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TOWN OF MARANA
Ordinance No. 2020.009
Case No. PCZ2002-001
July 2020
Accepted: 07/21/2020
Ord. No.: 2020.009
Project#: PCZ2002-001
The Alexander Specific Plan
Aerie Drive & Thornydale Road
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
Sears Financial Corporation
6340 N. Campbell Avenue, Suite 278
Tucson, AZ 85718
Telephone: (520) 529-8217
Prepared by:
The Planning Center
2 E Congress, Suite 600
Tucson, Arizona 85701
Telephone: (520) 623-6146
With assistance from:
Perry Engineering
501 W Wetmore Rd
Tucson, Arizona 85705
Telephone: (520) 620-9870
July 2020
The Alexander Specific Plan
Table of Contents i
Section I. Introduction .................................................................................................................................. 1
A. Specific Plan Summary .................................................................................................................................... 2
B. Background ...................................................................................................................................................... 4
Section II. Inventory and Analysis ................................................................................................................. 6
A. Purpose and Intent .......................................................................................................................................... 7
B. Existing Land Uses ............................................................................................................................................ 7
1. Site Location ........................................................................................................................................... 7
2. Existing Onsite Land Use and Zoning ................................................................................................. 10
3. Existing Conditions on Properties within a One-Quarter Mile Radius ............................................. 10
4. Well Sites within 100 Feet of the property ........................................................................................ 11
C. Topography and Slope .................................................................................................................................. 15
1. Hillside Conservation Areas ................................................................................................................ 15
2. Rock Outcrops ..................................................................................................................................... 15
3. Slopes of 15% or Greater .................................................................................................................... 15
4. Other Significant Topographic Features ............................................................................................ 15
5. Pre-Development Cross-Slope ........................................................................................................... 15
D. Hydrology, Water Resources and Drainage ................................................................................................ 17
E. Vegetation ..................................................................................................................................................... 20
1. Vegetative Communities and Associations Onsite ........................................................................... 20
2. Significant Cacti and Groups of Trees ................................................................................................ 20
3. Special-Status Plant Species ............................................................................................................... 20
4. Vegetative Densities ........................................................................................................................... 20
F. Wildlife .......................................................................................................................................................... 23
1. Letter from Habitat Specialist ............................................................................................................ 23
2. Arizona Game and Fish Department (AGFD) Environmental Review .............................................. 24
G. Viewsheds ..................................................................................................................................................... 26
1. Viewsheds Onto and Across the Site ................................................................................................. 26
2. Area of High Visibility from Adjacent Off-Site Uses .......................................................................... 26
H. Traffic Circulation and Road System ............................................................................................................ 33
1. Existing and Proposed Off-Site Streets .............................................................................................. 33
2. Existing Access and Rights-of-Way ..................................................................................................... 35
3. Roadway Improvements .................................................................................................................... 36
4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by
Traffic from this Site ............................................................................................................................ 36
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial
Streets, Parks and Schools .................................................................................................................. 36
I. Recreation and Trails .................................................................................................................................... 37
1. Open Space, Recreation Facilities, Parks and Trails .......................................................................... 37
J. Cultural Resources ........................................................................................................................................ 39
The Alexander Specific Plan
Table of Contents ii
K. McHarg Composite Map .............................................................................................................................. 39
Section III. Land Use Proposal ..................................................................................................................... 41
A. Purpose and Intent ....................................................................................................................................... 42
B. Design Principles and Vision ......................................................................................................................... 42
C. Relationship to Adopted Plans ..................................................................................................................... 43
1. Marana General Plan .......................................................................................................................... 43
2. Marana Strategic Plan ......................................................................................................................... 46
D. Compatibility with Adjoining Development and Location Restrictions ..................................................... 47
1. Adjoining Development Compatibility ............................................................................................... 47
E. Conceptual Development Plan .................................................................................................................... 48
F. Circulation Plan ............................................................................................................................................. 56
G. Post Development Topography and Hydrology .......................................................................................... 58
1. Topography ......................................................................................................................................... 58
2. Hydrology ............................................................................................................................................ 58
H. Vegetation ..................................................................................................................................................... 62
3. Native Plant Preservation ................................................................................................................... 62
I. Utilities .......................................................................................................................................................... 62
1. Water ................................................................................................................................................... 62
2. Wastewater ......................................................................................................................................... 64
3. Private Utilities .................................................................................................................................... 64
4. Sanitation and Recycling Services ...................................................................................................... 64
J. Public Services ............................................................................................................................................... 67
1. Police Service ....................................................................................................................................... 67
2. Fire Service .......................................................................................................................................... 67
3. Schools ................................................................................................................................................. 67
4. Libraries ............................................................................................................................................... 68
K. Recreation, Trails and Pedestrian Circulation ............................................................................................. 70
1. Provision of Recreational Area ........................................................................................................... 70
2. Open Space Ownership ...................................................................................................................... 71
3. On-Site Trail and Maintenance .......................................................................................................... 71
4. Off-Site Trail Access and Maintenance .............................................................................................. 71
5. Pedestrian Circulation ......................................................................................................................... 72
L. Cultural Resources ........................................................................................................................................ 75
Section IV. Development Regulations ......................................................................................................... 76
A. Purpose and Intent ....................................................................................................................................... 77
B. General Provisions ........................................................................................................................................ 77
1. Applicable Codes ................................................................................................................................. 77
2. Additional Uses ................................................................................................................................... 77
3. Temporary Uses .................................................................................................................................. 78
The Alexander Specific Plan
Table of Contents iii
4. Mix of Uses .......................................................................................................................................... 78
C. Development Standards ............................................................................................................................... 78
1. Mixed-Use Land Use Designation ...................................................................................................... 78
2. Mixed-Use Development Standards .................................................................................................. 82
3. Parking Requirements ........................................................................................................................ 83
4. Landscape Buffering and Screening Standards ................................................................................. 83
5. General Landscape Program .............................................................................................................. 84
6. Street Standards .................................................................................................................................. 85
D. Design Guidelines ......................................................................................................................................... 86
1. Purpose and Intent ............................................................................................................................. 86
2. Applicability ......................................................................................................................................... 86
3. Single-Family Residential Attached and Multi-Family Residential Guidelines ................................ 86
4. Commercial Design Guidelines ........................................................................................................... 88
5. Monumentation and Signage ............................................................................................................. 89
6. Lighting ................................................................................................................................................ 89
Section V. Implementation and Administration ......................................................................................... 90
A. Purpose ......................................................................................................................................................... 91
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations ....... 91
2. General Implementation Responsibilities ......................................................................................... 91
3. Interpretation ...................................................................................................................................... 91
4. Specific Plan Amendments ................................................................................................................. 91
5. Administrative Change ....................................................................................................................... 91
6. Substantial Change ............................................................................................................................. 92
Section VI. Appendices................................................................................................................................ 93
A. Bibliography .................................................................................................................................................. 94
B. Arizona Environmental Online Review Tool Report ................................................................................... 95
C. Com Sense, Inc. Environmental Consulting Cultural Resource Consultation .......................................... 107
List of Exhibits
Exhibit I.A.1: Regional Context ............................................................................................................................... 5
Exhibit II.B.1: Site Location ..................................................................................................................................... 8
Exhibit II.B.2: Site Description ................................................................................................................................ 9
Exhibit II.B.3.a: Existing Zoning.............................................................................................................................12
Exhibit II.B.3.b: General Plan Designations ..........................................................................................................13
Exhibit II.B.3.c: Existing Land Uses ........................................................................................................................14
Exhibit II.C.1: Topography and Slope ...................................................................................................................16
The Alexander Specific Plan
Table of Contents iv
Exhibit II.D.1: Pre-Development Hydrology ........................................................................................................19
Exhibit II.E.1: Vegetative Communities and Associations ....................................................................................21
Exhibit II.E.2: Site Resource Inventory ..................................................................................................................22
Exhibit II.F.1: AGFD Online Environmental Review ..............................................................................................25
Exhibit II.G.1.a: Photo Key Map ...........................................................................................................................27
Exhibit II.G.1.b: Site Photos ..................................................................................................................................28
Exhibit II.H.1: Traffic ...............................................................................................................................................34
Exhibit II.I.1: Recreation and Trails .......................................................................................................................38
Exhibit II.K.1: McHarg Composite Map ................................................................................................................40
Exhibit III.E.1: Land Use Plan ................................................................................................................................50
Exhibit III.E.2: Conceptual Development Options – Multi-Family Residential #1 .............................................51
Exhibit III.E.3: Conceptual Development Options – Multi-Family Residential #2 .............................................52
Exhibit III.E.4: Conceptual Development Options – Multi-Family Residential & Commercial #1 .....................53
Exhibit III.E.5: Conceptual Development Options – Multi-Family Residential & Commercial #2 .....................54
Exhibit III.E.6: Conceptual Development Options – Multi-Family Residential & Office .....................................55
Exhibit III.F: Anticipated Access Points .................................................................................................................57
Exhibit III.G.1: Post Development Hydrology .......................................................................................................60
Exhibit II.D.2: CDO Wash Bank Protection Cross-Section ....................................................................................61
Exhibit III.I.1: Water Service Letter ......................................................................................................................63
Exhibit III.J.2.a: Existing Sewer Facilities ..............................................................................................................65
Exhibit III.J.2.b: Wastewater Capacity Response ................................................................................................66
Exhibit III.J: Public Services ...................................................................................................................................69
Exhibit III.K: Trails and Pedestrian Circulation ......................................................................................................73
Exhibit III.K.3: The Alexander Connector Trail Cross-Section ..............................................................................74
List of Tables
Table II.H.2: Roadway Inventory .......................................................................................................................... 35
Table III.J.2: Schools to Serve Site ........................................................................................................................ 68
The Alexander Specific Plan
Introduction I-1
Section I. Introduction
The Alexander Specific Plan
Introduction I-2
A. Specific Plan Summary
The Alexander Specific Plan establishes comprehensive guidance and regulations for the development
of an approximately 10.74-acre site consisting of three contiguous parcels (identified by Assessor Parcel
Numbers (APNs): 101-05-042K, 101-05-042J, and 101-05-043Q) in Marana, Arizona (see Exhibit I.A.1:
Regional Map). The Specific Plan area is located at the southwest corner of Aerie Drive and Thornydale
Road, approximately 975 feet south of Ina Road. As demonstrated in Exhibit I.A.2: Property Dimensions,
the property is trapezoidal with approximate north-south and east-west measurements of 207 to 649
feet and 700 feet to 1,012 respectively. Due to the reconstruction of Ina Road and the property’s
proximity to Interstate-10, it is anticipated that the general area will continue its transformation into a
more urban area and spur further economic development in the Town of Marana. The Alexander
Specific Plan intends to provide a unique set of standards and regulations that contribute to the
diversification of Marana’s urban fabric.
The Alexander Specific Plan establishes the development regulations, programs, development
standards, and design guidelines required for the implementation of the approved land-use plan. The
Specific Plan also provides the parameters to implement the land use plan by establishing policies and
regulations that will replace and supersede the property’s current zoning. The Specific Plan is regulatory
and adopted by ordinance.
The authority for the preparation of specific plans is found in the Arizona Revised Statutes, Section 9-
461.08. The law allows the preparation of specific plans based on the General Plan, as may be required
for the systematic execution of the General Plan, and further allows for specific plan review and
adoption. The Alexander Specific Plan is consistent with the Marana General Plan, approved and
adopted on May 17, 2011, as authorized by public vote under the Growing Smarter Plus Act of 2000
with Arizona Revised Statutes (A.R.S) §9-461.06.
A Specific Plan is a tool used to implement the Town of Marana General Plan at a more detailed site-
specific level for a focused area. The Specific Plan articulates the planning considerations for such
parcels and imposes regulations or controls on the use of such parcels.
In the Development Capability Report section of this document, the site is analyzed to determine
development capabilities, considering the physical constraints of the site, existing and proposed
infrastructure, and the unique opportunities the site presents for development in a highly urbanized
area.
Based on the Development Capability Report, the Land Use Proposal section establishes the location
and intensity of land uses, the circulation pattern, and the character of development within The
Alexander Specific Plan. The Land Use Proposal makes every effort to respond to site opportunities and
constraints identified within the Development Capability Report.
The Land Use Proposal focuses on providing a Mixed-Use (MU) land use designation that integrates
higher density residential options with modern architecture and meaningful amenities, and commercial
opportunities that are needed to further sustain the urban fabric of the area. While entirely conceptual
at this time, it is anticipated that a portion of the property will feature a high-density multi-family
development which will provide approximately 211 residential units on approximately seven (7) acres
The Alexander Specific Plan
Introduction I-3
with the potential future phasing of additional residential units and/or other commercial development
on the eastern two (2) acres of the site. A portion of the property, a little more than one (1) acre in size,
has been dedicated to Pima County for the construction of the extension of The Loop shared-use path
along the northern bank of the Cañada del Oro Wash, per Resolution 2020-053.
An approximately 50-foot wide swath of land along the southern property boundary has been
dedicated to Pima County as right-of-way for the construction of bank protection and a planned
extension of the CDO shared-use path. The overall design concept illustrates the connectivity of the
Specific Plan area to the larger neighborhood by providing a range of design features, shared recreation
amenities, and circulation systems. Given that the property is situated adjacent to the northern banks
of the CDO, pedestrian connectivity will be provided to the planned river park by way of pedestrian
accessways/gates along the southern boundary, sidewalks located through the future development or
a connector trail along the eastern boundary, making it accessible for future residents and residents of
surrounding neighborhoods. Also, onsite recreational amenities will be provided within the proposed
multi-family complex, including but not limited to, a pool/spa, fitness center, courtyards ramadas,
barbeques, and a dog park.
The Land Use Proposal addresses a variety of issues that could impact development within The
Alexander Specific Plan, including proposed physical improvements, guidelines for future or phased
development, regulations, and technical information regarding land use. The Development Plan is
based on a thorough analysis of current conditions, opportunities, and constraints of the site. The Land
Use Proposal contains the standards and guidance to ensure that development will occur in a controlled
and phased manner with infrastructure as planned. This section contains a description of the goals,
objectives, and policies in The Alexander Specific Plan combined with various plan components. These
components allow for the development of a cohesive master-planned community and provide the
rationale for the Development Regulations section of the document.
