HomeMy WebLinkAboutSaguaro Springs Specific Plan
SAGUARO SPRINGS
SPECIFIC PLAN
Submitted to:
TOWN OF MARANA
3696 West Orange Grove Road
Tucson, Arizona 85741
Prepared for:
EMPIRE COMPANIES
1016 West University Avenue, Suite 202
Flagstaff, Arizona 86001
Prepared by:
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
With assistance from:
STANTEC CONSULTING
201 North Bonita Avenue, Suite 101
Tucson, Arizona 85745
And:
PERLMAN ARCHITECTS
6045 N. Scottsdale Road, Suite 105
Scottsdale, Arizona 85250
æTHE
. PLANNING
CENTER
September 2004
Revised January 2005
Revised April 2005
Revised May 2005
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For clarification of material contained
in this Specific Plan, please contact:
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone (520) 623-6146
Fax (520) 622-1950
æTHE
PlANNING
CENTER
"'"
Table of Content5
I. Introduction
A. Specitic Plan Summary
B. Purpose .............
C. Location__ .........................
D. Authority & Scope.
II. Development Capabîlity Report
A_
B_
C_
D.
E_
F
G_
H.
L
.J
K_
111.
A.
B_
C_
O_
E_
F_
G_
H_
L
J_
K
L
M.
IV.
A_
B-
C_
O_
E_
F_
V.
............
.......................1
....5
. ...........7
......7
............................
........................................
..........,.........
Introduction.
Topography & Slope .........
Hydrology.....
Vegetation & Wildlife Habital.............
Soils & Geology__
Cultural Resources
Viewsheds...
McHarg Composite Map .... ..............
Existing land Uses__..
Traffic Circulation and Road System...
Existing Infrastructure and Public Services.
__________1
....3
.............. .............,.... ......m.....6
............9
__18
,........................ ................21
..............25
.......................... 34
............., ............. .........36
....................... .......m...... .46
............... .............55
...................
...............
...................
............................
.....m...............
........on...........,,·
........H.'...
.............
..............
.........on..
...........H..'.
..............
Development Plan
Purpose & Intent.................. .................
Objectives 01 the Specific Plan _
Relationship to Adopted Plans..... .............. ....................
Compatibility with Adjoining Development.__
Land Use Concept Plan.. ............. ...................
Circulation Concept Pian.
Grading Concept. ............
Post Development Hydrology.
Environmental Hesources.................
Landscape ConcJ::!pt......
Open Space, F1ecreation, Parks & Trails ConcepL
Viewsheds..
Schools _
___________,
.........".. .....3
..4
A
...............
.............
.......m...........·..·
............
...........,...
.....5
...........................
......m8
________11
.....11
__ ________14
...14
_______17
...20
_ ____20
.....................,.........
.....................
.............
"...........
..............
Development Regulations
Purpose & Intent.... .............., ......................
Applicability of Town of Marana Land Development Code ..n..
General Provisions..................,...
General Subdivision Standards ........................... ...................
Assurances .............. .........h.....'·... .................,.,..,
Development Standards _ .....................................
Implementation & Administration
.........uo....
..............1
.........2
. ........2
u...3
__________________8
............,.., ...9
u"''''''''
A
B_
e
0_
E
F
G_
Purpose ............................ ............. ..............
General Implementation Responsibilities _
Proposed Cnanges to Zoning Ordinances..
Development Review Procedure.
Design Review Process .........
Phasing.
Specific Plan Administration.
________1
.......1
_________3
...3
_____________4
__5
_________________8
...............,.".....
n.",.....·..·
....,..........
.........m..
æ
Saguaro Springs
Specific Pian
Table of Contents
VI.
A.
B-
e
D_
E.
F_
G
Appendices
Legal Description. ...............
Definitions .....................
Saguaro Springs Design Guidelines.......
Citizen Participation Plan ..... ....................
Bibliography...........".. .................... ............. ..............
Request for Conditional Letter of Map Revision -
Illustrative Lotting Exhibit ..............
................
.......................
.............
................ .A-1
... B-1
. ................C-l
............................. ......0-1
............ E-l
............. ............. ...F-1
..........G-1
..............
List of Exhibits
...............
............. ..............1-4
.........................1-6
.................................1-8
......................11-2
..................... ......11-5
...............11-8
..".11-10
.......11-12
........11-15
...11-20
.11-23
________.__11-26
.......11-27
___________11-33
.....11-35
_____________11-37
............ .H-39
__ _____11-40
..11-45
______II-51
..II-56
. ..,,___.H-58
.11-60
_____________..11-63
......11-65
..111-2
.....111-7
_________11I-10
...........1U-13
____________111-16
.....................111-19
.....................V-7
...............
Exhibit IA Regional Map__"
Exhibit LB: Aerial Photograph
Exhibit I.C: Location & Vicinity Map__
Exhibit !I.A: Development Context Map
Exhibit 11.8: Topography..__ ""........ ............ ............
Exhibitll_C.l: Off-Site Hydrology............. .................
Exhibit 11.0.1: Vegetation Communities - "........................
Exhibit H.D.2: Vegetation Densities.......... ............ ................
Exhibit 11.0.3.a: Arizona Game and Fish Department Leller. ................. .............
Exhibitll.E: Soil Associations....... ............ .................
Exhibit II.F: Arizona State Museum Letter__
Exhibit ItG.l.a: Views Key Map .................. .............. ...............
Exhibit II.G.1.b: Site Photos .......
Exhibit II.G_3: Areas of High Visibility........ ............. ...............
Exhibilll.H: Composite Map ......
Exhibit 11.1.1: Existing On-Sito Zoning .... ...............
Exhibit 1I.1.2.a: ExisLing Off-Site Zoning _
Exhibit !L!.2.b: Existing Off-Site Land Uses.. .............. ...................
Exhibit 11.1.3: Structures & Uses Within 150 Feet Key Map _ .. ................"..,.. .................
Exhibit II.J: Traffic Circulation & Existing Rights-of-Way................
Exhibit II.K.1: Open Space, Recreational Facilities. Parks & Trails..
Exhibit ILK.2: Schools .......... ...............
Exhibit !!.K.3: Sewer..............
Exhibit ilKS: Water .............. ................
Exhibit II.K.6: Fire Service...........
Exhibit III.A: Specific Plan Boundaries.. ..,.........
Exhibit III.E: Land Us Concept Plan..
Exhibit III.F: Circulation Concept Plan ............
Exhibit 111.1: Post-Development Hydrology__
Exhibit HLK: Landscape Concept Pian......... .............
Exhibit !ILL: Recreation, Parks and Trails Concept Plan__
Exhibit V.F: Phasing Schedule...
.....................,....
...............
.............
........................
...................
...............
...........................,
.....,.........
................................
-.................................
"............
'"'
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Saguaro Springs
Specific Plan
ii
Table of Contents
List of Tables
Table 1: Evaluation of Special Status Vegetative Species u............ ,.11-9
Table 2: Evaluation of Speciai Status Wildlife Species..__ .......................... ......11-13
Table 3: Existing Structures & Uses Within 150 Ft. of Project Site ......."..... ___________11-44
Tabie 4: Roadway Inventory ........ ...11-52
Table 5: Inventory 01 Candidate Trails ........ .................. ,,11-57
Table 6: Land Use Plan Summary.... . ....................... ..............111-6
Table 7: Development Standards. _ ............ ............... .."............ ___________IV-13
Table B.A: Land Use Comparison to Marana land Development Code d. ......................... ....IV-14
Table 8.B: Development Standard Comparison to Marana land Development Code.. ______IV-16
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æ
Saguaro Springs
Specific Plan
iii
I. Introduction
Introduction
Ä. Specific Plan Summary
The Saguaro Springs Specific Plan establishes comprehensive guidance and
regulations lor the development of an approximately 217-acre site located in
Marana, Arizona. (See Exhibit I.A: Regional Map.) The Specific Plan area is
comprised of a 198-acre portion of the approved Saguaro Springs Block Plat,
in addition to a 19-acre parcel recently annexed into the Town of Marana,
which is not a part of the approved black plat The Specific Plan establishes
the development regulations, programs, development standards and design
guidelines required for the implementation of the approved land use plan.
The Specific Plan also provides the parameters to implement the land use
plan by establishing policies and regulations that wi!! replace and supersede
the current property zoning. The Plan is regulatory and adopted by
ordinance.
The authority for preparation of Specific Plans is found in the Arizona Revised
Statutes, Section 9-461.08. The law allows the preparation of specific plans
based on the General Plan. as may be required for the systematic execution
of the General Plan, and further allows for specific plan review and adoption.
The Saguaro Springs Specific Plan is consistent with the Marana General
Plan, approved and adopted on March 11, 2003, as authorized by public vote
in accordance with the Growing Smarter Plus Act of 2000.
The Specific Plan is a tool used ta implement the Town of Marana General
Plan at a more detailed site-specific level for a focused area. The Specific
Plan articulates the planning considerations for such parcels and imposes
regulations or controls on the use of such parcels.
In the Development Capability Report section of this document, the site is
analyzed to determine development capabilities, considering the physical
constraints of the site, existing and proposed infrastructure and the unique
opportunities the site presents for deve!opment and open space.
Based on the Development Capability Report, the Development Plan section
estab!ishes the location and intensity of land uses, the circulation pattern and
the character of development within the Saguare Springs Specific Pian. The
Development Plan makes every effort to respond to site opportunities and
constraints provided within the Development Capability Report.
The Development Plan concept focuses on coordinating a mix of residential
densities and housing types with a proposed school site, open space and
recreational uses. The design concept articulates the connectivity of the
Specific Plan area to the larger Saguaro Springs project by providing a
continuum of design features and shared recreation and circulation systems.
The neighborhood park, which is the foca! point of the Specific Plan area, will
be accessible by the trail system that has been integrated into the Saguaro
Springs community_
The Development Plan is the resull of thorough site ana!ysis and research.
The plan addresses development-related issues in the form of proposed
physical improvements, guidelines for future development, technical
æ
Saguaro Springs
Specifíc Plan
1-1
"0.;
Introduction
information and regulations. The Development Plan contains the standards
and guidance to ensure that development will occur in a controlled and
phased manner with infrastructure as planned. This section contains a
description of the goals, objectives and policies of the plan combined with
various plan components. These components allow for the development of a
cohesive master planned community and provide the rationale for the
Development Regulations section of the document.
The Development Regulations section serves as the primary mechanism for
implementation of the Saguaro Springs Specific Plan. The Saguaro Springs
Specific Plan Development Regulations establish the intensity and character
of the development by prescribing site-specific development standards that
are taîlored 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 compatibiiity with surrounding land uses.
These development regulations expressly apply to the 217 acres of land that
make up the Saguaro Springs Specific Plan. Primary land uses for the
Specific Plan include:
· Medium Density Residential (MDR)
· Medium High Density Residential (MHDR)
· High Density Residential (HDR)
· Recreation (REC)
· School (SCH)
The Design Guidelines, found in the appendix of this document, encourage
and ensure, to the maximum eX1ent possible, the establishment of a quality
urban landscape within the Saguaro Springs Specífic Plan that is in
conformance with the Town of Marana General Plan. The various elements
of the urban landscape include layout, landscape design, architectural styles,
roads and buildings. These Design Guidelines intend to provide specific
development standards and design criteria that will shape development within
the Specific Plan area and integrate it with the greater Saguaro Springs
çommunity_
These Design Guidelines provide guidance to the Saguaro Springs Design
Review Committee (DRC) for future development. They aiso provide for
creative flexibility while ensuring a high-quality appearance for the community
and Development Plan compatibility. These guidelines are designed as an
information source for site development, landscape architecture, and
architectural and signage features that create the Saguaro Springs
community image. The guidelines provide criteria for builders, planners,
architects, landscape architects and civil engineers under the direction of the
Master Developer. They also provide a basis for evaluating and directing the
planning and design within the project area in the conteX1 of the surrounding
area.
æ
Saguaro Springs
Specific Plan
1-2
Introduction
The integration of these guidelines into the Covenants, Conditions and
Restrictions (CC&R's), whiçh will be recorded along with the individual
subdivision plats, will guarantee design consistency throughout the
developmenL 01 Saguaro Springs.
A Saguaro Springs Design Review Committee (DRC) will be formed by the
Master Developer to review development proposals in Saguaro Springs. This
review procedure will ensure that the high standards defined in this document
are maintained.
The Imp!ementation and Administration section of this document includes
information regarding general administration and amendment procedures and
identifies those responsible for implementation of the improvements in the
Saguaro Springs Specific Plan area. These are the Master Developer, the
Builder, the Town of Marana and the Saguaro Springs Master Association_ In
addition, the !mplementation and Administration section establishes the
Saguaro Springs Design Review Committee (ORC); outlines the development
review process; assigns implementation responsibilities and defines Specific
Plan administration procedures, such as: enforcement, administrative
changes; substantial changes; interpretation; fees, amendments and
violations_
æ
Saguaro Springs
Specific Plan
1-3
Exhibit I.A: Regional Map
0"
Pima County
Legend
IZ.:1 Spedfo:; PII>I\ Boundary
CJ Saguaro Springs 8ound¡¡ry
t:J Town of Maran¡¡
CJ PIm¡¡¡ Couoty
Nota:
Th... Specific PI¡m I8locaU1d In T12S, R12E, SlIdion 18 and T12S, R11E, Section 13.
Speclfk::ÞlsnAcr&age"'217Am18
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æ
Saguaro Springs
Specific Plan
1-4
Introduction
B. Purpose
The Saguaro Springs Specific Plan establishes comprehensive guidance and
regulations for the development of a 217-acre master planned community
located in the southeast area of the Town of Marana, Pima County. (See
Exhibit J.B: Aerial Photograph),
."",
The Specific Plan serves as a regulatory tool governing planning and zoning.
The Saguaro Springs Specific Plan is adopted by ordinance, conforms to the
Town of Marana General Plan and replaces the Town of Marana Land
Development Code.
The Specific Plan establishes the type, location. density and character of
development within the Plan area. It functions as a guide lor future
development and provides a site-specific document focusing on existing site
characteristics and development standards designed to control development
within the plan area.
The primary objective of the Specific Plan is to provide a means by which
development may occur at Saguaro Springs in an orderly and responsible
manner that is responsive to the physical parameters of the site and its
environs. The Specific Plan is an extension of the Town of Marana General
Plan in that it sets guidelines for quality development that specifically
addresses the goals of both the Town of Marana and the Developer.
The Saguaro Springs Specific Plan allows for a mix of residential densities
and housing types. as wen as school, open space and recreation uses. Tho
proposed district park will provide numerous recreational amenities, and an
integrated system of nature trails will extend throughout the entire master
planned community along enhanced drainageways.
æ
Saguaro Springs
Specific Plan
1-5
Exhibit 1.8: Aerial Photograph
Legend
c SpecIfic Plan Boundary
C Saguaro Springs Boundary
o
1500 Feet
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TheSpePfIc PIaI"118 looated 111 TcmJ)5h!p 12 South. Range 12 Easl6ectlo1"118
andTO'o\II1ShIp 12 Sooth. Range 11 East. section 13.
Specif!cPIenAcreage=211 Acres
æ
Saguaro Springs
Specific Plan
1-6
Introduction
c. Location
The Saguaro Springs Specific Plan site is located in the southeast area of the
Town of Marana within the South Central Growth Area. The site is bordered
on the east by the Tucson Mountains. To the west the property is bounded
by State Land and land owned by Arizona PorLland Cement Co. Quarry
Road and its buffers (totaling approximately 312 feet in width), bisect the plan
area from the northeast to the southwest. The southern boundary is created
by Twin Peaks Road. Saguaro Springs is located adjacent to unincorporated
land within Pima Co. on its northern, southern and southwestern borders.
The property is located approximately Y2 mile southwest of Ihe Sanla Cruz
River.
The Specific Plan area is located approximately 4% miles southeast of the
new Marana TOWn Center. The property lies within portions of Township
128, Range 12E, Section 18 and Township 128, Range 11E, Section 13.
See ExhibÎt I.G: Location & Vicinity Map.
D. Authority & Scope
(%
Tho authority for the preparation of specific plans is found in Arizona Revised
Statutes, Section 9-461.08. State law allows the preparation of specific plans
based on the genera! plan, as may be required for the systematic execution
01 the general plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and
criteria for the preparation, review, adoption and implementation of specific
plans in Marana. Pursuant 10 these state statutes and Town of Marana
87.22, a public hearing will be conducted by the Town Planning Commission
and the Town Council, after which the specific plan ordinance shall be
adopted by the Town Council and become effective.
Once adopted, the Saguaro Springs Specific Plan is a regulatory plan, which
will serve as the zoning and development code for the subject property_ Final
plats and any olher development approvals must be consistent with the
Specific Plan.
æ
Saguaro Springs
Specilic Plan
1-7
Exhibit I.C: Location & Vicinity Map
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Note:
The Specific Plan ()()I1ßÎsts of approximately 217 8Cre5.
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Saguaro Springs
Specific Plan
1-8
II. Development Capability Report
Development Capability Report
A. Introduction
The primary purpose of the Development Capability Report section of the
Saguaro Springs Specific Plan is to identify the site's opportunities and
constraints or various physical components existing on the property. The
synthesis and analysis of the existing characteristics can then provide a
means whereby development occurs in a sensitive and responsive manner to
the physical conditions of the site. Information for this section was compiled
from site visits, correspondence with Town, County and State agencies and
officials, as well as topographic and hydrological analyses. In addition, a
traffic impact analysis was completed to assess existing roadway conditions
and make recommendations for a schedule of improvements for this project
The Development Capability Report follows the Town of Marano.
requirements provided in 05.06.02 (Dj of the Town of Marano. Land
Development Code.
Pursuant to such requirements. information on the following physical
components of the site was compiied to assess the suitability of the property
for development:
· Topography and slope analysis;
· Hydrology and water resources;
· Vegetation and wildlife habitat;
· Geology and soils;
· Cultural resources;
· Viewsheds;
· Existing structures, roads and other development; and
· Existing infrastructure and public services.
A number of developments exist within close proximity to the Saguaro
Springs Specific Plan_ These include: Happy Acres and Milligan's Acres to
the north within unincorporated Pima County, and Los Morteros and
Continental Ranch, each located approximately 1 mite to the southeast of the
Specific Plan area. Neighboring development is shown in Exhibít !LA:
Development Context Map.
The site's topography is relatively flat, gently sloping to the northwest. The
site is undeveloped; however, the property was historically used for
agricultura! purposes beginning in the early 1950s through the late 1990s.
(See Exhibit 1-8: Aerial Photograph.) The physical characteristics of the site
are provided within the various sections of this chapter.
æ
Saguaro Springs
Specific Plan
11-1
ExhÎbit ILA: Development Context Map
Lagend
l.2:] Specific Plan Boundary
C Saguaro Springs Boundary
~ Neighboring Development
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Saguaro Springs
Specific Plan
11-2
Development Capability Report
B_ Topography & Slope
The Specific Plan area has historically been used for agricultural purposes
and is characteristically flat with slopes under five percent. The site in
question contains approximately 217 acres, which is bisected by Quarry Rd_
The overall topography of the site gently s!opes from the south to the
northwest portion of the properly. Elevations range from 2085 ft. to 2068 ft.
Existing topography is shown in 1-foot contour intetvals on Exhibít 1/.8:
Topography-
1. Hillside Conservation Areas
There are no hillside consetvation areas located within the project
area. Furthermore, there are no protected peaks or ridges as
described within the Town of Marana Land Development Code,
section 17.01.02.
2. Rock Outcrops
There are no rock outcrops located on the subject site.
3. Slopes of 15% or Greater
There are no slopes 15% or greater located on the subject property;
therefore, the project site is not sUbject to Hillside Development
Zone requirements as set forth in the Pima County Code, section
18.61 and Town of Marana Land Use Code Title 19.
4. Other Significant Topographic Features
The project site contains several significant topographic features of
varying height. There are several berms at various locations
throughout the site. The first runs paranel to and approximately
1200 feet north of the south property line. The privately owned and
operated Quarry Road sits atop a berm, causing it to be e!evated
above the surrounding property. The height of the berm varies from
1-foot in the middle of the site, to 6 feet at the west edge of the site,
to as much as 8 feet toward the north portion of the site. Another
berm runs parallel to the west property line and varies in height from
1 foot to 3 feet. Finally, there is an existing earthen channel located
on the northwest portion of the sitc. This channel drains from the
mid-point of Quarry Road to the mid-point of the west property line,
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Saguaro Springs
Specìlìc Plan
11-3
Development Capability Report
5. Pre-development Cross"Slope
The average cross slope (ACS) of the property was calculated in
accordance with section 18.61.051 of the Pima County Zoning
Code. The area owned by Arizona Portland Cement Co. was not
considered when determining the ACS of the project site. The ACS
of the site is i .40%, and was calculated as follows:
Average Cross Slope = I x L x 0.0023
A
Where: 1= Contour Interval In Feet ]
L= Total Combined Length of an Contours in Feet
----
0.0023 = Conversion Factor for Feet to Acres Times 100
A= Total Area of Site in Acres
Average Cross Slope 0: 1 x 132,566 x 0.0023 -= 1.40%
217-36
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Saguaro Springs
Specitic Plan
11-4
Exhibit ILB: Topography
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Saguaro Springs
Specific Plan
U-5
Development Capability Report
C. Hydrology
This portion of the Saguaro Springs Specific Plan includes a description of
on-site and off-site pre-development hydrologic characteristics and water
resources.
1. Off-site Watersheds
The existing watersheds that impact the project site are delineated
on Exhibit /J.C.1: Off-Site Hydrology with their associated drainage
area and 100-year peak discharges.
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2. Off-Site Watershed Features
The offsite watershed areas are characterized by high relief
mountains in their headwater areas that generally drain to the north.
Drainage in areas downstream of the mountain peaks is
characterized by ill-defined channels flowing across gently sloping
terrain. There are no significant manmade features in areas
upslope of the project site other than Twin Peaks Road and
diversion berms, presumably agricultural in nature. The Arizona
Portland Cement Company conveyor belt system (located on
Quarry Rd.) runs southwest to northeast within the site and coUects
and diverts runoff from the southeast to culverts near the western
property margin that convey flow underneath tho conveyor belt
system. Several manmade drainage features are evident in areas
downstream of the project site.
3. Off-Site Watershed Drainage Areas
The project site is impacted by three existing offsite watersheds,
labeled A, B, and G on Exhibit II.C.1: Off-Site Hydrology. As stated
in the Master Drainage Report prepared by Urban Engineering and
dated June 17,2003, Watershed G includes the drainage areas of
offsite watersheds A and 8, and collects at the Arizona Portland
Cement Company conveyor belt system that traverses the project
site from the southwest to northeast The drainage areas and 100-
year peak discharges are listed on Exhibit II. C. 1: Off-Site
Hydrology.
4. On-Site Hydrology
The site is impacted by shallow sheetflow associated with runoff
generated from the offsite watershed areas shown in the hydrology
exhibit. $torrnwater from these areas generally win flow north-
northwest from Twin Peaks Road and will collect along the Arizona
Portland Cement Company conveyor belt alignment. Runoff
coUected at the conveyor belt will be conveyed underneath the
private roadway at this location by two small culverts or will spill
overtop the roadway and continue to flow northwest as sheetflow_
The majority of the project site is mapped by FEMA (Map Number
04019C0995 K) as a Special Flood Hazard Zone AG, experiencing
average flood depths of 1 foot during the 1 OO~year flood event.
æ
Saguaro Springs
Specific Plan
11-6
,"'"
Development Capability Report
5. Existing Downstream Conditions
Runoff conveyed underneath the conveyor belt system is conveyed
to the northwest property boundary by a small channel. This
channel lacks capacity for large storm events, and runoff will leave
the site onto downstream areas as ill-defined sheetflow, typically
flowing to the west-northwest.
6. Section 404 Permit
During the processing of the Saguaro Springs Block Plat, an inquiry
regarding Section 404 permits was made to the U.S. Army Corps of
Engineers. In its response letter, the Army Corps indicated the
project is not subject to its jurisdiction under Section 404 of the
Clean Water Act, as there are no waters of the United States within
the project area.
