HomeMy WebLinkAboutGladden Farms II Specific Plan Amendment 3REVIEWED FOR CODECOMPLIANCE
10/29/2021 - cbilow
No. PCZ2104-001 Approved
Specific Plan
Accepted: 12/18/2018
Ord. No.: 2018.023
Gladden Farms II
Specific Plan
Submitted to:
Town of Marana
11555 West Civic Center Drive
Marana, AZ 85653
Prepared for:
Crown West Land Group
333 East Wetmore Road, Suite 250
Tucson, AZ 85705
Prepared by:
The Planning Center
2 East Congress Street, Suite 600
Tucson, AZ 85701
With assistance from:
Rick Engineering
3945 East Fort Lowell Road
Tucson, AZ 85712
Specific Plan Adopted March 7, 2006
Amendment #1 Approval December 18, 2006 (PCZ05028)
Amendment #2 Approval March 6, 2018 (PCZ1708-002)
Amendment #3 Approval September 21, 2021 (PCZ2104-001)
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KELLY, RECORDER
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DEPUTY RECORDER 4trit SEQUENCE: 20212710544
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NO. PAGES:16
SMARA 09/28/2021
TOWN OF MARANAgkIZOV'14:55:44
PICKUP
MARANA ORDINANCE NO. 2021.020
RELATING TO DEVELOPMENT; APPROVING AN AMENDMENT TO THE
GLADDEN FARMS II SPECIFIC PLAN TO REVISE THE LAND USE DESIGNATION
OF BLOCK 38B AND BLOCK 43, GENERALLY LOCATED NORTH OF TANGERINE
ROAD AND WEST OF THE CLARK FARMS ROAD ALIGNMENT, FROM
COMMERCIAL (C) TO HIGH-DENSITY RESIDENTIAL (HDR); APPROVING AND
AUTHORIZING THE MAYOR TO SIGN THE SIXTH AMENDMENT TO THE
GLADDEN FARMS II DEVELOPMENT AGREEMENT AND THE FIRST
AMENDMENT TO THE DEVELOPMENT AGREEMENT REGARDING
DEVELOPMENT IMPACT FEE CREDITS FOR GLADDEN FARMS II
WHEREAS, on March 7, 2006, the Mayor and Town Council adopted the Gladden
Farms II Specific Plan by Ordinance 2006.03; and.
WHEREAS, on December 19,2006,the Mayor and Town Council adopted the first
amendment to the Gladden Farms II Specific Plan by Ordinance 2006.35; and
WHEREAS, on March 6, 2018, the Mayor and Town Council adopted the second
amendment to the Gladden Farms II Specific Plan by Ordinance 2018.006; and
WHEREAS Crown West Realty LLC (the "Property Owner") owns the land
described and depicted on Exhibit A attached to and incorporated in this ordinance by
this reference, located within the Amended Gladden Farms Block Plat, a subdivision of
the Town of Marana, according to the plat recorded in Pima County Recorder's Office at
Sequence No. 20181100137, (the "Rezoning Area"); and
WHEREAS the Property Owner has authorized The Planning Center Inc. (the
Applicants") to submit an application to amend the Gladden Farms II Specific Plan to
revise the land use designation of Block 38B and Block 43, generally located north of
Tangerine Road and west of the Clark Farms Road alignment, from Commercial (C) to
High-Density Residential (HDR); and
WHEREAS the Marana Planning Commission held a public hearing on this
Specific Plan Amendment on August 25, 2021, and voted seven to zero to recommend
that the Town Council approve the amendment, subject tothe recommended conditions;
and
WHEREAS at the time of the Planning Commission's review of this application,
the Applicants were projecting an increase of 100 housing units to the development as a
result of the proposed amendment; the Applicants have now revised that number
Ordinance No.2021.020 1 -
Gladden Farms II Specific Plan
Table of Contents
Gladden Farms II i
Specific Plan
I. Introduction ............................................................................................................................ 1
A. Specific Plan Summary ........................................................................................................ 2
B. Location ............................................................................................................................... 2
C. Authority and Scope............................................................................................................. 2
D. Legal Description ................................................................................................................. 3
II. Development Capability Report ........................................................................................... 1
A. Introduction ......................................................................................................................... 1
B. Existing Land Uses ............................................................................................................. 3
1. Existing On-Site Land Use and Zoning .......................................................................... 3
2. Existing Conditions on Properties within a ¼ Mile Radius ............................................. 4
C. Topography and Slope ........................................................................................................ 9
1. Hillside Conservation Areas ............................................................................................ 9
2. Rock Outcrops ................................................................................................................ 9
3. Slopes of 15% or Greater ............................................................................................... 9
4. Other significant Topographic Features ......................................................................... 9
5. Pre-Development Cross-Slope ....................................................................................... 9
D. Hydrology .......................................................................................................................... 11
1. Off-site Watersheds ...................................................................................................... 11
2. Off-Site Watershed Features ........................................................................................ 11
3. Pre-Development On-Site Hydrology ........................................................................... 11
4. Existing Downstream Conditions .................................................................................. 12
5. Section 404 Permit........................................................................................................ 12
E. Vegetation ......................................................................................................................... 15
1. Vegetative Communities and Associations on the Site .................................................. 15
2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered
Species .................................................................................................................................. 15
3. Vegetative Densities ...................................................................................................... 15
F. Wildlife ............................................................................................................................... 20
1. Presence of State-Listed Threatened or Endangered Species ................................... 20
2. High Densities of a Given Species ............................................................................... 20
3. Aquatic or Riparian Ecosystems................................................................................... 20
G. Soils and Geology ............................................................................................................. 21
1. Soils............................................................................................................................... 21
2. Geologic Features ......................................................................................................... 21
H. Environmental Resources................................................................................................. 23
I. Viewsheds ......................................................................................................................... 23
1. Viewsheds Onto and Across the Site ........................................................................... 23
2. Visibility from Adjacent Off -Site Uses ........................................................................... 23
J. Traffic Circulation and Road System ................................................................................ 30
1. Existing and Proposed Off -Site Streets ........................................................................ 30
2. Existing Access and Rights-of -Way.............................................................................. 30
3. Roadway Improvements ............................................................................................... 32
4. Intersections .................................................................................................................. 32
5. Alternate Modes ............................................................................................................ 33
Table of Contents
Gladden Farms II ii
Specific Plan
K. Recreation and Trails ........................................................................................................ 33
1. Open Space, Recreation Facilities, Parks, and Trails .................................................. 33
L. Cultural Resources ........................................................................................................... 35
1. Location of Resources On-Site..................................................................................... 35
2. Letter from the Arizona State Museum ......................................................................... 35
M. Existing Infrastructure and Public Facilities ...................................................................... 37
1. Sewer ............................................................................................................................ 37
2. Fire Service ................................................................................................................... 37
3. Water ............................................................................................................................. 42
4. Schools.......................................................................................................................... 45
5. Private Utilities .............................................................................................................. 47
N. McHarg Composite Map ................................................................................................... 47
III. Development Plan.................................................................................................................. 1
A. Purpose and Intent .............................................................................................................. 1
B. Objectives of the Specific Plan ........................................................................................... 1
C. Relationship to Adopted Plans ............................................................................................. 2
D. Compatibility with Adjoining Development ......................................................................... 2
E. Land Use Concept Plan ....................................................................................................... 3
F. Grading Concept.................................................................................................................. 9
G. Post Development Hydrology .............................................................................................. 9
H. Environmental Resources .................................................................................................... 9
I. Viewsheds ........................................................................................................................... 9
J. Circulation Concept Plan ..................................................................................................... 9
K. Landscape Concept ........................................................................................................... 12
L. Open Space, Recreation, Parks and Trails Concept ....................................................... 12
M. Cultural Resources ............................................................................................................ 15
N. Infrastructure and Public Facilities .................................................................................... 15
1. Sewer ............................................................................................................................ 15
2. Fire Service.................................................................................................................... 15
3. Water ............................................................................................................................. 15
4. Schools .......................................................................................................................... 15
5. Private Utilities ............................................................................................................... 16
IV. Development Regulations .................................................................................................. 17
A. Purpose and Intent .............................................................................................................. 1
B. General Provisions .............................................................................................................. 1
1. Applicability of Town of Marana Land Development Code ............................................ 1
2. Building Code .................................................................................................................. 1
3. Additional Uses ............................................................................................................... 1
C. Development Standards ..................................................................................................... 2
1. Single-Family Detached 7 (SFD -7)................................................................................. 2
2. Single-Family Detached 6 (SFD -6)................................................................................. 4
3. High Density Residential (HDR) ..................................................................................... 6
4. Transitional Zone (TR) .................................................................................................... 8
5. Commercial (C) ............................................................................................................... 9
Table of Contents
Gladden Farms II iii
Specific Plan
6. Park ............................................................................................................................... 10
D. Design Standards ............................................................................................................. 11
1. Town Enforced Residential Design Standards ............................................................. 11
2. Design Review Committee Enforced Residential Design Standards .......................... 13
3. Town Enforced Commercial Design Standards ........................................................... 14
4. Design Review Committee Enforced Commercial Design Standards ......................... 15
5. Streets ........................................................................................................................... 16
6. Open Space................................................................................................................... 17
7. Landscaping ................................................................................................................. 18
8. Monumentation ............................................................................................................. 19
9. Signs ............................................................................................................................. 20
10. Walls and Fencing ........................................................................................................ 22
V. Implementation and Administration .................................................................................. 23
A. Purpose ............................................................................................................................... 1
B. Proposed Changes to Zoning Ordinance ........................................................................... 1
C. General Implementation Responsibilities ........................................................................... 1
D. Development Review Procedure ........................................................................................ 2
E. Design Review Process ...................................................................................................... 2
F. Phasing ............................................................................................................................... 3
G. Specific Plan Administration ............................................................................................... 3
1. Enforcement .................................................................................................................... 3
2. Administrative Change .................................................................................................... 3
3. Substantial Change ......................................................................................................... 4
4. Interpretation ................................................................................................................... 4
5. Fees ................................................................................................................................ 4
6. Annual Report ................................................................................................................. 4
Appendices .................................................................................................................................... 1
Appendices
A. Tree Palette ......................................................................................................................... 1
1. Arterial and Collector Street Trees ................................................................................. 1
2. Local Street Trees ........................................................................................................... 1
3. Orchard Trees ................................................................................................................. 1
4. Mesquite Bosque Trees .................................................................................................. 1
5. Open Space Trees .......................................................................................................... 2
6. Palm Trees ........................................................................................................................
2
B. Shrub Palette ...................................................................................................................... 3
1. Ornamental Grasses ....................................................................................................... 3
2. Shrubs ............................................................................................................................. 3
3. Ground Covers ................................................................................................................ 3
4. Accents............................................................................................................................ 4
Table of Contents
Gladden Farms II iv
Specific Plan
List of Exhibits
I. Introduction
Exhibit I.B.1: Location and Vicinity Map.................................................................................... I-4
Exhibit I.B.2: Regional Map ....................................................................................................... I-5
II. Development Capability
Exhibit II.A: Development Context ........................................................................................... II-2
Exhibit II.B.2.a: Existing Zoning ............................................................................................... II-5
Exhibit II.B.2.b: Existing Land Use ........................................................................................... II-7
Exhibit II.C: Topography ........................................................................................................ II-10
Exhibit II.D.1: Off -Site Hydrology .......................................................................................... II-13
Exhibit II.D.2: On-Site Hydrology .......................................................................................... II-14
Exhibit II.E.1: Vegetative Communities and Densities ......................................................... II-16
Exhibit II.E.2: Arizona Game and Fish Department Letter ................................................... II-17
Exhibit II.G.1: Soil Associations ............................................................................................. II-22
Exhibit II.I.1(a): Photo Key Map ............................................................................................. II-24
Exhibit II.I.1(b): Site Photos ................................................................................................... II-25
Exhibit II.I.2: Areas of High Visibility ...................................................................................... II-29
Exhibit II.J.2: Existing and Future R.O.W. ............................................................................. II-31
Exhibit II.K.1: Open Space, Trails, and Recreation ............................................................... II-34
Exhibit II.L.2: Arizona State Museum Letter .......................................................................... II-36
Exhibit II.M.1.a: Existing Sewer.............................................................................................. II-38
Exhibit II.M.1.b: Sewer Capacity Letter.................................................................................. II-39
Exhibit II.M.2: Fire Service ..................................................................................................... II-41
Exhibit II.M.3.a: Existing Water Lines and Wells ................................................................... II-43
Exhibit II.M.3.b: Water Service Letter .................................................................................... II-44
Exhibit II.M.4: Schools ............................................................................................................ II-46
Exhibit II.N: Composite Map................................................................................................... II-48
III. Development Plan
Exhibit III.E.1: Land Use Concept Plan ................................................................................... III-6
Exhibit III.E.2: Land Use Designation Map ............................................................................. III-7
Exhibit III.F: Circulation Concept Plan .................................................................................. III-10
Exhibit III.K: Open Space Concept Plan ............................................................................... III-13
Appendix
Appendix A: Legal Description ....................................................................................................A-1
Appendix B: Plant Palette ............................................................................................................B-1
Appendix C: Citizen Participation Plan ....................................................................................... C-1
Appendix D: Design Review Application .................................................................................... D-1
Appendix E: Definitions ................................................................................................................E-1
Table of Contents
Gladden Farms II v
Specific Plan
Appendix F: Development Agreement ........................................................................................ F-1
Introduction
Gladden Farms II I-1
Specific Plan
I. Introduction
Introduction
Gladden Farms II I-2
Specific Plan
A. Specific Plan Summary
The Gladden Farms II Specific Plan establishes comprehensive guidance and regulations
for the development of approximately 636 acres located in Marana, Arizona. The Specific
Plan establishes the development regulations, programs, development and design st andards
required for the implementation of the approved land use plan. The Specific Plan also
provides the parameters to implement the Land Use Plan by establishing policies and
regulations that will replace and supersede the current property zoning and o ther Town
development regulations. The Plan is regulatory and adopted by ordinance.