The Development Regulations section serves as the primary mechanism for implementation of The
Alexander Specific Plan. The Alexander Specific Plan Development Regulations establish the intensity
and character of the development by prescribing site-specific development standards that are tailored
to the unique qualities of the project. The regulations contained within this section provide an
appropriate amount of flexibility to anticipate future needs and to achieve compatibility with
surrounding land uses. The specific plan is the preferred zoning mechanism due to the unique location
and urban context of the site, which provides the opportunity to exceed the normal development
standards of the Marana Land Development Code, particularly regarding building heights, setbacks and
density.
These development regulations expressly apply to the 10.74 acres of land that make up The Alexander
Specific Plan. The primary land use designation crafted for The Alexander Specific Plan is “Mixed-Use
(MU)” which contemplates providing high-density residential and commercial uses. The MU land use
designation was crafted utilizing the basic parameters of the Town of Marana’s MR-1, MU-1, and VC
zones.
The Implementation and Administration section of this document includes information regarding
general administration and amendment procedures. Also, the Implementation and Administration
The Alexander Specific Plan
Introduction I-4
section defines specific plan administration procedures, such as enforcement, administrative changes,
substantial changes, and interpretation.
B. Background
The Alexander Specific Plan will establish a framework that effectively blends a mixed-use development
consisting of high-density residential and commercial uses in an area that is highly urban and flourishing
with improved infrastructure and connectivity. The 10.74-acre site is located in the Town of Marana,
just south of the intersection of North Thornydale Road and West Ina Road at the southwest corner of
Thornydale Road and Aerie Drive. The Alexander Specific Plan designates a single land use category
(Mixed-Use) across the 10.74-acre site with the anticipation of providing high-quality, high-density
residential uses with modern architecture and resort-class amenities as well as opportunities for
commercial development or future phases of the high-density residential uses.
Bounded by West Aerie Drive to the north and the CDO to the south, The Alexander Specific Plan intends
to provide a multitude of amenities onsite within the residential portion and connectivity to nearby
services by way of a planned greenway that is anticipated to be constructed and incorporated with
existing shared-use paths along with the wash. On March 5, 2020, the Marana Town Council approved
Resolution No. 2020-053 authorizing a development agreement between Pima County Flood Control
District, Alta Vista Communities, the Town of Marana and the property owner, to install bank protection
and extend the CDO River Park along the northern banks of the wash from Interstate-10 to Thornydale
Road. Currently, the CDO River Park shared-use path extends from East Tangerine Road in Oro Valley,
west along the southern bank of the CDO Wash, and connects to the Santa Cruz River Park shared-use
path (The Loop) just west of Interstate-10. The site design and project location in proximity to the CDO
Wash provide opportunities for recreation and connections between the proposed development and
surrounding areas. The Alexander Specific Plan intends to facilitate connectivity through the site via
sidewalks and landscape promenades as well as pedestrian accessways/gates and an internal connector
trail along the eastern property boundary to capitalize on the existing recreational amenities, and
ultimately promote physical activity, healthy lifestyles and reduce dependence on the automobile.
The Santa Cruz River and River Park shared-use path (The Loop) are excellent amenities to the project
location. The Loop trail system currently offers over 131 miles of shared-use paths throughout the
greater Tucson area, with an additional 11 miles proposed for future construction. The Loop provides
abundant opportunities for recreation, leisure, and commuting. Future connections to The Loop
through this project will allow residents access to this vital amenity and will help to attract the interest
of trail users and cyclists utilizing other area bike paths.
In summary, The Alexander Specific Plan presents an opportunity to introduce infill development and
urban housing options to an area with excellent recreation options, connectivity, amenities, retail, and
recent growth and prosperity. The owner’s vision for high-quality multi-family housing is unique, taking
components from resort developments to inspire the site design. The onsite amenities and relationship
to the existing commercial development nearby and the planned commercial development on the
eastern portion of the site will create an exceptional and attractive urban residential and commercial
center with options for living, work, and play.
See Exhibit I.A.1: Regional Context.
The Alexander Specific Plan
Introduction I-5
Exhibit I.A.1: Regional Context
The Alexander Specific Plan
Inventory and Analysis II-6
Section II. Inventory and Analysis
The Alexander Specific Plan
Inventory and Analysis II-7
A. Purpose and Intent
The purpose of the Development Capability Report of The Alexander Specific Plan is to highlight physical
characteristics, identify opportunities and constraints, and provide analysis that will guide development
sensitive to the physical conditions of the site. Information for this section was compiled from a variety
of sources, including site visits, referencing topographic, hydrological, archaeological and traffic
analyses, and correspondence with staff from the Town of Marana. The Development Capability Report
follows the Town of Marana requirements provided in the Town of Marana Land Development Code.
Under such requirements, information on the following physical components of the site was compiled
to assess the suitability of the property for development:
• Existing structures, roads and other development
• Topography and slope analyses
• Hydrology and water resources
• Vegetation and wildlife habitat
• Geology and soils
• Viewsheds
• Cultural resources
• Existing infrastructure and public services
B. Existing Land Uses
This section of the Development Capability Report identifies existing zoning, land use, and structures
onsite and on surrounding properties, as well as other proposed development in the project vicinity.
1. Site Location
The subject property is situated close to the southeastern limits of the Town of Marana in the
northeast portion of Section 06, Township 13 South, Range 13 East. The 10.74-acre site is
approximately one-half mile east of Interstate-10, on the northern boundary of the Cañada del
Oro Wash. The northern boundary is bordered by West Aerie Drive, which intersects with North
Thornydale Road approximately 975 feet south of West Ina Road. Refer to Exhibit II.B.1: Site
Location.
The site consists of three (3) parcels, bounded by Aerie Drive to the north, Thornydale Road to
the east, the Cañada del Oro Wash (CDO) to the south, and vacant land to the west. The
approximate site boundaries are 711 feet of frontage on Aerie Drive, 309 feet on Thornydale
Road, 1,012 feet along the CDO, and a western boundary of 648 feet. Refer to Exhibit II.B.2:
Site Description.
The Alexander Specific Plan
Inventory and Analysis II-8
Exhibit II.B.1: Site Location
The Alexander Specific Plan
Inventory and Analysis II-9
Exhibit II.B.2: Site Description
The Alexander Specific Plan
Inventory and Analysis II-10
2. Existing Onsite Land Use and Zoning
The site is currently vacant with no existing structures on site. The existing zoning designation
on the property is NC (Neighborhood Commercial). See Exhibit II.B.3.a: Existing Zoning.
3. Existing Conditions on Properties within a One-Quarter Mile Radius
a. Zoning
The zoning designations of surrounding properties, as depicted in Exhibit II.B.3.a:
Existing Zoning are as follows:
North: Town of Marana NC (Neighborhood Commercial), Pima County TR
(Transitional) and Pima County CR-3 (Single Residence Zone)
South: Town of Marana R-36 (Residential), Town of Marana HI (Heavy
Industrial)
East: Town of Marana NC (Neighborhood Commercial), Pima County SH
(Suburban Homestead) and Pima County CR-3 (Single Residence
Zone)
West: Town of Marana HI (Heavy Industrial)
b. General Plan Land Use
The 2010 Town of Marana General Plan indicates the site is designated Commercial.
The surrounding general plan designations within one-quarter mile of the site, as
depicted in Exhibit II.B.3.b: General Plan Land Use, are as follows:
North: Commercial
South: Commercial / Rivers, Major Washes and Drainageways
East: Commercial
West: Industrial
c. Land Use
The land uses of surrounding properties within one-quarter mile, as depicted in Exhibit
II.B.3.c: Existing Land Uses are as follows:
North: Thornydale Plaza, Embassy Plaza, Sunny Hills Estates
The Alexander Specific Plan
Inventory and Analysis II-11
South: Northpoint Business Park, Shops at Thornydale, Orange Grove
Industrial Park, Thornydale Crossing, Costco Wholesale
East: Ina Road Shopping Center, Horizon Hills, Richardson Park,
Richardson Elementary School
West: Aerie Apartments, Aerie Riverwalk
d. Number of Stories of Existing Structures
There are no existing structures currently on the site. Buildings in the general vicinity
are one story in height.
e. Pending and Conditional Rezonings
According to the most recent Town of Marana Planning and Zoning Activity map dated
May 2020, there are no pending or conditional rezonings within a one-quarter mile
radius of the project site.
f. Subdivision/Development Plans Approved
There are no recently approved subdivisions or development plans within one-quarter
mile of the specific plan site.
Recent projects in the vicinity of the subject parcel include the new construction of Jack
in the Box at Ina Road and El Rancho Market, both within the Lee/Mar Center
Development Plan. A new QuikTrip convenience store has been approved west of
Interstate-10 on Ina Road.
g. Architectural Styles of Adjacent Development
Adjacent commercial development in the Thornydale Plaza has flat facades, articulated
entryways, and is consistent with the existing character of strip-mall developments
across the greater Tucson Metro area. West of the site, the Avilla Marana Casitas have
stucco exteriors with a southwest architectural aesthetic. The color palettes used in
the Thornydale Plaza as well as Avilla Marana Casitas are complementary to
surrounding desert tones.
4. Well Sites within 100 Feet of the property
According to Pima County Geographic Information Systems and the Arizona Department of
Water Resources, there are no wells located on the site or within the 100-foot radius of the
site. Two wells (#604847 and #626759) are located within a one-quarter mile radius of the
project site. See Exhibit II.B.4: Existing Land Uses.
The Alexander Specific Plan
Inventory and Analysis II-12
Exhibit II.B.3.a: Existing Zoning
The Alexander Specific Plan
Inventory and Analysis II-13
Exhibit II.B.3.b: General Plan Designations
The Alexander Specific Plan
Inventory and Analysis II-14
Exhibit II.B.3.c: Existing Land Uses
The Alexander Specific Plan
Inventory and Analysis II-15
C. Topography and Slope
The elevations on the property range from approximately 2,230 feet near the southwestern corner to
approximately 2,242 feet near the middle of the property. Existing topography at 2’ contour intervals is
shown on Exhibit II.C.1: Topography and Slope.
1. Hillside Conservation Areas
Hillside Conservation areas exist just outside the eastern and southern boundaries of the
property as well as in the middle of the site and minimal portions of the northern boundary.
These areas contain portions of land that have slopes between 15% and 25% as well as slopes
over 25%. While the site contains slopes greater than 15%, the presence of said slopes can
largely be attributed to previous grading activities associated with the construction of the
Thornydale Road bridge and bank protection along the Cañada del Oro Wash.
2. Rock Outcrops
There are no rock outcrops on the subject site.
3. Slopes of 15% or Greater
Slopes of 15% or greater exist just outside the eastern and southern boundaries of the property,
in the central portion of the property, and small portions along the northern boundary. As
previously mentioned, the presence of the slopes of 15% or greater can be attributed to
previous grading activities, namely those associated with improvements to Thornydale Road or
the installation of bank protection. The surface slope of the property is shown in Exhibit II.C.1:
Topography and Slope.
4. Other Significant Topographic Features
There are no other significant topographic features such as peaks or ridges on the project site.
5. Pre-Development Cross-Slope
The average cross-slope (ACS) of the property is approximately 10.43%.
The pre-development cross slope calculation and values used are as follows:
ACS = (I x L x 0.0023) / A
Where:
I = contour interval (2’)
L = total length of contours (24,362’)
0.0023 = conversion of “square feet” into “acres x 100”
A = total site area in acres (10.74 AC)
ACS = 2 x 24,362 x 0.0023 / 10.74
ACS = 10.43%
The Alexander Specific Plan
Inventory and Analysis II-16
Exhibit II.C.1: Topography and Slope
The Alexander Specific Plan
Inventory and Analysis II-17
D. Hydrology, Water Resources, and Drainage
The total project site includes an area of approximately 10.74 acres and can be described as previously
graded land with no existing structures or paved areas. The site also features mild slopes draining
generally from northeast to southwest toward the Cañada del Oro Wash. A previously determined 1%
annual chance (100-year) peak discharge for this onsite area is about 42 CFS.
Two offsite watersheds contribute stormwater to the project site. Both of these watersheds are located
to the north of the site and consist entirely of portions of Thornydale Plaza (Target Store Plaza)
development, and the adjacent Thornydale Plaza Retail Addition development. Both of these
contributing offsite watersheds are on the upstream side of the subject development, and both
contribute stormwater only via the existing storm drain system, and not via overland surface run-on.
The exact perimeters of these offsite contributing areas are not known, as they would have been
delineated in the 1990s at the time of development of Thornydale Plaza and would be contained within
drainage reports that are no longer available. However, approximately 1% peak discharges for these
offsite watersheds were still available within other available documents.
The two offsite watersheds affecting the project site have their concentration points at the existing
detention/retention basin behind the Target Store, and at the existing grate inlet behind the Retail
Addition to the east. The estimated 1% peak discharges at these locations are 50.2 CFS and 25 CFS
respectively. Each of these locations contributes flows through storm drain pipes and have a common
confluence location under the driveway adjacent to the detention/retention basin where there is also
an existing surface grate. From there, the remaining pipe segments within the existing storm drain
system make a straight shot directly to the Cañada del Oro Wash. Along the way, these pipes pass under
Aerie Drive and the subject project site. These offsite watersheds are not within any balanced or critical
basins according to the Town of Marana. Please see Exhibit II.D.1: Pre-Development Hydrology.
The most significant offsite features affecting the site are the aforementioned offsite storm drain inlets
located across Aerie Drive. The magnitude of discharge entering these inlets, along with their elevations,
will control the magnitude of discharges, and the pipe sizes, of the downstream storm drain system
located on the project site. The downstream storm drain system will be the primary means of
stormwater conveyance from the site into the Cañada del Oro Wash. Another significant feature located
offsite is the soil-cement bank protection that will extend along the Cañada del Oro north bank the
entire distance between Thornydale Road and the Union Pacific Railroad (UPRR) bridge.
