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HomeMy WebLinkAboutAvra Valley Commerce Center Specific Plan Submittal 1 AVRA VA-LLEY - COMMERCE - CEN~TE-R SPECIFIC PLAN Prep, e-d for. Town-of Marana. s ember -18 '2003' _~pt q, lw! M, T AML N 0. - A Avra*llcy Commerce Park Spccific Plczn Prepar%-.-d by: Carl N/Vinters planning resources 270 K Church Rue. Tucson, R? 85701 mintersolplanningresources.net 0 Avra VOY Commercc Park Specific Plan Avra Valley Commerce Park Specific Plan Introduction The Avra Valley Commerce Center Specific Plan (AVCCSP) is a link between the Marana General Plan, the Northwest Marana Area Plan, the Marana Town Code and the charactehstics of the project sfte. The A VCCSP contains policies and regulations to create land use regulations, capftal improvement programs, detailed development standards, and other development regulations into one document. The size, relative isolation of the site and fts proximity to rail, road, and air services creates unique development opportunfties. The project and the Town of Marana will best be served by an overall Specific Plan for the property versus piece-meal rezonings. The Specffic Plan will give planning and design guidance for the pubiic and private investment needed for the improvements critical to the success of this public/phvate effort. It Will help to ensure that this critical site reaches it's best potential development. The Avra Valley Commerce Center Specffic Plan, when adopted by the Marana Town Council, will be the regulatory document for the property. Adi development approvals shall be consistent , wfth the regulations included in the adopted Specific Plan. The authohty for preparation of Specffic Plans is found in the Arizona ReVised Statutes, Section 9-461.08, and in the Town of Marana Land Development Code, Title 05.06. This Specffjc, Pian is broken into three sections. The first section r-ontains the Development Capability Report, which assesses the exisbng conditions of the property and the surrounding area. The second part of the Specific Plan contains the regulatory provisions, which delineates the land uses on the sfte and details other pertinent regulatory controls. These regulations may enhance the existing Town of Marana zones and other land use regulabons or, in some cases, pre-empt the Town regulations. The third part of the AVCCSP is the Development Agreement anticipated by the Arizona Revised Statutes. This agreement details the obligatons of the property owner to the Town of Marana, and Marana's obligations to the successful deveiopment of this property. In addition, the Town of Marana must ensure the developers of this property the opportunity to confinue to operate under clearly defined, established rules and regulabons and not be subjected to possible arbkrary changes. Avra *ley Commercc Park Specific Ptar, RART ONE DEVELOPMENT CAPABILITY REPORT 0 Avraoley Commercc Park, Specific Plan PART I - DEVELOPMENT CAPABILITY REPORT Introcluction Purpose The purpose of the Development Capability Report is to measure the impact of the proposed development on the sfte and the surrounding areas. Project Location and Description The project site is located west of Interstate 10 and immediately south of the Avra Valley Road alignment (see Locafion Map). The sfte is about 103.82 acres of which about 32 acres are part of the Santa Cruz River Bed located west of the existing levee. The sfte consists of three parcels of land. The largest is parcel 226-01-032A with approximately 97.50 acres. The second parcel is parcel 226-01-006A vAth approximately 3.33 acres. The third parcel is about 3 acres and is the old Avra Valley Road alignment located between the first and second parcel. This third parcel is currently owned by the Town of Marana and is an oid right-of-way. This parcel m(ill be added to the site through an abandonment request to the Town of Marana contemporaneously with the approval of this Specffic Plan. The portion of the Avra Valley intersecting wfth the Interstate -10 frontage road will not be abandoned in order to preserve additional public access to the site. Topography ancl Slope Analysis This topography and slope analysis includes only the portion of the site that lies east of the Santa Cruz River levee. The area within the levee is excluded and no development is proposed. The portion of the sfte outside the levee is relatively flat with gentle slopes running from southeast to northwest at approximately 2 percent. There are no topographic resthctions, rock outcrops nor slopes greater than 15%. There are no restricted peaks or ridges located on sfte. The average crossiope for the site is approximately 2% calculated as per the formula: ACS = I x L x 0.0023 / Acres The highest elevation for the site is 2084 at the east boundary line adjacent to the frontage road and lowest elevation east of the Santa Cruz River levee is 2068. Hydrology aiad Water Resources The site is within the Tortolita Mountain drainage basin. Sheet flooding occurs from the less defined alluvial fan at the foot of the Tortolfta Mountains to the east side of 1-10. There is a culvert that goes under 1-10 that drains into the southeast comer of the property. Man-made features include two inigation ditches from the Avra Valley Irrigation District running south to north across the site. One of them being a concrete dftch and the other being a dirt excavated dftch. 2 Ah 0 C.5 co cn Li (1) a) Co > LLi Co CN CL) C6 cj t E C/) Zi /31 U) z co z < A' TI Hj L I I LL C.) z LLI C~ to C) 0 Avra ecy Commercc Park Specific Plan The property is presently in a regulatory floodplain, however, PiTna County has filed its "letter of map revision", LOMR for the Santa Cruz Bank Protection excluding the sfte from the floodplain. This specific plan assumes that any development plan or subdivision plat approval will proceed in the Town of Marana, notwithstanding LOMR approval. The boundaries of all offsfte watersheds that affect or are affected by the project sfte are delineated on Exhibft I.C.1. The exhibit also shows five points of concentration for offsfte watersheds that enter the project sfte along its south or east boundary. Three of these concentration points are located along the east property boundary at the oufiet of culverts beneath 1-10. A fourth concentration point along the east boundary is located at the 1-10 railroad spur bridge. The frfth concentration point enters the project at the southwest property comer adjoining the Santa Cruz River levee. All of the watersheds that contribute storm water runoff to the project area emanate vvithin the Tortolita Mountains. These watersheds are undeveloped or only partially developed at low density. The project site is not located within a critical or balanced basin as defined by Town of Marana drainage criteria. The only significant offsfte natural or man-made features wfthin the watershed areas described in paragraph (1) above that affect drainage conditions on the Oroperty are the Union Pacffic Raiiroad and 1-10. The existing culverts beneath the Union Pacffic Railroad, 1-10 and its frontage'roads have limfted capacity and can only convey a portion of the 1 00-year discharge. The remainder of the flow drains north along the east side of the railroad embankment. T he signfficant man-made feature along the west property boundary is the Santa Cruz River levee. This structure protects the project sfte from flooding along the Santa Cruz River. Flows draining through the culverts at Concentration Points #1, #2' #3 and #5 have a 100-year discharge greater than 100 cubic feet per second (cfs). The area of these watersheds and the 100-year discharge rates at the 1-10 culvert outlets are listed in Table 1 below. According to previous studies, most of the flow generated by these watersheds is diverted north along the east side of the railroad. SUMMARY OF WATERSHED AREAS AND DISCHARGE RATES Concentration Point Drainage Area (so.mi.) -Year Discharae (cfs) 1 9.84 157 2 9.&4 554 3 9.94 260 4 1.16 92 5 1.73 68 6 11.2 950 The entire property is %Mthin a floodplain area. This floodplain condftion is associated with the off'site flows entering the site at Concentration Points #1 - #5. There are no natural channels on the property so this floodplain is a sheet flow area. The sheet-flooding areas on the project site have depths that range from 0.5 to 1.0 feet. 3 0 Avra VaPcy Cbmmercc Par'tz Spcciff~,c Plar 7ne project sfte is iocated within federally mapped floodplain Zone AE. A portion of the sfte is aiso located within a federally mapped floodway. The floodplaintfloodway condftion is associated with IL'he Santa Cruz River flooding. Pima County has flied a lefter of map revision wfth FEMA to amend the floodplain maps to reflect complefion of the Marana flood control levee. When FEMA adopts the map revision, the project sfte will be mapped as a Zone X. 1 he 100-year peak discharge rate for all points e, concentration entering or exfting the project sfte with a discharge greater 100 cfs are listed in Table 1 above. These discharge rates were dehved from a reporL prepared by the Pima County Department of Transportation and Flood Control District tdled, "Offsite Drainage lnvestoatons.. Lower Santa Cruz Levee Project-Phase 1A, W.0.#417918A', May 1997. All ofisite and onsite storm water drains west, toward the Santa Cruz River levee. This draina-ae z~onverges att the northwest property r-omer then drains north !:>etweeen the levee and Avra Valley Road. Just south of the Avra Valley Road bddae there is an opening in the levee which outlets storm water to the Sarita Cruz River. Vegetation and Wildlif~ Habitar 7ne sfte has Iona been used as by ASARCO mining as an industrial sfte with a raiiroad spur and has been disturt~ed many times. The current vegetation is largely there due to flooding in 'Lhe eariy 1980's. The sfte contains vegetation characterized as the Arizona Upland Subdivision of the Sonoran DeserL. Areas where "Lhe soil was disturbeed is now mostly covered wfth Desert Broom (Bacchads sarothroides) and 'salt cedar' or tamadsk trees. In addition, the sfte contains blue Palo Verde (Cercidium floridum), and natve mesaufte, (Prosopis velutina) mostly along the water dftches. No individual significan'L specimens were noted. A ietter from the Heritaae Manaaement System Coordinator Sabra S. Schwart in the Arizona Game and Fish Department is in~luded in the Appendix. Tne lefter states that this project occurs wfthin proposed Cdtical Habftat for the cactus ferruginous pygmy-owl, and that some special status species have been documented as occurring in the project area (3 miles buffer). During the planning process, the owner and developer have several meetings with Game and Fish Department representatives. Several concept open space plans where presented at these meetings, which culminated in an open space concept plan satisfactory for both parties. This concept plan proposes a portion of the overall parcel 'Lo be use as Natural Open Space and other areas in and out of the sfte to be desianed as a Biological Corridor. A v*allcv Commercc Park SPccific Plan Geology and Soils The entre sfte, as mapped by the Soil Conservation Service, is Tanque-RiverRoad-Arizo-Riggs complex. See soils exhibft I-E. 1. Construction appropdate soils testing vAll be conducted pdor to construction. Paleonr-ological and Cultural Resources According to the Arizona State Museum, this property was surveyed by students in 1981. Since that time, parts of the property have been surveyed by professional archaeologists. The Avra Valley Road ROW was surveyed in 1994, 2 small areas (30 m. in diameter) were surveyed in 1995, and much of the area in Section 8 was surveyed by Statistical Research, Inc. (SRI) in 1991. The recommendations of SRI are the most relevant here. They feft that since the area was in the Tloodplain and had been impacted by floods, and since several large archaeolooical sftes are in the area (particulady Los Morteros, and the Huntington Ruin), that the possibility of buried archaeological sftes was high. They therefore recommended limfted archaeological testing before any construction was undertaken. The Arizona State Museum (ASM) r-oncurs wfth these recommendations (See Arizona State Museum leetter in the Appendix.) Pdor to any application for a grading permft, an archaeological surface inspection for the area of development will be performed by a professional archaeologist to determ, ine if any historic or prehistoric shes are on the land. Existing Struc-r-ures Ti"iere are uses on sfte that require the current existing structures, machinery, ditc-hes and utilities to maintain their operations. These uses are planned to remain on sfte until the new construction begins. Relocation and alignment of utilibes, road grading, and dftch reaiignments iMil be done between the fime the Specffic Plan is approved and construction begins. This plan provides for the abandonment, on aDproval, of the Avra Valley Road alignmeni wfthin the sfte. The abandonment YOII be equally divided between the north and soLith property owners. There is an existing railroad spur on the sfte. This track was discontinued after the floods in the 1980's, but reactivation is anticipated. Federal law pre-empts state and local laws and allows the reconstruction of this rail spur. The proposed Specific Plan land uses are based on the availabilfty and use of thel,~ck. The railroad is an integral part of this Specffic Plan and all rail rights are to be preserved. The Specific Plan proposes an update and new alignment of 'Lhe rail on the site. E~dsdng Land Uses Currently, the portion of the site east of the Santa Cruz River levee, along Avra Valley Road, is being used as contractor storage and landscape matedals supply. The remained of the site is vacant and undeveloped. 5 C6 C/) co LLi L r; C:) "U4 > Lli Cc CID T- > < C6 06 co LLJ 0 = n;c. I X~X- VJ CD LU US z 7 4411 fy 7777, nw. gt Avrollcy Commcrcrc Park Sp I ccific Plan The existing uses wfthin one mile of the project site are as follows: North: Avra Valley Road and farmland owned by Arizona Portland Cement Company South Undeveloped and part of a planned industrial development by SW Value Partners East lnters'Late 10 frontage road West Santa Cruz River E~dsting Infrasr-ructure NVatex 1-he Town of Marana will provide water service to the sfte. Water connection is now available on the North side of Avra Valley Road across from the sfte. Judging by the capacity of the water main, water storaoe to increase water pressure to meet fire flow may be necessary on sfte. Cons'Lruction water and future landscape irrigaton requirements may be su.pplied via non-potabie waLer by the Cortaro-Marana Irrigation District (CMID). WeH sires There is one registered well on site. Exhibft I-F.2 depicts all well locations within the area of the sfte, and idenffies each well by the registered name. A list of all wells in the Registry of the Arizona Department of Water Resources around the area of development is included in the appenoix. Sewer Accordina to the April 15, 2003 capacity response lefter from Pima County Wastewater Management Department, "there is capacity for this proposed development" (See appendix for letter). There is a 36 inch diameter public sewer line (G-87-013), the Dove Mountain Outfall Sewer. This ouffall sewer crosses the Santa Cruz River about 2,500 feet from the south property line at the levy. A gravity line tapping into an existing manhole on that line could serve the sfte. A pressure pipe was installed at the time of the construction of the Santa Cruz River flood control ievee. Development in Dove Mountain and in the Tortolfta Mountain area will tap into a main that vvill crcss 1-10 and the Santa Cruz River by using this line. The overall project that will connect to the 'C'ontinental Ranch sewer main was finalized in June 2003. Ab Cd co 0 LLI C) m -6 Cl) = 2 m LLi CL) m a) LLJ Co CL) zm cz a) cl) Lij Cl) (1) z LLI LLI cl) U) LL, ui 0 30: 7, C3: U) Al J- a. Hii N IQ CD C~ C%4 Avra*ICY Commcrce Park Sbecific Plan Electricitv Electrical power will be provided by Tdco-Marana Utiiity Company. Existing transmission and distribution lines are adeauate to servir-e current and potential future needs. Developers may be required to relocate existing facilfties concurrent with project deveiopments. All new or existing distribution systems are recommended to be placed underground. Transmission lines areater than or equal to 66KV may remain overhead or placed underground at the developer's option. Roadways i he sfte is served by Avra Valley Road along the north, and the 1-10 Frontage Road to the East. Tne plan proposes three access points from the Avra Valley Road and maintains the two exisbng access points along the 1-10 Frontaae Road. P-ailways A Union Pacffic spur railroad iine serves the sfte. The railway spur is an asset to the site and the developers intend to maintain all rail rights and estlablish a rail service to the site in perpetuity or as long as the future owners of the sfte believe that ft is in their benefit. Schools 7nis specific plan proposes only non-residential uses. Therefore, the development proposal will have no impact on existing schools. Exhibit I-H.6 shows all school locations in the general area of 'Lhe sfte. Recreation, Open Space ana' Trails Avra Valley