HomeMy WebLinkAboutRanch House (formerly Sanders Grove) Specific Plan AmendmentRANCH HOUSE SPECIFIC PLAN AMENDMENT
(formerly known as Sanders Grove Specific Plan)
13100 West Marana Road
Marana, Arizona 85653
Town of Marana Case Number: PCZ2204‐001
November 1, 2022
Accepted: 11/01/2022
Ord. No.: 2022.024
REVIEWED FOR CODE
COMPLIANCE
05/01/2023 - mjohns
No. PCZ2204-001 Approved
MARANA ORDINANCE NO. 2022.024
RELATING TO DEVELOPMENT;APPROVING AN AMENDMENT TO THE SANDERS
GROVE SPECIFIC PLAN, INCLUDING COMPREHENSIVE REVISIONS TO THE
LAND USE PLAN, AN INCREASE IN THE MAXIMUM NUMBER OF RESIDENCES
PERMITTED, AND A CHANGE OF THE NAME OF THE PLAN TO RANCH HOUSE
SPECIFIC PLAN, FOR THE 841-ACRE SPECIFIC PLAN AREA LOCATED NORTH OF
MARANA ROAD, EAST OF WENTZ ROAD, AND WEST OF SANDERS ROAD; AND
APPROVING A MINOR AMENDMENT TO THE MARANA GENERAL PLAN TO
AMEND THE FUTURE CIRCULATION MAP AS IT APPLIES TO THE SPECIFIC PLAN
AREA
WHEREAS The JEITO Foundation 31.53%,SREP Tucson II Associates LLC 66.94%,
RB Land LLC 1.53%,Corp of the Presiding Bishop of Church of Jesus Christ of Latter Day
Saints, and SREP Marana Retail Assoc. II LLC (collectively the "Property Owners") own
approximately 841 acres of land previously entitled as the Sanders Grove Specific Plan
by the adoption of Ordinance No. 2005.09 by the Mayor and Council on March 1, 2005,
as amended by the adoption of Ordinance No. 2015.013 by the Mayor and Council on
May 19,2015,and located north of Marana Road,east of Wentz Road,and west of Sanders
Road within a portion of Sections 17 and 20, Township 11 South, and Range 11 East,
described on Exhibit"A" attached to and incorporated in this ordinance by this reference
the "Rezoning Area"); and
WHEREAS the Rezoning Area is subject to the Sanders Grove Development
Agreement recorded in the Pima County Recorder's Office at Docket 12559 Page 2498, as
amended by the First Amendment to Sanders Grove Development Agreement recorded
in the Pima County Recorder's Office at Sequence No. 20163000144 (collectively the
Development Agreement"); and
WHEREAS the Property Owners have authorized Sanders Grove Management
LLC and Lazarus & Silvyn, P.C. to submit an application for rezoning ("this Rezoning")
to amend the Sanders Grove Specific Plan to revise the land use concept, increase the
maximum number of residential lots allowed within the Plan, revise the distribution of
attached and multi-family residential housing products, and make other revisions
including changing the name of the plan to Ranch House Specific Plan, and to request a
minor amendment to the Marana 2040 General Plan Future Circulation Map, as it applies
to the Rezoning Area; and
Ordinance No.2022.024 1 -
WHEREAS the Marana Planning Commission held a public hearing to consider
this Rezoning on September 28, 2022, and voted unanimously 6-0 to recommend that the
Town Council approve this Rezoning and minor general plan amendment subject to the
recommended conditions, as well as two additional conditions; and
WHEREAS the Marana Mayor and Town Council held a public hearing to
consider this Rezoning on November 1, 2022, and determined that this Rezoning and
minor general plan amendment should be approved.
NOW,THEREFORE,BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The Sanders Grove Specific Plan is hereby amended and renamed the
Ranch House Specific Plan," establishing the zoning regulations applicable to the
Rezoning Area. The Ranch House Specific Plan Amendment, one electronic and one
printed copy of which are on file in the office of the Town Clerk of the Town of Marana,
Arizona, which was made a public record by and is attached as Exhibit A to Marana
Resolution No. 2022-115, is hereby referred to, adopted and made part of this ordinance
as if fully set out here.
Section 2. A minor amendment to the Marana 2040 General Plan Future
Circulation Map is hereby approved, reducing the future right-of-way width for both
Kirby Hughes Road and Hardin Road to be consistent with the Ranch House SpecificgP
Plan, as amended by this Ordinance, as well as the Development Agreement.
Section 3. This Rezoning is subject to the following conditions, which replace the
conditions listed in Section 2 of Ordinance No. 2015.013, the violation of which shall be
treated in the same manner as a violation of the Marana Town Code (but which shall not
cause a reversion of this Rezoning), and which shall be binding on the Property Owners
and their successors in interest (all of whom are collectively included in the term
Property Owners" in the following conditions):
1. Compliance with all applicable provisions of the Town's codes and ordinances
current at the time of any subsequent development including, but not limited to,
requirements for public improvements and payment of application fees and
applicable development impact fees.
2. Any preliminary plat or development plan for any portion of the Rezoning Area shall
be in general conformance with the Land Use Concept Plan presented to and
approved by the Town Council as part of this Rezoning.
3. The development proposed by this Rezoning shall be consistent with and in
conformance with the Development Agreement.
4. A master drainage study must be submitted by the Property Owners and accepted
by the Town Engineer prior to Town approval of a preliminary plat or development
plan for any portion of the Rezoning Area.
Ordinance No.2022.024 2 -
5. A water infrastructure and phasing plan (WIP) must be submitted by the Property
Owners and accepted by Marana Water and Water Reclamation(the "water utility")
prior to approval of a preliminary plat or development plan for any portion of the
Rezoning Area. The WIP shall identify all on-site and off-site water facilities needed
to serve the proposed development. The WIP shall include all information required
by the water provider, such as (but not limited to) analysis of water use and fire flow
requirements, and well source, reservoir, and booster station infrastructure needed
to serve the proposed development. If the water provider requires a water service
agreement as a condition of service to the proposed development, the Property
Owners must enter into a water service agreement with the water provider consistent
with the accepted WIP.
6. A master sewer plan must be submitted by the Property Owners and accepted by
Marana Water and Water Reclamation (the "wastewater utility") prior to the
approval of any final plat or development plan for the Rezoning Area. The master
sewer plan shall identify all on-site and off-site wastewater facilities needed to serve
the proposed development, and shall include all information required by the
wastewater utility. If the wastewater utility requires a sewer service agreement as a
condition of service to the proposed development, the Property Owners must enter
into a sewer service agreement with the wastewater utility consistent with the
accepted master sewer plan.
7. The Property Owners must design and construct any roadway, drainage, water, and
wastewater improvements, and dedicate or acquire any property rights associated
with those improvements, that the Town requires based on the data and findings of
the accepted traffic impact analysis,the accepted master drainage study,the accepted
WIP,the accepted master sewer plan,and other studies approved in connection with
the approval of a preliminary plat or development plan for any portion of the
Rezoning Area.
8. The final design of all streets and circulation facilities, including gated access (if
applicable) must be accepted by the Northwest Fire District prior to Town Council
consideration of a final plat for any portion of the Rezoning Area.
9. The maximum number of residences within the Rezoning Area shall not exceed
3,500, consisting of a maximum of 3,200 single-family residences and a maximum of
300 multi-family residential units, constructed as detached rental homes.
10. No approval, permit or authorization by the Town of Marana authorizes violation of
any federal or state law or regulation or relieves the Property Owners from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. The
Property Owners should retain appropriate experts and consult appropriate federal
and state agencies to determine any action necessary to assure compliance with
applicable laws and regulations.
Ordinance No.2022.024 3 -
11. The Property Owners shall transfer to the water provider,by the appropriate Arizona
Department of Water Resources form, those water rights being IGR, Type I or Type
II for providing designation of assured water supply and water service to the
Rezoning Area. If Type I or Type II is needed on the Rezoning Area, the water
provider and the Property Owners shall arrive at an agreeable solution to the use of
those water rights appurtenant to the affected portion of the Rezoning Area.
12. Prior to the issuance of any grading permits, the Property Owners shall submit
evidence to the Town that all federal permit requirements have been met through the
Corps of Engineers and the State Historic Preservation Office, if federal permits are
required for the development of the Rezoning Area.
13. The Property Owners shall not cause any lot split of any kind without the written
consent of the Town of Marana.
14. The Property Owners shall install a non-potable system to serve the common open
space areas and other landscaped amenities, as accepted by the Cortaro-Marana
Irrigation District.
15. The Property Owners shall improve and dedicate to the Town of Marana a public
park at a minimum size of 20 acres.
16. Pursuant to paragraph 2.3 of the Development Agreement, the Property Owners
shall submit a traffic impact analysis(TIA)which must be accepted by the Town prior
to approval of the initial subdivision plat for the entire Rezoning Area and which
shall be updated with each new subdivision plat or development plan submittal. The
timing and scope of regional roadway improvements will be determined by the
Town based on the findings of the Town-approved TIA. The TIA shall take into
account the redistribution of traffic from the Rezoning Area due to the termination
of collector roads at park facilities interior to the Rezoning Area. If warranted by the
TIA, the Property Owners shall construct improvements to Wentz Road, from
Marana Road to Kirby Hughes Road, as part of the Property Owners' responsibility
for regional roadway improvements.
17. Notwithstanding the General Plan amendment approved by Section 2 of this
Ordinance, reducing the widths of Kirby Hughes Road and Hardin Road, the
Property Owners shall dedicate all necessary rights-of-way for road expansions and
drainage requirements within the Rezoning Area, as required by the Town Engineer
and in accordance with the Northwest Area Drainage Master Plan, Feb 2020,
including any necessary rights-of-way or drainage easements along the I-10 Frontage
Road and the northern boundary of the Rezoning Area.
18. Apartment-style multi-family housing is prohibited throughout the Rezoning Area.
19. Within 60 days after the adoption of this ordinance, the Property Owners shall
provide the Development Services Department with two bound copies, and two
electronic copies in PDF format of the Ranch House Specific Plan Amendment.
Ordinance No.2022.024 4 -
20. The minimum lot width for detached housing products in the MHDR land use
designation shall be 45 feet.
Section 4. All ordinances, resolutions and motions and parts of ordinances,
resolutions, and motions of the Marana Town Council in conflict with the provisions of
this ordinance are hereby repealed, effective as of the effective date of this ordinance.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction,such decision shall not affect the validity of the remaining
portions of this ordinance.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 1st day of November, 2022.
F47
Mayor Ed Honea
ATTEST: APPRO D AS TO FORM:
deP
David L. Udall, Town Clerk airall, Town Attorney
MARANA AZ
ESTABLISHED 1977
Ordinance No.2022.024 5 -
EXHIBIT A to Marana Ordinance No. 2022.024
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY Pima, STATE OF Arizona, AND IS
DESCRIBED AS FOLLOWS:
Parcel A:
Section 17 and the North half of Section 20, Township 11 South, Range 11 East, Gila and Salt River Base and
Meridian, Pima County, Arizona.
EXCEPT THEREFROM Parcels 1, 2, 3, 4 and 5, more particularly described as follows:
Parcel 1: (Northeast of 1-10)
That portion of the North half of Section 17, Township 11 South, Range 11 East, Gila and Salt River Base and
Meridian, Pima County, Arizona, lying Northeasterly of the Southwesterly right-of-way line of Casa Grande-
Tucson Highway (Interstate 10);
Parcel 2: (Northern Church parcel)
That portion of the Northwest quarter of Section 17, Township 11 South, Range 11 East, Gila and Salt River Base
and Meridian, Pima County, Arizona, described as follows:
COMMENCING at the Northwest corner of said Section 17;
THENCE North 89 degrees 24 minutes 46 seconds East, along the North line of said Section 17, a distance of
1252.82 feet;
THENCE at a right angle, South 00 degrees 35 minutes 14 seconds East, a distance of 120.00 feet to the TRUE
POINT OF BEGINNING;
THENCE North 89 degrees 24 minutes 46 seconds East, parallel with and 120.00 feet South of said North line of
Section 17, a distance of 387.66 feet to the beginning of a curve to the right having a radius of 350.00 feet;
THENCE Easterly along said curve, through a central angle of 40 degrees 06 minutes 14 seconds, an arc
distance of 244.98 feet.
THENCE South 50 degrees 29 minutes 00 seconds East, a distance of 69.71 feet;
THENCE South 37 degrees 55 minutes 33 seconds West, a distance of 398.75 feet;
THENCE North 50 degrees 29 minutes 00 seconds West, a distance of 18.98 feet to the beginning of a curve to
the left having a radius of 232.75 feet;
THENCE Westerly, along said curve through a central angle of 40 degrees 06 minutes 14 seconds, an arc
distance of 162.91 feet;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This
Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions; Schedule A;Schedule B, Part(—
Requirements;Schedule B,Part ll—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved. AMERICAN
The use of this Form(or any derivative thereof)is restricted to ALTA licensees and ALTA members in good standing as of the LAND TITLE
ASSOCIATION
date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002-BI(5-9-17) I ALTA Commitment for Title Insurance(8-1-16)
Schedule BI
Exhibit A to Marana Ordinance No. 2022.024
THENCE South 89 degrees 24 minutes 46 seconds West, a distance of 253.69 feet;
THENCE North 00 degrees 35 minutes 14 seconds West, a distance of 372.25 feet to the POINT OF
BEGINNING.