Characteristics of Onsite Hydrology:
The only floodplains associated with the subject development are those that derive from the Cañada
del Oro (CDO) Wash, which features a 1% peak discharge of 22,400 CFS. There are no other local
floodplains, mapped or unmapped, on or adjacent to the project site. The relevant FEMA Flood
Insurance Rate Map (FIRM) panel is 04019C1660L.
There are no areas of sheet flooding on the project site that are recognized as flood hazard areas.
However, the site in general does feature sheet flow as the primary form of stormwater conveyance
The Alexander Specific Plan
Inventory and Analysis II-18
derived from the onsite areas. Because only the onsite areas are involved with producing this sheet flow
runoff, flow depths in both existing and proposed conditions will be modest and will not constitute any
significant hazard.
There are three categories of Federal Emergency Management Agency (FEMA) mapped floodplains and
flood hazards associated with this reach of the CDO Wash. The CDO Wash itself is not part of the project
site, but flood hazards from the CDO have historically been present on the site. The first of these hazards
is the floodway, which is defined as being within the banks of the CDO Wash, and off the project site.
The second is the FEMA AE Zone, which is associated with the riverine environment of the CDO Wash.
In the vicinity of the subject project site, the FEMA AE Zone, and the CDO Floodway occupy the same
defined areas. Therefore, the AE Zone is also off the project site. The third floodplain associated with
the CDO Wash is a FEMA Zone X-500 floodplain (also known as Shaded Zone X, or a Zone X, 0.2% AC)
that extends across the majority of the project site. The current effective FEMA Flood Insurance Rate
Map (FIRM) indicates that this X-500 area is one that will be inundated during a 0.2% annual chance
(500-year) event. All building finished floors will be built to include one-foot of freeboard over the 500-
year base flood elevation.
Submitted under a separate cover, a Conditional Letter of Map Revision (CLOMR) was prepared for this
reach of the CDO Wash to reflect the future effect of placing soil cement bank protection on the north
bank downstream of Thornydale Road to connect with the existing bank protection. This area of bank
protection placement extends downstream to the Union Pacific Railroad Bridge and includes the entire
subject project site where it abuts the CDO bank. The proposed bank protection will contain 1% and
0.2% events within the CDO Wash. Exhibit III.G.2: CDO Wash Bank Protection Cross-Section
demonstrates the anticipated bank protection to be installed by Pima County.
The 1% peak discharges present on the project exceeds 50 in only one instance within the project site
for existing conditions. This instance is inside the existing storm drainpipes already mentioned. In the
existing condition, these pipes will convey only the offsite flows. According to the hydrologic calculation
performed for the existing conditions project area, a 1% peak discharge of only 42 CFS was determined.
Existing drainage conditions along the downstream property boundary, which is the southwest
quadrant of the project site, are characterized by overland sheet flow over gently sloping earthen
terrain. Some of this sheet flow is currently conveyed overland into the CDO Wash, and some is
currently conveyed into the next parcel to the west where it would also flow into the CDO Wash.
The Alexander Specific Plan
Inventory and Analysis II-19
Exhibit II.D.1: Pre-Development Hydrology
The Alexander Specific Plan
Inventory and Analysis II-20
E. Vegetation
1. Vegetative Communities and Associations Onsite
The project site is located on the southwest corner of Aerie Drive and Thornydale Road,
surrounded by vacant land, high-density residential, commercial development, and the CDO
Wash. The entire site has been previously graded and, in the past, has been utilized as
temporary storage yards and staging areas for adjacent development and roadway
improvements. The existing vegetation on-site can be characterized as regrowth and largely
consists of first-generation plant species such as Saltbush (atriplex spps), Desert Broom
(Baccharis sarothroides) and other small perennials and grasses. There are a few trees and
shrubs, generally located in the southeast portion of the site. Trees and shrubs along
Thornydale Road are the result of ROW plantings and not native to the site. Some of the
regrowth plant species onsite are considered invasive, such as Desert Broom (Baccharis
sarothroides).
The Pima County Sonoran Desert Conservation Plan GIS (2011) classifies this site as
Agriculture/Developed/Water/Bare Ground and the CDO Wash immediately adjacent to the
southern property line as Sonoran Desert Scrub. Overall, vegetation density onsite is generally
very low. The vegetative communities and densities are depicted in Exhibit II.E.1: Vegetative
Communities and Associations.
2. Significant Cacti and Groups of Trees
As shown in Exhibit II.E.2: Site Resource Inventory, the site does not contain any significant cacti
or groups of trees.
3. Special-Status Plant Species
Arizona Game & Fish has not identified any plant species with a special status that may occur
within 3 miles of the project site.
4. Vegetative Densities
Pima County GIS (2019) categorizes the entire site as Sonoran Deciduous Swamp & Riparian
Scrub. The overall vegetative density on the site is very low due to previous grading and
disturbances.
The Alexander Specific Plan
Inventory and Analysis II-21
Exhibit II.E.1: Vegetative Communities and Associations
The Alexander Specific Plan
Inventory and Analysis II-22
Exhibit II.E.2: Site Resource Inventory
The Alexander Specific Plan
Inventory and Analysis II-23
F. Wildlife
1. Letter from Habitat Specialist
a. Presence of any State-listed Threatened or Endangered Species
The state-listed special status species documented within three miles of the project vicinity
are as follows:
• Yellow-billed Cuckoo
• Arizona Ridge-nosed Rattlesnake
• Fulvous Whistling-Duck
• Cactus Ferruginous Pygmy-owl
• Desert Mud Turtle
• Cave Myotis
• Stag-horn Cholla
• Brazilian Free-tailed Bad
The Yellow-billed Cuckoo (Cuccyzus americanus) carries designations of being listed
threatened (imminent jeopardy of becoming endangered), sensitive, and a species of
greatest conservation need.
The Arizona Ridge-nosed Rattlesnake or Crotalus willardi willardi is designated a sensitive
species by the Regional Forester of the United States Forest Service and a species of greatest
conservation needed.
The Fulvous Whistling-Duck (Dendrocygna bicolor) carries the designation of a species of
concern by the Federal Wildlife Service.
The Cactus Ferruginous pygmy-owl or Glaucidium brasilianum cactorum carries the
designations of a species of concern, a sensitive species by both the US Forest Service and
the Bureau of Land Management, and a species of greatest conservation need.
The Desert Mud Turtle (Kinosternon sonoriense sonoriense) is designated a sensitive species
by the Bureau of Land Management and a species of greatest conservation need.
Cave myotis (Myotis velifer) is designated a species of concern, a sensitive species, and a
species of greatest conservation need.
The Stag-horn Cholla (Opuntia versicolor) is designated salvage restricted (collection
permitted only with a permit) under the Arizona Native Plant Law of 2008.
The Alexander Specific Plan
Inventory and Analysis II-24
The Brazilian Free-tailed Bat (Tadarida brasiliensis) is designated a species of greatest
conservation need.
There are three state-designated special areas documented within the project vicinity: the
10J area Zone 2 for Mexican Wolf (Canus lupus baileyi), Riparian Area, and the Pima County
Wildlife Movement Area-Landscape (Tortolita Fan to Cañada del Oro).
b. High Densities of a Given Species
According to the Arizona Game and Fish Department, there is no evidence that high densities
of a given species exist within the project area.
c. Aquatic or Riparian Ecosystems
There is Pima County Important Riparian Area (IRA) located adjacent to the subject property
within the limits of the CDO. However, there are no aquatic or riparian ecosystems found
onsite.
d. Wildlife Corridors
There are no identified wildlife corridors located on the property.
2. Arizona Game and Fish Department (AGFD) Environmental Review
In support of this analysis, the AGFD Heritage Data Management System (HDMS) was accessed
via their Online Environmental Review Tool, to locate records of occurrence within 3 miles of
the property for these species. The summary page from the HDMS review has been included
as Exhibit: II.F.1: AGFD Online Environmental Review. The full report is provided in Appendix B:
Arizona Environmental Online Review Tool Report.
The HDMS does include records for one species that does not have an Endangered Species Act
(ESA) protection: Cactus Ferruginous pygmy-owl (Glaucidium brasilianum cactorum). The
Pygmy-owl receives the protections provided by the Migratory Bird Treaty Act and is
designated as a sensitive species, species of concern, and Wildlife of Special Concern.
The Alexander Specific Plan
Inventory and Analysis II-25
Exhibit II.F.1: AGFD Online Environmental Review
The Alexander Specific Plan
Inventory and Analysis II-26
G. Viewsheds
1. Viewsheds Onto and Across the Site
The Alexander Specific Plan project area is roughly half a mile east of Interstate-10 on vacant
land that is, for the most part, surrounded by development or land anticipated for future
development. The Cañada del Oro Wash runs adjacent to the southern boundary of the site,
providing a view of a dry riverbed with patches of desert species. The site has been entirely
disturbed, other than alongside the wash and the bridge on Thornydale Road. Viewsheds onto
and across the site are mostly unobstructed due to the lack of dense onsite vegetation. The
significant views and vistas beyond adjacent properties are of the Catalina Mountains to the
north and the Tortolita Mountains to the northwest. Views of each of these mountain ranges
are unobstructed, as the site’s topography is mostly flat with little over-story vegetation.
See Exhibit II.G.1.a: Photo Key Map and Exhibit II.G.1.b: Site Photos.
2. Area of High Visibility from Adjacent Off-Site Uses
Due to the site’s flat terrain and the lack of grade differential from Thornydale Road and Aerie
Drive, the site is highly visible from the adjacent properties. Exhibit II.G.1.b: Site Photos
demonstrates the property’s visibility.
The Alexander Specific Plan
Inventory and Analysis II-27
Exhibit II.G.1.a: Photo Key Map
The Alexander Specific Plan
Inventory and Analysis II-28
Exhibit II.G.1.b: Site Photos
Photo 1: Looking north
from the northeast corner
of the site on Aerie Drive.
Photo 2: Looking east
toward Thornydale Road
from the northeast
corner of the site along
Aerie Drive.
The Alexander Specific Plan
Inventory and Analysis II-29
Photo 3: Looking west
from the northeast corner
of the site.
Photo 4: View from the
northwest corner of the
site, looking southeast
across the site.
The Alexander Specific Plan
Inventory and Analysis II-30
Photo 5: View from the
northwest corner of the
site looking southwest.
Photo 6: From the
northwest corner of the
site looking west along
Aerie Drive.
The Alexander Specific Plan
Inventory and Analysis II-31
Photo 7: Looking
southwest from the
southwest corner of the
site.
Photo 8: Looking
southeast from the
southwest corner of the
site.
The Alexander Specific Plan
Inventory and Analysis II-32
Photo 9: Looking south
from the southeast corner
of the site.
Photo 10: Looking east
from the southeast
corner of the site.
The Alexander Specific Plan
Inventory and Analysis II-33
H. Traffic Circulation and Road System
A Traffic Impact Analysis (TIA) by Kimley-Horn and Associates has been submitted under separate
cover.
1. Existing and Proposed Off-Site Streets
Existing adjacent to the northern and eastern boundaries respectively, Aerie Drive and
Thornydale Road border the site. Ina Road is approximately 975 feet north of the property.
No off-site roads are proposed as part of this project. Existing roadways within the project
area are shown on Exhibit II.H.1: Traffic and further detailed in Table II.H.2: Roadway
Inventory.
Thornydale Road
Thornydale Road is a north-south road with three travel (3) lanes and one (1) bike lane in
each direction and a center raised media adjacent to the site. There are curb, gutter, and
sidewalk on both sides of the roadway. ADOT classifies Thornydale Road as a principal
arterial road south of Ina Road. The posted speed limit within the vicinity of the site is 45
mph in both directions.
Ina Road
Ina Road is an east-west road with two travel (2) lanes and one (1) bike lane in each direction
and a center raised median. There are curb, gutter, and sidewalk on both sides of the
roadway. The Arizona Department of Transportation (ADOT) classifies Ina Road as a principal
arterial east of Interstate 10 (I-10). The posted speed limit within the vicinity of the site is 45
miles per hour (mph) in both directions.
Aerie Drive
Aerie Drive is an east-west road with two (2) lanes in each direction of travel and a center
raised median adjacent to the site. There are curb, gutter, and sidewalk on both sides of the
road. ADOT classifies Aerie Drive as a local road. The posted speed limit is 35 mph in both
directions.
Target Access Road
Target Access Road is a north-south, unstriped road with one (1) lane in each direction of
travel. The roadway connects Ina Road and Aerie Drive, a distance of approximately 1,000-
feet. The roadway is privately-owned and provides access to the shopping centers north of
the proposed site. There is no posted speed limit.
The Alexander Specific Plan
Inventory and Analysis II-34
Exhibit II.H.1: Traffic
The Alexander Specific Plan
Inventory and Analysis II-35
2. Existing Access and Rights-of-Way
A roadway inventory was conducted to obtain the following information:
▪ Existing and Proposed Right-of-Way;
▪ Whether or not said widths conform to minimum requirements;
▪ Ownership;
▪ Whether or not rights-of-way jog or are continuous;
▪ Number of travel lanes and theoretical capacity and design speed for existing roads;
▪ Present average daily traffic for existing streets; and
▪ Based on a preliminary visual assessment, a description of the surface conditions of
existing roadways providing access to the site:
Table II.H.2: Roadway Inventory
Ina Road Thornydale
Road Aerie Drive
Major Routes Classification Major Local
Road
Major Local
Road
Minor Local
Road
Existing R.O.W. (Feet) 150 150 100
Future R.O.W. (Feet) 150 150 100’
Current Number of Lanes 6 6 4
Speed Limit 45 45 35
Ownership Marana Marana Marana
ADT (Source, Year) 33,164 (2019) 30,758 (2018) Not Available
Conforms to Width Standards Yes Yes Yes
Surface Conditions Paved Paved Paved
The Alexander Specific Plan
Inventory and Analysis II-36
3. Roadway Improvements
The Arizona Department of Transportation (ADOT) completed the I-10/Ina Road interchange
project in 2018, creating a grade-separated interchange at Ina Road with new traffic loops on
the east and west sides of the interchange. Adopted in 2016, the 2040 Pima Association of
Governments (PAG) Regional Transportation Plan contains five projects that impact The
Alexander Specific Plan area. These projects are listed below:
• I-10 West Corridor, Ruthrauff Road to Ina Road – Widen to 8 lanes and build new or
reconstruct traffic interchanges.