The authority and preparation of Specific Plans is found in the Arizona Revised Statutes,
Section § 9-461.08. The law allows the preparation of Specific Plans based on the General
Land Use Plan, as may be required for the systematic execution of the General Land Use
Plan, and further, the law allows for their review and adoption. The original Specific Plan was
adopted under the guidance of the Northwest Marana Area Plan a nd the Urban Southeast
Planning Area of the Marana General Plan. This amended specific plan is consistent with the
Make Marana 2040 General Plan approved and adopted on December 10, 2019, as
authorized by public vote in accordance with the Growing Smarter Plus Act of 2000.
The Specific Plan is a tool used to implement Make Marana 2040, the Town of Marana’s
General Plan, at a more detailed site-specific level for a focused area. The Specific Plan
articulates the planning considerations for such parcels and imposes regulations or controls
on the use of such parcels. Gladden Farms II will be designed to accommodate growth in
this area, and at the same time, respect its agricultural and cultural history. The demand for
housing has outpaced the commercial demand in this area. The Gladden Farms II Specific
plan has been amended to respond to market demand and meet this need for more housing
development. This specific plan will provide commercial, residential (may not exceed 2,445
single- and multi-family units combined), and open space areas to support the greater
Northwest Marana community.
B. Location
The Gladden Farms II Specific Plan is bounded by Gladden Farms I on the west, the
Tangerine Road alignment on the south, Moore Road on the north, and the Clark Farms
Road alignment on the east.
C. Authority and Scope
The authority for the preparation of specific plans is found in Arizona Revised Statutes,
Section § 9-461.08. State law allows the preparation of specific plans based on the general
plan, as may be required for the systematic execution of the general plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the
preparation, review, adoption and implementation of specific plans in Marana.
Introduction
Gladden Farms II I-3
Specific Plan
Pursuant to these state statutes 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.
D. Legal Description
See Appendix A: Legal Description.
Introduction
Gladden Farms II I-4
Specific Plan
Exhibit I.B.1: Location and Vicinity Map
Introduction
Gladden Farms II I-5
Specific Plan
Exhibit I.B.2: Regional Map
II. Development Capability Report
Development Capability Report
Gladden Farms II II-1
Specific Plan
A. Introduction
The primary purpose of the Development Capability Report section of the Gladden Farms II
Specific Plan is to present the opportunities and constraints of various physical components
existing on the property. The synthesis and analysis of the existing char acteristics can then
provide a means whereby development occurs in a sensitive and responsive manner to the
physical conditions of the site. The Development Capability Report follows the Town of
Marana requirements provided in 05.06.02(D) Specific Plans A pplication of the Town of
Marana Land Development Code.
Pursuant to such requirements, the following physical components of the site were compiled
to assess the suitability of the property before development:
• Existing Land Uses;
• Topography and Slope;
• Hydrology;
• Vegetation;
• Wildlife;
• Soils and Geology;
• Environmental Resources;
• Viewsheds;
• Traffic Circulation and Road System;
• Recreation and Trails;
• Cultural Resources and
• Existing Infrastructure and Public Facilities.
Northwest Marana is growing rapidly and there are a number of existing and approved
developments in proximity to the proposed Gladden Farms II Specific Plan including the new
Town of Marana Municipal Complex. Approved specific plans include Rancho Marana
Specific Plan (both east and west) Marana Gardens Specific Plan, and Sanders Grove
Specific Plan. Existing developments in the area include Honea Heights, Rillito Vista,
Mulligan’s Acres, and Happy Acres. San Lucas, Gladden Farms I, Vanderbilt, Fianchetto
Farms, Rancho Marana 154, Farm Field Five, and Payson Farms are in various stages of
development.
See Exhibit II.A: Development Context.
Development Capability Report
Gladden Farms II II-2
Specific Plan
Exhibit II.A: Development Context
Development Capability Report
Gladden Farms II II-3
Specific Plan
B. Existing Land Uses
This section of the Development Capability Report identifies the following: existing zoning,
land uses and structures within the site; existing zoning, land uses and structures on
surrounding properties; and other proposed development in the project vici nity.
1. Existing On-Site Land Use and Zoning
The subject site consists of approximately 636 acres that has historically remained
undeveloped and used for agricultural purposes except for two farm homesteads and
one house on the northwest parcel. The first home is located on the southern edge,
the second home is located along the western boundary of the property, and the
house on the northwest parcel is currently being used as the sales center for Gladden
Farms I. Several storage buildings exist on the larger parcel, in addition to the two
homes.
Photo 10: Existing residence in the northwestern quadrant of the property.
Photo 11: Existing residence in the southern portion of the site.
Development Capability Report
Gladden Farms II II-4
Specific Plan
The site is currently zoned for C (Large Lot Zone) according to the Marana Land
Development Code. Zone C allows residential, commercial, industrial, and quasi -public uses
at a density of one unit per 25 acres.
2. Existing Conditions on Properties within a ¼ Mile Radius
a.
Zoning
Zoning within a ¼ mile radius of the project site consists of:
Table 3: Zoning within ¼ Mile Radius
North Specific Plan – Rancho Marana West (undeveloped mix of residential,
commercial, office, public, and recreational uses).
South C (Large Lot Zone); D (Floodplain).
East Specific Plan – The Shops at Tangerine and I-10 Motor Plex
(undeveloped commercial), LI (Light Industrial).
West
Gladden Farms I (R-6 (Single -Family Residential); R-7 (Single-Family
Residential); R-8 (Single-Family Residential); R-144 (Residential); VC
(Village Commercial)); and D (Floodplain). All zones are developed
except for Zone D and Village Commercial.
See Exhibit II.B.2.a: Zoning.
Development Capability Report
Gladden Farms II II-5
Specific Plan
Exhibit II.B.2.a: Existing Zoning
Development Capability Report
Gladden Farms II II-6
Specific Plan
b.
Existing Land Use
The project site is surrounded by vacant, agricultural land to the north and
east. Gladden Farms I to the west is currently built out with residential
development. Commercial development in Gladden Farms I remains
undeveloped. To the south lies the Northwest Fire Distric t Station #341, the
deactivated Tangerine Road Landfill, and a gravel pit.
Table 4: Land Uses within a ¼-Mile Radius
North Vacant -- future residential and commercial (Rancho Marana Specific
Plan has been approved) and Vanderbilt Block Plat (approved)
South Northwest Fire District Station #341, Tangerine Road Landfill (no longer
active ) and gravel pit.
East Pending The Crossroads at Gladden Specific Plan
West Gladden Farms I, residential, vacant commercial; park and open space.
See Exhibit II.B.2.b: Existing Land Use.
Development Capability Report
Gladden Farms II II-7
Specific Plan
Exhibit II.B.2.b: Existing Land Use
Development Capability Report
Gladden Farms II II-8
Specific Plan
c.
Building Heights
The properties to the north and east are vacant. To the south is the
deactivated Tangerine Road Landfill and a sand and gravel operation. The
existing development in the Gladden Farms I subdivision to the west is a
mixture of one- and two-story homes not to exceed 25 feet (30 feet with the
approval of the Marana Town Council). See Photo 12 below in Section f:
Architectural Style of Adjacent Development for examples of development in
Gladden Farms I.
d.
Pending and Conditional Rezonings
The Crossroads at Gladden Specific Plan is currently under review for the
property to the east. This proposed Specific Plan would replace the Shops at
Tangerine and the I-10 Motorplex Specific Plan.
e.
Subdivision/Development Plans Approved
Gladden Farms I is built out except for the commercial parcel at the corner of
Lon Adams and Tangerine Roads. Several blocks from Gladden Farms II are
in various stage the approval process. Final plats are currently under review
for Blocks 28, 33, 34, 37 and 42. Final plats are recorded for Block 27 Phase
II and Block 31.
The Rancho Marana Final Plat was approved by Town Council on July 6,
2004 and adopted with Resolution 2004-154 on December 7, 2004. The final
plat for Blocks 1-13 of the Vanderbilt subdivision was approved by Town
Council on February 15, 2005.
f.
Architectural Style of Adjacent Development
Land to the north and east of the project site is currently vacant. Gladden
Farms I has been built out with one- and two-story single-family detached
homes. The initial phase of Gladden Farms II has been developed under the
same design standards of Gladden I, with more lots coming online in the near
future. At build-
out, the minimum
lot size adjacent to
the project site will
range from 6,000
– 8,000 square
feet. The photo to
the right
demonstrates the
character of the
adjacent
development in
Gladden Farms II.
Photo 12: Homes in the Gladden Farms II subdivision to the west.
Development Capability Report
Gladden Farms II II-9
Specific Plan
C. Topography and Slope
The projec t site has historically been used for agricultural purposes and has previously been
graded. There are no significant topographical features on the property. See Exhibit II.C:
Topography.
1. Hillside Conservation Areas
No hillside conservation areas exist on-site.
2. Rock Outcrops
No rock outcrops exist on the project site.
3. Slopes of 15% or Greater
There are no slopes over 15% on the project site.
4. Other significant Topographic Features
No other topographic features such as protected peaks and ridges exist on -site.
5. Pre-Development Cross-Slope
The average cross-slope is approximately 1/10 of 1%. The grades are generally
conducive to development and should not represent a constraint.
Development Capability Report
Gladden Farms II II-10
Specific Plan
Exhibit II.C: Topography
Development Capability Report
Gladden Farms II II-11
Specific Plan
D. Hydrology
This portion of the Specific Plan includes a description of on-site and off -site pre-development
hydrologic characteristics and water resources.
1. Off-site Watersheds
The site adjoins farm fields on the east and natural desert and the landfill on the
south. The fields slope generally to the northwest and any drainage is sheet flow.
The natural desert slopes west to the Santa Cruz River. The landfill located south of
the site contains any water falling on the site.
Two off -site watersheds impact the site along the eastern project boundary as
depicted on Exhibit II.D.1 Off-Site Hydrology. Watershed I has a drainage area of
243 acres and generates a 100-year design f low of 445 cfs. Off -site Watershed II
has a drainage area of 60 acres and generates a 100-year design flow of 153 cfs.
The runoff for both off -site watersheds is sheet flow that is directed to the northwest
of each watershed via the constructed roads and irrigation channels.
Per the Master Drainage Report for Vanderbilt Farms, an existing culvert under
Interstate 10 discharges (Q100=262 cfs) into the northeastern corner of the project
site. The mentioned report also states that a channel is proposed to discharge the
culvert flow into the Santa Cruz River. The channel has not been constructed and
therefore the flow was considered in this study.
2. Off-Site Watershed Features
There are significant off -site watershed features within the above-described
watersheds that affect the flows onto the site. The off -site watersheds consist of
agricultural fields with 0% impervious surfaces and a vegetative cover density of 5%.
The soils type was determined to be 100% B. Runoff is directed north and south by
the constructed roads and irrigation ditches.
A significant man-made feature is the landfill located along the south property
boundary.
Another major feature located off -site is the Santa Cruz River, which is approximately
1000-feet from the southwest corner of the site. A levee has been constructed along
the north side of the river. The FEMA floodplain is contained within the levee based
on the approved Letter of Map Revision (LOMR) for the Lower Santa Cruz River
Levee, effective date September 16, 2004
3. Pre-Development On-Site Hydrology
The pre-developed on-site watersheds also consist of agricultural fields with 0%
impervious surface and a vegetative cover density of 5%. The soils type was
determined to be 100% B.
