HomeMy WebLinkAboutOrdinance 2007.024 Amending the Tangerine/Thornydale specific plan
~ F. ANN RODRIGUEZ, RECORDER DOCKET: 13155
RECORDED BY: N2~ M~ PAGE: 1457
~ ' DEPUTY RECORDER ~I ~9 NO. OF PAGES: 53
1134 AS2 aw~ ~0~ SEQLTENCE : 20071940398
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TOWN OF MARANA ~`l'~ ~~~II ORDIN 15: 36
ATTN: TOWN CLERK '9$~p1y4'
11555 W CIVIC CENTER DR ~IL
MP.RANA AZ 85653 AMOUNT PAID $ 32.00
I
MARANA ORDINANCE NO. 2007.24
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING AN AMENDMENT
TO THE TANGERINE/THORYNDALE SPECIFIC PLAN.
WHEREAS, The Tangerine/Thornydale Specific Plan was adopted by the Marana Town
Council July 5, 2006, by Ordinance 2006.20; and,
WHEREAS, The Planning Center represents the property owners of Tangerine/Thornydale
Specific Plan that consist of approximately 58.8 acres of land located within portions of Sections
31, Township 11 South, Range 13 East; and,
WHEREAS, the Marana Planning Commission held a public hearing on August 29, 2007,
and at said meeting voted unanimously to recommend that the Town Council approve said
amendment, adopting the recommended conditions; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staff and
members of the public at the regular Town Council meeting held October 2, 2007, and has
determined that the amendment to the Tangerine/Thornydale Specific Plan should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The Tangerine/Thornydale Specific Plan is hereby amended by removing all references
that indicate that the minor washes will left undisturbed, to allow additional disturbance for a
quasi-public entity, (i.e. fire station), including minor amendments to the commercial project
access and layout, development regulations, and clerical changes.
Section 2. The Development Plan, in Section II, and the Development Regulations, Section IV, are
hereby amended as depicted in the specific plan amendment, attached as E~chibit "A".
Section 3. The purpose of this amendment is to modify the specific plan to clarify, and provide p~~
opportunities similar to other developments, in developing the commercial project design, subject to
the following conditions, the violation of which shall be treated in the same manner as a violation of ~~;y~
the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning
ordinance): `
°~a~
1. The applicant shall provide the Town of Marana with copies of the applicable Section 404
permit or documentation of no-notification NWP coverage.
Mazana Ordinance No. 2007.24
Page 1 of 2
2. The total area of disturbance for the Northwest Fire District station shall not exceed 3.5
acres and will be subject to all applicable state and federal guidelines.
3. All of the rezoning conditions of Ordinance 2006.20 remain applicable to this project
except for any conditions that have been modified by this amendment. In which case the
modified conditions will take precedence.
4. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at
the time of any subsequent development including, but not limited to, requirements for
public improvements. ~
5. The ultimate development proposed by this amendment shall be consistent with the
adopted Development Agreement as amended.
6. No approval, permit or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. Appropriate
experts should be retained and appropriate federal and state agencies should be consulted
to determine any action necessary to assure compliance with applicable laws and
regulations.
7. Upon adoption of the ordinance by the Mayor and Council approving the
Tangerine/Thomydale Specific Plan amendment, the applicant shall provide the planning
department with the following final edition of the revised Tangerine/Thornydale Specific
Plan amendment: one non-bound original; forty bound copies; and, one digital copy in
Microsoft Word or other acceptable format, within 60 days of the adoption.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this
Znd C~ay Of ~CtObel'~ 2007.
?2~
Ed Honea Mayor
ATTEST: s`Oe~~pFi/~~s',~
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J celyn C. ronson, Town Clerk ~
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APPROVED AS TO FORM:
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F G sidy, '~own Atto ey
Marana Ordinance No. 2007.24
Page 2 of 2
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TOWN OF MARANA
A~AN Planning DeparCtnent
~J- A 11555 W. Civic Center Dr. Marana AZ 85653
,~„,~,M,.~,. (520) 382-2600 Faac: (520) 382-2639
PLANl~1ING & ZONING APPLICATION
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o Preliminary Plat o General Plan Amendment o Variance
o Final Plat X Specific Plan Amendment o Conditional Use Permit
o Development Plan o Rezone/Specific Plan o Other
o Landscape Plan o Significant Land Use Change
o Native Plant Permit -a ~Vlinor Land Division
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Plan Designation Master Planning Area
Assessor's Parcel Number(s) 219-36-006G, ~ 219-36-006H Genera~
o be confirmed b staf
Gross Area (Acre/Sq. Ft.) 50.7 Acres Current Zoning F- Specific Plan
To be confirmed b staf
Development/Project Name Tangerine/Thornydale Specific Plan Proposed Zoning F- Specific Plan
Project Location Northwest Corner of Tangerine Road & Thornydale Road
Description of Project Tangerine/Thornydale Specific Plan Amendment
Property Owner Old Lobo Villagio, LLC
Street Address 15255 N. 40th St., Ste. l 31
City State Zip Code Phone Number Fax Number E-Mail Address
Phoenix AZ 85032 ron@aultcompanies.com
``"'ontact Person Ron Ault Phone Number (602) 493-5505
Applicant (same as property owner)
Street Address
City State Zip Code Phone Fax Number E-Mail Address
Contact Person Phone Number
Agent/Representative The Planning Center
Street Address I 10 S. Church Ave., Ste. 6320
Cty State Zip Phone Fax E-Mail
Tucson AZ 85701 623-6146 622-1950
Contact Person Robin Valenzuela Town of Marana
rvalenzuela@azplanningcenter.com Business License No. 102691
3: AUTHORIZATION' QF PROPERTY OWNER
I, the undersigned, certify 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 writinQ by the owner to file this application and checklist. (If not owner of
record, attach written authorization from the owner.) .
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Print Name of A licant/A ent Si nature Date
X:\SHARED FILES\Review Checklist~Application.doc
May 2005
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Tangerine/Thornydale
Specific Plan Amendment
OLV-Ol
SPA-07071
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TangerinefThornydale
~ Specific Plan Ar~e~dment
~
~ Submitted to:
Town of Marana
11555 West Civic Center Drive
Marana, Arizona 85653
- Prepared for:
~ Old Lobo Villagio, LLC
15255 North 40th Street, Suite 131
Phoenix, Arizona 85032
Phone (602) 493-5505
~ Fax (602) 493-5506
Prepared by:
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
~ Phone: (520) 623-6146
Fax: (520) 622-1950
~
~ June 2007
Revised August 2007
Table of Contents
ry ii
Executive Summa
Section III - Development Plan
~
A. Purpose and Intent -
B. Objectives of the Specific Plan III-1
C. Relationship to Adopted Plans ............................................................................................lll-1
~
D. Compatibility with Adjoining Development III-6
E. Land Use Concept Plan I I I-7
F. Grading Concept ...............................................................................................................lll-11
~
G. Post Development Hydrology ............................................................................................lll-11
H. Viewsheds .........................................................................................................................lll-11
I. Circulation Concept Plan ...................................................................................................lll-14
J. Open Space, Recreation, Parks, and Trails Concept III-17
K. Cultural Resources ............................................................................................................lll-20
L. Infrastructure and Public Facilities I II-20
1. Sewer I I I-20
2. Fire Service I I I-20
3. Water ...........................................................................................................................lll-21
4. Schools III-21
5. Public Utilities ..............................................................................................................lll-22
Section IV - Development Regulations
A. Purpose and Intent IV-1
~
B. General Provisions IV-1
1. Applicability of Town of Marana Land Development Code IV-1
2. Additional Uses IV-1
C. Development Standards IV-2
1. Residential (R) IV-2
2. Commercial (C) IV-4
3. O en S ace OS IV-4
P P ~ )
D. Design Standards IV-5
1. Residential Design Standards IV-5
~
2. Commercial Design Standards IV-11
3. Open Space Design Standards IV-21
~ List of Exhibits:
Exhibit III.E: Land Use Concept Plan ......................................................................................lll-10
Exhibit III.G: Post-Development Hydrology ............................................................................lll-13
~ Exhibit III.I: Circulation Concept Plan .....................................................................................lll-16
Exhibit I I I.J: Open Space Concept Plan I I I-19
Exhibit IV.C: Development Standards Concept IV-3
~ Tangerine/Thornydale i
Specific Plan
Executive Summary
~ Villagio, an upscale mixed-use commercial development proposed for the northwest corner of
Tangerine and Thornydale Roads, will respond to the needs of the community with a blend of
a,,, retail and office space. The 7-acre project is located within the 11-acre Commercial designation
of the Tangerine/Thornydale Specific Plan. After further research and refinement of the
commercial project design, it became apparent that several constraints written into the original
Specific Plan would need to be modified to allow additional flexibility. In an effort to
accommodate this development, an amendment to the Tangerine/Thornydale Specific Plan is
being proposed. The following modifications are requested:
Section III: Development Plan
" • The U.S. Army Corps of Engineers has approved a jurisdictional delineation of the
waters of the United States within the Specific Plan area. These waters include finro
minor drainages within the Commercial designation. The proposed development plan
for the Commercial area would result in the loss of these two minor drainageways,
which total less than one-tenth of an acre in area. Because of the impacts to these
waters, coverage under a Section 404 permit is required for the proposed commercial
- project. Environmental consultants for the project will seek to obtain Section 404 permit
coverage under nationwide Permit 39 for the commercial development. Thus,
references within the Specific Plan indicating that all washes within the project will
remain undisturbed have been removed.
