HomeMy WebLinkAboutSilverbell Gateway Specific Plan PCZ1403-001 Amended AcceptedCover
ADMINISTRATIVE CHANGE
TO THE SILVERBELL GATEWAY SPECIFIC PLAN
Whereas the Silverbell Gateway Specific Plan was initially adopted pursuant to Ordinance
2014.025, dated October 21, 2014 (“Silverbell Gateway Specific Plan”).
Whereas the Owners of land within the Silverbell Gateway Specific Plan seek to develop 320
apartments as the first phase of development within the Specific Plan boundaries.
Whereas the proposed apartments will be in conformance with the design guidelines and standards
of Silverbell Gateway to provide consistency within the overall community.
Whereas the conceptual alignment of the spine road, as depicted in Exhibit III.E.1 of the Specific
Plan approved by the Marana Town Council on October 21, 2014, would result in fragmenting
the proposed apartment project by allowing traffic from the remaining Specific Plan area through
the middle of the proposed apartments.
Whereas the internal spine road shall be a two lane divided roadway designed and constructed per
the Town of Marana standard detail cross section for a two lane Urban Collector median (Detail
No. 110-2).
Whereas the Town of Marana desires to have safe and efficient public streets and desires to avoid
allowing roadway improvements that may cause queuing issues along roadways, specifically along
Silverbell Road.
Whereas a Traffic Impact Analysis (TIA) completed by Rick Engineering Company verifies there
would be no significant queuing issues along Silverbell Road between Yuma Mine Circle and Ina
Road if a signal is installed at the Yuma Mine Circle/Silverbell Road intersection.
Whereas the traffic signal at Yuma Mine Circle/Silverbell Road will require a northbound single
right-turn lane (250’ min. storage) and a westbound single left-turn lane (250’ min. storage).
Whereas the proposed traffic signal located at Yuma Mine Circle is about 985 feet north of the
existing Silverbell/Ina Road intersection and per the TIA, it is recommended that these two closely
spaced intersections provide a signal interconnection with coordinated timing during the AM and
PM peak periods.
Whereas the traffic signal at Yuma Mine Circle/Silverbell Road will require a raised median and
widening of the north leg of the Ina/Silverbell Road intersection due to the dual left -turns on
southbound Silverbell Road.
Whereas the widening of the north leg will affect the alignment of the south leg.
Whereas the developer must address the widening and transition of the south leg of the
Ina/Silverbell intersection and is responsible for notifying the Regional Transportation Authority
(RTA) to work on the future design widening of Silverbell Road just south of Ina Road.
Silverbell Gateway
Specific Plan
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
Prestwick Properties, LLC
2841 North Orlando Avenue
Tucson, Arizona 85712
Telephone: (520) 977-8118
Shetland Properties Company, LLC
1360 North Kolb Road
Tucson, Arizona 85715
Telephone: (520) 290-9313
Doornoch Properties, LLC
2841 North Orlando Avenue
Tucson, Arizona 85712
Telephone: (520) 977-8118
Prepared by:
The Planning Center
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone: (520) 623-6146
With assistance from:
Rick Engineering
3945 East Fort Lowell Road
Tucson, Arizona 85712
Telephone: (520) 795-1000
PCZ-14012
Approved November 2014
Administrative Change: January 2020
Silverbell Gateway Specific Plan
Table of Contents i
Section I. Introduction ................................................................................................................... 1
A. Background .................................................................................................................................................. 2
Section II. Inventory and Analysis ................................................................................................ 5
A. Purpose and Intent ....................................................................................................................................... 6
B. Existing Land Uses ....................................................................................................................................... 6
1. Site Location ....................................................................................................................................... 6
2. Existing On-Site Land Use and Zoning .............................................................................................. 8
3. Existing Conditions on Properties within a One-Quarter Mile Radius ............................................... 8
4. Well Sites within 100 Feet of the property ........................................................................................ 10
C. Topography and Slope ............................................................................................................................... 14
1. Hillside Conservation Areas.............................................................................................................. 14
2. Rock Outcrops .................................................................................................................................. 14
3. Slopes of 15% or Greater ................................................................................................................. 14
4. Other Significant Topographic Features ........................................................................................... 14
5. Pre-Development Cross-Slope ......................................................................................................... 14
D. Hydrology, Water Resources and Drainage .............................................................................................. 16
1. Off-Site Watersheds ......................................................................................................................... 16
2. On-Site Hydrology............................................................................................................................. 18
3. Existing Drainage Conditions along Downstream Property Boundary ............................................ 20
E. Vegetation................................................................................................................................................... 25
1. Vegetative Communities and Associations On-Site......................................................................... 25
2. Significant Cacti and Groups of Trees .............................................................................................. 25
3. Special-Status Plant Species ........................................................................................................... 25
4. Vegetative Densities ......................................................................................................................... 26
F. Wildlife ........................................................................................................................................................ 30
1. Letter from Habitat Specialist ............................................................................................................ 30
2. Arizona Game and Fish Department Environmental Review .......................................................... 30
G. Viewsheds .................................................................................................................................................. 32
1. Viewsheds Onto and Across the Site ............................................................................................... 32
2. Area of High Visibility from Adjacent Off-Site Uses .......................................................................... 32
H. Traffic Circulation and Road System ......................................................................................................... 37
1. Existing and Proposed Off-Site Streets ............................................................................................ 37
2. Existing Access and Rights-of-Way ................................................................................................. 39
3. Roadway Improvements ................................................................................................................... 40
4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by
Traffic from this Site .......................................................................................................................... 40
Silverbell Gateway Specific Plan
Table of Contents ii
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial
Streets, Parks and Schools .............................................................................................................. 40
I. Recreation and Trails ................................................................................................................................. 43
1. Open Space, Recreation Facilities, Parks and Trails ....................................................................... 43
J. Cultural Resources ..................................................................................................................................... 45
1. Location of Resources On-Site ......................................................................................................... 45
K. McHarg Composite Map ............................................................................................................................ 47
Section III. Land Use Proposal ................................................................................................... 49
A. Purpose and Intent ..................................................................................................................................... 50
B. Design Principles and Vision ...................................................................................................................... 50
C. Relationship to Adopted Plans ................................................................................................................... 50
1. Marana General Plan ........................................................................................................................ 50
2. Marana Strategic Plan ...................................................................................................................... 54
D. Compatibility with Adjoining Development and Location Restrictions ....................................................... 55
1. Adjoining Development Compatibility ............................................................................................... 55
E. Land Use Concept Plan ............................................................................................................................. 55
1. Development Area A, B & C ............................................................................................................. 56
2. Development Area D ........................................................................................................................ 58
F. Circulation Plan .......................................................................................................................................... 60
1. External Roads ................................................................................................................................. 60
2. Internal Roads ................................................................................................................................... 61
G. Post Development Hydrology..................................................................................................................... 61
1. Land Use Concept Plan Response to Hydrologic Characteristics ................................................... 61
2. Encroachment and Modification of Drainage Patterns .................................................................... 61
3. Engineering and Design Features to be Used to Address Drainage and Erosion Problems.......... 62
4. Potential Drainage Impacts to Off-site Land Uses Upstream and Downstream ............................. 63
5. Land Use Concept Plan Conformance with Area Plan, Basin Management Plan, and Town
Policies .............................................................................................................................................. 63
H. Environmental Resources .......................................................................................................................... 66
1. Waters of the United States .............................................................................................................. 66
2. Federally Endangered Species and Other Special Species ............................................................ 66
3. Wildlife Corridor................................................................................................................................. 66
I. Landscape & Buffering ............................................................................................................................... 66
1. Native Plant Preservation ................................................................................................................. 67
J. Utilities ........................................................................................................................................................ 67
1. Water ................................................................................................................................................. 67
2. Wastewater ....................................................................................................................................... 69
Silverbell Gateway Specific Plan
Table of Contents iii
3. Private Utilities .................................................................................................................................. 69
4. Sanitation and Recycling Services ................................................................................................... 69
K. Public Services ........................................................................................................................................... 72
1. Police Service ................................................................................................................................... 72
2. Schools ............................................................................................................................................. 72
3. Fire Service ....................................................................................................................................... 73
L. Recreation and Trails ................................................................................................................................. 75
1. Provision of Recreational Area ......................................................................................................... 75
2. Open Space Ownership ................................................................................................................... 75
3. Off-Site Trail Access and Maintenance ............................................................................................ 75
M. Cultural, Archaeological and Historic Resources....................................................................................... 76
Section IV. Development Regulations ....................................................................................... 77
A. Purpose and Intent ..................................................................................................................................... 78
B. General Provisions ..................................................................................................................................... 78
1. Applicable Codes .............................................................................................................................. 78
2. Additional Uses ................................................................................................................................. 78
3. Temporary Uses ............................................................................................................................... 79
4. Mix of Uses ....................................................................................................................................... 79
C. Development Standards ............................................................................................................................. 79
1. Development Area A ......................................................................................................................... 79
2. Development Area B ......................................................................................................................... 84
3. Development Area C ........................................................................................................................ 88
4. Development Area D ........................................................................................................................ 93
5. General Development Standards ..................................................................................................... 97
6. Landscape Buffering and Screening Standards ............................................................................ 100
7. General Landscape Program ......................................................................................................... 100
8. Parking Regulations ........................................................................................................................ 101
9. Street Standards ............................................................................................................................. 104
D. Design Guidelines .................................................................................................................................... 104
1. Purpose and Intent.......................................................................................................................... 105
2. Applicability ..................................................................................................................................... 105
3. Design Review Committee ............................................................................................................. 105
4. Single-Family Residential Detached Housing ................................................................................ 105
5. Single-Family Residential Attached and Multi-Family Residential Guidelines .............................. 105
6. Commercial Design Guidelines ...................................................................................................... 107
7. Monumentation and Signage.......................................................................................................... 108
Silverbell Gateway Specific Plan
Table of Contents iv
8. Lighting ............................................................................................................................................ 108
9. Drainageways Standards ............................................................................................................... 108
10. Recreation, Bicycle and Pedestrian Circulation ............................................................................. 110
E. Definitions ................................................................................................................................................. 113
Section V. Implementation and Administration ...................................................................... 119
A. Purpose .................................................................................................................................................... 120
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations ..... 120
2. General Implementation Responsibilities ....................................................................................... 120
3. Interpretation ................................................................................................................................... 121
4. Development Review Procedures .................................................................................................. 121
5. Specific Plan Amendments ............................................................................................................. 122
6. Administrative Change .................................................................................................................... 122
7. Substantial Change ........................................................................................................................ 123
Bibliography ............................................................................................................................... 124
List of Exhibits
Exhibit I.A.1: Regional Context ............................................................................................................................ 4
Exhibit II.B.1: Site Location.................................................................................................................................. 7
Exhibit II.B.3.a: Existing Zoning ......................................................................................................................... 11
Exhibit II.B.3.b: General Plan Designations ...................................................................................................... 12
Exhibit II.B.3.c: Existing Land Uses ................................................................................................................... 13
Exhibit II.C.1: Topography and Slope ............................................................................................................... 15
Exhibit II.D.1: Off-Site Watersheds ................................................................................................................... 22
Exhibit II.D.2: On-Site Hydrology....................................................................................................................... 23
Exhibit II.D.2.c: FEMA FIRM .............................................................................................................................. 24
Exhibit II.E.1: SDCP Vegetative Communities and Associations ..................................................................... 27
Exhibit II.E.2: Site Resource Inventory ............................................................................................................... 28
Exhibit II.E.4: Vegetation Densities .................................................................................................................... 29
Exhibit II.F.1: AGFD Online Environmental Review .......................................................................................... 31
Exhibit II.G.1.a: Photo Key Map ........................................................................................................................ 33
Exhibit II.G.1.b: Site Photos .............................................................................................................................. 34
Exhibit II.G.1.b: Site Photos, continued ............................................................................................................. 35
Exhibit II.G.2: Visibility ........................................................................................................................................ 36
Exhibit II.H.1: Traffic ........................................................................................................................................... 38
Exhibit II.H.5: The Loop Map .............................................................................................................................. 42
Exhibit II.I.1: Recreation and Schools ............................................................................................................... 44
Silverbell Gateway Specific Plan
Table of Contents v
Exhibit II.J.1: Archaeological Search Letter ...................................................................................................... 46
Exhibit II.K.1: McHarg Composite Map ............................................................................................................. 48
Exhibit III.E.1: Conceptual Development Plan .................................................................................................. 59
Exhibit III.G.1: Post Development Hydrology ..................................................................................................... 65
Exhibit III.J.1: Water Service Letter ................................................................................................................... 68
Exhibit III.J.2.a: Existing Sewer Facilities .......................................................................................................... 70
Exhibit III.J.2.b: Wastewater Capacity Response ............................................................................................. 71
Exhibit III.K.3: Fire Service ................................................................................................................................ 74
Exhibit IV.D.9: Typical Channel Cross-Sections .............................................................................................. 109
Exhibit IV.D.10: Proposed Bicycle and Pedestrian Circulation ........................................................................ 112
List of Tables
Table II.E.3: USFWS List of Plant Species for Pima County ............................................................................. 25
Table II.H.2: Roadway Inventory ........................................................................................................................ 39
Table III.K.2: School Capacities & Enrollments ................................................................................................. 72
Table IV.C.3.a: Single Family and Multi Family Residential Development Standards ...................................... 97
Table IV.C.3.a: Single Family and Multi Family Residential Development Standards (cont’d) ........................ 98
Table IV.C.3.b: Non-residential Development Standards .................................................................................. 99
Silverbell Gateway Specific Plan
Introduction I-1
Section I. Introduction
Silverbell Gateway Specific Plan
Introduction I-2
A. Background
Silverbell Gateway Specific Plan is a planned mixed-use development consisting of 92-
acres located within the Town of Marana limits on both the northeast and northwest corners
of Ina and Silverbell Roads. The major portion (approximately 84-acres) of Silverbell
Gateway is bounded by both the Santa Cruz River and Santa Cruz River Park shared-use
path (The Loop) on the east, Silverbell Road on the west and Ina Road on the south. The
north boundary is bounded by vacant land with a large concrete drainage structure adjacent.
The 8-acre parcel on the northwest corner of Ina and Silverbell Roads is bound to the west
and north by the Silverbell West subdivision.
Ina Road is adjacent to the southernmost boundary of the Plan area and was recently
improved to a four-lane divided roadway with a median opening located one-quarter of a
mile east of Silverbell along Ina Road. The newly improved Ina Road is now a four-lane
arterial with a right-of-way of 150 feet and sidewalks and bike lanes in either direction.
Reconstruction of the Interstate 10 traffic interchange at Ina Road as a grade-separated
interchange was also completed in early 2019.
The subject property has been extensively graded and lies vacant except for several large
40-yard roll-off dumpsters associated with the reclamation of the open pit quarry on-site.
The inert landfilling operation is a vehicle in which the previous sand and gravel quarry pit
located on the site is being reclaimed. The pit is 60 feet deep and covers approximately 18
acres. It is being reclaimed using inert materials such as dirt, rock, concrete, asphalt, brick,
and block. The material is checked throughout the day to make sure that no load has more
than 10% non-inert material contamination such as: wood, plastic, paper, etc. The non-inert
materials are removed by company personnel. The material used to fill the pit is dumped at
the site by paying customers. The material is then incrementally pushed over the side of
the slope to build up the area below, producing level ground that will eventually be at grade
with the remainder of the site. As the area is filled, the fill is compacted by a combination of
day-to-day traffic and the application of generous amounts of water. The entire fill area will
be capped with 4-feet of dirt once filling of the pit is complete. The rate of fill is entirely
dependent on the economic activity in the area. Since all the material comes from the
construction and contracting industry, predicting a closure date is not possible. We have an
anticipated final cap date of December 2018.
The site is generally flat with little topographical variation except for the open pit quarry area
and significant erosion along the on-site washes resulting in slopes greater than 15%. No
mapped wildlife corridors exist on the site.
As part of both the past mining operations and the current land reclamation process, much
of the site has been cleared and little vegetation exists throughout the property. Additionally,
the site contains several dirt-roads and paths that are regularly traversed by large trucks
picking up or dropping off materials. The property inspection done as part of the Site
Resource Inventory (SRI) revealed that the mapped Important Riparian Area (IRA) did not
accurately reflect the riparian areas on-site. Therefore, the SRI proposes the modification of
the IRA map to reflect the absence of IRA on the site.
(Page revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Introduction I-3
There are currently eight different zoning designations on the property ranging from low-
and high-density residential to high-intensity commercial and employment. The specific plan
provides an opportunity to combine the zoning designations on the property to allow for
integration of uses already permitted under each of the current zoning designations. This
is best accomplished by including property on both the east and west sides of Silverbell
Road as one cohesive project that can respond to changes in market conditions without
limiting the potential viability of developing a certain segment of the property. The Silverbell
Gateway Specific Plan will be regulated by development standards and design guidelines
to ensure that this gateway into the Town of Marana develops as a vibrant mixed-use
community activity center.
The Santa Cruz River and River Park shared-use path (The Loop) are excellent amenities
to the project. The Loop trail system currently offers over 100 miles of shared-use paths
and upon completion will total 131 miles. The Loop provides abundant opportunity for
recreation, leisure and commuting as well as a cool, shaded, respite from the Arizona sun.
Adjacent to the eastern boundary of the site, the Santa Cruz River offers views of birds and
other desert wildlife. 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.
See Exhibit I.A.1: Regional Context.
Silverbell Gateway Specific Plan
Introduction I-4
Exhibit I.A.1: Regional Context
Silverbell Gateway Specific Plan
Inventory and Analysis II-5
Section II. Inventory and Analysis
Silverbell Gateway Specific Plan
Inventory and Analysis II-6
A. Purpose and Intent
The primary purpose of the Development Capability Report section of the Silverbell Gateway
Specific Plan is to identify the site’s opportunities, constraints and various physical
characteristics, the analysis of which will provide a means whereby development is designed
in a sensitive and responsive manner to the physical conditions of the site. Information for this
section was compiled from a variety of sources, including site visits, referencing topographic,
hydrological, archaeological and traffic analyses, and correspondence with staff from the local
jurisdictions. The Development Capability Report follows the Town of Marana requirements
provided in the Town of Marana Land Development Code.
Pursuant to such requirements, information on the following physical components of the site
was compiled to assess the suitability of the property for development:
•Existing structures, roads and other development
•Topography and slope analyses
•Hydrology and water resources
•Vegetation and wildlife habitat
•Geology and soils
•Viewsheds
•Cultural resources
•Existing infrastructure and public services
B. Existing Land Uses
This section of the Development Capability Report identifies existing zoning, land use and
structures on-site and on surrounding properties, as well as other proposed development in the
project vicinity.
1.Site Location
The project is situated within the southern limits of the Town of Marana in the southeast
portion of Section 35, Township 12, Range 12 East. The property lies approximately
one-mile west of Interstate 10 just west of the Santa Cruz River, at the intersection of
Ina Road and Silverbell Road. The site is comprised of eight assessor’s parcels. In
total, the site area is approximately 92-acres. See Exhibit II.B.1: Site Location.
Silverbell Gateway Specific Plan
Inventory and Analysis II-7
Exhibit II.B.1: Site Location
Silverbell Gateway Specific Plan
Inventory and Analysis II-8
2. Existing On-Site Land Use and Zoning
The subject property has been extensively graded and lies vacant except for several
large 40-yard roll-off dumpsters. As shown on Exhibit II.B.3.a: Existing Zoning, there is
an abandoned quarry located on-site within the Light Industrial zone on approximately
18 acres that currently serves as an active land reclamation facility for the disposal of
clean inert materials such as dirt, rock, block, concrete, asphalt, etc. Four culverts exist
under Silverbell Road along the west boundary of the site and two other culverts cross
Ina Road on either side of the Silverbell Road intersection. There is no existing access
from Silverbell Road. There is no curb or sidewalk along the north side of the Ina Road
frontage, adjacent to the south boundary, but there is however an existing dirt driveway
onto the property. The existing zoning designations on the property include:
• 15-acres of “A”, Small Lot Zone along the eastern portion of the site. The
majority of the approximately 18-acre quarry is included within this zone;
• 0.2-acres of “E”, Transportation Corridor Zone near the middle of the north/east
property boundary;
• 48-acres of “LI”, Light Industrial throughout the majority of the site;
• 5.3-acres of “NC”, Neighborhood Commercial on a major portion of the parcel
located on the northwest corner of Ina Road and Silverbell Road;
• a less than 0.1-acre strip of “R-6”, Single Family Residential at the northwest
corner of the site;
• less than 0.1-acres of “R-10”, Single Family Residential abutting the Silverbell
West subdivision;
• 0.4-acres of “R-36”, Single Family Residential along the Ina Road frontage;
• 22.8-acres of “VC”, Village Commercial on both the northwest and northeast
corners of the Ina-Silverbell intersection.
