HomeMy WebLinkAbout04/03/2007 Blue Sheet Villages of Tortolita Specific Plan
TOWN COUNCIL
MEETING
INFORMATION
MEETING DATE: April 3, 2007
TOWN OF MARANA
AGENDA ITEM: J.3
TO: MAYOR AND COUNCIL
FROM: Kevin Kish, AICP, Planning Director
AGENDA TITLE: PUBLIC HEARING: Ordinance No. 2007.09: Relating to
Development; approving and authorizing a rezoning to create The
Villages of Tortolita Specific Plan.
HISTORY
The Village of Tortolita Specific Plan Amendment was presented to the Planning Commission
on January 31,2007. The Commission unanimously recommends approval to the Town Council.
REZONING REQUEST
Coe & Van Loo Consultants, Inc. on behalf of the property owners requests approval of a
rezoning of approximately 1,780 acres to develop a master planned community that includes a
mix of residential densities and housing types, commercial, industrial, recreation and open space.
The project is generally located on the east side of Interstate 10 (near the Marana Interchange),
northwest of the San Lucas Development and extending north into Pinal County approximately
2/3 of a mile.
Approval ofthis proposed rezoning would recommend to the Town Council to rezone the subject
area from "E" (Transportation Corridor), "AG" (Agricultural) and "R-80" (Single Family
Residential minimum lot size of 80,000 square feet) to "F" Specific Plan and adopt The Villages
of Tortolita Specific Plan. The purpose of "F" zoning is generally to provide functionality and
creativity in site planning and design that the developer cannot achieve with conventional
zoning. The specific plan will be restricted to a maximum of 6,500 residential units.
GENERAL PLAN
The Town of Marana General Plan designates the subject area as Industrial/General (IG),
Industrial/Campus (IC), Corridor Commerce and Medium Density Residential (MDR). The
MDR is characterized by single-family detached homes on moderately sized lots as well as other
various types of multi-family housing. Various neighborhood commercial services are
appropriate based on compatibility. The Corridor Commerce area along 1-10 is a highly visible
strategic commercial/employment area that is well suited for employment-based business and
industry. The IC category is intended to provide for a variety of workplaces including major
employment centers, light industrial uses, research and development activities, offices, and
institutions. The IG category allows storage, processing, fabrication and distribution of goods.
The area designated as IG is located between the interstate and the railroad, east of the majority
of the project.
040307 The Villages of TortoUta Specific Plan Adoption
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A minor change to the general plan is also part of this request and will change the land use
designations from Residential/Commercial Villages and I-I0 to Master Planning Area.
Staff finds The Villages of Tortolita Specific Plan meets the goals and intent of the Master
Planning land use designation of the adopted Marana General Plan.
ANNEXATION
Approximately 440 acres of this project is located north of the Pima County line in Pinal County.
The Town Council adopted this annexation ordinance on March 20,2007 by Ordinance 2007.08.
With this annexation, the Pinal County GR zoned land transitioned to the Town of Marana R-80
zoning district. The annexation will be effective on April 19, 2007. An approval of the Specific
Plan also requires a 30-day wait period before the new zoning takes place; therefore the
annexation will be effective prior to any new zoning taking affect on the property.
LAND USE
The Villages of Tortolita Specific Plan proposes five major planning areas designated as
Villages. The specific plan has created five different land use designations. The land use
designations consist of:
· Medium-Low Density Residential (MLDR) single-family detached 6,000 square foot
minimum lot size,
· Medium Density Residential (MDR) single-family detached and attached 3,500 square foot
minimum lot size (this designation will have a maximum of 800 dwelling units less than
4,000 square feet),
· Medium-High Density Residential (MHDR) allows uses under MDR as well as duplexes,
townhomes, condominiums or apartments. The single-family detached alley loaded, patio
homes or court homes could have 2,500 square foot minimum lot size. The attached product,
condos or apartments would not have a minimum lot size.
· Mixed Use (MU) allows uses under the MHDR and MDR designation. Uses under the
MLDR designation would only be allowed with an approved Conditional Use Permit. MU
also allows for a wide variety of commercial uses which include mixed-use dwelling units
with upper story residential uses above non-residential uses and live-work units.
· Industrial Use (I) allows for industrial, commercial and office uses. However, the Industrial
designated area only allows for a maximum of 45% of the allowable floor area to be used for
retail commercial purposes.
TRAFFIC CIRCULATION
The Villages of Tortolita will be accessed off of Tortolita Boulevard, a proposed interchange and
connecting bridge over the adjacent Union Pacific Railroad (UPRR) located between Marana
Road and the Pinal Park Interchange. Access to the industrial properties lying between I-I0 and
the railroad will still be via the existing I-I 0 frontage road.
Tortolita Boulevard will connect to Tortolita Mountain Parkway. This spine road will run
northwest to southeast and will provide regional linkage from Missile Base Road to the north to
Cochie Canyon Trail in the San Lucas development to the south. State Land Department
approval would be necessary to provide access north to Missile Base through the State Land
holdings.
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ROAD IMPROVEMENTS
Currently the plans for the Tortolita Boulevard Traffic Interchange are at 95% design
completion. The Developer will be required to construct the new interchange as a part of the
first phase with the condition that no occupancy of any building will be issued until the
interchange is fully operational. All required improvements and construction of roads will be
further defined within the Development Agreement.
The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for
Tortolita Boulevard and Tortolita Mountain Parkway as agreed upon in the Development
Agreement.
This development will be subject to the adopted Arterial Roadway Development Impact Fee.
OPEN SPACE. RECREATION AND TRAILS
The Villages of Tortolita Specific Plan will provide pocket parks throughout the development.
These parks will address the required on-site recreational requirements and be developed in
conjunction with the individual subdivisions and meet the minimum Town of Marana adopted
standards. The plan also provides an area for a community park to be constructed by the
developer and dedicated to the Town of Marana.
The specific plan will also utilize natural washes throughout that will serve as multi-function
open space corridors. There will be a multi-use open space corridor running along the western
perimeter of the boundary that will function as a Regional Linear Park as well as a drainage
system and critical buffer area. This buffer area will include a 10-foot high screen wall designed
to shield residents from the potential impacts of the railway operations, 1-10 vehicular traffic and
the industrial activities within Village V. This area will also be constructed by the developer and
dedicated to the Town.
This development will be subject to the adopted Park Development Impact Fee.
SEWER
All lots are proposed to be served by extending the existing Pima County Wastewater
Management sewer system. The Developer must cause to be prepared, at the Developer's sole
expense, a Sewer Master Plan prior to recordation of the final block plat for the property. The
Sewer Master Plan will define the necessary wastewater conveyance scheme to connect to the
existing Pima County Wastewater system in a location acceptable to the Town and Pima County.
The Sewer Master Plan shall also identify the necessary on-site conveyance scheme to provide
sewer connection to all of the platted lots or blocks within the Property. The Sewer Master Plan
shall include a sewer phasing plan that is acceptable to Pima County Wastewater Management
and the Town.
The area of the project within Pinal County will need to process an amendment to the Pima
County Wastewater's Section 208 plan and to the intergovernmental agreement between Pinal
County and Pima County.
