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Home My WebLink AboutTortolita (Villages of Tortolita) Specific Plan Amendment 1 PCZ2208-001TOR ITA Adopted: Ordinance No. 2007.09 4/3/07 Amended: PCZ2208-001 8/23/22 REVIEWED FOR CODE COMPLIANCE 04/27/2023 - mjohns No. Approved Amend 1 ADMINISTRATIVE CHANGE TO THE VILLAGES OF TORTOLITA SPECIFIC PLAN Whereas The Villages of Tortolita Specific Plan was initially adopted pursuant to Marana Ordinance No. 2007.09, dated April 3, 2007. Whereas the Owner of the land of The Villages or Tortolita desires to revise the name of the Specific Plan to Tortolita Specific Plan. The Owner desires to only revise name of the Specific Plan. Whereas the Town of Marana Development Services Planning Manager is authorized to administratively make minor amendments to The Villages of Tortolita Specific Plan text provided such changes do not change any regulation or guideline established in The Villages of Tortolita Specific Plan. Whereas the Town of Marana Development Services Planning Manager has determined the text amendment to The Villages of Tortolita Specific Plan does not change any regulation or guideline established in the Specific Plan and The Villages of Tortolita Specific Plan is hereby modified as follows: The Villages of Tortolita Specific Plan shall be renamed Tortolita Specific Plan. This administrative minor amendment to the Villages of Tortolita Specific Plan is hereby approved as of August 2022. Town of Marana Planning Manager F.ANN RODRIGUEZ, RECORDER RE$:ORDED BY: CV DEPUTY RECORDER 1016 PEl SMARA TOWN OF MARANA ATTN: TOWN CLERK 11555 W CIVIC CENTER DR MARANA AZ 85653 DOCKET: PAGE: 13067 1240 NO. OF PAGES: 12 SEQUENCE: 20071060205 06/01/2007 ORDIN MAIL AMOUNT PAID $ 14:59 11.50 MARANA ORDINANCE NO. 2007.09 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE VILLAGES OF TORTOLITA SPECIFIC PLAN. WHEREAS, Coe & Van Loo Consultants represents the property owners of approximately 1,780 acres ofland located on the east side oflnterstate 10 (near the Marana Interchange), northwest of the San Lucas Development and extending north into Pinal County approximately 2/3 of a mile within portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a portion of Section 31, Township 10 South, Range 11 East, as depicted on Exhibit "A" and Exhibit "B", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on January 31, 2007, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held April 3, 2007 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Industrial/General, Industrial/Campus, Medium Density Residential and Corridor Commerce to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 1,780-acres of land located within portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a portion of Section 31, Township 10 South, Range 11 East, located on the east side of Interstate 10 (near the Marana Interchange), northwest of the San Lucas Development and extending north into Pinal County approximately 2/3 of a mile (the "Rezoning Area"), changing the General Plan designation from Industrial/General, Industrial/Campus, Medium Density Residential and Corridor Commerce to Master Planning Area. Section 2. The zoning of approximately 1, 780-acres ofland located within portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a portion of Section 31, Township 10 South, Range 11 East, located on the east side of Interstate 10 (near the Marana Interchange), northwest of the San Lucas Development and extending north into Pinal County approximately 2/3 of a mile (the "Rezoning Area"), is hereby changed from "E" (Transportation Corridor), "AG" (Agricultural) and "R-80" (Single Family Residential minimum lot size of80,000 square feet) to "F" (Specific Plan) creating The Villages of Tortolita Specific Plan. Marana Ordinance No. 2007.09 Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of residential densities and housing types, commercial uses and recreation and open space, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The ultimate development proposed by this rezoning shall be consistent with the adopted Development Agreement which shall be adopted prior to Town Council approval of the first preliminary plat or development plan. 3. The Development has voluntarily agreed to enter into a school contribution agreement providing for a contribution per residential unit to mitigate the effects of the proposed development on affected school districts. 4. The maximum allowable residential units for the project shall not exceed 6,500. 5. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 6. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 7. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Tortolita Boulevard and Tortolita Mountain Parkway as agreed upon in the Development Agreement. 8. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Utilities Director prior to the approval of the final block plat by the Town Council. 9. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the final block plat by the Town Council. 10. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into a fire district or otherwise provide for fire protection service 11. Installation of a non -potable system shall be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. 12. The property owner shall transfer with the final plat, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II to the Town of Marana Ordinance No. 2007.09 Marana for the Town providing designation of assured water supply and water service to said property. If Type I or Type II is needed on said property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to said land. 13. All archaeological work specified in the treatment plan must be successfully carried out, and the Town of Marana must approve a preliminary report on the successful implementation of the plan before ground disturbance can occur. 14. The developer will be responsible for the design and construction of the Tortolita Traffic Interchange prior to occupancy of any house or commercial building. Other roadway improvements as required by the Development Agreement and based on the data and findings of the accepted traffic impact analysis and other traffic studies that will be required at the platting or development plan stages of this project. 15. Upon adoption of the ordinance by the Mayor and Council approving The Villages of Tortolita Specific Plan, the applicant shall provide the planning department with the following final edition of The Villages of Tortolita Specific Plan: one non -bound original; forty bound copies; and, one digital copy in Microsoft Word or other acceptable format, within sixty days of the adoption. 16. All private parks and trails within The Villages of Tortolita will be developed by the Master Developer, subject to the approval of the Planning Director. Neighborhood parks must be identified in subdivision plats and detailed design as part of the landscape plans for those subdivisions. The regional park(s) shall be designed and constructed by the Master Developer. Design and construction standards, type and number of amenities and phasing shall be approved by the Park and Recreation Director and the Planning Director. The park impact fee credits as well as the timing of the dedication of the regional park(s) to the Town of Marana shall be discussed within the Development Agreement. 17. Minor grammatical and technical changes as required by the Town of Marana shall be made to The Villages of Tortolita Specific Plan. 18. The Master Developer shall submit an annual report within 30 days of the anniversary of the Town Council's approval of the Specific Plan, in addition to those requirements listed in the Land Development Code. 19. The Master Drainage Report for the entire specific plan area shall be reviewed and accepted by the Town of Marana prior to any preliminary plat or development plan approval by the Town Council. 20. CMID will be provided a copy of the Master Drainage Report for their review and comment during the Town's review period of the document. 21. Single family detached residential development on lots smaller than 3,500 square feet shall a'9 require a conditional use permit (Land Development Code Section 10.10). f 22. Sexually oriented businesses of all kinds are prohibited within The Villages of Tortolita Specific Plan.. Section 4. This Ordinance shall be treated as having been adopted and the 30 -day referendum period established by Arizona Revised Statutes section ("A.R.S. §") 19-142(D) shall begin when the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed Marana Ordinance No. 2007.09 by the Developer and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. 12-1131 et seq., and specifically A.R.S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 15 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2007.09. Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 3' day of April, 2007. ATTEST: J elyn C. Vonson, Town Clerk APPROVED AS TO FORM: CT Town A Marana Ordinance No. 2007.09 Mayor Ed Honea ATE `:,7 sLi L Ld U I UJ w ca oI S89'29' 16"W 36 31 916.37' 538.27' 126.40' N22'39' 46"W ` ` 133.93' TWP. 10 S. W"r-j 2 D=13'01'56" R=$,444.37' cD g FicAar L=1,920.72' p0 E G& ;E2 sS 600' 0 I v, ` ` 2\\ M RKe A. kp LUOND ey y a NA h S89'25'20"W 6 T ISLAND 122.62' 7 Tp vti 1 D=14' 18'35" v Ov AO R=8,344.37'\V I L1 L2F L=2,084.02' L4 L3 \,ro L5 C 216.30 S89'31'37"W O ti DETAIL SCALE: 1 "=300' t" RING DISTANCE `L tiS I' \\\ l 0\ L1 ,e 53 41 33 48.05 L2 ' S35 A 4"2'5' E 48:57' L3 53.5'50' 11 "E 48,11 L4 S3575$'50"E 49.00' L5 S36' 1 0'14",E, 49,.23' I jS v L6 N53' 2'S6"E` 1179.4' O kp CURVE ©E 'TA RADIUS LENGTH ` C 1 00`05 1 79 19.22 7, 216.0 589'31'37"=W Its SECTI0 S 6 T TWP 1l S ,RGI E 11 E G& ;E2 sS 600' OF.1 T ISLAND Y r Tortolita Island Boundary: Those portions of Section 6 and the North Half of Section 7, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: COMMENCING at the Section corner common to Section 31, Township 10 South, Range 11 East and Section 36, Township 10 South, Range 10 East of the Gila and Salt River Base and Meridian; thence South 89°29'16" West, along the line common to said Sections 6 and 36, a distance of 126.40 feet to a point on the Northerly right-of-way line of the Union Pacific Railroad; thence continuing South 89°29'16" West, along said common line, 538.27 feet to a poinit on the Southwesterly right-of-way line of Casa Grande (Picacho) Highway and the POINT OFBEGINNING; thence South 35°41'04" East, along said Southwesterly right-of-way line, 5178:33 feet; thence along said Southwesterly right-of-way line through the following courses and distances which approximate the 340 -foot Southwesterly offset from the railroad centerline spiral curve, based on the Southern Pacific Company Right -of -Way Map and the current as -built tracks: South 35°41'33" East, 48.05 feet; thence South 35°44'25" East, 48.57 feet; thence South 35°50'11" East, 48.71 feet; thence South 35'58'50" East, 49.00 feet; thence South 36°10'24" East, 49.23 feet; To the beginning of a circular curve concave to the Northeast, having a radius point which bears North 53°42'56" East, 11,797.74 feet; thence Southeasterly, along said Southwesterly right-of- way line and the arc of said curve, through a central angle of 00005'36", an arc distance of 19.22 feet to a.point on the East-West mid-section line of said Section 7; thence South 89°31'37" t, along said mid-section line, 216.30 feet to the Northeasterly right-of-way, line of Casa ktande Tucson Highway, (Interstate 10); thence North 50°29'20" West, along said Northeasterly right of -way line, 1736.55 feet to the beginning of a curve to the right having a radius of 8344.37 feet; thence Northwesterly, along said Northeasterly right -of -'way line and the arc of said curve, lir©ugh a central °angle of 14° 18'35", an arc distance of 2084.02 feet to a point on°the line coinnaoato said Sictons 6 and 7; thence South 89°25'20" 'West, along said common line and said Northeasterly right -of way line, 122.62 fieet to the beginning of a non -tangent curve concave to feet to et; thence hrough a East, along ections 6 INT OF N 89' 38'59" E 5413.55' N00'09' 28"W 908.93' Li SCALE:1" = 1500' sHEEr. 1 oF:.4 AM-ORTH IS N, RLQNc. Arisona Corporgt= TOrtalltq^@3$ 8 5so00 PDRAWNG: WJ N cD roO rn ceI N 0 0 I 589'22' 45"W N89'29'16"E zQ 126.71' 126.40 TWP. 10 S. 589'29'41 "W w N O (.0 N N n b O 2373.24' TWP. 11 S. Qp Lo N t O 5 6 z N 00 q N89'21'32" E Il \\ 2644.85' Q UN OILROADFIC SEE DETAIL) 6 \ y \ :D=13'18'06" R=11,357.74 L10 i ` L=2,636.79' // L8 I , L9 1-6 SEE L7 I OJ \\ . N S I \\ DETAIL N.T.S.) SEE SHEET 3 \ 39783 MARK A. L.UOND N 89'28' 44"E 2639.34' SCALE:1" = 1500' sHEEr. 1 oF:.4 AM-ORTH IS N, RLQNc. Arisona Corporgt= TOrtalltq^@3$ 8 5so00 PDRAWNG: WJ N cD Lo DETAIL V) HEET 2) N w L O O 0 w 0 L r 0 W IN SECTIONS 6, 7, $, 16, 17, 21 & 22, TWP. 11 S. RGE. 11 E., G. & S.R.B. 8c M. SCALE:1" = 1500' sHEEr. 1 oF:.4 AM-ORTH IS N, RLQNc. Arisona Corporgt= TOrtalltq^@3$ TORTOLITA BOUNDARY 8 5so00 PDRAWNG: WJ MAL 101 D ETAI L N.T.S.) SEE SHEET 3 2646.43' 2639,91' 1 N89-24 15911 N89 -27'49"E Ea EXCEPTION SHEET 1 btL Mtt,, 16. 0) LO 0 C14 IN p N89'23'16" ,E 370. 00' 370.00' 39783. E 1 S00*25' 40"E MLUOKNDA 691.21 8 t:511 IN SECTIONS 6, 7, - 8, 16., 17, 21 & 22, T.WP. 11 So, RGE. 11 E., Go & S. -R. -B. & M. C14 Ld LO JiMORPRISON MAMERLE JNeoo an Arisom Corporat 0) 0 Pltoxn 8358009, N C) V) LLJ x U) m C) U-) ui 0 U-) SEE DETAIL) a; n 0 101 D ETAI L N.T.S.) SEE SHEET 3 2646.43' 2639,91' 1 N89-24 15911 N89 -27'49"E Ea EXCEPTION SHEET 1 btL Mtt,, 16. 0) LO 0 C14 IN p N89'23'16" ,E 370.00' 370.00' 39783. E 1 S00*25' 40"E MLUOKNDA 691.21 8 t:511 IN SECTIONS 6, 7, - 8, 16., 17, 21 & 22, T.WP. 11 So, RGE. 11 E., Go & S. -R. -B. & M. SCALE; J" SHEET- 2 M 4 JiMORPRISON MAMERLE JNeoo an Arisom Corporat DRAWING: Tortoll.ta—fess TOR TOUTA BOU, NDA R Y Pltoxn 8358009, MAWN: Wj c"Emm-MAL LINE LINE TABLE DISTANCE L1 N50'10 41 W 47,96 L2 N50'0749' 47. 87' L3 N 47.79' L4 N49'S3'25'W 47.71' L5 N49'41'S "W 47.62' N36' 10'20."W 47.64' L7 o 47.71' L8 N35'50'1 1 "W 47. 79' L9 N35'44'26"W 47.$3' 110 S35'41'33"W 47. 99' o 39783 MARK A. LUOND 9: 2pNA i LINE BEARING DISTANCE L1 N50'10 41 W 47,96 L2 N50'0749' 47.87' L3 N50'02'03"W 47.79' L4 N49'S3'25'W 47.71' L5 N49'41'S "W 47.62' L& N36' 10'20."W 47.64' L7 N35'58'S0"W 47.71' L8 N35'50'1 1 "W 47. 79' L9 N35'44'26"W 47.$3' 110 S35'41'33"W 47. 99' IN SECTIONS 6:, 7, 8, 1'6, 17, 21 & 22, TWP. 11 S., RGE. 11 E., G. & S.R.B. & M. scA E: NA SHEET: 3 Of: 4 I ORRIS4N IERLE, INC, an Artxww ,G'ofyoa = DRAim. TOrtolita-'less TOR TOL ITA BOUNDARY Pitma; 8358009 DRAWN: W CHEOKE MAL. a N41*17'24"E 189.74' N44*1 3'00"W 221.47' N86-12:"E 381,50' N451 557"W 182.46' N00'35'01 "W 97.80' N89*2459"E 70.80 EXCEPTION C14 n co N NE. CORNER SECTION 16 in A' WN N48193.*09701 "W 8' N48*24' 9"W N48*26'41:"W 99.93 199.87' N48*44'27"w N52'02'22"W 132.43 N62 -37'17-W !clj 99.93' 71.81 N58*52'53"W N5915'2?"WC) 0121.26' 102.76 V) N59*46'23"W 44.07"W151-61' N54 395.10' 54.36' S89#23'08"W; N55'51'00"W E.1/4 CORNER 33,67" N47'21.'31 "W SECTION 16 42.83' IN SECTIONS .6, 7, 8, 1-6, 17, 21 & 22, TWP. 11 S., RGE. 11 E., G. & S.R.B. & scAm. 400' 6zl; MET- 4 OF: 4 AW .0Lmm IMISON AJERLE INC cm AfOom -ConmWc DRAWING: Toddlita-less TOR rOU TA BOUWARY Pavan .8358009 DRAWWi 0HEckb-MAL' I Tortolita Boundary Except Donation Land: Those portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian, Pima County, Arizona and those portions of the South Half of Section 31, Township 10 South, Range 11 East of the Gila and Salt River Base and Meridian, Pinal County, Arizona, described as follows: BEGINNING at the Section corner common to said Section 31 and Section 36, Township 10 South, Range 10 East of the Gila and Salt River Base and Meridian, Pinal County, Arizona; thence North 00009'17" West, along the line common to said Sections 31 and 36, a distance of 2637.73 feet to the East Quarter corner of said Section 36; thence North 00°09' 28" West, along said common line, 908.93 feet to the Northwest corner of Government Lot 14 of said Section 31; thence North 89°38'59" East, along the North lines of said Government Lot 14 and Government Lots 13, 12 and 11, a distance of 5413.55 feet to the Northeast corner of said Government Lot 11; thence South 00°26' 42" East, along the East line of said Section 31, a distance of 3520,07 feet to the Southeast corner of said Section 31; thence South 89°22'45" Weat,along the South line to said Section 31, a distance of 126.71 feet to an angle point in said South 1ne; thence South 89°29'41" West, along said South line, 2373.24 feet to the Northeast comer of said Section 6; thence South 00024'55" East, along the East line of said Section 6, a distance of 1820.37 feet to the Section corner common to said Sections 6, 7, 8 and Section 5; thence North 89°21'32" East, along the North line of said Section 8, a distance of 2644.85 feet to the North Quarter corner of said Section 8; thence North 89° 28'44" East, along said North line, 2639.34 feet to the Northeast corner of said Section 8; thence South 00°40'53" East, along the East line of said Section 8, a distance of 2639.22 feet to the East Quarter corner of said Section 8; thea * South 00034'50" East, along said East line, 2639.54 feet to the Section corner common to said Sections 8, 16, 17 and Section 9; thence North 89°27' 49" East, along the North line of said Semon 1, a distance of 2646.43 feet to the North Quarter comer of said Section 16; thence N60h 89024'59" East, along said North line, 2639.91 feet to the Northeast corner of said S=ection 14 -0640 South 00°36'52" East, along the East line of said Section 16, a distance of 2632.76 fit to 1heEast Quarter corner of said Section 16; thence South 00°36'59" East, along said'AWOine,1653,52 feet to the Section corner common to said Sections 16, 21, 22 and Section 15 >North 89023'16" East, along the North line of said Section 22, a distance of 370.00 feet;4henee South 00°25'40" East, parallel with and 370.00 feet East of the line common to said Seth s and 22, a distance of 660.00 feet; thence South 89'23'16" West, parallel with and o6 Qb feet South of said North line of Section 22, a distance of 370.00 feet to a point on said lie conmon to Sectio s 1 and 22, thence South 00°25'40" East, along said common line, 691.21 fwAto a mi t '*bNortherly right-of-way line of the Union Pacific Railroad; thence' North 50011 °10"' Vilest; allog said Northerly right-of-way lime, 11,470.47 feet; thence along said Northerly right-of-way. t& tigh the following tourses and distances which approximate the 100- foot offset franc fhr road centerline spiral curve, based on the Southern Pacific Company Right -of --Way a—W! Map and the current as tracks: eta. North 50'10' 41" West, 47.96 feet; thence North 50°07'49" West, 47.87 feet; thence North 50°02'03" West, 47.79 feet; thence North 49°53'25" West, 47.71 feet; thence North 49041'53" West, 47.62 feet to the beginning of a circular curve concave to the Northeast, having a radius point which bears North 40024'50" East, 11,357.74 feet; thence Northwesterly, along said Northerly right-of-way line and the arc of said curve, through a central angle of 13018'06", an arc distance of 2636.79 feet; thence along said Northerly right-of-way through the following courses and distances which approximate the 100 -foot offset from the railroad centerline spiral curve, based on the Southern Pacific Company Right -of -Way Map and the current as -built tracks: North 36'10'20" West, 47.64 feet; thence North 35058'50" West, 47.71 feet; thence North 35'50'11" West, 47.79 feet; thence North 35°44' 26" West, 47.83 feet; thence North 35041'33" West, 47.99 feet; thence North 35°41'04" West, along said Northerly right-of-way line, 4868.26 feet to a point on the North line of said Section 6; thence.North 89'29'16" East, along said North line, 126.40 feet to the Point of Beginning. EXCEPT that portion of the Northeast Quarter of Section 16, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian described as follows: Beginning at theNortheast -corner of said Section 16; thence South --00'36-52' East ' outh 00'36'52" -East, along the East line of said Section 16, a distance of 2236.55 feet; thence South 89023'08" West, 395.10 feet; thence North 47°21'31" West, 42.83 feet; thence North 55°51'00" West, 33.67 feet; thence North 59°15'22" West, 102.76 feet; thence North 54044'07" West, 54.36 feet; thence North 59046'23" West, 151.61 feet; thence North 62037'47" West, 71. 81 feet; thence North 58°52'53" West, 121.26 feet; thence North 48°44'27" West, 132.43 feet; thence North 52°02'22" West, 99.93 feet; thence North 48°24' 39" West, 99.93 feet; thence North 48026'41" West, 199;87 fool; tkow Neth 48°09'01" West, 193.78 feet; thence North 46032'28" West, 347._38 Soot thence NoAh-45*1 '57" West, 182.46 feet; thence North 44013'00" West, 221.47 fleet; thenNott 4100'24" Wit, 189.74 feet; thence North 860 10'55" East, 381.50 feet; thence North 47005'13" East, 523.16 feet; thence North 59005'24" East, 298.36 feet; thence North 66°16'37" East, 382.50 feet; thence North 00°35'01" West, 97.80 feet to a point on the North lige of sib Swim 16; thence North 89°24'59" East, along said North line, 450.80 feet to the Point of Beginning. Containing 1,687.27 acres, more or less) Q NAL O OFFICIAL RECORDS OF PINAL COUNTY RECORDER a LAURA DEAN-LYTLEII S LU G v c c. CeH,-e r `r v '.! ...d Mm-ariA, AZ X 53 DATE/TIME: 05/ 31/07 1423 FEE: $15.50 PAGES: 12 FEE NUMBER: 2007-064327 MARANA ORDINANCE NO. 2007.09 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING TO CREATE THE VILLAGES OF TORTOLITA SPECIFIC PLAN. WHEREAS, Coe & Van Loo Consultants represents the property owners of approximately 1,780 acres of land located on the east side of Interstate 10 (near the Marana Interchange), northwest of the San Lucas Development and extending north into Pinal County approximately 2/3 of a mile within portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a portion of Section 31, Township 10 South, Range 11 East, as depicted on Exhibit "A" and Exhibit `B", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on January 31, 2007, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held April 3, 2007 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Industrial/General, Industrial/Campus, Medium Density Residential and Corridor Commerce to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 1,780 -acres of land located within portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a portion of Section 31, Township 10 South, Range 11 East, located on the east side of Interstate 10 near the Marana Interchange), northwest of the San Lucas Development and extending north into Pinal County approximately 2/3 of a mile (the "Rezoning Area"), changing the General Plan designation from Industrial/General, Industrial/Campus, Medium Density Residential and Corridor Commerce to Master Planning Area. Section 2. The zoning of approximately 1,780 -acres of land located within portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East and a portion of Section 31, Township 10 South, Range 11 East, located on the east side of Interstate 10 (near the Marana Interchange), northwest of the San Lucas Development and extending north into Pinal County approximately 2/3 of a mile (the "Rezoning Area"), is hereby changed from "E" (Transportation Corridor), "AG" Agricultural) and "R-80" (Single Family Residential minimum lot size of 80,000 square feet) to F" (Specific Plan) creating The Villages of Tortolita Specific Plan. Marana Ordinance No. 2007.09 Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of residential densities and housing types, commercial uses and recreation and open space, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The ultimate development proposed by this rezoning shall be consistent with the adopted Development Agreement which shall be adopted prior to Town Council approval of the first preliminary plat or development plan. 3. The Development has voluntarily agreed to enter into a school contribution agreement providing for a contribution per residential unit to mitigate the effects of the proposed development on affected school districts. 4. The maximum allowable residential units for the project shall not exceed 6,500. 5. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 6. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 7. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Tortolita Boulevard and Tortolita Mountain Parkway as agreed upon in the Development Agreement. 8. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Utilities Director prior to the approval of the final block plat by the Town Council. 9. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the final block plat by the Town Council. 10. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into a fire district or otherwise provide for fire protection service 11. Installation of a non -potable system shall be required to serve the common open space areas and other landscaped amenities, as accepted by the Town of Marana. 12. The property owner shall transfer with the final plat, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type 11 to the Town of Marana Ordinance No. 2007.09 Marana for the Town providing designation of assured water supply and water service to said property. If Type I or Type II is needed on said property, the Town and developer/landowner shall arrive at an agreeable solution to the use of those water rights appurtenant to said land. 13. All archaeological work specified in the treatment plan must be successfully carried out, and the Town of Marana must approve a preliminary report on the successful implementation of the plan before ground disturbance can occur. 14. The developer will be responsible for the design and construction of the Tortolita Traffic Interchange prior to occupancy of any house or commercial building. Other roadway improvements as required by the Development Agreement and based on the data and findings of the accepted traffic impact analysis and other traffic studies that will be required at the platting or development plan stages of this project. 15. Upon adoption of the ordinance by the Mayor and Council approving The Villages of Tortolita Specific Plan, the applicant shall provide the planning department with the following final edition of The Villages of Tortolita Specific Plan: one non -bound original; forty bound copies; and, one digital copy in Microsoft Word or other acceptable format, within sixty days of the adoption. 16. All private parks and trails within The Villages of Tortolita will be developed by the Master Developer, subject to the approval of the Planning Director. Neighborhood parks must be identified in subdivision plats and detailed design as part of the landscape plans for those subdivisions. The regional park(s) shall be designed and constructed by the Master Developer. Design and construction standards, type and number of amenities and phasing shall be approved by the Park and Recreation Director and the Planning Director. The park impact fee credits as well as the timing of the dedication of the regional park(s) to the Town of Marana shall be discussed within the Development Agreement. 17. Minor grammatical and technical changes as required by the Town of Marana shall be made to The Villages of Tortolita Specific Plan. 18. The Master Developer shall submit an annual report within 30 days of the anniversary of the Town Council's approval of the Specific Plan, in addition to those requirements listed in the Land Development Code. 19. The Master Drainage Report for the entire specific plan area shall be reviewed and accepted by the Town of Marana prior to any preliminary plat or development plan approval by the Town Council. 20. CMID will be provided a copy of the Master Drainage Report for their review and comment during the Town's review period of the document. 21. Single family detached residential development on lots smaller than 3,500 square feet shall require a conditional use permit (Land Development Code Section 10.10). 22. Sexually oriented businesses of all kinds are prohibited within The Villages of Tortolita Specific Plan. Section 4. This Ordinance shall be treated as having been adopted and the 30 -day referendum period established by Arizona Revised Statutes section ("A.R.S. §") 19-142(D) shall begin when the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed Marana Ordinance No. 2007.09 by the Developer and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. 12-1131 et seq., and specifically A.R. S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 15 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2007.09. Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 3`d day of April, 2007. Mayor Ed Honea ATTEST: celyn C. ronson, Town Clerk APPROVED AS TO FORM: Marana Ordinance No. 2007.09 EXHIBIT A wW I Wei 0o Ix S89'29'1 6"W 36 31 916.37' 538.27 126.40' N22'39'46"W \ \ 133.93' \\ \\ I TWP. 10 S. TWP. D=13'01'56" \ rL6 R=8,444.37' \ L=1,920.72' tr J i S89'25'20"W 6 \ \ 122.62' \ \ ti D=14' 18'35" cry\\ `ro\ O R=8,344.37' L1 L2 \\` L=2,084.02' q ti pl \ L5 . \G tio\ \ 216.30Cl S89'31 37„ W DETAIL SCALE: 1 ”=300' \ \ 1` ` s Jar' Ili LINE BEARING DISTANCE L1 S35'41'33"E 48.05' L2 S35'44'25"E 48.57' L3 S35'50'1 1 "E 48.71 ' L4 S35'58'50"E 49.00' L5 S36 -10'24"E 49.23' L6 N53'42'56"E 11797.74' 9. I CURVE I DELTA RADIUS I LENGTH \ 216.30' S89'31 37 W IN SECTIONS 6 & 7, TWP. 11 S., RGE. 11 E., scAu: G. & S.R.B. & M. 1" = 600' SHEET- 1 OF; 1 MORRISONAPROIECT, MAIERLE INC. an Arizona Corpos+at ICHECKIM; C1 00 05 36 1 1 797.74 19.22 216.30' S89'31 37 W IN SECTIONS 6 & 7, TWP. 11 S., RGE. 11 E., scAu: G. & S.R.B. & M. 1" = 600' SHEET- 1 OF; 1 MORRISONAPROIECT, MAIERLE INC. an Arizona Corpos+at ICHECKIM; DRAWING:Islpna.dw TORTOLITA ISLAND BOUNDARY rnmrr 1158009 DRAWN: WJ MAL PAGE I of 2 Tortolita Island Boundary: Those portions of Section 6 and the North Half of Section 7, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: COMMENCING at the Section corner common to Section 31, Township 10 South, Range 11 East and Section 36, Township 10 South, Range 10 East of the Gila and Salt River Base and Meridian; thence South 89°29'16" West, along the line common to said Sections 6 and 36, a distance of 126.40 feet to a point on the Northerly right-of-way line of the Union Pacific Railroad; thence continuing South 89°29'16" West, along said common line, 538.27 feet to a point on the Southwesterly right-of-way line of Casa Grande (Picacho) Highway and the POINT OF BEGINNING; thence South 35°41'04" East, along said Southwesterly right-of-way line, 5178.33 feet; thence along said Southwesterly right-of-way line through the following courses and distances which approximate the 340 -foot Southwesterly offset from the railroad centerline spiral curve, based on the Southern Pacific Company Right -of -Way Map and the current as -built tracks: South 35°41'33" East, 48.05 feet; thence South 35°44'25" East, 48.57 feet; thence South 35°50'11" East, 48.71 feet; thence South 35°58'50" East, 49.00 feet; thence South 36°10'24" East, 49.23 feet; To the beginning of a circular curve concave to the Northeast, having a radius point which bears North 53°42'56" East, 11,797.74 feet; thence Southeasterly, along said Southwesterly right-of- way line and the arc of said curve, through a central angle of 00105'36", an arc distance of 19.22 feet to a point on the East-West mid-section line of said Section 7; thence South 89°31'37" West, along said mid-section line, 216.30 feet to the Northeasterly right-of-way line of Casa Grande Tucson Highway (Interstate 10); thence North 50°29'20" West, along said Northeasterly right-of-way line, 1736.55 feet to the beginning of a curve to the right having a radius of 8344.37 feet; thence Northwesterly, along said Northeasterly right-of-way line and the arc of said curve, through a central angle of 14°18'35", an arc distance of 2084.02 feet to a point on the line common to said Sections 6 and 7 thence South 89'25'20" West, along said common line and said Northeasterly right-of-way line, 122.62 feet to the beginning of a non -tangent curve concave to the Northeast, having a radius point which bears North 54018'18" East, 8444.37 feet; thence Northwesterly, along said Northeasterly right-of-way line and the arc of said curve, through a central angle of 13°01'56", an arc distance of 1920.72 feet; thence North 22°39'46" East, along said Northeasterly right-of-way line, 133.93 feet to a point on said line common to Sections 6 and 36; thence North 89029'16" East, along said common line, 916.37 feet to the POINT OF BEGINNING. Containing 93.17 acres, more or less) PAGE 2 of 2 NOO'09'28"W 908.93' N89'29'16"E 126.40' -, tr7 ai oN0 z EXHIBIT B 31 N 89'38'59" E 5413.55' L I I r r S89'2245"W Q 126.71' \ SEE SHEET 3 TWP. 10 S. I S89'29'41 "W TWP. 11 S. d 2373.24' 57 N ` N 0: ap N89'21'32"E 2644.85' Q UNION PACIFIC Z\ . RAILROAD I (SEE DETAIL) 0 \\\ \ R=11,357.74' L=2,636.79' i i 0\\ i (SE ON 5 N 39783 MARK A. LUOND N89°28'44"E MORRfiSON MAIERLEINC. Arizona Co mt= an. yoo i 2639.34' PROJECT: 8358009 DRAWN: '. WI CHECKED. MAL i i N i M In Dc I— N 10 3 — vi a g L w 0 DETAIL SHEET 2) N o IN SECTIONS 6, 7, 8, 16, 17, 21 & 22, TWP. 11 S., ROE. 11 E., G. & S.R.B. & M. SCALE: 1" 1500' SHEET. oF:.4 MORRfiSON MAIERLEINC. Arizona Co mt= an. yoo ORAWNG: Tortolita—less TORTOLI TA BOUNDARY PROJECT: 8358009 DRAWN: '. WI CHECKED. MAL PAGE 1 of 6 I SCS: 1 ` 1500, w A D Thy ! MORRI N MAIERLEINC, an. Arizona N Lo PROJECT: 8358009. Q o N O O7 W O 8 W -- S U I— Q U-) w 0 LO SEE DETAIL) r,7 N O 2646.43' N89-27'497 I EXCEPTIONI SEE SHEET 4 DETAIL N.T.S.) SEE SHEET 3 2639.91' ma w SCS: 1 ` 1500, N' A D Thy ! MORRI N MAIERLEINC, an. Arizona U-) LO PROJECT: 8358009. DRAWN= WJ O o o; oN' O 0 N89'23'16",E Ate, 370.00' O o Q 370.00' SOO'25'40"E 691.21' O IN SECTIONS 6, 7, 8, 16, 17, 21 & 22, TWP. 11 S., RGE. 11 E., G. & S.R.B. & 'M. SCS: 1 ` 1500, SHEET- 2 OF: 4 A D Thy ! MORRI N MAIERLEINC, an. Arizona DRA%VWG.