HomeMy WebLinkAboutSWC Tangerine and Thornydale Specific Plan AmendmentSW C TA N GE R I N E & THORNYDALE SP E CIFIC PL A N
4011 W. Tangerine Rd.
Marana, Arizona 85658
Project No.: PCZ2109-001
Approved September 20, 2022
Accepted: 09/30/2022
Ord. No.: 2022.014
GABRIELLA CAZARES-KELLY, RECORDER ' y.rrr_-
III I III II III MI 111 II III III IIRecordedBy: MAM2 0/
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DEPUTY RECORDER
f SEQUENCE: 20222730142
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SMARA A PIMA COUNTY
NO. PAGES:
Ax co naesocr10E4 09/30/2022
TOWN OF MARANA 9:48:08
PICKUP
MARANA ORDINANCE NO. 2022.014
RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY
50.92 ACRES OF LAND LOCATED AT THE SOUTHWEST CORNER OF
THORNYDALE ROAD AND TANGERINE ROAD FROM R-144 (RESIDENTIAL) TO SP
SPECIFIC PLAN), CREATING THE SWC TANGERINE & THORNYDALE SPECIFIC
PLAN; AND APPROVING A MINOR AMENDMENT TO THE MARANA GENERAL
PLAN LAND USE DESIGNATION FROM COMMERCIAL (C) TO MASTER PLAN
AREA (MPA)
WHEREAS H3T Partners, LLC, and Silverbell Properties, LLC (the "Property
Owners"), own approximately 50.92 acres of land located at the southwest corner of
Thornydale Road and Tangerine Road within Section 6, Township 12 South, and Range
13 East, described on Exhibit "A" attached to and incorporated in this ordinance by this
reference (the "Rezoning Area"); and
WHEREAS the Property Owners have authorized Lazarus&Silvyn,P.C.to submit
an application to rezone the Rezoning Area from R-144 (Residential) to SP (Specific Plan)
this Rezoning"), and to request a minor amendment to the Marana General Plan
changing the land use category for the Rezoning Area from Commercial (C) to Master
Plan Area (MPA); and
WHEREAS the Marana Planning Commission held a public hearing to consider
this Rezoning on August 31, 2022, and voted unanimously 7-0 to recommend that the
Town Council approve this Rezoning and minor general plan amendment subject to the
recommended conditions, plus additional conditions deemed appropriate by the
Commission; and
WHEREAS the Marana Mayor and Town Council held a public hearing to
consider this Rezoning on September 20, 2022, and determined that this Rezoning and
minor general plan amendment should be approved.
NOW,THEREFORE,BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The zoning of the Rezoning Area is hereby changed from R-144
Residential) to SP (Specific Plan), creating the SWC Tangerine & Thornydale Specific
Plan. The SWC Tangerine & Thornydale Specific Plan, one electronic and one printed
copy of which are on file in the office of the Town Clerk of the Town of Marana, Arizona,
which was made a public record by and is attached as Exhibit A to Marana Resolution
Ordinance No.2022.014 1 -
No. 2022-099, is hereby referred to, adopted and made part of this ordinance as if fully
set out here.
Section 2. A minor amendment to the General Plan is hereby approved,changing
the General Plan land use designation of the Rezoning Area from Commercial (C) to
Master Plan Area (MPA).
Section 3. This Rezoning is subject to the following conditions, the violation of
which shall be treated in the same manner as a violation of the Marana Town Code (but
which shall not cause a reversion of this Rezoning), and which shall be binding on the
Property Owners and their successors in interest (all of whom are collectively included
in the term"Property Owners" in the following conditions):
1. Compliance with all applicable provisions of the Town's codes and ordinances
current at the time of any subsequent development including, but not limited to,
requirements for public improvements and payment of application fees and
applicable development impact fees.
2. Any preliminary plat or development plan for any portion of the Rezoning Area shall
be in general conformance with the Conceptual Site Plan(s) presented to and
approved by the Town Council as part of this Rezoning.
3. A master drainage study must be submitted by the Property Owners and accepted by
the Town Engineer prior to Town approval of a preliminary plat or development plan
for any portion of the Rezoning Area.
4. A water infrastructure and phasing plan (WIP) must be submitted by the Property
Owners and accepted by Tucson Water (the "water utility") prior to approval of a
preliminary plat or development plan for any portion of the Rezoning Area. The WIP
shall identify all on-site and off-site water facilities needed to serve the proposed
development. The WIP shall include all information required by the water provider,
such as (but not limited to) analysis of water use and fire flow requirements, and well
source, reservoir, and booster station infrastructure needed to serve the proposed
development. If the water provider requires a water service agreement as a condition
of service to the proposed development, the Property Owners must enter into a water
service agreement with the water provider consistent with the accepted WIP.
5. A master sewer plan must be submitted by the Property Owners and accepted by
Pima County Regional Wastewater Reclamation Department (the "wastewater
utility") prior to the approval of any final plat or development plan for the Rezoning
Area. The master sewer plan shall identify all on-site and off-site wastewater facilities
needed to serve the proposed development,and shall include all information required
by the wastewater utility. If the wastewater utility requires a sewer service agreement
as a condition of service to the proposed development, the Property Owners must
enter into a sewer service agreement with the wastewater utility consistent with the
accepted master sewer plan.
Ordinance No.2022.014 2 -
6. The Property Owners must design and construct any roadway, drainage, water, and
wastewater improvements, and dedicate or acquire any property rights associated
with those improvements, that the Town requires based on the data and findings of
the accepted traffic impact analysis, the accepted master drainage study, the accepted
WIP, the accepted master sewer plan, and other studies approved in connection with
the approval of a preliminary plat or development plan for any portion of the
Rezoning Area.
7. The final design of all streets and circulation facilities, including gated access (if
applicable) must be accepted by the Northwest Fire District prior to Town Council
consideration of a final plat for any portion of the Rezoning Area.
8. No approval, permit or authorization by the Town of Marana authorizes violation of
any federal or state law or regulation or relieves the Property Owners from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. The
Property Owners should retain appropriate experts and consult appropriate federal
and state agencies to determine any action necessary to assure compliance with
applicable laws and regulations.
9. The Property Owners shall transfer to the water provider,by the appropriate Arizona
Department of Water Resources form, those water rights being IGR, Type I or Type II
for providing designation of assured water supply and water service to the Rezoning
Area. If Type I or Type II is needed on the Rezoning Area, the water provider and the
Property Owners shall arrive at an agreeable solution to the use of those water rights
appurtenant to the affected portion of the Rezoning Area.
