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Resolution 2022-099 Declaring the SWC Tangerine & Thornydale Specific Plan a Public Record Ord 2022.014
MARANA RESOLUTION NO. 2022-099 RELATING TO DEVELOPMENT; DECLARING AS A PUBLIC RECORD FILED WITH THE TOWN CLERK THE SWC TANGERINE & THORNYDALE SPECIFIC PLAN ADOPTED BY ORDINANCE NO. 2022.014 BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA that the SWC Tangerine & Thornydale Specific Plan adopted by Ordinance No. 2022.014 and attached to and incorporated in this resolution as Exhibit A, one electronic and one paper copy of which are on file in the office of the Town Clerk, is hereby declared to be a public record and ordered to remain on file with the Town Clerk. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 20th day of September, 2022. l�I Mayor Ed Honea ATTEST: APPROVED AS TO FORM: David L. Udall, Town Clerk iper Faira Town Attorney XSCIA MARANA AZ ESTABLISHED 1977 Resolution No.2022-XXX 1 tl. e iMR, )S 1 Wi C �. I 'II "•fM � � 1� • n � i'ic. � iuNUtKinE & THORNYDALE SPECIFIC PLAN 4011 W. Tangerine Rd. Marana, Arizona 85658 Project No.: PCZ2109-001 Approved September 20, 2022 1 U-3 Lew Offices of Lazarus & Silvyn, rc. 1 Nv Al" ,�. 14, 41%4 ♦ } r _ MAIL g Eihe architecture company WestLand Resources, Inc. -Ga 7a8ml-. S &SiIv}m, P.c. TABLE OF CONTENTS Section I. INTRODUCTION A. Introduction ..... .. ...... .. .. 2 B. Make Marana 2040 General Plan Amendment.......................................................... 4 C. Honoring Out Heritage. Heralding the Future............................................................ 10 Section II. DEVELOPMENT CAPABILITY INVENTORY ANALYSIS A. Purpose & Intent.............................................,....._..,.,......................................:......::.12 33 B. Existing Land Uses ............................. ............. ................................ ::._._.._........ :........ 13 1. Site Location 13 2_ Existing Onsite Land Use & Zoning.................................................................. 15 3. Existing Conditions on Properties within a One -Quarter Mlle Radius ............. 16 4. Well Sites within 100 Feet of Property.......................................................... 20 C. Topography & Slope ......... :..................................... :.............................. ........ ............ 21 1. Hillside Conservation Areas......................................................................... • 21 2. - Rock Outcrops ...................... .............................................. ............................. 21 3. Slopes of 15% or Greater................................................................................... 21 4. Other Significant Topographic Features.......................................................... 21 S. Statement of Pre -Development Cross -Slope ................................................... 22 D. Hydrology, Water Resources & Drainage................................................................. 23 1. Offsite Watersheds & Features....................................................................... 23 2. Characteristics of Onsite Hydrology-......... ................ _ ...... ....... .................. 25 E. Vegetation.....,......................:.........................................................I...................1...., 26 1. Vegetative Communities & Associations......................................................... 26 2. Significant Cacti & Groups of Trees:..................................-............................... 28 3. Special -Status Plant Species ............................................ ..... ...... ................28 4. Vegetative Densities__ .... .............................. ................ .............. .......... -. 29 F. Wildlife ................................................... ;................................. .................. ,........ ........ 30 1. Letter from Habitat Specialist ........... .............. ... 31 G. Soils & Geology........................................................................................................... 33 1. Soils..................................................................................................a.................33 2. Geology...................................................... ......................... 33 H. Viewsheds................................................................................................................... 34 1. Viewsheds Onto & Across the Site ......................................... .......... ........:....... 34 2. Areas of High Visibility from Adjacent Off -Site Uses ....................................... 34 I. Traffic Circulation & Road System .................. .................... ...................... ,........ .:....... 39 1. Existing & Proposed Off -Site Streets......................................:.........:................ 39 2. Arterial Intersections within One Mile..... ................................................... __ 40 3. Existing Bicycle & Pedestrian Ways.........:................................................._...... 41 J. Recreation & Trails ........ ....... ..:...... ............ .............. .........,..._...... .............. ........... ___ 42 K. Cultural, Archaeological & Historic Resources............................................................ 43 L, Existing Infrastructure & Public Facilities................................................................... 44 1. Public Utilities ............. ...................... ............._............................. ...................... 44 2. Private Utilities ...................... ............ ....................... ..,.......................... .... ....... 44 M. McHarg Composite Map........................................................................................... 50 Section III. LAND USE PROPOSAL A, Relationship to Adopted Plans.................................................................................. 52 B, Compatibility with Surrounding Properties............................................................... 52 C_ Land Use ........ ............ .................................... ............ ___ ....... ........ .............. 52 D. Circulation.................................................................................................................. 57 E. Open Space & Recreation..... ............................. ..... ........ ............ __ .... - 58 F. Topography & Grading................................................................................................ 58 G. Hydrology & Drainage ........ ............................ ............. ........_.._...... 59 H. Vegetation...... ......... ....... _ ............................ ... _ ....... __ ........ .. . ............. 59 I. Wildlife.............................................................................................................:.......... 60 TABLE OF CONTENTS J. Public Services..............................................................................................................60 1. Utilities .......... ....................... ............................................................................ 60 2. Fire Service....._.... "*""" ............ ........ * .... * .... * ... ....... * ...... * ...... ... * ........ ** ervice.............:........................................................................................ 63 3. Schools............................................................................................................. 63 K. Cultural, Archaeological & Historic Resources............................................................ 63 Section IV. DEVELOPMENT & DESIGN REGULATIONS A- Applicability & Design Regulations..................................................................... 66 B. Permitted Land Uses ..................................... ......... ........... ........................................ 66 C- Site Development Standards ............ . ................. ................................................. 67 1. Single-Family.................................................................................................. 67 2. Mixed-Use.................................................................................................. 67 D. Vehicular & Bicyle Parking................................................... ..................................... 68 E. Solid Waste & Recycling......................... ................................................................... 68 F. Bufferyards & Screening........................................................................................... 68 G. LighVng................................................................................................................... 69 H. Signage ............. .................................................................................. ................... ::... 69 LDesign Guidelines,..... .......................... ,.................... .:.........,.......................... ... .......... 69 Section V. IMPLEMENTATION & ADMINISTRATION A. Administration & Interpretation........................................................................... 71 B. Amendments............................................................................................................. 71 Section VI. APPENDICES A. Site Resource Inventory .............................................................................................. 73 B. AZGFD Online Review Tool......................................................................................... 79 TABLE OF CONTENTS LIST OF EXHIBITS Exhibit I.A: Regional Context..-.... .................. . ....... ............................................... ...... . 2 Exhibit II.B.1.a: Property Location...........................................,...................................... 13 Exhibit II.13.1.1o: Property Description ... ..... ........... ......_........ .......... ,,.,,.......,....... ..... ... .... . 14 Exhibit II.B.2: Existing Zoning....................................................::.................................... 15 Exhibit II,B,3.b: General Plan Designations...................................................................•, 17 Exhibit 11.B.3.c: Existing Land Uses ........................................................ ..................... 18 Exhibit II.C: Topography & Slope ......... ....................................... ......... ........ ...................... 21 Exhibit II.D: Pre -Development Hydrology........................................................................ 23 Exhibit I.E.1: Vegetative Communities & Associations................................................... 26 Exhibit 11,E.2: Site Resource Inventory.......................................•.......:......................:....... 28 ExhibitII.I-1: Traffic......................... • ................. ........................ ................... ...:.............. 39 Exhibit 11.1.3: Bicycle, Pedestrian, School & Park Connections ......................................... 41 Exhibit II.J: Trails, Parks & Recreation.............................................................................. 42 Exhibit II.L.1.a,1: PCRWRD Capacity Response Letter.... ................................................. 45 Exhibit II.L.1.a.2: Existing Sewer Facilities....................................................................... 46 Exhibit II1.1.b.1: Tucson Water Availability Letter...........................................................47 Exhibit II.L.1.b.2: Existing Water Facilities...-....- ......... .................. .............................. 48 Exhibit II.L.2.a: Trico Electric Cooperative Service Letter ..... ....... ........ .............. ............. 49 Exhibit II.M: McHarg Composite Map........................................_................................... 50 Exhibit III.C.1: Land Use Concept..................................................................................... 53 Exhibit III,C,2.a: Conceptual Site Plan #1 (CSP -1) ........................................................... 54 Exhibit III.C.2.b: Conceptual Site Plan #2 (CSP -2) ............. ......................... ............. :....... 55 Exhibit III.C.2,c: Conceptual Site Plan #3 (CSP -3)....-.... ... ............................................... 56 Exhibit III.J.1.a: Proposed Sewer Connections............................................................... 61 Exhibit III11,b: Proposed Water Connections................................................................ 62 Exhibit 11113: MUSD Letter......................................................................_....................... 64 LIST OF TABLES Table I.B: Major/Minor General Plan Amendment.......................................................... 4 Table ILD.1: Offsite Watersheds ................................................ .......................... .. . 24 Table II.D.2: Onsite & Cumulative Hydrology. ...... . ... ...... 25 Table ILE: Plant Species Commonly Observed Onsite ..................................................... 27 Table ILF: Wildlife with AZGFD HMDS Occurrence Records within 3 Miles ........ ....... 30 Table II.I: Roadway Inventory ................................................................... ................... .... 39 .!1 �A I. Introduction Section I: Introduction & Poli A. Introduction The SWC Tangerine & Thornydale Specific Plan ("Specific Plan") proposes a mix of uses on the 50.92 acres of land (the "Property") located on the southwest corner of Tangerine and Thornydale Roads within the Town of Marana ("Town"). (See Exhibit I,A: Regional Context.) The Specific Plan provides an appropriate transition between the lower density residential uses to the south/west and the Tangerine Road corridor to the north by establishing a mix of uses, including mid- to higher -density residential and commercial Tangerine Road is the east/west arterial roadway connecting Interstate 10 with Oracle Road passing through two towns and parts of unincorporated Pima County (the "County"), Tangerine Road has the largest right-of-way of any roadway within the Town, as identified on the Town's General Plan Future Circulation Map- The higher intensity mix of land uses proposed within this Specific Plan are suitable along this corridor. Historically, this region of the Town was limited in its development potential due to its designation as Critical Habitat for the Cactus Ferruginous Pygmy Owl ("Pygmy Owl"). The Pygmy Owl was first listed Endangered by the U.S. Fish & Wildlife Service ("USFWS") in 1997. After a series of court challenges, the USFWS delisted the Pygmy Owl in 2006 as a threatened or endangered species but not before multiple master planned communities In the Town were designed to accommodate this Critical Habitat. In particular, the Sky Ranch Specific Plan ("Sky Ranch"), located south and west of the Property, was planned around the conservation of Pygmy Owl habitat, resulting in substantial preservation of natural open space. Other specific plans, including Tortolita Vistas, Saguaro Ranch and Dove Mountain were also designed in response to Critical Habitat constraints. The resulting development pattern Is a series of similarly clustered residential neighborhoods with large swaths of natural open space, which has established a unique identity for Northern Marana. I'. 1. . Tan¢erine Rd 7, SWC TANGERINE & THORNYDALE SPECIFIC PLAN r- 43q. 4.1�.= Moore Rd- a iangerine.iid v D Naranja Dr Lam Gert. Ln LEGEND REZONE BOUNDARY —•—•--- ARTERIAL STREET NETWORK ORO VALLEY JURISDICTION MARANA JURISDICTION 2 W; �n } a 5 m � LEGEND REZONE BOUNDARY —•—•--- ARTERIAL STREET NETWORK ORO VALLEY JURISDICTION MARANA JURISDICTION 2 W; Section I: Introduction & Policy SWC TANGERINE & THORNYDALE SPECIFIC PLAN A. Introduction Cont. One primary objective of this Specific Plan is to acknowledge an updated development pattern that supports growth adjacent to the Tangerine Road corridor while respecting the historic patterns of neighboring communities and using rational and sensitive transitions. The Specific Plan allows for a wide range of uses, including single- and multi -family residential, commercial and office uses—and any combination thereof. No commercial uses will be permitted within 600 feet of an existing Sky Ranch home, and single-family residential uses located on the west end of the Property adjacent to Sky Ranch will be sited with minimum 300 -foot buffers between new and existing home property lines. The smaller lot residences, which may be developed at 3.5 residences per acre ("RAC"), will serve as a transition in Intensity between the existing Sky Ranch homes and Tangerine Road to the north and more intense mixed-use development on the east toward the Tangerine/Thornydale intersection (the "Project") This Specific Plan serves as both the land use proposal for the Project, as well as a minor amendment to the Town's General Plan, Make Marana 2040. Section 1.13, on the following page, is the request and rationale to amend the Make Marana 2040 Future Land Use Map to indicate this Project is being developed as a Master Planned Area ("MPA"). Section II, Development Capability Analysis, includes an analysis of the Property's existing conditions. The Land Use Proposal (Section III) describes the proposed set of uses on the Property, and Section IV prescribes standards for the development of the Specific Plan. The Project's implementation plan and the Town's review process for development of the Project are included in Section V. Section I: Introduction & Policy B. Make Marana 2040 General Plan Amendment The Property, situated at the southwest intersection of two major arterial roadways, is located within the East Growth Area of the Town, which is "envisioned to become a diverse community of corporate businesses, commercial destinations, and resident al uses compatibly integrated with, and that embody the rich natural environment." With Tangerine Road slated to be a major regional corridor connecting Marana to the Town of Oro Valley and growing portions of unincorporated Pima County, this Property is in a prime location to promote this vision. The Properly Is currently designi)ted as Commercial on the 2040 Future Land Use Map of the General Ptan. 