DRAINAGE
A master drainage report for the entire area will be submitted with the first preliminary plat or
development plan. This master drainage report will need to be reviewed and accepted by the
Town of Marana prior to Council approval of the first plan or plat being processed. CMID will
also be given a copy ofthis Master Drainage Report for their review and comment.
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WATER
The Developer must prepare a Water Master Plan for the Property and must enter into a Water
Service Agreement with the Marana Municipal Water Company ("MMWC") prior to the
approval of the final block plat. This agreement will address potable and non-potable systems
which sets forth the various agreements of the Parties relating to, among other things, the
interconnection and main extension from the existing water system, and the development,
construction, dedication, ownership, and design of the water system, including necessary storage
and welles) necessary to serve the Property. The parties intend that MMWC will own the potable
and non-potable water systems, that MMWC will provide potable water service to the Property,
and that either MMWC or other water provider will supply non-potable water service to the
Property (through the non-potable water system constructed by the Developer and dedicated to
MMWC). The Water Service Agreement must be in place prior to the approval of the master
water plan.
CUL TURAL RESOURCES
The revised Cultural Resources Treatment Plan for this project has been reviewed; both written
and oral comments have been given to SWCA Environmental Consultants (SWCA). In
consultation with the SWCA personnel assigned to this project, we have devised a way forward
that will result in an approved Treatment Plan. SWCA should be able to begin implementation
of this plan shortly. All archaeological work specified in the plan must be successfully carried
out, and the Town of Marana must approve a preliminary report on the successful
implementation of the plan before ground disturbance can occur.
The permission to proceed with ground disturbance, either inside or outside of archaeological or
historical site boundaries, does not absolve the applicant/land owner of the need to adhere to
Arizona State laws regarding human remains and associated items. Specifically, if any human
remains or funerary items are discovered during construction, or at any time, all work must stop
in the area of the remains and Mr. John Madsen, Repatriation Coordinator (with Arizona State
Museum), must be contacted immediately.
SCHOOL DISTRICT
The proposed maximum number of residential units could generate as many as 6,500 school age
children from kindergarten through I th grade. The developer has agreed to voluntary contribute
a fee per residential unit to mitigate the effects of the proposed development on the Marana
Unified School District and the Red Rock School District. In addition the master developer has
identified two school sites, one within the Red Rock District and one within the Marana District.
The exact location, size and dedication of these sites will be determined through an agreement
with the two schools at a later time.
FIRE PROTECTION
The Development Agreement will state that prior to performing a final Building Department
inspection on any dwelling unit, the owner shall have completed or shall provide evidence to the
Town's satisfaction that a diligent effort to complete the process of having the property annexed
into a fire district or otherwise provide for fire protection service.
POLICE PROTECTION
The Marana Police Department will provide services the entire specific plan area, including the
440 acres located within Pinal County. This could require the Town to enter into
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intergovernmental agreement(s) with Pinal County similar to the ones with Pima County for the
housing of inmates in the Pinal County jail.
DESIGN STANDARDS
Section VI Development Regulations provide the regulatory requirements for the proposed
specific plan. These guidelines provide development standards to evaluate and direct the
planning and design within the project area. The applicant has prepared a table ofthe differences
between the development standards of the specific plan and the closest Town zoning district
standards. Staff finds that the proposed differences are appropriate to provide some enhanced
design capabilities and has no objections to the standards. A copy ofthe differences are included
as a part of this packet.
This section also includes residential and commercial design guidelines that include minimum
standards for the development of The Villages of Tortolita Specific Plan. The MLDR district
will adhere to the required residential design standards adopted September 19, 2005 by
Ordinance 2005.18, while the other districts have modified the residential design standards in
order to accommodate a smaller or different product that could not meet the adopted standards.
CITIZEN PARTICIPATION
The applicant conducted a neighborhood meeting in order to obtain citizen input and keep the
neighbors informed of the project. Surrounding neighbors and interested parties were invited to
neighborhood meetings on January 11 th at the Marana Municipal Complex Conference Center.
One person attended the meeting. A presentation on the proposed project was presented.
The public hearing for this case was properly advertised and the appropriate surrounding
property owners were notified. Staff has received two letters of concern regarding the effects of
storm water runoff on the west side of Interstate 10. These two letters have been included in this
packet.
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 waive any rights to compensation for
diminution in value by execution and recordation of the attached waiver instrument: the Consent
to Conditions of Rezoning and Waiver of Claims for Possible Diminution of Value Resulting
from Town of Marana Ordinance No. 2007.09. Ordinance No. 2007.09 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
Summary application, location map, letters of concern from property owners, comparison tables
and specific plan document.
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RECOMMENDATION
Staff recommends approval of The Villages of Tortolita Specific Plan subject to the conditions
below.
RECOMMENDED CONDITIONS OF APPROVAL
1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current
at the time of any subsequent development including, but not limited to, requirements for
public improvements.
2. The ultimate development proposed by this rezoning shall be consistent with the adopted
Development Agreement which shall be adopted prior to Town Council approval of the
first preliminary plat or development plan.
3. The Development has voluntarily agreed to enter into a school contribution agreement
providing for a contribution per residential unit to mitigate the effects of the proposed
development on affected school districts.
4. The maximum allowable residential units for the project shall not exceed 6,500.
5. The property owner shall not cause any lot split of any kind without the written consent
of the Town of Mar ana.
6. 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.
7. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for
Tortolita Boulevard and Tortolita Mountain Parkway as agreed upon in the Development
Agreement.
8. A water service agreement and a master water plan must be submitted by the Developer
and accepted by the Utilities Director prior to the approval of the final block plat by the
Town Council.
9. 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 final block plat by the Town Council.
10. Before a certificate of occupancy is issued for any dwelling unit on the Property, the
Developer shall have completed or shall provide evidence to the Town's satisfaction that
Developer has made a diligent effort to complete the process of having the Property
annexed into a fire district or otherwise provide for fire protection service
11. Installation of a non-potable system shall be required to serve the common open space
areas and other landscaped amenities, as accepted by the Town of Marana.
12. 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
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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 is 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.
13. All archaeological work specified in the treatment plan must be successfully carried out,
and the Town of Marana must approve a preliminary report on the successful
implementation of the plan before ground disturbance can occur.
14. The developer will be responsible for the design and construction of the Tortolita Traffic
Interchange prior to occupancy of any house or commercial building. Other roadway
improvements as required by the Development Agreement and based on the data and
findings of the accepted traffic impact analysis and other traffic studies that will be
required at the platting or development plan stages of this project.
15. Upon adoption of the ordinance by the Mayor and Council approving The Villages of
Tortolita Specific Plan, the applicant shall provide the planning department with the
following final edition of The Villages of Tortolita Specific Plan: one non-bound
original; forty bound copies; and, one digital copy in Microsoft Word or other acceptable
format, within sixty days of the adoption.
16. All private parks and trails within The Villages of Tortolita will be developed by the
Master Developer, subject to the approval of the Planning Director. Neighborhood parks
must be identified in subdivision plats and detailed design as part of the landscape plans
for those subdivisions. The regional park(s) shall be designed and constructed by the
Master Developer. Design and construction standards, type and number of amenities and
phasing shall be approved by the Park and Recreation Director and the Planning Director.
The park impact fee credits as well as the timing of the dedication of the regional park(s)
to the Town of Marana shall be discussed within the Development Agreement.
