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Home My WebLink AboutRancho Marana West Specific Plan Amendment 2 PCZ2203-001CHO r~A A ST SPECIFIC PLAN AMENDMENT g; a _ t ~a` r g Y ~ H 4Ir ~r ~ ~ d~' s ; f y r3 : F. r a~~R a l rrP: s s~I r I aa fi a.~E u r r a.r rt R r Y i t.ia~ '~i.1' f'.,~4 sr4a~y~ t,""i:x'~<n f'~j g~a ~e,fi.a b i j°d~~~a .4~,g1~a :J~ ~ <<fF s~9.Y Erw r s T 1 E z~~ a- rt~ o-v t x t d : March 18, 2005 The WLB Group WLB No. 198064-B-007 REVIEWED FOR CODE COMPLIANCE 06/21/2022 - cbilow No. Approved Amend 2 April 14, 2022 Ms. Cynthia Ross, AICP Planning Department Town of Marana 11555 West Civic Center Drive Marana, Arizona 85653 Subject: Rancho Marana West Specific Plan Amendment – Monarch Planned Community Administrative Amendment – 2nd Submittal (Case No. PCZ2203-001) AGS-08 Dear Ms. Ross: On behalf of Sunbelt Holdings, this letter respectfully requests an administrative amendment to the Rancho Marana West Specific Plan (RMWSP). The purpose of this administrative amendment is two-fold: 1) allow for additional single-family detached homes and 2) reduce the width of the 'pedestrian path' adjacent to the area in question. As you know, Sunbelt Holdings is in the process of platting portions of Planning Area 1 of the RMWSP, particularly Parcels 8, 10, and 11 (or Blocks 13, 12, and 11 respectively of the Final Block Plat of Vanderbilt Farms1, dated 2/2020 and the Amended and Restated Development Agreement2 – see Attachment A and Attachment B) to develop a master-planned single-family residential community known as Monarch. In conjunction with the adoption of Resolution No. 2018.34, which realigned Lon Adams Road and offset it westerly from its originally proposed location, the Final Block Plat of Vanderbilt Farms reconfigured Parcels 11, 12, and 13 (or Blocks 11, 10 and 9) as originally proposed in the RMWSP. Figure 1 below demonstrates how the RMWSP Land Use Plan changed as a result of the road realignment and reconfigured parcels for the area subject to this request. Attachment C: Revised Rancho Marana West Land Use Plan provides the revised land use plan based on the block plat and the corresponding block numbers as depicted in Attachment A and Attachment B. Figure 1 Lon Adams Rd Realignment per Resolution 2018.34 (shifted west to align with the segment of Lon Adams Rd north of Barnett Rd) Original Configuration of Parcels 11, 12, and 13 Lon Adams Rd Original Alignment Reconfigured Parcels 11, 12, and 13 per Final Block Plat (Lon Adams Rd bisects Parcel 11; Parcel 12 and 13 reconfigured or expanded) 2005 RMWSP Land Use Plan 2022 RMWSP Land Use Plan 1 Replat of Final Block Plat of Vanderbilt Farms Blocks 1 thru 13, & 11a, recorded on 6/29/2020 by Pima County Sequence # 20201810353. 2 Amended and Restated Vanderbilt Farms Development Agreement authorized by Resolution No. 2020-058 and recorded on 6/29/20 by County Sequence # 20201810352. April 13, 2022 C. Ross Rancho Marana West Admin Amendment Page 2 AGS-08 As previously mentioned, the first amendment subject to this request is to allow for additional single- family detached homes in Planning Area 1, Parcel 8 (Block 13), which is currently designated as Medium High Density Residential (MHDR). Per the Specific Plan, the MHDR land use designation: "… provides for and encourages development of multiple residence dwellings, which include varied project amenities. The intent of the district is to permit medium high density urban development with a mixture of similar intensities" (refer to Page V-13 of RMWSP). MHDR allows multi-family residential projects, and single-family attached and detached homes. However, the RMWSP limits where single-family detached homes can develop to only three Parcels within the Specific Plan boundary; Parcel 6 in Planning Area 3 and Parcels 10 and 11 in Planning Area 1 (Blocks 12 and 11). Since the Specific Plan was originally crafted, the Town of Marana has experienced significant growth in this general area. As a result, the overall vision and plans for RMWSP and the surrounding land has since evolved. For instance, the focus of the Town Center, which was initially envisioned to locate in the northern 'notch' of the RMWSP, has shifted further north towards the interstate and is now focused in the area between Town Hall and the Marana Road interchange. South of Barnett Road, initially contemplated to develop with higher intensity residential uses and some commercial opportunities, has developed as traditional neighborhoods dominated by single-family detached residences. These subdivisions are well-loved and in high demand as they provide a mix of lot and home sizes to suit a variety of households at a wide range of price points. Given the current market demand for single-family homes, Sunbelt Holdings has received strong interest from homebuilders for additional land to develop detached homes and alleviate inventory shortages. Meanwhile, the market for attached homes remains sluggish, with very few companies building attached housing types (duplex/triplex/townhomes) envisioned by the original Specific Plan for Parcel 8 (Block 13). Consumers in the Arizona market have not embraced this type of home, preferring detached houses, even in light of rising home prices. This is particularly the case in suburban areas like Marana. The second amendment request entails modifying the width of the proposed 'pedestrian path' that runs along the east side of Civic Center Drive and connects to the north side of Clark Farms Boulevard, and then back out to Barnett Road along the east side of Parcel 13 (Block 9). As proposed in the RMWSP, this pedestrian path was originally proposed to be a 10-foot path located within the Town Center Civic Loop. A portion of the pedestrian path (the stretch currently extending northerly on Civic Center Drive from Barnett Road) was installed when the Municipal Complex was constructed at only 5 feet wide, in conflict with the 10 feet delineated in Exhibit VI-1: Pedestrian and Bicycle Circulation Concept. To ensure continuity with the existing pedestrian path along Civic Center Drive and the sidewalks anticipated to connect to the pedestrian path on the north of Clark Farms Boulevard to east and west, Sunbelt Holdings requests to reduce the width of the proposed pedestrian path from a 10-foot sidewalk to a 5-foot sidewalk. This treatment is also consistent with the existing sidewalks on the south side of Clark Farms Boulevard constructed when Farm Field Five and Rancho Marana 154 subdivisions were built. April 13, 2022 C. Ross Rancho Marana West Admin Amendment Page 3 AGS-08 Per Section VIII.G.2 of the RMWSP, "Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Planning Director or Development Services Administrator, providing said changes are not in conflict with the overall intent as expressed in the Plan. Any changes must conform to the goals and objectives of the Plan. The Planning Director's or Development Services Administrator's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal to the Town Council. Categories of administrative change include, but are not limited to: a. 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. b. Changes to the community infrastructure planning and alignment such as roads, drainage, and water and sewer systems that do not increase the development capacity in the Specific Plan area. c. Changes to development plan boundaries due to platting. Minor modifications to the boundaries and acreages of the planning areas or adjustments because of final road alignments and drainage will occur during technical refinements in the platting process and shall not require amendment to the Specific Plan. d. Changes to development standards that are in the interest of the community and do not affect health or safety issues" (Page VIII-3 – VIII-4). The request to allow detached housing falls within category d., as it is within the best interest of the community to allow builders to respond to market demand and allow the neighborhood to continue to grow during this market cycle. Additionally, detached residential housing is more likely to be embraced by surrounding neighborhoods, so this change is not expected to cause any undue concerns from existing area homeowners. Densities will be maintained as originally proposed, and the land use remains constant, creating no adverse health or safety issues. The request to amend the sidewalk falls under category b. We are not aware of any negative effects of the existing 5' sidewalk and do not anticipate any resulting from the requested amendment. Reduction of the sidewalk does not increase the development capacity of the Specific Plan, as the proposed adjacent subdivisions are being platted at a lower density than originally targeted by the Specific Plan. The proposed amendments necessitate the following revisions to the RMWSP (refer to Attachment D: Revised RMWSP Pages). 1. Page IV-4, Exhibit IV-1: Land Use Plan - this exhibit was updated to include the block numbers established by the above-mentioned plat and development agreement. 2. Page V-15, Section 2.i – this section was revised to include ‘Parcel 8’ as an allowable area for single-family detached homes in the MHDR land use category. April 13, 2022 C. Ross Rancho Marana West Admin Amendment Page 4 AGS-08 3. Page VI-8, Exhibit VI-1: Pedestrian and Bicycle Circulation Concept – this exhibit was updated to reflect the modified sidewalk width. Attached are the proposed revised pages of the Specific Plan and the map showing how the block numbers correspond to the Specific Plan planning area numbers. A revised Specific Plan will be provided upon approval of the administrative amendment. Thank you. Please let me know if you need any other information or clarification. Sincerely, THE PLANNING CENTER Lexy Wellott, AICP Project Manager ATTACHMENT A: FINAL BLOCK PLAT OF VANDERBILT FARMS F.y t Recd ANN By: SMJ RECORDER F Iph, IIIIIIII'llllllllllIIIII IIIIIIIIIIIIIIII1IIIII1I DEPUTY RECORDER / 'SEQUENCE: 20201810352 5017 z NO. PAGES:24 SMARAl * TOWN OF MARANA 06/29/2020 PICKUP 9RIZO Q'* 10:11: 13 AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT Town of Marana, Arizona THIS AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT (this Agreement") is made and entered into by and between the TOWN OF MARANA (the Town"), an Arizona municipal corporation; FCD MARANA VENTURE I, L.L.C. ("FCD"), an Arizona limited liability company; and PEI CAPITAL VENTURE I,L.L.C. ("PEP"),an Ari- zona limited liability company.FCD and PEI are collectively referred to as the"Owners." The Town, FCD, and PEI are sometimes collectively referred to as the "Parties," any of which is sometimes individually referred to as a "Party." RECITALS A. The Vanderbilt Blocks 1 thru 13 Final Block Plat (the "Original Vanderbilt Farms Block Plat") was recorded in the Pima County Recorder's office on July 13, 2005, in Book 60 of Maps and Plats,Page 7(Sequence 20051340763).The 13 blocks depicted on the Orig- inal Vanderbilt Farms Block Plat are collectively referred to as the "Subject Property." The land area covered by the Original Vanderbilt Farms Block Plat is referred to as"Van- derbilt Farms." B. FCD owns Blocks 1, 11, 12, and 13 as depicted on the Original Vanderbilt Farms Block Plat. C. PEI owns Blocks 2 through 10 as depicted on the Original Vanderbilt Farms Block Plat. D. Together, FCD and PEI own all of the Subject Property. E. For administrative convenience and to take advantage of cost savings associated with using third party trust forms of subdivision assurances, all or part of the Subject Property may be held in one or more third party trusts in which FCD and/or PEI are the sole beneficiaries. F. The Town and FCD entered into a development agreement for the Subject Property the "Original Agreement"), which was approved on June 3, 2003 by Marana Resolution No.2003-61 and recorded in the Pima County Recorder's office on June 13,2003 at Docket 12071, Page 4475 (Sequence 20031141033). G. In addition to the Subject Property,the Original Agreement purported to cover the land area known as "Farm Field Five," according to the subdivision plat recorded in the Pima County Recorder's office on March 17, 2003, in Book 57 of Maps and Plats, Page 2 Sequence 20030510193),in which PEI is shown as the owner and subdivider. Farm Field Five is now developed with homes according to the amended subdivision plat recorded 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 1 - ATTACHMENT B: RESTATED DEVELOPMENT AGREEMENT in the Pima County Recorder's office on October 19, 2005, in Book 60 of Maps and Plats, Page 39 (Sequence 20052030156). H. On February 6, 1990, the Town Council created the Rancho Marana Specific Plan by its adoption of Marana Ordinance No. 90.04,which established the zoning regulations for an area that includes the Subject Property. I. The Rancho Marana Specific Plan was amended by Marana Ordinance No. 99.13, adopted on May 18, 1999, and recorded in the Pima County Recorder's office on May 28, 1999 at Docket 11057, Page 1189 (Sequence 19991030368), which placed the Rancho Ma- rana Specific Plan land area located west of Interstate 10 (including the Subject Property) into the "Rancho Marana West" sub-area of the Rancho Marana Specific Plan. J. The Rancho Marana Specific Plan was further amended by Marana Ordinance No. 2005.05, adopted on February 15, 2005, and recorded in the Pima County Recorder's office at Docket 12494, Page 1421 (Sequence 20050350342), which substantially rewrote the Rancho Marana Specific Plan for Rancho Marana West, including the Subject Prop- erty. The Rancho Marana Specific Plan as amended by Marana Ordinance No. 2005.05 is referred to in this Agreement as the " Rancho Marana West Specific Plan Amendment." K. The Rancho Marana Specific Plan was further amended by Marana Ordinance No. 2008.14,but the amendments affected only the portion of Rancho Marana West known as the "Town Center," located north of the Subject Property; consequently, the zoning reg- ulations that pertain to the Subject Property are only those set forth in the Rancho Marana West Specific Plan Amendment. L. At the request of FCD and with the consent of all affected property owners, the Town formed the Vanderbilt Farms Community Facilities District (the "VFCFD") on April 19, 2005 by the adoption of Marana Resolution No. 2005-46, recorded in the Pima County Recorder's office on June 2, 2005 at Docket 12565, Page 2026 (Sequence 20051060447). M. The VFCFD consists of the entire combined land area of Vanderbilt Farms and Farm Field Five. N. Members of the Marana Town Council, who also act as members of the Board of Directors of the VFCFD, have indicated they will not support the sale of VFCFD general obligation bonds because the sale of general obligation bonds by the VFCFD will result in associated property tax liability to all of the land area covered by the VFCFD,including Farm Field Five. O. With the Owners' consent, resolutions are being presented to the Board of Direc- tors of the VFCFD and to the Marana Town Council for consideration on June 23, 2020, which, if approved, will result in the VFCFD being dissolved and the Subject Property being removed from all VFCFD property tax obligations. P. Many changes have occurred since 2003, including without limitation the follow- ing: 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 2- i. The Owners' plans for the use and development of the Subject Property. ii. The Town's plans for construction of the Barnett regional drainageway, located along the north side of the Subject Property. iii. The Town's roadway plans affecting the Subject Property, including: a) On May 16, 2007, the Marana Town Council adopted Marana Resolution No. 2007-75, approving a final block plat for Gladden Farms Blocks 26-43 (the Gladden Farms II Plat"),located south of the Subject Property,and relocating the Moore Road/Clark Farms Boulevard intersection about 900 feet west of where the intersection is shown on the Original Vanderbilt Farms Block Plat. b) The Moore Road/Clark Farms Boulevard intersection as shown on the Gladden Farms II Plat is shown on the Road Network Map included as Map 6.1.A to the 2010 Marana General Plan adopted by Marana Resolution No. 2010-120 and ratified by the voters at a special election held on May 17,2011. c) On September 4, 2018, the Marana Town Council adopted Marana Resolu- tion No. 2018-084, adopting a minor amendment to the transportation element of the 2010 Marana General Plan, revising the Lon Adams Road alignment located north of Clark Farms Road (running through the Subject Property) to align with the existing location of Lon Adams Road on the western boundary of Ora Mae Ham Park. d) The Marana 2040 General Plan adopted by the Marana Town Council on December 10, 2019 by Marana Resolution No. 2019-120 and set for voter ratifica- tion on August 4, 2020 carries forward the Moore Road/Clark Farms Boulevard intersection as shown on the 2010 Marana General Plan and the realignment of Lon Adams Road adopted by Marana Resolution No. 2018-084, and adopts future right-of-way widths of 250 feet for Moore Road within and adjacent to the Subject Property (with additional width in the approach to the possible future Interstate 10 interchange), 150 feet for Clark Farms Boulevard from Lon Adams Road east- ward,90 feet for Clark Farms Boulevard from Lon Adams Road westward,and 90 feet for Lon Adams Road and Civic Center Drive through the Subject Property. Q. To address these changes, the Owners' consultants have prepared and submitted to the Town a proposed "Re-Plat of Final Block Plat Vanderbilt Farms Blocks 1 thru 13 11A" (the"Vanderbilt Farms Re-Plat"),which(among other things)proposes to realign and re-size major public roadways through the Subject Property to conform to the Town's current and proposed General Plan, and splits former Block 11 into Block 11 and Block 11A to accommodate the realignment of Lon Adams Road. R. Upon approval and recording of the Vanderbilt Farms Re-Plat i. All of the Subject Property will be included within the Vanderbilt Farms Re-Plat. 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 3- ii. FCD will own Blocks 1, 11, 11A, 12, and 13 as depicted on the Vanderbilt Farms Re-Plat, and PEI will own Blocks 2 through 10 as depicted on the Vanderbilt Farms Re-Plat. S. The portion of Postvale Road located between Clark Farms Boulevard and Moore Road was abandoned by the Original Vanderbilt Farms Block Plat, but has been in con- tinuous operation as a public road at all times. T. Upon approval and recording of the Vanderbilt Farms Re-Plat, the portion of Post- vale Road located between Barnett Road and Moore Road will be abandoned in favor of PEI (the owner of the adjacent blocks), but is expected to continue to operate as a public road (along with the portion of Postvale Road between Clark Farms Boulevard and Moore Road, discussed in recital S above); consequently, the Parties desire to accommo- date Postvale Road's operation as a public road by PEI's issuance to the Town of a license until Postvale Road's pavement is removed. U. The Marana Development Services Director,acting in his capacity as Marana Plan- ning Director, issued has issued two administrative changes to the Rancho Marana West Specific Plan Amendment and applicable to portions of the Subject Property: i. An April 18, 2019 administrative change, a true and correct copy of which is at- tached as Exhibit A, reducing the street-side setbacks applicable to Commercial I zoned parcels from 20 feet to zero. ii. A March 24, 2020 administrative change, a true and correct copy of which is at- tached as Exhibit B, relocating the "Commercial I" zoning designation on the Subject Property from Original Vanderbilt Farms Block Plat Block 9 to Vanderbilt Farms Re- Plat Block 10, and relocating the "High Density Residential" zoning designation on the Subject Property from OriginalVanderbilt Farms Block Plat Block 10 to Vanderbilt Farms Re-Plat Block 9. V. Upon the recording of the Vanderbilt Farms Re-Plat,the zoning designation of each Block of the Vanderbilt Farms Re-Plat, consisting of all of the Subject Property, will be as follows (with "Block" referring to the particular block of the Vanderbilt Farms Re-Plat, Block Size" being the size (in acres) of the block as shown on the Vanderbilt Farms Re- Plat, "Parcel" referring to the Parcel number of the Rancho Marana West Specific Plan Amendment, "Parcel Size" being the size (in acres) of the parcel as shown in the Rancho Marana West Specific Plan Amendment, and "LU Designation" being the land use des- ignation of the referenced Block and Parcel, with "MDR" being Medium Density Resi- dential, "EC" being Employment Center, "MHDR" being Medium High Density Resi- dential, and "C-I" being Commercial I): Block Block Size Parcel Parcel Size LU Designation 1 62.64 14 74 MDR 2 83.91 23 98 MDR 3 25.52 25 44 EC 4 0.09 28 8 EC 00067496.DOCX/10 6/12/ 2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 4- 9 Block Block Size Parcel Parcel Size LU Designation 5 21.53 27 18 EC 6 40.15 26 39 EC 7 23.20 24 24 MHDR 8 22.70 22 24 MHDR 9 11.60 13 9 HDR 10 8.18 10 12 C-I 11 11.89 MHDR 11A — 4.43 11 18 MHDR 12 15.42 10 15 MHDR 13 20.80 8 21 MHDR W. On April 2,2019,the Marana Town Council adopted Resolution No.2019-027,des- ignating as a protected facility the gravity portion of the Tangerine/Downtown Convey- ance System (Town of Marana Project No. WR010, referred to in this Agreement as the T/D Gravity Sewer") and requiring any land use with a sewer connection served by the T/ D Gravity Sewer to pay a protected facility fee of$519.67 per single-family residence or equivalent). X. Various public water facilities,including non-potable water facilities with capacity to serve the Subject Property (the "Rancho Marana Non-Potable Water Facilities") were constructed pursuant to an "Agreement for Construction of Potable and Non-Potable Water Facilities and Provision of Water Utility Service" between Monterey Homes Ari- zona, Inc. and U S Home Corporation and the Town, recorded in the office of the Pima County Recorder on June 10, 2005 at Docket 12571, Page 2724, which was amended and extended pursuant to a "First Amendment to Agreement for Construction of Water Fa- cilities and Provision of Water Utility Service" between Meritage Homes Arizona, Inc. and the Town, recorded in the office of the Pima County Recorder on May 11, 2020 at Sequence 20201320065. Y. On May 5, 2020, the Marana Town Council adopted Resolution No. 2020-038, des- ignating the Rancho Marana Non-Potable Water Facilities as protected facilities. The total allocable fair-share cost to the Subject Property of the Rancho Marana Non-Potable Water Facilities is $174,247.00. By dividing the 351.97 developable acres of the Subject Property excluding 0.09-acre Block 4),the Town established a Rancho Marana Non-Potable Water Facilities protected facility charge of$495.06 per acre for the Subject Property (excluding Block 4). Z. To the extent of the Subject Property, the Parties desire to completely amend, re- state, and replace the Original Agreement with this Agreement. AA. The development contemplated by this Agreement is in compliance with the Town's adopted and approved General Plan(as defined in A.R.S. § 9-461). BB. The development contemplated by this Agreement is in compliance with the Ran- cho Marana West Specific Plan Amendment. 00067496.DOCX/10 6/12/ 2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 5 - CC. The Town is authorized by A.R.S. § 9-500.05 to enter into a development agree- ment with a land owner or other person or entity having an interest in real property lo- cated within the Town to facilitate development of the property by providing for, among other things, the conditions, terms, restrictions, and requirements for development and public infrastructure and the financing of public infrastructure. AGREEMENT NOW, THEREFORE, in consideration of the foregoing recitals, which the Parties acknowledge are accurate and which are incorporated into this Agreement as though fully restated here, and the mutual covenants set forth in this Agreement, the Parties hereby agree as follows: 1. Definitions. The following definitions shall apply to this Agreement: a. "A.R.S. §" means Arizona Revised Statutes section. b. The "Development Regulations" is defined in paragraph 20 below. c. "Equivalent Demand Unit" or "EDU" means a unit of development within a particular category of development, defined in terms of a standardized measure of the demand that a unit of development in that category of development generates for necessary public services in relation to the demand generated by a detached single- family dwelling unit. For all categories of necessary public services, the EDU factor for a detached single-family dwelling unit is one, while the EDU factor for a unit of development within another category of development is represented as a ratio of the demand for each category of necessary public services typically generated by that unit as compared to the demand for such services typically generated by a detached single- family dwelling unit. An EDU is a "service unit" for purposes of A.R.S. 9-463.05 (T) (10). d. "Farm Field Five" is defined in recital G above. e. "Marana Development Code" is defined in paragraph 20 below. f. The "Original Agreement" is defined in recital E above. g. The "Original Vanderbilt Farms Block Plat" is defined in recital A above. h. The "Owners" means FCD and PEI, collectively. i. "Parcel Developer" means a person or entity who develops one or more indi- vidual blocks of the Subject Property, and may include FCD and/or PEI, but more likely will be a successor fee title interest holder to FCD or PEI. j. The" Rancho Marana Non-Potable Water Facilities" is defined in recital X above. k. The "Rancho Marana Specific Plan" means the Rancho Marana Specific Plan adopted by Marana Ordinance No. 90.04 as amended by Marana Ordinance Nos. 99.13,2005.05,and 2008.14,and as further amended and interpreted by administrative 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 6- actions authorized in the Rancho Marana Specific Plan, all only to the extent they af- fect or involve the Subject Property. 1. "Rancho Marana West" is defined in recital I above. m. The "Rancho Marana West Specific Plan Amendment" is the Rancho Marana Specific Plan as amended by Marana Ordinance No. 2005.05 (see recital J above). n. The "Subject Property" is defined in recital A above and means those portions of the land areas covered by the Original Agreement that are as of the Effective Date of this Agreement owned by FCD or PEI (the Owners); specifically, the 13 blocks de- picted on the Original Vanderbilt Block Plat and included in the Vanderbilt Farms Re- Plat. o. The "T/D Gravity Sewer" is defined in recital W above. p. "Vanderbilt Farms" is the land area covered by the Original Vanderbilt Farms Block Plat(see recital A above). q. The "Vanderbilt Farms Re-Plat" is the Owners' currently pending re-plat of the Original Vanderbilt Farms Block Plat into a new 14-block subdivision plat consisting of Blocks 1 thru 13 and 11A. r. The"VFCFD" is the Vanderbilt Farms Community Facilities District(see recital L above). 2. Repeal of the Original Agreement. As applied to the Subject Property, the Original Agreement is repealed and replaced in its entirety with this Agreement. 3. Re-plat. The Parties will promptly and diligently complete all submissions and re- views necessary for the processing and approval of the Vanderbilt Farms Re-Plat in ac- cordance with normal Town procedures. Upon the recording of the Vanderbilt Farms Re- Plat, the Assurance Agreement recorded in the Pima County Recorder's office on July 13, 2005 at Docket 12593,Page 3314 is terminated. 4. Ratification and confirmation of administrative changes to specific plan. The Town Coun- cil ratifies and confirms the following administrative changes made by the Marana De- velopment Services Director, acting in his capacity as Marana Planning Director, to the Rancho Marana West Specific Plan Amendment a. The April 18, 2019 administrative change, reducing the street-side setbacks ap- plicable to Commercial I zoned parcels from 20 feet to zero. b. The March 24, 2020 administrative change reversing the locations of the Com- mercial I and High Density Residential land use designations as described in recital U above. 5. Ratification and confirmation of zoning. The Town Council ratifies and confirms that, upon the recording of the Vanderbilt Farms Re-Plat,the zoning designation of each Block of the Vanderbilt Farms Re-Plat will be as shown in the table set forth in recital V above. 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 7- 6. Design guidelines. Development of the Subject Property shall be in compliance with Marana Land Development Code Section 08.06 (Residential Design) and 08.07(Commer- cial Design). Upon the Town's modification of the Residential Design and/ or Commer- cial Design provisions, the Parcel Developer of each individual block of the Vanderbilt Farms Re-Plat shall have the option of following the then-adopted requirements or the provisions as they existed on the Effective Date of this Agreement. 7. Phasing of development.The individual blocks that make up the Subject Property may be sold and developed in any order, subject to compliance with the requirements of this Agreement.As each individual block of the Subject Property is sold,the Parcel Developer of that individual block will need to provide the Town with appropriate substitute sub- division assurances for the completion of subdivision infrastructure required to serve that individual block. Upon the posting of appropriate substitute subdivision assurances for the individual block, the master subdivision assurances posted for the Vanderbilt Farms Re-Plat shall automatically terminate with respect to particular subdivision infra- structure that serves only that individual block. 8. Dissolution of the VFCFD. The Owners hereby consent to dissolution of the VFCFD. Nothing in this Agreement shall preclude the Owners or their successors in interest from seeking the formation of a new community facilities district on all or any portion of the Subject Property. 9. Minimum transportation infrastructure by block. In addition to any subdivision infra- structure required by an individual subdivision assurance agreement pertaining to the resubdivision of a particular block, as provided by the Parcel Developer of the particular block, the following block plat transportation infrastructure shall be substantially com- pleted before lots are sold within the following blocks: a. Block 1 of the Vanderbilt Farms Re-Plat: i. Lon Adams Road from Moore Road to Clark Farms Boulevard. ii. Clark Farms Boulevard from the segment of Lon Adams Road described in subparagraph 9.a.i above to the existing western terminus of Clark Farms Boule- vard (located just west of the Civic Center Drive right-of-way, adjacent to Farm Field Five). b. Block 2 of the Vanderbilt Farms Re-Plat: i. Lon Adams Road from Moore Road to Clark Farms Boulevard. ii. Clark Farms Boulevard from the then-existing Moore Road to the segment of Lon Adams Road described in subparagraph 9.b.i above. c. Block 3 of the Vanderbilt Farms Re-Plat: Clark Farms Boulevard from the then- existing Moore Road to the western boundary of Block 3. 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 8 - d. Block 4 of the Vanderbilt Farms Re-Plat: None. (Block 4 is 0.09 acres—too small to accommodate development. The Parties anticipate that it will be gift-deeded to the Town.) e. Block 5 of the Vanderbilt Farms Re-Plat: The realigned Moore Road along the northwest boundary of Block 5, tying into then-existing Moore Road on the west and tying into the Interstate 10 Frontage Road on the east. f. Block 6 of the Vanderbilt Farms Re-Plat: i. The realigned Moore Road along the southeast boundary of Block 6, tying into then-existing Moore Road on the west and tying into the Interstate 10 Front- age Road on the east. ii. Clark Farms Boulevard from realigned Moore Road to the western bound- ary of Block 7 (the Postvale Road licensed area of paragraph 17 below). g. Block 7 of the Vanderbilt Farms Re-Plat: Clark Farms Boulevard from the then- existing Moore Road to the western boundary of Block 7 (the Postvale Road licensed area of paragraph 17 below). h. Block 8 of the Vanderbilt Farms Re-Plat: i. Lon Adams Road from Moore Road to Clark Farms Boulevard. ii. Clark Farms Boulevard from the segment of Lon Adams Road described in subparagraph 9.h.i above to the eastern boundary of Block 8 (the Postvale Road licensed area of paragraph 17 below). i. Block 9 of the Vanderbilt Farms Re-Plat i. Lon Adams Road from Moore Road to Clark Farms Boulevard. ii. Clark Farms Boulevard from the segment of Lon Adams Road described in subparagraph 9.i.i above to the existing western terminus of Clark Farms Boule- vard (located just west of the Civic Center Drive right-of-way, adjacent to Farm Field Five). j. Block 10 of the Vanderbilt Farms Re-Plat: i. Lon Adams Road from Clark Farms Boulevard to Barnett Road (including the culvert over the Barnett Channel). ii. Clark Farms Boulevard from the east boundary of Block 10 to the existing western terminus of Clark Farms Boulevard (located just west of the Civic Center Drive right-of-way, adjacent to Farm Field Five). k. Block 11A of the Vanderbilt Farms Re-Plat: i. Lon Adams Road from Clark Farms Boulevard to Barnett Road (including the culvert over the Barnett Channel). 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 9 - ii. Clark Farms Boulevard from the segment of Lon Adams Road described in subparagraph 9.k.i above to the existing western terminus of Clark Farms Boule- vard (located just west of the Civic Center Drive right-of-way, adjacent to Farm Field Five). 1. Block 11 of the Vanderbilt Farms Re-Plat: i. Lon Adams Road from Clark Farms Boulevard to Barnett Road (including the culvert over the Barnett Channel). ii. Clark Farms Boulevard from the segment of Lon Adams Road described in subparagraph 9.1.i above to the existing western terminus of Clark Farms Boule- vard (located just west of the Civic Center Drive right-of-way, adjacent to Farm Field Five). m. Block 12 of the Vanderbilt Farms Re-Plat: i. Civic Center Drive from Clark Farms Boulevard to Barnett Road (including the culvert over the Barnett Channel). ii. Clark Farms Boulevard from the east boundary of Block 12 to the existing western terminus of Clark Farms Boulevard (located just west of the Civic Center Drive right-of-way, adjacent to Farm Field Five). n. Block 13 of the Vanderbilt Farms Re-Plat: i. Civic Center Drive from Clark Farms Boulevard to Barnett Road (including the culvert over the Barnett Channel). ii. Existing western terminus of Clark Farms Boulevard tie-in to the Civic Cen- ter Drive intersection. Nothing contained in this paragraph 9 will be deemed to prevent the Owners and/or the respective Parcel Developers from entering into one or more recorded cost allocation and reimbursement agreements with respect to the infrastructure obligations outlined above; however, these cost allocation and reimbursement agreements shall not alter the infra- structure obligation requirements of the Town as outlined above. 10. Drainage infrastructure. The drainageway land dedicated by and located along the north boundary of the Original Vanderbilt Farms Block Plat,known as the Barnett Chan- nel, does not yet tie in to the Santa Cruz River and is not yet a drainage channel. In lieu of on-site detention and retention requirements, individual blocks of the Vanderbilt Farms Re-Plat shall be permitted to drain into the Barnett Channel area, and to use the Barnett Channel area for retention/detention, subject to engineering and hydrology ap- proval. Upon completion of the Town's Barnett Channel project, any on-site retention and detention requirements will be satisfied by draining the site into the Barnett Channel. 11. Barnett Channel dirt. Parcel Developers of individual blocks of the Vanderbilt Farms Re-Plat may at their own cost and using their own contractor excavate dirt from the Barnett Channel for use in connection with the development of the block, provided 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 10- that the excavation is consistent with the ultimate design of the Barnett Channel and has not previously been excavated.The Parcel Developer shall demonstrate to the satisfaction of the Town Engineer that the resulting pit will drain within 36 hours. Nothing in this paragraph or in this Agreement shall be interpreted to require the Owners (including Parcel Developers of individual blocks of the Vanderbilt Farms Re-Plat) to construct drainage improvements in Barnett Channel. 