Parcel 3: (Active Adult Parcel)
Those portions of the South half of Section 17 and the North half of Section 20, Township 11 South, Range 11
East, Gila and Salt River Base and Meridian, Pima County, Arizona., described as follows:
COMMENCING at the East quarter corner of said Section 20;
THENCE North 00 degrees 30 minutes 58 seconds West, along the East line of the Northeast quarter of said
Section 20, a distance of 1834.76 feet;
THENCE at a right angle, South 89 degrees 29 minutes 02 seconds West, a distance of 75.00 feet to the POINT
OF BEGINNING;
THENCE North 00 degrees 30 minutes 58 seconds West, parallel with and 75.00 feet West of said East line of
the Northeast quarter of Section 20, a distance of 801.42 feet to a point on the section line common to said
Sections 17 and 20;
THENCE North 00 degrees 37 minutes 24 seconds West, parallel with and 75.00 feet West of the East line of the
Southeastq uarter of said Section 17, a distance of 174.35 feet;
THENCE North 89 degrees 24 minutes 22 seconds East, a distance of 0.99 foot to the beginning of a curve to the
left having a radius of 25.00 feet;
THENCE Northeasterly, along said curve, through a central angle of 90 degrees 01 minutes 46 seconds, an arc
distance of 39.28 feet;
THENCE North 00 degrees 37 minutes 24 seconds West, parallel with and 49.00 feet West of said East line of
the Southeast quarter of Section 17, a distance of 1017.02 feet to the beginning of a curve to the right having a
radius of 1149.00 feet;
THENCE Northeasterly, along said curve, through a central angle of 16 degrees 47 minutes 35 seconds an arc
distance of 336.77 feet to a point on said East line of the Southeast quarter of Section 17;
THENCE North 00 degrees 37 minutes 24 seconds West, along said East line, a distance of 821.35 feet to a point
on the Southwesterly right-of-way line of Casa Grande-Tucson Highway (Interstate 10);
THENCE North 50 degrees 29 minutes 00 seconds West, along said right-of-way line, a distance of 1154.87 feet
to the beginning of a curve to the left having a radius of 25.00 feet;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This
Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B, Part 1—
Requirements;Schedule B, Part Il—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form.
miimm
Copyright 2006-2016 American Land Title Association. All rights reserved. AMERICAN
The use of this Form(or any derivative thereof)is restricted to ALTA licensees and ALTA members in good standing as of the LAND TITLE
A)SOCIATION
date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002-BI(5-9-17) I ALTA Commitment for Title Insurance(8-1-16)
Schedule BI
Exhibit A to Marana Ordinance No. 2022.024
THENCE Westerly, along said curve, through a central angle of 90 degrees 00 minutes 00 seconds, an arc
distance of 39.27 feet;
THENCE South 39 degrees 31 minutes 00 seconds West, a distance of 141.16 feet to the beginning of a curve to
the right having a radius of 1145.00 feet;
THENCE Southwesterly, along said curve, through a central angle of 49 degrees 24 minutes 22 seconds, an arc
distance of 987.33 feet to the beginning of a curve to the left having a radius of 25.00 feet;
THENCE Southwesterly, along said curve, through a central angle of 89 degrees 30 minutes 37 seconds, an arc
distance of 39.06 feet;
THENCE South 00 degrees 35 minutes 15 seconds East, a distance of 5.04 feet;
THENCE South 89 degrees 24 minutes 45 seconds West, parallel with and 75.00 feet South of the East-West
mid-section line of said Section 17, a distance of 742.43 feet to a point on the North-South mid-section line of said
Section 17;
THENCE South 89 degrees 26 minutes 14 seconds West, parallel with and 75.00 feet South of said East-West
mid-section line, a distance of 248.32 feet;
THENCE South 52 degrees 19 minutes 53 seconds West, a distance of 68.83 feet;
THENCE South 15 degrees 37 minutes 37 seconds West, a distance of 321.41 feet;
THENCE South 27 degrees 43 minutes 42 seconds East, a distance of 405.99 feet;
THENCE South 71 degrees 01 minutes 58 seconds East, a distance of 177.55 feet;
THENCE South 33 degrees 41 minutes 42 seconds East, a distance of 198.63 feet;
THENCE South 06 degrees 07 minutes 58 seconds East, a distance of 79.85 feet;
THENCE South 02 degrees 04 minutes 59 seconds West, a distance of 288.74 feet;
THENCE South 23 degrees 50 minutes 33 seconds East, a distance of 246.64 feet;
THENCE South 48 degrees 36 minutes 23 seconds East, a distance of 265.79 feet;
THENCE South 38 degrees 56 minutes 39 seconds East, a distance of 71.79 feet;
THENCE South 71 degrees 52 minutes 22 seconds West, a distance of 243.51 feet;
THENCE South 22 degrees 53 minutes 14 seconds West, a distance of 342.28 feet;
THENCE South 02 degrees 19 minutes 19 seconds West, a distance of 151.65 feet;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This
Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B, Part(—
Requirements;Schedule B, Part Il—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved. AMERICAN
The use of this Form(or any derivative thereof)is restricted to ALTA licensees and ALTA members in good standing as of the LAND TITLE
ASSOCIATION
date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002-BI(5-9-17) I ALTA Commitment for Title Insurance(8-1-16)
Schedule BI
Exhibit A to Marana Ordinance No. 2022.024
THENCE South 05 degrees 13 minutes 55 seconds East, a distance of 172.63 feet;
THENCE South 09 degrees 28 minutes 55 seconds West, a distance of 71.11 feet;
THENCE South 31 degrees 45 minutes 51 seconds West, a distance of 81.76 feet;
THENCE South 00 degrees 04 minutes 30 seconds West, a distance of 430.93 feet;
THENCE South 60 degrees 20 minutes 40 seconds East, a distance of 356.88 feet;
THENCE South 88 degrees 40 minutes 47 seconds East, a distance of 1016.16 feet;
THENCE South 79 degrees 18 minutes 05 seconds East, a distance of 374.59 feet;
THENCE North 83 degrees 42 minutes 10 seconds East, a distance of 382.62 feet;
THENCE South 69 degrees 32 minutes 57 seconds East, a distance of 276.54 feet;
THENCE North 83 degrees 16 minutes 26 seconds East, a distance of 261.23 feet to the POINT OF
BEGINNING.
Parcel 4: (Southern Church Parcel)
That portion of the Southeast quarter of the Northeast quarter of Section 20, Township 11 South, Range 11 East,
Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows:
COMMENCING at the East quarter corner of said Section 20;
THENCE North 00 degrees 30 minutes 58 seconds West, along the East line of said Northeast quarter of Section
20, a distance of 802.25 feet;
THENCE South 89 degrees 27 minutes 32 seconds West, parallel with and 802.25 feet North of the East-West
mid-section line of said Section, a distance of 75.00 feet to the TRUE POINT OF BEGINNING;
THENCE continuing South 89 degrees 27 minutes 32 seconds West, a distance of 531.22 feet;
THENCE North 00 degrees 30 minutes 58 seconds West, a distance of 410.00 feet;
THENCE North 89 degrees 27 minutes 32 seconds East, a distance of 531.22 feet;
THENCE South 00 degrees 30 minutes 58 seconds East, parallel with and 75.00 feet West of said East line of the
Northeast quarter, a distance of 410.00 feet to the TRUE POINT OF BEGINNING.
Parcel 5: (Commercial Parcel)
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This
Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B, Part(—
Requirements;Schedule B, Part I1—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved. AMERICAN
The use of this Form(or any derivative thereof)is restricted to ALTA licensees and ALTA members in good standing as of the LAND TITLE
ASSOCIATION
date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002-BI(5-9-17) I ALTA Commitment for Title Insurance(8-1-16)
Schedule BI
Exhibit A to Marana Ordinance No. 2022.024
That portion of the Southeast quarter of the Northeast quarter of Section 20, Township 11 South, Range 11 East,
Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows:
COMMENCING at the East quarter corner of said Section 20;
THENCE North 00 degrees 30 minutes 58 seconds West, along the East line of said Northeast quarter of said
Section 20, a distance of 802.25 feet;
THENCE South 89 degrees 27 minutes 32 seconds West, parallel with and 802.25 feet North of the East-West
mid-section line of said Section, a distance of 75.00 feet to the POINT OF BEGINNING;
THENCE continuing South 89 degrees 27 minutes 32 seconds West, a distance of 1165.21 feet;
THENCE South 00 degrees 00 minutes 00 seconds East, a distance of 677.28 feet;
THENCE North 89 degrees 27 minutes 32 seconds East, parallel with and 125.00 feet North of said East-West
mid-section line, a distance of 1146.32 feet to the beginning of a curve to the left having a radius of 25.00 feet;
THENCE Northeasterly, along said curve, through a central angle of 89 degrees 58 minutes 30 seconds, an arc
distance of 39.26 feet;
THENCE North 00 degrees 30 minutes 58 seconds West, parallel with and 75.00 feet West of said East line of
the Northeast quarter of Section 20, a distance of 652.26 feet to the POINT OF BEGINNING.
Parcel B:
A temporary construction easement as set forth in Docket 12585 at page 2405, corrected in Docket 12652 at
page 1 and in Docket 12754 at page 3789.
Parcel C: (Active Adult Parcel)
Those portions of the South half of Section 17 and the North half of Section 20, Township 11 South, Range 11
East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows:
COMMENCING at the East quarter corner of said Section 20;
THENCE North 00 degrees 30 minutes 58 seconds West, along the East line of the Northeast quarter of said
Section 20, a distance of 1834.76 feet;
THENCE, at a right angle, South 89 degrees 29 minutes 02 seconds West, 75.00 feet to the POINT OF
BEGINNING;
THENCE North 00 degrees 30 minutes 58 seconds West, parallel with and 75.00 feet West of said East line of
the Northeast quarter of Section 20, a distance of 801.42 feet to a point on the Section line common to said
Sections 17 and 20;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This
Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B, Part(—
Requirements;Schedule B, Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form.
