HomeMy WebLinkAboutStudy Session Agenda Packet 11/10/2020
MARANA TOWN COUNCIL
STUDY SESSION
NOTICE AND AGENDA
11555 W. Civic Center Drive, Marana, Arizona 85653
Council Chambers, November 10, 2020, at or after 6:00 PM
Ed Honea, Mayor
Jon Post, Vice Mayor
Patti Comerford, Council Member
Jackie Craig, 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 November 10, 2020, 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
Marana Study Session Meeting 11/10/2020 Page 1 of 10
APPROVAL OF AGENDA
DISCUSSION/DIRECTION/POSSIBLE ACTION
D1 Relating to Mayor and Council; selection of the Vice Mayor (Cherry L. Lawson)
D2 Relating to Development; Discussion and direction concerning proposed
regional public infrastructure deal points for a development agreement for the
Mandarina development project located north of I-10, north and northwest of
the Tangerine Road traffic interchange (Jane Fairall)
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
Marana Study Session Meeting 11/10/2020 Page 2 of 10
Council-Study Session D1
Meeting Date:11/10/2020
To:Mayor and Council
From:Cherry L. Lawson, Town Clerk
Date:November 10, 2020
Strategic Plan Focus Area:
Not Applicable
Subject:Relating to Mayor and Council; selection of the Vice Mayor (Cherry L. Lawson)
Discussion:
Section 2-3-1 of the Town Code sets forth the process for selection of the Vice Mayor by
the Town Council. Section 2-3-1 provides that not later than December 31 following the
date of a general election, or, if no general election is held, following the date the general
election would have been held, the Council shall choose a Vice Mayor from among its
number by majority vote. Any Council Member may make a motion to appoint a certain
Council Member as Vice Mayor. The motion must be seconded and then voted upon.
The Council will continue making motions until a motion to appoint a Council Member
as Vice Mayor is successfully passed by a majority of the Council.
Section 2-3-3 of the Code provides that the Vice Mayor shall serve a two-year term and
may be reappointed to an unspecified number of additional two-year terms. On
November 13, 2018, the Council selected Vice Mayor Jon Post to serve a two-year term
as Vice Mayor.
Staff Recommendation:
Council's pleasure.
Suggested Motion:
I move to appoint ___________________________ as Vice Mayor for the Town of Marana.
AttachmentsMarana Study Session Meeting 11/10/2020 Page 3 of 10
Attachments
No file(s) attached.
Marana Study Session Meeting 11/10/2020 Page 4 of 10
Council-Study Session D2
Meeting Date:11/10/2020
To:Mayor and Council
Submitted For:Jane Fairall, Deputy Town Attorney
From:Frank Cassidy, Town Attorney
Date:November 10, 2020
Strategic Plan Focus Area:
Not Applicable
Subject:Relating to Development; Discussion and direction concerning proposed
regional public infrastructure deal points for a development agreement
for the Mandarina development project located north of I-10, north and
northwest of the Tangerine Road traffic interchange (Jane Fairall)
Discussion:
The Mandarina development project is located in a geographic area with substantial
development constraints and little supporting infrastructure. The construction of Adonis
Road will provide vehicular access to Mandarina, but a significant portion of the
Tortolita Mountain region drains directly toward the property, and there are no existing
water or sewer lines to serve the property. A condition of rezoning requires the
installation of a non-potable water system to serve open space areas and other
landscaped amenities in Mandarina, but the only viable nearby source of non-potable
water is a gravity-fed CMID irrigation canal located west of Mandarina. Mandarina is
outside CMID's district boundary.
A pending contract for sale of the Mandarina property is contingent on the execution of
a development agreement addressing the regional public infrastructure requirements for
development of Mandarina and the Town's financial participation, via reimbursements,
in funding that regional public infrastructure. This agenda item seeks Council feedback
on certain key deal points of the proposed Mandarina development agreement.