17. Minor grammatical and technical changes as required by the Town of Marana shall be
made to The Villages of Tortolita Specific Plan.
18. The Master Developer shall submit an annual report within 30 days of the anniversary of
the Town Council's approval of the Specific Plan, in addition to those requirements listed
in the Land Development Code.
19. The Master Drainage Report for the entire specific plan area shall be reviewed and
accepted by the Town of Marana prior to any preliminary plat or development plan
approval by the Town Council.
20. CMID will be provided a copy of the Master Drainage Report for their review and
comment during the Town's review period of the document.
SUGGESTED MOTION
I move to approve Ordinance No. 2007.09, adopting The Villages of TortoIita Specific Plan with
conditions.
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MARANA ORDINANCE NO. 2007.09
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO
CREATE THE VILLAGES OF TORTOLITA SPECIFIC PLAN.
WHEREAS, Coe & Van Loo Consultants represents the property owners of approximately
1,780 acres of land located on the east side of Interstate 10 (near the Marana Interchange),
northwest of the San Lucas Development and extending north into Pinal County approximately 2/3
of a mile within portions of Sections 6, 7, 8, 16, 17,21 and 22, Township 11 South, Range 11 East
and a portion of Section 31, Township 10 South, Range 11 East, as depicted on Exhibit "A" and
Exhibit "B", attached hereto and incorporated herein by this reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on January 31, 2007,
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 of the public at the regular Town Council meeting held April 3, 2007 and has determined
that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land
use designation from Industrial/General, Industrial/Campus, Medium Density Residential and
Corridor Commerce 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 1, 780-acres ofland located
within portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a
portion of Section 31, Township 10 South, Range 11 East, located on the east side of Interstate 10
(near the Marana Interchange), northwest of the San Lucas Development and extending north into
Pinal County approximately 2/3 of a mile (the "Rezoning Area"), changing the General Plan
designation from Industrial/General, Industrial/Campus, Medium Density Residential and
Corridor Commerce to Master Planning Area.
Section 2. The zoning of approximately 1, 780-acres ofland located within portions of Sections 6, 7,
8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a portion of Section 31, Township 10
South, Range 11 East, located on the east side of Interstate 10 (near the Marana Interchange),
northwest of the San Lucas Development and extending north into Pinal County approximately 2/3
of a mile (the "Rezoning Area"), is hereby changed from "E" (Transportation Corridor), "AG"
(Agricultural) and "R-80" (Single Family Residential minimum lot size of 80,000 square feet) to
"F" (Specific Plan) creating The Villages ofTortolita Specific Plan.
Marana Ordinance No. 2007.09
Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of
residential densities and housing types, commercial uses and recreation and open space, subject to
the following conditions, the violation of which shall be treated in the same manner as a violation of
the Town of Maran a Land Development Code (but which shall not cause a reversion of this rezoning
ordinance):
1. Compliance with all applicable provisions ofthe Town's Codes, and Ordinances current at
the time of any subsequent development including, but not limited to, requirements for
public improvements.
2. The ultimate development proposed by this rezoning shall be consistent with the adopted
Development Agreement which shall be adopted prior to Town Council approval of the
first preliminary plat or development plan.
3. The Development has voluntarily agreed to enter into a school contribution agreement
providing for a contribution per residential unit to mitigate the effects of the proposed
development on affected school districts.
4. The maximum allowable residential units for the project shall not exceed 6,500.
5. The property owner shall not cause any lot split of any kind without the written consent of
the Town of Marana.
6. 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.
7. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for
Tortolita Boulevard and Tortolita Mountain Parkway as agreed upon in the Development
Agreement.
8. A water service agreement and a master water plan must be submitted by the Developer
and accepted by the Utilities Director prior to the approval of the final block plat by the
Town Council.
9. 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 final block plat by the Town Council.
10. Before a certificate of occupancy is issued for any dwelling unit on the Property, the
Developer shall have completed or shall provide evidence to the Town's satisfaction that
Developer has made a diligent effort to complete the process of having the Property
annexed into a fire district or otherwise provide for fire protection service
11. Installation of a non-potable system shall be required to serve the common open space
areas and other landscaped amenities, as accepted by the Town of Marana.
12. 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
Marana Ordinance No. 2007.09
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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 is 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.
13. All archaeological work specified in the treatment plan must be successfully carried out,
and the Town of Marana must approve a preliminary report on the successful
implementation of the plan before ground disturbance can occur.
14. The developer will be responsible for the design and construction of the Tortolita Traffic
Interchange prior to occupancy of any house or commercial building. Other roadway
improvements as required by the Development Agreement and based on the data and
findings of the accepted traffic impact analysis and other traffic studies that will be
required at the platting or development plan stages of this project.
15. Upon adoption of the ordinance by the Mayor and Council approving The Villages of
Tortolita Specific Plan, the applicant shall provide the planning department with .the
following final edition of The Villages ofTortolita Specific Plan: one non-bound original;
forty bound copies; and, one digital copy in Microsoft Word or other acceptable format,
within sixty days of the adoption.
16. All private parks and trails within The Villages of Tortolita will be developed by the
Master Developer, subject to the approval of the Planning Director. Neighborhood parks
must be identified in subdivision plats and detailed design as part of the landscape plans
for those subdivisions. The regional parkes) shall be designed and constructed by the
Master Developer. Design and construction standards, type and number of amenities and
phasing shall be approved by the Park and Recreation Director and the Planning Director.
The park impact fee credits as well as the timing of the dedication of the regional parkes)
to the Town of Marana shall be discussed within the Development Agreement.
17. Minor grammatical and technical changes as required by the Town of Marana shall be
made to The Villages of Tortolita Specific Plan.
18. The Master Developer shall submit an annual report within 30 days of the anniversary of
the Town Council's approval of the Specific Plan, in addition to those requirements listed
in the Land Development Code.
19. The Master Drainage Report for the entire specific plan area shall be reviewed and
accepted by the Town of Marana prior to any preliminary plat or development plan
approval by the Town Council.
20. CMID will be provided a copy of the Master Drainage Report for their review and
comment during the Town's review period of the document.
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
Marana Ordinance No. 2007.09
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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 ofthis Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2007.09.
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
3rd day of April, 2007.