Development Capability Report
Gladden Farms II II-12
Specific Plan
The project site contains three pre-developed watersheds as depicted on Exhibit
II.D.2 On-Site Hydrology. Pre-Developed Watershed A has a drainage area of 132
acres and generates a 100-year design flow of 241 cfs. Pre-Developed Watershed
B has a drainage area of 108 acres and generates a 100-year design flow of 205 cfs.
Pre-Developed Watershed C has a drainage area of 440 acres and generates a 100 -
year design flow of 468 cfs. The hydrologic data sheets for Pre -Developed
Watersheds A and B were obtained from the Master Drainage Report f or Gladden
Farms I. There are no defined floodplains.
The LOMR for the Lower Santa Cruz River Levee locates the project site within
Shaded Zone X, which is defined as areas protected by levees from the 100 -year
flood.
4. Existing Downstream Conditions
The Gladden Farms I subdivision is located along the west boundary of the site and
the proposed Vanderbilt Farms subdivision is located north of the project site. Per
the Vanderbilt Farms Master Drainage Report, the runoff combined from Off -site
Watersheds I and II and Pre-Developed Watershed C was determined to be 743 cfs.
When combined with the flow from the existing culverts under Interstate 10, the total
design flow was determined to be 836 cfs. This runoff is conveyed through the Moore
Road right-of -way to the Santa Cruz River. The referenced report states that the
existing Moore Road right-of -way has a conveyance capacity of 862 cfs. Thus, the
runoff generated from the off-site and on-site watersheds will not affect downstream
developments located north of Moore Road.
In addition, per the Master Drainage Report for Gladden Farms I, a berm is proposed
west of the Pacheco Property project site. As a result, runoff generated from Pre-
Developed Watersheds A, B and C will be directed north to Moore Road.
5. Section 404 Permit
The characteristics of Jurisdictional U.S. Waters, such as high water marks or sandy
bottom washes are not present within this project site.
Development Capability Report
Gladden Farms II II-13
Specific Plan
Exhibit II.D.1: Off-Site Hydrology
Development Capability Report
Gladden Farms II II-14
Specific Plan
Exhibit II.D.2: On-Site Hydrology
Development Capability Report
Gladden Farms II II-15
Specific Plan
E. Vegetation
This portion of the G ladden Farms II Specific Plan includes vegetative communities and
associations and wildlife habitats identified within the site.
1. Vegetative Communities and Associations on the Site
The entire project site is classified as Agricultural/Developed/Bare Ground according
to the Pima County Land Information System (PCLIS). The site has historically been
used for agricultural purposes and has been graded entirely. Any native vegetation
that existed on the site has been removed.
See Exhibit II.E.1: Vegetation Communities and Densities
2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or
Endangered Species
There are no significant cacti, trees, or endangered species on the property. Within
a 3-mile radius the Thornber Fishhook Cactus has been known to occur. The project
does not occur within any Proposed or Designated Critical Habitats.
Table 1: Special Status Species within 3-Mile Radius
Name Common Name State
Mammillaria thornberi Thornber Fishhook Cactus SR
State—State of Arizona
SR—Salvage Restricted: collection only with a permit
See Exhibit II.E.2: Arizona Game and Fish Department Letter
3. Vegetative Densities
The project site exhibits little or no density of vegetation as it has been graded for
agricultural purposes.
See Exhibit II.E.1: Vegetative Communities and Densities
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Specific Plan
Exhibit II.E.1: Vegetative Communities and Densities
Development Capability Report
Gladden Farms II II-17
Specific Plan
Exhibit II.E.2: Arizona Game and Fish Department Letter
Development Capability Report
Gladden Farms II II-18
Specific Plan
Exhibit II.E.2: Arizona Game and Fish Department Letter cont.
Development Capability Report
Gladden Farms II II-19
Specific Plan
Exhibit II.E.2: Arizona Game and Fish Department Letter cont.
Development Capability Report
Gladden Farms II II-20
Specific Plan
F. Wildlife
1. Presence of State-Listed Threatened or Endangered Species
No threatened or endangered species occur on the project site, but according to the
Arizona Game and Fish Department the following special status species occur within
a 3-mile radius:
Table 2: Special Status Wildlife Species within 3-Mile Radius
Name Common Name ESA USFS State
Coccyzus americanus occidentalis Western Yellow -billed Cuckoo C S WSC
Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy Owl LE WSC
Sigmodon ochrognathus Yellow Nosed Cotton Rat SC
ESA—Endangered Species Act (1973 as amended)
• C—Candidate: Species for which USFWS has sufficient information on biological
vulnerability and threats to support proposals to list as Endangered or Threatened
under ESA. However, proposed rules have not yet been issued because such
actions are precluded at present by other listing activity.
• LE—Listed Endangered: Imminent jeopardy of extinction.
• SC—Species of Concern: The terms “Species of Concern” or “Species at Risk”
should be considered as terms-of -art that describe the entire realm of taxa whose
conservation status may be of concern to the USFWS, but neither term has
official status.
• USFS—United States Forest Service
• S—Sensitive: Those taxa occurring on National Forests in Arizona which are
considered sensitive by the Regional Forester.
• State—State of Arizona
• WSC—Wildlife of Special Concern in Arizona. Species whose occurrence in
Arizona is or may be in jeopardy, or with known or perceived threats or population
declines, as described by the Arizona Game and Fish Department’s listing of
Wildlife or Special Concern in Arizona (WSCA in prep). Species indicated on
printouts as WSC are currently the same as those in Threatened Native Wildlife
in Arizona (1988).
The project does not occur in any Proposed or Designated Critical Habitats, but it is
within the Cactus Ferruginous Pygmy Owl Survey Zone 2.
See Exhibit II.E.2: Arizona Game and Fish Department Letter .
2. High Densities of a Given Species
There are no known high densities of a given species on the project site.
3. Aquatic or Riparian Ecosystems
There are no aquatic or riparian ecosystems on the project site.
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Gladden Farms II II-21
Specific Plan
G. Soils and Geology
This portion of the Gladden Farms II Specific Plan identifies geologic features and soil
associations within the site. The following information is based on a geotechnical report
prepared by Terracon on September 1, 2004.
1. Soils
The preliminary geotechnic al report identified subsurface soils consisting of sands
with varying amounts of silt and gravel and sandy silts to sandy lean clays. In general,
development on the soil is feasible. Further testing will be done prior to and during
construction of the project.
See Exhibit II.G.1: Soil Associations
2. Geologic Features
The project site lies within the Santa Cruz River Basin where the topography consists
of mountain ranges and relatively flat alluviated valleys. The alluvial materials
mapped at the site consist of sand, silt, and gravel.
Development Capability Report
Gladden Farms II II-22
Specific Plan
Exhibit II.G.1: Soil Associations
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Gladden Farms II II-23
Specific Plan
H. Environmental Resources
A Phase I Environmental Site Assessment (ESA) was performed on the project site. The
site has historically been used for agriculture except for three houses that were built on the
property. During the interview process, it was discovered that there had been underground
storage tanks (USTs) near the northwestern homestead that were removed in 1985. It was
recommended that the site undergo further evaluation for potential releases from the USTs,
which has been completed. There are several above-ground storage tanks on the property,
but they are not considered to be a recognized environmental concern.
I. Viewsheds
1. Viewsheds Onto and Across the Site
Due to a lack of topography and vegetation on the project site, distant views of the
Santa Catalinas and the Tortolita Mountains are visible from the pro ject site to the
east, while the Tucson Mountains are visible to the west, and Picacho Peak is visible
to the northwest. Southern views from the property are blocked by vegetation and
the existing Tangerine Road Landfill.
See Exhibit II.I.1(a): Photo Key Map and Exhibit II.I.1(b): Site Photos
2. Visibility from Adjacent Off-Site Uses
The project site is highly visible from adjacent off -site uses due to the lack of
topography and vegetation except for the southern boundary. Visibility from the
properties to the south is hindered by vegetation screening the landfill. Once Gladden
Farms I is built out, visibility onto the site will decrease due to backyard walls.
See Exhibit II.I.1(b): Site Photos and Exhibit II.I.2: Areas of High Visibility .
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Gladden Farms II II-24
Specific Plan
Exhibit II.I.1(a): Photo Key Map
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Gladden Farms II II-25
Specific Plan
Exhibit II.I.1(b): Site Photos
Photo 1: Looking southeast across the site from the northwest corner .
Photo 2: Looking east toward the Santa Catalina Moun tains from the western boundary of the
property.
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Gladden Farms II II-26
Specific Plan
Exhibit II.I.1(b): Site Photos cont.
Photo 3: Looking north between Gladden Farms I and the
project site.
Photo 4: Looking east along the southern boundary of the
property.
Photo 5: Looking west towards the Tucson Mountains
from the southeast corner.
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Gladden Farms II II-27
Specific Plan
Exhibit II.I.1(b): Site Photos cont.
Photo 6: Looking northeast from the eastern boundary.
Photo 7: Looking west across the property from the eastern boundary .
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Gladden Farms II II-28
Specific Plan
Exhibit II.I.1(b): Site Photos cont.
Photo 8: Looking south from the northeast c orner of the property and adjacent to Interstate
10.
Photo 9: Looking north west from the northeast corner of the property and adjacent to Interstate
10.
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Gladden Farms II II-29
Specific Plan
Exhibit II.I.2: Areas of High Visibility
Development Capability Report
Gladden Farms II II-30
Specific Plan
J. Traffic Circulation and Road System
This section identifies traffic circulation and the existing and planned road system currently
serving the site.
1. Existing and Proposed Off-Site Streets
The project is located at the southeast corner of Moore Road and the Postvale Road
alignment. At the southwest corner of the property, Tangerine Road becomes the
proposed Tangerine Farms Road as it heads northwest through the Gladden Farms
I development. Interstate 10 and the frontage road run adjacent to a small portion of
the property’s northeast corner. Both the Patton Road and Postvale Road alignments
adjacent to the project site are to be abandoned.
2. Existing Access and Rights-of-Way
Northwest Marana has historically been agricultural and the demand on the roads
has not been as high as more urban areas. As Northwest Marana continues to
develop, the demand will increase. Table 5: Roadway Inventory describes arterial
and collector roads within a one-mile radius of the project site.
Table 5: Roadway Inventory
Moore Road Tange rine
Road
Future
Tangerine
Farms Road
Future Clark
Farms Boulevard
Functional
Classification Arterial Arterial Arterial Arterial
Existing R.O.W.
(feet) 60 60 Not Applicable Not Applicable
Future R.O.W.
(feet) 250 250 250 150
Number of Lanes 2 2 4 Lanes
(planned)
2-4 Lanes
(planned)
Speed Limit 35 35 Not Known Not Known
Ownership Marana Marana Marana Marana
ADT (Source,
Year)
910 (Gladden
Farms II TIA,
2005)
1,230 (Gladden
Farms II TIA,
2005)
Not Available Not Available
Capacity (Source,
Year)
13,100
(Gladden
Farms II TIA,
2005)
13,100
(Gladden
Farms II TIA,
2005)
Not Available Not Available
Continuous
R.O.W. Yes Yes Not Available Not Available
Conforms to Width
Standards Yes Yes Not Available Not Available
Surface
Conditions Pavement Pavement Not Available Not Applicable
See Exhibit II.J.2: Existing and Future R.O.W.
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Specific Plan
Exhibit II.J.2: Existing and Future R.O.W.
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Gladden Farms II II-32
Specific Plan
3. Roadway Improvements
Table 6: Planned Roadway Improvements is a list of planned roadway improvements
for arterial roads within a one-mile radius of the project site. The list was compiled
by the Pima Association of Governments in the 2001-2025 Regional Transportation
Plan Amendment, Adopted January 2004. The general scope, location, and the ID#
used to identify and track the project are given. An “In Plan” status means that the
projects are included in the funding, traffic, and air quality analyses of the plan and
are expected to be completed by 2025. A “Reserve” status means that they are
financially infeasible without a new funding source. All costs are given in $1000’s of
dollars and the sponsor is the jurisdiction responsible for the implementation of the
project.