In April 2004, Westland Resources, Inc. completed an
Environmental Due Diligence Support study in which it was
concluded that no jurisdictional waters of the United States are
located on the Saguaro Springs project site.
æ
Saguaro Springs
Specific Plan
11-7
Exhibit II.C.1: Off~Site Hydrology
WA'ÆRtIHeз··~·
.....
A 53'
. ''"
. ""
F 2917
100:'1'F1!'¡¡¡,tI,K
-
,...
..,
"40
"40
~'Jfi:e
, --- - $ia<_
N.T.S.
æ
Saguaro Springs
Specific Plan
11-8
Development Capabîlîty Report
D. Vegetation & Wildlife Habitat
This portion of the Saguaro Springs Specific Plan includes vegetative
communities and associations and wildlife habitats identified within the site.
Westland Resources, Inc. completed an environmental overview of the
property in April 2004 with the purpose of identifying any biologico! resources
that may be present on"site.
1. Vegetatîon
The project site is a part of the Arizona Upland Subdivision of the
Sonoran Desert. The majority of the plan area is listed by Pima
County Land Information Systems as Agriculture/Developed!
WaterlBare Ground with "Active Agriculture" as its existing use.
The 19-acre parcel at the southwest corner of the site is a
combination of Paloverde"Mixed Cacti and Shrub"Scrub Oisclimax
Communities. (See Exhibit II,D.1: Vegetation Communities.)
Species identified by WestLand ResourceS during a fieid inspection
include: Russian thistle (Salsola iberica), Bermuda grass (Cynodon
dactyfon), desert globe mallow (Sphaeralcea ambigua), desert
broom (Baccaris sarothroides), stunted mesquite trees (Prosopis
vefutina), and large mesquite and foothill palo verde trees
(Cercidium microphyllum).
a. Significant Cacti and Groups of Trees and Federally"Listed
Threatened or Endangered Species
The vegetation on site is typical of the Arizona Upland Desert: it
is neither unique nor highly scenic. The larger trees have
potential aesthetic and screening value. Arizona Game and Fish
Department has provided a líst of special status vegetative
species that arc known to occur in the vicinity of the site. These
species are displayed in Table 1: Evaluation of Special Status
Vegetative Species.
Table 1:
Evaluation of Special Statu5 Vegetative Species
Identified in 2004 AGFD Letter
Pima Indian Mallow
Federal Species of Concern;
Sensitive: Salvage Restricted
Abutilon P;¡rishii
Thornber Fi~hhook
Cactus
Mammillaria Thornber;
Salvage Restricted
Source: Arizona State Game and Fish Department Letter;-2004
æ
Saguaro Springs
Specitic Plan
11-9
Exhibit 11.0.1: Vegetation Communities
Legend
B SpøciflC PUm BQundary
Saguaro Springs Boundary
Vegetation Communities
_ Soooren RIparian Scrub
l;ii~Æm Palo Verde/Mixed Cacti
b£;;)2lI Agricultlll'eIOeveloped Land
.
L__m_
0_- "'æTHE
1500 Feet ( \ PLANNING
- n___; , . GENTER
\, i".-.-.-.,.;,-,-"""......:.."""."""
·_-_/IJ!~"'."'''\rnl..,'''1<-'
'...............,....._<-
-'-
æ
Saguaro Springs
Specìfic Plan
1i-10
Development Capability Report
-"""
2. Vegetative Densities
On-site vegetation densities are measured using aerial photographs
and verified during field inventories. Very little vegetation is present
on the site, as it was previously used for agricultural purposes.
Most of the plant species identified on the property by WestLand
Resources are typically associated with disturbed areas. See
Exhibit 11.0.2: Vegetation Densities.
WestLand Resources has completed a Native Plant Preselvation
survey, which was reviewed and approved by the Town of Marana.
{i
11-11
Saguaro Springs
Specific Plan
Exhibit 11.0.2: Vegetation Densities
'-"!Jond
~$p$cIfi(;Pl8nBou,.,døf)'
C SaQl.ll:ltoSprtngG Boundary
mHlghOoo5ityVeg!lWOOn
o
1500 Feet
1···r'lfI~~N'NG
\ / ""..o,""£7-,~.~.;':,~,,,,;
···_··'-··1~.,'''r~JI''''''''''
,-~.....".....
-,.-
æ
Saguaro Springs
Specific Plan
11·12
Development Capability Report
~
~
~
3. Wíldlife
In the site visit performed In April 2004 by Westland Resources,
wildlife observed on the site was limited. Identified on-site at that
time were the greater roadrunner (Geococcyx californianus),
gambel's quail (Callipepla gambe/Ù), mourning dove (Zenaida
macíOura), loggertJead shrike (Lanius iudovicianus), and whiptail
lizard (Cnemidophorus sp.).
a. Arizona State Game and Fish Department Letter
A letter from the Phoenix Regional Office of the Arizona State
Game and Fish Department (AGFD) is provided as Exhibit
II.D,3.a: Arizona Game and Fish Department Letter. AGFD's
review of the Heritage Data Management System (HDMS)
identified two special status wildlife species as occurring within
two miles of the subject property. Table 2, below, lists these
species and their status.
Table 2:
Evaluation of Specíal Status Wildlife Species
Identified in 2004 AGFD Letter
Cactus Ferruginous
Pygmy Owl
Glaucidium Brasiiianum
Caetarum
Federal Listed Endang!>red,
AGFD Wildlife of Special
Concern
Pocketed Free-Tailed
Bat
Nyctinomops
Femorasaccus
BlM Sensitive
Source: Arizona State Game and Fish Department Letter, 2004
b. High Densities of a Given Species
AGDr did not identify high densities of any species of concern
on the site. There are no known federally listed species on the
site or other known occurrences of wildlife species of special
concern.
c. Aquatíc or Riparian Ecosystems
There are no perennial or intermittent surtace water resources
within the project area and aquatic and riparian ecosystems
typically associated with intermittent or perennial surtace water
resources arc likewise absent from the parcel.
æ
11-13
Saguaro Springs
Specific Plan
Development Capability Report
~,
,~.,.
d. Wildlife Species Anticipated to be Found within the Project Area
The following common species, although not observed, may
reasonably be found on-site: coyote (Canis latrans), black~tailed
jackrabbit (Lepus cafífornicus), Arizona cotton rat (Sigmodon
arizonae), Sonoran gopher snake (Pituophis cateniter affinis),
desert coach whip (Masticophis flagellum), and various whip tail
lizards (Cnemidophorus sp.).
e. Special Status Species
Of the 24 endangered, threatened, proposed or candidate
specìes listed for Pima County by the federal government under
the Endangered Spedes Act (ESA), only two have a reasonable
chance for occurrence on this property: the cactus ferruginous
pygmy~owl (CFPO; Glaucidium brasilianum cactorum) and the
lesser long"nosed bat (Leptonycteris cursoae).
The majority of the Saguaro Springs project site is within U.S.
Fish & Wild!ife Service (USFWS) CFPO Survey Zone 1, which is
considered by USFWS to be "areas within the current range of
the pygmy"owl with a high potential for occupancy." The
Specific Plan area is not located within the proposed Critical
Habitat for the CFPO, nor is it within a CFPO Draft Recovery
Area. as defined by USFWS.
The lesser long-nosed bat is listed as endangered by the
USFWS and as a Wildlife Species of Special Concern by the
Arizona Game & Fish Department (AGFD). The bat is
migratory, and based on AGFD's Heritage Data Management
System, the nearest recorded roost sites for this species are 30
miles northeast of Saguaro Springs. Because no suitable roost
sites are known on or immediately adjacent to the property. it is
extremely unlikely that the species would be found on-site.
æ
11-14
Saguaro Springs
Specific Plan
Exhibit II.D.3.a: Arizona Game and Fish Department Letter
,~o.
t_=
2¿21W,,>'Gl!l"MmRo"".?;""Œ,Al&502:J·4:J99
'ô02J94?"JDO(¡''''"HJ_':(J'1
"0"""""
,~,,,N^,ou"";O
Goro.,,,,,""O'"'
Oi,'~."'" ~",",ç,t";U'O" Ate,,,,,,
W"W'G;,~,,^,,,f';<",",,
J"'M'''~",\'O'''\
M""A-"CM.""""""."üoq,,,,
""""~""WÜA".(;i"JJç.c"'Ori
0>""""'"
Dl'AJ;>:L5>iwc,;,··,
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THE STATE OF ARIZONA
GAME AND FISH DEPARTME:NT
hncI4,¿OU4
\;1<;. Robin Vaknc'_lida
ih;'l'llinJlii!>;C~nkr
IIOS,C'hnrch
SlliwÚJ20
lucso!1, ,'\/35701
Re' Special s.taws Sp<'i.:Ì'" InÎormmior~ for T»"mhip 12 SOli!!., ¡bing!' ]1 Fast, Sec1îúu !~;
Tnwnship ]2 SOllth, Hangc II £1\5t, Section 13; J'ro¡)used Planned Comrmmlty,
l..:¡m]J\'rt L..""rrwi" Pl'ak~ RIHHL l\·h.-aUiI,
lkar\l" V"ienYlwln'
Ilw ,'\ri¡úna G,Hn~ '\11<1 Fish D~f:>:¡rlmel1l (Depanmen¡¡ Iws I'cviewçd ymll r~q¡¡>:ö\, dal,-'.cl ,iUJlë :! 1_
¿Of'..., "'i:\<1frlin8 ~pccia! ,i.1tltS specie;; ¡¡¡ïormation ¡\ssoçi~\1Ç\1 wi\h ihe ilblwÇ-rd~renççd project
:{riO,¡ TI)(' Dçpartnwm's fkutag>: D,\t<¡ l\hu~ge!l\çnl Sysœm (HDMS) h¡\~ beL" acctsscd J>1d
i.·WTCl1t rcçol'ds ~;how 111m the 'Jpe\:i(ji stmll~ spccie,: [isœd on th~ ¡ut"dll1J(:n! h~,'~ tktn
d"c",,¡çnl~d io< ,;çç.\IITing in ¡ -,,, F,r(~¡ed an,,' (with;" 3-milc hul1cr¡ in addition, the ProF;;t
Gccun; within tht vkinity oÎ PrüpoEed CrìÜc¡d Habitat for the cuervs rerrugillOus I)yg",:',uwi
\(;}oll('i,11"'" hril-,ilifil¡¡¡1II uldonaul adji!t~nt "ccji()11 to cu,st.
rh~ Uep:¡¡'{¡n(' )j'o HDMS d~'ta ~!I'C [lOt inwnded 10 include pOK'lHíal diwihuliol1 of -"pecial St:HII~
~i""';ö Ari/on,,;, large and divuse with planl.\, ~nirnai~, and tnvinmmcntul ç0l1diÜ0nS thai art
¢Vtf cl1"nging. COn&cijllem!y, many :¡I'C~IS m~)y \'"'!ltai" sp~~i~s iI,al biol()gist, .1,-, nul kn()w "boUI
ú¡ ''P~cks p,-e',-io\lsly nnttd in ~ par(içulur (1'-"(1 111\\)' It!) long~'- o""ur ¡¡¡",-c, Nüt:ill 01' i\ri/(J¡"I
1,0,0 iX"c-n WJY,-"yc-d lor >pccÜtI $(;11",; ,pecico$, ?'nd SHI'VC.}-'$Ihal hav" heen ",,,,,dLEeled I",v,-, """cd
gn'''th'inxüpeand;m,>nsity
\,hking avaibbk tI"o i"trJn"m,o" does nul 5l1h;lin,:e ffjr Ih" Dq-",rl"W;I!" Ic;\'i,",,, i\f' pmicd
pmpv;als, uml should Ill)! decre(!~e om opportunities (0 rev;ew ~nd ~l'ajll~ue ne\\' pro¡c,,¡
pmpDsal" iJnd ~itcs, Tk. Dcpm'lmCnl is aiso concerned about other reSOllree vahlç:;, such as oiliçl
,-,.-ildlik, i"c'luJ;ng gam" opc,,-,j,,s, ami wildlik-rebled œ'-'J'e"ti"" Thç f)':p,\rtmcl1! w,-'ldd
([prr~çil1!ç the npp()i'luJ)ity Ie. provide ;jJ! ev<¡luation ofimpaC1s l(1 \'iíldlift (II' wild!i¡;;" h;lbit~u;
,bSUC;;¡kd ",ilh prnj,y¡ m."livi¡¡ö occu1Tinl! ¡" tlit" 'iuhj""! are'L whcn spee-d'.:- ildaih; bec()l11c
:¡\-'aiiahle
-\,,""" (""'~""N;;-\·'''^,0'''''"'"''(t"''MO~^'''O",.,",,,,''1
æ
Saguaro Springs
Specific Plan
11-15
Exhibit II.D.3.a: Arizona Game and Fish Department Letter, continued
\h. Ru\.¡i" Vak:Vlicl;;
.Imw24,2ÜO'1
)
Hyuu "'H'e "")"I"""I;ùn;; ¡'cgarding ¡he atlnçhed :ip"ç;oö liöt, pleaso ÇOI)\¡¡çt me:11 (602) 789-
361\;, Genera! sl¡¡tus information, st~Hc-wi(k a.nJ CDli"!y di;;lrib"li"n Ijsl~> and abstracts for ~0nK
,;peclal sbh, src"¡e~ arc aJ30 available on our w",b sit~· at: hltp:i/wW\\',:1?.J.lf;L1;ºmilglr.rI~.
Sìnccrdy_
SabrnS_ Sd¡Wm1l
H~I;I,,!!.t Data M¡ma¡pnent Syslcm, Coorditwtor
SSSs,
Attachmenl
,'\' Bob Brœçiwid, Habìwi Branch Chid'
¡"an Scott, I-bbitm Prognim Manager. Regjol1 V
'\(¡!-D!HI(;·21·{J4(IUj
æ
Saguaro Springs
Specific Plan
H-16
Exhibit II.D.3.a: Arizona Game and Fish Department Letter, continued
Special Status Species within 2 Miles of T12S,R12E See 18; T12S,R11E See 13
A'¡m"~ Gô"A' ~n,1 fiól1 Dwartm""¡' l'le,.itoge Dßtß ~\gnagúmocl Syo;om
JußG24,20ú4
~c,onWio"","*
Com",onNorn.
ESA USF~ ßLM W$CA NPl
,H,,,!',,..,!,,,,!,,,,,
P¡m~ IMi"" MÐ,I,}w
~il;
~
Sit
G,'''''D,;cj.'';I''N,~&Ji&l;ij'''M"I''njm
(;""I~~ FerrllQ¡~ÚI.I< P)'gmy_n'JIl
TI,,,dle,Fi,l1IwokCac:,,,
LE
W(i(
,v,o"'''''!!;¡ri""wmj]$fi
SIi
'"V,iÚ'j',m,v.',<'"m"m,'""W;
PÛ,,'"lod F100-1~II<JJj 881
,
Propoæd Cri1icol Hobilallt} ' IIle G<!C¡U~ !Ð1rugi"ouo Pysmy owi in project a'e~ (~,jjace"! ~~¡;¡¡( ' Ir, A~'li AGFD #
iJ\i^21_0'JpO), Speç;lo: ÇllaIl propœ>ll. I.~,,,t>"ri Lsne/Twin Peak6 Ho¡¡c, PrGjec( #nAP-02
æ
Saguaro Springs
Specific Plan
11-17
Development Capability Report
E. Solis & Geology
This portion or the Saguaro Springs Specific Plan identifies geologic features
and soil associations within the site.
1. Geologic Features
The project site lies in the Tucson Basin, within the Basin and
Range physiographic province of southern Arizona, which is
characterized by elongated mountain ranges separated by broad
alluvial valleys. The basin is surrounded by the Tucson Mountains,
which are composed primarily of rhyolitic volcanic rocks, and the
Santa Cata!ina, Rincon and Tortolita Mountains, which are
composed primarily of granitic volcanic and metamorphic rocks.
Sediments may be up to 10,000 feel thick in the centra! part of the
basin. The alluvium is highly variable and ranges from dense sand,
grave! and cobble deposits to silts and days. As provided in the
Topography portion of this document, slopes on the project site are
gentle, and there are no peaks, nor rock outcrops within the Specific
Plan area.
2. Soils
The information provided in this section is based on the Saguaro
Springs Geotechnical Engineering Evaluation by Pattison-Evanoff
Engineering, LLC (dated June 14, 2004) and generalized soil maps
based on Soil Survey data available through Pima County Land
Information System (peUS).
According to these sources, the site contains soils that are
"generally sands and clays with varying amounts of gravel. Zones
of light to moderate carbonate cementation were encountered
throughout the site." The soil is fine and loose at the surfacc. AI!
onsite soils are well-drained, and arc compatible with the proposed
development, given the proper engineering design.
The main limitations for on-site development are shrink-swell
potential. II buì!dings are constructed on this soil, properly
designing foundations and footings and diverting runoff away from
buildings help to prevent structural damage because of shrinking
and swelling. Specific engineering recommendations for the
treatment of on-site soils are discussed in detail in the Saguaro
Springs Geotechnical Engineering Evaluation.
Exhibit II.E: Sails Associations shows soils associations within the
project area. The following descriptions from the United States
Department of Agriculfure Natural Resources Conservation Service
(NRCS) Soil Survey for Pima County provide information about the
characteristics of each soil series.
æ
Saguaro Springs
Specific Plan
11-18
Development Capability Report
a. Mohave Series
The Mohave series is considered to be a well-drained, fine-
textured soil with a depth to approximately 60 inches. These
soils are found on flood plains and alluvial tans by rivers and
streams. Elevation is 2,200 to 3,300 feet. and slopes of 0 to 1
percent are common.
The general soil characteristics of the Mohave clay loam soil
indude moderately slow permeability with a moderately alkaline
soil reaction. The vegetation present is mainly triangle bursage.
bush mUhly, burroweed and creosotebush.
Runoff is slow to medium, and the hazard of water erosion is
slight to moderate. The hazard of wind erosion is moderate.
b. Tubac Series
The Tubac son series is considered to be a very deep, well-
drained, fine-textured soil with a depth to more than 60 inches.
These soils are found on nearly level basin floors and fan
terraces. Elevation is 2,200 to 3,400 feet, and slopes of 0 to 1
percent are common.
The general soil characteristics of the Tubac clay, eroded and
Tubac sandy clay loam soils include slow permeabmty with a
neutral to moderately alkaline soil reaction. The vegetation
present is mainly chainfruit cholla, burroweed, fourwing saltbush,
mesquite and creosotebush.
Runoff is medium, and the hazard of water erosion is moderate.
The hazard of wind erosion is moderately high.
æ
Saguaro Springs
Specific Plan
11-19
Exhibit II.E: Soil Associations
_~.II~
~~/,
/
~eM 0
8 Specific Plan Boundaty
Saguaro Spril1!J8 Boundary
SOiIA6&oclations
B MdA-MotIave Sandy Loam, Otø 1 Pørcoot
~ Mo-MohaveC!ayL08m
L,~,: IW - Rock land
ITff!$ TtA- TubacSandyLoam, 010 1 Percent
iX" TuA - TubacSandy Clay Loam, 0 to 1 Percent
G'il'U Tv2_TubacClay, Eru:lad
1500 FINd
~/ -,-- ""\ Œ) :btKNNING
" i aD CENTER
',,--,,/~;:."'"¡;~-:-:~
---
-.-
æ
Saguaro Springs
Specific Plan
11-20
Development Capability Report
,,~%
,p~
F. Cultural Resources
This portion of the Saguaro Springs Specific Plan identifies paleontological
and cultural resources within the site_ Such resources include both cultural
artifacts and non-cultural remains (paleontological evidence) and can be from
the prehistoric or historical periods.
1. Location of Resources on Site
A total of four archaeo!ogical sites were investigated during the
surveyor the property. One of these sites was determined to be
outside of the development area, and no further work is
recommended. The other three sites are possible habitation sites
with one or more buried pit houses and/or other features. These
three sites are potentially eligible to the National Register of Historic
Places (NHRP) because they are !ikely Lo contain significant sub-
surface deposits that can contribute important data concerning
prehistoric use of the area.
At one site, AZ AA:12:77, buried deposits had already boon
unearthed in the construction of the E! Paso gas lìne. Testing at
these sites was undertaken to both determine each sites' NRHP
eligibility and to assess the type and extent of their subsurface
remains.
2. Letter from the Arizona State Museum
Because there is a portion of the property that has never been
surveyed, the Arizona State Musoum recommends a surface
inspection be performed by a professional archaeologist for that
portion of the property. In addifion, a comprehensive data recovery
plan for site AZ AA:12:77 win be imp!emented, and a treatment plan
will be submitted to ASM for approval. The ASM also recommends
sites AZ AA: 12:327 and 328 be reassessed for treatment (See
Exhibit liP AriZDna State Museum Letter.)
A complete survey of the property has been completed, and a
testing plan has been approved by ASM since the !eHer from ASM
was received. Tierra Right-of·Way will begin testing on 9/23/2004.
Once the current round of testing is completed, a single
comprehensive data recovery plan will be developed for all the sites
within Saguaro Springs that are National Register eligible. This data
recovery plan wil! include a scope of work designed to mitigate the
impact of the development on the sites. ASM will review the data
recovery plan. Tierra Right·of·Way has already acquired the
necessary permits from ASM to conduct the archaeological
investigations.
æ
11-21
Saguaro Springs
Specific Plan
Development Capability Report
(~,
"",
All recommendations by ASM will be carried out prior to any ground
disturbing activities_ Arizona Revised Statutes §41-844 and §4i-
865 require that the Arizona State Museum be notified in the event
human remains or funerary objects are discovered during
construction.
æ
Saguaro Springs
Specific Plan
11-22
Exhibit II.F: Arizona State Museum Letter
""
""";""';';
IHE UNi;¡"~"IfYOF
AR!ZONA,
"....,·:'.",u,
lucso"Ai«ZO"A
'-1,..;,-
.iUI1~ ]ß. ]004
Robia V~k:muel¡"r¡"n'1e"
Th(' P¡al1nìJ1gC~I1\~¡
IWSüuthChurrhSI.
