HomeMy WebLinkAboutCrossroads at Gladden Farms Specific Plan PCZ2104-002 ApprovedTHE CROSSROADS AT GLADDEN i
Accepted: 08/17/2021
Ord. No.: 2021.018
REVIEWED FOR CODE
COMPLIANCE
09/23/2021 - anelson
No. PCZ2104-002 approved
i THE CROSSROADS AT GLADDEN
THE CROSSROADS AT GLADDEN SPECIFIC PLAN
Tangerine Road and Interstate 10
Marana, Arizona
Submitted to:
Town of Marana
115555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
Crown West Land Group
333 East Wetmore, Suite 250
Tucson, AZ 85705
Macerich
11411 North Tatum Boulevard
Phoenix, AZ 85028
Prepared by:
The Planning Center
2 East Congress Street, Suite 600
Tucson, AZ 85701
Telephone: (520) 623-6146
With assistance from:
Rick Engineering Company
3945 East Fort Lowell Road, Unit 111
Tucson, AZ 85712
Telephone: (520) 795-1000
GABRIELLA CAZARES-KELLY, RECORDER 11111111110110101110111011111111011111111111111113111011111IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIRecordedBy: LW Q'°FIDEPUTYRECORDERo) /rQGCo) SEQUENCE: 2021232015141z8W*?1 /: NO. PAGES:S' l 08/20/2021TOWNOFMARANAizo$Q+ 10:05:50PICKUPMARANAORDINANCENO. 2021.018RELATINGTODEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY
281 ACRES OF LAND LOCATED ALONG THE WEST SIDE OF INTERSTATE 10
APPROXIMATELY 575 FEET NORTHWEST OF THE TANGERINE ROAD AND
INTERSTATE 10 INTERCHANGE, FROM F-SPECIFIC PLAN: SHOPS AT TANGERINE
1-10 MOTORPLEX SPECIFIC PLAN TO SP-SPECIFIC PLAN: CROSSROADS AT
GLADDEN SPECIFIC PLAN
WHEREAS Westcor Marana L.L.C, (the"Property Owner") owns 281 acres of land
located along the west side of Interstate 10 approximately 575 feet northwest of the
Tangerine Road and Interstate 10 interchange within a portion of Section 36, Township
11 South, Range 11 East, described and depicted on Exhibit "A" attached to and
incorporated in this ordinance by this reference (the "Rezoning Area"); and
WHEREAS the Property Owner has authorized the Planning Center to submit an
application to rezone the Rezoning Area from'F - Specific Plan: Shops at Tangerine & I-
10 Motorplex Specific Plan' to 'SP- Specific Plan: Crossroads at Gladden Specific Plan'
this Rezoning"); and
WHEREAS the Marana Planning Commission held a public hearing on this
Rezoning on July 28, 2021, and voted five to zero (with two Commissioners absent) to
recommend that the Town Council approve this Rezoning, subject to the recommended
conditions and an additional condition requiring that building heights in the Rezoning
Area must be graduated, from lower heights to higher heights from west to east, from
Clark Farms Boulevard east to Interstate 10; and
WHEREAS the Marana Mayor and Town Council held a public hearing on August
17, 2021 and determined that the application for this Rezoning should be approved.
NOW,THEREFORE,BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The zoning of the Rezoning Area is hereby changed from 'F - Specific
Plan:Shops at Tangerine&I-10 Motorplex Specific Plan' to'SP-Specific Plan:Crossroads
at Gladden Specific Plan' creating the Crossroads at Gladden Specific Plan. The
Crossroads at Gladden Specific Plan, one electronic and one printed copy of which are
on file in the office of the Town Clerk of the Town of Marana, Arizona, which was made
a public record by and is attached as Exhibit A to Marana Resolution No. 2021-119, is
hereby referred to, adopted and made part of this ordinance as if fully set out here.
Ordinance No.2021.018 1 - CLR]8/18/2021 8:47 AM
THE CROSSROADS AT GLADDEN Table of Contents ii
TABLE OF CONTENTS
Part I. Specific Plan Introduction .................................................................................................................. 1
A. Project Overview ............................................................................................................................................................................... 2
B. Location ............................................................................................................................................................................................. 5
C. Scope and Authority ......................................................................................................................................................................... 6
Part II. Development Plan ............................................................................................................................. 7
A. Introduction ........................................................................................................................................................................................ 8
B. Adherence to Adopted Plans .......................................................................................................................................................... 9
1. Marana General Plan – Make Marana 2040 .......................................................................................................................... 9
2. Marana Strategic Plan (Updated 2017) ................................................................................................................................ 10
3. Adjacent Specific Plans ......................................................................................................................................................... 10
C. Compatibility with Adjoining Properties ......................................................................................................................................... 11
1. Gladden Farms I and Gladden Farms II Specific Plan ......................................................................................................... 11
2. Tangerine Commerce Park .................................................................................................................................................... 11
3. Rancho Marana Specific Plan (Vanderbilt Farms) ............................................................................................................... 12
D. Conceptual Land Use Plan ............................................................................................................................................................. 13
1. Transitional (TR) ........................................................................................................................................................................ 14
2. Commercial (C) ...................................................................................................................................................................... 15
3. Commerce Park (CP) ............................................................................................................................................................. 15
E. Conceptual Circulation Plan .......................................................................................................................................................... 17
F. Conceptual Open Space & Recreation Plan ............................................................................................................................... 21
G. Conceptual Landscape Plan ......................................................................................................................................................... 22
H. Conceptual Drainage Plan ............................................................................................................................................................ 23
I. Viewsheds ........................................................................................................................................................................................ 23
J. Traffic ................................................................................................................................................................................................ 23
K. Wildlife .............................................................................................................................................................................................. 24
L. Public Utilities .................................................................................................................................................................................... 24
1. Sewer ....................................................................................................................................................................................... 24
2. Water ....................................................................................................................................................................................... 24
3. Cortaro-Marana Irrigation District .......................................................................................................................................... 24
M. Private Utilities ................................................................................................................................................................................... 24
1. Natural Gas ............................................................................................................................................................................. 24
iii THE CROSSROADS AT GLADDEN Table of Contents
2. Communications ..................................................................................................................................................................... 24
3. Electricity .................................................................................................................................................................................. 24
N. Public Service Impacts .................................................................................................................................................................... 25
1. Fire ............................................................................................................................................................................................ 25
2. Police ....................................................................................................................................................................................... 25
3. Schools ..................................................................................................................................................................................... 25
O. Cultural, Archaeological & Historic ................................................................................................................................................ 25
Part III. Development Regulations ............................................................................................................. 26
A. Introduction ...................................................................................................................................................................................... 27
B. General Provisions ........................................................................................................................................................................... 27
1. Applicability of Adopted Town of Marana Codes .............................................................................................................. 27
2. Additional Uses ........................................................................................................................................................................ 27
C. Development Standards ................................................................................................................................................................. 27
1. Transitional (TR) ........................................................................................................................................................................ 28
Permitted Uses ................................................................................................................................................................ 28
Accessory Uses ............................................................................................................................................................... 28
Conditional Uses ............................................................................................................................................................. 28
Prohibited Uses ............................................................................................................................................................... 29
Development Standards ............................................................................................................................................... 29
2. Commercial (C) ...................................................................................................................................................................... 31
Permitted Uses ................................................................................................................................................................ 31
Prohibited Uses ............................................................................................................................................................... 31
Development Standards ............................................................................................................................................... 31
3. Commerce Park (CP) ............................................................................................................................................................. 32
Permitted Uses ................................................................................................................................................................ 32
Prohibited Uses ............................................................................................................................................................... 32
Development Standards ............................................................................................................................................... 32
Part IV. Design Standards ........................................................................................................................... 33
A. Introduction ...................................................................................................................................................................................... 34
1. Town Enforced Residential Design Standards ...................................................................................................................... 34
General ........................................................................................................................................................................... 34
Layout.............................................................................................................................................................................. 35
Design – Single Family Detached .................................................................................................................................. 35
Design – Single Family Attached and Multi-Family ...................................................................................................... 36
THE CROSSROADS AT GLADDEN Table of Contents iv
Garages .......................................................................................................................................................................... 36
2. Master Developer Enforced Residential Design Standards ................................................................................................. 36
General ........................................................................................................................................................................... 36
Layout.............................................................................................................................................................................. 36
Design - Single Family Detached .................................................................................................................................. 36
Design—Single-Family Attached and Multi-Family ...................................................................................................... 37
Garages .......................................................................................................................................................................... 37
Roof ................................................................................................................................................................................. 37
3. Town Enforced Non-Residential Design Standards .............................................................................................................. 37
Layout.............................................................................................................................................................................. 37
Design .............................................................................................................................................................................. 37
Roofs ................................................................................................................................................................................ 38
Exterior Finish Materials ................................................................................................................................................... 38
Storage ............................................................................................................................................................................ 38
Off-Street Loading and Service Areas .......................................................................................................................... 38
Mechanical Equipment ................................................................................................................................................. 38
Refuse Containers .......................................................................................................................................................... 38
4. Master Developer Enforced Non-Residential Design Standards for Office and Retail ..................................................... 39
Layout.............................................................................................................................................................................. 39
Design .............................................................................................................................................................................. 39
Exterior Finish Materials ................................................................................................................................................... 39
5. Streets ....................................................................................................................................................................................... 40
Clark Farms Boulevard ................................................................................................................................................... 40
Crossroads Trail ............................................................................................................................................................... 41
Internal Streets ................................................................................................................................................................ 41
6. Open Space ............................................................................................................................................................................ 41
Multi-Use Trail ................................................................................................................................................................... 41
Common Areas .............................................................................................................................................................. 41
Drainage ......................................................................................................................................................................... 42
Irrigation .......................................................................................................................................................................... 42
Outdoor Furniture ........................................................................................................................................................... 42
7. Landscape Standards ............................................................................................................................................................ 42
General ........................................................................................................................................................................... 42
Residential ....................................................................................................................................................................... 43
Non-residential ................................................................................................................................................................ 43
Buffers .............................................................................................................................................................................. 43
v THE CROSSROADS AT GLADDEN Table of Contents
Common Areas .............................................................................................................................................................. 43
Irrigation .......................................................................................................................................................................... 44
8. Monumentation ...................................................................................................................................................................... 44
Project Entry .................................................................................................................................................................... 44
Residential Developments ............................................................................................................................................. 44
Non-Residential Developments ..................................................................................................................................... 45
9. Signs ......................................................................................................................................................................................... 45
10. Walls and Fencing ................................................................................................................................................................... 45
Part V. Implementation & Administration ................................................................................................. 46
A. Introduction ...................................................................................................................................................................................... 47
1. Changes to Zoning Ordinance .............................................................................................................................................. 47
2. General Implementation Responsibilities .............................................................................................................................. 47
3. Development Review Procedure .......................................................................................................................................... 47
4. Phasing..................................................................................................................................................................................... 48
5. Specific Plan Administration ................................................................................................................................................... 48
Enforcement ................................................................................................................................................................... 48
Amendments .................................................................................................................................................................. 48
6. Interpretation........................................................................................................................................................................... 48
7. Fees .......................................................................................................................................................................................... 48
Part VI. Appendix – Development Capability Report .............................................................................. 49
A. Introduction ...................................................................................................................................................................................... 50
B. Location and Land Use ................................................................................................................................................................... 50
C. Information on Properties within a Quarter Mile ........................................................................................................................... 51
1. Existing Zoning ......................................................................................................................................................................... 51
2. General Plan Land Use ........................................................................................................................................................... 52
3. Existing Land Use ..................................................................................................................................................................... 53
4. Existing Wells ............................................................................................................................................................................ 54
5. Topography ............................................................................................................................................................................. 55
6. Hydrology ................................................................................................................................................................................ 56
Off-site Watersheds ........................................................................................................................................................ 56
Off-site features that may affect or be affected by the site ...................................................................................... 56
On-site Hydrology ........................................................................................................................................................... 57
7. Vegetation .............................................................................................................................................................................. 58
8. Wildlife ...................................................................................................................................................................................... 59
THE CROSSROADS AT GLADDEN Table of Contents vi
9. Soils and Geology ................................................................................................................................................................... 60
10. Viewsheds ................................................................................................................................................................................ 61
11. Traffic ........................................................................................................................................................................................ 64
12. Recreation and Trails .............................................................................................................................................................. 66
13. Cultural, Archaeological, and Historic Resources ................................................................................................................ 67
14. Existing Infrastructure and Public Facilities ............................................................................................................................ 67
Sewer ............................................................................................................................................................................... 67
Water ............................................................................................................................................................................... 67
Fire Service ...................................................................................................................................................................... 67
Police ............................................................................................................................................................................... 67
Schools ............................................................................................................................................................................ 67
Public Utilities ................................................................................................................................................................... 67
15. Composite Constraints (McHarg) Map ................................................................................................................................. 69
List of Exhibits
Exhibit II.D: Conceptual Land Use Plan .................................................................................................................................................... 16
Exhibit II.E.1: Conceptual Circulation Plan .............................................................................................................................................. 19
Exhibit II.E.2: Tangerine Road Improvements .......................................................................................................................................... 20
Exhibit VI.C.1: Zoning ................................................................................................................................................................................. 51
Exhibit VI.C.2: General Plan Land Use Designations ............................................................................................................................... 52
Exhibit VI.C.3: Existing Land Use ................................................................................................................................................................ 53
Exhibit VI.C.4: Well Locations .................................................................................................................................................................... 54
Exhibit VI.C.5: Existing Topography .......................................................................................................................................................... 55
Exhibit VI.C.7: Vegetative Communities .................................................................................................................................................. 58
Exhibit VI.C.9: Soil Classifications .............................................................................................................................................................. 60
Exhibit VI.C.10.a: Photo Key Map ............................................................................................................................................................. 61
Exhibit VI.C.11: Street Network ................................................................................................................................................................. 64
Table VI.C.11: Characteristics of Arterial Streets (Planned and Future) Directly Serving the Site ....................................................... 65
Exhibit VI.C.12: Existing and Planned Recreation ................................................................................................................................... 66
Exhibit VI.C.14: Existing CMID Canal ........................................................................................................................................................ 69
1 THE CROSSROADS AT GLADDEN Specific Plan Introduction
Part I. Specific Plan Introduction
THE CROSSROADS AT GLADDEN Specific Plan Introduction 2
The Crossroads at Gladden Specific Plan herein referred
to as 'The Crossroads at Gladden' or 'The
Crossroads' establishes a comprehensive set of
development regulations and design guidelines for an
approximately 281-acre site in the Town of
Marana immediately east of the master-planned
community known as Gladden Farms.