• Ina Road #1 – Wade Road to Silverbell Road, Widen to a 3-lane roadway, Middle
Timeframe (2020-2030), Pima County, $10,800,000
• Ina Road #2 – Silverbell Road to Interstate-10, Widen to a 4-lane roadway, includes 2-
lane bridge, Early Timeframe (2013-2020), Marana, $11,440,000
• Ina Road #2a – Bridge over Santa Cruz River, Replace bridge structure, Early Timeframe
(2013-2020), Marana, $6,000,000
• Ina Road #3 – Interstate-10 to Camino de la Tierra, Widen to 6-lane roadway, Early
Timeframe (2013-2020), Marana, $13,100,000
4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to
be Used by Traffic from this Site
The intersection of Ina Road and Thornydale Road is approximately 975 feet north of The
Alexander Specific Plan area and will be frequently used by future residents. Additionally, it is
anticipated that residents of The Alexander Apartments will benefit from the location’s
proximity to Interstate-10, therefore the Ina/I-10 interchange will be used often. The
intersections of Ina Road and Oldfather Road and Ina Road and Camino de Oeste will be used
by residents to access Interstate-10. The intersections of Thornydale Road and Orange Grove
Road and Thornydale Road and Magee Road will likely experience slightly higher volumes of
traffic from north/south travelers entering and exiting the development. There are no non-
existing proposed intersections on arterials within one mile of the development.
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with
Arterial Streets, Parks, and Schools
Bicycle routes exist along the south side of the Cañada del Oro Riverpark, which runs adjacent
to the southern boundary of the site. A path will be extended along the northern bank of the
CDO Wash along the southern property boundary per Resolution No. 2020-053. Connections
to the Santa Cruz River Park bicycle paths exist on the west side of Interstate-10, connecting
The Alexander Specific Plan area with the greater Tucson region by way of The Loop shared-
use path. Additionally, there are bicycle pathways along Camino de la Tierra and portions of
Shannon Road in proximity to the project site. See Exhibit II.I.1: Recreation and Trails.
The Alexander Specific Plan
Inventory and Analysis II-37
The nearest pedestrian walkway to the Specific Plan area is the Cañada del Oro River Park (trail
key number RP002), which bounds the property on the south. West of Interstate-10, the
Cañada del Oro River Park intersects with the Santa Cruz River Park (RP005), both portions of
The Loop shared-use path. South of the project site, the Santa Cruz River Path intersects again
with the Rillito River Path (RP004). A path system exists along Silverbell Road (P035), with two
singletrack trails extending off the main path: The West Idle Hour Wash (#144) and the South
Branches East Idle Hour Wash (#137). Moreover, there are paved sidewalks along all major
roadways in the area, including on both sides of Aerie Drive and Thornydale Road adjacent to
the property. Paved pedestrian sidewalks are also provided within the Thornydale Plaza and
are on both sides of Ina Road.
The bicycle and pedestrian pathways in the vicinity of The Alexander Specific Plan area provide
connections to nearby parks and schools, including the Ted Walker Regional Park, the Rillito
River Park, Richardson Neighborhood Park, Richardson Elementary School, and Hendricks
Elementary School. Additionally, the existing bicycle routes in the area connect users to public
transportation options. Pedestrian pathways within one mile of the site intersect with Sun Tran
bus routes along Ina as well as just north of the site on Aerie Drive.
Exhibit II.I.1: Recreation and Trails displays the existing bike routes (including The Loop) and the
existing pedestrian circulation within the general project vicinity.
I. Recreation and Trails
1. Open Space, Recreation Facilities, Parks and Trails
As shown in Exhibit II.I.1, there are three parks within a one-mile radius of The Alexander
Specific Plan area: Ted Walker Regional Park, Richardson Neighborhood Park, and Denny Dunn
Neighborhood Park. The CDO River Park (RP002) currently exists along the southern bank of
the wash with a planned extension of the River Park to be located on the northern bank of the
wash. According to Pima County Flood Control District, the extension of the CDO River Park will
be constructed during the installation of bank protection along the northern bank of the wash
per an approved plan between Pima County Flood Control District, the Town of Marana, the
property owner, and Alta Vista Communities. Recreation facilities just outside of the one-mile
radius of the site include Wildwood Neighborhood Park, Rillito River Park (RP004), Silverbell
Road multi-use path (P035), segments of the Santa Cruz River Park (RP005), West Idle Hour
Wash singletrack trail (#144) and South Branches East Idle Hour Wash singletrack trail (#137).
The Alexander Specific Plan
Inventory and Analysis II-38
Exhibit II.I.1: Recreation and Trails
The Alexander Specific Plan
Inventory and Analysis II-39
J. Cultural Resources
An Environment Site Assessment (ESA) was performed by Com Sense, Inc. Environmental Consulting to
identify any actions of this project that may have significant environmental, historic, or cultural impacts.
Upon consultation with the Arizona State Museum, National Register of Historic Places, National
Wilderness Preservation, and the Department of the Interior, Bureau of Indian Affairs, Com Sense, Inc.
has concluded that the proposed development would not produce any adverse impacts, thus mitigation
is not necessary. The ESA produced by Com Sense, Inc. Environmental Consulting has been included in
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation.
K. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife, and views has been combined to
form the McHarg Composite Map. The purpose of the McHarg Composite Map is to highlight areas that
are available for development. With no wildlife movement considerations or significant vegetation
present onsite, constraints are limited to topography, hydrology, and views as displayed in Exhibit II.K.1:
McHarg Composite Map. Refer to Section III Land Use Proposal for more information on how the site
plan responds to the site’s physical constraints.
The Alexander Specific Plan
Inventory and Analysis II-40
Exhibit II.K.1: McHarg Composite Map
The Alexander Specific Plan
Land Use Proposal III-41
Section III. Land Use Proposal
The Alexander Specific Plan
Land Use Proposal III-42
A. Purpose and Intent
The Alexander Specific Plan presents a comprehensive vision for the development of an approximately
10.74-acre property located at the southwest corner of Thornydale Road and Aerie Drive. The Alexander
Specific Plan contemplates providing a single land use designation (Mixed-Use) for an infill development
that integrates higher density residential options with modern architecture and meaningful amenities,
and commercial opportunities that are needed to further sustain the urban fabric of the area. While
entirely conceptual at this time, it is anticipated that a portion of the property will feature a high-density
multi-family development on approximately seven (7) acres with the potential future phasing of
additional residential units or other commercial uses on the eastern two (2) acres of the site. An
approximately 50-foot wide right-of-way along the southern property boundary has been dedicated to
Pima County for the installation of bank protection and the planned extension of the CDO River Park
along the north bank of the wash. This area is a little more than one (1) acre in size.
The Alexander Specific Plan provides a method for applying standards and guidance to ensure that
future development meets the needs of the community while appropriately responding to and
considering adopted plans, adjacent development, the natural environment, and site-specific
conditions. The proposed land use will be integrated with the surrounding area with regards to
circulation, infrastructure, aesthetics, and visual character through a unique set of standards and design
guidelines that incorporate best practices and innovative design techniques.
Utilizing the basic parameters of the Town of Marana’s MR-1, MU-1, and VC zones, this Specific Plan
will provide development regulations and standards that facilitate an effective mix of multi-family
housing and commercial opportunities that protect the integrity of the surrounding area. Where the
Specific Plan varies from the Town of Marana Land Development Code or other applicable Town
standards, the Specific Plan shall be the controlling regulation. In instances where the Specific Plan is
silent in providing development standards or regulations, the applicable provisions of the Land
Development Code for the MR-1, MU-1, and VC zones and other relevant Town codes and standards
shall apply.
This Land Use Proposal responds to the site analysis, technical research, and community values through
the use of regulations or controls to resolve any potential development-related issues. Once approved,
the Specific Plan describes the planning considerations for the parcels, imposes controls on the
development, and is detailed accordingly in the development plan process. The boundaries of this
Specific Plan are shown in Exhibit II.B.1.
B. Design Principles and Vision
The Alexander Specific Plan is intended to be developed in accordance with the following goals and
objectives:
• Implement the goals and objectives of the Town of Marana General Plan;
• Promote infill development that utilizes existing infrastructure;
• Preserve and feature the natural beauty of the Cañada del Oro Wash to the south;
• Provide quality, upscale multi-family housing options in the Town;
The Alexander Specific Plan
Land Use Proposal III-43
• Offer recreational and social opportunities for a variety of age ranges and needs
through interconnected pedestrian space including active and passive recreation and
community gathering spaces;
• Maximize the spectacular views of Sombrero Peak and the Tucson Mountains to the
west and those of Pusch Ridge and the Catalinas to the east;
• Facilitate pedestrian connectivity via pedestrian accessways/gates, sidewalks and the
connector trail to the planned amenities along the Cañada del Oro and to the Santa
Cruz River Park shared-use path (The Loop), which consists of 131 miles of connected
trails;
• Focus development toward the Cañada del Oro, where appropriate, to maximize its
aesthetic and recreational benefits; and
• Ensure coordinated, responsible planning through the use of cohesive procedures and
guidelines.
C. Relationship to Adopted Plans
1. Marana General Plan
The Alexander Specific Plan is located within the Planning Area boundary of the Town’s General
Plan within the Southern Growth Area, which is prime for infill opportunities. The Town’s
General Plan Land Use Map designates the site for commercial uses. Designed to help meet the
current and future needs of the Town, the Specific Plan establishes goals and policies that are
in line with the Town’s General Plan and Strategic Plan.
The Alexander Specific Plan conforms to the overall General Plan, including the following
highlighted goals, policies, and actions:
General Plan Goal, Land Use, and Growth Element: Adopt sustainable development as a
unifying goal to secure Marana’s future.
Marana’s quality of life must be sustained for many generations to come. Conserving open
space and protecting undisturbed land promotes an increase in the general welfare and
wellbeing of residents by providing trails and amenities for recreation. Open space, including
functional landscaping, provides ecosystem services that reduce negative stormwater runoff
effects like erosion, protects wildlife habitat, and improves water quality by allowing debris and
pollution to deposit over undisturbed land. For open space to be a viable use, it needs to be
thoughtfully integrated into community design. Providing a diverse mix of uses interconnected
through open space, pathways, and trails fosters sustainable development that can then be
linked to nearby existing developments, open space, and recreation areas.
• General Plan Policy: Promote a healthy, adaptable local economy that is vital to the
community’s ability to provide a highly desirable Quality of Life, high levels of services
and amenities.
The Alexander Specific Plan
Land Use Proposal III-44
• General Plan Action: Provide quality urban spaces, parks, and recreation, with trails
and walkways that serve the community.
Specific Plan Conformance: The Alexander Specific Plan will allow for a mixed-use
development that caters to the need for housing options, commercial and retail space. The
proposed project offers a housing option to meet the growing number of people moving to
Marana and those nearing retirement ages. The Alexander Specific Plan not only will provide
an additional housing stock to meet the Town’s growing demand, it will provide high-quality,
resort-class amenities for future residents of the anticipated apartment complex. Considering
that the subject property is adjacent to the CDO River Park, The Alexander Specific Plan will
provide opportunities for pedestrian connectivity through the site via pedestrian
accessways/gates, sidewalks, and the connector trail so that the natural amenity can be
enjoyed by the future residents and the surrounding community. Furthermore, it provides
the opportunity for commercial retail and services to help enhance the quality of life for
Marana residents by reducing their travel times and subsequent carbon footprint.
General Plan Goal, Land Use, and Growth Element: “Provide opportunities for diverse
developments that maximize the benefits to the community.”
Any time a developer proposes a quality mix of multi-family residential and commercial uses
with a strong emphasis on design and integration, the residents of both the existing and
proposed communities benefit greatly. By co-locating uses on a single project site that has
existing infrastructure, travel times, and transportation costs are reduced as well as the
developmental impact on the environment. Implicit in the creation of any mixed-use
development is the range of housing types necessary to create a thriving community that can
accommodate affordability for residents of any socio-economic class. In conjunction with the
surrounding residential uses northwest and southeast of the site, The Alexander Specific Plan
aids in providing a diverse stock of housing in the general vicinity that ensures land uses such
as industrial, commercial, retail, institutional, civic and office are complemented with a variety
of skilled workers; thus, attracting future commercial and residential development
opportunities to the Town. Additionally, the combination of high-density residential
development with a commercial component helps make the project financially sound by
locating residents near services and amenities they are likely to use daily.
• General Plan Policy: Promote new development that is compatible with existing land
uses.
• General Plan Action: Establish appropriate land development designations with
densities and intensities that complement existing natural conditions and
residential areas.
• General Plan Action: Locate commercial and industrial uses for direct access to
arterial or collector roads without generating traffic into housing areas.
• General Plan Action: Encourage mixed-use development proposals for future
Master Planning Areas in Marana
The Alexander Specific Plan
Land Use Proposal III-45
• General Plan Policy: Provide opportunities for a variety of housing types and
economic levels.
• General Plan Action: Designate a wide range of residential development densities
from low density rural to multi-family urban.
• General Plan Policy: Provide a development pattern that minimizes public
expenditures.
• General Plan Action: Encourage growth in locations where infrastructure capacity
exists or can be easily extended.
• General Plan Action: Encourage joint use amenities and public facilities.
Specific Plan Conformance: The Alexander Specific Plan is located within the Planning Area
Boundary of the Town of Marana’s 2010 General Plan and is part of the Southern Growth
Area. The area has been targeted as a prime growth area over the next decade as a result
of the newly improved interchange at Ina Road and Interstate-10. The general plan land use
designation on the property is commercial and it is currently zoned for neighborhood
commercial uses (NC). Given the intensive land use designation on the property and the highly
urban nature of the surrounding area, it is apparent that a mix of high-density residential and
commercial uses is appropriate.