Mayor Ed Honea
ATTEST:
Jocelyn C. Bronson, Town Clerk
APPROVED AS TO FORM:
Frank Cassidy, Town Attorney
Marana Ordinance No. 2007.09
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'Tortolita Island Boundary:
Those portions of Section 6 and the NortbHalf of Section 7, Township 11 South, Range 11 East
of the Gila and Salt River Base an4:Meridian, Pima County, Arizona, described as follows:
CQM\N&}NCING at the 8'eotion comer common to Section 31, Township 1 0 Sout~, Range 11
Ea~~,and See.ion 3~, Township la South, Range 10 East of the Gila and Salt River Base and
:t:.l~...'Ce::Sout:h 89029'16" West, ng the line common to said Sections 6 and 36, a
f 126AO;~et;to.... nt. eily right-of-way line of the Union Pacific
hence c . uth '8~029'16" We'St, along said common line, 538.27 feet to a
S~uthwesterJy1iight..of-way line ofCasaQrande(Picacho)Highway and the POINT
IN<a;thence South 35041 '04" East, along said Southwesterly right-of-way line,
; ,thepte along said Southwesterly right-of-way line through the following courses
an lstances which approXlitnate the 340-foot Southwesterly offset frorothe railroad centerline
spital curve, based. on the Southern Pacific Company Right-of-Way :Map and the current as-built
tracks:
SOl1tn 35041 '33" East, 48.05 feet; thenc~ ~outh 35044'25" East, 48.57 feet; thence South
350$0'H" East, 48.71 feet; thence South 35058'50" East, 49.00 feet; thence South 36010'24"
East, 49.23 feet;
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IN SECTIONS 6, 7, .8, 16, 17, 21 & 22, TWP. 11 S., RGE. 11 E., G. & S.R.8. .& M'
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, SHEET: 1 Of':4
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-' ~MORRISON · DRAWING: Tortollta-:less ., ,
. MA""':"':\ , PROJECT: :8358009 i TORTOUTA
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PAGE 1 of 6
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PAGE 2 of 6
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S3S.41'33"W
DISTANCE __
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47.87' :d
47.79' ~ 8
47.71' 0 ~
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PAGE 3 of 6
TOR rOLl TA
BOUNDARY
N48"26'41"w
199.87'
, N52"02'22"W
99.93'
N58"52'53"W
121.26'
N59"46'23"W
151.61' N54"44'07t>W
, 54.36'
N55"51'00"W
33.67' N47"21'31"W
42.83'
N
N41"17'24"E
189.74'
N86"10'55"E
381.50'
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SECTION 16
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PAGE 4 of 6
Tortolita Boundary Except Donation Land:
Those portions of Sections 6, 7,8,16,17,21 and 22, Township 11 South, Range 11 East of the
Gila and Salt River Base and Meridian, Pima County, Arizona and those portions of the South
Half of Section 31, Township 10 South, Range 11 East of the Gila and Salt River Base and
Meridian, Pinal County, Arizona, described as follows:
BEGINNING at the Section comer common to said Section 31 and Section 36, Township 10
South, Range 10 East of the Gila and Salt River Base and Meridian, Pinal County, Arizona;
thence North 00009' 17" West, along the line common to said Sections 31 and 36, a distance of
2637.73 feet to the East Quarter corner of said Section 36; thence North 00009'28" West, along
said common line, 908.93 feet to the Northwest comer of Government Lot 14 of said Section
31; thence North 89038'59" East, along the North lines of said Government Lot 14 and
Government Lots 13, 12 and 11, a distance of 5413.55 feet to the Northeast comer of said
Government Lot 11; thence South 00026'42" East, along the East line of said Section 31, a
dj~~:~f<a1~Q~q7 feet to the Southeast comer of said Section 31; thence South 89022'45"
lt~~tf~~;me!S()uth line to said Section 31, a distance of 126.71 feet to an angle point in said
;~"l~.,,'~~~;~bence South 89029'41" West, along said South line, 2373.24 feet to the Northeast
c:6rner'ofSaid Section 6; thence South 00024'55" East, along the East line of said Section 6, a
distance of 1820.37 feet to the Section corner common to said Sections 6, 7,8 and Section 5;
thence North 89021'32" East, along the North line of said Section 8, a distance of2644.85 feet
to the North Quarter comer of said Section 8; thence North 89028'44" East, along said North
line, 2639.34 feet to the Northeast comer of said Section 8; thence South 00040'53" East, along
the East line ofsaig Section 8, a distance of2639.22 feet to the East Quarter comer of said
Section 8; thent..,,:Strttth 00034'50" East, along said East line, 2639.54 feet to the Section comer
common to sa~~$~ti:ons 8, 16, 17 and Section 9; thence North 89027'49" East, along the North
line of saidS~~Qnt6, a distance of 2646.43 feet to the North Quarter comer of said Section 16;
thence N~~i':S9!>M'S9" East, along said North line, 2639.91 feet to the Northeast comer of said
SeQ:~iQJl '~t:~Quth 00036' 52" East, along the East line of said Section 16, a distance of
2 'j~t Quarter comer of said Section 16; thence South 00036'59" East, along
15.~ feet to the Section comer common to said Sections 16, 21, 22 and Section
orth 89023' 16" East, along the North line of said Section 22, a distance of 370.00
;~J$outh 00025'40" East, parallel with and 370.00 feet East ofthe line common to said
. apd 22, a distance of 660.00 feet; thence South 89023' 16" West, parallel with and
t$outh of said North line of Section 22, a distance of 370.00 feet to a point on said
, '. >,to ~.i !,~~~.be"'~,;'South 00025'40" East, along said common line,
'f~l>to. a. ' . . cight.of-way line ofthe Union Pacific Railroad; thence
~6l'th 5001l't,~etlYri~t"o'f.~yrnj_, 11,470.47 feet; thence along said
Northerly rl~t .. ...........roH()Win~rcout$eS~a,d:i$tances which approximate the 100-
foot off~l::t< ......!.i' .... . ,terUite 8piral,i~$e(;t()l1the Southern Pacific Company
Right-(}:f;;.~~ytJ;and the curr~Qt.'tlitt tracks:
PAGE 5 of 6
l'wrth 50010'41" West, 47.96 feet; thence North 50007'49" West, 47.87 feet; thence North
50002'03" West, 47.79 feet; thence North 49053'25" West, 47.71 feet; thence North 49041 '53"
West, 47.62 feet
to the beginning of a circular curve concave to the Northeast, having a radius point which bears
North 40024'50" East, 11,357.74 feet; thence Northwesterly, along said Northerly right-of-way
line and the arc of said curve, through a central angle of 13018'06", an arc distance of2636.79
feet; thence along said Northerly right-of-way through the following courses and distances
which approximate the 100-foot offset from the railroad centerline spiral curve, based on the
Southern Pacific Company Right-of-Way Map and the current as-built tracks:
North 36010'20" West, 47.64 feet; thence North 35058'50" West, 47.71 feet; thence North
35050'11" West, 47.79 feet; thence North 35044'26" West, 47.83 feet; thence North 35041 '33"
West, 47.99 feet;
thence North 35041 '04" West, along said Northerly right.,.of-way line, 4868.26 feet to a point on
the North line of said Section 6; thence North 89029' 16" East, along said North line, 126.40 feet
to the Point of Beginning.
EXCEPT that portion ofthe Northeast Quarter of Section 16, Township 11 South, Range 11
~st ofthe Gila and Salt River Base and Meridian described as follows:
neginning at the Northeast corner of said Section 16; thence South 00036' 52" East, along the
East line of said Section 16, a distance of2236.55 feet; thence South 89023'08" West, 395.10
feet; thence North 47021 '31" West, 42.83 feet; thence North 55051 '00" West, 33.67 feet;
thence North 59015'22" West, 102.76 feet; thence North 54044'07" West, 54.36 feet; thence
North 59046'23" West, 151.61 feet; thence North 62037'47" West, 71.81 feet; thence North
58052'53" West, 121.26 feet; thence North 48044'27" West, 132.43 feet; thence North
52002'22" West, 99.93 feet; thence North 48024'39" West, 99.93 feet; thence North 48026'41"
West,1~~~,~~:'h,~m.wNc#tI\48009'01" West, 193.78 feet; thence North 46032'28" West,
347..~~i~~"'.'~.N'ol'tb'4~~lS~57" West, 182.46 feet; thence North 44013'00" West, 221.47
(~~ls:lt."Mt.Notth4;1~l7124"'!Bst, 189.74 feet; thence North 86010'55" East, 381.50 feet;
'tlJt~tr. North 47005'13" East, 523.16 feet; thence North 59005'24" East, 298.36 feet; thence
N"\\)1!th:6601~.'3r..-S:~stI382.50feet;t~ence North 00035'01" West, 97.80 feet to a point on the
NqPtl3.jllne~(~i~$~tioJl16;tli~j'North 89024'59" East, along said North line, 450.80 feet to
the Point of Beginning.