~ Tables indicating land use acreages and area to be disturbed have been updated.
r. • Concept plans have been revised to reflect the new proposed commercial layout.
• Clarification regarding access on Tangerine Road has been added.
Section IV: Development Regulations
• Several uses have been added to the Permitted Uses list under the Commercial
designation, including Public and Quasi-Public Facilities and Utilities. Also included are
fuel stations and restaurant drive-through facilities.
• All Conditional Uses have been removed from the Commercial designation.
~ The maximum building height has been increased to 50 feet for architectural
embellishments on commercial structures.
• The location and screening requirements for loading areas have been clarified.
• At the request of Town of Marana Planning Department staff, the development
standards for building separation within the Residential designation have been changed
from a 6-foot minimum separation to that permitted under the building code. This is a
result of a recent update in the adopted building code, which requires a minimum 10-
foot building separation. Because of health/safety/welfare issues, the building code
supersedes all regulations within this Specific Plan.
~
~ ~ TangerineRhornydale ii
Specific Plan
~
III. Development Plan
~
~
~
~
_
~
Development Plan
A. Purpose and lntent
~
This section contains a description of the goals, objectives and policies of the
Tangerine/Thornydale Specific Plan to provide the rationale for the Development
Regulations in Section IV. This Specific Plan clarifies the intention for and will regulate
development at the northwest corner of Tangerine Road and Thornydale Road.
B. Objectives of the Specific Plan
The objectives of the Tangerine/Thornydale Specific Plan are intended to guide the
development of the site and provide direction for the community design principles.
Development regulations established in this Plan ensure quality design while preserving
the environmental features of the property.
,r In recognizing the major development issues, the landowners' objectives and Town
requirements, a set of development goals have been established:
1. To build a residential and commercial development appropriate for the location at
Tangerine Road and Thornydale Road;
2. To create a development that preserves the natural features of the property;
3. To design a community that reflects the adjacent development in both site layout
and architectural design;
4. To increase the mix of housing types available to Marana residents;
~ 5. To ensure a quality development through residential and commercial design
guidelines;
6. To encourage responsible planning through the use of cohesive procedures,
regulations and guidelines; and
7. To provide the framework for the management and administration of this Specific
Plan.
~
C. Relationship to Adopted Plans
~
The project site lies within the area designated as Northeast (Area 3) Growth Area by
the Marana General Plan, adopted in March 2003. This area is identified by the General
~
Plan to have significant natural features and states that master planned communities in
this area should promote low-density and/or clustered developments that respond to the
~ environmentally sensitive land. The Tangerine/Thornydale Specific Plan meets the
goals of the General Plan with a development that responds to and preserves the
majority of the natural terrain on-site by limiting the area of site disturbance to 40
percent. Adoption of this Specific Plan will serve as a minor amendment to the Marana
General Plan, changing its land use designation to Master Planning Area.
~ ~ Tangerine/Thornydale III-1
Specific Plan
Development Plan
The following is a summary of the Marana General Plan goals and policies relating to the
development of this site, along with a statement about how the objectives of the
Tangerine/Thornydale Specific Plan compare to those of the General Plan.
Land Use
The project site is currently designated Rural Density Residential (RDR, 0.0-0.5 DU/AC);
the Tangerine/Thornydale Specific Plan proposes a new designation of Master Planned
Area (MPA), which allows for flexibility in site design and clustering methods. Per the
Marana General Plan, "future MPA sites shall be determined based on the project's
ability to create a functional, well-designed, flexible Specific Plan."
MPAs are typical for this area. The subject property is adjacent to several master
planned communities, including Tangerine Crossing (Forest City), Skyranch and
Tortolita Vistas. The Dove Mountain and Foothills Specific Plans are also in the project
vicinity. Each of these MPAs is located in the Northeast Growth Area amid a sensitive
natural environment and features a unique design that responds to the physical
constraints and opportunities characteristic of this region:
¦ To the east, Tangerine Crossings features a combination of residential and
~
commercial uses with a maximum disturbance area of 50 percent.
¦ To the south, the Skyranch residential community features 80 percent open
~ space.
¦ To the north, Tortolita Vistas also features residential development and has a
maximum disturbance area of 40 percent.
~
Land Use Goals:
Goal 1: Create land use patterns that protect significant natural and cultural
environments and provide open space.
Policy a: Preserve land with highly valued cultural and environmental resources.
¦ The Tangerine/Thornydale Specific Plan preserves north/south habitat
corridors along natural washes, as well as east/west corridors across the
project site, per recommendations from the U.S. Fish and Wildlife Service.
Policy b: Support development that provides open space and trails, preserves
views, and responds to the rural lifestyle.
¦ The project is designed so that development is clustered in areas most
suitable for development, avoiding important habitat corridors across the
site.
¦ The projecYs design guidelines will seek to preserve the sensitive
environment and promote the character of development featured on
surrounding properties in the area.
~
~ Tangerine/Thornydale III-2
~ Specific Plan
Development Plan
Goal 2: Provide opportunities for a diversity of development that maximizes benefits to
the community.
Policy a: Promote new development compatible with existing land uses.
¦ The Plan promotes environmentally sensitive residential development,
which is compatible to surrounding residential uses. The proposed
commercial uses will benefit existing and proposed residential development.
Policy b: Provide opportunities for a variety of housing styles and economic
levels.
• The Plan proposes a housing type (attached duplex products or
combination of attached and detached units), which is still uncommon in
Marana at this time. This type of housing style is a sensible alternative to
larger lot single-family residences, given its location at the intersection of
two major streets and its proximity to future commercial development.
Goal 3: Promote and maintain high quality design, development and neighborhoods.
~ Policy a: Encourage good site planning, architectural styles and landscaping that
reflect the southwestern image and Marana's small town heritage.
¦ Design Guidelines address site planning, architectural style and
landscaping, all of which will be in keeping with Marana's southwestern
heritage and sensitive to the natural environment.
~
Circulation
~ The subject property is located at the intersection of two major routes, which makes it a
prime location for commercial uses. The General Plan's Circulation/2025 Transportation
Forecast indicates 4 lanes planned for Tangerine Road adjacent to the project site (6
lanes east of project site and west of Dove Mountain Boulevard) with a projected ADT
count of over 38,000. Thornydale Road is expected to have an ADT count of over
24,000 on a 4-lane roadway. In addition, a sensitively designed residential layout
featuring attached products on smaller lots is a compatible housing alternative for this
high-traffic area.
Circulation Goals:
Goal 2: Establish Foundation for Full-Service Circulation Systems.
Policy c: Use local transportation network to enhance quality of community life.
¦ The site design promotes the use of trails (both natural desert trails on-site,
as well as constructed paths along Tangerine and Thornydale Roads) as an
alternative mode of transportation, providing connectivity befinreen
residential uses, on-site recreation/open space areas and the commercial
area.