— Tortolito—:loss TOR TOL I TA BOUNDARY PROJECT: 8358009. DRAWN= WJ CHECKED: 1- PAGE 2 of 6 IN SECTIONS 6, 7, 8, 16, 17, 21 & 22, TWP. 11 S., RGE. 11 E., G. & S.R.B. & M. SCALE: N A SHEET: 3 OF: 4 1 MORRISON MMERLEINC.. an Ar ixona Corporxt= DRAW9NG: Tortollta-less TOR TOL TA BOUNDARY PROJECT: S3rJSOO9 DRAIN; W CNEOKEp;;MAL. PAGE 3 of 6 7. N41 *17'24"E 189.74' ` N44'13'00"W 221.47' N86'10'55"E 381.50' N00'35'01 "W 97.80' ro''a , 5 ti9 6 N6 3g2 5 N45'1557"W 182.46' EXCEPTION N89'24'59"E 450.80' Q co N N P- N 193 78'1 „W y N48'26'41 "WN99,93 9"W 199.87 N 48'442,7"W N52'02'22"W 132.43 N62'37'47"W 99.93' 71.81' N58'52'53"W N59'15'2?"W121.26' 102.76 N 59'4623"W 151.61' 1 N54 -44'07"W 395.10' 54.36' S89'23'08"W t/1G N55'51'00"W 33.67' N47'21'31 "W 42.83' NE. CORNER SECTION 16 n N cp C14 w N co a a V) E.1/4 CORNER SECTION 16 IN SECTIONS 6, 7, 8, 16, 17, 21 & 22, TWP. 11 S., RGE. 11 E., G. & S.R.B. & .M.; SCALE:1" = 400' SHEET: 4 OF. 4 TDRAWN. M RRISO MM; E LE,f SNC. an Arf ao a Cgrpora#{on : Tortolitd—l@9$ TOR TOUTA BOUNDARY PROJECT. .8358009 RAwN: WJ CHECKED -MAL PAGE 4 of 6 Tortolita Boundary Except Donation Land: Those portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian, Pima County, Arizona and those portions of the South Half of Section 31, Township 10 South, Range 11 East of the Gila and Salt River Base and Meridian, Pinal County, Arizona, described as follows: BEGINNING at the Section corner common to said Section 31 and Section 36, Township 10 South, Range 10 East of the Gila and Salt River Base and Meridian, Pinal County, Arizona; thence North 00'09'17" West, along the line common to said Sections 31 and 36, a distance of 2637.73 feet to the East Quarter corner of said Section 36; thence North 00°09'28" West, along said common line, 908.93 feet to the Northwest corner of Government Lot 14 of said Section 31; thence North 89°38' 59" East, along the North lines of said Government Lot 14 and Government Lots 13, 12 and 11, a distance of 5413.55 feet to the Northeast corner of said Government Lot 11; thence South 00°26'42" East, along the East line of said Section 31, a distance of 3520.07 feet to the Southeast corner of said Section 31; thence South 89°22'45" West, along the South line to said Section 31, a distance of 126.71 feet to an angle point in said South line; thence South 89°29'41" West, along said South line, 2373. 24 feet to the Northeast corner of said Section 6; thence South 00°24'55" East, along the East line of said Section 6, a distance of 1820.37 feet to the Section corner common to said Sections 6, 7, 8 and Section 5; thence North 89°21'32" East, along the North line of said Section 8, a distance of 2644.85 feet to the North Quarter corner of said Section 8; thence North 89°28'44" East, along said North line, 2639.34 feet to the Northeast corner of said Section 8; thence South 00° 40'53" East, along the East line of said Section 8, a distance of 2639.22 feet to the East Quarter corner of said Section 8; thence South 00°34' 50" East, along said East line, 2639.54 feet to the Section corner common to said Sections 8, 16, 17 and Section 9; thence North 89°27'49" East, along the North line of said Section 16, a distance of 2646.43 feet to the North Quarter corner of said Section 16; thence North 89024'59" East, along said North line, 2639.91 feet to the Northeast corner of said Section 16; thence South 00036'52" East, along the East line of said Section 16, a distance of 2632.76 feet to the East Quarter corner of said Section 16; thence South 00036'59" East, along said East line, 2633.52 feet to the Section corner common to said Sections 16, 21, 22 and Section 15; thence North 89023'16" East, along the North line of said Section 22, a distance of 370.00 feet; thence South 00°25'40" East, parallel with and 370.00 feet East of the line common to said Sections 21 and 22, a distance of 660.00 feet; thence South 89' 23'16" West, parallel with and 660.00 feet South of said North line of Section 22, a distance of 370.00 feet to a point on said line common to Sections 21 and 22; thence South 00025'40" East, along said common line, 691.21 feet to a point on the Northerly tight -of -way line of the Union Pacific Railroad; thence North 50011' l0" West, along said Northerly right -of --way line, 11,470.47 feet; thence along said Northerly right-of-way through the following courses and distances which approximate the 100 - foot offset from the railroad centerline spiral curve, based on the Southern Pacific Company Right -of -Way and Track Map and the current as -built tracks: PAGE 5 of 6 North 50°10' 41" West, 47. 96 feet; thence North 50° 07' 49" West, 47.87 feet; thence North 50°02'03" West, 47.79 feet; thence North 49°53'25" West, 47.71 feet; thence North 49°41'53" West, 47. 62 feet to the beginning of a circular curve concave to the Northeast, having a radius point which bears North 40°24'50" East, 11,357.74 feet; thence Northwesterly, along said Northerly right-of-way line and the arc of said curve, through a central angle of 13° 18'06", an arc distance of 2636.79 feet; thence along said Northerly right-of-way through the following courses and distances which approximate the 100 -foot offset from the railroad centerline spiral curve, based on the Southern Pacific Company Right -of -Way Map and the current as -built tracks: North 36°10'20" West, 47.64 feet; thence North 35058'50" West, 47.71 feet; thence North 35'50'11" West, 47.79 feet; thence North 35°44'26" West, 47.83 feet; thence North 35041'33" West, 47. 99 feet; thence North 35°41'04" West, along said Northerly right-of-way line, 4868.26 feet to a point on the North line of said Section 6; thenee.North 89'29'16" East, along said North line, 126.40 feet to the Point of Beginning. EXCEPT that portion of the Northeast Quarter of Section 16, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian described as follows: Beginning at the Northeast corner of said Section 16; thence South 00°36'52" East, along the East line of said Section 16, a distance of 2236.55 feet; thence South 89023'08" West, 395.10 feet; thence North 47°21'31" West, 42.83 feet; thence North 55°51'00" West, 33.67 feet; thence North 59015'22" West, 102.76 feet; thence North 54°44'07" West, 54.36 feet; thence North 59046'23" West, 151.61 feet; thence North 62°37'47" West, 71.81 feet; thence North 58052'53" West, 121.26 feet; thence North 48044'27" West, 132. 43 feet; thence North 52° 02'22" West, 99.93 feet; thence North 48024'39" West, 99.93 feet; thence North 48° 26'41" West, 199.87 feet; thence North 48°09'01" West, 193.78 feet; thence North 46032'28" West, 347.38 feet; thence North 45°15'57" West, 182.46 feet; thence North 44°13'00" West, 221.47 feet; thence North 41°17124" East, 189.74 feet; thence North 86°10'55" East, 381.50 feet; thence North 47005'13" East, 523.16 feet; thence North 59005'24" East, 298.36 feet; thence North 66016'37" East, 382. 50 feet; thence North 00°35'01" West, 97.80 feet to a point on the North line of said Smt on 16; thence North 89024'59" East, along said North line, 450.80 feet to the Point of Beginning. Containing 1,687.27 acres, more or less) PAGE 6 of 6 Tortolita , ,, --�� .. Specific Plan �� PCZ-06047 Submitted to: Town of Morono 11555 West Civic Center Drive Morono, Arizona 85653 Prepared for: T MR Investors, LLC INCA Capitol - Zipprich Group 8501 North Scottsdale Rood Suite 165 Scottsdale, Arizona 85253 Prepared by: Coe & Von Loo Consultants, Inc. 4550 North 1 2th Street Phoenix, Arizona 85014 April 10, 2006 October 11, 2006 December 27, 2006 January 31, 2007 April 3, 2007 Moy 14,2007 xxx xx, 2017 vvvv vvv,2022 TOR ITA Conceived with the vision for an integrated master planned community, Tortolita by its very name denotes not only the physical boundaries that define its structure ... but most essentially, a living, social milieu that thrives on daily human interaction within a Live, Work and Play environment. Beyond the tangible parameters that define a village, a true neighborhood exists within the walls of the envisioned community ... defined by an existence that radiates from a Village Center. Sy mbolizing this very lifestyle is a Spanish wrought iron motif that comprises a prominent aspect of the logo, representing a whole life structure that radiates from the Village Center. Drawing impetus from the inner core, all aspects of village life extend further out to the borders of the community, aptly represented by the growing circles within the logo. Ultimately, all are interlinked by a vision for Tortolita founded on a quality of life enhanced, not only by the natural beauty of the surrounding environment, but more importantly, by a common desire to realize a community built on the harmonious well-being of its people. Development Team: The concept for building a strong community within the unique framework defining Tortolita comes from a creative pool of thinkers working as a team ... each contributing a core of professional expertise honed over years of creating great neighborhoods. Sharing a common goal to realize a worthwhile project with Quality as a guiding principle, a lively exc hange of information ensued within an environment of open dis cussion, thus yielding this vision of a master planned community endowed with rich potentials for growth. Significant project partners comprising the development team, with their respective contributions, are as follows: APPLICANT & PROPERTY OWNER DEVELOPER GOVERNMENT RELATIONS CONSULTANT PLANNER LANDSCAPE ARCHITECT GRAPHICS PLANNER LANDSCAPE ARCHITECT GRAPHICS ENGINEER TRAFFIC ENGINEER SOILS ENGINEER ENVIRONMENT AL BIOLOGICAL ARCHEOLOGICAL TMR Investors, LLC INCA Capital -Zipprich Group 8501 North Scottsdale Road, Suite 165 Scottsdale, Arizona 85253 Contact: Michael Zipprich zipprich@incacapital.com 480.948.3407 Gary K. Jones gjones@sunamgroup.com 480.443.5600 ext. I 02 Racy Associates 535 West Burton Drive Tucson, Arizona 85704 Contact: Michael M. Racy 520.906.4646 Michael@racyAssociates.com Coe & Van Loo Consultants, Inc. 4550 North 12th Street Phoenix, Arizona 85014 Contact: Teresa H. Evidente 602.285.4903 tevidente@cvlci.com Greey Pickett 7507 East McDonald Drive, Suite B Scottsdale, Arizona 85250 Contact: Wendell Pickett 480.609.0009 wpickett@greeypickett.com Morrison Maierle, Inc. 80 East Rio Salado Pkwy, Suite 201 Tempe, Arizona 85 281 Contact: Bill Hendrich 480.517.5800 bhendrich@m-m.net Terracon Consultants, Inc 35 5 South Euclid, Suite l 07 Tucson, Arizona 85719 Contact: Oleg B. Lysyj 520.770.1789 oblysyj@terracon.com SWCA Environmental 34 3 West Franklin Street Tucson, Arizona 85701 Contact: Tom Euler 520.325.9194 teuler@swca.com N H Z W H Z 0 V LL 0 W m a H I. SPECIFIC PLAN SUMMARY 1-1 11. INTRODUCTION IV -2 A. Project Overview 11-1 B. Goals and Objectives 11-3 C. Authority and Scope 11-3 D. Legal Description 11-3 111. RELATIONSHIP OF THE SPECIFIC PLAN TO THE GENERAL PLAN IV -8 OF THE TOWN OF MARANA AND THE ADOPTED TOWN OF MARANA LAND IV -10 DEVELOPMENT CODE IV -10 A. Purpose 111-1 B. Conformance with the General Plan of the Town of Marana 111-1 C. Consistency with the Land Development Code of the Town of Marana 111-1 D. Approval Process and Implementation 111-2 E. Development Agreement 111-2 IV. DEVELOPMENT CAPABILITY IV -18 A. Purpose and Intent IV -1 B. Environmental Sensitivity IV -2 C. Site Analysis IV -2 1. Topography and Slope Analysis IV -2 2. Surface and Groundwater Hydrology IV -3 3. Geology IV -7 4. Soils IV -8 5. Wildlife IV -10 6. Vegetation IV -10 7. Viewsheds IV -12 8. Sound Quality IV -14 9. McHarg Composite Map IV -14 1 O.Existing Land Use and Features IV -15 D. Cultural and Archeological IV -18 E. Existing Infrastructure IV -18 1. Traffic Circulation and Road System IV -19 2. Water IV -23 3. Sewer IV -24 F. Existing Public Facilities IV -26 V. DEVELOPMENT MASTER PLAN A. Purpose and Intent V-2 B. Land Use Concept Plan V-4 C. Open Space, Trails and Recreation Concept Plan V-16 D. Landscape Concept Plan V-19 E. Architecture Concept Plan V-24 F. Circulation Concept Plan V-25 G. Master Drainage Concept Plan V-25 H. Master Grading Concept Plan V-25 I. Water Resource Concept Plan V-25 J. Environmental Resource Concept Plan V-27 K. Cultural Resource Concept Plan V-27 L. Utility Concept Plan V-27 M. Public Facilities Concept Plan V-27 N. Master Traffic Concept Plan V-29 VI. DEVELOPMENT REGULATIONS A. Purpose and Intent VI -1 B. Definition of Terms VI -1 C. General Provisions VI -3 D. Streets Development Standards VI -3 E. Parking Standards VI -14 F. Development Standards VI -1 6 1 . Residential Development Standards VI -1 6 a. Medium -Low Density Residential (MLDR) VI -16 b. Medium Density Residential (MDR) VI -18 c. Medium -High Density Residential (MHDR) VI -19 2. Mixed Use (MU) VI -22 3. Industrial (1) VI -25 G. Design Guidelines VI -27 1 . Purpose and Intent VI -27 2. Definitions VI -27 3. Residential Design Guidelines VI -28 a. Medium -Low Density Residential (MLDR) VI -30 b. Medium Density Residential (MDR) VI -30 c. Medium -High Residential (MHDR) VI -32 4. Mixed Use (MU) VI -33 5. Industrial (1) VI -34 H. Signage VI -35 VII. IMPLEMENTATION AND ADMINISTRATION A. Purpose and Intent VII -1 B. Development Review Procedure VII -1 C. Amendments to the Specific Plan VII -1 D. Street Naming VII -2 E. Subdivision VII -2 F. Phasing Plan VII -2 G. Design Review Committee (DRC) VII -3 VIII.CONCLUSION VIII -2 IX. APPENDIX A. Plant Palette IX -1 B. Bibliography IX -2 LIST OF EXHIBITS Exhibit A Villages Plan 1-4, V-14 Exhibit B Planning Units Plan 1-6 Exhibit C Vicinity Map II -4 Exhibit D Slope Analysis Map IV -1 Exhibit E Off -Site Watershed Map IV -4 Exhibit F FEMA Zones IV -6 Exhibit G Vegetation Densities IV -9 Exhibit H Viewsheds IV -11 Exhibit I UPRR 200 -Foot Buffer Area IV -13, V-15 Exhibit J Mcharg Composite Map IV -14 Exhibit K Future Development Plan IV -15 Exhibit L Zone Use Map IV -16 Exhibit M Existing Land Uses: On -Site and Off -Site IV -17 Exhibit N Kinder Morgan and EI Paso Gas Pipelines IV -18 Exhibit O Future Circulation Map IV -20 Exhibit P Wells Map IV -23 Exhibit O Parks, Trails and Open Space System IV -25 Exhibit R Public Facilities Plan IV -27, V-30 Exhibit S Land Use Plan V-7 Exhibit T Master Landscape Plan V-19 Exhibit U Circulation Plan V-26 Exhibit V Sanitary Sewer V-28 LIST OF PHOTOS l: 2: 3: 4: 5: 8: Looking southeast along the train track onto the property. Looking south along the eastern properly line towards the Tucson Mountains. Looking southwest onto the site from the eastern boundary. Looking northwest along the west boundary of the project from the southern corner of the site. Looking southwest across the railroad tracts towards the freeway from the southern corner of the site. Looking off-site northwest towards the CAP canal from the eastern property boundary. Looking off-site east from the property towards the Tortolita Mountains. Looking southwest across the railroad tracks towards the freeway from the southern corner of the site. 9: Looking on-site northeast along the western boundary of the project. l 0: Looking southwest off-site onto the Frontage Road along the western boundary of the project. l l: Looking north onto the site along the eastern boundary towards State land. 12: Looking northwest along the west boundary of the project from the southern corner of the site. 13: Looking west onto the site from the eastern boundary of the property. 14: Looking off-site east from the property towards the Tortolita Mountains. 15: Looking southeast onto the property from the eastern boundary of the Hardin Road alignment. 16: Looking northwest along the west boundary of the project from the southern corner of the site. 17: Looking southwest onto the site from the eastern boundary. 18: Looking south along the eastern property line towards the Tucson Mountains. 11-1 11-2 11-5 11-6 11-6 111-2 111-2 IV-3 IV-3 IV-3 IV-5 IV-6 IV-8 IV-10 IV-10 IV-23 IV-23 IV-24 SECTION I. -SPECIFIC PLAN SUMMARY z 0 j:: u Ill "' The Tortolita community embodies a clear vision that best echoes the Town of Marena's own macro- vision for progress: a cohesive and sustainable community that genuinely thrives on the principles of LIVE, WORK and PLAY. The Tortolita Specific Plan presents a regulatory framework for success towards the development of a progressive 1,780-acre master planned community within the Town of Marana. The Specific Plan will serve as the Zoning and Development Code for the subject property, mandating compliance during subdivision platting and subsequent development approvals for the area covered within. It is designed to be responsive, best serving as the appropriate vehicle to implement the goals and objectives of the Town's overall development program, and carries the intent to (1) preser ve/maximize the unique character and attributes of the land, (2) contribute to the Town's socio-economic growth, and (3) institute internal and external controls that safeguard the highest standards of quality through all program phases. The proposed development site is well-positioned as an alternative mixed-use commercial growth corridor in the region. Tortolita is located 1 5 miles northwest of the City of Tucson, 80 miles south of the greater Phoenix Area, ond 40 miles south of Casa Grande. The majority of the site lies within the boundary limits of Pima County, excluding an uni ncorporated parcel of approximately 375 acres at the northern portion of the property located within the boundaries of Pinal County. Upon annexation, the unincorporated parcel will fall under the jurisdictional limits of the Town of Morano. Primary regional access to The Tortolita can be gained from Interstate 1 0. Supporting the development is a proposed new interchange at Interstate 1 0 and the envisioned Torto lita Boulevard to accommodate the expected increase in both vehicular and pedestrian traffic. Tonolita embodies a clear vision 1h01 best echoes the Town of j\;farana 1s own ,nacro-vision for progress: That of building a cohesive and sustainable community /hat genuinely thrives on /he principles of Live, Worlc and Play, 1-2 1-3 The property is roughly one-half mile west of the Central Arizona Project (CAP) Canal while the Union Pacific Railroad and Frontage Road are found in its westerly boundaries. As envisioned, Tortolita is a master planned mixed-use community comprised of five distinct village units - each designed and structured to best fit individual preferences for a uniquely Suburban or Urban lifestyle. Thus, to LIVE within the premises of the Village is to enjoy a life amidst optimum conditions best suited to complement one's unique tastes. Complementing such positive lifestyles is that unique opportunity for WORK within the confines of Tortolita. Essential to the three-pronged vision is the proiected growth in commerce and business opportunities offered by a master plan that sets forth distinct Village locations for essential commercial, retail and industrial activities within the vast development site. Completing the vision of a holistic approach, Tortolita provides the opportunity for PLAY derived from its strategic location. Favored with on environment that offers a scenic vista of surrounding mountain ranges, particularly the Tortolito Mountains to the east, the natural beauty will be complemented by a generous offering of community and neighborhood parks interspersed within the village units, and a profusion of public amenities such as open spaces, porks and walk trails that foster social interaction among the village residents as well as provide access for the general public in a safe, well planned recrea tional atmosphere. Cognizant of the need to strive for the right balance between residential and commercial development, investing in an environment conducive to a LIVE, WORK and PLAY lifestyle con only result in higher levels of time savings and efficiencies, thus promoting a quality of life that promotes general well-being. Moments formerly spent in transit to and from work ore now converted into quality time spent as either persona I rest and recreation or as socio I interaction within one's neighborhood. Thus the conceptual framework calls for four distinct residential village units (designated as Village I, II, Ill, IV) dedicated primarily to varying degrees of residential usage - ranging from medium-low to high-density applications reflective of preferences for either a Suburban or Urban lifestyle, i.e., leaner habitation notable as one radiates further from the Village Center (See Exhibit A - Villages Plan). Each village, in turn, consists of a combination of distinct planning units parallel to the intended land usage. For purposes of definition, a planning unit is a component of the Specific Plan area that design ates TABLE 1: Preliminary Land Use Summary by VIiiage VIiiage Landu.. AcrN T1rgot O.■ng Unlll I IILDR 1S3. 19 375 ll>R a26 1173 Sllb-Talll 439.45 1541 VIIIQt UndllN Actll Tlrgll Dlllllng Unltl n IIIDR 12.M 452 lllndllN 257.14 1513 Sllb-Tclll 320.10 21115 VIiiage Lind Un Acm Target DMNlng Units Ill II.OR 187.09 5-M ll>R 203.18 769 Sub-Tool 390.97 1315 VIiiage Lind Ust Aenls Tarvet Dwvling Unit• IV MOR 279.55 1112 Ml.OR 102.40 293 MlxtdUH 154.80 217 Sub-Total 538.75 1622 .... LlldUM V .,..... .... ----� 91,ff Grand Total 1780.44 6500 Conceptual Density Distribution For Illustrative Purposes only The number or clwelling units shoWr1 p..-vliage does not estabUsh a regulalo,y unit count EXITZl2 AIRPARK - IHTERCHAN. STATE LANDS SCALE In FEET MANRUMROAO Exhibit A: Villages Plan GRAJ ID VALLEY ROAD ------------------ SAN LUCAS PRQJErT 1-5 a specific land use intensity within the following cat egories: Medium-Low Density Residential, Medium Density Residential, Medium-High Density Residen tial, Mixed Use, Industrial (See Exhibit B - Planning Units Pion). Access to the property will be through the Village portal (designated as Village II), which will also serve as the Village Center, rich in opportunities for social interaction through featured amenities such as shopping arcades, recreation facilities, and a 20-ocre community pork. A focal point of the entire development is a prominent desert oasis at the Village portal. The Village Center is designed to hove the highest density of mixed residential, retail, employment and leisure establishments. A system of vehicular/ pedestrian and bicycle paths will ensure easy access to the very hub of Village activities. Logical to the Village concept, areas within and immediately surrounding the Village Center will feature High Density Residential and Mixed-Use commercial development to ensure the critical moss of people needed to vitali ze and support the Village core. On the other hand, less intense land usage will apply as one radiates further from the Village Center under a density gradation concept that offers Medium Density Residential and Medium-Low Density Residential options in designated locations. The parcel of land designated as Village V is a specific Industrial site that hos been earmarked for light industrial and manufacturing activities in the Village property odiocent to Interstate l 0, the 1-1 0 Frontage Rood and the Union Pacific Railroad tracks. Overall, the intent is to complement both the public and private sector development efforts such as the proposed Porks and Trails Plan for the Town of Morono, and private initiatives such as the Son Lucas Moster Pion to the South. Tortolita Specific Pion complies with the General Pion of the Town of Morono and, upon adoption by the Morono Town Council, will become on amendment to the Town of Moreno's Development Code and other pertinent ordinances. Underlying the goals for success is this cohesive Specific Pion, which encompasses all aspects of the endeavor (such as circulation, grading, water resources, post-development hydrology, landscape, open space, recreation, porks and trails), geared towards the positive realization of a self-sustainable development project with its long-term vision for progress. Planning Units Legend: I� I Medium • Low Density Residential 1u1 I a I Medium Density Residential Medium - High Density Residential Mixed Use Industrial EXJT232 AIRPARK -INTERCI-Wl· rr2a2 lPARK ::::::--....... 'ERCHANGE STATE LANDS U.SA 2000 w MAI JP.UM ROAD TO'if�,IT A Exhibit B: . u ·ts Plan Plannmg m GRAND VALLEY ROAD� -�-� /CAPCNW: STATE LAIIDS SAN LUCAS PROJECT 3333333333333333 SECTION II. -INTRODUCTION = A. Project Overview Tortolita, a 1,780-acre property found in the nor- thwest area of the Town of Marana, is a comprehensive and innovative land development project designed to offer an array of lifestyle options ranging from residential to business and commercial opportunities. Such will create a scenario for daily living amidst a self-sustaining neighborhood that thrives on internally-generated employment prospects and a superior quality of life that blends in family relaxation, retail, shopping and recreation activities. A purview of the subject development site yields its strategic regional location in the southwest area of the Stale of Arizona, approximately 15 miles northwest of the City of Tucson city limits, 80 miles south of the greater Phoenix Area and 40 miles south of Casa Grande. The majority of the site lies within the bound ary limits of Pima County, excluding an unincorporated parcel of approximately 375 acres at the northern portion of the property located within the boundaries of Pinal County. Upon annexation, the unincorporated parcel will fall under the jurisdictional limits of the Town of Marana. Primary regional access to Tortolita can be gained from Interstate 1 O. The property is roughly one-half mile west of the Central Arizona Project (CAP) Canal while the Union Pacific Railroad and Frontage Road are found in its westerly boundaries. Supporting the development is a proposed new inter change at Interstate 10 and the envisioned Tortolita Boulevard to accommodate the expected increase in both vehicular and pedestrian traffic impact in the area, parallel to the growth patterns expected of a thriving locality. A highly integrated master planned community envisioned to capitalize on the site's natural bounties, the Village concept will result into five distinct land allocations with specific residential, business and mixed-use applications - each with distinct structural/design elements that best reflect their intended usage. Throughout Tortolita, residents and the public will enjoy connectivity to all uses through an expansive roadway and trail plan, which creates roadside trail corridors and desert paseos that link all parts of the project. Neighborhood and community parks will offer recreation and open spaces for residents and the public. Significantly, the Specific Plan laid out for the site's holistic development seeks to employ land use options specific to Medium-Low Density Residential (MLDR), Me dium Density Residential (MDR), Medium-High Density Residential (MHDR), Neighborhood Commercial, Mixed Use, Industrial, and Parks /Open Space applications. Overall, the intent is to complement both the public and private sector development efforts such as the proposed Parks and Trails Plan for the Town of Marana, and private initiatives such as the San Lucas Master Plan to the South. Underlying the goals for success is this cohesive Specific Plan which encompasses all aspects of the endeavor (such as circulation, grading, water re sources, post-development hydrology, landscape, open space, recreation, parks and trails), geared towards the positive realization of a self-sustain able development project with its long-term vision for progress. 1. Looking southeast along the train track onto the property. 2. Looking south along the eastem properly line towards the Ti1cson Mountains. 11-2 11-3 8. Goals and Objectives Pursuant to the goals of the Town of Marana Land Development Code, the Tortolita Specific Plan seeks to provide the framework for establishing defined rules and regulations to ensure the consistent and integral development of the subject property. While reflecting the Town of Marena's purpose, intent, goals, objectives and policies as set forth in the Town's General Plan, the Tortolita Specific Plan also embodies its intent to provide an alternative zoning district to the conventional zoning and development approaches and processes, in order that within this designated district, the following goals moy be achieved: Enhance and complement the Town of Marena's development growth through positive contributions made by heightened residential, commercial and industrial activities represented by a productive community that is Tortolita; Provide high-standards of quality living through amenities and infrastructure that foster a strong sense of "community" and "neighborhood," inclusive but not limited to mixed housing opportunities, recreation facilities, and structures made available for individual, social and commercial activities; Maximize efficiencies inherent to changes and improvements in the technology of residential, commercial and industrial development so that greater opportunities for better housing, recreation, shopping and employment may extend to all residents; Realize a community ingrained with a deep "sense of place" and "sense of home" through the provision of pocket parks and other open space amenities close to residential areas; an efficient circulation system that promotes all modes of traffic including automobiles, scooters, bicycles and pedestrians; as well as infrastructure systems and public facilities that support development in an efficient and timely manner; and Encourage creative approaches in the use of valuable property so as to achieve a holistic and suitable development environment, in harmony with that of the surrounding areas. In effect, the Tortolita Specific Plan will ensure fidelity to cohesive standards and design guidelines during all project phases, with the end view of ensuring responsible planning and implementation throughout the Village's natural existence. C. Authority and Scope The authority for the Tortolita Specific Plan is premised on Section 9 - 461.08 of the Arizona Revised Statutes, which allows the preparation of Specific Plans, based on the Town of Marena's General Plan, as required for the latter's systematic execution. This Specific Plan contains all pertinent regulations, policies, standards and guidelines for the compre hensive and integral implementation of The Tortolita development project. 