The following document has been prepared for the
purposes of rezoning the 281-acre property, located in
Section 36, Township 11 South, Range 11 East due west
of Interstate 10 (I-10), from Zone F (Specific Plan: Shops
at Tangerine & I-10 Motorplex) to Zone F (Specific Plan:
The Crossroads at Gladden). This rezoning request will
replace the current entitlements, which allow for an auto
mall and regional retail center, with a new set of
development regulations and standards that allow for
mix of transitional, commercial, and commerce park land
uses.
As owners and developers of Gladden Farms, Crown
West Land Group (Master Developer), who is in the
process of purchasing The Crossroads, has a vested
interest in development compatibility between the two
master-planned areas. Recognizing that a variety of land uses are necessary to sustain the existing, planned, and future
residential communities of Gladden Farms, Crown West envisions The Crossroads at Gladden as a mixed-use hub that acts as the southern
gateway to Downtown Marana. It will focus on a mix of housing types and commercial uses to promote employment growth compatible with
existing and future residential development. The Crossroads allows for higher intensity interstate commerce along I-10 to attract major
employers to Marana and spur the development of commercial services while carefully integrating transitional uses moving west to
complement housing in Gladden Farms. The Crossroads at Gladden consists of three land use designations: Transitional (TR), Commercial (C),
Downtown Marana
(Marana Municipal Complex)
Gladden Farms II
Tangerine
Commerce Park Gladden Farms I
Marana Regional
Airport
Saguaro Bloom
Continental
Ranch
THE CROSSROADS
AT GLADDEN
Avra Valley Road
Tangerine Road
Moore Road Sandario Road Sandario Road Sanders Road Twin Peaks Road
Tangerine Road
3 THE CROSSROADS AT GLADDEN Specific Plan Introduction
and Commerce Park (CP). These land use categories, and the regulations and guidelines crafted herein define a unique set of parameters
utilizing the current entitlements, The Shops at Tangerine Road & I-10 Motorplex Specific Plan, as the basis while drawing upon key
elements from Gladden Farms II and Tangerine Commerce Park Specific Plans to create a harmonious development that celebrates the site's
prominence between a major transportation corridor and a premiere master-planned community.
The Crossroads at Gladden aims to enhance the Town's ability to increase sales and bed tax revenues by increasing Marana's attractiveness
to major employers that require shovel-readiness, direct freeway access, frontage, or visibility. The Town's investment in public infrastructure
in this area has helped position it for this type of development and The Crossroads is the mechanism for a beneficial return on that investment.
Its primary goal is to provide development flexibility that strategically positions the Town to expand its economic base with high-quality
opportunities for a mix of housing and employment while preserving the character of Gladden Farms and the surrounding area.
The Crossroads at Gladden is a regulatory plan that serves as the zoning ordinance for the property and supersedes the existing entitlements
and other Town development regulations as specified in this specific plan. It provides a mechanism to implement the Town of Marana General
Plan at a more detailed, parcel-specific level. The Specific Plan articulates the planning considerations for such parcels and imposes regulations
and controls on their use based on the site’s development capability. The Crossroads is designed to accommodate growth by encouraging
height and intensity along I-10 to create a greater freeway presence while providing opportunities to diversify the land use fabric of
the surrounding area and greater Northwest Marana.
This Specific Plan is structured in a manner to present the overall vision for the property, how it is anticipated to develop based on information
gathered from in-depth analyses of the site’s and surrounding area’s existing conditions, and how the specific plan will be enforced.
Part I – Introduction provides a general project overview, describes the site’s location and the authority to implement the specific plan.
Part II – Development Plan establishes the location of proposed land uses, the circulation pattern, and the character of development within
The Crossroads planning area. The Development Plan addresses a variety of issues that could impact development within The Crossroads,
including proposed physical improvements, guidelines for future or phased development, regulations, and technical information regarding
specific land uses. The Development Plan is based on a thorough analysis of current conditions, opportunities, and constraints of the site and
contains general standards and guidance to ensure that development will occur in a controlled and phased manner with infrastructure as
planned. The components discussed within the Development Plan allow for a cohesive master-planned development and provide the rationale
for Part III of this document.
THE CROSSROADS AT GLADDEN Specific Plan Introduction 4
Part III – Development Regulations provides the development rules for the property and serves as the primary mechanism for implementation
of The Crossroads by prescribing site-specific development standards that are tailored to the unique characteristics of the project.
Development Regulations establish the intensity and character of the development. The regulations contained within this section provide an
appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses.
Part IV – Design Standards provides overall guidance for how each use is designed based on the end-user. Utilizing the Marana Town Code
and inspiration from Gladden Farms II Specific Plan, this section aims to establish design criteria to achieve a cohesive development that is
compatible and consistent with adjacent uses.
Part V – Implementation and Administration includes information regarding general administration and amendment procedures, and defines
specific plan administration procedures, such as enforcement, administrative changes, substantial changes, and interpretation .
Part VI – Appendix – Development Capability Report contains the in-depth analyses utilized to determine the site development capabilities
based on the physical constraints of the site, existing and proposed infrastructure, and the unique opportunities the site presents for
development.
5 THE CROSSROADS AT GLADDEN Specific Plan Introduction
The 281-acre Crossroads at Gladden
Specific Plan comprises four contiguous
agricultural parcels identified by Assessor
Parcel Numbers (APNs) 217-55-013F, 217-
55-012A, 217-55-012D, and 217-55-013G.
It is located in Township 11 South, Range 11
East, Section 36 of the Gila and Salt River
Base and Meridian in the Town of Marana.
More specifically, The Crossroads borders
the west side of Interstate 10
approximately 575 feet northwest of the
Tangerine Road interchange, between
Moore Road and Tangerine Road and
bounded by Clark Farms Boulevard (future
alignment) on the west. It is situated within
the Central Growth Area as defined by the
Town of Marana General Plan.
Tangerine Road Clark Farms Boulevard THE CROSSROADS
AT GLADDEN
APN
217-55-012A
(60 AC)
APN
217-55-012D
(75 AC)
APN
217-55-013G
(1 AC)
APN
217-55-013F
(144 AC)
APN
217-55-012D
THE CROSSROADS AT GLADDEN Specific Plan Introduction 6
The authority for the preparation of specific plans is found in the Arizona Revised Statutes (A.R.S.) §9-461.08. The law allows the preparation
of specific plans based on the Town of Marana General Plan, as may be required for the systematic execution of the general plan, and further
allows for Specific Plan review and adoption. The Crossroads at Gladden Farms Specific Plan is consistent with Make Marana 2040, ratified by
voters in August 2020, as authorized by public vote under the growing Smarter Plus Act of 2000 with A.R.S. §9-461.08.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption, and implementation of
specific plans in Marana.
Pursuant to A.R.S. §9-461.08. and Town of Marana Ordinance 87.22, a public hearing will be conducted by the Town Planning Commission
and the Town Council after which the Specific Plan Ordinance may be adopted by the Town Council and become effective.
Upon ordinance adoption, The Crossroads at Gladden will serve as the zoning ordinance for the property. Proposed development plans and
plats must be consistent with this specific plan.
RIVER TERRACE PAD Development Plan 7
Part II. Development Plan
8 THE CROSSROADS AT GLADDEN Development Plan
The Crossroads at Gladden presents a comprehensive vision for the
development of approximately 281 acres located along Interstate
10 between Tangerine and Moore Roads, east of Gladden Farms. It
contemplates providing three land use designations for mixed-use
development that integrates housing, commercial, and
employment opportunities that are needed to sustain the Gladden
Farms master-planned community and strengthen the Town of
Marana's urban fabric by attracting commerce and major
employers. The intent of The Crossroads is to implement the Town
of Marana General Plan with creative development and design
standards that allow a unique project vision that evokes a live-
work-play lifestyle.
This section of the Specific Plan establishes a development
framework for the property with respect to land use type, location,
density, and community character. The Development Plan provides
a method for applying standards and guidance to ensure that the
future built environment meets the needs of the community while
appropriately responding to and considering adopted plans,
adjacent land uses, the natural environment, and site-specific
conditions. The proposed Development Plan will integrate with the
surrounding area with regards to circulation, infrastructure,
aesthetics, and visual character through a unique set of standards
and guidelines that incorporate innovative design techniques and
best practices from Gladden Farms and other successful
communities. These components formulate the rationale for the
Development Regulations presented in Section III.
The Crossroads will function as a governing document by which the
project must adhere to as it moves forward and is designed,
approved, and developed. This affords the Town of Marana control
of the land use and general layout over the course of buildout
subject to the development standards and guidelines of this
document. It also guarantees the developer a basic use by right,
avoiding possible misinterpretation or confusion in the future by
other parties.
The Development Plan and conceptual plans presented herein
intend to set forth an overall development framework for The
Crossroads that furthers the vision of the Town of Marana by:
• Strengthening partnerships amongst the landowners, the
Town of Marana, and ADOT with respect to Marana's
regional transportation corridors;
• Addressing site-specific constraints that currently impact
the site (i.e., watershed impacts and stormwater flows,
etc.);
• Including land use designations that aim to establish a
gateway to Downtown Marana and stimulate economic
development opportunities along the Interstate 10
corridor;
• Providing a flexible Conceptual Land Use Plan that responds
to future market needs and consumer demands; and
• Encouraging an integrated community character through
the provision of development regulations and design
standards that are based on the land uses of adjacent
specific plans.
THE CROSSROADS AT GLADDEN Development Plan 9
In order to create a harmonious development that is
progressive and responsive, a thorough analysis of
adopted Town of Marana plans is critical. It
helps ensure land use compatibility and
orderly growth in furtherance of the Town's
long-term goals. In preparing this specific
plan, the Town of Marana's General Plan,
Make Marana 2040, the Marana Strategic
Plan, and adjacent specific plans, Gladden
Farms II and Tangerine Commerce Park
were thoroughly examined and heavily
drawn upon. The following summarizes
The Crossroads' conformance and
consistency with the above-mentioned
adopted plans.
Ratified by voters in August 2020, the Town of
Marana General Plan, Make Marana 2040, acts as a
blueprint to guide Marana's future growth based on the vision
and goals of the community. The Crossroads at Gladden is
located in the southern portion of the Central Growth Area and
is designated as Master Planned Area (MPA). According to
Make Marana 2040, the Central Growth Area is:
"…envisioned to become the central activity hub in
Marana, featuring event and gathering spaces,
shops, entertainment destinations and employment
opportunities" (Make Marana 2040).
