HomeMy WebLinkAboutRegular Council Meeting Agenda Packet 09-21-2021MARANA TOWN COUNCIL
REGULAR COUNCIL MEETING
NOTICE AND AGENDA
11555 W. Civic Center Drive, Marana, Arizona 85653
Council Chambers, September 21, 2021, at or after 6:00 PM
Ed Honea, Mayor
Jon Post, Vice Mayor
Patti Comerford, Council Member
Jackie Craig, Council Member
Herb Kai, Council Member
John Officer, Council Member
Roxanne Ziegler, Council Member
Pursuant to A.R.S. §38-431.02, notice is hereby given to the members of the Marana
Town Council and to the general public that the Town Council will hold a meeting open
to the public on September 21, 2021, at or after 6:00 PM located in the Council Chambers
of the Marana Municipal Complex, 11555 W. Civic Center Drive, Marana, Arizona.
ACTION MAY BE TAKEN BY THE COUNCIL ON ANY ITEM LISTED ON THIS
AGENDA. Revisions to the agenda can occur up to 24 hours prior to the meeting.
Revised agenda items appear in italics.
As a courtesy to others, please turn off or put in silent mode all electronic devices.
Meeting Times
Welcome to this Marana Town Council meeting. Regular Council meetings are usually
held the first and third Tuesday of each month at 6:00 PM at the Marana Municipal
Complex, although the date or time may change and additional meetings may be called
at other times and/or places. Contact the Town Clerk or watch for posted agendas for
other meetings. This agenda may be revised up to 24 hours prior to the meeting. In such
a case a new agenda will be posted in place of this agenda.
Speaking at Meetings
If you are interested in speaking to the Council during the Call to the Public or Public
Hearings, you must fill out a speaker card (located in the lobby outside the Council
Marana Regular Council Meeting 09/21/2021 Page 1 of 412
Chambers) and deliver it to the Town Clerk prior to the convening of the meeting.
All persons attending the Council meeting, whether speaking to the Council or not, are
expected to observe the Council rules, as well as the rules of politeness, propriety,
decorum and good conduct. Any person interfering with the meeting in any way, or
acting rudely or loudly will be removed from the meeting and will not be allowed to
return.
Accessibility
To better serve the citizens of Marana and others attending our meetings, the Council
Chambers are wheelchair and handicapped accessible. Persons with a disability may
request a reasonable accommodation, such as a sign language interpreter, by contacting
the Town Clerk at (520) 382-1999. Requests should be made as early as possible to
arrange the accommodation.
Agendas
Copies of the agenda are available the day of the meeting in the lobby outside the
Council Chambers or online at www.maranaaz.gov under Agendas and Minutes. For
questions about the Council meetings, special services or procedures, please contact the
Town Clerk, at (520) 382-1999, Monday through Friday from 8:00 AM to 5:00 PM.
This Notice and Agenda Posted no later than 24 hours prior to the meeting, at the
Marana Municipal Complex, 11555 W. Civic Center Drive, the Marana Operations
Center, 5100 W. Ina Road, and at www.maranaaz.gov under Agendas and Minutes.
REGULAR COUNCIL MEETING
CALL TO ORDER AND ROLL CALL
PLEDGE OF ALLEGIANCE/INVOCATION/MOMENT OF SILENCE
APPROVAL OF AGENDA
CALL TO THE PUBLIC
At this time any member of the public is allowed to address the Town Council on any
issue within the jurisdiction of the Town Council, except for items scheduled for a
Public Hearing at this meeting. The speaker may have up to three minutes to speak.
Any persons wishing to address the Council must complete a speaker card located
outside the Council Chambers and deliver it to the Town Clerk prior to the
commencement of the meeting. Individuals addressing a meeting at the Call to the
Public will not be provided with electronic technology capabilities beyond the existing
voice amplification and recording capabilities in the facilities. Pursuant to the Arizona
Open Meeting Law, at the conclusion of Call to the Public, individual members of the
Council may respond to criticism made by those who have addressed the Council,
and may ask staff to review the matter, or may ask that the matter be placed on a
future agenda.Marana Regular Council Meeting 09/21/2021 Page 2 of 412
future agenda.
PROCLAMATIONS
PR1 Proclamation recognizing the week of September 27 - October 3, 2021 as,
"Diaper Need Awareness Week" (Cherry L. Lawson)
MAYOR AND COUNCIL REPORTS: SUMMARY OF CURRENT EVENTS
MANAGER’S REPORT: SUMMARY OF CURRENT EVENTS
PRESENTATIONS
P1 Relating to Budget; presentation of preliminary year-end results (July-June)
for the Town's General Fund and other selected major funds for the 2020-2021
fiscal year (Yiannis Kalaitzidis)
CONSENT AGENDA
The Consent Agenda contains items requiring action by the Council which are
generally routine items not requiring Council discussion. A single motion and
affirmative vote will approve all items on the Consent Agenda, including any
resolutions or ordinances. Prior to a motion to approve the Consent Agenda, any
Council member may remove any item from the Consent Agenda and that item will
be discussed and voted upon separately.
C1 Relating to Procurement; ratifying the Town Manager's approval of a change
order to the Kittelson & Associates design contract for the Lon Adams
Road Reconstruction (ST068) in the amount of $4,988.00; authorizing the
transfer of appropriations, if necessary, for the change order; and authorizing
the Town Manager or designee to execute the necessary documents to
effectuate the change order (Mo El-Ali)
C2 Resolution No. 2021-127: Relating to Budget; approving the transfer of up to
$500,000 in budgeted expense authority from the Transportation Fund for
Project ST098 Tangerine Road Widening, Phase 2A in the fiscal year 2021-2022
budget to the Water Capital Fund to pay for anticipated costs associated with
a new project for the design of a water main to coincide with the project
(Yiannis Kalaitzidis).
C3 Resolution No. 2021-128: Relating to Police Department; approving and
Marana Regular Council Meeting 09/21/2021 Page 3 of 412
C3 Resolution No. 2021-128: Relating to Police Department; approving and
authorizing the Chief of Police to execute a Program Funded Task Force
Agreement between the United States Department of Justice, Drug
Enforcement Administration and the Marana Police Department for Fiscal
Year 2022 (Libby Shelton)
C4 Resolution No. 2021-129: Relating to Public Works; approving and authorizing
the Mayor to execute an intergovernmental agreement between the State of
Arizona by and through its Department of Transportation and the Town of
Marana for funding for the Tangerine Road widening project (Mo El-Ali)
C5 Resolution No. 2021-130: Relating to Addressing; renaming two streets in The
Village at Barnett subdivision, located at the northeast corner of Sanders Road
and Barnett Road (Spencer Hickman)
C6 Approval of the Regular Council Meeting Summary Minutes of September 7,
2021 (Cherry L. Lawson)
LIQUOR LICENSES
BOARDS, COMMISSIONS AND COMMITTEES
COUNCIL ACTION
A1 PUBLIC HEARING: Ordinance No. 2021.019: Relating to Development;
approving a rezoning of approximately 47 acres of land, generally located on
the northwest corner of Barnett Road and Sandario Road, from R-6
(Residential) to R-4 (Residential) (Cynthia Ross)
A2 PUBLIC HEARING: Ordinance No. 2021.020: Relating to Development;
approving an amendment to the Gladden Farms II Specific Plan to revise the
land use designation of Block 38B and Block 43, generally located north of
Tangerine Road and west of the Clark Farms Road alignment, from
Commercial (C) to High-Density Residential (HDR); approving and
authorizing the Mayor to sign the Sixth Amendment to the Gladden Farms II
Development Agreement and the First Amendment to the Development
Agreement regarding Development Impact Fee Credits for Gladden Farms
II (Cynthia Ross and Jane Fairall)
Resolution No. 2021-131: Relating to Development; declaring as a public
record filed with the Town Clerk the amended Gladden Farms II Specific Plan
adopted by Ordinance No. 2021.020 (Cynthia Ross)
Marana Regular Council Meeting 09/21/2021 Page 4 of 412
A3 Resolution No. 2021-132: Relating to Administration; approving and
authorizing the Finance Director to execute Amendment Two to the Inmate
Work Contract between the Town of Marana, the Arizona Department of
Corrections and the Management & Training Corporation for inmate labor
services (Libby Shelton)
ITEMS FOR DISCUSSION / POSSIBLE ACTION
D1 Relating to Legislation and Government Actions; discussion and possible
action regarding all pending state, federal, and local
legislation/government actions and on recent and upcoming meetings of
the other governmental bodies (Terry Rozema)
EXECUTIVE SESSIONS
Pursuant to A.R.S. § 38-431.03, the Town Council may vote to go into executive
session, which will not be open to the public, to discuss certain matters.
E1 Executive Session pursuant to A.R.S. §38-431.03 (A), Council may ask for
discussion or consideration, or consultation with designated Town
representatives, or consultation for legal advice with the Town Attorney,
concerning any matter listed on this agenda for any of the reasons listed in
A.R.S. §38-431.03 (A).
FUTURE AGENDA ITEMS
Notwithstanding the Mayor’s discretion regarding the items to be placed on the
agenda, if three or more Council members request that an item be placed on the
agenda, it must be placed on the agenda for the second regular Town Council meeting
after the date of the request, pursuant to Marana Town Code Section 2-4-2(B).
ADJOURNMENT
Marana Regular Council Meeting 09/21/2021 Page 5 of 412
Council-Regular Meeting PR1
Meeting Date:09/21/2021
From:Cherry L. Lawson, Town Clerk
Date:September 21, 2021
Subject:Proclamation recognizing the week of September 27 - October 3, 2021 as,
"Diaper Need Awareness Week" (Cherry L. Lawson)
Attachments
Proclamation - Diaper Need Awareness Week
Marana Regular Council Meeting 09/21/2021 Page 6 of 412
Marana Regular Council Meeting 09/21/2021 Page 7 of 412
Council-Regular Meeting P1
Meeting Date:09/21/2021
To:Mayor and Council
From:Yiannis Kalaitzidis, Finance Director
Date:September 21, 2021
Strategic Plan Focus Area:
Not Applicable
Subject:Relating to Budget; presentation of preliminary year-end results (July-June) for
the Town's General Fund and other selected major funds for the 2020-2021
fiscal year (Yiannis Kalaitzidis)
Discussion:
The purpose of this item is to present a summary of the Town's preliminary year-end
financial results for the Town's General Fund and other selected major funds for fiscal
year 2020-21. It is important to note that these results are preliminary, unaudited and
subject to change based upon adjusting entries, as necessary. The attached provides a
high level revenue summary, expenditure summary, and anticipated ending balances at
the year-end.
Revenue
Overall, revenues and other financing sources are above expectations for the Town's
General Fund and other selected funds largely fueled by a combination of ongoing
federal relief funds and low interest rates which have boosted most sectors of the
economy, but also due to a reduced budget for fiscal year 2020-2021 in anticipation of
the impact of the pandemic to the economy. Staff will provide additional detail about
fourth quarter major revenue stream collections during the presentation.
General Fund revenue is significantly above budgeted expectations and projected to
come in about 22% above budgeted amounts, primarily impacted by retail sales taxes,
which are higher than ever before, and Single Family Resident (SFR) permits. It should
be noted that all revenue categories were higher than prior year actual revenues.
Highway User Revenue Fund (HURF) revenues resulting from the collection of fees and
Marana Regular Council Meeting 09/21/2021 Page 8 of 412
taxes from users of the State’s roads and highways, were also above budgeted
expectations but only slightly above total prior year revenues.
Revenues for the Transportation Fund which comprises 75% of all contracting taxes
collected and used for new road construction and reconstruction projects are
significantly higher than anticipated at 29% above budgeted expectations due to a
combination of conservative budgeting and significantly stronger than anticipated
revenues spurred by low interest rates. However, total revenues were lower that prior
year amounts due to the timing of construction for projects.
Revenues for the Bed Tax Fund, which accounts for the portion of bed tax revenues
restricted for tourism related costs, met expectations after a strong recovery in the last
quarter of the fiscal year, a trend that appears to continue in the new fiscal year.
Revenues for the Water and Water Reclamation Funds exceeded expectations for the
fiscal year due to stronger than anticipated account growth directly related with the high
demand for new housing in Marana.
Revenues for the Airport are above budgeted levels when excluding a planned
operating transfer between funds primarily due to one-time revenues realized from the
parking of commercial aircraft, but also due to higher than anticipated fuel revenues.
Additional detail on these variances and other listed funds is included within the
visualization slides attached to this item.
Expenditures
Expenditures in all funds are at or below expectations through the fourth quarter. This is
primarily attributable to vacancy savings, operational efficiencies and also the timing of
capital projects some of which will commence later than anticipated, such as the
construction of the Lon Adams road rehabilitation. Also, certain purchases such as
vehicles were deferred to the next fiscal year due to the impact of the pandemic, which
has delayed deliveries by as much as 9 months. Additional detail on these variances and
other funds are included within the visualization slides attached to this item.
General Fund Balance and Reserves
Based upon preliminary year-end results for fiscal year 2020-2021, we expect General
Fund reserves of approximately $30 million available to use for one-time projects and
other one-time needs by the end of fiscal year 2021-2022. This balance excludes items
like the General Fund reserve of 25% of budgeted revenues, or $13.4 million, the $5
million of contingency budget capacity in next year’s budget and money set aside as part
of the Town’s equipment and vehicle replacement program, which are available to
support continued, efficient and uninterrupted service delivery. Please find a General
Fund available impact slide attached to this Council report which breaks out in greater
detail the various obligations of the General Fund. The amount of available fund
balance will change as the Town reconciles and closes the books for fiscal year 2020-2021.
The preliminary year-end update will be available on the Town's website following
tonight’s meeting. The public may interact with the Power BI tool by drilling down into
the data. The tool can be found on the following page after the Council meeting:
Marana Regular Council Meeting 09/21/2021 Page 9 of 412
http://www.maranaaz.gov/financial-documents
Staff Recommendation:
Presentation only.
Suggested Motion:
Presentation only.
Attachments
General Fund Estimated balances
Preliminary Year-end presentation
Marana Regular Council Meeting 09/21/2021 Page 10 of 412
GENERAL FUND AVAILABLE BALANCES
$8.2 $8.9 $9.3 $10.3 $11.0 $11.2 $11.8 $13.6 $13.4
$10.2 $9.7 $7.0 $7.9 $8.6
$14.6
$24.3
$35.7
$30.1
$-
$10
$20
$30
$40
$50
$60
F/Y 2014 F/Y 2015 F/Y 2016 F/Y 2017 F/Y 2018 F/Y 2019 F/Y 2020 F/Y 2021*F/Y 2022*MILLIONSTarget Reserve Available
PRELIMINARY YEAR END
RESULTS FY21
Note: Balances presented exclude other assigned balances.
*Estimated ending balances based on projections
Marana Regular Council Meeting 09/21/2021 Page 11 of 412
Financial Brief: Fourth Quarter Fiscal Year 2020 – 2021 Prepared by: Finance Department Marana Regular Council Meeting 09/21/2021Page 12 of 412
Contents Summary 1 General Fund Revenues 2 General Fund Expenses 3 HURF Revenues 4 HURF Expenses 5 Transportation Fund Revenues 6 Transportation Fund Expenses 7 Bed Tax Fund Revenues 8 Bed Tax Fund Expenses 9 Water Revenues 10 Water Expenses 11 Water Reclamation Revenues 12 Water Reclamation Expenses 13 Airport Revenues 14 Airport Expenses 15 Marana Regular Council Meeting 09/21/2021Page 13 of 412
9/10/2021 SUMMARY TAB
1/1
EXPENDITURES
FY 2021 Budget Actual % Budget
48,168,333
4,166,655
21,647,629
1,092,603
7,658,018
2,497,887
585,178
44,974,604
3,702,599
11,456,595
887,697
7,255,134
2,525,168
858,218
93%
89%
53%
81%
95%
101%
147%
OVER/UNDER
YTD Over/Under
16,825,596
578,733
-3,972,414
205,536
1,914,616
1,110,294
60,468
REVENUES
Fund
FY 2021 Budget Actual % Budget
GENERAL FUND
HURF
TRANSPORTATION FUND
BED TAX FUND
WATER FUND
WATER RECLAMATION FU…
AIRPORT FUND
50,265,356
3,281,296
5,800,000
1,104,840
7,065,276
2,681,248
585,178
61,466,469
4,281,332
7,506,876
1,093,233
9,171,581
3,402,962
423,040
122%
130%
129%
99%
130%
127%
72%
FISCAL YEAR 2020 - 2021 FOURTH QUARTER FINANCIAL BRIEF
This financial brief is intended to provide a broad overview and status of revenues and expenditures for the Town's selected major funds through the fourth
quarter of fiscal year 2021 (July 2020 - June 2021). Major funds included in this financial brief are the General Fund, Highway User Revenue Fund
(HURF), Bed Tax Fund and Transportation Fund. Also included are the enterprise funds Airport, Water, and Water Reclamation. Please note that all
amounts are preliminary, un-audited and subject to change based upon adjusting entries, as necessary.
The table below shows an overview for each fund.
Click HERE for a User Guide and FAQ about this report 1Marana Regular Council Meeting 09/21/2021 Page 14 of 412
9/10/2021 GENERAL FUND
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General Fund Relevant Information
The General Fund is the Town's primary operating fund. Sales Tax, Intergovernmental Revenues and Licenses, Fees, & Permits make up 95% of budgeted revenues for the fund. Fourth
quarter collections are above expected levels for FY2021 due to stronger than anticipated activity in most categories. Intergovernmental Revenues are amounts received from the State's
shared revenue program and are distributed based upon population estimates and economic conditions. Licenses, Fees, & Permits include Single Family Residential (SFR) permit revenue.
Other revenues, comprised of various sources include investment income earnings, AMRRP dividends and budgeted transfers-in from AZ CARES funding.
Category 2019 2020 2021
Sales Tax
Intergovernmental
Licenses, Fees, & Permits
Charges for Services
Other
28,972,723
12,012,620
5,851,394
582,922
2,769,219
30,497,789
13,098,547
5,992,340
510,232
6,370,726
33,846,720
15,371,516
7,226,983
657,048
4,364,201
Total 50,188,878 56,469,634 61,466,469
Category
FY 2021 Budget Actual % Budget
Sales Tax
Intergovernmental
Licenses, Fees, & Permits
Charges for Services
Other
24,389,464
13,435,743
4,427,112
563,000
7,450,037
33,846,720
15,371,516
7,226,983
657,048
4,363,149
139%
114%
163%
117%
59%
Total 50,265,356 61,465,418 122%
Select Revenue or Expense
EXPENSES
REVENUES
0M 50M61M
0M
10M
20M
30M
40M
Sales Tax Intergovernmental Licenses, Fees, &
Permits
Other
Year 2019 2020 2021
REVENUES
FY 2020-2021 FOURTH QUARTER: GENERAL FUND
2Marana Regular Council Meeting 09/21/2021 Page 15 of 412
9/10/2021 GENERAL FUND
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General Fund Relevant Information
General Fund expenses through the fourth quarter of FY2021 are overall as expected. Capital Outlay is less than anticipated due to the downtown visitor center project coming in under
budget and court jury assembly room project being carried forward into the next fiscal year. Other Financing Uses is related to budgeted transfers, some of which are yet to occur as the
Town reconciles and closes the books for the year.
Category 2019 2020 2021
Personnel & Benefits
Contracted Services
Operating Supplies & Equipm…
Capital Outlay
Other Financing Uses
27,959,081
5,466,830
5,413,555
1,093,813
3,730,917
29,957,935
5,140,196
5,606,589
1,675,482
4,749,652
30,268,994
4,630,889
4,779,406
992,794
4,302,521
Total 43,664,196 47,129,854 44,974,604
Category
FY 2021 Budget Actual % Budget
Personnel & Benefits
Contracted Services
Operating Supplies & Equipment
Capital Outlay
Other Financing Uses
30,404,536
5,681,693
5,815,466
1,572,723
4,693,915
30,268,994
4,630,889
4,779,406
992,794
4,302,521
100%
82%
82%
63%
92%
Total 48,168,333 44,974,604 93%
Select Revenue or Expense
EXPENSES
REVENUES
0M 48M45M
0M
10M
20M
30M
Personnel & Benefits Contracted Services Operating Supplies &
Equipment
Capital Outlay
Year 2019 2020 2021
EXPENSES
FY 2020-2021 FOURTH QUARTER: GENERAL FUND
3Marana Regular Council Meeting 09/21/2021 Page 16 of 412
9/10/2021 HURF
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HURF Relevant Information
The Highway User Revenue Fund or HURF is set by the collection of fees and taxes from users of the State's roads and highways which the State collects. Cities and towns receive a
percentage of revenues based on population estimates and gasoline sales within each county. Fourth quarter HURF revenue collections are above forecasted levels due to better than
anticipated activity. Charges for services are payment in lieu of fees collected from third parties to be expended for the preservation of roads. Other revenue is comprised of investment
income.
Category 2019 2020 2021
Intergovernmental
Charges for Services
Other
3,607,631
39,943
3,825,665
256,695
156,695
3,956,482
324,246
603
Total 3,647,574 4,239,055 4,281,332
Category
FY 2021 Budget Actual % Budget
Intergovernmental
Charges for Services
Other
3,276,296
0
5,000
3,956,482
324,246
603
121%
0%
12%
Total 3,281,296 4,281,332 130%
Select Revenue or Expense
EXPENSES
REVENUES
0M 3M4M
0M
1M
2M
3M
4M
Intergovernmental Charges for Services Other
Year 2019 2020 2021
REVENUES
FY 2020-2021 FOURTH QUARTER: HURF
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9/10/2021 HURF
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HURF Relevant Information
HURF expenses are slightly below budgeted amounts through the fourth quarter of FY2021. Contracted Services includes amounts carried forward from the previous year as well as current
year amounts spent toward the Town's Pavement Preservation Program which was completed as planned and below initial cost estimates. Operating Supplies & Equipment are below
budgeted levels due to savings in fuel and oil and in utility costs, as the Town continues the process of converting to LED street lamps. Capital Outlay is associated with vehicle/equipment
purchases and capital projects that will be completed next fiscal year. Other Financing Uses is restricted budget for possible monsoon storm damage or other unanticipated needs.
Category 2019 2020 2021
Personnel & Benefits
Contracted Services
Operating Supplies & Equipm…
Capital Outlay
12,900
1,442,758
531,523
499,487
3,354,679
220,631
505,706
2,754,594
180,283
767,722
Total 2,486,666 4,081,016 3,702,599
Category
FY 2021 Budget Actual % Budget
Contracted Services
Operating Supplies & Equipment
Capital Outlay
Other Financing Uses
2,999,230
240,000
848,710
78,715
2,754,594
180,283
767,722
92%
75%
90%
Total 4,166,655 3,702,599 89%
Select Revenue or Expense
EXPENSES
REVENUES
0M 4M4M
0M
1M
2M
3M
4M
Personnel & Benefits Contracted Services Operating Supplies &
Equipment
Capital Outlay
Year 2019 2020 2021
EXPENSES
FY 2020-2021 FOURTH QUARTER: HURF
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9/10/2021 TRANSPORTATION FUND
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Transportation Fund Relevant Information
The Transportation Fund is comprised of 75% of all contracting taxes collected by the Town and is to be used for new road construction and reconstruction projects. Annual revenue
collections are significantly higher than anticipated due to strong residential housing activity (1,067 SFR permits issued vs. 617 budgeted for the year) and commercial construction
spurred by low interest rates. Other revenue is comprised of investment income.
Category 2019 2020 2021
Sales Tax
Other
8,101,697
259,317
8,657,955
186,302
7,378,783
128,092
Total 8,361,015 8,844,257 7,506,876
Category
FY 2021 Budget Actual % Budget
Sales Tax
Other
5,750,000
50,000
7,378,783
128,092
128%
256%
Total 5,800,000 7,506,876 129%
Select Revenue or Expense
EXPENSES
REVENUES
0M 6M8M
0M
2M
4M
6M
8M
10M
Sales Tax Other
Year 2019 2020 2021
REVENUES
FY 2020-2021 FOURTH QUARTER: TRANSPORTATION FUND
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9/10/2021 TRANSPORTATION FUND
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Transportation Fund Relevant Information
Transportation Fund expenses are below budgeted levels through the end of FY2021. Operating Supplies & Equipment is associated with ongoing developer reimbursements paid on a
semi-annual basis. Developer rebates were greater than expected due to an unanticipated boom in construction activity. Capital Outlay is associated with CIP projects many of which were
delayed into future years which is why actual expenses were much lower than budgeted. Other Financing Uses is associated with planned transfers related to debt service.
Category 2019 2020 2021
Personnel & Benefits
Operating Supplies & Equipm…
Capital Outlay
Debt Service
Other Financing Uses
31,591
730,617
10,592,347
19,534
788,706
979,395
4,720,199
19,752
691,899
1,323,442
9,421,469
18,029
693,655
Total 12,162,795 6,411,245 11,456,595
Category
FY 2021 Budget Actual % Budget
Operating Supplies & Equipment
Capital Outlay
Debt Service
Other Financing Uses
996,200
19,828,848
0
822,581
1,323,442
9,421,469
18,029
693,655
133%
48%
0%
84%
Total 21,647,629 11,456,595 53%
Select Revenue or Expense
EXPENSES
REVENUES
0M 22M11M
0M
5M
10M
Personnel & Benefits Operating Supplies &
Equipment
Capital Outlay
Year 2019 2020 2021
EXPENSES
FY 2020-2021 FOURTH QUARTER: TRANSPORTATION FUND
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9/10/2021 BED TAX FUND
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Bed Tax Fund Relevant Information
The Bed Tax Fund accounts for the collection of the discriminatory portion of revenues restricted for tourism initiatives. Fourth quarter revenue collections for FY2021 are slightly below
forecasted levels as anticipated given the impact of the pandemic on the hospitality industry. However, hotel occupancy rates and revenue have shown a consistent positive trend in the
fourth quarter, on par with pre-pandemic levels.
Category 2019 2020 2021
Sales Tax
Other
1,429,401
3,212
1,288,972
1,093,233
Total 1,432,613 1,288,972 1,093,233
Category
FY 2021 Budget Actual % Budget
Sales Tax 1,104,840 1,093,233 99%
Total 1,104,840 1,093,233 99%
Select Revenue or Expense
EXPENSES
REVENUES
0M 1M1M
0.0M
0.5M
1.0M
1.5M
Sales Tax
Year 2019 2020 2021
REVENUES
FY 2020-2021 FOURTH QUARTER: BED TAX FUND
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9/10/2021 BED TAX FUND
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Bed Tax Fund Relevant Information
As a whole, the Bed Tax Fund was below forecasts primarily due to reduced travel, advertising and consulting services which were deferred due to the impact of the pandemic.
Category 2019 2020 2021
Personnel & Benefits
Contracted Services
Operating Supplies & Equipment
112,507
750,098
120,929
133,245
687,048
482
139,718
747,761
217
Total 983,535 820,775 887,697
Category
FY 2021 Budget Actual % Budget
Personnel & Benefits
Contracted Services
Operating Supplies & Equipment
137,707
829,891
125,005
139,718
747,761
217
101%
90%
0%
Total 1,092,603 887,697 81%
Select Revenue or Expense
EXPENSES
REVENUES
0M 1M888K
0.0M
0.2M
0.4M
0.6M
0.8M
Personnel & Benefits Contracted Services Operating Supplies &
Equipment
Year 2019 2020 2021
EXPENSES
FY 2020-2021 FOURTH QUARTER: BED TAX FUND
9Marana Regular Council Meeting 09/21/2021 Page 22 of 412
9/10/2021 WATER OPERATING FUND
1/1
Water Fund Relevant Information
The current rates and fees for Marana Water customers can be found at - http://www.maranaaz.gov/water-rates-and-fees . Charges for Services (water sales) comprise the majority of the
revenue for the fund. Annual revenue collections are above expectations for FY2021 due to stronger than anticipated growth. Licenses, fees, & permits is above expectations primarily due
to fees collected in connection with the Water Treatment Plants' construction. Other revenue is primarily comprised of miscellaneous revenue sources and an interfund transfer associated
with a WIFA loan payment. Other revenue was greater than expected as they include the forgivable portion of WIFA loan proceeds.
Category 2019 2020 2021
Intergovernmental
Licenses, Fees, & Permits
Charges for Services
Other
46,843
5,341,370
3,586,040
84,659
5,982,986
12,269,908
68,554
371,224
6,926,989
1,804,814
Total 8,974,253 18,337,553 9,171,581
Category
FY 2021 Budget Actual % Budget
Intergovernmental
Licenses, Fees, & Permits
Charges for Services
Other
85,000
42,500
5,655,873
1,281,903
68,554
371,224
6,926,989
1,804,814
81%
873%
122%
141%
Total 7,065,276 9,171,581 130%
Select Revenue or Expense
EXPENSES
REVENUES
0M 7M9M
0M
5M
10M
Licenses, Fees, & Permits Charges for Services Other
Year 2019 2020 2021
REVENUES
FY 2020-2021 FOURTH QUARTER: WATER OPERATING FUND
10Marana Regular Council Meeting 09/21/2021 Page 23 of 412
9/10/2021 WATER OPERATING FUND
1/1
Water Fund Relevant Information
Overall, FY2021 annual expenses for the Water Operating Fund are at or below expected levels. Operating Suplies & Equipment was greater than expected due to a payable being
recorded for electrical utilities in accordance with an agreement. Capital Outlay is associated with two vehicles related to two new positions, that were not delivered before year-end. Debt
Service is related to an annual WIFA loan payment that was made in the first quarter of FY2021, as we continue to draw down the full amount of the WIFA loans that are financing the
Water Treatment Plant projects. Capital costs associated with infrastructure and CIP projects are captured in separate funds.
Category 2019 2020 2021
Personnel & Benefits
Contracted Services
Operating Supplies & Equipm…
Capital Outlay
Debt Service
1,747,854
1,328,532
1,625,580
109,702
2,013,803
1,175,100
1,776,758
115,893
2,220,202
1,629,951
2,056,916
23,200
1,324,864
Total 4,811,668 5,081,554 7,255,134
Category
FY 2021 Budget Actual % Budget
Personnel & Benefits
Contracted Services
Operating Supplies & Equipment
Capital Outlay
Debt Service
Other Financing Uses
2,287,468
1,825,273
1,772,971
114,000
1,399,956
258,350
2,220,202
1,629,951
2,056,916
23,200
1,324,864
97%
89%
116%
20%
95%
Total 7,658,018 7,255,134 95%
Select Revenue or Expense
EXPENSES
REVENUES
0M 8M15M
0.0M
0.5M
1.0M
1.5M
2.0M
2.5M
Personnel & Benefits Contracted Services Operating Supplies &
Equipment
Year 2019 2020 2021
EXPENSES
FY 2020-2021 FOURTH QUARTER: WATER OPERATING FUND
11Marana Regular Council Meeting 09/21/2021 Page 24 of 412
9/10/2021 WATER RECLAMATION OPERATING FUND
1/1
Water Reclamation Fund Relevant Information
The current rates and fees for Marana Sewer customers can be found at - http://www.maranaaz.gov/water-rates-and-fees. Charges for Services (sewer rates) comprise the majority of the
revenue for the fund. Overall, preliminary FY2021 fourth quarter revenue collections are above expectations. Licenses, Fees, & Permits are above expectations due to stronger than
anticipated growth. The majority of Other revenue is mainly related to budgeted transfers between funds for debt service payments.
Category 2019 2020 2021
Licenses, Fees, & Permits
Charges for Services
Other
26,849
1,599,545
1,609,961
49,513
1,823,690
3,463,667
152,263
2,212,272
1,038,427
Total 3,236,356 5,336,870 3,402,962
Category
FY 2021 Budget Actual % Budget
Licenses, Fees, & Permits
Charges for Services
Other
28,900
1,841,278
811,070
152,263
2,212,272
1,038,427
527%
120%
128%
Total 2,681,248 3,402,962 127%
Select Revenue or Expense
EXPENSES
REVENUES
0M 3M3M
0M
1M
2M
3M
4M
Licenses, Fees, & Permits Charges for Services Other
Year 2019 2020 2021
REVENUES
FY 2020-2021 FOURTH QUARTER: WATER RECLAMATION OPERATING FUND
12Marana Regular Council Meeting 09/21/2021 Page 25 of 412
9/10/2021 WATER RECLAMATION OPERATING FUND
1/1
Water Reclamation Fund Relevant Information
Overall, fourth quarter expenses for the Water Reclamation Operating Fund are at or above budgeted levels. Contracted services is greater over budget due to unexpected emergency
systems repairs to the Saguaro Bloom lift station. Operating Supplies & equipment is slightly greater than budgeted due to higher than expected electric utility costs from additional flows
at the plant. Debt Service is related to annual WIFA loan payments. Other Financing Uses is associated with transfers out and restricted budget amounts. Capital costs associated with
infrastructure and CIP projects are captured in separate funds.
Category 2019 2020 2021
Personnel & Benefits
Contracted Services
Operating Supplies & Equipm…
Debt Service
537,218
269,360
157,019
1,193,915
552,114
351,616
283,359
789,381
548,615
599,826
545,633
831,094
Total 2,157,511 1,976,469 2,525,168
Category
FY 2021 Budget Actual % Budget
Personnel & Benefits
Contracted Services
Operating Supplies & Equipment
Debt Service
Other Financing Uses
583,306
537,000
302,800
858,781
216,000
548,615
599,826
545,633
831,094
94%
112%
180%
97%
Total 2,497,887 2,525,168 101%
Select Revenue or Expense
EXPENSES
REVENUES
0M 2M4M
0.0M
0.2M
0.4M
0.6M
Personnel & Benefits Contracted Services Operating Supplies &
Equipment
Year 2019 2020 2021
EXPENSES
FY 2020-2021 FOURTH QUARTER: WATER RECLAMATION OPERATING FUND
13Marana Regular Council Meeting 09/21/2021 Page 26 of 412
9/10/2021 AIRPORT OPERATING FUND
1/1
Airport Fund Relevant Information
Overall, preliminary fourth quarter revenue collections for the Airport Fund are higher than expected. Charges for Services, comprising of the majority operating revenue, was higher than
expected primarily due to larger commercial aircraft parking for part of the year. Also, fuel revenue was budgeted to be lower but, in fact, was not negatively impacted by the pandemic.
Other revenue is primarily comprised of miscellaneous revenues and transfers between funds scheduled to take place at year-end once all fund activity is finalized. The fund will be
balanced once transfers are completed.
Category 2019 2020 2021
Licenses, Fees, & Permits
Charges for Services
Other
328,630
4,440,219
50
372,781
2,412,896
420,389
2,651
Total 4,768,849 2,785,727 423,040
Category
FY 2021 Budget Actual % Budget
Charges for Services
Other
360,336
224,842
420,389
2,651
117%
1%
Total 585,178 423,040 72%
Select Revenue or Expense
EXPENSES
REVENUES
0K 585K423K
0M
1M
2M
3M
4M
5M
Charges for Services Other
Year 2019 2020 2021
REVENUES
FY 2020-2021 FOURTH QUARTER: AIRPORT OPERATING FUND
14Marana Regular Council Meeting 09/21/2021 Page 27 of 412
9/10/2021 AIRPORT OPERATING FUND
1/1
Airport Fund Relevant Information
Overall, expenses for the Airport Fund are at or below budgeted levels through the fourth quarter of FY2021. Other Financing Uses is related to restricted budget amounts. Costs related
to CIP projects are captured in other funds.
Category 2019 2020 2021
Personnel & Benefits
Contracted Services
Operating Supplies & Equipm…
257,773
113,691
81,971
300,396
65,810
50,235
273,329
28,357
44,195
Total 453,435 416,441 345,881
Category
FY 2021 Budget Actual % Budget
Personnel & Benefits
Contracted Services
Operating Supplies & Equipment
Other Financing Uses
290,663
108,665
60,850
125,000
273,329
28,357
44,195
94%
26%
73%
Total 585,178 345,881 59%
Select Revenue or Expense
EXPENSES
REVENUES
0K 585K363K
0.0M
0.1M
0.2M
0.3M
Personnel & Benefits Contracted Services Operating Supplies &
Equipment
Year 2019 2020 2021
EXPENSES
FY 2020-2021 FOURTH QUARTER: AIRPORT OPERATING FUND
15Marana Regular Council Meeting 09/21/2021 Page 28 of 412
Council-Regular Meeting C1
Meeting Date:09/21/2021
To:Mayor and Council
Submitted For:Mo El-Ali, Public Works Director
From:Dan Grossman, CIP Process Analyst
Date:September 21, 2021
Strategic Plan Focus Area:
Not Applicable
Subject:Relating to Procurement; ratifying the Town Manager's approval of a
change order to the Kittelson & Associates design contract for the Lon
Adams Road Reconstruction (ST068) in the amount of $4,988.00;
authorizing the transfer of appropriations, if necessary, for the change
order; and authorizing the Town Manager or designee to execute the
necessary documents to effectuate the change order (Mo El-Ali)
Discussion:
Marana Town Code Section 3-4-7(B)(4) provides that Town Council approval is
necessary for change orders that individually or cumulatively exceed $50,000. However,
Section 3-4-8(B) provides that the Town Manager may approve change orders to public
improvements contracts that exceed that amount if the Town Manager determines that
doing so will avoid unnecessary contractor delay claims, costs or public health and safety
hazards that would otherwise occur while awaiting Town Council approval. When the
Town Manager approves a change order in these circumstances, Town Council
ratification of the change order must occur as soon as practicable thereafter.
The budget for fiscal year 2021- 2022 was adopted on June 15, 2021. The Lon Adams
Road Reconstruction project was properly included within the Town of Marana’s
FY2022 Capital Improvement Plan. The final, FY2022 revised budget amount for the Lon
Adams Road Reconstruction is $3,846,419.00.
Effective May 8, 2019, the Town and Kittelson & Associates entered into a design
contract in the amount of $435,487.00 to construct the Lon Adams Road Reconstruction.
Marana Regular Council Meeting 09/21/2021 Page 29 of 412
The Town has processed one previous change order to the Kittelson & Associates design
contract totaling $67,777 bringing the total current design contract amount to
$503,264.00.
Additional design work is necessary to providing horizontal and vertical layout to
support Comcast's Right of Way application to relocate Comcast utility lines on Lon
Adams Road.
The cost of these changes to the existing design contract is $4,988.00. This additional
change order will bring the cost of the design contract to $508,252.00. The budget for this
change order is within the Council approved budget for the project.