immum
Copyright 2006-2016 American Land Title Association. All rights reserved. AMERICAN
The use of this Form(or any derivative thereof)is restricted to ALTA licensees and ALTA members in good standing as of the AND TITLE
ASSOCIATION
date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002-BI(5-9-17) 1 ALTA Commitment for Title Insurance(8-1-16)
Schedule BI
Exhibit A to Marana Ordinance No. 2022.024
THENCE North 00 degrees 37 minutes 24 seconds West, parallel with and 75.00 feet West of the East line of the
Southeast quarter of said Section 17, a distance of 174.35 feet;
THENCE North 89 degrees 24 minutes 22 seconds East, 0.99 foot to the beginning of a curve to the left having a
radius of 25.00 feet;
THENCE Northeasterly, along said curve through a central angle of 90 degrees 01 minutes 46 seconds, an arc
distance of 39.28 feet;
THENCE North 00 degrees 37 minutes 24 seconds West, parallel with and 49.00 feet West of said East line of
the Southeast quarter of Section 17, a distance of 1017.02 feet to the beginning of a curve to the right having a
radius of 1149.00 feet;
THENCE Northeasterly, along said curve, through a central angle of 16 degrees 47 minutes 35 seconds, an arc
distance of 336.77 feet to a point on said East line of the Southeast quarter of Section 17;
THENCE North 00 degrees 37 minutes 24 seconds West, along said East line, 821.35 feet to a point on the
Southwesterly right-of-way line of Casa Grande-Tucson Highway (Interstate 10);
THENCE North 50 degrees 29 minutes 00 seconds West, along said right-of-way line, 1154.87 feet to the
beginning of a curve to the left having a radius of 25.00 feet;
THENCE Westerly along said curve, through a central angle of 90 degrees 00 minutes 00 seconds an arc
distance of 39.27 feet;
THENCE South 39 degrees 31 minutes 00 seconds West, 141.16 feet to the beginning of a curve to the right
having a radius of 1145.00 feet;
THENCE Southwesterly, along said curve, through a central angle of 49 degrees 24 minutes 22 seconds an arc
distance of 987.33 feet to the beginning of a curve to the left having a radius of 25.00 feet;
THENCE Southwesterly, along said curve, through a central angle of 89 degrees 30 minutes 37 seconds an arc
distance of 39.06 feet;
THENCE South 00 degrees 35 minutes 15 seconds East, 5.04 feet;
THENCE South 89 degrees 24 minutes 45 seconds West, parallel with and 75.00 feet South of the East-West
mid-section line of said Section 17, a distance of 742.43 feet to a point on the North-South mid-section line of said
Section 17;
THENCE South 89 degrees 26 minutes 14 seconds West, parallel with and 75.00 feet South of said East-West9
mid-section line, 248.32 feet;
THENCE South 52 degrees 19 minutes 53 seconds West, 68.83 feet;
THENCE South 15 degrees 37 minutes 37 seconds West, 321.41 feet;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This
Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B, Part(—
Requirements;Schedule B,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved. AMERICAN
The use of this Form(or any derivative thereof)is restricted to ALTA licensees and ALTA members in good standing as of the LAND TITLE
ASSOCIATION
date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002-BI(5-9-17) I ALTA Commitment for Title Insurance(8-1-16)
Schedule BI
Exhibit A to Marana Ordinance No. 2022.024
THENCE South 27 degrees 43 minutes 42 seconds East, 405.99 feet;
THENCE South 71 degrees 01 minutes 58 seconds East, 177.55 feet;
THENCE South 33 degrees 41 minutes 42 seconds East, 198.63 feet;
THENCE South 06 degrees 07 minutes 58 seconds East, 79.85 feet;
THENCE South 02 degrees 04 minutes 59 seconds West, 288.74 feet;
THENCE South 23 degrees 50 minutes 33 seconds East, 246.64 feet;
THENCE South 48 degrees 36 minutes 23 seconds East, 265.79 feet;
THENCE South 38 degrees 56 minutes 39 seconds East, 71.79 feet;
THENCE South 71 degrees 52 minutes 22 seconds West, 243.51 feet;
THENCE South 22 degrees 53 minutes 14 seconds West, 342.28 feet;
THENCE South 02 degrees 19 minutes 19 seconds West, 151.65 feet;
THENCE South 05 degrees 13 minutes 55 seconds East, 172.63 feet;
THENCE South 09 degrees 28 minutes 55 seconds West, 71.11 feet;
THENCE South 31 degrees 45 minutes 51 seconds West, 81.76 feet;
THENCE South 00 degrees 04 minutes 30 seconds West, 430.93 feet;
THENCE South 60 degrees 20 minutes 40 seconds East, 356.88 feet;
THENCE South 88 degrees 40 minutes 47 seconds East, 1016.16 feet;
THENCE South 79 degrees 18 minutes 05 seconds East, 374.59 feet;
THENCE North 83 degrees 42 minutes 10 seconds East, 382.62 feet;
THENCE South 69 degrees 32 minutes 57 seconds East, 276.54 feet;
THENCE North 83 degrees 16 minutes 26 seconds East, 261.23 feet to the POINT OF BEGINNING.
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Table of Contents
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona ii
RANCH HOUSE SPECIFIC PLAN AMENDMENT
(formerly known as Sanders Grove Specific Plan)
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
Sanders Grove Management, LLC
6720 North Scottsdale Road, Suite 380
Paradise Valley, Arizona 85253
Prepared by:
Lazarus & Silvyn, P.C.
5983 East Grant Road, Suite 290
Tucson, Arizona 85712
The WLB Group
1600 West Broadway Road, Suite 150
Tempe, Arizona 85282
Greey Pickett
7144 East Stetson Drive, Suite 205
Scottsdale, Arizona 85251
Southwest Traffic Engineering
3838 North Central Avenue, Suite 1810
Phoenix, Arizona 85012
Table of Contents
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona iii
Table of Contents
I. INTRODUCTION ........................................................................................................................ I‐1
A. Specific Plan Summary .......................................................................................................... I‐1
1. Background & Vision ......................................................................................................... I‐1
2. SPA Proposal...................................................................................................................... I‐1
B. Location ................................................................................................................................. I‐5
C. Authority and Scope ............................................................................................................... I‐5
D. Legal Description .................................................................................................................... I‐5
II. DEVELOPMENT CAPABILITY REPORT – (SECTION NOT AMENDED) ....................................... II‐1
III. DEVELOPMENT PLAN ............................................................................................................. III‐1
A. Purpose and Intent .............................................................................................................. III‐1
B. Objectives of the Specific Plan ............................................................................................. III‐3
C. Relationship to Adopted Plans ............................................................................................. III‐3
1. Marana General Plan ...................................................................................................... III‐3
2. Marana Strategic Plan ..................................................................................................... III‐7
D. Compatibility with Adjoining Development ......................................................................... III‐8
E. Land Use Concept Plan ....................................................................................................... III‐8
F. Circulation ......................................................................................................................... III‐12
G. Grading Concept ............................................................................................................... III‐13
H. Water Resources ............................................................................................................... III‐15
I. Topography ....................................................................................................................... III‐15
J. Post Development Hydrology .......................................................................................... III‐16
1. Offsite ............................................................................................................................ III‐16
2. Onsite ............................................................................................................................ III‐17
K. Environmental Resources ................................................................................................ III‐20
L. Landscape Concept ............................................................................................................ III‐20
M. Open Space, Recreation, Parks and Trails Concept ............................................................ III‐21
N. Cultural Resources ............................................................................................................ III‐23
O. Viewsheds .......................................................................................................................... III‐23
P. Infrastructure, Public Services and Utilities ........................................................................ III‐24
1. Sewers ............................................................................................................................ III‐24
2. Schools ........................................................................................................................... III‐24
3. Fire/Emergency Vehicle Service ..................................................................................... III‐24
Table of Contents
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona iv
4. Water Service ................................................................................................................ III‐25
5. Private Utilities ............................................................................................................... III‐25
6. Cortaro‐Marana Irrigation District ............................................................................... III‐26
IV. DEVELOPMENT & DESIGN GUIDELINES ................................................................................ IV‐1
A. Purpose and Intent ............................................................................................................ IV‐1
B. General Provisions ............................................................................................................. IV‐1
1. Applicability of the Marana Town Code ...................................................................... IV‐1
2. Building Code .................................................................................................................. IV‐1
3. Additional Uses ............................................................................................................... IV‐1
C. Development Guidelines ................................................................................................... IV‐2
1. Medium‐Low Density Residential ................................................................................. IV‐2
2. Medium Density Residential ......................................................................................... IV‐2
3. Medium‐High‐Density Residential ................................................................................. IV‐3
4. Commercial .................................................................................................................... IV‐4
5. Design Criteria ................................................................................................................. IV‐6
6. Circulation ....................................................................................................................... IV‐6
7. Streetscape ..................................................................................................................... IV‐7
8. Landscaping ..................................................................................................................... IV‐7
9. Recreation and Open Space ............................................................................................ IV‐8
10. Entry Features .............................................................................................................. IV‐10
11. Signage .......................................................................................................................... IV‐11
12. Public Art ....................................................................................................................... IV‐11
V. IMPLEMENTATION & ADMINISTRATION ............................................................................... V‐1
A. Administration & Interpretation ........................................................................................... V‐1
B. Implementation Responsibilities ........................................................................................ V‐1
C. Phasing ................................................................................................................................. V‐2
1. Phase 1 ............................................................................................................................ V‐2
2. Phase 2 ............................................................................................................................ V‐2
3. Phase 3 ............................................................................................................................ V‐2
4. Phase 4 ............................................................................................................................ V‐2
D. Amendments ........................................................................................................................ V‐5
1. Zoning Administrator ...................................................................................................... V‐5
2. Administrative Amendments .......................................................................................... V‐5
Table of Contents
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona v
List of Exhibits
Exhibit I.A: Regional Map ................................................................................................................ I‐4
Exhibit I.B: Location and Vicinity Map ............................................................................................. I‐6
Exhibit III.A: Specific Plan Boundaries ........................................................................................... III‐2
Exhibit III.E: Land Use Concept Plan ........................................................................................ III‐11
Exhibit III.F: Circulation Concept Plan ....................................................................................... III‐14
Exhibit III.J: Post Development Hydrology ................................................................................. III‐19
Exhibit III.M: Open Space Concept Plan ...................................................................................... III‐22
Exhibit V.C: Phasing Schedule ....................................................................................................... V‐4
Appendices
Appendix A: Legal Description
Introduction
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona I ‐1
I. INTRODUCTION
A. Specific Plan Summary
1. Background & Vision
The Ranch House Specific Plan, formerly known as the Sanders Grove Specific Plan,
(“Specific Plan” or the “Project”) establishes comprehensive guidance and
regulations for the development of approximately 841 acres (the “Property”) located
in the Town of Marana (the “Town”). (See Exhibit I.A: Regional Map.) The Specific
Plan was originally adopted in 2005 via Ordinance No. 2005.09, and along with
several other specific plans adopted at the height of the real estate boom, there was
an expectation that much of northern Marana’s farmlands would be developed
today with several master planned communities featuring an abundance of housing
and neighborhood‐level commercial uses to support these homes. That vision has
not come to fruition.
The Property presents an awesome opportunity: a very large, vacant and well‐
positioned parcel of land in a desirable town. The Property’s ownership entities (the
“Ownership”) intend to create a place inspired from the land and its location. To
emphasize this new direction, Sanders Grove is now being branded “Ranch House”.
The vision for Ranch House is one where residents will be energized by their
surroundings and enjoy the outdoors, where they can get to know their neighbors
and experience a real connection to the land. The buyers in Ranch House are
expected to be mostly young couples, families and move‐down couples looking for a
place where life is a little simpler—a place they can afford to either raise their
families or begin again in retirement. They are looking for a community with a
modern look and feel that supports an active lifestyle.
The Ownership and its development design team see the land as an opportunity to
create a different style of community. The key focus for designers of Ranch House is
to create a safe and fun place to live and enjoy family and friends—a place that
fosters social interaction and neighborhood connectivity, that is highly connected
and promotes smaller intimate neighborhoods. After conducting current market
analyses and gaining a better understanding of the cost to extend infrastructure for
the Specific Plan, the Ownership is requesting a Specific Plan Amendment (“SPA”) to
fulfill this vision.
2. SPA Proposal
The Specific Plan has been in place for more than 17 years with no development
activity. Since its original adoption, the real estate market has substantially changed.
In recent years, it has become increasingly apparent that the market is demanding
more diverse housing options, including smaller lot sizes for single‐family residences
Introduction
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona I ‐2
and more rental opportunities. In addition, this Specific Plan requires a significant
investment for infrastructure (specifically sewer) extensions and that cost needs to
be spread over more units than is currently permitted. The SPA addresses these
concerns. This SPA request includes:
A new Land Use Concept that supports the Ranch House vision.
Ranch House is a place where parents feel safe allowing their children to play and
visit friends. Trails are abundant, and neighborhood (or “pocket”) parks are
framed by homes to ensure there are residential eyes watching park activities.
The community is designed for safe access and circulation utilizing a collector
road that is broken up multiple times by these neighborhood‐scale parks that will
provide slower and safer vehicular movement without creating a huge
community divide.
In addition, the community’s focal point, The Ranch House, will serve as the
central hub where the community can come together under the stars with
outdoor grilling, participate in pool and water activities under the sun, and make
connections with their neighbors, friends and family.
An increase in the maximum number of residential units that may be constructed
with the Specific Plan.
The previous cap on residential lots within the Specific Plan was 2,500 or 3
residences per acre (“RAC”)—a number that does not appear to have been
established based on a market demand study or a cost analysis related to the
infrastructure extensions required of the Specific Plan nor does it reflect the
densities of surrounding specific plans. There are substantial infrastructure
improvements required for the development of Ranch House. The Ownership
determined it needs to develop at a higher overall density to offset the cost of
development. Up to 3,200 individual lots, plus up to 300 rental units (for a
maximum of 3,500 residences), are permitted within Ranch House.
Under this new unit cap, only a limited number of smaller lots (i.e., those
measuring 3,500 square feet) is permitted. Up to 12% (or 384) of the 3,200
permitted lots within the Specific Plan may be 3,500 square‐feet in size, and
those lots are only permitted in the Medium‐High Density Residential (“MHDR”)
designation. The remainder of the single‐family residential (“SFR”) lots within
Ranch House will measure 4,500 square feet and above.
Detached products, along with the attached products, to be built on 3,500
square‐foot lots within the MHDR designation.
Previously, only attached home products were permitted to be constructed on
3,500 square‐foot lots within the MHDR designation. This SPA allows both
attached and detached products to be built using this smaller lot size.
Introduction
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona I ‐3
In the last few years, many homebuilders have expanded their portfolios in
response to market demands. They are designing their single‐family detached
homes to fit on 3,500 square‐foot lots and are still able to ensure each home has
private patio and/or backyard space. Lots designed for detached homes will have
a minimum lot width of 45 feet. The overall Project is also designed to create
more community open spaces with the centralized park spaces throughout.
Some residents are choosing smaller living and private outdoor spaces in
exchange for what they deem to be quality‐of‐life features, including proximity to
work or schools and access to commercial, entertainment, recreation or open
space.
Multi‐family residential uses within the Commercial designation.
Multi‐family residential (“MFR”) uses are now permitted within the Specific Plan.