(See Exhibit II.B.3.a: Existing Zoning.)
It is worth noting that the proposed uses are already permitted on-site, but only on those
portions of each parcel that are covered by a particular zoning designation. There is
little to no overlap, even for similar or compatible uses. The specific plan zoning
designation will allow the property to develop as one cohesive project rather than a
piecemeal approach which creates problems with access and fails to respond to
changes in market conditions. The specific plan also eliminates individual zoning
designations that cover only small portions of the property and are virtually unusable
due to their minimal size.
3. Existing Conditions on Properties within a One-Quarter Mile Radius
a. Zoning
The zoning designations of surrounding properties, as depicted in Exhibit II.B.3.a
are as follows:
Silverbell Gateway Specific Plan
Inventory and Analysis II-9
North: Town of Marana A (Small Lot Zone), F (Continental Ranch
Specific Plan), E (Transportation Corridor Zone) and R-6
(Single Family Residential)
South: Town of Marana NC (Neighborhood Commercial), VC (Village
Commercial), R-16 (Single Family Residential), R-36 (Single
Family Residential), R-144 (Single Family Residential), Pima
County CR-1 (Single Residence Zone) and SH (Suburban
Homestead Zone)
East: Town of Marana A (Small Lot Zone) and E (Transportation
Corridor Zone)
West: Town of Marana R-7 (Single Family Residential), R-10 (Single
Family Residential), R-36 (Single Family Residential) and R-
144 (Single Family Residential)
b. General Plan Land Use
The 2010 Town of Marana General Plan indicates the site is designated
Commercial and Industrial. The surrounding general plan designations within
one-quarter mile of the site, as depicted in Exhibit II.B.3.b are as follows:
North: Industrial & Santa Cruz Buffer
South: Commercial & Low Density Residential
East: Industrial & Santa Cruz Buffer
West: Park & Low Density Residential
c. Existing Land Uses
The land uses of surrounding properties within one-quarter mile, as depicted in
Exhibit II.B.3.c: Existing Land Uses are as follows:
North: Vacant Land, Crossroads District Park and Santa Cruz River
South: Vacant Land, Proposed Silverbell Crossroads Shopping
Center, Bridlewood West and Ina & Silverbell (Single-Family
Residential Subdivisions)
East: Vacant Land, Santa Cruz River and The Loop Shared-Use
Path
West: Vacant Land, Silverbell Place and Silver Shadows (Single-
Family Residential Subdivisions) and Vacant (Silverbell West
– Pending Single Family Residential Subdivision)
Silverbell Gateway Specific Plan
Inventory and Analysis II-10
d. Number of Stories of Existing Structures
There are no existing structures currently on the site except for several large 40-
yard roll-off dumpsters. There are one-story single-family residential homes and
some two-story single-family residential homes located west of the site in the
Silverbell Place and Silver Shadows subdivisions. Additional two-story homes
are expected in the Silverbell West subdivision adjacent to the west boundary
and currently under construction. All other homes within one-quarter mile of the
site are one-story.
e. Pending and Conditional Rezonings
According to the most recent Town of Marana Planning and Zoning Activity map
dated July 2013, there are no pending or conditional rezonings within a one-
quarter mile radius of the project site. Although it is not shown on that map, there
is a proposal for a specific plan rezoning located directly south of the site across
Ina Road on approximately 15 acres.
f. Subdivision/Development Plans Approved
There are five approved subdivision plats within a one-quarter mile radius of the
project site. Silverbell Place, Silver Shadows and Silverbell West (currently under
construction) are all one- and two-story single-family residential subdivisions
located west of the site. Bridlewood West (1-41) and Ina & Silverbell (1-41) are
one-story single-family residential subdivisions located south of the site.
Silverbell Crossroads Shopping Center is located on the southwest corner of Ina
and Silverbell roads, south of the site, and is currently in development plan
review, DPR-08044.
g. Architectural Styles of Adjacent Development
Existing homes in the area are rural custom-home type single-family residences
with southwest and ranch architectural style. Homes in the Silverbell West
subdivision west of the site will likely be more typical of the conventional
production built single-family detached housing, similar to what is nearby in
Silverbell Place.
4. Well Sites within 100 Feet of the property
According to Pima County Geographic Information Systems and the Arizona
Department of Water Resources, well #620939 is located on-site near the southeast
corner of the property. There are no other wells located on-site, or within 100 feet of
the property. See Exhibit II.B.3.c: Existing Land Uses.
Silverbell Gateway Specific Plan
Inventory and Analysis II-11
Exhibit II.B.3.a: Existing Zoning
Silverbell Gateway Specific Plan
Inventory and Analysis II-12
Exhibit II.B.3.b: General Plan Designations
Silverbell Gateway Specific Plan
Inventory and Analysis II-13
Exhibit II.B.3.c: Existing Land Uses
Silverbell Gateway Specific Plan
Inventory and Analysis II-14
C. Topography and Slope
The elevations on the property range from approximately 2,180 feet at the southwest portion of
the site to approximately 2,148 feet at the northeast corner of the site. The Yuma Mine Wash
has a flow rate of 5,000-10,000 CFS and enters the site along the west boundary and exits
along the east boundary. Three other un-named washes exit the property near the same
location along the east boundary, one with flows under 500 CFS and two with flows of 500-
1,000 CFS. Existing topography at 2’ contour intervals is shown on Exhibit II.C.1: Topography
and Slope.
1.Hillside Conservation Areas
There are no Hillside Conservation areas on or within 300-feet of the subject property.
2.Rock Outcrops
There are no rock outcrops on the subject site.
3.Slopes of 15% or Greater
There are 15% or greater slopes located within an old on-site quarry that is currently
being filled in. Otherwise, there are only small areas immediately adjacent to the Yuma
Mine Wash and another on-site wash that have 15% or greater slopes. The surface
slope of the property is shown on 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 of the property is approximately 8.05%.
The pre-development cross slope calculation and values used are as follows:
Cross-slope = (I x L x 0.0023) / A
Where:
I = contour interval (2’)
L = total length of contours (160,914)
0.0023 = conversion of “square feet” into “acres x 100”
A = total site area in acres (92 AC)
Silverbell Gateway Specific Plan
Inventory and Analysis II-15
Exhibit II.C.1: Topography and Slope
Silverbell Gateway Specific Plan
Inventory and Analysis II-16
D. Hydrology, Water Resources and Drainage
The following site hydrology information was analyzed and prepared by Rick Engineering
Company. All hydrology information is for illustrative purposes only and is subject to
verification/modification via the drainage report with supporting calculations based on then
existing and proposed conditions at the time of application.
1. Off-Site Watersheds
West Parcel
a. Off-Site Watersheds
There are 4 off-site watersheds that affect the west parcel (see Exhibit II.D.1: Off-Site
Watersheds). The first and second off-site watersheds (OS-3 and OS-4) are from the
improvements to the Silverbell West subdivision immediately west of the parcel. The
third off-site watershed (OS-5) is conveyed across the subdivision open space and
enters at the southwest corner of the parcel. The fourth off-site Watershed (OS-6) is
conveyed under Ina Road by a culvert to a constructed channel in the southeast corner
of the parcel and then under Silverbell Road.
The nature and quantity of these off-site flows will be further evaluated in the drainage
report(s) prepared for the development of the site. The necessary improvements to
convey the flows will be determined at that time and will be incorporated into the
drainage improvements for the development.
b. Off-site features that may affect or be affected by the site
There are several off-site man-made features that impact the west parcel. These
include Ina Road located along the southern boundary, Silverbell Road located along
the eastern boundary and the Silverbell West Subdivision improvements along the
western and northern boundary. These improvements affect the quantity and location
of the flows onto the site through the use of culverts, channels and other drainage
structures.
c. Upstream Off-Site Watershed Discharges
Off-site watershed OS-3 from the subdivision has a peak discharge of 49 cfs,
watershed OS-4 has a peak discharge of 49 cfs and Watershed OS-5 has a peak
discharge of 10 cfs per Revised Drainage Report for Silverbell West R-10, January
2013. The discharge for Watershed OS-6 which enters the site at the southeast corner
by way of a 4-8’x4’ RCB culvert is 700 cfs (per the Final Drainage Report for Silverbell
Road, Cortaro Road to Ina Road, Engineering and Environmental Consultants, Inc.,
April 2002), with an associated watershed of 195 acres.
Silverbell Gateway Specific Plan
Inventory and Analysis II-17
The reported peak discharges were taken from approved studies, reports, and plans
or were calculated based on Pima County methodology. See Exhibit II.D.1: Off-Site
Watersheds for the watersheds and concentration points described above.
East Parcel
a. Off-Site Watersheds
There are five (5) off-site watersheds that affect the east parcel (see Exhibit II.D.1: Off-
Site Watersheds). The first and largest off-site watershed (OS-1) is the Santa Cruz
River, with a 100-year discharge of 80,000 cfs (estimated at Cortaro Road by the Final
Drainage Design Report for Santa Cruz River Protection from Ina Road to Cortaro
Road, 1989). The Santa Cruz River is located adjacent to the northeastern boundary.
The second off-site watershed impacting the site is the Yuma Mine Wash, which is
conveyed below Silverbell Road and enters the project by way of two culverts along
the westerly property line. The third (OS-3, OS-4, and OS-5 combined with the west
parcel on-site flows) and fourth (OS-6) off-site watersheds are conveyed by culverts
under Silverbell Road from the west parcel and impact the southwest portion of the
parcel. The fifth off-site watershed (OS-7) impacts the site near the intersection of Ina
Road and Silverbell Road and enters the site through culverts under Ina Road.
The nature and quantity of these off-site flows will be further evaluated in the drainage
report(s) prepared for the development of the site. The necessary improvements to
convey the flows will be determined at that time and will be incorporated into the
drainage improvements for the development.
b. Off-site features that may affect or be affected by the site
There are several off-site man-made features that impact the site. These include Ina
Road located along the southern boundary, Silverbell Road located along the western
boundary, the constructed channel for the Yuma Mine Wash along the northwest
boundary and the bank protection for the Santa Cruz River along the northeastern
boundary. The roadway improvements limit the quantity and location of flows onto the
site through the use of culverts, channels and other drainage structures. The existing
constructed channel along the northwestern boundary prevents portions of the Yuma
Mine Wash flows from entering the site and collects all runoff discharged from the site,
including those flows conveyed through the site. A portion of the bank protection along
the northeastern boundary, constructed as Town of Marana project number 2002-04,
was constructed to the height of the 10-year water surface elevation and thus the 100-
year flow is not contained within the channel. The height of this bank protection will be
increased to contain the 500-year flow as part of this proposed project. Until bank
protection along the Santa Cruz River is raised, construction of critical facilities within
the 500’-500-year event Building Erosion Hazard Setback will comply with Title 21 of
the Town of Marana Land Development Code, including section 21.05.07 – “Standards
for Critical Facilities”. The existing bank protection includes a full scour depth toe-down
Silverbell Gateway Specific Plan
Inventory and Analysis II-18
along this entire project and when raised to contain the 500-year flow, will eliminate the
Building Erosion Hazard Setback on the parcel for the Santa Cruz River.
c. Upstream Off-Site Watershed Discharges
The discharge of Watershed OS-2 (Yuma Mine Wash) along the project western
boundary is 5603 cfs and has a tributary area of 4.46 square miles (calculated by the
Tucson Mountain Basin Study, Camp Dresser & McKee Inc., 1987). Flow in the Yuma
Mine Wash splits upstream of Silverbell Road and consequently the full 100-year
discharge does not impact the site. The discharges for OS-2.1, OS-2.2, and OS-2.3
are based on a flow distribution analysis of the Yuma Mine Wash (Final Drainage
Report for Silverbell Road, Cortaro Road to Ina Road). The 100-year discharge at
concentration point CP OS-2.1, is 2400 cfs and is conveyed under Silverbell road by a
7-10’x4’ reinforced concrete box (RCB) culvert to a constructed channel. The 100-year
discharge at CP OS-2.2 is 1600 cfs and is conveyed under Silverbell road by a 5-10’x4’
RCB culvert. The 100-year discharge at CP OS-2.3 is 1100 cfs and is conveyed under
Silverbell road by a 4-10’x4’ RCB culvert.
Watersheds OS-3, OS-4, and OS-5 combined with the west parcel on-site flows
contribute a peak discharge of 130 cfs. This cumulative discharge includes 98 cfs from
the Silverbell West Subdivision, and 23 cfs from the west parcel. It is conveyed under
Silverbell Road by way of a 3-36” reinforced concrete pipe culvert. The 100-year
discharge for off-site Watershed OS-6 which enters the site at the southwest corner by
a 4-8’x4’ RCB culvert is approximated to be 700 cfs. The 100-year discharge for off-
site Watershed OS-7 is conveyed under Ina Road by a 2-24” CMP culvert and is
approximated to be 50 cfs. These discharges are from the Final Drainage Report for
Silverbell Road, Cortaro Road to Ina Road.
The reported peak discharges were taken from approved studies, reports, and plans
or were calculated based on Pima County methodology. See Exhibit II.D.1: Off-Site
Watersheds for the watersheds and concentration points described above.
2. On-Site Hydrology
West Parcel
The west parcel has two (2) onsite watersheds as delineated on Exhibit II.D.2: On-Site
Hydrology. The characteristics of each watershed are described within the sections
below. The west parcel generally drains from the southwest to the northeast and is
located within a balanced basin.
a. On-Site Regulatory Floodplains:
On-site Watershed 1 is impacted by a natural channel upstream of the culvert crossing
at concentration point CP-1 with flows in excess of 50 cfs.
Silverbell Gateway Specific Plan
Inventory and Analysis II-19
On-site Watershed 2 includes the constructed channel associated with flows from the
culvert under Ina Road to the culvert under Silverbell Road. The regulatory floodplain
is contained in the channel.
b. Areas of Sheet Flooding and Average Depths:
The west parcel in not impacted by sheet flooding.
c. Federally Mapped Floodways and Floodplains:
According to FEMA Flood Insurance Rate Map (FIRM) number 04019C1655L
(effective June 16, 2011), there are no Federally Mapped Floodways and Floodplains
on the western parcel. Refer to Exhibit II.D.2.c: FEMA FIRM for the location of mapped
floodplains within the vicinity.
d. 100-Year Peak Discharges:
Onsite Watershed 1 generates 23 cfs with a cumulative discharge of 130 cfs at CP 1
(per Final Drainage Report for Silverbell Road, Cortaro Road to Ina Road, April 2002).
The existing 100-year peak discharge for onsite Watershed 2 is 3 cfs with a cumulative
discharge of 700 cfs at CP-2 (per Revised Drainage Report for Silverbell West R-10,
January 2013).
See Exhibit II.D.2: On-Site Hydrology
East Parcel
The east parcel has been divided into three (3) on-site watersheds as delineated on
Exhibit II.D.2: On-Site Hydrology. The characteristics of each are described within the
sections below. The east parcel generally drains from the southeast to the northwest
and is located within a balanced basin.
a. On-Site Regulatory Floodplains:
Onsite Watershed 3 contains two natural channels associated with flows from the
Yuma Mine Wash in excess of 50 cfs. These channels combine at the depressed area
at the northwest corner of the site before leaving the site at the northwest corner. On-
site Watershed 3 is also impacted by the regulatory floodplain contained within the
existing constructed channel along the northwestern boundary.
On-site Watershed 4 is impacted by sheet flow in excess of 50 cfs. This sheet flooding
is described below in section II.D.2.b.
On-site Watershed 5 is a large depression that contains all runoff originating within its
boundary. It is shown to be within a FEMA Zone A, SHFA as described in section
II.D.2.c, but is not impacted by other regulatory floodplains.
Silverbell Gateway Specific Plan
Inventory and Analysis II-20
b. Areas of Sheet Flooding and Average Depths:
The portion of on-site Watershed 4 west of the depression associated with onsite
Watershed 5 and east of the channels containing flows from the Yuma Mine Wash is
impacted by sheet flooding. The 100-year discharge conveyed within this area is
approximately 850 cfs, with a corresponding average flow depth of 7 inches. This sheet
flow combines with the runoff from the Yuma Mine Wash along the north edge of the
project site at CP-4 and is conveyed off-site to the improved channel along the
northwest boundary.
c. Federally Mapped Floodways and Floodplains:
According to FEMA Flood Insurance Rate Map (FIRM) number 04019C1655L
(effective June 16, 2011), portions of the east parcel are located within a Zone A,
Special Flood Hazard Area (SFHA). FEMA defines this zone as areas with “no Base
Flood Elevations determined”. The effective FIRM indicates the remainder of the
project site is located within a Zone X, defined by FEMA as “areas determined to be
outside the 0.2% chance annual floodplain”. A Zone AE (defined as areas with “Base
Flood Elevations determined”) associated with the Santa Cruz River is located to the
north of the project site and completely outside its boundary. See Exhibit II.D.2.c:
FEMA FIRM for the location of these zones.
As future development of this site is proposed and constructed it is anticipated that a
Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision (LOMR) will
be processed through FEMA to remove portions of the site from the Zone A SFHA
described above.
d. 100-Year Peak Discharges:
The existing 100-year peak discharge for onsite Watershed 3 is 80 cfs with a
cumulative discharge of 2780 cfs at CP-3. Onsite Watershed 4 generates 120 cfs with
a cumulative discharge of 870 cfs at CP-4. The peak discharge calculated for onsite
Watershed 5 is 80 cfs, though this watershed has no outlet.
See Exhibit II.D.2: On-Site Hydrology
3. Existing Drainage Conditions along Downstream Property Boundary
West Parcel
All runoff originating on-site or originating off-site and conveyed through the west parcel
discharges by way of culverts under Silverbell Road to the eastern portion of the project.
East Parcel
All runoff originating on-site or originating off-site and conveyed through the east parcel,
except for Watershed 5, flows into an existing depressed area along the south side of
“The Loop” multi-use path and then discharges to the improved channel along the
northwest boundary of the parcel. This channel is a concrete rundown, just upstream of
Silverbell Gateway Specific Plan
Inventory and Analysis II-21
the existing 3-12’x12’ RCB culvert. It appears structurally stable and has experienced
minimal erosion. The culvert conveys flow below “The Loop” multi-use path and through
the Santa Cruz River bank protection, discharging to the Santa Cruz River channel.
Silverbell Gateway Specific Plan
Inventory and Analysis II-22
Exhibit II.D.1: Off-Site Watersheds
Silverbell Gateway Specific Plan
Inventory and Analysis II-23
Exhibit II.D.2: On-Site Hydrology
Silverbell Gateway Specific Plan
Inventory and Analysis II-24
Exhibit II.D.2.c: FEMA FIRM
Silverbell Gateway Specific Plan
Inventory and Analysis II-25
E. Vegetation
1. Vegetative Communities and Associations On-Site
The project site contains native vegetation typical of that found in the Arizona Sonoran
Desert. The majority of the site has been previously graded and disturbed. Theses
disturbed areas are devoid of vegetation. A wide, shallow, unnamed wash crosses
through the middle of the site and drains the property from the northeast to southwest.
The Pima County Sonoran Desert Conservation Plan GIS (2014) classifies this site as
Sonoran Desert Scrub. Dominant species found on the property include Velvet
Mesquite (Prosopis velutina), Creosote Bush (Larrea tridentata), and Desert Broom
(Baccharis sarothroides). The vegetative communities and associations are depicted
in Exhibit II.E.1: SDCP Vegetative Communities and Associations.
2. Significant Cacti and Groups of Trees
The site does not contain any significant cacti or groups of trees.
3. Special-Status Plant Species
Arizona Game & Fish has identified one species with special status that may occur
within 3 miles of the project site. Staghorn Cholla (Opuntia versicolor) is designated as
Salvage Restricted (SR).
The U.S. Fish and Wildlife Service (USFWS) identifies four plant species in Pima
County that have protection under the Endangered Species Act (ESA), one plant
species that has been proposed for listing and protection under the ESA, and one plant
species that has a conservation agreement in place to preclude it from listing (Table
II.E.3)1. None of these species are expected to occur on the property.