This change order was necessary to avoid unnecessary contractor delay. The amount of
this change order, combined with all previous change orders, exceeds $50,000.00;
therefore, this change order required immediate approval by the Town Manager. With
an active design contract and contractor in place, the Town Manager exercised his
authority under section 3-4-8(B) of the Town Code to authorize a change order to the
contract. This item is on the agenda for the Town Council to ratify the Town Manager's
action.
Financial Impact:
Fiscal Year:2022
Budgeted Y/N:Y
Amount:$4,988.00
This Change Order will be funded with Transportation funds, GL Account #
33043000-8010-ST068.
Staff Recommendation:
Staff recommends ratification of the Town Manager's approval of the Change Order.
Suggested Motion:
I move to ratify the Town Manager's approval of a change order to the design contract
with Kittelson & Associates for the Lon Adams Road Reconstruction (ST068) in the
amount of $4,988.00; to authorize the transfer of appropriations if necessary for the
change order; and to authorize the Town Manager or designee to execute the necessary
documents to effectuate the change order.
Attachments
No file(s) attached.
Marana Regular Council Meeting 09/21/2021 Page 30 of 412
Council-Regular Meeting C2
Meeting Date:09/21/2021
To:Mayor and Council
Submitted For:Mo El-Ali, Public Works Director
From:Dan Grossman, CIP Process Analyst
Date:September 21, 2021
Strategic Plan Focus Area:
Not Applicable
Strategic Plan Focus Area Additional Info:
Subject:Resolution No. 2021-127: Relating to Budget; approving the transfer of
up to $500,000 in budgeted expense authority from the Transportation
Fund for Project ST098 Tangerine Road Widening, Phase 2A in the fiscal
year 2021-2022 budget to the Water Capital Fund to pay for anticipated
costs associated with a new project for the design of a water main to
coincide with the project (Yiannis Kalaitzidis).
Discussion:
The budget for fiscal year 2021-2022 was adopted on June 15, 2021. At that time, the
Capital Improvement Plan (CIP) did not include a project for a waterline east of I-10.
Since budget adoption and due to the strong growth and interest in the general area of
the project, it has become important for continued economic development that we
ensure adequate water supply along the Tangerine corridor east of I-10.
As the Tangerine Road Widening, Phase 2A project (ST098) has entered the planning
and design phase for the project, it is in the Town’s best interest to design and construct
this waterline at the same time as the road project. The waterline extension project will
consist of approximately 7,000 linear feet of 16” water main, between existing lines
currently being installed to serve the Mandarina development and 8181 W. Tangerine
Road.
At this stage, staff recommends inclusion of the design of the water main project as part
Marana Regular Council Meeting 09/21/2021 Page 31 of 412
of the Tangerine Road Widening project. The cost for the design for the water main is
anticipated not to exceed $500,000.
The CIP plan currently has budget capacity of $7,200,000 in Transportation funds (Fund
#3030) for the Tangerine Road Widening project. The Town does not anticipate that it
will need all that budget capacity in this fiscal year.
Staff recommends transferring up to $500,000 of budget capacity from the Tangerine
Road Widening project in the Transportation Fund to the waterline extension project to
pay for the design of the waterline in the Water Capital Fund.
Additional budget for both projects will be made available during the upcoming FY
2022-2023 budget to ensure adequate budget capacity will be available for the
completion of each project.
Financial Impact:
Fiscal Year:2022
Budgeted Y/N:N
Amount:$500,000
Budget capacity for this change in project budget will be provided by transferring
Transportation funds (Account # 33043000-8005-ST098) to Water Capital funds (Account
# 50590000-8010). A project number for the waterline project will be created upon
approval of this item by Council.
Staff Recommendation:
Staff recommends approval of the transfer of budgeted expense authority.
Suggested Motion:
I move to approve the transfer of up to $500,000 in budgeted expense authority from the
Transportation Fund for Project ST098 Tangerine Road Widening, Phase 2A in the Fiscal
Year 2021-2022 Budget to the Water Capital Fund to pay for anticipated costs associated
with a new project for the design of a water main to coincide with the project
and to authorize the Town Manager or designee to execute the necessary documents to
effectuate the transfer in budgeted expense authority.
Attachments
Resolution 2021-127
Marana Regular Council Meeting 09/21/2021 Page 32 of 412
Marana Resolution No. 20 21-127 - 1 -
MARANA RESOLUTION NO. 2021-127
RELATING TO BUDGET; APPROVING THE TRANSFER OF UP T O $500,000 IN
BUDGETED EXPENSE AUT HORITY FROM THE TRANSPORTATION FUND FOR
PROJECT ST098 TANGERINE ROAD WIDENING, PHASE 2A IN THE FISCAL YEAR
2021-2022 BUDGET TO THE WATER CAPITAL FUND TO PAY FOR ANTICIPAT ED
COSTS ASSOCIATED WITH A NEW PROJECT FOR THE DESIGN OF A WATER MAIN
TO COINCIDE WITH THE PROJECT
WHEREAS on June 15, 2021, the Town Council adopted the fiscal year 20 21-2022
budgetary document and overall financial plan which set the legal level of budgetary
control at the department level for the General Fund and at the fund level for all other
funds; and
WHEREAS the Capital Improvement Plan (CIP) for fiscal year 2021 -2022 currently
includes budget capacity of $7,200,000 in Transportation Funds (Fund #3030) for the Tan-
gerine R oad Widening, Phase 2A project (ST098) and the Town does not anticipate that
it will need all that budget capacity for the project in this fiscal year; and
WHEREAS the CIP for fiscal year 2021-2022 did not include a project for a water-
line east of Interstate 10, but due to strong growth and interest in the area of the Tangerine
corridor east of Interstate 10 , it is in the Town's best interest to construct a waterline ex-
tension project at the same time as the Tangerine Road Widening; and
WHEREAS the Town Council desires to transfer budgeted expense authority in
the fiscal year 2021-2022 budget of up to $500,000 from the Transportation Fund for the
Tangerine Road Widening, Phase 2A project to the Water Capital Fund to pay for a new
project for the design of a water main to coincide with the Tangerine Road Widening,
Phase 2A project; and
WHEREAS transferring budget capacity from the Transportation Fund of up to
$500,000 within fiscal year 2021-2022 to the Water Capital Fund will not significantl y im-
pact the General Fund; and
WHEREAS reallocations of budgeted expense authority between funds are neces-
sary from time to time; and
WHEREAS the Council finds that the reallocations addressed by this resolution
are in the best interest of the Town of Mara na and its citizens.
Marana Regular Council Meeting 09/21/2021 Page 33 of 412
Marana Resolution No. 20 21-127 - 2 -
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF
THE TOWN OF MARANA, ARIZONA, AS FOLLOWS:
SECTION 1. The establishment of a 7,000 linear foot 16" water main project in the
Water Capital Fund for fiscal year 2021 -2022 for the design of a water main to coincide
with the Tangerine Road Widening, Phase 2A project is hereby approved.
SECTION 2. The transfer o f up to $500,000 in budgeted expense authority from
the Transportation Fund for the Tangerine Road Widening, Phase 2A project (ST098) in
the fiscal year 2021-2022 budget to the Water Capital Fund for anticipated costs associated
with the newly established project for design of the water main described in section 1 is
hereby approved.
SECTION 3. The Town’s Manager and staff are hereby directed and authorized to
undertake all other and further tasks required or beneficial to carry out the terms, obliga-
tions, and objectives of this resolution.
PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF
MARANA, ARIZONA, this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
Marana Regular Council Meeting 09/21/2021 Page 34 of 412
Council-Regular Meeting C3
Meeting Date:09/21/2021
To:Mayor and Council
Submitted For:Libby Shelton, Deputy Town Attorney
From:Libby Shelton, Deputy Town Attorney
Date:September 21, 2021
Strategic Plan Focus Area:
Community
Subject:Resolution No. 2021-128: Relating to Police Department; approving and
authorizing the Chief of Police to execute a Program Funded Task Force
Agreement between the United States Department of Justice, Drug
Enforcement Administration and the Marana Police Department for
Fiscal Year 2022 (Libby Shelton)
Discussion:
For several years, the Town of Marana Police Department has participated with the
United States Department of Justice and the Drug Enforcement Administration (DEA)
on the DEA Tucson Task Force. These activities help improve the effectiveness and
efficiency of drug control efforts.
The DEA Tucson Task Force will: (a) disrupt the illicit drug traffic in the State of Arizona
by immobilizing targeted violators and trafficking organizations; (b) gather and report
intelligence data relating to trafficking in narcotics and dangerous drugs; and, (c)
conduct undercover operations where appropriate and engage in other traditional
methods of investigation in order that the Task Force's activities will result in effective
prosecution before the courts of the United States and the State of Arizona.
Under this agreement the Town agrees to provide an officer to the task force for a period
of not less than two years. The salary and benefits of the officer are paid for by the Town
and any overtime worked by the officer is reimbursable by DEA up to a maximum of
$19,370.00 per year. The proposed agreement outlines the procedures for operation for
Task Force activities and the funding policies and procedures in more detail.
Financial Impact:
Marana Regular Council Meeting 09/21/2021 Page 35 of 412
Fiscal Year:2022
Budgeted Y/N:Y
Amount:$19,370
Budget capacity is programmed for these costs in the General Fund police department
budget and in the Grant Fund (2015)
Staff Recommendation:
Staff recommends approval of the agreement.
Suggested Motion:
I move to adopt Resolution No. 2021-128, approving and authorizing the Chief of Police
to execute the Program Funded Task Force Agreement between the United States
Department of Justice, Drug Enforcement Administration and the Marana Police
Department for Fiscal Year 2022.
Attachments
Resolution 2021-128
Exhibit A: State and Local Task Force Agreement
Marana Regular Council Meeting 09/21/2021 Page 36 of 412
- 1 -
00077246.DOCX /1
Resolution No. 2021 -128
MARANA RESOLUTION NO. 2021-128
RELATING TO POLICE DEPARTMENT ; APPROVING AND AUTHORIZING THE
CHIEF OF POLICE TO EXECUTE A PROGRAM FUNDED TASK FORCE AGREEMENT
BETWEEN THE UNITED STATES DEPARTMENT OF JUSTICE, DRUG ENFORCE-
MENT ADMINISTRATION AND THE MARANA POLICE DEPARTMENT FOR FIS-
CAL YEAR 2022
WHEREAS evidence has shown that trafficking in narcotics and dangerous drugs
exists in the Pima County area; and
WHEREAS the United States Department of Justice, Drug Enforcement Admin-
istration (DEA) has established a DEA Tucson Task Force whose mission is to investigate,
prosecute and disrupt illicit drug trafficking in the State of Arizona; and
WHEREAS the Town of Marana, through its Police Department, and the DEA de-
sire to renew an agreement providing for the Marana Police Department’s continued par-
ticipation in the DEA Tucson Task Force; and
WHEREAS the Mayor and Council of the Town of Marana find it is in the b est
interests of its citizens to enter into this task force agreement.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF
THE TOWN OF MARANA, approving the task force agreement between the DEA and
the Marana Police Department for Fiscal Year 2022, attached to this resolution as Exhibit
A, and authorizing the Chief of Police to execute it for and on behalf of the Town of Ma-
rana.
IT IS FURTHER RESOLVED that the Town Manager and staff are hereby directed
and authorized to undertake all other and further tasks required or beneficial to carry out
the terms, obligations, conditions and objectives of the task force agreement.
Marana Regular Council Meeting 09/21/2021 Page 37 of 412
- 2 -
00077246.DOCX /1
Resolution No. 2021 -128
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Ar-
izona, this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
_________
Jane Fairall, Town Attorney
Marana Regular Council Meeting 09/21/2021 Page 38 of 412
Exhibit A to Marana Resolution No. 2021-128
00077243.DOCX /1FY 2022 Program Funded Task Force Agreement: Marana Police Department 1 | P a g e
PROGRAM - FUNDED STATE AND LOCAL TASK FORCE
AGREEMENT
This agreement is made this 1st day of October 2021, between the United States Department of
Justice, Drug Enforcement Administration (hereinafter "DEA"), and the Marana Police
Department, ORI# AZ00100900 (hereinafter "MPD"). The DEA is authorized to enter into this
cooperative agreement concerning the use and abuse of controlled substances under the provisions of
21 U.S.C. § 873.
WHEREAS there is evidence that trafficking in narcotics and dangerous drugs exists in the state of
Arizona area and that such illegal activity has a substantial and detrimental effect on the health and
general welfare of the people of Arizona, the parties hereto agree to the following:
1. The Tucson Task Force will perform the activities and duties described below:
a. disrupt the illicit drug traffic in the state of Arizona area by immobilizing targeted violators
and trafficking organizations;
b. gather and report intelligence data relating to trafficking in narcotics and dangerous drugs;
and
c. conduct undercover operations where appropriate and engage in other traditional methods of
investigation in order that the task force’s activities will result in effective prosecution before
the courts of the United States and the state of Arizona.
2. To accomplish the objectives of the Tucson Task Force , the MPD agrees to detail one (1)
experienced officer(s ) to the Tucson Task Force for a period of not less than two years. During
this period of assignment, the MPD officers will be under the direct supervision and control of
DEA supervisory personnel assigned to the task force.
3. The MPD officers assigned to the task force shall adhere to DEA policies and procedures.
Failure to adhere to DEA policies and procedures shall be grounds for dismissal from the task
force.
4. The MPD officers assigned to the task force shall be deputized as Task Force Officers of DEA
pursuant to 21 U.S.C. Section 878.
5. To accomplish the objectives of the Tucson Task Force , DEA will assign up to six (6) special
agents to the task force. The DEA will also, subject to the availability of annually appropriated
funds or any continuing resolution thereof, provide necessary funds and equipment to support the
activities of the DEA special agent and MPD officers assigned to the task force. This support
will include: office space, office supplies, travel funds, funds for the purchase of evidence and
information, investigative equipment, training, and other support items.
Marana Regular Council Meeting 09/21/2021 Page 39 of 412
Exhibit A to Marana Resolution No. 2021-128
00077243.DOCX /1FY 2022 Program Funded Task Force Agreement: Marana Police Department 2 | P a g e
6. During the period of assignment to the task force, the MPD will remain responsible for
establishing the salary and benefits, including overtime, of the officers assigned to the task force,
and for making all payments due them. DEA will, subject to availab ility of funds, reimburse the
MPD for overtime payment. Annual overtime for each state or local law enforcement officer is
capped at the equivalent of 25% of a GS -12, Step 1, of the general pay scale for the Rest of
United States. Reimbursement for all types of qualified expenses shall be contingent upon
availability of funds and the submission of a proper request for reimbursement which shall be
submitted monthly or quarterly on a fiscal year basis, and which provides the names of the
investigators who incurred overtime for DEA during the invoiced period, the number of overtime
hours incurred, the hourly regular and overtime rates in effect for each investigator, and the total
cost for the invoiced period. Invoices must be submitted at least quarterly within 30 days of the
end of the invoiced period. (Note: Task Force Officer’s overtime shall not include any costs
for benefits, such as retire ment, FICA, and other expenses.)
7. In no event will the MPD charge any indirect cost rate to DEA for the administration or
implementation of this agreement.
8. The MPD shall maintain on a current basis complete and accurate records and accounts of all
obligations and expenditures of funds under this agreement in accordance with generally
accepted accounting principles and instructions provided by DEA to facilitate on-site inspection
and auditing of such records and accounts.
9. The MPD shall permit and have readily available for examination and auditing by DEA, the
United States Department of Justice, the Comptroller General of the United States, and any of
their duly authorized agents and representatives, any and all records, documents, accounts,
invoices, receipts or expenditures relating to this agreement. The MPD shall maintain all such
reports and records until all litigation, claim, audits and examinations are completed and
resolved, or for a period of six (6) years after termination of this agreement, whichever is la ter.
10. The MPD shall comply with Title VI of the Civil Rights Act of 1964, Section 504 of the
Rehabilitation Act of 1973, the Age Discrimination Act of 1975, as amended, and all
requirements imposed by or pursuant to the regulations of the United States Department of
Justice implementing those laws, 28 C.F.R. Part 42, Subparts C, F, G, H and I.
11. The MPD agrees that an authorized officer or employee will execute and return to DEA the
attached OJP Form 4061/6, Certification Regarding Lobbying; Debarment, Suspension and
Other Responsibility Matters; and Drug-Free Workplace Requirements. The MPD
acknowledges that this agreement will not take effect and no federal funds will be awarded to the
MPD by the DEA until the completed certification is received.
Marana Regular Council Meeting 09/21/2021 Page 40 of 412
Exhibit A to Marana Resolution No. 2021-128
00077243.DOCX /1FY 2022 Program Funded Task Force Agreement: Marana Police Department 3 | P a g e
12. When issuing statements, press releases, requests for proposals, bid solicitations, and other
documents describing projects or programs funded in whole or in part with federal money, the
MPD shall clearly state (1) the percentage of the total cost of the program or project which will
be financed with federal money and (2) the dollar amount of federal funds for the project or
program.
13. The term of this agreement shall be effective from the date in paragraph number one until
September 30, 2022. This agreement may be terminated by either party on thirty days’ advance
written notice. Billing for all outstanding obligations must be received by DEA within 90 days
of the date of termination of this agreement. DEA will be responsible only for obligations
incurred by MPD during the term of this agreement.
For the Drug Enforcement Administration:
Date:
Cheri Oz, Special Agent in Charge
Phoenix Field Division
For the Marana Police Department :
Date:
Ruben Nunez, Chief of Police
Marana Police Department
Marana Regular Council Meeting 09/21/2021 Page 41 of 412
Council-Regular Meeting C4
Meeting Date:09/21/2021
To:Mayor and Council
From:Mo El-Ali, Public Works Director
Date:September 21, 2021
Strategic Plan Focus Area:
Community
Strategic Plan Focus Area Additional Info:
Principle Statement 3: We will invest in a well-managed government that provides
reliable services and quality amenities for citizens and businesses
Initiative 12: Maintain an accurate infrastructure inventory and align future
infrastructure expansion with planned and/or complimentary capital improvement
projects
Subject:Resolution No. 2021-129: Relating to Public Works; approving and authorizing
the Mayor to execute an intergovernmental agreement between the State of
Arizona by and through its Department of Transportation and the Town of
Marana for funding for the Tangerine Road widening project (Mo El-Ali)
Discussion:
PAG's Transportation Improvement Program (TIP) and the Town's Capital Improvement
Program (CIP) include funding for Tangerine Road widening from I-10 to Dove
Mountain Boulevard project. However, the available funding is not sufficient for
completion of the project's design and construction. This IGA will enable the Town to
use the $5 million appropriation funding from the State of Arizona for the full design,
environmental clearance, and right of way acquisition for the project.
Financial Impact:
Fiscal Year:2022
Budgeted
Y/N:
Y
Amount:$7,200,000
Marana Regular Council Meeting 09/21/2021 Page 42 of 412
Budget capacity is available in the Town's Transportation fund for the Tangerine Rd
Widening Project. Additional budget capacity for the full project is included in future
years as presented in the Town's Capital Improvement Plan (CIP).
Staff Recommendation:
Staff recommends approval of the IGA with ADOT.
Suggested Motion:
I move to adopt Resolution No. 2021-129, approving and authorizing the Mayor to
execute an intergovernmental agreement between the State of Arizona by and through
its Department of Transportation and the Town of Marana for funding for the Tangerine
Road widening project.
Attachments
Resolution 2021-129
Exhibit A: Intergovernmental Agreement
Marana Regular Council Meeting 09/21/2021 Page 43 of 412
00077268.DOCX /1
Resolution No. 20 21-129 - 1 -
MARANA RESOLUTION NO. 202 1-129
RELATING TO PUBLIC WORKS; APPROVING AND AUTHORIZING THE MAYOR
TO EXECUTE AN INTERGOVERNMENTAL AGREEMENT BETWEEN THE STATE OF
ARIZONA BY AND THROUGH ITS DEPARTMENT OF TRANSPORTATION AND
THE TOWN OF MARANA FOR FUNDING FOR THE TANGERINE ROAD WIDENING
PROJECT
WHEREAS the Pima Association of Governments’ (PAG) Transportation
Improvement Program (TIP) and the Town of Marana's Capital Improvement Program
(CIP) include funding for the Tangerine Road widening from I-10 to Dove Mountain
Boulevard project; however, the available funding is not sufficient for completion of the
project's design and construction; and
WHEREAS the Arizona state legislature, via passage of Senate Bill 1820 in the 2021
legislative session, appropriated funding from the state general fund to the Arizona
Department of Transportation (ADOT) for highway projects, incl uding $5,000,000.00 for
the Tangerine Road widening project; and
WHEREAS the Town is empowered by A.R.S. §§ 9 -240 and 11-952 to enter into
this Agreement; and
WHEREAS the Mayor and Council of the Town of Marana feel it is in the best
interests of the citizens of Marana to enter into the intergovernmental agreement (IGA)
addressed by this resolution to facilitate the Tangerine Road widening project .
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF
THE TOWN OF MARANA, that the intergovernmental agre ement between the State of
Arizona by and through its Department of Transportation and the Town of Marana for
funding for the Tangerine Road widening project in substantially the form set forth on
Exhibit A attached to and incorporated wi thin this resoluti on by this reference is hereby
approved, and the Mayor is authorized to execute it for and on behalf of the Town of
Marana.
IT IS FURTHER RESOLVED that the Town Manager and staff are hereby directed
and authorized to undertake all other and further tasks r equired or beneficial to carry out
the terms, obligations, conditions and objectives of the IGA.
Marana Regular Council Meeting 09/21/2021 Page 44 of 412
00077268.DOCX /1
Resolution No. 20 21-129 - 2 -
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
Marana Regular Council Meeting 09/21/2021 Page 45 of 412
Exhibit A to Marana Resolution No. 2021-129
00077267.DOCX /1 Page 1 of 5
ADOT CAR No.: IGA 21-0008268-I
AG Contract No.: P001 2021 001445
Project Location/Name: Tangerine Road
near Interstate 10
Type of Work: Road improvements
TIP/STIP No.: N/A
Budget Source: 2022 Legislative Appropriation
Transportation Projects: General Fund (Laws 2021,
1st Regular Session, Chapter 406 Senate Bill 1820)
Appropriation No.: 2022 DT55760
INTERGOVERNMENTAL AGREEMENT
BETWEEN
THE STATE OF ARIZONA
AND
THE TOWN OF MARANA
THIS AGREEMENT (“Agreement”) is entered into this date ________________________________, pursuant
to the Arizona Revised Statutes (“A.R.S.”) §§ 11-951 through 11-954, as amended, between the
STATE OF ARIZONA, acting by and through its DEPARTMENT OF TRANSPORTATION (the “State” or
“ADOT”) and the TOWN OF MARANA, an Arizona municipal corporation, acting by and through its
TOWN COUNCIL (the “Town”). The State and the Town are each individually referred to as a “Party”
and are collectively referred to as the “Parties.”
I. RECITALS
1. The State is empowered by A.R.S. § 28-401 to enter into this Agreement and has delegated
to the undersigned the authority to execute this Agreement on behalf of the State.
2. The Town is empowered by A.R.S. §§ 9-240 and 11-952 to enter into this Agreement and
has by resolution, a copy of which is attached to and made a part of this Agreement,
resolved to enter into this Agreement and to authorize the undersigned to execute this
Agreement on behalf of the Town.
3. Laws 2021, 1st Regular Session, Chapter 406 (Senate Bill 1820), Section 33 appropriated
funding from the State general f und to ADOT for highway projects, including $5,000,000.00
for a project described in Section 33, subparagraph (A)(13) as Improve Tangerine Road
near Interstate 10 in Marana (the “Project”).
THEREFORE , the Recitals set forth above are incorporated into this Agreement and in
consideration of the mutual terms expressed herein, it is agreed as follows:
Marana Regular Council Meeting 09/21/2021 Page 46 of 412
IGA 21-0008268-I
00077267.DOCX /1 Page 2 of 5
II. SCOPE OF WORK
1. The Parties agree:
a. After this Agreement is executed, the State will issue a warrant to the Town in the
amount of $5,000,000.00 for the Project.
b. The Town will complete the Project described in Section 33, subparagraph (A)(13) of
the Laws 2021, 1st Regular Session Chapter 406 (Senate Bill 1820) as Improve
Tangerine Road near Interstate 10 in Marana.
c. After Project completion, the Town will submit written certification to
localpublicagencysection@azdot.gov that the Project described in Section 33, subparagraph
(A)(13) of the Laws 2021, 1st Regular Session Chapter 406 (Senate Bill 1820) was completed.
III. MISCELLANEOUS PROVISIONS
1. This Agreement shall become effective upon signing and dating of the Determination Letter
by the State’s Attorney General.
2. The terms, conditions and provisions of this Agreement shall remain in full force and effect
until completion of the Project and all related deposits and/or reimbursements are made.
3. This Agreement may be cancelled at any time up to 30 days before the appropriated funds
are issued, so long as the cancelling Party provides at least 30 days’ prior written notice to
the other Party. It is understood and agreed that, in the event the Town terminates this
Agreement, the State shall in no way be obligated to complete or maintain the Project.
4. The Town shall indemnify, defend, and hold harmless the State, any of its departments,
agencies, officers or employees (collectively referred to in this paragraph as the “State”)
from any and all claims, demands, suits, actions, proceedings, loss, cost and damages of
every kind and description, including reasonable attorneys' fees and/or litigation expenses
(collectively referred to in this paragraph as the “Claims”), which may be brought or made
against or incurred by the State on account of loss of or damage to any property or for
injuries to or death of any person, to the extent caused by, arising out of, or contributed to,
by reasons of any alleged act, omission, professional error, fault, mistake, or negligence of
the Town, its employees, officers, directors, agents, representatives, or contractors, their
employees, agents, or representatives in connection with or incident to the performance of
this Agreement. The Town’s obligations under this paragraph shall not extend to any Claims
to the extent caused by the negligence of the State, except the obligation does apply to any
negligence of the Town which may be legally imputed to the State by virtue of the State’s
ownership or possession of land. The Town’s obligations under this paragraph shall survive
the termination of this Agreement.
6. The Town acknowledges and will comply with Title VI of the Civil Rights Act Of 1964.
7. This Agreement shall be governed by and construed in accordance with Arizona laws.
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IGA 21-0008268-I
00077267.DOCX /1 Page 3 of 5
8. This Agreement may be cancelled in accordance with A.R.S. § 38-511.
9. The Town shall retain all books, accounts, reports, files and other records relating to the
Agreement for five years after completion of the Project. These documents sh all be subject at
all reasonable times to inspection and audit by the State. Such records shall be produced by
the Town at the request of ADOT.
10. This Agreement is subject to all applicable provisions of the Americans with Disabilities Act
(Public Law 101-336, 42 U.S.C. 12101-12213) and all applicable Federal regulations under
the Act, including 28 CFR Parts 35 and 36. The Parties to this Agreement shall comply with
Executive Order Number 2009-09 issued by the Governor of the State of Arizona and
incorporated by reference regarding “Non-Discrimination.”
11. Non-Availability of Funds: Every obligation of the State under this Agreement is conditioned
upon the availability of funds appropriated or allocated for the fulfillment of such
obligations. If funds are not allocated and available for the continuance of this Agreement,
this Agreement may be terminated by the State at the end of the period for which the funds
are available. No liability shall accrue to the State in the event this provision is exercised,
and the State shall not be obligated or liable for any future payments as a result of
termination under this paragraph.
12. In the event of any controversy , which may arise out of this Agreement, the Parties agree to
abide by arbitration as is set forth for public works contracts if required by A.R.S. § 12 -1518.
13. The Parties shall comply with the applicable requirements of A.R.S. § 41 -4401.
14. The Parties shall certify that all contractors comply with the applicable requirements of
A.R.S. §35-393.01.
15. The Parties shall comply with all applicable laws, rules, regulations and ordinances, as may
be amended.
16. All notices or demands upon any Party to this Agreement shall be in writing and shall be
delivered electronically, in person, or sent by mail, addressed as follows:
For Agreement Administration:
Arizona Department of Transportation
Joint Project Agreement Section
205 S. 17th Avenue, Mail Drop 637E
Phoenix, AZ 85007
JPABranch@azdot.gov
For Project Completion:
Arizona Department of Transportation
Local Public Agency Group
205 S. 17th Avenue, Mail Drop 614E
Phoenix, AZ 85007
Town of Marana
Attn: Mohammad El-Ali
11555 W Civic Center Dr
Marana, AZ 85653
520.382.2630
mel-ali@MaranaAZ.gov
Town of Marana
Attn: Mohammad El-Ali
11555 W Civic Center Dr
Marana, AZ 85653
Marana Regular Council Meeting 09/21/2021 Page 48 of 412
IGA 21-0008268-I
00077267.DOCX /1 Page 4 of 5
localpublicagencysection@azdot.gov
For Financial Administration:
Arizona Department of Transportation
Financial Management Services
206 S. 17th Avenue
Phoenix, AZ 85007
localpublicagencysection@azdot.gov
520.382.2630
mel-ali@MaranaAZ.gov
Town of Marana
Attn: Yiannis Kalaitzidis
11555 W Civic Center Dr
Marana, AZ 85653
520.382.3493
ykalaitzidis@MaranaAZ.gov
17. Any revisions to the names and addresses above may be updated administratively by either
Party and shall be in writing.
18. In accordance with A.R.S. § 11-952 (D), attached and incorporated in this Agreement is the
written determination of each Party’s legal counsel that the Parties are authorized under
the laws of this State to enter into this Agreement and that the Agreement is in proper form.
IN WITNESS WHEREOF, the Parties have executed this Agreement the day and year first above
written.
TOWN OF MARANA
By ______________________________
ED HONEA
Mayor
STATE OF ARIZONA
Department of Transportation
By ______________________________
STEVE BOSCHEN, PE
Division Director
ATTEST:
By ______________________________
Town Clerk
Marana Regular Council Meeting 09/21/2021 Page 49 of 412
IGA 21-0008268-I
00077267.DOCX /1 Page 5 of 5
ATTORNEY APPROVAL FORM FOR THE TOWN OF MARANA
I have reviewed the above referenced Intergovernmental Agreement between the State of Arizona,
acting by and through its DEPARTMENT OF TRANSPORTATION, and the TOWN OF MARANA, an
agreement among public agencies which, has been reviewed pursuant to Arizona Revised Statutes
§§ 11-951 through 11-954 and declare this Agreement to be in proper form and within the powers
and authority granted to the Town under the laws of the State of Arizona.
No opinion is expressed as to the authority of the State to enter into this Agreement.
_____________________________________________________ _________________________________
Town Attorney Date
Marana Regular Council Meeting 09/21/2021 Page 50 of 412
Council-Regular Meeting C5
Meeting Date:09/21/2021
To:Mayor and Council
From:Spencer Hickman, Planner
Date:September 21, 2021
Strategic Plan Focus Area:
Not Applicable
Subject:Resolution No. 2021-130: Relating to Addressing; renaming two streets in The
Village at Barnett subdivision, located at the northeast corner of Sanders Road
and Barnett Road (Spencer Hickman)
Discussion:
The Town of Marana has received a request from DR Horton Inc. to change two street
names in The Village at Barnett subdivision, currently under development, adjacent to
Sanders Road and Barnett Road. The requests are to change Lauren Ashley Way to
Lilliston Way and Virginia Lee Lane to Gini Lane. DR Horton Inc., is the owner of all the
addresses affected by these street name changes. Paragraph X.040(C)(1)(c) of the Town
of Marana Addressing Manual requires Town Council approval of street names.
Staff Recommendation:
Staff recommends adoption of Resolution No. 2021-130, renaming two streets located in
The Village at Barnett subdivision located at the northeast corner of Sanders Road and
Barnett Road.
Suggested Motion:
I move to adopt Resolution No. 2021-130, renaming two streets located in The Village at
Barnett subdivision, located at the northeast corner of Sanders Road and Barnett Road.
Attachments
Resolution 2021-130
Marana Regular Council Meeting 09/21/2021 Page 51 of 412
Applicant Request Letter
Site Map
Marana Regular Council Meeting 09/21/2021 Page 52 of 412
- 1 -
Resolution No. 2021 -130
MARANA RESOLUTION NO. 2021-130
RELATING TO ADDRESSING; RENAMING TWO STREETS IN THE VILLAGE AT
BARNETT SUBDIVISION, LOCATED AT THE NORTHEAST CORNER OF SANDERS
ROAD AND BARNETT ROAD
WHEREAS the final plat for The Village at Barnett, Lots 1 thru 251 and Common
Areas “A” thru “P” was recorded in the Pima County Recorder’s Office on November 16,
2018 at Sequence No. 20183200072; and
WHEREAS The Village at Barnett Plat includes streets named “Lauren Ashley
Way,” and “Virginia Lee Lane ”; and
WHEREAS pursuant to paragraph X.040(C)(1) of the Town of Marana Addressing
Manual, DR Horton Inc. is requesting to rename “Lauren Ashley Way” to “Lilliston Way”
“Virginia Lee Lane” to “Gini Lane”; and
WHEREAS a total of 62 existing addresses will be affected by these changes and
DR Horton is the owner of all of the affected addresses ; and
WHEREAS paragraph X.040(C)(1)(c) of the Town of Marana Addressing Manual
requires Town Council approval of street names; and
WHEREAS, the Marana Town Council finds that changing the street name s in The
Village at Barnett subdivision is in the best interests of the Town and the public .
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of
Marana, Arizona as follows:
SECTION 1. T he street “Lauren Ashley Way” located in The Village at Barnett
subdivision is hereby renamed to “Lilliston Way.”
SECTION 2. The street “Virginia Lee Lane ” located in The Village at Barnett
subdivision is hereby renamed to “Gini Lane.”
Marana Regular Council Meeting 09/21/2021 Page 53 of 412
- 2 -
Resolution No. 2021 -130
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
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Council-Regular Meeting C6
Meeting Date:09/21/2021
To:Mayor and Council
From:Cherry L. Lawson, Town Clerk
Date:September 21, 2021
Subject:Approval of the Regular Council Meeting Summary Minutes of September 7,
2021 (Cherry L. Lawson)
Attachments
Regular Council Meeting Summary Minutes, 09/07/2021
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Regular Council Meeting Summary Minutes
September 7, 2021
1 | P a g e
MARANA TOWN COUNCIL
REGULAR COUNCIL MEETING
11555 W. Civic Center Drive, Marana, Arizona 85653
Council Chambers, September 7, 2021, at or after 6:00 PM
Ed Honea, Mayor
Jon Post, Vice Mayor
Patti Comerford, Council Member
Jackie Craig, Council Member
Herb Kai, Council Member
John Officer, Council Member
Roxanne Ziegler, Council Member
REGULAR COUNCIL MEETING
CALL TO ORDER AND ROLL CALL
Mayor Honea called the meeting to order at 6:00 PM and directed the Clerk to call
the roll. Mayor Honea, Vice Mayor Post, Council Members: Jackie Craig, Patti
Comerford, Roxanne Ziegler (Excused), John Officer (Excused), and Herb Kai.
PLEDGE OF ALLEGIANCE/INVOCATION/MOMENT OF SILENCE : Led by Mayor
Honea.
APPROVAL OF AGENDA
Vice Mayor Post, moved and Council Member Kai second the motion approving the
agenda as presented. Motion passes, 5-0.
CALL TO THE PUBLIC
Mayor Honea open the meeting to receive public comments. There were no
comments offered by the public.
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PROCLAMATIONS
P1 Proclamation declaring September 2021 as Guardians of the Children Month
(Cherry L. Lawson)
P2 Proclamation recognizing September 2021 as, "Ovarian Cancer Awareness
Month" (Cherry L. Lawson)
P3 Proclamation recognizing and commemorating the 20th Anniversary of
September 11, 2001 (9-11) (Cherry L. Lawson)
MAYOR AND COUNCIL REPORTS: SUMMAR Y OF CURRENT EVENTS
Council Member Craig reported thanked those who helped Youth Education Supporters
for a backpack drive that assisted the Marana Unified School District. They raised $25,000
and 800 people donated backpacks that benefits students in the school district.
Council Member Comerford reported on her attendance at the Arizona League of Cities
and Towns and stated over 1,200 attended from across the state. Council Member Kai
was recognized for his service of 28 years, and she was recognized for 20 years of service.
She recognized former emplo yees and interns who had moved on ward to other
organizations at the conference.
Mayor Honea echoed the report of Council Member Comerford and stated that Vice
Mayor Post was recognized for 13 years of service. He commented on the conference
stating that is was a great in-person event. Queen Creek grew 123% in the last decade, as
it was the fastest growing community in Arizona. Goodyear grew 48%, and Marana grew
43%.
MANAGER’S REPORT: SUMMARY OF CURRENT EVENTS
Town Manager Terry Rozema echoed the comments of Mayor Honea and Council
Member Comerford related to the Arizona League of Cities and Towns. He
acknowledged Town staff who assisted in putting together the booth on behalf of the
Town. He also reported on the following:
• Council Executive Report will be available on Friday, September 10.
• Development Services issued 86 single -family housing permits, four more than
August 2020 at 82. Currently at 33 for September.
• Community meeting related to the Multi -generational Community and Aquatic
Center, is scheduled for Thursday, September 9 at the STEM School at Dove
Mountain.
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o The Construction Manager At-Risk Process is underway for the Project
Management for the project. Those are due by September 28, and a selection
shortly thereafter.
• Email from Pinal County that was forwarded to Mayor and Council related to the
Census numbers. Those numbers were significantly lower than the 2017
projections. Pinal County is contesting those numbers. They have asked the Town
to support this effort and be present at its Board of Supervisors Meeting.
• Town has hired new staff to the organization that were approved by the Mayor
and Council in the fiscal year budget for 2021.
PRESENTATIONS
CONSENT AGENDA
C1 Resolution No. 2021 -120: Relating to Personnel; approving and adopting
amendments to the Town's Personnel Policies and Procedures, revising Chapter 4 -
Employment Benefits and Leaves by amending Section 4 -16-7 "Employee
Reimbursement of Parental Paid Time Off Pay" (Curry C. Hal e)
C2 Resolution No. 2021-121: Relating to Marana Regional Airport; approving and
authorizing the Town Manager to sign the "Airport Rescue Grant - Grant
Agreement," Airport Rescue Grant No. 3-04-0058-026-2021, with the Federal Aviation
Administration for funding in an amount not to exceed $59,000 to help offset expenses
as a result of the COVID-19 public health emergency (Kristin Taft)
C3 Resolution No. 2021-122: Relating to the Marana Regional Airport; approving
and authorizing the Town Manager to sign five Airport Development Reimbursable
Grant Agreements between the State of Arizona, by and through the Arizona
Department of Transportation (ADOT), and the Town of Marana for the purpose of
aiding in financing projects entitled "Insta ll Rotating Beacon," "Apron, Rehabilitate East
Hangar Apron Reconstruction," "Apron, Rehabilitate West Hangar Apron
Reconstruction," "Runway MIRL/HIRL Construct," and "Apron Lighting PAPIs on
Runways 12-30 and 3-21” (Kristin Taft)
C4 Resolution No . 2021-123: Relating to the Police Department; approving and
authorizing the Mayor to execute a service agreement with the Marana Unified School
District to provide two school resources officers in support of the District's School Safety
Program and terminating the service agreement approved by Resolution No. 2020 -049
(Libby Shelton)
C5 Resolution No. 2021-124: Relating to the Police Department; approving and
authorizing the Chief of Police to execute the Intergovernmental Agreement
Regarding Gang and Immigration Intelligence Team Enforcement Mission (GIITEM)
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State Gang Task Force between the Town of Marana Police Department and the State of
Arizona through its Department of Public Safety (AZDPS); rescinding Resolution No.