12. Sewers. a. Offsite sewer. Each connection to the T/D Gravity Sewer shall be responsible for payment of the protected facility charge of$519.67 per EDU for its fair-share portion of the Town's cost to construct the T/D Gravity Sewer, payable upon application for a building permit for construction to be connected to the T/D Gravity Sewer. b. Offsite conveyance capacity. As of the date of this Agreement, the offsite sewer conveyance system serving the Subject Property has line capacity limitations that are discussed in the 2017 Sewer Impact Fee Infrastructure Improvement Plan adopted by Marana Resolution No. 2017-090 dated September 19,2017. These conveyance capac- ity limitations are currently scheduled to be remedied by a development impact fee- funded Town construction project in the year 2021. When the Town determines that the sewer conveyance system has reached its capacity, no further sewer connections will be permitted unless and until the line capacity limitations have been remedied. The Town will notify the Owners and each applicable owner of a block within the Subject Property if and when the rate of development upstream of the line capacity limitations causes the Town to believe that the conveyance system may reach its ca- pacity before the development impact fee-funded Town construction project is ex- pected to be completed. The Town will make every reasonable effort to provide the notification early enough to allow the Owners,Parcel Developers, and other members of the development community to avoid a temporary interruption of sewer connec- tions by advancing the construction at their own cost. c. Onsite sewers. Each respective Parcel Developer shall construct onsite sewers as- sociated with the development of its individual block or blocks of the Vanderbilt Farms Re-Plat pursuant to standard Town agreements to construct new facilities and standard Town subdivision infrastructure assurance agreements, with any amend- ments mutually agreed upon between the Town and the Parcel Developer of the in- dividual block. 13. Water infrastructure. a. Onsite potable water distribution system. The Parcel Developer of each individual block of the Vanderbilt Farms Re-Plat shall construct onsite potable water distribution infrastructure associated with the development of its individual block of Vanderbilt Farms pursuant to standard Town agreements to construct new facilities and stand- ard Town subdivision infrastructure assurance agreements, with any amendments 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 11 - mutually agreed upon between the Town and the Parcel Developer of the individual block. b. Transfer of grandfathered water rights. After the termination of farming activities and before development of one or more individual blocks of the Subject Property,the Owners and/ or the Parcel Developer shall assign to the Town every portion of its Irrigation or Type 1 Non-irrigation Grandfathered Groundwater Rights or Type II Non-irrigation Groundwater Rights as those are defined by law as may be appurte- nant to the property,and to execute and deliver all forms necessary to effect the trans- fer of these water rights to the Town concurrently with the assignment. c. Non-potable system. The Parcel Developer of each individual block of the Van- derbilt Farms Re-Plat(except 0.09-acre Block 4) shall develop and construct a second- ary non-potable irrigation system,dedicated to the Cortaro-Marana Irrigation District in accordance with its requirements,to distribute non-potable water to common areas and other landscaped areas owned or to be owned by the homeowners' association serving the individual block of the Vanderbilt Farms Re-Plat. d. Rancho Marana Non-Potable Water Facilities protected facility charge. The 174,247.00 fair-share contribution toward the Rancho Marana Non-Potable Water Fa- cilities is divided among developable blocks of the Subject Property in proportion to each block's size, as follows (with the "NP Contribution" column signifying how much is owed for that individual block of the Vanderbilt Farms Re-Plat): Description Size (acres) NP Contribution Block 1 62.64 31,010.69 Block 2 83.91 41,540.66 Block 3 25.52 12,633.98 Block 5 21.53 10,658.69 Block 6 40.15 19,876.74 Block 7 23.20 11,485.44 Block 8 22.70 11,237.91 Block 9 11.60 5,742.72 Block 10 8.18 4,049.61 Block 11 11.89 5,886.29 Block 11A 4.43 2,193.13 Block 12 15.42 7,633.86 Block 13 20.80 10,297.29 Total 351.97 174,247.01 For residential projects, the total Rancho Marana Non-Potable Water Facilities protected facility charge for a particular block of the Vanderbilt Farms Re-Plat will be divided by the number of subdivision lots in the block, and the resulting protected facility charge per lot will be payable when the building permit is issued for the home on the lot. For 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 12- non-residential or multi-family projects,the$495.06 per acre protected facility charge will be payable when the building permit for the non-residential building is issued. 14. Development impact fees. Nothing in this Agreement shall be construed as a waiver or reduction of development impact fees properly adopted by the Town pursuant to A.R.S. § 9-463.05 and applicable to the Subject Property. All development within the Sub- ject Property shall be responsible to pay all applicable development impact fees existing as of the time of building permit application.As of the date of this Agreement(and subject to amendment by the Marana Town Council), the following development impact fees apply to development within the Subject Property: a. Northwest Street Facilities Development Impact Fee. The Town's current Northwest Street Facilities Development Impact Fee is$3,719 per equivalent demand unit(EDU), per Marana Ordinance No. 2017.029. b. Parks and Recreation Facilities Development Impact Fee. The Town's current Parks and Recreation Facilities Development Impact Fee is $2,461 per equivalent demand unit(EDU) per Marana Ordinance Nos. 2014.012 and 2017.029. c. Lower Santa Cruz River Levee Fee. The Town's current Lower Santa Cruz River Levee Fee is$500 per acre,as originally adopted by Marana Ordinance No. 99.02,and as described in Section 4 of Marana Ordinance no.2014.012 and in Section 6 of Marana Ordinance no. 2017.029. d. Water Infrastructure Development Impact Fee. The Town's current Water Infra- structure Development Impact Fee is $2,331 per equivalent demand unit(EDU) for a 5/ 8" water meter, per Marana Ordinance No. 2017.029. Fees for larger water meters are as set forth in Marana Ordinance No. 2017.029. e. Water Resources Development Impact Fee. The Town's current Water Resources Development Impact Fee is$3,050 per equivalent demand unit(EDU)for a 5/ 8"water meter, per Marana Ordinance No. 2017.029. Fees for larger water meters are as set forth in Marana Ordinance No. 2017.029. f. Wastewater Facilities Development Impact Fee. The Town's current Wastewater Fa- cilities Development Impact Fee is $3,930 per equivalent demand unit (EDU) for a 5/ 8" water meter, per Marana Ordinance No. 2017.029. Fees for larger water meters are as set forth in Marana Ordinance No. 2017.029. 15. Onsite private recreational facilities.Within each platted individual block of Vander- bilt Farms,private recreational facilities shall be constructed on a site of not less than 185 square feet per residential unit. Site and facility design shall be approved by the Marana Parks and Recreation Director and the Marana Planning Director. 16. School improvement contribution. A $1,200 per subdivided residential lot contribu- tion(the"School Improvement Contribution")shall be due and payable at the time build- ing permits are issued for each residential lot within the Subject Property.The Town shall grant to a Parcel Developer credit against the School Improvement Contribution for 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 13 - i) Town approved educated-related equipment donated by the Parcel Developer and for ii) Town approved real property donated by the Parcel Developer (to be valued at 25,000.00 per acre). Eligibility of improvements to receive credit shall be determined by the Town Manager. 17. Postvale Road license. PEI hereby grants the Town a license to use as a public road the 60 foot right of way of Postvale Road abandoned by the Vanderbilt Farms Re-Plat along the east boundary of Block 8 and the west boundary of Block 7 and the 60-foot former right-of-way of Postvale Road abandoned by the Original Vanderbilt Farms Block Plat through the middle of Block 2. PEI confirms that the Town has used the 60-foot for- mer right-of-way of Postvale Road abandoned by the Original Vanderbilt Farms Block Plat through the middle of Block 2 as a public roadway since the recording of the Original Vanderbilt Block Plat with the permission of PEI and its predecessor in interest. The Town's license automatically terminates as to each licensed portion of Postvale Road when its pavement is removed.PEI shall remove the pavement of licensed Postvale Road no later than upon written direction by the Marana Town Engineer and no earlier than upon completion and opening to the public of one of the following: (i) Clark Farms Road from Moore Road to a completed Lon Adams Road south to Moore Road, (ii)Clark Farms Road from Moore Road to a completed Lon Adams Road north to Barnett Road, or (iii) Clark Farms Road from Moore Road to the existing western terminus of Clark Farms Boulevard (located just west of the Civic Center Drive right-of-way, adjacent to Farm Field Five). 18. Prop 207Waivers.By signing this Agreement,FCD and PEI waive any and all rights to make a claim for diminution in value under the Private Property Rights Protection Act, A.R.S. § 12-1131 et seq.,resulting from this Agreement,or resulting from remedies result- ing from enforcing the terms of this Agreement. 19. Term. This Agreement shall become effective (the "Effective Date") upon the later of (i) its date of recording pursuant to paragraph 27 below and (ii) the effective date of the resolution approving and authorizing the Mayor to sign this Agreement. The term of this Agreement shall begin on the Effective Date and, unless sooner terminated by the mutual consent of the Parties, shall automatically terminate and shall thereafter be void for all purposes on the 20th anniversary of the Effective Date. 20. Development regulations.The Subject Property shall be governed by the Rancho Ma- rana West Specific Plan Amendment and this Agreement. The Marana Land Develop- ment Code,including the written rules,regulations,substantive procedures,and policies relating to development of land,adopted or approved by the Mayor and Council (collec- tively the"Marana Development Code") in effect on the Effective Date shall apply to the extent not covered by Rancho Marana West Specific Plan Amendment or this Agreement. The requirements of this paragraph are collectively referred to as the"Development Reg- ulations." In the event of any express conflict, the following rules shall apply: a. The Rancho Marana West Specific Plan Amendment shall control over the terms of the Marana Development Code on all matters. 00067496.DOCX/10 6/12/ 2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 14- b. The Rancho Marana West Specific Plan Amendment as amended by the Marana Development Code shall control over the terms of this Agreement as to any zoning or other legislative matter. c. This Agreement shall control over the terms of Rancho Marana West Specific Plan Amendment and the Marana Development Code as to any administrative or pro- cedural matter. 21. Development review. The Subject Property shall be developed in a manner con- sistent with the Development Regulations and this Agreement,which together establish the basic land uses,and the densities,intensities and development regulations that apply to the land uses authorized for the Subject Property. Upon the Parcel Developer's com- pliance with the applicable development review and approval procedures and substan- tive requirements of the Development Regulations,the Town agrees to issue such permits or approvals for the Subject Property as may be requested by the Parcel Developer. 22. Town review and approval of plans.The development and construction of the Subject Property and all public and private infrastructure related to it are subject to the Town's normal plan submittal, review and approval procedures and construction inspection re- quirements. 23. No partnership or joint venture. Nothing in this Agreement shall be understood or construed to create or imply a partnership or joint venture between or among the Owners and the Town. 24. Other development agreements. Nothing in this Agreement shall preclude FCD or PEI or their successors in interest from individually entering into one or more additional development agreements with the Town to facilitate development on the real property owned by FCD or PEI. 25. Cooperation and alternative dispute resolution. a. Appointment of representatives. To further the commitment of the Parties to coop- erate in the development of the Subject Property and the construction of the public improvements discussed in this Agreement, the Town, the Owners, and each Parcel Developer shall designate and appoint a representative to act as a liaison between the Town and its various departments and the Owners. The initial representative for the Town (the "Town Representative") shall be the Town Manager, and the initial repre- sentative for the Owners shall be Donald M. Edwards or a replacement to be selected by the Owners.The representatives shall be available at all reasonable times to discuss and review the performance of the Parties in the development of the Subject Property and the construction of public improvements needed to serve the Subject Property. b. Non-performance; remedies. If any Party does not perform under this Agreement the "Non-Performing Party") with respect to any of that Party's obligations under this Agreement, any other Party (the "Demanding Party") shall be entitled to give written notice in the manner prescribed in paragraph 26 below to the Non-Performing Party, which notice shall state the nature of the non-performance claimed and make 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 15 - demand that such non-performance be corrected. The Non-Performing Party shall then have (i) 15 days from the date of the notice within which to correct the non-per- formance if it can reasonably be corrected by the payment of money, or (ii) 30 days from the date of the notice to cure the non-performance if action other than the pay- ment of money is reasonably required, or if the non-monetary non-performance can- not reasonably be cured within 30 days,then such longer period as may be reasonably required, provided and so long as the cure is promptly commenced within 30 days and thereafter diligently prosecuted to completion. If any non-performance is not cured within the applicable time period set forth in this paragraph,then the Demand- ing Party shall be entitled to begin the mediation and arbitration proceedings set forth in this paragraph. The Parties agree that due to the size, nature and scope of the Sub- ject Property, and due to the fact that it may not be practical or possible to restore the property to its condition prior to development, once implementation of this Agree- ment has begun, money damages and remedies at law will likely be inadequate and that specific performance will likely be appropriate for the non-performance of a cov- enant contained in this Agreement. This paragraph shall not limit any contract or other rights,remedies,or causes of action that any Party may have at law or in equity. c. Mediation. If there is a dispute under this Agreement which the Parties cannot resolve between themselves,the Parties agree that there shall be a 45-day moratorium on arbitration during which time the Parties agree to attempt to settle the dispute by nonbinding mediation before commencement of arbitration. The mediation shall be held under the commercial mediation rules of the American Arbitration Association. The matter in dispute shall be submitted to a mediator mutually selected by the Own- ers (collectively) and/or the applicable Parcel Developer and the Town. If the Parties cannot agree upon the selection of a mediator within seven days, then within three days thereafter the Town and the Owners and/or the applicable Parcel Developer shall request the presiding judge of the Superior Court in and for the County of Pima, State of Arizona, to appoint an independent mediator. The mediator selected shall have at least five years'experience in mediating or arbitrating disputes relating to real estate development.The cost of any such mediation shall be divided equally(half and half)between the Town and the Owners and/ or the applicable Parcel Developer. The results of the mediation shall be nonbinding on the Parties,and any Party shall be free to initiate arbitration after the moratorium. d.Arbitration. After mediation, as provided for in subparagraph 25.c above, any dispute, controversy, claim or cause of action arising out of or relating to this Agree- ment shall be settled by submission of the matter by the Town and the Owners and/ or the applicable Parcel Developer to binding arbitration in accordance with the rules of the American Arbitration Association and the Arizona Uniform Arbitration Act, A.R.S. § 12-501 et seq., and judgment upon the award rendered by the arbitrator(s) may be entered in a court having jurisdiction. 00067496.DOCX/10 6/12/20201:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 16- e. Disputes regarding individual blocks. Disputes related to the development of a par- ticular block of the Subject Property need only include the applicable Parcel Devel- oper and the Town, but the Owners and the Parcel Developers of other blocks may participate in the dispute if they can show that their interests will be affected by the dispute or its outcome. 26. Notices. All notices, requests and other communications under this Agreement shall be given in writing and either(i) personally served on the party to whom it is given, or (ii) mailed by registered or certified mail,postage prepaid,return receipt requested,or iii) sent by private overnight courier such as Federal Express or Airborne, addressed as follows: If to the Town: TOWN OF MARANA 11555 W. Civic Center Drive, Bldg. A3 Marana, Arizona 85653-7006 Telephone: (520) 382-1900 If to FCD or PEI: Richard L. Anderson, Manager FCD MARANA VENTURE I,L.L.C. PEI CAPITAL VENTURE I,L.L.C. 2002 East Ranch Road Tempe,AZ 85284 With copies to: Donald M. Edwards, Manager FCD MARANA VENTURE I,L.L.C. PEI CAPITAL VENTURE I,L.L.C. 333 East Osborn Road Suite 260 Phoenix, AZ 85012 and Lynn T. Ziolko, Esq. KUTAK ROCK LLP 8601 North Scottsdale Road, Suite 300 Scottsdale, AZ 85253 Telephone: (480) 429-5000 All notices shall be deemed given when delivered or,if mailed as provided above, on the second day after the day of mailing,and if sent by overnight courier,on the next day after the date of deposit with the courier. Any party may change its address for the receipt of notices at any time by giving written notice thereof to the other parties in accordance with the terms of this paragraph. The inability to deliver notice because of a changed address of which no notice was given, or rejection or other refusal to accept any notice, shall be 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 17- deemed to be the effective receipt of the notice as of the date of such inability to deliver or rejection or refusal to accept. 27. Recordation.After this Agreement has been executed by the Parties,the Town shall, as concurrently as reasonably possible, record this Agreement in the office of the Pima County Recorder. 28. Miscellaneous. a. This Agreement may not be modified except in a writing signed by the Parties. b. Time is of the essence of this Agreement. c. This Agreement shall be governed by and interpreted in accordance with the laws of the State of Arizona, and any lawsuit to enforce any provision of this Agree- ment or to obtain any remedy with respect to this Agreement shall be brought in the Pima County Superior Court,and for this purpose the Parties expressly and irrevoca- bly consent to the jurisdiction of the Pima County Superior Court. d. If any Party fails to perform any of its obligations under this Agreement or if a dispute arises concerning the meaning or interpretation of any provision of this Agreement, the prevailing Party shall be entitled to its reasonable attorneys' fees and costs consistent with A.R.S. § 12-341.01. e. This Agreement may be executed in identical counterparts, each of which shall be deemed to be an original,but all of which shall constitute one and the same instru- ment. In addition, this Agreement may contain more than one counterpart of the sig- nature pages and this Agreement may be executed by the affixing of the signature pages, and all of such counterpart signature pages shall be read as though one, and they shall have the same force and effect as though all the signers had signed a single signature page. f. Exhibits referred to in and attached to this Agreement are incorporated by ref- erence as if set forth in full in the text of this Agreement. g. This Agreement shall be binding upon and inure to the benefit of the Parties and their respective successors in interest and assigns; provided, however, that i) upon the conveyance of all of the Owners' holdings in the Subject Property to a single grantee,the Owners shall automatically be released from any further obligation or liability under this Agreement and this Agreement shall thereafter bind the grantee; and (ii) in no event shall this Agreement be binding on or burden the property of a purchaser of a home on the Subject Property. h. The Town and the Owners agree to reasonably cooperate to terminate or mod- ify, as applicable, any recorded documents affected by the terms and conditions of this Agreement. i. This Agreement is subject to A.R.S. § 38-511, which provides for cancellation of contracts in certain instances involving conflicts of interest. 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 18 - T it RE T1.166 iiii 66- iAiTENTIQNIIIY I"'E ' " I IN WITNESS WHEREOF, the Parties have executed this Agreement as of the last date set forth below their respective signatures,with an Effective Date determined as set forth in paragraph 19 above. THE"TOWN": THE"OWNERS": TOWN OF MARANA,an Arizona municipal FCD MARANA VENTURE I,L.L.C. ("FCD"), corporation an A ' on. .'I ite iability c mpany 4-1/1"—Z,e— By:2": By: Ed Honea, Mayor Donald M. Edwards, Manager Date: -- Z 7-F Zv "O Date: 615: `[s/.2bZo ArrhST: AO PEI CAPITAL VENTURE I,L.L.C. ("PEI"), an Ar' ona limited liability company Ali e Cherry Lawso own Clerk By: 4 iii,,„_ 77 Donald M. Ewards, Manager APPROVED ;S TO FO Date: 42/4.512e2.20 Fr. .i Cass s ,TownA •, ey Pr ATE OF e 4 ZONA Ss. County of Maricopa ) The foregoing instrument was acknowledged before me on Q k5 2020, by Donald M. Edwards, Manager of FCD MARANA VENTURE I,L.L.C.,an Arizona limited liability company, on its behalf. 4 // !i Ptia. Seal) a; o u.OFFICIAL ANGELA M.PEPS NotaryPublicnWARYPUBLIC-STATE OF ARM* MARICOPA COUNTY Ivw *Conn Wires July 16,2028 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 19- STA 1'E OF ARIZONA ) SS. County of Maricopa ) The foregoing instrument was acknowledged before me on . ` Q_ \ 2020, by Donald M. Edwards, Manager of PEI CAPITAL VENTURE I,L.L.C., an Arizona limited liability company, on its behalf. C M:PakujiSeal) OFFICIAL SEAL 4 ' Q t ANGELA M.PEPSUVNOTARYPUBLIC-STATE IF ARIZONA Notary Public MARICOPA COUMY My Comm.Expires July 16,2020 LIST OF EXHIBITS Exhibit A April 18, 2019 administrative change, reducing the street-side setbacks applicable to Commercial I zoned parcels from 20 feet to zero Exhibit B March 24, 2020 administrative change, relocating the "Commercial I" zoning designation on the Subject Property from Original Vanderbilt Farms Block Plat Block 9 to Vanderbilt Farms Re-Plat Block 10, and relocating the "High Density Residential" zoning designation on the Subject Property from Original Vanderbilt Farms Block Plat Block 10 to Vanderbilt Farms Re-Plat Block 9 00067496.DOCX/10 6/12/2020 1:59 PM AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 20- EXHIBIT A TO AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT MARANA AZ PLANNING 18 April 2019 Ms.Theresa Hadley Project Coordinator Cypress Civil Development 2030 E.Broadway Blvd.,Ste.# 110 Tucson,AZ 85719 Re: PCZ1903-001 Administrative Change to Rancho Marana Specific Plan Dear Ms.Hadley, In response to your letter dated March 5,2019,I have reviewed your request to reduce the minimum required street setback for the"C-1 Commercial I(Neighborhood)"land use designation of the Rancho Marana Specific Plan(Specific Plan)from 20 feet(Section V.F.5.i.1)to zero. Per Section VIILG.2.d of the Specific Plan, the Development Services Administrator can administratively make changes to development standards that are in the interest of the community and do not affect health or safety issues. I have determined your request meets this standard and approve the request. Please contact me at(520)382-2647 or Steven Vasquez at(520)382-2623 should you have any questions. Sincerely,Y Jason • •II Development Services Director jangell@maranaaz.gov 11555 WEST CIVIC CENTER DRIVE M MARANA,ARIZONA 85653 m (520)382-2600 M FAX:(520)382-2639 M TTY:(520) 382-3499 EXHIBIT B TO AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT MARANA AZ PLANNING March 24, 2020 Via First Class Mail and email(Lynn.Ziolko@KutakRock.com) Lynn T. Ziolko, Esq. KUTAK ROCK LLP 8601 North Scottsdale Road, Suite 300 Scottsdale, AZ 85253 Administrative Change to Rancho Marano Specific Plan Vanderbilt Farms Blocks 9 and '10) Dear Mr. Ziolko: You represent FCD MARANA VENTURE I, L.L.C. ("FCD") and PEI CAPITAL VENTURE I, L. L.C. ("PEI"),who collectively own all of"Vanderbilt Farms";specifically,all of the blocks described in the Vanderbilt Blocks 1 thru 13 Final Block Plat (the "Original Vanderbilt Farms Block Plat"), recorded in the Pima County Recorder's office on July 13, 2005, in Book 60 of Maps and Plats, Page 7 (Sequence 20051340763). In the context of negotiating with the Marana Town Attorney an amended and restated development agreement for Vanderbilt Farms, you and the Town Attorney have requested an administrative change to the Rancho Marano Specific Plan, flip-flopping the land use designations of Parcels 12 and 13 of Rancho Marana West"—the Land Use Plan included as Exhibit IV-1 to the Rancho Marano West Specific Plan Amendment adopted by Marana Ordinance No. 2005.05. BACKGROUND On September 4,2018,the Marano Town Council adopted Marana Resolution No. 2018-084,adopting a minor amendment to the transportation element of the 2010 Marana General Plan,revising the Lon Adams Road alignment located north of Clark Farms Boulevard (running between Blocks through Vanderbilt Farms) to align with the existing location of Lon Adams Road on the western boundary of Ora Mae Harn Park. This minor amendment relocated the major Clark Farms 00068963.DOCX/2 a1 C EN Er DE dE, ,A<ANA \k rsS563 i(520,382 260,,/ AC;'203 38'2-2639,w.aror<AZ.gov i. EXHIBIT B TO AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT p( ,, Lynn T. Ziolko, Esq. x March 24, 2020 Page 2 Boulevard/Lon Adams Road intersection westward and flip-flopped the functionality of Rancho Marana West Parcels 12 and 13. ANALYSIS Rancho Marana West Parcel 12 is an approximately 11-acre area of land with an intended land use of "HDR"—"High Density Residential," that includes Original Vanderbilt Farms Block Plat Block 10,containing 9.836 acres, located on the north side of Clark Farms Boulevard, about 240 feet west of the Clark Farms Boulevard/ Lon Adams Road intersection as it existed before the adoption of Marano Resolution No. 2018-084. Rancho Marana West Parcel 13 is an approximately 9-acre area of land with an intended land use of "C-I"—"Commercial I," that includes Original Vanderbilt Farms Block Plat Block 9, containing 8.219 acres, located at the northwest corner of the Clark Farms Boulevard/Lon Adams Road intersection as it existed before the adoption of Marana Resolution No. 2018-084. THE WLB GROUP has prepared and submitted to the Town on behalf of FCD and PEI a proposed Re-Plat of Vanderbilt Farms (the "Vanderbilt Farms Re-Plat"),which among other things) realigns westward the portion of Lon Adams Road located north of Clark Farms Boulevard, to conform to Marana Resolution No. 2018-084. Upon approval and recording of the Vanderbilt Farms Re-Plat,the functionality of Blocks 9 and 10 will flip-flop.Vanderbilt Farms Re-Plat Block 10 will consist of 8.71 acres in substantially the same location as Original Vanderbilt Farms Block Plat Block 10, but will now be located at the northeast corner of the major Clark Farms Boulevard/Lon Adams Road intersection—a functionally appropriate location for the "C-I"—"Commercial I" land use designation. Vanderbilt Farms Re-Plat Block 9 will consist of 11.91 acres in substantially the same location as Original Vanderbilt Farms Block Plat Block 9, but will now have no adjacent intersection—a functionally appropriate location for the "HDR"—"High Density Residential" land use designation. Section VIII. G. 2. c of the Rancho Marano West Specific Plan gives the Planning Director authority to administratively change the Rancho Marana West Specific Plan as a result of changes to boundaries and acreages caused by final road alignment changes. DECISION Acting in my capacity as Marano Planning Director under the authority of Section VIII. G. 2. c of the Rancho Marana West Specific Plan, I hereby administratively change the Rancho Marana West Specific Plan by designating 00068963.00 CX/2 t EXHIBIT B TO AMENDED AND RESTATED VANDERBILT FARMS DEVELOPMENT AGREEMENT 4, Lynn T. Ziolko, Esq. A,V March 24, 2020 Page 3 Vanderbilt Farms Re-Plat Block 9 as "HDR"—"High Density Residential" and by designating Vanderbilt Farms Re-Plat Block 10 as "C-I"—"Commercial I" land use designation, effective upon the recording of the Vanderbilt Farms Re-Plat. Please contact me at (520) 382-2647 should you have any questions. Sincerely, 0,4, I Jason Arlo ell Development Services Director jangel@maranaaz.gov xc: Frank Cassidy,Town Attorney 00068963.DOCX/2 REVISED FEB. 2022 23MDR84 AC (BLOCK 2)* * NEW BLOCK NUMBERS ESTABLISHED BY FINAL BLOCK PLAT OF VANDERBILT FARMS BLOCKS 1 THRU 13 & 11A, RECORDED ON 6/29/2020 BY PIMA COUNTY SEQUENCE # 20201810353. 14MDR83 AC (BLOCK 1)* 9MDR69 AC CLARK FARMS BLVD.MOORE RD.12HDR11 AC (BLOCK 10)* 26EC40 AC (BLOCK 6)* 25EC25 AC (BLOCK 3)* 27EC22 AC (BLOCK 5)* 24MHDR24 AC (BLOCK 7)* 22MHDR23 AC (BLOCK 8)* 8 MHDR21 AC (BLOCK 13)* 10 MHDR9 AC (BLOCK 12)* 13 C-112 AC (BLOCK 9)* 11MHDR16 AC (BLOCK 11)* (BLOCK 11A)* ATTACHMENT C: REVISED RANCHO MARANA WEST LAND USE PLAN REVISED FEB. 2022 23MDR84 AC (BLOCK 2)* * NEW BLOCK NUMBERS ESTABLISHED BY FINAL BLOCK PLAT OF VANDERBILT FARMS BLOCKS 1 THRU 13 & 11A, RECORDED ON 6/29/2020 BY PIMA COUNTY SEQUENCE # 20201810353. 14MDR83 AC (BLOCK 1)* 9MDR69 AC CLARK FARMS BLVD.MOORE RD.12HDR11 AC (BLOCK 10)* 26EC40 AC (BLOCK 6)* 25EC25 AC (BLOCK 3)* 27EC22 AC (BLOCK 5)* 24MHDR24 AC (BLOCK 7)* 22MHDR23 AC (BLOCK 8)* 8 MHDR21 AC (BLOCK 13)* 10 MHDR9 AC (BLOCK 12)* 13 C-112 AC (BLOCK 9)* 11MHDR16 AC (BLOCK 11)* (BLOCK 11A)* ATTACHMENT D: REVISED RMWSP PAGES V-15 5)Minimum lot depth: None. 6}Minimum perimeter setback: 2Q feet, except setbacks shall increase one faot for each foot of height in excess af 30 feet. 7)Maximum structure height: 30 feet. 8}Maximum percent of lot coverage: 65°l0. 9)Minimum common open space: 15% af the site excluding parking areas and drive areas. 10)Minimum private open space per dwelling unit, either patio or balcony, or combinatian thereof: 100 square feet. i.Development Standards for Single Fart~iiy Detached Projects. Only Allawed in Planning Area 3, Parcel 6 and Planning Area 1, Parcel 10 and 11) Intensity Standards - on any parcel of development there shall be no more than ten (10) dwelling units per gross acre of parcef area. 2)Minimum Lot Areas for single family detached homes; 4,~ao square feet, with the subdivisian layout and exfierior home design subject to Town Council approval. 3)Minimum Front, Side and Rear Yards: a}The required front yard setback shall be a minimum of sixteen (16) feet, except where garages apen or face directly onto an abutting street ar alley, in which case the garage setback shall be a minimum of eighteen feet. The garage setback may be reduced to a minimum of five (5) feet where a minimum o~F one guest parking space is provided per unit and where autamatic garage door openers are provided. b)Lots shall have a minimum side yard setback of five 5} feet. c}Street side yard setback shall be a minimum af ten 10) feet on local, private and alieys. d)Rear yard setback shall be a minimum ten (10) feet, except that an Attached Patio Structure that is open and unenclosed on three (3) sides, can be a minimum Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~wri~ Parcels 8, 10 and 11) MARANA AZ PLANNING 18 April 2O19 Ms. Theresa Hadley Project Coordinator Cypress Civil Development 2030 E. Broadway Blvd., Ste. #110 Tucson, AZ 85719 Re: PCZ19O3-001 Administrative Change to Rancho Marana Specific Plan Dear Ms. Hadley, In response to your letter dated March 5, 2019,1 have reviewed your request to reduce the minimum required street setback for the "C-1 Commercial I (Neighborhood)" land use designation of the Rancho Marana Specific Plan (Specific Plan) from 20 feet (Section V.F.5.i.1) to zero. Per Section VIII.G.2.d of the Specific Plan, the Development Services Administrator can administratively make changes to development standards that are in the interest of the community and do not affect health or safety issues. I have determined your request meets this standard and approve the request. Please contact me at (520)382-2647 or Steven Vasquez at (520)382-2623 should you have any questions. Sincerely, U Jason A gelI Development Services Director jangell@maranaaz.gov 11555 WEST CIVIC CENTER DRIVE M MARANA, ARIZONA 85653 M (520) 382-2600 M FAX: (520) 382-2639 TTY: (520) 382-3499 TOWN COUNCIL Bobby Sutton, Jr., Mayor Herbert Kai, Vice Mayor Jim Blake Carol McGorray Eddie Honea Tim Escobedo Patti Comerford TOWN PLANNING AND ZONING COMMISSION David Parker, Chair Russell Clanagan, Vice Chair Bob Allen Thomas M. Hestwood Billy Schisler Richard Purcella TOWN MANAGER Michael A. Reuwsaat PLANNING DIRECTOR Barbara Berlin THE WLB GROUP, INC. John A. Holley, P.E., Project Manager Charles W. Hulsey, A.I.C.P., Planning Director Gary L. Grizzle, Manager, Landscape Architecture Gustav Paul Oland, Project Planner, GIS Administrator Gabriela I; Kinkead, Project Planner F. ANN RODRIGOEZ, RECORDER DOCKET:12494 RECORDED BY : RJL og P~I~PAGE :1421 DEPIITY RECORDER W~ ,OO N0. OF PAGES:2 9544 PE2 W~~ z SEQUENCE:20050350342 y 02/22/2005 TONOF MARANA ORDIN 15:19 ATTN: TOWN CLSRR RIZO~Q' 13251 N LON ADAMS RD MAIL MARANA AZ 85653 AMOUNT PAID 8.00 MARANA ORDINANCE NO. 2005.05 RELATING TO DEVELOPMENT; APPROVING A SPECIF'IC PLAN AMENDMENT FOR THE RANCHO MARANA SPECIFIC PLAN. WHEREAS, on February 6, 1990 the Town Council adopted Ordinance No. 90.04, which approved the Rancho Marana Specific Plan; and, WHEREAS, the Rancho Marana Specific Plan was arnended, in 1999; and, WHEREAS, the Marana Planning Commission held a public hearing on April 14, 2004, and at said meeting voted 4-1 (Comrnissioner Hestwood dissenting, Commissioners Berg and Purcella absent) to recommend that the Town Council approve said amendments; and, WHEREAS, Vistoso Partners, LLC, Greg Wexler, and the Town of Marana own real property within a portion of the Rancho Marana Specific Plan Area and are developing that property subject to the Rancho Marana Specific Plan; and, WHEREAS, amending that portion of the plan known as Rancho Marana West to bring into conformance with the Town of Marana's adopted updated policy documents by amending the Development Regulations and including the essential Design Guideiines on that property generally located west of I-10, sou~h of Grier Road, north of Moore Road, and east of Sanders Road, is in the Town's best interest; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held February 15, 2005 and determined that the amendrnents to the Rancho Marana West portion of the specific plan should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The amendment to the Rancho Marana Specific Plan comprising of 996 acres generally located north of Moore Road, west of Interstate 10, east of Sanders Road, and south of Grier Road, is hereby adopted with the following condition: 1. The applicant shall address the correction identified in the Traffic Engineering memorandum dated February 2, 2005, prior to acceptance of the final document. 