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Home My WebLink About03/06/2007 Blue Sheet Barrios de Marana Specific Plan TOWN COUNCIL MEETING INFORMATION MEETING DATE: TOWN OF MARANA March 6, 2007 AGENDA ITEM: J. 1 TO: MAYOR AND COUNCIL FROM: Kevin M. Kish, AICP, Interim Planning Director SUBJECT: PUBLIC HEARING. Ordinance No. 2007.03: Relating to Development; approving and authorizing a Specific Plan for Barrios de Marana. DISCUSSION Plannin2 Commission Hearin2 A public hearing for this case was held at the December 20, 2006, Planning Commission meeting. During this meeting, no property owners or concerned citizens appeared before the Commission. The Planning Commission voted 7-0 recommending approval to the Town Council. Summary of Application The Planning Center, on behalf of Barrios de Marana, LLC, requests approval of a rezoning for a 38-acre site, called Barrios de Marana (Barrios), to develop a master planned community that reflects the Town's vision for the town core with higher density attached housing surrounding a mixed-use area that allows for commercial uses with the option of having residential units located above to enhance the town center concept. The purpose of the proposed specific plan is to create a community where the development standards support the mixing of commercial and residential uses and create densities that encourage pedestrian activity rather than inhibit it. The subject area is located about a half mile north of the Marana Municipal Complex, just north of the terminus of Marana Main Street and the Grier Road intersection. Approval of this rezoning would rezone the subject area to "F" Specific Plan and adopt the Barrios de Marana Specific Plan. REZONING REQUEST The subject property is approximately 38 acres. The proposed specific plan will establish two land use designations. The first, "Residential," will allow for attached multi-family housing; detached housing will not be permitted. The "Residential" land use designation covers approximately 18 acres of the site, most of which is on the periphery of the site. To respect the scale of the established Marana Vista neighborhood and existing homes along Grier Road, all residential buildings along the edge of the site will be limited in height to single story and will be set back 20 feet from Marana Vista and 25 feet from the southern property line along Grier Road. Future residential buildings along the eastern edge of the site will be set back a minimum of 30 feet from the property line. The maximum building height for the remainder of the Residential land use designation is 40 feet. The applicant has indicated that the site could yield around 350 030607 PCZ-06084 Barnas de Marana Specific Plan TC homes, which does not include the residential units over the commercial on Marana Main Street. The developer will also construct a six-foot high decorative masonry wall to further buffer the project from existing residential development. The second land use designation is "Mixed-Use", which covers approximately 20 acres of the site. Mixed-Use will allow attached multi-family housing, but is primarily intended for commercial and office development. The development standards for the Mixed-Use area allow building heights up to 50 feet, no minimum building setbacks, and design standards that require parking facilities to be placed behind the commercial buildings along Marana Main Street. With these standards the Barrios proposal follows the guidelines of the Swaback plan that was created for the town core. To ensure that this site will not be developed entirely as residential, the specific plan dictates that a minimum of 100,000 square feet of building space must be allotted to commercial, retail or restaurant uses in the Mixed-Use area. GENERAL PLAN AND OTHER PLANS RELATED The Town of Marana General Plan Update, ratified March 11,2003, designates the subject area as Town Core (TC). TC, as stated in the General Plan, "is intended to be a focal point of public and private commerce surrounded by medium density neighborhoods with strategically located community facilities. Pedestrian-oriented circulation patterns are required of new development." This development will require a minor plan amendment from TC to Master Planning Area (MP A). CIRCULATION Primary access to the Barrios will be provided by an extension of Marana Main Street from its current terminus at Grier Road. Marana Main Street ultimately will connect with Sandario Road and extend westward. Marana Main Street will consist of a 90-foot right-of-way per the Major Routes Plan; the Barrios plan calls for two round-a-bouts, similar in scale to the one at the Marana Municpal Complex. The southern-most round-a-bout is primarily for getting traffic from Main Street to the residential areas behind Main Street. The northern round-a-bout is located at a point where Marana Main Street starts heading to the northwest, where it will ultimately connect to Sandario Road. It will also serve as a secondary point of access from the Frontage Road where a 62-foot wide roadway will connect to Marana Main Street. The proposed cross-section for Marana Main Street is two II-foot travel lanes, a 12-foot continuous left-turn lane, 18 feet for angled parking on each side between the curb and travel lanes, and 10 foot-wide sidewalks on either side. The applicant is also proposing that the angled parking could be for "back-in parking". This concept is used on University Avenue, near Main Gate Square, in Tucson. However, this method of parking is not widely used; therefore, staff requests that the applicant provide an addendum to the Traffic Impact Analysis to substantiate its use in this location. 030607 PCZ-06084 Barrios de Marana Specific Plan TC.doc Curb extensions and decorative paving will be used to help narrow the roadway and call drivers' attention to pedestrian crossings. The main parking areas for the commercial buildings along Marana Main Street will be located behind the buildings. The residential areas will be served by a 46-foot wide public right-of-way that connects to Marana Main Street near the southern and northern ends of the project. All garages will be accessed by 30-foot wide private alleyways. OPEN SPACE, RECREATION, AND TRAILS The Marana Land Development Code requires 100 square feet of recreational area for multi- family housing. The applicant anticipates approximately 350 units at the Barrios, which requires a minimum of 35,000 square feet of recreation area. The applicant is proposing two recreational areas each about a half acre in size, which would exceed the minimum requirement. The recreational areas will feature traditional pocket park amenities such as tot lots, picnic areas, and other landscape amenities. The Barrios development will also feature more urban pedestrian amenities such as plazas and a trail system that offers pedestrian connectivity between the residential buildings and the recreational areas to Marana Main Street and to off-site locations such as the Marana Vista neighborhood and the elementary school to the east. DESIGN The applicant has yet to find a builder for this development; therefore, they do not have renderings of how the residential units or mixed-use buildings will look like. The Barrios de Marana Specific Plan does include detailed design standards that mandate that all residential units have: · Four-sided architecture · Architectural embellishments · Screening of mechanical equipment . Varied rooflines · Patios or balconies on each unit. For mixed-use or commercial buildings, the design standards mandate that: · All parking will be at the rear of the development · All buildings will conform to the architectural styles and guidelines described in the Swaback New Town Center Manual · Buildings on Marana Main Street will have frequent pedestrian openings to allow for better pedestrian connectivity · All buildings will have four-sided architecture · The massing, rooflines and colors of buildings will vary SEWER & WATER All buildings will be served by an extension of the Pima County Wastewater Management sewer system from Sandario Road to the project site. Pima County Wastewater Management will have sufficient capacity to serve this development once the new sewage facility is finished in early 2008. The developer is required to enter into a sewer service agreement with Pima County prior to approval of any development plan or subdivision plat. 030607 PCZ-06084 Barrios de Marana Specific Plan TC.doc Water will be provided by Town of Marana Water Department. A dual line water system will be installed to allow for the use of non-potable water for irrigation purposes. The Water Department has provided a letter indicating the area has an assured water supply. DRAINAGE Drainage entering the site will be collected by a 20-foot wide channel along the east property line. As the flows head north, the channel widens to 40 feet. These flows are then conveyed into 2.4 acre detention basin with a depth of 4.5 feet. The detention basin will be designed to retain the entire volume of the 100 year-l hour storm followed by a 10 hour-l year storm. An outlet weir will be constructed along the northern property line. The applicant has indicated in the proposed specific plan and in discussions with staff that it considers the 2.4 acre detention basin temporary with an underlying land use designation of Mixed-Use should a portion or the entire basin one day become developable. This will only be possible if the applicant can direct contained flows to a possible Marana Road channel about a half mile away or if the future Barnett Road Channel reduces the flows entering the site substantially. In any case, a master drainage study will need to be reviewed and approved by the Town to make such modifications. SCHOOLS The Barrios is in close proximity to Estes Elementary School, Marana Middle School and the Marana Plus Alternative facility. A new high school is anticipated east of Town Hall; the closest high school is Marana High School on Emigh Road. Using the standard predictive formula, the Barrios will have approximately 68 school aged children with 350 residential units. The Developer has indicated that a voluntary contribution will be made to the Marana Unified School District. FIRE SERVICE The Barrios de Marana Specific Plan area is currently within the boundaries of the Northwest Fire District. NEIGHBORHOOD MEETING The applicant held one neighborhood meeting to discuss the proposed rezoning and proposed development. According to the sign-in sheet provided by the applicant, 15 neighbors were in attendance. The meeting was held at the Marana Municipal Complex on December 5, 2006. PUBLIC COMMENTS Staff notified residents within 300 feet of the proposed zoning by mail. To date, staff has not received any letters regarding this case. Waiver of Potential Arizona Property Rie:hts Protection Act Compensation Claims To protect the Town against potential claims filed under the Arizona Property Rights Protection Act as a result of changes in the land use laws that apply to the rezoning areas by the Town's adoption of this ordinance, staff requires the applicant to waive any rights to compensation for diminution in value by execution and recordation of the attached waiver instrument: the Consent 030607 PCZ-06084 Barrios de Marana Specific Plan TC.doc to Conditions of Rezoning and Waiver of Claims for Possible Diminution of Value Resulting from Town of Marana Ordinance No. 2007.03. Ordinance No. 2007.03 is not operative unless and until the applicant waives any potential compensation claims. If the applicant doesn't forward the waiver in time to record it within 15 days after the ordinance is passed, the ordinance becomes null and void, as if no action were ever taken to pass the ordinance. ATTACHMENTS Application, location map, and proposed specific plan. RECOMMENDATION Staff recommends approval of the Barrios de Marana Specific Plan. Staff has reviewed the application for compliance with the Marana Land Development Code and the Marana General Plan. This rezoning is in conformance with all required development regulations. RECOMMENDED CONDITIONS OF APPROVAL 1. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including, but not limited to, requirements for public improvements. 2. This rezoning is valid for five years from the date of Town Council approval. If the developer fails to have a plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning, upon action by the Town Council. 3. Any preliminary plat or development plan shall be in general conformance with the Land Use Concept of the Barrios de Marana Specific Plan. 4. The Developer shall dedicate, or cause to have dedicated, 90 feet of right-of-way for continuation of Marana Main Street from the southern property line to the northwest property line and 62 feet of right-of-way for the future linkage between Marana Main Street and Frontage Road. 5. A master drainage study must be submitted by the Developer and accepted by the Town prior to approval of any preliminary plat or development plan. 6. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. 7. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Marana Utilities Director prior to the approval of the water plans. 8. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should 030607 PCZ-06084 Barrios de Marana Specific Plan rc.doc be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 9. The property owner shall not cause any lot split of any kind without an approved subdivision. 10. Potential buyers shall be notified that some or all of the property in this rezoning is subject to an annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water Users' Association. 11. The property owner shall transfer with the final plat, by the appropriate Arizona Department of Water Resources form, those water rights being lOR, Type I or Type II to the Town of Marana for the Town providing designation of assured water supply and water service to said property. If Type I or Type II are needed on said property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to said land. 12. Prior to the issuance of a building permit and pursuant to Marana Ordinance No. 99.02, the property owner(s) within the Lower Santa Cruz River Levee Benefit Area shall enter into a Development Agreement with the Town of Marana to reimburse the Town for its share of costs for construction of the levee. 13. An annual report shall be submitted within 30 days of the anniversary ofthe Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Development Code and Specific Plan. 14. Upon adoption of the ordinance by the Mayor and Council approving the Barrios de Marana Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Barrios de Marana Specific Plan: one non-bound original; twenty-five bound copies; and two digital copies, one in PDP format and one in Microsoft Word or other acceptable format, within thirty days of the adoption of the ordinance. SUGGESTED MOTION I move to adopt Ordinance No. 2007.03. 030607 PCZ-06084 Barrios de Marana Specific Plan TC.doc MARANA ORDINANCE NO. 2007.03 RELA TlNG TO DEVELOPMENT; APPROVING AND AUTHORIZING A SPECIFIC PLAN FOR BARRIOS DE MARANA. WHEREAS, The Planning Center represents the property owners of approximately 38 acres ofland located within a portion of Section 22, Township 11 South, Range 11 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on December 20, 2006, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives ofthe owner, staff and members ofthe public at the regular Town Council meeting held March 6, 2007 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Town Core to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 3 8-acres ofland located within a portion of Section 22, Township 11 South, Range 11 East, about a half mile north of the Marana Municipal Complex, just north of the terminus of Marana Main Street and Grier Road intersection (the "Rezoning Area"), changing the land use designation from Town Core to Master Planning Area. Section 2. The zoning of approximately 38-acres ofland located within a portion of Section 22, Township 11 South, Range 11 East, about a half mile north of the Marana Municipal Complex, just north of the terminus of Marana Main Street and Grier Road intersection (the "Rezoning Area"), is hereby changed from Zone "A" (Small Lot Zone) to "F" (Specific Plan) creating the Barrios de Marana Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for attached multi- family housing and Mixed-use consisting of commercial and residential, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): Marana Ordinance No. 2007.03 Page 1 of3 1. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including, but not limited to, requirements for public improvements. 2. This rezoning is valid for five years from the date of Town Council approval. If the developer fails to have a plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning, upon action by the Town Council. 3. Any preliminary plat or development plan shall be in general conformance with the Land Use Concept of the Barrios de Marana Specific Plan. 4. The Developer shall dedicate, or cause to have dedicated, 90 feet of right-of-way for continuation of Marana Main Street from the southern property line to the northwest property line and 62 feet of right-of-way for the future linkage between Marana Main Street and Frontage Road. 5. A master drainage study must be submitted by the Developer and accepted by the Town prior to approval of any preliminary plat or development plan. 6. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. 7. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Marana Utilities Director prior to the approval of the water plans. 8. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 9. The property owner shall not cause any lot split of any kind without an approved subdivision. 10. Potential buyers shall be notified that some or all of the property in this rezoning is subject to an annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water Users' Association. 