2021-029 (Libby Shelton)
C6 Approval of the Regular Council Meeting Summary Minutes of August 17, 2021,
and the Council Study Session Meeting Summary Minutes of August 24, 2021 (Cherry
L. Lawson)
Council Member Kai moved and Vice Mayor Post second the motion approving the
Consent Agenda. Motion passes, 5-0.
LIQUOR LICENSES
L1 Relating to Liquor Licenses; recommendation to the Arizona Department of
Liquor Licenses and Control regarding an application for an Acquisition of Control of a
Series #7 Beer and Wine Bar Liquor License submitted by Amy S. Nations on behalf of
Quarry Pines Golf Club, located at 8480 North Continental Drive, Tucson, Arizona 85743
(Cherry L. Lawson)
Town Clerk Cherry Lawson provided an overview of the item of the application for an
Acquisition of Control of a Series #7 Beer and Wine Bar Liquor License sub mitted by
Amy S. Nations on behalf of Quarry Pines Golf Club, located at 8480 North Continental
Drive, Tucson, Arizona 85743 .
Vice Mayor Post moved and Council Member Comerford second the motion to approve
and submit to the DLLC an order recommending approval of an application for
an Acquisition of Control of a Series #7 Beer and Wine Bar Liquor License submitted by
Amy S. Nations on behalf of Quarry Pines Golf Club, located at 8480 North
Continental Drive, Tucson, Arizona 85743. Motion passes, 5-0.
BOARDS, COMMISSIONS AND COMMITTEES
COUNCIL ACTION
A1 Resolution No. 2021-125: Relating to Administration; authorizing the Town
Manager to sign grant agreements on behalf of the Town of Marana (Jane Fairall)
Town Attorney Jane Fairall provided an overview of Resolution No. 2021 -125 stating it
would change the way that we have bee n processing grant agreements. It would allow
the Town Manager to sign grant agreements, when they are processed through our grant
approval process. Town staff and Finance determines budget capacity, that the Legal
Department reviews and approves the agree ment to form itself, rather than bringing
before the Council each agreement. The Town request Council consideration, as there is
a short turnaround on certain grants that come forward. However, there are some grant
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agreements that will have to come before Council, as some requirements from funding
agencies may require a specific resolution from the Council.
If Council approves Resolution No. 2021 -125, the Town Manager would be authorized to
approve the grant agreement without having to bring it before the Council.
Vice Mayor Post, moved and Council Member Kai second the motion to approve
Resolution No. 2021-125. Motion passes, 5-0.
A2 Resolution No. 2021-126: Relating to Administration; approving the Town of
Marana Public Art Policy; rescinding R esolution No. 2001-100 (Jane Fairall)
Ms. Fairall provided an overall of Resolution No. 2021 -126 the Town of Marana Public
Art Policy stating the proposed resolution seeks to rescind Resolution No. 2001 -100 that
created a Public Works Public Art Project Committee along with a policy that
accompanied that related to public art. The Committee had been inactivate as of 2003,
confirmed through Town records. Staff has updated the policy, and the updates has some
similar elements to it for example, public art funding for capital improvement projects
would be part of the budget. For each project, it would be capped at one (1%) percent of
the total budget that is similar to the 2001 policy. The policy has a community aspect to
it whereby the Town would put out an RFP for designs for public art work when the Town
had decided to move forward with a project. Additionally, a community input group will
work with town staff to select the artist for the project. She described how the community
group will be made up of members of the community and from the Citizens’ Forum, and
how the process would move forward to come before Council for its consideration prior
to any project start.
Council Member Kai moved and Vice Mayor Post second the motion to approve
Resolution No. 2021-126. Motion passes, 5-0.
ITEMS FOR DISCUSSION / POSSIBLE ACTION
D1. Relating to Development and Public Works; update, discussion, and possible
direction regarding public and private projects and development applications on the
Town’s Marana Current and Proposed Projects internet site (Jason Angell)
Development Services Director Jason Angell provided an update to projects in and
around the Marana community.
D2. Relating to Legislation and Government Actions; discussion and possible action
regarding all pending state, federal, and local legislation/government actions and on
recent and upcoming meetings of the other governmental bodies (Terry Rozema)
Marana Regular Council Meeting 09/21/2021 Page 69 of 412
Regular Council Meeting Summary Minutes
September 7, 2021
6 | P a g e
Mr. Rozema stated he did not have a report to provide, as members from TriAdvocates
provided an update to the Legislative Session during a previous Council Meeting.
EXECUTIVE SESSIONS
Pursuant to A.R.S. § 38-431.03, the Town Council may vote to go into executive sess ion,
which will not be open to the public, to discuss certain matters.
Executive Session pursuant to A.R.S. §38 -431.03 (A), Council may ask for discussion or
consideration, or consultation with designated Town representatives, or consultation
for legal advice with the Town Attorney, concerning any matter listed on this agenda
for any of the reasons listed in A.R.S. §38 -431.03 (A).
FUTURE AGENDA ITEMS
Notwithstanding the Mayor’s discretion regarding the items to be placed on the agenda,
if three or more Council members request that an item be placed on the agenda, it must
be placed on the agenda for the second regular Town Council meeting after the date of
the request, pursuant to Marana Town Code Section 2 -4-2(B).
ADJOURNMENT
Mayor Honea asked for a motion to adjourn the meeting.
Vice Mayor Post, moved and Council Member Kai second the motion to adjo urn
the meeting. Motion passes, 5-0. Meeting adjourned at 6:42 PM.
CERTIFICATION
I hereby certify that the foregoing are the true and correct minutes of the Marana
Town Council meeting held on September 7, 2021. I further certify that a quorum
was present.
________________________________________
Cherry L. Lawson, Town Clerk
Marana Regular Council Meeting 09/21/2021 Page 70 of 412
Council-Regular Meeting A1
Meeting Date:09/21/2021
To:Mayor and Council
From:Cynthia Ross, Senior Planner
Date:September 21, 2021
Strategic Plan Focus Area:
Not Applicable
Subject:PUBLIC HEARING: Ordinance No. 2021.019: Relating to Development;
approving a rezoning of approximately 47 acres of land, generally located on
the northwest corner of Barnett Road and Sandario Road, from R-6
(Residential) to R-4 (Residential) (Cynthia Ross)
Discussion:
Request
Cypress Green Gardens LLC, represented by Paradigm Land Design LLC, is requesting
approval to rezone approximately 47 acres of land from R-6 (Residential) to R-4
(Residential) for the purpose of revising the existing Cypress Gardens subdivision.
Location
The property is located on the northwest corner of Barnett Road and Sandario Road in a
portion of Section 28, Township 11S, Range 11E, and is approximately a quarter mile
west of the Marana Civic Center complex.
Background
The property has been subject to several development approvals in the past. The original
2001 rezoning (Ordinance 2001.016) changed the property from Zone A (Small Lot Zone)
to R-7 (Residential) for a proposed 183 lot subdivision and was approved with
conditions to provide buffering for the Yoem Pueblo subdivision located east of the
subject property, across Sandario Road.
In 2013, Town staff determined that a number of the 2001 rezoning conditions warranted
revision in order to conform to applicable State law and to accurately reflect and
conform to the current Town of Marana policies and standard conditions. Ordinance
Marana Regular Council Meeting 09/21/2021 Page 71 of 412
2013.020 addressed the irregularities and revised certain conditions of rezoning found in
Ordinance 2001.016. In 2017, the property was final platted with 165 lots at 3.6
residences per acre (RAC) by Resolution 2017-057.
Land Use Proposal
The proposed rezoning asks to permit a higher density residential subdivision with 217
homes and a RAC of 4.67. The proposed subdivision will feature a mix of lot sizes
ranging from 4,400 square feet to over 6,000 square feet, with an average minimum lot
size of approximately 5,000 square feet. The Preliminary Development Plan shows the
lot layout of the two types of lots offered: 136 lots located on the eastern half of the
subdivision proposes 40’ x 110’ lots, and 81 lots located on the western half of the
subdivision proposes 50’ x 120’ lots.
Recreation and Trails
The recreation area size and design will adhere to the Town’s recreational design
standards. Central open space corridors with landscaping and decomposed granite
walking paths will connect the open space areas between two recreation areas within the
development. The smaller of the two recreation areas in the central portion of the project
will include a ramada and seating. The larger recreation area in the northern portion of
the project within the drainage basin will include a small activity field, ramada, and play
structure. The basin has been designed so that most of the amenities will not be
inundated except in the largest of storms. An important design consideration was
providing safe and convenient pedestrian access to the main recreation area, which is
separated from the homes south of the proposed extension of Bill Gaudette Drive. The
developers have proposed installing a pedestrian underpass beneath the proposed
extension. The ultimate pedestrian connection to the park will be determined by the
Town Engineer.
Compatibility to Adjoining Development
The subject property’s location, adjacent to Sandario Road and Barnett Road, minimizes
the potential for this development to impact adjacent landowners. Measures to buffer
the Sun Mobile Home & RV Park, on the adjacent north, are shown on the attached
bufferyard exhibit and include: (1) a ten foot landscape bufferyard along the entire
northern perimeter; (2) an eight foot decorative masonry wall on the western portion
(where the future extension of Bill Gaudette Drive is planned) to block the headlights
from the subdivision traffic into the Sun Mobile property; (3) a six foot decorative
masonry wall east to Sandario Road. Rear yard walls and landscape buffers will be
provided along west and south boundaries to alleviate impacts to the existing
residences.
Yoem Pueblo
To the east, across Sandario Road, is the Yoem Pueblo community, a 25 lot subdivision
owned by the Pascua Yaqui Tribe of Arizona and an Arizona Department of Housing
designated colonia. Minimizing impacts to the Yoem Pueblo residents and the
ceremonial activities that occur on the site were cause for several additional buffering
requirements in previous zoning actions that are honored in this rezoning proposal and
included as conditions in this rezoning ordinance. Conditions include: (1) a perimeter
subdivision wall along the Sandario Road frontage shall consist of a minimum six foot
Marana Regular Council Meeting 09/21/2021 Page 72 of 412
high decorative block wall; (2) increased plant materials within the minimum ten-foot
bufferyard on Sandario Road; (3) no vehicular access permitted from Sandario Road
closer than 700-feet north of Barnett Road, this includes the ~600 linear feet of Pascua
Yaqui frontage plus an additional separation; (4) required notification to potential
buyers that Yoem Pueblo, a cultural resource, is located across Sandario Road and
contains sacred grounds that have active Tribal ceremonies on an ongoing basis. To
further buffer the Yoem Pueblo residents, the Planning Commission, at a public hearing
on August 25, 2021, recommended to the Town Council restricting homes on lots 46-58
to single-story. This condition and conditions one through three are depicted on the
attached Preliminary Development Plan.
Access and Circulation
Two subdivision access points are proposed onto Sandario Road: a north entrance via
the proposed Bill Gaudette Drive and a south entrance located midway through the
subdivision. Additional turning lanes on Sandario Road will be provided where
warranted.
Infrastructure and Public Utilities
Marana Water will serve this subdivision. An extension of Marana’s public water system
may be required to be constructed by the developer. This development will connect to
the existing Town of Marana sewer line in Sandario Road. No offsite sewer
improvements are anticipated to be necessary. The property is located within the Tucson
Electric Power service area. Existing overhead lines will be undergrounded to
accommodate the proposed development. Southwest Gas will supply natural gas
services to this development.
Marana General Plan
The Make Marana 2040 General Plan designates the property as Traditional
Neighborhood (TN) and is included in the “Central Growth Area”, which is projected to
become the main “Downtown” area for the Town of Marana. The Traditional
Neighborhood category allows for a range of residential densities between 2 dwelling
units per acre to 18 dwelling units per acre. The 217 homes proposed on the 46.4 acre
property result in a density of 4.67 RAC, which is consistent with the existing
Traditional Neighborhood land use designation.
Citizen Participation
An attached memorandum summarizes Paradigm Land Design’s public outreach efforts
which have taken the form of a virtual online neighborhood meeting and mailings to
property owners within 300 feet of the property.
Notification
This public hearing was properly noticed in the Daily Territorial newspaper, and all
property owners within 300 feet of the rezoning area were noticed by U.S. Mail of the
date, time, and topic of the public hearing. Additional notices were posted at various
locations within the community and on the Town website. At the time of this report, no
letters of protest or comment have been received by Town staff.
Case Analysis and Review Criteria
Marana Regular Council Meeting 09/21/2021 Page 73 of 412
Pursuant to Marana Town Code Section 17-3-1(D), the Planning Commission and the
Town Council shall consider the following questions, at a minimum, in reviewing an
application for rezoning:
Case Analysis Review Criteria
Any change of character in the area due to installation of public facilities, other
zone changes, new growth trends, deterioration, and development;
1.
Based upon the requirements and conditions, the rezoning amendment does not
appear to be detrimental to the character of the area due to installation of public
facilities or any other rezoning changes.
The degree to which the proposed zoning will benefit the community; whether
there will be benefits derived by the community, or area, by granting the proposed
rezoning;
2.
With the acceptance of the recommended conditions, this rezoning will benefit the
community by providing additional residential options.
Whether the proposed rezoning is compatible with the surrounding area or
whether there will be adverse impacts on the capacity or safety of the portion of
street network influenced by the rezoning, parking problems, or environmental
impacts that the new use will generate such an excessive storm runoff, water, air, or
noise pollution, excessive nighttime lighting, or other nuisances;
3.
Based on the recommended requirements and conditions, the rezoning amendment
is compatible with the surrounding area and does not appear to be adversely
impact the adjacent street network or generate such excessive storm runoff, water,
air, or noise pollution, excessive nighttime lighting, or other nuisances.
Whether the proposal conforms with and is in furtherance of the implementation of
the goals and policies of the general plan, other adopted plans, and the goals,
objectives and policies of the land development code, and other town regulations
and guidelines, including goals and policies relating to economic development;
4.
The rezoning amendment conforms to the goals and policies of the general plan, the
land development code, and other town regulations and guidelines.
The zoning districts and existing land uses of the surrounding properties;5.
Based on the recommended requirements and conditions, the rezoning amendment
is compatible with the surrounding properties zoning and existing land use.
That the existing and proposed transportation infrastructure is suitable and
adequate to serve the traffic anticipated to be generated by the proposed
development;
6.
With the acceptance of the recommended conditions, the existing and proposed
transportation infrastructure is suitable and adequate to serve the traffic anticipated
to be generated by the proposed development.
Whether the existing and proposed utility infrastructure, public facilities, and public
services are suitable and adequate to serve the proposed rezoning area;
7.
Marana Regular Council Meeting 09/21/2021 Page 74 of 412
Based upon the rezoning requirements and conditions, there is adequate utility
infrastructure, public facilities, and public services in the area to serve the proposed
rezoning area.
Whether the subject property is suitable for the uses to which it has been restricted
under the existing zoning classification;
8.
Based upon the rezoning requirements and conditions, the subject property is
suitable for the proposed uses.
Whether the rezoning is compatible with the adjacent neighborhood, especially
residential neighborhood stability and character;
9.
Based upon the rezoning requirements and conditions, this rezoning amendment is
compatible with the adjacent neighborhood in area stability and character.
If applicable, the length of time the subject property has remained vacant as zoned:10.
The subject property has remained vacant since annexation in to the Town.
Whether there is an adequate supply of land available in the subject area and the
surrounding community to accommodate the zoning and community needs:
11.
Based upon the rezoning amendment subject area location, there is an adequate
supply of land available in the area and the surrounding community to
accommodate the zoning and community needs.
Staff Recommendation:
This is a discretionary item for the Town Council to consider. Should the Town Council
wish to approve this item, staff recommends the approval be subject to the conditions set
forth in the draft ordinance.
Planning Commission Recommendation
The Planning Commission heard the request for the proposed rezoning at a public
hearing on August 25, 2021, and voted 7-0 to recommend approval of the rezoning to the
Town Council subject to the recommended conditions and with two additional
recommended conditions. Condition #1: the homes on lots 46-58 shall be restricted to
single story homes; this recommended condition is condition #24 on the proposed
ordinance. Condition #2: the street in the southwest corner of the subdivision shall
connect to Barnett Road or a cul-de-sac will be provided in that location, per Town
Engineer approval; this recommended condition is condition #25 on the proposed
ordinance.
Suggested Motion:
I move to adopt Ordinance No. 2021.019 approving the Cypress Gardens Rezoning
subject to the recommended conditions.
Marana Regular Council Meeting 09/21/2021 Page 75 of 412
Attachments
Ord.2021.019
Exhibit A - Legal Description
Cypress Gardens Preliminary Development Plan
Cypress Gardens Rezoning Site Analysis
Application
Location Map
Cypress Gardens Bufferyard Exhibit
Cypress Gardens Public Outreach Summary
Marana Regular Council Meeting 09/21/2021 Page 76 of 412
Ordinance No. 2021.019 - 1 - 9/16/2021 10:35 AM [CLR]
MARANA ORDINANCE NO. 20 21.019
RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY
47 ACRES OF LAND, GENERALLY LOCATED ON THE NORTHWEST CORNER OF
BARNETT ROAD AND SANDARIO ROAD, FROM R -6 (RESIDENTIAL) TO R -4
(RESIDENTIAL)
WHEREAS on October 20, 2001, the Mayor and Town Council adopted Ordinance
No. 2001.016 rezoning land at the northwest corner of Sandario and Barnett Roads from
“Zone A” to “R -6” (Residential); and
WHEREAS on August 20, 2013, the Mayor and Town Council adopted Ordinance
No. 2013.020 amending Ordinance No. 2001.016 by revising certain rezoning conditions
in order to conform to applicable state law and to accurately reflect and conform to the
current Town of Marana policies and standard co nditions; and
WHEREAS Cypress Green Gardens L.L.C. (the “Property Owners”) owns the land
that was subject to Ordinances 2001.016 and 2013.020, described as 47 acres of land
located at the northwest corner of Sandario and Barnett Roads within a portion of Section
28, Township 11 South, Range 11 East , and more particularly described on Exhibit “A”
attached to and incorporated in this ordinance by this reference (the “Rezoning Area”); and
WHEREAS the Property Owners have authorized Paradigm Land Design LLC to
submit an application to rezone the Rezoning Area from R-6 (Residential) to R-4
(Residential) (“this Rezoning”); and
WHEREAS the Marana Planning Commission held a public hearing on this
Rezoning on August 25, 2021 , and voted 7-0 to recommend approval of the rezoning to
the Town Council subject to the recommended conditions and with two additional
recommended conditions: 1) homes on lots 46-58 shall be restricted to single -story and
2) the street in the southwest corner of the subdivision shall connect to Barnett Road or a
cul-de-sac will be provided in that location as accepted by the Town Engineer; and
WHEREAS the Marana Town Council held a public hearing on this Rezoning on
September 21, 2021 and determined that the a pplication for rezoning should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The zoning of the Rezoning Area is hereby changed from R-6
(Residential) to R -4 (Residential).
Marana Regular Council Meeting 09/21/2021 Page 77 of 412
Ordinance No. 2021.019 - 2 - 9/16/2021 10:35 AM [CLR]
Section 2. This Rezoning is 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), and which
shall be binding on the Property Owners and their successors in interest (all of whom are
collectively included in the term “Property Owners” in the following conditions):
1. Compliance with all applicable provisions of the Town’s Codes and Ordinan ces
current at the time of any subsequent development including, but not limited to,
requirements for public improvements and payment of application fees and
applicable development impact fees.
2. Any preliminary plat or development plan for any portion of the Rezoning Area shall
be in substantial conformance with the Preliminary Development Plan presented to
and approved by the Town Council as part of this Rezoning.
3. A master drainage study must be submitted by the Property Owners and accepted by
the Town Engineer prior to Town approval of a preliminary plat or development plan
for any portion of the Rezoning Area.
4. A water infrastructure and phasing plan (WIP) must be submitted by the Property
Owners and accepted by the water provider prior to approval of a preliminary plat
for any portion of the Rezoning Area. The WIP shall identify all on -site and off-site
water facilities needed to serve the proposed development. The WIP shall include all
information required by the water provider, such as (but not limited to) analysis of
water use and fire flow requirements, and well source, reservoir, and booster station
infrastructure needed to serve the proposed development. If the water provider
requires a wate r service agreement as a condition of service to the proposed
development, the Property Owners must enter into a water service agreement with
the water provider consistent with the accepted WIP.
5. A master sewer plan must be submitted by the Property Owners and accepted by the
Marana Water Reclamation Department (the “wastewater utility”) prior to the
approval of any final plat or development plan for the Rezoning Area. The master
sewer plan shall identify all on-site and off-site wastewater facilities needed to serve
the proposed development, and shall include all information required by the
wastewater utility. If the wastewater utility requires a sewer service agreement as a
condition of service to the proposed development, the Property Owners must enter
into a sewer service agreement with the wastewater utility consistent with the
accepted master sewer plan.
6. The Property Owners must design and construct any roadway, drainage, water, and
wastewater improvements, and dedicate or acquire any property rights ass ociated
with those improvements, that the Town requires based on the data and findings of
the accepted traffic impact analysis, the accepted master drainage study, the accepted
WIP, the accepted master sewer plan, and other studies approved in connection w ith
the approval of a preliminary plat or development plan for any portion of the
Rezoning Area.
Marana Regular Council Meeting 09/21/2021 Page 78 of 412
Ordinance No. 2021.019 - 3 - 9/16/2021 10:35 AM [CLR]
7. The final design of all streets and circulation facilities, including any gated or
emergency access, must be accepted by the Northwest Fire District prior to T own
Council consideration of a final plat for any portion of the Rezoning Area.
8. The maximum number of single family detached residential lots within the Rezoning
Area shall not exceed 217.
9. No approval, permit or authorization by the Town of Marana authorizes violation of
any Federal or State law or regulation or relieves the Property Owners from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. The
Property Owners should retain appropriate experts and consult appropriate Federal
and State agencies to determine any action necessary to assure compliance with
applicable laws and regulations.
10. The Property Owners shall transfer to the Marana Water Reclamation Department, by
the appropriate Arizona Department of Water Resources form, those water rights
being IGR, Type I or Type II for the Town providing designation of assured water
supply and water service to the Rezoning Area. If Type I or Type II is needed on the
Rezoning Area, the Marana Water Reclamation Department and the Property Owners
shall arrive at an agreeable solution to the use of those water rights appurtenant to the
affected portion of the Rezoning Area.
11. Prior to the issuance of any grading permits, the Property Owners shall submit
evidence to the Town that all federal permit requirements have been met through the
Army Corps of Engineers and the State Historic Preservation Office, if federal permits
are required for the development of the Rezoning Area.
12. The Property Owners shall not cause any lot split of any kind without the written
consent of the Town of Marana.
13. Prior to issuance of a building permit and pursuant to Marana Ordinance No. 99.02,
the Property Owners within the Lower Santa Cruz River Levee Benefit Area shall
reimburse the Town for the project’s proportionate share for the construction of the
Lower Santa Cruz River Levee.
14. The Property Owners shall install a non-potable system to serve the common open
space areas and other landscape amenities, as accept ed by the Cortaro-Marana
Irrigation District.
15. The Property Owners shall notify p otential buyers that some or all of the property in
the Rezoning Area is subject to an annual tax and assessme nt by Cortaro-Marana
Irrigation District and Cortaro Water User’s Association.
16. The property owner shall ensure safe pedestrian access to the main recreation area,
which is separated from the homes south of the proposed extension of Bill Gaudette
Drive, by installing a pedestrian underpass beneath the proposed extension or
another safe pedestrian connection treatment determined by the Town Engineer.
17. The perimeter subdivision wall along the Sandario Road frontage shall consist of a
minimum six foot high decorative block wall.
Marana Regular Council Meeting 09/21/2021 Page 79 of 412
Ordinance No. 2021.019 - 4 - 9/16/2021 10:35 AM [CLR]
18. The plant materials within the minimum 10 -foot bufferyard along the Sandario
frontage, from the southern access point to Barnett Road shall be planted with a
minimum of six tre es (50% 24-inch box o r greater) 12 shrubs, and 15 – one gallon
ground cover / accent plants per 1,000 square feet of area.
19. The Property Owners shall notify p otential buyers that Yoem Pueblo, a cultural
resource , is located across Sandario Road and contains sacred grounds that have
active Tribal ceremonies on an ongoing basis.
20. V ehicular access from Sandario Road to the Rezoning Area must be located more than
700-feet north of Barnett Road .
21. The property contains potentially suitable habitat for the burrowing owl. Please note
that the Western Burrowing Owl is pro tected under the Federal Migratory Bird Treaty
Act of 1918 and State Law Titles 17 -101 and 17-235. Per the Act and state law, a
qualified biologist (certified by AZ Game & Fish Dept. - AZGFD) must perform a
survey 30 days prior to the start of grading. If a burrowing owl is detected during the
survey, AZGFD will coordinate with the property owner to exclude or move the owls
without causing delay to the project.
22. The Property Owners shall notify p otential buyers that an avigation easement has
been recorded on this property in the Pima County Recorder’s Officer at Sequence
No. 20141900040.
23. The Property Owners shall notify p otential buyers that the Rezoning Area falls in the
Airport Influence Zone as delineated in the Make Marana 2040 General plan, and is
subject to frequent overflight by general aviation aircraft.
24. Homes on lots 46-58 as shown on the Preliminary Development Plan, adjacent to
Sandario Road, shall be restricted to single -story.
25. The street in the southwest corner of the subdivision shall connect to Barnett Road or
a cul-de-sac will be provided in that location, as accepted by the Town Engineer.
Section 3. All ordinances, resolutions and motions and parts of ordinances,
resolutions, and motions of the Marana Town Council in conflict with th e provisions of
this ordinance are hereby repealed, effective as of the effective date of this ordinance.
Section 4. 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 of this ordinance .
Marana Regular Council Meeting 09/21/2021 Page 80 of 412
Ordinance No. 2021.019 - 5 - 9/16/2021 10:35 AM [CLR]
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
Marana Regular Council Meeting 09/21/2021 Page 81 of 412
Cypress Gardens Legal Description
Lots 1 thru 165 and Common Areas “A’, “B” & “C” as shown on the Final Plat for Cypress Gardens (Seq. 20141710116).
Marana Regular Council Meeting 09/21/2021 Page 82 of 412
67
Marana Regular Council Meeting 09/21/2021 Page 83 of 412
CYPRESS GARDENS
REZONING SITE ANALYSIS
(PCZ2103-003)
PREPARED BY:
CONTACT: PAUL OLAND GPO@PARADIGMLAND.US (520) 664-4304 IN COLLABORATION WITH:
JULY 2021
Marana Regular Council Meeting 09/21/2021 Page 84 of 412
PARADIGM #19ARB01
G:\Projects\19ar Cypress Gardens\b01\0230\Site Analysis\Cypress Gardens Site Analysis (2nd Submittal).docx
Marana Regular Council Meeting 09/21/2021 Page 85 of 412
Cypress Gardens Rezoning Site Analysis Table of Contents
i
TABLE OF CONTENTS
I. Introduction .......................................................................................................................... 5
A. Background ............................................................................................................................................. 5
B. Project Overview ..................................................................................................................................... 5
C. Primary Objectives .................................................................................................................................. 6
II. Inventory & Analysis .............................................................................................................. 7
A. Existing Land Uses ................................................................................................................................... 7
1. Site Location ........................................................................................................................................................ 7
2. Existing Land Uses, Onsite Zoning & General Plan ............................................................................................... 7
Rezoning Ordinance 2013.020 .................................................................................................................................... 8
3. Avigation Easement ........................................................................................................................................... 12
4. Existing Adjacent Zoning and Land Uses ............................................................................................................ 12
Exhibit II-A-1: Site Location Map ............................................................................................................................... 15
Exhibit II-A-2: Existing Land Uses .............................................................................................................................. 16
Exhibit II-A-3: Existing General Plan Land Uses ......................................................................................................... 17
Exhibit II-A-4: Existing Zoning ................................................................................................................................... 18
B. Topography and Slope ........................................................................................................................... 19
1. Topographic Characteristics .............................................................................................................................. 19
2. Pre-Development Slope ..................................................................................................................................... 19
Exhibit II-B-1: Topography ........................................................................................................................................ 20
C. Hydrology .............................................................................................................................................. 21
1. Offsite Features Affecting Site ........................................................................................................................... 21
2. Acreage of Upstream Offsite Watersheds ......................................................................................................... 21
3. Onsite Hydrology Characteristics ....................................................................................................................... 22
4. Existing Drainage Conditions along the Downstream Property Boundary ......................................................... 23
Exhibit II-C-1: Onsite Hydrology ................................................................................................................................ 24
D. Vegetation ............................................................................................................................................ 25
1. On-site Vegetative Communities ....................................................................................................................... 25
2. Significant, Threatened, or Endangered Flora ................................................................................................... 25
3. Vegetative Densities .......................................................................................................................................... 25
Exhibit II-D-1: Vegetation.......................................................................................................................................... 26
E. Wildlife ................................................................................................................................................. 27
Exhibit II-E-1: AZGFD Report ..................................................................................................................................... 28
Marana Regular Council Meeting 09/21/2021 Page 86 of 412
Cypress Gardens Rezoning Site Analysis Table of Contents
ii
F. Soils and Geology .................................................................................................................................. 40
1. Soils .................................................................................................................................................................... 40
2. Geology .............................................................................................................................................................. 40
Exhibit II-F-1: Hydrologic Soils .................................................................................................................................. 41
G. Viewsheds ............................................................................................................................................. 42
1. Viewsheds from Adjacent Properties ................................................................................................................. 42
2. Views which may be Blocked by the Proposed Development ........................................................................... 42
3. Site Visibility ....................................................................................................................................................... 42
Exhibit II-G-1: Viewsheds .......................................................................................................................................... 43
Exhibit II-G-2: Viewshed Photographs....................................................................................................................... 44
H. Traffic.................................................................................................................................................... 54
1. Existing / Proposed Offsite Streets between the Development and Nearest Arterial Streets ........................... 54
2. Nearby Arterial Intersections ............................................................................................................................. 54
3. Nearby Arterial Streets ...................................................................................................................................... 55
4. Nearby Bicycle / Pedestrian Ways ..................................................................................................................... 55
Exhibit II-H-1: Roadway Network ............................................................................................................................. 56
I. Recreation and Trails ............................................................................................................................. 57
Exhibit II-I-1: Trails, Parks & Recreation .................................................................................................................... 58
J. Cultural, Archaeological, and Historic Resources .................................................................................... 59
1. Onsite Resources ............................................................................................................................................... 59
2. Archaeological Records ...................................................................................................................................... 59
K. Existing Infrastructure and Public Facilities ............................................................................................ 59
1. Sewer ................................................................................................................................................................. 59
2. Water ................................................................................................................................................................. 59
3. Natural Gas ........................................................................................................................................................ 59
4. Electric ............................................................................................................................................................... 59
5. Fire Service......................................................................................................................................................... 59
6. Police Service ..................................................................................................................................................... 60
Exhibit II-K-1: Existing Wells & Septic Systems .......................................................................................................... 61
L. McHarg Composite Map Discussion ....................................................................................................... 62
Exhibit II-L-1: McHarg Composite Map ..................................................................................................................... 63
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III. Land Use Proposal ................................................................................................................64
A. Purpose & Intent ................................................................................................................................... 64
B. Relationship to Town of Marana Adopted Plans ..................................................................................... 64
C. Compatibility to Adjoining Development ............................................................................................... 64
D. Land Use Proposal ................................................................................................................................. 65
Exhibit III-D-1: Proposed Zoning ............................................................................................................................... 66
Exhibit III-D-2: Preliminary Development Plan (PDP) ................................................................................................ 67
E. Grading Concept ................................................................................................................................... 68
Exhibit III-E-1: Preliminary Grading Plan ................................................................................................................... 69
F. Post-Development Hydrology ................................................................................................................ 70
Exhibit III-F-1: Post-Development Hydrology ............................................................................................................ 71
G. Vegetation & Landscaping ..................................................................................................................... 72
Exhibit III-G-1: Bufferyards ........................................................................................................................................ 73
H. Wildlife ................................................................................................................................................. 74
I. Viewsheds ............................................................................................................................................. 74
J. Traffic.................................................................................................................................................... 74
Exhibit III-J-1: Proposed Roadway Network .............................................................................................................. 75
K. Public Utilities ....................................................................................................................................... 76
1. Water ................................................................................................................................................................. 76
2. Sewer ................................................................................................................................................................. 76
3. Electric ............................................................................................................................................................... 76
4. Natural Gas ........................................................................................................................................................ 76
5. Telecommunications .......................................................................................................................................... 76
6. CMID .................................................................................................................................................................. 76
Exhibit III-K-1: Preliminary Potable Water Plan......................................................................................................... 77
Exhibit III-K-2: Preliminary Sewer Plan ...................................................................................................................... 78
L. Public Service Impacts ........................................................................................................................... 79
1. Police ................................................................................................................................................................. 79
2. Fire ..................................................................................................................................................................... 79
3. Trash & Recycling ............................................................................................................................................... 79
4. Schools ............................................................................................................................................................... 79
5. Parks .................................................................................................................................................................. 79
Exhibit III-L-1: School District Letter .......................................................................................................................... 80
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M. Recreation & Trails ................................................................................................................................ 81
N. Cultural, Archaeological & Historic Resources ........................................................................................ 81
TABLE OF EXHIBITS
Rezoning Ordinance 2013.020 ......................................................................................................................................................... 8
Exhibit II-A-1: Site Location Map ................................................................................................................................................... 15
Exhibit II-A-2: Existing Land Uses .................................................................................................................................................. 16
Exhibit II-A-3: Existing General Plan Land Uses ........................................................................................................................ 17
Exhibit II-A-4: Existing Zoning......................................................................................................................................................... 18
Exhibit II-B-1: Topography ............................................................................................................................................................... 20
Exhibit II-C-1: Onsite Hydrology .................................................................................................................................................... 24
Exhibit II-D-1: Vegetation ................................................................................................................................................................. 26
Exhibit II-E-1: AZGFD Report ........................................................................................................................................................... 28
Exhibit II-F-1: Hydrologic Soils ...................................................................................................................................................... 41
Exhibit II-G-1: Viewsheds .................................................................................................................................................................. 43
Exhibit II-G-2: Viewshed Photographs ......................................................................................................................................... 44
Exhibit II-H-1: Roadway Network ................................................................................................................................................. 56
Exhibit II-I-1: Trails, Parks & Recreation ...................................................................................................................................... 58
Exhibit II-K-1: Existing Wells & Septic Systems ........................................................................................................................ 61
Exhibit II-L-1: McHarg Composite Map ....................................................................................................................................... 63
Exhibit III-D-1: Proposed Zoning ................................................................................................................................................... 66
Exhibit III-D-2: Preliminary Development Plan (PDP) ............................................................................................................. 67
Exhibit III-E-1: Preliminary Grading Plan ..................................................................................................................................... 69
Exhibit III-F-1: Post-Development Hydrology ........................................................................................................................... 71
Exhibit III-G-1: Bufferyards ............................................................................................................................................................... 73
Exhibit III-J-1: Proposed Roadway Network .............................................................................................................................. 75
Exhibit III-K-1: Preliminary Potable Water Plan ........................................................................................................................ 77
Exhibit III-K-2: Preliminary Sewer Plan ......................................................................................................................................... 78
Exhibit III-L-1: School District Letter ............................................................................................................................................. 80
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I. INTRODUCTION
A. BACKGROUND
The Cypress Gardens property (the “Property”) is 46.4± acres located at the northwest corner of the
intersection of Barnett Road and Sandario Road in Marana, Arizona. The Property has been subject
to several development approvals in the past:
• Ordinance 2001.16: Rezoning from “A” Zone (Small Lot) to R-6. This rezoning proposed 183
lots (3.9 homes per acre) and was approved with conditions added by Town Council to
provide additional buffering for the Yoem Pueblo subdivision across Sandario Road from the
Property.
• Ordinance 2013.020: Rezoning conditions revision. Conditions of approval were stricken and
added to address provisions inconsistent with 2013 Town of Marana policies and actions
that occurred between 2001 and 2013, and to conform the 2001 rezoning conditions to then-current (2013) policies and standard conditions.
• Resolution 2017.057: Final plat (and preliminary plat) of 165 lots (3.6 homes per acre), which is still in place today. B. PROJECT OVERVIEW
In response to demand for smaller home sites in this vicinity this rezoning is proposed to permit the
development of a residential neighborhood featuring somewhat smaller lot sizes than the existing
plat. The proposed subdivision of 217 homes (4.7 homes per acre vs. 3.6 per the existing plat) will
feature a mix of lot sizes ranging from 4,400 square feet to over 6,000 square feet, with an average
minimum lot size of approximately 5,000 square feet. Cypress Gardens is bounded by Sandario
Road to the east, Barnett Road to the south, single-family residential and undeveloped parcels to
the west, and the Valley of the Sun Mobile Home & RV Park to the north. The Pascua Yaqui Yoem Pueblo subdivision is across Sandario Road from the Property. The additional buffering considerations mentioned above for the Yoem Pueblo will be honored in this rezoning request. The Make Marana 2040 General Plan’s “Traditional Neighborhood” designation indicates that residential densities can range between 2 - 18 homes per acre which is appropriate for the Cypress Gardens property, as proposed. This document has been prepared in support of a request to rezone the Property from “R-6 Residential” to “R-4 Residential”.
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C. PRIMARY OBJECTIVES
• Provide much needed high-quality, energy efficient, single-family detached homes for new residents wishing to live in the Town of Marana. Homebuyers continue to exhibit strong demand for new homes in this northwest part of the Tucson metropolitan area.
• Provide a variety of lot sizes to accommodate moderate-income families.
• Construct a residential community that is compatible with both existing and future surrounding land uses.
• Fulfill elements of the Town of Marana Strategic Plan by creating meaningful open space,
and trail connectivity.