~ ~ Tangerine/Thornydale III-3
Specific Plan
Development Plan
Growth Areas
The Tangerine/Thornydale Specific Plan is located in the Northeast Growth Area, which
is characterized by the following:
¦ Significant environmental amenities/constraints,
¦ Master-planned communities with low-density and/or clustered development,
¦ Significant portions to be preserved as open space, and
¦ Appropriately placed commercial and shopping areas.
Growth Area Goals:
Goal 1: Establish Emerging and Future Growth Areas.
Policy a: Encourage growth in the three areas identified by the Town as target
growth areas.
¦ The Tangerine/Thornydale Specific Plan will be in keeping with other
development in the Northeast Growth Area, which is characterized by
master planned communities featuring clustered development sensitive to
~ the natural environment, with significant portions of the site preserved as
open space.
¦ The commercial area is appropriately located at the corner of Tangerine and
Thornydale Roads, which the Marana Major Routes ROW Plan respectively
identifies as having a 350-foot right-of-way and a 150-foot right-of-way.
Goal 3: Achieve Balanced Growth throughout the Community.
Policy a: Maintain balance by promoting development and economic
opportunities in tandem with open space preservation and recreational areas.
¦ The proposal takes into account the site's natural resources, its proximity to
other development and its location at the intersection of two major
roadways; the overall goal is to take advantage of the economic
opportunities on the site while preserving its natural resources, which
enhance the value of the land.
~ ~ Tangerine/Thornydale III-4
Specific Plan
Development Plan
Environment
The subject property is located in an area known for its valuable natural resources. The
project proposal is in keeping with the objectives of the General Plan, which seek to
balance development and open space: "New development can be planned and built in
ways sensitive to the natural terrain and still satisfy market needs."
Goal 1: Protect and conserve natural resources.
Policy c: Protect areas of significant biological resource value.
• At the suggestion of the U.S. Fish and Wildlife Service, the plan
incorporates two types of habitat corridors into its design; north/south
corridors along natural washes and east/west corridors through the center
of the site and along the northern property boundary will be preserved as
open space.
~
Goal 2: Promote conservation and efficient use of resources.
~
Policy b: Require native plant salvage, mitigation and restoration plans in new
development.
¦ This project will meet or exceed Marana's native plant preservation
ordinance requirements by avoiding significant wildlife corridors,
revegetating previously disturbed areas and salvaging plant materials for
placement in buffer areas, commercial parking areas and residential front
yards.
Recreation and Open Space
~ The Marana General Plan states that "(w)hile development is anticipated, protected
open space and wildlife corridors are equally valued." The Tangerine/Thornydale
Specific Plan seeks to create a community in which open space and recreation
~ amenities contribute to a high quality of life. The project has been designed so that
riparian areas and habitat corridors are protected, and passive and active recreation
amenities, including natural trail linkages between the residential and commercial uses,
have been integrated into the plan.
Goal 1: Protect and preserve natural open spaces.
~
Policy b: Protect unique biological habitat areas within natural open space
ecological areas and riparian corridors.
Policy d: Support throughout the community continuous open space linkages
and wildlife corridors.
~ ~ Tangerine/Thornydale III-5
Specific Plan
~ Development Plan
¦ As indicated above, the Tangerine/Thornydale Specific Plan responds to
both of these policies by preserving finro types of habitat corridors on the
site: north/south corridors along natural washes and east/west corridors
through the center of the property and along the site's northern boundary.
Goal 2: Plan and develop a Marana Trails and Pathways Plan that connects regional
trails with local trails, neighborhoods and recreational amenities.
Policy a: Utilize the Marana Trail System Master Plan to implement a continuous
~ trail system throughout the community linking neighborhoods, river corridors and
natural preserves.
Policy c: Design and develop connector and local trails to provide user access to
the primary and river park trail system.
¦ Neighborhood-level trails will be incorporated into the design, linking the
residential area to community recreation facilities and the commercial uses
across the wash. Local trails along Tangerine Road and Thornydale Road
will provide alternative linkages to each of these areas.
Goal 3: Provide a system of developed parks and recreational facilities distributed
throughout the community.
Policy a: Acknowledge and work to implement the recommendations in the
Marana Park, Trail and Open Space Master Plan.
Policy c: Support the development of recreational facilities in new residential
p- areas.
¦ The Tangerine/Thornydale Specific Plan is designed with finro recreation
areas to serve the residents of the community. The size of these areas and
proposed amenities are in keeping with the recommendations of the Marana
Park, Trail and Open Space Master Plan.
D. Compatibility with Adjoining Development
w- In keeping with surrounding development, the Tangerine/Thornydale Specific Plan seeks
to balance land development with the preservation of the area's natural resources.
While this plan calls for attached homes rather than the single-family detached products
that are predominant in this area, the treatment of environmentally sensitive open space
is a common thread among the adjoining developments.
The commercial portion of the project will complement existing and proposed residential
developments by providing much-needed commercial services along the Tangerine
corridor. The architectural treatment of both the commercial and residential structures
~ ~ Tangerine/Thornydale III-6
Specific Plan
~ Development Plan
will exhibit a Southwest or contemporary Southwest design, which is comparable to the
architectural style of surrounding development.
E. Land Use Concept Plan
The land use concept of the Tangerine/Thornydale Specific Plan has been designed to
accommodate a demand for housing variety within the Town of Marana, to respond to
the lack of commercial development along the Tangerine Road corridor, and intertwine
this development with large swaths of undisturbed natural desert in an environmentally
sensitive manner. Each of the three land use designations within the plan-Residential,
Commercial and Open Space-are depicted in Exhibit III.E: Land Use Concept Plan.
The project has been designed to respond to the natural constraints of the site._ ~e
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recommendations from the United States Fish and Wildlife Service to create a plan that
responds to the sensitive desert environment. The result is a plan that features both
north/south and east/west wildlife corridors as an integral component of the project
design. These habitat corridors have been maintained through creative design by
clustering residential development and preserving significant areas of natural open
space.
ur^~.-^f ~a;°~~ ~9-;~er~en~-The project has been designed in an
environmentally sensitive manner_ and limits the area of disturbance to 40 percent.
. This carefully thought-out design responds to the
concerns of the United States Fish and Wildlife Service by providing wildlife corridors in
- both directions even though there is currently no federal nexus. The proposed level of
disturbance is in character with the existing development. In comparison, the maximum
area of disturbance for surrounding master planned communities is 20 percent for
Skyranch to the south and 40 percent for Tortolita Vistas north of the project site. Most
similar to the Tangerine/Thornydale Specific Plan in terms of proposed land uses and
location at the corner of Tangerine Road and Thornydale Road is Tangerine Crossing;
this community is restricted to 50 percent maximum site disturbance.
~ The Residential designation encompasses approximately 32 acres west of the major on-
site wash and is envisioned to be developed as a medium-density attached-home (or an
attached/detached combination) project to allow for areas of natural open space to be
integrated into the design of the project. The minimum lot size for the residential portion
is 3,500 square feet to accommodate an attached product. The Plan proposes 107
duplex units, making the overall residential density less than 3 residences per acre
(RAC). The aging of the population and the increase of single households is causing a
shift in homebuyer preferences. While in the past, the majority of homeowners were
Tangerine/Thornydale III-7
Specific Plan
} Development Plan
families, the latest demographics show that more and more households are single
occupants or smaller families. Additionally, with home prices rapidly rising, it is
important to provide high quality yet affordable homes. The proposed attached or small
lot detached homes provide an alternative to the traditional single-family housing found
throughout Marana and the rest of Pima County. The homes respond a wide range of
buyers, including first-time homebuyers, singles, young families, and empty nesters.
The homes provide residents the amenities of large amounts of open space as well as
} developed park area without the burden of maintenance.
All homes within this carefully designed community will overlook open space.
~ Disturbance within the residential designation will be limited to less than 13 acres,
including residential lots, roads and recreation areas. Where possible, vegetation from
the disturbed areas will be salvaged and replanted on-site. The remainder of the
' residential area will remain natural open space. Undisturbed open space has been set
aside along the northern boundary and between the rear yards of residential units
through the center of the project site to provide east/west wildlife corridors. See Table
E.1: Land Use Acreages and Table E.2: Area to be Disturbed below for the acreages of
disturbed and undisturbed land.