10. Prior to the issuance of any grading permits, the Property Owners shall submit
evidence to the Town that all federal permit requirements have been met through the
Corps of Engineers and the State Historic Preservation Office, if federal permits are
required for the development of the Rezoning Area.
11. The Property Owners shall not cause any lot split of any kind without the written
consent of the Town of Marana.
12. There shall be a minimum building setback, applicable to all structures, of 300 feet
measured from a fixed point along the west and south property boundaries of the
Rezoning Area nearest the existing residences in the Sky Ranch subdivision. An
additional 100-foot setback,beyond the 300 feet,will apply to any two-story residence
proposed to be constructed in this portion of the Rezoning Area. Additionally, there
shall be a minimum 600-foot building setback, measured from the same fixed point
on the west and south property boundaries, applicable to any apartment-style
multi-family structure constructed in this portion of the Rezoning Area. These
building setbacks are depicted on the Land Use Concept Plan and the Illustrative
Concepts within the Specific Plan document.
Ordinance No.2022.014 3 -
13. Commercial development is prohibited west of the wash depicted as"open space" on
the Land Use Concept Plan and Illustrative Concepts within the Specific Plan
document.
14. Multi-family development is restricted to two stories throughout the Rezoning Area.
15. The wash depicted as "open space" on the Land Use Concept Plan and Illustrative
Concepts within the Specific Plan document shall have a width of at least 150 feet.
16. No more than 50% of single-family residential structures may be two stories.
17. The approximately 24-armed Saguaro cactus,located approximately 175 feet south of
the second Tangerine Road drainage structure east of the western property boundary
of the Rezoning Area, shall be preserved in accordance with Town Code
Chapter 17-11 and native plant preservation standards.
18. Within 60 days after the adoption of this ordinance, the Property Owners shall
provide the Development Services Department with two bound copies, and two
electronic CD copies in PDF format, which will also include graphics of the
Conceptual Site Plan(s) plan in JPEG or other suitable format, of the SWC Tangerine
Thornydale Specific Plan.
Section 4. All ordinances, resolutions and motions and parts of ordinances,
resolutions, and motions of the Marana Town Council in conflict with the provisions of
this ordinance are hereby repealed, effective as of the effective date of this ordinance.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction,such decision shall not affect the validity of the remaining
portions of this ordinance.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 20th day of September, 2022.
Mayor Ed onea
ATT APPROVED AS TO FORM:
David Udall, Town Clerk Jarall, Town Attorney
4<S&
Ammommisommines
MARANA AZ
ESTABLISHED 1977
Ordinance No.2022 014 4 -
Order No. 51013209-051-51-DOC
27C165 Commitment for Title Insurance (Adopted 6-17-06 Revised 08-01-2016)Page 3
Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA
members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land
Title Association.
EXHIBIT A to Marana Ordinance No. 2022.014
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF PIMA, STATE OF ARIZONA,
AND IS DESCRIBED AS FOLLOWS:
Parcel A: (224-13-001J)
A part of the property recorded in Sequence No. 20120580016 and Sequence No. 20112130097 records of Pima
County, located in Government Lots 1 and 2 of Section 6, Township 12 South, Range 13 East, Gila and Salt River
Base and Meridian, Pima County, Arizona, described as follows:
BEGINNING at the Northeast corner of said Section 6;
THENCE South 89 degrees 23 minutes 59 seconds West 30.00 feet from said POINT OF BEGINNING, Westerly
along the North line of the Northeast quarter of said Section 6 to a point thereon;
THENCE South 00 degrees 39 minutes 06 seconds East 1067.07 feet Southerly along the East line of a right-of-
way acquisition filed in Sequence No. 20161300547, records of said Pima County, to the Southeast corner
thereof;
THENCE South 89 degrees 24 minutes 53 seconds West 44.99 feet Westerly to the Southwest corner of said
acquisition;
THENCE North 00 degrees 39 minutes 04 seconds West 839.67 feet Northerly along the West line of said
acquisition to the TRUE POINT OF BEGINNING of Parcel A herein described;
THENCE South 89 degrees 23 minutes 59 seconds West 1410.79 feet leaving said TRUE POINT OF
BEGINNING, Westerly to an angle point;
THENCE South 45 degrees 24 minutes 55 seconds West 675.59 feet leaving said angle point, Southwesterly to
an angle point in the boundary of the subdivision, Sky Ranch, Book 58 of Maps and Plats at page 58 thereof,
records of said Pima County;
THENCE South 89 degrees 24 minutes 53 seconds West 630.00 feet leaving said angle point, Westerly along
said boundary to an angle point, establishing the Southwest corner of said Parcel A;
THENCE North 00 degrees 34 minutes 09 seconds West 596.39 feet Northerly along said boundary to a point
establishing the Northwest corner of said Parcel A;
THENCE North 89 degrees 23 minutes 59 seconds East 1699.07 feet leaving said Northwest corner, Easterly
along the South right-of-way line of Tangerine Road as established by Sequence No. 20173170605, records of
said Pima County, to an angle point described in said acquisition filed in Sequence No. 20161300547
THENCE North 00 degrees 36 minutes 01 seconds West 50.00 feet Northerly to an angle point;
THENCE North 89 degrees 23 minutes 59 seconds East 90.00 feet Easterly to an angle point;
THENCE South 00 degrees 36 minutes 01 seconds East 50.00 feet Southerly to an angle point;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—
Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic
form.
Order No. 51013209-051-51-DOC
EXHIBIT A to Marana Ordinance No. 2022.014
Continued)
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—
Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic
form.
27C165 Commitment for Title Insurance (Adopted 6-17-06 Revised 08-01-2016)Page 4
Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA
members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land
Title Association.
THENCE North 89 degrees 23 minutes 59 seconds East 389.86 feet to an angle point;
THENCE North 00 degrees 36 minutes 01 seconds West 50.00 feet to an angle point; THENCE North 89 degrees
23 minutes 59 seconds East 72.00 feet Easterly to an angle point;
THENCE South 00 degrees 36 minutes 01 seconds East 50.00 feet to an angle point; THENCE North 89 degrees
23 minutes 59 seconds East 250.55 feet Easterly to a point of curve;
THENCE an arc distance 39.25 feet along the arc of a curve to the right having a radius of 25.00 feet, through a
delta of 89 degrees 56 minutes 36 seconds to a point of tangency;
THENCE South 00 degrees 39 minutes 25 seconds East 102.41 feet leaving said point of tangency, Southerly
along the West line of said acquisition to the TRUE POINT OF BEGINNING.
