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Dove Mountain Specific Plan Amendment
~ RECORDED BY: YRN NC bF PAGES: a .~tiUTY RECORDER ' ~~~1 PEl ~ S~ti-~'NCE: 20021390806 ; 07/19/2002 SMAR~' 16 : 3 9 , TOHTN OF MARF?NA .J$I 01yA ORDIN ATTN: TOWN CLERK ~IL 13251 N LON ADAMS RD MARAPTA AZ 8 5 6 5 3 ' AMOUNP PAID $ 9.50 MARANA ORDINANCE NO. 2Q02.13 ' - A.~T ORDINANCE OF THE MAl'OR AI~TD COUNCIL OF THE TOWN OF MARA.?~A, ' ARIZONA, APPROVING A REZONE REQUEST BY COTTOI~~'OOD PROPERTIES, TO A.MEND THE DOVE MOU?~ITAIN SPECIFIC PLAN TO INCLUDE APPRO~MATELY 611.30 ACRES (ASSESSOR'S PARCEL NUMBER 218-55-019J) INTO THE DOVE MOUNTAIl~T I SPECIFIC PLAN. THE PROPERTY IS LOCATED SOUTH OF THE DOVE MOUNTAIN SPECIFIC PLAN ON THE NORTH SIDE OF TANGERINE ROAD BETWEEI~z DOVE ' MOUNTAIN B OULEVARD AND C AMINO D E 0 ESTE, IN SECTION 36, TOWIvSHIP 11 SOUTH, RANGE 12 EAST. ' W~REAS, Tangerine Properties, is the owner of approximately 61130 acres of land Iocated south of the Dove Mountain Specific Plan on the north sine of Tangerine Road ~etween Dove Iviountair~ Boulevard and Camino de Oeste, in Section 36, Tov~mship 11 South, Range 12 East as depicted on ' Exhibit "A", atta.ched hereto and incorporated herein by this reference; and . WHEREAS, Tangerine Properties has authorized Cottonwood Properties to file an , application for a Specific Plan Amendment to include the property described above into the Dove Mountain Specific Plan; and ~ WHEREAS, the Marana P lannin~ C ommission, a fter a p ublic h earin~, c onsidered t his Specific Plan Amendment request on May 29, 2002, and voted unanimously to recommend that the t To~~n Council approve said Specific Plan Amendment; and WI~REAS, the Marana Town Council heard from representatives of the owner, staff and ' members of the public at the regular Town Council meeting held July 16, 200?, and ha~~e determined that the Specific P~an Amendment is in conformiry u~ith the General Plan and the Dove Mountain ' Specific Plan, and should be approved, subject to recommended conditions. _ NOV~T, THEREFORE, BE TT ORD.AL~TED by the Mayor and Council of the Town of Marana, ' Arizona, as follows: t Secfion ~I. The addition of 6I 1.30 acres located south of the Dove Mountain Specific Plan on the = ' north side of Tangerine road between Dove Mountain Boulevard and Camino de Oeste, in Section = 36, Township 11 South, Range 12 East as depicted on Exhibit "A", atta:ched hereto and incorporated herein by this reference, to the Dove Mounta.in Specific Plan is hereby approved; and _ ' ~ - Section 2. The purpose of this Specific Plan Amendment it to include 611.30 acres to the Dove Mountain Specific Plan, and to designate this propeny as Low-Density Residential, Open Space, and ' Mi~ed - Use Commercial, subject to the follo~~n~ conditions: , hharana prdinance No. 2002.13 - PaQe 1 ~ ' ~ ~ ~ ' - ' 1. Compliance with all provisions of the Town's Codes, Ordinances and policies of the General ' Plan, current at the time of any subsequent development, including, but not lirnited to, requirements for public improvements. ' 2. This rezoning is valid .for three years from the date of Town Council appro~~al. If the developer fails to have a plat recorded, which subdivides a portion of Section 36, prior to ' the three years, the property shall revert to the original zoning without further action by the Town Council. 3. The Developer shall provide, to the Development Services Administrator's satisfaction, the ' necessary off-site roadway improvements as deemed necessary by the Town's Development Services Administrator and Town Engineer to support the proposed ' development of the site. This includes, but is not limited to, the Moore Road realiQnment to match Moore Road to the east and Tangerine Road access improvements and rights-of- way ~~ithin Section 36, to meet the requirements of the Arizona Department of ' Transportation (ADOT) Corridor Study. These roads shall be conveyed to the Town prior to or with the necessary preliminary plat or development plan. 4. All open space easements, public uails, and/or wildlife corridors shall be dedicated to the ' applicable entity at the time of platting, and no construction shall be .pemutted in the delineated floodplain without the consent of the Development Services Admin.istrator. ' No anproval, permit, or authorization of the Town of Marana authorizes the applicant and/or Iandowner to violate any applicable federal and state laws and regulations, includin~ ' the Endangered Species Act and the Clean Water Act. You are hereby advised to retain appropriate expert and/or consult with appropriate federal and state agencies to determine any actions necessary to assure compliance with applicable laws and regulations. , 6. Prior to submittal of a subdivision plat the applicant shall provide ~~ritten verification that the site has been anne~;ed into the Northwest Fire/Rescue District. , Section 3. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and _ Mouons of the Marana Town Council in conflict with the pro~~isions of this Ordinance are hereb~~ _ __repealed, effective as of the effective date of Ordinance No. 2002.13. _ ' Sec~ion 4: If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for _ any reason held to be invalid or unconstitution~l by the~ decision ~o~- any coun of competent _ ' jurisdiction, such decision shall not affect the validity of the remainin~ portions hereof. - , 1 - ' Marana Ordinan~. No. 2002.13 Page ? ' • 'c ` , '_'.'t ' PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizcna, this ~ 16th day of July, 2002. , ATTEST: r ' TTOI~T, JR. , ~ ~S~~i rr~oi ~~,oFM,~ ..o ' ocelyn ntz e~?~~~,~c~an„~,y~s Town C erk ~ ~ORP~~ATf %y ~ e~ f-~ ax~ ~ APPROVED AS TO FORM: ' ~ '~~~etlltill?~~~/l `~O Ef~~ ~ ~~i~~~~~~~ ' ~ ' ' Daniel J. H uli As Town Attomey and not personally ' - , ' ' ' ' - ' _ ' - , ' . ' Matana Ordinance No. 2002.13 Page 3 ~ _ , ~ ~ .s ' =xhibit A ' - C~S= h}D. 4Z"s~ iD ' Pa; cal 1 Sertion 30, Tov.r.s~ip 11 South, r~anoe 12 ~as~, Gila and,Salt River zase and i~pridian, Fima County, Arizona. ' ~ ~Y,C~~ i for any ~ortio~s lyi~g within i ortoli.a Drive a3so known as i ortolita Par}~~ay, on the 1Na~ zs showr, record of ~ima County, Ar~z~r~a, in Book 8 of Road Maps at page o"2; _ - ~ -~'ons i~in vrithin i anaerine r~cad; on th~ South, as shown o~ Racord r irr,a C~un~y~, . ~XC~-T fior an} a~~ ) 9 - A*i~^na; in BoD1:7 of Road Map~ 2t paae S3; ~nd ' _ ~XC~?T an ortions Iying within Camino DB OpSta, on tfie ~asL, 2s shown of Record o~ rima County, =:rizor YP ~ook'11 of Rc2d h;aps at paae 6°; ~ :~C~? i any por~ions Iying wi~hin Dbve i~oun.ain ~lvd., atso kn~wn 2s Rad;;awk 31vd.; : u~R ~XC=rT that portiDn conveyed to Pima County, :~r~zor,a, by Deed r~~orded in Doc'r;~: 74~2 2: paa~ ' LU4, ZS TD~1017~'S: ~ I~-+~j i:~ai L'i3~ Ol ~°-~lOn JD~ i ~wr.ship 19 5outfil~ r~ano~ iZ t25i, Gil2 and 5n~i ~1V°_T ~~cS° 2T1'~ t~eri~;an, Gim~ ' Count~~, Arizor,~, b°-ing d~sGr1D°~ as ~ollo~:~s: ~_~1NUING at L'n~ Soutn~a~ cornpr~o~ saic 5?c~ion 3n; ' ° ~ ~°_S minutes fiS s~~onds ~°_~i along th~ South Iin~ tn~r°OT, ifl~Q.~~ i°~:; i r-!vC~ Sou~~; E.. ~_ar , i;;_i~~~ Nor~n DD oagr~°_s G7 ~inutes 11 s~conc~s West, ~0.00 fest to a poinf on ~h° North ric~~~-a~-way Iina c~ 1 c:10?fili°_ Rcac as r~c~r~n~ in ~ook 7 a~ cag° 83 0~ ~oad Na~s, said point aa0 ~Jping t7~Tr~iJ~ PDiN i D; B=~iNiUING; ~ ' j^'=j~C^ NOii~"l~ C= Cl°_Or~°5..'.2 minutns 4~ S°i.Df1Q5 ~fl~i along said Norfh rign: Vv8)'~ C?~_~L ?°°_i i0 3?O1fii Oi - C!1.'V~, from ~vhiCil f~°- THdiu: Doint b~ars South OY O~OiE°S 7O R2JilL!'~°S 30 5°~Di]~S ~°_Si~ i~.'~'~ i°~:~ ~ ~ ~;:~NC= Wesi~ri_r along th°- ar~ oT said i.1N°~ concave to the 5o:th throuon a c°_n;;ai =.naie of 0=` oeorA.s 36 . ~Ti~i~la~ ~L ~p1~.O:1CS; C~~_LJ T°°iiD l'IR Rl7u L71 Curv~7 ' - ~-'=R:.~ S~utn 00 deare~s G7 minut~s ;1 seconds =ast, ~~.DO feRt to the i r~U~ ~OIN i 0= ~~GINNING. _ ~h _ ~;?`R =~C~= i tna~ aor~ion conv~y=d to ~he Tovtn of [J~aran~, by De°~ raco; Qed ir poc~;nt ~ DZZ7 pao _ ' ; 3L~, 2s follov,~~: - - - j ' ~~r~sl A T ~ _ ~ _ •t,o ~2s? and ~eridi2n _ .^l3 of that p~r~on Sec~ion ~ ownshi~ 1'1 Sfluth; Ranae 1_ _as~, ~ila cnn a31~ P.i _r _ - ~Iti.Z COLIf1tV, ,:r,zorz, TTIOf°_ ~.aricufarly ~°-~~~1~°-d ?S f~~{OVti'S: - ' ti North~v_sf ,.orn_r o~ S..caon 3o common f~ Secfions 2~, 26, and 30; ' CDMA9~NCING fl: u ° ° ° L~ , . ' , ~ : - ' . ~ ' 5outn OD d°ar'. ~i m~n~t~°s ~5 se~ones VJesi aiono th~ Pst (in~ tfie Tvot7w=s: Q~.:a-:ar o; s2id - " ~ gLc:icn 30, a dis~nce of 1;7.E9 ' _ 1`;•-t=NC= SOl]irl i~ ~~Oip°_5 f111f1Jt°s secones =ast, i~~.;E fPet to a point on a curve ~ro;,i ~::nich ~ne ra~i . b~z~; ~o~~~ ~j~~Jr°°S 3~ TTj~n(]{°s 11 sec~nds ~ast, said point being the i~U~ POIN i O~ 2=G11•,N1t~G; ' __,p ~p~ a curve to the left, wnich has a radius of 167~.D0 fe~t and a cen~raf anol° ~f G% i ~~tJC- Sou~hw_s~...ly along d~Jr~_s minu~ns 46 sAconds, an arc l~ngth of 231.81 fe~f to a point on a Iine 75.DD f~~: ~ast=;ly of and pa;~11e1 to thp 1tJ~s~ line of tha NorEhwest Quarter cf said Section 36; ' ;:;~i~C~ 5outfi DO daar~°_s 07 minutns DS seconds VJest, parallel to and 7~.OD feet ~aste;ly oT th~ VJest line o tn~ ~~thwest ~uart°r o; said 5ection 30; a distance ofi oS2.o2 f°°t to a poin: on a curvn frorn vrnic~ the radiu bea~s South g~ ~°~r°°5 minutes c.~ seCOC1dS ~25i; ' - _ c rl }l'~ VJhich hes a raoius ofi 1~2~.OD T°Of ana z ~°1l~;nl angl° Oi -cNC= No;~h~~~t°rly along a cu;v_ to g, C?~i~°S ~3 TTIIT~Ui°S GS S°.~•on~s, an arc length of iOSS.22 feet to a p~int 7~.D0 fe°-: Sou~h~rly o~ and paraIl~i ' ~h~ Nortn Iine o; tne Not~nv.~ast Quat~er o1 said Se~ti~n 36; i;;~t~~C_ North c9 dpgrees ~43 minutes Do se~onds West, parallel to and 7~.DD fest Soufhsrly o~ th~ Nortn Iin~ ' th° Nor~nwst ~uart°r of said Sec~ion 30, a dis~anc~ of 191.75 fPpt to a point on a curve irorn wni~h .he radi: b=~;s South ~3 ~agr~°s 9~ minutes seconds ~~s~; ' . ' 3~~ng a curne i0 i~l°_ VJR1C1'! f125 a rodius of 1n7~.DD i~~~ and a ~°Ili ci 211Q~? Di D.~ 1 CiCl~l.= SOUiiiYT°_~i°_f~} dear~~s'(4 min:rt°-~?D s=~o~cs, an arc iangth of i2~ Gi ~°°tto fh~ TRU~'OiNT Or B_GIPJNIiv~. ' . ?a; ~~1 3 ^ ^ r;~l ~Tdf p01'ilOIl Oi S°~ii~n 36, 1 OWI15h1}~ ~1 Soutn; P.ang° i? =HS~~ C-IIfl 3Ti~ J3Ii T{IV°i :~cSc c1d N~~ridian, - r i~;~a Couniy, .'-.::_~na, mo;e par~icu{arly oescribed 25 foilovti's: ~ ' ""°=NG11\u S: iT12 ~~'J,ii~VJ°St C~fTI°r OT Section 3"o common to 5?C~10(1S 2nC ~o; . 1:;:~;v; ~'i; ' $Olii;i OO CaQi ~_5 G(' I111I111f°S Q~ S°GOl1CS ~es~, a1~ng th°_ ~~°-Si f11"!= Oi ~hE ~O~i]:'.'~Si ~Lar~°_r oT sai _ i~n 30, 2 e:s~an~°_ ~i i7i.89 i~~t; ' _ . ^ E.~^.. I D f°IIi iD c DOlili Oi7 fl Cl: ~II .~=.7 1~ '~..•t egr==_s 52 minutes ~5 ~A~on~s =as~ rr, ~m 1•:nic~ ~n~ ; =RC~ 5ou~~ £9 ~ ' pOi~i i "-"II~ ~ING• d~~r~~~ minvtes 11 s~cands said p~in: beine tn= Tr~U= p' b=_rs JOU~YI " ' ' j ~:_hC.^_ SOlII;214'O_Si°fl}' ~1011~ 3 CllNp iD t~l° 1°_if, WIIIGtl ElES a iaQILlS 0~ ~ D1.^.-DO T°°i 311~ c~='-Tii+~l anal° D'i ~i ~o~ ~ m~;~~r,~~ :~o S~~pnG~S, an arc length oz i t 1.2~ ~°°t ZO a p01Ili Oll 'c CtIi1~~ 7i OTTI W~"i1~1', iil°_ i c~IL'S ~°z ~O: ~11 cL dQOr.~S 1 ~ it3i11~°_~ ~8 seconds W°_5i~ ' ~;:=NC~ Nor:^s~ly ai~nc a ~un'e to ~h~ 1°_ft, which has a radius ~fi 25.D0 : and a cnntral anci~ oi S~ d°gt ' T;'~I;71I~°S ~2 S°_~~ncs, 3~1 ci ~ ~~f1Qi11 OT Jl.~~ ie°-'~ tQ = point of compovnd cun_aiurp Tr0lil Vv~ii~il ~R°_ icCllL'S r ' .SOUi~7 3~ d°~:'-°-S G! lil;Illl:°S ~G S°CDTICS WBSi~ ^ i;=~~~:Nor~i:\~'°Si°T~}~ alo~g 8~C:1Na to fha left, whi~h i~as a;sdius of 'i ooO.rJC 7?°_i and a ~an~~l angle o; _ ~~~,~nas'~'~ n]~jjias ~D ~_~onds, an arc l~ngth o; ~.40 1E°_i t0 c point on a iin° l~•~~ i°-}= -=~i=i~}' 0± 2T7L'' j'"-'i ' to ti-r= t"Jest lins o; the ;J~~u;w~s~ ~uart°r o~ sai~ Seciian 30; . - 1^=f~t,~ f~}O,iii Q~ ~~~+i fT3li 1lIfES C~ S~C~tIL'S ~dSi. ~Jai aliel t~ and i~.DO i~°i ~ZSf°i 1V Ci ~7° ~~°St jlil' - , ~'VO~i1l\'JQSi Qucfi°P O~ ~alGj S°i.tion 30, 2 L]:s~ance Oi ~l~.~3 T~°_t to a point Di~ c CLIN°_ 7TOI'J1 W~:1 :f1 tJ1.° :2L~tt - _ Soutn 2i denr~es 34 min~.::°s 38 spconds Wast; - . ' ' ~ ' ' . ' -a_:~~r~ c~~.t~~_;i=; iv a!~ ~ a curve t~ tnp rioht, whi~h has a rad~" of i E3~.DD se~t and z c~nt, a1 anoie of G2 G~°_Q;Le; 43 minu2~5 S°_~OT1C5, an arc ienai~'1 Of G~.2~ iQ°_i .o a poirt reve,-Sc GllNaiU(° ii ~T7'i V."illCil i11~ ;Z~jl b~a-s Ivortn 30 de~r=es ~B minut~s 3i seconds ~2s.; ' i'r;='~lC~ ~as~erly along a curve to the left, which has a radius of 2~.D0 Teet znd a c~ntral ang le 87 degre~s ~ mirut°s 4o seconds, an arc iangth of 38.32 fiaet to the TRU~ ~01NT O~ $~GINt~iNG. ' ~ rll:.T:~=r~ ~XC=~ _`nat portion conveyed to Bay Colony-Gatewzy, Inc., 2 De;aware corp~ra~ior., by De~d rec~; ~ed in Docke~ '1022i at page 'f 147, as foliows: ' Parc~l D ,~,il o; t~,at por~ion o1 5e~tion 30, Township 9'1 Soutn, Ranoe 12 cast, Gila and 5ai~ niver ~ase and tJ~eridian, ' Yj;,,a r~unty, J~'+i+ZOT'id~ more parfi~utarly described as i~I~OV~S: C~i:ilt':=~Ci~v ai iilc N~1 ~i1~N25i corner of SECfiOil ~D canmon i0 S2CilOP.S 2~~ Zo, 3~ ar~ 35; ' , i H~tdC~ ~outh DO degress G7 minutes C~ seconds W°st, along the Wes~ linp o~ the Nor~nvrns~ ~Latznr of said ' SP~ i~n 30, a dis`~nca D; 38i.L~ TE°i ~ - _ T'r~=sd~= South 8~ ci°-gr°°-~ 5? minutes a~ seconc~s ~as~, 7~.D0 ie=t to a poin., s2id point being ~h= i~U_ r'Dlt~' D= ~cGIl~IN1NG; - ' L..~ ' i._ ~~r~..1 - !~7=F~C~ Nar~n DO ~°-~fe_s G7 minutes ~5 seconds ==st, parall~l ia ar,d 7~.DD icci ~cS~a~iy 07 i~~c ~Y..~i !tI'i~ ai •1 • N,^. c~1t1°Si QUa~i°_r Ofi 521{j $ection 3e, a distance o~ ~~.~s f°at ~o a poinf o~ G ;rom wnic;~ ~il°_ i~C]ILS {J a: t . S~:.s~~ 3D d~gr~_s minu~~s 1 D seconds West; 1~.El'r~_ SOLIi11=c5i~rty along a ~urve to tne right, vrhicn has a radius o~ 'Io"o0.4G in°L aT~? c C°ii=~e~ 3T1Q~° Oi DG ' G°_'~~S 11 minu~~s i~ S°~onds, an ar~ I°_n4f~1 Oi ~.~o i~°_f i0 a point of compound curvatu:~ f; W11~i1 i:~~ n na^ 7- a L. ia~:::5 iJ~HTS SOlliII 3D d_ar..~~ ~ minut~s 20 seconcs W s~, ' - i^=~~~.t Sou~n_~~ ~riy olong a c~rve f0 ~tl°_ right, WT11~31 ~'i2S d Td~IL'S Oi Tc~: anG ~ C°-Ti~ic~ cnR~°_ Oi G~ 1o minu:_s =2 S°COT7LaS, and arc 1°11J~i1 Di ~%.Z~ 'F~°_i fD 'c T~Olf1i Oi T~1'c:5°_ ~llNci~r~ ?r0„? Vri71Gh ~Il° ,~:~it.:_ ~=ars S~LT:.7 de~rees 15 minu~~s ~"o s~~on~s =ast; ~ . ' i r=":~= Sou~n~~~~_s~~rl}~ alOf1L~' G ti-UiV2 t0 ul°- ~°7fe WT1l~I~ ~''i25 2 i~CQILS Oi ~D!'~.~~ i= i 2ii;i e C°_il'uzI angl° Di ~ 1 o_ -=_~s ~1 mi,^.u:_s OD s~~ones, an arc leng~fi of 34.~° f°°t to th~ TRU~ PD1i~ i O~ B~~lNNJN~. ' i'1,~~L t;.~f~ ~~C=" 1`1}"iai }^•~iil0ll CDRV°yrg~ TD U.J. :70Ti'I°_ COfDOfa~IDil~ a D°~cVrcT= COIJO~c:lvil: 'J1r ~aaC~ ~°CDi~7: in ~~~kLt 10227 pa~° 'i1~9, 2s follo~~s ' ~ C'Gr:~l C . ~~i vi uiai DDTiIDII Oi .~~.?~'IDA 3C~ I OVJf:S~I~-'~~ SOU~h~ rtang~ ~2 ~~Sf~ Gljc :i1~ Ja~i I~~1V~r.~ZS° cn~ j111°Tl~i8l1~ _ t Pi,;,~ C~u~ty, ~r~ora, more particularly des~ribed as ioll~v~~s: - i _ coi~~,r_NCW~ a:ill= T`'J7i~1YJaSi corner o; ~°L'flOri .io common to Seciion~ 2~, 2^, cii~ , - ' ` . • a r__ -is... nl...~d., _..a i-......~.__ ~ - ~ _t,t^-- sc. nn a a +a n- a^^ ~ s ~ 1~2S~ iiiic ui i17~ 1VVI117V1'3JL \1:JGJLr.i OT Sc : i i .Sv~iui vu u..G~_5 ~J! ;I1;;~L'~..5 u.+ 5,.~.vi1~.5 ~4t05t~ a viru u+c ~ F s .~R~~ion 3c, c?:5~i1~ :a O! l.s~ 1~°-f~ ' 1 i:: ~L~ SOlliil ?°-QrD°-j minut°5 sec~nds ^2Si~ ~ GJr.~ b"ie°f fO $~10iilt Oii L C311"V°_ ii DiI] V.'nicn th° i3 b_a.~ North ~i aagre~s 31 min~rtes 11_second~ West, said point being the i~U~ ?OIN? O~ ~~vlNNING; ' ~ , , . ~ _ i Ti_iv :_,.,.~..•.•.._~._rl~ fl~Jil~ 2 GUfVE t0 iil~ fl~ilt~ VJIIIGI; has a rao~us of 2~.0~ iG°_t and z c~r~~~~l anaia of c...,•h,.,~_c, „ d?~r:~5 minu:c5 ~0 52COf]C5, an arc t°i1~2~ Gf ~3$•~~ ip°i to a point of rev~,-~= cun•a~ure fr0,;, VJ;IICn tne',G ' _ ba8.'S jOU~h 3D e°?rees 1E rninut°s 37 seconds VJ~st, ' TH~N~~ ~~orth~:.~°_s:eriy along a CUNQ t0 t7° 1°ft, vrhicn has a;adi~s of 1E3G.o0 IPGt and a c~nt;al an~l~ of 0~ dearees 43 min~°-s seconds, an arc l~nath of 57.25 feet to a point on 2 lin~ 7~.00 fe°t ~ast o~ ~hn VJest fir ' the Nor~rwest Quart°-r o; said Section 30; i'ri~f~~_ r~or~~, e~ ~~graps 07 minutps 0~ seco;-ids ~ast, parallel to and 7b.DD ~~e~ ~es~erly of t;:~ VJest Iine o ' Nort;~v~est Quar:°_r of said Ssciion 3c, a d:stance of oc.o2 feet to a point 7~.DO leet South o~ tn~ No ~h lin~ of N~r:~~~est Quart~r o~ said Spciion 36; ~ THc;v~= 5outh E~ d°_grees ~3 minutes Oo snconcs ~2st, parafiel to and 7~.DD ;~=t 5outhnrly oi th~ ~Jorth lin~ th~ t~orthwest ~L=~_r o; said Sp~fion 36, a d:5 atlC°_ of 180.33 f~et to a point Oi7 2 CllN~ 1rorn v:hich the raQi bea;s ~outh ~~gr~°_s 15 minuf~s seconds ~as~; I ri~T4~.~ SOUillY~1°_s:?rIy along a curve to tne !°TC, whicn h2s a radius ofi ~67~.DD ar~~ n c~r,~~l aryle of 3• ~ ~ _ . dP~r~es 'i4 minu::s ZD se~onc~s, an arc length of 123.97 feat to the ? RUc r OtN i OF B~G1t~if~IING. ' Par~_ 2 , ~-`,11 D; ill= }~OtilOTf OT SQGiID27 3n, ! 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' ~ 3 ~ ~r , ' ~ai F1c1 i~i :°_=iIDII .ic~ Toumship i 1 5out~'1, ~HII,_^.,,° !~-25t, znd ofi 5e~i10t'I 1 01~'l:Si]1}1. i? JDUfrl, Ran ~ . ~25~ Lllc ane ~ai: tY1V°f :~25_ and tJ'ipriaian, Yli]la t~~UlliV, %~f120I'l2, beine C~S~;I^~~ 2~ TOtI'JVJ=: _~~:"~NING ai u ~OL'ir1E2S: i.0~i1°r 07 Sa1C~' $°GiIOTI .io~ : t ~ . ~ " ' • ~ ' DOVE MOUNTAIN ' SPECIFIC PLAN MARANA, A~2IZONA t ' ' ' July 2002 ~ Final Revisions June 2004 ' ' Prepared For: ~ Town of Marana 3696 W. Orange Grove Road ~ Tucson, Arizona 85741 And ~ Cottonwood Properties 3567 E. Sunrise, Suite 2T9 ~ Tucson, AZ 85718 s ~ ~ ~ I ~ il I ~ 1 ' ~ ' ~ ' , ' Prepared By: ~ '~'he Ptanning C~nter 110 South Church Street, Suite 6320 ~ Tucson, Arizona 85701 ~ Greiner Engineering 555 East River Road Suite 100 Tucson, Arizona 85718 PFS Traffic Engineering, LLC ~ Tucson, Arizona Simons Li and Associates 110 South Church Avenue Suite 217 Tucson, Arizona 85701 ' Institute for American Research 245 South Plumer Suite 14 t; Tucson, Arizona 85719 F ~ ~ Ruffner Associates ' 212 South Marina Prescott, Arizona 86303 2 ~ ~ ' DOVE MOUNTAIN SPECIFIC PLAN ' This document represents the original Tortolita Mountain Properties Specific Plan (subsequently renamed to RedHawk Specific Plan) as adopted by the Marana Town Council pursuant to Ordinance 89.22, dated May 31, 1989 and amended by: ~ • Ordinance No. 89.22, Sections A through D Passed and Adopted by Town Council ~ 31st day of May 1998 • Resolution No. 89.31 ~ Passed and Adopted by Town Council 17th day of October 1989 ' • Ordinance No. 94.15 Passed and Adopted by Town Council 4th day of October 1994 ' • Ordinance No. 95.09 Passed and Adopted by Town Council ~ ~ ~ 18th day of April 1995 • Ordinance No. 96.46 ~ Passed and Adopted by Town Council 17th day of December 1996 ~ • Resolution No. 96-111 Passed and Adopted by Town Council ~ 17th day of December 1996 Resolution No. 89-31 (See Appendix Q) ~ Ordinance No. 96.46 (See Appendix V) ~ Resolution No. 96-111 (See Appendix W) Ordinance 2000.04, Passed and Adopted March 28, 2000. Ordinance 2002.13, Passed and Adopted July 16, 2002. In the event that a subdivision plat has not been recorded within a portion of Section 36 on or before July 16, 2005, the Specific , Plan modifications adopted by this ordinance shall be of no further force and effect and the zoning within Section 36 shall revert to Marana Zone C. 3 ~ ' f II. INTRODUCTION ' A. PURPOSE The Dove Mountain Specific Plan establishes comprehensive guidance and ' regulations for the development of a 6,179.2-acre community within the Town of Marana, Pima County, Arizona (Exhibit II-2). The Specific Plan serves as a ' regulatory tool governing planning and zoning and is adopted by ordinance. The Specific Plan conforms to the Town of Marana General Plan and supersedes or replaces the Town Development Code. ~ The Specific Plan establishes the type, location, density, and community ' . character within the Plan area. The plan provides for the development of a ~ variety of housing, recreation/open space, industrial, commercial/business opportunities and a destination resort hotel. The Plan contains the standards and guidance to ensure that development will occur in a controlled manner ~ with infrastructure as planned. The Specific Plan is a tool used to implement the 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. B. LOCATION The Dove Mountain Specific Plan lies in the northeastern portion of the Town. of Marana. Tangerine Road is the southern boundary and the Tortolita Mountains form its northern boundary. Tortolita Road forms the property's north/south axis. (Exhibit II-3). 'i The property lies within Sections 14, 15, 16, 21, 22, 23, 24, 25, 26, 35 and 36 ~ of Township 11 South, Range 12 East and Section 7, 8, 17, 18, 19 of Township 11 South, Range 13 East. It is approximately four and one-half miles east of Interstate 10, seven miles north of the Orange Grove/I-10 interchange, six miles west of Oro Valley and three miles south of the PimalPinal County line. ' ~ 1; II-1 a , ~ C. AUTHORITY AND SCOPE The authority for preparation of specific plans is found in Arizona Revised Statues Section 9-461.08. State law allows for re aration of s ecific lans , p P P P based on the general plan, as may be required for the systematic execution of 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 to these state statutes and Town of Marana Ordinance 87.22, a public hearing was conducted by the Town Planning Commission and the Town Council after which the Specific Plan Ordinance was adopted by the Town Council and became effective. ' The Dove Mountain Specific Plan is a regulatory plan, which will serve as the zoning and development code for the subject property. Final plats and any other development approvals must be consistent with the Specific Plan. ~ ~ D. LEGAL DESCRIPTION , See Appendix A. 't ' ' II-2 F ~ ~ ° ~ LO Iu i ~ ~ ~.~.~.~.~J I . r.,.~._._ p ~ % I j m ~ . . ; ; e s ~ ~ . p ~ / / ~ I I ~ i'- a J:~ a ~ ~ Oma r r ~ , . I ~ ~f ~ . ~ ~ ~ ~ 1_.._.__ ..J ~ . ~ I I ~ ,i., ~ ~ i LJ .J ~ i . ~ ~ ~ I ~ L_--~ : ~ J ..a % ,I ~ , I : ~ . . ~ N . ~ I i ! Fa ~ I i ` . . . . . r....J ;,•aa J ;zm ~ ~ :I j i °z y ~ ~mc j a ~j m> 2 r~ ~ i ~ ~ Qa ~ ) ~ J rn i ~ ~ ~ r~s r-r_'_' m ~ ~ . ~ j o ~ n ~~..J f - o ~ ' ;'J r... - ~ M . ~ r.~ ~ ' : - r~ ~ ^ ! ~ ' 'r ~ NARTYANlTOpI OLRA RD .r ~'J _i ~ : ~LJ ~ ~ % ° r, c?41 ~ ° ` R . s CAYINO OE OES7E ~ ~ ! ~ p ii~~~ ` ~ ~ \ m u ' ? ~ ~ / 9 o y'~iY, 4,~ ~ ~ TMORNV9AlE RD - " 00 > ; O 99 ~ ~ O> m ~ ' ~j{ m~ s . ~ y~ SHANNON a C ~ Z 9 ~ o r ' D t > ~ ' LA CHOCLA SLYD ' ? ~ ' , ~ ~ ' ; ~ ~ ~ ~ m rn ~ ~ ; ~ ~ ° _ z ~ : t~ ~ ~ r r ~ ~ r" ~ y' x Q ~ ~ 4 ' k N :3 ~ ~ ~ ~ t~ ~ ~ . . ~ p E ~ ~ ~ N H I ~ F- ~ ~ ~ a ~ y. O ~C ,tisilJ~:~f ~ ~ ~ T d I I ~a v~~ ~ ~ ii V ~ ~ ~ ~ ,u,r ~h E~ 4 r~~ x ~oa ~ W I oz ~°o ~ ~ ~ ~ ~ J ~ N ~ ~z ~ ~ ~~y~. 4~~ ~ O . d~~ry~4~T 3 ~ wc tk 13 3: ~ : .Z ~ ~ I ~ ~ . a ~ C. ~ ~ ~2 ~ r~~ ~ ~ ~ Z ~ , ra~ ! z'?5 Q ~ ~ y y~ r3 'y e.a. i M~'~ ~ , ' ~ ; ~ ~ 4 ~ ~ v , ~3 a ~ ~ o ~ ~ ~ ~ s ~ c°'i Q . f s ~ , e~,` . ~ s 4~,. , a~.x~~~„~'< ; - ~ ~3 i ~ t ~ . ~ Y~ ~ ; . ~ ~ ~ ~ ~ ~ W \ .i. LL ~ ~ ~ kM ~ 'J,~~' i~s . Z a ~ :.~ya,i ~ ~ .a a ~ ` ~ I o ~ ~ ~ ~ ~ °o ~ ^ ~k~~~.~~ S~ ~ 4 "q., ~ : O W 2~ ~ c`.. C ts c~ 'k' ,4r ~ ~ F y a F'~`~ ~ ~ , ~`a ~r ti ~ ' ~ ~ ~ ~ ° r ~ ~v g~z~~ ~ v~z"~~ ' ~ ~ a ~ ~ z ~ ~ ~ ~i Z ~ 3 ~ ~3s ~ _ _ ~ ~ ~ ~ ;~v.~- O , ~~Z ; I ~'t~; v3v ;j F . . ~ f~j ' ~.'i `'v, N I . ~ r' ~ ~ Y ~ z ~ U \ x ~ ~i ~ ~.`z.: O ~ ~ ~ ~ -1 a ~ ~ i~ ~ ~ ~ : ~ ~ ~ ~ ~ > ~ ~ / ~ 'x ' ~ ~ ~ ~ ~ `~y ~a . t w.~ ~ . % ~ . ~,i a i . / Q ~ ~ j ~ ~ ~ ~ ~ / a o U ~ ~ C ~ I ~ ~ ' i , tn ~ ~ ~ Z ~ ~ ~ / ~ ,4: ~ D ~ PORT III. DEVELOPMENT CAPABILITY RE A. INTRODUCTION The primary purpose of the Development Capability section of the Dove Mountain Specific Plan is to present the 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 parameters of the site. The following physical components were compiled to assess the suitability of the property for development: ~ • Existing Land Use • Topography and Slope Analysis • Hydrology i • Circulation/Traffic • Vegetation and Wildlife • Geology and Soils • Archaeology B. ENVIRONMENTAL OVERVIEW The Dove Mountain Specific Plan area is located in the Tortolita Mountain region. It is characterized by diverse landforms. The major features are rock outcrops, topographic changes, and defined drainage ways. The site has 'i remained undeveloped with evidence of cattle grazing beginning in the late 1800's through the present. The long-term cattle grazing do reflect an effect on the vegetative growth, but does not appear to have had a significant effect on the stability of the drainage ways. The mouth of Ruelas Canyon is located within the northern bounds of the Specific Plan area. The southern portion of the Specific Plan is within the Tortolita foothills area, characterized by typical, Sonoran desert bajada vegetation. The Northern Tucson Basin Survey was conducted by the Arizona State Museum. Twenty-one archaeological sites have been studied and recorded . within the Dove Mountain Specific Plan area. Their significance ranges from no significance to probable significance. ~ . III-1 ~ ~ ~ ' There are s ectacular views onto and off of the site. The Tortolita Mountains P are a dramatic backdrop for the development setting. From the higher ridges ~ on the site, there are uninterrupted views of the Tucson Basin to the south. ' C. EXISTING LAND USE , The Dove Mountain Specific Plan area is located in the southern Tortolita Mountain region. Prior to 1995, this land area remained undeveloped with only cattle grazing as a use since the 1800's. The existing land uses on and within 1/4 mile of the site included only the remains of a stone house, the ! unoccupied Cayton residence and two single-family residences, and scattered jeep trails. (Exhibit III-5). ~ Prior to annexation into the Town of Marana on August 2, 1988, the property was zoned RH (Rural Homestead, 0.24 residences per acre) in Pima County. The existing County plan, Tortolita, Area Plan, adopted S~ptember 6, 1977, ~ designates the area as Reserve. This designation allows for special amenity and development opportunities, and was to be updated by Pima County in 1987. ~ Since annexing into Marana last year, plans for the Dove Mountain Specific Plan have been to establish zoning through specific planning. Currently the property is zoned Specific Plan. The Specific Plan area has a variety of uses as designated by the Town of Marana General Plan adopted in July of 1987 and updated in February 1997. (see Exhibit III-6) Planning for the Dove Mountain Specific Plan area respects and conforms to the general land use parameters of the Marana General Plan. ~i 'i ~ ~ ~ ~ III-2 ; ' ' Designated by the 1987 General Plan are the following uses: ' Zone A: Village Cores ' • Neighborhood Commercial/Retail • Public Services • Office/Professional ' Zone B: ~ Preferred Development Envelopes • Intense Residential Development ' • Key to Village Core Concept • Moderate to High Density ~ Zone C: Development Envelopes • Primarily Residential • Moderate to Low Densities • Clustering • Supporting Uses Schools/Parks Zone D: Development Sensitive Areas ' • Rural in Character (Native) • Very Low Densities (Clustering) • Open Space Corridor • Passive/Active Recreation • Transfer Densities for Preservation Zone E: Transportation Corridor/Mixed Use • Highly Urbanized Corridor • Industrial/Business Parks/Distribution • Optional Residential Opportunities • Hotels , • Regional Shopping Center • Optional Commercial Opportunities III-3 ,i s ~ ~ p j; Z ne ~ Open Space Corridor • Santa Cruz River • Drainage ways/Washes ~ • Land Use Buffers + Natural Open Space • Retention/Detention Basins ~ • Tucson Mountains/Tortolita Mountains • Trail Systems • Passive/Active Recreational Opportunities ~ • Transfer Majority of Residential Densities Out • Parks • C.A.P. • Residential Opportunities Based on Site by Site Evaluation H.D.Z. and Hydrology Study ' Zone J• Special Opportunities • Unique Opportunities • Specialty Development • State of the Art ~ ~ ~ • Destination Resorts • Specific Plan Designated Areas . 