The Tangerine Road Corridor serves as the entryway into many new quality master
planned communities. In the middle of this boulevard is its intersection with Thornydale
Road, the most heavily traveled north/south arterial in the area. With a scarcity of
commercial sites and major intersections along Tangerine Road, this intersection is
posed to become the retail hub of the entire area. A 25-acre grocery-anchored center is
~ ~4a~-#e~under construction at the northeast corner~i~~-r~~~~~~ie+~--~e-~x~ i~-~896.
The 7-acre mixed-use commercial development on the northwest corner will respond to
the needs of the community with a blend of both retail and office space catering to the
upscale demographic profile of the neighborhood. Uses envisioned within the
Commercial designation of this Specific Plan include a financial institution, an offering of
quality dining establishments, boutique retail shops and smaller executive office tenants.
The project will be designed with lower profile buildings along Tangerine Road and a 2-
story complex along the wash.
;on~,+~Y_Q~~-a~ea- .
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the development will allow the buildings to meld into the landscape and complement the
generous undisturbed desert area to the west while buffering the surrounding residential
communities from the heavily trafficked Tangerine/Thornydale intersection.
The Open Space designation encompasses two significant drainage areas on the site,
both of which extend from the northern project boundary, adjacent to the Tortolita Vista
Specific Plan area, south to Tangerine Road. These drainage areas provide the
north/south corridors for wildlife movement. The westernmost drainage area, averaging
78 feet in width, bisects the residential portion of the site. The only disturbance
expected within #-k~-this desiqnated 100-year floodplain is that associated with the
proposed roadway extension at its most narrow point; ~
~
~~~V TangerinelThornydale III-8
Specific Plan
Development Plan
The second and larger Open Space area averages 490 feet in width and is located in the
eastern half of the subject property, separating the Residential-designated area from the
Commercial portion of the site. The only expected disturbance within this Open Space
~ corridor is that which is necessary to accommodate a trail extending from Tangerine
Road northward through the property to Tortolita Vistas; a trail linkage between the
residential and commercial areas on-site will also be provided.
Table E.1: Land Use Acreages
Land Use Gross Acreage (acres) Net Acreage (acres)
Residential 32.01 28.-~~39
Designated Open Space ~~15.55 ~413.85
Commercial a-~1~11.28 ~8.46
Total 58.84 50.7
Table E.2: Area to be Disturbed
Land Use Disturbed Area (acres) Undisturbed Area (acres)
Net acrea e minus Disturbed Area
Residential 12.83 (including streets 15.56
and recreation areas
~ Commercial 7.17 1.29
Open Space N/A ~-~.s34-13.85
' Total 20.0 30.7
Additional disturbance within the Commercial desiqnation, up to a maximum of 3.5
acres, will be permitted for the development of a public or quasi-public entity (e.q. a fire
station). Anv additional disturbance that occurs as a result of citinq a new facilitv within
the Plan area will be subject to applicable state and federal quidelines.
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~ TangerineIThornydale III-9
Specific Plan
Development Plan
` Exhibit III.E: Land Use Concept Plan
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~ Tangerine/Thornydale III-10
Specific Plan
Development Plan
~ F. Grading Concept
The site will not be mass graded. Rather, a minimum of 60 percent of the project site
will remain in a natural state, and grading will be restricted to the commercial area,
residential development corridors and infrastructure improvements, such as those for
streets and utility connections. Open space corridors and riparian (wash) areas will
remain undisturbed. All disturbances for required utility installation outside of proposed
streets are to be revegetated. The disturbed area for the existing EI Camino de Manana
alignment will be revegetated as well.
, G. Post Development Hydrology
The drainage plan for the site includes minimal disturbances to the natural drainage
, ~ ~ patterns. ~~le-eEncroachment, `"~i+h +h~, o.,~o.,+,~„~ into
the 100-year floodplains, or erosion-hazard setbacks of those watercourses having 100-
I year peak discharges of 100-cfs or greater, will be minimal
. Lesser stormwater discharges will be conveyed through the
site within natural watercourses, small constructed drainageways, and as street flow.
(See Exhibit III.G: Post-Development Hydrology.)
This parcel is located within a watershed that has been designated as "Critical" on Pima
County's "Balanced and Critical Basin Map". Therefore, stormwater detention facilities
- will be provided that will reduce "developed" peak discharge rates to values that are less
than "existing" conditions for the residential and commercial developments, as required
by Marana drainage policies.
The U.S. Armv Corps of Enqineers has approved a iurisdictional delineation of the
waters of the United States on the propertv. These waters include two minor drainaqes
° within the Commercial desiqnation. The proposed development plan for the Commercial
area would result in the loss of these two minor drainaqeways, which total less than one-
tenth of an acre in area. Reqardless, downqradient flows will be maintained through
enqineerinq desiqn. Because of the imqacts to these waters, coveraae under a Section
404 permit is required for the proposed commercial project. Environmental consultants
for the project will seek to obtain Section 404 permit coveraqe under nationwide Permit
39 for the commercial development.
H. Viewsheds
The areas of the project with the highest visibility from adjacent off-site locations are
located on the perimeter of the site, specifically the areas adjacent to Tangerine Road
and Thornydale Road. Landscaping will be combined with areas of natural vegetation to
. create an enhanced bufferyard along the property perimeter and along the project
~ Tangerine/Thornydale III-11
Specific Plan
Development Plan
roadways, which will help to mitigate the impact of the project on the neighboring
_ properties.
No single location from adjacent off-site areas is high enough to afford views across the
~ entire site due to the site's vegetation coverage. However, no views of distant off-site
features, such as those of the Tortolita Mountains, Catalina Mountains and Tucson
Mountains, should be obstructed with the development of this project.
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~ Tangerine/Thornydale III-12
Specific Plan
Development Plan
Exhibit III.G: Post-Development Hydrology
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~ Tangerine/Thornydale III-13
Specific Plan
Development Plan
- l. Circulation Concept Plan
The Tangerine/Thornydale Specific Plan lies at the northwest corner of Tangerine Road
' and Thornydale Road. Because Tangerine Road is a limited-access arterial, the primary
access points into the Plan area will be provided on Thornydale Road and EI Camino de
Manana. The project's planned vehicular and pedestrian circulation patterns are
illustrated in Exhibit III.I: Circulation Concept Plan.
EI Camino de Manana will be the primary access point for the residents of the Specific
" Plan which is unpaved north of Tangerine Road. In addition, the EI Camino de Manana
right-of-way has been abandoned east of Old Father Road, the western boundary of the
project site, through the project site and the Tortolita Vistas Specific Plan to the north.
The right-of-way resumes east of Thornydale Road. Improvements to the EI Camino de
Manana and Tangerine Road intersection will be required as part of this project.
_ Improvements, as outlined in the Traffic Impact Analysis, include the construction of a
westbound right-turn lane on Tangerine Road and a southbound left-turn lane on EI
Camino de Manana. The EI Camino de Manana right-of-way will dead-end at the project
site where a gated entry into the residential development will be provided.
The residential lots will be served by four local roads. These local roads are a
~.y combination of cul-de-sacs and through streets arranged in a rectangular pattern with
two east-west streets and finro north-south streets. All residential streets within the
subdivision will be privately owned and maintained. The easternmost residential street
- will have cul-de-sacs at both ends with a locked gate on the south end for emergency
access onto Tangerine Road.
- The emergency-only access onto Tangerine Road requires a design exception in lieu of
a permanent secondary access point as required by the Land Development Code. A
design exception requires the approval of the Town staff and the appropriate fire district,
- which in this case is Northwest Fire District. Town staff is in support of the design
exception request as they would prefer to limit the number of access points along
Tangerine Road. The Northwest Fire District has indicated that it would accept an
" emergency access point that met the following criteria: the street must be a minimum
20-foot right-of-way with 14 feet of pavement and 4-foot shoulders with a maximum of a
6 to 1 slope; the gate shall be a standard gate with a chain lock; and the homeowners
association must provide documentation stating it will be responsible for the
maintenance of the road and gate. Please see Appendix D for the letter from Northwest
Fire District with its response.