Road (Road Right-of Way trail # 16) runs from Sandado Road to Santa Cruz River and connect wfth The Anza ~afional Trail that runs along the west bank of 'Lhe Santa Cruz River. i wo main areas of the Specific Plan aree under the category of Recreation and Open Space. The first one is the Santa Cruz River bed, west of the existing ievee containing 32 acres, and that Adil be dedicated to Pima County Flood Control at the time of the adoption of this Specific Plan. The other is the proposeed biological corridor located south and west of the developable area of the sfte =ntaining 18 acres wfthin the sfte and 5 acres off-site. 7ne biological corridor concept was developed in conjuncton with the Arizona Fish and Wildiife Department. Pbor to the inftiation of the land use plan for the project several meeting wfth the Arizona agency took place with the purpose of identifying the areas of the sfte more suitable for Open Space uses. 7 Idolh.t Iddilk Co 0 ui cc) CD Lj F- co C13 CL cm CO cn C4 CL) Z LLI ui 05 CN LLI 7 441 C C:D tv AvraMlIcY Commerce Park SPecific Plan D A -p T TNVVO E --L I-kx- I SPECIFIC PLAN Avra ~Oy Commcrcc Park SOCCIjiC.Plan • Veterinary kennels and hospftals • Machine Shops • Machinery Storage • Ice and Cold storage plant • Wholesale Business • Storage Building or Warehouse • Beverage Boftfing Plant • Laboratory • Construction and Landscape Matedals retail or wholesale • All the uses included under C-1 Probibited Uses in Ll • Manufacturing involving animal based products, noxious matedals, noxious or hazardous matedals • Automobile or Metal Scrap Yards • Recycling Centers Industrial Development Stanclarcls 0 Building Heights: 50 foo'L maximum a Building Set backs: Property Line: 50' Adjacent to Commerdal: 50' Main Boulevard- 30' Access Road: 20' 0 Fioor Area Ratio (FRA) noL to exceed.50 14 0 Avra Vao Commcrce Park St)eclfic Plan Commercial Land Use - C-1 This designation provides an opportunity for a mix of commercial, office and recreational uses. The total commercial space vAll be up to approximately 4.40,000 sq. ft. - Preferred Uses in C-1: • Large scale retail establishment • Shopping Center • Auditorium • Speciafty Retail • Tourism Commercial • Restaurant • Banking Flinancial • HoteVMotel • Parking Structures • Commercial School, Colleae • Industrial or Trade School • Trade show, Ind ustrial/Agri cultural show or exhibition. • Retail or wholesaie of farm, commercial and industrial equipment or machinery • Gasoline service station • Offices • Theaters, not including drive-ins • Plant Nursebes and Home and Garden Supplies • Car Washes Commercial- Development Standards: • Building Heiahts: :1 W-fthin 200 feet of Avra Valley Road and Frontage Road: 40 feet Outside the 200 feet frontage area: 65 feet • Fioor Area Ratio (FRA) not to exceeed.50 Building setbacks: 25'from Avra Valley Road future R.O.W. 215from Interstate 10 r'-rontage Road R.O.W. I-ight Industrial - Ll This desionation provides for the development of light industhal uses on the areas wfth such opportunities as Interstate access, existing railroad spur, and natural use bufiers. Preferred Uses in Li • General Manufactuhng • Radio and Television Broadcasting • Microbrewery or disfillery • Newspa ' per Publishing • Automobile Saies and Storage 13 f dub. Avrollclv Commcl-ce Park pJa7z Achieve a pattem of land uses 'Lhat preserves, enhances and establishes a distinct identfty for the Avra Valley Center and that reflects the Town of Marana new commercial and industdal centers. Achieve the development of a range of land uses that provides for 'L'he diverse economic, physical and social needs of existing and future residents of the Town of Marana. Improve and enhance the overall natural resources of the area through the provision and maintenance of a Biological Corridorand interconnected open sppce. Iiatrod-actioia and Purpose T i he purpose of the design guidelines is to direct the site design by providing the framework and designers tools to ensure that the development communicates the character and vision of the Avra Valley Specific Plan. Implicit in the design auidelines are the development goals of safety, Consistency, quaifty, and harmony. At the same time, the guidelines should encourage diversity, jjexibility, innovation and originality. Following are the different componen 41 ts of the Specffic Plan that will be tackled by the design guidelines. Site Design T i he proposed development should have a sense of identity, belonging, function, and security. Defensible space design principles should be applied to this project. Personal safety and security of property are a big concem in today's woHd. The perception of safety problems can make an area seem unappealing, unattractive or even to be avoided. Sensitive building placement and sfte design can address these problems by creating defensible spaces that help people to feel safe and that discourage criminal activfty. Each area and sub area should allow for effective surveillance by proprietors, law enforcement and eiectronic devices. Building design and placement should avoid creating obscure comers or 'hiding places'. Parking, pedestrian areas and building entrances should be located to be easily accessible and visible from multiple areas. Landscape should be selected and placed wfth personal safety and property security in mind. Outdoor areas should be illuminated to create a secure niahttime environment while avoiding light spillover beyond the boundahes of the development sfte. Careftil aftenton to the presentation of the projects east and north face to create a sense of place and an aesthetic consistent wfth creating an archftecturally satisfying view shall apply. Landscape A landscape concept is vital to achieve a cohesive character for the development of the sfte. The landscape will be the unifying element of the she and will reinforce the character of the open space, buffers, and circulation and parking components of the development. The components 21 0 -Avra VWY Commerce Park Sl)cclfic Plan Recreation and Open Space Two main areas of the Specific Plan are under the category of Recreation and Open Space. The first one is the Santa Cruz River bed, west of the existing ievee containing 32 acres, and that will be dedicated as described above at the time of the adoption of this Specific Plan. The other is the proposed biological corridor located south and west of the developable area of the sfte containing 18 acres within the sfte and 4 acres off-sfte. The bioloaical corridor concept was developed in conjunction vvith the An'zona Fish and Wildlife 6epartment. Prior to the inftiation of the land use plan for the project, several mee'linas with the Arizona a-aency took place with the purpose of identifying the areas of the site more suitable for Open Space uses. Av-,,= Valley Road (Road Right-of Way traii # 16) runs from Sandario Road to Santa Cruz River and connect wfth -1 he Anza National Trail that runs along the west bank of the Santa Cruz River. DESIG'-,N GUIDELINES General Provisions Architectural control over the project site throuah CC&Rs will be maintained by 1-10 Avra Valley Mining & Development, L.L.C. until 1-10 Avra Valley Mining & Development, L.L.C. no longer has any ownersnip interest. Architectural control shall be imposed on development to ensure an 2ttractive and aesthetically pleasing view from 1-10, and that intemal consistency is maintained. The Town will be a proLected coventee under the CC&Rs. It is the purpose of the Design Guidelines to ensure that the Specific Plan theme is impiemehted in a clear, condse and aesthetically consistent manner. Care and consideration have been given in developing these Design Guidelines to ensure the creation and enhancement of a new aesthetically pleasing Commercial and Industrial Center with an emphasis on preserving the natural resources whiie providina for new industrial, commercial and recreational opportunfties in 'Lhe Town o-I Marana. The following General Provisions are stated to satsfy the followina goals of the General Plan: To provide the Specific Plan design criteria for use by builders, planners, architects, landscape architects, civil engineers and other project area builders/deveiopers; Achieve and maintain high quality architecture, landscape and open spaces in the Specific Plan Area. 20 Avr* I ommcrce c- Avr Ilcy Commcrce PPcazrrkk SSPecific plan pec j Ic plan Harclscape and Pavinc, 0 Paving treatments should be used to differentiate between vehicular and pedestrian traffic areas, including special colodng and texturing to highlight potential areas of conflict such as crosswalks and dhveways. Paving should be installed as required in medians to provide a mid-crossing island for pedestrians. All repairs and patches to pavements, curbs, and outters should be carefully matched to the existing paving material. I-ighting Lighfing shall be sufficient to provide reasonable and adequate illumination to ensure safety for persons and property. Lighfing features should be loca'Led to identify hazards to pedestian and vehicular circulation, and permit routine surveillance by security personnel. A lighting fixture palette appears in the Appendix. Vahafions in project lighting fixtures are perrnifted provided the substituted fixtures comply wfth the design intent and accepted matedals. Light rays shall be confined on-site through orientation, the use of shading/directional controls, and/or. landscape treatment Light intrusion upon surrounding properties or senskive uses should not be allowed. AJI light sources should be shield according to the shielding requirements specified in Tdle 18-301 of the Town of Marana Land Development Code. WaUs aiad Fences All walls should be const-ucted or rendered graffiti-resistant. All visible walls should follow the general design theme as included in the Appendix. Wall variation is acceptable only if the follovOng decorative materials are incorporated: Quarried, A-mountain typee volcanic stone Core-ten Steel beams "Rust patina" sheet metal Field stone Any confinuous wall greater than 75 feeet in length and 3 feet in height visible from the public right-of-way shall vary the wall alionment oog, curve, notch, or setback, etc) and include plantings in the voids created by the vadations. Entries Entries are transition areas at the point where the extemal roadways adjacent to the sfte connect with the sfte's access. Because entries are the greeting doorway to those accessing the site, special design and care should be provided. Project entries should follow the general design themes as included in the Appendix- Vadation is acceptable only if similar materials are incorporated: Directional sign should be of monument type. Landscaping should incorporate accent plants, materials, pubiic art, and icons that represent the site's theme. Accent trees should be placed along entryways to provide a 23 Avra ilo-Y Commcrcf: Park Specijcic Plan addressed are plant palette, paving and hardscape matedals and colors, fumfture and li-ahbng, sions, special features, entrances, streetscapes, parking, buffers and retention/detention areas. C-reneral aguidelines The Avra Valley Specific Pian landscape guideiines should- Encouracie consistency in theme and 'Lhe application of major design elements such as enthes, streets and roadways, walls and fences, interface/edge conditions, and plant matedals must be maintained throughout all areas of the Specffic Plan to communicate and strengthen the desired identity. Develop a landscape character that ft is associated wfth the protected natural areas surrounding the sites. Promote the use of drought tolerant plant palette and xeriscape design principles. Ljmft the use of water requiring plants and water features only to the areas thatprovide the areatest benefit to create shady areas and cooling effects. Use unffying themes and colors for fumfture, materials and pavement that relates to the "Southwest Rural Hehtage" style and vadations of this style. Matearials ancl Colors Extedor landscape matedais and colors compdse a signfficant par'L el the visual impact of the overall site. Therefore, they should be aesthetically pleasing and COMDatible with materials and coiors used in buildings. Predominant landscape materials shall be high quality materials. i-hese include, wfthout limftation: brick , wood , sandstone, flagstone or other native stone, tinted or textured concrete masonry unfts, tile and tiie work, decomposed granfte, gravel, and mulches. Landsc~ape coiors should be low refle&,ance, subtle, neutral, or earuh tone colors. The use of high intensity coiors, metallic colors, black or fluorescent colors should be avoided. Predominant extedor matedals as well as accents should not include smooth-faced concrete block, tilt-up concrete panels, or pre-fabdcated steel panels. Plan-, Palerre A aeneral planfing theme and palefte is included in the Appendix. Variations to the palefte are acceptable provided that substituted plants appear on the Town of Marana Regulatory Plant List. Tabie 7-2 included in the appendix. Other plant materials not included in the Town of Marana Regulatory Plant List will be allowed for accent or oasis effects in interior patios, halls, buiiding entrances, cover armadas or pergolas, and if planted in planters or pots in areas expressly designed to achieve a specific landscape effect. .22 Avra*lcy Cornme cc Par' SPcc-"c Plan Parkinc, C. The landscaping standards for off-street parking areas should meet or exceed the requirements stated in the Land Use and Development Code of the Town of Marana section 17-3-8 Buffezs This area designation is to provide use buffers thru sfte planning and landscape design. Landscape buffering will be provided along Avra Valley Road and Frontage Road. No less than 15 feet wide planting bufier vAth densfties of 5 canopy trees, 10 under story shrubs and inert groundcover will be Drovided per 100 feet of roadways frontage that are adjacent to the Commercial Area A. Buffers along the Frontage Road adjacent to the Industrial Area B vAll be designed wfth densities of at less 20 feet vvith densfties of 8 canopy trees, 15 under story shrubs, inert groundcover and wall or fence per 100 feet of frontage road. All buffers should contain undulafing continued or discontinued beerms no higherthan 40 inches and no wider.than 50% of the width of the buffer. Adl sloDes greater than 3:1 should be planted with groundcovers. Retention and Detentioia -Axeas All rettention and detenton basins and areas, if needed, shouid be landscaped. Adl areas wfth slopes greater than 3:1 should be stabilized wfth hand-placed hp-rap, walls, planfings, or a combination. Irrigation . All irrigaton systems must be designed wfth state-of-the-art, water efficient technology, which minimizes water requirements as well as potential for faiiure. At a minimum, the follovAng requirements shall apply: n All irrigation systems shall have flow sensors and master valves insLlalled on the mainline pipe to ensure system shutdown in the case of pipe breakage. a Irrigation master systems shall have an automatic irrigation controller to ensure efficient water distribution. 0 Automatic irrigation controllers shall be easily adjustable so that site watering YAII be appropdate for daily site weather condftions. 