider important natural
open space areas and wildlife linkages and allow only compatible development in and adjacent
to these areas is the Town’s best opportunity to preserve natural open space and maintain wildlife
connectivity.
Policy RS 2-2: As part of this policy to “establish guidelines for buffering open spaces from
development,” the Town should consider guidelines that address indirect impacts to wildlife
movement corridors that result from adjacent human activities. For example, nighttime lighting
and noise can undermine the functionality of wildlife movement areas by unintentionally
discouraging wildlife from using these areas. Measures such as restricting adjacent nighttime
lighting from encroaching into natural areas, limiting adjacent business hours to daytime hours to
limit nighttime noise, restricting types and locations of fencing to avoid blocking wildlife movement,
and locating roads and other ancillary infrastructure for adjacent developments as far away from
natural areas as possible can greatly benefit the functionality of wildlife movement areas.
Policy RS 2-3: We are pleased that the Town intends to “coordinate with regional agencies and
neighboring jurisdictions to establish and manage open space and incorporate conservation
measures into future longǦrange planning efforts.” The County’s twenty-year efforts to develop
our award-winning Sonoran Desert Conservation Plan (SDCP) produced hundreds of scientific
studies and reports on this region’s abundant natural resources. We strongly encourage the Town
to make use of this work in its own efforts to develop an “Open Space and Wildlife Conservation
Master Plan.” Specifically, the County’s Maeveen Marie Behan Conservation Lands System
(CLS), which was developed by the County’s Science Technical Advisory Team and serves as a
foundation for our federally approved MSCP, identifies the most environmentally sensitive lands
within Pima County, including within the Town’s boundaries. In addition to the MSCP, the CLS
also serves as a foundation for Pima Prospers, the County’s latest Comprehensive Land Use
Plan update, providing us with an effective roadmap for protecting the most environmentally
important lands and directing growth into more suitable areas. All of the information related to
the SDCP and the CLS is available to the public online and we are happy to provide this
information to the Town as a starting point for the Town’s efforts.
Policy RS 4-5; Policy RS 10-3: We strongly encourage the Town to develop an ordinance that 1)
prohibits property owners from planting invasive, non-native species and 2) requires owners to
control invasive, non-native species that may be present on their property.
Marana Study Session Council Meeting 10/08/2019 Page 39 of 88
This is especially important for efforts to control Buffelgrass. The County’s Native Plant
Preservation Ordinance (Pima County Code Chapter 18.72) is a good model for such an
ordinance.
Policies RS 11-1, 11-2, 11-3: We applaud the Town’s intention to “Develop and adopt an Open
Space and Wildlife Conservation Master Plan to establish a vision of open space throughout the
Town.” We appreciate the inclusion of the County’s Sonoran Desert Conservation Plan in the list
of documents that provide guidance for the Town’s conservation efforts and will inform this master
plan. As stated above, we encourage the Town to seek out and use the multitude of studies and
reports developed as part of the SDCP.
Policy RS 12-2: In addition to our Native Plant Preservation Ordinance, we encourage the Town
to also consider other County ordinances that can serve as models for the Town’s efforts to ensure
that “Development is integrated and compatible with sensitive Sonoran Desert landscape.” These
include the Buffer Overlay Zone (Chapter 18.67) and the Hillside Development Overlay Zone
(Chapter 18.61).
Policy RS 12-6: We encourage the Town to adopt cluster development standards. Encouraging
property owners to cluster developments in the least environmentally-sensitive portion of their
project area is an effective way to protect open spaces within developments, and can also be
used to encourage the preservation of larger, connected blocks of natural open space areas within
developed areas, which are far more functional as wildlife habitat and wildlife linkages than
smaller, fragmented patches of open space.
Policy RS 13-1: This policy reflects the Town’s intention to identify wildlife habitats and linkages
though the development of its “Open Space and Wildlife Conservation Master Plan.” However,
wildlife linkages within the Town’s Municipal Planning Area (MPA) have already been identified
through a robust regional assessment undertaken by the Arizona Game and Fish Department
(AGFD) and multiple partners, including Pima County.
Information on this effort, including county-level assessments for both Pima and Pinal Counties,
can be found on the AGFD website:
https://www.azgfd.com/wildlife/planning/habitatconnectivity/identifying-corridors/
Figure 4-3: This figure illustrates only a small number of the wildlife linkages within the Town’s
MPA. The map below (Attachment A) reflects the full suite of wildlife linkages in this area
according to the AZGFD information cited above. As the attached map illustrates, there are seven
identified wildlife linkages within the Pim a County portion of the Town’s MPA (several of these
linkages continue into Pinal County, which is not reflected on the attached map):
1. Tortolita Mountains Wildlife Movement Area - Landscape (AGFD 2009-2013)
2. Tucson Mountains Ridge to Santa Cruz River/Tortolita Fan Wildlife Movement Area -
Landscape (AGFD 2009-2013)
3. Saguaro National Park to Santa Cruz River Wildlife Movement Area - Landscape (AGFD
2009-2013)
Marana Study Session Council Meeting 10/08/2019 Page 40 of 88
4. Coyote-Ironwood-Tucson Wildlife Linkage 2012-2013)
5. Hardy Wash Wildlife Movement Area – Riparian/Wash (2012-2013)
6. Santa Cruz River Wildlife Movement Area – Riparian/Wash (2012-2013)
7. Brawley Wash Wildlife Movement Area – Riparian/Wash (2012-2013)
At a minimum, this existing information should be used as a foundation for the Town’s efforts to
identify and protect wildlife linkages.
Policy RS 13-5 (El Rio Preserve): The General Plan rightly identifies the 104-acre El Rio Preserve
“as a critical connection for wildlife between the Tucson and Tortolita Mountains.” (p. 4-7) In fact,
this Preserve is located at the confluence of five of the seven identified wildlife linkages within the
Town’s MPA: the Santa Cruz River Riparian/Wash Wildlife Movement Area, the Tortolita
Mountains and Saguaro National Park to Santa Cruz River Landscape Wildlife Movement Areas,
and the Coyote-Ironwood-Tucson Wildlife Linkage. This preserve is also adjacent to the Avra
Valley - I-10 wildlife corridor, a complex of Pima County-owned lands that have been preserved
specifically to provide safe passage for wildlife across I-10, one of the region’s largest barriers to
wildlife movement. This area is considered the best opportunity to provide for wildlife movement
across I-10 because of its location and the presence of an existing underpass. The County has
invested significant resources in protecting lands on both sides of I-10 as part of our ongoing
efforts to create a contiguous corridor of protected lands leading into and out of this underpass.
We ask that the Town consider these efforts as it moves forward on developing capital
improvements at the El Rio preserve and plans for future development in the surrounding area,
and work collaboratively with the County to maintain and improve the ability of wildlife to move
through this area.
Thank you again for the opportunity to review the general plan draft – please contact us if you
have questions or comments,
Sincerely,
Mark Holden, AICP
Principal Planner
Pima County Development Services Department, Planning Division
Marana Study Session Council Meeting 10/08/2019 Page 41 of 88
Attachment A: Wildlife Movement Features within Marana MPA (Pima County only)
1. Tortolita Mountains Wildlife Movement Area - Landscape (AGFD 2009-2013)
2. Tucson Mountains Ridge to Santa Cruz River/Tortolita Fan Wildlife Movement Area -
Landscape (AGFD 2009-2013)
3. Saguaro National Park (West) to Santa Cruz River Wildlife Movement Area - Landscape
(AGFD 2009-2013)
4. Coyote-Ironwood-Tucson Wildlife Linkage 2012-2013)
5. Hardy Wash Wildlife Movement Area – Riparian/Wash (2012-2013)
6. Santa Cruz River Wildlife Movement Area – Riparian/Wash (2012-2013)
7. Brawley Wash Wildlife Movement Area – Riparian/Wash (2012-2013)
1
2
3
4
5
6
7
Marana Study Session Council Meeting 10/08/2019 Page 42 of 88
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September 27, 2019
Cynthia Ross, Senior Planner
Planning Department
Town of Marana
11555 W. Civic Center Drive
Marana, AZ 85653
Dear Ms. Ross,
Thank you for the opportunity to comment on Marana’s Draft General Plan (“General
Plan”) as we have done with past General Plan proposals.
We would first like to thank the Town for its previous work on conservation planning,
which is integral to land use planning. These efforts include Tres Rios del Norte;
Marana’s Draft Habitat Conservation Plan; the Santa Cruz River Corridor Study; the
Environmental Resource Preservation, Native Plant Protection, and Landscape
Requirements Ordinance; and the on-going implementation and management of El Rio
Preserve. It is important that all these efforts move forward in an integrated, holistic
and simultaneous fashion, which is why we are pleased to see language in the General
Plan that combines all these previous efforts into a future Open Space and Wildlife
Conservation Plan.
The Coalition continues to work to ensure that important lands are not only protected in
perpetuity but also connected, including the protection of wildlife linkages open space
and the construction of wildlife crossing infrastructure. We are pleased to have
participated in a Focus Group on Resource and Sustainability last year as part of the
General Plan update process.
The Coalition is generally supportive of the goals included in the General Plan, with a
few exceptions. Attached are specific language revisions that we recommend to the
Resource and Sustainability Goals and Implementation Actions in the Tables provided
by staff. Goals and Actions that we strongly agree with are highlighted in yellow.
Additionally, we feel strongly that resource and conservation actions should be
integrated with other General Plan actions, as that is the only avenue to attain
conservation in a land use General Plan. As such, we have outlined below our
constructive feedback, comments, and recommendations on other Goals and Actions
located in sections other than Resource and Sustainability:
1. We strongly disagree with the designation of a Special Planning Area for state
trust lands. These lands are currently designated as Low Density, and in the Draft
Marana Study Session Council Meeting 10/08/2019 Page 43 of 88
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Habitat Conservation Plan for the Tortolita Fan area, the following language was
approved by Mayor and Council as part of the process:
“Limit surface disturbance within developments to 60%. The area addressed by this
measure will consist of all lands within the Town that are north of Cortaro Road, south
of the Pima/Pinal County Line, east of the CAP canal and an alignment that runs
approximately ½-mile east of Interstate-10, and west of the Town’s eastern boundary.”
Again, all three of these proposed Special Planning Areas are currently designated as
Low Density. Should there be changes proposed, these parcels should go through the
regular two-step (Plan Amendment then Rezoning) process, with public participation, and
include land set-asides as laid out in the Draft Habitat Conservation Plan. The Resources
and Sustainability Goals in the General Plan need to be reflected in the overall General
Plan or they are meaningless.
2. As such, we disagree with the addition of Special Planning Areas in general. Please
delete all Goals under BE-12.
3. Table 1-1: Major Plan Amendments signify “significant alterations” to current General
Plan categories that are proposed. As such, anything currently designated as Open Space
that is proposed for development would be a Major Plan Amendment. Currently, the only
category that is considered major is Open Space to Airport (A). Please revise.
4. The Tortolita Preserve needs to be identified on all Town maps. We disagree with the
Town’s interpretation of A.R.S. § 9-461.06 that because the preserve in leased, that it
cannot be displayed on maps or otherwise referred to as a “preserve.” The General Plan is
a 10-year document, and there is an 81-year period left in the lease agreement. If the
Town feels that it cannot be labeled “Preserve” due to the “in perpetuity” language, then
the land should be delineated and labeled as “Open Space Park.” Please revise.
5. Section 4-14 States:
“Since Marana’s planning area is largely undeveloped there are many opportunities to
protect these resources, fostering a healthy ecosystem. Over the years, the Town has
completed several documents that are used as guidance but have not been formally
adopted due to the delisting of endangered or threatened species and change in federal
and state regulations. Some of these documents include the Tres Rios del Norte
Feasibility Study (between City of Tucson, Pima County, Marana, and the US Army
Corps of Engineers), the Draft Habitat Conservation Plan (Developed for the listing of
the Cactus Ferruginous Pygmy Owl), the Santa Cruz River Corridor Study, and the
Sonoran Desert Conservation Plan. The Town intends to review these documents and
combine these efforts into one Open Space and Wildlife Conservation Plan, which will
guide future natural resource conservation in the future.”
Marana Study Session Council Meeting 10/08/2019 Page 44 of 88
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The Open Space and Wildlife Conservation Plan should be developed and approved prior to
or simultaneously with the adoption of the General Plan, in order to better guide future
growth. Resource protection and conservation need to be integrated with land use plans, not
viewed as an unrelated goal or addendum. (See comments above regarding Special Planning
Areas.)
6. The General Plan is incorrect in its depiction of the Draft Habitat Conservation Plan. Section
4-15 (again) states in part:
“(T)he Draft Habitat Conservation Plan (Developed for the listing of the Cactus
Ferruginous Pygmy Owl).”
However, the Draft Habitat Conservation Plan was developed for 13 species. The Federal
Register clearly states this:
“If we approve it, the 25-year permit would authorize the proposed incidental take of 13
covered species, including species currently listed under the Act, as well as species that
may become listed under the Act in the future: (1) Lesser long-nosed bat; (2)
Southwestern willow flycatcher; (3) Yellow-billed cuckoo; (4) Cactus ferruginous
pygmy-owl; (5) Lowland leopard frog; 6) Talus snails; (7) Tucson shovel-nosed snake;
(8) Ground snake; (9) Sonoran desert tortoise; (10) Merriam's mouse; (11) Mexican
garter snake; (12) Burrowing owl; and (13) Pale Townsend's big-eared bat.” (June 21,
2007)
Please revise the text of the General Plan to reflect this.
7. Wildlife connectivity open space across Tangerine Road needs to be protected and buffered.
Wildlife crossings have been installed along Tangerine Road at public expense (by the
Regional Transportation Authority) and need to function as they are intended. Without
adequate buffers, wildlife is unlikely to use the crossings.
8. Prospect Wash wildlife connectivity across Tangerine Road and Moore Road needs to be
preserved as NUOS and buffered. In addition to Tangerine Road, open space is necessary
across Moore Road in order for wildlife movement to continue to the Tortolita Preserve and
on to the Tortolita Mountains.
9. Figure 2-X depicts a new interstate, Interstate 11, running west of the Tucson Mountains.
Given the current planning timeline for Interstate 11 and the fact that a Preferred Alternative
Route has not been chosen, please delete the route and both spurs back to Interstate 10 from
your Future Circulation map. The construction of Interstate 11 is well outside of the
planning horizon for this General Plan, whether Interstate 11 ends up being built as an I-10
bypass west of the Tucson Mountains or at all.
Marana Study Session Council Meeting 10/08/2019 Page 45 of 88
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10. As we have stated before, we disagree with the Lambert Lane extension, which bisects a
Regional Wildlife Linkage, the Tortolita-Tucson Mountains Wildlife Linkage. Please delete.
11. As we have stated before, we disagree with a new road (Cayton Road) from Dove Mountain
Blvd / Heritage Club Blvd southeast to Thornydale Road. This would disrupt wildlife
movement through the Tapestry development across Prospect Wash. Please delete.
12. Marana should respect and adopt the Pinal Open Space and Trails Plan if they annex into
Pinal County.
13. On page 2-40-41, we agree with the goals in the Built Environment section, Goals BE 11,
Policies BE 11-1 through 11-6, and Goals BE 22, Policies BE 22-1 through BE 22-4.
14. On page 3-7, per the section on the Tangerine Road Corridor, please add an additional bullet
that reads:
RTA-funded wildlife crossings will remain undeveloped with at least 300-foot wide
NUOS on either side throughout the corridor, and wider through Prospect Wash.
15. On page 3-18, in the last bullet entitled Special Purpose Parks, please add to the end of the
last sentence, “such as Tortolita Preserve (or Tortolita Open Space Park).”
16. On page 3-27, under Goal PC-1, please add:
Policy PC 1-5. Ensure that Economic Vitality does not conflict with Resources and
Sustainability Goals.
17. While many of the implementation actions listed in the Resources and Sustainability tables,
if adopted and followed, will help mitigate the on-going effects of climate change, an action
should be added that will "develop and implement a Climate Resilience and Emergency
Readiness Plan."
We can support this document with the changes we have recommended, including edits we made to
the attached Tables.
Thank you again for the opportunity to comment on this draft of the Marana General Plan. Please
contact me with any questions.
Sincerely,
Carolyn Campbell
Executive Director
Marana Study Session Council Meeting 10/08/2019 Page 46 of 88
Time Frames Short Term (1-5 Yrs) Mid Term (5-10 Yrs) Long Term (11 + Yrs) On-going
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2040 General Plan Goals, Policies, and Actions Review – 60 DAY REVIEW DRAFT Additional Info
Conservation – Resources & Sustainability
Goal RS-11. Marana promotes the protection, conservation, and long-term sustainability of its distinct natural environment.