Table II.E.3: USFWS List of Plant Species for Pima County
Common Name Scientific Name ESA Status
Plants
Acuña cactus Echinomastus erectocentrus var.
acunensis)
Proposed Endangered
Gooding’s onion Allium gooddingii) Conservation Agreement
Huachuca water umbel Lilaeopsis schaffneriana ssp.
recurva)
Endangered
1 http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf
Silverbell Gateway Specific Plan
Inventory and Analysis II-26
Table II.E.3: USFWS List of Plant Species for Pima County
Common Name Scientific Name ESA Status
Kearney’s blue star Amsonia kearneyana) Endangered
Pima pineapple cactus Coryphantha scheeri var.
robustispina)
Endangered
Nichol Turk’s head cactus Echinocactus horizonthalonius
var. nicholii)
Endangered
4. Vegetative Densities
The Pima County GIS (2014) categorizes the site as Agriculture / Water / Developed
/ Bare Ground and Sonoran Desertscrub. According to 2014 Pima County GIS
data, Agriculture/Water/Developed/Bare Ground (low vegetation density) accounts
for 38.8 acres and the Sonoran Desertscrub (medium vegetation density) accounts
for 52.8 acres. On the site, vegetation density is low due to the large areas of
previous disturbance. Exhibit II.E.4: Vegetation Densities, illustrates the vegetative
community densities found on the property.
Silverbell Gateway Specific Plan
Inventory and Analysis II-27
Exhibit II.E.1: SDCP Vegetative Communities and Associations
Silverbell Gateway Specific Plan
Inventory and Analysis II-28
Exhibit II.E.2: Site Resource Inventory
Silverbell Gateway Specific Plan
Inventory and Analysis II-29
Exhibit II.E.4: Vegetation Densities
Silverbell Gateway Specific Plan
Inventory and Analysis II-30
F. Wildlife
1.Letter from Habitat Specialist
a.Presence of any State-listed Threatened or Endangered Species
There are no state-listed threatened or endangered species located on-site or within
3 miles of the property. The Sonoran Desert Tortoise (Gopherus morafkai) is a
candidate for ESA protection. The Heritage Data Management System (HDMS)
search found that the tortoise occurs within 3 miles of the property. The tortoise
carries sensitive and wildlife of special concern designations.
The California Leaf-nosed Bat (Macrotus californicus) occurs within 3 miles of the site
and carries sensitive, species of concern and wildlife of special concern designations.
The Cave Myotis (Myotis velifer) occurs within 3 miles of the project area and carries
both a sensitive and species of concern status.
The Fulvous Whistling-Duck or Dendrocygna bicolor occurs within 3 miles of the
specific plan area and carries a species of concern status.
There are 2 wildlife corridors within 3 miles of the project, including: Coyote –
Ironwood – Tucson Linkage Design and the Tucson – Tortolita – Santa Catalina
Mountains Linkage Design.
b.High Densities of a Given Species
According to the Arizona Game and Fish Department, there is no evidence that high
densities of a given species exist within the project area.
2.Arizona Game and Fish Department Environmental Review
In support of this analysis, the AGFD HDMS was accessed via their On-line
Environmental Review Tool, to locate records of occurrence within 3 miles of the
property for these species. The summary page from the HDMS review has been
included as Exhibit: II.F.1: AGFD Online Environmental Review.
The HDMS does include records for one species that does not have Endangered
Species Act (ESA) protection: the Cactus Ferruginous Pygmy-owl (Glaucidium
brasilianum cactorum), which used to have ESA protection. The Pygmy-owl receives
the protections provided by the Migratory Bird Treaty Act and is designated as a
sensitive (S), species of concern (SC), and Wildlife of Special Concern (WSC).
Silverbell Gateway Specific Plan
Inventory and Analysis II-31
Exhibit II.F.1: AGFD Online Environmental Review
Silverbell Gateway Specific Plan
Inventory and Analysis II-32
G. Viewsheds
1. Viewsheds Onto and Across the Site
The Silverbell Gateway Specific Plan project area is located about a mile west of
Interstate 10 in a developing area within the Town of Marana limits. Residential
developments exist in the vicinity, west of the site. The general landscape is dominated
by bare ground and small pockets of disturbed natural desert upland vegetation with
four washes crossing through the project area. Viewsheds onto and across the site are
mostly unobstructed due to the lack of dense on-site vegetation. Predominant views
include the Tortolita Mountains to the north, Pusch Ridge and Catalina Mountains to
the east, Wasson Peak and Brown Mountain to the southwest, and Sombrero Peak to
the west. Development of the subject property will not block these views for the existing
homes in the area.
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
North: The northern boundary of the specific plan area is adjacent to the Santa Cruz
River which has dense riparian vegetation and mature trees that restrict views into the
site from the north.
South: The Ina Road alignment is slightly higher in elevation, allowing for increased
visibility when looking north across the site; vegetation is not a limiting factor. Views
from Ina Road beyond the quarry are slightly obstructed by the quarry berms.
East: The eastern portion of the specific plan area is relatively flat with slightly changing
topography due to the abandoned quarry that limits views to the west. The parcel on
the northwest corner of Ina and Silverbell roads is visible from Silverbell Road given
that it is slightly higher in elevation; vegetation obstructs views of the background.
West: The elevated position of Silverbell Road allows for increased visibility when
looking east, across the site; vegetation is not a limiting factor. When driving along
Silverbell Road, there is a small stand of mesquite trees spaced far apart near the
northwest corner of the property causing minimal view obstruction when looking
southeast across the site.
See Exhibit II.G.2: Visibility.
Silverbell Gateway Specific Plan
Inventory and Analysis II-33
Exhibit II.G.1.a: Photo Key Map
Silverbell Gateway Specific Plan
Inventory and Analysis II-34
Exhibit II.G.1.b: Site Photos
Photo 1: View looking west along the south
boundary toward the intersection of Silverbell Road
and Ina Road.
Photo 2: View looking northeast along a large
drainage structure toward the Santa Cruz River near
the northeast corner of the site.
Photo 3: View looking west from the northwest corner
of the site toward the Silverbell Place subdivision.
Photo 4: View looking north along the east boundary
toward the The Loop shared-use path and the on-
site quarry from the southeast corner of the site.
Photo 5: View looking east along Ina Road from the
southeast corner of the site with a view of The Loop
shared-use path.
Photo 6: View looking south across Ina Road from
the southeast corner of the site.
Silverbell Gateway Specific Plan
Inventory and Analysis II-35
Exhibit II.G.1.b: Site Photos, continued
Photo 7: View looking southeast at a line of roll-off
dumpsters from a point near the middle of the site.
Photo 8: View looking east at the on-site quarry from
a point near the center of the site.
Photo 9: View looking east onto the site toward the
quarry and roll-off dumpsters from the middle of the
west boundary.
Photo 10: View looking west from Silverbell Road at
the 8-acre parcel located on the northwest corner of
Ina and Silverbell Roads.
Photo 11: View looking southeast along the west
boundary from the northwest corner of the site.
Photo 12: View looking north along Silverbell Road
from the northwest corner of the site.
Silverbell Gateway Specific Plan
Inventory and Analysis II-36
Exhibit II.G.2: Visibility
Silverbell Gateway Specific Plan
Inventory and Analysis II-37
H. Traffic Circulation and Road System
A Silverbell Gateway Traffic Impact Analysis (TIA) by Rick Engineering Company has been
submitted under separate cover.
1.Existing and Proposed Off-Site Streets
Silverbell Road is adjacent to the west boundary of the project area and Ina Road is
adjacent to the south boundary.
No off-site roads are proposed as a part of this project. Existing roadways within the
project area are shown on Exhibit II.H.1: Traffic.
Silverbell Road
Silverbell Road is a four lane principal arterial with a 150-foot right-of-way (ROW).
South of Ina Road the roadway transitions to 2-lanes. The posted speed limit is 45
MPH. According to the Pima Association of Governments (PAG), the average daily
trip (ADT) generation was approximately 11,000 in 2010 and the projected ADT in
the year 2040 is approximately 21,600.
Ina Road
Ina Road is a paved 4-lane arterial with a 150-foot ROW width that includes
sidewalks and bike lanes in either direction. The posted speed limit is 45 MPH.
Cortaro Road
Cortaro Road is a paved 2-lane arterial with a variable ROW width of 90-150-feet.
Some portions of Cortaro Road are 4-lanes, particularly near Arizona Pavilions Drive
and Interstate 10. The posted speed limit is 40 MPH.
(Page revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Inventory and Analysis II-38
Exhibit II.H.1: Traffic
Silverbell Gateway Specific Plan
Inventory and Analysis II-39
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
Silverbell
Road
Ina
Road
Cortaro
Road
Major Routes
Classification Arterial Arterial Arterial
Existing R.O.W. (Feet) 120-200 150 90-150
Future R.O.W. (Feet) 150-200 150 150
Current Number of
Lanes (proposed) 2-4 2 (4) 2-4
Speed Limit 45 45 40
Ownership Marana Marana Marana
ADT (Source, Year)
11,000
(PAG,
2010)
16,000
(PAG,
2010)
30,000
(PAG,
2010)
Capacity (Florida
Dept. of
Transportation, 2002)
15,600 –
32,900 15,600 15,600 –
32,900
Conforms to Width
Standards No Yes No
Surface Conditions Paved Paved Paved
Source: Pima Association of Governments (PAG), Town of Marana General Plan, and Site Visit – 9.12.13
Silverbell Gateway Specific Plan
Inventory and Analysis II-40
3.Roadway Improvements
The I-10 Ina Road interchange was rebuilt by the Arizona Department of Transportation
(ADOT) commencing in 2016 and reopened to the public in 2019. Additionally, there
are five projects listed in the adopted 2040 PAG Regional Transportation Plan (PAG
RTP) within the project area. Four projects are for the Ina Corridor and one is for
Silverbell Road. These projects are:
•Silverbell Road – Grant Road to Ina Road, Widen to 4-lane roadway , bike lanes
and drainage, Early Timeframe (2013-2020), Tucson, $57,045,000
•Ina Road #1 – Wade Road to Silverbell Road, Widen to 3-lane roadway, Middle
Timeframe (2020-2030), Pima County, $10,800,000
•Ina Road #2 – Silverbell Road to Interstate 10, Widen to 4-lane roadway,
includes 2-lane bridge, Early Timeframe (2013-2020), Marana, $11,440,000
(Completed)
•Ina Road #2a – Bridge over Santa Cruz River, Replace bridge structure, Early
Timeframe (2013-2020), Marana, $6,000,000 (Completed)
•Ina Road #3 – Interstate 10 to Camino de la Tierra, Widen to 6-lane roadway,
Early Timeframe (2013-2020), Marana, $13,100,000 (Under construction)
4.Existing and Proposed Intersections on Arterials within One Mile and Most
Likely to be Used by Traffic from this Site
The intersection of Silverbell Road and Ina Road will be used by vehicles generated by
the project. Additionally, the intersection of Silverbell Road and Cortaro Road, located
northwest of the site, is likely to be used by traffic from the site. The intersections of
both Ina Road & I-10 and Cortaro Road & I-10 are likely to be used by motorists
travelling east and west as well as by those making north-south movements via I-10. A
new traffic signal will be constructed at the intersection of Yuma Mine Circle and
Silverbell Road.
5.Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their
Connections with Arterial Streets, Parks and Schools
Five of the project area roads within one-mile of the project site are designated on the
Tucson Bike Map as bike routes. Ina Road, Silverbell Road, Cortaro Road and Arizona
Pavilions Drive are all designated as bike routes with a striped shoulder. The bike route
along Silverbell Road terminates shortly south of Ina Road where the ROW for Silverbell
transitions to 2-lanes. Pima County GIS shows the bike route along Silverbell extending
slightly further south to where Abington Road intersects the Silverbell Road alignment.
The bike route along Ina Road extends east across I-10, but terminates approximately
1,800-feet west of the intersection with Silverbell Road (see Exhibit I.H.1: Traffic).
Similarly, the bike route along Cortaro terminates shortly west of the Cortaro-Silverbell
intersection. The east- and west-bound frontage roads of the I-10 are listed as key
connecting streets. Additionally, the Santa Cruz River Park shared-use path (part of
(Page revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Inventory and Analysis II-41
The Loop) borders the east boundary of the site and connects to a multitude of bike
routes within the region, including the Cañada Del Oro River Park located
approximately 1.8-miles southeast of the site. The Santa Cruz River Park shared-use
path also connects to Crossroads at Silverbell District Park and Coyote Trail Elementary
School, located northwest of the site (see Exhibit II.H.5: The Loop Map).
The Loop trail system is an excellent amenity to the project. The Loop provides
abundant opportunity for recreation, leisure and commuting as well as a cool, shaded
respite from the Arizona sun. The Santa Cruz River and shared-use path also offer
views of birds and other desert wildlife. 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.
There are sidewalks on both sides of Silverbell Road adjacent to the west boundary of
the site. Ina Road has sidewalks on both sides of the street for approximately 150 to
200-feet east of the intersection of Ina and Silverbell roads. West of the Ina-Silverbell
intersection, there is sidewalk along the south side of the ROW that extends
approximately 750-feet and no sidewalk along the north side of the street. There are
no other sidewalks adjacent to the project area.
Silverbell Gateway Specific Plan
Inventory and Analysis II-42
Exhibit II.H.5: The Loop Map
Silverbell Gateway Specific Plan
Inventory and Analysis II-43
I. Recreation and Trails
1. Open Space, Recreation Facilities, Parks and Trails
As shown on Exhibit II.I.1 there are three parks: Santa Cruz River Park, Crossroads at
Silverbell District Park and Mike Jacob Sportspark, within one-mile of the project site.
Both the Santa Cruz River Park and Mike Jacob Sportspark are under Pima County
jurisdiction, whereas Crossroads at Silverbell District Park is owned and maintained by
the Town of Marana. Additionally, the federally owned Saguaro National Park (West) is
located approximately 2 miles west of the site. Other parks in the area are owned and
operated by Pima County, including Wade McLean Park and Ted Walker Regional
Park, which are located approximately 1.2 miles northwest and southeast of the site,
respectively.
According to the Town of Marana’s Comprehensive Parks, Trails and Open Space
Master Plan, there are no existing trails within one-mile of the project site with the
exception of a portion of the Santa Cruz River Park shared-use path and the greenway
along Silverbell Road. There are multiple proposed trails within one-mile of the project
site, including the Anza Trail (along the east bank of the Santa Cruz River Park) and
the 5-mile Wild Horse Wash Trail (Pima Co. Trail #028), which is planned to traverse
the site. The Pima County Regional Trail System Master Plan also provides an
opportunity to develop 4 additional singletrack trails south of the site, including Belmont
Loop (Pima Co. Trail #127), Belmont Rd (Pima Co. Trail #146), Gas
pipeline/Greasewood Loop (Pima Co. Trail #155) and Hardy Wash (Pima Co. Trail
#160).
Silverbell Gateway Specific Plan
Inventory and Analysis II-44
Exhibit II.I.1: Recreation and Schools
Silverbell Gateway Specific Plan
Inventory and Analysis II-45
J. Cultural Resources
1. Location of Resources On-Site
As part of the research on the property, the AZSITE database was consulted, which
includes records from the Arizona State Museum (ASM), Arizona State University, the
Arizona State Historic Preservation Office, and the Bureau of Land Management, for
previously conducted surveys and previously recorded sites in the project area.
The records search showed that the entire project area was inspected in 1981 and a
portion was inspected in 2003. Fifty-seven additional archaeological surveys have
been completed within a mile of the project area between 1955 and 2008. The ASM
records search revealed five historic properties located on-site, four of which are
determined eligible for listing in the National Register of Historic Places.
See Exhibit II.J.1: Archaeological Search Letter.
Silverbell Gateway Specific Plan
Inventory and Analysis II-46
Exhibit II.J.1: Archaeological Search Letter
Silverbell Gateway Specific Plan
Inventory and Analysis II-47
K. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been combined
to form the McHarg Composite Map, displayed as Exhibit II.K.1. The purpose of the McHarg
Composite Map is to highlight areas that are available for development. Refer to Section III
Land Use Proposal for more information on how the site plan responds to the site’s physical
constraints.
Silverbell Gateway Specific Plan
Inventory and Analysis II-48
Exhibit II.K.1: McHarg Composite Map
Silverbell Gateway Specific Plan
Land Use Proposal III-49
Section III. Land Use Proposal
Silverbell Gateway Specific Plan
Land Use Proposal III-50
A. Purpose and Intent
The Silverbell Gateway Specific Plan establishes the framework for the development of a 92-
acre mixed-use community within the Town of Marana, Pima County, Arizona. The Specific
Plan provides a method for applying standards and guidance to ensure that this development
meets the needs of the community while appropriately responding to and considering adopted
plans, adjacent development, the environment and site-specific conditions.
This 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. The Specific Plan describes the planning considerations for parcels, imposes controls
on the development of such parcels and is detailed accordingly in the final plat. The boundaries
of this Specific Plan are shown on Exhibit II.B.1.
B. Design Principles and Vision
The Silverbell Gateway Specific Plan is intended to be developed in keeping with the
following goals and objectives:
• Provide a gateway to the Town of Marana;
• Create unifying design elements for the entire 92-acres in terms of
monumentation, signage and overall feel of Silverbell Gateway;
• Preserve and feature the natural beauty of the Santa Cruz River to the east;
• Maximize the spectacular views of Sombrero Peak and the Tucson Mountains
to the west and those of Pusch Ridge and the Catalina Mountains to the
northeast;
• Provide variety in housing choices and price ranges through a diverse mix of
offerings;
• Offer recreational and social opportunities for a variety of age ranges and needs
through open space, active and passive recreation and common areas;
• Provide pathways and trails throughout neighborhood providing pedestrian and
bicycle connectivity and access to the Santa Cruz River Park shared-use path
(The Loop), which will eventually consist of 131 miles of connected trails;
• Focus development on existing disturbed areas and selectively revegetate
previous disturbance where appropriate; and
• Create visually appealing focal points throughout the community.
C. Relationship to Adopted Plans
1. Marana General Plan
The proposed Specific Plan will conform to the Town of Marana General Plan and the
recommendations set forth by regulatory agencies involved in permitting.
Silverbell Gateway is located within the Planning Area boundary of the Town’s General
Plan within the Southern Growth Area. Designed to help meet the current and future
Silverbell Gateway Specific Plan
Land Use Proposal III-51
needs of the Town, the Specific Plan establishes goals and polices that are in line with
the Town’s General Plan and Strategic Plan.
The Silverbell Gateway Specific Plan is in agreement with the overall General Plan,
including the following highlighted goals, policies and actions:
General Plan Goal, Land Use and Growth Element: “Adopt sustainable
development as a unifying goal to secure Marana’s future.”
Marana’s quality of life must be sustained for many generations to come. Conserving
open space and protecting natural desert landscapes promotes an increase in the
general welfare and wellbeing of local residents by providing land for trails and
recreational amenities. Open space, including revegetated common area and
landscaped park areas, provides ecosystem services that reduce negative storm water
runoff effects like erosion, protects wildlife habitat, and improves water quality by
allowing debris and pollution to deposit over undisturbed land. In order 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.
• General Plan Action: Provide quality urban spaces, parks and recreation, with
trails and walkways that serve the community.
Specific Plan Conformance: Silverbell Gateway will provide a mixed-use
development that caters to the need for, single-family homes, affordable yet upscale
apartments, commercial, light industrial, office space, and options for senior living. It
provides the opportunity for employment, commercial retail, office and services to
help enhance the quality of life for Marana residents by reducing their travel times
and subsequent carbon footprint. To that end, Silverbell Gateway is envisioned as
a well-designed mixed-use development with excellent multi-modal connectivity.
An interconnected system of pathways throughout Silverbell Gateway will connect to
The Loop in multiple locations along the eastern boundary as well as to the Silverbell
Road bike path and other trails in the area. The Loop provides an opportunity for
residents and employees to engage in active recreation, leisure and commuting in
addition to offering a cool, shaded, respite from the Arizona sun.
General Plan Goal, Land Use and Growth Element: “Provide opportunities for
diverse developments that maximize the benefits to the community.”
Any time a development proposes a quality mix of land uses with a strong emphasis on
design and integration, the residents of both the existing and proposed communities
Silverbell Gateway Specific Plan
Land Use Proposal III-52
benefit greatly. By co-locating uses on a single project site, travel times and
transportation costs are reduced as well as 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. By providing a diverse housing mix, land uses
such as industrial, commercial and office space are complemented with a variety of
skilled workers; thus, attracting future development and employment opportunities to
the Town. Additionally, the possible provision of a continuing care retirement
community offers longtime Town residents an opportunity to age in place rather than
being uprooted from the community.
•General Plan Policy: Promote new development that is compatible with existing
land uses.