'Can cufrent Wild this Specific Plan proposaI Is a request to amend the Property's land use designation to MPA. Make Marana 2040's Table 1.8: Mojor/Minor General Plan Amendment indicates a change from Commercial to MPA qualifies as a minor amendment The MPA designation "denotes areas that are guided by separate development approvals. These approvals establish the land uses, densities and intensrnes of development, and the character of the area." MPA Is meant for properties planned as a single community with any mix or land uses that are appropriately planned and designed within the context of its environment. This Specific Plan is consistent with the intent of the MPA designation and the vision for the Town's East Growth Area, as well as the goals and policies of Make Marana 2040. The following policies from Make Marana 2040 are relevant and support this Specific Plan: 1. Built Environment a. Land Use SWC TANGERINE & THORNYOALE SPECIFIC PLAN Table LB: Major/Minor General Plan Amendment To Goal BE -2. Non-residential development Is compatible with existing and planned residential areas 'No amendment b requVed up to the amount permitted bV rjeht. Ser Table 2.2 Future land Use Category Designations for permitted commercial acreage • Policy BE 2-2. Provide on-site transitional land use techniques including building orientation, site design, bufferyards, building height limitations, setbacks, and other methods to reduce impacts of non-residential uses on residential areas. The Project has been designed with thoughtful transitions between new development and the adjacent Sky Ranch community. New homes within the Specific Plan will be sited at least 300 feet from on existing Sky Ranch home property line with intervening open space to provide ample buffering, and commercial uses will be located at least 600 feet from any existing Sky Ranch dome property line. The Mixed -Use designation permits higher intensity uses, Including multi family residential and commercial uses along Tangerine frontage and the Tongenne/Thornydole Intersection. RR lDR TN C: Major ti A — NA Minors 5 ac Minor s 5 ac Major Major Major> 5 ac Major> 5 ac Minor <_ 10 ac' o a RR NA Minor Major Major Major> 10 ac 2 2 s 80 ac Minor s 15 ac' LDRMinor Minor NA Major> RO at Major> 15 ac Major j Minor <_ 20 ac' Minor s 15 ac 5 TN ° Minor Minor NA Major > 20 ac Major > 15 ac C Minor Minor Minor NA Minor Minor Minor Minor Minor NA MPA Minor NA Major A Major NA TP NA Major Goal BE -2. Non-residential development Is compatible with existing and planned residential areas 'No amendment b requVed up to the amount permitted bV rjeht. Ser Table 2.2 Future land Use Category Designations for permitted commercial acreage • Policy BE 2-2. Provide on-site transitional land use techniques including building orientation, site design, bufferyards, building height limitations, setbacks, and other methods to reduce impacts of non-residential uses on residential areas. The Project has been designed with thoughtful transitions between new development and the adjacent Sky Ranch community. New homes within the Specific Plan will be sited at least 300 feet from on existing Sky Ranch home property line with intervening open space to provide ample buffering, and commercial uses will be located at least 600 feet from any existing Sky Ranch dome property line. The Mixed -Use designation permits higher intensity uses, Including multi family residential and commercial uses along Tangerine frontage and the Tongenne/Thornydole Intersection. Section I: Introduction & B. Make Marana 2040 General Plan Amendment Cont. Goal BE -8. Mixed-use development in Marana provides quality areas of housing, commerce, and community interaction. • Policy BE 8-1. Encourage mixed-use development proposals in appropriate locations, with the scale and intensity compatible with existing and planned uses in the area. • Policy BE 8-2. Support and encourage mixed-use development in appropriate areas that reflect the following elements: • Integration of land use, transportation, infrastructure, and design elements into a cohesive, well-planned community • Accommodation of all modes of travel and connection to public areas through multi -modal circulation • Promotion and integration of walkabilrty within land uses and site planning • Integration and location of residential, commercial, office, employment, transit, recreation, and open space within a walkable distance from one another • Policy BE 8-3. Support mixed-use projects in appropriate areas that promote walkability and livability through compact and integrated residential, commercial and employment areas. As discussed in Subsection LC, below, the Project is located along Tangerine Road, which is slated to be on employment corridor west of the Property. The Specific Plan is well-positioned to support the employment uses with housing options for employees and diverse commercial development all around the Tongerine/7hornydale intersection within walling distance of the residential uses. Goal BE -9. Multi -family development in Marana is of high design quality and is supported by necessary infrastructure and community serving uses. • Policy BE 9-2. Evaluate multi -family development during the development review process for appropriate landscaping, open space, and recreational uses that create a complete residential community. • Policy BE 9-3 Provide access to multi -family residential development from either arterial streets or collector streets. SWC TANGERINE & THORNYDALE SPECIFIC PLAN Fa Section I: Introduction & Poli B. Make Marana 2040 General Plan Amendment Cont. • Policy BE 9-4. Reduce the bulk and massing of multi -family buildings through orientation, fa4ade articulation, roof plane variation, fenestration, and material and color variations. Goal BE -11. Land use, transportation, and urban design in Marana are integrated in support of land and resource conservation, multi -modal transportation, active open spaces, and design innovation • Policy BE 11-4. Locate higher density residential uses, as well as mixed-use development, in suitable focal areas, such as Downtown, Ina Road, and Tangerine Road. Multi family residential development is permitted within the Specific Plan and is on ideal use near the Tongerine/Thornydole intersection. Any multi family residential project within the Specific Plan will comply with the Town's Multi -Family, Commercial and Industrial Design Standards. All uses within the Specific Plan will be able to access the shared -use path along Tangerine Road, which also provides pedestrian/bicycle access to Tangerine Sky Park west of the Property. b. Transportation Goal BE -17. Marana has an efficient and safe transportation system connecting all modes of travel, serving all residents, and supporting economic development. • Policy BE 17-3. Encourage mixed land uses that combine residential, commercial, and employment with access to transit, bicycle, and pedestrian improvements. Goal BE -26 The bicycle system in Marana is safe, connects areas of community activity, and promotes recreation. • Policy BE 26-2. Provide for enhanced bicycle features at major arterial streets and freeways, such as separating facilities from vehicular traffic, buffered bike lanes, HAWK signalized crossings, and median refuge areas. • Policy BE 26-5. Create bikeways that increase and enhance connectivity to neighboring jurisdictions. SWC TANGERINE & THORNYDALE SPECIFIC PLAN �F" Section I: Introduction & Policy SWC TANGERINE & THORNYDALE SPECIFIC PLAN B. Make Marana 2040 General Plan Amendment Cont. The Specific Plan is situated of a major arterial intersection and primed to take advantage of all current and future modes of transportation. Tangerine Road features a shared -use path along its southern right -of --way on eitherside of the Property connecting the Town with the Town of Oro Valley to the east. The path will be extended along the Property as part of this Project, This shored -use path also provides pedestrlon/bicycle access to Tangerine Sky Community Park west of the Property. C. Housing Goal BE -27. Marana maintains a diverse housing stock that accommodates the various housing needs of all residents. • Policy BE 27-2. Encourage a range of housing types, housing sizes, and lot sizes that foster a variety of options, such as detached single-family homes, attached single-family homes, and multi -family units that increase choices throughout the community. • Policy BE 27-3. Promote development proposals for multi -family residential, mixed-use, and small lot residential areas that are compatible with the existing and planned land uses in the area. • Policy BE 27-4. Encourage the development of apartments, garden homes, court homes, townhomes, condominiums, and attached single-family dwellings in appropriate locations to increase available housing options for price -sensitive rentals. Goal BE -30. Neighborhoods in Marana have unique identities with diverse residential designs. • Policy BE 30-5. Encourage new and innovative housing types that meet the evolving needs of Marana households, and expand housing choices in all neighborhoods. • Policy BE 26-5. Create bikeways that increase and enhance connectivity to neighboring jurisdictions. It has become increasingly apparent that the market is demanding more diverse housing options, including smaller lot sizes for single-family residences and more rental opportunities. In the last few years, many homebuilders have expanded their portfolios in response to morket demands, designing their single-family detached homes to fit on smaller lots and are still able to ensure each home has o small amount of private patio and/or backyard space. Highly amenitized apartment complexes have also become increasingly popular, especially near employment centers. This Project provides opportunities for diverse housing options, and their development will be sensitive to nearby existing residences through the use of transitions and mitigation strategies. Section I: Introduction & Policy B. Make Marana 2040 General Plan Amendment Cont. 2. People & Community a Recreation Goal PC -20. Marana supports a healthy, active community through a high quality park and recreation network. • Policy PC 20-4. Provide urban spaces that include recreational opportunities, walkways, or trails to serve the community. Some residents are choosing smaller living and private outdoor spaces in exchange for what they deem to be quality -of - life features, including proximity to work or schools and access to commercial, entertainment, recreation or open space. This Project will feature onsite recreation areas in accordance with Town recreation requirements, and its location ensures access to community recreation areas and regional open space with the adjacent shared -use path and nearby Tangerine Sky Community Park. 3. Resources & Sustainability a. Open Space Goal RS -1. Marana's dedication to preserving the Sonoran Desert environment contributes to the Town's aesthetic character. • Policy RS 1-1. Where possible, encourage developers to maintain open space, view corridors, and wildlife connectivity to ensure that development does not block wildlife crossings and their connecting corridors. Some residents ore choosing smaller living and private outdoorspoces in exchange for what they deem to be quality -of - life features, including proximity to work or schools and access to commercial, entertainment, recreation or open space. This Project will feature onsite recreation areas in accordance with Town recreation requirements, and its location ensures access to community recreation areas and regional open space with the adjacent shared -use path and nearby Tangerine Sky Community Park 8 SWC TANGERINE & THORNYDALE SPECIFIC PLAN ffln Section I: Introduction & Policy B. Make Marana 2040 General Plan Amendment Cont. b. Environmental Planning Goal RS -7, New developments are constructed in a manner that minimizes flooding • Policy RS 7-3. Work with developers to incorporate drainage facilities within their proposed development. • Policy RS 7-5. Use detention basins for multiple purposes (recreation, landscape bufferyard, etc.) where practical and feasible. Goal RS -8. Stormwater is efficiently and sustainably managed in a way that reduces flood risks and respects water quality. • Policy RS 8-2. Preserve and protect primary natural drainage systems. C. Conservation Goal RS -11. Marana promotes the protection, conservation, and long-term sustainability of its distinct natural environment. • Policy RS 11-6. Ensure that development has collective natural undisturbed open spaces and that they are maintained and managed properly by homeowners' associations or other entities. ' The large wash on the Property will be maintained as open space and will also serve as a wildlife corridor, allowing wildlife movement between Sky Ranch to the south and the Tortolitos to the north via large culverts under Tangerine Rood. These culverts (Installed during Tangerine Rood improvements) have established a natural drainage pattern through the Property that will be maintained, A series of dual-purpose basins will provide both retention/detention and opportunities for recreation throughout the Specific Plan. The quantity and characteristics of drainage flows leaving the Property will match existing conditions. A community or homeowners' association will be established to ensure this opens space is protected and maintained as on asset to the community, .8 SWC TANGERINE & THORNY❑ALE SPECIFIC PLAN Section I: Introduction & C. Honoring Our Heritage. Heralding the Future. The Town's Economic Development Strategy ("Strategy") highlights Tangerine Road as an employment corridor. While the mapped corridor extends from Interstate 10 to Dove Mountain west of the Property, the Specific Plan Is situated to serve as an extension of this economic center. The Strategy focuses on attracting research and business park employment uses on campus -style centers with supporting commercial development around them, and the Specific Plan Is well-positioned to provide this support. The Project is positioned to contribute to the Town's economic development, and the key to supporting non-residential uses—and commercial uses In particular—is developing more rooftops. The Specific Plan will contain diverse housing opportunities for the employees of these centers, many of whom may be seeking an alternative to the traditional 6,000+ square -foot lots that dominate other Specific Plans along Tangerine Road. To support these residents, open space and recreation opportunities will be incorporated throughout the Specific Plan area, and community recreation areas will be accessible via regional trail connections. SWC TANGERINE & THORNYOALE SPECIFIC PLAN 10 �RM * 4 W f(A II. Development �, a p M ' f ` Capability Inventory Analysis f 4 fop { # y Y r i � • r �' '�r r I .t 40 i1 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN A. Purpopse & Intent The purpose of this Development Capability Analysis is to establish current site conditions, identify existing land uses in the area, and analyze the site's relevant strengths and weaknesses in preparation for the future development of the Property. Per the Town of Marana application checklist for Specific Plans, this analysis includes: • Existing land uses on and around the Property • Topography and slope • Hydrology and water resources • Vegetation and wildlife habitats • Soils and geology • Viewsheds • Traffic analysis • Recreation and trails • Cultural, archaeological and historic resources • Existing infrastructure and public facilities 12 M 7 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN B. Existing Land Uses I. Site Location The Property is located at the eastern edge of the Town in the northeast portion of Section 06, Township 12 South, Range 13 East. The 50.92 -acre Property is situated approximately 6 miles east of the Interstate -10 Highway at the southwest corner of Tangerine Road and Thornydale Road. (See Exhibit II.8.1.o: Property Location.) 13 �M Section II: Development Capability Inventory Analysis Existing Land Uses Cont. 1. Site Location Cont. The Property is comprised of three (3) separate parcels (Pima County Assessor parcel numbers 224 -13 -001J, -001K and -001L) with Tangerine Road to the north, Thornydale Road to the east, and the Sky Ranch Neighborhood to the west and south. (See Exhibit 11.8.1.b: Property Description.) There are three (3) vacant parcels adjacent to the northern and eastern site boundaries owned by the Town extending into the Tangerine Road and Thornydale Road rights-of-way There is one (1) parcel adjacent to the southern Property boundary with restricted access via Thornydale Road containing a Tucson Water booster station, several one-story utility buildings and various other aboveground storage tanks owned and operated by the City of Tucson, 14 SWC TANGERINE & THORNYDALE SPECIFIC PLAN Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN B. Existing Land Uses Cont. 2. Existing Onsite Land Use & Zoning The Property is currently vacant with no major structures onsite. There are two (2) small buildings located near the north side of the Property with access from Tangerine Road. The first is a telecommunication building owned by AT&T (Mobility Site AZ 1-00554). The second is a fiber optics building, owner unknown. There are also two (2) cell towers attached to power poles onsite. There is no indication of past grading on any porton of the Property. Aside from several Informal trails cutting through the Property and dirt roads along the northern and eastern perimeter of the Property, the Property remains undisturoed. The -existing zoning designation on the property is R-1 as (Single Family Residential). (See Exhrbir Y. 8,2- f:xist ngZoning,) r ' jr i F mita Vistas SP a 41, ;!�_ v•— r Y. Tangerine Rd Adobe y���ag� Pt pdone AenCh pl } A. 4 114 Mil, Rndiuv So�O 'hb �h pr i6WN, LIF MARANA REZONE BOUNDARY '.� _ _ No o— MARANATOWN BOUNDARY • y' ZONING CATEGORIES: a ^ R-144 F SIR (Pima) C Section II: Development Capability Inventory Analysis B. Existing Land Uses Cont. 3. Existing Conditions on Properties within a One -Quarter (1/4) Mile Radius a. Zoning Zoning designations of surrounding properties as depicted In Exhibit 11.6.2: Existing Zoning are as follows: North: Town of Marana F (Specific Plan), Tangerine and Thornydole SP, Town of Marana F (Specific Plan), Tortolita Vistas SP. South: Town of Marana C (Large Lot Zone), Town of Marana F (Specific Plan), Sky Ranch SP. Northeast: Town of Marana F (Specific Plan), Forest City SP. East: Unincorporated Pima County SR (Suburban Ranch). West: Town of Marana F (Specific Plan), Skyronch SP, Town of Marana F (Specific Plan), Dove Mountain. SWC TANGERINE & THORNYDALE SPECIFIC PLAN 16 02 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN B. Existing Land Uses Cont. 3. Existing Conditions on Properties within a One -Quarter (1/4) Mile Radius Cont. i j Tortolita b. General Plan Land Use . - Vistas_��•� .