Policy RS 11-1. Develop and adopt an Open Space and Wildlife Conservation Master Plan to establish a vision of open space throughout the Town.
Policy RS 11-2. Through an Open Space and Wildlife Conservation Plan, identify open spaces that are development-sensitive or development-free.
Policy RS 11-3. Seek innovative methods for acquiring and preserving important natural resources.
Policy RS 11-4. Continue to work with Arizona State Land Department to preserve and adequately buffer major wash corridors throughout Marana.
Policy RS 11-5. Establish invasive species prevention measures and regulations to continuously monitor, manage, and remove invasive species.
Policy RS 11-6. Ensure that development has designated collective natural undisturbed open spaces and that they are maintained and managed properly by homeowners’ associations or other entities.
Policy RS 11-7. Promote habitat creation and species introduction and protection creation at water recharge facilities.
IMPLEMENTATION ACTION ITEMS
20 Amend the Land Development Code and other Town codes and policies to adopt appropriate zoning standards for to encourage environmentally sensitive development practices in sensitive areas. Amendments may
include transfer of development rights, low-impact development guidelines, and conservation subdivision designs. MID-TERM
21 Amend the Land Development Code to enable lot size reductions to be granted administratively for a parallel increase in natural open space conservation. MID-TERM
117 DConsider developing andthe adoption of wildlife-sensitive development policies. SHORT-TERM
134 Update hillside development standards in the Land Development Code. MID-TERM
135 identify and monitor wildlife and vegetation associated with water recharge facilities. MID-TERM
Goal RS-12. Development is integrated and compatible with sensitive Sonoran Desert landscape.
Policy RS 12-1. Work with developers and Coalition for Sonoran Desert Protection and others to conserve natural resources within new developments, including hillsides, wildlife corridors, and native
vegetation.
Policy RS 12-2. Review and assess Land Development Code standards for preservation of natural undisturbed open space.
Policy RS 12-3. Update the hillside development regulations to limit development impacts on steep slopes.
Policy RS 12-4. Consider createing land development guidance that recognizes development sensitive areas, such as washes, floodplains, and steep slopes.
Policy RS 12-5. Explore conservation development strategies that maintain density and permit lot size reductions administratively in exchange for a parallel increase in conserving natural undisturbed open
space.
Policy RS 12-6. Consider adopting cluster development standards in the Land Development Code that permit density bonuses for protecting development sensitive natural resources and open spaces in
Marana, using methods such as conservation easements.
20 Amend the Land Development Code and other Town codes and policies to adopt appropriate zoning standards for to encourage environmentally sensitive development practices in sensitive areas. Amendments may
include transfer of development rights, low-impact development guidelines, and conservation subdivision designs. MID-TERM
21 Amend the Land Development Code to enable lot size reductions to be granted administratively for a parallel increase in natural open space conservation. MID-TERM
131 Secure funding to minimize the impacts of flooding risk for the areas adjacent to the Santa Cruz River. MID-TERM
136 Update the Land Development Code to include standards for cluster development, which permit density bonuses for the protection of development sensitive natural resources and open spaces. LONG-TERM
Commented [CC1]: This should be done prior to the approval
of the General Plan so as to be consistent and guide land use
planning.
Commented [CC2]: Doesn’t Town have this?
Marana Study Session Council Meeting 10/08/2019 Page 47 of 88
Time Frames Short Term (1-5 Yrs) Mid Term (5-10 Yrs) Long Term (11 + Yrs) On-going
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Goal RS-13. Marana fosters wildlife movement across the community, connecting wildlife to surrounding natural areas.
Policy RS 13-1. Through an Open Space and Wildlife Conservation Master Plan, identify wildlife habitats and linkages.
Policy RS 13-2. Work with developers and Coalition for Sonoran Desert Protection and others to conserve and incorporate designated natural washes and drainageways within development to
accommodate wildlife movement.
Policy RS 13-3. Partner with Pima County and other regional stakeholders to seek opportunities for preserving wildlife movement by linking major regional open spaces.
Policy RS 13-4. Regularly research best practices for preserving natural undisturbed open spaces to maintain wildlife connectivity, in a manner that is compatible with future growth.
Policy RS 13-5. Continue to develop capital improvements at the El Rio Preserve along the Santa Cruz.
20 Amend the Land Development Code and other Town codes and policies to adopt appropriate zoning standards forto encourage environmentally sensitive development practices in sensitive areas. Amendments may
include transfer of development rights, low-impact development guidelines, and conservation subdivision designs. MID-TERM
40 Conduct a feasibility analysis of providing infrastructure to support wildlife crossings in appropriate areas. ON-GOINGLONG-TERM
41 Develop infrastructure that provides for environmentally sensitive roadway design and construction standards. ON-GOINGLONG-TERM
117 DConsider developing andthe adoption of wildlife-sensitive development policies. SHORT-TERM
118 Participate in regularly scheduled coordination and planning workshops or meetings with other jurisdictions and resource management agencies. ON-GOING
121 Support conservation legislation from other agencies and jurisdictions, such as Pima County, for water quality management, habitat protection, drought planning, erosion management, floodplain management, and
hazard management. ON-GOING
137 Develop and adopt an Open Space and Wildlife Conservation Master Plan that focuses on open space preservation, wildlife linkages, and wildlife habitats. LONG-TERM
138 IStudy the design and feasibility of incorporateing wildlife crossings within wildlife corridors when feasible. SHORT-TERM
139 Continue to pursue community partnerships at the El Rio Preserve along the Santa Cruz to enhance environmental education programs. ON-GOING
Commented [CC3]: Studies have been done identifying needs
through ADOT, AZGFD (2006), Dr. Paul Beier of NAU, and most
recently RTA (2012)
Commented [CC4]: Dependent on available funding.
Commented [CC5]: Prior to adoption of General Plan Update
Marana Study Session Council Meeting 10/08/2019 Page 48 of 88
Time Frames Short Term (1-5 Yrs) Mid Term (5-10 Yrs) Long Term (11 + Yrs) On-going
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2040 General Plan Goals, Policies, and Actions Review – 60 DAY REVIEW DRAFT Additional Info
Environmental Planning – Resources & Sustainability
Goal RS-7. New developments are constructed in a manner thatn minimizes floods..
Policy RS 7-1. Encourage and incentivize the use of Low Impact Development techniques, such as rain water harvesting, as a tool for reducing post-development runoff.
Policy RS 7-2. Connect regional active and passive recreational sites along the Santa Cruz River.
Policy RS 7-3. Study and seek funding for flood control projects that reduce the extent of the 100-year floodplain in a sustainable manner.
Policy RS 7-4. Require developers to pay for drainage facilities within their proposed development.
Policy RS 7-5. Seek to obtain grant funding to implement regional drainage facilities.
IMPLEMENTATION ACTION ITEMS
20 Amend the Land Development Code and other Town codes and policies to adopt appropriate zoning standards forto encourage environmentally sensitive development practices in sensitive areas. Amendments may
include transfer of development rights, low-impact development guidelines, and conservation subdivision designs. NEARMID-TERM
118 Participate in regularly scheduled coordination and planning workshops or meetings with other jurisdictions and resource management agencies. ON-GOING
121 Support conservation legislation from other agencies and jurisdictions, such as Pima County, for water quality management, habitat protection, drought planning, erosion management, floodplain management, and
hazard management. ON-GOING
127 Implement recommendations of the Northwest Marana Master Drainage Study. ON-GOING
128 Develop low impact design techniques for development within the 100-year floodplain. SHORT-TERM
129 Update the Land Development Code to require low-impact development standards. SHORT-TERM
130 Develop standards in the Land Development Code for detention basin use and location. NO TIME FRAME ASSIGNED
Goal RS-8. Stormwater is efficiently and sustainably managed in a way that reduces flood risks and respects water quality.
Policy RS 8-1. Review, assess, and update the Stormwater Master Plan to comply with Arizona Department of Environmental Quality standards.
Policy RS 8-2. Preserve and protect existing primary natural drainage systems.
Policy RS 8-3. Consider establishing sustainable stormwater methods, such as green infrastructure and pervious pavements, in new development.
122 Continue to identify programs for water conservation, including stormwater harvesting. ON-GOING
132 Implement strategies developed in the Northwest Marana Master Drainage Study. MID-TERM
Goal RS-9. Marana protects its major water corridors from erosion.
Policy RS 9-1. Protect the Santa Cruz River from erosion and flooding.
Policy RS 9-2. Identify options for expanding bank protection improvements along the north and south bank of the Santa Cruz River.
97 Update the Santa Cruz Corridor Master Plan. SHORT-TERM
118 Participate in regularly scheduled coordination and planning workshops or meetings with other jurisdictions and resource management agencies. ON-GOING
121 Support conservation legislation from other agencies and jurisdictions, such as Pima County, for water quality management, habitat protection, drought planning, erosion management, floodplain management, and
hazard management. ON-GOING
133 Seek funding for continued bank enhancement and protection measures along the Santa Cruz River to reduce the risks of erosion and flooding. LONG-TERM
Commented [CC1]: Policies to encourage; codes to
regulate
Marana Study Session Council Meeting 10/08/2019 Page 49 of 88
Time Frames Short Term (1-5 Yrs) Mid Term (5-10 Yrs) Long Term (11 + Yrs) On-going
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Goal RS-10. Marana proactively addresses wildfire hazards in the wildland-urban interface.
Policy RS 10-1. Continue to support the implementation of the Pima County Community Wildfire Protection Plan.
Policy RS 10-2. Identify wildfire hazard areas in Marana, and adopt associated buffer standards.
Policy RS 10-3. Proactively manage wildland vegetation in developed areas to reduce the amount of fire fuels, including Buffelgrass.
Policy RS 10-4. Produce and promote fire-safety educational materials for the community.
Policy RS 10-5. Encourage ignition-resistant materials and construction techniques.
118 Participate in regularly scheduled coordination and planning workshops or meetings with other jurisdictions and resource management agencies. ON-GOING
121 Support conservation legislation from other agencies and jurisdictions, such as Pima County, for water quality management, habitat protection, drought planning, erosion management, floodplain management, and
hazard management. ON-GOING
Marana Study Session Council Meeting 10/08/2019 Page 50 of 88
Time Frames Short Term (1-5 Yrs) Mid Term (5-10 Yrs) Long Term (11 + Yrs) On-going
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2040 General Plan Goals, Policies, and Actions Review – 60 DAY REVIEW DRAFT Additional Info
Open Space – Resources & Sustainability
Goal RS-1. The Santa Cruz River is an iconic open space spine through Marana.
Policy RS 1-1. Work with the Pima County Regional Flood Control District to establish the Santa Cruz River as an active and passive open space corridor.
Policy RS 1-2. Connect regional active and passive recreational sites along the Santa Cruz River.
Policy RS 1-3. Encourage low-impact development standards along the Santa Cruz River Corridor that include habitat protection, flood control, and recreation.
Policy RS 1-4. Continue to connect Shared Use Paths along the Santa Cruz River that ultimately achieve connectivity to Downtown Marana.
Policy RS 1-5. Evaluate current and future mineral extraction sites for potential reuse once the exaction activities are concluded, such as water detention, wildlife refuge areas, or recreational parks.
No implementation action items. Need to assign actions.
Goal RS-2. Marana’s dedication to preserving the Sonoran Desert environment contributes to the Town’s aesthetic character.
Policy RS 2-1. Through the rezoning process, ensure that Where possible, encourage developers to maintain open space, view corridors, and wildlife connectivity in new development to ensure that
development does not block wildlife crossings and their connecting corridors.
Policy RS 2-2. Establish guidelines for buffering natural open spaces from development.
Policy RS 2-3. CWhere appropriate, coordinate with regional agencies and neighboring jurisdictions to establish and manage open space and incorporate conservation measures into future long-range
planning efforts.
Policy RS 2-4. Work with the Arizona State Land Department to protect significant open space in the Tortolita Foothills as the area is developed.
Policy RS 2-5. Advocate that the efforts of the Arizona State Land Department to preserve high-quality natural undisturbed open space .
IMPLEMENTATION ACTIONS
20 Amend the Land Development Code and other Town codes and policies to adopt appropriate zoning standards to encourage environmentally sensitive development practices in sensitive areas. Amendments may
include transfer of development rights, low-impact development guidelines, and conservation subdivision designs. MIDNEAR-TERM
21 Amend the Land Development Code to enable lot size reductions to be granted administratively for a parallel increase in natural open space conservation. NEARMID-TERM
91 Work with developers of master planned communities to secure recreational facilities, open spaces, linear parks, and/or pathways. ON-GOING
117 Consider developing the adoption of wildlife-sensitive development policies. SHORT-TERM
118 Participate in regularly scheduled coordination and planning workshops or meetings with other jurisdictions and resource management agencies. ON-GOING
Marana Study Session Council Meeting 10/08/2019 Page 51 of 88
Time Frames Short Term (1-5 Yrs) Mid Term (5-10 Yrs) Long Term (11 + Yrs) On-going
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Goal RS-3. Residents enjoy the vast open spaces within and surrounding Marana through an expansive regional trail network and passive recreational opportunities accessible to all community
members.
Policy RS 3-1. Identify an integrated system of trails through open spaces that connects to Marana’s on-street bike and pedestrian network in the Parks and Recreation Master Plan.
Policy RS 3-2. Adopt trail requirements in accordance with the adopted Parks and Recreation Master Plan for future residential developments.
Policy RS 3-3. Coordinate with the Bureau of Land Management and National Park Service to connect future trail extensions to current and future trailheads at the Ironwood Forest National Monument
and Saguaro National Park.
Policy RS 3-4. Coordinate trail extensions with surrounding jurisdictions, including Pima County, Pinal County, the City of Tucson, and the Town of Oro Valley for regional connectivity.
Policy RS 3-5. When appropriate, eEncourage multiuse trails within the erosion hazard setback for natural watercourses.
Policy RS 3-6. Adopt design and construction standards for future trails that minimize impacts to the natural environment.
Policy RS 3-7. Consider educational kiosks along trails in preserved open space that inform and educate trail users on the Sonoran Desert and other interesting local facts.
89 Implement recommendations in the 10 Year Town of Marana Parks & Recreation Department Master Plan 2020 – 2030, an update to the Town of Marana Parks and Recreation Master Plan. LONG-TERM
119 Update the Parks and Recreation Master Plan to include policies and best practices for providing education material related to environmental and conservation issues to the community. SHORT-TERM
120 Plan future trails with sufficient spacing for wildlife use. LONG-TERM
Commented [CC1]: What does this mean? The
human/public trail itself will be wider so animals can use?
Marana Study Session Council Meeting 10/08/2019 Page 52 of 88
# Name Location Topic Concerns/Comments
1 Allen Dart General NA Thank you for the opportunity to review the Marana 2040 General
Plan Public Draft. My comments are mostly limited to the parts of
the plan regarding cultural resources. First, I fully support and
appreciate the plan’s Goals PC‐27, PC‐28, and PC‐29 and their
respective policies regarding preservation, public education, and
acknowledging Indian tribes’ and nations’ concerns about cultural
resources. The rest of my comments are on specific parts of the
plan.
…
Thanks again, Allen Dart, RPA, Executive Director Old Pueblo
Archaeology Center PO Box 40577 Tucson AZ 85717‐0577 USA 520‐
798‐1201 office; call or email for fax adart@oldpueblo.org
www oldpueblo org2Allen Dart Page 3‐20 Arts and
Culture
The petroglyphs in the upper photo are not in the Tortolita
Mountains, they are in the Tucson Mountains (at the Signal Hill
archaeological site in Saguaro National Park West). The text on this
page has two errors:
(1) It is incorrect to say "Marana and the surrounding region have
been settled by . . . the Apache Tribe" because there are multiple
Apache tribes in Arizona (San Carlos Apache Tribe, Tonto Apache
Tribe of Arizona, White Mountain Apache Tribe, and Yavapai‐Apache
Nation) and other Apache tribes in other states.
(2) It is incorrect that the Hohokam established the first recognizable
villages in the area because Las Capas (mentioned on page 3‐21) and
several other archaeological sites along the Santa Cruz River are
pre‐Hohokam settlements.
3 Allen Dart Page 3‐21
Las Capas
paragraph
Las Capas Las Capas should be identified as a prehistoric settlement, not just as
an archaeological site with an irrigation system (see page 3‐20
comment above). The page 3‐21 paragraph on Las Capas should say
the site is “in the vicinity of” (not “located beneath”) the Pima
County Reclamation Facility because the site extends well beyond
that facility. The irrigation system at Las Capas is the oldest such
system currently known not just in the U.S. but in all of North
America including Mexico. However, the site’s oldest irrigation
components are only about 3,600 years old, not 4,000. (Other
archaeological features besides the irrigation works at Las Capas
have been dated to about 4,000 years old.)