(Containing 1,687.27 acres, more or less)
;)
PAGE 6 of 6
TOWN OF MARANA
. Planning and Zonq Department
3696 W. Orange Grove Road . Tucson. AZ 85141
(520) 297-2920 Fax: (520) 297.3930
a Preliminary Plat
a Final Plat
a Development Plan
a Landscape Plan
a Native Plant Pennit
PLANNING" ZONING APPUCATION
I. TYPE OF APPLlCADON raaOllt)
a General Plan Amendment a Variance
a Specific: Plan Amendment a Conditional Use Pemit
a Rezone 0 Other
a Significant land Use Change
1. GElWtAL DATA REQUIRED .-----.
r~
"l
Assessor's Parcel 217-06-oo1B thru 0010, 217-17-oo1A and General Plan Designation IndustriaV General &
Number(s) 002, 217-08-oo3,OO4A, and oo4B (To be confirmed by staff) Campus, Corridor
Commerce, & MDR
Gross Area (Acrel Sq. 1809 Acres Current Zoning E (Transportation
Ft.) (To be confirmed by staff) Corridor Zone) & AG
Development! The Villages of Tortolita Proposed Zoning Specific Plan
Proiect Name
Project Location East of 1-10 and North of Trico-Marana Road
Description of Project Specific Plan Area
Property Owner TMR Investors, LLC IINCA Capital - Zipprich Group
Street Address 8501 N. Scottsdale Road, Suite 165 City State
Scottsdale AZ
Zip Code I Phone Number Fax Number E-Mail
85253 (480)947-5900 (490)947-5335 zipprich@incacapital.com
Contact Person Michael B. Zipprich Phone Number
(480)947-5900
Applicant Coe & Van Loo Consultants, Inc.
Street Address 4550 N. 12th Street City State
Phoenix AZ
Zip Code I Phone Number Fax Number E-Mail
85012 (602)285-4903 tevidente@cvlcLcom
Contact Person Teresa H. Evidente/Curt Johnson Phone Number
(602)285-4903
Aeent/Representative Coe & Van Loo Consultants, Inc.
Street Address 4550 N. 12th Street City State
Phoenix AZ
Zip Code I Phone Number Fax Number E-Mail
85014 (602)285-4903 ( 602)264-0928 tevidente@cvlcLcom
Contact Person Teresa H. Evidente/Curt Johnson Marana Business License No.
3. AUTHORIZATION OF PROPERTY OWNER
I. the undersigned. certilY that all of the facts set forth in this ....k:abon are true to the best of my Imowfedgeand that lam either the
.- .flbe _ or "'" I hove -1IlIhorlr.o4 in ~~IO 610 ohio ~ (Iro.. _or...............
",Ii". .utJaoriu.... fl'l)m tile ........) ( I
.1E:../U:..3-A H .1SJ{b~l::- ~ (j t>~
Print Name of ADolicantl ~ S' Date
FOR OFFICE USE ONt Y
Case No. feZ' Or, (f{7 Date Received If fit:: Receipt No.
CRW No. .EL..'koroOLJ..:goI RC'f:eived By _~,,_~~____._.._ File Amount ___.._._.._._._. ~I.h~
The Villages
of T ortol ita
Specific Plan
Case NO.YCZ-0604L
3000
I
o
3000
6000 Feet
N
+
Data Disclaimer: The Town of Marana provides this map Information "As Is"
at the request of the user with the understanding that it is not guaranteed
to be accurate. correct or complete and conclusions drawn from such
information are the responsibility of the user.
In no event shall The Town of Marana become liable to users of these data,
or any other party, for any loss or direct, jndirect. "pedal. incidental. or
consequential damages. including but not limited to time, money, or goodwill,
arising from the use or modification of the data.
<i:l Town of Marana
REQUEST
A request to rezone approximately
1,780 acres to "F" The Villages of
Tortolita Specific Plan.
" "t ,~",,__~,"..,." . "-- '""-"'__"""D^,~"".'.",.w~",~.......""",.........,..,..~._
',"''-,.
Farm Management
Company
January 31, 2007
Lisa Shafer
Marana City Planner
Marana, AZ
RE: Drain water tram Villages of Tortolita - PCZ-06047
Dear Lisa:
I represent a corporation which owns over 1000 acres of farm land west of
Interstate -10 and generally south of the Pima and Pinal County line. (see attached map)
During most rain events the water control measures on the farm will prevent water from
entering the tields. However, if future development on the east side of the interstate alter
the historical now of rain water and divert it in the direction of the farm, the control
measures currently in place could possibly fail. There tore , \ve object to any plan that
would consolidate or redirect the natural and historical now of water and cause it to flow
northwest toward the farm.
We appreciate your attention to this concem. [n you have any questions, please
feel free to contact me at (80 [ ) 715-9116.
Sincerely,
--I~~ -/A--t--
Kelly Tryon
Property Manager
139 East South Temple. Suite 110 · Salt Lake City. Utah 84111-1103 · 801-359-1600 · Fax 801-359-9711
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Property Reserve Arizona
5 Triad Center. Suite 650
Salt Lake City. Utah 84180-1127
Phone- 1-601-240-5862
Fax. '.201-240-~881
January 31, 2007
Town of Marana
Development Services
Attn: Lisa Shafer
11555 W. Civic Center Drive, Bldg. A2
Marana, Arizona 85653-7003
Re: Case Number PCZ-06047
Dear Ms. Shafer;
We have no objection to the proposed development. However, we have a major concern
dealing with storm water runoff. Our recommendation is that the runoff be limited to the
amount that would be generated if there was no development.
Our concern with the runoff was elevated last summer when we had major damage to our
property and crops west of the freeway.
The point of contact is J. Raymond Johnson, P.E. at 801-240-6701.
Sincerely,
~'-,A
~~6
Brian Carrington
THE VILLAGES OF TORTOLITA DEVELOPMENT STANDARDS
I. Residential Development Standards
A. MEDIUM-LOW DENSITY RESIDENTIAL, MLDR
,,~EVELOPMENT TOWN OF MARANA THE VILLAGES OF TORTOLlT A
3TANDARDS (R-6) PROPOSED DEV'T STANDARDS
Min. Lot Area 6,000 sf 6,000 sf
Min. Lot Width 55 feet None
Min. Lot Depth 80 feet 80 feet
Max. Bldg. Height 1 2-stories or 25 feet 2 30 feet
Yard Setbacks
Front 16 feet min, 20 feet if front 20 feet to front entry garage, 10 feet side
oaraoe 3 entry oaraoe or living
Side 5 feet; 1 0 feet street side yard 5 feet minimum; 10 feet aooreoate 4
Rear 20 feet 5 15 feet ; 5 feet for alley loaded
Corner 1 0 feet 10 feet ti
Min. Bldg. Separation 1 0 feet - between main bldgs. 10 feet - between main bldgs.