Table 6: Planned Roadway Improvements
Project Name Plan ID# Status Cost (in $1,000’s) Sponsor
I-10: I-19 to Marana TI
Widen to 8 Lanes 5.98 In Plan $490,830 ADOT
Arterial Rd. East of I-10/Project #9
Tangerine Road to Pinal County Line
Construct new 4 lane roadway
203.00 In Plan $30,425 Marana
Moore Road
Sandario to Postvale
Reconstruct
65.89 In Plan $400 Marana
Moore Road
Postvale to Frontage Road
Reconstruct
198.00 In Plan $600 Marana
Moore Road
I-10 Frontage to Luckett
Widen to 4 Lanes
198.00 In Plan 68,600 Marana
Tangerine Farms Road
Existing Tangerine Road to Luckett
Construct new 4 lane road
197.00 In Plan $60,300 Marana
Tangerine Road Extension
Tangerine Farms Road to Twin
Peaks/Sandario Intersection
Construct new roadway
205.00 In Plan 27,000 Marana
I-10: Moore Road TI
Construct new interchange 37.00 Reserve $11,250 ADOT
Project #8
Tangerine Road to Lon Adams Road
Construct new roadway
202.00 Reserve $17,800 Marana
4. Intersections
Currently, the only major intersection in this area is the Interstate 10 and Tangerine
Road interchange. As the area begins to develop, Moore Road and the future
Tangerine Farms Road will see more traffic. This project will impact the I -10 and
Tangerine Road interchange as well as future intersections along Moore Road.
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Specific Plan
5. Alternate Modes
There are no sidewalks or designated bike routes along existing roadways
surrounding the property except in Gladden Farms I. The public roadway standards
for Northwest M arana include sidewalks and paved multi-use lanes on arterial and
collector streets.
K. Recreation and Trails
1. Open Space, Recreation Facilities, Parks, and Trails
The Ora Mae Harn District Park is located approximately ¾ of a mile northwest of the
project site. This 40-acre facility is located on the northeast corner of Barnett Road
and Lon Adams Road, adjacent to the Marana Municipal Complex. Park amenities
include the following:
• 3 lighted ball fields
• 1 lighted soccer field
• 7 covered ramadas with gas grills, lighting and electrical outlets
• 2 lighted tennis courts
• 1 lighted basketball court
• 1 large soccer/multi-use field
• 1 outdoor swimming pool
• 3 lighted covered playground areas
• 1 community/recreation center
The Gladden Farm s Community Park to the west includes a multi-use field, two little
league fields, play structures, ramada, and restrooms.
The Marana Heritage River Park also located to the west, has a pavilion, walking
paths, community garden and access to the Santa Cruz River Park and Juan Bautista
de Anza National Historic Trail.
Gladden Farms I immediately to the west has several smaller parks connected by a
network of paseos and open space integrated into the development.
A multiuse path south of Tangerine Road connects the Marana Heritage River Park
and the Santa Cruz River Park to the Central Arizona Project Recreation Trail (CAP)
at Interstate 10. The CAP trail runs approximately one mile to the east and crosses
under Interstate 10. The CAP Canal Trail is a primary trail open to pedestrians,
bicyclists, and horseback riders; it also serves as a utility right -of -way. The shared
use path within the Santa Cruz River Park runs in a northwesterly along the Santa
Cruz River. The trail has full access for pedestrian, m ountain bike, road, bike, and
equestrian uses. There are trail heads on Cortaro Road and Sanders Road.
See Exhibit II.K.1: Open Space, Trails, and Recreation.
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Gladden Farms II II-34
Specific Plan
Exhibit II.K.1: Open Space, Trails, and Recreation
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Gladden Farms II II-35
Specific Plan
L. Cultural Resources
This portion of the Specific Plan identifies paleontological and cultural resources within the
site. Such resources include both cultural artifacts and non-cultural remains (paleontological
evidence) that could be from the prehistoric or historical periods.
1. Location of Resources On-Site
According to a records review conducted by SWCA in September 2004,
approximately 60% of the project site has been surveyed for cultural resources. The
research has indicated that two sites, AZ AA: 12:681(ASM) and AZ AA:
12:686(ASM) are partially within the project site. AZ AA: 12:681 (ASM) is a light
Hohokam artifact scatter that has not been evaluated for National Register of Historic
Places eligibility (Fish et al., 1992). AZ AA: 12:686 (ASM) is a dense Hohokam
artifact scatter that has been recommended eligible for the National Register (Hesse,
2001).
Although the previous survey was conducted in 1983 it was performed by students
from the University of Arizona and it was not surveyed in its entirety. For these
reasons, SWCA recommends that a Class III (full pedestrian) survey be conducted
to meet current standards and verify locations of the two sites previously found on
the property. An archaeological study is currently being conducted.
2. Letter from the Arizona State Museum
The Arizona State Museum (ASM) indicated that a survey was done on the project
site in 1983 and that there are two known sites on the property (AZ AA:12:681 and
AZ AA:12686). The ASM recommends that an archaeological surface inspection of
the project site be conducted. An archaeological study is currently being conducted.
See Exhibit II.L.2: Arizona State Museum Letter.
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Gladden Farms II II-36
Specific Plan
Exhibit II.L.2: Arizona State Museum Letter
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Gladden Farms II II-37
Specific Plan
M. Existing Infrastructure and Public Facilities
1. Sewer
The project will utilize the Marana Wastewater Treatment Facility. This facility is
scheduled to undergo expansion that will be completed in mid -2006. Additional
expansion to the facility is scheduled for 2007/2008 time period. Currently, there is
conveyance capacity in the existing sew er lines; however there are no sewer lines
that serve the property. The developer will need to build sewer lines to connect to
the existing system.
See Exhibit II.M.1.a: Existing Sewer and Exhibit II.M.1.b: Sewer Capacity Letter .
2. Fire Service
The project is currently served by the Northwest Fire District. Northwest Fire District
Station #341 is located within the Specific Plan boundary at 10350 W Tangerine Rd.
See Exhibit II.M.2: Fire Service.
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Gladden Farms II II-38
Specific Plan
Exhibit II.M.1.a: Existing Sewer
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Gladden Farms II II-39
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Exhibit II.M.1.b: Sewer Capacity Letter
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Gladden Farms II II-40
Specific Plan
Exhibit II.M.1.b: Sewer Capacity Letter continued
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Gladden Farms II II-41
Specific Plan
Exhibit II.M.2: Fire Service
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Gladden Farms II II-42
Specific Plan
3. Water
a.
Existing Wells
Four wells are located on the project site. Two of them are owned by the
Cortaro-Marana Irrigation District (CMID) and two are owned by Evco Farms,
Inc. according the Arizona Department of Water Resources. Well #604813
is located in the eastern part of the property and is owned by CMID. Well
#604812 is located in the southeast corner and is also owned by CMID. Both
CMID wells are used for irrigation purposes. Wells #638525 and #638527
are owned by Evco Farms, Inc. and are used for domestic water purposes
and will be removed by this development. Well #638525 is located in the
northwest corner and #638527 is located along the Tangerine Road
alignment.
See Exhibit II.M.3.a: Existing Water Lines and Wells.
b.
Water Service Letter
The project site is located within the Town of Marana Water Service area.
Therefore, water supply is assured. This does not imply that there is currently
water service to the project site. A water service agreement between the
developer and the Town of Marana is needed.
See Exhibit II.M.3.b: Water Service Letter.
c.
Non-Potable Water Use
All new developments in Northwest Marana are required by the Town to
implement a non-potable water system. Non-potable water use is required
for the irrigation of landscaped open areas, recreation sites, and public
facilities.
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Gladden Farms II II-43
Specific Plan
Exhibit II.M.3.a: Existing Water Lines and Wells
Development Capability Report
Gladden Farms II II-44
Specific Plan
Exhibit II.M.3.b: Water Service Letter
Development Capability Report
Gladden Farms II II-45
Specific Plan
4. Schools
The project site is located within the Marana Unified School District. Estes
Elementary School, Marana Middle School and the Marana Plus Alternative
Education are located approximately one mile north of the project site. In addition,
one school site will be dedicated within Gladden Farms I that may accommodate
children from Gladden Farms II in the future. For now, the schools that will serve this
development are:
• Estes Elementary School, 11279 West Grier Road (approximately 1 mile
northwest of the project area).
• Marana Middle School, 11279 West Grier Road (approximately 1 mile northwest
of the project area).
• Marana High School, 12000 West Emigh Road (approximately 4 miles southwest
of the project area).
See Exhibit II.M.4: Schools.
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Gladden Farms II II-46
Specific Plan
Exhibit II.M.4: Schools
Development Capability Report
Gladden Farms II II-47
Specific Plan
5. Private Utilities
a.
Natural Gas
El Paso Natural Gas controls a gas line bisecting the project site. The gas
line easement is approximately 60 feet wide and runs through the property
from the northwest corner to the southeast corner; it will remain in place.
Southwest Gas Corporation has existing facilities in the area and will provide
natural gas service to the site.
b.
Cortaro-Marana Irrigation District
There are two wells and three irrigation ditches on the project sit e that are
currently controlled by the Cortaro-Marana Irrigation District (CMID). Well
#604813 is in the southeastern corner of the project site. Well #604812 is on
the eastern side of the project, approximately half-way between the southern
and northern boundaries. There is an irrigation canal from the southeast
corner that connects the two wells. A second irrigation canal runs in an east -
west direction bisecting the property and the third canal also runs in an east -
west direction along the southern boundary. See Exhibit II.M.3.a: Existing
Water Lines and Wells, for the location of the wells and canals.
c.
Communications
Telephone service and line installation is available in this area through Qwest
Communications.
Comcast Cable has cable services in the area and will likely provide service
to the property.
d.
Power
The project site will be served by Tucson Electric Power.
N. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and v iews has been
combined to form the McHarg Composite Map displayed as Exhibit II.N: Composite Map.
Development Capability Report
Gladden Farms II II-48
Specific Plan
Exhibit II.N: Composite Map
III. Development Plan
Development Plan
Gladden Farms II III-1
Specific Plan
A. Purpose and Intent
This section contains a description of the goals, objectives and policies of the plan combined
with various plan components, which will meet the Town's vision for development in
Northwest Marana. These components provide the rationale for the Development
Regulations in Section IV.
This Specific Plan is a method used to implement the Make Marana 2040 General Plan at a
more detailed site-specific level for a focused area. The Specific Plan clarifies the planning
considerations for parcels within the Plan area and imposes regulations or controls on the
use of such parcels. The Specific Plan establishes the type, location, density, and community
character within the Plan area. The Plan contains the standards and guidanc e to ensure that
development will occur in a controlled manner with infrastructure as planned.
The project development plan is the result of thorough site analysis and research. As a result
of this, the plan resolves, as much as possible, development-related issues in the form of
proposed physical improvements, guidelines for future development, technical information,
and regulations.
B. Objectives of the Specific Plan
The objectives of the Specific Plan are intended to guide development of the site and provide
direction for community design principles. This Specific Plan is intended to implement
policies of the Make Marana 2040 General Plan while providing a unique development that
meets specific needs of the site and the community. Development criteria established in this
plan ensure quality design for the separate uses while maintaining a common theme
throughout the project.
In recognizing the major development issues, the landowners’ objectives, and Town
requirements, a set of development plan goals have been established as follows:
• Implement the policies and guidelines of the Make Marana 2040 General
Plan;
• Create a community that is compatible with existing and planned development;
• Establish design standards that encourage quality design of all structures
while promoting the rural/agrarian theme described in the Plan;
• Build a community that is easily accessible and promotes multi-modal
transportation and interconnectivity;
• Design a community that provides a variety of uses and housing types
through the application of the Residential/Commercial Village concept;
• Provide uniform development regulations for land use, circulation,
landscaping, and open space;
• Ensure coordinated, responsible planning through the use of cohesive
procedures, regulations and guidelines;
• Build a mixed-use community that promotes higher density housing and
commercial uses; and
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Gladden Farms II III-2
Specific Plan
• Provide a framework for the management and administration of this Specific
Plan.
C. Relationship to Adopted Plans
The Marana General Plan designates the project as Master Planned Area (MPA) per
adoption of the Marana General Plan, Make Marana 2040, by Town Council in 2019 and
ratification by voters in 2020. The purpose of the MPA is to allow flexibility in site planning
and design. Active specific plans in the Town are characterized by a variety of intensities
and uses, including low to high density residential, differing scales of commercial
development, industrial and employment related uses, and significant open space and
natural areas.
This Specific Plan will provide a mix of housing types including single -family attached and
detached as well as multi-family options. The mix is intended to provide diverse housing
products/choices as outlined by the Marana General Plan; however, an overall density of 4-
RAC is maintained.
D. Compatibility with Adjoining Development
The Gladden Farms II Specific Plan seeks to be compatible with the existing and planned
development in the area. Gladden Farms I is just west of the project site. The same Master
Developer is responsible for both Gladden Farms I and Gladden Farms II. As such, the
Master Developer will create an integrated community that reflects the same extensive
design considerations and theme. While each neighborhood within the respective
developments will have unique identifying features, they will be compatible in look, quality of
development, and amenities offered to the residents. Both Gladden Farms developments
combine a mixture of residential densities with commercial, office, and recreational land uses
to promote a village commercial theme. In addition, the two communities will be connected
via local roads and paseos to promote community interaction.