Development of Mandarina will require the construction of regional public
infrastructure that will benefit and facilitate other development in the subregion where
Mandarina is located. Town staff seeks Council feedback on four public infrastructure
Marana Study Session Meeting 11/10/2020 Page 5 of 10
elements: a 15" offsite sewer, a 16" offsite potable water main, onsite subregional
drainage improvements, and the non-potable water system.
The 15" offsite sewer
The Marana Water Department is the sewer service provider for the subregion that
includes Mandarina, but no sewers currently serve the area. Mandarina will be required
to construct a 15" offsite sewer connecting from the Town's existing 18" sewer
constructed as part of the Tangerine Downtown Sewer Conveyance System project
(Marana Project WR010). The plans for the 15” offsite sewer are approved, and
Mandarina will pay the protected facility fee associated with Marana Project WR010.
The connection point from the existing 18" sewer to the Mandarina 15" offsite sewer will
be located near the future intersection of Moore Road and Clark Farms Boulevard. The
Mandarina 15" offsite sewer will then cross under I-10 and the UPRR, where it will
terminate near the northwest boundary of Mandarina. From there, an onsite 12" sewer
will serve Mandarina.
The 15" offsite sewer is located and sized to serve the entire area northeast of I-10,
southwest of the CAP canal and siphon, and south of Adonis Mobile Home Subdivision.
The current cost estimate of the 15" offsite sewer is just over $2M. At buildout of
Mandarina, more than half of the capacity of the 15" offsite sewer will remain available
to serve an estimated 2,922 EDUs on other developments.
Town staff proposes to include in the Mandarina development agreement a provision
establishing the 15" offsite sewer as a protected facility, and establishing a protected
facility charge, currently estimated at $417 per EDU, to reimburse the Developer for the
excess capacity in the 15" offsite sewer.
The 16" offsite potable water main
The Marana Water Department is also the water provider for the subregion that includes
Mandarina, but the nearest water main is located southwest of the intersection of I-10
and Tangerine Road, in front of the future QuikTrip. Mandarina will be required to
construct a 16" offsite potable water main connecting from the Town's existing 16" water
main, under I-10 and the UPRR within a 32" sleeve (also to be installed by the
Developer), and terminating at the future intersection of Tangerine Road and Mandarina
Boulevard. (The plans for the 16” offsite potable water main have been approved.) From
there, Mandarina will extend a 12" potable water main to serve Mandarina and the
properties to the north.
In the future, the Water Department plans to extend the 16” potable water main
eastward within the Tangerine Road right-of-way, to interconnect what is currently a
satellite water system serving the Marana Technology Campus and Rancho
Palomitas/Tangerine Business Park area, as part of the long-term plan to interconnect all
of the Town's potable water systems. The Water Department will include the Mandarina
16" potable water main in the upcoming infrastructure improvements plan (IIP)
supporting the update of the Town's water infrastructure DIF.
The current cost estimate of the 16" offsite potable water main is about $1.4M, but only a
Marana Study Session Meeting 11/10/2020 Page 6 of 10
portion of its capacity will be consumed by Mandarina. As with the 15" offsite sewer,
Town staff proposes to include in the Mandarina development agreement a provision
establishing the 16" offsite potable water main as a protected facility, and establishing a
protected facility charge, to reimburse the Developer for the excess capacity in the 16"
offsite potable water main.
Once the 16" offsite potable water main is included in the Town's water infrastructure
DIF, Town staff recommends that the protected facility charge be replaced with the
water infrastructure DIF (except for any developments that would be subject to the
24-month DIF moratorium). Town staff proposes that the Mandarina development
agreement include a provision giving development within Mandarina full water
infrastructure DIF credit (if the Developer is the builder) or reimbursement (if the
Developer is not the builder), and to continue to reimburse the Developer from water
infrastructure DIFs paid by development outside Mandarina that benefits from the 16"
offsite potable water main at the rate of the protected facility fee, until the full $1.4M cost
of the 16" offsite potable water main is reimbursed to the Developer.