Primary access to the commercial area will be available from Thornydale Road. Per
recommendations outlined in the traffic study for this project, driveways for the
commercial portion of this site should be aligned with those approved for the commercial
uses in the Tangerine Crossings project across Thornydale Road. An additional
,_,s I driveway to the commercial area will be provided on Tangerine Road; however,
'~~Q+r~~c;;ccca-~~~-IR-~~+~ht-c~~+~--aec~ss--e~left-hand turns out of the commercial
~ Tangerine/Thornydale III-14
Specific Plan
Development Plan
development will be prohibited. Tho ron~mmon~c fFurther evaluation of
~ driveway locations, turninq movements and turn-lane requirements
will take place in coniunction with studies
related to the future wideninq of Tancterine Road.
The future right-of-way width for the adjacent segment of Tangerine Road is 350 feet; an
additional 125 feet of right-of-way will be dedicated to the Town of Marana. Thornydale
Road has a future right-of-way width of 150 feet. Currently, this roadway has a 30-foot
'/z right-of-way; thus, an additional 45 feet will be dedicated with this development. Both
roads will be dedicated within 60 days of specific plan adoption.
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Tangerine/Thornydale III-15
e Specific Plan
Development Plan
Exhibit III.I: Circulation Concept Plan
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~ TangerineIThornydale III-16
Specific Plan
Development Plan
J. Open Space, Recreation, Parks and Trails Concept
The primary goal of the Tangerine/Thornydale Specific Plan is to strike a balance
~ between the development of higher intensity land uses typically located along a major
arterial roadway and the protection of open space in an area noted for its pristine natural
scenery. The project landscape theme is centered on the preservation of valuable
~ desert land and the utilization of transplanted materials from on-site to create a unified
project character for the entire Specific Plan area.
A minimum of 60 percent of the project site will be preserved as open space_~g
. At the suggestion of U.S. Fish and Wildlife Service, two
~ types of open space habitat corridors will be provided: those that correspond to the
north/south drainageways and those that would foster wildlife movement across the site
in an east/west direction. The washes and other significant drainage areas on-site will
be preserved under the Specific Plan's Open Space designation, providing north/south
riparian corridors. East/west habitat corridors approximately 150 feet in width also have
been integrated into the concept plan along the project's northern boundary and within
the area between the residential uses in the central portion of the property. Exhibit III.J:
Open Space Concept Plan identifies the location of each of these corridors, along with
other areas of important open space and vegetation featured on-site.
The Tangerine/Thornydale Specific Plan focuses on its natural setting, encouraging
wildlife observation and quiet appreciation of the desert landscape. Based on this
theme, two neighborhood parks have been incorporated into the residential layout. The
recreation area located near the project's entry will be designed as an interpretive park,
highlighting the native vegetation and wildlife species found at the base of the Tortolita
Mountains. The second and more centrally located park area will feature a ramada,
picnic tables, benches and barbeque grills and will also be landscaped using native
vegetation. Each of the recreation areas will encompass approximately 7,000 square
feet, which is in accordance with the Town of Marana's Park, Trail and Open Space
Master Plan's recommended 140 square feet of private on-site park area per home.
Trails will be extended along the project's boundaries and within its interior providing
connectivity between the plan area's different land uses. The Thornydale Road trail,
which will be constructed in accordance with Pima County's Divided Urban Pathway
standards, will be extended along the site's eastern boundary within the right-of-way,
and a multi-use path is expected to be a part of the improvements for the future
Tangerine Road cross-section. A 15-foot easement shall be provided at the northwest
corner of the property to accommodate the EI Camino de Manana Trail; this trail shall be
constructed in accordance with Pima County standards. Local trails will be incorporated
into the plan, connecting the central recreation area to the residential areas and the
commercial portion of the project. These local trails will be cleared pathways with a
decomposed granite surface treatment throughout the project except in wash areas, in
which case, the trails will consist of native soil surfaces and/or sandy wash bottoms.
Tangerine/Thornydale III-17
Specific Plan
Development Plan
_ Viable vegetation removed during site grading will be utilized in other areas of the project
in order to create more mature landscapes and streetscapes throughout the
development. A portion of the existing EI Camino de Manana alignment will be
revegetated, along with any areas of disturbance for utility installation outside of street
rights-of-way. Additionally, transplanted trees and cacti will be located in the front yards
of homes, the commercial parking areas and the recreation area to create a more
~ established setting for the community. Natural buffers will be maintained along all
roadways abutting and within the project site.
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Specific Plan
Development Plan
Exhibit III.J: Open Space Concept Plan
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Specific Plan
Development Plan
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K. Cultural Resources
As described in Section II.K. of this plan, a field survey was conducted by P.A.S.T. in
~ October 2005, which revealed no cultural resources on the subject property that meet
the minimum standard for recording as an archaeological site.
Based on the research and field survey results, P.A.S.T. is not recommending additional
archaeological studies for the project at this time. However, in the event cultural
resources are revealed during ground-disturbing activities, all construction should stop,
and consultation should be initiated with Arizona State Museum (ASM) to assess the
potential significance of any unearthed materials (ARS §41-841). If human skeletal
remains or funerary objects are discovered, ASM should be contacted immediately (ARS
§41-865 & §41-844
L. Infrastructure and Public Facilities
1. Sewer
According to Pima County Wastewater Management Department, (PCWWMD)
- there is capacity in the existing system to accommodate this project. The
Tortolita Vistas preliminary subdivision plat, currently in review by the Town of
Marana, indicates an extension of public sewer from existing facilities at Camino
de Oeste and Tangerine Road. This proposed extension would be located along
Tangerine Road, then northeast within the existing EI Camino de Manana
alignment through the subject property and into the Tortolita Vistas Specific Plan
area to the north. Thus, sewer connection to this site would be available from the
proposed facilities.
The developer will be required to enter into a sewer service agreement with Pima
County prior to development plan or subdivision plat approval.
~ 2. Fire Service
The Tangerine/Thornydale Specific Plan area is not currently located within a fire
district; however, the project site will be required to annex into Northwest Fire
District at the time of development. Northwest Fire District Station #37, located
approximately 2 miles northwest of the Specific Plan area at 13001 North
Tortolita Road in the Dove Mountain Specific Plan area, is the nearest Northwest
Fire District station to the project site. However, Northwest Fire District has
expressed an interest in locatinq a new station within the Tanqerine/Thornvdale
Specific Plan area. Any additional disturbance that occurs as a result of citina a
new facilitv within the Plan area will be subiect to applicable state and federal
- quidelines.
~ Tangerine/Thornydale III-20
Specific Plan
Development Plan
3. Water
The project site lies within the exterior boundary of Tucson Water's planned 50-
~ year service area; thus, a water supply is assured. An existing Tucson Water
main is located adjacent to the project site within the Thornydale Road right-of-
way, which will also provide water to the Tortolita Vistas Specific Plan area; the
developer will be responsible for the extension of these facilities and any
modifications or enhancements that may be required.
4. Schools
It is anticipated that this project will generate 107 dwelling units at build-out.
~ Based on this number and using formulas from the Marana Unified School
District, this project could generate approximately 43 school-aged children.
K-6: .25 x 107 units = 27 school-aged children
7-12: .15 x 107 units = 16 school-aged children
The project developer has contacted Marana Unified School District to discuss
the impact this development may have on the school system. The developer has
agreed to make a voluntary contribution per household to the school district,
which will be made payable at the time building permits are issued.
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~ Tangerine/Thornydale III-21
Specific Plan
Development Plan
5. Public Utilities
Natural gas, telecommunications, cable services and electricity will be extended
~ to the project site at the time of development through agreements with individual
utility companies. The following utility companies currently serve this area:
a. Natural Gas
Southwest Gas Corporation will provide natural gas service to the project.
There is an existing 4-inch Southwest Gas line located within the EI
Camino de Manana right-of-way, which traverses the project site.
Additional 4-inch lines are proposed for construction within both the
Tangerine Road and Thornydale Road rights-of-way adjacent to the
project site. The timing for construction of these proposed lines are
unknown.
b. Communications
Telephone service and line installation is available in this area through
Qwest Communications.
Comcast Cable has cable infrastructure in this area and will likely provide
service to the property.
c. Electric Power
--z Electric power will be provided by Trico Electric Cooperative.