�f, � I The 2020 Town of Marana General Plan, Male Marana, Indicates __L _ )' _..{ir 3 . _. �.. F ! - ' Forest City the designated future land use for this Property is Commercial. Dove The surrounding General Plan designations within one-quarter Mountain Tangerine (1/4) mile of the site, as depicted in Exhibit II.B.3.b: General Plon Thornydale Designations, are as follows: North: Master Planned Area Tangerine Rd T _ _ —_ TOWN OFMARANA r �l7NINCORPORATEOPI�fACOt1NTY.� South: Master Planned Area �, I 1 Arizona State East: Low Density Residential I Trust Land a�anv West: Master Planned Area 'I LEGEND REZONE BOUNDARY ... Sky- .. '- --f--... ��I —o—o— Marana Town Boundary .. - Ranch - C � Low Density Residential _ CLICommercial C 114 Mile Radius Employment � Master Planned Area 17 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN B. Existing Land Uses Cont. 3. Existing Conditions on Properties within a One -Quarter (1/4) Mile Radius Cont. c. Existing Land Use Land uses on surrounding properties within one-quarter (1/4) mile, as depicted in Exhibit 11.8.3.c: Existing Land Uses, are as follows: North: Tangerine Road, single-family residential, Villagio Commercial Center, the Shoppes at Tangerine Crossing Commercial Center. South: Tucson Water facility and photovoltaic power station. single-family residential, open space. East: Thornydale Road, vacant Arizona State Trust Land in Unincorporated Pima County. West: Single-family residential, Tangerine Sky Community Park. 1 nn L ( SINGLE FAMILY J RESIDENTIAL 1 0 r .. VACANT VACANT © 1 COMMUNITY PARK or .r SINGLE FAMILY RESIDENTIAL ,y "4ssLLG �j- a r ch P/ CSINGLMILY RESIDENTIAL COMMERCIAL MUNICIPAL WATER FACILITY ' OPEN SPACE ! 1/4 Mlle Radius O d �y SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL d COMMERCIAL + TQWN OF MARANA UNINCDRPORATED PIMA COUNTY VACANT LEGEND REZONE BOUNDARY MARANATOWN BOUNDARY © WELL 18 !� Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYOALE SPECIFIC PLAN IV 19 Existing Land Uses Cont. 3. Existing Conditions on Properties within a One -Quarter (1/4) Mile Radius Cont. d Number of stories of existing structures The small utility buildings located near the northern portion of the Property are each one (1) story tall. Building heights near the Property are generally one (1) to two (2) stories. e. Pending and Conditional Rezoning Cases According to the Town's most recent Current and Proposed Projects map, there are no pending or approved conditional rezonings within one-quarter mile of the Property. f. Subdivision/Development Plans Approved According to the Town's most recent subdivisions maps, there are multiple approved subdivisions within one- quarter (1/4) mile of the Property: Sky Ranch Blocks A -B, (1-365) —south of Property Acres: 434.89 Lot Count: 365 Type: Residential Record Date. 6/17/2004 Sky Ranch II (I -S3)— south of Property Acres: 17.59 Lot Count: 53 Type: Residential Record Date: 6/21/2012 Tortolita Vistas (1-22, 36-39, 92-150) — north of Property Acres: 167.23 Lot Count: 83 Type: Residential Record Date: 4/12/2007 Tortolita Vistas (23-25, 40-91, 151-154) — north of Property Acres: 62.16 Lot Count: 69 Type: Residential Record Date: 6/4/2015 Villagio (1-3) Blocks A & B — north of Property Acres: 12.94 Lot Count: 3 Type: Residential Record Date: 6/19/2008 Villagio Lot 1 Resubdivision Lots 1 & 4 — north of Property Acres: 4.69 Lot Count: 2 Type: Residential Record Date: 5/21/2017 Tangerine Crossing (1-347) — northeost of Property Acres: 2565 Lot Count: 347 Type: Residential Record Date: 2/16/2006 Tangerine Crossing Commercial Center — northeast of Property Acres: 14,06 lolCount 6 Type: Commercial Record Date: 7/6/2006 Tangerine Crossing Commercial Center II — northeost of Property Acres: 9,61 Lot Count: 6 Type: Commercial Record Date: 10/26/2014 According to Pima County's most recent development plans map, there is one (1) existing development plan located within onr_-quarter (1/4) mile of the Property: Tangerine Crossing Commercial Center Approved: 11/27/2006 g Architectural Style of Adjacent Development The adjacent single-family residential homes in the SI<y Ranch Neighborhood have a mix of stucco and brick exteriors in a variety of earth -toned colors complementary to the surrounding desert color palette. The homes have an American southwestern architectural aesthetic and include desert landscaping. The neighborhood contains one and two-story homes with both flat and pitched roof types Int Section il: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN B. Existing Land Uses Cont. 4. Well Sites within 100 Feet of Property According to the Arizona Department of Water Resources, there are no wells located on the Property or within a 100 -foot radius of the Property. One (1) well (#634976), as depicted in Exhibit II.B.3.c: Existing Land Uses, is located within a one-quarter (1/4) mile radius northwest of the Property. 20 IM Section Il: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN C. Topography & Slope The elevations of the Property range from approximately 2,684 feet near the northeastern corner to approximately 2,646 feet near the southwestern corner nearest W. Summit Ranch Place. Existing topography at 2 -foot contour intervals is shown on Exhibit ILC: Topography & Slope All topographic information is from Pima County's Geospatial Data Portal, 1. Hillside Conservation Areas There are no Hillside Conservation Areas located on or near the Property. 2. Rock Outcrops There are no rocl< outcrops on the Property. 3. Slopes of 15% or Greater The Property slopes gradually from the northeast towards the southwest. There are minimal areas where slopes are greater than 15%. These are Insignificant and primarily located around wash channels passing through the Property. (See Exhibit ILC: Topography and Slope.) 4. Other Significant Topographic Features There are no other significant topographic features on the Property. 21 L -i Section II: Development Capability Inventory Anal is SWC TANGERINE & THORNYDALE SPECIFIC PLAN C. Topography & Slope Cont. 5. Statement of Pre -Development Cross -Slope The average cross -slope ("ACS") of the Property is approximately 2.4%. The pre -development cross slope calculation and values used are as follows: ACS =(Ix Lx0.0023)/A ACS = (2 x 26,350 x 0.0023) / 50 92 Where: I = contour interval (2') L = total length of contours (26,350') 0.0023 = conversion of square feet into "acres x 100" A = Project site or parcel area in acres (50.92 acres) ACS = 2.4 % 22 110 Section II: Development Capability Inventory Analysis D. Hydrology, Water Resources & Drainage The Property is approximately 50.92 acres and is currently undeveloped with two small utility structures and no paved areas. The Property slopes gently from the northeast towards the southwest and contains several areas of slopes greater than 15% located around washes passing through the Property. The ACS of the Property is approximately 2.4%. I. Offsite Watersheds & Features Exhibit II D: Pre -Development Hydrology shows the perimeter of all offsite watersheds that affect or are affected by the Property both upstream and downstream. The Property falls within the Canada Agua West Wash Watershed- All washes crossing the Property originate from the Tortolita Mountain Foothills and convey in a southwesterly direction. The most significant offsite features affecting the hydrology of the Property are the box culverts under Tangerine Road and Thornydale Road to the north and east, respectively. These structures allow stormwater runoff from neighboring areas to flow under these roadways and through the Property. There are four (4) culverts located under Tangerine Road lust north of the Property within the watersheds affecting the Property. There is also one (1) culvert under Thornydale Road near the southeast corner of the Property. All the washes crossing the Property exist in a natural condition. The channels are generally shallow having depths ranging from one (1) to two (2) feet. The channel bottoms are comprised of loose, sandy soils and moderate to dense desert vegetation_ Runoff is contained within the low -flow channel systems during the more periodic low -intensity rainfall events. Large flood flows overtop the banks and spread across broad areas as sheet flow. J 1 ■ t r. „�• "` fo1 A N, 1 BG cts J ! fff 1�- L3211,14,1/ ❑9 - VP4 f TUGS EAST TORE Fil RCMD SUI1F 111 TUCSOf:, AZ RS712]II iZD]951R00 SWC TANGERINE & THORNYDALE SPECIFIC PLAN IJN 5065B s 1 PAGE 1 OF 1 DATE: 6/7/21 23 RSR! J 1 ■ t r. „�• "` l ti :�.� A N, 1 BG cts J ! fff F] ❑9 IJN 5065B s 1 PAGE 1 OF 1 DATE: 6/7/21 23 RSR! Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN D. Hydrology, Water Resources & Drainage Cont. 1. Offsite Watersheds and Features Cont. The area of the upstream offsite watersheds with a 100 -year peak discharge rate of 50 cfs or more are given in Table Il. D.1: Offsite Watersheds. The concentration point locations for these watersheds are shown in Exhibit II.D: Pre -Development Hydrology. Table II.13.1: Offsite Watersheds Summary of 100 yr. Q's Concentration Point [1100 (CFS) Drainage Area (Acres) 1 140 28 2 127 128 3 810 321 4 63 9 5 312 83 Data Source: Stage V Cross Drainage Report for Tangerine Road 24 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYOALE SPECIFIC PLAN D. Hydrology, Water Resources & Drainage Cont. 2. Characteristics of Onsite Hydrology a. On -Site Drainage Flow Conditions Onsite drainage flow conditions are characterized by offsite watersheds with a 100 -year peak discharge rate of 50 cfs or more, as listed in Table II.D.1. The concentration point locations of these watersheds are shown in Exhibit II.D: Pre -Development Hydrology. b. Federally Mapped Floodways and Floodplains According to the FEMA FIRM MAP 04019C1070L, revised June 16, 2011, the Property is located within Zone X. FEMA defines this zone as an area determined to be outside the 0.2% annual chance floodplain. c. 100 -year Peak Discharges Exceeding 50 cfs The peak discharge rates for all washes having a 100 -year event flow of more than 50 cfs are listed in Table II.D.2: Onsite & Cumulative Hydrology. 25 d. Existing Drainage Conditions along Downstream Property Boundary The areas of the downstream watersheds and their 100 -year peak discharges are provided in Table II.D,2. Runoff along the downstream Property boundary is similar to the flow conditions throughout the Property. All -natural watercourses leave the Property and pass through Sky Ranch along the south and west boundaries of the Property. The washes along the downstream boundary exist in their natural condition. Table II.D.2: Onsite & Cumulative Hydrology Summary of 100 yr. Q's Concentration Drainage g iPoint (Acres) Q100 (CFS) Cumulative Drainage Area Cumulative Q100 QCFS) (Acres) 6 8 32 36 172 7 10 40 38 167 8 21 86 342 896 9 10 12.5 39 185 19 102 10 14 326 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN E. Vegetation 1. Vegetative Communities & Associations The Property is located along the Tortolita Alluvial Fan that extends southward from the Tortolita Mountains approximately 4 miles to the north. The Pima County Sonoran Desert Conservation Plan (SDCP) Marana GIS vegetation layer categorizes vegetation on the Property as Paloverde — Mixed Cactus in the uplands and Shrub — Scrub Disclimax along the washes, Table II.E: Plant Species Commonly Observed Onsite includes a list of species commonly observed on the Property during a site visit in February 2021. Sonoran Desertscrub of the Arizona Upland Subdivision, as depicted in Exhibit II.E.1: Vegetative Communities and Associations, is the only vegetative community located on the Property. 26 FIR Section II: Development Capability Inventory Analysis E 27 Vegetation Cont. 1. Vegetative Communities & Associations Cont. Upland vegetation across the Property is uniform. Several braided wash channels of varying sizes pass through the Property with flows running north to south. These washes have culverts under Tangerine Road and traverse the Property. The vegetation community along these washes is similar to the upland portions but in different proportions with more robust individuals at higher densities. The largest of the washes is the second wash from the east and supports the most robust individual plants in a nearly continuous, typically single -plant deep, line along the banks. The other three washes display varying degrees of xeroriparian development, from the eastern wash where little difference from the surrounding upland vegetation is distinguishable on aerial photography, to the western wash where the associated band of vegetation is more visible. A Site Resources Inventory ("SRI") was performed by Westland Resources, Inc. (included as Appendix A). SWC TANGERINE & THORNYDALE SPECIFIC PLAN Table ILE: Plant Species Commonly Observed Onsite Scientific Name Common Name Scientific Name Common Name Ambrosia deltoidea Triangle -leaf bursage Ferocactus wislizeni Barrel cactus Cornegieo giganteo Saguaro Larrea tridentate Creosotebush Celtis spinosa Desert hackberry Lycium sp. Wolfberry 9accharis sarothroides Desert broom Mommillaria grohomii Pincushion cactus Cylindropuntia acanthocarpa Buckhorn cholla Olneya tesota Desert ironwood Cylindropuntia fulgido Chainfruit cholla Opuntia engelmonnii Prickly pear cactus Cylindropuntia deptocaulis Christmas cholla Parkinson icFlorida Blue paloverde Cylindropuntia Parkinsonia :spinosior Cane cholla microphylla Foothills paloverde Cylindropuntia versicolor Staghorn cholla Prosopis velutino Velvet mesquite ,Echinocereus sp. IHedgehog cactus Vachellia constricts Iddhitethorn acacia Ephedra sp. .lointfir Fiziphus obtusifolia i3raythorn Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN E. Vegetation Cont. 2. Significant Cacti & Groups of Trees No unusual groupings of native cacti or trees or other native vegetation were observed on the Property, as indicated in Exhibit II.L2: Site Resource Inventory. (See also Appendix A.) 3. Special -Status Plant Species No special -status plant species were observed on the Property Special -status species include those protected by the Endangered Species Act or identified as Special Status Species in the Arizona Game and Fish Department ("AZGFD") Heritage Data Management System ("HDMS") Arizona Environmental Online Review Tool ("OLERT") report obtained online for this project. (See Appendix B.) No special -status plant species were identified on the Property or in its immediate vicinity In a query of the U.S- Fish and Wildlife Service ("USFWS") Information, Planning, and Consultation System ("IPaC") database (see Appendix Q. The IPaC query provides a list of species with Endangered Species Act ("ESA") classification possibly occurring within one or more United State Geological Survey 7.5 -minute quadrangles intersecting the Property. The OLERT Identifies one plant species without federal protection within 3 miles of the Property. The Tumamoc globeberry (Tumamoco mocdougolii) was delisted in 1993 (AZGFD 2004, USFWS 1993) and is considered vulnerable (53) in Arizona (AZGFD 2004). The globeberry was not observed during a field investigation of the Property, although a full survey of the Property was not conducted for any specific species. The Town's draft Habitat Conservation Plan ("HCP") does not include any plant species. 28 i C ..l�R.til `' •Y I Ar �I LEGEND ___ PROJECT DOUNOARY i1LL11yhIG�ptl�[ — — �.a1%IV[:=YWip[Mf o ? PARCEL BOUNDARY ibPAl 11 AREA Yy� y }1i5u�rtC'• �A' Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN E. Vegetation Cont. 4. Vegetative Densities Based on qualitative assessment, vegetative densities on the Property are similarto other undeveloped lands in the vicinity, as depicted in Exhibit II.E.2: Site Resource Inventory. Upland vegetation density is moderate and vegetation density lining washes is high, especially in a narrow band along the largest wash. There is a total of 50.92 acres of Arizona Upland subdivision of Sonoran Desertscrub on the Property, as depicted in Exhibit II.E.1: Vegetative Communities & Associations. 29 ` Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYOALE SPECIFIC PLAN F. Wildlife In support of this analysis, a query of AZGFD HDMS occurrence records via OLERT was performed to obtain records of special -status species within 3 miles of the Property (see Appendix B.) As shown In Table II. F, occurrence records for five special -status species of wildlife were found within 3 miles of the Property. Only one species with ESA classification, the Sonoran desert tortoise (Gopherus moroflcai), a Candidate species with no ESA protections, was reported within 3 miles in the HDMS query. One bird species with Migratory Bird Treaty Act protections, the cactus ferruginous pygmy -owl (Glaucidium brosilionum cacto(um), was included on the OLERT list. The other three species have various state rankings (SRank) by AZGFD regarding vulnerability. 