5 feet - between main and 6 feet - between main and accessory
accessory 5 feet - patios open on 3 sides
5 feet - patios open on 3
sides
Max. Lot Coverage 50% of lot 50% of lot; 55% if garage is recessed 1 0
feet from livable or if rear entry oaraoe
Projections - Open 7
Front 5 feet into front lot line - Awnings, Open
porch, ooen carport, open balconv
Side Attached open porch, open carport, open
A'-, balcony may project into a side yard other
than the side yard on the street side of a
corner lot provided they come no closer
than three (3) feet to the side lot line
Rear Attached open porch/patio, open carport,
open balcony may project into the rear lot
line provided the projection does not come
closer than (5) five feet to the rear lot line.
Proiections - Closed 7
Front 3 feet into front lot line - bay window, oriel,
entrance, vestibule, fireplace
Rear 3 feet into rear lot line - bay window, oriel,
entrance, vestibule, fireplace
Off-Street Parkino 2/du /j
Landscaping Town Standards, approved plant list for
TVT
On-site Park Reauirements 200 sf/du
ACCESSORY BUILDING DEVELOPMENT STANDARDS
Max. Buildina Heiaht 20 feet
Min. Buildino Setbacks
Front 1 0 feet
Rear 5 feet
Side 4 feet
Min. Distance to main bldo. 6 feet
-
PERMITTED USES
Single-family residential, Single-family residential, detached
detached
Churches, synagogues, and Churches, synagogues, and other places
r- other places of worship of worshio
Public oarks and olaygrounds Public parks and olayarounds
Public Schools Public education facilities
Uses similar to those listed Uses similar to those listed above
above
ACCESSORY USES
Detached accessory Detached accessory structures such as
Structures such as tool sheds, tool sheds, patios, cabanas, non-
patios, cabanas, non- commercial hobby shops, children's
commercial hobby shops, playhouses, etc.
children's olayhouses, etc.
Swimming pools, spas, and Swimming pools, mechanical pool
related structures equipment, soas and related structures
Garage, Carport or enclosed Garage 9 or enclosed storage
storage
Soort courts, unliahted Soort courts, unliahted
Fences and walls Fences and walls
Home Occuoations Home Occuoations
Community recreation uses, Community recreation uses, including
including spas, recreation pools, spas, recreation buildings, patio
buildings, patio shelters and shelters and other community facilities
other community facilities common to a homeowners' association for
common to a homeowners' a specific subdivision
...i-. association for a specific
subdivision ,
Community identification, Community identification, entry
entry monuments, community monuments, community design elements,
design elements, and other and other enhancements common to a
enhancements common to a homeowners' association, and designed
homeowners' association, and for a specific subdivision
designed for a specific
subdivision
Model Homes
Guest House 10
Signs in accordance with the Town of
Marana Sian Code
CONDITIONAL USES
Day Care Center Day care center
Private Schools and other Private Schools and other ancillary uses in
ancillary uses in connection connection with churches, synagogues,
with churches, synagogues, and other places of worship
and other olaces of worshio
Group Homes Group homes
TEMPORARY USES
Temporarv sales trailer Temporarv sales trailer 11
Model homes
-
Notes:
1. Excluding architectural details.
2. May be increased max. of 20% to provide max. 30 feet subject to requirements found in Section 8.05 and
approveal of the Town Council.
'-'3. Maximum of 35% may have a reduced 16 feet setback, balance shall be 20 feeffront setback.
4. To side entry garage: 0 foot
5. Where the front yard is increased above the 20 feet, the rear yard may be reduced one (1) foot for each foot
of increase, but shall not be reduced to below 15 feet.
6. A minimum of 10 foot-building setback shall be maintained from the edge of public right-of-way. The area
shall be comprised of a 5-foot property setback and a 5-foot common area.
7. Subject to applicable Building Code requirements.
8. Two-car garage shall have a minimum area of 400 square feet. A side by side two-car garage shall have an
interior dimension of 20' x 20'.
9. Single-family homes shall be provided with enclosed garages. Carport options shall be provided only for
apartments, condominiums, or similar residential dwelling types.
10. Detached guesthouses shall conform with all yard requirements applicable to the accessory building.
11. With an approved Temporary Use Permit.
-
-
THE VILLAGES OF TORTOLlTA DEVELOPMENT STANDARDS
I. Residential Development Standards
L B. MEDIUM DENSITY RESIDENTIAL, MDR
aJEVELOPMENT STANDARDS THE VILLAGES OF TORTOLlTA PROPOSED DEV'T STANDARDS
Min. Lot Area 3,500 sf
Maximum 800 du's less than 4,000 sf
Min. Lot Width None
Min. Lot Depth 75 feet
Max. Bldg. Height 1 30 feet
Yard Setbacks
Front 20 feet, front facing garage/10 feet side entry garaae or living
Side 5 feetlO feet; 0 feet to side entry garage
Rear 1 0 feet; 5 feet for alley loaded
Corner 1 0 feet 2
Min. Bldg. Separation 10 feet - between main bldgs.
6 feet - between main and accessory
5 feet - patios open on 3 sides
Max. Lot Coverage 60%
Projections - Open 3
Front Awnings, open porch, open carport, open balcony may project 5 feet into
the front lot line
Side Attached open porch, open carport, open balcony may project into a side
yard other than the side yard on the street side of a corner lot provided they
come no closer than three (3) feet to the side lot line
~- Rear Attached open porch, patio, open carport, open balcony may project into the
rear lot line provided the projection does not come closer than five (5) feet
from the rear lot line
Proiections - Closed 3
Front 3 feet - bay window, oriel, entrance, vestibule, fireplace
Side 3 feet - bay window, oriel, entrance, vestibule, fireplace
Rear 3 feet - bay window, oriel, entrance, vestibule, fireplace
Off- Street Parkina 2/du 4
Landscaping Town standards, approved plant list for TVT
On-site Park Requirements 200 square feet - Single Family Homes, detached
150 square feet - Single Family Homes, attached, Patio Homes, Court
Homes
ACCESSORY BUILDING DEVELOPMENT STANDARDS
Max. Building Height 20 feet
Min. Building Setbacks
Front 1 0 feet
Rear 5 feet
Side 4 feet
Min. Distance to main bldg. 6 feet
PERMITTED USES
Uses permitted under MLDR
Single family residential detached, attached
Parks and recreation facilities
Churches, synagogues and other places of worship
Public education facilities
I Public facilities - wastewater treatment facility, WWTF
Uses similar to those listed above in this section
ACCESSORY USES
Detached accessory structures such as tool sheds, patios, cabanas, non-
commercial hobby shops, children's playhouses, etc.