2. The applicant shall make changes to the Rancho Marana Specific Plan docurnent as recommended by the Planning Director prior to acceptance of the final document and provide two (2) digital files, one non-bound original and 25 bound copies of the final document within 30 days of adoption by Town Council. Marana Ordinance No. 2005.05 Page 1 of 2 3ection 2. All ordinances, resolutions, or motions and parts of ordinances, resoiutions, or motions ofthe Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date af this Ordinance. Section 3. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND t~DOPTED by the Mayor and Council of the Town of Marana, Axizona, this 15`h day of February, 2005. Mayor Y TTON, JR. ATTEST: i~rlfjl'iocelynronson, Town Clerk F n~ ~~ji APPRO ED AS TO FORM: i~i~t~~~~?~~ ank C idy, ~n orney 1 z Marana Ordinance No. 2005.05 Page 2 of 2 I I TABLE OF CONTENTS PREFACE ..........................................................................................................................................vi I.SPECIFIC PLAN SUMMARY I-1 II.INTRODUCTION II-1 A.Purpose ...................................................................................................................II-1 B.Location ...................................................................................................................ll-1 C.Authority and Scope I I-2 D.Legal Description II-2 III.DEVELOPMENT CAPABILITY III-1 A.Topography and Slope III-1 B.Existing Land Use III-1 C.Hydrology ...............................................................................................................lll-7 D.Vegetation and Wildlife Habitat III-10 E.Soils and Geology III-11 F.Archaeology .........................................................................................................lll-15 G.Existing Infrastructure and Public Services III-16 IV.DEVELOPMENT PLAN IV-1 A.Purpose and Intent IV-1 B.Goals IV-1 C.Land Use Plan IV-2 D.Circulation Plan IV-5 E.Water Resource Concept Plan IV-10 F.Public Facilities IV-14 G.Open Space Plan IV-15 H.Recreation/Trail Plan IV-15 I.Landscape Plan IV-16 J.Schools ...........................................................................................................IV-16 V.DEVELOPMENT REGULATIONS V-1 A.Purpose and Intent V-1 B.Definitions V-1 C.General Provisions V-4 D.General Subdivision Standards V-5 E.Development Standards V-7 F.Rancho Marana West Development Standards V-10 1.MDR - Medium Density Residential V-10 2.MHDR - Medium High Density Residential V-13 3.HDR - High Density Residential V-17 4.EC - Employment Center V-20 5.C-I Commercial I(Neighborhood)V-28 6.TC - Town Center V-33 7.OS - Open Space V-33 H.Utility Development Standards V-34 Rancho Marana Wesf Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ III VI.RANCHO MARANA WEST DESIGN GUIDELINES VI-1 A.Introduction and Purpose VI-1 B.Authority and Scope VI-1 C.Land Use Standards VI-2 1.General VI-2 2.Setbacks Vl-2 3.Density VI-3 4.Commercial Uses VI-3 5.Cultural Resources VI-4 6.Prohibited Signs VI-4 D.Grading and Drainage VI-5 E.Circulation System VI-6 1.Pedestrian/Bicycle Circulation VI-6 2.Street Design VI-7 3.Local Street Cross Section VI-7 4.Collector Street Cross Section VI-9 5.Arterial Street Cross Section VI-9 F.Landscape Design Standards VI-9 1.Arterial Streets (Moore Road and Tangerine Farms Road)VI-10 2.Collector Streets (Clark Farms Boulevard, Lon Adams Road, Civic Center Drive)VI-14 3.Local Streets V1-15 4.Commercial Parcels VI-20 5.Residential Open Space VI-23 6.Barnett Linear Park V1-26 G.Lighting VI-32 Rancho Marana West Specifie Plan Amendment T~~Revised March 18, 2005 o~P~ iv VII.TOWN CENTER DESIGN GUIDELINES VII-1 VIII. SPECIFIC PLAN IMPLEMENTATION AND ADMINISTRATION VIII-1 A.Purpose VIII-1 B.Proposed Changes to Zoning Ordinances VIII-1 C.Site Plan and Architectural Review Process VIII-1 D.Development Review Procedure VI I I-2 E.General lmplementation Responsibilities Vlll-2 F.Phasing VIII-3 G.Specific Plan Administration VI I I-3 1.Enforcement VIII-3 2.Administrative Change VIII-3 3.Substantial Change VIII-4 4.Interpretation VIII-4 5.Fees VIII-4 IX.APPENDICES A.Legal Description and Map B.Arizona Game and Fish Department Letter C.Arizona State Museum Letter C'.Rancho Marana Cultural Resources D.Pima County Wastewater Capacity Response Letter E.Recommended Plant Palette F.Right-of-Way Letter G.Cortaro Water Users Letter H.GRC Soils Letter Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~„ v LIST OF EXHIBITS II-1 Regional Location Map ...................................................................................................ll-3 II-2 Planning Area Boundaries & Vicinity Map ......................................................................ll-4 III-1 To o ra h Ma 2' Contour Interval III-2P9PYP~ III-2 Existing Features (Aerial Photos: 1998I2000) ...............................................................III-4 III-3 Northwest Marana Area Plan (2000) .............................................................................III-5 III-4 Marana General Plan Future Development Plan (2003) ..............................................III-6 III-5 Existing Hydrology .........................................................................................................lll-9 III-6 Soils .............................................................................................................................lll-12 III-7 Existing Infrastructure ..................................................................................................lll-18 IV-1 Land Use Plan IV-4 IV-2 Circulation Plan IV-7 IV-3 Roadway Cross-Sections IV-8 IV-4 Roadway Cross-Sections IV-9 IV-5 Hydrology Plan IV-11 IV-6 Barnett Channel Cross-Section IV-12 IV-7 Open Space Plan IV-17 IV-8 Landscape Plan IV-18 VI-1 Pedestrian and Bicycle Circulation Concept VI-8 VI-2 Primary Entry Feature Concept Plan VI-11 VI-3 Street Tree Master Plan VI-12 VI-4 Perimeter Wall Elevation VI-13 VI-5 Secondary Entry Feature Concept Plan VI-16 VI-6 Local Street Corner Lot Street Tree Requirement VI-18 VI-7 Interior Residential Wall Elevation VI-19 VI-8 Open Space Boundary Wall Elevations VI-20 VI-9 Commercial Wall Elevation VI-22 VI-10 Typical Residential Area Open Space Section VI-23 VI-11 Orchard and Bosque Concept VI-25 VI-12 Barnett Linear Park Concept Plan/Section VI-29 LIST OF TABLES V-1 Rancho Marana West Specific Plan, Land Use Plan Summary: Planning Area 1........ V-7 V-2 Land Use Plan Summary: Planning Area 1 V-8 V-3 Rancho Marana West Specific Plan, Land Use Plan Summary: Planning Area 2A...... V-8 V-4 Rancho Marana West Specific Plan, Land Use Plan Summary: Planning Area 26...... V-8 V-5 Rancho Marana West Specific Plan, Land Use Summary: Planning Area 3 V-9 V-6 Land Use Summary: Planning Area 3 V-9 Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ VI PREFACE The Rancho Marana Specific Plan Amendment was originally adopted by the Marana Town Council on February 6, 1990. Then in May of 1999, the Plan was amended by the Council to divide the Plan into two parts, the Rancho Marana East and the Rancho Marana West areas. On October 17, 2000, the Town adopted the Northwest Marana Area Plan and has begun the design and construction of the Marana Town Center which was a key component of the Rancho Marana West Specific Plan Amendment in 1990. This current amendment/revision is intended to bring the Rancho Marana West elements of the Specific Plan into compliance with these new documents. Revisions to the Plan Area include a relocation of Barnett Road, the extension of Tangerine Farms Road through the western portion of the Plan Area, redistribution of open spaces, revised development standards for the Rancho Marana West Specific Plan, new cross sections for Sandario Road, Tangerine Farms Loop and Moore Road and a redistribution of residential densities. In December 2004 the Town began a downtown planning process for the Town Center and adjacent areas. For the purpose of this amendment/revision, these areas will be notated as a"special planning area", which upon its completion will be addressed in detail by a separate document. These revisions include both text and graphics. Where needed, land use tables have been revised to reflect the changes made to the Land Use Plan. This revision does not include any revisions to the area east of Interstate 10 known as Rancho Marana East. Therefore, the Development Standards Section of this specific plan amendment will address only the standards that will be applicable to the Plan area west of Interstate 10, which is called Rancho Marana West. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P I-1 l. SPECIFIC PLAN SUMMARY This Specific Plan amendment establishes comprehensive guidance and regulations for the development of approximately 754 acres located west of Interstate 10 within the Town of Marana, Pima County, Arizona. The Specific Plan formulates the development regulations; policies and programs for the implementation of the land use plan. This Specific Plan amendment will replace the current Specific Plan. This Specific Plan is regulatory, adopted by ordinance and is consistent with the Town of Marana's General Plan. The Development Plan (IV), Regulations (V), and Implementation (IX) are regulatory. The Devefopment Capability (III) and Design Guidelines (VI, VII, & VIII) are non-regulatory but essential to the planning and development of the community's character. The Rancho Marana West Specific Plan Amendment articulates planning considerations for the site and imposes regulations and/or controls for development. This document is a device to implement the General Plan. This document will be a suitable development control mechanism, and when adopted by a jurisdiction will serve both a planning and regulatory function. There will be separate Master Developers for Rancho Marana West. Their responsibilities include the engineering and implementation of the spine infrastructure system(s), (which include roads, onsite detention/retention, and utilities) formation of homeowners' associations and associated fees and assessments. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.09. The law allows for preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and further allows for the review and adoption of Specific Plans. As well, the Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of Specific Plans. Rancho Marana West Specific Plan Amendment a---.~~`,~ rr~~Revised March 18, 2005 o~Pwri~ 11-1 ll. INTRODUCTION A.PURPOSE The Rancho Marana West Specific Plan Amendment provides a guide for current development and a vision for the fiuture. Located in the heart of Marana, it envisions a thriving central municipal and business district with excellent circulation, quality of development, character and aesthetics. The Specific Plan amendment provides the framework in which a core area of Marana will be developed into a functional Town Center. The site has been analyzed to determine development capabilities while considering environmental conditions and existing infrastructure. B.LOCATION The site is located in the north central area of the Town of Marana bordered on the south by Moore Road. The southern half of the west boundary is one half mile west of Sandario Road. The northern half of the west boundary is approximately 550 feet east of Sandario Road. To the north is Grier Road. A regional location map is included as Exhibit ll-1, and a plan boundary and vicinity map is shown as Exhibit tl-2. The Specific Plan area is approximately 1-1/2 miles north of the Marana Northwest Regional Airport. The property can be accessed from Interstate 10 at the Marana interchange, one half mile to the North, or the Tangerine interchange, one mile to the south. A Moore Road interchange is proposed for the future in the Town of Marana's General Plan and will provide direct access to the property. The northeast corner of Lon Adams and Barnett intersection is the Marana District Park. North of the park is the Sheriff's Department, Marana Junior High School, and the Marana School District Administration office. The northwest corner of this intersection is the existing Town Hall and Police Department. These municipal and school uses form the basis for the Marana Town Center portion of the Plan Area. Rancho Marana is a planned community with a mix of residential, commercial, office, public and recreational uses. Other Specific Plan Developments and Master Planned Developments within the Town of Marana and their respective distances to Rancho Marana include: Continental Ranch, four miles to the southeast; Northgate and Acacia Hills, six miles to the southeast, Dove Mountain, six miles to the east and Gladden Farms immediately south of the Plan Area across Moore Road. Rancho Marana West Specific Plan Amendment T~~Revised March 18, 2005 o~P~ 2 C.AUTHORITYAND SCOPE The Rancho Marana West Specific Plan Amendment has been prepared pursuant to the provisions of the Arizona Revised Statutes, Section 9-461.09. The Arizona Government Code authorizes jurisdictions to adopt Specific Plans by resolution as policy or by ordinance as regulations. The Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption, implementation or amendment of specific plans by ordinance. Hearings are required by both the Town Planning Commission and the Town Council, after which the Specific Plan must be adopted by the Town Council to be in effect. Rancho Marana West Specific Plan Amendment is a regulatory plan, which will serve as the zoning for the subject property. Proposed development plans, or agreements, preliminary plats and any other development approval must be consistent with the Specific Plan. Projects, which are found consistent with the Specific Plan will be deemed consistent with the Town's General Plan and applicable Area Plans. The intent of this Specific Plan is to provide a concise development plan for the subject property. This Specific Plan will serve to implement the development of the approved plan within the bounds of the regulations provided herein and will be adopted by ordinance as a regulatory document. D.LEGAL DESCRIPTION See Appendix A. 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DDC~z~o=D I N z=m O= D LON ADAMS ROAD D~ POSTVALE ROAD D~ m~z nz= DO v mW?1 m v~z d ao z v aa I o~ 1 I I c~?ro c~ rn n n z r z N0 m z 0 m m III-1 lll. DEVELOPMENT CAPABIUTY A.TOPOGRAPHY AND SLOPE The Specific Plan area is currently used for agricultural purposes and is characteristically flat. The site gently slopes down from the southeast to the northwest and west. There are no restricted peaks or ridges, rock outcrops, topographic features, or slopes 15% or greater on the site. Exhibit lll-1 iilustrates the topography and slope of the Specific Plan area. B.EXISTING LAND USE Rancho Marana is located centrally within Marana's town limits. The current land use is primarily agricultural and much of the property is currently being farmed. Existing land uses within 1/4 mile radius include the Gladden Farms development to the south; along the north boundary of the Specific Plan area are single-family residences, Marana Junior High School, the Marana Library, the Marana Town Hall and Ora Mae Harn Park. East of the site is vacant agricultural land and to the west the land is currently agricultural fields. Existing features are depicted in Exhibit lll-2. The Specific Plan area is accessible from five roadways. The east/west roadways are Moore and Barnett Roads. MoQre Road, the southern boundary of the site, has a 60' R.O.W. and is paved. Barnett Road, one-half mile north of Moore Road, is a paved roadway with a 50' R.O.W. Additionally, Grier Road provides access via Sandario and Lon Adams, all of which are paved. The north/south roadways include Postvale, Sandario and Lon Adams Roads. Lon Adams Road, perpendicular to Barnett Road, is paved, as is Sandario Road, which is a section line road with a 90' R.O.W., and Postvale Road, which is unpaved, and runs perpendicular between Barnett and Moore Road. Postvale Road runs along the Section line between Sections 27 and 26 and has a 60' R.O.W. lnterstate Highway 10 abuts the eastem portion of the site (See Exhibit lll-2) and will provide direct access to the parcel in the future. Paved frontage roads exist on both sides of Interstate Highway 10 and provide direct two-way access to the north and south. There are six areas scattered on the Specific Plan area that have farm-related building structures (see Exhibit lll-2). There are two well sites, one located in Section 26 and one in Section 28. The Northwest Marana Area Plan Land Use Element identifies several land uses within the Specific Plan area. A Town Center is shown in that portion of the Plan Area in Section 27 north and south of the current Barnett Road alignment at the intersection of Barnett and Lon Adams. Rancho Marana West Specific Plan Amendment Tyyr~~Revised March 18, 2005 Group~ i 1 J I ~ I t I t i ~ y i t r l l m,~.. y~...^.~..._.. D f r i ~ i 4..........._..._..~ J O 19 I N 1~ g4 rn A ~ mT ti L j j T'~ t 1986.~'../,..-~/~.. 1i`, j~ w_.. O y ~ f' t^~~~ v_............ d?' i . 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Jf'~ ~~ f i f~~J J i~ s~.... s` 7 f/' r""' g f,..- f a ~ ~ y rv ~ n.- 1 f"' .. r . l , l,~ f''+,,,gJ ~ i- r i a y,.,.~~~.,~~,-.~. r~.w g~ ~ j f a f ~ w ~ '~ 1N L,._ _ r'~ M f a/ z r-`` r~,...,. r f / ~ x l ` I t 1 t'.' r"' ` t~~! C t jl~^~ l f/ i ' J N f l 7 Pf 1,. L~~,'"~~,'"~ i r r~ 1... 1 t m„ r- Y S~ C J- 7 i r J r t r' J1 1_"~- rt, ` r-~`~."_ o f~;~ J` m t~ 3 l~ j i l~ r-? J M/'"' f r~ ~ ~ J`~~-.- , g"~,~~ 7"~ ~ 1~ i t t f O~ 1 f~ J f~.~" v"' S M~ r` 1 A iJ~°~.`-~° ~ J _ r f t+ r' f ~~~ j / . ' . U .',"', i III-3 Areas of moderate to high-density planned residential development, key to the village core concept, is identified east of Sanders Road and north of Tangerine Road. Between Barnett and Moore Roads south of I-10, Corridor Commerce is delineated. The Northwest Marana Area Plan (2000) is included as Exhibit lll-3, and the Marana General Plan Future Development Plan (2003) is included as Exhibit lll-4. The land uses identified in the Northwest Marana Area Plan include: Corridor Commercial Highly Urbanized Corndor Industrial/Business Parks/Distribution Optional Residential Opportunities Hotels Regional Shopping Center Optional Commercial Opportunities ResidentiaUCommercial vllages Range of Residential Densities Neighborhood Commercial/Retail Recreation/Parks/Open Space Town Center Govemmental Cultural/SociaURecreational Public/Quasi-Public Land Uses Commercial RetaiUServices Range of Residential Densities Exhibit lll-4 indicates the Marana General Plan's Land Use in relation to the Rancho Marana West Specific Plan Amendment. Rancho Marana West Specific Plan Amendment Tyy~~Revised March 18, 2005 Group~ v,;, t, a ' e HN Si, f~~ r~ d t~ i E o u x a W U~o r n , r N t o C~ N z 1~ a~ W g r~ v ~ w t v1 T F Z M W ~ J, r rt"~ Gl, X Z Q t W ~ L, Ur~ U w. 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J r m~ v ~ N y~ o 3 D l fll N ~ n T ~ n v D o o R' o o ~ , O~ ~ s~~ ~ X m ~ o w ~ m ro N ~ m c ~ ~ ~ r C. n 4~ r' r~ r~ N J r,_ v~ 4, r, r~,~ J~ m 7 ~ y o~ m~ 3 r m m C < a 1 y n c~ W r T N m 0 C o C~ ri z c--~ O T 7 p r ON r O O Z7 O n, 0 0 D n l~ r a u J l J TI s°~ k~~ V ~ f°~~ n A~ F`~ ~ i v O C~ ~ ~ J~.~.. O/~ v t V J p~ A+ r-'.~. c-~ O cn o 7 Z T O O r r' ' Cn o D D v F~ m ~ v'' C7 C^~ n Y`. y~'~f a-~~".~`'"~''.~'..+' b r m TJ G~ ~ ~O 1- ~ k y , f+ r~ 0 j LJ u; 77 p m C i1 O 0 D x G~ m O c Z 7~ r^~ y Q Z r C C A O 2 0 Ci D Dj D ~ Q 7 rn p 1 C Z m N Z z r Z D p n D D z7 7 C!~ m 0 A C l J Z C 2 Z f y G m O z D Z C L' ~ ~ R~ I. x V m z~~ z m~ m~ m c~i m I m Q~~ cn rn a y rn~ m A O Z p', l~+ yl W D Z rrl Z O Z m p 2 I 4 m z ° n m 5.. y A z rn m D o 1 w. r m o Z m v W o 0 r o z~', Z rv 7 D C C r 1 J, O~ in-~ C.HYDROLOGY in 1990, when the Rancho Marana West Specific Plan Amendment was first adopted, the three principal sources of offsite runoff that continue to affect this property include Santa Cruz River over-bank flooding, runoff from agricultural lands south of Moore Road, and Tortolita Mountain foothill runoff. Analyses conducted as part of this Specific Plan preparation assume that the proposed Lower Santa Cruz River flood control levee is in place and over-bank flooding from the Santa Cruz River is mitigated. Runoff emanating from the agricultural land to the south collects at five points of concentration on the south side of Moore Road. The analysis assumes that runoff collecting on the south side of Moore Road all drains across the roadway and onto the subject property when in fact a portion of the flow stays on the south side of Moore Road and drains due west toward Honea Heights. Exhibit lll-5 shows the points of concentration and 100-year peak discharge rates for offsite runoff, which drains to the subject property. Run-off quantities from existing agricultural land are small on a per-acre basis. Computations of the peak discharge rates using the Pima County method found the 100-year peak flow rate from the agricultural land to be 1 CFS per acre, and the unit discharge for the more frequent events (2-year to 10-year retum period) to be negligible. The analysis of Tortolita Mountain foothill runoff incorporated detailed hydraulic routing studies to determine peak outflow rates from the CAP overshoot structures and incorporated channel routing along the north edge of the Union Pacific Railroad (UPRR) to determine the quantity of flow draining to the subject property from the southeast (i.e. the Tangerine Road intersection area). The UPRR routing analysis accounted for reductions in the quantity of flow arriving at the site because of flow through the UPRR culvert and weiring over the railroad tracks. The Specific Plan establishes the Report on Alignment and Cross Section Alternatives for Tributary Drainage - The Lawer Santa Cruz River Flaad Control Project," December 2, 1987. The results of this detailed routing study found: 1.That 3025 CFS drains along the north side of the UPRR to Concentration Point #6. This runoff emanates from the area near the Tangerine Road/Interstate 10 intersection and is principally comprised of flow from Wild Burro Canyon. The quantity of flow at the Tangerine Road/Interstate 10 intersection is about 5800 CFS, but this discharge is reduced to 3025 CFS by the time of arrival at Concentration Point #6. The peak flow reduction from 5800 CFS to 3025 CFS occurs as a result of flow passing through UPRR culverts and weiring over the railroad between Tangerine Road and the property. There is no known history of low weiring over the UPRR suggesting that no major floods have occurred in recent time or that the discharge valves may be overestimated by standard hydrologic procedures. Overestimation may exist because of flow attenuation in the broad, shallow, sandy bottom channels on the Tortolita Fan. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 roup~r i ~ n i-s 2.That 578 CFS emanating from CAP overshoots within section 23 arrives at Concentration Point #7 {the entrance to the Adonis channel). 3.That 2312 CFS emanating from CAP overshoots within section 25 drain to Concentration Point #8 afang the east boundary of the subject property. 4.That runoff draining to Concentration Paints #7, #8, and #9 coafesce along the north side of the UPRR and drain northwesterly adjacent ta the railroad embankment. The existing culvert structure beneath the UPRR, I-10 and frontage road drains 859 CFS onto the subject property west of the transportation corridor. The remainder of the flow continues to drain northwesterly on the east side of the railroad. Five additional UPRR culverts north of the Adonis channel drain flow to the west side of the transporkation corridor. A portion of this flow-through will drain westerly south of Grier Road) and across the area of Rancho Marana within the northwest quarter of Section 27. What was not reflected in the hydrology study used in the preparation of the originai Specific Plan is the Town of Marana's decision ta turn the Barnett Road alignment into a 200' wide regional drainage facility. This drainage facility will not only provide a solutian for the Tortolita Fan drainage but will also provide for a portion a€ the on site drainage which wil! be created as a resuft of developing the sits. As a result of this facility, Barnett Road will be reaEigned approxirnately 600 feet sou#h of its current alignment. Cur'rently onsite runoff from the subject property drains due west toward the Santa Cruz River. The onsite runaff accurs as sheet-flow, except where con~ned or cancentra~ed by elevated roadways or canals. Rancho Marana West Specific Plan Amendment Tr~Revised March 18, 2005 o~P~ f m cD co cn m c~o n~ V r~a L,\ '6c, t 0 L~ ~ 4 I S I J;~ Ei% _ ,p N w f o jONI':m N f fiU ~ym iOrI3i r JN I A r I f n~i k 1 a ~ 1 a ~ f O rO O v_,_._.SANDfRS r._,_, RORD w e O q Oi 0 Z Jn p~~ f i i E S Y . 1 1 9i.r ^ 4 x v S N j, 4 Of Q O~i~ 3 j / i~Q~J j c U. k i .i W s y/ /W a. y ~ r SR i"~ y ~ r` J~~/ ~ y ROAO 1'. I r.,',..~SANDARIO W., N a ~ t.fe Y Ir ¦ ~ t•¦'~ € i i j~ r,i t~ i i an~.. ~ 1 A~~~~~~ ~ ~ I 1 ~ ~ W 3..J,FI ~31D A~~A F ~ •i b rr.._._-aN zl y~ l f yti~D N 1111 j . y ya rr'.~ C~ ' N A y r 3; •i`j"~ w ~ 1 1 r A r. u N f ~ a V 1 n P~7 %-.-r r~ N~+~a. ~ IIi ti~G s I i i~i.,n~~s I r*CD I ~ a~.~~.>< Q o, 6 j0iT1 C...i~j S (L~q~~,. L J I 3.Y.i il Yz ~I o a. m N , .3 ,i~o R; /Fr e 2 w r r~ ~ f ~c r J n' i / ~ .b.~--~a..._i._....z • . 1 ~ .T y m O N T iV ti 1., f i W ~e~e z y~~ r: A t'~ r r , 1 C oz'1 a v i i I 4 I I f T 3 4 lp~~.E 1~ i 1 V 1~'~.i r l y r T.~..j~ti n_S i....-~~. c r I i ~l . L rV p s'` o a~t,-'1 ~ r J, ~ C . vrr" r,'v, y i ~ J ~ r~.'.1~~0 r\ rJ^ f 'W i' J ni m r 1iJJ1n, : r~f y o A~~ i r',t. c ~ ~ f.~,~ f~ ~ ~m r~ m m o nf//7f00000~ 000000 j j n~a C~7 n ~ o w f GO x N W v: i a I Cil 1 J'~' 1\i n O P Ul p-' 0 r UC P U r-)C~ C'~ O il V J G,J 7 r, T T rl Ti rJ rJ r7 Z U. n U.n n cn n m O C7yY a O T i CT7 3 s o°"i ou~'j r J~ III-10 D.VEGETATION AND WILDLIFE HABITAT The U.S. Fish and Wildlife Service listed the pygmy owl as an endangered species in March 1997. Under the Endangered Species Act, recove~y plans for the conservation and survival of endangered and threatened species are developed and implemented. The entire site is currently farmed for agricultural purposes. There is no indigenous Sonoran Desert vegetation onsite. The area does not contain any Class I or Class II wildlife habitats as identified by Dr. Shaw, University of Arizona, far the Pima County Department of Transportation & Flood Control District. A letter from the Arizona Game and Fish Department lists no special status species onsite; see Appendix B. The U.S. Fish and Wildlife Service is currently mapping and establishing areas that would qualify as suitable habitat or as recovery areas for the Pygmy Owl. Given the agricultural history of this parcel, it is highly unlikely that it would be considered as habitat or as a recovery area. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~a. III-11 E.SOILS AND GEOLOGY The subject property contains nine different soi! types, generally composed of a laam substance. These soiis range from a very fine sandy foam to a silty clay loam. During the various phases af development, these sails will serve as structural or foundational material for building. Engineering design considers several soil properties to be important to the proper design of urban development. These properties include permeability, shrink-swell, compaction, expansion, drainage and shear strength. Permeability indicates the rate at which water moves downward through undisturbed soil material. The texture, structure and porosity of each sail type determine its rate of permeability. The potential for shrink-swell is indicated by the volume change resulting from the shrinkage of the soil when it dries and swelling as it absorbs moisture. The amount and type of clay in the soil type determine the shrink-swell potential and the soil contractionlexpansion characteristics. Drainage af the soil is a function of the soil's porosity. Shear strength is dependent upon several factors: 1) soil origin, 2) thickness of the soil and 3) the soil's parent materiaE. The Soils map, (Exhibit Ill-6) identifies the major soi! types fiound in the specific plan area. All onsite soils are compatible with development, given the proper engineering design. None of the onsite soils possesses a major hazard for erosion. The following descriptions from the Sail Conservation Service provide information about the characteristics of each sail type. Agua Yery Fine Sandy Loam (Ag) This soil variety is found on flood plains of the Santa Cruz River with slopas generaliy less than one-half percent. Runoff is slow on this soil and the hazard of erosion is slight or none. This soil type is commoniy used for urban development. Anthony Loam {Aoj Anthany loam is level and nearly level soil and is found on the floodplain af the Santa Cruz River, mostly near Marana. Gravel content in this soil is less than 15 percent and it is composed of well-drained sandy loams. This soil was formed in mixed material that was deposited on flood piains and alluvial fans by rivers and streams. Permeability of the sail is moderately rapid whiie runoff is slaw. Erasion is not a problem with this soil type. Anthony loam is suitable for urban development, materia! fior engineering work and water supply purposes. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 A o~P~ o D D O z O~~D m m~ o p W D O D p Z Z 1 r OO o SANDARIO ROAD 3 YCZ Z z C"' C7 ~7 rn D y N~~ O ~ o D LON ADAMS ROAD o C ~ D C D m o L O N A D A M S R O A D O~ r, oc r- ~ n0 z POSTVALE ROAD POSTVALE ROAD D zm m~ rn m~ 1 e~~ Z, ava`~~~ I D o 1 I I or~ v ~cn rn c a a~i p° O° o c~D D r 4' C"X z P~ m~ o~~~ o 0 9 T1 C" p o S rn t~ S o~~z Z r.-~ d rnSoSSVJz r Q p o m z I11-13 Anthony Sandy Loam, 0 to 1 Percent Siopes {AhA) Anthony Sandy Loam is located in the Santa Cruz Valley with gravel content being less than 15 percent. The texture is sandy loam throughout the profile. This soil formed in mixed material that was deposited on flood plains and alluvial fans by rivers and streams. The vegetatian is mostly annual grasses, weeds, mesquite, scattered palo-verde, creasotebush, saguaro and cholla cactus. Runoff is slow on this Anthony soil, with erosion hazards being slight. This soil type is appropriate for urban development and as a saurce of material for engineering vvork. Brazito Loamy Sand (Br) This sail type is level or very nearly level and is found on flood plains in the Santa Cruz Valiey. Brazito Sandy Loam was formed in alluvium deposited on flood plains and fans and on valley slopes, with siapes being 0 to 3 percent. Permeability of the Brazito soil is rapid with available water-holding capacity of 3 to 3 3/4 inches in irrigated areas and 9 to 11 inches in non-irrigated areas. Runoff is slaw with slight erosion danger. The typical uses of this soil include desert range and irrigated crops. It is suitable for development. Brazito Sandy Loam (Bt} This Brazito soil alsa occurs on level and nearly ievel flood plains of the Santa Cruz Valley. The surface layer is sandy ioam ranging from 5 ta 16 inches in fihickness. The soil shares the same general traits and suitability characteristics as Brazita Loamy Sand, described in the preceding paragraph. It is suitable for development. Gila Sandy Loam (Ga} Gila Sandy Loam is found on level and nearly level floadplains of the Santa Cruz Valley. The runoff from this soil is slow and problems assaciated with erosion are slight ar none. Although this soil type is primarily utilized for agricultural uses, it is also commonly used for urban development. Gila Loam, 0 to 1 Percent Slope {GbA) This soil consists of well-drained soils that have a subsoi! of loam and very fine sandy loam. Slopes of these soils are generally 0 to 3 percent. Soil permeability is moderate with slow runoff and little chance of erosion, Gila soils are commonly used far urban development and as a source of material for engineering work. Glendale Laam (Gd} The Glendale series is camposed of wef{-drained loams formed in recent alluvium deposited on flood plains and valiey plains. Slopes range from 0 to 1 percent. Permeability and runoff are relatively slow on this soil. Erosion is not a problem in this series and the soils are suitable for urban development. Rancho Marana West Specific Plan Amendment ti T~~Revised March 18, 2005 o~P~ III-14 Grabe Loam (Gh) This is a well-drained laam, which formed in recent alluvium deposited on fiood plains, alluvial fans and valley slopes. Slopes run from 0 to 3 percent. Permeabili#y is moderate and runoff is slow on this soil type. Urban devefopment is compatible with this soil type. Grabe Silty Giay Loam (Gm} Grabe silty clay loam is similar to Grabe loam except for the fact that the surface layer is silty clay loam, which runs from 6 to 12 inches thick. Runoff is slow on this soil with little hazard of erosion. This soil is cammonly used as a source of material for engineering work and for urban devefapment. Pima Silty Clay Loam (Pm) The only soil of the Pima series occurring in the area is found an flood plains in the Santa Cruz Valley. Permeability of these soils is moderately slow and runoff is medium, with the hazard of erosian being slight or none. These soils are aften used for urban development and water supply, among other agricultural uses. Vintan-Anthony Sandy Laam (Vu) About $5 percent of this soil type consists af Vinton Sandy Laam and of Anthony Sandy Loam, although an area may consist of Vinton or Anthony varieties. Runoff is slow and erosion hazards are minimal. These soils are commonly used for urban development and as a source of material for engineering work. Geology The propased Rancho Marana West development lies completely upon the Santa Cruz River's youngest terrace deposits (Arizona Geological Survey, open- file report 88-18). The terrace deposits may be as much as 60 feet thick locally, however, they are generally thinner. The terrace deposits are typically comprised of rewarked older terrace and Valley Fill material and are cut into the older, underlying Valley FiH and terrace depasits. Several terraces are located along the Santa Cruz River, however, only the youngest terrace appears to be present within the Rancho Marana West Specific Plan Amendment area. The terraces increase in age and elevation outward fram the Santa Cruz River channel. The youngest and topographically lowest terrace lies adjacent to the river channel. The youngest terrace is associated with modern flood plains of the Santa Cruz. Soils: Based on the existing literature and on experience with the soil conditians in the area, the near surface deposits, in approximately the top ten (10) feet below the existing ground surface, especially associated with the youngest terrace, will cansist of sandy silt and sandy ciay sails. Locally, the sandy silt and sandy clay soils will grade laterally into silty or clayey sand. These near surface soils will Rancho Marana West Specific Plan Amendment Tr~~Revised March 18 2005 o~P~Bri~ III-15 likely be underlain by a relatively thin layer of inedium dense to dense sand, which in turn is underlain by sandy gravel cobbles and boulders. Development within the proposed Rancho Marana West Specific Plan area is feasible fram a geotechnical standpoint. We anticipate that, in general, residential or other similarly loaded structures and moderately loaded commercial, retail or industrial buildings can be properly supported on conventianal foundations which bear on properly compacted fiil, firm natural ground, or properly prepared naturaf ground. Moderately to heavily laaded structures wili generally require special foundation considerations depending on their focations. The major geotechnical concems regarding development are 1} the possibiiity of near surface loose or soft alfuvial soil across the site, 2} law to moderately expansive clay, which can be expected #o be present locally across the Santa Cruz River terrace, and 3) potential collapsible soil conditions which are likely to exist along river terraces. More detailed site specific investigations should be perFormed as part of the platting and development plan process to 1) determine if expansive soils, loose or soft surface soils, or potentially collapsible soils are presen# and how they will impact the propased structures, and general development infrastructure roadways and utilities, and 2) deveiop specific recommendations that pertain ta specific site soil condi#ions. Geology of the site is characterized by uncansolidated alluvium (material eroded from rock formations). There are no rock outcrops an site and there are no faults. A soils letter fram GRC Gonsultants, fnc. is included as Appendix H. F.ARCHAEOLOGY The Arizana State Museum, as part of its Northern Tucson Basin Study, conducted an archaeological survey of the Rancho Marana property in 1985. During the course of the fiefdwork, three areas were recarded as archaeological sites {AZ AA: 12:678, AZ AA: 12:680 and a portion of AZ AA: 112:684} within the Specific Plan boundaries. In additian, within the Specific Plan area west of interstate Highway 10, a prehistoric canal has been documented in the NW 1/4 of section 26. The canal parallefs the Interstate for about 6Q4 meters (2,000 feet). see letter from AZ State Museum, Appendix C}. An initial archaealogical study has been completed for the Plan Area. The report outlines a mitigation plan. The developer/builder shall be responsible for testing and excavation of sites prior ta any ground disturbing activities (see Appendix C'} per Section V.C.7. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~B III-16 G.EXISTING INFRASTRUCTURE AND PUBLIC SERVICES Schools: The area encompassed by the Specific Plan lies within the Marana School District Boundaries. There are two schools in the immediate vicinity. The Marana Junior High School is adjacent to the northern boundary of the plan area and Estes Elementary Schoof is north of Grier Road at 13650 N. McDuff Road. Both schools have capacity far additional students. Fire Services: The Northwest Fire District currently services portions of the Specific Plan area. The nearest ~re station is iocated at the southwest corner of Sanders Road and Grier Road. Natural Gas: Southwest Gas Company provides service to the plan area. The Existing Infrastructure map shows gas mains, which exist within 150 feet of the plan boundaries. These mains run norfih and south within the Sandaria Road right-af- way and then to the east within the Barnett Road right-of-way for approximately one quarter of a mile. A 60' easement for EI Paso Natural Gas runs from the northwest to the southeast of the subject parcel (see Exhibit 1ll-~. This is a 10 3/4" high-pressure supply line which runs to Phoenix. It is not a usable supply line. Electricity: Tucson Electric Power Company (TEP) serves the plan area. There are three major electric lines in or near Section 26 (see Exhibit lll-~. These are overhead ~4 kV lines which run along the east side of Postvale Raad, the south side of Maore Road and the sauth side of Barnett Road. Section 27 is alsa serviced by the 14 kV overhead line along Postvale Road, as weli as simiiar lines which run aiong the south side of Barnett Road and the east side of Sandario Road. Section 28 is serviced by the Sandario Road overhead iine and the continuation of the Barnett Road line and a iine akong the south side af Moore Road. The Existing Infras#ructure map delineates existing electric utility lines and underground cables in the plan area. Rancho Marana West Specific Plan Amendment rr~Revised March 18, 2005 o~P~ III-17 Water: The Specific Plan area is within the Town of Marana Water service area. The Cortaro Water Users Assaciation is the provider of non-potabie irrigation thraugh the Town, (Appendix G). Emergency Services: Northwest Hospital is the nearest major medical facility. It is located at Orange Grove Blvd. and La ChoNa, approximate[y 14 miles southeast af Rancho Marana. Northwest Hospital is currently processing cons~ruction documents for a new hospifal approxirnately 13 miles east of the site on Tangerine Road. The Narthwest Fire District can pravide emergency service with certified Emergency Medical Technicians. Wastewater: An 8° sewer line runs north of Barnett Road along Sandario Road. North of Grier Raad, this line becomes a 12"' line, which turns west on Trico Marana Road to the Marana Treatment Facility located in the southeast corner of Section 14, Township 11 South, Range 10 East. Under existing conditions, adequate sewer capacity does not exist for the build-aut of this project. Pima County Wastewater recommends that for limited comrr~ercial/public use, north of Barnett Road, septic tank and leaching fields will be adequate. For initial residential deve[opment, gravity sewage to the Marana Treatment Facility is availabie. Pima County Wastewater Department respor~se ietter is included within Appendix D. AI! non-residential dsvelopment shall meet current Pima County pre-treatment standards. Rancho Marana West will be served by a public sewer system. Private Utilities Telecammunications and cable television will be extended into this area at the time service is necessary through agreements wi#h the individual utilities. Telephone service will be provided by Qwest. There is a 16.5' easement r~anning diagonally through Sec#ion 26 where an undergraund AT & T cable is focated. There are development limitatians over the easement. Cable service will be provided by an undetermined vendor. All new or relocated utility fines shall be placed underground, where feasible. Rancho Marana West Specific Plan Amendment ryyr~~Revised March 18, 2005 Group~ N- 1 oo I 7jz m mi r°o I II~ o p C~O2y il o z o o0NITI Ipb r i l~ SANDARIO ROAD Z_.5~SS~SOOSO~oso~os~o~o~I-~1-~I-***~I-~I-~I-~~I- l~n I`^n j I~ M II I~I I~~I I-~ I Qr~I b b o o° Qv o oooO„o o~ I s o a°I m~s o 0 o O a ILAOfbOO~ qp e. o oaO~ oDf o i s ~LON ADAMS ROAD~j~' m a~iI I y~r Vpoo iI 0p p~p I O n ~0 v 0 0 liI I ~4 I z~~~`z O ~~~~z"z`z~ v, L`Z~`L`L`Z~ 0 `Z`Z`Z~~L`L`Z`Z`L ,~n^ LON ADAMS RD s O i O 0p p~ is~O o0 0s0Ov; Y„ p POSTVALE ROAD e 555SS55,55>5555>SSSSSS>SSSSSSSS555555555SSSSSS`~, POSNACE RD I v n v, 0~O MOOb O o a f O oo/ o°' s ~ 1$ o~?8~~ z o~0~3 I vo M o c o~ Z o o ag? I slp o9I I 10 a°ti1 G~ ~ -I i C r~o o~j pN o o c~0 o Cr7 o o o npr- r7 a m o-~-~ r`T'- o~C Cj o z c' C"X U r'o~n, C~7 y C" zm W z X z o~.,~~I i N~~~z dz z m x IV-1 IV. DEVELOPMENT PLAIV A.PURPOSE AND INTENT This section aF the Rancho Marana West Specific Plan Amendment contains a description of the goals, abjectives and policies of the plan, which will allow for the develapment of a cohesive Town Center in Rancho Marana West. The praject development plan is the result of fiharough site analysis. The plan resolves many deveiapment related issues in the form of praposed physical improvements, guidelines for future devefopment, technical information and regulatians. The Rancho Marana West Specific Plan Amendment respects the direction and quality of growth desired by the Town of Marana and conforrrrs to the Northwest Marana Rrea Plan and the Marana General Plan. The Marana Town Center, commercial, and residential areas indicated in the Rancho Marana West Specific Plan Amendment corresponds to the Northwest Marana Area Plan's Land Use Plan for the Town Center, Residentiaf Commercial Villages, and I-10 Carridor Commercial. The gross residential target density of Rancho Marana West is 4.0 RAC. The Rancha Marana West Specific Plan area is a planned community designed to provide a varie#y of opportunities. It identifies the character of Marana's Town Core, a community ofi quality professional/commercial complexes, and open space areas Einking residential neighborhaods. B.GOALS The Rancho Marana West Specific Plan contains goafs, objec~ives and poiicies that are in agreemen# with those outiined in the Town's General Plan and the Northwest Marana Area Plan. A set of devetopment plan goals can be estabiished which recognize the major development issues in the form af proposed physical improvemen#s, guidelines for future development, techr~ical information and regulations. The development plan goals are listed below: 1.To implement the gaals, objectives and policies of the Towr~'s General Plan and the Northwest Marana Area Pfan; 2.To process and adopt the Specific Plan to provide an understanding of development and future growth for the subject property; 3.To provide the vision and direction for a Town Center with a variety of active uses; Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ iv-2 4.To provide a balanced range of land uses, anticipating current and future demands with a range of opportunities, 5.To provide backbone infrastructure systems and public facilities to support development in an efficient and timely manner; 6.Ta create a visible "presence" for the Town of Marana from travel alang i-~ a; 7.To create an urban village concept with a distinct community care and with neighborhoods clustered around the active core; 8.To provide a circulation system that serves as the "thread of cantinuity'" through a variety of neighborhoads and provides access to regiona[ circulation; 9.To provide apen space as a community amenity for recreation, linkages and buffers; 10.To provide a wide range of housing and employment opportunities; 11.Ta provide for a municipal core of services; 12.To provide a variety of character in the community through creatiue land use, architecture, and lantlscape architecture; 13.To provide for a gradual transition via phasing from agricultural use to development; 14.To provide a development phasing plan which is ger~eral, a iogical astimate of how development will accur. 15.Provide an annual monitoring report for the Specific Plan to manitor project and regional growth; 16.Process and adopt the Specific Plan to provide an understanding af develapment and future growth for the property; and 17.Provide the framework for the management and administration of this Specific Plan. C.LAND USE PLAN The Rancho Marana West Specific Plan Amendment Land Uses are depicted in Exhibrt !V-1. This amended plan divides the parcel(s) inta 28 planning areas. Each planning area cantains a symbol of the intended land use. The acreage of the planning units includes land devoted to internal local streets and collectors but daes not include acreage for adjacent arterials. The proposed use acreage akloca#ion is summarized in Table V-1, and in Tabl~s V-2, V-3, V-4, and V-5 (pages Rancho Marana West Specific Plan Amendment r-=,.^'~`,~ Tr~~Revised March 18, 2005 o~a~ IV-3 V-7 through V-9} for the Rancho Marana West Specific Plan area. The project design presents the area as a planned community. Pedestr€an and au#omobile circulation, infrastructure, aes#hetic and visual setting, development standards and guidelines are integrated within all of the land uses. The proposed residential uses have been designed to provide a broad range of hausing types meeting current and future hausing needs. Housing types range from medium low density to high density and will respond to market demands. Town Center The Tawn Center in Rancho Marana West is in a central location at Lon Adams and Barnett and is designed to provide for Marana's long range municipal needs. It will provide opportunities for the construction of a phased town hall to include, but not be limited to: Administration offiees Municipal ssrvices Hearing roams Judicial services Law enforcement Public utilities Parks/open space Recreational facilities The area will also include public, quasi-public and private uses such as business and professional offices, restaurants, retail shops, public plazas, recreation and cultural/historic cenfiers, as well as a varied range of residential densities. The relatianship between the town hall and the existing park can provide ideal indoor/outdoor facifities for community sponsored events, such as parades, exhibits, ceremonies, etc. The Tawn Genter is intended to serve as the community core, strengthening the relationship between land uses and public spaces to create a strang image character and identity far the growing Town af Marana. Circulation within the Town Center will incorporate both landscaped pedestrian carridors and landscaped vehicula.r corridors. The corridors wilf connect a series of urban courtyards creating a central town center atmosphere at a pedestrian scale. Rancho Marana West Specific Plan Amendment rr~~ Revised March 18, 2005 roup~I \ II i2i mmcmn T o r-zm W ti r- I Z C' y o~~C~ J ~ z i n.-C7 * yC7W D~N Z 7 ~J I C')- . ,Ta,e...m l z ~I;i I I Cn n 7 o r~~~, ~O 0 7~~N~~3~Nd1 ti~~, z oj-~D U ;id~o~~mUDo ~v=~I N~I O Uz~- C.a0,1 A=~ ~j i INcr,zz O i c ~ ~ -SANDARIO ROAD I~o I z z r-, 1 I ~ i i m t N~~Il ,~.1J ~c ~D =r~ , m . m t o : 7 , m 0 o~ 3~Y 2-r7 d~r> Aj-~Z7 ~ ~t`c~ n ~ ~f G. rJ) t~ I i tr'i ~ m 1'iI Cl~c,t r, z~ z i w' r> (rr1D0OiCi~ r i c.CJ I J n~t77 u~n r ~rr, x ~ 0 t;;r, 77~-n it w~ U' W~y 0 ~r rE h. I 1 ~ N I' i J~~ L N ADAMS ROAD S 0 m ~ ~v i JIA~~ i~zT_1~f LON ADAMS ROAD 1 ~ ~ O i i ~I, J r~"' I I N A=N IC~i 7 ~W D~DO ~n:C7 i i n'~ rT~zj I y -J=POSTVALE ROAD I I 7 F~ S i I ~ y rti N~ F Z 3N C- ~ C ~ C y I r4z e~~a z m~ o zwc Nz o aa t.~ ~ f - m c~~~, Z O~~n ~ ~ p w r,,C7 c~r`,s~. C r mti' ' f' c; ~ °C7 ~r' CI7 Dnoo i t°_' Y~ ~c~ i t A~c~~ c~z ~ C°~ %t~ ~ i~ ~i~ l s~cs~LU n ui ~x z=iT1 i r, y 7 7 II D C} 4' r~ i C~ ~3 A w c,.~1~z Urj w_7 s_.I G~ i m I I I i~n rc-~s~o~rJ m i~ A C~ a d xs~~~~~m r~ do c O m z z rn m` e ro~C1~m g a r z o61 o~rn IV-5 industriaUCommercial Corridor A regional shopping and employment center area will pravide the Town of Marana and the regian wi#h needed services for the expanding northwest. This commercial core is stra~egically located at future Moore Road/Interstate 10 interchange. This is a key location for a majar shopping business facility. It wilf have excellent access to I-10 and is convenisnt to the Town Center. Facilities such as Regional Malls are strategically located to provide optimal service to a particular population area. The regional shapping area will provide significant emplayment opportunities for existing and future Marana residents, in close proximity to their homes. Gommercial/Business Genters The commercial centers are in agreement with the Northwest Marana Area Plan and shall be concentrated at nade intersections. A node intersection and commercial center is propased at the northwest corner of the intersection af the new Clark Farms Boulevard alignment with Lon Adams Road. Specific users may include gracery stores, drug stores, banks, garden or nursery centers, retail shaps, business and professianal offices. Residential Neighborhoods A variety of residential neighborhaods will provide needed housing opportunities for existing and future Marana residents. The proximity to ~he Town Center, employment and recreational opportunities and I-10 wilC make these neighbarhoods highly desirable. D.CIRCULATION P~AN The Rancha Marana West Girculation Plan {Exhibit IV- 2) supports the land use plan by establishing the general layout af circulation for primary arteriafs and secondary collectors. The proposed network provides easy interstate access for Rancho Marana West residents and employees and interna! access within the neighborhood. The Town af Marana Major Roates Plan is anticipated to be amended in conjunction with the Town Center planning pracess; thus, the Rancho Marana West Circulation Plar~ may require revisian prior ta February 2006. Moore Road is proposed as a 250' right-of-way (ROV~. Ultimately, Moore Road will be the major access route onto the property via a proposed interchange on Interstate 10 per the Northwest Marana Area Plan and the Marana Master Transportation Plan. The future interchange will be designed and constructed by A.D.O.T. per their standards and requirements. Additional east/west access into the Specific Plan area will be from Clark Farms Boulevard with a 90' ROW, except between Civic Center Drive and Lon Adams Road where the ROW will be 134'. Clark Farms Boulevard curves Southeasterly and intersects with Moore Road. In the near term, Sandario Road will provide the North/South access into Rancho Marana West Specific Plan area. Sandario Road has a 90' ROW and connects to Grier Road, Marana Road and Interstate 10. Roadway cross-sections for the Rancho Marana West Specific Plan Amendment are shown below in Exhibits IV-3 Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 roup~ IV-6 and IV-4. A right-of-way letter from F&D Associates, Inc. is included as Appendix F. The cross sections are conceptual; the subject roadways will be designed and built within the rights-of-way designated by this Specific Plan to current Town of Marana standards. Ultimately, Tangerine Farms Road will become the major North-South access and act as a Loop Road for the area connecting the Tangerine Interchange with the Marana Interchange. One traffic roundabout will be provided within the Rancho Marana West Specific Plan area. This traffic roundabout will be located at the Civic Center Drive and Main Street intersection. Additional traffic roundabouts may be constructed where signals are warranted. All rights-of-way and roadway construction falling totally within the boundaries of the Rancho Marana West Specific Plan will be the responsibility of the Rancho Marana West Master Developers. Whole or half rights-of-way will be dedicated at the time of plat recordation for Rancho Marana West. Any half right-of-way dedications along the boundaries of the Rancho Marana West Specific Plan Amendment will be dedicated at the time of plat recordation. The Master Developer shall be responsible for paying their fair-share (on a per linear foot basis) assuming no previously approved agreements have been approved by the Town prior to the approval of this plan. All traffic signs, including street name signs, and markings should conform to the standards found in the most recent edition of the Manual on Uniform Traffic Control Devices and the Pima County/City of Tucson's (PC/COT) Signing Manual (May 2002). All traffic signs should be installed on metal square tube posts per the PC/COT Manual. The placement of all traffic signs and markings shall be approved by the Town of Marana prior to their installation. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ti.~r i ~ D Z O C7 2 D Z o m i r r-~r~n N d ~m o pdp~ S N`~~~Nd 1 0 0 o Do SANDARIO ROAD 0 D CIVIC CENTER MAIN ST. c~ r D C/~a~ r O~ LON ADAMS RD POSNALE RD POSTVALE ROAD z e~~ z a a 1 I rn n r m m s r o z z zN z°C~7 Z d m z c I I 7 IIO y O a a D F o Z N G7 m i.tr U Z m m A n m= ~Dr md O s" ~ W~ ,I N p,u4:r p D~ 3 ~+--- t O p v~ N f'rn~ p o C r Z m r x i D f v v f Z~ N T O Z1 yyy~~~CC ~l O m~~ ti+ I p Z 3~, r~`~~- r~.r-~ N J' V Fx N l I W A~fi M m y O j a C~ U w m ~ NJ DZk.,;: t N Q°C n ° na D o Z D c a Z m r-~ v 5 m~m r r NOZ Z n ry V D t/~ V t_.~ p D 1~ ~ s j~w. s~laDp'<f lA N3~^:v N i ~l O zyC ~L N,m~ C r Ng~ N D oRgNa m~ ~ c r~r V ~ S A 1 g~~ N_ a I a ~n m a~ N O l J r/~ m s v ~ zx~ y~n CO m z p.~W0o VJayJa0 .c ~ zZ F A~z o a 7 O O O r~ ~ ,4a 0T 1 ~ N ODD N Z p a m m ND/''~ c U J m ~ m A r y _ T ti m z O TJ i t..._D m m D o D y D~ Z N I D Z n m z~ m k~~~~~~;--.z vo 4 : ~c~-~ r C n P r~'J OO m C s Z n1yT r;,,, r~ 1, m x a r oN OQ r..t p o D m nCC N z mm~ J r~ o I m 0 J Q a a N c")m~m n ~ ~r x z o ~c,,, Y ~m ~ ~O r Z~ ~M^.~""\m r m z y. n z N mw D ~ m N Z r~ J"'`k.: r ~ Z~ ~mr p a % r r N Z~ Z mr J C.~/'1 V= aNC J mm~ I U N W o A t/ /Z1 D v-'D n 0 0 Z c~ N Z aD D N O Vt O Z p c~ ~y'0..O k~t NZ~~O uV 1'ZZ~CCy" O S m w 1Z DZj~OrO r w m~ N o D cn N moZ o o m a.U,N p ~n 0 Z ~mm J X Y r.>1 ~ 1 rn r N 1 W y c"!L"-.,,,__,Z N o rn f r m R° > o~ o O~'rD~i N ~ D C ~ qp~yr`":~3x i ~A 2~~CC z4' ,sa Z n a n~ m m CZi ~ r1 Z m z z IV-10 E.WATER RESOURCE CONCEPT PLAN As previously stated, in Section III.C, the implementation of this Specific Plan relied heavily on completion of the Santa Cruz River flood control levee. Without it, development would have only been able to occur on a limited basis. Small parcels may only be able to be developed provided it can be demonstrated they do not result in adverse impacts (such as diversion of flow) to adjoining properties and that they are elevated to set the finished floor one foot above the FEMA regulatory water surface elevation. The concentration of offsite flow and increase in runoff due to development will alter existing drainage conditions. The ultimate resolution to these changes must include the construction of the "Barnett Road Channel", which will deliver both the onsite and offsite runoff affecting the subject property to the Santa Cruz River. This need is realized, but the plan must also provide an interim solution that does not require substantial offsite channel construction. Optimally, the plan should provide interim onsite solutions and allow future integration into a regional drainage plan, which conveys runoff to the Santa Cruz River. The plan developed to achieve this objective incorporates a system of collector channels to capture offsite flow and a series of retention/ detention basins to store both onsite and offsite runoff until the ultimate long-term drainage plan is completed. These drainage solutions will be utilized, when possible, as community amenities such as open space and drainageways with associated trail systems for walking, jogging and bicycling. In addition, this multi-use approach provides opportunity for water conservation and recreation facilities for the future residents of Rancho Marana West. Both the channels and retention/detention basins will be constructed in phases paralleling the development phasing. Each phase of the drainage improvements will provide adequate storage for offsite runoff and the additional runoff from onsite land, which is caused by development. Exhibit IV-5 shows the concept drainage plan for the Rancho Marana West Specific Plan area. A cross-section of the Barnett Channel is illustrated in Exhibit IV-6. Offsite runoff draining to, and onsite runoff draining from the portion of the property east of Interstate 10 will drain either to the Adonis channel or to an existing UPRR culvert for discharge beneath the transportation corridor and to the central collector channel. The existing UPRR culvert has capacity to convey 859 CFS of the total volume of flow arriving at the culvert inlet. The remainder of the flow would drain northwest along the eastside of the UPRR to other existing culvert systems beneath the UPRR and I-10 as occurs under existing conditions. As stated in the analysis of existing conditions, a portion of the flow, which drains through the five additional UPRR culverts will drain west and onto the portion of the Rancho Marana West Specific Plan area within the northwest 1/4 of Section 27. No analysis has been conducted to determine the exact quantity of flow affecting this portion of the subject property; however, the design channel system will incorporate an interceptor channel along the east edge of the property within the northwest 1/4 of Section 27 to collect and convey this flow. Rancho Marana West Specific Plan Amendment Tyyr~~Revised March 18, 2005 Group~ii~ I i i o 0 t;~ C7c.; j~i~~~~ ~ Zy~~x i«-- ~ w ~ mC m I ~V SSS,SSSSSSSSIn-ii 55SSSSS i=SSSSSSS_..~~n O o rN~~~~N~n z D 7 r~- i z Im ap r ~ * i r I 0 I N Q c-~° ~ 3 o I SANDARIO ROAD O 1 i c i V 7 I i~'I I I c ~ I r v~,,x, c~>a w w._~___.__ o m ~c~7c=~,s n r, ~ x C7~ I"'~ i'7 ~ r..; 0 rv _ ,h~: r. s r 1~ DC r,F zr~f LON ADAMS ROAD I r, ~i r~f ~ ~ i ~c~ I S~~ i LON ADAMS ROAD~F i s~ I I I i i I~~s POSTVALE ROAD r-~---- i ; t s f c',GG;".~., r..,e~~ fS ~ f~C r}z v jf o s aa r~~ P~~'c > r cfi~ o~ G) 1 c m n I r Zj d~ m zo rn a rn z z G~ _o g 9 ro,z i C7 o~m z 0 y 0 c~ a 1 .r v 0 t t~ Sa r` . r'"~ W.. 4,a,,~-~,~I h t,y e f D 4~"' ,r' r?~y, ~ ,R" G i,Z r~ ~s 7 C f W My T~xIn~ DM;ai!5 Z r~c a m~k r f D r\ii r~r z: F A Z d af,~y t1y ~ 1 Z D f/ Z ~t r~1. ~I C. iv~0 4,t` O Y , i I, t Jv x t~ r { sx~ S?-' i, W I a " c Vl 1I I 4 ,D I ~ f v hc 6; mQ.• o, v 1. r x 4~'.,-r~5e S' II Y I'~~ I l:si'.~n'C I 1 l i f mDITy W t o x54,;,sr'l J K~,`.T^~~x V v wI4m ~ ~ Z m V 1 c r 5 rr v r _~,~o- ~ J a ~d fi ~.r O1~ r~~~-z r m z IV-13 The width of the channel cross sections will vary depending on discharge. Depth of channels will range from three (3) feet to six (6) feet, and side slopes will vary from two (2) feet to four (4) feet horizontal to one (1) foot vertical. The banks of those channels west of I-10 will be lined only where spillover interception occurs. Preliminary hydraulic analyses found the velocity of flow for channels west of I-10 to be less than six (6) ft/sec, so stabilization will be in the form of grass lining or other landscape-compatible material. Implementation of the drainage solution is discussed in Chapter VII: Specific Plan Implementation. The collector channels which are to be constructed parallel to and on the south side of Moore Road are for the purpose of intercepting sheet-flow emanating from the agricultural lands to the south. The cross section of these interceptor channels will consist of a 50-foot wide by 2-foot deep landscaped swale. These landscaped swales will collect the sheet-flow, drain it westerly and northwesterly to the central collector channel and retention/detention basins. These drainage features, where possible, will be incorporated into recreational land uses and will be landscaped. They will be utilized as multi-functional elements providing opportunities for community open space, recreation, trails (both community and regional), urban green space, and wildlife corridors. The nature of the site topography and existing drainage structures, irrigation canals, and roads presents special design considerations, which must be integrated into the plan to provide a functional drainage system. Most important of these considerations are: 1.Integrating design channels with existing culvert structures beneath the Union Pacific Railroad to allow functional discharge of their flow through those culverts to their design capacity; 2.The method af collecting flow firam the eastbound Interstate 1Q culverk and delivering that flow to the design channel system; 3.A method of providing outlet from the detention basins that transitions flow to its existing sheet-flow condition and doas not result in any change in flooding to downstream praperties; and 4.Integration of drainage improvements with Cortara-Marana Irrigation District {CMID) canals. To convey flow underneath the UPRR within existing culverts will require maintaining natural grade at the culvert inlets on the eastside of the railroad. To provide capacity and fiow cantainment, it will be necessary to minimize the excavation and build up the east bank to maintain a hydraulic grade line, which is high enough to allow functional use of thase culvert systems. Two options exist for collecting the flow at the outlet af the I-10 east bound culvert. One option will be to re-construct the frontage road at the crossing to provide the Rancho Marana West Specific Plan Amendment r~~Revised March 18, 2005 o~P~ IV-14 ability to extend the Interstate 10 eastbound culvert westerly beneath the frontage road, then capture flow within a drop inlet structure. The second option will be to allow flow to cross over the frontage road within a dip section (as occurs under existing conditions), then collect the flow within a drop inlet structure on the west- side af the frontage road. The outiet af the detention basin must provide a lang spillway section ta distribute flow ta a sheet-flow condition and prevent impacts to downstream praperties. Flc~odwaters stored below the outlet spillway must be discharged from the basin via percolation or injection into #he graundwater table via dry well systems. More detailed studies will have to be conducted a# the time of development to establish percolation rates and whether ar not dry well systems will be needed. Phasing out or re-routing af irrigation channels wilE be coordinated with the CMID affice. F.PUBLIC FACILITIES All of the required public and private utilities are either currently available or will be extended to serve Rancha Marana West. ater Rancho Marana West is within the Town of Marana Water service area. Domestic water is available to serve this site. See Appendix G. Sewage At present, two wastewater lines are available, a 12" line alang Sandario Road narth of Grier Road and an 8" line along Sandaria south of Grier Road. Adequate capacity fior the entire build-out of Rancho Marana West does not exist, at present, via Pima Caunty's Wastewater Management epartment. Pima County Wastewater Management recommends that for limited commercial/pubiic use, north of Barnett Road, septic tank and leaching fields will be adequate. Far initial residential development, gravity sewage to the Marana Treatment Facility is available. Rancho Marana West will have a public sewer system, which is currently being upgraded by Pima County Wastewater. The Master Developers for Rancho Marana West have agreed to participate within the Eastern Sewer Interceptor Community Facilities Plan as approved by the Town of Marana. Private Utilities Electricity, naturaf gas, telecommunications and cable N will be e~ended to this site #hrough contractual arrangemen#s between the developer and the specific private utility companies. Rancho Marana West Specific Plan Amendment r-=,.^'~`~ Tr~~Revised March 18, 2005 ouP~Mri~ IV-15 Eiectric service will be provided by Tucson Electric in Rancho Marana West. Natural gas service may be provided by Southwest Gas, telephone service by Qwest, and cable service by an undetermined vendor. Privats utifities will be placed within roadways, underground (where feasible), designed and installed in accordance with utility company standards. G.OPEN SPACE PLAN Open space is a vital amenity enriching the quality of livable places. It provides an oasis from urban development, creates recreatianal opportunities and establishes buffers between varying land use in#ensities. Parks and open space systems give neighborhaods identity. A minimum 50' residential landscaped buffer shall be provided between the existing residential homesites and the Rancho Marana West Specific Plan area north of Barnett road and east of Sandario Road within Rancho Marana West. The open space traversing the Specific Plan area wilf provide pedestrian connections between the deuelopment area and community amenities. The open space plan for the Specific Plan area is included as Exhibit lV-7. H.RECREATION/T IL PLAN The intent of the Recreation/Trail Plan is to provide far na#ural and man-made recreation/open space features accessible within the Rancho Marana West Specific Plan area. The recreation areas are integrated within the community to provide physical separation, buffer zones and transitions between varying land use intensities. These open space areas shall be linked with a regional and community trail system (see Exhibit 1V-7}. The regional trail shall be a landscaped pedestrian path within the Maore Road right-of-way south of the centerline of Moore Road. This trail is intended ta be a major pedestrian link ta the future Santa Cruz Linear Park system and the Town Center. The community trail system shall be smaller in scale, 25 feet, located within the open space carridor. Secondary arterial and local callector streets have sufficient rights-of-way to include a pedestrian trail/sidewalk system that will provide additional community connections. A trail cancept plan and general notes will be provided prior to approval of a subdivision or development plan per Section V.C.9. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ IV-16 L LANDSCAPE PLAN The landscape concept pkan identifies a hierarchy of landscape treatments, apprapriate to Marana within the Rancha Marana West Specific Plan. The intent is to create a recognizable identity, one which will promate and enhance a visian for the community Town Center and region. Recommended plant materials, both drought tolerant and specialty pfants, shall be as listed within Appendix E. Landscape concepts for portions of the Specific Plan within the Town Center, per the Northwest Marana Area Plan, will be designed in accordance with the Design Guidelines for the Tawn Core. The Landscape Plan for the Specific Plan area is illustrated in Exhibit IV-8. The landscape plan is comprised of: Streetscape Entry Monumentatian Open Space/Recreation/Drainageways Roadways are the community's mast visible feature. Establishing the basic theme, framework, and plant palstte will ensure a cohesive image and character far Rancha Marana West Specific Plan Amendment area The Landscape Plan as shown on Exhibit IV-8 identifies the major streetscape elements in the Rancho Marana West Specific Plan area. Specialty, Primary and Secondary Streetscapes are delineated on the exhibit. Specialty streetscape, to emphasize the community core, is located along the perimeter of the Town Center. The primary and secondary streetscape will provide a safe and aesthetic progression along the major thoroughfare. The difference between the two streetscapes will be in scale. They will include a formal theme with a variety of plant types at varying distances to create an urban or village town core setting. The perimeter of the Town Center shall have a formal streetscape planting. Streetscape plantings will differentiate between parts of the area and create a more specializsd, identifiable town core. The hierarchy of entry statements is planned so that major entry statements identify the community, and secondary entry features identify individual developments and the Town Center. The entry features will include landscapir~g, signage, and lighting providing the Specific Plan area with a distinct identi#y. J.SCHOOLS Marana Unified School District has been cantacted. We will con#inu~ to wark with the District to determine their needs and how best to address those needs. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~p~ I III O F,,D r c~7 na ~ N I i ~ ~Z laara`~x ~ i ~c~rvI1~•i.m ma a 1 •z N i.r.--2 O N~~~~dl i~`~'`~ z o d~z I i m aO i:r OOr>O SANDARIO ROADo o r I I Iy i i i' x,i_ I F i i~,l~ 1 s~- f~r L 7 ~3 C~ x-' i t~ y??????1•c A ~ i•C V ~ i ? i~~ ~ c~ i r,.-a r; j y c„c~ i C") a 3`-' I? i•LO AN DAMS ROAD s~_.'~I .c-.7 ra i `~~7 r3~_, r>C1~; ~i ' I~~`i •c~ i c?V Y iNADAMSROAD i~i,• I j•i z z~; I r 7~I~ • a I.iPOSTVALEROADr,j~~:~~'-~~I i . i •1's j ~ i• i• j j~ ~~C7 ~ I• i~j i• 1• Y x. ~ C.r'r t> ~ t~.~ P~,3 i •~~~7~~x h~~J7w _ w C i Z n o itr~~ r ~PR?r i i i„ Xt L'~7it~C"~ r t IJ~ l a o od m o~~e~zx m cn= r m ro°'~9 z m~ o ro ~CrJ g N n? r z O O Z z r , C""=11 i i r O t a~D r ' u c s-..i-~-r,~ n.~..7t..a ~ ~i~,~...y..,Z xw.. r a'] ~miri7_k l_._ i ~ , ~ 1 n,~ • , . i e~ ~ r a N Zr iO Dp51 .3 ~rt I e r~Z m 7 P4 ao i_....r i i N O,w i r 4., i S"3 Ta I ~r W~/~~1_ i i : i i f ~ o e~ ~ _SANDARIO ROA o J i.7~N I'.n/.~ 3 i c r r._. ~i~i ; ry 1 L c. l a ~i ro i r rw-y~S~-I4~a,~-~,^~~,-~a i ~a ~ 1 T H r , Lw~.,.~w_~ ~ t iy1,l,l Y`:TTT~~* s~~* r' 1..ati~~~~*.~***_ 1 1 x T e O 4 c ~7 J L e i d.. i k r v.... t c r,,.-w-_..... _L A 2~ i i•~ LON ADAMS ROAD 7j~'y,~x; rT?r f ~ i s,.? `x i 1 ii if~ T7 3 w t lf?~~*~j i 3 `OV .3 ~ y.~LON ADAMS ROAD i ~f 3 f/ i L J I f^~ v..9i~.`Ak ~ A j ~ i i~~~ _b,~i ~ I i M/V~ POSTVALE ROAD s~~~S 3 xl'a 7 ~ t 'isk i r ~ y rr r . , r n ~ fi w y E.~y ~>y, ~ ~ ~ p e r r, r~~,ti r z,rrt~ - F 3 a'9 7 Z t~' ~3 7 i O 1 i v 3;~~aa~~J~`3tiD i j i 1 F .w__-~, p~ ~lf m t,~G I xsrz r r I`~fi 1 J i\,r ~;.~''l J~ ; j i 1 _.1_~.w,.._..__,._._____1__ w..... ~~_r_ i i i I r O r?i c ~ ~D 3 C~ m 3 p a rn i o C"C~ 7 o z~ z~ v cn c~ n'C~v m i O~ c~ C_ a rn S rn o ~ z z d m~ r^ VJ o z o 2~9~y z o~z~z c V-1 V. DEVELOPMENT REGULATIONS A.PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the iand uses for the Rancha Marana Wsst Specific Plan Amendment. The regulatians contained herein provide an appropriate amount of flexibility to anticipate future needs and ta achieve compa#ibility between land uses. Principal land use designations for the Specific Plan shall be as follows: Town Center Medium Density Residential Medium High Density Residential High Density Residential Commercial Employment Center Open Space There are a series of alternative land uses, which may be incorporated into each area. These alternative uses are less intense, pravide for a long-term flexibility and may have their own additional development standards. B.DEFINITIO?NS 1.Alteration: Any change in size, shape, character, occupancy or use of a building or structure. 