Tucson, c\r;wl\aR570]
¡{<:: c\rühaco!ogico.! Reeord~ Ch¢~k rdal¢d to a poniol! ofSectio,-. tR TUS, RilE, Salt and Gì!~
Ri,er Baseline nnd Meridian. EMP.02_ tThe portion of this prDJcc! lo(;<\!td in th<.: SF Sf..: S I j
T123 Ri 1 E in uniflcor[mraœd PÜm, COUII!Y ;s de~!I with se¡mm\eiy in »- Pima County
Ardwç0log;çnl R\Je0rd~ Check Form, 'Òf\c!osedì
De~r 11.'1;;. Vuì~!1I.ud"
On Jane 22, ],()04, we rece;ved il request for an arcM<òologicaJ rocords th~ck rdakd III the
nb{)v~_rÇ "rçn=j prnper!y i havlÖ ch~ck~d our records and havc di5covtred the following i\lo,t
(¡fthe property was ~u.rveyed in 1996 by p~!>onud Jìl)m P,ok-ssíüJJal Aldmeolog,cal S,,'rviœs
nnd Teclmulogies (P,A,S.T¡. Th" NE comer of the propeny was surveyed in 1981 by IJlÜver"p,-
Dr Arizona slI.!d,;nts, and ¡hi: EI Pam Gas ¡inc r-o-v" \v!\ó surveyw in 2GO I by URS. A large
f,,'rli'''1 d th~ pwpc.-t)' ~tJrwUEld¡ng 1h" NW corné:r <If S 18 has· nt-vcr bé:é:!1 surveyed. Contrary to
what has been reponed e1~ewheœ, the P_A_S_T $urvey IVas never completed due tIJ ~'\mmle(\Jal
,ssucs.andtheollJy¢xtantroportwßspre!íminaryinnatu!'e Thetutalnumberof¡wre;¡g<;-t)01
,mvcy"J i" :~"elio" 1::1 W¡¡, 170. ouj it i~ ""dé:ar h<lw m"d1 üt't.he un,IJIY¡,yed area \Va, wiihin
Ihi~ pr()ie,,¡
Thrtot nrehacol()jpcal sÜe" ali ü! ,,,hich have b~cl1 reoot11m~nded a, digillk fow inclusion Oil th"
Nadonal Rq¡í~¡~I-(,fHìmJ¡j(; P¡¡¡(;",~ <1ft kW.Jw!l(o t.,-is: on tlw µJOp"'rty AX AA 1277, ,n. and
.ng,ASM). The;¡~ three ~Ì\iJS were Jes¡cd in [997 by S¡aÜSlical Rese-ar~h, 1nc_ (SR!) who
dl'iCüvtrtd tl11itüll thrcc contained ímport.il!Ji infonm\t[on about thc pú,;L AX AA:12:77(AS!\1) is
iti! ¡i"uIMly ,ignÜjç¡H11 Thirty_three realm<=,> We'G idelllifid during t.he testing induding 15 pil
Slf¡¡c\\ite¡, or possible pit :;¡rucwœs, ¡ roasTing pit, 2 midden area,> a earn¡ì, ¡¡ fc"~rvoif, llnd 12
ûther pi1$. SRJ's recQmm0ndmiof\s incl\1dùd th¢ iOJ!owjn¡; p05~ibilitk;:; j I) avoidance: (2) ;;itc
hu,;al; (3) daia rCC<1VcfY; ilnd(4) a combínatiün ofavüidanœ and data f\: cover',' IJavoidanceis
W)! I)(!.,"ìbl~, ,ht~ H:çove,)' would be I!t:œssmy 31 S.ik AI AA 12:77(ASM), w< ontliœd by SRI
il is uncl~a:r wlwthergÌler; 1\2 AA: 12:327 and 32ß(ASM) arB s(ill inL~ct.; and ¡11i, mu,¡ be known
bdor<: ASM can mak~, (ÇcommcndMion~
~~
1't®J)~)
~~~
11-23
æ
Saguaro Springs
SpeCÎfÎc Plan
"'"
Exhibit II.F: Arizona State Museum Letter, continued
2
Tu wmmarize, ASIv! is makiog lh<ò Ü~Howing rC'''ommt'mhÜio!ls
I lh¡¡( ft comprehensive data recovery plan for Site AZ AA:12:77¡ASM) a$ stipulated by
SR! be impleuwn!d A (Jel¡Ün(,nl plan should be submitted for approval to ASM
2 That ¡he present condition of sites 1\2. AA: 11:327 and 3']:8(ASM) b~ reassessed, al\(l that
WI.'ommenda1Íons f(,r possibk ircatmen! be mack.
.' B¡X;[iU5e ASM has learned that mere is a 5ubstauliaJ paJ! of lhC' µWp""Jty (flUl j¡¡¡~ I)«"I;:(
beensur,,(Oy(,dfOf¡¡r<:haenl()gicalrt;~ü¡¡rccs, wcrr\Commcndthattl¡j5 porhon of the
propenybcSUfyeycdbyapruf<òssÎ()nalm<.:ha\:ologis¡
A lìg! üf ~rch~e())ogicJt¡ contractors i~ aval1abk DB DLU websì!e 111.
ilt.m.>'iWWI'(,%lTcm¡.gi'''\jj)l.m:iwnù~,j"ip",f::Yc,;/pqm¡1SiMrmit.\t:es.~sp
1fyou have any qucg¡ions, pleascdo !1()\ hesilaœ \0 call mc,
Sincerely.
SuBemnon
Assjstanl 'crmi¡s Administmto!
1:520)611-2096
'''''
æ
Saguaro Springs
Specific Plan
11-24
~4~
Development Capability Report
,'='
-
''''''
G. Viewsheds
This portion of the Saguaro Springs Spedfie Plan identifies viewsheds onto
and across the site and areas of high visibility from adjacent off-site locations.
1. Viewsheds Onto and Across the Site
Views onto the site from adjacent areas primarily consist of flat
vacant land and agricultural fields with views of surrounding
mountain ranges, including the Tucson Mountains nearest to the
site and the Picacho Mountains in the distance.
Various photographs were taken of views from and across the
project site (shown in Exhibit IfB.1.b: Site Photos). Exhibit II.G.1.a:
Views Key Map indicates the locations from which the photos were
taken.
2. Off~Site Viewsheds
In nearly all directions, views of adjacent properties primarily consist
of vacant land and rural single-family residences with some
agricultural uses.
The Tucson Mountains wrap around the project area from the
northeast to the south, with Twin Peaks visible to the southwest.
The Picacho Mountains can be seen in the distance to the
northwest. Due to the lack of on-site topographic features, views
across the majority of the Specific Plan area are currently available.
Photographs of off-site views were taken from various points on the
project site and are shown on the following pages.
3. Visibility from Adjacent Off-Site Locations
Because there is little or no slope on the subject property, the only
areas that are highly visible from adjacent properties are along the
project boundaries, including the areas adjacent to Arizona PorLiand
Coment's Quarry Road. The greatest impacts will be along Lambert
Lalls and Twin Peaks Road, as well as along the proposed interior
roadways of the greater Saguaro Springs project. Distant
viewsheds of surrounding mountain ranges will be retained.
See Exhibit II_G.3: Areas of High Visibiiity.
æ
Saguaro Springs
Specific Plan
11-25
Exhibit II.G.l.a: Views Key Map
;0
......
~SpeçJf¡CPlaOBoundary
.
c__
Note:
Ntlmbers shown correspond to photo$ provldød on the folloWIng pages.
~-
æ
Saguaro Springs
Specific Plan
11-26
,~>c
Exhibit II.G.1.b: Site Photos
0'"
fe'
Photo 1: From Lambert Ln.,
looking south across
propeny at the Tucson
Mountains.
,,,""
s'"
Photo 3: From southwest
corner of the property (on Twin
Peaks Rd.), looking northeasl
across site at the Tucson
Mountains.
Photo 2: From nonhwesl
comer of prOpeny, looking
cast at the Tucson
Moontains.
æ
Saguaro Springs
Specific Plan
11-27
Exhibit ILG.1.b: Site Photos, continued
W"
Photo 4: From northeast
corner of property (on
Lambert Ln.) looking south
at the Tucson Mountains.
Photo 5: From northeast corner
of property (on I.ambert Ln.)
looking southwest across site at
remaining peak 01 uTwin Peaks".
"0"
Photo 6: From near southeast
comer of property (on Twin
Peaks Rd.), looking northeast at
Tucson Mountains.
æ
Saguaro Springs
Specific Plan
11·28
Exhibit II.G.1.b: Site Photos, continued
,,",-'
Photo 7: From northwest
corner of site, looking
south along property line.
~
,""'
Photo 8: From northwest
corner of property, looking
southeaat across sitc.
Photo 9: Near liiouthpst
corner of property (on Twin
Peaks Rd.), looking north
across site.
æ
Saguaro Springs
Specific Plan
11-29
Exhibit II.G.1.b; Site Photos, continued
Photo 11; From nonhwest
corner of property looking west
(off-site), view of the Picacho
Mountains.
Photo 10: From northwest corner of
property looking off-síte to the
northwesl, view of agricultural lands
with PicachQ Peilk in lhe far
background.
We
Photo 12: From northwest
corner of property looking
southwest (off-site).
æ
Saguaro Springs
Specific Plan
11-30
Exhibit ILG.1.b: Site Photos, continued
0=.
Photo 13: From northeast
comer of property on
Lambert Lane, looking
north (off-site).
Photo 15: From southwest
Garner of property, looking
northwest (off-slle).
Photo 14: From northeast comer
of property looking northeast (off-
site), across Lambert Lane at the
tail end of the Tucson Mountains.
æ
Saguaro Springs
Specific Plan
11-31
/"
Exhibit II.G.1.b: Site Photos, continued
''''"
Photo 11: From 5Outhw!!st
comer of property. looking
northeast at Arizona Portland
Cement Co. conveyor belt and
Quarry Rd.
Photo 16: From southwest
corner of property looking
northwest (off-site), at the
Arizona Portlaod Cemeot Co.
conveyor belt.
æ
Saguaro Springs
Specific Plan
11-32
Exhibit ILG.3: Areas of High Visibility
w»
<i''''
Logend
t2tZ! Areas of High Visibility
o Spaciflc Plan Boundary
.
,
1500 Feet
rT\jæ~'+~~G
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'" ~~ ''''''''''"'''-,,''"' ~"'.."""""
--
'-'U'"
æ
Saguaro Springs
Specific Plan
11-33
Development Capability Report
H. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views
has been combined to form the McHarg Composite Map, displayed as Exhibit
IIH
æ
Saguaro Springs
Specific Piau
11-34
Exhibit II.H: Composite Map
" J'
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tli~Slfli.I~,lQCATEOIN!OOfONEOFPYGI.IYOWI-HAi!lTAT
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DSaguaroSprings BCllJndmy
SIaIIk!<
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-""""""""""""...........
.
c
1000 Feet
-
æ
Saguaro Springs
Specific Plan
11-35
Development Capability Report
I. Existing Land Uses
This section of the Development Capability Report identifies the !ollowing:
existing zoning, land use and structures within the site; existing zoning, land
uses and structures on surrounding properties and other proposed
development in the project vicinity.
1. Existing On-Site Land Use and Zoning
The site is currently vacant and undeveloped, with no structures on-
site. However, between 1953 and 1997, the property was used for
grazing and agricultural crops, including wheat, oats, corn, sorghum,
barley and cotton.
Currenlly, there are four zoning designations within the Saguaro
Springs Specific Plan area: R~6 (primarily located along the eastern
boundary of the plan area), R-36 (located adjacent to Lambert
Lane), MH (northwest of Quarry Road) and R-144 (at the southwest
corner of the project site).
The R-6, R-36 and R-144 zoning designations permit single-family
residential uses on minimum lot sizes of 6,000, 36,000 and 144,000
square feet, respectively. The MH (Manufactured Housing) zone
allows for the development of manufactured housing parks and
subdivisions. (See Exhibit 11.1.1: Existing On-Site Zoning.)
æ
Saguaro Springs
Specific Plml
11-36
Exhibit 11.1.1: Existing On-Site Zoning
Legend
C Specific Plan Boundary
C Saguaro Springs Boundary
Zool""
me
,,',',
¡¡:¡¡¡MH
~R-144
~
R-36
.': R-6
o
Q]i" -"'\ œ~tÃNNING
.. .. C'Ð CENTER
""'_/ ~'b:~~"I,~¡:ti~
--
-'-
1500 Feet
æ
Saguaro Springs
Specific Plan
11-37
Development Capability Report
2. Existing Conditions on Properties Within % Mile Radius
8. Zoning
Zoning of surrounding properties primarHy consists of rural
residential designations.
Pima County RH (Rura! Homestead), Marana C
(Large Lot Zone), Pima County GR"1 (Rural
Residential)
Pima County RH (Rural Homestead), Pima County GR-1
(Rural Residential)
Marana R-B (Residential)
Marana C (Large Lot Zone), Pima County RH (Rural
Homestead)
See Exhibit 1I./.2.a: Existing Off-Site Zoning.
b. Land Use
The site is surrounded by vacant land and low-density sing!e-
famíly detached homes, a few of which are sìte-built, most are
manufactured homes.
Low-Density Single Fami!y Residential (property within
Pima County's jurisdiction)
Low-Density Single Famiiy Residential and White Stallion
Ranch (property within Pima County's jurisdiction)
Vacant, formerly agricultural land (to become part of the
larger Saguaro Springs community)
Vacant, agricultural land (portion is owned by the State
Land Department)
See Exhibit 1I./.2.b: ExÎsting Off-Site Land Uses.
æ
Saguaro Springs
Specific Plan
11-38
Exhibit ILL2.a: Existing Off-Site Zoning
G1'M
"
I / "
"
"
"
~.
"
"
"
l<Igend
C$pøQitícPI8I'!BouI1òary
CSaguaroSprlngsBoundafy
zorn""
t;TItiC.La~LoIZorw
(!'ZJF-6p&c¡IficPkm
(I:~ Manufactured Housing
""
'R-6
!:JPimaCoun\yZonil1g
.
,
2500 Feet
~/--\ æ~~~~ ~G
" /nn:-~:~
"'., "", ~",.""r_«",...~~
,-........,.-
-,-
æ
Saguaro Springs
Specific Plan
11-39
Exhibit 11J.2.b: Existing Off-Site Land Uses
Legend
EZi Specific Plan Boundary
C Saguaro Spring!! Boundary
o
("'.'--'"
"..
[2]- ---- œTHE
Feet i' \, CI) PLA~NING
\. ..' "ß""""~'~'~'~;~'"''
"- ,,~ 1~1u..."""~""'''~''''
__._c-"""'_
-,-
æ
Saguaro Springs
Specific Plan
U-40
Development Capabîlity Report
c. Buílding Heights
There are single-family residential one-story and a few single-
family residential two-story buildings within 14 mile of the
project site located to the north and south of the project site.
d_ Pending & Conditional Rezonings
There are no pending or conditional rezonings within '4 mile of
the subject property.
e. Subdivision/Development Plans Approved
Except for the 19-acre parcel at the southwest corner of the
site, the Specific Plan area is a part of the Saguaro Springs
Block Plat, which was approved by the Town of Marana in
April 2004.
f. Character of Adjacent Development
Homes in the immediate area contain a mixture of architectural
styles- Most are manufactured homes; however a few site-
built homes are also located along Lambert Lane.
The White Stallion Ranch, owned by the True Family, Is
located south of Twin Peaks Road. This guest ranch is also a
working cattle ranch and has been In operation since 1965.
Because of a vegetative buffer along Twin Peaks Road, the
ranch facilities are, for the most part, not visible from the
project site.
The following photographs were taken of residences located
along Twin Peaks Road and Lambert Lane, adjacent to
Saguaro Springs. As demonstrated, there is no consistent
architectural theme incorporated into the existing
development.
'"
æ
Saguaro Springs
Specific Plan
11-41
Development Capability Report
æ
Saguaro Springs
Specific Plan
11-42
Development Capability Report
3. Inventory of Adjacent Structures
This section identifies existing structures within 150 feet of the
specific plan boundary and provides the approximate location and
existing use for structures identified during a field inventory. Table 3
below describes existing structures and uses identified within 150
feet of the Plan boundary. Based on the inventory, there are 10
parcels within 150 feet of the project site that are currently being
used for residential purposes.
æ
Saguaro springs
Speçifiç Plan
11-43
Development Capability Report
Table 3
Existing Structures & Uses Within 150 Ft. of Project Site
See Exhibit /t./.3: Structures & Uses Within 150 Feet Ke Ma .
216-14+00'70
2
215-12-0048
3
216-15-0648
,
216-15-0618
5
216-15-0560
6
216-15-0570
{
216· 15-0580
8
216-15-0590
9
216-15-0620
10
21ú-15-0630
11
216-15-0G1A
12
216-15-064C
13
216-40-001 A
14
216-40-0020
15
215-13-005E
16
215-13-005H
17
221-01-015A
'"
215240050
19
215-26-0138
Arizona Portland Cement Com an
71.1
tndustrial
State Pr<~.P~rt
Limited Use
Mobile Home
L,ifld
Mobile Home
Land
Mobile Home
Land
Mobile Home
Laod
SFR (5 Ac. or
less
SFR (5 Ac. or
le.~.~t
Mobile Home
Laod
Mobile Home
Land
Mobile Home
Land
Vacant Land
Limited Use
SlatePro ert
Ranch
Pro ert
Residential
Improvernenl
S+Ac.
State of Arizona 218.6 State Pro ert
Ranch
Arizona Portland Cement Com an 1299.9 Pro ert
Source: Pima Goooly Assessar's officê-:July 27,2004
Mining,Quarrying,
Processin
Vacant Land
Limited Use
Mobile Home Use
Unsubdivided
Mobile Home Use
Subdivided
Affixed Mobile
Home
Mobile Home Use
Subdivided
Urban
Unsubdivlded
Rural Subdivided
Affixed Mobile
Home
Mobile Home Use
SubdividE!.~L.
Mobile Home Use
Subdivided
Undetermined
Limited Use
Vacant Land
Agricultural&Non-
A ricultural Uses
Mobile Home Site
Vacant Land
Agricultural & Non-
A ricultural Uses
æ
State of Arizona
313.9
Law ers Title of AZ TA 6788 T
2_0
Norman ß. & Barbara J. Chadburn
1_0
Brian K. & Starr L nn 1'1 der
2_0
Travis Edwin ~ott
2_0
Dena R. Ho tlGar & Christina Gorto
2_0
Daniel & Joann Conlorno/Anna Niris,?o
2.0
Mark E & Jo ce 80H
2.0
Aaul A. & Barbara E. Padilla
1.9
Eric W. & Lorraine A. Carter
0_6
Viola E. & Kevin T. Case
0_9
Fide!it National Title TR 10851
447.5
Arizona Portland Cement Com an
10.'7
Slale of Arizona
476.2
Arizona Portland Cement Com an
87.9
Marlene H. Pa'unas
29.0
Saguaro Springs
Specific Plan
11"44
Exhibit 11.1.3: Structures & Uses Within 150 Feet Key Map
legend
DSpeclfiçPlanBoundary
'-':':', State Land
Note:
Nulßbers shown comtpOtId 10 Item8 in Table 4 on previous page.
o
1000 Feet
[:]... .... CIIOTHE
i "', œPlANNING
____ ,i .,"'''''''~~~.~~~'''.,
-.-.' '=~PJ-"'¡"''''''''''
---
-'-
æ
Saguaro Springs
Specific Plan
11-45
Development Capability Report
J. Traffic Circulation and Road System
This section identifies traffic circulation and the existing road system currently
servicing the site.
1. Existing and Proposed Streets
Access to the site is currently provided by Twin Peaks Road to the
south and Lambert Lane to the north. Access to Interstate 10 is
currentiy available via Airline Road to Avra Valley Road, which
intersects with Interstate 10 at the Avra Va![ey traffic interchange.
The following are descriptions of existing and proposed roadways
that are adjacent to the Saguaro Springs Specific Plan area:
8. Lambert Lane
Lambert Lano is an east-west oriented 2-!ane paved road that
terminates at AirHne Road to the west and transitions into
Silverball Road to the east. Lambert Lane has an existing and
future right-of-way of 150 teet, half of which was dedicated by
the Saguaro Springs Block Plat in April 2004. This roadway
will be subject to the improvements recommended in the traffic
impact analysis, upon its acceptance by the Town of Marana.
From northo:.ast corner of
property, looking west along
LamoortLane.
æ
Saguaro Springs
Specific Plan
11-46
Development Capability Report
From northwest corner of
property (at intersection of
Lambert Lane and Airline Road),
looking east along Lambert
Lone.
From nOl1heast corner of
property, looking ea5t aloog
Lambert Lane.
b. Twin Peaks Road
Twin Peaks Road is an e£l.sl"west oriented roadway that
serves as the southern project boundary. Currently, Twin
Peaks Road is a 2-lane paved arterial roadway with an
existing right-of-way of 105 feet, 45 teet of which were
dedicated to the Town by the Saguaro Springs Block Plat in
April 2004. The future right~of-way for this road is 150 feet,
per The Town of Marana Major Routes Rights-of-Way Plan
(March 2004).
Twin Peaks Road extends beyond Marana Town limits to the
west and through Continental Ranch to the east where it will
eventually connect with Interstate 10 at the new traffic
interchange, which is currently in design. Twin Peaks Road
presently serves as a major aCC8SS to the rural communities
and farms located west of Marana.
Currently, there are open, unlined drainage channels
alongside Twin Peaks Road. Improvements will be required to
address drainage issues along the roadway.
æ
Saguaro Springs
Specific Plan
11-47
Development Capability Report
Frol1l southeast corner of
property, looking east along
Twin Peaks Road.
From southeast corner of
property, looking east along
Twin Peaks Road.
,-
Looking southWe!:It at Quarry
Road from Its Intersection with
Twin Peaks Road.
æ
Saguaro Springs
Specific Plan
11-48
Development CapabHíty Report
C. Airline Road
Airline Road is a paved 2-lane roadway, extending from
Lambert Lane north to Avra Valley Road. The Town of
Marana Major Routes Rights-ot-Way Plan (March 2004) calls
for a future right-ot-way af 150 feet for Airline Road; the
existing right-af-way measures 75 feet.
As part of the Saguaro Springs development, improvements
will be made to Airline Road and the intersection of Lambert
Lane and Airline Road will be reconstructed.
Looking north along Airline Road, from Airline Road
and Lambert Lane inter¡¡:ection.
d. Sílverbell Road
Silverbell Road is a 2wlane paved roadway that turns into
Lambert Lane along the project's northern border. The
existing right-af-way tor Silverbell Road, where it loops to the
northwest around the foot of the Tucson Mountains, is 60 feet.
æ
Saguaro Springs
Specific Plan
11-49
i'þ
Development Capability Report
"p.,
e. Saguaro Peaks Boulevard
Saguaro Peaks Boulevard is a proposed north-south oriented
collector roadway that will be constructed as part of the greater
Saguaro Springs project. The 110-foot right-of-way was
dedicated to the Town of Marana with the Saguaro Springs
Block Plat, approved in April 2004. Intersecting with Lambert
Lane to the north and Twin Peaks Road to the south, this road
will serve as the primary access into the Saguaro Springs
community, excluding B!ock 1, which is located west of Quarry
Road and physically separated from the remainder of the
project area.
f. Sa.guaro Highlands Drive
Saguaro Highlands Drive will serve as a secondary access
into Saguaro Springs from Twin Peaks Road. The right-ot-way
for this collector {78 feet} was also dedicated to the Town by
block plat in 2004. From its intersection with Twin Peaks
Road, Saguaro Highlands Drive extends northward then
curves to the 8ast where it intersects with Saguaro Peaks
Boulevard_
Existing and proposed roadways within the project area are
shown on Exhibit If.J: Traffiç Cirçulation & Existing Rights-Of-
Way. A summary of the roads and their respective rights-of-
way can be found in Table 4: Roadway Inventory.
æ
Saguaro Spring!>
Specific Plan
¡¡·-50
Exhibit II.J; Traffic Circulation & Existing Rights-af-Way
1,
\.
.!jii;
"'ii:-.;¡;;
Legend
C Specific Plan Boundary
C Saguaro Spring¡¡ Boundary
.
_Foe!
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Saguaro Springs
Specific Plan
11·51
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Development Capability Report
2. Current Traffic Volumes and Level of Service
Leve! of service (LOS) is a qualitative description of how well a
roadway operates under prevailíng traffic conditions. A grading
system of A through F is utilized. LOS A indicates free-flowing
traffic, whereas LOS F reflects a forced How and extreme
congestion.
The current average daily traffic volumes (ADT), roadway capacity
(based on LOS C) of the surrounding roadways and major access
arterials are provided in Table 4: Roadway Inventory.
3. Intersections
The primary impact this project wiH have on an existing intersection
is expected to be at Airline Road and Lambert Lane. As part of the
Saguaro Springs development, this intersection will be
reconstructed.
Other intersections expected to be impacted by this development
include: Saguaro Peaks Boulevard and Lambert Lane; Saguaro
Peaks Boulevard and Twin Peaks Road; Saguaro Highlands Drive
and Twin Peaks Road; and Twin Peaks Road and SilverbeH Road.
It is also expected that use of the Avra Va!ley/I-10 interchange will
increase as a result of this project. However, the new Twin Peaks/I-
10 interchange, slated for completion in 2008, should aHeviate some
of the traffic congestion at the Avra Valley interchange.
æ
Saguaro Springs
Specific Plan
II-53
Development Capability Report
4. Alternate Modes
There are no sidewalks or designated bike routes along existing
roadways surrounding the project. Paved multi-use lanes will be
constructed along with improvements to Twin Peaks Road, Lambert
Lane, Airline Road and the proposed Saguaro Peaks Boulevard and
Saguaro Highlands Drive. Sidewalks wìll be constructed throughout
Saguaro Springs along the residential streets.