Accessory buildings, private swimming pools, mechanical pool equipment,
spas and related structures
Community recreation uses, including pools, spas, recreation buildings,
patio
shelters and other community facilities common to a homeowners'
association, for a specific subdivision
Community identification, entry monuments, community design elements,
and other enhancements common to a homeowners' association, for a
specific subdivision
Garage 5 or enclosed storaae
Fences and walls
Home occupations
Sians in accordance with the Town of Marana Sign Code
CONDITIONAL USES
Day care centers
Private schools and other ancillary uses in connection with churches,
synaaoaues, and other places of worship
Group homes
TEMPORARY USES
Temporary sales trailer 6
Model Homes
..-
Notes:
_. . Excluding architectural details.
~. A minimum of 10 foot-building setback shall be maintained from the edge of public right-of-way. The
area shall be comprised of a 5-foot property setback and a 5-foot common area.
3. Subject to applicable Building Code requirements
4. Two-car garage shall have a minimum area of 400 square feet. A side by side two-car garage shall
have an interior dimension of 20' x 20'.
5. Single-family homes shall be provided with enclosed garages. Carport options shall be provided only for
apartments, condominiums, or similar residential dwelling types.
6. With an approved temporary use permit.
-
THE VILLAGES OF TORTOLITA DEVELOPMENT STANDARDS
I. Residential Development Standards
~ c. MEDIUM-HIGH DENSITY RESIDENTIAL, MHDR
- THE VILLAGES OF TORTOLlTA PROPOSED DEV'T STANDARDS
DEVELOPMENT STANDARDS
Min. Lot Area - per unit Single-Family, Detached Single-Family, Attached Condominiums,
Apartments
2500sf - Detached Alley None None
Loaded, Patio Homes,
Court Homes
Min. Lot Width None 20 feet None
Min. Bldg. Setbacks Single-Family Detached Single-Family, Attached Condominiums,
Apartments
Front 20 feet, front entry garage; None None
10 feet side entry garage
or livina
Rear 10 feet; 5 feet-alley loaded 10 feet; 5 feet-alley 10 feet
loaded
Rear from Patio 5 feet 5 feet N/A
Side 5 feet/O feet; 0 feet to side N/A 1 20 feet
entry garaae
Corner side 10 feet 2 1 0 feet 1 0 feet
Max. Buildina Heiaht ;:l 35 feet 40 feet 50 feet
Min. Bldg. Separation 10 feet 1 0 feet 20 feet
6 feet between main and 6 feet between main and 6 feet between main
-, secondary bldg. accessory secondary bldg. and secondary bldg
"- uses accessorv uses accessory uses
Maximum Lot Coveraae 65% 75% 80%
Projections 4 5 feet - Open porch, open 3 feet into required 3 feet into required
carport, balcony setback setback
3 feet - fireplace
Parking Multi-Family Residential
1.5 space Efficiency
1.5 space 1 Bedroom
2 0 spaces 2+ Bedrooms
Plus 1 auest space per 3 units
Landscapina Town Standards, approved plant list for TVT
Private Open Space per unit - 100 sq. ft. (Condominiums, Apartments)
Patio or Balcony, Porch, Decks, 140 square feet (Duplex, Townhomes, Patio Homes, Court Homes)
etc.
On-site Park Requirements 150 square feet (Duplex, Townhomes, Patio Homes, Court Homes,
Apartments, Condominiums)
ACCESSORY BUILDING DEVELOPMENT STANDARDS
Single Family (Detached) Single-Family Condominiums,
(Detached) Apartments
Max. BuildinQ HeiQht 3 20 feet 30 feet 40 feet
Min. BuildinQ Setbacks
Front 1 0 feet 1 0 feet 20 feet
Rear 5 feet 5 feet 1 0 feet
-Side 4 feet 4 feet 4 feet
.....1. Distance to main bldQ. 6 feet 6 feet 6 feet
PERMITTED USES
I Uses permitted under MDR
Duplex
Townhomes, condominiums, apartments
Parking structures
- Parks and recreation facilities
Public schools
Churches, svnaoooues, and other places of worship
ACCESSORY USES
Detached accessory structures such as tool sheds, patios, cabanas, non-
commercial hobby shops, children's plavhouses, etc.
Community recreation uses, including pools, spas, recreation buildings, patio
shelters and other community facilities common to a homeowners'
association, for a specific subdivision
Community identification, entry monuments, community design elements, and
other enhancements common to a homeowners' association, for a specific
subdivision
Garage,5 carport or enclosed storaoe
Sports court such as tennis courts, provided that the court is not
lighted and is located within all yard setbacks, and further, that fencing
around the court shall not exceed 12 feet in height
Fences and walls
Home occupations
CONDITIONAL USES
Childcare facilities
Public and private educational facilities
Group homes
TEMPORARY USES
Temporary sales trailer b
- Model homes
L..
Notes:
1. For condominiums and attached products, only building separation applies. No minimum building
separation required along common wall.
2. A minimum of 10 foot-building setback shall be maintained from the edge of public right-of-way. The area
shall be comprised of a 5-foot property setback and a 5-foot common area.
3. Excluding architectural details.
4. Subject to applicable Building Code requirements.
5. Single-family homes shall be provided with enclosed garages. Carport options shall be provided only for
apartments, condominiums, or similar residential dwelling types.
6. With an approved temporary use permit.
-
II Mixed Use Development Standards
1 MIXED USE1
EVELOPMENT STANDARDS THE VILLAGES OF TORTOLlTA PROPOSED DEV'T STANDARDS
Min. Parcel Area None
Min. Lot Area per dwellinQ unit None
Max. Bldg. Heiaht <! 60 feet::!
BuildinQ Setbacks 4
Front 5 - Street Side None
Side 1 0 feet
Rear 15 feet
Min. Bldg. Separation 20 feet or Minimum Building Code Standard, whichever is areater
Max. Lot CoveraQe 80%
Private Open Space per unit - Patio 100 square feet - Apartments, Condominiums
or Balcony, Porch, Decks, etc. 140 square feet - Townhomes, Patio Homes, Court Homes
On-site Park Requirements tl 150 square feet - Townhomes, Apartments, Condominiums
Parking 7 Multi-Family Residential: (+ 1 guest space per 3 units)
1.50 - Efficiency
1.50 - 1 Bdrm
2.00 - 2 Bdrm +
Congregate Care - 1.0 space per unit 8
Mixed Use Residential:
One space per dwelling unit if more than 4 non-residential spaces are
available
Mixed Use Non-Residential:
~ 1 per 330 square feet or min. 4 spaces - Banks, offices and other Non-
Retail or Non-Residential Uses
1 per 285 square feet - Retail/Service Stores
1 per 120 square feet - Restaurants 9
Mixed Use: 10
Individual parkinQ reduction plan
LandscapinQ Town Standards, approved plant list for TVT
ACCESSORY BUILDING DEVELOPMENT STANDARDS
Max. BuildinQ HeiQht 50 feet
Min. BuildinQ Setbacks
Front 1 0 feet
Rear 5 feet
Side 4 feet
Min. Distance to Main BldQ. 6 feet
PERMITTED USES
Uses permitted under MHDR, MDR "
Residential
Multi-family dwellings such as condominiums/ apartments,
town homes, lofts
Group homes
Upper story residential uses above non-residential uses - mixed use
dwellinQ units
Live - work units
!.- Elderly care housing - independent care housing, congregate care,
assisted IivinQ facilitv
I Medical support facilities for elderly care
NursinQ care facilities
EatinQ and DrinkinQ Establishments
Bars, pubs. lounaes
Cate, coffee shops
Restaurants, full service
Restaurants, fast food
Restaurants, with drive-throuah
Financial Services
Banks, includina drive-through
Financial Services
Institutional (Civic, Public, Social, Cultural, Reliaious, Utilitv)
Child care institutions
Churches, synagogues and other places of worship
Dental care
Governmental offices and facilities, including post office, fire station
Health care facilities
Hospital
Library
Medical offices and clinics
Museums
Public or private utilitv services
Public service facilities
Veterinary clinics, completely enclosed
Office
Business offices
General offices - real estate, data processing, travel aaencies, etc.