0 Automatic irrigation controllers shall have rain shutoff devices in order to prevent unnecessary operation on rainy days. 25 Avra iloy Commerce Park Specilic Plan Landscaping shouid incorporate accent plants, materials, public art, and ir-ons that represent the sfte's theme. Accent tre-es should be placed along entryways to provide a recognizabie and disbnctive treatment so ft can be easily identified. All landscape matedals should be located outside the visibility tdangles. PHmaU Project Entry The Primary Project Entry, is located off Avra Valley Road. The entry is designed with entry project monumentation, enhanced paving, project screenwalls and landscaping. Secoiidary Project Entries 1-he various Secondary Project Entries are located throughout the project and along the Interstate - 10 Frontage Road. These entries are designed with smaller monumentation and scaled down screenwalls compared to the primary entdes. Sa-eetscapes The streetscape planting design should reflect the architectural character and natural environment of the installation. Native plant material that is well adapted to local climatic condftions and will require only suppiemental irrigation should be used where possible. Trees should be selected and placed acoording to the height and spread they will achieve at maturity. This includes such considerations as the damage that may be inflicted to oavements from mature trunks and root systems and the spacina and setbacks required io accommodate mature canopies, which could interfere vvfth signs, lighfing, and vehicular traffic. The streetscape planting design should be closely coordinafted with existing utilfties and plans for future utilfties to avoid maintenance and repair problems such as interference with overhead electrical lines and damage to underground water or sewer iines. Coordinating location in relation to utilfties can also lessen the potental for damage to the plant matedal associated wfth utiiity construcdon and maintenance projer-ts. Ground cover and shrubs planted in the streetscaDe r-orridor should be low maintenance, especially in medians, where access is limfted and maintenance operations can be hazardous or difn-cuft. For the security and safety of pedestrians, shrubs should not obstruct views into or out of walkways, especially at street crossinas. -Landscape design and placement should avoid bar-riers to siah'L' visibility triangles. These include both barriers that might prevent drivers from seeing other vehicles or pedestdans and barriers that might biock the view pedestrians have of oncoming vehicies. Sight visibilfty triangles are especially critical at street intersections, driveways, and pedestrian crossinas. A clear area should be maintained, ff possibie, at driveways and mid-block pedestdan crossings. Some objects, such as traffic signals, post-mounted signs, or high- branching trees, may still be located within this area and not significantly affect visibilfty. Avra Wy C Ommerce Parlspecific Plan Specialfea=es Fountains, murals, sculptures, oLftdoor patios, shade st-uctures, etc. S i p ag, c Signage shouid have a unified appearance. Materials, shapes, colors, typeface, and placement should be consistent throughout the Specific Plan Area. The signaae should be used as a means of es'Llablishing a distinctive identification and image. Signs should be designed as part of the buiidina and landscaping and not as unrelated objects. All sign proposals should be prepared by a design professional and be submitted to the Town of Marana for review and approval. Variances from the specified signage standards may be granted by the Zoning Administrator ff the appiicant demonstrates that the sign would enhance the appearance of the area or that the chanae would increase the level of legibility without taking away from the intention of the sian ouidelines. pe and Sizes Tv • Business Directory Sign: A sign that identffies multipie tenants located in the same area or access point. This is a frees'Landing sign ~that should be iocated a'L points of vehicular access or at pedestrian approaches to buildinas with multipie tenants. The Business Directory Sign should be limited to 14 square feet per surface on any one side. • Roadway Entrance Sian: A freestanding sign permifted only at points of vehicular access to the sfte. i-he site should be located perpendicular to the approaching trafflic. The maximum size of the sign permitted VAII be of twenty five square feet. The highest point of the sign shouid not exceed ten feet from the around eievation. The leftering should be limfted to eight inches. • Attached Sign: A building fagade may incorporate an aftached sign. The sign should be an integral part of the building architecture. The signs may be scaled and place to be read by motorists traveling throuah 1-10 or Avra Valley Road. • Business Sign: Identifies an individual business and the products or servir-es offered wfthin the business. Business signs shall be placed on the building fagade occupied by the business. The total surface area of all signage for an individual business should not exceed 20 per cent of the total I ade surface for the business which it appiies. The sign may be painted or -lar affixed to the building wall or may be incorporated into a projecting canopy or overhead trellis. Hanging or permanent vAndow signs are not permitted. • Vehicular and Pedestrian Control Signs. All vehicular signs with the public right-of-way should be in conformance wfth the Marana Town's Code or with the State of Arizona requirements, whichever is more restrictive. 26 SpeCi rL Avr!Wllcy Co-mme-r-ce Park c Plan • The scale of sions and letters and symbols employed should be designed to be legible by tl~e intended viewer. • Illuminated signs are perrnitted if the illumination is controlled to avoid giare and light flow to far from the indented viewer. No neon signs will be permitted. • Billboards: No more than two billboards shall be permitted. Standards: No greater than 10' x 40', two-faced down illuminated 45' in height. Materials and Colors Color shouid be used carefully. Colors should be limfted to those that provide strong contrast between background and signage. Too many colors create clutter and should be avoided. Sion construction should be of quality, durable and noble matehals vAth good craftsm;nship. Graphics and Copv i he coDy of any sian should not cover more than 50 percent of the face area of the sign to guarantee legibility. Permanent vs. Temporary Temporary signs are intended to be displayed at the site for a limfted period of bme. A permanent mounting shouldn't be allowed. Architemral Guidelines 7ne archftectural desian character should be consistently implemented thro ' ughout the project. Tne look, disposftion, and character of a Commercial Center is influenced by the combination of building mass, heiaht and scale and fts relationship wfth exterior spaces formed by the buildings, type of landscaping, signage, and visual characteristics of adjoining areas. In addftion, the design and appearancz- of individual buiidinas and the manner in which various matehals, forms and colors are employed and interact w~h each other have a tremendous impact on the overall perception of 'Lhe development. Combination of materials, form and colors can produce a feeling in the different degree in formality, monumentality, urbanity, rustic ness, order and chaos, dullness and barrenness. A framework that auides the design of individual buildinas as well as how each building relates 'Lo the other and to t;e whole sfte and even how this fft w4hin the community as a whole to produce an attractive and enjoyable seLting and maintain the sense of place is a necessity. CoramercW A distinctive character should be established for all commercial areas. No aftempt should be made to impose standardized archftecture, but a sufficient consistency in building forTns; matedals and color should be reinforced to following Marana's character and sense of place. 27 0 Avra OCY Commc-rcc Park Spcclj'ic Plan Buiidings should have farade heights, comice lines, colors, matehals, fenestration, sionage and building placement coordinated to convey an organized and unified appearance, a progressive look. Porches, overhangs, pergolas and arcades are desirable elements. They provide archftectural interest and sun and inclement weather protection. In addftion, they add visual interest, break up walls and building masses and create a sense of human scale which are all desirable eiements. By varying the spacing, stes, shapes and location of doors and vAndows structures may be made more visually interesting and aftractive. Care must, tie taken to avoid cluftier or excessive variety that induces chaos and eclecticism. Buiiding placement should bee carefully seiected particularly at the entrances to create a sense of entry and outdoors spaces suftable for public use. Industrial The following design guideiines are intended as a reference framework to assist the desioner and future owner in understanding the Avra Valley Commerce Center aoais and objectives for high quality development within the areas designated for industriml uses. i he ouidelines intent are to identify potential design solutions and to encourage the hiahest level of design quaiity by project designers. These guideiines are general and may be interpreted with flexibility in their application to specffic projects. Site access and intemal circulation shouid be designed in a straightforward manner, which emphasizes safety and efficiency. The circulation system should be desioned to reduce conflicts and provide adequate maneuvehng, stacking are2s, and consideration 14or emeraency vehicle access. Each industdal site should be a self-contained development r-apable of aocommodating fts own parking needs. To alleviate the unsightly appearance of loading facilities, these areas should not bee located at direct view from 1-10 and preferably on the back ff, buiidings where ft is easier to adequately screen them from view or where special s.-reening may not be required. Adl outdoor storage should be screened from public views. Chain link fencina wfth approphate slating is an acceptable screening material for areas not visible from 1-10 or t'nc- frontage road. Extehor storage should be confined 'Lo portions of the sfte leas'L visible to public view. Employ vahety in structure forms, to create visual character and interest, avoiding long, "unarticulated" facades. Facades wfth vahed front setbacks aree strongly encouraged. Avoid blank front and side wall elevations particulady on street frontages. Entries to industrial structures should portray a quality office appearance whiie being architecturally tied into the overall mass, building compositon, and the adjacent commercial buildings. 28 Avrollcy Commerce Parh SpccI;ic.PJan Hiahly reflective matedals and illuminated roof shouid not be allowed. Bigg Box The following provisions are intended for Large Scale Retail Es~tablishments. Large Scale Retail Establishment is a single building that includes one or vadous related Lyses under one roof occupying more than 100,000 square feet. Facades should be articulated to reduce the massive scale and the uniforrn, impersonal appearances of large retail buildings and provide visual interest that vAll be consistent wfth the community's identity character, and scale. Developments shall use aniM2ting features such as arcades, dispiay windows, entry areas, or awnings along at least 60 percent of the facade. Buildings should have archftectural features and patems that provide visual interests, at the scale of the pedestrian, reduce massive aesthetic effects, and recoanize IOC21 character. This can be achieved by 'Lhe use of color changes, texture chance, matedal moduie change or expression of archftectural or structural bay through a c~,ange in the facade plane. Vahations in roof lines should be used to add interest to, and reduce the massive scale of large buildincs. Roof features should compiiment the character of the rest of the Avra Valley Center. Parapets, mansard roofs, gable roofs, hip roofs, or dormers should be vAsely used to conceal flat roofs and roof top equipment from public view. Large Scale Retail Establishments shouid have cleariy defined, highly visible customer entrances featuring: • canopies or porticos • overhangs • recessesiprojections • arcades • raised comiced parapets over the door • peaked roof fon-ns • arches • outdoor patios • display windows • archftectural details such as tile work and moldings which are integrated into the building structure and design • integral planters or wing walls that incorporate landscaped areas and/or places for sitting 70 Avra VIDY Coinmcrcc Park SPcclj'lc Plan PHASING, CONSTRUCTION AND MAINTENANCE Int:roduction Due to the muftiple diffedng potentials of the site, and in recognftion of the growth of the Town of Marana over bme, development and sale, in phases, across multiple parcels is permissibie and encourage. Except for a iarge regional users, development is anticipate to proceed in phases. Phasing, Plan C1 It is anticipated that the property may be developed by multiple separate owners subject to CC&Rs confining deveiopment to the requirements of this Plan. Any parcel satisfying maximum zoning code set back and access requirements may be divided from the remainder, developed, and sold separately. An appropriate phasing of development is: Entry statement, landscaping and monumentation; Utiiity service; and Partial industdal and/or commercial development concurrent wfth adequate intemal drainage and access improvements. When 50% of permftted square footaoe is reached, no further permitted ol' structures shall occur until the party seeking the permit tenders $100,000 into Marana's transportation account for use to improve Avra Valley Road's interchange wfth 1-10. This requirement also applies when 75% square footage is reached. Construction and Maiiatenance Responsibilities Avra Valley Center Specific Plan owners will be required to pay their fair share of the water, sanftary sewer, storm drainaae, and public services that are required to specifically serve the area. The financina plan will identify the spedffic revenue sources to pay for each of the infrastructure improvements and public services. Drainage Storm drainage faciiities YAII be instalied as necessary to support development projects contained wfthin the Specific Plan area. The storm drainage basins to be constructed on sfte will uftimately be connected to the Santa Cruz River basin. The financing of area wide storm drainage facilifies shall include provisions to have the stonn drainage facilfties constructed as part of the first infrastructure constructed. Required individual storm drainage facilfties to serve the specific areas will be designed and buiid as you go basis and wiii be financed by individual deveiopers. 30 AA&allcy Commcrcc Par~, Spcc '-c Plan iji Circulation System and Parking ZD The Avra Valley Specific Plan Area circulation system represents a logical extension to the Town's street system' The plan provides for the dedication of right-of-way (R.O.W.) for the proposed Center Road based on current Town of Marana s'Landards. Addftional dedication for the Avra Valley Road may also be required. Tne following outline shows general traffic circulation system improvement needs anticipated for the next 10 years based on the Traffic Impact Analysis prepared by Kimley-Hom Transportation Engineers. These needs cover areas adjacent to and outside the project area. Some of these improvements would bee needed even wfthout this project. A listing of these needs does not indicate the project responsibilfty. Along Avra Valley Road, vAdening to provide receiving, acceleration, deceleration and tuming lanes will be needed. Roadway facilfties shall be installed as necessary to provide adequate circulation and access to the Avra Valley Center. Roadway faciffties shall be installed consistent vAth existing Town of Marana standards. Additional ROW will be dedicated to accommodate improvement of on the addftional south Y2 ROW. Right-of-way dedication and improvements %%rill be handled throuah the review.Drocess of individual development plan and/or plats. Frontage road access points improvements, which include widening, acceieration, deceleration and tuming lanes. All improvement for the 1-10 frontage road A411 comply with State of Arizona standards. It is the intent that a majorfty of the infrastructure financing will be pay-as-you-go financing by individual development proposals, notwfthstanding Community Faciffties Districts or other financing mechanisms. Developers may also select any number of bonding methods. Where applicable, existing Marana policies regarding over sizing and reimbursement will apply, unless otherwise amended by this Specific Plan. Tne payment for infrastructure and facilities for the project vAll generally calculated by the participation in the project's fair share contribution. Landscape Landowner-s fronting on the major roadways will be responsibiz- for the financial cost of installing landscaping, walls and medians, with the exception of the Avra Valley Commerce Center main roadway Right-of-Way. Avra Valley Commerce Center Faciiities CCR's will be established to handle the maintenance of landscaping, medians and buffers. A fair share cos" allocation for public improvements required for the development of the Specific Plan area will be established for each parcel. All parcel owners who develop land within the Avra Valley Commerce Center SDecific Pan will be required to pay their fair share of cost's based on a cost allocation methodology. 3.1 Avra Voo-Y Commcrcc Park Spcclf'lc Plan Individual Deveiopment Plans should contain the folloyAng statement: "Prior to the issuance of buiiding permfts a landscape plan in conformance vAth the guidelines established in the Avra Valley Center Specific Plan should be submitted and approved by the Town of Marana Development ReView. BiocorTidor ancl Open Space All areas designated as "Biocorridor" and "Open Space" vAll be dedicated by easement as open space or condftionally at the fime of the approval of the Final Plat. Sewer System The san~tary sewer line will be r-onnected by the developer to the existing manhole south of the property adjacent to the Santa Cruz levee in the way specrtied by Pima County Waste Water Management. The developer will be responsible for all needed improvements. Water Distribution The water line facilities in will be ins'Lailed or reimbursed through current Town of Marana fees. E~dszing Uses Current uses of the sfte are lawful, nonr-onforming uses associated vAth the existing on the sfte and may remain until permfts are issued to develop said portions. 