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~ Tangerine/Thornydale III-22
Specific Plan
1 ~
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IV. Development Regulations
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Development Regulations
A. Purpose and Intent
~
These regulations will serve as the primary mechanism for the implementation of the
Tangerine/Thornydale Specific Plan. The Tangerine/Thornydale Specific Plan
Development Regulations and Design Guidelines establish the intensity and character of
the development by prescribing site-specific standards that are tailored to the unique
qualities of the project. The regulations contained within this section provide an
appropriate amount of flexibility to anticipate future needs and to achieve compatibility
with surrounding land uses.
These development regulations apply to the 56 acres of land in the
Tangerine/Thornydale Specific Plan. Land use designations within the Specific Plan
shall be as follows:
¦ Residential (R)
¦ Commercial (C)
¦ Open Space (OS)
B. General Provisions
Applicability of Town of Marana Land Development Code
A If an issue, condition or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land Development
Code that are in place at the time of development shall apply. All construction
within the Tangerine/Thornydale Specific Plan shall comply with all building
codes current at the time of permitting.
2. Additional Uses
~ Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the
Town Planning Director to determine if said use is consistent with the intent of
- the zone and compatible with other listed permitted uses. Any person aggrieved
by the determination may appeal that decision to the Marana Board of
Adjustment.
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~ ~ Tangerine/Thornydale IV-1
Specific Plan
Development Regulations
C. Development Standards
Residential (R)
a. Permitted Uses
¦ Single-Family Residential Detached
¦ Single-Family Residential Attached
¦ Community Recreation Facilities
¦ Parks and Open Space
I ¦ Other Similar Uses as Allowed bv the Planninq Director
b. Accessory Uses
¦ Swimming Pools, Spas, and other Related Structures
¦ Patios, Tool Sheds, Children's Playhouses
¦ Home Occupations
c. Conditional Uses
~
¦ Child Care Facilities
¦ Group Homes
~
d. Development Standards (Single-Family Detached)
¦ Minimum Lot Area: 4,500 square feet
¦ Minimum Lot Width: 30 feet
~ ¦ Minimum Lot Depth: None
¦ Minimum Setbacks:
• Front: 15 feet
• Side: 0 feet with 3-foot access easement on the adjacent
property
• Rear: 15 feet
¦ Maximum Building Height: 30 feet
I ¦ Building Separation: ~-#ee~As permitted bv building code
^ ¦ Maximum Lot Coverage (structures): 70 percent
¦ Minimum Common Open Space per Dwelling Unit: 185 square feet
~ TangerinelThornydale IV-2
Specific Plan
Development Regulations
" e. Development Standards (Single-Family Attached)
¦ Minimum Area per Dwelling Unit: 3500 square feet
¦ Minimum Lot Width: 30 feet
¦ Minimum Lot Depth: None
¦ Minimum Setbacks:
• Front: 5 feet (Front yard setback shall be staggered by a
_ minimum of 5 feet on every third unit so that the front yard
setback shall not be the same for 3 consecutive homes.)
• Side: 0 feet (attached side); 3 feet (non-attached side)
• Rear: 10 feet
¦ Maximum Building Height: 30 feet
~ ¦ Building Separation: ~ f~^+ f„r .,,,.,_~++".h„a ,~n;+~As permitted bv
buildinq code
" ¦ Minimum Common Open Space per Dwelling Unit: 140 square feet
¦ Minimum Private Open Space per Dwelling Unit: 100 square feet
Exhibit IV.C: Development Standards Concept, below, illustrates how
attached homes in this subdivision might be designed utilizing the
development standards listed above.
Exhibit IV.C: Development Standards Concept
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~ Tangerine/Thornydale IV-3
Specific Plan
Development Regulations
2. Commercial (C)
a. Permitted Uses
_ ¦ Banks and Financial Institutions (including drive-thrus)
I ¦ Convenience Store (includinq fuel stations)
~ ¦ Daycare
¦ Drug Store (including drive-thrus)
¦ Grocery Store
¦ Laundromat
~ ¦ Personal Services
¦ Pet Store (fully enclosed)
¦ Professional/MedicaUGeneralOffice
¦ Public and Quasi-Public Services and Utilities (area of disturbance
shall be limited to a maximum of 3.5 acres)
¦ Religious Uses
I ¦ Restaurant and Food Service (e~~~includinq drive-thrus)
¦ Retail Uses
I ¦ Other Similar Uses as Allowed bv the Plannina Director
~
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~+~r~e-~eel
b. Development Standards
¦ Minimum Site Area: None
¦ Maximum Lot Coverage: 40 percent
• Minimum Perimeter Setbacks: 20 feet
¦ Maximum Building Height: 2 stories, up to 40 feet
_ architectural embellishments may extend to 50 feet)
• Building Separation: Per Building Code
3. Open Space (OS)
a. Permitted Uses
¦ Recreational Trail
~ Tangerine/Thornydale IV-4
Specific Plan
Development Regulations
~ D. Design Standards
The design standards in this Specific Plan were established to provide guidance in the
development of attached residential, commercial and open space uses within the Plan
boundaries. All graphics contained in this section are used as examples to illustrate the
intent of the guidelines and should not be construed as an indication of the final
appearance of the project.
' If any portion of the subdivision is developed with a single-family detached product, the
Marana Residential Design Standards adopted in September 2005 by the Marana Town
Council (Ordinance No. 2005-18) shall apply. The only acceptable deviation from these
~ adopted standards shall be in relation to street design, in which case, Marana's adopted
Subdivision Street Standards shall apply.
As further described in the Implementation and Administration chapter of this plan
(Section V), the responsibility of reviewing future development plan and subdivision plat
, submittals for compliance with this Specific Plan falls to two entities: the Town of
Marana and the Design Review Board. After each of the following residential and
commercial guidelines, the entity responsible for the review and enforcement of that
y guideline is indicated with TOM (Town of Marana), DRB (Design Review Board) or both
if the responsibility is shared.
~ 1. Residential Design Standards
a. Site Planning
¦ The primary access point to the residential portion of this Specific
Plan shall be from EI Camino de Manana, with access to and from
Tangerine Road for emergency purposes only. (TOM)
¦ The residential portion shall be designed to have minimum impact on
the site by allowing for natural open space and wildlife corridors.
(TOM/DRB)
¦ All utilities shall be installed underground where feasible and shall be
designed and constructed in accordance with the various utility
company standards and/or Town of Marana standards. (TOM/DRB)
¦ Where possible, on-site drainage facilities shall be designed with
natural features and landscaping as opposed to riprap or concrete
treatments. (TOM/DRB)
~ Tangerine/Thornydale IV-5
Specific Plan
~ Development Regulations
¦ Units may share common walkways and driveways. (TOM/DRB)
~ ~
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_ ° ` ` and driveways.
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b. Design
¦ Four-sided architecture shall be required on all homes. (DRB)
¦ Windows shall be recessed at least two inches from the building wall,
or they shall project from the building wall, such as bay windows.
(TOM/DRB)
¦ Architectural features such as step backs and other single-story
" elements shall be required on the second story. (DRB)
¦ Individual units shall have private space in the form of balconies or
. patios. (TOM/DRB)
¦ Adjacent duplexes shall not be painted the same color. (DRB)
¦ Entrances shall be framed and shall be at the same scale as
single-family homes. (DRB)
¦ The duplex unit shall have the appearance of a single-family home.
(DRB)
¦ If an uneven number of lots occur within an attached-product
= subdivision, stand-alone units shall be subject to the same design
standards as the attached units. (TOM/DRB)
~ Tangerine/Thornydale IV-6
Specific Plan
Development Regulations
c. Garages and Parking
¦ Each home shall be provided with a minimum of two off-street parking
. spaces within an enclosed garage. (TOM/DRB)
¦ On-street guest parking shall be permitted. (TOM/DRB)
. ¦ Attached units shall have side-loaded garages with at least one
window facing the street. (TOM/DRB)
" d. Roofs
¦ Roof-mounted utility equipment shall be screened through the use of
appropriate architectural features. (DRB)
¦ Roofs shall have varying rooflines typical of single-family homes.
(DRB)
e. Streets
¦ Streets shall be private and maintained by the Community
Association. (DRB)
. ¦ Access to and from Tangerine Road will be for emergency purposes
only. (TOM)
¦ Open space relief is required at the end of all cul-de-sacs that
terminate at the edge of a neighborhood. (TOM/DRB)
• Decorative paving materials and/or treatments shall be used to
designate areas of pedestrian activity. (DRB)
¦ A minimum tree size of 15 gallons shall be required for street trees.