Regional drainage improvements
A large portion of the Tortolita Mountains watershed drains to and along the “Regional
Channels”—a system of drainage channels that follows the east and southwest
boundaries of Mandarina. A second drainage channel (the “North Channel”) follows the
north boundary of Mandarina, capturing stormwater from Mandarina and properties to
the north. Both drainage channels feed into a 23-acre regional detention basin (the
“Detention Basin”) located at the northwest corner of Mandarina, where the Regional
Channels and the North Channel converge.
The Mandarina development accounts for only a portion of the drainage capacity used
by the three regional drainage improvements. But the Town does not have a drainage
DIF or other mechanism for charging benefiting properties their fair share cost of these
drainage improvements.
A partial remedy is to expand the Town’s existing “protected facility” designation
process to include drainage facilities. It is currently available only for water and sewer
facilities. Using the protected facility designation, an associated protected facility charge
can be imposed on benefiting development.
The Detention Basin provides an example of how the protected facility designation
would work. Hydrologist Clint Glass has determined that the Detention Basin will have
231.4 total acre-feet of basin capacity, 94 acre-feet (40.62%) of which is consumed by
Mandarina, and 137.4 acre-feet (59.38%) of which will be available for other projects and
development (including the Tangerine Road corridor project). The estimated cost to
construct the Drainage Basin is $2,035,936, and the land value of the 23 acres covered by
the Drainage Basin is $690,000 (assuming $30,000 per acre), for a total combined cost of
$2,725,936. Dividing this total combined cost by the Drainage Basin’s 231.4 acre-feet of
total capacity results in a protected facility charge of $11,780 per acre-foot. Since
Mandarina will be fronting the cost of the facility, the fee would be charged only to
development other than Mandarina. Combined, these other developments will use 137.4
acre-feet of capacity in the Drainage Basin and will be charged a combined total ofMarana Study Session Meeting 11/10/2020 Page 7 of 10
acre-feet of capacity in the Drainage Basin and will be charged a combined total of
$1,618,572.
Similar approaches and calculations would be applied to the Regional Channels and the
North Channel, resulting in the establishment of three protected facilities and three
protected facility charges.
If the protected facility approach is the only method used to reimburse the developer,
full reimbursement will not occur until there is nearly total build-out of the lands
draining into the three regional drainage improvements.
Reimbursement from construction sales tax generated by Mandarina can be used to
compensate the developer more equitably for fronting the costs of the three regional
drainage improvements. The Town’s construction sales tax is currently 4%,
three-quarters of which (by adopted Town policy) is set aside for transportation
purposes. In North Marana, drainage facilities are typically included in roadway
cross-sections, and in any event, the remaining phase of the Tangerine Corridor
improvements are anticipated to drain to the UPRR Channel and Drainage Basin.
The three-quarters of construction sales tax devoted to transportation that is generated
from the Mandarina project can be used to accelerate reimbursement to the developer
for the regional drainage improvements. This will improve the financial feasibility of the
Mandarina project and increase the likelihood that the Town will reap the benefit of
other revenues generated by Mandarina, including sewer treatment DIF and water
resource DIF revenues, in addition to the remaining one-quarter of the construction
sales tax. And once the developer is fully reimbursed for the portion of the regional
drainage facilities attributable to other development, the Town will begin receiving the
full 4% of construction sales tax revenues from the rest of Mandarina and can leave the
protected facility charges in place to reimburse itself for the portion of the
reimbursement made with construction sales taxes.
In turn, the development of Mandarina will facilitate development of other nearby
properties, including the Tortolita Shadows development to the north and the Tangerine
interchange area to the east. The Town will receive the full 4% of construction sales tax
from these developments.
Non-potable water system
Marana Ordinance No. 2009.02, which adopted the Mandarina Specific Plan, included
the following non-potable water system condition:
“10. Installation of a non-potable water system shall be required to serve the common
open space areas and other landscaped amenities, as accepted by the Town of Marana.