32 Avrollcy Commercc Park Specific Plan SPECIFIC PLAN IMPLEMENTATION General Procedures The purpose of this section is to describe the procedures required for the timely implementabon of development wfthin the specific plan area. Guideline included in this document will form the basic framework to guide future development wfthin the specific plan area. Plaia Review Procedures The Avra Valley Specific Plan anticipa'Les ma ' ior financial commftment by the developer and the Town. The purpose of a Specific Plan is to commit both the developer, and the Town to the success of the plan. The developer and the Town will spend substantial funds and vAll rely on the implementation of the plan for vahous purposes. These range from the 4gft" of the developer of a major portion of the land for both open space and for biologic corridor, and land and financial commftments by the developer in major infrastructure improvements such as water, regional di-ainage solutions, and the like. Likewise, the Town "dll rely upon the developer to provide land for recreational trails, drainage and other infrastructure improvements that are of benefit to the Dublic, and will commft major funds toward these improvements. Because both vvill rely upon the other for these benefits that extend well beyond the norrnal commftments of efther a Developer or the Town for a normal development project, ft is in the interest of both and the public to specify how these commitrnents are reviewed and/or changed to safeguard both and assure iMDlementation that will be relied upon by both. J he Avra Valley Specific Plan shall be reviewed by the Town and the Developer at the end of the first year for minor adjustments that may be approphate as a result of the initial development activity. Subsequent reviews shall occur on an annual basis. Minor amendments may be completed on an annual basis. Major amendments, which include those covered by the Development Agreement, may be done at any bme upon the mutual consent of both the Town and the Developer. Where either the Town or the Developer do not agree to a mutual annual review, then this plan shall come up for major review automatically at the end of each 5 year anniversary from the date ei adoption. General Admiiaisr-rar-ion Future development wfthin the Avra Valley Commerce Center Specffic Plan area will involve obtaining the necessary development permits for the division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any structure; any mining, eXc2vation, landfill, or land disturbance, and any use or extension of the use of land. Tne Town of Marana review of these permft aoDlications will ensure consistenCy of the proposed improvements with the design recommendations and development regulations outlined in the specific plan. Tne specffic plan area shall be developed in accordance vvfth the criteria outlined in this specific plan and accompanying documents and in accordance with other land use and zoning regulations of the Town o-l' Marana. In cases where discrepancies occur between the specific plan and Town of Marana development standards, the development regulations contained in the Avra Valley Center Specific Plan shall prevail. 3 -3 Avra *Y Commerce Park Specific Plan .Amendments ine Avra Valley Center Specffic Plan is conceived as a dynamic document and changes T undoubtedly will be needed to adjust to future needs and trends of the area. Revisions to this specffic plan are a necessity dudng the deveiopment process. The ability to revise the specfflc plan will provide the flexibility needed to guarantee that the plan can be adjusted to unforeseen circumstances and, more impor'Lant, to update and improve ftself. Am ' endments to this plan shall .onform to the following requirements, administrative guidelines, and amendment proposal -lonten'Ls. Requirements Specific plan amendments proposals should be consistent and in substantial conformance with the remainder of the specffic pian and wfth other appiicable regulatory plans adopted by the Town of Marana. A Dre-submittLal meeting should be scheduled wfth the Town of Marana Planning Department. Depending on the amendment request, the Planning Administrator will determine the degree of tne amendment as efther "Non-subs"Lantial" or "Subs'lantial" Change. Administra-doia "Non-substantial" chanae amendment requests should be addressed to the Town of Marana Planning Administrator, who may or M2y not grant the request administrativeiy. "Non-substantial" -hanges are hereby defined as those that would not increase a buiiding size by more than 15%, increase heiaht by 20%, or change setbacks by more than 20%. In addftion, since no "aliowed use" list can ever be inclusive, the Planning Administrator may permft uses not specffically defined, but are wi-thin the general nature of uses otherwise permitted. "Substantial' changes; including land use changes of a significant nature shall be processed in accordance with 'rezoning' procedures outlined in the Town of Marana Land Development Code. S'Laff will review the requested amendment for consistency vvith the General Plan and determine whether the need to amend the Specffic Plan can be supported by the consistency requirements of the Town Code and State law. Specin'c Plan Annual Reports I ne owner or aaent for the adopted Specific Plan shall annually submft a written reporL to the Town of Marana that contains details of the past years deveiopment activfties, as established in the Town of Marana, Land Development Code Section 05.06.08, and specified in the Marana Ordinance 91.04, 5/91. 34 Avra mcy Commcrcc Park Specific Plan APPENDiz., 4 0 DiE LlNTvr-psrT-Y OF -Ai~zorm- C:azt Museum AiuzoNA,, Ro. Bcx '10026 TuCSON APIZONA I ucson' i'li 85721-0026 (5 2 0) 62) 1- 3 0 2 F.'~ I -X: ~520) 621-2976 March 18, 2003 Susan PhMIDS Planaing Resources, Inc. 270'-N-. Church Ave Tucson, Alizona 85701 Re: Axchae:o1ozical records check for I-10 and Avra VaUey Pd, Project no. 02016.00, Parcel nos. 216-01-0320/0180 m the S V: of & SE`/- of S 8, and par-, of the SW 1/4 of S 9, T12S R12E G&SRBL&M. Dear Nk PEbs: On Niarch 13, 2003, we rece' -ved a request for an archaeoloe-ical records check for the above-referenced properry. I have consulted our records with the foHowing results. This Droperry was surveyed by stud ms in 198 1. Since that time, parts Vi. the properry have been surveved by professional archaeoloeists. The -kvra Valley Rd r-o-w was surveyed in 1994, 2 snaD areas (30-m in diameter) were surveyed in 1995, and much of the area In Section 8 was smveved by Statistical Researck Inc. (SRI) in 1991. The recommendations of SRI are the most relevant here. Thev ielt tliat since the area was in the floodplain and had been impacted by fioo , d since several larze archaeolocd ds an Cal sites are in the area CDarriadarly Los Mortems, and the Hurrdnzton Ruin), that the possibility of buried arz-haeological sites was hicIL They therefore recommended Emited archaeological testing ~efore anv construction 8 1 was undertaken. T-he Arizona State Museum (ASM) concurs with these recommendations. In addition, the par, offthe property located in Sec-don 9 has not been airveyed by professional archaeologists. Thee A.SM therefore recommends an archaeological sudace inspection of the part of the project area within Section 9 to determine if impormat yet uiTeported prehistoric or historic sites are on the land. A list of auahfied archaeological contractors is a-v-ailabl-, on our web sitee at: http:/iwww.statemuseum.arizona.edu/profsvc ermittees.asp Fyou have probjeras accessing this website, piease contazt me and I will mail or fax you a copy. A, chaeological surfa'a, inspection required under city or courity ordinance, or a federal reguial-ion, will require a v~-,=en report descnbine the results of the surface inspection and will include recommendations. The archaeolo6st you select should prepa~e your report usmg the andards titled: Standw-ds For Conduciing and Reporring Culwai Resource Survevs. Most, contractors in Arizona have a copy of these standards. You are responsFDie for providin2 the report to the aD . propriaie office requiriniz the inspecdon- When surface 'mspections are reauired on private iands under city or county oidinance the archaeolpgist will also submitted copies of your repon to & appropriate archaeoloeical site :Ile office. If you have selected an archaeologist from the list provided, that conmactor knows wher.- and when to submit reports. If vou have questior-s or need fitrther assistance please contact me. Sincerely, Su Benaron Assistant Permfts Aaministrator or F-AX at 520-621-2976 zo M.s. Susan Pl-uh'ips 0 0 iMarch 24, 2003 If vou'riave anv questions regardinc, th- attached spec*es list, please contact me at (602) 789-3618. General status information, state-wide and county distribution Hsts, and abstracts i-or some special status species aree also available on our web site at: h=://-,k-,,~-~,7.azzfd.com/wildlif-~ conselvation/edits/s-Decies concern.htmi. Sincerely. Sabra S. Schwartz Heritage Data Managernent System, Coordinator SSS:ss Attachmeni cc: Bob Broscheid, Project Evaluation Prozram Supervisor Joan Scor" Habitat Pro2ram. Manazer. Realon V AGFD -41-03-17-03)(19) THE S o:-ARIZONA GOVERNO' 41 r, NAPL.. ISMONEPS GAME04D FISH DEPARTMENT MAN-JO~' =t]~.SAF-'On I SUSAN 2221, W-zs-, YS GILS.-RAP. PH:Exa %7- -NWA:~ ROAD, PHOENIX, AZ 8502:3-4399 w- HA JOE ME-TON. YUMA (6C2) 942-3000 AZG,-D.C:Z)W, I MICHAEL M. GO'-IGHT-n =~.ACrAF-, DIRECTOPt DUANE L SHROUFr- DEPM DIRECTOR STE~-L K F-EPREL-, March 24. 2003 Ms. Susan Phiilips Plannina RI-sources, Inc. 270 K Church Ave. Tucson. AZ 85701 Re: SP-cial Status Species Informa-don for Township 12 South, Rance 12 East, Sections 8 and 9; Rezoning, Parcel Number 226-01-00'21/0180: 1-10 and Avra Valley Road in Tucson. 1 '20 Dear Ms. Phill- s: 'Fne -Axizona Game and Fish Department (Det)arun-ent) has revi wed yo r que ted e I ur e -st, da - March 13. 2003 3, regarding; special status sper-ies information associated with the above- referenced Droj'ect area. The Department! P S-_m- s HeritaLye Data -Manag inent Sy L- (HDMS) has been accessed and current r-cords sbow- that the s-oe'lal status species listed on the artachment have bee-n documented as occu-n-incr in the. proie--t area (3-mile bufter). In addiiion, this p-rcject occcurswithin propose d Criiical Habitat for the cactus ferrI12mious pyE-my-owl. Th.- Der)arrment's HDMS data are not M*tended to include potemdal distribution olf s-Decial starus species. Arizona is larLye and duiverse with Wants, animals, and environmental conditions th&+ are ever chanaincr. Consequently. v areas may man contain species that biologists do not know about or s-oecies T)re-,iously noted in a varticular arta mav no lonszer occur ther.-. Not all oi'-krizona has been surveved for si)ecial status s-oecies, and surveys that have been conducted have va-ried greatly in scope and intensity. -Makinz available this information does not sifbstirute for the Department s review OT project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned aDout other resource values, suC2 as other wildlife, includinz game- species, and wildlife-related recreation. T'ne Department would appreciate the or) porrunity to pro-vide an evaluaTion of impacts to wildlife or wildlife habitats associat-ld with project act'-vities occunHing in the subject area. when s-oecific details become availabl-1. STATUS DEFPqTI04k AMONA GA-ME AIND FLSH DEPARTiMEN'T (AGFD) HERITAGE DAT-k SYgrEM (EDMS) FEDERAL US STATUS ESA Endangered Species Act (1973 as amended) US Department of Interior, r-ish and Wildlife Servic-I (htrm /farizonaes. fws. zov Listed LE Listed Endangered: hnminent' g jeoparay or extinction. LT List-ed Threatened: imminent jeopardy of becoming Endaneered. X-N Experimental Nonesstntial population. Proposed for Listing, PE ProDosed Endan2ered. PT Proposed Tnreatened. Candidate (Noti--- of Review: 1999) c Candidate. Species for which USr-WS has sufficient infonnation on bioloeical vulnerabiiirv and tiirears to support Droposals to list as Endangered or Threatened under ESA- However, proposed rules have not yet been issued because such actions are preclud-ed at present by other iisnng activity. SC Species of Concern. The terms "SD---ieS of Concem" or "Species at Risk" should be considered as terms-ol'-art that describe the entire realm of taxa whose conservation sratus mav be or concern to the US Fish and Wildlife Service, but neithel, term has official stanis (currently aU former C2 species). Critical Habitat (check with state or regional USFVVS office for location demils) y Yes: Critical Habitat has been desienared. p Proposed: Critical Habitat has been proposed. kN No Status: certain populations of this taxon do not have designated stanis (check wiTh state or regional USFVVS office for details about which populations have designated status)]. USFS US Forest Service (1999 Animals, 1999 Plants: corrected 2000) US Deparmaent of Aericulmre, Forest Service, Rezion 3 (httT)://www.fs.f~--d.us/r'D/) s Sensirive: those =2 occurrinLy on National Forests in Arizona which are considered sensiTive by the Rec,,ional Foresmr. BLM US Bureau of Land Management (2000 Animals, 2000 Plants) US Departinent of Interior, Bureau oir Land Mana2ement, -krizona Srate Office (hrM://azwww.az.b1m.aTov s Sensitive: those taxa occurrina on BLM Field Office Lands in Arizona which are considered sensitive by the -krizona State Office. p Population: only those populations of Banded Gila monster (Helode.-= suspectum cincrum) that occur north and west of the Colorado River, are considered sensitv.- by the Arizona State Office. A J 7 LL. u- 0 co CD 1 CV cm, cr; C., cv Eu Ln cm uj '~2 (a f LL LL, < ui , Z C) 0 ic, CD CD, cv 0 35, s~ I S, c- W) LD (D cm CY if) ic, Zlz liz LLI I w Z z "D '0 z z 0 U, j 12 Z cr ZOL LU 0 < Z< Z LL <i CL t. 5~< -lz co < Sm L9 E f Lu L Cy C-4 cv c f, 0 it W) c to Lf,' 60 C% mie - L* f~D C-4 iwl I < :z co < co C) < < 0 0! 0 7i cv cv cy I cv cv V_ N &1& 1 17 W, AR, cv lb w LU LU N LU cr LU Li cn cs = <0 LD CD Cb ^j 1 04 71 '7 CY t: C%l cli N cv ESL9 SZ9 OES V, zzo PIMA COUNTY WASTEWATER MANAGEMENT DEPARTMENT 201 NORTH STONE AVENUE KATHLEEN M. CHAVEZ. RE TUCSON, ARIZONA Bo-701-1207 PH: (7-:20) 740-e-700 FAX: ~'520) 62G-01135 2003 n -Re s D'_' r c e 270 N_- __i0i c s 1 Z C.--a 1-:--- S-S.': CAPACITY RESPONSE NO. 03-21 Dear YS. PhL`-s: Z, Sewer We rev4=we,4 vou- -ezon4na -ezues- reaa-r-d'na the 226-01-006A, 22E-01-032A, an'-~ _;n__ =-44~4-ns (a--ual dev=-iozments ;zr)-d comm-,:-:7L.e7~s fc- :z=-v.:'- 'j=r a0l.DrC7.7=__ Sewer Service Acreements there iS --_=-zacity -c- t"-'s d' ame -ablic sewer ev=_o:-ent --n the 36-inch -er -o 'Dcv= Mountain Out--fall" Sewer) . z r c e c, z a D e a r s t ~ t a pu , np s a t i c rLiaybe required crder -_z) c c 7Ln e c ar;z-v-i-zv Sewer. Prior ao-o-oval Was~ewa"er Decz-'~= Sec-_-'on w4l' be CM C) be In e z On 7, h c) 'j- e- w i b e r e u u il r e r-4 . 0 - f - f s t ~ nd w _hr ugh~ w-;_-_- _`S --e-cDonse _-:5 noz to be cons trued as a co=L.-L=en-L for conveyan-ce capacl ty -M. ne- an analysis of the existing seweraTe svs~= 0-=-.: 07- f sh- c,: v u desire addi-ion 1- n Z C) 0:71' - e a ar d i -n- t h i s s -Ll"-- z 1, e a s e c n t a C S Ln c e r e 1 y ilep-e Deckard S_r. Civil Ena. Assi-sZ. R E C E I V E D .;_or)ment Se--vices X.c: Rowe' 7-'7=11 Fflle: Tl2fFl_-2,Sec 9 & 9 JAPR 11 't' 2003 w TOWN OF MARANA DISTRIBUTION LIST DATE: SEPTEMBER 29, 2003 RESPONSE DEADLINE: OCTOBER 20, 2003 FROM: SUE HENDERSON, DEVELOPMENT COORDINATOR CASE NUMBER: SPA-03106 1 ASSIGNED PLANNER: JORDAN FELD PROJECT* AvRAVALLEY COMMERCE CENTER- SPECIFIC PLAN - JST SUBMITTAL THIS CASE IS CURRENTLY BEING REVIEWED. PLEASE ADVISE US OF ANY CONSIDERATIONS INVOLVING YOUR AGENCY, AND BRING TO OUR ATTENTION ANY CONCERNS AND PROBLEMS THAT SHOULD BE CONSIDERED AS PART OF THIS REVIEW. IF A RESPONSE IS NOT RECEIVED, THEN IT IS ASSUMED THAT YOU HAVE NO COMMENTS OR CONCERNS TO CONTRIBUTE, HOWEVER, A RESPONSE LETTER INDICATING CLEARANCE OR NO ISSUES OF CONCERN EXPRESSED WOULD BE APPRECiATED. PLEASE NOTE PROJECT NAME AND CASE NUMBER ON RESPONSES. THANK YOU. FORWARD YOUR RESPONSES TO: TOWN OF MARANA DEVELOPMENT CENTER, PLANNING DEPARTMENT 3696 W. ORANGE GROVE ROAD, TUCSON, AZ 85741 (OFFICE- DIRECT) 520-382-2653 (FAX)520-297-3792 E-MAIL: SHENDERSON@MARANA.COM ARC/HOAIDRC REVIEW MARANA UNIFIED SCHOOL DiSTRIC-1 DR. SCOTT MUNDELL AvRA VALLEY FIRE DISTRICT BAARRRRY GGEERRBBEERR -X NORTHWEST FIRE DISTRICT DAN DROLLINGER BILL LL AZ DEPT. OF AGRICULTURE BILL KKEENNDDAALL X PIMAAssociTION OF GOVERNMENTS SANDY WHITE y X AZ DEPT. OF TRANSPORTATION (ADOT) DAN WILLIAMS -X PIMA COUNTY ADDRESSING OFFICE KAY MARKS X AZ DEPT. OF TRANSPORTATION REzA KARIMVAND/Tom MARTINEZ PIMA COUNTY ASSESSOR'S SUSAN KING BAJA RE-GIONALTRAFFIc ENGINEERING AZ DEPT. O'z WATER RESOURCES JEFF TANNLER X PIMA COUNTvASSFSSOR'S Jim FORBUS (REZONES-) XTAZ STATE GAME & FISH DEPARTMENT SABRA SCHWARTZ (REZONES) X PIMA COUNTv PARKS & RECREATION STEvEANDERSON A ST STAT_ Z STAATTEE LAND X PIMA COUNTv DEPT. OF ENV. QUALITV MAGGIE SHAW 7 T' X AZ STATE MUSEUM JOHN MADSEN/Su BENARON -X PIMA COUNTY WASTEWATER DEv. R=-vi---w Tim ROWE CENTRA,- ARiZONA PROJECT (CAP) DAvis WILSON JR. X PIMA TRAILs AssociATiON SUE CLARK :4EEST COMMUNICATIONS I COMCAST QWEST COMMUNICATIONS MARI;: RoiLAND X CORTARO-MARANA IRRIGATION (CMID) RuRAL METRo FIRE DEPARTMENT WILLIETREATCH EL PAsc) NATURAL GAS RuDy MARQUEZ IDESSIE A. DYSON X SOUTHWEST GAS CORP. TODD DIDIER, ENGINEERING x MARAN,~ TOWN MANAGER MIKE REUWSAAT SUNTRAN Tommy MARLIN X MARANAAIRPORT CHARLES MANGUM - 2X TOHONO O'ODHAm NATION, CULTUPA~AFFAIRS PETER STEERE X MARAN,,ATTORNEY FRANK CASSIDY TOHONO O'ODHAm NATION, SAN XAVIER PAUL SWEUM X MARANA BUILDING DEPT. PATRICK O'KANE X TRICO FRANK GONZALES @ MARANA DEVELOPMENT SERVICES Jim DEGROOD -2x TUCSON ELECTRIC POWER GLYNDA MASTRANGELO X MARANA ENGINEERING DAVE WOSTENBERG X FLOODPLAIN JENNIFER CHRISTELMAN TUCSON PLANNING DEPARTM7ENT X RIGHT-OF-WAY MYRLENE FRANCIS @ TRAFFIC FERNANDO PROL X MARANA NVIRONMENTAL REVIEW LESLIE LIBERTI TUCSON WA"1ER COMPANY RiCHARD WILLIAMSON X MARANA PARKS & RECREATION RON SMITH X UNION PACIFI-- RAILROAD KEN PACKARD, UPERINTENDENT @ MARANAPLANNING JOELSHAPIRO X US FisH & WILDLIFE SERVICE SHERRY BARRETT X MARANAPOLICE BlLLDERFUS WESTLAND RESOURCES 'JimTRESS X MARANA TOWN ENGINEER FARHAD MOGHIMI CONSULTING ENGINEER - TETRATECH, JOHN SIATH x- MARANA WATER DEPARTMENT BRAD DE SPAIN hLOTE: TIMSE AGENCIES Wl L RECEIN'E A 24" X 36" BLUE LYNE PLAN X=AbbTeviated Specific Plan 09-29-03 P)3:59 IN H \PLANNINGUSTRIBUTION LISTS~Awa Valley Co~ce Cmtff SP - Ist Sub.130C REV. 09/29/03 12:12 PNI TOWN OF NLARANA PARAN Planning and Zoning Department 3696 W. Orange Grove Road + Tucson, AZ 85741 (520) 297-2920 Fax: (520) 297-3930 PLANNING & ZONING APPLICATION . . a W U Preliminary Plat ~J General Plan Amendment ZI Variance D Final Plat U Specific Plan Amendment U Conditional Use PemLit U Development Plan U Rezone XOther Eic~, 9LAtl U Landscape Plan U Significant Land Use Change Q Native Plant Pern-iit . Assessor's Parcel 17-Cf-01-0257,A General Plan Desipation Number(s) 7_2&-o I -0o& A (To be confirmed by staff) KA Gross Area (Acre/Sq. Ft.) Current Zoning oq (To be confirmed by stafl) Development/ Proposed Zomng Project Name ANFA)ALWRY 6yM ME946 C47# Project Location Description of Project Property Owner 1-10 ANFA Y Street Address tity State Ni. T Zil) Codi Phone Number ~~ax Number Mail Address . Contact Person Phone Number AppReant 1- 1%9 A-4FA NALLEY bdi 010rc>i WC Street Address 340 -MAW ANAV, City State IV-6 -'s-0 2~a Zii) Code Phone Nwnber Fax Number E-Mail Address C) 7-0 6PZ5- Contact Person Phone Number llkM Z~2- 1FAP-W?,1 4~~W &ZS Agent/Representative RA&,jQj4& F6,,--xuFr66G Street Address State Zip Code ne Number Fax Number E-Mail Address Pho CiAhM46i fP57 . 