2.Average Finished Grade: The mean average elevation af graund after site preparation, measured three feet from the building at five-foot intervals. 3.Base Building Line: The line formed by the minimum setbacks of the zor~ing district, behind which the primary structures may be built. 4.Builder: The builder is the purchaser of a development area, or portions of a development area, which will build or provide far building within their areas of ownership. The builder is responsibfe for imp{ementation of those faci{ities within each of the devefapment areas, and ancifiary facilities within the spine infrastructure system. 5.Building Height: The vertical distance between the finisheti floor efevation and the highest point of the building, excluding chimneys, vents and antennae, provided the finished floor elevation is no higher than 2' above any adjacent grade within 4' of the buifding. 6.Building Setback: The perpendicular distance firom the perimeter property line of a fot designated on a subdivision plat or an area to be used. 7.Gammercial: A land use category permitting the es#ablishment of structures to provide cammerce or business such as office, restaurant, Rancho Marana West Specific Plan Amendment R+--~,~ Tr~~ roupRevisedMarch18, 2005 V-2 personal and business services, retail safes, financial institutions, specialty retail and entertainment, theater, recreatianal and cultural uses, gasoline/service stations, car washes, repair businesses, dry cleaning, aundry, educational, religious institutional and day-care facilities, but excluding manufacturing or warehousing units. 8.Coverage: The percentage of the plot area covered or occupied by buildings or roofed portions of structures. Shuffleboard courts, swimming paals, barbecue pits, terraces and other appurtenances not roofed aver with other than open mesh screening are not included in computing coverage. 9.Development Area: Areas as described an the Land Use Plan are development areas". These "development areas° are designated sub- areas af the Specific Plan with specified permitted uses and regulations covering the development of those uses. 10.Dwelling: Any building, structure, or vehicle or part thereof, occupied in whole or in part, as the residence ar iiving quarters af one or more persons, permanently or temporarily, continuausly or transiently. 11.Dwelling-Unit Cap: The maximum number of dwelling units permitted within the Specific Plan Area. 12.Essential services: Any structure or facility (not inciuding buildings over two hundred (20Q) square feet in interior area) required by a utility owned by the Tawn, allowed to aperate by ths Town, or franchised to operate within the Town fimits, which by its nature, is customarily required to be lacated in a specific proximity to the area it serves, as determined by the Town Manager. 13.Financial institutions: Any land designated far the establishment of structures in which to provide management and transactions relating to maney resources and/or money management. 4.Floor Area: includes the sum of the enclosed horizontal areas of each floor of a building measured from the exterior faces of the exterior walls, excluding areas used for elevator shafts, stairwells, floor space used for mechanical equipment room, attic space, off-street parking and loading, ways for ingress and egress from vehicular parking and loading areas. 15.Life Care Facility: A residential center for senior residents, which combines individual housing units with permanent on-site medical facilities. 6.Guest House: shall mean an attached or detached accessory building used to house guests af the occupants of the principal building and which is never rented or offered for rent. Any guest house providing kitchen facilities shall be cansidered a dweiling unit. Rancho Marana West Specific Plan Amendment rr~~ Revised March 18 2005 9 o~P~ri~ V-3 7.Master Developer: There will be separate Master Developers for Rancho Marana West. The Master Developer(s) or their successors or assigns, shall be responsible for engineering and implementation of the spine infrastructure system(s), formation of hameowners associations, and associated fees and assessments for their respective properties. 18.Maximum Density: The maximum residences per acre RAC) of a development area, or portion thereof, as permitted by the applicabie density range. 19.Multiple-Family Residential Units: Townhouses, patio homes, apartments or similar residential units. 20.Open Space: Common land area, either landscaped and devebped for recreation or left in a natural state. 21.Parking: The temporary, transient storage of motor vehicles used for transportation, while their operators are engaged in other activities. It shall not include storage of new or used motor vehicles for sale, services, rental or any other purpose other than specified above. 22.Phase: A portion of the Rancho Marana West Specific Plan scheduled for canstruction and occupancy as an entity apart from other phases of the devefopment. 23.RAC: The permitted number of residences per gross acre (43,560 square feet of land area}. 24.Recreational Activities or Sites: Any private land designated for the establishment of structures or areas in which to provide recreational activities such as health club/spa, playground, athletic fields, trails, etc. 25.Restaurants: An eating establishment where meals may be boughi and eaten, also allowing the sale of alcoholic beverages. 26.Setback: The minimum required distance between any property line and the locatian of a building ar structure. 27.Single-Family Residential: A land use category which permits ane or more persons accupying a single dwelling unit, including detached, attaehed {two or more}, townhause, zero lot line, Z-lot line, patio home, or similar residential units, having one set of culinary facilities. 28.Spine Infrastructure: The spine infrastructure system includes retention/detention basins, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines, and gas lines. Rancho Marana West Specific Plan Amendment Tyyr~~ Revised March 18, 2005 Group~ V-4 29.Target Density: The specified density within the various development areas, used to calculate the dwelling-unit cap of the development area based on gross acreage. 30.Temporary Services: Construction yards, R.V. storage facilities, Butler buildings, prefab sales and construction offices. For the purposes of this Specific Plan, other than those above, the definitions contained in the Marana Land Development Code Title 3 shalf apply. G GENERAL PROVlSIONS 1.The Specific Plan, per this amendment, will consist of land west of the interstate will be known as Rancho Marana West (approximately 754 acres). There will be separate Master Developers for Rancho Marana West. Their responsibilities include the engineering and implementation of the spine infrastructure system(s), which include roads, onsite detention/retention, and utilities) formation of homeowners' associations and associated fees and assessments. 2.The setback requirements are as specified within the development standards for each zoning designation.If not otherwise specified all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, or property Jine, to the face of wall of the primary building. 3.If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for or to be clearly understandable, those regulations of the Marana Development Code that are applicable for the most similar issue, condition or situation shall be used by the Zoning Administrator as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Marana Code. 4.This Specific Plan may be amended by the same procedure as it was adopted by ordinance. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. 5.Any persons, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be made to comply with the Marana Code pertaining to zoning violations. 6.Whenever a use has not specifically been listed as being a permitted use in a particular zone classification within the Specific Plan it shall be the duty of the Zoning Administrator to determine if said use is (1) consistent with the intent of the zone and 2) the said use is compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Board of Adjustment. Rancho Marana West Specific Plan Amendment R+-,.~~,`~ Tr~~Revised March 18, 2005 roup~r i ~ V-5 7.As a part of the platting, development plan and/or improvement plan process, coordination with the Cortaro Marana Irrigation District shall be required. A specific plan or schedule will be approved for the re-routing or undergrounding of any irrigation channels which are within these planning areas or immediately adjacent, per Cortaro Marana Irrigation District's request and/or as required by the Town. This shall be done at the cost of the Builder or Master Developer. 8.The Master Transportation Study prepared by JHK will be updated for each Subdivision Plat via an update letter. 9.A Master Drainage Study has been completed by the Town and will be updated by specific drainage studies for each Preliminary and Final Plat 10.Trails concept plan for the entire Specific Plan area shall be prepared and submitted to the Town for approval prior to approval of a final plat or development plans (excluding plats and/or plans within the Town Center and areas north of Clark Farms Boulevard and west of Lon Adams. D.GENERAL SUBDIVISION STANDARDS 1.All streets shall be either dedicated for public use or be private streets far the use and convenience of the affected property owners, their guests, and invitees providing that easements for access and the required installation and maintenance af utilities are granted. Private streets shal! not be accepted by the Town for maintenance, unless they are up to existing Town standards. 2.The design of subdivisian streets and drainage facilities shall conform to the Town of Marana Subdivisian Street Standards Manual. 3.Clear lines of sight shall conform to Town of Marana sight vesibilifiy regulations. 4.It shall be the responsibility of the owner to caordinate with, obtain proper addresses, and infarm appropriate parties regarding addressing. Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator's office. 5.The subdivider shall post a performance bond or other assurance with the Town, as assurance for the completion of the required subdivision improvements to be dedicated to the Town of Marana in accordance with the State of Arizona, Department of Real Estate requirements. These assurances may be in the form of a performance bond, cash escrow account, letter of credit, third party trust agreement, or other form of assurances, as may be approved by the Town of Marana. With the exception af the third party agreement, the subdivider shall post assurances with the Town in the amaunt equal to the cost af construction Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~p~ri~ V-6 for all required Town of Marana public improvements plus fifteen percent as estimated by a registered civil engineer. Subdivision assurances shall be refeased upan completion and inspection of the required subdivision improvements. Partial reteases for up to 80°l0 of the lats covered by the assurances may be granted where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from #he improvements required for the bafance of the subdivision. 6.The following provisians shall apply to accessory uses and structures: a)All accessary uses and structures in residentia! districts shall be located in rear yards with the exception of buildings and structures praviding essential services which shall not be subject to the dimensional requirements of any zoning district, but shall be subject to the Town of Marana's locational requirements. b)Accessory uses and structures shall be located on the half of the plot which is the farthest distance from any abutting streets, unless located within the building area. c)Accessory buildings and structures shall not be of greater height than a principal building on the plot, except in commercial districts. d)No accessory structures, including fences and walls exceeding the permissible height standards, shall be located within five (5) feet of any plot line nor placed within any easement or right-of-way. 7.All developed property shall be landscaped, improved and maintained in full conformity with all applicable requirements of these Specific Plan standards. All improved land shall be well graded and free from objectionable plant growth. All property shall be kept clean and free from rubbish or debris. The balance of the site shall be kept free of debris and shall not be used for storage or disposal of any objects or materials. 8.All planted and landscaped areas shall be maintained in a neat, orderly, healthy, and properly trimmed condition. 9.All driveways, walkways, parking areas, storage and loading areas of developed property shall be well-graded and surfaced with asphaltic concrete or other equivalent hard, dustless materials. 10.All electrical, telephone, gas or other utility connections shall be installed under-ground. 11.Legal descriptions of individual planning area boundaries will be submitted at the time of platting. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ V-7 E.DEVELOPMENT STANDARDS Land use designations have been assigned to each area identified on the Rancho Marana West Specific Plan. The designations include development areas, land use designation, area in acres, dwelling units and gross density per acre. The statistics for Specific Plan areas are shown below in Table V-1 and in Tables V-2, V-3, V-4, and V-5. TABLE V-1 RANCHO MARANA WEST SPECIFIC PLAN LAND USE PLAN SUMMARY Planning Area 1 PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS 8**MHDR 21.0 6.0-10.0 126-210 8.0 168 9**MDR 69.0 3.0-6.0 207-414 4.0 276 10*MHDR 15.0 6.0-10.0 90-150 8.0 120 11 *MHDR 18.0 6.0-10.0 108-180 8.0 144 12 *H D R 11.0 10.0-20.0 110-220 15.0 165 13*C-I 9.0 14**MDR 74.0 3.0-6.0 222-444 4.0 296 22*MHDR 24.0 6.0-10.0 144-240 8.0 192 23**MDR 98.0 3.0-6.0 294-588 4.0 392 24*MHDR 24.0 6.0-10.0 144-240 8.0 192 25*EC 44.0 26*EC 39.0 27*EC 18A 28*EC 8.0 These land use designations become effective on February 1, 2006 if the Town has not by that time adopted land use designations for these parcels as part of the Town Center planning process. Until then, the owners/master developers voluntarily withhold development of these parcels. The land use designation for these parcels shall be effective with this amendment. Rancho Marana West Specific Plan Amendment ry~r~~ Revised March 18, 2005 Group~ V-8 TABLE V-2 LAND USE SUMMARY, PLANNING AREA 1 LAND ZONING TOTAL TOTAL USE DESIGNATIONS ACRES DWELLING UNITS Residential MDR/MHDR/HDR 354.0 1,945 Commercial GI/EC 118.0 TABLE V-3 RANCHO MARANA WEST SPECIFIC PLAN LAND USE PLAN SUMMARY Planning Area 2A PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS 15*22.0 16*4.0 These parcels are within a"Special Planning Area", are subject to future review by the Town of Marana and will be addressed by a separate document. TABLE V-4 RANCHO MARANA WEST SPECIFIC PLAN LAND USE PLAN SUMMARY Planning Area 2B PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS 17*19.0 18 *28.0 19*9.0 20 *12.0 21*5.0 These parcels are within a"Special Planning Area", are subject to future review by the Town of Marana and will be addressed by a separate document. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 roup~i i ~ V-9 TABLE V-5 RANCHO MARANA WEST SPECIFIC PLAN LAND USE PLAN SUMMARY Planning Area 3 PARCEL LAND USE AREA IN DWELLING NUMBER OF TARGET TARGET DESIGNATION DESIGNATION GROSS ACRES UNIT RANGE DWELLING UNITS DENSITY/ ACRE DWELLING UNITS 1**MDR 18.0 3.0-6.0 54-108 4.0 72 2**GI 2.0 3**C-I 2.0 4**MDR 30.0 3.0-6.0 90-180 4.0 120 5**GI 2.0 6**MHDR 24.0 6.0-10.0 144-240 8.0 192 7**MDR 40.0 3.0-6.0 120-240 4.0 160 The land use designation for these parcels shall be effective with this amendment. TABLE V-6 LAND USE SUMMARY, PLANNING AREA 3 LAN D ZON I NG TOTAL TOTAL USE DESIGNATIONS ACRES DWELLING UNITS Residential MDR/MHDR 112.0 544 Commercial GI 6.0 Rancho Marana West Specific Plan Amendment r-=~,`~ Tr~~Revised March 18, 2005 o~P~ V-10 F.RANCHO MARANA WEST DEVELOPMENT STANDARDS 1.MDR - Medium Density Residential a.Purpose: The MDR single-family residential designation is primarily intended as a district for single-family homes, with not more than one dwelling and customary accessory building upon an individual lot, with a variety of housing sizes and contain a quality design. Except as specifically provided elsewhere in the Land Development Code, any and every building and premises or land in the MDR designation shall be used for or occupied, and every building shall be erected, constructed, established, altered, enlarged, maintained, moved into or within the MDR designation, exclusively and only in accordance with the regulations set forth in this Section. The MDR designation is comparable to the Town of Marana R-6 Zone. b.Permitted Uses: The following shall be permitted in the MDR single-family residential designation, subject to the Development Standards contained in this section. 1)One single-family residential detached home of a permanent character placed in a permanent location; 2)Churches, synagogues, and other places of worship; 3)Public parks and playgrounds; 4)Public schools; and, 5)Uses similar to those listed above in this section, as determined by the Planning Administrator. c.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 accessory uses are compatible with the residential character of the neighborhood: Rancho Marana West Specific Plan Amendment ryyr~~Revised March 18, 2005 Group~ii~ V-11 1)Detached accessory structures, such as tool sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc.; 2)Swimming pools, spas, and related structures; 3)Garage, carport or enclosed storage; 4)Sports courts, unlighted; 5)Fences and walls; 6)Home occupations, with an approved Home Occupation Permit; 7)Community recreation uses, including sports courts, swimming pools, spas, recreation buildings, patio shelters and other community facilities common to a homeowner's association, for a specific subdivision; 8)Community identification, entry monuments, community design elements, and other enhancements common to a homeowner's association, and designed for a specific subdivision; and, 9)Model homes, within an approved subdivision. d.Conditional Uses {reserved): e.Ternporary Uses: 1)Real esta~e sales office 2)Cor~struction trailer f.Prohibited Uses 1} Commercial uses, except thase specifically permitted 2) Industrial uses g.Development Standards 1)Density Standards - on any parcel or unit of development, there shall be no more than four {4) dwelling units per gross acre of parcel area per the Narthwest Marana Area P[an. Rancho Marana West Specific Plan Amendment yryr~~Revised March 18, 2005 Group~wri~ V-12 2}Minimum Lot Areas a)For single-family detached hames; 6,000 square feet. 3)Minimum Front, Side and Rear Yards a)The required front yard setback shall be a minimum of 16 feet, except where garages open or face directly anta an abutting street, in which case the garage setback shall be a minimum af 20 feet. A maximum of 35% a~ the lots may have a reduced setback to the 16 feet, with the balance of the setbacks being 20 feet or greater. b)Along project boundaries, the minimum front, side or rear yards shall be 10 feet. c)The required rear yard (setback} shall be a minimum af twenty (20) feet. Where the front yard (setback) is increased above the twenty (20) feet, then the rear yard (setback) may be reduced one (1) foot for each foot of increase, but shaPl not be reduced to belaw fifteen (15) feet. Where the front yard (setback) is decreased below the minimum twenty (20) feet, the rear yard (setback) shall be increased one (1) foot for each foot of decrease, but shall not be required to be over twenty-five (25} fee#. d)The required side yard (setback} shall be a minimum of five (5} feet, with a street side yard (setback) having a minimum of ten (10) feet. 4)Minimum Distances a)Between principal buildings - 15 feet. b)Between principal buildings and detached storage or utility buildings - 3 feet. c)Between principal buifdings and a recreational and social center buildings - none. 5}Maximum Heights: Twenty-eight (28) feet. 6)Maximum Number of Stories: (2} Two 7)Building Mass - All two-story structures must meet reduced massing requirements for the floors above the first level. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P,wri~ V-13 The Gross Floor Area (GFA) of each floor above the first floor must not exceed eighty percent (80%) of the GFA of the previous floor. 8)Lot Coverage - The maximum allowable lot coverage by buildings and structures shall not exceed fifty percent (50%) of the total lot area. 9)Underground Utilities - All onsite utilities shall be placed underground on the site, except that power lines in any part of dedicated rights-of-way baunding the site may be overhead. Uverhead service drops to the site from such lines bounding the site may be allowed far a distance no greater than 100 feet. 10)Waiver of Development Standards - The Town Council may waive one or more of the development standards contained herein if in their opinion the praposed development results in a demonstrated excellence of design, as substantiated through the submittal af detailed elevations, renderings and other graphics. 2.MHDR - Medium High Density Residential a.Purpose: The MHDR zone provides for and encourages development af multiple residence dwellings which include varied project amenities. The intent of the district is to permit medium high density urban development with a mixture of similar intensities. b.Location: The MHDR district shauld be lacated near Village Core areas, with direct frontage along arterial.or callec~or streets. It is not the intent of the MHDR zane to "buffer" non-residential uses, but rather, to provide a housing type needed within the community when pubiic and private facilities are available to serve the higher residential density such as public and priva~e transportation systems, and recreational faciiities. c.Permitted Uses: property zoned MHDR may be used for mufti- family residentiai projects single-family attached and single-family detached, subject to Section i befaw. d.Accessory Uses: 1)Carports and garages; 2)Swimming pools and recreation buiEdings which are part of the development; Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 roup~ti.~r i ~ V-14 3)Tennis courts; 4}Other similar recreation facilities as may be determined by the Planning Administrator. e.Conditional Uses: 1)Public and private schools; 2)Parks; 3)Public utility facilities required for local service, provided that there are no offices, main#enancs facilities, outdoor starage, or any full-tims employees related to the site; 4)Day care facilities; 5)Churches, provided they are located on the intersection of two arterial streets or one collector and one arterial street with a minimum lot size of 2 acres; 6)Singie family housing as provided in the MDR zone. f.Temporary Uses: 1)Sales office g.Prohibited Uses 1)Commercial uses, except those specifically permitted 2)Industrial uses h.Development Standards for Multi-Family Residential Projects: 1)The lot area required per unit decreases with the increase in the number of dweliing units as follows: a)2-4 residential units - 4,000 square feet per dwelling unit b)5-8 residentia{ units - 2,500 square feet per dwelling unit c)9 or more residential units - 1,5Q0 square feet per dwelling unit 2)Parcels of five acres or larger shall be at a maximum density of twenty-two (22) units per net acre or less. 3)Minimum parcel area: 5 acres. 4)Minimurrr lot width: None. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ V-15 5)Minimum lot depth: None. 6}Minimum perimeter setback: 2Q feet, except setbacks shall increase one faot for each foot of height in excess af 30 feet. 7)Maximum structure height: 30 feet. 8}Maximum percent of lot coverage: 65°l0. 9)Minimum common open space: 15% af the site excluding parking areas and drive areas. 10)Minimum private open space per dwelling unit, either patio or balcony, or combinatian thereof: 100 square feet. i.Development Standards for Single Fart~iiy Detached Projects. Only Allawed in Planning Area 3, Parcel 6 and Planning Area 1, Parcel 10 and 11) Intensity Standards - on any parcel of development there shall be no more than ten (10) dwelling units per gross acre of parcef area. 2)Minimum Lot Areas for single family detached homes; 4,~ao square feet, with the subdivisian layout and exfierior home design subject to Town Council approval. 3)Minimum Front, Side and Rear Yards: a}The required front yard setback shall be a minimum of sixteen (16) feet, except where garages apen or face directly onto an abutting street ar alley, in which case the garage setback shall be a minimum of eighteen feet. The garage setback may be reduced to a minimum of five (5) feet where a minimum o~F one guest parking space is provided per unit and where autamatic garage door openers are provided. b)Lots shall have a minimum side yard setback of five 5} feet. c}Street side yard setback shall be a minimum af ten 10) feet on local, private and alieys. d)Rear yard setback shall be a minimum ten (10) feet, except that an Attached Patio Structure that is open and unenclosed on three (3) sides, can be a minimum Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~wri~ V-16 of five (5) feet from the rear and side property lines, as measured to the structure. 4)Minimum Distances a)The minimum distance befinreen single family detached (main) buildings shall not be less than ten 10) feet. b)The minimum distance befinreen a main building and an accessory building or two accessory buildings shall be five (5) feet. 5)Minimum Usable Open Space: a)Minimum Usable Open Space: for each dwelling unit the minimum amount of usable open space shall be seven hundred 700) square feet, which shall be improved and dedicated to a homeowners association and in accordance with plans recommended by the Planning Commission and approved by the Town CounciL 6)Maximum Building Heights: Twenty-eight (28) feet 7)Maximum Number of Stories: Two (2) 8)Underground Utilities - All onsite utilities shall be placed underground on the site, except that power lines in any part of dedicated rights-of-way bounding the site may be overhead. Overhead service drops to the site from such lines bounding the site may be allowed for a distance no greater than 100 feet. 9)Waiver of Development Standards - The Town Council may waive one or more of the development standards contained herein if in their opinion the proposed development results in a demonstrated excellence of design, as substantiated through the submittal of detailed elevations, renderings and other graphics. Rancho Marana West Specific Plan Amendment R--~,`~ Tr~~Revised March 18, 2005 o~~ V-17 3.HDR - High Density Residential There may be additianal requirements far the residential developments within the Marana Town Core. See the Town of Marana Design Guidefines for the Town Core for General Development Standards pertaining to the Town Center (TC} designation. a.Purpose: The HDR zone provides for and encourages development of multiple residence dwellings which include varied project amenities. The inten# of the district is ta permit high density urban development with a mixfiure of similar intensities. b.Location: The HDR district should be located in Village Core areas with direct frontage along arterial streets as defined in the Marana General Plan. It is not the intent of the HDR zone to "buffer" non-residential uses. c. Permitted Uses: property zoned HDR may be used for multi-famify residential projects and single family detached, subject to Sectior~ h below d.Accessary Uses: 1)Carports and garages; 2)Swimming pools, tennis courts, basketball courts, playgrounds, and recreation buildings which are part of the multi-family develapment. 3)O#her similar recreatian facilities as may be determined by the Planning Administrator. e.Conditional Uses: 1)Public and private schools; 2)Parks; 3}Day care facilities; 4)Churches, provided they are located on the intersection of two arterial streets or one collectar and one arterial street with a minimum lot size of 2 acres; 5)Single family housing. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 ouP~ii~ V-18 f.Prohibited Uses (reserved) g.Development Standards for Multi-Family Residential Projects: 1)The lot area required per unit decreases with the increase in the number of dwelling units as follows a)2-4 residential units - 4,QOQ square feet per dwelling unit b)5-8 residential units - 2,500 square feet per dwelling unit c)9 or more residentiaf units - 1,50Q square feet per dwelling unit 2)Parceis of five acres or larger shall be at a maximum density of thirty {30} units per net acre. 3)Minimum parcel area: 5 acres. 4)Minimum lot width: None. 5)Minimum lot depth: None. 6)Minimum perimeter setback: 20 feet. 7)Maximum structure height: 4Q feet. 8)Maximum percent of 6ot coverage: 65%. 9)Minimum cammon open space: 15% of the site excluding parking areas and drive areas. 10}Minirnum private open space per dwelfing unit, either patio or balcony, or combination thereof: 100 square feet. h.Dsvelopment Standards for Single Family Detached Projects. Only Allowed in Planning Area 2B, Parcels 18 and 20). 1)Intensity Standards - on any parcel of development there shal! be no more than ten (1Q) dweliing units per gross acre of parcel area. 2)Minimum Lot Areas for single family detached homes; 4,50Q square feet. 3)Minimum Front, Side and Rear Yards Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ri~ V-19 a)The required frant yard setback shall be a minimum af sixteen (16} feet, except where garages open or face directly onto an abutting street ar alley, in which case the garage setback shall be a minimum of eighteen feet. The garage setback may be reduced to a minimum of five (5) feet where a minimum af one guest parking space is provided per unit and where autamatic garage door openers are provided. b)Lots shall have a minimum side yard setback of five 5) feet. c)Street side yard setback shall be a minimum of ten 10) feet on locaf, private and alleys. d)Rear yard setback shall be a minimum ten (10) feet, except that an Attached Patio Structure that is open and unenclosed on three (3) sides, can be a minimum of five (5) feet from the rear and side property lines, as measured to the structure. 4)Minimum Distances; a)The minimum distance between single family detached (main) buildings shall not be less than ten 10) feet. b)The minimum distance between a main building and an accessory building or finro accessory buildings shall be three (3) feet. 5)Minimum Usable Open Space: for each dwelling unit the minimum amount of usable open space shall be seven hundred (700) square feet, which shall be improved and dedicated to a homeowners association and in accordance with plans recommended by the Planning Commission and approved by the Town Council. 6)Maximum Building Heights: Twenty-eight (28) feet 7)Maxirnum Number of Stories: Two (2) Underground Utilities - All onsite utilities shall be placed underground on the site, except that pawer fines in any part af dedicated rights-of-way bounding the site may be overhead. Overhead service drops to the site from such iines bounding the site may be allowed for a distance no greater than 100 feet. Rancho Marana West Specific Plan Amendment Tr~Revised March 18, 2005 o~P~ v-2o 4.EC - Emplayment Center a.Purpose: The EG zone is intended to provide for regional shopping malls, related uses, and for the use of designated properties for professianal offices and limited commercial facilities to serve the residents of Marana. It allaws the canduct of a wide range af businesses and services serving a regional area, primarily involved in the retail sale of shopping goods and services, and a variety of commercial and prafessional activities, including medical, financial, administrative, and interrelated uses. It is further intended that these activities shall provide business oppor#unities and employment opportunities for the residents of the Town af Marana, as well as multi-family residential apportunities and options to commercial and other higher-intensity districts. b.Lacation The following shall be cansidered in establishing and maintaining the EC zone: 1)Convenient and efficient vehicular access to an arterial or collector street. 2)Availability of land suitable far grauping of professional activities. 3)Availability of parceis whose general commercial use is less desirable and/or inappropriate. c.Permitted Uses The follawing uses may be permitted subject to demanstratian af architecturai compatibility with adjacent uses: 1}Business and Professional Uffices: Law, architectural, engineering,surveying, planning,business and management consulting. 2)General Offices: Real estate, data processing, executive suites, phntographic services, travel agents, research services, cornputer service and machine sales, and administrative offices. 3)Medical and ental: Offices, laboratories, clinics, and pharmacies. 4)Financial Services: Accounting, auditing, bookkeeping, tax consultatian, collection agencies, credi~ services, insurance and investment, security and commodity brokers, dealsrs Rancho Marana West Specific Plan Amendment ryy~~Revised March 18, 2005 Group~ V-21 and exchanges, insurance and financial planning, and banks and financial institutions, including drive-through facilities. 5)Public Service: Detective and protective services, employment services, and utility offices, such as telephone, gas, electric, N cable, and water. 6}Regional shopping malls, including at least three major department stores. 7)Retail warehouse outlets. 8)Hardware stores 9)Hotels, motels or other lodging facilities. 10)Uses primarily engaged in research activities; includir~g, but not limited to, research laboratories and faci{ities, developmental labaratories and facilities including campatible light manufacturing similar to the following examples: a)Bio-chemical b)Chemical c)Film and photography d)Medical or dental e)Metallurgy f}Pharmaceutical g)Optical h)X-ray 11 }Manufacture, research, assembly; testing, and repair of companents, devices, equipment, and systems and parts such as, but not limited to the fallowing: a)Computers b)Coils, tubes, semi-conductors c)Communication, navigation control, transmission and reception equipment, control equipment and sys~em guidance equipment d)Data processing systems and equipment e)Metering instruments f}Newspaper publishing and printing g)Optical devices; equipment, and systems h)Photographic equipment i)Optical equipment j)Scientific instruments 12)Corporate and regional headquarter facilities and offices Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 ouP~ri~ V-22 13)Manufacturing of: a)Electronics i.Electrical and related parts ii.Electrical appiiances iii.Electrical devices iv.Motors v.Radias, televisions and phonographs b}Instruments i.Electranic ii Medical and dental toals iii.Precision iv.Timing and measuring c)Office and Related Machinery i.Audia machinery ii.Gomputers iii.Visual machinery d}Laborataries i.Chemieal ii.Dental iii.Electrical iv.Optical v.Mechanical vi.Medical 14)Manufacture and maintenance of signs 15)Novelties and hofiday paraphernalia 16)Rubber and metal stamps 17)Furniture and upholstering 18)Candy 19)Assembly or treatment of articles or merchandise from the following previausly prepared materials: a)Canvas b)Cellophane c)Cloth d)Cork e)Fe[t f)Fiber g)Fur h)Glass i)Leather Rancho Marana West Specific Plan Amendment ryyr~~Revised March 18, 2005 Group„ V-23 j)Paper k)Precious or semi-precious stones or metals I)Plaster m)Sheils n}Textiles o}Wood p)Yarns 2Q)Wholesaling and Warehousing 21 }Services: a)Blueprinting and photocapying b)Business research affice related to the administration and operation of a permitted industrial use c)Day care d)Newspaper publishing e)Printing, lithographing, publishing fl Radio and television broadcasting g)Restaurants and cafes, including drive-through facilities 22)Processing: a)Carpet and rug cleaning b)Cleaning and dyeing c)Laundry 23}Movie, television and radio studias 24)Commercial Uses permitted in the C-I commercial zane per Rancho Marana West and the Town Center. 