30 Table II.F: Wildlife with AZGFD HMDS Occurrence Records within 3 Miles Scientific Name Common Name USFWS Status State SRank Glaucidium brasilianum Cactus ferruginous pygmy- Species of Concern S1S2 cactorum owl Gopherusmorafkai Sonoran desert tortoise Candidate S4 ,Heloderma suspectum Gila monster S4 Leptonycteris Lesser long -nosed bat Species of Concern :5253 yerbobuenoe Lithobates yavapoiensis Lowland leopard frog Species of Concern S3 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN F. Wildlife Cont. 1. Letter from Habitat Specialist a. Presence of any State -Listed Threatened or Endangered Species The AZGFD state -listed special status species documented within three (3) miles of the project vicinity are: ■ Sonoran Desert Tortoise • Cactus Ferruginous Pygmy -owl • Gila Monster • Lesser Long -nosed Bat • Lowland Leopard Frog ■ Tumamoc Globeberry The Sonoran Desert Tortoise (Gopherus morofkoi) is a Candidate for ESA protections and AZGFD has occurrence records within 3 miles of the Property Sonoran Desert Tortoises are most closely associated with rocky slopes, bajadas and exposed caliche along washes. They are commonly known to occur on and around the Tortolita Mountain slopes, approximately 1.5 miles to the north, thus this species has some potential to be found on the Property. Due to the lack of nearby boulder habitat and lack of exposed caliche, it is unlikely any individuals would be more than transients traveling through the Property during their prime period of activity, generally from the first summer rains through the middle of October. Tangerine Road may present a significant barrier to accessing the Property, although they may venture through the culverts under Tangerine Road, 31 No potential tortoise burrows or signs of activity were observed during the field Investigation, although survey for the species was not conducted. The Gila monster, with no ESA classification, also has occurrence records within 3 miles of the Property. The Gila monster occupies much of the same habitat as the Sonoran desert tortoise and has a similar activity pattern but likely occurring at a lower density. Potential for occurrence of the Gila monster at the site is likely similar to the Sonoran desert tortoise. AZGFD classifies both the Sonoran desert tortoise and Gila monster S4- Apparently Secure (see Appendix B). Of the three remaining species with occurrence records within 3 miles of the Property, the lowland leopard frog has no potential to occur on the property due to a lack of appropriate habitat required by the species, the lesser long -nosed bat has the potential to fly through or forage on the Property and the cactus ferruginous pygmy owl is not likely to occur, as it is believed to be extirpated from the area north and east of Tucson. High Densities of a Given Species: AGFD HDMS OLERT report does not include any specific records of high densities of a given species within 3 miles of the site (see Appendix B). The property does not possess unique vegetation communities relative to other undeveloped lands in the vicinity, or any physical structures where wildlife could congregate in large numbers, and no evidence was observed during the field investigation. to Section Ik Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN F. Wildlife Cont. 1. Letter from Habitat Specialist Cont. b. High Densities of a Given Species There is no evidence high densities of a given species are located on or around the Property. The AGFD HDMS OLERT report does not include any specific records of high densities of a given species within 3 miles of the Property (see Appendix B). The Property does not possess unique vegetative communities relative to other undeveloped lands In the vicinity, nor any physical structures where wildlife could congregate in large numbers. No evidence of unique communities was observed during the field investigation. c. Aquatic or Riparian Ecosystems There are no aquatic systems with permanent water sources present on the Property. The National Wetland Inventory ("NWI") designates the large wash on the Property as a seasonally flooded, intermittent riverine system (R4SBC). This NWI designation categorizes the large wash as holding water for brief periods only after local storm events. Pima County categorizes the large wash described by NWI as 500-1000 cubic feet per second ("cfs") with 50 -foot setback and the wash mapped by Pima County on the west end of the Property is mapped as less than 500 cfs with a 25 -foot setback. As described in the Appendix A: Site Resource Inventory, four wash channels were delineated on the Property and all support xeroriparian vegetation plant species 32 Two western xeroriparian riparian wash areas (includes the smaller wash mapped by Pima County and a small unmapped wash to the east) begin Wto develop less than 1,000 feet north of the Property and the easternmost riparian area (not mapped by Pima County) begins to form on the Property. The xeroriparian area along the large wash (mapped by NWI and Pima County) located in the east -central portion provides the only drainage with connectivity extending a significant distance both north and south of the Property. d. Wildlife Corridors Tangerine Road and Thornydale Road present hazards to wildlife crossing. Several culverts under Tangerine Road provide potential safe movement of wildlife across the road. The culverts range from approximately 120 to 175 feet long, with the shortest culvert at the large wash. This wash also has a substantially larger culvert, with three boxes and a total width of approximately 32 feet, but only 3 to 4 feet high. An openness ratio (culvert cross-section acre/culvert length) of at least 0.75 and height of 6 feet or more is recommended to accommodate large mammals, so this culvert is not ideal for large mammal passage but may be suitable for medium and small wildlife, such as javelina. The other three culverts are approximately 1/3 of the size of the large culvert and are longer, so are proportionally less suitable for wildlife passage The large wash is also the only wash of the four extending a significant distance both downstream and upstream. Additionally, cleared vegetation lateral to the roadway could present a deterrent to wildlife movement through the right-of-way. The large wash traversing the Property will remain naturally vegetated through the entirety of the Property to facilitate potential wildlife movement through the Property to surrounding areas. The Property is approximately 1.5 miles east of the "Tucson Mountains Ridge to Santa Cruz River/Tortolita Fan missing linkage" connecting the Tucson Mountains with Saguaro National Park (west) to the Tortolita Mountains. It is within the broad Saguaro—Tortolita Wildlife Linkage. F6 Section Il: Development Capa G. Soils & Geology 1. Soils 33 Inventory Analysis The Property is situated in an area filled with eolian and alluvial deposits. Significant deposits of sands and silts are present around the Property's drainage channels. Surveyors probed deposits in the survey area by inserting a pin flag into the soil and measuring the depth reached by the pin flag. An average of 20-30 cm of deposition was found to be present. 2. Geology The geology of the Property consists of quaternary surficial deposits, undivided, consisting of unconsolidated to very consolidated eolian and alluvial deposits. This includes coarse, poorly sorted alluvial fan and terrace deposits on piedmonts along drainages. Sediments found here consist of sand, silt, and clay. Episodes of basin filling and arroyo cutting are normal here, occurring over thousands of years. This landscape can change and has changed overtime SWC TANGERINE & THORNYDALE SPECIFIC PLAN �_ �7 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN H. Viewsheds 1. Viewsheds Onto and Across the Site The Property is located at the southwest corner of Tangerine Road and Thornydale Road on vacant land approximately 6 miles east of the Interstate -10 Highway. Several clusters of single-family homes, two (2) commercial shopping centers and vacant land are located near the Property. The Property is located in an urbanized area set aside for future infill development by the Town. Most of the Property is currently undisturbed Viewsheds onto and across the Property are partially obstructed by dense vegetation. Due to an elevation difference of approximately 36 feet from the Property's highest to its lowest points, viewsheds near the northeastern portion of the Property are slightly less obstructed than those near the southwestern portion of the Property. The significant views and vistas beyond adjacent properties Include the Tortolita Mountains to the north, the Catalina Mountains to the east and the Tucson Mountains to the southwest. Views of these mountain ranges are unobstructed by existing structures, vegetation and topography. See Viewsheds Onto and Across Property from Adjacent Areas, Photos 1-12. 2. Areas of High Visibility from Adjacent Off -Site Uses Areas of high visibility from adjacent off-site uses are found along the Property's boundaries, particularly along Tangerine Road and Thornydale Road to the north and east, respectively. The Property is visible from these roadways because they are slightly higher than the elevation of the Property itself. Areas of lower visibility from adjacent off-site uses are found along parts of the Property's other boundaries, particularly along parts of Camino De Manana as well as Summit Ranch Place and Golden Ranch Place to the west, and Adobe Village Place and Adobe Ranch Place to the south in Sky Ranch. 34 �Fa Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN H. Viewsheds Cont. Looking north across Property from Tucson Water booster station south of southern Property boundary. 35 Looking west along Property's southern boundary from Thornydale Rd, at SEC of Property. Looking south along Property's eastern boundary from NEC of Property at SWC of Tangerine and Thornydale. Section If: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN H. Viewsheds Cont. Looking southwest across Property from NEC of Property at SWC of Tangerine and Thornydale, JIMA& - Looking west along Property's northern boundary from NEC of Property at SWC of Tangerine and Thornydale- Looking southwest across Property from Tangerine Rd. 36 !!s Section II: Development Capability Inventory Analysis H. Viewsheds Cont. T SWC TANGERINE & THORNYDALE SPECIFIC PLAN Looking southeast across Property from NWC of Property at SEC of Tangerine and Camino De Manana_ Looking east across Property at end of cul-de-sac from Summit Ranch Place. Looking east across Property at end of cul-de-sac from Golden Ranch Place. 37 LVO Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN H. Viewsheds Cont. Looking southwest at NEC of Property from NEC of Tangerine and Thornydale in front of AutoZone parking lot. Looking south across Property from Circle K driveway along Tangerine Rd. Looking west across Property from SEC of Tangerine Rd. and Thornydale Rd. 38 1 IN Section II: Development Capability Inventory AnalysisVirtem SWC TANGERINE & THORNYDALE SPECIFIC PLAN Traffic Circulation & Road System ATraffic Impact Analysis ("TIA") has been completed for this Property by Rick Engineering and is Included as Appendix D of this Specific Plan. The following is a brief description of the existing roadways within the project area: 1. Existing and Proposed Off -Site Streets Exhibit 11.1,1. Traffic depicts arterial roadways within one mile of the Property. Each of these roadways is described In Table noodwoy Inventory. Table ILI: Roadway Inventory* a Wllhin 1 -Mlle Radius or Property 39 Tartgerinc Rd rno,r�t�w�r.Ianr..; REZONE BOUNDARY MARANA JURISDICTION —••—••— MARANAARTERIAL • a • • • • ORO VALLEYARTERIAL — — MARANACOLLECTOR LOCALROAD PIMA COUNTY ROAD BIKE LANE SHARED -USE PATH TRAFFIC LIGHT Tangerine Road Thornydale Camino de Camino de Oeste Road Manana Moore Road r,�a ae sdl'm 'Streets Classification Arterial Arterial Collector Collector Local Arterial (Existing ILO -W. IN Approx. 125-480 Approx. 100-210 Aprox•60-300 150 80 Approx 60-150 Vronfroms to Widths Standards Yes Yes Yes Yes Yes Yes Ownership Marana Marana Marana Marana Marana Marana i is curved or is straight Straight Straight Curved Straight Straight Straight Cu went Number of Lanes 4 2-4 2 2 2 2 !Speed Limit (mph) 45 40 35 3S N/A 40 Traffic Volumes- AADT 14,276(2021) rray y>ss+lN7vF 3,188(2020) N/A 211 169(2020) (Count, Year) �9 omni (2020) Surface Conditions Paved Paved Paved Paved Unpaved Paved a Wllhin 1 -Mlle Radius or Property 39 Tartgerinc Rd rno,r�t�w�r.Ianr..; REZONE BOUNDARY MARANA JURISDICTION —••—••— MARANAARTERIAL • a • • • • ORO VALLEYARTERIAL — — MARANACOLLECTOR LOCALROAD PIMA COUNTY ROAD BIKE LANE SHARED -USE PATH TRAFFIC LIGHT Section II: Development Capability Inventory Analysis I. Traffic Circulation & Road System Cont. 2. Arterial Intersections within One (1) Mile Tangerine Road/Camino De Oeste Is a paved, signalized intersection with four (4) approaches. The intersection serves mainly single-family homes and the Tangerine Sky Park Tangerine Road has two (2) lanes of vehicular travel in each direction at this Intersection. It contains one (1) left turn lane for each direction of travel with median breaks and one (1) right turn lane for each direction of travel providing access onto Camino De Oeste. There is one (1) continuous, shared - use path directly north of Tangerine Road. The shared -use path directly south of Tangerine Road turns southward and connects to Tangerine Sky Park. There is no shared -use path along the southwest corner of this Intersection. Camino De Oeste has one (1) lane of vehicular travel in each direction and provides additional left and right turn lanes onto Tangerine Road at its northbound and southbound approaches. The paved portion of Camino De Oeste north of Tangerine Road terminates at Moore Road. The paved portion of Camino De Oeste south of Tangerine Road intersects with Placita Casa Sevilla and also turns into a driveway near the northbound approach of this intersection, leading directly to the parking lot of Tangerine Sky Park (located near the southeast corner of this intersection). This section of Camino De Oeste does not provide access to the unpaved road southwest of Tangerine Sky Park. The large -lot single family homes southwest of Tangerine Sky Park are accessed from Camino De Manana. 40 Tangerine Road/Camino De Manana is a paved, unsignalized, skewed Intersection with four (4) approaches. Tangerine Road has two (2) lanes of travel In each direction at this intersection and contains a median break with one (1) left turn lane for each direction of travel providing access onto Camino De Manana. Tangerine Road also contains one (1) bike lane on the side of the roadway In each direction of travel Camino De Manana has one (1) lane of travel in each direction and provides an additional right turn lane onto Tangerine at its northbound approach. The north leg of the intersection is a Town -owned parcel and access is restricted, so the intersection operates like a T -intersection. Vehicles may only turn left or right from this intersection's northbound approach. Tangerine Road/Thornydale Road is the largest intersection by traffic volume within one (1) mile of the Property. The intersection is a paved and signalized with four (4) approaches. Tangerine Road has two (2) lanes of travel In each direction at this intersection. It contains one (1) left turn lane with median breaks for each direction of travel and one (1) right turn lane for each direction of travel providing access onto Thornydale Road. There is one continuous shared -use path directly north of Tangerine Road. The shared -use path directly south of Tangerine Road terminates at the southeast corner of this intersection. There is no shared -use path directly south of Tangerine on the southwest corner of this Intersection. SWC TANGERINE & THORNYDALE SPECIFIC PLAN Thornydale Road has two (2) lanes of travel in each direction at this intersection and provides additional left and right turn lanes onto Tangerine Road at its northbound and southbound approaches. There is a lane -drop on to one (1) lane in each direction on the south leg of southbound travel which may affect access to the Property. Camino De Manana/Camino De Oeste is a partially unpaved, unsignalized, skewed intersection with four (4) approaches. Camino De Manana has one (1) lane of travel in each direction at this intersection and does not provide additional turn lanes, Camino De Oeste has one (1) lane of travel in each direction and does not provide additional turn lanes Camino De Oeste is unpaved at this intersection at both its northbound and southbound approaches. Camino De Manana is a paved road. Camino De Oeste remains unpaved southbound until its intersection with Corte Sombra Del Tecolote, at which point it becomes paved Thornydale Road/Moore Road is a paved, unsignalized intersection with four (4) approaches and a four (4) -way stop. Thornydale has one (1) lane of travel in each direction at this intersection and does not provide additional turn lanes, Moore Road also has one (1) lane of travel in each direction and does not provide additional turn lanes. This intersection is approximately one (1) mile from the Property and will have little to no direct impact on the Property. Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN Traffic Circulation & Road System Cont. 3. Existing Bicycle and Pedestrian Ways As depicted in Exhibit Il 1.3: Bicycle, Pedestrian, School and Park Connections, bicycle routes exist along Tangerine Road north of the Property. The Tangerine Road Shared -Use Paths (a series of paved, east -west multi -modal path systems accommodating bicycles and pedestrians) are located directly north and south of Tangerine Road running parallel with the roadway. The bicycle routes along Tangerine Road are separate from the shared -use paths running parallel with Tangerine Road. The shared -use paths have two-way travel on each side of Tangerine Road for a total of four (4) lanes. There is no shared -use path located directly north of the Property. The shared -use path along the south side of Tangerine Road currently terminates at the southwest corner of its intersection with Camino De Manana and at the southeast corner of its intersection with Thornydale Road. There are two existing curb cuts adjacent to the Property designed to connect to a future shared -use path. These curb cuts are located at the southeast corner of Tangerine Road and Camino De Manana and the southwest corner of Tangerine Road and Thornydale Road. There are no existing pedestrian sidewalks adjacent to the Property_ 41 i 7arSnrrtr % Pres�r ve DOW Mduntaln CSTEM K•8-� _ 0 non 4 nhdn MauPark LEGEND REZONE BOUNDARY PARK i. MARANA JURISDICTION .. j ORO VALLEY JURISDICTION MARANA UNIFIED SCHOOL DISTRICT AMPHITHEATER UNIFIED I-- . SCHOOL DISTRICT ■ SCHOOL -�–� MARANAARTERIAL • • • • • • ORO VALLEY ARTERIAL — — MARANA COLLECTOR PIMA COUNTY ROAD BIKE LANE SHARED -USE PATH Tangerine Wpark aI r+ t ■ r s v O Moore Rd i��,.c�-rco;tcmr � $n S a � m E Tangerine Rd' 1 ' � Nrrlsim K•8 School Tangerine Rd _ E �,. �.,m .sin v.�.