The Alexander Specific Plan will feature high-quality design and development that is
compatible with the area. It will also provide a stock of housing that is currently
underrepresented in the area as well as opportunities for additional uses that are needed
to sustain the proposed and existing development in the general vicinity. According to the
2010 General Plan, there is additional Commercial designated land immediately surrounding
the site to the north, northwest, and south. The majority of the land to the west is
designated for industrial land uses. Several residential subdivisions exist within the master-
planned area east of the proposed Specific Plan boundary located north of Ina Road, beyond
the commercial development located at the intersection with Thornydale Road. Much of the
Pima County land to the east is developed with medium-density residential properties, while
the land to the south is densely developed with commercial, retail, and entertainment
properties within the Thornydale Crossing as well as shops and amenities at surrounding
intersections. The 51-acre Foothills Mall site is slated for redevelopment in the near future that
is intended to create a town center-style development with a mixture of commercial, office,
hospitality, residential, and entertainment uses with a maximum building height of 120 feet.
The Alexander Specific Plan proposes development that complements the existing and
future uses in the area, is well served by utilities, does not require any infrastructure
extensions or improvements, and is within proximity to two major arterial roads.
General Plan Goal, Parks, and Recreation Element: Provide a system of developed parks and
recreational facilities throughout the community.
Providing access to parks and recreation is an important part of supporting healthy
communities. Jurisdictions require that new residential development provides open space and
opportunities for recreation to support public health and wellbeing while creating aesthetically
beautiful spaces and towns that people want to live in. Outdoor recreation opportunities
improve community health while instilling a sense of place and pride in one’s community.
The Alexander Specific Plan
Land Use Proposal III-46
• General Plan Policy: Support the development of recreational facilities in new
residential areas.
• General Plan Action: Require neighborhood parks in all new residential
developments following standards described in the 2010 Town of Marana Parks,
Recreation, Trails, and Open Space Master Plan.
• General Plan Action: Require path/trail easements and constructed elements to link
neighborhood parks with residences, schools, and the public path/trail system.
• General Plan Action: Require Homeowner’s Associations to maintain private
recreation facilities (neighborhood parks) to the appropriate standard as defined in
the 2010 Town of Marana Parks, Recreation, Trails, and Open Space Master Plan.
• General Plan Action: Implement linear parks that provide connections between the
green infrastructure elements and other destinations within and adjacent to the
Town.
Specific Plan Conformance: The Alexander Specific Plan will feature open space, passive and
active recreation areas, and connections to the Town of Marana’s existing pedestrian
pathways. The Cañada del Oro Wash, which runs along the south side of the site, provides
natural beauty as well as pedestrian and bicycle connections that extend throughout the
greater Tucson area by way of The Loop. Every effort will be made to maximize connectivity to
and activate the use of The Loop shared-use path, which connects to the south side of the
Cañada del Oro Wash pathway. Such efforts include providing pedestrian accessways/gates
along the southern boundary for future residents of the apartments, sidewalks throughout the
residential and/or commercial sites, and a connector trail along the eastern property boundary.
Maintenance of the open space on site will be the responsibility of the end-user unless other
cost-sharing mechanisms are negotiated with Pima County and/or the Town of Marana at the
time of the development.
2. Marana Strategic Plan
The Alexander Specific Plan is a mixed-use development in the Town of Marana consisting of
approximately 10.74 acres of property on the southwest corner of Aerie Drive and Thornydale
Road. The purpose of the Specific Plan is to establish a development plan, regulations, and
performance standards that provide the flexibility and specificity needed to guide the
property’s development in a manner befitting its setting and character.
The Alexander Specific Plan supports the five areas of the Marana Strategic Plan:
Commerce – Construction of the proposed mixed-use community will provide jobs as well as
revenue to the Town through construction sales tax, retail sales tax, and development services
fees.
Community – This new mixed-use development will provide an additional housing choice that
is currently lacking in a highly urban area ultimately attracting new residents to the Town.
Additionally, existing residents will benefit from an additional stock of commercial goods and
The Alexander Specific Plan
Land Use Proposal III-47
services. Careful development of the site as an interconnected network of supporting uses will
enhance access in and around the project area and transform it into a gateway destination.
Progress/Innovation – Quality mixed-use development is an innovation in and of itself. For
example, the provision of integrated mixed-use development is a progressive approach to
ensure there is an adequate supply of housing combined with other services and amenities to
meet the rapidly growing population in Marana and metropolitan Tucson. The diverse mix of
proposed residential, office, and non-residential service and retail uses will serve as an
innovative example of how quality design and rational integration can foster thriving
developments at any scale.
Heritage – The strategic plan aims to encourage developers and builders to showcase unique
parts of Marana through their projects. The Alexander Specific Plan will enhance the existing
character of the area while highlighting the beauty of surrounding natural amenities. The
development’s proximity to the Cañada del Oro Wash and the connectivity that will be provided
effectively showcases a unique and valuable asset to the community.
Recreation – Future development shall provide a variety of open space and recreation
opportunities for all ages of its residents, ranging from active and passive recreation areas to
existing pathway and trail connections. Access to the Cañada del Oro shared-use path and
other bicycle and pedestrian paths in the area provides connectivity within the Town,
neighboring jurisdictions, and unincorporated Pima County leading to a wide array of
recreational options.
D. Compatibility with Adjoining Development and Location Restrictions
1. Adjoining Development Compatibility
The Alexander Specific Plan will provide additional housing options and commercial amenities
to an area predominantly occupied with similar land uses thus it is anticipated that there will
be no negative impacts on the surrounding area. Two streets border the site: Thornydale Road,
a major arterial road bordering the site’s eastern boundary, and Aerie Drive, a minor local road
bordering the site’s northern boundary. Thornydale Plaza, which contains a variety of
commercial uses, including Target, Lowes, and Starbucks located north of the subject property.
The properties immediately west of the subject property included Avilla Marana Casitas and
properties owned by Alta Vista Communities. The properties owned by Alta Vista Communities
are currently vacant and planned to accommodate additional multi-family housing such as
market-rate apartments, townhomes, or casitas. The Cañada del Oro borders the southern
property boundary and is planned to accommodate a future pathway that is highly compatible
with the proposed mixed-use development. Across the Cañada del Oro to the south is the
Northpoint Business Park which contains several commercial services and restaurants. The
nearest residential subdivision is located across Thornydale Road, approximately 500 feet
southeast of the site. Due to the site’s highly urban locale, negative impacts to the adjacent
uses will be minimal; in fact, the addition of new residents to the area will support nearby
existing businesses. See Exhibit II.B.3.c: Existing Land Uses.
The Alexander Specific Plan
Land Use Proposal III-48
E. Conceptual Development Plan
As a result of the newly improved interchange at Ina Road and Interstate-10, it is anticipated that the
corridor will continue to transform due to the increased connectivity and accessibility. Given its
proximity to Ina Road and the lack of vacant parcels in the general vicinity, The Alexander Specific Plan
presents a unique infill opportunity to provide a residential housing product that is anticipated to
contain meaningful amenities and a variety of commercial uses to further sustain the community. The
owner’s vision is to create a quality activity center that emphasizes wellness and healthy lifestyles and
supports the viability of proposed commercial development through the offering of quality-designed
market-rate multi-family housing. With the completion of improvements to Ina Road and the
reconstruction of the Interstate-10 traffic interchange at Ina, the timing for this vision is paramount.
As shown in Exhibit III.E.1: Land Use Plan, there is one designation planned for the site, Mixed-Use. The
development area includes three access points for ingress and egress along Aerie Drive, two of which
will provide full access and one that will provide limited access (right-in/right-out). Due to the grade
differential and the Thornydale Road bridge, ingress and egress from Thornydale Road are not feasible.
Given that much of the 10.74-acre site is developable, it is envisioned to complement adjacent land
uses by providing a mix of commercial and residential uses integrated with existing multimodal
transportation options at this site. The location is ideal to cater to nearby residents with neighborhood-
level services and amenities as well as serving the regional market due to its proximity to Interstate-10
and location at the intersection of two major arterials. This mixed-use development is appropriate due
to its adjacency to the CDO River Park shared-use path, which connects to The Loop, its location along
a major arterial and its proximity to existing commercial and residential uses and other vacant
properties slated for future development opportunities.
It is envisioned that the western portion of the site, approximately seven (7) acres, will develop as The
Alexander Apartments, a high-quality modern market-rate multi-family housing complex. The
Alexander Apartments proposes a mix of one-, two- and three-bedroom units and a range of amenities,
such as a fitness center, pool/spa, business center, dog park, courtyards, storage units, garages, etc. To
capitalize on the natural asset adjacent to the site, The Alexander Apartments contemplates providing
several buildings that will be oriented toward the CDO Wash to maximize scenic and recreational use
of this vital wash/riparian area and river path amenity.
The approximately two (2) acres of the site adjacent to Thornydale Road is envisioned to develop with
additional apartment units or with a mix of uses, such as retail, restaurant, office, etc. The proposed
uses on the eastern portion are intended to complement the nearby residential land uses and the future
residents of The Alexander Apartments. Commercial uses envisioned within this Specific Plan include,
but are not limited to: entertainment uses, an assortment of dining establishments, retail shops, office
tenants, and a convenience store with a gas station. Per the 2010 General Plan, this land is currently
designated for commercial uses, therefore, this location is ideal for commercial uses to cater to nearby
residents, as well as to residents of outlying areas. Thornydale Road, in conjunction with Aerie Drive’s
direct connection to Ina Road, will make the commercial uses easily accessible to residents and
commuters in the immediate vicinity.
The Alexander Specific Plan
Land Use Proposal III-49
An approximately 50-foot wide right-of-way along the southern property has been dedicated to Pima
County for the installation of bank protection and an extension of the shared-use path on the northern
bank of the wash. Where development abuts open space (CDO River Park), per the bank protection
development agreement, the developer has the right to include the 50’ dedicated land for various
development calculations including, but not limited to, setbacks, bufferyards, or screening
requirements. Pedestrian and bicycle connections to the future expansion of CDO River Park will be
provided for future residents and users of the site via pedestrian accessways/gates, sidewalks, and a
connector trail along the eastern property boundary.
Exhibit III.E.2 through Exhibit III.E.6 depicts potential development scenarios that are envisioned by The
Alexander Specific Plan. These development scenarios are for illustrative purposes only; final land-use
configurations will be determined during the development plan process. These plans are intended to
show a variety of potential concepts that may develop on the eastern portion of the site with the
proposed multi-family development.
• Exhibit III.E.2: Conceptual Development Options – Multi-Family Residential #1 – This scenario
envisions the entire property as a multifamily development in the form of several 4-story
buildings. The development would accommodate approximately 261 units.
• Exhibit III.E.3: Conceptual Development Options – Multi-Family Residential #2 – This scenario
envisions the different configuration for the entire property as a 4-story multifamily
development. The development would accommodate approximately 266 units.
• Exhibit III.E.4: Conceptual Development Options – Multi-Family Residential & Commercial #1 –
This scenario envisions nearly 20,000 square feet of 1-story commercial development dispersed
along Thornydale Road. A 4-story multifamily development with approximately 211 units
would be constructed on the western half of the property.
• Exhibit III.E.5: Conceptual Development Options – Multi-Family Residential & Commercial #2 –
This scenario envisions a 1-story commercial building of approximately 16,000 square feet with
a smaller 400 square foot commercial building in the eastern portion of the site. A 4-story
multifamily development with approximately 211 units would be constructed on the western
half of the property.
• Exhibit III.E.6: Conceptual Development Options – Multi-Family Residential & Office - This
scenario envisions a 2-story office building of approximately 30,000 adjacent to Thornydale
Road. A 4-story multifamily development with approximately 211 units would be constructed
on the western half of the property.
The Alexander Specific Plan
Land Use Proposal III-50
Exhibit III.E.1: Land Use Plan
The Alexander Specific Plan
Land Use Proposal III-51
Exhibit III.E.2: Conceptual Development Options – Multi-Family Residential #1
The Alexander Specific Plan
Land Use Proposal III-52
Exhibit III.E.3: Conceptual Development Options – Multi-Family Residential #2
The Alexander Specific Plan
Land Use Proposal III-53
Exhibit III.E.4: Conceptual Development Options – Multi-Family Residential & Commercial #1
The Alexander Specific Plan
Land Use Proposal III-54
Exhibit III.E.5: Conceptual Development Options – Multi-Family Residential & Commercial #2
The Alexander Specific Plan
Land Use Proposal III-55
Exhibit III.E.6: Conceptual Development Options – Multi-Family Residential & Office
The Alexander Specific Plan
Land Use Proposal III-56
F. Circulation Plan
As demonstrated on Exhibit III.F: Anticipated Access Points, ingress and egress will be provided from
three access points on Aerie Drive; one located near the northwestern corner of the site closely aligned
with the Avilla Marana Casita driveway, one located near the center of the site, and one on the eastern
third of the site closely aligned with the Thornydale Plaza driveway. Due to its proximity to the
intersection of Aerie Drive and Thornydale, the easternmost access point will provide limited access
(right-in/right-out) into the site. Direct ingress/egress from Thornydale Road is not proposed.
Internal circulation will be provided via access lanes, developed to the Town of Marana standards. To
encourage a true mixed-use development, cross-access should be considered between the proposed
developments to facilitate connectivity and promote a walkable and cohesive development. If the
multi-family development is gated, the site’s internal circulation will be configured to accommodate the
proposed multi-family development as well as the other potential uses on the site. If new local roads
are necessary to support the site’s development, the local road shall be designed and constructed to
the Town of Marana Street standards.
A Traffic Impact Analysis (TIA) prepared by Kimley Horn and submitted under separate cover is intended
to support the land-use proposal for this rezoning project. For planning purposes, the TIA was formulated
utilizing the illustrative site plan depicted in Exhibit III.E.4: Conceptual Development Option – Multi-family
Residential and Commercial. Based on the configuration depicted in Exhibit III.E.4, it is estimated that the
proposed development will generate approximately 1,900 daily trips with 95 trips occurring in the AM
peak hour and 169 trips occurring during the PM peak hour. After internal and pass-by trip reductions, the
proposed development is expected to add 1,718 new daily trips, 93 new AM peak hour trips, and 120 PM
peak hour trips to the roadway network.
Any roadway improvements required by the Town of Marana based on the findings of the TIA (as
approved by the Town of Marana) will be the responsibility of the developer. Additional traffic studies, as
required by the Town, will be submitted during the development plan process.