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TOPOGRAPHY AND SLOPE ANALYSIS ~ The topography of the Specific Plan site is characteristic of the Tortolita foothills containing a variety of landforms, see Exhibit III-8. There are the more hilly rock outcrops in the northern portion of the site to the gently ' sloping baj ada area at the lower foothills of the Tortolita Mountains. ; The majority of slopes greater than 25% are clustered in the ~ north/northeastern portion of the Plan area. This is the mouth of Ruelas Canyon with Ruelas Canyon Wash flowing southwest. This hilly terrain has several peaks and ridges. ~ There is a small knoll centrally located with a slope greater than 25%. There are also scattered areas in the southeastern area of the Plan area that have ~ slopes greater than 15%. These are minor isolated islands associated with ~ drainage patterns. 'i 256.8 acres, or 14°/o, of the Plan area contain slopes greater than 25%. This area is conserved and is left as open space and/or individually addressed for passive/active recreational purposes, roadway access, resort setting or as non- usable portions of otherwise usable building sites. ~ III-7 ~ ~ `s ~ _ ~ _ ~ ~ ~ ~ ~ ~ K ~C ~ ~ a ~ ~ ~ ~ ~~~5 • t..~ ~ ~ C~ ~ ~ _ ' a L~. ~ ~~A ~ ~ ~ yL'~ -i ~ ~ ~ ~r/ ~ . ~ ~ A ~ . ~ ~ ~ ~ - ~ ~ ~ ~ r ~,z~ a ~ t ~~M~„ ~ ~ ~ > ~ ~ ~ ~ ~ ~ ~ ~ ~ w~u~s z' ~ ~ ~ +A N d ~ Z ~ t~7 ~ i tt! +qC C~ !il rC ~ ~ ' . ~ ~ T ~ ~_!tx'C? 4 ~ ~ .~stn.cm ~ ~ ' ~ ~ ~ «.J ' ~ ~ ~ ~ »~,.r~. . - T . 3.1.,.:+~ . ~ ~ ; - . ~ ` ~ ~ ~ . `~~f' ~ t .~~t ~'i~ tr' ~ ; . ~ , ~ ~ r~2` ti~ ~ . "ry'Ir'~'_~~ ~ ~ if I- .~t'Iv v~w~.. q~~$`~ ~ r * ~ ~ A ' ~ ~1 ' ~ ~ ' 3 ` ~ 5 ~ ~ ~ ~ ~ jj` } '~t r..~~~C S ~~}`-i-,~"'~~1'w; j~r',~~ ~ . i r,, 1 ~t ~ ~ C a ^P~, y . t1i~ ~ ~ ~~r~ ~ ~ g. ~ ~y sd~l ~,~.~~j.' ~ ~ ~ ~ ~ . ~ ~'.i~..~, ~ ~ r'w ~ i ~~~'x.yv~ ~ ;~I" 1 q s } ~~~~~w,~~~'~ ~.ta,;~'h~1.~~? ~:Je~~. ~~j~M ~ '~TY .J~~.*7-~' ~ . ,~1: $ f 't :11t . 1 ~ .~ja~ ~S'L . ~ a~' Tw~~ ._(1~1" ~ ~n,1 f ~.~.W'~', rJ ~C ~ `<-.+T,~ ~ ~ Jv~ . ~ , a ~ j a~K~»"' . ~ ; ~ ~ ~ ~-~~.t~,~,~-~, ~ f~ : ~ ,~'f: f e~`! j ,~r.? ~ ~ , ; ti ~~Ty~• ^d~!" x~"~ ~ . ~ ~lldw...'~"""' ~ :}7"~~ . ~ ~ ' ~ ~ ~ i ~ . fi: .'S ~ 'i - f„ ~f'i„~" ~ ~ ~r ~ f...~~ ~p .:.~,~3 ~---~,.--,:..-1.~.~ ~ ~ 1;.: r7 , $ ~ r~~r~~ ~ N „s'~ ~--~'~,I s ~-w'~--- '1'~ " ~ 8 : ' , ~ ~ ~ ~ ts~''~ ~ . ' , 1 r r ~ ~ ~ j., t S i~ ' , t ~ •~..~~~:.~=.f f :.;~i' t. , 1 roY^ ~ • ~..way ? r . C a i, w ; ~Y, . . ~ r ~r a ';J.~ , ~ . ,r .,ar~. ,;M.Y .9 !':a^~?l;" , ~,1 . ~ ~w. ~ ti:~• : ~ rf.r`:..-+ .r ? j. }.`;A'~C'~'r:~. i'+P.+./~', ...~~~1~:~ f ~ 1 j•t / ~ ~ ~~~.1 ' (-~~1 ' g~~~" ~ } ~ j } ~ J / ~ Y ~ .r , ~~~r F~ , i / ~ s. rt~•' _f f ~t l .J. K . ~ 'i .+u Y~~~k,i~~. ~t .l'tf ~ ~ .t 'r-~ ~ . i i .~_j ! 4 r j ,.r ~i~,, ~.1 . :i; ~ ~.'A+..'4./wx`n' ~ ~ ~ 5 v 'rv+~ 1 s..~-t :i ' ' E. GEOLOGY ' The Dove Mountain Specific Plan is located in the northern fringe of the Tucson Basin. The project boundaries include portions of the lower Tortolita Mountains pediment and upper bajada. The Ruelas Wash is the largest , drainage way traversing the site. The Tortolita Mountains contain a diversity of rock ages, types, and ' structures. The Specific Plan site is composed of 'Tortolita Granodiorite', a fine-grained granodiorite. There are ridges and outcrops of undeformed fine- grained granodiorite dikes protruding through the Catalina Granite and ' Precambrian metamorphics. There are four types of geomorphological surfaces in the project area. They ' are the bedrock surfaces of the Tortolita: Mountains, undifferentiated Pleistocene fans, undifferentiated Holocene fans and active stream courses. ' The Pleistocene fan deposits are relatively stable surfaces. The Holocene fan deposit is characterized as a thin mantle of grus (quartz and feldspar rich course grained sand and gravel) that overlies the Pleistocene age alluvium below. The larger watercourses carry an active bed of sand, gravel, and rock ' that is scoured and re-deposited during each flow in the channel. ' ' 'I ' ~ III-9 t# e ~ ~ F. VEGETATION ~ The Dove Mountain Specific Plan area lies in a large tract of undeveloped } land within the Upper Sonoran Desert vegetation community. Such an environment as this supports wildlife population indicative of the vegetative ' community. Extensive research throughout the Southwest by S.W.C.A., an environmental consulting firm, has shown that wildlife value and the volume of vegetation are directly proportional. ~ The Dove Mountain Specific Plan area includes gently sloping bajadas and a ~ network of riparian areas within the Tortolita Mountains. Ruelas Wash is the largest drainage in the Specific Plan area. The juxtaposition of these land forms support diVerse assemblages of plants. ' PLANT COMMUNITIES The four major vegetative communities identified within the Plan area are (see t Exhibit III-10): ' COMMUNITY ACREAGE %o OF ' TOTAL ' Foothill Palo Verde 1336.0 71.5 Riparian 302.6 16.2 ~ Ironwood Foothill Palo Verde 173.9 9.3 Ironwood 55.4 3.0 The Foothill Palo Verde community is the largest community within the proj ect area. The dominant plants are: • Foothill Palo Verde Cercidium microphyllum • Cheesebush Hymenoclea salsola • Whitethom Acacia Acacia constYicta • Chain Fruit Cholla Opuntia fulgida • Thornbush Lycium spp. • Mesquite Proposopis juliflora • Desert Hackberry Celtis pallida , 'F ,f I I III-10 ~ ~ ~ Riparian communities include Ruelas Wash, Prospect Wash, and an unnamed wash traversing the center of Section 35. These are the best-developed ~ riparian communities within the Specific Plan area. Riparian communities along Ruelas Wash have been designated as Class I Habitat by Dr. William Shaw, University of Arizona, in a 1986 study prepared for the Pima County ~ Department of Transportation and Flood Control District. Class I Habitats are those providing "...a major extension of riparian habitat from protected areas." ~ The dominant lants in the ri arian communit are: p p Y ~ • Mesquite Prosopis juliflora ~ Desert Hackberry Celfis pallida ' • Blue Palo Verde Cercidium floridum • Catclaw Acacia Acacia greggii ~ Cheesebush Hymenoclea salsola ~ • Thombush Lycium spp. • Foothill Palo Verde Cercidum microphyllum • Ironwood Olneya tesota ~ The Ironwood Foothill Palo Verde communitv contains dominant plants of ~ • Foothill Palo Verde Cercidium microphyllufn • Cheesebush Hymenoclea salsola • Ironwood Olneya tesota ~ • Whitethorn Acacia Acacia constricta • Chain Fruit Cholla fulgida ~ Mesquite Prosopis juliflora ~ The Ironwood Communitv is immediately south of Ruelas Wash. Saguaro density in the Ironwood habitat is very low, less than one individual per acre. Only two plants were present in 20 one-tenth acre vegetation sampling plots. ~ The dominant plants in the ironwood community include: ~ • Ironwood Olyneya tesota • Cheesebush Hymenoclea salsola ' • Tbombush Lycium spp. . • Desert Hackberry Celtis pallida • Foothill Palo Verde Cercidium microphyllum , • Whitethorn Acacia Acacia constricta • Mesquite Prosopis juliflora ' • Chain Fruit Cholla Opunda fulgida . I ~ 'i ~i ~ i ' S III-11 ~ 1 ~ ~ The Ironwood community is identified as a Class II habitat in the study by Dr. Shaw, Critical and Sensitive Biolo~ical Communities for Eastern Pima ~ Count . Class II Habitats are important to wildlife in that they support a diversity of species, large numbers of individuals and provide critical movement corridors between wildlife populations. No vertebrate animals are ' known to be limited to ironwood stands, though densities of some species, such as the Hams Hawk, appear to be high where ironwoods are present. ~ An intensive survey for the Tumamoc Globeberry was conducted on October 28-31, 1988. Each plant community within the Specific Plan axea was sampled and additional effort was directed in those communities deemed most ~ likely to support the Tumamoc Globeberry. None were located within the . area. There were no federally protected plant species observed on the property. , Mes uite Paloverde and Sa uaro are typical resources of the Sonaran Desert. q ~ g ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ _ III-12 q z , a . a ~ 8 ~ ~zZ ~ W Z Q. t.~ ~ ~ J ~ ~ ~ ' ~y Q U ~ 3 u" U ~ j W ~ t!~ ~ Z _ n ~ Q ~ ~ J ~ Q it. ~ q ~ ~ ~ Q ~ ¢ a ~ flw J ~ p d W Q ~ ~ ~ ~ ~Q ~ ~ ~ ~ O ~ U ZO ~ ~ ti ~ ~ ~ ~ a rn ¢ a. W ti > ~ ~ ~ ~ ~ ~ V ' ~ ~~i~:.,. :.L.. t+ . ~ ? ~ v ' . ~ ~ ~ ~ - m _ Q! 'tV t L' „ N. 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' / t a'Y~ 7~tsf~rh ~ . .~w.~ / . d f ~ t . ~ f t ~ 'x ; S, - ` < . 1~1 ! +1~ r,r~ ? ~~y' ~ e r t - e ? ? J~ ~ . f ~.t ~ ~+"S~ 1~~ ~ ' f~~-~tt`~ ~t ?.f t *-t ~ s 4 ~ ~ ~r , r.~ ~l~~~ ) ~ t ~ 1~ ~ ~ w ~ ? 1 ts4~ «~*A' i ~i'• ` ~ ~ r' j ! i } J .i j 4 5 r> ~ ~ } . ~ ~ ~.14 • S J/.~ !r~ .#:li.`(, ~ ~t . ~ ~r ~ ~ . - ~T ~,,t i ;...;+?'~..l:f; ~ ~"~I'.1 ~~~.'~f,~ ~ .j'j°.~!~~'~.',~,. r~.na,~~•."'•r -~.l~i.' J,~ .1~.. . Y s+. _ _ ...r„r+e~......?.. l•.:I~i f.crCl:C:`irl,}~:.:t ~1 ,.,.o:l"n1 .~t f - . i! ~ ~,i1 `.1' `ji-~ ~ ~ ~~i ,~x f 1 ~ ~ . r j, , 1 S 1: ~ J}'' ~,J ; ~ ~~~r p ' 1 ~r ) ~ ' f ~ ~ l l r s > _*1- r^r , ' ` y f ~ . , ~ i j., y 1r(•~ f,..'s ~ j' ,1 f~ .r~~'~" ~ "~`C~ f ~~~i~~ -~~".i1~ 1~.. r~ .r.~.1S. f r~-~ . t.,. t ~ ~ 1 ' ~ ' G. SOILS ' There are nine different major soil groups on the Dove Mountain Specific Plan site. Soils in this area can serve as structural or foundation material for ' developments. The major soil properties important in engineering design include: ' • permeability ~ shear strength , • compaction • expansion • drainage , • shrink-swell The Soils Map (Exhibit III-14) identifies the nine soil types on the project site. The soil types listed below correspond to the reconnaissance survey prepared , by the U.S. Soil Conservation Service, 1985. ' Pinaleno Verv Cobbly Sandy Loam. This soil is formed on fan terraces and low stream terraces with gentle slopes. It is generally used for rangeland, but it is well suited for home sites and urban development. There are few , limitations to the use of this soiL Havhook-Sonoita Complex. This complex occurs on low fan terraces incised ' by narrow drainage ways. The Hayhook-Sonoita Complex is formed in : moderately coarse textured alluvium derived from granite. It is deep and well drained with moderately rapid permeability. Ce11ar-Lehmans Complex. This complex is very gravelly sandy loam and gravelly sandy loam derived from the Tortolita granodiorite bedrock. The complex is mostly used for rangeland, but steepness of slopes, rocky surfaces, and areas of rock outcrop limit access in the area. The main limitations for home sites or urban uses are the shallow depth to bedrock and steep slopes. Excavation for buildings or roads will be limited. Construction methods should be considered that excavation of the bedrock. Hayhook Sandy Loam. This deep and well drained soil is on fan terraces incised by drainage ways. It is formed in moderately coarse textured alluvium derived dominantly from granite. Most of this soil type is used for rangeland, ' home sites and urban development. Chimenea Very Gravellv Fine Sandv Loam. This unit is found on strongly sloping pediment foot slopes. It formed in moderately coarse textured , alluvium derived from granite. This soil is moderately permeable, runoff is medium and the hazard of water erosion or soil blowing is slight. Most areas ' III-14 ~ ~ of this unit are used for rangeland with some areas used for home site and urban development. The limitations of this soil type for development is depth to bedrock. Heavy machinery is needed far leveling or making shallow excavations for utilities. Palos Verdes-Jaynes Complex. This soil complex is on gently sloping erosional fan terrace remnants. This unit is formed in medium and gravelly textured alluvium d~rived dominantly from schist and gneiss. It is shallow and well drained. Permeability is slow above the hardpan and very slow through the cemented layers. This unit is used mainly for home sites and other urban developments, including recreation. The main limitation is depth to hardpan. Erosion and sedimentation can be controlled by maintaining and enhancing existing vegetation. Covanosa-Rock Outcrop Complex. This unit occurs on steep hill slopes and very steep mountain slopes. It formed in gravelly alluvium derived dominantly from granite and gneiss. This soil is very shallow, well drained and is moderately permeable. The rock outcrops are exposures of barren rock occurring as ledges, massive boulder piles and nearly vertical cliffs of gneiss and granite. The main uses are for rangeland with some areas used for building and recreational purposes. The main limitation is accessibility due to the steepness of slope, rocky surfaces and areas of rock outcrop. Arizo-Riverwash Complex. This complex is found on nearly level flood plains and channel bottoms. Permeability of the soil is very rapid. Runoff is very slow except when runoffs from higher positions cause flash flooding then ' erosion is very high. Most of this area is used for rangeland with some areas used for home sites, urban development, irrigated farmland and recreational uses. It has also been used as a source for sand and gravel extraction. Cellar-Rock Outcrop Complex. This soil type is found on steep hill slopes at the base of very steep mountains. The Cellar soil is very shallow and somewhat excessively drained. It formed in gravelly alluvium derived from granite and gneiss. Permeability of this soil is moderately rapid. Runoff is rapid and the hazard of water erosion is slight. Rock outcrops are exposures of barren rock occurring as ledges, massive boulder piles and nearly vertical cliffs of gneiss and granite. This unit is mainly used for recreational areas with some areas used for building sites and rangeland. Limitations of this complex are depth to bedrock and slope. III- I 5 ; ~ Q _ L:7 ~ ~ ^ ~ra ~ a Q ~ ' ~ ~ ~ g J , H t~., t~3 ~ V ' ~ o ~ ~ ~ ~ W ~ ~ ~ ~ C/? 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I,, r .)J~. t^ Jr ~ a ~ ~ H. HYDROLOGY AND WATER RESOURCES The majority of the Dove Mountain Specific Plan is located in the mountain ~ and foothill regions of the Tortolita Mountains. Within this area, the watercourses are well defined, and typically the banks include a variety of ~ riparian vegetation types. For the most part, storm runoff is contained within these watercourses. Consequently, the associated 100-year flood prone areas generally exist as narrow, definable bands. In addition, the geologic ~ characteristics of the mountain and foothill regions have a tendency to restrict the size, as well as control the alignment, of these natural channels. As a result, these watercourses are relatively stable with respect to erosion and/or ~ lateral migration. A portion of the property within Section 35 is vulnerable to , some alluvial fan type flooding. The Dove Mountain Specific Plan area is located between two major canyon , I washes. By definition, a major wash is one that conveys in excess of 2000 cfs 'I ' through any portion of the Plan area during the 100-year storm event. In ! contrast, a minor wash is defined as one that conveys between 500 cfs and 2000 cfs. Washes or surface depressions that convey less than 500 cfs are not I considered significant drainage features, except from a design standpoint. The two major washes impacting the Plan area are the Ruelas Canyon Wash and ' the Prospect Canyon Wash (see Exhibit III-17). I , The Ruelas Canyon Wash enters the Plan area along a portion of its extreme I northern boundary (Section 24). The 100-year discharge at this location is ~I predicted to be approximately 3666 cfs. The wash then exits the Plan area ' approximately 6000 feet downstream along a portion of the northern segment I of its eastern boundary. Since very little of the Plan area contributes runoff ' directly to this wash, the 100-year discharge remains unchanged at this location. Within the Plan area, this wash is well defined. Since the wash is well defined throughout the Plan area, the 100-year pea~c discharge is contained within its banks. , The Prospect Canyon Wash flows across the Plan area. The wash first enters, the Plan area in the vicinity of the southeast corner of Section 25 (Township 11 South, Range 12 East). The 100-year discharge at this location is predicted to be approximately 4070 cfs. The wash traverses the plan area in a well- defined geologic section, that is generally preserved as open space. The Prospect Canyon Wash then exits the Plan area along the western boundary of Section 35. At this location, the 100-year peak discharge is predicted to be approximately 4070 cfs. III-19 ' ' The re ulator dischar e values for Ruelas Can on Wash and Prospect g Y g y Canyon Wash were determined by previous studies which were approved by , the Town of Marana and the Federal Emergency Management agency (FEMA). The methodology used to determine the discharge rates is based upon a modified Pima County method. The methodology is described and ' documented in a study conducted by Simons, Li & Associates dated September 5, 1996. , In addition to the features associated with these two major washes, the plan area also contains several minor washes, which are tributaries of the Prospect Canyon Wash (see Exhibit III-17). The 100-year peak discharge rates were , determined for all mino~ washes having a lOQ-year discharge rate greater than 1 0 0 c fs. T he regu la tory peak discharge rates for the small watershed areas should be considered as a preliminary estimate and may be modified at a later ' date as a result of more detailed computations that will be based upon procedural modifications to the Pima County methodology, which have been previously accepted for the major washes. Within the boundary of the Plan ' area, the watersheds associated with five of these minor washes generate in excess of 500 cfs during the 100-year flood. The 100-year peak discharges of ' the respective washes as they exit the Plan area are predicted to be approximately 2060 cfs, 617cfs, 1112 cfs, 860 cfs, and 810 cfs. ' The first four of these five washes are located in the foothill regions, where their sections are well defined, and contain their respective 100-year peak ' discharges. However, the fifth wash (South of Moare Road} is located within , the alluvial fan region, and therefore does not convey its runoff in a well- defined section. As a result, its 100-year peak discharge is not contained, and spreads across the fan as shallow sheet flow. , Those minor washes that generate in excess of 1000 cfs possess natural ' characteristics or features that could be enhanced with various vegetation types, or molded to create a riparian environment that would complement the urban environment. However, for the most part, these characteristics are limited to the extreme downstream reaches. Typically the upstream reaches, ~ under natural conditions, do not generate sufficient runoff to support vital riparian communities. This condition also applies to those washes that convey less that 1000 cfs, and those watersheds that either lack defined channel sections or are incapable of generating in excess of 500 cfs. For the most part, a significant portion of the area located adjacent to the western boundary, from the Ruelas Canyon Wash south to Tangerine Road, falls within this latter category (i.e. washes lack definition and do not generate in excess of 500 cfs). These areas are subject to shallow sheet flows which are characteristic of alluvial fans. 'a IIl-20 ~ ~ ' ' I. WILDLIFE , The principal wildlife resources of the Plan area are located within the primary riparian community, see Exhibit III-21. The primary riparian communities, such as along Ruelas Canyon Wash, designated as a Class I ' Habitat, as mapped by Dr. William Shaw, University of Arizona, in a 1986 study, are important to migrant species. In the southwest desert areas, the riparian habitats are resting and feeding grounds for migratory birds on their ' long flights between wintering grounds and breeding areas. The Specific Plan Area has habitat that is potentially suitable for the cactus ferruginous pygmy owl. The master developer has worked extensively with the U.S. Fish & , Wildlife Service in order to minimize development impacts on habitat. ' The primary riparian area also creates corridors for wildlife travel between reserves of public lands through more urbanized and developed areas. The Class I Habitats are continuous linkages from public preserves. Class II , Habitats are drainage way portions that are fragmented, providing no link to public preserves. ~ J. ARCHAEOLOGY ~ In recent years, the northern Tucson Basin has become one of the most intensively studied archaeological regions in the southwestern United States. A number of research projects have focused on the area in and around the Dove Mountain. The largest of these, and the one of the greatest relevance for ' management planning, is the Northern Tucson Basin Survey (NTBS) carried out by the Arizona State Museum under the direction of Paul Fish, Suzanne Fish, and John Madsen. A summary of this and other work in the general project area is provided in an overview document produced by Henry Wallace of the Institute for American Research (Wallace 19$7). ~ The NTBS systematically surveyed the entire Specific Plan area. The survey recorded a total of 45 archaeological sites ranging in age from about 6,000 to 8,000 years old up through the 1940's. Recording consisted of completing Arizona State Museum site forms for each site, which include information on the location and natural setting of the site and a sketch map of all major cultural features present. A systematic surface collection of artifacts was also made as art of this surve . P Y Based on artifacts and features observed on the surface, four site classes can , be defined (See Appendix): (1) prehistoric artifact scatters with no surface features; (2) prehistoric artifact scatters with surface features; (3) Hohokam habitation sites; (4) historic sites. ~ s ~i ' ~ III-21 1 ~ The prehistoric sites contain a wide variety of artifacts, including numerous types of pottery shards, chipped stone tools, and ground stone tools. Surface features present consist mainly of petroglyphs and bedrock exposures showing evidence of wear from grinding (bedrock mortars, slicks, and cupules). With the possible exception of AZ AA: 12:188, all of the prehistoric sites within the Specific Plan area appear to have been occupied on a seasonal, or semi- permanent, basis. ' Little is known about the two historic sites that fall within the Specific Plan area. The T-Bench-Bar Ranch site (AZ AA: 12:236), located on the northern boundary, has a historic component that may date to the early part of the century. The site consists of the foundation stones of a three-walled structure in association with probable early 20th century trash deposits. The function of the site is unclear at the present time. The Cayton Ranch House (AZ AA:12:196) is located on top of a knoll at the mo~th of Ruelas Canyon. The house is a two-room structure made out of local granite boulders. Current ~ evidence indicates it was constructed in the late 1970's. Based on the results of the NTBS and the recommendations of the overview ' document, the archaeological significance of the 21 sites with respect to current antiquity guidelines has been evaluated, See Appendix. Although none of the sites are considered of such significance to warrant preservation m ~ place, the prehistoric sites are important as a group for the information they contain on long-term adaptation to an upland environment. Thus, if they are to be impacted by future development plans, most will require some form of additional work (see Appendix). , ; The significance of the historic sites is less clear. AZ AA: 12:196 (Cayton I, Ranch House) appears to be too recent to merit further consideration; AZ AA: 12:236 (T-Bench-Bar Ranch Site) may be archaeologically significant but will require further testing to determine this. Guidelines to be followed in managing the cultural resources within the Specific Plan area are outlined in the Appendix. ' ' III-22 ~ ~ , K. EXISTING FEATURES/PUBLIC SERVICES ' Due to the project's proximity to the metropolitan Tucson area and its frontage along Tangerine Road, most public services are available at or within reasonable distance of this site. The area to the north and west of this property ~ is owned by the State Land Trust and is not currently available for development. The land to the south and east is predominantly privately owned and several parcels are currently being planned for development. Proposed ~ and recently zoned land uses include residential uses of varying densities, offices and a regional mall (Exhibit III-24). t Schools and Recreation The Specific Plan area is within the Marana School district with no schools ! existing or currently planned within a one-mile radius of the site. The schools within the vicinity and currently serving the area are as follows: ~ • DeGrazia Elementary School ~ 5051 W. Overton Road • Tortolita Middle School ' 4101 W. Hardy Road • Mountain View High School 3901 W. Linda Vista Road ; Fire Services Northwest Fire Department provides service to this property. Currently, the I fire station closest to this project is located on Tortolita Road adjacent to the Specific Plan Area (Exhibit III-25). Transportation 'i The major transportation corridors in this area are impacted both by Pima I County and the Town of Marana. There is generally agreement between the ,il two, although some differences regarding future corridors do exist. The two , primary corridors that are proposed to serve this area are Tangerine Road and , Thornydale Road. These will both eventually be limited-access, high volume roadways. Also serving this area are Tortolita Road and, to a lesser degree, I Camino de Oeste. T he primary di fference in the proposed transportation plans is the future of Camino de Marana. ~ , III-23 1 ~ ~ ' ' a ount antici ates that this road will be a rural street providing access Pim C y p only to the adjacent properties south of Tangerine Road. On the other hand, ' Marana's General Plan has proposed that it be upgraded in significance to form a portion of an outer loop. The Specific Plan follows the concept of the Marana General Plan (Exhibit III-25). ' Access to this site exists currently at the intersection of Tortolita and Tangerine Roads as well as from the one-mile projection of Thornydale Road , north of Tangerine Road and from Camino de Oeste. Sewer ' Sewer service will be provided in accordance with the approved agreement between the developer and Pima County, which calls for the construction of a , new sewer line from Tangerine Road, along Camino de Oeste, to 750 feet south of Cortaro Farms Road (Exhibit III-25 and III-26). Sewer service is also provided from a five mile offsite sewer connection in accordance with a second agreement with Pima County. ' Water The City of Tucson has entered into an agreement with the developer to , provide water to this site. Potable water supply lines exist approximately one- half mile west of La Cholla Boulevaxd and just north of Naranja Road (Exhibit III-25 and III-26). The agreement currently does not include Section ' 36 within the Specific Plan area. It is anticipated that the City will extend their service area to include Section 36 or service will be provided by the I Town of Marana. I~I ~ Reclaimed Water ~ ~ ~ The City of Tucson has entered into an agreement to provide reclaimed water to this project (Exhibit III-26). ' Private Utilities Electricity, telecommunications, and cable television services will be extended into this area at the time service is necessary through agreements with the individual utilities. Electric service will be provided by Trico Electric, a locally owned cooperative. Natural gas service may be provided by Southwest Gas, telephone service by U.S. West Communications, and Cable service by an undetermined vendor (Exhibit III-25a). 