-. •,... r • Ironwa*d Ridge High School r Carnimrr reds Norte 7 r Pp � Caw5Chr4stianSchdgl• Section II• Development Capability Inventory Analysis _ SWC TANGERINE & THORNYDALE SPECIFIC PLAN J. Recreation & Trails As shown in Exhibit II.J: Trails, Parks and Recreation, the Tangerine Sky Community Park is located within one mile of the Property, approximately 0.25 miles west of the Property. _ r Tangerine Sky Park amenities include: Dove ■ 3 Ramadas with Grills - MountalnPark • Open Space Grass Area V; • 2 Dog Parks I • 1 Basketball Court � ■ 2 Playground Areas • Restrooms ! • Multi -Use Walking Paths + Access to Tangerine Road Shared -Use Path Tangerine sky Community Park There are paved and unpaved nature trails located within the Tangerine Sky Community Park approximately 0.25 miles from the Property. The Property is located near a paved shared -use path that runs along the north side of Tangerine Road from Dove Mountain Boulevard to Tangerine Crossing Drive and crosses to the south side of Tangerine Road from Thornydale Road to La Canada Boulevard. No other parks, trails or recreation facilities are located within one (1) mile of the Property. Moore Rd Tangerine Rd 42 ! ^a LEGEND I REZONE BOUNDARY I PARK if � 3 PARK PATH SYSTEM Iv I SHARED -USE PATH Ell Ia O9 m — — — E(ISTINGTRAIL � m n 42 ! Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYOALE SPECIFIC PLAN K. Cultural, Archaeological & Historic Resources A Cultural Resources Inventory ("CRI") was performed by West Land Resources, Inc. to identify potential environmental, historic or cultural impacts on the Property, There is a possibility for buried deposits. The survey area is located within an alluvial fan, and probing found an average of 20-30 cm of deposition in the area. This is enough for some deposits to be buried. Thus, it is possible buried cultural deposits such as Formative period deposits and Archaic sites are present on the Property. T The CRI identified two prehistoric cultural remains (an artifact scatter and one projectile point) on the Property. No historic artifacts or features were identified. No National Register of Historic Places -eligible sites were identified. Westland Resources, Inc. concluded that no historic properties will be adversely impacted by the Project. No further archaeological work is recommended. 43 ��7 Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN L. Existing Infrastructure & Public Facilities 1. Public Utilities a. Sewer The Property is tributary to the Tres Rios Water Reclamation Facility via the Canada del Oro Interceptor. Per correspondence with Pima County Regional Wastewater Reclamation Department ("PCRWRD"), capacity is currently available for the western portion of the Property from the public sewer G-2003-057, downstream from manhole 3712-38 from the Sky Ranch subdivision to the south. Capacity is currently available for the eastern portion of the Property from the public sewer G-2004-171, downstream from manhole 3471-07 adjacent to the west side of Thornydale Road A sewer service agreement will be needed prior to development of the Property (See Exhibit ILLl.a.1: PCRWRD Capacity Response Letter.) Exhibit II1.1.a.2: Existing Sewer Facilities identifies existing sewer facilities near the Property b. Water Tucson Water will provide water service to the Property. Arizona Department of Water Resources ("ADWR") has designated Tucson Water as having an assured water supply. A water service agreement Is required to establish service to the Property. (See Exhibit II1.1.b.1: Tucson WaterAvailobility Letter.) The Property also has a total of three (3) City of Tucson water meters. Exhibit ILL.1.b.2: Existing Water Facilities identifies existing water facilities near the Property 44 c. Traffic Fiber optic cables owned and maintained by the Town and used for traffic signal connectivity are located near the northern portion of the Property. d Fire Service Northwest Fire District will serve the Property. The closest fire station is Station 339 located at 12095 N. Thornydale Road, approximately one-quarter (1/4) mile north of the Property. 2. Private Utilities a. Electricity The Property falls within the District 1 service area of Trico Electric Cooperative, which will provide electric service to the Property. (See Exhibit II1.2.a: Trico Electric Cooperative Service Letter.) There are transmission lines and overhead power lines located along the Property's northern and eastern boundaries, respectively. b. Gas Southwest Gas Corporation has existing facilities in the area and will provide natural gas service to the Property. c. Communications It is anticipated Centuryl-ink will extend phone service to the Property. Alternatively, wireless communications may be used which can be provided by any number of service providers AT&T currently operates at least one cell tower and owns one small, gated utility building (AT&T Mobility Site AZ L005S4) on the north side of the Property. There is a second small, gated utility building on the north side of the Property. W Section II: Development Capability Inventory Analysis L. Existing Infrastructure & Public Facilities Cont, Exhibit II1.1.a: PCRWRD Capacity Response Letter (1) PIMA COUNTY WASTEWATER RECLAMATION JACKSON JENKINS _III NORn1 STONE AVENUE OR" 'TOR Nr10N,AR120NA 457111 June 17, 2021 Steven Vasquez Rick Engineering Company, Inc 3945 E Fort Lowell Road, Suite 111 Tucson, AZ 85712 Sewerage Capacity Investigation No. P21WCGO179 Type I RE: SWC Thomyciale ti Tangerine Roads -West, Parcels 22413001J, 22413001K Estimated Flow 21,600 gpd (ADWF) Greetings: The abovo leferanced prolect is tributary to the Tres Rios Water Reclamation Facility via the Ceainim del Oro Pnlerceplo, Capacity is currently available for a protect this size in the public sewer G-2003-057, downstream from manhole 3712.36 This letter is not a reservation or commitment of treatment or conveyance rapacity for this project it is not an ap feftm nt point and n*tnal o connection. N is an analysis of the system as of this dale. Allocation at capa�Iiy is made tri• IM Type III Capacity Response. If further inlotmation is needed, please feel free to contact us at (520) 724-0488 Reviewed by: Mlrela Hrometka, Planner Sr 46 SWC TANGERINE & THORNYDALE cocr"rlr oI A Ar Exhibit II.L.l.a: PCRWRD Capacity Response Letter (2) 112" COUM WASTEWATER RECLAMATION )ACKSON JENNINS 201 NORTR STONE AVENUE 15201/23 ASD) "IN CmR TUrION ARIZONA 857111 IIR, fr. •S)", 12,I M31 Juno 17, 2021 Steven Vasquez Rick Engineering Company, Inc 3945 E Fort Lowell Road, Suite 111 Tucson, AZ 85712 Sewerage Capacity Investlgotlon No. P21 WC00180 Type I RE: SWC Thomydale ti Tangerine Roads -East Parcels 2241300/J, 22413001K, 22413001L Estimated Flow 69,120 gpd (ADWF) Greetings: The above referenced project is lnbutary to the Tres Rios Waley Reclamation Facility via the Careda del Oro Interceptor Capacity is currently available for a project this size in the public sewer G-2004171, downstream from manhole 3471-07 This letter is nota reservation or commdment of treatment or conveyance capacity for this project It is not an approval of point and method of connection It is an analysis of the system as of this date Allocation of capacity is made by the Type III Capacity Response If further Information is needed, please feel free to contact us at (520) 724-64 1 Reviewed by: Mirela Hromatka, Planner Sr. Sq. Section II: Development Capability Inventory Ana Existing Infrastructure & Public Facilities Cont. Exhibit II.L.l.a.2: Existing Sewer Facilities SWC TANGERINE & THORNYDALE SPECIFIC PLAN 46 _ M; Thomydale S Tangerine Roads L,"n, IQ I— —SWC _ Patten 0 e e� — Sankry Saxv Ppe SOtm srwrr s.war Pq PYn rvr. r 22413-001 J 224-13-001L 224-13-001K lc i .—� "'•.r .�.�.:r.�..,,... err .,.mwda„o.�.a 46 _ M; Section II: Development Capability Inventory Analysis L. Existing Infrastructure & Public Facilities Cont. Exhibit II.L.l.b.l: Tucson Water Availability Letter itTUCSON WATER nproudpan No opsn!tuonn June 8, 2021 (lick Etlyweenng Company 3945 r•. roll Lowell Rd. Suite 1 I 1 Tucson AZ 45712 Alin: Sl even V,,q, z SU11M f: Wul, A-Unbilily for Pr feel: 5HC nr'I'.mtwrI ro di Tlu—nydale Rd, ,1PN: 22413110 IJ,K,L (31 parcels, C-0: %%A3590, T-12 R.O S•CR• i•ol� 9774.1rfroOlm K1idr= h1Ale. Total Areal: 51.13ae, Zoning: R-144. NU r1:R SUPPIA Tucson %%later will provide waler.+envied In dun project based on the subject inning of the above parole Tucson Wl lrr has an assured water supply (AWS) designated fmm the Slate of Arizona Department of Walar Resources (AL)IVR) .An A%%'S designation means lueson Water Ibis met The criteria siablished by- AMR far demonxlralion of a l Ihl•ycar watu supply - it docs nm mean Ihat nretnsenice iv cumrnlhavailable to the snbjeq project WATER SERVICE. The apprnsal of wale. metes uV14m.1iu is in subject la Ille euneml availd"bly of wmer .senice at tlk Ihmc an applicminn is n+rivul the 1-1.pershall he re0uimd in submit a water master plan idenlifyinu, but nal limited la 1) Water Use: 2) File f7ms Requircm.alls: 3) Olfsile()mile Water 1'oc.Illics: 4) Loops and P.Imsed C'om.eetiun Points to L'Sisting Walel System: and 5) Easemeawcommon divas Any +pe, iii. — plan fees, pr l.led mairvfacility le. andnr olber needed fauilnies' ens% anon Ire paid by the developer. lfote [r our-j'able ofmrnrrne'1 ngrore—n. of rhe P -Pored efawlnamear. rlre dkvnlnpor'hall he fi nrrall. reapnrrarhh• for ne>flvm,¢ nr ndramrr(¢ rho ccrsnge nwrcrgvaem rn arecr rhmr needs 7hiyldrrrshallhenuAandw�r�nxarpmraJmmrhrrMn Ji.errnnxe. Issuunw or Ibis letter Is not In be construed as agency npprmal of a water plan or as cantalnhlg cnnslruellon renew rmnment relallee In ranRlcls with eal*ting wairr lines anti the proposed development. If ynu have any 0caions please call New Ilevdopmem at 791-4118 Sine -1, 7dc�� �llteu_rF� — Nlid-1 ylaurmale hnginccring hlanager Tucson W'aler Mcw Developmem hhbl:km ec: WA3590 22413001Ah,1. 131 paleels.doc> Ness Area:C'ommilled lemandAVAL pareels a O Box 27210 Tucson AZ 85726-7210 520 791 4718 - Iucaon9z goy —i& 0 0 SWC TANGERINE & THORNYDALE SPECIFIC PLAN 47 Ir +7 Section II: Development Capability Inventory A L. Existing Infrastructure & Public Facilities Cont. Exhibit II.L.l.b.2: Existing Water Facilities SWC TANGERINE & THORNYOALE SPECIFIC PLAN 48 �M U M;:_�.� TUCSON WATER SYSTEM • _ ••• VALVE MAP p NOTES: a i mK.nn •^ Q ABANDONMENTS �E �. TNORNYOALE FACUIMM V y w RESERVOIR 2- Le�7911d 4wAiER WiT NE0in ]261213 Pma Oa3¢02 48 �M Section II: Development Capability Inventory Analysis L. Existing Infrastructure & Public Facilities Cont. Exhibit II.L.2.a: Trico Electric Cooperative Service Letter 49 i - TRICO June 8, 2021 Steven Vasquez C/o Rick Engineering svasquez @ rlckengi neering,com Re: Parcels 224130011, 22413001K, and 22413002L - T.12S R.13E SDG To Whom It May Concern: The above referenced location is contained within the service area of Trico Electric Cooperative, Inc. (Trico) This letter affirms that Trico is willing and able to serve this project according to the Rules, Regulations and Line Extension Policies of Trico Any relocation of facilities shall be at no expense to Trico Please contact our Design Department if you need more information or If you have any questions regarding this letter. Sincerely, David Worrell Huw S—" Tvch niclon POWLRED WHIA PIIRP11% SWC TANGERINE & THORNYDALE SPECIFIC PLAN Section II: Development Capability Inventory Analysis SWC TANGERINE & THORNYDALE SPECIFIC PLAN M. McHarg Composite Map Information about the Property's topography, hydrology, vegetation, wildlife and vlewsheds has been combined to form the McHarg Composite Map. The map highlights areas most compatible with development. With no wildlife movement corridors or significant vegetation present onsite, relevant constraints are limited to the Property's topography, hydrology and vlewsheds, as demonstrated In Exhibit II.M: McHarg Composite Map. See Section III (Proposed Land Use Plan) for more Information about how the site plan will respond to these constraints. 50 .c � 7666 1 I " 2664 2662 Ghp\ I20 «y - 2&% 5A��t�a� vo end I . 3P—,. ..�.._ app � J 4670 1 p X676 1 7 � ra d� rte SO$ 2659 2666 LEGEND REZONE •-----1 BOUNDARY -••-••- ARTERIAL LOCALROAD WASH 2'CONTOUR SLOPES 15% • 25% - SLOPES -25% HIGH VISIBILITY MEDIUM VISIBILITY LOW VISIBILITY 70.!j .16 IF 46. Or I 111. Land Use Proposal 40 40 14 Section III: Land Use Proposal 0 91 Relationship to Adopted Plans In addition to outlining the land use proposal and providing development guidance for the Property, this Specific Plan serves as an amendment to the Town's General Plan, Make Marana 2040. With this Specific Plan, the Property's designation on the Future Land Use Map is amended to MPA from Commercial. The Specific Plan conforms to the goals and policies of Make Marana 2040, as amended. See Subsections 1.13 & C for a detailed discussion regarding the Specific Plan's conformance with both the Town's General Plan and its Economic Development Strategy. C. Land Use Compatibility with Surrounding Properties One of this Specific Plan's primary objectives is to provide thoughtful transitions between new development and existing lower -intensity development within Sky Ranch to the south and Tangerine Road to the north. The southern and western edges of the Specific Plan will include NUOS buffers next to the Sky Ranch boundaries. The existing homes within Sky Ranch are primarily oriented in a northwest/southeast direction to take greatest advantage of the views of the Tortolita and Catalina Mountains. To protect these viewsheds, new residential uses within this Specific Plan are required to be set back from the Property line by at least 300 feet. The commercial and multi -family residential components of the Project will be located farther away from Sky Ranch and closer to Tangerine and Thornydale Roads where more intense uses and higher densities are appropriate. Commercial uses are restricted to the east side of the largest north/south wash (the "Wash"), and any apartments must be set back at least 600 feet from the south and west Property lines on the west side of the Wash. The Specific Plan's land use concept was designed in conformance with the goals and policies of Make Marana 2040 and the Town's Economic Development Strategy, which support commercial and other non-residential land uses along the Tangerine corridor. The Land Use Proposal alms to strike a balance between the development of higher intensity commercial uses at the corner of Tangerine and Thornydale Roads and sensitively placed single-family residential uses as a transition to existing lower -Intensity residential communities. As shown in Exhibit III.C.1: Land Use Concept, the Specific Plan features a single land use designations: Mixed -Use ("MU"). The MU designation allows for a multitude of uses, Including all uses in the Town's Village Commercial ("VC) zone, as well as single-family residential homes. The homes in this Specific Plan are permitted to be on smaller lots, which is an appropriate transition to Tangerine Road—the Town's largest right-of-way at 250 feet In width. The Wash encompasses approximately 1.5 acres and creates a natural divide on the Property: approximately 2/3 on the west and approximately 1/3 on the east. The Wash will be set aside as NUOS. Because flexibility and response to market conditions are key to the success of this Project, multiple Conceptual Site Plans (Exhibits IILC.2.o, b & c) are included to illustrate the vision for the Specific Plan and demonstrate potential development scenarios The plans' depictions are conceptual and are not meant to limit development options. The actual size and location of the lots, buildings, parking and circulation will be determined at time of development SWC TANGERINE & THORNY❑ALE SPECIFIC PLAN plan/preliminary plat preparation. The market will ultimately dictate the mix of uses and the pace of development of the Property. • Exhibit III.C.2.a: Conceptual Site Plan #1 ("CSP -1") –This concept depicts 97 single-family residences on 30.4 acres and features 9.1 acres (or 30%) of NUOS. Multi -family residential uses are shown on 12.1 acres at the southeast corner of the Project, accessible from Thornydale Road and 7.8 acres of commercial uses focused along Tangerine Road, including at its intersection with Thornydale Road. • Exhibit 1H.C.2.b: Conceptual Site Plan #2 ("CSP -2") –This concept shows a single-family residential development with 30% NUOS on the entire area west of the Wash. CSP -2 features an assisted living facility on 6.5 acres east of the NUOS Wash and 13 4 acres of commercial and office uses along both Tangerine and Thornydale Roads. • Exhibit 111.C.2.c: Conceptual Site Plan #3 ("CSP-3")–This concept illustrates single-family residential development across the entire Property. The two existing wireless communication facilities along the northern Specific Plan boundary adjacent to Tangerine Road arkpermitted and may remain. 52 L0,11, Section III: Land Use Proposal C. Land Use Cont. Exhibit III.C.1: Land Use Concept y - ell, wa�tPOTENTIAL ACCESS POINT. CONNECTION TO EXISTING (EMERGENCY ACCESS) SHARED-LISEPATHy�a _ pOTENTIALACCESSr» l r t1M" 0�. r .+-` "' _ • - POINTS } i'_1 SWC TANGERINE & THORNYDALE SPECIFIC PLAN all POTENTIALACCESS POINTS �F 1 ' ♦ A. #- '1 R1f �r �yy�N- ' McJor Wash Corridor t�r?J;!--; x,-1 •� Minimum Width 41 ff 'tom C' 1 ik� ✓ ti :ter• y'L ��� t ' �I: .I - _ . w - o.. _ iF�� . �,'•',c -� -•.d •� ^wi.. r��-pal y�'r •�.f- LEGEND 4 'MEASURED FROM NORTH OONOTSCALEMAP APARTMENT -STYLE MFR r� �r OPENSPACE FORREFERENCE ONLY ti r BUILDING SETBACK — ' DESIGNATED POINT EXISTING CELL TOWER ON PROJECT t +� MIXED USE PROPERTY LINE AS Jw V"A SINGLE -STORY RESTRICTION 1.1 DESIGNATED POINT SHOWN 0' 100' 200' r 53 10 a Section III: Land Use Proposal C. Land Use Cont. Exhibit III.C.2.a: Conceptual Site Plan #1 (CSP -1) Lin SWC TANGERINE & THORNYDALE SPECIFIC PLAN a •7, #r -- - 1 :'.:.:�* LEGEND 32.3 Acres Single -Family �• Q DISTRUBEDCOMMON AREA NORTH SCALE: 1'=200' 12.1 Acres Multi -family OPEN SPACE 5.9 Acres Commercial b DESIGNATED POINTO 100- 200, *Sidewalk will be installed along Thornydale Road per TOM Standards. The layout shown is meant to illustrate a potential development scenario. The final land use configuration will be determined during the development plan/platting process. 54 .9 ,a Section III: Land Use C. Land Use Cont. Exhibit III.C.2.b: Conceptual Site Plan #2 (CSP -2) SWC TANGERINE & THORNYDALE SPECIFIC PLAN M LEGEND 32.3 Acres Single -Family Q DISTRU BED COMMON AREA NORTH SCALE: Y=200' 6.5 Acres Assisted Living CQ OPEN SPACE 11.5 Acres Commercial/Office tt.. .. • DESIGNATED POINT 'Sidewalk will be installed along Thornydale Road per TOM Standards. O' SOA' 23(Y r The layout shown is meant to illustrate a potential development scenario. The final land use configuration will be determined during the development plan/platting process. 