25}Such other comparable uses as determined by the Planning Administrator. d.Accessory Uses 1)Vehicie storage in associatian with any of the Permitted Uses as listed above. 2)Parking garages 3}Storage buildings 4)Carports 5)Recreational facilities Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~p~ V-24 e.Conditional Uses The follouving uses may be permitted subject ta such additional canditions or limitations as may be impased by the Planning Gommission: 1)Private Schools: Business, music dance, art, and vocationaL 2}Automobile Service Statians a)Criteria i.Feasibility of arranging ingress and egress without interference or hazard ta arterial street traffic and traffic to and from adjacent usas. ii.No more than one other service station iocated within 500 feet of each ather. iii.Proposed architecture and site location enhance the appearance and character of neighboring properties. 3)Plant Nurseries Home and Garden Supplies a)Criteria i.Location on periphery of commercial area so as to not interfere with pedestrian movement and shopping. ii.Screening of all materials and supplies other than plants. 4}Bowling Centers, Fitness Center, and Other Commercial Recreational Uses. a)Criteria i.Feasibility of arranging ingress and egress without interFerence or hazard to art~rial street traffic and traffic to and from adjacent uses, ii.The proposed architecture and site location enhance the appearance and character of neighboring properties. iii.Campatibility with the appearance, character and activities of other uses located on the site. iv.Noise mitigation measures shall include bu# not be limited to #he orientation of buildings and the design of fiaor plans to assure the interior ambient noise will not be heard outside the building. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ V-25 5}Automobile Car Washes a)Criteria i.Location on periphery of commercial area sa as to not interfere with pedestrian movement and shopping. ii.Screening of all car wash operations iii.Location sufficiently removed from any residential area to negate any possible nuisance due to noise or other features associated with the operation af the car wash. 6)Compatible uses determined acceptabie by the Planning Administrator. f.Temparary Uses The following temporary uses are permitted in the EC zone as permitted by the Planning Administrator, for a specified periad af time, and subject to such canditians as may be necessary. 1)Christmas Tree Lots 2)Special Event Shows, not to exceed 5 calendar days in duration, such as arts and crafts, automobiles, recreational vehicles, and others as may be determined acceptable by the Planning Administrator, and provided no such event is permitted within one week of Thanksgiving, Christmas, or New Years Day. g.Prohibited Uses The following uses are prohibited in the EC zane: 1)Automobile repairs other than in cannection with an automobile sales facility or minor servicing at an autamobile service station, or brake ar tire shop. 2)Bars and cocktail lounges nat part of a bonafide restaurant 3)Contractor's yard 4)Heavy equipment sales ar lease 5)Agricultural or industrial equipment sales Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ri~ V-26 h.Intensity Standards 1)Non-Residential The following standards shall apply: a)Building Coverage: The sum of all buildings and structures shall cover no more than 60°lo af all land area developed. b)Reserved. i.Site Development Standards The following site develapment standards shall apply: 1)Front Yard Setback: minimum of 20 feet from any street lot iine 2)No side yard is required for non-residential uses provided minimum building code requirements are met. However, a non-residential use adjacent to a residential zone shall have a minimum side yard of nat less than 15 feet plus an additional 10 feet for each story over one story, or in excess of 18 feet in height, whichever is greater. 3)Rear Yard Setback: Minimum of 20 feet from any rear lot line. 4)Special Setback and Buffer Adjacent ta Residential Areas: Along any property line either used or planned for residential use, a buffer area shall be provided which shall be at least 50 feet in depth, measured from the proper~y line. Rancho Marana West Specific Plan Amendment T t=~~ Revised March 18, 2005 P, Wiil~ v-2~ 5)Lot Area: a)Non-Residential: Nane 6)Building Height: No principal building shall exceed 60 feet in height. No accessory building or other structure shall exceed 45 feet. 7}Access and Traffic Control a)All EC uses shall have access limited to arterial streets. b)All EC zoned property with its buildings, other structures, parking and loading areas, shali be physicalfy separa~ed from all non-arterial streets by vertical curbs and other suitable barriers and 0andscaping to prevent unchanneled motor vehicle access. Except for the access ways permitted in paragraph c) below, the barrier shall be continuaus for the entire length of the property line. c}Each praperty shall not have more than two access ways to any one street unless unusua[ circumstances demonstrate the need for additianal access points. In addition, each access way shall comply with the following: i.the width of any access way leading to the arterial street shall be divided by median to provide separation from incoming and outgoing traffic. ii.curb returns shall have a minimum radius af thirty feet. iii.at its intersectian with the property line, no part of any access way shall be nearer than 100 feet to the infersection of any two street rights-af-way, nor shall any such part be nearer than 50 feet to any side or rear lot iine. iv.the number and location of access ways shall be sa arranged that they will reduce traffic hazards as much as possible. 8)Off-street Loading: Each shop or store shall have a rear ar side entrance that is accessible to a loading area and service drive. Service drives shall be a minimum of 26 feet in width and shall be in addition to and not part of the drives or circulation system used by the vehieies of shoppers andlor fire access. The arrangement of truck loading and unloading facilities for each shap ar stare shall be such that, in the process of loading or unloading, no truck will block ar Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ v-2s extend into any private or public drive or street used for vehicular circulation. Loading and delivery zones shall be clearly marked. The Planning Administrator may permit joint- use loading and delivery spaces as a part of the approval of a shopping complex of several retail stores being a part of the mall complex. 9)Storage: Except in the instance where specifically permitted and controlled under the provisions af this Specific Plan, open storage of equipment and materials is prohibited. 10}Landscaping: At least 15°l0 of the area not covered by buildings shall be landscaped. The landscaping within parking areas shall not be included as a part of the required 15°l0 landscaping. Refer to Chapter 17, Landscape Requirements, of the Town of Marana Land Development Code (part. Ord. No. 97.07, 3/97} and the Northwest Marana Area Pfan Community Design Guidelines for further requirements. 5.C-I Commercial I (Neighborhaod) a.Purpose: The C-I zane is intended to pravide for the GOf1C~UC~ of indoor business serving neighbarhood residentia! area needs including retail sales of convenience good and services, shapping goods and services and other defined goods and professional services and to insure compatibility with adjacent residentia! uses. It is also the intent of this zone to provide neighborhaod retail uses in clusters and to avoid strip commercial sites. It is further intended that these activities will prouide local business and employment oppartunities for Marana. This designation is comparable to the Town of Marana NC (Neighbarhood Comrrtercial) Zaning District. b.Loca#ion (reserved) c.Permitted Uses 1)The following uses are permitted in the Commercial Neighborhood) zone: a)Apparel stores b)Appliance stores c)Automotive Supplies d)Banks and financial institutions, excluding drive- through and autdaar teller facilities e)Barber and beauty shaps Bicycle shops g)Child care institutians Rancho Marana West Specific Plan Amendment r Revised March 18, 2005 P~~wri~ V-29 h)Churches, temples, and other places for religious services i)Clinics: medical, dental, and veterinary (completely enclosed) j)Clathes cleaning, pressing, and tailoring shaps completely enclosed) k)Department Stores I}Drug stores m)Florist shops n}Foad stares, including deiicatessens, candy stores, and dairy product sales o)Furniture stores p)Grocery stores q)Hardware stores (no open storage, sale or display) r)Home impravement centers s)Laundromats t)Office buildings u)Office equipment safes and service v)Package liquor stores w)Pet and pet supply stores x)Pet shaps (completely encfosed) y)Public service facilities {government, civic, utility) z}Restaurants, including carry-ouf establishments, but excluding drive-in service aa)Stationery stores bb)Theaters, not including drive-ins cc)Schools of business, language, music, dance, and art (may require reasonable soundproofing) dd)Shoe repair shops ee}Showroom catalog stores ffl Super drug stores gg)Supermarkets hh)Variety stores ii}Comparable uses as determined by the Planning Administrator d.Accessary Uses (reserved) e.Conditional Uses The following uses may be permitted if it is found in each case that the indicated criteria and limitations are satisfied and if specific conditians are imposed to carry aut the purpases of these regulations 1)Automobile service statians a)Criteria i.Feasibility of arrar~ging ingress and egress without interference or hazard to arterial Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 ro~P V-30 street traffic and traffic to and from adjacent uses. ii.No more than one other service station located on each block. 2)Plant nurseries, home and garden supplies. a)Criteria i.Location on periphery of commercial area so as nat to interfere with pedestrian movement and shopping. ii.Screening of all materials and supplies ather than plant materials. 3)Drive-through facilities for banks, financial institutions, restaurants, and other similar uses. a)Criteria i.Not closer than fifty 50) feet of any residentially develaped lot line. ii.Reserved) 4)Institutions of educational, philanthropic, and charitable nature. 5)Glubs, lodges and meeting halls. 6)All retail uses that exceed 30,000 square feet. i}Feasibility of arranging ingress and egress without interference or hazard to arterial street traffic and traffic to and from adjacent uses. 7)Residential uses as provided in Section V-F.1 (MDR}. f.Temporary Uses (Reserved) g.Prohibited Uses The following uses are prohibited: 1)Autamobile paint, body and fender, brake and tire shops. 2)Bars and cocktail lounges not a part af a bonafide restaurant. 3)Contractor's yard. 4)Heavy equipment sales or lease. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ V-31 5)Agricultural or industrial equipment sales. h.Intensity Standards 1)Minimum Site Size: none. 2)Maximum Site Size: none. 3)Maximum Lot Coverage: the total ground area occupied by all buildings shall not exceed 60% of the lot. i.Site Qevelopment Standards The foliowing site development standards shal! apply: 1)Street Setback: minimum 20 feet from any street lot line. Within the Town Core, provide 0 or 3 foat front yard setbacks on commercial properties, consistent with the provisions of the Town of Marana Design Guidelines for the Town Core. 2)Side and Rear Yard Setback: minimum of 10 feet from any side or rear lot line. 3)Special Buffer Adjacent to Residential Areas: Along any property line either used or pfanned for residential use, a buffer area shall be pro~ided which shall be a# ieast twenty- five (25} feet in depth, measured from the property line. 4)Building Height: No principal building shall exceed forty {40} feet in height or three (3) stories; no accessory building or other structure shall exceed twenty-five (25) feet in height. 5)Access and Traffic Controf: a)All uses shall have access limited to the collectar or arterial streets. b)All its buikdings, other structures, parking and loading areas, shall be physically separated from all non- arterial or collector streets by vertical curbs and other suitable barriers and landscaping to prevent unchanneled mator vehicle access. Except for the access ways permitted in c) below, the barrier shall be continuous for the entire length of the property line. c)Each property shall have apprapriate access ways to the street. In addition, each access way shalE camply with the fallawing: Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ri~ V-32 i.Curb returns shall have a minimum radius of thirty {30} feet. ii.At its intersection with the property line, no part af any access way shall be nearer than one hundred (100) feet to the intersection of any two 2) street rights-of-way lines, nar shall any such part be nearer than twenty-five 25} feet to any side or rear lot line. iii.The number and location of access ways shall be so arranged that they will reduce traffic hazards as much as possible. d)Off-Street Loading: Each shop or sfiore shall have a rear or side entrance that is accessible ta a loading area and service drive. Service drives shall be a minimum of twenty-faur (24) feet in width and shali be in addition to and no# part of the drives or circulation system used by the vehicles of shoppers. The arrangement of truck loading and unloading facilities for each shop ar stors shall be such that, in the process of loading ar unloading, no truck will block or e~end into any other private or public drive or street used for vehicular circulation. Loading and delivery zones shall be clearly marked. The Planning Administrator may permit joint-use loading and delivery spaces as a part of the approval of a shopping complex of several retail stores being part af a complex. e)Storage: Except in instances where specifically permitted and controlled under the provisions of this ordinance, open storage of equipment and materials is prohibited. Landscaping: At least 10% of the area not covered by buildings shall be landscaped. Refer to Chapter 17, Landscape Requirements, of the Town of Marana Land Development Code part. Ord. No. 97.07, 3197) and the Northwest Marana Area Plan Community Design Guidelines for further requirements. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 roup~ V-33 6.TC - Town Center Ta be addressed by separate document.) 7.OS - Open Space a.Permitted Uses: 1)Active & Passive Recreation: Parks Golf Courses Field Sports 2)Lakes 3)Trails 4)Nature Center 5)Equestnan Facilities 6)Drainage Facilities b.General Development Standards: 1)Per Town of Marana Land Development Code Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ V-34 H.UTILITY DEVELOPMENT STANDARDS 1.Onsite and offsite sanitary sewer will be public in Rancho Marana West. Sewer services will be designed and constructed to Town of Marana and Pima County Standards. 2.All electric, telephone and cables shall be placed underground where feasible and shall be designed and constructed in accordance with the various utility company standards and/or Town of Marana Standards. 3.The potable water system shall be designed and constructed to the applicable agency including sizing requirements and location of water facilities. Fire flow provisions and fire hydrant locations shall conform to requirements set so by the appropriate fire department and the Marana water utility. Any areas that are not within the Northwest Fire District shall annex into the District prior to Platting or Development Plan approval. 4.The irrigation wells and water conveyance facilities shall be constructed in accordance with the standards of the Town of Marana Water Division. All Cortaro-Marana Irrigation District property and facilities will be owned, operated and maintained by the Cortaro-Marana Irrigation District. See Section V C.8. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 A o~P~ VI-1 Vl.RANCHO MARANA WEST DESIGN GUIDELINES A.INTRODUCTION AND PURPOSE The purpose of this document is to provide for specific design criteria and standards for the Rancho Marana West planned community, excluding the Town Core. Design guidelines specific to the Town Core will be addressed in a separate document. The location of the project and conceptual land use plan for Rancho Marana West is illustrated in Exhibits ll-1 and IV-1. This Design Standards document establishes iogica! standards fia snsure that the development is an asset to the community and praceeds in an orderly, attractive manner which meets the expectations af the owners and the Town of Marana. Further, these standards serve ta provide compliance with the Town of Marana General Plan, and the Rancho Marana West Specific Plan Amendment. The southern portion of Rancho Marana West, south of Clark Farms Boulevard, will utilize an agrarian theme to unify and give identity to the project. This theme will blend with surrounding development, specifically Gladden Farms to the south. The northern portions of this project will combine the agrarian theme with more formalized landscapes to tie into the design concept of the Town Core. Higher intensity uses within this project will be located along the northern property boundary, adjacent to the Marana Town Core, as well as along Interstate 10. This configuration allows the medium density portions of Rancho Marana West to be located adjacent to the proposed residential development to the south. B.AUTHORITY AND SCOPE 1.The Master Developers, as referenced herein, are: Planning Area 1: Vistoso Partners, LLC, 1121 W. Warner Road, Suite 109, Tempe, Arizona 85284; Planning Areas 2A and 2B: Greg Wexler, General Partner, 7995 North Business Park Drive, Tucson, Arizona 85743; and Planning Area 3: Monterey Homes, 3275 W. Ina Road, Suite 220, Tucson, AZ 85741. 2.Both the Master Developer and the Town of Marana shall be responsible for the implementation of these development standards. They shall be applied, in addition to the Town's applicable zoning, subdivision and development requirements, to the review of all development in Rancho Marana West. 3.Being specific to the Rancho Marana West project, and in the case of a conflict with other regulations, the provisions contained herein shall pr~vail. 4.Minor amendments, to this Design Standards document may occur with the approval of the Master Developer and the review and approval of the Planning Director. Minor amendments include minor alterations to road alignments, minor alterations to open space configuration, and any increases or decreases to parcel size within a 10% margin. Rancho Marana West Specific Plan Amendment r~1r/~~Revised March 18, 2005 A Group~r i ~ VI-2 5.Major amendments to this Design Standards document may be approved by the same process used to approve the zoning for Rancho Marana West. Major amendments include: a.Changes to the zoning district boundaries. b.Deletion or substantial modification to the arterial or collector road network. c.Any proposed amendment which conflicts with the adopted Rancho Marana West Specific Plan Amendment. d.Reductions to the dimensions of the required buffer areas. e.Other amendments which modify the zoning stipulations shall be considered major and shall be reviewed by the Planning Director. 6.If any provision herein is considered ambiguous or unclear, the Planning Director shall be responsible for interpreting the intent of these Design Standards. 7.All items not specifically addressed by these design guidelines will automatically be covered by the Town of Marana Land Development Code. C.LAND USE STANDARDS 1.General Community support facilities such as schools, day care centers, commercial services, churches, parks, and other social activities shall be permitted in accordance with the Town of Marana Zoning Code. a.Development in Rancho Marana West shall provide compatible transitions between the~ Gladden Farms project to the south and the Town Core to the north. b.To some extent community services, educational and recreational uses occur immediately north of Rancho Marana West in the Town Core area. To promote development of these activities, these types of uses will be permitted in accordance with the Marana Zoning Code. 2.Setbacks a.Minimum separation between single family residential buildings shall be 15 feet befinreen single-story residences and 20 feet between two-story residences, unless otherwise authorized. b.Provide varied building setbacks. No more than two consecutive single-family detachec~ homes shall have the same front setback. Front setbacks will be varied a minimum of 20 percent along local residential streets. Rancho Marana West Specific Plan Amendment T~~Revised March 18, 2005 o~P~r i ~ VI-3 c.The front separation between single-family attached and detached residences shall be a collector street with a 20-foot minimum setback from street right-of-way for both products. d.Where a commercial development is located next to single family detached units, a collector or arterial street, or a 25' landscape buffer and setback shall separate the uses. 3.Density a.No more than 40 percent of the single family detached residential lots abutting an arterial or collector roadway may be multi-story residential construction. b.Minimum lot size for single-family detached homes shall be 6,000 square feet, except as allowable by the Rancho Marana Specific Plan, and/or authorized by the Town Council, pursuant to Section V-F.1.g.10 (Waiver of Development Standards). c.No more than two two-story homes may be located next to each other. d.No two-story homes shall be located on corner lots. 4.Commercial Uses a.Refuse generated on-site shall be contained in enclosures hidden from street frontages and adjacent properties. Enclosures shall be located in areas with convenient access for refuse vehicles. b.Materials, supplies, trucks and equipment may be stored inside a building or behind a visual barrier screen such that they are not visible from streets and adjacent properties. Visual barrier can be dense landscape screen or a combination of wall with landscape materials in accordance with the landscape standards herein. c.When a commercial parking area faces a residential area on a street, a 25-foot minimum landscape buffer shall be provided on the commercial street side. d.All exterior on-site utilities such as water lines, gas lines, sewer and drainage systems, electrical and telephone wires and equipment shall be installed and maintained underground. Necessary above ground utilities shall be screened by landscaping as approved by the Master Developer. e.Minimum site area devoted to landscaping shall be ten (10) percent not including buffers. Setback requirements may not be included in these calculations. Site landscaping shall be in accordance with the Northwest Marana Area Plan. Rancho Marana West Specific Plan Amendment T~~ Revised March 18, 2005 o~P~ VI-4 5.Cultural Resources a.Significant archaeological resources shall not be destroyed. Such resources shall be dealt with per State of Arizona requirements and be in accordance with Title 20 of the Town of Marana Land Development Code. 6.Prohibited Signs The following signs shall be prohibited in all zones within the project area: a.Inflatable signs. b.Rooftop signs. c.Signs on trailers or painted on the sides of disabled or parked vehicles. d.Rotating, revolving or flashing signs. e.Signs advertising or displaying any unlawful act, business or purpose. f.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. g.Any strings or pennants, banners or streamers, clusters of flags, strings of twirlers or propellers, flares, balloons and similar attention-getting devices, including noise-emitting devices, with the exception of the following: Pennants, banners, balloons, or flags used in conjunction with subdivision sales offices and tract entry points. National, state, local governmental, institutional or corporate flags properly displayed. Holiday decoration, in season, used for a period of 45 days or as approved by the RMWDRC. Rancho Marana West Specific Plan Amendment r~~Revised March 18, 2005 o~p~ri~ VI-5 D.GRADING AND DRAINAGE The site for Rancho Marana West is an existing agricultural field with flat grades of less than 0.5 percent. The design concept for the project is to create a minimal 0.5 percent slope across the site to ensure adequate drainage and to retain the 10- year and 100-year stormwater flows on site. This will be accomplished by directing the storm water flows to the Barnett Linear Park which will serve as a temporary retention basin and, when completed, conveyance of storm water to the Santa Cruz River. The following standards are incorporated in the Rancho Marana West design: Standards 1.Rancho Marana West is designed to accommodate drainage in accordance with the Northwest Marana Area Plan as specified in the preliminary and final block plat. 2.All retention areas shall be drained within a 36-hour period of time if they are holding the entire 100-year storm. 3.All retention basins shall be designed to be as shallow as possible with multiple uses encouraged particularly recreational and open space. The design shall not preclude or discourage riparian area establishment. 4.The portion of the Barnett Linear Park along the northern boundary of the development will be excavated and will function as an interim retention area until the channel is completed to the Santa Cruz River. 5.On site retention may be required prior to the completion of the Barnett Linear Park to the Santa Cruz River. This retention area will be designed so that it may be altered to provide flow-through to the Barnett Linear Park upon completion of that channel to the Santa Cruz River. 6.Basins requiring security fencing are specifically prohibited. 7.All riprap, erosion protection rock, shall be "Apache Brown" color, or a similar color accepted by the Master Developer and The Town of Marana. Rancho Marana West Specific Plan Amendment r`~~j~Revised March 18, 2005 rO~p~ VI-6 E.CIRCULATION SYSTEM The layout of traffic corridors within the project reflects the existing public street network and is specifically designed to unite residential, recreational, public facilities, and commercial activity areas into a coherent system. Approach and entry shall be effectively designed to announce the transition into the Rancho Marana West project. Points of entry announce to the homeowner and visitor alike the beginning of a familiar or new experience. By using a variety of materials, accent plantings and accent masonry, and by combining placement and scale, a fresh entry expression is projected for Rancho Marana West. The Landscape Design Standards section addresses specific entry feature designs for Rancho Marana West. The arterial corridors within the project area are reinforced by the incorporation of a variety of plant palettes, offering a balanced sense of continuity while maintaining a clear diversity. In addition to vehicular facilities, Rancho Marana West will provide a comprehensive pedestrian and bicycle circulation system. Multi-use lanes will be provided along arterial and collector streets, and pedestrian paths will provide access to the open space system. 1.PedestrianlBicycle Circulation Pedestrian-friendly communities are made possible through well-designed and efficient circulation systems. Pedestrian spaces and routes should be designed to invite non-vehicular traffic throughout the Rancho Marana West community. Pedestrian and bicycle pathways shall be planned such that they connect all open space and development areas. These circulation routes should be recognized as recreational amenities and as alternatives to automobile circulation. A pedestrian and bicycle circulation concept for the Rancho Marana West Specific Plan Amendment is illustrated below in Exhibit Vl-1. Standards a.Bicycle and pedestrian paths shall be designed to minimize conflicts with vehicular traffic. b.Bicycle parking should be provided at focal points, recreation areas and activity centers. c.Bicycle and pedestrian paths shall be developed to provide access to all open space and development areas of the Rancho Marana West project. d.The circulation system shall provide pedestrian and bicycle links to open spaces, recreational facilities, governmental offices and educational facilities within the proposed Marana Town Core. Rancho Marana West Specific Plan Amendment r-=,.^'~,`~ T`~g~Revised March 18, 2005 rO~P~ri~ VI-7 2.Street Design All streets within the Rancho Marana West project will conform at a minimum to the street standards specified by the Town of Marana including curbing and pedestrian/bike accommodation. The following sections, E-3, E-4, and E-5, describe the concepts for arterial, collector and local streets within the Rancho Marana West project Principles Decorative pavement and lighting should be included at all pedestrian crossings of arterial and collector roadways. Driveways serving commercial development shall be shared where possible. Provide access and interconnectivity to and between residential parcels. 3.Local Street Cross Section Local streets will serve the residential neighborhoods of Rancho Marana West and will be characterized by a street tree theme specific to each neighborhood and sidewalks on both sides of the street. a.Local streets shall be built in accordance with the Town of Marana's Subdivision Street Standards Manual within the rights-of-way specified in that document. Rancho Marana West Specific Plan Amendment r-=~`~ T~~ Revised March 18, 2005 o~P~ri~ I I I I o D 0 x;~~; i Z p I~p~ ~c; m mk m ~I r~ 2oD poI~-~--z i w I z I Y i m r11~;~,~'O O P I I o SAN DARI O ROAD T I'I j c;~ cS.7 ~1 r _i t~ I i I ~ cs~ m ~ ~7 C~ cra r--i y f~.,) 7 t'+.1 I f,„.7Cd"t a j i f ~ FT~ *'I LO AN DAMS ROAD ~i , r~~i r,~ ~t~ c~'I i LON ADAMS ROAD II 1 I I h.;s,;~'~~.' r~ i y ~ POSTVALE ROADPOSTVALEROAD I~ iI~ z, j i e~~s~ 1 z wwoi1 Z n aa ~r~~~~ ~ i , f r~z.>rvt't1 a r,C`> , i r r I t I I i r I G) ~ -i i 0~r~ro d m m m n m x o z y e z Zsz g z m~o m r m a VI-9 4.Collector Street Cross Section The extension of Lon Adams and Civic Center Drive through the project and a new east-west roadway, Clark Farms Boulevard, will function as collectors in Rancho Marana West. a.Collector streets will have a 90-foot right-of-way with the exception of those portions which abut the Town Core, which shall have a 134' right-of-way. These portions include the east side of Civic Center Drive; the north side of Clark Farms Boulevard between Civic Center Drive and Lon Adams; and the west side of Lon Adams, north of Clark Farms Boulevard (See Exhibit IV-3). b.Collectors will provide primary access to most of the residential parcels in the Rancho Marana West development. c.Collectors will include a street tree theme, a continuous left turn lane, curbing, shrubs, groundcover and accent lighting. d.Collectors shall have on-street multi-purpose lanes for alternative mode usage. 5.Arterial Street Cross Section Moore Road and Tangerine Farms Road will function as arterial roadways providing access to Rancho Marana West. a.The arterial street will have a 250-foot right-of-way (See Exhibits IV- 3 and IV-4). b.The arterial roadway shall ultimately have on-street multi-purpose lanes for alternative mode usage. F.LANDSCAPE DESIGN STANDARDS The Rancho Marana West landscape concept is based on the philosophy of compatibility with the historic agricultural/rural setting and the suburban community. Rancho Marana West incorporates coordinated landscaping through the entire project and provides landscaping standards for arterial and collector streetscapes; local streetscapes; commercial development areas; and community open space. The standards contained herein embrace and build upon the policies of the Marana Northwest Area Plan. Agricultural themes and will be interwoven into the project to achieve unity and identity for the various components of Rancho Marana West. Proposed plant materials shall be appropriate for this climate and shall be resistant to cotton root rot. Plant layout shall be informal in most areas with some rectilinear geometric designs, i.e. orchards, utilized to reflect an agricultural theme. More formal planting plans may be used in areas adjacent to the Town Core. Landscape plant materials for use in streetscapes, entry features, commercial Rancho Marana West Specific Plan Amendment Tr~~ Revised March 18, 2005 o~P~r i ~ VI-10 developments, and residential open space areas shall conform to the Rancho Marana West approved plant list (see Appendix The landscape design standards are intended to ensure the achievement of the unique landscape character for Rancho Marana West. There are six major landscape zones which have been identified throughout Rancho Marana West: Arterial Roadways, Collector Roadways, Local Roadways, Commercial Parcels, Residential Area Open Space, and Barnett Linear Park. 1.Arterial Streets (Moore Road and Tangerine Farms Road) a.Primary Entry Monumentation The primary entry feature for Rancho Marana West, including walls, signs, landscaping, and pavement treatments, will be designed and installed by the Master Developer. The primary entry shall be developed in general conformance with the design portrayed in Exhibit VI-2. 1).The primary entry feature for the Rancho Marana West project will be located at the intersection of Clark Farms Boulevard and Moore Road. 2).For traffic visibility purposes, all intersections shall comply with Town standards for Sight Visibility Triangles. 3).Primary Entry Feature Design a).Copy Size: The maximum area of sign copy size for entry feature will be 64 square feet per side. b).Height: Maximum height for primary entry walls is 8 feet. c).Location: Entry feature shall include both corners at the intersection listed above. Sign copy may be placed on either or both corners and/or in the entry median. The Master Developer shall approve the location, size, and design of all entry features. d).Required components of the primary entry feature: i.Decorative masonry walls and sign copy ii.A median with a minimum width of 12 feet, and minimum length of 75 feet. Median may include monumentation and sign copy. iii.Landscaping: trees, shrubs, and organic and inorganic groundcovers. iv.Decorative paving in accordance with Exhibit Vll-2 and the Decorative Paving section. Rancho Marana West Specific Plan Amendment Tr~~ Revised March 18, 2005 o~P~r i ~ VI-11 n T i s t~.~' P.4flllT9-13 TE PdcTH~~~5' A".EA4¢[}ER~3G PHTh`41~A.Y PiRfd~ ~elED3Atv TRE£S WbLi SHR4i6S i a•~~wwra~ r E , 3 t }ii~s}~ .~i"3~ti ~'~~L y~ S ~ l A~ HI~+P{ SNALLS 11~ / p/~l~3' i 2bH'HdtfFERAR£Jy ~4~ J f'~ .j~= i-~ 0'BU'FFERA7dEA J r 5 ' y"~~a. `-`w . 5T @tiE/t#s1D'ERING ~#t1ft~NAY 3ECQR~."f4~t€ PA~sf~-dF' 5' ASEAkI3ER~iG ~siT3-1LYAY GK4t1€tiYSCE3VER MOOREROAD Exhibit VI-2, Primary Entry Feature Concept Plan b.Streetscape (Arterial) 1).Street trees are required on all arterial streets with the intent of establishing a distinctive street scene for the roadway. 2).The Street Tree Master Plan, Exhibit VI-3, indicates options for tree species in various locations. Tree species or patterns of multiple species shall be consistent on any given street. Street trees and roadway median trees shall be selected from the Rancho Marana West plant palette Appendix E.) 3).Arterial street trees are to be located within a 20' buffer area on the north side of Moore Rd. and spaced at 60 feet on center. 4).Arterial street trees are to be a minimum of 24-inch box size. Refer to the Circulation section, VI-E, for roadway cross sections, including landscape areas. c. Perimeter Walls and Fencing 1).Wall design shall be in accordance with Exhibit VI-4. Alternative wall designs may be approved by the Master Developer. Rancho Marana West Specific Plan Amendment r~~ Revised March 18, 2005 o~P~ i IOa T 0 F~Z7 xi~7 pc7~1~~z p J~; _ x m m rn ~ r o O 2 O0r~ p G y ooz z m li z~r O O o SAN DARIO ROAD o I I i...I j i nQ , s;~,,e~I c~ ~1 C!7 i i s>1 ~W x~ .C ~ P Za i I' r.a hJ hi r rni p s.~ tJ , z ~ r LO D MS ROAD ~j f f i-,'~ ~s P" 7 r LON ADAMS ROAD I i j II n~~A'Ili II I II~ i i POSTVALE ROAD a c, j i Z v C`a.j,~- x 7~~', i 0 1.._ 6a h..~j7,~ ~i t 1 f l J Ifla~'~__I r V' o ~ ~i' m c xrnm~ o Z Y z w v~ g m zmd o rn z i ti VI-13 2).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 Master Developer. 