Government offices
Professional services - architecture, engineering, planning, business
~ management, consulting, law, etc.
Parkina Structures
Recreation and Culture
Amusement parks, theme parks
Auditoriums and places of assemblv
Batting cages
Bowling alleys
Community or recreation centers
Conference, convention centers
Cultural and educational services
Health fitness centers and dance studios
Indoor recreation
Parks and outdoor recreation
Residential club rooms
Theaters, no drive-in
Retail Sales
Appliance sales and service
Book, card or stationary store
Clothing, shoe stores
Computer Stores
Drug stores, including drive throuah
Craft and hobbv stores
Florist shops
J- Food stores, includina delicatessen, candy, dairy product sales
I Furniture, home furnishings and appliances
General merchandise
Grocery stores
-
Hardware, with home improvements
Motor vehicle sales
Motor vehicle supply stores
~:-.. Office supplies
Office equipment and sales
Pet shop, completely enclosed
Specialty stores
Supermarket
Variety stores
Services - Lodoino
Hotel
Resort facilities
Temporary lodoino facilities
Services - Personal and Consumer
Child day care centers
Dry cleanino, retail sales level
Laundromats
Personal improvement such as barber and beauty shops, massage
therapy
Tailorina, dressmaking shops
Travel services
Services - General
Auto rental aoencies
Car wash
Copvina and printing services, non-industrial
Delivery, courier services
Service stations including liaht repair shops
~THER PERMITTED USES
Similar uses as acceptable to the Planning Director or desionee
ACCESSORY USES
Kiosks
Storaoe use 12
CONDITIONAL USES
Uses permitted under MLDR
Package liquor stores with drive throuoh
TEMPORARY USES
Temporary Sales and Construction Trailer 1<l
Model Homes
Notes:
1. A minimum of 10 percent of the overall mixed-use land use applications within The Villages of Tortolita
shall be given to commercial/retail use.
2. Excluding architectural details.
3. Buildings shall step down to lower profiles to address the scale of adjacent properties with lower building
heights. At residential edges, buildings will maintain lower profiles to provide a transition between higher
and lower land use intensities.
4. Where the commercial use abuts a residential land use, a minimum of 20 feet of landscaped buffer area
shall be provided within the commercial parcel.
5. Features such as overhangs, upper floor balconies, loggias, arcades, bicycle parking, pergolas and
similar architectural features placed on the front (street facing) side of the building may extend beyond the
,- build-to-line. The location of the build-to-line shall be established at the development review process based
on the use and intent of the project and shall be subject to the approval of the Planning Director or
designee.
-
6. On-site park requirements for mixed-use areas may include, but not limited to, pedestrian walkways,
plaza area, landscape area, roof gardens, terraces, and other creative spaces. Public open space such as
parks, plazas, public recreational facilities and other similar facilities located within one-quarter mile may
be counted towards the open space requirement for the mixed-use development.
7. Accessible parking spaces shall be provided to comply with the ADA standards.
8. Reductions in parking requirements for congregate care facilities may be permitted subject to the
approval of the Planning Director or designee.
9. See Section VI-E2b for additional requirements.
10. The property developer may elect to present a mixed-use shared parking master plan, subject to the
review and approval of the Planning Director or designee. The parking master plan can be requested by
the applicant exclusive of any other site plan review or permitting procedure.
11. Conditional uses include uses permitted under the MLDR.
12. Indoor storage area shall not occupy more than 25% of the total floor area.
13. With an approved temporary use permit.
_.
-
III Industrial Use Development Standards
INDUSTRIAL USE
"J;loI;VELOPMENT STANDARDS THE VILLAGES OF TORTOLlTA PROPOSED DEV'T STANDARDS
- ,
Min. Parcel Area None
Min. Parcel Width None
Min. Parcel Depth None
Max. Blda. Coveraae 70%
Max. Blda. Heiaht 1 60 feet
Min. Blda. Setbacks
Adjacent to a non-residential 25 feet & min. 50% of required setback shall be landscaped
arterial street
Adjacent to a local industrial 15 feet and min. 50% of required setback shall be landscaped
street
Adjacent to a non-residential 15 feet and landscaped
parcel not separated by a street
Min. Distance Between Buildinas. 20 feet or minimum Buildina Code standards, whichever is areater
Parkina See Section VI-E
Landscapina Town Standards, approved plant list for TVT
ACCESSORY BUILDING DEVELOPMENT STANDARDS
Max. Buildina Heiaht 1 40 feet
Min. Building Setbacks
Front 1 0 feet
Rear 5 feet
Side 3 feet
Min. Distance to main blda. 6 feet
"'-'MITTTED USES
Entertainment and Commercial Recreation
Amusement/theme park
Assembly
Auction house
Film production
Indoor recreation such as cart racing, shooting range, health &
fitness
Motor Vehicle
Motor vehicle body repair shop
Motor vehicle rental
Motor vehicle sales
Motor vehicle service station
Motor vehicle supply store
Motor vehicle towina and impound facilities
Motor vehicle wash stations
Office Use
Business or professional offices
Financial services - bank, trust company of other financial
institution
Laboratories
Manufacturina of biotechnoloav and pharmaceutical products
Research and development
-. Radio or television studio
Parkina Structures
Retail Commercial ~
Buildina materials, aarden, home & farm supplies
Commercial uses permitted in the mixed use land use 3
Eauipment rental
General merchandise
Packaae Iiauor stores
Plant nurseries
Services, Lodaina
-, Hotel
Resort facilities
Generallndustrv Uses
Bottlina works
Distribution
Drv cleanina plant
Manufacture
Metal platina shops
Printina - industrial
Production
Storaae 4
Warehouse
Wholesale
OTHER PERMITTED USES
Similar uses as acceptable to the Plannina Director or desianee
Any use of the same general character as any of the uses hereinbefore
soecifically permitted
ACCESSORY USES
CONDITIONAL USES
TEMPORARY USES
L..- Temoorarv Construction Trailer 5
Notes:
1. Excluding architectural details.
2. Commercial retail uses shall be permitted on a limited basis in The Villages of Tortolita Business Park.
Such uses shall be ancillary to established, permitted uses in the Business Park. A maximum of 45% of the
allowable floor area may be used for retail commercial purposes.
3. Including industrial support uses such as restaurants, etc.
4. Outdoor storage shall be properly screened from view by a masonry wall.
5. With an approved temporary use permit.
-
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The Villages of Tortolita Specific Plan document is on file
and available for viewing from 8 :00 a.m. to 5 :00 p.m.
Monday through Friday, excluding holidays, at the office of
the Town Clerk, 11555 W. Civic Center Drive, Marana, AZ
85653.