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As shown the map above, Saguaro Springs is not within the Marana
Service area of Pima County's Rural Transit System. Within the
Town of Marana and the surrounding communities, the service
operates as a fixed-route community circulator. The current route
primarily follows the Interstate 10 Frontage Road, with the nearest
transit stop to the project site at the Rillito Recreation Center, 8820
W. Robinson Street, approximately 1 '12 miles north of the project
site. However, route-deviations are available on a next-day
reservation basis to serve elderly persons and persons with
disabilities. The fare is 75t¡; to $1.00 per ride, and the service is
provided several times a day in each direction.
æ
Saguaro Springs
Specific Plan
II-54
Development Capability Report
K. Existing Infrastructure and Publîc Services
This section of the Dovelopment Capability Report identifies available
infrastructure and public services. Due to the project's proximity to the
metropolitan Tucson area and its proximity to Interstate 10, most pUblic
services are available at or within reasonable distance of this site.
1. Open Space, Recreation Facilities, Parks and Trails
The proposed Santa Cruz River Linear Park is located just over Y2
mile north/northeast of the Specific Plan area, adjacent to the Santa
Cruz River. The River Park is planned to encompass approximately
215 acres adjacent to the northern bank of the Santa Cruz.
The nearest existing park facility to the project site is Ril!ito
Neighborhood Park, located at 8820 W. Robinson Road in
unincorporated Pima County.
The Ora Mae Ham District Park is located approximately 4.5 miles
northwest of the project site. The 40-acre public park is located on
the northeast corner of Barnett Road and Lon Adams Road and is
adjacent to the Marana Town Hall and Marano. Police station.
According to Town of Marano. Trail System and Pima County Land
Information Systems, there are four traiis within a one-mile radius of
the site. A description of each is shown in Table 5: Inventory of
Candidate Trails.
For mapped locations of tho parks and traits within a one-mile radius
of the project site, see Exhibilll.K.1: Open Space, Recreational
Facilítles, Parks and Trails.
Per the Saguaro Springs development agreement, the master
developer will construct approximately 42 acres of public park and
¡railways on the greater Saguaro Springs site. Induded in this
acreage is a park site within the Specific Plan area, which
encompasses approximately 29 acres. (A complete description of
the proposed park and trail amenities to be provided within the
Saguaro Springs Specific Plan area can be found in Section UI:
Deve!opment Plan.)
æ
Saguaro Springs
Specific Plan
II-55
Exhibit II.K.1: Open Space, Recreational Facilities, Parks & Trails
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Saguaro Springs
Specific Plan
II-56
Development Capability Report
F'
Table 5:
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2. Schools
The project site is located within the Marana Unified Schoo! District.
Sun & Shield Christian Academy. a private school, is located
approximately Y.2 mile north of the project site. (See Exhibit ILK.2:
Schools.) There are no public schools located within a one-mile
radius of the site; however, the following schools will likely serve the
Saguaro Springs community:
· Estes Elementary School, 11279 W. Grier Rd.
(approximately 4.5 miles northwest ollhe project area).
· Marana Middle Schoo!, 11279 W_ Grier Rd.
(approximately 4.5 miles northwest of the project area).
· Marana High School, 12000 W. Emigh Rd. (approximately
3 miles southwest of the project area).
The Saguaro Springs B!ock Plat. which was recorded in April 2004.
indicates that a 1 Q-acre schoo! site within Block 5 will be dedicated
10 Marana Unified School District.
æ
II-57
Saguaro Springs
Specific Plan
Exhibit ILK.2: Schools
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æ
Saguaro Springs
Specífiç Plan
II-58
Development Capability Report
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3. Sewer
Existing residences adjacent to the project site currently depend
upon septic sewer systems. The nearest existing gravity main
sewer ¡ines are located near the intersection of Si!verbeU Road and
Coachline Boulevard within Continentai Ranch. Improvements will
be required in order for Saguaro Springs development to tie into this
existing system.
Sewer improvements will Include an on-site collection system with
gravity sewer mains ranging in size from 8 inches to 15 inches.
These sewer mains, which will be installed within the rights·oi-way
of lambert lane, Saguaro Peaks Boulevard and Saguaro Highlands
Drive, wi!! connect 10 a new lift station within Saguaro Springs,
located adjacent to lambert lane west of its intersection with the
Arizona Portland Cement property. The ¡ift station wm be made up
of a wet well, duplex sewer pumps, electrical switches and controis,
odor control, paving, fencing and back up power. The lin station site
was dedicated to Pima County Wastewater at the time of the
Saguaro Springs Block Plat approval.
A 1Q-inch off-site force main, connecting to the lift station, will be
located along Lambert Lane, then along Siiverbell Road where it
curves around the tail end of the Tucson Mountains. The force main
will discharge into a new 12-inch gravìty line and connect to the
existing gravity line near the corner of Silverbell Road and
Coach line Boulevard.
See Exhibit 1I.K.3: Sewer.
æ
11-59
Saguaro Springs
Specific Plan
Exhibit II.K.3: Sewer
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æ
Saguaro Springs
Specific Plan
H-6O
Development Capability Report
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4. Wells
According to the Arizona Department of Water Resources, two wells
exist on-site. Both wells are located in Block 2 near the
southwestern corner of the Specific Plan area. (See Exhibit II.K.S:
Water for locations of existing wells.)
Well #55-621850 (rogistered to Best Assocíates) is located adjacent
to an empty stockwater pond. The well was constructed prior to
1952 and requires modification in order to meat minimum Town
standards for operation. The water service agreement between the
Town of Marana and Empire Companies (February 12, 2001)
provides details regarding the reconditioning 01 this well.
Modifications will include a new 18-inch slee! liner, hydrovac and
installation of a new grouted surface seal, and perforated casing
from about 236 feel to the bottom of the well at approximately 500
feet below !and surface. Groundwater was reported at
approximately 260 feet.
Well #55-621851 is currently unused. This well was reportedly
installed prior to 1952 and has historically been used for irrigation
and stockwater. This 12-inch diameter well is extremely crooked
and unable to be reconditioned, per the Town of Marana Wator
Department.. The total depth of the well and depth to groundwater
were not reported.
5. Water
The Town of Marana Municipal Water System, which has an
assured water supply from the Arizona Department of Water
Resources, wi!! provide water service to this project site upon
connection to the distribution system. A water service agreement
with the Town of Marana was executed on February 12, 2001 for
the construction of water facilities necessary to provide water utility
service to this property. An amendment to the agreement was
executed on April 1, 2004, which extends the deadline for
comp!etion of the water facilities and water system construction by
the developer to February 12, 2007.
Per the agreement, the developer wi!! design and construct the
following:
. Two wells with a combined production capacity of not less
than two thousand (2000) gallons per minute, which equals or
exceeds the water production capacity to serve the entire
Saguaro Springs development. The existing Well #55-
621850 will be upgraded and a new well wilt be constructed
in order to fulfill this requirement. (The second existing well,
#55-621851, will be capped and abandoned.) The new wen
will be located on the 1.63-acrc site located at the southeast
corner ot Lambert Lane and Airline Road, which was
æ
Saguaro Springs
SpecifiC Plan
11·61
Development Capability Report
~
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dedícated to the Town of Marana at the time of approval of
the Saguaro Springs Block Plat
. An 8-inch water line and appurtenant facilities necessary to
interconnect the water system to the portion of the Marana
Water System known as the Happy Acres/Airline-Lambert
System_
. One storage tank of at least 1,400,000 gallons, along with 2
hours of fire flow at 1500 gallons per minute. A portable self-
contained generator of sufficient size to operate the well and
fire pump will be instaHed to meet fire code requirements.
The storage tank wHl be located on the 1.63-acre site
dedicated to the Town of Marana.
This water service agreement does not include the 19-acre parcel at
the southwest corner of the project site. The existing agreement will
be amended or a new water service agreement will be executed to
include this property.
Upon completion of construction of water facilities, the developer will
dedicate the facilities to the Town of Marana for operation and
maintenance. Exhibit II.K.S: Water indicates the location of existing
and proposed water lines and facilities.
æ
Saguaro Springs
Specific Plan
11-62
Exhibit II.K.S; Water
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Saguaro Springs
Specific Plan
11-63
_"_'M,,,,,,"=~'N_m~~~'~_'___'
Development Capability Report
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6. Fire Services
The majority of the Specific Plan area (the portion within Township 12
South, Range 12 East, Section 18) is located within the Northwest
Fire District. The 19·acre parcel at the southwest corner of the
Specific Plan area (within Township 12 South, Range 11 East,
Section 13) is not a part of a fire service area. This portion of the
project site will be annexed into the Northwest Fire District at the time
of development
Northwest Fire District Station #34, located approximately 3.3 miles
southeast 01 the Specific Plan area at 8165 N. Wade Rd., is tho
nearest Northwest Fire District station to the project site.
The Picture Rocks Fire District is located adjacent to the project site
on its northern and southern boundaries. Picture Rocks Fire Station
#2, located at 9050 W. Safford Rd., is approximately % mile north of
Saguaro Springs.
See Exhibit 1I.K.6: Fire SefVice.
æ
Saguaro Springs
Specific Plan
1\-64
Exhibit II.K.6: Fire Service
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æ
Saguaro Springs
Specific Plan
11-65
Development Capability Report
.~
7. Private Utilities
8. Natural Gas
Southwest Gas Corporation will provide natura! gas selvice to
the project. There is an existing Southwest Gas line within a
1 D-foot gas easement that runs alongside Quarry Road. This
line connects with another existing gas line that runs
north/south between Quarry Road and Twin Peaks Road
(along the section line) within a gas easement on-sitc.
An existing 3D-foot easement for Ei Paso Natural Gas Co.
crosses Lambert Lane into B!ock 1 and extends in a northwest
to southeast direction across Saguaro Springs within a
dedicated public drainageway.
b. Communications
Telephone service and line Installation is available in this area
through Qwest Communications.
Comcast Cable has cable services in the area and will likely
provide service to the property.
c. Power
Electric services will be provided by Tucson Electric Power
Company (TEP). A 10-foot TEP electric easement crosses the
property in a northwest to southeast direction.
A 150-foot electric easement for Western Area Power
Administration (WAPA) traverses tho far southwest corner of
the Specific Plan area. Development within the easement will
be avoidod, and any landscaping provided within the
casement will be in accordance with WAPA planting
regulations.
8. Transportation and Transit
The primary transportation corridors that are proposed to serve this
area include Twin Peaks Road and Lambert Lane. Access to
Interstate 10 will be available via Airline Road to Avra VaHey Road,
which intersects with Interstate 10 to the east at an approximate
distance of 2.5 miles northeast of the project site.
For additional information on the transportation network, refer to
Section II.J.1: Existing and Proposed Streets. In addition, a
detailed traffic study for the project area is submitted under separate
cover. The traffic study provides an overview of the traffic
operations and the recommended improvements for the Saguaro
Springs Specific Plan.
æ
Saguaro Springs
Specific Plan
!I-66
III. Development Plan
Development Plan
A. Purpose & Intent
The Development Plan is the result of thorough site analysis and research,
and every effort has been made to respond to the site's opportunities and
constraints. The plan addresses development related issues, in the form of
proposed physical improvements, guidelines for future development,
technical information and regulations. The Development Plan guides the
development within the plan area to ensure it will occur in a controHed and
phased manner with infrastructure as planned. The boundaries of the
Specific Plan are shown on Exhibit iliA
This section of the plan establishes tho location and intensity of land uses,
the circulation pattern and overall character 01 the Specific Plan area,
ensuring its compatibility with the greater Saguaro Springs development. The
plan focuses on coordinating a mix 01 residential densities while supporting a
variety of recreational and open space US8S_
The Saguaro Springs Specific Plan supports an assortment of housing
options with a combination of single-famìly attached and detached homes
and varying lot sizes and price ranges. The design concept articulates
connectivity between uses by providing an internal pedestrian system along
the spine infrastructure. This system of pedestrian walkways connects to an
integrated arrangement of trails along the drainageways that are located
throughout Saguaro Springs. Smaller neighborhood trails provide
connectivity between the larger drainageway trails and the pocket parks
within individual subdivisions. A hierarchy of recreation uses is also
articulated within the Development Plan.
This section contains a description of the goals, objectives and policies of the
plan combined with descriptions of the various plan components. These
components allow for the development of a cohesive master planned
community and provide the rationale for the Development Regulations found
in Section IV.
Saguaro Sprîngs
Specific Plan
111-1
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Specific Plan Acreage '" 217 Acras
æ
Saguaro Springs
Specific Pian
HI-2
Development Plan
B. Objectives of the Specific Plan
The intent of the Specific Plan is to implement policies of the Town of Marana
General Plan with a unique vision that suits the specific needs of the site.
The main objectives of the plan are to guide the development at the site and
to provide dIrection for quality community design and marketabHity of this
property. In recognizing the major development issues, the landowners'
objectives and Town of Marana requirements, the following goals have been
established for the Saguaro Springs Specific Plan:
1. Implement the goals, objectives and policies of the Town of Marana
General Plan;
2. Integrate the Specific Plan area with the greater Saguaro Springs
community;
3. Provide a blend of public and private park amenities, some with active
recreation areas, that create community common areas for residents
at Saguaro Springs and the overall Marana community;
4. Design a master planned community that offers residents a sense of
character, place and identity by providing pocket parks, trails and
open space amenities close to residential areas;
5. Provide infrastructure systems and public facilities to support
development in an efficient and timely manner;
6_ Ensure coordinated, responsible planning through the use of cohesive
procedures and guidelines;
7. Provide a balanced range of housing products, lot sizes and price
ranges, anticipating current and future demands;
8. Provide a gradual transition between lower density and higher
density/intensity land uses;
9. Create a circulation system that links neighborhoods, parks,
recreation facilities and open space through the establishment of a
hierarchy of walkways, bikeways and trails;
10. Design an integrated signage system with common elements to link
the neighborhoods, parks, streets and trails that make up Saguaro
Springs;
11. Integrate into the development an efficient stormwater management
system that utilizes multipurpose drainageways to channel storm
runoff into retention/recreation facilities;
12. Provide standards and guidelines for the built environment that
encourage quality design and are compatible with the heritage of
Marana;
13. Provide a phasing plan that includes a logical estimate of how
development will occur;
14. Process and adopt the Specific Plan to provide a precise
understanding of development and future growth for the property;
15. Provide a framework for the management and administration of this
Saguaro Springs Specific Plan:
16. Form a homeowner's association with comprehensive CC&R's and
design gUidelines; and
17> Provide an annual monitoring plan report for the Saguaro Springs
Specific Plan to monitor project compliance with the plan.
æ
Saguaro Springs
Specific Plan
1H-3
Development Plan
c. Relationship to Adopted Plans
In accordance to the Town of Marana General Plan, Saguaro Springs
Specific Plan is located in the Town of Marana South Central (Area 2) Growth
Area. The Town of Marana General Plan identifies the South Central area as
a prime area for the development of master planned communities and
residential subdivisions. Additional features of this area include the provision
of regional recreation facilities, trails and recreational amenities. The
Saguaro Springs Specific Plan carefuUy addresses the needs of the South
Central growth area by offering a variety of residential densities, a public park
with multipurpose recreation facilities, school and open space uses carefully
integrated into a comprehensively designed master planned community.
The Saguaro Springs Specific Plan contains goals and policies that are in
agreement with those outlined in the Town of Marana General Plan.
o. Compatibility with Adjoining Development
Saguaro Springs is located in an area where no consistent mchitectural
theme currently exists. Surrounding the project site is characteristically rural-
type development that has been constructed using a variety of materials,
colors, building heights and roof forms.
The Saguaro Springs Specific Plan establishes a residential community that
incorporates a variety of lot sizes and housing products_ Scheduled road
improvements, including landscaped buffers in the public right-of-way, will
provide signifìcant separation between Saguaro Springs and existing
residential development. Additional landscaped buffers on Saguaro Springs
property will create a transition between existing low-density land uses and
the higher-density development proposed within the Specific Plan area.
æ
Saguaro Springs
Specific Plan
111-4
Development Plan
E. land Use Concept Plan
The land use concept plan seeks to establish a neighborhood scale and
unique identity for the Specific Plan area, while at the same time integrating it
into the larger Saguaro Springs community. The 217-acre site wilt be broken
down into 14 parcels, 10 of which have been designated with residential
uses. Lots A and B have been dedicated to Marana Water and Pima County
Wastewater Management, respectively, for utility-related uses. The
remaining designations identified on the land use plan correspond directly to
the park and school sites.
Saguaro Springs is comprised of a wide range of residential densities,
including lot sizes that approach '% of an acre to higher-density development
that supports attached home products. The highest residential densities are
presented within the Saguaro Springs Specific Plan area and are focused
within close proximity to the proposed public park. A general transition in
residential density/intensity shall occur from the east to the northwest. The
lowest densities are near the eastern property boundary at the base of the
Tucson Mountains, and the highest densities are located within the Specific
Plan area in the age-restricted community and surrounding the public parle
The Specífic Plan area will maintain an average density of seven residences
per acre and, under no circumstance will the plan area contain more than
1250 homes, which is in conformance with the Town of Marana General Plan.
The residential development on parcels located west of the Arizona Portland
Cement Co. (APC) Quarry Road and conveyor belt will be age~restricted.
This community will function somewhat autonomously from the remainder of
Saguaro Springs, as it is physicaUy separated from the rest of the project by
APC property. and it will cater to a distinct population. This area, however,
will be subject to the development standards outlined in Section !V of this
plan, as well as the Saguaro Springs Design Guidelines (provided in
Appendix C), which will tie this area into the remainder of Saguaro Springs
using common architectural and landscape design themes.
Development in the age-restricted portion of the project will likely consist of a
combination or Medium High Density Residential and High Density
Residential homes_ A community center with a variety of amenities will be
provided for the exclusive use of residents within this area. In addition, a
separate community association, a sub~association of the Saguaro Springs
Master Association, will be established for the age-restricted community.
Open space/recreation provisions within Saguaro Springs will exceed the
Town's standards. The community's public open space includes a 29-acre
district park, which wiU consist of a number of playing fields and other public
amenities. Private open space areas in the form of pocket parks and local
trails will be located throughout the development. Access to the district park,
pocket parks and the proposed community center will be available via the
Saguaro Springs trail network.
æ
Saguaro Sprïngs
Specific Plan
111·5
Development Plan
The land use concept is outlined in Table 6: Land Use Plan Summary and
illustrated in Exhibit /fI.E: Land Use Concept Plan.
Table 6:
Land Use Plan Summa
¡;¡'~~L
LatA
Lot B
1A
18
2A
28
5
6
Schoo!
Park
Total
1_5
Well & Storage Tank
NfA
NfA
T~11IÓ'
Y:~JII'!"itil~'~,::\,
NfA
NfA
5 Sewer Lift Station
68 31 MHDA
22 10 MHDI"!
17 7 MHDR
36 18 MDR
12 6 HDR
18.5 85 HOR
10 5 5CH
29 13 REG
217 Acres 100%
525
7
175
7
105
7
205
6
6
8
NfA
95
145
NfA
NfA
NfA
1250 Units
7 RAG
'Approximat" calculations.
"Complete names Qj land US" desígf ¡¡ti",,~ a"" "', follows
MDn Medium Donsity HesidentiaJ
MHDR M"dium High Density Residential
HDR HìghD",,,~jlyR"s;li"nli,,1
SCH School
REC necreation
æ
Saguaro Springs
Specific Plan
1It-6
____,~~V~'"·~m___'
Exhibit III.E: Land Use Concept Plan
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LOR _ Low Dell~lty Residential
MOR. Medium Density Residentiai
_ MHDR - Medium Hi9h Ot!",,~y R..,;ido¡ntiai
_ HDR _ Hi9h Densily Ra$:Iot"tiai
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æ
Saguaro Springs
Specific Plan
111-7
Development Plan
'''''
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F. Circulation Concept Plan
As illustrated in Exhibit III.F: Circulation Concept Plan, direct access into the
Saguaro Springs community will be available from several points along both
Twin Peaks Road and Lambert Lane_ Block 1, which is physically separated
from the remainder of Saguaro Springs by the Arízona Portland Cement
property, will have access from a local extension of Airline Road.
As part of the Saguaro Springs project, improvements will be made to
Lambert Lane, Twin Peaks Road and Airline Road. The resulting cross-
sections and nature of improvements for all internal and abutting roadways
will be consistent with the Town of Marana's recommendations, which will be
based on the Saguaro Springs Traffic Impact Analysis's findings.
Currenlly, there are open, unlined drainage channels alongside Twin Peaks
Road. Required improvements for the Saguaro Springs project will include
the installation of pipe culverts under the reconstructed portion of Twin Peaks
Road. which will be designed to convey a ten-year storm event.
Saguaro Peaks Boulevard is a proposed north-south oriented roadway that
will be constructed as part of the greater Saguaro Springs project. The 110-
foot right-of-way was dedicated to the Town of Marana with the Saguaro
SprÎngs Block Plat, approved in April 2004. Intersecting with Lambert Lane to
the north and Twin Peaks Road to the south, this road will provide access
throughout the entire Saguaro Springs community, excluding Block 1, which
is located west of Quarry Road and physically separated from the remainder
of the project area.
Saguaro Highlands Drive will serve as a secondary access into Saguaro
Springs from Twin Peaks Road. The right-of-way for this collector road (78
feet) was also dedicated to the Town by block plat in 2004_ From its
intersection with Twin Peaks Road, Saguaro Highlands Drive extends
northward then curves to the cast where It intersects with Saguaro Peaks
Boulevard.
A second collector road with a 78-foot right-ot-way is planned for construction
east of Saguaro Peaks Boulevard; this unnamed roadway was not dedicated
as part of the Saguaro Springs Block PiaL This loop road, which intersects
with Saguaro Peaks Boulevard at two points, will contributo to the efficient
circulation of traffic in the eastern portion of Saguaro Springs.
Internal circulation within the residential areas will be via a series of local
residential streets branching from Saguaro Peaks Boulevard and Saguaro
Highlands Drive, the primary and secondary entrance roadways into the
project. Again, the cross-sections for the Saguaro Springs roadways will be
consistent with the Town of Marana's recommendations, which will be based
on the traffic impact analysis's findings.
Lending to Saguaro Springs' sense of place are the numerous bridges or
other drainage crossings, which connect the areas in the community that are
æ
Saguaro Springs
Specìfic Plan
111-8
Development Plan
("^'
separated by the drainage channels. An bridges and drainage crossings will
be designed to Town of Marana specifications.
Regional circulation includes access and connectivity to Interstate 10 via
Airline Road to Avra Vaney Road and the 1-10 interchange. An alternative
access to Interstate 10 will be available In the future from Twin Peaks Road.
The Twin Peaks/l-10 interchange Is expected to be completed in 2008.
AI! roadway improvements wìll be the responsibility of the property owner.
The minimum roadway cross-sections of the residential collectors and local
streets are discussed in the Development Regulations section of this Specific
Plan.
æ
Saguaro Springs
Specific Plan
111-9
Exhibit III.F: Circulation Concept Plan
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æ
Saguaro Springs
Specific Plan
111-10
Development Plan
.(,~.
G. Grading Concept
The site will be graded so as to ensure that drainage follows that proposed in
the Master Drainage report while maintaining the natural flow of the land as
much as possible. The site will also be graded so as to minimize scars and
other adverse visual impacts resulting from cut and fill, and thus, blend with
the natural contours of the land. Measures will be taken to ensure that slopes
or other areas subject to erosion are stabilized. Erosion effects caused by
storrnwater discharge will be reduced through common engineering practices.
The floodway carrying capacity of natura! or constructed waterways will be
preserved by limiting soil loss and protecting said drainage ways from
siltation. FoHowing these guidelines, the site will be graded so that all flow
eventually discharges at the west property line.
There will be no slope encroachment issues, as there are no existing slopes
in excess of 15 percent. It is anticipated that the new average cross slope of
the project site wiU not increase significantly.