4 Allen Dart Page 3‐21
Wild Burro Canyon
Trail paragraph
Technical edit Replace “cupules” with “bedrock mortars” or “bedrock mortars and
cupules.” (Southwestern archaeologists usually apply the term
“cupule” to a small, round indentation that someone has made in a
rock – usually bedrock – perhaps for grinding something but possibly
for different purposes such as prophesy; whereas a “mortar” is a
bowl‐shaped depression in a large stone, in bedrock, or in a wooden
or ceramic utensil in which a pestle has been used to pound and
grind something. Bedrock mortars in southern Arizona were used
historically by Tohono O'odham primarily to pulverize mesquite‐tree
bean pods into flour that could be used for making gruel or cakes, so
probably the mortars along the Wild Burro Canyon Trail [and the
ones at Los Morteros, page 3‐22] were used similarly by the region’s
prehistoric peoples.)
Marana Study Session Council Meeting 10/08/2019 Page 53 of 88
5 Allen Dart Page 3‐21 and 22 Photo The resolution of the page 3‐21 “Excavation of the Marana Mound
Complex” and page 3‐22 “Los Morteros site along the Santa Cruz
River” photos is really poor. I can provide better photos at no charge
if you’re interested.
6 Allen Dart Page 3‐22 Technical edit In the "Crossroads at Silverbell" paragraph and in the "Preserved
remnants" caption, “Bojorquez” should be spelled “Bojórquez” (with
an accent mark over the second “o”).
7 Allen Dart Page 3‐22
Los Morteros
paragraph
Technical edit Insert “a prehistoric ball court, hundreds of dwellings, petroglyphs,
and” before “over 300 bedrock mortars.” Also, “Llano del Azotado”
probably should read “Puerto del Azotado” as it is identified in most
historical sources (e.g., see
http://www.anzahistorictrail.org/visit/counties/pima).
8 Allen Dart Page 3‐22
paragraph 3
Technical edit Delete “the” before “Nogales.”
9 Allen Dart Page 4‐5
paragraph 2
Technical edit The first sentence implies that year‐round agriculture dates back
12,000 years ago, which is not true; the 12,000 year figure is not
consistent with the 13,000 years of human occupation discussed
elsewhere in the plan; and archaeologists don’t know when
“year‐round” agriculture was first practiced in Arizona. Therefore, I
suggest revising this first sentence to read: “Historically, the Santa
Cruz River supported the early cultures of this area dating back
13,000 years ago and people first practiced agriculture along the
river at least 3,600 years ago.”
10 Allen Dart Page 4‐9
Saguaro National
Park paragraph
Technical edit The first sentence after the heading should read “The Saguaro
National Park’s West Unit . . . .” (The Park’s East Unit is east of
Tucson.)
11 Allen Dart Page 4‐9
Coronado National
Forest paragraph
Technical edit It would be correct for the last part of the last sentence to read “east
of Marana” instead of “east of Oro Valley.”
12 Ken Perry Page 2‐14 FLUM Thank you for sending out the initial Make Marana 2040 General
Plan today. It is very nicely done and informative. I have a couple of
comments though. My wife and I attended two of the
workshop/neighborhood meetings and heard comments from those
in attendance how they would like to have more places to shop,
dine, and work in Marana, meaning more nearby commercial uses. I
have identified our parcel on the attached exhibit. It is located on
the SE corner of Twin Peaks Blvd and Camino De Manana, a future
signalized intersection. This would seem to be a good candidate for
commercial uses. I am curious as to why it is designated for low
density residential, and why in the initial draft of the General Plan
there is actually still little overall area planned for commercial in the
town. I am also curious as to why the parcels to the east and south
of Marana Manana are proposed for “Traditional Neighborhood”
which allows for commercial uses. Thank you for your time, Ken
13 Robin Allen General NA After reading this, it absolutely confirmed the comments I have
heard about Marana being “an old boy Network.” Can’t wait to sell.
What a mistake it was moving here.
14 Dorenda Coleman Page 2‐5 Technical edit Comments reads "Western Army National Guard Aviation Training
Site." It in reality is Western Army Aviation Training Site, WAATS.
Marana Study Session Council Meeting 10/08/2019 Page 54 of 88
15 William Calame General NA Maybe I missed it in the document (it is lengthy) but I didn’t see
anything on road noise management/abatement (it is already a
problem in dove mountain), or night sky light management. Would
like to see some long term goals toward these environmental and
live ability concerns and some short term goals, strategies, tactics.
16 Jeffrey Dwhytie Marana Regional
Airport
Marana
Regional
Airport
Marana Regional Airport ‐ I have read this with interest but I find
nothing that speaks to the long term vision for this facility. Is it to
remain a private vs. commercial airport? It would anything else
would be in conflict with the Pinal Airpark Airport.
17 Jeffrey Dwhytie Housing Affordable
housing
Lack of comment on affordable housing unless diverse housing is the
pc version of that. Recommend using the term affordable housing
and lose the architectural speak that is used throughout so people
can identify what you are trying to say.(BE 8‐4).
18 Jeffrey Dwhytie Housing / Energy Solar housing Why not recommend all new housing be solar efficient with solar
tiles on the roof ‐ like they have done in California especially public
buildings.
19 Jeffrey Dwhytie Environmental Water Mandate all farms move to pivots / sprinklers and to crops that
require less water so as to preserve this resource which will only get
harder to source. Cease all open canals and irrigation techniques.
20 Jeffrey Dwhytie Environmental Water Designate plants to allowed that require low water usage.
21 Jeffrey Dwhytie Transportation I‐11 Spend more time outlining I‐11 impact.
22 Jeffrey Dwhytie Public Safety Police and
fire
My opinion on having fire safety staffing above the national average
needs to be balance by cost impact or impact on safety for extra
dollars spent. I think the money could be better spent on extra
police.
23 Jeffrey Dwhytie NA NA Also as a note I think a goal should be to freeze pensions and move
to a 401k/Roth for all city and staff department employees because
the DB plans are too expensive to maintain and employees can gain
more value in an investment plan.
24 Jeffrey Dwhytie Neighborhood
Preservation
Code
enforcement
Enforce bldg codes much of the new construction is not up to the
extremes of the desert environment.
25 Jeffrey Dwhytie Housing / Land
Use / Parks and
Recreation
Neighborhoo
d parks
Have builders set aside space and develop neighborhood parks.
26 Jeffrey Dwhytie Transportation Roadways Outline new road development with ideas of timelines(notional at
least). Determine at the same time the need for some roads to
remain open, it seems that there is a movement to turn every farm
road into a paved road. Moderate surface residential roads at 35
miles per hour e.g. Moore Rd. traffic can be diverted to Tangerine Rd
if they are in a hurry. At 40 mph the speed allowed is 47 mph or
better.
Marana Study Session Council Meeting 10/08/2019 Page 55 of 88
27 Jeffrey Dwhytie Neighborhood
Preservation
Setbacks Examine and establish road proximity allowances to housing and
when and where it is less develop sound proofing with trees, berms.
walls, etc.
28 Jeffrey Dwhytie Downtown Downtown Lastly, be more definitive on your vision for a downtown while I
question the need it seems you are predisposed to this happening so
if you must do so with the need for people to live and work in the
downtown. Chicago has people living downtown whereas St. Louis
does not as an example vibrant vs. dead at night in the downtown
core.
29 Michael Davison General NA How about calling the General Plan Make Marana Oro Valley or
Make Marana Tucson? I believe the Town of Marana has lost sight of
why people live in Marana. Most of us made the decision to live in
Marana because it isn't Oro Valley or Tucson. Just because there is
open desert doesn't require it to be developed and turned into more
tract housing or concrete tilt‐up commercial properties. Do not
destroy what makes Marana special.
30 Brian Jones Page 2‐13 Open space While I appreciate the planning for trails and outdoor recreation, I
don't think the plan sets aside sufficient space for Open Space. 6.4%
is not sufficient. The minimum should be 10%. Also, it is imperative
that Marana pass an ordinance to protect its peaks and ridges. The
Tucson and Tortolita Mountains add to the character of Marana and
are of great value to the community. Development on peaks and
ridges damages the viewscape for residents and visitors alike.
31 Brian Jones Page 4‐6 Santa Cruz
River
The plan needs to do more to protect the Santa Cruz River corridor
and nearby uplands from development, including halting increasing
housing density. Not only will this reduce the need for expensive
public improvements along this major watercourse, it will provide an
essential wildlife corridor and maintain what's left of the character
of the river. El Rio Preserve is an important element along the Santa
Cruz River and should be expanded and enhanced.
32 Brian Jones Page 4‐14 Tortolita Fan It doesn't appear that there is sufficient protection of the the
Tortolita Fan, both for it's natural, aesthetic and recreational value,
but also as a floodprone area. Development should be shifted away
from the Tortolita Fan or at least be sparse and low density, with
extensive corridors to facilitate wildlife movement and the safe
passage of flood waters in a natural floodplain.
Marana Study Session Council Meeting 10/08/2019 Page 56 of 88
33 Robert Ernst Page 2‐33
Potable Water
Water In this discussion of potable water, the text states that Marana’s
buildout population will require 85,420 gpm, a 454 percent increase
over the existing capacity of 15,417 gpm. And that enormous
increase comes in a state occupying a precarious position regarding
allocation of water from the Colorado River, a system that has
experienced extensive drought conditions for the last 20 plus years.
Water levels in Lake Mead, the primary storage reservoir for the
Lower Basin states, and the entire Colorado River System have been
rapidly declining and projections indicate that that trend will
continue into the foreseeable future. If Lake Mead declines
further, planned reductions in deliveries to Arizona agreed to in
2007 will kick in. Where is that potential potable water reduction
reflected in the Plan? I couldn’t find it under the Built Environment
or the Resources and Sustainability sections. Surely that potential
was considered by the planning team when allocating land for future
development. Where would concerned citizens find the analysis
demonstrating the resilience and sustainability of Marana given
potential losses in one of its primary potable water resources?
34 Robert Ernst Page 4‐5
Santa Cruz River
Santa Cruz
River
The second paragraph, fourth sentence lists two factors limiting the
flow of surface waters but only one is discussed. Why is “excessive
ground water pumping” ignored? Isn’t increased ground water
pumping a critical element in Marana’s future water use plan?
Surely, some discussion is required; otherwise, citizens may think
you are trying to hide something unpalatable.
35 Robert Ernst Page 4‐7
El Rio Preserve
Pollinator
gardens
Discussing the planting of a single pollinator garden in the Resources
and sustainability section reads like a bad play. Is that what’s going
to help ensure the long‐term survival of pollinator species? Are you
kidding? While the Town wants to permit the urban/suburban
development of thousands of acres of relatively natural landscapes.
Really? And that’s what sustainability means? What about the Town
planting pollinator gardens around EVERY municipal building? In
every park and open space? Require them in every residential
subdivision and commercial center? Come on, either you believe in
putting sustainable practices to work on the land or it’s a just a bad
joke laughed at by fat cat developers. Or you should just delete that
discussion and pretend pollinators do not matter
36 Robert Ernst Page 4‐11
Water Resources
Element
Water In the last sentence, from where would those “additional cost
effective water resources” come in an arid environment whose
climate is changing? See comment above on p. 2‐33.
37 Robert Ernst Page 4‐21
Policy RS 4‐2
Water Why doesn’t the Plan identify best management practices for water
conservation programs other than stormwater harvesting? They are
well known in the planning and public works communities. This
comment can be applied to three or four other policies in the Plan
concerning BMPs.
Marana Study Session Council Meeting 10/08/2019 Page 57 of 88
38 Jane Doe Page 2‐28 Technical edit The US Special Operations Parachute Training and Testing facility
should not be called out in this public document. This opens up the
facility to vulnerability and frankly, the public doesn't need to know
this group is in the area. This would be for their own safety and
security.
39 Ellen Shopes Built Environment
Potable Water
Page 2‐33
Water While I support continued growth of our community, it can NOT be
at the expense of the environment. Groundwater level changes,
according to Tucson Water, have continued to drop along the I‐10
corridor and Dove Mountain areas. Your own 2010 Potable Water
System Master Plan projected a need for "454% increase in water
production to met community needs. An additional 47 wells with a
capacity of 1500 gpm will be needed to meet these projected needs,
assuming that the existing wells maintain current production." But
as groundwater levels continue to drop, as needs continue to
escalate, this production level is unsustainable. We should consider
mechanisms to restore the groundwater level, and limit further
depletion. I do not see this concern addressed in the plan.
40 Karen Merodias Page 2‐13 to 2‐18 State Land Very disappointed with the Special plan for The Tangerine State
Land. We fear that it'll be rezoned as High Density which does not
correspond with surrounding areas and will increase flooding to
those of Us South of the Land. High Density will also increase traffic
on our residential streets and Thornydale which is only 1 lane each
way. There also is not enough water for mass residential area here.
41 Jim Blandin Transportation Secondary
connection to
Dove
Mountain
I have reviewed your 2040 General Plan and STRONGLY suggest you
make new roads connecting Dove Mountain Blvd and West Moore
Rd. to Tangerine Rd a PRIORITY. This will provide alternative ways off
the mountain in case of emergency and help relieve some of the
traffic caused by the opening of the new CSTEM school on west
Moore Rd. Thank you, Jim and Sherry Blandin The Highlands
42 Katie
Reffruschinni
State Trust land
parcel numbers at
Thornydale and
Tangerine 219‐37‐
003A 224‐12‐004C
State Land This project remains unconstitutional. We have not voted for
changing the State Trust Lands water designation. Neither has the
Enabling Act of 1910 been modified by Congress. There are NO
AMENDMENTS to the Constitution of the United States that allow
this Administrative change at the state level. The Arizona State
Constitution can not be modified to change the status of these trust
lands WITHOUT THE VOTE OF THE PEOPLE. This seizure and
modification of State Trust Lands in Title 37, is in VIOLATION OF
ARIZONA COURT ORDERS from a previous case involving Prop. 123.
The State of Arizona and Governor Ducey were ordered to follow the
laws of Arizona and not proceed without the vote of the people.
Marana is hereby on notice that they are violating the both
constitutions, the citizens of Arizona and democracy.
43 Katie
Reffruschinni
State Trust land
parcel numbers at
Thornydale and
Tangerine 219‐37‐
003A 224‐12‐004C
State Land https://azcapitoltimes.com/news/2012/09/13/arizona‐supreme‐
court‐no‐reserved‐water‐rights‐for‐state‐trust‐land/
Marana Study Session Council Meeting 10/08/2019 Page 58 of 88
44 Jacqueline Craig Resources and
Sustainability
State Land I applaud your intent to create 2 new hiking trails that will connect
with the trail network in the Tortolitas. I use these trails extensively
and they are very important to me. I also want to emphasize I
strongly support fully protecting the Tortolitas from further
development and retain the full protection of the areas on Dove Mt
called the Preserve, even though the pygmy owl is no more. I would
not Marana to become just another town of strip malls and
neighborhoods. We need to retain many open spaces in their
natural state
45 The Highlands at
Dove Mountain
General NA The Board and Management of The Highlands of Dove Mountain
applaud the Town of Marana for its initiative in producing a
thoughtful, integrated and sustainable plan to steer the growth of
Marana. In addition to encouraging our residents to read and
comment on your plan, Highlands management would like to take
this opportunity to highlight several points of your plan with
significant impact on the current and future safety and quality of life
of our residents.
…
Again, congratulations on your initiative and foresight in developing
this plan. The Highlands would be happy to answer any questions on
our comments46The Highlands at
Dove Mountain
Road Network Secondary
connection to
Dove
Mountain
As development of Dove Mountain continues, its single road Dove
Mountain Boulevard has become overwhelmed. In addition to the
many accidents that continue to take place at the four‐way‐stop at
Moore and DM Blvd, residents are finding it dangerous to pull out of
the north and main gates due to the high volume and fast pace of
the traffic which approach is obscured by hills and curves. Now, we
also have to deal with the heavy traffic from the new STEM
elementary school at the bottom of the hill. There needs to be a
secondary egress from the northern area of Dove Mountain and
from the school. We note that your plan provides such an egress.
We applaud this proposal and endorse the proposed network of
connector and arterial roads that will connect the end of DM Blvd to
Moore and Tangerine. However, we note that you expect
implementation in the midterm of 5‐10 years. The need for a
connector road both for Dove Mountain and for Moore is far more
urgent that that. We urge immediate construction of this road
network.