The Ownership is interested in developing a rental home community that
resembles a higher density SFR neighborhood. These are detached single‐family
homes in design and concept that are rented instead of sold. Because the lots
are not platted like traditional neighborhoods, they are classified in the Specific
Plan as a MFR use. This rental community will be developed on a single lot, and
owned and operated by a single managing entity. To the resident, it will function
like a neighborhood but without the constraints of homeownership. While most
apartment units are developed at over 20 residences per acre, the density of
MFR within this Specific Plan is limited to 14 RAC to align with the SFR design
concept for rental. A maximum of 300 MFR homes may be developed within
Ranch House.
Many people are opting for renting over homeownership—even long‐term.
Renting offers more flexibility to the resident if and when they choose to
relocate, and it removes the burden of home maintenance and repairs. Many
rental communities are providing amenities, such as playgrounds, community
space for arts and crafts and fitness centers, in an effort to target a specific
demographic. The Ownership is eager to offer this rental option within Ranch
House.
Introduction RANCH HOUSE SPECIFIC PLAN Marana, Arizona I‐4 Exhibit I.A: Regional Map
Introduction
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona I ‐5
B. Location
The Specific Plan lies in the Central Growth Area of the Town, as defined by the Town’s
General Plan, Make Marana 2040. The Central Growth Area largely encompasses
agricultural lands, although much of that land is entitled via specific plans. This area,
which includes Downtown Marana, is bounded by the Santa Cruz River to the south, the
Central Arizona Project (“CAP”) canal to the east and the Pima/Pinal County border to
the north.
The Property lies within Sections 17 and 20 of Township 11 South, Range 11 East. This
location is approximately 1.3 miles south of the Pinal County/Pima County line and 1.6
miles northwest of the Marana Municipal Complex in a generally agricultural area
consisting of terraced fields, access roads and irrigation canals. Interstate 10 is adjacent
to the northeast boundary of the Property and is located approximately one mile west of
the Marana/Interstate 10 interchange.
See Exhibit I.B: Location and Vicinity Map.
C. Authority and Scope
The authority for the preparation of specific plans is found in Arizona Revised Statutes,
Section 9‐461.08. State law allows the preparation of specific plans based on the
general plan, as may be required for the systematic execution of the general plan.
Town Ordinance 87.22 provides the uniform procedures and criteria for the preparation,
review, adoption and implementation of specific plans in Marana.
Pursuant to these state statutes and Marana Town Code (“MTC”) Sections 17‐3‐1 and
17‐4‐15, a public hearing will be conducted by the Town Planning Commission and the
Town Council after which the Specific Plan ordinance may be adopted by the Town
Council and become effective.
The Specific Plan is a regulatory plan, which, once adopted, will serve as the zoning and
development code for the Property. Subdivision plats and any other development
approvals must be consistent with the Specific Plan.
D. Legal Description
A copy of the legal description for the Property is included in Appendix A.
Introduction
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona I ‐6
Exhibit I.B: Location and Vicinity Map
Development Capability Report
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona II‐1
II. DEVELOPMENT CAPABILITY REPORT – (SECTION NOT AMENDED)
The Development Capability Report (“DCR”) section of this Specific Plan includes an
analysis of the Property’s existing site conditions. Since the Specific Plan was amended
in 2015, very little has changed in this part of the Town. Land has been entitled for
more intense development and neighboring Specific Plans have been amended, but
the Property is still largely surrounded by very low‐density residential and agricultural
uses. There are no changes in the Property’s physical characteristics, including its
hydrological, geological and topographical features, vegetation and wildlife habitat,
cultural resources and viewsheds.
Portions of the DCR, particularly those referring to infrastructure, may be obsolete.
The Town is in the process of implementing a regional sewer system, a portion of
which is located along Marana Road at the southern boundary of the Property, and
other components are planned across the Property. The Project Team is working
closely with the Town’s Utility Department to ensure coordination. Changes to the
Town’s regional circulation patterns, such as the realignment of Marana Road at its
intersection with Tangerine Farms Loop Road, are acknowledged and considered in
the updated Traffic Impact Analysis (submitted under separate cover).
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐1
III. DEVELOPMENT PLAN
A. Purpose and Intent
This section contains a description of the goals, objectives and policies of the Specific
Plan, which reflect the Town's vision for development in Northwest Marana and provide
the rationale for the Development & Design Guidelines found in Section IV.
The Ranch House Development Plan is the result of thorough site analysis and research,
as presented in Section II: Development Capability Report. (As noted in Section II, the
Development Capability Report was not updated for this amendment.) The Specific Plan
establishes the location and intensity of land uses, the circulation pattern and overall
character of the Ranch House development. The Specific Plan focuses on coordinating a
mix of residential densities with commercial uses, while supporting internal pedestrian
linkages to recreational uses and open space. The Specific Plan also supports a variety of
housing options with a range of lot sizes and price points.
The Specific Plan is a method used to implement the General Plan and Strategic Plan at a
more detailed, site‐specific, level for a focused area. The Specific Plan establishes the
type, location, density and community character within the Specific Plan area. The
Specific Plan contains the standards and guidance to ensure that development will occur
in a controlled manner with infrastructure as planned. The boundaries of the Specific
Plan are shown in Exhibit III.A: Specific Plan Boundaries.
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐2
Exhibit III.A: Specific Plan Boundaries
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐3
B. Objectives of the Specific Plan
The Ownership has established the following objectives for the development of Ranch
House:
Implement the goals, objectives and policies of the General Plan;
Establish a community character that reflects the Town’s agricultural and
ranching heritage;
Provide a blend of public and private park amenities, including both active
and passive recreation areas, that create meaningful open spaces for
residents of Ranch House and the overall Marana community;
Design a community that provides a sense of place by locating pocket parks
throughout residential areas that are managed by the local homeowners'
association;
Develop a circulation system that is efficient for all modes of traffic, including
automobiles, bicycles and pedestrians;
Provide uniform development regulations for land use, circulation and open
space;
Provide infrastructure systems and public facilities to support development
in an efficient and timely manner; and
Provide a framework for the management and administration of this
Specific Plan.
C. Relationship to Adopted Plans
1. Marana General Plan
The Specific Plan is located within the General Plan’s Central Growth Area, which is
described as an area “…envisioned to become the central activity hub in Marana,
featuring event and gathering spaces, shops, entertainment destinations, and
employment opportunities. New residential development supports robust
commercial activity throughout Downtown, in combination with enhanced
connections to and from Interstate 10 and the Santa Cruz River. This Growth Area is
further enlivened by public art displaying, portraying, and celebrating Marana and its
rich cultural history.”
The Specific Plan supports the goals and policies outlined in the General Plan,
including:
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐4
LAND USE
Goal BE‐7. Residential areas are well‐served by a full range of supporting land uses
that contribute to a balanced community.
Policy BE 7‐1. Incorporate the full range of uses to support the ultimate
build‐out population in development proposals for large scale residential
areas that support the neighborhood community.
Policy BE 7‐2. Promote a walkable community by centrally locating
institutional uses, civic uses, public spaces, and open spaces within the
residential developments.
Policy BE 7‐3. Plan open space areas within residential areas to
accommodate a greater variety of passive and active recreational uses.
Goal BE‐8. Mixed‐use development in Marana provides quality areas of housing,
commerce, and community interaction.
Policy BE 8‐1. Encourage mixed‐use development proposals in
appropriate locations, with the scale and intensity compatible with
existing and planned uses in the area.
Policy BE 8‐3. Support mixed‐use projects in appropriate areas that
promote walkability and livability through compact and integrated
residential, commercial and employment areas.
Specific Plan Conformance: Ranch House is primarily a residential community that
contributes to the overall balance of land uses in the Central Growth Area of the
Town. The Specific Plan’s highest intensity uses (i.e., multi‐family residential and
commercial) are adjacent to the Uptown at Marana Specific Plan to the east and
across Marana Road from the Marana Towne Center Specific Plan, which primarily
features non‐residential uses. The key to supporting non‐residential uses—and
commercial uses in particular—is developing more rooftops. Together, the residential
uses within this Specific Plan and Uptown at Marana should generate the critical
mass necessary for successful non‐residential uses in Marana Towne Center.
HOUSING
Goal BE‐9. Multi‐family development in Marana is of high design quality and is
supported by necessary infrastructure and community serving uses.
Policy BE 9‐3. Provide access to multi‐family residential development
from either arterial streets or collector streets.
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐5
Policy BE 9‐4. Reduce the bulk and massing of multi‐family buildings
through orientation, façade articulation, roof plane variation,
fenestration, and material and color variations.
Goal BE‐27. Marana maintains a diverse housing stock that accommodates the various
housing needs of all residents.
Policy BE 27‐2. Encourage a range of housing types, housing sizes, and
lot sizes that foster a variety of options, such as detached single‐family
homes, attached single‐family homes, and multi‐family units that
increase choices throughout the community.
Policy BE 27‐3. Promote development proposals for multi‐family
residential, mixed‐use, and small lot residential areas that are
compatible with the existing and planned land uses in the area.
Policy BE 27‐4. Encourage the development of apartments, garden
homes, court homes, townhomes, condominiums, and attached single‐
family dwellings in appropriate locations to increase available housing
options for price‐sensitive rentals.
Goal BE‐28. The cost of housing is affordable for those living and working in Marana.
Policy BE 28‐1. Increase available housing choices in Marana to
accommodate a range of needs, such as family size, age, and income.
Specific Plan Conformance: Over the years, it has become increasingly apparent that
the market is demanding more diverse housing options, including smaller lot sizes for
single‐family residences and more rental opportunities. Ranch House provides the
opportunity to build a wide range of housing types at a variety of densities. The
buyers in Ranch House are expected to include young couples, families and empty‐
nesters looking for a place they can afford to either raise their families or enjoy their
retirement. Ranch House also intends to offer rental opportunities for those who are
looking for an alternative to homeownership. By providing a diverse housing stock
and increasing the overall availability of housing at a variety of price points in the
Town’s Central Growth Area, Ranch House will be contributing to the housing needs
of the community.
OPEN SPACE & RECREATION
Goal PC‐21. Marana proactively plans for future parks that enhance the overall
community.
Policy PC 21‐1. Identify potential locations for future district and
community parks in the Parks, Recreation, Trails, and Open Space
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐6
Master Plan, particularly in underserved areas, in anticipation of future
development.
Goal PC‐22. Marana’s parks and recreational amenities are accessible throughout the
Town and to all residents.
Policy PC 22‐3. Ensure that parks and recreational facilities are linked to
neighborhoods, schools, and the regional trail network.
Policy PC 22‐4. Locate future community and regional parks near major
arterials.
Goal PC‐24. New residential developments feature accessible park and recreational
amenities that are integrated and connected to the Town‐wide network.
Policy PC 24‐2. Continue to require developers to include parks, open
spaces, and trails in new residential development.
Policy PC 24‐3. Support the development of recreational facilities in
existing and new residential developments.
Specific Plan Conformance: The Specific Plan has been designed with emphasis
on its outdoor spaces. Ranch House is a place where parents feel safe allowing
their children to play and visit friends. Trails are abundant, linking neighborhoods
and open spaces throughout Ranch House, in accordance with the Town’s Parks,
Recreation, Trails and Open Space Master Plan. Pocket parks will help establish
neighborhood identities and are framed by homes to activate public spaces and
ensure there are residential eyes watching park activities.
A 20‐acre community park will be developed adjacent to I‐10, making it easily
accessible to Ranch House residents, as well as the greater Marana community.
In addition, the community’s focal point, The Ranch House, will serve as the
central hub where the community’s residents can make connections with their
neighbors, friends and family.
TRANSPORTATON
Goal BE‐21. Marana provides for orderly development of roads in conjunction with
development.
Policy BE 21‐3. Continue to require traffic reports for master planned
communities, rezonings, specific plans, subdivision plats, and
development plans.
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐7
Policy BE 21‐4. Require that new development provide mitigation for
traffic impacts to existing roads, as identified in a traffic impact analysis
reviewed and approved by the Town Engineer, in conjunction with the
request for development approval.
Specific Plan Conformance: The Ranch House community is designed for safe access
and circulation that complies with Town standards and is based on a traffic impact
analysis prepared for the Project. The Project’s interior circulation system focuses on
a collector road that is broken up by a series of small pocket parks that will provide
slower and safer vehicular movement through the individual neighborhoods without
creating a huge community divide. The traffic analysis also identifies a number of
offsite improvements that will be constructed as part of Ranch House’s phased
development.
2. Marana Strategic Plan
The Specific Plan supports the five areas of the Marana Strategic Plan:
Commerce ‐ Construction of the proposed community will provide jobs as well as
revenue to the Town through construction sales tax and development services
fees. The commercial planning area proposed for the southeast corner of the
Property will not only provide nearby shopping and amenities to area residents,
but it will also produce commercial sales tax and employment opportunities for the
Town.
Community ‐ This new residential community will provide a diverse mix of lot sizes
and housing choices in northwest Marana, attracting new residents to the Town.