H. Post-Development Hydrology
The Development Plan wiil employ a system of engineered channels to
convey flow through the proposed site, thus eliminating the existing shallow
flooding conditions. Collector channels will be employed to pick up flows
from offsite areas and convey runoff to the engineered channel system. A
Letter of Map Revision will be obtained from FEMA to modify the existing
regulatory flood maps and remove these areas from the Special Flood
Hazard area. A detention facility will collect offsite and onsite flows just
upstream of the Arizona Portland Cement conveyor belt system and will
discharge peak flows at rates consistent and/or reduced from existing levels.
All channels are designed with freeboard requirements in excess of design
standards, and all structures will be placed a minimum of one-foot above the
i00-year design flood elevations in adjacent channels.
A fuUy"lined concrete channel will convey flows from the proposed detention
facility to the site's discharge point near the northwest corner of the project
area. An earthen outflow channel wiH be constructed from this point to a
discharge point approximately 8800 feet downstream and wi!! fully convey
peak flows discharged from the site within the channel. Thus, the existing
sheetllow from the site that currently impacts areas downstream of the project
area will be eliminated. The developer is currently working with the Arizona
State Land Department on a planning permit, which will allow for the
construction of this out/aU channel. The outfall channel will be designed and
constructed in a manner that shall be considered a regional solution to the
pre· and post-development conditions of the surrounding area.
Offsite improvements associated with the project also include the
construction of drainage Improvements along Twin Peaks Road designed to
convey peak flows from the 1 a-year storm event underneath the road, while
fhe 100-year flood flows will sheetllow across the road, consistent with
existing conditions. Thus, there are no anticipated impacts to upstream
æ
Saguaro Springs
Specific Plan
111-11
Development Plan
ë~
properties, other than the benefidal impact of minimizing flooding along Twin
Peaks Road during smaller storm events.
The drainage scheme associated with the proposed development is depicted
on Exhibit 1/1.1: Post-Development Hydrology.
The Development Plan will provide onsite detention Lo rniLigale the impacts of
increased peak flows associated with the proposed project, and wi!! convey
these flows offsite in an engineered channel, thus minimizing impacts to
downstream properties. Onsite retention will also be provided for the 2-year
storm event, which meets the design criteria for Pima County and Town of
Marana stormwater management requirements.
æ
Saguaro Springs
Specific Plan
111-12
Exhibit 11I.1: Post-Development Hydrology
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æ
Saguaro Springs
Specific Plan
111-13
Development Plan
I. Environmental Resources
The Saguaro Springs Specific Plan is designed as a residential community
integrated with both public and private recreation and open space areas.
Due to its previous use as an agricultural field, the site has been complete!y
,""- graded. There arc no significant environmental resources in the Specific
Plan area. A Phase I Environmental Report was completed by Liesch
Southwest, Inc. in May 2004, No hazardous material was found on~site.
C,C'"
J. Landscape Concept
The primary objective of the Saguaro Springs Specific Plan landscape
concept is to estab!ish a unified community identity, seamlessly blending the
plan area into the greater Saguaro Springs community. Through landscape
design, project entries will be clearly defined, and aGcess throughout the
development will be facilitated. Landscaping will also enhance the
community at a pedestrian scale.
There are two major site features within the community: the drainage
channels and the project entries. These features shape the essence of the
Saguaro Springs theme.
w_
The drainage channels within Saguaro Springs are essentially a man-made
river system. Four distinct landscape zones, reminiscent of a natural river
system, have been established for the drainageways:
· Riparian Zone - areas dominated by large riparian trees, such as
sycamore, cottonwood and ash trees. This zone will appear where the
channel changes direction or where the viewshed needs to be
restricted.
· Bosque Zone - areas where the channel flattens out and a grove of
mesquite trees grow_
· Spring Zone - areas where the channel narrows, creating the illusion
of bedrock coming to the surface where springs would naturally occur.
Palm trees, coupled with saguaros and desert landscaping typically
found surrounding desert springs and washes, dominate this lone.
The bridges throughout Saguaro Springs will always be associated
with this zone.
· Open Space Zone - areas between zones where the vegetation would
be sparser and more open to large mountain views. These areas will
be dominated by desert landscape and hydroseeded areas.
There are several entry points into the Saguaro Springs project. Two of the
primary entries, Twin Peaks and Lambert Lane, feature bridge crossings and
occur al Spring Zones. The third primary entry, which serves the age-
restricted area, is located 011 South Airline Road. This entry, along with three
other secondary entry points, will feature similar but scaled-down versions of
the Spring Zone.
æ
Saguaro Springs
Specifjc Plan
111-14
Development Plan
,~
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Desert and drought-tolerant plant materÎals will dominate the landscape
treatment within each neighborhood. The Irani yards of every home will have
a minimum required treatment consisting of a specific number of desert trees,
shrubs, ground covers, accent plants and ground plane treatments.
The proposed locations for each of the landscape zones discussed above are
depicted in Exhibit /fI.K: Landscape Concept Plan. The Saguaro Springs
Design Guidelines, provided in Appendix C, provides guidance on the
following landscape architecture design elements: landscape themes;
streelscapes; entry features; project edges and drainageways.
æ
Saguaro Springs
Specific Plan
111-15
Exhibit III.K: Landscape Concept Plan
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æ
Saguaro Springs
Specific Plan
111-16
u=.
Development Plan
.-
K. Open Space, Recreation, Parks & Trails Concept
The Saguaro Springs Specific Plan supports the objectives of the Town of
Marana Open Space, Recreation and Trails System Master Plan by
increasing linkages to the surrounding area and by providing residents of
Saguaro Springs, as well as the general public, significant recreation
opportunities and open spaces. Saguaro Springs will require the fOllowing
minimum open space and recreation standards, which meet Town of Marana
guidelines:
· 185 square feet of private, on-site recreation area per single family
detached home;
· 140 square feet of private, on-site recreation area per town home or
patio home;
· 100 square feet of private, on-site recreation area per apartment or
condominium;
· A total of 42 acres of public recreation area located throughout the
greater Saguaro Springs community. (Credit for trails will be
calculated in the amount of 45 square feet for every linear foot of traÎl
within the public drainageways.)
A district park encompassing approximately 29 acres will be constructed
within the Specific Plan area adjacent to the proposed schoo! site. An
estimated % of the park site also serves as a detention/retention basin;
however, the basin will provide more than 20 acres of usable space for active
recreation. Park amenities will include lighted playfields for softball, little
league baseball, high school and junior high soccer, basketball and sand
volleyball. A dog park, ramadas, picnic tables, play equipment, restroom
facilities and parking for 300 cars will also be provided.
Vehicular access to the district park will be provided from Saguaro High!ands
Drive. No direct access from residential lots will be permitted. Pedestrian
and bicycle access will be available via connections to the community's loca!
trail network. This park will be dedicated to the Town of Marana upon ils
completion.
A private community center will be constructed for the exclusive use of
residents within the age-restricted area west of the Arizona Portland Cement
property. Amenities will include a swimming pool, tennis courts, horseshoe
pits and outdoor patio area, along with a clubhouse that contains meeting
rooms, banquet facilities and a fitness center. This private community center
will be operated and maintained by the Saguaro Springs Age-Restricted
Association.
Although not located within the Specific Plan area, a second community
center will be available for use by all residents within the greater Saguaro
Springs development. In addition to the community recreation building, the
center will include a community swimming pool and other amenities. This
æ
Saguaro Springs
Specific Plan
1H·17
Development Plan
i'=
æ
community center will be adjacent to the Specific Plan area, next to the
district park, and access will be provided from Saguaro Highlands Drive.
Multiple private "pocket" parks and open space areas will be located within
individual subdivisions throughout the Saguaro Springs community. Those
areas greater than % acre in size will include a variety of amenities, such as
children's playground equipment, turf play areas, benches, a shade structure,
trail linkages and enhanced landscaping with irrigation improvements. Open
space areas that are less than Y2 acre and best suited for passive recreation
will also have enhanced landscaping and may indude other amenities.
Additional private open space wili be provided alongside the major
drainageways, which will create visual relief from the long stretches of
channels located throughout the project site. These private parks and open
space areas will be maintained by the Saguaro Springs Community
Association.
A dual trail system will be implemented throughout the Saguaro Springs
project area. A public trail network will be constructed within the project's
drainageways. Trails within the drainage areas (termed ~commun¡ty trails"
within this plan) win be a minimum of 14 feet wide (10 feet asphalt, 4 feet
decomposed granite), and although the trails will not be fully improved green
spaces, their edges will be enhanced with landscaping. Ownership of Ihe
improved drainageways will be conveyed to the Town of Marana upon
completion; however, maintenance will be the responsibility of the Saguaro
Springs Master Association or its designee.
The neighborhood trails make up the second tier of the dual trail system.
Connecting to the community trails within Saguaro Springs will be a system of
neighborhood trails that provide access to each of the pocket parks and open
space areas within individual subdivisions. The neighborhood trails will have
a compacted aggregate surtace and will vary in width, depending on site-
specific conditions. The Saguaro Springs Master Association will be
responsible for the maintenance of the neighborhood trails.
Four regional and connector pubUc trails are located within a one-mile radius
of the site: the Avra Valley Road Trail, the Twin Peaks Road Trail, the
Central Arizona Project Canal and the Santa Cruz River Trail. Trail linkages
will be provided to the Avra Valley Road and Twin Peaks Road Traiis from
the community trails within the Saguaro Springs draînageways, as each is
adjacent to the project site. The Santa Cruz River Trail, also known as the
Juan Bautista De Anza National HÎstoric Trail, generally follows the west bank
of Ihe Sanla Cruz River Corridor. This 220+ year-old trail commemorates the
Anza Expedition of 1775-76. II is one of eleven National Historic T raìls in the
U$ and the only National Historic Trail in Arizona_
Appendix C (Saguaro Springs Design Guidelines) provides specific design
criteria for the development of the district park, pocket parks, trails,
community centers and other open space areas within Saguaro Springs.
Saguaro Springs' open space, recreation, parks and trails system is
illustrated in Exhibit /II.L.
Saguaro Springs
Specf!ic Plan
111-18
Exhibit lII.l: Recreation. Parks and Trails Concept Plan
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æ
Saguaro Springs
Specific Plan
111-19
Development Plan
l. Viewsheds
The Specific Plan area is relatively flat with no significant topographical
features. This allows neighbors to see directly onto the site and far
distances. Immediate adjacent viewsheds currently experienced by
surrounding properties may be impacted by the proposed development,
especially for the neighbors along Lambert Lane. However, neighbors along
Lambert Lane wiU still be able to enjoy the distant views of surrounding
mountain ranges.
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 Twin Peaks Road, Lambert Lane, Saguaro Peaks Boulevard and
Saguaro Highlands Drive. A landscaped buffer will be established along the
properly perimeter and along these arterials and collectors within the right-of-
way, which will help to mitigate the impact of the project on the neighboring
properties_
Homes within Saguaro Springs will be sited to take advantage of distant
mountain views.
M. Schools
It is anticipated that the entire Saguaro Springs project will generate roughly
2500 dwelling units at build-out. Approximately 600 of these dwelling units
will be age-restricted; thus, about 1900 dwelling units will potentially house
school-aged children. Based on this number and using formulas from the
Town of Marana School District, this project could generate approximately
1900 school-aged children.
K-6: .5 x 1900 units == 950 school-aged children
7-12: .5 x 1900 units == 950 school-aged children
The Saguaro Springs development wm have an impact on school capacity.
The developer has agreed to dedicate one 10-acre school site within the
Saguaro Springs Specific Plan area to Marana Unified School District, as
stated in the first amendment to the Amended and Ftestated Development
Agreement for Saguaro Springs (see Exhibit III.E: Land Use Concept Plan).
æ
Saguaro Springs
Specific Plan
111-20
IV. Development Regulations
Development Regulations
Ä. Purpose & Intent
These regulations will serve as the primary meçhanism for implementaLion of
the Saguaro Springs Specific Plan. The Saguaro Springs Specific Plan
Development Regulations establish the intensity and character of the
development by prescribing site-specific development 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 the larger Saguaro Springs
project.
The Saguaro Springs Development Regulations and Design Guidelines
promote flexibility and diversity in the site layout and architectural and
landscape design throughout the community. The prescribed setbacks and
minimum lot widths and depths accommodate a variety of product types and
allow for greater flexibility in home placement on the lots. The massing
issues associated with reduced setbacks and multiple-story homes is
addressed in the guidelines by requiring two-story homes to have two distinct
masses and single-story elements provided where possible at the perimeter
of the residence. These regulations, in addition to the required variations in
setbacks, also enhance the visual interest of the streetscape.
Permitted building heights, which are greater than those permitted by the
Town of Marana Land Development Code, provide opportunities for builders
to offer a variety of home elevations, which will result in a mixture of rooflines
within a single subdivision. The increased height allowances and the overall
density of the project are offset by open space and recreation provisions that
exceed the requirements of the Land Use Code. The visual character of
Saguaro Springs will be defined by its common areas and community centers
and by its abundance of trails and pocket parks, all of which will have
landscaping treatment that goes above and beyond Marana's Code
requirements.
The project proposa! will not unreasonably interfere with the use and
enjoyment of future residents, the existing neighbors or future developments.
Saguaro Springs is of sufficient size and configuration to accommodate the
design and scale of the type of development proposed within the Specific
Plan.
The Development Regulations within this section apply to the 217 acres of
land in the Saguaro Springs Specific Plan. Land use designations within the
Specific Plan shall be as follows:
· Medium Density Residential (MDR)
· Medium High Density Residential (MHDR)
· High Density Residentia! (HDR)
· School (SCH)
· Recreation (REG)
æ
Saguaro Springs
Specifiç Plan
IV-1
Development Regulations
B. Applicability of Town of Marana Land Development Code
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.
The Specific Plan Development Regulations, in conjunction with the Saguaro
Springs Design Guidelines, create a superior project that meets or exceeds
the requirements for modification to the Residential Design Requirements
outlined in Scction 08.06 of the Marana Land Development Code. Therefore,
the Specific Plan guidelines contained herein supersede all regulations of
Section 08.06 in its entirety, unless otherwise noted.
C. General Provisions
,. Building Code
All construction within the Specific Plan arca shall comply with the
versions of the International Building Code, the plumbing code. the
International Mechanical Code, the National Electric Code, the
Town of Marana Outdoor Lighting Code, the Spa/Pool Code, the
International Residential Gode and the fire code, as applicable for
the specific project at time of permitting.
At the request of Marana Regional Airport, an avigation easement
will be recorded on ail properties developed within Saguaro Springs.
Noise level reduction shall be incorporated in the design and
construction of a1l structures on this property in order to achieve a
maximum interior noise level of forty-five decibels. This noise level
reduction should apply to aU residential buildings, lìbraries, schools,
churches, office areas and to any structure where normal noise
levels are low. In order to comply with this section, all structures
should be constructed with a minimum R18 exterior waH assembly,
a minimum R30 roof and ceiling assembly, dual-glazed windows,
and solid wood, foam-filled fiberglass or metal doors to the exterior
of the structure.
2. Setbacks
The setback requirements are specified within the development
standards for each land use designation, If not otherwise specified,
all setbacks shaH be determined as the perpendicular distance from
the property line to the face of wall of the primary building.
3. Additional Uses
Whenever a use has not been specifically listed as being a
permitted use in a particular land use designation within the Specific
Plan, it shall be the duty of the Town Planning Director to determine
if said use is: (1) consistent with the intent of the zone, and (2)
compatible with other listed permitted uses. Any person aggrieved
by the determination may appeal that decision to the Marana Town
Council.
æ
Saguaro Springs
Specitic Plan
IY·2
Development Regulations
D. Subdivision Standards
The following subdivision standards shall apply 10 development within tho
Saguaro Springs Speoific Plan area:
1. General
8. All driveways, sidewalks, parking areas, storage and loading
areas of developed property shall be well-graded and surlaced
with asphaltic concrete or other equivalent hard, dust-free
material.
b. Lots shall primarily be positioned in a north/south direction so as
to maximize views and respect solar orientation.
c. AI! electric, telephone and cables 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.
d. Utility and gas meters shaH be screened from view to the extent
possible. All residential air conditioning/heating equipment, soft
water tanks, pool and spa equipment, and irrigation timers shall
be screened to provide a continuous architectura! façade to the
street elevation_ Vegetation is an acceptable form of screening.
AU utility boxes should be painted a desert hue selected by the
Design Review Committee.
e. The following provisions shall apply to accessory uses and
structures:
. Home occupations are permitted, provided they comply with
provisions outlined in the Marana Town Code and the Town
of Marana Land Development Code.
. Accessory structures shall not be of greater height than the
principal structure on the 101.
æ
Saguaro Springs
Specific Plan
¡Y-3
Development Regulations
2. Architectural & Site Design
a. larger blocks shall be broken down into smaller subdivisions to
encourage the formation of individual neighborhood identities
and to allow better interaction among its residents. A typical
neighborhood within Saguaro Springs will include approximately
150 to 200 homes.
b. Variations in architectural style, building setbacks and street
layout shall be incorporated into each neighborhood design.
c. Residences shall be limited to two (2) stories in height At teast
two distinct masses must be visible. Single-story elements
should be provided where possible at the perimeter of the
residence with tWO-f;>tory elements set back from the front
elevation.
d. Residences adjacent to lambert lane, west of Quarry Road,
shall be limited to single-story construction.
e. Where garages are adjacent to each other at the street
elevation, a 3' minimum difference in setbacks is required.
Garage and living masses should be staggered on the front
elevation to emphasize the placement of living space forward.
f. AI! porches, decks and balconies shall be designed to
complement the architectural style of the house_ Unenclosed
patios may extend 5 feet into the rear yard setback. Uncovered
balconies may extend 5 feet into the rear yard setback where
adjacent to open space.
g. Roofs with slopes of 3:12 minimum and 12:12 maximum shal! be
of clay or concrete tile or slate and must be either flat or "S"
shaped_ Roof materials, slope and overhangs shaB correspond
to the style selected for the house.
3. Circulation
a. All streets shall be dedicated to the Town of Marana for public
use.
b_ Every subdivision must be designed with a minimum of two
access points.
c. Direct access from residential lots to the district park is
prohibited.
d. The design of subdivision streets, sidewalks and drainage
facilities shall conform to guidelines in the Town of Marana
Subdivision Street Standards Manual.
e. All traffic-related signs (Including street-name signs) within the
project will conform to the Manual on Uniform Traffic Control
Devices and Town of Marana standards.
f. The Master Developer shall approve all street names within
Saguaro Springs. Street naming and property addressing shall
be coordinated through the Pima County Addressing
Coordinator's office.
æ
Saguaro Springs
Specific Plan
jV~4
Development Regulations
g. Adequate separation shall be provided between the pedestrian
and vehicular circulation systems in order to minimize conflicts.
h. The circulation system shall provide pedestrian and bicycle links
to al1 community, recreational and educational facilities within
Saguaro Springs.
i. Overall neighborhood street design shall be curvilinear, as
opposed to having long straight stretches of roadway.
j. Use of cut-de-sacs shall be limited. Open space relief shall be
provided at the end of all cul-de-sacs on project and
neighborhood edges to create viewsheds.
k. Decorative paving materials shall be used on arteria! and
collector streets to designate areas of intense pedestrian
activity.
4. Trails
a. Community Traìls
· Trails within drainageways shall be constructed with a
minimum 14·foot multi·use path (10 feet asphalt and 4 feet
decomposed granite) with a minimum 2·foot clear 70ne on
either side.
· Community trails must provide access to all public open
spaces, schools and community facilities within Saguaro
Springs.
· Access points shall be located at all street intersections and
at a minimum ot every Y2 mile_
· Security lighting shall be located at all street entrances to the
trail and where appropriate along the trail.
· Benches, enhanced landscape and water fountains shall be
placed at major connections and trail nodes.
· Trailways shall be landscaped, but they are not to be fuHy
improved green spaces.
b_ Neighborhood Trails
· Neighborhood trails shall be constructed with D. minimum 5-
foot multi-use path with compacted aggregate surfacing,
such as decomposed granite.
· Neighborhood trails shall be linked to the community trails
and shaH be located throughout aU subdivisions within
Saguaro Springs.
· Security lighting shall be placed at trail access points and
where appropriate along the trail.
· Trailways shaH be landscaped.
· Landscaping, at minimum, shall consist of 2 shade trees per
100 feel with ground cover in between.
5. Open Space & Landscape Design
a. All planted and landscaped areas shall be maintained in a neat,
orderly, healthy and properly trimmed manner.
b. Pathways, pocket parks and other open space shall be
integrated into the neighborhood design.
æ
Saguaro Springs
Specific Plan
IV·5
Development Regulations
c. A coordinated street tree program shaH be implemented along
all arterial and collector roadways within Saguaro Springs.
d. Areas of meandering open space shall be incorporated along
arterial and collector streets, as well as along the project
perimeter.
e. Where feasible, private open space shall be provided alongside
the major drainageways to create visual relief from the long
stretches of channels located throughout the project site_
f. The builder shall offer the homebuyer a selection of front yard
landscape packages that reflect the character and theme of the
neighborhood. (A minimum number of 3 selections shall be
offered.)
g. An automated irrigation system shall be provided by the builder
for all front yard landscaping.
h. Water harvesting on individual lots is encouraged.
i. The number of plant materials required per individual lot should
be in direct proportion to the size of the lot. For every 20 teet at
linear street frontage (excluding driveways), the following
planting materials shall be provided:
· One tree, minimum 15 gallons
· Two 5-gallon shrubs or accents
· Five i-gallon shrubs or accents
· Five 1-gallon groundcovers
j. There must bel 00 percent coverage with plant materials or inert
groundcovers (Le. crushed rock). No decomposed granite will
be altowed.
k. The screening and buHering elements of the project are a
combination of perimeter walls and landscaping. For every 600
square fect of landscape buffer. the builder/developer must
provide two desert trees (minimum 15 gallons, 6 desert shrubs
(minimum 5-gallons) and six groundcover plants (minimum 1-
gallon).
I. A minimum tree size of 15 ganons shall be required tor street
and parking lot trees. Shrubs must be a minimum 5 gallons in
size. Groundcovers shall be a minimum of 1 gallon in size,
planted 30" on center.
m. Site walls and fences shall be consistent in color and material to
the architectural style selected tor the community. Long
expanses of site walls must be interrupted by the use of freeform
curves, offsets, piers or material changes. Walls should also be
visually softened by planted landscape appropriate to the
landscape guidelines provided.
n. Perimeter walls shaH not exceed a height of 6 feet above
finished grade.
o. View fencing shaH be provided at the rear yard of all rosidential
lots adjacent to the major drainageways, except lor the first
three lots adjacent to the drainageway where it intersects with a
æ
Saguaro Springs
Specific Plan
IV-6
Development Regulations
o"'"
street righ!~of~way. All view fencing shan be Pool Code
compliant and constructed using wrought iron with block
columns.
p_ Chain-link fencing is prOhibited.
q. Medians shall be designed with low-maintenance landscaping,
employing native materials rather than more formal plantings
that require higher maintenance. Landscaping within the right-
of-way will be licensed by the Town of Marana and maintained
by the Saguaro Springs Master Association or sub-association.
Upon completion of construction, all developed property shaH be
landscaped, improved and maintained in full conformity with all
applicable requirements of this Specific Plan.