47 The Highlands at
Dove Mountain
Resources and
Sustainability
State Land The Highlands notes that the areas to the north and west of the
Dove Mountain development are designated "Rural Residential."
Our strong hope is that in order to retain the character of Marana's
unique desert environment, you successfully negotiate with the
Arizona State Land Department to preserve this area as "Open
Space." We support retaining large passive natural areas and leaving
undisturbed open spaces of ecological significance.
The Tortolita Foothills and the two areas called "The Preserve" which
border the Dove Mountain development are of special significance
to our community, both for recreational purposes and the views
they provide that support our property values. We strongly request
that in your negotiations with the State of Arizona and Pima County
over these areas, you pursue their classification as "Natural
Undisturbed Open Space."
Marana Study Session Council Meeting 10/08/2019 Page 59 of 88
48 The Highlands at
Dove Mountain
Wildfire Danger Wildfires Being directly below the Tortolita Mountains with their dense, dry
scrubland and proliferation of non‐native grasses, we welcome the
plan's focus on wildfire safety. The Highlands has begun the process
of enrolling in the federal 'Firewise' program which provides
education and assistance in lowering wildfire risk to communities.
We were extremely pleased to read of Marana's partnership with
Pima County to better protect lands from wildfire threats and look
forward to municipal support for our wildfire mitigation efforts,
particularly buffelgrass removal.
49 The Highlands at
Dove Mountain
Built Environment Access The Highlands strongly endorses the following goals:
BE 18‐3 (Locate ingress/egress points to maximize the use and
effectiveness of the existing and planned transportation network)
BE 20‐1 (Develop and adopt a safe and connected roadway system ...
that prioritizes near‐term mobility and safety needs)
50 The Highlands at
Dove Mountain
Resources and
Sustainability
Conservation The Highlands strongly endorses the following goals:
RS 2‐4 (to work with Arizona State Land Department to protect
significant open space in the Tortolita Foothills)
RS 2‐5 (to advocate with the Arizona State Land Department to
preserve high quality natural undisturbed open space)
RS 10‐3 (Proactively manage woodland vegetation in developed
areas to reduce fuel, including Buffelgrass)
RS 11‐1 (Develop and adapt Open Space & Wildlife Conservation
Master Plan)
RS 11‐2 (Identify Open Spaces that are development sensitive)
RS 11‐5 (Prevent and remove invasive species, including Buffelgrass)
51 Harry Tripp page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18
State Land I oppose creation of a new land use category called SPA, Special
Planning Area (pp. 2‐15 and 2‐18), its assignment to 20.5 square
miles of State Trust Land (Table 2‐1 and Figure 2‐3), and the concept
of making any changes to it a "minor" change in the General Plan
(Table 1‐1). Instead, I support retention of the land use categories
for remaining State Trust Land implied by Fig. 5.1.D of the 2010
General Plan.
52 Harry Tripp Page numbers
page 4‐10 Table 4‐
1; page 3‐17 Figure
3‐2; page 2‐14
Figure 2‐3
State Land Table 4‐1 indicates that the 9.7 mile Tortolita Preserve Trail will be
retained. However, Tortolita Preserve is not shown in Figure 3‐2,
Parks and Recreation. Further, the region of the Tortolita Preserve is
shown as being assigned a land use category of Special Planning
Area, where any mix of commercial and residential land use would
be permitted. I have previously commented that I oppose the
creation and use of “Special Planning Area” in its entirety. With this
comment I am opposing the apparent elimination of the Tortolita
Preserve and favor its retention as Parks/Open Space, as it was in
Fig. 5.1.D of the 2010 General Plan.
53 Frank Osborne page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18
State Land I oppose creation of a new land use category called SPA, Special
Planning Area (pp. 2‐15 and 2‐18), its assignment to 20.5 square
miles of State Trust Land (Table 2‐1 and Figure 2‐3), and the concept
of making any changes to it a "minor" change in the General Plan
(Table 1‐1). Instead, I support retention of the land use categories
for remaining State Trust Land implied by Fig. 5.1.D of the 2010
General Plan.
Marana Study Session Council Meeting 10/08/2019 Page 60 of 88
54 Linda Penwarden page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18
State Land I oppose creation of a new land use category called SPA, Special
Planning Area (pp. 2‐15 and 2‐18), its assignment to 20.5 square
miles of State Trust Land (Table 2‐1 and Figure 2‐3), and the concept
of making any changes to it a "minor" change in the General Plan
(Table 1‐1). Instead, I support retention of the land use categories
for remaining State Trust Land implied by Fig. 5.1.D of the 2010
General Plan.
55 Ted Graydon Land Use State Land I live two blocks south of the State Land that will be annexed by
Marana or Oro Valley and my area is zoned for 3.3 acre minimum lot
size which is why I purchased land and built here. i want to live with
like minded folks and so far I do.
56 Ted Graydon page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18
State Land I oppose creation of a new land use category called SPA, Special
Planning Area (pp. 2‐15 and 2‐18), its assignment to 20.5 square
miles of State Trust Land (Table 2‐1 and Figure 2‐3), and the concept
of making any changes to it a "minor" change in the General Plan
(Table 1‐1). Instead, I support retention of the land use categories
for remaining State Trust Land implied by Fig. 5.1.D of the 2010
General Plan.
57 Judy Graydon page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18
State Land The property directly south of the 885 acre State Land is zoned SR
where I built my retirement home to live amongst like minded
people. We purchased our 3.3 acres in 1997 and were told by Pima
County Planning that the zoning would not change. The 885 acres is
zoned the same as ours and should remain that way perhaps with a
swath of commercial zoning directly along Tangerine. I oppose
creation of a new land use category called SPA, Special Planning Area
(pp. 2‐15 and 2‐18), its assignment to 20.5 square miles of State
Trust Land (Table 2‐1 and Figure 2‐3), and the concept of making any
changes to it a "minor" change in the General Plan (Table 1‐1).
Instead, I support retention of the land use categories for remaining
State Trust Land implied by Fig. 5.1.D of the 2010 General Plan.
58 Diana Campbell Page 2‐8, "Figure 2‐
2" Growth Area;
Page 2.9
State Land This page and "figure" shows the Tangerine State Land in the
Southeast Growth Area, and comments on page 2.9 states "a
significant area of activity" is anticipated in the TSL and shows this
Land Use Category to be re‐zoned as SPA. I oppose and object to
Zoning Category SPA, and oppose and object to zoning which would
allow a significant area of activity. I insist the Marana be consistent
with the TSL's current R1‐144 Suburban Ranch zoning and designate
the parcel "Rural Residential" (RR) for purposes of the plan. This
would stay consistent with current surrounding properties, protect
our property values and keep our rural living which is why we all
moved to this area.
59 Diana Campbell Page 2‐13, Table 2‐
1; Page 2‐14 Figure
2‐3; Page 2‐15, 2‐
16, 2‐17 and 2‐18
State Land I oppose and object to creation of a new land use category for the
TSL called SPA (Special Planning Area) pages 2‐15 through 2‐18 as
well as the idea of making any changes would be classed as a
"minor" change in the General Plan (Table 1‐1) with ideas that it
could easily be developed as a future Master Plan Area. I support
retention of the land use categories for remaining State Trust Land
shown in Figure 5.1.D of the 2010 General Plan; Keeping RR (Rural
Residential) for low density rural uses, as it currently is.
Marana Study Session Council Meeting 10/08/2019 Page 61 of 88
60 Paul Fish Arts and Culture Marana
Platform
Mound Site
The absence of concern for Marana’s important archaeological
remains, particularly those related to the Marana Platform Mound
Site located a short distance northeast of the current town center,
was alarming to me. Previous iterations of the Marana plan have
given recognition to these significant resources and no mention at all
is given to them in the current version. In fact, now the Marana
Mound Site appears to an area cited for residential development
and new road construction. Just two miles north of today’s Marana
city center by way of background, one of the largest prehistoric
towns in southern Arizona is still well preserved in its entirety and its
remains represent one of the most important archaeological sites in
Arizona. Unlike most comparable Hohokam settlements, the surface
of the Marana Mound site has never been plowed for agriculture or
disturbed in any other comprehensive manner. Public buildings in
the form of an earthen platform mound and other community
structures are present at the site’s center. An estimated population
of 800 to 1200 at AD 1250 lived in about 40 surrounding
compounds, each enclosing 10 to 20 adobe rooms inside its own
wall. In recognition of its unique state of preservation, the Pima
County Sonoran Desert Conservation Plan identifies the Marana
Mound site as a high priority for protection. With its ritual
architecture and large cemeteries, the site holds special significance
to the Arizona O’odham descendants. Also, its substantial and
extensive adobe architecture combined with its close proximity to
the Marana exit enhances its potential for future public
61 F. Valdes NA NA How about putting an Aldi store here in Marana. With all the retirees
living here on a fixed income that would be ideal. I’m sure families
would benefit from Aldi savings. It’s an ideal move for this town. Vic
sent to Jason, who sent it to me to enter as a comment into the
website.
62 Richard Kelley Water Resources Water Water availability base on CAP calls for water rationing. Currently
any commercial or housing development must consider the
projected water reductions/rationing
63 Richard Kelley Land Use / State
Land
State Land The loss of State Lands that shift to/for development. State lands
need to be reserved to allow for animal and plant habitat to thrive
64 Richard Kelley Traffic /
Transportation
Roadways Conduct Traffic density study before approval of new developments.
Example: the new Dove Mountain elementary school created heavy
traffic that now must be studied and rectify
65 Richard Kelley Traffic /
Transportation
Roadways Arizona Pavilions traffic is heavily congested due to IH10 interchange
and current rail road traffic! The Contaro road needs to be fixed like
the Ina Road and IH10 where traffic flows over rail and on/off ramps
are designed to facilitate rather than back up traffic for miles. Great
example of a problem to be studied is IH19 south and Ajo road
where traffic is backed up to IH 10 for vehicles exiting onto Ajo every
evening
66 Richard Kelley Economic Vitality Commercial
development
City of Marana and Chamber of Commence must advocate the
commercial development of business like restaurants east of IH10
using Tangerine and Twin Peaks/ Dove Mountain and Thornydale.
Need to advocate to use empty commercial buildings like those at
Dove Mountain shopping center
Marana Study Session Council Meeting 10/08/2019 Page 62 of 88
67 Richard Kelley Transportation Roadways Use of current or future road materials that allow extended use
instead of being constantly asphalt patched
68 Richard Kelley Transportation Roadways Replace Moore road after being use as alternate route for traffic
especially heavy trucks
69 Richard Kelley Transportation Roadways Use of roundabouts versus stop sign or light control at intersections.
Requires LEO to focus on those who don’t understand the rules of
use
70 Richard Kelley Public Safety Response
times
Higher future development does not consider a greater need for
shorter response time for first responders
71 Richard Kelley page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18
State Land I oppose creation of a new land use category called SPA, Special
Planning Area (pp. 2‐15 and 2‐18), its assignment to 20.5 square
miles of State Trust Land (Table 2‐1 and Figure 2‐3), and the concept
of making any changes to it a "minor" change in the General Plan
(Table 1‐1). Instead, I support retention of the land use categories
for remaining State Trust Land implied by Fig. 5
72 Andrew
Swarthout
Page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐15; page 2‐
18
State Land I strongly oppose the creation of Special Planning Area ("SPA") as
defined on pp 2‐15 and 2‐18, particularly with respect to its
application to State Trust Lands (Table 2‐1 and Figure 2‐3), and the
concept of making any changes to these lands to be a "minor"
change. These State Trust Lands have unique characteristics;
therefore, any changes will not be "minor" in nature. Instead, I
strongly support the retention of the current land use categories
stipulated in Figure 5.1.D of the 2010 General Plan.
73 Renate Ramirez Page 2‐13, Table 2‐
1; Page 2‐14 Figure
2‐3; Page 2‐15, 2‐
17 and 2‐18
State Land I strongly oppose and object to creation of a new land use category
for the TSL called SPA (Special Planning Area) pages 2‐15 through 2‐
18 as well as the idea of making any changes would be classed as a
"minor" change in the General Plan (Table 1‐1) with ideas it could
easily be developed as a future Master Plan Area. I support retention
of the land use categories for remaining State Trust Land shown in
Figure 5.1.D of the 2010 General Plan; keeping RR ( Rural
Residential) for low density rural uses, as it currently is.
74 Renate Ramirez Page 2‐8, "Figure 2‐
2" Growth Area;
Page 2.9
State Land This page and "figure" shows the Tangerine State Land in the
Southeast Growth Area, and comments on page 2.9 states "a
significant area of activity" is anticipated in the TSL and shows this
Land Use Category to be re‐zoned as SPA. I oppose and object to
Zoning Category SPA, and also oppose and object to zoning which
would allow a significant area of activity. I insist Marana Town be
consistent with the TSL's current R1‐144 Suburban Ranch zoning and
designate the parcel "Rural Residential" (RR) for purpose of the plan.
This would stay consistent with the current surrounding properties,
protect our property values and keep our rural area that we all
choose to live in.
Marana Study Session Council Meeting 10/08/2019 Page 63 of 88
75 Jane Buckman State land on
Tangerine Rod
State Land My husband and I moved to the area just south of the State Land on
Tangerine Road over thirty six years ago. It is a rural neighborhood
with horses, dirt roads, mostly dark sky, quiet and free of traffic. The
land in question is a pristine, untouched desert environment with
diverse protected animals and plants. And in spite of the fact that we
have little water and there are plenty of undeveloped lots and
unrented or unsold establishments within areas already zoned for
building, we continually to spread out. In our current culture most
choose the opportunity to make money by encouraging
development rather then protect what it is that makes this earth
beautiful. I appeal to anyone who can make a difference to please
consider the following; 1. Use the land as a nature park like Tohona
Chul or Desert Museum. 2. Or NO to LOW density building, single
residences, same as neighboring areas. 3. Commercial limited to
roadside on Tangerine, No industrial buildings. 4. Open spaces using
natural environment….and large buffer zones for animals to
continue to use washes. 5. Roads only open to main roads of
Thorneydale and Tangerine, not into adjacent rural neighbors. 6.
Low lights, covered or omitted.
76 Ron Hill General NA I took the time to go over the draft plan several times. I found the
plan to be very well written and organized. This is one of the best
technical documents I have read. The document was easy to read.
The general public will have no trouble following the document.
I was unable to find any inconsistencies. More than once I thought I
had found something just to find it addressed a little further on.
My only specific comments are related to the figures in the
document:
77 Ron Hill Table 1‐1 on page
1‐11
Technical edit Table 1‐1 on page 1‐11 needs a legend similar to the one shown on
figure 2‐3 on page 2‐15. The general public probably would not be
able to understand the figure without it.
78 Ron Hill Page 4‐7 Technical edit The El Rio Reserve Plan shown on page 4‐7 is very difficult to follow.
The font is too small.
79 Ron Hill General Implementati
on schedule
I have one general comment:
The implementation schedule for the short term element seems
aggressive given the limited staff Marana has available. I assume
some consultant support will be required to get it accomplished in
the limited timeframes.
All in all, I am very impressed with the document.
80 Terri Young General NA Thank you for the comprehensive review of possibilities for Marana
for the future. I am concerned about 3 things:
81 Terri Young Water Resources Water 1. Responsible growth that accounts for limited water resources.
Housing seems to spring up daily on and around Dove Mountain,
where I live. Requiring new developments to install water saving
devices is essential.
82 Terri Young Transportation Secondary
connection to
Dove
Mountain
2. We at the Highlands at Dove Mountain, need egress, not at the
end of Marana's expansion, but at the beginning of any
development projects, both for safety (traffic flow) and emergency
fire exits.
Marana Study Session Council Meeting 10/08/2019 Page 64 of 88
83 Terri Young Conservation State Land 3. The area to the W of the Highlands needs to be protected from
building and expansion. I understand that most of this is state
property; nevertheless, it is habitat for an entire bio‐sphere:
coyotes, javelinas, lizards, bird, etc., etc. When we have removed all
of the wild habitat, we lose our animals and yes, we also lose what
makes us human. We lose what makes this area very special.
84 Debra Gordon Figure 2‐3 (on
page 2‐14) and any
other relevant
pages
State Land I object to the inclusion of approximately 885 acres of land owned
by the State of Arizona that is located north and south of Tangerine
road and bordered on the North, East, West and South, respectively,
by Moore Road, Thornydale Road, Shannon Road and Camino del
Norte (referred to as the “Tangerine State Land”) within Marana’s
planning boundary. If such parcel continues to be included within
Marana’s planning boundary, I further object to any land‐use
designation of the Tangerine State Land that does not align in all
material aspects with the land‐use designation (i.e., Suburban
Ranch) set by the now‐controlling jurisdiction (i.e., Pima County).