•General Plan Action: Establish appropriate land development designations
with densities and intensities that complement existing natural conditions and
residential areas.
•General Plan Action: 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
•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: Silverbell Gateway 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 and as a gateway into the Town of Marana. The land use designations on
the property are Industrial and Commercial (see Exhibit II.B.3.b). Given the already
intensive land use designations on the property such as “A” Small Lot Zone, “E”
Transportation Corridor Zone, “LI” Light Industrial, “NC” Neighborhood Commercial and
“VC” Village Commercial, it is apparent that a mix of residential and non-residential uses
is appropriate.
Silverbell Gateway will feature high-quality design and development that is
compatible with what exists in the area, as well as a range of residential and
commercial options to accommodate homebuyers and businesses at varying income
levels. According to the 2010 General Plan, there is additional Industrial and
Silverbell Gateway Specific Plan
Land Use Proposal III-53
Commercial designated land immediately surrounding the site whereas the majority
of land within the Town of Marana to the west and northwest is designated as Master
Planned Area and Low Density Residential. The Pima County land to the west
consists mainly of Low Density Residential. Several residential subdivisions exist
within the master planned area west of Silverbell Gateway. The property is positioned
along two major arterials, southeast of the Ironwood Reserve and Continental Ranch
single-family residential subdivisions, and directly south of Crossroads at Silverbell
District Park. Several other subdivisions exist west of the site at varying densities.
To the east are industrial and commercial uses along the I-10 frontage. Additionally,
Silverbell Gateway is well served by utilities and has excellent roadway access along
two major arterials.
General Plan Goal, Parks and Recreation Element: “Provide a system of
developed parks and recreational facilities throughout the community.”
Access to parks and recreational facilities is an important part of well-functioning
communities. Given today’s sedentary lifestyles, people need opportunities to engage
in outdoor activities. Providing trails and neighborhood parks improves the health of
community residents while allowing them to experience the natural beauty of the
Sonoran Desert. Improving the general welfare and wellbeing of communities through
outdoor recreation helps instill a unique sense of place, and pride in the community, for
residents that enjoy the provided amenities.
•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 and Land
Development Code.
•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.
Specific Plan Conformance: Silverbell Gateway will feature open space, active
recreation areas, pedestrian pathways and trails. Pedestrian and bicycle connections
will be made to the existing Santa Cruz River Park shared-use path and to existing bike
routes and trails in the area. Maintenance of the parks and trails will be the responsibility
of the Homeowner’s Association (HOA), regulated by Covenants, Codes and
Restrictions (CC&R’s).
Silverbell Gateway Specific Plan
Land Use Proposal III-54
2.Marana Strategic Plan
The Silverbell Gateway Specific Plan is a master planned community in the Town of
Marana consisting of 92 acres of property on the northwest and northeast corners of
Ina and Silverbell Roads. 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
unique setting and character.
The Silverbell Gateway Specific Plan supports the five areas of the Marana Strategic
Plan:
Commerce – Construction of 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 residential community will provide new housing
choices for a diverse age range adjacent to the popular Continental Ranch and Pima
Farms areas, attracting new residents to the Town. Additionally, existing residents will
benefit from the greater availability of commercial goods and 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.
Heritage – Settlement along rivers and alluvial fans in Marana and other metro Tucson
communities highlights the area’s unique heritage. Historically, rivers were used to
move people and goods; sources of water for drinking, bathing, cooking and cleaning;
and perhaps most importantly, were necessary for the successful production of
agriculture. Today, rivers such as the Santa Cruz serve a similar purpose in that they
have been equipped with multi-use paths for commuting and leisure. Our rivers,
whether ephemeral or not, are the backbones of our natural and cultural history and
they provide the quality of life components that help shape long-lasting communities;
such as scenery, shade, wildlife viewing, and a host of other benefits. The Santa Cruz
River lies adjacent to the east boundary and will serve as a cultural, recreational, and
scenic amenity to those residing at Silverbell Gateway.
Progress/Innovation – Quality mixed-use development is an innovation in and of itself.
For example, the possible provision of an integrated continuing care retirement
community can be a progressive approach to ensuring an adequate supply of housing,
medical, and other services and amenities to meet the growing number of Baby
Boomers entering retirement age. The diverse mix of proposed residential and non-
residential office and retail uses will serve as an innovative example of how quality
design and rational integration can foster thriving developments at any scale.
Recreation – The development plan proposes 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 existing Santa Cruz
Silverbell Gateway Specific Plan
Land Use Proposal III-55
River Park shared-use path and other trails 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
Silverbell Gateway will have no immediate impact to surrounding uses. The specific
plan area is located southeast of a master planned area with several subdivisions within
one-mile of the project site; of which, two are immediately adjacent to the west. The
site is bound by the major arterials, Ina and Silverbell Roads on the south and west,
respectively. Land to the east is impacted by the 100-year flood limits of the Santa Cruz
River. A number of residential subdivisions also exist further away to the southwest of
Silverbell Gateway. Coupled with retail development near Cortaro Road, these
subdivisions lend themselves to improving economic development within the Town of
Marana. Given the largely undevelopable flood prone areas nearby, Silverbell Gateway
will be compatible with existing uses no matter what is developed on-site.
The land surrounding Silverbell Gateway to the south and east is predominantly vacant
with the exception of some residential subdivisions to the southwest and commercial
and industrial uses located in between the east bank of the Santa Cruz River and
Interstate 10. Riverside at Silverbell is located on the southeast corner of Ina and
Silverbell Roads and is planned as a mixed-used community with a gas station and
convenience store at the corner and upscale retail, apartments and townhomes. The
Marana Gateway Center, located just over one-quarter mile east of Silverbell Gateway
along Ina Road at Interstate 10, will also provide economic development for the Town.
It is a business park development for retail, office, industrial and general commercial
uses that will complement the mixed-use development in Silverbell Gateway. Lastly,
the land on the southwest corner of Ina and Silverbell is planned as the Silverbell
Crossroads Shopping Center. All of these uses will be mutually beneficial in that,
together, they will draw more interest and traffic to the area than they would individually
in order to provide a vibrant mixed-use gateway to the Town of Marana along a critical
corridor connecting Northwest Marana and West Tucson.
E. Land Use Concept Plan
The driving forces behind the Land Use Concept for Silverbell Gateway are its location along
two heavily utilized major arterials, Silverbell and Ina Roads, and its close proximity to the
regional transportation corridor, Interstate 10. This future mixed-use gateway activity center is
appropriate due to its positioning in relation to major employment centers along I-10, its location
along major arterials and its proximity to existing master planned communities and future
residential growth. Although the vast majority of land to the south and east surrounding the
project is vacant, this area is expected to experience rapid growth in the near future. A location
such as this is highly conducive to a mixture of commercial, retail and light industrial in addition
to a range of residential uses and densities. This plan will serve as the framework to develop
Silverbell Gateway Specific Plan
Land Use Proposal III-56
these uses in such a way that will maximize flexibility in adjusting to market conditions as well
as ensure that development happens in a neat, orderly, and timely fashion.
This project is envisioned as a sustainable residential, commercial, employment and
entertainment hub that will benefit a wide variety of residents from surrounding communities
including Pima Farms, Continental Ranch, and Continental Reserve, populations of
Metropolitan Tucson such as Oro Valley and Northwest Pima County and the City of Tucson,
as well as travelers heading east and west along I-10.
Silverbell Gateway will include four separate, yet similar, land use development areas in order
to encourage integration of compatible land uses and provide flexibility based on the
opportunities and constraints of the site and the potential need to respond and adapt to market
conditions at the time of construction. It is intended that nearly all of the permitted uses within
Silverbell Gateway be allowed in any of the 4 development areas unless explicitly stated
otherwise. See Exhibit III.E.1: Conceptual Development Plan (CDP).
This strategically located gateway intersection deserves and demands an identity that sets it
apart from other commercial or mixed-use development. Integrated design features and
development standards will be enforced throughout the project’s life. This will become a jewel
of southern Marana development that the entire community will appreciate. The proposed
design guidelines illustrate the intended quality of development within Silverbell Gateway.
1.Development Area A, B & C
As shown on Exhibit III.E.1: Conceptual Development Plan, the land on the northeast
corner of Ina and Silverbell Roads is separated into 3 development areas, Development
Area A, B and C. The only difference between A, B and C is that Development Area C
precludes detached single-family residential housing and includes a 100’ Building
Height Zone as a conditional use that requires approval of the Marana Town Council.
Development Area B was added as a transition zone that would allow for multi-story
detached single-family homes on lots not to exceed 3,500 square feet. The intent of
Development Area A, B and C is to create a vibrant mixed-use gateway to the Town of
Marana that showcases the breathtaking views of the surrounding mountains while
maximizing use of established trails, parks and other recreational amenities in the
immediate area. Development in this area is meant to activate use and enjoyment of
the Santa Cruz River Park shared-use path and the river itself. The permitted uses,
their configuration on the site and architectural design will foster appreciation of the
Santa Cruz River as a vital cultural resource that will continue to hold importance for
generations to come.
Development Areas A, B and C consist of approximately 84-acres and are designed to
provide a range of housing options for people working within Silverbell Gateway and
the Town. Situated within one-mile of Interstate-10 along Ina Road, and bisected by
the major arterial Silverbell Road, this property is ideally suited for large scale retailers,
restaurants, theaters, hotels, mixed-use and other forms of high-intensity retail and
commercial uses, all of which will be allowed in Development Area A, B and C. This
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Silverbell Gateway Specific Plan
Land Use Proposal III-57
area will be characterized by medium to high-density residential uses including
apartments, condominiums, townhomes, and assisted and/or independent living units.
Where appropriate, some residences will have terraces and stoops to encourage
interaction between neighbors and create neighborhood-like feel. These development
areas will provide accommodation for a wide variety of lifestyles, age groups, and
income levels creating balance within the community. Residents will benefit from their
convenient location near employment, business and neighborhood commercial
establishments. Additionally, the adjacent Crossroads at Silverbell District Park and the
numerous trails/bicycle routes bordering the site offer a wide array of recreational
opportunities for residents to engage in.
Interconnected employment, lifestyle and entertainment uses such as restaurants,
galleries, theaters, cafes, and shops will also be concentrated in this area and in
locations along the frontage of Ina and Silverbell Roads. The vision for this area
includes wide, generously landscaped sidewalks lined with a variety of multistory
buildings mixed with commercial and retail, and linked to residential and employment
uses. On-street parking will be provided along the interior streets. When practical,
parking lots will be located behind buildings and will be connected to the commercial
centers via pedestrian walkways. Retail businesses in these development areas will
not only serve the residents of Silverbell Gateway, they will serve as a destination for
residents of the surrounding community as well.
Development Areas A, B and C are also designed to accommodate the development
of a vibrant business center with a wide variety of employment opportunities ranging
from commercial to light industrial to serve the region as a whole. Commercial/retail,
live/work units and retail/office with upper floor residential lofts will be required in order
to compliment the business park and increase the livelihood of the development; vertical
mixed-use (residential over retail) areas are strongly encouraged as well as horizontal
mixed-use. Increased height of the buildings in the 100-foot Building Height Zone as
depicted in Exhibit III.E.1: Conceptual Development Plan will help accommodate higher
density for the area and serve as an iconic gateway into the Town. As the Town
continues to grow, institutional facilities such as churches, schools, community centers,
a hospital or urgent care facility will also be appropriate in this area. The goal is to
create a genuinely mixed-use community that affords future residents immediate
access to the host of activities that help produce a high quality of life and allow residents
to age in place. To that end, uses supportive of a continuing care retirement community
are strongly encouraged such as a skilled nursing home, Alzheimer’s care facility and
therapy gardens.
This area is in close proximity to the Santa Cruz River and River Park shared-use path
(The Loop) adjacent to the east property boundary. Although The Loop is already a
highly important recreational amenity, upon completion, it will total 131 miles and
provide the residents of Silverbell Gateway multimodal connectivity to a variety of
activities throughout Metropolitan Tucson. Connectivity with the Santa Cruz River Park
shared-use path will be required as well as on-site construction of the Wild Horse Wash
Trail (Pima Co. Trail #028). Connections to other pathways and trails in the area will
Silverbell Gateway Specific Plan
Land Use Proposal III-58
also be provided. By integrating a wide variety of land uses with a pedestrian friendly
design, Silverbell Gateway is truly a place where residents can live, work and play.
2.Development Area D
The intent of Development Area D is to accommodate either assisted living units, single-
family attached/detached homes or multi-family residential to support the diverse mix
of uses in Development Areas A, B and C. In the event a portion of Development Area
A, B or C develops as a continuing care retirement community, this area provides an
opportunity to develop medical offices, assisted living and independent living units
supportive of the growing need for retirement living options in Marana. Situated on the
northwest corner of Ina and Silverbell Roads and adjacent to single-family residences
to the west, this 8-acre development area is ideally suited for additional residential
density with the opportunity for a mixed-use component, which will be encouraged by
the Development Area D Designation. Principal uses include but are not limited to:
single- and multi-family residential, retail and commercial service uses, mixed-use
business and support services such as professional, financial and business offices.
Given the limited acreage and developable area available within Development Area D,
vertical mixed-use (residential over retail) is strongly encouraged. Retail businesses in
Development Area D will not only serve the residents of Silverbell Gateway, they will
also serve as a destination for residents of the surrounding community. Light industrial
uses are prohibited within Development Area D.
Silverbell Gateway Specific Plan
Land Use Proposal III-59
Exhibit III.E.1: Conceptual Development Plan
(Sheet revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Land Use Proposal III-60
F. Circulation Plan
Circulation within Silverbell Gateway, illustrated in Exhibit III.E.1: Conceptual Development Plan,
has been designed to create a safe and efficient transportation network that will enhance the
mixed-use and vibrant atmosphere set forth in the land use concept as well as further the goals
set forth in the Town’s 2010 General Plan Land Use and Circulation Elements. Ina and Silverbell
Roads are the two major roadways that are expected to serve Silverbell Gateway.
A Traffic Impact Analysis (TIA) prepared by Rick Engineering and submitted under separate cover
is intended to support the land-use proposal for this rezoning project. The study addresses the
potential traffic impacts associated with the proposed Silverbell Gateway. The findings in the TIA
are based on the development intensity of the permitted uses in a conceptual build-out scenario.
Any roadway improvements required by the Town based on the findings of the Traffic Impact
Analysis (as approved by the Town) will be the responsibility of the developer. Additional traffic
studies will be submitted to the Town at the platting or development plan stages of this project.
1.External Roads
Ingress and egress onto external roads are shown in Exhibit III.E.1: Conceptual
Development Plan (CDP). As shown on the CDP, there is one proposed access point
onto Ina Road and two onto Silverbell Road from the development areas east of Silverbell
Road. Development Area D proposes one access point onto Silverbell Road and one
onto Ina Road. Factors that will influence the eventual location and characteristics of the
proposed access points include the exact location of uses as they are distributed
throughout the site and the results of the queuing evaluation along Silverbell Road.
A traffic analysis has been performed to confirm there are no queuing issues created by
the installation of a traffic signal at the Yuma Mine Circle/Silverbell Road intersection. The
future signal at Yuma Mine Circle will serve as the Silverbell Road connection of the
conceptual spine road shown on Exhibit III.E.1. The traffic signal at Yuma Mine
Circle/Silverbell Road will require a northbound single right-turn lane (250 feet minimum
storage) and a westbound single left-turn lane (250 feet minimum storage). It is about 985
feet north of the existing Silverbell/Ina Road intersection and per the Traffic Impact
Analysis, it is recommended that these two closely spaced intersections provide a signal
interconnection with coordinated timing during the AM and PM peak periods. The signal
will also require a raised median and widening of the north leg of the Ina/ Silverbell Road
intersection due to the dual left-turns on southbound Silverbell Road. The widening of
the north leg will affect the alignment of the south leg and it is the developer’s responsibility
to address the widening and transition of the south leg of the Ina/Silverbell intersection.
The developer must also notify the Regional Transportation Authority (RTA) that the
future design widening of Silverbell Road just south of Ina Road needs to consider the
north leg widening.
The traffic signal on Ina Road at access 5 (per the TIA prepared by Rick Engineering)
needs a westbound single right-turn lane (200' min. storage) and an eastbound single
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Silverbell Gateway Specific Plan
Land Use Proposal III-61
left-turn lane (200' min. storage). Ina Road serves as the southernmost boundary of the
Plan area and was recently improved to a four-lane divided roadway with a median
opening located one-quarter of a mile east of Silverbell along Ina Road. Per the current
Major Streets and Routes plan, Ina is now a four-lane arterial with a right-of-way of 150
feet, sidewalks and bike lanes in either direction. The recently completed Ina/I-10
interchange is also expected to impact the project.
The proposed Riverside at Silverbell mixed-use development is located at the southeast
corner of the Ina Road/Silverbell Road intersection and plans to take access via Ina Road
and Silverbell Road. As part of the Ina Road improvements, the median opening one-
quarter mile from the intersection of Ina and Silverbell Roads will serve as a full-access
drive for both Silverbell Gateway and Riverside at Silverbell. Further coordination
between these two projects allowed for traffic data from the proposed Riverside at
Silverbell to be included within the background traffic for the Silverbell Gateway Specific
Plan traffic analysis, providing a more accurate depiction of future traffic impacts as a
result of these two projects. The TIS for the Riverside at Silverbell project was prepared
by Curtis Lueck and Associates.
2.Internal Roads
Circulation within Silverbell Gateway will be facilitated by a series of public roads specially
designed to complement the land uses on each side of the road. It will be a walkable
community with pedestrian and/or bicycle opportunities providing connectivity to all
streets. This context sensitive design approach will help facilitate construction of
pedestrian-oriented streetscapes and rear access parking. All internal roadways shall
be in compliance with the Town of Marana Subdivision Street Standards. If
modifications to the Town’s street standards are proposed, a design exception report
and its approval will be required during either the platting or development plan
process.
The internal spine road for the Silverbell Gateway Development shall be a two lane
divided roadway. Therefore, the Town of Marana standard detail cross section for a two
lane Urban Collector median (Detail No. 110-2) will be used.
G. Post Development Hydrology
1.Land Use Concept Plan Response to Hydrologic Characteristics
The proposed development area limits have been delineated based on the location of
potential drainage improvements and proposed uses are intended to be compatible with
these improvements. This planning will allow the project to accept the existing runoff and
discharge on-site flows in a manner similar to the pre-development conditions.
2.Encroachment and Modification of Drainage Patterns
(Page revised per Admin Change 1/30/20)
Silverbell Gateway Specific Plan
Land Use Proposal III-62
Due to the type and scale of proposed uses on the site, it is likely that encroachment into
the current regulatory floodplains is unavoidable. Engineered channels will be provided to
route all on-site and off-site runoff through the project site in a manner that will not adversely
impact adjacent properties. Exhibit III.G.1: Post Development Hydrology shows potential
locations of the culvert extensions and open channels to convey the regulatory discharges
across the site.
3.Engineering and Design Features to be Used to Address Drainage and
Erosion Problems
As mentioned in Section II.D: Hydrology, Water Resources, and Drainage, there are off-
site flows conveyed below Silverbell Road, Ina Road, and from the Silverbell West
Subdivision that impact the project. The nature and quantity of these flows will be further
evaluated in the drainage report(s) prepared for the development of the site. The necessary
improvements to convey the flows will be determined at that time and will be incorporated
into the drainage improvements for the development. The potential alignment of culvert
extensions and open channels are shown on Exhibit III.G.1: Post Development Hydrology.
In general, open channels with concrete bottoms, bottom widths varying from 20 feet to 40
feet, 1:1 grouted rip-rap side slopes, and depths varying from 4 feet to 6 feet will be
adequate to convey the regulatory discharges. Potential channel cross-sections are
presented on Exhibit IV.D.9: Typical Channel Cross-Sections. Channel 5 is presented to
convey the flows discharging from the Silverbell West R-10 subdivision through the west
parcel. The use of stabilized side slopes will eliminate the existence of an erosion hazard
setback along these open channels.
The bank protection along the northeastern boundary constructed as Town of Marana
project number 2002-04 was constructed only to the height of the 10-year water surface
elevation. The height of this bank protection will be increased to contain the 500-year flow
as part of the development of this project. Until bank protection along the Santa Cruz River
is raised, construction of critical facilities within the 500’-500-year event building erosion
hazard setback will comply with Title 21 of the Town of Marana Land Development Code,
including section 21.05.07 – “Standards for Critical Facilities”. The existing bank protection
includes a full scour depth toe-down along this entire project and when raised to contain
the 500-year flow, will eliminate the Building Erosion Hazard Setback on the parcel for the
Santa Cruz River. Refer to Exhibit III.G.1: Post Development Hydrology for the limits of
this future bank protection modification.