North of Moore Road is the Rancho Marana Specific Plan. Currently, the land is vacant, but
Rancho Marana is planned for a mixture of residential densities and office and commercial
uses. The planned uses adjacent to Moore Road, which this Specific Plan will front, include
Employment Center and Medium Density Residential. The recently adopted Vanderbilt
Farms Block Plat is the first step of this development.
South of the project site lies the Pima County Tangerine Road Landfill. Though the landfill
has been deactivated for several years, it will be buffered by vegetation and Tangerine Farms
Road.
Agricultural land is currently to the east of the project site. It was originally planned for intense
commercial use under the Shops at Tangerine and I-10 Motorplex . After years of inac tivity
the property is now being reimagined under the proposed The Crossroads at Gladden
Specific Plan, which is being developed by the same Master Developer as Gladden I and II
and will use similar regulations and standards to create a cohesive community. This plan will
Development Plan
Gladden Farms II III-3
Specific Plan
replace the intense commercial use with a blend of uses including transitional, commercial,
and commerce park. Clark Farms Boulevard will be constructed between Gladden Farms II
and the property to the east. Land uses within Gladden II transition in density/intensity to
blend with mix of uses associated with The Crossroads at Gladden.
E. Land Use Concept Plan
The Gladden Farms II Specific Plan encompasses approximately 636 acres in Northwest
Marana, north of Tangerine Road, south of Moore Road, and east of the Gladden Farms I
community. While this Plan does not include the Gladden Farms I community, the ultimate
goal is to have Gladden Farms I and II function as a single community. As such, Gladden
Farms II has been designed to transition from the residential uses along the western
boundary to commercial uses in the east. The residential densities along in the west will
feature 6,000 and 7,000 square foot lots, similar to those in Gladden Farms I. The densities
increase to the east with High Density Residential (HDR) which allows the option for attached
units. The increase in density provides an appropriate transition to the commercial areas on
the eastern boundary.
The land use concept designates blocks along the eastern boundary for commercial use.
Due to the proximity to Interstate 10, it is anticipated that the property to the east of Gladden
Farms II will be developed as an intense regional commercial use: making residential uses
less appropriate in this area. The commercial land use within the Specific Plan area is
generally intended to serve the residents of Gladden Farms with neighborhood commercial
services. It is possible that Blocks 29 may have higher intensity uses because it is located
at a major intersection.
Gladden Farms II Amendment #3 replaces the Commercial designation on Blocks 38B and
43 with High Density Residential. See Exhibit III.E.1: Land Use Concept Plan. The increased
demand for housing coupled with the current state of commercial development makes
residential development a more effective use of these blocks. The change to residential use
adds another 222 housing units to Gladden II, increasing the targeted number of allowed
units from 2,345 to 2,567. See Third Amendment Gladden Farms Specific Plan Land Use
Table. The High Density Residential continues the transition in density across Gladden II and
blends with proposed changes to the commercial intensity for the property to east. New
opportunities for commercial and employment uses to serve the Gladden communities and
general area are proposed within The Crossroads at Gladden Specific Plan to the east . Block
38A retains its Commercial designation. It has been purchased by the Marana Unified School
District for a future school.
Three blocks are designated for Transitional Use. Blocks 28 and 34 are being platted for
residential use. Due to the small size of Block 44 in the northwest corner, it is not appropriate
for high density housing or large retail uses.
The remaining areas of the Specific Plan include high-density and single-family detached
residential options. The High Density Residential areas are concentrated along Tangerine
Road and Clark Farm s Boulevard. This designation supports a variety of housing types,
Development Plan
Gladden Farms II III-4
Specific Plan
including single-family attached, small-lot single-family detached, and multi-family housing.
The central and western portions of the site are composed of single-family detached
residential lots ranging in size from 6,000 to over 7,000 square feet.
An open space overlay zone has been established to demonstrate the approximate location
of the paseo system throughout the property.
See the Land Use Table and Exhibits III.E.1: Land Use Concept Plan and III.E.2: Land Use
Designation Map.
Development Plan
Gladden Farms II III-5
Specific Plan
Third Amendment
Gladden Farms Specific Plan Land Use T able
Block Gross Acres Net Acres Land Use Target for
Lots/Units
26 28.7 20.7 SFD-6 96**
27 36.9 31.1 HDR 173**
28 27.8 23.2 TR 136***
29 64.1 57.8* C N/A
30 45.7 29.6 SFD-7 136**
31 26.1 22.3 SFD-6 115**
32 3.0 2.0 P N/A
33 37.7 29.2 SFD-6 119
34 37.6 33.6 TR 105***
35 32.0 27.2 SFD-6 82**
36 27.4 20.5 HDR 88**
37 46.3 31.1 HDR 212***
38A 15.0 12.0
.0.0
C N/A
38B 16.0 12.0
HDR 148
39 48.2 32.4 SFD-7 123**
40A 20.1 14.2 HDR 88**
40B 32.9 20.2 HDR 119**
41 18.8 14.3 HDR 280
42 36.5 28.5 HDR 157***
43 28.75 20.8
HDR 304
44 2.3 1.4 TR N/A
Total Acres 636.3 495.5 2,567
Open Space Overlay
Zone/Drainage
72.2
Roads 68.9
Total Units: 2,567 (projected unit mix of 1,983 single-family lots and 584 individual units of multi-family
housing)
Overall Density: 4 RAC
*Areas updated based on the block plat.
**Number of platted lots.
***Number of lots based on preliminary plat.
KEY:
SFD-7: Single-Family Detached
SFD-6: Single-Family Detached
HDR: High Density Residential
TR: Transitional
C: Commercial
Development Plan
Gladden Farms II III-6
Specific Plan
P: Park
Development Plan
Gladden Farms II III-7
Specific Plan
Exhibit III.E.1: Land Use Concept Plan
[Grab your reader’s attention with a great quote from the document or use this space to
emphasize a key point. To place this text box anywhere on the page, just drag it.]
Development Plan
Gladden Farms II III-8
Specific Plan
Exhibit III.E.2: Land Use Designation Map
Development Plan
Gladden Farms II III-9
Specific Plan
F. Grading Concept
The entire site has been used for agriculture, and therefore, has been graded. This project
proposes re-grading the entire site in order to create the paseos and the development areas.
Prior to site disturbance, additional geotechnical studies will be completed.
G. Post Development Hydrology
On-site developed flows will be retained in the paseos and retention basins within each
development area. Per the drainage requirements for the Town of Marana, any new
development is required to provide retention for the 100-year storm event and the 10-year
storm event. In addition, engineered facilities are required to drain the basins within 36 hours.
H. Environmental Resources
Any above-ground storage tanks will be removed from the property and properly disposed.
The on-site septic system will be abandoned in accordance with Pima County regulations.
I. Viewsheds
The project site is relatively flat with no significant topographical features. It is surrounded by
vacant land to the north and east. Northwest Fire District Station #341 was recently
constructed within the Specific Plan on Tangerine Road west of the Clark Farms alignment.
The station is one story in height. The deactivated landfill and sand and gravel are the only
uses to the south of the project site. Houses in the Gladden Farms I development are
surrounded by a perimeter wall, and residents will not be able to see the project area from
the ground floor level. From a second floor perspec tive, residents will see a development of
similar densities and characteristics. The open space paseos will offer visual relief and view
corridors throughout the development, preserving the distant viewshed.
The areas of the project with the highest visibility from adjacent off-site locations are located
on the perimeter of the site, specifically the portion of the site adjacent to the I -10 Frontage
Road and Moore Road. A landscaped buffer will be established along the major arterials
within the right-of -way, helping to enhance the appearance of the project from neighboring
properties.
J. Circulation Concept Plan
The Gladden Farms II Circulation Plan establishes the general layout for arterial and collector
roads while accommodating all modes of transportation-auto, bicycle, and pedestrian. The
arterial roads adjacent to the property and the collector roads within the development will
have multi-use lanes and sidewalks to accommodate bicyclists and pedestrians. In addition,
the roads will connect to the open space paseos throughout the property, linking bicyclists
and pedestrians to the regional trail system.
Development Plan
Gladden Farms II III-10
Specific Plan
The primary access points into the development will be along Moore Road and Clark Farms
Boulevard on the northern boundary of the property and Tangerine Farms Road and Clark
Farms Boulevard along the southern and eastern boundaries. Tangerine Road is easily
accessible from Interstate 10 as there is already an entrance ramp at Tangerine Road. A
traffic interchange is planned for Moore Road as well. Both Moore Road and Tangerine
Road currently have rights-of -way of 250 feet. The 250-foot right-of -way accommodates a
4-lane divided road with a 90-foot landscape buffer and an 8-foot meandering trail on one
side and a 20-foot landscape buffer with sidewalk on the opposite side of the road. In
addition, the new proposed Clark Farms Boulevard alignment will be extended from the
Rancho Marana development, and it has a four-lane 150-foot right-of-way and run parallel to
the frontage road.
The arterial roads will provide access to interior collector streets that will create the spine
infrastructure for the development. Mike Etter Boulevard and Midfield Road will have a 90 -
foot foot right-of -way that will accommodate 2 travel lanes of traffic , multi-use lanes, and
sidewalks. Residential streets branching off of the spine roads provide access to the
individual subdivisions. Local street connections will be established between this Specific
Plan and Gladden Farms I to create interconnectivity between the two developments.
The Gladden Farms II community facilities district has been formed to assist the Master
Developer construct the back-bone infrastructure for the project.
Construction of all interior roads will be the responsibility of the Master Developer. Slope and
utility easements for internal roadways may extend beyond the minimum right -of-way.
See Exhibit III.F: Circulation Concept Plan.
Development Plan
Gladden Farms II III-11
Specific Plan
Exhibit III.F: Circulation Concept Plan
Development Plan
Gladden Farms II III-12
Specific Plan
K. Landscape Concept
The landscape concept for the G ladden Farms II Specific Plan is based on the Gladden
Farms I concept to the west. Together, the projects will promote a common theme based on
the philosophy of compatibility with the historic agricultural/rural setting and the suburban
community. Coordinated landscaping will be incorporated into all areas of the Gladden
Farms II Specific Plan including streetscapes, residential and commercial parcels, and
community open space. Each subdivision will be designed as a unique neighborhood while
using common elements to integrate it with the entire community. This is achieved through
the use of common agricultural themes and icons interwoven into the project, creating a
unified community that retains individual identity for all aspects of the Specific Plan.
Plant materials appropriate for this climate will be used and will contribute toward the creation
of a community that is modern but still maintains the rural feel. Landscape plant materials
shall be either indigenous vegetation or agricultural vegetation that is resistant to cotton root-
rot. All proposed plant materials must be selected from the Gladden Farms II approved plant
list.
See Appendix B: Plant Palette.
L. Open Space, Recreation, Parks and Trails Concept
Gladden Farms II will feature a two-acre neighborhood park in Block 32 at the intersection of
Midfield Road and Mike Etter Boulevard. This park is centrally located and will be accessible
from the open space paseo system that has come to define the Gladden Farms community.
The open park space will be wrapped into the land planning and connectivity of the adjacent
residential Blocks 31 and 33. This Park will be maintained by the Gladden Farms Community
Association and will be for the use of Gladden Farm I and II residents.
An extensive open space paseo system will link all areas of the Specific Plan to the regional
trail system and the Gladden Farms I Regional Park in the adjacent Gladden Farms I
Regional Park. The open space system will be installed by the Master Developer and
maintained by the Gladden Farms Community Association. The paseos will include a
minimum 12-foot multi-use trail for pedestrians and bicyclists. The multi-use trail will
meander throughout the property, creating a visually appealing trail, to enhance the users'
experience. The paseos will be landscaped with drought-tolerant vegetation with some areas
of turf to aid in drainage of the property. The turf will be used in limited areas and shall have
smooth curving edges-not engineered straight lines.
The park and the open space will count for the required dedication of 185 square feet per
single-family residence of on-site recreation area. 140-square feet for townhomes, and 100
square feet for apartments for private on-site recreation areas, per the Town of Marana Park
System Master Plan for blocks contiguous with the two-acre neighborhood park (Blocks 31
and 33). Builders within the remaining blocks will be required to meet the dedication
requirement (185 square feet per single family residence. 140 square feet for town homes.
Development Plan
Gladden Farms II III-13
Specific Plan
and 100 square feet for apartments) within these blocks through the provision of pocket parks
or other active recreation areas.