Pedestrian connectivity will be provided throughout the specific plan area to connect the proposed
development to adjacent amenities including the Cañada del Oro shared-use path via proposed
sidewalks within the development as well as pedestrian accessways/gates along the southern
boundary and the connector trail.
The Alexander Specific Plan
Land Use Proposal III-57
Exhibit III.F: Anticipated Access Points
The Alexander Specific Plan
Land Use Proposal III-58
G. Post Development Topography and Hydrology
1. Topography
The conceptual land use plan as it relates to topography on the site will retain its fundamental
character of one that features continuous mild slopes across the site. Any areas of the
developed site that may be said to feature steeper slopes or slopes that change abruptly, will
be negligible. Areas of the site that do not currently feature continuous mild slopes will be
graded such that slopes will once again prevail. The main difference between the pre-grading
status of the site and the post-development status of the site will be that the site will be mostly
paved and graded in such a way as to promote the safe conveyance and collection of the onsite
stormwater.
There are slopes of 15% or greater just outside of the southern and eastern boundaries of the
project site. Additionally, there are several small areas of greater than 15% slopes within the
central portion of the site. For the portions outside the project boundaries, these slopes are
due to the CDO Wash channel embankment on the south, and due to the Thornydale Road
embankment on the east. For the portions inside the project boundaries, these slopes are due
to previous grading activity which has not necessarily resulted in a continuity of grades or slopes
across the project site. Before development takes place on this site, such continuity will be
established, and the steeper slopes will be graded out and eliminated. As such, no elements of
the proposed development will encroach into slopes greater than 15%. Also, the conditions of
the Town of Marana Land Development Code 17.01.01, relating to ridges and protected peaks,
and the information contained in Title 19 relating to Hillside Development, will not apply to this
development.
No allowances are planned or anticipated for the Town’s grading and site work standards under
Title 19 of the Land Development Code. The entire site will conform to the Town’s standards
relating to ADA provisions, minimum slopes for stormwater conveyance, and all other grading
and site work standards of Title 19. The existing cross slope is between 3 and 4 percent and is
expected to remain similar in the developed condition.
Because no allowances are planned under Title 19 of the Land Development Code concerning
grading or related site work, no map is provided for calculation of a new cross slope.
2. Hydrology
The conceptual land use plan as it relates to hydrologic characteristics of the site can be
described as a plan to direct as much stormwater as possible into the existing storm drain
located along a north-south alignment in the western half of the project site The site is expected
to be graded in such a way as to direct all the onsite stormwater produced thereon into one of
several inlet structures to this existing storm drain. Currently, the inlet structures located on
the site are buried, so the development of the site will include improving these inlet structures
such that they can collectively accept the entire volume of the developed conditions onsite
stormwater before discharging that stormwater into the CDO Wash under the direct discharge
The Alexander Specific Plan
Land Use Proposal III-59
eligibility status of this site. By collecting the entire volume, the magnitude of stormwater
entering the adjoining property to the west will be negligible.
Due to the increase of impervious area on the site, the proposed development will result in a
general increase in the magnitude of stormwater runoff from the site. Also, the nature of runoff
from the site will change from general sheet flow over a previously graded area to that if semi-
concentrated flow in drive aisles. Besides these, the main drainage pattern element that will
change is that flows generated onsite will no longer sheet flow into the CDO Wash or on to the
adjoining parcel to the west. Instead, all onsite stormwater will be conveyed into the existing
storm drain, traversing the property from north to south, at various inlet locations along the
storm drain alignment. The storm drain outlets into the CDO Wash.
Drainage impacts resulting from the proposed development will be non-existent for properties
upstream of the subject development. This is because there is no upstream property to speak
of. The only element coming from upstream is the storm drain adjacent to Thornydale Road
that delivers stormwater from the Target Center to the north, and from Thornydale Road to
the CDO Wash. Downstream impacts include the Cañada del Oro Wash and the adjoining parcel
to the west. The CDO Wash will receive the onsite stormwater as concentrated flow out of the
storm drain traversing the parcel, and the adjoining parcel will no longer receive stormwater at
all from The Alexander Specific Plan property. Refer to Exhibit III.G.1: Post Development
Hydrology.
The typical section for the CDO Wash bank protection will consist of an 8-foot thick layer of soil-
cement placed at a 1:1 slope. This soil-cement layer will extend to the top and bottom
elevations called out in the bank protection plans, which includes a toe-down a minimum of 8
feet below existing grade, and also constructed at a 1:1 slope. There will be a 20-foot top width
featuring a 16-foot wide paved multi-use path. This top width will be sloped at 1% toward the
CDO Wash, and feature handrail per PAG Standard Detail 105 2-feet from the top edge of the
soil-cement slope. On the landward side of the section, the earthen slope will be 4:1 up or down
before catching the existing ground surface (see Exhibit III.G.2: CDO Wash Bank Protection
Cross-Section). No vertical construction shall commence before the completion of the bank
protection on the north banks of the CDO Wash.
Neither the Pima County Detention/Retention Manual nor the Town of Marana Northwest
Area Drainage Policy will apply to the proposed development. This development is eligible for
an in-lieu detention/retention fee payment with direct discharge into the CDO Wash. As for the
Town of Marana Northwest Area Drainage Policy, the project area is not within the boundaries
where the Northwest Area Drainage Policy would apply. All applicable Town of Marana and/or
FEMA floodplain regulations will be met or exceeded during development.
The Alexander Specific Plan
Land Use Proposal III-60
Exhibit III.G.1: Post Development Hydrology
The Alexander Specific Plan
Land Use Proposal III-61
Exhibit II.D.2: CDO Wash Bank Protection Cross-Section
The Alexander Specific Plan
Land Use Proposal III-62
H. Vegetation
The overall landscape theme will reflect the attributes of the Sonoran Desert and the site’s surrounding
environment. Native and desert-adapted plant material as well as regionally appropriate hardscape
materials will be used within the development area of the property. Landscape buffers will reflect the
desert plant palette and appearance of the native Sonoran environment.
Riparian plant species may be located along the south side of the property to reflect the nature of the
habitat along the Cañada del Oro Wash.
Oasis plantings may be incorporated into private areas of the development and adjacent to commercial
patio areas to aid in creating a high-quality facility unique to the area. Oasis plantings may include grass
and turf areas, broadleaf trees and shrubs, and other plantings not typically found in the Sonoran
Desert. This style of planting should be used wisely and is not permitted in buffer areas.
The conservation of water will be an important priority within the landscape design. Passive water
harvesting techniques will be employed wherever possible within the project landscape. Rainwater that
is collected or diverted will supplement the water requirements of the landscape plants. An
underground drip irrigation system will efficiently provide water to the plants while minimizing water
loss to evaporation. Many of the plant species within the landscape will be desert-adapted and low
water use.
3. Native Plant Preservation
A Native Plant Preservation Plan (NPPP) shall be prepared per the provisions outlined in the
Town of Marana Land Development Code. It should be noted that the site has been previously
disturbed, and it is anticipated that new development will not adversely impact healthy native
species capable of being transplanted on site.
I. Utilities
1. Water
As shown in Exhibit II.B.3.c. Existing Land Uses, there are no wells located within 100-feet of
the site. The water supply for The Alexander Specific Plan will be provided by the Tucson Water
which has been designated by the State of Arizona Department of Water Resources as having
an assured water supply. A water service agreement (Exhibit III.I.1: Water Service Letter) is
required to establish service to the property. Offsite improvements to connect to the existing
system will be determined during the development plan process.
The Alexander Specific Plan
Land Use Proposal III-63
Exhibit III.I.1: Water Service Letter
The Alexander Specific Plan
Land Use Proposal III-64
2. Wastewater
It is anticipated that the site will be served by public sewer. The project site is tributary to the
Tres Rios Water Reclamation Facility, via the North Rillito Interceptor. Capacity is currently
available in the existing 12-inch gravity main sewer line, G-85-085, which runs along the
northeastern boundary downstream from manhole #4570-06.
A Sewer Service Agreement will be needed before development, see Exhibit III.J.2.a: Existing
Sewer Facilities and Exhibit III.J.2.b: Wastewater Capacity Response.
3. Private Utilities
Tucson Electric Power (TEP) provides electricity to this area of Pima County. It is anticipated
that TEP will provide power to the site.
It is anticipated that CenturyLink will extend phone service to the site. Alternatively, the site
may use wireless communications that can be provided by any number of service providers.
It is anticipated that natural gas service will be offered and provided in the development of the
property but shall not be required. It is anticipated that service would be provided by
Southwest Gas.
Electricity, natural gas, telecommunications, and cable services will be extended to the project
site at the time of development through agreements with individual utility companies. The
following utility companies currently serve this area:
4. Sanitation and Recycling Services
Several private sanitation service providers may be contracted to serve the site with
comprehensive trash and waste removal, recycling, and environmentally safe waste
management services.
Electricity: Tucson Electric Power
Natural Gas: Southwest Gas Corporation
Telephone: Century Link
Cable: Comcast
The Alexander Specific Plan
Land Use Proposal III-65
Exhibit III.J.2.a: Existing Sewer Facilities
The Alexander Specific Plan
Land Use Proposal III-66
Exhibit III.J.2.b: Wastewater Capacity Response
The Alexander Specific Plan
Land Use Proposal III-67
J. Public Services
1. Police Service
The project site is served by the Marana Police Department. The nearest Town of Marana police
station is the Marana Police Department Ina Road Substation, located at 5100 West Ina Road.
There are two additional police stations within proximity of the site: Pima County Sheriff’s
Foothills District Office, located at 7300 North Shannon Road, and Pima Community College
Police Station, located at the northwest campus at the intersection of Ina Road and Shannon
Road (see Exhibit III.J: Public Services).
2. Fire Service
The entire project site is currently within the Northwest Fire District. The Northwest Fire District
also serves immediately adjacent areas to the north, east, south, and west of the site.
The nearest fire station (Northwest Fire District Station #333) is located at 2821 West Ina Road,
approximately 1.9 miles northeast of the project site (see Exhibit III.J.: Public Services).
3. Schools
Based on the current vision for the multi-family complex, it is anticipated that this project will
generate approximately 211 residential units. The Alexander Specific Plan is located within the
boundaries of Flowing Wells Unified School District (FWUSD).
The following multipliers were used to project student enrollment impacts of the proposed
development. (Multipliers do not distinguish between different housing projects):
Elementary: 0.25 students per home (0.25 x 211) = 52 students
Junior High and High School: 0.10 students per home (0.10 x 211) = 21 students
Table III.J.2: Schools to Serve Site demonstrates the schools within FWUSD that are anticipated
to serve the site. Exhibit III. J: Public Services depict the location of the schools that are
anticipated to serve the site.
The Alexander Specific Plan
Land Use Proposal III-68
Table III.J.2: Schools to Serve Site
Type School Address Proximity
to Site
Elementary
J. Robert Hendricks Elementary
School
3400 W. Orange Grove Road 1.7 miles
Richardson Elementary School 6901 N. Camino de la Tierra 1.3 miles
Middle Flowing Wells Junior High School 4545 N. La Cholla Boulevard 4.9 miles
High Flowing Wells High School 3725 N. Flowing Wells Road 6.6 miles
Sentinel Peak High School 4125 N. Aerie Drive 0.5 miles
Charter Air and Space Academy 3295 W. Orange Grove Road 1.8 miles
Mountain Rose Academy 3686 W. Orange Grove Road 1.2 miles
4. Libraries
The Nanini Library is located outside of the one-mile radius of the site and is anticipated to
serve the subject property (see Exhibit III.J: Public Services).
The Alexander Specific Plan
Land Use Proposal III-69
Exhibit III.J: Public Services
The Alexander Specific Plan
Land Use Proposal III-70
K. Recreation, Trails and Pedestrian Circulation
Refer to Exhibit III.K: Trails and Pedestrian Circulation for proposed onsite connectivity.
1. Provision of Recreational Area
To achieve the Specific Plan’s primary vision of developing a mixed-use environment that
promotes healthy lifestyles and an enhanced quality of life, it is anticipated that a variety of
amenities will be provided within the residential complex to facilitate passive and active
recreation opportunities. To ensure this, The Alexander Specific Plan proposes to provide a
minimum of 200 square feet of recreation and urban open space per residential unit.
Of the 200 square feet of open space required to be provided per unit, a minimum of 75 square
feet of private open space shall be provided in each residential unit in the form of a patio or
balcony. The inclusion of residential ground-level patios and upper-floor balconies is for both
aesthetic and practical purposes. These features break up the wall planes, create visual interest,
and add human scale to the building. Patios and balconies also provide outdoor living areas and
elevated open space. The building’s patios and balconies may project slightly past the building
and integrally designed as part of the building’s details and architectural style. For single-family
attached residential uses and non-ground-level floors, balconies, stairs, awnings, cornices,
eaves, roof overhangs, towers, and stoops may encroach into the Aerie Drive street setback up
to 50 percent of the setback width.
The required per unit balance of open space will be provided onsite and may consist of outdoor
and indoor recreation areas and opportunities. Open space provided onsite should encourage
pedestrian connectivity to the CDO River Park and the proposed connector trail as well as the
existing pedestrian infrastructure on Aerie Drive and Thornydale Road.
Although the design, size and actual amenities provided will not be decided until the
development plan process, the open space on site will provide residents with a range of
recreational activities that foster community interaction and wellness. Outdoor recreation
opportunities envisioned to be provided onsite include, but are not limited to, revegetated
common areas, pedestrian accessways/gates to the CDO River Park, seating areas, resort-style
pool/spa with lounging areas, ramadas, barbeques, small children’s play area (if appropriate
based on demographic of the target market), dog parks, outdoor fitness equipment, respite
areas, plazas, and courtyards. Indoor recreation may take the form of fitness centers, small
theaters, community rooms, craft rooms, business centers, and/or game rooms provided for
the use of residents and their guests.
The Alexander Connector Trail, a north-south connector trail, will be provided along the eastern
property boundary ultimately providing residents, users of the site, and the greater community
with additional opportunities to recreate. Amenities such as respite areas and small picnic areas
are encouraged to be provided within proximity to the CDO River Park to facilitate the
interaction between passive and active users.
