Loading...
HomeMy WebLinkAboutRancho Marana East Specific Plan Amendment 1 PCZ2309-0021 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 �` fl.' f!--;�C I F I o D I n 11 Rancho Marana East Amendment #1 PCZ2309-002 Approved 11 /29/23 REVIEWED FOR CODE COMPLIANCE MARANA t 01 /04/2024 - mjohns No. PCZ2309-002 Approved 'j A Planned Community by COMMERCIAL. SOU f'HWt`-,)'T INVF=STMENT, INC ,ZI6� . C==- MARANA AZ DEVELOPMENT SERVICES November 29, 2023 gpo0paradigmland. us Mr. Paul Oland Paradigm Land Design LLC 7090 N. Oracle Rd. # 178-193 Tucson, Arizona 85704 Re: PCZ2309-001 & PCZ2309-002 - Administrative Amendments to the Tortolita Shadows Specific Plan and Rancho Marana "East" Specific Plan Dear Mr. Oland: In response to your letter dated October 31, 2023, 1 have reviewed your request for small adjustments to the Tortolita Shadows Specific Plan and, directly adjacent, Rancho Marana "East" Specific Plan boundaries, along with the realignment and minor adjustments to the land use designations within the two specific plans. Administrative amendments to the specific plans are allowed to be made by the Planning Manager, according to Section 4.F.1. of the Tortolita Shadows Specific Plan and Section VII-F. of the Rancho Marana East Specific Plan. Administrative amendments may include the addition of new information to the specific plan maps or text that does not change the effect of any regulations or guidelines, also, changes to the community infrastructure phasing and alignment, such as roads, drainage, water and sewer systems that do not increase the development capacity in the specific plan area. Your request to modify the existing specific plan boundaries and adjust the affected land use designation areas in order to create a cohesive Stonegate master plan area under the direction of one owner, does not change the effect of any regulations and does not increase the development capacity of the two specific plans. Therefore, I have determined the proposed modifications to Tortolita Shadows Specific Plan and Rancho Marana East Specific Plan are allowed by administrative amendment and is approved, with all modifications to be described and depicted through updated text and graphic exhibits that may be affected within the specific plans. Sincerely, Steven Cheslak, Planning Manager 11555 WEST CIVIC CENTER DRIVE / MARANA, ARIZONA 85653 / (520) 382-2600 / FAX: (520) 382-2639 / MaranaAZ.gov PARADIGM LAND jgDESIGN � LLC GPO@Pa TO: Town of Marana Development Services Dept. 11555 West Civic Center Drive, Building A2 Marana, AZ 85653 PROJECT: Stonegate Master Plan Minor Amendments to the Rancho Marana East and Tortolita Shadows Specific Plans Dear Marana Planning, FROM: Paul Oland DATE: 9/11/2023 Rev.10/31 PROJECT #: 20byaO2 Over the past few years nearly Too acres of development land centered around the future intersection of Adonis Road and Moore Road have been assembled as the "Stonegate Master Plan". The Plan builds on, and reconfigures, the existing zoning entitlements within the Rancho Marana East Specific Plan, the Tortolita Shadows Specific Plan, and roughly 165 acres of adjacent land to square off the overall boundary. The master plan approximately follows the boundaries between the three properties listed above, but small adjustments are needed to follow the new design of parcels and residential plats where the two specific plans abut one another. Accordingly, the internal land use designations within the two specific plans are proposed to be realigned by this application as well. No adjustments are proposed to the boundaries between the specific plans and the 165 acres with standard Town zoning designations. The revised land use calculations demonstrate that the proposed parcel and land use realignments do not expand, but rather preserve the existing zoning entitlements. The Stonegate Master 04 Plan is shown to the right for reference. Administrative amendments to the specific plans are allowed accordingto Section VII-F.3. of the Rancho Marana East Specific Plan and Section 41.1. of the Tortolita Shadows Specific Plan. The proposed amendments affect several exhibits and tables within each Plan. Those revised pages are attached to this letter, along with the application forms, owner authorization forms, etc. Please let me know if you need any additional information. Sincerely, Paul Ol�and Page 1 of 1 G:\Projects\zoby Stonegate\aoz Specific Plan Amendments\oz32 Rancho Marana East\Sub 3\Sub3 Request Ltr.docx Rectification of Existing Specific Plan Boundaries within the Stonegate Master Plan 10/31/2023 Code Zone Description Existing per Proposed Proposed Survey Boundaries Change TOM R-4 Garden Residential 4 62.9 Ac. 62.9 Ac. 0.0 Ac. TOM R-5 Garden Residential 5 91.4 Ac. 91.4 Ac. 0.0 Ac. TOM MR-1 Multi -Family / High Density Residential 11.0 Ac. 11.0 Ac. 0.0 Ac. TOM TOTALS: 165.3 Ac. 165.3 Ac. 0.0 Ac. TSSP AC Activity Center 73.9 Ac. 72.5 Ac. -1.4 Ac. TSSP U Urban 115.8 Ac. 126.2 Ac. TSSP S Suburban 84.3 Ac. 83.9 Ac. -0.4 Ac. TSSP OS/D Open Space / Drainage 4.8 Ac. 4.0 Ac. -0.8 Ac. TSSP ROW Right-of-way 0.0 Ac. 0.0 Ac. 0.0 Ac. TSSP TOTALS: 278.8 Ac. 286.6 Ac. _ 7.8 Ac. RMESP C-1 Commercial 1 41.9 Ac. 47.8 Ac. RMESP C-III Neighborhood Commercial 37.3 Ac. 25.9 Ac. RMESP O/B-1 Office / Business 1 26.4 Ac. 30.7 Ac. RMESP O/B-II Garden Office 55.9 Ac. RMESP MDR Medium Density Residential 72.0 Ac. RMESP TOTALS: 233.5 Ac. GRAND TOTALS:I 677.6 5.9 Ac. -11.4 Ac. 4.3 Ac. 50.7 Ac. -5.2 Ac. LLB./ AC. I -/.Z5 AC. 677.6 0.0 PROPERTY KEY Overall Master Plan Boundary —, _ Town of Marana ♦-----z---- j 1 ` --- Standard Zoning Existing / ("TOM") 1 ♦ Rancho Marana East 1 Specific Plan - - — '��� j ♦ ("RMESP") I 1 L__� 1 RMDRP ; 1 ; FTOMI R-5 RCESP / I � ; � Existing1 - — j - / 1 1 ♦� Tortolita Shaows Specific Plan i , ```����` �, � � ---- ��` �♦ ,•� I ("TSSP") j `\ I 1 ♦rI TOM �♦ �j / 1 R-4 ♦♦---------------�--- 1 1 ♦♦ 1 RMESP RMESP 1 ♦♦ • RMESP 1 • • \ \ {i••••• I MDR 1 •••• \ 400\ \ I ••••• TOM RMDRP 1 .• MR-1 \ \ RMESP/-------------- -------------------------- \•----7 'G -P 1 I, ``�♦ ' 1 ♦♦♦ 1 �19 , R5 ♦ � ♦% RMESP „� 1 `V,O O/B-II I ♦♦ I� ♦ ♦ 1 1 ♦•��-••• ♦ ilk ♦ 1 TSSP 1 AC 1i �♦ I `♦ RMESP ,♦ `\ ••••• 1 �••.�,••• I C-1 ♦ RMESP %• Lc� ♦ ♦ 1 ••�� 3�' QQG, RMESP ♦♦ 1 \ �C�j}Fy6U c?��,p 11 1 % 1 ♦ �� 1 1 ♦♦ ♦♦♦ A �p ��i9� �� 1 1 ♦ ♦♦ ♦ 1, \ Q ®�®�j4�® IFS \ 1 nQ �♦ RMESP N 1 1 C I 1 .f� 1 TSSP 1 1 ♦ ' 1 1 / 4 1 1 I TSSP 1 1 I O¢'�.O / 1 1 � ♦ 1 I TOM 1 � , R-5 ♦` 1 I 1 ♦ I 1 i TSSP ♦♦♦ .••' , OS/D ♦ 1 In Association With Bowman Overall Master Plan Boundary RMESP MDR M � M ' 1 - � 1 I 1 RMESP 1 RMESP MDR 1 I 1 RMESP 1 / MDR 1 1 1 1 1 TOM 1 R4 , RMESP TOM R-4 1 1 1 1 1 , 1 TOM 1 R-5 1 1 , 1 1 pOM ` PROPERTY KEY \ -- Town of Marana --� Standard Zoning /Existing) Rancho Marana East I ("TOM") Specific Plan-------- ("RMESP") 1 \ Existing TOrt011ta Shadows I i� \ I Specific Plan \ ("TSSP") �r TOM 1 R-5 I , 0 1 O/B-II % RMESP C-III , TACP � ,, RMESP '�♦ ♦, �. C-1 1 1 1 1 ROPE' 1 ��. .., 00 TSSP ; .% �. r , , RMESP %` O/B-I , ♦ TSSP AC TSSP � ` ♦ —A �%% RMESP �, C-1 ��' C ♦ S `� 1 �♦ I \ ♦ 1 1 ` i TSSP S , .EA TSSP U � , ; 1 1 1 % RMESP ,`�41 C-I ' 1 1 + 7O TSSP 1 1 I /70 ,I 0 ) I , TSSP S 1 1 1 ITSSP �O--------'' 1 1 TSSP s' 1 1 U , , 1 1 TSSP 1 In Association With Bowman TOM , R-5 , 10/31/23 zobyaoz Adonis MHP • t t p Block 24 M 246A RMESP MDB -77 45020 31.2 Ac. c9 A Overall Master Plan Boundary Cd \\ �di _ Block 20 ' . A 4 TOM R-5 ii +TOMft q , - 26.0 Ac. 46x120 22.6 Ac. Linear Recreation 45,,120 26.7 Ac. U In Association With Bowman W/ W L R LantlpA E scae rchltacts Block 9 40,02Dx1 O 0Ace . Block 30 TOM R-4 10020 7.7Ac. Block 31 yi6, AESP MDR 40x120 y�r i1AAc y TOM BI k18 Q ®� R tI 00 Y5pg1m0�Lll]�tTJp ® 0 e ® TOM MR01 tN AP BI ck9ry32 i6REB�Q anl0�'�p�� e�+ R ntal 0 sots°"0 �e `fi�G�POp�. `. 15p'1 a ei,���Q`✓p RMESP C-I da� �pOC?9' , .� A p� { 0.125p � d 1 OORE R oo©� p9 �\ a ��� 8ggq ► Block 6 \ 40020 11.4 Ac. 45.120 34.4 Ac. TSSP U TSSP U TSSP / Southern Channel is j Zoned TSSP OS/O Rental 12.2 A< Speer Manarina tlPlan Existing Property Data 1. Property Area: 242t Ac. Rancho Marana East 278t Ac. Tortolita Shadows 165t Ac. MR-1, R4 & R5 Areas 685t Ac. Total 2. Existing Zoning: MR-1, R-4, R-5, and F (Tortolita Shadows & Rancho Marana East Specific Plans). Note: Zoning Boundaries Extend to Right -of -Way Centerlines except within Tortolita Shadows. 3. Existing Gen. Plan: TN (Traditional Neighborhood, <18 Homes per Ac.) Subject Property MPA (Master Plan Area) Tortolita Shadows & Rancho Marana East 4. Allowed Units: 777 within MR-1, R4 & R5 Areas 1,350 within Rancho Marana East 1,788 within Tortolita Shadows 3,915 Total 5 Gross Density. 5 7t Units per Acre 6 Recreation Areas. Provided Win individual parcels and throughout overall Master Plan in order to meet requirements of the Marana Zoning Code. j�r •- PROPERTY KEY I elock22 "VA �RatrcShp°acM�aicFas[ _ �c A\ 50,120 12A Ac. " rOM A 5 Reg ral Dra: g & "\ ) Linear Recreatiman Area � 1 Tw1oIRa8 pdows `P'1 Block 23 Extens'an by Olhe5 , �( S /�, Community !' �,�/ Park .) R- TOM R 5 LEGEND -> -93 60' x 120' Lots 9 55' x 120' Lots Block 11 , �y 50' x 120' Lots K 60x120 TSSP Ac TSSP s & Tom lr 45' x 120' Lots IL R-5 IL - • 40' x 120' Lots • �'�c -. Rental Units 4( n, Common Areas r=: Recreation Areas Block 10 ' ssxlz0 NOTE: Land uses, subdivision rssys \ y'R ' configurations, and recreation areas Fp roM a s ` are subject to change as permitted by ° existing zoning. Block l6 4Dx120 " R 21.5 u 1 F s'. Saw BI k 17 pgpap m 9, - s Park TSSP S`I ?'�°,�°' A T i.1.I L SOxl20 49.2 Ac. Blocks 45x120 25.3 Ac TSSP S 91HjH ` `oagaol 1 1 1 1 1 i 1 1 1 1 1 1 I Adopted by Marana Town Council February 13, 1990 Amended May 18, 1999 Prepared for. P t 130 West RtvW Road Tuc L Arb=m a5704 Prepared by: FrotspffiTLB THE Wta GROUP THE Pl-k"NING `ENTER CUG ORAMAGE 4444 Fast Broadway 950 tt Finance Center Or- Ste. 210 201 K Stone. Ste_ 201 Tucson Ar¢ona 65711 Tucson, Arizona 85710 Tucson, Arizona 85702 1 been revised solely in compliance with the Town of Marana Town This Specific Plan has b s y p Council approved amendment adopted on May 18'', 1999 (Ordinance 99.13). The signature below certifies no other amendments, revisions or changes to text, exhibits, and e have been made y Lewis and Roca, LLP. D.....,„ T- s and Roca, LLP 1 1 I 1 c. ANN RODRIGUEZ, RECORDED BY: RBJ RECORDER Olt DOCKET: 11057 p UTY RECORDER O PAGE: 1189 _ 2234 =SMARA ROOE x NO. OF PAGES: SEQUENCE: 3 . t A 19991030368 TOWN OF MARANA 90�� 05/28/1999 ATTN: TOWN CLERK ORDIN 14:50 13251 N LON ADAMS RD MARANA AZ 85653 MAIL AMOUNT PAID $ 8.00 MARANA ORDINANCE NO.99.13 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AMENDING THE RANCHO MARANA SPECIFIC PLAN BY SPLITTING DEVELOPER RESPONSIBILITIES ALONG OWNERSHIP LINES AND UPDATING THE CIRCULNATION PLAN FOR PORTIONS OF SECTION 26, 27, AND 28, TOWNSHIP 11 SOUTH, RANGE 11 EAST. WHEREAS, on the 6th day of February,1990, the Marana Town Council adopted Ordinance 90.04, which adopted the Rancho Marana Specific Plan; and WHEREAS, Doerken Properties, Inc. currently owns land within the Rancho Marana Specific Plan and is developing those areas within the Town of Marana consistent with the purpose and intent of the Town of Marana General Plan; and WHEREAS, the applicant, Doerken Properties, Inc., has applied to the Town of Marana to divide the Master Developer responsibilities between Rancho Marana East and Rancho Marana West and update the conceptual Circulation Plan to be consistent with the La Mirage Subdivision Plat for portions in Sections 26, 27, and 28, Township 11 South, Range 11 East, of the Rancho Marana Specific Plan; and WHEREAS, one area impacted is east of the freeway (Rancho Marana East) and west of the freeway (Rancho Marana West), which would reflect a division in ownership and subsequent division of Master Developer responsibilities; and WHEREAS, the other area impacted reflects the realignment of the secondary arterial which bisects the property contained in the La Mirage subdivision plat, based on conditions of the La Mirage Preliminary Plat adopted on February 17,1998, by Marana Resolution No. 98-04; and WHEREAS, the Marana Planning and Zoning Commission held a public hearing on March 31,1999, and voted to recommend that the Town Council grant the amendments subject to the incorporation of minor revisions and clarifications to the Rancho Marana Specific Plan for portions of Sections 26, 27, and 28, Township 11 South, Range 11 East, and b Pate t of 3 1 1 1 I r WHEREAS, the Town Council of the Town of Marana held a public hearing on May 18,1999 to obtain input from the applicant, Town staff, and the public on the amendments to the Rancho Marana Specific Plan and finds that the adoption of the amendments to the Rancho Marana Specific Plan are in the best interests of the Town of Marana. NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1: The amendments to the Rancho Marana Specific Plan are hereby adopted as follows: 1. Divide Master Developer(s) responsibilities between Rancho Marana East and Rancho Marana West to reflect a division in ownership and separate responsibility of the Master Developer(s) within the boundaries of Rancho Marana East (east of the freeway) and Rancho Marana West (west of the freeway) as follows: a. Spine infrastructure, including roads, sewers, utilities, and on -site detention/retention; and b. Formation of homeowners associations; and C. Formation of design review boards. 2. Update the conceptual Circulation Plan to be consistent with the La Mirage Preliminary Plat, approved by Marana Resolution No. 98-04, as follows: a. Realignment of the secondary arterial which bisects the 508- lot single family detached home subdivision, on 138.27 acres of property, located within a portion of the North 1/2 of Section 26, Township 11 South, Range 11 East. Section 2: The provisions of this Ordinance, and the Rancho Marana Specific Plan Amendment granted hereby, are contingent upon the following conditions: 1. The developer shall submit a complete revised specific plan titled "Amended Rancho Marana Specific Plan" within sixty (60) days of the adoption of this Ordinance, said document to be the original Rancho Marana Specific Plan with only those amendments set forth in this Ordinance and other minor typographical corrections. 2. The Amended Rancho Marana Specific Plan must contained a certification by the responsible planner that no revisions have been 1 Page 2 of 3 1 made to the specific plan other than those set forth in this Ordinance and other minor typographical corrections. 3. The Town Manager must accept the Amended Rancho Marana Specific Plan in writing within thirty (30) days of submission. Section 3: All Ordinances, Resolutions, and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 99.13. Section 4: If any section, subsection, sentence, clause, phrase or potion of this Ordinance or any part of the Town Code, adopted herein by this reference, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 18th day of May,1999. ATTEST: ocelyn . Entz Town Clerk APPROVED AS TO FORM: Daniel J. Hochuli As Town Attorney and not personally Mayor ORA MAE I-YARNT— IPage 3 of 3 THIS DOCUMENT IS C FFMFIED TO BEATRUEAND COMPLETE COPY OF THE SPECIFIC PLAN APPROVED BY THE MARANA TOWN COUNCIL ON (DATE) 2-6--90 AND ADOP i BYTHE MARANATOWN COUNCIL SY ORDINANCE NO. 9 0_0 4 ON 2-6-90 P NNEa The BY Michael J- TOWN OF MA f% BY ?� t;'- Center I ORDINANCE NO. 90.04 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA ADOPTING A SPECIFIC PLAN FOR RANCHO MAR.ANA. WHEREAS the.Planning Commission of the Town of Marana, Arizona, after a public hearing, has transmitted its recommendation relating to. the Specific Plari"for Rancho Marana for lands within the corporate limits of the Town of Marana; and WHEREAS the Town Council has held a public hearing With r respect to the Specific Plan for Rancho Marana; and WHEREAS the Marana Town Council desires to maintain its proper role in shaping the future development within its existing boundaries; and WHEREAS the Marana Town Council has deterained.that the' Specific Plan for Rancho 71arana is desirable for the continued development_.of...;the-Town. of : Marana; ..and _ WHEREAS the requirements of A.R.S. Section 9-461a09_ have been complied with. NOW, THEREFORE, BE IT ORDAINED that the Town Council of the Town of Marana, Arizona does hereby adopt and approve the Specific Plan for Rancho Marana as more fully set forth in that public record entitled "Rancho Marana Specific Plan dated January 8, 1990", which -public record is hereby adopted by reference and Incorporated herein as if fully set forth herein. IT IS FURTHER ORDAINED that any violation of this Ordinance and the failure to comply with the specific Plan it Incorporates shall be deemed a Class 1 Misdemeanor, and that each 11 ' day that a violation continues shall be deemed a separate - - Y offense. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona this 6th day of February, 1990_ MAYOR Date Signed:�e4e- O ATTEST: ZOWN CLERK APPROVED AS TO FORM: WN A t - 1 .. 1 TABLE OF CONTENTS 1 I. SPECIFIC PLAN SUMMARY......................................................................................................I-1 H. INTRODUCTION ....................................................................................................................... II-1 A. Purpose . . II-1 B. Location....................................................................................................................II-1 C. Authority and Scope................................................................................................ II-2 D. Legal Description..................................................................................................... II-2 III. DEVELOPMENT CAPABILITY............................................................................................III-1 A. Topography and Slope............................................................................................III-1 B. Existing Land Use...................................................................................................III-1 C. Hydrology................................................................................................................III-7 D. Vegetation and Wildlife Habitat.............................................................................III-8 E. F. Soils and Geology......................................................... ........................................ Archaeology..........................................................................................................III-15 III-10 G. Existing Infiastructure and Public Services.........................................................III-15 IV. DEVELOPMENT PLAN.........................................................................................................IV-1 A. Purpose and Intent...................................................................................................IV-1 B. Goals C. ........................................................................................................................IV-1 Land Use Plan .........................................................................................................IV-3 D. Circulation Plan.......................................................................................................IV-6 E. Water Resource Concept Plan ..............................................................................IV-10 F. Public Facilities ............................................................................. ..IV-16 G. Open Space Plan ...................................................................................................IV-17 H. Recreation/Trail Plan I. ............................................................................................IV-18 Landscape Plan ......................................................................................................IV-20 J. School Facilities....................................................................................................IV-21 V. DEVELOPMENT REGULATIONS................................................................................... V-1 A. Purpose and Intent.................................................................................................... V-1 B. C. Definitions ... ......................... ...................................... .................. .......................... General Provisi..ons................................................................................................... V-1 V-4 D. General Subdivision Standards................................................................................ V-6 E. Development Standards........................................................................................... V-8 F. Utility Development Standards............................................................................. V-18 i ITABLE OF CONTENTS (CONT'D) VI. DESIGN GUIDELINES........................................• A. ---........................................................VI-1 Introduction and Purpose. .VI-1 B. Landscape Architecture Guidelines........................................................................VI-1 C. Residential Design Guidelines................................................................................VI-6 D. Commercial/Office Guidelines...............................................................................VI-9 VII. SPECIFIC PLAN IMPLEMENTATION.......................................................................... VII-1 A. Purpose.................................................................................................................. VII-1 B. Phasing Plan.......................................................................................................... VII-1 C. Development Plan Review Procedures ................................................................ VII-8 D. Subdivision............................................................................................................. VII-9 E. Transfer of Density............................................................................................. VII-10 F. General Administration....................................................................................... VII-11 G. General Implementation..................................................................................... VII-11 r H. I. Amendment Procedures...................................................................................... Monitoring Program............................................................................................ VII-12 VII-12 VIII. APPENDIX A. Legal Description and Map B. Arizona Game and Fish Department Letter C. Cu Arizona State Museum Letter Rancho Marana Cultural Resources D. Puna County Wastewater Capacity Response Letter E. F. Recommended Plant Palette Right -of -Way Letter G. Cortaro Water Users Letter H. GRC Soils Letter u 11 ILIST OF EXHIBITS Regional/Vicinity Map...................................................................................................................... II-3 TopographyMap.............................................................................................................................. III-2 ExistingFeatures Map.....................................................................................................................III-4 ' Marana General Plan/Specific Plan.................................................................................................III-5 Marana General Plan ................................................................... ..............III-6 ExistingHydrology..........................................................................................................................III-9 ' Soils Map ................................................................................................................................ Existing Infrastructureure III-1 I .III-18 LandUse Map..................................................................................................................................IV-4 Rendered Illustrative Land Use Map ........................... .... ... .. IV-5 CirculationPlan ................................................................................................................................IV-7 RoadwayCross-Section...................................................................................................................IV-8 HydrologyPlan ..............................................................................................................................IV-12 HydrologyCross -Section ......................... ...................................................................................... IV-13 Open Space/Recreation/Trails.......................................................................................................IV-19 Landscape Plan ........................................ .... ....... IV-22 LandUse Plan Phasing ...................................... ............................................................................ VII-6 Hydrology Plan Phasing......................................................................................... ........ VII-7 ............... LIST OF TABLES Land Use Table.............................................................................. ............ . V-9 ....... ............................... Relationships of Planning System Components........................................................................... VII-3 Rancho Marana Specific PIan Monitoring Report ...................................................................... VII-14 J IL SPECIFICPLANSUAl"Y The Rancho Marana Specific Plan provides a vision for the future. Located in the heart of Marana, it envisions a thriving central municipal and business district with excellent circulation, quality of development, character and aesthetics. This Specific Plan establishes comprehensive guidance and regulations for the development of approximately 996 acres located within the Town of Marana, Pima County, Arizona. The Specific Plan establishes the development regulations, policies and programs for the implementation of the land use plan. The Specific Plan will replace the current property zoning. This Specific Plan is regulatory, adopted by ordinance and is consistent with the Town of Marana's General Plan. The Specific plan will be divided into two areas; land located east of Interstate 10 will be known as Rancho Marana East (approximately 242 adres) and land west of the interstate will be known as Rancho Marana West (approximately 754 acres). There will be separate Master Developers for Rancho Marana East and Rancho Marana West. Their responsibilities include the engineering and implementation of the spine infrastructure system(s), (which include roads, onsite detention/retention, and utilities) formation of homeowners' associations and associated fees and assessments. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.09. The law allows for preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and further allows for the review and adoption of Specific Plans. As well, the Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of Specific Plans. 1 11 L 1 H. INTRODUCTION A. PURPOSE The Rancho Marana Specific Plan is a vision for Marana's future town center. It strives to lay the ground work for a thriving central municipal and business district with excellent circulation, quality development, character and aesthetics. The Specific Plan examines a stud area of approximately 996 acres P Y PP Y located in the North Central portion of the Town of Marana. The site has been analyzed to determine development capabilities while considering environmental conditions and existing infrastructure. The plan provides the framework in which a core area of Marana will be developed into a functional Town Center. ' The Rancho Marana Specific Plan articulates planning considerations for the site and imposes regulations and/or controls for development. This document is a device to implement the General Plan. This document will be a suitable development control mechanism, and when adopted by a jurisdiction will serve both a planning and regulatory function. The Development Plan (IV), Regulations (V) and Implementation (VII) are regulatory. The Development Capability (III) and Design Guidelines (VI) are non -regulatory but essential to the planning and development of the community's character. B. LOCATION The site is located in the North Central area of the Town of Marana bordered on the south by Moore Road. The southern half of the west boundary is 1/2 mile west of Sandario Road. The northern half of the ' west boundary is approximately 550 feet east of Sandario Road. To the north is Grier Road and the eastern boundary includes 246 acres east of Interstate 10 (Exhibit II-3). The Specific Plan area is approximately 1-1/2 miles north of the Avra Valley Airport. The property can be accessed from Interstate 10 at the Marana interchange, 1/2 mile to the north, or the Tangerine interchange, I mile to the south. A Moore Road interchange is proposed for the future in the Town of Marana's General Plan and will provide direct access to the property. The northeast comer of Lon Adams and Barnett intersection is the Marana District Park. North of the park is the Sheriffs Department, Marana Junior High School, and the Marana School District Administration office. The John Wayne Lodge, utilized for a number of community functions, is adjacent to the eastern boundary of the Specific Plan site. Rancho Marana is a planned community with a mix of residential, commercial, office, public and recreational uses. Other specific plan developments within the Town of Marana and their respective distances to Rancho Marana include: Continental Ranch, four miles to the south; Acacia Hills, six miles to the southeast and Tortolita Mountain Properties, six miles to the east. C. AUTHORITY AND SCOPE The Rancho Marana Specific Plan has been prepared pursuant to the provisions of the Arizona Revised Statutes, Section 9-461.09. The Arizona Government Code authorizes jurisdictions to adopt Specific Plans by resolution as policy or by ordinance as regulations. The Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans by ordinance. Hearings are required by both the Town Planning Commission and the Town Council after which the Specific Plan must be adopted by the Town Council to be in effect. Rancho Marana Specific Plan is a regulatory plan which will serve as the zoning for the subject property. Proposed development plans, or agreements, tentative plats and any other development approval must be consistent with the Specific Plan. Projects which are found consistent awith the Specific Plan will be deemed consistent with the Town's General Plan. 1 The intent of this Specific Plan is to provide a concise development plan for the subject property. This Specific Plan will serve to implement the development of the approved plan within the bounds of the regulations provided herein and will be adopted by ordinance as a regulatory document. D. LEGAL DESCRIPTION See Appendix A. Il-2 1 n � n 0 0 1 IIl. DEVELOPMENT CAPABILITY A. TOPOGRAPHY AND SLOPE The Specific Plan area is used for agricultural purposes and is ' characteristically flat. The site gently slopes down from the southeast to the northwest and west. There are no restricted peaks or ridges, rock outcrops, topographic features, or slopes 15% or greater on the site (Exhibit III-2). B. EXISTING LAND USE ' Rancho Marana is located centrally within Marana's town limits. The current land use is agricultural and the property is currently being farmed. Existing land uses within 1/4 mile radius include agricultural lands to the south; along the north boundary of the Specific Plan area are single-family residences, Marana Junior High School, and the Marana Library (see Exhibit III-4). The Specific Plan area is accessible from five roadways. The east/west roadways are Moore and Barnett Roads. Moore Road, the southern boundary of the site, has a 60' R.O.W.. Currently, it is paved west of Sandario Road with the remainder scheduled to be paved in the near future. Barnett Road, one-half mile north of Moore Road, is an unpaved roadway with a 50' R.O.W.. Additionally, Grier Road provides access via Sandario and Lon Adams. The north/south roadways include Postvale, Sandario and Lon Adams Roads. Lon Adams Road, perpendicular to Barnett Road, is paved. Sandario and Postvale Road, both unpaved, run perpendicular between Barnett and Moore Road. Sandario Road is along the section line between Section 28 and 27. Postvale Road runs along the Section line between section 27 and 26. These roads have 60' rights -of -ways. Interstate Highway 10 cuts through the southeastern portion of the site (See Exhibit III4) and will provide direct access to the parcel in the future. Paved frontage roads exist on both sides of Interstate Highway 10 and provide direct two-way access to the north and south. There are six areas scattered on the Specific Plan area that have farm - related building structures (see Exhibit III4). There are two well sites, one located in Section 26 and one in Section 28. The Town of Marana's General Plan Land Use identifies several land uses within the Specific Plan area. A Village Core (Zone A) is identified at the c a -1 F O t[] :3 n .0 w " 1 .o Z 0 n O N O a 0 -1 w c to =3 `t N n ((D O COO 10 CCD N O O N - N � � � N C (D N r 0 T118 �I n � n w 0 intersection of Moore Road and Sandario. The Marana Town Core (Zone G) is indicated at the intersection of Barnett and Sandario, extending north and east to Interstate 10. Preferred Development Envelopes (Zone B), such as intense residential development, key to the village core concept and moderate to high density, are identified west of Sandario. Between Barnett and Moore Roads, a Transportation Corridor/Mixed Use (Zone E) is delineated (see Exhibit III-5 and III-6). The land uses identified in the Marana General Plan include: Village Cores • Neighborhood Commercial/Retail • Public Services • Office/Professional Marana Town Center • Governmental • Public/Quasi-Public Land Uses • Commercial Services • Residential Preferred Development Envelopes • Intense Residential Development • Key to Village Core Concept • Moderate to High Density Transportation Corridor/Mixed Use • Highly Urbanized Corridor • Industrial/Business Parks/Distribution • Optional Residential Opportunities • Hotels • Regional Shopping Center • Optional Commercial Opportunities Exhibit I11-6 indicates the Marana General Plan's Land Use in relation to the Rancho Marana Specific Plan. CD 0 c a (D -o w 0 �v 0 W a 7 r m G) m Z 0 w w pK 0 0 m pa Ao 0 0 6 E w .a .► m 'V X WA -ma z GI r 1 r rrrrM C R U Mm M-W� � w m m G) lu EM b� m � CL n —r, erl 0 —1 1 - - (D�� < y u 04 0 0 th r rt � c (D O 'O (D N 3J i 0 0 o o a O $ c � x m a c CA CD 0 0 r— m w w cn w w m w ,.� Z m m a M w w o w m w "n ■ ■ C) w r ■ w Mw w w r w I r D w Zw . w r i / 1 . q .y '• ,rlT r Ilk / at It l� lMaa11■■a 'wa•.fR��IRIII.•aR;�r11A�t. N•�.RhA1RRJ1sAt •R.`,Ria ' IIIH ;- — - r :c, CIO 0 YIs 1. .'viaa ♦' ' a Mil,all is 4.1 r.1 ,. w lit Q i �.f.:a ) �,1.. " '1�'\ •� 1•Il!'� '.,�s• »�il � 1 Y•�n �1. 1' •,�7 lop at 1 • �: .. �•'� • `:ij 11 • .1' • � � • •rya• r 1, 11 0 / . n ,J,fr�i• i't , 'a ' ''sty '' (; ,`• ,'., ... at IC. HYDROLOGY The three principal sources of offsite runoff that presently affect this property include Santa Cruz River overbank flooding, runoff from agricultural lands south of Moore Road, and Tortolita Mountain foothill runoff. Analyses conducted as part of this Specific Plan preparation assume that the proposed Lower Santa Cruz River flood control levee is in place and overbank flooding from the Santa Cruz River is mitigated. w Runoff emanating from the agricultural land to the south collects at five points of concentration on the south side of Moore Road. The analysis assumes that runoff collecting on the south side of Moore Road all drains across the roadway and onto the subject properly when in fact a portion of the flow stays on the south side of Moore Road and drains due west toward Honea Acres. Exhibit 111-9 shows the points of concentration and 100-year peak discharge rates for offsite runoff which drains to the subject property. Runoff quantities from existing agricultural land is small on a per -acre basis. Computations of the peak discharge rates using the Pima County method found the 100-year peak flow rate from the agricultural land to be 1 cfs per acre, and the unit discharge for the more frequent events (2-year to 10-year return period) to be negligible. The analysis of Tortolita Mountain foothill runoff incorporated detailed hydraulic routing studies to determine peak outflow rates from the CAP overshoot structures and incorporated channel routing along the north edge of the Southern Pacific Railroad (SPRR) to determine the quantity of flow draining to the subject property from the southeast (i.e. the Tangerine Road intersection area). The SPRR routing analysis accounted for reductions in the quantity of flow arriving at the site because of flow through the SPRR culvert and wearing over the railroad tracks. A more detailed description of the hydrologic analyses conducted to determine 100-year discharges exiting the CAP overchute structures and of the SPRR routing analyses are provided in a report prepared by CMG Drainage Engineering Inc. entitled, "Report on Alignment and Cross Section Alternatives for Tributary Drainage - The Lower Santa Cruz River Flood Control Project," December 2, 1987. The results of this detailed routing study found: a) that 3025 cfs drains along the north side of the SPRR to Concentration Point #6. This runoff emanates from the area near the Tangerine Road/Interstate 10 intersection and is principally comprised of flow from Wild Burro Canyon. The E quantity of flow at the Tangerine Road/Interstate 10 intersection is about 5800 cfs, but this discharge is reduced to 3025 cfs by the time of arrival at Concentration Point #6. The peak flow I reduction from 5800 cfs to 3025 cfs occurs as a result of flow passing through SPRR culverts and weiring over the railroad 1 between Tangerine Road and the property. There is no known history of low weiring over the SPRR suggesting that no major floods have occurred in recent time or that the discharge valves I� may be overestimated by standard hydrologic procedures. Overestimation may exist because of flow attenuation in the broad, shallow, sandy bottom channels on the Tortolita Fan. b) that 578 cfs emanating from CAP overshoots within section 23 arrives at Concentration Point #7 (the entrance to the Adonis channel). c) that 2312 cfs emanating from CAP overshoots within section 25 drain to Concentration Point #8 along the east boundary of the subject property. d) that runoff draining to Concentration Points #7, #8, #9 coalesce along the north side of the SPRR and drain northwesterly adjacent to the railroad embankment. The existing culvert structure beneath the SPRR, I-10 and frontage road drains 859 cfs onto the subject property west of the transportation corridor. The remainder of the flow continues to drain northwesterly on the east side of the railroad. Five additional SPRR culverts north of the Adonis channel drain flow to the west side of the transportation corridor. A portion of this flow -through will drain westerly (south of Grier Road) and across the area of Rancho Marana within the northwest quarter of Section 27. Onsite runoff from the subject property drains due west toward the Santa Cruz River. The onsite runoff occurs as sheetflow, except where confined or concentrated by elevated roadways or canals. D. VEGETATION AND WILDLIFE HABITAT The entire site is currently farmed for agricultural purposes. There are no indigenous Sonoran Desert vegetation on site. The area does not contain any Class I or Class II wildlife habitats as identified by Dr. Shaw, University of Arizona, for Pima County Department of Transportation & Flood Control. A Letter from the Arizona Fish and Game Department lists no special status species, see Appendix B. III-8 7 Al 771 y 7" to ISttLVlH b►Lt NAMI UItDOW go i♦ig I ••♦ ill J • • I (J r , ) �JJ j p 1�/ •wwwwMww `!!ww�wwuww.•w,w.�,rwwlw.wrwww+www _ t,J1 1 r N ♦ .. V� Y II�D YF :Yi • 1 1 + i• 1 j• rto �. •• ■ . ♦ . N i . °'' ;.�. t .... i a..- :�n � .!�' ail a...•p::..=;q•w � ,�.. ilo m too, 0i R %i, •q.�� ♦ '•j� ' � V •www.• • '� ,. 1"•,•• �'.%'1 �w•n. w,w.w .ww+w,w.. wNOW . rwwr.• �. •'•N..•. ?I � • •'O ♦ N • � rI if ♦ • '• www.rww • V/ w■..........www.w wwrwwwwwwrwwwrwr• •.IF +y • , .................� ♦ ♦ t N • or ♦ ..