• Improve upon the previous design and make better use of the land and surrounding
infrastructure.
Being bound on two of its four sides by major roads, Cypress Gardens will have minimal impact on
nearby landowners. Land to the south is already zoned and/or under development as residential
subdivisions within Rancho Marana. Land to the north contains the Valley of the Sun Mobile Home
& RV Park. Land to the west is largely undeveloped and contains the Marana Mortuary Cemetery,
and land to the east contains single-family residential and downtown Marana.
Detail of the Main Recreation Area
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II. INVENTORY & ANALYSIS
The purpose of the Inventory & Analysis section of this document is to catalog the various developmental opportunities and constraints impacting the Property in order to provide a meaningful and relevant context for the development proposal detailed in Section III of this document. Through careful consideration of these existing conditions a design can be deemed compatible with its surroundings and appropriate for the area. A. EXISTING LAND USES
1. Site Location
The Property is currently platted with 165 lots and open space totaling approximately 46.4 acres
located at the northwest corner of the intersection of Barnett Road and Sandario Road within
Section 28, Township 11 South, Range 11 East, Town of Marana, Arizona. See Exhibit II-A-1: Site
Location Map. The Project’s administrative address is 13401 N. Sandario Rd., Marana, AZ 85653. 2. Existing Land Uses, Onsite Zoning & General Plan The Property is currently undeveloped and vacant. See Exhibit II-A-2: Existing Land Uses. As discussed earlier in this document, the Property is currently zoned R-6 (Residential) with a minimum lot size of 6,000 square feet. The R-6 zoning was established in 2001 and some conditions of approval were revised in 2013. Ordinance 2013.020 is provided on the following pages. See Exhibit II-A-4: Existing Zoning. The Make Marana 2040 General Plan designates
the Property as Traditional Neighborhood and is
included in the “Central Growth Area”. As stated
in the General Plan, this Central Growth Area is
projected to become the main “Downtown” area
for the Town of Marana. With lots of space for
growth, this area is envisioned to include event
and gathering spaces, shops, entertainment
destinations, and employment opportunities.
New residential developments such as Cypress
Gardens will help support robust commercial
activity throughout Downtown. This project will
provide a variety of housing types and price ranges to promote growth in Downtown Marana. See Exhibit II-A-3: Existing General Plan Land Uses.
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Rezoning Ordinance 2013.020
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Rezoning Ordinance 2013.020 (cont’d)
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Rezoning Ordinance 2013.020 (cont’d)
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Rezoning Ordinance 2013.020 (cont’d)
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3. Avigation Easement
The Property is within the airport influence area for aircraft utilizing Marana Regional Airport and
is subject to an existing avigation easement (Pima County Recorder Sequence #2014190040) that
is perpetual and runs with the land. A note will be placed on the final plat notifying future
residents of the easement.
4. Existing Adjacent Zoning and Land Uses
a. Surrounding Zoning & Land Uses The Property is surrounded by properties featuring the following zoning designations and land uses. See Exhibit II-A-2: Existing Land Uses and Exhibit II-A-4: Existing Zoning. N: Existing zoning: A-Small Lot Zone Existing land use: Valley of the Sun Mobile Home & RV Park NE: Existing zoning: A-Small Lot Zone Existing land use: Sandario Road and Undeveloped Land E: Existing zoning: A-Small Lot Zone Existing land use: Sandario Road, the current western terminus of Bill Gaudette Drive, the Yoem Pueblo Subdivision, and the Marana Health Center and Municipal Complexes Beyond
SE: Existing zoning: Rancho Marana Specific Plan
Existing land use: The Intersection of Sandario Rd. & Barnett Road, Residential,
and Undeveloped Land (Vanderbilt Farms)
S: Existing zoning: Rancho Marana Specific Plan
Existing land use: Barnett Rd. and Undeveloped Land
(Rancho Marana Block 3)
SW: Existing zoning: Rancho Marana Specific Plan
Existing land use: Barnett Rd. and Undeveloped Land
(Rancho Marana Block 4) W: Existing zoning: A-Small Lot Zone & Las Pilas Specific Plan Existing land use: Residential, Undeveloped Land, and the Marana Mortuary Cemetery NW: Existing zoning: Las Pilas Specific Plan Existing land use: Undeveloped Land
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b. Surrounding Building Heights
Nearby structures are a mix of single and two-story. Some buildings within the Marana
Municipal Complex and Marana Health Center campus are 3-story.
c. Nearby Pending Rezonings
There are no pending rezonings within one-quarter mile. The Remington Ranch rezoning is
just over one-quarter mile to the southwest. d. Nearby Approved Rezonings There are no recently approved rezonings within one-quarter mile. e. Nearby Approved Subdivisions & Development Plans The Pascua Yaqui Yoem Pueblo subdivision is across Sandario Road from the Property. The Yoem Pueblo property has been occupied with houses and other buildings for many years and was subject to a formal subdivision plat in 2016. Minimizing impacts to the Yoem Pueblo residents and the ceremonial activities that occur onsite were cause for several additional buffering requirements in previous zoning actions. Those buffering requirements will be honored as part of this rezoning proposal. The Rancho Marana
Specific Plan is across
Barnett Road, directly
south of Cypress
Gardens. Rancho
Marana Blocks 1 and
2 (Solara) are
completely built out.
Rancho Marana Block
3 is approved for 128
lots and Rancho
Marana Block 4 is
approved for 81 lots, but construction has yet to begin. The Farm Field Five subdivision, also a part of the Rancho Marana Specific Plan, is approximately one-quarter mile southeast of Cypress Gardens and is currently under construction.
Rancho Marana Block 1
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f. Architectural Styles used in Adjacent Properties
Architectural styles of site-built
homes east of Cypress Gardens
are typical of most unplanned
development in rural Marana,
which is a mix of traditional and
contemporary southwest homes.
Architectural styles in surrounding subdivisions under construction will be mainly wood frame homes that utilize stucco and stone veneer and have either a flat or gabled tile roof. Residences built within this Project will be subject to the Town of Marana Residential Design Standards, which apply to developments in which any lot is 16,000 square feet or less in size.
Southwestern Architectural Style
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B. TOPOGRAPHY AND SLOPE
1. Topographic Characteristics The topography of Cypress Gardens is characterized by extremely flat terrain due to historic farming activity. The property generally slopes downward from southeast to northwest. Elevations range from approximately 1,987 feet above sea level at the southeast corner to 1,982 feet above sea level at the northwest corner of the property. The site does not contain any hillside conservation areas, rock outcrops, slopes of 15% or greater, or other significant topographic features. See Exhibit II-B-1: Topography. 2. Pre-Development Slope
a. Average Cross-Slope
The pre-development average cross-slope of the subject property is approximately 0.35%,
according to the following formula:
C = Contour Interval
L = Length of Topographic Contours
A = Acreage of Site
(C x L x 0.0023) / A = Average Cross Slope
(1’ x 7,229’ x 0.0023) / 46.4 = 0.35% b. Average Overall Slope The pre-development average overall slope is 0.3% from the southeast corner to the northwest corner of the project boundary.
A Flat Site Typical of Farmed Land
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C. HYDROLOGY
This section of the site analysis describes pre-development onsite hydrologic and hydraulic characteristics. 1. Offsite Features Affecting Site The Barnett Channel / Basin intercepts runoff approaching the area from the southeast. Stormwater from Barnett Road is intercepted by two irrigation canals along the southern property boundary (see picture, below). The southern canal is within a 25’ CMID easement onsite. The northern canal is private and just serves the onsite farming operation.
2. Acreage of Upstream Offsite Watersheds
The general drainage pattern in this region has runoff moving to the northwest and there are no
offsite watersheds contributing to Cypress Gardens due to the aforementioned Barnett Channel /
Basin and irrigation canals.
Along the Upstream Property Boundary the
Barnett Channel / Basin and Local Irrigation Canals
Keep Offsite Stormwater from Entering the Property
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3. Onsite Hydrology Characteristics
There are no well-defined onsite watershed boundaries due to the sheet flow conditions present
throughout the undeveloped properties in the project vicinity. Areas of sheet flooding are present
across the entire Property, and generally drain toward the northwest corner of the Property. As
mentioned above, a CMID irrigation canal exists within a 25’ easement along the Property’s
southern edge. CMID has been notified that no encroachment is proposed into that easement.
Any detailed engineering related to that CMID facility, such as undergrounding, will be addressed
during the platting stage. a. 100-year Floodplains with Peak Discharges ≥ 50 CFS All peak discharges entering and exiting the site, as well as their contributing drainage areas have been shown on Exhibit II-C-1: Onsite Hydrology. b. Areas of Sheet Flooding and Average Depths Areas of sheet flooding are present across this entire development site. c. Federally mapped floodways and floodplains The FEMA Flood Insurance Rate Map Panel 04019C1030L shows nearly the entire property to be in shaded Zone X which indicates “areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square
mile; and areas
protected by levees
from 1% annual
chance flood”. A
small area in the
northeast corner of
the site is designated
AO-1, indicating
possible sheet flow
with depths of up to
one foot during a 1%
annual chance flood. That area lies north of the Gaudette Road alignment and will be used for stormwater management See Exhibit II-C-1: Onsite Hydrology.
SUBJECT PROPERTY
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4. Existing Drainage Conditions along the Downstream Property Boundary
Stormwater runoff leaves the site along the north and west boundary via irrigation canals and
sheet flow.
Direction of Stormwater Flow Along Western Downstream Boundary
Direction of Stormwater Flow Along Northern Downstream Boundary
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D. VEGETATION
1. On-site Vegetative Communities Cypress Gardens has historically been used for agriculture purposes. Thus, there is no existing native vegetation onsite. There are no significant or native species within the limits of the subject property. 2. Significant, Threatened, or Endangered Flora No threatened or endangered flora are known to exist on site.
3. Vegetative Densities
Vegetative density of the subject site is 0% plant cover. See Exhibit II-D-1: Vegetation.
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E. WILDLIFE
The Arizona Game and Fish Department’s online review tool has been consulted, and the Environmental Review report, dated January 3, 2021, indicates that several federally listed species have been known to exist in the vicinity of this development. Any protected species encountered onsite will be handled according to applicable regulatory criteria. See Exhibit II-E-1: AZGFD Report.
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Exhibit II-E-1: AZGFD Report
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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Exhibit II-E-1: AZGFD Report (cont’d)
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F. SOILS AND GEOLOGY
1. Soils Soils in the vicinity of this development are classified by the U.S. Natural Resources Conservation Service (NRCS) as 100% “Soil Group A” hydrologic soil group (Vinton-anthony sandy loam), 100% “Soil Group B” hydrologic soil group (Agua very fine sandy loam and Gila loam, 0 to 1 percent slopes), and 100% “Soil Group C” (Grabe silty clay loam). Detailed geotechnical investigation will be performed prior to development. See Exhibit II-F-1: Hydrologic Soils. 2. Geology
Cypress Gardens lies within the Santa Cruz River basin valley. According to the Arizona Geological
Survey’s online Geologic Map of Arizona (data.azgs.az.gov/geologic-map-of-arizona/) the subject
property’s geology is described as “Quaternary Surficial deposits, undivided (0-2 Ma):
Unconsolidated to strongly consolidated alluvial and eolian deposits. This unit includes coarse,
poorly sorted alluvial fan and terrace deposits on middle and upper piedmonts and along large
drainages; sand, silt and clay on alluvial plains and playas; and wind-blown sand deposits.”
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G. VIEWSHEDS
1. Viewsheds from Adjacent Properties Primary views from the site are of the Tortolita Mountains and Catalina Mountains to the east, and the Tucson Mountains to the south. Due to the extremely flat nature of the site and the surrounding areas and the distances to these mountains, these views are minimal. Development of Cypress Gardens will not block these views for the existing homes in the area. See Exhibit II-G-1: Viewsheds and Exhibit II-G-2: Viewshed Photographs.
2. Views which may be Blocked by the Proposed Development
None.
3. Site Visibility
Due to the lack of existing vegetation and the relatively even and flat nature of the topography,
views into the subject property are excellent and have no sight restrictions across the entire property.
View Toward the Tortolita Mountains
From South End of the Property
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Exhibit II-G-2: Viewshed Photographs
Photo Location #1: Looking North across the Property
Photo Location #1: Looking South from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #2: Looking Northeast across the Property
Photo Location #2: Looking East along the Southern Boundary
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #2: Looking West from the Property
Photo Location #2: Looking South from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #3: Looking East across the Property
Photo Location #3: Looking West from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #4: Looking Southeast across the Property
Photo Location #4: Looking North from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #5: Looking South across the Property
Photo Location #5: Looking North from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #6: Looking South along Sandario Road
Photo Location #6: Looking East from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #7: Looking West across the Property
Photo Location #7: Looking East from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #8: Looking South from the Property
Photo Location #8: Looking East from the Property
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Exhibit II-G: Viewshed Photographs (cont’d)
Photo Location #8: Looking Northwest across the Property
Photo Location #8: Looking West across the Property
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H. TRAFFIC
The Property is within a developing area of Marana, so nearby trunk roadway infrastructure has been getting built in phases over the years as various developments have been constructed. This project, in fact, will contribute its fair share to the regional roadway network by constructing approximately one-quarter mile of Bill Gaudette Drive, terminating at the Property’s western edge where it will eventually be extended further when the Las Pilas Specific Plan develops. Vehicular access in the area is generally uncomplicated and existing traffic volumes are relatively low. Access to the Property is only available via Sandario Road (and the Project’s extension of Bill Gaudette Drive) because Barnett Road, which forms the Property’s southern boundary, is planned to be abandoned by the Town of Marana in the future.
The original rezoning of the Property in 2001
included a restriction that no vehicular access
should be available to Sandario Road within 700
feet of Barnett Road. This restriction is being
honored as part of this rezoning request.
The “Cypress Green Gardens Traffic Impact
Analysis” by M Esparza Engineering LLC, dated
6/17/2021 has been submitted as a standalone
report and provides additional details about the
existing roadway system in the project vicinity.
1. Existing / Proposed Offsite Streets between the Development and Nearest Arterial Streets None. The site is adjacent to Barnett Road and Sandario Road, both of which are collector streets. The 2045 P.A.G. Regional Mobility and Accessibility Plan proposes to widen Marana Road to a 4-lane roadway, with multi-use lanes and sidewalks from Trico Road to Interstate-10. It also proposes to widen Moore Road to a 4-lane divided roadway with bike lanes and sidewalks from Sanders Road to Adonis Road. Both projects are within a mile of Cypress Gardens, and the existing arterial roadway system has ample capacity to support this project. 2. Nearby Arterial Intersections The three existing arterial intersections within a mile of the of the site that will carry traffic generated by this development are Marana Road / Sandario Road / Interstate-10, Moore Road / Sanders Road, and Moore Road / Tangerine Farms Road. All three are unsignalized.
Sandario Rd. & Bill Gaudette Dr.
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3. Nearby Arterial Streets
All the traffic generated by this project will be accommodated by Sandario Road and Barnett Road.
In the future, Tangerine Farms Road will be extended further north from its current terminus at
Clark Farms Boulevard. That construction will presumably include a roughly 200-foot westward
extension of Bill Gaudette Road from the Property to Tangerine Farms Road. Once that
connection is made, future residents of this Project will have more immediate access to Tangerine
Farms Road, which is a regional arterial roadway. See Exhibit II-H-1: Roadway Network.
Roadway Name
Planned Right-of-Way Width Exist. Lanes Median Type Speed Limit General Plan Designation
Barnett Road 60’+ 2 None 35 mph Other Existing Main Road
Clark Farms Boulevard 90’ 3 None 40 mph Collector
Grier Road (East of Future Tangerine Farms Rd.) 90’ 2 None 35 mph Collector
Grier Road (West of Future Tangerine Farms Rd.) 150’ 2 None 35 mph Arterial
Sandario Road 90’ 2 None 35 mph Collector
Moore Road 250’ 2 None 35 mph Arterial
Sanders Road 250’ 2 None 45 mph Arterial
Tangerine Farms Road (Future) 250’+ 4 Raised 45 mph Arterial
Interstate 10 Varies 6 Depressed 75 mph Interstate
4. Nearby Bicycle / Pedestrian Ways
There are no dedicated pedestrian or bicycle facilities nearby. In the future, Tangerine Farms Road will include such facilities approximately 200 feet west of the Property.
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I. RECREATION AND TRAILS
The Ora Mae Harn District Park is just half a mile to the east and is easily accessible from Cypress Gardens via Barnett Road. This public park features an adult softball field, basketball court, a lighted multi-purpose/soccer field, several ramadas with grills, open space grass areas, pickleball courts, a tennis court, a community center and pool with patios and restrooms, two playground areas, youth baseball and softball fields, and walking paths.
The Marana Heritage River Park is just over a mile south of Cypress Gardens and will be easily accessible via Tangerine Farms Road once it is connected to Barnett Road. This public park features a pavilion with a grill, paved multi-use path system that provides access to the Juan Bautista de Anza National Historic Trail and the Santa Crus River Park Shared Use Path, restrooms, and 40 community
garden plots. The Gladden Farms Community Park is approximately a mile and a half to the
southeast of Cypress Gardens. This public park features a splash pad, two little league fields, a
soccer/multi-use field, ramada with a grill and picnic area, playground, restrooms, and access to the
Santa Cruz River Park Shared Use Path. The San Lucas Community Park is approximately one mile
to the northeast of Cypress Gardens. It is located north of Interstate-10, so pedestrian connectivity
is very limited.
The paved multi-use path along Tangerine Farms Road provides pedestrian connectivity to the
Town’s broader trail system.
See Exhibit II-I-1: Trails, Parks & Recreation.
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J. CULTURAL, ARCHAEOLOGICAL, AND HISTORIC RESOURCES
1. Onsite Resources No cultural resources are known to exist on the subject property. If any are found during construction, State and local antiquities laws and protocols will be followed. 2. Archaeological Records The Cypress Gardens property was surveyed for cultural resources by PAST in 2013. Nothing of significance was found and so it was determined that the development of this parcel could proceed within any further work.
K. EXISTING INFRASTRUCTURE AND PUBLIC FACILITIES
1. Sewer Cypress Gardens is within the Marana Wastewater service area. It will connect to the existing sewer system in Sandario Road. No septic systems are believed to be within 100 feet of the subject property. See Exhibit II-K-1: Existing Wells & Septic Systems. 2. Water This project is within the Marana Water service area. No public or private wells area believed to exist within 100’ of the site. See Exhibit II-K-1: Existing Wells & Septic Systems.
3. Natural Gas
The property is located within the Southwest Gas service area.
4. Electric
The property is located within the Tucson Electric Power service area. Overhead electric (poles)
exist along the south side of Barnett Road and the west side of Sandario Road.
5. Fire Service
The property is within the Northwest Fire District. Station 36 is just over one-quarter mile east of the site and is easily accessible via Bill Gaudette Drive and Marana Main Street.
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6. Police Service
The property is located within the Town of Marana Police service area. The Main Station is located
just under a half mile east of the site and is easily accessible via Bill Gaudette Drive, Marana Main
Street and then Civic Center Drive.
7. CMID
Two irrigation canals exist onsite along the Property’s southern boundary. The southernmost canal is within a 25’ CMID easement and will be undergrounded as part of this project. The northern canal is a private canal just serving the onsite farming operation, so it will be removed from service upon development of the Property.
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L. MCHARG COMPOSITE MAP DISCUSSION
1. Physical Constraints Being a farm field with adequately deep sanitary sewer connections available nearby, the Property’s flat topography doesn’t present a development constraint. Previous and ongoing agricultural activities onsite have also minimized potential impacts to native flora and fauna. Other utilities are also conveniently available to serve development of the Property. Viewsheds of nearby landowners do not present a constraint due to the very flat nature of the vicinity coupled with the relative lack of significant vistas.
Two irrigation canals exist onsite along the Property’s southern boundary, both of which intercept
stormwater flowing north across Barnett Road. The southernmost canal is within a 25’ CMID
easement and will be undergrounded as part of this project. The northern canal is a private canal
just serving the onsite farming operation, so it will be removed from service upon development
of the Property.
2. Sociocultural Constraints
The Pascua Yaqui Yoem Pueblo subdivision is across Sandario Road from the Property. The Yoem
Pueblo property has been occupied with houses and other buildings for many years. Minimizing
impacts to the Yoem Pueblo residents and the ceremonial activities that occur onsite were cause for several additional buffering requirements in previous zoning actions. Those buffering requirements will be honored as part of this rezoning proposal.
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III. LAND USE PROPOSAL
A. PURPOSE & INTENT
This section describes how the development responds to the opportunities and constraints
described in the Inventory & Analysis section of this document, along with the Town of Marana Land
Development Code. As evidenced by the site plan, this proposed rezoning has been crafted after
careful and responsive consideration of the site’s context.
B. RELATIONSHIP TO TOWN OF MARANA ADOPTED PLANS
The Make Marana 2040 General Plan designates this property as Traditional Neighborhood, which permits a wide range of densities: 2-18 homes per acre. Other projects in the area have densities within this range (See Table Below). Responsible utilization of significant public investment in current and future roadway and utility infrastructure projects in the vicinity of this site suggests development of the property should be in conformance with this residential density range. Nearby Subdivisions with Similar Lot Sizes
Subdivision Minimum Lot Size
SC Ranch 40’ x 110’
Gladden Farms Blks. 36 & 40 40’ x 120’
Rancho Marana Blk. 3 40’ x 122’
Gladden Farms Blk. 27 45’ x 120’
Gladden Farms Blks. 36 & 40 45’ x 120’ The Town of Marana Strategic Plan calls for new developments and neighborhoods to create areas with meaningful open space, trail connectivity, and active recreation areas. Cypress Gardens will fulfill all these requirements and will also adhere to the Town’s recreational design standards that were recently approved by Town Council. C. COMPATIBILITY TO ADJOINING DEVELOPMENT
This property’s location adjacent to two major roads minimizes the potential for this development to impact nearby landowners. Rear yard walls and landscape buffers will be provided along these boundaries to alleviate any additional impacts to the existing residence at the northwest corner Sandario and Barnett Roads. Along the northern edge of this property, adjacent to the Valley of the Sun Mobile Home & RV Park, a block wall will be provided along the future extension of Bill Gaudette Drive where the right-of-way is adjacent to the property line. This area will also include open space that will be utilized as a recreation area and for stormwater management, creating a wide-open space buffer. The western boundary of the property is adjacent to a single-family residence. A block wall and landscape buffer will be provided along this property edge to minimize impacts to the single residence. The Pascua Yaqui Yoem Pueblo subdivision is across Sandario Road from the Property. The Yoem Pueblo across Sandario from the Property has been occupied with houses and other buildings for many years. Minimizing impacts to the Yoem Pueblo residents and
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the ceremonial activities that occur onsite were cause for several additional buffering requirements in previous zoning actions (See Section II.A.). Those buffering requirements will be honored as part
of this rezoning proposal. Cypress Gardens has a proposed density of 4.7 homes per acre, which is
in line with other rezonings approved in the project vicinity.
D. LAND USE PROPOSAL
In response to continuing strong demand for smaller lots in this part of Marana Cypress Gardens is proposed to be rezoned from R-6 Residential to R-4 Residential. This will allow more efficient use of the land, which is currently agricultural, and surrounding infrastructure. A parallel goal is to maintain or increase compatibility with neighboring properties, resulting in a better all-around development on this Property that is only a quarter mile from the Marana Civic Center Complex.
Cypress Gardens’ proposed average minimum lot size of approximately 5,000 square feet is
designed to blend with previously approved nearby rezonings and existing neighbors. The recently
adopted R-4 zoning development standards will be utilized. Homes built in Cypress Gardens will be
a mix of single- and two-story, in accordance with Marana residential development guidelines.
Sandario Road, with a varying right-of-way width of up to 90 feet, and Barnett Road, with a varying
right-of-way width of up to 225 feet (including the channel/basin area), act as significant buffers
along half of the project perimeter, and additional mitigation measures are planned as described in
the preceding section.
The Property’s overall size of roughly 46 acres and its rectangular shape of approximately 1,290 feet
by 1,580 feet makes visual and physical access to recreational amenities a key design consideration. Central open space corridors with decomposed granite walking paths will allow residents to traverse the open space areas between two recreation areas within the development. The smaller of the two recreation areas is proposed in the central portion of the project and will include a ramada and seating. The larger recreation area is proposed in the northern portion of the project within the drainage basin, and will include a small activity field, ramada, and play structure. The basin has been designed so that most of the amenities will not be inundated except in the largest of storms. Sidewalks throughout the project provide strong pedestrian connectivity from all homes to the onsite open spaces and also to the surrounding roadway system. Cypress Gardens will have minimal impact to traffic, drainage, wildlife, and other typical effects of development. If entry signage is desired by the home builder, it will be installed at the project entries on Sandario Road and Bill Gaudette Drive. The design and dimensions of such signage will be determined during the platting phase.
Please see Exhibit III-D-2: Preliminary Development Plan (PDP).
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E. GRADING CONCEPT
Because this site has historically been used for agricultural purposes, the site has been mass graded for decades. The site will be mass graded so improvements within this project can be located at or near existing grade, subject to drainage requirements, subject to drainage requirements. The Project may need imported fill dirt to maintain minimum sanitary sewer gravity slopes. See Exhibit III-E-1: Preliminary Grading Plan.
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F. POST-DEVELOPMENT HYDROLOGY
Cypress Gardens, as currently planned, will be designed to store runoff from the 100-year rainfall/runoff event followed by a 10-year event per the Northwest Marana Drainage Policy. As previously mentioned, no runoff from offsite sources is anticipated to affect the site. Runoff due to rainfall over this subdivision will be managed in the subdivision streets, channels, and basins. The streets will accept runoff from the lots and convey that runoff towards scuppers and spillways that will direct that runoff into the onsite channels and stormwater disposal basins. The runoff storage depth in those onsite basins is not anticipated to exceed 2.5-feet as upper basins flow into lower basins via the onsite stormwater management systems. Onsite basins are to be sized to accept the runoff volume due to the 100-year event plus the 10-year event less the reduction credit associated with infiltration that occurs during a 24-hour period between storm events. Stored runoff is to be
disposed of within 36-hours after the 10-year event is over. In addition to the infiltration through
the onsite basin floors, Dry Wells and Exfiltration Trenches within the onsite basins are being
considered for stormwater disposal. Runoff will approach the large onsite basin north of Bill
Gaudette Drive via culverts/passageway beneath that road. An overflow weir is to be located at the
downstream corner of that large basin per the Northwest Marana Drainage Policy.
Onsite drainage patterns will be modified from the northwesterly draining cultivated field to store
runoff within the interior of the subdivision. Under developed conditions, drainage will continue to
drain northwesterly to the large basin at the northern portion of the site which will have an overflow
provision to the northwest consistent with the existing drainage patterns of this cultivated field.
No drainage Impacts upstream or downstream are anticipated with the design of the stormwater management systems shown on these Cypress Gardens plans. The small portion of the site in FEMA Zone AO-1 lies north of the Gaudette Road alignment and will be used for stormwater management. All building pads will be designed to be a minimum of 1 foot above adjacent 100-year flood elevations. See Exhibit III-F-1: Post-Development Hydrology.
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G. VEGETATION & LANDSCAPING
The Marana Land Development Code, Environmental Resource Preservation, Native Plant and Landscape Requirements, allows for this type of subdivision development. Being a farm field, Cypress Gardens has no existing native vegetation anywhere on site. Native plants will be reintroduced throughout the subdivision and open space areas to help blend this new subdivision with the surrounding land uses and minimize the heat island effect. Native plants are drought tolerant and uniquely suited for the local climate, and further meet the primary objective of development a sustainable and environmentally sensitive residential community. Open space is primarily located along northern boundary of the property and connected to the southern boundary via a central open space corridors with walking paths. Landscaping will be
installed throughout the open spaces and around the perimeter of the property to meet Marana’s
perimeter landscape bufferyard standards. Of special note are the requirements from previous
zoning actions to provide additional buffering near the Yoem Pueblo, specifically to provide a 6’
high decorative block wall and additional landscaping along Sandario Road (See Section II.A.). These
previous buffering commitments have been carried forward and honored in this current
development proposal. All installed landscaping will be drought tolerant per Marana guidelines. A
landscape plan will be submitted at the time of plat review.
See Exhibit III-G-1: Bufferyards.
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H. WILDLIFE
There are no primary wildlife corridors that run through the property. No more than 30 days before grading, a 100% area survey must be completed by a qualified wildlife biologist, for the Western Burrowing Owl, with a copy of the survey form send to the Town prior to issuance of a grading permit. I. VIEWSHEDS
Extraordinary views are not available from or across the property due to existing, relatively flat
topography coupled with the distance to surrounding mountain ranges. However, perimeter buffer areas mitigate the project’s minimal impacts to surrounding viewsheds. J. TRAFFIC
Two connections are proposed to the
existing public street system. Both
entrances are proposed onto Sandario
Road, with one via Bill Gaudette Drive,
and with no connections being
proposed to Barnett Road. The design
prohibits cut through traffic and
creates safer neighborhood traffic
movement. The northern connection
to Sandario Road is an extension of Bill Gaudette Drive, which in the future will extend west to a future extension of Tangerine Farms Road approximately 215 feet west of the Property. Cypress Gardens is expected to generate approximately 2,048 total daily trips. Additionally, the southern connection to Sandario Road is 700 feet north of Barnett Road, in accordance with the rezoning conditions to provide additional buffering for the Yoem Pueblo (See Section II.A.).
Turns lanes on Sandario Road will be
provided where warranted.
The “Cypress Green Gardens Traffic Impact Analysis” by M Esparza Engineering LLC, dated 6/17/2021
has been submitted as a standalone report.
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K. PUBLIC UTILITIES
1. Water Marana Water will serve this subdivision. An extension of Marana’s public water system may be required to be constructed by the developer. 2. Sewer This development will connect to the existing Town of Marana sewer line in Sandario Road. No offsite sewer improvements are anticipated
to be necessary.
3. Electric
The property is located within the Tucson
Electric Power service area. Existing overhead
lines will be undergrounded as necessary to
accommodate the proposed development.
4. Natural Gas
Southwest Gas will supply natural gas services to this development. 5. Telecommunications The development is within the Century Link service area. 6. CMID The existing canal along the southern property boundary of the Property will be undergrounded. Engineering for that effort will occur during the plating process. Additionally, the project developer will work with CMID during the platting process to determine if providing non-potable water to this project is feasible.
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L. PUBLIC SERVICE IMPACTS
1. Police Cypress Gardens is within Marana’s town limits, and law enforcement jurisdiction. Impacts to Marana’s police services will be minimal due to the projects’ close proximity to the main Marana Police Department station. 2. Fire This project will be protected by the Northwest Fire District.
3. Trash & Recycling
The Town of Marana does not provide trash and recycling services. Cypress Gardens’ homeowners
will contract with a private solid waste pick-up provider.
4. Schools
The Marana Unified School District uses a student generation factor of 0.25 per home for
elementary students and 0.1 per home for secondary students. Cypress Gardens’ change from
165 to 217 homes results in an impact to the district of 52 more homes, this will generate
approximately 13 elementary students and 5 secondary students. Estes Elementary School,
Gladden Farms Elementary School, Marana Middle School and MCAT High School all have capacity to absorb this number of students. See Exhibit III-L-1: School District Letter, which confirms that nearby Marana school District facilities have capacity for more houses than are currently proposed within this development. 5. Parks It is expected that residents of Cypress Gardens will utilize the proposed onsite recreation areas and trail system, as well as the Ora Mae Harn District Park, all of which have or will have the capacity to meet recreational needs of future residents. Sidewalks throughout Cypress Gardens provide connectivity to existing sidewalks on Bill Gaudette Drive, which connect to other pedestrian facilities ultimately connecting to Ora Mae Harn Park.
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Exhibit III-L-1: School District Letter
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81
M. RECREATION & TRAILS
A central open space corridor with decomposed granite pedestrian path is located through the center of the site. It will connect the recreation area in the northern portion of the site to a small pocket park in the middle of the site and to existing and future trails nearby. This central green space will be accessible to all homeowners and highly visible to address Crime Prevention Through Environmental Design (CPTED) considerations. Trail connections will be provided at multiple locations within the neighborhood, so residents have an alternative to the sidewalk system. An important design consideration was providing safe and convenient pedestrian access to the main recreation area, which is separated from
the proposed homes by the proposed extension
of Bill Gaudette Drive. To address this issue the
developers will install a pedestrian underpass
beneath Bill Gaudette Drive, as shown on the
Preliminary Development Plan. The recreation
area size and design will adhere to the Town’s
recreational design standards that were recently
approved by Town Council.
The development’s open space, including all onsite recreational amenities, will be owned, and
maintained by the HOA. All installed landscaping will be on an underground drip irrigation system
until established. If turf is used, it will be irrigated from a secondary non-potable source as long as the non-potable source is available at the boundary of the project at the time of development. During previous development efforts an in-lieu fee was paid to the Town of Marana for installation of a sidewalk along Sandario Road. The sidewalk was never built, so disposition of the in-lieu fee funds will be coordinated during the platting phase. N. CULTURAL, ARCHAEOLOGICAL & HISTORIC RESOURCES
The site was previously surveyed for cultural resources by PAST in 2013. Nothing of significance was
found and so it was determined that the development of this parcel could proceed without any
further survey work.
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Development Services / maranaplanning@maranaAZ.gov
11555 West Civic Center Drive / Marana, AZ 85653
Ph (520) 382-2600 / Fax (520) 382-2641 / maranaAZ .gov
PROJECT APPLICATION
APPLICATION TYPE
Annexation Development Plan Development Plan Package General Plan Amendment
Rezone Minor Land Division Significant Land Use Change Conditional Use Permit
Specific Plan Landscape Plan Native Plant Plan/Exception SWPP
Variance Hydraulic Model Sewer Capacity Assurance Sign Program
Plat Improvement Plan Report (Type): ______________ Other: ___________________
PROJECT INFORMATION
Project Name:
Description of Project: Number of Lots:
Parcel No.(s): Gross Area (Acres):
Project Address:
Ref. Project No.:
CONTACT INFORMATION
Owner: Contact Name:
Address: City: State: Zip:
Email: Phone No.:
Applicant: Contact Name:
Address: City: State: Zip:
Email: Phone No.:
Consultant/Engineer: Contact Name:
Address: City: State: Zip:
Email: Phone No.:
OWNER/APPLICANT AUTHORIZATION
I hereby certify that the information set forth in this application are true and correct 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. (If applicant is not the owner, attach written authorization from the owner.)
Applicant Name (PRINT) Signature Date
FOR OFFICIAL USE ONLY Project No.______________________ Date Received____________________ Revision Date 03/29/2019
Marana Regular Council Meeting 09/21/2021 Page 167 of 412
Clark Farms Road
Barnett Road
Grier Road Sandario RoadMarana Main Street
Civic Center DriveLon Adams RoadGaudette Drive
Sandario RoadRancho MaranaRancho MaranaBlock 3Block 3Rancho MaranaRancho MaranaBlock 4Block 4Payson FarmsPayson Farms
Village at BarnettVillage at Barnett Marana Main StreetVanderbilt Vanderbilt FarmsFarmsBlock 13Block 13
Vanderbilt Vanderbilt FarmsFarmsBlock 12Block 12
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 noevent shall The Town of Maranabecome liable to users of these data, or any other party, for any loss or direct, indirect, special, incidental, or consequential damages, including but not limited to time, money, or goodwill, arising from the use or modification of the data.
°
Subject Property
INTE
R
S
T
A
T
E
1
0
Valley of the Sun
YoemPueblo
Marana MortuaryCemetery
Vet Memorial GardenS.F.R.
S.F.R.
S.F.R.
S.F.R.
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Page 1 of 1
G:\Projects\19ar Cypress Gardens\b01\0305\Cypress Gardens Public Outreach Summary.docx
TO: PROJECT:
Town of Marana Development Services Dept. 11555 West Civic Center Drive Marana, AZ 85653 Cypress Gardens Rezone (PCZ2103-003) Public Outreach Summary
FROM: DATE: PROJECT #:
Paul Oland 8/5/2021 19arb01
An online neighborhood meeting was held on January 14th, 2021. Notifications of the meeting were sent to all landowners within 300’ of the project. 17 notifications were mailed. Two nearby landowners attended the
meeting but did not express notable concern once we finished discussing the proposal. One of the attendees is
the owner of the Valley of the Sun Mobile Home & RV Park, which is directly north of the subject property. He
asked about vehicle headlights possibly affecting his residents as future homeowners within Cypress Gardens
exit northbound onto Gaudette Drive in the northwestern portion of the project. In response, we explained that
a block wall would be constructed along the shared property boundary where the Gaudette Drive right-of-way
is adjacent to Valley of the Sun.
In March we were contacted by the owner of the home at the southeast corner of Cypress Gardens. We discussed
the project and she asked if a wall would be built around the project. We responded that the future homes’
individual back yards would be walled, but that no perimeter wall is proposed. We have not been contacted by
other nearby landowners since then.
We also reached out to Peter Yucupicio at the Pascua Yaqui Tribe at Yoem Pueblo and explained the proposal. A follow-up email was sent with additional details and the site plan. No response has been received. Attached to this summary is a copy of the neighborhood meeting invitation letter (which a site plan of the proposed Cypress Gardens site plan) and the mailing list.
Marana Regular Council Meeting 09/21/2021 Page 170 of 412
1
G:\Projects\19ar Cypress Gardens\b01\0430\Cypress Invitation Ltr.docx
TO: Project Neighbors DATE: 12/29/2020 FROM: Paul Oland PROJECT: Cypress Gardens Rezoning PROJECT #: 19arb01 SUBJECT: Neighborhood Meeting Notification
Dear Neighbor, The Cypress Gardens property, which is located at the northwest corner of Barnett Road and Sandario Road, was designed and approved several years ago under the R-6 zoning regulations, featuring 165 home sites. Northwest Marana has grown significantly since then, and the housing product demand has changed as well. Homebuilders and homebuyers are opting for a housing product that aligns better with a smaller lot size, so we propose to
rezone Cypress Gardens from R-6 to R-3.5 to allow for smaller lots to be constructed. The Make Marana 2040
General Plan designates this property as “Traditional Neighborhood”, which connotes an appropriate residential
density of 2 – 18 homes per acre. Cypress Gardens’ 217 homes equate to just under five homes per acre, which
is well within the General Plan’s suggested density. Additionally, the proposed Cypress Gardens site plan
complies with the Town’s current draft recreation area standards, which will increase the amount of recreational
area provided. The existing and proposed site plans are shown on the back of this letter.