It is anticipated that a new reinforced concrete box (RCB) culvert will be constructed
through the existing Santa Cruz River bank protection and below “The Loop” shared-use
path to convey flows to the Santa Cruz River. The approximate location of this culvert is
shown on Exhibit III.G.1: Post Development Hydrology.
Detention will not be required for this project based on the criteria presented in Section 2.3
of the Pima County Stormwater Detention/Retention Manual. The project discharges to a
channel immediately upstream of where that channel discharges to the Santa Cruz River,
Silverbell Gateway Specific Plan
Land Use Proposal III-63
a “major channel” as defined by the Pima County Stormwater Detention/Retention Manual.
A preliminary analysis of the applicable channel travel time and hydrograph rise times
indicates Criterion 2 of the Pima County Stormwater Detention/Retention Manual is
satisfied for this project.
Regardless of detention requirements, threshold retention will be required. In order to
satisfy this requirement, retention basins and/or underground retention basin systems will
be provided. The design and construction of this basin system shall meet the requirements
of the Pima County Stormwater Detention/Retention Manual, and any modifications
adopted by the Town of Marana.
Based on requirements of the Pima County Stormwater Detention/Retention Manual,
approximately 0.3 acre-feet of retention storage will be required for the west parcel and 3.2
acre-feet of retention storage will be required for the east parcel. Using a basin with a
maximum ponding depth of 3 feet, the total surface area of basins for both the west and
east parcels would be 1.2 acres (52,300 square feet). Since the CDP is conceptual in
nature, potential engineering features for retention cannot be identified at this time.
A stormwater pollution prevention plan (SWPP) submitted to the Town of Marana will be
required prior to the issuance of grading permits for the future development of the site.
4.Potential Drainage Impacts to Off-site Land Uses Upstream and
Downstream
Construction of the higher bank protection and RCB culvert through the Santa Cruz River
bank protection temporarily may prevent use of “The Loop” multi-use path adjacent to and
downstream of this project. Otherwise drainage from this project does not impact
downstream land uses and no change to this condition is proposed.
This project is bounded along its upstream limits by Silverbell Road and Ina Road.
Drainage improvements will ensure the adequate conveyance of off-site flows and thus not
impact the land uses of upstream properties.
5.Land Use Concept Plan Conformance with Area Plan, Basin Management
Plan, and Town Policies
The development associated with this Specific Plan will conform with applicable policies
related to drainage and floodplain management. Applicable policies include but are not
limited to those contained within the Town of Marana Land Development Code and the
Pima County Stormwater Detention/Retention Manual.
Note that construction of critical facilities, as defined within Title 21 of the Town of Marana
Land Development Code and including hospitals, nursing homes, assisted living homes,
etc., will be designed in accordance with section 21.05.07 of the Land Development Code.
“Critical facilities” will not be constructed within the FEMA Special Flood Hazard Area and
local regulatory floodplain. Prior to construction of bank protection to contain the 500-year
Silverbell Gateway Specific Plan
Land Use Proposal III-64
flow within the Santa Cruz River channel (proposed as part of this project) and the
construction of on-site drainage improvements to convey the 500-year flows, “critical
facilities” will also not be constructed within erosion hazard setbacks as delineated on
Exhibit II.D.2.
Silverbell Gateway Specific Plan
Land Use Proposal III-65
Exhibit III.G.1: Post Development Hydrology
Silverbell Gateway Specific Plan
Land Use Proposal III-66
H. Environmental Resources
1.Waters of the United States
The U.S. Army Corps of Engineers (Corps) has not been requested to make a
determination of the jurisdictional status of drainage features on the property, either
under Regulatory Guidance Letter (RGL) 08-02, in which the Corps determines only
which features have the potential to be waters of the U.S. (Waters) in a preliminary
jurisdictional determination (PJD), or with the use of a significant nexus analysis, in
which the Corps issues an approved jurisdictional determination (AJD) that identifies
the extent of Waters on the property over which the Corps claims jurisdiction. The
presence of potential Waters on the Silverbell Gateway property is evident, but the
extent of those features has not been mapped. Under an AJD, the Corps may
determine that only some, or even none, of these potential Waters are actual Waters
under their jurisdiction. A jurisdictional delineation will be submitted to the U.S. Army
Corps of Engineers at a later date.
2.Federally Endangered Species and Other Special Species
There are no federally endangered species or other special species present on the
project site.
3.Wildlife Corridor
A search of the AGFD HDMS identified the presence of 2 wildlife corridors within 3 miles
of the specific plan site; the Coyote – Ironwood – Tucson Linkage Design and the
Tucson - Tortolita – Santa Catalina Mountains Linkage Design. This link is depicted by
Beier et al. (2006) 2 as covering broad areas, without specific paths through the areas
defined. The Town of Marana HCP states that the Tucson – Tortolita corridor extends
from the western portion of Saguaro National Park to the Tortolita Fan to the east.
I. Landscape & Buffering
The overall landscape theme will reflect the best attributes of the Sonoran Desert and the site’s
surrounding environment. Native and desert-adapted plant material as well as regionally
appropriate hardscape materials will be used within the development area of the property.
Landscape buffers will reflect the desert plant palette and appearance of the native Sonoran
environment.
2 Beier, P., E. Garding, and D. Majka. 2006. Arizona Missing Linkages: Tucson – Tortolita – Santa Catalina Mountains Linkage Design.
Report to Arizona Game and Fish Department. School of Forestry, Northern Arizona University.
Silverbell Gateway Specific Plan
Land Use Proposal III-67
The Santa Cruz River runs along the property’s north and east sides. Riparian plant species
may be located along the north and east sides of the property to reflect the nature of the river
habitat.
The conservation of water will be an important priority with the landscape design. Water
harvesting techniques will be employed 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 lost to evaporation. The majority of plants within the landscape will be desert adapted
and low water use.
1.Native Plant Preservation
A Native Plant Preservation Plan (NPPP) shall be prepared in accordance with the
provisions set forth in the Town of Marana Land Development Code. The site layout
has been designed with concern for the site’s topography, hydrology, and the washes
running through the site.
J. Utilities
1.Water
As shown on Exhibit II.B.3.c: Existing Land Uses, there is a well located on-site near
the southeast corner of the property. The water supply for Silverbell Gateway site will
be provided by Tucson Water which has been designated by the state of Arizona
Department of Water Resources as having an assured water supply; therefore, water
supply is assured. A water service agreement, Exhibit III.J.1: Water Service Letter, is
required to establish service to the property. Off-site improvements to connect to the
existing system, well sites and storage tanks will need to be considered along with the
infrastructure to serve the proposed development.
Silverbell Gateway Specific Plan
Land Use Proposal III-68
Exhibit III.J.1: Water Service Letter
Silverbell Gateway Specific Plan
Land Use Proposal III-69
2.Wastewater
The plan is to be served by public sewer. The project site is tributary to the Ina Road /
Tres Rios Water Reclamation Facility, via the Continental Ranch Interceptor. Capacity
is currently available in the existing 8-inch gravity main sewer line, G-2004-170, under
Silverbell Road near the middle of the west boundary and downstream from manhole
#3271-13. In order to connect the portion of the site located on the northwest corner of
Ina and Silverbell, it is necessary to tie into either the 15-inch gravity main sewer (at
manhole #3271-05 or #3271-06) line, G-2004-170, adjacent to the west side of
Silverbell Road.
A Sewer Service Agreement will be needed prior to 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 Century Link will extend phone service to the site. Alternatively, the
site may use wireless communications that can be provided by any number of service
providers.
It is anticipated that natural gas service will be offered and provided in the development
of the property, but shall not be required. It is anticipated that service would be provided
by Southwest Gas.
Electricity, natural gas, telecommunications and cable services will be extended to the
project site at the time of development through agreements with individual utility
companies. The following utility companies currently serve this area:
4.Sanitation and Recycling Services
A number of private sanitation service providers may be contracted to serve the site
with comprehensive trash and waste removal, recycling and environmentally safe
waste management services.
Electricity: Tucson Electric Power
Natural Gas: Southwest Gas Corporation
Telephone: Century Link
Cable: Comcast
Silverbell Gateway Specific Plan
Land Use Proposal III-70
Exhibit III.J.2.a: Existing Sewer Facilities
Silverbell Gateway Specific Plan
Land Use Proposal III-71
Exhibit III.J.2.b: Wastewater Capacity Response
Silverbell Gateway Specific Plan
Land Use Proposal III-72
K. Public Services
1.Police Service
The project site will utilize the Town of Marana’s police service. The nearest Town of
Marana police station is the Town of Marana Police Headquarters located
approximately 10.3 miles northwest of the project site at 11555 West Civic Center Drive.
2.Schools
It is anticipated that this project will generate approximately 316 residential units if fully
developed at the target residential densities. Silverbell Gateway is located within the
Marana Unified School District (MUSD).
MUSD provided the following multipliers to use for student enrollment projections.
(MUSD multipliers do not distinguish between different housing projects):
Elementary: 0.25 students per home (0.25 x 316) = 79 students
Junior High & High School: 0.10 students per home (0.10 x 316) = 32 students
Given that on-site development will impact school capacity, the Master Developer has
agreed to a $1,200 voluntary donation per dwelling unit to help accommodate school
expansion efforts within the Marana Unified School District. The site will be served by
Marana High School, Marana Middle School and either Coyote Trail Elementary,
Rattlesnake Ridge Elementary, Twin Peaks Elementary or Thornydale Elementary.
There are no schools within one-mile of the project site. The nearest public school is
Coyote Trail Elementary School, located approximately 1.2 miles northwest of the site
at 8000 N. Silverbell Road. See Exhibit III.K.1: Recreation and Schools. The nearest
public middle and high schools are Tortolita Middle School, located approximately 2.6
miles from the project area at 4101 W. Hardy Road, and Mountain View High School
located approximately 3.5 miles to the northeast at 3901 W. Linda Vista Boulevard.
Table III.K.2: School Capacities & Enrollments
School School
Capacity
Current Enrollment
(2013-2014)
Marana High School 1900-2200 1864
Marana Middle School 1200 1150
Rattlesnake Ridge Elementary 800+ 660
Twin Peaks Elementary 800+ 510
Silverbell Gateway Specific Plan
Land Use Proposal III-73
3.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.
As depicted in Exhibit III.K.3: Fire Service, the nearest fire station (Northwest Fire
District Station #334) is located at 8165 N. Wade Road, approximately 1.6 miles
northwest of the project site.
Silverbell Gateway Specific Plan
Land Use Proposal III-74
Exhibit III.K.3: Fire Service
Silverbell Gateway Specific Plan
Land Use Proposal III-75
L. Recreation and Trails
1.Provision of Recreational Area
Per the Town of Marana Land Development Code requirements, residential projects
with a gross density greater than or equal to 3.0 residences per acre and containing 50
or more dwelling units shall provide an improved on-site recreation area, constructed at
the project developer’s expense. Since Silverbell Gateway will consist of both single-
and multi-family residential development at varying densities, the provision of both
active and passive recreation areas will be required. Silverbell Gateway intends to
provide recreational spaces to enhance the quality of life for its residents and provide
for a more aesthetically pleasing mixed-use environment.
Silverbell Gateway will offer outdoor recreational amenities with the option to provide
indoor recreation as well. Placement and design of outdoor park areas should create
visual focal points that encourage active recreational engagement and community
gathering. Larger and more prominent parks within Silverbell Gateway shall feature
many of the following amenities: ball fields and courts, children’s play structures,
community gathering spaces and rooms, picnic areas and bathrooms, whereas smaller,
more informal, park areas shall include at least 3 of the following open space amenities:
informal turf area, seating and shade, exercise equipment, desert landscaping, walks
and paths. At least one park within Silverbell Gateway must feature enhanced
recreational amenities such as a public swimming pool or splash pad.
2.Open Space Ownership
Preservation of natural open space, as well as maintenance of modified open space
(common area) within Silverbell Gateway, shall be the responsibility of the Master
Association and respective HOA’s and regulated by CC&R’s approved by the Town.
3.Off-Site Trail Access and Maintenance
Multiple pathway connections will facilitate pedestrian access throughout the site and
to existing trails and pathways in the area. Pedestrian connections to the Santa Cruz
River Park shared-use path (The Loop) will be an important component of development
within the project area, especially for projects situated along the eastern boundary. A
minimum of 3 connections to The Loop shared-use path will be required and are
encouraged every 1,000-feet to one-quarter mile along the length of the eastern
boundary. The Loop currently offers over 100 miles of shared-use paths and upon
completion will total 131 miles, providing a wide-ranging regional recreation, leisure and
multimodal transportation amenity to residents of Silverbell Gateway. It will eventually
be built on the east riverbank to complement the already existing paved shared-use
path on the west bank adjacent to the project. This portion of The Loop will also be
improved as part of the Juan Bautista De Anza National Historic Trail, which will extend
from the Arizona-Mexico border all the way to San Francisco, California.
Silverbell Gateway Specific Plan
Land Use Proposal III-76
A portion of the 5-mile Wild Horse Wash Trail (Pima Co. Trail #028) identified in the
Town of Marana Parks, Recreation, Trails and Open Space Master Plan is planned to
traverse the site east of the Yuma Mine Wash. The developer will be responsible for
installing a 10-foot wide decomposed granite trail with signage at both boundaries of
the trail. The trail must be built to Town of Marana specifications as described in the
Parks, Recreation, Trails and Open Space Master Plan. South of the site, the Wild
Horse Wash trail may eventually connect to 5 additional singletrack trails identified in
the Pima County Regional Trail System Master Plan, including Belmont Loop (Pima Co.
Trail #127), Belmont Rd (Pima Co. Trail #146), Yuma Mine Trail (Pima Co. #145), Gas
pipeline/Greasewood Loop (Pima Co. Trail #155) and Hardy Wash (Pima Co. Trail
#160). All other trails offered within Silverbell Gateway will either be paved or covered
with natural substrate and may include trail amenities such as handrails, seating, shade,
trash cans, lighting, etc.
M. Cultural, Archaeological and Historic Resources
The project site contains significant historic resources according to the Arizona State Museum
archaeological records search. Please see Exhibit: II.J.1: Archaeological Search Letter.
According to ASM, five historic properties, four of which are determined eligible for listing in the
National Register of Historic Places (NRHP) have been identified on the site. Due to the
presence of historically significant sites which have been identified in the area, the ASM
recommends that a qualified archaeologist be consulted in advance of any ground-disturbing
activities to mitigate potentially adverse effects to historically significant properties.
(Page revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Development Regulations III-77
Section IV. Development Regulations
Silverbell Gateway Specific Plan
Development Regulations IV-78
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the Silverbell
Gateway 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 the integration for a mixed-use community activity
center with employment, entertainment, regional shopping, and single-family and multi-family
residences. The regulations and standards shall apply to the Silverbell Gateway Specific Plan.
Land use designations (planning areas) within the Specific Plan shall be as follows:
•Development Area A
•Development Area B
•Development Area C
•Development Area D
The development regulations will govern and provide regulatory zoning provisions for the land
use density, intensities, and location criteria within the Silverbell Gateway Specific Plan. This
section includes standards related to base land use, property use, building setbacks, building
heights and lot coverage. The intent of these standards is 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 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, the building code, 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
Silverbell Gateway Specific Plan
Development Regulations IV-79
Planning Director to determine if said use is consistent with the intent of the designation
and compatible with other listed permitted uses.
3.Temporary Uses
Temporary uses conducted in connection with the development of the property shall be
permitted.
Such uses may include, but are not limited to:
•Construction/storage yards
•Temporary construction offices and trailers
•Fencing
•Construction roads
•Temporary model homes or temporary model home complex with parking
•Temporary sales office
•Seasonal retail sales
•Signage
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 regulation;
•Multi-story mixed-use buildings shall not exceed 50 percent of residential use on
the ground floor;
•The ground-floor of multi-story mixed-use buildings shall be built to commercial
specifications to allow any residential use to be converted to commercial without
significant modifications to the building; and
•For non-residential development fronting onto Ina and Silverbell Roads, the
project shall strive for a minimum of 10 percent non-retail employment generating
uses including but not limited to office, institutional and other employment
generating uses.
C. Development Standards
1.Development Area A
a.Permitted Uses:
•RESIDENTIAL USE GROUP:
o Assisted living centers/ nursing home/ adult daycare/ continuing care facility
o Churches, temples, and other places for religious services, subject to:
Silverbell Gateway Specific Plan
Development Regulations IV-80
➢ The minimum building setback is 50 feet unless adjacent to a non-
residential use, in which case, no setback is required.
➢ A minimum site area of 2 acres is required.
o Live/work units
➢ No more than 25 percent of the total building square footage on the lot
may be devoted to the work unit.
➢ One additional motor vehicle space is required per Live/Work unit in
addition to the residential requirement. Live/Work units shall be subject
to non-residential development standards.
o Multi-family residential
o Single-family residential (attached and detached)
• COMMERCIAL USE GROUP:
o Artist studios
o Banks and financial institutions, including drive-through and outdoor teller
facilities
➢ Limited to a maximum of three (3) drive-through service lanes, with one
(1) restricted drive through automated teller machine (ATM) service only.
o Corporate and regional headquarter facilities and offices
o Day care centers, subject to:
➢ The minimum lot size required for a child care center is 14,000 square
feet. There is no minimum for adult day care.
➢ The minimum setback for child care is 25 feet (applies to all subject
property lines). There is no setback required for adult day care.
o Educational facilities (private or public) including schools of business, language,
music, dance, and art (may require reasonable soundproofing) as well as
elementary and secondary schools, subject to:
➢ A minimum lot size of 5 acres.
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses. No setback is required adjacent to another non-residential use.
➢ The use of loudspeakers, amplifiers or similar equipment is not permitted
on the school site if located within 100 feet of a residential use.
o Hotel, motels and lodging facilities
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses, in which case, no setback is required.
o Medical, professional and general business offices
o Movie, television and radio studios/stations
o Park and ride lots
o Parking structures
o Plant nurseries, greenhouses and home and garden supplies
o Public service facilities (government, civic, utility)
▪ Commercial Retail –
o Apparel, furniture and appliance stores
o Art gallery
o Automotive supplies/ service stations, auto dealers and car wash
Silverbell Gateway Specific Plan
Development Regulations IV-81
o Bicycle shops
o Clinics: medical and dental
o Convenience Stores
➢ Must be part of a fuel dispensing facility
o Department stores
o Drug stores
o Florist shops
o Food and beverage kiosks/coffee shops
o Food stores, including delicatessens, candy stores, and dairy product sales
o Fuel dispensing facilities
o Furniture stores
o General merchandise sales
o Hardware stores
o Home improvement centers
o Office equipment sales and service
o Package liquor stores
o Pet and pet supply stores
o Regional shopping malls
o Restaurants, cafes including carry-out establishments, drive-through facilities,
and other similar uses
o Seasonal outdoor sales, including farmer’s markets and similar uses
➢ Activities may be conducted outdoors if developed adjacent to non-
residential uses.
o Showroom catalog stores
o Stationery stores
o Super drug stores (over 10,000 square feet)
o Supermarkets and grocery stores
o Theaters, not including drive-ins
o Variety stores
o Vehicle rentals
o Warehouse outlets
▪ Personal Services –
o Barber and beauty shops
o Blueprinting and photocopying
o Business research office related to the administration and operation of a
permitted light industrial use
o Carpet and rug cleaning
o Clothes cleaning, pressing, and tailoring shops
o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses
o Day spas
o Financial – accounting, auditing, bookkeeping, tax consultation, etc.
o Laundromats
o Massage therapy establishments
o Newspaper publishing
o Printing, lithographing, publishing
Silverbell Gateway Specific Plan
Development Regulations IV-82
o Repair shops for appliances, bicycles, shoes, etc.
• LIGHT INDUSTRIAL USE GROUP:
o Blacksmith shop
o Carpentry, upholstery & furniture repair
o Light industrial (manufacturing/ technical/ assembly), subject to:
➢ All manufacturing activities shall be located entirely within a building or on
the lot, which is enclosed on all sides by a solid wall or fence a minimum
of 6 feet in height.
➢ No outdoor storage areas shall be stacked or stored to exceed the height
of the screen wall within 50 feet of a residential use.
➢ Outdoor display of finished products is permitted in an area limited to
10,000 square feet.
o Wireless communication facilities
➢ As stated in Title 23 of the Land Development Code, a wireless
communication facility is a permitted use, and shall not require a
conditional use permit in any zoning district, provided that all the
requirements in Title 23.04.01 are complied with in their entirety.
o Wholesaling and warehousing
➢ The minimum building setback is 50 feet unless adjacent to non-
residential uses, in which case, no setback is required.