0. legal Description Tortolita East Boundary: Those portions of Sections 6, 7, 8, 16, 17, 21 and 22, Township 1 1 South, Range 11 East of the Gila and Salt River Base and Meridian, Pima County, Arizona and those portions of the South Half of Section 31, Township 1 0 South, Range 11 East of the Gila and Salt River Base and Meridian, Pinal County, Arizona, described as follows: BEGINNING at the Section corner common to said Section 31 and Section 36, Township 10 South, Range 10 East of the Gila and Salt River Base and Meridian, Pinal County, Arizona; thence North 00°09'17" West, along the line common to said Sections 31 and 36, a distance of 2637.73 feet to the East Quarter corner of said Section 36; thence North 00 °09'28" West, along said common line, 908.93 feet to the Northwest corner of Government Lot 14 of said Section 31; thence North 89°38'59" East, along the North lines of said Government lot 14 and Government Lots 13, 1 2 and 11, a distance of 5413.55 feet to the North east corner of said Government lot 11; thence South 00 °26'42" East, along the East line of said Section 31, a distance of 35 20.07 feet to the Southeast corner of said Section 31; thence South 89°22' 45" West, along the South line to said Section 31, a distance of 126.71 feet to an angle point in said South line; thence South 89°29'41" West, along said South line, 2373.24 feet to the Northeast corner of said Section 6; thence South 00°24'55" East, along the East line of said Section 6, a distance of 1820.37 feet to the Section corner common to said Sections 6, 7, 8 and Section 5; thence North 89°21' 32" East, along the North line of said Section 8, a distance of 2644.85 feet to the North Quarter corner of said Section 8; thence North 89°28'44" East, along said North line, 2639.34 feet to the Northeast corner of said Section 8; thence South 00° 40' 53" East, along the East line of said Section 8, a distance of 2639.22 feet to the East Quarter corner of said Section 8; thence South 00 °34'50" East, along said East line, 2639.54 feet to the Section corner common to said Sections 8, 16, 17 and Section 9; thence North 89 °27'49" East, along the North line of said Section 16, a distance of 2646.43 feet to the North Quarter corner of said Section 16; thence North 89°24'59" East, along said North line, 2639. 91 feet to the Northeast corner of said Section 16; thence South 00 °36'5 2" East, along the East line of said Section 16, a distance of 2632.76 feet to the East Quarter corner of said Section 16; thence South 00 °36'59" East, along said East line, 2633.52 feet to the Section corner common to said Sections 16, 21, 22 and Section l 5; thence North 89°23' 16" East, along the North line of said Sec tion 22, a distance of 370.00 feet; thence South 00 °25'40" East, parallel with and 370.00 feet East of the line common to said Sections 21 and 2 2, a distance of 660.00 feet; thence South 89°23'16" West, parallel with and 660.00 feet South of said North line of Section 22, a distance of 370.00 feet to a point on said line common to Sections 21 and 22; thence South 00°25'40" East, along said com mon line, 691.21 feet to a point on the Northerly right-of-way line of the Union Pacific Railroad; thence North 50° 11 '1 0" West, along said Northerly right-of way line, 11,470.47 feet; thence along said Northerly right-of-way through the following courses and dis tances which approximate the l 00-foot offset from the railroad centerline spiral curve, based on the Southern Pacific Company Right-of-Way and Track Map and the current as-built tracks: North 50° 1 0' 41" West, 47. 96 feet; thence North 50 °07' 49" West, 47.87 feet;thence North 50°02'03" West, 47.79 feet; thence North 49°53'25" West, 47.71 feet; thence North 49° 41 '53" West, 47.62 feet. To the beginning of a circular curve concave to the Northeast, having a radius point which bears North 40 °24'50" East, 11,357.74 feel; thence Northwest erly, along said Northerly right-of-way line and the arc of said curve, through a central angle of 1 3° 18'06", an arc distance of 2636.79 feet; thence along said Northerly right-of-way through the following courses and distances which approxi mate the l 00-foot offset from the railroad centerline spiral curve, based on the Southern Pacific Company Right-of-Way Map and the current as-built tracks: North 36 ° l 0'20" West, 47.64 feet; thence North 35°58'50"West,47.71 feet;thenceNorth 35°50'1 1" West, 47.79 feet; thence North 35° 44'26" West, 47.83 feet; thence North 35 ° 41 '33" West, 47.99 feet. Thence North 35° 4 l '04" West, along said Northerly right-of-way line, 4868.26 feet to a point on the North line of said Section 6; thence North 89°29'16" East, along said North line, l 26.40 feet to the Point of Beginning. • ..:1 11-4 3. Looking southwest onto the site from the eastern boundary. II -5 EXCEPT that portion of the Northeast Quarter of Section 16, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian described as follows: Beginning at the Northeast corner of said Section 16; thence South 00°36' 52" East, along the East line of said Section 16, a distance of 2236.55 feet; thence South 89°23'08" West, 395.10 feet; thence North 47°21'31" West, 42.83 feet; thence North 55°51 '00" West, 33.67 feet; thence North 59° 15'22" West, 102.76 feet; thence North 54°44' 07" West, 54.36 feet; thence North 59°46'23" West, 151.61 feet; thence North 62°37'47" West, 71.81 feet; thence North 58°52'53" West, 121.26 feet; thence North 48°44'27" West, 132.43 feet; thence North 52°02'22" West, 99.93 feet; thence North 48°24'39" West, 99.93 feet; thence North 48°26'41" West, 199.87 feet; thence North 48°09'01" West, 193.78 feet; thence North 46°32' 28" West, 347.38 feet; thence North 45°15'57" West, 182.46 feet; thence North 44° 13'00" West, 221.47 feet; thence North 41 ° 17' 24"East, 189.74 feet; thence North 86° 10'55" East, 381.50 feet; thence North 47°05'13" East, 523.16 feet; thence North 59°05' 24" East, 298. 36 feet; thence North 66°16'37" East, 382.50 feet; thence North 00°35'01 " West, 97. 80 feet to a point on the North line of said Section 16; thence North 89°24'59" East, along said North line, 450.80 feet to the Point of Beginning. Containing 1,687.27 acres, more or less.) Tortolita Island Boundary: Those portions of Section 6 and the North Half of Section 7, Township 11 South, Range 11 East of the Gila and Salt River Base and Meridian, Pima Coun- ty, Arizona, described as follows: COMMENCING at the Section corner common to Section 31, Township 10 South, Range 11 East and Section 36, Township 10 South, Range 10 East of the Gila and Salt River Base and Meridian; thence South 89°29'16" West, along the line common to said Sec- tions 6 and 36, a distance of 126.40 feet to a point on the Northerly right-of-way line of the Union Pacific Railroad; thence continuing South 89° 29'16" West, along said common line, 538.27 feet to a point on the Southwesterly right-of-way line of Casa Grande Picacho) Highway and the POINT OF BEGINNING; thence South 35°41'04" East, along said Southwest- erly right-of-way line, 5178.33 feet; thence along said Southwesterly right-of-way line through the following courses and distances which approximate the 340 -foot Southwesterly offset from the railroad centerline spiral curve, based on the Southern Pa- cific Company Right -of -Way Map and the current as -built tracks: South 35°41'33" East, 48. 05 feet; thence South 35° 44'25" East, 48.57 feet; thence South 35' 50'11 " East, 48.71 feet; thence South 35°58'50" East, 49.00 feet; thence South 36°10'24" East, 49.23 feet; To the beginning of a circular curve concave to the Northeast, having a radius point which bears North 53°42'56" East, 11,797.74 feet; thence Southeast- erly, along said Southwesterly right-of-way line and the arc of said curve, through a central angle of 00°05'36", an arc distance of 19.22 feet to a point on the East-West mid-section line of said Sec- tion 7; thence South 89°31'37" West, along said mid-section line, 216.30 feet to the Northeasterly right-of-way line of Casa Grande Tucson Highway Interstate 10); thence North 50°29' 20" West, along said Northeasterly right-of-way line, 1736.55 feet to the beginning of a curve to the right having a ra- dius of 8344.37 feet; thence Northwesterly, along said Northeasterly right-of-way line and the arc of said curve, through a central angle of 14°18'35", an arc distance of 2084.02 feet to a point on the line common to said Sections 6 and 7; thence South 89°25'20" West, along said common line and said Northeasterly right-of-way line, 122. 62 feet to the beginning of a non -tangent curve concave to the Northeast, having a radius point which bears North 54°18' 18" East, 8444.37 feet; thence Northwest- erly, along said Northeasterly right-of-way line and the arc of said curve, through a central angle of 13'01'56", an arc distance of 1920.72 feet; thence North 22°39'46" West, along said Northeasterly right-of-way line, 133.93 feet to a point on said line common to Sections 6 and 36; thence North 89°29'16" East, along said common line, 916.37 feet to the POINT OF BEGINNING. Containing 93. 17 acres, more or less.) 4. Looking northwest along the west boundary of the project from the southern comer of the site. 5. Looking southwest across the railroad tracks towards the freeway from the southern comer of the site. M SECTION Ill. -RELATIO NSHI P OF THE SPECIFI C PLAN TO THE GENERAL PLAN OF THE TOWN OF MARANA AND THE ADOPTED TOWN OF MARANA LAND DEVELOPMENT CODE Ill-1 z 0 ... u Ill V) A. Purpose Pursuant to the General Plan and the Adopted Land Development Code of the Town of Marana, the Tortolita Specific Plan emerged with the purpose of setting the regulatory parameters that guide planning and development for the project. Designed to provide a means for regulating a large master planned development, specifically Tortolito, this Specific Plan establishes land use designations and regulations, intensities, provisions for public facilities, design regulations, phasing schedules and procedures for administration and implementation of the Tortolita project. Viewed within the larger context that guides devel opment efforts, discussions in this section are pre sented to establish vital linkages and co-relating factors between the Tortolita Specific Plan and the various regulatory documents that govern development policies and land use regulations within the scope of the outlined territory of the Town of Morano. 8. Conformance with the General Plan of the Town of Marana The Tortolita Specific Plan reinforces key goals, strategies and objectives contained in the Town of Marana General Plan. An overview of the detailed master plan comprising the backbone of the Tortolita Specific Plan yields implementation details that effectively parallel concepts laid out in the governing documents. The common vision: Promote self-sustaining com munities that evolve on a Residential/Commer cial Village Concept - a development paradigm founded on the creation of a core area called the Town Square/Center or, in the case of particular development sites like Tortolita, a Village Center. The common intent: Provide over-all guidance, achieve long-term intelligent growth, protect the character of the areas, and uplift the quality of life through the creation of a sustainable community. The General Plan of the Town of Marana states as a primary goal its intent to preserve a sense of community by, among others: Focusing civic actions in the Town Center; Providing interconnectivity through the establishment of multi-purpose paths for pedestrian and bicycle-oriented amenities throughout the urbanizing areas, and; Establishing appropriate land uses within the urbanizing areas that promote sustainable neighborhoods and the sense of openness valued by the residents of the Northwest Marana area. As such, key strategies outlined in the General Pion of the Town of Marona include: Appropriate land uses for the Northwest Marana area; A sustainable approach to the neighborhood development through the application of the Residential/Commercial Village concept for urbanizing areas; Appropriate densities for development within the Agricultural/ Rural interface; Architectural themes that are reflective of the area's heritage (Southwest); Community Design Guidelines for urbanizing areas, and; A multi-modal transportation system that includes pedestrian and bicycle pathways. Deriving from these shared visions, intents and goals, components detailed in The Tortolita Specific Pion will yield the thriving community sought by the Town of Marana. C. Consistency with the land Development Code of the Town of Marana Upon adoption of the Tortolita Specific Plan, the regulations and provisions for land use and property development standards contained herein will secure the underlying zoning for the parcel of property covered by the project, and will take prece dence over regulations covering the above provisi ons in the Land Development Code. However, administrative procedures and development standards contained in the Land Development Code not covered by the adopted Specific Plan will remain applicable to development within the property. Provisions of the Specific Plan shall prevail in case of conflict between provisions of the Specific Plan and the Land Development Code. D. Approval Process and Implementation Section 9-461.08 of the Arizona Revised Statutes authorizes jurisdictions to adopt Specific Plans either through Resolutions as policy or by Ordinance. Corollary to the jurisdictional authority granted by the State, the Town of Marana Ordinance 87.22 provides uniform procedures and criteria for the preparation , adoption and implementation of Specific Plans for the locality. In order for Specific Plans to be adopted and put into effect, public hearings are required by both the Town Planning Commission and the Town Council, with the latter entity adopting the proposed Specific Pion should such proposal merit approval. Pursuant to the above State statutes and Marana Ordinance 87.22, all applications - in this case, the Tortolita Specific Plan - must go through public hearings conducted by the Town Planning Commission and the Town Council in order to validate overall project compliance, merits, and expected contribution to general progress. Upon approval, the Tortolita Specific Plan may be adopted by the Town Council as a Specific Plan Ordinance. Further guidance for project implementation within the Tortolita Specific Plan area can be covered by a subsequent Development Agreement between the developers and the Town of Marana. The Development Agreement, in conjunction with the approved Specific Plan, reinforces the sound intent by both parties to realize completion of the development project based on declared intents and expectations. E. Development Agreement A Development Agreement will be submitted to provide further documentation of the guidance for development contained in the Specific Plan. The Development Agreement, by incorporating the Tortolita Specific Pion, guarantees to the Town that it may rely upon the Specific Plan as to how the subject property is specifically required to be developed. In addition, the Development Agreement gives the Developer assurances from the Town upon which they can rely. 6. Looking off-site 11othwest towards the CAP canal from the eastern property boundary. 7. Looking off-site east from the property 101vards the Tortolita Mow1tai11s. 111-2 SECTION IV. -DEVELOPMENT CAPABILITY Exhibit D: Slope Analysis Map AREA TOTAL AREA 80.220,779.66 SLOPE ANALYSIS Ronge Beg. Ronge End Color Percent Area 0.00 5.00 0 94.3 75667647.68 5.00 10.00 C 3.2 2502880.38 10.00 15.00 •0.9 776589.31 15.00 25.00 •0.8 650076.00 • 25.00 100.00 0.8 623586.28 NORTH 1000 0 � 1000 I soo SCALE In FEET 2000 I 2: z 0 ;:::: u ILi V) A. Purpose and Intent Pivotal to any master planned effort to successfully build and create Tortolita is a deep understanding and appreciation of the character of the land that is founded on a systematic and deliberate analysis of existing conditions immediately within and peripheral to the site. A core principle underlying development strategies and programs for this project is that of putting a premium on Quality as a marketable value to attract future residents and commercial/industrial locators within a highly-amenitized community within the Town of Marana. Significantly, the environment itself serves as the backbone for future build-out efforts. In-depth studies and surveys were undertaken over a span of four years to establish the unique character and attributes of the 1,780-acre site. Just as important, understanding the terrain serves as a foundation in knowing precisely how best to capitalize on existing land limitations and mitigate possible adverse environ mental conditions in creating the Tortolita Master Plan. · 2020 -Hl9host '-Site Elev.-tlon Extensive research went into determining prevailing site conditions, both on a macro- and micro-perspective, factoring in site-specific elements such as topography and slope analysis, surface and groundwater hydrology, geology, soils, wildlife, vegetation, existing infrastruc ture, sound and visual quality as well as cultural and archeological conditions. Comprehensive results of these studies are summarized in this critical section on Development Capability, which basically outlines the significant physical and environmen tal elements and attributes from which all development efforts must begin. A bigger picture encompasses particular considerations that involve the Town of Marena's General Plan, Land Development Code and other pertinent ordinances for the covered territory, surrounding property and their inter-relationship with the planned community, as well as existing public infrastructure and facilities within the vicinity of the development site. Overall, it is the intent of this section on Development Capability to best enable all development efforts to enhance the natural attributes of the site, capitalizing on the unique qualities and available resources within the property. 8. Environmental Sensitivity To respec t the inherent features of the land, the desert arroyos traversing the terrain of Tortolita will be skillfully integrated within a community design that maximizes both aesthetic and functional potentials. All efforts will be undertaken to take advantage of these desert arroyos which, being natural habitats, also offer the possibility of enhancing visual quality within the site as an integral component of the open space and trails network of Tortolita. For all intents and purposes, the property shows signs of earlier human disturbance with previous farming efforts evidenced by patches of cleared-off areas and berms once intended to protect cultivated fields from storm runoff. A Kinder Morgan and an El Paso natural gas pipeline are also found within the property. Potentials to enhance visual quality within the site are offered by its strategic location that offers expansive views of the Tortolila Mountains lo the northeast. The property, which lies east of Santa Cruz River, is also in proximity of the Town Center of Marana to the southwest as well as nearby Sanders Grove and San Lucas property development projects. C. Site Analysis 1. Topography and Slope Analysis a. Topographic Characteristics Topography features indicate the highest point of elevation at 2,020 feel above mean sea level along the eastern side as contrasted with the lowest point of 1,918 feet above mean sea level along the western side (see Exhibit D -Slope Analysis Map). A significant advantage attributable to the site's favorable topography and slope features is the wide expanse of buildable land totaling 98.4% of the entire property. Results of a thorough slope analysis earlier conducted on the covered property indicate that considerable development gains are possible since an overwhelming majority or 94.3% of the property falls within the 0%-5% slope, 3.2% of total land is within the 5%-10% slope, while 0.9% features a slope angle between 10%-15%. On the other hand, insignificant land percentages of 0.8% each fall within the non-buildable slope categories of 15%-25% and 25% and above, respectively. There are no hillside conservation areas or rock outcrops within the property. There are no topographic features such as ridges or peaks that impact the site. Howev er, abandoned private irrigation ditches exist within the property. In summary, topography and slope features embodied by the land portend favorable development options within the subject property. IV-2 8. Looking southwest across the railroad tracks towards the freeway from the southem comer of the site. 9. Looking on-site northeast along the western. boundal)' of the project. 10. Looking southwest off-site onto the Frontage Road along the westem boundary of the project. IV-3 b.Pre-Development Cross-Slope The Marana, AZ USGS 1 :24,000 Topog raphic Quad rangle shows that while characteristically flat across its expanse, the development site gently slopes from east to west with an average slope between 1.5%-2.0%. The northerly portion of the site, or the northeast corner of Section 6, slopes from an elevation of 1,980 feet above mean sea level to 1,950 feet towards the UPRR tracks, across a distance of 2,400 feet, or a slope of approximately 1.25%. The southern portion of the property was formerly farmed and has an average slope of 0.50%-0.70%. 2. Surface and Groundwater Hydrology a. Surface Storm water flows that drain to the site from the watersheds of the Tortolita Mountains in the north east are cut off by the Central Arizona Project Canal (CAP). The CAP Canal runs parallel to and further uphill in relation to The Tortolita project site. Several "over chutes" of the CAP allow runoff to pass across the site. Runoff crossing the southern portion of the property is intercepted by man-made berms in a northwesterly direction. b. Off-Sile Watersheds Off-site watersheds draining toward the property originate from the Tortolita Mountains in the northeast. At some point, the CAP Canal, which has a large storm water storage area along its east side, intercepts drain age from these watersheds. Five "over chute" structures located northeast of The Tortolita project site discharge the storm water from the watershed east of the CAP canal. The 100-year storm discharge from these "over chute" structures is about 485 ds at each location (see Exhibit E - Off-site Watershed Map). Following the natural slope of the land, both on-site and off-site runoff flow in a general westerly direc tion towards the approximately 200-foot buffer area along the UPRR. Runoff will drain northwesterly along the railroad embankment, or possibly through culverts that direct some flows further west toward the parcel of land between the UPRR and Interstate IO before heading towards the same northwesterly direction. Ultimately, all storm water run-off discharge to their historic point, the Santa Cruz River. • C .. '<;: 0 .,,o , / ,,,, 1_2 __ .. '\!�, !\ 21 i \ TC5R.ITA Exhibit E: t rshed Map Off-Site Wa e 33333333 IV-5 c. Existing Floodplai n Conditions The project site lies within a sheet flow zone due to the natural washes crossing the property. Exhibit F - FEMA Zones is a composite map of the FEMA pan els in Pima County (040 l 9C0960 K, 040 l 9C0980 K, 04019C0985 K and 040l 9C0995 K) and in Pinal County (040077 l 450 C, 0400771425 C). A majority of the site lies within Zone A - areas that have no base flood elevations determined. A minimal parcel along the western border of the property lies within Zone AH - areas of l 00-year shallow flooding with a constant water surface el evation, usually areas of ponding where average depths are between one and three feet. While Zone A flooding is associated with shallow sheet flooding conditions, Zone AH flooding occurs along the east side of the UPRR embankment with accu mulated flows and ponding (see Exhibit F - FEMA Zones). A small portion of the property lying west of UPRR is located in FEMA Zone X - areas deter mined to be outside of the 500-year floodplain. To dote, there are no available detailed FEMA study of the flood elevations within the southern portion of Pinal County or adjacent to the north ern boundaries of The Tortolita Specific Plan. Based on typical topography and site features within the area, it is anticipated that the area that lies within Zone A, south of the Pinal/ Pima County boundary and east of Interstate l 0, will demonstrate similar conditions. There are no Letters of Map Revision (LOMR) or Letters of Map Amendment (LOMA) of record with in the site or within the immediate vicinity of the property. A preliminary design for drainage conveyance within the property has been completed by CMG Drainage Engineering, Inc. Final engineering de sign will be completed subject to the approval of the Town of Marana, prior to recording of the Fi nal Block Plat. Upon design approval, a CLOMR will be submitted to FEMA for removal of the flood plain designation in areas proposed for develop ment of residential homesites. FEMA Zones Legend © ZONE AO • FLOOD PLAIN (1'-3' DEPTH) ZONE A· FLOOD PLAIN NO ELEVATION ZONE AE • FLOOD WAY ZONE AE • FLOOD PLAIN (W/ BASE ELEVATION) ZONE AH • FLOOD PLAIN (100 YEAR) ZONE X • 500 YEAR ZONEX ZONE C • PINAL COUNTY UNSTUDIED -·· @ '/'"'"' I .�·· ,�,---:·r-1 ---,. __ __JL__ ___ � TOR.ITA .. -- Exhibit F: FEMA Zones XXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXX!MMMMMMM XXXXXXXXXXX 11. Looking north onto the site along the eastern boundary to- wards State land. IV -7 A preliminary design for drainage conveyance was completed by CMG Drainage Engineering, Inc. Final engineering design will be completed subject to the approval of the Town of Marana, prior to recording of the Final Block Plat. Upon design approval, a CLOMR will be submitted to FEMA for removal of the flood plain designation in areas proposed for development of residential homesites. 3. Geology The project site is located in the Basin and Range physiographic province of the southwestern United States. The southern portion of the Basin and Range province is situated along the southwestern flank of the Colorado Plateau and is bounded by the Sierra Nevada Mountains to the west. The Basin and Range province is dominated by a fault - controlled topography consisting of mountain ranges and relatively flat alleviated valleys that evolved from complex movements and related erosional and depositional processes. Structurally, the site lies within the Santa Cruz River Basin whose present-day topography is a product of drainage flows to the Santa Cruz River during the late Tertiary time, coupled with the structural activities discussed above. As a result of erosion, the valleys have experienced partial infilling with sedimentary material, which has been deposited as alluvial fans. Surficial geological conditions in the site consist of alluvium of Quaternary age. The alluvial materials have been described as deposits consisting of sand, I silt and gravel. Locally, the alluvium can include clay deposits commonly referred to as playas, which typically form in shallow temporary lakebeds on the valley floor. 4. Soils A variety of soil groups are found in the area, with the Soils Map showing the predominance of the Grabe, Anthony-Sonoita and Rockland Series. Characteristically, these soils are moderately to highly permeable. Runoff is slow for the Grabe and River wash soils. Inasmuch as soils serve as vital structural or founda- tional materials for building development, important soil properties relevant to engineering design include 12. Looking northwest along the west boundary of the project from the southern comer of the site. IV -8 s y rrz0 v NORTH I The Villag " 0' w lA' Af f\ iii ITA Exhibit G: Vegetation Vegetation Legend 0`6' j + Denseoo. Light 1000 2000 500 SCALE in FEET xxxxxxxxxxxxxxxxxxxxxxx permeability, durability, compaction, expansion and shrink-swell. Significantly, property soil testing as well as reports completed by Terracon Consultants, Engineers and Scientists of Tucson have determined the site's suitability for construction based on the geotechnical conditions encountered in test borings. Geotechnical engineering analysis, subsurface explo ration and laboratory test results show that proposed structures could be supported on spread footing foundation systems. However, due to the potential for hydro-compaction, spread footing foundations should bear on engineered fill. An alternative would be reinforced mat foundations or post-tensioned slabs designed to bear on collapsing soils. 5. Wildlife Biological Studies conducted by SWCA Environmental Consultants have conclusively shown that The Tortolitao development site is suitable for vegetative clearing. In-depth Cactus Ferruginous Pygmy-Owl studies conducted by Westland & SWCA Resources, Inc. Arizona Owl Surveys, LLC, and multiple on-site searches showed no threats to nor detection of the protected species within the subject property. There are no high densities of any given species nor ore there any aquatic or riparian ecosystems within the project site. 6. Vegetation Looking into the site from adjacent properties, one gets a general impression of mainly desert vegetation, as well as scattered agricultural areas and patches of rolling terrain from the Torlolita Mountains. Viewed from within, this impression is seconded by a panorama of interspersed patches of land cleared of most vegetation by off-road activity and previous farming operations. In some areas, the re-growth of native plants has been made possible by the discon tinued farming activities within the property. Details of Biological Evaluation Reports prepared by SWCA Resources, Inc. show concentrations of vegetation primarily along the various washes cross ing the property. These consist primarily of two veg etation communities: the Lower Colorado Subdivision of the Sonoran Dessert scrub and the Xeroriparian community (see Exhibit G - Vegetation Densities). There are no significant cacti, groups of trees, or federally-listed threatened or endangered species found within the property. All these conditions will be factored info The Tortolita master plan, cognizant of existing landscape features and vegetation readily available for aesthetic and functional purposes. 