See Exhibit III.K: Open Space Concept Plan.
Development Plan
Gladden Farms II III-14
Specific Plan
Exhibit III.K: Open Space Concept Plan
Development Plan
Gladden Farms II III-15
Specific Plan
M. Cultural Resources
According to a report written by SWCA Environmental Consultants, no significant cultural
resource sites were found on the property. The Arizona State Museum concurs with these
findings per a letter dated April 6, 2005, addressed to Ms. Andrea Calabro at the Town of
Marana. No further archaeological work needs to be completed prior to development. 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.
N. Infrastructure and Public Facilities
1. Sewer
The Master Developer had entered into a Sewer Service Agreement with Pima
County, that since has been transferred to the Town of Marana Water Department.
A Sewer Basin Report was completed in 2006 and was approved by the County.
2. Fire Service
Gladden Farms II has been annexed into the Northwest Fire District.
3. Water
Potable
A water service agreement has been completed between the Town of Marana and
the Master Developer as part of the Gladden Farms II Development Agreement.
Updates to this agreement are anticipated as part of the forthcoming Amended
Development Agreement.
Non-potable
As in Gladden Farms I, a two-line water system will be installed, as necessary, to
allow for the use of non-potable water, provided by the Cortaro Marana Irrigation
District (CMID), to be used for irrigation of common areas, recreation areas, and
public facilities.
4. Schools
The property is within the Marana Unified School District. Gladden Farms
Elementary School is one mile west of t he project in Gladden Farms I. Estes
Elementary School, Marana Middle School and the Marana Plus Alternative
Education facility are located approximately one mile northwest of the project site.
Marana High School is located approximately 5 miles south of the project site. A
new high school is planned approximately one and a half miles northwest of
Gladden Farms II. MUSD anticipates that the elementary school within Gladden
Farms I will accommodate the students from Gladden Farms II. As such, the
Master Developer has agreed to voluntarily contribute $1,200 per house to MUSD
at the time building permits are issued.
Development Plan
Gladden Farms II III-16
Specific Plan
It is anticipated that the project will have 1,842 single-family residential units and
603 multi-family units at buildout. Marana Unified School District (MUSD) does not
have accurate data for the number of students generated by apartments and
townhomes so the multipliers from the Amphitheater School District (ASD) are
used because it is in the closest proximity of MUSD. Using the formulas from
MUSD and ASD, it is estimated that the project will generate a total of 854 school-
aged children, unless any portion of this Specific Plan is developed as an age -
restricted community:
Single-Family Residential:
K-6: .25 x 1,842 units = 461 school age children
7-12: .15 x 1,842 units= 276 school age children
Multi-Family Residential:
Elementary K-5: 0.103 X 603 units = 62 school age children
Middle School 6-8: 0.043 X 603 units = 26 school age children
High School9-12: 0.048 X 603 units = 29 school age children
5. Private Utilities
a.
Natural Gas
Southwest Gas will provide gas service to the residents of Gladden Farms
The El Paso Natural Gas Line that bisects the property will be left as open
space. All landscaping within the gas line easement will be completed in
accordance to El Paso Natural Gas Co. standards. In general, shrubs and
turf are acceptable landscape materials within the easement right -of -way,
while trees are not.
b.
Cortaro Marana Irrigation District
The Master Developer will work with CMID to address placing the existing
canals underground. CMID will also provide non-potable water for
landscaped common areas.
Development Regulations
Gladden Farms II IV-17
Specific Plan
IV. Development Regulations
Development Regulations
Gladden Farms II IV-1
Specific Plan
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the
Gladden Farms II Specific Plan. The Gladden Farms II Specific Plan Development and
Design Standards establish the intensity and character of the development by prescribing
site-specific standards that are tailored to the unique qualities of the project. The
regulations contained within this section provide an appropriate amount of flexibility to
anticipate future needs and to achieve compatibility with surrounding land uses.
These development regulations apply to the 636 acres of land in the Gladden Farms II
Specific Plan. Land Use designations within the Specific Plan shall be as follows:
▪ Single-Family Detached 7 (SFD-7)
▪ Single-Family Detached 6 (SFD-6)
▪ High Density Residential (HDR)
▪ Transitional (TR)
▪ Commercial (C)
B. General Provisions
1. Applicability of Town of Marana Land Development Code
If an issue, condition, or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land Development
Code that are in place at the time of development shall apply.
2. Building Code
All construction within the Specific Plan area shall comply with the cu rrently
adopted versions of the International Building Code, the plumbing code, the
International Mechanical Code, the National Electric Code, the Town of Marana
Outdoor Lighting Code, the Uniform Plumbing Code, the International Residential
Code, and the fire code as applicable for the specific project at time of permitting.
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the
Town Planning Director to determine if said use is: (1) consistent with the intent of
the zone, and (2) compatible with other listed permitted uses. Any person
aggrieved by the determination may appeal that decision to the Marana Town
Council.
Development Regulations
Gladden Farms II IV-2
Specific Plan
C. Development Standards
The following standards have been assigned to each land use designation with in the
Gladden Farms II Specific Plan Area. Each designation has a list of permitted, accessory,
conditional, and prohibited uses along with development standards to ensure quality of
design.
Single-Family Detached 7 (SFD-7)
a.
Permitted Uses
▪ Single-Family Detached Residential
▪ Parks and Open Space
▪ Recreation Facilities
▪ Public Education Facilities
▪ Religious Institutions
b.
Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses
may be located on the same lot with a permitted dwelling, provided that any
permanent building or structure shall be harmonious with the architectural
style of the main building and further provided that all residential uses are
compatible with the residential character of the neighborhood:
▪ Swimming Pools, Spas, and Other Related Structures
▪ Patios, Tool Sheds, Children Playhouses, etc.
▪ Home Occupations
▪ Guest Homes
c.
Conditional Uses
▪ Child Care Facilities
▪ Private Education Facilities
▪ Group Homes
d.
Development Standards
▪ Minimum Lot Area: 7,000 square feet
▪ Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
▪ Minimum Lot Depth: None
▪ Minimum Setbacks
o Front: 10 feet
▪ May be reduced to 5 feet with side-loaded garage*
▪ Front porch: 5 feet*
▪ Side-loaded garage: 5 feet*
Development Regulations
Gladden Farms II IV-3
Specific Plan
*May not encroach into the required public utility easement.
▪ Front-loaded garage: 20 feet
o Side: 0 feet
▪ Must provide a 3-foot access easement on adjacent property for
z-lot lines
▪ Street: 10 feet
▪ Accessory structures: 5 feet
o Rear: 15 feet
▪ May be reduced to 5 feet if front-loaded garage is recessed 10
feet or more from the front living area
▪ May be reduced to 5 feet with rear-loaded garage
▪ Patio structures: 5 feet if open on 3 sides
▪ Accessory structures: 5 feet
▪ Maximum Building Height: 30 feet
▪ Building Separation
o Between primary and accessory: 6 feet
▪ Maximum Lot Coverage (building and structures): 55%
▪ Minimum Common Open Space per Dwelling Unit : 185 square feet
Development Regulations
Gladden Farms II IV-4
Specific Plan
2. Single-Family Detached 6 (SFD-6)
a.
Permitted Uses
▪ Single-Family Detached Residential
▪ Parks and Open Space
▪ Recreation Facilities
▪ Public Education Facilities
▪ Religious Institutions
b.
Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses
may be located on the same lot with a permitted dwelling, provided that any
permanent building or structure shall be harmonious with the architectural
style of the main building and further provided that all residential uses are
compatible with the residential character of the neighborhood:
▪ Swimming Pools, Spas, and Other Related Structures
▪ Patios, Tool Sheds, Children Playhouses, etc.
▪ Home Occupations
▪ Guest Homes
c.
Conditional Uses
▪ Child Care Facilities
▪ Private Education Facilities
▪ Group Homes
d.
Development Standards
▪ Minimum Lot Area: 6,000 square feet
▪ Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
▪ Minimum Lot Depth: None
▪ Minimum Setbacks
o Front: 10 feet
▪ May be reduced to 5 feet with side-loaded garage*
▪ Front porch: 5 feet*
▪ Side-loaded garage: 5 feet*
*May not encroach into the required public utility easement.
▪ Front-loaded garage: 20 feet
o Side: 0 feet
▪ Must provide a 3-foot access easement on adjacent property for
z-lot lines
▪ Street: 10 feet
▪ Accessory structures: 5 feet
Development Regulations
Gladden Farms II IV-5
Specific Plan
o Rear: 15 feet
▪ M ay be reduced to 5 feet if front-loaded garage is recessed 10
feet or more from the front living area
▪ May be reduced to 5 feet with rear-loaded garage
▪ Patio structures: 5 feet if open on 3 sides
▪ Accessory structures: 5 feet
▪ Maximum Building Height: 30 feet
▪ Building Separation
o Between primary and accessory: 6 feet
▪ Maximum Lot Coverage (buildings and structures 55%
▪ Minimum Common Open Space per Dwelling Unit: 185 square feet
Development Regulations
Gladden Farms II IV-6
Specific Plan
3. High Density Residential (HDR)
a.
Permitted Uses
▪ Multi-Family Residential
▪ Small-Lot Single-Family Detached
▪ Single-Family Residential Attached
▪ Parks and Open Space
▪ Community Recreation Facilities
▪ Religious Institutions
b.
Accessory Uses
▪ Carports and G arages
▪ Swimming Pools, Spas, and Other Related Structures
▪ Tennis courts
c.
Conditional Uses
▪ Childcare facilities
▪ Group homes
▪ Educational facilities
d.
Development Standards —Multi-Family Residential
▪ Minimum Site Area: 1 acre
▪ Maximum Density: 20 RAC
▪ Minimum Site Setbacks
o Front: 20 feet
o Side: 20 feet
o Rear: 20 feet
▪ Maximum Building Height: 40 feet
▪ Building Separation: Per Building Code
▪ Minimum Private Open Space per Dwelling Unit (patio, balcony, or a
combination thereof): 100 square feet
▪ Minimum Common Open Space per Dwelling Unit: 100 square feet
e.
Development Standards —Small-Lot Single-Family Detached
▪ Minimum Lot Size: 3,500 square feet
o The number of 3,500 square foot lots shall be limited to no more
than 33% of the total lot count
▪ Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
▪ Minimum Lot Depth: None
▪ Minimum Setbacks
o Front: 10 feet
▪ May be reduced to 5 feet with rear- or side-loaded garage*
Development Regulations
Gladden Farms II IV-7
Specific Plan
▪ Front porch: 5 feet*
▪ Front-loaded garage: 20 feet
▪ Side-loaded garage: 5 feet*
*May not encroach into the public utility easement, if required.
o Side: 0 feet
▪ Must provide a 3-foot access easement on adjacent lot for z-lot
lines
▪ Accessory structures: 5 feet
o Rear: 10 feet
▪ Patio structures: 5 feet if open on 3 sides
▪ May be reduced to 5 feet with rear-loaded garage
▪ Maximum Building Height: 30 feet
▪ Building Separation: 6 feet
▪ Maximum Lot Coverage: 55%
▪ Minimum Common Open Space per Dwelling Unit: 185 square feet
f.
Development Standards —Single-Family Residential Attached
▪ Minimum Area per Dwelling Unit: 3,500 square feet
▪ Minimum Lot Width: None
▪ Minimum Lot Depth: None
▪ Minimum Perimeter Setback: 20 feet
▪ Minimum Lot Setbacks:
o Front: 10 feet
▪ May be reduced to 5 feet with rear or side-loaded garages*
▪ Front porch: 5 feet*
▪ Front-loaded garage: 20 feet
▪ Side-loaded garage: 5 feet*
*May not encroach into the public utility easement, if required
o Street:
▪ 8 feet
o Side: 0 feet
▪ Accessory structures: 5 feet
o Rear: 10 feet
▪ Can be reduced to 5 feet with rear-loaded garage
▪ Patio structures: 5 feet if open on 3 sides
▪ Accessory structures: 5 feet
▪ Maximum Building Height: 30 feet
▪ Building Separation: 0 feet
▪ Maximum Lot Coverage: 55%
▪ Minimum Private Open Space per Dwelling Unit (patio, balcony, or
combination thereof): 100 square feet
▪ Minimum Common Open Space per Dwelling Unit: 140 square feet
Development Regulations
Gladden Farms II IV-8
Specific Plan
4. Transitional Zone (TR)
a.