(TOM/DRB)
¦ Shrubs must be a minimum 5 gallons in size. Groundcovers shall be
a minimum of 1 gallon in size. (TOM/DRB)
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~ Tangerine/Thornydale IV-7
" Specific Plan
Development Regulations
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be used to designate
~ ; and enhance areas of
- - pedestrian activity.
A
f. Landscaping
- ¦ All landscaping shall comply with the Arizona Nursery Association
guidelines for caliper and size. (TOM/DRB)
¦ Front yards shall have a minimum of 3 trees and 5 shrubs or accent
plants per duplex unit. (TOM/DRB)
• The abandoned portions of EI Camino de Manana located on the
- project site shall be revegetated. (TOM/DRB)
¦ When possible, transplanted plant material shall be used in the front
yards. (TOM/DRB)
¦ The set-aside method will be used for the Native Plant Permit
application. All saguaros and ironwoods in the disturbed area will be
~ inventoried. (TOM)
¦ All transplanted plant materials other than cacti shall be provided with
methods of irrigation. (TOM)
¦ The overall landscape design of the Tangerine/Thornydale Specific
Plan shall be one that reflect and enhances the image and climate of
the Sonoran Desert. The design shall be organized into a hierarchy
landscapes with the low water-use plants and adapted plants playing
the predominant role. Plant material shall reflect the meso- and
micro-climates of the site and shall conform to "xeriscape" principles
whenever possible. These principles include (ARC):
, • water efficient design
• limited use of turf
y • use of predominately drought tolerant or water efficient plants
~ Tangerine/Thornydale IV-8
Specific Plan
,4 Development Regulations
• water harvesting techniques
• appropriate use of irrigation methods and technologies
• use of mulches
• proper maintenance practices
g. Open Space
¦ All common open space shall be owned and maintained by the
Community Association. (DRB)
¦ Every unit shall have private open space in the form of a patio or
balcony. (TOM/DRB)
h. Entry Monumentation
¦ Primary monumentation will be placed at the EI Camino de Manana
entrance. (TOM/DRB)
¦ Monumentation lighting shall conform to the Town of Marana Outdoor
Lighting Code. (TOM)
¦ Materials that complement the existing landscape are encouraged;
. this includes masonry, steel, rock (veneer or natural) and other similar
materials. (DRB)
¦ The entry to the residential area shall be gated. (DRB)
¦ All materials shall complement those used in the monumentation to
create an overall theme for the development. (DRB)
¦ Specialty paving is encouraged. (DRB)
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~ This photograph illustrates how entry monuments may be designed to incorporate vegetation
and materials that complement the existing landscaping and blend with the overall theme of
the project. Specialty paving is also used to highlight the entry into the development.
~ Tangerine/Thornydale IV-9
Specific Plan
_ Development Regulations
i. Signs
¦ All signs shall adhere to the Marana Sign Code. (TOM)
¦ All sign lighting shall conform to the Town of Marana Outdoor Lighting
Code. (TOM)
¦ All traffic-related signs (including street name signs) shall conform to
the latest edition of the Manual on Uniform Traffic Control Devices.
(TOM)
j. Walls and Fencing
¦ The materials used for the walls and fencing shall reflect those used
in the monumentation to create an overall theme for the development.
(DRB)
¦ View fencing is acceptable along the open space corridors. (DRB)
¦ All types of chain link fencing are prohibited. (TOM/DRB)
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~ Tangerine/Thornydale IV-10
Specific Plan
_ Development Regulations
2. Commercial Design Standards
a. Site Planning
¦ All utilities shall be installed underground where feasible and shall be
designed and constructed in accordance with the various utility
~ company standards and/or Town of Marana standards. (TOM/ARC)
¦ Where possible, on-site drainage facilities shall be designed with
_ natural features and landscaping as opposed to riprap or concrete
treatments. (TOM/ARC)
¦ Pedestrian crossings shall be marked to emphasize the conflict point,
~ improve visibility, enhance safety and provide added aesthetic appeal.
Where applicable, pedestrian crossings shall be extended from the
building entrance. (ARC)
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used in commercial
. areas to indicate
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~,k and project entries.
¦ Circulation shall allow for adequate length of stacking for drive-thru
facilities so as not to interfere with the movement of traffic or
pedestrian areas. (TOM)
¦ Provide special paving treatments at site entrances. (ARC)
• Commercial and residential uses shall be connected with appropriate
linkages. (TOM/DRB/ARC)
¦ Reciprocal access between adjacent commercial uses is required.
~
(TOM/ARC)
~
~ Tangerine/Thornydale IV-11
Specific Plan
Development Regulations
b. Design
¦ Commercial buildings shall have a common theme, visually and
physically. This can be accomplished through architecture,
landscaping and site planning. (ARC)
¦ The common theme can be demonstrated through the utilization of
architectural details such as similar colors, materials and textures as
well as repeating patterns, rhythms and proportions. (ARC)
¦ Buildings shall include features typical of the Arizona Sonoran Desert,
such as architectural shade devices, a strong relationship to the
ground plane, deeply recessed windows and the use of materials and
textures that are associated with the region. (ARC)
, ~ ~ ~ ~ ~ ~ ~ ~h
~ ~x ~ At right, common themes were
y~~ incorporated into the design of this
shopping center, including the use
~ of repeating patterns, proportions
- and materials. Themes from
~ ~ „
Arizona's Sonoran Desert were
~ ~:ts~ ~
integrated into the design of the
commercial building shown below:
~ the materials and textures are
~
~ associated with this region, as is
,
~ f the shade structure offering relief
~ ` from the desert sun.
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c~~ Tangerine/Thornydale IV-12
e Specific Plan
„ Development Regulations
¦ All sides visible from public view or adjacent to residential areas shall
be architecturally treated to reflect the overall design, colors and
textures used on the front fa~ade. (ARC)
¦ Building design shall complement the unique qualities and character
of the surrounding area. (ARC)
¦ Building mass shall be broken into smaller elements, consistent with
the proportions of the architectural style and surrounding uses. (ARC)
The following techniques can be used:
• Variations in roof form and parapet heights
• Incorporating clearly pronounced recesses and projections
• Introduction of wall plane off-sets
• Use of other reveals and projections and subtle changes in
texture and color of wall surfaces
• Use of deep-set window with mullions
• Use of ground level arcades and second floor
galleries/balconies
- • Use of protected and recessed entries
• Use of vertical accents or focal points
¦ In multi-building projects, vary the size, massing and height of the
buildings in relation to each other. (ARC)
¦ All buildings with farades greater than 30 feet in length shall include
several of the elements listed below, repeated at appropriate intervals,
either horizontally or vertically (TOM/ARC):
• Color change (recognizable but not strongly contrasting)
• Texture change
• Material change
• Architectural variety and interest through a change in plane
such as offsets, reveals, archways or projecting ribs
• Balconies, awnings, or canopies
• Window or door openings
• Wall plane projections or recesses
~ Tangerine/Thornydale IV-13
Specific Plan
_ Development Regulations
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Each of these buildings demonstrates techniques that may be used to create visual interest
and reduce the massive appearance of commercial structures: building heights vary; building
planes are broken into smaller elements; interest and variety is created by using a variety of
materials and architectural details.