6. Drainage and Grading
a. All flows shall be confined to the drainage channels SO as
eliminate the reHance on pocket parks and other open space
within individual subdivisions to dually serve as detention areas.
b. A detention facility will be designed as part of the district park,
conveying flows from the park to a discharge point near the
northwest corner of the project site_
c. The drainageways shall be fully integrated into the design of the
project site serving as site amenities that include community
trails and landscaping.
d. Drainage patterns on individual lots shall be maintained so as
not to interfere with drainage on adjacent lots.
e_ The grading of the site terrain should conform to the natural
topography as much as possible, resulting in a smooth transition
from the natural grade to the developed pad.
f. Grading of individual parcels should flot result in abrupt
transitions to adjacent landforms or streets. Instead, grading
should result in rounded forms to blend into the natural
environment
æ
Saguaro Springs
Specific Plan
IV-7
Development Regulations
m~·
E_ Assurances
The subdivider shall post a periormance bond or other assurance with the
Town, as assurance for completion of the required subdivision improvements
to be dedicated to the Town of Marana in accordance with the State of
Arizona, Department of Rea! Estate requirements. These assurances may
be in the form of a perlormance bond, cash escrow account, letter of credit,
third party trust agreement or other form of assurances, as may be approved
by the Town of Marana.
With the exception of the third party agreement, the subdivider shall post
assurances with the Town in the amount equal to the cost of construction fOf
all required Town of Marana public improvements plus 15 percent as
estimated by a registered civil engineer.
Subdivision assurances shall be released upon completion and inspection of
the required subdivision improvements. Partial releases for up to 80% of the
lots covered by the assurances may be granted where the required
improvements for a group of lots have been satisfactorily completed, and
such improvements can be used and maintained separately from the
improvements required for the balance of the subdivision.
æ
Saguaro Springs
Specific Plan
IV-S
Development Regulations
F. Development Standards
Land use designations have been assigned to each area identified within the
Saguaro Springs Specific Plan. Under each designation is a iist of permitted,
accessory, conditional and prohibited uses, followed by Table 7, which
outlines the corresponding residential development standards according to
designation. Pages IV-11 through IV-14 contain a series of tables (Ta.bles 8A
& 88) that illustrate the differences between Saguaro Springs Specific Plan
Development Standards and those required by the Town of Marana Land
Development Code.
1. Medium Density Residential (ParceI2b)
a.. Permitted Uses
· Single-Family Residential (Site-Built Detached Homes)
Model Homes
· Parks and Open Space
· Community and Recreation Facilities
· Public Utility Facilities
· Religious Institutions
b. Accessory Uses
· Detached accessory structures. such as storage sheds,
workshops and covered patios
· Swimming pools, spas and related structures
· Home occupations
C. Conditional Uses
· Childcare Facilities
· Educational Facilities
· Group Homes
d. Temporary Uses
· Temporary Sales Trailer (in approved subdivisions)
e. ProhibIted Uses
· Commercia! Uses
· Industrial Uses
1. Parking Standards
· At minimum, two off-street parking spaces within an
enclosed garage shall be provided per unit, pius one
additional space for every four units. (Parking spaces
provided within the pocket parks may be used to satisfy the
parking requirement for additional spaces.)
æ
Saguaro Springs
Specific Plan
!V-9
Development Regulations
~,-
."'~
2. Medium High Density Residential (Parcel 2a)
8. Permitted Uses
· Sing!e-Famíly Residential (Site-Built Attached or Detached
Homes)
· Model Homes
· Parks and Open Space
· Community and Recreation Facilities
· Public Utility Facilities
· Religious Institutions
b. AccessoFY Uses
· Accessory uses listed under Medium Density Residential
shall apply
c. Conditional Uses
Conditional uses lisled under Medium Density Residential
shall apply
d. TemporaFY Uses
· Temporary uses listed under Medium Density Residential
shall apply
e. Prohíbited Uses
· Prohibited uses listed under Medium Density Residential
shall apply
f. Minimum Private Open Space
Minimum private open space to be provided per homo is 50
square feet, in the form of one or more of the following:
D Patios
~ Balconies
p Porches
o Decks
Q Others deemed similar by the Planning Director
g. Parking Standards
· Two parking spaces within an enclosed garage shall be
provided per unit, plus one additional space for every four
units. This requirement may be reduced to one parking
space within an enclosed garage, plus one space for every
four units, upon approval by the Planning Director during
subdivision plat review. (Parking spaces provided within the
pocket parks may be used to satisfy the parking requirement
for additional spaces_)
æ
Saguaro Springs
Specific Plan
IV-10
Development Regulations
æ
3. High Density Residential (Parcels 1 a, 1 b, 5 and 6)
a. Permitted Uses
· Single-Family Residential Site-Built Attached Homes,
including Duplex, Trip!ex and Four-Plex Products
· Single-Family Residential Site-Built Detached Homes (per
MHDR Standards)
· Model Homes
· Parks and Open Space
· Community and Recreation Facilities
· Public Utility Facilities
· Religious Institutions
b. Accessory Uses
Accessory uses lisled under Medium Density Residential
shall apply
c. Conditional Uses
· Conditional uses listed under Medium Density Residential
shall apply
d. Tempolary Uses
· Temporary uses listed under Medium Density Residential
shall apply
e. Prohibited Uses
· Prohibited uses listed under Medium Density Residential
shall apply
t. Minimum Private Open Space
· Minimum private open space to be provided per home is 50
square feet, in the form of one or more of the following:
o Patios
Balconies
o Porches
~ Decks
D Others deemed similar by the Planning Director
g. Parking Standards
· Two parking spaces within an enclosed garage shall be
provided per unit, plus one additional space for every four
units. This requirement may be reduced to one parking
space within an enclosed garage, plus one space for every
four units, upon approval by the Planning Director during
subdivIsion plat review. (Parking spaces provided within the
pocket parks may be used 10 satisfy the parking requirement
for additional spaces.)
Saguaro Springs
Specific Plan
IV-11
Development Regulations
4. Recreation
8. Permitted Uses
· Parks
· Community and Recreation Buildings
· Play Fields
· Playground Equipment
· Drainage Facilities
· Trails
· Shade Structures
b. Prohibited Uses
· Residential Uses
· Commercial Uses
· Industrial Uses
c. Parking Standards
· The District Park will require a minimum of 300 parking
spaces.
· All pocket parks over v~ acre in size will require a minimum
of 3 spaces per Y2 acrc. Parking spacos within the pocket
parks may be used to satisfy residential off-street parking
requirements.
d. General Development Standards
Per Town of Marana Standards
æ
Saguaro Springs
Specilic Pian
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v. Implementation & Administration
Implementation & Administration
A. Purpose
The regulations and procedures contained within this section prescribe the
implementation of development within the Saguaro Springs Specific Plan
area. It identifies the parties responsible for ensuring: 1) the project is built in
coordination with the necessary infrastructure improvements, and 2) there is
a continuity of design between the Specific Plan and the greater Saguaro
Springs community, in accordance with the Saguaro Springs Design
Guidelines. This section also provides guidance regarding the general
administration of the Specific Plan and the procedures for amending the Plan.
B. General Implementation Responsibilities
For the purpose of identifying those responsible for implementation of the
improvements within the Saguaro Springs Specific Plan area, four entities
must be identified: the Master Developer, the Builder, the Saguaro Springs
Design Review Committee and the Saguaro Springs Master Association_
1. Master Developer
The Master Developer is [he enti!y responsible for ensuring the
basic infrastructure facilities (i.e. spine roads and associated
streetscapes, trunk sewers, irrigation in common areas, water
mains, e!ectric lines, gas, fiber optics, telephone and cable
television lines) arc planned and constructed to serve the
development in a timely and coordinated manner. The Master
Developer will also develop the public recreation and open space
areas that will be dedicated to the Town of Marana and the private
recreation and open space areas, which wil! be turned over to the
Saguaro Springs Master Association for operation and
maintenance. Empire Companies, or their successors and assigns,
will be the Master Developer of Saguaro Springs.
2. Builder
The Builder is the purchaser of a development area, or portions of a
deve!opment area. which mayor may not require additional
infrastructure improvements, such as utility extensions or local
streets. The Builder is responsible for all home construction and lot
improvements not made by the Master Developer within their
area{s) of ownership. Should the Builder purchase a development
area without the infrastructure improvements generally provided by
the Master Developer, the Builder becomes the responsible party for
the construction or installation of those improvements.
At any time, the Master Developer may relinquish its rights and
assign any or all rights to one or morc Builders. Associated
responsibilities of the Master Developer would also be transferred to
the Builder at that time.
æ
Saguaro Springs
Specific Plan
V-l
Implementation & Administration
3. Saguaro Springs Design Review Committee
The Master Developer wi!! establish the Saguaro Springs Design
Review Committee (DRC), which will review all development
proposed within Saguaro Springs, including the Specific Plan area_
The goal of the ORC review process is to enhance the aesthetic and
economic value of Saguaro Springs and to maintain consistency in
the applicaLion of the Saguaro Springs Design Guidelines
throughout the entire project area,
As long as the Master Developer owns property within Saguaro
Springs, or any property annexed into Saguaro Springs, or until all
lots have been conveyed to a non-builder owner, whichever is !ator,
the Master Developer shall have the right to appoint and remove an
regular and alternate members of the Saguaro Springs DRC.
The Saguaro Springs ORC shall consist of an odd number of
members (at least three). At minimum, membership shall be
composed of the following: one architect, one landscape architect
and one Saguaro Springs Master Association representative.
Additional membership may be comprised of homeowners or
design/development professionals.
The Saguaro Springs DnC will review all design proposals tor
compliance with the Saguaro Springs Design Guidelines. The ORC
wiH evaluate tho proposals for issues relating to site design,
architectural elevations, entry statements, screen wall design,
landscape plans, uti1ity design and construction and design and
placement of signage within the project. They will also review
subdivision plats prior to submission to the Town of Marana to
ensure that the intent of the Design Guidelines is carried out.
4. Saguaro Springs Master Association
The Saguaro Springs Master Association is the entity responsible
for the establishment and coordination between the two sub-
associations within Saguaro Springs. In addition, the Master
Association will be responsible for monitoring development activity
within the Specific Plan area and preparing an annual report tor the
Town of Marana describing that activity. (See refer to the section
entitled Specific Plan Monitoring Program and Reporl for additional
information.) The Master Association is also responsible for
enforcing the Master CC&R's placed on the properties.
The Saguaro Springs Age-Restricted A&c;ociation and the Saguaro
Springs Community Association will be the sub-associations
established by the Master Association. The Age-Restricted
Association is the entity responsible for the management and
maintenance of the community center within the age-restricted
portion of the Specific Plan area. The Community Association is the
entity responsible for the management and maintenance of the
community center and pocket parks outside the age-restricted area.
æ
Saguaro Springs
Specific Plan
V-2
Implementation & Administration
The Saguaro Springs Master Association may delegate
responsibilities, such as maintenance of drainageways and trails, to
either of the sub-associations, as needed.
Each of the sub-associations wil! be responsible for the enforcement
of individual CC&R's recorded with the residential subdivision plats
located within their respective boundaries.
5. Town of Marana
The Town of Marana shall be responsible for the maintenance and
management of all public roadways and recreation/open space
areas dedicated to the Town of Marana, except for the dedicated
drainageways, which shall be maintained by the Saguaro Springs
Master Association.
C. Proposed Changes to Zoning Ordinances
The Development Ilegulations section of the Specific Plan addresses only
those areas that differ from the Town of Marena Land Development Code. If
an issue, condition or situation arises that is not covered or provided for in
this Specific Plan, those regulations of the Town of Marana Land
Development Code that are in place at the time of development shall be used
by the Planning Director as the guidelines !o resolve the unclear issue,
condition or situation_
D. Development Review Procedure
The Saguaro Springs Specific Plan shall be implemented through the review
and approval process of preliminary and final plats, development plans and
building permits by the Saguaro Springs DRC and the Town of Marana. Fina!
decisions on grading, drainage, final road alignment, revegetation and other
matters will be made at the final plat stage.
All proposed subdivision plats, development plans and building permits within
the Saguaro Springs Specific Plan shall be submiUed to the Saguaro Springs
ORC for approval prior to submitting to the Town for approval and permitting.
Plats, plans and permit applications shall be approved by the Town of
Marana in accordance with Town of Marana procedures.
No structures, including signs, shall be erected, improved or altered, nor shaH
any grading, excavation, tree removal or any other work which In any way
alters the exterior appearance 01 any structure or area of land be commenced
unless it has been approved in writing by the Saguaro Springs DRC.
Approval of a subdivision plat, development plan or building permit is subject
to the following requirements:
Contormance with the Saguaro Springs Specific Plan, as adopted;
Conformance with the development agreement between the Master
Developer and the Town 01 Marana;
æ
Saguaro Springs
Specific Plan
V-3
Implementation & Administration
· Dedicalion of appropriate rights-of-way and easements for roads,
utilities and drainage areas by plat, or by separate instrument if the
property is not to be subdivided;
· Provision of individually recorded CC&R's with all residential
subdivisions;
· Preliminary plat, final plat and development plan submittals shall follow
Town of Marana procedures current at the time of apptication;
· Architectural design guidelines shall accompany each preliminary plat
submittal for review and approval by the Town of Marana;
· All development within Saguaro Springs, including that within the
Specific Plan area, will be subject to the Town of Marana Land
Development Code, Section 17.02, Native Plant Protection.
E. Design Review Process
The intent of the design review process is to ensure the design theme and
character is implemented in accordance with the vision of Saguaro Springs.
The Saguaro Springs DRC will review all development proposals for
compliance with the establîshed Saguaro Springs Design Guidelines.
The design review process is descrÎbed in the Saguaro Springs Design
Guidelines, provided as Appendix C of this Specific Plan.
fi
Saguaro Springs
Specific Plan
VA
Implementation & Administration
>c""
F. Phasing
It is envisioned that Saguaro Springs will be developed as a single cohesive
development. The Specific Plan area is but one part of the larger Saguaro
Springs master plannod community; thus, phasing Is addressed for Saguaro
Springs in its entirety. The phasing of development outlined in this section is
consistent with the April 2004 development agreement between the
developer and the Town of Marana.
Development will be achieved in four phases, with an estimated build out
period of 8 years from initial construction. Infrastructure development will
begin immediately. The actual number of residential homes to be built in
each phase will be determined at platting stage; however, the total number of
homes will not in any case exceed the maximum number of units permitted in
the development agreement between the Master Developer and the Town of
Marana. In general, development will progress from the southeast to the
northwest, except for the area at the foot of the Tucson Mountains (outside
the Specific Plan area), which will likely be developed in the final phase.
The district park will be constructed prior to or by the time 40% of the building
permits are issued tor the overall Saguaro Springs project. Upon completion
and acceptance by the Town of Marana Parks & Recreation Department, the
district park will be dedicated to the Town of Marana_ The community centers
and private pocket park/open space areas will also be installed prior to or by
the time 40"j" of the building permits are issued for the subdivision in which
they are located. The Master Developer will work in cooperation with the
Marana Unified School District to determine the timing for development and
dedication of the school site located within the Specific Plan area.
Phase I consists of the construction of drainage improvements and spine
infrastructure. In addition, scheduled improvements to Airline Road, Twin
Peaks Road and Lambert Lane will begin in Phase 1. The new water system,
including the new well and booster site, will be established, in addition to the
sewer lift station and associated sewer mains located along the interior spine
roads. Saguaro Peaks Boulevard, which will provide access to the entire site,
will be constructed from Twin Peaks Road to Lambert Lane. Residential
development will begin with parcels 4a and 4b and parcels 8a through 8e.
In Phase II, residential development will include parcels 7a through 7f. A
portion of the Specific Plan, parcel 6, is also scheduled for development at
this phase. Saguaro Highlands Drive, which provides access to the district
park, will be constructed from Twin Peaks Road to Saguaro Peaks
Boulevard.
Phase ¡IJ development includes parcels 2a, 2b and 5, all within the Specific
Plan area, as well as parcels 3a and 3b, adjacent to the Specific Plan
boundary.
In the fourth and final phase, parcels 9 and 10, located along the easternmost
boundary of Saguaro Springs and adjacent to the Tucson Mountains, will be
æ
Saguaro Sprïngs
Specific Plan
V-5
Implementation & Administration
""
constructed. Parcels 1 a and 1 b within the Specific Plan are scheduled for
construction in this phase.
Tho purpose of the phasing plan is to relate infrastructure requirements to
proposed development. Although the sequence is implied, development of
phases may occur in a different order or concurrently, at the discretion 01 the
Master Developer, as long as the reiated infrastructure is adequately in place.
Changes in the phasing order can occur due to unforeseen factors affecting
development. Flexibility is needed within the Specific Plan to address these
changing needs while stiil maintaining a timely development. Infrastructure
such as roads, sewer, water and grading will be constructed and extended in
accordance to the build out of the project.
æ
Saguaro Springs
Specific Plan
V-6
Exhibit V.F: Phasing Schedule
L~,
DSpedficPIIII1Boonc!ary
D8aguaro8pril\{ SBoondary
DevelopmenlPhasal
DevelopmafllPhaseU
Developrmmt Phas.. II!
Otl'lelopm.....tPhaseN
o
1500 Feet
C) aD THE
œPlANNING
. ._c._"",~Sê.,.(r~~___
."".~~""'.."""""""
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æ
Saguaro Springs
Specitic Plan
V-7
Implementation & Administration
G. Specific Plan Administration
1. Enforcement
The Saguaro Springs Specific Plan shaH be administered and
enforced by the Town of Marana Development Services Department
in accordance with the provisions of the Saguaro Springs
Development Regulations. Where the Specifíc Plan does not Idontify
a regulated action, the Town of Marana will apply those provisions of
the Town of Marana Land Development Code in effect at the time a
requested action by the developer receives approval.
2. Sunset Provision
If development has not commenced at the ond of 5 years from the
date of plan adoption by the Marana Town Council, zoning approvals
and other agreements may be subject to review and renegotiation.
The property rights of the Master Developer shall be considered
vested upon issuance of a building permit or upon the physical
construction of site improvements_
3. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be
made administratively by the Town of Marana Planning Director,
provided said changes are not in conflict with the overall intent of the
Saguaro Springs Specific Plan. Any changes must conform to the
goals and objectives of the Pian.
The Planning Director's decision regarding administrative changes
and determination of substantial change, as ouUined below, shall be
subject to appeal 10 the Town Council. Categories of administrative
change include, buf are not limited to, the following:
· The addition of now information to the Specific Plan maps or
text that does not change the effect of any regulations or
guidelines, as interpreted by the Planning Director.
· Changes to the communify infrastructure planning and
alignment, such as roads, drainage, water and sewer
systems, provided tho changes do not increase the
development capacíty in the Specific Plan area and do not
conflict with current Town code standards.
· Changes to the Development Plan, including minor
adjustments to land use boundaries and acreages, and other
similar modifications, duo to technical refinements at the
platting stage.
· Changes to development regulations that are in the interest
of the community and do not affect the health or safety of the
community.
æ
Saguaro Springs
Specific Pian
V-8
Implementation & Administration
4. Substantial Change
This Specific Plan may be substantially amended by the procedure
outlined in the Town of Marana Land Development Code, Section
05.06.07, Specific Plan Changes. The owner or agent of the property
may submit to the Planning Director a written application to amend
one or more 01 the Specific Plan regulations. The request shall
indude all sections or portions of the Saguaro Springs Specific Plan
that are affected by the change(s). The Planning Director shall refer
the request with his recommendations to the Planning Commission for
public hearing. The Planning Commission shall make its
recommendation to the Town Council, which, after public hearing,
shall approve, reject or modify the proposed amendment.
5. Interpretation
If an issue, condition or situation arises that is not sufficiently covered
in the Specific Plan, the Planning Director may use the applícable
regulations within the Town of Marana Land Development Code as a
guideline for resolution. This provision shall not be used to permit
uses or procedures not specifically authorized by this Specific Plan or
the Town of Marana Land Development Code.
The Planning Director shall be responsible for interpreting the
provisions of this Specific Plan. Appeals to the Planning Director's
interpretation may be made to the Town Council within 15 days from
the date of the interpretation.
6. Fees
Fees wil! be assessed as indicated by the Town's adopted fee
schedule that is in place at the time of development. The Master
Developer will also be obligated to pay the current construction sales
tax and transportation impact fees assessed by the Town when and
as due under the Town's current regulations, as specified in the April
2004 development agreement between the Town of Marana and the
Master Developer.
æ
Saguaro Springs
Specific Plan
V-9
Implementation & Administration
~,
7. Specific Plan Monitoring Program and Report
The Saguaro Springs Master Association will be the responsible entity
for monitoring developmenl activity within the Specific Plan through
project build-out. A report summarizing development progress shan
be completed by the Master Association and submitted to the Town of
Marana on an annual basis, due within 30 days of the anniversary of
the Specific Plan approval.
As described in Section 05.06.08 of the Town of Marana Land
Development Code, the Specific Plan annual report shall include, at
minimum, the following information:
· Detailed summaries of the past year's development
activities;
Detaíled summaries of utility, drainage and street
improvement activities;
· Changes in the Saguaro Springs ownership structure;
· Status of sales or ieases to others;
· Summary description of all instances of any non-conforming
issues thai have taken place within the past year; and
· Estimates of development and infrastructure improvement
activities for the upcoming year.
~
Saguaro Springs
Specific Plan
V·10
VI. Appendices
Appendix A: Legal Description & Map
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'W1:I"",,,Z:C'V
Stanta':
Descr!pt¡on QfSpacJflc P!;:¡n Area
SAGUARO SPRINGS
I!iIJ
Y
DESCRIPTION d a parœl of !ai1d located in S¡¡ctiò!118, Township 12 South, Range 12
Gila &. Salt River MerirJi,m, Pima Courtly, AriZOrt¡) S¡;id parce! being m,)fO, fclll~ de5C¡ì!)<,:d as
foilmvs-
Luls : ihrough 9 i"clusive, Lots A ,md B. and 8iovk~ A, G, 1, 2, 5 and 6. SAGUARO f¡PRiNGS,
(;S r6c1)l'd"d il1 Book 513 of MafJ~ 2nd P12t;; P"9'" 23. Pimð Courtly R",e,!Cd5, Pima Couniy,
Arilon,'!
TOGETHER WITH tiw foll(}win9 described I""reei
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Saguaro Springs
Specific Plan
A-1
Appendix A; Legal Description & Map
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Saguaro Springs
Specific Plan
A-2
Appendix B: Definitions
The following definitions provide interpretations and explanations for many of the words
or phrases used within the Saguaro Springs Specific Plan. Except for the terms
provided below, the definitions within the Town of Marana Land Development Code shall
apply.
Access - The place, means or way by which pedestrians and vehicles can have sate,
adequate and usable entry to and exit from a property or land use.
Adjacent - The condition of being near or next to, but not necossarily having a common
lot line.
Builder - The purchaser of a development area, or portions of a development area,
which will build or provide for building within their areas of ownership. The builder is
responsible for implementation of those faciiities not provided by the Master Deve!oper
within each of the development areas and the anciliary facilities within tho spino
infrastructure system.
Building Height - The vertical distance between the finished floor elevation and the
highest point of the buiiding, excluding chimneys, vents and antennae, provided the
finished floor elevation is no higher than 2' above any adjacent grade within 4' of the
building.
Building Setback - The minimum required perpendicular distance between the property
line and the location of a building or structure.
Common Areas - The areas for which the primary maintenance responsibility and/or
ownership is intended to be by the Saguaro Springs Master Association or sub-
association.
Connectivity - The measure describing the level to which streets, streetscapes,
pedestrian/bicycle paths, community open space and other land uses link with one
another.
Density - The number of residences per gross acre of a development area.
Grading - Any stripping, cutting, filling or stockpiling of earth or land to create new
grades_
Lot Coverage - The percentage of the lot area covered or occupied by buildings,
including covered porches and accessory structures, and driveways. Swimming pools
are not included in calculating lot coverage.
Master Developer - The entity responsible for (1) establishing the Saguaro Springs
Design Review Committee; (2) developing the spine infrastructure in accordance with
the phasing plan; (3) assuring that development conforms with the Saguaro Springs
Design Guidelines; and (4) forming the Saguaro Springs Master Association and sub-
assocìations.
Open Space - Public or private areas either landscaped and developed for recreation or
lell in a natural state.
æ
Saguaro Springs
Specific Plan
B-1
Appendix B: Definitions
Phase" A portion of the Saguaro Springs development scheduled for construction and
occupancy.