55 UNA Section III: Land Use C. Land Use Cont. Exhibit III.C.2.c: Conceptual Site Plan #3 (CSP -3) 1 9 �roa p 6� � V .. OPEN SaA.CE y j ❑PEI! SPACE S SWC TANGERINE & THORNYDALE SPECIFIC PLAN f ' LEGEND DISTRUBED COMMON AREA SCALE: 1'400' 50.3 Acres Single -Family ® OPEN SPACE • • ...- + •^ J • 1 OESIGNATEO POINT *Sidewalk will be installed along Thornydale Road per TOM Standards. 0 100 200' The layout shown is meant to illustrate a potential development scenario. The final land use configuration will be determined during the development plan/platting process. 56 Mri Section III: Land Use Proposal SWC TANGERINE & THORNYOALE SPECIFIC PLAN F 57 Circulation A Transportation Impact Analysis ("TIA"), provided under separate cover, was prepared by Rick Engineering Company to determine the Specific Plan's potential traffic -related impacts within the Project area. Because final land uses have not yet been determined, the TIA analyzed CSP -1 (Exhibit M.C.1), which features the set of proposed uses with the highest traffic generation. This approach confirms the scenario with the most Intense development (In terms of traffic) can be accommodated on the Property and surrounding transportation network, as proposed. CSP -1 includes: • 97 single-family residences within 30.4 acres, • 256 multi -family dwelling units within 12.1 acres, • 38,000 square feet of general retail and a 2,200 square -foot fast- food restaurant with a drive-thru within 7.8 acres. For purposes of the TIA, the Project was analyzed assuming the following access points along Tangerine and Thornydale Roads: • An emergency -only access will be provided on Tangerine Road at the west end of the Project from the single-family residential development. (NOTE: A Design Exception approved by the Town will be required to allow for a single permanent access and a second emergency -only access into a residential subdivision with more than 80 lots.) • One access point on Tangerine Road at the median break approximately 1300 feet west of the existing Tangerine/ Thornydale intersection will provide full access for both the single- family residential development and the commercial area west of the Wash. • A right -turn -only driveway about 600 feet west of the Tangerine/Thornydale intersection will be provided for the commercial uses along Tangerine east of the Wash. • The multi -family residential development that is situated at the east end of the Property will have its primary access along Thornydale Road. Cross -access between the multi -family development and the commercial development to the north will also be provided, as shown in CSP -1. • While not shown on CSP -1 analyzed for the TIA, there is potential for a secondary right-in/right-out driveway on Thornydale Road south of the Tangerine/Thornydale intersection and north of the primary access point on Thornydale Road. This secondary access is depicted on CSP -2 and will be part of an analysis at time of development plan submittal if warranted by the final site configuration. Collectively, the uses proposed for development in CSP -1 will generate approximately 5,261 daily trips with 314 trips occurring in the AM peak hour and 454 trips occurring during the PM peak hour. The TIA concludes that all the study intersections are anticipated to operate at acceptable levels (LOS D or better) during the AM and PM peak periods with specific improvements outlined In the TIA, which include new and expanded storage for turn lanes on both Tangerine and Thornydale Roads. Section III: Land Use Proposal E. Open Space & Recreation As shown on Exhibit 111.0 and illustrated in the conceptual site plans, the Specific Plan features a significant amount of open space. The Wash will continue to provide a naturally vegetated connection between the area north of the Property and the undeveloped land south of the Property via the existing culvert under Tangerine Road. The Wash will be set aside as NUOS with any project within the Specific Plan. Buffer areas will be incorporated along the south and west edges between the proposed Specific Plan development and Sky Ranch. Between new residences and the Property line adjacent to Sky Ranch, there will be a minimum separation of 300 feet (see Exhibit M. C), and this area will primarily feature existing natural vegetation, which may be enhanced In select areas, as needed. There will be multiple dual - use basins incorporated throughout the area west of the Wash for both detention/retention, as well as active and/or passive recreation F opportunities. SWC TANGERINE & THORNYDALE SPECIFIC PLAN The shared -use path along the south side of Tangerine Road will be extended as part of this development from its termination at Camino de Manana to Thornydale Road. The shared -use path will provide residents throughout the Specific Plan access to the Tangerine Sky Community Park less than 0.25 miles to the west of the Property This path, which will be constructed by the developer In accordance with Town specifications when any portion of the Specific Plan is developed, will connect with the larger regional trail system connecting the Town with unincorporated Pima County and the Town of Oro Valley along the Tangerine corridor. Any easements that may be required will be dedicated at time of development plan or subdivision platting process. A sidewalk will also be installed along the Project frontage of Thornydale Road providing a connection to the shared -use path on Tangerine Road. Topography & Grading 58 ;`*� The topography of the Property is conducive to the Any multi -family residential development will include amenities for its development of the proposed mixed-use Project. The residents, such as a swimming pool, playground, dog park or other project will have minimal areas with excessive cut or fill, with outdoor barbecue or gathering space opportunities. Private indoor the intent of having a balanced site. The main channel of amenities will also be incorporated into multi family residential the Wash will be left natural. Encroachment with erosion projects. protection is proposed along both sides of the Wash. The minor washes on the Property will be graded and channelized The final recreation amenities provided within the Specific Plan will n areas outside of the NUOS. No disturbance of these be determined at time of development plan/tentative plat submittal washes is proposed within the NUOS. and will be provided in conformance with § 17-5-3 B.12 of the Marana Town Code. 58 ;`*� Section III: Land Use Proposal SWC TANGERINE & THORNYDALE SPECIFIC PLAN G. H 59 Hydrology & Drainage The offsite flows from the four culverts under Tangerine Road and the one under Thornydale Road will be analyzed and accommodated with this development. The nature and quantity of these flows from north to east will be further evaluated in the drainage report that will be prepared for the Project at time of development plan/tentative plat submittal. The necessary improvements to convey the flows through the Property will be determined at that time and will be Incorporated Into the drainage improvements for the Project. Consultation with the Army Corps of Engineers will be required if the Property is found to contain 404 jurisdictional washes. The unnamed Wash running within the eastern portion of the Property will maintain natural flow with some development encroachment. The remainder of the Project proposes channelization of flows within the developed areas. The Project will create no drainage impacts to offsite land uses upstream or downstream of the Project. Retention/detention facilities will be provided throughout the Property in accordance with Town requirements. The quantity and characteristics of flows (e.g., velocity) leaving the Property will match existing conditions. Vegetation The conceptual site plans provided in Subsection III.0 have been designed with consideration for the topography, hydrology, and the xeroriparian Wash that traverses the Property. The majestic views in the immediate vicinity—the Tortolita Mountains to the north, the Santa Catalina Mountains to the east, and the Tucson Mountains to the southwest—will be preserved and given high priority through careful use of vegetative screening. Screening will be accomplished through the use of preserved and planted vegetation, as well as site layout and orientation, The overall landscape theme will reflect attributes typical of the Sonoran Desert and the vegetation characteristics in the vicinity. Native and desert -adapted plant materials (those deemed non-invasive in character and low water use) and regionally appropriate hardscape will be used wherever possible. Buffer and common areas will reflect the plant palette and appearance of the environment on and near the Property. The landscape design will prioritize the conservation of water through implementation of underground drip irrigation, reducing evaporative water loss, and integration of low -water -use plants in selected common area whenever possible Passive water harvesting techniques, such as strategic grading In parking areas and capturing rooftop runoff into swales to direct rainwater into landscaped areas will be employed wherever possible. Rainwater that is collected or diverted will supplement the water requirements of the landscape plants Plants that have been proven to have the potential for invasive characteristics will be prohibited in public common areas and on private property (front, back or side yards). In addition, select vegetation along washes may be removed for fire prevention, invasive species maintenance and safety of residents. Mho Section III: Land Use Wildlife No federally listed species or other special -status species were detected or observed on the Property. Although not detected, the Sonoran desert tortoise (a Candidate for ESA protection and State - protected) and Gila monster (State -protected) have some potential to move through the Property, most notably along the large Wash identified in the Site Resource Inventory (Exhibit II.E.2). This Wash traverses the Property and continues well beyond its boundaries both north and south. Wildlife connectivity will be maintained through avoidance of vegetation removal along the large Wash and maintenance of the existing box culvert in the Immediate vicinity of the Property. Box culverts discharging to the Property under Tangerine Road will remain open and clear before, during, and after construction activities. To further maintain existing wildlife connectivity potential through the property, appropriate outdoor lighting (namely low voltage or similar landscape fixtures) will be applied to buildings, whenever possible, especially those adjacent to the existing wash. Lighting options will be low voltage, whenever possible, and directed away from the wash so as not to disrupt nightly wildlife travel. Additional measures will be applied to reduce impacts to local wildlife. AGFD requires a 100% clearance survey for the Sonoran desert tortoise to be completed by a qualified biologist prior to issuance of a grading permit. Individuals encountered would be relocated following AGFD relocation protocols. 60 SWC TANGERINE & THORNYDALE SPECIFIC PLAN J. Public Services 1. Utilities a. Sewer The Property is tributary to the Tres Rios Water Reclamation Facility via the Canada del Oro Interceptor. Capacity is currently available for the western portion of the site from the public sewer G-2003-057, downstream from manhole 3712-38 from the Sky Ranch subdivision to the south. Capacity is currently available for the eastern portion of the site from the public sewer G-2004-171, downstream from manhole 3471-07 adjacent to the west side of Thornydale Road. A sewer service agreement will be needed prior to development of the Project. (See Exhibit II1.1.o.1: PCRWRD Capacity Response Letter.) Exhibit lll.J.1.a: Proposed Sewer Connections Identifies sewer connection points for development on east and west sides fo the Wash. b. Water The water supply for the Project will be provided by Tucson Water, which has been designated by Arizona Department of Water Resources as having an assured water supply. A water service agreement is required to establish service to the Project. (See Exhibit ll. L. 1. b. 1: Tucson Water Availability Letter.) Exhibit II1.11.b: Proposed Water Connections identifies the schematic water system loop and connection points. IM ` Section III: Land Use Proposal J. Public Services Cont. Exhibit III.J.l.a: Proposed Sewer Connections SWC TANGERINE & THORNY❑ALE SPECIFIC PLAN SWC Thomydale & Tangerine Roads 1igao° T — p^ .4.ri.ry Fn�IV. 51�v�a I p ..eti � O +rowdw .. .R ...�.y�r. n� c •1` a "" _ - SmYry Bawr Ppe SdM _ Sv�ry SMr RC. Pbn Nur 224-13-001J O5� 224-13-001 L 5 224-13-001 K f.. SEWER CO NNECT1,1M SEVVERCOM4EC ION e POIN i FOR OEVElPhtE Ffr POINT FOR DEVELOPMENT -. 1N£ST OF 7ilE MAfN VVASk Ei15T QF TRE iAMN WhSM c { �000 a 1 room _ li��'c��il Mr. I.1���F�vH FC{'� WHi0t1 Section III: Land Use J. Public Services Cont. Exhibit III.J.1.b: Proposed Water Connections 62 SWC TANGERINE & THORNYDALE SPECIFIC PLAN TUCSON WATER r SYSTEM VALVE MAP KI W++.11[ vn.l [F l t5 n: M �UGn �NOTES, � SYknTW ., O ABANDONMENTS: :7 ......................... i Cp+NEti ��M n0v11 } p1�lECS✓DI NI Legend j i- w41ER �NE061213 1 �� seoelxil a. m.wl Section III: Land Use J. Public Services Cont. 2. Fire Service The Project will be served by Northwest Fire District. The closest fire station is Station 339 located at 12095 N. Thornydale Road, approximately one-quarter mile north of the Property, 3. Schools The Property is located within Marana Unified School District ("MUSD"). MUSD estimates this Project will generate approximately 59 elementary and 27 secondary students. (See Exhibit 111..3: MUSD Letter.) The future students will be able to attend Dove Mountain CSTEM K-8, Tortolita Middle School and Mountain View High School, all of which have capacity to absorb the impact of this Project. 63 SWC TANGERINE & THORNYDALE SPECIFIC PLAN K. Cultural, Archaeological & Historic Resources A Cultural Resources Inventory ("CRI") was performed by WestLand Resources, Inc. to identify potential environmental, historic or cultural impacts on the Property. The CRI identified two prehistoric cultural remains (an artifact scatter and one projectile point) on the Property. No historic artifacts or features were identified. No National Register of Historic Places -eligible sites were identified. WestLand Resources, Inc concluded that no historic properties will be adversely impacted by the Project. A qualified archaeologist will consult with the Army Corps of Engineers and make appropriate recommendations if the Property is found to contain 404 jurisdictional washes No further archaeological work is recommended at this time. jN Section III: Land Use Proposal J. Public Services Cont. Exhibit III.1.3: MUSD Letter 64 GOVLIlNING 1I ADMINISMATION \Iwrvl l•,P-..I• Ir h•laenl I�nwl �I,m in Ia II �nl.lwl,+„Ln.l Ilw, •r ll,p \nr•hr-•,lw. I N,� r .,•d,, ll.,nlel I'r11, I rnlvlw vLr nl.w \1. wl.rl \IE■'(, A Amt ,i llµ 1, \.., \,�I.n. ,+.L•nl I•�w I.n.i„Lm.� \I.•n,l.' IIViIH 4� • r 1>r.• .w. • w. r,lrrw.. IL nw 1Anu6n t Mays,2021 Robin Large Senior Land Planner ar Lanls 8, Sllvyn, P C RE: Proposed Development Tangerine and Thornydele Dear Ms Large, Thank you for informing us of the proposed 50.46 acre development south of Tangerine and west of Thomydale on parcels 2 24 13 0 011, 22413DO1L, and 22413001k Marana Unified School District currently uses a factor of 25 students per home for elementary and .l students per home for secondary. Vie use lower factors of .1 students per apartment for elementary and 05 students per apartment for secondary. The 110 homes and 310 apartments could generate about 59 elementary and 27 secondary students These future potential students ran be supported by the following schools with their current enrollment/rapaclly numbers shown; Dove Mountain CSTEM K -g (884/10001, Tortolhe Middle School (577/1234( and Mountain Vim Nigh School (1817/22571 All schools have capacity for the impact this proposed development may have on our student population under current conditions Thank you for supnwlmit the development of quality homes and busllse surm our community. M—rst Unified School District s•sovn TKIt w10 al Uuc Lcys to the continued success of our vmndtariel comer un4y Is the gwluy of our children's education This belief Is held so strongly that we have multiple developers providing the school dtnrict with rooftop Impact development fees The district uses these funds to ensure that necessary infrastructure Is in place to support growth and maintain an inspiring education for every child. Voluntary developer paniclpalton In this process Is an Invaluable investment In our community. Please contact the Marana Schools Finance Office at 520.682-4756 to learn more about participation Please contact Dan Contorno at 520-682-0756, or myself at 520-616-4521 if you have any further questions Sincerely, �.WlwaaaeM.la uvrwna u,r•tor w oovu a.l uynal nvlwu Moran. Un�wtl SMeel puller luvpiring stnrlenn to leans rodrrs and lead romon nv. 1127'11l' Gri. lt,Md • NU.— lrnum M64 • 620102-IL}I ssnn nurvlwnd ure SWC TANGERINE & THORNYDALE SPECIFIC PLAN e R S •' r "-' IV. Development & Design Regulations " T Section IV: Development & Design Regulations A. Applicability & Design Regulations The standards and guidelines contained within this Specific Plan shall supersede the standards within the Town Code and Land Development Code ("LDC"). If an issue, situation, or condition arises that is not addressed by this Specific Plan, the applicable portions of the Town Code and the LDC that are in place at the time of development shall apply. All construction and development within the Specific Plan area shall comply with applicable provisions of various codes and regulations adopted by the Town including, but not limited to, building, fire and lighting codes current at the time of development. B. Permitted Land Uses The Zoning Administrator may permit any use not specifically listed in this section if determined to be similar in nature and/or complementary to other permitted uses within the Specific Plan. The following uses are permitted within the Specific Plan: 1. Residential, including both single-family and multi -family uses, and related accessory structures 2. All uses permitted in the Town's Village Commercial ("VC") zone, subject to Table 3: Conditions Per Use in LDC § 17-4-3. 