People residing outside Marana receive no formal notice of
Marana’s actions, rely on land‐use planning of the then controlling
jurisdiction, and believe those land‐use restrictions are meaningful
and enforced against everyone ‐ even an abutting municipality. As a
result, Marana, insidiously, can push, and has pushed, through
“planning designations” on property outside their jurisdiction that
adversely affect landowners in adjoining jurisdictions who have had
no notice and have relied to their detriment on land‐use
designations that Marana willfully ignores. The Tangerine State Land
has been the subject of decades of objective, science‐based
conservation planning by Pima County. The parcel is described,
among other things, as “lands of high environmental quality” and
subject to “multiple layers of conservation designations” (see, e.g.,
letter, dated December 6, 2017, to Mayor Satish Hiremath and Oro
Valley Town Council from Ms. Carolyn Campbell, Director, Coalition
85 Diana Campbell Page 2‐46, Goal BD‐
20, Policy BE 20‐3;
Page 2‐47, Policy
BE 20‐5, Policy BE
20‐9
State Land I oppose and object to Developers and Investors taking private land
for any transportation improvements. I oppose and object to the
acquisition for right‐of‐ways through development exactions. If the
State Land is to be rezoned and developed, the area is huge, use
State Land for roads and right of ways, not take private land from
the residents. We bought the property for the rural life and do not
want roads going through our property. We don't want
transportation infrastructure development encroaching on our
current roadways. We don't want through roads entering or exiting
the new development into our neighborhood; No access to or from
Camino del Norte nor Camino de la Tierra.
86 Diana Campbell Page 2‐47, Goal BE‐
21, Policy BE 21‐2,
Policy BE 21‐4
State Land Strongly oppose and object to the acquisition of private land for
right of ways through exactions and development agreements. Use
the State Land for the roads necessary in this development. Strongly
oppose and object to the idea that new development would provide
mitigation for traffic impacts to existing roads; We do not want
existing roads (IE Camino del Norte nor Camino de la Tierra) to be
considered an avenue for the new development in the Tangerine
State Land. Separate roads within the development should be used,
without access to Camino del Norte nor Camino de la Tierra;
Development roads should be entered and existed on the main
roads, ie Tangerine and Thornydale roads only.
Marana Study Session Council Meeting 10/08/2019 Page 65 of 88
87 Diana Campbell Page 2‐48, Policy
BE 21‐5, Policy BE
21‐6, Page 2‐49,
Policy BE 23‐4
Future
circulation
network
Object and oppose to the idea of future expansion and upgrading of
current arterial and/or collector roads rather than constructing new
roadway infrastructure. The new development should have it's own
transportation infrastructure with access only to Tangerine and
Thornydale, and no through streets to Camino del Norte nor Camino
de la Tierra. This would cause a horrible increase of traffic into the
existing neighborhoods. With 2 schools off of Naranja / La Cholla
area, this would ruin or rural neighborhoods with a huge increase in
traffic. There should be no access in or out of the development on
the Tangerine State Land to the existing neighborhoods.
88 Dennis Campbell Page 2‐8, "Figure 2‐
2" Growth Area;
Page 2.9
State Land This page shows the TSL in the Southeast Growth Area‐‐on page 2.9
states this area is anticipated as a "significant area of activity" and
shows a Land Use Category to be re‐zoned as SPA. I oppose to
Zoning Category SPA, and object to zoning which would allow a
significant area of activity. I insist Marana be consistent with the
TSL's current R1‐144 Suburban Ranch zoning and designate the
parcel as Rural Residential (RR) for purposes of the plan. This would
stay consistent with current surrounding properties, protect our
property values, and keep our rural living which is why we all moved
to this area.
89 Dennis Campbell Page 2‐13, Table 2‐
1; Page 2‐14 Figure
2‐3; Page 2‐15, 2‐
16, 2‐17 and 2‐18
State Land I oppose and object to creation of a new land use category for the
TSL called SPA (Special Planning Area) pages 2‐15 through 2‐18 as
well as the idea of making any changes that would be classed
"minor" changes in the General Plan (Table 1‐1) with ideas that is
could easily be developed into a future Master Plan Area. I support
retention of the land use categories for remaining State Trust Land
shown in Figure 5.1.D of the 2010 General Plan; keeping RR (Rural
Residential) for low density rural uses, as it currently is.
90 Dennis Campbell Page 2‐46, Goal BE‐
20, Policy BE 20‐3;
Page 2‐47, Policy
BE 20‐5, Policy BE
20‐9
State Land I oppose and object to Developers and Investors taking private land
for any transportation improvements. I oppose to the acquisition for
right‐of‐ways through development exactions. If the State Land is to
be rezoned and developed, the area is large enough that this land
has room for it's own roads and right of ways, not take private land
from the residents. We bought the property for the rural way of life
and do not want roads and traffic going through our property and
devaluing our home and property. We do not want transportation
infrastructure development encroaching our our current rural
roadways. We don't want through roads entering or exiting the new
development into our neighborhood; No access to or from Camino
del Norte nor Camino de la Tierra.
Marana Study Session Council Meeting 10/08/2019 Page 66 of 88
91 Dennis Campbell Page 2‐47, Goal BE‐
21, Policy BE 21‐2,
Policy BE 21‐4
State Land I strongly oppose and object to the acquisition of private land for
right‐of‐ways through exactions and development agreements. Use
the State Land for the roads necessary in this development. I
strongly oppose and object to the idea that new development would
provide mitigation for traffic impacts to existing roads; we do not
want existing roads (ie Camino del Norte nor Camino de la Tierra) to
be considered an avenue for the new development in the Tangerine
State Land. Separate roads within the development should be used,
without access to Camino del Norte nor Camino de la Tierra; Roads
into and out of the new development should only be accessed on
the main roads, ie Tangerine and Thornydale roads.
92 Dennis Campbell Page 2‐48, Policy
BE 21‐5, Policy BE
21‐6, Page 2‐49,
Policy BE 23‐4
Future
circulation
network
I strongly oppose and object to the idea of future expansion and
upgradingor current arterial and/or collector roads rather than
constructing a new roadway infrastructure for the new development
in the Tangerine State Land. The new development should have it's
own transportation infrastructure with access only from Tangerine
and Thornydale roads, much like the Sky Ranch Development off of
Thornydale Road. There should be no through streets from the
development to Camino del Norte nor Camino de la Tierra. This
would cause a horrific increase in traffic into the existing rural
neighborhoods. WIth 2 schools off of Naranja / La Cholla area, this
would ruin our rural neighborhoods. There should be no access in or
our of the Tangerine State Land development to the existing south
neighborhoods.
93 John Anderson BE 21‐3 & BE 21‐4 Traffic It seems to me that these issues ( Re: Traffic reports and new
development mitigation for traffic impact on existing roads) should
be “Ongoing” rather than in the “Mid‐term” column. For instance,
the area around Arizona Pavilions and Cortaro is going to be severely
impacted by the addition of 600+ new residences in the next few
months. There seems to be little or no interest in mitigating the
increased traffic, especially on Arizona Pavilions at Cortaro. This will
happen other areas and this is why these items need to be on‐going.
94 Diana Barnes Future Land Use
Map Figure 2‐3,
Future Land Use
Categories Table 2‐
1
State Land The Tortilita Preserve is categorized as in the Special Planning Area.
It is then listed under Minor Amendment and can be
developed/rezoned by a simple majority vote. The pristine land in
northeast Marana needs better protection and oversight.
95 Christie Swarthout page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18
State Land I oppose the creation of a "SPA" category for the following reasons:
1) the Tortolita preserve plan would be jeopardized by granting
Marana Carte Blanche to modify the management of these sensitive
and unique environments, 2) the State Lands were designated as
being part of the preserve due to a) sensitive sheet‐flow flood plain
dynamics; b) water table fluctuations subject to even low density
development and c) pressures on biodiversity as a consequence of
these impacts. Respectfully, I do not feel the Town of Marana is
qualified to alter the low density plan envisioned by Torolita Plan
with such a general mandate envisioned by the "SPA" language to
alter zoning densities without more scrutiny. The Thornydale‐
Tangerine ("TSLD") issue is a crucial example of the broader problem
with the "SPA" concept as described in the references cited above.
Please feel free to contact me for further input.
Marana Study Session Council Meeting 10/08/2019 Page 67 of 88
96 Michael O'Dell Land Use State Land I think that the land use categories for the Tangerine Corridor and
the Tortolita Preserve should be remain as they are now. Increased
density will not make Marana more livable and will destroy one of
the important reasons that people choose to live here, which is the
proximity to the natural desert landscapes.
97 Nick Anderson Recreation Recreational
opportunities
An urban lake with fishing opportunities in Marana. There use to be
fishing in Marana at Anways pond near where is now the Marana vet
clinic and at Post pond near what is now the Veterans cemetery also
at Humms pond near Wentz and Greer. And the old pay fishing
canals that Wong use to have. Can you bring fishing back to Marana?
98 Debra Childers State Lands / Land
Use
State Land We live in Coyote Estates, which is next to the 302 acre state land
parcel. All 17 homes are 3.3 acres or larger. We bought into this area
in 2000 because of the rural environment. When Oro Valley wanted
to annex the state land and had a Master Plan to add 3000+ homes,
commercial, etc, all the surrounding neighbors fought that tooth &
nail. The state land is pristine, sensitive Sonoran desert, full of
wildlife, riparian areas, majestic saguaros and mature trees. We are
responsible to protect and preserve this land. Density should be
maintained as a minimum the same as surrounding areas, such as
our 3.3 acres/home. Great care should be taken to preserve wildlife
corridors and save the existing native plants. Mature trees are very
beneficial to the environment, cleaning and cooling the air, retaining
moisture, providing homes for wildlife, and increasing property
values. We are very interested in seeing Marana's master plans for
this land, and will welcome new neighbors, if the plans are sensitive
to our environment and supported by the current residents.
99 Debra Gordon Figure 2‐3 on page
2‐14 and relevant
textual sections
State Land The Tortolita Preserve is no longer designated in the "2040 Future
Land Use" plan. Marana residents and nearby others relied on the
longevity of the Tortolita Preserve lease when purchasing homes or
otherwise making land‐use decisions in the area. Marana should
abide its past commitments to its constituents and keep the Tortolita
Preserve at least for the full term of the lease (if not permanently).
The new "Special Planning Area" designation that covers the current
preserve appears to be an underhanded way for Manana and the
Arizona State Land Department to create a process leading to
relatively easy high‐density and commercial rezoning of
environmentally‐sensitive land under the noses of unsuspecting
and/or uninformed landowners.
100 Dr. and Mrs. Ed
and Susan Lovejoy
Page 44‐45
Tangerine and
Thornydale 885
Acres
State Land We object to designation of the Tangerine State Land as “Special
Planning Area,” and insist that Marana be consistent with the
Tangerine State Land’s current R1‐144 (Suburban Ranch) zoning and
designate the parcel “Rural Residential” for purposes of the Plan. We
also insist that Marana apply the Plan amendment processes in
Table 1‐1 of the proposed Plan to change the Rural Residential
designation.
Marana Study Session Council Meeting 10/08/2019 Page 68 of 88
101 Hilary Jones‐
Wujcik
State Land State Land I object to designation of the Tangerine State Land as "Special
Planning Area". I insist that Marana be consistent with the Tangerine
State Land's current R1‐144 (Suburban Ranch) zoning and designate
the parcel "Rural Residential" for purposes of the plan and I insist
that Marana apply the Plan amendment processes in Tabke 1‐1 of
the proposed Plan to change the Rural Residential designation. This
is in regards to the Tangerine State Land.
102 Robin Davis Figure 2‐3 on page
2‐14
State Land The town of Marana's proposed 2040 General Plan includes State
Trust Land along Tangerine Road. The Plan designates the State
Trust Land as a “Special Planning Area.” This designation will
override the current low‐density, residential‐only zoning of the State
Trust Land, specifically the 885 acres at Tangerine/Thornydale that is
included in Marana's planning area. The "Special Planning Area"
designation sets the stage to bypass numerous processes that might
otherwise help protect the homeowner/neighbor's property rights
and give neighbors additional input into future Tangerine State Land
land uses and rezoning. The Tangerine State Trust Land is part of the
Tortolita Fan. The land been designated as environmentally sensitive
lands containing significant vegetation and wildlife. I urge the town
to review Pima County's Conservation Plan as it applies to these
lands. Carolyn Campbell of the Coalition for Sonoran Desert
Protection has been very involved with some of this land and has
made recommendations to Oro Valley on the development of the
885 acres (if annexed, now on hold per ASLD). As a homeowner on a
1+ acre lot very near the Tangerine State Trust Land, I strongly
OPPOSE the designation of "Special Planning Area" and urge the
town of Marana to keep the existing land designations for the
Tangerine State Trust Land in order to 1) protect neighboring
landowners rights, 2) give neighbors a voice in the development of
the land and 3) ensure protection of environmentally sensitive lands
in the area.
103 Hilary Jones‐
Wujcik
Table 1‐1 State Land Vic Hathaway forwarded me this comment. I live in the
neighborhood south of the 500 acre state land parcel. I object to
designation of the Tangerine State Land as "Special Planning Area". I
insist that Marana be consistent with the Tangerine State Land's
current R1‐144 (Suburban Ranch) zoning and designate the parcel
"Rural Residential" for purposes of the plan and I insist that Marana
apply the Plan amendment processes in Table 1‐1 of the proposed
Plan to change the Rural Residential designation. Thank you, Hilary
Jones‐Wujcik, 3650 W. Sahuaro Divide, Tucson, AZ. 85742
Marana Study Session Council Meeting 10/08/2019 Page 69 of 88
104 Russell Alimena State Land State Land (i) I object to designation of the Tangerine State Land as “Special
Planning Area,” (ii) I insist that Marana be consistent with the
Tangerine State Land’s current R1‐144 (Suburban Ranch) zoning and
designate the parcel “Rural Residential” for purposes of the Plan,
and (iii) I insist that Marana apply the Plan amendment processes in
Table 1‐1 of the proposed Plan to change the Rural Residential
designation. I also insist that Marana make no changes from the now‐
effective general plan (adopted in 2010) as it relates to the
Tangerine State Land. In that case, the Tangerine State Land is
designated Low‐Density Residential, which allows higher density
development than is currently allowed under Pima County zoning.
We are a rural low density community hell bent on keeping it that
way. High density building will disrupt every aspect of what rural life
is. I know you are looking at dollar signs but we are looking at
preserving a way of life. Please be aware that we are willing to look
at fair and reasonable development but will not be robbed of our
way of life without a fight. Thank you for consideration.
105 Mark Coppola State Land State Land I am opposed to any changes to the General Plan or zoning that
would increase the use or density of the Tangerine State Land (TSL)
currently being offered for annexation by the Arizona State Land
Department. I am also opposed to designating this a "Special
Planning Area." Existing R1‐144 (Suburban Ranch) or a Rural
Residential designation is the only zoning that is compatible with the
surrounding neighborhoods. I urge you to listen to your local
constituents and their neighbors in regard to this land, and not to
out‐of town entities. We the people who live here should have a
greater voice in what happens to this land. The TSL is currently
surrounded by low‐density properties whose owners enjoy the rural
lifestyle that they selected when they purchased their properties.
Dumping high‐density housing in the middle of this neighborhood
will destroy our quality of life and reduce our property values. The
increased traffic, night light, and sheet flooding will be detrimental
to surrounding neighbors, in addition to destroying a square mile of
pristine, Sonoran desert.
106 Corey Hoen General NA This is a quality long term plan for growth in the community. I realize
that not everyone likes growth, but Marana is prime for success. The
Town has done a great job managing and planning for growth, which
has allowed us to enjoy many amenities. I hear my neighbors always
asking for more restaurants, shopping, entertainment, etc. but they
don’t always understand that to get all that, we need to grow. This
plan does just that. My family STRONGLY supports this plan for long
range managed growth.
107 Anthony DiRusso 2‐2 Tangerine
State Land
State Land As a long time resident area resident, I 'm very concerned about
Marana's intention to annex the Tangerine State Land parcel on N.
Thornydale and Tangerine Roads. Any zoning other than low density
residential will have, I believe, a negative effect on my property
value and , more importantly my quality of life. I truly hope the
Town of Marana will consider the impact it's future decisions will
have on it's neighbors, and act in a way that will respect the unique
desert setting we all cherish. Thank you for your time and
consideration.