Saguaro Springs Design Review Committee - Committee 01 at least 5 members
appointed by the Master Developer to review all development proposals within the
Saguaro Springs development for compHance with the Saguaro Springs Design
Guidelines.
Single Family Residential, Attached - Dwelling units attached to one or more dwelling
units by structural elements common to the attached units. The structural elements
Indude common wall construction, rool or other similar Improvement.
Single Family Residential, Detached - Dwelling units not attached to any other
dwelling unit by any structural elements, surrounded by open space and located on its
own separate !ot.
Spine Infrastructure - Infrastructure system that includes retention/detention basins.
the primary and secondary streets and their assocíated streetscapes, the trunk sewers,
water mains, electric lines and gas lines.
Streetscape - The general appearance of a block or group of blocks with respect to the
structures, setbacks from pubic rights-at-way, open space, landscaping, public art,
lighting, signage, paving materials, street furnishings and other elements that contribute
to the street scene's overall character and image.
Target Density - The specified density within the various development areas used to
calculate the dwelling-unit cap of the devolopment area based on gross acreage.
æ
Saguaro Springs
Specific Plan
B"2
Appendix C: Saguaro Springs Design Guidelines
A. Introduction & Purpose
These design guidelines provide guidance to the Saguaro Springs Design
Review Committee (ORC) in its review at future development within
Saguaro Springs. These design guidelines will provide tor creative
flexibility while meeting basic objectives of the Town's policies, goals and
regulations.
These guidelines are designed as an information source for site
development, landscape architecture, architecture and signage features
that create the community image of Saguaro Springs. Adherence to
these design guidelines will result in a development with a high quality
appearance and compatibility among land uses throughout the
community. These guidelines provide criteria for builders, planners,
architects, landscape architects and civil engineers under the direction of
the developer. They also provide a foundation for development of more
formalized Covenants, Conditions and Restrictions (CC&R's). The
integration of these guidelines into CC&R's will guarantee quality design
consistency throughout all deve!opment phases of this project.
The following are the design goals for the Saguaro Springs Specific Plan:
· Create a community with integrated residential neighborhoods that
encourages sensitive site design and provides recreation/open-
space amenities in conjunction with new development.
Promote the "neighborhood concept" where the plan is laid out to
encourage neighbor interaction, connectivity to gathering places,
schoo!, recreation and open space amenities.
· Set an example for future growth in the Town of Marana.
Utilize state-of-the-art building techniques and design.
Fully integrate drainageways with the developed portions of the
site.
·
Develop land uses to achieve continuity of design and establish a
sense of place through [he establishment of design guidelines,
Encourage innovative design that helps build a unique community
character, encourages interaction among neighbors and
minimizes the impact of automobiles_
Ensure compatibility of new development with the environment.
Ensure coordinated, responsible planning through the use of
cohesive procedures, regulations, standards and guidelines, and
through the establishment of the Saguaro Springs Design Review
Committee.
Provide a spine infrastructure system and public facilities to
support development in an efficient and timely manner.
·
·
·
æ
Saguaro Springs
Specific Plan
C-1
Appendix C: Saguaro Springs Design Guidelines
B. Design Review Process
This review procedure wil! ensure that the high standards defined in this
document are maintained_ These guidelines are conceptual in nature,
providing flexibility to the Design Review Committee to make changes in
the overall interest of the Saguaro Springs community.
1. Master Developer
The Master Developer is the entity responsible for ensuring the basic
infrastructure facilities that serve this development (i.e. spine roads
and associated streetscapes, trunk sewers, irrigation in common
areas, water mains, electric lines, gas, fiber optics, telephone and
cable television lines) will be planned and constructed in a timely and
coordinated manner. The Mastor Developer will also develop the
public recreation and open space areas that will be dedicated to the
Town of Marana and the private recreation and open space areas.
which will be turned over to the Saguaro Springs Master Association
for operation and maintenance.
At any lime, the Master Developer may relinquish its rights and assign
any or all rights to one or more Buitders. Associated responsibilities
of the Master Developer would also be transferred to the Builder at
that time.
2. Builder
The Builder is the purchaser of a development area, or portions of a
development area, which mayor may not require additional
infrastructure improvements, such as utility extensions or !ocal streets.
The Builder is responsible for all home construction and lot
improvements not made by the Master Developer within their area{s)
of ownership. Should the Builder purchase a development area
without the infrastructure improvements generally provided by the
Master Developer, the Builder becomes the responsible party for the
construction or installation of those improvements.
3. Saguaro Springs Design Review Committee
The Master Developer will establish the Saguaro Springs Design
Review Committee (DRC), which will review aU development
proposed within Saguaro Springs, including the Specific Plan area.
The goal of the DRC review process is to enhance the aesthetic and
economic value of Saguaro Springs and to maintain consistency in
the application of the Saguaro Springs Design Guidelines throughout
the entire project area.
As long as the Master Developer owns property within Saguaro
Springs, or any property annexed into Saguaro Springs, or until aU lots
have been conveyed to a non-builder owner, whichever is later, the
Master Developer shall have the right to appoint and remove ail
regular and alternate members of the Saguaro Springs DRC'm The
master developer may require as a condition of sale that all
æ
Saguaro Springs
Sµecilic Pian
C-2
Appendix C: Saguaro Springs Design Guidelines
subsequent property owners will abide by the covenants, conditions
and restrictions established by the DRC.
The Saguaro Sprìngs DRC will review all design proposals for
compliance with the Saguaro Springs Design Guidelines. They will
also review subdivision plats prior to submission to the Town of
Marana to ensure that the intent of the Design Guidelines is carried
out.
The Saguaro Springs DRC shall consist of an odd number of
members (at least three). At minimum, membership shaH be
composed of the following: olle architect, one landscape architect,
and one Saguaro Springs Master Association representative.
Additiona! membership may be comprised of homeowners or
design/development professionals-
The DRC has exclusive administrative and interpretive power with
respect to the design of projects within Saguaro Springs. At its sole
discretion, the DRC may allow variations from the Saguaro Springs
Design Guidelines as long as they are in conformance with the intent
of the Specific Plan as contained in Appendix C and subsequent
CC&Rs. However, the DRC does not possess the authority to grant
variances from applicable requirements in the Town of Marana Land
Development Code.
4. Procedures and Submittals
The Saguaro Springs DRC wiH refine these design guidelines.
establish review procedures and administer the design review process
for Saguaro Springs. The DRC has the authority to interpret the
guidelines in the event the guidelines do not explicitly address a
particular situation. Review fees, if any, may be established by the
DRC.
This design review process is independent of Town of Marana project
review procedures. An applìcant for any permit must apply to the
Town of Marana. No development shali be permitted in Saguaro
Springs without written approval from the Saguaro Springs Design
Review Committee. Approval by the DRC in no way implies
compliance with the legal requirements of any governmental agency.
Establishment of detailed review procedures will be based on the
following guidelines:
· A pre-design meeting shaH be arranged between the bulider,
owner and/or architect to discuss the process and offer
direction in preparing preliminary plans.
· The DRC shall review the preliminary plan submittal to
determine general conformance with these guideHnes.
· Following preliminary approval, the DRC shaH review the final
submittal, which must include, at minimum, a site plan, floor
plans and all drawings to be submitted to the Town for review.
æ
Saguaro Springs
Specific Plan
C3
Appendix C: Saguaro Springs Design Guidelines
. The ORC reserves the right to inspect all work in progress and
completed construction.
. The owner shall give written notice to the ORC upon
completion of work. The ORC may insped the work for
compliance and, it applicable, give notice of non-compliance.
C. Site Planning
Site planning addresses the proper placement of buildings, roads and
services within the site, which will have a major impact on the overall
character of Saguaro Springs. This requires an understanding of existing
drainage patterns, terrain and site opportunities and constraints that will
influence the articulation of building form, orientation, coverage, setbacks,
parking, utilities, storage areas and access.
1. Site Design Guidelines
a. Size and scale are important ingredients in making each
neighborhood its own special place.
· Larger blocks shall be broken down into smaller
subdivisions to encourage the formation of individual
neighborhood identities and to allow better interaction
among its residents. A typical núlghborhood within
Saguaro Springs will include approxImately 150 to 200
homes.
· Each neighborhood within Saguaro Springs shall be
designed to include private common areas in the form of
pocket parks, landscaped open spaces along roadways or
other amenity, in addition to the community-wide recreation
amenities provided by the Master Developer.
b. Neighborhoods feel more unique when repetition can be broken
up_
· Variations in architectural style, building setbacks and
street layout shall be incorporated into each neighborhood
design.
Additional private open space shall be provided alongside
the major dralnageways to create visual relief from the long
stretches of channels located throughout the project site.
e Diversity of lot size and shape adds variety.
Saguaro Springs shall be comprised of a wide range of
residential densities, with lot sizes approaching % of an acre to
higher-density development and smaller lots that support
attached home products. The highest residential densities will
be focused within the age-restricted community and in close
proximity to the public park_ The lowest densities are near the
eastern property boundary at the base of tho Tucson Mountains_
A general transition in residential densitylintensity shalf occur
tram the east to the northwest.
æ
Saguaro Springs
SpedficPlan
C-4
Appendix C: Saguaro Springs Design Guidelines
d, Community-wide path and trail systems encourage increased
pedestrian circulation.
· Pathways, pocket parks and other open space shall be
integrated into the neighborhood design.
· The circulation system shall provide pedestrian and bicycle
links to aU community, recreational and educational
facilities within Saguaro Springs.
· Adequate separaLion shall be provided between the
pedestrian and vehicular circulation systems in order to
minimize conflicts.
e. Development should be planned carefully to protect existing
views and maximize the feeling of open space.
· Overall neighborhood street design shall be curvilinear, as
opposed to having long straight stretches of roadway.
·
A coordinated street tree program shall be implemented
along all arterial and collector roadways within Saguaro
Springs.
Areas of meandering open space shall be incorporated
along arterial and collector streets, as well as along the
project perimeter.
Use of cul-de-sacs shall be limited. Open space relief shall
be provided at the end of all cul-de-sacs on proìect and
neighborhood edges to create viewsheds.
Lots shall primarily be positioned in a north/south direction
so as to maximize views and respect solar orientation.
·
·
·
2. Street Design
The street cross-sections and nature of improvements for all internal
and abutting roadways will be consistent with the Town of Marana's
recommendations, which will be based on the Saguaro Springs Traffic
Impact Analysis's tindings. Collector roadways will be landscaped;
local streetscapes wiU be enhanced with landscaping in the front
yards of homes.
æ
Saguaro Springs
Specific Plan
C-5
Appendix C: Saguaro Springs Design Guidelines
~
æ
3. Drainage and Grading
a. Drainageways
· All flows shall be confined to the drainage channels so as
ellminato the reliance on pockot parks and other open
space within individual subdivisions to dually serve as
detention areas.
· A detention facility will be designed as part of the district
park, conveying flows from the park to a discharge point
near the northwest corner of the project site.
· The drainageways shall be fully integrated into the design
of the project site serving as site amenities that indude
community trails and landscaping.
b. Grading
· The grading of the site terrain should conform to the
natural topography as much as possible, resuJtíng in a
smooth transition from the natural grade to the developed
pad_
Grading of individual parcels should not result in abrupt
transitions to adjacent landforms or streets. Instead,
grading should result in rounded forms to blend into the
natural environment.
·
·
Water harvesting on individual lots is encouraged.
Drainage patterns on indívídual lots shall be maintained so
as not to interfere with drainage on adjacent lots.
Saguaro Springs
Specific Plan
C-6
Appendix C: Saguaro Springs Desìgn Guìdelines
D. Architecture
1. General Principles
ð. Purpose
The purpose of this section is to provide general criteria for the
design of the residential community at Saguaro Springs. These
guidelines are provided for the master developer and builders to
ensure a quality, consistent visual appearance for all now
building development. The following sections will provide
illustrations and guidelines regarding style and design elements
consistent with the community image desired at Saguaro
Springs. These principles, while essential to achieving a high
level of design excellence throughout the development, are not
intended to restrict creative architectural solutions.
b. Community Structure
Saguaro Springs includes a variety of residential densities and
housing types alongside proposed educational and recreation
facilities. Each neighborhood located within the community
contributes to a unique sense of place established by the design
character of the community centers, park buildings and housing
types. The architecture of Saguaro Springs should provide a
distinctìve, unified setting for neighborhood development and
social interaction. Pedestrian connections between reçreational
amenities and residential neighborhoods will be enhanced by
the quality of designed structures. The vistas created by streets
and pathways can serve to blend elements of the surrounding
desert landscape with the architectural characler of the built
environment.
c. Community Centers
The community centers at Saguaro Springs provide a significant
opportunity to contribute to the overall design quality and
character of the development. The buildings that comprise
these faci!ities should establish an authentic style that reflects
the regional, cultural, and neighborhood influences of the
southwest. The design of the community centers should project
an image of neighborhood gathering and promote social
interaction. Aspects of scale, proportion and detail should be
considered alon with massing, color and materials.
Two examples of clubhouses
in Arizona communities.
æ
Saguaro Springs
Specí[ic Plan
C-7
Appendix C: Saguaro Springs Design Guidelines
Outdoor amenities associated with the community centers shan
be integrated into the site planning or the development and the
architecture of the buildings. These amenities will feature shade
terraces, outdoor grills, and pool area. Recreation facilities
included in the design will include playground equipment, tennis
courts, shuffleboard courts, bocce ball courts, horseshoe pits,
and landscaped walkways.
d. Park Buildings
Park buildings and accessory structures within Saguaro Springs
shaH be consistent in appearance to the community centers and
surrounding neighborhood. All buildings must match the style,
materials, and detaiUng of the community centers and
residences. These structures must also address all applicable
requirements for safety. Consideration should be given to
durability that will reduce site maintenance.
2. General Architectural Guidelines
The guidelines outlined in this section arc intended to promote the
overall design quality of the residential development at Saguaro
Springs. Aspects of scale, proportion and detail should be considered
from the beginning of the design process. All new designs shall be
reviewed by the Design Review Committee to ensure consistency with
these guidelines.
The portions of the Saguaro Springs project not located within tho
Specific Plan area are subject to both the Saguaro Springs Design
Guidelines and the Residential Design Requirements outlined in Title
08.06 of the Town of Marana Land Development Code. In situations
where there are conflicting regulations, those that are most restrictive
shall apply.
a. Massing
Residences shall be limited to two (2) stories in height. Building
heights shall be restricted by the applicable maximum height
limits established by the Saguaro Springs Specific Plan. The
massing of each house should create a visually attractive
exterior that is composed of multiple volumes appropriate to the
selected style. At least two distinct masses must be visible. The
exterior design of residences located in Saguaro Springs should
include key elements of design, including balance, depth,
repetition, and contrast. Single-story elements should be
provided whore possible at the perimeter of the residence with
two-story elements set back from the front elevation.
b_ Garages
The impact of garages on the overall streetscape should be
minimized by creating varied garage setbacks. Where garages
are adjacent to each other at the street elevation, a 3' minimum
difference in setbacks is required. Garage and living masses
æ
C-8
Saguaro Springs
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
should be staggered on the front elevation to emphasize the
placement of living space forward. Porte cocheres, side-loaded
garages, tandem, and recessed garages are among the
innovative design solutions that should be considered as lot size
aHows to achieve a more animated streetscape. These features
can help mitigate the adverse effect of the automobile on the
appearance of neighborhoods.
c. Porches, Decks and Balconies
Front porches, rear decks and balconies are prominent elements
of architectural composition that also provide a functional
outdoor living area protecLed from extreme sun or rain. All
porches, decks and balconies shall be designed to complement
the architectural style of the house. Porches that provide variety
to the exterior appearance of the house are encouraged.
Uncovered balconies may extend 5 feet into the rear yard
setback.
do Roofs
Roofs with slopes ot 3:12 minimum and 12:12 maximum shall be
of clay or concrete tile or slate and must be either flat or "S"
shaped. Roof materials, slope and overhangs shall correspond
to the style selected for the house. Primary roof forms include
gables and hips although flat roofs are permitted if appropriate to
the selected architectural style. Variation of roollines, overhangs
and materials between adjacent houses adds visual interest to
the street elevation_
o. Color
Exterior bui!ding colors shall be rich, warm desert hues with
accents of complementary tones that enhance the individual
architectural style of the residence. !n general, colors for roofing
should be darker in color and hue than the building's exterior
WÐlls. All paint and color schemes (including roof tile) must be
approved by tho Design Review Committee.
f. Materials
Materials for exterior building walls shall match the architectural
style selected tor the house. Materials must be consistent with
the scale and location of the building. Where more than one
building materia! is proposed for tho exterior wans, careful
consideration should be given to the successful integration of
differing material types and the individual character of the house.
Large expanses of waU surlaces shall be animated by varied
materials, detail projections or window elements. Changes in
wall material shal! not occur at outside corners of the house.
g. Doors and Windows
Door and window openings within exterior wall surfaces should
be treated with special consideration to the visual appearance of
the house. The use of architectural pop-outs, trim surrounds on
æ
Saguaro Springs
Specific Plan
C-9
Appendix C: Saguaro Springs Design Guidelines
all sides, recessed windows into thickened walls, bay windows,
and curved walls of glass block or glass are encouraged to
engage the architectural style of the house. Windows may be
either divided light, plain glass, or glass block. Frames should
be white, bronze or earth-tone colors. Mill finish frames are
prohibited- Glazing may be either clear or tinted in a color
appropriate to the style. Reflective glass is not permitted.
Motal, vinyl or wood clad windows are permitted. Window
shapes shall be appropriate to tho architectural style.
h. Chimneys
The design and material finish of chimneys should complement
the design character of the house_ Chimneys may exceed the
maximum building height subject to review of the Design Review
Committee. Flue covers are required.
I. Lighting
AI! exterior lighting shall be in accordance with the Town of
Marana "dark sky ordinance". The lighting of address plaques is
required.
j. Site Walls
Site walls and fences shall be consistent in color and material to
the architectural style selected for the community. Long
expanses of site walls must be interrupted by the use of freeform
curves, offsets, piers or material changes. Walls should also be
visually softened by planted landscape appropriate to the
landscape guidelines provided.
k. Accessory Structures
Accessory structures include any building or structure which is
completely detached from the house_ Examples of these
include, but are not limited to:
· Storage buildings
· Equipment enclosures
· Shade ramadas
· Cabanas
· Guest casitas
The architecture of accessory structures must be compatible
with and complementary to the architecture of the main house.
AU detached buildings used as living space shalf conform to the
design guidelines of the house.
I. Utilities and Equipment
Utility and gas meters shall be screened from view to the extent
poss¡ble< All residential air conditioning/heating equipment, soft
water tanks, poo! and spa equipment, and irrigation timers shaH
be screened to provide a continuous architectural façade to Lhe
æ
Saguaro Springs
Specific Plall
C-10
Appendix C: Saguaro Springs Design Guidelines
street elevation. Vegetation is an acceptable form of screening.
Equipment must meet utility company standards for access. All
utility boxes should be painted a desert hue selected by the
Design Review Committee.
3. Styles
The architectural styles selected for the residential communities at
Saguaro Springs reflect diverse regional influences. Production home
designs should be composed of an authentic architectural vocabulary
that enhances the character of the streetscape. Styles that provide a
visual reference to distinctive regional housing types will help create
neighborhoods of consistent quality and design excellence. Those
styles include, but are not limited to:
· Spanish Colonial
· Spanish Mission
· Ranch Hacienda
· Mediterranean
· Desert Prairie
The following sections will provide il!ustratíons regarding materials
and design elements expressive of the architectural theme. It should
be noted, however, thai these examples and illustrations are intended
to help in understanding the architectural character and its appropriate
design responses, but the ideas presented are not intended 10
establish absolute limits or boundaries.
æ
Saguaro Springs
Specific Plan
C-11
Appendix C: Saguaro Springs Design Guidelines
a. Spanish Colonial
Spanish Colonial style derives from the missions and haciendas
of the American Southwest. A broad range of influences,
including Mediterranean and Latin American sources. contribute
to the sometimes eclectic character of this style. Design
elements include courtyards, arches, columns, railings, and
corbels. Building materials are typically stucco with wood and
wrought iron used as accents. Roofs are composed of two·
piece clay tile or full "S" concrete tile. The diversity of the
sources that comprise the heritage of Spanish Colonial style
creates a harmony between the exterior façade, interior space,
and detail elements_
Current examples of residential types
in the Spanish Colonial style.
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Saguaro Springs
Specific Plan
C-12
Spanish ColonÎal
Appendix C: Saguaro Springs Design Guidelines
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æ
Saguaro Springs
Specífic Plan
CM13
Appendix C: Saguaro Springs Design Guidelines
b. Spanish Mission
The Spanish Mission style originated in the Southwest with the
introduction of small communities formed by Spanish
missionaries. These missions were initially composed of
asymmetrical buildings featuring segmented arches, columns,
and a distinctive sculpted parapet. The roof style includes wide,
overhanging eaves, exposed rafters, and a red-tiled roof.
Characteristic details include wood railings and eave brackets,
wrought iron over vents, and ornate entries.
Sculpted walls and ornate entries are
featured in these Spanish Mission exaonples,
including multi-familv lIIustratfons.
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Saguaro Springs
Specìfic Plan
C-14
Appendix C: Saguaro Springs Design Guidelines
Spanish Mission
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Saguaro Springs
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C-15
Appendix C= Saguaro Springs Design Guidelines
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c. Ranch Hacienda
The Ranch Hacienda style is a derivative of Spanish style
architecture. Building materials that characterize this style
include stucco, stone, or slump block on the exterior walls with
heavy timber wood posts and corbels. Typical details include
heavy timber headers, stone accent walls, and rustic wood
shutters. The contrast of textures and materials in this style
helps create a distinctive appearance that 5ti!! engages
traditional Spanish architecture.
Contemporary examples of the Ranch Hacienda
style showing prominent stone elements.
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æ
Saguaro Springs
Specific Plan
C-16
Appendix C: Saguaro Springs Design Guidelines
Ranch Hacienda
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Saguaro Springs
Specific Plan
C·17
Appendix C: Saguaro Springs Design Guidelines
d. Mediterranean
The Mediterranean style draws on the authentic Spanish
architecture of Europe to project a refined architectural
character. Columns, arched openings, and window surrounds
create an animated façade that alludes to the austere
Classicism of the Renaissance, Low-pitched roofs, wrought iron
balconies, and decorative light fixtures arc other traditional
elements of this style.
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these Mediterranean style residences.
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Saguaro Springs
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
Mediterranean
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Saguaro Springs
Specific Plan
,
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C-19
Appendix C: Saguaro Springs Design Guidelines
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e. Desert Prairie
Desert Prairie architecture derives from the Prairie style
developed by Frank Uoyd Wright for the Midwest. The style has
been adapted to the Southwest with color schemes that related
to the desert landscape and horizontal emphasis in massing.
Extended eave overhangs and low roof pitches are used to
contribute to the linear quality of the façade. Other elements
that dìstinguish the Prairie style include exterior masonry,
rectmnear window shapes, stone chimney piers, and flat
concrete roof tiles.
Wide overhanging eaves and masonry elements
are featured in these Desert Prairie examples.
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C-20
Saguaro Springs
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
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Saguaro Springs
Specific Plan
C~21
Appendix C: Saguaro Springs Design Guidelines
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E. Landscape Architecture
The primary objeclive of the Saguaro Springs Specific Plan landscape
concept is to establish a unified community identity, seamlessly blending
the plan area into the greater Saguaro Springs community. Through
landscape design, prajee! entries will be dearly defined, and access
throughout the development will be facilitated. Landscaping will also
enhance the community at a pedestrian scale.
Ali lots, parcels, improved open space and natural open space should be
incorporated into a unified landscape theme.
1. Edges
The projee! has natural areas, landscaped buffers or drainage
channels that buffer all edges of the proìect.
·
The screening and buffering e!ements of the project are a
combination of perimeter walls and landscaping. For every
600 square feet of landscape buffer, the builder/developer
must provide two desert trees (minimum 15 gallons, 6
desert shrubs (minimum 5-gallons) and six groundcover
plants (minimum 1-ga!lon).