• ♦ / _ / s!! •.J3 19 d �w•ww.www•rwwwwr (ww��wrwwrw�yyw�u+wwl�• 01) � •�'• (•\� •,.1 / i •,� 1 t • �•I •♦ �,.ww„ww...., ww.• •......wwOol rQ+.I 1 a••t. ............. ........•...•www• - .14 i i .„...... • �' e `. ,„ .._1Pj .. w • w • M OtOfwv� '•'' � •' �_ • i t M • • w w i w w w • •� w w '� l�l� .�y � •wig., • D /� •• to N mOtt �Z� � ?Ci , w w w ■ ■ oop 1 w O C M j� N (11•N` `, • / ` INS www 11 IE. SOILS AND GEOLOGY The subject property contains nine different soil types, generally composed of a loam substance. These soils range from a very fine sandy loam to a silty clay loam. During the various phases of development, these soils will serve as structural or foundational material for building. See Appendix H. Engineering design considers several soil properties to be important to the proper design of urban development. These properties include permeability, shrink -swell, compaction, expansion, drainage and shear strength. Permeability indicates the rate at which water moves downward through undisturbed soil material. The texture, structure and porosity of each soil type determines its rate of permeability. The potential for shrink -swell is indicated by the volume change resulting from the shrinkage of the soil when it dries and swelling as it absorbs moisture. The amount and type of clay in the soil type determine the shrink -swell potential and the soil contraction/expansion characteristics. Drainage of the soil is a function of the soil's porosity. Shear strength is dependent upon several factors: 1) soil origin, 2) thickness of the soil and 3) the soil's parent material. The Soils map (Exhibit III-11) identifies the major soil types found in the specific plan area. All onsite soils are compatible with development, given the proper engineering design. None of the onsite soils possesses a major hazard for erosion. The following descriptions from the Soil Conservation Service provide information about the characteristics of each soil type. Agua Very Fine Sandy Loam (Ag) This soil variety is found on flood plains of the Santa Cruz River with slopes generally less than one-half percent. Runoff is slow on this soil and the hazard of erosion is slight or none. This soil type is commonly used for urban development. Anthony Loam (Ao) Anthony loam is level and nearly level soil and is found on the floodplain of the Santa Cruz River, mostly near Marana. Gravel content in this soil is less than 15 percent and it is composed of well -drained sandy loams. This soil was formed in mixed material that was deposited on flood plains and alluvial fans by rivers and streams. T118 z La m C F N; 00 p U > z o c iS �l 'f1 > 2 fA 0 > O > O ?AA N M C�40 NQ i K O+T{� A in O 0 � rn . > rn, .. ��, Z ° � .A 61 M —� Z to „1 N 0 N 0+ o (1J1! N O T 3 A A n '-� I n w" M • w w • w w r w w w i 1 M w M // w V r r w w Permeability of the soil is moderately rapid while runoff is slow. Erosion is not a problem with this soil type. Anthony loam is suitable for urban development, material for engineering work and water supply purposes. Anthony Sandy Loam, 0 to 1 percent slopes (AhA) Anthony Sandy Loam is located in the Santa Cruz Valley with gravel content being less than 15 percent. The texture is sandy loam throughout the profile. This soil formed in mixed material that was deposited on flood plains and alluvial fans by rivers and streams. The vegetation is mostly annual grasses, weeds, mesquite, scattered palo- verde, creosotebush and saguaro and cholla cactus. Runoff is slow on this Anthony soil, with erosion hazards being slight. This soil type is appropriate for urban development and as a source of material for engineering work. Brazito Loamy Sand (Br) This soil type is level or very nearly level and is found on flood plains in the Santa Cruz Valley. Brazito Sandy Loam was formed in alluvium deposited on flood plains and fans and on valley slopes, with slopes being 0 to 3 percent. Permeability of the Brazito soil is rapid with available water -holding capacity of 3 to 3 3/4 inches in irrigated areas and 9 to 11 inches in non -irrigated areas. Runoff is slow with slight erosion danger. The typical uses of this soil include desert range and irrigated crops. It is suitable for development. Brazito Sandy Loam (Bt) This Brazito soil also occurs on level and nearly level flood plains of the Santa Cruz Valley. The surface layer is sandy loam ranging from 5 to 16 inches in thickness. The soil shares the same general traits and suitability characteristics as Brazito Loamy Sand, described in the preceding paragraph. It is suitable for development. Gila Sandy Loam (Ga) Gila Sandy Loam is found on level and nearly level floodplains of the Santa Cruz Valley. The runoff from this soil is slow and problems associated with erosion are slight or none. Although this soil type is primarily utilized for agricultural uses, it is also commonly used for urban development. 1i III-12 I I Gila Loam, 0 to 1 percent slope (GbA) This soil consists of well -drained soils that have a subsoil of loam and very fine sandy loam. Slopes of these soils are generally 0 to 3 percent. Soil permeability is moderate with slow runoff and little chance of erosion. Gila soils are commonly used for urban development and as a source of material for engineering work. Glendale Loam (Gd) The Glendale series is composed of well -drained loams formed in recent alluvium deposited on flood plains and valley plains. Slopes range from 0 to 1 percent. Permeability and runoff are relatively slow on this soil. Erosion is not a problem in this series and the soils are suitable for urban development. Grabe Loam (Gh) This is a well -drained loam, which formed in recent alluvium deposited on flood plains, alluvial fans and valley slopes. Slopes run from 0 to 3 percent. Permeability is moderate and runoff is slow on this soil type. Urban development is compatible with this soil type. Grabe Silty Clay Loam (Gm) Grabe silty clay loam is similar to Grabe loam except for the fact that the surface layer is silty clay loam which runs from 6 to 12 inches thick. Runoff is slow on this soil with little hazard of erosion. This soil is commonly used as a source of material for engineering work and for urban development. Pima Silty Clay Loam (Pm) The only soil of the Pima series occurring in the area is found on flood 1 plains in the Santa Cruz Valley. Permeability of these soils is moderately slow and runoff is medium, with the hazard of erosion being slight or none. These soils are often used for urban development and t water supply, among other agricultural uses. Vinton -Anthony Sandy Loam (Vu) About 85 percent of this soil type consists of Vinton Sandy Loam and of Anthony Sandy Loam, although an area may consist of Vinton or Anthony varieties. Runoff is slow and erosion hazards are minimal. These soils are commonly used for urban development and as a source of material for engineering work. Geology The proposed Rancho Marana development lies completely upon the Santa Cruz River's youngest terrace deposits (Arizona Geological Survey, open -file report 88-18). The terrace deposits may be as much as 60 feet thick locally, however, they are generally thinner. The terrace deposits are typically comprised of reworked older terrace and Valley Fill material and are cut into the older, underlying Valley Fill and terrace deposits. Several terraces are located along the Santa Cruz River, however, only the youngest terrace appears to be present within the Rancho Marana Specific Plan area. The terraces increase in age and elevation outward form the Santa Cruz River channel. The youngest and topographically lowest terrace lies adjacent to the river channel. 1 The youngest terrace is associated with modem flood plains of the Santa Cruz. ISoils: Based on the existing literature and on experience with the soil conditions in the area, the near surface deposits, in approximately the top ten (10) feet below the existing ground surface, especially associated with the youngest terrace, will consist of sandy silt and sandy clay soils. Locally, the sandy silt and sandy clay soils will grade laterally into silty or clayey sand. These near surface soils will likely be underlain by a relatively thin layer of medium dense to dense sand, which in turn is underlain by sandy gravel cobbles and boulders. Development within the proposed Rancho Marana Specific Plan area is feasible from a geotechnical standpoint. We anticipate that, in general, residential or other similarly loaded structures and moderately loaded commercial, retail or industrial buildings can be properly supported on conventional foundations which bear on properly compacted fill, firm natural ground, or properly prepared natural ground. Moderately to 1 heavily loaded structures will generally require special foundation considerations depending on their locations. The major geotechnical concerns regarding development are 1) the possibility of near surface ' loose or soft alluvial soil across the site, 2) low to moderately expansive clay, which can be expected to be present locally across the Santa Cruz River terrace, and 3) potential collapsible soil conditions which are likely to exist along river terraces. More detailed site specific investigations should be performed as part of the platting and development plan process to 1) determine if expansive soils, loose or soft surface soils, or potentially collapsible soils are present and how they will impact the proposed structures, and general 11 development infrastructure roadways and utilities, and 2) develop specific recommendations that pertain to specific site soil conditions. The geology of the site is characterized by unconsolidated alluvium (material eroded from rock formations). There are no rock outcrops on site and there are no faults. F. ARCHAEOLOGY The Arizona State Museum, as part of its Northern Tucson Basin Study, conducted an archaeological survey of the Rancho Marana property in 1985. During the course of the field work, three areas were recorded as archaeological sites (AZ AA:12:678, AZ AA:12:680 and a portion of AZ AA:112:684) within the Specific Plan boundaries. In addition, within the Specific Plan area west of Interstate Highway 10, a prehistoric canal has been documented in the NW 1/4 of section 26. The canal parallels the Interstate for about 600 meters (2,000 feet), (see letter from AZ State Museum, Appendix Q. Commercial Southwest Investment, Inc. has completed an initial archaeological study. The report outlines a mitigation plan. The developer/builder shall be responsible for testing and excavation of sites prior to any ground disturbing activities (see Appendix C) per Section V-C-7. G. EXISTING INFRASTRUCTURE AND PUBLIC SERVICES Schools: The area encompassed by the Specific Plan lies within the Marana School District Boundaries. There are two schools in the immediate vicinity. The Marana Junior High School is adjacent to the northern boundary of the plan area and Estes Elementary school is north of Grier Road at 13650 N. McDuff Road. Both schools have capacity for additional students. Discussions are on -going with the Marana School District, and a letter shall be submitted to the Town from the District either prior to ordinance adoption or as a condition to the Specific Plan ordinance. Fire Services: The Marana Volunteer Fire Service currently services the Specific Plan area. The nearest fire station is located on Sandario Road between Grier Road and Barnett Road. Natural Gas: Southwest Gas Company provides service to the plan area. The Existing Infrastructure map shows gas mains which exist within 150 feet of the plan boundaries. These mains run north and south within the Sandario Road right-of-way and then to the east within the Barnett Road right-of-way for approximately one quarter of a mile. ' A 60' easement for El Paso Natural Gas runs from the northwest to the southeast of the subject parcel (see Exhibit III-17). This is a 10 3/4" high pressure supply line which runs to Phoenix. It is not a usable supply line. Electricity: Tucson Electric Power Company (TEP) serves,the plan area west of Interstate 10. Trico Electric serves all potions of Rancho Marana east of Interstate 10. There are three major electric lines in or near Section 26. These are overhead 14 kV lines which run along the east side of Postvale Road, the south side of Moore Road and the south side of Barnett Road. Section 27 is also serviced by the 14 kV overhead line along Postvale Road, as well as similar lines which run along the south side of Barnett Road and the east side of Sandario Road. Section 28 is serviced by the 1 Sandario Road overhead line and the continuation of the Barnett Road line and a line along the south side of Moore Road. The Existing vlirastructure map delineates existing electric utility Imes and underground cables in the plan area. There is a 16.5' easement running diagonally through Section 26 where an underground AT & T cable is located. There are development limitations over the easement. Water: The Specific Plan area is largely within the Cortaro Water User's ' Association. A small portion of the area, west of Interstate 10 and north of Moore Road is part of City of Tucson Water District. The Cortaro Water Users Association is the provider of potable water, (Appendix G). Emergency Services: Northwest Hospital is the nearest major medical facility. It is located at Orange Grove Blvd. and La Cholla, approximately 9 miles southeast of III-16 1 I Rancho Marana. Marana Volunteer Service can provide emergency service with certified Emergency Medical Technicians. Wastewater. An 8" sewer line runs north on Sandario Road. North of Grier along Sandario Road is a 12" line which turns west on Marana Road to the Marana Treatment Facility located in the SE comer Section 14, Township 11 South, Range 10 East. Under existing conditions, adequate sewer capacity does not exist for the build -out of this project. Pima County Wastewater recommends that for limited commercial/public use, north of Barnett Road, septic tank and leaching fields will be adequate. For initial residential development, gravity sewage to the Marana Treatment Facility is available. Pima County Wastewater Department response letter is included within Appendix D. Rancho Marana East will be serviced by a private sewer system until such time as the area has reasonable access to a public sewer system, at which time existing private sewers shall connect to the public system. All non-residential development shall meet current Pima County pre- treatment standards. Rancho Marana West will be served by a public sewer system. Private Utilities Telecommunications and cable television will be extended into this area at the time service is necessary through agreements with the individual utilities. Telephone service will be provided by U.S. West Communications and cable service by an undetermined vendor. All new or relocated utility lines shall be placed underground, where feasible. T118 l/1 a r—t1 \ n � a m cn \ C , . � p 0\ �98� �\ 0 C � pq O N a nCD cr p �i 0 0 o N \I • O \I N 'OAD O O N --- • 11 L r•A•�•r•�•UDr�•r�r•� m ..wa..am..w�..... �. � can N I \ a' CP `" I \ V 0., • CA "Tj O 03 N c D N =, • n CD r. m CD 4n r (D 0. (D oC/) mmQ � o IK O a w cD w c� O C. NZ oZ z N� X N O omr� 0 m z>M �� �z Nm z O A N O m o O '9 K O m m DO O O m J m Z CD �rn C _x C7 CD C -- M Z m G . J IV. DEVELOPMENT PLAN A. n 1 B. Il PURPOSE AND INTENT This section of the Rancho Marana Specific Plan contains a description of the goals, objectives and policies of the plan which will allow for the development of a cohesive Town Center in Rancho Marana West. The project development plan is the result of thorough site analysis. The plan resolves many development related issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The Rancho Marana Specific Plan respects the direction and quality of growth desired by the Town of Marana and conforms to the Marana General Plan. The Marana Town Center, commercial, and residential areas indicated in the Rancho Marana Specific Plan correspond to the Marana General Plan's Zonal Land Use of Zone G (Marana Town Core) and Zone E (Transportation Corridor/Mixed Use). The gross residential target density of Rancho Marana is 6.5 RAC. The General Plan outlines a Zonal Intensity residential target density between 8.0 - 10.0 RAC within this area. The Rancho Marana. Specific Plan area is a planned community designed to provide a variety of opportunities. It identifies the character of Marana's Town Core, a community of quality professional/commercial complexes, and open space areas linking residential neighborhoods. GOALS The Rancho Marana Specific Plan contains goals, objectives and policies that are in agreement with those outlined in the Town of Marana General Plan. A set of development plan goals can be established which recognize the major development issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The development plan goals are listed below: 1. To implement the goals, objectives and policies of the Town of Marana's General Plan; IV-1 C 1 L J 2. To process and adopt the Specific Plan to provide an understanding of development and future growth for the subject property; 3. To provide the vision and direction for a Town Center with a variety of active uses; 4. To provide a balanced range of land uses, anticipating current and future demands with a range of opportunities; 5. To provide backbone infiastr4cture systems and public facilities to support development in an efficient and timely manner; 6. To create a visible "presence" for the Town of Marana from travel along I-10; 7. To create an urban village concept with a distinct community core and with neighborhoods clustered around the active core; 8. To provide a circulation system that serves as the "thread of continuity" through a variety of neighborhoods and provide access to regional circulation; 9. To provide open space as a community amenity for recreation, linkages and buffers; 10. To provide a wide range of housing and employment opportunities; 11. To provide for a municipal core of services; 12. To provide a variety of character in the community through creative land use, architecture, and landscape architecture; 13. To provide for a gradual transition via phasing from agricultural use to development; 14. To provide a development phasing plan which is general, a logical estimate of how development will occur. 