Parcel B: (224-13-001K)
A part of the property recorded in Sequence No. 20120580016 and Sequence No. 20112130097 records of Pima
County, located in Government Lots 1 and 2 of Section 6, Township 12 South, Range 13 East, Gila and Salt River
Base and Meridian, Pima County, Arizona, described as follows:
BEGINNING at the Northeast corner of said Section 6;
THENCE South 89 degrees 23 minutes 59 seconds West 30.00 feet from said POINT OF BEGINNING, Westerly
along the North line of the Northeast quarter of said Section 6 to a point thereon;
THENCE South 00 degrees 39 minutes 06 seconds East 1067.07 feet Southerly along the East line of a right-of-
way acquisition filed in Sequence No. 20161300547, records of said Pima County, to the Southeast corner
thereof;
THENCE South 89 degrees 24 minutes 53 seconds West 44.99 feet Westerly to the Southwest corner of said
acquisition, establishing the TRUE POINT OF BEGINNING of Parcel B herein described;
THENCE South 89 degrees 24 minutes 53 seconds West 1897.85 feet leaving said TRUE POINT OF
BEGINNING,
Westerly along the boundary of the subdivision, Sky Ranch, Book 58 of Maps and Plats at page 58 thereof,
records of said Pima County, to an angle point;
THENCE North 00 degrees 34 minutes 09 seconds West 370.00 feet Northerly along the boundary of said
subdivision to an angle point;
THENCE North 45 degrees 24 minutes 55 seconds East 675.59 feet Northeasterly to an angle point;
THENCE North 89 degrees 23 minutes 59 seconds East 372.62 feet leaving said angle point, Easterly along a
line parallel with the North line of the Northeast quarter of said Section 6 to an angle point;
THENCE South 00 degrees 39 minutes 04 seconds East 711.99 feet Southerly to an angle point;
Order No. 51013209-051-51-DOC
27C165 Commitment for Title Insurance (Adopted 6-17-06 Revised 08-01-2016)Page 5
Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA
members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land
Title Association.
EXHIBIT A to Marana Ordinance No. 2022.014
Continued)
THENCE North 89 degrees 24 minutes 53 seconds East 1038.17 feet Easterly to a point on the West line of said
acquisition;
THENCE South 00 degrees 39 minutes 04 seconds East 127.41 feet Southerly along the West line of said
acquisition to the TRUE POINT OF BEGINNING.
Parcel C: (224-13-001L)
A part of the property recorded in Sequence No. 20120580016 and Sequence No. 20112130097 records of Pima
County, located in Government Lots 1 and 2 of Section 6, Township 12 South, Range 13 East, Gila and Salt River
Base and Meridian, Pima County, Arizona, described as follows:
BEGINNING at the Northeast corner of said Section 6;
THENCE South 89 degrees 23 minutes 59 seconds West 30.00 feet from said POINT OF BEGINNING, Westerly
along the North line of the Northeast quarter of said Section 6 to a point thereon;
THENCE South 00 degrees 39 minutes 06 seconds East 1067.07 feet Southerly along the East line of a right-of-
way acquisition filed in Sequence No. 20161300547, records of said Pima County, to the Southeast corner
thereof;
THENCE South 89 degrees 24 minutes 53 seconds West 44.99 feet Westerly to the Southwest corner of said
acquisition;
THENCE North 00 degrees 39 minutes 04 seconds West 127.41 feet Northerly along the West line of said
acquisition to the TRUE POINT OF BEGINNING of Parcel C herein described;
THENCE South 89 degrees 24 minutes 53 seconds West 1038.17 feet from said TRUE POINT OF BEGINNING,
Westerly to a point establishing the Southwest corner of said Parcel C;
THENCE North 00 degrees 39 minutes 04 seconds West 711.99 feet Northerly to a point establishing the
Northwest corner of Parcel C;
THENCE North 89 degrees 23 minutes 59 seconds East 1038.17 feet Easterly to a point on the West line of said
acquisition;
THENCE South 00 degrees 39 minutes 04 seconds East 712.26 feet Southerly along the West line of said
acquisition to the TRUE POINT OF BEGINNING.
APN: 224-13-001K
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Fidelity National Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—
Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic
form.
TABLE OF CONTENTS
Section I. INTRODUCTION
A. Introduction.................................................................................................................
B. Make Marana 2040 General Plan Amendment..........................................................
C. Honoring Out Heritage. Heralding the Future............................................................
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A. Purpose & Intent ........................................................................................................
B. Existing Land Uses ......................................................................................................
1. Site Location ....................................................................................................
2. Existing Onsite Land Use & Zoning...................................................................
3. Existing Conditions on Properties within a One-Quarter Mile Radius.............
4. Well Sites within 100 Feet of Property ...........................................................
C. Topography & Slope ...................................................................................................
1. Hillside Conservation Areas..............................................................................
2. Rock Outcrops .................................................................................................
3. Slopes of 15% or Greater...................................................................................
4. Other Significant Topographic Features...........................................................
5. Statement of Pre-Development Cross-Slope....................................................
D. Hydrology, Water Resources & Drainage ..................................................................
1. Offsite Watersheds & Features........................................................................
2. Characteristics of Onsite Hydrology..................................................................
E. Vegetation ..................................................................................................................
1. Vegetative Communities & Associations..........................................................
2. Significant Cacti & Groups of Trees...................................................................
3. Special-Status Plant Species..............................................................................
4. Vegetative Densities..........................................................................................
F. Wildlife ........................................................................................................................
1. Letter from Habitat Specialist...........................................................................
Section II. DEVELOPMENT CAPABILITY INVENTORY ANALYSIS
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G. Soils & Geology ...........................................................................................................
1. Soils....................................................................................................................
2. Geology..............................................................................................................
H. Viewsheds ...................................................................................................................
1. Viewsheds Onto & Across the Site...................................................................
2. Areas of High Visibility from Adjacent Off-Site Uses.......................................
I. Traffic Circulation & Road System ..............................................................................
1. Existing & Proposed Off-Site Streets.................................................................
2. Arterial Intersections within One Mile.............................................................
3. Existing Bicycle & Pedestrian Ways..................................................................
J. Recreation & Trails ......................................................................................................
K. Cultural, Archaeological & Historic Resources............................................................
L. Existing Infrastructure & Public Facilities ...................................................................
1. Public Utilities....................................................................................................
2. Private Utilities..................................................................................................
M. McHarg Composite Map ...........................................................................................
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Section III. LAND USE PROPOSAL
A. Relationship to Adopted Plans ..................................................................................
B. Compatibility with Surrounding Properties ...............................................................
C. Land Use ....................................................................................................................
D. Circulation ..................................................................................................................