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's ~ / ~ : oC~'b oano aooo.ooo vooocn ~ ~ 81i13D 39 QH1WY~ ec~. : . w . . k t~~ ....~i~. ,~o. ~ . ~ ° ` ~ ? r. ~ ~ . ~ ; • ~ Q ~ I r~ n~ wu'tc2aa,t~wres~.etrtt ~ .r ; j : . ~ ~ ~'w.~ . t $t~ ~ ~ ~ y . ~ M~ A4/ ~ ~ Y W {Lt' 'd' .6 'ur ~ y~ .S ' ~ y~,^s;•~ ~,,;,.i I ~1/ ~ ± . . ~ ~awar I ' 1~ ~ y~. r..~..r ~ ~ ~ t ~ ir....~..i ..r ~ . ~ .X.`- (r"""~.. ~ ~ ~ ~ 'I M' ` ~ ~ L ~sC i •C='1 ~ ; ~ ~ Q t~ + ~ # <+6 ; ~ b ~ yo~9 ~t r' ~ ~ ~~e..r«.;+ r...~~.~:....,.r.....,..3 ~Q` x . ~ ~ ~ ~~~Y;.. ti.,~. i....~.~ 1,..~...._~ o'k l~...~..~'...~ ~ 1 ,r 1 ~ j ~ ~ L7 11t ~ ~ j ~ ~ 1s~ r:...y............1 ~ z.;, ~ ~ ~ ~ ~ I ~ ~ j m~'`c~ 1 L..i ~ ~ ~ ~ ~ a i ~ tt I ~ i- L~ _....,J ~ ~ ~ _ ! I ~ ~ ~ ~ ,i ~ ~ ; , ~ i ~ ~ ~ c~ ~ ~ ~ J.~ i...W~.~.~.i ; a~ a a~~. ;i ~ r, sG ..j c~. n. ~ ~ ~ ~ tL rC +L tC ~ - i ~ _ ~ Aa ~pl 2 _._.........J p~j ~ ~ , ' ~ ~ ' IV. DEVELOPMENT PLAN ' A. PURPOSE AND INTENT ' The Dove Mountain Specific Plan area is a planned community designed to provide opportunities for a destination resort, a variety of housing types, , commercial use, campus park industrial and community facilities. This section contains a description of the goals, objectives and policies of the plan combined with various plan components. These components provide the , rationale for the development regulations found in Section V. The project development plan is the result of thorough site analysis and ' research. As a result of this, the plan resolves, as much as possible, development related issues, in the form of proposed physical improvements, guidelines for future development, technical information and regulations. ~ In reco izin the ma'or development issues, the landowners objectives and ~ g J Town requirements, a set of development plan goals have been established as follows: l. Implement the goals, objectives and policies of the Town of ' Marana General Plan; 2. Provide a balanced range of land uses, anticipating current and future demands with a range of opportunities; 3. Provide a community character offering residents an ' environment featuring open space, recreational uses, educational facilities and a mix of housing opportunities; 4. Preserve and enhance the integrity of significant landform features; 5. Provide for a gradual transition from cattle grazing/ranching to development; 6. Provide backbone infrastructure systems and public facilities to support development in an efficient and timely manner; ' 's, N-1 ~I i, ' ' 7. Provide a development phasing plan which is a general and logical estimate of how development will occur; ' 8. Provide an annual monitoring report for the Specific Plan to monitor project and regional growth; ' 9. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the ' property; and 10. Provide the framework for the management and administration , of this Specific Plan. 11. Preserve open space within the specific plan area. ~ ' ' , , ' , ~I ~ ~ ~ ~~~i ~ ~ ~ iv-2 ~ ~ . ' B. GOALS, OBJECTIVES AND POLICIES ' The Dove Mountain Specific Plan contains goals, objectives and policies that are generally in agreement with those outlined in the Town of Marana General Plan. The General Plan goals that correspond to the Dove Mountain Specific ' Plan are listed below. Specific Plan objectives are then stated to implement the goals. ~ • URBANFORMAND PATTERN GOAL "Insure the character of a small town through the development of , quality neighborhoods and balanced land uses". The Dove Mountain Specific Plan provides residential homes in , various sizes along with additional commercial, campus park industrial, resorts and office uses which will benefit the entire area. It also provides guidelines to promote a level of design quality. ' • LAND USE GOAL ~ "To develop a zonal land use pattern which meets the basic needs of Marana residents for essential ser-vices, working and living environments and areas for puYSUit of leisure tirne activities and the economic benefit of all. " ' The Dove Mountain Specific Plan provides a balanced, self-sufficient autonomous community with a full range of residential product types, commercial, office and recreational uses. Job opportunities are provided which will reduce long distance commuting and associated i", air quality impacts. • CIRCULATfON GOAL "To develop a town-wide hierarchy of major streets, routes, trails and pedestrian ways to ensure transportation for a multi-modal ' community. " The Circulation Plan in the Dove Mountain Specific Plan is designed to utilize existing circulation routes and provide additional circulation components and/or improvements where necessary. , I i , ~',I ' IV-3 i~ ' ~ • OPEN SPACE GOAL ' "Establish a network of properties throughout the Nlarana community to preserve open space ' Open space is preserved in the Dove Mountain Specific Plan to provide for both regional and local scales. ~ ~ CONSERVATION GOAL "To foster the beneficial preservation and/or use of natural ~esources, water resourcas, air quality, wildlife areas, cultural sites ~ (archaeological and recent historical) and undeveloped lands while being sensitive to future needs. " ~ Site resources have l~een respected aald utilized within this Specific Plan as community amenities. . ' SURFACE WATER GOAL 'j "To develop a comprehensive apppoach to control drainage and utilize it as a multiple-use amenity, and to manage the community's ' water rights. " Ma~or watercourses are generally left in their natural state. Modified watercourses will be treated with a"naturalistic" design approach and will be re-vegetated with appropriate riparian plant materials. Trails and passive recreational uses are incorporated within many watercourses on site. • RECREATION GOAL ' j "To create a diverse recreation network throughout the community available to all citizens. " ~ ~ The Dove Mountain Specific Alan provides a trail system of which a portion is available for public use. Both active and passive recreational opportunities are incorporated within the plan. • HO USING GOAL "To encourage develo~ment of housing to meet the needs of existing and future Marana residents. " The Dove Mountain Specific Plan provides a mix of housing types, a range of locations and prices based on market demand. f I~ I~ ~ t ~ N 4 I~ ~ ~ I • POPULATION GOAL ' "To provide for a population appropriate to the Sphere of Influence of the Town of Marana. " ' The Dove Mountain Specific Plan provides a land use and mix appropriate for the population expected within the Sphere of Influence. ~ • ECONOMIC DEVELOPMENT GOAL "To identify a logical strategy for economic development in the Town ~ of Marana. " The Dove Mountain Specific Plan will create an increase in Marana's ~ economic development with a destination resort, commercial, office and business uses. These will provide both needed jobs and revenue to the Town. ~ • EMPLOYNfENT GOAL "To support the development of an economy that meets the employment needs and increases the disposable income of existing and futuYe Yesidents. " The Dove Mountain Specific Plan will create increases in available jobs for existing and future residents via a destination resort, commercial, campus park industrial, office, business uses and construction. I'' • PUBLIC AND PRIVATE PARTNERSHIP GOAL "Foster responsive public/private partnership to m.eet the economic and development needs of Marana business and residents. " The Dove Mountain Specific Plan implements the public/private partnership concept to meet economic needs and to foster quality I development far the Town. ,I ' • PUBLIC SERVICES AND FACILITIES GOAL ! "To provide basic utility, public health and safety services for a balanced community. " The Dove Mountain Specific Plan provides for the basic public services and facilities necessary for a balanced development. N-5 ~ I C. LAND USE PLAN ' The Dove Mountain Specific Plan is depicted in Exhibit N-IA & IB. It encompasses 6,179.2 acres and is divided into forty-nine (49) planning areas, open space (1,742 acres) and rights-of-way. Each planning area contains the ' intended land use. The acreage of the planning units includes land devoted to internal local streets and collectors, but does not include acreage within adjacent arterials. The proposed use allocation is summarized in Table I-Land ' Use Summary. Final aereages will be determined at time of final platting. The design of the project presents the area as a planned community. All land ~ uses are integrated regarding circulation, infrastructure, aesthetic and visual setting, development setting, development standards and guidelines. The proposed residential uses have been designed to provide a broad range of ' housing types meeting current and future housing needs. Housing types range from estate lots to multi-family apartmenis. ' The commercial areas will serve local commercial/business needs of the planned community as well as the requirements of the immediate and regional area. The commercial areas are located strategically along major roadway ~ access. ' , ~ ~ ~ ~ ~ , ~ ~ ~ II I I 'i " $ N-6 ~ ~ ' TABLE I- LAND USE PLAN SUMMARY ' Dove Mountain Speci~c Plan Ruelas Canyon PI~A1~T~~G ~ ~ ~ k~~~1~"~~ ~ ` ~Wr~~~I1~F~ ~ nT.+~~'O ~~l~~I~~ ~ ~ ~~i:~ ~~~°~E~~~A~ ~ OO~T AGl~~a ~ $ ~'[I~~' ~ p'~~i~3~T~ ~ " ~ ~ ~ ~ y~~ = rt(Y.~ ~ ~ ~ ~ , 3 . x ~T ~ r ~~`i~-~-~ _ - ~ ~~7'~ ~~~17~` ~ f~ "2 , 3„a , ` ~s P 7-,~ . ~~J-~~ , .:,.F„ ~ : d~ 7,. ..i., v •s `.E~+a~'.^,. v<..~ ~ ..,...,1~;. : . . . . , . . 1 MUC 26.05 - ' 2 MUC 24.91 - 3 MLDR 39.17 4-8 156-313 6 234 3a MUC 10.27 - 4 MUC 38.82 - ~ 5 MUC 38.98 - 6 MDR 27.68 12-15 332-415 13.5 373 7 MLDR 21.43 4-8 85-171 6 128 ~ 7a MLDR 3.48 4-8 14-28 6 21 8 iVILDIt 65.92 4-~ 263-~27 6 395 9 MLDR 45.06 4-8 180-360 6 270 ' 10 MLDR 70.16 4=8 280-561 6 420 11 MUC 12.10 12 MLDR 56.52 4-8 226-452 6 404 ' 13 VC/MDR 28.45 12=15 341-426 13.5 132 14 VC 39.56 15 VC 46.50 - ' 16 VC 18.19 - 17 VC/MDR 29.93 12-15 359-449 13.5 404 18 LDR 44.11 2-4 88-176 3 132 19 MLDR 36.95 4-8 148-295 6 221 ' 20 MLDR 22.75 4-8 91-182 6 136 21 E 873.81 0.2-.69 175-600 .44 388 22 LDR 31.40 2-4 63-126 3 94 23 LDR 94.76 2-4 189-379 3 2g4 ~ 24 LDR 41.62 2-4 83-166 3 125 25 R 67.16 26 LDR 21.57 2-4 43-86 3 64 27 LDR 11.53 2-4 23-46 3 34 ; 28 LDR 16.82 2-4 33-67 3 50 29 LDR 27.06 2-4 54-108 3 81 30 LDR 114.6 2-4 229-458 3 343 ~ 31 LDR 319.80 2-4 640-1279 3 959 32 MUC 155.07 - - - ' ' N-7 ~ ~ TABLE I- AMENDMENT 4 BAJADA AREA TABLE I- LAND USE PLAN SUMMARY Dove Mountain Speci~c Plan Bajada ` ~ s ~ 1~T~~ ~ P~i~.~N~ L~TD~U~~ ~~1~U5S ~~LLTN~G~ NUN~L'~BO~' DE~ ~ ~ ~^1 ~ ' ~ ` 5 ~~G~~'~~0~*, : ~~y Av r- ~~~~~~3s, ~~L~~ ~~i. ~ ~„a ~ ~ ~ ~ ~ ~ .r" ~ w.,>s: r a` a ~ ~ ~-4 ~~~fi11~E9''~5~~~~n' -C` ~ ~~~~1,`~.~`b ` ~ , '~,~a-3x ~ ~ ~ ~ ~,s ~ r ~ ` ~ . ; ` ~ z~ , ~ ~ o ~:t~ ~ ~Il~CSCS~ . , ; 3. . r ~ ~ ~ ~ ~ t . ,'~.a.r~l'~~; S~'~"~ ~ ;~cr ~..3 ''0~d`..:-^:'~. - 1 LDR MLDR 321.48 2-4 643-1286 3 964 2 E 73.40 0.2-1 15-73 .6 44 3 R 154.53 - 4 MUC 14.63 - 5 MUC 18.62 - ~ 6 MUC 5.83 - 7 LDR 150.69 2-4 301-602 3 452 8 LDR 150.69 2-4 301-602 3 452 9 LDR 446.95 2-4 894-1788 3 i340 10 LDR 54.72 2-4 109-219 3 164 11 E 75.08 0.2-1 15-75 .6 45 12 R 7.22 - 13 R 61.78 - 14 E 76.52 0.2-1 15-76 .6 45 15 LDR 290.77 2-4 581-1163 3 872 MUC,MLDR,E DOVE MOUNTAIN SPECIFIC PLAN TOTALS ~~T ~ ~ ~ ~I;~,~~N~G; " F~~R b~ w ~J'~t~S~~i'~ T ,AR~E~"D~: r ~ Z,L~~ ~ ~~I~.,I,2Ai~~Ef , D~~LIN~ 'U~~'S%~~0~~ T~s ~~~f7 c~ c e ~ . ~-la~~ ~ < , a „ ~ ~4„ ° ; . . 6,179.2 acres ~ 1.12-2.17 ~6,234-9,159 ~ 1.48 9,159 ~ NOTES: Total Dove Mountain Specific Plan area is broken down as follows: 1) Open Space/Drainage 1,743.25 acres 2) Canyon Pass 1,944.81 acres 3) Bajada 1,90291 acres 4) Tangerine 611.30 acres Resort/Hotel rooms = 1,600 3 Land Use Designations VC= Village Gore MUC= Mixed Use Commercial E= Estate Residential LDR= Low Density Residential MLDR= Medium Low Density Residential MDR= Medium Density Residential R= Resort Target dwelling units for the planning areas are for estimating purposes only. The total Maximum dwelling units will determine the actual units built for the entire Specific Plan area. ~ IV-8 ~ ' DOVE MOUNTAtN SPEC[FIC PLAN ' _ € ~4 r. ~l' 'J1 !~g ~ 6: ~ I:. ~ 2i . ~ ~ ~ ~ '~fi' ' . <~; '11 l)S I I ` ~ rM ~ 14 (.1~: ' E • ~ ¦ ~ ¦ f. ~ 03 ~ ~ ¦ . ~ € ?i 14 ~ <Yi l: ' ~ ji • ~ ~S ~ 21 rl5 i . ~ e ~ F . 2 E ~i f:: ' I:. ;61 ?7 ~ ¦ 7f ~ ¦ ~ ~ ~ 2SC ii CIC ~t ¦ ¦ ~ ¦ . . 2'f OS ~ G;i ° • ' ~ ~ , ^ ' ¦ ` ~ (ri ~ ~(i. ~ 1 L~. ~ ~ E: ?4 ~ 'lt ~ Ef.?IY iiS ~ !4 ' 1.:t ¦ e ~ os e ~ €z L ~ ~ r; . vs ~ ' ¦ 21 ~ OS Ec E F.k?R 7S 21 1i ~ . L 11 ~ ~t, ' f: t~H ~i ¦ k.F1R I '1¢ f-F)Ei 77 `L7 . E017 25. . ;if %1 t . LErE~~} 1i ~ {k; ~ i E. ~ VC b'€LLAGE CQRE I:uet 2t 4t~ f:dl_IlR ~ f: ~ . ¦ ~i Iv1UC lYIXEQUSE COfVEf~9CRCIA~ ¦ {U 4~~. .¦ii fi! r. ss . 7~, ~R;r,~~ P.92.!]f: 2i tvfEpkUA9 DEASITI' . r,aE}ri .,t, F j h1DR ~E~IpENT€Al !12-t5 RAC) ~ 1J ' F~~p~ hh~D[UfviLON16Et~SETY ~ ` RESEDENTPAL (S-8 RAC} • 7r ~ L~4V E}EPFStTY . ~ ~ LCR KcSEGENT€AL (2-0 RAC; tu ¦ vc r~r.nr: titt.i~€t 449 r ~ ~ cSTNTE {G 2- 1 RISC i • t,1 VC:,' . q1 ~ I:Af}It ~ ~ ~ 1:+ ~ , ~ ~ R: °iC3Ft7 ¦ ~pq~ . ~ - ' . 6.M1I_Uft • ~ i, ' Gu ' OPEE~ISPA~E ona~~a ~ ns; • FEa,n~nrFesc a~~.A Na s ~FOOFe RORD ~ 4:1E)I: / ~14 ' . 5' 7F ~ ~ ¦ ~ ~ ~ • ~ ~ ?~:OF'QSEL~ t:ICiCiJIATiON i ' nni~~ ~ ~ r i.i~i=. . ~ 3n REC~ktEtd[Q.RCSs~ ~V~~t~t , ~ ~ , ~ ~ . : ; a ~E~FZ AMENDMENT THE - i AREA CENTER G W,~ _ t a' o , u , ~,,~r; ~ ~ K~OS.CHEIRCHAYE., SUITF632D ~y~y~p~~ t~~~~. 7'fJCSON AZ 85701 (520)623-6146 ~ /\R C7 I P;~1i~. ~.1U(: , . ~ f~~, ~ LAND USE PLAN ~ ¢~rf~~~r ~ I sl !9 1 ! 1.-~imn, ( r~r~ 1'~{~. Ii.,LUx4~ ~ In.~,-.... ' { fne~ss,rve aaan • ~ • _ ~ . - _ ' - ' _ ! ~ i t ~ ~ 1 ~w z ~ Q i~-dU ~ 1 ~ ~ ~ ~ ~ ~ n. ~ ~ ~ ~s ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ z ~f~OQL~~. ~O~Q~~ ;Z Q ~ ~ ~ ~~~Q ~ ~o ~ ~ ~ z~ > ~m ~ ° ~ ~ Q . . ~ ~ w a m z ~ O ~ ~ o, o ~ ~ a ~ o ' ~ M " ° ° w i z~ 4b,~~J ~ O~ ~ ~ ~ ~ M ' b7 0 ~v ~ V o~ W ~ ai g ~ V ~ f!7' Q, ~ ~ d+ ~ ~ p x p + ; • ~ `u ~ ~ ~ , W~ . o~o J ~ ' r"i , ~ ~ ~ m ~ « x i a ~ J ~ O ~ ~ . a ~ v \ ~ , •'w~: ~ ~ ~ ~~i-'~ O ~ ~ ' ; , , D. CIRCULATION CONCEPT PLAN The Dove Mountain Specific Plan establishes points of access to the site as ~ well as the configuration, capacity, and design standards for roadways that will be constructed within the project. It is based on an analysis of the future ~ traffic needs of all land uses to be located within the property. All roadways within the project boundary will be public and will be dedicated to and maintained by the Town of Marana or other appropriate jurisdictions/districts ~ unless designated as private roads in the subdivision approval process. The roadway corridors and their access to future phases are depicted on the Circulation Concept Plan. (Exhibits IV-2A, 2B, 2C & 2D). Access to the site from the general Tucson community will come from generally three separate directions: west on Tangerine Road from First Avenue or La Cholla, east on Tangerine Road from Interstate 10, and north on Thornydale to Tangerine Road or continuing north on the Thornydale Extension to Dove Mountain Boulevard. All of these routes have been ~ previously dedicated to Pima County and are fully paved with the exception of the Thornydale Extension north of Moore Road. Public improvements to Tangerine and Thornydale Roads are being planned by other parties, immediately for Thornydale Road south of Cortaro Farms, in the future for the Thornydale Road corridor north of Cortaro Farms and for Tangerine Road. Improvements to any of these roadways are not necessary for access to this ' site. . Pima Association of Governments' information indicates that currently, eastbound and westbound Tangerine Road has an ADT of approximately 900 vehicles and Thornydale Road south of Tangerine has an ADT of approximately 1,000. Based on a level of service D, which is adequate for short periods of time, a two-lane roadway, such as Tangerine and Thornydale Roads have a maximum ADT capacity of 13,000. At such time as the roadways are improved to a four-lane divided roadway, the service volume increases to approximately 36,000. The Moore Road right-of-way, a part of the Marana General Plan, will provide an option for both this Specific Plan and other developments in the area to access north/south collectors and feed into Tangerine Road. ' i Dove Mountain Boulevaxd has been modified so it will not extend west of the Specific Plan area. This road was previously planned to extend west to I-10. Since that time the land west of Dove Mountain has been identified as critical habitat for the pygmy owl and extensive development is not compatible with critical habitat. In recognition of these environmental issues, Dove Mountain Boulevard will terminate in a private road that will be maintained by a homeowners association and into a public road extending to the proposed resort site and resort golf club. ' iv-~i , ~ r ' Any additional Moore Road rights-of-way, (entirely in Section 26 and 1/2 R.O.W. along Section 25) will be dedicated, if requested by the Town, at the , time of final plat approval. Additionally, with the addition of Section 36, Moore Road shall be realigned to match the existing Moore Road to the east ~ ' of the Specific Plan property. Along Tangerine Road, the current ADOT planning study indicates that both I Thornydale Road and Dove Mountain Boulevard intersections will be I ~ improved, as future demand warrants. I , The location of the intersection of Dove Mountain Boulevard and Tangerine Roads comply with the Town of Marana General Plan. The access to a destination resort along this road is key to its overall image and success. , Aesthetic control of the progression to the resort is a requirement of the resort user. ~ This project is designed to circulate traffic primarily within itself in I~I ~ conformance with sound land use planning, topography, and the natural drainage features of the land. The Circulation Plan (Exhibit IV-2A & 2B) ' shows access to adjacent parcels via existing rights-of-way or on-site circulation and consequently, poses no problems for the adjacent landowners. ' Access to the individual properties within the site is provided by means of a ' roadway system consisting of an entrance road (1,100 feet west of Dove Mountain Boulevard), Dove Mountain Boulevard and the Thornydale ' Extension. The entrance road and Thornydale Extension tie into the Dove Mountain Boulevard, which continues to the north and then west into the additional Master Developer holdings. ~ Based on the traffic analysis, prepared by Greiner, Inc. and PFS Traffic Engineering, LLC, Dove Mountain Boulevard and Thornydale Road, will be ~ able to handle the traffic needs of the development The developer's sole contribution and responsibility for this project will be the dedication of the R.O.W. and the construction of the two-lane rural cross section. Construction ~ of two-lane rural roadways will be adequate for this project. The traffic analysis is included within the Dove Mountain Specific Plan, Appendix H, Appendix U, and the Technical Supplement (a separate document). ~ Ruelas Can on Road Hi h Pass Road the entrance road and access throu h Y ~ g ~ g Section 25, (which serves as collectors to the residential and commercial 'ii, facilities) will have ultimate cross-sections consisting of a two-lane roadway. Of the 200 foot circulation corridors, 150 feet will be designated as public right-of-way, the remaining 50 feet, will be designated as private property restricted for buffers, landscape, drainage, trails, master parking, utilities and related uses. Individual property owners will be required through deed ' iv-i2 ~ ' restrictions to maintain that privately held 50 feet (25 feet per side of the 150' ' public right-of-way). Provisions for bicycle travel will be made throughout the , community but may not all be included within the public portion of the , ' circulation corridor. It is the intent of the Master Developer to create a Community Facilities ' District to construct and maintain the roadway system throughout the plan 'I area. In the event a distnct is not formed, the Master Developer will dedicate j ' the roadway system to the Town at a time mutually agreed upon. I ' I 1 i ' I ~ ' ~ ' II i ' I , ' , ' ~ IV-13 ' D~C3'VE MC~UI~T~IN ~pECIF1~ ~LAN , . ~ sakaa ' ~ne!t~ ' ~($~Hw~... . ~ ~ 18 % I~. k E4 *i'"`y~~%~ ~ ~ ~ ~f f '1~ j '.G.T T~' ~ ` / ~ f ~ ; r ~ ~ ~ N f./ 1' ~ e ~ ~ ~ ~ • ' y ~ ~ y~nw ~ ~ wixxrrM f I ,.~.,J ~ ~ ~ 1 ~ ~ 1 _ ..~J.._,. ~ . ~ `i... _ . ` I ~ ~ 1 ~ ~ ~ ~ -.,~I I ~ I ~ . : ~ ~ [ ~ ~ ~ ~ ~ , ~JW~~.~.OLY' L~C,F~TiIDD~i p ' ~ ~ 1sC7' it.4.w ~ 1 1 {~p' R.O.S^! ~ ~ ~ ~~-,.a ~ ~ ~ ~,~x : ~ . , . ~ fticht-ci-wray rocs~tic+na crc I achema!IG ~ mfau v~^x~y e!w'lntj ~ avbClvislon apprav~si proca~a A~ ~e.~rsr+,~ ~ %td.~n ~ t~~; RL>hF7 1ltD' Rt?i'i ~ ~ , ~ ~ ' Exhibit I\!-2A: ~ ~ ~ ~IR~~~,~fi1C~N ' ~ ~ ~ ~ ~c~~~EPT P~.Af~ . ~ : ~ ~ ~ : : ~~~n~~~~ ~.r..~....._~....,~......_~....~,.~,.,~ c~~rr~ ' ~ T73i~ttL~:. itQF.U . . . ~ . . SOO' CXF4R2N.+.:. RA.)^i ~ 0 4800' 7~0' ' DOVE MOUNTAIN SPECIFIC PLAN ' d ~u ~ ~f~~~.,~ ~ - - ~ - ~ ~ --t = - ~ ~ -~,s~,~~ ~ j ~ 1 ~ -z. ; „ ; „ ~ - ~-,~f ; { ' ~~//.1~,/.i I I ~ ~f i I ~ I ~ ~ ~ ~ l . ! ~ ~ I ' ~ r..~.,_.. ~ : : I ~ ~ , ~ 1 1 ~ ~ : .,,I ~ ~ I - I ~ ~ ! ~ ~ ~ I ~ ~ ~ ~ ~ _ ~ ~ ~ I \ YI ~D 200' GORRIAOR ~ ~ I50' R.01^1 - ~ b0' R.O.W ~ I ,~~o"/ I ~ a~~ I V~ ~ HEL~GOPTER h~ADS ~~Y : I NP7E, Ricjht-of-way IOGT+tlOn6 Q'C ~ . I aGhema:lc t mau vary dwhg ~ subdNlelon ap~oval process 'i . ~ ~ NtGK72~: MO~ORH RD/~D - . !SO' RAh' ~ ' . ~ I ~ ~ ~ ~q ~ Exhibit IV 2A: ~ = CIRCULATI4N k ~ ~ ~ C~~CEPT PLAN 1 ~ I ~ I -~E = - ~ PLANNIN6 ..~.....~..~.._...,_,.1 CENTER j .+x~an.a ~e utpxosa~e,~s ~ TAiFaPRIPL: RO/+?7 SOO' ExTtql+A:. R01'7 0 1B00' ~200' ; ~ ~ ~ , m ~ ~ ~ . . 7 ^ ~ ~ m~u. ~.ti ~ ~7 ' s ~ J c~-`v. u''~~r~N . .~1 . . 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S ° w ' . ~ j ' ~ ~ ~ w iC. f~0 i N . . •W~ J ~ ~ _ ::v~~ ' ; la-. ~CD. i ~ L ~ W ' sw ` _ • - ' - ~ - ¢ . . ? _ C~j , ~ ~ ~ ~ . ~ ~ ~ , WW ~ E W ~ E ~p~'~., O m ~ O O ¢ =0 _ aQ Q W ¢ - . o F-O~= _ " ?~o ~ a ~ ~ a` r`~ = ' . . . T ~ T . ~ ~ F ~ ~ ~ ' F ~ ~ JV-1~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ W ~ x ~ R ~ ~ ~ ~ ~ ~ ~ ~v~~ Q ~ ~ ~ ~ ~ ~ ~ ~ _ ~i ~ ~ ~ ~ ~MM~ .5.~ ~ ! . . irr~ O ~ ~ 3 ~ W w ` ~'s sl ~ ~ S. ~ ~ ~ 'n a asc i~~~~,~ a ~ .......W.._. ~ ~ :inui w .:ar. a ~ ~ ?i: .S'~ yi '^7'..~' ~ ~2''St7 U ~ ~.S:Spk~CL~ ~ ~ % 11~~ ~ ~ ~ ~ ~ S s A ~ . f ' 1' a ~ W ~ : }II~ ~ ~ 2~'w»....'..'"^.7AiS'1Li.~..' il'* ~ FS• . O ~ ~ . ' ~ ~ i~ . «~'_"ui'».~'.~.lM. i'~'~ ~ . : n . ~£!nS~~~ n . ~ . ~ ^ ~ •_a;~~ ~ . • e = ~ o ~ ~ ~:zrisra,~.~; r., ~ . ;.x.~ i~ n ` ' . . 7'r~~ ~-~"~~ss~~ . ' 3 . Ll ~ Y:s~s._~ ' = ~ ~ .a~:r3 x ~ n ' ~ ':ss~i~. . 3«8~~ ~z«a ~ ~ ~ ~ w ~ ...:M „ ¢ w ~ r : . ~ ~u ..~a..."~"--.z.~`, a t~ii ~ ~i a ° H ~ i~ ~ ~ < ~r.«? ~ , ~ ~ . ` . . . . . ~ M~~#~~i`„-z; tl- ~c ..r..-~".~::_ ~ k ~ . 4 n ,~ra~ ~ .s~il ~ ~ ~.:..is stz~*,° O s ~ . ---K r~..~..^r p D ~"Y ~`+~n-~4-~-`..~~~ a . , tl ,,,,,~.x::: w ~ - .i't.L:S..~'Ji.`S°.~'~ •p ~ TxS'd ~ ~ :R4L'S..:i2iStp ".~22~3.'.'i";..I~"~~"" . ~ . ~ : ^ .„.«T.~..1..1 II 72 S~F.7~" 1 . t"'':'._3 .S`y". ~ . ~ . -ar«as, r.~m.c•xar - • »«-a~ ,zt.«zr~nxuer~'~r S^=ttiss ~ U~ ' + ~ .LT ~ 'D ~ .~.R ~i~t ~ O Q ~ O. ~ ~ ~ ~ ' i . . 