13.Looking west onto the site from the ea stem boundary of the properl)c IV-10 1 Mountain Views M t_ter. 4 1/W The Villages of Mountain Views, r 1 VEEP NORTH 560 SCALE in FEET V i 0 700Q 2000 Exhibit H: Viewsheds Mountain Views y MMMMMMMMMMMMMM 7. Viewsheds The Tortolita property is imbued with inherent advantages which, if ployed up and highlighted by careful site planning and development strategies, naturally pave the way for o high visual quality experience for prospective residents. From practically any vantage point, residents within The Tortolito ore afforded uninterrupted views of the nearby Tortolito Mountains located some 10 miles east of the property. Such strong presence is consequent to the fortuitous combination of o primarily flat Village topography merely 2,020 feet high at its highest elevation and 1 ,91 8 feet at its lowest level juxtaposed to the Tortolito Mountains rising approximately 4,000 feet above sea level (see Exhibit H - Viewsheds). Cognizant of the desert arroyos that traverse the property, the visual relief provided by these washes naturally enhanced by the growth of native vegetation is on opportunity that will be utilized. All efforts will be mode to preserve these wash corridors in their natural state, enhancing their scenic qualities within on overall community master pion. Underlying all site activities from the stmt is the priority to realize high visual quality. Development plans and programs ore designed to toke advantage of the natural landscape and topography of the land so that in the end, reside nts ore afforded utmost enjoyment of the land through homes and other structures best oriented to the scenic corridors and panoramic views from within The Tortolito. 14. Looking offs ire ease from the property towards the Torrolita Mountains. 15. Looking southeast onto rite property from the easrem boundary of tlte Hardin Road alignment. IV-12 100FOOT +/• RAll.l04D R/W Exhibit I: UPRR 200-Foot Buffer Area 200 / 230-f00T BUFFER AREA • RIGIONAL LINEAR PARK 8. Sound Qualify In December 2005, the Tortolito Noise Report completed by Kittelson & Associates, Inc. revealed analytical findings proving that the current Interstate 10 traffic has little effect on the subject property site. However, the development master plans incorporate definitive measures designed to further ensure desirable sound quality levels throughout The Tortolitao. The use of noise mitigation methods such os providing a distance buffer between the existing infrastructure and the new residences, noise dampening features (i.e., insulated walls, dual pane windows) in the construction of the new residences, and property walls will provide noise reduction from railroad noise sources (see Exhibit l -UPRR 200-Foot Buffer Area). 9. McHarg Composite Map Information regarding topography, hydrology, veg etation, wildlife and viewsheds have been overlaid to produce the McHarg composite suitability mop (see Exhibit J -McHarg Composite Map). MMMMM tY/ N,_;, The Villages of bj J TO ITA r r Exhibit ,1. y Mcharg Composite Map 14.x,•, n` /f i, wi „/ I _ - _ V r 1j t3V. a als h n f iews 1, 0 1000 2000.y i. "W NORTH 500' SCALE in FEET . IV -14 xxxxxxxxxxxxxxxxxxxxxx Pinal County Of Pima County Legend PLANNING AftE0. BOUNDARY J,w MRANA NW AREA PIAN BOUNDARY TRAILS FUTURE INTERCHANGE YI- V PLANNED lAN1) USE AIRURALDENSITYRESIDENTIAL10.0 - 0.6014AC] IJ LOM DENSITY RESIDENTIAL 10.6-3,0OUlACI II MEDIUM DENSITY RED OENnAL [3,9 -a,O OWACI iiiiiii HIGH DENSITY RESI9ENnAL 16.1 r DI I MINED RURAL MASTER PUNNING MLA I CORRIDOR COMMERCE INDNaTR_AMPua INDUSTRMLIGENERAL AIRPORT ACTIVITY CENTER RECREATIONfOPEN SPACE CURBERWATIGWMITIGATION 11llaraRi O ELOGDWAY Norchvilm MTOWN CORE ANE f RESORT hlaraRa Town limlLy TOR' I T A Exhibit K: a Future Development Plan a 1 2 Maes 10. Existing Land Use and Features a. Existing Zone Use/ General Plan Land Use Designation The Future Development Plan of the General Plan designates the area as Corridor Commerce, Medium Density Residential (3.1 to 8 du/ac), Industrial Gen- eral and Industrial Campus (see Exhibit K — Future Development Plan). The property is designated in the Town of Marana's Land Development Code as a Transportation Corridor Zone or Zone E (see Exhibit L — Land Use Map). The section of the property that currently lies under the jurisdiction of Pinal County is designated as General Rural, GR. Upon annexation of the unincorporated parcel into the jurisdiction of the Town of Marano, the GR zoning will correspond IV- 15 to the Town of Marana's Zone R-80 (single-family residential, 80,000 square feet minimum lot size). The approval of the Specific Plan is contingent upon the approval of the annexation. The site also lies within the Northwest Area Plan for Marana that designates the area for the following land uses: 1-10, Residential Villages/Commercial with 4 RAC average, and Residential Villages/Commercial with 6 RAC Average. In terms of prevailing zone use within 114 mile radius of the site, zoning to the east is designated as Agricultural AG) while property to the west of Interstate 10 adjacent to the site is currently zoned Single -Family Res- idential (R-144). As of the preparation and submission date of this Specific Plan, there are no known proceedings for rezone within 114 mile of the site. Marana Zoning A Small Lot Zone AG Agricultural B Medium Lot Zone C Large Lot Zone CO Commercial (Office) D Designated Floodplain Zone E Transportation Corridor Zone HI Heavy Industrial LI Light Industrial MH Manufactured Housing MR -1 Multi -Family (High Density) MR -2 Multi -Family (Med/High Density) MU -1 Mixed Use Zone NC Neighborhood Commercial R-144 Single Family Residential R-16 Single Family Residential R-36 Single Family Residential R-6 Single Family Residential R-7 Single Family Residential R-8 Single Family Residential RD -180 Rural Development RR Recreational Resort RV Recreational Vehicle VC Village Commercial Specific Plan (Labeled) Conditional Zoning 4" Marana Town Limits Total Current LandArea of Town is Approximately 117.7 Square Miles, Data Disclaimer: The Town of Marana provides this map information "As Is' at the request of the user with the understanding that it is not guaranteed to be accurate, correct or complete and conclusions drawn from such nformation are the responsibility of the user, In no event shall The Town of Marano became Bahia to users of these data, or any other party, for any loss or direct, indirect, special, incidental or consequential damages, including but not limited to lime, money or goodwill, arising from the use or modificalion of the do,. mmmmmm mmmmmmmms mmmmmmmmmmmm sn in a '11" Aoo i mmmmmmmmmmmmmmmmmmmmmmmmmmm IV-17 In terms of conditional rezoning within 1/• mile of the subject property, Sonders Grove, which lies west of 1- 10, hos been approved for o conditi onal rezone. As of this dote, the Sonders Grove Specific Pion hos been completed while preliminary plotting is on-going. There ore no known requests for conditional rezone in the vicinity of The Tortolita ot this time. Moreover, subdivision development plans hove already been approved for the Son Lucas residential community located adjacent to and south of the subject property. 1f4 Mlle Boundary Une of Adjaoent Properties VACANT b. Existing Land Uses The project site for Tortolito is generally undeveloped with signs of forming efforts that hove been abandoned. lying partially on vacant farmland and native desert, some degree of human activity and disturbance is mode apparent by the numerous dirt tracks, man-mode berms and the existence of on El Paso natural gos pipeline within the property. Surrounding areas within ¼ mile of the site ore gener ally vacant or agricultural (see Exhibit M - Existing land Uses: On-Site and Off-Site). Exhibit M: Existing Land Uses On-Site and Off-Site mmmmm As of this date, the San Lucas master plan to the south is the only adjacent development near the subject property. c. Existing Structures Within The Site The only existing on-site structure is a residential unit near the intersection of Cochie Canyon Trail and the Interstate 10 Frontage Road on the southern portion of the property. Scattered within the property are several wood -fenced vacant corral sites and three agricultural well sites. D. Cultural and Archeological The area has been thoroughly assessed and inventoried for archeological sites and many have been recorded by the Arizona State Museum Archaeological Survey. Three confined sites have been identified as having artifact scatters" and may be subject to development after additional "discovery" and possible "recovery" efforts are made. The "scatters' are mainly associated with the Hohokam culture or the Euro American — Late Historic period. E. Existing Infrastructure Existing infrastructure relative to the property includes the Interstate 10 and its frontage road, electrical power service, and well facilities. Electric power is available to the existing residential dwelling unit on the property and the three abandoned irriga- tion wells. A Kinder Morgan and an EI Paso Natural Gas Pipeline currently traverse the site (see Exhibit N Kinder Morgan and EI Paso Gas Pipelines). Studies undertaken on the availability of vital public and private utilities within the vicinity of the prop- erty indicate that water and sewer services are cur- rently available in the surrounding area and can be extended to serve the community. IV -18 mmmm IV-19 1. Traffic Circulation and Road System a.Exist ing Off-Sile Streets There are no existing paved roadways within the project site. The site lies directly east of 1-10. Access to the project site across the UPRR is currently possible through a 30-foot wide railroad crossing that serves the residence al the southern edge of the property. The crossing will be abandoned with the development of the property. The northern portion of the project that lies within Pinal County is accessible via Missile Base Road, approximately one mile north of the property's northern boundary, across State Trust Lands. Existing and proposed streets and railroad crossings within one mile of the property are shown in Exhibit 0: Future Circulation Map. The San Lucas residential development project to the south of The Tortolita provides a road connection between the property and the Cochie Canyon Trail further south. Cochie Canyon Trail and a new four-lone, 60-foot wide UPRR crossing will be improved with the Son Lucas development. Existing east-west roadways west of 1-10 within one mile of the property include Hardin Road, Sagebrush Rood, Frontage Rood, Morano Rood, Kirby Hughes Rood, Moore Rood, Grier Rood and Barnett Rood. Existing nor th-south roadways west of 1-10 within one mile of the property include Luckett Rood, Wentz Rood, Sonders Rood, Sondorio Rood and Postvole Rood. Tobie 2: Roadway Inventory summarizes existing conditions, functional classification, ultimate right-of-way widths, number of lanes and speed limits for roadways within one mile of the property: Table 2: Roadway Inventory Road Name Functional Existing Ultimate ROW per Number Speed Limit Class ROW NW Marana Area of Lanes Miles per Plan Hour, mph Pinal Airpark Road Collector 60 feet 90 feet 2Ianes 50 mph Missile Base Road Arterial 60 feet Not Available 2Ianes 45 mph Gochie Canyon Trail Arterial None 190 feet 2Ianes Not Available Adonis Road Arterial None 250 feet 4 or 6 45 mph lanes Sanders Road Frontage Road to Arterial 60 feet 250 feet Not Not Marana dirt road Applicable Available Marana Road Wentz to 1-10 Arterial 60 feet 250 feet 2Ianes 35 mph Wentz Road Hardin to Marana Collector 60 feet 190 feet 2Ianes 35 mph Kirby Hughes Wentz to Sanders Collector 60 feet 190 feet 2Ianes 35 mph Hardin Road Luckett to Frontage Not 60 feet 90 feet Not Not Road Classified Aoolicable Available Sagebrush Road Not Not Not Available Not Not Wentz to Sanders Classified Available Applicable Available 1-10 Frontage Road Arterial 100 feet 100 feet 2Ianes 55 mph 1M6611E 00.5E FQN6 .-..-. u.•. /' ^.. . _ +.vl :fi.`_I - :!: l.. Roadway LegendTh, VIH,g— TOR ITArt4Ji A Exhibit 0: 1-- a Future Circulation Map fit- -, i! cftwa .. ` ' r...' --+n-- - .. _ o re r r< a NW 4 x MARANA ROAD INTERCHANGE ' `. TW{ rte ,+,,. . `° _ G;, . T : mmmmmm mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm IV-21 b.Existing Access and Righi-of-Way The Pinal Park Tl is the nearest existing access point of 1-10 in the vicinity of Tortolita. The Pinal Park Tl is a partial cloverleaf interchange and does not allow access to 1-1 0 from the northeast side of the freeway. Currently, there is no roadway network system northeast of 1-10 in the area of the Pinal Airpark . Adonis Road currently provides access to the project site at the southern portion. It was recorded with the San Lucas Development and is classified as a four-lane major arterial with an ultimate right-of-way width of 250 feet. c. Intersections The nearest existing intersection to Tortolita is the Cochie Canyon Trail, 60-foot wide railroad crossing lying directly east of the Marana/I-1 0 interchange and frontage road connection. d.Alternate Modes Alternate modes of access to the site include undesignated pedestrian and off-road vehicle trails leading to the site from the north and south. The CAP and railroad tracks tend to act as barriers to movement perpendicular to these corridors. e. Existing Traffic Volumes and Level of Service Traffic flow into the area is currently minimal with the frontage road predominantly carrying through traffic of less than 5,000 vehicles a day. The current average daily traffic volumes (ADT), roadway capacity and level of service (LOS) of the existing sur rounding roadways and major access arterials are provided in Table 3: Performance of Existing Roadways: 1 Table 3: Performance of Existing Roadways Road Segment ADT Source/Yr Capacity at LOS Marana Rd. (Sander to Wentz) Unavailable PAG/2003 N/A Marana Rd. (Wentz to Luckett) 2,200 PAG/2002 5,600 Sanders Rd. (Avra Valley to Moore) 2,800 PAG/2000 5,600 Sanders Rd. (Moore to Marana) Unavailable PAG/2003 N/A Wentz Rd. (Grier to Marana) 100 PAG/2002 5,600 Wentz Rd. (Marana to Hardin) Unavailable PAG/2003 N/A Hardin Rd. (Luckett to Wentz) Unavailable PAG/2003 NIA Hardin Rd. (Wentz to Sanders) 30 PAG/2002 5,600 Kirby Huohes Rd (Wentz to Sanders) Unavailable Unavailable N/A 1 Capacity and LOS adapted from Florida Department of Transportation Quality Level of Service Handbook, 2002, Generalized Annual Daily Volumes for Areas Transitioning into Urbanized Areas. f. Roadway Improvements Proposed roadways improvements to improve access to the surrounding area as provided by the Pima Association of Governments 2001-2025 Regional Transportation Plan and the Arizona Department of Transportation Current Five Year Transportation Facilities Construction Program (2004-2008) are listed in Table 4: Proposed Roadway Improvements: Table 4: Proposed Roadway Improvements Sponsor Project Description Plan ADOT 1-10: Marana TI to North County Line PAG Widen to 8 -Lanes 2025 1-10: Marana TI to Cortaro Road TI PAG Widen mainline and structures 2025 MARANA Sagebrush Road: Luckett Road to Wentz Road PAG Construct new roadway 2025 Tangerine Farms Loop Road: Tangerine Road to Marana Road at 1-10 Frontage Road Marana 2010 Construct new 4 -lane roadway Sanders Road: Avra Valley Road to Moore Road Marana Widen to 4 lanes 2020 Marana Road: Sanders Road to Sandario Road Marana Widen to 4 lanes, TI, SCR bride 2020 Moore Road (Luckett Road): Marana Road to Pinal County Line Marana 2020 Widen to 4 lanes Marana Road: Sanders Road to Moore Road Marana Widen to 4 lanes 2030 Iv -22 TI. 1111. r w i tri Exhibit P: Wells Map IV -23 L 1000 0 1000 2000Lh NORTH S00 SCALE in FEET g. Existing Bicycle and Pedestrian Ways Adjacent to the Site There are no existing bicycle and pedestrian ways adjacent to the site. However, interconnectivity is planned throughout progressive stages of property development. The envisioned internal trail system includes interlinked bicycle and pedestrian path- ways as well as future trails and bike routes of the bigger regional open space system of the Town of Marana's regional and district parks that are within the vicinity of the site. 2. Water a. Water Wells Historic Depth -to -Water and Well Locations The ADWR GWSI database shows bl wells within a two-mile radius of the parcels that had water level data. Much of the data is derived from the time when the wells were first drilled and put in service. nnnnmnnnn The accompanying Hydrologic Reports contain a list of depth -to -water data for wells within the two-mile radius around the project site. Depth -to -Bedrock: The alluvial basin underlying the property is part of the Avra Valley sub -basin of the larger Tucson Basin aquifer system. An examination of drillers feet logs of wells within the study area indicate that none have, as yet, penetrated bedrock in this area. Recharge to the aquifer system is predominantly from streambed infiltration and mountain front recharge. Average recharge for similar mountain front areas is estimated at 100 acre-feet/mile/year. In addition, artificial effluent recharge from the City of Tucson adds to the locally available water. There are four wells found within the property (see Exhibit P — Wells Map). The northerly well, Well 1 ADWR Registration Number 55-606587, is currently owned by Fred Barnett. The three wells (Well 2: ADWR Registration Number 60-0232, Well 3: 60- 0231 and Well 4: 60-0233) at the southern portion of the property are owned by TMR Investors, LLC. b. Anticipated Aquifer Yields Specific capacities were reported for three wells in the area when they were first installed. Specific capacity provides an indication of the ability of the well to produce water. The pumping rates ranged from 2,700 gallons per minute to 3,300 gallons per minute with specific capacities ranging from 118 to 130 gallons per minute per foot of drawdown. c. Water Quality Data Water quality data for this area is available from the Arizona Department of Environmental Quality and the Town of Marana. Although the upper zones within the local aquifer contain high levels of nitrate due to the area's agricultural history, the Town has been able to construct wells that extract water from the lower, better quality, horizons within the system. As stated earlier, studies indicate that sewer service can be made available to the site. 16. Looking northwest along the west boundary of the project from the southern comer of the site. 17. Looking southwest onto the site from the eastern boundary. IV -24 mmmmm mmmmmmmmmmmmmmmmmm l F - f � ... \ \ F.Existing Public Services 1. Open Space, Recreation Facilities, Parks and Trolls Tortolita stands to directly benefit from the rich opportunities for rest and leisure activities afforded by the existing Tortolita Mountain Park lying a mere seven miles east and the Saguaro National Park seven miles south of the envisioned master plan community. Significantly, also planned for development within the vicinity of the project site are a host of Regional and District Porks with corresponding trails, bike routes and open space networks (see Exhibit Q - Parks, Trails and Open Space System). All these regional and district porks - both existing and earmarked for future development - embody potentials for wider interconnectivity with the internal network of The Tortolita and the regional trail system of the Town of Marano. MARANA PARKS AND TRAILS INFORMATION PARK NAME OWNERSHIP AREA Coyote Trail Elementary Public 10.0 Acres School Park Dove Mountain Park Privale 5.5 Acres Gladden Farms Park Public 16.0 Acres Ora Mae Ham District Park Public 40.0 Acres Wuldmlll Park Private 7.0 Acres Total Part\ Acreage 78.50Acres PARKITRAIL NAME OWNERSHIP AREAi LENGTH Continental Ranch Public 16.5 Acres Community Park Conbnental Reserve Public 10.0Acres Neighborhood Park Cortaro I Silverbell DistricI Public 48.8 Acres Park El Rio Neighborhood Park Public 1.5 Acres Juan Baptista de Anza Public 24.0 MIies National Hi'storic Trail Sanla Cruz Multiuse Path Public 3.0 MIies Santa Cruz River Lineal Public 215.0 Acres Park Twin Peaks Elementary Public 7.4 Acres School Park \Mid Burro Wash Trail Publi< 8.0 MIies Total Park Acreage 294.24 Acres PARK/TRAIL NAME OWNERSHIP AREAi LENGTH CAP Canal Trail (Future) Public 25.0 Miles Saguaro Springs Public Public 17.8110.2 Parks (Fulure) Acres Total Park Acreage 32.95 Acres TOTAL PARK ACREAGE 405 .69 ACRES 18. Looking south along the eastern property line towards the Tt1cson Moumains . IV-26 Pinal Of Pima County 1iG l ROAD HARDIN KIRBY ROAD M HUGHES n SAGEBRUSH ROAD x GO-MARANA ROAp Ora Mae Harry District Park 4 O GRIER ROAD D J b BARNETT ROAD s O MOORE a ROAD t'%e' 4 L m z O Gladden J °n ° m a b TANGERINE ROAD y Park qp MARAN^t NORTHWEST A REGIONAL AIRPORT r`'. i ROAD_© -PA _ VALLEY Airport,/ O'4U'r© EI Rio VALLEY Authority Park AURAOV a 0 O Q3' I o r PEAKS _ r mLINDA L -- Continental G -.JQ PEAXS RGAD .,' Ranch Y o Continental 1{rlj Corpmunity S EMIGH 1 0 : I 2 TO 1 1 A Exhibit R: Public Facilities Plan Reserve Neighborhood lark Park ,P^ SAGUARO NATIONAL PARK WEST UNIT) r ti CONTINENT a QQ RANCH P IJYA .RPAP. mmmmmmmmmmmmmm mmmmmmmmmmmmmmmmm -----------,.•·························" TORTOLITA MOUNTAIN MOUNTAIN DOVE LAMBERT LANE VISTA BLVD P'ARK * * 0 * � • • 6 Legend Property In Question Marana Munlclpal Complex D5VII.OPMEKTWMCU TOW'H HAU. ADMIN1111tATION IIIIJMIC....L COi/tiff POLICl Marana Parks & Rec:reatlon Admlnlstratlon Marana Public Parka Marana Chamber of Commerce Marana Community Cenler Marana Water Department Northwest Flra District Station Schooll t • UffS ELE.IIENTARV SCHOOL I• MARANA Pl.US At..TEANATlVE EDUCATION l. IIIIAlltAMA JUNIOR HIGH SCHOOL -4 • IIARAAAHtCH SCHOOL I• lWIN NAKI f:LIN(NTAftY .S,Ctt()Q. t • COYOTI!!! TR.U.. l!!!l.BttNTARV SCHOOL ORANGE GROVE ROAD 2. Schools Tortolita embodies a unique opportunity to take advantage of educational services available in either Pima County or Pinal County. Residents within the Pima County portion of the property site (Villages 11, 111, IV) can avail of the educational resources that abound within the Marana Unified School District. School facilities in the im mediate vicinity of the property include the Marana Plus Alternative Education, Estes Elementary School, and the Marana High School (see Exhibit R - Public Facilities Plan). Similarly, school children of residents located with in Village I at the northern portion of the site may receive education from the Red Rock School District, which has an elementary school located in Red Rock. 3. Fire Protection The community falls within the Northwest Fire Dis trict, which currently has two existing fire stations serving the area. Fire Station No. 36, located at 13555 Marana Main Street, is approximately four miles from the site while Fire Station No. 37, located at 13001 N. Tortolita Road, lies approximately 1 2 miles away. Future determinations may be made by the North west Fire District and the master developer on the need for additional emergency and fire response services to meet actual needs of Village residents. 4. Police Protection The Town of Marona Police Department, located within the Marana Municipal Complex at 11555 W. Civic Center Drive, will respond to public safety calls of the residents of The Tortolita. The facility is approximately four miles from property. IV-28 ITA SECTION V. -DEVELOPMENT MASTER PLAN s e114R s >A. Purpose and Intent z 0.::u 11,1 V'I Translating the vision and intent laid out in previous sections of The Tortolita Specific Plan, this element of the Master Plan is presented as an integral component addressing detailed planning and design issues pertinent to the development of the 1,780-ocre property located within the Town of Marana. The Tortolita Master Plan lays down the overall development scheme - aligned with principles underlying the Town's development goals and objectives - based on a thorough study of the market, extensive surveys, analyses and reports pointing to the suitability of the property for community development. It includes a detailed overview of the various components comprising the Master Plan with the intent to address foreseen critical issues including: Land Use Concept Plan Open Space, Trails and Recreation Concept Plan Landscape Concept Plan Architecture Concept Plan Circulation Concept Plan Master Drainage Concept Plan Master Grading Concept Plan Water Resource Concept Plan Environmental Resource Concept Plan Cultural Resource Concept Plan Utility Concept Plan Public Facilities Concept Plan Master Traffic Concept Plan Also factored into the Master Plan are considerations for compatibility with adjoining development. Tortolita will connect to the proposed Parks and Trails Plan of the Town of Marana, and complement growing surrounding developments with appropriate land uses, community character and plans for connectivity. Overall, the project is foreseen to enhance the array of residential and retail choices available in the Town of Marona, offering local residents a master planned community that best highlights the desert landscape and its distinct palette of design elements, in a manner that is unique to Arizona. V-2 � I 8. land Use Concept Plan Tortolita is a comprehensive development project in the Northwest Marano area, destined to be o landmark application of the Town of Morono's Residential/Commercial land use and Town Center concepts. With the skillful integration of all master planning elements within o unifying theme of on Eclectic Blend of Southwest Styles, residents of the planned community will enjoy the doily experience of living, going home to, and even working within o neighborhood that offers, among others: Privacy within the confines of one's home, blended with rich opportunities for casual, friendly interaction with the next-door neighbor or someone on the other side of the Village -each reaping full benefits of o highly-omenitized, interconnected open space network within o vast pork-like environment; Assurance that the basic comforts and necessities of life ore within reach, all mode readily available in the array of shops and convenience stores located in the commercial district of the Village Center; Freedom and mobility for residents across all ages who, because of o well planned rood and trail circulation system, ore empowered to move around Village grounds via alternative transport modes to vehicles -like walking and biking; Productivity through gainful employment among the host of retail, office and business establishments in the heart of the development site, or among the light industrial locators within the specially designated property between Interstate 1 0 and the railroad, and most importantly; A deep sense of security and peace of mind that comes only with living within safe, quality environs among neighbors. V-4 0 RESIDENTIAL /COMMERCIAL VILLAGES CONCEPT The Tortolita Master Plan inherently dovetails the General Plan of the Town of Marena's concept for Residential/Commercial Villages, adapting for its basic approach a mixed land usage that creates a Vil lage core as the focal point of personal, social and commercial activity. Providing a footprint for neighborhood identity and community structure, the Residential/Commercial Village concept under the General Plan of the Town of Marana includes tiered residential categories, following a tran sitional structure, which locates medium-high densities at the core of the Village and lower densities at the edges of development. This structure effectively provides a density gradient from edge to core. Medium-high densities occur internally within a Village cmd ore intended to include community support focilities such as health fitness centers, commercial services, parks and open space, as well as recreational facilities such as playgrounds, swimming pools and social activity areas, which will create a focus of Village activity and identity. These medium-high density areas are referred to in the General Plan of the Town of Marana as Village Cores. Defined by arterial and collector road systems and other natural and/or manmade edges, the Residential/ Commercial Village scheme promotes interconnectivity by providing trail systems and open space connections throughout the urbanizing area. It also promotes sus tainability by accommodating commercial services that serve the needs of residential areas, in locations determined best by market forces. Overall, the General Plan of the Town of Marana intends the Village/Commercial land use to: Encourage flexibility in design and development that will result in a more efficient and desirable use of land; Per mit flexibility of design, placement of buildings, use of required open spaces, circulation facilities, off-street parking areas, and otherwise better utilize the potential of sites characterized by special features, such as geography, topography, location, size or shape; Provide for maximum efficiency in layout of streets, utility networks, and other public improvements; Produce an integrated or balanced development of mutually supportive uses; Provide a guide for developers and City officials who review and approve developments meeting the standards and purposes of the General Plan of the Town of Marana, and; Provide a diversity of price ranges that include low, medium, and high-income levels. V-6 MANRUM ROAD VillaTT Oges of 1 1T j, 1 1 1 10 K1.3t. Exhibit S: x + MDR moa MLda EXIT 232 o Land Use PlanMoaMLoa INTERCHAN r MDR mdR Md V4.