E. Open Space & Recreation...........................................................................................
F. Topography & Grading ................................................................................................
G. Hydrology & Drainage ...............................................................................................
H. Vegetation...................................................................................................................
I. Wildlife ........................................................................................................................
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i
TABLE OF CONTENTS
J. Public Services..............................................................................................................
1. Utilities .............................................................................................................
2. Fire Service ......................................................................................................
3. Schools .............................................................................................................
K. Cultural, Archaeological & Historic Resources............................................................
Section IV. DEVELOPMENT & DESIGN REGULATIONS
A. Applicability & Design Regulations ............................................................................
B. Permitted Land Uses ..................................................................................................
C. Site Development Standards.......................................................................................
1. Single-Family ....................................................................................................
2. Mixed-Use ........................................................................................................
D. Vehicular & Bicyle Parking ..........................................................................................
E. Solid Waste & Recycling .............................................................................................
F. Bufferyards & Screening ...........................................................................................
G. Lighting ......................................................................................................................
H. Signage .......................................................................................................................
I. Design Guidelines........................................................................................................
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Section V. IMPLEMENTATION & ADMINISTRATION
A. Administration & Interpretation ................................................................................
B. Amendments .............................................................................................................
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Section VI. APPENDICES
A . Site Resource Inventory.............................................................................................. 73
ii
B . AZGFD Online Review Tool......................................................................................... 79
TABLE OF CONTENTS
LIST OF EXHIBITS
Exhibit I.A: Regional Context............................................................................................
Exhibit II.B.1.a: Property Location ..................................................................................
Exhibit II.B.1.b: Property Description..............................................................................
Exhibit II.B.2: Existing Zoning...........................................................................................
Exhibit II.B.3.b: General Plan Designations......................................................................
Exhibit II.B.3.c: Existing Land Uses...................................................................................
Exhibit II.C: Topography & Slope......................................................................................
Exhibit II.D: Pre-Development Hydrology........................................................................
Exhibit II.E.1: Vegetative Communities & Associations...................................................
Exhibit II.E.2: Site Resource Inventory..............................................................................
Exhibit II.I.1: Traffic...........................................................................................................
Exhibit II.I.3: Bicycle, Pedestrian, School & Park Connections.........................................
Exhibit II.J: Trails, Parks & Recreation..............................................................................
Exhibit II.L.2.a: Trico Electric Cooperative Service Letter................................................
Exhibit II.M: McHarg Composite Map.............................................................................
Exhibit III.C.1: Land Use Concept.....................................................................................
Exhibit III.C.2.a: Conceptual Site Plan #1 (CSP-1)...........................................................
Exhibit III.C.2.b: Conceptual Site Plan #2 (CSP-2)...........................................................
Exhibit III.J.3: MUSD Letter...............................................................................................
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Exhibit II.L.1.a.1: PCRWRD Capacity Response Letter.....................................................45
Exhibit II.L.1.b.1: Tucson Water Availability Letter...........................................................47
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iii
LIST OF TABLES
Table I.B: Major/Minor General Plan Amendment..........................................................
Table II.D.1: Offsite Watersheds.......................................................................................
Table II.D.2: Onsite & Cumulative Hydrology...................................................................
Table II.E: Plant Species Commonly Observed Onsite.....................................................
Table II.F: Wildlife with AZGFD HMDS Occurrence Records within 3 Miles....................
Table II.I: Roadway Inventory............................................................................................
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Exhibit II.L.1.a.2: Existing Sewer Facilities....................................................................... 46
Exhibit II.L.1.b.2: Existing Water Facilities........................................................................ 48
Exhibit III.J.1.a: Proposed Sewer Connections................................................................ 61
Exhibit III.J.1.b: Proposed Water Connections................................................................ 62
Exhibit III.C.2.c: Conceptual Site Plan #3 (CSP-3)...........................................................56
I.Introduction
Section I: Introduction & Policy SWC TANGERINE & THORNYDALE SPECIFIC PLAN
2
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.
DO NOT SCALE MAP - FOR REFERENCE ONLY
SWC TANGERINE & THORNYDALE SPECIFIC PL AN
3
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 I.B, 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
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
1.Built Environment
a.Land Use
Goal BE-2. Non-residential development is compatible with existing and planned residential areas
•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 an 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 home property
line. The Mixed-Use designation permits higher intensity uses, including multi-family residential and commercial uses along
Tangerine frontage and the Tangerine/Thornydale intersection.
4
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 residential 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 Property is currently designated as Commercial on the 2040 Future Land Use Map of the
General Plan. Concurrent with this Specific Plan proposal is a request to amend the Property’s
land use designation to MPA. Make Marana 2040’s Table I.B: Major/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 intensities of development, and the character of
the area.” MPA is meant for properties planned as a single community with any mix of 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:
Table I.B: Major/Minor General Plan Amendment
Section I: Introduction & Policy
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
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 walkability 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 I.C, below, the Project is located along Tangerine Road, which is slated to be an 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 Tangerine/Thornydale intersection within walking 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.
5
B.Make Marana 2040 General Plan Amendment Cont.
Section I: Introduction & Policy
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
•Policy BE 9-4. Reduce the bulk and massing of multi-family buildings through orientation, façade 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 an ideal use near the Tangerine/Thornydale
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.
6
B.Make Marana 2040 General Plan Amendment Cont.
Section I: Introduction & Policy
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
The Specific Plan is situated at 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 either side 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 shared-use path also provides pedestrian/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 market demands, designing their single-family detached homes to fit on smaller lots and are still able
to ensure each home has a 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.
B.Make Marana 2040 General Plan Amendment Cont.
Section I: Introduction & Policy
7
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 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.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
8
B.Make Marana 2040 General Plan Amendment Cont.
Section I: Introduction & Policy
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.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
9
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 Tortolitas to the north via large culverts under Tangerine Road. These
culverts (installed during Tangerine Road 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 an asset to the community.
B.Make Marana 2040 General Plan Amendment Cont.
Section I: Introduction & Policy
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
10
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.
Section I: Introduction & Policy
II.Development
Capability InventoryAnalysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
12
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
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
13
B.Existing Land Uses
1. 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.B.1.a: Property Location.)
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14
B.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 II.B.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.
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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 L00554). 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 portion 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
undisturbed. The existing zoning designation on the property is R-144
(Single Family Residential). (See Exhibit II.B.2: Existing Zoning.)
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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 II.B.2:
Existing Zoning are as follows:
North: Town of Marana F (Specific Plan), Tangerine and Thornydale 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), Skyranch SP, Town of Marana
F (Specific Plan), Dove Mountain.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
17
B.Existing Land Uses Cont.