Perimeter walls shall not exceed a height of 6 feel above
finished grade.
Chain-link fencing is prohibited.
·
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Slreet wall wilh pillars and landscape treatment (Conceptual Only)
æ
Saguaro Springs
Specific Plan
C-22
Appendix C: Saguaro Springs Design Guidelines
2. Entries
Saguaro Springs contains a series of entry features with an integrated
design of landscape, hardscape, monumentation and signage. Entry
features aid in defining the community's character and present an
introduction to the development
a. Primary Entries
The primary entry features with monumentation will serve as a
gateway into Saguaro Springs. The monument. seen from a
distance, provides the backdrop for the project name and logo.
It signifies arrival and establishes the theme of the development.
The primary entry features for Saguaro Springs, including walls,
signs, landscaping and pavement treatments, will be designed
and installed by the Master Developer. There are three primary
project entries into Saguaro Springs:
· Twin Peaks Road and Saguaro Peaks Boulevard;
· Lambert Lane and Saguaro Peaks Boulevard; and
· Lambert Lane, west of Quarry Road, into the age-restricted
portion of Saguaro Springs.
lWINPEAKSW~STF.NTRY PERSEPCTIVF.
fW'N "'~MS MAIN ~NmY PLAN VI!';W
Example of primary entry (Conceptual Only)
æ
Saguaro Springs
Specific Plan
C-23
Appendix C: Saguaro Springs Design Guidelines
b. Secondary Entries
The secondary entries sha!1 have similar treatments as the
primary entries. but they wHl be smaller in scale. These three
entries wili also be installed by the Master Developer. The
secondary entries will be located at:
· Twin Peaks Road and Saguaro Highlands Drive:
· Lambert Lane, just west of Quarry Road; and
· Airline Road, south of Lambert Lane.
c, Neighborhood Entries
Neighborhood entry features identify tho entrances into the
individual subdivisions within Saguaro Springs. Each entry into
a subdivision shall be uniquely designed with common elements
that bind the entire Saguaro Springs community together.
Neighborhood entry features will be constructed by the builders
of each subdivision; approval by the Saguaro Springs Design
Review Committee is required.
d. Landscape Treatment
Project and neighborhood entries will be defined through special
landscape treatment to emphasize and contrast it with the
surrounding environment The landscape and hardscape
components create symbolic gateways by framing the roadway
with architectural elements and a unique massing of plant
materials.
Palm trees, coupled with saguaros and desert landscaping
typically found surrounding desert springs and washes, will
dominate the project entries. Special design consideration will
be taken with any bridges associated with these entrles_
3. Streetscape
The streetscape is among the most prominent landscape elements
within the project. The intent is to provide unity and variety while
drawing upon the natural setting. Thematic plantings and treatments
set the overall community theme. Individual neighborhoods may
feature landscaping or street tree themes to create neighborhood
identity.
. Medians shall be designed with low-maintenance landscaping.
employing native materials rather than more forma! plantings
that require higher maintenance. Landscaping within the right-
of-way will be licensed by the Town of Marana and maintained
by the Saguaro Springs Master Association or sub-
association.
. Decorative paving materials shall be used on arteriai and
collector streets to designate areas ot intense pedestrian
activity.
æ
Saguaro Springs
Specific Plan
C-24
Appendix C: Saguaro Springs Design Guidelines
· Open space relief is required at the end of all cul-de-sacs that
terminate at the edge of a neighborhood.
· A minimum tree size of 15 gallons shall be required for stroet
and parking lot trees. Shrubs must be a minimum 5 gaHons in
size. Groundcovers shaH be a minimum of 1 gallon in size,
planted 30" on center.
4. Recreation Areas
a. Neighborhood "Pocket" Parks
All pocket parks greater than );2 acre in size s[1all be designed to
include the fOllowing:
· Infrastructure (water, electricity)
· Linkages to nearby trails, or other pedestrian pathways
· Small play structures
· Grassy play areas
Picnic facilities
· Landscaping & irrigation
· Trash receptacles
· Park benches
· Signage
· Water fountains
· Bicycle racks
· Security lighting
b. Community Center (Age-Restricted Area)
The community center within the age-restricted portion of
Saguaro Springs shall, at minimum, contain the following
amenities:
· Clubhouse
~ Administrative Facilìties
Banquet Facilities, including kitchen area
Media Room
Ubrary
Meeting Rooms
Filness/Wellness Center
Restrooms
Storage Facilities
· Outdoor Shade Areas
· Swimming Pool/Spa
· Tennis Courts
· Horseshoe Courts
· Shuffleboard Courts
· Park and community center parking area islands shall be
provided with trees at the rate of not less than one tree per
eight parking stalls. Two-thirds of the trees must be a
rnínirnurn of 15 gallons in size; one-third shall be a minimum
24-ínch box.
æ
Saguaro Springs
Specific Plan
C-25
Appendix C: Saguaro Springs Design Guidelines
5. Trails
A dual trail system wìll be implemented throughout the Saguaro
Springs proìect area. A public trail network will be constructed within
the project's drainageways. The second tier of the dual trail systern
are the neighborhood trails, which connect to the community trails and
provide access to each of the pocket parks and open space areas
within individual subdivisions.
a. Community Traíls
· Trails within drainageways shall be constructed with a
minimum 14-foot multi-use path (10 feet asphalt and 4 feet
decomposed granite) with a minimum 2-foot clear zone on
either side.
· Community trails must provide access to all public open
spaces, schools and community faciHties within Saguaro
Springs.
· Access points shall be iocated at all street intersections and
at a minìmum of every % mile.
· Security lighting shaH be located at all street entrances to the
trail and where appropriate along the trail.
· Benches, enhanced landscape and water fountains shall be
placed at major connections and trail nodes.
· Trai!ways shall be landscaped, but they are not to be fully
improved green spaces.
b. Neighborhood Trails
· Neighborhood trails shall be constructed with a minimum 5-
foot rnulLi-use path with compacted aggregate surfacing,
such as decomposed granite.
· Neighborhood trails shall be linked to the community trails
and shall be located throughout all subdivisions within
Saguaro Springs_
· Security lighting shall be plÐced at trait access points and
where appropriate along the trail.
· Trailways shalt be landscaped.
· Landscaping, at minimum, shall consist of 2 shade trees per
100 feet with ground cover in between.
6. Dralnageways
The drainage channels within Saguaro Springs are essentially a man-
made river system. Four distinct landscape zones, reminiscent of a
natural river system, have been established for the drainageways:
· Riparian Zone - areas dominated by large riparian trees,
such as sycamore, cottonwood and ash trees. This zone wiH
appear where the channel changes direction or where the
viewshed needs to be restricted.
Bosque Zone - areas where the channel lIattens out and a
grove of mesquite trees grow.
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Saguaro Springs
Specific Plan
CM26
Appendix C: Saguaro Springs Design Guidelines
. Spring Zone - areas where the channel narrows, creating
the i!lusion of bedrock coming to the surface. Palm trees,
coupled with saguaros and desert landscaping typically
found surrounding desert springs and washes, dominate this
zone. The bridges (and other drainage crossings)
throughout Saguaro Springs will always be associated with
this zone.
. Opcn Spaco Zone areas between lones where the
vegetation would be sparser and more open to large
mountain views. These areas will be dominated by desert
landscape and hydroseeded areas.
7. Residential Areas
Desert and drought-tolerant plant materials wi!! dominate the
landscape treatment within each neighborhood.
· The builder shall offer the homebuyer a selection of front yard
landscape packages that reflect the character and theme of
the neighborhood. (A minimum number of 3 selections shall
be offered.)
· The number of plant materials required per individual lot
should be in direct proportion to the size of the lot. For every
20 feet of linear street frontage (excluding driveways), the
following planting materials shall be provided:
o One tree, minimum 15-gallons
tJ Two 5-gallon shrubs or accents
~ Five 1-gallon shrubs or accents
o Five 1-gallon groundcovers
· An automated irrigation system shall be provided by tho
builder for all front yard landscaping.
There must be 100 percent coverage with plant materials or
inert groundcovers_ No decomposed granite will be allowed.
6. Sîgnage
Prohibited Signs
The following signs shall be prohibited in all land use designations
within Saguaro Springs:
· Inflatable signs
· Rooftop signs
· Signs on trailers or painted on the sides of disabled or
parked vehicles
· Rotating, revolving or flashing signs
· Signs advertising or displaying any unlawful act,
business or purpose
· Any sign, notice or advertisement affixed to any street
right-of-way, public sidewalk, crosswalk, curb, lamp post,
hydrant, tree, telephone polo, lighting system, or upon
any fixture of the fire or police alarm system of the Town
of Marana.
Any strings or pennants. banners or streamers, cluster ot
flags, strings of twirlers or propellers, flares, balloons and
æ
Saguaro Springs
Specific Plan
C-27
Appendix C: Saguaro Springs Design Guidelines
.
similar attention-getting devices, including noise-emitting
devices, with the exception of the following:
D Pennants, banners, baBoons, or flags used in
conjunction with subdivision sales offices and
tract entry points.
~ National, state or local governmental flags
properly displayed.
Holiday decorations shall be regulated by the Saguaro
Springs Master Association or sub-association through
project CC&R's.
9. Public Art
Public artwork shall be incorporated into the district park helping to
establish unique sense of place for Saguaro Springs. All potential
public art improvement will be reviewed and approved by the Saguaro
Springs Design Review Committee. Installation will also be
supervised by the DRC. Although the DRC will make all final
decisions regarding public art within Saguaro Springs, the ORC will
work with the Marana Arts Council on the community's public art
project(s).
æ
Saguaro Springs
SpeCifiC Plan
C-28
Appendix C: Saguaro Springs Design Guidelines
Plant Palette
The following plant lists are approved for use at Saguaro Springs in the appropriate
designated areas. Trees approved to provide the streetscape theme are designated by
(S). Trees approved for revegetation in drainage ways are designated by (0). Trees
approved for residential landscaping that may be viewed from public rights-of-way (front
yards, side yards, common areas etc.) are designated by (R) and may include aU trees
identified with a (0). Trees approved for use only within walled private areas are
designated by (P) and may include (0) and (R) tees.
Some of the varieties listed may need protection from freezing; check with your local
nurseryman and/or landscape architect.
Trees
S Acacia salicina Willow Acacia
S Catya ilfinoonsis Pecan
S Cercidium praecox praecox Palo 8ma
S Dalbergia sissaa Sissoo Tree
S Eucalyptus microtheea Coolibah
S Eucalyptus spathulata Narrow-leafed gimlet
S Fraxinus velutina Arizona Ash
S Pithecelfobium flexicaule Texas Ebony
S Prosopis gladuosa gladuosa Texas Honey Mesquite
S Quercus buckleyi Red Rock Oak
0 Acacia constricta Whitethorn Acacia
0 Acacia famesiana Sweet Acacia
0 Acacia greggii Cat Claw Acacia
0 Acacia smalfij Southwest Sweet Acacia
0 Canotia holacantha
0 Celtis paffida. Desert Hackbert)'
0 Cercidum floridum Blue Pa!o Verde
0 Cercidum michophyllum Foothills Palo Verde
0 Chi/opis linearis Desert Willow
0 Olneya resota Ironwood
0 Prosopis ssp Mesquite
0 Sambucus carnadensis Elderberry
R Acacia abyssinica Abyssinian Acacia
R Acacia stenophyl/a Shoestring Acacia
R Celtis reticulata NeUeaf Hackberry
R Celtis douglasíi Western Hackbert)'
R Heterameles arbutifolìa T ayan
Fi Laurus nobilis Sweet Bay
R Pitheællobium flexicaule Texas Ebony
R Quercus emeryi Emory Oak
R Quercus gambeiii Gamble Oak
R Sophora secundiflora Mescal Bean, Texas Mountain Laurel
~~ R Vitex agnus castus Chaste Tree
æ Saguaro Springs C-29
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
~"
p
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Cedar species*
Cílrus*
Eriobotlya japonica
Juniper $pecie$~
Oleanders*
Pa/ms*
Pinus species*
Podocarpus macrophyllus
Prunus ssp
Loquat
Yew Pine
Purple Plum, Carolina Laurel Cherry
The foflowing plant lists are approved for use at Saguaro Springs in the appropriate
designated areas_ All shrubs and accents are approved for use in the streetscape
areas. Shrubs and accents approved for revegetation in drainage ways are designated
by (D). Shrubs and accents approved for residential landscaping that may be viewed
from public rights-of-way (front yards, side yards, common areas etc.) are designated by
(R) and may include all shrubs and accents identified with a (D). Shrubs and accents
approved for use only within walled private areas are designated by (P) and may include
(0) and (n) shrubs and accents_
Some of the varieties listed may need protection from freezing; check with your local
nurseryman and/or landscape architect.
Shrubs and Accent Plants
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Agave americana
Agave huachucensis
Agave vilmoriniana
Agave weberi
Aloe barbadensis
Ambrosia de/toidea
Asclepias subulata
Asclepias linstis
Atriplex ssp
Bai/eya multiradiata
Camegiea gigantea
Gasy/iron wheeleri
Godonaea viscosa
Ech/nocereus englemannii
Encella farnosa
Encelia trifurca
Ephedra faciculata
Eripgonum façiculalum v. poliofolium
Ferocactus ssp
Fouquieria splendens
Gutierrez/a sarothrae
Justica siciigera (Calif.)
Larrea divaricate.
L.ofus rigidus
Lycium exset1um
Lycium fremonfii
Century Plant
W¡de~leaf agave
Octopus agave
Smooth-edge agavo
Aloe vera
Bursage
Saltbush (many varieties)
Desert Marigold
Saguaro
Desert Spoon
Hopseed Bush
Brittle Bush
Barrel Cactus
Ocoti!!o
Desert Honeysuckle
Creosote Bush
,,,.
æ
Saguaro Springs
Specific Plan
C-30
Appendîx C: Saguaro Springs Design Guidelines
0 Lysi/oma thomberi Feather Bush
0 Nolina microca.rpa
0 Opuntia ssp Prickly Pear Cactus
0 Simmondsia chinensis Jojoba
0 Trixis caJifomíca
0 Vauquelinia califomica Arizona Rosewood
0 Viguíera deltoidea
0 Yucca baccata Yucca
0 Yucca ssp Yucca (many varieties)
R Acacia redo/ens Ground Cover acacia
R Aloe ferox Cape aloe
R Arctostaphylos pungens Pointleaf manzanita
R Baccharis polularis Coyote bush
R Caesalpinia giJJíesii Mexican Bird of Paradise
R Caesalpinia pulcherrima Red Bird of Paradise
R Cassía ssp Cassia and Senna (many varieties)
R Convolvulus maurítanicus Ground Morning Glory
R Feijoa sellowiana Pineapple Guava
R Gazania ssp Gazania (many varieties)
R Gelsemium sempervirens Carolina jasmine
R Hespera/oe parvit/ora Red Aloe
R Lantana ssp Lantana
R Leucophyliurn frutescens Texas Ranger
R Mahonia aquifofíum Oregon Grape
R Malehore axea Ice Plant
R Nandina domestica Heavenly Bamboo
R Ostoospermum fruticosum Trailing African Daisy
¥" R Penstemon ssp Pcnstomon
R Photinia ssp Photinia
R Potentilla ssp Cinquefoil
R Rhus ovata Sugar Bush
R Rose Rose
R Rosa banksiae Lady Banks' Rose
R Rosmarinus offìcinalis Rosemary
R Santoiina ssp SantoJina
R Senecio cìneraria Dusty Miller
R T ecoma stans Trumpet Bush
R Teucrium chamaedrys Germander
p Acanthus mollis Bear's Breech
p Ajuga reptans 'purpurea' Bronze ajuga
P Antìgonan leptopus Queens Wreath
p Asparagus d. sprengeri Asparagus fern
p Abelia grandit/ora Glossy abelia
p Bambusa ssp Bamboo
p Bougainvillea ssp Bougainvillea
p CaJlístemon ciflinus Lemon Bottlebrush
p Cal/istemon víminafís Weeping Bottlebrush
p Camellia ja.ponica Camellia (many varieties)
p Carissa grandifJora Natal Plum
æ Saguaro Spríngs C-31
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
p
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Cotoneaster ssp
Cycas reva/uta
Cyperus altemifoHus
Dietes vegeta
Eleaeagnus m. 'Ebingei'
Euonymus ssp
Fatshedera lizei
Fats/a japonica
Ficus ssp
Gardenia jasminoides
Hedera ssp
Hibiscus ssp
/lex ssp
Jasminum ssp
Juniperus species'
Lagerstroemia indica
Ligustrum ssp
Liríope muscari
Macfa,dyena unguis..cati
Myrtus camminus
Neríum oleander "petite"
Oleanders'
Ophiopogon japonicus
Philodendron sel/oum
Pittosporum ssp
Pyracantha ssp
Raphiolepis indica
Spirea ssp
Tecomaria capensis
Trachelosperrnurn
Viburnum ssp
Vinca ssp
Cotoneaster (many varieties)
Sago Palm
Umbrella Plant
Fortnight Lily
Silverberry
Euonymus
Fatshedera
Aralia
Fig
Gardenia (many varieties)
Ivy
Hibiscus
Holly
Jasmine
Crape Myrt!e
Privet
Liriope
Cat's Claw Vine
Myrtle
Dwari .
Mondo Grass
Philodendron
Mockorange
Pyracantha
Indian Hawthorn
Spirea
Cape Honeysuckle
Star Jasmine
Viburnum
Periwinkle
'NOTE: Dwarf forrns of Citrus, Palms, Oleander, Pines, Cedar and Junipers, which wi!!
not exceed 10 feet in height at maturity may be used, but only within walled private
areas_
Queen Palms (Syagrus romanzoffianum) may be used within walled private areas, but
may not exceed 20 fect in height, as measured from grade to the lOp of the trunk.
Should the palm exceed the height restriction, it must be removed at the owner's
expense.
æ
Saguaro Springs
Specific Plan
Ca32
Appendix C: Saguaro Springs Design Guidelines
Prohibited Plant list
Any species of trce or shrub whose mature height may reasonably be expected to
exceed the height of the re!ated structure with the exception of those species specifically
listed as prohibited.
Specific plants prohibited because of aesthetic reasons, allergy·producing
characteristics, or susceptibility to disease inciude:
'O''''
Acer (many species)
Arundo donax
Baccharis sarothroides
Betula ssp
Brachychiton popu/neus
Cedrus at/antica
Cedrus deodara
Cupressus
Eucalyptus
Fraxinus velutina
Gleditsia ssp
Grevillea ssp
Magnolia (many species)
Melia acedarach
Olea europaea
Parkinsonia aculeata
Phoenix dactylifera
Phoenix canariensis
Pistacia ssp
Platanus wrightii
Populus fremontii & augustifolia
Rhus Lancea
Salix (many species)
Washingtonia fififera
Washingtonia robusta
Map!e (aesthetic)
Giant Reed (aesthetic)
Desert Broom (weed)
Birch (aesthetic)
Bottle Tree (aesthetic)
Atlas Cedar (aesthetic)
Deodar Cedar (aesthetic)
Cypress (aesthetic)
AU varieties (aesthetic)
Arizona Ash (aesthetic)
Locust (aesthetic)
Silk Tree (aesthetic)
Magnolia (aesthetic)
Mulberry (law)
Olive (law)
Mexican Palo Verde (disease)
Date Palm
Canary Island Date Palm
Pastiche (aesthetic)
Sycamore (aesthetic)
Cottonwood (aesthetic)
African Sumac (aesthetic)
Willow (aesthetic)
Califomia Fan Palm (aesthetic)
Mexican Fan Palm (aesthetic)
Fountain grass (Pennisetum setaGeum) and pampas grass (Cor1aderia selloana) will be
prohibited as a defined weed with the potential to spread through the development.
Common Bermuda Grass will be prohibited as a defined weed and for its profuse
production of allergy-producing pollen.
,'~
1M
C-33
iJ
Saguaro Springs
Specific Plan
Appendix D: Citizen Participation Plan
The Statc of Arizona's Growing Smartcr Icgislation has established new requirements
for towns, eWes and counties to better evaluate and subsequently respond to growth
issues. A major element of this framework includes enhanced public participation and
notification procedures.
According to the Arizona Revised Statutes (AR.S_) 9-641.06 (B), "the procedures shall
provide for:
a. The broad disseminatíon of proposals and alternatives;
b. The opportunity for written comments;
c. Public hearings after effective notice;
d. Open discussions, communicalions programs and information services; and
e. Consideration of public comments."
The following information outlines the public participation plan for Saguaro Springs:
'I"'·
The Planning Center conducted a neighborhood meeting on September 2, 2004 to
inform properly owners in the area about the proposed project and to gain their input on
the plan_ Approximately 15 neighbors were in attendance, along with representatives
from the Town of Marana. Section 10.02.C of the Town of Marana Land Development
Code requires all property owners wíthin 300 feet be notified of a proposed rezoning_
Notification for this neighborhood meeting exceeded the minimum requirement; all
property owners within the Happy Acres subdivision to the north were invited.
The Master Developer will continue to work with the neighbors to answer quesfions and
address their concerns. Follow-up neighborhood meetings or contact with individuai
property owners may take place, as deemed necessary.
Town of Marana Planning staff win be provided with a copy of the list and map used to
notify the property owners for these meetings. Additionaliy, a summary of the
neighborhood meeting and attendance sheet will be provided to staff.
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Appendix E: Bibliography
Aerial Photographs. Cooper Aerial. 2003.
Arizona Revised Statutes. State of Arizona. Phoenix, Arizona. Revised 2004.
Biotic Communities: Southwestern United States and Northwestern Mexico. Brown,
DE (Ed). Salt Lake City, UT: Universítyof Utah Press. 1994.
Cascada Specific Plan. The Planning Center. Under review by Town of Marana. ,July
2004.
Continental Reserve Production Homebuilder Desiç¡n Guidelines. Continental Reserve
Community Association. Marana, Arizona. July 15, 2002_
DC Ranch Desiqn and Construction Manual. The Covenant Commission. Scottsdale,
Arizona. September 1997,
Marana Genera! Plan. Town of Marana. Marana, Arizona_ March 2003.
Marana Town Code. Town of Marana. Marana, Arizona. Revised 2003.
Marana Transportation Plan Update 2001-2025. Marana, Arizona. June 19, 2001.
Pima County Assessor's Office. "Public Records Search." (July 2004).
Pima County Department of Transportation, Technical Services Division. "Pima County
Land Information Systems Version 23.0." (7 July 2003).
w""
Pima County Department of Transportation, Technical Services Division. "Pima County
Map Guide Maps_" <http://www.dot.co.pima.az.us/gis/maps/mapguidel> (July
2004).
Planninq and Desiqn Guidelines Manu~. City of Surprise. Surprise Arizona. July 2002.
Rancho Marana Spacinc Plan. The WLB Group. Under review by the Town of Marana.
April 2004.
Sanders Grove Specific Plan. The Pianninq Center. Under review bv Town of Marana,
AUQust 2004.
,"'~
Subdivision Street Standards Manual. Town of Marana. Marano., Arizona. March 2004.
Tortolita Vistas Specific Plan. The Planning Center. Marana, Arizona, July 2004.
Town of Marana Land Deve!opment Code. Marano., Arizona. Revised January 2004.
Town of Marana Park, Trail. and Open-Space System Master Plan. Town of Marana_
Marano., Arizona. June 1999.
,"'\'.
Town of Marana Trail System Master Plan_ Town of Marana. Marana, Arizona.
September 2000.
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Saguaro Springs
Specific Plan
E-1
Appendix E: Bibliography
Town of Marana Transportation Plan Update, 2001-2025. Marana, Arizona. Adopted
JUly 2001.
Traffic Impact Analysis for SaQuaro Sprinqs Master Planned Community. Kimley-Nom &
Associates, Inc. December 2004.
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Saguaro Springs
Specific Plan
E-2
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Saguaro Springs
Specific Plan
F-1
Appendix F: Request for Conditional Letter of Map Revísion
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