+ t I y MDR 1(y}7 MRR MRR MLRR rM V-1.9] 9U[frY.: w n', c1T/ J l ifPAND VALLYR MRR MRR MLdR PINAL COU l NTY I MRRR ] PIMA COUNTY Maoa STATE LANDS CAF' CAI IAL VXVo1 V-11.4 1 MU p MLRR VMIu3 M1LIR1.RR mu MRP MLIdR VM ut V - MOP VMI IRIRB II.BMU f ::. I \\ MLRR V-III.RMRR M1Y1R VMIIRIR® ` MLRR Y IK3P5L) -El _l rJrll/_II1• . I i". \\.. J V-IKSMRRirIIJriMRRV.7rRR E moaR ML.. VIDB Jam`_ JE f - J mloadi°R': kilq. C3 °naio'R SH ROAD s -- 1000 p 9000 2000mW1 V- NORTH 500 10 SCALE in FEET r mmmmmmm Al.LEY ROAD Q g a:: :.: Jl'C w �----0 1 .. ------------------- Planning Units Legend 1�1 1�1 �I 1 im.lJ I 0 I Medium - Low Density Residential Medium Density Residential Medium -High Density Residential Mixed Use Industrial STATE I I Open Space •Park ( Conceptual Loeatlon ) •School ( Concaphlal Location ) TABLE 5: Prellmlnary Land Use Summary by Planning Unit Village Land Use AeteS Target Dwelling Units I, 111, IV MLDR 422.68 1214 � Ill, IV MDR 789.69 3045 II MHDR 62.96 452 II. IV MIXED USE 411.94 1780 V INDUSTRIAL 93.17 GRAND TOTAL 1760.44 6500 Conceptual Density Distribution For Illustrative Purposes only The number of dweling units shown per village does not estabish a regulatory unit count SAN LUCAS PROJECT TOWN Of MARANA TOWN CENTER PLANNING AREA LAND USE CONCEPT Also bearing significant influence on The Tortolita project is the concept of "Town Center" of the Town of Marana as a basis for allocating land use, adapting the scheme in a manner best suited to the site-specific conditions found within the property. As envisioned by the Town of Marana, the Town Center functions as the place where residents can meet and participate in community activities. The configuration of the core area should be flexible and consistent with the intent of providing accessibility to the surrounding neighborhoods through a system of pedestrian walk ways, trails and open spaces. Town Center uses include recreation centers, senior citizen centers, senior housing, porks, libraries, schools, churches, commercial, multi-purpose centers, health clubs and other public facilities, as well as other insti tutional and recreational applications. Likewise, the Town Center should be designed to achieve a sense of unique character and identity accomplished through coordination of landscaping, entry identification at arterial road entrances, and landscaping at street edges and within the core, in accordance with specific goals, objectives, policies and standards provided in the Town Center Element of the Town of Marana Area Plan . THE Tortolita RESPONSE Tortolita is a response to the challenges and opportunities presented by the Town of Marana's desire to have in place dynamic master planned com munities with long-term sustainability. It is envisioned to be a comprehensive community that incorporates a variety of housing types, retail/office space, community gathering points and open space such as parks and bicycle trails - all designed to appeal to consumers who are seeking not just a home but a lifestyle (see Exhibit S - Land Use Plan). An overview of the entire development yields a mixed-use application across five distinct Villages, each masterfully crafted and detailed with precise design elements and principles configured lo support the land units intended population density and function. Each Village is further broken down into planning units designated with specific land use intensity. From Interstate 10, one's first experience of Tortolita is that of the cool vision of a desert oasis, strategically visible from the elevated vantage point offered by Tortolita Boulevard that will connect 1-1 0 to the Village Center. V-8 V-9 Coasting through Tortolito Boulevard con be on adventure by itself. Eventually, one crosses over into the Village center signaled by monumentotion elements that confirm the feel of "being home." This, however, is but o precursor to the rich delights and stimulating range of commercial and social amenities awaiting to the left and right of Tortolito Boulevard - such os neighborhood convenience stores, groceries and cofes, offices, retail outlets, shopping arcades and restaurants - all conveniently located for utmost access and enioyment. This, essentially, is the Village Center: The focal point of Village life; the nucleus of human and social interaction. All roods, so to speak, lead to the Village Center - the very heart of community life. True to the spirit of genuine Town Centers, the Village Center is the hub of all social interaction, community events, shopping and other fun-related activities. Here, opportunities for employment and commercial activities co-exist with the option to live in any of the upper-story residential lofts above the commercial establishments, specially designed for those intent on living the urban lifestyle. Alongside these ore outdoor benches and side street cofes that offer convenient rest stations to Village residents. Moving further along from the Village portal, Tortolito Mountain Parkway presents itself os the main arterial rood traversing the entire northwest to southeast length of the property. Tortolito Mountain Parkway, along with the entire network of collector roods and pathways in the community, pave the woy to reaching one's private realm in the comforts of home and family life. Making the iourney aesthetically pleasurable ore the nicely landscaped Village grounds ond open spaces that offer tempting glimpses of the moiestic Tortolito Mountains to the east, os well as refreshing wide expanses of o 20-ocre community pork and neigh borhood porks. The comforting experience of coming home is also enlivened by o landscaped roundabout, marking the beginnings of the residential zone while adding visual stimulation to the streetscape. Crucial to mopping out o true neighborhood concept for Tortolita is the complementary and inter-dependent allocation of land uses. Essentially, The Villages of Tortolito is designed os o traditional or neo-troditionol community patterned within the Residential/Villages concept, incorporating residences, recreational facilities, porks, schools, industrial employ ment/office and commercial services in o pedestrian friendly environment. V-10 V-11 Land use is based on the concept of self-sufficient neighborhoods where people cluster their homes and places of work together for commerce, socialization, and recreation within a self-contained Village. As such, the critical balance among various land use allocations vital to realize such self-sufficiency was derived ofter intense deliberation of the various residential, commercial and mixed-use potentials embodied by the site. Features of a "traditional or neo-traditionol" community which may eventually find themselves incorporated into the Tortolita Moster Pion include: Streets designed to balance traffic between pedestrians, bicycles and automobiles; Combinations of streets, pedestrian and bicycle friendly paths, Village green and pocket porks to encourage interconnectivity; Houses and porches moved closer to the street to further encourage neighborhood interaction; Shops and offices mode directly accessible from tree-lined streets or rear parking lots to encourage shopping and browsing, and; Complementary mixed land uses within comfortable walking distances. Following the precepts of the Residential/C ommerc ial scheme and the Town Center concept, higher densi ties of residential, business and commercial estab lishments are found around the Village Center and its proximate areas. Lower density usage becomes more pronounced as one radiates further out from the Village Center. This, in effect, opens up more opportunities for an urban lifestyle the closer one is to the Village core, or a suburban lifestyle through medium-low resi dential density allocations and open spaces along Village perimeters. Such versatility is made more apparent by the fact that Tortolitao will have the widest range of residential dwelling options proper to one's preferred lifestyle, with housing possibilities encompassing residential lofts right in the heart of V-12 V-13 the Village Center, to single-family dwelling units in larger lot sizes along Village fringes that embody a more laid-back suburban lifestyle. The Tortolita Specific Plan has a dwelling units cap of 6,500 units. For purposes of establishing distinct planning units, the entire master planned community is subdivided geographically and functionally, each with their corresponding land usage profiles, as follows: Village I - Located at the northernmost tip of the property; primarily earmarked for a combination of Medium-Low Density Residential and Medium Density Residential (439.45 acres total coverage). Village II - Serves as the Village center or portal, prime location and concentration of business and commercial establishments with the Village Center located in the site, thus featuring the most intense land usage; specific land allocations call for Mixed Use and Medium-High Density and Medium Density Residential (320. l O acres total coverage). Village Ill - Located immediately south of Village II; offers Mixed Use, Medium-Low to Medium-High Density Residential opportunities through corre sponding lot allocation standards and guidelines (390.97 acres total coverage). Village IV - Southernmost part of the property; designated for Mixed Use, Medium-low Density Residential and Medium Density Residential usage with supporting Mixed Use (536.75 acres total coverage). Village V - located west of the other four Villages, adjacent to Interstate l 0, the I- l O Frontage Road and the Union Pacific Railroad (UPRR) tracks. It is strategically designed for Industrial, light industrial and manufacturing land use; perfectly positioned lo serve the growing manufacturing, industrial markets and employment center of the Town of Marana and the surrounding areas (93.17 acres total coverage). See Ta ble l: Preliminary Land Use Summary by Village and Table 5: Preliminary Land Use Summary by Planning Unit. TABLE 1: Preliminary Land Use Summary by Village VIiiage Landu., Acm T11111l Dwl4lkig Unitl I MLDR 133.19 375 MDR 306.2S 1173 Sub-TOIi! 439.45 15.a Village Lind Use Acm T11111l Dweallg Unltl II IIHDR 82.M 452 lllxtdU.. 257.14 1513 Sub-TOIi! 320.10 2015 VIiiage Land Use Acres Target DweJUng Units Ill MLDR 187.09 s.6 MOR 203 .88 769 Sub-Total 390.97 1315 VIiiage Land Use Acres Target Dwelling Untta IV MOR 279.55 1112 MLOR 102.40 293 MiXed Use 154.80 217 Sub-Total 536.75 1622 ... LlldU.. Mil 'llllllltDllllllnaUnlll V ......... II.ff Grand Total 1780.44 6500 Conceptual Density Distribution For Illustrative Purposes only The number of <!welting unlls shown per vOlage does not es1abish a regulatory unit count Even as Tortolita bears an overall Eclectic Blend of Southwest Styles, the strategic intent for each Village is conveyed through distinct interpre tations of a myriad of design elements that define the individual character and identity of each Village. Development efforts, while respecting environmental sensibilities, are geared towards creating a community that incorporates the best that traditional and neo traditional neighborhoods have to offer in terms of presenting a pedestrian-friendly community. Thus, The Tortolita will feature a palette of design elements appropriate to the desert landscape and the resulting lifestyle that is uniquely Arizona. Creative master planning techniques have thus led to the visualization of an entire community that re-creates the unique profile of traditional neighborhoods adapted EX AIF INl !IUII N" 10 ` o EXIT 232 AIR PARK. INTERCHANGE 5r v 3LJNT' NTY I i SAGEB MANRUM ROAD CiAP.P.150> The Villages of TOR ITA Exhibit A: Villages Plan PINAL COLI FF GRAND VALLEY RC PIMA COUNTY STATE LANDS CAP CANAL P, J_ J-7 Jr111E.rr, J , r- f 10 vrJ J rt_1 1000 0 1000 2000 J NORTH 500 SCALE in FEET f 10 mmmmmm Exhibit I: UPRR 200-Foot Buffer Area IOOFOOT+/• IIJLIOAD 1/W V-15 to prevailing realities, made possible through the adept manipulation of planning principles and concepts as well as structural designs. All these efforts are geared towards successfully creating a way of life that evolves on a Uve, Work and Play concept. ENHANCED QUALITY OF LIFE Consistent with the project intent to ensure a holistic way of life, The Tortolita gives special attention to creating a vast park-like community, offering a wide expanse of interlinked public open space, without negating the boundaries of private realm. For one, the allocation for a 2O-acre community park in Village II, in addition to smaller neighborhood parks with child-friendly tot lots in the residential Villages, provide opportunities for relaxation, passive and active recreation like outdoor sports, as well as venues for family outings, private celebrations, and community-wide activities and festivities. Within the parks are man-made desert oases intended for recreational and aesthetic purposes. Also planned is a recreational center in Village 11, offering fitness opportunities and a venue for community functions. Open space throughout the community is designed not only to provide active and passive recreation, but in many instances, also as drainage ways (in the case of the natural washes in the site) and buffer zones between high impact and residential areas. Significantly, respect for the natural beauties and topography of the site - such as natural washes that serve as multi-function open space corridors, scenic mountain vistas across the wide property expanse, as well as proximity to the Union Pacific Railroad (UPRR) and Interstate 1 0 to the west - brings forth a mindset that validates these environmental realities as opportunities, not threats, to development. In this sense, a multi-use open space corridor running along the western perimeter of the boundary will be taken as an opportunity towards positive property development. With proper land usage planning, this Regional Linear Park will function both as a drainage system and a critical buffer zone. The buffer area includes a 10-foot high screen wall designed to shield residents from the polentia I environmental impact of the railway operations, 1-10 vehicular traffic, and the industrial activities in Village V (see Exhibit I - UPRR 2OO-Foot Buffer Area). The Regional Linear Park will also connect the internal trails of The Tortolita to the proposed Town of Marana Parks and Trails system for the northeastern Marana area, thus complying with the Town's vision of an interconnected neighborhood that ultimately links with the larger regional open space. Meanwhile, whether strolling, jogging, pedaling a bicycle, or riding a car, residents making their way along the tree-lined streets of The Tortolita can look forward to the promise of scenic views around the bend. Contributing to this experience is an overall Village slreetscape that conveys pedestrian friendliness as a key aspect of quality of life, with street rights-of way designed to encourage walking and biking. Intimately scaled local neighborhood streets convey an added sense of closeness, safety and security, promoting pedestrian activities and socialization among neighbors. Cognizant of the need to provide full support for hu man growth, it is most significant that The Tortolita Master Plan includes provisions for two 1 2- acre parcels of land, earmarked as potential sites for elementary schools in Villages I and Ill. located west of Villages I - IV is the adjacent Village V, situated across 1-1 0, which is intended primarily for light industrial activities. Here lies the greatest nnnnnnnnn potential for employment as it ventures to attract light industrial, manufacturing and employment locators that cater to the growing industrial and manufacturing requirements of the growing T own of Morono. In conclusion, the artful interplay presented by a combination of mixed-use Residential, Commercial, Industrial and Open Space - enhanced by innova tive techniques in applying design elements - con only lead to the success of a genuinely sustainable Live, Work and Ploy lifestyle embodied in the vision of The Tortolita. C. Open Space, Trails and Recreation Concept Plan Viewed from a macro perspective, open space, trails and recreation ore among the crucial elements of The Villages of Tortolito Moster Pion. In conjunction with the land use concept previously expounded on, the sensitive consideration of these three aspects of development may very well spell the difference between attempting to create a wholesome environment that uplifts general well being and quality of life ... ond actually succeeding in doing so. Thus, in the case of Tortolito, each element is interwoven into the entire fabric of the neighborhood structure, maximizing and building on the wealth of resources and open space inherent to the land and its nearby environs. The entire project embodies the artful blending of nature with modern practices, creating a bench mark in balance and quality development. The end result is a vast interconnected, highly omenitized, pork-like community that capitalizes on the land's natural attributes - using The Villages of Tortolito Moster Pion as a tool to re-create the structure of traditional neighborhoods, foster casual doily interaction, and encourage a sense of community among Village residents. Given the overall intent to package a predominantly Village lifestyle, Tortolito explores the rich potentials of its vast open space corridors to: Address the basic human need for rest and recreation, interspersing various site locations with amenities like community and neighborhood porks, recreation centers and man-mode desert oases, all strategically serving as lively counterpoints to the residential, commercial and industrial structures within the Village premises; Provide on integrated system of trails, walkways and pathways that effectively interlink the various neighborhoods to each other, and particularly to the Village Center, and; Serve as multi-use facilities where applicable (in the case of natural washes found within the site), as well as buffer zones between residential and high impact industrial and commercial areas. V-16 V-17 Significantly, open space allocation within The Tortolita exceeds the minimum open space re quirement laid out by the Town of Marana, affirming the higher intent to ensure quality living conditions for its residents. Reference to Town requirements point to minimum on site open space allotments as follows: Apartments or condominiums - 100 sq. ft. per unit; Town homes or patio homes -140 sq. ft. per unit; and Single-family residential - 185 sq. ft. per unit. Going beyond these parameters, development within The Tortolita compare positively as follows: Apartments or condominiums - 150 sq. ft. per unit; Townhomes or patio homes - 150 sq. ft. per unit; and Single-family residential - 200 sq. ft. per unit. The design, location and size of common open space may vary from one neighborhood to another depending on characteristics of a particular subdivision. The exact size, location and configuration of all neighborhood parks, recreation and trail system improvements shall be defined in the preliminary plat stage. Where possible, retention areas shall be designed to provide recreational opportunities. Factors that will be con sidered in the planning of the retention area include visibility of open space corridors from adjacent streets, view corridors, non-vehicular connections between open space areas, and creative utilization of stormwater retention areas for placement of amenities. Reinforcing the premium value placed on both individual and social well-being, The Tortolita will offer a wealth of outdoor social amenities and recreational facilities that foster a "sense of place" and identity among Village residents. One's experience of aesthetic beauty is seamlessly merged with daily functionality, thus paving the way for a harmonious way of life. A WELL-BALANCED LIFESTYLE In Tortolita, open space as a component of development is maximized to benefit both children and adults alike. Village residents, offered the luxury of choosing among a host of passive and active recreation activities supported by the environment, have within their reach opportunities for enjoyment uniquely embodied by the land. With this, the comprehensive master-planned community fulfills a primary goal of the General Plan of the Town of Marana to promote the development of appropri ate and sufficient park, recreational and open space facilities in the area, in order to meet the needs of all segments of the community for recreational activities and social interaction. For one, outdoor parks in Tortolita are as much a part of the Village experience as the scenic view of the Tortolita Mountains to the east. Wide expanses of impressive Sonoran desert landscapes, each representing neighborhood and community parks, are located within easy access of nearby residents. Centrally located in Village II is a 20-ocre community park that will be dedicated to the Town of Marana. Residents can treat themselves to moments of relaxation within the park - perhaps strolling by the man-made desert oasis set against the backdrop of the nearby mountain ranges, celebrating special family occasions by the picnic grounds or underneath the protective shade of nearby ramadas, playing a boisterous game of baseball or soccer with Village friends, or even celebrating momentous occasions like the 4th of July and New Year's Eve among neighbors and friends. A Village recreation center will also be situated within the community park, equipped with a full range of amenities such as baseball, football, soccer, softball and multi-purpose fields; basketball, tennis, volleyball courts and tot lots; as well as picnic and swimming pool facilities for the population. This facility will considerably enhance the Village experience of wholesome recreation, catering to the human need for PlA Y while fostering human interaction across a larger community setting. Notably, neighborhood parks found in Villages I - IV carry the same basic amenities offered by the 20- acre community park, but in a smaller scale. Conse quently, each park will include open space conducive to both passive and active recreation, and amenities such as picnic areas, tot lots and playfields. Villages II - IV will each feature a man-made desert oasis for aesthetic and utilitarian purposes. Neighborhood parks essentially will form the basis of the neighborhood unit concept while reinforcing the distinct identity of individual Villages. Overall, the same rationale underlies the existence of both neighborhood and community parks, that is, the need to foster well-balanced lifestyles within The Tortolita. Treatment of open space within the Villages also acknowledges the natural lay of the land - its topography and geographic proximity to nearby commercial/industrial development. In this case, property development considers the natural washes in the site, which, upon assessment, can be utilized for multi-function open space applications. Thus, natural washes which serve as drainage systems for the community can, with proper handling, also be developed as paseo trails that seamlessly integrate J into the entire Village trail system. In the process, ef fective interconnectivity is assured within the Village network and ultimately, the regional trail and open space network as well. Finally, consideration was also given by The Tortolitao Moster Pion to compatibility with non residential related activities west of the project site. As planned, on approximately 200-foot width of landscaped buffer will serve as a regional drainage conveyance along the westerly edges of the prop erty. The area will be improved to provide visual screening and minimize the adverse environmental impact associated with the Union Pacific Railroad (UPRR) operations and the Interstate 10 traffic. The enhanced buffer zone, covering 88 acres or 4.9% of the total development site, shall be dedicated as a Regional Linear Pork and will be interconnected with the Porks and Trails Pion of the Town of Morono (See Exhibit I - UPRR 200-Foot Buffer Area). MOBILITY: A KEY ELEMENT OF VILLAGE LIFE True to the rationale of traditional end neotraditionol neighborhoods ofter which Tortolito patterns itself, mobility is a key element addressed by master planning efforts for the community. Given the need to establish seamless neighborhoods in mind the Village experience will evolve around on in terc;nnection of the entire open space network. That is, access to shored open space as on element of Vllloge design is given its proper emphasis while respecting the boundaries of privacy valued by individuals. For Tortolito, this, in turn, translates to empowered residents who con now reduce their dependence on motor vehicles for local trips down to the Village Center, or the nearby pork; and the assurance that access to community amenities is within reach. --�--. V-18 V-19 Everyday, friendly walkable streets encourage resi dents to stroll to neighborhood shops and recreation areas. Arterial rights-of-way will be designed to encourage walking and biking, iust as natural wash corridors will be maximized through a system of paseo trails that also serve as pedestrian and bicycle paths. Internal pedestrian pathways within the Village units will be further defined and established in the course of realizing the Village structure. Well-placed enclaves equipped with benches along the paseo trails and pathways offer moments of rest along the way, allowing residents to savor the ex perience of well-deserved peace and relaxation. The interconnecting open space network planned for the community translates to freedom of movement so that residents can seamlessly go from one Village point to another. As development efforts focus on establishing a cohesive internal trails system, emphasis will also be given to ensuring optimal linkages to the Village Center. Inasmuch as the Village Center offers the greatest opportunity for employment as well as rest and recreation, utmost attention will be given to ensure o layering of access points through an efficient pedes trian trail to the Village core by all residents of The Tortolita. Ultimately, all these development efforts should lead to o cohesive Village structure where all neighborhoods, porks, recreation areas, commercial and residential areas ore connected by extensive trails that ultimately link to the Town of Marona regional trail system. 0. landscape Concept Plan Viewed within the totality of Tortolita proiect, considerable thought went into honing a landscape concept that creates a distinct community character rich in aesthetic functionality, and strongly supports the desired image for quality living within the Town of Marana. Harmoniously synergized and balanced, the entire spectrum of palettes comprising The Villages of Tortolita's landscape design will enhance the quality of the environment and co ntribute to a high quality, safe, sustainable and energy efficient development. Beyond the mere physical attributes that comprise the various facets of Tortolita, there is that underlying intent to create a sustainable neighborhood infused with its own distinct identity. Community character, as recognized by the Town of Marana General Plan, consists of various elements such as sense of community identity, open space and rural character, the protection of significant environmental resources, architectural design and landscape design. LEGEND: VILLAGE I -ENHANCED SONORAN DESERT, FORMAL STRUCTURE VILLAGE II -ENHANCED SONORAN DESERT, SEMIFORMAL STRUCTURE VILLAGE Ill -SONORAN DESERT, NATURALIZED STRUCTURE VILLAGE IV -ENHANCED SONORAN DESERT, NATURALIZED STRUCTURE VILLAGE V -NATIVE SONORAN DESERT, NATURALIZED STRUCTURE COMMUNITY& NEIGHBORHOOD PARKS OPEN SPACE EY.11 I-JR rE I EYJTm AIR P.ORY, I TTERCH � --- - I 500 SCALE in FEET y .... MD• T01f. r TA Exhibit T: Master Landscape Plan C: ... mmmmmmmmmmmmmmmmmm V-21 Essentially, the landscape design concepts for Tortolito seek to build upon the thoughtful framework of the land planning - both within the Village structure of the community, and its relation to its surroundings. As one approaches and experiences the community from the outside and along its edges, the landscape intends to unify the project, and marry it to its sur roundings. Thus, rather than appearing as impen etrable boundaries surrounding the community, tran sition areas along the perimeter of the community shall blend in with the adjacent land. It is important that The Tortolita appear at home, and nestled within its surroundings. Such will be accomplished through the use of openings along perimeter walls that allow open space and trail corridors to connect from internoI neighborhood recreation and pork areas to adjacent communities and natural resources. In coses where Tortolito shores on edge with adjacent communities, a cohesive wall system will be developed in a manner that aids the visual transition and complements both communities. Upon entering Tortolito, this some considerate approach will be token to unify the distinct neighborhoods within, while allowing for o "sense of place," or individuality within each Village unit. Elements such as monument signoge, decorative landscaping, specialty paving, enhanced wall details and architectural elements shall be selected in par ticular combination to draw out each neighborhood's unique character, but will maintain a sense of continuity throughout the development. Inasmuch as community character and charm is con veyed through the constructed environment, deliberate attention will go into the design of these monuments, walls and recreational structures, which include romo dos, trellises, and pedestrian portals. Their character throughout the Villages will be unified through materials, while allowing for variations designed to complement adjacent areas. In keeping with the overall community theme of on Eclectic Blend of Southwest Styles, individual neighbor hoods will include view fences either constructed entirely of wrought iron or in combination with masonry bases. Various design elements - such as open decorative wrought iron panels set within solid walls and cloy tile wall cops - will provide enhanced detailing. Heights of walls and fences will also vary within the community based on their functionality. As designed, walls in commercial areas will be generally lower - being used to screen views to cars and parking areas and higher along the transition areas between commercial and residential to provide visual screening and privacy for the residents. In addition to the constructed elements, landscape plantings will be tailored to the specific uses within each Village while blending seamlessly along their edges. Existing natural landscape features and vegetation readily available within the property shall be incorporated into the Tortolita Moster Landscape Pion. The specific theme for each of the Village units is as follows: VILLAGE I - ENHANCED SONORAN DESERT, FORMAL STRUCTURE The most structured and traditional of the Villages in its planning framework, Village I is comprised of Me dium-Low Density Residential and Medium Density Residential housing with ample opportunity for recreation and walking (see Exhibit T - Moster Landscape Pion). The landscape theme for this area will respond to the planning framework by providing a formal planting style, abundantly using shade trees to provide on enjoyable walking experience. Traditi onal Sonoron Desert plants will create a uniquely Sonoran Desert character, enhanced with colorful accents, in a formal planting structure that responds to the linear geometry of the hordscope and planning. Linear poseos will connect neighborhood squares and open space areas. Overall, the intended landscape design for Village I will provide the support for a walkable traditional neighborhood. VILLAGE II - ENHANCED SONORAN DESERT, SEMI-FORMAL STRUCTURE The Town Center for the entire community, a formal structure is well suited to this high use and high density setting. This formal structure will be punctuated with semiformal areas and naturalized areas around the man-mode desert oasis and a visual sense of cooling within this Village. The planting styles will aid the transition from the formal style of Village I to the naturalized settings of the Villages to the south. Hardy plant materials that tolerate the higher heat of the commercial area and the impact of the high concentration of people will be selected. Sonoran Desert species appropriate to high traffic areas will be augmented with plants providing color impact, and desert acclimated plants appropriate to commercial and recreational areas. VILLAGE Ill - SONORAN DESERT , NATURALIZED STRUCTURE As one transitions into Village 111, the planting structure changes to respond to the wash corridors and natural topography by providing curvilinear streets and a transition from the formal structure of the north end of the community to a more naturalized setting. These wash corridors coll for more indigenous plantings. Turf will be restricted to the larger open space ar eas, neighborhood gathering areas, and sport fields. Street frontages and trail corridors will showcase the Sonoran Desert plants as the arroyos and desert trails weave their way through the community. VILLAGE IV - ENHANCED SONORAN DESERT, NATURALIZED STRUCTURE At the for southern end of the project, Village IV will provide slightly lower housing densities while the land scape concept will respond with an enhanced desert quality. Again, turf areas will be limited to park and neighborhood