3. Existing Conditions on Properties within a One-Quarter (1/4) Mile
Radius Cont.
b. General Plan Land Use
The 2020 Town of Marana General Plan, Make Marana, indicates
the designated future land use for this Property is Commercial.
The surrounding General Plan designations within one-quarter
(1/4) mile of the site, as depicted in Exhibit II.B.3.b: General Plan
Designations, are as follows:
North: Master Planned Area
South: Master Planned Area
East: Low Density Residential
West : Master Planned Area
Section II: Development Capability Inventory Analysis
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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 II.B.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.
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B.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 (1-53) – 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) – northeast of Property
Acres: 256.5
Lot Count: 347
Type: Residential
Record Date: 2/16/2006
Tangerine Crossing Commercial Center – northeast of
Property
Acres: 14.06
Lot Count: 6
Type: Commercial
Record Date: 7/6/2006
Tangerine Crossing Commercial Center II – northeast 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 one-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
Sky 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.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
20
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.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
21
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 II.C: 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 rock 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 II.C: Topography
and Slope.)
4. Other Significant Topographic Features
There are no other significant topographic features on the Property.
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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 = (I x L x 0.0023) / 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 %
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
23
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%.
1. 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 just 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.
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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 II.D.1: Offsite
Watersheds. The concentration point locations for these watersheds
are shown in Exhibit II.D: Pre-Development Hydrology.
Concentration Point Q100 (CFS)Drainage Area (Acres)
1 140 28
2 127 128
3 810 321
4 63 9
5 312 83
Summary of 100 yr. Q’s
Data Source: Stage V Cross Drainage Report for Tangerine Road
Table II.D.1: Offsite Watersheds
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
25
Table II.D.2: Onsite & Cumulative Hydrology
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.Concentration
Point
Drainage Area
(Acres)Q100 (CFS)
Cumulative
Drainage Area
(Acres)
Cumulative Q100
(CFS)
6 8 32 36 172
7 10 40 38 167
8 21 86 342 896
9 10 39 19 102
10 1.5 14 85 326
Summary of 100 yr. Q’s
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.
Section II: Development Capability Inventor y Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
26
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.
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E.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).
Table II.E: Plant Species Commonly Observed Onsite
Scientific Name Common Name Scientific Name Common Name
Ambrosia deltoidea Triangle-leaf bursage Ferocactus wislizeni Barrel cactus
Carnegiea gigantea Saguaro Larrea tridentata Creosotebush
Celtis spinosa Desert hackberry Lycium sp.Wolfberry
Baccharis sarothroides Desert broom Mammillaria grahamii Pincushion cactus
Cylindropuntia
acanthocarpa Buckhorn cholla Olneya tesota Desert ironwood
Cylindropuntia fulgida Chainfruit cholla Opuntia engelmannii Prickly pear cactus
Cylindropuntia
leptocaulis Christmas cholla Parkinsonia florida Blue paloverde
Cylindropuntia
spinosior Cane cholla Parkinsonia
microphylla Foothills paloverde
Cylindropuntia
versicolor Staghorn cholla Prosopis velutina Velvet mesquite
Echinocereus sp.Hedgehog cactus Vachellia constricta Whitethorn acacia
Ephedra sp.Jointfir Ziziphus obtusifolia Graythorn
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
28
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.E.2: 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 C). 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 (Tumamoca
macdougalii) was delisted in 1993 (AZGFD 2004, USFWS 1993) and is
considered vulnerable (S3) 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.
E.Vegetation Cont.
Section II: Development Capability Inventory Analysis
DO NOT SCALE MAP - FOR REFERENCE ONLY
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
29
E.Vegetation Cont.
4.Vegetative Densities
Based on qualitative assessment, vegetative densities on the Property
are similar to 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.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
30
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 morafkai), 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 brasilianum cactorum), was included on the OLERT list. The
other three species have various state rankings (SRank) by AZGFD regarding
vulnerability.
Table II.F: Wildlife with AZGFD HMDS Occurrence Records within 3 Miles
Scientific Name Common Name USFWS Status State SRank
Glaucidium brasilianum
cactorum
Cactus ferruginous pygmy-
owl Species of Concern S1S2
Gopherus morafkai Sonoran desert tortoise Candidate S4
Heloderma suspectum Gila monster --S4
Leptonycteris
yerbabuenae Lesser long-nosed bat Species of Concern S2S3
Lithobates yavapaiensis Lowland leopard frog Species of Concern S3
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
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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 morafkai) 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.
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.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
32
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.
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.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
33
1. Soils
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 over time.
G.Soils & Geology
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
34
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.
H.Viewsheds
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.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
35
H.Viewsheds Cont.
Looking north across Property from Tucson Water booster
station south of southern Property boundary.
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.
1 2 3
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
36
Looking southwest across Property from NEC of Property at
SWC of Tangerine and Thornydale.
Looking southwest across Property from Tangerine Rd. Looking west along Property’s northern boundary from NEC
of Property at SWC of Tangerine and Thornydale.
4 5 6
H.Viewsheds Cont.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
37
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
Golden Ranch Place.
Looking east across Property at end of cul-de-sac from
Summit Ranch Place.
7 8 9
H.Viewsheds Cont.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
38
Looking southwest at NEC of Property from NEC of Tangerine
and Thornydale in front of AutoZone parking lot.
Looking west across Property from SEC of Tangerine Rd. and
Thornydale Rd.
Looking south across Property from Circle K driveway along
Tangerine Rd.
10 11 12
H.Viewsheds Cont.
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
39
I. Traffic Circulation & Road System
A Traffic 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 II.I.1: Traffic depicts arterial roadways within one mile of
the Property. Each of these roadways is described in Table II.I:
Roadway Inventory.
Tangerine Road Thornydale
Road
Camino de
Manana
Camino de Oeste Moore Road
Streets
Classification Arterial Arterial Collector Arterial
Existing R.O.W. (ft)Approx. 125-480 Approx. 100-210 Aprox. 60-300 80 Approx. 60-150
Confroms to
Widths Standards Yes Yes Yes Yes Yes
Ownership Marana Marana Marana Marana
R.O.W. is curved
or is straight Straight Straight Curved Straight
Current Number of
Lanes 4 2-4 2 2 2
Speed Limit (mph)45 40 35 40
Traffic Volumes:
AADT (Count, Year)14,276 (2021)S. of Tang. Rd. 8,629 (2020)3,188 (2020)211
(2020)169 (2020)
Surface Conditions Paved Paved Paved Paved
Table II.I: Roadway Inventory*
Section II: Development Capability Inventory AnalysisVirtem
DO NOT SCALE MAP - FOR REFERENCE ONLY
*Within 1-Mile Radius of Property
N. of Tang. Rd S. of Tang. Rd
Collector Local
150
Marana Marana
Yes
35 N/A
Straight Straight
N. of Tang. Rd. 5,128 (2020)N/A
2
Paved Unpaved
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
40
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.