• RECREATIONAL AND CULTURAL USE GROUP:
o Commercial recreation and athletic facilities
o Conference and convention centers
o Cultural and education services
o Health fitness centers and dance studios
o Indoor recreation
o Museum
o Parks and outdoor recreation facilities
o Other recreational type uses and facilities
o Such other comparable uses as determined by the Planning Administrator
b. Accessory Uses- the following accessory uses shall be permitted in conjunction with
all permitted residential uses; accessory uses not listed below, but contained in the
residential zoning designations in Title 5 of the Land Development Code are also
allowed:
o Community center
o Community identification elements (gateway and community monumentation
signage that conveys information about a region, community or local entity)
o Detached accessory structures, such as tool sheds, patios and cabanas,
noncommercial hobby shops, children's playhouses, etc.
o Detached garages
Silverbell Gateway Specific Plan
Development Regulations IV-83
o Garage, carport or enclosed storage
o Home occupations, with an approved Home Occupation Permit
o Recreation buildings which are part of a multi-family development
o Sports courts
o Spas and related structures
o Workshops and studios
c.Conditional Uses:
o Feed store
o Foster and group homes
o Research and development
o Self-storage (limit of one), subject to:
➢ All storage shall be within enclosed buildings.
➢ All walls or doors visible from adjacent streets and residential properties
shall be surfaced with a non-reflective material.
➢ The facility’s exterior façade visible from adjoining residential properties
or street frontage shall be earth tone in color and of masonry, stucco or
similar materials.
➢ Maximum site area: 3 acres
➢ Maximum individual unit size: 300 square feet of floor area.
o Veterinary clinic
d.Prohibited Uses:
o Contractor's yard
o Heavy equipment sales or lease
o Heavy industrial uses
o The following manufacturing uses:
➢ Abrasives
➢ Carbon black and lamp plant
➢ Chemical plant
➢ Soaps and by-products using animal fat
➢ Fertilizers of all types
➢ Glue and sizing manufacturing plant
➢ Graphite manufacturing plant
➢ Gypsum and other forms of plaster base manufacturing
➢ Flammable Insulation manufacturing
➢ Metals extraction and smelting
➢ Paraffin manufacturing
➢ Petroleum and petroleum products
➢ Tannery
➢ Turpentine manufacturing
➢ Wax and wax products
➢ Other similar uses as determined by the Planning Administrator
Silverbell Gateway Specific Plan
Development Regulations IV-84
o The following processing uses:
➢ Animal by-products processing
➢ Auto salvage yards
➢ Dog and cat food processing
➢ Fertilizers of all types
➢ Rubber reclaiming or processing
➢ Tar or asphalt roofing processing
➢ Other similar uses as determined by the Planning Administrator
2.Development Area B
a.Permitted Uses:
•RESIDENTIAL USE GROUP:
o Assisted living centers/ nursing home/ adult daycare/ continuing care facility
o Churches, temples, and other places for religious services, subject to:
➢ The minimum building setback is 50 feet unless adjacent to a non-
residential use, in which case, no setback is required.
➢ A minimum site area of 2 acres is required.
o Live/work units
➢ No more than 25 percent of the total building square footage on the lot
may be devoted to the work unit.
➢ One additional motor vehicle space is required per Live/Work unit in
addition to the residential requirement. Live/Work units shall be subject
to non-residential development standards.
o Multi-family residential
o Single-family residential (attached and detached)
➢ Note: lots for single-family residential detached housing in Development
Area B shall not exceed 3,500 square feet.
•COMMERCIAL USE GROUP:
o Artist studios
o Banks and financial institutions, including drive-through and outdoor teller
facilities
➢ Limited to a maximum of three (3) drive-through service lanes, with one
(1) restricted drive through automated teller machine (ATM) service only.
o Corporate and regional headquarter facilities and offices
o Day care centers, subject to:
➢ The minimum lot size required for a child care center is 14,000 square
feet. There is no minimum for adult day care.
➢ The minimum setback for child care is 25 feet (applies to all subject
property lines). There is no setback required for adult day care.
o Educational facilities (private or public) including schools of business, language,
music, dance, and art (may require reasonable soundproofing) as well as
elementary and secondary schools, subject to:
➢ A minimum lot size of 5 acres.
Silverbell Gateway Specific Plan
Development Regulations IV-85
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses. No setback is required adjacent to another non-residential use.
➢ The use of loudspeakers, amplifiers or similar equipment is not permitted
on the school site if located within 100 feet of a residential use.
o Hotel, motels and lodging facilities
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses, in which case, no setback is required.
o Medical, professional and general business offices
o Movie, television and radio studios/stations
o Park and ride lots
o Parking structures
o Plant nurseries, greenhouses and home and garden supplies
o Public service facilities (government, civic, utility)
▪ Commercial Retail –
o Apparel, furniture and appliance stores
o Art gallery
o Automotive supplies/ service stations, auto dealers and car wash
o Bicycle shops
o Clinics: medical and dental
o Convenience Stores
➢ Must be part of a fuel dispensing facility
o Department stores
o Drug stores
o Florist shops
o Food and beverage kiosks/coffee shops
o Food stores, including delicatessens, candy stores, and dairy product sales
o Fuel dispensing facilities
o Furniture stores
o General merchandise sales
o Hardware stores
o Home improvement centers
o Office equipment sales and service
o Package liquor stores
o Pet and pet supply stores
o Regional shopping malls
o Restaurants, cafes including carry-out establishments, drive-through facilities,
and other similar uses
o Seasonal outdoor sales, including farmer’s markets and similar uses
➢ Activities may be conducted outdoors if developed adjacent to non-
residential uses.
o Showroom catalog stores
o Stationery stores
o Super drug stores (over 10,000 square feet)
o Supermarkets and grocery stores
o Theaters, not including drive-ins
Silverbell Gateway Specific Plan
Development Regulations IV-86
o Variety stores
o Vehicle rentals
o Warehouse outlets
▪ Personal Services –
o Barber and beauty shops
o Blueprinting and photocopying
o Business research office related to the administration and operation of a
permitted light industrial use
o Carpet and rug cleaning
o Clothes cleaning, pressing, and tailoring shops
o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses
o Day spas
o Financial – accounting, auditing, bookkeeping, tax consultation, etc.
o Laundromats
o Massage therapy establishments
o Newspaper publishing
o Printing, lithographing, publishing
o Repair shops for appliances, bicycles, shoes, etc.
• LIGHT INDUSTRIAL USE GROUP:
o Blacksmith shop
o Carpentry, upholstery & furniture repair
o Light industrial (manufacturing/ technical/ assembly), subject to:
➢ All manufacturing activities shall be located entirely within a building or on
the lot, which is enclosed on all sides by a solid wall or fence a minimum
of 6 feet in height.
➢ No outdoor storage areas shall be stacked or stored to exceed the height
of the screen wall within 50 feet of a residential use.
➢ Outdoor display of finished products is permitted in an area limited to
10,000 square feet.
o Wireless communication facilities
➢ As stated in Title 23 of the Land Development Code, a wireless
communication facility is a permitted use, and shall not require a
conditional use permit in any zoning district, provided that all the
requirements in Title 23.04.01 are complied with in their entirety.
o Wholesaling and warehousing
➢ The minimum building setback is 50 feet unless adjacent to non-
residential uses, in which case, no setback is required.
• RECREATIONAL AND CULTURAL USE GROUP:
o Commercial recreation and athletic facilities
o Conference and convention centers
o Cultural and education services
o Health fitness centers and dance studios
o Indoor recreation
Silverbell Gateway Specific Plan
Development Regulations IV-87
o Museum
o Parks and outdoor recreation facilities
o Other recreational type uses and facilities
o Such other comparable uses as determined by the Planning Administrator
b.Accessory Uses- the following accessory uses shall be permitted in conjunction with all
permitted residential uses; accessory uses not listed below, but contained in the residential
zoning designations in Title 5 of the Land Development Code are also allowed:
o Community center
o Community identification elements (gateway and community monumentation
signage that conveys information about a region, community or local entity)
o Detached accessory structures, such as tool sheds, patios and cabanas,
noncommercial hobby shops, children's playhouses, etc.
o Detached garages
o Garage, carport or enclosed storage
o Home occupations, with an approved Home Occupation Permit
o Recreation buildings which are part of a multi-family development
o Sports courts
o Spas and related structures
o Workshops and studios
c.Conditional Uses:
o Feed store
o Foster and group homes
o Research and development
o Self-storage (limit of one), subject to:
➢ All storage shall be within enclosed buildings.
➢ All walls or doors visible from adjacent streets and residential properties
shall be surfaced with a non-reflective material.
➢ The facility’s exterior façade visible from adjoining residential properties
or street frontage shall be earth tone in color and of masonry, stucco or
similar materials.
➢ Maximum site area: 3 acres
➢ Maximum individual unit size: 300 square feet of floor area.
o Veterinary clinic
o The request for additional building height above the 75’ limit in the 100’ Building
Height Zone will be subject to a conditional use permit and shall require
approval of the Marana Town Council.
Silverbell Gateway Specific Plan
Development Regulations IV-88
d. Prohibited Uses:
o Contractor's yard
o Heavy equipment sales or lease
o Heavy industrial uses
o The following manufacturing uses:
➢ Abrasives
➢ Carbon black and lamp plant
➢ Chemical plant
➢ Soaps and by-products using animal fat
➢ Fertilizers of all types
➢ Glue and sizing manufacturing plant
➢ Graphite manufacturing plant
➢ Gypsum and other forms of plaster base manufacturing
➢ Flammable Insulation manufacturing
➢ Metals extraction and smelting
➢ Paraffin manufacturing
➢ Petroleum and petroleum products
➢ Tannery
➢ Turpentine manufacturing
➢ Wax and wax products
➢ Other similar uses as determined by the Planning Administrator
o The following processing uses:
➢ Animal by-products processing
➢ Auto salvage yards
➢ Dog and cat food processing
➢ Fertilizers of all types
➢ Rubber reclaiming or processing
➢ Tar or asphalt roofing processing
➢ Other similar uses as determined by the Planning Administrator
3. Development Area C
a. Permitted Uses:
• RESIDENTIAL USE GROUP:
o Assisted living centers/ nursing home/ adult daycare/ continuing care facility
o Churches, temples, and other places for religious services, subject to:
➢ The minimum building setback is 50 feet unless adjacent to a non-
residential use, in which case, no setback is required.
➢ A minimum site area of 2 acres is required.
o Live/work units
➢ No more than 25 percent of the total building square footage on the lot
may be devoted to the work unit.
Silverbell Gateway Specific Plan
Development Regulations IV-89
➢ One additional motor vehicle space is required per Live/Work unit in
addition to the residential requirement. Live/Work units shall be subject
to non-residential development standards.
o Multi-family residential
o Single-family residential (attached)
• COMMERCIAL USE GROUP:
o Artist studios
o Banks and financial institutions, including drive-through and outdoor teller
facilities
➢ Limited to a maximum of three (3) drive-through service lanes, with one
(1) restricted drive through automated teller machine (ATM) service only.
o Corporate and regional headquarter facilities and offices
o Day care centers, subject to:
➢ The minimum lot size required for a child care center is 14,000 square
feet. There is no minimum for adult day care.
➢ The minimum setback for child care is 25 feet (applies to all subject
property lines). There is no setback required for adult day care.
o Educational facilities (private or public) including schools of business, language,
music, dance, and art (may require reasonable soundproofing) as well as
elementary and secondary schools, subject to:
➢ A minimum lot size of 5 acres.
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses. No setback is required adjacent to another non-residential use.
➢ The use of loudspeakers, amplifiers or similar equipment is not permitted
on the school site if located within 100 feet of a residential use.
o Hotel, motels and lodging facilities
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses, in which case, no setback is required.
o Medical, professional and general business offices
o Movie, television and radio studios/stations
o Park and ride lots
o Parking structures
o Plant nurseries, greenhouses and home and garden supplies
o Public service facilities (government, civic, utility)
▪ Commercial Retail –
o Apparel, furniture and appliance stores
o Art gallery
o Automotive supplies/ service stations, auto dealers and car wash
o Bicycle shops
o Clinics: medical and dental
o Convenience Stores
➢ Must be part of a fuel dispensing facility
o Department stores
o Drug stores
Silverbell Gateway Specific Plan
Development Regulations IV-90
o Florist shops
o Food and beverage kiosks/coffee shops
o Food stores, including delicatessens, candy stores, and dairy product sales
o Fuel dispensing facilities
o Furniture stores
o General merchandise sales
o Hardware stores
o Home improvement centers
o Office equipment sales and service
o Package liquor stores
o Pet and pet supply stores
o Regional shopping malls
o Restaurants, cafes including carry-out establishments, drive-through facilities,
and other similar uses
o Seasonal outdoor sales, including farmer’s markets and similar uses
➢ Activities may be conducted outdoors if developed adjacent to non-
residential uses.
o Showroom catalog stores
o Stationery stores
o Super drug stores (over 10,000 square feet)
o Supermarkets and grocery stores
o Theaters, not including drive-ins
o Variety stores
o Vehicle rentals
o Warehouse outlets
▪ Personal Services –
o Barber and beauty shops
o Blueprinting and photocopying
o Business research office related to the administration and operation of a
permitted light industrial use
o Carpet and rug cleaning
o Clothes cleaning, pressing, and tailoring shops
o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses
o Day spas
o Financial – accounting, auditing, bookkeeping, tax consultation, etc.
o Laundromats
o Massage therapy establishments
o Newspaper publishing
o Printing, lithographing, publishing
o Repair shops for appliances, bicycles, shoes, etc.
• LIGHT INDUSTRIAL USE GROUP:
o Blacksmith shop
o Carpentry, upholstery & furniture repair
o Light industrial (manufacturing/ technical/ assembly), subject to:
Silverbell Gateway Specific Plan
Development Regulations IV-91
➢ All manufacturing activities shall be located entirely within a building or on
the lot, which is enclosed on all sides by a solid wall or fence a minimum
of 6 feet in height.
➢ No outdoor storage areas shall be stacked or stored to exceed the height
of the screen wall within 50 feet of a residential use.
➢ Outdoor display of finished products is permitted in an area limited to
10,000 square feet.
o Wireless communication facilities
➢ As stated in Title 23 of the Land Development Code, a wireless
communication facility is a permitted use, and shall not require a
conditional use permit in any zoning district, provided that all the
requirements in Title 23.04.01 are complied with in their entirety.
o Wholesaling and warehousing
➢ The minimum building setback is 50 feet unless adjacent to non-
residential uses, in which case, no setback is required.
• RECREATIONAL AND CULTURAL USE GROUP:
o Commercial recreation and athletic facilities
o Conference and convention centers
o Cultural and education services
o Health fitness centers and dance studios
o Indoor recreation
o Museum
o Parks and outdoor recreation facilities
o Other recreational type uses and facilities
o Such other comparable uses as determined by the Planning Administrator
b. Accessory Uses- the following accessory uses shall be permitted in conjunction with all
permitted residential uses; accessory uses not listed below, but contained in the residential
zoning designations in Title 5 of the Land Development Code are also allowed:
o Community center
o Community identification elements (gateway and community monumentation
signage that conveys information about a region, community or local entity)
o Detached accessory structures, such as tool sheds, patios and cabanas,
noncommercial hobby shops, children's playhouses, etc.
o Detached garages
o Garage, carport or enclosed storage
o Home occupations, with an approved Home Occupation Permit
o Recreation buildings which are part of a multi-family development
o Sports courts
o Spas and related structures
o Workshops and studios
Silverbell Gateway Specific Plan
Development Regulations IV-92
c.Conditional Uses:
o Feed store
o Foster and group homes
o Research and development
o Self-storage (limit of one), subject to:
➢ All storage shall be within enclosed buildings.
➢ All walls or doors visible from adjacent streets and residential properties
shall be surfaced with a non-reflective material.
➢ The facility’s exterior façade visible from adjoining residential properties
or street frontage shall be earth tone in color and of masonry, stucco or
similar materials.
➢ Maximum site area: 3 acres
➢ Maximum individual unit size: 300 square feet of floor area.
o Veterinary clinic
o The request for additional building height above the 75’ limit in the 100’ Building
Height Zone will be subject to a conditional use permit and shall require
approval of the Marana Town Council.
d.Prohibited Uses:
o Contractor's yard
o Heavy equipment sales or lease
o Heavy industrial uses
o The following manufacturing uses:
➢ Abrasives
➢ Carbon black and lamp plant
➢ Chemical plant
➢ Soaps and by-products using animal fat
➢ Fertilizers of all types
➢ Glue and sizing manufacturing plant
➢ Graphite manufacturing plant
➢ Gypsum and other forms of plaster base manufacturing
➢ Flammable Insulation manufacturing
➢ Metals extraction and smelting
➢ Paraffin manufacturing
➢ Petroleum and petroleum products
➢ Tannery
➢ Turpentine manufacturing
➢ Wax and wax products
➢ Other similar uses as determined by the Planning Administrator
o The following processing uses:
➢ Animal by-products processing
➢ Auto salvage yards
Silverbell Gateway Specific Plan
Development Regulations IV-93
➢ Dog and cat food processing
➢ Fertilizers of all types
➢ Rubber reclaiming or processing
➢ Tar or asphalt roofing processing
➢ Other similar uses as determined by the Planning Administrator
4.Development Area D
a.Permitted Uses:
•RESIDENTIAL USE GROUP:
o Assisted living centers/ nursing home/ adult daycare/ continuing care facility
o Churches, temples, and other places for religious services, subject to:
➢ The minimum building setback is 50 feet unless adjacent to a non-
residential use, in which case, no setback is required.
➢ A minimum site area of 2 acres is required.
o Live/work units
➢ No more than 25 percent of the total building square footage on the lot
may be devoted to the work unit.
➢ One additional motor vehicle space is required per Live/Work unit in
addition to the residential requirement. Live/Work units shall be subject
to non-residential development standards.
o Multi-family residential
o Single-family residential (attached and detached)
•COMMERCIAL USE GROUP:
o Artist studios
o Banks and financial institutions, including drive-through and outdoor teller
facilities
➢ Limited to a maximum of three (3) drive-through service lanes, with one
(1) restricted drive through automated teller machine (ATM) service only.
o Corporate and regional headquarter facilities and offices
o Day care centers, subject to:
➢ The minimum lot size required for a child care center is 14,000 square
feet. There is no minimum for adult day care.
➢ The minimum setback for child care is 25 feet (applies to all subject
property lines). There is no setback required for adult day care.
o Educational facilities (private or public) including schools of business, language,
music, dance, and art (may require reasonable soundproofing) as well as
elementary and secondary schools, subject to:
➢ A minimum lot size of 5 acres.
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses. No setback is required adjacent to another non-residential use.
➢ The use of loudspeakers, amplifiers or similar equipment is not permitted
on the school site if located within 100 feet of a residential use.
Silverbell Gateway Specific Plan
Development Regulations IV-94
o Hotel, motels and lodging facilities
➢ The minimum setback shall be 25 feet unless adjacent to non-residential
uses, in which case, no setback is required.
o Medical, professional and general business offices
o Movie, television and radio studios/stations
o Park and ride lots
o Parking structures
o Plant nurseries, greenhouses and home and garden supplies
o Public service facilities (government, civic, utility)
▪Commercial Retail –
o Apparel, furniture and appliance stores
o Art gallery
o Automotive supplies/ service stations, auto dealers and car wash
o Bicycle shops
o Clinics: medical and dental
o Department stores
o Drug stores
o Florist shops
o Food and beverage kiosks/coffee shops
o Food stores, including delicatessens, candy stores, and dairy product sales
o Furniture stores
o General merchandise sales
o Hardware stores
o Home improvement centers
o Office equipment sales and service
o Package liquor stores
o Pet and pet supply stores
o Regional shopping malls
o Restaurants, cafes including carry-out establishments, drive-through facilities,
and other similar uses
o Seasonal outdoor sales, including farmer’s markets and similar uses
➢ Activities may be conducted outdoors if developed adjacent to non-
residential uses.
o Showroom catalog stores
o Stationery stores
o Super drug stores (over 10,000 square feet)
o Supermarkets and grocery stores
o Theaters, not including drive-ins
o Variety stores
o Vehicle rentals
o Warehouse outlets
▪Personal Services –
o Barber and beauty shops
Silverbell Gateway Specific Plan
Development Regulations IV-95
o Blueprinting and photocopying
o Business research office related to the administration and operation of a
permitted light industrial use
o Carpet and rug cleaning
o Clothes cleaning, pressing, and tailoring shops
o Clubs, health, fitness, sporting, lodge, fraternal organization and similar uses
o Day spas
o Financial – accounting, auditing, bookkeeping, tax consultation, etc.
o Laundromats
o Massage therapy establishments
o Newspaper publishing
o Printing, lithographing, publishing
o Repair shops for appliances, bicycles, shoes, etc.