A web-based informational meeting will be held on Thursday, January 14th from 6:00 pm – 7:30 pm. If you’d like to join the meeting please go to https://tinyurl.com/cypress-jan14 or join the meeting via phone by calling (623) 469-4514 and entering Conference ID: 635 448 53#. The purpose of the meeting will be to present basic information about the proposed development, answer questions, and listen to comments and suggestions from
our neighbors.
If you have any questions, please do not hesitate to contact me at (520) 664-4304, GPO@ParadigmLand.US, or by mail at: Paradigm Land Design LLC 7090 N Oracle Rd, Suite 178-193 Tucson, AZ 85704 Thank you.
Marana Regular Council Meeting 09/21/2021 Page 171 of 412
PROJECT #: 19arb01 DATE: 12/29/2020
2
G:\Projects\19ar Cypress Gardens\b01\0430\Cypress Invitation Ltr.docx
Barnett Rd. Sandario Rd. EXISTING SUBDIVISION PLAN
PROPOSED SUBDIVISION PLAN
Gaudette Dr.
Marana Regular Council Meeting 09/21/2021 Page 172 of 412
BARNETT FAMILY TR
PO BOX 66
MARANA AZ 85653
BEJARANO LAZARO & AMELIA JT/RS
13300 N SANDARIO RD
MARANA AZ 85653
BOEGEL FILICE LLC
PO BOX 2274
SANTA CRUZ CA 95063
DEWEY BRUCE G & EARLENE REVOC TR
15955 W SANDY ST
MARANA AZ 85653
DEWEY DOUG & TAWNYA CP/RS
13460 N SANDARIO RD
MARANA AZ 85653
GINN CHARLES E LIVING TR
13250 N SANDARIO RD
MARANA AZ 85653
KMS CV 2 LLC
5225 E PIMA ST
TUCSON AZ 85712
MARANA HEALTH CENTER INC
PO BOX 188
MARANA AZ 85653
MURRIETA FAMILY LIVING TR
ATTN: ROBERTO & MARIA DEL CARMEN
13344 N SANDARIO RD
MARANA AZ 85653
MURRIETA REVOC FAMILY TR
ATTN: CECILIA MURRIETA TR
3924 W MANDARIN CIR
TUCSON AZ 85741
PASCUA YAQUI TRIBE
ATTN: LAND OFFICE
7474 S CAMINO DE OESTE
TUCSON AZ 85746
PETERSEN JARED R & SELINA MARIE
12140 W BARNETT RD
MARANA AZ 85653
RAHE JOHN SAMUEL III
13201 N SANDARIO RD
MARANA AZ 85653
SAMUELSON TRUST NO 1
00000
SKRAMSTAD LARRY D & DENELDA M
10501 N MAYBROOK AVE
MARANA AZ 85653
TITLE SECURITY AGENCY LLC TR 201812-T
ATTN: MERITAGE HOMES OF AZ INC
3275 W INA RD STE 220
TUCSON AZ 85741
TOWN OF MARANA
MARANA MUNICIPAL COMPLEX
11555 W CIVIC CENTER DR
MARANA AZ 85653
Marana Regular Council Meeting 09/21/2021 Page 173 of 412
Council-Regular Meeting A2
Meeting Date:09/21/2021
To:Mayor and Council
From:Cynthia Ross, Senior Planner
Date:September 21, 2021
Strategic Plan Focus Area:
Not Applicable
Subject:PUBLIC HEARING: Ordinance No. 2021.020: Relating to Development;
approving an amendment to the Gladden Farms II Specific Plan to revise the
land use designation of Block 38B and Block 43, generally located north of
Tangerine Road and west of the Clark Farms Road alignment, from
Commercial (C) to High-Density Residential (HDR); approving and
authorizing the Mayor to sign the Sixth Amendment to the Gladden Farms II
Development Agreement and the First Amendment to the Development
Agreement regarding Development Impact Fee Credits for Gladden Farms
II (Cynthia Ross and Jane Fairall)
Resolution No. 2021-131: Relating to Development; declaring as a public record
filed with the Town Clerk the amended Gladden Farms II Specific Plan
adopted by Ordinance No. 2021.020 (Cynthia Ross)
Discussion:
Request
Crown West Realty LLC, represented by the Planning Center, is requesting approval of
an amendment to the Gladden Farms II Specific Plan to revise the land use designation
of Block 38B and Block 43 from Commercial (C) to High-Density Residential (HDR).
Location
The Gladden Farms II Specific Plan is bounded by Gladden Farms I on the west,
Tangerine Road on the south, Moore Road on the north, and Interstate 10 and the Clark
Farms Road alignment on the east. The subject blocks are located north of Tangerine
Marana Regular Council Meeting 09/21/2021 Page 174 of 412
Road, west of the Clark Farms Boulevard alignment.
Gladden Farms II Specific Plan
The Gladden Farms II Specific Plan was adopted by Mayor and Town Council on March
7, 2006, by Ordinance 2006.03. The first amendment was approved by Mayor and Town
Council on December 19, 2006, by Ordinance No. 2006.35, and the second amendment
was approved by Mayor and Council on March 6, 2018, by Ordinance 2018.006.
Gladden Farms II Specific Plan Third Amendment Summary
The third amendment to the Gladden Farms II Specific Plan will replace the Commercial
(C) land use designation on Block 38B Block 43 with High Density Residential (HDR).
The HDR land use designation supports a variety of housing types,
including single-family attached, small-lot single-family detached, and multi-family
housing. According to the property owner, the increased demand for housing coupled
with the current state of commercial development makes residential development a
more effective use of these blocks. The change to a residential use adds 222 housing
units to Gladden Farms II's planned residential unit count, increasing the targeted
number of units from 2,345 to 2,567.
Within the Gladden Farms II Specific Plan area, land designated HDR is generally
concentrated along Tangerine Road and Clark Farms Boulevard. This creates a transition
in density across Gladden Farms II to the commercial intensity of the property to the
east, across Clark Farms Boulevard, currently zoned SP - The Crossroads at Gladden
Specific Plan. New opportunities for commercial and employment uses to serve the
Gladden communities and greater area are proposed within The Crossroads at Gladden
Specific Plan.
Development Agreement Amendments
As a result of the request to amend the Gladden Farms II Specific Plan, which would
increase the targeted number of total units for the development from 2,345 to 2,567,
Town staff has negotiated amendments to the Gladden Farms II Development
Agreement (DA) and the Development Agreement Regarding Development Impact Fee
Credits for Gladden Farms II (DIF DA). In summary, the Sixth Amendment to the DA
would raise the maximum number of units allowed in Gladden Farms II by 250 units,
from 2,345 to 2,595. The First Amendment to the DIF DA memorializes the agreement
between the parties concerning the amount of the remaining development impact fee
credit applicable to Gladden Farms II.
Public Notification
This public hearing was properly noticed in the Daily Territorial newspaper, and all
property owners within 300 feet of the rezoning area were noticed by U.S. Mail of the
date, time, and topic of the public hearing. Additional notice was posted at various
locations within the community and on the Town website.
Case Analysis and Review Criteria
Pursuant to Town Code Section 17-3-1(D), the Planning Commission and Town Council
shall consider the following questions, at a minimum, in reviewing an application for
rezoning:
Marana Regular Council Meeting 09/21/2021 Page 175 of 412
Any change of character in the area due to installation of public facilities, other
zone changes, new growth trends, deterioration, and development;
1.
Based upon the requirements and conditions, the rezoning amendment does not
appear to be detrimental to the character of the area due to installation of public
facilities or any other rezoning changes.
The degree to which the proposed zoning will benefit the community; whether
there will be benefits derived by the community, or area, by granting the proposed
rezoning;
2.
With the acceptance of the recommended conditions, this rezoning will benefit the
community by providing additional residential development opportunities.
Whether the proposed rezoning is compatible with the surrounding area or
whether there will be adverse impacts on the capacity or safety of the portion of
street network influenced by the rezoning, parking problems, or environmental
impacts that the new use will generate such an excessive storm runoff, water, air, or
noise pollution, excessive nighttime lighting, or other nuisances;
3.
Based on the recommended requirements and conditions, the rezoning amendment
is compatible with the surrounding area and does not appear to be adversely
impact the adjacent street network or generate such excessive storm runoff, water,
air, or noise pollution, excessive nighttime lighting, or other nuisances.
Whether the proposal conforms with and is in furtherance of the implementation of
the goals and policies of the general plan, other adopted plans, and the goals,
objectives and policies of the land development code, and other town regulations
and guidelines, including goals and policies relating to economic development;
4.
The rezoning amendment conforms with the goals and policies of the general plan,
the land development code, and other town regulations and guidelines.
The zoning districts and existing land uses of the surrounding properties;5.
Based on the recommended requirements and conditions, the rezoning amendment
is compatible with the surrounding properties zoning and existing land use.
Whether the existing and proposed transportation infrastructure is suitable and
adequate to serve the traffic anticipated to be generated by the proposed
development;
6.
With the acceptance of the recommended conditions, the existing and proposed
transportation infrastructure is suitable and adequate to serve the traffic anticipated
to be generated by the proposed development.
Whether the existing and proposed utility infrastructure, public facilities, and public
services are suitable and adequate to serve the proposed rezoning area;
7.
Based upon the rezoning requirements and conditions, there is adequate utility
infrastructure, public facilities, and public services in the area to serve the proposed
rezoning area.
Marana Regular Council Meeting 09/21/2021 Page 176 of 412
Whether the subject property is suitable for the uses to which it has been restricted
under the existing zoning classification;
8.
Based upon the rezoning requirements and conditions, the subject property is
suitable for the proposed uses.
Whether the rezoning is compatible with the adjacent neighborhood, especially
residential neighborhood stability and character;
9.
Based upon the rezoning requirements and conditions, this rezoning amendment is
compatible with the adjacent neighborhood in area stability and character.
If applicable, the length of time the subject property has remained vacant as zoned:10.
The subject property has remained vacant since annexation to the Town.
Whether there is an adequate supply of land available in the subject area and the
surrounding community to accommodate the zoning and community needs:
11.
Based upon the rezoning amendment subject area location, there is an adequate
supply of land available in the area and the surrounding community to
accommodate the zoning and community needs.
Staff Recommendation:
This is a discretionary item for the Town Council to consider. Should the Town Council
wish to approve this item, staff recommends the approval be subject to the conditions set
forth in the draft ordinance.
Planning Commission Recommendation
The Planning Commission heard the request for the proposed Specific Plan Amendment
at a public hearing on August 25, 2021 and voted 7-0 to recommend approval of the
Specific Plan amendment to the Town Council subject to the recommended conditions. It
should be noted that at the time of the Planning Commission's review, the applicant was
projecting an increase of 100 housing units to the development as a result of the
amendment. The applicant has now revised that number upward, projecting an increase
of 222 housing units if this amendment is approved. In addition, the staff report for the
Planning Commission incorrectly stated that the request to change the land use
designation for Block 43 was for an 18-acre portion of that Block; however, the request is
to change the land use designation for all of Block 43.
Suggested Motion:
I move to adopt Ordinance No. 2021.020approving the Gladden Farms II Specific Plan
Amendment #3 subject to the recommended conditions, and approving and authorizing
the Mayor to sign the Sixth Amendment to the Gladden Farms II Development
Agreement and the First Amendment to the Development Agreement regarding
Development Impact Fee Credits for Gladden Farms II; and Resolution No. 2021-131,
declaring the amended Gladden Farms II Specific Plan to be a public record.
Marana Regular Council Meeting 09/21/2021 Page 177 of 412
Attachments
Ord.2021.020
Exhibit A to Ordinance - Legal Description
Exhibit B to Ordinance - 6th Amendment to DA
Exhibit C to Ordinance - 1st Amendment to DIF DA
Resolution 2021-131
Exhibit A to Resolution - Amended Gladden Farms II Specific Plan
Application
Location Map
Marana Regular Council Meeting 09/21/2021 Page 178 of 412
Ordinance No. 2021-020 - 1 - 9/17/2021 10:26 AM [CLR]
MARANA ORDINANCE NO. 20 21.020
RELATING TO DEVELOPMENT; APPROVING AN AMENDMENT TO THE
GLADDEN FARMS II SPE CIFIC PLAN TO REVISE THE LAND USE DESIGNATION
OF BLOCK 38B AND BLO CK 43, GENERALLY LOCATED NORTH OF TANGERINE
ROAD AND WEST OF THE CLARK FARMS ROAD ALIGNMENT , FROM
COMMERCIAL (C) TO HIGH-DENSITY RESIDENTIAL (HDR); APPROVING AND
AUTHORIZING THE MAYO R TO SIGN THE SIXTH AMENDMENT TO THE
GLADDEN FARMS II DEV ELOPMENT AGREEMENT AND THE FIRST
AMENDMENT TO THE DEV ELOPMENT AGREEMENT R EGARDING
DEVELOPMENT IMPACT FEE CREDITS FOR GLADDEN FARMS II
WHEREAS, on March 7, 2006, the Mayor and Town Council adopted the Gladden
Farms II Specific Plan by Ordinance 2006.03; and
WHEREAS, on December 19, 2006, the Mayor and Town Council adopted the first
amendment to the Gladden Farms II Specific Plan by Ordinance 2006.35; and
WHEREAS, on March 6, 2018, the Mayor and Town Council adopted the second
amendment to the Gladden Farms II Specific Pl an by Ordinance 2018.006; and
WHEREAS Crown West Realty LLC (the “Property Owner”) owns the land
described and depicted on Exhibit A attached to and incorporated in this ordinance by
this reference , located within the Amended Gladden Farms Block Plat, a subdivision of
the Town of Marana, according to the plat recorded in Pima County Recorder’s Office at
Sequence No. 20181100137, (the “Rezoning Area”); and
WHEREAS the Property Owner has authorized The Planning Center Inc. (the
“Applicants”) to submit an application to amend the Gladden Farms II Specific Plan to
revise the land use designation of Block 38B and Block 43, generally located north of
Tangerine Road and west of the Clark Farms Road alignment, from Commercial (C) to
High-Density Residential (HDR); and
WHEREAS the Marana Planning Commission held a public hearing on this
Specific Plan Amendment on August 25, 2021, and voted seven to zero to recommend
that the Town Council approve the amendment, subject to the recommended conditions;
and
WHEREAS at the time of the Planning Commission's review of this application,
the Applicants were projecting an increase of 100 housing units to the development as a
result of the proposed amendment; the Applicants have now revised that number
Marana Regular Council Meeting 09/21/2021 Page 179 of 412
Ordinance No. 2021-020 - 2 - 9/17/2021 10:26 AM [CLR]
upward, projecting an increase of 222 housing units due to this Specific Plan Amendment;
and
WHEREAS the Town and the Property Owner’s predecessor in interest entered
into the Gladden Farms II Development Agreement recorded in the Pima County
Recorder’s office on March 10, 2006, at Docket 12758, Page 2249 (Sequence 20060470594),
which has been amended from time to time, most recently via adoption of t he Fifth
Amendment to the Gladden Farms II Development Agreement recorded in the Pima
County Recorder’s office on December 21, 2020, at Sequence 20203560542; and
WHEREAS the Town and the Property Owner’s predecessor i n interest entered
into the Development Agreement Regarding Development Impact Fee Credits for
Gladden Farms II recorded in the Pima County Recorder’s office on November 9, 2012,
at Sequence 20123140233; and
WHEREAS Town staff has negotiated the terms of the Sixth Amendment to the
Gladden Farms II Development Agreement and the First Amendment to the
Development Agreement Regarding Development Impact Fee Credits for Gladden
Farms II (the “Amendments”) to addres s matters associated with this Specific P lan
Amendment, specifically the increased number of projected housing units for the
development; and
WHEREAS the Mayor and Town Council finds that the Amendments are
consistent with the Marana General Plan, this Specific Plan Amendment, and all other
applicable Town regulations and policies; and
WHEREAS the Town Council held a public hearing to consider this Specific Plan
Amendment on September 21, 2021, and determined that the amendment should be
approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The Gladden Farms II Specific Plan is hereby amended to revise the land
use designation of Block 38B and Block 43 from Commercial (C) to High-De nsity
Residential (HDR). The Gladden Farms II Specific Plan, as amended by this
Amendment #3, one electronic and one printed copy of which is on file in the office of
the Town Clerk of the Town of Marana, Arizona, which was made a public record by,
and is attached as Exhibit A to Marana Resolution No. 202 1-131, is hereby referred to,
adopted and made part of this ordinance as if fully set out here.
Section 2. This amendment is subject to the following conditions, the violation of
which shall be treated i n the same manner as a violation of the Town of Marana Town
Code (but which shall not cause a reversion of this amendment), and which shall be
binding on the Property Owner and its successors in interest (all of whom are collectively
included in the term “Property Owner” in the following conditions):
Marana Regular Council Meeting 09/21/2021 Page 180 of 412
Ordinance No. 2021-020 - 3 - 9/17/2021 10:26 AM [CLR]
1. All of the rezoning conditions of Ordinance No. 2006.03, Ordinance No. 2006.35, and
Ordinance No. 2018.006 remain applicable to the Rezoning Area and to the Gladden
Farms II project except for any conditions that have been modified by this amendment
in which case the modified condition will take precedence.
2. Compliance with all applicable provisions of the Town’s Codes and Ordinances
current at the time of any subsequent devel opment including, but not limited to,
requirements for public improvements and payment of application fees and
applicable development impact fees.
3. The ultimate development proposed by this amendment shall be consistent with the
adopted development agreement as it may be amended.
4. No approval, permit or authorization by the Town of Marana authorizes violation of
any Federal or State law or regulation or relieves the Property Owners from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. The
Property Owners should retain appropriate experts and consult appropriate Federal
and State agencies to determine any action necessary to assure compliance with
applicable laws and regulations.
5. Within 60 days after the adoption of this ordinance, the Property Owner shall provide
the Planning Department with two bound copies and two electronic CD copies in PDF
format, which will also include graphics of the conceptual la nd use plan in JPEG or
other suitable format, of the Gladden Farms II Specific Plan, as amended by this
Amendment #3.
Section 3. The Sixth Amendment to the Gladden Farms II Development
Agreement and the First Amendment to the Development Agreement Regarding
Development Impact Fee Credits for Gladden Farms II , attached to and incorporated
within this ordinance by this reference as Exhibits B and C, respectively, are hereby
approved and the Mayor is hereby authorized and directed to execute them.
Section 4. 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 this ordinance.
Section 5. 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 of this ordinance .
Marana Regular Council Meeting 09/21/2021 Page 181 of 412
Ordinance No. 2021-020 - 4 - 9/17/2021 10:26 AM [CLR]
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
Marana Regular Council Meeting 09/21/2021 Page 182 of 412
EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF PIMA, STATE OF
ARIZONA, AND IS DESCRIBED AS FOLLOWS:
PARCEL NO. 1:
Parcel 38B, A Minor Land Division of Block 38, as shown in Record of Survey recorded in Recording No.
20190530030, records of Pima County, Arizona;
ALSO DESCRIBED AS:
Block 38, AMENDED FINAL BLOCK PLAT GLADDEN FARMS, a subdivision of Town of Marana, according to plat
recorded in Recording No. 20181100137 and Declaration of Scrivener’s Errors recorded in Recording No.
20183180122, records of Pima County, Arizona;
EXCEPTING THEREFROM that portion of Block 38, described as follows:
COMMENCING at the Westerly common corner of said Block 38 and Block 43 of said Gladden Farms Subdivision;
THENCE the following 8 courses and distances or arcs upon the West, North and East boundary of said Block 38;
North 00 degrees 37 minutes 34 seconds West 574.62 feet upon the West line of said Block 38 to the POINT OF
BEGINNING;
THENCE continue North 00 degrees 37 minutes 34 seconds West, 612.91 feet;
THENCE South 75 degrees 28 minutes 29 seconds East, 147.57 feet to a curve concave Northerly;
THENCE Easterly upon the arc of said curve to the left, having a radius of 845.00 feet and a central angle of 32
degrees 20 minutes 27 seconds, for an arc distance of 476.96 feet to a line;
THENCE North 72 degrees 11 minutes 04 seconds East, 411.60 feet to a curve concave Southwesterly;
THENCE Southeasterly upon the arc of said curve to the right, having a radius of 35.00 feet and a central angle of 93
degrees 17 minutes 58 seconds, for an arc distance of 56.99 feet to a point of compound curvature of a curve concave
Westerly;
THENCE Southerly upon the arc of said curve to the right, having a radius of 1425.00 feet and a central angle of 13
degrees 52 minutes 18 seconds, for an arc distance of 345.00 feet to a line;
THENCE South 00 degree 38 minutes 40 seconds East, 337.34 feet;
THENCE South 89 degrees 21 minutes 20 seconds West, 1092.34 feet to the POINT OF BEGINNING.
PARCEL NO. 2:
Block 43, AMENDED FINAL BLOCK PLAT GLADDEN FARMS, a subdivision of Town of Marana, according to
plat recorded in Recording No. 20181100137 and Declaration of Scrivener’s Errors recorded in Recording No.
20183180122, records of Pima County, Arizona.
PARCEL NO. 3:
A perpetual, non-exclusive easement for normal and reasonable vehicular and pedestrian ingress, egress, and access over
the Common Driveway as set forth in Reciprocal Easement Agreement recorded December 29, 2017 in Recording
No. 20173630470, records of Pima County, Arizona.
APN: 217-54-342A, 217-54-3440
Exhibit A to Marana Ordinance No. 2021.020
Marana Regular Council Meeting 09/21/2021 Page 183 of 412
Exhibit B to Marana Ordinance No. 2021.020
00077235.DOCX /1
SIXTH AMENDMENT TO THE GLADDEN FARMS II DEVELOPMENT AGREEMENT
-1-
SIXTH AMENDMENT TO THE
GLADDEN FARMS II DEVELOPMENT AGREEMENT
TOWN OF MARANA, ARIZONA
THIS SIXTH AMENDMENT TO THE GLADDEN FARMS II DEVELOPMENT AGREEMENT (“this
Sixth Amendment” or the “GFII DA 6th Amendment”) is made by and between the TOWN
OF MARANA (the “Town”), an Arizona municipal corporation, GLADDEN PHASE II, LLC, a
Delaware limited liability company , and GLADDEN PHASE II DEV, LLC, a Delaware limited
liability company. GLADDEN PHASE II, LLC and GLADDEN PHASE II DEV, LLC are together
referred to as the “Developer.” The Town and the Developer are collectively referred to
in this Sixth Amendment as the “Parties,” each of which is sometimes individually
referred to as a “Party.”
RECITALS
A. The development project commonly known as Gladden Farms II and referred to in
this Sixth Amendment as “Gladden II” consists of the land area included within the
Gladden Farms II Specific Plan.
B. The Gladden Farms II Specific Plan was established by the March 7, 2006 ado ption
of Marana Ordinance No. 2006.03 , recorded in the Pima County Recorder’s office on
March 10, 2006 at Docket 12758, Page 2240 (Sequence 20060470590).
C. The Gladden Farms II Specific Plan was amended by the December 19, 2006
adoption of Marana Ordinance No. 2006.35, recorded in the Pima County Recorder’s
office on December 21, 2006 at Docket 12956, Page 1622 (Sequence 20062450465).
D. The Gladden Farms II Specific Plan was further amended by the March 6, 2018
adoption of Marana Ordinance No. 2018.006, recorded in the Pima County Recorder’s
office on March 9, 2018 at Sequence 20180680060.
E. The original developer of Gladden II was FC/M GLADDEN II, L.L.C., an Arizona
limited liability company, whose interests in Gladden II were sold to the Developer in
2013.
F. The Developer owns most of the remaining undeveloped land in Gladden II.
G. The Parties acknowledge the following agreements, referred to in this Sixth
Amendment as the “Prior Agreements,” affecting the development of all or portions of
Gladden II, some terms of which are modified or clarified by this Sixth Amendment with
respect to portions of Gladden II owned by the Developer as of the date of this Sixth
Amendment:
Marana Regular Council Meeting 09/21/2021 Page 184 of 412
Exhibit B to Marana Ordinance No. 2021.020
00077235.DOCX /1
SIXTH AMENDMENT TO THE GLADDEN FARMS II DEVELOPMENT AGREEMENT
-2-
i) The “Gladden Farms II Development Agreement” recorded in the Pima County
Recorder’s office on March 10, 2006, at Docket 12758, Page 2249 (Sequence
20060470594) (the “Original GFII DA”).
ii) The “First Amendment to the Gladden Farms II Development Agreement”
recorded in the Pima County Recorde r’s office on December 21, 2006, at Docket 12956,
Page 1633 (Sequence 20062450467) (the “GFII DA 1 st Amendment”).
iii) The “Development Agreement Regarding Development Impact Fee Credits for
Gladden Farms II” recorded in the Pima County Recorder’s office on Nov ember 9,
2012, at Sequence 20123140233 (the “GFII DIF DA”).
iv) The “Second Amendment to the Gladden Farms II Development Agreement”
recorded in the Pima County Recorder’s office on August 8, 2018, at Sequence
20182200093 (the “GFII DA 2nd Amendment”).
v) The “Third Amendment to the Gladden Farms II Development Agreement”
recorded in the Pima County Recorder’s office on October 19, 2018, at Sequence
20182920055 (the “GFII DA 3rd Amendment”).
vi) The “Fourth Amendment to the Gladden Farms II Development Agreement”
recorded in the Pima County Recorder’s office on December 20, 2019, at Sequence
20193540148 (the “GFII DA 4th Amendment”).
vii) The “Fifth Amendment to the Gladden Farms II Development Agreeme nt”
recorded in the Pima County Recorder’s office on December 21, 2020, at Sequence
20203560542 (the “GFII DA 5th Amendment”).
H. Title to the portions of Gladden II owned by the Developer as of the date of this
Sixth Amendment is held by FIDELITY NATIONAL TITLE AGENCY , INC., an Arizona
corporation, as Trustee under Trust No. 60,423, whose sole beneficiaries are GLADDEN
PHASE II, LLC and GLADDEN PHASE II DEV, LLC, who together are the “Developer” under
the Prior Agreements as amended by this Sixth Amendment.
I. The Developer has submitted a request for a third amendment to the Gladden
Farms II Specific Plan to revise the land use designations of Block 38B and Block 43 from
Commercial (C) to High-Density Residential (HDR), which will increase the overall
density of Gladden II.
J. Paragraph 1.2 of Original GFII DA provided that the total number of residential
units of all types in Gladden II shall not exceed 2,539 . Paragraph 2.1 of the GFII DA 1st
Amendment reduced the maximum number of units al lowed to 2,345.
K. This Sixth Amendment is approved, and the Town’s Mayor is authorized to sign
it, by virtue of the Town Council’s adoption of Marana Ordinance No. 20 21.020 (the
“Concurrent Ordinance”), which amends the Gladden Farms II Specific Plan so that it is
consistent with the terms of this Sixth Amendment.
Marana Regular Council Meeting 09/21/2021 Page 185 of 412
Exhibit B to Marana Ordinance No. 2021.020
00077235.DOCX /1
SIXTH AMENDMENT TO THE GLADDEN FARMS II DEVELOPMENT AGREEMENT
-3-
L. The Parties understand and acknowledge that this Sixth Amendment is a
“Development Agreement” within the meaning of, and entered into pursuant to the
terms of, Arizona Revised Statutes section (A.R.S. §) 9-500.05.
M. This Sixth Amendment is consistent with the portions of the Town’s General Plan
applicable to Gladden II.
AGREEMENT
NOW, THEREFORE, in consideration of the foregoing premises and the mutual promises
and agreements set forth in this Sixth Amendment, the Parties hereby agree as follows:
1. The Developer’s representation of ownership. By entering into this Sixth Amendment,
GLADDEN PHASE II, LLC and GLADDEN PHASE II DEV, LLC, who together are the
“Developer” under the Prior Agreements as amended by this Sixth Amendment,
represent that that they are the sole beneficiaries of and are entitled to enter this Sixth
Amendment on behalf of FIDELITY NATIONAL TITLE AGENCY, INC., an Arizona corporation,
as Trustee under Trust No. 60,423.
2. Total residential units. Paragraph 1.2 of the Original GFII DA, as amended by
paragraph 2.1 of the GFII DA 1st Amendment, is amended to reflect that the total number
of residential units of all types in Gladden II shall not exceed 2,595.
3. Term. This Sixth Amendment shall become effective upon the later of (i) its
execution by all the Parties and the effective date of the resolution or action of the Town
Council approving this Sixth Amendment and (ii) the effective date of the Concurrent
Ordinance. Unless sooner terminated by the mu tual consent of the Parties, this Sixth
Amendment shall automatically terminate and shall thereafter be void for all purposes
on June 30, 2035.
4. Effect on the Prior Agreements and other agreements . Except as expressly modified in
this Sixth Amendment or in the Prior Agreements, the terms, provisions and obligations
of the Prior Agreements shall remain in full force and effect. Nothing in this Sixth
Amendment is intended to modify other agreements no t mentioned in this Sixth
Amendment that affect the development of Gladden II, and the failure of this Sixth
Amendment to mention such other agreements shall not affect their validity.
5. Counterparts. This Sixth Amendment may be executed in two or more counterparts,
each of which shall be deemed an original, but all of which together shall constitute one
and the same instrument. The signature pages from one or more counterparts may be
removed from such counterparts and such signature pages all attached to a s ingle
instrument so that the signatures of all Parties may be physically attached to a single
document.
6. Recitals. The Recitals set forth at the beginning of this Sixth Amendment are hereby
acknowledged and confirmed to be accurate.
7. Good standing; authority. The Developer represents and warrants to the Town that it
is duly formed and validly existing under the laws of Delaware and is authorized to do
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Exhibit B to Marana Ordinance No. 2021.020
00077235.DOCX /1
SIXTH AMENDMENT TO THE GLADDEN FARMS II DEVELOPMENT AGREEMENT
-4-
business in the state of Arizona. The Town represents and warrants to the Developer that
it is an Arizona municipal corporation with authority to enter into this Sixth Amendment
under applicable state laws. Each Party represents and warrants that the individual
executing this Sixth Amendment on its behalf is authorized and empowered to bind the
Party on whose behalf each such individual is signing.
8. Severability. If any provision of this Sixth Amendment is declared void or
unenforceable, it shall be severed from the remainder of this Sixth Amendment, which
shall otherwise remain in full force and effect. If a law o r court order prohibits or excuses
the Town from undertaking any contractual commitment to perform any act under this
Sixth Amendment, this Sixth Amendment shall remain in full force and effect, but the
provision requiring the act shall be deemed to permit the Town to act at its discretion,
and if the Town fails to act, the Developer shall be entitled to terminate this Sixth
Amendment.
9. Governing law . This Si xth Amendment is entered into in Arizona and shall be
construed and interpreted under the laws of Arizona, and the Parties agree that any
litigation or arbitration shall take place in Pima County, Arizona. Nothing in the use of
the word “litigation” in the preceding sentence shall constitute a waiver of paragraph 9.5
of the Original GFII DA, requiring disputes to be resolved by binding arbitration.
10. Interpretation. This Sixth Amendment has been negotiated by the Town and the
Developer, and no party shall be deemed to have drafted this Sixth Amendment for
purposes of construing any portion of this Sixth Amendment for or against any party.
11. Recordation. The Town shall record this Sixth Amendment in its entirety in the
office of the Pima County Recorder no later than ten days after it has been executed by
the Town and the Developer.
12. No representations of development. Except as specifically set forth in this Sixth
Amendment, nothing contained in this Sixth Amendment shall be deemed to obligate the
Town or the Developer to complete any part or all of the development of Gladden II.
13. Approval. If any Party is required pursuant to this Sixth Amendment to give its
prior written approval, consent or permis sion, such approval, consent or permission shall
not be unreasonably withheld or delayed.
14. Force majeure. If any Party shall be unable to observe or perform any covenant or
condition of this Sixth Amendment by reason of “force majeure,” then the failure to
observe or perform such covenant or condition shall not constitute a default under this
Sixth Amendment so long as such Party shall use its best effort to remedy with all
reasonable dispatch the event or condition causing such inability and such event or
condition can be cured within a reasonable amount of time. “Force majeure,” as used in
this paragraph, means any condition or event not reasonably within the control of such
party, including without limitation, “acts of God,” strikes, lock -outs, or other
disturbances of employer/employee relations; acts of public enemies; orders or restraints
of any kind of government of the United States or any state thereof or any of their
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Exhibit B to Marana Ordinance No. 2021.020
00077235.DOCX /1
SIXTH AMENDMENT TO THE GLADDEN FARMS II DEVELOPMENT AGREEMENT
-5-
departments, agencies, or officials, or of any civil or military authority; insurrection; civil
disturbances; riots; epidemics; landslides; lightning; earthquakes; subsidence; fires;
hurricanes; storms; droughts; floods; arrests, restraints of government and of people;
explosions; and partial or entire failure of utilities. Failure to settle strikes, lock -outs and
other disturbances of employer/employee relations or to settle legal or admi nistrative
proceedings by acceding to the demands of the opposing Party or Parties, in either case
when such course is in the judgment of and unfavorable to a Party shall not constitute
failure to use its best efforts to remedy such a condition.
15. Conflict of interest. This Sixth Amendment is subject to A.R.S. § 38-511, which
provides for cancellation of contracts in certain instances involving conflicts of interest.
IN WITNESS WHEREOF, the Parties have executed this Sixth Amendment as of the last
date set forth below their respective signatures .
The “Town”:
TOWN OF MARANA, an Arizona municipal
corporation
By:
Ed Honea, Mayor
Date:
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall , Town Attorney
The “Developer”:
GLADDEN PHASE II, LLC, a Delaware
limited liability company
By:
Frank J. Walter III
Authorized Signatory
Date:
GLADDEN PHASE II DEV, LLC, a Delaware
limited liability company
By:
Frank J. Walter III
Authorized Signatory
Date:
STATE OF NEW YORK )
ss
County of New York )
The foregoing instrument was acknowledged before me on , 2021, by
Frank J. Walter III, Authorized Signatory of GLADDEN PHASE II, LLC, a Delaware limited
liability company, on behalf of the LLC.
(Seal)
Notary Public
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Exhibit B to Marana Ordinance No. 2021.020
00077235.DOCX /1
SIXTH AMENDMENT TO THE GLADDEN FARMS II DEVELOPMENT AGREEMENT
-6-
STATE OF NEW YORK )
ss
County of New York )
The foregoing instrument was acknowledged before me on , 2021, by
Frank J. Walter III, Authorized Signatory of GLADDEN PHASE II DEV, LLC, a Delaware
limited liability company , on behalf of the LLC.
(Seal)
Notary Public
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Exhibit C to Marana Ordinance No. 2021.020
00077247.DOC /4 - 1 -
FIRST AMENDMENT TO THE DEVELOPMENT
AGREEMENT REGARDING DEVELOPMENT IMPACT
FEE CREDITS FOR GLADDEN FARMS II
TOWN OF MARANA, ARIZONA
THIS FIRST AMENDMENT TO THE DEVELOPMENT AGREEMENT REGARDING DEVELOPMENT
IMPACT FEE CREDITS FOR GLADDEN FARMS II (this “First Amendment”) is entered into by and be-
tween the TOWN OF MARANA , an Arizona municipal corporation (the “Town”), and GLADDEN
PHASE II, LLC , a Delaware limited liability company, and GLADDEN PHASE II DEV, LLC , a Dela-
ware limited liability company (together, the “Developer”). The Town and the Developer are some-
times referred to collectively as the “Parties,” and any one of them is sometimes individually re-
ferred to as a “Party.”
RECITALS
A. The subdivision known as Gladden Farms II is comprised of the land described and
depicted on the final subdivision block plat Gladden Farms Blocks 26 – 43, recorded in the Pima
County Recorder’s office at Book 62 of Maps and Plats, Page 64 (“Gladden Farms II”).
B. On November 7, 2012, the Town, FIDELITY NATIONAL TITLE AGENCY, INC., an Arizo-
na corporation, as trustee under Trust No. 60311 and not otherwise , and the original developer of
Gladden Farms II, FC/M GLADDEN II, L.L.C., an Arizona limited liability company, entered into
the “Development Agreement Regarding Development Impa ct Fee Credits for Gladden Farms
II” recorded in the Pima County Recorder’s office on November 9, 2012, at Sequence
20123140233 (the “Original GFII DIF DA”).
C. The Developer purchased the original developer’s interest in Gladden Farms II in
2013, and is the original developer’s successor for purposes of the Original GFII DIF DA and
this First Amendment.
D. As of the date of this First Amendment, the Developer retains ownership of Gladden
Farms Blocks 32, 33, 38B, 41, and 43. Title to the portions of Gladden Farms II owned by the
Developer as of the date of this First Amendment is held by FIDELITY NATIONAL TITLE AGENCY,
INC., an Arizona corporation, as Trustee under Trust No. 60,423, whose sole beneficiaries are
GLADDEN PHASE II, LLC and GLADDEN PHASE II DEV, LLC.
E. This First Amendment is entered into and authorized pursuant to A.R.S. § 9-500.05.
F. The Town has adopted certain development impact fees for roads and regional parks
pursuant to A.R.S. § 9-463.05.
G. The Developer is entitled to credit pursuant to A.R.S. § 9-463.05(B)(7)(c)(i) toward
the payment of the Town’s adopted development impact fees based on the required dedication of
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Exhibit C to Marana Ordinance No. 2021.020
00077247.DOC /4 - 2 -
public sites and improvements provided or to be provided by the Developer in connection with
the development of Gladden Farms II.
H. The Parties desire to memorialize their agreement concerning the amount of the re-
maining development impact fee credit applicable to Gladden Farms II.
AGREEMENT
N OW , THEREFORE, in consideration of the foregoing premises and the mutual covenants set
forth in the Original GFII DIF DA and this First Amendment, the Parties hereby agree as follows:
1. Credit toward arterial roadway development impact fees.
1.1. Total value. The total value of arterial roads provided by the Developer to the Town in
connection with the development of Gladden Farms II, including the value of any and all arterial
road right-of-way conveyed to the Town and any and all allowable arterial roadway co nstruction
costs, is $9,006,101, including:
1.1.1. $7,635,337 attributable to Tangerine Farms Road Improvement District assess-
ments which are creditable against the Town’s arterial roadway development impact fees,
1.1.2. $903,581 in value for the Developer’s dedication of Tangerine Farms Road right -
of-way,
1.1.3. $467,183 in value for the Developer’s dedication of Clark Farms Boulevard right-
of-way, and
1.2. Credit used and credit remaining
1.2.1. The Original GFII DIF DA calculated a credit against arterial roadway develop-
ment impact fees of $3,706 per lot. This credit has been applied to blocks 26, 27, 30, 35,
36/40, 39, and 40/41, in whole or in part.