Offering larger lots north of Kirby Hughes Road and adjacent to existing development
to the west creates a logical transition in housing product type and price when
moving east through the Property to Interstate 10. Higher density attached
residential units such as condos or townhouses surrounding the proposed southeast
commercial corner will also help to transition and buffer less intense residential
development from commercial uses at the southeast corner of Ranch House.
Heritage ‐ The historic agricultural use of the Property highlights the area's unique
heritage as a farming town. The option to use reclaimed or non‐potable water to
irrigate landscape areas throughout Ranch House furthers the water conservation
techniques that have been vital to life in the arid southwest for generations.
Progress/Innovation ‐ Dedication to a conscientious approach to responsible
development, high‐performing homes and cost saving for potential future
homebuyers reflects the intent of the Specific Plan. The community will strive to
incorporate sustainable building practices such as the use of energy efficient
construction materials and appliances, non‐potable water for landscape irrigation
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐8
and innovative site design conservation techniques to decrease energy usage,
minimize impact to the environment, conserve water and promote healthy lifestyles.
The diverse mix of proposed residential offerings combined with the commercial in
the southeast corner also help to create a mixed‐use atmosphere that integrates
land uses, ultimately requiring a smaller development footprint. This translates to
fewer vehicle miles traveled/carbon emissions and can help facilitate the protection
of valuable undisturbed land elsewhere in the Town.
Recreation ‐ The development plan proposes a variety of open space and recreation
opportunities for all ages of its residents, ranging from active and passive recreation
areas to linear open space areas and trails. The proposed linear open space will
feature a multi‐use path that will connect the 20‐acre community park in the
northeast portion of the Property, adjacent to the Interstate 10 Frontage Road, to
Marana Road. Smaller, privately‐owned and maintained neighborhood trails will
branch off of the main multi‐use path.
D. Compatibility with Adjoining Development
Ranch House establishes a residential community compatible with surrounding existing
and planned development, transitioning from the highest, most dense development at
the southeast corner to less intense residential development on larger lots toward the
west and northwest. The Specific Plan’s highest intensity uses (i.e., multi‐family
residential and commercial) are adjacent to the Uptown at Marana Specific Plan to the
east and across Marana Road from the Marana Towne Center Specific Plan, which
primarily features non‐residential uses. The key to supporting non‐residential uses—and
commercial uses in particular—is developing more rooftops. Together, the residential
uses within this Specific Plan and Uptown at Marana should generate the critical mass
necessary for successful non‐residential uses in Marana Towne Center. The Project's
circulation system has also been designed to minimize the effects of vehicular traffic on
adjacent development. The primary and secondary access points into the community
will be located on Marana Road and Sanders Road, thereby deemphasizing Wentz Road
in its relationship to the Project. Both public and private open space/recreation
amenities located within the plan area will be accessible through the Project's interior
circulation system.
E. Land Use Concept Plan
The Land Use Concept Plan (Exhibit III.E: Land Use Concept Plan) establishes a
neighborhood scale and unique identity for Ranch House, while at the same time
integrating it into the larger community. The 841‐acre Property will include
neighborhoods with a range of residential densities, a strategically placed commercial
Development Plan
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona III‐9
area and generous open spaces. Ranch House includes the following 5 land use
designations:
Medium‐Low Density Residential (“MLDR”)
Medium Density Residential (“MDR”)
Medium‐High Density Residential (“MHDR”)
Commercial
Open Space/Recreation
Ranch House, which may include up to 3,200 SFR lots (plus up to 300 MFR units), has
been primarily designed as a residential community that will accommodate commercial
development if the market dictates commercial viability. The community design
incorporates residences, recreational facilities, parks and commercial services in a
pedestrian‐friendly environment. Commercial and or MFR uses will be located at the
southeast corner of the Property, surrounded by medium‐high density housing options.
In general, residential intensities gradually decrease toward the northwest except
surrounding the neighborhood pocket parks, where higher‐density residential products
may be located to help activate the public space and provide eyes on the street and
parks. The entire community, including open space areas, will be accessible by various
modes of transportation.
The majority of the Specific Plan has been designated MDR, which consists of single‐
family detached homes. Many of the lots will back onto the open space and recreation
amenities provided in Ranch House. The southeast corner of the Property has been
designated as Commercial, and in addition to commercial uses, this designation supports
MFR. The MHDR designation, which may consist of attached and/or detached single‐
family residences, provides a transition between the Commercial area on the corner and
the MDR homes within the center of the community.
A system of internal open space linkages has been incorporated into the Specific Plan.
The placement of pocket parks and other open space amenities in close proximity to
residential areas reinforces individual neighborhood identity. The pocket parks and
other private open space areas will be maintained by the Ranch House Community
Association (“RHCA”).
The community's public open space includes a 20‐acre park located along the I‐10
Frontage Road at the northern boundary of the Property, which will help buffer the
noise from I‐10 that would otherwise affect residents of the Project. Upon its
completion, the community park will be dedicated to the Town.
Open space areas of various sizes will be located throughout the development, including
a large linear open space area extending along the former Sagebrush Road alignment.
Pedestrian friendly movement and open space corridors have been a dynamic focus and
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Marana, Arizona III‐10
the backbone the Ranch House land use concept. Because access to open space and the
desire for inter‐connectivity are such an important guiding factor in the design of the
community, they have greatly influenced the shape of the parcels, park locations, and
lotting within the Specific Plan. The extensive improved trail network will have a variety
of path types, including open space paths, paseo walks, multi‐use trails and roadside
sidewalks that will create a web of access throughout Ranch House. The intended uses
for the different trails include, but are not limited to, walking, running and riding.
Although the final shapes, undulation, and sizes have not been fully incorporated into
the Specific Plan, the trails will be designed taking these uses into account.
A multi‐use trail system will be included along Marana Road and will feature an asphalt
shared‐use path designed and constructed to Town standards. Local trails and/or paths
constructed within Ranch House will connect to the shared‐use path constructed along
Marana Road. The exact size, location and configuration for open space, including the
20‐acre community park, all pocket parks, trails and recreation amenities are subject to
adjustment based on final site engineering, such as drainage and grading, and the
incorporation of input from the various agencies that provide comments on the
subdivision plat. The minimum area and types of amenities provided will meet or
exceed the Town’s recreation requirements in MTC Section 17‐5‐3(B)(12) and will be
constructed in compliance with the Town’s Subdivision Recreational Area Manual
(“Recreation Manual”). In addition, public trail easements and connections will be
provided, as required by the Town.
A breakdown of the land uses depicted in Exhibit III.E: Land Use Concept Plan is provided
in Table III.E: Ranch House Land Use Concept.
Table III.E: Ranch House Land Use Concept
Land Use Approximate
Acreage
Minimum
Lot Area
Minimum
Lot Depth
MLDR 141 6,000 SF 90 feet
MDR 343 4,500 SF 75 feet
MHDR 65 3,500 SF*
(4,500 SF)
N/A
Commercial 18 MHDR for SFR
N/A for MFR (max
14 RAC)
N/A
Open Space** 180
Rights‐of‐Way 94
TOTAL 841
*Maximum of 384 units (12% of total 3,200 SFR units).
**Includes 20‐acre community park, pocket parks and landscape buffers.
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Marana, Arizona III‐11
Exhibit III.E: Land Use Concept Plan
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Marana, Arizona III‐12
F. Circulation
The circulation for Ranch House is designed to provide a safe and efficient movement of
people. The main access points to the Project are located along Sanders Road and
Marana Road. Intersecting with Sanders Road to the east and Marana Road to the south
is the proposed Ranch House Way, which is classified as a collector, providing access
throughout the Property. Kirby Hughes Road will remain, connecting Wentz Road to the
Frontage Road.
Ranch House is designed for safe access and circulation utilizing a collector road that is
broken up multiple times by neighborhood focal parks that will be framed by homes.
This approach will provide slower and safer vehicular movement without creating a huge
community divide. Multiple access roads connect the interior of Ranch House to
perimeter roadways that are already in place to allow typical higher traffic volumes and
greater speeds outside the neighborhoods. The physical layout, which supports a variety
of housing stock styles, maximizes the opportunity to make Ranch House a truly unique
community in Marana.
As displayed on Exhibit III.F: Circulation Concept Plan, direct access to the Project will be
provided through access points along Sanders Road and Marana Road. Sanders Road
will be extended to the I‐10 Frontage Road, which provides additional access to the
community park, if approved by ADOT. The new Ranch House Way will be a collector
road providing access to the entire Property. Ranch House Way intersects with Marana
Road to the south and Sanders Road to the east. Local roads extending from Ranch
House Way provide access to the parks, northern planning areas and regional recreation
area. Kirby Hughes Road will remain in place connecting Wentz Road and the Frontage
Road. Kirby Hughes Road is the only access point onto Wentz Road from the interior of
the Property. The former Sagebrush Road alignment will be transformed into a linear
open space feature that doubles as a drainage and utility corridor. Internal circulation of
the Property consists of local streets branching off Ranch House Way and Kirby Hughes
Road. The internal streets will be public.
Pedestrian friendly movement throughout the Property is a main goal of the Circulation
Concept. This is accomplished in a variety of ways. Ranch House Way, the primary
collector spine road that connects all neighborhoods within the community, will be
broken up by a series of pocket parks. A system of pedestrian trails provides
connections throughout Ranch House and to the proposed community park adjacent to
I‐10 and Sanders Road. The trails will be accessible from local streets and are designed
with sidewalks and bicycle access. All areas of the Property are accessible by
automobile, bicycles and pedestrians.
An important aspect of the trail system is not only to serve those living within Ranch
House, but to connect and expand on the existing pedestrian infrastructure the Town
has developed around the site, most importantly along Marana Road. Ranch House
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understands the importance of this trail corridor, and the integration between the two
systems will be designed and constructed to the Town’s standards for shared‐use paths
for a flawless transition.
The community materials will unify the masterplan as a whole. This unity will continue
with the material used on the different trail classifications. Although final materials have
not been identified, these may include the use of concrete, colored concrete, pavers,
decomposed granite and asphalt. The final material selection will be cognizant of the
intended use of the trails. The trails will be constructed based on the Town’s/industry
standards.
All onsite roadway improvements are the responsibility of the Master Developer. The
extent and specific nature of offsite roadway improvements will be described in the
existing development agreement between the Town and the Developer. The exact
nature of the roadway improvements will be determined based on the findings of the
Ranch House Traffic Impact Analysis (“TIA”), submitted for review under separate cover.
The timing and scope of construction of offsite road improvements (including the
construction of traffic signals) to be provided by the Developer will be determined by the
Town based on the findings of the TIA. Slope and utility easements for internal
roadways may extend beyond the minimum right‐of‐way.
G. Grading Concept
The entire Property is an agricultural field; therefore, mass grading will occur. Prior to
site disturbance, additional geological studies will be done in order to meet necessary
standards. The Property will require stormwater retention per the Revised Development
Requirements for Drainage in Northern Marana, dated December 9, 2000. The
excavated material from the mass grading will be used onsite as needed to establish
positive flow from the southeast to the northwest as the Property historically drained.
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Exhibit III.F: Circulation Concept Plan
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Marana, Arizona III‐15
H. Water Resources
The development of the Project will mitigate existing sheet flow conditions on the
Property by constructing interceptor channels around the perimeter of the Property that
will have capacity to accept the 100‐year discharge, as determined from the Tortolita
Alluvial Fan Study non‐regional storm model. (See Section J ‐ Post‐Development
Hydrology for additional information regarding the design parameters for the channels.)
Plans and studies will be submitted to FEMA for review, and upon approval, FEMA will
issue a Conditional Letter of Map Revision (“CLOMR”). Upon completion of the
perimeter roadway drainage improvements and submittal of as‐built drawings to FEMA,
post‐Project FEMA flood hazard mapping within the Property will be revised to Zone X.
The Property will be removed from the Special Flood Hazard Area (“SFHA”) only after
receiving the Letter of Map Revision (“LOMR”).
The surface drainage outfall from the Property is located at the northwest corner of the
Property at the Wentz Road/Hardin Road intersection. Flow concentrates at the
Wentz/Hardin intersection before overtopping Wentz Road and continuing west.
The proposed drainage improvements will maintain historical drainage patterns along
the downstream Property boundary. There is, and will continue to be, a low flow outlet
pipe that drains from the detention basin to an existing tailwater channel at the
northwest corner of Wentz Road and Hardin Road. The profile of Wentz Road will
remain the same as under existing conditions to provide the 800‐foot‐long overflow weir
to downstream areas. Outletting flow in this manner will preserve the sheet flow
conditions along the downstream boundary.
I. Topography
The conceptual land use plan will utilize the existing topographic characteristics of the
land. The Project will generally maintain the natural 0.2% slope from the southeast
corner to the northwest corner of the Property. Localized changes in the slope will
occur within proposed local streets where necessary for drainage and sewer collection
purposes. No slopes greater than 15% are anticipated on the Property.