The Town or its designated provider shall provide water for such system.”
The Town transferred the North Marana non-potable system to CMID in November
2013 pursuant to Marana Resolution No. 2013-099. The Town no longer serves
non-potable customers, and Town staff is currently working on a draft ordinance to
facilitate extension of CMID’s non-potable system.
Each acre-foot of non-potable water delivered to customers through CMID’s ownership
Marana Study Session Meeting 11/10/2020 Page 8 of 10
and operation of the non-potable system reduces the Town’s potable water resources
obligations by an equal amount. Maximizing non-potable water usage for landscaping is
particularly beneficial to the Town, as none of the water used for landscaping returns to
the Town’s wastewater treatment plant for subsequent treatment and recharge. For this
reason, if Mandarina installs a non-potable water system to serve Mandarina open space
and landscaping areas, Town staff recommends that credit be given against the Town’s
water resources DIF for the resulting estimated potable water resources savings.
Installation of a CMID-owned non-potable water system to serve Mandarina open space
and landscaped areas will benefit the Town and its potable water customers and will
expand CMID’s non-potable water customer portfolio. However, if CMID is unable or
unwilling to provide economically feasible non-potable water service to Mandarina, the
water resource benefits of the non-potable system will be eliminated, and Town staff will
recommend deletion of rezoning condition #10.
Staff Recommendation:
Town staff recommends Council authorization to prepare a Mandarina Development
Agreement with deal points consistent with tonight's presentation, as modified by
Council's feedback at tonight's meeting.
Suggested Motion:
I move to authorize preparation of a Mandarina Development Agreement with deal
points consistent with tonight's presentation, as modified by Council's feedback at
tonight's meeting.
Attachments
Mandarina Public Infrastructure Map
Marana Study Session Meeting 11/10/2020 Page 9 of 10
EXHIBIT CDEPICTION OF PUBLICIMPROVEMENTSMarana Study Session Meeting 11/10/2020Page 10 of 10
12090 N Thornydale Road
Suite 110, #328
Marana, AZ 85658
info@tortolitaalliance.com
www.tortolitaalliance.com
November 8, 2020
Mayor Ed Honea
Town of Marana
11555 W Civic Center Drive
Marana, AZ 85653
Subject: Town Council-Study Session-11/10/20-Mandarina Development Agreement
Dear Mayor Honea:
The Tortolita Alliance (TA) is local non-profit organization that advocates for the
continued conservancy of the Tortolita Preserve and associated lands, ensuring
protection of open space, wildlife habitat, watershed, and compatible recreational
use.
TA has reviewed the Mandarina Specific Plan-2009, Study Session (11/10/20) Report
and Mandarina Public Infrastructure Map and we have the following comments and
questions regarding the proposed developer agreement:
1. As we understand the deal point, the 15” Offsite Sewer, 16” Offsite Potable
Water Main and the Regional Drainage Channels are proposed to be
“protected facilities”, whereby the developer will design, construct and fund
the protected facilities and the developer will get reimbursed in the future as
other developments connect to the subject sewer and potable water main
and are protected by the regional drainage facilities. Once the protected
facilities are constructed, they will be transferred to the respective Marana
utilities for ownership, operation and maintenance. TA supports this
development agreement deal point as it reinforces the long standing public
policy that existing residents/customers should not pay for the infrastructure
to serve new customers.
2. All operation and maintenance costs associated with the offsite potable
water and offsite sewer should come from the Marana Water and
Wastewater Funds, respectively. Marana residents who are not customers of
Marana Water or Marana Wastewater should not be responsible for these
costs. The same comment applies to any regional drainage facilities
constructed to protect this development.
3. Marana needs to complete the Water and Wastewater Master Plans (BE-35-1)
as outlined in the Make Marana 2040 General Plan to ensure that Marana can
provide potable water and wastewater service to the Mandarina
development.