01 ]c220(,Zf5-1ni3 Contact Person Mamna Business-License No.' 2> 1, the undersigned, cerfify that all of the facts set forth in this application are true to the best of my knowledge and that I am either the owner of the property or that I have been authorized in writing by the owner to file this application. (If not owner of record, aftach en authorization from the owner.) 60.J C,44?~ w writ i Print Name of ~Mlicant/Agent -sipiture Date FOR OFFICE USE ONLY CaseNo. SPA-Cs.~J(% Date Received ci /ict /0-ZS ReceiptNo. CRW No. 5VAo3 Received By "mdlac~ Fee Amount 09112102 AVRA VA-LLEY - 'COMMER,CE CENTER -SPECIFICPLAN Prepared for. Town of Marana., S~ptembcr 18 2003 -Cilli I IAL w Nog, Avraollcy Commerce Park Spccific Plan Prepared by: Carl'Winters planning resources 270 H. Church Rue. Tucson, RZ B5701 cOnterAp[anningresources.net 0 Avra ACY Commerce Park Specific Plan Avira VaRey Commerce Park Specific Plan Introductioia The Avra Valiey Commerce Center Specific Plan (A VCCSP) is a link between the Marana General Plan, the Northwest Marana Area Plan, the Marana Town Code and the characteristics of the project sfte. The A VCCSP contains policies and regulations to create land use regulations, capftal improvement programs, detailed development standards, and other development regulations into one document. The size, relative isolation of the site and its proyjmity to rail, road, and air services creates unique development opportunfties. The project and the Town of Marana mfill best be served by an overall Specific Plan for the property versus piece-meal rezonings. The Specfflc Plan will give planning and design guidance for the pubiic and phvate investment needed for the improvements critical to the success of this public/private effort. It Vill help to ensure that this critical site reaches it's best potential development The Avra Valley Commerce Center Specific Plan, when adopted by the Marana Town Council, will be the regulatory document for the property. All development approvals shall be consistent wfth the regulations included in the adopted Specific Plan. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.08, and in the Town of Marana Land Deveiopment Code, Tftie 05.06. This Specific Plan is broken into three sections. The first section contains the Deveiopment Capability Report, which assesses the exisbng conditions of the property and the surrounding .area. The second part of the Specific Plan contains the regulatory provisions, which delineates the land uses on the sfte and details other pertinent regulatory controls. These regulations may enhance the existing Town of Marana zones and other land use regulabons or, in some cases, pre-empt the Town regulations. The third part of the A VCCSP is the Development Agreement anticipated by the Arizona Revised Statutes. This agreement details the obligafions of the property owner to the Town of Marana, and Marana's obligations to the successful development of this property. In addition, the Town of Marana must ensure the developers of this property the opportunfty to continue to operate under cleariy defined, established rules and regulabons and not be subjected to possible arbftrary changes. Avra (bley Commcrcc Park Specific Plar, P-ART ONNE DEVELOPMENT CAPABILITY REPORT 0 Avraolcy Commerce Park Specific Plan PART I - DEVELOPMENT CAPABILITY REPORT Introduction Purpose The purpose of the Development Capability Report is to measure the impact of the proposed deveiopment on the sfte and the surrounding areas. Project Locarion and DescriDtion The project site is located west of Interstate 10 and immediately south of the Avra Valley Road alignment (see Locafion Map). The sfte is about 103.82 acres of which about 32 acres are part of the Santa Cruz River Bed located west of the existing levee. The site consists of three parcels of land. The largest is parcel 226-01-032A wfth approximately 97.50 acres. The second parcel is parcel 226-01-006A with approximately 3.33 acres. The third parcel is about 3 acres and is the old Avra Valley Road alignment located between the first and second parcel. This third parcel is currently owned by the Town of Marana and is an old dght-of-way. This parcel will be added to the sfte through an abandonment request to the Town of Marana contemporaneously with the approval of this Specffic Plan. The portion ei the Avra Valley intersecting wfth the Interstate -10 frontage road will not be abandoned in order to preserve addftional public access to the site. Topography ancl Slope Analysis This topography and slope analysis includes only the portion of the site that lies east of the Santa Cruz River levee. The area wfthin the levee is excluded and no development is proposed. The portion of the sfte outside the levee is relatively flat with gentle slopes running from southeast to northwest at approximately 2 percent. There are no topographic restdctions, rock outcrops nor slopes greater than 15%. There are no restricted peaks or ridges located on sfte. The average crossiope for the site is approximately 2% calculated as per the formula: ACS = I x L x 0.0023 / Acres The highest elevation for the site is 2084 at the east boundary line adjacent to the frontage road and lowest elevation east of the Santa Cruz River levee is 2068. Hydrology and Water Resources The sfte is within the Tortolfta Mountain drainage basin. Sheet flooding occurs from the less defined alluvial fan at the foot of the Tortolfta Mountains to the east side of 1-10. There is a culvert that goes under 1-10 that drains into the southeast comer of the property. Man-made features include two irrigation ditches from the Avra Valley Irrigation District running south to north across the site. One of them being a concrete dftch and the other being a dirt excavated dftch. 2 co cj a) co CD LLi C'n Co > ry < C6 06 N Zi :Z> ui I~j ui H 777 71, L LL :77~ C .0 4u C6 N 0 Avra Wey Commcrce Park Specific Plan The property is presently in a regulatory floodplain, however, Pirna County has filed its "lefter of map revision", LOMR for the Santa Cruz Bank Protection excluding the site from the floodplain. This specffic plan assumes that any development plan or subdivision plat approval will proceed in the Town of Marana, notwithstanding LOMR approval. The boundaries of all offsfte watersheds that affect or are affected by the project sfte are delineated on Exhibft I.C.1. The exhibit also shows five points of concentration for offsfte watersheds that enter the project sfte along its south or east boundary. Three of these concentration points are located along the east property boundary at the outlet of culverts beneath 1-10. A fourth concentration point along the east boundary is located at the 1-10 railroad spur bridge. The ffth concentration point enters the project at the southwest property comer adjoining the Santa Cruz River levee. All of the watersheds that contribute storm water runoff to the project area emanate wfthin the Tortolfta Mountains. These watersheds are undeveloped or only partially developed at low density. The project sfte is not located within a critical or balanced basin as defined by Town of Marana drainage criteria. The only signfficant offsfte natural or man-made features within the watershed areas described in paragraph (1) above that affect drainage condftions on the oroperty are the Union Pacific Railroad and 1-10. The existing culverts beneath the Union Pacific Railroad, 1-10 and fts frontage roads have limfted capacity and can only convey a portion of the 1 00-year discharge. The remainder of the flow drains north along the east side of the railroad embankment. The significant man-made feature along the west property boundary is the Santa Cruz River ievee. This structure protects the project sfte from flooding along the Santa Cruz River. Flows draining through the culverts at Concentration Points #1, #2, #3 and #5 have a 100-year discharge greater than 100 cubic feet per second (cfs). The area of these watersheds and the 100-year discharge rates at the 1-10 culvert outlets are listed in Table 1 below. According to previous studies, most of the flow generated by these watersheds is diverted north along the east side of the railroad. SUMMARY OF WATERSHED AREAS AND DISCHARGE RATES Concentration Point Draina-ge Area (sq.mi.) -Year Discharae (cft) 1 9.84 157 2 9.84 554 3 9.84 260 4 1.16 92 5 1.73 68 6 11.2 950 The entire property is within a floodplain area. This floodplain condftion is associated wfth the offsfte flows entering the sfte at Concentration Points #1 - #5. There are no natural channels on the property so this fiDodplain is a sheet flow area. The sheet-flooding areas on the project site have depths that range from 0.5 to 1.0 feet. 3 Avra VOCY Cbmmcrce Par'tz Specific Plan 7ne project sfte is located vdhin federally mapped floodplain Zone AE. A portion of the sfte is also located within a federally mapped floodway. 7ne floodplaintfloodway condftion is associated wfth the Santa Cruz River flooding. Pima County has fiied a letter of map revision wfth FEMA to amend the floodplain maps to reflect completon of the Marana flood control levee. When FEMA adopts the map revision, the project sfte will bee mapped as a Zone X. i he 1 00-year peak discharge rate for all points e, concentration entering or exfting the projecft sfte with a discharae greater 100 cfs are fisted in Tabie 1 above. These discharge rates were dedved from a reportt prepared by the Pima County Department of Transportabon and Flood Control District tftied, 'Offsfte Drainaae lnvesticabons, Lower Santa Cruz Leveee Project-Phase 1A, W.O.#4F918A", May 1997. All offsite and onsite storm, water drains wes:t toward the Santa Cruz River levee. This drainaae converges aL the northwest property comer then drains north between the levee and Avra Valiey Road. Just south of the Avra Valiey Road bddge there is an opening in the levee which outlets storm water to the Santa Cruz River. Vegeta-don and Wjldlif~ Habitar i ne sfte has Iona been used as by ASARCO mining as an industrial sfte with a railroad spur and has been disturbed many fimes. The current vegetation is largely there due to flooding in the early 1980's. The sfte contains veoe~tation characterized as the Arizona Upland Subdivision of the Sonoran Desert. Areas where Lhe soil was disturbed is now mostly covered with Desert Broom (Bacchads sarothroides) and 'saft cedar' or tamadsk trees. In addition, the sfte contains blue Palo Verde (Cercidium floddum), and nafive mesaufte, (Prosopis velutina) mosty along the water ditches. No individual significan'L specimens were noted. A letter from the Heritaae Manaaement Svstem Coordinator Sabra S. Schwart in the Arizona Game and Fish Departr~ent is in~luded in th~e Appendix. The letter s'Lates that this project occurs wfthin proposed Cdtical Habftat for the cactus ferruginous pygmy-owl, and that some special status species have been documented as occurring in the project area (3 miles buffer). During th'e planning process, the owner and developer have several meetings wfth Game and Fish Department representeLives. Several concep', open space plans where presented at these meetings, which culminated in an open space concept plan satisfactory for both parties. This concept plan proposes a portion of the overall parcel to be use as Natural ODen Space and other areas in and out of the sfte to be desioned as a Biological Corridor. A '~Wallcv Commerce Park Specilfic plan Geology aiid Soils The entre sfte, as mapped by the Soil Conservation Service, is Tanque-RiverRoad-Arizo-Riggs COMDlex. See soils exhibft I-E. 1. Construction appropriate soils testing vAll be conducted phor to construction. Paleontological and Cultural Resources According to the Arizona State Museum, this property was surveyed by students in 1981. Since that time, parts of the property have been surveyed by professional archaeologists. i-he Avra Valley Road ROW was surveyed in 1994, 2 small areas (30 m. in diameter) were surveyed in 1995, and much of the area in Secfion 8 was surveyed by Statistical Research, Inc. (SRI) in 1991. The recommendations of SRI are the most r-elevant here. They feft that since the area was in the tloodplain and had been impacted by floods, and since several large 2rchaeolooical sftes are in the area (particulady Los Morteros, and the Huntington Ruin), that the possibility of buried archaeological sftes was high. They therefore i-ecommended iimfted arChaeological testing before any r-onstruction was undertaken. The Arizona State Museum (ASM) concurs wfth these recommeridations (See Arizona State Museum letter in the Appendix.) F'rior to any aDDlication for a grading permft, an archaeological Surface inspection for the area of development will be performed by a professional archaeologist to detern, ine if any historic or prehistoriC sftes are on the land. Existina Structures There are uses on she that recuire the current existing structures, machinery, dftch~es and utilities to maintain their operations. T~ese uses are planned to remain on sfte until the new construction begins. Relocat-ion and alignment of utilibes, road grading, and ditch reaiignments "dif be done between the bme the Specific Plan is approved and construction begins. This plan provides for the abandonment, on aDproval, of the Avra Valley Road alignmeni wfthin the sfte. The abandonment will be equally divide' d between the north and soLith property owners. There is an existing r2ilroad spur on the sfte. This track was discontinued a, ' fter the floods in the 1980"s, bLtL reactivabon is anticipated. Federal law pre-empts state and local laws and allows the reconstrucfion of this rail spur. The proposed Specific Plan land uses are based on the availabilfty and use of thetrack- The railroad is an integral part of this Specific Plan and all rail rights are to be preserved. The Specific Plan proposes an update and new alignment of 'the rail on the sfte. E~dsting T-and Uses Currently, the porilion of the site east of the Santa Cruz River levee, along Avra Valley Road, is being used as contractor storage and landscape materials supply. The remained of the site is vacant and undeveloped. 