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J. Post Development Hydrology
1. Offsite
A master drainage plan will be submitted during the platting process. Most of the
Property is subject to shallow sheet flow with flooding depths of 0.5 to 1.0 feet,
which are mapped as Zone X (shaded) or Zone AO‐1 (depths of 1‐1.5 feet). Offsite
flows reaching the Property will require the construction of interceptor channels to
collect flow and convey it to the downstream Property boundary. To mitigate offsite
flows, water will be collected along the south, east and north Property boundaries
within drainage features/open space areas and conveyed through the Property or
along its boundaries to the northwest Property corner. Exhibit III.J: Post
Development Hydrology depicts the storm water control features for mitigation of
offsite and onsite drainage impacts. The function of these channels is described
below.
a. South
Approximately 460 cfs reaches Marana Road and continues north onto the Ranch
House Property. Prior to reaching Marana Road, these flows emanate from the
property located due south (Wentz 154) of the Ranch House Project and will be
intercepted along the Wentz 154 eastern boundary via a gunite‐lined trapezoidal
channel and conveyed north to Marana Road. (See Exhibit III.J.) Flows will then
be conveyed west to Wentz Road where they will be routed thru 2‐cell 3‐foot x
10‐foot reinforced concrete box culverts (“RCBC”) to the northeast corner of the
Marana/Wentz intersection. From here, flows will be conveyed north along the
east side of Wentz Road via a gunite‐lined trapezoidal channel to the Sagebrush
Road alignment. At this point, flows will cross Sagebrush Road via 2‐cell 3‐foot x
10‐foot RCBCs and discharge into a gunite‐lined trapezoidal channel, which will
be taking stormwater from the east. The channel will be upsized at this location
to accommodate flows from both directions.
b. East
Storm flows reaching the east Property boundary originate from the south and
east. Flows cross Marana Road at the Uptown at Marana project’s southern
boundary. Due to agricultural conditions, these flows spread out and sheet flow
west until they reach the Property’s east boundary (Sanders Road alignment).
Flows reaching the east boundary are depicted on Exhibit III.J as concentration
points (“CP”) 3 & 4, respectively.
Peak flows reaching CP 3 will be intercepted by a gunite‐lined trapezoidal
channel and conveyed north along the east side of an improved Sanders Road
right‐of way until they reach the Sagebrush Road alignment. Flows will cross
under Sanders Road and Sagebrush Road via 3‐cell 4‐foot x 10‐foot RCBCs and
will be picked up by a gunite‐lined trapezoidal channel and routed west along the
north side of the Sagebrush Road alignment to the Wentz/Sagebrush
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Marana, Arizona III‐17
intersection. At this point, the channel will be upsized to accommodate flows
coming from the south, as discussed above. Storm discharges reaching the
Wentz/Sagebrush intersection will be conveyed under Kirby Hughes Road via 4‐
cell 6‐foot x 10‐foot RCBCs and discharged into Retention Basin B. Retention
Basin B is designed to contain onsite storm flows for the 10‐ and 100‐year, 1‐
hour storm events.
Peak flows reaching CP 4 will be intercepted by a gunite‐lined trapezoidal
channel and conveyed north along the east side of an improved Sanders Road
right‐of way until they reach the I‐10 Frontage Road. At this location, water will
be routed via 2‐cell 4‐foot x 10‐foot RCBCs under Sanders Road and into a gunite‐
lined trapezoidal channel, which will route storm flows northwest along the west
side of the I‐10 Frontage Road to Retention Basin A. Retention Basin A is
designed to contain storm flows for the 10‐ and 100‐year, 1‐hr storm event.
Flows in excess of this will weir out along its west boundary. Water overtopping
the weir for Retention Basin A will be directed into a gunite‐lined trapezoidal
channel and conveyed northwest along the southwest side of the I‐10 Frontage
Road to the Hardin Road/I‐10 Frontage Road intersection.
c. Northeast
Flows reaching CP 5 and 6 originate from east of I‐10 and are conveyed under the
I‐10 freeway via existing 4‐cell 4‐foot x 10‐foot RCBCs. Flows eventually cross the
northeast boundary of Ranch House. Stormwater from these existing culverts
will be intercepted by the channel and conveyed northwest along the southwest
side of the I‐10 Frontage Road to the Hardin/I‐10 Frontage Road intersection.
From here, flows are conveyed west along the south side of Hardin to Retention
Basin B.
2. Onsite
The Property will be mass graded and left undeveloped with the exception of
drainage infrastructure. The Property will be graded to match existing conditions as
much as possible (i.e., gentle slope from southeast to northwest) with storm water
sheet flowing to the northwest corner of each catchment. The overall Property was
delineated into 3 separate watersheds and the 10‐ and 100‐year peak discharge for
each was calculated. Exhibit III.J reflects proposed conditions onsite drainage
patterns as well as proposed improvements of handling offsite stormwater.
Watershed A will be graded to sheet flow from southeast to northwest. Flows will be
intercepted by channels designed along Wentz Road and the Sagebrush Road
alignment to convey offsite flows to the northwest corner of the Property. Storm
water from Watershed A will ultimately be combined with flows from Watershed C
and retained within Retention Basin B. The total estimated 10‐ and 100‐year peak
discharges reaching Concentration Point 10 are approximately 147 cfs and 451 cfs,
respectively.
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Marana, Arizona III‐18
Watershed B will be graded to sheet flow from southeast to northwest. Flows will be
intercepted by and retained within Retention Basin C. The total estimated 10‐ and
100‐year peak discharges reaching Concentration Point 20 are approximately 150 cfs
and 457 cfs, respectively.
Watershed C will be graded to sheet flow from southeast to northwest. Flows will be
intercepted by and retained within Retention Basin B. The total estimated 10 and
100‐year peak discharges reaching Concentration Point 30 are approximately 84 cfs
and 266 cfs respectively.
Onsite flows from Watersheds A and C will be combined and retained within
Retention Basin B located in the northwest corner of the site. The high flow outlet
from this basin will be an 800‐foot section of Wentz Road just south of its
intersection with Hardin Road. The weir will discharge offsite stormwater into an
existing 30‐inch diameter corrugated metal pipe (“CMP”). When the capacity of this
pipe is exceeded, stormwater will overtop Wentz Road and continue west via a series
of tailwater pipes, channels and CMID irrigation ditches.
All building finish floor elevations will be designed to a minimum of 1 foot above
post‐Project 100‐year flood elevations. The channel system described above will
mitigate sheet flooding on the Property. A CLOMR will be prepared and submitted
to FEMA in conjunction with the subdivision platting process. A LOMR shall be
applied for after relevant grading and drainage infrastructure has been as‐built
certified. The LOMR shall be effective prior to the release of building permits. The
AO‐1 flood zone requirements shall be in effect until the LOMR has become
effective.
Onsite‐generated stormwater will be conveyed to the onsite retention/detention
areas via the interior street network by a series of storm drains and sidewalk
scuppers, which will be designed during the subdivision platting process. Onsite
stormwater conveyance will adhere to current Town development standards, FEMA
requirements and applicable basin management plans.
A stormwater pollution prevention plan (“SWPPP”) submitted to the Town will be
required prior to the issuance of grading permits for the future development of the
Property.
Development Plan
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Marana, Arizona III‐19
Exhibit III.J: Post Development Hydrology
Development Plan
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Marana, Arizona III‐20
K. Environmental Resources
Due to its previous use as an agricultural field, the Property has been completely graded.
There are no significant environmental resources on the Property. A Phase I
environmental report was completed by CMT Engineering, dated October 26, 2021. No
hazardous material was found onsite. An updated Phase I Environmental Assessment
report must be submitted to the Town and is valid for 180 days prior to the dedication of
any future easement or right‐of‐way to the Town and must document the status of the
former Kirby Farms Airstrip site west of Wentz Road.
L. Landscape Concept
Ranch House’s overall landscape theme is to tie the Project to the Town’s agricultural
and ranching heritage and strengthen its position as a gateway to the Marana Town
Center. A soft transition between urban development and adjacent rural areas is
achieved through the provision of perimeter buffers, which may incorporate open space
and multi‐use trails. The buffers will be designed in an attractive manner using informal
groupings of shrubs and trees or, where appropriate, by planting trees in an orchard grid
arrangement.
Another objective of the Ranch House landscape design is to enhance the pedestrian
character and climate of the community by introducing the concept of landscaped
pedestrian linkages and gathering places. Landscaped trails within the rights‐of‐way of
arterial and collector roads will facilitate access to parks throughout the Property.
The landscape concept includes the utilization of a combination of both drought‐
resistant plants ("xeriscape" plants) and lush vegetated areas throughout Ranch House.
Landscape themes are used to create both a shady and green appearance to counter hot
and arid conditions of the community's summer climate. Such themes will be
incorporated into design of open space and recreation areas, as well as streetscapes,
plazas and pedestrian nodes.
All landscaping and bufferyards within Ranch House will be provided in accordance with
the requirements of the Marana Town Code (“MTC”).
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Marana, Arizona III‐21
M. Open Space, Recreation, Parks and Trails Concept
The key focus for designers of Ranch House is to create an environment that fosters
social interaction and neighborhood connectivity, that is highly connected and promotes
smaller intimate neighborhoods, and where parents feel safe allowing their children to
play and visit friends. Ranch House is a place where trails are abundant and parks are
available close to everyone with residential eyes on the parks. In addition, the
community’s focal point, The Ranch House, will serve as the central hub where the
community can come together to connect with neighbors, friends and family.
There will be multiple pocket parks located along Ranch House Way throughout the
Specific Plan. Circulation surrounding the parks has been intentionally designed to make
them the focal point of the individual neighborhoods. These areas will be pedestrian‐
oriented, accessible via sidewalks and neighborhood trails. One‐way streets will slow
vehicular traffic around the park. Each park will include a variety of amenities, such as
landscaping, benches and linkage opportunities and will be constructed in accordance
with MTC 17‐5‐3(B)(12), which sets forth the minimum recreational areas. The Specific
Plan will also comply with the Recreation Manual, which will be used as a guide to
comply with Town Code. Required park areas may be combined to form larger park
spaces that offer active recreational amenities such as ball fields.
A large community park will be constructed adjacent to the I‐10 Frontage Road and
Sanders Road. The minimum size of the community park is 20 acres, and it will provide
active and passive recreation opportunities, including picnic areas, ramadas, grills,
soccer/football fields, baseball/softball fields and basketball courts. This park will be
dedicated to the Town. The park will be accessible by car from Sanders Road and the I‐
10 Frontage Road with approval from Arizona Department of Transportation (“ADOT”).
Pedestrian and bicycle access will be provided via the community and neighborhood
trails located throughout Ranch House. The design of the park will be subject to a Parks
Master Plan acceptable to the Town.
Linear open space connects the community park in the northeast corner of the Property
to Marana Road on the south. Within this open space, there is a multi‐use path from
which the neighborhood trails will branch off. These trails will be privately owned and
maintained. Community trails are proposed within the right‐of‐way of Ranch House Way
and possibly Marana Road. As this area of Marana continues to develop, these trails will
provide open space continuity throughout Northwest Marana and the regional trail
system. The RHCA will be established to provide long‐term maintenance of privately
owned recreation facilities, trails and other common areas.
The exact size, location and configuration of all parks, recreation and trail system
improvements will be defined at time of platting.
See Exhibit III.M: Open Space Concept Plan.
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Marana, Arizona III‐22
Exhibit III.M: Open Space Concept Plan
Development Plan
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Marana, Arizona III‐23
N. Cultural Resources
No areas of significance were found during a partial survey of the Property conducted in
1983. Because the entire Property has not been surveyed, prior to any onsite
disturbance, a field survey over the entire Property will be conducted. Specifically, a
cultural resource Class III (field survey) report for the Property must be reviewed and
approved prior to the issuance of a grading permit. The survey must also be less than 10
years old at the time of review and approval. If the Project has a federal nexus, then the
cultural report must be reviewed by the State Historic Preservation Office (SHPO).
In addition, any recommended testing and mitigation measures will be completed
before Property disturbance. In the event that significant archeological objects, any
human remains, or funerary objects are uncovered during construction work, all work
will be stopped in the area of the discovery and the Director of the Arizona State
Museum will be immediately notified of the discovery in accordance with A.RS 41‐865.
Action must then be taken to prevent further disturbance of such remains. The Director
of the Arizona State Museum will have ten working days to respond to any request to
proceed with ground‐ disturbing activities. If any artifacts are found, the Master
Developer will work with the Arizona State Museum to incorporate them into the
development, if possible.
O. Viewsheds
The Property is relatively flat with no significant topographical features. This allows
neighbors to see directly onto the Property and far distances. Immediate adjacent
viewsheds currently experienced by surrounding properties, may be impacted by
proposed development, especially for the neighbors along Wentz Road. However,
neighbors along Wentz Road will still enjoy the distant views of the surrounding
mountain ranges.