gathering areas. Drifts of color along the roadways will be punctuated by striking forms of agaves, cacti and desert succulent plants. V-22 V-23 VILLAGE V - NATIVE SONORAN DESERT, NATURALIZED STRUCTURE In Village V where industrial usage is intended, landscaping will play two key roles: ( 1) To buffer, or provide visual relief from views to this area, and (2) Maintain natural habitat for the ecosystem in this area. As planned, the initial landscaping intent shall be accomplished through the use of natural rolling and bermed earthen forms. Groves of native desert trees, such as Mesquite trees, in combination with drifts of hardy evergreen shrubs, will aid to soften this view. Based on these Village concepts, a unified landscape theme for the community emerges. Rather than harsh edges between Villages, physical materials and personal impressions will be made to flow from one neigh borhood to another. Within the core of each neighborhood, residents will ultimately find that special place unique to the Village unit, yet a cohesive part of the larger community. This experience will be enhanced by a circulation system that is designed to provide residents with immediate acces sibility to open spaces and trail systems from their neighborhoods and community streets. It is through this holistic approach, both within the Villages, and along their edges, that Tortolita will naturally respond to the desert environment, while creating a place where one can LIVE, WORK, and PLAY. E. Architecture Concept Plan In The Tortolitao, architectural harmony that creatively blends in the classic lines and intimacy of traditional and neo-troditionol neighborhoods with the region's rich Southwestern heritage acquires a new dimension, evolving into a design concept intrinsically, and uniquely, Arizona. An architectural platform built on the chosen theme of on Eclectic Blend of Southwest Styles will emerge with the skillful manipulation of linear and spatial elements across a variety of design palettes, foster ing flexibility, as opposed to bland uniformity, in the distinct Village units that comprise the entire master planned community. Yet as important, the guidelines and standards that comprise Tortolito architecture concept pion factors in the general intent to build a cohesive traditional and neo-troditionol neighborhood that (1) fosters a strong sense of community among neighbors through structures and facilities that offer rich opportunities for social interaction, (2) realizes a pedestrianfriendly environment, and (3) offers a wide range of living options that best support contemporary lifestyles. Cohesiveness amidst diversity shall be a guiding prin ciple for development. Residential Village units shall illustrate the articulation of the Southwestern styles with contemporo ry themes, just as within the Village Center, recreation, community oriented and commer cial structures will be mode to harmonize within the overall design theme while creating a distinct identity for itself. To build on an architectural concept that is "uniquely Arizona" entails making use of colors and design elements that ore Sonoron Desert-inspired, minimizing impact on the environment by planning each element so that all residential homes as well as business and com mercial structures become one with the environment. Thus, architectural standards and guidelines formulated to safeguard the integrity of all build-outs within The Tortolito favor, for example, the use of desert-inspired vibrant colors such as warm reds, tons and complementary colors embodied in the project logo. Likewise, Tortolito will offer a diversity of residential palettes echoing the Southwest theme for its various housing options, encompassing varying sizes of single-family detached homes, Z-lot products, court homes, townhomes, flats and condominiums located either within primarily residential areas or the Village Center proper. A sense of balance and clear functionality will clearly reflect in architectural elements founded on classical home designs but re-interpreted in a manner uniquely Arizona. The Eclectic Blend of Southwest Styles shall also be reinforced by the choice of building materials, roofing elements and in such details as the use of arches, ar cades, courtyards, form of mossing and wall surfaces all within on integrated architectural concept. Innovative spatial and linear interplay will charac terize an urban design that includes intimately scaled streets and houses with tighter setbacks, thus offering greater opportunities for neighborly interaction while instilling a prideful sense of belonging within a safe and pleasant community. Attention will go into minimizing the large-scale visual impact of outdoor architecture by providing outdoor spaces, courtyards and corridors to give visual relief lo what could otherwise be on imposing Village landscape. Moreover, liberty within designated guidelines will be token in manipulating the orientation of certain elements, such as the height of contiguous residences or building structures, effectively providing visual impact as opposed to linear monotony. Visual interest will also be stimulated through the creative interplay of lights, shadows, color and texture that comprise the architectural elements within Tortolito. Residential structures and commercial buildings shall be oriented to maximize the view potential to open spaces and mountain views, particularly the Tortolito Mountains to the east. Ultimately, The Tortolito will emerge with its own unique blend of urbanized architecture influenced by a distinctly Southwest heritage, claiming for its own a distinct character as an innovatively master planned community within the Town of Marona. V-24 V-25 F. Circulation Concept Plan The circulation plan for Tortolita seeks to identify the functional classification of streets needed to support the new community and its intended land use plan. It is intended lo provide optimum access to and from the master planned community intent on maximizing options for both interstate and local internal access. All efforts have been expended to promote efficient use of existing roadways while, at the same time, delineating additional networks needed to ensure the sustainable and progressive community intended for the Town of Marana (see Exhibit U - Circulation Plan). Coming off from Interstate l 0, Tortolita con be reached through Tortolita Boulevard, a proposed interchange and a connecting bridge over the adjacent Union Pacific Railroad (UPRR) located between Marana Rood (approximately two miles to the south) and Pinal Park Interchange (approximately one mile to the north). Access to industrial properties lying between 1-10 and the railroad will still be via the existing 1-1 0 frontage road. Crossing over the Village Center, Tortolita Boulevard eventually connects to Tortolita Mountain Parkway, a northwest to southeast Village connector spine which will be fully improved as a major arterial with a 150 feet of right-of-way (ROW) width. Tortolita Mountain Parkway will provide regional linkages from Missile Base Rood to the north (subject to governmental opproval), across State lands, to Cochie Canyon Trail and the San Lucas development to the south. Access to potential developable State Trust lands to the north of the project will also be made possible via Tortolita Mountain Parkway. G. Master Drainage Concept Plan The Tortolita drainage master plan aims to maximize the usage of the natural landscape to efficiently convey stormwater flows and runoff to wards the western portion off-site of the property. Following natural land topography patterns, off-site water flows coming from the northeastern portions of the site will be directed through the site towards the northwesterly section of the property or the 200- foot UPRR buffer area adjacent and parallel to the railroad grade. Existing culverts beneath the railroad will convey drainage westerly beneath the railroad, insofar as their capacities will allow. Drainage that the exist ing culverts cannot accommodate wil I continue north westerly and off the project site. Internal parameters for the on-site drainage system are as follows: Community Drainage System -identification of on-site easements, detention/retention basins and discharge locations based on the overall intent of the drainage master plan to efficiently direct water off-site towards the western border of the property as detailed above; Parcel Drainage -the parcel developer must submit a technical drainage study along with hydrology calculations at the time of the site plan review to support subdivision approval by the master developer; Grading at Parcel Edges -Grading at parcel edges will provide for positive drainage away from perimeter property lines and directed towards internal streets or drainage facilities. As part of an overall environment protection pro gram, all efforts will be made to preserve or en hance existing natural drainage ways and wash corridors within The Villages of Tortolito. On-site stormwater conveyance will adhere to current Town of Marana development standards and applicable basin management plans. H. Master Grading Concept Plan Grading Plans will be designed to protect building sites from the runoff of adjacent washes. Erosion control setbacks will be established to determine where erosion control armoring and walls have to be constructed along the washes to prevent erosion into adjacent building sites. Slopes of 15% or greater will not be encroached upon by buildings or drive ways. On-site storm water retention areas will be excavated. Fill materials from these areas will be used to raise building sites above FEMA designated flood elevations. I. Waler Resource Concept Pion Excess runoff will be directed towards a specified direction and absorbed by the soil whenever pos sible. Generally, open space areas identified for drainage and water retention are more than 100 feet wide and are thus able to accommodate water runoff while simultaneously serving as multi-func tional open space corridors. 10 EXIT 232 AIR PARK ` IJ ITERCHANGE:— 1. urrrr. tl L MMIPUM ROAD TCT ITA Exhibit U: Circulation Plan rs PINAL COU`I'Ti'r PIMA COUNTY i' STATE LANDS w: J..L a jjl j Ali-( w I ( J GRAND VALLEY I Legend Arterial I collector Community Trail w• Paseo Trail G444GG4 Public Trail Open Space Park i Concap uel lacatian School {C.—ptu.l L.9wj w t. SH ROAD 1000 2000 NORTH scSC Pw cc a Z It, mmmmmmwwwwwwwww V-27 J. Environmental Resource Concept Plan Consonant with the pertinent policies and objectives on environmental resource protection under the Town of Marana General Plan, all efforts will be exerted to preserve and protect significant environmental features such as existing washes, natural vegetation and drainage courses within The Tortolita. This overall direction shall be safeguarded by the governing environmental resources master plan which recognizes the inherent benefits of natural wash corridors that function as visual and open space amenities for residents as well as corridors and habitat for wildlife. Following this principle favoring environmental sensitivity, all significant vegetation displaced by the need to set up vital infrastructure and utilities within Tortolita will be revegetated and preserved. A Phase l environmental report completed by Pinnacle Environmental in August 2005 indicates that no hazardous material was found on-site. K. Cultural Resource Concept Plan The entire site has been assessed and inventoried for archeological sites and recorded by the Arizona State Museum Archeological Survey. On-site survey and excavation activities were conducted to determine potential culturally sensitive areas that should be protected and made subject to further research and excavation. To date, three potential sites have been identified as "artifact scatters." Plans will be prepared and submitted to the Arizona State Museum for approval prior to actual retrieval measures. Any recovered artifact of value will be turned over to the Arizona State Museum for preservation. Should any artifact be unearthed during development, work shall cease for a period of l O working days to give the Director of the Arizona State Museum sufficient time to investigate and determine the site's significance. L. Utility Concept Plan Water or sewer utility services are not currently available in this portion of Pinal County. The Public Works Department of Pinal County supports the extension of Adonis Road north into Pinal County to connect with Missile Base Road, providing better access to Interstate l 0. The completed roadway connecting The Tortolita with Missile Base Road will be dedicated to, and accepted by, Pinal County for maintenance. An amendment to the Pima County Wastewater's Section 208 plan and to the intergovernmental agreement between Pinal County and Pima County will be required in order for Pima County Wastewa ter to serve the area in Pinal County. The amend ment is currently in process. The following guidelines shall prevail under the utility concept master plan for Tortolita: Sanitary sewer facilities may be privately or publicly owned and maintained, but constructed within rights-of-way and public utility easements. All sewer collection and treatment facilities will comply with specifications and standards set by the Town of Marana, the Pima County Wastewater Management Department, and the Arizona Department of Environmental Quality. All domestic and reclaimed water mains and apparatuses shall be constructed according to the Town of Marana standards and specifications. All existing and proposed utility lines shall be installed underground. Above-ground utility fixtures shall be located outside of neighborhood entries and screened whenever possible. Concrete pads shall be no more than six (6) inches above adjoining ultimate finish grade and shall not interfere with any walkways. lighting standards specific to The Tortolita have been designed for community street lights. Only these standards and fixtures will be allowed based on the approved criteria for specific locations. M. Public facilities Concept Plan Vital public and private utilities for The Tortolita are either currently available or will be extended to serve the community. Wastewater System Sewer Service for The Tortolita will be provided by a sewer trunk line to be constructed beneath UPRR and 1-l O flowing southwesterly to existing Pima County Treatment facility off Luckett Road south of Hardin Road (see Exhibit V - Sanitary Sewer). The Hardin Road Sewer Trunk has been designed to service land east of 1- l O in accordance with Pima County's existing master sewerage plan. This project will connect to the Hardin Road Sewer Trunk at its intersection with Luckett Road and easterly along future roadway alignments to 1-l 0. The sewer will cross under 1- l O and the Union Pacific Railroad in conduits to be "bored and jacked" beneath those roadways, to the lowest elevation of The Tortolita. The sewer will be sized in consideration of the future development of State Lands to the east and Missile Base Rood to the north. Sewer lines will be extended to the State Lands for access. The Tortolita will access sewer by gravity flow. A parallel pressure main will be constructed alongside the sewer trunk to allow reclaimed water from the Luckett Road plant to be pumped back to Tortolita for landscape irrigation and water features. With the approval of the Town of Marana, an alternative wastewater treatment facility may be developed. �=<l='�lil!f'lil!I Exhibit V: Sanitary Sewer PINAi.COO ��--�-��;OUHTY STATE LANDS V-28 mmmmmmwwwwwww V-29 Schools While there are no schools located within one-mile radius of the project site, the following schools within the Morono Unified School District ore available to the school-aged residents of The Tortolitao: Estes Elementary School, Roadrunner Elementary School, Morano Middle School, Morano Plus Alterna tive Education High School and Marona High School (see Exhibit Q - Public Facilities Pion). Village I lies within the boundaries of the Red Rock School District while Villages II, Ill and IV lie within the boundaries of the Morano Unified School Dis trict. Marano School District requests a donation of $1,200 per Residential Unit while the Red Rock School District requests a donation of $1,500 per residential unit or $1,200 per unit with a land dona tion. Two sites hove been earmarked as potential sites for elementary schools in Villages I and 111 (see Exhibit R - Land Use Pion). A credit for the voluntary school fee will be given to the Master Developer for the dedicated school sites. The exact location and size of the school sites will be determined through an agreement with the Marana Unified School District and Red Rock School District. Utmost consideration will be given to locate school sites in the vicinity of neighborhood parks. It is estimated that a total of 3,250 elementary school children and 3,250 high school students will be generated by Tortolita at buildout conditions. The Marana Unified School District and Red Rock School District apply a student gen eration factor of .5 per dwelling unit. K-6: .5 x 6,500 units = 3,250 school-aged residents 7 - l 2: .5 x 6,500 units = 3,250 school-aged residents Emergency and Fire Response Services The community area is currently being serviced by the Northwest Fire District. A Northwest District Fire Station is located along Grier Road and Marana Main Street. The facility is approximately four miles from the property while Fire Station No. 36, located at 13555 Morono Main Street, is approximately four miles from the site. Fire Station No. 37, located at 13001 N. Tortolito Rood, lies approximately 12 miles away. The Tortolita shall annex into the Northwest Fire District. Appropriate dues and annexation fees will be determined at the time formation documents are finalized. An additional site or sites within The Tortolita may be mode available if determined necessary by the Northwest Fire District and Master Developer. Police Protection Upon annexation of the entire property into the boundaries of Town of Marana, the Town of Marona Police Deportment, located within the Marona Municipal Complex at 11555 W. Civic Center Drive, will respond to public safety calls of the residents of The Tortolita. The facility is approximately four miles from property. Waler Service The water system for Tortolita will consist of wells, storage tanks and distribution mains that will be constructed and designed to serve the community and may allow for future expansion to serve developments of the adjacent State Trust Lands. The Town of Marona will provide the domestic water for the site, and irrigation wells on the prop erties of Tortolito may be converted from irrigation to domestic water sources. Water mains from Tortolito will extend to the south to connect to existing water mains in Son Lucas. The connection of water mains to the Son Lucas development will provide redundant water service and help to maintain water quality within the water system. Utilities Southwest Gas may provide natural gas to the site. Communications will be provided by a qualified provider. Power Electric service will be provided by Trico Electric Cooperative. N. Master Traffic Concept Plan The properties located along the 1-10 Frontage Rood ore located adjacent to the Union Pacific Railroad. The majority of the traffic projected will be generated from the Marana Road overpass and the ramp off Interstate l 0. Hardin Road and Sagebrush Road are planned to have a future right-of-way width of 90 feet. The northbound Frontage Road and Ma rana Road are projected to serve as arterial road ways with 250 feet of right-of-way. Kirby Hughes Road will have 190 feet of right-of-way. Based on these future road size projections in the immediate vicinity of the site, it is anticipated that the area will become heavily developed and will have an impact on the future of the Town of Marana as it continues to grow and expand into the vicinity of The Tortolita. The traffic projections for future devel oped properties lying east of 1-10 are analyzed in the Town of Morena's General Pion. The total traffic for the properties bordering 1-10 and the Union Pacific Railroad is described in the Traffic Impact Analysis Report prepared by Morri son and Maierle, dated April 2006. The analysis presents conditions for ultimate design and build year of 2030. The TIA recommends that Tortolito roadway network provide a local road network parallel to the 1- l 0 that will tie into 1•---•-•--·--·-·-· I 1-,-• Pf?OI� i ... __ TO•TOUTA ·-·. ·---� I l -, ,-, _, --r:::$4 .w, :�co-� I"°"° \ ..... � ..... �t MMI.AN.A NO(lTHWlST B 11:l --- -_ltOtA�t Q ,_ ---0.-lolrol:f"""'" d) •ii 1- i! ! ·- "_,- J - MOUNTAIN DOVE: I"- I r!;::-_, ,� .... , .. .....,, NATIONAL PARlt (WHTUlllrT) future development of the State land to the east and other areas to the west of Tortolita. The north to south spine rood is recommended to be improved with four to six lanes within a 150 feet of right-of-way. A complete Traffic Impact Analysis for Tortolita will be submitted concurrently with the Specific Plan. Primary access to The Tortolito will be through a new Traffic Interchange to be constructed on 1-10, connecting to a bridge crossing over the Union Pacific Railroad. This will be the only nongrade crossing of the railway north of the proposed Twin Peaks interchange, some 13 miles to the southeast. Presently the closest non-grade crossing is at Orange Grove some 18 miles south of The Tortolita. Due to the increasing volumes of roil traffic, the new "Tortolita Boulevard " interchange and railroad overpass will be critical to maintaining traffic flows for developments east of 1-10. The frontage road on the east side of 1-10 will not be part of the infrastructure improvement plan of Tortolita. It will continue its current function with access from Marana Road to the south and Red Rock to the north. The Arizona Department of Transportation is currently conducting a corridor study for 1-10 from 1-8 to Tangerine Road. Preliminary findings and recommendations include the following: one-way frontage roads have to be implemented, widening of 1-1 0 to four lanes, and the addition of a fifth high occupancy vehicle - HOV lane on the mainline. Ultimately, Tortolita spine road will allow the existing frontage road to function as a one-way roadway system from the Marana Tl to Missile Base Road. Moreover, the proposed interchange will accommodate future frontage road connections at the romp intersections. * 0 * * ... ... 6 Exhibit R: Public Facilities Plan Legend Ptoporty In 0uHUon Man,no lolunlclpal Complex OIVil.Ofl'MUflalMCQ TOWN KALL ADMINISTAATIOM li&NCNL COOlnS POUCE Mar11na Part<• & Recn,otl0<1 Administration Marana Pu.bUc Partc:s Mar11na Chamber of Commerce Marana Community Centar Marana Water Depar1menl Northwe1t Fire District Station Sd>oolt 1-DUS nuKHTNffSOIOOL I• -��VIAI.T'PHATTV'C WU<:AllOH )-NARANAJUNKIRHIOHSGM00l. ••IMilltANA.tQIJtiSCtKIOL I•� PUKS U.DEIWIIY SCM00L. I • COYOU: TlllA.l. !lZMOffAJft SCHOOL V-30 wwwwww SECTION VI. -DEVELOPMENT REGULATIONS > z 0 � u Ya V, A. Purpose and Intent The Tortolita Specific Plan is based on a definitive goal to establish a traditional/neo-traditional neighborhood in the Town of Marana, with the core intent of realizing a live, Work and Play lifestyle. While previous sections of the Tortolita Specific Plan have outlined clear directions towards achieving this vision, it is the intent of this section on Development Regulations to delineate the site specific standards and regulations indispensable to attaining this goal. Using the goals, policies and standards outlined in the General Plan of the Town of Marana as a basis for development, Tortolita will take on its unique character and identity through distinct design elements and principles that consider site specific conditions. Regulations contained in this Specific Plan define the parameters needed to achieve orderly growth and harmonious development of The Tortolita. It shall serve as the primary tool for use by the master builder and the Town of Marana in carrying out the intended vision. As such, compliance with these standards and regu lations is vital to preserving project integrity through out development. Some degree of flexibility in land use regulations may be deemed necessary in response to future market demands and changing technologies. How ever, such variations shall be allowed only to the extent that they do not negate in any way the need to maintain compatibility with adjoining land uses. B. Definition of Terms For the purpose of this Specific Plan, the following terms ore defined as follows: Build-to-Line - a given distance from a property line where the facade of the building within that prop erty must be located. Building Height - the vertical distance between the finished floor elevation and the highest point of the building, excluding chimneys, vents, antennae, and other architectural details. Curbway - the area between the back of curb and the roadside edge of the pedestrian walkway. Density - the maximum dwelling unit per acre or du/ac of a planning unit. Maximum density is determined by dividing the dwelling unit cap with the gross site area. The maximum density shall be based on gross site area of land to be developed. Dwelling -Units Cap — the maximum number of dwelling units permitted within the Specific Plan. Dwelling Units Per Acre, du/ac — the permitted number of dwelling units per gross acre or 43,560 square feet of land area. Floor Area Ratio, FAR — a ratio expressing the amount of square feet of floor area permitted for every square foot of land within a site, including accessory buildings of more than 120 square feet but excluding unheated spaces such as parking garages or structures, attics and basements that are not designed to be used or occupied as living areas. Frontage — the linear edge of a property line abutting a street or public right-of-way. All property fronting to one (1 ) side of a street between a street and a right-of-way, or between intersecting and intercepting streets, or to the end of a dead-end street. An intercepting street shall determine the boundary of the front- age on the side of the street that it intercepts. Live -Work — a residential unit that is also used for commercial or office use for a time, provided the work area does not exceed 50% of the floor area of the dwelling unit. Lot — Lot, Corner — a lot abutting two intersecting streets. Structure shall maintain a 1 0 -foot set back to edge of right-of-way. Lot Depth — the horizontal distance between the front and rear lot lines measured along the median between the side lot lines. Lot, Flag — an interior lot in which the buildable area is located to the rear of a lot abutting a street and has access to the same street by means of a driveway with a minimum width of 20 feet. Lot, Double Frontage — a lot abutting a street in the front and the rear. Lot Frontage — the length of a lot line abutting a street. Lot, Interior — a lot other than a corner lot or key lot. Lot, Key — an interior lot, one side abuts the rear lot line of a corner lot, or is separated by an alley. Lot Line — a line of record bounding a lot; also synonymous with street line when a lot line coincides with a right-of-way line of an abutting street. Lot Line, Front — for interior lots, the line abutting the street; for corner lots, the shorter lot line abutting a street. When a corner lot or double frontage lot has nearly equal frontage on two streets, designation at the front line shall be determined in the preliminary plat. Lot Line, Rear — the line opposite and farthest from the front lot line. For a pointed or irregular lot, the rear lot line shall be an imaginary line parallel to and farthest from the front lot line, not less than 10 feet long and wholly within the lot. All other lot lines other than the rear or front lot line are side lot lines. Lot Line, Side — 1 . Any lot line not a front lot line or a rear lot line. 2. A side lot line separating a lot from a street is a street lot line. 3. A side lot line separating a lot from another lot is an interior side lot line. 4. For corner lots, the line abutting the side street is termed as an exterior side lot line; all other side lot lines are termed interior side lot lines. Lot Width — the mean horizontal width of the lot measured at the front setback line. VI -2 Vl-3 Mixed Use -The integration of a variety of commercial, employment, industrial or civic uses with residential uses, arranged vertically (in multiple stories or buildings) or horizontally (adjacent to one another), or through a combination of the two. Land uses are integrated such that uses are within comfortable walking distance and are connected to each other with direct, convenient access to sidewalks and/or pathways. Multi-Family Dwelling -attached residential building or buildings containing two or more dwelling units on one lot with vertically or horizontally stacked units designed for occupancy by an individual or one family as a residence. Planning Unit - a component of the Specific Plan area which designates specific land use intensity. Setback, Yard -the required minimum distance between the building line and the related front, side, or rear lot line over which no part of any building may extend, except as otherwise provided. Front Yard -the distance extending across the full width of the lot and having a depth equal to the horizontal distance between the nearest point of the principal building and the front lot line, measured at right angles to the front lot line. Rear Yard -the distance extending across the full width of a lot, and having a depth equal to the horizontal distance between the nearest point of the principal building and the rear lot line, measured at right angles to the real lot line. Side Yard -the distance extending from the front yard to the rear yard between a side lot line and the principal building, and having a width equal to the horizontal distance between the nearest point of the principal building and the side lot line, measured at right angles to the side lot line. C. General Provisions All construction and development within the Specific Plan shall comply with applicable provisions of the International Building Code and of the various related mechanical, electrical, plumbing, subdivision, grading and drainage codes adopted by the Town of Marana. The setback requirements are as specified within the development standards for each land use designation within this Specific Plan. If not otherwise specified, all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, or property line, to the face of the wall of the primary building. If an issue or situation arises that is not covered or clearly understandable, those regulations for the Town of Marana Land Development Code that are applicable for the most similar issue, condition or use shall apply upon approval from the Town's Planning Administrator. Automotive vehicles or trailers of any kind or type without current license plates that have been abandoned shall not be parked or stored on property within the Tortolita Specific Plan area unless it is within a completely enclosed building. Exceptions to height limitations contained in the regulations apply only to antennas, chimneys, signs or other architectural details. 