With the integration of a mix of uses at the
southern gateway into 'Downtown
Marana', The Crossroads furthers
the General Plan's vision of
creating an activity hub by
allowing for higher intensity
interstate commerce along I-
10 to attract major employers
to Marana and spur the
development of commercial
services while carefully
integrating transitional uses
moving west to complement
and supplement the housing in
Gladden Farms. It aims to
enhance the Town's ability to
generate tax revenues by
increasing Marana's attractiveness to
major employers that require shovel-
readiness, direct freeway access, frontage,
or visibility. The Town's investment in public
infrastructure in this area has helped position it for this type of
development, and The Crossroads is the mechanism for a
beneficial return on that investment. At the core of this Specific
Plan is the notion of creating development flexibility that
reinforces the Town's vision by providing opportunities that
foster community, orderly growth, and economic
development. The Crossroads is a missing piece to the puzzle of
making Marana the vibrant, active, and diverse Town it aims to
be.
Central
Growth Area
West
Growth Area
North
Growth Area
South
Growth Area
Downtown
Marana
Tangerine Road
Avra Valley Road
Moore Road
Marana Road
Twin Peaks Road Sandario Road Sanders Road Barnett Road
Grier Road Sanders Road Pinal Air Park Road
El Tiro Road Away Road THE CROSSROADS
East Growth
Area
10 THE CROSSROADS AT GLADDEN Development Plan
The Marana Strategic Plan, adopted by Town Council in
October of 2017, outlines the Town of Marana's approach to
addressing community needs through the provision of
exceptional public services, economic stability, and a sense of
place. The Crossroads at Gladden aligns with the Strategic
Plan's five focus area and overarching goals by:
• Seeking to attract and maintain major employers that will
bringer higher paying, higher-skilled career opportunities to
Marana.
• Fostering community identity and sense of place by drawing
from and connecting to the already established and highly
successful Gladden Farms community.
• Investing in the Marana General Plan vision of The
Crossroads being within the Central Growth Area and
gateway to Downtown Marana.
• Anchoring the east end of Gladden Farms approaching I-10
to build upon past, present, and future development in the
area.
• Promoting a healthy lifestyle through the provision of
diverse open space and recreational amenities that
improve land values and continue to make Marana a
desirable place to live, work, and play.
The Crossroads at Gladden is bounded to the west and south
by two specific plans that have played an integral part in
shaping the Town of Marana's central core, the Gladden Farms
II Specific Plan and Tangerine Commerce Park Specific Plan.
Each of these specific plans have presented unique
development standards and design guidelines which have
stimulated residential and commercial development. Drawing
from the residential design standards that have created the
exceptional community of Gladden Farms and the commercial
design standards of the Tangerine Commerce Park that has
brought the Ventana Logistics Facility to Marana, The
Crossroads is envisioned to provide land uses that transition in
intensity based on the intensity of adjacent existing and
planned uses.
While the provisions of the Gladden Farms II Specific Plans and
Tangerine Commerce Park Specific Plan do not apply to this
property, the development standards and design guidelines
presented in each have been incorporated into this Specific
Plan to ensure a cohesive blend between the two
developments.
THE CROSSROADS AT GLADDEN Development Plan 11
The Crossroads at Gladden seeks to be compatible with the existing and planned development in the area, primarily by integrating
development regulations and standards from neighboring specific plans . Exhibit II.C: Neighboring Specific Plans displays the location of each
specific plan boundary in relation to The Crossroads.
Gladden Farms is located west and north of the site and predominantly features single-family residences. As previously mentioned, The
Crossroads will be developed by the same Master Developer that has developed Gladden Farms I and Gladden Farms II. As such, t he
Master Developer will orchestrate the development of The Crossroads to create an integrated center that provides additional housing
options and opportunities for commercial services and employment reflective of design considerations and theming in Gladden Farms.
Effectively establishing transitions in development intensity through the use of building setbacks, landscaping and open space, and location
criteria is paramount to ensuring land use compatibility in an area so close to the interstate that has been primarily develo ping as
residential.
Of note in Gladden Farms II is an anticipated amendment to change
approximately 43 acres of the commercially designated land west
of Clark Farms Boulevard to high density residential to allow for
more housing opportunities in Gladden Farms II. Due to the lack of
interstate visibility, Tangerine Road access and the overabundance
of commercially designated land in area, high density residential is
more suitable at this location. This amendment to Gladden Farms II
will allow the 43-acres to develop with the highest and best uses
based on current market demand and will further provide the
rooftops needed to sustain the transitional, commercial and
commerce park uses proposed by in The Crossroads which presents
more suitable property for commercial land uses.
South of The Crossroads at Gladden lies the Tangerine Commerce
Park Specific Plan, which allows for a variety of uses that generate
commerce, commercial activities, and resource extraction. The
12 THE CROSSROADS AT GLADDEN Development Plan
Crossroads' Commerce Park land use designation was crafted
utilizing the Tangerine Commerce Park Specific Plan's
Commerce Park land use designation as its basis to ensure
development consistency and establish a shared vision for the
area. By establishing a similar land use designation to that
crafted in Tangerine Commerce Park, The Crossroads at
Gladden inherently creates a logical progression of land uses
as you move away from the residential communities of
Gladden Farms toward the commerce hub planned east of
Crossroads Trail near the interchange.
The Rancho Marana Specific Plan, generally located northwest
of The Crossroads, envisions a variety of land uses including a
town center, regional shopping malls, business centers and
opportunities for a range of housing options. The Crossroads
at Gladden aims to further the vision of the Rancho Marana
Specific Plan by contemplating complementary land use and
through the extension of public roads and utilities. The
Crossroads at Gladden provides an opportunity for direct
access to Tangerine Road, and ultimately, I-10 by way of Clark
Farms Boulevard which further establishes a strong corridor
for commercial activity adjacent to the freeway that is not
dependent upon the installation of an interchange at Moore
Road.
Exhibit II.C: Neighboring Specific Plans
Rancho Marana
Specific Plan
Gladden Farms II
Specific Plan
Gladden Farms I
Specific Plan
Tangerine
Commerce Park
Specific Plan
THE CROSSROADS
AT GLADDEN
Tangerine Road
Moore Road
Avra Valley Road
THE CROSSROADS AT GLADDEN Development Plan 13
The Crossroads at Gladden is envisioned as a mixed-use hub that
acts as the southern gateway to Downtown Marana by providing
housing options and commercial uses to promote employment
growth compatible with existing and future residential
development. The Crossroads allows for higher intensity interstate
commerce along I-10 to attract major employers to Marana and
spur the development of commercial services while carefully
integrating transitional uses that decrease in intensity as
development moves toward residential in Gladden Farms. The
Crossroads' proposed uses complement those developing in
Gladden Farms and Tangerine Commerce Park and offer
opportunities to provide more diverse residential products, new
commercial services, and employment-generating uses at a
prominent location in the Town.
As demonstrated in Exhibit II.D: Conceptual Land Use Plan, The
Crossroads at Gladden contemplates three land use
designations/planning areas (Transitional, Commercial, and
Commerce Park) that create a gradual transition of land use
intensity as you move from the predominantly residential
community of Gladden Farms to the interstate. Each land use
designation has been thoughtfully crafted to reflect the overall
intent of The Crossroads at Gladden Specific Plan and the Town of
Marana General Plan while providing a variety of residential and
non-residential uses. Primary access to The Crossroads will be
provided by Tangerine Road, an existing arterial road, and two
proposed roads: Clark Farms Boulevard and Crossroads Trail.
The residential uses within The Crossroads will afford numerous
market-rate housing options, including traditional detached single-
family homes, and attached single-family homes on varying lot sizes
as well as multi-family residential options. Densities of the
residential uses will vary, as will the size and character of the
housing products offered. The overall densities of the residential
uses will be reflective of the surrounding residential parameters
outlined in the Gladden Farms II Specific Plan with slight increases
to appropriately transition land use intensity given The Crossroads'
capability of attracting high intensity interstate commerce.
The non-residential uses proposed within this Specific Plan will
complement the existing residential communities located west of
the site as well as future residential development located within
The Crossroads by providing residents with localized services and
retail opportunities to satisfy daily needs and reduce the amount
of vehicle miles traveled to obtain such services. Additionally, the
proposed non-residential uses are anticipated to provide
opportunities for commerce and job growth.
Each of the three land use designations provide development
flexibility that is responsive to an everchanging economic market
so that the Master Developer and future end-users can adapt to
specific market conditions within a timely manner while still
preserving the intent and guiding vision of the specific plan. The
following
provides a brief
description of
each land use
designation, and
the table to the
right outlines
each use's area.
Land Use Designation Acreage
Transitional (TR) 232
Commercial (C) 12
Commerce Park (CP) 26
Other (potential right-of-way dedication) 1
Total 281
14 THE CROSSROADS AT GLADDEN Development Plan
The TR portion of The Crossroads at Gladden contains an area approximately 232 acres in size and occupies majority of The Crossroads
planning area (refer to Exhibit II.D: Conceptual Land Use Plan). The TR designation aims to provide a variety of uses that promote
commerce, job creation, and a range of housing while providing logical transitions in scale and intensity moving away from the interstate.
The residential uses and densities contemplated in the TR land use designation are consistent with the high-density residential uses
presented in Marana Town Code and Gladden Farms II Specific Plan. Appropriate transitions between the residential and non-residential
uses will be established via building setbacks, screening and landscape buffers as prescribed by the standards listed with this Specific Plan
or the Marana Town Code based on end-users.
With a high level of visibility from I-10 and direct access from Tangerine Road and Clark Farms Boulevard, the TR land use designation is a
prime location for commercial and personal services, medical and professional offices, retail and food service, and warehousing and
distribution centers.
THE CROSSROADS AT GLADDEN Development Plan 15
As depicted in Exhibit II.D: Conceptual Land Use Plan,
the C land use designation occupies an approximately
12-acre area located at the northeast corner of
Tangerine Road and Clark Farms Boulevard. This land
use designation aims to provide opportunities for
commercial uses that primarily serve the existing
residents of the Gladden Farms community and the
future residents of The Crossroads. Residential land
uses are not permitted in the Commercial planning
area.
The CP portion of The Crossroads consists of an
approximately 26-acre area sandwiched between
Crossroads Trail, Interstate 10, and property with a
similar land use designation in the Tangerine
Commerce Park Specific Plan (see Exhibit II.D:
Conceptual Land Use Plan). The CP land use
designation aims to provide opportunities for
regional and local commercial and major
employment, including professional and medical
offices and limited manufacturing uses that
complement the commerce park while supporting
The Crossroads' Transitional uses planned west of
Crossroads Trail. Residential uses are not permitted
in the Commerce Park planning area.
16 THE CROSSROADS AT GLADDEN Development Plan
Exhibit II.D: Conceptual Land Use Plan
Gladden Farms II Specific
Plan Commercial
(Pending High Density
Residential)
Tangerine Landfill
(Permanently closed)
Tangerine Commerce Park
Resource Extraction
Tangerine Road
TRANSITIONAL
(232 AC)
COMMERCE
PARK
(26 AC)
COMMERCIAL
(12 AC)
The Crossroads at Gladden
Transitional (TR)
Commercial (C)
Commerce Park (CP)
SCALE: 1” = 800’
Potential
Right-Of-Way
Dedication
(1 AC)
Tangerine Commerce Park
Commerce Park
Tangerine Commerce Park
Commerce Park
Gladden Farms II
Specific Plan
Commercial
Gladden Farms II Specific Plan
Commercial
(Pending High Density Residential)
Gladden Farms II
Specific Plan
Commercial
Gladden Farms II
Specific Plan
Transitional
Gladden Farms II
Specific Plan
Commercial
Mandarina Specific Plan
THE CROSSROADS AT GLADDEN Development Plan 17
As displayed on Exhibit II.E.1: Conceptual Circulation Plan, ingress/egress to The Crossroads at Gladden will be provided through established
access points on Tangerine Road and via proposed access points on Eastbound I-10 Frontage Road, Clark Farms Boulevard and Crossroads
Trail. Tangerine Road and Clark Farms Boulevard are both classified as arterial roadways and will serve as the backbone for the main circulation
into The Crossroads’ C and TR planning areas. The proposed Crossroads Trail serves as a collector formalizing entry into the CP planning area
and connecting the existing I-10 Frontage Road to Tangerine Farms Road. Regional circulation includes access and connectivity to the I-10
interchange via Tangerine Road.
With the exception of those predetermined access points on Tangerine Road, all access points and alignments are conceptually located and
subject to change at time of development upon further traffic analysis. Driveways and access points will be provided in accordance with Town
spacing and separation standards and shall not be placed in the influence area of a traffic signal. Any access point onto Eastbound I-10 Frontage
Road shall be determined in coordination with ADOT and shall be located beyond the specified interstate gore point. It should be noted that
ADOT may require Eastbound I-10 Frontage Road to become one-way.