15. Provide an annual monitoring report for the Specific Plan to monitor project and regional growth; 16. Process and adopt the Specific Plan to provide an understanding of development and future growth for the property; and 1 IV-2 F 1 1 H 0 1 11 17. Provide the framework for the management and administration of this Specific Plan. C. LAND USE PLAN The Rancho Marana Specific Plan Land Uses are depicted in Exhibit IV-4. The plan is divided into 50 planning areas. Each planning area contains a symbol of the intended land use. The acreage of the planning units includes land devoted to internal local streets and collectors but does not include acreage for adjacent arterials. The proposed use acreage allocation is summarized in Tables 1 and 2 (pages V-10 and V- 11). The project design presents the area as a planned community. Pedestrian and automobile circulation, infrastructure, aesthetic and visual setting, development standards and guidelines are integrated within all of the land uses. The proposed residential uses have been designed to provide a broad range of housing types meeting current and future housing needs. Housing types range from medium low density to high density and will respond to market demands. Town Center The Town Center in Rancho Marana West is in a central location at Lon Adams and Barnett and is designed to provide for Marana's long range municipal needs. It will provide opportunities for the construction of a phased town hall to include, but not be limited to: • administration offices • municipal services • hearing rooms • judicial services • law enforcement • public utilities The area will also include public, quasi -public and private uses such as business and professional offices, restaurants, shops, public plazas, recreation and cultura lhistoric centers. The relationship between the town hall and the existing park can provide ideal indoor/outdoor facilities for community sponsored events, such as parades, exhibits, ceremonies, etc. The Town Center is intended to serve as the community core, strengthening the relationship between land uses and public spaces to create a strong image character and identity for the growing Town of ' Marana. I IV-3 1 • 1 ' � I 50 MDR 25.5 Ac. 1_ I51 O/B-II 18.8 Ac. I I 52 O/B-II 31.9 Ac. 53 O/B-1 30.7 Ac. h Legend c I Commercial - I c-III Commercial - III o/B-I Office / Business - I o6/-II Office / Business - II MDR Medium Density Residential 58 MDR 27.4 Ac. 59 MDR 17.7 Ac. 57 C-III 56 25.9 Ac. C-1 11.3 Ac. 55 C-1 14.6 Ac. 54 1 Specific Plan Boundary �op— oo?i 7O ♦ 0 r V �3 , t, �r is 21.9 Ac. OP RO vo Tortolita Shadows Specific Plan s Alff i , 20bya02 IVA Legend ® Commercial - I 0 Commercial - III Office / Business - I 0 Office / Business - 11 MDR Medium Density Residential - -� • GR�FR • R�. Specific Plan 50 Boundary IMDR � 25.5 Ac. • • : 1 58 1 / 51 MDR OBaI 27.4 Ac. 18.8 Ac. 59 MDR 1 17.7 Ac. / 1 I 52 ♦ ♦ OB41 57 31.9 Ac. C-III 56 25.9 Ac. C-I ♦ 11.3 Ac. 53 O/B-1 30.7 Ac. 55 C-1 1, 14.6 Ac. 54 C-1 21.9 Ac. y� \ 0 �o O Z N �o t,4i �r LO 4 Tortolita Shadows Specific Plan tit M IV-5 Circulation within the Town Center will incorporate landscaped pedestrian and vehicular corridors. The corridors will connect a series of urban courtyards creating a central town center atmosphere at a pedestrian scale. ' Commercial/Regional Shopping Mall The Regional Mall area will provide the Town of Marana and the region ' with needed services for the expanding northwest. This commercial core is strategically located at the future Moore Road/Interstate 10 interchange. This is a key location for a major shopping business facility. It will have excellent access to I-10 and is convenient to the Town Center. Facilities such as Regional Malls are strategically located to provide optimal service to a particular population area. The Regional ' Mall will provide significant employment opportunities for existing and future Marana residents, in close proximity to their homes. ' Commercial/Business Centers The commercial centers are in agreement with the Marana General Plan ' and shall be concentrated at node intersections. A neighborhood core is planned at the corners of San&uio Road and Moore Road. Specific ' users may include grocery stores, drug stores, banks, garden or nursery centers, retail shops, business and professional offices. Smaller neighborhood commercial sites are located at secondary intersections. These areas will provide for local needs within walking distance, such as: groceries, dry cleaners, banks, shops and restaurants. ' Residential Neighborhoods A variety of residential neighborhoods will provide needed housing opportunities for existing and future Marana residents. The proximity to the Town Center, employment and recreational opportunities and I-10 ' will make these neighborhoods highly desirable. D. CIRCULATION PLAN ' The Rancho Marana Circulation Plan (Exhibit IV-7) supports the land use plan by establishing the general layout of circulation for primary ' arterials, and secondary arterials. The proposed network provides easy interstate access for Rancho Marana East and West residents and employees and internal access within the neighborhood. L 1 IV-6 RO 1 � • 1 I MDR 1 I 51 O/B-II I / I 52 O/B-11 53 O/B-I ,/C 0 w (NIOTN BAR : 1 58 1 MDR 59 MDR 1 1 1 57 1 C-III 56 I C-1 1 1 54 C-I 55 C-I I M00�E Ft0 o�. 25o PGg��G Ft. Specific Plan Boundary OP 90 Tortolita Shadows Specific Plan 800- 10/31/23 m IV-7 r r -i S4 x zz QjQ D�AA NM T V mV po rn Z Z co zn ch o • w ■ r w O w w Cl) w • w , ` (y- f/1 w r ■ C w w • m r r w r w w w r ■ O ■ Z• J Ilw 1 In the Marana General Plan, Moore Road is proposed as a 150' right-of- way road. Moore Road will be the major access route onto the property via a proposed interchange per the Town of Marana General Plan and the on -going Marana Master Transportation Plan. That future interchange will be designed and constructed by A.D.O.T. per their ' standards and requirements. It will provide access to I-10, Oro Valley and the Tortolita Parkway. Additional east/west access into the Specific Plan area will be from Barnett Road with a 90' right-of-way. Barnett Road curves and intersects with Moore Road. The Moore Road alignment shown in Rancho Marana East east of I-10 has been agreed upon by the adjacent property owners to the east. A letter of their approval will be submitted to the Town prior to ordinance adoption. See Appendix I. Sandario Road will provide the north/south access into Rancho Marana West Specific Plan area Sandario Road has a 90' R.O.W. and connects to Grier Road, Trico Marana Road and Interstate Highway 10 (Exhibit IV-8). The outermost perimeter loop road of the Town Center will have a 90' right-of-way. The internal loop roads of the Town Center will have a right-of-way of 60'. JHK and Associates are finalizing a Master Transportation Plan for the Town of Marana. This Specific Plan is in substantial conformance with the October 30, 1989 draft of that plan. Precise alignment and engineering of streets will be determined at the time a master traffic study is prepared (See Section V-C.7). Adjustments to circulation patterns and alignment may be required based on the final hydrology plan (see Section V-C.8) and final grading. Wherever possible, all needed roads and road improvements will be open and available for public use at the time of occupancy of each unit of development. All rights -of -way and roadway construction falling totally within the boundaries of the Rancho Marana West Specific Plan will be the responsibility of the Rancho Marana West Master Developer. All rights -of -way and roadway construction falling totally within the boundaries of the Rancho Marana East Specific Plan will be the responsibility of the Rancho Marana East Master Developer. Whole or half rights -of -way will be dedicated at the time of plat recordation for both Rancho Marana West and Rancho Marana East. I IV-9 1 Any half right-of-way dedications along the boundaries of the Rancho Marana Specific Plan will be 'dedicated at the time plat recordation. Construction of those roadways along the boundaries shall be the responsibility of the Town of Marana. The master developer shall be responsible for paying their fair -share (on a per linear foot basis) assuming no previously approved agreements have been approved by the Town prior to the approval of this plan. E. WATER RESOURCE CONCEPT PLAN As previously stated, in Section III-C, the implementation of this Specific Plan relies heavily on completion of the Santa Cruz River flood control levee. Without it, development will only be able to occur on a limited basis. Small parcels may only be able to be developed provided it can be demonstrated they do not result in adverse impacts (such as diversion of flow) to adjoining properties and that they are elevated to set the finished floor one foot above the FEMA regulatory water surface elevation. The owner(s) developers for this project will participate on a fair share basis in the cost of the flood control levee. The concentration of offsite flow and increase in runoff due to development will significantly alter existing drainage conditions. The ultimate resolution to these changes must include construction of a channel, which delivers both the onsite and offsite runoff affecting the subject property to the Santa Cruz River. This need is realized, but the plan must also provide an interim solution that does not require substantial offsite channel construction. Optimally, the plan should provide interim onsite solutions and allow future integration into a regional drainage plan, which conveys runoff to the Santa Cruz River. The plan developed to achieve this objective incorporates a system of collector channels to capture offsite flow and a series of retention/ detention basins to store both onsite and offsite runoff until the ultimate Iong-term drainage plan is completed. These drainage solutions will be utilized, when possible, as community amenities such as lakes for both passive and active use, as design elements with a golf course and open space and drainageways with associated trail systems for walking, jogging and bicycling. In addition, this multi -use approach provides opportunity for water conservation and effluent reuse storage. Both the channels and retention/detention basins will be constructed in phases paralleling the development phasing. Each phase of the drainage improvements will provide adequate storage for offsite runoff and the additional runoff from onsite land which is caused by development. Exhibit IV -I I shows the concept drainage plan for the Rancho Marana Specific Plan area. IV-10 I The central feature of the drainage plan is a collector channel which runs essentially due west through that area of the project west of Interstate 10. 1 1 Legend Proposed Channel Alignment Existing Drainage Pattern - -� ♦ GRiFR ♦ R�. Specific Plan 50 � � ♦ i I Boundary ♦ Adonis MDR ♦ / MHP � � ♦ 58 1 / 51 MDR O/B-11 59 MDR 1 .. Channel within Moore Rd. ROW O/B -II C II 56 Mo ORS �O / 53 7Q O/B-1 �3 54 / L OOP Ft0 ��� Existing .ter / rortolira / Shadows Specific Plan Regional Channel Along 1-10 $00- 10/31/23 i .m IV-12 mnm m wwm W IMM AWwal m M m man r� lu n Z n r--- O z v m z �o z f O `) x Q cn i p � V/ mp nr �O o� Z -� Offsite runoff draining to, and onsite runoff draining from the portion of the property east of Interstate 10 will drain either to the Adonis channel or to an existing SPRR culvert for discharge beneath the transportation corridor and to the central collector channel. The existing SPRR culvert has capacity to convey 859 cfs of the total volume of flow arriving at the culvert inlet. The remainder of the flow would drain northwest along the eastside of the SPRR to other existing culvert systems beneath the SPRR and I-10 as occurs under existing conditions. As stated in the analysis of existing conditions, a portion of the flow which drains through the five additional SPRR culverts will drain west and onto the portion of the Rancho Marana Specific Plan area within the northwest 1/4 of Section 27. No analysis has been conducted to determine the exact quantity of flow affecting this portion of the subject property; however, the design channel system will incorporate an interceptor channel along the east edge of the property within the northwest 1/4 of Section 27 to collect and convey this flow. The width of the channel cross sections will vary depending on j; discharge. Depth of channels will range from three (3) feet to six (6) feet, and side slopes will vary from two (2) feet to four (4) feet horizontal to one (1) foot vertical. The banks of major channels east of the SPRR will be improved with soil cement or gunite where spillover interception or velocities in excess of six (6) ft/sec occur. The banks of 1 those channels west of I-10 will be lined only where spillover interception occurs. Preliminary hydraulic analyses found the velocity of flow for channels west of I-10 to be less than six (6) ft/sec, so stabilization will be in the form of grass lining or other landscape - compatible material. Implementation of the drainage solution is discussed in Chapter VII: Specific Plan Implementation. The collector channels which are to be constructed parallel to and on the north side of Moore Road are for the purpose of intercepting sheetflow emanating from the agricultural lands to the south. The cross section of these interceptor channels will consist of a 50-foot wide by 2-foot deep landscaped swale. These landscaped swales will collect the sheetflow, drain it westerly and northwesterly to the central collector channel and retention/detention basins. These drainage features, where possible, will be incorporated into recreational land uses and will be landscaped. They will be utilized as multi -functional elements providing opportunities for community open space, recreation, trails (both IV-14 1 L� 1 community and regional), urban green space, wildlife corridors, and effluent reuse storage. The nature of the site topography and existing drainage structures, irrigation canals, and roads presents special design considerations, which must be integrated into the plan to provide a functional drainage system. Most important of these considerations are: integrating design channels with existing culvert structures beneath the Southern Pacific Railroad to allow functional discharge of their flow through those culverts to their design capacity; 2. the method of collecting flow from the eastbound Interstate 10 culvert and delivering that flow to the design channel system; 3. a method of providing outlet from the detention basins that transitions flow to its existing sheetflow condition and does not result in any change in flooding to downstream properties; and 4. integration of drainage improvements with Cortaro-Marana. Irrigation District (CMID) canals. To convey flow underneath the SPRR within existing culverts will require maintaining natural grade at the culvert inlets on the eastside of the railroad. To provide capacity and flow containment, it will be necessary to minimize the excavation and build up the east bank to maintain a hydraulic gradeline which is high enough to allow functional use of those culvert systems. Two options exist for collecting the flow at the outlet of the I-10 east bound culvert. One option will be to re -construct the frontage road at the crossing to provide the ability to extend the Interstate 10 eastbound culvert westerly beneath the frontage road, then capture flow within a drop inlet structure. The second option will be to allow flow to cross over the frontage road within a dip section (as occurs under existing conditions), then collect the flow within a drop inlet structure on the westside of the frontage road. The outlet of the detention basin must provide a long spillway section to distribute flow to a sheetflow condition and prevent impacts to downstream properties. Floodwaters stored below the outlet spillway must be discharged from the basin via percolation or injection into the groundwater table via dry well systems. More detailed studies will have to be conducted at the time of development to establish percolation rates and whether or not dry well systems will be needed. IV-15 D The grading of the retention/detention basin areas will be done in accordance with the ultimate site grading for the golf course (see Exhibit IV-12). This minimizes the earthworks and establishes topography that reflects the open space and recreational uses rather than topography intended to maximize runoff storage without consideration of landform character. The flowline of the detention basins will be established by the construction of a low -flow channel that will ultimately convey runoff through the project and to the Santa Cruz River. The flowline of the low -flow channel will exist at a elevation of up to six (6) feet below existing grades while that of the excavated detention area (future golf course) will be excavated to an elevation of approximately three (3) feet below existing grades. The intent of this concept is not only to provide the functional drainage system but to minimize storage depth and meet the general design guidelines and safety considerations provided in the Pima County Stormwater Retention/Detention Manual. Drainage improvements will be implemented as a part of the Rancho Marana Specific Plan Phasing will follow the Cortaro Marana Irrigation District plan. Phasing out or re-routing of irrigation channels will be coordinated with the CMID office. E PUBLIC FACILITIES All of the required public and private utilities are either currently available or will be extended to serve Rancho Marana. Water Rancho Marana is within the Cortaro Water Users Service area. Domestic water is available to serve this site, See Appendix G. Golf course irrigation water shall be from existing well water sources. Sewerage effluent may be used if and when it is available. Sewage At present, two wastewater lines are available, a 12" line to Sandario and Grier and an 8" line along Sandario south of Grier. Adequate capacity for the entire build -out of Rancho Marana does not exist, at present, via Pima County's Wastewater Management M Department. Pima County Wastewater Management recommends that for limited commercial/public use, north of Barnett Road, septic tank and leaching fields will be adequate. For initial residential I IV-16 r� development, gravity sewage to the Marana Treatment Facility is available. Rancho Marana East will have a private sewer system and Rancho Marana West will have a public sewer system, which is currently being upgraded by Pima County Wastewater. Rancho Marana East will connect to the public sewer system at such time as the area rhas reasonable access to a public sewer system. The Master Developer for Rancho Marana West and Master Developer t for Rancho Marana East have agreed to participate within the Eastern Sewer Interceptor Community Facilities Plan as approved by the Town of Marana. Private Utilities Electricity, natural gas, telecommunications and cable TV will be extended to this site through contractual arrangements between the developer and the specific private utility companies. Electric service will be Y provided b Tucson Electric in Rancho Marana P West and Trico in Rancho Marana East. Natural gas service may be ' provided by Southwest Gas, telephone service by U.S. West Communications, and cable service by an undetermined vendor. Private utilities will be placed within roadways, underground (where feasible), designed and installed in accordance with utility company standards. G. OPEN SPACE PLAN Open space is a vital amenity enriching the quality of livable places. It provides an oasis from urban development, creates recreational opportunities and establishes buffers between varying land use intensities (see Exhibit IV-16). Parks and open space systems give neighborhoods identity. ■ A minimum 50` residential landscaped buffer shall be provided between the existing residential homesites and the Rancho Marana Specific Plan area north of Barnett Road and east of Sandario Road within Rancho Marana West. (See Exhibit IV-17). The open space traversing the Specific Plan area will provide pedestrian connections between the development area and community amenities. Within the open space corridor, there will be small lakes functioning as retention/detention basins which may be permanent or temporary, in conformance with the Arizona Department of Water Resources. The open space corridor also contains enough acreage to include a regulation 18-hole municipal or private golf course. I IV-17 1 I 1 1 H. RECREATIONPI'RAIEL PLAN The intent of the Recreation/Trail Plan is to provide for natural and man-made recreation/open space features accessible within the Rancho Marana Specific Plan area. The recreation areas are integrated within the community to provide physical separation, buffer zones and transitions between varying land use intensities. IV-18 Notes Legend 1. Recreation areas may be provided within each subdivision or within • ' Sidewalks & Bike Lanes within Public Rights -of -Way larger neighborhood parks, but • ' Multi -Use Path (Channel Maintenance Road) shall in either case meet the minimum recreation area square footage per unit per Marana Town Code. G FR � • .• Rp Ile 50 Adonis I MDR MHP •' 58 51 •' • MDR O/B-II • • 59 ' MDR 1 • • • 1 ♦ • 52 ' • •57 1 O/Bal • ' C II 56 I • • • . C-I . M �• 53 • .