3).Perimeter walls shall be built adjacent to arterial streets and as otherwise designated by the Master Developer. All subdivision walls and fences are to be approved by the Master Developer. v~~~~~~~~~ a<e~~x crs~a~ ao s~ ~aav~zs ~v' c~as~~rc r,~v~~st. a. • x SUUAf§~ CC~B.isA9rd ~7ut;GLS FsNlS~1: r.C~.t~ TQ3 ~ ~~aR~t9 fiONE L AN~?Rt1VED.8Y~A~AS"4~Rp~Y~L~"ER..~ o. a `.g:.; ~~:a f r Y~ . G`A$i] ~IQ: . t 3 3TUCGGI F#N35M, ip.'GCSLt3fE T~ BE EARTtt"ft~E 4~:a a4f'PRL3V~t9AS'MAaT~R~tD~It~GC.~R+~R~ p fi ~ 1 4. v r.. Exhibit VI-4, Perimeter Wall Elevation d.Decorative paving The hardscape materials available for the paving of special activity areas, vehicular and pedestrian, are numerous in their choice of colors, patterns and textures. Interlocking brick pavers, colored or te~ured concrete surfaces are encouraged for use throughout Rancho Marana West. Standards 1).The selection of materials shall be based on the established architectural theme of a given project area. 2).Delineate areas of intense pedestrian activity with accent pavement and specialty lighting. 3).Materials and colors (reds and browns) for hardscape and paving shall be approved by the Master Developer. e.Irrigation Non-potable water will be provided by the Town of Marana or CMID and made available for landscaped open areas, including the buffer and streetscape areas along arterial roads. Until the supply is in place, potable water may be used. Rancho Marana West Specific Plan Amendment T`~~~Revised March 18, 2005 rO~a. VI-14 2.Collector Streets (Clark Farms Boulevard, Lon Adams Road, Civic Center Drive) a.Village Gate" feature The "Village Gate" will be designed and installed by the Master Developer, and shall be developed in general conformance with the Town of Marana Design Guidelines for the Town Core. 1).Village Gate" features within the Rancho Marana West project will be located at Lon Adams and Clark Farms Boulevard as well as Civic Center Drive and Rancho Marana West Boulevard. 2).Village Gate" shall consist of low walls with landscaping. 3).For traffic visibility purposes, no structure shall be built to a height between 30 inches and 72 inches within the sight visibility triangles. b.Streetscape (Collector) 1).Street trees are required on all collector streets with the intent of establishing distinctive street scenes for each roadway. 2).The Street Tree Master Plan, Exhibit VI-3, indicates options for tree species in various locations. Tree species or patterns of multiple species shall be consistent on any given street. Street trees and roadway median trees shall be selected from the Rancho Marana West plant palette Appendix E.) 3).Collector street trees are to be located a minimum of 10 feet from the back of curb spaced at 60 feet on center. 4).Collector street trees are to be a minimum of 24-inch box size. Refer to the Circulation section, IV-D, for roadway cross sections, including landscape areas. c.Perimeter Walls and Fencing 1).Wall design shall be in accordance with Exhibit VI-4. Alternative wall designs may be approved by the Master Developer. 2).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 Rancho Marana West Specific Plan Amendment fi~,`~ Tr~~Revised March 18, 2005 o~P~ VI-15 3).Perimeter walls shall be built adjacent to collector streets and as otherwise designated by the Master Developer. All subdivision walls and fences are to be approved by the Master Developer. d.Decorative paving The hardscape materials available for the paving of special activity areas, vehicular and pedestrian, are numerous in their choice of colors, patterns and textures. Interlocking brick pavers, colored or te~ured concrete surfaces are encouraged for use throughout Rancho Marana West. Standards 1).The selection of materials shall be based on the established architectural theme of a given project area. 2).Delineate areas of intense pedestrian activity with accent pavement and specialty lighting. 3).Materials and colors for hardscape and paving shall be approved by the Master Developer. e.Irrigation Non-potable water will be provided by the Town of Marana, when available, and made available for landscaped open areas, including the buffer and streetscape areas along collector streets. 3.Local Streets a.Secondary Entry Monumentation Each entry into a subdivision shall include a secondary entry feature to be developed in general conformance with the design portrayed in Exhibit VI-5. Designs shall incorporate common elements that bind the entire Rancho Marana West community together. Secondary entry features will be constructed by the developers of each subdivision. In all instances, secondary entry features shall conform to the design standards herein. Approval by the Master Developer for all secondary entries is required. Entry features shall comply with Town of Marana sight visibility triangle requirements. The following is a list of required elements and standards for each entry. 1).Secondary Entry Feature Design a).Copy Size: The maximum area of sign copy size for entry feature will be 45 square feet. Rancho Marana West Specific Plan Amendment Tr~~ Revised March 18, 2005 o~P,wri~ VI-16 b).Height: Maximum height for secondary entry walls is 6 feet. c).Location: May include one or both corners at parcel entries. d).Required components of the secondary entry features: i.Decorative masonry walls (signage optional) ii.Landscaping: trees, shrubs, and organic and inorganic groundcovers. a s~~~w~~.~c s,ara~ sr~~u~ss 6' MtG~I t~lAlL (SIGNAGE_t7PTIC~RiAL} s w,,... 2' H1GH l+l+A~:L t3W GR{3lNIN~ GRt1UPE~GOYER C3R AMNUALS 5' SILl~t~YALI{ Exhibit VI-5, Secondary Entry Feature Concept Plan b.Streetscape (Local) 1).Street trees are required on all internal streets. Trees are to be located 5 feet from the back of sidewalk, and appropriately spaced based on tree species and lot size. While street tree spacing may vary from neighborhood to neighborhood, spacing shall be consistent within each residential parcel with a minimum of one tree per lot. The Master Developer may require two or more street trees per lot within individual neighborhoods, based upon residential product and lot size. For corner lots, provide a minimum of one street tree per lot frontage (see Exhibit VI-6). Local streetscape trees are to be 15-gallon minimum size. Along the entire length of a given street, trees are to be the same species, or a repetitive pattern of two or more species, as approved by the Master Developer. All street trees shall be selected from the approved tree list (Appendix Rancho Marana West Specific Plan Amendment Tr~~ Revised March 18, 2005 P~ VI-17 2).The parcel developer or builder shall be responsible for tree installation and the prompt replacement of diseased or dead specimens for a period of 5 years from the date of occupancy permit issuance. 3).Installation, including automatic irrigation, shall be completed prior to the issuance of occupancy permit for the residence. Street trees shall be installed on vacant lots by the subdivision builder/developer once trees are in place homes built) on all immediately abutting lots. The Master Developer, at their discretion, may require the installation of street trees on vacant lots in order to further the logical, orderly development of the project. 4).Streetscape zones shall be well maintained year round. Deceased plants shall be replaced promptly with materials comparable in size to existing plants. 5).Single-family mailboxes may be clustered in a wall or pilaster in accordance with United States Postal Service regulations. Multi-family developments shall have group mailboxes. In such cases, common mailbox structures shall be located near major entry or recreation areas. The structure should be of a design similar to the planning area in which it exists. Mailboxes and their standards shall be uniform in design, shape, size, color and address identification. 6).Trash receptacles in detached housing areas shall be screened by an enclosure or landscaping and shall be concealed from view of adjoining lots. The location and design of said enclosure or landscaping shall be approved by the Master Developer. Receptacles shall not be placed along street rights-of-way except for collection day. 7).Above-ground trash receptacles in single family attached housing project areas (such as townhouses) must be fully enclosed with walls (matching the finish of the home) with wood doors on metal frames with landscape materials on at least two sides. 8).Residential Front Yards All front yards are to be landscaped with trees, shrubs, organic and inorganic groundcovers. In addition to the required street tree(s), each front yard is to have a minimum of (1) 15 gallon tree, 4) 5-gallon shrubs, and (2) 1 gallon ground cover or accent plants, informally arranged. Turf is an acceptable ground cover in addition to the requirements listed above. Decomposed granite, where used, shall not be larger than 3/4 inch and the color shall be approved by the Master Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~p~ri~ VI-18 Developer. Tree and shrub selection shall conform to the approved plant palette in Appendix E. Refer to the Circulation section, IV-D, for roadway cross sections, including landscape areas. s~z~~r Exhibit VI-6, Local Street Corner Lot Street Tree Requirement c.Interior Wafls and Fencing 1).Interior residential wall design shall be in accordance with Exhibit VI-7. Alternative wall designs may be approved by the Master Developer. 2).Interior residential walls shall be utilized along the side property lines of individual residential lots and where the rear yards of two individual residential lots abut one another. Rear yards which abut Open Space shall have an Open Space Boundary View Wall (Exhibit VI-8.) 3).Residential walls which are on corner lots visible from public streets shall conform to the Open Space Boundary Privacy Wall standard (Exhibit VI-8.) 4).Alternative walls and fences within the project area shall be consistent with the architectural theme of the planned area, reflecting materials and design of the architectural theme and must be approved by the Master Developer. 5).Screen walls or fences of sheet or corrugated metal, asbestos or security chain-link fence are specifically prohibited. 6).The Master Developer shall determine where walls and fencing may be placed in Rancho Marana West, with the ideal to eliminate walls and fencing where appropriate. Rancho Marana West Specific Plan Amendment T~~Revised March 18, 2005 o~P~ VI-19 a,~as sru.ia ~ar tb42 TKS 8~. EARTFi TCIN~~. APPF~CS*B~D:~~. EtYtrtASTEIi~.i,'~VECOF+ER, . E tt6x36~~~RiLAS°CEit`H°Btf,'~K. COICIffiTCt8~~327"t€7'°.,idd~ RF'4~R47VEC? 81` MAStERm,..~ ~e. f}~kEL4P~ft. dz$zr4~ IPdTER€.~ ~~[dCF LCSClG COL4k#~ ~'L7 kR~ EAf27H#C..~'~ ~it9' APNROYEb 0Y S4PS1"EFt C~VEi:CS£~~R: ~ i__~....«<~.W. e~ a_Exhibit VI-7, Interior Residential Wall Elevation d.Decorative paving The hardscape materials available for the paving of special activity areas, vehicular and pedestrian, are numerous in their choice of colors, patterns and textures. Interlocking brick pavers, colored or textured concrete surfaces are encouraged for use throughout Rancho Marana West. Standards 1).The selection of materials shall be based on the established architectural theme of a given project area. 2).Delineate areas of intense pedestrian activity with accent pavement and specialty lighting. 3).Materials and colors for hardscape and paving shall be approved by the Master Developer. e.Irrigation The Rancho Marana West project will progressively develop the potential of non-potable water for landscape irrigation. The Master Developer will provide non-potable irrigation water lines (purple lines) to all development parcels. Non-potable water will be available for landscaped open areas, recreation sites and public facilities from valve connections at sidewalk. Each development parcel shall be required to utilize said non-potable water supplies to irrigate landscaped areas including common areas and individual lots. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 roup~ VI-20 r st~u~ ~.uMra s'n,cco ~ar~r~w. coe.tast ~t? e~ ~a~tr~±rpta~ Ap~qv~p ~v t~ast~k ts~a~t~~~~+a. t~x 4 N M~i x"~~~.e.~~~..Q~.+~i. 1 , e 6 iS U~~i~`~~~~fw~i}"{. i~6.~~~~g~. RPPn.f'e.VE'Cl@YMRSTC'.~`Ai~E`VE'9..#1f''E"I$. a N r a~:':'~ a~s'..~t' Ja y x° ~ 5~ e~ a Open Space Boundary Privacy Wall Elevation x~ I rr.~ut.~s~r~~~vE~wti+F~€~c~. U6s~w xG eE ApFEttJVE[~ ev y'~.RMRSTEfiCYE6dECC~E~t.~ s~y t i r Ys'"-+'="°°'~`. CkAt# SC.t3CK.. q r St'42LG'C7 ~itJl~&^I, 1 CFJI.C+FC 7f3 8E ~A~.'TH~ XCAME. p,a . , x... ~tl'?~OV~D ~Y ~r1i0.5TEF£'. 3""mW.b~VEkC}PEf2. Open Space Boundary View Wall Elevation Exhibit VI-8, Open Space Boundary Wall Elevations 4.Commercial Parcels a.Entry Monumentation and Signage Signage must comply with the sign standards set forth by the Town of Marana. Perimeter walls that are developed along the arterial or collector edge of a commercial development shall conform to Exhibit VI-9. b.Landscape The following landscape requirements apply to commercial development in Rancho Marana West: 1).Trees will be placed in parking lots in accordance with the Marana Zoning Code. There shall be one tree per every four parking stalls or as required by the Northwest Marana Area Plan. 2).A minimum of 50 percent of the trees within a commercial development are to be 24 inch box size and the balance are to be 15 gallon size minimum. The number of 24-inch box trees may be reduced upon approval by the Planning Director. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ VI-21 3).Plant selection shall conform to the plant palette in Appendix E. 4).Parking lot trees shall be geometrically arranged in regularly spaced planter bays to create a formal look. Additional trees may be planted in front of stalls. 5).No trees or shrubs shall be planted within 10 feet of any entry driveway. 6).Shading of asphalt areas will be in accordance with the Marana Zoning Code. 7).Informal groups of trees shall be planted next to structures. 8).Trees shall be located in planter bays to provide shading effect to the adjacent parking bays. Additional shrubs can be planted in planter bays to further reduce large areas of unbroken paving. 9).Shrubs are to be used in planter bays to screen cars from street frontages, property lines, entry drives and pedestrian walkways. All other surfaces within planting areas are to be covered by organic or inorganic groundcover. 10). Landscape berms are allowed and, if used, shall be undulating and no more than 4 feet in height, 11). Visitor parking and drop-off areas shall be clearly defined with distinct landscape materials and decorative paving. 12). Service areas shall be screened from view of public streets with a 6-foot wide (minimum) densely planted landscape screen and a five-foot wall. 13). Required commercial streetscapes may not be phased. For phased commercial development the required streetscape for the entire development, including shrubs used for parking lot screening and street trees, shall be installed when the first phase of development occurs. c.Walls and Fencing Commercial area walls shall conform to the design illustrated in Exhibit VI-9. 1).Alternative wall designs may be approved by the Master Developer. 2).Alternative walls and fences within a project area shall be consistent with the architectural theme including materials Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ VI-22 and design of the project and any developed areas located adjacent to such wall or fence. 3).Walls shall be of adequate height to function as a screening device as determined by the Master Developer. 4).Screen walls or fences of sheet or corrugated metal, asbestos, or chain-link fencing are specifically prohibited. 5).Limit the use of walls along arterials and collectors adjacent to commercial areas to contribute to a more open feeling. d.Trash Areas Trash areas shall be centrally located within a development. These locations shall be completely enclosed by a minimum five-foot high walL BRBCK ~A4P RQbL'L6CK C6UR5E. BRICK Ca4F~ ti~ALY~£R GD&:FRSE: ORIGK GhP. a~.B&ti~K C~k,.QR TQ BE APPRDV~€f H'f k a r. . . .ttid~#ST~ft4Y~L''~CA'PFR_. a r+ .°yA 2" St]~1l~ GOtti~lf~. $74J~Ct~ ~EPfFSk{, r CG~ft TO 8E ~TI'f TC}NEd. " AP9~'.CRI~~ 13"k MR,i7£R i~VEE.4P^eF2. p s:~,~ ex~r I a .r CMt~ BLtl~RC.. . c~ t~ e~M 3FUCC?J F1NHSti~.. y ~CCdLC7R fil7 BE~EARTt# TC7N~ PRC94"~[3 ~Y M~k.~§TEf3 Ct~~+ELi'}P~RrgAY N. 4 y L.q~ e y ~r ' Exhibit VI-9, Commercial Wall Elevation e.Decorative paving The hardscape materials available for the paving of special activity areas, vehicular and pedestrian, are numerous in their choice of colors, patterns and te~ures. Interlocking brick pavers, colored or textured concrete surfaces are encouraged for use throughout Rancho Marana West. Standards 1).The selection of materials shall be based on the established architectural theme of a given project area. 2).Delineate areas of intense pedestrian activity with accent pavement and specialty lighting. 3).Materials and colors for hardscape and paving shall be approved by the Master Developer. Rancho Marana West Specific Plan Amendment r-=,.^'~`~ ryyr~~Revised March 18, 2005 Group~r i ~ VI-23 f.Irrigation The Rancho Marana West project will progressively develop the potential of non-potable water for landscape irrigation. The Master Developer will provide non-potable, irrigation water lines (purple lines) to all development parcels. Non-potable water will be available for landscaped open areas, recreation sites and public facilities from valve connections at sidewalk. Each development parcel shall be encouraged to utilize non-potable water supplies to irrigate landscaped areas including common areas and individual lots. 5.Residential Open Space Open space is a vital amenity contributing to and enriching the quality of livable spaces. It provides a refuge from urban development creates recreational opportunities and establishes buffers between varying land use intensities. The Rancho Marana West project will provide residents with a quality environment in the form of an open space system. The intent of the open space concept is to develop a system of open space linkages, which will provide the residents of the Rancho Marana West community the opportunity to easily access all open space amenities. a.Pedestrian paths Landscape designs should recognize the importance of pedestrian use areas and incorporate treatments to enhance these particular experiences. Pedestrian paths should be laid out in such a manner as to permit free and safe access for all residents to amenities within the project area. Pedestrian paths shall be an 8-foot wide minimum hard surface. A typical residential area open space section is shown below in Exhibit VI-10. Q~~~~ Q~r~ E~,v,~ x Y~ a a,;~~~ Exhibit VI-10, Typical Residential Area Open Space Section b.Landscaping 1).Design - The majority of vegetation within the open space areas should consist of low water use plants. Plant material with a lush appearance is preferred and use of cactus Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 roup~ VI-24 should be minimized. More water intensive plants may be used in limited areas to suggest an agricultural character. Standards a).Trees are to be a minimum of 15 gallon size with 30 percent being 24 inch box size. b).Shrubs are to be a minimum of 5-gallon size. c).Groundcover and accents are to be a minimum of 1- gallon size. d).Landscape berms, if utilized, shall be undulating and no more than 4 feet in height. e).The use of shallow basins is encouraged for the purpose of water harvesting to provide plants with supplemental water. 2).Orchard Trees shall be planted in an orchard grid arrangement in various locations throughout the open space areas. See Exhibit V1-11.) Orchard" areas shall contain a minimum of 12 trees, and shall consist of a single species per orchard area. Trees permitted in the orchard areas are listed in Appendix E. 3).Mesquite Bosque - Trees shall be planted in a loose grid arrangement in various locations throughout the open space areas. See Exhibit VI-11.) Bosque areas shall contain a minimum of 12 trees, and shall consist of a single species per bosque. Trees permitted in the bosque areas are limited listed in Appendix E. 4).Plant Palette Open space planting design shall be compatible with adjacent development improvements. Plant materials shall visually identify and separate individual use areas while blending them into the overall visual environment. With the exception of the "orchard" planting areas and accent points, the trees and shrub planting groups shall be informal. Permitted plant materials are listed in Appendix E. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~p~ VI-25 stattrr~ ~cs~u~ ~~araa~a~rnra~ ~aas~. GRItdC GR9[3 ff+A'fTERE~i. o. b r: o~cynr~a- ra~~ P~aNr~r~~ v~~-~w ~~~uus~.v s~nc~r~~~~~a ~nrr~~r~. r~aarra r~nv ~ ~c~ri~EU~aa c°"~°"'~°Rp~~`""~~'~~.Exhibit VI-11, Orchard and Bosque Concept 5).Contiguous Open Space As development progresses, open spaces shall be designed in a manner that is consistent and compatible, as determined by the Master Developer, with adjacent existing open space areas. This includes the use of similar and compatible plant materials, hardscape elements and drainage features. c.Decorative paving The hardscape materials available for the paving of special activity areas, vehicular and pedestrian, are numerous in their choice of colors, patterns and textures. Interlocking brick pavers, colored or textured concrete surfaces are encouraged for use throughout Rancho Marana West. Standards 1).The selection of materials shall be based on the established architectural theme of a given project area. 2).Delineate areas of intense pedestrian activity with accent pavement and specialty lighting. 3).Materials and colors for hardscape and paving shall be approved by the Master Developer. d.Irrigation Non-potable water will be provided by the Town of Marana or by other means, when available, and will be available for landscaped open areas, including the buffer and streetscape areas along arterial and collector roads. e.Amenities Rancho Marana West Specrfic Plan Amendment rr~~Revised March 18, 2005 o~P~ VI-26 Site amenities may include trash receptacles, ash urns, benches, planters, bicycle racks, bollards, drinking fountains and information displays. Additional amenities may be approved by the Master Developer. The following principles and standards shall be applied to the selection and placement of outdoor amenities. Principles 1)Amenities should be located so as not to impede the flow of pedestrian traffic, and shall conform to applicable Americans with Disabilities Act (ADA) standards. 2)Design should reflect the character of the project area. Standards 1)Amenities shall be constructed of longwearing, vandal resistant materials. 2)The final selection of amenities shall be based on appropriate materials and design and their consistency with adjacent architectural features. 3)Outdoor amenities shall be incorporated to some degree in the majority of open space areas within a given development. f.Walls and Fencing Standards 1)Wall design shall be in accordance with Exhibit VI-8. Alternative wall designs may be approved by the Master Developer. 2)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 Master Developer. 6.Barnett Linear Park The Barnett Linear Park is a proposed open space area located along the existing Barnett Road alignment which will function primarily as a storm water drainage feature, but which will also be utilized as a recreational area incorporating both active and passive uses. The Barnett Linear Park concept plan is illustrated below in Exhibit VI-12. Rancho Marana West Specific Plan Amendment r-=,Tr~ Revised March 18, 2005 o~P~Mri~ VI-27 a.Trails A major component of the Barnett Linear Park will be a 14' wide paved multi-use path, which will meander along the northern edge of the 200' wide drainage way area. In addition, secondary trails may be developed to provide greater access to activity areas such as ramadas or sports fields. b.Landscaping 1)Design - Portions of the drainage way adjacent to park areas in the Town Core will feature turf grass to facilitate active recreational uses. The perimeter of turf areas will consist primarily of low water use plants. Informal planting arrangements should be utilized on the south side of the drainage way, while more formal plant layout is encouraged along the north side of the drainage way. More water intensive plants may be used in limited areas to suggest an agricultural character, as in the use of "orchard" plantings. Standards a)Trees are to be a minimum of 15-gallon size with 30 percent being 24-inch box size. b)Shrubs are to be a minimum of 5-gallon size. c)Groundcover and accents are to be a minimum of 1-gallon size. d)Landscape berms, if utilized, shall be undulating and no more than 4 feet in height. 2)Orchard Trees shall be planted in an orchard grid arrangement in various locations throughout the Barnett Linear Park. See Exhibit VI-11.) Orchard" areas shall contain a minimum of 12 trees, and shall consist of a single species per orchard area. Trees permitted in the orchard areas are listed in Appendix E. 3)Mesquite Bosque - Trees shall be planted in a loose grid arrangement in various locations throughout the Barnett Linear Park. See Exhibit VI-11.) Bosque areas shall contain a minimum of 12 trees, and shall consist of a single species per bosque. Trees permitted in the bosque areas are listed in Appendix E. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ vi-2s 4)Plant Palette Open space planting design shall be compatible with streetscape and adjacent development improvements. Plant materials shall visually identify and separate individual use areas while blending them into the overall visual environment. Permitted plant materials are listed in Appendix E. Rancho Marana West Specific Plan Amendment r~~Revised March 18, 2005 roup~ z 0 y y O c-~ r t~1 V~W ~ j~Q ZlC~I m Df r p I DD ZZ Z I: I. I O r Z D 1 m rm I Z v Z I 2 ~Z DI z D r m rnr r m f. I I I N 0 o 1~ w I. f m o c c r~I mi m r 0~ m r, o m x Uzr D ror~ m SN~~znrod m o z VI-30 c.Drainage The primary purpose of the Barnett Linear Park is to accommodate storm water runoff during extreme storm events. Drainage for active and passive recreation use areas during average storm events will be directed to a meandering swale or low flow channeL The swale or low flow channel will be designed to accommodate a one-year storm event. d.Irrigation Non-potable water will be provided by the Town of Marana or by other means, when available, and will be available for landscape within the Barnett Linear Park. e.Amenities Site amenities may include ramadas, picnic tables, trash receptacles, ash urns, benches, planters, bicycle racks, bollards, drinking fountains and information displays. Additional amenities may be approved by the Master Developer. The following principles and standards shall be applied to the selection and placement of outdoor amenities. Principles 1)Amenities should be located so as not to impede the flow of pedestrian or bicycle traffic, and shall conform to applicable ADA standards. 2)Design should reflect the character of the project area. Standards 1).Amenities shall be constructed of longwearing, vandal resistant materials. 2).The final selection of amenities shall be based on appropriate materials and design and their consistency with adjacent architectural features. Approval regarding materials and consistency of these elements shall be deferred to the Master Developer and the Planning Director. 3).Outdoor amenities shall be incorporated to some degree throughout the entire Barnett Linear Park area, but should be concentrated in active use areas such as ramadas or turf areas used for sports. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ VI-31 f.Walls and Fencing Standards 1).Wall design shall be in accordance with Exhibit VI-8. The Master Developer may approve alternative wall designs. 2).Two-rail white vinyl fencing may be used in conjunction with certain landscape treatments including orchard areas and other formal tree plantings. The Master Developer must approve other fence types. g.Decorative paving The hardscape materials available for the paving of special activity areas, vehicular and pedestrian, are numerous in their choice of colors, patterns and textures. Interlocking brick pavers, colored or textured concrete surfaces are encouraged for use throughout Rancho Marana West. Standards 1).The selection of materials shall be based on the established architectural theme of a given project area. 2).Delineate areas of intense pedestrian activity with accent pavement and specialty lighting. 3).Materials and colors for hardscape and paving shall be approved by the Master Developer. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 ouPri~ VI-32 G.LIGHTING Street lighting may be used for safety and to unify the Rancho Marana West development in accordance with the Marana Lighting Code. The goal of the Lighting Design Guidelines is to respond to the requirements of a variety of land uses and environmental conditions created by this development. Street, parking lot and structural lighting fixtures shall provide adequate illumination for the safety and comfort of vehicular and pedestrian traffic. All lighting shall protect the night skies, and shall employ "full-cutoff' techniques where possible. All lighting in the project shall acknowledge the recommended lighting practices of the Illuminating Engineering Society of North America. The type of lighting elements may vary from one zone to the next, but levels of illumination should remain consistent in quality and clarity. The use of special lighting elements, i.e. accent lighting is encouraged. The following applications of lighting elements are permitted: Onsite street/parking lot light standards Pedestrian sidewalks/transition zones (bollard/walkway lights) Landscape accent, spot or flood lights (concealed to reduce glare) Lighting for signage and monumentation (concealed to reduce glare - residential and commercial zones) Architectural facade accent, spot or floodlights (concealed to reduce glare commercial zones) The following are standard requirements established to help resolve issues of safety and aesthetic lighting implementation: Standards 1.Street lighting fixtures along major and primary roads should be consistent in design style. 2.Street lighting fixtures on secondary and internal roads should be consistent in design style and match those of adjacent parcels. 3.Luminaries and poles shall have a durable finish. 4.Lights shall be constructed of vandal resistant materials, recessed, or otherwise designed to reduce potential problems associated with damage and replacement of fixtures. 5.Lighting elements shall have controls to allow their selective use as an energy conservation measure. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ri~ VI-33 6.Exterior lighting designs shall develop a hierarchy by varying heights and fixtures. This defines the organization of pedestrian and vehicular circulation patterns. 7.Creative lighting design shall be placed at focal areas such as entrances both pedestrian and vehicular), plazas, public art and courtyards to provide a sense of place and arrival. 8.Parking areas, pedestrian walks, courtyards, plazas, seating and building entrances shall be well lighted for security purposes. 9.Service area lighting shall be contained within the service yard boundaries and enclosure walls. Light sources shall not be visible from the street. 10. Architectural lighting should be used to articulate structural design elements i.e., wall washing, etc.) and emphasize community focal points. 11.Area Lighting includes building entries and other public plazas and courtyards. 12.Building entries can be illuminated with soffit, bollard, step or other comparable lighting. 13.Bollards used for pedestrian areas should not exceed 42 inches in height. 18 inches is the minimum height for bollards. 14.Steps, ramps, and seating walls shall be illuminated with built-in fixtures. 15.Pedestrian area lighting shall utilize subdued warm-white mercury or incandescent lamps. 16.All exterior architectural lighting shall utilize indirect or hidden light sources. 17.Allowable lighting includes wall washing, overhead down lighting and interior lighting that spills outside. 18.Roof mounted light fixtures are not permitted. 19.Freestanding fixtures shall be painted the same as parking area fixtures. 20.Pedestrian lighting shall be used along walks and neighborhood parks when independent of streets. 21.Lighting fixtures for parking lots that are located adjacent to any residentially zoned parcel shall be limited in height to minimize light trespass and glare into residential areas. 22.Lights shall not be placed or directed in a manner causing glare or excessive light to fall on adjacent sites. 23.A uniform light color shall be used within project areas. Rancho Marana West Specific Plan Amendment T~~ Revised March 18, 2005 o~P~ VI-34 a.Levels of illumination should remain consistent throughout the project area. b.Incandescent lighting is permitted for residential applications only. c.The use of color lenses is permitted subject to approval by the Master Developer. 25.The design of freestanding light standards and their accompanying structural supports shall be architecturally compatible with surrounding structures. 26.Security lighting: a.Security lighting fixtures shall not project above the fascia and/or roofline of the attached structure. b.Fixtures will have shields that are painted and designed to be compatible with attached structure. 27.All parking lot and driveway lights shall provide uniform illumination. 28.Electrical connections or junction boxes shall be concealed either within the structure of the light or in a below-grade structure. 29.Accent illumination is recommended to be located at key positions within each project area such as entrances, exits, drives and loading zones. a.Accent lights shall be positioned to be hidden from pedestrian view using plant material and a dark color scheme (dark brown or black). b.The position of light thrown by accent lights shall be adjusted at regularly maintained intervals to reduce glare thrown on adjacent traffic. 30.Transformers or other electrical feeder apparatus shall not be located at the primary entrances to the project. Also, they should be screened from public view and painted to match the building or wall color. Rancho Marana West Specific Plan Amendment r~~Revised March 18, 2005 o~P~ VII-1 Vll.TOWN CENTER DESIGN GUIDELINES The Town Core is designated as a"Special Planning Area" and will be addressed by separate document. Rancho Marana West Specific Plan Amendment T~~Revised March 18, 2005 o~P~ VIII-1 Vlll. SPECIFIC PLAN /MPLEMENTATION AND ADM/NISTRATION A.Purpose Development will be implemented in conformance with the regulations and guidance contained within this Specific Plan. This section provides information regarding general administrative and amendment procedures. For the purpose of identifying those responsible for implementation of the improvements for the Rancho Marana West Specific Plan Amendment area, three entities must be identified. These are the Master Developers, the Builder, and the• Custodial Agency. The Master Developers are the entity responsible for ensuring the basic infrastructure facilities are planned and constructed to serve the development areas within the Rancho Marana West Specific Plan Amendment. The Builder is the purchaser of a development area, or portions of a development area, responsible to build or provide for building within their areas of ownership. B.Proposed Changes to Zoning Ordinances The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of 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 and the Development Services Administrator as the guidelines to resolve the unclear issue, condition or situation. C.Site Plan and Architectural Review Process The Site Plan and Architectural Review process shall follow the Rancho Marana West Design Guidelines, as outlined in this document. The Town Core is designated as a"Special Planning Area". Review processes for the Town Core shall be addressed in a separate document. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~wri~ VIII-2 D.Development Review Procedure The development review procedure for Rancho Marana West shall be implemented through the review and approval process of preliminary and final plats by the Town of Marana and through the Town of Marana building permit approval process. Final decision on grading, drainage, final road alignment, revegetation and other matters will be made at the final plat stage. Review process shall include the Master Developers as follows: No structures including signs, shall be erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in any way alters the exterior appearance of any structure or area of land be commenced unless it has been approved in writing by the Master Developers or designated Design Review Committee (DRC). All proposed subdivision within the Rancho Marana West Specific Plan Amendment shall be required to submit plans to the Master Developers or DRC for approval prior to submitting to the Town for approval and permitting. Subdivision plats shall be approved by the Town of Marana in accordance with Town of Marana procedures. Final plats shall require the approval of the Town Council. E.General Implementation Responsibilities The Specific Plan shall be implemented through the subdivision review process. This process will allow for the creation of lots as preliminary and final plat maps which allow for implementation of the project. The Rancho Marana West Specific Plan will guide the platting process with other official Town of Marana ordinances, policies, maps, and regulations. Implementation of the Rancho Marana West Specific Plan shall be the responsibility of the developer, builders and the custodial agency in accordance with the regulations and guidance contained within the Specific Plan, unless otherwise noted. These entities shall be responsible for the engineering and implementation of the spine infrastructure. The spine infrastructure systems are defined as those systems that are necessary to provide development opportunities to the Rancho Marana site. These systems include access roads, residential collectors and associated streetscapes, trunk sewers, irrigation, water mains, electric lines, gas, fiber optics, and phone lines and cable television facilities in the major streets. Once these spine infrastructure systems are put into place, the builder may be responsible for implementation of facilities within the spine infrastructure system that would be damaged or destroyed by secondary development if installed by the developer. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ri~ VIII-3 Approval of a subdivision plat, development plan, or building permit is subject to the following requirements: 1.Conformance with the Rancho Marana West Specific Plan as adopted; 2.Provision of development-related agreements as required by applicable agencies, 3.Dedication of appropriate rights-of-way for roads, utilities, and drainage by plat, or by separate instrument if the property is not to be subdivided; 4.Individual CC&R's for each residential subdivision shall be recorded; 5.Adoption of Master CC&R's; and 6.The maximum number of dwelling units in Rancho Marana West shall not exceed 3,164. F.Phasing It is envisioned that this project will be developed as a cohesive, comprehensive development, achieved in several phases. Development will require significant investment in and installation of site infrastructure including utilities and roadway improvements for the entire developable area. Cx Specific Plan Administration 1.Enforcement The Rancho Marana West Specific Plan Amendment shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Town of Marana Land Development Code, and by the Custodial Agency for areas dedicated as Open Space in accordance with the guidelines set forth by the U.S. Fish and Wildlife Service for this site. 2.Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Planning Director or Development Services Administrator, providing said changes are not in conflict with the overall intent as expressed in the Plan. Any changes must conform to the goals and objectives of the Plan. The Planning Director's or Development Services Administrator's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal to the Town Council. Categories of administrative change include, but are not limited to: Rancho Marana West Specific Plan Amendment Tr~~ Revised March 18, 2005 o~P~r i ~ VIII-4 a.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. b.Changes to the community infrastructure planning and alignment such as roads, drainage, and water and sewer systems that do not increase the development capacity in the Specific Plan area. c.Changes to development plan boundaries due to platting. Minor modifications to the boundaries and acreages of the planning areas or adjustments because of final road alignments and drainage will occur during technical refinements in the platting process and shall not require amendment to the Specific Plan. d.Changes to development standards 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 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 within fifteen (15) days from the date of the interpretation to the Board of Adjustment. 5.Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. Rancho Marana West Specific Plan Amendment ryyr~~Revised March 18, 2005 Group~ IX.APPENDICES APPENDtX A: LEGAL DESCRIPTION pp~~d~x g sf r f t~~`.~ L t3 £ 5 i. R E P T I~ t!t,~,,,, ~ y,,,r~' at T E3 8~`,~ t Art~ xs~sez ~ ~ 11~,L Ctsat L~rt2ara r~°~a1 asrarr~,-~~v. 3itvnte ira vh~ Gcsut~LY afPiz~t~. ~L~t~ s~f ~.ri~~srti~, b~u'a~ra n~rr~io~as oi Secticsrzs TCs.3nd '.:8, z` } 3 5. R 1 8 S Sm R. ;3.. ne3re a3rLiet~3a~iv ~rle~Gr"§beti a~, fn~2rrwea: SE~~:`&+~i:~G ai 4ax~ srci~~~+ c~aresrr cesr~rean tv Secticssad 271 R,and Tt3£N~E frtsx's ~~di~i ~t~t+~7 ~r 9£C~1itSiH~« +FCSterky atarsca thc c3ut5 3 irse csf the °5nutCttasi q~~rter v~ sa~d ~e~tzon 2`3, rossrq S"i~o sh~ tc~atertir~e csf l"1G1tYRE itt~kT~. S~:~' S7'Ft d7__?~ ~`C~t ~13 tYi~ ~csut#a trraaz'tCfi CtYC'nLr a~Y Saad 5~CL4S4n s~. f~€E?tC~ nart~~rlv ~lor~r~ 4rae u~sz 1~ne cf s~ie~ scuttc~ast raar~tcr af x.~ar9` Stcttian K~`i' ~1~' Z43~ E~6~G_1~ t'~e"C tc~ ~t~e Cer~C~r *~var~ez Ccrnet' ~it" 5~ad S~c~'i~sn S~t£~~~ ~~~~er~v ~3~n~ .tse re~rah ~iaze af said soa~tlxea~-,: e,ar~~r~ bcina .~txa the ~tnter7ine o~" $4~::€~TT stOA~, T~ ~#?3' Sd• 35' 7"?.~}~ fett :o a s+oaz~t the~c~n; Tt~f~taS~:„ 1C~ r`snE# 5air! raarLts larac. ~rsutlserlv r~7r~ne~ ~ ISne e~nr~ ~~arai'~~~ wrath sai~ €res: tira~R S .`i'S' '33` ~PD" ti 9~'i.~0 t'et~ :a a r~t~ia~z ~h~rcoas: t`NE~~~ 3~a+~i~c+a s~id ~az-a7~t~ Isne, ea~::~rt;~ aTcs~e~ ~'Pirae b~ict~ zsara'iicl ,~ri~.h s:~id n~sr°~h t~ne ~af s~.id' x+~u~he~cst css~arter. a# R9' Sa' 3~" E~SiB.~~ fect ta ~~rc~nt thereca~~ TH~~t~,~ 3~av~n9 sai,~ para2le~ ~ine. ~o~~t~er3y a'~c+n+z a I ia~~ tr~in~s ~~ra'~ ie~ ~.i ~h zaid we~t 7 ir~e. K"~0• t~l . Zfl• ~ S.~O ^fee~ La~ a eacarss c?+ sai~ ncrth tlae of >a#d snutts- east ~tuar~ttr^; tEN~~ ~a;~~~rly a~~ng Said n~rth l~sz~ atad s~~Q c~~ct~rt~ne cf sa~ci BARH~~T RtIAD. t{5~` 3~' E Z~6~~~e~ tect ~ca the egvartez• ~~arra~r'csar,smc~s tc saSd St[Li~3sts ~7 ara~ Z~: T~Y~?tC~ ~~stc~ly ~tnzzea t~a~ e~rnter zcctYtsn 'tine cf za{~ S~~La~a~ 2?. btinc at:,a zh~ ce~cL~rli~r sa~ ~aicf BltktfBETT t~ ~.39` 53` t~' ~~~37_5D feet t~ a~soYn~, t3ter~csn;. 3"tt£N~~ S~aYSCZ~g s~id ce+ster'#~ne, nerthertx atas~~ ~ Iinc beSa+~ e±aratlel wriLt+ thc *RcSL iint a9f Lhe a~4rtthtr~SL c~ttartcr csf sa~c~ Seet~o~t ~~1'9fi' 3~ l~~e~t~ fe~^t tc a no~nt LAereon, 3i~ttCE eaY#n~ 5aac& n,~satitl 7xne. esrSLCt°1v alanxa a Iiss~ bCtnq raar~Tlel r.i~h Llwe Sctu~ta &ine c9f 3aid nvrttcrre~i s~uarter, 5~3"~• 51° at' ~ 3?~7_~#~4 feec ~sz a ~airet ~,herevn, T3~~H'~~ Ye~~^9n~ ~air3 nar,~llet 1zne. z~sutherl~y aionq m~~ase b~i~n n~rat~+~~ ~zth said ..est TT~c c3' s~id narth.s~s~ q~~r~~r, a~~3' Ci~T` 5° E t~t5.~td~ fecs tn a~oinc etr, c~ae rtorth ra~hL-s't~-rrav iinC af 5a5si 6ARt4~$'T RtDAd3; c~ntinued ~n s~teeL Z} Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ t r°~ tGVr,t.7 q~€i~::gcs~d :'r-~r 5:~~~t i:°~i~E xes4e°~~^ 3laair >a:~ ei~n~-saf=,cav 3iase c~f S~id nTU'~,;~~~CL"'~.~s~" Li~=Y~.,~} ~~s~~ yG% d..'~~C~i23i~. i1L"C~a"~•SS: 13;~W: 3eawin~ ~azC r~~~~-o;-+~a~ iia~e, nargh~rt~e ~tc~n~ iz~€e ~i~~inq r~a'~~;°~~~~1~~'~,~~vtt S~id «~es: ~~i~n~ ~f ssad ss~a~~~t~- r~.; quar~~*°, t~2" 16' ~ 4345',SC fcet d t~e~aeat hc~tc~r ~ T`si~~~z, 7~°a~in~ sai~ ra.~r~3;e1 tane, e~~t~r~~ alc~n~ ~~aa~e h~~raq ~tar~7~el ~ra~«s `~se n~r.h l~ne ~f ~aid rs~rtto~r~~.°~. Gua~`~~r,. ,~t ~9" t~' tIt" d7~`r.9~ E~e€~g~~i~a~ t~s~revrs, aav~rs~a sa.d naral3e~s~v~h~r3~ ~tt~na~ ~ I~n~ c~ra~ ~;~rat~c~ ~rg;.~a ~isc caz,~ ~in~said c~asr~h+~e~~ quar_ z~."$ 5 t3G` ~C,s~7~3C.~~ fe~[,tz~ ~ narrsrt mh~r.~r~; sF~~'tiC~ 2~~vxn~ s~a~ uaral;et iieee.' ca~;»rty aSar~q a I~s~e i~~r~q na~r~S:~I ~wriy" ~~~~ais; n~r~h ~Bi~a~ s~~`~~sid z,~tr~h„r~~g zrke~-, t~ R9"t7i` ~ 331.5~ ~ec» ;.as ~ ~rcain: an L ~2~Tt~~ i7,". ;a~fC~ riQ~r'dttrr~S'w feua":~t; i Fi ~,~~f ~ S t""r Yd ~"..:1 a';" E..`fi ~ e t1 rS;a°i S 3 i~.. 2 S«. 2 ti @,.. 2B ~'6 ta p~.p E:;S ~ w«`T2~w~C~.'i~Y$~k$ "n~,w.iiCa .~.Q~n~~ ] ~k(7`". €t~° t'9e~W ~ l~.s~.d,~ t tzs w«€~ ~~o~~cr quart~r cnrese.°` ea:' s~id ~~;.ioa~ Z~; T~:=~t~~ ~~Sk~""1~ ~'tcsn~ S~ic§ ceaa:er ~~~S;icaos ?ine af ~aid S~c'~~art ~"e, t~cir~ca ~z~.a ttae cen4~°~°lazs~ ~a sa%d B~F~~l~~T` t~~~< K ~~S" ~ € ` 4~*'": 2~e5.~7 ~e~~: vsa :~se ~az,ar~:~,~° ~~r~aer ors~ssr~ ~cz s~ i d Sfict~~~s 2S a~sC ~Z m Tk€~i~C~ eaStA:°2r alc~ris~ .rte c~nt~r ~~~wioci ~ies~ c~f s~id St~»~rs~ 26! x~g~' S~` 4a` ~ 15~A~5b feet ~cs a~:ctir~: zsYesasz; iF;c?d~v 'I~a~in~ sa~d ~~zs~~r serv~~t~ 3i~se, ~c~ar~ta~asL~r7y al~szg L;t# sc~ur~we,z Iint ccfhat C~rzair~ µ5 foat ~trtg~ d~z~ ~o ;EAft~E::t:i k~t~t~x~i;€~?~ QI~T~TC€, reCCte°dc~ izs Crs~~~L 5 ~L ~a¢t 2~3 t~zcrtaf, ~cm~r~is ~f E"a~a C~u€rtre ~r~xcsn~ 5~9" 25° 2~" E~Q57.13 fe~'; ~~s ~~~i~?t crn t§ee sazeath 2ine r ~.t~c ~~ss"~CCasZ ~~sarLer° csf sas~ ~~~;~ar~ ifi: s ~r~~Lert~ ~3~aaq said south Iin~. ~~~nq s~~e:^~~ne z~~Q t~C7i3~E Rt~~~. S~3~` a7` 3~` t~~~~ m kcs :;ze ~~e~ti~ ~gaaar~er ~a~°a~r a{ ~.~~d 5c~t~~ta 26, 7x~x~~ ~a~~ar~~ ~3~nq tn~ ~asa~ta I~re~ ~f t~~ ~crutts~gs~ caarter x.~'s`d S~~:asan Z~. k~~' ~r` 27" Ft ~f3~.~3 fe~L w~ ;L3s~~se~k~~~ c~~~~». cae~a~can ~o Secc~asas 2b< ~7m 3~ ans~ ~5;~ i~~'~iC~ ar~~L~rl,z Slcsa~a~ :h~ ~cstaLh 1zmG af tta~ s?~ttf,h~as'~ q:sar~er of s~isi 5~t~~ssa~5~s"3.i" 26d~_.°','t f~~L L€a t:se ~oc~Lt~ r~uart~r>cmr~se~ said Stc~ioes %Z; Tt4~H~~ ~res~er~v alcsza~ :~e souch lirse ot' ~hc sauth+~~~~ sguaz°Ler zaf' said 5e~::io~s i7E ~ 84` 5s~"it 2~3~.5?4 f~~t T.LE ..~tC 3"~F}II$T Y''.ECaI:'iSiYT{~ bFBt`a Cs'~ttC~"tCY7&'4¢} ~'t~.~SAG ~~Y'~S rrf 1ant1. t18J~c'i ~0 ~~sd TC~~;~,`sM~R kFs~~ aT"8 <r~:tcr~ ~st r~~ard„ esrz~inac~ cn 5ks~*~ 3~ Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~r i ~ v Ru e~}Qt I`1~I~ ~i Cc~~,~ x~~ u.~ ca.~. ~~~t~ ~ ~~r~~~ coc~t~n~~d rro~ S:seet Z~ XHISST i~{~, L~ tt~a~ C~r'~.~in reai rp~+~r'Cr. 5itvd`..e in tt€~ ~ounCv t~t P~i~~;. Lk~t~ of Arit~rsa, tarsq a nart af ScCtitsa ~fs, 7 S, R: 11 G. S.aiorc ~sarti~ulasrlv cf~3~ri ~eri ~ s fa1 3 t~x5: B~~:I~t~tI1~C at ~~c~as~ csr€ the easL 1;n~ Df sa%d Se~'tirsn r~~ fram~ ~a~~~1a said ~tsint thc nort~s~ax~ corrscr of ~axd c~tian ~~r bc~a-~ d~Z~?' S2" E i3~5.'~~ fe~t d~staczt, iH£3{~£ frrsr,~ sa~d P"~il~tT 4F SE~Itttiikt~, sessLhcrt~ a'i~sng aici ~~sL i~s~, S:3~5' 2~' S2" ~ 413E._~6 f~~t ts~ a ca~n~ ~t~~re~a~f 5aid pa~nt beinq als~ a~o~~at or? tt~c czv:rLhe~S~ r°'~~t~t=of~.x~~ i~tse ~f the SC#t3~H~Rti' PA~CIFIC R~It3~C~AU ~~3. ssrx~~ert~~ a~t~~C~. '1~~v7r~q s;aid easL Iane. nor:h+~est:er't~r ataa~a s~ad n4~rth~~s:. r~q2at,-pf-~+a,y 3iss~, tt d~"Z~" 10 46't4.~ 3 fe~t tc, a noirst ~.hc;°+~~rs: kI~~~E" ieaa~r"is~c~ saad raqht-af-x~~ tir~~: ~t 4;~" 3~• 35` E 1:37'_}~ fe~L; Ti~~~t~~ ~t 3l' E 3 S~. °5 i`~t:. Lo a nair~~: vf urva trsre : e~~t~C~ ssa~~`~.~t~r'~v alK~asct Lh~ arC o~' a ta~na~sat CurYe L~ tta~ ~e~'t, ~~~+'~~~a a ra~Sivs of 3~t~2.~~ fee~ arsd a ee+~traT raqie ~ti~'3i' 3`, an arc dis~as~ce c~f }gt.4Z f~~t; 1"HEN~~ asq~nZ o tts~ or°ecedi~a ;u~°ve,' t~3~° z. 9fi ~'~e~t tc~ a~oirat a~n Lht ns~r~h ~~ne af s~id e~tioss t~?tCE ea~'~er7 r a~ nrsq xa ~~i n~rzh ~ xrsc, S 8~` 55' 29`"` E 54I.~4 t~tt Lt~ a ntsznt Lh~r~c+s~; T~£~l~C~ I~aerircq said north 'f~ne. ~ it1' t~8" 35" E~S~S.~C1 feet to ttac P+~Yt!"C ~F B~~I~ttttH~ and ~~z~&xi~~s€g 24~.~Z85 acre~ o~ lasas~. StIBJE~'d` 'F~ arcc! i{~G£"t'~tER ~tIT~S alI rsa~ters csf recrsrti. Rancho Marana West Specific Plan Amendment Tyyr~~Revised March 18, 2005 Group~ APPENDIX A GONTINUED: MAP w. w,,.,,,.;,a..~.~,t~p M, a.~ T z&W~1~ 4~- b ~M s~ u e xx~~:a y~»p~s s'"x~t~~ o. ~ e+. E~I+ fi.'~. i~~~~ . a C~.3 « 4 X s j: jjj rt b 7s~~~~ n , i ~E= nm g ~ ap w ~ ~ x g a~y `9 i~}+ q q 1~.. 3 a.....g r w.....e . . s~~ a.' z~ a es'<; y Y#f.:q es axe:m~E`. ~ ~ a,. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ APPEND(X B: ARIZONA GAME AND FISH DEPARTMENT LETTER w;~.~~ a.~~~t~c~t,~ ~s~,~xc~ ~ ~zst~ r~~~~,t~~rrrt~r~-rx~~ z~as ~CC~r~y, G~t y..~:~ 555 t~. ~z~a~evae~rl Tu~s~n Aa 85745 6~~=5~'k6 Aec~nsber 3U.I9&8 i~, Don ~~sa~~ie3d he P1~r~n%ng Ce;~~e~° 9513 North Fi¢aanee Cent,er ~r, Sui~~ ,~:ii~ T?.zGSS3~ti,. ~r_ 85i1{3' L~a~~ Hr. C2~.at+~z~el~+« it~~ Bi~izona ~~sn~ Arcd F,LSts i3ep~~tsaent> ha~ reuieu~szi the ate~ its S~tic~t5~ nd 27, Toun~txip 1:2a^ 8L$~sge 3.iE and ~ae rri~h 'ec+ pcn+rA:~e e f~sl~:or~~rsg infArma~iosz~ S~Se €~e~~r~senc's l~ata t~iaa~~g~,a~tc~ s~rs:.eas uas ac~~ss~d E~ts ttc~ sit~, and is cs~e Sta~e 1.isted sp~~ia3 stasus tt~a~~a~~~~~3 ~r u~~;que3 sp~eies t~at 3.s l~.keiy to ~cur in the asea, F~e~od~zuEa sus~eataam ~(G~~.a .~icnster3 ~~de~ai cateqt~ry Zf ang~ t+f. ttae~e sp~c~~s ace iaeaC~d ~a€s ttae site re3.rscaCi~rn ~hta~tld b~ ef~~ve~- A15+~~x~.sh tca e~~te ~h~t the acea txf qa~estiesn a~}~e~srs ka cssnsair~ 2nc3stly az~rieulture lands anst ~#~~s m~t cmn~~ira an~ ensz~:v~ ~r: c~i[i~a2 vi~.€iii~~ ~abz4aLs. f7a re~~e~c9 tlaaG any develCpment con~~pt ft~z the site inC2ucie c*vg,~~tatiG+rs u'st~ rcaLi~re ~es~rt gslsert ~pcc~.ev~. I: y~su tzarre an~ guestic>ns ~ar aseed ade3itional infcxrac~ti~€~ pl~~~~e ~a~.1 sse_ Las ereB+p, s:ti~kiam tt_ Ruta~ 9i.1d2ife riatsages d'ucsnr~ Regio~sat O~fic2 6~...ro:...a..+,.».~..: ~ Rancho Marana West Specific Plan Amendment TyVr~~Revised March 18, 2005 Group~ e APPENDIX C: ARIZONA STATE MUSEUM LETTER i~t~~t~ STAT~ M~JS~t.tA~tt>~ i ~ rr~~ ttx~v~~srt~ s~izar~h rue~osv, ,~~c~.or+r. xs72a Uc:~emb~: I, T988 s. I~~r~c ~ga~a X~~ Pi~nisag ~Gcaccr 95f1 3~. ~`i~c~ Ccnter 27ri~e S+az~e 2~t1 ucsoa, Ar~a~a 957I tt L~ear :fs Cxg~..~s 4xxis ~ec~cr is i~ zesao~xe ts yac: requcs< for safoz'ss~LZ~sn oa gtrCe~ial,iy sig~i~icant arc'~aeaLag'sca2 remains l~cased i~a :is~ pzogcssesi n~cs ~Saran~ Spe~z£ic Plaa. tta~e ar~ c3~rer prr.~niscoric ar4iEac~ aca~~ess vicl~z:a .hr bau~aaz~s~s o~ thzs grojc~L atea. tFY~ile a21 a~ chese site~ ii~ vic3bi~ madera da~ sgriceslenral ;i~Id~. c4sert is s~sfficienc zrei:£~cC di;v~:sit~ aa the sur£act (Chipped scane, gzaurada~~na,e s~ui ecrr~mics~ ~o' sngg~sc t;sev vr.re smaLZ uill~cges. besign ~Cytes oc~ csraaaics ar~ ~a~e+3 ea placc xices iato pacrticsz~ar timt periads, haucver, disgttras~ie e~:as~ics are abses~z s~n c4~~ surEa~c~ nf tl~esc Clsx~~c sic~a. TYtc gfai~ ararc ~att~~y ho~ver, ,~c~ggrsex Che~ ~rt liaha~kam a~i< ~hartfare data be~~~c~t90' and A»~. I~SQ_ A xmn2i r.naat e~c~eaeis vhraugh a garsi~a ag cha p~cpcrzy isa Sec~iarc 26 '~_225, ~_SIE. J~ curceaasty baizc~ ;h~ canal vss coc~xtr~e~te~ Sy ~i~e'tt~trak~ co pravide c~ac~r eo tt~r i~arana ~itlagcm fram tha 5an~~ Cru~ ~3:ive~» hx'cifac~a alan~ tho ca~xnL suggcsC it vas~ bui1L dura~& t3~ lta~akami ~las~"sc P~eicd CA.€1. 2i5tl-l354~. Y'hi~ ~ara1 uss alsc re-~usrd dur"x;~~ ~.tae ~id-I8fd4s. Evc~ thcu~h thm tt~rsc arci€ac~ srafczmrs ar7s Racated sn agri~ulCUr~i £ialds t,2~are is a g,oad chan~e Chac buried archicecL~rxl Ee~aeuz~s ~nd osf~tr i~eebc such xa hrsmx~ cemarins may ba undisr+urbcsi. Ha.~t grehaxcoric s?.zes aa~t sts,e Eirrud plain utre +sfCen daepty hucicd ucrder edimcncs ta~g "seiors h'xstaric £armin~ hegan. The baeza~ aE stse piv~ zomc ~art snacetim~s be airaue che ptehisCaria ~.wit~ural feac~xers ~ad h+~rcfceca Che sico remains andixturi>cd. E'he xr~ifxcts ~can ia che fizisi~ uece prab~~ty braegbt t;o thc iacsdcra ~rcund surfxcc b7 rcdcncs prissc tc gEoving and Ch~se garticulac artifaces continnc co bn chncz~cci u}~ ae~ dis~rzbuLed auay fraea zh~ szec,by Earm Gqai:~wenc. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 roup~ is. L~enc £~'gaCa Pa~~ ~ ec~:~+et l , 1$88 Z'~Se aas°scx~ and mast znexgcn~ive uay eo dctmraozzsa af Cher~ srx iusa:.~ a^c.mains i4 cas h~ve ~e sic~s t~sced by a prof~ssianal ar=haecslogisc vzza vcwid prcbabl~r use a series aF back,l3r~ tran~ches ca tas~ti i`~c h~tied Pesrssres. CQi~,_2dDAT't9H~ T'hr Arz~ana SCaCt 2~useum, Unaverssfiy o~ Ar;r~na r~~ammes4c4s Ltsac a t~sting prograa bc cox~dssctr~ prior Ccs dsvelr~gmez~t ~E che praperzy. als~ sugg~sc C4at y~ co~zac~ ks. Liada l^fa,rra {~~c Piw.a C~aaty Ar::haezatagist } a~. bf32-293-~,:I33 'a~ fuzz#ser consu ttatiax~ corscerssing t3se 8ancssu 2~iarana Pl~n. zn~ereiyR cr,,~..f ~r Joh~ }t. Hadst~ A~sssc~nc Arets~eatngisc Hti; a jc Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 roup~ APPENQIX C': RANCHO MARANA CULTURAL RESOURCES Rarcc3~cs ti~~nna, 'C~,z~.tz~rul Re;~osa:~ce.. ackgz`sar~s~sti_ h~ ,lz'~~o:sa ~+.a~c Htt.~cuza, as par~ a~ is~ t~rar~.:s~t'n Tu~~a:rrt Basin S~sr~,'y, crar~~u~~~ri an ttrct~axs~lrsc~z~.aA ~urv~y o~` ~aszc~c za~aana prcag~~y in ~~8~,.. uring tae c~u.;se of ~:he ~ze2d vork 3 s5 t~::~ z'~CA~d~d ais r1~'C:lc3ets3.t:~g3.G$1 ."].~.~s Z nA:I3:G?8, RZ R~s z I.~ _ t 8 t1 an~, CZr~.is~n o~ AZ I12 ~ b 8 a) saz ~.hin t?~~ prop~~y bounefari.e~.; Zz~ ts~ci~~itirsn, tk~~~i p~es~.e.y..~ce cary~ a pyr~.y~.his-.9f~r+~zc yqcan~~a}.r 1:s i~~s~~e~i..~'~ da.~t ~ 4}S'~'ba j ~ry~. 3r.~ E.r~ir~~I.~. K~~ i. 4~ L 1"~ lt ~ . i.~2.~ iSd~.iIZ`~' 5 L3 390~,"~.~'i f3~ sl~' ST~•L'1'S~3S~.~ 3i1C'~ CJ~ZY~~t"3.~.,}cf pti~3~.3.~.'.L~ 2t .~.°s~ ahc?tl~, 5Di1 zne~~~ j2fl0t1 i~.. } Pi~.a.s~ T~ r^.':ae~sloqi.ca2, Reasz~u:~~ ~~:er~:.~fi~~~:,~n A-. '~.~~r~,~v ~s~ e~is~.~.ng ~QCSaazents ar~~I re~~z~ds C~~3.'L..~T~D s~ aa~s~l~t.iar~ tsf a;n arc.~aeo~,ogi.c~l su.,,'~vey nd ~i~.~ d~~uzaerz~^.~t~n_ O~~ sY~e develvpmes~i•s rsuld b~ evzz~..3.uat~~_ ie:~d :,as .~,~,csn a~ a~ezss anc3 ~~,t~ a~ ~~~zx~pri~st~ 3?~ Co~~ul~a~;.ot~ ~.rz~'s SHPt~ arsd c~t.~e> ~~'s~e~alcsg~~:s as n~cde~3, I'has~ ~T ~ u~:~u~al s{~zc,u; c~s M~.:~aga~lc~r~ P].~.r~ a'i_ c?Ltre~ ~sseSS~zen~ L. Ex~sloratsa~y ~esting c~aerslc~q~.ca.~ si~es Ac~e..--~~,ne nazzarc a.rsct g~rs~ra~. ~x~ent ot si~c~ zsd c~zasiuc~ sur~r~c.~ cca~lec:i~an~ Ta. s~~bli.~h ~i~#saz~i~ar~c~ c>f ~-e~~aurc~ h.,ce~~,aizs r~ope ~rf ~+~~k z~equireti t€~r tta~:a ccc~v~ry ~hrouc~h ex~u~ti can r. E:vaiu~t:.o~~ ~t I'.~~~r.~stzrsn ,~l~erna~:.~~~ s. rs :~r~r~tiv~ pr~~~rva~it~~r h. I~--pla~~ presez-~a~it~n u2LVrai T~cs~u~`c~ ~:c~~sa~~n~ ~epc~~t :.h~it ir~~lu~3~:s nfcs;,~at~on srrssn sz~rvey, s~b-~~u~~~c~znd se*"'sr~~i~n a 3'te~"1~t~s~i've~. r~~sara~zc~r~ r~Y :a~~ it_~.ty_ oc c,tata recav~rl fvr chc~sc: rc~sa~c~l~gical si~~s r3~em~t3 ~~r t~e si,r~i~i~~r~~ azsd rs~ ~men~~i~# s,~ ir~=g~lac:c~ nre~~rv~c;s~n, c~i~r.ai lett ~~i~n g.: b.F}f~X. St3, ~ ~ SC C~~LBC~l.~I7~';t'~., Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ B. I7a~~. Recr~v,~~y k~y ~c~va~.~.~rn-w-~ezae~al ,Scc,p~ o~ Wcm~k 3.~ sur:`~sc~ Colis~iQr~s iystersa~ic ':'€:s~ 3 _ c~vn'~,~.s~n a~a~>an an~ ana~:~:*~~.~ es~ »~atez;k~1:~ s.. R~pc~~~ Sc2~~t~ui~ 21+t~ 3Iit3 ~.X~vc'1fi~.I.a~'I 1s,L11 C>CCt3T' b@~OT~* ~:Ei'~' ~J~Cat1TSC3 t~.2S'"'31,.."~J.12L3 QC~.A~:~..~..3.~ O1G~i#~ fl~' Ch~ 3~t:+31~St?.~,QCJ3.~3~. ~~.«RS~ si3.I b~e '~ulZy ~Sra~ac::~~3. t~~~ ~ans~~?~acsz~ z~~~i~+r~;~ie~« se3.~3 vra~k ~a~r i~ ghases~ raver ~.i~e o~ t.*~e d~v~~apm~~ prs~~~~t~ 7spgez3d.i.~c Cit~.ux°a:~ Rescaur^~~: ~n~ez~~csry 5...,1~ z 6'7 ~ A,i~s» :i ~ : fa~3 t3 i~`I~:6$4 ars~l Rancho Marana West Specific Plan Amendment ryyr~~Revised March 18, 2005 Group~ APPENDIX D: PIMA COUNTY WASTEWATER CAPACITY RESPONSE LETTER t~t~; ~~o~rr ws~~'~ws~'tcR ~+~~~t~ts~-t~~ a ~csr ~ nr~r~~: ~azae,~. as~os c~ A. ~?~co a~e: a~.a~as recar r~'y 9~9 TSr~ P~driis.SiKf CGSHttt' t10f`C$1~. ~42sAf+CG'C,~Bi.Sd' $1Y'Iv~~ $l0'fLC.~~$Q T~t. Aa°x nxve PST 9fl XTT7R; Iros+c Ct~ta 9~. ~PJC~iY R~' 1k1. 8'9-4~'i 0~ tts: d)gata» Sie h8ve rern~++r~tl y+dta` r~e~yu~tl°, ~tf ~exx' 29, l~r regarziim~ tt~ avtilability a~ s~ev.es- s~rvice €rar G3se Stl6$win~ ~ aeze .~uf~ c:ia3~ncsi+decrtiai +9~++tlApmea~c axs ~#msatel~ '~93 acr~es tn 5tctbas 25 .aand 2F, 72E, R39S. 3kwiet^ ~xis'Ging e~ar«iitiorrs (aCtual ckvclap~st5 an~1 carssit~sniCZ ~ar ~rvica tii~s~Scwer' 5ex-ricc ~tsb.ixy &~s ~aot~ ~ist for thiz prca~s~ed d~retc~waenk, tbw~c-. 'ef cx:s°~s'sa ra°6tirari da~rtr~arr x+e+Kx^ e^cacSm~s s+er~c ~s+c~i~ed, ~r rcevicc ta tRis Prze.fect crsutd iae przrrritStd. fi~iim'smary analysi. ~rf ttr~ tlu-aii~:pe Sus4r, zndicat~es zt~at c~n~e or marc of thc czistic~ t~aazt+Gwtrtr' 1'~=~+9 *igtaa+z ~am~trrau nf t!~ prc~asa4 e7evct~k ~ry h.iwe ta ~e auy~t~ted. k~ e.a~L o[ au+~artaiicw c.r~xrwc~ion, sncleadis~g .~my a~c7d~t#+c~+s5 rig~scx-af.w~ stsse sy7 De nscrss.~. vilE bc Eise r,~xpcnsiba3aty a~f iht s~+~+' ae' de~lc~+er wi~t we~t irv? Pmra ~runt~. in a~aliticn, u~earae~t rap~acit~ ax not.avay7ahie at 2he ~'asii+~g tsarana uarstcwtrr Tre,as;~rsc ~ac~ility, Tl~t;~3rreic~" a$ tfiix pst~al eag waa# tb ca'suet :k~- Qcscz`,, tfic c+syie+~r tar> tt~e '"t~a^~rwx Gxrd~ecs" pa~n,jcct tc inbii;ace di~rusxir~ ta~+aur~! agrr.mec~k ror a~d asxt fcmd'crg a#` i~pkeriir i~snr+,m~cntz tra t3~ xxixtine,~ tlai.rana u7~trw~.t~a- ~7rrrtm~eat fscili~ty_ A~ ma ml~rswati+ne, tiac dc~r~i~x-fs) caxa3d wit tcr carrtzru~et'sa+ s~f 4t~e "++~wr, Ckaw~~ tiYastc~raEcr Preacarset ~acaiit~«e ~i~izion a~' a ne+r s8tt ttxas bt~9u~ ,m~w3 a c~suiCant ix rieing ze&ected La c'F~xag4c ci.e s,c++ ftciiaiy. "~mstnattian uf tT+r.~aa~st~s~x' zrezc,ncac fa~itiep czwid krGyir+ in lafas i~S. S~gatrd8rrz a~ hn~.+ i~ imea4vcd ~t~augt iz trcated 6vi~ irittrim ~rprcnr~wr:nt~s tz~ thc eziaCiasg dt,tc,ar.t ax~wter TreaLmasc Facility, r~- ~t R:~c pz~r~pased nc+r Faara~ra kr~ger~nrl a~mxc~++ster 7rzaat~r:nc Sa~i3ityl. ttae ccizzeng pu~yaong'xtasasxrz.ey rcqu6rc augxr~rtaxzcn. Rancho Marana West Specific Plan Amendment rr~~Revised March 18, 2005 o~P~ irei+e~ 11oa Plar~nsine~ Cestitcr a,wary 25. 1~ Pag~ .Z:. S1~.cu7a9 ycxa e~ice to enker inco a 5e+.rr Srr9+icr ,~gat~esesat, a~e~+ri~t Plaa s~r s~¢nntati~e Ptat,„ s8s~cting tSrt ~xliainarx <se+~cr laycws for ~i~e R~'~d tarc'Ject, ausi be xu4m"rttes~ auwi a~Aqvurt;Q, ta =~:ali#y ~s a~ putrlic sc~neyanet .ystmw, t1o,+ ousi be I~y graviik~ ta aaa eaca~siia~g pa~itic zms s^y^xteaw„ SF~~14 ycs~ sSesice ar3diii~al infc~ewwRit~s rr~~ic~;p tdxis s~sb,jt~t. plc~xr r.~ntar.t 2Bai~ otf"acc 9?~76#. Ver^; L~l~ ts~ Strattx~n, P.E. Saasx~+xtt+" Pt~ing ~ Ed~,u~,t Gr ~,~.~L~r~~~ Sr~ ~.EJa,, ~i;t~! P#~n}rg IL~'af;~'+.S:c3m Rancho Marana West Specific Plan Amendment T~~Revised March 18, 2005 o~P~w.,,,r i ~ APPENDIX E: RECOMMENDED PLANT PALETTE Tree Palette Arterial and Collector Street Trees Acacia salicina Willow Acacia Acacia smallii Sweet Acacia Acacia stenophylla Shoestring Acacia Celtis reticulata Western Hackberry Cercidium praecox Palo Brea Chilopsis linearis `Lois Adams'Desert Willow Cupressus arizonica Arizona Cypress Eucalyptus microtheca Coolibah Tree Eucalyptus polyanthemos Silver pollar Gum Fraxinus velutina Arizona Ash Pinus eldarica Afghan Pine Prosopis chilensis Chilean Mesquite Prosopis glandulosa Honey Mesquite Prosopis hybrid Thornless Mesquite Prosopis velutina Velvet Mesquite Quercus buckleyi Redrock oak Quercus polymorpha Montery oak Quercus virginiana `Heritage'Heritage Oak Locai Sfreef Trees Acacia salicina Willow Acacia Acacia stenophylla Shoestring Acacia Fraxinus velutina Arizona Ash Prosopis chilensis Chilean Mesquite Prosopis glandulosa Honey Mesquite Prosopis hybrid Thornless Mesquite Quercus buckleyi Redrock Oak Quercus polymorpha Montery oak Quercus `Heritage'Heritage Oak Orchard Frees Acacia smallii Sweet Acacia Celtis reticulata Western Hackberry Chilopsis linearis `Lois Adams'Desert Willow Fraxinus velutina Arizona Ash Juglans major Walnut Quercus buckleyi Redrock Oak Quercus polymorpha Montery oak Rancho Marana West Specific Plan Amendment Tr~~ Revised March 18, 2005 o~P~ii~ Mesquite Bosque Trees Prosopis hybrid Thornless Mesquite Prosopis velutina Velvet Mesquite Open Space Trees Acacia berlandieri Fern Acacia Acacia salicina Willow Acacia Acacia smallii Sweet Acacia Celtis reticulata Western Hackberry Cercidium floridum Blue Palo Verde Cercidium praecox Palo Brea Chilopsis linearis `Lois Adams'Desert Willow Fraxinus velutina Arizona Ash Juglans major Walnut Prosopis chilensis Chilean Mesquite Prosopis glandulosa Honey Mesquite Prosopis hybrid Thornless Mesquite Prosopis velutina Velvet Mesquite Quercus buckleyi Redrock Oak Quercus polymorpha Montery oak Quercus virginiana `Heritage'Heritage Oak Patm Trees Note: Palm trees may only be used in commercial development areas. Brahea armata Mexican Blue Fan Palm Butia capitata Pindo Palm Chamaerops humilis Mediteranean Fan Palm Cycas revoluta Sago Palm Phoenix canariensis Canary Island Date Palm Sabel palmetto Palmetto Palm Trachycarpus fortunei Windmill Palm Washingtonia filfera Mexican Fan Palm Washingtonia robusta California Fan Palm Shrub Palette Shrubs listed below may be used in all areas. Ornamental Grasses Carex buchananii Leather Leaf Sedge Festuca glauca Blue Fescue Liriope muscari LilyturF Muhlenbergia capillaris `Regal Mist'Regal Mist Deer Grass Muhlenbergia rigens Deer Grass Nolina microcarpa Bear Grass Pennisetum setaceum `Rubrum'Purple fountain grass Rancho Marana West Specific Plan Amendment rr~~ Revised March 18, 2005 o~P~w...,r i ~ Stipa tenuissima Mexican feather grass Shrubs Anicanthus quadrifidus wrighti Mexican Flame bush Acacia berlanderi Fern Acacia Calliandra eriophylla Pink Fairy Duster Cordia boissieri Texas Olive Dalea bicolor Silver Dalea Dalea frutescens Black Indigo Dalea pulchra Indigo Bush Dodonea viscosa Green Hopseed Bush Ericameria larcifolia Turpentine Bush Ilex vomitoria Youpon Larrea tridentata Creosote Bush Leucophyllum spp.Texas Ranger/Rain Sage Lysiloma thornberi Feather Tree Nandina domestica Heavenly Bamboo Nerium oleander `Petite Pink'Petite Pink Oleander Nerium oleander `Sister Agnes'Sister Agnes Oleander Punica granatum Pomegranate Punica granatum `Nana'DwarF Pomegranate Rosmarinus officinalis prostratus Trailing Rosemary Simmonsia chinensis Jojoba Graund Covers Acacia redolens Freeway Acacia Calylophus dummondii Calylophus Dalea capitata Golden Dalea Dalea greggii Trailing Indigo Bush Lantana spp.Lantana Oenothera stubbei Chihuahun Primrose Rosmarinus officinalis prostratus Trailing Rosemary Verbena tenusecta Sand Verbena Accents Dasylirion longissimum Toothless Desert Spoon Dasylirion wheeleri Desert Spoon Dietes bicolor Fortinight Lily Encelia farinosa Brittlebush Gaura lindheimeri Gaura Hermerocallis hybrids Day Lily Hesperaloe parviflor.a Red Yucca Hymenoxys acaulis Angelita Daisy Viguiera stenoloba Golden Eye Yucca baccata Banana Yucca Yucca elata Soap Tree Yucca recurvifolia Weeping Yucca Yucca rigida Blue Yucca Rancho Marana West Specific Plan Amendment rr~~ Revised March 18, 2005 P~ri~ APPENDIX F: RIGHT-OF-WAY LETTER A~ ~ 1~ t3 ASJt?~IAT~~. ~.IILi, AFit'~-ilT~i'SI ENGINEEF35 732 N 57~3N~ RVE . TLlCS~~t. ~2 8s~'L?5 6f}}21792-i2Lt~ January 2+i, I989 TkiE P#.Ad~HitiG CE~~'~f{ SQ N. F i nan~e ~t~ter Ori ve aLesaa;~ Gtnttr, Suite 21Q u~xon, RZ 85~1t1 Attentioa: Ir~ne ~g~ta Referenee: Rigtsts-of-~tay F' & A Job Mc~ . 89D2. f~4 ear t3s. Oc~ata- Y~ea have r~~s~ed infcr~aai~~n fro~a ers abarat righL-~f.•xay xidLbs e~n several roads in Marana_ C}ur resp~nsibilitie~ as T~w°n Eng~ne~rs have not ye~ 6een exten~ed tcs inc~~sde comPiling records o1` a2l righis-~f-yra~ pn Hararsa rnads. 3hat infraa-matioa xe ha~e at hand indi~a~es the f~tlu~+ing: Fi~r~.Raa~ - fiandario to I-1~0 f~e~ tiarnett ~load Sassdaria tn I-It?Sil fe~k andarsca - Mr~ore tra Barn~tt 6~t fe~t PQ~~,vate - Hacre trs ~8arn~tt 6t1 feet l~e ~~re pes~f'arsae~f ¦asur ~srn r~search un onl~ one cf Lhese--Sarneti_ A. ~~p~ of resr~l~ of that x~ra~y ix inctucied ~ere+ritls far ,your i~~arr~s??atin~. Y~su ~15r~ are a~rar~e that tt~e n~r'~€ had€ mm~ 8arneLL Raac! f#~~ Laa Adams to Atrstv~t~e is not in t~irana. 1de trttSC tSS1i iEit`D~id~iQr~ ~ay b~ i?~ help Lti ~G~. Since~l~r„ F & A A55tl~IR7'~5, 4.°t't~. Tt?zi3t 13~ ttARAl~A EttGI #t~'RS Jt~t~s~ E, L,)'~~!, P. R.L~S. Director ~f Gi T~ gi er-ir~g a ns E.. R,L.S. fl~nager°, G~vit ~ngin~ring ~~sig~ d~. rmt n~l ctsures x~:R~y 'teran etehratin~ Qur .~.ath I~'e~rr r~u~~ t a~~+r R~lt#~`A~` kl1A~R~41~ e~cY~i'j'~ QF +~'1#T~ f 1 t 4~,FSf~ i'i~`~ i Rancho Marana West Specific Plan Amendment Tr~~ Revised March 18, 2005 o~P~ti.~r i ~ APPENDIX G: CORTARO WATER USERS LETTER Cc~r~~r~ ~+r'~ter User`s 1~,~sa~iati~n x .~+Cta~rs wr Cortaro-M~rana lrzagaiion Eyistsi~t xaaaac ~~coa~tts snar~,a~a r~xt~ca~ a!~~»2:~r R4R4~r+~s ~BSazt~t~A t~5~3A a~~cq~~ta s~zt tttC~t3Sw ~~.r S~1i~at3S 3ffiSC~ S?Si2bdt~~ ~.~tiP (~~~1C~8 i~~Ti: AD1C. Ja'~Gk ~+1~'LY~~~~ P<~}. ~Q~~{~~J~~ 2'r,z~scac~, ~rizona 857`03 1~~z W~ter ~erv~c~, Raxxcts?~ ~t~rar~a ~~ec~,fic P~~.~a 1 L` .T~4Ck r T~tC ~Ldli3G$4CA ~!8$L'3tt~ 5~~~.~2G ~'~S$1 £SV1~~~.c"~S ~~'1~ tiT~t~CT° .~~~tiCf~L` ~~~3 fl~ vrtaro ~t~ter t~se~s's ?.ss~cia~.i~nr The ~c~~i~~a.~~r~~dy ~:a prca~~;de drsz~es~i~ p~a~able +~ater s~rvi~~ E~~ the Rar~~3so tiarana Specifi~ k*,Lars ~~~a;, subj~c~ Ct? ~~~nda~t~ ]s:~oci:at~.csn te~sus x+c~`grcavz~.i~?n ~L ~t~~h ~~~~i.ce an~ appcava2s ~~c~~ ~11. th~ ~pgrc~~ri~~e ~~sweraaaa~tal ~g+~nci~ tl~~t' req~~.a~~ +3o~es~ic vat~r servi~~ a~ad ~~s~s~ru~tics~_ s~~~re auy ~~.~t~s are : a~groved ~r ccnst~ua~~.~aa ,aas ~cr essa~mesac~ ~sr~ n:er+ x~t~r se~v~"se~ ~a~i2iti~s. teemet~~ ~e~xeen ~~ie Itssaczati~an aa?c3 t~xe par~ics ~e~ete~~i~g sezv~.c~; utl~a~izsq th~ re~pcsnsibi3:stes of <ea~ party s".nrr~lv~ci~ r~oul.d be ~~u~.~er~. t~c~ xill u~.~i~at3,y gr~sv"sde ~~ter sez'~'z~c~ sr3se~r d~+a~,~ag~ae~rt ~ec~isz~ tt~ ~cc~3~ i~s th~e tt:xncl~e tsa~ana ar~~ is soa~+~~rha~ s.~ qst~stior~ a~ t~is ~im~ r,ri~~ the 2csaraa ~f Harars~ ~urr~t~tly o~ferzng ~~a pss~claaa~e t~c 1t~~a~iat"xan'~ dame~tic v~r~t~ syste~. 2`t?~rc, az~e ~lso con~t~rr~,tir~~ r~fsc~~~~„csas~ b+~txree~ tls~ 1~s~oci~ti~n ~r,z3 "~'t~c~on ~n pr~vidz.cac~ dcs~esti~ s~~Ct~ ~etrri~ce. tlav~ver 2~imaitet}~ ,~r~vides Cttr se~vic~ ~S~ot~~t~l:y mak~s ~.s~tle ~£f~e~~~ce aas a.~~ av~a3:a~iiity cc the tersns und~r sfk~ich se~vice it ~covi~cc3. e Ass~~'za~~.~ra d~es claam~ ~he ttarncho Ha~~rta are~ as part ~f itg ov~~a~.~: srater s~S'vice area ae this tirat ar~d zasemiLted taa gr~~rir3~~~ r3~~+~~t°s~' vaCer se~vi~e as rac~ueste;d Crs ~txl lands w3t~in ~ts b~t~~da~z~s ar~~l ~rate~ se~vice~~C~a. . e Si~~~ i;(~ obert ~on ~.t, ~3ar~~ge~ Css~'taCO tfiat~~ U~C~S' ASSC~Cic3ts'.t,~n Rancho Marana West Specific Plan Amendment ryyr~~Revised March 18, 2005 Group~wri~ APPENDIX H: GRC SOILS LETTER w..w....GF3C Cansa~tt~ni:, Inc.w,.•-• i..K~.....i.r............u._...,... ~u.ir....~r.t ir#~P~~'*+f++•N".-~i.e-++s~t~.inwr aMww~r~rwaw~.ww~r[wii ti.~i.~.rws.rtl~.~M~MMYwwl~t+r?MV~rlr~.wwaO.Mwr4~~Mr+~~~~M~N i~!fi~i OIM M~I~~~?.~1~ t~'~.` PTO,~~.."'~ ~r~WD1~"; 1~3 Y~f~t P~itMx~~Q ~"if1'Li~f" 11rQ~t~"L~'y ~~~{t'LIbPMGr ~i~fL'.:?~~ ~fv11. S~t1'C~ ?.tt1 F~: ,J1.~"~o~:Ctti,t? S' 71t1 L CLrwC i on ~ 1#. :'S++rsae~ l~eb~e 1 Aw+~: l+r+sl#rri~et~ Sai1s Er?~ir.~y?rsrs4 ~++GLs t,iur~a.~a Say.~i f i~ P t sn iURP'~M4~ At""{ #~DM'414 f?~" ; Hi.r ~i~110r~ ~ : Z"~~ i~~+Mf" K?Li11" i 4 0~1~Z~f'itldif"~ ya,oC.~Ci~et i~CS l'~r'Kti ~ r+9 f c+r~ L!°?~ Rrr+~ciso . t~aa~,iiraa S~1?G i~' i ~C P~ a~~+? ar~rs., 1rr~ e?+er+r brt"#+rft:~ rwxww~ sa~rrittaa:i o+f ttsr Rr~s+ei+o r~arw+~ St~+~~i f! C P`l ara~., awr'+us+~rw~ f t~r" C~.~+'~~ s~ 5,aat7G~r+wct S~+w+C.. Ie~,., dat+~! ur?~ TS. ~ 1'.~+~:3.lia~ 11~w+r tscrwt~ 3~? e~.~a i*Csd iGtt1 r+~+ar~C . f or ~t~ar a~d ~~'irir•t ?~a i'Z sc7 t~+r e~ t.~s,r' t ~ a+f '3';cr? ~.+xa.~s ti~aad .rntl b~arY.~.L^t ti~rs~.~t 'in Macs~+~+t. Tl.r q.~rc~+~a'~ raesn~rt ts a.~csn .iui~ x7. t~+~s~ IA ac~st'low+~. M. t~a?w alsa o~^~*~•~a tas'~e+?ica3 a~...t~ra.s~ta. 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Sww?~rat t~r~~cara arwR ocaLa~A' a3e~ t.t~r Sae?u ~z !tlvwr, tro~..~rwr,; cr+lY Lt+~ t. S.~erra+c~ s~oo+~ar~s to pr+rs.rit r i Lh ~i rti L,twr Rsnctw Ntarsa?,~ 5orec i t i c P 1 aue a+rsa. ttsw rrrra~ i~ in ,s+~}w a+~ ~r i~r+~tian cuxw+rrd l'fssr F#~+~t' l I.C}b.+~ 1 Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ v+~ Sant.s Crv~ t1v+~r ctsa~rn+~l. TM Yow?qa?at arb Lopa~pr~t+iCali~r lw..at ts~'racaR j irs a~d,~aca+st to tJw+s tt~wr ~I. Tt~+r ~?oc~r~fst s ar~r s+~a # s.W.,..rrc 1~r Lsd w i c» .restl~rrr t ~ aod p 3 a~*~ arf tt~s S~wr+x.a C.ru_ . ga~s,wa on tsss ex t s t f r?q 1 t:~rr~L~urf arK1t on aur txs~wr~#.Nn~ r i et? s~ct~ i ~C~iC'tar~r ir? uy+ r~r. w~rrLlCipat.a~ Lt?s~ Lxs~ n~?ar svrfac~r o~aooa # s.s,~ 4 n so~araac i.~,tas 1 Y t?+r ta~s i 0 r+rt trM?10,~ tt++? ~ ax i sLz r+y grw,~++~ wriacs. sxy.~is'i 1y as~e+~l~sLwd with t.tw y~qs,~t t.~erraca. i 11 ct~r+~sis~, ol' sar~dY si 1t :r?d sa~wl~r• ~1aY sat1~. to~a3 iY, t,~s nar si tt sr?~t sa»a~? c1a~? soi ta ~i i 1 qrsr~r lat+~rs~ ~r ir~s.c~ ci lty or c l ar.~r aanst.Th.sw nsar suir~f ~ ao! ~ t rri 14 ke l r Ds ur?Rt~ri" t s i r? r ~ a, rs:1 ~C ! k,~ i 7 Ct+i ri 1 a r+at o~f awMi i w? r?+~.+r LCa rise+~t~ s.~,r+d ,~.ni +~xt i n wrrs i s cse+~rr i a i~! Ct~ sar+d~? prai.w 1 v i L!t txatxb 1 w s:r+e7~ t~c~+u 1 o+rs. as~d an ~t ~ca~re~ i.i+Ca w i th r..t~s so i 1 c~! # L i aw?,a i~ ar~d e~r u~ s~~r ar~ a ai~d o~n oa~r r^w i~.+ +on!' t?a? N+w ~c f 1 sJ~ I• d~ t.s, w c.x~c ~ irp~ Usi~ c'a*•?+.3+c?t+.rr~nt .rr ts+#n t!?~~ O+`c~a~s•4 R~t?o 1~aara~sa? Sa+ci f i C F?tsr? ir+• i• t~w~s i b~~ f ro+. g~?est~ l t.a ~•~~e+da~ i n~C,. vr snt i c~ o.~tr s~aL. n y~asrr~t}, r'st~tcl+~++tiwi w" ot~' a#a~1taX'#~ C?a+c~ard szr~r.s ~~ur ~ r 1~aa~a cr~ww~rrc i. rw cs~ i 3 0~ i~r, a ti tw i 1 d i ng~. c~ tas c~raa+r 1~r sa~oQO~d an c~t~ ons t f~a~.i wrs w~ cc~t t~?a~ on Ar~o~wr 1 p a~r~pacLa~i t# 1 Z, i rs na W ts 1 4 r~. c?r r'oo~rl~ ~r"~a~'~rqt nstut~arl 9t"n~r~d. Mwt~sr~r~r.x?l~r tarx has~i lY ax~+ea ss~t'~ac~tur,rs i I t qa?r+~rs r r+o4+~i rs t~ i~ 3 t c~.~naa L i an c,~o~e i a~ t~f crrr d~rc?+r+a t~+g ois v?r t r 1~ L# nn~c .Ttwe e j ttr g~?ota~cn+icsl cc~ncsrrae r~irp d+~rvv~lopr.~r~t a~r+e i~ u*e cs 1 i t~r o! n~.r sv+rt ar,~ a~ ar aoft a ~ 1 uv i a t sa~ i t scra~.s r.r+. it~r. 2~ lv. te~ t~rr.~ri~r riraR cZs~. tct~ cars t~*t x~.rCT.,.~ tD D. Dr~.s~~e+t taC.a~31y aCroa~ Ltyr a,nLa Ct"ut tiwrrr t.~rrraca. a~r~ct 3~ aoc.+rci~.i callspaiot~ iro~1 cK+a#tiwns aich ar~ t# k+~ 1~r t,o~ ax i s~ a~ an~q r'i w~st' tarr~,tar~?. w~Lrr st?~7!'i~C bw+lac~r~resC t~i~+ms sav~ b+wer tltwloo~e+s. a~s aetailwrd a xv~rcif#~ iatwstir~Cl~oe?~a w c~rlor~weCt i?s sr~rnt at Qew~!+~a~••r~+L Lo 1 f t?a~L~ra^~rir~rx:aar~iv+~ sot~s, 1oas+e ~sr safL wrtsc+~ sc~ils,. o~ votans.ia~l~? cot~~rtasibxi sa3ls ar~ ar~es+~~sL an~ rro.r nr~? wi 11 ia~oac~ pr~w~ sxr~uct~+rts. a+r+,c~ ga~rrai ci+~,?• ~ oc.~nt i n~rsst.rvCtaar+~ rcwro~ars arb vL'~ t~ L'# ra:. and ~ 7 c~~r~rt 1 tr~o wo+~~ t 1c r:c,o+~.~catiw~s t~tsac Aa?r*a~in ca s~+r~ ~ f i c s~ t,~ sas i C~'ifW'~LiOrs~ at~d filZiQiD+Md tf~l~rrrlOO~t'M'!C. d,c+r s~ecitic we+~•1oo•rnc ot~r,s ar~ ~r~~oarM„ ww rarcu~.•ea . v+aL s i tar s~a+~c i t" t~ 9a?ot~rcM+ i ca~ 1~a ~ or:~C ~ onra b+~ cae+a~cte~l L~o rv a~ 1 w=.a su~wr#su G+~9iC~oe~t sa tL~aL saif~f'~~~•s 4~rstqn DarswLwrs a~? twr prcvic~es. ixsti?raci4atian~ wswlrt iiruri~r t:+~C}~ed~ driltirig Cr~s: o~o~inqt~ ta wm'~ust+r subs~rria+Ga ss~rials. In 'adet#tia+. oarro•~ r~as o~wca ~cs:~en stw~id b~ ierwsC~qatwQ ~~+rtl~rwint sut~~.so~~~t~ 9~ 2 t.1~3 , j t t~RC :o~tar+~e~.3~+e. Rancho Marana West Specific Plan Amendment Tr~~Revised March 18, 2005 o~P~ at oFras~o~d rili a~i~?ls, 7Pria~- ta 9raxtinq ~rew ez?++~~ttvcLion'. ir~a1 p~o,~+rkcz a~rw~er~s ar~,wle! ta~ rseri++r.d b~r ttr+r oL~rt~+ses3 se++~ie~rw~r io sNUr 1CR~s~; t.M~ r~e~.~n#~aC~~ar?~s c~e~wid~d irt site s~Cific g~?t~tri~+rsi+ms~ r`fraarz~ ar+r car9or'~Lard r~ ti~?~? staj~e~t T~*s. l`tw~ p~r`+? i 1 aE~ e~arry? t r~tti »y~. e4 w+iC~s~t# c~ess an~t coe+c 1 us t oet:s o t, tn s: rts,~+r ar~ ~aa.d on ~ I+wca1 ~x~r~~e+~+~ ai+e! t.t~ rea+ults at ~rrior 1i~ctr~tu~+~ rwir...I!' hav,~ ar~~e e~u~ws~iar~ r~qarding Lt~~s wt~ar', pisr~ d0 c7rL s~'td~ti CO CR~1sLiCL L3l1s P'~flClt. we1 ioo~t"+uG{'it~ Lhis +DpS'~'i!'Lxw7tL~I T,O b~ Or{ iirt"1tiGt. V.+7 ~*'~~Y G~G Cons+~t~a~ntac. 2ne w P". Sr~a'Ct P.E. A~q f nr?a ~ Kanup~~' c~C: Cts~w~~r"Cir1 Sa~u~sC I.~+r+sa~ta~++t r, t~oi~ t'+raair~+ar. A{'.~8;, a~,~a Rancho Marana West Specific Plan Amendment rr~~ Revised March 18, 2005 o~P~