As shown in Exhibit II.E.2: Tangerine Road Improvements, Tangerine Road is a 250-foot arterial street that accommodates a 4-lane divided
road with a raised landscape median in the center, a 90-foot landscape buffer and 8-foot trail on the south side of the road, and a 20-foot
landscape buffer with sidewalks on the north side. As part of the improvement process, three curb cuts were installed to provide full access
into The Crossroads at Gladden. An additional curb cut was provided at the southwest corner of The Crossroads to facilitate C lark Farms
18 THE CROSSROADS AT GLADDEN Development Plan
Boulevard. The 20-foot landscape buffer and sidewalk located on the north side of Tangerine Road will be installed as the southern perimeter
of The Crossroads adjacent to Tangerine Road develops. In the event that additional access points are necessary to accommodate an end-
user, the Master Developer or a future end-user will coordinate with the Town of Marana Engineering and Traffic Division to determine final
locations and appropriate access management (right-in/right-out) based on future analyses submitted by the developer.
The interchange with Tangerine Road is an important access point and improvements to the interchange may be necessary in order for the
traffic interchange to operate adequately with the new trips generated by the development. Any specific improvements and phasing of the
improvements will be recommended by the Town based on traffic impact analyses submitted by the Developer.
Additionally, the need for traffic signals will be recommended by the Town based on Traffic Impact Analysis submitted by the Developer.
Traffic signal spacing shall not be any closer than one-quarter mile.
Clark Farms Boulevard is a planned arterial roadway that has an anticipated 150-foot right-of-way with four travel lanes. Half of the planned
right-of-way width for Clark Farms Boulevard was dedicated to the Town with adoption of Gladden Farms II. The remaining right-of-way will
be dedicated at time of platting and/or development. Clarks Farms Boulevard from Tangerine Road to Moore Road will be constructed based
on final end-users and future TIAs. Final roadway requirements and configuration will be determined in conjunction with the Town of Marana
Traffic Engineering Division at the time of development.
Currently, Crossroads Trail lies within an easement that traverses the subject property connecting Tangerine Road to the Interstate 10
Frontage Road. As part of this process, Crossroads Trail will serve as collector roadway until a more permanent road configuration is
determined in coordination with the Town of Marana and ADOT. While the final roadway requirements and configuration will be determined
at the time of development in conjunction with the Town of Marana based on end-users and the findings of future TIAs, it is envisioned that
Crossroads Trail will contain two travel lanes, multi-use lanes, center turn lane, landscaping, and sidewalks on both sides in a 90-foot right-of-
way consistent with the Town of Marana 2020 Subdivision Street Standards.
Circulation internal to each land use will be provided in accordance with the Town of Marana Standard Details and the 2020 Subdivision Street
Standard based on future traffic impact analysis.
THE CROSSROADS AT GLADDEN Development Plan 19
Exhibit II.E.1: Conceptual Circulation Plan
`
Tangerine Road
Potential
Right-Of-Way
Dedication
(1 AC)
SCALE: 1” = 800
The Crossroads at Gladden
Transitional (TR)
Commercial (C)
Commerce Park (CP)
Existing Access Points
Proposed Access Point*
*Final location and number of access points will be
determined at the time of development based on
future end-users and TIAs. Access points proposed
on N I-10 Frontage Road shall be determined in
coordination with ADOT.
Proposed 90’
Collector Road
Proposed 150’
Arterial Road
20 THE CROSSROADS AT GLADDEN Development Plan
Exhibit II.E.2: Tangerine Road Improvements
Segment of Tangerine Road adjacent to The Crossroads Specific Plan. The intent of this exhibit is to display the proposed and existing
improvements to Tangerine Road and is provide a representation of what the entire Tangerine Road frontage will contain upon development
of The Crossroads.
Existing Curb Cut
(Clark Farm Bl alignment / full access)
20’ Landscape Buffer and Sidewalk Area (to
be installed with the development of The
Crossroads along the entire project frontage)
Landscape Median
90’ Landscape Buffer
8’Multi-Use Path
Existing Curb Cut
(Full access) 250’ Right-of-Way Existing CMID
Canal
Tangerine Road
Tangerine Road
THE CROSSROADS AT GLADDEN Development Plan 21
Open space and recreation in The Crossroads vary depending on
the planning area and land use intensity. Generally, the Commercial
and Commerce Park planning areas and land closer to the freeway
has less open space and recreation than future residential
communities that may develop in the Transitional planning area
next to Gladden Farms. Opportunities for pedestrian and bike
connections shall be provided within future residential
developments via sidewalks, multi-use paths and bike lanes
provided in the street network, drainageways, landscape buffers,
and other open space. These connections provide convenient
access to parks and other recreational amenities within The
Crossroads and neighboring areas, thereby promoting healthy
lifestyles through recreation and leisure. Internal pedestrian
circulation will be provided via sidewalks, pedestrian paths and
access routes within non-residential developments as required by
the Town of Marana Commercial Design Standards and other
applicable standards of the Marana Town Code.
Recreation areas are provided in accordance with the Marana
Town Code Section 17-5-3 for any residential development
proposed within the TR planning area. Non-residential uses are not
required to provide any recreation areas or open space. Adjacent
drainageways and open space areas improved with walking and
biking paths and other recreational amenities may be counted
toward recreational square footage requirements.
Recreation areas within future residential developments in the TR
planning area may tie directly or indirectly into the greater open
space paseo system defining the Gladden Farms community via
proposed sidewalks or paths in future rights-of-way within each
future development (indirectly) or future paseos, landscape
buffers, or drainageways that are installed within residential
communities (directly). Similar to open space throughout the
Specific Plan, parks are wrapped into the land planning of
residential blocks. Depending on the park size, it may feature lawn
areas, ramadas, ball courts, picnic areas, dog parks, or restrooms.
Open space and parks will be maintained by a future homeowners’
association established by the Master Developer or its successors.
22 THE CROSSROADS AT GLADDEN Development Plan
Like Gladden Farms, an extensive open space paseo system is
anticipated within future residential developments in the TR
planning area to accommodate drainage while linking all Specific
Plan areas to the regional trail system. The open space system will
be installed by the Master Developer and maintained by the future
community association. The paseos will include a minimum 12-foot
shared-use path for pedestrians and bicyclists. The path will
meander through open space areas, creating a visually appealing
trail network to enhance the users' experience and add value to the
community. The paseos will be landscaped with drought-tolerant
vegetation with some areas of turf to aid in the drainage of the
property. The turf will be used in limited areas and shall have
smooth curving edges rather than engineered straight lines. Refer
to the Paseo with Drainage illustration provided in Part IV.A.6 of
this specific plan. Future paseos provided within residential
developments shall be designed in coordination with the Town of
Marana Parks and Recreation Department to ensure connectivity
with existing and planned trails is achieved.
Gladden Farms has established a strong landscape theme by
combining urban design with elements that pay homage to the
historic agricultural setting to create a suburban community
honoring Marana's heritage. The Crossroads' landscape concept
continues this pattern by blending in a more urban landscape
suitable for the intended land uses. Landscape is divided into two
applications: residential and non-residential. The residential
landscape continues themes from Gladden Farms through The
Crossroads by extending Gladden's existing character and utilizing
a similar planting palette. The non-residential landscape is intended
to complement the more intense commercial, employment, and
other land uses within The Crossroads. Elements within the non-
residential landscape draw upon themes established in Gladden
Farms, with a more structured and impactful configuration.
Elements such as paseos and complete streetscapes tie the
residential and non-residential landscapes together, forming a
cohesive, blended theme.
THE CROSSROADS AT GLADDEN Development Plan 23
As mentioned in the Development Capability Report (refer to the
Appendices), there are off-site flows from the culvert under I-10
that are likely to affect The Crossroads from the east. The existing
reinforced concrete box culvert (RCBC) is partially buried, and its
outflow is partially blocked by the Eastbound I-10 Frontage Road.
The nature and quantity of these flows will be further evaluated in
the drainage report(s) prepared for the frontage road design
and/or the development of the Specific Plan. The necessary
improvements to convey the flows will be determined at that time
and will be incorporated into the drainage improvements for the
frontage road and/or the development.
The Crossroads at Gladden will accept the existing runoff and
discharge the onsite flows in a manner similar to the pre-
development conditions. In order to accomplish this, a retention
basin and/or underground retention basin system will be required.
The storage volume required must meet the Town of Marana
Development Requirements for Drainage in Northern Marana.
Therefore, 94 acre-feet of storage will be required. Using a
maximum basin depth of 2.5 feet requires the basin's total surface
area to be 38 acres (1,655,000 square feet). The storage volume
for each development area will be prorated based on the areas for
each user and provided within each development area.
The existing flows for each development area will be
accommodated by the appropriate drainage facilities so there will
not be significant encroachment onto other development areas.
These facilities will be shown on the development plan/preliminary
block plat and in the drainage report. The improvements will not
modify the existing drainage patterns.
The land that comprises The Crossroads is flat with no significant
topography. The Specific Plan's perimeter is highly visible from
adjacent roadways, specifically I-10, Tangerine Road, and the
future Clark Farms Boulevard. Residential development adjacent to
these roadways will be screened by landscape buffers and walls
along the street in accordance with the applicable standards listed
in Part III of this specific plan or Title 17 of the Marana Town Code.
Landscaping and screening will be complementary to non-
residential development, where visibility from roadways is desired.
See Traffic Impact Analysis prepared by Rick Engineering Company
and submitted under separate cover.
24 THE CROSSROADS AT GLADDEN Development Plan
The subject property is located within an area that may contain
suitable habitat for the Western Burrowing Owl or other protected
species. While no evidence of significant habitat has been found on
the neighboring developed properties, a survey will be prepared
within 30 days prior to grading.
The Town of Marana provides sewer service through the
Tangerine Downtown Sewer Conveyance System located along
the Tangerine Road to the south and the Clark Farms Boulevard
future alignment. Preliminary discussions with Marana Water
have indicated that capacity is available to support The
Crossroads, however, it is not guaranteed as it is limited and
granted on a first-come, first-served basis.
Marana Water serves the site. A new booster station is
currently under construction that will provide water to future
site development. The booster station is located across
Tangerine Road south of the site's southwest corner.
Construction is scheduled for completion in June of 2021. A
new 250,000-gallon reservoir will also be built in conjunction
with the booster station to ensure water capacity. An
approximate 1½-acre site is needed to locate the new reservoir.
At this time, a location for the reservoir has yet to be
determined.
Non-potable water will be provided by the Cortaro Marana
Irrigation District (CMID) per a forthcoming agreement with
CMID for common areas, recreation areas and public facilities.
The property lies within the boundaries of the Cortaro-Marana
Irrigation District and will continue to be subject to the District’s
property tax assessment. There are no District facilities within
the property, although a major District irrigation canal exists
parallel to the eastern boundary of the property along
Eastbound I-10 Frontage Road. Undergrounding of the canal if
required by CMID, will be determined at the time of
development in coordination with CMID.
Southwest Gas Corporation has existing facilities in the area
and will provide natural gas service to the site.
CenturyLink and Comcast both service the area with internet
and communications infrastructure.
The site is served by Tucson Electric Power.
THE CROSSROADS AT GLADDEN Development Plan 25
Northwest Fire Station #341, located at 10350 West Tangerine
Road, will provide fire protection service to the site.
Marana Police Department serves the area from the
department headquarters approximately 4.5 miles to the
northwest at 11555 West Civic Center Drive.
The site is located within Marana Unified School District
(MUSD). Marana Unified School District has acquired a 15-acre
school site adjacent to The Crossroads across Clark Farms
Boulevard in Gladden II. Schools serving the site include:
• Gladden Farms Elementary School - 11745 West
Gladden Farms (approximately 2 miles to the west)
• Marana Middle School - 11285 West Grier Road
(approximately 4 miles north)
• Marana High School - 12000 West Emigh Road
(approximately 10 miles to the southwest)
If the property develops at its maximum residential capacity, it
is anticipated the project will have approximately 1,200 single-
family residential units and 600 multi-family units at build-out.
This scenario is unlikely given the commercial nature of the
majority of the project as well as the number of non-residential
uses permitted in the Transitional land use designation. The
maximum number of potential students is calculated here to
account for a full residential build-out. MUSD uses the following
multipliers for student enrollment projections (Multipliers do
not account for different housing types):
• Elementary: 0.25 students per home (0.25 x 1,800) =
450 students
• Junior High / Middle and High School: 0.10 students per
home (0.10 x 1,800) = 180 students
According to a review of cultural surveys performed by SWCA,
multiple surveys have been conducted in the past. Surveys
accompanying infrastructure projects, development entitlements,
and academic research efforts have documented cultural resources
in proximity to The Crossroads. Continued disturbance due to
agricultural activity has rendered the likelihood of finding any
culturally significant artifacts low. If any human remains or funerary
items are discovered during construction, the Arizona State
Museum will be contacted pursuant to A.R.S. §41-865.