5 CF) C6 co CL CU 6 Ly u -ffi Cl) u Ln > LLF Cl) Co > u < 06 cn w C'00 RR . . . . . . . . . . . . . . . . '59 RRI 5m 7~ ~gt 7/ 7 ME, ON . AvoallcY COmmcrce Park SPecific Plan The existing uses wfthin one mile oi'the projec', site are as follows: North: Avra Valley Road and farmland owned by Arizona Portland Cement Company South Undeveloped and part of a planned industrial development by SW Value Partners East lnters"Late 10 frontage road Westt Santa Cruz River E~dstina Inftastructure ~Vater C~ The Town of Marana YAII provide water service to the sfte. Water Conne Lion is now avail ble on the North side of Avra Valley Road across from the sfte. Judging by thc- capacity of the wa-L r Le main, water storage to increase water pressure to meet fire flow may be necessary on sfte. cons"LrUction water and future landscape irrigation requirements may be supplied via non-potable water by the Cortaro-Marana Irrigation District (CMID). weii sires There is one registered well on site. Exhibft I-F.2 depicts all well locations within the area of the she, and identifies each well by the registered name. A list of all wells in the Registry of the Arizona Department of Water Resources around the area of development is included in the appendix. Sewer Accordina 'Lo the ADril 15, 2003 capacity response lefter from Pima County Wastewater Management Department, 'there is capacity for this proposed development" (See apr>endix for le'tter). There is a 36 inch diameter public sewer line (G-87-013), the Dove Mountain Outfall Sewer. This outfall sewer crosses the Santa Cruz River about 2,500 feet from the south property iine at the levy. A gravity line tapping into an existing manhole on that line could serve the sfte. A pressure pipe was installed at the time of the construction of the Sant2 Cruz River flood control ievee. Development in Dove Mountain and in the Tortolfta Mountain area will 'Llap into a main that will cross 1-10 and the Santa Cruz River by using this line. The overall projec', that will connect to the Continental Ranch sewer main was finalized in June 2003. C6 cc) Li 0 a) ui C) U) (1) " m -cc: (L) co a) ui U) cc cc cli C-4 z c, co co x 06 LU U) LL, LLJ LU L* , 30: CN A AvrSlIcy Commcrcc Park Specificplan Electriciry r-lectdcal power will be provided by Tdco-Marana Utiiity Company. Existing transmission and distribution lines are adeauate to service current and potential future needs. Developers may be required to relocate existing facilfties concurrent with project developments. All new or existing distribution systems are recommended to be placed underground. Transmission lines areater than or equal to 66KV may remain overhead or placed underground at the developees option. Roadways The sfte is served by Avra Valley Road along the north, and the 1-10 Frontage Road to the East. The plan proposes three access points from the Avra Valley Road and maintains the two exisbng access points along the 1-10 Frontage Road. P-ailways A Union Pal-lific spur railroad line serves the sfte. The railway spur is an asset to the site and the developers intend -to maintain all rail rights and establish a rail service to the site in perpetuity or as long as the future owners of the sfte believe that ft is in their benefit. Schools This specifiC pian proposes only non-residential uses. Therefore, the development proposal will have no impact on existing schools. F-xhibit shows all school locations in the general area of the sfte. Recreation, Open Space anci Trails Avrc-, Valley Road (Road Right-of Way trail # 16) runs from Sandario Road to Santa Cruz River and connec', wfth i-he Anza National Trail that runs along the west bank of the Santa Cruz River. i wo main areas of the Specffjc Plan are under the category of Recreation and Open Space. The jirst one is the Santa Cruz River bed, west of the existing levee containing 32 acres, and that will be dedicated to Pima County Flood Control at the time of the adoption of this Specffic Plan. The other is the proposed bioloaical corridor located south and west of the developable area of the sfte containing 18 acres within ihe sfte and 5 acres off-sfte. 7ne biological corridor concept was developed in conjunction with the Arizona Fish and Wildlife Department. Pdor to the initiation of the land use plan for the project, several meeting wfth the Arizona agency took place vWth the purpose of identifying the areas of the sfte more suftable for ODen Space uses. 7 ui co c L) CL) 3: p 0 C.) cn u > LLi Co cc m CL) z co cl) L > u < LLJ ui CO CL 06 N C:) v- Lii 0 LOO 7 -7 4U 7'// 'c~ llcycommcrcc,park SOL, cljlc plan . PA-RT TWO SPECIFIC PLAN SPCC*r Avra Ocy Commcrcc- Park ljic Plan • Veterinary kennels and hospftals • Machine Shops • Machinery Storage • Ice and Coid storage plant • Wholesale Business • Storage Building or Warehouse • Beverage Bottling Plant • Laboratory • Construction and Landscape Materials retail or wholesale • All the uses included under C-1 Probibited Uses in LI • Manufacturing involving animal based products, noxious matedais, noxious or hazardous matedals • Automobile or Metal Scrap Yards • Recycling Centers Industrh-d Development Standards 0 Building Heights: 50 foot maximum a Building Set backs: Property Line: 50' Adjacent to Commercial: 50' Main Boulevard: 30' Access Road: 20' a Fioor Area Ratio (FRA) not to exceed. 50 14 Commercc Park Soccific Plan Avra *Y Commercial Land Use - C-1 This designation provides an opportunity for a mix of r-ommercial, office and recreational uses. The total commercial space will be up to approximately 440,000 sq. ft. - Preferred Uses in C-1: • Large scale.retail es"Lablishment • Shopping Center • Auditodum • Specialty Retail • Touhsm Commercial • Restaurant • Banking/Financial • Hotel/Motel • Parking Structures • Commercial School, College • lndustdal or Trade School • Trade show, Industrial/Agdcultural show or exhibition. • Retail or wholesale of farm, commercial and indus"Ldal equipment or machinery • Gasoline service station • Offices • Theaters, not including driveins 0 Plant Nursedes and Home and Garden Supplies • Car Washes Commercial- Development Standards: • Building Heiahts: Wfthin 200 feet of Avra Valley Road and Frontage Road: 40 feeL Outside the 200 feet frontage area: 65 feet • Floor Area Ratio (FRA) not to exceed.50 Building setbacks: 25'from Avra Valiey Road future R.O.W. 25' from interstate 10 Frontage Road R.O.W. Iiarht Inclustrial - LI n This desianation provides for the development of light industhal uses on the areas wfth such~opportunities as Interstate access, existing railroad spur, and natural use but'iers. Preferred Uses in LI - General Manufactudng 5 Radio and Television Broadcasting a Microbrewery or distillery s Newspaper Publishing 2 Automobile Sales and Storage 13 Avrc*llclv Commcrcc Park Sbefific Plan Achieve a pattem of land uses tha-IL preserves, enhances and establishes a distineL identity for the Avra Valley CenLer and that reflects the Town of Marana new r-ommercial and industdal cen'Lers. Achieve the development of a range of land uses 'that provides for the diverse economic, physical and social needs of existing and future residents of the Town of Marana. Improve and enhance the overall natural resources of the area through the provision and maintenance of a Biological CorTidor bnd interconnected open sppce. Introduction and Purpose The purpose of the design guidelines is to direct the sfte design bv . providing the framework and designers tools to ensure that the development communicates the character and vision of the Avra Valley Specffic Plan. Implicit in the desian ouidelines are the development goals of safety, Consistency, qualfty, and harmony. At the ;am-e time, the guidelines should encourage diversity, flexibility, innovation and originality. Following are the different components of the Specffjc Plan that will be tackled by the design guidelines. Site Design The proposed development should have a sense of identity, belonaing, function, and securtty. Defensible space design pdnciples should be applied to this project. Personal safety and security of property are a big concem in today's world. The perception of safety problems can make an area seem unappealing, unattractive or even to be avoided. Sensitive buildin-c placement and sfte design can address these problems by creatina defensible spaces that help people to feel safe and that discourage criminal activity. Each area and sub area should allow for effective surveillance by proprietors, law enforc-ement and electronic devices. Buiiding design and placement should avoid creating obscure comers or "hiding places'. Pa-rking, pedestrian areas and building entrances should be located to be easily accessible and visible from multiple areas. Landscape should be selected and placed wfth personal safety and property security in mind. Outdoor areas should be illuminated to create a secure niahftime environment while avoiding liaht spillover beyond the boundaries of the development sfte. Careful aftention to the presentation of the projects east and north face to create a sense of place and an aesthetic consistent wfth creating an archhecturally satisfying view shall apply. Landscape A landscape concept is Vital to achieve a cohesive character for the development of the sfte. The landscape %611 be the unifying element of the sfte and will reinforce the character of the open space, buffers, and circulation and parking components of the development The components 21 9 ommcrcc Park Soccific Plan Avra Vas Recreation and ODen Space Two main areas of the Specific Plan are under the category of Recreation and Open Space. The first one is the Santa Cruz River bed, west of the existing levee containing 32 acres, and that will be dedicated as described above at the time of the adoption of this Specific Plan. The other is the proposed biological corridor located south and west of the developable area of the sfte containing 18 acres within the site and 4 acres off-sfte. The biological corridor concept w-as developed in conjunction with the An'zona Fish and Wildiffe Department. Pdor to the inftiation of the land use plan for the project, several mee'L'inas vAth the Arizona agency took place with the purpose of identifying the areas of the site more suitable for Open Space uses. Avra Valley Road (Road Right-of Way trail # 16) runs from Sandado Road to Santa Cruz River and connect wfth -1 he Anza Nabonal Trail that runs along the west bank of the Santa Cruz River. DESIGN GUIDELINES Geiieral Provisioias Architectural control over the projeeL site throuch CC&Rs will be maintained by 1-10 Avra Valley Mining & Development, L.L.C. until 1-10 Avra Valley Mining & Development, L.L.C. no longer has any ownersnID interest. Architectural control shall be imposed on development to ensure an attractive and aesthetically pieasing view from 1-10, and that intemal consistency is maintained. The Town will be a protected coventee under the CC&Rs. It is the purpose of the Design Guidelines to ensure thaL' the Specific Plan theme is implemehted in a clear, concise and aesthetically consistent manner. Care and consideration have beeen given in developing these Design Guidelines to ensure the creation and enhancement of a new aesthetically pleasing Commercial and Industial Center with an emphasis on preserving the natural resources while providina for new industrial, commercial and recreational opportunfties in the Town o-I Marana. The following General Provisions are sllated to satsfy the following goals of the General Plan: To provide the Specific Plan design criteria for use by builders, planners, architects, landscape archftects, civil enaineers and other project area builders/developers; Achieve and maintain high quality architecture, landscape and open spaces in the Specific Plan Area. 20 r. AvHoallcy Commerce Park SDcciilc Plan Hard-scape and Pavina 0 Paving treatments shouid be used to differentiate between vehicular and pedestrian traffic areas, including spedal colodng and texturing to highlight potential areas of conflict such as crosswalks and dbveways. Paving should be installed as required in ML-dians to provide a mid-crossing island for pedestrians. All repairs and patches to pavements, curbs, and -autters should be carefully matched to the existing paving material. Li,ghting Liahbng shall be sufficient to provide reasonable and adequate illumination to ensure safety for persons and property. Lighfing features should be loca'ted to identify hazards to pedestrian and vehicular circulabon, and permft routine surveillance by security personnel. A lighting fixture palette appears in the Appendix. Variations in project lighting fixtures are perrnitted provided the substituted fixtures comply with the design intent and accepted matedals. Light rays shall be confined on-site through orientation, the use of shading/direcbonal controls, and/or. landscape treatment. Light intrusion upon surrounding properties or sensitive uses should not be allowed. All light sources should be shield according to the shielding requirements specified in Tdle 18-301 of the Town of Marana Land Development Code. Walls and Fences All walls should be construcIed or rendered graffiffi-resistant. All visible walls should follow the general design theme as included in the Appendix. Wall variation is acceptable only if the folloMng decorative matehals are incorporated: Quated, A-mountain typee volcanic stone Core-ten Steel beams "Rust patina" sheet metal Field stone Any continuous wall greater than 75 feet in lengrLh and 3 feet in height visible from the public right-of-way shall vary the wall alignment oog, curve, notch, or setback, etc) and include plantings in the voids created by the vahations. Entxies Entries are transition areas at 4the poin', where the extemal roadways adjacent to the sfte connect wfth the she's access. Because entries are the greeting doorway to those accessing the site, special design and care should be provided. Project entries should follow the general design themes as included in the Appendix. Variation is acceptable only if similar materials are incorporated: Directional sign should bee of monument type. LandscaDing shouid incorporate accent plants, materials, pubiic art, and icons that represent the sfte's theme. Acr-ent trees should be placed along entryways to provide a 23 Avra Vey Commercr- Park Specijrc Plar addressed are plant palette, paving and hardscape materials and colors, fumfture and iiahting, sians, spedal features, entrances, streetscapes, parking, buffers and retention/detention areas. Gerteral amdelijaes 0 The Avra Valiey Specific Plan landscape guidelines should: Encouraae consistency in theme and the application of major design elements such as entries, streets and roadways, walls and fences, interface/edge conditions, and plant materials must be maintained throughout all areas of the Specffic Plan to communicate and strengthen the desired identity. Develop a landscape character that itt is associated wfth the protected natural areas surroundina the sites. Promote the use of drought toierant plant palette and xedscape design pdnciples. Limft the use of water requiring plants and water features only to the areas that,provide the areatest benefit to create shady areas and cooling effects. Use unifyina themes and colors for fumfture, materials and pavement that reiates to the "Southwest7Rural Hehtage" style and vadations of this style. Mar=lals and Colors Exterior landsCape matedals and colors compdse a signfficant parL of the visual impact of, the overall sfte. Therefore, they should be aesthetically pleasing and compafible vAth materials and coiors used in buildings. Predominant landscape matehals shall be high quality matedals. These include, vvfthout limitation: bhr-k , wood , sandstone, flagstone or other native stone, tinted or textured concrete masonry unfts, tile and file work, decomposed granfte, gravel, and mulches. Landscape coiors should be low reTlectance, subtle, neutral, or earLh tone colors. The use of high intensity r-olors, metallic colors, black or fluorescent colors should be avoided. Predominant exterior matedals as well as accents should not include smooth-faced concrete block, tilt-up concrete panels, or pre-fabricated steel panels. Pla-a-L Pale-Lte A general planting theme and palefte is included in the Appendix. Variations to the paletLe are ack-eptable provided that substituted plants appear on the Town of Marana Regulatory Plant List. Table 7-2 included in the appendix. Other plant matedals not included in the Town of Marana Regulatory Plant List will be allowed for accent or oasis effects in intedor patios, halls, building entrances, cover armadas or pergolas, and ff planted in planters or pots in areas expressly designed to achieve a specific landscape effect. 