11. The property owner shall transfer with the final plat, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II to the Town of Marana for the Town providing designation of assured water supply and water service to said property. If Type I or Type II are needed on said property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to said land. 12. Prior to the issuance of a building permit and pursuant to Marana Ordinance No. 99.02 the property owner(s) within the Lower Santa Cruz River Levee Benefit Area shall enter into a Development Agreement with the Town of Marana to reimburse the Town for its share of costs for construction of the levee. Marana Ordinance No. 2007.03 Page 2 of3 13. An annual report shall be submitted within 30 days ofthe anniversary ofthe Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Development Code and Specific Plan. 14. Upon adoption ofthe ordinance by the Mayor and Council approving the Barrios de Marana Specific Plan, the applicant shall provide the Planning Department with the following final edition of the Barrios de Marana Specific Plan: one non-bound original; twenty-five bound copies; and two digital copies, one in PDP format and one in Microsoft Word or other acceptable format, within thirty days of the adoption of the ordinance. Section 4. This Ordinance shall be treated as having been adopted and the 30-day referendum period established by Arizona Revised Statutes section (" A.R.S. ~") 19-142(D) shall begin when the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Developer and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. ~ 12-1131 et seq., and specifically A.R.S. ~ 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 15 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2007.03. Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council ofthe Town of Maran a, Arizona, this 6th day of March, 2007. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Marana Ordinance No. 2007.03 Page 3 of3 EXHIBIT "A" A parcel of land lying within the Southwest Quarter of Section 22, Township 11 South, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: . BEGINNING at the South Quarter Section corner of said Section 22; THENCE North 89 degrees 58 minutes 00 seconds West along the South line of said Section 22, a distance of 330.00 feet; THENCE North 00 degrees 24 minutes 11 seconds East, a distance of 30.00 feet to the intersection of the West right of way line of McDuff Road as established in Road Maps Book 14 at page 20 with the North line of Grier Road as established by Proceedings No. 113 and the TRUE PLACE OF BEGINNING; THENCE North 89 degrees 58 minutes 00 seconds West along the North right of way line of Grier Road, a distance of 1,259.18 feet; THENCE North 00 degrees 34 minutes 15 seconds East, a distance of 1,652.23 feet; THENCE North 89 degrees 57 minutes 54 seconds East, a distance of 692.68 feet; THENCE South 54 degrees 03 minutes 49 seconds East along the existing right of way line of Interstate Highway 1-10, a distance of 65.95 feet; THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 484.34 feet; THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 210.00 feet; THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 373.00 feet; THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 298.00 feet to a point on the West right of way line of said McDuff Road; THENCE South 00 degrees 24 minutes 11 seconds West along said right of way line, a distance of 481.44 feet; THENCE South 89 degrees 36 minutes 40 seconds West along an existing fence line, a distance of 170.69 feet; THENCE South 00 degrees 42 minutes 25 seconds East along an existing fence line, a distance of 179.88 feet; THENCE North 89 degrees 29 minutes 43 seconds East along an existing fence line, a distance of 167.21 feet to the West right of way line of said McDuff Roadj THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 96.00 feet to the TRUE PLACE OF BEGINNING. . ~ Barrios de Marana Specific Plan ~~ MARANA ~/I" JOWlIl'()IIa.wtAH.l. TOWN OF MARANA Planning Department 11555 W. Civic Center Dr. Marana AZ 85653 (520) 382-2600 Fax: (520) 382-2639 0 Preliminary Plat 0 Final Plat 0 Development Plan 0 Landscape Plan 0 Native Plant Permit o General Plan Amendment o Specific Plan Amendment )( Rezone/Specific Plan o Significant Land Use Change o Minor Land Division o Variance o Conditional Use Permit o Other DevelopmenVProject Name Project Location Description of Project T OWl! c;".~ A - 5nI4/1 ut ~ F, ~ ~i:; P}4I--J Assessor's Parcel Number(s) Gross Area (Acre/Sq. Ft.) Property Owner Street Address City TUC${)17 State AZ- Phone Number Fax Number E-Mail Address -v10 "'6'1S I "lJdrf.1tlb6C/)X.Nt Phone Number Applicant Street Address Z35-04OJI /e!Jdf-!.1 0 bi 41. - .}3rpUIn t:5Af'l.-itJ6 ~ /rvJr~4 ~ Contact Person City State Zip Code Phone Number Fax Number E-Mail Address. Contact Person Phone Number AgenVRepresentative Street Address the., ?/Ahnl' eu,)er /II) ,-, t::hur?h 1lY~. I Sf<... ~?; 20 State Zip Code Phone Number Fax Number A'Z- g67!) I t23..(,/'It, 6Z2-/Q50 Town of Maran a !<Pbi'n VIUe.hz..udA.- Business License No. 3.,.AtrI'JI,()~~TI()l'l.()RJ:rR()i~R~()~Ef{ I, the undersigned, certify that all of the facts set forth in this application are true to the best of my knowledge and that I am either the owner of the property or that I have been authorized in writing by the owner to file this application and checklist. (If not owner of record, attach written authorization from the owner.) 1W.apl1 City Contact Person RPbin ValtJ1U1d~ Print Name of A licanV A ent /J7-Z{)- ~~ Date X:\SHARED FlLES\Review Checklist\Application.doc May 2005 ,_ " ;f~("d 7/7_,)!f1{,. (~..~/M. /1/." I( L - (1~t)?r-j I 1/",.I:'jjiAr ~ ". '~_"'''''''''~~''-''._'''''''''~_'''~~'._..",,"''''''''~~''.A'''''''''''''''_'';'''_'''.''''' Barrios de Marana Specific Plan CASE NO. PCZ-06084 Marana Road D~ UU Data Disclaimer The Town of Marana provides this map Information "As Is" at tI,e request of tile user with tile understanding tIlat It Is not guaranteed to be accurate. correct or complete and conclusions drawn from such information are tile responsibility of tile user. In no event shall Th. Town of Marana become liable to users of tIlese data. or any otller party, for any loss or direct, indirect, special. incidental or consequential damages, Including but not limited to time. money or goodwill. arising from tile use or modification of tile data. REQUEST ....--- A request for a rezoning from "A" (Small Lot Zone) to "F" Specific Plan for a mixed-use development on 38 acres. ,.., I L r r Barrios de Marana Specific Plan r I PCl-06084 Revised February, 2007 r r r _r' I~-- -- '1:...-- ~ r r r r r r r r r r r ~ 0" .. . '" -.,. \, ~..1_ ~ i ~L _ ~ , ... .. lIIooo .:!I ~ !~~f.:~~~',~.?E~~~~ 110 s church ste 6320 tucson oz 85701 520.623.6146 fox 520.622.1950 www.ozplonningcenter.com BARRIOS DE MARANA SPECIFIC PLAN Submitted to: TOWN OF MARANA 11555 West Civic Center Drive Tucson, Arizona 85653 Prepared for: Barrios de Marana, LLC 4951 East Grant Road #105-243 Tucson, Arizona 85712 Prepared by: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 With assistance from: Curtis Lueck & Associates 5460 West Four Barrel Court Tucson, Arizona 85743 (520) 743-8748 And: CMG Drainage 4574 North 1st Avenue, Suite 100 Tucson, Arizona 85718 (520) 882-4244 fl)THE PLANNING CENTER July 2006 Revised February 2007 For clarification of material contained in this Specific Plan, please contact: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520)622-1950 ~THE PLANNING CENTER T able of Contents Section I: Introduction A. Specific Plan Summary ............................... ................................. .................. ........................ .1-1 B. Location ....................................................... .......... ............................... .................................. .1-1 C. Authority and Scope.................................... ................................................. .......... ................ .1-4 D. Legal Description .......................................... ..................................................... ................ .....1-4 Section II: Development Capability Report A. Introduction ................................................................... ........... ... ..... .......... ................. .... ........11-1 B. Existing Land Uses ........................................................................................................... .....11-1 1. Existing On-Site Land Use and Zoning.. ...................... ......... ................................... .......11-1 2. Existing Conditions on Properties within a 'l4-Mile Radius.............................................1I-3 3. Well Sites................... ................. ................ ................................................... ................. .11-5 C. Topography and Slope.......... ........................... .................................................. ......... ......... .11-7 1. Hillside Conservation Areas...... ............................................................ ......................... .11-7 2. Rock Outcrops.. ................................ .... ............................................ ........... ................... .11-7 3. Slopes 15 Percent or Greater................... ............................................................ ...........11-7 4. Other Significant Topographic Features ...................... .................................................. .11-7 5. Pre-development Cross-Slope....................................................................................... .11-7 D. Hydrology........... ....................... ........................... ................................................................. .11-9 1. Existing Drainage Conditions......................................................... .............................. ...11-9 2. On-Site Hydrology................................................................................. ....................... 11-10 E. Vegetation ............................................................. ..................... ........................ ......... ........ 11-12 1. Vegetative Communities and Associations on the Site............................................... 11-12 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species................................................................................................................................ 11-12 3. Vegetative Densities.................................... .............................................. ................... 11-12 F. Wildlife ................. ......... ............................................ ...... ......................................... ............ 11-13 1. Presence of State-Listed Threatened or Endangered Species.................................. 11-13 2. High Densities of a Given Species............................................................................... 11-13 3. Aquatic or Riparian Ecosystems .................................................................................. 11-13 G. Soils..................................... ................................................ ........................................... ..... 11-16 H. Viewsheds .................. ................................... ................... ...................... ....... ............. ......... 11-16 1. Viewsheds Onto and Across the Site........................................................................... 11-19 2. Visibility to Adjacent Off-Site Uses ............................................................................... 11-20 tE Barrios de Marana Specific Plan Table of Contents I. Traffic Circulation and Road System......... .................................. ..... ....... ........................... 11-22 1. Existing Roadways ....................... .......... .................................. ............. ....................... 11-22 2. Intersections ....................... ........ ....................................... ..... ....................................... 11-24 3. Alternate Modes..................... .............. ... ..................................... ..... ... ................. ........ 11-25 J. Recreation and Trails......................... ........... .................................... ......... ......................... 11-25 1. Open Space, Recreation Facilities, Parks, and Trails ................................................. 11-25 K. Cultural Resources ................................ .................................... ........... .............................. 11-27 L. Existing Infrastructure and Public Facilities............. ........................................................... 11-27 1. Sewer............................................................................................................................ 11-27 2. Fire Service ...................................... ............................................................................. 11-27 3. Water ............................................... .................... ................................................... ....... 11-32 4. Schools............................................................. ............................................................. 11-32 5. Private Utilities...................... ................................ ..... ............................... .................... 11-32 M. McHarg Composite Map ......... ..................................... ..................... .............. .................... 11-32 Section III: Development Plan A. Purpose and Intent......... .................................. ............................ ........................................ .111-1 B. Objectives of the Specific Plan........................................................................................... ..111-1 C. Relationship to Adopted Plans......... ............................................ ....................................... .111-2 D. Compatibility with Adjoining Development ........... .................................................. ............. .111-3 E. Land Use Concept Plan........................... ..................................... ..................................... ...111-5 F. Grading Concept................................... ............................................................................. 111-10 G. Post Development Hydrology............. ...................... .............................. ........................... 111-10 H. Viewsheds.. ................................................................................................ ........................ 111-11 I. Circulation Concept Plan................................................................................................... 111-13 J. Open Space and Recreation Concept.............................................................................. 111-16 K. Cultural Resources.................................. .................................. ........................................ 111-18 L. Infrastructure and Public Facilities..................................................................................... 111-18 1. Sewer.................... .............................................. .................................... ..................... 111-18 2. Fire Service........................ ......... ........................ ................................... ...................... 111-18 3. Water... ............................................................ ....................................... ...................... 111-18 4. Schools...................................................... ................... ................................................ 111-19 5. Public Utilities...... ..... .......... .................. ................................. .......... ............................. 111-19 PB Barrios de Marana Specific Plan ii Table of Contents Section IV: Development Regulations A. Purpose and Intent............................ ........................ ........................................................... IV-1 B. General Provisions.................. .............................................................................. ............... IV-1 1. Applicability of Town of Marana Land Development Code ..........................................IV-1 2. Building Code.... ...... ......................................................................................... .............. IV-1 3. Additional Uses......................... ......... ....................................... .................. ................... IV-2 4. Mix of Uses.............................. ......................... ............................................................. IV-2 5. Definitions.................................................................................................................... ... IV-2 C. Development Standards ................................. .......................................... ........................... IV-3 1. Permitted Uses (Mixed-Use) ......................................................................................... IV-3 2. Accessory Uses (Mixed-Use).... .................... ................. .............. ................................. IV-4 3. Permitted Uses (Residential)............................. ............................................................ IV-4 4. Accessory Uses (Residential) ....................................................................................... IV-4 5. Development Standards (Mixed-Use).... ................................... .................................... IV-5 6. Development Standards (Residential) .. ........................................................................ IV-5 D. Design Standards............................... ... ... ............... ......................................................... ... IV-6 1. Design Standards (Mixed-Use)..................................................................................... IV-6 2. Design Standards (Residentail) .................................................................................. IV -10 - Section V: Implementation and Administration A. Purpose....................................................................................................................... .......... V-1 B. Proposed Changes to Zoning Ordinance.. ........................... ................. .......... ..................... V-1 C. General Implementation Responsibilities............................. ................................. ............... V-1 D. Development Review Procedure... ....................................................................................... V-2 E. Design Review Process.......................................................... .............................................. V-2 F. Phasing............... ....................................................................................... ............................ V-2 G. Specific Plan Administration ........................... ........................... ........................... ................ V-3 1. Enforcement.................................................................................................................... V-3 2. Administrative Change...................................... ................................ ............................. V-3 3. Substantial Change...................................... ................................. ................ ................. V-3 4. Interpretation........ .................... ............ .................................... ........ ............................... V-4 5. Fees..................... ..................................... ...................................................................... V-4 6. Annual Report................................................................................................................. V-4 ~ Barrios de Marana Specific Plan iii Table of Contents Appendices Legal Description..................................................................................................................... .... A-1 Public Participation Plan............ ............................................. ............................................ ........ B-1 ......... List of Exhibits Exhibit I.B.1: Location Map ......................... ......................................................................... ........1-2 Exhibit 1.8.2: Aerial Photograph.................................................................................................. .1-3 Exhibit II. B.1: Existing Zoning................................................................................................... ..11-2 Exhibit II.B.2.b: Existing Land Uses... ..... ........... ................. ....................................................... .11-4 Exhibit II.B.2.e: Subdivisions and Development Plans.................. .......................................... ..11-6 Exhibit II.C: Topography.................. ........................ ........................................ ........................... .11-8 Exhibit 11.0: Pre-Development Hydrology..... .................................................. ......................... 11-11 Exhibit II. F: Arizona Game and Fish Department Letter............................................... .......... 11-14 Exhibit II.G: Soil Associations ......................................................................................... ......... 11-17 Exhibit II. H: Photo Key Map..................................................................................................... 11-18 Exhibit II.J: Recreation and Schools........................................................................................ 11-26 Exhibit ILK: Letter from Arizona State Museum ................ ..................................... ................. 11-28 Exhibit 1I.L.1.a: Wastewater Capacity Letter ........................................... ....... ..... .................... 11-29 Exhibit 11.L.1.b: Existing Sewer Network... ............................ ............................. ...................... 11-30 Exhibit II. L.2: Fire Service ............................................................................................. ........... 11-31 Exhibit II. L.3: Marana Water Letter........................................................................................... 11-33 Exhibit II.M: McHarg Composite Map...... .......................... ........................... ........................... 11-34 Exhibit 111.0: Western Boundary Cross-Section............................................................ ............111-4 Exhibit III. E.1: Land Use Designations ..................................................................... ............... ..111-6 Exhibit 1I1.E.2: Land Use Concept............. ................ ............................................ .....................111-7 Exhibit 111.E.3: Marana Main Street........................ .... ..................... ................................ ...........111-8 Exhibit II LEA: Alleyway Cross-Section.................................... ........................... ...................... .111-9 Exhibit III.G: Post-Development Hydrology........... ................. ....................................... ......... 111-12 Exhibit 111.1.1: Extension of Marana Main Street..................................................................... 111-14 Exhibit 111.1.2: Circulation Concept........................ ................................................................... 111-15 Exhibit III.J: Open Space and Recreation Concept ............................................................... 111-17 ~ Barrios de Marana Specific Plan iv I. Introduction - I ntrod uction A. Specific Plan Summary B. - The Barrios de Marana Specific Plan establishes comprehensive guidance and regulations for the development of approximately 38 acres located in the Town of Marana. The Specific Plan establishes the development regulations, programs, development standards and design guidelines required for the implementation of the approved land use plan. The Specific Plan also establishes policies and regulations that will replace and supersede the current property zoning and other Town development regulations. The Plan is regulatory and adopted by ordinance. The Specific Plan establishes the type, location, density and character of development within the plan area. It functions as a guide for future development and provides a site- specific document focusing on existing site characteristics and development standards designed to control development within the plan area. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.09. 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 primary objective of the Specific Plan is to provide a means by which development may occur on the project site in an orderly and responsible manner that is responsive to the physical parameters of the site and its environs. The Specific Plan is an extension of the Town of Marana General Plan in that it sets guidelines for quality development that specifically addresses the goals of both the Town of Marana and the Developer. Location The 38-acre project site is located approximately one-quarter mile west of Interstate 10. (See Exhibit I.B.1: Location Map.) The property lies within Township 11S, Range 11E, Section 22. The Barrios de Marana Specific Plan area is situated in the Northwest Growth Area of the Town of Marana, directly north of the Marana Town Center, per the General Plan. (See Exhibit I.B.2: Aerial Photograph.) The project site is generally surrounded by agricultural properties, low-density residential development and municipal facilities. ~ Barrios de Marana Specific Plan 1-1 .... I Introduction r"'" Exhibit I.B.1: Location Map ,... r" f""'l T11S R11E S21 ..... r ,... r r r f""" ,... T11S R11E S28 ,..... ,... ,..... r Legend Site Boundary - Township, Range, and Section Lines ~~~i O~ ~~NING '. / (3t) CENTER 0' 100J' :nXI' I ,... Source: Pima County Technical Services, 2006 File: 1 DF-01\graphics'GlS'/ocation.mxd f""" I ~ Barrios de Marana Specific Plan 1-2 ,... Introduction r' Exhibit I.B.2: Aerial Photograph ,... I ,... . r I I""" I r ,... ,... ,.... r I ,... I . r' I , ,... r ~ I Legend Site Boundary NOnTH r!J. , . . '. , GO fJ1~NING at) CENTER 500' 1000' I I""" r' Source: Pima County Technical Services, 2006 Location: MHC-l Zlaerial.mxd r" ~ Barrios de Marana Specific Plan 1-3 Introduction 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. Pursuant to these state statutes and Town of Marana 87.22, a public hearing will be conducted by the Town Planning Commission and the Town Council, after which the Specific Plan ordinance shall be adopted by the Town Council and become effective. Once adopted, the Barrios de Marana Specific Plan will be a regulatory plan, which will serve as the zoning and development code for the subject property. Final plats and any other development approvals must be consistent with the Specific Plan. D. Legal Description A legal description of the project site is included as Appendix A of this Plan. ~ Barrios de Marana Specific Plan 1-4 II. Development Capability Report Development Capability Report A. Introduction The primary purpose of the Development Capability Report section of the Barrios de Marana Specific Plan is to identify the site's opportunities, constraints and various physical components existing on the property. The synthesis and analysis of the existing characteristics can then provide a means whereby development occurs in a sensitive and responsive manner to the physical conditions of the site. Information for this section was compiled from a variety of sources, including site visits, referencing topographic, hydrological, archaeological and traffic analyses, and correspondence with staff from the local jurisdictions. The Development Capability Report follows the Town of Marana requirements provided in the Town of Marana Land Development Code. Pursuant to such requirements, information on the following physical components of the site was compiled to assess the suitability of the property for development: . Topography and slope analyses · Hydrology and water resources . Vegetation and wildlife habitat · Geology and soils · Cultural resources · Viewsheds . Existing structures, roads and other development . Existing infrastructure and public services B. Existing Land Uses This section of the Development Capability Report identifies existing zoning, land use and structures on-site and on surrounding properties, as well as other proposed development in the project vicinity. 1. Existing On-Site land Use and Zoning The site is currently used for agricultural production, the primary crop being cotton. There are no existing structures on-site, although utility lines and poles cross the site. The existing zoning designation on the property is "A" Small Lot Zone, which permits residential, commercial, industrial and quasi-public uses, provided each lot is no greater than 2.5 acres in size. (See Exhibit II.B.1: Existing Zoning.) The subject property is not in conformance with this zoning designation, as it is described in the Land Development Code. ~ Barrios de Marana Specific Plan 11-1 i' Development Capability Report ,... I Exhibit II.B.1: Existing Zoning r r' I r r r r~!1~~ r I r vc ,... I r A r- r ("F~ Mar:ana~Gar.dens r' Specific Plan Q 0: ,... 2 0: c( Q R-6 z c( r CI) r- Legend IKlQnl ~ THE _n_ Site Boundary ~~?J E- Transportation Corridor Zone D R-144- SFR K,"J 00 t~IrG ,---, A- Small Lot Zone ,---, HI- Heavy Industrial ,---, R-6- SFR L-...J L-...J L---.J D'!W 1,(ffi' IIIIl B- Medium Lot Zone D LI- Light Industrial D R-7- SFR I I D CO- Commerdal (Office) D VC- Village Commerdal D R-8- SFR File: 1 DF'()1 'graphics\GIS\zoning.mxd D F- Spedfic Plan D R-180 - SFR Source: Pima County Technical Services,2CXE r' r eM:) Barrios de Marana C<J Specific Plan 11-2 Development Capability Report 2. Existing Conditions on Properties within a %-Mile Radius a. Zoning The zoning designations of surrounding properties, as depicted in Exhibit II.B.1: Existing Zoning, are as follows: North: A (Small Lot Zone), VC (Village Commercial), LI (Light Industrial- Interstate 10), E (Transportation Corridor Zone) and R-144 (Residential) South: A (Small Lot Zone), B (Medium Lot Zone) and F (Rancho Marana Specific Plan) East: A (Small Lot Zone), B (Medium Lot Zone), LI (Light Industrial- Interstate 10) and E (Transportation Corridor Zone) West: A (Small Lot Zone), VC (Village Commercial) and F (Marana Gardens Specific Plan) b. Land Use North: Interstate 10; vacant, industrial (including machine/fabrication shop) and single-family residential (including Marana Estates) South: Grier Road, single-family residential, Marana Town Center and multi-family residential (Marana Apartments) East: Single-family residential and Marana Unified School District offices West: Single-family residential (Marana Vista), retail/commercial establishments (including auto repair) and agricultural production See Exhibit II.B.2: Existing Land Uses. c. Number of Stories of Existing Structures All of the existing structures within one-quarter mile of the site are single-story with the exception of the Marana Apartments, which are two stories tall. ~ 11-3 Barrios de Marana Specific Plan r I i"" Development Capability Report Exhibit II.B.2.b: Existing land Uses r ,.... ..... r r- I r" ,... I r r r I ,.... I - ,... i'" - Legend Site Boundary Quarter-Mile Radius . Existing Well Sites NORTH aJ THE ~""l"".~j PLANNING r '. ." CENTER 0' o !ro' 1,1DJ' o ..... I File: 1 DF-01 ~raphics\GIS\surrounding.mxd Source: Pima County Technical Services, 2006 r Q~ Barrios de Marana uu Specific Plan 11-4 Development Capability Report d. Pending and Conditional Rezonings There is currently one pending rezoning in the quarter-mile radius of the project site. The Marana Self Storage rezoning application is currently in review, and the project site is located on the north side of Interstate 10, adjacent to the Marana Estates Subdivision. There are no conditional rezonings within one-quarter mile of the project site. e. Subdivision/Development Plans Approved There are three subdivisions in the vicinity of the project site. (See Exhibit II.B.2.e: Subdivisions and Development Plans.) The Marana Vista subdivision, which is located immediately west of the project site, includes fifty-nine (59) 8,000 square- foot lots. West and north of Marana Vista is the Nichol's Addition, a five-lot commercial subdivision approved in 1962. Located north of Interstate 10 is the Marana Estates subdivision, which was approved in 1951 and includes thirty-three (33) 7,200 square-foot lots. There are four development plans within one-quarter mile of the project site: Northwest Fire District's Station #36, the 80-unit Marana Apartments, Anchor Plumbing and Marana Health Center. f. Architectural Styles of Adjacent Development Development in the surrounding area is generally residential in nature. Most of the residences were built in the early 1970s and are single-story brick or stucco ranch- style homes. 3. Well Sites As depicted on Exhibit II.B.2.b: Existing Land Uses, there is one well site (Registry ID #638010) located on the subject property, and no others are located within 100 feet of the project boundary. According to Arizona Department of Water Resources (ADWR), the well is under the ownership of F. McDuff of 13655 N. McDuff Road in Marana; it is an exempt well used for domestic water production. The well depth is 400 feet, and the water level is estimated at 290 feet. PtJ 11-5 Barrios de Marana Specific Plan r Development Capability Report r- I Exhibit II.B.2.e: Subdivisions and Development Plans '""" , ... Jl'\.'\.\ '7 I IIII -; 1:A'"'\. ( \ I I -, V7 \t:,AAA'NA MARANA- ;vlsi;A~ IJiEAL TH 83 GEPiNTER. ~ tt:l D..H IL~ GRIER~RD JJ I P~EP,Ho!-,~I~~-r!llllll II III I I I I DEVE~OP.MENT GORP. ~ V MARANAlrARDENs ( SPECIFIC PLAN \ 1 NORTH'NESI C I\. FIRE DISTRICT'#36 o'l. 0:: ........ 6 ti- c{ o z c{ (J) ~c:=rr ~~1L111~=1~ 111.0. ~~ SAN LUCAS (BLKS, 1-12) ~r IIIIIIT~ i/ 1" ~(l~1 J. '. """ ~ffiBE"-L ~ ~:n~ x '\ ~ :j - \~...... ....... - ~ 1..Y 'I.. "lIllI, 'I....,~'r' ~ ~ ~~JHJ!jm'nW(~~~'}j~ ~umJ11j ~~p ~ OUARTER-MILE UJJ..11..ID\.... ~ /1::- '< MARANA-RD--' c<:~~\s~ ~~J,I, ~ J 11 ~~ MARA~A'= V ,I.I: :JI ~""'l; cf:S!!~~.. ~/ NICHOL'S ~~10 ~"<I , AbD~ ~m \ f= ~NC~Oi~W\j'Nr ~ ~. 1T'~ ~ -\~ ~ c~~ ~ I ,... r r I""" I ,... ,.... ,... r I r ~ r -~~RANP;. A P. A RTM .-5N;1iS r- ~ L t! RANCHO MARANA - --" ~ PLAN - - ,... I r- n r- Legend -... Site Boundary D Recorded Subdivision D Development Plan D Specific Plans f1n.'i QD ~~NING ,-, 00 CENTER 500' 1000' I r Source: Pima County Technical Services. 2006 File: 1 DF-01~raphics\GISlsubd_dev,mxd r- ~ Barrios de Marana Specific Plan 11-6 Development Capability Report c. Topography and Slope After years of cultivation, the subject property is completely flat with exactly four feet of elevation change across the entire site. (See Exhibit II.C: Topography.) 1. Hillside Conservation Areas The project site is not located within a Hillside Conservation Area. 2. Rock Outcrops There are no rock outcrops on the site. 3. Slopes 15 Percent or Greater There are no slopes 15 percent or greater on-site. 4. Other Significant Topographic Features There are no significant topographic features located on the site. 5. Pre-development Cross-Slope The project site has been completely leveled in association with years of agricultural activity. As a result, the average cross slope on the site is less than one percent. Average Cross-Slope = I x L x 0.0023 A Where: I = Contour Interval in Feet L= Total Combined Length of all Contours in Feet 0.0023 = Conversion Factor for Feet to Acres Times 100 A= Total Area of Site in Acres Average Cross-Slope = 1 x 9306.3 x 0.0023 38.33 Average Cross-Slope = 0.56 percent - 11-7 ~ Barrios de Marana Specific Plan Development Capability Report WATZST. w ~ a: w x ~ a: - Exhibit II.C: Topography , '9.s'): "f~ '0 r'" ,.. .'.--_..~~~... .;..,~' I .~ IIi i' ': II,: I 'I' I L"1 I I : 'I', _I I '1\ . I . I ;; L It ~ ! ---1i ! ~ II~,'~ ,j, !;i ., ii, Jill I Jh ~: iff' ;41 .' It- [),' ,I I i ~.111 ~~"'f~~~ ~:""7," ,~~ ~ ~~.J"":r1 " ". .~~=-i. ~,~.. ,'..',. ....~,i. "..... Ii... .....=-....1(._,) GRIER ROAD \ c....J PROJECT SITE l' TOPO INTERVALS NOTE: THERE ARE NO SLOPES 15% OR GREATER C)N TH ~THE PLANNING CENTER o 75' 150' 300" fU. 1DF..o'_EXJoUHrTSDWG \TOPO ~ Barrios de Marana Specific Plan 11-8 Development Capability Report D. Hydrology - .