26 THE CROSSROADS AT GLADDEN Development Regulations
Part III. Development Regulations
THE CROSSROADS AT GLADDEN Development Regulations 27
This section of The Crossroads outlines the Development
Regulations that will be used to implement the Development Plan
and guide development over the life of the project. The intent of
these regulations establishes the character and intensity of
development by prescribing site-specific standards that are
tailored to the unique qualities of the project. The Development
Regulations will govern and provide regulatory zoning provisions
for the land use density, intensities, and location criteria within The
Crossroads and are intended to establish clear minimum
development standards, allow for the orderly progression of
development, and to provide flexibility over time without
compromising the objectives of this specific plan.
These development regulations apply to the 281 acres of land in
The Crossroads. Land use designations within the Specific Plan shall
be as follows:
• Transitional (TR)
• Commercial (C)
• Commerce Park (CP)
All construction and development within The Crossroads at
Gladden shall comply with applicable provisions of the various
codes and regulations adopted by the Town of Marana,
including but not limited to, mechanical codes, electrical codes,
plumbing codes, fire codes, and grading and excavation codes
current at the time of development except for those otherwise
noted herein.
The development regulations set forth in The Crossroads
Specific Plan were crafted utilizing the basic parameters of the
VC and LI zones as prescribed the Title 17 of the Marana Town
Code. Where the Specific Plan varies from the Marana Town
Code or other applicable codes and standards, the Specific Plan
shall be the controlling regulation. In instances where the
Specific Plan is silent in providing development standards or
regulations, the applicable provisions of the Marana Town Code
for the VC and LI zones shall apply based on end user.
Whenever a specific land use has not been explicitly listed as
being a permitted use in a particular land use designation, it
shall be the duty of the Zoning Administrator to determine if
said use is consistent with the intent of the designation and
compatible with other listed permitted uses. In making the
determination required by this subparagraph, the Zoning
Administrator shall use the most recently published North
American Industry Classification System as established by the
U.S. Census Bureau.
The following standards have been assigned to each land use
designation within The Crossroads at Gladden Specific Plan. Each
designation has a list of permitted, accessory, conditional, and
prohibited uses along with design criteria to ensure quality of
design and land use compatibility.
28 THE CROSSROADS AT GLADDEN Development Regulations
Permitted Uses
• Adult foster care homes
• Assisted living homes
• Automotive fuel stations
• Automotive services
• Any use permitted in the Garden Residential Zoning
Group per the Marana Town Code
• Bed and breakfast establishments
• Car washes
• Caretaker quarters
• Childcare facilities and homes
• Commercial vehicle service facilities/ charging
stations
• Distribution centers
• E-commerce facilities
• Educational facilities
• Government / public service facilities
• Group homes
• Hospitals
• Household pets day care and boarding
• Farmers markets and farm stands
• Financial institutions
• Fitness center
• Laboratories
• Laundry or dry cleaner
• Light manufacturing (indoor only)
• Logistics centers
• Long term care facilities
• Medical clinics
• Motels and hotels
• Modular homes
• Mobile food vendor
• Offices
• Places of worship
• Personal services
• Private / charter schools
• Public facilities
• Research and development facilities
• Residential – Multi-family
• Restaurants and food service with outdoor dining,
drive through and wholesale uses
• Self-storage (indoor only)
• Senior care facilities
• Special event venues
• Television, radio, or film studios
• Theaters
• Utility facilities
• Veterinary clinics
• Warehouses
• Wireless communication facilities
Accessory Uses
• Carports and garages
• Parking structures
• Swimming pools, spas, and other related structures
• Sports courts
Conditional Uses
• Automotive sales
THE CROSSROADS AT GLADDEN Development Regulations 29
• Retail establishments
Prohibited Uses
• Any use permitted in the LI zone except those
explicitly listed as allowable in Sections III.C.1.a
through Section III.C.1.c
• Cemeteries or mausoleums
• Manufactured homes
• Transitional housings
Development Standards
Residential – Single Family – Detached
Minimum lot size: 3,000 square feet
Minimum lot width: none
Minimum lot depth: none
Building Setbacks:
Front:
• Front yard: 10 feet (may be reduced to 5
feet with rear-or side loaded garage)
• Front porch: 5 feet
• Front-loaded garage: 20 feet
• Side-loaded garage: 5 feet
Side:
• Side yard: per applicable Town of
Marana Building Code
• Side abutting street: 10 feet
• Accessory structures: 5 feet
Rear:
• Rear yard:10 feet (may be reduced to 5
feet with rear-loaded garage)
• Patio structures: 5 feet if open on three
sides
• Accessory Structures: 0 feet
Maximum building height: 30 feet
Minimum building separation: per adopted Town of
Marana Building Code
Maximum lot coverage: none
Minimum recreational area/common open space per
unit: per Marana Town Code
Minimum private outdoor living area: per Marana Town
Code
Residential – Single Family – Attached / Small Lot Option
Maximum density: 15 units per acre
Minimum area per unit: none
Minimum lot width: none
Minimum lot depth: none
Building Setbacks:
Front:
• Front yard:10 feet (may be reduced to 5
feet with rear-or side loaded garage)
• Front porch: 5 feet
• Front-loaded garage: 20 feet
• Side-loaded garage: 5 feet
30 THE CROSSROADS AT GLADDEN Development Regulations
Side:
• Side yard: per applicable Town of
Marana Building Code
• Side abutting street: 10 feet
• Accessory structures: 5 feet
Rear
• Rear yard: 10 feet (may be reduced to 5
feet with rear-loaded garage)
• Patio structures: 5 feet if open on three
sides
• Accessory Structures: 0 feet
Maximum building height: 35 feet
Minimum building separation: per adopted Town of
Marana Building Code
Maximum lot coverage: none
Minimum recreational area/common open space per
unit: per Marana Town Code
Minimum private outdoor living area: per Marana Town
Code
Residential – Multi-Family
Building Setbacks: 20 feet
Maximum building height: 50 feet
Minimum building separation: per adopted Town of
Marana Building Code
Maximum lot coverage: none
Minimum recreational area /common open space per
unit: per Marana Town Code
Minimum private outdoor living area: none
Non-residential
Minimum Site Area: none
Maximum Floor Area Ratio: none
Maximum Lot Coverage: none
Minimum Building Setbacks:
• Front (Street): 25 feet
• Side: 20 feet
• Rear: 20 feet
• Adjacent to residential: 1 foot for every foot
in building height; half of the setback shall be
landscaped; minimum 25-foot setback with
a minimum 15-foot landscape buffer.
Maximum Building Height: 65 feet. May increase to 80
upon issuance of a Conditional Use Permit pursuant to
Marana Town Code Section 17.3.2.
THE CROSSROADS AT GLADDEN Development Regulations 31
Permitted Uses
• Automotive fuel stations
• Automotive services
• Automotive sales
• Bars
• Car washes
• Financial institutions
• Fitness centers
• Household pets day care and boarding
• Laundry or dry cleaner
• Medical clinics
• Offices
• Packaged liquor stores
• Personal services
• Places of worship
• Private / charter schools
• Public facilities
• Retail establishments (without open air storage)
• Restaurants and food services with alcohol service,
outdoor dining, drive through and wholesale uses
Prohibited Uses
• Residential (single family and multi-family)
Development Standards
Minimum Site Area: none
Maximum Lot Coverage: none
Minimum Site Area: none
Maximum Lot Coverage: none
Minimum Site Setbacks:
• Front: 20 feet
• Side: 20 feet
• Rear: 20 feet
• Adjacent residential: 1 foot for every
foot in building height, half the setback
shall be landscaped; minimum 25-foot
setback with minimum 15-foot
landscape buffer
Street Setbacks
• Tangerine Road: 20 feet
• Clark Farms Boulevard: 20 feet
Maximum building height: 60 feet
Building separation: per applicable building code
32 THE CROSSROADS AT GLADDEN Development Regulations
Permitted Uses
• Any use permitted in TR except for residential uses
• Any use permitted in C
• Any use permitted in the Village Commercial zone of
the Marana Town Code except for residential uses
• Contractor's yard
• Laboratories
• Light manufacturing (indoor only)
• Research and development
• Self-storage (indoor and outdoor)
Prohibited Uses
• Residential (single family and multi-family)
Development Standards
Minimum Site Area: none
Maximum Lot Coverage: none
Perimeter Building Setbacks:
• Front: 30 feet
• Side: 20 feet
• Rear: 30 feet
Maximum building height: 65 feet. May increase to 80
feet upon issuance of a Conditional Use Permit pursuant
to Marana Town Code Section 17.3.2.
Maximum Lot Coverage: none
THE CROSSROADS AT GLADDEN Design Standards 33
Part IV. Design Standards
34 THE CROSSROADS AT GLADDEN Design Standards
The Crossroads at Gladden will adhere to the Residential Design
Guidelines and Commercial Design Guidelines adopted by the
Marana Town Council. This Specific Plan will also adhere to its own
design standards prescribed herein. Together, these design
standards will provide a reference for planning and designing
residential and non-residential uses developed in The Crossroads.
The design standards have been separated into two categories:
Town Enforced and Master Developer Enforced. Standards for all
other categories within this Specific Plan will be reviewed by the
Master Developer and enforced by the Town of Marana, as
applicable.
The architectural character of The Crossroads at Gladden will be
consistent with architectural styles present in northwest Marana
and the desert Southwest. Such architectural styles may include,
but are not limited to, Spanish Colonial, Mission, Spanish Eclectic,
Pueblo, Territorial, Contemporary, Modern, Warehouse-Industrial,
Modern-Industrial or Bauhaus.
All proposed structures in The Crossroads shall be consistent with
the standards contained herein and shall require architectural
approval from the Master Developer. Documentation shall be
submitted to the Town from the Master Developer with
development plan or plat submittals indicating approval prior to
the development of the property.
The intent of these standards is to guide the development of a
specified architectural context and to help in the selection of
materials and colors. The standards are to be used to achieve
project continuity and a standard of quality while establishing a
greater visual identity.
General
The following standards shall apply to the entire Specific
Plan area.
• All architectural styles shall reflect the desert
Southwest including, but not limited to, Spanish
Colonial, Mission, Spanish Eclectic, Pueblo,
Territorial, Contemporary, Modern, Warehouse-
Industrial, Modern-Industrial or Bauhaus.
• Residential and educational facilities must be
provided with insulation or otherwise designed to
reduce the interior noise level to an Ldn of 45
decibels or less.
• Roofs shall be made of tile, slate or concrete
shingles, metal, or other material characteristic of
the style of architecture. All roof styles allowed by
the Town of Marana are permitted.
• Single-family residential land uses shall be
separated from multi-family developments by a
collector street, open space (including the open
space paseo system), drainageways or a 30-foot
landscaped buffer planted in accordance with the
Marana Town Code.
• Single-family and multi-family residential uses shall
be separated from Interstate 10 by a collector
street, open space (including the open space paseo
system), drainageways or a 30-foot landscaped
THE CROSSROADS AT GLADDEN Design Standards 35
buffer planted in accordance with the Marana Town
Code.
• Single-family detached units shall be separated
from non-residential uses by a collector street, open
space (including the open space paseo system), or a
40-foot landscaped buffer, planted in accordance
with the Marana Town Code.
Layout
• Every neighborhood within the Specific Plan shall be
accessible from an open space paseo that is
integrated into the neighborhood design via
sidewalks, bike lanes and/or shared-use paths along
streets.
• All new utilities within or contiguous to the project
site shall be placed underground except for
electrical transmission lines carrying 48 KV or
greater, and those lines that exist within current or
future electrical transmission corridor. CMID canals
that traverse the property shall be undergrounded
if required by CMID.
• Primary entrances to apartment buildings shall be
located so they are easily identifiable from interior
driveways and parking areas.
• Buildings shall be sited to maximize views through
the site to parks, plazas, open spaces, mountains,
etc.
• Front setbacks shall vary on attached units to create
variation in building form.
Design – Single Family Detached
• Exterior design theme and detailing shall be
extended a minimum of 8 feet on the sides of
houses.
• Two-story houses must have at least two distinct
masses (projected or recessed facades) visible from
the street to achieve architectural variation.
• The maximum number of two-story homes within
each single-family subdivision shall be limited to
50% of the total number of proposed homes.