22 Avralellcy Commcrce Par' Socc" c Plan Parkiiac 0 The landscaping standards for off-street parking areas should meet br exceed the requirements stated in the Land Use and Development Code of the Town of Marana section 17-3-8 Buffers This area designation is to provide use buffers thru sfte planning and landscape design. Landscape buffering will be provided along Avra Valley Road and Frontaae Road. No less than 15 feet vAde planting buffer vAth densfties of 5 canopy trees, 16 under story shrubs and inert groundcover will be provided per 100 feet of roadways frontage that are adjacent to the Commercial Area A. Buffers along the Frontage Road adjar-ent to the Industrial Area B will be designed with densi~ties of at less 20 feet wfth densfties of 8 canopy trees, 15 under story shrubs, inert groundcover and wall or fence per 100 feet of frontage road. All buffers shouid contain undulating continued or discontinued berms no higher than 40 inches and no iMider than 50% of the vAdth of the buffer. Adl slopes greater than 3:1 should be planted with groundcovers. Retention and Detention -Areas All reLention and deLenbon basins and areas, if needed, should bee landscaped. AJI areas wfth slopes greater than 3:1 should be stabilized wfth hand-placed hp-rap, walls, plantings, or a combination. Irrigation g All inigabon systems must be designed wfth state-of-the-art, water efficient technoiogy, which minimizes water requirements as well as potential for faiiure. At a minimum, the followina requirements shall apply: a All irrigation systems shall have flow sensors and master valves installed on the mainline pipe to ensure system shutdown in the case of pipe breakage. a Irrigation master systems shall have an automatic irTigation controller to ensure efficient water distribution. a Automatic irrigation controllers shall be easily adjustable so that site watering vvill be appropdate for daily sfte weather condftions. a Automatic irrigation controllers shall have rain shutoff devices in order to prevent unnecessary operabon on rainy days. 25 0 Avra V* Commerce Park Spccific Plan Landscaping shouid incorporate accent plants, materials, public art, and icons that represent the sfte's theme. Acceent trees should be placed aiong entryways to provide a recognizable and disbnctive treatment so ft can be easily identified. All landscape materials shouid be located outside the visibility tdangles. Primary Project Entry The Pdmary Project Entry, is located off Avra Valley Road. The entry is desioned with entry project monumentation, enhanced paving, project screenwalls and landscaping. Secondary Project Entries The vadous Secondary Project Entries are located throughout the project and along the Interstate - 10 Frontage Road. These entdes are designed wfth smaller monumentation and scaled down screenwalls compared to the primary entdes. Sa-ectscapes the streetscape planting design should reflect the architee-tural character and natural environment of the installation. Native plant matedal that is well adapted to local ciimatic condftions and will require only supplemental irrigation should be used where possible. Trees should be selected and placed acoording to the height and spread they will achieve at maturity. This includes such considerations as the damage that may be inflicted to pavements from mature trunks and root systems and the spacing and setbacks required to accommodate mature canopies, which could interfere with sions, lighbng, and vehicular traffic. The streetscape plantina design should be closely coordinaL'ed with e -t ng utilifies and plans for future utiifties to avoid maintenance and repair problems xisLi such as interference vAth ovei-head electrical lines and damage 'Lo underground water or sewer iines. Coordinating location in relation to utilfties can also iessen the potental for damage to the plant matedal assodated wfth utiiity construcbon and maintenancee projects. Ground cover and shrubs planted in the streetscape corridor should be low maintenance, especially in medians, where access is limited and maintenance operations can be hazardous or difficuft. For the security and safety of pedestrians, shrubs should not obstruct views into or out of walkways, especially at street crossinas. Landscape design and placement should avoid barTiers to siah-L visibility trianales. These inciude both barriers that might prevent %drivers from seeing other vehicles or pedestrians and barriers that might block the view pedestrians have of oncoming vehicles. Sight visibilfty tdangles are especially critical at street intersectons, driveways, and pedestrian crossinas. A clear area should be maintained, if possible, at ddveways and mid-block pedestdan crossings. Some objects, such as traffic signals, post-mounted signs, or high- branching trees, may still be located wfthin this area and not significantly affect visibility. 9 Avra VIDY Commerce Park Spcclj'lc Plan Specialfeatures Fountains, murals, sculptures, outdoor patios, shade structures, etc. Signagre Signage should have a unified appearance. Materials, shapes, colors, typeface, and placement should be consistent throughout the Specific Plan Area. The signaae should be used as a means of estabiishing a distinctive identification and imaae. Signs should be designed as part of the buiidina and landscaping and not as unrelated o bj ect' s. All sign proposals should be prepared by a design professional and be submitted to the Town of Marana for review and approval. Variances from the specified signage standards may be granted by the Zoning Administrator ff the appiicant demonstrates that the sign would enhance the appearance of the area or that the change would increase the level of legibility mfithout takina away from the intention of the sign guidelines. pe ancl Sizes Ty • Business Directory Sign: A sign that identffies muftiple tenants located in the same area or access poin"l. This is a freesLandina sian -that shouid be located at points of vehicular access or at pedestrian approaches to buildinas with multipie tenants. The Business Directory Sign should be limited to 14 square -,:eet per surface on any one side. • Roadway Entrance Sign: A freestanding sign permitted only at points of vehicular access to the sfte. i-he sfte should be iocated perpendicular to the approaching traffic. The ma)dmum, size of the sign permitted will be of twenty five square feet. The highest point of the sign shouid not exceed ten feet from the around elevabon. The lettering should be limfted to eiaht inches. • Aftached Sign: A building fagade may incorporate an aftached sign. The sign should be an integral part of the buiiding architecture. The sions may be scaled and place to be read by motohsts traveling throuah 1-10 or Avra Valley Road. • Business Sign: ldentffies an individual business and the products or services offered within the business. Business signs shall be piaced on the building facade occupied by the business. The total surface area of all signage for an individual business should not exceed 20 per cent of the total -lagade surface for the business which it applies. The sign may be painted or affixed to the buildina wall or may be incorporated into a projecting canopy or overhead trellis. F~anging or permanent vAndow signs are not perrnitted. • Vehicular and Pedesthan Control Signs- All vehicular signs with the public right-of-way should be in conformance with the Marana Town's Code or vAth the State of Arizona requirements, whichever is more restrictive. 26 vra AlcY Commercc Park specijlc Plan • The scale of signs and lefters and symbols employed should be designed to be legible by the intended viewer. • Illuminated signs are permitted ff the illumination is controlled to avoid giare and light flow to far from the indented viewer. No neon signs will be permitted. • Billboards: No more than two billboards shall be permitted. Standards: No greater than 10' x 40', two-faced down illuminated 45' in height. Materials and Colors Color should be used carefully. Colors should be limfted to those that provide strong r-ontrast between backaround and signage. Too many colors create clutter and should be avoided. Sian construction should be of quality, durable and noble materials wfth good craftsm;nship. Graphics and Copy 7rie coDy of any si-an should no'L cover more than 50 percent of the face area of the sign to guarantee legibiiity. Permanent vs. Temporary Temporary signs are intended to be displayed at the sfte for a limfted period of bme. A perTnanent mounting shouldn't be 21lowed. Architectural Guideliiaes i he archftectural desian character should be consistently implemented throughout the project. The look, disposftion, and character of a Commercial Center is influenced by the combination of buiiding mass, height and scale and its relationship wfth exterior spaces formed by the buiidings, type of landscaping, signage, and visual characteristir-s of adjoining areas. In addftion, the design and appearance of individual buildings and the manner in which various matehals, form, s and colors are employed and interact with each other have a tremendous impact on the overall perception of the development. Combination of materials, forTn and colors can produce a feeling in the different degree in formality, monumentality, urbanity, rustic ness, order and chaos, dullness and barrenness. A framework that auides the design of individual buildinas as well as how each buiiding relates to the other and to t;e whoie sfte and even how this fit wi&n the communi'Ty as a whole to produce an attractive and enjoyable sefting and maintain the sense of place is a necessity. Commercial A distinctive character should be established for all commercial areas. No aftempt should be made to impose standardized archftecture, but a sufficient consistency in building forrns; matehals and color should be reinforced to following Mariana's character and sense of place. 27 Avra V* Commcrce Park Spccijic Plan Buiidings shouid have facade heights, comice lines, colors, materials, fenestration, signage and building placement coordinated to convey an organized and unified appearance, a progressive look. Porches, overhangs, pergolas and arcades are desirable elements. They provide archftectural interest and sun and inclement weather protection. In addition, they add visual interest, break up walls and building masses and create 2 sense of human scaie which are all desirable elements. By varying the spacing, sizes, shapes and location of doors and vAndows structures may be made more visually interesting and aftractive. Care must tie taken to avoid clijtter or excessive vahety that induces chaos and eciecticism. Buiiding placement should be carefully selected particulady at the entrances to create a sense of entry and outdoors spaces suftable for public use. Inclustrial Tne following design guidelines are intended as a reference framework to assist the designer and future owner in understanding the Avra Valley Commerce Center aoals and objectives for high quality development within the areas designated for indus-~,al uses. i he guidelines intent are to identify potential design solutions and to encourage the hichest level of design quality by project designers. These guideiines are general and may be interpreted wfth flexibility in their appiication to specific projects. Site access and intemal circulation should be designed in a straightforward manner, which emphasizes safety and efficiency. The circulafion system should be desianed to reducee conTlicts and provide adequate maneuvering, stacking areas, and consideration for emergency vehicle access. Each industrial sfte should be a self-contained development capabie of accommodating its own parking needs. To alieviate the unsightly aDpearance of loading faciiities, these areas should not bee located at direct view from 1-10 and preferably on the back of buildings where ft is easier to adequately screen them from view or where special screening may not be required. All outdoor storage should be screened from public views. Chain link fencing wfth approphate slating is an acceptable screening material for areas not visible from 1-10 or Lhe frontage road. Extehor storage should be confined 'lo portions of the sfte least visible to public view. Employ vahety in structure forms, to create visual character and interest, avoiding long, If fticulated" facades. Facades with vahed front setbacks are strongly encouraged. unar. Avoid blank front and side wall elevations particulady on street frontages. Entries to industrial structures should portray a quality office appearance while being architecturally tied into the overall mass, building composibon, and the adjacent commercial buildings. 28 Avra &CIV Commerce Park SPccij'ic Plan Hi-ahly reflective matedals and illuminated roof should not be allowed. Bigr Box The following provisions are intended for Large Scale Retail Establishments. Large Scale Retail Establishment is a single building that includes one or vahous related *uses under one roof occupying more than 100,000 square feet. Facades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that Wil be consistent wfth the community's identity character, and scale. Developments shall use aninl2ting features such as arcades, display windows, entry areas, or awnings along at least 60 percent of the facade. Buiidings should have architectural features and paftems that provide visuai interests, at the scale of the pedestrian, reduce massive aesthetic effects, and recoanize local character. This can be achieved by the use of color changes, texture chanae, matehal moduie change or expression of architectural or structural bay through a ci~ange in the far-ade plane. Variations in roof lines should be used to add in"Lerest to, and reduce the massive scaie of larae buildinas. Roof features should compliment the character of the resL of the Avra ~alley Cen-ter. Parapets, mansard roofs, gable roofs, hip roofs, or dormers should be vAsely used to r-onceal flat roofs and roof top equipment from public view. Large Scale Retail Establishments should have clearly defined, highly visible customer entrances featuhng: 0 canopies or porticos n overhangs a recessesiprojections a arcades a raised comiced parapets over the door a peaked roof forrns 9 arches a outdoor patios 0 display windows a archftectural details such as tile work and moldings which are integrated into the building structure and design 0 integral planters or wing walls that incorporate landscaped areas and/or places for sitting 70 Avra Vda Coinmercc Park Spcclj'ic Plan PHASING, CONSTRUCTION AND MAINTENANCE Introducr-ioia Due to the mulfipie diffedng potentals of the sde, and in recognition of the growth of the Town of Marana over bme, development and sale, in phases, across multiple parcels is permissibie and encourage. Except for a large regional users, development is anticipate to proceed in phases. Phasinc, Plan ZD It is anticipated that the propetty may be developed by multiple separate owners subject to CC&Rs confining development to the requirements of this Plan. Any parcel satisfying maximum zoning code se"L back and access requirements may be divided from the remainder, developed, and sold separately. An appropdate phasing of development is: En'Lry statement, landscaping and monumentation; Utiiity service; and Partial industtial and/or commercial development concurrent with adequate intemal drainage and access improvements. When 50% of permitted square footaae is reached, no further permitted of structures shall occur until the party seeking the perTnft tenders $100,000 into Marana's transporLation account for use to improve Avra Valley Road's interchanae wfth 1-10. This requirement also applies when 75% square footage is reached. Construction aiacl Maintenance Responsibilities Avra Valley Center Specific Plan owners vAll be required to pay their fair share of the water, sanftary sewer, storrn drainaae, and pubiic services that are required to specifically serve the area. The financing plan will identify the specific revenue sources to pay for each oi- the infrastructure improvements and public services. Drainage Stom drainage faciiities ~Adll be instalied as necessary to support development projects contained wfthin the Specific Plan area. The storm drainage basins to be constructed on sfte will uftimately be connected to the Santa Cruz River basin. The financing of area wide storm drainage facilfties shall include provisions to have the storm drainage facilites constructed as part of the first infrastructure constructed. Required individual storm drainage facilfties to serve the specific areas will be designed and buiid as you go basis and vAll be financed by individual developers. 30 Avr Ilcy Commcrcc Dark SPccific Plan J. t Circulation System and Parking The Avra Valley Specffic Plan Area circulation system represents a logical extension to the Town's street system. The plan provides for the dedir-ation of right-of-way (R.O.W.) for the proposed Center Road based on current Town of Marana standards. Additional dedication for the Avra Valley Road may also be required. Tne following outline shows general traffic circulation system improvement needs anticipated for the next 10 years based on the Traffic Impact Analysis prepared by Kmley-Hom Transportation Engineers. These needs cover areas adjacent to and outside the project area. Some of these improvements would be needed even vvithout this project. A listing of these needs does not indicate the project responsibiifty. Along Avra Valley Road, vAdening to provide receiving, acceleration, decelerabon and tuming lanes will be needed. Roadway facilfties shall be installed as necessary to provide adequate circulation and access to the Avra Valiey Center. Roadway facilfties shall be installed consistent with existing Town of Marana standards. Additional ROW will be dedicated to accommodate improvement of on the addftional south 1/2ROW. Righ't'-of-way dedication and improvements vAll be handled throu-ah 'Lhe review process of individual development plan and/or plats. Frontage road access points improvements, which include widening, acceleration, deceleration and tuming lanes. All improvement for the 1-10 frontage road Noll comply vAth S'Late of Arizona standards. It is the intent that a majority of the infrastructure financing will be pay-as-you-go financing by individual development proposals, notwithstanding Community Facilities Distrims or other financing mechanisms. Developers may also select any number of bonding methods. Where applicable, existing Marana policies regarding over sizing and reimbursement will apply, unless otherwise amended by this Specific Plan. Tne payment for infrastructure and facilities for the project A411 generally calculated by the participation in the project's fair share contribution. Landscape Landowners fronting on the major roadways will be responsible for the financial cost of installing landscaping, walls and medians, with the exception of the Avra Valley Commerce Center main roadway Right-of~-Way. Avra Valley Commerce Center Facilities CCR's will be established to handle the maintenance of landscaping, medians and buffers. A fair share cos" aliocation izor public improvements required for the development of the Specific Plan area vOll be established for each parcel. All parcel owners who develop land wfthin the Avra Valley Commerce Center Specific Pan will be required to pay their fair share of costs based on a cost allocation methodology. 