~ ~ 1. Existing Drainage Conditions Several previous drainage studies have been conducted in the vicinity of the project site. These studies include: . The Master Drainage Study for the Marana Town Center completed by the WLB Group, in October 2002; . The Drainage Report for the Marana Town Hall completed by CMG Drainage Engineering, Inc., in 2002; . The Town of Marana Master Drainage Study completed by Arroyo Engineering, Inc., in February 2000; and . The Drainage Design Report for the Expansion of the Marana School located along the west side of Interstate 10 north of Grier Road, completed by CMG Drainage Engineering, Inc. May 2000. The Master Drainage Study for the Marana Town Center completed by the WLB Group determined that all offsite flows draining through the municipal complex are directed west and away from the Barrios de Marana site. The Drainage Report for the Marana Town Hall completed by CMG Drainage Engineering, Inc., in 2002 included a design concept for onsite retention/detention facilities and for the conveyance of offsite stormwater through the project. None of the flows emanating from the Town Hall area discharge north toward the project site. All flows emanating from this facility are directed west and away from the project location. The Master Drainage Study for the Town of Marana completed by Arroyo Engineering, Inc., provides estimates of the peak flow rates crossing the UPRR and Interstate 10. This report identifies that there are several drainage culverts southeast of the project site which will convey stormwater beneath the UPRR and Interstate 10. Review of topographic mapping indicates that some of the flows emanating from these culverts may drain northwesterly toward the project site. A previous study completed by CMG Drainage Engineering, Inc., for the Marana School north of Grier Road estimated that approximately 444 cfs could reach the project site via flows along the frontage road alignment. These flows turn westerly through a playground at the north end of the Marana School, then conveyed onto the east side of the project site. From there, the storm water drains to the northwest corner of the Barrios de Marana property. The WLB Group has also completed a study (an addendum to the Master Drainage Study for the Marana Town Center) relating to design of a berm along the west side of the Marana School District's bus storage yard. This bus yard and the proposed berm location are located just east of the park and run from Barnett Road to Grier Road. The purpose of the berm is to detain flow emanating from culverts along 1-10 within the farm field to the east until the Barnett Linear Park and Channel are built. The outlet discharge from this detention area is 1098 cfs at the intersection of the 1-10 eastbound Barrios de Marana Specific Plan 11-9 Development Capability Report frontage road and Grier Road. The WLB Group study did not address split flows at the 1-10 Frontage Road/Grier Road intersection. The CMG Drainage study estimated a 50%/50% split at this location which implies that about 549 cfs would drain west along Grier Road and the same amount north along the frontage road. These results are approximately the same as identified in the CMG Drainage Engineering, Inc. study for the Grier Road School. Computations completed by The WLB Group estimated the capacity of Grier Road to be about 100 cfs. Flows in excess of this will overtop the street and drain northwesterly. The amount of flow overtopping the street right of way adjoining the project site was estimated by CMG Drainage Engineering, Inc. to be about 300 cfs. Existing grades along the south boundary of the property are about 1.5 to 2.0 feet above street elevation. The project site is located within a FEMA shaded Zone X indicating 100-year flow depths less than 1 foot and areas protected by a flood control levee. The project site was removed from the FEMA Zone AE designation in conjunction with the Letter of Map Revision for the Lower Santa Cruz River Flood Control Levee Project. 2. On-Site Hydrology The project site is located within a FEMA shaded Zone X, according to Flood Insurance Rate Map (FIRM) panel 04019C0980K, indicating 1 OO-year flow depths less than 1 foot and areas protected by a flood control levee. The project site was removed from the FEMA Zone AE designation in conjunction with the Letter of Map Revision dated September 16, 2004 for the Lower Santa Cruz River Flood Control Levee Project. ~ 11-10 Barrios de Marana Specific Plan Development Capability Report WATZ ST. GRIER ROAD C:: J PROJECT SITE l' TOPO INTERVALS ---------- FLOW ARROWS Exhibit 11.0: Pre-Development Hydrology q,Jl ~'\>.s>~ "f~ TO ~ a: w :I: >- W a: r..-....u~.l i,.' '*l l I."",!" I ' L..l.~- I ' ~l '" · "G'lf L.k~-.j_ii~~'SS""'~~<."--;=' . OJ. c.-...-'~"~"""'--~-a~F8 ---------- I J 1 i MARANA TOWN CENTER iT\ at) ~~NNING U C3D CENTER o 125' 25lY 500' f'l8: 1Of-Q'__EltmBI1'$DWG 'fIRE-OeV HYDRO ~ Barrios de Marana Specific Plan 11-11 Development Capability Report E. Vegetation The entire project site is under cultivation; the only native vegetation on-site is an approximately five-foot wide boundary around the south, east and west sides of the property. 1. Vegetative Communities and Associations on the Site The vegetative border around the site is dominated by Palo Verde (Cercidium microphyllum). The remainder of the site is under cultivation, primarily cotton with some alfalfa crops. - 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species - There are no significant cacti, groups of trees, or federally listed threatened or endangered species on-site. 3. Vegetative Densities - - As shown in Exhibit I.B.2: Aerial Photograph, the site is almost completely devoid of any natural vegetation. The only native vegetation on-site is within five feet of the property boundary. - - ~ Barrios de Marana Specific Plan 11-12 Development Capability Report F. Wildlife The project site is completely surrounded by development or cultivated land. Existing development includes the freeway, a residential subdivision, schools and future mixed-use development to the south in the Marana Town Center and proposed commercial uses to the northwest. Therefore, the site is limited in its ability to serve as a wildlife corridor or significant habitat. In addition, the absence of any significant native vegetation reduces the value of the site as wildlife habitat. 1. Presence of State-Listed Threatened or Endangered Species - Consultation with the Arizona Game and Fish Department Heritage Data Management System indicates the presence of the Cactus Ferruginous Pygmy Owl (CFPO) (G/aucidium brasilianum cactorum) within a three-mile radius of the project site. (See Exhibit II.F: Arizona Game and Fish Department Letter.) The CFPO is categorized by the federal government as Listed Endangered and by the State of Arizona as a Species of Special Concern. However, effective May 15, 2006, the CFPO was removed from the list of federal endangered species. - Four other animal species are also identified as species of concern or as being considered for listing as endangered by the US Fish and Wildlife Service: the Western Burrowing Owl (Athene cunicularia hypugaea), the Western Yellow-Billed Cuckoo (Coccyzus american us occidentalis), the Sonoran Desert Tortoise (Gopherus agassizil) and the Yellow-Nosed Cotton Rat (Sigmodon ochrognathus). 2. High Densities of a Given Species As the site has been under agricultural cultivation for more than a decade and is completely surrounded by development, the site does not provide quality habitat for any of the above species. Although no surveys have been conducted on the property, it is not anticipated that any of the above species will be found on-site. There are no known special status species occurring on the project site. 3. Aquatic or Riparian Ecosystems There are no aquatic or riparian ecosystems or habitats on the project site. - ~ Barrios de Marana Specific Plan 11-13 Development Capability Report - Exhibit II.F: Arizona Game and Fish Department Letter THE STATE OF ARIZONA GAME AND FISH DEPARTMENT COMMIS~ CH,i,iRMAK W H"d$ Gn PhOFNI): Jot 14ft !O~< YU),fA "'!(HAfl M. GOL<Gtm.l. rl.AGS1:Ati' WIUJAM H. Mclf:.A.!'I, GOtO CAN'''01'i Boe HEPHgROOf, TOCSON OIMCTOR DuAliif. t 'SHfK'1t.jt-I DEflUTY OUU:CTQR 'S,:rrn II; FnUdU 2221 Wlsr GOttS""^, ROAn. P,'OE"". f>.Z 85023.4399 (6021942.3000 . AIGFD.GO\i February 2. 2006 !VIr. Ari Posner The Planning Center 110 S. Church SlIite 6:120 Tucson. AZ 85701 Re: Special Status Species Infonllatlon for Township 11 South, Range 11 East, Section 22, SW4; Proposed Mixed-Use Development. Dear "--Jr. Posncr: Thc Arizona Game and Fish Dcpartment (Department) has reviewed your request. dated January 26. 2006. regarding special status species information associated with the abovc-refercnced project area. The Department's Hcritage Data Management Systcm (HDMS) has been accessed and current records show that thc special status species listed on the auachment have been documented as occurring in the project vicinity (3-mile buffer). In addition this project does not occur in the vicinity of any Proposed or Designated Critical Habitats. rhe Depallment's IIDrvlS data arc not intended to include potential distribution of special st<llUs species. Arizona is large and diverse with plants. animals. and environmental conditions that arc ever changing. Consequently. many .lre<lS may contain species that biologists do not know about or species previously noted in 1I particular area may no longer occur there. Not all of Arizon<l h,IS been surveyed for special status species. and surveys that have been conducted have varied greatly in scope <lnd intensity. Making available this inl"{mnation docs not substitute t"{1r thl' Department" s review of project proposals, and should not decrease our opportunities to review <lnd evaluate new project proposals and sites. The Department is also concemed about othcr resoun:c values, such as other wildlife. including game species. and wildlife-related recreation. The Department would appreciate thc opportunity to providc an cvaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area. when specific details become available. AN EQUAt OpPOFrrliNil"v' REASO"'ABt [ A((OMMOnA,HO"-S .A{;.f\Cf ~ 11-14 Barrios de Marana Specific Plan Development Capability Report - Exhibit II.F: Arizona Game and Fish Department Letter (cont'd) Mr. Ari Posner February 2. 2006 ~ If you have any questions regarding this letter. please contact me at (602) 789-3618. General status infonnation. county and watershed distribution lists. distribution maps. photos. and abstracts for some special status speeies are also available on our web site at l111n:\\-'\\\ ..<I/, \! 1;'I.gl)\LhliU1~. Sincerely. ,,('d~ //~~~.. . <-- Sabra S. Schwart.. -'~ Heritage Data Management System. Program Supervisor SSS:ss Attachment CC' Rebecca Davidson. Project Evaluation Program Supervisor, Habitat Branch .loan Scoll, Habitat Program Manager. Region V AGFD #M06-01305955 Special Status Species within 3 Miles of T11 S,R11 E Sec 22, SW4 Arizona Game and Fish Department Heritage Data Management System February 2. 2006 Scientific Name Common Name ESA USFS BLM State Athone cUlI/cu/arm IJypugaelj Weslern Burrowing Owl SC S Coccyws il!11erlCantlS ocelden/alts Western Yellow. billed Cuckoo C S WSC Glat,clC/W!11 brasll1anU!11 cae/orullI Caclus Ferruginous Pygmy-owl LE WSC GOl"lerus agassiZII(Sonoran POpUII'/lon) Sonoran Desert T ortOlSC SC WSC $Igmo<loll ocllfogllathus Yellow. nosed Cotton Rat SC No Critical Habitats in project area AGFD #M06-01305955, Proposed mixed-use residential and commercial development ~ 11-15 Barrios de Marana Specific Plan Development Capability Report G. Soils Pima County Land Information System (PCLlS) lists two soil types on the project site: Gail Loam 0% to 1% and Grebe Silty Clay Loam. (See Exhibit II.G: Soil Associations.) Both of these soil types are found on alluvial fans and floodplains. Both are very deep, well-drained soils with moderate permeability and medium or slow runoff. However, the site has been under agricultural cultivation for many years, which has resulted in a significant change to on-site soils. There are no significant geological features on the project site. H. Viewsheds As demonstrated in the photographs on the following pages, the site is clearly visible from off-site in all directions. Although views are somewhat broken up by existing vegetation along the southern property line which borders the Marana Town Center, this future entry into the site is highly visible along the frontage of Grier Road. Views from the north are nearly unobstructed from Interstate 10 and its frontage road; the site is also clearly visible from the residences along the eastern and western boundaries. (Exhibit II.H: Photo Key Map indicates the locations from which each of the photos was taken.) - (X) Barrios de Marana C'JD Specific Plan 11-16 r ,... Development Capability Report r Exhibit II.G: Soil Associations ,... '.."_"..1.-'__".1'."."." .., . ~~ ~-?\S'~ <11'~ 70 ,... , .... 1- -- - - . .. IIII1l I I r- ....... .t . . I . .. I . . I . . I ..1.1........., .. . I .. .. I ,... f~JIJill!:.!JiI'" - ---, ., .!l%fb'J% 1~lu;J!l ,... r r ,... . I . r".".r '\-......- i ! ; .11.' 1.1' - II.. '.1' - II .11... _ ........ _. .-.I__U.J1____.l..I__-'--'~" I'" en z <C :E <( z ~ <( :E arilu: ~i1i1 Clil1 L!JillII ,.. I .. .. I .. . ,.... GRIER RD r r- Legend ,... - II - Site Boundary Em Gila Loam, 0 10 1% Slopes D Grabe Silty Clay Loam [!]NOR';I" ~THE PLANNING CENTER 0' 150' XAJ' ,... Source; Pima County Technical Services, 2006 File; 1DF-1l11graphicslGISIsoils.rrocd ~ Barrios de Marana Specific Plan 11-17 .... I ,.... ,.... Development Capability Report r Exhibit II.H: Photo Key Map ,.. I r- .... I ,... ,... r- ,... r ,... ,... r- ,.... ,... r Site Boundary O~ Photo ID & Location fTi ex) J,HL1NNING " 00 CENTER Legend O' 150' :n:J' I ,.. Source: Pima County Technical Services, 2006 File: 1 DF-Ol\jraphics\GIS\photokey.mxd .. ~ Barrios de Marana at) Specific Plan 11-18 ,... ,.... Development Capability Report r 1. Viewsheds Onto and Across the Site ,.... The site is nearly flat and has been disturbed for agricultural use. The following site photos illustrate the absence of natural vegetation with the exception of a narrow buffer around the site. ,... ,... .. ,... ,... r r Photo 1. Looking south along the western boundary. Residential backyards border this entire boundary. ,... ,... r- . I r' r .- ,..... Photo 3. From the western boundary looking southeast toward the main entrance on Grier Road. i" Photo 2. Looking north along western boundary with vacant parcel to the northwest comer of the property. Photo 4. From the eastern site boundary looking directly west across the site. f"'" I 11-19 ~ Barrios de Marana Specific Plan r I r- I Development Capability Report r r- r r ,... I ,.. Photo 5. From Grier Road looking north along the power lines that bisect the site. r- I 2. Visibility to Adjacent Off-Site Uses ,.. Photo 6. From eastern site boundary with the existing residence, looking southwest toward Grier Road. As demonstrated in the following photographs, the nature of development in the area aids the visibility of the site from all directions. Structures are exclusively single-story, the topography of the site and its surroundings are nearly flat, and the site has frontage along two roadways and a large vacant parcel. r- ,.... r- r- ..... r r Photo 7. Looking east along Grier Road from the entrance to the site at Marana Main Street. r Photo 8. Marana Unified School District complex across McDuff Road to the east of the site. 11-20 ,..... I ~ Barrios de Marana Specific Plan r ,... Development Capability Report r r . ,.... ,.. .... I Photo 9. Looking northwest along the Interstate 10 frontage road from the northeast corner of the site. ,... r ,... r ,.... .. ,... ,... ,... r- F"'" Photo 1 O. Looking northwest across the vacant parcel northwest of the site. Historic buildings along Sandario Road in the background. Buildings shown in the photograph have since been removed. 11-21 ,.. ~ Barrios de Marana Specific Plan Development Capability Report I. Traffic Circulation and Road System 1. Existing Roadways The following is a review of the current roadway conditions for arterial and collector streets within one mile of the project site; also see Table 11.1: Roadway Inventory for a summary of right-of-way conditions. (For detailed information on the existing traffic conditions, refer to the Barrios de Marana Traffic Impact Analysis prepared by CLA, submitted under separate cover.) a. Grier Road Grier Road is a two-lane two-way local street with an east-west alignment. Its eastern terminus is the eastbound 1-10 frontage road, approximately % mile from the project location. Marana Middle School and Estes Elementary School are on either side of Grier Road at this eastern terminus. Grier Road continues west about three miles from the project site where it curves to the northwest and becomes Clyde Place. Grier Road is the southern boundary to the project and along this boundary it has sidewalks on both sides of the road and painted stripes for bike traffic. The speed limit on Grier Road is 25 mph. b. Marana Main Street Marana Main Street is a three-lane roadway with a north-south alignment from Grier Road to Civic Center Drive. It is a short road, about 1,900 feet long. It has one through lane in each direction with a center turn lane. There are decorative sidewalks on each side of the road and painted bike lanes. c. Sandario Road Sandario Road is a two-lane north-south arterial roadway with one travel lane in each direction in the vicinity of the project. Its northern terminus is Marana Road, near the 1-10/Marana Road TI. Its local southern terminus is just south of Moore Road. It has a speed limit of 35 mph. d. McDuff Road McDuff Road is a short residential street that is the east boundary of the project. It is a rural two-lane street from Grier Road on the south to its terminus at the eastbound 1-10 frontage road to the north. Estes Elementary School is on the east side of McDuff Road. McDuff Road has a speed limit of 25 mph. ~ Barrios de Marana Specific Plan 11-22 Development Capability Report e. Eastbound 1-10 Frontage Road Eastbound 1-10 Frontage Road is a two-lane two-way state owned facility that parallels 1-10. The frontage road continues north just less than a mile to the Marana Road/l-10 TI. The next southern connection to 1-10 is at Tangerine Road, approximately three miles from this intersection. In the vicinity of the project, it has a speed limit of 35 mph, although south of Grier Road, near Postvale Road, it increases to 50 mph. T bl III R d t a e . . oa way nven 0 y ExistlnglMSRP No. Bike Bus Speed Surface Existing Roads..grnent Jurisdiction ROW (ft) Lanes Median Route Route Sidewalk Limit Conditions (mDhl Grier Road Sandario Road to Lon Adams Road TOM 55/90 2 No Yes No Yes 25 Good Lon Adams Road to EB TOM 55/90 2 No No No No 25 Good FrontaQe Road Sandario Road Marana Road to Grier Road TOM 34-50/90 2 No No No No 35 Fair Grier Road to Barnett Road TOM 64/90 2 No No No No 35 Fair McDuff Road 1-10 to Grier Road TOM 43/90 2 No No No No 25 Fair Marana Main Street Grier Road to Civic Center Drive TOM 90/90 3 TWL TL Yes No Yes 25 Good 1-10 EB Frontage Road Marana Road to Postvale Road ADOT " 2 No No No No 35 Fair Postvale Road to Grier Road ADOT " 2 No No No No 55 Fair "Entire ADOT ROW (including main line) is 350 feet. ~ Barrios de Marana Specific Plan 11-23 Development Capability Report 2. Intersections One intersection currently provides direct access to the project site: Grier Road/Marana Main Street. In addition, there are two intersections that are projected to carry much of the off-site project traffic: Grier Road/Sandario Road and Grier RoadiES 1-10 Frontage Road. All intersections are unsignalized. a. Grier Road/Marana Main Street This is a three-leg intersection (no north leg) south of the project that will provide the major access into the site. The south leg of the intersection is controlled by a stop sign. When Marana Main Street is extended to the north, the Town of Marana may convert this street to the "major" street and the Grier Road intersection approaches would then be stop-sign controlled. b. Marana Main StreetlSandario Road This is a future intersection that will provide