Marana Study Session Council Meeting 10/08/2019 Page 70 of 88
108 Karen Merodias 2‐13 ‐2‐18, 2‐6, 2‐
16, 2‐18, 3‐7, 3‐35
State Land I had filed comments previously regarding the Annexation and
rezoning of the State Land bounded by Tangerine, Thornydale,
Camino Norte, Moore Rd Camino de la Tierra. SPA zoning is
unacceptable for this area, it is currently Rural and should remain
Rural. This is a natural Habitat for many wild creatures and a
ironwood forest. Please keep in mind your Goal PC‐20. Over
developing this area will create increased flooding to the South and
displace many creatures.
109 Diana Barnes Page 1‐10 State Land Hundreds of acres of natural green space including the Tortolita
Preserve and the 885 acre as between Oro Valley and Marana
should not be classified as MINOR in theSPA, special planning area.
This means these lands will have less protection and can be re‐zoned
quickly by developers and lost forever. Please classify these lands,
the Tortolita Preserve and the 885, as MAJOR to better protect them
for the children’s children of 2040
110 Jill Kismet Page 2‐38
Policy BE 6‐3
Open space I support this policy. As mentioned in the introduction of this
document, people chose to live in Marana for the pristine Sonoran
desert. Open space preserves are what will support the continuation
of Marana as a place that others want to live vs choosing downtown
Tucson, or even the Phoenix area. People are specifically coming
here for the pristine desert, no other reason.
111 Jill Kismet Page 3‐7 State Land Tangerine Corridor I strongly disagree with the land use ideas
promoted here. Just a short drive down Tangerine Park we have
"innovation park" which has largely failed to be the tech nub of
south Tucson. If future businesses want to be involved, there is
plenty of appropriated land for this vision. Tangerine is high
succession desert, impossible to replicate, with high wildlife and
plant value. Destroying it for high‐density housing, business
campuses and hotels is a poor use of the resource that Marana has.
Instead, use cotton fields or "spoiled" desert by the outlets or city
center to fulfill your dreams. Marana has plenty of trashed desert to
use, and YOU are in the position to dictate terms to developers‐not
the other way around.
112 Jill Kismet Page 4‐15 Conservation Conservation Element I support this policy. In fact, I think it is
imperative that before future development is recommended by this
plan that YOU DO merge all the natural resource plans and
documents together as your suggested. The habitat value for
wildlife, the 200 yr old saguaros in an old growth desert, the fan's
protection from flooding are all considerations that don't appear to
be a priority to Marana as noted by recent unabated and destructive
blading at the corner of Camino Manana and Tangerine. Your paving
paradise to put up a parking lot.
113 Jill Kismet Page 4‐19
Policy RS 2‐4
Conservation I support this policy. After you completed in‐depth studies from 4‐15
and merged conservation plans it will be clear and necessary to
suggest that AZ be encouraged to create a preserve in some areas vs
selling to private development, particularly in the high quality desert
on Tangerine.
Marana Study Session Council Meeting 10/08/2019 Page 71 of 88
114 Jill Kismet Page 4‐24
Policy RS‐11 and
12
Conservation I strongly disagree with these policies as they do not DEFINE actual
protections for some of the highest quality desert in AZ, rather they
just "evaluate" and provide protections for "washes" which means
large swaths will be eliminated to high density housing/business/etc.
Marana needs to re‐examine why it would support elimination of
the only driver of people to this area, it's natural beauty. Marana has
significant areas in lowlands that can support high intensity
development that you are suggesting.
115 Jill Kismet Land Use /
Conservation
State Land In conclusion, the plan is vast and has dreamy far‐reaching goals‐
that's fantastic and inspiring. However, I don't support any rezoning
on Tangerine where pristine desert exists‐let's stick to the old plan.
Its future development should remain low density as it was originally
zoned for‐we will vote it out of the plan as citizens. Protection of the
Tortolita Preserve should be extended and the land density
increased with purchases from private landowners and the state to
preserve this unique ecosystem that we live in. Let's be honest,
Troon and North Scottsdale are some of the most desirable places to
live in within AZ due to it's fervent dedication to conservation of
open space and few massive master planned communities.
Marana/Dove Mountain are in that category and have the
opportunity to retain that desirability‐BUT if the city greedily
destroys it's only asset‐the open desert‐what's left for Marana?!
116 Kevin Kismet page 1‐11, Table 1‐
1; page 2‐13 Table
2‐1; page 2‐14
Figure 2‐3; page 2‐
15; page 2‐18.
page 4‐10 Table 4‐
1; page 3‐17 Figure
3‐2; page 2‐14
Figure 2‐3
State Land I oppose creation of a new land use category called SPA, Special
Planning Area (pp. 2‐15 and 2‐18), its assignment to 20.5 square
miles of State Trust Land (Table 2‐1 and Figure 2‐3), and the concept
of making any changes to it a "minor" change in the General Plan
(Table 1‐1). Instead, I support retention of the land use categories
for remaining State Trust Land implied by Fig. 5.1.D of the 2010
General Plan. Very tricky Marana...we certainly will make the voters
aware of your first step in a multi‐step plan to blade the pristine
desert for the greed of developers, commerce and hypothetical need
to fill the Marana coffers. able 4‐1 indicates that the 9.7 mile
Tortolita Preserve Trail will be retained. However, Tortolita Preserve
is not shown in Figure 3‐2, Parks and Recreation. Further, the region
of the Tortolita Preserve is shown as being assigned a land use
category of Special Planning Area, where any mix of commercial and
residential land use would be permitted. I have previously
commented that I oppose the creation and use of “Special Planning
Area” in its entirety. With this comment I am opposing the apparent
elimination of the Tortolita Preserve and favor its retention as
Parks/Open Space, as it was in Fig. 5.1.D of the 2010 General Plan.
117 Kay Hayworth Land Use State Land I support the retention of existing land use categories on the
Tangerine Corridor (2 houses per acre) and Tortolita Preserve (100%
open space.
Marana Study Session Council Meeting 10/08/2019 Page 72 of 88
118 Maria Iannone Figure 2‐3 on page
2‐14 and relevant
test
State Land The Tortolita Preserve is no longer designated in the 2040 Future
Land Use Plan. Marana residents and nearby others relied on the
longevity of the Tortolita Preserve ease when purchasing homes or
otherwise making land use decisions. Marana should abide its past
commitments to it constituents and keep the Tortolita Preserve
permanently. The new Special Planning Area designation that covers
the current preserve appears to be a way for Marana and the
Arizona State Land Department to create a process leading to
relatively easy high‐density and commercial rezoning of
environmentally sensitive land, thereby robbing existing,
uninformed, and/or unsuspecting homeowners of property values,
quality of life (based on the impact of a change to high density and
commercial zoning), and safety.
119 Maria Iannone Figure 2‐3 on page
2‐14 or any other
relevant pages
State Land I object to the inclusion of approximately 885 acres of land owned
by the State of Arizona that is located north and south of Tangerine
Rd and bordered on the North, East, West and South, respectively,
by Moore Rd, Thornydale Rd, Shannon Rd, and Camino del Norte
(referred to as the Tangerine State Land) within Marana’s planning
boundary. If such parcel continues to be included within Marana’s
planning boundary, I further object to any land use designation of
the Tangerine State Land that does not align with the current land‐
use designation (i.e. Suburban Ranch) set by the now‐controlling
jurisdiction (i.e. Pima County). People residing outside Marana
receive no formal notice of Marana’s actions, rely on land‐use
planning of the controlling jurisdiction, and believe those land‐use
restrictions are meaningful and enforced against everyone – even an
abutting municipality. As a result, Marana, insidiously, can push, and
has pushed, through planning designations on property outside their
jurisdiction that adversely affect landowners in adjoining
jurisdictions who have had no notice. The development of the
Southeast corner of Tangerine and Thornydale is a prime example.
That development significantly impacted the downstream
watershed, increased traffic, contributed to light pollution, and
destroyed environmentally sensitive vegetation and wildlife habitat.
The Tangerine State Land has been the subject of decades of
objective, science‐based conservation planning by Pima County. The
parcel is described, among other things, as “lands of high
environmental quality” and subject to “multiple layers of
Marana Study Session Council Meeting 10/08/2019 Page 73 of 88
120 Sandra Wilson 2 ‐ 14 and any
other relevant
pages
State Land We do not support the following parts of Marana’s proposed update
to their 2040 General Plan: a) Inclusion of the 885‐acre “Tangerine
State Land” owned by the Arizona State Land Department within
Marana’s development area; b) Designation of this “Tangerine State
Land” as a Special Planning Area, as this opens it up to higher density
development. If the parcel is included in Marana’s updated General
Plan, then Marana should be consistent with the parcel’s current R1‐
144 zoning and designate it Rural Residential. Marana should
acknowledge and accommodate the neighborhood residents, who
purchased their homes and properties because of the views,
tranquility, and abundant wildlife the area affords. Development
under a Special Planning Area will transform this area into a less
desirable neighborhood and negatively affect our property values.
The 885‐acre “Tangerine State Land” is currently zoned low‐density
and Marana should respect that designation by either leaving it out
of the Marana development area in their 2040 General Plan
altogether, or by showing it in the General Plan as Rural Residential.
Thank you, Sandy Wilson Ben Wilson Neighbors at 11320 N. Shadow
Vista Place, Oro Valley
121 Richard & Cynthia
Osier
Page 1‐10 State Land Change to MAJOR. Table 1‐1 shows SPA, Special Planning Area (the
ASLD or State Trust Land designation) is all proposed to be MINOR.
The 20.5 square miles of ASLD, including the 885 acres adjacent to
our properties, is proposed to have SPA zoning through the
proposed General Plan. We do not want this to happen as we
purchased our properties based upon the zoning of the land in and
around our properties . The other thing we would like to change is
the MPA listed on the table as it is mostly listed as MINOR. We want
to request that to be changed to MAJOR. Why do we want this
changed? We want our neighborhood and others like us to be heard
as Marana works with the State Land Department on the
development process. Under a minor designation the General Plan
says it simply has to pass the Town Council by a simple majority
vote. This would greatly reduce the ability of the property owners
paying some of the highest property tax rates in the region to have a
voice in the process. For more clarification also see page 2‐15
though 2‐18, see map/figure 2‐3. We Request that the zoning on the
885 acres remain as it currently stands. No change to the zoning
through the new General Plan process.
122 Barbara Pettit State Land State Land I object to the designation of the Tangerine State Land as “Special
Planning Area,” and I insist that Marana be consistent with the
Tangerine State Land’s current R1‐144 (Suburban Ranch) zoning and
designate the parcel “Rural Residential” for purposes of the Plan,
and I insist that Marana apply the Plan amendment processes in
Table 1‐1 of the proposed Plan to change the Rural Residential
designation. The beautiful desert we enjoy daily adds to the rural
environment we chose to raise our families in. This addition will
destroy the desert, and will add so much traffic (especially on
Camino de la Tierra) and we won’t be able to safely walk or ride
horses anymore. Please don’t ruin our neighborhood with hundreds
of houses. Keep the zoning and keep the desert.
Marana Study Session Council Meeting 10/08/2019 Page 74 of 88
123 Diana Barnes 2‐15, 2‐18,
map/figure 2‐3
State Land Make Marana 1940? Unlimited land to develop and no worries
about a hotter planet. That was then, this is now. Phoenix’s night
time temperature has increased by nine degrees and the city is
desperate not to become unlivable. Shall Marana become Phoenix in
twenty years with concrete and asphalt choking what’s left of
natural desert? Marana needs to protect the limited pristine lands in
the NW, including the Tortolita Preserve and the 885 from State
Trust Land by not allowing it to be easily rezoned and ultimately
bladed. This is what STL proposed doing through their manipulation
of Oro Valley. The Special Planning Area is Not MINOR, allowing it to
be rezoned with a simple majority vote. This is some of the last
remaining pristine land, providing habitat and water retention and
cleaner air for NW Tucson. Please classify it as MAJOR and give it
stronger protection. Once it’s gone, it’s gone. The children of 2040
will thank you.
124 Jeff Blau Page 44 State Land I object to the designation of the 885 acres of Tangerine State Land
as a "Special Planning Area". I insist that Marana be consistent with
the Tangerine State Lands current R‐144 (Suburban Ranch) zoning
and designate the 885 acre parcel "Rural Residential" for purposes of
the plan. I also insist that Marana apply the Plan amendment
process in Table 1‐1 of the proposed Plan to change the Rural
Residential designation.
125 Adriana Marinez Page 2‐56
Policy BE 35‐2
Technical edit Regularly communicate with private utilities regarding Town
expansion plans.
Comment: TEP representatives regularly attend Pima County’s
“regional coordination meetings,” which include representatives
from Marana. We also welcome further one‐on‐one meetings to
discuss town expansion plans.
126 Adriana Marinez Page 4‐17
Energy Element
Technical edit The two energy providers in Marana are Tucson Electric Power and
Trico Electric Cooperative. These suppliers provide power from coal,
nuclear generators, natural gas, solar photovoltaic, and
hydroelectric power plants.
Comment: Please add wind turbines to the list. TEP does not
generate nuclear or hydroelectric power; however, we do purchase
energy on the market, which may come from those sources.
127 Adriana Marinez Page 4‐25
Policy RS‐14.1
Technical edit Develop a strategic plan to ensure coordination between the Town
of Marana and power utility companies for future growth capacity
needs.
Comment: TEP has many processes where we evaluate future
energy needs in the communities we serve. We welcome further
opportunities to collaborate with the Town.
128 Adriana Marinez Policy RS‐14.2 Technical edit Work with Tucson Electric Power and Trico Electric Cooperative to
develop educational material for energy conservation and energy‐
saving tips that can be distributed to the community.
Comment: TEP has existing energy efficiency resources and materials
available for customers that we would be happy to distribute at
community outreach events. We are also happy to provide them to
the Town or community organizations for further distribution.
Marana Study Session Council Meeting 10/08/2019 Page 75 of 88
129 Wayne Siros Page 2‐14 State Land Figure 2‐3 on page 2‐14 and relevant test The Tortolita Preserve is
no longer designated in the 2040 Future Land Use Plan. Marana
residents and nearby others relied on the longevity of the Tortolita
Preserve ease when purchasing homes or otherwise making land use
decisions. Marana should abide its past commitments to it
constituents and keep the Tortolita Preserve permanently. The new
Special Planning Area designation that covers the current preserve
appears to be a way for Marana and the Arizona State Land
Department to create a process leading to relatively easy high‐
density and commercial rezoning of environmentally sensitive land,
thereby robbing existing, uninformed, and/or unsuspecting
homeowners of property values, quality of life (based on the impact
of a change to high density and commercial zoning), and safety.
Figure 2‐3 on page 2‐14 or any other relevant pages I object to the
inclusion of approximately 885 acres of land owned by the State of
Arizona that is located north and south of Tangerine Rd and
bordered on the North, East, West and South, respectively, by
Moore Rd, Thornydale Rd, Shannon Rd, and Camino del Norte
(referred to as the Tangerine State Land) within Marana’s planning
boundary. If such parcel continues to be included within Marana’s
planning boundary, I further object to any land use designation of
the Tangerine State Land that does not align with the current land‐
use designation (i.e. Suburban Ranch) set by the now‐controlling
jurisdiction (i.e. Pima County). People residing outside Marana
130 David Bowerman Pages 23, 38, 39,
44, 71, 102, 130,
131
State Land My wife and I moved to Dove Mountain in February of 2018, after
having lived in Oro Valley since 1997. I have lived in either
Ajo/Tucson/Oro Valley/Marana for the past 60 years. I am a 5th
generation Tucsonan. We enjoy biking, walking and especially hiking
the fantastic trail system we have here in Marana. The Wild
Burro/Tortolita Trails are amazing. Well signed and very well kept.
Marana Parks and Recreation do a fantastic job up there. Thank You
to all of them! Last January, I obtained a State Land Department
Permit because I also enjoy hiking or biking the Tortolita Preserve. I
was disappointed to see that the maps/figures of this 178 page
document do not show the Tortolita Preserve. Are we not about 19
years into this lease to preserve this 2400 acre tract of Sonoran
desert? The maps on pages 23, 38, 39, 44, make no mention of the
Tortolita Preserve. They show proposed arterial roadways crossing
this area, but the Preserve is not shown. Page 71, the SPA, Special
Planned Area, does mention that Marana will work with the Arizona
State Land Department to retain the Tortolita Preserve. I just hope
that is what will happen. There are thousands of other residents
here that feel the same way. Page 102 states that all parks/Preserve
are identified in figure 3‐2. Not so. The Tortolita Preserve is not
identified there. Page 130, speaks of the Conservation of Maranas
Natural Resources, with a photo of an owl in a Sahuaro. I hope so.