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• Predominant exterior building materials shall be durable and of high
quality. (ARC) These include, but are not limited to:
• Brick
• Stone (natural or faux)
• Integral color (sand blasted or stained) textured masonry
• Split faced or scored concrete masonry units
• Textured tilt-up concrete panels
• Stucco
• Metal roofs
• Concrete and clay tile roofs
• Clear and tinted glass windows
• Architectural metal features
~ Tangerine/Thornydale IV-14
Specific Plan
Development Regulations
~
¦ Building entrances shall be defined through the use of (ARC):
• Canopies or porticos, or overhangs
• Recesses or projections
• Arcades
• Raised corniced parapets over the door
• Peaked roof forms
' • Arches
• Outdoor pedestrian features or enhanced landscaping
• Architectural details such as tile work and moldings integrated
into the building structure
• Enhanced pedestrian surfaces
~ ~
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~.w x~ techniques used to
define building
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Tangerine/Thornydale IV-15
Specific Plan
Development Regulations
¦ Exterior colors shall have a minimum Light Reflectance Value (LRV)
of 50 percent. (ARC)
¦ Accent colors shall complement and be compatible with the building
exterior. (ARC)
¦ Parking lots and commercial building walls shall be screened with a
combination of vegetation and screen walls. (TOM/ARC)
¦ Window awnings are encouraged and shall be functional and provide
maximum shade. Awnings shall complement the architectural styling
of the building. (ARC)
¦ Use energy efficient materials in doors and windows. (ARC)
¦ Use energy efficient lighting. (ARC)
c. Roofs
¦ The scale of commercial buildings shall be reduced by variations in
rooflines and parapets. (ARC)
¦ Roof size, shape, material, color and slope shall be appropriate for the
scale and theme of the building. (ARC)
¦ Buildings with sloping roofs shall include multiple planes. (ARC)
• Vertical or horizontal articulation is required for unbroken rooflines of
50 feet or more. (ARC)
¦ Internalize roof drain elements within the building or an architectural
feature. (ARC)
¦ Where possible, roof overhangs shall create usable shade on
sidewalk areas. (ARC)
d. Landscaping
¦ Landscaping shall be provided along and against all buildings to
anchor them to the surrounding environment and to soften the
structure. In-ground landscaping shall comprise the majority of the
landscaping requirement. Raised planters are acceptable when
designed to accentuate the architecture and or enhance pedestrian
areas. (ARC)
¦ Trees shall be used throughout paved areas and along pedestrian
pathways to provide shade and to reduce heat build-up and glare.
(ARC)
¦ The use of mature trees is encouraged to provide an immediate
impact especially when used in buffering adjacent uses. (ARC)
~ Tangerine/Thornydale IV-16
^ Specific Plan
Development Regulations
¦ Pots and planters shall be located where pedestrian flow will not be
obstructed. (ARC)
• Pots and planters shall be durable and have natural color tones that
~ complement the adjacent structures. (ARC)
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, Examples of landscape treatments in parking areas and adjacent to buildings.
• Screen walls or landscaping shall not be located where they block the
sight lines of drivers entering, leaving or driving throughout the site.
(TOM/ARC)
¦ Trees planted in planting strips for shade shall be at a minimum rate
of 1 tree per 35 feet on center. This strip shall be a minimum of 5-feet
in width, not including a 6-inch wide curb. (TOM/ARC)
¦ Provide interior planting islands between parking spaces, at a rate of
1 island for every 8 parking spaces to avoid long rows of non-shaded
parked cars. (TOM/ARC)
¦ Each planting island shall contain a minimum of one tree and three
groundcover plants.
¦ At least 1 tree and 6 shrubs or groundcover plants shall be provided
per each 300 square feet of required front, side and rear setback
area. (TOM/ARC)
¦ Where possible, existing mature trees and other existing vegetation
shall be preserved and incorporated into landscape plans. (ARC)
¦ Site design shall minimize the removal of mature trees, cacti and
other mature vegetation. Where removal is necessary, all natural
vegetation shall be salvaged and replaced where possible.
(TOM/ARC)
~ Tangerine/Thornydale IV-17
Specific Plan
Development Regulations
¦ Landscaping shall be protected from vehicular and pedestrian
encroachment by raised planting surfaces, depressed walks or the
use of 6-inch curb. (TOM/ARC)
. ¦ A 20-foot landscape buffer shall be provided adjacent to any highway
right-of-way. (TOM/ARC)
• All transplanted plant materials other than cacti shall be provided with
methods of irrigation. (TOM)
¦ The set-aside method will be used for the Native Plant Permit
_ application. All saguaros and ironwoods in the disturbed area will be
inventoried. (TOM)
¦ The overall landscape design of the Tangerine/Thornydale Specific
Plan shall be one that reflect and enhances the image and climate of
the Sonoran Desert. The design shall be organized into a hierarchy
landscapes with the low water-use plants and adapted plants playing
the predominant role. Plant material shall reflect the meso- and
micro-climates of the site and shall conform to "xeriscape" principles
whenever possible. These principles include (ARC):
• water efficient design
• limited use of turf
• use of predominately drought tolerant or water efficient plants
• water harvesting techniques
• appropriate use of irrigation methods and technologies
• use of mulches
• proper maintenance practices
tl e. Lighting
¦ Decorative parking lot and landscape feature lighting shall be at a
pedestrian scale. (ARC)
¦ Lighting shall be designed to satisfy both functional and decorative
needs. (ARC)
¦ All building entrances shall be well lit. (ARC)
¦ Exterior lighting shall be consistent with the architectural style of the
building. (ARC)
¦ Lighting sources shall be shielded, diffused or indirect to avoid glare
to pedestrians and motorists. (ARC)
¦ Architectural lighting shall be used to highlight special features only.
Lighting of expansive wall planes or the use of architectural lighting
~ Tangerine/Thornydale IV-18
Specific Plan
Development Regulations
that results in hot spots on walls or roof planes should be avoided.
" (ARC)
, f. Mechanical Equipment and Service Areas
¦ Service and refuse areas of nearby buildings shall be clustered
together when possible. (TOM/ARC)
¦ Utility and mechanical equipment shall be screened from view of
public streets. (TOM/ARC)
¦ Utility cabinets and mechanical equipment shall not be located within
parking lot landscape islands or public right-or-way where they cannot
be screened. (TOM/ARC)
¦ Ground-mounted utility cabinets shall be located where they can be
screened from major streets and public areas. They shall be painted
to match the principal structure. (TOM/ARC)
¦ Roof mounted mechanical equipment shall be fully screened in a way
that is complementary to the architectural style of the building. (ARC)
¦ If possible, mechanical equipment shall be concealed by building
elements that were designed as an integral part of the building design.
(ARC)
¦ Trash enclosures shall be screened from public view by masonry
walls and solid doors that are architecturally compatible with the
project. (TOM/ARC)
¦ Loading facilities shall be ^~~p.~~-;;; nh~
~°n""'~~~roon ~~-;om ~~-~~~located so as to minimize their
visibilitv from Tanqerine Road. Loadinq areas shall be screened from
ublic view b mason walls ve etation or a combination thereof..
(TOM/ARC)
¦ Outdoor storage is prohibited.
g. Parking
¦ Intersections shall be kept to a minimum. Dead end aisles shall be
avoided. (TOM/ARC)
¦ Decorative paving treatments are encouraged to be incorporated into
parking lot design, driveway entries and pedestrian walkways.
Decorative paving treatments may consist of the following materials:
stamped concrete, stone, brick or granite pavers, exposed aggregate
or colored concrete. (ARC)
¦ Any decorative paving treatments shall complement architectural
features of the buildings to create an overall theme for the
development. (ARC)
~ Tangerine/Thornydale IV-19
Specific Plan
Development Regulations
~ h. Walls and Fencing
¦ Articulate walls by using decorative columns and diversity in texture,
materials and alignment. Provide the decorative finish on both sides if
visible to the general public. (ARC)
¦ If retaining walls in retention basins are necessary, they shall be
- terraced and landscaped to reduce their visual scale. (ARC)
¦ All site walls and screen walls shall be architecturally integrated with
~ the building. (ARC)
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~~CJ Tangerine/Thornydale IV-20
Specific Plan
Development Regulations
r 3. Open Space Design Standards
The natural drainageways within the project area will be protected and remain
undisturbed with the exception of recreational trails. Trails within the Open
Space designation will be designed in accordance with the Town of Marana Trail
System Master Plan recommended standards. These local trails will be
designed as cleared pathways with decomposed granite surface treatment,
except at wash crossings where they will remain natural. Trail widths shall not
exceed 8 feet.
The trail along Thornydale Road shall be constructed according to the Urban
Divided Pathway cross-section as shown in the Eastern Pima County Trail
System Master Plan.
A 15-foot easement shall be provided at the northwest corner of the property to
accommodate the El Camino de Mafiana Trail; this trail shall be constructed in
accordance with Pima County standards.
NNW
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Recreational trails shall be designed
in keeping with the natural desert
theme of the project.
PM
(OLON Tangerine/Thornydale
AlIfto IV-21
00 Specific Plan