The areas of the property with the highest visibility from adjacent offsite locations are
located on the perimeter of the Property, specifically the portion of the Property
adjacent to the I‐10 Frontage Road and Wentz Road. Landscaped buffers established
along the perimeter of the Property and along major arterials within the rights‐of‐way
help to mitigate the impact of the Project on the neighboring properties.
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Marana, Arizona III‐24
P. Infrastructure, Public Services and Utilities
This section describes the type of infrastructure, public services and utilities that the
development requires. The phasing of the implementation of these services is discussed
in Section V.C: Phasing. All infrastructure will be constructed in accordance with the
build‐out schedule.
1. Sewers
The first component of a regional sewer system has been installed along Marana
Road at the southern boundary of the Property. An additional component of the
regional system is planned to be located along the Sagebrush alignment.
Marana Utility Department is currently in design for a 27‐inch sewer line from Clark
Farms to the Sagebrush alignment along Sanders Road. The 27‐inch line will follow
the Sagebrush alignment west through the Project. Ranch House will utilize gravity
and force mains to convey onsite wastewater to the 27‐inch main.
2. Schools
As shown on Exhibit II.C.9.a: Recreation and Schools, the Property is located within
the Marana Unified School District (“MUSD”). There are no schools located within a
one‐mile radius of the Property. The following schools within MUSD are expected to
serve the proposed development until new schools become available: Another
Chance at Education (ACE), Estes Elementary School, Marana Career ‐ Technical High
School, Marana Middle School, Marana High School and Roadrunner Elementary
School.
It is anticipated that this Project will generate approximately 3,500 residential units if
fully developed at the target residential densities. MUSD provided the following
multipliers to use for student enrollment projections (MUSD multipliers do not
distinguish between different housing projects):
Elementary: 0.25 students per home (0.25 x 3,500) = 875 students
Junior High & High School: 0.10 students per home (0.10 x 3,500) = 350
students
Onsite development will impact school capacity. The Master Developer has agreed
to a $1,200 per dwelling unit voluntary school fee.
3. Fire/Emergency Vehicle Service
The Property is within the Northwest Fire District with the exception of the two
church properties and the Commercial parcel at the southeast corner of the
Property, which have not yet been annexed into the fire service district.
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Marana, Arizona III‐25
Northwest Fire District Station 336, located approximately 1.4 miles southeast of the
Property at 13475 North Marana Main Street, is the nearest fire station.
Prior to a certificate of occupancy being issued for any dwelling unit located within
the parcels not currently within a fire service district, the owner shall have
completed or shall provide evidence to the Town’s satisfaction that the Property has
been annexed into a fire district or otherwise provide for fire protection service, as
accepted by the Town.
See Exhibit II.C.9.b (3): Fire Service.
4. Water Service
The Town Water Department will provide water service to this Project.
Two new water systems will need to be designed to serve this Property. The first is a
domestic or potable water system that may require a pumping station and a water
storage tank adequately sized to meet all fire and daily use demands, per the water
modeling completed by the Town’s Utility Department.
Any water to be used for irrigation purposes within landscaped open areas,
recreation sites and public facilities shall be coordinated with CMID. The Master
Developer will explore the option of providing lakes and basins on the Property
which could also be used for non‐potable water. Connections to individual
residential lots may also be installed, although there are no meter requirements for
these connections. CMID has the surface water rights to be used for this type of
system. At least one properly sized basin will be required onsite to serve the
irrigation system. Coordination for the irrigation system will be handled through the
CMID.
5. Private Utilities
a. Natural Gas
Southwest Gas Corporation will provide natural gas service. There is an existing
Southwest Gas line adjacent to Sagebrush Road within the Property and an El
Paso Natural Gas line on the east side of Hardin Road along the 1‐10 Frontage
Road, which will require special design consideration when improvements are
made to Hardin. Additionally, there is a plastic distribution gas main within the
right‐of‐way of Wentz Road between Price Lane and Marana Road.
b. Communications
Telephone service and line installation is available in this area through Century
Link.
Comcast Cable will provide cable services and installation to the Property.
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Marana, Arizona III‐26
c. Electricity
Electric services will be provided by Tucson Electric Power Company.
6. Cortaro‐Marana Irrigation District
Irrigation water flows westerly onsite along the current roadways bisecting the
Property in open‐air concrete‐lined “V” ditch canals. The interior irrigation ditches
are in use and currently under the control of Cortaro‐Marana Irrigation District
(“CMID”).
In order for the water to continue to pass through the Property to serve those lands
to the west and north, all existing ditches will be piped underground or will be
addressed by other agreement with CMID and the Town. The Town has existing
requirements to underground these irrigation ditches that are independent of any
CMID requirement. Any improvements made to the existing irrigation canals will be
the result of the Master Developer working closely with CMID and the Town to
ensure all parties’ needs are met and that all improvements comply with Town and
CMID standards.
Development & Design Guidelines
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Marana, Arizona IV‐1
IV. DEVELOPMENT & DESIGN GUIDELINES
A. Purpose and Intent
These regulations serve as the primary mechanism for implementation of the Specific
Plan. The Specific Plan Development & Design Guidelines establish the intensity and
character of the development by prescribing site‐specific development standards and
design guidelines that are tailored to the unique qualities of the Project. The regulations
contained within this section provide an appropriate amount of flexibility to anticipate
future needs and to achieve compatibility with surrounding land uses.
The purpose of these guidelines is to encourage creativity and a high level of design
quality. The guidelines foster development that enhances the physical image, identity
and value of the community.
B. General Provisions
1. Applicability of the Marana Town Code
If an issue, condition, or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Marana Town Code (“MTC”) that are in
place at the time of development shall apply.
2. Building Code
All construction and development within the Specific Plan shall comply with
applicable provisions of various codes and regulations adopted by the Town
including, but not limited to, building codes, mechanical codes, electrical codes,
plumbing codes, and fire codes current at the time of development.
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in a
particular zone classification within the Specific Plan, it shall be the duty of the Town
Zoning Administrator to determine if said use is: (1) consistent with the intent of the
zone, and (2) compatible with other listed permitted uses. Any person aggrieved by
the determination may appeal that decision to the Board of Adjustment.
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C. Development Guidelines
1. Medium‐Low Density Residential
a. Permitted Uses
Single Family Residential Detached
Parks and Recreation Facilities
Churches/Houses of Worship
Group Homes
b. Accessory Uses
Detached accessory structures, such as tool sheds, patios and cabanas,
non‐commercial hobby shops, children’s playhouses, etc.
Swimming pools, spas and related structures
Home occupations
Guest House
c. Prohibited Uses
Commercial Uses
Industrial Uses
d. Development Standards
Minimum Lot Area: 6,000 square feet
Minimum Lot Width: None
Minimum Lot Depth: 90 feet Minimum Lot Setbacks:
Front: 20 feet minimum; front setbacks may be reduced in accordance
with MTC Section 17‐7‐8.
Side: 5 feet minimum; side setbacks may be reduced in accordance with
MTC Section 17‐7‐8.
Street Side: 10 feet minimum
Rear: 15 feet; rear setbacks may be reduced in accordance with MTC
Section 17‐7‐8.
Maximum Building Height: 30 feet
Minimum Building Separation: 6 feet between primary and secondary
buildings; however, the adopted fire code shall take precedence.
2. Medium Density Residential
a. Permitted Uses
Single Family Residential Detached
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Parks and Recreation Facilities
Churches/Houses of Worship
Group Homes
b. Accessory Uses
Detached accessory structures, such as tool sheds, patios and cabanas,
non‐commercial hobby shops, children’s playhouses, etc.
Swimming pools, spas and related structures
Home occupations
Guest House
c. Prohibited Uses
Commercial Uses
Industrial Uses
d. Development Standards
Minimum Lot Area: 4,500 square feet
Minimum Lot Width: None
Minimum Lot Depth: 75 feet
Minimum Lot Setbacks:
Front: 20 feet minimum; front setbacks may be reduced in
accordance with MTC Section 17‐7‐8.
Side: 5 feet minimum; side setbacks may be reduced in
accordance with MTC Section 17‐7‐8.
Street Side: 10 feet minimum
Rear: 15 feet; rear setbacks may be reduced in accordance with
MTC Section 17‐7‐8.
Maximum Building Height: 30 feet
Minimum Building Separation: 6 feet between primary and
secondary buildings; however, the adopted fire code shall take
precedence.
3. Medium‐High‐Density Residential
a. Permitted Uses
Single‐Family Residential (Attached or Detached)
Parks and Recreation Facilities
Churches/Houses of Worship
Group Homes
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b. Accessory Uses
Detached accessory structures, such as tool sheds, patios and cabanas,
non‐commercial hobby shops, children’s playhouses, etc.
Swimming pools, spas and related structures
Home occupations
c. Prohibited Uses
Commercial Uses
Industrial Uses
d. Development Standards
The following development standards apply to both attached & detached
dwelling units:
Minimum Lot Area: 3,500 square feet, provided:
A maximum of 384 units (or 12% of the total 3,200 units within
the Specific Plan) are permitted on 3,500 square‐foot lots, and
The remainder of the lots must measure 4,500 square feet or
greater.
Minimum Lot Width: 45 feet (detached products only)
Minimum Lot Depth: None
Minimum Site Setbacks:
Front: 20 feet minimum; front setbacks may be reduced in
accordance with MTC Section 17‐7‐8.
Street: 10 feet minimum
Side: 5 feet minimum; side setbacks may be reduced in
accordance with MTC Section 17‐7‐8.
Rear: 10 feet; rear setbacks may be reduced in accordance with
MTC Section 17‐7‐8
Minimum setback for second story elements: 15 feet (20 feet for
front‐facing garage)
Maximum Building Height: 30 feet
Minimum Building Separation: 6 feet between primary and accessory
buildings; however, the adopted fire code shall take precedence.
4. Commercial
a. Permitted Uses
Apparel stores
Appliance stores
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Automobile service stations
Bakery
Banks and financial institutions
Barber and beauty shops
Bicycle shops
Blueprinting or photocopying Book and stationery store Childcare
institutions Churches/Houses of Worship Furniture stores
Convenience stores
Drive‐through facilities for banks, financial institutions, restaurants and
other similar uses
General offices: real estate, data processing, executive suites,
photographic services, travel agents, research services, administrative
offices, etc.
Group homes
Hardware stores
Laundromat and dry‐cleaning services
Medical and dental offices, including laboratories and clinics
Multi‐Family Residential
Parks and Recreation Facilities
Professional offices: law, architectural, engineering, planning, business
management, consulting, travel agency, financial services, etc.
Public Facilities
Restaurants (excluding drive‐thrus)
Single‐Family Residential (attached & detached)
Supermarkets
Tailor shop
Veterinary clinics
b. Prohibited Uses
No single user over 60,000 square feet
Automobile paint, body, brake and tire shops
Car washes
Contractors’ yards
Heavy equipment sales or lease
Manufacturing
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Storage uses
c. Development Standards
(1) Non‐residential
Minimum Lot Setbacks:
Front: 30 feet
Side: 20 feet
Rear: 20 feet
Building Setback Reduction: Building setback requirements may be reduced
15% when any of the following conditions are met:
Landscape requirements are increased by 50%.
Parking is located in the rear of building(s).
Customer and pedestrian sitting areas are provided.
Maximum Building Height: 30 feet
Maximum Lot Coverage: 35 percent
Parking: Per MTC.
(2) Residential
Single‐Family Residential (attached & detached): see MHDR Development
Standards.
Multi‐Family Residential (up to 14 RAC permitted): see Commercial Non‐
Residential Development Standards.
5. Design Criteria
The Specific Plan will be developed in compliance with the Town’s Residential Design
Standards (MTC Section 17‐7) and Multi‐Family, Commercial and Industrial Design
Standards (MTC Section 17‐8).
6. Circulation
a. Minimum Roadway Development Standards
All roadways within Ranch House will be built to current Town Standards.
Proposed streets within Ranch House are a mixture of collector and local
subdivision streets. The new Ranch House Way is the spine road providing
access to the entire Property. It will be designed as a collector road with a 90‐
foot right‐of‐way and will provide internal access to parks and local streets within
the Specific Plan and external access to Marana Road and Sanders Road.
Other internal streets will be classified as local streets, which provide access to
individual residences. Local streets are designed to handle 1000 average trips
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per day. Local residential streets within Ranch House will utilize the Typical
Roadway Local Street Section included in the Town’s Subdivision Street
Standards Manual.
Marana Road and Sanders Road are classified as arterial roadways. The Specific
Plan is proposing a 250‐foot right‐of‐way for Marana Road and a 250‐foot right‐
of‐way for Sanders Road. Both rights‐of‐way include multi‐use lanes and
sidewalks within generous landscape buffers to promote alternative forms of
transportation. The landscape buffers within the rights‐of‐way will also be used
for retention/detention facilities.
b. Traffic Calming Techniques
Traffic calming techniques, including, but not limited to, varying street widths,
parks with one‐way streets and a mixed use of paving materials will be utilized in
Ranch House, subject to approval by the Town.
c. Drainage
Interior collector roads and the perimeter roads will implement a storm drain
system at the time of roadway improvements, where applicable.