4. If the Mandarina development triggers the need for other offsite water, sewer
or stormwater facilities, e.g. treatment plant upgrades, additional wells, etc.,
the development agreement should require the developer to design,
construct and fund those improvements.
5. Mandarina is located at the bottom of the Tortolita Fan where stormwater
flows emanating from the Tortolita Mountains accumulate up against the I-
Page 2
Marana Town Council Study Session-11/10/20
Mandarina Development Agreement
10/Union Pacific Railroad (UPR) Corridor (See Tortolita Fan Map). The
proposed regional drainage facilities appear inadequate and more extensive
regional stormwater modeling and analysis needs to be performed before
Marana cuts any deal with the developer. Marana needs to complete the
Stormwater Master Plan Update (RS-8-1) as identified in the Make Marana
2040 General Plan to ensure this project will be adequately protected. At a
minimum, alluvial fan flooding analysis (including geomorphology studies)
and debris flow analysis should be conducted. Also, the Tortolita Fan is
backstopped by the I-10/Union Pacific Railroad Corridor and the analysis
should include this boundary and ensure these facilities are protected from
regional flooding. The Arizona Department of Transportation and UPR need
to be included in this stormwater analysis. Finally, the stormwater analysis
should be based on the 200-year storm (not 100-year storm) to take into
account increased rainfall intensity in the Southwest related to climate
evolution.
6. There should be no reimbursement to the developer from the 4%
construction sales tax. This sales tax should be used for its original intent and
not a developer deal negotiation tool.
7. Marana should require a non-potable water system as required in Ordinance
2009.02-Condition #10 to reduce the demand on the aquifer and reduce
potable water operation/maintenance costs. This can be done either through
a connection with CMID or a turnout on Central Arizona Project (CAP) canal
which is adjacent to the project. Marana should not provide any incentives to
accomplish this.
8. The Mandarina Specific Plan and the Study Session (11/10/20) Report do not
adequately cover Open Space. This project should provide a minimum of 30%
of the site be preserved as Natural Undisturbed Open Space (NUOS) with no
credits for Recreational Area Requirements, constructed stormwater
channels, retention or detention basins. This requirement should be added to
the developer agreement deal points.
9. Marana needs to complete the Open Space and Wildlife Conservation Master
Plan (RS-11-1) to ensure the Mandarina Project is in compliance with that plan.
10. What other items are proposed in the developer agreement that are not
presented in the Study Session Report?
11. Has Marana completed a comprehensive cost/benefit analysis for this
project?
The 10/13/20 Study Session demonstrated that Marana has already over-committed
itself to the tune of $85 million. The Mandarina project should not add to that sum
and therefore should be fully funded by the developer.
In addition, Marana has the cart before the horse and needs to complete master
planning in several areas before entering into any developer agreements.
Page 3
Marana Town Council Study Session-11/10/20
Mandarina Development Agreement
Thank you for your consideration.
Sincerely,
Mark L. Johnson
President
ec: Cherry Lawson (Marana)
Terry Rozema (Interim Town Manager)
Jason Angell (Marana Development Services)
Jane Fairall (Town Attorney)
Arizona Department of Transportation
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1
Cherry Lawson
From:Brad D'Emidio <bdemidio168@gmail.com>
Sent:Tuesday, November 10, 2020 10:31 AM
To:Ed Honea; Jackie Holland Craig; Jon Post; Patti Comerford; Herb Kai; Roxanne Ziegler
Cc:Cherry Lawson
Subject:11/10/20 Mandarina Study Session.
PLEASE BE CAUTIOUS
THIS MESSAGE AND SENDER COME FROM OUTSIDE THE TOWN OF MARANA. IF YOU DID NOT EXPECT THIS
MESSAGE, PROCEED WITH CAUTION. VERIFY THE SENDER'S IDENTITY BEFORE PERFORMING ANY ACTION,
SUCH AS CLICKING ON A LINK OR OPENING AN ATTACHMENT.
My Mayor and Council Members,
I agree with the concerns voiced by the Tortolita Alliance regarding the Mandarina Project. I request that you
import the issues listed below in your decision process.