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.
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
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.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
41
I.Traffic Circulation & Road System Cont.
3.Existing Bicycle and Pedestrian Ways
As depicted in Exhibit II.I.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.
Section II: Development Capability Inventory Analysis
DO NOT SCALE MAP - FOR REFERENCE ONLY
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
42
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.
Tangerine Sky Park amenities include:
• 3 Ramadas with Grills
• Open Space Grass Area
• 2 Dog Parks
• 1 Basketball Court
• 2 Playground Areas
•Restrooms
• Multi-Use Walking Paths
• Access to Tangerine Road Shared-Use Path
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 Cañada
Boulevard.
No other parks, trails or recreation facilities are located within one
(1)mile of the Property.
Section II: Development Capability Inventory Analysis
DO NOT SCALE MAP - FOR REFERENCE ONLY
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
43
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.
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.
Section II: Development Capability Inventory Analysis
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
II.L.1.a.1: PCRWRD Capacity Response Letter.)
Exhibit II.L.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 II.L.1.b.1: Tucson
Water Availability Letter.) The Property also has a total of
three (3) City of Tucson water meters.
Exhibit II.L.1.b.2: Existing Water Facilities identifies existing
water facilities near the Property
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
44
L.Existing Infrastructure & Public Facilities
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 II.L.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.
Section II: Development Capability Inventory Analysis
c. Communications
It is anticipated CenturyLink 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 L00554) on the north side of the Property. There
is a second small, gated utility building on the north
side of the Property.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
45
L.Existing Infrastructure & Public Facilities Cont.
Exhibit II.L.1.a: PCRWRD Capacity Response Letter (1)
Section II: Development Capability Inventory Analysis
Exhibit II.L.1.a: PCRWRD Capacity Response Letter (2)
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
46
L.Existing Infrastructure & Public Facilities Cont.
Exhibit II.L.1.a.2: Existing Sewer Facilities
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
47
L.Existing Infrastructure & Public Facilities Cont.
Exhibit II.L.1.b.1: Tucson Water Availability Letter
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
48
L.Existing Infrastructure & Public Facilities Cont.
Exhibit II.L.1.b.2: Existing Water Facilities
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
49
L.Existing Infrastructure & Public Facilities Cont.
Exhibit II.L.2.a: Trico Electric Cooperative Service Letter
Section II: Development Capability Inventory Analysis
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
50
M.McHarg Composite Map
Information about the Property’s topography, hydrology, vegetation,
wildlife and viewsheds 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 viewsheds, 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.
Section II: Development Capability Inventory Analysis
DO NOT SCALE MAP - FOR REFERENCE ONLY
III.Land Use Proposal
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
52
A.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 I.B & C for a detailed discussion regarding the
Specific Plan’s conformance with both the Town’s General Plan
and its Economic Development Strategy.
Section III: Land Use Proposal
B.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.
C.Land Use
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 aims 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 III.C.2.a, 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
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 III.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 III.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
are permitted and may remain.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
53
Exhibit III.C.1: Land Use Concept
C. Land Use Cont.
Section III: Land Use Proposal
O’10O’20O’
NORTH
LEGEND
MIXED USE
POTENTIAL ACCESS
POINTS
POTENTIAL ACCESS
POINTSMIXED USE
DO NOT SCALE MAPFOR REFERENCE ONLYOPEN SPACE
TANGERINE ROAD
THORNYDALE ROADEXISTING CELL TOWER
* MEASURED FROM DESIGNATED POINT ON PROJECT PROPERTY LINE AS SHOWN300 ft*400 ft*
600 ft*
POTENTIAL ACCESS POINT
(EMERGENCY ACCESS)
SINGLE-STORY RESTRICTION
APARTMENT-STYLE MFR
BUILDING SETBACK
DESIGNATED POINT
OPEN
SPACE
OPEN
SPACE
400 ft*300 ft*600 ft*
CONNECTION TO EXISTING
SHARED-USE PATH
150 ft
Major Wash Corridor
Minimum Width
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
54
Exhibit III.C.2.a: Conceptual Site Plan #1 (CSP-1)
C. Land Use Cont.
Section III: Land Use Proposal
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.SIDEWALK*32.3 Acres Single-Family
12.1 Acres Multi-family
5.9 Acres Commercial
O’10O’20O’
NORTH SCALE: 1”=200’
*Sidewalk will be installed along Thornydale Road per TOM Standards.
LEGEND
DISTRUBED COMMON AREA
OPEN SPACE
DESIGNATED POINT 300 ft300 ft400 ft 400 ft 600 ft600 ft
400 ft400 ft300 ft300 ft600 ft600 ft
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
55
Exhibit III.C.2.b: Conceptual Site Plan #2 (CSP-2)
C. Land Use Cont.
Section III: Land Use Proposal
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.
LEGEND SIDEWALK*DISTRUBED COMMON AREA
OPEN SPACE
O’10O’20O’
NORTH SCALE: 1”=200’32.3 Acres Single-Family
6.5 Acres Assisted Living
11.5 Acres Commercial/Office
*Sidewalk will be installed along Thornydale Road per TOM Standards.DESIGNATED POINT 300 ft300 ft400 ft 400 ft 600 ft600 ft300 ft300 ft600 ft600 ft
400 ft400 ft
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
56
Exhibit III.C.2.c: Conceptual Site Plan #3 (CSP-3)
C. Land Use Cont.
Section III: Land Use Proposal
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.SIDEWALK*LEGEND
DISTRUBED COMMON AREA
OPEN SPACE
O’10O’20O’
NORTH SCALE: 1”=200’50.3 Acres Single-Family
*Sidewalk will be installed along Thornydale Road per TOM Standards.DESIGNATED POINT 300 ft300 ft400 ft 400 ft 600 ft600 ft300 ft300 ft400 ft400 ft
600 ft600 ft
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
57
D.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 III.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.
Section III: Land Use Proposal
• 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.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
58
E.Open Space & Recreation
As shown on Exhibit III.C 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 III.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
opportunities.
Any multi-family residential development will include amenities for its
residents, such as a swimming pool, playground, dog park or other
outdoor barbecue or gathering space opportunities. Private indoor
amenities will also be incorporated into multi-family residential
projects.