0. Street Development Standards Subdivision and development related street design shall be in accordance with the standards delineated in the Town of Marana Streets Standards Manual. Some degree of flexibility in the street development standards may be deemed necessary in response to future market demands and changing technologies. However, such variations shall be allowed only to the extent that they do not negate considerations for safety. As deemed necessary, the Town of Morono street standards will be modified through the Design Exception Process during the subdivision review process. The development review procedure for The Tortolita will be implemented through the Town of Marono's review and approval process for preliminary and final plats os well os through the Town of Morena's building permit approval process. The selec tion of attached or detached sidewalk is ot the discretion of the Developer /Builder. Variation to the design standards for a curbwoy may be granted by the Town Engineer and Planning Director when such modification is essential to further the intent of the objectives and vision for The Vil loges of Tortolito, or if it is determined that literal compliance is impracticable due to the nature of the use, or the location, dimensions, or grade of the lot. E. Parking Standards Unless contained herein, the Parking Standards provided in the Town of Morono Land Development Code shall govern the parking requirements. Specific parking requirements ore reduced to allow for the shored use of parking spaces and to minimize the impact of paved parking areas. l. Residential Parking Single-Family, detached Single-Family, attached Multi-Family, attached* 2.0 spaces/unit 2.0 spaces/unit Efficiency 1.50 spaces/unit 2 Bdrm 1.50 spaces/unit 3 or more Bdrm 2.00 spaces/unit * Plus l guest space per 3 units 2.Non-Residential o. Commercial parking areas shall be located at the rear of the building where possible. b. Restaurants: i. One ( 1) parking space for each l 20 square feet of gross floor area. One ( l) for each 350 square feet of outdoor public floor area. Exclude the first 350 square feet of outdoor public floor area, unless the space is located next to and oriented toward a publicly owned walkway, in which case the first 500 feet of outdoor public floor area is excluded. ii. Restaurants that serve breakfast and lunch only: One ( 1) parking space for each 250 square feet of gross floor area. One ( 1) space for each 350 square feet of outdoor public floor area. Exclude the first 350 square feet of outdoor public floor area, unless the space is located next to and oriented toward a publicly owned walkway, in which case the first 500 feet of outdoor public floor area is excluded. 3. The reduced parking standards are as follows: a. Banks, offices and other non-retail or non-residential services: l for each 330 square feet of floor area; 4 spaces minimum. b. Retail/service stores: l for each 285 square feet of floor area. 4. Parking structures, if any, shall not be counted either as buildable area or building ground coverage. Vl-4 5. Parking lot landscaping: a. Walkways connecting parking lots to the buildings and the main street shall be shaded, pedestrian friendly and safe. b. Raised landscaping planters no less than four feet wide shall be placed at the ends of parking rows to define driveways with at least one tree per parking aisle and appropriate ground cover. c. No parking shall be restricted to a single use. d. When single parking rows occur, canopy trees shall be placed every four parking stalls in planters having a minimum of four sides with no dimension less than four feet. When double aisles of parking occur, canopy trees shall be placed every eight parking stalls. e. When the placement of trees in the required location among single or double row parking stalls is made impracticable by the location of a building, access area, drainage area or similar site constraint, the Planning Administrator may determine that the required parking area trees may be placed elsewhere on the site based on the approved landscaping plan. f. Vegetation within all medians and islands shall be irrigated and maintained to ensure viability. g. Curbs and/or wheel stops shall be installed and oriented to preclude damage to landscaped areas. 6. Off-street loading: Front, side or rear retail (customer) entrances shall also serve the dual purpose of service access for deliveries and other similar business necessities. 7. A parking lot shall have one joint -use truck loading and unloading facility provided that the delivery area is designated clearly. For purposes of this district, a parking lot is defined as the parking area within a specific development plan. a. The use of a circulation system and parking for truck movement and deliveries shall not be in conflict with regular movement of shoppers and operation of businesses. 8. Individual Parking Reduction Plan. An individual parking reduction plan may reduce the total spaces required from the Town Parking Standards, provided the following standards are met: a. The plan shall be prepared by a Traffic Engineer and approved by the Town; b. The plan includes a traffic analysis for the development; c. The plan shows that the reduced parking will ensure sufficient parking for the proposed uses; d. The plan does not cause traffic safety or operational problems; e. A covenant enforceable by the Town and cannot be modified without Town approval runs with the subdivision plat or development plan noting adherence to the range of uses covered by the reduction plan; f. A future revision to the covenant restricting uses may require submittal of a revised plan or an increase in parking spaces; and g. Covered parking shall not be applied toward the total buildable area or building ground coverage. 9. The Master Developer may elect to present a mixed-use shared parking master plan, subject to the review and approval of the Planning Director or designee. The parking master plan can be requested by the applicant exclusive of any other site plan review or permitting procedure. 10. Parking facilities shall be provided with specially designated parking stalls for the physically handicapped in accordance with the ADA standards. VI -5 F. Development Standards Property development standards contained in this Specific Plan take precedence over regulations covering land use and property development standards in the Town of Marana Land Development Code. However, administrative procedures and development standards contained in the Land Development Code not cov- ered by the adopted Specific Plan will remain applicable to development within the property. Provisions of the Specific Plan shall prevail in case of conflict between provisions of the Specific Plan and the Land Development Code. 1. Residential Development Standards a. Medium -Low Density Residential (MLDR) Permitted Uses Single-family residential, detached Churches, synagogues, and other places of worship Public parks and playgrounds Public education facilities Uses similar to those listed above Accessory Uses Detached accessory structures such as tool sheds, patios, cabanas, non-commercial hobby shops, children's playhouses, etc. Swimming pools, mechanical pool equipment, spas and related structures Garage'or enclosed storage Sport courts, unlighted Fences and walls Home occupations Community recreation uses, including pools, spas, recreation buildings, patio shelters and other community facilities common to a homeowners' association for a specific subdivision Community identification, entry monuments, community design elements, and other enhancements common to a homeowners' association, and designed for a specific subdivision Guest house2 Signs in accordance with the Town of Marana Sign Code Conditional Uses Day care center Private schools and other ancillary uses in connection with churches, synagogues, and other places of worship Group homes Temporary Uses Temporary sales trailer Model homes VI -6 Notes: Vl-7 Development Standards Minimum Lot Area Minimum Lot Width Minimum Lot Depth Maximum Building Height• Yard Setbacks Front Side Rear Corner side Minimum Building Separation Maximum Lot Coverage Projections -Open 7 Front Side Rear Projections -Closed 7 Front Side Rear Of f-Street Parking Lcmdswping On-Site Park Requirements 6,000 sf None 80 feet 30 feet 20 feet, to front entry garage l O feet, side entry garage or living 5 feet minimum, l O feet aggregate5 15 feet, 5 feet for alley loaded l O feet6 l O feet, between main buildings 6 feet, between main and accessory 50% of lot; 55% if garage is recessed l O feet from livable or if rear entry garage Awnings, open porch, open carport, open balcony may project five (5) feet into the front lot line Attached open porch, open carport, open balcony may project into a side yard other than the side yard on the street side of a corner lot provided the projection does not come closer than three (3) feet to the side lot line Attached open porch/patio, patios open on 3 sides, open carport, open balcony may project into the rear lot line provided the projection does not come closer than five (5) feet to the rear lot line Bay window, oriel, entrance, vestibule, fireplace may project three ( 3) feet into the front lot line Bay window, oriel, entrance, vestibule, fireplace may project three (3) feet into the side lot line Bay window, oriel, entrance, vestibule, fireplace may project three (3) feet into the rear lot line 2/du8 Town Standards, opproved plant list for The Tortolitc1 200 square feet per dwelling unit Accessory Building Development Standards Maximum Building Height Minimum Building Setbacks Front Rear Side Minimum Distance to Main Bldg. 20 feet l O feet 5 feet 4 feet 6 feet l.Single-family homes shall be provided with enclosed garages. Carport options shall be provided only for apartments, condominiums, or similar residential dwelling types. 2.Detached guesthouses shall conform with all yard requirements applicable to the accessory building. 3.With an approved temporary use permit. 4. Excluding architectural details. 5.To side entry garage: 0 foot. 6. A minimum 1 0-foot building setback shall be maintained from the edge of public right-of-way. The area shall be comprised of a 5-foot property setback and a 5-foot common area. 7. Subject to applicable Building Code requirements. 8 Two-car garage shall have a minimum area of 400 square feet. A side by side two-car garage shall have an interior dimension of 20' x 20'. b. Medium Density Residential (MDR) Permitted Uses Uses permitted under MLDR Single-family residential detached, attached Parks and recreation facilities Churches, synagogues, and other places of worship Public education facilities Public facilities — Wastewater Treatment Facility, WWTF Uses similar to those listed above in this section Accessory Uses Detached accessory structures such as tool sheds, patios, cabanas, non-commercial hobby shops, children's playhouses, etc. Accessory buildings, private swimming pools, mechanical pool equipment, spas and related structures Community recreation uses, including pools, spas, recreation buildings, patio shelters and other community facilities common to a homeowners' association, for a specific subdivision Community identification, entry monuments, community design elements, and other enhancements common to a homeowners' association, for a specific subdivision Garagelor enclosed storage Fences and walls Home occupations Signs in accordance with the Town of Marana Sign Code Conditional Uses Day care centers Private schools and other ancillary uses in connection with churches, synagogues, and other places of worship Group homes Temporary Uses Temporary sales trailer2 Model homes Development Standards Minimum Lot Area 3,500 sf Maximum 800 du's less than 4,000 sf Minimum Lot Width None Minimum Lot Depth 75 feet Maximum Building Height' 30 feet Yard Setbacks Front 20 feet, front facing garage 10 feet, side entry garage or living Side 5 feet/0 feet, 0 feet to side entry garage Rear 10 feet, 5 feet for alley loaded Corner side 10 feet4 Minimum Building Separation 10 feet, between main buildings 6 feet, between main and accessory Maximum Lot Coverage 60% Projections — Open Front Awnings, open porch, open carport, open balcony may project five (5) feet into the front lot line Side Attached open porch, open carport, open balcony may project into a side yard other than the side yard on the street side of a corner lot provided the projection does not come closer than three (3) feet to the side lot line Rear Attached open porch/patio, patios open on 3 sides, VI -8 Vl-9 Projections -Closed 5 Front Side Rear Off-Street Parking Landscaping On-Site Park Requirements Accessory Building Development Standards Maximum Building Height open carport, open balcony may project into the rear lot line provided the projection does not come closer than five (5) feet from the rear lot line Bay window, oriel, entrance, vestibule, fireplace may project three (3) feet into the front lot line Bay window, oriel, entrance, vestibule, fireplace may project three ( 3) feet into the side lot line Bay window, oriel, entrance, vestibule, fireplace may project three (3) feet into the rear lot line 2/du 6 Town standards, approved plant list for The Tortolita 200 sf - Single Family Homes - detached 150 sf - Single Family Homes - attached, Patio Homes, Court Homes 20 feet 10 feet 5 feet 4 feet 6 feet Minimum Building Setbacks Front Rear Side Minimum Distance to Main Bldg. Notes: 1. Single-family homes shall be provided with enclosed garages. Carport options shall be provided only for apartments, condominiums, or similar residential dwelling types. 2. With an approved temporary use permit. 3. Excluding architectural details. 4. A minimum 1 0-foot building setback shall be maintained from the edge of public right-of-way. The area shall be comprised of a 5-foot property setback and a 5-foot common area. 5. Subject to applicable Building Code requirements. 6. Two-car garage shall have a minimum area of 400 square feet. A side by side two-car garage shall have an interior dimension of 20' x 20'. c. Medium-High Density Residential (MHDR) Permitted Uses Uses permitted under MDR Duplex Townhomes, condominiums, apartments Parking structures Parks and recreation facilities Public schools Churches, synagogues, and other places of worship Accessory Uses Detached accessory structures such as tool sheds, patios, cabanas, non-commercial hobby shops, children's playhouses, etc. Community recreation uses, including pools, spas, recreation buildings, patio shelters and other community facilities common to a homeowners' association, for a specific subdivision Community identification, entry monuments, community design elements, and other enhancements common to a homeowners' association, for a specific subdivision Garage} carport or enclosed storage Sports court such as a tennis courts, provided that the court is not lighted and is located within all yard setbacks, and further, that fencing around the court shall not exceed 1 2 feet in height Fences and walls Home occupations Conditional Uses Childcare facilities Public and private educational facilities Group homes Temporary Uses Temporary sales trailer2 Model homes Prohibited Use Sexually oriented businesses of all kinds Development Standards 1. Single -Family, Detached Minimum Lot Area-per unit Minimum Lot Width Maximum Building Height4 Minimum Building Setbacks Front Side Rear Rear from Patio Corner side Maximum Lot Coverage Minimum Building Separation Parking Landscaping Private Open Space per Unit - Patio or Balcony, Porch, Decks Projections6 On-Site Park Requirements Accessory Building Development Standards Maximum Building Height 4 Minimum Building Setbacks Front Rear Side Minimum Distance to Main Bldg. 2500 sf -Detached 3 Alley Loaded, Patio Homes, Court Homes None 35 feet 20 feet, front entry garage 10 feet side entry garage or living 5 feet /0 feet; 0 feet to side entry garage 10 feet, 5 feet for alley loaded 5 feet 10 feet 5 65% l O feet 6 feet between main and secondary building accessory uses Multi-F amily Residential Efficiency 1 .5 space l Bdrm 1.5 space 2+ Bdrm 2.0 spaces Plus 1 guest space per 3 units Town Standards, approved plant list for The Tortolita l 00 sf -Condominiums/ Apartments 140 sf -Two-Family, Townhomes, Patio Homes, Court Homes 5 feet-Open porch, open carport, open balcony, 3 feet -Fireplace 150 sf -Two-Family, Townhomes, Patio Homes, Court Homes 150 sf -Apartments, Condominiums 20 feet l O feet 5 feet 4 feet 6 feet Vl-10 Vl-11 2. Single-Family, Attached Minimum Lot Area-per unit Minimum Lot Width 4 Maximum Building Height Minimum Building Setbacks Front Side Rear Rear from Patio Corner side Maximum Lot Coverage Minimum Building Separation Parking Landscaping Private Open Space per Unit - Porch,Decks Projections6 On-Site Park Requirements Accessory Building Development Standards Maximum Building Height4 Minimum Building Setbacks Front Rear Side Minimum Distance to Main Bldg. 3. Condominiums, Apartments Minimum Lot Area-per unit Minimum Lot Width Maximum Building Height4 Minimum Site Setbacks Front Side Rear Rear from Patio Corner side Maximum Lot Coverage Minimum Building Separation Parking Landscaping Private Open Space per Unit - Patio or Ba !cony, Porch, Decks Projections6 On-Site Park Requirements None 20 feet 40 feet None N/A7 1 0 feet, 5 feet for alley loaded 5 feet 5 10 feet 75% 10 feet 6 feet between main and secondary building accessory uses Multi-Family Residential Efficiency 1 .5 space 1 Bdrm 1.5 space 2+ Bdrm 2.0 spaces Plus 1 guest space per 3 units Town Stcmdards, c1pproved plant list for The Tortolita 1 40 sf - Townhomes, Patio Homes, Patio or Balcony, Court Homes 3 feet into required setback 150 sf - Townhomes, Apartments, Condominiums 30 feet 10 feet 5 feet 4 feet 6 feet None None 50 feet None - Condominiums 20 feet - Apartments 20 feet 10 feet N/A 10 feet5 80% 20 feet 6 feet between main and secondary building accessory uses Multi-Family Residential Efficiency 1 .5 space 1 Bdrm 1.5 space 2+ Bdrm 2.0 spaces Plus 1 guest space per 3 units Town Standards, c1pproved plant list for The Tortolita 1 00 sf - Condominiums/ Apartments 3 feet into required setback 150 sf - Townhomes, Apartments, Condominiums Accessory Building Development Standards Maximum Building Height4 40 feet Minimum Building Setbacks Front 20 feet Rear 10 feet Side 4 feet Minimum Distance to Main Bldg. 6 feet Notes: 1 . Single-family homes shall be provided with enclosed garages. Carport options shall be provided only for apartments, condominiums, or similar residential dwelling types. 2. With an approved temporary use permit. 3. Subject to a conditional use permit. 4. Excluding architectural details. 5. A minimum 1 0 -foot building setback shall be maintained from the edge of public right-of-way. The area shall be comprised of a 5 -foot property setback and a 5 -foot common area. 6. Subject to applicable Building Code requirements. 7. For condominiums and attached products, only building separation applies. No minimum building separation required along common wall. 2. Mixed Use (MU)I Permitted Uses Uses permitted under MHDR, MDR2 Residential o Multi -family dwellings such as condominiums/apartments, townhomes, lofts o Group homes o Upper story residential uses above non-residential uses — Mixed -Use dwelling units o Live — work units o Elderly care housing — independent care housing, congregate care, assisted livingfacility o Medical support facilities for elderly care o Nursing care facilities Eating and drinking establishments o Bars, pubs, lounges o Cafe, coffee shops o Restaurants, full service o Restaurants, fast food o Restaurants, with drive-through Financial services o Banks, including drive-through o Financial services Institutional (civic, public, social, cultural, religious, utility) o Child care institutions o Churches, synagogues and other places of worship o Dental care o Governmental offices and facilities, including post office, fire station o Health care facilities o Hospital o Library o Medical offices and clinics o Museums o Public service facilities o Public or private utility services o Veterinary clinics, completely enclosed Office o Business offices o General offices — real estate, data processing, travel agencies, etc. o Government offices o Professional services — architecture, engineering, planning, business management, consulting, law, etc. VI -12 Parking structures Recreation and culture o Amusement parks, theme parks o Auditoriums and places of assembly o Batting cages o Bowling alleys o Community or recreation centers o Conference, convention centers o Cultural and educational services o Health fitness centers and dance studios o Indoor recreation o Parks and outdoor recreational facilities o Recreational club rooms o Theaters, no drive-in Retail sales o Appliance sales and services o Book, card or stationary store o Clothing, shoe stores o Computer stores o Drug stores, including drive through o Craft and hobby stores o Florist shops o Food stores, including delicatessen, candy, dairy product sales o Furniture, home furnishings and appliances o General merchandise o Grocery stores o Hardware, with home improvements o Motor vehicle sales o Motor vehicle supply stores o Office supplies o Office equipment and sales o Package liquor stores o Pet shop, completely enclosed o Specialty stores o Supermarket o Variety stores Services — lodging o Hotel o Resort facilities o Temporary lodging facilities Services — personal and consumer o Child day care centers o Dry cleaning, retail sales level o Laundromats o Personal improvement such as barber and beauty shops, massage therapy o Tailoring, dressmaking shops o Travel services Services — general o Auto rental agencies o Car wash o Copying and printing services, non -industrial o Delivery, courier services o Service stations including light repair shops Other Permitted Uses Similar uses as acceptable to the Planning Director or Designee Accessory Uses Kiosks Storage use Conditional Uses Uses permitted under the MLDR Package liquor stores with drive-thru VI -13 Temporary Uses Temporary sales troiler4 Model homes Prohibited Use Sexually oriented businesses of all kinds Development Standards Minimum Parcel Area Minimum Loi Area per Dwelling Unit Maximum Building Height 5 Building Setbacks7 Front8-Street Side Side Rear Minimum Building Separation Maximum Lot Coverage Private Open Space per Unit - Patio or Balcony, Porch, Decks, etc. On-Site Pork Requirements9 ParkinglO Landscaping Accessory Building Development Standards Maximum Building Height Minimum Building Setbacks Front Rear Side Minimum Distance to Main Bldg. Notes: None None 60 feet 6 None l O feel 15 feet 20 feel or Minimum Building Code Standard, whichever is greater 80% 100 sf -Apartments, Condominiums 1 40 sf -Townhomes, Polio Homes, Court Homes 1 50 sf -Townhomes, Apartments, Condominiums Multi-Family Residential Efficiency 1 .5 space l Bdrm 1.5 space 2+ Bdrm 2.0 spaces Plus 1 guest space per 3 units Congregate Care -1.0 space per unit 11 Mixed-Use Residential: One space per dwelling unit if more than four non-residential spaces are available Mixed-Use Non-Residential: 1 per 330 sf or min. 4 spaces -Banks, offices, and other Non-Retail or Non Residential Uses l per 285 sf -Retail/Service Stores l per 1 20 sf -Restaurants 12 Mixed Use:13 Individual parking reduction plan Town Standards, approved plant list for The Tortolita 50 feet 10 feel 5 feet 4 feet 6 feet 1.A minimum of 10 percent of the overall mixed-use land use applications within The Tortolita shall be given to commercial/retail use. 2.Conditional uses include uses permilled under the MLDR. 3.Indoor storage area shall not occupy more than 25% of the total floor area. 4.With on approved temporary use permit. 5.Excluding architectural details. 6.Buildings shall step down to lower profiles to address the scale of adjacent properties with Vl-14 lower building heights. At residential edges, buildings will maintain lower profiles to provide a transition between higher and lower land use intensities. 7. Where the commercial use abuts a residential land use, a minimum of 20 feet of landscaped buffer area shall be provided within the commercial parcel. 8. Features such as overhangs, upper floor balconies, loggias, arcades, bicycle parking, pergolas and similar architectural features placed on the front (street facing) side of the building may extend beyond the build -to -line. The location of the build -to -line shall be established at the development review process based on the use and intent of the project and shall be subject to the approval of the Planning Director or Designee. 9. On-site park requirements for mixed-use areas may include, but are not limited to, pedestrian walkways, plaza areas, landscape areas, roof gardens, terraces, and other creative spaces. Public open space such as parks, plazas, public recreational facilities and other similar facilities located within one-quarter mile may be counted towards the open space requirement for the mixed- use development. 10. Accessible parking spaces shall be provided to comply with the ADA standards. 1 1 . Reduction in parking requirements for congregate care facilities may be permitted subject to the approval of the Planning Director or Designee. 12. See Section VI-E2b for additional requirements. 13. The property developer may elect to present a mixed-use shared parking master plan, subject to the review and approval of the Planning Director or designee. The parking master plan can be requested by the applicant exclusive of any other site plan review or permitting procedure. 3. Industrial Use (1) Permitted Uses Entertainment and commercial recreation o Amusement/theme park o Assembly o Auction house o Film production o Indoor recreation such as cart racing, shooting range, health & fitness Motor Vehicle o Motor vehicle body repair shop o Motor vehicle rental o Motor vehicle sales o Motor vehicle service station o Motor vehicle supply store o Motor vehicle towing and impound facilities o Motor vehicle wash stations Office use o Business or professional offices o Financial services — bank, trust company or other financial institution o Laboratories o Manufacturing of biotechnology and pharmaceutical products o Research and development o Radio or television studio Parking structures Retail commercial o Building materials, garden, home & farm supplies o Commercial uses permitted under the Mixed-Use2 o Equipment rental o General merchandise o Package liquor stores o Plant nurseries Services, lodging o Hotel o Resort facilities General industry uses o Bottling works o Distribution VI -15 o Dry cleaning plant o Manufacture o Metal plating shops o Printing -industrial o Production o Storage3 o Warehouse o Wholesale Other Permitted Uses Similar uses as acceptable to the Planning Director or Designee Any use of the same general character as any of the uses hereinbefore specifically permitted Temporary Uses Temporary construction trailer 4 Prohibited Use Sexually oriented businesses of all kinds Development Standards Minimum Parcel Area Minimum Parcel Width Minimum Parcel Depth Maximum Building Coverage Maximum Building Heights Minimum Building Setbacks Adjacent to a non-residential arterial street Adjacent to a local industrial street Adjacent to a non-residential parcel not separated by a street Minimum Distance Between Buildings Parking Landscaping Accessory Building Development Standards Maximum Building Heights Minimum Building Setbacks Front Rear Side Minimum Distance to Main Bldg. Notes: None None None 70% 60 feet 25 feet and minimum 50% of required setback shall be landscaped 15 feet and minimum 50% of required setback shall be landscaped 1 5 feet and landscaped 20 feet or Minimum Building Code Standards, whichever is greater See Section VI-E Town Standards, approved plant list for The Tortolita 40 feet 10 feet 5 feet 4 feet 6 feet 1.Commercial retail uses shall be permitted on a limited basis in The Tortolita Business Park. Such uses shall be ancillary lo established, permitted uses in the Business Park. A maximum of 45% of the allowable floor area may be used for retail commercial purposes. 2.Including industrial support uses such as restaurants, etc. 3.Outdoor storage shall be properly screened from view by a masonry wall. 4.With an approved temporary use permit. 5.Excluding architectural details. Vl-16 Vl-17 G. Design Guidelines Given the master developer's intent to create both on aesthetically pleasing and functional neighborhood with a strong community identity, a cohesive design scheme is intended for Tortolito following its Eclectic Blend of Southwest Styles character. As such, the design guidelines outlined in this section ore set forth to promote flexibility as opposed to blond uniformity to guide the implementation of the vision for overall development, yet ensure that set parameters for development ore respected. These guidelines ore thus intended to ensure that the site planning and design scheme is maintained throughout the area in a cohesive manner, providing guidance to all parties with direct or indirect involvement in property development (i.e., Town officials, developers, architects, landscape architects, engineers, builders and other professionals), to ensure that the desired design quality is maintained. Degrees of differentiation will be allowed in the interest of promoting flexibility within the Eclectic Blend of Southwest Styles theme while maintaining a sense of overall harmony throughout the planning area. Essentially, these design guidelines promote a cohesive scheme through a palette of complementary community design elements governing residential homes, commercial and industrial structures, landscaping, roods and open space alongside other related elements that comprise community development. Harmoniously structured, all these guidelines promote the desired image for The Villages of Tortolito as a master planned community that naturally supports and sustains high levels of quality living within a visually attractive and safe residential, commercial and industrial community. Property development guidelines contained in this Specific Pion toke precedence over the Residential Design Requirements outlined in Section 08.06 of the Town of Morono Land Development Code. Provisions of the Specific Pion shall prevail in case of conflict between provisions of the Specific Pion and the Land Development Code. However, administrative procedures and development guidelines contained in the Land Development Code not covered by the adopted Specific Pion will remain applicable to development within the property. 1. Purpose and Intent These guidelines, in effect, exist: To promote and support appropriate aesthetic and functional design considerations to protect and enhance property value; To allow the property to be developed in a vibrant, sustainable and economically efficient manner that will contribute to the economic base of the community; and ultimately, To promote a positive public image for Tortolito as a desirable community that promotes the overall well-being of its residents while positively contributing to the socio-economic progress of the Town of Morono. 2. Definitions For the purpose of this Specific Pion the following terms ore defined as follows: Adjacent -Near or close to, but not necessarily touching or abutting or having a common dividing line, such as two properties separated by a street, alley, easement, or common area. Adjoining -Two or more land parcels having a common property line. Curbwoy -The landscaped area between the outside edge of a sidewalk and the inside edge of a curb. Four-Sided Architecture -Residential design wherein each side of a house displays one or more features, including, but not limited to, balconies, boy windows, recessed windows, porches, and other architectural details. 