0 Avra Vs~ Commercc Park Spccij"ic Plan IndMdual Development Plans shouid contain the foliowing statement: "Prior to the issuance of building permfts a landscape plan in conformance wfth the guidelines established in the Avra Valley Center Specific Plan should be submftted and approved by the Town of Marana Development ReView. Biocorridor and Open Space All areas designated as "Biocorridor" and "Open Space" vAll be dedicated by easement as open space or condftionally at the time of the approval of the Final Plat. Sewer SNstem The sanittary sewer line will be connected by the developer to the existing manhole south of the property adjacent to the Santa Cruz levee in the way specrried by Pima County Waste Water Management. The developer will be responsible for all needed improvements. Water Distribution The wa"Ler line facilfties in will be inslk-alled or reimbursed through current Town o-I Marana fees. E~dsring Uses Current uses of the sfte are lawful, nonr-onforming uses associated with the existing on the site and may remain until permfts are issued to develop said portions. 32 Avra CY Commerce Park Soccific Plan SPECIFIC PLAN IMPLEMENTATION C-reneral Procedures The purpose of this section is to descdbe the procedures required for the timely implementabon of aevelopment wfthin the specific plan are'a. Guideline included in this document will form the basic framework to guide future development wfthin the specific plan area. Plan Review Procedures The Avra Valley Specific Plan anticipates ma ' ior financial commftment by the developer and the Town. The purpose of a Specific Plan is to commit both the developer, and the Town to the success of the plan. The developer and the Town will spend substantial funds and will rely on the implementation of the plan for vadous purposes. These range from the "gift" of the develooer of a major portion of tfie land for both open space and for biologic corridor, and land and ~inancial commitments by the developer in major infrastructure improvements such as water, regional drainage solutions, and the like. LikevAse, the Town will rely upon the deveioper to provide land for recreational trails, drainage and other infrastructure improvements that are of benet to the Dublic, and will commft major funds toward these improvements. Because both will rely upon the other for these benefits that extend well beyond the normal commftments of efther a Developer or the Town for a normal development project, ft is in the interest of both and the pubiic to specify how these commitments are reviewed and/or changed to safeguard both and assure iMDlementabon that NWill be relied upon by both. i he Avra Valley Specific Plan shall be reviewed by the Town and the Developer at the end of the first year for minor adjustments that may be appropdate as a result of the initial development activity. Subsequent reviews shall occur on an annual basis. Minor amendments may be completed on an annual basis. Major amendments, which inciude those covered by the Development Agreement, may be done at any time upon the mutual consent of both the Town and the Developer. Where either the Town or the Developer do not agree to a mutual annual review, then this plan shall come up for major review automatically at the end of each 5 year anniversary from the date of adoption. Geiaeral Administration Future development vvfthin the Avra Valiey Commerce Center Specffic Plan area will involve obtaining the necessary development permits for the division of a parcel of land into two or more Darcels; the construction, reconstruction, conversion, structural alteration, relocation, or enlaroement of any structure; any mining, eXcavation, landfill, or land disturbance, and any use or extension of the use of land. Tne Town of Marana review of these permft applications will ensure c=sistency of, the proposed improvements with the design recommendations and develooment regulations outlined in the specffic plan. Tne specific plan area shall be developed in accordance wfth the criteda outined in this specific plan and accompanying documents and in accordance vAth other land use and zoning regulations o"I" 'Lhe Town of Marana. In cases where discrepancies occur between the specific plan and Town off Marana development standards, the deveiopment regulations contained in the Avra Valley Center Specific Plan shall prevail. 33 Avra Voy Commerce Park Spccifc Plan Amendmems Tne Avra Valley Center Specffic Plan is conceived as a dynamic document and r-hanges undoubtedly vAll be needed to adjust to future needs and trends of the area. Revisions to this specffic plan are a necessity dudng the development process. The ability to revise the specffic plan wiil provide the flexibility needed to guarantee that the plan can be adjusted to unforeseen circumstances and, more important, to update and improve Rself. Amendments to this plan shall ~onform to the following requirements, administrative guidelines, and amendment Drooosal -loriten"Ls. Requiremenrs Specific plan amendments proposals should bee consistent and in substantial conformance with the remainder of the specific plan and with other aDplicable regulatory plans adopted by the Town of Marana. A pre-submittal meeting should be scheduled with the Town of Marana Planning Department. Depending on the amendment request, the Planning Administrator will determine the dearee of "Lhe amendment as either "Non-substantial" or "Substantial" Change. Administration 'Non-substantial' chanae amendment requests should be addressed to the Town o-l' Marana Planning Administrator, who may or may not granL' the request administrativeiy. "Non-subs'L'antial" changes are hereby defined as those that would not increase a building size by more than 15%, increase height by 20%, or change setbacks by more than 20%. ln'addhCon, since no "allowed use" lisLl can ever be inclusive, the Planning Administrator may permit uses not specffically defined, but are within the general nature of uses otherwise permitted. "Substantial" changes; including land use changes of a signfficant nature shall be proceessed in accordance with 'rezoning" procedures outlined in the Town of Marana Land Development Code. S'Laff vvill review the requested amendment for consistency wfth the General Plan and deLermine whether the need to amend the Specffic Plan can be supported by the consistency requirements of the Town Code and State law. Specin'c Plan Annual Reports 1 he owner or aaent for the adopted Specffic Plan shall annually submft a written reportt to the Town of Marana that contains details of the past year`s development activfties, as established in the Town of Marana, Land Development Code Section 05.06.08, and specified in the Marana Ordinance 91.04, 5/91. Avra Va'l ~c Comrrcrcc Park SpeCific Plan TV- PEND.iz~ T,-,;: UNTvt-psrry OF AT~0= S:ale Museurr.~ ARIZONAS RO. Box 2_10026 TUCSOn. AZ 85721-0026 TuCSONARIZONA (520) 6231-6302 F 0) rAX: k'52 621-2976 March 18, 2003 Susan PhilliDS Phmning Resources, inc. '170 - ~ -N-. Church -kve Tucson, Arizona 8570! Re: Archaeological records check for 1- 10 and Avra Valley Rd, Project no. 02016.00, Parcel nos. 226-01-0320/0180 in the S V-- of the SE'/- ofS 8, and pai-, of the SW 114 of S 9, T12S R12E G&SRBL&M. Dear Ms. PHEips: On Nlarch 13, 2003, we re---ived a reauest for an archaeoloidcal records check for the above-referenced Droperzy. I have consWted our records with the foHowing results. This Dropeny was surveyed by students in 198 1. Since that time, parts of the proprerty have been sur-veyed bv professional archaeoloeists. The Avra Valley Rd r-o-w was mirveyed in 1994, 2 smaD areas (30-m in diamarw) were surveyed in 19s~;' and much of the area in Section 8 v~as surveyed by Statistical Research, Inc. (SRI) in 199 1. Tne recommendations ol" SRI are the most relevant here. T'hey L in felt that since the area wu' the floodplain and had been impacted by floods, and since several larize archaeolosEcal sites are in the area (particularly Los Morteros, and the Huntin2ton Ruin), that the possibility of buried archaeoloeical sites was hi& They therefore recommended limited archaeological testing bdore any construcdon was undertaken- T-he -Arizona State Museum (ASM) concurs with these recommendations. In addition, the part o-tlthe property locazed in Sec-dori 9 has not been mrveyed by professional archaeologists. T he -A-SM therefore recommends an archaeological surface inspection of the part of the project area within Section 9 to determine if important yet unreported prehistoric or historic sites are on the land. A list of cualified archaeoloeical contractors is available on our weD shie. at: http://www.stmemLseum.arizona.edu/profsv~-S/i--Imns/permittees.as.D If vou have problems accessing this website, please contacE me and I wffl mail or fax you a copy. _'urchaeological surface inspec-rion required under city or coumy ordinance, or a federal reeWat-ion, wiE reouire a ri bin LMP v,r men reDo descri the results of the sur-fkce i ecrion and will include re en : 'ons. The archaeoloeist comm aati you select shouid prepare your report using the staridards titled: Standards For Conduming- andReporting Cu!~aal Resource Surveys. Mos- contractors in Arizona have a copy of these standards. You are responsible for providing the report, to the appropriate ofEce requiriniz the insr~ection. Wrien surface in!pections are required on private larl under city or county ordinance the archaeoTogist vWll also submitted copies or your report to the appropriate a-rchaeoloeical site zle office. If you have selected an archaeologist from the Est provided, that contractor knows where and when to subm'n reDOrts. If vou have queszions or need further assistance pleasee contact me. Sincerely, SL, Benaron Assistant Permits Administrator 520-621-2096 or FAX at 520-621-2976 Ms. Susan Philllps March 24, 200.) 1) If vou have anv questions regarding the attached spec'es list, please contact me at (602) C, 1 1 789-3618. General status information, state-vvide and county distribution Hsts, and abstracts for some special status sptcies a-re also available on our web site at: htti)://v,-,~,w.azafd.com/w~dlii^,-* cons,-T-vation/-.~iits/s-Decies concem.html. SincereINI, Sabra S. Schwamz_ Heritage Datz Managern-ellt System, Coordinator SSS:ss Attachment cc: Bob Broscheid, Project Evaluation Progaran:i Supervisor Joan ScotL, Habitat Proaram ManaLy-wr. Re--ion V AGFD -IE"03-17-03)(19) G Twi:7 S-i A 7i;7 Or- ARIZONA WNO' _-40 Izo NMS CHAIRMAN,jor-1- SAFFORD GAME04D FISH DEPARTMENT SUSAN E. CHII-MN. AarvAcA W. HAYS GIL. RAP.F;Ho_=N1x 2 2 WEST -NWAY ROC,P"HOENIX, AZ 8 50 )23-4399 JOE MF_TON. YUMA, (6C2) 942-3000 - AZGFFD.C0W, KcRAELM- GOUGH7Z. FLACS7,AF-, DIRECTOR 'giz DUANE L SHROUF-_ DEPM DIRECMFt STEv-L K FERP.r, i March 24. 2003 3 Ivis. Susan Phiihrs Planninc, Resources, in-. 270 N. Church Ave. Tucson, -AZ s 5,o i Re: Speciall Status S I Decies Infoimation for Township 12 South. Ran-e 12 East, Sections 8 and 9; Rezoning, Parcel Number 226-01-03 321'/018 t!' 0: 1-10 and Avra Vallev Road in Tucson. Dear Ms. Philhi)s: Th~e Ahzona. Game and Fish Dep=eni (Department) has reviewed youi request, dated March 13, 2003, regarding, sp-cial S-L a= b- es iaformation associated with the above- refei-enced Droject area. The Depa-i _m - tment's Heritage Data Manag ent System Ct-DMS) has been accessed and current records show that the si)ecia-1 status sD--c' . lisied on The attachmenthave been documented as occur.-Lino, in th- ~ ies t~ - project area (3-mil.- bu:ffer). In addition, this project occurswithin proposed Critical Habitat for the cacrus ferrumnous pygmy-owl. T"n e - DeDartmenfs _T,1DMS data a-re not intended to include pot al distrib 'on oF enti uti SDecial stanus mecies. Arizona is larae and diversee with plants. animals. and -nmi condi 'ons that are. ever clging. Consequently, environnie V1 many areas ma~ contain species thLat bioloi-zisTs do noi know, about or sDecies pre-6ously. noted in a panicular area may no lonzl-r occur there. NOT all ofArizona has been surveyed for sDecial status mecies, and surveys that have been conducted have varied greatly in scoT)e and intensity. Makina availalble this information does not suostitute for the Department's review o-[' project proposals, and should not d portunities to review and evaluat- new I - decrease our op project proposals and sites. The Der)artment is also concerned about other resourc~l 2z, oth wilcUife, inclum"n. . I ,,alues, suca a aame species, and vfildlife-related recreation. T"ne Department would appreciate The opportunity to provide an evaiuaTion of iinpactss to wildlife or vdldlife habitats associated with proj'ect acti-vities occu.7ing in the subject area, when sDe-lific details become available. 0 ' STATUS DERMTIOR ARIZONA GANEAND FISH DEPARTIkENr (AGFD) BEMAGE DAT.&MAINAGENIENr SYgrEM (HDMS) FEDERAL US STATLIS ESA Endan,-ered Species Act (1973 as amended) US Department of Interior, Fish and Wildlife Service- LhttT)://qrizonaes.fws.goy Listed LE Listed Endancrered: imminent' g jeoparay or extincuon. LT Listed Threatened: imminent jeopardy of becominsz Endangered. X-N Experimental Nonessential population. Proposed for Listing; PE ProDosed Endan2ered. PT Proposed Threatened. Candidate (-Nori--- of Review: 1999) c Candidate. Species for which USr-WS has sufficient inforimtion on bioloaical vulnerabilirv and threaLs to suD Ort DroDosals to list as Endancrered or Threatened under ESA. However, ~ p Z: proDosed rules have not vet been issued because such actions are precluded at present bv other nsnn.c., activity. SC Species of Concern. Tle terms "Species of Concern" or "SDecies at Risk" should be considered as terms-oll-art that, describc- the entire realm of taxa whoso- conservation status niav be of' concem to the US Fish and Wildlife Service, but neithe.- mrm has official status (currently aH foi-mer C2 species). Critical Habitat (ch--k with state or rezional USFWS office for location details) y Yes: Critical Habitat has b----n designated. p ProDosed: Critical Habitat has been proposed. N No Status: certain populations of this taxon do not have designated stams (check with state or re.gional USFVVS office- for details about which populations have designated status)]. USFS US Forest Service (1999 Animals, 1999 Planrs: corrected 2000) US Department of Agriculture, Forest Service, Rezion 3 (httT)://www.fs.f~--d.us/r'3/) s Sensitive: those ta.-,a occurring on National Forests in Arizona which are considered serLsitive by the Regional Forester. BL-Nf US Bureau of Land Management (2000 Anirnals, 2000 Plants) US Dei)artment of Interior, Bureau of Land . Manaszement, -Axizona Star-- Office (httT)://azwww.az.b1rn.Lxov s Sensitive: those taxa occurrina on BLM Field Office Lands in Arizona which are considered sensirive by the Arizona State Office. p Population: only those populations of Banded Gila monster (Helode,-7w suspectum cincrum) that occur north and wesT of the Colorado River, are considered sensitive b,v the Arizona State Office. Icy ZZ LL < iLL! LL~>i2 iz ED z CY im 77 li CV i Tl- t to cc cw:)l cli I ! s ~ ! O;t IZI co ; i Ln LU LL,: LU LLI ui i: R5 m to cv I C-ligi z z z Z;z LLJ Li z ziz Z;Zlx IN iz C) L- zo i < 0 V) z i~i L26L-ir, ~.j 0 < = z LL, 0 2 3: fi) ui 0 ZL C) 2 3: < IL 75C r z-u ui CO > ui > LU CV C4 0 z L 2 co 63 L u) to cv CD ~o 0 m co 'D ev to om .4 cv 0 ev N 4N CV J~ 0 cz C-4 cv i ev FO cr FA to CD 16 tn , 9D '9 cv cv Cm CY v RHO LLI LL, L LLJ 2 CD LLJ 0 0 0 =u . = < CD CO Ln < co 03 C5 C-4 717 cv C., t7o'j ES.19 SZ9 OFS EO'd 6SL9 EL79 BZS rlo' PIMA COUNTY WASTEWATER MANAGEMENT DEPARTMENT 201 NORTH STONE AVENUE TUCSON, ARIZONA Bo-701-1207 KATHL=-=N M. CHAVE7- RE PH: (520) 740-6500 FAX: (520) 620-0135 2003 2 7 0 N C'-n- 11 r h 17ZZ=~- Cn: SUSE- P S CAPACITY RESPONSE NO. 03-21 Dear Ms Phil` --':,s: Wm- "ta-ue reviewez; y~,ur rezonJng reauest reaal-d`n- the a-,7-`;:*-47Jty oz sewe- --o se--7=- -;zr-e--ls 226-01-006A, 226-01-032.2~, and 224-z-n---t-1-70. z., ----ua, de7elopments and cormm-':mnents -cr service :7)r4=- =-4 C-~ -C-44 -4 OnS L Sewer Service Agreements) , t h e r e i S c i v -z c) th a'D cs=A aeve the 36-inch dilameter public sewe- ~G-67-013) L ~~2,RI,2,Sec (Dove Mountain Out-fall Sewel-) ~hat a pump sz-a-L-41 o--- maybe --equirer; :7 t o connec- 177' S 'zrc ect S=War. ?rior ani)-oval -from Wastewater Des-fan Sect' on will be L e wi I -I be reqp-,Jred. s-'~= and `--w th - ou gh w-: -r=-no- c -n- n e zi-on a~ OX.F r e= al- r e C: --=---:)onse L-c no-- to be construed as a co=nitment -for conVeyance capacity oc= on, ai-i an=! vsis o-" the exis-i na sewerage system. =s C.:- thil )-clu- vou -;,4 4 on J n, -f ormL aa t or. regard-L-n-g. -"hil s su"-- z:- , pi a s e c on~ ac- ~ce cz ~ nce-r-eiv, ilene Decka--d Sr. Ci-vi-1 Ena. AssiS-.. R E C E I V E D Xc: 7--'m Rowe, Development Services Ffle: Tl2,F,--2,Sec 8 & 9 APR 11 't' 2003