access to the project from Sandario Road. Marana Main Street is projected to continue through the project and then turn northwest where it will link into a future off-site development and travel through to Sandario Road. c. Grier Road/Sandario Road This is a four-way, stop sign controlled (on Grier) intersection 1,500 feet west of the Grier Road/Marana Main Street intersection. d. Grier RoadiES 1-10 Frontage Road This intersection is located just east of the two Marana schools (Estes Elementary and Marana Middle). It is stop controlled on Grier Road. The intersection is skewed due to the "north to east" alignment of the frontage road. This intersection is expected to carry a high percentage of traffic as it will provide access from the project to 1-10 at the Tis north and south of the project area. e. Grier Road/McDuff Road This is a three-way, stop sign controlled (on McDuff) intersection 800 feet east of the Grier Road/Marana Main Street intersection. PB 11-24 Barrios de Marana Specific Plan Development Capability Report 3. Alternate Modes Mass transit opportunities are limited in this area. Currently, Pima County Rural Transit does serve Northwest Marana with one service route connecting the Valley Mart at Anway Road and Avra Valley Road with the commercial center at Thornydale Road and Orange Grove Road. This service runs along the project boundary on Grier Road from Lon Adams Road west to Sandario Road. Roadway improvements along Grier Road and the construction of Marana Main Street both include bicycle lanes in both directions. J. Recreation and Trails 1. Open Space, Recreation Facilities, Parks, and Trails Ora Mae Ham Park is located approximately one-half mile southeast of the project site at the corner of Lon Adams and Barnett Roads. (See Exhibit II.J: Recreation and Schools.) This 44-acre park facility includes: · 3 lighted ball fields · 1 lighted soccer field · 7 covered ramadas, complete with 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 center/recreation center There is one trail within one mile of the project site: the Cottonwood Wash Trail. This trail is listed as Trail #32 in the Town of Marana Trail System Master Plan. Although no improvements have been made to this trail, the natural wash is used by both pedestrians and equestrians. Beyond Interstate 10, large tracts of Arizona State Trust land remain undeveloped. However, portions of this land may be sold in the future for development. ~ 11-25 Barrios de Marana Specific Plan ,.... r ,... r ,.... r r" ,... ,... r r r ,.... ,.... r- r ,... ,.... ,.... I Development Capability Report Exhibit II.J: Recreation and Schools One-Mile Radius Legend ~THE PLANNING CENTER Site Boundary ~ Parks Currently Being Developed .t Schools 6 Future School Site 0' I 1,000' 2,000' I _ - - Trails _ Public Park File: lDF-Ol\graphics\GIS\recreation.mxd Source: Pima County Technical Services, 2006 ~~ Barrios de Marana ~ Specific Plan 11-26 Development Capability Report K. Cultural Resources The Arizona State Museum (ASM) responded to an inquiry regarding archeological records on January 31, 2006. (See Exhibit II.K: Letter from Arizona State Museum.) ASM records indicate the existence of one site (AZ. M: 12:369) found during an inspection in 1982 on the project site. Additionally, ASM notes that an inspection by Old Pueblo Archeology Center (OPAC) in 2000. A historical period site was found, AZ. M:12:876(ASM), and recommended for the National Register of Historic Places. Mitigation may also be necessary for this site. The ASM recommends an inspection of the remainder of the site, along with further assessment of the existing site and the creation of a mitigation plan for any sites found. A surface inspection of the entire site will be completed in conjunction with subdivision plat and/or development plan submittals. Based on the findings of cultural resource inspections, appropriate measures will be taken in accordance with applicable federal, state and local regulations. L. Existing Infrastructure and Public Facilities 1. Sewer According to the Pima County Wastewater Management Department, sewer from this site will be conveyed to the Marana Wastewater Treatment Facility (MWTF). (See Exhibit 11.L.1: Wastewater Capacity Letter.) This facility is almost at its current capacity and is expected to reach full capacity by mid-2006. However, a one million gallon per day facility is being designed, and completion is anticipated in late 2007 or early 2008. In addition, small increments of treatment capacity will be added as needed until the new facility is operational. Therefore, capacity for the proposed development will be dependent on timing as it relates to County-funded improvements. As indicated by Pima County Wastewater Management and depicted in Exhibit 11.L.1.b: Existing Sewer Network, the nearest point of connection to an existing public sewer is approximately 1,000 feet west of the project site to a 12-inch diameter sewer in Sandario Road. 2. Fire Service The entire project site lies within the exterior boundaries of the Northwest Fire District. As depicted in Exhibit 11.L.2: Fire Service, the nearest fire station (Northwest Fire District Station #36) is located at 13475 N. Marana Main Street, approximately 0.1 miles south of the project site. ~ Barrios de Marana Specific Plan 11-27 Development Capability Report Exhibit II.K: Letter from Arizona State Museum THI UNIVUtSll, or ARIZONA TUCSON ARIZONA January 31, 2006 M r A rI Posner. Planner Ihe Plannlllg Center 110 South Church St lucson, Arizona R570 I Re AI~ha~"loglcall",(;<\Ids check regarding lewning of (,l! l! acres neal 1.10 and G, lei Road ( IDF.O II. lfl a porllon "I' th,' SW " "r S,'e n. r II S T II F. Gila & Salt Ri\er Basclinl' & Meridian Dear Mr Posner rhe Arizona State Museum (ASM) archaeological records mdicate the northwestern portIOn of the land W.1S inspt.'Cted for archaeological and hIstorical resources by Old Pueblo Archaeology Center (01' At')1Il 2000. One historical period sitc, AZ A^ 12 876( ASM i was found and was recommended eligIble lilr the Nallonal RegIster of Historic Places ( NR HP) rhe southeastern portion of the property was surveyed III 1982 and site AZ All. 12369(ASM) was ItJund The tnangular area between these parcels (South of 1-(0) has not beenlllspceted fil[ archaeological or historical resources. The ASM recommends lhal the unsurveyed portion and the southeastern JXlOlon of the site be surveyed. that the condition of site AZ AA.12J69( ASM) be assessed, and that a plan filf mltigatmg any adverse allcets to this site (if nl-'Cessary) and to site AI, All. 12R76( ASM), be developed before the project proceeds. A list of qualified archaeological contractors ean be Viewed on our webslte at hllP. . \v\\ \\. statenluseunl;trl/llna cdll prol~\c~l~f!l.l!\,':U2!,;ImJ!!~~s.<b'\l) ArchaeologIcal surlilce IIlspccllon requrn.:d under cIty or county ordmance, or a federal regulation, will reqUire a \\Tltten repOI1 describmg the results of the surfaec IIlSI'l\:ctiol1 4md \\111 IIlcludc rcconunendatwns The archaeologist you select should prepare your reJXll1 lISlllg the standards titled ,\{Illldar'/, hw ( 'olltluc{IIl,l!, IIml U"l'or{lI/g ( 'u/{urlll {(",'ourel' .'\urnys Most I:Olltractors in i\rilona have a cop\' of these standards If you have questions or net'd further assistance please contact me Sincerely Su Benaron ASSistant Pefll1lts Adl1l1ll1strator ~:W-621-2()96(phone& filXl sbenaron((I.el1lall. arl:wna edu . ~ Barrios de Marana Specific Plan 11-28 Development Capability Report Exhibit 1I.L.1.a: Wastewater Capacity Letter Michael GlIlzuk. P E Director ~Piit:~', f:( ""'.', ,.'" " ... ~\". ~:M'::' ',' OJ i . ilili.;J ". \~'.; ~l '\"!ltlio~..'J ~~~ Pima County Wastewater Management Department 201 N. Stone Ave., 8'" Floor Tucson, Arizona 85701 (520) 74~6500 February 7. 2006 It.';' . . RECEIVED Visit OUf website: htlp liwwlV .pima.govlwwm Ari Posner The Planning Center 110 S. Church, Suite 6320 Tucson, AZ 85701 Capacity Response No. 06-023 RE: 1DF-01, Undetermined Development on 68 Acres of Parcels # 217-28-031F, -020D & -031 D. Greetings: The above referenced project is tributary to the Marana Wastewater Treatment Facility (MWTF). At this time, all available capacity has been allocated. The current rated capacity of the MWTF is 200,000 gallons per day (gpd). Current flows are in excess of 120,000 gpd. If development continues as projected. flows will reach 200,000 gpd in the middle of 2006. Design of at least a '.0 million gallon per day (MGD) facility is progressing. Additional small increments of treatment capacity will be added as needed until the new facility is constructed and operational some lime in late 2007 or early 2008. Bond funding is available for this new facility. Conveyance is acceSSIble to this development in the 12-inch diameter sewer (G~80.09) located in North Sandario Road. However, from the information supplied to us, the necessary capacity cannot be determined. When predicted flows can be determined. development will be dependent on timing as related to County Funded improvements to the MWTF. This is not a commitment of conveyance capacity but a statement of the status of capacity as of this date. This information is valid for 90 days, If further information is needed. please feel free to contact us at (520) 740-6500. Respectfully, /~~ Robert G. Decker. P.E. Development Services Manager RD:ks (X) Barrios de Marana C3f.) Specific Plan 11-29 r- I ,.. Development Capability Report - Exhibit 1I.L.1.b: Existing Sewer Network r G-99-029 (S") r- r- r- ,.... ,.... ,... ,.... ,... ,.... GRIER.RB I _G:80~9 (12") ~ r ,.... ,.... Legend ~THE PLANNING (i] CENTER ,.... .... Site Boundary (I Existing Manhole Covers Existing Sewer Network X-####-## As Buill No. (##") Pipe Diameter O' o 500' 1.000' . ,... Source: Pima County Technical Services. 2006 File: 1DF-01\graphics'l:>ISlsewer.mxd - , ~ Barrios de Marana Specific Plan 11-30 ,.. r I Development Capability Report ,.... Exhibit 1I.L.2: Fire Service ,... r- NORTHWEST FIRE DISTRICT r """ ,... AVRA VALLEY FIRE DISTRICT MARANAJD~ ~~~\S'.,. - ~;..' Q ~~. []j~ r-"..t~' ~I- :-1.. r-. Q II I L:>. Z I" ....'"\~ g-- i I: . I ' L_.._J~I~ -No~F.!~I~~~~ -FIRE SJ:~T10N #36 :E .. \ ~~ . . i.uJfCl rig BARNETT"[_Ju ~~~~~~~~J ~ .&,- ~JD~._ ' ~THE ~:D/ PLANNING CENTER ..... ,.... ,.... ,... f'i ,... Fl ,... ,.... ,..... Legend - .. - Site 80 unda ry ~ Fire Station f~fI:~ta Avra Valley Fire District _ Northwest Fire District Source: Pima County Technical Services, 2006 o' . 1,000' 2,000' . File: 1DF -01 IgraphicslGI Slfire. rnxd ,... .... ~ Barrios de Marana uu Specific Plan 11-31 Development Capability Report "~ 3. Water The project site lies within the exterior boundary of the Town of Marana water service area; therefore, water supply is assured. (See Exhibit 11.L.3: Marana Water Letter.) However, approval of a water meter application will require a water service agreement between the developer and the Town of Marana Water Department. The service agreement shall identify water use, fire flow requirements and all major on-site and off- site water facilities. The developer shall construct the water distribution system, and then transfer title of the system to the Town of Marana, who shall then operate, maintain and service the system. 4. Schools The site is located within the boundaries of the Marana Unified School District and is near Estes Elementary School, Marana Middle School and the Marana Career and Technical High School. Marana High School is approximately six miles south of the project site on Sandario Road. The location of each of these schools is depicted in Exhibit II.J: Recreation and Schools. 5. Private Utilities Electricity, natural gas, telecommunications and cable services will be extended to the project site at the time of development through agreements with individual utility companies. The following utility companies currently serve this area: Electricity: Natural Gas: Telephone: Cable: Tucson Electric Power Company Southwest Gas Corporation Qwest Communications Comcast Cortaro Marana Irrigation District (CMID) has two irrigation channels on the project site. One channel is located along McDuff Road and the other, and underground channel, along Grier Road. M. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map, displayed as Exhibit II.M. The purpose of the McHarg Composite Map is to highlight areas that are available for development. Refer to Section III Development Plan for more information on how the land use concept responds to the site's natural constraints. - 11-32 ~ Barrios de Marana Specific Plan Development Capability Report Exhibit 1I.L.3: Marana Water Letter ~ MARANA ~/ I" RECEIVED 'OWN 01 MARANA WATER DEPARTMENT I'chruary 22, 100(, All .I. I'osncr, A I( 'I' Thc I'lannll1!:! ('cnll'r 110 S. Chun:h SIl' Tw.:son, :\/, X5701 SubJcct: RC/llning or 68.8 Acrcs I1car 1-10 and (im'r Road Prolcct 11>1' -0 I I >Car ~Ir. 1'0sl1,'r: W;\T1I~ SI'PI'IY Till' To\\' n of Mar;lna has hccn dcsl!,!nated by the Statc of AII/ol1a, I kparlll1cl1t of \Vat.:r Rl'SOllrCI.'S, as ha\lng an ,lssurcd \\ atcr supply. This dol's not Illcan that \\ atcr scnicc IS \.'IIITl.'llIly a\ ailablc hI thl~ proposcd dl'\ doplllcnL The developmcnt hes within thl.' houndary of the Town of ~larana \\ all' I' Sl.'nl\.'c area, then:li.r,,, water supply IS assurcd \\ ,\ II/{ St./{\ lei The approI. a I <\f watcr Ill,'ler appltcaltons is subJI.'l'! to the a\a1lahi Itly or I.\, alef sCnll'e ,II th,' III11C an applkation IS madc. The dc\ eloPl'!' ,shall be reqtHrcd to submit a watcr SCfnl'e agn:l'l11cnlldcntlrying watcr usc, tirc 110\\ rl'llllircmcnls, and alll11ajor on-sitc and On~SIlC \\at,'r t;lcilities, rhl' <kvdop<'r shall ,'Ulhtf'lll'l a wml'r dlstrihllltun syslel111\\ scrvc till' del. dopmcnl and transkl title of thc s) s!,'lll to the]o\\ nor \\;trana, In consideration th,' I (l\vn "I' Maran;l shall opera II.'. l1lall1lain and scn ll'C lhl' sySICIl1 The comments made hcrein arc valid for a pcriod of one year only. I f you ha\e any questions, plcase call our ollicc at 520-382-2570, ~.cerclY' .1-' " .. .l.. .. (', Brad DeSpain Utilities Director .... 11-33 ~ Barrios de Marana Specific Plan Development Capability Report VN::.ANT ZONE VC WATZS!. 10' Ul1UlY fASE.\ENT PER 8K 16 MIP fIG,' RESIDENTIAl.. ZONE A Exhibit II.M: McHarg Composite Map VN::.ANT ZONE vc ui ~ D:: W ~ W D:: COMERCIAI.. ZONE A " " ..~ .....:::.. <1>"" "an7W"~""WI")"........... . ',.'. " .// r.' ''#~..~~~~''~'~'.~.' ~-""'f9!'U~ >- '--,-", i :~'';' . ~~ i ,H.t ! INDUSTRIAl.. .l..l: ZONE . i~~ A ,J. i ~ I IND~~IAI.. R~~TIAI.. ~ I ~1L \ i I. r:~ = .,'1" II ~I. ! I. RESDENT1AI..l11 ~~-.i'.!'. L'::~w~f"-- ii! . ~ .,.... ~ !I~ ~~"" i ,::~ ~ ~ ~ i r ~ .'1 ifF _1.J f;, ~~ _.._J~'I.I~ Ii t .1 ' ~~~TI) I:.... _!O ~3- ZONEA 'I . ~ ~t:. ""WUE I ~ ::::r::MR. ...1 tV2t'(MIR) 1 Ii il~_'.F:::~::':;~_~i~j:.~ ~~ _.. ..- T~. ~ -.il].'1 ? ~'-GRIERRO:O ~"=::::f..%i".-p _______. ~oo-444CFS RESIDENT1AI.. ZONE A rRMNGi.It.AR SHAPED RKJHr. OF.WAY ENJEJIENTrHIS~fIt( _alPO 321 SCHElJUt.E B 119110 I~ ~.9 ~a..~~ (./~ '0 MARANA SCHOOL DISTRICT NO.6 ZONE B C....l PROJECT SITE l' TOPO INTERVALS ------- FLOW ARROWS NOTE: THE ENTIRE PROJECT SITE IS HIGHlY VISIBLE FROM OFF-5ITE lOCATIONS, AND EXISTING ON-SITE VEGETATION IS lOW-DENSITY AND AGRICULTURAl IN NATURE, C5 g,THE PLANNING CENTER o 7S'5O' 30C1 tl.1DF-o'__EXHtHITS.DWG 'lC0MP0SfTE ~ 11-34 Barrios de Marana Specific Plan III. Development Plan Development 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 and provide a logical continuation of the principles and design criteria of the Town Center Plan immediately to the south. The components of the Development Plan provide the rationale for the Development Regulations in Section IV. 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 Marana General Plan and the Northwest Marana Area 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: 1. Implement the policies and guidelines of the Marana General Plan and the Northwest Marana Area Plan; 2. Create a community that is compatible with existing and planned development; 3. Establish design standards that encourage quality design of all structures while promoting the new urbanist theme described in the Marana Town Center Design Guidelines; 4. Build a community that is easily accessible and promotes multi-modal transportation and interconnectivity; 5. Design a community that provides a variety of uses and housing types through the application of the Residential/Commercial Village concept; 6. Provide uniform development regulations for land use, circulation, landscaping and open space; 7. Ensure coordinated, responsible planning through the use of cohesive procedures, regulations and guidelines; 8. Build a mixed-use community that promotes higher density housing and commercial uses; and 9. Provide a framework for the management and administration of this Specific Plan. ~ Barrios de Marana Specific Plan 111-1 Development Plan c. Relationship to Adopted Plans The Marana General Plan designates the entire project site as Town Core. The Town Core is intended to be an area of public and private commerce surrounded by medium- density residential neighborhoods and strategically placed community facilities. Adoption of this Specific Plan will serve as a minor amendment to the Marana General Plan, changing its land use designation to Master Planning Area. The Barrios de Marana Specific Plan lies within the Town Center Planning Area of the Northwest Marana Area Plan. The Town Center Planning Area is surrounded by the Urban Southeast and Interstate East Planning Areas. The Town Center is designed to function as Marana's governmental, social, cultural, recreational and retail center. Along with being a focal point of public and private commerce and an employment center, the area is to be surrounded by medium-density residential neighborhoods. The Town Center Element of the Northwest Area Plan directs development to create a pedestrian friendly environment with unique "Southwest" inspired architectural themes. This Specific Plan will meet the goals of the Marana General Plan and the Northwest Marana Area Plan by creating a unique development with residential villages within walking distance of the Town Center. This type of land use pattern is in keeping with the goals and vision of the Northwest Marana Area Plan and as such, will fulfill the policies outlined in that plan. ~ Barrios de Marana Specific Plan 111-2 Development Plan D. Compatibility with Adjoining Development The Barrios de Marana Specific Plan seeks to be compatible with the existing and planned development in the area. The Marana Town Center is located just south of the project site. It is the intent of the Master Developer to create an integrated community that is an extension of the Town Center, reflecting the same design considerations and theme. While each neighborhood within the respective developments will have unique identifying features, they will be harmonious in appearance, quality of development and amenities offered to the residents. Both the Marana Town Center and the Barrios de Marana Specific Plan developments combine higher-density residential uses with commercial, office and recreational land uses to promote the village commercial theme outlined the Northwest Marana Area Plan and the draft Town Center Design Manual. East of the project site there are a few single-family residences, an agricultural field, some industrial uses and a school. Uses along the east side of the project will be buffered by extensive opens space that serves as both park area and drainage facilities. In addition, all commercial uses will be central to the site, buffering their associated nuisances from adjacent homes. West of the project site, the Marana Vista subdivision is a single-story development of single-family residences. The residential units along the western and southern boundaries of the project site will be restricted to single-story construction. (See Exhibit III.D illustrating the relationship between existing and proposed homes along the western property boundary.) Homes will be oriented to protect the privacy of adjacent residences and circulation and/or parking facilities will not be located along the western boundary of the site. Mixed-use development may be planned in the future along the northern property line, where the dominant existing feature is the Interstate 10 Frontage Road. This may occur if an alternative drainage solution can be implemented. Appropriate buffering and screening will be used along the entire site boundary to protect the privacy of the few existing residences and businesses in this area from nuisances associated with the proposed commercial activity. In addition, the master developer has been working with representatives of this property, as well as the Town, to facilitate the implementation of Marana Main Street and the associated infrastructure. PB Barrios de Marana Specific Plan 111-3 Development Plan Exhibit 111.0: Western Boundary Cross-Section It ! i . Jf<.r~-' ('1 ~ ~;'~ 1/J ' ....m1(iif...'