The Alexander Specific Plan
Land Use Proposal III-71
2. Open Space Ownership
Maintenance of open space within the development shall be the responsibility of the end user’s
management team. Any portion of the site dedicated to Pima County for bank protection and
extension of the CDO River Park will be owned and maintained by Pima County Regional Flood
Control District and/or Pima County Natural Resources, Parks and Recreation Department. Any
portion of the site facilitating access to the CDO River Park will be owned and maintained by
the end-user unless subsequent cost-sharing agreements have been arranged with the Town
of Marana, Pima County, and the end-user.
3. On-Site Trail and Maintenance
A primary goal of this specific plan is to maximize pedestrian connectivity to the CDO River Park,
The Alexander Specific Plan proposes to provide an internal north-south connector trail, “The
Alexander Connector Trail”, along the eastern property boundary connecting the planned
extension of the CDO River Park to the existing sidewalks located on Aerie Drive and Thornydale
Road. The connector trail will provide safe access for users of the CDO River Park and The Loop.
As demonstrated in Exhibit III.K.3: The Alexander Connector Trail Cross-Section, the proposed
connector trail will consist of an 8-foot asphalt path along the eastern property boundary.
Landscaping on the west side of the connector trail will be provided following the Town of
Marana Commercial Design Standards and will be shared with the proposed commercial
and/or residential development. Final landscaping treatment will be determined during the
development plan process. The existing landscaping within the Thornydale Road right-of-way
will provide a landscape buffer on the east side of the trail. It is anticipated that the connector
trail will be constructed by the developer unless other cost-sharing mechanisms are negotiated
with Pima County and/or the Town of Marana when the eastern portion of the site is developed
and only after the planned extension CDO River Park has been constructed. It is anticipated
that cost-sharing mechanisms will be explored with Pima County before the development of
the eastern portion of the property to determine the ongoing maintenance of the connector
trail.
4. Off-Site Trail Access and Maintenance
The location of the proposed development provides excellent access to multiple river parks
that make up portions of the city-wide multi-use path The Loop. The CDO River Park is a shared-
use path that runs adjacent to the southern boundary of the property. Currently, the shared-
use path runs along the southern bank of the CDO Wash. As indicated on Pima County’s
Interactive Loop Map, a future extension of the CDO River Park is planned along the northern
bank of the wash. According to Pima County Flood Control District, the extension of the CDO
River Park will be constructed during the installation of bank protection along the northern
bank of the wash per an approved plan between Pima County Flood Control District and Alta
Vista Communities. An approximately 50-foot wide right-of-way along the southern property
boundary has been dedicated to Pima County to accommodate the planned CDO River Park
The Alexander Specific Plan
Land Use Proposal III-72
extension. Pima County Natural Resources, Parks and Recreation Department will maintain the
CDO River Park.
5. Pedestrian Circulation
Pedestrian connections to the CDO River Park will be provided along the southern boundary of
the property via pedestrian accessways and gates. Sidewalks will also be provided throughout
the site to facilitate pedestrian connectivity to the existing sidewalks on Aerie Drive/Thornydale
Road as well as the CDO River Park and The Alexander Connector Trail. Pedestrian accessways
and sidewalks will be developed following the applicable Town of Marana standards and will
comply with ADA requirements.
The Alexander Specific Plan
Land Use Proposal III-73
Exhibit III.K: Trails and Pedestrian Circulation
The Alexander Specific Plan
Land Use Proposal III-74
Exhibit III.K.3: The Alexander Connector Trail Cross-Section
The Alexander Specific Plan
Land Use Proposal III-75
L. Cultural Resources
An Environment Site Assessment (ESA) was performed by Com Sense, Inc. Environmental Consulting to
identify any actions of this project that may have significant environmental, historic, or cultural impacts.
Upon consultation with the Arizona State Museum, National Register of Historic Places, National
Wilderness Preservation, and the Department of the Interior, Bureau of Indian Affairs, Com Sense, Inc.
has concluded that the proposed development would not produce any adverse impacts, thus mitigation
is not necessary. The ESA produced by Com Sense, Inc. Environmental Consulting has been included in
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation. A final cultural
resource report, following the Town of Marana, will be submitted to the Town during the development
plan process before any ground-disturbing activities.
The Alexander Specific Plan
Land Use Proposal III-76
Section IV. Development Regulations
The Alexander Specific Plan
Development Regulations IV-77
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of The Alexander
Specific Plan. The following Development Regulations and Design Guidelines establish the intensity and
character of the development by prescribing site-specific standards that are tailored to the unique
qualities of the project. The regulations contained within this section provide an appropriate amount
of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses.
These development regulations permit a mixed-use property with commercial retail, employment,
entertainment, and multi-family housing options. The regulations and standards shall apply to The
Alexander Specific Plan. The land use designation within the Specific Plan shall be as follows:
• Mixed-Use
The development regulations will govern and provide regulatory zoning provisions for the land use
density, intensities, and location criteria within The Alexander Specific Plan. This section includes
standards related to base land use, property use, building setbacks, building heights, and lot coverage.
These standards intend to establish clear minimum development standards, allow for the orderly
progression of development, and to provide flexibility over time without compromising the goals and
objectives for this specific plan.
B. General Provisions
1. Applicable Codes
If an issue, situation, or condition arises that is not addressed by this Specific Plan, the
applicable portions of the Marana Town Code and the Town of Marana Land Development
Code that are in place at the time of development shall apply.
All construction and development within the Specific Plan area shall comply with applicable
provisions of various codes and regulations adopted by the Town of Marana including, but not
limited to, mechanical codes, electrical codes, plumbing codes, fire codes, and grading and
excavation codes current at the time of development.
2. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the particular zone
classification within the Specific Plan, it shall be the duty of the Town Planning Director to
determine if said use is consistent with the intent of the designation and compatible with other
listed permitted uses. In making the determination required by this subparagraph, the Planning
Director shall use as a guide the most recently published North American Industry Classification
System as established by the U.S. Census Bureau.
The Alexander Specific Plan
Development Regulations IV-78
3. Temporary Uses
Temporary uses conducted in connection with the development of the property shall be
permitted without additional permits from the Town, except for required state, county, and
federal permits.
Such uses may include, but are not limited to:
• Construction/storage yards
• Temporary construction offices and trailers
• Fencing
• Construction roads
• Temporary model units or temporary model unit complex with parking
• Temporary sales office
4. Mix of Uses
The following shall be applied to the overall site:
• Permitted uses are encouraged to be mixed both horizontally and vertically, subject to
applicable building safety codes and regulations
C. Development Standards
1. Mixed-Use Land Use Designation
a. Permitted Uses*:
Recreation and Culture
• Amusement parks, theme parks
• Art gallery, museum, artist studio
• Commercial recreation and athletic facilities
• Conference and convention centers
• Cultural and education services
• Game Courts (lighted)
• Other recreational type uses and facilities
• Parks and outdoor recreation facilities
• Theaters, excluding drive-ins
Residential
• Accessory dwelling units, i.e. “mother-in-law” or “caretaker” suites
• Live/work units
• Multi-family residential
• Single-family residential, excluding detached homes
The Alexander Specific Plan
Development Regulations IV-79
Retail
• Antique shops
• Apparel, furniture and appliance stores
• Automotive supplies/service stations, auto dealers, car wash and cycle shops
• Bicycle shops
• Commercial retail
• Department stores
• Drug stores
• Feed store
• Florist shops
• Food and beverage kiosks/coffee shops/cafes
• Food stores, including delicatessens, candy stores, and dairy product sales
• General merchandise sales
• Hardware stores
• Home improvement centers
• Office equipment sales and service
• Package liquor stores
• Pet and pet supply stores
• Plant nurseries, greenhouses, and home and garden supplies
• Seasonal outdoor sales, including farmer’s markets and similar uses
• Showroom catalog stores
• Stationery stores
• Supermarkets and grocery stores
• Variety Stores
• Warehouse outlets
Office
• Corporate and regional headquarter facilities and office
• General offices
• Medical and dental offices
• Professional offices
• Television, radio or film studio
Quasi Institutional
• Educational facilities (private or public)
• Elementary and secondary schools
• Place of worship (churches, temples, and other places for religious services)
• Public service facilities (government, civic, utility)
• Schools of business, language, music, dance, and art
Services
• Assisted living centers/ group homes/ nursing home/ adult daycare/ continuing care
facility
• Automobile fuel station service stations fuel dispensing facilities
The Alexander Specific Plan
Development Regulations IV-80
• Automobile repair garages provided that no machining is conducted on the
premises; no outdoor storage of parts or outdoor parking of automobiles waiting for
service for more than seven (7) days
• Banks and financial institutions, including drive-through and outdoor teller facilities
o Limited to a maximum of three (3) drive-through service lanes, with one (1)
restricted drive-through automated teller machine (ATM) service only.
• Barber and beauty shops
• Bars and liquor sales
• Blueprinting and photocopying shops
• Car wash
• Carpentry, upholstery and furniture repair
• Childcare institutions
• Clinics
• Clothes cleaning, pressing, and tailoring shops
• Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses
• Financial Services
• Health care facilities, including clinics, offices, and laboratories
• Health fitness centers and dance studios
• Hotel, motels and lodging facilities
• Indoor animal boarding services
• Indoor self-storage facility
• Laundromats
• Massage therapy establishments
• Microbreweries
• Newspaper publishing
• Personal services
• Printing, lithographing, publishing
• Radio and television broadcasting
• Repair shops for appliances, bicycles, etc.
• Restaurants, cafes including carry-out establishments, drive-through facilities, and
other similar uses
• Shoe repair shops
• Veterinary Clinic
• Wireless communication facilities, subject to Chapter 17-18 of the Land
Development Code.
*Such other comparable uses as determined the Planning Director
b. Accessory Uses- the following accessory uses shall be permitted in conjunction with all
permitted residential uses:
• Community center
• Community garden
• Detached accessory structures, such as tool sheds, patios, and cabanas,
noncommercial hobby shops, children's playhouses, etc.
• Drainage facilities
The Alexander Specific Plan
Development Regulations IV-81
• Fences and walls
• Garage, carport or enclosed storage
• Home occupations, with an approved Home Occupation Permit
• Landscaping
• Open space (public park or playground)
• Park and ride lots
• Parking structures
• Porches
• Recreation buildings which are part of a multi-family development
• Retention/detention facilities
• Sports courts
• Swimming pools, spas, and related structures
• Trails
• Underground wet and dry utilities
• Workshops and studios
c. Conditional Uses – The following conditional uses may be permitted subject to Conditional Use
Permits provided for in Chapter 17-3-2 of the Marana Town Code:
• Auto dealer, vehicle sales and rentals
• Commercial riding stables and boarding stables
• Manufacturing, processing, and assembly
• Medical Marijuana Dispensary
▪ Subject to the provisions of Marana Land Development Code Section 17-6-
14, including paragraph F which provides that the number of medical
marijuana dispensaries permitted within the town limits of Marana shall be
limited to two. The number of permitted medical marijuana dispensaries shall
be increased by one for each Marana population increase of 50,000 over and
above the official 2010 census figure for Marana.”
• Riding arena, rodeo grounds (private lighted, or any public)
• Warehouse facilities
• Wireless communication facilities, subject to Chapter 17-18 of the Land
Development Code.
d. Prohibited Uses:
• Construction/ contractor's yard
• Heavy equipment sales or lease
• Heavy industrial uses
• Light industrial uses
• Manufacturing
• Mini-storage and/or recreational vehicle storage facilities
• Processing except as a conditional use subject to in Zone MU-1 of the Town of
Marana Land Development Code
• RV parks
• Sexually Oriented Business
• Wholesaling and warehousing
The Alexander Specific Plan
Development Regulations IV-82
2. Mixed-Use Development Standards
Development within The Alexander Specific Plan shall be subject to the following development
standards applicable to the Mixed-Use land use designation. These standards were developed utilizing
the basic parameters of the MR-1, MU-1, and VC zones.
a. Residential Development Standards
1. Single-Family Attached
a. Maximum gross density: 25 dwelling units per acre
b. Minimum lot area: none
c. Minimum lot width: none
d. Minimum lot depth: none
e. Setbacks:
i. Front yard:
• Main structures: 5 feet
• Front entry garage: 18 feet from the back of sidewalk
• Side entry garage: 10 feet
• Off-alley entry / private accessway to the garage: 2 feet
ii. Side Yard:
• Minimum distance between buildings: per applicable Town
of Marana Building Code.
• Adjacent to Aerie Drive: 5 feet
iii. Rear Yard:
• Main structure: 5 feet to the primary structure
• Rear entry garages: 3 feet
• Accessory structures: 0 feet
iv. Street – Aerie Drive:
• Main structures: 10 feet to the primary structure
• Accessory structures: 10 feet
f. Maximum lot coverage: 85%
g. Maximum Building Height: 45 feet
h. Maximum number of multi-story dwellings: none
2. Multi-Family
a. Maximum gross density: 44 dwelling units per acre
b. Setbacks:
i. Perimeter setbacks:
• Main structures: 10 feet to the primary structure
• Main structure adjacent to CDO River Park: 0 feet
The Alexander Specific Plan
Development Regulations IV-83
• Accessory structures: 0 feet
ii. Street – Aerie Drive:
• Main structures: 20 feet to the primary structure
• Accessory structures: 10 feet
c. Maximum lot coverage: 85%
d. Maximum building height: 55 feet. Upon issuance of a Conditional Use Permit
pursuant to Marana Town Code Section 17.3.2, 85 feet.
e. Minimum separation between buildings: per applicable Town of Marana
Building Code
b. Non-residential Development Standards
1. Nonresidential Use
a. Minimum lot area: none
b. Minimum lot width: none
c. Setbacks:
i. Perimeter setbacks:
• Main structures: 10 feet to the primary structure
• Main structure adjacent to CDO River Park: 0 feet
• Accessory structures: 0 feet
ii. Street – Aerie Drive:
• Main structures: 20 feet to the primary structure
• Accessory structures: 10 feet
d. Maximum lot coverage: 85%
e. Maximum Building Height: 55 feet. Upon issuance of a Conditional Use Permit
pursuant to Marana Town Code Section 17.3.2, 85 feet.
f. Minimum separation between buildings: per applicable Town of Marana
Building Code
3. Parking Requirements
Onsite parking (vehicular and bicycle) will be provided in conformance with Chapter 17-9: Parking of
the Town of Marana Town Code.