4 ~ ~ ~ . . ~ ~ ~ i ar s ~ t~ ~ ~ ; * ~ 6 C~ Z ~ ~ ' i ~ U a ~ . ~t„~ ~ ~ ti ~ I E. DR.AINAGE CONCEPT PLAN ' PROJECT CONDITONS: General ' The specific plan for this property proposes that the major washes be left largely in a natural condition. Portions of the floodplain areas for Ruelas II' Canyon Wash and Prospect Canyon Wash may be reserved for recreational use opportunities. The sites that are proposed for reserved recreational uses are along the floodplain fringe or where over bank flood inundation is shallow Ili' and infrequent. A typical cross section of the major wash treatments proposed for this project is shown on Exhibit IV-3C & 3D of the specific plan (enhanced natural major wash). I' Foothills Alluvial Sheet Flow Area The foothills alluvial sheet flow area, which extends through portions of Section 35 will require channelization in order to control the runoff which effects this area. The approach to facilitating development within this sheet ' flow area proposes establishing a constructed drainage way along the primary natural wash alignment. Stabilized banks will be constructed along the borders of this drainage way, and vegetation within the channel will remain ~ undisturbed wherever possible. Minor grading of the channel bottom area may occur to facilitate lowering of the water surface elevations. A typical cross section of the proposed drainage way for the foothills alluvial sheet flow area ~ is shown of Exhibit IV-3C & 3D of the specific plan (sheet flow conveyar channel). Foothills Collector Channels 4 The washes, which have been termed foothills collector channels, exist within ? the area east of Ruelas Canyon Wash. These channels are generally well entrenched and have defined channel banks and floodplain limits. Several of these washes have been designated to remain natural and will function to collect and convey runoff from the Tortolita Mountains and from portions of the development. Identified split-flow locations will be eliminated via minor modifications such as localized channelization or fill to create an embankment. Development will occur up to the floodplain fringe with appropriate setbacks andJor bank stabilization used to protect against erosion. 'i ~3. N- I 8 ~ l , t Subdivision Runoff Runoff from urbanized areas will be conveyed within the streets to the extent allowed under Town of Marana development standards. Points of outfall for ' street drainage could be the existing major or minor watercourses, constructed drainage ways, golf course fairways, or detention/retention basins. The primary approach will be to utilize streets and constructed drainage ways to ' convey runoff to retention/detention facilities. This way, the increased runoff associated with development activities can be controlled and released in a ' manner consistent with the Town of Marana retention/ detention standards. Additionally, it will minimize the release of clear water urban runoff to natural channels, which could initiate degradation. Cross sections of the ~ subdivision drainage ways are given on Exhibit IV-3C & 3D (subdivision drainage way/convey channel/collector channel). ~ Retention/Detention Onsite retention/detention will be implemented as required to fulfill Town of Marana retention/detention criteria. Several alternative approaches to ~ compliance with these requirements will be used. The primary approach will focus on utilization of local and sub-regional facilities that will be constructed in conjunction with each individual development arm. Retention/detention basins will be created within golf course areas and other recreational sites ~ wherever possible to fulfill all or part of the subdivision retention/detention requirements and to take advantage of multi-use opportunities. Online retention/detention will generally be avoided to prevent disruption of sediment transport characteristics of the natural wash. The only location where online detention/retention may occur is at major road crossings, ' ~i, RUELAS CANYON AND TANGERINE (SECTION 36) SITES: PROJECT CONDITIONS , The s ecific lan for this ro ert ro oses that all washes be left in a natural P P P P Yp P condition. The only location where modifications to the drainage ways will occur is at roadway crossings. The land use densities proposed under this specific plan do not require construction of any additional drainage improvements. Banks of the washes consist of boulders and rock outcrops which will facilitate a reduction in the erosion hazard setback requirements. Onsite retention/detention for development within The Canyons area is not required for the proposed land use densities. 3 IV-19 BAJADA SITE: PROJECT CONDITIONS General The specific plan for this property proposes that the major washes be left ' r; largely in a natural condition along those segments upstream of the fan apex. Portions of the floodplain area for Ruelas Canyon Wash, Wild Burro Wash, and Cochie Canyon Wash will be reserved for recreational use opportunities. The sites that are proposed for reserved recreational uses are along the floodplain fringe or where over bank flood inundation is shallow and infrequent. The proposed recreational use areas are outlined on Exhibit IV-3A & 3B of this specific plan. Ruelas Canyon Wash I''`' The natural floodplain area for Ruelas Canyon Wash crosses the south boundary of Section 21. The fan apex is located just upstream of the project site, so the portions of the property which are within the Ruelas Canyon Wash floodplain boundaries can be considered to be subject to alluvial fan flooding. As such, the floodplain boundary could be subject to change during future floods. To prevent this, a stabilized embankinent may be constructed along the floodplain fringe to prevent future shifting of the floodplain boundary. The specific approach and materials utilized to create a fixed floodplain boundary , will be based upon the adjoining land use on Dove Mountain property. A typical cross section of the major wash treatments proposed for this project is shown on Exhibit IV-3C & 3D of this specific plan (Enhanced Natural Major ' Wash). Wild Burro Wash The reach of Wild Burro Wash through the project is just above the fan apex, and the floodplain boundaries follow well-defined geologic boundaries. The width of the natural floodplain varies from about 400 feet near the north end of the project to between 800 and 1000 feet for the southerly portions of the property. There are several over bank areas within the floodplain boundaries which are only subject to shallow and infrequent flood inundation. These sites are appropriate for recreational uses and have been designated for this purpose. These areas may be removed from the existing floodplain by grading or protective measures such as a rock riprap-lined embankment. Removal of these areas from the flow conveyance area will have minimal impact upon flow depth and velocity. The sand bed channel areas will remain in a natural condition for conveyance of water and sediments. Areas of development adjoining the natural floodplain boundaries will be protected from the threat of erosion via implementation of adequate setback measures or by bank ~ ~stabilization. ~ ' IV-20 , ~ ~ ~ Cochie Canyon Wash The fan apex for Cochie Canyon Wash is located just upstream of the project boundary. Alluvial fan flooding associated with flows from Cochie Canyon ~ Wash affects approximately 60 acres of the project site. The proposed approach to development within the over bank floodplain area of Cochie Canyon Wash is to establish a 300-foot to 400-foot wide drainage way along ~ the natural wash alignment. Over bank areas adjoining this natural drainage way will be reclaimed by construction of stabilized embankments adjoining the drainage way borders. The channel and vegetation within the drainage way ~ borders will remain natural. A typical cross section of the alternative approach that will be utilized for channelization of Cochie Canyon Wash is given on Exhibit IV-3C & 3D of this specific plan (Enhanced Natural Major Wash). ~ Foothills Alluvial Sheet flow ArealUn-named Wash ~ The foothills alluvial sheet flow area (Un-named Wash), which extends through portions of Sections 15, 16, and 21 will require channelization in order to control the runoff which affects this area. The approach to facilitating ~ development within the sheet flow area proposes establishing a 100-foot to 300-foot wide drainage way along the primary natural wash alignment. Stabilized banks will be constructed along the borders of this drainage way but vegetation within the channel will largely remain undisturbed. Minor grading of the channel bottom area may occur to facilitate lowering of the water surface elevations. A typical cross section of the proposed drainage way for the foothills alluvial sheet flow area is shown on Exhibit IV- 3C & 3D of ' this specific plan (Enhanced Natural Major Wash). Foothills Collector Channels ~ The washes, which have been termed foothills collector channels, exist within the area extending about 1 mile west of Wild Burro Wash. These channels are generally well entrenched and have defined channel banks and floodplain limits. Several of these washes have been designated to remain natural and will function to collect and convey runoff from the Tortolita Mountains and ' from portions of the development. Identified split flow locations will be eliminated via minar modifications such as localized channelization or fill to create an embankment. Development will occur up to the floodplain fringe with appropriate setbacks or bank stabilization used to protect against erosion. Subdivision Runoff Runoff from urbanized areas will be conveyed within the streets to the extent allowed under Town of Marana development standards. Points of outfall for street drainage could be the existing major or minor watercourses, constructed drainage ways, golf course fairways, or detention/retention basins. The primary approach will be to utilize streets and constructed drainage ways to convey runoff to retention/detention facilities. This way, the increased runoff associated with developrrient activities can be controlled and released in a manner consistent with the Town of Marana retention/detention standards. IV-21 ' ' Additionally, it will minimize the release of clear water urban runoff to natural channels that could initiate degradation. Cross sections of the ' subdivision drainage ways are given on Exhibit IV-3C & 3D (Subdivision Drainage way/Conveyor Channel/ Collector Channel). ' Retention/Detention Onsite retention/detention will be implemented as required to fulfill Town of Maxana retention/cletention criteria. Several alternative approaches to ' compliance with these requirements will be used. The primary approach will focus on utilization of local and sub-regional facilities that will be constructed in conjunction with each individual development area. Retention/detention , basins will be created within golf course areas and other recreational sites wherever possible to fulfill all or part of the subdivision retention/detention requirements and to take advantage of multi-use opportunities. Online ' retention/detention will generally be avoided to prevent disruption of sediment transport characteristics of the natural wash~s. The only location wh~re online detention/retention may occur is at major road crossings. ' ' , ~i ' ' IV-22 { ~ ' F D~VE MOUNTAIN SPE~IFIC PLAN ' , : . ~ ~ % , ~ ' i ~ a~ + ~ j ` ~ ~ ~ ' x, ' m , r~ . • % ~ r~ - ~ rj ~ p ~ " ~ pQ * * ~ , / ~ ~,r*** ~ ' p . ~ o ' ; ~j oo : / a ' ~ ~ +.+.r .3 QpO ~ ~ ~O ~p ~ ' O ~ ~a o° ~ ' ~oo .....w.~,. ~ r ~ ~ ~ ( ~ ~ ~ : ~ ~ - ~ ~ Q ~ ~ ' _ t ~OQ ~ " ~ ~ ,t ~,~~..~...Y,. ~ ~ ~ ~ ~ _ ~ ~pQ ~ ~ * _ ..s.~.o . , ~ ~ ; ~ o * y` ~t ~ ~ ' • * * ~ Mc . ~ . ~ * ~c * ' ~ _ ~ . r w A' ~ ~ ~ ~ i• y~~ * ~ ; • ~ ~ II " i . _ j`'.: 'w , ,¦,~.n • ,.,~,r~r • , ~ I; ` ~ ~ o • , ~ ~ ~ _ . ~ _ ~ ~ ~ ~ru~+t.?~r~ wrrvrz,u. I - ~ • ~ ' * 1 - . t MI..bFZ yt+~sH ~ i . ~r C ~1 ENHhNGE-P hL4TVRAL • ~ * ~ - I i : 'F ~ ~.~~~_7 MltYR YLS9H ~ ,4 i w ~t ~ ~ 4PU.L'GTOfl GH~15 i i ~ r 4~.~~J g~ . ~ . ~ ~ ~ GQM2YDR ~/9'Ui ie~ , r ~ + ~ ~ * I • *fl 1 ~r Q(~~_ ~ Gt1LYi'R?T L4Gl+71ON ~ ~ c,a, ? * pQ,~y!(l4~' ~ I ~rr--,+r ~ • , ~ ~.r.~ ,,..~.~j.~. . ~ F~.~aD~t.~H ~~r~r q~ I , , - t . p~ ~A*tiD Ireas+ !r~ be rewveroct Mam ! ~ : p~ ~ Ma,]or ~W~h tlaoc~laln tor Gity I ~ Y///////~ p} ~'L~~ Wd'cx~r' ro~ervolr ~ ; i I : ~F ~ °k»a Dc~r ~k+~g~e °t°ng~. g~ i , ~ ~ . O ~ h~SO~or' ~ood~+~ I ~ ' ~ ~ O ~ U. bf,~.rated~m~frt~ ~icj,~~ ; ~J. rio~ri aracUOnr t_ slapos siw.+n ' ~ ~ ~ aProrolEnhai~c~~t s~b~ ~~ect~to cf+crujo ~ ~ PLANNtNG ~ , ~ DRAINA~E I i.. , C£T1'fET2 , T,,~,~,~,~ CONCEPT PLAN ,I ~ o ~son• sioo• 1` ~ ~ ' ~ DRAINAGE CONCEPT PLAN (BAJADA) ~ WZ ° Z > ~Q Z ~ ~ Q ~ ~ i. W~Z ~ (1 ' ~ ~ ~ ~ Zw ~ ~ ~ ~ 'ti b o ~ l=-aU e . K 1 Vo ~ i- ~ r- j { 9 ~ Q, U < < , k., ~ ~ ~ Q. = ~ < a $ ~b ~ ~ u. , W W 'y u % a ~ ` C~ ~ ~ ~ t ° ° 8 ~ L11 l~j 4 oy p Z * ~ ~ ~ ~ 4 ' ° p., ' ~ ~ rr.. \ U ~ ~ ~ ~ ~ '~.I] ~ ~ z ~ ~ / ~ . Z ~ _ . ~o_ `'rf . ~j C/ 'i~ v ' ~ . C ~ / , ~ ~ C - O . `rr, ~ ` v, ~ ~ ~ L ~ -'I O J E~ I : ~ v ~ _ W , , , O rt 0~ o o ~ ~ ' ~ Q ` K~` ~ ~ ~ ~ 0 t ff. ~ f1 o . p ~°°o~~o~~°~~ ' ~ ° ° ~ Q°~~~J ~t~ ~ ~ 1 `-'j -rc = u . . . . ` O O ~ V ~ U p ~ ~ ~~°GO° ~''j ~ a, ~b h 1 ) ~ ~ ar ~b~ . ''c 'b - u 9 ~ u ~ ~ ~ ~ F _ ' o ~i T ~ ~ ~p ~a ~ " < ~ ~ ~ ~ \'~Ap a~~ X i~ ~ a o o~~ ~ ` a`< s' O~~ o~' o u. O I ~ ' _ _ rJO ~ ~ \ ; i t~ o J . --0 ~ . : ~ ( °o~, - n ~ QO , ~ ' _ C r ~ ~ + ' ; ~ I . Q ` - ~ ~ • xx „ • ~ ~ 1; ~ ~ ~ : ~ I . o : _ . . t . . : c ~ ~ .a ~ o • r..-. : ' ~ : ( = O ~ f _ ~ 1` o : : _ . :i _ ~ .,j ° . = o : • l ° ' '~I ~i o ~ _ - ~ _ -~-~i - , ~ ~ ~ - _ o ~ I - ~I o . - _ - ' . / '•f~ O • \`y ; G 'I ~ _ ~ . ~ ~O, : ~ ' ~ OC ~ ~\I ~ ~ : I V-2~ 'i ~ U ~ $ Z ~ Z ~ ~ X NJ ' ~ Z~ ~ L ~ w~Z ~ n ~ ~ ~ HaU ` ° V ~ ~ z _ ~ o U Z~~ . ~ Qo W . ~ ? U Cn ~ Z Z Q ~ ~ F- ~ 4 ~ Z W > ~ J . m ~ d W ~ . . 0 ; ~ ~ O e V ~ J ~ ~ 0 # ~ N ~ . D<Y • Om . ~ ^ ~ ` r ' ~Q W ~ r~ o^ i- a O G O ~ o ' W~- ' ~ 2 ~ Q Op i- 'd W < L' i ~ W ? m~~ ~ . . O ~C y~j • ' (jf 6K Y O•- Z = I"~ ~V~ 43W QW 0 . ~WO ~K ~V< . ~.'jW Z ¢°i • ~r jq ~OW opW . ' d<~ Wo¢ ~vW - . ~ o ~ ~ca ~~=itC ' eii . I•• 06~W . • LL¢6 O ~ p~W 0 2 #I~. t t~ G O I -..r 2 ~ I~. ~ ~ =t ,j ~ W ~ - 3 = S 3 ~ W~ C O O ~ ~ y ~ p', f • J f! O O . I ~ ~ ' ~ ~ ~ • . . O . O ~ p . Q ¢ Z ~ . ~ m, ~ . ~ ~ J J : ~ W ~e = Y r ¢ = W O ~y. . • 'a (r Z CZ _ ' _ ~ Z o!k = ~ ~ ~ ~ _ c T 4 • t p ~ i jA - ~a Z z ~ V ~ Or= ~ ~ ~ _ ~ (~Q = W - ~ 3 U °~o zo ~o Z ~u. ~ Z c, Z =m ~ W W~ O~ ; IV-26 ' ! ~ O . V ~ ' ~ z~ _ Z ~ ~ Q WZZ ~ ~ ~ •W ~ }=-aU g Q. ¦ C~3 Z ~ C.~ ~ - Q t~ O ~ u. z~~-. - ~ Qo~ ~ ~o~w w ~Utt~ CL ~ Z - . ~ ~ e~ ~ . x Z W~ W = V ~ . W ~ ~ ~ W ` J U G Z , ~ Z " _ , ~ W 6; W ¢ t~ ~ . 2 OJ~ F- eWe ~ o U ~_O q Q ~ M . ~V~ ' 0 . W LL. ¢u°,g i ~ N} O ; 2;0 I J =W 7 ' r I ~3W I ui V ,ia .,o~ ~ ~ o 7 a' W ~ RW ~ •~V ~¢W Z . e I avW °~a'i ~ ~~J 3 W J 1~~ ° •ecui .a11~ 00~ • O ~ HuW ~g~ W O~} 6~O 1 W ( tr . ~ V # • ~'OW • ~ p ~ ~ <c~ ~ I ~ ~ ~ _ ~ W : 3 o ~ . ~ o , ' p~' . o f ~ ~ ~ , ~ ' ~ O ~ ~ LC ~ i W L ~ ~ , Q i _ Q ~ 'J 1 - ? v Z ; cc . _ ~ .~4i1~ = m ~ ~ = ~ N d ~ J O ~ ~ . ~J' L . _ . , f` ~O' ~ m Q ~ . ~O ~U . ~ ~ ~ 4 K~ ' . ~ ~r p v • ~ ~ C O C W = ~ ~ ~ tl O `a; y' . WU UU v = - ~ ~ Q~ m< o ~y =v~i = ; Or, U Z U V = W ~ ' ' ~ ~ ~ . IV-?7 j ? ~ F. PUBLIC FACILITIES PLAN Publicly owned facilities which impact this site includes potable water, sewage, reclaimed effluent for golf course and general landscaping. All of the required public utilities are either currently available ar will be extended to serve this property. Water ~I Water for most or all of this project will be provided from the existing City of Tucson water supply system. The existing water supply and storage system was funded and constructed by the Dove Mountain project. This constructed system starts at the 15,000,000 gallon Sumpter "A" Zone reservoir and has extended a series of 24" and 16" lines through the Dove Mountain property to near the eastern edge of this project. The system is approved and is under ' construction and is substantially complete. This system has been oversized and has the delivery capacity adequate to service in excess of 9,000 dwelling unit equivalents. It is expected that this excess capacity will be generously adequate to service this project. Section 36 of the Specific Plan area is not currently within Tucson Water's service area. It is anticipated that their service area will be expanded or water service will be provided by the Town of Marana. ~ On-site distribution will be installed generally within public right-of-way where feasible and planning, design and construction will be in accordance with Town of Marana and Tucson Water Standards and Specifications and other applicable agency and special district guidelines. ~ Sewage This project site lies within a drainage basin that flows south and west towaxds Interstate 10 and its intersection with Tangerine Road. There are existing public sanitary sewers in Dove Mountain Boulevard that flow to an existing public wastewa.ter pumping system (WWPS) that is located on Tangerine Road one-quarter mile west of Dove Mountain Boulevard. The portion of Dove Mountain that is upgradient of this existing WWPS can be served by gravity sewers that extend to this pumping facility. This facility pumps the sewage one and a quarter mile east to a gravity trunk sewer in Camino De Oeste. This portion of Dove Mountain has a sewer service agreement with Pima County Wastewater Management (PCWWM). The Bajada portion of the project lays downgradient and west of the noted Tangerine Road WWPS. Based on the current status of existing area infrastructure, PCWM has indicated that the Bajada portion is to be served by . iv-2~ ~ ; ' ' extending a gravity sewer line southerly from the western portion of the Bajada. This offsite sewer extension will extend under I-10, the railroad tracks and the Santa Cruz River. It will include approximately five miles of the ' offsite line. Portions of the noted new offsite sewer will also facilitate future relief (by others) of the Tangerine Road WWPS. PCWWM was entered into a sewer service agreement, under which the developer will design and construct ' the required offsite gravity sewer (to Continental Ranch Regional WWPS). , Reclaimed Water Because of an agreement between the City of Tucson and Pima County, the ' former is the purveyor of reclaimed water for the Tucson Basin. Resolution No. 14610 adopted by the Mayor and Council on September 19, 1988, states that the City of Tucson will provide a source of reclaimed water one quarter ' mile south of Tangerine Road along the Thornydale Road alignment. The Dove Mountain project has connected to this source and is in the process ' of substantially completing a 16" line to the vicinity of the eastern edge of this project. This delivery system is capable of irrigating four golf courses, each containing ~0 acres of turf, 30 acres of rough and a 2-1/2 acre storage pond. ' The anticipated water consumption for up to five (S) courses, which includes the Dove Mountain course under construction at this time, will approach 6 million gallons per day at peak demand. The City of Tucson is supplying ~ pump pressure of this water volume to the 2950 elevation. Distribution from this discharge location will be by both gravity and pumping systems in accordance with both Town of Marana and City of Tucson standards and requirements. ' '3 iv-2s i ~ ' Private Utilities Electricity, natural gas, telecommunications and cable TV will be extended to ' this site through contractual arrangements between the developer and the specific private utility companies. ' Electric service will be provided by Trico Electric, a locally owned cooperative. Natural gas service may be provided by Southwest Gas, ' telephone service by U.S. West Communications, and Cable service by an undetermined vendor. (See Appendix). ' Private utilities will be placed within roadways, above ground or underground (where feasible), desigried and installed in accordance with utility company standards. ' ' ' ~ ~ ~ ~ . ' IV-29 '3' , d . z~ o W _ ~ o . ~ ~ ~ 1 ~W ~ ~ ~ Z ~ ~ b a r=-atWi u~ U ~ ~ ~Bs~~ ~ V !l~.. ~ ~ ~g~~a ~ ~ ' ~ F . U J~ ~ 8 3s~s ~ W m ~ 3~s~ o ° a.. ~ ~ [~~~00 ~ . z r ~ ' ~ ~.r o/ • z ~ ~ • I O . ~ ~ . . *n/ C~ ~ • ~ . , tp'` W ' W o 1 ~ ~ : ~ o ~ k 1 ~ Y~ i I ? ~ I ~ r~ ~ ~ ~ ~ ~ . ' I ~ ~ ~ R~~ . ,j I ~ ~ . ~ ..1 ~ ~ ~ 1` i _ ~ u~.y~ - I V~1 1 ~ - ~ ' _ = ~ ~ _ [ ~ w' - = . ~ r` n • . 'i ,~..1 _ # _ I ~ v ` ' ' ~ . . ~ . . ~ . . .YL OrfC ~ - ' ' ~ I V-j ] ' ~ ' ~ ' G. GRADING CONCEPT PLAN This project consists of predominantly three types of topographic ' characteristics that will require three different grading approaches. The three different landforms are; 1) the uniformly sloped areas; 2) the rolling foothill , areas and, 3) the rugged foothill areas. The majority of the earthwork on this site will occur on the relatively ' uniformly sloped areas south of the foothills of the Tortolita Mountains. This area has a natural slope from the northeast to southwest of about four percent. Grading will occur during the development of each individual parcel. Detailed ' grading plans will be prepared for review by the Town at the platting stage. Earthwork performed in this area will attempt to balance cut and fill for each parcel and will be contoured to blend with the undisturbed portions of this site ' and with existing off-site features. The unshaded portions of Exhibit IV-SA & 5B indicate this area. ' The rolling foothill areas will have lot pads established relative to natural grades and significant natural landforms. Earthworlc will generally be confined to pads, driveways, roadways and utility excavations. These lots will ' generally be 1/2 acre to 5 acres in size and are depicted on Exhibit IV-SA & SB as the shaded areas. ' The rugged steep foothill areas will generally remain natural and only limited grading will be allowed to occur. The crosshatched area in Exhibit IV-SA & SB indicate these areas of limited grading where slopes exceed 25%. ' Additionally, as indicated in the Drainage Concept Plan (SA & SB), the major and minor washes within the site will be left natural where possible. In those ~ areas, except where erosion protection is required, grading will be minimal, as needed. ~ ~ ~ ~ N-31 , i f r r DOVE M~UNT~IN SPEG~FlC PLAN ' .,,,~s..,y.~. • ~ ~/"i ~ ~ y ~ ~ ~ ~ y ~ ~ ~ ~ ~ t. x~ _~ra, .i / ~ ~ ~ . ' ~ ' ~ /N~i ' 1 ~ : / ~ ~ ~ / < % y ~ ' ~ . ~ ~ ` ~ . ..~1 . ~ ~ ~ / : ~ y • ~ ~ I - i ii~ ~ ~ , 1 ~ ~ 9 j' / ~j~,,. ~,ri~ / 1 ~ ~ ? / f~ ~ l ~ ~t ~ ~ / ~ ~ i ~ ~ ~ i~~' , , / v j~~ ; % , ~i~' ~ , ~ ^ ~ %i~ %D////~ , ~ ; i~~ ~ ~ ~ , i~/i~ !ij ' ,%/„r ~~~a, ~ . ~ b~ ~ i „ ~ ~ /N~...~iia.w.rri-.. . ~.i ~ ~/'/ir~ ai. ~ ( 1 ~ , : h. I s Mec.~ to ro~rscx~ vndtsi.~.c-'~ed _ ] ~ eixcept as neceaecry ta ' ~Y : ! ~sravjCa n~raatrvc~n-a or oroslor: ca;trol cn ~lcpoi I / c~}^aCtof thm ~46, or racrcat+cnal ar,ertrt:oa. i~ , t.. ~ ~ ~ ~ ~e v^r:a ~ m~ ~ ~ ~I Exhibit IV-5A: ~ 1 ~~ADlNG ~ ~ f G~~C~~~ PL~4i~ ~ ~ i ~ ~ . . . -.___._1 a ~soo- 3.w' , ~ ~ ~ ~ o ~ q ~ ~ , ~ ~ ~s~ :~w ' ~ ~ ry ~ ~~~~~Y ~~U 1~.. ~ ~ ~ ~~aa ~ 9 ~ r ~ ~ $ 8 ~ ' M~F~~A ~ ~ i~a ~.~i~°. . . ~ ~d 'a~ ~t 6.1.1]7 ' ~ ~ o ~ ~ ~ .~+"3.ir1 ~ \'1 ~j ' ~ ~ ~ . ~ ~ . aG'~ p ' ~ : ~ , 'S`,~.,~ r ~ , c.` 4 ~ ~ ' ~ ~ti. ' ~ ~ ' ~ivy ~ . ~ ~ ~ ~ . ~ ~ ° " j , ~ $ Q . ~ ~ \ ~ ~ ~ ~ ~ , ~ ~ ! ~ ~ . >>~a.~ . , , ~ ; 00 ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ \ ~ ~ ~ ~ ~ ` ' ~ ~ ~ r ~ ~ 4.~ . ~ ~ . n . . ~ \ ~ Y \ . ~ i[~ ' ~ ~ ~ \ ~ ~ ~ ~ ~ ' ~ . . . , ~ ~ 1 ~ , . . ~ ~ 1 ; - ~ ~{w`V`~~^`~ ~ f9 M ~ ~ ~ ~ ' : * ~ \ \ \ ~ \ X ~ ~ ~ ~ , ~ ~ ~ ri ' ~ `i ~ a~R \ , ~ ~ . ~ ,~i~ E ' ; \ ! ~ ~ . . *~-Ih,\~p~~> ` ! ~J~~' '\L.`~'.°..~._..,.\ . . . ~ ,.~~r.: ~V-34 'i , H. OPEN SPACE CONCEPT PLAN ' The Dove Mountain Specific Plan area includes a variety of open spaces both in ternis of their quantity and quality. ' Open space will be utilized as depicted on Exhibit N-6A and 6B_This area is generally associated with the plan area's backdrop, the Tortolita foothills. It will provide a development "edge", a visual amenity including native Sonoran desert vegetation, geologic components and be accessible to residents within the Specific Plan. Exhibit IV-6A & 6B. In Estate Lot areas, open space may be preserved within a lot if the developer prepares a building envelope plan. The building envelope plan must be submitted to the Planning Departrnent for review prior to recordation of a final plat. The Master Association or designated sub-association must then ~ implement the building envelope plan. Minor changes to the building envelope plan that on a net basis do not affect the amount of project open space that can be approved by the Master Association without Planning Department review and approval. Other open space components include the riparian areas of Ruelas Wash, Prospect Wash, Wild Burro Wash and the smaller watercourses which occur within the site. These areas, although less dramatic, function as open space amenities and are dispersed throughout the specific plan area. Functional open space, or those "designed" open spaces include recreational '~'~~i amenities. The Dove Mountain Specific Plan allows for up to ninety holes of golf. This option, which may approach six hundred acres in size, would provide many open space opportunities integrated into residential ' neighborhoods. The natural open space, the Ruelas Wash, Prospect Wash, Wild Burro Wash and smaller watercourses, and designed recreational amenities will provide the ' o en s aces necessar to su ort a well- lanned, mixed-use communit . P P Y P P p Y Note: Open Space amenities shall not be disturbed except where necessary for ' road r in ili ie r a i nal facilities etc. All o en s ace easements c o s s g s, u t t s, e c r e t o , p p , public trails, and/or wildlife corridors shall be dedicated to the applicable entity at the time of platting. No construction shall be permitted in the delineated floodplain without the consent of the Development Services ' Administrator. ' IV-34 ~ ~ I. TRAIL CONCEPT PLAN The Dove Mountain Specific Plan includes a trail system by which residents ~ can travel within the community by bicycle or on foot. This system includes sidewalks/trails. ~ These trails are especially valuable in a community; providing a non-vehicular option to residents~ This specific plan area includes three types of trails: regional, community and private (Exhibit N-6A-6B). The regional trail is associated with the Prospect Wash and will provide a link between the foothills and properties to the south and west. This axea will be ~ ~ available to the public. ~ The community trail system (sidewalk) will provide a link between major areas within the community. This trail system is located within the public rights-of-way of Dove Mountain Boulevard, the entrance road and Thornydale ~ Loop Road. The trail will be sited on one side of the paved lanes, preferably, separated from the pavement. ~ A Community trail, available to all residents within the Dove Mountain Specific Plan area, will be established in association with the southern end of the Ruelas Wash in the property up to the south side of Dove Mountain Boulevard. The trail will provide privately regulated access to the Ruelas wash and will be sited and designed to integrate and capitalize on the riparian character associated with the Ruelas Wash. A regional trail associated with Wild Burro canyon wash would be established. The trail system is not planned for off-road vehicles. The operation, maintenance and administration shall be handled by a Community Facilities District or the owner of said trails. Future trail development in conjunction with Pima County Parks and Recreation department will be accomplished in accordance with the agreement attached as Appendix - V. ~ IV-35 ~ i l~t'~'~/E I~t+Q~JNTA1~ SPECIFI!