~i .......... lANDSCAPE 1 BUfFER 20' BUILDING SETBACK WESTERN BOUNDARY CROSS SECTION C)tl TH ~THE PLANNING CENTER o oor ~118: 1DF-ol,_E)[)ft8fTSOWO '1CfIOSS SE~ @B Barrios de Marana Specific Plan 111-4 Development Plan E. Land Use Concept Plan As indicated in Exhibit II I.E. 1 : Land Use Designations, there are two land use designations within the Barrios de Marana Specific Plan area: Mixed-Use and Residential. The Mixed-Use designation features a combination of residential, commercial and office uses, and is concentrated in the center of the project site (along Marana Main Street) and in the northern portion of the Plan area. The Residential designation, which is restricted to multi-family residential uses, is located on either side of the Mixed-Use area, along the western, eastern and southern boundaries, to maintain compatibility with existing residential development. (See Exhibit 1I1.E.2: Land Use Concept for an illustrative depiction of how development within Barrios de Marana may occu r. ) This project has been designed as an extension of Marana's Town Center; in order to continue the "Main Street" vision from the Town Center to the south, commercial land uses will be primarily located along either side of Marana Main Street. These areas will be characterized by wide sidewalks with retail/commercial buildings built at the sidewalk edge. (Exhibit 1I1.E.3 is a conceptual illustration of the Marana Main Street cross- section.) On-street parking will be provided, and parking lots will be located behind the commercial centers with easy pedestrian connections leading to the storefronts. The proposed Marana Main Street buildings will be multi-story with retail shops, restaurants and commercial services at the street level and offices or residences above. The ground floor is envisioned to have a variety of shop fronts and displays; this, along with the incorporation of plazas and other types of public gathering places in this mixed-use area, will invite pedestrian activity along Marana Main Street. Multi-story attached residences will be featured in Barrios de Marana. The Specific Plan proposes multi-family residential units in the form of triplexes, four-plexes and six-plexes. These townhomes will be designed so that the fronts of the homes will oriented toward common courtyards, while all garages will be accessed from alleyways. (A typical cross- section of the alleyway is illustrated in Exhibit III.EA.) The courtyards will be designed to connect with the project's greenbelts with trails leading to the commercial areas along Marana Main Street, thereby creating a pedestrian circulation system throughout the project site. The entire site is planned to provide opportunities for residents to be in walking distance of amenities such as shops, schools, parks and other civic uses. Approximately 2.5 acres along the north and west boundaries of the 38-acre site have been designed to accommodate drainage facilities. If at some point in the future an alternative drainage solution is created, all or a portion of this acreage could be developed under the Mixed-Use designation. The Barrios de Marana Specific Plan area will be a unique community, serving as a commercial and entertainment center, an economic generator, and a livable community for a diverse range of the population. PB Barrios de Marana Specific Plan 111-5 r r Development Plan Exhibit III.E.1: Land Use Designations r r r ,... r- r r ,... ,... r' r r r r r- r WATZST. ~ a: w J: ~ a: c....J PROJECT SITE c::J MIXED-USE I RESIDENTIAL ~ ~~.s-~ -'I~ '0 20 ACRES NOTE: LOTTING IS CONCEPTUAL AND SUBJECT TO CHANGE. C5Tti ~THE . PLANNING . CENTER 30lT 'e 1Vf'ol)UUHltlr5.DWG 'OftClA....nc.1I r' 111-6 ~ Barrios de Marana Specific Plan ,... Development Plan .... . Exhibit III.E.2: Land Use Concept r r- ' - 10' LANDSCAPE BUFFER - 40' DRAINAGE CHANNEL - 20' BUILDING SETBACK Ita: r ~~ ~~ zo -00 90 r- WATZST.~ ~ ~n~ 1'- ,.... - 10' LANDSCAPE BUFFER [ 20' BUILDING SETBACK r 20' DRAINAGE CHANNEL r r '~ , ffi It irl , ~~z '5!~ :l om :I: a: wooO r u. ~Cl~ u. uzo( ui 5 ~9~ ~ u z-~ 15 ::€ :5 ffi 0 J: ~~~ ,... ~ a: r 10' LANDSCAPE BUFFER r 20' BUILDING SETBACK ~ '9&,): '1l'~ '0 r- r ,... GRIER ROAD ,... r' C::J CJ - - CJ PROJECT SITE ROADWAY MIXED-USE r:::J DRAINAGE _ PARK - TRAIL CJ OPEN SPACE r-I LANDSCAPE L-J BUFFER NOTES: 1. LOTTING IS CONCEPTUAL AND SUBJECT TO CHANGE. C5 8'THE PLANNING CENTER 7S 150' 30lr ,... 2 STORY RESIDENTIAL UNITS 1 STORY RESIDENTIAL UNITS t.* lOf-D1-'-ltHJtltS.DNG 't.oUlO l.lSr ,.. , ,.. ~ Barrios de Marana Specific Plan 111-7 ,... ,... ,.... "... ,... r r ,.... r r ,.. i" r r ,.. - r- r r Development Plan Exhibit III.E.3: Marana Main Street 18' ANGLED (BACK IN) PARKING 11' TRAVEL LANE 12' CONTINUOUS LEFT-TURN LANE 11' TRAVEL LANE 18' ANGLED (BACK IN) PARKING Photographs illustrate how Marana Main Street might be developed using the cross-section shown above, ~ Barrios de Marana Specific Plan 111-8 Development Plan Exhibit III.E.4: Alleyway Cross-Section :r...,J...J....'2'-J.-'2'...J,..J....:r +-:--- 30' AlLEY ~ TYPICAL ALLEY CROSS SECTION - C)TH ~THE PLANNING CENTER o 111 2lI' 411 tll<< 1DF-01_f'lU18TS1JtfiG \CROSS Sf<;t1()fiIlS elf:) Barrios de Marana ~ Specific Plan 111-9 Development Plan F. Grading Concept Due to its previous use as an agricultural field, the site has been completely graded. Additional contouring will occur to create retention basins and other on-site drainage features. Additional geotechnical studies will be completed, prior to site disturbance to determine the extent of grading required. G. Post Development Hydrology - Off-site stormwater draining through the project will be collected within drainage facilities located along the east property line. This drainage facility will consist of a channel having a depth of 2 to 4 feet and top width of 40 feet. The banks of the channel will be lined with gunite, soil cement, grouted riprap or turf to control erosion associated with side interception of stormwater. Off-site storm water conveyed across the school playground or north along McDuff Road will be captured within the interceptor channel along the east property boundary. The south boundary of this channel will extend to within 300 feet of Grier Road. A typical cross section of this channel and its location are shown on Exhibit III.G: Post-Development Hydrology. Flows collected by the channel along the east property boundary will be conveyed north within a 40-foot wide channel to proposed on-site retention/detention basins. These basins will detain the flow in accordance with the north Marana requirements, then outlet via a weir along the west property boundary at the northwest property corner. The basin depth will be 4.5 feet as agreed upon with Town of Marana staff. This depth is greater is greater than the that allowed under the north Marana criteria (2.5 feet) but will be reduced when an outfall channel is constructed to convey drainage from this area of the Town to the Santa Cruz River. At that time, the basin depth can be decreased to 2.5 feet or the land area occupied by the basins can be converted to a commercial use as desired by the Town. This weir will disburse flow in a manner generally consistent with existing drainage conditions. Basin storage below the outlet weir elevation will be discharged via dry wells. The 100-year peak discharge rate existing along the downstream property boundary (as a result of off-site flows) will be approximately equal to the inflow to the property (444 cfs) during the 100-year return period storm. The on-site retention/detention basins to be constructed in conjunction with this project will have adequate capacity to retain flows in accordance with the north Marana criteria. This requirement states that the on-site retention/detention facilities will have adequate capacity to retain the entire volume of the 10-year plus the 100-year storm runoff during a 1-hour duration storm. Preliminary calculations have estimated the on-site retention storage requirement for this project to be 10.5 acre-feet. This retention volume will be provided within a 2.5-acre area located along the north and west boundaries of the project site. The maximum storage depth in these basins will be 4.5 feet as agreed upon by Town of Marana staff. Retention storage will be outlet from the basins via dry well systems which will have an assumed discharge capacity of 0.5 cubic feet per second (cfs). The overflow weir to be constructed along the west property boundary at the northwest corner will function to discharge flows in excess of the basin capacity and to discharge off-site flows routed through the basin via the proposed channel along the east property line. ~ Barrios de Marana Specific Plan 111-10 Development Plan Hydraulic computations completed by CMG Drainage Engineering, Inc. determined the capacity of the Grier Road right of way to be about 300 cfs. Flows in excess of this amount will be conveyed through the project site in streets or drainage swales. The off- site storm water being conveyed west within Grier Road will be prevented from entering the project site (other than at designated locations) by elevating the building pads along the south edge of the property by 2 to 3 feet above street grade. H. Viewsheds The project site is relatively flat with no significant topographical features. This allows neighbors to see directly onto and across the site. Immediate adjacent viewsheds currently experienced by surrounding properties, may be impacted by the proposed development. The areas of the project with the highest visibility from adjacent off-site locations are located on the perimeter of the site, specifically the northern portion of the site adjacent to the 1-10 Frontage Road. Landscaped buffers established along the perimeter of the property will help to mitigate the impact of the project on the neighboring properties. - PB Barrios de Marana Specific Plan 111-11 r- ,- I Development Plan Exhibit III.G: Post-Development Hydrology r- ,... ~~ T~ . ~: !'" , -/' I r:~PO~ I 0 ~(~ I ~ D~nON~ jtJl~ ~I ~:, J( ~ ~_N~~~ ~ j~ 0 ~11~1 J.~J Lu II~ Il J' WATZST, :]:~ l~I ~ ~UI ~ l [~ ~lI 0 III Jor:::=J] : 'f~-.?~, -1~ ; -. n 1 ,=-:r1 ---- -ll\ I 1 I~ I ~" - ... II I I l~t~lj~l~j: ~1:--!~~~il[G~~ [I. ~ ~L'.~ [I~ In, J~ - 3L] r-=---1~ ~ ffi i:t:Tc1 ~- - '0 :.... ~ r=: L_"" L =:::J] ~ ~ I ~ r -:h r ~- '. ~I OJ C" g" L :..i;..illlillf ~ ~ IIF--W ::j I lll{ I fl1 1 - _u__ 0 ~ IRfJE i:~~lt3t~i~o" I~ ) l .~~~~;::l~dji L":: ~~'~-=J5;r:;.~~~ "7'j ~ ~ 0 ~ ........-..-.. - .._.._.._.._..~='<.; =~ 'I I_I ~ IT m-~ " " " ~ " " t- " " r- , 'l'\S'~ "1~ TO " " " ,.. ,.. I ,... r ,.... r ,... ,... GRIER ROAD ,.. I T T T T T T I - I I I I I C : : J PROJECT SITE ----------- FLOW ARROWS _ BASIN r PROPOSED TEMPORARY BASIN CROSS SECTION A-A' r!JOR ~THE 1 PLANNING ~ .~ CENTER ... t Sl.CFES 4; 1 SlOf'd r- Nr " : ~ RlGtfl Of'WAY o 1~ 150' 300 I I v..... IlETEHT1OH_ .. 10P..o'_fRi"rs..owo 'f'OSr OEVtn'ORO ,... ,... I ~ Barrios de Marana Specific Plan 111-12 Development Plan - I. Circulation Concept Plan Barrios de Marana is located north of Grier Road and is bounded on the east by McDuff Road, on the west by the Marana Vista Neighborhood and on the north by vacant lots. Sandario Road is located approximately 1,100 feet west of the western edge of the project. The Marana Road/I-10 traffic interchange is about 1/3 mile north of the project and is the closest 1-10 interchange to the project. Initially, primary access to Barrios de Marana will be available via the extension of Marana Main Street at Grier Road, just north of the Marana Town Center, as illustrated in Exhibit 111.1.1. Eventually, Marana Main Street will continue through the property northwest of the project site toward Sandario Road, which will serve as an additional future access. A secondary access from this development to the 1-10 Frontage Road at the northeast edge of the property has also been incorporated into the project design. The Barrios de Marana planned vehicular and pedestrian circulation patterns are illustrated in Exhibit 111.1.2: Circulation Concept. Marana's Major Routes Right-of-Way Plan includes Marana Main Street with a gO-foot right-of-way. The proposed cross-section for Marana Main Street includes two travel lanes, a continuous left-turn lane, on-street angled parking and sidewalks located within the gO-foot right-of-way. Decorative paving treatments (as indicated in Exhibit 111.1.2) will be installed through a license agreement with the Town; such treatments will maintained by the Community Association. In addition, Marana Main Street will be constructed to the Town of Marana's Two-Lane Urban Collector Roadway with center left-turn lane standard, an illustrated cross-section of which is included as Exhibit 1I1.E.3: Marana Main Street. A variety of uses within Barrios de Marana will be located adjacent to Marana Main Street; commercial and restaurant uses are envisioned at street level with office and residential uses above. While on-street parking will be provided, additional parking areas will be available behind the mixed-use buildings away from the primary pedestrian traffic areas. These off-street parking facilities will be shared by customers of the mixed- use establishments and visitors to the residential areas. The residential portions of Barrios de Marana will be accessed via a 46-foot wide local street that connects to Marana Main Street near the southern and northern ends of the project site. Individual residential garages, located at the rear of the homes, will be accessible from 30-foot alleyways. (See typical alley cross-section included as Exhibit III.EA.) Access to the 1-10 Frontage Road will be provided via a 62-foot wide roadway branching off of Marana Main Street at the northeast corner of the project site. Pedestrian trails, mostly in the form of sidewalks, will provide connections between all uses and areas within Barrios de Marana as alternatives to vehicular circulation. Open space and park areas will be easily accessed within the residential areas, and regularly spaced breaks between buildings along Marana Main Street will be provided to encourage pedestrian activity in the Mixed-Use area by Barrios residents. Connections to areas beyond Barrios de Marana have also been incorporated into the project design, including a pedestrian extension at Watz Street along the western property boundary and another at the southeast corner of the project site facilitating access to the schools. ~ 111-13 Barrios de Marana Specific Plan ,... ,... Development Plan ,.... ,... f'fiiit ~. " ~ ;~ ..-'~' r ,ti-"M -,,1 I .eo' ~. /I'~. "" t ~ \~(.ll ,... "... I r- ,... r- r"" r- ~ r- 15m -~,~ - ' !" .. ~~ ~,~ ~ "iI if! . r h~o1' .. I '-.4" - " I ,... lito =-." ..fj.. .., , ~, '>.co"*,,,,:~ -.I - ;'>~-..r.J. . ,',-. ..-" . .. .',f' r r- C::J c=J - - c=J PROJECT SITE ROADWAY MIXED-USE .. ~ ~,rl ~ w Cl: .... Cll L < ~ .j z <{ ~ <{ :> c::J DRAINAGE _ PARK - TRAIL r- 2 STORY RESIDENTIAL UNITS 1 STORY RESIDENTIAL UNITS Exhibit 111.1.1: Extension of Marana Main Street . It .,qRIFR RIP,.A~, .:we ,1l(!Ia · ~li' -~ O~ --,' ~ .~~n., ""IO.."l :.:~~ - lF~j j ~'~ ~~. ii; -=- _, '~- '"\, 1 -'''' .) . -- . """,1,,\,,- 1 l' _' '.0-- .~ .~-- I -. ,.'- . "-';1'1 ,,""'" -" "'ll;;;r ,- :: " II ~ ".-~"", t; ~ .. F~ :. · ...,r.; # ----- f~. ~ ~_ """1 '" ~ j; .,,"f"~ ,!P r--~ .-. ::..'- ... ~ -:rt; i ~ _ ~....--.s. , ..,... :' .~1t--. 'f H..l..,( i ~ ' .J .""',2 '?\'V i,;..' 'WA T~ -!r4rC ,'~ .r,t =~ '-';'~' ~."" '%' i'" . t.;.,?u ..J _ ~~ _'0 ,.~' a~~" (-'~ -.l c' - ....f r-' .J '~", ...'l, p. ~P-dryJ ;:~r -l ~ ,~~~~ .~~. ~ t5 a: .J 'r ~ ! -,00' ~ ~. .:J .. . <i!!, """ '.5-! ~";..{ r-HM. ~11;>r" :H a: ~ . It. . ..-:T.:..... ~! .. _ ~ ~ ":1- ..~~~trn .i' ~':"~ 't,- _I.J'.. 4.'" ;L. ':. :,~ r-. I " ~.,-' lit .. ~ ' -~-L,~ ':',U :&"r. f'1lI ,',t, ~ 'f -p \-~ ~ ~j . 'Pi '0 ~""\. ~.." .. ""'1 ~~ ,'" .r ..~ ~, .... ~~.,- tt, "' ..... "'.-"'< -, . '!!, " ., ,C)NORTl1, ~ THE PLANNING CENTER 7S 150' 300' .._ 'Of-eU~XMI..TS(]V1G '(ANO L.~. r- ~ Barrios de Marana Specific Plan '''.' J ,,- ~ .~- " .~.~..z= ie 'f ~,r- c=J OPEN SPACE r--l LANDSCAPE L--..J BUFFER NOTES: 1. LOTTING IS CONCEPTUAL AND SUBJECT TO CHANGE. 111-14 r Development Plan ,- Exhibit 111.1.2: Circulation Concept r-' ,... ,- ~ CI:: W :J: ~ CI:: ~ 'I'\S'~ ..,~ TO ,- ,.. DECORATIVE PAVING ,.. .- WATZ ST. - ,... ,- ~ ,... r- " L 90' FUTURE R.O.W. ,.... TRAIL c=::J ROADWAY NOTE: LOTTING IS CONCEPTUAL AND SUBJECT TO CHANGE. ,C)NORTH. ~THE PLANNING CENTER c....] PROJECT SITE ,.... 