3. Food processing facility (e.g., microbrewery, bakery, etc.) when operated in conjunction with a restaurant or bar. 4. Existing wireless communication facilities may remain. 66 SWC TANGERINE & THORNYDALE SPECIFIC PLAN Section IV: Development & Design Requlations C. Site Development Standards 1. Single -Family Residential a. Minimum Lot Area: 4,000 square feet b. Minimum Lot Width & Depth: none c Maximum Lot Coverage: 75% d. Maximum Building Height: 30 feet (1) No more than 50% of the homes may be 2 -stories. (2) No more than two 2 -story homes may be located side by side on the same street (3) Any lot within 100 feet of the edge of the 300 -foot buffer as shown on the Land Use Concept Plan shall be limited to single -story e. Maximum Residential Density: 3.5 RAC f. Minimum Building Setbacks (1) Front • To livable area: 10 feet • To front -facing garage: 20 feet • To side -loaded garage: 10 feet • To non -livable area (e.g., patio structure): 10 feet • To side abutting street on corner lot: 10 feet (2) Side: per building code 67 (3) Rear: 10 feet, except for the following: • A minimum setback of five (5) feet shall be maintained from the rear and side property lines for an attached patio structure that is open and unenclosed on three (3) sides, as measured to the structure. (4) Accessory Structures: per building code g. Minimum Building Separation (1) Between SFRs within Specific Plan: per building code (2) Between Specific Plan SFR lot line and the Designated Points as shown on the Land Use Concept Plan (also applies to single-family detached MFR): 300 feet h. Minimum Open Space (1) A minimum of 30% of any single-family residential project shall be maintained as NUOS, which includes the mayor Wash corridor (2) NUOS shall be located along the major Wash corridor and within the 300 -foot buffers as shown on the Land Use Concept Plan with limited site development encroachment permitted along the boundary of the 300 -foot buffers closest to the Specific Plan residential area (drainage/road, etc.) (3) The major Wash corridor shall measure a minimum of 150 feet in width SWC TANGERINE & THORNYDALE SPECIFIC PLAN 2. Multi -Family & Commercial a Minimum Site Area: none b. Maximum Site Coverage: 75% c. Maximum Building Height: (1) Commercial: 40 feet (2) MFR shall be limited to 2 stories d. Maximum Residential Density: 25 RAC e. Minimum Perimeter Setbacks: (1) 25 feet from Tangerine & Thornydale Roads (2) Adjacent to more intense use: 0 feet (3) Adjacent to same or less intense use: 10 feet • For purposes of determining more/less intense use, generalized land use categories are listed below in order of most to least intense: o Retail/commercial o Office/multi-family residential o Single-family residential f Minimum Building Separation (1) Between buildings within Specific Plan: per building code (2) Between Specific Plan apartment -style MFR and the Designated Points as shown on the Land Use Concept Plan (not applicable to single-family detached MFR): 600 feet g. All commercial uses shall be located east of the Wash 108 Section IV: Development & Design Regulations SWC TANGERINE & THORNYDALE SPECIFIC PLAN D. Vehicular & Bicyle Parking Vehicular and bicycle parking will be provided in accordance with Town Code § 17-9 (Parking). E. Solid Waste & Recycling To be contracted with private service provider. F. Bufferyards & Screening Development within the specific Plan shall comply with Town Code § 17-11-7 (Landscape Requirements) except as provided herein. (1) Adjacent to Tangerine & Thornydale Roads: 10 -foot bufferyard with 36 -inch screen wall in vehicular parking areas that face Tangerine and Thornydale Roads (2) Adjacent to open space: none required (3) Adjacent to more Intense use: none required (4) Adjacent to same or less intense use: 10 -foot bufferyard with 5 -foot screen • For purposes of determining more/less intense use, generalized land use categories are listed below in order of most to least intense: o Retail/commercial o Office/multi-family residential o Single-family residential 68 Section IV: Development & Design Regulations G. Lighting This Project is committed to "Dark Skies" principles and the Town's Outdoor Lighting Code ("OLC"), which requires shielded lighting that does not spill over onto adjacent properties. A lighting plan will be prepared and submitted with the Project's building permit plans in accordance with the OLC's permit submission requirements. H. Signage Signage will be designed and permitted in accordance with Town Code § 17-10: Signs, except that no lighted wall signs are permitted on the west and south faces of non-residential buildings within 800 feet of the southern Property line. Address and unit number signage will be incorporated per Town Addressing requirements. I. Design Guidelines Unless otherwise provided in this Specific Plan, single-family residential projects within the Specific Plan will comply with the Town's Residential Design Standards (LDC § 17-7) Unless otherwise provided in this Specific Plan, multi -family residential and commercial projects within the Specific Plan will comply with the Town's Multi -Family, Commercial and Industrial Design Standards (LDC § 17-8). 69 SWC TANGERINE & THORNYDALE SPECIFIC PLAN Ino 14 +n r &AIL V. Implementation& Administration Nova I Section V: Implementation & Administration SWC TANGERINE & THORNYDALE SPECIFIC PLAN A. Administration & Interpretation The Specific Plan shall be administered by the Town's Zoning Administrator, and all implementation decisions shall be based on the purpose of the Specific Plan. If a conflict arises between the Specific Plan and the Land Development Code ("LDC'), the Specific Plan shall control. If the Specific Plan is silent on any issue, and the LDC is consulted, the purpose and intent of the Specific Plan shall control the Zoning Administrator's decision whether and how to apply the LDC. Appeals of any Zoning Administrator interpretation of this Specific Plan may be made to the Mayor & Council within 15 days of the date of the Interpretation. The Specific Plan will not result in the modification or change of any existing Town -adopted building codes. B. Amendments The Zoning Administrator may administratively approve minor (or insubstantial) changes, as defined in § 17-4-15(D) of the Marana Town Code, provided such changes are in conformance with the overall intent, goals and objectives of the Specific Plan as presented herein. Major (or substantial) amendments to the Specific Plan shall be those changes or modifications that materially alter the guiding goals and objectives as presented in the Specific Plan. Mayor amendments to the Specific Plan shall be processed in accordance with § 17-3-1 of the Marana Town Code 71 Moto Im .I lotr E VI. Appendices Appendix A: Site Resource Inventory SHEET LAYOUT OVERVIEW •.r r Yr .�• t A. -f;. frr f , - �i •Ir J � '1 LOCATION MAP OerSR.M PIMA COUNTY, ARIZONA 3' - 1 MILE SITE RESOURCE INVENTORY 'ROJECT 1Te aea.ry+nr4rylry Nmf fr�lY Avrlryu'k Nr W r 114-f 1(ON, R antl l; a Ierryt d 50.91.[n. rI uyevelppre Ync rnarnypM rase and rryennp. AwR svn rnyr. weal Ih.pylnl.,.r. aefine the raN and pp.a ppendaaes prvu rumam. r,wl.rcir rnr srnrlrA,l.w.:,:pe.,ern 1M.rerenv M Mie •eN ane .pur. me rypwnN. ae„nde.r pr me o•na.'>.raee B wun.a 10 a prY rr rrewA eep.M. vwd, Me{ryNtxr•,:T I-IMY Naeem 1n M—UpMndsuORF.an er0,renwan Crryerrl[M We[�r.rryneLrryysy M{n, '=- Nn T—meed iwriw ane tale -t—m, lfAh•%oa•b..e.p�rp..eRRlelkk wl„•r lneylrh [A'mee..rwwal an6OrryurtNeww.pe lOwrgle ,ele1'Ah •I•rrp mmu Nr,aalRrmY O,. w1.d—r n.p�aarrrle-_w'murL V>14hP•n Va4..e vann,karLl.wrnlb.n.-+.4 w.j(ph," w.l p, rewrpt h Lerrrrar lrreYNupL—, dy. kGNv.: rxniNadr vyu.le{� 'ao"waxrek MtM p.rfrkur•eN[!e, l.r4rnO. Iro` unmf<rA—'9`tt'kAI pt"IAme N++N�+e•a wrnr.aL.,. _.iMrkae.va ryrrk r�.a A•IcN pr+•{Op.aW val+er rrgl•.errl Ounrp lAmr•p.,M drepppj•Y.emN.w• WFMw6[ernirale Th: r Np Peaks • Na Ridges • N.Rock DUlvppp,n N.loo year needpl— • No Sleep H.Ilsitles . Np sl9�inwelvee�w. ee . Na lfn'wa at.a ro•ra.r,rery an Arcas and WJtlbk fender: Fpur warn onannelthe p,.,,iy,.pport a vegetation rommpmry tnae is Bever te pnhan[hat pn the surmuntl u�pM6 hut of most p([hesame.peaes. This verprlpa I., -g f.pn pn rhe tvm .artrin rC.'raAankrerrm+e tk•eba keu IW 1= k"rRInh pflM orMC x.rdnrl. wY.rnr.min'rfYw.re. 6lrtairyvrbpnrnlarhe prppt.aY Tlr r»ttrnvYryrl"Area-rslAesr�N ene ryvlll arw^wwliiar!ti!sn Ne .FT*V L M,erta4la,Ypele,ln,,Pr•'dH aedrNn Rr.i.11ife^r.rfflrle. a9eaeMN111e.pprpirAlr�U'pwery wiern anl�wfw..wen rryrl..renr.iawrmlrv.almarra.d cnelaPl.e.^3adrvnrglpw/hrar.r.Nnl: E f LEGEND -- PROJECTBOUNDARY SHEET MATCHLINE — — WILDLIFE CORRIDOR PARCEL BOUNDARY — — — RIPARIAN AREA COVER 1 o, 6 lid ■ : • � rw' y r _ .._._eai��:.:r•- : _ dr 'rlj.- • �}'. •4 : � Tr. L �1PY.�.P to � tx C T• b Total Slle Area: 50-91 a❑ (2,217,639.6sf) LOCATION MAP OerSR.M PIMA COUNTY, ARIZONA 3' - 1 MILE SITE RESOURCE INVENTORY 'ROJECT 1Te aea.ry+nr4rylry Nmf fr�lY Avrlryu'k Nr W r 114-f 1(ON, R antl l; a Ierryt d 50.91.[n. rI uyevelppre Ync rnarnypM rase and rryennp. AwR svn rnyr. weal Ih.pylnl.,.r. aefine the raN and pp.a ppendaaes prvu rumam. r,wl.rcir rnr srnrlrA,l.w.:,:pe.,ern 1M.rerenv M Mie •eN ane .pur. me rypwnN. ae„nde.r pr me o•na.'>.raee B wun.a 10 a prY rr rrewA eep.M. vwd, Me{ryNtxr•,:T I-IMY Naeem 1n M—UpMndsuORF.an er0,renwan Crryerrl[M We[�r.rryneLrryysy M{n, '=- Nn T—meed iwriw ane tale -t—m, lfAh•%oa•b..e.p�rp..eRRlelkk wl„•r lneylrh [A'mee..rwwal an6OrryurtNeww.pe lOwrgle ,ele1'Ah •I•rrp mmu Nr,aalRrmY O,. w1.d—r n.p�aarrrle-_w'murL V>14hP•n Va4..e vann,karLl.wrnlb.n.-+.4 w.j(ph," w.l p, rewrpt h Lerrrrar lrreYNupL—, dy. kGNv.: rxniNadr vyu.le{� 'ao"waxrek MtM p.rfrkur•eN[!e, l.r4rnO. Iro` unmf<rA—'9`tt'kAI pt"IAme N++N�+e•a wrnr.aL.,. _.iMrkae.va ryrrk r�.a A•IcN pr+•{Op.aW val+er rrgl•.errl Ounrp lAmr•p.,M drepppj•Y.emN.w• WFMw6[ernirale Th: r Np Peaks • Na Ridges • N.Rock DUlvppp,n N.loo year needpl— • No Sleep H.Ilsitles . Np sl9�inwelvee�w. ee . Na lfn'wa at.a ro•ra.r,rery an Arcas and WJtlbk fender: Fpur warn onannelthe p,.,,iy,.pport a vegetation rommpmry tnae is Bever te pnhan[hat pn the surmuntl u�pM6 hut of most p([hesame.peaes. This verprlpa I., -g f.pn pn rhe tvm .artrin rC.'raAankrerrm+e tk•eba keu IW 1= k"rRInh pflM orMC x.rdnrl. wY.rnr.min'rfYw.re. 6lrtairyvrbpnrnlarhe prppt.aY Tlr r»ttrnvYryrl"Area-rslAesr�N ene ryvlll arw^wwliiar!ti!sn Ne .FT*V L M,erta4la,Ypele,ln,,Pr•'dH aedrNn Rr.i.11ife^r.rfflrle. a9eaeMN111e.pprpirAlr�U'pwery wiern anl�wfw..wen rryrl..renr.iawrmlrv.almarra.d cnelaPl.e.^3adrvnrglpw/hrar.r.Nnl: E f LEGEND -- PROJECTBOUNDARY SHEET MATCHLINE — — WILDLIFE CORRIDOR PARCEL BOUNDARY — — — RIPARIAN AREA COVER 1 o, 6 _ ' • ' �', � `' :'� . -, ._" r ■ �* i Y ! �� ` it - • r 7-' ,: ' • .:•_ r '�: _ •i S , M. L■ 'fit' I r' .�,� •'� I ' }' r ,r i F••_ r • y• •�•_ _�., t�'� it -� x Yy• �/._ ; n :�'.�w •{1� Ir n���''r�M1I'iT'► •.._•,f c' : �y r -s.' 1. *'-• i ,+ ,'k.L. a[ Y� `F ! I.,.� - `� � ' 1 • } / i . � : _. j •, • .� .'dares ' • „� • i 4- �}� .. . t •r te . ?�. A AV vtF lot aix p X30' A y L: . } ti.� :�1 '+ " �• • ------ LEGEND — e ��•"•J ` p 'i PROJECT BOUNDARY SHEET MATCHLINE — WILDLIFE CORRIDOR LL•/%/`sHEFrs sN[ErsY II PARCELBOUNDARY --- RIMPIIMAREA rn 0 Of W ¢ ' o0 }W Z of z O w 2 � H z N z W Z rn Ld W O z SHEET 2 a 6 >i4.•130GIE • 2527411 '' 6 �-•r� �. •� s _ .A's '�' � d! � � �..�'�r� ,'11 '.,� *�' .� L 1�l �,� - � � � 40 a .y * �L � •'�� . x � Y m o - #47 q. ev �A f� "4;k ' r[6 air jlr LU 1 `��G, +.-♦ �! y_ w`+.. Q it r ■ w mil , a s T N• .� .�•. f p o � p o z rot bit • '� r . �. . Ir MATCHUNE SNEET 6 � 1 •� • 1 –MATCH. NE S14 5" Y,�- .- �}� .7 •• �. •' _ r • •'wi + .1 -I �. it k J' - 1 t `■* .'Wr .'' Tom'• .i y. 'Q ---u• // LEGEND .: ti d ~� swE[rz ! � pyo W.fh wYllr . C �� ■ I --- PROJECT BOUNDARY SHEET MATCHLINE — — W.MIFE CC DOR ]12]01 ►mmj� yeiE w4 L " !—. rau+-YI PARCELaCHJ O RY --- RIPARIAN AREA SHEET 3 w 6 r a 41 22�13Q '�� 1 '; , w PROJECT BOUNDARY SHEET MATCHUNE — — WILDLIFE CORRIDOR PARCEL BOUNDARY ROAkM ARTA U) D Q W Q D: � O Z w Ix z = U � O z Q W F Z N W C7 z r,cacl ws.� slur o SHEET 4 Q 6 22�13Q '�� 1 '; , w PROJECT BOUNDARY SHEET MATCHUNE — — WILDLIFE CORRIDOR PARCEL BOUNDARY ROAkM ARTA U) D Q W Q D: � O Z w Ix z = U � O z Q W F Z N W C7 z r,cacl ws.� slur o SHEET 4 Q 6 Ntet ' J4 4 "C4Ii.111 „s. �-►Al fi,• i. r$ `.•. .�,,. tib: •:. -*,,,� -•;,•: 14• Al w I per' �• .�-�• `1 A, �• ! i rYI i wrcn.uL arrr 3i, ,,4.=' 4 � � •�.• M1� .. � �� -'�Y yam. '_ '�' i. r� � j i� ` 1 • t .*. At LEGEND -- PROJECTBOUNDARY SHEETMATCHLINE — — WKbLjFETA ""A PARCEL BOUNDARY — — — RIPARIAN AREA !n ❑ Q cr w J > Q Z w Z �_ O w 2 C) F � 0 ❑m Q w w w C7 Z F '-.!...LL I -`2223 01 ND SHEET ~L .22 QU'Y Kr" .T■ ` + - .�` w.f. .lam ;� jIVA' r, fi Par - • � Ytr a •�, • �N ' .+, :� '`y 'tom 1 �'+'r: � �` I. s .ali •y _� err ,'; �?� .� .•y _'•� r .v _ NATCHDNE SHEEP R •� "�.�'* S -yam i7F' �- K, . r ' %.y � Q ,•r_i+'"'; ` •?•�. `� -�y_�4 ..T_. �[ i' '*- i .■ err' I ` L aL �l q4rKttLU d. :7 `fir' air, ■ �tOL L / o �` _ !x ,w S� i, f� � ,.•� � tib. • ❑ � r .+ _ x • 0 w Q rc LU w 57 :1 LLI Ab 9F b z IP • 4p 41, aeiy • 1sc) it +P , _ • _� .. v .� a-i.:.�ry �y `3� �L.�.r "� • �" k� �J'.'i� G�._ ¢R�i�s ti. y•_ �r�iii.:i.r �__. LEGEND L.Ri SHEETHLITCHLINIE .+ — WILDLIFE CORRIDOR L �_ J / raA zzzaai fro • / f .L—O� 5 • J PARCEL DDf1HphR1' Rf•RRIAN IAU SHEET Appendix B: AZGFD Online Review Tool Arizona Environmental Online Review Tool Report Arizona Game and Fish Department Mission To conserve Arizona's diverse wildlife resources and manage for safe, compatible outdoor recreation opportunities for current and future generations. Project Name: Thornydale and Tangerine Project Description: Residential Development Project Type: Development Within Municipalities (Urban Growth), Residential subdivision and associated infrastructure, New construction Contact Person: Gabrielle Diamond Organization: Private Consulting Firm On Behalf Of: CONSULTING Project ID: HGIS-13252 Please review the entire report for project type and/or species recommendations for the location information entered. Please retain a copy for future reference. Page 1 of 13 Arizona Game and Fish Department project_report_thornydale_ tangerine _ 42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Disclaimer: 1. This Environmental Review is based on the project study area that was entered. The report must be updated if the project study area, location, or the type of project changes. 2. This is a preliminary environmental screening tool. It is not a substitute for the potential knowledge gained by having a biologist conduct a field survey of the project area. This review is also not intended to replace anvircnmental consultation (in ciuding federal consultation under the Endangered Sped es Act), land use permuting, or the Departments review of site-specific projects. 3. The Departments Heritage Data {Management System (HRMS) data is not intended to include potential distribution or special status species. Arizona is large and diverse with plants, anlmets, and environmental conditions that are ever changing. ConsequanUy. many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. HDMS data contains Information about species occurrences that have actually been reported to the Department. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Such surveys may reveal previously undocumented population of species of special concern. 4. HabiMap Arizona data, specifically Species of Greatest Conservation Need (SGCN) under our State Wildlife Action Plan (SWAP) and Species of Economic and Recreational Importance (SERI), represent potential species distribution models for the State of Arizona which are subject to ongoing change, modification and refinement. The status of a wildlife resource can change quickly, and the availability of new data will necessitate a refined assessment. Locations Accuracy Disclaimer: Project locations are assumed to be both precise and accurate for the purposes of environmental review. The creator/owner of the Project Review Report is solely responsible for the project location and thus the correctness of the Project Review Report content. Page 2 of 13 Arizona Game and Fish Department project_report_thornydale_tangerine_42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Recommendations Disclaimer: 1. The Department is interested in the conservation of all fish and wildlife resources, including those species listed in this report and those that may have not been documented within the project vicinity as well as other game and nongame wildlife. 2. Recommendations have been made by the Department, under authority of Arizona Revised Statutes Title 5 (Amusements and Sports), 17 (Game and Fish), and 28 (Transportation). 3. Potential impacts to fish and wildlife resources may be minimized or avoided by the recommendations generated from information submitted for your proposed project. These recommendations are preliminary in scope, designed to provide early considerations on all species of wildlife. 4. Making this information directly available does not substitute for the Department's review of project proposals, and should not decrease our opportunity to review and evaluate additional project information and/or new project proposals. 5. Further coordination with the Department requires the submittal of this Environmental Review Report with a cover letter and project plans or documentation that includes project narrative, acreage to be impacted, how construction or project activity(s) are to be accomplished, and project locality information (including site map). Once AGFD had received the information, please allow 30 days for completion of project reviews. Send requests to: Project Evaluation Program, Habitat Branch Arizona Game and Fish Department 5000 West Carefree Highway Phoenix, Arizona 85086-5000 Phone Number: (623) 236-7600 Fax Number: (623) 236-7366 Or 6. Coordination may also be necessary under the National Environmental Policy Act (NEPA) and/or Endangered Species Act (ESA). Site specific recommendations may be proposed during further NEPA/ESA analysis or through coordination with affected agencies Page 3 of 13 Arizona Game and Fish Department project_report_thornydale_tangedne_42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Thornydale and Tangerine USA Topo Basemap With Locator Map Serviea Layar GrR7Rs. $oun:aa. Earl. HERE, Gamin, Inlarmap. mprpm nt P Corp,. GEBCA. USGS. FAO. NPS. NRCAN, GeoBase. IGN. tfadaatar Ni. Crdnant! Sunray. Earl Japan. METI. Esn China (Hong KvV), top OperZOeelMap Page 4 of 13 Arizona Game and Fish Department project_report_thornydale_tangerine_42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Thornydale and Tangerine Web Map As Submitted By User ❑ Project Boundary Project Size (acres): 51.06 Buffered Project Boundary Lat/Long (DD): 32.4222 / -111.0510 County(s): Pima AGFD Region(s): Tucson Township/Range(s): Tl 2S, R13E USGS Quad(s): RUELAS CANYON Source Esn G -E),, E -.