~ PL~4N 1 ~ . . f, ~ ~";:.~r'~ 1` : ~ a;..,. j ` ~f ~ ~ 1 _ ~ ' `M ' ~ -~r 1 ' i- ~ ~ ~~s 1 ~ 1 ~ • . ~ ~ r` ~ ~.~,~:f1 ~ f~.':' ~ ~ ./f ~ ~ ! ~ ~ ~ 1 f ~ ~ ~v 1 ~ ~ ~ ~ ~ _ . ~ ~ r,~~,~,~ ' ~ f . ~ ~ ~ C~~:~ ~ .~t-~ . ~ ~ ~ r~,~,~`~ . ~1 •~r~ f /l 1ff . f, J~+.~ .l/ ~ " . ~ ` ~ ~ i`f ? ~ ~ f~ f~~,~~,~~ - , ~ ~ l ~ i l ~ ~ ~ ' . ~ f ~ ~,:F/~`~~ ~f///,,,--- ~ ? .Y~ ~ . f ~ a ~~~f ~ % ~ i~~ ~ ~ ~~'f~%r ~ ~ '/a`Y ~~7 y r f _ ` l;; r.~ ~ ~ , ~ ~ ~r{ 1 ~ ~ ~,f~ ~ , ~ I ~ ~ ' f t. : ~%t% I~, ~ - ! l.r i r"~1~ {~,,?+r~ ~r'~~~ ~ ~ f f / l i''/'~ /.f`;+'!' ~'r t'~ ~ f~%~~ ,~,y ~f~i~rj ~ . . ~ /`r~~ '"''~7 Y/ ~s'w'~'? J1i=~ / ~,.~r.~~ ~ ~,,,'i"' ~ ~ rl ~'i~' rr~ % ~ - : a ,r~, ~ ;1 f;l: ~ - f r~~ . ;~~%r~.~;~' ~ rf f f ~ ~ ~ r ~~i.~ ~ ~ r:f ~ j ~rr/ ~ ,a° ~ . . ~ ``~.f ` ' ~ ~ ~ ~ J /l ~ ~ 'f: r~'' r~, ~!^a~~ ~ 4~~ ' ~ ~ ~~i~ ~ § ~ ` ~ ~+s:or~ nz.a+_ :Q . a~~~'~ : r`'~ ~ A` I hiATt1RE c:.OF`~4E?IQ:VA7JKY , , , ' ~ "w' 1 PARK ~ r,l ~ ~ ~~F ~~n~ . , _ ~~r ~ rroc~~ r~ooree ~o~v - xrJw y ~ + ~ ~ - i' ~ w ~ W W ~p I . . 1" ~ ~4~ . ~ C~PEN SPAC~1 ~ ~ ' ± ~ TRAiLSLREC~iEAT1C~i~ ~ ~~3NCEPT PLAt~ 1; - ~ ~ ~ = . . ~ EX~IiI'.?1~ N~A . 0 ~ 16QU' 32D6' ~ ~ ~ ~ ~ , ~ ~ ~~~J J ~ ~ ~ ~ LL ~ ~ ~ " C~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , i „ El.l ~ ~ ~ ~ , . .cza~ ~ ~ . ~ ~ ' ~ ~ ~ ~ y ~ ~ * ~ ' . ~ ~ * ~ ' q . , c~ ~ ~ ~ ~ ~ ~ ~ . .e.~,'~„ ~r„~,`w,,y V• ~ ~ t ' ~ ' ~ ' ~ y . ~ ~ .wi. r~ ~e ' ~ , ~ ~ ~ ~ ~ ~ y. ~ ~ ~ ' ~ ~ - ~ ~ ~ ~ "4 ~ . . ~ ~ # ~ ~!.IWIIiYI ~ ' 1. + \ 4 ~ ' i ~ ~ . ~ ~ ~ ~ . ~ ~ « ~ ~ ~ : . ~ ~ ~ ~ ~ ~ ~ i ~ , ~ ' w~ ~ k ~ A - ~ . ~ . ~ ~ J. LANDSCAPE CONCEPT PLAN The landscape concept plan, Exhibit IV-7A & 7B, identifies a hierarchy of landscape treatments within the community. The intent of the overall landscape theme is to maintain a desert theme, incorporating plant materials indigenous to, and blending in with, the Sonoran Desert. ' The primary entry statement ar feature, located at the intersection of Dove Mountain Boulevard and Tangerine Road, will provide a sense of arrival into , the community. This area will include signage and plant materials to reflect the theme of the southwestern desert. The monumentation will be located outside of the public right-of-way. ' The major intersection, at Thornydale Loop and Dove Mountain Boulevard, ' ' will be designed to include concentrated plantings, supporting and identifying t` a major community entrance. The articulation of this intersection will include ' intensified plantings of drought-tolerant and specimen vegetation and/or ! transplanted vegetation indigenous to the area. The landscape treatment for streetscapes will reflect the hierarchy of circulation. The overall theme of the Southwest Sonoran Desert will provide unity throughout the project while allowing for individual development identity. Distinctions between primary, secondary, and specialty streetscape will be differentiated by density of plantings and utilization of specific plant materials. The primary streetscape is located along Dove Mountain Boulevard and Thornydale Loop, 150' ROW. Secondary streetscape is also on the ' internal loop and Ruelas Canyon Road, 60' ROW. ' ' _ IV-38 , ~ ' t~1 p~ ~~t i t V~~~ IIi1{~~l~t~~11~ .~~~~.?1~~~i C"~1~~ r , ~ ~ ~ c~,-r~ ~ ~ ~ , tt / ~ . ~ ' . ~ : - = ~ s, ; ~ ~ ~ ~ ~ ``x'' ~ - ' ~ ~ ~ . - ~ f r ~ .,.,_.r ~ ~ , I 1 1 ~ , ~ ~ ~ ~ 1 ~ ~ ~ ~ ~ ~ ~ . ~ - r - ~.,........,.~.a l ~ j ~ ~ ~ ~ ~ ~ ~ ~ ~ ~,~,A~ ~~,A,,~,- ~ ~ , ~ M~70H-1NF~'.RS~L7fC33^1 $ ~ , ~ ~i.+,t_~rr ~xr~r sxAr~-~€r~r ~ ~ I ~ j I ~ . ~ _ ,,,J ~ sr~c,E~v.r~rr ~~rr~c~ rx~ Aow +sc~no ~ ~ ~ ~ ~ ~ ~ ~ LANL~S~A C~~~EP~` P~~N 1=~ ( ~ ~ i ; . ..~.,..,......,,.y..~.~..,..WW.,.._......,..~ ~CEi+i'f~R ' ~ ~nn~.v ~~+~+~~•a Exka~iit N-7A: o aano• zao~~ ' ~ ~ ~ , ~ ~ } ~ ~ ~_ts ^ ' ~ ~ ~ ~ a ~ G~.' ;J a ~ ~ ~ ~ ~ T'~. ~ < ~a ~ ~ ~ z , < g L. ~ ~ ~ ~ ~ ~ ~ l.!.I L~ o L., ' ~ ~ ~ ~ . ~ ~p ~~M~~.' ~ ' A • ~ ~ . ~ . /J` ~ > ~ rhf ` ~ ~ ~ ~ ~ ~ ~ ' ~ ' ~ • n ~;y . ~ ~ ~ ~ . ~y ~ ' ~ ' ~ ~ ~ ~ . ~ , , . . . . ` ~ p ~ ' . 1 { ~ ~ G~ j - . i' ~ ' - ' r.'• ~ ~ ~ ^ e ~ T ~ ~ T Y• ~ ~ =y ~ n ~ ~ J ~ ~ ~r~~~= ~ .._.,i ~ ~ r ~ ~ j ~ ~ ~ ~ ~ ~ ~ ~ m . H ~ M ~ ~ j ~ ' (J,', a j h . . ~ .n ~ • ~ ~ . . . ~ ~ ' t', . ~ ~ , . „ . ~ , ~ # : ~ ~ I'~ r K. SCHOOL/RECREATION CONCEPT PLAN Two elementary school sites are planned within the Dove Mountain Specific Plan area. The first is in Section 35 in the area immediately north of Prospect Wash. The second will be much later in the project, and will be located in the area west of Wild Burro Wash. The first school site will be available to the r school district until the year 2005 and the second will be available until 2015. The sites will be conveyed to the school district at no charge when the school ~ district is ready to proceed with the construction of an elementary school and subject to the following provision: ' To the extent that the school district assesses development impact fees within Dove Mountain, these fees will be waived until such time as the Developer has received reimbursement of the fair market value of the school site(s). ' A hierarchy of recreational components exists within the Dove Mountain Specific Plan. There are both public and private recreational opportunities. ~ The regional and community trail system is accessible to the public. The regional trail associated with the Prospect Wash will provide that portion, ~ within this Specific Plan area, of a nature trail to connect to the Tortolita Mountains. ' The community trail will be accessible to the public and will, via a sidewalk system, provide linkages between Tangerine Road along the Dove Mountain Boulevard and/or the entrance road and the Thornydale Loop. The aforementioned will be operated, maintained and administered via a Community Facilities District or the appropriate ownership entity. ' Private recreational options will include up to 90 holes golf course integrated within the residential/resort areas. These will be identified and designed during the platting process. Private recreational components will also be ' incorporated into subdivisions and may include: • pools, spas • tennis/racquetball ' • tot lot • par course • recreation/arts/crafts centers. IV-41 ' ' V. DEVELOPMENT REGULATIONS I A. PURPOSE AND INTENT ' These regulations will serve as the primary mechanism for implementation of the land uses far Dove Mountain Specific Plan. The regulations contained herein provide an appropriate amount of flexibility to provide for the existing ~ cattle grazing and ranching uses, anticipate future needs and to achieve compatibility between land uses. Principal land use designations for the Specific Plan shall be as follows: ' • Estate Lot Residential • Low Density Residential i ~ Medium-Low Density Residential ~ Medium Density Residential • Village Core ' • Multiple Use • Resort ' • Open Space The proposed locations of these zoning designations are shown on Exhibit IV- ~ 1 A& 1 B, Land Use Plan. ' 1 ' , ' ' ' ~ V-1 ~ , ~ ~ B. Definitions The definitions contained in the Marana Development Code Title 3.03.02 r shall apply to this Plan where not consistent with other provisions of this Plan. Additional definitions follow: ' l. Alteration: Any change in size, shape, character, occupancy or use of a building ar structure. , 2. Average Area per Dwelling Unit: A measurement of density based on the calculation of total gross acres within a development area , divided by the total number of dwelling units (homes) within the development area. This measurement allows the flexibility to cluster dwelling units and consolidate open space. ~ 3. Average Finished Grade: The mean average elevation of ground after site preparation, measured three feet from the building at five- foot intervals. ' 4. Base Building Line: The line formed by the minimum setbacks of the ~ zoning district, behind which the primary structures may be built. ~ 5. Building Envelope; That portion of an individual lot within which improvements should be concentrated and alterations to the natural landscape may be permitted. , 6. Building Height: The vertical distance between the level of the average finished grade and (1) the highest point of the parapet of a flat roof, or (2) the deckline of a mansard roof, ar(3) the mean average point between the eaves and ridge of the highest gable or other roof ' element. 7. Building Setback: The perpendicular distance from the perimeter property line of a lot designated on a subdivision plat or an area to be developed. Setback standards are to be applied to the gr`oss areas required for individual subdivisions or projects where individual lot ~ lines are not shown on a subdivision plat. 8. Cluster: A group of two (2) or more buildings, each of which may ~ contain one or more housing units, grouped to form a unified development, with useable open area in either common or individual ' ownership. i 1= ~ 1 ~_z ~ ~ ~ ~ ~ ~ ~ 'ii, 9. Commercial: A land use category permitting office, restaurant, personal and business services, retail sales, drive thru retail & service uses, financial institutions, specialty retail and entertainment, recreational and cultural uses, gasoline/service stations, car washes, repair businesses, educational, religious institutional and day-care facilities, personal storage units, recreational vehicle storage, but excluding manufacturing or warehousing units and other uses per Marana Commercial Code. 'i 10. Community Facility Districts: Community Facility District allows within its incorporated boundaries, a municipality to finance and provide public infrastructure and other improvements. By establishing such Districts, cities have a new alternative means to deal with the costs of new growth - and inner-city redevelopment - through public financing mechanisms that assess only the lands and landowners ~ benefited by the specific improvements and infrastructure. A District is managed by a district board responsible for implementing a general infrastructure plan adopted by the municipality and any applicable development agreement between the municipality and landowners. ' 11. Commercial Vehicle: Any vehicle designed, intended or used far transportation of people, chattel, goods or things other than private passenger vehicles, trailers, motor homes and campers for private nonprofit transport of goods and boats. 1' 12. Conservation Easement: That portion of an individual lot outside of the building envelope that may not be disturbed or graded in any way 1' from its natural state. It is a legally defined and recorded easement established at the time of platting. It will be the responsibility of either the owner or the homeowners association to maintain the conservation easement. 13. Construction Certi~cation Process: A process by which the municipality's inspection and/or construction acceptance responsibility is transferred to a registered engineer outside the agency, and the agency fees are waived. 14. Coverage: The percen#age of the plot area covered or occupied by buildings or roofed portions of structures. Shuffleboard courts, ' swimmin ools barbecue its terraces and other a urtenances not g P ~ P , PP roofed over with other than open mesh screening are not included in computing coverage. ~ 15. Desert Trees: Mesquite, Paloverde, Ironwood and Acacia. V-3 , 3 ~ ' ~ , 16. Design Certi~cation Process: A process by which a registered professional engineer certifies that a given set of final construction plans were prepared in accordance with the specified applicable ' policies, ordinances, etc., and in accordance with appropriate approved preliminary design reports/plans. In doing so, the agency review and fees are waived. (See Appendix K). ' 17. District or Zoning District: A portion of the territory of the Town of ' Marana within which certain uniform regulations and requirements ar various combinations thereof apply under the provisions of the Dove Mountain Specific Plan. ' 18. Dwelling: Any building, structure, or vehicle or part thereof, occupied ' in whole or in part, as the residence or living quarters of one or more persons, permanently or temporarily, continuously or transiently. ' 19. Dwelling-Unit Cap: The maximum number of dwelling units , permitted within the Specific Plan Area. I 20. Elementary School: A site, 10 acres in size for grades Kindergarten ~ through sixth. , 21. Engineer of Record: A Civil Engineer registered in the state of ' Arizona may be an employee of the Master Developer, consultant, ' hired by the Master developer, district or builder. 22. Essential services: Any structure or facility (not including buildings II over two hundred (200) square feet in interior area) required by a i utility owned by the Town, allowed to operate by the Town, or franchised to operate within the Town limits, which by its nature, is customarily required to be located in a specific proximity to the area it serves, as determined by the Town Manager. , ' 23. Fence: A h sical barrier that is less than twenty-five (25) per cent ' P Y opaque. , ' 24. Floor Area: Floor area includes the sum of the enclosed horizontal areas of each floor of a building measured from the exterior faces of , the exterior walls, excluding areas used for elevator shafts, stairwells, i floor space used for mechanical equipment room, attic space, off-street , parking and loading, ways far ingress and egress from vehicular , parking and loading areas. ,I ' v-~ ' 'i ' ' ' 25. Helistop: A designated landing area, other than an airport, used regularly for the operation of rotocraft where no basing facilities are provided. ' 26. Life Care Facility: A residential center for senior residents, which • combines individual housing units with permanent on-site medical ' facilities. 27. Master Developer: Declarant Master CC & R's will be recorded on , the property and the Declarant under those CC & R's will have the responsibilities of the Master Developer. ~ 28. Master Developer Design Review Committee: Three representatives appointed by the Master Developer, one of which shall be an engineer ' registered in the State of Arizona, one a planner, and the third an employee of the Master Developer knowledgeable of the develapment. 29. Maximum Density: The maximum residences per acre (RAC) of a ~ development area, or portion thereof, as permitted by the applicable density range. 30. Multiple-Family Residential Units: Townhouses, patio homes, apartments or similar residential units. 31. Nonaccess Easement, Line or Strip: A method by which vehicular access is controlled on a piece of property. , 32. Open Space: Common land area, either landscaped and developed for recreation or left in a natural state. 33. Parking: The temporary, transient storage of motor vehicles used for transportation, while their operators are engaged in other activities. It ` shall not include storage of new ar used motor vehicles for sale, services, rental or any other purpose other than specified above. ~ 34. Phase: A portion of a development project as set forth in the master site plan scheduled for construction and occupancy as an entity apart frorn other phases of the development. r i` i V-5 ' , 35. Planning Area: A sub-area of the Specific Plan area, which designates land use actiyities of distinct characteristics and when taken together create the planned community. ~ ' 36. Plot: Land occupied or to be occupied by a building or use, and its ' accessory buildings and accessory uses, together with such yards and open spaces as are required by the Specific Plan. A plot may consist of one or more, and/or portions of a platted lot or lots and/or unplatted land. ~I ' ~ 37. RAC: The permitted number of residences per gross acre (43,560 ' square feet of land area). 38. Recreational Activities or Sites: Any private land designated for the ' establishment of structures ar areas in which to provide recreational activities such as health club/spa, country club, golf course clubhouse, trails, etc. ~ 39. Resort: A building or group of buildings containing fifty or more guest rooms, with a large portion of the site devoted to recreational ' activities such as tennis, horseback riding, swimming and golf. 40. Salvageable: On-site plant materials, as determined by a registered ' landscape architect, horticulturalist or botanist, able to be reasonably transplanted (generally healthy/desert trees, having a trunk diameter of four (4) inches dbh (diameter at breast height), or approximately four ' to five (4-5) feet above grade, and healthy saguaro cactus less than fifteen (15) feet in height, having few or no arms) without undue cost or burden to the Master Developer or builders. ~ 41. Setback: The minimum re uired distance between any property line q and the location of a building or structure. ~ 42. Sin le-Famil Residential: A land use cate or which ermits one ar g Y g Y P more persons occupying a single dwelling unit, including detached, attached (two or more), townhouse, zero lot line, Z-lot line, patio home, or similar residential units, having one set of culinary facilities provided that unless all members are related by blood or marriage, no such family shall contain more than five (5) persons, but further provided that domestic servants employed on the premises may be housed on the premises without being counted as family or families. , V-6 i ' ' 43. Target Density: The specified density within the various planning axeas, used to calculate the dwelling-unit cap based on gross acreage. , 44. Temporary Services: Construction yards, R.V. storage facilities, Butler buildings, prefab sales and construction offices. , 45. Theme Wall: Walls built around individual developments which define the site. , 46. Tourist Commercial: Those commercial uses listed in #9 commercial, as they relate to the tourism and resort visitation. ' 47. Use: The purpose for which land or a structure thereon is designed, arranged or intended, to be occupied or utilized, or for which it is ' occupied or maintained. 48. Village Core: An urban center that integrates commercial business, ' retail, recreation, restaurant/drinking facilities and public facilities with medium-density housing. ' ' f 'fi ~ , ~ ~ v-~ ~ ~ , C. GENERAL PROVISIONS 1. All construction and development within the Specific Plan area shall ' comply with all applicable laws, codes, and ordinances in effect at the time of this Specific Plan's adoption not in conflict with this Specific , . Plan. No approval, permit, or authorization of the Town of Marana authorizes the applicant and/or landowner to violate any applicable federal or state laws or regulations, or relieves the applicant and/or ' landowner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The developer is advised to ' retain appropriate expert(s) and/or consult with appropriate federal and state agencies to determine any actions necessary to assure compliance with applicable laws and regulations. , 2. The setback requirements are as specified within the development standards for each zoning designation. If not otherwise specified, all ' setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line, drainage way or property fine, to the foundation point of the closest structure. Building setbacks ' along major and minor washes (excluding conveyor and collector channels) shall be calculated as follows: Building Setback in feet = the square root of the regulatory flows (100 yeax storm water). ' 3. This Specific Plan may be amended by the same procedure as it was adopted,, by ordinance. Each amendment shall include all sections or ' portions of the Specific Plan that are affected by the change. 4. Any persons, firm or corporation, whether a principal, agent, employee ' or otherwise, violating any provisions of these regulations shall be made to comply with the Town of Marana Zoning Code pertaining to zoning misdemeanors. 5. Whenever a use has not s ecificall been listed as bein a ermitted p Y g P use in a particular zone classification within the Specific Plan it shall be the duty of the Zoning Administrator to determine if said use is: (1) consistent with the intent of the zone; and (2) the said use is compatible with other listed permitted uses and to authorize said uses. Any person aggrieved by the determination may appeal that decision to the Planning Commission. '';J 6. Automotive vehicles, trailers, and other vehicles requiring license plates, of any kind or type, without current license plates that have been abandoned shall not be parked or stored on any property within the Specific Plan area unless it is in a completely enclosed building. v-s ~ II , 7. Exceptions to height limitations contained in the Regulations apply only to essential services or other architectural appurtenances required for the screening of rooftop equipment. The height exception shall not exceed the building height limit unless approved by the Dove Mountain Specific Plan Development Review Committee and the Town of Marana. 8. Non, conforming Structures - Where a lawful structure exists at the effective date of adoption or amendmenf of this Specific Plan that could not be built under the terms of these regulations by reason of restrictions on axea, height, yards, its location on the lot, or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: a) No such non-conforming structure may be enlarged or altered in a way which increases its non-conformitv, but any structure or portion thereof may be altered to decrease or not affect its ' non-conformity. b) Should such non-conforming structure or non-conforming portion of structure be destroyed, by any means, to an extent of more than 50 percent, of its replacement cost, as determined by , the Town Zoning Administrator, at time of destruction, it shall not be reconstructed except in conformity with the provisions of this Specific Plan. c) Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the ' district in which it is located after it is moved. 9. Essential services shall be permitted as authorized and regulated by law and resolution of the Town of Marana, it being the intention hereof to exempt such essential services from the application of this Specific Plan. ,M1` 10. Cattle azin no more than 400 head of cattle), ranching and ~ g ~ agricultural land uses shall be permitted as authorized and regulated by ' law and resolution of the Town of Marana, it being the intention hereof to exempt such uses from the application of this Specific Plan. No feedlots shall be allowed. Cattle grazing areas must be fenced from developed areas by the Master Developer. V-9 ~ ~ ~ 11. The Town shall accept dedication of the rights-of-way, if the Town ~ deems that they are in acceptable condition, within one year of constructions, at the minimum, and five years after construction at the latest, unless the roadways are dedicated to the Community Facilities District which would assume responsibility for operations and maintenance. ' ~ ~ ~ ~ ~ F ' ~ , ! ' i , ! ' ~ d t ' ~ V-1~ ~ ; ~ ~ D. GENERAL SUBDIVISION STANDARDS ' 1. All streets shall be either dedicated for public use or be private streets dedicated for the use and convenience of the affected property owners, their guests, and invitees providing that easements for access and the ' required installation and maintenance of utilities are granted. 2. The design of subdivision streets and drainage facilities shall generally ' conform to PCDOT or as approved by the Town Engineer and provide for: ~ a. A minimum public right-of-way width of 45 feet b. A minimum pavement width of 26 feet for public streets and ' 20 feet for private streets. c. A minimum offset for street "t" intersections of 135 feet. d. A minimum centerline radius of 175 feet e. On-street paxking will be prohibited by the CC & R's. , f. Sidewalks shall be located on one side of a roadway where adjacent densities are greater than 3 RAC. ~ Current Town roadway cross-sections may be used in addition to the specified details in the Dove Mountain Specific Plan. 3. Design speeds of 15 mph may be used on rugged terrain to environmental impacts. 4. Clear lines of sight shall be maintained at all street intersections, to assure the safety of motorists and pedestrians. No obstruction that will obscure the motor vehicle drivers shall be placed within a line connecting them at points of 45 feet from the intersection of said curb lines. Planting may be permitted within a triangular area provided that lines of sight are not obscured above 30 inches or below 6 feet through the triangular area. Street intersections shall be in accordance with ASHTO standards. S. It shall be the responsibility of the Master Developer to coordinate with, obtain proper addresses, and inform appropriate parties regarding addressing. Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator's office. 6. The subdivider shall post a performance bond or other assurance with ~ the Town, as assurance for the completion of the required subdivision improvements to be dedicated to the Town of Marana in accordance 3 with the State of Arizona, Department of Real Estate ~requirements. , These assurances may be in the form of a performance bond, cash ~ ~ v-i i ~ ~ ~ ~ st a eement or other escrow account, letter of credit third party tru gr , form of assurances as may be approved by the Town of Marana. ' With the exce tion of the third arty agreement the subdivider shall P p post assurances with the Town in the amount equal to the cost of r construction for all required Town of Marana public improvements plus ten percent as estimated by a registered civil engineer. ' Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 95% of the lots covered by the assurances may be granted ~ where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from the improvements required for the balance ' of the subdivision. ~ 7. The proposed Community Facilities District will have as its boundaries, the boundaries of this Specific Plan. ~ 8. The following provisions shall apply to accessory uses and structures: a) All accessory uses and structures in residential districts shall be ~ located in rear yards with the exception of buildings and structures providing essential services which shall not be subject to the dimensional requirements of any zoning district, ' but shall be subject to the Marana Town Engineer's locational requirements. b} All accessory uses and structures shall be located on the half of ~ the plat line and any residential unit, which is the farthest distance from any abutting streets, unless located within the building area. c) Accessory buildings and structures shall not be of greater ' height than a principal building on the plot, except in commercial districts. d) No accessory structures, including fences and walls exceeding the permissible height standards, shall be located within five 'j (5) feet of any plot line nor placed within any easement or right-of-way. Walls located in easements shall require approval from the Master Developer Design Review Committee. 