3. General Residential Design Guidelines The neighborhood design plan shall at a minimum comply with the Town of Marana's neighborhood standards. a. Medium -Low Density Residential (MLDR) The minimum design plan for lots with a minimum area of 6,000 square feet shall at a minimum be comprised of the Town of Marana's adopted Residential Design Standards. b. Medium Density Residential (MDR) The neighborhood design plan for lots with a minimum area of 3,500 square feet shall at a minimum be comprised of the following basic guidelines: Architectural Standards Not more than 75% of the lots in a subdivision may contain multi -story dwellings. All multi -story houses must display four-sided architecture, except where a wall is on a lot line. Garage layout. No more than three (3) lots in a row along a single side of a street from one intersection to the next intersection shall have garages flush with or that project in front of the livable space of the dwelling. A cul-de-sac or "eyebrow" shall be considered an intersection. Where a front porch or courtyard extends five (5) feet or more in front of a garage, the garage shall not be considered to be flush or projecting. For plans which utilize a garage that is flushed, the garage door shall not comprise more than 50% of the total linear frontage of the front elevation of the home. This condition applies to plans which do not include a front porch as standard on all elevations of the relevant plan and for plans that have a minimum house width of 35 feet or less. Color. Color schemes other than a dwelling's trim color shall not exceed a light reflectivity value of 50%. The residential design plan shall include a color palette that ensures variety along the streetscape and within the neighborhood. The plan shall describe how the color palette will be implemented. Front dwelling facade. The residential design plan shall incorporate a range of details and massing conditions for each dwelling that, when placed together, will provide an attractive, unique street scene. Each front dwelling facade on any residential street shall include at least three (3) of the following design features, or shall present an alternative that achieves the intent of these regulations: o Varied roof line, wherein elements of the dwelling display different heights, or where roof design changes more than two planes or directions. o Windows recessed at least two inches from the building wall, or casement windows. o Bay window or other similar projection or a front facade that displays a contrasting building material, including, but not limited to, stone, brick, or tile. o Front porches or courtyards 50 square feet or larger that project five (5) feet or more from the dwelling facade. o Recessed or projecting balconies of three (3) feet or more. o Garages entered from a side street crossing a side lot line of the lot or a side entry garage located perpendicular to the front fargade of the dwelling. The wall of the garage facing the street shall include at least one window. o Front entry garages recessed seven (7) feet or more from the livable area of the dwelling. Corner lots, lots adjacent to a park, or lots separated by an easement or common area. Where a house is located on a corner lot, is adjacent to a park, or where two lots are separated by an easement or common area, the house on such lots shall display four-sided architecture except where a wall is on a lot line. VI -18 Vl-19 II. Individual Lot Landscaping An individual lot shall contain a minimum of one tree planted in the front yard. Street trees shall be planted at least 1 0 feet away from the house connection sewer. Where drainage permits, landscaping shall be required within adjoining side yards between two adjacent dwellings. All trees and plants shall meet Arizona Nursery Association minimum guidelines for caliper and size and shall conform to The Tortolita approved plant list. Screening: All screen walls enclosing individual side and rear lots shall be uniform throughout the subdivision and shall be designed to incorporate color or contrasting materials or design elements. No uncolored grey block shall be allowed. View fencing may be required in certain locations where houses back onto natural features or other amenities, but shall not be permitted where backs of houses are visible from public sheets. Air conditioners, pool equipment, or other mechanical equipment shall be fully screened from view by a screen wall. Ill. lots Adjoining Major Roads, Collectors or Arterials Lots adjoining arterial or collector streets. Any house adjoining an arterial or collector street shall display four-sided architecture; no adjacent houses may display the same rear elevation. IV. Building Materials Building materials. Materials may include stucco, brick, adobe, rock, flagstone, wood, metal, and other similar distinct materials. Where metal is used, including window shades, it shall be treated so that its light reflective value does not exceed 50%. V. Architectural Variety For subdivisions with 30 lots or more, the residential design plan shall include at least four (4) different base models with three (3) different front elevations per model; the number of elevations per model may be reduced to two (2) if the residential design plan provides five (5) or more models. For subdivisions with fewer than 30 lots, the residential design plan shall include at least two (2) different base models with two (2) elevations per model. For subdivisions with 30 lots or more, no front elevation may be repeated more than one ( 1) house in every five (5) along a single side of a street. For subdivisions with fewer than 30 lots, no two (2) houses shall display the same elevation. The base color of a house may be repeated no more than one (l) house in every three (3) along a single side of a street. c. Medium -High Density Residential (MHDR) The neighborhood design plan for medium-high density residential development shall, at a minimum, be comprised of the following basic guidelines: Open Space Requirements: Medium-high density residential dwelling units shall include the following square feet of private open space per residential unit. The private open space may consist of patio, balcony, porch or decks. 140 sf — Townhomes, Patio Homes, Court Homes 100 sf — Condominiums/Apartments Architectural Variety, Variation Among Repeated Buildings o For any development containing medium-high density residential dwelling units, there shall be at least two (2) distinctly different building designs. Distinctly different building designs shall provide significant variation in footprint size and shape, architectural elevations and entrance features. To meet this standard, such variation shall not consist solely of different combinations of the same building features. o Medium-high density residential dwelling units shall feature a variety of massing proportions, wall plane proportions, roof proportions and other characteristics compatible with the scale of the single-family detached dwelling units in adjacent parcels, so that such larger buildings can be aesthetically integrated with the lower density residential neighborhood. Front Dwelling Facades and Walls o Each multi -family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human -scaled proportions compatible with the adjacent single-family dwellings, and shall not have repetitive, monotonous, undifferentiated wall planes. o Each multi -family building shall feature walls that are articulated by at least two (2) of any of the following elements: Recesses, projections or significant offsets in the wall plane Distinct individualized entrances with functional porches or patios Chimneys made of masonry, or other contrasting material that projects from the wall plan Balconies Covered bay or box windows o Varied roof line, wherein elements of the dwelling display different heights, or where roof design changes more than two (2) planes or directions; or where adjacent houses display different heights or different roof styles. Each multi -family building shall feature a combination of primary and secondary roofs. Primary roofs shall be articulated by at least one (1 ) of the following elements: Changes in plane and elevation Transitions to secondary roofs over entrances, garages, porches, bay windows Color. Color schemes other than a dwelling's trim color shall not exceed a light reflectivity value of 50%. Multi -family buildings shall feature a palette of desert -inspired vibrant colors such as warm reds, tans and complementary colors embodied in the project logo. There shall be no more than two (2) similarly colored structures placed next to each other along a street or major walkway spine. Building materials o Materials may include stucco, brick, adobe, rock, flagstone, wood, metal, and other similar distinct materials. Where metal is used, including window shades, it shall be treated so that its light reflective value does not exceed 50%. VI -20 Vl-21 Screening o All screen walls throughout the subdivision shall be designed to incorporate color, contrasting materials or design elements. No uncolored gray block shall be allowed. View fencing may be required in certain locations. Mechanical equipment shall be fully screened from public view. Refuse areas shall have masonry walls enclosed on three sides and a solid gate. o Air conditioners, pool equipment, or other mechanical equipment shall be fully screened from view by a screen wall. 4. Mixed-Use (MU) The commercial component of the mixed-use land use applications shall meet Town standards for commercial developments. Moreover, the following guidelines are provided herein to promote pedestrian activity and community interaction within the commercial areas: • Create public spaces with the use of benches, parks, courtyards, and other such public gathering spaces. Provide pedestrian pathways to connect the buildings and promote pedestrian movement. Promote public displays of art in front of buildings and along pathways; displays must not pose a hazard to pedestrians or motorists at any time. Reinforce the overall development theme of Eclectic Blend of Southwest Styles within the Village Center. • Implement traffic-calming devices to reduce traffic speeds and the need for traffic signals. • Create pedestrian-friendly buildings located close to the sidewalks. • Provide an outdoor community meeting place within each commercial area. Promote windows and doors that front along street fronts for a pedestrian-friendly environment. Site Design Standards o lighting lighting should be used for safety and security. lighting should be provided along all walkways and within parking lots. lighting fixtures within parking lots should be minimal and coordinate with the architectural theme of the community. lighting shall be limited to accent and soft lighting. All outdoor lighting will conform to the Town's adopted outdoor lighting code. Architecture Design Standards The purpose of establishing architectural design guidelines within the Tortolita Specific Plan is to achieve unity of design consistent throughout the site, ensure quality design and architecture as well as control the integrity of the community as a whole. o Building Materials Preferred building materials include adobe, stucco, brick, masonry, wood and stone. o Exterior Materials Exterior treatments and colors should be reflective of the project theme of Eclectic Blend of Southwest Styles. Natural colors should be used to relieve the impact of large buildings and natural materials and will help the site become more pleasing to the eye. Reflective materials are prohibited. o Roof Design Roof design and construction materials are subject to DRC approval. Overhangs over windows are encouraged to promote energy conservation. Mechanical equipment must be properly screened from adjacent properties and be painted to blend with the roof. All vents and other projections must also be painted to blend with the roof. o Perimeter Walls • Perimeter walls, where required or otherwise desired, should not exceed six (6) feet in height. Fence material should be the same as, or complement, the main building. o Screening Commercial and multi-family uses shall be separated from lower intensity residential land uses by a wall or landscaping. Provision of landscaped buffer yards shall be provided in the non-residential and multi-family land uses; parking areas are permitted to encroach within the building setback provided they do not encroach into or reduce the required landscaped buffer yard. • Storage yards shall be screened from street view by a masonry wall designed to match the main building on the site. Mechanical equipment shall be fully screened from public view. Refuse areas shall have masonry walls enclosed on three sides and a solid gate. • Commercial loading, delivery, and service bays must be screened from street view by a masonry wa II. o Buffer Yard Where a commercial use abuts a residential land use, a minimum of 20 feet of landscaped buffer area shall be provided within the commercial property. Measurement of required yard of mixed-use land uses that contain a buffer yard shall be taken from the property line. S. Industrial (I} Industrial land uses within Tortolita shall at a minimum be comprised of the following basic guidelines: Site Design Standards o Lighting Lighting should be used for safety and security. Lighting should be provided along all walkways and within parking lots. Lighting fixtures within parking lots should be minimal and coordinate with the architectural theme of the community. Lighting shall be limited to accent and soft lighting. All outdoor lighting will conform to the Town's adopted outdoor lighting code. Architecture Design Standards The purpose of establishing architectural design guidelines within the Tortolita Specific Plan is to achieve unity of design consistent throughout the site, ensure quality design and architecture as well as control the integrity of the community as a whole. o Building Materials Preferred building materials include adobe, stucco, brick, masonry, wood and stone. Vl-22 o Exterior Materials Exterior treatments and colors should be reflective of the project theme of Eclectic Blend of Southwest Styles. Natural colors should be used to relieve the impact of large buildings and natural materials and will help the site become more pleasing to the eye. Reflective materials are prohibited. o Roof Design Roof design and construction should relate to the overall community theme. Mechanical equipment must be properly screened from adjacent properties and be painted to blend with the roof. All vents and other projections must also be painted to blend with the roof. o Perimeter Walls Perimeter walls, where required or otherwise desired, should not exceed six (6) feet in height. Fence material should be the same as, or complement, the main building. o Screening Perimeter Walls/Screen Walls Perimeter walls, where required or otherwise desired, shall be six (6) feet in height along the street front and the front yard setback. Fence material should be the same as or compatible with the main building. Mechanical equipment shall be fully screened from public view. Refuse areas shall have masonry enclose on three sides and solid gate. Storage and Operational Areas Storage, loading and work operations shall be properly screened from view along all public streets. Within internal industrial land use areas, buildings may be surrounded by paving for vehicle use. To the extent reasonably feasible, side and rear yards in interior block locations shall be used for vehicle operations and storage areas, and front yards shall be used for less -intensive automobile parking. H. Signage A comprehensive sign package shall be provided, and approved through the development review process, as the property is developed for mixed use, residential and industrial land use applications. Sign permits will only be issued for signs that comply with the approved sign package. All traffic -related signage, including street -name signs, shall conform to the Manual on Uniform Traffic Control Devices or Town of Marana standards. VI -23 SECTION VII. -IMPLE MENTATION AND ADMINISTRATION Vll-1 > z 0 tu w "' A. Purpose and Intent The site will be developed in accordance with the regulations set forth in the Specific Pion. This section contains the administrative procedures for regulating and enforcing the Specific Plan and describes the phasing pion, development review procedures and subdivision review. It also describes the administrative process for filing amendments, subdivision requirement changes, and additional administrative guidelines. 8. Development Review Procedure The development review procedure for Tortolita will be implemented through the Town of Moreno's review and approval process for preliminary and final plots as well as through the Town of Moreno's building permit approval process. The Town of Morono is responsible for making final decisions on grading, final road alignments, drainage, and related matters during the development stage. The Moster Developer or the designated Design Review Committee (DRC) of Tortolito will be involved in the review process of the following: grading, excavation, tree removal, or any other work that alters the exterior appearance of any structure or area of land, or any structures, including signs. This process is intended to ensure that the master planned community's design theme and character is implemented true to the vision of this Specific Pion and the Northwest Marona Area Plan. Before any proposed subdivisions or commercial uses within Tortolito are submitted to the Town for approval and permitting, the plans must be submitted to the Master Developer or DRC for review. Subdivision plats, development plans, public and private utility plans, drainage features, signs, pork lighting and street lighting will be approved by the Town of Marana in accordance with Town of Marana procedures and standards. C. Amendments lo the Specific Plan Amendments to the approved Specific Pion may be deemed necessary - either in response to changes in such underlying factors as ( 1) fundamental site conditions, (2) market conditions, and (3) development financing - and/or to meet new requirements or preferences of prospective users of any component of Tortolita. These amendments may either be Major or Minor in nature. Unless otherwise required by applicable law, any change or modification to the Specific Plan shall be considered a Minar change, through the administrative approval of the Town's Planning Director. Such amendments shall, upon approval, be attached to the Specific Plan as an addendum and become part thereof. Minor changes do not require public notification or public hearings. Major changes shall be reviewed by the Planning Director and approved by the Planning Commission and Town Council subject to standard applicable notice and hearing requirements. Should the Planning Director determine that any change tokes the nature of a Major Amendment, such amendment request shall be processed in the manner by which it was adopted. Major Amendment -An amendment shall be deemed Major if it invol ves any one of the following: Overall increase in residential units or commercial /mixed use square footage. An increase in the overall land area approved for the Specific Plan. Any alteration in land use designation that does not have a permitted conditional use. Reallocation of mixed use. Substantial alterations to the list of permitted uses set forth in the Specific Plan. Addition of development standards less restrictive than Town requirements. Minor Amendment -An amendment shall be deemed minor if it involves any one of the following: Minor alterations to the list of permitted uses set forth in the Specific Plan. Addition of development standards more restrictive than Development standards of the Town of Marana or more restrictive than established in the Specific Plan. Map or text changes to the Specific Plan provided that the amendment does not change any regulation or guideline established in the Specific Plan Amendments to the Community Infrastructure Plans (Roads, Drainage, Water and Wastewater Systems) provided that the development capacity of the Specific Plan is not increased. Amendments to the Development Plan boundaries due to platting. Minor adjustments to development plans areas, drainage areas and other technical refinements to the Specific Plan due to the adjustments in final road alignments. Modifications to approved street geometry and street cross-sections provided that the proposed amendment does not change any regulation or guideline established in the Specific Plan. Exemptions: The following shall not be considered an amendment to the Specific Plan but shall require the approval of the Town Planning Director: The density distribution shown in the Tortolita Specific Plan is conceptual and is provided for illustrative purposes only. The total number of dwelling units shown per villages does not establish a regulatory count. The determination of the actual distribution of dwelling units per village at the Preliminary Plat/Final Plat process shall not constitute an amendment to the Specific Plan. D. Street Naming Street names for the major collector streets shall be indicated on the preliminary plat by projecting existing north-south and east-west street names that fall in alignment. When no current streets are in alignment, the subdivider may propose a name based on Town and County street naming policy. The subdivider may pro pose street names for local streets. E. Subdivision Subdivision plats shall be required when a builder is attempting to separately finance, sell or lease properties. This will allow for the creation of lots as tentative plat maps that will set forth the various conditions necessary to ensure the improvement of streets, utilities, and other services specified by the Town of Marana. Subdivisions are processed as a two-step procedure, which consists of the preparation and approval of a preliminary plat and preparation, approval and recording of a final plat. The period of validity of the approved Preliminary Plat shall be two (2) years plus one ( 1) year extension or maximum of three (3) years. F. Phasing Plan The Tortolita Specific Plan will be developed in five (5) phases to allow The Tortolita to grow based on logical infrastructure and market sequences, thus bringing in commercial and residential development into areas already needing and prepared for development. Land will be developed efficiently and with the least amount of negative impact on the surrounding areas. Vll-2 Vll-3 G. Design Review Committee (ORC) In the interest of ensuring consistent and coordinated development of the Tortolita, the Master Developer shall be responsible for establishing the Tortolita Design Review Committee (DRC). Members of the DRC shall consist of the Master Developer or designee, Architect, Landscape Architect, Land Planner, Engineer or designee, and Planning Director or designee. It shall be the DRC's responsibility to enhance the aesthetic and economic value of the entire property and maintain uniformity of architectural and landscaping standards throughout the Tortolito Specific Plan. As such, it shall be under the DRC's scope of authority to review, approve and administer community development standards pertaining to such elements as screen wall design, entry statements, landscape plans, utility design and construction, sign design, architectural elevations and location of Village facilities in conformance with the Tortolito Design Guidelines. The DRC will also review subdivision plats to ensure that the intent of The Tortolita Specific Plan is carried out. The DRC will have approval authority on these matters until such time that the property is entirely transferred from the Moster Developer or its assigns to the actual Builders within the project, pending which the DRC shall have the right: To appoint and remove all private members of the Tortolita Design Review Committee; To administer the Design Review Criteria and amend if necessary; and To adopt, interpret, amend and supplement the Tortolita DRC Design Guidelines, as deemed necessary by the Master Developer. The DRC con be created after obtaining the requisite Town of Marona approval for the Specific Pion and the master plan outlined for the Tortolita. Procedurally, development review for the Tortolita Specific Plan shall be implemented through the review and approval process of preliminary and final plats by the Town of Marana and through the Town of Marana building permit approval process. Final decisions on grading, drainage, final road alignment and other matters will be made at the platting process and are the responsibility of the Town of Marana. All proposed subdivisions and commercial uses within the Specific Plan shall be required to submit plans to the Master Developer or DRC for approval prior to submitting to the Town of Marano for approval and permitting. Subdivision plats, development plans, public and private utility plans, signs, street lighting, park lighting and drainage features shall be approved by the Town of Marana in accordance with Town of Ma rana procedures and standards. Essentially, the Development Regulations section of the Tortolita Specific Plan addresses areas that differ from the Town of Marano Land Development Code. If an issue, condition or situation arises that is not covered or provided for by the Specific Plan, regulations of the Town of Marana Land Development Code that are applicable for the most similar issue, condition and situation shall be used by the Planning Director as guidelines to resolve the unclear issue, condition or situation. ITA SECTION VIII. -CONCLUSION TOR ITA The definitive scenario that Tortolita represents is one of comprehensive and long-term progression that elicits a deep sense of pride and well-being, not only among future residents and businesses, but to a larger extent, among the people of the Town of Marana. Parallel principles defining community values, orderly growth and economic opportunity are the powerful building blocks shared by visionaries of both the master planned community and the Town of Marana. Ultimately, both Tortolita and the Town of Marana shall benefit from their mutual success stories in building not only a great neighborhood, but on a larger scale, a highly competitive community with substantial advantages for personal, cultural, and socio-economic advancement. Vlll-2 ITA SECTION IX. -APPENDIX Appendix A: Plant Palette Trees Acacia Greggi Catclaw Acacia Acacia Willardiana Palo Blanco Chilopsis Linearis `Lucretia Hamilton' Desert Willow Dahlbergia Sissoo Sissoo Tree Fraxinus Velutina Arizona Ash Olneya Tesota Ironwood Parkinsonia Florida Blue Palo Verde Parkinsonia Praecox Palo Brea Prosopis Juliflora Velvet Mesquite Quercua Virginiana Live Oak Ulmus Parvifolia Evergreen Elm Vines & Shrubs Baccharis Sarothroides Desert Broom Bougainvillea `Barbara Karst' Bougainvillea Buddleia Marrubifolia Woolly Butterfly Bush Caesalpinia Mexicana Yellow Bird of Paradise Caesalpinia Pulcherrima Red Bird of Paradise Calliandra Californica Baia Fairy Duster Castela Emoryi Crucifixion Thorn Celtis Pallida Desert Hackberry Creosote Larrea Tridentata Creosote Dodonaea Viscosa Hopseed Bush Encelia Farinosa Brittle Bush Encilia Farinosa Brittlebush Justicia Californica Chuparosa Justicia Candicans Red Justicia Larrea Tridentata Creosote Leucophyllulm Langmaniae `Rio Bravo' Rio Bravo Sage Leucophyllum Levigatum Chihuahuan Sage Nerium Oleander `Petite Pink' Petite Pink Oleander Senna Covesii Desert Senna Senna Phyllodinea Silver Leaf Senna Sphaeralcea Ambigua Globemallow Tecoma `Orange Jubilee' Orange Bells Tecoma Stans v. Stans Arizona Yellow Bells IX -1 Accents & Groundcovers Acacia Redolens Prostrate Acacia Aloe Vera Aloe Vera Ambrosia Deltoidea Triangle -Leaf Bursage Argemone Ochroleuca Mexican Poppy Asclepias Subulata Desert Milkweed Baccharis `Starn' Coyote Bush Cereus Giganteus Saguaro Convolvulus Cneorum Bush Morning Glory Dasylirion Wheeleri Desert Spoon Echinocereus Triglochidiatus Hedgehob Cactus Euphorbia Rigida Gopher Plant Ferocactus Sp. Barrel Fouquieria Splendens Ocotillo Hesperaloe Funifera Giant Hesperaloe Hesperaloe Parviflora Red Yucca Lantana `New Gold' New Gold' Lantana Lantana Montevidensis Trailing Lantana Lupinus Arizonicus Arizona Lupine Muhlenbergia Capillaris Regal Mist Deer Grass Muhlenbergia Rigens Deer Grass Nolina Microcarpa Bear Grass Opuntia Bigelovii Teddybear Cholla Opuntia Fulgida Chainfruit Cholla IX -2 IX-3 Appendix 8: Bibliography Relevant ordinances, design guidelines and manuals, traditional neighborhood development plans, mixed use ordinance and design guidelines from various parts of the United States were collected and compared. Many of the concepts and ideas from these references were used in the preparation of The Tortolita Specific Plan. The resources consulted in the preparation of the Specific Plan include: "A Model Ordinance for a Traditional Neighborhood Development," University of Wisconsin, Madison, WI, April 2001. Arizona Revised Statutes. State of Arizona, Phoenix, AZ, revised 2003. City of Cambridge Zoning Ordinance. Article 1 4: Mixed Use Development District: Cambridge Center, Cambridge, MA. City of Colorado Mixed Use Districts. Sections 59-301 to 59-320, Denver, CO, November 5, 2004. City of Fort Worth Texas Zoning Code Mixed Use, Section 4.902, Low-Density Mixed Use, Fort Worth, TX, November 5, 2004. City of Peoria Zoning Ordinance. City of Peoria, Peoria, AZ. City of Pboenjx Zonjng Ordjnance. City of Phoenix, Phoenix, AZ, July 2006. City of Scottsdale Arjzona Revjsed Code Zonjng Ordjnance. City of Scottsdale, Scottsdale, AZ, December 2005. City of Tempe Zoning gnd Development Code. City of Tempe, Tempe, AZ, February 2005. The Code of The City of Chandler Arizona. City of Chandler, Chandler, AZ, June 2006. Code of the Township of Lower Merion. Township of Lower Merion, Lower Merion, PA, April 2006. Desert Ridge Specific Plan. Master Plan and Development Regulations. Arizona State Land Department, Northeast Phoenix Partners, Phoenix, AZ, revised July 5, 2006. Fort Collins Land Use Code. City of Fort Collins, Fort Collins, CO, May 8, 2006. Fort Worth's Mixed Use Zoning Standards: An Illustrated Guide to Forth Worth's Mixed Use Development Regulations. City of Fort Worth Planning Department, Fort Worth, TX, November 2005. Marana General Plan. Town of Marana, Marana, AZ, March 2003. Marana Town Land Development Code. Town of Marana, Marana, AZ, revised July 2003. Northwest Marana Area Plan. Town of Marana, Marana, AZ, October 2000. Opportunities for Mixed -Use in College Station," City of College Station, College Station, TX, March 2003. Riverside Zoning Code. Riverside, NY, February 2006. Sanders Grove Specific Plan. The Planning Center, Tucson, AZ, March 2004. San Diego Municipal Code. The City of San Diego, San Diego, CA. Town of Framingham Zoning By -Laws. Town of Framingham, Framingham, MA, February 2006. Town of Gilbert Land Development Code. Town of Gilbert, Gilbert, AZ, March 3, 2005. Town of Lenox, Massachusetts Zoning Bylaw. Town of Lenox, Lenox, MA, May 2005. Village of Lincolnshire Municipal Code, Village of Lincolnshire, Lincolnshire, OH. IX -4