Permitted Uses
▪ Any Use Listed in High Density Residential*
▪ Professional/ General Office
▪ Dental and Medical Office or Clinic
▪ Personal Services
▪ Government/Public Service Facilities
▪ Retail and Wholesale Uses**
▪ Restaurant and Food Service**
▪ Model Home Sales Center
*Single-Family Residential Attached and Multi-Family not allowed in
Block 44
**Not allowed in Block 44
b.
Accessory Uses
▪ Carports and Garages
▪ Swimming Pools, Spas, and Other Related Structures
▪ Tennis courts
c.
Conditional Uses
▪ Child care facilities
▪ Group homes
▪ Educational facilities
▪ Restaurant and Food Service with drive-thru service
d.
Development Standards —Residential
▪ See High Density Residential
e.
Development Standards —Non-Residential
▪ Minimum Site Area: None
▪ Maximum Lot Coverage: 35%
▪ Minimum Setbacks
o Front (Street): 25 feet
o Side: 20 feet
o Rear: 20 feet
o Adjacent to residential land use designation: 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: 50 feet***
***May not exceed 30 feet in Block 44.
Development Regulations
Gladden Farms II IV-9
Specific Plan
5. Commercial (C)
a.
Permitted Uses
▪ Banks and Financial Institutions
▪ Professional/ General Office
▪ Dental and Medical Office or Clinic
▪ Restaurant (including carry -out and drive-thru)
▪ Retail and Wholesale Uses
▪ Recreational Uses
▪ Personal Services
▪ Government/Public Service Facilities
▪ Religious Uses
▪ Daycare
▪ Supermarkets
▪ Private Schools
▪ Laundromats
▪ Home Improvement Centers
▪ Pet and Pet Supply Stores
▪ Theaters, not including drive-ins
▪ Medical/Healthcare/Extended Care Facilities,* including:
o Acute Care Hospital with helicopter landing*
o Surgical Center*
o Endoscopy Center*
o Specialty Hospital*
o Emergency Care Center*
o Urgent Care Center*
o Physical Therapy*
o Rehabilitation Center*
o Extended Care Facility*
o Home Health Service*
o Birthing Center*
o Health Maintenance Organization or Similar Direct Care Provider*
o Outpatient Imaging or Testing Center*
o Permanent emergency diesel fuel storage (in conjunction with
hospital)*
o Parking Structures*
o Other hospital related uses subject to approval by the Planning
Director*
▪ Automobile Sales*
▪ Personal Storage*
▪ Lodging Facilities*
*These uses only allowed in Block 29
b.
Conditional Uses
▪ Automobile Service Stations
Development Regulations
Gladden Farms II IV-10
Specific Plan
▪ Car Washes
▪ Convenience Stores
▪ Multi-Family Residential
c.
Development Standards
▪ Minimum Site Area: None
▪ Maximum Lot Coverage: 35%
▪ Minimum Site Setbacks
o Front (Street): 25 feet
o Side: 20 feet
o Rear: 20 feet
o Adjacent to residential: 40 feet
▪ Maximum Building Height: 50 feet
▪ Maximum Hospital Building Height: 80 feet
▪ Building Separation: Per Building Code
6. Park
a.
Permitted Uses
▪ Dog Park
▪ Play Equipment
▪ Ramadas and Picnic Tables
▪ Recreation Centers
▪ Trails
▪ Water Splash Park
▪ Pool
Development Regulations
Gladden Farms II IV-11
Specific Plan
D. Design Standards
The Gladden Farms II Specific Plan will adhere to the Residential Design Guidelines
(Ordinance 2005-18) adopted by the Marana Town Council. This Specific Plan will also
adhere to its own design standards. Together, these design standards will provide a
reference for the planning and designing of residential, commercial, recreational, and all
other development within this Specific Plan. The design standards have been separated
into two categories: Town Enforced and Design Review Committee Enforced. Standards
for all other categories within this Specific Plan will be reviewed by the Gladden Farms
Design Review Committee (DRC) and enforced by the Town of Marana , as applicable.
The architectural character of Gladden Farms II will reflect the rural and agricultural
heritage of the Town of Marana. There will be a mix of architectural styles, including
Spanish Colonial, Mission, Spanish Eclectic, Pueblo, and Territorial.
All proposed structures in Gladden Farms II shall be consistent with the standards
contained herein and shall require architectural approval from the DRC. In addition, a
more extensive design standards manual will be created for this project to ensure a
high-quality development. This document will be submitted to the Town before the
development of the property. It will be utilized by the DRC and Master Developer to guide
the development of the community.
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.
1. Town Enforced Residential Design Standards
a.
General
The following standards shall apply to the entire Gladden Farms II Specific
Plan.
▪ All styles shall reflect the rural and agrarian heritage of Northwest
Marana. These include Spanish Colonial, Mission, Spanish Eclectic,
Pueblo, and Territorial.
▪ Residential and educational facilities must be provided with insulation
or otherwise designed to reduce the interior noise level to Ldn 45 or
less.
▪ Roofs shall be made of tile, slate or concrete shingles, metal, or other
material indigenous to the style of architecture.
▪ Single-family detached land use designations and higher density
residential land use designations shall be separated by a collector
street, open space (including the open space paseo system), or a 40 -
foot landscaped buffer.
Development Regulations
Gladden Farms II IV-12
Specific Plan
b.
Layout
▪ Every neighborhood within the Specific Plan shall be accessible from
an open space paseo that is integrated into the neighborhood design.
▪ All utilities shall be placed underground with the exception of high
voltage electric .
▪ 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 up to 5 feet on attached units to create
variation in building form.
▪ Lots within the HDR designation shall be a mixture of sizes.
c.
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 visible from
the street.
▪ The minimum street frontage shall be 30 feet for all single-family
detached residential lots.
d.
Design—Single-Family Attached and Multi-Family
▪ Façades of long buildings 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 a maximum of every 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 units.
▪ Architectural detailing shall be provided on all side and rear windows.
▪ Visitor parking shall be provided at a ratio of one space per dwelling
unit, unless the Planning Director determines otherwise.
e.
Garages
▪ Garages shall be a minimum of 400 square feet with an interior
dimension of 20 feet by 20 feet. This applies to the st andard two car
garage. It does not apply to additional garage space.
▪ For attached units, 1-car garages are acceptable with the approval of
the Planning Director at the time of preliminary plat submittal.
▪ Tandem garages are acceptable for the attached units.
Development Regulations
Gladden Farms II IV-13
Specific Plan
2. Design Review Committee Enforced Residential Design Standards
a.
General
▪ All Town Enforced standards will also be reviewed by the DRC 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.
b.
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.
c.
Design—Single-Family Detached
▪ Chimneys shall be rock, stone, brick or of a finish material (such as
stucco) identical to the accompanying structure and shall include a
chimney cap.
▪ All parking structures/decks, either free-standing or attached, shall
incorporate the same design elements as the accompanying structure
or dwelling.
▪ 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.
d.
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 with
surrounding 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.
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Gladden Farms II IV-14
Specific Plan
e.
Garages
▪ Reduce the prominence of the garage by locating it off the public street
for attached units.
▪ Garage doors must be painted a complementary accent color to the
main building.
f.
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.
3. Town Enforced Commercial Design Standards
a.
Layout
▪ Entrances shall be located along arterial and collector roads.
▪ All loading and service areas shall be placed on the side or rear of the
building and shall have an appropriately sized screen wall. They shall
not be visible from the front or adjacent properties.
▪ Trash areas shall be centrally located and properly screened with walls
and solid doors similar in design to the project architecture.
▪ Single-family detached units and commercial shall be separated by a
collector street, open space (including the open space paseo system),
or a 40-foot landscaped buffer.
b.
Design
▪ Define building entrances through the use of building recesses,
projections, colonnades, space frames or other appropriate
architectural features.
▪ 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.
▪ Primary building entries shall be positioned so they are immediately
identifiable from the interior driveways and parking areas.
c.
Roofs
▪ Roofs shall be made of tile, slate or concrete shingles, wood shingles,
or metal.
▪ All roof screens shall be continuous.
d.
Exterior Finish Materials
▪ Permitted exterior finish materials include masonry (concrete, glass, or
brick), wood, textured or exposed aggregate, stone or stone veneer.
Development Regulations
Gladden Farms II IV-15
Specific Plan
▪ The use of pre-fab, all-metal steel is prohibited. Finished metal details
within architecturally designed structures may be used.
e.
Storage
▪ Materials, supplies, and equipment shall be stored inside a building or
behind a screen wall such that they are not visible from streets and
adjacent properties.
f.
Off-Street Loading and Service Areas
▪ Conceal all service areas and storage areas within the building, or
screen those exterior areas with solid masonry or stucco stud walls.
g.
Mechanical Equipment
▪ Exterior components of plumbing, processing, heating, cooling, and
ventilation systems shall not be visible to an individual standing on the
ground or ground-floor elevation from 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.
h.
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 to the main
structure(s).
4. Design Review Committee Enforced Commercial Design Standards
All Town Enforced standards will also be reviewed by the DRC for complian ce.
a.
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.
Development Regulations
Gladden Farms II IV-16
Specific Plan
b.
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, adjacent streets, and developments.
▪ Architectural styles shall follow the agricultural theme of the Specific
Plan and must be approved by the DRC.
▪ Long, 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 other
comparable lighting.
c.
Exterior Finish Materials
▪ Windows should be of lightly reflective glass, tinted bronze, b lue, or
green glass or transparent glass.
▪ Reflective glass may be used to limit 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.
5. Streets
The streets within Gladden Farms II 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. 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.
a.
Arterial Roads
Tangerine Road and Moore Road are arterial roads with 250-foot future
rights-of -way. Both will be 4-lane divided roads with multi-use lanes and
landscaped buffers on both sides. There will a 100-foot buffer with an 8-
foot-wide meandering multi-use trail, and the opposite side will feature a
20-foot landscape buffer with a sidewalk. Gladden Farms I has already
built the 100-foot buffer along the south side of Moore Road adjacent
to their property. Gladden Farms II will continue this with the same
quality design and integrity.
Clark Farms will be constructed by the Master Developer from Moore
Road to the point where it reaches the eastern property boundary. From
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Gladden Farms II IV-17
Specific Plan
this point south, the cost of building the road will be shared between
Gladden II and the developer of the adjacent property to the east in
accordance with the conditions the Town has imposed on the adjacent
property. It will have a 150-foot right-of -way to accommodate 4 lanes of
traffic.
b.
Collector Roads
Mike Etter Boulevard and Midfield Road will have 90-foot rights-of -way that
accommodate 2 travel lanes of traffic , multi-use lanes, and sidewalks on
both sides.
c.
Local Roads
Local roads will be constructed in accordance with Town requirements.
6. Open Space
Open space within a community contributes to quality of life by offering
recreational opportunities and providing a buffer between varying land use
intensities. Gladden Farms II will create a vital open space amenity through the
use of paseos designed to connect all areas of the community. Access to the
paseos from backyard gates is prohibited. Rather, access will be provided from
public areas and streets. The paseo system will be under the control of the
homeowners' association.
a.
Multi-Use Trail
A multi-use trail will be provided throughout the paseo system. It will
provide critical linkage opportunities for pedestrian and bicycle users for
the entire project area. 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
in this plan.
b.
Common Areas
Common areas will be located throughout the entire site in the form of
multi-use paseos and neighborhood pocket parks to be used by all
residents within Gladden Farms I and II communities. All common areas
will be under control of the homeowners association.
c.
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 -not engineered straight lines. The slope
of the sides of the channel shall vary and, in most cases, shall not be
Development Regulations
Gladden Farms II IV-18
Specific Plan
steeper than 3:1. If the drainage channels utilize rip-rap, adequate space
for trees to grow shall be provided within the channels.
d.
Irrigation
Non-potable water will be provided by CMID and will be available for
landscaped open areas, including the buffer and streetscape areas along
arterial and collector roads. Until non-potable water supply is available,
potable water may be used.
e.
Outdoor Furniture
Street furniture may include trash receptacles, benches, bus shelters,
planters, bicycle racks, bollards, and information displays
7. Landscaping
a.
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.
• Installation of street trees, including automatic irrigation, should be
completed prior to the issuance of occupancy permit for the residence.
The Master Developer may require the installation of trees in vacant lots
for the purpose of logical, orderly development.
• Tree selection shall conform to the approved tree list in Appendix B:
Plant Palette.
b.
Residential
• The trees are to be 15-gallon minimum as well as 24-inch box size.
• On corner lots, multiple trees within the 5-foot easement or the 5-foot
common area, depending on the plat, are required.
• In addition to the street trees, each front yard is required to have an
additional tree and six shrubs informally planted or ground cover.
• Minimum shrub size shall be one gallon.
c.
Commercial
• In commercial areas there shall be one tree per every four parking
stalls.