Page 131, speaks of the Open Space Element. The NUOS, Natural
Undisturbed Open Space. I hope so. Figure 4.1, no Tortolita Preserve
on that map either. Most of the land to the south and west of Dove
Marana Study Session Council Meeting 10/08/2019 Page 76 of 88
131 Diana Barnes Pages 1‐10 State Land How will this new general plan make Marana a green, sustainable
city by 2040? How will Marana be a healthy place to live and grow if
the natural environment, such as the Tortolita Preserve and the 885
acres in northeast are given the least protection. The Special
Planning Area only gets MINOR status leaving it vulnerable to out of
town developers. Pristine lands which cool, clean and provide fresh
air for us as well as habitat for wildlife deserve the protection of
MAJOR classification so it is not easily re‐zoned and lost forever.
132 Miriam Kirsten Page 1‐11 State Land The citizens deserve more opportunities to voice ideas, concerns and
suggestions regarding SPA and MPA designations. Currently in the
proposed General Plan, MPA and SPA require almost exclusively,
Minor amendments to the General Plan. Existing residents desire,
and should be entitled to, increased participation and input in
formulating their growing communities. We basically demand, as
citizens effected by said growth, that ASLD and town of Marana have
all land annexations and rezonings from current zoning be major
plan amendments.
133 Carol Duffner Pages 1‐11, Table 1‐
1; Page 2‐13 Table
2‐1; Page 2‐14
Figure 2‐3; Page 2‐
15; Page 2‐18
State Land I hereby oppose the creation of a new land use category called SPA,
Special Planning Area (pp.2‐15 and 2‐18), and its assignment to 20.5
square miles of State Trust Land (Table 2‐1 and Figure 2‐3, as well as
the concept of making any changes to it to be considered a "minor"
change in the General Plan (Table 1‐1). In lieu of, I support retention
of the land use categories for remaining State Trust Land implied by
Figure 5.1.D of the 2010 General Plan.
134 Richard Miller General State Land I’am a property owner in both Marana and Oro Valley ajasent to
state land their objective is to make a bank of 10,000 residents on
this parcel of land then sell off parcels slowing the developer to take
from bank as many lot They don’t want to provide adequate
buffering areas and want each parcel to have ther own HOA and
don’t want to negotiate with surrounding home owners they want
open zoning for the parcels
135 Ruben Esparza 3‐12 disaster
planning, 4‐12
Sustainability
Climate
Change
In your glossary, the definition of sustainability comes just before
the definition of Town Council. I find this ironic in that there is not
one mention of climate change, adaptation to environmental
changes or anything that sounds like planning for climate change in
this plan. It is clear to me that global climate change is not a political
argument. It is reality in the present. It now affects the Marana area.
Temperatures where I live near Marana have peaked at over 120
degrees in the summer and dropped to 15 degrees in the winter.
This is much more extreme than I have seen in the Marana area in
the last 30 years. Rain, wind and dust storms are much more
extreme than I can remember. My understanding is that this
document is a twenty year plan. It might be a good idea for
someone, somewhere to inform the town council that adopting this
plan as written puts the Town of Marana 20 years behind the
climate change curve. Moreover, Section 3‐12 arguably obligates the
Town to recognize potential hazards due to climate change and to
plan accordingly
Marana Study Session Council Meeting 10/08/2019 Page 77 of 88
136 Scott & Linda Roy pg. 4‐19 (Goals
and Policies for
Resources and
Sustainability), pg.
2‐13
Climate
Change
Why isn't there a stated Town goal regarding mitigation of the
effects of climate change over the next 20 years? Preservation of
quality of life, should be the emphasis of the 2040 plan, not
development and urban sprawl. What's the current land use
percentage of "Open Space" versus the 2040 land use projection of
6.4%? People live in Marana for its open spaces and beauty. Its
Citizens don't want another Phoenix. Keep Marana rural and natural.
137 Richard Dickson
MD
Pg 1‐10 Amendments We absolutely need transparency, need to have our voices heard;
Change "Minor" to "Major" to allow full public input
138 Richard Dickson
MD
Pg 2‐33 Water 47 additional wells are very concerning as many families with
existing wells will have water supply imperiled.
139 Richard Dickson
MD
Pg 2‐40 thru 2‐42 NA again, need to be able to have our voices heard publically.
140 Richard Dickson
MD
BE 11‐1 to 11‐6 NA NO "off site mitigation" in the yet to be annexed North East area.
There are many establshed rural type homes and dense housing
destroys the existing environment.
141 Richard Dickson
MD
Pg 3‐7 NA the rural areas of low density residential areas need to remain rural,
low density. Specifically, the area north of Tangerine, south of
Moore, just to east of Thornydale. We need our voices heard, need
to maintain our quality of life and environmental protections of
vegetation and wildlife, and need to have assurances of our water
wells.
142 David Barker Page 1‐10 State Land I am a full time resident of The Highlands, Dove Mountain. Like many
of my neighbors, I moved here with the assurance that the Tortolita
Preserve was open space that would be maintained as such for
many, many years ‐ a 100 year lease guaranteed that. Considering
the robust development happening in the area, it seems like parcels
such as the Tortolita Preserve are critical for appeal of the area,
recreational opportunities, wildlife habitat, and maintaining views. I
am disturbed to read in "Make Marana" that city planning is
intending to make those critical decisions easier for the city, with
little public input, by redefining them as "minor." I can guarantee to
Marana that those of us who value The Tortolita Preserve ‐ and
other parcels of State Trust Land ‐ do not consider any moves to
develop those lands as "MINOR." A balance must be maintained ‐
endless sprawl my pay short term benefits, but overdevelopment
will gravely harm a spectacular corner of the Sonoran Desert that
Marana occupies. Respectfully, Dave Barker Marana, AZ
143 Scott Lebow 2‐14, among
others
State Land I strongly object to designating the Tortolita Preserve and other
areas immediately adjacent to it as a SPA. If I understand this
correctly, this would allow city officials to rezone this space with
little to no public input. This is a wonderful open space, and
deserves to maintain that status, at least to a signficant degree. Not
every square inch of Dove Mountain needs to be paved over and
filled with high density housing. Rezoning this area should require
significant public notification and involvement, and not be a minor
administrative item.
Marana Study Session Council Meeting 10/08/2019 Page 78 of 88
144 Shirl Lamonna Page 1‐10 State Land I am an Oro Valley resident who closely followed the efforts to
rezone 885 acres of State land, annex it to pro‐growth OV and
destroy it with 3200+ living units and no regard for Arizona's drought
conditions. Had the former developer friendly Town Council won
their re‐election bid last year, annexation would have been
approved in October 2018. Thanks to numerous presentations and
input from the public, the new Town Council requested the State
consider a reduction in the number of living units and address some
other concerns. The State did not submit a revised plan. In reviewing
your proposed General Plan, it appears that State Land chose to
shop it to Marana and you are willing to "buy" it and establish a
Special Planning Area to get approval done quickly, even if it means
increasing taxes on your residents. Zoning on this land should not be
changed to allow more cluster housing and apartments. Your
Finance Director introduced the need for a new tax for growth at the
9/25 Council meeting. Since Marana cannot currently supply water
to that area, $8‐8.5 million is needed for a joint project with Oro
Valley & Tucson to improve water delivery. So now a project that OV
residents did not support due to the massive number of living units
and general destruction of this pristine land is still going to cost our
town? You want to ignore a 20 year drought and CAP restrictions?
You want to eliminate public input with a General Plan that
designates all State Land transactions as Minor Gen Plan
amendments? Please reconsider and at a minimum, change the
designation to a Major Plan amendment and leave current zoning on
145 Richard Barnes Water Resources Water Water is more valuable than Gold The Tucson rain fall is not
sufficient enough to replenish the aquifer with the amount water
being pumped from the ground. Aquifers can take many years, if not
hundreds of years, to replenish if not over tasked. So, adding to
extensive community growth will hasten the rate of ground water
depletion. Marana is not the only one that uses ground water, many
of Marana’s neighbors solely rely on ground water and if Marana,
Oro Valley and Tucson deplete the ground water then others will
greatly suffer. Additionally, the recent CAP water allocation for
Arizona has been drastically reduced. To add to this we are in a
continuing drought and it will only get worse. Due to the unknown
water supply, Marana needs to consider very aggressive water
conservation plans and infrastructure. This includes: less
development, water reuse, and develop ground water recharge
zones. This is not possible with high density housing development.
More open spaces need to remain to allow nature recharge of the
aquifer. Limit development; development exponentially increase
water usage, increases water pollution, and requires more waste
water treatment as well as potable water treatment for reliable/safe
water for the community. Increased development and high density
housing development is a penny wise – pound foolish thinking
process for increasing revenues for the city, it actually greatly
increases costs more in the long run.
Marana Study Session Council Meeting 10/08/2019 Page 79 of 88
146 Alyssa Page 1‐10, 2‐41, 2‐42 State Land Table 1‐1 shows State Trust Land (SPA) has only a MINOR General
Plan Amendment process for any and all changes. This is not right,
especially considering that the Town of Marana and the State
Agency‐‐ASLD are both government entities. The People NEED to
have much more input on any and all decisions or agreements that
would change the zoning from its current status. Land use changes
should never be put in a government's General Plan because of the
lack of direct contact to those most affected. A General Plan is a
general document guiding future decisions and plans, whereas,
zoning is a very specific set of entitlements. These should not be
mixed for this very reason. Please change the requirement from
Minor to Major General Plan Amendments for all SPA and MPA
zoned areas to increase the public's opportunities to be involved in
the planning, designing, and layout of their community. Trust the
People. The residents are a willing and able partner, we are the most
invested in building and growing the best community possible.
147 Alyssa Page Page 2‐3 Growth On the bullet point Growth. The Town should manage "growth of
the Town in a fiscally sustainable manner." This should be changed
to‐‐ manage growth of the Town in a fiscally and environmentally
sustainable manner.
148 Susan Mears General NA We have been residents of Marana for 7 years and am very happy
with the town and hope to remain here for many more years. But
we are particularly disappointed in the ongoing plan to develop the
land at Thornydale and Tangerine and in the Dove Mountain area.
We are losing the beauty of this environment and most importantly
native plants and land that can never be replaced. We ask this you
consider this when making decisions and please include the
residents of Marana in this process. I would also like to add that the
town has been building many independent/dementia type
developments and that the town has over 55 golf communities but
in this area specifically they do not have an over 55 community,
without gold, with smaller home or attached homes where the
maintenance of yard, roof and so on is not done by the homeowner.
We feel this is really lacking in this area. You might want to look at
Vistoso Village in Oro Valley as a model for this type of community.
We are happy to talk or meet with anyone about the above
comments. Thank you.
149 Richard Barnes People and
Community
NA 2040, What Will Communities Look Like. The trend now is for less
store fronts, more online shopping, and working from home. Houses
will fit with the environment; they will be earth sheltered homes
with solar power, rain harvesting, and other water conservation
methods, such as, grey water, more open spaces and desert
appropriate vegetation for cleaner air and water. Social activities will
be more important and commercial space will be a diversity of
housing, theaters, restaurants, and some boutique shops.
Commercial space will have less “in your face” parking lots and more
out‐of‐the‐way parking or parking under‐ground, and the
commercial space will be in walking/biking distance from other
communities, with more outdoor natural space and activities and
not 1960’s heat sink, polluting ugly strip malls. This is what Marana
2040 should look like!
Marana Study Session Council Meeting 10/08/2019 Page 80 of 88
150 Alyssa Page Goal BE‐11. BE 11‐
1 &2
Conservation There needs to be appropriate zoning standards created and
adopted so the codes of the town will protect the land under its
jurisdiction and the area will retain the special uniqueness of the
place and character of the land. We need to grow very responsibly.
The residential developments and commercial should maximize
what makes Marana and the surrounding areas unique. The Sonoran
Desert flora and fauna and our mountains are what makes our area
remarkable and unique.
151 Alyssa Page BE 11‐3 Conservation Yes please do this and involve less blading of the entire site. Also,
when blading is used please have rain water harvesting on each
property as the main way of dealing with storm water and minimize
large retaining basins for residential areas. This will lead to water use
savings and less mosquito issues around neighborhoods.
152 Alyssa Page BE 11‐6 Transfer of
Development
Rights
"NO!" to TDR or what others call Off‐site mitigation. Many of the
areas are remarkable in how lush the desert is, this should not be
used in Marana.
153 Alyssa Page Pages 2‐41 and 2‐
42
Goal BE‐12
State Land The section on SPA (Goal BE‐12) One bullet point says, "Appropriate
areas intended for conservation due to the presence of sensitive
environmental resources..." This needs a lot of work for anything
real to happen. Working with State Land on conservation is great lip
service, but how will this be accomplished? The public should be
involved and mapping of significant species ironwoods and other
important cacti should happen sooner rather than later.
154 Alyssa Page Figure 2‐3, page 2‐
14 also refers to
the Tourism
section 3‐8 and
page 4‐3 and 4‐8.
State Land Where is the Tortolita Preserve? Why does it already have a zoning
of SPA put on land that is supposed to be put a side for the habitat
disruption that happened with the building of Dove Mountain and
commercial entities like the RITZ. The Tortolita Preserve deserves its
own distinct designation and should not be missing from the entire
document. If the Town wishes to conclude the lease that should be
done in a separate and very public way with lots public discussion
and outreach. More needs to be done to actually get more open
space into the NUOS designation. Where is the plan for this?
155 Alyssa Page Action. number
137 on page 5‐21
Conservation Move this from a long term goal to a short term goal. This needs to
be done NOW not in ten years. We need more codes that clarify
protecting our land, our plants and our animals for EVERYONE's
enjoyment.
156 Harry Tripp NA NA I think that the Make Marana 2040 Map Atlas dated February 25,
2019 should be merged with the Make Marana 2040 60 Day Review
Draft dated July [no day; comments were started on 29th; Aug is
more accurate] 2019 with comments welcomed for the entire
document. Further, I think all of the comment and redraft periods
should be doubled so that the final draft for ratification is produced
by March, 2020.
Marana Study Session Council Meeting 10/08/2019 Page 81 of 88
157 Alyssa Page Page 4‐24 and 4‐25 Conservation Yes, please craft, improve and adopt an Open Space and Wildlife
Conservation Master Plan. Please strengthen the protections of
plants on the land throughout the town also, so that the people and
nature and live in a healthy balance together. We can make room for
nature in all our developments no matter the zoning. What are
"innovative methods" for acquiring and preserving important
natural resources? What does this mean? One suggestion would to
establish a fund in the Town of Marana that is set aside for
purchasing sensitive and significant land from ASLD. Please do assess
and improve on the side of additional conservation the Town's Land
Development Codes. What is "land development guidance?" The
higher the density of a project the more land that needs to be put
aside for said residents to enjoy. More conservation should be
required for high density housing and generous buffers should
always be used when densities of neighborhoods don't blend well.
More should be done to make any project more naturally storm
water neutral by using rain harvesting gardens that "plant the rain."
158 Doug Anderson Developments &
annexation
Noise My address 12770 n. Coyote crossing Tr. Tucson‐85755 The current
road noise does not allow me to have my windows open and enjoy
fresh air. The noise takes away from simple enjoyment from patio,
pool & barbecuing And eating in rear yard. Any future or further
developments in The area needs input from neighbors &
neighboring properties. Also with planes in the area, safety & noise
have to be considered. We have been served successfully with well
& septic In the past and future development could substantially
impact our utility services . So Roads, noise, water , sewer are some
of my concerns and I should have input as a neighbor... Sincerely,
Doug Anderson
159 Richard Barnes Transportation
Element
General Transportation, Rethink Requirements and Future Costs To think
Marana will have business activities that will accommodate most of
the city’s work force is not possible, nor feasible. Thus, inexpensive,
convenient, less polluting transportation is the future of any city.
Well though‐out and designed transportation infrastructure is need
now for the future. Rail access into Tucson and continuing to
Nogales, as well as, northwest to Phoenix and in‐between, should be
of high priority. Electric cars will help reduce noise and air pollution.