The final recreation amenities provided within the Specific Plan will
be determined at time of development plan/tentative plat submittal
and will be provided in conformance with § 17-5-3.B.12 of the
Marana Town Code.
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.
F.Topography & Grading
The topography of the Property is conducive to the
development of the proposed mixed-use Project. The
Project will have minimal areas with excessive cut or fill, with
the intent of having a balanced site. The main channel of
the Wash will be left natural. Encroachment with erosion
protection is proposed along both sides of the Wash. The
minor washes on the Property will be graded and channelized
in areas outside of the NUOS. No disturbance of these
washes is proposed within the NUOS.
Section III: Land Use Proposal
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
59
G.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.
H.Vegetation
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.
Section III: Land Use Proposal
The conceptual site plans provided in Subsection III.C 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.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
60
I.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.
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 II.L.1.a.1: PCRWRD Capacity Response Letter.)
Exhibit III.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 II.L.1.b.1: Tucson Water
Availability Letter.)
Exhibit III.J.1.b: Proposed Water Connections identifies the
schematic water system loop and connection points.
J.Public Services
Section III: Land Use Proposal
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
61
J.Public Services Cont.
Exhibit III.J.1.a: Proposed Sewer Connections
Section III: Land Use Proposal
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
62
J.Public Services Cont.
Exhibit III.J.1.b: Proposed Water Connections
Section III: Land Use Proposal
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 III.J.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.
J.Public Services Cont.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.
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
63
Section III: Land Use Proposal
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
64
J.Public Services Cont.
Exhibit III.J.3: MUSD Letter
Section III: Land Use Proposal
IV.Development &Design Regulations
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
66
Section IV: Development & 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.
A.Applicability & Design Regulations
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.
B.Permitted Land Uses
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
67
Section IV: Development & Design Regulations
(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 major 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
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
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
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
68
Vehicular and bicycle parking will be provided in accordance with
Town Code § 17-9 (Parking).
D.Vehicular & Bicyle Parking
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
F.Bufferyards & Screening
To be contracted with private service provider.
E.Solid Waste & Recycling
Section IV: Development & Design Regulations
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
69
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.
G.Lighting
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.
H.Signage
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).
I.Design Guidelines
Section IV: Development & Design Regulations
V.Implementation &Administration
SWC TANGERINE & THORNYDALE SPECIFIC PLAN
71
Section V: Implementation & Administration
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. Major
amendments to the Specific Plan shall be processed in
accordance with § 17-3-1 of the Marana Town Code.
VI.Appendices
N THORNYDALE ROAD W TANGERINE ROADWestLand Resources
4001 E. Paradise Falls Drive
(520) 206-9585Tucson, Arizona 857122223.01RACRACRWS6TANGERINE AND THORNYDALE ROADS
0
2
.
2
6
.
2
1
SITE RESOURCE INVENTORY1 LOCATION MAPLEGENDPROJECT BOUNDARYThe property includes Pima County Assessor's Parcels 224-13-001J, K, and L; a total of 50.91 acres of undeveloped land.Thornydale Road and Tangerine Road, both major local thoroughfares, define the east and north boundaries of the property,respectively. The Skyranch subdivision abuts the property to the west and south. The southern boundary of the property alsois adjacent to a City of Tucson booster station.Vegetation: The property supports an Arizona Upland subdivision of the Sonoran Desertscrub plant community typical of theupper Tortolita Fan. Trees include foothill and blue palo verde (Parkinsonia microphylla and P. florida), velvet mesquite(Prosopis velutina), and desert ironwood (Olneya tesota); the shrub layer is represented by wolfberry (Lycium sp.), deserthackberry (Celtis spinosa), graythorn (Ziziphus obtusifolia), whitethorn acacia (Vachellia constricta), jointfir (Ephedra sp.), andcreosotebush (Larrea tridentata), among other species; cacti include saguaro (Carnegiea gigantea), barrel cactus (Ferocactuswislizeni), hedgehog cactus (Echinocereus sp.), pincushion cactus (Mammillaria grahamii), cholla (Cylindropuntia spp.), andprickly pear (Opuntia spp.); and triangle-leaf bursage (Ambrosia deltoidea) is a common sub-shrub component.There are:·No Peaks·No Ridges·No Rock Outcroppings·No 100 year floodplain·No Steep Hillsides·No Significant Vegetation·No Unique Plant communitiesRiparian Areas and Wildlife Corridor: Four wash channels on the property support a vegetation community that is denser than that on the surround uplands, but composed of most of the same species. This xeroriparian vegetation on the two western riparian areas begins to develop less than 1,000 feet north of the property and on the easternmost riparian area begins development on the property. The east-central riparian area is the only one with connectivity extending to the foothills of the Tortolita Mountains, providing a corridor for wildlife movement, although the approximately 270-foot width of Tangerine Road with its cleared vegetation lateral to the road could present a deterrent to wildlife movement.SITE RESOURCE INVENTORYnorth
120'0'SCALE: 1" = 120'120'THIS PROJECTTotal Site Area: 50.91 ac. (2,217,639.6sf)PARCEL BOUNDARYSHEET MATCHLINERIPARIAN AREAWILDLIFE CORRIDORSHEET LAYOUT OVERVIEWCOVERW TANGERINE ROADW CAM DEL NORTEN THORNYDALE ROAD
N CAMINO DE OESTE
N KLOS DRIVE
N OLDFATHER ROAD
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N TANGERINE CROSSING DR6631767685530Appendix A: Site Resource Inventory
W TANGERINE ROADWestLand Resources
4001 E. Paradise Falls Drive
(520) 206-9585Tucson, Arizona 857122223.01RACRACRWS6TANGERINE AND THORNYDALE ROADS
SITE RESOURCE INVENTORY2north40'0'SCALE: 1" = 40'40'LEGENDPROJECT BOUNDARYPARCEL BOUNDARYSHEET MATCHLINERIPARIAN AREAWILDLIFE CORRIDORSHEETSHEET INDEX NTSSHEET 2SHEET 3SHEET 4SHEET 5SHEET 6
W TANGERINE ROADWestLand Resources
4001 E. Paradise Falls Drive
(520) 206-9585Tucson, Arizona 857122223.01RACRACRWS6TANGERINE AND THORNYDALE ROADS
SITE RESOURCE INVENTORY3north40'0'SCALE: 1" = 40'40'SHEETLEGENDPROJECT BOUNDARYPARCEL BOUNDARYSHEET MATCHLINERIPARIAN AREAWILDLIFE CORRIDORSHEET INDEX NTSSHEET 2SHEET 3SHEET 4SHEET 5SHEET 6
N THORNYDALE ROAD
WestLand Resources
4001 E. Paradise Falls Drive
(520) 206-9585Tucson, Arizona 857122223.01RACRACRWS6TANGERINE AND THORNYDALE ROADS
SITE RESOURCE INVENTORY4north40'0'SCALE: 1" = 40'40'SHEETLEGENDPROJECT BOUNDARYPARCEL BOUNDARYSHEET MATCHLINERIPARIAN AREAWILDLIFE CORRIDORSHEET INDEX NTSSHEET 2SHEET 3SHEET 4SHEET 5SHEET 6
N THORNYDALE ROAD
WestLand Resources
4001 E. Paradise Falls Drive
(520) 206-9585Tucson, Arizona 857122223.01RACRACRWS6TANGERINE AND THORNYDALE ROADS
SITE RESOURCE INVENTORY5north40'0'SCALE: 1" = 40'40'SHEETLEGENDPROJECT BOUNDARYPARCEL BOUNDARYSHEET MATCHLINERIPARIAN AREAWILDLIFE CORRIDORSHEET INDEX NTSSHEET 2SHEET 3SHEET 4SHEET 5SHEET 6
WestLand Resources
4001 E. Paradise Falls Drive
(520) 206-9585Tucson, Arizona 857122223.01RACRACRWS6TANGERINE AND THORNYDALE ROADS
SITE RESOURCE INVENTORY6north40'0'SCALE: 1" = 40'40'SHEETLEGENDPROJECT BOUNDARYPARCEL BOUNDARYSHEET MATCHLINERIPARIAN AREAWILDLIFE CORRIDORSHEET INDEX NTSSHEET 2SHEET 3SHEET 4SHEET 5SHEET 6
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
Appendix B: AZGFD Online Review Tool
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 environmental consultation (including federal consultation under the Endangered Species Act),
land use permitting, or the Departments review of site-specific projects.