1.2.2. Those blocks that have already utilized the $3,706 credit per lot will remain subject
to the terms of the Original GFII DIF DA.
1.2.3. Based on the premise that all of Blocks 26, 27, 30, 35, 36/40, 39, and 40/41 us e
$3,706 credit per lot, $3,439,168 of credit has been used for residential lots.
1.2.4. Block 29 will retain $832,813 of impact fee credit for its development.
1.2.5. Based on credits used or to be used for blocks 26, 27, 30, 35, 36/40, 39, 40/41, and
29, there is $4,734,120 in credit to be used for Blocks 28, 31, 33, 34, 37, 38B, 41, 42, and 43
(the “Remaining Blocks”).
1.3. Northwest Streets Development Impact Fee (DIF) credit. The Remaining Blocks of
Gladden Farms II will receive full credit towards the Northwest Streets DIF against all building
permit applications (whether located on lots owned by the Developer or on lots owned by others)
until the cumulative streets DIF credits equal the remaining credit as set forth in paragraph 1.2.5
above.
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Exhibit C to Marana Ordinance No. 2021.020
00077247.DOC /4 - 3 -
1.3.1. The current credit per single family residence is $3,719
1.3.2. The current credit per multi-family unit is $2,810
1.4. Future fee revisions. If the Town amends its arterial roadway development fee applic a-
ble to the Remaining Blocks of Gladden Farms II, the credit per lot will be the new impact fee
amount(s).
1.5. Clark Farms Boulevard. The Parties acknowledge that Clark Farms Boulevard is eligible
for impact fee credits and upon the Developer’s delivery of security acceptable to the Town in
the form of cash, including without limitation a trust account, a letter of credit, or a per formance
bond in any combination that adds up to the estimated cost of construction of that roadway plus a
15% contingency, or actual construction of the roadway with final cost documentation and ap-
proval by the Town, the total value of credits will increase accordingly.
2. Miscellaneous
2.1. The Developer’s representation of ownership. By entering into this First Amendment,
GLADDEN PHASE II, LLC and GLADDEN PHASE II DEV, LLC represent that that they are the sole
beneficiaries of and are entitled to enter into this First Amendment on behalf of FIDELITY NA-
TIONAL TITLE AGENCY, INC., an Arizona corporation, as Trustee under Trust No. 60,423.
2.2. Effect on the Original GFII DIF DA. Except as expressly modified in this First Amend-
ment, the terms, provisions and obligations o f the Original GFII DIF DA shall remain in full
force and effect.
2.3. Binding effect. This First Amendment shall be binding upon and inure to the benefit of the
heirs, executors, administrators, successors and assigns of the Parties.
2.4. Cancellation for conflict of interest. This First Amendment is subject to A.R.S. § 38-511,
which provides for cancellation in certain instances involving conflict of interest .
[Remainder of page intentionally left blank.]
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Exhibit C to Marana Ordinance No. 2021.020
00077247.DOC /4 - 4 -
IN WITNESS WHEREOF, the Parties have executed this First Amendment as of the last date set
forth below their respective signatures.
TOWN:
TOWN OF MARANA , an Arizona municipal
corporation
By:
Ed Honea, Mayor
Date:
ATTEST:
Cherry L. Lawson, Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
DEVELOPER:
GLADDEN PHASE II, LLC , a Delaware lim-
ited liability company
By:
Frank J. Walter III
Authorized Signatory
Date:
GLADDEN PHASE II DEV, LLC , a Delaware
limited liability company
By:
Frank J. Walter III
Authorized Signatory
Date:
STATE OF N EW YORK )
ss
County of New York )
The foregoing instrument was acknowledged before me on , 2021, by
Frank J. Walter III, Authorized Signatory of GLADDEN PHASE II, LLC , a Delaware limited
liability company, on behalf of the LLC .
(Seal)
Notary Public
STATE OF N EW YORK )
ss
County of New York )
The foregoing instrument was acknowledged before me on , 2021, by
Frank J. Walter III, Authorized Signatory of GLADDEN PHASE II DEV, LLC , a Delaware limited
liability company, on behalf of the LLC .
(Seal)
Notary Public
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Resolution No. 202 1-131 - 1 - 9/17/2021 10:41 AM [CLR]
MARANA RESOLUTION NO. 202 1 -131
RELATING TO DEVELOPMENT; DECLARING AS A PUBLIC RECORD FILED WITH THE
TOWN CLERK THE AMENDED GLADDEN FARMS II SPECIFIC PLAN ADOPTED BY
ORDINANCE NO. 2021.020
BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA,
ARIZONA that the amended Gladden Farms II Specific Plan adopted by Ordinance No. 2021.020
and attached to and incorporated in the resolution as Exhibit A, one electronic and one paper copy
of which are on file in the office of the Town Clerk, is hereby declared to be a public record and
ordered to remain on file with the Town Clerk.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona,
this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
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Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II
Specific Plan
Submitted to:
Town of Marana
11555 West Civic Center Drive
Marana, AZ 85653
Prepared for:
Crown West Land Group
333 East Wetmore Road, Suite 250
Tucson, AZ 85705
Prepared by:
The Planning Center
2 East Congress Street, Suite 600
Tucson, AZ 85701
With assistance from:
Rick Engineering
3945 East Fort Lowell Road
Tucson, AZ 85712
Specific Plan Adopted March 7, 2006
Amendment #1 Approval December 18, 2006 (PCZ05028)
Amendment #2 Approval March 6, 2018 (PCZ1708-002)
Amendment #3 Approval Month XX, 2021(PCZ21XX-001)
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II Specific Plan
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Table of Contents
Gladden Farms II i
Specific Plan
I. Introduction ....................................................................................................................... 1
A. Specific Plan Summary ................................................................................................... 2
B. Location .......................................................................................................................... 2
C. Authority and Scope ........................................................................................................ 2
D. Legal Description ............................................................................................................ 3
II. Development Capability Report ....................................................................................... 1
A. Introduction .................................................................................................................... 1
B. Existing Land Uses ......................................................................................................... 3
1. Existing On-Site Land Use and Zoning ....................................................................... 3
2. Existing Conditions on Properties within a ¼ Mile Radius ........................................... 4
C. Topography and Slope ................................................................................................... 9
1. Hillside Conservation Areas ........................................................................................ 9
2. Rock Outcrops ............................................................................................................ 9
3. Slopes of 15% or Greater ........................................................................................... 9
4. Other significant Topographic Features ...................................................................... 9
5. Pre-Development Cross-Slope ................................................................................... 9
D. Hydrology ......................................................................................................................11
1. Off-site Watersheds ...................................................................................................11
2. Off-Site Watershed Features .....................................................................................11
3. Pre-Development On-Site Hydrology .........................................................................11
4. Existing Downstream Conditions ...............................................................................12
5. Section 404 Permit ....................................................................................................12
E. Vegetation .....................................................................................................................15
1. Vegetative Communities and Associations on the Site .................................................15
2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered
Species ..............................................................................................................................15
3. Vegetative Densities ...................................................................................................15
F. Wildlife ...........................................................................................................................20
1. Presence of State-Listed Threatened or Endangered Species ...................................20
2. High Densities of a Given Species .............................................................................20
3. Aquatic or Riparian Ecosystems ................................................................................20
G. Soils and Geology .........................................................................................................21
1. Soils ..........................................................................................................................21
2. Geologic Features .....................................................................................................21
H. Environmental Resources..............................................................................................23
I. Viewsheds .....................................................................................................................23
1. Viewsheds Onto and Across the Site .........................................................................23
2. Visibility from Adjacent Off-Site Uses .........................................................................23
J. Traffic Circulation and Road System .............................................................................30
1. Existing and Proposed Off-Site Streets ......................................................................30
2. Existing Access and Rights-of-Way ...........................................................................30
3. Roadway Improvements ............................................................................................32
4. Intersections ..............................................................................................................32
5. Alternate Modes ........................................................................................................33
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Table of Contents
Gladden Farms II ii
Specific Plan
K. Recreation and Trails ....................................................................................................33
1. Open Space, Recreation Facilities, Parks, and Trails ................................................33
L. Cultural Resources ........................................................................................................35
1. Location of Resources On-Site ..................................................................................35
2. Letter from the Arizona State Museum ......................................................................35
M. Existing Infrastructure and Public Facilities ....................................................................37
1. Sewer ........................................................................................................................37
2. Fire Service ...............................................................................................................37
3. Water .........................................................................................................................42
4. Schools......................................................................................................................45
5. Private Utilities ...........................................................................................................47
N. McHarg Composite Map ................................................................................................47
III. Development Plan ............................................................................................................. 1
A. Purpose and Intent ......................................................................................................... 1
B. Objectives of the Specific Plan ....................................................................................... 1
C. Relationship to Adopted Plans ......................................................................................... 2
D. Compatibility with Adjoining Development ...................................................................... 2
E. Land Use Concept Plan ................................................................................................... 3
F. Grading Concept ............................................................................................................. 9
G. Post Development Hydrology .......................................................................................... 9
H. Environmental Resources ................................................................................................ 9
I. Viewsheds ...................................................................................................................... 9
J. Circulation Concept Plan ................................................................................................. 9
K. Landscape Concept .......................................................................................................12
L. Open Space, Recreation, Parks and Trails Concept ......................................................12
M. Cultural Resources .........................................................................................................15
N. Infrastructure and Public Facilities .................................................................................15
1. Sewer ........................................................................................................................15
2. Fire Service ................................................................................................................15
3. Water .........................................................................................................................15
4. Schools ......................................................................................................................15
5. Private Utilities ............................................................................................................16
IV. Development Regulations ...............................................................................................17
A. Purpose and Intent ......................................................................................................... 1
B. General Provisions ......................................................................................................... 1
1. Applicability of Town of Marana Land Development Code .......................................... 1
2. Building Code ............................................................................................................. 1
3. Additional Uses ........................................................................................................... 1
C. Development Standards ................................................................................................. 2
1. Single-Family Detached 7 (SFD-7) ............................................................................. 2
2. Single-Family Detached 6 (SFD-6) ............................................................................. 4
3. High Density Residential (HDR) .................................................................................. 6
4. Transitional Zone (TR) ................................................................................................ 8
5. Commercial (C) .......................................................................................................... 9
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Table of Contents
Gladden Farms II iii
Specific Plan
6. Park ...........................................................................................................................10
D. Design Standards ..........................................................................................................11
1. Town Enforced Residential Design Standards ...........................................................11
2. Design Review Committee Enforced Residential Design Standards ..........................13
3. Town Enforced Commercial Design Standards ..........................................................14
4. Design Review Committee Enforced Commercial Design Standards .........................15
5. Streets .......................................................................................................................16
6. Open Space ...............................................................................................................17
7. Landscaping .............................................................................................................18
8. Monumentation .........................................................................................................19
9. Signs .........................................................................................................................20
10. Walls and Fencing .....................................................................................................22
V. Implementation and Administration ...............................................................................23
A. Purpose .......................................................................................................................... 1
B. Proposed Changes to Zoning Ordinance ........................................................................ 1
C. General Implementation Responsibilities ........................................................................ 1
D. Development Review Procedure .................................................................................... 2
E. Design Review Process .................................................................................................. 2
F. Phasing .......................................................................................................................... 3
G. Specific Plan Administration ........................................................................................... 3
1. Enforcement ............................................................................................................... 3
2. Administrative Change ................................................................................................ 3
3. Substantial Change .................................................................................................... 4
4. Interpretation .............................................................................................................. 4
5. Fees ........................................................................................................................... 4
6. Annual Report............................................................................................................. 4
Appendices .............................................................................................................................. 1
Appendices
A. Tree Palette .................................................................................................................... 1
1. Arterial and Collector Street Trees .............................................................................. 1
2. Local Street Trees ...................................................................................................... 1
3. Orchard Trees ............................................................................................................ 1
4. Mesquite Bosque Trees .............................................................................................. 1
5. Open Space Trees ..................................................................................................... 2
6. Palm Trees ...................................................................................................................
2
B. Shrub Palette.................................................................................................................. 3
1. Ornamental Grasses................................................................................................... 3
2. Shrubs ........................................................................................................................ 3
3. Ground Covers ........................................................................................................... 3
4. Accents....................................................................................................................... 4
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Table of Contents
Gladden Farms II iv
Specific Plan
List of Exhibits
I. Introduction
Exhibit I.B.1: Location and Vicinity Map ................................................................................ I-4
Exhibit I.B.2: Regional Map .................................................................................................. I-5
II. Development Capability
Exhibit II.A: Development Context ....................................................................................... II-2
Exhibit II.B.2.a: Existing Zoning ........................................................................................... II-5
Exhibit II.B.2.b: Existing Land Use ....................................................................................... II-7
Exhibit II.C: Topography ................................................................................................... II-10
Exhibit II.D.1: Off-Site Hydrology ...................................................................................... II-13
Exhibit II.D.2: On-Site Hydrology ...................................................................................... II-14
Exhibit II.E.1: Vegetative Communities and Densities ....................................................... II-16
Exhibit II.E.2: Arizona Game and Fish Department Letter ................................................. II-17
Exhibit II.G.1: Soil Associations ......................................................................................... II-22
Exhibit II.I.1(a): Photo Key Map ......................................................................................... II-24
Exhibit II.I.1(b): Site Photos . ............................................................................................. II-25
Exhibit II.I.2: Areas of High Visibility................................................................................... II-29
Exhibit II.J.2: Existing and Future R.O.W. .......................................................................... II-31
Exhibit II.K.1: Open Space, Trails, and Recreation ............................................................ II-34
Exhibit II.L.2: Arizona State Museum Letter ....................................................................... II-36
Exhibit II.M.1.a: Existing Sewer ......................................................................................... II-38
Exhibit II.M.1.b: Sewer Capacity Letter .............................................................................. II-39
Exhibit II.M.2: Fire Service ................................................................................................. II-41
Exhibit II.M.3.a: Existing Water Lines and Wells ................................................................ II-43
Exhibit II.M.3.b: Water Service Letter ................................................................................. II-44
Exhibit II.M.4: Schools ....................................................................................................... II-46
Exhibit II.N: Composite Map .............................................................................................. II-48
III. Development Plan
Exhibit III.E.1: Land Use Concept Plan ............................................................................... III-6
Exhibit III.E.2: Land Use Designation Map .......................................................................... III-7
Exhibit III.F: Circulation Concept Plan ............................................................................... III-10
Exhibit III.K: Open Space Concept Plan ........................................................................... III-13
Appendix
Appendix A: Legal Description ................................................................................................ A-1
Appendix B: Plant Palette ....................................................................................................... B-1
Appendix C: Citizen Participation Plan .................................................................................... C-1
Appendix D: Design Review Application.................................................................................. D-1
Appendix E: Definitions ........................................................................................................... E-1
Exhibit A to Marana Resolution No. 2021-131
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Table of Contents
Gladden Farms II v
Specific Plan
Appendix F: Development Agreement ..................................................................................... F-1
Exhibit A to Marana Resolution No. 2021-131
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Introduction
Gladden Farms II I-1
Specific Plan
I. Introduction
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Introduction
Gladden Farms II I-2
Specific Plan
A. Specific Plan Summary
The Gladden Farms II Specific Plan establishes comprehensive guidance and regulations
for the development of approximately 636 acres located in Marana, Arizona. The Specific
Plan establishes the development regulations, programs, development and design standards
required for the implementation of the approved land use plan. The Specific Plan also
provides the parameters to implement the Land Use Plan by establishing policies and
regulations that will replace and supersede the current property zoning and other Town
development regulations. The Plan is regulatory and adopted by ordinance.
The authority and preparation of Specific Plans is found in the Arizona Revised Statutes,
Section § 9-461.08. The law allows the preparation of Specific Plans based on the General
Land Use Plan, as may be required for the systematic execution of the General Land Use
Plan, and further, the law allows for their review and adoption. The original Specific Plan was
adopted under the guidance of the Northwest Marana Area Plan and the Urban Southeast
Planning Area of the Marana General Plan. This amended specific plan is consistent with the
Make Marana 2040 General Plan approved and adopted on December 10, 2019, as
authorized by public vote in accordance with the Growing Smarter Plus Act of 2000.
The Specific Plan is a tool used to implement Make Marana 2040, the Town of Marana’s
General Plan, at a more detailed site-specific level for a focused area. The Specific Plan
articulates the planning considerations for such parcels and imposes regulations or controls
on the use of such parcels. Gladden Farms II will be designed to accommodate growth in
this area, and at the same time, respect its agricultural and cultural history. The demand for
housing has outpaced the commercial demand in this area. The Gladden Farms II Specific
plan has been amended to respond to market demand and meet this need for more housing
development. This specific plan will provide commercial, residential (may not exceed 2,445
single- and multi-family units combined), and open space areas to support the greater
Northwest Marana community.
B. Location
The Gladden Farms II Specific Plan is bounded by Gladden Farms I on the west, the
Tangerine Road alignment on the south, Moore Road on the north, and the Clark Farms
Road alignment on the east.
C. Authority and Scope
The authority for the preparation of specific plans is found in Arizona Revised Statutes,
Section § 9-461.08. State law allows the preparation of specific plans based on the general
plan, as may be required for the systematic execution of the general plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the
preparation, review, adoption and implementation of specific plans in Marana.
Exhibit A to Marana Resolution No. 2021-131
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Introduction
Gladden Farms II I-3
Specific Plan
Pursuant to these state statutes and Town of Marana Ordinance 87.22, a public hearing will
be conducted by the Town Planning Commission and the Town Council after which the
Specific Plan Ordinance may be adopted by the Town Council and become effective.
D. Legal Description
See Appendix A: Legal Description.
Exhibit A to Marana Resolution No. 2021-131
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Introduction
Gladden Farms II I-4
Specific Plan
Exhibit I.B.1: Location and Vicinity Map
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Introduction
Gladden Farms II I-5
Specific Plan
Exhibit I.B.2: Regional Map
Exhibit A to Marana Resolution No. 2021-131
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II. Development Capability Report
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-1
Specific Plan
A. Introduction
The primary purpose of the Development Capability Report section of the Gladden Farms II
Specific Plan is to present the opportunities and constraints of various physical components
existing on the property. The synthesis and analysis of the existing characteristics can then
provide a means whereby development occurs in a sensitive and responsive manner to the
physical conditions of the site. The Development Capability Report follows the Town of
Marana requirements provided in 05.06.02(D) Specific Plans Application of the Town of
Marana Land Development Code.
Pursuant to such requirements, the following physical components of the site were compiled
to assess the suitability of the property before development:
• Existing Land Uses;
• Topography and Slope;
• Hydrology;
• Vegetation;
• Wildlife;
• Soils and Geology;
• Environmental Resources;
• Viewsheds;
• Traffic Circulation and Road System;
• Recreation and Trails;
• Cultural Resources and
• Existing Infrastructure and Public Facilities.
Northwest Marana is growing rapidly and there are a number of existing and approved
developments in proximity to the proposed Gladden Farms II Specific Plan including the new
Town of Marana Municipal Complex. Approved specific plans include Rancho Marana
Specific Plan (both east and west) Marana Gardens Specific Plan, and Sanders Grove
Specific Plan. Existing developments in the area include Honea Heights, Rillito Vista,
Mulligan’s Acres, and Happy Acres. San Lucas, Gladden Farms I, Vanderbilt, Fianchetto
Farms, Rancho Marana 154, Farm Field Five, and Payson Farms are in various stages of
development.
See Exhibit II.A: Development Context.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-2
Specific Plan
Exhibit II.A: Development Context
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-3
Specific Plan
B. Existing Land Uses
This section of the Development Capability Report identifies the following: existing zoning,
land uses and structures within the site; existing zoning, land uses and structures on
surrounding properties; and other proposed development in the project vicinity.
1. Existing On-Site Land Use and Zoning
The subject site consists of approximately 636 acres that has historically remained
undeveloped and used for agricultural purposes except for two farm homesteads and
one house on the northwest parcel. The first home is located on the southern edge,
the second home is located along the western boundary of the property, and the
house on the northwest parcel is currently being used as the sales center for Gladden
Farms I. Several storage buildings exist on the larger parcel, in addition to the two
homes.
Photo 10: Existing residence in the northwestern quadrant of the property.
Photo 11: Existing residence in the southern portion of the site.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-4
Specific Plan
The site is currently zoned for C (Large Lot Zone) according to the Marana Land
Development Code. Zone C allows residential, commercial, industrial, and quasi-public uses
at a density of one unit per 25 acres.
2. Existing Conditions on Properties within a ¼ Mile Radius
Zoning
Zoning within a ¼ mile radius of the project site consists of:
Table 3: Zoning within ¼ Mile Radius
North Specific Plan – Rancho Marana West (undeveloped mix of residential,
commercial, office, public, and recreational uses).
South C (Large Lot Zone); D (Floodplain).
East Specific Plan – The Shops at Tangerine and I-10 Motor Plex
(undeveloped commercial), LI (Light Industrial).
West
Gladden Farms I (R-6 (Single-Family Residential); R-7 (Single-Family
Residential); R-8 (Single-Family Residential); R-144 (Residential); VC
(Village Commercial)); and D (Floodplain). All zones are developed
except for Zone D and Village Commercial.
See Exhibit II.B.2.a: Zoning.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-5
Specific Plan
Exhibit II.B.2.a: Existing Zoning
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Development Capability Report
Gladden Farms II II-6
Specific Plan
Existing Land Use
The project site is surrounded by vacant, agricultural land to the north and
east. Gladden Farms I to the west is currently built out with residential
development. Commercial development in Gladden Farms I remains
undeveloped. To the south lies the Northwest Fire District Station #341, the
deactivated Tangerine Road Landfill, and a gravel pit.
Table 4: Land Uses within a ¼-Mile Radius
North Vacant -- future residential and commercial (Rancho Marana Specific
Plan has been approved) and Vanderbilt Block Plat (approved)
South Northwest Fire District Station #341, Tangerine Road Landfill (no longer
active) and gravel pit.
East Pending The Crossroads at Gladden Specific Plan
West Gladden Farms I, residential, vacant commercial; park and open space.
See Exhibit II.B.2.b: Existing Land Use.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-7
Specific Plan
Exhibit II.B.2.b: Existing Land Use
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Development Capability Report
Gladden Farms II II-8
Specific Plan
Building Heights
The properties to the north and east are vacant. To the south is the
deactivated Tangerine Road Landfill and a sand and gravel operation. The
existing development in the Gladden Farms I subdivision to the west is a
mixture of one- and two-story homes not to exceed 25 feet (30 feet with the
approval of the Marana Town Council). See Photo 12 below in Section f:
Architectural Style of Adjacent Development for examples of development in
Gladden Farms I.
Pending and Conditional Rezonings
The Crossroads at Gladden Specific Plan is currently under review for the
property to the east. This proposed Specific Plan would replace the Shops at
Tangerine and the I-10 Motorplex Specific Plan.
Subdivision/Development Plans Approved
Gladden Farms I is built out except for the commercial parcel at the corner of
Lon Adams and Tangerine Roads. Several blocks from Gladden Farms II are
in various stage the approval process. Final plats are currently under review
for Blocks 28, 33, 34, 37 and 42. Final plats are recorded for Block 27 Phase
II and Block 31.
The Rancho Marana Final Plat was approved by Town Council on July 6,
2004 and adopted with Resolution 2004-154 on December 7, 2004. The final
plat for Blocks 1-13 of the Vanderbilt subdivision was approved by Town
Council on February 15, 2005.
Architectural Style of Adjacent Development
Land to the north and east of the project site is currently vacant. Gladden
Farms I has been built out with one- and two-story single-family detached
homes. The initial phase of Gladden Farms II has been developed under the
same design standards of Gladden I, with more lots coming online in the near
future. At build-
out, the minimum
lot size adjacent to
the project site will
range from 6,000
– 8,000 square
feet. The photo to
the right
demonstrates the
character of the
adjacent
development in
Gladden Farms II.
Photo 12: Homes in the Gladden Farms II subdivision to the west.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-9
Specific Plan
C. Topography and Slope
The project site has historically been used for agricultural purposes and has previously been
graded. There are no significant topographical features on the property. See Exhibit II.C:
Topography.
1. Hillside Conservation Areas
No hillside conservation areas exist on-site.
2. Rock Outcrops
No rock outcrops exist on the project site.
3. Slopes of 15% or Greater
There are no slopes over 15% on the project site.
4. Other significant Topographic Features
No other topographic features such as protected peaks and ridges exist on-site.
5. Pre-Development Cross-Slope
The average cross-slope is approximately 1/10 of 1%. The grades are generally
conducive to development and should not represent a constraint.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-10
Specific Plan
Exhibit II.C: Topography
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-11
Specific Plan
D. Hydrology
This portion of the Specific Plan includes a description of on-site and off-site pre-development
hydrologic characteristics and water resources.
1. Off-site Watersheds
The site adjoins farm fields on the east and natural desert and the landfill on the
south. The fields slope generally to the northwest and any drainage is sheet flow.
The natural desert slopes west to the Santa Cruz River. The landfill located south of
the site contains any water falling on the site.
Two off-site watersheds impact the site along the eastern project boundary as
depicted on Exhibit II.D.1 Off-Site Hydrology. Watershed I has a drainage area of
243 acres and generates a 100-year design flow of 445 cfs. Off-site Watershed II
has a drainage area of 60 acres and generates a 100-year design flow of 153 cfs.
The runoff for both off-site watersheds is sheet flow that is directed to the northwest
of each watershed via the constructed roads and irrigation channels.
Per the Master Drainage Report for Vanderbilt Farms, an existing culvert under
Interstate 10 discharges (Q100=262 cfs) into the northeastern corner of the project
site. The mentioned report also states that a channel is proposed to discharge the
culvert flow into the Santa Cruz River. The channel has not been constructed and
therefore the flow was considered in this study.
2. Off-Site Watershed Features
There are significant off-site watershed features within the above-described
watersheds that affect the flows onto the site. The off-site watersheds consist of
agricultural fields with 0% impervious surfaces and a vegetative cover density of 5%.
The soils type was determined to be 100% B. Runoff is directed north and south by
the constructed roads and irrigation ditches.
A significant man-made feature is the landfill located along the south property
boundary.
Another major feature located off-site is the Santa Cruz River, which is approximately
1000-feet from the southwest corner of the site. A levee has been constructed along
the north side of the river. The FEMA floodplain is contained within the levee based
on the approved Letter of Map Revision (LOMR) for the Lower Santa Cruz River
Levee, effective date September 16, 2004
3. Pre-Development On-Site Hydrology
The pre-developed on-site watersheds also consist of agricultural fields with 0%
impervious surface and a vegetative cover density of 5%. The soils type was
determined to be 100% B.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-12
Specific Plan
The project site contains three pre-developed watersheds as depicted on Exhibit
II.D.2 On-Site Hydrology. Pre-Developed Watershed A has a drainage area of 132
acres and generates a 100-year design flow of 241 cfs. Pre-Developed Watershed
B has a drainage area of 108 acres and generates a 100-year design flow of 205 cfs.
Pre-Developed Watershed C has a drainage area of 440 acres and generates a 100-
year design flow of 468 cfs. The hydrologic data sheets for Pre-Developed
Watersheds A and B were obtained from the Master Drainage Report for Gladden
Farms I. There are no defined floodplains.
The LOMR for the Lower Santa Cruz River Levee locates the project site within
Shaded Zone X, which is defined as areas protected by levees from the 100-year
flood.
4. Existing Downstream Conditions
The Gladden Farms I subdivision is located along the west boundary of the site and
the proposed Vanderbilt Farms subdivision is located north of the project site. Per
the Vanderbilt Farms Master Drainage Report, the runoff combined from Off-site
Watersheds I and II and Pre-Developed Watershed C was determined to be 743 cfs.
When combined with the flow from the existing culverts under Interstate 10, the total
design flow was determined to be 836 cfs. This runoff is conveyed through the Moore
Road right-of-way to the Santa Cruz River. The referenced report states that the
existing Moore Road right-of-way has a conveyance capacity of 862 cfs. Thus, the
runoff generated from the off-site and on-site watersheds will not affect downstream
developments located north of Moore Road.
In addition, per the Master Drainage Report for Gladden Farms I, a berm is proposed
west of the Pacheco Property project site. As a result, runoff generated from Pre-
Developed Watersheds A, B and C will be directed north to Moore Road.
5. Section 404 Permit
The characteristics of Jurisdictional U.S. Waters, such as high water marks or sandy
bottom washes are not present within this project site.
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-13
Specific Plan
Exhibit II.D.1: Off-Site Hydrology
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-14
Specific Plan
Exhibit II.D.2: On-Site Hydrology
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-15
Specific Plan
E. Vegetation
This portion of the Gladden Farms II Specific Plan includes vegetative communities and
associations and wildlife habitats identified within the site.
1. Vegetative Communities and Associations on the Site
The entire project site is classified as Agricultural/Developed/Bare Ground according
to the Pima County Land Information System (PCLIS). The site has historically been
used for agricultural purposes and has been graded entirely. Any native vegetation
that existed on the site has been removed.
See Exhibit II.E.1: Vegetation Communities and Densities
2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or
Endangered Species
There are no significant cacti, trees, or endangered species on the property. Within
a 3-mile radius the Thornber Fishhook Cactus has been known to occur. The project
does not occur within any Proposed or Designated Critical Habitats.
Table 1: Special Status Species within 3-Mile Radius
Name Common Name State
Mammillaria thornberi Thornber Fishhook Cactus SR
State—State of Arizona
SR—Salvage Restricted: collection only with a permit
See Exhibit II.E.2: Arizona Game and Fish Department Letter
3. Vegetative Densities
The project site exhibits little or no density of vegetation as it has been graded for
agricultural purposes.
See Exhibit II.E.1: Vegetative Communities and Densities
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-16
Specific Plan
Exhibit II.E.1: Vegetative Communities and Densities
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-17
Specific Plan
Exhibit II.E.2: Arizona Game and Fish Department Letter
Exhibit A to Marana Resolution No. 2021-131
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Development Capability Report
Gladden Farms II II-18
Specific Plan
Exhibit II.E.2: Arizona Game and Fish Department Letter cont.
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-19
Specific Plan
Exhibit II.E.2: Arizona Game and Fish Department Letter cont.
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-20
Specific Plan
F. Wildlife
1. Presence of State-Listed Threatened or Endangered Species
No threatened or endangered species occur on the project site, but according to the
Arizona Game and Fish Department the following special status species occur within
a 3-mile radius:
Table 2: Special Status Wildlife Species within 3-Mile Radius
Name Common Name ESA USFS State
Coccyzus americanus occidentalis Western Yellow-billed Cuckoo C S WSC
Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy Owl LE WSC
Sigmodon ochrognathus Yellow Nosed Cotton Rat SC
ESA—Endangered Species Act (1973 as amended)
• C—Candidate: Species for which USFWS has sufficient information on biological
vulnerability and threats to support proposals to list as Endangered or Threatened
under ESA. However, proposed rules have not yet been issued because such
actions are precluded at present by other listing activity.
• LE—Listed Endangered: Imminent jeopardy of extinction.
• SC—Species of Concern: The terms “Species of Concern” or “Species at Risk”
should be considered as terms-of-art that describe the entire realm of taxa whose
conservation status may be of concern to the USFWS, but neither term has
official status.
• USFS—United States Forest Service
• S—Sensitive: Those taxa occurring on National Forests in Arizona which are
considered sensitive by the Regional Forester.
• State—State of Arizona
• WSC—Wildlife of Special Concern in Arizona. Species whose occurrence in
Arizona is or may be in jeopardy, or with known or perceived threats or population
declines, as described by the Arizona Game and Fish Department’s listing of
Wildlife or Special Concern in Arizona (WSCA in prep). Species indicated on
printouts as WSC are currently the same as those in Threatened Native Wildlife
in Arizona (1988).
The project does not occur in any Proposed or Designated Critical Habitats, but it is
within the Cactus Ferruginous Pygmy Owl Survey Zone 2.
See Exhibit II.E.2: Arizona Game and Fish Department Letter.
2. High Densities of a Given Species
There are no known high densities of a given species on the project site.
3. Aquatic or Riparian Ecosystems
There are no aquatic or riparian ecosystems on the project site.
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-21
Specific Plan
G. Soils and Geology
This portion of the Gladden Farms II Specific Plan identifies geologic features and soil
associations within the site. The following information is based on a geotechnical report
prepared by Terracon on September 1, 2004.
1. Soils
The preliminary geotechnical report identified subsurface soils consisting of sands
with varying amounts of silt and gravel and sandy silts to sandy lean clays. In general,
development on the soil is feasible. Further testing will be done prior to and during
construction of the project.
See Exhibit II.G.1: Soil Associations
2. Geologic Features
The project site lies within the Santa Cruz River Basin where the topography consists
of mountain ranges and relatively flat alluviated valleys. The alluvial materials
mapped at the site consist of sand, silt, and gravel.
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-22
Specific Plan
Exhibit II.G.1: Soil Associations
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Gladden Farms II II-23
Specific Plan
H. Environmental Resources
A Phase I Environmental Site Assessment (ESA) was performed on the project site. The
site has historically been used for agriculture except for three houses that were built on the
property. During the interview process, it was discovered that there had been underground
storage tanks (USTs) near the northwestern homestead that were removed in 1985. It was
recommended that the site undergo further evaluation for potential releases from the USTs,
which has been completed. There are several above-ground storage tanks on the property,
but they are not considered to be a recognized environmental concern.
I. Viewsheds
1. Viewsheds Onto and Across the Site
Due to a lack of topography and vegetation on the project site, distant views of the
Santa Catalinas and the Tortolita Mountains are visible from the project site to the
east, while the Tucson Mountains are visible to the west, and Picacho Peak is visible
to the northwest. Southern views from the property are blocked by vegetation and
the existing Tangerine Road Landfill.
See Exhibit II.I.1(a): Photo Key Map and Exhibit II.I.1(b): Site Photos
2. Visibility from Adjacent Off-Site Uses
The project site is highly visible from adjacent off-site uses due to the lack of
topography and vegetation except for the southern boundary. Visibility from the
properties to the south is hindered by vegetation screening the landfill. Once Gladden
Farms I is built out, visibility onto the site will decrease due to backyard walls.
See Exhibit II.I.1(b): Site Photos and Exhibit II.I.2: Areas of High Visibility.
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-24
Specific Plan
Exhibit II.I.1(a): Photo Key Map
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Specific Plan
Exhibit II.I.1(b): Site Photos
Photo 1: Looking southeast across the site from the northwest corner.
Photo 2: Looking east toward the Santa Catalina Mountains from the western boundary of the
property.
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Gladden Farms II II-26
Specific Plan
Exhibit II.I.1(b): Site Photos cont.
Photo 3: Looking north between Gladden Farms I and the
project site.
Photo 4: Looking east along the southern boundary of the
property.
Photo 5: Looking west towards the Tucson Mountains
from the southeast corner.
Exhibit A to Marana Resolution No. 2021-131
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Specific Plan
Exhibit II.I.1(b): Site Photos cont.
Photo 6: Looking northeast from the eastern boundary.
Photo 7: Looking west across the property from the eastern boundary.
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Gladden Farms II II-28
Specific Plan
Exhibit II.I.1(b): Site Photos cont.
Photo 8: Looking south from the northeast corner of the property and adjacent to Interstate
10.
Photo 9: Looking northwest from the northeast corner of the property and adjacent to Interstate
10.
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Gladden Farms II II-29
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Exhibit II.I.2: Areas of High Visibility
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Gladden Farms II II-30
Specific Plan
J. Traffic Circulation and Road System
This section identifies traffic circulation and the existing and planned road system currently
serving the site.
1. Existing and Proposed Off-Site Streets
The project is located at the southeast corner of Moore Road and the Postvale Road
alignment. At the southwest corner of the property, Tangerine Road becomes the
proposed Tangerine Farms Road as it heads northwest through the Gladden Farms
I development. Interstate 10 and the frontage road run adjacent to a small portion of
the property’s northeast corner. Both the Patton Road and Postvale Road alignments
adjacent to the project site are to be abandoned.
2. Existing Access and Rights-of-Way
Northwest Marana has historically been agricultural and the demand on the roads
has not been as high as more urban areas. As Northwest Marana continues to
develop, the demand will increase. Table 5: Roadway Inventory describes arterial
and collector roads within a one-mile radius of the project site.
Table 5: Roadway Inventory
Moore Road Tangerine
Road
Future
Tangerine
Farms Road
Future Clark
Farms Boulevard
Functional
Classification Arterial Arterial Arterial Arterial
Existing R.O.W.
(feet) 60 60 Not Applicable Not Applicable
Future R.O.W.
(feet) 250 250 250 150
Number of Lanes 2 2 4 Lanes
(planned)
2-4 Lanes
(planned)
Speed Limit 35 35 Not Known Not Known
Ownership Marana Marana Marana Marana
ADT (Source,
Year)
910 (Gladden
Farms II TIA,
2005)
1,230 (Gladden
Farms II TIA,
2005)
Not Available Not Available
Capacity (Source,
Year)
13,100
(Gladden
Farms II TIA,
2005)
13,100
(Gladden
Farms II TIA,
2005)
Not Available Not Available
Continuous
R.O.W. Yes Yes Not Available Not Available
Conforms to Width
Standards Yes Yes Not Available Not Available
Surface
Conditions Pavement Pavement Not Available Not Applicable
See Exhibit II.J.2: Existing and Future R.O.W.
Exhibit A to Marana Resolution No. 2021-131
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Exhibit II.J.2: Existing and Future R.O.W.
Exhibit A to Marana Resolution No. 2021-131
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Specific Plan
3. Roadway Improvements
Table 6: Planned Roadway Improvements is a list of planned roadway improvements
for arterial roads within a one-mile radius of the project site. The list was compiled
by the Pima Association of Governments in the 2001-2025 Regional Transportation
Plan Amendment, Adopted January 2004. The general scope, location, and the ID#
used to identify and track the project are given. An “In Plan” status means that the
projects are included in the funding, traffic, and air quality analyses of the plan and
are expected to be completed by 2025. A “Reserve” status means that they are
financially infeasible without a new funding source. All costs are given in $1000’s of
dollars and the sponsor is the jurisdiction responsible for the implementation of the
project.