Start with encouraging residents to purchase electric cars. Establish
free public charging stations throughout the community;
restaurants, theaters, libraries, schools, shopping areas and houses
of worship. Encourage these businesses to provide charging stations
for their customers. City vehicles should all be electric where
feasible. Additionally, encourage businesses to also use electrical
vehicles where feasible. Build more bike lanes, away from vehicle
traffic, so to enable residents to travel via bike to work, stores,
parks, etc. The Marana airport could accommodate more business
jet traffic, but this would increase the disruptive noise, air, and
water pollution. Therefore, a well planned jet port authority should
ensure safe approaches with no building along departure and arrival
corridors. Current safety zones are inadequate. These safety zones
will be untouched space for not only safety, but also for noise
abatement. Limit lighting to the absolute minimum (and limit night
time operation) and put in pollution safe guards, plus inspections
(open to the public) to insure low impact to the environment and
Marana Study Session Council Meeting 10/08/2019 Page 82 of 88
160 Carol Duffner Figure 2‐3 on page
2‐14 and relevant
test;
State Land The Tortolita Preserve is no longer designated in the 2040 Future
Land Use Plan. Marana residents and nearby others relied on the
longevity of the Tortolita Preserve ease when purchasing homes or
otherwise making land use decisions. Marana should abide its past
commitments to it constituents and keep the Tortolita Preserve
permanently. The new Special Figure 2‐3 on page 2‐14 and relevant
test ‐ Planning Area designation that covers the current preserve
appears to be a way for Marana and the Arizona State Land
Department to create a process leading to relatively easy high‐
density and commercial rezoning of environmentally sensitive land,
thereby robbing existing, uninformed, and/or unsuspecting
homeowners of property values, quality of life (based on the impact
of a change to high density and commercial zoning), and safety.
Figure 2‐3 on page 2‐14 or any other relevant pages ‐ I object to the
inclusion of approximately 885 acres of land owned by the State of
Arizona that is located north and south of Tangerine Rd and
bordered on the North, East, West and South, respectively, by
Moore Rd, Thornydale Rd, Shannon Rd, and Camino del Norte
(referred to as the Tangerine State Land) within Marana’s planning
boundary. If such parcel continues to be included within Marana’s
planning boundary, I further object to any land use designation of
the Tangerine State Land that does not align with the current land‐
use designation (i.e. Suburban Ranch) set by the now‐controlling
jurisdiction (i.e. Pima County). People residing outside Marana
receive no formal notice of Marana’s actions, rely on land‐use
161 Alyssa Page Page 4‐20 State Land The word at the top of page 4‐20 does not make sense in the context
of the sentence. "Advocate efforts of the ASLD to preserve high‐
quality natural undisturbed open space." "Advocate" means to
support or champion or promote. Are you promoting ASLD efforts??
The State Land Department is not known for its conservation, rather
it is known for auctioning (or leasing) land in jurisdictions like
Marana. Highest price is always the goal of the State Land
Department. Highest price and conservation are diametrically
opposed. So, unless the Town of Marana strengthens its codes
regarding open space, species protections for plant and animals,
etc... prepare to be pushed into development that is not in balance
nor in harmony with the natural landscape nor the existing
neighborhoods. The ASLD does not seem to understand that the
Tortolita area is not Phoenix and they will push for extremely high
density and low open space requirements. ASLD balked at having
more than 38% open space on the Tangerine State Land proposed
annexation with Oro Valley. Get your codes beefed up to handle the
demands that State Land will inevitably ask of you.
Marana Study Session Council Meeting 10/08/2019 Page 83 of 88
162 James Banis Page 1‐10 State Land Major and Minor General Plan Amendments differences and ALL
State Land transactions would under this plan are MINOR. These
should be listed as MAJOR. Table 1‐1 shows SPA, Special Planning
Area (the ASLD or State Trust Land designation) is all MINOR. 20.5
square miles of ASLD is proposed to have this SPA zoning through
this proposed General Plan. This should be listed as MAJOR. The
MPA listed on the table is also mostly listed as MINOR and this
should be changed to MAJOR also. REASON: The local
neighborhoods should be part of this process and be heard as
Marana works with State Land Department on the development
process. The minor designation the General Plan says it simply has to
pass the Town Council by a simple majority vote. This would greatly
reduce neighboring landowners say in the process and input would
be limited. Additionally requested is that the zoning on the remain
as it currently stands. No change to the zoning through the new
General Plan process.
163 James Banis Page 2‐33 Water “47 additional wells.” will reduce the groundwater viability
especially with drought and the recent Colorado River restrictions
and reductions. Any additional water draw needs to guarantee
existing landowners of water supply with existing infrastructure
(wells would not have to be drilled deeper).
164 James Banis Page 2‐40 and 2‐41 Residential Lot Size Reductions/ Off Site Mitigation & Natural
Resources/Conservation of the Environment ‐ Lot size and zoning to
any adjacent properties should be similar to those properties to
retain low density rural zoning. Smaller lots should be phased in at a
reasonably agreed upon distance from local neighborhoods.
165 James Banis BE 11‐1 though 11‐
6
NA Off Site mitigation does not help preserve the local site. All
mitigation should be on‐site.
166 James Banis BE 13‐3 State Land ASLD process should be public and with local affected
neighborhoods mandatory input. This will build trust with the locally
affected neighborhoods and community.
167 James Banis Page 3‐7 Tangerine
Road
“Tangerine Road Corridor”. Is the intention to keep this "rural". The
desire of local residents and community is to retain the "rural"
design and intent.
168 James Banis Page 4‐8 through 4‐
10
State Land Regional Open Spaces —"Tortolita Preserve" needs to be added in to
this. The “Tortolita Preserve” is not listed any where in the list nor in
the entire General Plan document. On the new General Plan maps
the preserve is gone and is swallowed up in the SPA zoning
designation for ASLD.
169 James Banis Page 4‐15 Conservation Conservation “Land Development Code’s Native Plant Protection
Landscape Requirements” should be more robust. Additionally, a
“Habitat Conservation Plan” should be adopted.
170 James Banis Page 4‐19 RS 2‐4 State Land Neighboring communities and properties know that 885 acres has
significant vegetation and ASLD is not adopting a current map
generated by Oro Valley. This map should be included and
referenced. Also, the “Tortolita Preserve” is supposed to be
conserving 2400 acres of significant open space.
171 James Banis RS 12‐1 through RS
12‐6
Buffers Apply appropriate natural buffers and compatible zoning close to
Rural Residential zoning areas to transition in a a rational manner.
Marana Study Session Council Meeting 10/08/2019 Page 84 of 88
172 James Banis Implementation
Goals Page 5‐21
Action 136 and
137
Conservation Updating Land Development codes and adopting an Open Space and
Wildlife Conservation Master Plan should be worked on now so that
current issues and needs are addressed in the short term before
development ‐ not 10 plus years out.
173 Carol Barker Page 1‐10 State Land The SPA (Special Planning Area) should be classified as major, not
minor. Changes to School trust lands which are now open space
need to be sensitive to resident input, not just to a majority of the
Town Council.
174 Carol Barker Page 1‐10 State Land This may be a repeat. This site did not allow me to print my original
comments, so I don't think they were recorded. The SPA designation
should be classified as major. In particular, state trust lands currently
preserved must be subject to residents' desires, not simply a simple
majority of the Town council.
175 Carol Barker Page 2‐33 Water The requirement for 47 additional wells is staggering. Has anyone
factored in that we live in a desert? And that global warming will
only make potable water less available?
176 Lois Morey 2‐18, 1‐10 State Land On page 2‐18 Arizona State Land Department property is designated
as SPA. This Make Marana 2040 General Plan identified SPA area in
the category of Minor Amendment. The SPA designation should fall
under the category of Major Amendment since these areas clearly
require a substantial change to land use and also require re‐zoning.
In the absence of categorizing all SPA areas as Major I would request
that areas less than 1000 acres be categorized as Major. I believe it is
only fair that residents surrounding small State Land areas have a
say in the zoning and use since the properties located adjacent to
these small parcels are greatly affected by the development. I would
also ask that rezoning of small SPA areas (less than 1000 acres) be
subject to the same process as any other Town of Marana property
and that all adjacent properties affected by a zoning change be
notified.
177 Carol Barker Page 2‐40 Conservation OK unless "best practices" include off‐site mitigation is considered a
best practice. We need to keep native plants intact in currently
preserved areas.
Marana Study Session Council Meeting 10/08/2019 Page 85 of 88
178 Lynn Bianchi pages 1‐10,2‐33, 2‐
40,2‐41,2‐42,2‐
48,3‐7,4‐8 to 4‐
10,4‐12,4‐15,4‐
19,4‐20,4‐24,4‐
25,RS12‐1
throught RS13‐4,
Page 5‐21,Action
136,137
State Land I am speaking as a home owner in very close proximity of the
planned Marana future developement. I am very concerned our
input is not being heard. Please change all General Plan
Amendments and all State Transactions from Minor to MAJOR. We
also do not want SPA zoning through the general plan. I have read
where 47 additional wells will be needed. This is outrageous. Our
water tables are dropping already. I am requesting zoning on the
885 acres to remain as it stands with no change to zoning through
the General Plan process. I live in a very special area and do not
want to be unable to provide input. I do not want BE‐11‐6 to happen
by us. BE12‐1,BE12‐2 needs to grant process so we have voices that
are heard. BE13‐3 ASLD meetings need to include the public. I don't
trust the ASLD to make decision for this area without public input.
BE22‐2 Habitat connectivity should be a priority, not treated as
a"feasibility". Tangerine Road Corridor is very close to our rural
homes and acreages, it should be maintained as such. Over
development would surely diminish the character of our special
area, destroying our beautiful trees, giant saguaros, and abundant
wildlife. Tourism would certainly decline and interest in living in this
sort of place would disappear. Why is ASLD denying a map done by
Oro Valley? What happened to the Tortolita Preserve? Why is it not
mentioned anywhere? What is the environmental plan, example
flood plains? Again, conservation should be a priority. Can we
strengthen the Land Development Code's Native Plant Protection
Landscape Requirements and adopt a Habitat Conservation Plan? I
179 Carol Barker page 2‐42 State Land "Establish regular meetings with the Arizona State Land Department,
Bureau of Land Management, Bureau of Reclamation, and other
public land agencies to discuss long‐term land management
objectives and areas of alignment and mutual benefit and interest."
These meetings need to be open to the public, not just the council.
180 Thomas Hannagan General State Land I agree 100% with the 17 points made in the comment letter from
the Coalition for Protection of the Sonoran Desert, dated
09/27/2019. In addition, I would add: Changes to the SPA lands
should be "major" considerations, not "minor" in nature. These are
fairly large tracts and deserve due consideration by the public before
going to the Council. The Tortolita Preserve should be shown on the
maps, and labeled in a manner that indicates Marana's intentions for
the remainder of the lease. The Tortolita Preserve is NOT the same
as other state trust land, that is not leased by the Town, and should
be treated differently. Marana has, on past occasions, stated their
intention to keep the Tortolita Preserve as open space (regardless of
labeling issues) and I would like to see this remain the case. In fact,
I''d like to see Marana be proud of setting it aside, rather than hiding
it. Given the size of the Town, there is minimal green space, other
than unbuildable river ways and parks owned by the State or Federal
governments. Marana needs to stay in step with the times and make
sure more open space is designated within the Town's purview. The
Tortolita Preserve is perfectly located for this purpose and large
enough to provide natural habitat.
Marana Study Session Council Meeting 10/08/2019 Page 86 of 88
181 Carol Barker Page 4‐8 through 4‐
10
State Land Though you included the Tortolita Preserve trail in your Trail list, no
where else is the Tortolita Preserve mentioned in this document.
This preserve is a critical open space in the Dove Mountain area,
particularly with all the new development around Tangerine and
Dove Mountain encroaching on current open spaces. Please do not
try to develop this space.
182 Carol Barker Page 4‐19 and 4‐20 State Land I applaud your future commitment to work with the Arizona State
Land Department to "preserve high‐quality natural undisturbed
open space." It hasn't seemed to be a Marana priority in the past.
183 Carol Barker Page 4‐24 Conservation I agree that an Open Space and Wildlife Conservation Master Plan
should be developed an adopted. But it needs be done as soon as
possible, not in 10 years plus. Many of the other goals you've stated
in this document are reliant upon having clear rules about open
spaces and wildlife conservation BEFORE they can be implemented.
So those other goals are meaningless without an Open Space and
Wildlife conservation plan.
184 Julia Rotary General State Land I SUBMIT HEREWITH A DOCUMENT PRESENTED TO ORO VALLEY
TOWN COUNCIL AND MAYOR, AND PIMA COUNTY'S CHUCK
HUCKELBERRY WITH REGARD TO THE DEVELOPMENT THAT
INCREASES THE CURRENT ZONING IN THE STATE'S 885 ACRES
MARANA NOW WISHES TO INCORPORATE. PLEASE GO TO THE
ATTACHED ADDRESS TO READ THE STILL RELEVANT COMMENTS.
(NOTE: IF YOU CANNOT OPEN THE SITE, THEN CONTACT CHUCK
HUCKELBERRY'S OFFICE, AS HE HAD IT ENTERED INTO THE RECORDS,
WROTE A RESPONSE AND MADE A REQUIREMENT ASSOCIATED
WITH THE CONCERNS ADDRESSED THEREIN.
https://drive.google.com/file/d/0Byy_mnD4tnI6M1pkOXBvY0ZtVVJs
S1EzTE5FSXdueVZLNmFB/view?usp=sharing
185 Richard Miller Page 1‐10 State Land The State wants to create a bank of 10,000 residents and alow parcel
developers to take from the bank as desired and no restrictions or
buffering requirements HOA will be set strictly bye developer with
no consideration of surroundings zoning this is very dangerous to
property values in neaboring areas please think what this type of
development will cost in roadway and underground expenses
for10,000 vrs 300 residents good luck Marana tax payers we have
been thru this exercise with Oro Valley all ready please feel free to
contact me
186 Richard Barnes Wildlife crossings
pg 4‐16
Wildlife Wildlife habitat not wildlife corridors! The area identified as wild life
corridors are in fact wild life habitat, and as such should remain
untouched or very limited development. Better idea: combine solar
farms with wildlife conservation and/or farming. Not utilizing the
space under solar panels is a misuse of valuable land resources. This
would require the solar panel to be elevated to accommodate wild
life or farming. Additionally, the game crossings are not practical.
Most wildlife will not enter the culverts as noted in the Marana plan.
Wild life would consider such crossings as threat and would rater try
their luck crossing a road. A much better idea is to utilize road over
passes as game crossings. Keep the wildlife and not gift to future
generations only iron statues of deer or other wildlife.
Marana Study Session Council Meeting 10/08/2019 Page 87 of 88
187 Gary Kvasnica State Land State Land Please leave the Tortolita Preserve as a Preserve. The appeal of Dove
Mountain is that you feel close to nature. Overbuilding significantly
diminishes from that attraction.
188 Suzanne Fish Cultural /
Archaeological
Resources
Marana
Mounds
The city of Marana has an unparalleled opportunity to proactively
preserve what was one of the largest Hohokam towns in southern
Arizona at A.D. 1200‐1300. Northeast of the I‐10 Marana exit, it
covered just over a half square mile surrounding a central public
precinct with an earthen platform mound. An estimated 800 to 1000
residents lived in over 40 compounds consisting of sets of adobe
rooms within an enclosing wall. The Marana Mound settlement is
truly unique because, unlike almost all others of like size, it has
survived in its entirety without major destruction from modern land
use or vandalism. The fragile foundations and floors of almost all
adobe dwellings still lie just below ground. Numerous publications
on Mound Site research have brought state and national recognition
to Marana’s Hohokam heritage and it is also well known to
descendant O’odham communities. Its preservation is deemed a
high priority in the Sonoran Desert Conservation Plan. In the draft
Marana General Plan 2040, the locale is designated for residential
development and transportation routes. Such intrusions would
cause serious damage to site integrity. It would limit initiatives in
connection with the Santa Cruz Valley National Heritage Area and
future Marana efforts to engage archaeological interests among
southern Arizona residents and tourists alike. Much of the Marana
Mound site is situated on Arizona State Trust Lands, entailing an
enhanced level of protection and requirements for mitigation. As a
retired University of Arizona archaeologist aware of this site’s
significance in Hohokam cultural heritage, I strongly urge the city to
189 Carol Barker Page 5‐21 Conservation Same comments as I had for Page 4‐24. An Open Space and Wildlife
Conservation Master Plan should be developed and adopted. But it
needs be done as soon as possible, not in 10 years plus. Many of the
other goals you've stated in this document are reliant upon having
clear rules about open spaces and wildlife conservation BEFORE they
can be implemented. So those other goals are meaningless without
an Open Space and Wildlife conservation plan.
Marana Study Session Council Meeting 10/08/2019 Page 88 of 88