NOTE:
Please trust that I, nor the majority of citizens who might comment on this project, are not selfishly opposed to
development in appropriate areas ,as suggested by Council Member Comerford at the Tortolita 30 Rezoning
Council meeting several weeks ago. So please not another "Yellow Jeep Lecture". We simply want our town
representatives to follow the rule of law, protect and consider all inhabitants of this area (those that vote and
even those that do not), and to be creative in its search for viable growth initiatives.
Please feel free to contact me at any time.
Brad D'Emidio
5547 W Panther Butte St
Marana, Az 85658
_______________________________________________________________________
Excerpts from the Tortolita Alliance Website:
Marana is proposing to enter into a development agreement for a significant project with significant concerns
prior to the completion of the Water and Wastewater Master Plans (BE-35-1), Stormwater Master Plan Update
(RS-8-1) and Open Space and Wildlife Conservation Master Plan (RS-11-1) as identified in the voter approved
Make Marana 2040 General Plan.
Comments for your consideration:
Mandarina is located at the bottom of the Tortolita Fan where stormwater flows emanating from the Tortolita
Mountains accumulate up against the I-10/Union Pacific Railroad (UPR) Corridor. A comprehensive
stormwater analysis based on the 200-year storm (not 100-year storm) needs to be completed before
Marana cuts any deal with a developer.
The Mandarina Specific Plan and the Study Session (11/10/20) Report do not adequately cover Open Space.
This project should provide a minimum of 30% of the site be preserved as Natural Undisturbed Open
Space (NUOS) with no credits for Recreational Area Requirements, constructed stormwater channels,
retention or detention basins. This requirement should be added to the developer agreement deal points.
2
Marana should require a non-potable water system as required in Ordinance 2009.02-Condition #10 to
reduce the demand on the aquifer and reduce potable water operation/maintenance costs.
The proposed development agreement includes a provision that off-site potable water, sewer and regional
drainage facilities will be "protected facilities", i.e. they will be designed, constructed and funded by the
developer and the developer will be reimbursed in the future if any other developments connect to the protected
facilities. I support this development agreement deal point as it reinforces the long-standing public policy that
existing residents/customers should not pay for the infrastructure to serve new customers.
If Mandarina triggers any improvements to existing water and wastewater facilities, e.g. treatment plan
upgrades, new wells, etc. Mandarina should be responsible for the cost.
The operation and maintenance of these protected facilities should come from the Marana Water and
Wastewater Funds. Marana residents who are not customers of Marana Water or Marana Wastewater should
not be responsible for these costs. The same comment applies to any regional drainage facilities constructed to
protect this development.
Thank you for your consideration,
Brad D'Emidio
1
Cherry Lawson
From:Jim Quigley <quigosa13@gmail.com>
Sent:Monday, November 9, 2020 11:21 AM
To:Cherry Lawson
Cc:Jim Quigley
Subject:Mandarina Development
PLEASE BE CAUTIOUS
THIS MESSAGE AND SENDER COME FROM OUTSIDE THE TOWN OF MARANA. IF YOU DID NOT EXPECT THIS
MESSAGE, PROCEED WITH CAUTION. VERIFY THE SENDER'S IDENTITY BEFORE PERFORMING ANY ACTION,
SUCH AS CLICKING ON A LINK OR OPENING AN ATTACHMENT.
Dear Mr Ed Honea, Marana Mayor and City Council Members;
We sincerely hope that during your considerations and deliberations on a decision on whether to allow the above
proposed development to proceed forward; or whether not to; you seriously consider the recommendations provided to
you from our community’s Tortolita Alliance:
Marana is proposing to enter into a development agreement for a significant project
with significant concerns prior to the completion of the Water and Wastewater Master
Plans (BE-35-1), Stormwater Master Plan Update (RS-8-1) and Open Space and
Wildlife Conservation Master Plan (RS-11-1) as identified in the voter approved
Make Marana 2040 General Plan.