Table 6: Planned Roadway Improvements
Project Name Plan ID# Status Cost (in $1,000’s) Sponsor
I-10: I-19 to Marana TI
Widen to 8 Lanes 5.98 In Plan $490,830 ADOT
Arterial Rd. East of I-10/Project #9
Tangerine Road to Pinal County Line
Construct new 4 lane roadway
203.00 In Plan $30,425 Marana
Moore Road
Sandario to Postvale
Reconstruct
65.89 In Plan $400 Marana
Moore Road
Postvale to Frontage Road
Reconstruct
198.00 In Plan $600 Marana
Moore Road
I-10 Frontage to Luckett
Widen to 4 Lanes
198.00 In Plan 68,600 Marana
Tangerine Farms Road
Existing Tangerine Road to Luckett
Construct new 4 lane road
197.00 In Plan $60,300 Marana
Tangerine Road Extension
Tangerine Farms Road to Twin
Peaks/Sandario Intersection
Construct new roadway
205.00 In Plan 27,000 Marana
I-10: Moore Road TI
Construct new interchange 37.00 Reserve $11,250 ADOT
Project #8
Tangerine Road to Lon Adams Road
Construct new roadway
202.00 Reserve $17,800 Marana
4. Intersections
Currently, the only major intersection in this area is the Interstate 10 and Tangerine
Road interchange. As the area begins to develop, Moore Road and the future
Tangerine Farms Road will see more traffic. This project will impact the I-10 and
Tangerine Road interchange as well as future intersections along Moore Road.
Exhibit A to Marana Resolution No. 2021-131
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5. Alternate Modes
There are no sidewalks or designated bike routes along existing roadways
surrounding the property except in Gladden Farms I. The public roadway standards
for Northwest Marana include sidewalks and paved multi-use lanes on arterial and
collector streets.
K. Recreation and Trails
1. Open Space, Recreation Facilities, Parks, and Trails
The Ora Mae Harn District Park is located approximately ¾ of a mile northwest of the
project site. This 40-acre facility is located on the northeast corner of Barnett Road
and Lon Adams Road, adjacent to the Marana Municipal Complex. Park amenities
include the following:
• 3 lighted ball fields
• 1 lighted soccer field
• 7 covered ramadas with gas grills, lighting and electrical outlets
• 2 lighted tennis courts
• 1 lighted basketball court
• 1 large soccer/multi-use field
• 1 outdoor swimming pool
• 3 lighted covered playground areas
• 1 community/recreation center
The Gladden Farms Community Park to the west includes a multi-use field, two little
league fields, play structures, ramada, and restrooms.
The Marana Heritage River Park also located to the west, has a pavilion, walking
paths, community garden and access to the Santa Cruz River Park and Juan Bautista
de Anza National Historic Trail.
Gladden Farms I immediately to the west has several smaller parks connected by a
network of paseos and open space integrated into the development.
A multiuse path south of Tangerine Road connects the Marana Heritage River Park
and the Santa Cruz River Park to the Central Arizona Project Recreation Trail (CAP)
at Interstate 10. The CAP trail runs approximately one mile to the east and crosses
under Interstate 10. The CAP Canal Trail is a primary trail open to pedestrians,
bicyclists, and horseback riders; it also serves as a utility right-of-way. The shared
use path within the Santa Cruz River Park runs in a northwesterly along the Santa
Cruz River. The trail has full access for pedestrian, mountain bike, road, bike, and
equestrian uses. There are trail heads on Cortaro Road and Sanders Road.
See Exhibit II.K.1: Open Space, Trails, and Recreation.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 304 of 412
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Exhibit II.K.1: Open Space, Trails, and Recreation
Exhibit A to Marana Resolution No. 2021-131
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Specific Plan
L. Cultural Resources
This portion of the Specific Plan identifies paleontological and cultural resources within the
site. Such resources include both cultural artifacts and non-cultural remains (paleontological
evidence) that could be from the prehistoric or historical periods.
1. Location of Resources On-Site
According to a records review conducted by SWCA in September 2004,
approximately 60% of the project site has been surveyed for cultural resources. The
research has indicated that two sites, AZ AA: 12:681(ASM) and AZ AA:
12:686(ASM) are partially within the project site. AZ AA: 12:681 (ASM) is a light
Hohokam artifact scatter that has not been evaluated for National Register of Historic
Places eligibility (Fish et al., 1992). AZ AA: 12:686 (ASM) is a dense Hohokam
artifact scatter that has been recommended eligible for the National Register (Hesse,
2001).
Although the previous survey was conducted in 1983 it was performed by students
from the University of Arizona and it was not surveyed in its entirety. For these
reasons, SWCA recommends that a Class III (full pedestrian) survey be conducted
to meet current standards and verify locations of the two sites previously found on
the property. An archaeological study is currently being conducted.
2. Letter from the Arizona State Museum
The Arizona State Museum (ASM) indicated that a survey was done on the project
site in 1983 and that there are two known sites on the property (AZ AA:12:681 and
AZ AA:12686). The ASM recommends that an archaeological surface inspection of
the project site be conducted. An archaeological study is currently being conducted.
See Exhibit II.L.2: Arizona State Museum Letter.
Exhibit A to Marana Resolution No. 2021-131
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Exhibit II.L.2: Arizona State Museum Letter
Exhibit A to Marana Resolution No. 2021-131
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Specific Plan
M. Existing Infrastructure and Public Facilities
1. Sewer
The project will utilize the Marana Wastewater Treatment Facility. This facility is
scheduled to undergo expansion that will be completed in mid-2006. Additional
expansion to the facility is scheduled for 2007/2008 time period. Currently, there is
conveyance capacity in the existing sewer lines; however there are no sewer lines
that serve the property. The developer will need to build sewer lines to connect to
the existing system.
See Exhibit II.M.1.a: Existing Sewer and Exhibit II.M.1.b: Sewer Capacity Letter.
2. Fire Service
The project is currently served by the Northwest Fire District. Northwest Fire District
Station #341 is located within the Specific Plan boundary at 10350 W Tangerine Rd.
See Exhibit II.M.2: Fire Service.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 308 of 412
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Gladden Farms II II-38
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Exhibit II.M.1.a: Existing Sewer
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 309 of 412
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Gladden Farms II II-39
Specific Plan
Exhibit II.M.1.b: Sewer Capacity Letter
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 310 of 412
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Gladden Farms II II-40
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Exhibit II.M.1.b: Sewer Capacity Letter continued
Exhibit A to Marana Resolution No. 2021-131
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Exhibit II.M.2: Fire Service
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-42
Specific Plan
3. Water
Existing Wells
Four wells are located on the project site. Two of them are owned by the
Cortaro-Marana Irrigation District (CMID) and two are owned by Evco Farms,
Inc. according the Arizona Department of Water Resources. Well #604813
is located in the eastern part of the property and is owned by CMID. Well
#604812 is located in the southeast corner and is also owned by CMID. Both
CMID wells are used for irrigation purposes. Wells #638525 and #638527
are owned by Evco Farms, Inc. and are used for domestic water purposes
and will be removed by this development. Well #638525 is located in the
northwest corner and #638527 is located along the Tangerine Road
alignment.
See Exhibit II.M.3.a: Existing Water Lines and Wells.
Water Service Letter
The project site is located within the Town of Marana Water Service area.
Therefore, water supply is assured. This does not imply that there is currently
water service to the project site. A water service agreement between the
developer and the Town of Marana is needed.
See Exhibit II.M.3.b: Water Service Letter.
Non-Potable Water Use
All new developments in Northwest Marana are required by the Town to
implement a non-potable water system. Non-potable water use is required
for the irrigation of landscaped open areas, recreation sites, and public
facilities.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 313 of 412
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Gladden Farms II II-43
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Exhibit II.M.3.a: Existing Water Lines and Wells
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 314 of 412
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Gladden Farms II II-44
Specific Plan
Exhibit II.M.3.b: Water Service Letter
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 315 of 412
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Gladden Farms II II-45
Specific Plan
4. Schools
The project site is located within the Marana Unified School District. Estes
Elementary School, Marana Middle School and the Marana Plus Alternative
Education are located approximately one mile north of the project site. In addition,
one school site will be dedicated within Gladden Farms I that may accommodate
children from Gladden Farms II in the future. For now, the schools that will serve this
development are:
• Estes Elementary School, 11279 West Grier Road (approximately 1 mile
northwest of the project area).
• Marana Middle School, 11279 West Grier Road (approximately 1 mile northwest
of the project area).
• Marana High School, 12000 West Emigh Road (approximately 4 miles southwest
of the project area).
See Exhibit II.M.4: Schools.
Exhibit A to Marana Resolution No. 2021-131
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Exhibit II.M.4: Schools
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II II-47
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5. Private Utilities
Natural Gas
El Paso Natural Gas controls a gas line bisecting the project site. The gas
line easement is approximately 60 feet wide and runs through the property
from the northwest corner to the southeast corner; it will remain in place.
Southwest Gas Corporation has existing facilities in the area and will provide
natural gas service to the site.
Cortaro-Marana Irrigation District
There are two wells and three irrigation ditches on the project site that are
currently controlled by the Cortaro-Marana Irrigation District (CMID). Well
#604813 is in the southeastern corner of the project site. Well #604812 is on
the eastern side of the project, approximately half-way between the southern
and northern boundaries. There is an irrigation canal from the southeast
corner that connects the two wells. A second irrigation canal runs in an east-
west direction bisecting the property and the third canal also runs in an east-
west direction along the southern boundary. See Exhibit II.M.3.a: Existing
Water Lines and Wells, for the location of the wells and canals.
Communications
Telephone service and line installation is available in this area through Qwest
Communications.
Comcast Cable has cable services in the area and will likely provide service
to the property.
Power
The project site will be served by Tucson Electric Power.
N. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been
combined to form the McHarg Composite Map displayed as Exhibit II.N: Composite Map.
Exhibit A to Marana Resolution No. 2021-131
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Exhibit II.N: Composite Map
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 319 of 412
III. Development Plan
Exhibit A to Marana Resolution No. 2021-131
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Development Plan
Gladden Farms II III-1
Specific Plan
A. Purpose and Intent
This section contains a description of the goals, objectives and policies of the plan combined
with various plan components, which will meet the Town's vision for development in
Northwest Marana. These components provide the rationale for the Development
Regulations in Section IV.
This Specific Plan is a method used to implement the Make Marana 2040 General Plan at a
more detailed site-specific level for a focused area. The Specific Plan clarifies the planning
considerations for parcels within the Plan area and imposes regulations or controls on the
use of such parcels. The Specific Plan establishes the type, location, density, and community
character within the Plan area. The Plan contains the standards and guidance to ensure that
development will occur in a controlled manner with infrastructure as planned.
The project development plan is the result of thorough site analysis and research. As a result
of this, the plan resolves, as much as possible, development-related issues in the form of
proposed physical improvements, guidelines for future development, technical information,
and regulations.
B. Objectives of the Specific Plan
The objectives of the Specific Plan are intended to guide development of the site and provide
direction for community design principles. This Specific Plan is intended to implement
policies of the Make Marana 2040 General Plan while providing a unique development that
meets specific needs of the site and the community. Development criteria established in this
plan ensure quality design for the separate uses while maintaining a common theme
throughout the project.
In recognizing the major development issues, the landowners’ objectives, and Town
requirements, a set of development plan goals have been established as follows:
• Implement the policies and guidelines of the Make Marana 2040 General
Plan;
• Create a community that is compatible with existing and planned development;
• Establish design standards that encourage quality design of all structures
while promoting the rural/agrarian theme described in the Plan;
• Build a community that is easily accessible and promotes multi-modal
transportation and interconnectivity;
• Design a community that provides a variety of uses and housing types
through the application of the Residential/Commercial Village concept;
• Provide uniform development regulations for land use, circulation,
landscaping, and open space;
• Ensure coordinated, responsible planning through the use of cohesive
procedures, regulations and guidelines;
• Build a mixed-use community that promotes higher density housing and
commercial uses; and
Exhibit A to Marana Resolution No. 2021-131
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Development Plan
Gladden Farms II III-2
Specific Plan
• Provide a framework for the management and administration of this Specific
Plan.
C. Relationship to Adopted Plans
The Marana General Plan designates the project as Master Planned Area (MPA) per
adoption of the Marana General Plan, Make Marana 2040, by Town Council in 2019 and
ratification by voters in 2020. The purpose of the MPA is to allow flexibility in site planning
and design. Active specific plans in the Town are characterized by a variety of intensities
and uses, including low to high density residential, differing scales of commercial
development, industrial and employment related uses, and significant open space and
natural areas.
This Specific Plan will provide a mix of housing types including single-family attached and
detached as well as multi-family options. The mix is intended to provide diverse housing
products/choices as outlined by the Marana General Plan; however, an overall density of 4-
RAC is maintained.
D. Compatibility with Adjoining Development
The Gladden Farms II Specific Plan seeks to be compatible with the existing and planned
development in the area. Gladden Farms I is just west of the project site. The same Master
Developer is responsible for both Gladden Farms I and Gladden Farms II. As such, the
Master Developer will create an integrated community that reflects the same extensive
design considerations and theme. While each neighborhood within the respective
developments will have unique identifying features, they will be compatible in look, quality of
development, and amenities offered to the residents. Both Gladden Farms developments
combine a mixture of residential densities with commercial, office, and recreational land uses
to promote a village commercial theme. In addition, the two communities will be connected
via local roads and paseos to promote community interaction.
North of Moore Road is the Rancho Marana Specific Plan. Currently, the land is vacant, but
Rancho Marana is planned for a mixture of residential densities and office and commercial
uses. The planned uses adjacent to Moore Road, which this Specific Plan will front, include
Employment Center and Medium Density Residential. The recently adopted Vanderbilt
Farms Block Plat is the first step of this development.
South of the project site lies the Pima County Tangerine Road Landfill. Though the landfill
has been deactivated for several years, it will be buffered by vegetation and Tangerine Farms
Road.
Agricultural land is currently to the east of the project site. It was originally planned for intense
commercial use under the Shops at Tangerine and I-10 Motorplex. After years of inactivity
the property is now being reimagined under the proposed The Crossroads at Gladden
Specific Plan, which is being developed by the same Master Developer as Gladden I and II
and will use similar regulations and standards to create a cohesive community. This plan will
Exhibit A to Marana Resolution No. 2021-131
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Development Plan
Gladden Farms II III-3
Specific Plan
replace the intense commercial use with a blend of uses including transitional, commercial,
and commerce park. Clark Farms Boulevard will be constructed between Gladden Farms II
and the property to the east. Land uses within Gladden II transition in density/intensity to
blend with mix of uses associated with The Crossroads at Gladden.
E. Land Use Concept Plan
The Gladden Farms II Specific Plan encompasses approximately 636 acres in Northwest
Marana, north of Tangerine Road, south of Moore Road, and east of the Gladden Farms I
community. While this Plan does not include the Gladden Farms I community, the ultimate
goal is to have Gladden Farms I and II function as a single community. As such, Gladden
Farms II has been designed to transition from the residential uses along the western
boundary to commercial uses in the east. The residential densities along in the west will
feature 6,000 and 7,000 square foot lots, similar to those in Gladden Farms I. The densities
increase to the east with High Density Residential (HDR) which allows the option for attached
units. The increase in density provides an appropriate transition to the commercial areas on
the eastern boundary.
The land use concept designates blocks along the eastern boundary for commercial use.
Due to the proximity to Interstate 10, it is anticipated that the property to the east of Gladden
Farms II will be developed as an intense regional commercial use: making residential uses
less appropriate in this area. The commercial land use within the Specific Plan area is
generally intended to serve the residents of Gladden Farms with neighborhood commercial
services. It is possible that Blocks 29 may have higher intensity uses because it is located
at a major intersection.
Gladden Farms II Amendment #3 replaces the Commercial designation on Blocks 38B and
43 with High Density Residential. See Exhibit III.E.1: Land Use Concept Plan. The increased
demand for housing coupled with the current state of commercial development makes
residential development a more effective use of these blocks. The change to residential use
adds another 222 housing units to Gladden II, increasing the targeted number of allowed
units from 2,345 to 2,567. See Third Amendment Gladden Farms Specific Plan Land Use
Table. The High Density Residential continues the transition in density across Gladden II and
blends with proposed changes to the commercial intensity for the property to east. New
opportunities for commercial and employment uses to serve the Gladden communities and
general area are proposed within The Crossroads at Gladden Specific Plan to the east. Block
38A retains its Commercial designation. It has been purchased by the Marana Unified School
District for a future school.
Three blocks are designated for Transitional Use. Blocks 28 and 34 are being platted for
residential use. Due to the small size of Block 44 in the northwest corner, it is not appropriate
for high density housing or large retail uses.
The remaining areas of the Specific Plan include high-density and single-family detached
residential options. The High Density Residential areas are concentrated along Tangerine
Road and Clark Farms Boulevard. This designation supports a variety of housing types,
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II III-4
Specific Plan
including single-family attached, small-lot single-family detached, and multi-family housing.
The central and western portions of the site are composed of single-family detached
residential lots ranging in size from 6,000 to over 7,000 square feet.
An open space overlay zone has been established to demonstrate the approximate location
of the paseo system throughout the property.
See the Land Use Table and Exhibits III.E.1: Land Use Concept Plan and III.E.2: Land Use
Designation Map.
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms II III-5
Specific Plan
Third Amendment
Gladden Farms Specific Plan Land Use Table
Block Gross Acres Net Acres Land Use Target for
Lots/Units
26 28.7 20.7 SFD-6 96**
27 36.9 31.1 HDR 173**
28 27.8 23.2 TR 136***
29 64.1 57.8* C N/A
30 45.7 29.6 SFD-7 136**
31 26.1 22.3 SFD-6 115**
32 3.0 2.0 P N/A
33 37.7 29.2 SFD-6 119
34 37.6 33.6 TR 105***
35 32.0 27.2 SFD-6 82**
36 27.4 20.5 HDR 88**
37 46.3 31.1 HDR 212***
38A 15.0 12.0
.0.0
C N/A
38B 16.0 12.0
HDR 148
39 48.2 32.4 SFD-7 123**
40A 20.1 14.2 HDR 88**
40B 32.9 20.2 HDR 119**
41 18.8 14.3 HDR 280
42 36.5 28.5 HDR 157***
43 28.75 20.8
HDR 304
44 2.3 1.4 TR N/A
Total Acres 636.3 495.5 2,567
Open Space Overlay
Zone/Drainage
72.2
Roads 68.9
Total Units: 2,567 (projected unit mix of 1,983 single-family lots and 584 individual units of multi-family
housing)
Overall Density: 4 RAC
*Areas updated based on the block plat.
**Number of platted lots.
***Number of lots based on preliminary plat.
KEY:
SFD-7: Single-Family Detached
SFD-6: Single-Family Detached
HDR: High Density Residential
TR: Transitional
C: Commercial
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 325 of 412
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Gladden Farms II III-6
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P: Park
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Exhibit III.E.1: Land Use Concept Plan
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Exhibit A to Marana Resolution No. 2021-131
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Exhibit III.E.2: Land Use Designation Map
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Gladden Farms II III-9
Specific Plan
F. Grading Concept
The entire site has been used for agriculture, and therefore, has been graded. This project
proposes re-grading the entire site in order to create the paseos and the development areas.
Prior to site disturbance, additional geotechnical studies will be completed.
G. Post Development Hydrology
On-site developed flows will be retained in the paseos and retention basins within each
development area. Per the drainage requirements for the Town of Marana, any new
development is required to provide retention for the 100-year storm event and the 10-year
storm event. In addition, engineered facilities are required to drain the basins within 36 hours.
H. Environmental Resources
Any above-ground storage tanks will be removed from the property and properly disposed.
The on-site septic system will be abandoned in accordance with Pima County regulations.
I. Viewsheds
The project site is relatively flat with no significant topographical features. It is surrounded by
vacant land to the north and east. Northwest Fire District Station #341 was recently
constructed within the Specific Plan on Tangerine Road west of the Clark Farms alignment.
The station is one story in height. The deactivated landfill and sand and gravel are the only
uses to the south of the project site. Houses in the Gladden Farms I development are
surrounded by a perimeter wall, and residents will not be able to see the project area from
the ground floor level. From a second floor perspective, residents will see a development of
similar densities and characteristics. The open space paseos will offer visual relief and view
corridors throughout the development, preserving the distant viewshed.
The areas of the project with the highest visibility from adjacent off-site locations are located
on the perimeter of the site, specifically the portion of the site adjacent to the I-10 Frontage
Road and Moore Road. A landscaped buffer will be established along the major arterials
within the right-of-way, helping to enhance the appearance of the project from neighboring
properties.
J. Circulation Concept Plan
The Gladden Farms II Circulation Plan establishes the general layout for arterial and collector
roads while accommodating all modes of transportation-auto, bicycle, and pedestrian. The
arterial roads adjacent to the property and the collector roads within the development will
have multi-use lanes and sidewalks to accommodate bicyclists and pedestrians. In addition,
the roads will connect to the open space paseos throughout the property, linking bicyclists
and pedestrians to the regional trail system.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 329 of 412
Development Plan
Gladden Farms II III-10
Specific Plan
The primary access points into the development will be along Moore Road and Clark Farms
Boulevard on the northern boundary of the property and Tangerine Farms Road and Clark
Farms Boulevard along the southern and eastern boundaries. Tangerine Road is easily
accessible from Interstate 10 as there is already an entrance ramp at Tangerine Road. A
traffic interchange is planned for Moore Road as well. Both Moore Road and Tangerine
Road currently have rights-of-way of 250 feet. The 250-foot right-of-way accommodates a
4-lane divided road with a 90-foot landscape buffer and an 8-foot meandering trail on one
side and a 20-foot landscape buffer with sidewalk on the opposite side of the road. In
addition, the new proposed Clark Farms Boulevard alignment will be extended from the
Rancho Marana development, and it has a four-lane 150-foot right-of-way and run parallel to
the frontage road.
The arterial roads will provide access to interior collector streets that will create the spine
infrastructure for the development. Mike Etter Boulevard and Midfield Road will have a 90-
foot foot right-of-way that will accommodate 2 travel lanes of traffic, multi-use lanes, and
sidewalks. Residential streets branching off of the spine roads provide access to the
individual subdivisions. Local street connections will be established between this Specific
Plan and Gladden Farms I to create interconnectivity between the two developments.
The Gladden Farms II community facilities district has been formed to assist the Master
Developer construct the back-bone infrastructure for the project.
Construction of all interior roads will be the responsibility of the Master Developer. Slope and
utility easements for internal roadways may extend beyond the minimum right-of-way.
See Exhibit III.F: Circulation Concept Plan.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 330 of 412
Development Plan
Gladden Farms II III-11
Specific Plan
Exhibit III.F: Circulation Concept Plan
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 331 of 412
Development Plan
Gladden Farms II III-12
Specific Plan
K. Landscape Concept
The landscape concept for the Gladden Farms II Specific Plan is based on the Gladden
Farms I concept to the west. Together, the projects will promote a common theme based on
the philosophy of compatibility with the historic agricultural/rural setting and the suburban
community. Coordinated landscaping will be incorporated into all areas of the Gladden
Farms II Specific Plan including streetscapes, residential and commercial parcels, and
community open space. Each subdivision will be designed as a unique neighborhood while
using common elements to integrate it with the entire community. This is achieved through
the use of common agricultural themes and icons interwoven into the project, creating a
unified community that retains individual identity for all aspects of the Specific Plan.
Plant materials appropriate for this climate will be used and will contribute toward the creation
of a community that is modern but still maintains the rural feel. Landscape plant materials
shall be either indigenous vegetation or agricultural vegetation that is resistant to cotton root-
rot. All proposed plant materials must be selected from the Gladden Farms II approved plant
list.
See Appendix B: Plant Palette.
L. Open Space, Recreation, Parks and Trails Concept
Gladden Farms II will feature a two-acre neighborhood park in Block 32 at the intersection of
Midfield Road and Mike Etter Boulevard. This park is centrally located and will be accessible
from the open space paseo system that has come to define the Gladden Farms community.
The open park space will be wrapped into the land planning and connectivity of the adjacent
residential Blocks 31 and 33. This Park will be maintained by the Gladden Farms Community
Association and will be for the use of Gladden Farm I and II residents.
An extensive open space paseo system will link all areas of the Specific Plan to the regional
trail system and the Gladden Farms I Regional Park in the adjacent Gladden Farms I
Regional Park. The open space system will be installed by the Master Developer and
maintained by the Gladden Farms Community Association. The paseos will include a
minimum 12-foot multi-use trail for pedestrians and bicyclists. The multi-use trail will
meander throughout the property, creating a visually appealing trail, to enhance the users'
experience. The paseos will be landscaped with drought-tolerant vegetation with some areas
of turf to aid in drainage of the property. The turf will be used in limited areas and shall have
smooth curving edges-not engineered straight lines.
The park and the open space will count for the required dedication of 185 square feet per
single-family residence of on-site recreation area. 140-square feet for townhomes, and 100
square feet for apartments for private on-site recreation areas, per the Town of Marana Park
System Master Plan for blocks contiguous with the two-acre neighborhood park (Blocks 31
and 33). Builders within the remaining blocks will be required to meet the dedication
requirement (185 square feet per single family residence. 140 square feet for townhomes.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 332 of 412
Development Plan
Gladden Farms II III-13
Specific Plan
and 100 square feet for apartments) within these blocks through the provision of pocket parks
or other active recreation areas.
See Exhibit III.K: Open Space Concept Plan.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 333 of 412
Development Plan
Gladden Farms II III-14
Specific Plan
Exhibit III.K: Open Space Concept Plan
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 334 of 412
Development Plan
Gladden Farms II III-15
Specific Plan
M. Cultural Resources
According to a report written by SWCA Environmental Consultants, no significant cultural
resource sites were found on the property. The Arizona State Museum concurs with these
findings per a letter dated April 6, 2005, addressed to Ms. Andrea Calabro at the Town of
Marana. No further archaeological work needs to be completed prior to development. If any
human remains or funerary items are discovered during construction, the Arizona State
Museum will be contacted pursuant to A.R.S. §41-865.
N. Infrastructure and Public Facilities
1. Sewer
The Master Developer had entered into a Sewer Service Agreement with Pima
County, that since has been transferred to the Town of Marana Water Department.
A Sewer Basin Report was completed in 2006 and was approved by the County.
2. Fire Service
Gladden Farms II has been annexed into the Northwest Fire District.
3. Water
Potable
A water service agreement has been completed between the Town of Marana and
the Master Developer as part of the Gladden Farms II Development Agreement.
Updates to this agreement are anticipated as part of the forthcoming Amended
Development Agreement.
Non-potable
As in Gladden Farms I, a two-line water system will be installed, as necessary, to
allow for the use of non-potable water, provided by the Cortaro Marana Irrigation
District (CMID), to be used for irrigation of common areas, recreation areas, and
public facilities.
4. Schools
The property is within the Marana Unified School District. Gladden Farms
Elementary School is one mile west of the project in Gladden Farms I. Estes
Elementary School, Marana Middle School and the Marana Plus Alternative
Education facility are located approximately one mile northwest of the project site.
Marana High School is located approximately 5 miles south of the project site. A
new high school is planned approximately one and a half miles northwest of
Gladden Farms II. MUSD anticipates that the elementary school within Gladden
Farms I will accommodate the students from Gladden Farms II. As such, the
Master Developer has agreed to voluntarily contribute $1,200 per house to MUSD
at the time building permits are issued.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 335 of 412
Development Plan
Gladden Farms II III-16
Specific Plan
It is anticipated that the project will have 1,842 single-family residential units and
603 multi-family units at buildout. Marana Unified School District (MUSD) does not
have accurate data for the number of students generated by apartments and
townhomes so the multipliers from the Amphitheater School District (ASD) are
used because it is in the closest proximity of MUSD. Using the formulas from
MUSD and ASD, it is estimated that the project will generate a total of 854 school-
aged children, unless any portion of this Specific Plan is developed as an age-
restricted community:
Single-Family Residential:
K-6: .25 x 1,842 units = 461 school age children
7-12: .15 x 1,842 units= 276 school age children
Multi-Family Residential:
Elementary K-5: 0.103 X 603 units = 62 school age children
Middle School 6-8: 0.043 X 603 units = 26 school age children
High School9-12: 0.048 X 603 units = 29 school age children
5. Private Utilities
Natural Gas
Southwest Gas will provide gas service to the residents of Gladden Farms
The El Paso Natural Gas Line that bisects the property will be left as open
space. All landscaping within the gas line easement will be completed in
accordance to El Paso Natural Gas Co. standards. In general, shrubs and
turf are acceptable landscape materials within the easement right-of-way,
while trees are not.
Cortaro Marana Irrigation District
The Master Developer will work with CMID to address placing the existing
canals underground. CMID will also provide non-potable water for
landscaped common areas.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 336 of 412
Development Regulations
Gladden Farms II IV-17
Specific Plan
IV. Development Regulations
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 337 of 412
Development Regulations
Gladden Farms II IV-1
Specific Plan
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the
Gladden Farms II Specific Plan. The Gladden Farms II Specific Plan Development and
Design Standards establish the intensity and character of the development by prescribing
site-specific standards that are tailored to the unique qualities of the project. The
regulations contained within this section provide an appropriate amount of flexibility to
anticipate future needs and to achieve compatibility with surrounding land uses.
These development regulations apply to the 636 acres of land in the Gladden Farms II
Specific Plan. Land Use designations within the Specific Plan shall be as follows:
▪ Single-Family Detached 7 (SFD-7)
▪ Single-Family Detached 6 (SFD-6)
▪ High Density Residential (HDR)
▪ Transitional (TR)
▪ Commercial (C)
B. General Provisions
1. Applicability of Town of Marana Land Development Code
If an issue, condition, or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land Development
Code that are in place at the time of development shall apply.
2. Building Code
All construction within the Specific Plan area shall comply with the 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.
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the
Town Planning Director to determine if said use is: (1) consistent with the intent of
the zone, and (2) compatible with other listed permitted uses. Any person
aggrieved by the determination may appeal that decision to the Marana Town
Council.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 338 of 412
Development Regulations
Gladden Farms II IV-2
Specific Plan
C. Development Standards
The following standards have been assigned to each land use designation within the
Gladden Farms II Specific Plan Area. Each designation has a list of permitted, accessory,
conditional, and prohibited uses along with development standards to ensure quality of
design.
Single-Family Detached 7 (SFD-7)
Permitted Uses
▪ Single-Family Detached Residential
▪ Parks and Open Space
▪ Recreation Facilities
▪ Public Education Facilities
▪ Religious Institutions
Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses
may be located on the same lot with a permitted dwelling, provided that any
permanent building or structure shall be harmonious with the architectural
style of the main building and further provided that all residential uses are
compatible with the residential character of the neighborhood:
▪ Swimming Pools, Spas, and Other Related Structures
▪ Patios, Tool Sheds, Children Playhouses, etc.
▪ Home Occupations
▪ Guest Homes
Conditional Uses
▪ Child Care Facilities
▪ Private Education Facilities
▪ Group Homes
Development Standards
▪ Minimum Lot Area: 7,000 square feet
▪ Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
▪ Minimum Lot Depth: None
▪ Minimum Setbacks
o Front: 10 feet
▪ May be reduced to 5 feet with side-loaded garage*
▪ Front porch: 5 feet*
▪ Side-loaded garage: 5 feet*
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 339 of 412
Development Regulations
Gladden Farms II IV-3
Specific Plan
*May not encroach into the required public utility easement.
▪ Front-loaded garage: 20 feet
o Side: 0 feet
▪ Must provide a 3-foot access easement on adjacent property for
z-lot lines
▪ Street: 10 feet
▪ Accessory structures: 5 feet
o Rear: 15 feet
▪ May be reduced to 5 feet if front-loaded garage is recessed 10
feet or more from the front living area
▪ May be reduced to 5 feet with rear-loaded garage
▪ Patio structures: 5 feet if open on 3 sides
▪ Accessory structures: 5 feet
▪ Maximum Building Height: 30 feet
▪ Building Separation
o Between primary and accessory: 6 feet
▪ Maximum Lot Coverage (building and structures): 55%
▪ Minimum Common Open Space per Dwelling Unit : 185 square feet
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 340 of 412
Development Regulations
Gladden Farms II IV-4
Specific Plan
2. Single-Family Detached 6 (SFD-6)
Permitted Uses
▪ Single-Family Detached Residential
▪ Parks and Open Space
▪ Recreation Facilities
▪ Public Education Facilities
▪ Religious Institutions
Accessory Uses
Residential Accessory Uses: The following accessory buildings and uses
may be located on the same lot with a permitted dwelling, provided that any
permanent building or structure shall be harmonious with the architectural
style of the main building and further provided that all residential uses are
compatible with the residential character of the neighborhood:
▪ Swimming Pools, Spas, and Other Related Structures
▪ Patios, Tool Sheds, Children Playhouses, etc.
▪ Home Occupations
▪ Guest Homes
Conditional Uses
▪ Child Care Facilities
▪ Private Education Facilities
▪ Group Homes
Development Standards
▪ Minimum Lot Area: 6,000 square feet
▪ Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
▪ Minimum Lot Depth: None
▪ Minimum Setbacks
o Front: 10 feet
▪ May be reduced to 5 feet with side-loaded garage*
▪ Front porch: 5 feet*
▪ Side-loaded garage: 5 feet*
*May not encroach into the required public utility easement.
▪ Front-loaded garage: 20 feet
o Side: 0 feet
▪ Must provide a 3-foot access easement on adjacent property for
z-lot lines
▪ Street: 10 feet
▪ Accessory structures: 5 feet
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 341 of 412
Development Regulations
Gladden Farms II IV-5
Specific Plan
o Rear: 15 feet
▪ May be reduced to 5 feet if front-loaded garage is recessed 10
feet or more from the front living area
▪ May be reduced to 5 feet with rear-loaded garage
▪ Patio structures: 5 feet if open on 3 sides
▪ Accessory structures: 5 feet
▪ Maximum Building Height: 30 feet
▪ Building Separation
o Between primary and accessory: 6 feet
▪ Maximum Lot Coverage (buildings and structures 55%
▪ Minimum Common Open Space per Dwelling Unit: 185 square feet
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 342 of 412
Development Regulations
Gladden Farms II IV-6
Specific Plan
3. High Density Residential (HDR)
Permitted Uses
▪ Multi-Family Residential
▪ Small-Lot Single-Family Detached
▪ Single-Family Residential Attached
▪ Parks and Open Space
▪ Community Recreation Facilities
▪ Religious Institutions
Accessory Uses
▪ Carports and Garages
▪ Swimming Pools, Spas, and Other Related Structures
▪ Tennis courts
Conditional Uses
▪ Childcare facilities
▪ Group homes
▪ Educational facilities
Development Standards—Multi-Family Residential
▪ Minimum Site Area: 1 acre
▪ Maximum Density: 20 RAC
▪ Minimum Site Setbacks
o Front: 20 feet
o Side: 20 feet
o Rear: 20 feet
▪ Maximum Building Height: 40 feet
▪ Building Separation: Per Building Code
▪ Minimum Private Open Space per Dwelling Unit (patio, balcony, or a
combination thereof): 100 square feet
▪ Minimum Common Open Space per Dwelling Unit: 100 square feet
Development Standards—Small-Lot Single-Family Detached
▪ Minimum Lot Size: 3,500 square feet
o The number of 3,500 square foot lots shall be limited to no more
than 33% of the total lot count
▪ Minimum Lot Width: None
o Corner lots to be platted 5 feet wider than typical lot width or a
minimum 5-foot common space shall be placed on all corners.
▪ Minimum Lot Depth: None
▪ Minimum Setbacks
o Front: 10 feet
▪ May be reduced to 5 feet with rear- or side-loaded garage*
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 343 of 412
Development Regulations
Gladden Farms II IV-7
Specific Plan
▪ Front porch: 5 feet*
▪ Front-loaded garage: 20 feet
▪ Side-loaded garage: 5 feet*
*May not encroach into the public utility easement, if required.
o Side: 0 feet
▪ Must provide a 3-foot access easement on adjacent lot for z-lot
lines
▪ Accessory structures: 5 feet
o Rear: 10 feet
▪ Patio structures: 5 feet if open on 3 sides
▪ May be reduced to 5 feet with rear-loaded garage
▪ Maximum Building Height: 30 feet
▪ Building Separation: 6 feet
▪ Maximum Lot Coverage: 55%
▪ Minimum Common Open Space per Dwelling Unit: 185 square feet
Development Standards—Single-Family Residential Attached
▪ Minimum Area per Dwelling Unit: 3,500 square feet
▪ Minimum Lot Width: None
▪ Minimum Lot Depth: None
▪ Minimum Perimeter Setback: 20 feet
▪ Minimum Lot Setbacks:
o Front: 10 feet
▪ May be reduced to 5 feet with rear or side-loaded garages*
▪ Front porch: 5 feet*
▪ Front-loaded garage: 20 feet
▪ Side-loaded garage: 5 feet*
*May not encroach into the public utility easement, if required
o Street:
▪ 8 feet
o Side: 0 feet
▪ Accessory structures: 5 feet
o Rear: 10 feet
▪ Can be reduced to 5 feet with rear-loaded garage
▪ Patio structures: 5 feet if open on 3 sides
▪ Accessory structures: 5 feet
▪ Maximum Building Height: 30 feet
▪ Building Separation: 0 feet
▪ Maximum Lot Coverage: 55%
▪ Minimum Private Open Space per Dwelling Unit (patio, balcony, or
combination thereof): 100 square feet
▪ Minimum Common Open Space per Dwelling Unit: 140 square feet
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 344 of 412
Development Regulations
Gladden Farms II IV-8
Specific Plan
4. Transitional Zone (TR)
Permitted Uses
▪ Any Use Listed in High Density Residential*
▪ Professional/ General Office
▪ Dental and Medical Office or Clinic
▪ Personal Services
▪ Government/Public Service Facilities
▪ Retail and Wholesale Uses**
▪ Restaurant and Food Service**
▪ Model Home Sales Center
*Single-Family Residential Attached and Multi-Family not allowed in
Block 44
**Not allowed in Block 44
Accessory Uses
▪ Carports and Garages
▪ Swimming Pools, Spas, and Other Related Structures
▪ Tennis courts
Conditional Uses
▪ Child care facilities
▪ Group homes
▪ Educational facilities
▪ Restaurant and Food Service with drive-thru service
Development Standards—Residential
▪ See High Density Residential
Development Standards—Non-Residential
▪ Minimum Site Area: None
▪ Maximum Lot Coverage: 35%
▪ Minimum Setbacks
o Front (Street): 25 feet
o Side: 20 feet
o Rear: 20 feet
o Adjacent to residential land use designation: 1 foot for every foot in
building height, half of the setback shall be landscaped; minimum
25-foot setback with a minimum 15-foot landscape buffer
▪ Maximum Building Height: 50 feet***
***May not exceed 30 feet in Block 44.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 345 of 412
Development Regulations
Gladden Farms II IV-9
Specific Plan
5. Commercial (C)
Permitted Uses
▪ Banks and Financial Institutions
▪ Professional/ General Office
▪ Dental and Medical Office or Clinic
▪ Restaurant (including carry-out and drive-thru)
▪ Retail and Wholesale Uses
▪ Recreational Uses
▪ Personal Services
▪ Government/Public Service Facilities
▪ Religious Uses
▪ Daycare
▪ Supermarkets
▪ Private Schools
▪ Laundromats
▪ Home Improvement Centers
▪ Pet and Pet Supply Stores
▪ Theaters, not including drive-ins
▪ Medical/Healthcare/Extended Care Facilities,* including:
o Acute Care Hospital with helicopter landing*
o Surgical Center*
o Endoscopy Center*
o Specialty Hospital*
o Emergency Care Center*
o Urgent Care Center*
o Physical Therapy*
o Rehabilitation Center*
o Extended Care Facility*
o Home Health Service*
o Birthing Center*
o Health Maintenance Organization or Similar Direct Care Provider*
o Outpatient Imaging or Testing Center*
o Permanent emergency diesel fuel storage (in conjunction with
hospital)*
o Parking Structures*
o Other hospital related uses subject to approval by the Planning
Director*
▪ Automobile Sales*
▪ Personal Storage*
▪ Lodging Facilities*
*These uses only allowed in Block 29
Conditional Uses
▪ Automobile Service Stations
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 346 of 412
Development Regulations
Gladden Farms II IV-10
Specific Plan
▪ Car Washes
▪ Convenience Stores
▪ Multi-Family Residential
Development Standards
▪ Minimum Site Area: None
▪ Maximum Lot Coverage: 35%
▪ Minimum Site Setbacks
o Front (Street): 25 feet
o Side: 20 feet
o Rear: 20 feet
o Adjacent to residential: 40 feet
▪ Maximum Building Height: 50 feet
▪ Maximum Hospital Building Height: 80 feet
▪ Building Separation: Per Building Code
6. Park
Permitted Uses
▪ Dog Park
▪ Play Equipment
▪ Ramadas and Picnic Tables
▪ Recreation Centers
▪ Trails
▪ Water Splash Park
▪ Pool
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 347 of 412
Development Regulations
Gladden Farms II IV-11
Specific Plan
D. Design Standards
The Gladden Farms II Specific Plan will adhere to the Residential Design Guidelines
(Ordinance 2005-18) adopted by the Marana Town Council. This Specific Plan will also
adhere to its own design standards. Together, these design standards will provide a
reference for the planning and designing of residential, commercial, recreational, and all
other development within this Specific Plan. The design standards have been separated
into two categories: Town Enforced and Design Review Committee Enforced. Standards
for all other categories within this Specific Plan will be reviewed by the Gladden Farms
Design Review Committee (DRC) and enforced by the Town of Marana, as applicable.