'ned 9. All developed property shall be landscaped, improved and mainta,~ I in full conformity with all applicable requirements of these Specific Plan standards. All improved land shall be well graded and free from I ~ objectionable plant growth. All property shall be kept clean and free I from rubbish or debris. The balance of the site shall be kept free of , ~ ~ ~ ~ 1 ' ~ v-t2 ~ ~ , debris and shall not be used for storage or disposal of any objects or materials. ' 10. All lanted and landscaped areas shall be maintained in a neat, orderly, , P healthy, and properly trimmed condition. ' 11. All drivewa s walkwa s arkin areas, stora e and loading areas of , Y, Y,P g g developed property shall be well-graded and surfaced with asphaltic I f concrete or other equivalent haxd, dustless materials. ~I 12. All electrical, telephone, gas or other utility connections shall be installed underground, where possible. , ''i 13. Ten percent (10%) of the designated open space within this Specific 'i ~ Plan, may be utilized for estate development (0.2 RAC) if buildable ! areas are identified with detailed topographic studies, at the time of platting. In addition, natural open space may be included within estate ~ lots if it is maintained as natural open space with a conservation easement. 14. Legal descriptions of individual planning area boundaxies will be I submitted at the time of platting. i", 15. Lots shall not front on any roadway of 150-foot rights-of-way. Lots shall not front any street (60 foot R.O.W.) having traffic volumes m ~I excess of 6,500 average daily trips (ADTs). i 16. The Developer shall provide, to the Development Services ~ Administrator's satisfaction, the necessary off-site right-of-way within Section 36 and roadway improvements therein as deemed necessary by the Town's Development Services Administrator and Town Engineer I to support development within Section 36. This includes, but is not ~'I limited to the Moore Road realignment to match Moore Road to the ~ east, and providing Tangerine Road right-of-way to meet the II requirements of the Arizona Department of Transportation (ADOT) i i Corridar Study. The required right-of-way for these roads shall be , ' conveyed to the Town prior to or with the plat or development plan. ' i ~ ~ ~ 1 i~ 1, ' ~ V-13 9 ~ ' E. LAND USE PLAN SUMMARY ' Land use designations have been assigned to each area identified on the Dove Mountain Specific Plan. The designations include planning area number, land use designation, area in gross acres, dwelling units and density per gross acre. ' These statistics are shown on the Land Use Summary, Table 1 in Section IV. , F. TRANSFER OF DENSITY/DWELLING UNITS To ensure the orderly growth of the community, designated planning areas ~ within the Dove Mountain Specific Plan shall be developed at densities consistent with ar less than the maximum dwelling count of 9,159 homes, ' except as provided in a density transfer. Minor modifications in the boundaries and acreage of planning areas or adjustments because of final road alignments will occur during technical refinements in the platting process and ' shall not require an amendment to the Specific Plan. Maximum dwelling units per cumulative planning area counts will not thereby be affected. The Dove Mountain Specific Plan residential dwelling unit maximum shall be 9,159 ' dwelling units. A transfer of residential dwelling units from one residential planning area to another residential area may be permitted in the Specific Plan area in accordance with the following provisions: In no case shall transfers of dwelling units result in: ' 1. Exceeding the overall plan capacity of 9,159 dwelling units or 1,600 resort/hotel rooms; 2. Allocating excess units outside of identified residential planning areas to non-residential areas; 3. A chan e in the density classification/range; g ' 4. Exceeding prescribed planning unit maximums by individual planning area, by more than 20 percent; ' 4 S. Residential Units may be transferred into commereial and resort areas provided that the maximum dwelling units are not exceeded. ~ ~ ~ ~ ~ ~ 1~ s , V-14 ' ~ ' ~ ~ , ' the time of the a roval of the res ective plats employing transfers of At pp p density, a revised Specific Plan Map and Planning Area Summary shall be ' submitted for all transfers of dwelling units. Said map and table shall also indicate the remaining number of units, if any, that may be accommodated without exceeding the 20 percent limitation. Said exhibit and table shall be ' dated accordingly. Transfers of density will be reviewed for conformance with this Specific Plan. ' DEVELOPMENT STANDARDS G. RESIDENTIAL SITE ' . 1. ESTATE LOTS (0.2 - 1 RAC) ' a) Permitted Uses: ' 1) Single family dwelling units. 2) Uses accessory to any of the above uses when located ~ on the same plot and not involving the conduct of any business, trade, occupation, or profession, including: ' • Guesthouse for non-paying guests, (which may include a set of culinary facilities) on sites greater than one acre. ~ ~ Servants' quarters: • Keeping of horses not exceeding two in total number per acre, provided that any roofed structure ' for shelter of such animals is located at least fifty (50) feet from any plot line. • Greenhouses, swimming pools, cabanas. • Tennis courts and other similar game courts. • Home Occupation. ~ 3) Parks, playgrounds and community owned buildings other than hospitals. 'I 4) Private tennis courts, provided that the court is not , lighted and is located outside of all yard setbacks, and further, that fencing around the court shall not exceed I ten (10) feet in height. I, , I 5) Temporaxy real estate sales office within a model home. I V-15 '1 ~ ~ , ~ 6) Golf course, clubhouse and related facilities, including but not limited to, restaurant, tennis courts, pro-shop, ~ swimming pool, maintenance building and driving range. 7) Up to one community riding stable or horse facility ~ may be located within a residential land use category. The location shall be designated by the Master Developer prior to the sale of residential lots within ' 1,000 feet of the community riding stable. 8) Office use on the one-acre parcel that is the Dove ~t Mountain Sales and Information are located adjacent to ~ Lot 14 of Canyon Pass at Dove Mountain. . b) Property Development Standards 1) Minimum Lot Area: Thirty Six Thousand (36,000) square feet. 2) Cluster option: a. Minimuxn lot size: None b. Average site area per dwelling unit: Eight thousand (8000) square feet c. Minimum lot area per dwelling unit: None 3) Maximum Building Envelope: The lesser of 50% of the lot area or 25,000 square feet. 4) Maximum Building Height: Thirty (30) feet( two stories.) 5) Building Setbacks ¦ Front: 30 feet ¦ Side: 10 feet ' ¦ Rear: 20 feet ¦ Side Corner: 20 feet ' 6) Parking- See section V-K. ' 7) Special Standards/Landscape: See Section V-O and Section VL 8 Horses will not be allowed in the developments within ) the mountainous terrain found in the Ruelas Canyon. ~ V-16 ~ ~ ~ 1 I ~ I 2. LOW DENSITY (2-4 RAC) ~ a) Permitted Uses: 1) Uses listed under estate lots shall apply except for horses. 2) Public elementary school b) Property Development Standards 1) Minimum Lot Area: Six Thousand (6,000) square feet 2 Cluster O tion: (not allowable in Section 36) ) P ~ ~ a. Minimum lot size: None ~ b. Average site area per dwelling unit: Four thousand (4,000) square feet. c. Minimum lot area per dwelling unit: None ~ ~ ~ -five 35 feet two ~ 3) Maximum Building Height: Thirty O , stories. 4) Building Setbacks ¦ Front: 20 feet ¦ Side: 5 feet or 0 feet for common wall or zero lot line development ¦ Rear: 15 feet ¦ Corner: 20 feet ,'i 5) Parking: see Section V-K. 6) Landscape: See Section V-O and Section VL , } ~ ~ ~ ~ ~ v-i~ ~ ~ ~ ' 3. MEDIUM-LOW DENSITY RESIDENTIAL (4-8 RAC) ' a) Permitted Uses: 1) Uses listed under low density shall apply. ' 2) Detached, attached or semi-attached single family dwelling with or without party walls or walled courtyards. , 3 Two famil dwellings ) Y , 4) Townhouses b) Property Development Standards ' 1) Minimum Lot Area: Four thousand (4,000) square feet average, 3,000 square feet minimum including common , area. 2) Cluster Option: , a. Minimum lot size: None ~ b. Average site area per dwelling unit: Two- thousand (2,000) square feet. 3) Maximum Building Height: Thirty (30) feet, (two stories.) ~ 4) Building Setback: ¦ Front: 20 feet ¦ Side: 5 feet or 0 for common wall or zero lot line developments ¦ Rear: 5 feet ¦ Corner: 10 feet ~ 5) Parking- See section V-K. 6) Landscape: See Section V-O and Section VI. '1 ; , i V-18 'j s ' ' 4. MEDIUMDENSITYRESIDENTIAL (12-IS RAC) ' a) Permitted Uses: 1) Uses listed under Medium-Low Density shall apply. ' 2) Multiple-family dwellings. ' 3) Business related parking. 4) Nursery/child care. ' , 5) Congregate care/nursing home. ' b) Property Development Standards 1) Minimum Lot Area. Two thousand (2,000) square feet ' per dwelling unit (duplex or multiple). ' 2) Building Height: No building shall exceed four (4) stories in height, and the exterior height shall not exceed forty-five feet (45). ~ 3) Building Setbacks: ¦ Front: 20 feet. ~ ¦ Side: 5 feet or zero for common wall or zero lot line developments. ¦ Rear: 5 feet 'i ¦ Corner: 10 feet 4) Parking- See Section V-K 5) Landscape: See Section V-O and Section VI. V-19 ~ i ~ ~~I I i ' II H. COMMERCIAL SITE DEVELOPMENT STANDARDS 1. VILLAGE CORE COMMERCIAL t a) Permitted Uses: 1) Commercial ~ 2) Commercial retail 3) Commercial recreation 4) Office/Professional ~ 5) Financiallnstitutions 6) Tourist Commercial ~ 7) Restaurant/Drinking Facilities 8) Public Services 9) Religious Facilities ' 10) Day care/Nursery School 11) Medical Center 12) Medium Density Residential ,I b) Property Development Standards ' 1) Maximum Building Coverage: 50% at ground level. 2) Minimum Lot Area: None 3) Minimum Lot Width: None 4) Maximum Building Height: Forty-five (45) feet, 3 stories 5) Minimum Building Setbacks: A distance equal to sixty , percent (60%) of building height, but not less than twenty (20) feet. 6) Parking: See section V-K 7) Landscape: See Section V-O and Section VI. 1' , 2. MIXED USE , a) Permitted Uses: 1) Professional ~ ' i ~ 2) Commercial ~ 3) Retail Commercial 4) Commercial Recreation I ' I ~ , v-2o ~ ~ ~ ~ ~I , , ~ . ' ' 5) Financial Instrtutions , ~ 6) Restaurant/Drinking Facilities , ~ 7) Public Services 8) Religious Facilities ! 9) Campus Park/Light Industrial ~ 10) Medical Center/Hospital/Doctors Offices/Clinics/Seniars , Care Facilities 11) Educational Facility II i 12) Veterinary Services I 13) HoteUMotel ~I, 14) Medium Density Residential ~ 15) Research and Development 16) Major Employment Center 17) Helistop ' ~ b) Property Development Standards ' 1) Maximum Building Coverage: 50% at ground leveL 2) Minimum Lot Area: None ~ 3) Minimum Lot Width: None ' 4} Maximum Building Height: Forty-five (45) feet, 4 stories with optional theme towers to sixty-five (65) feet. Additionally, , in Planning Area 11, all development is limited to single story: Additionally, commercial buildings within Section 36 that are adjacent to Tangerine Road shall have a minimum setback ' from Tangerine Road that is twenty-five feet and no less than the height of the building. ' S) Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. 6) Parking- See section V-K. t 7) Landscape: See Section V-O and Section VI. , v-21 ` ~ ' ' I. RESORT DEVELOPMENT STANDARDS ' 1. Primary Permitted Uses: a) Destinatiori Resort ' - b) Hotel/Motel c) Destination Resort Support Commercial and Service d) Commercial Recreation (health club, tennis, etc.) , e) Convention Facilitias ' fl Restaurant/Drinking Facilities g) Swimming Pools and Spas , h) Game courts such as tennis and racquetball i) Equestrian Facilities ' j) Medium Density Residential (except in Planning Area 22 where only Estate Development will be allowed) k) Eiltertainment Facilities 1) Specialty/Convenience Commercial ' m) Uses listed under Estate Lots n) Helistop ~ 2. Property Development Standards ' a) Maximum Building Coverage: Twenty-five (25%) percent at ground level. ' b) Minimum Lot Area: None c) Minimum Lot Width: None d) Maximum Building Height: Seventy five (75) feet. e) Minimum Building Setbacks: A distance equal to sixty percent ' (60%) of building height, but not less than fifteen (15) feet. ~ ~ ~ Parking: See section V-K. g) Landscape: See Section V-O and Section VI. ~ ~ ~ ' v-z2 t~ ~ ~ I ' J. STREET DEVELOPMENT STANDARDS ~ 1. General Standards a) Dove Mountain Boulevard, north of Tangerine Road will have a 150-foot , right-of-way and will be initially constructed with two travel lanes. b) Tangerine Road will initially be widened at its intersections with Dove ~ Mountain Boulevard to provide a westbound right-turn lane and an eastbound left-turn lane, constructed with appropriate tapers, in accordance with ASHTO standards. ~ ~ ' c) "Ruelas Canyon Road" is a major connector for this site and will have a , 60-foot wide dedicated right-of-way. The roadway will initially and I ~ ultimately consist of two travel lanes, one in each direction. Left turn lanes 'I will also be included at major intersections. Initially construction will consist of a two-lane rural roadway. d) The Master Developer, Builder or District which causes pavement cutting will be responsible for the cost of maintenance of the cut areas for a period of five (5) years after the street has been accepted by the Town. e) The Design Certification process for improvement plant (roadways and drainage facilities) (see Definitions, page V-1) will be available for use on this project, and will be administered in accordance with Appendix K. fl Construction Administration and inspection may be provided, at the option of Dove Mountain Specific Plan, by a registered civil engineer who will be responsible for providing a construction certification to the Town of Maxana, in accordance with the City of Tucson's current Private Improvement Agreement (included within Appendix L), or superseding district procedures. ~ ~ ~ g) All streets and drainage will be in conformance with PCDOT standards.. h) Refer to Section O, page V-38 for street landscape standards. i) Within subdivisions having medium-low density residential and medium density residential curbs shall be required. ¦ Estate and low-density residential areas shall require curbs only as ~ ! needed for draina e. g ¦ On roadways with 150 foot right-of-way or greater, curbs shall be required for the ultimate cross-section. The interim cross-section may utilize a thickened edge. V-23 ' ~ t ~ ' 2. Estate Standards , Future Estate standards for Street Development are subject to approval by the Town Engineer. ' I i ~ • ~ I II ~ ~ III ' I ~ ' ' ' I i I ' I I ' ~ ' v-24 ~ ~ ' ' K. PARKING STANDARDS ~ 1. Off-street parking required. ' a) Every building, use or structure, shall be provided with off- street parking facilities in accordance with the provisions of this specific plan for the use of occupants, employees, visitors , or patrons. ' b) It shall be unlawful for an owner or operator of any building, structure or use to discontinue, change or dispense with, or to ~ cause the discontinuance or reduction of the required parking facilities apart from the discontinuance, sale or transfer of such ~ structure or use, without establishing alternative vehicle : parking facilities which meet these requirements. ~ 2. Location of required parking. a) Required off-site parking facilities shall be located on the sar~e plot of land they are intended to serve, or upon a plot of land within three hundred (300) feet, by airline measurement, of the premises they are intended to serve. If off-site parking facilities are provided by a plot of land within three hundred (300) feet of the premises to be served then the requirements of this article must be met and the owner of said parking areas shall enter into written agreement with the Town of Marana or the District whereby the land providing the parking area shall have unity of title with the primary site and shall not be sold or ' disposed of except in conjunction with the sale of the building the parking area serves so long as these parking facilities are required. Said agreement shall be recorded at the expense of the owner and shall run with the land and shall bind the heirs, successors, and assigns of said owner. Said agreement may be voided by the Town of Marana if other provisions are made for off-site parking facilities pursuant to the requirements of this section. b) The following additional criteria shall apply to such off-site parking areas. 1) Off-site parking shall be permitted only where the off- , site parking area is contiguous to the mixed-use or commercially zoned property or is separated only by an ' alley. ~ C ~ s V-25 f ~ ' nt of business arkin into a 2) The maximum encroachme p g residential area (MDR and MLDR only) shall be one ~ hundred fifty (150) feet. Any encroachment greater than one hundred fifty (150) feet shall be determined by the Dove Mountain Specific Plan, Limited Development , Review Committee upon individual petitions submitted to that group. ~ 3) No business shall be conducted on residentially zoned property utilized for off-site parking. ; ~ 4) Where off-site parking is permitted and fronts ~ residentially zoned property, a minimum height of four- foot ten-inch high stucco or masonry wall, but nof in ~ excess of six (6) feet in height, shall be erected fronting the residentially zoned property. ' 3. Off-street parking for the disabled Each site used or to be used for commercial, mixed-use and I community facility sites shall provide parking for the disabled in the immediate vicinity of the building or buildings as follows: i, ~ a) One (1) parking space for disabled persons for the first twenty (20) required parking spaces; one (1) additional parking space for disabled for the next eighty (80) parking spaces or fraction ' j thereof; and two (2) percent to be provided for over one , hundred (100) parking units. , b) All spaces shall have accessible thereto a curb-ramp or curb cut, when necessary to allow access to the building served, in close proximity to the entrance. c) Handicapped paxking spaces shall be a minimum of twelve (12) feet wide. , d) Each paxking space shall be posted and maintained with a ' permanent sign of a color and design as shown in the "Manual on Uniform Traffic Control Devices (D9-6)", bearing the internationally accepted v~heelchair symbol and the caption i ' "PARKING BY DISABLED PERMIT ONLY." II, i I~ ~ V-26 } ' , ' 4. Size and character of required parking. ' a) Size: Each parking space required and provided shall be not less than nine (9) feet in width and eighteen (18) feet in length. ' b) Accessibility: In all planning areas, the width of access aisles and driveways shall be in conformance with the standards. Each space shall be accessible without driving over or through ~ any other parking space. Back out parking onto any public right-of-way of less than eighty (80) feet in width shall be permitted in low density and estate residential axeas. ' c) Composition: Parking facilities, including access sales and driveways shall be surfaced with brick, asphaltic or concrete ' surfacing maintained in a smooth, well-graded condition. However, the following exceptions shall apply: ; ' 1) For the following specified uses, up to twenty (20) I percent of the required off-street parking facilities may ' be provided through the utilization of a grass or lawn ' alternate paxking surface: ~ ~ • Commercial ~ ~ Village Core Commercial Mixed Use Commercial I • Resort ~ ~ ~ d) Drainage: All off-street parking facilities shall be drained so as not to cause any nuisances on adjacent or public property. Such ' drainage facilities shall be arranged for convenient access and safety of pedestrians and vehicles. 5. Parking facilities plans required. . ~ I A plan shall be submitted with every application for a building permit i~ ' for an use or structure re uired to rovide off-street parking. Plans Y q P i shall clearly and accurately designate the required parking space, I~ ' access aisles and driveways, and relation to the uses or structures these i a off-street parking facilities are intended to serve. 'i ~ ~ I~~ I ' ~ ~ I ' ; v-2~ ~ ' ; ~ 6. Amount of off-street arkin . ~ P g ' The minimum number of parking spaces to be provided and maintained for each use or occupancy shall be as follows: ' a) Residential uses: 1) Estate, low density and Medium-low density: Two (2) ' parking spaces for each dwelling unit. Dwellings shall provide a garage or carport for one (1) space, two (2) parking spaces per efficiency/1 bedroom unit. Carports ~ shall effectively screen an automobile from view on , three (3) sides utilizing a wall, fence or hedge at least four (4) feet in height. ~ 2) Moderate Density: ~ ~ • One and one-half (1-1 /2) parking spaces for each efficiency unit and one (1) bedroom unit. 'i; • Two (2) parking spaces for each unit of two (2) or ' more bedrooms or one-bedroom unit. • Two (2) parking spaces far each townhouse. ' • In addition to the above, multi-family buildings shall be required to provide supplemental guest parking space equal to a minimum of five (5) percent of the spaces required above. 3) Housing for elderly: One (1} parking space for each unit or 1.26 arking spaces for each residential unit in a P senior care facility. b Commercial. One arkin s ace is re uired er s uare footage ) P g P q P q indicated in each category. 'i ' v-2s ' j # ~ ~ ~ ~ ~ 60 square feet: li Bars ' ~ Beer gaxdens Cafeterias Cocktail lounges ~ Nightclubs Taverns 125 square feet Convenience stores ' 150 square feet Auto repair shop ~ Auto service station Bakery Beauty shop Butcher shop ~ Car wash Delicatessens Dry cleaning 'i Grocery Ice cream Laundry Liquor store ' Package store ' Self-service laundry Take-out foods 200 square feet Animal hospitals Auction galleries Bank and savings and loan ~ Barbershop Business school Childcare center ' Civic clubs Community centers (non-governmental) Contractor shops: General Electrical ' Plumbing : ' ~ v-29 ~ ~ ' Roofing Air conditioning, etc. ' Dancing school ; Dental clinic Drugstores ' Financial institutions Health institutions Indoor display area for vehicle sale or rental ' Kernel Library ~ ~ Medical and dental offices ' Medical clinic , Post office , Tradeschool ' V eterinarians Vocational school ; ' 300 square feet: ! Building supplies Business and professional offices ' ' Financial companies Government offices I Household equipment ' Household repairs I Hardware I, Personal service shops ~ Pet grooming Retail stores Swimming and pool supplies ~ ~ Travel agencies Wholesale medical supplies Wholesale stores 'i ~ ~ ~ 500 square feet Art gallery 'j Carpet and flooring materials retails stores ' Furniture store Campus Park industrial uses Manufacturing uses Outdoor display area for vehicle sale or rental Printing and engraving ; _ ~ ' ~ V-30 , ~ ; ' Research and testing laboratories Signshop ' Storage buildings Telephone exchange housing automatic equipment only Warehouse ' c Resort: One 1 arkin s ace for each slee in room. If there ) ~ )p g P P g are other uses operated in conjunction with and/or as part of the ' resort, additional off-street parking spaces shall be provided. In a resort hotel with more than 200 rooms and uses such as ~ restaurants, meeting rooms and recreational amenities, the ~ required number of parking spaces can be reduced to account for the shared use of parking spaces and to minimize the ' impact of parking on the resort environment as follows: ~ The required number of resort parking spaces for all rooms and ancillary uses is 1.5 spaces for each hotel sleeping room. Time share or interval ownership units shall have one space for each ' unit, except when an interval ownership unit consisting of two bedrooms is constructed to allow the unit to operate as either a two bedroom or a one bedroom and/or studio unit, the required parking shall be 1.5 spaces per unit. d) Miscellaneous uses. 1) Hospitals: One and one-half (1 1/2) parking spaces for each bed. - 2) Places of public assembly, assembly halls, convention halls, exhibition halls, dance halls, skating rinks, sport arenas, community center, libraries, theatre, museurns, amusement centers: One (1) parking space for each five (5) seats or one (1) parking space for each two hundred (200) square feet of gross area; whichever is greater. ' 3) Places of warship: One (1) parking space for each fifty (50) square feet of auditorium or chapel area, not including Sunday School classrooms. 4) Funeral homes: One (1) parking space for each four (4) fixed seats in public rooms, or one (1) parking space for ninety (90) square feet in public rooms with movable seating. , 5) Bowling centers: Six (6) parking spaces for each lane. V-31 i ~ ' - ° ~ ~ ' . 6) Umversity or college, senior high schools, ~umor lugh , schools, public or private schools: One (1) paxking i ' space for each classroom, plus one (1) parking space for ~i each five (5) students or one-half (1/2) of the additional li parking spaces for rooms used for public assembly as , , otherwise required by this section, whichever may be greater. ' 7) Elementary schools, public or private: One (1) parking space for each classroom, plus one-half (1 1/2) of the • parking space requirement 'for rooms used for public ~ assembly as otherwise required by this section. ' 8) Private clubs, lodges, fraternal buildings, union halls: One (1) parking space for each one hundred (100) square feet of assembly hall and auditorium, or one (1) parking space for each fifty (50) square feet of gross ~ floor area occupied by guests, customers, patrons, members or other occupants, whichever may be. greater. ' 9) Sanitariums, asylums, orphanages, convalescent homes, ' home for infirms: One (1) parking space for each five ' (5) beds for patients. 