• 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
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Gladden Farms II IV-19
Specific Plan
entry driveway.
• Service areas shall have a 6-foot minimum dense landscape screen
and a 5-foot minimum buffer wall.
• Prior to the preparation of a final landscape plan, a landscape architect
must review impacts on underground utilities.
• Adjoining parcels for future phase development will have the required
streetscape fully implemented when the first phase of development
occurs.
• 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.
d.
Street
• Street trees should establish a distinctive street scene along arterials
and collectors.
• Street trees are required on all internal residential streets.
• Street trees shall be a minimum of 24-inch box or 20-gallon size.
• Trees to be located at 40 feet on the center, plus or minus.
• Trees shall be planted in accordance with the approved residential
design standards.
• Trees must be provided at a minimum of one tree per lot; however,
spacing may vary within individual neighborhoods.
e.
Open Space
• The paseos and buffers should be planted with drought-resistant
plants. Green drought-tolerant plant material is preferred and cactus
should be minimized.
• Trees are to be a minimum of 15-gallon size with 25% being 24-inch
box or 20-gallon size.
• Shrubs are to be a minimum of 5-gallon size.
• Groundcover is 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.
f.
Irrigation
Irrigation for all landscaping, including streetscapes, buffers, and open
space will utilize a non-potable water system provided by CMID. Until
the supply is in place, potable water may be used.
8. Monumentation
a.
Project Entry
Project entry monuments for Gladden Farms II will be constructed by the
Master Developer. There will be two types of entry monuments, Major
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Gladden Farms II IV-20
Specific Plan
and Minor. The Major monuments will announce the primary entrance to
the development along Tangerine Road at Clark Farms Boulevard. The
Minor monuments will announce the secondary entries at Tangerine Road
and Midfield Road, Moore Road at Mike Etter Boulevard and at the point
where Clark Farms Blvd. enters the Specific Plan on the north boundary of
the project.
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
b.
Residential Parcels
Each entry into a subdivision will be unique in character but will have
common elements that tie into the overall Gladden Farms II community
theme. Each subdivision shall have a minimum of one primary entry
feature and may have more than one secondary or tertiary entry features.
Entry features shall comply with the Town of Marana sight visibility triangle
requirements. The residential entry monuments shall be approved by the
DRC and built by the Builder.
c.
Commercial Parcels
Commercial developments may have their own entry monumentation, but
must have common elements that tie into the overall community theme.
Village perimeter walls that are developed along arterial or collector edge
shall be compatible with entry monumentation by incorporating similar
materials.
9. Signs
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 should be designed with the character of
development and should be at a consistent scale and style throughout the
community. These sign guidelines and regulations shall apply to all developments
within this Specific Plan area. It is intended that the uniform application of
these provisions provide the basis for an integrated visual character and
continuity through all project phases. These sign standards are in addition to those
issued by the Town of Marana.
a.
General Regulations
The following sign regulations are intended to provide equitable standards
for the protection of property values, visual aesthetics and the public health,
safety, and general welfare for the residents of Gladden Farms II.
Development Regulations
Gladden Farms II IV-21
Specific Plan
These regulations apply to all signs:
• All light sources, either internal or external, provided to illuminate
signs shall be placed or directed away from public streets, highways,
sidewalks or adjacent premises to not cause glare or reflection that
may constitute a traffic hazard or nuisance.
• Any sign located on vacant or unoccupied property that was erected
for a business which no longer exists or any sign which pertains to a
time, event or purpose which no longer exists shall be removed within45
days after the use has been abandoned.
• All signs shall be designed free of bracing, angle-iron, guy wires,
cables or similar devices.
• The exposed backs of all signs visible to the public shall be suitably
covered, finished, and properly maintained.
• All signs shall be maintained in good repair including display surfaces,
which shall be kept neatly painted or posted.
• Any sign which does not conform to the provisions contained herein
shall be made to conform or shall be removed.
• The height of all signs shall be measured vertically from the highest
point of the sign to the average finished grade beneath the sign,
exclusive of any part of the sign not included in the area calculations.
• All sign lighting shall adhere to the Town of Marana Outdoor Lighting
Code.
• All traffic -related signs (including street name signs) shall conform to
the latest edition of the Manual on Uniform Traffic Control Devices.
b.
Prohibited Signs
The following signs shall be prohibited in all zones within the project area:
• Inflatable signs.
• Rooftop signs.
• Signs on trailers or painted on the sides of disabled or parked
vehicles.
• Rotating, revolving, or flashing signs.
• Signs advertising or displaying any unlawful act, business or purpose.
• Any sign, notice or advertisement affixed to any street right-of -way,
public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone
pole, lighting system, or upon any fixture of the fire or police alarm
system of the Town of Marana.
• Any strings or pennants, banners or streamers, clusters of flags,
strings of twirlers or propellers, flares, sky dancers, balloons and
similar attention-getting devices, including noise-emitting devices, with
the exception of the following:
o Pennants, banners, balloons, or flags used for special events
such as grand openings or in conjunction with subdivision
sales offices, tract entry points, and other similar events.
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Gladden Farms II IV-22
Specific Plan
o National, state, local governmental, institutional or corporate
flags properly displayed.
o Holiday decoration, in season, used for an aggregate period of
90 days in any one calendar year.
Design Standards
Sign standards that establish maximum number and location will be
included in the design standards manual created for this project to be
submitted to the Town at a later date. These standards will provide a
basis for the developer and the jurisdiction to design , pattern , and
regulate a consistent sign program.
10. Walls and Fencing
The following standards apply to all walls and fencing throughout the project.
More extensive standards will be submitted prior to the development process.
• 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 orchard areas and other formal tree plantings. Other fence
types must be approved by the DRC.
• Fences of sheet or corrugated iron, steel, aluminum, asbestos, 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 DRC.
• The Master Developer shall determine where walls and fencing may be
placed in Gladden Farms II, with the idea to eliminate walls and fencing as
appropriate.
• Walls and fences throughout the project area must be consistent with the
architectural theme of the project.
V. Implementation and Administration
Implementation and Administration
Gladden Farms II V-1
Specific Plan
A. Purpose
This section of the Specific Plan outlines the implementation of development on the project
site. It identifies the responsible party to ensure the project is built in coordination with
infrastructure improvements, providing a continuity of design. This section also provides
guidance regarding general administration of and amendment procedures to the Specific
Plan.
B. Proposed Changes to Zoning Ordinance
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition , or
situation arises that is not covered or provided for in this Specific Plan, those reg ulations
in the Town of Marana Land Development Code that are applicable for the most similar
issue, condition or situation shall be used by the Planning Director as the guidelines to
resolve the unclear issue, condition or situation.
C. General Implementation Responsibilities
The implementation of the Gladden Farms II Specific Plan is the responsibility of the
Master Developer, the Builder, the Gladden Farms Community Association (which will
have separate committees to review the design features) and the To wn of Marana. The
Gladden Farms II development will be integrated with the Gladden Farms Community
Association to the west. The purpose of having one large community association is to
ensure that residents of both developments will have rights to all the amenity areas in both
projects and provide consistency in fee structure.
The Master Developer, referenced herein as FC/M Gladden II, LLC, is the entity
responsible for providing the basic infrastructure needs including roads, sewer, and water
in a timely and efficient manner. The Master Developer forms the community association
and the design review committees and is responsible for recording the Master CC&R’s.
The Builder is the purchaser of a development area(s), or portions of a development area,
and is responsible for building within their area(s) of ownership.
The Gladden Farms Community Association (Association) has been set up by the Master
Developer. During this time, the Master Developer, or its designee, has the power to
appoint and rem ove board members until such time that the Master Developer
relinquishes control or all planning areas have been conveyed to non -builder owners. The
Association shall administer the property, prepare the budget, assign and collect fees, and
review architectural design.
The Town of Marana Development Services will be responsible for ensuring all policies
and standards laid out in this Specific Plan are adhered to during its review of all
development in Gladden Farms II.
Implementation and Administration
The Town of Marana Mayor and Council approved the formation of a Community Facilities
District within Gladden Farms I in 2004. The purpose of this district is to assist with the
construction and implementation of major infrastructure. The intent of the Master
Developer is to enter into a similar agreement with the Town of Marana to form a
Community Facilities District within Gladden Farms II.
D. Development Review Procedure
All development plans and subdivision plats within Gladden Farms II 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 the Association reserve the right to review any design or architectural
aspect of the development that affects the exterior appearance of any str ucture or area of
land. This includes the review of signage, landscaping, entry features, street standards,
and architecture for conformance to the Development Regulations and Design Guidelines
outlined in this Specific Plan.
E. Design Review Process
The Gladden Farms Community Association has created the New Construction Review
Committee and the Modification Committee to review development within the two project
areas. The New Construction Review Committee shall review submittals from builders for
all original construction prior to submitting plans for Town Review. The Modification
Committee shall review submittals from subsequent property owners making changes to
existing construction or changes/additions to exterior landscape and/or hardscape. All
development is subject to review by the Association and the appropriate committee. The
applicable plans and documents, as deemed necessary by the Association shall be
submitted along with a Design Review Application (Appendix D) and the required design
fees as follows:
New construction - $500 per floor plan
Modification to existing improvements – No fee with the following exception: The
Association reserves the right to require plan review by an outside consultant, in which
case the applicant will be responsible for fees charged by the outside consultant.
Design Review Applications may be submitted to:
Implementation and Administration
Gladden Farms Community Association
Attn: Kristina Allen, Community Manager
c/o CCMC
3005 West Ina Road
Tucson, Arizona, 85642
F. Phasing
The development will likely consist of four phases, beginning in the northwest corner. The
initial site work will begin in 2017. Infrastructure such as roads, sewer, water and grading
will be constructed and extended in accordance to the build out of the project. Construction
of the houses is estimated to begin the following year. The spine infrastructure needed to
serve the blocks will be in place by the time the certificates of occupancy are issued for
said blocks.
Phase I may include Blocks 35, 39, 40 and 36. Phase II may include Blocks 26, 30 and
41. Blocks 27, 31, 33, 37, and 42 may be included in Phase III. The final phase, Phase
IV, may include Blocks 28, 29, 34, 38, 43 and 44.
The purpose of the phasing plan is to relate infrastructure requirements to proposed
development. Although the sequence is implied, development of phases may occur in a
different order or concurrently, at the discretion of the Master Developer, as long as the
related infrastructure is adequately in place. Change in the phasing order can occur due
to unforeseen factors affecting development. Flexibility is needed within the Specific Plan
to address these changing needs while still maintaining a timely development.
G. Specific Plan Administration
1. Enforcement
The Gladden Farms II Specific Plan 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 Town of Marana Land
Development Code.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Town of Marana Planning Director, provided said changes are
not in conflict with the overall intent as expressed in the Gladden Farms II Specific
Plan. Any changes must conform to the goals and objectives of the Plan.
The Planning Director’s decision regarding administrative changes and determination
of substantial change as outlined below shall be subject to appeal by the Town
Council. Categories of administrative change include, but are not limited to:
Implementation and Administration
▪ The addition of new information to the Specific Plan maps or text that does not
change the effect of any regulations or guidelines, as interpreted by the
Planning Director;
▪ Changes to the community infrastructure planning and alignment such as
roads, drainage, water, and sewer systems that do not increase the
development capacity in the Specific Plan area;
▪ Changes to development plan boundaries due to platting. Minor adjustments
to development plan areas, drainage areas and other technical refinements to
the Specific Plan due to adjustments in final road alignments will not require
an amendment to the Specific Plan but will require staff approval; or
▪ Changes to development regulations that are in the interest of the community
and do not affect health or safety issues.
3. Substantial Change
This Specific Plan may be substantially amended by the same procedure as it was
adopted. Each request shall include all sections or portions of the Gladden Farms II
Specific Plan that are affected by the change. The Planning Director shall determine
if the amendment would result in a substantial change in plan regulations, as defined
in the Town of Marana Land Development Code.
4. Interpretation
The Planning Direc tor shall be responsible for interpreting the provisions of this
Specific Plan. Appeals to the Planning Director’s interpretation may be made to the
Board of Adjustment within 15 days from the date of the interpretation.
If any provision of the Design Standards is considered ambiguous or unclear, the
Planning Director shall be responsible for interpreting the intent of the Design
Standards.
5. Fees
Fees will be assessed as indicated by the Town’s adopted fee schedule that is in
place at the time of development.
6. Annual Report
At the platting stage, the Master Developer will provide Town staff with a Monitoring
Program outlined in Appendix D of the Northwest Area Marana Plan. This will provide
Town of Marana staff with information to assess the impact of p roposed
developments on existing infrastructure and determine the needs for future
development.
Appendices