7. Streetscape
(a) A minimum 20‐foot landscaped buffer shall be provided along arterial roads with
a 10‐foot landscape buffer provided along collector roads.
(b) Medians shall be landscaped.
(c) Open space relief is encouraged at the end of cul‐de‐sacs.
(d) Landscaped curbways separating curbs and sidewalks will be provided in
accordance with the Town’s Residential Design Standards to enhance community
identity and encourage pedestrian activity.
(e) Use of front porches or front‐facing terraces is encouraged, as they promote
neighborhood interaction and provide a people‐oriented streetscape.
(f) Low open‐type fencing or landscape barriers should be used in areas where
vehicular or pedestrian access is discouraged.
8. Landscaping
(a) Informal groups of shade trees shall be planted next to structures within
recreation and open space common areas, school bus and transit stops, near
mailbox areas and along multi‐use trails.
(b) A minimum tree size of 15 gallons shall be required for street and parking lot
trees. Along spine roads, 20% of the trees shall be 24 gallons in size or greater.
Shrubs must be a minimum of 1 gallon.
(c) Trees that produce large canopies and provide shade are especially encouraged.
(d) Landscaping should be used to provide thematic and visual continuity at major
arterial street intersections, with tree plantings located in a manner to provide
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accent, consistency and definition to the street intersection.
(e) Landscaping in perimeter bufferyards shall include indigenous plants, wildflowers
and scattered groupings of trees and understory. In some areas, the use of
orchard trees in a grid pattern may be appropriate for use as a buffer.
(f) Any undeveloped remnant space within each of the planning areas must be
landscaped or used as park space.
(g) All orchard areas shall consist of a single species of trees and shall contain a
minimum of 20 trees that are 15‐gallon size or larger.
(h) All planter areas within parking lots shall be provided with trees at the rate of not
less than one tree per four parking stalls. Diamond‐shaped planter islands are
acceptable in parking areas for commercial and recreational uses.
(i) New development adjacent to agricultural or rural residential uses will provide a
minimum 20‐foot landscaped, open space buffer.
(j) Long, unbroken expanses of high, solid walls or fencing are prohibited.
(k) A master landscape plan shall be submitted with every new development project
within Ranch House.
(l) Landscape lighting should be low level and recessed to shield the source of the
light. Shrubs must be used to conceal landscape lighting fixtures.
9. Recreation and Open Space
All recreational areas and facilities within Ranch House will be provided in
compliance with Town standards, including Recreational Area Plan requirements.
a. Community Park
The Specific Plan proposes a large community park along the 1‐10 Frontage
Road. This 20‐acre park will be dedicated to the Town, and it have a service area
of approximately 1 mile. The park will provide both active and passive recreation
opportunities to the residents of the Ranch House community and the
surrounding areas. It will include multi‐use fields, baseball/softball fields,
playground equipment, picnic areas and grassy areas to be enjoyed by the public.
Recreational facilities dedicated to the Town will be constructed to Town
standards in place at time of development.
b. Pocket Parks
Pocket parks will provide common open space within individual subdivisions,
becoming the focal point of each neighborhood. The size of these parks will vary
as they are based on the number of residences within the subdivision. They will
be privately owned and maintained by the RHCA.
c. Linear Open Space
A large linear open space area extends from the community park to Marana
Road. The width of the open space will vary throughout its length, but it will
have a minimum width of 30 feet. Attractive landscaping will be present
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throughout this area, providing residents with an aesthetically pleasing open
space amenity. This area will be owned and maintained by the Community
Association for use by all residents within the Ranch House development.
d. Community Trail System
A community trail system will be established throughout Ranch House. It is a
two‐tier trail system (community trails and neighborhood trails) that incorporates
pedestrian and multi‐use paths to provide connectivity to the proposed
community park, the pocket parks, the linear open space and the individual
subdivisions.
The community public trails, to be dedicated to the Town, are planned to be
constructed along Ranch House Way, within the linear open space extending
from Marana Road to the community park and possibly Marana Road. These
trails create a spine trail system that the neighborhood trails feed into and
ultimately provide access to the entire Property. Multi‐use paths will be
constructed within the rights‐of‐way. Access to the community trails will be
provided from the neighborhood trails and the local streets within Ranch House.
The neighborhood trails are smaller, more community‐oriented trails providing
the critical link between the subdivisions and community trails within the Ranch
House area. These trails are meant to be used by the residents of Ranch House,
whereas the community trails are for the public. Access to the neighborhood
trails will be within the individual subdivisions and along the community trails.
The neighborhood trails may or may not also be multi‐use trails.
The Ranch House trail system will be constructed in compliance with the Town’s
Parks and Recreation Master Plan 2020‐2030.
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(1) Community Trails
30‐foot average width trail with 8‐foot minimum paved multi‐use path
and 2‐foot clear space on both sides of the multi‐use path placed along
all arterial and residential collector roads within the right‐of‐way.
Must provide access to all public open spaces, schools and community
facilities within Ranch House development.
Access points will be located at all street intersections and at a
maximum of every 0.5 mile.
Lighting at all street entrances to the trail.
Benches will be placed along trails at a minimum of every 0.5 miles.
Trails will be landscaped with native and drought tolerant vegetation.
Accent plants will be placed outside of any pedestrian areas including
the 2‐foot clear space.
(2) Neighborhood Trails
20‐foot average width trail corridor with a recommended 5‐ to‐8‐foot
minimum compacted and stabilized decomposed granite (“DG”) multi‐
use path.
Must provide access to the community trails and subdivisions within
Ranch House.
Security lighting at trail access points and where appropriate along the
trail
Trails will be landscaped with native and drought tolerant vegetation.
2 shade trees per 100 feet with appropriate ground cover or landscape
treatment.
10. Entry Features
Ranch House contains a series of entry features with an integrated design of
landscape, hardscape, monumentation and signage. Entry features aid in defining
the community’s character and present an introduction to the development.
Entry features shall comply with Town sight visibility triangle requirements.
a. Primary Entry Monumentation
The primary entry features with monumentation will serve as a gateway into
Ranch House. The monument, seen from a distance, provides the backdrop for
the Project name and logo. It signifies arrival and establishes the theme of the
development. The primary entry features for Ranch House, including walls, signs,
landscaping and pavement treatments, will be designed and installed by the
Master Developer. Project entry monuments for Ranch House will be located at
Sanders Road/Ranch House Way and Marana Road/Ranch House Way.
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b. Secondary Entry Monumentation
Secondary entry features identify the entrances into the individual
neighborhoods within Ranch House. Each entry into a subdivision shall be
uniquely designed with common elements that bind the entire Ranch House
community together. Secondary entry features will be constructed by the
developers of each subdivision with approval by the Master Developer.
c. Commercial Entry Monumentation
Monuments identifying commercial centers shall be designed using common
elements found in the primary and secondary entry features within Ranch House.
The Master Developer shall approve all commercial entry features.
11. Signage
All signage shall comply with MTC Section 17‐10.
12. Public Art
The Master Developer will incorporate public artwork into the Specific Plan in
compliance with Town Council Resolution No. 2021‐126 to beautify the community
and provide a unique identity for Ranch House. The following guidelines shall apply:
Public artwork shall be incorporated into the design of community
gathering areas, parks and commercial plazas. Streetscape elements,
such as community entry features, bus shelters and traffic circles,
should also feature artwork in their design.
Adjacent property owners are encouraged to develop shared
artwork, especially within common areas.
Artwork shall be composed of durable, weather‐resistant materials.
Artwork shall be located so that it is reasonably visible to the public
from a major road, open space area or building entrance.
Maintenance of artwork is the responsibility of the property owner.
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V. IMPLEMENTATION & ADMINISTRATION
A. Administration & Interpretation
The Specific Plan shall be administered by the Town’s Zoning Administrator, and all
implementation decisions shall be based on the purpose of the Specific Plan. If a conflict
arises between the Specific Plan and the Marana Town Code (“MTC”), the Specific Plan
shall control. If the Specific Plan is silent on any issue, and the MTC is consulted, the
purpose and intent of the Specific Plan shall control the Zoning Administrator’s decision
whether and how to apply the MTC. Appeals of any Zoning Administrator interpretation
of this Specific Plan may be made to the Board of Adjustment within 15 days of the date
of the interpretation. The Specific Plan will not result in the modification or change of
any existing Town‐adopted building codes.
B. Implementation Responsibilities
The three entities responsible for the implementation of improvements within the
Specific Plan are the Master Developer, the Builder and the RHCA.
The Master Developer is the entity responsible for ensuring the basic infrastructure
facilities, including sewer, water and roads, are planned and constructed to serve the
development areas within the Specific Plan in a timely and coordinated manner. They
will also build the public open space, which will be dedicated to the Town, and the
private open space which will be turned over to the RHCA.
At any time, the Master Developer may relinquish its rights and assign any or all rights to
one or more Builders. The Builder is the purchaser of a development area, or portions of
a development area and is responsible for building or providing for building within their
area(s) of ownership.
The RHCA is the entity responsible for the maintenance and management of all shared
private common areas that are not dedicated to the Town. In addition, the RHCA will
enforce the Master CC&Rs placed on the properties.
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C. Phasing
It is envisioned that this Project will be developed as a cohesive development, achieved
in phases, with an estimated build‐out period of 25 years. The development will likely
consist of 4 phases, as illustrated in Exhibit V.C: Phasing Schedule and described below:
The total number of residences within the Specific Plan will not exceed 3,500 (up to
3,200 residential lots, plus up to 300 MFR units). The number of residential lots to be
built in each phase will be determined at time of platting. The public and private open
space areas will be constructed on a proportionate basis in accordance with the amount
of land being developed. In general, development will progress from east to west, and
south to north with the areas adjacent to Wentz and Hardin Roads the last to develop.
1. Phase 1
Residential development will begin with planning areas 2 and 3, and the beginning
phases of the spine infrastructure will be installed, including:
Ranch House Way, which will provide access to the entire Property, will be
constructed westerly from Sanders Road and north from Marana Road to
serve planning areas 2 and 3.
Sanders Road will be extended from Marana Road to I‐10 Eastbound
Frontage Road.
Traffic signals should be installed at the Ranch House Way/Marana Road
intersection and at the Sanders Road/Marana Road intersection.
Construction of water and sewer systems will also take place during this
time.
2. Phase 2
Residential development will continue in planning areas 4, 5 and 6.
Ranch House Way will be extended from Marana Road to Kirby Hughes
Road.
3. Phase 3
Residential development includes planning areas 7 and 8.
Ranch House Way will be extended from Sanders Road to Kirby Hughes
Road.
The intersection of I‐10 Eastbound Frontage Road/Kirby Hughes Road will be
reconstructed such that Kirby Hughes Road will align perpendicularly to the
Frontage Road.
4. Phase 4
The final phase includes construction of residential planning areas 9‐13,
north of Kirby Hughes Road and commercial planning area 1.
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The portion of Ranch House Way north of Kirby Hughes Road will be
constructed.
The purpose of the phasing plan is to relate infrastructure requirements to proposed
development. Although the sequence is implied, development of phases may occur
in a different order or concurrently, at the discretion of the Master Developer, as
long as the related infrastructure is adequately in place. Changes in the phasing
order may occur due to unforeseen factors affecting development. Flexibility is
needed within the Specific Plan to address these changing needs while still
maintaining a timely development. Infrastructure such as roads, sewer, water and
grading will be constructed and extended in accordance with the build‐out of the
Project.
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Exhibit V.C: Phasing Schedule
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Marana, Arizona V ‐5
D. Amendments
Amendments to the Specific Plans are categorized as either administrative amendments
or substantial amendments. Administrative amendments are approved by the Zoning
Administrator after written application is made. Substantial amendments are approved
through the rezoning process set forth in MTC Section 17‐3‐1.
1. Zoning Administrator
The Zoning Administrator shall determine whether a proposed specific plan
amendment is administrative or substantial.
2. Administrative Amendments
Categories of administrative amendments include, but are not limited to:
a. The addition of new information to the specific plan maps or text that does
not change the effect of any regulations or guidelines.
b. Changes to infrastructure, such as drainage and utilities, which do not
change the overall intent of the specific plan or increase the development
capacity in the specific plan area.
c. Changes in the land use designation boundary, division of plan areas or
combinations of areas.
d. Minor modifications or adjustments to intrusions, encroachments,
easements, rights‐of‐way, or open spaces, so long as the modifications do
not conflict with the overall intent of the specific plan.
e. The addition of a use that is materially similar to a listed use, as determined
by the Zoning Administrator pursuant to the process set forth in MTC
Section 17‐4‐2(C).
Appendix A
RANCH HOUSE SPECIFIC PLAN
Marana, Arizona Appendix A
Legal Description
APPENDIX A: LEGAL DESCRIPTION