• •• -I `• O/B' ' • ' 55 Specific Plan Boundary i 54 • • `,• C4 • • COOP R� • I �• � Tortolita Shadows Specific Plan IV-19 These open space areas shall be linked with a regional and community trail system (Exhibit IV-17). The regional trail shall be a landscaped pedestrian path within the Moore Road right-of-way. This trail is intended to be a major pedestrian link to the future Santa Cruz Linear Park system. The community trail system shall be smaller in scale, 25 feet, located within !, the open space corridor. Secondary arterial and local collector streets have sufficient rights -of -way to include a pedestrian trail/sidewalk systems that will provide additional community connections. A trail concept plan and general notes will be provided prior to approval of a subdivision or development plan per Section V-C.10. I. LANDSCAPE PLAN The landscape concept plan identifies a hierarchy of landscape treatments, appropriate to Marana within Rancho Marana Specific Plan. The intent is to create a recognizable identity, one which will promote and enhance a vision for the community Town Center and region (Exhibit IV-20). Plant materials, both drought tolerant and specialty plants, shall be as listed within Appendix E. The landscape plan is comprised of: Streetscape • Entry Monumentation • Open Space/Recreation/Drainageways Roadways are the community's most visible feature. Establishing the basic theme, fi-amework, and plant palette will ensure a cohesive image and character for Rancho Marana Specific Plan area. The Landscape Plan, as shown on Exhibit IV-20, identifies the major streetscape along Moore Road. Secondary streetscapes are along Barnett, Sandario, and the Eastern Loop. Specialty streetscape, to emphasize the community core, is located along the perimeter of the Town Center. The primary and secondary streetscape will provide a safe and aesthetic progression along the major thoroughfare. The difference between the two streetscapes will be in scale. They will include a formal theme with a variety of plant types at varying distances to create an urban or village town core setting. 11 IV-20 The perimeter of the Town Center shall have a formal streetscape planting. Streetscape plantings will differentiate the area and create a more specialized, identifiable town core. The hierarchy of entry statements are planned with the major entry statements identifying the community and the secondary entry features identifying individual developments and the Town Center. The entry features will include landscaping, signage, and lighting providing the Specific Plan area with a distinct identity. Landscape maintenance plans shall be prepared and submitted to the Town per Section V-C.11. J. SCHOOL FACILITIES The proximity to existing school sites provides for some of the educational needs of Rancho Marana. Within walking distance are an elementary and junior high school. An agreement with the Marana School District will be completed and on file prior to or as a condition of the Specific Plan ordinance, regarding needed school sites to provide for the build -out of the Rancho Marana Specific Plan. 11 1 EJ 1 I IV-21 Notes 1. Recreation areas may be provided within each subdivision or within larger neighborhood parks, but shall in either case meet the minimum recreation area square footage per unit per Marana Town Code. Legend Sol, '00 Primary Streetscape • • ' Collector Streetscape err Drainageway 50 Adonis I MDR • . ' / 1 MHP ' • • 58 / 51 MDR O/B-II 59 M • DR 1 I • • ' ♦ 52 • • 57 � ♦ ` O/B41 . C-III 56 I • . C-1 • — �� ./ M ♦ `� 53 ' • • - ♦ ` 55 f 1� 54 Ca • . ' i ♦ Specific Plan Boundary Tortolita Shadows Specific Plan IV-22 V. DEVELOPMENT REGULATIONS ' A. PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the land uses for Rancho Marana Specific Plan. The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and to ' achieve compatibility between land uses. Principal land use designations for the Specific Plan shall be as follows: • Town Center • Medium Low Density Residential • Medium Density Residential • High Density Residential • Commercial • Business/Office • Public Facilities • Quasi -Public Facilities • Recreation • Open Space There are a series of alternative land uses, which may be incorporated into each area. These alternative uses are less intense, provide for a long-term flexibility and may have their own additional development standards. B. DEFINITIONS 1. Alteration: Any change in size, shape, character, occupancy or use of a building or structure. 2. Average Finished Grade: The mean average elevation of ground after site preparation, measured three feet from the building at five-foot intervals. 3. Base Building Line: The line formed by the minimum setbacks of the zoning district, behind which the primary structures may be built. 4. Builder: The builder is the purchaser of a development area, or portions of a development area who will build or provide for building within their areas of ownership. The builder is responsible for implementation of those facilities within each of the development areas, and ancillary facilities within the spine infrastructure system. 5. Building Height: The vertical distance between the level of the average finished grade and (1) the highest point of the parapet of a flat roof, or (2) V-1 the deckline of a mansard roof, or (3) the mean average point between the ' eaves and ridge of the highest gable or other roof element. 6. Building Setback: The perpendicular distance from the perimeter property line of a lot designated on a subdivision plat or an area to be developed. ' Setback standards are to be applied to the gross areas required for individual subdivisions or projects where individual lot lines are not shown on a subdivision plat. 7. Commercial: A land use category permitting the establishment of structures to provide commerce or business such as office, restaurant, personal and business services, retail sales, financial institutions, specialty retail and entertainment, theater, recreational and cultural uses, gasoline/service stations, car washes, repair businesses, dry cleaning, laundry, educational, religious institutional and day-care facilities, but excluding manufacturing or warehousing units. 8. Coverage: The percentage of the plot area covered or occupied by buildings or roofed portions of structures. Shuffleboard courts, swimming pools, barbecue pits, terraces and other appurtenances not roofed over with other than open mesh screening are not included in computing coverage. 9. Development Areas: Areas as described on the Land Use Plan are "development areas". These "development areas" are designated sub -areas of the Specific Plan with specified permitted uses and regulations covering the development of those uses. 10. Dwelling: Any building, structure, or vehicle or part thereof, occupied in whole or in part, as the residence or living quarters of one or more persons, permanently or temporarily, continuously or transiently. 11. Dwelling -Unit Cap: The maximum number of dwelling units permitted within the Specific Plan Area. 12. Essential services: Any structure or facility (not including buildings over two hundred (200) square feet in interior area) required by a utility owned by the Town, allowed to operate by the Town, or franchised to operate within the Town limits, which by its nature, is customarily required to be located in a specific proximity to the area it serves, as determined by the Town Manager. 13. Financial Institutions: Any land designated for the establishment of ' structures in which to provide management and transactions relating to money resources and/or money management. 1 V-2 C� 1 J 1 11 14. Floor Area: Floor area includes the sum of the enclosed horizontal areas of each floor of a building measured from the exterior faces of the exterior walls, excluding areas used for elevator shafts, stairwells, floor space used for mechanical equipment room, attic space, off-street parking and loading, ways for ingress and egress from vehicular parking and loading areas. 15. Life Care Facility: A residential center for senior residents which combines individual housing units with permanent on -site medical facilities. 16. Master Developer: There will be separate master developer for Rancho Marana East and West. The master developer(s) or their successors or assigns, shall be responsible for engineering and implementation of the spine infrastructure system(s), formation of homeowners associations, and associated fees and assessments for their respective properties. 17. Maximum Density: The maximum residences per acre (RAC) of a development area, or portion thereof, as permitted by the applicable density range. 18. Multiple -Family Residential Units: Townhouses, patio homes, apartments or similar residential units. 19. Manufactured homes: A single-family dwelling structure transportable in one or more sections manufactured after June 15, 1976, to standards established by the U.S. Department of Housing and Urban Development. The structure is built on a permanent chassis and designed to be used as a dwelling, with or without a permanent foundation, when connected to the required utilities. It shall have minimum external dimensions of twenty- four (24) feet by forty (40) feet. 20. Open Space: Common land area, either landscaped and developed for recreation or left in a natural state. 21. Parking: The temporary, transient storage of motor vehicles used for transportation, while their operators are engaged in other activities. It shall not include storage of new or used motor vehicles for sale, services, rental or any other purpose other than specified above. 22. Phase: A portion of the Rancho Marana Specific Plan scheduled for construction and occupancy as an entity apart from other phases of the development. 23. RAC: The permitted number of residences per gross acre (43,560 square feet of land area). I V-3 24. Rancho Marana West Design Review Committee: Three representatives appointed by the owner, one of which shall be an engineer registered in the State of Arizona, one a planner, and a third an employee of the owner knowledgeable of the development. i25. Rancho Marana East Review Committee: Three representatives appointed by the owner, one of which shall be an engineer registered in the State of Arizona, one a planner, and a third an employee of the owner ' knowledgeable of the development. 26. Recreational Activities or Sites: Any private land designated for the establishment of structures or areas in which to provide recreational activities such as health club/spa, country club, golf course clubhouse, trails, etc. 26. Restaurants: An eating establishment where meals may be bought and ' eaten, also allowing the sale of alcoholic beverages. 27. Setback: The minimum required distance between any property line and ' the location of a building or structure. 28. Single -Family Residential: A land use category which permits one or more persons occupying a single dwelling unit, including detached, attached (two or more), townhouse, zero lot line, Z-lot line, patio home, manufactured homes or similar residential units, having one set of culinary facilities. 29. Spine Infrastructure: The spine infrastructure systems includes retention/detention basins, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines, and gas lines. ' 30. Target Density: The specified density within the various development areas, used to calculate the dwelling -unit cap of the development area based on gross acreage. 31. Temporary Services: Construction yards, R.V. storage facilities, Butler buildings, prefab sales and construction offices. For the purposes of this Specific Plan, other than those above, the definitions contained in the Marana Development Code Title 3.03.02 shall apply. C. GENERAL PROVISIONS 1. The Specific plan will be divided into two areas; land located east of Interstate 10 will be known as Rancho Marana East (approximately 242 acres) and land west of the interstate will be known as Rancho Marana West V-4 D k 11 J (approximately 754 acres). There will be separate Master Developers for Rancho Marana East and Rancho Marana West. Their responsibilities include the engineering and implementation of the spine infrastructure system(s), (which include roads, onsite detention/retention, and utilities) formation of homeowners' associations and associated fees and assessments. 2. All construction and development within the Specific Plan area shall comply with applicable provisions of the Uniform Building Code and the various related mechanical, electrical, plumbing codes, grading and excavation code and the subdivisions codes, as currently adopted or may be by the Town of Marana. In case of a conflict between the adopted Codes and this Specific Plan, the Town Council shall resolve the conflict by written determination in a manner consistent with the goals, objectives and policies of this Specific Plan. 3. The setback requirements are as specified within the development standards for each zoning designation. If not otherwise specified all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, or property line, to the face of wall of primary building. 4. If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for or to be clearly understandable, those regulations of the Marana Development Code that are applicable for the most similar issue, condition or situation shall be used by the Town Council as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Marana Code. 5. This Specific Plan may be amended by the same procedure as it was adopted by ordinance. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. 6. Any persons, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be made to comply with the Marana Code pertaining to zoning violations. 7. Whenever a use has not specifically been listed as being a permitted use in a particular zone classification within the Specific Plan it shall be the duty of the Town Council to determine if said use is (1) consistent with the intent of the zone and (2) the said use is compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Town Council. 8. A transportation study for the entire Specific Plan area shall be prepared by a registered professional and submitted to the Town for approval prior to I V-5 '(excludingla and/or lans approval of a final plat or development plan plats p within the Town Center, north of Barnett and west of Lon Adams in Section 27. The remaining areas north of Barnett and west of Lon Adams in section 27 shall be in conformance with the JHK transportation study or as modified by the Town). 9. A master drainage study for the entire Specific Plan area shall be prepared by a registered professional and submitted to the Town for approval prior to ' approval of a final plat or development plan (excluding plats and/or plans within the Town Center, north of Barnett and west. of Lon Adams in Section 27. The remaining areas north of Barnett and west of Lon Adams in section ' 27 can be developed on a limited basis provided it can be demonstrated they do not result in adverse impacts to adjoining properties and that they are elevated to set the finished floor one foot above the FEMA regulatory water surface elevation). ' 10. As a part of the platting, development plan and/or improvement plan process, coordination with the Cortaro Marana Irrigation District shall be required. A specific plan or schedule will be approved for the re-routing or ' undergrounding of any irrigation channels which are within these planning areas or immediately adjacent, per Cortaro Marana Irrigation District's request and/or as required by the Town. This shall be done at the cost of the Builder or Master Developer. 11. A Trails concept plan for the entire Specific Plan area shall be prepared and ' submitted to the Town for approval prior to approval of a final plat or development plans (excluding plats and/or plans within the Town Center and areas north of Barnett and west of Lon Adams in Section 27). 12. A landscape maintenance plan for Rancho Marana shall be prepared and submitted to the Town for their approval with the submittal of a landscape ' plan. Such landscape plans to be submitted to the Town staff with each final site plan submittal and be approved prior to issue of building permit. D. GENERAL SUBDIVISION STANDARDS 1. All streets shall be either dedicated for public use or be private streets for tthe use and convenience of the affected property owners, their guests, and invitees providing that easements for assess and the required installation and ' maintenance of utilities are granted. Private streets shall not be accepted by Town for they are up to existing Town standards. the maintenance unless 2. The design of subdivision streets and drainage facilities shall conform to the Town of Marana standards and provide for: a. A minimum public right-of-way width of 45 feet. I V-6 �I LJ1 F— L L, Ll J b. A minimum pavement width of 26 feet for public streets and 20 feet for private streets. C. A minimum offset for street "t" intersections of 135 feet. d. A minimum centerline radius of 175 feet. e. Sidewalks shall be located on one side of a roadway where densities surrounding that roadway are greater than 3 RAC. 3. Clear lines of sight shall be maintained at all street intersections, per the Town of Marana standards. Planting may be permitted within a this area provided that lines of sight are not obscured above 30 inches or below 6 feet through the triangular area. 4. It shall be the responsibility of the owner to coordinate with, obtain proper addresses, and inform appropriate parties regarding addressing. Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator's office or the Town of Marana when, in the future, they provide addressing services. 5. The subdivider shall post a performance bond or other assurance with the Town, as assurance for the completion of the required subdivision improvements to be dedicated to the Town of Marana in accordance with the State of Arizona, Department of Real Estate requirements. These assurances may be in the form of a performance bond, cash escrow account, letter of credit, third parry trust agreement, or other form of assurances as may be approved by the Town of Marana. With the exception of the third party agreement, the subdivider shall post assurances with the Town in the amount equal to the cost of construction for all required Town of Marana public improvements plus ten percent as estimated by a registered civil engineer. Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 95% of the lots covered by the assurances may be granted where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from the improvements required for the balance of the subdivision. 6. The following provisions shall apply to accessory uses and structures: ' a) All accessory uses and structures in residential districts shall be located in rear yards with the exception of buildings and structures providing essential services which shall not be subject to the dimensional requirements of any zoning district, but shall be subject to the Town of Marana's locational requirements. U 1 V-7 ' b All accessory uses and structures shall be located on the half of the plot which is the farthest distance from any abutting streets, unless ' located within the building area. ' c) Accessory buildings and structures shall not be of greater height than a principal building on the plot, except in commercial districts. ' d) No accessory structures, including fences and walls exceeding the permissible height standards, shall be located within five (5) feet of any plot line nor placed within any easement or right-of-way. 7. All developed property shall be landscaped, improved and maintained in full conformity with all applicable requirements of these Specific Plan standards. All improved land shall be well -graded and free from ' objectionable plant growth. All property shall be kept clean and free from rubbish or debris. The balance of the site shall be kept free of debris and ' shall not be used for storage or disposal of any objects or materials. 8. All planted and landscaped areas shall be maintained in a neat, orderly, healthy, and properly trimmed condition. 9. All driveways, walkways, parking areas, storage and loading areas of ' developed property shall be well -graded and surfaced with asphaltic concrete or other equivalent hard, dustless materials. ' 10. All electrical, telephone, gas or other utility connections shall be installed underground, where possible. ' 11. Legal descriptions of individual planning area boundaries will be submitted at the time of platting. ' E. DEVELOPMENT STANDARDS Land use designations have been assigned to each area identified on the Rancho Marana Specific Plan. The designations include development areas, land use designation, area in acres, dwelling units and density per acre. These statistics are shown on Table 1. 