Mandarina is located at the bottom of the Tortolita Fan where stormwater flows
emanating from the Tortolita Mountains accumulate up against the I-10/Union Pacific
Railroad (UPR) Corridor (see map). A comprehensive stormwater analysis based on
the 200-year storm (not 100-year storm) needs to be completed before Marana cuts
any deal with a developer.
The Mandarina Specific Plan and the Study Session (11/10/20) Report do not adequately
cover Open Space. This project should provide a minimum of 30% of the site be preserved
as Natural Undisturbed Open Space (NUOS) with no credits for Recreational Area
Requirements, constructed stormwater channels, retention or detention basins. This
requirement should be added to the developer agreement deal points.
Marana should require a non-potable water system as required in Ordinance 2009.02-
Condition #10 to reduce the demand on the aquifer and reduce potable water
operation/maintenance costs.
The proposed development agreement includes a provision that off-site potable water, sewer
and regional drainage facilities will be "protected facilities", i.e. they will be designed,
construction and funded by the developer and the developer will be reimbursed in the future
if any other developments connect to the protected facilities. TA supports this development
agreement deal point as it reinforces the long standing public policy that existing
residents/customers should not pay for the infrastructure to serve new customers.
TA has also pointed out that if Mandarina triggers any improvements to existing water and
wastewater facilities, e.g. treatment plan upgrades, new wells, etc. that Mandarina should be
responsible for the cost.
2
The operation and maintenance of these protected facilities should come from the Marana
Water and Wastewater Funds. Marana residents who are not customers of Marana Water or
Marana Wastewater should not be responsible for these costs. The same comment applies to
any regional drainage facilities constructed to protect this development.
Finally, common sense would seem to dictate denial of this development plan for two reasons:
1) Noise – from the bordering freight train line and I-10 Highway truck and traffic noise. Will the state or
Marana need to build a 25 foot noise barrier to abate the noise problem
2) Building in a Water Shed Flood Plane???
Thank you for your consideration of the above as we count on you to do the “right” thing, even during this leftist period.
Sincerely,
Jim & Cindy Quigley
6910 W Cliff Spring Trail
Marana, AZ 85658
Sent from Mail for Windows 10
November 8, 2020
Mayor Ed Honea and Council members
Town of Marana
11555 West Civic Center Drive
Marana, AZ 85653
Subject: Town Council-Study Session-11/10/20-Mandarina Development Agreement
Dear Mayor Honea and Council members:
Thank you for the opportunity to comment on this proposed development.
I would like to echo my support of and agreement with the wise comments from the November 8 Tortolita
Alliance (TA) letter you have received, and add some additional comments.
Per TA comment number 5: Building at the bottom of the Tortolita Fan watershed is quite concerning, seeing as
localized storms have been increasing in intensity. In the past five years there have been recorded cloudbursts of
well over 3 inches per hour (one 6” in the AvraValley), and reviewing recent weather predictions (more
droughts, more severe flood events) it might be wise to plan for 500 year flood events. One two inch flood on
July 10, 2014 derailed a train not far far from this site.
I would like to make a more general comment about Marana’s 2040 plan to keep growing at a rate that seems
hard to understand, given the uncertainties of our time- which include climate and drought, but also whether it is
wise to depend on exponential growth, rather than a thriving and stable hyper-local economy- in other words,
“enough-ness”. Just enough buildings, enough people, enough business, enough water (thinking of a rainwater
budget here), solar energy, open space and cultural resources to ensure a unique Sonoran Desert- appropriate
town that provides a healthy future for the next generations. That is a Marana I would be honored to live in.
With ever more residents moving to Marana who are increasingly expressing these interests and concerns, I
believe you have a great opportunity to represent your constituents better, save on infrastructure costs, build and
steward a more beautiful, happier Marana.
Thank you for the opportunity to comment.
Barbara Rose
Bean Tree Farm :: Desert Foods and Inspiration