• The minimum street frontage shall be 30 feet for all
single-family detached residential lots.
36 THE CROSSROADS AT GLADDEN Design Standards
Design – Single Family Attached and Multi-Family
• Buildings with facades greater than 100 feet in
length shall be architecturally subdivided into
shorter segments. This can be accomplished
through vertical architectural features, varying the
setback of portions of the building along the main
façade, and change in color or material in
appropriate places. These features should be
placed a minimum of every 25 feet to 50 feet.
• There shall be no more than 6 attached townhomes
in one grouping.
• Outdoor spaces such as balconies, patios, or
porches are required for multi-family and single-
family attached housing projects less than 15 units
per acre.
• Architectural detailing shall be provided on all side
and rear windows.
• Visitor parking shall be provided based on the
results of a Parking Justification Analysis completed
in accordance with Town standards at the time of
platting or development plan submittal.
Garages
• For attached units, 1-car garages are acceptable
with the Zoning Administrator’s approval at the time
of preliminary plat submittal.
• Tandem garages are acceptable for detached and
attached units.
General
• All Town-enforced standards shall also be reviewed
by the Master Developer for compliance.
• A particular style should not dominate the entire
project area, but rather, a cultivated theme should
result in integrating building designs and project
areas, each with their own character.
• The architectural character of each planning area
should be visually perceived from the street.
• All structures and community features shall be
coordinated in architectural materials, details, and
quality.
• Ducts, pipes, gutters, downspouts, and similar
equipment are to be painted to match the surface
of the building or may be painted a complementary
accent color.
• To the extent possible, buildings shall be designed
and oriented to take advantage of solar access.
Layout
• Variations in architectural style, building setbacks,
and street layout shall be incorporated into each
neighborhood design.
• There shall be a diversity of lot sizes and dimensions.
Design - Single Family Detached
• Chimneys shall be rock, stone, brick, or a finish
material (such as stucco) identical to the
THE CROSSROADS AT GLADDEN Design Standards 37
accompanying structure and shall include a chimney
cap.
• Consistent architectural detail and features shall be
provided on side and rear elevations.
• Windows shall be varied and relate to the selected
architectural style.
• The use of front porches is encouraged.
Design—Single-Family Attached and Multi-Family
• Multi-family and single-family attached buildings
shall use compatible architectural characteristics as
adjacent development to blend in and avoid a
monotonous exterior.
• The scale of multi-family buildings should be
compatible when adjacent to existing residential
neighborhoods. A large box-like apartment complex
shall be avoided.
• A variety of heights, colors, setbacks, and stepbacks
are encouraged.
• Four-sided architecture shall be required.
Garages
• Reduce the prominence of the garage by locating it
off the public street for attached units whenever
possible.
• Garage doors must be painted a complementary
accent color to the main building.
• All parking structure/decks (if incorporated with a
multi-family residential only), either free-standing
or attached, shall incorporate the same design
elements as the accompanying structure.
Roof
• Roof design shall be visually integrated into the
overall building architecture.
• Flat roofs shall include proportionately sized
parapet features.
• Attached housing units shall maintain separate
identifiable roof forms.
Layout
• Entrances shall be located along arterial and
collector roads.
• All loading and service areas shall have
appropriately sized screen walls.
• Trash areas shall be centrally located and properly
screened with walls and solid doors similar to the
project architecture design.
• Single-family detached units shall be separated
from non-residential uses by a collector street, open
space (including the open space paseo system), or a
40-foot landscaped buffer, planted in accordance
with the Marana Town Code, provided on the
commercial property.
Design
• Define building entrances through the use of
building recesses, projections, colonnades, space
frames, or other appropriate architectural features.
38 THE CROSSROADS AT GLADDEN Design Standards
• Ducts, pipes, gutters, downspouts, and similar
equipment are to be painted to match the building's
surface or a complementary accent color.
• Primary building entries shall be positioned so they
are immediately identifiable from the interior
driveways and parking areas.
Roofs
• Any roof visible from ground level shall be made of
tile, slate or concrete shingles, wood shingles, or
metal.
• All roof screens shall be continuous.
Exterior Finish Materials
• Permitted exterior finish materials include, but not
limited to, masonry, concrete, tilt-up concrete,
glass, wood, textured or exposed aggregate, stone,
or stone veneer.
• The use of pre-fab, all-metal steel is prohibited.
Finished metal details within architecturally
designed structures may be used.
Storage
• Materials, supplies, and equipment shall be stored
inside a building or behind an architecturally
compatible opaque screen such that they are not
visible from streets and adjacent properties.
Off-Street Loading and Service Areas
• Conceal all service areas and storage areas within
the building, or screen those exterior areas with a
dense vegetative screen, solid masonry or stucco
stud walls, or other opaque screening material that
complements the building's design.
Mechanical Equipment
• Exterior components of plumbing, processing,
heating, cooling, and ventilation systems shall not
be visible to an individual standing on the ground or
from the ground-floor elevation of an adjacent
property.
• Screen roof- and ground-mounted equipment from
all sides. Mechanical equipment must be covered
by continuous grills or louvers.
• Exterior junction receptacles for electrical or
irrigation purposes shall be landscaped to screen
from view in accordance with Tucson Electric Power
standards.
• Exterior receptacles shall be painted to match the
main building or a complementary color to the main
building.
Refuse Containers
• Trash areas shall be retained in central locations.
These locations shall be completely enclosed by a
screen wall with solid doors constructed of
materials and colors that are architecturally
compatible with the main structure(s).
THE CROSSROADS AT GLADDEN Design Standards 39
All Town Enforced standards will also be reviewed by the
Master Developer for compliance.
Layout
• Create plazas, courtyard spaces, and pedestrian
walkways through coordinated placement and
orientation of buildings.
• Buildings should be sited to maximize views through
the site to parks, plazas, open spaces, mountains,
etc.
• Commercial areas shall be pedestrian-friendly and
include pedestrian spaces with amenities such as
furniture. The furniture should be located in a
convenient space that does not obstruct entrances,
exits, or paths.
• Buildings will be designed to minimize the visual
impact of parking lots.
Design
• Commercial buildings shall be encouraged to use a
variety of surfaces, textures, shapes, multi-planed
roofs, and wall articulation.
• Design building mass and fenestration in proper
proportion and scale with the site, I-10, and other
adjacent streets and developments.
• Architectural styles shall follow the agricultural
theme of the Specific Plan and must be approved by
the Master Developer.
• Long (greater than 100 feet in length) unarticulated
building facades should be avoided through the use
of window panels, reveals, recesses, projections,
and other decorative elements such as molding and
arches.
• Building entries may be illuminated with soffit,
bollard, step, or another comparable lighting.
Exterior Finish Materials
• Windows should be of lightly reflective glass, tinted
bronze, blue, or green, or transparent glass.
• Reflective glass may be used to limit the transfer of
heat while maximizing available sunlight for interior
illumination.
• Building materials and landscaping shall be
consistent with adjacent, non-residential buildings
to create an overall sense of unity in design.
40 THE CROSSROADS AT GLADDEN Design Standards
The streets serving The Crossroads at Gladden are designed to create a safe and effective circulation system. The arterial and collector
roads will have multi-use lanes and sidewalks to promote alternative modes of transportation and connectivity to the multi-use trail system
in and around Gladden Farms. Appropriate traffic-calming techniques, designed per the Town's standards and approved by the Town,
may be included in the design. All streets will conform to Town of Marana Street Standards, including curbing and pedestrian /bicycle
accommodation.
Clark Farms Boulevard
Clark Farms Boulevard will be constructed by the Master Developer from Moore Road to the point where it reaches the eastern
property boundary until it terminates at Tangerine Road. Clark Farms Boulevard will have a 150-foot right-of-way to accommodate
four lanes of traffic, ADA compliant sidewalks that are 4- to 6-feet in width, multi-use (bicycle) lanes, landscaped medians, and
landscape strips. Widths of travel lanes, multi-use (bicycle) lanes, landscaped medians, and landscape strips will be provided per the
Town of Marana Standard Details for comparable arterial streets. Dependent upon the results of future TIAs, the intersection of Clark
Farms Boulevard and Tangerine Road may need to be signalized. Final configuration of the roadway and the intersection and
signalization will be determined in conjunction with the Town of Marana at the time of development utilizing the findings and
recommendations of a TIA submitted by the developer.
THE CROSSROADS AT GLADDEN Design Standards 41
Crossroads Trail
Crossroads Trail is currently envisioned to have a 90-foot
right-of-way that accommodates two travel lanes of traffic, a
center turn lane, multi-use lanes, and ADA compliant
sidewalks that are 4- to 6-feet in width, and landscape strips.
Final roadway requirements and configuration will be
determined at the time of development in conjunction with
the Town of Marana based on end-users and the findings of
future TIAs.
Internal Streets
Streets internal to each planning area may consist of collector
streets or local streets constructed in accordance with the Town of Marana Standard Details and 2020 Subdivision Street Standards
based the results of future traffic impact analyses and further coordination with Town of Marana Traffic Division.
Open space within a community contributes to quality of life by offering recreational opportunities and providing a buffer between varying
land use intensities. Similar to Gladden Farms, The Crossroads at Gladden will use a network of sidewalks, multi-use (bicycle) lanes, open
space, and paseos designed to connect all areas of the community. Access to the paseos from backyard gates is prohibited in favor of
access from public areas and streets. The open space and paseo system will be under the control of the homeowners ' association.
Multi-Use Trail
Paseo systems provided within residential developments will feature a multi-use trail. The multi-use trail will provide critical linkage
opportunities to regional trail systems and that the existing Paseo network in Gladden II for pedestrian and bicycle users. Multi-use
trails shall be a minimum of 12-feet wide with 2-foot shoulders and constructed of asphalt or concrete. The trails shall be landscaped
according to the landscape standards outlined herein or the Marana Town Code.
Common Areas
Common areas will be located throughout residential developments in the form of multi-use paseos and neighborhood pocket parks
to be used by all residents within the community. All common areas will be under the control of the homeowners’ association.
42 THE CROSSROADS AT GLADDEN Design Standards
Drainage
Within each paseo, a partially grass-lined
drainage facility will likely be developed. The
grass edge is to be smooth and sweeping but
not following the actual edge of the drainage
improvement. The improvements shall have
smooth, curving edges rather than
engineered straight lines. The slope of the
sides of the channel shall vary and, in most
cases, shall not be steeper than 3:1. If the
drainage channels utilize riprap, adequate
space for trees to grow shall be provided
within the channels.
Irrigation
Non-potable water will be provided by CMID per a forthcoming agreement with CMID and will be available for landscaped open areas,
including the buffer and streetscape areas along arterial and collector roads. Until a non-potable water supply is available, potable
water may be used.
Outdoor Furniture
Street furniture may include trash receptacles, benches, bus shelters, planters, bicycle racks, bollards, and information dis plays.
General
• All trees will be required to meet the Arizona Nurseryman's Association standards as to caliper.
• The Builder shall be responsible for tree installation and the prompt replacement of diseased or dead specimens for a period
of one year from the date of occupancy permit issuance.
• Streetscapes shall be maintained year-round by the homeowners’ association. Deceased plants shall be replaced promptly with
materials comparable in size to existing plants.
THE CROSSROADS AT GLADDEN Design Standards 43
Residential
• The trees are to be 15-gallon minimum or 24-inch box size.
• On corner lots, multiple trees adjacent to rights-of-way within common area, depending on the plat, are required.
• Each front yard is required to have a tree and six shrubs informally planted or ground cover.
• The minimum shrub size shall be one gallon.
Non-residential
• In non-residential areas, there shall be one tree per island per every ten parking stalls. Trees located within landscape buffers,
common areas, or around buildings can satisfy this requirement so long as the trunk of a tree is within 85 feet of a parking stall.
• For every 20 covered parking stalls, a landscape island shall be provided on either side of the covering structure.
• A minimum of 30% of the trees are to be 24-inch box size; the balance shall be a minimum of 15-gallon size.
• No trees or shrubs shall be planted within 10 feet of any commercial entry driveway.
• Service areas shall have a minimum 6-foot high dense landscape screen and a minimum 5-foot high buffer wall or similar
opaque screen.
• Prior to the preparation of a final landscape plan, a landscape architect must review impacts on underground utilities.
• Off-street parking areas shall include a minimum 3-foot screen wall adjacent to parking stalls to screen the parked cars from
the public right-of-way.
Buffers
• Connects to existing pedestrian network with pedestrian path, trail or sidewalk located between separated uses.
• Minimize visual disturbance with use of vertical screen or trellis, may be free standing or incorporated in architecture of non-
residential buildings.