75 '50' 30lT , 'II<< 10f'~1_VCHltlT&DWG 'OHClAATIOtv ,... ,... ~ Barrios de Marana Specific Plan 111-15 Development Plan J. Open Space and Recreation Concept The vision for the Barrios de Marana Specific Plan is one that embraces new urbanist principles: higher density mixed-use development, residential uses within short walking distance from commercial uses and neighborhood services, pedestrian-oriented development with reduced emphasis on vehicular traffic. Pedestrian connections will be provided between the Mixed-Use area along Marana Main Street and the Residential areas behind it at intervals no greater than 250 feet apart. In addition, plazas and public open spaces are envisioned among the commercial and restaurant uses at street-level to encourage extended pedestrian activity and community gatherings along Marana Main Street. Park areas will be designed so as to accommodate a combination of passive and active recreation facilities. Two pocket parks, centrally located within the residential areas of Barrios de Marana, have been incorporated into the land use concept and will be designed at the neighborhood scale, featuring amenities such as tot lots, picnic areas, ramadas and shady landscaping. The Ora Mae Harn District Park and Marana Unified School District sports fields and facilities provide ample community recreation opportunities within one-half mile of the Specific Plan area. (See Exhibit III.J: Open Space and Recreation Concept.) Furthermore, depending on the end user, alley loading may occur and additional recreation amenities, such as tot lots, could be a part of the common area front yards. Pedestrian trails, largely in the form of sidewalks, will connect all open space and park areas within the Specific Plan; connections will also be provided at the Watz Street alignment at the western property boundary and to the schools located southeast of the project site. Trail/sidewalk connections that cross Marana Main Street will be clearly designated using decorative paving or other specialty treatment. The landscape concept for the Barrios de Marana Specific Plan is based on the Marana Town Center concept to the south. Together, the projects will promote a community theme rather than create two separate developments. Street lighting and landscaping will be in conformance with the Northwest Marana Area Plan and the draft Town Center Design Manual and be used to complement the design and use of space. Landscaping will provide shade and at the same time ornamentally enhance the built environment with the use of planters and colorful seasonal accents. Plants appropriate for the desert climate, with an emphasis on native vegetation, will be the primary influence on the landscape character of the Barrios de Marana Specific Plan Area, including the residential portion and the common area front yards. Plants will be chosen for their form, color, drama, stateliness and shade qualities. Trees will be used to soften the architecture of the buildings while also providing shade for parking and pedestrian areas. Shrubs will be used to provide a transition from the ground plane to proposed buildings, as well as providing screening for utility boxes and service items. Groundcovers will be used to tie all of the elements together. Special attention will be paid to design features such as planters, low walls, trellises, and desert sensitive water features to promote a cohesive theme for the project and its relationship to the Marana Town Center to the south. Any water features incorporated into the Specific Plan area will be required to use recycled grey water. ~ Barrios de Marana Specific Plan 111-16 ,... Development Plan ,... Exhibit III.J: Open Space and Recreation Concept r- I'" '< " '" "" ~ " I " " '- r" ~ " r- ~~m ,.... I~ I i~~ w 0 ~ c ~~\!l w C5Oz< ~ ~ :goz; tt: z5~ ~ :J :)ma ,... 8 ~~~ ::;; ,... 10'lANDSCAPE BUFFER 20' BUILDING SETBACK '1 . " ,.... ,U'): '1 J'~ '0 " " "" ,.... ~ 1Ir lANDSCIfE BUFFER 40' DRAlNA.GE CHANNEL 20' BUILDING SETBACK " r" " 11 I 1 " ,.... r- 10'lANDSCAPE BUFFER 20' BUILDING SETBACK 40' DRAlNA.GE CHANNEL ,.... _.J ..-..-..-..-.. GRIER ROAD ,... I i1 T -r I I II ,... r" c....J PROJECT SITE c=J OPEN SPACE c=J LANDSCAPE BUFFER CJ DRAINAGE _ PARK TRAIL NOTE: LOTTING IS CONCEPTUAL AND SUBJECT TO CHANGE. NOIH1:I1 ~THE m PLANNING U CENTER r- o 75"5(1 30C1 I , ,. 'Df.o'~1tIT&DWQ \OPf'H Sf>IrCE ,-. ~ Barrios de Marana Specific Plan 111-17 Development Plan K. Cultural Resources The Arizona State Museum records did indicate the existence of one archeological site during an inspection in 1982 of the project site. The ASM recommends an inspection of the remainder of the site, along with further assessment of the existing site. If any cultural remains are found on the site, an appropriate mitigation plan will be developed. Should any human remains or funerary items are discovered during construction, the Arizona State Museum will be contacted pursuant to A.R.S. ~41-865. L. Infrastructure and Public Facilities 1. Sewer The Master Developer will enter into a Sewer Service Agreement with Pima County Wastewater to provide for additional capacity at the Marana Wastewater Treatment Facility. Such an agreement would include some form of partial or full reimbursement to the Master Developer. The Master Developer will also be responsible for installing off-site sewer lines in order to connect to existing lines and serve the property. A sewer master plan will be required during the platting stage. 2. Fire Service The Barrios de Marana Specific Plan area is within the exterior boundaries of the Northwest Fire District. The nearest fire station (Northwest Fire District Station #36) is located at 13475 N. Marana Main Street, approximately 0.1 miles south of the project site. 3. Water A water service agreement will be completed between the Town of Marana and the Master Developer prior to approval of the final development plan or subdivision plat. A two-line water system will be installed to allow for the use of non-potable water for irrigation of common areas, recreation areas and public facilities. - ~ Barrios de Marana Specific Plan 111-18 Development Plan 4. Schools The property is within the Marana Unified School District (MUSD). Estes Elementary School, Marana Middle School and the Marana Plus Alternative Education facility are located across the street to the east of the project site. Marana High School is located approximately 6 miles south of the project site. In addition, a new high school is planned approximately one mile south of Barrios de Marana. It is anticipated that the project will include approximately 350 multi-family units at buildout. MUSD does not have accurate data estimating the number of students generated by apartments and townhomes; thus, multipliers from the Amphitheater School District (ASD) have been used instead. As indicated in the calculations below, it is estimated that the project will generate a total of 68 school-aged children. Multi-Family Residential: Elementary K-5: 0.103 x 350 units = 36 school age children Middle School 6-8: 0.043 x 350 units = 15 school age children High School 9-12: 0.048 x 350 units = 17 school age children 5. Public Utilities a. Natural Gas Southwest Gas will provide gas service to the Barrios de Marana Specific Plan area. There are several existing lines available for connection to this property: a 4-inch plastic Southwest Gas line located within the Grier Road right-of-way and 2-inch steel lines located in the McDuff Road right-of-way and along the western and northern property boundaries. b. Communications Telephone service and line installation is available in this area through Qwest Communications. Comcast Cable has cable infrastructure in this area and will likely provide service to the property. c. Electric Power Electric Power will be provided by Tucson Electric Power Company. ~ Barrios de Marana Specific Plan 111-19 Development Plan -- d. Cortaro Marana Irrigation District (CMID) Project has yet to be reviewed by CMID; however, it is anticipated that the existing underground channel will be bridged in some fashion at the Marana Main Street extension into the project site. (e Barrios de Marana Specific Plan 111-20 IV. Development Regulations Development Regulations A. Purpose and Intent The Barrios de Marana Specific Plan is intended to provide a neotraditional community in the heart of downtown Marana. The development of the Specific Plan area will complement the Marana Town Center District immediately south of the project site. In fact, it is the purpose of these development regulations to ensure that development of the project site is an extension of ongoing development in the Marana Town Center District. Development regulations herein will ensure that development of the site meets the intentions of both the developer and the Town. Like the Marana Town Center District, the Specific Plan area will be developed as a mixed-use environment including commercial, retail, office, entertainment and residential uses. This variety of uses is intended to be organized around public open spaces in a high-intensity and multi-story development setting. The Specific Plan area will be developed to create a compact, pedestrian-scaled, mixed-use development. Regulations are designed to discourage strip commercial and big-box retail development, while encouraging a more traditional downtown and neighborhood commercial environment. The project was designed with a single planning area, which is intended to reinforce the desire for a true integration of a downtown main street retail, entertainment lifestyle district, creating a vibrant, exciting place to live, work and play in Marana. 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 currently 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. ~ Barrios de Marana Specific Plan IV-1 Development Regulations 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 Board of Adjustment. 4. Mix of Uses Permitted uses are encouraged to be mixed, both horizontally and vertically, subject to applicable building safety codes and regulations. Specifically, the Barrios de Marana Specific Plan promotes a vertical mix of uses along Marana Main Street, where commercial establishments occupy space at street level, with office and residential uses above. 5. Definitions For the purposes of the Barrios de Marana Specific Plan, other than those listed below, the definitions contained in the Town of Marana Land Development Code shall apply. a. LiveIWork Unit: A room or rooms used by a single household both as a dwelling unit and as a work space, designed or equipped exclusively or principally for the conduct of work activities. The living space of a LiveIWork Unit shall contain a kitchen area and sanitary facilities. b. Master Developer: The entity responsible for: (1) Establishing the Barrios de Marana Community Association, (2) Developing the Spine infrastructure for Barrios de Marana in a phased manner in accordance with the phasing of development and (3) for assuring that development conforms with the Barrios de Marana Development Regulations and Design Standards. c. Lot Coveraae: The area by percent (%) to be occupied by the building footprints (including accessory buildings). d. Landscape Coveraae: The area by percent (%) to be landscaped (including all required buffers, trees, shrubs, ground cover, hydroseeded areas and preserved and/or salvaged native plants) of the gross area being developed as a development plan and/or plat. ~ Barrios de Marana Specific Plan IV-2 Development Regulations e. Soine Infrastructure: Those systems necessary to provide development opportunities to the Barrios de Marana project. These systems include access roads, residential collectors and associated streetscapes, trunk sewers, irrigation, water mains, electric lines, gas, fiber optics and phone lines and cable television facilities in the major streets. C. Development Standards 1. Permitted Uses (Mixed Use) · Administrative and Professional Offices. · Medical and Dental Offices. · Financial Service. · Public Service. · Retail Commercial. · Banks and Financial Institutions, excluding non-chartered financial institutions, drive-through and outdoor teller facilities. Outdoor A TMs are permitted as long as they are not freestanding. · Personal Services, excluding drive-through service. · Licensed Child Care Centers. · Restaurants, including carry-out establishments, but excluding drive- in/drive-through service. · Cocktail Lounges (not to exceed 10,000 s.t). · Theaters, not including drive-ins. · Private or Charter Schools. · Multi-Family (Attached) Residential. · Live/Work Units. · Parks/Recreation. · Religious Institutions. PB Barrios de Marana Specific Plan IV-3 Development Regulations 2. Accessory Uses (Mixed-Use) · Outdoor seating, courtyards, plazas or other community gathering areas. · Outdoor retail and service associated with a permitted use. The outdoor retail service use shall not cover an area greater than that equal to 20% of the entire first floor area of the associated permitted use. In the event the outdoor use encroaches into Marana Main Street right-of-way, a licensing agreement will be required. · Fences and walls. · Carports and garages. · Swimming pools and recreation buildings which are part of the multi-family development. · Tennis courts, provided they have no lighting. · Other similar recreation facilities. 3. Permitted Uses (Residential) · Multi-Family (Attached) Residential. · Parks and Open Space. · Community Recreation Facilities. · Live/Work Units. 4. Accessory Uses (Residential) · Fences and walls. · Carports and garages. · Swimming pools and recreation buildings which are part of the multi-family development. · Tennis courts, provided they have no lighting. · Other similar recreation facilities. ~ Barrios de Marana Specific Plan IV-4 Development Regulations 5. Development Standards (Mixed-Use) a. A minimum of 100,000 square feet of commercial/retail/restaurant uses will be incorporated into the Barrios de Marana Specific Plan area. b. Maximum Building Coverage: 75%. c. Maximum Building Height: 50 feet d. Minimum Building Setback: (1) To Streets: None (2) Minimum Distance Between Buildings: per applicable building code. e. Parking: (1) There shall be three parking spaces provided per 1,000 square feet of gross floor area within the Mixed-Use designation. (2) Required parking may be reduced up to 20% of the number of spaces required if three or more of the following are met: · 50% more bicycle parking than required. · Parking areas are located to the rear of the building. · The project has adjoining uses which share the same parking area, have different hours of operation and agree to shared parking. · Parking is decentralized and dispersed evenly as parking pockets. · If there is a transit stop within 600 feet. . The entire project is integrated to provide direct pedestrian access to the project from adjoining residential areas. f. Bicycle Spaces · There shall be two bicycle spaces provided per 10,000 square feet of gross floor area within the Mixed-Use designation. 6. Development Standards (Residential) a. Minimum Gross Area per Dwelling Unit: 3,000 sJ b. Maximum Building Coverage: 75%. PB IV-5 Barrios de Marana Specific Plan Development Regulations c. Maximum Building Height: 40 feet. (Residential units adjacent to western and southern Barrios de Marana project boundaries shall be limited to single-story construction, not to exceed 22 feet in height.) d. Minimum Landscape Coverage: 10% of gross area. e. Minimum Building Setback: (1) From streets: 10 feet (2) From private alleyways: less than 5 feet or at least 20 feet (3) To adjacent existing residential development located outside of the Barrios de Marana Specific Plan area: a 20-foot buffer with a minimum 10 feet landscaped. (4) A 6-foot decorative screen wall shall be installed where the proposed development abuts existing residential development not within the Barrios de Marana Specific Plan area. (5) Minimum Distance between Buildings: per applicable building code. f. Parking: (1) Two spaces per unit, one of which must be located within an enclosed garage. (2) Guest Parking: one guest space per four units. Required guest parking may be reduced up to 25% of the number of spaces required if using shared parking areas behind the Mixed-Use buildings along Marana Main Street. D. Design Standards 1. Design Standards (Mixed-Use) a. Architectural Standards (1) Any building or structure erected on a site shall conform to the architectural styles and guidelines described in the Town Center Design Manual. (2) The layout of the multi-building developments along Marana Main Street shall be designed to break the site into a series of smaller "blocks" defined by pad site buildings, pedestrian walkways, streets or other vehicular circulation routes. (3) Architectural design shall be compatible with the development character planned for the Marana Town Center. Design compatibility includes complementary building style, form, size, color and materials. ~ Barrios de Marana Specific Plan IV-6 Development Regulations .