1 V-8 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TABLE I RANCHO MARANA WEST SPECIFIC PLAN LAND USE PLAN SUMMARY NUMBER OF TARGET TARGET PLANNING LAND USE AREAS IN DWELLING DWELLING DENSITY/ DWELLING AREA DESIGNATION GROSS ACRES UNIT RANGE UNITS GROSS ACRES UNITS I MLDR 27 1-10 27-270 5.5 148 2 MLDR 27 1-10 27-270 5.5 148 3 MDR 4 10-18 40- 72 14.0 56 4 C-III 5 --- -- -- M 5 MDR 30 10-18 300-540 14.0 420 6 HDR 11 26+ 286+ -- _- 7 C-III 15 — — --- 8 C-III 14 — -- -- -_ 9 MDR 20 10-18 200-360 14.0 280 10 C-III 8 — -- -__ 11 MHDR 20 18-26 360-520 22.0 440 12 C-1II 10 — — --- 13 HDR 10 26+ 260+ -- — 14 MDR 29 10-18 299-522 14.0 406 15 MLDR 23 1-10 23-230 5.5 126 16 C-III 3 — — -- w 17 HDR 5 26+ 130+ — 18 TC 55 --- --- — -_ 19 OB-II 5 — -- --- M 20 MDR 18 10-18 180-320 14.0 252 21 OB-II I0 — --- — 22 OB-II 8 — -- — 23 MHDR 20 18-26 360-520 22.0 440 24 OB-II 4 — -- — 25 MHDR 25 18-26 450-650 22.0 462 26 C-III 15 - - M 27 HDR I2 26+ 312+ —_ 28 C-II 75 -- --- —_ 29 OB-II 5 -- -- -- __ 30 OB-II 29 --- -- — _- 31 OB-1 25 -- --- -- __ 32 C-II 5 33 C-1 15 -- -- --- NOTES: Rancho Marana West Maximum dwelling units = 5262 All acreages calculated with a planimeter on a I "=400" scale map. Acreage figures are approximations to nearest whole acre. V-9 RANCHO MARANA EAST SPECIFIC PLAN LAND USE PLAN SUMMARY (AMENDED NOVEMBER 2023) Planning Land Use Gross Area Area Designation in Acres 50 MDR 25.5 Ac. 51 O/B-11 18.8 Ac. 52 0/B-11 31.9 Ac. 53 O/B-1 30.7 Ac. 54 C-1 21.9 Ac. 55 C-1 14.6 Ac. 56 C-1 11.3 Ac. 57 C-111 25.9 Ac. 58 MDR 27.4 Ac. 59 MDR 17.7 Ac. Dwelling Number of Target Density / Target Unit Range Dwelling Units Gross Acres Dwelling Units 10 - 18 255 - 459 14 357 10 - 18 274 - 493 14 383 10-18 177-318 14 247 NOTES: Maximum dwelling units = 1,350. V-10 1 11 1. Commercial - I (C-I) A. Permitted Uses: 1) Commercial 2) Commercial Recreation 3) Commercial Retail 4) Financial Institutions 5) Hotel/Motel 6) Restaurant 7) Office/Professional 8) Tourist Commercial 9) Restaurant/Drinking Facilities 10) Public Services 11) Medical Services 12) Research & Development 13) Medium High Density Residential 14) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: a distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet. 2) Maximum Building Height: not to exceed twenty (20) stories. 3) Maximum Building Coverage: 80% at ground level; 60% above ground level. 4) Parking Requirements: required spaces and screening shall be in accordance with Title 8 of Town of Marana Development Code. 5) Minimum Landscape Coverage: 10% of gross site area. Special Landscape Requirements: A pedestrian/ landscape zone shall be integrated within commercial developments. Landscaped areas may include such architectural features as rock grouping, sculpture, water features, decorative paving and art interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with seating areas to invite, restful relaxation, informal group gatherings, displays, and exhibitions. ►Tall I 11 t 1 2. Commercial - H (C-II) Shopping Mall A. Permitted Uses: 1) Commercial 2) Commercial Recreational 3) Financial Institution 4) Restaurants 5) Hotel/Motel 6) Office/Professional 7) Research & Development 8) Medical Institutions 9) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: A distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet. 2) Maximum Building Height: Not to exceed ten (10) stories. 3) Maximum Building Coverage: 80% at ground level; 60% above ground level. 4) Parking Requirements: Required spaces and screening shall be in accordance with Title 8 of Town of Marana Development Code. 5) Minimum Landscape Coverage: 10% of gross site area. Special Landscape Requirements: A pedestrian/ landscape zone shall be integrated within commercial developments. Landscaped areas may include such architectural features as rock grouping, sculpture, water features, decorative paving and art interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with sitting, restful relaxation, informal group gatherings, displays, and exhibitions. 3. Commercial - III (C-III) Neighborhood Commercial A. Permitted Uses: 1) Commercial V-12 1 1 1 1 1 1 2) Financial Institutions 3) Commercial Recreation 4) Restaurant 5) Office/Business 6) Medium Density Residential 7) Medium High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: Twenty (20) feet. 2) Maximum Building Height: Not to exceed three (3) stories or thirty-four (34) feet. 3) Maximum Building Coverage: 80% at ground level; 60% above ground level. 4) Parking Requirements: Required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code. 5) Minimum Landscape Coverage: 10% of gross site area. 4. Office/Business I (O/B-I) A. Permitted Uses: 1) Office 2) Medical Institutions 3) Research & Development 4) Financial Institution 5) Medium High Density Residential 6) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Streets: A distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet. 2) Maximum Building Height: Not to exceed twenty (20) stories. V-13 i 3) Parking Requirements: Required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code. 4) Minimum Landscape Coverage: 10% of gross site area Special Landscape Requirements: A pedestrian/landscape overlay separates development areas along Moore Road and west of Interstate 10. Landscaped areas may include such architectural features as rock groupings, sculpture, water features, decorative paving and art interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with sitting, restful relaxation, informal group gatherings, displays, and exhibitions. 5. Office/Business - H (O/B-II) [Garden Office] A. Permitted Uses: 1) Office/Professional 2) Medical Institutions/Life Care Facility 3) Research & Development 4) Financial Institutions 5) Medium High Density Residential 6) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Street: a distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet 2) Maximum Building Height: not to exceed seven (7) stories or seventy-five (75) feet. 3) Parking Requirements: required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code 4) Minimum Landscape Coverage: 10% of gross site area. 5) Special Landscape Requirements: A pedestrian/landscape zone separates development areas along Moore Road, west of Interstate 10. Landscaped areas 11 V-14 1 0 may include such architectural features as rock groupings, sculpture, water features, decorative paving and art interspersed with planting areas. Transitional walkways between buildings will be expanded in select locations to provide for plazas with seating areas for restful relaxation, informal group gatherings, as well as an area for displays, and exhibitions. Town Center (TC) A. Permitted Uses: 1) Public Institution and/or Agency 2) Quasi -Public Institution and/or Agency 3) Non -Profit Institution and/or Agency 4) Commercial 5) Commercial Recreational 6) Office/Business 7) Financial Institutions 8) Schools 9) Churches 10) Museums/Interpretive Facilities 11) Medium High Density Residential 12) High Density Residential B. General Development Standards: 1) Minimum Building Setback from Public Street: a distance equal to sixty percent (60%) of building height, but not less than twenty (20) feet 2) Maximum Building Height: not to exceed three (3) stories, or thirty-four (34) feet. 3) Parking Requirements: required spaces, screening, and landscaping shall be in accordance with Title 8 of Town of Marana Development Code 4) Minimum Landscape Coverage: 10 % of gross site area Special Screening or Buffering: A major pedestrian/landscape zone separates the development areas and meanders throughout the Town Center. Landscaped areas may include such architectural features as rock grouping, sculpture, water features, decorative paving and interspersed with planting areas. Transitional walkways fl ►113W 7. between buildings will be expanded in select locations to provide for plazas with seating areas for restful relaxation, informal group gatherings, as well as displays and exhibitions. Medium Low Density Residential (MLDR -1-10 RAC) A. Permitted Uses: 1) Single -Family Dwelling Units 2) Accessory buildings, private swimming pools, home occupations, and other accessory uses 3) Parks, playgrounds and community owned buildings other than hospitals 4) Model Homes 5) Temporary real estate sales office within a model home 6) Religious Facilities 7) Temporary Utility Uses 8) Manufactured Homes 9) Recreation/Open Space 10) Schools B. General Development Standards: 1) Minimum Lot Area: 4,500 square feet. 2) Maximum Building Height: Not to exceed two (2) stories or twenty-eight (28) feet. 3) Yard Setbacks: • Front: 20 feet • Side: 10 feet • Rear: 10 feet • Corner: 10 feet 8. Medium Density Residential (MDR -10-18 RAC) A. Permitted Uses: 1) Use listed under Medium -Low Density shall apply. 2) Single -Family Dwelling Units with party walls or walled courtyards 3) Townhomes 4) Manufactured Homes 5) Recreation/Open Space V-16 B. General Development Standards: 1) Minimum Lot Area: 3,500 square feet 2) Maximum Building Height: Not to exceed three (3) stories or thirty-four (34) feet 3) Yard Setbacks: • Front: 20 feet • Side: 5 feet or 0 feet for common wall or zero lot line development • Rear: 5 feet, but not less than 20 feet from wall of building to rear • Comer: 10 feet 9. Medium High Density Residential (M1<1DR -18-26 RACE A. Permitted Uses: 1) Uses listed under Medium Density shall apply 2) Multiple -Family Dwellings 3) Temporary Utility Uses 4) Manufactured Homes 5) Recreation/Open Space B. General Development Standards: 1) Minimum Lot area per dwelling (duplex or multiple): 2,000 square feet. 2) Maximum Building Height: not to exceed three (3) stories or thirty-four (34) feet 3) Building Setbacks: • Front: 20 feet • Side: 5 feet or 0 feet for common wall or zero -lot line developments • Rear: 5 feet, but not less than 20 feet from wall of building to rear V-17 10. High Density Residential (HDR 26 RAC) A. Permitted Uses: 1) Uses listed under Medium High Density shall apply B. General Development Standards: 1) Minimum Lot Area per dwelling (duplex or multiple): 2,000 square feet 2) Maximum Building Height: Not to exceed six (6) stories or sixty-five (65) feet. 3) Building Setbacks: • Front: 20 feet • Side: 5 feet or 0 feet for common wall or zero -lot line developments. • Rear: 5 feet, but not less than the larger of 30 feet or the building height to the rear 11. Recreation/Open Space (R/OS) A. Permitted Uses: 1) Active & Passive Recreation: • Parks • Golf Courses • Field Sports 2) Lakes 3) Trails 4) Nature Center 5) Equestrian Facilities 6) Drainage Facilities 7) Medium Density Residential 8) Medium High Density Residential B. General Development Standards: 1) Per Town of Marana Development Code F. UTILITY DEVELOPMENT STANDARDS I. Onsite and offsite sanitary sewer will be public in Rancho Marana West and private in Rancho Marana East. Rancho Marana East will connect to the V-18 1 public sewer system at such time as the area has reasonable access to a public sewer system. Both sewer services will be designed and constructed to Town of Marana Standards. 2. All electric, telephone_ and cables shall be placed underground where feasible and shall be designed and constructed in accordance with the various utility company standards and/or Town of Marana Standards. 3. The potable water system shall be designed and constructed to the applicable agency including sizing requirements and location of water facilities. Fire flow provisions and fire hydrant locations shall conform to requirements set so by the appropriate fire departments and the applicable water utility. 4. The irrigation wells and water conveyance facilities shall be constructed in accordance with the standards of the Cortaro-Marana Irrigation District. All Cortaro Marana Irrigation District property and facilities will be owned, operated and maintained by the Cortaro-Marana Irrigation District. See Section V-C.9. 11 1 V-19 VI. DESIGN GUIDELINES A. INTRODUCTION AND PURPOSE These design guidelines have been developed as a framework to express the character of the Rancho Marana Specific Plan area. The statements of intent are flexible enough to promote good design and encourage creativity and quality development. The purpose of these guidelines is to provide a documented basis for evaluating and directing the planning and design of improvements to each area. These guidelines are intended to ensure high quality developments, thus protecting the investment of those who locate within the Specific Plan area. The guidelines are to give guidance to Town staff, the PIanning and Zoning Commission and the Town Council in their review of development projects within the Specific Plan Area. They are also design criteria to be used by developers, architects, engineers, landscape architects, builders and other professionals to maintain the design quality proposed herein. The following goals form the basis for these guidelines: • Protection of property values and enhancement of investment • Minimum adverse impact on the ecosystem • Encouragement of imaginative and innovative planning of facilities and sites and flexibility to respond to changes in market demand • Variety, interest and a high standard of architectural and landscape design • Water conservation As guidelines, if there is any conflict with existing Town of Marana ordinance, the most restrictive will apply. B. LANDSCAPE ARCHITECTURE A landscape theme for the community can act to unify and reinforce the open space and circulation components in the creation of the community structure. 1 The objectives for Landscape Guidelines are: I VI-1 u n • Establish a landscape plant materials palette for use in public rights - of -way, streets, parking lots, setbacks and buffers between different land uses and existing neighborhoods • Establish landscaping design guidelines for development of residential and commercial neighborhoods, including street trees, street furniture and view corridors 1. Streetscapes There are four different types of streetscaping within Rancho Marana: 1. Primary 2. Secondary 3. Collector 4. Specialty Moore Road shall have primary streetscaping while Sandario Road and Barnett Road shall have secondary streetscaping. The streetscape for these corridors is intended to develop a lush desert scene with a variety of plant types. Random clusters of ornamental trees may provide accent. A building setback may be required and a varying distance is encourage to provide interest and streetscape undulation. The difference between primary and secondary streetscape design shall be in scale. Recommended plant palette in Appendix E. Within the project boundaries, internal arterials and collectors shall have a coordinated landscape palette. Specialty streetscaping shall be the perimeter of the Town Center to create a sense of identity and emphasize the community core. Bicycle paths and pedestrian trails shall be integrated with the street system, and adjacent developments where possible. 2. Entries and Nodes Entry statements serve to identify and direct circulation through various developments. Entry statements shall include appropriate signage, architecturally integrated with the development design, and accent trees and plantings. The Primary Entry Statements occur along Moore Road on either side of Interstate 10. The west Entry Monumentation is at the intersection of Moore Road and Barnett. The east Entry I VI-2 Monumentation is at the intersection of Moore and the Internal LOOP - TYPICAL PRIMARY ENTRY STATEMENT l Budding/Parking Free Area.—,�— - 1 t Foreground Planting Bed/Armal Major Entrance Signage Accent Trees 1 1 1 1 1 1 I ed Median VI-3 The Secondary Entry Statements are to identify the arrival into the Town Center. The design of these statements shall be similar to the Primary Statements but smaller in scale. The Secondary Statements are at the intersections of Perimeter Road A and Perimeter Road/Barnett. TYPICAL SECONDARY ENTRY STATEMENT ii .r j� __ � - •a 4 0 3. Screening '1 I "AJOR ENTRANCE TREES ACCENT WALL �FOREGROUNO PLANTING BED/ANNUAL COLOR ACCENT PAYING Non-residential land uses shall buffer abutting residential densities with an effective landscape composition. Landscaping elements include berms, walls, and vegetation. These elements, or combinations of, are to provide visual screening and achieve a transition into the primary use. area of the site. BUFFERING RESIDENTIAL AREAS COMMERCIAL RESIDENTIAL -WALL LANDSCAPE BUFFER The perimeter edge of the project in the northwest 1/4 section of Section 27 should not be an abrupt edge but should be a VI-4 transition to the surrounding residents. Visual screening and noise buffering will preserve the privacy of the residents. A 50' buffer consisting of landscaping elements shall be provided between the existing residential homes and Rancho Marana in this area. 4. Retention/Detention/DrainagewiuVOpen Space Areas Retention/detention areas shall be designed and utilized as multi -purpose areas for drainage, open space, active and passive recreation, etc. Landscaping shall include beaming and revegetation with drought tolerant plants. 5. Street Furniture/Lightmg There are unlimited designs for street furniture that would be acceptable for use within the Specific Plan area. Consistency in fumiture design within the Town Center is essential in establishing the character of the urban plazas and pedestrian walkways. Street furniture are the details in an urban environment which strengthens the identity of the area. These features include: light standards, walk lighting, trash receptacles, benches, bus shelters and plant containers. Street furniture and lighting standards should be set and enforced in an effort to create a uniform urban image for Marana. Lighting shall be used only as necessary for functional requirements of safety, security and identification. Unnecessary use of light is prohibited in the interest of energy efficiency and imaintenance of a natural night environment. Lighting should be designed to coordinate with the community theme and shielded to reduce dispersal of ambient light. Lights shall be directed down, onto the pavement/property and not onto neighboring areas. Standards should be separated to create concentrations of light, as opposed to a continual lighting stream. All light standards within public right-of-way and related installations shall be designed to conform to the then -current Town of Marana standards and shall be compatible with light - pollution policies. At the time all construction work in the right- of-way has been completed to the satisfaction of the Town and I VI-5 u the right-of-way dedicated, the Town will accept the lighting for maintenance. C. RESIDENTIAL DESIGN GUIDELINES The following general guidelines are intended for use in residential development. The intent is to provide a logical and pleasing environment composed of buildings, landscapes and natural forms. 