• Incorporate rainwater harvesting in buffer areas through the use of swales, flush curbs, or curb cuts.
Common Areas
• Common areas, paseos and buffers should be planted with drought-resistant plants. Green drought-tolerant plant material is
preferred, and cactus should be minimized.
• Physical structures such as street furniture, recreation amenities, drainage infrastructure and utilities may locate within the
paseos.
• Trees are to be a minimum of 15-gallon size with 25% being 24-inch box or 20-gallon size.
44 THE CROSSROADS AT GLADDEN Design Standards
• Shrubs are to be a minimum of 5-gallon size.
• Groundcovers are to be a minimum of 1-gallon size.
• Orchard areas shall contain a minimum of 20 trees.
• The paseo planting design shall be compatible with streetscape and adjacent development improvements.
• Turf areas are allowed in the paseos.
• Single-family detached units shall be separated from non-residential uses by a collector street, open space (including the open
space paseo system), or a 40-foot landscaped buffer, planted in accordance with the Marana Town Code.
Irrigation
• Irrigation for all landscaping, including streetscapes, buffers, and open space will utilize a non-potable water system provided
by CMID per a forthcoming development agreement. Until the supply is in place, potable water may be used.
Project Entry
• Project entry monuments for The Crossroads at Gladden will be constructed by the Master Developer. There will be two types
of entry monuments, Major and Minor. The Major monuments will help establish primary entrances to the development along
Tangerine Road and Clark Farms Boulevard. The Minor monuments will announce the secondary entries along Crossroads Trail.
• For traffic visibility purposes, no structure between 30 and 72 inches in height relative to the adjacent roadways shall be placed
within an intersection's sight visibility triangles.
Residential Developments
• Each entry into a residential development will be unique in character but will have common elements that tie into the overall
community theme.
• Each residential development shall have a minimum of one primary entry feature and may have more than one secondary or
tertiary entry feature. Entry features shall comply with the Town of Marana sight visibility triangle requirements. The residential
entry monuments shall be approved by the Master Developer and built by the Builder.
THE CROSSROADS AT GLADDEN Design Standards 45
Non-Residential Developments
• Commercial developments may have their own entry monumentation but must have common elements that tie into the overall
community theme. Perimeter walls that are developed along arterial or collector edges shall be compatible with entry
monumentation by incorporating similar materials.
Signs are an essential element within a planned community because they provide a sense of identity and visual orientation. They provide
visual communication for residents and visitors while reflecting an image of connectivity throughout the community. Signs s hould be
designed with the character of development and should be at a consistent scale and style throughout the community. Two freeway signs,
up to 65 feet in height, may be provided along Interstate 10. Final design and location of all signs shall be determined through the
submission of Planned Sign Program at the time of development and shall adhere to Chapter 17-10 of the Marana Town Code. All signs
within The Crossroads planning area shall adhere to Chapter 17-10 of the Marana Town Code.
The following standards apply to all walls and fencing throughout the project. More extensive standards will be submitted prior to any
development.
• All screen walls shall use graffiti resistant paint or materials.
• Two-rail white vinyl fencing may be used in conjunction with certain landscape treatments including entries, orchard areas,
and other formal tree plantings. Other fence types must be approved by the Master Developer.
• Fences of sheet or corrugated iron, steel, aluminum, fiberglass, or any type of chain-link fencing are specifically prohibited.
• Walls constructed at major community entry points and along community streets shall be consistent with the project's theme
area in materials and design.
• Alternative walls and fences within the project area shall be consistent with the architectural theme of the planned area,
reflecting materials and design of the architectural theme and must be approved by the Master Developer.
• The Master Developer shall determine where walls and fencing shall be placed in The Crossroads at Gladden, with the idea to
eliminate walls and fencing as appropriate.
• Walls and fences throughout the project area must
be decorative and consistent with the architectural
theme of the project.
46 THE CROSSROADS AT GLADDEN Implementation & Administration
Part V. Implementation & Administration
THE CROSSROADS AT GLADDEN Implementation & Administration 47
This section of The Crossroads at Gladden outlines the
implementation of the plan during the development of the project
site. It identifies the responsible party to ensure the project is built
in coordination with necessary infrastructure improvements,
providing logical growth and continuity in community design and
character. General administration and Specific Plan amendment
procedures are defined herein.
Part III, the Development Regulations of The Crossroads,
addresses only those areas that differ from the Marana Town
Code. If an issue, condition, or situation arises that is not
covered or provided for in this Specific Plan, those regulations
in the Marana Town Code that are applicable for the most
similar issue, condition, or situation shall be used by the Zoning
Administrator as guidelines to resolve the unclear issue,
condition, or situation.
The implementation of The Crossroads at Gladden is the
responsibility of the Master Developer, the
Builders/Developers, and the Town of Marana.
The Master Developer, Crown West Land Group, 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 community associations
and design review committees to ensure compatibility and is
responsible for recording the Master CC&R's.
The Builder/Developer is the purchaser of a development area,
or portions of a development, and is responsible for building
within their area(s) of ownership and providing all necessary
infrastructure to support the development within said area.
The Town of Marana will be responsible for ensuring all policies
and standards laid out in this Specific Plan are adhered to
during the review, development, and construction of The
Crossroads at Gladden. The Town of Marana is responsible for
the maintenance and management of all dedicated public
roads, parks, and infrastructure.
All development plans and subdivision plats within The
Crossroads shall be subject to and implemented through the
review and approval process adopted by the Town of Marana.
In addition, all development is subject to the building permit
process as outlined by the Town of Marana.
Prior to submitting preliminary and final subdivision plats
and/or development plans to the Town, applicants must submit
all plans to the Master Developer for approval. The Master
Developer and any community association formed by the
Master Developer reserves the right to review any design or
architectural aspect of the development that affects the
exterior appearance of any structure or area of land. This
includes the review of signage, landscaping, entry features,
street standards, and architecture for conformance with the
Development Regulations and Design Guidelines outlined in
this Specific Plan.
48 THE CROSSROADS AT GLADDEN Implementation & Administration
Phasing shall occur in a logical and cost-effective manner based
on infrastructure expansion, availability of utility services and
market conditions. The project shall be built in several phases,
as market conditions dictate.
Enforcement
The Crossroads at Gladden shall be administered and
enforced by the Town of Marana Development Services
Department in accordance with the provisions of the
Specific Plan and the applicable provisions of the Marana
Town Code.
Amendments
Amendments to The Crossroads may become necessary for
various reasons, including but not limited to, responding to
changes resulting from new development conditions,
financial conditions, and/or responding to the
requirements of potential users or Builders of the property.
The Master Developer, Builders, and the Town of Marana
may request amendments to the approved Specific Plan.
Changes to the provisions of this Specific Plan may be made
in accordance with Section 17-4-15 (D) of the Marana Town
Code.
The Zoning Administrator shall be responsible for interpreting
the provisions of this Specific Plan. Any applicant aggrieved by
the Zoning Administrator's interpretation may request an
appeal to the Board of Adjustment within 15 days from the date
of the interpretation.
If any provision of the development regulations or design
standards are considered ambiguous or unclear, the Zoning
Administrator shall be responsible for interpreting the intent of
the Specific Plan.
Fees will be assessed as indicated by the Town's adopted fee
schedule that is in place at the same time of development.
THE CROSSROADS AT GLADDEN Appendices 49
Part VI. Appendix – Development Capability Report
50 THE CROSSROADS AT GLADDEN Appendix
The following Development Capability Report is prepared in conformance with the Marana Town Code and Rezoning Checklist. It summarizes
the results of a recently completed inventory and analysis study, and was compiled utilizing topographic and hydrologic analyses, responses
from the appropriate governmental agencies, background data, and information gained from visiting the site. The purpose of this study was
to establish and manifest all the factors that directly or indirectly influence development within The Crossroads at Gladden.
As mentioned in Section I.B, the Crossroads at Gladden is located in Marana bordering the west side of Interstate 10 approximately 575 feet
northwest of the Tangerine Road interchange, between Moore Road and Tangerine Road and bounded by Clark Farms Boulevard (future
alignment) on the west. Currently, it is vacant land used for agricultural purposes with no structures on the property.
Tangerine Road
Eastbound I-10
Frontage Road
THE CROSSROADS AT GLADDEN Appendix 51
The site is currently zoned F – Specific
Plan (The Shops at Tangerine and I-10
Motorplex). Several Specific Plans
surround the site. The main portion of
Gladden II is located to the west. To
the south lies the Tangerine
Commerce Park Specific Plan. To the
east across Interstate 10 is the
Mandarina Specific Plan. The Rancho
Marana and Tortolita Shadows
Specific plans are located to the
north. Large Lot and Designated
Floodplain Zones are located to the
southwest. Also, east of I-10, a
portion of the Transportation
Corridor Zone falls within one-quarter
mile of the site.
Zone – F
Mandarina
Specific Plan Zone – F
Gladden II
Specific Plan
Zone – F
Ranch Marana
Specific Plan
Zone – F
Tortolita Shadows
Specific Plan
Zone – F
The Shops at Tangerine and
I-10 Motorplex Specific Plan
Zone – E
Tangerine Farms Road
Zone – D
Zone – F
Tangerine Commerce Park
Specific Plan 1/4 Mile Radius Zone – C
Zone – AG
Exhibit VI.C.1: Zoning
52 THE CROSSROADS AT GLADDEN Appendix
The Make Marana 2040 General Plan
designates the site as a Master Planned Area
due to the existing Specific Plan zoning. Master
Planned Area designations surround the site to
the north, east, south, and west consistent with
adjacent Specific Plans. Properties to the
southwest across Tangerine Road are
designated Employment. The areas east of the
I-10/Tangerine interchange are designated as
Commercial land use.
Tangerine Road 1/4 Mile Radius Exhibit VI.C.2: General Plan Land Use Designations
THE CROSSROADS AT GLADDEN Appendix 53
As previously mentioned, the site is currently
vacant. Like Gladden Farms, the land has
been cultivated to grow cotton and other
crops for years. Portions of Gladden II
immediately to the west remain undeveloped
farmland. However, several subdivisions are
in various stages of platting. Northwest Fire
Station 341 located at 10350 West Tangerine
Road is currently the only development
within a ¼-mile to the west. To the south
across Tangerine Road is the Ventana Medical
Systems Logistics Center, Granite
Construction aggregate facility, and farmland.
Ventana is currently processing an expansion
of its facility. A QuikTrip convenience store
and gas station are currently under
construction at the northwest corner of the
Tangerine Road and I-10 interchange. Across
I-10 to the east and north is also vacant,
undeveloped land.
Subdivisions
1 Gladden Farms Blocks 28 & 34
2 Gladden Farms Block 37
3 Gladden Farms Block 42
4 Tangerine & I-10 Lots 1-10
Tangerine Road
1
2
3
4
4
4
4
Exhibit VI.C.3: Existing Land Use
1
1
Residential
Commercial
Future
School Site
54 THE CROSSROADS AT GLADDEN Appendix
There are no wells on the site.
There are two existing wells
located on neighboring
properties to the west and south.
The image to the left displays
approximate locations of the
wells based on publicly available
data.
Tangerine Road
Exhibit VI.C.4: Well Locations
THE CROSSROADS AT GLADDEN Appendix 55
Under cultivation for many years, the site is
flat and slopes gradually from an elevation of
2,036 feet in the southeast corner to 2,016
feet in elevation at the north corner. The 20-
foot elevation change occurs uniformly
across the site, as shown in Exhibit VI.C.5:
Existing Topography. There are no hillside
slopes of 15% or greater, rock outcrops, or
other significant topographic features.
The average cross slope (ACS) of the site is
0.7%, as calculated by performing the
following equation:
ACS = I x L x 0.0023
A
Average Cross Slope (ACS)
Interval (I) = 2 feet
Total length of contours (L) = 41,901 feet
Area (A) = 277.7 acres
ACS = 2 x 41,901 x 0.0023
277.7
ACS = 0.7%
Tangerine Road
Exhibit VI.C.5: Existing Topography
56 THE CROSSROADS AT GLADDEN Appendix
The site is located within the Avra Valley Basin. The Santa Cruz River is located approximately ¾ of a mile south and 1 ½ miles west of the
site. The Central Arizona Project (CAP) canal is located approximately ¼ of a mile east of the site. There are no other rivers, lakes, or other
surface water features on the site. The following section includes the preliminary analysis of predevelopment on-site and off-site
hydrologic characteristics and water resources.