- (4) Diversity of architectural design, including variations in heights, features, roof styles and colors, shall be encouraged. (5) Exterior building design and detail on all elevations shall be coordinated with regard to color, types of materials, number of materials, architecture form and detailing to achieve harmony and continuity of design. (6) Exterior materials should be durable and of high quality. Highly reflective materials in general are prohibited. (7) Buildings that are stylized in an attempt to use the building itself as advertising shall generally be discouraged, particularly where the proposed architecture is the result of a 'corporate' or franchise style. (Corporate logos will be permitted in signage.) (8) Rooftop equipment shall be screened by grouping all plumbing vents, ducts and rooftop mechanical equipment away from the public view. (9) Parapet walls and screen walls shall be treated as an integral part of the architecture, and these elements shall not visually weaken the design. (10) All vents, gutters, downspouts, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface, unless being used expressly as a trim or accent element. (11) Rear and side facade, if visible from public streets or neighboring properties, should be carefully designed with similar detailing, and should be compatible with the principal facades of the building. (12) Connectivity to both pedestrian and bicycle pathways shall be integrated into the overall project design. Pedestrian trail connections shall be provided between residential and mixed-use areas at intervals no greater than 250 feet apart. (13) The building design and articulation in plans and elevations shall be sensitive to the scale and vision of the overall Town Center and must be compatible with the purpose of Town Center District. b. Access and Traffic Control (1) Vehicular connections shall be provided from Marana Main Street to adjoining alleys and roadways to allow convenient access to multiple businesses and parking areas and to help reduce the overall number of access points on Marana Main Street. (2) Buildings that front Marana Main Street shall have dedicated pedestrian access facing the street. It is encouraged that tenants provide additional pedestrian access from the rear or side of the building if applicable. ~ IV-7 Barrios de Marana Specific Plan Development Regulations (3) All vehicular access shall be designed to locate parking in the rear of the development. (4) All facilities shall include adequate service and emergency access. When appropriate, it is encouraged to design these routes to perform double duty with pedestrian and bicycle routes through use of special paving materials and textures. (5) All buildings, other structures and pedestrian pavements shall be physically separated from all non-arterial or collector streets by suitable barriers and landscaping to prevent un-channeled motor vehicle access. Except for the appropriate access way to the street permitted for each lot, the barrier shall be continuous for the entire length of the property line. c. Storage (1) Except in instances where specifically permitted and controlled under the provisions of this ordinance, open storage of equipment and materials is prohibited. (2) Storage areas, including areas used for dumpster or private garbage facilities shall be screened from all streets and adjacent property. Said screening shall form a complete opaque screen up to a point eight feet in vertical height. Acceptable screening materials include, but are not limited to, masonry walls and opaque vegetative cover. Storage within said screened area may not exceed the height of the screen. Outdoor storage shall include the parking of company trucks and vehicles, with the exception of passenger vehicles. d. Loading and Deliveries (1) Off-street loading: front, side or rear retail (customer) entrance shall also serve the dual purpose of service access for deliveries and other similar business necessities. (2) Parking lots shall have one common arrangement Uoint-use) of truck loading and unloading facility provided that delivery areas are designated clearly and not more than two delivery areas are provided for each block. (3) The usage of circulation system and parking for truck movement and deliveries shall function with restricted times that shall not be in conflict with regular movement of shoppers and operation of businesses. e. Lighting (1) Lighting shall reflect away from residential uses in either case: mixed-use buildings with vertical separation and/or horizontal separation by neighboring land uses. ~ IV-8 Barrios de Marana Specific Plan Development Regulations (2) Lighting shall be designed to afford safety and security along with enhancement of general appearance of the area. (3) Special decorative lighting can be used for the period of occasional celebrations or festivities or seasonal happenings. All decorative lighting must be sensitive toward surrounding residential uses. f. Signage (1) All signage locations and design shall be approved by the Barrios de Marana Community Association DRC and the Town of Marana before installation through a detailed review of a Planned Sign Program submittal. All signage shall be created to incorporate design elements and building materials that complement the architectural theme. (2) Signage regulations in the Town of Marana Land Development Code shall govern the Specific Plan area in the form of a Planned Sign Program. (3) All traffic-related signs (including street-name signs) will conform to the Manual on Uniform Traffic Control Devices. g. Landscaping (1) The overall landscape design shall be one that reflects and enhances the image and climate of the Sonoran Desert and at the same time carries forward the street theme along Marana Main Street from the Town Center. While shade trees and planters with ornamental and seasonal plants are strongly encouraged for color and variety, plant materials shall conform to "xeriscape" principles whenever possible. These principles include: · Water efficient design · Limited use of turf · Use of predominately drought tolerant or water efficient plants · Water harvesting techniques · Appropriate use of irrigation methods and technologies . Use of mulches · Proper maintenance practices (2) The landscaping plan shall include water-harvesting features for water to be used in the development. Such water-harvesting features could include microbasins, french drains and the use of mulch. ~ Barrios de Marana Specific Plan IV-9 Development Regulations (3) All landscaped private property shall be maintained in a well-kept condition by the property owner. Common areas will be maintained by the Community Association. (4) Parking lot landscaping: . Shaded, pedestrian friendly and safe walkways shall connect parking lots to the buildings and the main street. . Signage, landscaping and screening materials shall not obstruct sight distances or vehicle turning movements. . Raised landscaping planters no less than four feet wide shall be placed at the ends of parking rows to define driveways with at least one tree per parking aisle and appropriate ground cover. . When single parking rows occur, canopy trees shall be placed every four parking stalls in planters having a minimum of four sides with no dimension less than four feet. When double aisles of parking occur, canopy trees shall be placed every eight parking stalls. . When the placement of trees in the required location among single or double row parking stalls is made impracticable by the location of a building, access area, drainage area or similar site constraint, the required parking area trees may be placed elsewhere on the site based on the approved landscaping plan. . Vegetation within all medians and islands and shall be irrigated and maintained to ensure viability. . Curbs shall be placed in such a manner as to preclude damage to landscaped areas. 2. Design Standards (Residential) a. Architectural Standards (1) Four-sided architecture shall be required on all residential structures. (2) Windows shall be recessed at least two inches from the building wall, or they shall project from the building wall, such as bay windows. (3) Architectural features such as step backs and other single-story elements shall be required on the second story. (4) Individual units shall have a minimum private open space area of 100 square feet in the form of balconies or patios. (5) Adjacent structures shall not be painted the same color. (6) Entrances shall be framed and shall be at the same scale as single-family homes. fIl IV-10 Barrios de Marana Specific Plan Development Regulations (7) Buildings shall avoid a squared box building footprint. (8) Garages shall be architecturally integrated with the design theme of the building. (9) Windows and balconies shall be designed so that visual and auditory intrusions on private outdoor space of other units or adjacent developments are minimized. (10) Monotonous building elevations should be avoided through the use of fac;ade articulation, building angles, eaves, parapets, window and door placement, and landscaping. (11) Building heights shall vary. (12) Private balconies or patios should be covered to protect from the weather and should be designed to be an extension of the interior common living area. (13) There shall be a minimum of four different base models with a minimum of three elevations each or three different base models with a minimum of five elevations per model. (14) A color palette will be submitted with the model plans for review by the Planning Director. b. Roofs (1) Roof-mounted utility equipment shall be screened through the use of appropriate architectural features, such as parapets. (2) Roofs shall have varying rooflines typical of single-family homes. c. Circulation (1) Streets within Barrios de Marana shall be public and dedicated to the Town of Marana upon completion. (2) Alleyways shall be private and maintained by the Barrios de Marana Community Association. (3) Decorative paving materials and/or treatments shall be used to designate areas of pedestrian activity, including pedestrian/trail ways across streets. (4) Fire department access roads less than 32 feet in width shall be signed on one side "No Parking, Fire Lane". (5) Fire department access roads shall maintain design width and vertical access of 13 feet, 6 inches or greater at all times. d. Landscaping: - IV-11 PB Barrios de Marana Specific Plan Development Regulations (1) The overall landscape design of the Barrios de Marana Specific Plan shall be one that reflects and enhances the image and climate of the Sonoran Desert. The design shall be organized into a hierarchy landscapes with the low water-use plants and adapted plants playing the predominant role. Plant material shall conform to "xeriscape" principles whenever possible. These principles include: . Water efficient design . Limited use of turf . Use of predominately drought tolerant or water efficient plants . Water harvesting techniques, including, for example, microbasins, french drains and the use of mulch . Appropriate use of irrigation methods and technologies . Use of mulches . Proper maintenance practices e. Entry Monumentation (1) Primary monumentation will be placed at the Marana Main Street entrance at Grier Road with secondary monuments placed at the entrances to the residential areas (2) Monumentation lighting shall conform to the Town of Marana Outdoor Lighting Code. (3) Materials that complement the existing landscape are encouraged; this includes masonry, steel, rock (veneer or natural) and other similar materials. (4) All materials shall complement those used in the monumentation to create an overall theme for the development. (5) Specialty paving is encouraged. PB Barrios de Marana Specific Plan IV-12 v. Implementation and Administration Implementation and Administration 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 the 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 regulations 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 a guideline to resolve the unclear issue, condition or situation. C. General Implementation Responsibilities The implementation of the Barrios de Marana Specific Plan is the responsibility of the Master Developer, the Builder, the Barrios de Marana Community Association (the Association) and the Town of Marana. The Master Developer, referenced herein as Barrios de Marana 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, the Design Review Committee (DRC) 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. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time. The Association will be set up by the Master Developer to administer the property, prepare the budget, assign and collect fees, and review architectural design against standards created in this Specific Plan. The Master Developer, or its designee, has the power to appoint and remove DRC members until such time that the Master Developer relinquishes control or all planning areas have been conveyed to non-builder owners. This Association is responsible for the maintenance and management of all shared common areas within Barrios de Marana as well as the enforcement of the recorded Master CC&R's. The Association will monitor development activity within the Specific Plan area and prepare an annual report to be submitted to the Town of Marana describing recent development activity. In addition, a separate committee (determined fE Barrios de Marana Specific Plan V-1 Implementation and Administration by the Master Developer) will be set up within the Association to serve as the Design Review Committee (DRC). The DRC will review all development within the Barrios de Marana Specific Plan area for compliance with the architectural standards set forth in this Specific Plan and any other Builder Design Guidelines established in the future for this project. The Town of Marana Planning Department will be responsible for ensuring all policies and standards laid out in this Specific Plan are adhered to during its review of all development within the Barrios de Marana community. D. Development Review Procedure All development plans and subdivision plats within Barrios de Marana 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. E. Design Review Process Prior to submitting preliminary and final subdivision plats and/or development plans to the Town, applicants must submit all plans to the Master Developer and DRB for approval. The Master Developer and the DRB reserve the right to review any design or architectural aspect of the development that affects the exterior appearance of any structure or area of land. This includes the review of signage, landscaping, entry features, street standards and architecture for conformance with the Development Regulations outlined in Section IV of this Specific Plan. F. Phasing It is anticipated that the residential area will be developed first. The timing of the commercial areas will be based on market demand. However, it is possible the commercial and residential areas will be developed simultaneously. In the event the residential area develops first, the shared parking within the Mixed-Use designation will be constructed with the residential development to accommodate guest parking. All other spine infrastructure improvements needed to serve both the residential and commercial areas will be in place by the time certificates of occupancy are issued for said development areas. PB Barrios de Marana Specific Plan V-2 Implementation and Administration G. Specific Plan Administration 1. Enforcement The Barrios de Marana Specific Plan shall be administered and enforced by the Town of Marana Planning 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 Barrios de Marana 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 Board of Adjustment. Categories of administrative change include, but are not limited to: · The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; · Changes to 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 the section(s) or portion(s) of the Barrios de Marana 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. ~ V-3 Barrios de Marana Specific Plan Implementation and Administration 4. Interpretation The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made to the Board of Adjustment within 30 days from the date of the interpretation. If any provision of the Development Regulations is considered ambiguous or unclear, the Planning Director shall be responsible for interpreting the intent of the Development Regulations. 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 The Association will submit an annual report to the Town to assess the impact of proposed developments on existing infrastructure and determine the needs for future development. This report will be submitted annually on the anniversary date of the Specific Plan's adoption. ~ Barrios de Marana Specific Plan V-4 Appendices Appendix A: Legal Description EXHIBIT" A" A parcel of land lying within the Southwest Quarter of Section 22, Township 11 South, Range 11 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: BEGINNING at the South Quarter Section corner of said Section 22; THENCE North 89 degrees 58 minutes 00 seconds West along the South line of said Section 22, a distance of 330.00 feet; THENCE North 00 degrees 24 minutes 11 seconds East, a distance of 30.00 feet to the intersection of the West right of way line of McDuff Road as established in Road Maps Book 14 at page 20 with the North line of Grier Road as established by Proceedings No. 113 and the TRUE PLACE OF BEGINNING; THENCE North 89 degrees 58 minutes 00 seconds West along the North right of way line of Grier Road, a distance of 1,259.18 feet; THENCE North 00 degrees 34 minutes 15 seconds East, a distance of 1,652.23 feet; THENCE North 89 degrees 57 minutes 54 seconds East, a distance of 692.68 feet; THENCE South 54 degrees 03 minutes 49 seconds East along the existing right of way line of Interstate Highway 1-10, a distance of 65.95 feet; THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 484.34 feet; THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 210.00 feet; THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 373.00 feet; THENCE South 89 degrees 58 minutes 00 seconds East, a distance of 298.00 feet to a point on the West right of way line of said McDuff Road; THENCE South 00 degrees 24 minutes 11 seconds West along said right of way line, a distance of 481.44 feet; THENCE South 89 degrees 36 minutes 40 seconds West along an exlsting fence line, a distance of 170.69 feet; THENCE South 00 degrees 42 minutes 25 seconds East along an existing fence line, a distance of 179.88 feet; THENCE North 89 degrees 29 minutes 43 seconds East along an existing fence line, a distance of 167.21 feet to the West right of way line of said McDuff Road; THENCE South 00 degrees 24 minutes 11 seconds West, a distance of 96.00 feet to the TRUE PLACE OF BEGINNING. PB Barrios de Marana Specific Plan A-1 Appendix B: Public Participation Plan The State of Arizona's Growing Smarter legislation has established new requirements for towns, cities and counties to better evaluate and subsequently respond to growth issues. A major element of this framework includes enhanced public participation and notification procedures. According to the Arizona Revised Statutes (A.R.S.) 9-641.06 (B), "the procedures shall provide for: a. The broad dissemination of proposals and alternatives; b. The opportunity for written comments; c. Public hearings after effective notice; d. Open discussions, communications programs and information services; and e. Consideration of public comments. " The following information outlines the public participation plan for the Barrios de Marana Specific Plan: At minimum, one neighborhood meeting will be held. Notification for the meeting will mirror the Town of Marana's public notification policy outlined in the Town of Marana Land Development Code, which requires all property owners within 300 feet be notified of a proposed rezoning. The Master Developer will work with the neighbors to answer questions and address their concerns. Follow-up neighborhood meetings or contact with individual property owners may take place, as deemed necessary. Town of Marana Planning staff will be provided with a copy of the list and map used to notify the property owners for these meetings. Additionally, a summary of the neighborhood meeting and attendance sheet will be provided to staff. ~ Barrios de Marana Specific Plan B-1