1. Architectural Themes The guidelines are primarily concerned with the physical appearance of the community environment as perceived by residents and visitors. Within this context, it is the intent of these guidelines to apply to those frontages, boundaries, and perimeter edges that are visible to the public and establish a special project identity. a. Theme The architectural theme for Rancho Marana shall reflect a progressive urban development complimenting the regional flavor. Architectural themes may include variations of Spanish, Southwest, Territorial, Mission, Santa Barbara and Modern styles. s b. Exterior Materials and Colors Exterior building material shall be consistent with the overall community character. Materials, colors and general style shall be integrated through each development site to achieve continuity of design. Generally, muted colors are the most acceptable for use on building exteriors. Other tones and colors may be used for trim or accent. Highly reflective colors or materials are prohibited on all wall and roof surfaces. Color gradations from building to building should be gradual. C. Walls/Fences/Gates The material of walls and fences used within the residential communities shall be compatible with the architectural design of the structures. The texture and VI-6 color of walls shall conform to the same color standards as the main residence. The wall systems along major streets shall respect the designated setback requirement, have a stepped or non- linear appearance, and not exceed six feet in height. STEPPED WALL ALONG PERIMETER OF DEVELOPMENT 2. Site Development a. Setback The design of residential developments can be unique. Varied setbacks will create more interesting vistas and undulate building edges within the development envelope along the streetscape. Design approaches to maximize the feeling of open space within the development include: • curving streets • orienting the road axis to open areas • orienting product types in a variety of ways to avoid the monotony of "garage door corridors" V I-7 1 1 1 1 i 1 1 1 ® • Maximize the feeling of open space. include curving streets, open areas to create vistas. In multi -family and single-family attached housing, it is important to provide each unit with its own identity and entry. This can be accomplished by staggering and offsetting each separate unit and combining one and two story building forms to separate massing. b. Parlrin� All parking structures, either free-standing or garages, shall incorporate the same design element as the dwelling units. Open parking areas can be treated as landscaped plazas and courts. LANDSCAPED OPEN PARKING AREAS VI-8 d I n Ll D. COMMERCIAL/OFFICE GUIDELINES The following guidelines are not intended to limit designs, but to provide a flexible framework to accomplish an overriding design concept and to encourage quality development. The objective of the commercial/office design guidelines are to: • Achieve market/corporate appeal • Ensure economic feasibility • Reflect function of uses through architectural form • Respond to aesthetic expectations of Marana • Implement the goals of the Specific Plan 1. Architectural Theme a. Theme Commercial/off ce buildings shall be of a contemporary style and material employing massing, scale and proportion for design implementation. Designs for individual projects shall be submitted as part of the site plan review procedure. b. Exterior Materials and Colors There is a wealth of building material to choose from. It is not the intent of these guidelines to limit the ingenuity of the individual designer, but to emphasize the coherence of the project. Since new materials are continually being developed, this particular area of design restriction will necessarily be reevaluated and shall be subject to revision. The recommended building 1 VI-9 materials are provided to maintain a visual quality throughout the phasing of the development and to provide criteria for the review of the development. Preferred building materials include brick, stucco, adobe, granite, marble, masonry, concrete block and/or glass. Exterior treatments and colors should be of muted, subtle earth tones along with use of bright accent colors. Use of metal as an architectural detail is suitable for commercial building. C. Perimeter Walls ' Perimeter walls shall be of a general style, material and color integrated through each development site to achieve continuity of design. Perimeter walls shall not exceed a height of six feet above finished grade. 2. Site Development a. Setbacks Ul Buildings shall be sited in a manner that will complement the adjacent buildings and landscape. Building sites shall be developed in a coordinated manner to provide order and diversity. Whenever possible, avoid long linear vistas and building edges by varying and articulating building facades, heights and rooflines. ILO INC LINES I VI-10 b. Parking Adequate off-street parking shall be provided for each development. Whenever possible, surface parking shall be located to the side and/or rear portion of the site. Siting of multi -story parking structures shall be integrated with the overall commercial development. The parking structures shall compliment and be integrated with urban open space plazas to help create pocket parks to encourage pedestrian movement. Parking areas shall be designed to facilitate both vehicular and pedestrian movements. Parking areas shall incorporate both landscaping and screening to make them visually compatible with their surroundings. PARKING VI-11 VIL SPECIFICPLANIMPLEMENTATION A. PURPOSE Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein. This chapter includes a Phasing Plan for the development of the proposed planning areas which define the type, location, intensity and timing of development. Implementation of the plan will further be carried out by a method of site plan review as outlined in this chapter Section C. In addition to site plan review, the Rancho Marana Specific Plan shall be implemented through the subdivision process. Concurrent with Specific Plan processing will be submittal of Tentative Plats where ' properties are to be separately financed, sold, leased or otherwise conveyed. The Subdivision process will allow for the creation of lots as tentative plat maps which will allow for implementation of the project phasing. The interrelationship of the Specific Plan and implementation components are diagrammed on Exhibit VII-2. B. PHASING PLAN Phasing for Rancho Marana East and West is expected to occur over several years, based on economic and market conditions. The Rancho Marana Specific Plan will generally be developed in four phases as indicated on the Land Use Phasing Plan, Exhibit VII-5, and Hydrology Phasing Plan, Exhibit VII-6. This will allow an adequate level of infrastructure to be built to accommodate the development in each ' phase. The Master Developer, for Rancho Marana East and Rancho Marana West will be responsible all infrastructure improvements to their respective properties. Attention has also been placed on market considerations in order to stagger the introduction of a variety of units onto the housing market. In preparing the phasing plan for this development, certain assumptions have been made. These include: 1) The rate of growth for this project will remain consistent and as calculated, ' 2) The rate of growth of other regional projects which were used in assessing accumulative impacts on phased infrastructure and services will remain consistent and as calculated, and services will remain consistent and as calculated, and VII-1 ' 3) The market need for proposed residential product type and mix will remain the same throughout the phasing period. F 1 VII-2 RELATIONSHIPS OF PLANNING, SYSTEM COMPONENTS sYgTEhI GQMPUH-EHTS 7D >70 AllD OZ OC2 M ..M S a- ---•------•--•---•- Oa OZ--------------- ----_- Z ---- -- Y4-✓.✓ f "ram ISJ � r cm - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - • • • _ - - - - — . - - - - _ _ 1 11 L 11 F These assumptions made during preparation of phasing plan are necessary to establish the proposed development scenario. However, if any of these assumptions change during the project build -out time, the Phasing Plan and Town monitoring program must be flexible enough to make adjustments in corresponding infrastructure and service requirements. For example, if the build -out rate in surrounding projects accelerates, key infrastructure improvements may have to occur earlier than shown on the Phasing Plan. Likewise, if projected build -out in surrounding projects occurs at a slower rate, certain improvements to infrastructure may not be required until a later phase than is shown on the Phasing Plan. Phase one will establish the major employment opportunities within the project. It includes the commercial development off of Interstate 10 in Rancho Marana West, residential uses in both Rancho Marana East and West, and a portion of the Town Center. Moore Road will be realigned in this phase with on/off ramps onto Interstate 10. The initial step in the drainage solution implementation will be to construct the flow collection facilities at the I-10 culvert outlets and conveyance channels to direct that flow to the master drainage system. Phase I of the master drainage system will consist of the above said drainage facilities and the conveyor channel/detention basins between I- 10 and Postvale Road. The conveyor channel will have a width of 35-45 feet and about 19 acre-feet of detention storage will be provided. If detailed hydrologic studies (to be conducted at a later date) determine that additional detention storage is needed, then all or a portion of the planned storage areas within Phase II will be excavated and in operation at the time of Phase I development. Phase two will include further definition to the Town Center, residential uses, open space, and officelbusiness uses. Surface drainage will be directed across the site to a retention/detention basin on the east side of Road A. The planned detention storage volume to be provided in Phase II is about 97 acre-feet. At the time of Phase II development, the planned conveyor channel and detention basins between Postvale Road and Lon Adams Road will be constructed if not already in place as part of Phase I development. Construction of the conveyor channel and detention basins within Phases II and IV will proceed in a similar manner, that being either in conjunction with the development or preceding it. VII-4 it H 7-1 L Phase three will complete the Town Center development, establish a neighborhood commercial at Sandario/Moore Road intersection and include open space areas within a mixed use of residential and office/business. The open space areas will include drainageways across the site and a basin on the west side of Sandario Road. The planned volume of detention storage to be provided in Phases II and IV are about 50 acre-feet and 37 acre-feet respectively. Once Phase IV is implemented, the owner will seek assistance from adjoining property owners to the west and the Town of Marana for offsite property acquisitionkondemnation action to obtain properties needed to complete the drainage system construction all the way to the Santa Cruz River. Phase four completes the open space areas of the Plan and includes residential and commercial uses. The completion of the open space with retention/detention basins allows the flexibility to create an 18-hole golf course within this area or a series of recreational activities. ' If the 104 acres north of Barnett Road, west of Lon Adams Road, in section 27, becomes the initial area of development, then it shall be necessary to construct all planned drainage improvements (see Exhibit ' IV-11) within that area and a portion of the planned improvements within Phases II or IV. This approach proposes collection of all offsite flows draining to the area north of Barnett road and conveying it to planned detention areas within Phases H or IV. This would give an interim mechanism of mitigating drainage problems in the area (thus allowing development and of directing that flow to what will be an element of the master drainage solution to deliver flow to the Santa Cruz River. ' It is the primary intention of the phasing plan to relate infrastructure requirements to proposed development. While a sequence is implied, there is nothing in this plan to preclude a different order of ' development, or even a different combination of sub -phases, so long as the related infrastructure is adequately in place. The Specific Plan provides for this flexibility because the actual sequence of development ' may be affected by numerous unpredictable factors. Sewer, water facilities, streets, drainage and grading that will serve the ' project will be constructed and extended as necessary to meet the requirements of the phased build -out of the project. I VII-5 Notes 1. Development phasing is expected to proceed approximately from southeast to northwest as trunk utility, roadway, and drainage infrastructure is extended. Final phasing will be determined by market demand. Legend 0 Phase 1 0 Phase 2 0 Phase 3 Specific Plan Boundary 1 MDR 52 57 OIB-II C III 53 OIB-I 54 c-I 55 C-I ;000 MORE 7o Vp �4 t,40 ♦ oP Rp . LO iw� Tortolita { Shadows Specific Plan Notes Legend 1. Development phasing is expected to proceed approximately from southeast to northwest as �� Phase 1 Proposed Channel Alignment trunk utility, roadway, and drainage Phase 2 Proposed Channel Alignment infrastructure is extended. Final phasing will be determined by market demand. A--O^ Phase 3 Proposed Channel Alignment A—"* Existing Drainage Pattern I 50 'Aaones MDR - MHP 51 O/B-II I ♦ ♦ O/B-II ♦ R 53 O/B-I Existing Culverts Regional Channel Along 1-10 58 MDD R f / 59 MDR 1 57 C-III 56 C-1 i I 54 C-I ! 55 C-I Specific Plan Boundary Channel within Moore Rd. ROW Tortolita Shadows Specific Plan soo� 10/31/23 � i� .� 1 IC. DEVELOPMENT PLAN REVIEW PROCEDURES The Specific Plan shall be implemented through a method of site plan review. A site plan (plat, development plan) shall be required for all development within the Specific Plan area requiring a permit. Review will not be required for interior alterations where there is no square footage increase or use intensification. All proposed projects within the Specific Plan area shall be required to have an approved plan prior to issuance of permits or concurrent with subdivisions, conditional use permits or any other municipal permit for the property. Conceptual site plans showing primary building location and heights, parking layout, ingresslegress and, landscaped area are encouraged to be submitted for preliminary review. at any time prior to final site plan submittal. The plan review procedure is necessary for the following reasons: • To ensure consistency with the Specific Plan, the General Land Use Plan and all implementing ordinances • To promote the highest contemporary standards of site design • To adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan and conform development to the General Plan and implementing ordinances • To facilitate complete documentation of land use entitlement authorized and conditions pertinent thereto, and • To adapt to substantial changes that may occur with respect to the circumstances under which the project is undertaken. Procedures Development plans and plats, shall be submitted to the Rancho Marana East Design Review Committee or Rancho Marana West Design Review Committee, and Town staff for review and comment. Applicants are encouraged to submit preliminary plans for review and comment from the Town Manager prior to the final preparation of a site plan. Comments from other departments and service agencies shall be sought by the staff prior to preparing a recommendation on the finalized site plan. ■ Applicants should insure that they have obtained a copy of the design guidelines contained within the Specific Plan. This will assist the i VII-8 developer in achieving consistency with the Specific Plan and generally facilitates a quality project. Upon determination that the site plan complies with the provisions of the Specific Plan, the review factors described in the design guidelines, input from the Rancho Marana East Design Review Committee or Rancho Marana West Review Committee, and applicable Town Standards, the Staff shall prepare a staff report with recommendations which shall be submitted along with the site plan to the Planning Commission at the earliest possible regular meeting to approve, conditionally approve, or if not consistent with the Specific Plan, modify or deny the proposal. Revisions Minor revisions or reasonable extensions, other than those applied as a condition of approval, shall be submitted for review and approval administratively by the Town Manager. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission and approved by the Town Council. Mandatory Findings for Approval of a Site Plan The Planning Commission shall make the following written findings before approval or conditionally approving Site Plan. 1. The proposed project is compatible with other projects within the Specific Plan area. 2. The plan will not have an adverse impact on the health, safety, interest, convenience or general welfare of the general public. 3. The site plan is compatible with the regulations and design guidelines of the Rancho Marana Specific Plan and the site plan conforms to the General Plan and implementing ordinances. D. SUBDIVISION Title 6. Subdivisions of the Town of Marana Development Code, as adopted on May 14,1984 and all amendments to the Development Code approved by the Town Council as of the date of adoption of this plan, shall apply to all development within the Specific Plan area required to obtain approval of subdivision maps except where in conflict with this Specific Plan. In areas of conflict, the Specific Plan shall supercede the Town of Marana Development Code. The Town of VII-9 1 Marana Subdivision Process will allow for the creation of lots through the approval of tentative and final plats which will allow for implementation of the phasing plan. Review and approval of subdivision maps will set forth the various conditions necessary to ensure the improvement of streets, adequacy of parks and school sites, utilities, drainage and other services. E. TRANSFER OF DENSITY To ensure the orderly growth of a well-balanced community, the designated planning areas within the Rancho Marana Specific Plan shall be developed at densities consistent with or less than the designated density ranges except as provided for in density transfer. Minor modifications in the boundaries and acreage of planning areas or adjustments because of foal road alignments will occur during technical refinements in the tentative plat map process and shall not require an amendment to the Specific Plan. Maximum dwelling units per cumulative planning area will not thereby be affected. The Rancho Marana West residential dwelling unit maximum shall be 5,262 dwelling units and the Rancho Marana East will be 1,350 maximum dwelling units. A transfer of residential density from one residential planning area to another residential area may be permitted within the Specific Plan in accordance with the following provisions. In no case shall transfer of dwelling units result in: 1. Exceeding the overall plan capacity of 5,262 dwelling units for Rancho Marana West and 1,350 dwelling units for Rancho Marana East. 2. Allocating excess units outside of the planning area. 3. A change in the density classification range. 4. Exceeding the capacity of the circulation system or other public facilities as established for the Specific Plan area. 4. Exceeding prescribed development area maximums by more than 20%. At the time of approval of the respective tentative plats by the Town Council, a revised Specific Plan map and planning area summary shall be submitted for all transfers of density. Said map and table shall also indicate the remaining number of units, if any, that may be 1 accommodated without exceeding the maximum density cap. Said exhibit and table shall be dated accordingly. Transfers of density will be reviewed for conformance with this Specific Plan. F. GENERAL ADMINISTRATION The Rancho Marana Specific Plan shall be administered and enforced by the Town of Marana in accordance with the provisions found within the Rancho Marana Specific Plan and the Town of Marana Development Code and other codes and policies existing at the time of development. 2. All construction within the Specific Plan area shall comply with applicable provisions of the Marana Building Code, the various related mechanical, electrical, plumbing and grading ordinances, and other applicable codes and policies of the Town of Marana or any other codes and ordinances as applicable. 