Off-site Watersheds
Some off -site flows from the culvert under I-10 are likely to affect the
subject property from the east, although this existing RCBC is partially
buried, and its outflow is partially blocked by Eastbound I-10 Frontage
Road. The existing concrete-lined irrigation ditch along the eastern
property boundary that presently may divert and block any off-site
flows that might get over the frontage road, may not provide future
protection because some of these irrigation canals might be either
culverted or removed. The nature and quantity of these flows will be
further evaluated in the drainage report(s) prepared for the future
frontage road design and/or 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 frontage road and/ or the development.
Off-site features that may affect or be affected by the site
The off-site man-made features that impact the site are Tangerine
Road located along the southern site boundary, Interstate 10 and the
CMID canal, located along the eastern site boundary. These
improvements limit the flows onto the project site since they
incorporate culverts, channels, and other drainage structures.
THE CROSSROADS AT GLADDEN Appendix 57
On-site Hydrology
The on-site watershed drains from the southeast
to the northwest and crosses the site as a sheet
flow. The project site is located within a balanced
basin.
1) Areas of Sheet Flooding and Average Depth
With an area of approximately 281 acres, the
design flow across the project site was
approximated to be 412 cfs. This runoff flows
across the site with a flow depth of about 6. 6
inches in a sheet -flow pattern, discharging
across the northwesterly corner of the
property where a detention/ retention basin
may be installed.
2) Federally Mapped Floodways and Floodplains
According to the FEMA LOMR Case No: 02- 09-
1039P, the project site is located within a
"Shaded" Zone X. FEMA defines this zone as
areas of 0.2% annual chance flood; areas of
1% annual chance flood with average depths
of less than 1 foot or with drainage areas less
than 1 square mile; and areas protected by
levees from the 1% annual chance flood.
58 THE CROSSROADS AT GLADDEN Appendix
The site is devoid of natural vegetation. The property
has been under cultivation for decades; therefore,
any native plants were removed long ago. Pima
County GIS Vegetation Cover layer classifies the site
as agricultural/bare ground. There are no significant
cacti, groups of trees, or riparian communities on-
site.
Tangerine Road
Exhibit VI.C.7: Vegetative Communities
THE CROSSROADS AT GLADDEN Appendix 59
The Arizona Game and Fish Department's
(AZGFD) online review report identifies 7
special status species as occurring within 3
miles of the site. Additionally, the report's
wildlife model shows a connectivity corridor
crossing the southern portion of the site due
to its proximity to the Santa Cruz River.
Existing site conditions, including the fact
the site has been completely disturbed for
many years, and its location on the north
side of Tangerine Road, a major arterial, are
contrary to this classification. The full
AZGFD report is submitted separately.
60 THE CROSSROADS AT GLADDEN Appendix
Like the rest of Gladden Farms, the site has been
repeatedly graded for decades with soils being
disturbed for annual crop cultivation. The site
consists of loams with varying amounts of silt and
sand. Soils described in the map are based on the
best available USGS soil data. Dominant soils include:
Vinton-Anthony Sandy Loams:
Vinton is a sandy, mixed, and thermic (Alluvial).
Vinton soils are deep and well drained. Typically,
they have brown loamy sand surface layers 15 to 40
cm (6 to 16 in) thick and yellowish-brown loamy sand
or loamy fine sand subsurface layers to 150 cm (60
in) or more. Vinton soils occur on floodplains with
slopes of 0 to 2 percent. These soils have low
available water capacity and rapid permeability.
They are moderately alkaline and calcareous
throughout. They have slow runoff and a low water
erosion hazard, but they are subject to wind erosion.
The series was established in New Mexico in 1940.
Gila Loam:
Gila is coarse -loamy, mixed (calcareous), thermic
(Alluvial). Gila soils are deep and well drained.
Typically, they have a grayish brown loam surface
layer about 15 cm (6 in) thick. The underlying
material to a depth of 165 cm (66 in) is brown loam,
silt loam, and gravelly sandy loam. Gila soils occur on nearly level to gently sloping floodplains and low alluvial fans with slopes of 0 to 2
percent. These soils have high available water capacity and moderate permeability. They ar e moderately alkaline and calcareous
throughout the profile. Runoff is slow and the hazard of erosion is moderate. The series was established in the Salt River Va lley in 1900
and the name was taken from Gila County.
Tangerine Road
Exhibit VI.C.9: Soil Classifications
THE CROSSROADS AT GLADDEN Appendix 61
The site is flat with no
significant topography.
Prominent views from the site
include the Tortolita and
Catalina Mountains to the
west, Tucson Mountains to
the south, and Picacho Peak
to the north.
Views onto the site are most
prevalent from the adjacent
roadways. The site is highly
visible from I-10 to the east
and Tangerine Road to the
south. Exhibit VI.C.10.a: Photo
Key Map and the
corresponding images in
Exhibit VI.C.10.b demonstrate
current viewsheds.
1
2 4
5
6 8
7
3
Tangerine Road
Exhibit VI.C.10.a: Photo Key Map
62 THE CROSSROADS AT GLADDEN Appendix
Exhibit VI.C.10.b: Viewshed Photos
1- Southwest corner looking north 2 - Southwest corner looking east along Tangerine
Road
3 – Crossroads Trail looking west along Tangerine Road
4 – Crossroads Trail looking northeast toward I-10
THE CROSSROADS AT GLADDEN Appendix 63
5 – Crossroads Trail and I-10 Frontage Road looking south
6 – View from northern corner looking south along western
boundary
7 - Crossroads Trail and I-10 Frontage Road looking
northwest
8 – Looking southeast along I-10 Frontage Road from
northern corner
64 THE CROSSROADS AT GLADDEN Appendix
Interstate 10 forms the Specific Plan's eastern boundary,
with Eastbound I-10 Frontage Road immediately
adjacent to the site. I-10 is a 6-lane freeway with the
Tangerine interchange being the nearest on/off ramp.
Eastbound I-10 Frontage Road is a two-lane, two-way
road connecting several arterials to the Tangerine Road
and Marana Road interchanges. Tangerine Road is a
four-lane arterial running along the southern boundary.
It is divided by a median with left-turn lanes placed at
intervals. Moore Road is the only other existing arterial
within one mile of the site. It is a two-lane road with an
85-foot right-of-way and intersects with the I-10
Frontage Road approximately 850 feet north of the
Specific Plan boundary. Clark Farms Boulevard is a
planned arterial that will be built as Gladden II
subdivisions continue to develop. Crossroads Trail,
which connects I-10 Frontage Road to Tangerine Road is
only a paved access easement. It was created to
maintain the I-10 Frontage Road connection at the time
of the I-10/Tangerine interchange construction. Refer to
the table on the following page for the characteristics of
the arterial streets directly serving this project.
While they are not anticipated to directly serve the
proposed development, Adonis Road and Mandarina
Boulevard are two newly constructed arterials located
on the east side of Interstate 10.
Tangerine Road
Moore Road
Mike Etter Blvd
Exhibit VI.C.11: Street Network
THE CROSSROADS AT GLADDEN Appendix 65
Street Name Tangerine Road Moore Road Clark Farms
Boulevard
(Future)
I-10 I-10 Frontage
Road
Crossroads Trail Crossroads Trail
(Future)
Road Segment I-10 to Midfield
Road
I-10 to Lon
Adams Road
Moore Road to
Tangerine Road
Marana Road
to Tangerine
Road
Marana Road
to Tangerine
Road
Tangerine Road
to I-10 Frontage
Road
Tangerine Road
to I-10 Frontage
Road
Functional
Classification
Arterial Arterial Arterial Urban
Interstate
Easement Collector
Existing ROW 250 feet 85 feet 150 feet 350 feet Portion of I-
10 ROW
60 feet
(Not Dedicated)
90 feet
Travel Lanes 4 2 4 (planned) 6 2 2 3
Speed Limit 45 35 Unknown 75 25/55 35 35
Recorded ADT 10,042 773 Not Available 63,187 1,779 Not Available Not Available
Source/Year ADT
Recorded
PAG 2021 PAG 2020 Not Available ADOT 2019 PAG 2020 Not Available Not Available
Bicycle Lanes Yes No Yes (planned) No No No Yes
Pedestrian Ways Yes No Yes (planned) No No No Yes
Ownership Town of
Marana
Town of
Marana
Town of Marana ADOT ADOT Westcor Marana
LLC
Town of Marana
Surface
Condition
Paved Paved Not Applicable Paved Paved Paved Paved
A Traffic Impact Analysis (TIA) has been prepared by Rick Engineering and submitted under separate cover.
Table VI.C.11: Characteristics of Arterial Streets (Planned and Future) Directly Serving the Site
66 THE CROSSROADS AT GLADDEN Appendix
There are a number of existing and planned
recreation opportunities and trails located
within a one-mile radius of the site.
Marana Heritage River Park is located west of
the subject property along Tangerine Road.
Existing trails within one-mile of the site
include the Juan Bautista de Anza Trail (NH-1)
along the northern bank of the Santa Cruz
River, the Santa Cruz River Park (RP-1) along
the southern bank of the Santa Cruz River,
and the Tangerine Road Greenway (G-1)
along the south side of Tangerine Road. These
trails generally feature an asphalt multi-use
path. The Santa Cruz River Park provides a
connection to The Chuck Huckelberry Loop, a
136-plus mile system of paved, shared-use
paths and buffered bike lanes.
Shared-Use Paths are also planned along
Adonis Road (SUP-5) and along the Tangerine
Road/ Clark Farms Boulevard to connect the
CAP National Recreation Trail to the Santa
Cruz River (CAP National Recreation Trail
Connector Shared-Use Path – SUP-6).
A portion of the CAP National Recreation Trail
(NR-1), which connects the Santa Cruz River
Exhibit VI.C.12: Existing and Planned Recreation 1 Mile Radius Tangerine Road
Marana
Heritage
River Park
Santa Cruz River Park
THE CROSSROADS AT GLADDEN Appendix 67
trails to the Tortolita Mountain trails, is planned along Tangerine Road and Clarks Farm Boulevard (alignment).
Within one-mile of the site on the west side of the I-10, the Wild Burro Trail (MPP-24) exists and the CAP to Preserve (MPP-20) and Cochie
(MPP-23) and Trails are planned. A segment of the Powerline Trail (UC-1) is also located within one-mile on the east side of the I-10.
Submitted separately.
Sewer
The Town of Marana provides sewer service through the
Tangerine Downtown Sewer Conveyance System located
along the western and southern site boundaries.
Water
Marana Water serves the site. A new booster station is
currently under construction that will provide water to
future site development. The booster station is located
across Tangerine Road south of the site's southwest corner.
Construction is scheduled for completion in June of 2021. A
new 250,000-gallon reservoir will also be built in
conjunction with the booster station to ensure water
capacity. A location for the reservoir has yet to be
determined.
Fire Service
Northwest Fire provides fire protection through Station
#341 at 10350 West Tangerine Road, approximately one-
quarter mile west of the site.
Police
Marana Police Department serves the area from the
department headquarters approximately 4.5 miles to the
northwest at 11555 West Civic Center Drive.
Schools
The site is located within Marana Unified School District.
Schools serving the site include:
• Gladden Farms Elementary School - 11745 West
Gladden Farms (approximately 2 miles to the west)
• Marana Middle School - 11285 West Grier Road
(approximately 4 miles north)
• Marana High School - 12000 West Emigh Road
(approximately 10 miles to the southwest)
Public Utilities
• Natural Gas – Southwest Gas Corporation has
existing facilities in the area and will provide natural
gas service to the site.
• The property lies within the boundaries of the
Cortaro-Marana Irrigation District and will continue
to be subject to the District’s property tax
assessment. There are no District facilities within
68 THE CROSSROADS AT GLADDEN Appendix
the property although a major District irrigation
canal exists parallel to the eastern boundary of the
property along the I-10 Frontage Road and parallel
to Tangerine Road (see exhibit on following page).
Existing CMID canals will be undergrounded if
required by CMID.
• Communications – CenturyLink and Comcast both
service the area with internet and communications
infrastructure.
• Electricity – The site is served by Tucson Electric
Power.
THE CROSSROADS AT GLADDEN Appendix 69
Exhibit VI.C.14: Existing CMID Canal
Tangerine Road
The Crossroads
at Gladden
CMID Canal
(approximate location)
70 THE CROSSROADS AT GLADDEN Appendix
The following map combines individual elements detailed in prior sections to illustrate existing on-site constraints. The purpose of the
McHarg Composite Map is to highlight areas that are available for development. As shown, constraints on the site are minimal.
Flow Direction
Tangerine Road
THE CROSSROADS AT GLADDEN References 71
References:
Town of Marana - Make Marana 2040 General Plan – maranaaz.gov
Town of Marana – Municipal Complex Photo – maranaaz.gov
Town of Marana –Parks and Recreation Master Plan 2020-2030 – maranaaz.gov