10) Restaurants: First one thousand (1,000) square feet - , one (1) space per forty (40) square feet; portion between one thousand (1,000) and five thousand (5,000) square feet -one (1) space per ninety (90) square feet; portion over five thousand (5,000) square feet - one (1) space per sixty (60) square feet. Required parking for "open air seating" of a restaurant shall be calculated at fifty (50) percent of the square footage of said open air seating area. ~ 11) Shopping centers: 1) One (1) parking space for each two hundred twenty-five (225) square feet of gross leasable I area in shopping centers with less than two hundred thousand (200,000) square feet of gross leasable area. One (1) parking space for each two hundred (200) square feet of gross leasable ' area in shopping centers with two hundred ~ thousand (200,000) square feet or more of gross leasable area. ' ~ V-32 I ~ ' ' Private court club: Five 5 s aces er court. 12) ( ) p P ' 13) Theaters: One (1) space per three (3) seats. 14) Large office buildings: t a) Large office buildings shall be permitted to calculate required parking using the following ' formula: one parking space for each three , hundred (300) square feet for eighty (80) percent of the gross floor axea, one parking ' space for each two hundred (200) square feet for , twelve and one half (12 1/2) percent of the gross floor area, and one parking space for each ' seventy-five {75) square feet for seven and one half (7 1/2) percent of the gross floar axea. In addition, a credit of ten (10) percent of the total ' parking requirement shall be deducted from the actual number of spaces calculated in the above ' formula. b) Criteria: To qualify for parking calculations for ' a large office building, it shall: 1) Contain a minimum of one hundred fifty ' thousand (150,000) square feet for the total gross floor area of the building; ' 2) Restrict the ultimate occupancy of the building to a minimum of two thirds, (2/3) office uses; 3) Exclude theaters. ~ ~ c) Limitation: The parking calculations for each occupancy of a large office building shall be made on the basis of the percent of gross floor area given the following ratios: ' A minimum of eighty (80) per cent for permitted uses otherwise requiring a 1:300 calculation. x ' V-33 ' S S ' , , , A maximum of twenty (ZO) percent for pertnitted uses otherwise requiring more than a ~ 1:300 calculation and further provided that within this twenty (20) percent, only seven and one-half (7 1/2) percent shall be of the uses ~ requiring a 1:75 or greater calculation. 15) Calculating required parking spaces: a Uses not s ecificall mentioned: The ) P Y requirements for off-street parking for any ~ unspecified uses in this specific plan shall be the ; same as provided in this section for the use most similar to the one sought as determined by the ~ Dove Mountain Specific Plan Limited Development Review Committee. It is the intent to require all uses except grazing/ranching to provide off-street parking. b) Fractional spaces: When units or measurements determining number of required off-street parking spaces result in requirement of fractional space, any such fraction equal to or greater than one-half (1/2) shall require a full off-street parking space. c) Mixed uses: In the case of mixed uses, the total requirements for off-street parking shall be the sum of the requirements of the various uses computed sepaxately, and off-street parking t space for one use shall not be considered as providing the required off-street parking for any other use. However, when a business which has ~ been issued an occupational license conditioned upon the operation of the business only between the hours of 5:00 p.m. and 8:00 am, including all day holidays and Sundays, the following parking credits shall apply: • Business may utilize up to sixty (60) percent of the parking spaces required for the building in which the business is located. ; ' g V-34 j ~ ~ ~ , • Business within the designated master ! parking area may utilize up to sixty (60) ' percent of the parking spaces within one hundred fifty (150) feet of the property line in the computation of the off-street parking ' spaces required far the business. d) Measurements: . ~ Gross floor area shall mean the floor area inside of the exterior walls excluding ~ elevators, stairwells, meter rooms and power ~ equipment rooms. In hospitals, bassinets shall not count as beds. In stadiums, sport ~ arenas, places of worship and other places of assembly in which occupants utilize benches, pews or other similar seating facilities, each twenty (20) lineal inches of such seating shall be counted as one (1) seat for the purpose of computing off-street , parking requirements. ' • In outdoor display areas for vehicle sales or rental, only areas designated for vehicle parking shall be measured. Driveway aisles and landscaped medians are not intended to be included in the measured area. 7. Use of parking facilities. , a) Permitted use: Parking spaces may be used for the intermittent ' parking of licensed motar vehicles of employees, occupants, : owners, tenants or customers utilizing the building or use served by said required parking space. Supplemental paxking (parking facilities provided but not required) may be used far any purpose related to the use of the building it serves, subject to the following: b) Limitations on use of required parking facilities. The following uses and activities shall not be permitted in required parking facilities: , ' ~ V-35 ~ ' - 1 Stora e re air or dis la of an vehicles, equipment or ) g~ P P Y Y merchandise. ' , 2 Parking of vehicle, which, due to its size, shape, I ) contents ar location creates an obstruction or public ~ safety hazard, or which cannot be contained within a ' single designated parking space. I I ' 8. Off-street loading. I a) General provisions: ~ 1 Ade uate s ace for loading and unloading of materials, ) q P goods or things, delivery and shipping, shall be I provided and maintained on the same plot as the building which it serves. ' 2) Where any structure is enlarged or any use is extended, the full amount of off-street loading space shall be supplied and maintained for the structure or use. Where ' the use of a structure or land or any part thereof is changed to a use requiring an off-street loading space, ' such space shall be supplied and maintained to comply with this specific plan. 3) For the purposes of this section, an off-street loading , space shall be an area at the grade level at least ten (10) feet wide by twenty-five (25) feet long with fourteen- ~ foot vertical clearance. Each off-street loading space shall be directly accessible from a street or alley without crossing or entering any other required loading space, and shall be arranged for convenient and safe ~ ingress and egress by motor truck and/or trailer combination. Loading spaces shall also be accessible ~ from the interior of any building it is intended to serve. b) Specifications: Off-street loading spaces shall be provided and maintained in accordance with the following schedule: 1) For each retail store, storage warehouse, wholesale ~I establishment, campus park industrial, factory, market, i, restaurant, funeral home, laundry, dry cleaning I, establishment or similar building or use which has an I aggregate gross floor area of: ~ ~ ( V-36 ~ ~ ~ , II i , Over 5,000 square feet but not over 25,000 square feet - ~ 1 space. I~ ~ Over 25,000 square feet but not over 60,000 square feet - 2 spaces. ~ Over 60,000 square feet but not over 120,000 square feet -3 spaces. Over 120 000 s uare feet but not over 200,000 square , q feet - 4 spaces. ~ Over 200 000 s uare feet but not over 290 000 s uaxe , q , q feet - 5 spaces. ~ Plus for each additional 90,000 square feet over 290,000 square feet or major fraction thereof - I space. t'; 2) Convenience store - 1 space. i; 3) For each multiple dwelling, resort, hotel or motel which has a number of dwelling or hotel/motel units of: 25 to 50 units - 1 space Over 50 to 200 units - 2 spaces Over 200 units - 3 spaces Such loading spaces shall not be located in the required front yard. 4) For each auditorium, convention hall, exhibition hall, museum, hotel, office building, sports arena, stadium, hospital ar similar use which has an aggregate gross floor area o£ , ~ Over 20,000 square feet but not over 40,000 square feet - 1 space. Plus for each additional 60,000 square feet over 40,000 square feet or major fraction thereof - 1 space. ~ The loading requirements for any unspecified use shall be that which is required for similar specified uses. ' , 1 ~ ' i . V-37 IIII ~ D I ~ - c) Off-street loading facilities supplied to meet the needs of one • use shall not be considered as meeting off-street loading needs of any other use. d) No area or facilities supplied to meet the required off-street ~ parking facilities for a use shall be utilized for, or be deemed to ' meet, the requirements of this article for off-street loading facilities. 'E e) Nothing in this section shall prevent the collective, joint ar combined provision of off-street loading facilities for two (2) ' or more buildings or uses, provided that such off-street loading facilities are equal in size and capacity to the combined requirement of the several buildings or uses and arranged as to be usable thereby. fl Plans for buildings or uses requiring off-street loading facilities under the provisions of this section shall clearly indicate the location, dimensions, clearances and access of all , such required off-street loading facilities. ' ,i i t' ~ ~ ' ~ II, ' II~ ~ ~ ~ ~ I ; ~ ~ _f ~ ' ~ V-38 7 ' II I ' I L. UTILITY DE~ELOPMENT STANDARDS i ' 1. General Standards 1. All on-site and off-site sewers will be public (includes potential ~ ownership by a Community Facilities District) and will be designed and constructed in accordance with the approved Sewer Master Plan ~ and Pima County Wastewater Management Department or other applicable agency standards. ' 2. Most electric, telephone and cable TV shall be placed underground where feasible and shall be designed and constructed in accordance with the specific utility company standards. ' 3. Joint use utility easements and trenches shall be used as codes and physical conditions on site permit , 4. The on-site and off-site potable water system shall be designed and constructed in accordance with the approved Potable Water Master ~ Plan which provides for domestic services, fire flow and all storage requirements. The design and construction shall conform to City of Tucson Water Department or other applicable agency standards. Fire ~ hydrant locations will be coordinated with appropriate fire service. 5. The reclaimed water system shall be designed in accordance with the ' approved Reclaimed Water Master Plan and with City of Tucson : Reclaimed Water or other applicable agency standards. ' 6. Design of all utilities should provide extensions past the edge of pavement where economically feasible for future connections. ~ 7. Should the Design Certification Option currently being used by Pima County be adopted for use by the individual utility companies, that option would be available for use within Dove Mountain Specific i~;, Plan. 2. Estate Standards 1. Private sewer lift station may be used where terrain conditions dictate the use of force mains. ' ~ ~ , V-39 I ~i , ~ ' 2. Joint utilit trenches ma be used for sewer, water, electric, gas, Y Y telephone and cable TV with the approval of various agencies. ' 3. Fire flow hydrants may be reduced to 500 gpm based upon the Fire Marshall approval and the use of individual sprinkler systems in each ' residence. 4. If acceptable percolation rates are demonstrated, individual septic ' systems will be allowed. ' ~ ' ' ' , ' ~ ~ ~ ' ; V-40 ' ~ ~ 3 M. . DRAINAGE DESIGN STANDARDS 1. Major Washes ~ Within the property, Ruelas Canyon and Prospect Canyon Wash 'i convey flows in excess of 2000 cfs during the 100-year event and, for the most part, will remain natural as urbanization begins to encroach. However, encroachment, enhancement and/or minor channel improvements may occur within or adjacent to these natural channels. Fill material may be used to reclaim an ineffective flow area along the Prospect Wash, as shown on the Drainage Concept Plan (page IV-14). ~ This site is to be reclaimed for the installation of a City of Tucson 4 MG water reservoir. Construction within or adjacent to these major washes should be conducted with as little disruption to the natural environment as is practical. Enhancement and encroachment of a major or minor natural wash may occur, if the intent is to blend with the overall character of the riparian community. Minor channel improvements may be necessary to accommodate roadway, sanitary sewers, and other utility crossings, or to stabilize those banks of the natural washes that are highly susceptible to erosion. Along disturbed reaches, the natural vegetation that does exist will be supplemented with similar vegetation types to increase the overall stabilizing effect of the combined root systems. In addition, artificial bank stabilization material (i.e., soil cement, rock riprap, gabions) may be provided at the existing incised channel or within the overbank area behind existing and/or supplemental vegetation. This material will be designed to blend in with the natural character of the area. The use of stabilizing material, as described, is meant to provide a barrier between future developments and the dynamic banks. 2. Minor Washes Those minor washes that (1) are relatively stable, (2) convey flows between 1000 and 2000 cfs, and (3) contain their respective 100-year ; peak discharges within narrow (under 100% definable limits should remain natural, be enhanced or artificially stabilized as is practical. ' Since the quantity of runoff generated within the upstream watershed (generally less than 1000 cfs during the 100-year event) is generally not capable of creating or sustaining those major riparian communities which are generally associated with major washes, channelization of ' these minor washes may be an integral part of the drainage design associated with individual developments. t' ~ ~ V-41 1 ~ ~ ~ ~ ~ ' Areas serving to convey local drainage (flows less than 1000 cfs during the 100-year event) may be channelized. Again, channel ' ' sections will be stabilized using environmentally compatible materials, where practical. During the preparation of detailed improvement plans, , attempts will be made to retain natural channel bottoms, but channel ' bottoms may be lined to control erosion, since it is possible that the , associated watershed will be urbanized to the extent that runoff is essentially sediment free. Minor washes may incorporate golf course I, ' alignments and features. ~'I ~ ~ 3. Drainage Features ' Detention/retention is not re uired within the Plan area under the q Regional Detention Plan concept (See Appendix I). The design of all I ' drainage features will follow standard engineering practice in accordance with Pima County Transportation and Flood Control. , 4. Erosion Hazard Setbacks Erosion of channel banks during flow events must be considered with ' design of improvements. Buildings will be setback from both natural watercourses and unstabilized engineered channel banks. All setbacks ~ must be in accordance with Pima County Flood plain and Erosion Hazard Management Ordinance No. 1988-FC2, or as approved by the Town Engineer. ~ ~ ~ - I ~ v-42 ~I ~ ~ ~ ' N. GRADING STANDARDS , l. All development grading will be in conformance with PCDOT standards. ~ 2. Should it be necessary to grade a site over ten (10) acres in area in excess of one year prior to actual site construction, provisions can be made (such as a bond) for potential revegetation should the graded site ~ become a problem. ~ 3. Master Developer, assigns, or successors, or sub-developer will be responsible for dust control until re-vegetation is re-established (per Appendix J - Dust Control). ~ 4. Grading and/or roadway improvement plan specifications shall include and delineate the role of a registered soils engineer. ~ O. LANDSCAPE STANDARDS ~ A strong landscaping theme will emphasize community identity and contribute toward community benefits. With careful planning, landscape standards can be taken under consideration to protect view sheds, maintain regional character, and provide ease of maintenance. The primary concern of the Dove Mountain Specific Plan has been to incorporate the use of drought tolerant and/or native species adaptable to the climate zone, blending the . designed landscape with existing natural vegetation. 1. Landscaping adjacent to open space areas shall blend with existing native vegetation. . 2. Landscaping along pedestrian trails shall utilize native, drought , tolerant or naturalized plant materials. ~ 3. Landscaping shall be used along individual project edges to soften the view of urban development and achieve a transition from the natural to the urban areas. a This landsca in criteria will a 1 for all sections. ) p g PP Y ~ ~ ~ ; ~ ~ . } V-43 II ~ ~ ~ ' 4. Perimeter landsca in in commercial VC/MDR, MCTC, and R II P g ~ districts shall be required as a buffer for contiguous residential districts I ' in order to maintain community character. ~~'I a) Along adjacent right-of-ways a strip at least 10 feet in width ~ I~ ' that conforms to standards outlined in 8, page V-39. b) Along abutting property boundaries, a ten (10) foot strip along ~ commercial districts shall be required. 5. Loading dock areas shall be setback, recessed, and/or set back from ' streets so as not to be visible from public throughways. 6. Modified major and minor washes shall utilize native riparian plants or ~ indigenous hydro seed coverage. 7. Revegetation of large disturbed areas, such as drainage ways, through ' seeding shall include a seed mix appropriate for the environment and soil condition on site. , 8. Required landscaping adjacent to street right-of-way in MLTC, I VC/MDR, and R districts. The portion of any off-street parking and any other vehiculax use areas shall be landscaped as follows in order to ~ maintain the character of a desert corridor. , a) A strip at least ten (10) feet in width located between the ' abutting right-of-way and the off-street parking and any other I vehicular use area that is exposed to an abutting right-of-way, ~ with the exception of master parking areas. I b) All property other than the required landscape strip lying between the right-of-way and off-street parking area or other 'i vehicular use area shall be landscaped with at least the I, ' minimum standard requirements. ~I 9. Streetscapes for ultimate roadway designs with 150' R.O.W.'s shall include landscaped medians. I ' ' 's ' 'i ' ~ V-44 ~ ' ' 10. Plants shall be selected from the Recommended Plant List. Plants not on the recommended plant list may be used as accent material with ' approval from Master Developer Design Review Committee. 11. Unpaved areas in public rights-of-ways shall be planted and/or hydro ' seeded with vegetation or appropriate inorganic groundcover, such as decomposed granite. t 12. Landscaping at all private entryways and public intersections shall maintain clear views for traffic safety and protect signage. ' a) When an access way intersects a public right-of-way, or when the subject property abuts the intersection of two (2) or more public right-of-ways, all landscaping within the triangular areas , , described below shall provide unobstructed cross-visibility at a level between thirty (30) inches and six (6) feet, provided that they are located so as not to create a traffic hazard, with the ' following exceptions: 1. Trees, shrubs or palms having limbs and foliage ' trimmed in such a manner that these do not extend into the cross-visibility area. Every effort will be made to keep the vegetation trimmed in a manner that reflects ' their native shape. ' 2. No landscaping other than grass or natural ground cover shall be permitted in the public right-of-way without approval from the Master Developer Design Review Committee. b) Any landscaping located within the triangular areas described herein shall be maintained to the standards set forth so as not to create an obstruction. 13. Parking area interiors in the VC/MDR, MiJC, and R Districts shall be subject to the following standards: ' a) Amount of interior landscaping required: off-street parking areas shall have at least ten (10) square feet of landscaping for each parking space, excluding these spaces abutting a ' perimeter for which landscaping is required by other sections hereof, and excluding all parking spaces which are directly served by an aisle abutting and running parallel to such a perimeter. Other vehicular use areas shall have one (1) square foot of landscaping for each one hundred (100) square feet or fraction thereof of paved area. 1 ' 3 V-45 II ~ , ~ ~ ' b) Minimum size and dimension of each landscaped area: each separated landscaped area shall contain a minimum of seventy- ' five (75) square feet. The minimum size of a planter island must be five (5) feet wide by fifteen (15) feet deep..The area shall include at least one (1) tree with the remaining area ~ landscaped with shrubs, ground cover or other authorized landscaping material not to exceed three (3) feet in height. ' 14. Golf courses will be designed per the Arizona Department of Water Resources water usage standards. ' : ' ' ' ~ ' ' ~ ~i ~ ~ ~ ~ ~ I ~ V-46 II ~a _ ~ I t P. SIGN STANDARDS ' The purpose of sign standards is to establish a framework of comprehensive guidelines that inform, direct and reflect the Dove Mountain Specific Plan community chaxacter. The sign standaxds contained herein shall apply to all ~ the various land developments within the Specific Plan area. It is intended that the uniform application of these provisions, in conjunction with the recommended character development guidelines in section VI, Design i', Guidelines, will provide the structure for an integrated visual character and continuity throughout the build out of the Plan area. For purposes of this Specific Plan, the definitions contained in Title 16, Town of Marana Development Code, shall apply. ~ l. GENERALSTANDARDS a) All signs shall be approved by the Marana Zoning Administrator in accordance with the regulations of the Marana sign code, Title 16 of the Development Code, and the standards of this Specific Plan. b) All light sources, either internal or external, provided to ' illuminate signage shall be placed or directed away from public , streets, highways, sidewalks or adjacent premises so as not to cause glare or reflection that may constitute a traffic hazard or nuisance. c) All signage shall be designed free of bracing, angle iron, guy ' wires, cables or similar devices. d) The exposed backs of all signs visible to the public shall be suitably covered, finished, properly maintained or screened by ; ~ landscape planting. e) All signs shall be maintained in good repair, including display surface, which shall be kept neatly painted or posted. fl The height of the vegetation shall be restricted so as not to ' ~ ~ block regulatory signs. g) Any sign that does not conform to the provisions contained herein shall be made to conform or shall be removed. ~ ; ; ~a ~ ; ' ~ V-47 ~ ~ ~ ' 2. DIRECTIONAL SIGNAGE ' a) Signage location approval shall be made by the Town Engineer contingent upon the finding that the geographic location of, or access to the use identified creates a need for directional signs ' not satisfied by other signs permitted herein. b) Directional signage may be located onsite and offsite provided ~ they are not located within the public right-of-way. The number of such signs shall be determined on a case-by-case basis for each planning areas as submitted for development ~ plan review. 3. ENTRY SIGNAGE ~ a Ent si s shall be inte ated with the communit 's character ) rY ~ Y and the design is subject to approval by the Town Zoning ~ Administrator. ~ b) The Specific Plan entry monumentation signs are permitted at key entry points and intersections as identified on Exhibit IV- 27, Landscape Plan. ~ 1) Monumentation signs shall not exceed eighty (80) square feet per side, with a maximum of two sides, or a total squaxe footage of one hundred sixty (160) squaxe ~ feet. 2) Such signs shall not exceed a maximum height of five ~ (5) feet, measured vertically from the base of the sign to top of sign, excluding pilasters. 