4. Landscape Buffering and Screening Standards
Landscape buffering and screening for The Alexander Specific Plan should create subtle transitions
between various uses so there is a clear demarcation between the uses while encouraging a mixed-
use atmosphere suitable to an urban environment. Buffering and screening, whenever possible,
should be multi-purpose and incorporate promenades, pedestrian walkways, and public gathering
spaces that direct users to the various uses found in the development.
The Alexander Specific Plan
Development Regulations IV-84
The following is a list of general guidelines for land-use transitions.
• Where development abuts open space (CDO River Park), there shall be no setbacks, bufferyards, or
screening requirements. Pima County will provide a ‘post and cable’ fence adjacent to the shared-
use path when the CDO River Park is constructed.
• No landscape bufferyards are required on the west, east, and southern property boundaries. The
minimum landscape buffer shall be 10-feet wide along the northern property boundary adjacent
to Aerie Drive.
• Bufferyards over the minimum requirement may be used for passive recreation, and may include,
but are not limited to, recreational trails, seating, and public art.
• Refuse areas and loading areas shall be screened from adjoining properties and public right-of-way
following Town of Marana Land Development Code standards or as otherwise specified within this
Specific Plan.
• The perimeter of all commercial parking lots shall be landscaped following the Commercial Design
Standards of the Town of Marana Land Development Code except where modified in this specific
plan.
5. General Landscape Program
A landscape planting theme will be established, creating a community framework for all common
and public areas. This landscape theme intends to provide high-quality landscape criteria for building
sites, rights-of-way, and open space within the development. The purpose of the landscaping is to
soften and blend features between sites to create visual corridors and connections to the project.
Impacts shall be mitigated using these standards to ensure that:
• To the greatest extent practical, landscaping shall be integrated with building design in internal
areas of the site. Consideration shall be given to plant materials, types, growth rates, canopy size
and required maintenance in relationship to building location, operation, site lines, and site utilities;
• A variety of plant materials shall be incorporated, including indigenous, low water use vegetation;
• The use of climbing plant materials along walkways and on trellises and pergolas is encouraged;
• All walls and fences shall be painted, stained, or contain integral color. Uncolored gray block walls
will not be permitted;
• A minimum tree size of 15 gallons shall be required for all trees.
• Trees that produce large canopies and provide shade are especially encouraged in parking zones;
• All planter areas within parking lots shall be provided with trees at the rate of not less than one tree
per eight parking stalls;
• All landscape areas shall be irrigated using an underground drip irrigation system. Water should be
from a non-potable water source where possible;
• All irrigation shall be designed and maintained to be as efficient as possible. This shall be
implemented with the following:
o Drip irrigation for trees, shrub beds and areas of ground cover to eliminate evaporation
losses;
o Efficient sprinkler irrigation that may employ low volume heads and a high irrigation
efficiency rating;
• Trees within landscape areas should be sited and spaced to avoid conflicts with overhead light
fixtures;
The Alexander Specific Plan
Development Regulations IV-85
• Landscape plans shall be coordinated with above- and below-ground utilities to avoid conflicts at
the time of installation;
• The majority of new landscaping shall be listed by the Arizona Department of Water
Resources/Town of Marana approved plant list and/or low-water-use once established; and
All common areas shall be maintained by the master association.
6. Street Standards
It is anticipated that the streets within The Alexander Specific Plan will be private rights-of-way built
following the applicable Town of Marana street standards and will be owned and maintained by the
end-user.
The Alexander Specific Plan
Development Regulations IV-86
D. Design Guidelines
1. Purpose and Intent
The Alexander Specific Plan area aims to provide for a mix of uses that foster retail services,
employment, and high-density residential housing for the Town of Marana. These design
guidelines intend to ensure compatibility between uses and the proposed development
standards for commercial and residential development. These guidelines will be applied to the
entirety of the property.
2. Applicability
Commercial and residential design guidelines contained in this Specific Plan take precedence
over the General Development Regulations set forth within Title 8 of the Town of Marana Land
Development Code. Standards set forth within this Specific Plan shall prevail in case of conflict
between the Specific Plan and the Land Development Code.
3. Single-Family Residential Attached and Multi-Family Residential Guidelines
The following residential design standards shall be applied to all residential development.
a. Site Planning:
• Development should be planned to maintain view corridors from the interior of the site
as well as from Aerie Drive and Thornydale Road to protect existing views and maximize
the feeling of open spaces. Design approaches include open-air courtyards, ground-floor
view openings in or in between buildings, road orientation toward open areas, and bulk
reduction of the upper stories of buildings.
• Where feasible, utilize grading, curb cutting, and drainage techniques to maximize water
harvesting.
• The site should be configured with buildings adjacent to the CDO River Park to maximize
that natural asset the CDO Wash affords the site while activating the property’s edge for
future residents and users of the site as well as user’s of the planned shared-use path.
• Structure onsite should be configured in such way to create visual variety along the
streetscape
• Pedestrian and bicycle connections should be made to existing and planned bicycle and
pedestrian paths in the area with an emphasis on the Cañada del Oro River Park.
b. Architectural Design Guidelines:
• A building’s scale, proportion, and massing should create a comfortable and detailed
urban environment by establishing a variety of architectural forms and detail. Scale,
proportion, and massing should also establish architectural patterns or features that
relate to adjacent developments. Large areas of undifferentiated or blank building
facades or out-of-scale buildings should be avoided. Varying proportions are encouraged.
The Alexander Specific Plan
Development Regulations IV-87
The building design and street-level architectural details should reinforce active
streetscapes and be of visual interest to pedestrians.
• Building design shall incorporate textured surfaces, projections, recesses, shadow lines,
color, window patterns, overhangs, reveals, changes in parapet height to avoid monolithic
shapes and surfaces.
• A variety of colors, heights, and setbacks are encouraged to avoid unarticulated building
facades.
• For vertical mixed-use buildings, first floors should have a significant portion of the facade
area with windows that highlight visible activity within and outside the building. All retail
floor space or space intended for future conversion to retail floor space, provided on a
ground floor of a mixed-use building should have a minimum floor-to-ceiling height of 11
feet.
• All rooftop mechanical equipment shall be screened by incorporating screening into the
structure and by utilizing materials compatible with the supporting building. It shall be
screened in a method, such as a line of site sufficient enough to ensure no adjacent
properties are negatively affected by either their appearance or any noise generated by
this equipment.
• Integration of fabric/canvas awnings, flat metal awnings, and trellises is encouraged.
• The maximum length of continuous, unbroken fence or wall plane shall be 75 feet. Walls
shall be articulated using a combination of decorative columns, diversity in texture and/or
materials, offsets, or landscape pockets.
• The use of chain link fencing or exposed cinder block walls is not permitted.
The Alexander Specific Plan
Development Regulations IV-88
c. Materials:
The following section provides guidance on approved material types, colors, and treatment.
• The use of cast stone lintels, corbels, arches, stone detailing, entablatures, friezes,
columns, and other such elements are encouraged. Other materials include:
o Adobe brick or brick veneer
o Smooth or Sand Finish Stucco
o Stone veneers and faux stone products on building facades
o Integrally colored and painted concrete masonry units (CMU's). Smooth and split-
face units of four, six, and eight inches tall.
o Vision and spandrel glasses
o Ornamental metal fencing
o Standing seam metal roofing
o Shade cloth screening
o Cast stone concrete caps
o Rusted steel accents
o Architectural metal wall panels
4. Commercial Design Guidelines
The entire development shall comply with the Commercial Design Standards outlined in Title
8 of the Land Development Code unless those standards that conflict with any portion of this
Specific Plan. Additional commercial design guidelines have been added to provide further
design and development criteria for The Alexander Specific Plan.
• Live/work units and vertical mixed uses may be incorporated.
• First floors of buildings should have a significant portion of the facade area with windows
that highlight visible activity within and outside the building. All retail floor space or space
intended for future conversion to retail floor space, provided on a ground floor of a mixed-
use building should have a minimum floor-to-ceiling height of 11 feet.
• Energy conservation techniques should be considered during site planning.
• Blank walls void of architectural details or other variations are prohibited. Facades of
commercial development should have a varied design to avoid a uniform appearance and
break down the building into smaller sections or a more pedestrian scale with each side
or section varying in its architectural features, type, material, and or color.
• Frame major project entries with structures, enhanced landscaping, distinctive entry
features, and/or public art.
The Alexander Specific Plan
Development Regulations IV-89
5. Monumentation and Signage
Signage will aim to create a sense of identity for the development while incorporating the style
and aesthetic of The Alexander Specific Plan with surrounding development. Signage provided
onsite may consist of wayfinding signs, monument signs, and multi-tenant pylon signs. The
developer will work with the Town of Marana to determine appropriate locations, materials,
and design through the submission of a Planned Sign Program at the time of development.
6. Lighting
All lighting shall adhere to the Town of Marana Outdoor Lighting Code.
The Alexander Specific Plan
Implementation V-90
Section V. Implementation and Administration
The Alexander Specific Plan
Implementation V-91
A. Purpose
This section of The Alexander Specific Plan is intended to provide regulatory procedures designed to
guide the implementation for the Specific Plan throughout the project. This section also guides the
general administration of amendment procedures to the Specific Plan. The Provisions below shall apply
to the entire project site as defined in this Specific Plan.
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning
Regulations
The Development Regulations section of the Specific Plan addresses only those areas that differ
from the Town of Marana Land Development Code. If an issue, condition or situation arises
that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana
Land Development Code that are in place at the time of development shall be used by the
Planning Director as the guidelines to resolve the unclear issue, condition or situation.
Appeals to the Planning Director’s interpretation may be made to the Board of Adjustment
within 15 working days of the date of interpretation.
2. General Implementation Responsibilities
The implementation of The Alexander Specific Plan is the responsibility of the property owner,
future developers, and the Town of Marana.
3. Interpretation
The Planning Director shall be responsible for interpreting the provisions of this Specific Plan.
Appeals to the Planning Director’s interpretation may be made to the Town Council within
fifteen (15) working days from the date of the interpretation.
4. Specific Plan Amendments
Amendments to The Alexander Specific Plan may become necessary for various reasons
including but not limited to responding to changes resulting from new development conditions,
financial conditions, and/or to respond to the requirements of potential users or builders of the
property. The Master Developer, the Town of Marana, other developers, or agents
representing either may request amendments to the approved Specific Plan.
5. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made administratively by
the Town of Marana Planning Director, provided such changes are not in conflict with the
overall intent as expressed in The Alexander Specific Plan.
The Alexander Specific Plan
Implementation V-92
The Planning Director’s decision regarding administrative changes and determination of
substantial change, as outlined below, shall be subject to appeal to the Town Council.
Categories of administrative changes include, but are not limited to:
• The addition of new information to the Specific Plan maps or text that does not
change the effect of any regulations or guidelines, as interpreted by the Planning
Director;
• Changes to infrastructure, such as drainage and utilities, which do not change the
overall intent of the Specific Plan;
• Any comparable interpretations of the list of permitted and temporary uses of
the property outlined in the Specific Plan;
• Changes in the land use designation boundary, division of plan areas or
combinations of areas;
• Minor modifications or adjustments to intrusions, encroachments, easements,
rights-of-way, or open spaces, so long as the modifications do not conflict with
the overall intent of the Specific Plan; and
• The determination that a use may be allowed which is not specifically listed as
permitted, but which may not be determined as analogous and/or accessory use
explicitly listed as permitted, as made by the Planning Director.
6. Substantial Change
This Specific Plan may be substantially amended by the procedure outlined in the Town of
Marana Land Development Code, Section 05.06.07, Specific Plan Changes. The owner or agent
of the property may submit to the Planning Director a written application to amend one or
more of the Specific Plan regulations. Depending on the type of request, the Planning Director
may determine the request to be a substantial change to the Specific Plan. A substantial change
requires the applicant to submit all sections or portions of The Alexander Specific Plan that are
affected by the change(s). After review, the Planning Director shall refer the request to amend
with his recommendations to the Planning Commission for a noticed public hearing. The
Planning Commission shall make its recommendation to the Town Council which, after a public
hearing, shall approve, reject, or modify the proposed amendment.
The Alexander Specific Plan
Appendix VI-93
Section VI. Appendices
The Alexander Specific Plan
Appendix A: Bibliography VI-94
A. Bibliography
Aerial Photographs, Pima Association of Governments, 2019.
Town of Marana Land Development Code, Title 8 - General Development Regulations, revised May
2011.
Town of Marana Land Development Code, Title 6 - Subdivision Requirements, revised March 2011.
Town of Marana Land Development Code, Title 5 - Zoning, revised May 2011.
Town of Marana General Plan, 2010.
Town of Marana Strategic Plan II, March 2012.
Town of Marana Parks, Recreation, Trails, and Open Space Master Plan, 2010.
FEMA Flood Insurance Rate Map, Pima County, Arizona.
Institute of Transportation Engineers, Trip Generation Manuals, 7th Edition, Volumes 1 &
3, 2003.
MapGuide, Pima County Geographic Information Systems, 2019.
Pima Regional Trail System Master Plan, revised May 2012.
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-95
B. Arizona Environmental Online Review Tool Report
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-96
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-97
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-98
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-99
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-100
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-101
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-102
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Appendix B: Arizona Environmental Online Review Tool Report VI-103
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Appendix B: Arizona Environmental Online Review Tool Report VI-104
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-105
The Alexander Specific Plan
Appendix B: Arizona Environmental Online Review Tool Report VI-106
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-107
C. Com Sense, Inc. Environmental Consulting Cultural Resource Consultation
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-108
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-109
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-110
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-111
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Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-112
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-113
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-114
The Alexander Specific Plan
Appendix C: Com Sense, Inc. Environmental Consulting Cultural Resource Consultation VI-115