The architectural character of Gladden Farms II will reflect the rural and agricultural
heritage of the Town of Marana. There will be a mix of architectural styles , including
Spanish Colonial, Mission, Spanish Eclectic, Pueblo, and Territorial.
All proposed structures in Gladden Farms II shall be consistent with the standards
contained herein and shall require architectural approval from the DRC. In addition, a
more extensive design standards manual will be created for this project to ensure a
high-quality development. This document will be submitted to the Town before the
development of the property. It will be utilized by the DRC and Master Developer to guide
the development of the community.
The intent of these standards is to guide the development of a specified architectural
context and to help in the selection of materials and colors. The standards are to be used
to achieve project continuity and a standard of quality while establishing a greater visual
identity.
1. Town Enforced Residential Design Standards
General
The following standards shall apply to the entire Gladden Farms II Specific
Plan.
▪ All styles shall reflect the rural and agrarian heritage of Northwest
Marana. These include Spanish Colonial, Mission, Spanish Eclectic,
Pueblo, and Territorial.
▪ Residential and educational facilities must be provided with insulation
or otherwise designed to reduce the interior noise level to Ldn 45 or
less.
▪ Roofs shall be made of tile, slate or concrete shingles, metal, or other
material indigenous to the style of architecture.
▪ Single-family detached land use designations and higher density
residential land use designations shall be separated by a collector
street, open space (including the open space paseo system), or a 40-
foot landscaped buffer.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 348 of 412
Development Regulations
Gladden Farms II IV-12
Specific Plan
Layout
▪ Every neighborhood within the Specific Plan shall be accessible from
an open space paseo that is integrated into the neighborhood design.
▪ All utilities shall be placed underground with the exception of high
voltage electric.
▪ Primary entrances to apartment buildings shall be located so they are
easily identifiable from interior driveways and parking areas.
▪ Buildings shall be sited to maximize views through the site to parks,
plazas, open spaces, mountains, etc.
▪ Front setbacks shall vary up to 5 feet on attached units to create
variation in building form.
▪ Lots within the HDR designation shall be a mixture of sizes.
Design—Single-Family Detached
▪ Exterior design theme and detailing shall be extended a minimum of 8
feet on the sides of houses.
▪ Two-story houses must have at least two distinct masses visible from
the street.
▪ The minimum street frontage shall be 30 feet for all single-family
detached residential lots.
Design—Single-Family Attached and Multi-Family
▪ Façades of long buildings shall be architecturally subdivided into
shorter segments. This can be accomplished through vertical
architectural features, varying the setback of portions of the building
along the main façade, and change in color or material in appropriate
places. These features should be placed a minimum of every 25 feet
to a maximum of every 50 feet.
▪ There shall be no more than 6 attached townhomes in one grouping.
▪ Outdoor spaces such as balconies, patios, or porches are required for
multi-family and single-family attached units.
▪ Architectural detailing shall be provided on all side and rear windows.
▪ Visitor parking shall be provided at a ratio of one space per dwelling
unit, unless the Planning Director determines otherwise.
Garages
▪ Garages shall be a minimum of 400 square feet with an interior
dimension of 20 feet by 20 feet. This applies to the standard two car
garage. It does not apply to additional garage space.
▪ For attached units, 1-car garages are acceptable with the approval of
the Planning Director at the time of preliminary plat submittal.
▪ Tandem garages are acceptable for the attached units.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 349 of 412
Development Regulations
Gladden Farms II IV-13
Specific Plan
2. Design Review Committee Enforced Residential Design Standards
General
▪ All Town Enforced standards will also be reviewed by the DRC for
compliance.
▪ A particular style should not dominate the entire project area, but rather,
a cultivated theme should result in integrating building designs and
project areas, each with their own character.
▪ The architectural character of each planning area should be visually
perceived from the street.
▪ All structures and community features shall be coordinated in
architectural materials, details, and quality.
▪ Ducts, pipes, gutters, downspouts, and similar equipment are to be
painted to match the surface of the building or may be painted a
complementary accent color.
▪ To the extent possible, buildings shall be designed and oriented to take
advantage of solar access.
Layout
▪ Variations in architectural style, building setbacks and street layout
shall be incorporated into each neighborhood design.
▪ There shall be a diversity of lot sizes and dimensions.
Design—Single-Family Detached
▪ Chimneys shall be rock, stone, brick or of a finish material (such as
stucco) identical to the accompanying structure and shall include a
chimney cap.
▪ All parking structures/decks, either free-standing or attached, shall
incorporate the same design elements as the accompanying structure
or dwelling.
▪ Consistent architectural detail and features shall be provided on side
and rear elevations.
▪ Windows shall be varied and relate to the selected architectural style.
▪ The use of front porches is encouraged.
Design—Single-Family Attached and Multi-Family
▪ Multi-family and single-family attached buildings shall use compatible
architectural characteristics as adjacent development to blend in and
avoid a monotonous exterior.
▪ The scale of multi-family buildings should be compatible with
surrounding residential neighborhoods. A large box-like apartment
complex shall be avoided.
▪ A variety of heights, colors, setbacks, and stepbacks are encouraged.
▪ Four-sided architecture shall be required.
Exhibit A to Marana Resolution No. 2021-131
Marana Regular Council Meeting 09/21/2021 Page 350 of 412
Development Regulations
Gladden Farms II IV-14
Specific Plan
Garages
▪ Reduce the prominence of the garage by locating it off the public street
for attached units.
▪ Garage doors must be painted a complementary accent color to the
main building.
Roof
▪ Roof design shall be visually integrated into the overall building
architecture.
▪ Flat roofs shall include proportionately sized parapet features.
▪ Attached housing units shall maintain separate identifiable roof forms.
3. Town Enforced Commercial Design Standards
Layout
▪ Entrances shall be located along arterial and collector roads.
▪ All loading and service areas shall be placed on the side or rear of the
building and shall have an appropriately sized screen wall. They shall
not be visible from the front or adjacent properties.
▪ Trash areas shall be centrally located and properly screened with walls
and solid doors similar in design to the project architecture.
▪ Single-family detached units and commercial shall be separated by a
collector street, open space (including the open space paseo system),
or a 40-foot landscaped buffer.
Design
▪ Define building entrances through the use of building recesses,
projections, colonnades, space frames or other appropriate
architectural features.
▪ Ducts, pipes, gutters, downspouts, and similar equipment are to be
painted to match the surface of the building or may be painted a
complementary accent color.
▪ Primary building entries shall be positioned so they are immediately
identifiable from the interior driveways and parking areas.
Roofs
▪ Roofs shall be made of tile, slate or concrete shingles, wood shingles,
or metal.
▪ All roof screens shall be continuous.
Exterior Finish Materials
▪ Permitted exterior finish materials include masonry (concrete, glass, or
brick), wood, textured or exposed aggregate, stone or stone veneer.
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▪ The use of pre-fab, all-metal steel is prohibited. Finished metal details
within architecturally designed structures may be used.
Storage
▪ Materials, supplies, and equipment shall be stored inside a building or
behind a screen wall such that they are not visible from streets and
adjacent properties.
Off-Street Loading and Service Areas
▪ Conceal all service areas and storage areas within the building, or
screen those exterior areas with solid masonry or stucco stud walls.
Mechanical Equipment
▪ Exterior components of plumbing, processing, heating, cooling, and
ventilation systems shall not be visible to an individual standing on the
ground or ground-floor elevation from an adjacent property.
▪ Screen roof- and ground-mounted equipment from all sides.
Mechanical equipment must be covered by continuous grills or louvers.
▪ Exterior junction receptacles for electrical or irrigation purposes shall
be landscaped to screen from view in accordance with Tucson Electric
Power standards.
▪ Exterior receptacles shall be painted to match the main building or a
complementary color to the main building.
Refuse Containers
▪ Trash areas shall be retained in central locations. These locations shall
be completely enclosed by a screen wall with solid doors constructed
of materials and colors that are architecturally compatible to the main
structure(s).
4. Design Review Committee Enforced Commercial Design Standards
All Town Enforced standards will also be reviewed by the DRC for compliance.
Layout
▪ Create plazas, courtyard spaces, and pedestrian walkways through
coordinated placement and orientation of buildings.
▪ Buildings should be sited to maximize views through the site to parks,
plazas, open spaces, mountains, etc.
▪ Commercial areas shall be pedestrian friendly and include pedestrian
spaces with amenities such as furniture. The furniture should be
located in a convenient space that does not obstruct entrances, exits,
or paths.
▪ Buildings will be designed to minimize the visual impact of parking lots.
Exhibit A to Marana Resolution No. 2021-131
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Specific Plan
Design
▪ Commercial buildings shall be encouraged to use a variety of surfaces,
textures, shapes, multi-planed roofs, and wall articulation.
▪ Design building mass and fenestration in proper proportion and scale
with the site, adjacent streets, and developments.
▪ Architectural styles shall follow the agricultural theme of the Specific
Plan and must be approved by the DRC.
▪ Long, unarticulated building facades should be avoided through the use
of window panels, reveals, recesses, projections and other decorative
elements such as molding and arches.
▪ Building entries may be illuminated with soffit, bollard, step or other
comparable lighting.
Exterior Finish Materials
▪ Windows should be of lightly reflective glass, tinted bronze, blue, or
green glass or transparent glass.
▪ Reflective glass may be used to limit transfer of heat while maximizing
available sunlight for interior illumination.
▪ Building materials and landscaping shall be consistent with adjacent,
non-residential buildings to create an overall sense of unity in design.
5. Streets
The streets within Gladden Farms II are designed to create a safe and effective
circulation system. The arterial and collector roads will have multi-use lanes
and sidewalks to promote alternative modes of transportation and connectivity
to the multi-use trail system. Appropriate traffic-calming techniques, designed
per the Town's standards and approved by the Town, may be included in the
design. All streets will conform to Town of Marana Street Standards, including
curbing and pedestrian/bicycle accommodation.
Arterial Roads
Tangerine Road and Moore Road are arterial roads with 250-foot future
rights-of-way. Both will be 4-lane divided roads with multi-use lanes and
landscaped buffers on both sides. There will a 100-foot buffer with an 8-
foot-wide meandering multi-use trail, and the opposite side will feature a
20-foot landscape buffer with a sidewalk. Gladden Farms I has already
built the 100-foot buffer along the south side of Moore Road adjacent
to their property. Gladden Farms II will continue this with the same
quality design and integrity.
Clark Farms will be constructed by the Master Developer from Moore
Road to the point where it reaches the eastern property boundary. From
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Gladden Farms II IV-17
Specific Plan
this point south, the cost of building the road will be shared between
Gladden II and the developer of the adjacent property to the east in
accordance with the conditions the Town has imposed on the adjacent
property. It will have a 150-foot right-of-way to accommodate 4 lanes of
traffic.
Collector Roads
Mike Etter Boulevard and Midfield Road will have 90-foot rights-of-way that
accommodate 2 travel lanes of traffic, multi-use lanes, and sidewalks on
both sides.
Local Roads
Local roads will be constructed in accordance with Town requirements.
6. Open Space
Open space within a community contributes to quality of life by offering
recreational opportunities and providing a buffer between varying land use
intensities. Gladden Farms II will create a vital open space amenity through the
use of paseos designed to connect all areas of the community. Access to the
paseos from backyard gates is prohibited. Rather, access will be provided from
public areas and streets. The paseo system will be under the control of the
homeowners' association.
Multi-Use Trail
A multi-use trail will be provided throughout the paseo system. It will
provide critical linkage opportunities for pedestrian and bicycle users for
the entire project area. Multi-use trails shall be a minimum of 12-feet
wide with 2-foot shoulders and constructed of asphalt or concrete. The
trails shall be landscaped according to the landscape standards outlined
in this plan.
Common Areas
Common areas will be located throughout the entire site in the form of
multi-use paseos and neighborhood pocket parks to be used by all
residents within Gladden Farms I and II communities. All common areas
will be under control of the homeowners association.
Drainage
Within each paseo, a partially grass-lined drainage facility will likely be
developed. The grass edge is to be smooth and sweeping but not
following the actual edge of the drainage improvement. The improvements
shall have smooth, curving edges-not engineered straight lines. The slope
of the sides of the channel shall vary and, in most cases, shall not be
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Specific Plan
steeper than 3:1. If the drainage channels utilize rip-rap, adequate space
for trees to grow shall be provided within the channels.
Irrigation
Non-potable water will be provided by CMID and will be available for
landscaped open areas, including the buffer and streetscape areas along
arterial and collector roads. Until non-potable water supply is available,
potable water may be used.
Outdoor Furniture
Street furniture may include trash receptacles, benches, bus shelters,
planters, bicycle racks, bollards, and information displays
7. Landscaping
General
• All trees will be required to meet the Arizona Nurseryman's Association
standards as to caliper.
• The Builder shall be responsible for tree installation and the prompt
replacement of diseased or dead specimens for a period of one year
from the date of occupancy permit issuance.
• Streetscapes shall be maintained year-round by the homeowners
association. Deceased plants shall be replaced promptly with materials
comparable in size to existing plants.
• Installation of street trees, including automatic irrigation, should be
completed prior to the issuance of occupancy permit for the residence.
The Master Developer may require the installation of trees in vacant lots
for the purpose of logical, orderly development.
• Tree selection shall conform to the approved tree list in Appendix B:
Plant Palette.
Residential
• The trees are to be 15-gallon minimum as well as 24-inch box size.
• On corner lots, multiple trees within the 5-foot easement or the 5-foot
common area, depending on the plat, are required.
• In addition to the street trees, each front yard is required to have an
additional tree and six shrubs informally planted or ground cover.
• Minimum shrub size shall be one gallon.
Commercial
• In commercial areas there shall be one tree per every four parking
stalls.
• A minimum of 30% of the trees are to be 24-inch box size; the balance
shall be a minimum of 15 gallon size.
• No trees or shrubs shall be planted within 10 feet of any commercial
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Gladden Farms II IV-19
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entry driveway.
• Service areas shall have a 6-foot minimum dense landscape screen
and a 5-foot minimum buffer wall.
• Prior to the preparation of a final landscape plan, a landscape architect
must review impacts on underground utilities.
• Adjoining parcels for future phase development will have the required
streetscape fully implemented when the first phase of development
occurs.
• Off-street parking areas shall include a minimum 3-foot screen wall
adjacent to parking stalls to screen the parked cars from the public
right-of-way.
Street
• Street trees should establish a distinctive street scene along arterials
and collectors.
• Street trees are required on all internal residential streets.
• Street trees shall be a minimum of 24-inch box or 20-gallon size.
• Trees to be located at 40 feet on the center, plus or minus.
• Trees shall be planted in accordance with the approved residential
design standards.
• Trees must be provided at a minimum of one tree per lot; however,
spacing may vary within individual neighborhoods.
Open Space
• The paseos and buffers should be planted with drought-resistant
plants. Green drought-tolerant plant material is preferred and cactus
should be minimized.
• Trees are to be a minimum of 15-gallon size with 25% being 24-inch
box or 20-gallon size.
• Shrubs are to be a minimum of 5-gallon size.
• Groundcover is to be a minimum of 1-gallon size.
• Orchard areas shall contain a minimum of 20 trees.
• The paseo planting design shall be compatible with streetscape and
adjacent development improvements.
• Turf areas are allowed in the paseos.
Irrigation
Irrigation for all landscaping, including streetscapes, buffers, and open
space will utilize a non-potable water system provided by CMID. Until
the supply is in place, potable water may be used.
8. Monumentation
Project Entry
Project entry monuments for Gladden Farms II will be constructed by the
Master Developer. There will be two types of entry monuments, Major
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Gladden Farms II IV-20
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and Minor. The Major monuments will announce the primary entrance to
the development along Tangerine Road at Clark Farms Boulevard. The
Minor monuments will announce the secondary entries at Tangerine Road
and Midfield Road, Moore Road at Mike Etter Boulevard and at the point
where Clark Farms Blvd. enters the Specific Plan on the north boundary of
the project.
For traffic visibility purposes, no structure between 30 and 72 inches in
height relative to the adjacent roadways shall be placed within an
intersection's sight visibility triangles
Residential Parcels
Each entry into a subdivision will be unique in character but will have
common elements that tie into the overall Gladden Farms II community
theme. Each subdivision shall have a minimum of one primary entry
feature and may have more than one secondary or tertiary entry features.
Entry features shall comply with the Town of Marana sight visibility triangle
requirements. The residential entry monuments shall be approved by the
DRC and built by the Builder.
Commercial Parcels
Commercial developments may have their own entry monumentation, but
must have common elements that tie into the overall community theme.
Village perimeter walls that are developed along arterial or collector edge
shall be compatible with entry monumentation by incorporating similar
materials.
9. Signs
Signs are an essential element within a planned community because they
provide a sense of identity and visual orientation. They provide visual
communication for residents and visitors while reflecting an image of connectivity
throughout the community. Signs should be designed with the character of
development and should be at a consistent scale and style throughout the
community. These sign guidelines and regulations shall apply to all developments
within this Specific Plan area. It is intended that the uniform application of
these provisions provide the basis for an integrated visual character and
continuity through all project phases. These sign standards are in addition to those
issued by the Town of Marana.
General Regulations
The following sign regulations are intended to provide equitable standards
for the protection of property values, visual aesthetics and the public health,
safety, and general welfare for the residents of Gladden Farms II.
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These regulations apply to all signs:
• All light sources, either internal or external, provided to illuminate
signs shall be placed or directed away from public streets, highways,
sidewalks or adjacent premises to not cause glare or reflection that
may constitute a traffic hazard or nuisance.
• Any sign located on vacant or unoccupied property that was erected
for a business which no longer exists or any sign which pertains to a
time, event or purpose which no longer exists shall be removed within45
days after the use has been abandoned.
• All signs shall be designed free of bracing, angle-iron, guy wires,
cables or similar devices.
• The exposed backs of all signs visible to the public shall be suitably
covered, finished, and properly maintained.
• All signs shall be maintained in good repair including display surfaces,
which shall be kept neatly painted or posted.
• Any sign which does not conform to the provisions contained herein
shall be made to conform or shall be removed.
• The height of all signs shall be measured vertically from the highest
point of the sign to the average finished grade beneath the sign,
exclusive of any part of the sign not included in the area calculations.
• All sign lighting shall adhere to the Town of Marana Outdoor Lighting
Code.
• All traffic-related signs (including street name signs) shall conform to
the latest edition of the Manual on Uniform Traffic Control Devices.
Prohibited Signs
The following signs shall be prohibited in all zones within the project area:
• Inflatable signs.
• Rooftop signs.
• Signs on trailers or painted on the sides of disabled or parked
vehicles.
• Rotating, revolving, or flashing signs.
• Signs advertising or displaying any unlawful act, business or purpose.
• Any sign, notice or advertisement affixed to any street right-of-way,
public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone
pole, lighting system, or upon any fixture of the fire or police alarm
system of the Town of Marana.
• Any strings or pennants, banners or streamers, clusters of flags,
strings of twirlers or propellers, flares, sky dancers, balloons and
similar attention-getting devices, including noise-emitting devices, with
the exception of the following:
o Pennants, banners, balloons, or flags used for special events
such as grand openings or in conjunction with subdivision
sales offices, tract entry points, and other similar events.
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o National, state, local governmental, institutional or corporate
flags properly displayed.
o Holiday decoration, in season, used for an aggregate period of
90 days in any one calendar year.
Design Standards
Sign standards that establish maximum number and location will be
included in the design standards manual created for this project to be
submitted to the Town at a later date. These standards will provide a
basis for the developer and the jurisdiction to design , pattern , and
regulate a consistent sign program.
10. Walls and Fencing
The following standards apply to all walls and fencing throughout the project.
More extensive standards will be submitted prior to the development process.
• All screen walls shall use graffiti resistant paint or materials.
• Two-rail white vinyl fencing may be used in conjunction with certain landscape
treatments including orchard areas and other formal tree plantings. Other fence
types must be approved by the DRC.
• Fences of sheet or corrugated iron, steel, aluminum, asbestos, or any type of
chain-link fencing are specifically prohibited.
• Walls constructed at major community entry points and along community
streets shall be consistent with the project's theme area in materials and
design.
• Alternative walls and fences within the project area shall be consistent with
the architectural theme of the planned area, reflecting materials and design of
the architectural theme and must be approved by the DRC.
• The Master Developer shall determine where walls and fencing may be
placed in Gladden Farms II, with the idea to eliminate walls and fencing as
appropriate.
• Walls and fences throughout the project area must be consistent with the
architectural theme of the project.
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V. Implementation and Administration
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Gladden Farms II V-1
Specific Plan
A. Purpose
This section of the Specific Plan outlines the implementation of development on the project
site. It identifies the responsible party to ensure the project is built in coordination with
infrastructure improvements, providing a continuity of design. This section also provides
guidance regarding general administration of and amendment procedures to the Specific
Plan.
B. Proposed Changes to Zoning Ordinance
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition, or
situation arises that is not covered or provided for in this Specific Plan, those reg ulations
in the Town of Marana Land Development Code that are applicable for the most similar
issue, condition or situation shall be used by the Planning Director as the guidelines to
resolve the unclear issue, condition or situation.
C. General Implementation Responsibilities
The implementation of the Gladden Farms II Specific Plan is the responsibility of the
Master Developer, the Builder, the Gladden Farms Community Association (which will
have separate committees to review the design features) and the Town of Marana. The
Gladden Farms II development will be integrated with the Gladden Farms Community
Association to the west. The purpose of having one large community association is to
ensure that residents of both developments will have rights to all the amenity areas in both
projects and provide consistency in fee structure.
The Master Developer, referenced herein as FC/M Gladden II, LLC, is the entity
responsible for providing the basic infrastructure needs including roads, sewer, and water
in a timely and efficient manner. The Master Developer forms the community association
and the design review committees and is responsible for recording the Master CC&R’s.
The Builder is the purchaser of a development area(s), or portions of a development area,
and is responsible for building within their area(s) of ownership.
The Gladden Farms Community Association (Association) has been set up by the Master
Developer. During this time, the Master Developer, or its designee, has the power to
appoint and remove board members until such time that the Master Developer
relinquishes control or all planning areas have been conveyed to non-builder owners. The
Association shall administer the property, prepare the budget, assign and collect fees, and
review architectural design.
The Town of Marana Development Services will be responsible for ensuring all policies
and standards laid out in this Specific Plan are adhered to during its review of all
development in Gladden Farms II.
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Implementation and Administration
The Town of Marana Mayor and Council approved the formation of a Community Facilities
District within Gladden Farms I in 2004. The purpose of this district is to assist with the
construction and implementation of major infrastructure. The intent of the Master
Developer is to enter into a similar agreement with the Town of Marana to form a
Community Facilities District within Gladden Farms II.
D. Development Review Procedure
All development plans and subdivision plats within Gladden Farms II shall be subject to
and implemented through the review and approval process adopted by the Town of
Marana. In addition, all development is subject to the building permit process as outlined
by the Town of Marana.
Prior to submitting preliminary and final subdivision plats and/or development plans to the
Town, applicants must submit all plans to the Master Developer for approval. The Master
Developer and the Association reserve the right to review any design or architectural
aspect of the development that affects the exterior appearance of any structure or area of
land. This includes the review of signage, landscaping, entry features, street standards,
and architecture for conformance to the Development Regulations and Design Guidelines
outlined in this Specific Plan.
E. Design Review Process
The Gladden Farms Community Association has created the New Construction Review
Committee and the Modification Committee to review development within the two project
areas. The New Construction Review Committee shall review submittals from builders for
all original construction prior to submitting plans for Town Review. The Modification
Committee shall review submittals from subsequent property owners making changes to
existing construction or changes/additions to exterior landscape and/or hardscape. All
development is subject to review by the Association and the appropriate committee. The
applicable plans and documents, as deemed necessary by the Association shall be
submitted along with a Design Review Application (Appendix D) and the required design
fees as follows:
New construction - $500 per floor plan
Modification to existing improvements – No fee with the following exception: The
Association reserves the right to require plan review by an outside consultant, in which
case the applicant will be responsible for fees charged by the outside consultant.
Design Review Applications may be submitted to:
Exhibit A to Marana Resolution No. 2021-131
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Gladden Farms Community Association
Attn: Kristina Allen, Community Manager
c/o CCMC
3005 West Ina Road
Tucson, Arizona, 85642
F. Phasing
The development will likely consist of four phases, beginning in the northwest corner. The
initial site work will begin in 2017. Infrastructure such as roads, sewer, water and grading
will be constructed and extended in accordance to the build out of the project. Construction
of the houses is estimated to begin the following year. The spine infrastructure needed to
serve the blocks will be in place by the time the certificates of occupancy are issued for
said blocks.
Phase I may include Blocks 35, 39, 40 and 36. Phase II may include Blocks 26, 30 and
41. Blocks 27, 31, 33, 37, and 42 may be included in Phase III. The final phase, Phase
IV, may include Blocks 28, 29, 34, 38, 43 and 44.
The purpose of the phasing plan is to relate infrastructure requirements to proposed
development. Although the sequence is implied, development of phases may occur in a
different order or concurrently, at the discretion of the Master Developer, as long as the
related infrastructure is adequately in place. Change in the phasing order can occur due
to unforeseen factors affecting development. Flexibility is needed within the Specific Plan
to address these changing needs while still maintaining a timely development.
G. Specific Plan Administration
1. Enforcement
The Gladden Farms II Specific Plan shall be administered and enforced by the Town
of Marana Development Services Department in accordance with the provisions of
the Specific Plan and the applicable provisions of the Town of Marana Land
Development Code.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Town of Marana Planning Director, provided said changes are
not in conflict with the overall intent as expressed in the Gladden Farms II Specific
Plan. Any changes must conform to the goals and objectives of the Plan.
The Planning Director’s decision regarding administrative changes and determination
of substantial change as outlined below shall be subject to appeal by the Town
Council. Categories of administrative change include, but are not limited to:
Exhibit A to Marana Resolution No. 2021-131
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Implementation and Administration
▪ The addition of new information to the Specific Plan maps or text that does not
change the effect of any regulations or guidelines, as interpreted by the
Planning Director;
▪ Changes to the community infrastructure planning and alignment such as
roads, drainage, water, and sewer systems that do not increase the
development capacity in the Specific Plan area;
▪ Changes to development plan boundaries due to platting. Minor adjustments
to development plan areas, drainage areas and other technical refinements to
the Specific Plan due to adjustments in final road alignments will not require
an amendment to the Specific Plan but will require staff approval; or
▪ Changes to development regulations that are in the interest of the community
and do not affect health or safety issues.
3. Substantial Change
This Specific Plan may be substantially amended by the same procedure as it was
adopted. Each request shall include all sections or portions of the Gladden Farms II
Specific Plan that are affected by the change. The Planning Director shall determine
if the amendment would result in a substantial change in plan regulations, as defined
in the Town of Marana Land Development Code.
4. Interpretation
The Planning 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 15 days from the date of the interpretation.
If any provision of the Design Standards is considered ambiguous or unclear, the
Planning Director shall be responsible for interpreting the intent of the Design
Standards.
5. Fees
Fees will be assessed as indicated by the Town’s adopted fee schedule that is in
place at the time of development.
6. Annual Report
At the platting stage, the Master Developer will provide Town staff with a Monitoring
Program outlined in Appendix D of the Northwest Area Marana Plan. This will provide
Town of Marana staff with information to assess the impact of proposed
developments on existing infrastructure and determine the needs for future
development.
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Development Services / maranaplanning@maranaAZ.gov
11555 West Civic Center Drive / Marana, AZ 85653
Ph (520) 382-2600 / Fax (520) 382-2641 / maranaAZ .gov
PROJECT APPLICATION
APPLICATION TYPE
Annexation Development Plan Development Plan Package General Plan Amendment
Rezone Minor Land Division Significant Land Use Change Conditional Use Permit
Specific Plan Landscape Plan Native Plant Plan/Exception SWPP
Variance Hydraulic Model Sewer Capacity Assurance Sign Program
Plat Improvement Plan Report (Type): ______________ Other: ___________________
PROJECT INFORMATION
Project Name:
Description of Project: Number of Lots:
Parcel No.(s): Gross Area (Acres):
Project Address:
Ref. Project No.:
CONTACT INFORMATION
Owner: Contact Name:
Address: City: State: Zip:
Email: Phone No.:
Applicant: Contact Name:
Address: City: State: Zip:
Email: Phone No.:
Consultant/Engineer: Contact Name:
Address: City: State: Zip:
Email: Phone No.:
OWNER/APPLICANT AUTHORIZATION
I hereby certify that the information set forth in this application are true and correct 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. (If applicant is not the owner, attach written authorization from the owner.)
Applicant Name (PRINT) Signature Date
FOR OFFICIAL USE ONLY Project No.______________________ Date Received____________________ Revision Date 03/29/2019
Marana Regular Council Meeting 09/21/2021 Page 404 of 412
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 noevent shall The Town of Maranabecome liable to users of these data, or any other party, for any loss or direct, indirect, special, incidental, or consequential damages, including but not limited to time, money, or goodwill, arising from the use or modification of the data.
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SUBJECT PROPERTY
W. Tangerine Road
Mike Etter Blvd. Alignment
INT
E
R
S
T
A
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1
0
NorthwestFirestation #36
VentanaLogisticsFacility
GLADDEN FARMS IISPECIFIC PLAN
TANGERINE COMMERCEPARKSPECIFIC PLAN
GraniteConstruction
CROSSROADS AT GLADDEN SPECIFIC PLAN
Pima County Landfill(Closed)Clark Farms Blvd. AlignmentTransitional (TR)Land Use Designation
Commercial (C)Land UseDesignation
Transitional (TR)Land Use DesignationSFD-6Land Use Designation
High Density Residential (HDR)Land Use Designation
Commercial (C)Land Use Designation
Marana Regular Council Meeting 09/21/2021 Page 405 of 412
Council-Regular Meeting A3
Meeting Date:09/21/2021
To:Mayor and Council
Submitted For:Libby Shelton, Deputy Town Attorney
From:Libby Shelton, Deputy Town Attorney
Date:September 21, 2021
Strategic Plan Focus Area:
Not Applicable
Subject:Resolution No. 2021-132: Relating to Administration; approving and
authorizing the Finance Director to execute Amendment Two to the
Inmate Work Contract between the Town of Marana, the Arizona
Department of Corrections and the Management & Training
Corporation for inmate labor services (Libby Shelton)
Discussion:
The Town of Marana has maintained an agreement with the Arizona Department of
Corrections, Rehabilitation, and Reentry (ADCRR) and the Management & Training
Corporation (MTC) for a number of years to obtain the use of inmate labor crews from
the Marana Community Correctional Treatment Facility (MCCTF) for work on Town
public works projects. On March 17, 2020, the Town Council adopted Resolution No.
2020-028 approving the latest version of the inmate work contract. On June 16, 2020, the
Town Council adopted Resolution No. 2020-063 executing Amendment One to the
inmate work contract granting MTC broader discretion to prohibit the assignment of
inmates for work assignments when MTC reasonably believes there is likelihood of risk
to the health or safety of the public, inmate workers, or MTC staff.
This proposed Amendment Two to the inmate work contract adds the following
COVID-19 related requirements:
Town of Marana employees who work with inmates that are not fully vaccinated
for COVID-19 must provide proof of a negative COVID-19 test within a preceding
period ranging from one week to one month as required by ADCRR. The Town of
Marana is responsible for the testing, testing costs, and confirmation of test results.
1.
Town of Marana employees who work with inmates who are fully vaccinated for
COVID-19 must report if the employee is symptomatic for possible COVID-19
2.
Marana Regular Council Meeting 09/21/2021 Page 406 of 412
infection or has a known exposure to COVID-19. In the event the vaccinated
employee is symptomatic or exposed, the employee will have to submit to
COVID-19 testing.
The testing and other related requirements are subject to change depending on new
guidance from the U.S. Centers for Disease Control and Prevention (CDC), State of
Arizona guidelines or directives, ADCRR policy changes, and/or any other
dynamic aspects of the COVID-19 pandemic. When ADCRR makes changes,
ADCRR will notify in writing and the Town of Marana is expected to abide by and
carry out any changes.
3.
Town staff met with affected departments to discuss the new COVID-19 requirements in
this amendment. Considering the additional burden of this amendment employees were
given an opportunity to opt out of working with the inmates if the individual employee
is not comfortable with abiding by the new COVID-19 requirements.
Financial Impact:
This amendment should not have a significant financial impact for those departments
that participate in this agreement. Some additional costs might be incurred for the
COVOD-19 tests. Staff is not able to estimate these costs but anticipates they will not be
material to department budgets. Any medical related costs associated with testing will
be charged to the Human Resources department health and safety account which is
consistent with other work related testing protocols or programs.
Staff Recommendation:
Staff recommends adoption of Resolution No. 2021-132, authorizing the Finance Director
to execute Amendment Two to the Inmate Work Contract between the Town of Marana,
the Arizona Department of Corrections and the Management & Training Corporation for
inmate labor services.
Suggested Motion:
I move to adopt Resolution No. 2021-132, authorizing the Finance Director to execute
Amendment Two to the Inmate Work Contract between the Town of Marana, the
Arizona Department of Corrections and the Management & Training Corporation for
inmate labor services.
Attachments
Resolution 2021-132
Exhibit A: Contract Amendment
Marana Regular Council Meeting 09/21/2021 Page 407 of 412
Marana Resolution No. 2021-132 - 1 -
MARANA RESOLUTION NO. 2021-132
RELATING TO ADMINISTRATION; APPROVING AND AUTHOR IZING THE
FINANCE DIRECTOR TO EXECUTE AMENDMENT TWO TO THE INMATE WORK
CONTRACT BETWEEN THE TOWN OF MARANA, THE ARIZONA DEPARTMENT
OF CORRECTIONS AND T HE MANAGEMENT & TRAINING CORPORATION FOR
INMATE LABOR SERVICES
WHEREAS the Town of Marana has maintained an agreement with the Arizona
Department of Corrections and the Management & Training Corporation (MTC) for a
number of years to obtain use of inmate labor crews from the Marana Community
Correctional Treatment Facility; and
WHEREAS the Town Council adopted Resolution No. 2020-028 approving the
latest version of the Inmate Work Contract on March 17, 2020; and
WHEREAS the Town Council adopted Resolution No. 2020 -063 executing
Amendment One to the inmate contract on June 16, 2020 granting MTC broader
discretion to prohibit work assignments for inmates when there is a likelihood of risk to
the health or safety of the public, inmate workers, or MTC sta ff; and
WHEREAS the parties wi sh to execute Amendment Two to inmate contract to
add COVID-19 restrictions; and
WHEREAS the Mayor and Council of the Town of Marana find it is in the best
interests of its citizens to amend the Inmate Work Contract.
NOW, THEREFORE, BE IT RESOLVED BY THE M AYOR AND COUNCIL OF
THE TOWN OF MARANA, ARIZONA, as follows:
SECTION 1. Amendment Two to the Inmate Work Contract between the Town of
Marana, the Arizona Department of Corrections and the Management & Training
Corporation for inmate labor services, attached to and incorporated by this reference in
this resolution as Exhibit A, is hereby approved and the Finance Director is hereby
authorized and directed to execute it for and on behalf of the Town of Marana.
Marana Regular Council Meeting 09/21/2021 Page 408 of 412
Marana Resolution No. 2021-132 2
SECTION 2. The Town’s Manager and staff are here by directed and authorized
to undertake all other and further tasks required or beneficial to implement and carry
out the terms, obligations, and objectives of the contract.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 21st day of September, 2021.
Mayor Ed Honea
ATTEST:
Cherry L. Lawson, Town Clerk
APPROVED AS TO FORM:
Jane Fairall, Town Attorney
Marana Regular Council Meeting 09/21/2021 Page 409 of 412
Exhibit A to Marana Resolution No. 2021-1321 of 3Marana Regular Council Meeting 09/21/2021Page 410 of 412
Exhibit A to Marana Resolution No. 2021-1322 of 3Marana Regular Council Meeting 09/21/2021Page 411 of 412
Exhibit A to Marana Resolution No. 2021-1323 of 3Marana Regular Council Meeting 09/21/2021Page 412 of 412