•RECREATIONAL AND CULTURAL USE GROUP:
o Commercial recreation and athletic facilities
o Conference and convention centers
o Cultural and education services
o Health fitness centers and dance studios
o Indoor recreation
o Museum
o Parks and outdoor recreation facilities
o Other recreational type uses and facilities
o Such other comparable uses as determined by the Planning Administrator
b.Accessory Uses- the following accessory uses shall be permitted in conjunction with all
permitted residential uses; accessory uses not listed below, but contained in the residential
zoning designations in Title 5 of the Land Development Code are also allowed:
•Community center
•Community identification elements
•Detached accessory structures, such as tool sheds, patios and cabanas,
noncommercial hobby shops, children's playhouses, etc.
•Detached garages
•Garage, carport or enclosed storage
•Home occupations, with an approved Home Occupation Permit
•Recreation buildings which are part of a multi-family development
•Sports courts
•Spas and related structures
•Workshops and studios
c.Conditional Uses:
o Feed store
Silverbell Gateway Specific Plan
Development Regulations IV-96
o Foster and group homes
o Research and development
o Self-storage (limit of one), subject to:
➢ All storage shall be within enclosed buildings.
➢ All walls or doors visible from adjacent streets and residential properties
shall be surfaced with a non-reflective material.
➢ The facility’s exterior façade visible from adjoining residential properties
or street frontage shall be earth tone in color and of masonry, stucco or
similar materials.
➢ Maximum site area: 3 acres
➢ Maximum individual unit size: 300 square feet of floor area.
o Veterinary clinic
d.Prohibited Uses:
•Car Wash
•Contractor's yard
•Convenience Store
•Heavy equipment sales or lease
•Heavy Industrial Uses
•Light Industrial
•Manufacturing
•Regional shopping malls
•The following processing uses:
o Animal by-products processing
o Auto salvage yards
o Carpet and rug cleaning
o Cleaning and dyeing
o Dog and cat food processing
o Fertilizers of all types
o Laundry
o Rubber reclaiming or processing
o Tar or asphalt roofing processing
o Other similar uses as determined by the Planning Administrator
Silverbell Gateway Specific Plan
Development Regulations IV-97
5.General Development Standards
Development within Silverbell Gateway shall be subject to the following development standards:
Table IV.C.3.a: Single Family and Multi Family Residential Development Standards
Development
Areas A B C D
Land Use
Category
Detached
(SFR)
Attached Multi-
Family
Detached
(SFR)
Attached Multi-
Family
Attached Multi-Family Detached
(SFR)
Attached Multi-Family
Maximum
Gross Density
12 RAC 18 RAC 30 RAC 12 RAC 18 RAC 30 RAC 18 RAC 30 RAC 7 RAC 18 RAC 30 RAC
Minimum Area
per dwelling
unit (square
feet)
3,500 None None 3,500
(maximum)
None None None None 7,000 None None
Maximum
Building
Height (feet)
40* 40 55 40* 40**
(75 with
mixed use)
55**
(75 with
mixed use)
40**
(75 with
mixed-use)
55**
(75 with
mixed-use)
40* 40 40
Maximum Lot
Coverage (%)
75 85 85 75 85 85 85 55 (unless
parking is
within a
structure,
then 75%)
75 85 85
Minimum Lot
Width (feet)
Per Land Development Code
Minimum Lot
Depth (feet)
Per Land Development Code
*Per Town of Marana Land Development Code Title 8: Residential Design Standards, no more than 50% can be 2-story
**100’ building height allowed by conditional use permit in the 100’ Building Height Zone shall require approval of the Marana Town Council.
See Exhibit III.E.1: Conceptual Development Plan.
Silverbell Gateway Specific Plan
Development Regulations IV-98
Table IV.C.3.a: Single Family and Multi Family Residential Development Standards (cont’d)
Development
Areas A B C D
Land Use
Category
Detached
(SFR)
Attached Multi-Family Detached
(SFR)
Attached Multi-Family Attached Multi-Family Detached
(SFR)
Attached Multi-Family
Minimum Perimeter Setbacks (Feet)
Adjacent to
Same or Less
Intense
Designation or
Use
0 0 0 0 0 0 0 0 0 0 0
Adjacent to
More Intense
Designation or
Land Use
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
10 or 1½ times
the Building
Height,
whichever is
greater
Arterial
Roadway
Setbacks
15 15 15 15 15 15 15 15 15 15 15
Interior
Roadway
Setbacks
0 0 0 0 0 0 0 0 0 0 0
Minimum
Building
Separation
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Per Building
Code
Requirements
Parking
Requirements
See Section IV.C.6: Parking Regulations and Town of Marana Land Development Code
**100’ building height allowed by conditional use permit in the 100’ Building Height Zone shall require approval of the Marana Town Council.
See Exhibit III.E.1: Conceptual Development Plan.
Silverbell Gateway Specific Plan
Development Regulations IV-99
Table IV.C.3.b: Non-residential Development Standards
Development Areas A, B and C D
Land Use Category Light Industrial, Commercial, Retail, Office Commercial, Retail, Office
Maximum Building Height (feet) 75** 40
Maximum Lot Coverage (%) 70 unless parking is within a structure, then 85 70, excluding parking lots
Minimum Lot Width (feet) None Required
Minimum Lot Depth (feet) None Required
Arterial Roadway Setbacks (feet) 15 15
Internal Roadway Setbacks (feet) 0 0
Minimum Perimeter Building Setbacks (Feet)
Adjacent to Same or More Intense Designation or
Use*
0 0
Adjacent to Less Intense Designation or Use* 10 or 1½ times the Building Height (whichever
is greater)
10 or 1½ times the Building Height
(whichever is greater)
Minimum Building Separation Per building code requirements Per building code requirements
Parking Requirements See Section IV.C.6: Parking Regulations and Town of Marana Land Development Code
**100’ building height allowed by conditional use permit in the 100’ Building Height Zone shall require approval of the Marana Town Council.
See Exhibit III.E.1: Conceptual Development Plan.
Silverbell Gateway Specific Plan
Development Regulations IV-100
•Note: These residential and commercial uses will need to comply with the design guidelines
from the Town of Marana Land Development Code.
•For purposes of perimeter setbacks, the land uses allowed within Silverbell Gateway are
listed below within generalized categories in order of most to least intense.
o Light Industrial
o Retail/ Commercial/ Office
o Multi-Family Residential
o Single-Family Residential Attached
o Single-Family Residential Detached
6.Landscape Buffering and Screening Standards
Land use transitions are required to ensure that the surrounding land uses and permitted
residential uses adjacent to permitted non-residential uses are buffered appropriately
throughout the development. The proposal is to enhance landscaping and screening walls
between these uses. The following is a list of general guidelines for land use transitions.
•Where a parcel abuts developed open space, there shall be no bufferyard requirements.
•Where a parcel abuts a public street, the minimum landscape buffer shall be 10-feet wide
with a minimum 5-foot high decorative masonry wall except for attached residential.
Commercial and employment uses along Ina and Silverbell Road as well as internal project
roads shall not be required to provide a wall. All or part of the buffer may be within the right-
of-way subject to Silverbell Gateway Design Review Committee (SGDRC) approval.
•Bufferyards may be used for passive recreation, and may include recreational trail, seating
and public art. All buffer requirements, including required plants and screening shall be
met.
•Refuse areas and loading areas shall be screened from adjoining properties and public
right-of-way in accordance with Town of Marana Land Development Code standards or as
otherwise specified within this Specific Plan.
•The perimeter of all commercial parking lots shall be screened in accordance with the
Commercial Design Standards of the Town of Marana Land development Code.
7.General Landscape Program
A landscape-planting theme will be established, creating a community framework for all
common and public areas. The intent of this landscape theme is 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. Required landscaping quantities will be in
accordance with Title 17 of the Land Development Code. Impacts shall be mitigated using
these standards to ensure that:
•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;
Silverbell Gateway Specific Plan
Development Regulations IV-101
•A variety of plant materials shall be incorporated, including native, 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. Use of
turf is prohibited except within park areas. 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;
•Landscape plans shall be coordinated with above- and below-ground utilities to avoid
conflicts at the time of installation;
•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 HOA and regulated by CC&R’s approved by
the Town of Marana.
8.Parking Regulations
Unless contained herein, the Town of Marana Land Development Code parking standards
shall govern except for the following:
•Parking shall be shared when multi-use development occurs on a single site. For each
separate use or business or ground floor commercial use in a vertical mixed-use building,
a percent reduction defined in a traffic study and added to a parking covenant is allowed.
•Parking shall be shared on two separate properties provided that no shared parking space
is greater than 1,200 feet from the entrance of either use and that legal and physical access
is provided.
•Along the Ina and Silverbell Road frontages, no more than 40% of the required parking may
be located along the front and sides of the proposed building(s).
•Individual Parking Reduction Plan (IPRP): The Planning Director may approve a
modification to the number of required motor vehicle parking spaces on new and existing
sites through an IPRP.
Silverbell Gateway Specific Plan
Development Regulations IV-102
o Applicability
The provisions of the IPRP apply to:
➢ Proposed development and redevelopment of a site;
➢ Changes of use in existing development; and,
➢ Any expansion of an existing use or any addition of a change of use to an
existing development.
o Permitted Uses and Types of Development
A proposal must include one or more of the following uses or types of development:
➢ Combined residential and non-residential development in a single structure
or unified development;
➢ Projects within 1,320 feet (1/4 mile) of a transit stop or public parking facility;
➢ Religious uses where the parking plan will accommodate weekend and
evening use;
➢ Residential care services or housing developments for the elderly or
individuals with physical disabilities;
➢ A project that can accommodate shared parking arrangements for uses with
alternate hours of operation and peak-use times.
➢ The parking area of any existing development may continue to be used in its
current configuration except where a public safety hazard exists, may be
created or adjustments in parking space dimensions are required.
➢ Exception. Restaurants and bars (Food Service and Alcoholic Beverage
Service uses) are not eligible to request an IPRP unless the restaurant or bar
is within a multiple or mixed-use development and the applicant provides
evidence that motor vehicle parking is provided at one space per 100 square
feet gross floor area and outdoor seating area for restaurants and one space
per 50 square feet gross floor area for bars during peak use times.
o Individual Parking Reduction Plan Requirements
An IPRP must include the following information:
➢ Preparation by a traffic engineer or similar transportation professional;
➢ Number of required and proposed parking spaces. Indicate the data source
(i.e. traffic study, parking plan, ITE trip generation manual, Land Development
Code, etc.) used in establishing the number of proposed parking spaces;
➢ Location of parking spaces, including accessible parking spaces;
➢ Existing and proposed site conditions and uses, including any available on-
street parking;
➢ Site access and traffic circulation patterns;
➢ Location and distance from the project site to existing residential
neighborhoods;
➢ Availability, location, and distance to alternate modes of transportation;
➢ Hours of operation and peak use time(s) of each use;
Silverbell Gateway Specific Plan
Development Regulations IV-103
➢ Evidence that all required parking for the proposed uses will either be on-site
or at an approved off-site parking location;
➢ Existing and proposed shared parking agreements, when applicable. The
shared parking agreement must be prepared in a manner acceptable to the
Planning Director;
➢ For projects within 300 feet of a residential or more restrictive zone, the IPRP
project must address how the proposal will not cause a safety hazard, noise,
or parking impacts on an adjacent existing neighborhood. The IPRP shall
include the following:
1)Methods to avoid potential increases in noise and light intrusion;
2)Methods to deter vehicular access into adjacent residential
neighborhoods using signage or other means; and
3)Methods to prevent drive-through traffic or habitual parking within
adjacent residential neighborhoods or commercial development.
➢ Any other information deemed appropriate by the Planning Director including
a traffic study.
o Findings for Approval
The Planning Director may approve an IPRP if all of the following criteria are met in the
IPRP and documented in findings:
➢ The zone permits the proposed use(s);
➢ All parking is provided on-site or at an off-site location in accordance with the
dimensional standards contained in the Town of Marana Land Development
Code, Title 22 Off-Street Parking and Loading requirements;
➢ For multiple or mixed use projects, the site can accommodate shared parking
arrangements for uses with alternate hours of operation or peak use times;
➢ Site access and traffic circulation are not obstructed;
➢ Accessible parking spaces required by the Town of Marana’s adopted
Building Code have not been reduced or eliminated;
➢ Vehicular access, drive-through traffic, and habitual parking in adjacent
commercial development and residential neighborhoods is deterred;
➢ Light intrusion onto an adjoining residential use or zone is not created.
Outdoor lighting shall comply with the Town of Marana Outdoor Lighting
Code;
➢ Proposed outdoor seating areas are 100 feet or more from residentially-
zoned properties unless separated by a building. Combined residential and
non-residential development in a single structure or unified development is
exempt from this finding; and,
➢ Outdoor loudspeakers or music (live or recorded) are 600 feet or more from
residentially zoned properties.
o Review and Approval Procedures
➢ An IPRP for projects within 300 feet of a residential or more restrictive zone
is reviewed in accordance with the Planning Director Approval Procedure.
➢ An IPRP for projects more than 300 feet from residential or more restrictive
zones is reviewed in accordance with the 300’ Notice Procedure.
Silverbell Gateway Specific Plan
Development Regulations IV-104
o Amendments
A revised IPRP is required when one or more of the following occurs:
➢ A change of use to a more parking intensive use or different hours of
operation or peak use times than the use shown on the last approved IPRP;
➢ An expansion of a building; or,
➢ An expansion of a use that is more parking intensive than the use it is partially
or entirely replacing.
➢ The parking or the mitigation methods as set forth in the existing IPRP no
longer comply with one or more of the required findings for approval as
provided in the section above.
•Handicap Parking spaces shall be in conformance with the Americans with Disabilities Act
(ADA), the Building Code, ICC/ANSI & ADAAG both in dimension and in quality for specific
uses.
•On-street parking shall be counted towards parking requirements.
•Mixed use parking: For multi-story residential and non-residential uses, parking shall be
provided at a rate of 1 space per 1-bedroom apartment, 2 spaces per unit for each 2
bedroom apartment or larger with no less than one space per unit being provided. In
addition, 1 guest space per three units shall be provided. Parking may be provided off-site
or by a shared parking agreement.
Residential Parking
Residential parking Standards shall be in accordance with the standards delineated in the
Town of Marana Land Development Code.
•Visitor parking: On-street parking may be counted toward the visitor parking requirements
Non-Residential Parking
Non-Residential parking Standards shall be in accordance with the standards delineated in
the Town of Marana Land Development Code.
9.Street Standards
The Silverbell Gateway Specific Plan will consist of a planned road network to improve the
circulation in the area. The main off-site roadways are Ina and Silverbell Roads. Access to
these major roadways will be determined by the eventual siting of land uses, but a signal is
anticipated at the intersection of Yuma Mine Circle and Silverbell Road at full buildout.
All roadways shall be in compliance with the Town of Marana Subdivision Street Standards.
Additionally, all landscaped areas within the Silverbell Gateway interior ROW’s shall be
maintained by the HOA and regulated by CC&R’s approved by the Town of Marana.
D. Design Guidelines
(Page revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Development Regulations IV-105
1.Purpose and Intent
The intent of these design guidelines is to ensure compatibility between uses and the
proposed development standards for commercial and residential development. These
guidelines will be applied to the planning areas where appropriate, and in some cases,
the guidelines will require review by the Silverbell Gateway Design Review Committee
(SGDRC) and Town of Marana staff to ensure compatibility with the Town’s vision for
the area and surrounding land uses.
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.Design Review Committee
The Master Developer will be responsible for establishing the Silverbell Gateway
Design Review Committee (SGDRC). This Committee will consist of a minimum of five
members responsible for review and approval of architectural styles, screen wall
design, entry features, landscape plans, utility design and construction, and signage
design. The committee will have approval authority on these matters until such time
that the property is entirely transferred from the Master Developer or is assigned to
Builders within the project.
4.Single-Family Residential Detached Housing
The Town of Marana residential design standards, Title 8 of the Town of Marana Land
Development Code shall be applied to all detached single-family residential
development.
5.Single-Family Residential Attached and Multi-Family Residential Guidelines
The following residential design standards for the single family attached and multi-
family buildings 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 Ina and Silverbell Roads to protect existing views and maximize
the feeling of open spaces. Design approaches include curving streets, road
orientation toward open areas, bulk reduction of the upper stories of buildings and
creation of view corridors.
•Where feasible, utilize grading; curb cutting, and drainage techniques to maximize
water harvesting.
(Page revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Development Regulations IV-106
•Building placement on adjoining parcels should be varied to create a more
interesting streetscape.
b.Architectural Design Guidelines:
•A building’s scale, proportion and massing should create a comfortable and well-
detailed urban environment by establishing a broad variety of buildings, heights,
architectural form 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 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.
•Each multi-family or attached dwelling unit shall incorporate a range of details and
massing conditions. The architecture shall include at least one of the following
elements:
o Covered bay, box windows
o Recessed windows at least two inches from the building wall
o Recessed or projected balconies
o Chimneys made of masonry or other contrasting material that project from
the wall plan
o Distinct individualized entrances with functional porches or patios
o Varied roof lines, wherein elements of the dwelling display different heights,
or where roof design changes more than two planes or directions
•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 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 100
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.
Silverbell Gateway Specific Plan
Development Regulations IV-107
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
6.Commercial Design Guidelines
The commercial design guidelines shall be in conformance with Title 8 of the Land
Development Code, General Development Regulations. Additional commercial design
guidelines have been added to provide further design and development criteria for
Silverbell Gateway.
•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 variation are prohibited. All facades
should have a varied design to avoid a monolithic 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.
•All buildings larger than 50,000 square feet shall provide public art. Adjacent
property owners are encouraged to develop shared artwork, especially within any
shared plaza areas.
•All public art should generally reflect the character, heritage and traditions found
in the southwest.
•All potential public art improvements will be reviewed and approved by the
Silverbell Gateway Design Review Committee. Installation will be supervised by
Silverbell Gateway Specific Plan
Development Regulations IV-108
the Silverbell Gateway Design Review Committee and there will be
correspondence with the Marana Arts Council.
7.Monumentation and Signage
The Master Developer will work with the Planning Director regarding the dedication of
property at the northwest and northeast corners of the intersection of Ina and Silverbell
Roads as well as at a location at the southeast corner of the site for the installation of
gateway monumentation. The developer will be responsible for the design and
construction of any future gateway monument signage. Additionally, any entry
monumentation into Silverbell Gateway along either Ina or Silverbell Roads will be
coordinated with the Planning Director for compliance with all applicable signage
guidelines. In order to ensure installation of a safe and visually appealing signage
program with unifying elements, a comprehensive personal signage plan (PSP) will be
submitted at the time of Development Plan or Subdivision Plat review and shall be
subject to Town of Marana signage regulations.
8.Lighting
All lighting shall adhere to the Town of Marana Outdoor Lighting Code.
9.Drainageways Standards
Exhibit III.G.1: Post Development Hydrology, provided in the Land Use Proposal
section of this document, depicts the conceptual drainage design scheme for the
District. This exhibit identifies the location and preliminary alignment for the drainage
features to be constructed. Final design of the drainage features within this area will be
coordinated with the Town of Marana to ensure that both the existing drainage design
elements along Silverbell Road and those bordering the site to the north are compatible
with those in Silverbell Gateway. Typical cross-sections of the drainageways are
shown on Exhibit IV.D.9.
Silverbell Gateway Specific Plan
Development Regulations IV-
109
Exhibit IV.D.9: Typical Channel Cross-Sections
Silverbell Gateway Specific Plan
Development Regulations IV-110
10.Recreation, Bicycle and Pedestrian Circulation
As part of the platting and development plan review process, a proposed recreation,
bicycle and pedestrian plan will be submitted that describes the proposed trail
connections and any other recreational features to be provided as part of the Specific
Plan development in conformance with the Town’s guidelines. The Silverbell Gateway
Master Association shall determine the ultimate location of recreational, bicycle, and
pedestrian features.
a.Pedestrian and Bicycle Connections
Pedestrian access will be required throughout the development. All public rights-of-
way will be constructed to Town of Marana Street Standards, and where bicycle lanes
are required, all on-street bicycle lanes shall be built in conformance with Town
standards. In addition, the following will be incorporated into the Specific Plan:
•A continuous network of on-site pedestrian walkways will be provided to allow for
direct access and connections to and between the following:
o The primary entrance or entrances to each commercial building on the site;
o Any sidewalks or walkways on adjacent properties that extend to the
boundaries shared with the commercial development;
o Public sidewalks along the perimeter streets adjacent to the commercial
development;
o Adjacent land uses and development, including, but not limited to, adjacent
residential developments and retail shopping centers; and
o Shading along pedestrian paths will be provided.