3. The Departments Heritage Data Management System (HDMS) data is not intended to include potential
distribution of special status species. Arizona is large and diverse with plants, animals, and
environmental conditions that are ever changing. Consequently, 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
PEP@azgfd.gov
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
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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
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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
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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
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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
Page 7 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
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 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 https://www.azgfd.com/wildlife/planning/wildlifeguidelines/statusdefinitions/
.
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 https://www.azgfd.com/wildlife/planning/wildlifeguidelines/statusdefinitions/
.
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 1B
Athene 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 1B
Cynanthus latirostris Broad-billed Hummingbird S 1B
Dipodomys spectabilis Banner-tailed Kangaroo Rat S 1B
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,
BGA
S S 1A
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 Common Name FWS USFS BLM NPL SGCN
Heloderma suspectum Gila Monster 1A
Incilius alvarius Sonoran Desert Toad 1B
Lasiurus xanthinus Western Yellow Bat S 1B
Leptonycteris yerbabuenae Lesser Long-nosed Bat SC 1A
Lepus alleni Antelope Jackrabbit 1B
Macrotus californicus California Leaf-nosed Bat SC S 1B
Melanerpes uropygialis Gila Woodpecker 1B
Melospiza lincolnii Lincoln's Sparrow 1B
Melozone aberti Abert's Towhee S 1B
Micrathene whitneyi Elf Owl 1C
Micruroides euryxanthus Sonoran Coralsnake 1B
Myiarchus tyrannulus Brown-crested Flycatcher 1C
Myotis occultus Arizona Myotis SC S 1B
Myotis velifer Cave Myotis SC S 1B
Myotis yumanensis Yuma Myotis SC 1B
Nyctinomops femorosaccus Pocketed Free-tailed Bat 1B
Oreoscoptes montanus Sage Thrasher 1C
Oreothlypis luciae Lucy's Warbler 1C
Panthera onca Jaguar LE 1A
Peucaea carpalis Rufous-winged Sparrow 1B
Phrynosoma solare Regal Horned Lizard 1B
Phyllorhynchus browni Saddled Leaf-nosed Snake 1B
Progne subis hesperia Desert Purple Martin S 1B
Setophaga petechia Yellow Warbler 1B
Spizella breweri Brewer's Sparrow 1C
Tadarida brasiliensis Brazilian Free-tailed Bat 1B
Toxostoma lecontei LeConte's Thrasher S 1B
Vireo bellii arizonae Arizona Bell's Vireo 1B
Vulpes macrotis Kit Fox No
Status
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
Pecari 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
https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
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: https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
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 https://www.invasivespeciesinfo.gov/unitedstates/az.shtml and the Arizona Native Plant
Society https://aznps.com/invas 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 https://imap.natureserve.org/imap/services/page/map.html.
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
(http://azstateparks.com/SHPO/index.html).
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
https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
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 https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
Based on the project type entered, coordination with Arizona Department of Environmental Quality may be required
(http://www.azdeq.gov/).
Based on the project type entered, coordination with Arizona Department of Water Resources may be required
(https://new.azwater.gov/).
Based on the project type entered, coordination with U.S. Army Corps of Engineers may be required
(http://www.usace.army.mil/)
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_thornydale_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 at PEP@azgfd.gov or
at https://www.azgfd.com/wildlife/planning/wildlifeguidelines/ and https://www.azgfd.com/Wildlife/LivingWith.
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.
The Department requests further coordination to provide project/species specific recommendations, please
contact Project Evaluation Program directly at PEP@azgfd.gov.
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
https://agriculture.az.gov/sites/default/files/Native%20Plant%20Rules%20-%20AZ%20Dept%20of%20Ag.pdf 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 http://www.fws.gov/southwest/es/arizona/ or:
Phoenix Main Office Tucson Sub-Office Flagstaff Sub-Office
9828 North 31st Avenue #C3 201 N. Bonita Suite 141 SW Forest Science Complex
Phoenix, AZ 85051-2517 Tucson, AZ 85745 2500 S. Pine Knoll Dr.
Phone: 602-242-0210 Phone: 520-670-6144 Flagstaff, AZ 86001
Fax: 602-242-2513 Fax: 520-670-6155 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: https://www.azgfd.com/wildlife/nongamemanagement/tortoise/
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: https://s3.amazonaws.com/azgfd-portal-
wordpress/PortalImages/files/wildlife/planningFor/wildlifeFriendlyGuidelines/FINALlecuyeHabitatGdln.pdf
Page 12 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
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 https://www.azgfd.com/wildlife/planning/wildlifeguidelines/. Based on the project type entered, further consultation with
the Arizona Game and Fish Department and Pinal County may be warranted.
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