3. Should the provisions of this Specific Plan conflict with or be inconsistent with other present or subsequently adopted ordinances of the Town of Marana, the provisions of this Plan shall control and prevail. The following amendments to the Specific Plan may be made administratively by the Town Manager and shall not require any further legislative approvals from the Town Council: • The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines. • Adjustments to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts of the Specific Plan. _ The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. G. GENERAL IMPLEMENTATION The master developer for Rancho Marana East and master developer for Rancho Marana West as well as individual builders shall be responsible for the general administration and implementation of the Rancho Marana Plan subject to Town review and approval. The master developer for Rancho Marana East and master developer for Rancho VII-11 1 Marana West shall be responsible for engineering and implementation of the spine infrastructure systems for their respective properties. Responsibilities which this plan assigns to individual developersibuilders for Rancho Marana East and Rancho Marana West will be passed on to those individuals/organizations with binding provisions in sales or contract. The spine infrastructure systems for Rancho Marana East and Rancho Marana West include retention/detention basins, drainage conveyance, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines, and gas lines. H. AMENDMENT PROCEDURES In accordance with the Arizona Revised Statutes, Section 9-461.09, Specific Plans may be adopted by resolution or by ordinance. This plan is adopted by ordinance and may be amended as necessary, in the same manner it was adopted, by ordinance. I. MONITORING PROGRAM There will be a Specific Plan Monitoring Program to assure that development is progressing as indicated within this Specific Plan. The monitoring program for this Specific Plan will serve two functions. The primary function is to establish a system to monitor the phasing of development and the implementation of corresponding required infrastructure. This information can then be compared with development that is occurring on a regional scale. The secondary function of the monitoring program is to establish a system whereby periodic adjustments in density and dwelling unit types within the project planning area may be accomplished and documented. The monitoring program effectively establishes an accounting system to insure that all changes, upon approval, are properly recorded at the scale of the total project and each planning area reflected in this Specific Plan (See page VII-12). Project monitoring deals with phasing of development and the implementation of corresponding required infrastructure. This program will ensure that the required infrastructure is in place at the completion of each phase. The phasing plan is responsive to the needed facilities and services for each level of development. Each phase has a corresponding monitoring sheet, which indicates required facilities and services to be completed with the phasing of planning areas. In order to accommodate possible changes and to insure conformance with the adopted Specific Plan, the following provisions shall guide and 1 govern incremental allocation and provision of residential dwelling units within the project area. 1. The overall assigned dwelling unit yield of 6,512 residential dwelling units. 2. A final plat shall be submitted to the Town for review and approval by the Zoning Administrator and the Town Council prior to development occurring in any development area where platting is required. Such plats shall be consistent with this Specific Plan. 3. All drafts of such tables and the final approved version shall be identified by a revision date located in the official Town file on this Specific Plan. Said table shall be a part of the adopting ordinance. 4. The Town shall cause to be established and maintained an official project file "Rancho Marana Specific Plan", which contains an original and certified copy of every revision to the Specific Plan, including a record of dwelling unit potential remaining in each development area. 1 DEVELOPMENT AREA 1 2 3 4 5 6 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 TOTALS RANCHO MARANA WEST SPECIFIC PLAN MONITORING REPORT 2 3 4 5 6 PREVIOUSLY D/U TRANSFERRED CURRENTLY AUTHORIZED GAINED/ FROM/TO AUTHORIZED ACRES D/U LOST DEV. AREA RAC TABLE ACTION ORIGINALLY AUTHORIZED RAC 11 VII-14 1 TABLE DATE ACTION IRANCHO MARANA EAST SPECIFIC PLAN MONITORING REPORT 1 2 3 4 5 6 7 PREVIOUSLY DIU TRANSFERRED CURRENTLY ORIGINALLY DEVELOPMENT AUTHORIZED GAINED/ FROMITO AUTHORIZED AUTHORIZED AREA ACRES D/U LOST DEV.AREA RAC RAC 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 TOTALS ITOTALS 1 1 Appendix A LEGAL DESCRIPTION EXHIBITS 1 AND EXHIBIT I ALL that certain real nronerty. situate in the County of Pina. State of Arizona. beinf noortions of Sections 26. 27 and 28. T 11 S. R 11 E. re narticularly giescribed as follows. BEGINNING at the section corner connon to Sections 27. 23. 33 and 34; THENCE fron said POINT OF BEGINNINS. westerly atone the south line of the southeast quarter of said Section 24. beinq also the centerline of HOORE ROAD. S r9' 52' 12- W 264?.73 feet to the south quarter corner of said Section moo_ .v. THENCE northerly alonq the west line of said southeast quarter of saidSection 28; N O'l' 01' 20" E 2626.12 feet to the center quarter corner of said Section 29; THENCE easterly alonq the north line of said southeast quarter, beinq also the centerline of BARNETT ROAD. N R9' S4. 35" E 20.Ovt feet to a Point thereon; THENCE leaving said north line. southerly along a line being narallel with said Aest line. S '1'1' g1' ?0" W 291).50 feet to a Point thereon; THENCE leavino said narallel line. easterly alonq a line being narallel with said north line of said southeast quarter. N R9' 54' 35- E 150.00 feet to a point thereon: THENCE leaving said parallel line. northerly alonn a line being narallel with said west line. N 90' Ol' 20' E 290_50 feet to a point on said north line of said south- east quarter; THENCE easterly along said north line and said centerline of said BARNETT ROAD. N 99' 54' 35" E 2466.54 feet to the quarter corner'common to said Sections 27 and 28; THENCE easterly along the center section line of said Section 27. being also the centerline of said BARNETT N 89' 51' 46' E R87.50 feet to a point thereon; THENCE leaving said centerline, northerly along a line beinq earaliel with the west line of the northwest quarter of said Section 27. N n9- 02' 16' H 179.90 feet to a Point thereon; THENCE leavinn said narallel line. resterly along a line being narallel with the south tine of said northacSt quarter. S g9' 51' 46- 4 179.00 feet to a Point thereon; THENCE leavinq said narallel line. southerly alonq a line beinn parallel Hith said west line of said northwest quarter. S 0'l' 02' IS- E 145AO feet to a point on the north right-of-"8v line of said BARNETT ROAD; (continued on sheet 2) Appendix A' (cost) (continued from Sheet 1� THENCE westerly along said right-of-way line of said BARNETT ROAD. S 89' 51- 46' H 220.29 feet to a point =thereon; .THENCE ieavinq said right-of-way line, northerly along a line being parallel with said west line of said north- west quarter. N•00' 02' 16- it 2395.52 feet to a point thereon; THENCE leavinq said parallel line. easterly along a line line of said northwest- being parallel with the north quarter. N 39' 49' 01- E 1747.97 feet to a point thereon; THENCE leaving said parallel line. southerly along a line line of said northwest quar- being oarallel with the east ter. S n0' g4' 09 E 1084.50 feet to a point thereon; THENCE leaving said oarallel line, easterly along a line being parallel with said north line of said northwest quarter. N R9' 49' 01- E 391.S1 feet to a point on said east line of said northwest nuarter; THENCE Southerly alonq said east line, being also the 00' E 1337.73 centerline of LON ADAMS ROAD o S 90' 44' 27; feet to the center quarter corner of said Section THENCE easterly along said center section line of said the centerline of said BARNETT Section 27. beine also ROAD. N 89' 51' 46`E 2645.97 feet to the quarter corner common to said Sections 26 and 27; THENCE easterly along the center section line of said Section 26. N 89' 55' 41- E IS68_56 feet to a aoint thereon; THENCE ieavinq said center section line, southeasterly foot along the southwest line of that certain 25 strip DISTRICT, recorded in Docket deeded to 11ARANA IRRIGATION 1985 at Page 243 thereof, Records of Pima County, Arizona S 49' 25' 25' E 4051.13 feet to a point on the south line of the southeast quarter of said Section 26; THENCE westerly aionq said south line, being also the 2010.66 centerline of said HOORE ROAD. S 89' S7' 33- W of said Section 26; feet to the south quarter corner THENCE westerly along the south line of the southwest quarter of said Section 26, H 89' 59' 27- H 2639-43 feet 35; common to Sections 26. 27. 34 and to the -section corner THENCE westerly along the south line of the southeast 89' 53' 33H 2640.31 feet quarter of said Section 27. S to the south quarter corner of said Section 27; THENCE westerly aionq the south line of the southwest 2634.94 feet quarter of said Section 27. S 89' 53' OO- K 773.2844 acres 1 to the POINT OF BEGINNING and containing of land. SUBJECT TO and TOGETHER HITH all matters of record. (continued on Sheet 3) 11 I 1 1 1 1 1 Appendix A Ccort? LEGAL DESCRIPTIgH (continued from Sheet 2) EXHIBIT NO. ? ALL that certain real property. situate in the County of Pima. State of Arizona. beinq a mart of Section 26. T 11 S. R 11 E. G. : S. R. H.. more particularly described as follows: BEGINNING at a point on the east line of said Section 26. from which said noint the northeast corner of said Section 26 bears N 00' 20' 52- E 875.91I feet distant; THENCE from said POINT Of BEGINNING. southerly along said east line. S 00' 20' 52- W 4188.96 feet to a ooint thereon. said point being also a point on the northeast right-of-way line of the SOUTHERN PACIFIC RAILROAD CO_ oroperty; THENCE leavinq said east line. northwesterly alone said northeast right-of-way line. N 49* 25' 25" W 4614.11 feet to a ooint thereon; THENCE leavino said riqht-of-way line. N 40' 34' 35- E 131.95 feet; THENCE N 40' 35'. 31' E 153-96 feet to a noint of curvature: THENCE northerly aiono the arc of a tanoent curve to • the left. having a radius of 1402.09 feet and a central angle of 40' 31' 00% an arc distance of 991.42 feet; THENCE tanqent to the orecedino curve.- H 1)0' 04' 31- E 990.96 feet to a point on the north line of said Section 26; THENCE easterly alonq said north line. S 89' SS' 29- E S41.24 feet to a noint thereon; THENCE leaving said north line. S 70' 08' 35' E 258S-40 feet to the POINT 9F BEGINNING and containing 242_6285 acres of land_ SUBJECT TO and TOGETHER WITH all matters of record_ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 . VP Cl tr z V% vow twol T 0 a 0 tzvary T -0 a ., !�! !� �w err : , sir . � � � � � � , �- �- _� rw �► � �_ HERE G r. r• O N 0~. r ro O ►� r• 90 ro K a z to %aa n G Ma o" a to m t s rIp .0►1E inn y rottt>: ONH G ro ro rop r M 7 o N yy 9 CO too 1° m < oa M ro0bwb ,1prt0 mt�ro a n om� � 0 M. a Cro1 m A. C :� rri w yl " o Z W 0a <r= yro �-a,n Hpw rat nwa 1 a inrt ro ro �'dp wp,a HNN � � ► . N 9 ro •tl �t the N � n N 10•• : �4� n ao nn�• ro• ronO0 0tat w��rt wway tip L 7 '1 K H N ro rt r• O. H r• J :3 N N Q M. a rf n a n r• n. ro N r n z ►.+ a� r• A' w o N ? H H O J� C6 C N ro a Oda any Woo g� a 4. m" A p a ,� t n 0 r r• N R go H 5 1r ry r. L C �j ill a W. r N .. W. ►", r, a r r tNt °a ,tan n N a ro� " :7 ��w x n a #1 ;r o z O �ro0 W. a ao _ w b R 7 Z ►'• D^a3 "to O W MAA 'O ro p N +Kro "8 rf O n m O/ r• N Warn p^,nto ro� R �r, N 3 W, 2 r a N in O N E M O m a m " n, a r' ro " 'O .0 a 0 10 O' pp ro M " ►n-. rn O r a n o ro ro N nN to O r a n" L= N N r}�. tt 7 Vl n ,o g m .T. a na ro F"«,ro rr. nn a On to v� •C o ry0� � K ►N'• n a 7 N M „N7 ro N ^b �� roaa o� 0D N A e. °G N K o ISO rrh nA N Z O s 10 wM i M 77 O •nO n NO w qA A P• N OO 0. •rnOO ,HnN o►A a -n Aff 01O ANN 9 YnI' A NM Y 0 2" 09 ' 1 fO�p7d H Ahf�N1► P- a O O N <n AwV 6 i ip n ppAI'll,rRDii' p~p a' v n A b N n G t+! A .-• a M, A 7 t 1 A O N '.► A~ �1 D' IT YFn Y H v n A' N M .a-. A n N O A n «•. frl. r q y 0. C ►+ O •O `< r• C t! A l� a N O'r.n nw r•O rnn n 00 S. r. n T �• VA 0. r•i-.r. _ A p p �• r,,. n a N• G Dn 1r p' a N W n n F y �t p' r• r• r n . N O tnS M q A C� n O' gg' S 1r►' pp? ... N r. p OV Y M A w a A A N A M C O• a A N o O n N Q � 0o ro r. O `n C �1 O A T •pN N 1r� p9; M `i na' �A° `rni' p a fA1 ►ri A nh p 00 "n a:' ;° a° Q a cr N o A o X A r. r. n A A n n n n u n o gg n ttn11 a q `< n i+• q' 9 A A ph O N<: '"' FF a p A o' w p r. n O n p N r «�. O n n v' r 1 w co g O b A p r. M nn i•. w O. 1 N A A �• r� n t7 < w A R p p try? �1 A00 N< n r*w 7 ncA'ot`p�Gnan �p~A n ov°oan ro r. 9 A Y, n`< A Q.ara p 94 �Mr'aA N o," �O�+,�„°S� n x o a nC A r' N •.nn^ %A A n Cry n ar nnarn%YN no � oo A °� .% v N 00 .al n n nv Y X. p n o m y �j a O� r0• n N n ii o w Il Y GgG 0 0 RRO MA 0r0 A n n p r+ n 90A P r9 p• n 0. p n• ow ►t.CYf..�Gf.. Ab 7 p. N O inn �°Inlniryn� c�bnv N •p Y " no vn nn �nnry' —0 r' rann M P. n hCp rlv. nalln a h na tY' QG aY A A►'�N A" A n p en6N n�Ni nN r7l . ro Gryoo nA aaOn 2 �•ep .nnCc «nA nt A. w O n n �• A nn• w 7p�' 7 rg. n OpV O' N M• m p• m N •+� n- 0. O n C N A i� ? C w Y A pWp 8 N 11 n n p A q, C ryN a A n C n A n b M O OpR'' p N Y A h C g ti 0. n n a Y1 C +ry �N.. y r• n M A O 11 M r. r. n M N N• n O P q 0 r. N? Q. po �• P~t 6 yC y n' p p n �"•`< n nnn Q C n N O rl A p C p A �' n n 0. a A a n pp C q' n� V; 'y n. A n N N ~' v- an q N w n Y h . - aNi nO 0na N ~ n n w O � n Oaa a n N n NQ n n, D A 0 L4 N r 0 01 Y : N aY M N_ry n A b $ C Pr ob n n r^ 0 p C A pA ro n n r. y rn. h Y p O n pn' Y A. w n l� a M o w aaw� u�oa �•A" � n G ov n g O n ;' n u n wn A N wn o'A 0 r. r. n �noa G A M 'p r n N n q na�'n�. hii,t n A 4 O H r. N O < 0 0 0 o a o M n n rn••. V 0 n ' A O O p ro.rT M o N g. r'p p q v pAp ,< A n r, D ems, v N ~ 0 -• n � v M k-i 7D r--ti 1 M w r M M r - M w r w rCO C rIV1 • w w w w r • mo wwww N ■ w w w r r K z r r w w i w w r m � � cn ' v w --I � > . :x ..q w r - w xm w m so m Im m n CD Y rt ►y q y A u •' A ro �a9allo00�q :V H an a0►i rt 0 ►01 to a ►o- to •r r• �,' a �n W o �i a h5c ' .p pf~t N, ar•(rto c h rt M r�f�•. C as AhC -+ �, G �' p ►� ro ►+N p 171�oH• O ►��''r°jHQ(�oNto ry q� "' �y f� ►°i y� C if• W A O M a O O a m O p < a p R r+ t1 n ft O a VI r ' CL 0 0 10 ►1 n a O 7 r rt a !� ••. U fJ •'• 1 O ro O O O' O• W. a 0 � ° 1<0 p M N ° ro ►-• C �+• ti '"' m' p $prop ►�j p• M ' Y 0 I. n a 0 ro ro o •� �. a o' ~�t" a �° rt "a' rt Y» ft f1 Ip n N 0 a o �. o ff -* 0 5 ate rt M !T rt 0 a 0 o' ° a °' o -e rJ n a o .•, r* t9 rt oh h e ro pi t► y rt G ti ►°� Pb ~ o°►'0y�'naa Mu r+an ro r, h n� rt 0. �.... 0 ro 0 0 O 0 0 A' M f°! 1+ p0 5 a ?�1 o rt A ° a n ►1 c0rt tjM O ° Ol av 0 aG 5 0 0a o tip�o M pu a I r a y a y 0 ro Ic (P N• pr , pia n b Im am p' AO ►°o N a N oo n n NH"' yM 0 O bNID►'•an 2 q tD v < `�. to N• ry rt x a ro� � 01 n 0 a .. ro • tp yM 0 < r, n t 0 a 11 w O � IAA a tt tJ rt rp• IQ : 1-+ D 1�0 n IA M 0 rt 0 < h n O n a p W IA H :1 M IA 11 h g a •1 a 0 c 0 N• CJ X I-• 0 rt M FM•• N 0 ro O 0 N Y F••'J fJ f 1 ro h tr rt 0 > rt 0 1•� a P. h W rt a 0 O o n N ti ►t rA 9 to a O rt ID M O O 0 O o. n m roi ° a G n 0 IrtJ n rt rnf a N 0 a Vm a ry rr. r* rt N ° IA a$ a ro '� a ro r•F, 10 a C n H. rt ro PPhwM � ►- a O ►- M O r �tpp a < ro O n 01 to A w 0 M �.gtrol rort < h M a 0 O a O� Val rt P. ~rt0'Ot�Nnu n 0 rt rt M T r h rt n O rt N o0 o a� 0 N c O n r• y as a0 '" a �G '1 �i �►*ro►�"^ n r o aIV c ln M a a ►t � r■ro �• G rl a ro a n ro N ro N nas N M y�nty�OC~►°*x a o 0 5 � �HN•NftYx�O < V► 14•< tN w 0 t"• N N N ' / w C 0 1 N a VI lJ{ v rt M to rt 0 � a n o b H• n o ►• rt�ta 0n�0 a rt P rt a N H a �`bM ►0O►jM 0 0 "• �phn pID goal �l M H to a 0rt o M N o a i01 11, 0 O n 'O DID I°.•: o < n �° ° I P<nR M 0 H. P) 0 0 Ma rt • rt � ro M "t ;Q C 7S oz A2 t tA og In g� bl m A N V1 0 z z z r r� r1 a b jr I �tp o t+ N v Q! R O " S ° N • w r r w �r w w w w w w w �IVI w M r r r r V > M «M« r A .� r � O > i >, w w Z C � w w a w `r/n♦ , w r , � APPENDIX E RECOMMENDED PLANT PALET-I'E TREES Accent Trees at Entries/Intersections Acacia sp. Acacia sp. -- Arizona Cypress Cypresses arizoruca Arizona Ash Fraazrtus velu6W Thornless HoneyIocust Gled&t is rriarmanrlios Oleander Tree Neriurn oleander sm& Heritage Oak Quercus virgirziarza `Heritage'_ Pine sp. P&Z= sp.'- _ Palm sp. Palrnae g. sp. Parking Areas Blue Palo Verde 'Netleaf Hackberry Silver Dollar Gum Mexican Palo Verde Chilean Mesquite Pine sp. Streetscape & General Trees Acacia spp. Blue Palo Verde Desert Willow Arizona Cypress Arizona Ash Pecan Pistache C rC&UZ:m florf&=' Cdas res =kLa' Eucalyptus polyanttterrzos' Parldruonia acrdeata- Prosopir clzilemsir' Puucs sp.'- Acacia so.'- Cercidium f Ioridum_ C-I lopsis Erzearir' Cypressus arizonica Fraxrzus vehairza Carya ffEnoine=is, many cvs Pisracia atlantica' 1 1 1 1 1 1 1 1 1 1 1 1 i PLANT PALETTE (cons_) Groundcovers Baja Primrose Desert Marigold Desert Zinnia Dwarf Coyote Bush - Indigo Bush Mexican Primrose Paper Flower Great Basin Blue Sage Lupine Pensternon Sand Verbena Verbena Burrnuda grass Myoporum Golf Grasses General PIant Palette Saguaro Yucca Ocotillo Prickly pear choIIa APPENDIX E O&IOIILeta dIuITZI12ondi— Baileya multiradiata ` Zinnia pumila" Baccluzris piltdaris" Dalea greggii Oenodlera berlandieri' Psdosrroplle cooper Salvia dorrii . Lupinus sparsifTorus' Penstemon parryi Abrortia villosa T/erbcza goodd&76-E Cynodon dacsylon Myoporum parvifolia Cameg&= glgantea' Yucca species Fouquierza splendens' Opunsia sp " listed on SAWARA "Low Water Use/Drought Toter -ant Plant List", January, 1988- Certain species listed on SAWARA plant HSL 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 i PLANT PALETTE (cons) Thornless Honeylocust OIeander Tree Pine sp. Fremont Poplar Mesquite sp. Mexican Elderberry Palmae sp. Shrubs Arizona Rosewood BrittIebush Bush Lantana Catclaw Acacia Cholla Varieties Desert Hackberry Desert Spoon Fairy Duster Feathery Cassia Hopbush Jojoba Mexican Honeysuckle Octolio Prickly Pear Red Bird of Paradise Yellow Bird of Paradise Shrubby Senna Silvery Cassia Soaptree Spanish Bayonet Texas Ranger Wolfberry APPENDIX E Gledrtsis rrianuuulros Nerium oleander surd' Pinus eldarica -_ Popukcs fremondi Prosopis sp Sambucsu mezicana Palmae g. sp_ Vaquelinia califonzica' Encelia farinosa- Lantana camara' Acacia greggu Opurztia sp.'_ Celtic pailyda' Daly rion wlreelerf. . Calliandra eriophylla Cassia arremiriodes' Dodonaea vircosa- Simmondsia chirrasis- Iussicia g/uesbregh ana" Fouquieria splendens' Opuntia sp." Caesalpinia pulclzerrirna' Caesalpilda gilliesii Cassia wislizenii- Cazria phyllodinea' Yucca elata' Yucca aloifolia- Leucophyllum frutescens- Lycium berlanderi r r rr _ rr rr r rr rr rr rr _ rr rr _rr rr r� r� rr �w ■■� � a k-� n n r &t b� o e. l -n -1 c1 •o -i c. ti ii o ro ro rr a u+ x a v � c..me, a zr� n • • i� n O 'n C1 ro O it t1 • M N W N aOi. • �' a r• ~ B 0 .y So .• •. IV a a z A (h w Of O i NV—r- N a r O+�O 'O to W0 p. 3 rot N_• rt .rl a h onaDr v• z .°ooa.-• HmN c �a rt = cm vNroC. a d t " ;o to N m o o — r7aoO r► . O H 1 1 O L1. d ... Q' -n �ro tirf R x R 1 ro •1 O V1 Do 0 :r •C O O1 V1 a y. ro'G N .+. '1 a rr 10 a N p• ��N ooaal �o�.a N G) oat a ...� v o 'a^ oowaa1 � o �r+� m--- h MO. O n a o R Ra'm Z ro ro N "1 7, 1 Q ro O p, N O i vi Er noN O T Ic N . ro .. v rn O~ z ' o o 0 m N ; o m }��s�� r0000 WO%� -� R 0 N rt rt rf r%r ~' =r O O i '" z r► � rt ro rt yy C.. O o M , c H N D �• co a rtOct +1 ro �• N O N ro all0 N O "� • O N N O t 0 • r . _� mow, - • -r - �• �� �' -,� -,� Nc cYr•Crtacrt nnfar(�jyrtjRr�08R° oaa^avran e ro < ro (o o r• ro aro ROrOr00Co0 A av R n rr+^n ag YN n n ran 04 01--A# w r•<aNrrrr ro V1 N N a rr N r•m an Ca•onrt^ 4 ro ro rt w ro O n ro^ r•ro ro rt'0 rt r•O a a ro n a ^ n r•HHn a Qro n O rt aw iro� rT 0 tv oarf O ro� ro aMI-Hero0rrnawrtpA a a m rr* °e °a ^ 0 a �r-• nry a 0 rrrhp HCz0 N^01.4 NM ►-• a Ntn n•O5,m mn n n o ra= o:Ka c nl ro n a " c ►a tr y o 4oplu artwOH ronnr► Oroc c aacA aOnaw crtr•rrr► a wtrr• ro g or 0, N O O N rr x % rtrrHyro Na r•rr r•ro HN ^ M rr ro ro n• Al trtr0 n 0 (rtDr�•ortNO nZN NroyyaNiTnMM aNrPnnO nAt crWAp r► rt X 0 < Oro ^Oro trow<n� 0 NIA < a r►r•r•ro Or•a0r•a^roa^ ronaa NO r••or•nan aronaapo 01-0m►•°taroYM aH+ cm 0 M 10 0 ai st ry p, M ar n a' D rr o :3 n o ron <0 aro ►-arc^ O r• 0 ro/+•Oonro^• ar•rajCaara-Mad w 0 H ar r, to opronn i ya o.N a arcr0 N a rt N a r•HW O M N 0 a 0 0 a a a •0 0 n a c 0 :iw r o.n1.4 :3 rrr ro rai aro NW o;vy o . r•g a no 0 ow ro N rtpr,Naea rtrr0 n <n a N c<o cro tr r• ro ro x (0 rr rr ar m "<o0aarrn0^ ro r•rr a^ N N r•O a C a rr < N rr 7 rr r• n A tr tr O H r• O r't' r0 0 n pr tt •o a P. roar• r••c•b n H. <piC0 accm r C-W 0 Hn r•c r•o O n O O^ a rt Nrt'ororrckQn C ewa 0 CWOo o a r• re a tr •Q ar cr n rtHrtaa o ro ro ro rr H r• a a ro 0, row N a O•o rt ro a r•N ro 0 c b ^ N ro• % rr ro a t- r•L 0 aoo^a rrt a a•Crr0r•NPrrr•ro f0 C~ N O r�0 rp N rr O,Grono ar• <Mro tAOO C roryr0 cc^ron00mm Nr' r" •q o •��gOIm O77 a N r• a ro M a N rr ro N 2 ty1 m n N VI rt O cr 1.- 'p1• n ro�Mrotra•bor• aa< n• 0rr4 0om 0 anwo ^ aHa 0,13 aP.•r•rt roa�a r►w0 w n ro NnarrNa•oro •Q�Or•0 roDn c N H ro N t rr or wrtH Oror•rtrorr O mt+ 0 n o a r<r <a<^ on 0 :3n °r• mn►H.f, nmaa •ro a aro ro ro m a ro ` M r. r •Q r"r rrtt nOrr O N • o cr O •• o a 0 N v a rl rr • o. r• o c. N to a rn oI.na- a JP`o xa 00 a rnr J rt0 o n , w �s O M M r• n ro N 0 w f^ w w w • w w w w • • w � w � r r w w w r w r w r w w ■ w • ` �IVI w ■ w r w I _ w r r ■ m w w w > r ■ • w w ■ ■ " tea= w w w w • r w w • �> r " V r , • , w w w �w w " w "rn• --I > w r " 'v w w m m! r M M' 1 � • CO O Ci r' , m 'o ,m --� : X �C