-,r Geo ,ph— C1:E5'A — DS USDA USGS A—GRID. IGrL ane- GIS Uscr Com Ty E- HERE G— Icl m —GIS,s cnnnvn�� Page 5 of 13 Arizona Game and Fish Department project—report—thomydale—tangerine-42407-43761.pdf Project ID: H G I S - 13252 Review Date: 4113/2021 12:16:20 PM Thornydale and Tangerine Important Areas .10 A ........ L TIP' L 1 I.,[. Lo. Club ir LJ)L� 01/ 10 L, k, I I N e f iou A.d E 0 0 2Y50 55 1 1! 112-2 Project Boundary Project SIze (acres): 51 06 E] Buffered Project Boundary Lat/Lang (DID): 32 4222 1 -111.0510 Wildlife Connectivity County(s): Pima Important Connectivity Zones AGFI0 Region(s); Tucson Pinal county Riparian Township/Range(s): T1 2S. R1 3E USGS Quad(s): RUELAS CANYON Critical Habitat &u E HER" InM� � P4: � jGEGC0. USGS. FAO NPS. Important Bird Areas NRCAN. GmSaw, tG. K�,., ht 0 � Z- J.W, MET1. E.. Ch. (�� K�J (�, 0S..1LW �. .. ft GIS U-1 �Iy Page 6 of 13 Arizona Game and Fish Department project_report_thornydale —tangerine _ 42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Thornydale and Tangerine Township/Ranges and land Ownership �J IN W+E 0 0.2750.55 1.1 7.65 2.2 5 Miles U Project Boundary Buffered Project Boundary TownshiplRanges Land Ownership AZ Game & Fish Dept. BLM BOR Indian Res. Military Mixed/Other National ParklMon. Private Stale & Regional Parks State Trust US Forest Service Wildlife Area/Refuge Page 7 of 13 Project Size (acres): 51.06 Lat/Long (DD): 32.4222 / -111.0510 County(s): Pima AGFD Region(s): Tucson Townshp/Range(s): T12S, R13E USGS Quad(s)- RUELAS CANYON Swacas. EM NERL : GESCO. USW FAO, NPS NRCMI. Gee9aa, r_V +aCesr N drtnri j •. n Een Japan, MEn. E.. Chum (HWQ Rona) (c) OPanS—M*cmin s.—Iha GISW Conn MV Arizona Game and Fish Department project_report_thornydale_tangerine_42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Special Status Species Documented within 3 Miles of Project Vicinity Scientific Name Common Name FWS USFS BLM NPL SGCN Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl SC S S 1B Gopherus morafkai Sonoran Desert Tortoise C S S 1A Heloderma suspectum Gila Monster Wood Duck 1A Leptonycteris yerbabuenae Lesser Long -nosed Bat Sc 1A Lithobates yavapaiensis Lowland Leopard Frog SC S S 1A Tumamoca macdougalii Tumamoc Globeberry DL S S SR Note: Status code definitions can be found at. •1 I' Special Areas Documented that Intersect with Project Footprint as Drawn Scientific Name Common Name FWS USFS BLM NPL SGCN Riparian Area Riparian Area Note: Status code definitions can be found at hupsm Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on Predicted Range Models Scientific Name Common Name FWS USFS BLM NPL SGCN Aix sponsa Wood Duck 1B Ammospermophilus harrisii Harris' Antelope Squirrel 1B Anthus spragueii Sprague's Pipit SC 1A Aspidoscelis stictogramma Giant Spotted Whiptail SC S 1B Aspidoscelis xanthonota Red -backed Whiptail SC S 16 Athena cunicularia hypugaea Western Burrowing Owl SC S S 1B Calypte costae Costa's Hummingbird 1C Chilomeniscus stramineus Variable Sandsnake 1B Colaptes chrysoides Gilded Flicker S 1B Coluber bilineatus Sonoran Whipsnake 1B Corynorhinus townsendii pallescens Pale Townsend's Big -eared Bat SC S S 1B Crotalus tigris Tiger Rattlesnake 1 B Cynanthus latirostris Broad -billed Hummingbird S 1B Dipodomys spectabilis Banner -tailed Kangaroo Rat S 1 B Euderma maculatum Spotted Bat SC S S 1B Eumops perotis californicus Greater Western Bonneted Bat Sc S 1B Falco peregrinus anatum American Peregrine Falcon SC S S 1A Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl Sc S S 1B Gopherus morafkai Sonoran Desert Tortoise C S S 1A Haliaeetus leucocephalus Bald Eagle SC, S S 1A BGA Page 8 of 13 Arizona Game and Fish Department project_report_thornydale_tangerine_42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12.16.20 PM Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on Predicted Range Models Scientific Name Heloderma suspectum Incilius alvarius Lasiurus xanthinus Leptonycteris yerbabuenae Lepus alleni Macrotus californicus Melanerpes uropygialis Melospiza lincolnii Melozone aberti Micrathene whitneyi Micruroides euryxanthus Myiarchus tyrannulus Myotis occultus Myotis velifer Myotis yumanensis Nyctinomops femorosaccus Oreoscoptes montanus Oreothlypis luciae Panthera onca Peucaea carpalis Phrynosoma solare Phyllorhynchus browni Progne subis hesperia Setophaga petechia Spizella brewed Tadarida brasiliensis Toxostoma lecontei Vireo bellii arizonae Vulpes macrotis Common Name FWS USFS BLM NPL SGCN Gila Monster 1A Sonoran Desert Toad 1B Western Yellow Bat S 1B Lesser Long -nosed Bat SC 1A Antelope Jackrabbit 1B California Leaf -nosed Bat SC S 1B Gila Woodpecker 1B Lincoln's Sparrow 1 B Abert's Towhee S 1B Elf Owl Sonoran Coralsnake Brown -crested Flycatcher Arizona Myotis Cave Myotis Yuma Myotis Pocketed Free -tailed Bat Sage Thrasher Lucy's Warbler Jaguar Rufous -winged Sparrow Regal Horned Lizard Saddled Leaf -nosed Snake Desert Purple Martin Yellow Warbler Brewer's Sparrow Brazilian Free -tailed Bat LeConte's Thrasher Arizona Bell's Vireo Kit Fox SC SC SC LE No Status S S S S 1C 1B 1C 1B 1B 1B 1B 1C 1C 1A 1B 1B 1B 1B 1B 1C 1B 1B 1B 1B Species of Economic and Recreation Importance Predicted that Intersect with Project Footprint as Drawn Scientific Name Common Name FWS USFS BLM NPL SGCN Callipepla gambelii Gambel's Quail Odocoileus hemionus Mule Deer Pecan tajacu Javelina Puma concolor Mountain Lion Zenaida asiatica White -winged Dove Zenaida macroura Mourning Dove Page 9 of 13 Arizona Game and Fish Department project_report_thornydale_tangerine_42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Project Type: Development Within Municipalities (Urban Growth), Residential subdivision and associated infrastructure, New construction Project Type Recommendations: Fence recommendations will be dependant upon the goals of the fence project and the wildlife species expected to be impacted by the project. General guidelines for ensuring wildlife -friendly fences include: barbless wire on the top and bottom with the maximum fence height 42", minimum height for bottom 16". Modifications to this design may be considered for fencing anticipated to be routinely encountered by elk, bighorn sheep or pronghorn (e.g., Pronghorn fencing would require 18" minimum height on the bottom). Please refer to the Department's Fencing Guidelines located on Wildlife Friendly Guidelines page, which is part of the Wildlife Planning button at I During the planning stages of your project, please consider the local or regional needs of wildlife in regards to movement, connectivity, and access to habitat needs. Loss of this permeability prevents wildlife from accessing resources, finding mates, reduces gene flow, prevents wildlife from re -colonizing areas where local extirpations may have occurred, and ultimately prevents wildlife from contributing to ecosystem functions, such as pollination, seed dispersal, control of prey numbers, and resistance to invasive species. In many cases, streams and washes provide natural movement corridors for wildlife and should be maintained in their natural state. Uplands also support a large diversity of species, and should be contained within important wildlife movement corridors. In addition, maintaining biodiversity and ecosystem functions can be facilitated through improving designs of structures, fences, roadways, and culverts to promote passage for a variety of wildlife. Guidelines for many of these can be found at: f I i Consider impacts of outdoor lighting on wildlife and develop measures or alternatives that can be taken to increase human safety while minimizing potential impacts to wildlife. Conduct wildlife surveys to determine species within project area, and evaluate proposed activities based on species biology and natural history to determine if artificial lighting may disrupt behavior patterns or habitat use. Use only the minimum amount of light needed for safety. Narrow spectrum bulbs should be used as often as possible to lower the range of species affected by lighting. All lighting should be shielded, canted, or cut to ensure that light reaches only areas needing illumination. Minimize the potential introduction or spread of exotic invasive species, including aquatic and terrestrial plants, animals, insects and pathogens. Precautions should be taken to wash and/or decontaminate all equipment utilized in the project activities before entering and leaving the site. See the Arizona Department of Agriculture website for a list of prohibited and restricted noxious weeds at httas:IC4vww.invasivesPecWsirnf aavlunitedstal iaxshtml and the Arizona Native Plant Society httos:Nazn sp co lir vas for recommendations on how to control. To view a list of documented invasive species or to report invasive species in or near your project area visit iMapinvasives - a national cloud -based application for tracking and managing invasive species at hj1 I. • To build a list: zoom to your area of interest, use the identify/measure tool to draw a polygon around your area of interest, and select "See What's Here" for a list of reported species. To export the list, you must have an account and be logged in. You can then use the export tool to draw a boundary and export the records in a csv file. The construction or maintenance of water developments should include: incorporation of aspects of the natural environment and the visual resources, maintaining the water for a variety of species, water surface area (e.g., bats require a greater area due to in-flight drinking), accessibility, year-round availability, minimizing potential for water quality problems, frequency of flushing, shading of natural features, regular clean-up of debris, escape ramps, minimizing obstacles, and minimizing accumulation of silt and mud. Page 10 of 13 Arizona Game and Fish Department project_report_thornydale_tangerine_42407_43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Minimization and mitigation of impacts to wildlife and fish species due to changes in water quality, quantity, chemistry, temperature, and alteration to flow regimes (timing, magnitude, duration, and frequency of floods) should be evaluated. Minimize impacts to springs, in -stream flow, and consider irrigation improvements to decrease water use. If dredging is a project component, consider timing of the project in order to minimize impacts to spawning fish and other aquatic species (include spawning seasons), and to reduce spread of exotic invasive species. We recommend early direct coordination with Project Evaluation Program for projects that could impact water resources, wetlands, streams, springs, and/or riparian habitats. The Department recommends that wildlife surveys are conducted to determine if noise -sensitive species occur within the project area. Avoidance or minimization measures could include conducting project activities outside of breeding seasons. Based on the project type entered, coordination with State Historic Preservation Office may be required (htlr !/a2sta�f�rtiii5 com1514r1f1 .-ax.ntmc). Trenches should be covered or back-filled as soon as possible. Incorporate escape ramps in ditches or fencing along the perimeter to deter small mammals and herptefauna (snakes, lizards, tortoise) from entering ditches. Communities can actively support the sustainability and mobility of wildlife by incorporating wildlife planning into their regional/comprehensive plans, their regional transportation plans, and their open space/conservation land system programs. An effective approach to wildlife planning begins with the identification of the wildlife resources in need of protection, an assessment of important habitat blocks and connective corridors, and the incorporation of these critical wildlife components into the community plans and programs. Community planners should identify open spaces and habitat blocks that can be maintained in their area, and the necessary connections between those blocks to be preserved or protected. Community planners should also work with State and local transportation planning entities, and planners from other communities, to foster coordination and cooperation in developing compatible development plans to ensure wildlife habitat connectivity. The Department's guidelines for incorporating wildlife considerations into community planning and developments can be found on the Widlife Friendly Guidelines portion of the Wildlife Planning page at i i }i fir• Design culverts to minimize impacts to channel geometry, or design channel geometry (low flow, overbank, floodplains) and substrates to carry expected discharge using local drainages of appropriate size as templates. Reduce/minimize barriers to allow movement of amphibians or fish (e.g., eliminate falls). Also for terrestrial wildlife, washes and stream corridors often provide important corridors for movement. Overall culvert width, height, and length should be optimized for movement of the greatest number and diversity of species expected to utilize the passage. Culvert designs should consider moisture, light, and noise, while providing clear views at both ends to maximize utilization. For many species, fencing is an important design feature that can be utilized with culverts to funnel wildlife into these areas and minimize the potential for roadway collisions. Guidelines for culvert designs to facilitate wildlife passage can be found on the home page of this application at hitlas ! v nin '1 II k' Based on the project type entered, coordination with Arizona Department of Environmental Quality may be required (htW .OZLI[era.govl). Based on the project type entered, coordination with Arizona Department of Water Resources may be required (tiltp 5;//f1P iLaz1yaJeL=y(). Based on the project type entered, coordination with U.S. Army Corps of Engineers may be required ( ) Based on the project type entered, coordination with County Flood Control district(s) may be required Page 11 of 13 Arizona Game and Fish Department project_report_thomydale tangerine_42407 43761.pdf Project ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM Development plans should provide for open natural space for wildlife movement, while also minimizing the potential for wildlife -human interactions through design features. Please contact Project Evaluation Program for more information on living with urban wildlife ata�g2 or at htWs rhawvu_azgfd_comlwildlkf (pJanninglwildlifenuidelioesl and httos:ll Yyjtli• Vegetation restoration projects (including treatments of invasive or exotic species) should have a completed site - evaluation plan (identifying environmental conditions necessary to re-establish native vegetation), a revegetation plan (species, density, method of establishment), a short and long-term monitoring plan, including adaptive management guidelines to address needs for replacement vegetation. •rITII_ • Project Location and/or Species Recommendations: HDMS records indicate that one or more native plants listed on the Arizona Native Plant Law and Antiquities Act have been documented within the vicinity of your project area. Please contact: Arizona Department of Agriculture 1688 W Adams St. Phoenix, AZ 85007 Phone: 602.542.4373 ,•, , •i�",.,,,i,,,� „ n, r� in��.aar� if�r� ��rns�,rivA� 7nPlani°� 7nR��lPc9t 7n -°S 7RAi912n>7ent°�2Qaf9620Ao.odl starts on page 44 HDMS records indicate that one or more Listed, Proposed, or Candidate species or Critical Habitat (Designated or Proposed) have been documented in the vicinity of your project. The Endangered Species Act (ESA) gives the US Fish and Wildlife Service (USFWS) regulatory authority over all federally listed species. Please contact USFWS Ecological Services Offices at 1 or: Phoenix Main Office 9828 North 31st Avenue #C3 Phoenix, AZ 85051-2517 Phone: 602-242-0210 Fax: 602-242-2513 Tucson Sub -Office 201 N. Bonita Suite 141 Tucson, AZ 85745 Phone: 520-670-6144 Fax: 520-670-6155 Flagstaff Sub -Office SW Forest Science Complex 2500 S. Pine Knoll Dr. Flagstaff, AZ 86001 Phone: 928-556-2157 Fax: 928-556-2121 HDMS records indicate that Sonoran Desert Tortoise have been documented within the vicinity of your project area. Please review the Tortoise Handling Guidelines found at: httPSLIJ Am.aZafd.gomlwildlifelnongai-nomanagement/to HDMS records indicate that Lesser Long -nosed Bats have been documented within the vicinity of your project area. Please review the Lesser Long -nosed Bat Management Guidelines at: Page 12 of 13 Arizona Game and Fish Department project_report_thornydale_ tangerine _ 42407_43761.pdf Proiect ID: HGIS-13252 Review Date: 4/13/2021 12:16:20 PM This review has identified riparian areas within the vicinity of your project. During the planning stage of your project, avoid, minimize, or mitigate any potential impacts to riparian areas identified in this report. Riparian areas play an important role in maintaining the functional integrity of the landscape, primarily by acting as natural drainages that convey water through an area, thereby reducing flood events. In addition, riparian areas provide important movement corridors and habitat for fish and wildlife. Riparian areas are channels that contain water year-round or at least part of the year. Riparian areas also include those channels which are dry most of the year, but may contain or convey water following rain events. All types of riparian areas offer vital habitats, resources, and movement corridors for wildlife. The Pinal County Comprehensive Plan (i.e. policies 6.1.2.1 and 7.1.2.4), Open Space and Trails Master Plan, Drainage Ordinance, and Drainage Design Manual all identify riparian area considerations, guidance, and policies. Guidelines to avoid, minimize, or mitigate impacts to riparian habitat can be found at httns:!lwww.azafd.cQmlwildlife/plgnningwnldGgf�gl,I,lCI inesr. Based on the project type entered, further consultation with the Arizona Game and Fish Department and Pinal County may be warranted. Page 13 of 13