•At each point that a designated on-site pedestrian walkway crosses a parking lot,
street or driveway, the walkway will be clearly visible to pedestrians and motorists
through the use of one or more of the following delineation methods:
o A change in paving material, paving height or paving color;
o Decorative bollards;
o A painted crosswalk;
o Signage; or
o A safely delineated median walkway buffered by landscaping.
b.Proposed Pathways and Trail Connections
An interconnected system of pathways throughout Silverbell Gateway will connect to The
Loop in multiple locations along the eastern boundary as well as to the Silverbell Road
Greenway, bike lanes and other paths in the area. The Loop provides an opportunity for
residents to engage in active recreation, leisure and commuting in addition to offering a
cool, shaded, respite from the Arizona sun.
Silverbell Gateway Specific Plan
Development Regulations IV-111
To further the goal of the Town of Marana’s Parks, Recreation, Trails and Open Space
Master Plan, the site will include a portion of the 5-mile Wild Horse Wash Trail (Pima
Co. Trail #028). This regional trail connection along with any other trails offered on-site
will be constructed as a 10-foot wide hard-surfaced path and may include 2-foot
shoulders on each side. The Wild Horse Wash Trail will be constructed perpendicular
to the Silverbell Road right-of-way starting from the north side of the Yuma Mine Circle
alignment and heading north along the east side of APN: 226-27-026A to connect to
the “The Loop” along the Santa Cruz River.
Additional connections to The Loop shared-use path are encouraged every 1,000-feet
to one-quarter mile along the length of the eastern boundary as shown on Exhibit
IV.D.10: Proposed Bicycle and Pedestrian Circulation. The proposed connections to
The Loop are conceptual; final locations will be determined during the
platting/development process.
Pedestrian and multi-use paths will also be constructed within Silverbell Gateway to
provide a safe pedestrian network throughout the community and to neighboring areas.
The following multi-use trail standards shall apply:
•Multi-use paths covered in natural substrate such as decomposed granite will be
constructed with 8- to 10-feet of right-of-way within a 20-foot common area.
•Paved multi-use paths will be constructed with 12- to 15-feet of right-of-way within
a 20-foot common area.
•All trails will be subject to review by the Town of Marana staff.
Page revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Development Regulations IV-112
Exhibit IV.D.10: Proposed Bicycle and Pedestrian Circulation
(Sheet revised per Admin. Change 1/30/20)
Silverbell Gateway Specific Plan
Development Regulations IV-113
E. Definitions
A
accessory structure: a structure, or part of a structure, that is (1) incidental to and
customarily associated to the main structure on the site, and (2) located on the same
lot as the principal building.
Examples of an accessory structure to residential uses include, but are not limited to:
detached garages, porches, patios, swimming pools, cabanas, workshops and
studios.
architectural feature: an ornamentation or decorative feature attached to or protruding
from an exterior wall. Features include, but are not limited to windows (e.g. bay
windows), chimneys, columns, awnings, marquee, façade or fascia.
attached housing: a building containing 2 or more dwelling units.
B
banking and financial institutions: a financial institution that engages in deposit banking
and closely related functions such as making loans, investments, and fiduciary
activities. Drive-up windows and drive-thru automated teller machines
(ATM) are permitted as an accessory use.
blacksmith shop: a craft or artistic facility, not intended for industrial scale, where a
metalsmith creates gates, grills, railings, light fixtures, furniture, sculpture tools,
agricultural implements, decorative items, cooking utensils and other objects from
wrought iron or steel.
building height: The vertical dimension of a structure measured from a specified point
on the ground. The vertical distance of a building is measured from design grade
elevation, at any individual point within the building footprint, to the highest point of a
flat roof; to the deck line of a mansard roof; or to the middle (between the eave and
ridge) of the highest gable of a pitched or hipped roof.
C
carpentry, upholstery & furniture repair: an indoor facility, not intended for industrial
scale, that specializes in the restoration and repair of flooring, windows, doors,
cabinetry, furniture, etc. as well as furniture, automobile, boat and aircraft upholstery.
child care facilities: a commercial or non-profit facility that provides shelter, care,
activity, and supervision of children for periods of less than 24 hours a day and is
licensed by the state.
commercial retail: retail sales of any article, substance, or commodity within a building
or structure. Commercial retail uses include, but are not limited to: convenience stores,
gasoline service stations, package liquor stores, grocery stores, drug stores and home
improvement stores, laundry services and retail shops.
Silverbell Gateway Specific Plan
Development Regulations IV-114
communication facilities or telecommunication towers: a structure on which there are
electronic facilities for receiving or transmitting communication signals.
community center: a meeting place used by the community in which community
members may gather for social, educational, recreational or cultural activities. Uses
include recreation, a fitness center, meeting areas, and small food and beverage areas
such as cafés. Community center use may be restricted to dues paying members.
condominium: a single dwelling unit in a multi-unit dwelling or structure, which is
separately owned and which may be combined with an undivided interest in the
common areas and facilities of the property.
convenience store: any retail establishment offering for sale gasoline and a limited line
of groceries and household items intended for the convenience of the neighborhood.
Automotive washing is permitted as an accessory use.
D
detached housing: a site-built building containing only one dwelling unit.
E
educational facilities (public and private): an institution for the teaching of children or
adults including primary and secondary schools, colleges, professional schools, art
schools, trade schools, and similar facilities.
entry monuments: primary points of vehicular entry into the property that are enhanced
with Landscaping, architectural treatments and lighting.
F
feed store: a store selling various kinds of animal food-stock used to feed domesticated
livestock, such as cattle, goats, sheep, horse, chickens, and pigs and other
domesticated animals such as dogs, cats, birds, fish, rabbits and reptiles.
financial services: Accounting, auditing, bookkeeping, tax consultation, collection
agencies, credit services, insurance and investment, security and commodity brokers,
dealers and exchanges, insurance and financial planning.
foster homes: an institution or private residence for children who cannot live with their
families and are therefore placed into a ward, group home or private home of a state
certified caregiver.
G
group homes: a residential structure that is licensed to provide room, board, and
supervised care on an on-going basis, but who do not require continuous nursing care,
for adults over the age of 18 who are aged, mentally ill, developmentally disabled,
Silverbell Gateway Specific Plan
Development Regulations IV-115
physically handicapped, or undergoing treatment or rehabilitation from chemical
dependency.
H
home improvement centers: the retail sale of a diverse range of hardware and related
materials generally used in the maintenance, repair, or construction of building or other
structures, including lawn and garden supplies.
I – K Reserved for “I – K” Definitions
L
Landscape buffer: consists of a land area between two separate land uses consisting
of vertical screening treatments such as plants, berm, fences and or walls to ensure
compatibility between uses and allow for appropriate land use transitions.
land reclamation: the process of creating new land from oceans, lakes, riverbeds and
past open-pit mining operations.
Live/work occupation: An occupation or activity which is clearly incidental and
secondary to uses of the premises as a dwelling and which is carried on wholly or in
part within a main building or accessory building by a member of the family who resides
on the premises. A home occupation use shall not change the residential character of
the property or the neighborhood and shall meet all applicable legal requirements.
lodging facilities: a building in which lodging is offered for compensation for a period
of less than 30 days. This use includes hotels, motels, inns, and bed and breakfast
residences, but does not include group homes and boarding houses.
lot coverage: The area by percent (%) of the site to be occupied by buildings,
driveways and accessory structures.
M
manufacturing: Manufacturing is the assembling, finishing, and compounding of
preprocessed materials into a finished product or component. Manufacturing shall be
limited to indoor uses. Typical uses include the assembly of furniture, cloth goods,
and plastic goods and the compounding of chemicals not otherwise classified as
hazardous materials. Other types of manufacturing may include, but are not limited
to: electronics, instruments, office and machinery, pharmaceutics, laboratories,
manufacture and maintenance of signs novelties and holiday paraphernalia, rubber
and metal stamps, furniture and upholstering, candy, canvas, cellophane, cloth, cork,
felt, fiber, fur, glass, leather, paper, precious or semiprecious stones or metals, plaster,
shells textiles, wood, yarns.
Master Developer: The entity responsible for: (1) Establishing the Silverbell Gateway
Design Review Committee; (2) assuring that development conforms to the Silverbell
Gateway Design Guidelines and Development Regulations; and (3) designating the
Silverbell Gateway Specific Plan
Development Regulations IV-116
custodial agency that will maintain natural undisturbed set-aside areas in accordance
with the Management Program.
SGDRC: The Silverbell Gateway Specific Plan Design Review Committee.
mixed-use: a tract of land, building, or structure developed for two of more different
uses such as, but not limited to, residential, office, retail, public, or entertainment. The
mix of uses may occur either on the same tract of land, but compartmentalized into
separate buildings, or, located within the same building (e.g. retail on the first floor and
office or retail on the floors above the retail).
multi-family: a dwelling that is attached to another dwelling at one or more sides by a
wall, excluding accessory dwellings. Multi-family use includes townhomes, apartment
complexes and residential condominiums.
N Reserved for “N” Definitions
O Reserved for “O” Definitions
P
personal services: establishments providing non-medically related services generally
related to personal needs, including beauty and barber shops, day spas, massage
therapy establishments, garment and shoe repair shops, laundry services (including
dry cleaning), photographic studios, dance studios, and health clubs. These uses may
include the accessory retail sales of products related to the services provided.
planning area: unique areas of the project guided by land use regulations.
processing and cleaning: processing and cleaning is a use which provides dry
cleaning, dyeing, laundering, or rug cleaning services. Typical uses include dry
cleaning plants, diaper services, and linen supply services.
professional office: a room or group of rooms used for conducting the affairs of a
business, medical, professional, or service industry.
public facilities: any non-commercial land use (whether publicly- or privately-owned)
which is to be used and/or allocated for the general good of the public. These uses
include, but are not limited to: governmental offices, parks, major and minor utilities,
and community centers. Privately-owned facilities will be subject to applicable land
use regulations. Public facilities may also include detective and protective services,
employment services and public utility offices.
Q
quarry: a place, typically a large, deep pit, from which stone or other materials are or
have been extracted.
Silverbell Gateway Specific Plan
Development Regulations IV-117
R
recreational facilities: any area intended for active recreational use, structure, or
building associated with and located on a parks and open space use. Recreational
facilities include, but are not limited to: clubhouses, tennis courts, basketball courts,
baseball diamonds, pools, playground equipment, bleachers, etc.
research and development activities: research and product development is conducting
research of a commercial, industrial, or scientific nature. Included are analytic,
diagnostic, processing, and other types of laboratory services. Typical uses include
assaying, commercial testing, and engineering laboratories. The use includes, but is
not limited to research laboratories and facilities as well as developmental laboratories
and facilities including compatible light manufacturing similar to the following
examples: Biochemical; Chemical; Film and photography; Medical or dental;
Metallurgy; Pharmaceutical; Optical; and X-ray.
residential (single-family attached): A dwelling unit attached to one or more dwelling
units by structural elements common to the attached units with each dwelling unit
located on its own individual lot. The structural elements include common wall
construction, roof, and other similar improvement. Elements like trusses, beams, and
patio walls are not included.
residential (multi-family): is a classification of housing where multiple separate housing
units are contained within one building. The most common form is an apartment
building.
S
self storage: the renting or leasing of space for storage or personal effects. Typical
uses include multiple unit storage facilities or mini-warehouses.
street sideyard: the area adjacent to public or private rights-of-way, excluding alleys.
specific plan: Silverbell Gateway Specific Plan.
subdivision: the division of a lot, tract, or parcel of land into two or more lots, plats,
sites, or other divisions of land for the purpose of residential, industrial, office and
business development or other use.
T
temporary use: any use allowed for a specified period of time. A use not of a permanent
nature.
theaters (not including drive-ins): an outdoor or indoor area or building used for
dramatic, operatic, motion pictures, or other performances
Town: The Town of Marana, County of Pima, State of Arizona together with its
successors and assigns.
Silverbell Gateway Specific Plan
Development Regulations IV-118
traffic impact analysis: a supplement to the master transportation study that addresses
the traffic impacts associated with specific sites and/or subdivisions, identifies
proposed design features to mitigate impacts, and includes a commitment to
implement or pay for such design features within a specified time frame.
U Reserved for “U” Definitions
V
veterinary clinic: a professional practice where veterinary medicine and surgery are
used to treat disease, disorder and injury in animals.
W-Z Reserved for “W – Z” Definitions
Silverbell Gateway Specific Plan
Implementation IV-119
Section V. Implementation and Administration
Silverbell Gateway Specific Plan
Implementation V-120
A. Purpose
This section of the Specific Plan is intended to provide regulatory procedures designed to guide
the implementation for the Specific Plan throughout the duration of the project. This section also
provides guidance regarding the general administration of amendment procedures to the
Specific Plan. The Provisions below shall apply to the entire project site as defined in this
Specific Plan.
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town
Zoning Regulations
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition or
situation arises that is not covered or provided for in this Specific Plan, those regulations
of the Town of Marana Land Development Code that are in place at the time of
development shall be used by the Planning Director as the guidelines to resolve the
unclear issue, condition or situation.
Appeals to the Planning Director’s interpretation may be made to the Board of
Adjustment within 15 working days of the date of interpretation.
2. General Implementation Responsibilities
The implementation of Silverbell Gateway Specific Plan is the responsibility of the
Master Developer, the Builder, the Silverbell Gateway Master Association, the Sub-
Association and the Town of Marana.
The Master Developer is the entity responsible for providing the basic infrastructure
needs including roads, sewer and water in a timely and efficient manner. The Master
Developer forms the Silverbell Gateway Master Association and is responsible for
recording the Master CC&R’s.
The Builder, residential or commercial, is the purchaser of a development area, or
portions of a development area, which may or may not require additional infrastructure
improvements, such as utility extensions or local streets. The Builder is responsible for
all construction and lot improvements not made by the Master Developer within their
area(s) of ownership. Should the Builder purchase a development area without the
infrastructure improvements generally provided by the Master Developer, the Builder
becomes the responsible party for the construction or installation of those
improvements.
At any time, the Master Developer may relinquish its rights and assign any or all rights
to one or more Builders. Associated responsibilities of the Master Developer would
also be transferred to the Builder at that time.
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Implementation V-121
The Silverbell Gateway Master Association (“the Association”) is a non-profit entity that
governs all other property owners’ associations within the community. The Association
establishes the Design Review Committee that reviews all plans for proposed
construction within the Specific Plan area. It is also responsible for the maintenance
and management of all shared private common areas that are not dedicated to the
Town of Marana or maintained by a subdivision homeowners association. It also may
maintain area dedicated to the Town. The Sub-Association(s) is a non-profit
homeowners’ association established by the CC&R’s for individual subdivisions within
the community. It is responsible for managing, establishing and maintaining community
property and services within the subdivision. It may also establish its own sub-
architectural review committee (SARC) to review all plans for modification, remodel or
any other constructed improvements within the subdivision. The SARC will be
responsible for reviewing variances or appeals.
The Town of Marana Development Services Department will be responsible for
ensuring all policies and standards laid out in the Specific Plan are adhered to during
the review of all development in the Specific Plan. The Town of Marana shall be
responsible for the maintenance and management of all public roadways and
recreation/open space areas dedicated to the Town.
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. Development Review Procedures
The SGDRC shall review and approve/disapprove all new construction conducted by
the Builder including all homes, subdivision plats and improvements, development
plans, landscaping, signage and all variances and appeals prior to submittal to the Town
of Marana for approval and permitting in accordance with Town procedures. The
requirements of the Silverbell Gateway Specific Plan and the development agreements
between Master Developer and the Town of Marana shall not have the effect of
superseding the requirements of the adopted building codes. Final decisions on
grading, drainage, final road alignment, improvement plans, revegetation and other
matters will be made after the approval of the preliminary plat. Builders will not be
allowed to pull permits until the requisite approval of the plan has been given by the
ARC.
No structures, including signs, shall be erected, improved or altered, nor shall any
grading, excavation, tree removal or any other work which in any way alters the exterior
appearance of any structure or area of land commence unless it has been approved in
writing by the ARC. The ARC will review all development proposals for compliance with
the established Community Design Guidelines.
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Implementation V-122
Approval of a subdivision plat, development plan or building permit is subject to the
following requirements:
• Conformance with the Silverbell Gateway Specific Plan, as adopted;
• Conformance with the development agreement between the Master Developer
and the Town of Marana;
• Dedication of appropriate rights-of-way and easements for roads, utilities and
drainage areas by plat or by separate instrument if the property is not to be
subdivided; and
• Preliminary plat, final plat and development plan submittals shall follow Town of
Marana procedures current at the time of application.
The SARC shall review all exterior modifications proposed by homeowners within the
associated subdivision. This includes modifications, remodels, additions and all
landscape improvements not already constructed by the Master Developer or Builder.
Upon the SARC’s approval, exterior modifications proposed by the homeowner will then
be sent to the ARC for its approval. If there is no SARC, then the proposed modification
will be sent directly to the ARC for its review and approval.
The primary goal of both the ARC and SARC is to review plans, specifications, materials
and samples to determine if the proposed improvements comply with the Community
Design Guidelines. The architectural committees’ review is limited to design
compliance only and it assumes no responsibility for non-design compliance issues
including, but not limited to: structural adequacy, quality, capacity or safety of
improvement or structure; soil conditions such as compaction, erosion and stability;
compliance with all building codes and other governmental laws and regulations; or
contractor performance and quality-of work issues.
5. Specific Plan Amendments
Amendments to the Silverbell Gateway 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.
6. 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
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Implementation V-123
not in conflict with the overall intent as expressed in the Silverbell Gateway Specific
Plan.
The Planning Director’s decision regarding administrative changes and determination
of substantial change, as outlined below, shall be subject to appeal to the Town Council.
Categories of administrative changes include, but are not limited to:
• The addition of new information to the Specific Plan maps or text that does
not change the effect of any regulations or guidelines, as interpreted by the
Planning Director;
• Changes to infrastructure, such as drainage and utilities, which do not
change the overall intent of the Specific Plan;
• Any comparable interpretations of the list of permitted and temporary uses
of the property set forth in the Specific Plan;
• Changes in land use designation boundaries, division of plan areas or
combinations of areas;
• Minor modifications or adjustments to intrusions, encroachments,
easements, rights-of-way, or open spaces, so long as the modifications do
not conflict with the overall intent of the Specific Plan; 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.
7. Substantial Change
This Specific Plan may be substantially amended by the procedure outlined in the Town
of Marana Land Development Code, Title 17 Section 05.06.07, Specific Plan Changes.
The owner or agent of the property may submit to the Planning Director a written
application to amend one or more of the Specific Plan regulations. Depending on the
type of request, the Planning Director may determine the request to be a substantial
change to the Specific Plan. A substantial change requires the applicant to submit all
sections or portions of the Silverbell Gateway Specific Plan that are affected by the
change(s). After review, the Planning Director shall refer the request to amend with his
recommendations to the Planning Commission for noticed public hearing. The
Planning Commission shall make its recommendation to the Town Council which, after
public hearing, shall approve, reject, or modify the proposed amendment.
Silverbell Gateway Specific Plan
Bibliography 124
Bibliography
Aerial Photographs, Pima Association of Governments, 2012.
Town of Marana Land Development Code, Title 8 - General Development Regulations,
revised May 2011.
Town of Marana Land Development Code, Title 6 - Subdivision Requirements, revised
March 2011.
Town of Marana Land Development Code, Title 5 - Zoning, revised May 2011.
Town of Marana General Plan, 2010.
Town of Marana Strategic Plan II, March 2012.
Town of Marana Parks, Recreation, Trails, and Open Space Master Plan, 2010.
FEMA Flood Insurance Rate Map, Pima County, Arizona.
Institute of Transportation Engineers, Trip Generation Manuals, 7th Edition, Volumes 1 &
3, 2003.
MapGuide, Pima County Geographic Information Systems, 2013.
Pima Regional Trail System Master Plan, revised May 2012.