4. COMMERCIAL SIGNAGE ~ a) No signs shall be installed on or above any roof. b) Projecting business signs shall not rotate, move or simulate motion in any way. ' . I t II'~ ~ ' ~ v-~s ' ~ ' ~ ' S. TEMPORARY SIGNAGE ~ a) All temporary signage shall be approved by the Town Zoning Administrator and shall require a sign permit. ~ b) Banners, flags, and other temporary signs announcing openings, etc. shall be allowed for a non-renewable period of , thirty (30) days, subject to approval of a temporary sign permit , ~ from the Town Zoning Administrator. , ~ I~I ~ , , i ~ ~ ~ ~ ~ ~ 'I ,i i ~,'r ~ ~ 4 V-49 ~ ' Q. NATIVE PLANT STANDARDS ' Plant preservation and/or salvage shall be outlined at the time of final pla'tting. The Dove Mountain Conservation Plan approved by the Town of Marana shall act as the guiding document regarding protected .plant species for the ' Specific plan area and Native Plant Law requirements , R. HELISTOP STANDARDS ' 1. Primary Permitted Use: Helistop landing site use shall be permitted only in the zoning districts ' in which they are specifically permitted and only,when approval, on a use-by-use basis, has been granted by the Master Developer Design Review Committee, subject to the following procedures: ~ a) A plan must be submitted and reviewed by the Master Developer Design Review Committee. ~ b) Notice must be given to the owners of property within a one thousand foot (1,000') radius of the plot upon which the ' proposed site is to be located at least ten (10) days prior to a hearing before the Master Developer Design Review Committee. ' 2. Upon approval by the Master Developer Design Review Committee, submit permit application to the Town of Marana for approval through ' the process. I I . II I I , a V-50 ~ ' ' VI. DESIGN GUIDELINES ' ' A. INTRODUCTION AND PURPOSE ' The following guidelines have been prepared for the Dove Mountain Specific Plan. They have been organized for publication as a separate non-regulatory ~ document. The Design Guidelines serve as an overall guidance for the refined design and development of each phase of the project ' 1. Purpose The Design Guidelines provide the framework for quality design, 1 expressing the desired character of future development. They address common community features such as site planning, architecture, circulation, landscape, open space and recreation; and signage. ~ The purpose of the guidelines are to establish development criteria and assure a cohesive community character and appearance with ~ environmental compatibility. The objectives are: ' • To serve as desi criteria for use by planners, architects, ~ landscape architects, engineers and builders. ' . aster Develo er and Builder in the To provide guidance to the M p review of future development projects in the Specific Plan area. , • To provide a viable framewark which will achieve the plan s quality obj ective. It is not the intent of the guidelines to limit the creativity of designers. Individual project identity is encouraged while providing community t , continuity. ~ ~ ~ ' VI-1 ~ ~ ' 2. Settin g ~ The Dove Mountain Specific Plan, in northern Pima County, is at the base of the Tortolita Mountains. The Mountains serve as both the setting and backdrop for the properties. To the south, there are ~ spectacular panoramic views of the Tucson Basin. The natural setting of the Specific Plan area includes 17% of the ' property with slopes greater than 4;1. The steeper slopes are on the northern and northeastern portion of the site. The northern boundary of the site contains the mouth of Ruelas Canyon and the Ruelas Wash. '3 The Dove Mountain S ecific Plan is a 6 179.2-acre master lanned p ~ p community. The mixed land use development is planned for residential, commercial, campus paxk industrial, recreational, and resort use. Extensive land within the property will be maintained as natural open space. These include the scenic hillsides and natural arroyos. ' 3. Guideline Framework The Design Guidelines address two levels of planning and design: • Community scale • Secondary village scale Communit, ~}_Level Streetscapes and project edges are the most visible elements within a ' master planned community. The Dove Mountain Specific Plan Community is initially established by the entry monumentations, along two major circulation routes, Dove Mountain Boulevard and Thornydale Road, and the major open space drainage ways. Integrating landscape treatments, village theme walls and signage aides in achieving an overall community identity. Secondary Level Individual projects, the separate developments that comprise the community as a whole, include residential, commercial, resort and recreational uses. Each project should have an individual identity communicated through its architectural style, product type, and landscape treatment. ' l ~ ' VI-2 ~ ~ ' B. COMMUNITY CHARACTER ' Community character is created through site location along with development sensitivity within the natural parameters. Land use definitions, along with major circulation routes, begin to convey the essential character and complex ' interrelations between the environment and the development. l. Land Use ' Located at the base of the Tortolita Mountains, the Specific Plan area and surrounding axea is presently undeveloped. There is a strong ' Sonoran Desert character in this area created by the indigenous ' vegetation, geology and arroyos. It is the intent of the master planning ~ of this community to maintain the regional flavor through a desert ranch style development blending into the existing landscape. The Dove Mountain Specific Plan area will be developed as a master ' ~ planned community with mixed-uses. It will include medium to large ' single-family residences, a commercial core with pockets of ' ' neighborhood commercial, campus park industrial, a resort, and open space areas containing active and passive recreational opportunities. ~ ' The following design guidelines have been developed to ensure style, landscaping, fencing and road design appropriate for the desert ambiance. This, when combined with the large areas of open space and , natural vegetation will produce a community in character with the surrounding properties. 2. Circulation A clear hierarchy of streets and consistent design quality of public rights-of-ways will be developed and maintained to attain a circulation cohesiveness. The circulation concept will provide a strong community structure and identity. VI-3 ' ' The Circulation Plan will be strengthened by the Design Guidelines. This entails focusing on the primary entry road, secondary entry road, ' and neighborhood streets, see Exhibit N- 11 Circulation Plan. ~ Dove Mountain Boulevard and Thornydale Road are the primary entry ' roads to the Dove Mount~in Specific Plan area. They provide access to the Plan area from the south off of Tangerine Road and eventually from Interstate 10 to the west. Dove Mountain Boulevard is planned as ' the future outer loop roadway in Marana and will connect the project with Interstate-10 to the west. This roadway will have a 150'R.O.W. ~ 3. Recreation/Open Space A key component to the character of this community is the substantial ' amount of open space. Extensive area will remain in open space providing a natural backdrop for the community. ' C. SITE PLANNING GUIDELINES ' 1. Objectives ' The overall image for the Dove Mountain Specific Plan development is to create buildable pads while retaining the underlying integrity of the landform. The main goal of the site plaxuiing guidelines are to take ' advantage and maximize views on and offsite, provide a sense of community, and honor the present development character of the area. The Master Developer Design Review Committee has the ' responsibility for implementing these Guidelines. The following objectives form thebasis for these guidelines: ~ • To encourage site planning sensitive to the topography, natural drainage, existing vegetation, and views. ' • To respond to governmental standards and respect the privacy of offsite property owners. • To create a cohesive community while allowing individual development identity. ~ To rovide a variet of housin t es res onding to existing P Y g Yl~ P natural features and having the flexibility to respond to changes in market demand. ! I ~ , { i VI-4 ~ ' ~ I' ~ • Provide communit delineation and a sense of communit securit Y Y Y through the use of walls and monumentations. II ~ The following guidelines in this section address the aesthetics of site planning and grading concerns. ' I Z. Site Planning ~ Site planning addresses the proper placement of buildings, roads and services within the site. This requires an understanding of existing drainage patterns and terrain, building form, and orientation. • Stabilized drainage ways, if lined, should use naturalistic materials. ~ • Building mass should be simple in form. ~ • Building placement on adjoining parcels along a street should be varied to create a more interesting streetscape. • Clusters of buildings should be of similar scale and mass with one "key" building or element, which stands out from each cluster. ~ ~ a I , I , V1-5 I ~ t 3. Grading ' The key concepts in grading are to integrate buildable parcels with the existing topography and to maximize views from building pads while maintaining a low visual impact from surrounding properties. ' • 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. • Grade new banks with rounded forms to blend into the natural ' terrain. f • Building envelopes will be established on estate lots. Areas outside ' of this building envelope within the lot will be part of the conservation easement. ' ~ BLEND WITH NATl1RAL ~ANDSGAPE , EST~TE LOTS. ~ ~ .~s~` z . , ~ Rounded Transitians t ~ ~.w. ~ ' - ~ r~ - - _ `X-~-f' ' , • ' . ; _,~Y Roe~nded ~ransitions _ , Propased Gtade Ezisiing Grade ' 'II . , VI-6 ~ ' • Graded slopes should provide flowing edges which reflect natural rounded terrain. ' • In estate lot areas, design structures to conform to hillsides and minimize terracing. ' ~ Site adin desi should com lement and reinforce the g ~ P architectural and landscape design character, helping to screen ' parking, loading and service areas, reduce the perception of height and mass on larger buildings, and provide elevation transitions , contributing to the efficiency of onsite and offsite movement systems. ' ~ Grading for development pads should follow the contours of the existing underlying landform when possible. Mass grading, in estate lot areas, which can alter the integrity of the landform, ' should be avoided if possible. Mass grading is permissible in areas greater than 2 residences per acre. ' ' . RQEI~ID CREST ~ TQE 4F SLOP~ - ESTAT'E L~3TS aov~ c~~s~ ' . ..-f-- ~ ~ . ~ ~1 . ~ 1~ f F3 Y HATURAL G~E ~~~~~1 ~ f ~ ~ ~ ~ ` , . ~ • Pravide smaath transiiian irom graded siapc to ~ naturat lercain, round crest b, toc of stcpe ~~~I~„~,.ij,~fj~. NiIf1 YCf1iG8I CuCVC:. ~""'~;~t~ ~ •PSatt# matcsiat oi vary;rtig fam b dc~sity to conacat and sotten sS~pe ptane. . VI-7 , ' D. LANDSCAPE GUIDELINES ~ 1. Objectives An overall landscape theme will unify and reinforce the open space ' and circulation components of the Dove Mountain Specific Plan : Community. The Landscape Guideline objectives axe: ' • Establish a landscape hierarchy for treatments of primary, specialty and secondary entries, primary and secondary streets, and neighborhood streets. ' • Establish landscape design guideline for project design. , • Establish a plant palette for use in public rights-of-way, streets, and setbacks. ' The Dove Mountain Specific Plan landscape theme encourages the Sonoran Desert character, including riparian vegetation along the ~ drainage ways. This character is reinforced through the coordinated design and choice of landscape and paving materials, see Exhibit IV- 30, Landscape Concept Plan. To achieve the desired uniformity, ' landscape guidelines are provided for. • Entries and Intersection ~ Streetscapes • Open Space/Recreation ' ' vt-s ~I ~ ~ ~ ~ 2. Entries and Intersection a. Communitv Entry (Primary Entry Statement) ~ ~ The community entry should create a distinct sense of entry, ~ identity, and landscape character for the Dove Mountain Specific Plan. There are two community entries within the Specific Plan area: ~ 1. Dove Mountain Boulevard along the eastern boundary 2. Dove Mountain Boulevard/Tangerine intersection, at the south. ; An entry zone should be defined and receive special landscape treatment to emphasize and contrast it with the surrounding environment. These specialty components create the sense of entry by framing the roadway at these points with the axchitectural elements and/or mass of trees to form symbolic gateways. Clear views for traffic safety and project signage must be maintained. The primary entries to the project shall accommodate entry signs, accent trees, hedges, andlor groundcovers. I i TYPtCA M I~ L AJIJR Et~TF~Y STATGMEhtT ; . I _ ~~vr,.4:~p rtc. l.r.. ~ . ~~r . . ~ ~ • ~ ~ ? I ~ • \ ~ 1 f ` " i.~• ' • " ` . ~ • •~It , '+'r; . l ,-F r • ~ ~ . _ : . ~'V"~"V t,.waac~o~ed~AC.saz ~ . OWtMawitCa~lv ~ ~Iw' f~rw~r.e S9'r9e ~ i . ° ~ A~cant - ~i ' ~ VI-9 3 ' ' b. Secondar Entries ' The secondary entries shall have similar treatments as the ' primary entries but smaller in scale. These entries are into individual development proj ects, residential or commercial, ' within the Specific Plan area ' c. Specialtv Entrv ' ' There is one s ecialty entry monumentation within Dove , P Mountain Specific Plan. It is at High Pass Road, north of the ' Thornydale Extension. The monumentation shall reflect the I, character of the individual development and be smaller in scale , than the primary entry statement. I , d. Ma~or Intersection I' ' The Ruelas Canyon RoadlDove Mountain Boulevard mtersection shall have an enhanced landscape treatment. , ~ ' I~I ~ I~i _ • . - ~ ~~,K~~ ~t7'~S~CTtQhi T~'tEA,'~~"C , , i , I ~ "~ufl~l~,?1or~ ~r+e~ee l~rsa . ~ Ciu#der d! ~ ~•i~~ Tr~ ~ r ~ L?c~ T~ F~r~ . I ' ' i , ~ ~1:r~ ~ I,~ ~ + . I s * . • ~ • • + ~ ~ ~ f .i~y ! y . II F ~ ~ ! ~i i • ~ Y4 ~ ~ ~ . ~I ~;4 R . ~irMl~ ~ . ~ ~ I 11 w~ ~ 'i ~ . . . ~ . • A I ~I ~ - . . . I 1 . ~ ~ . • ~ I~I i ~~~i 1 . ; VI-1~ ' '1 , ~ ' 3. Streetscapes ~ a. Primary Streets Streetscapes and project edges are the most visible developed ~ elements of the Dove Mountain Specific Plan. Dove Mountain Boulevard and Thornydale Road will serve as the transportation spine within the community and requires ' landscape design continuity. The landscape character should be of an enhanced desert , corridor. b. Secondary Streets ~ Secondar streets shall be similar in character as the rimar Y P Y roads, smaller in scale and without medians. ' , A ~.~~~.~?rr~~~ ~(~~~~~.'j~ ~ w ~ ' ~ *~i~ ~ ~ ~ ~ w ~ ~ ~ ~ ~ ~~J ~ ~ / 7 S~.e, ~ ^ . ~ ~ ,.1...~.•, ~ i ~J . ~ ~ . r ~ . 'i c. Neighborhood Streets Neighbarhood streets shall receive consistent treatment within each individual development. Efforts should be made by ' individual builders to integrate with the community streetscapes. ~ ~ VI-11 ~ , 4. Open Space/Recreation ~ Open Space corridors shall maintain and/or be enhanced with native plant materials found within those areas. Where unchanneled open space areas abut more intensive land uses, a richer landscape treatment ' should be designed with an increase in plant materials. Natural undisturbed open space areas will not be disturbed or graded with the exception of necessary road & utility crossings. ~ ~ ~ ~ , • , ~t ~ I i ~I ~i ~ I 1 ; III f VI-12 ~ i ' ' E. ARCHITECTURAL GUIDELINES ' Architectural Guidelines are provided to ensure the integration of buildings with the natural setting and to maintain a cohesive community character. ' 1. Obj ectives The chaxacter of the Dove Mountain Specific Plan is based on ' influences of the climate and historical settlemerits. It is architectural design that is most prominent in the built environment. The following ' architectural guidelines are to establish parameters, while encouraging variety, for development of residential and commercial neighborhoods. ~ The objectives are: ' • Establish architecture design criteria to achieve the desired external ' building form, materials and appearance. ' • Reflect function of uses through architectural form. ' • Encourage and utilize a high quality and variations of the Southwestern style. ' 2. Commercial Contemporary commercial building architecture provides exciting ~ opportunities to create quality commercial neighborhoods with historical ambiance. The commercial core is located north of Tangerine Road, along Dove Mountain Boulevard. • All visible elevations of a building shall receive adequate enrichment. • Buildings with varied front setbacks are strongly encouraged. ; ~ i i~ ~ ~ ~ ' ~ ~ ~ ~ ~ «ti + .hjh~, j I Tl f ~ } ~ ' ~t~ I' ,fitl ~ ~ ~'.~~~.'r ~ " ~ ~ ~ ' ~ . . , • ~ ~ . ~ f~ ~ ~ . 1 ~ ~ l; 1- , ' ~ VI-13 ~ ~ ~ • Building forms should be of simple geometry with traditional rectangular forms. ~ ~ ~ ~ ...:.....a;::~ ~ ~r ~ ` - . . . r fd . r ' y. ~ F 1r,F~~ ; . • ~ ~:a~ {,'t''..i r ~i~~„~l1~.C. . ..3.~ ' ~ SSr,rG- ~t ~ ~ .:~c~..tcr ~ vARY 8f1IG.DtfIG ~E'acS • Appropriate building materials include: • Brick • Masonry • Stucco ' • Adobe • Concrete Block Other materials should be used in small quantities only for accent. • Predominant colors should be earth tones, such as browns, red browns, and tans. Exceptions must have prior approval of the Master Developer Design Review Committee. • Recesses that create inte la of li ht and shadow, covered ~ Y g walkways, colonnades, arcades, and openings that create interest are encouraged. 1 • Electrical transformers located outdoors on the site shall be ' screened from view with landscaping when possible. • All changes to the exterior of any of the buildings or yards must have priar approval of the Master Developer Design Review Committee. ' VI-14 i ~ ~C 3. Residential The theme for the residential uses within the Dove Mountain Specific Plan area is Southwestern. Architectural designs that complement this style are encouraged. This theme adapts to and integrates with the existing environment. • Residential homes should be of sim le eome with traditional P g ~'Y rectangular forms. . w reliefs such as offsets ~ Residential buildings should have shado , pop outs, overhangs, and recesses. . . t ~ . ~ . ~ ~ , ' - . w • ~ • ~ ' ~ ~r1. ~ . • _ . ~ - . Fully recessed openings are encouraged, although plaster projections and projecting windows may be used to add articulation to wall surfaces. • Appropriate materials include: ' • Stucco • Brick ' ; • Masonry • Predominant colors should be derived from the desert ' environment. • Accent colors should be desert accent colors of wildflowers in ~ ; bloom, sunrises, and sunsets. ' ' ~ vi-is ' ' . lo ment can be achieved Feelmgs of open space wrthin the deve p , through design devices such as curving streets, orienting road axes ' to open areas and vistas. 4. Individual Development Theme Wall ' Walls built around individual develo ments rovide individual ro'ect I~ P P P J identity but should also be consistent with community character. ' ' I • The walls should be solid ar semi-open in design and typically be , three (3) to six (6) feet in height. , ~ • The wall should be constructed of material similar to the building ~ ' materials, including stone, and be consistent throughout each , individual development where possible. • Semi-open walls should be constructed of such materials as stone II ' pilasters with brick caps or similar materials that portray the image of the area. ' ~ ' III ' I , I I i t, i i Il~i ~ I ~ , ~ ' ~ I ' ~ ~ ~ , ~ ~ VI-16 ' ~ ' F. SIGNAGE GUIDELINES , l. Objectives Signage is an important element within a community, providing a , sense of identity and visual linkages. It can reflect an image of quality through the style of graphic communication for residents and visitors. The hierarchy of facilities and informational importance directing ' residents and visitors can be achieved through a consistent standard of ~ signage style and scale. ~ Individual development projects within the Specific Plan area are each portions of the whole community and contributes significantly to the visual image of the Dove Mountain Specific Plan community. The ~ Signage Guidelines will provide the basis for an integrated visual character and continuity throughout the Specific Plan build-out. ' The objectives are: ' • Provide entry signs to the Community. • Establish parameters for individual project entry signs. • Establish a hierarchy of sign sizes, colors, and materials relative to the importance of the information. 2. Materials/Color Scheme An effort should be made to achieve consistency between building style and sign design. In all cases, signage should reinforce the Southwestern image. The message a sign conveys is affected by the materials and colors used in combination with one another. Color schemes for signage should relate to other signs, graphics and color schemes in the vicinity to achieve an overall sense of identity. Appropriate colors are the same as those stated in the Architectural Guidelines. , ' ~ VI-17 I ~ ' ' 3. Entry Signage , Entry signs include community entry signs, individual development entry signs and commercial/office identification signs. ' Appropriate material reinforcing the Southwestern Territorial image may include stone, brick, masonry, and stucco. ~ a. Community Entr~.gns The Master Developer shall provide community entry signs. ~ These signs should be large in scale, monument type sign, ~ creating a major statement. ! b. Individual Proiect Entrv Si ng_s Individual project signs shall be similar to the community entry . signs but smaller in scale. They should reflect the specific design of the architecture and theme wall for that project. c. Commercial/Office Identification Sig~ns Commercial/Office Identification signs shall be similar in ' chaxacter to the community entry signs but smaller in scale. They should reflect the specific design of the architecture. 4. Directional5ignage a. Directional Signs Directional signs should direct a visitor to his/her destination in a safe, convenient and efficient manner. Signage should identify both the destination (facility, visitor parking, etc.) and direction of travel. Direction may be indicated by arrows or other symbols, or by sign placement b. Traffic and Re ug latory Signs i Traffic and regulatory signs must meet county/state standards ~ . for face size, face design, reflective qualities, height and other uniformities, which make them instantly recognizable as traffic signs. All traffic signs shall comply the Manual on Uniform Traffic Control Devices. ~ ~ ~I I ' I 3 I ' vi-i s ' ~ ~ ' S. Signage Lighting , The quality of signage lighting should relate to the character that is intended for the area. Sign illumination should not cause a glare or illuminate adjacent sites to the extent possible. Signage may be ' illuminated by uniform external ground lighting sources. Light fixtures should be well integrated with the design and color scheme of the sign using appropriate design, color and lighting hardware. ' G. SITE LIG~ITING ~ ~ ~ The lighting concept for the Dove Mountain Specific Plan area should be , subdued and discrete in keeping with the desired chaxacter of the development Lighting should provide adequate visibility for security and safety. Reduction of onsite and offsite glare should be a prime consideration by strategically placing lights to minimize glare off-site. Simple fixtures should be chosen to i blend into the streetscape. ' The hierarchy of illumination for streets, entries, and individual projects should be clear. The intent is to respond to the varied land use and street edge conditions and avoid monotonous lighting levels and patterns. ' • Street lighting fixtures should incorporate cut-off shields to focus, as much light as is possible, down on roads and walkways. • All exterior building lighting should use energy conserving lamps. ~ . ' i, 1; ~ ~ ~ ~ VI-19 , ~ ' ' VII. SPECIFIC PLAN IMPLEMENTATION ' A. Pur ose P ' Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein, including a ' Phasing Plan for the development of the proposed planning areas. Additional information covered in this chapter pertains to general , administration, subdivision, amendment procedures, and the linkage between ~ these elements. In addition, the Dove Mountain Specific Plan shall be , implemented through the subdivision or plat process. The subdivision process will allow for the creation of lots as plat maps, which will allow for implementation of the project phasing. During the subdivision process, ' decisions on grading, re-vegetation, and other matters are appropriately made. These decisions cannot be made during the specific plan process since the end product is not known. ~ For the purpose of identifying those responsible for implementation of the improvements for the Dove Mountain Specific Plan area, two entities must be ' identified. These are the master developer and the builder. The master developer is the entity responsible for insuring that the basic infrastructure facilities are planned and constructed to serve the development areas within the Dove Mountain Specific Plan. The builder is the purchaser of a development area, or portions of a 'i development area, who will either build ar provide for building within their areas of ownership. ~ B. Phasing Plan ~ 3 The Dove Mountain Specific Plan will generally be developed in two phases. This will allow an adequate level of infrastructure to be built to provide offsite infrastructure and flexibility onsite to respond to market forces. t` ~ 'j VII-1 i ~ ~ The first phase provides the initial infrastructure backbone of the project. It is during this phase that a significant level of infrastructure for the project will be completed. Sewer, water facilities, streets, drainage and grading that will serve the project will be constructed and extended as necessaxy to meet the requirements of the phased build-out of the project. Implementation of the Dove Mountain Specific Plan shall be the responsibility ti of the master developer, the builders, or Community Facility District except as noted. The master developer shall be responsible for engineering and implementation of the major infrastructure systems. The major infrastructure s stems are defined as those systems that are necessary to provide for Y development of the individual development areas. The builder is responsible i for implementation of those facilities within each of the development areas, and ancillary facilities within the infrastructure system that would be damaged or destroyed by secondary development if installed by the master developer. Minor modifications in the boundaries and acreage of planning areas or adjustments because of final road alignments and drainage will occur during technical refinements in the plat .map process and shall not require an amendment to the Specific Plan. Maximum dwelling units per cumulative planning area will not thereby be affected. The Dove Mountain Specific Plan residential dwelling unit maximum shall be 9,159 dwelling units. C. Monitoring Program , There will be a Specific Plan Monitoring Program to assure that development is progressing as indicated within this Specific Plan. The monitoring program ' ~ for this Specific Plan will serve two functions. The primaxy function is to establish a system to monitor the phasing of development and the implementation of corresponding required infrastructure. This information can ' i then be compared with development that is occurring on a regional scale. The ' secondary function of the monitoring program is to establish a system whereby periodic adjustments in density and dwelling unit types within the project planning area may be accomplished and documented. The monitoring program effectively establishes an accounting system to insure that all changes, upon approval, are properly recorded at the scale of the total project and each planning area reflected in this Specific Plan see Exhibit VII.C.1. ' VII-2 ~ ~ ~ 1 ~ ' Project monitoring deals with phasing of development and the implementation ~ of corresponding required infrastructure. This program will ensure that the required infrastructure is in place at the completion of each phase. The phasing plan is responsive to the needed facilities and services for each level of development. Each phase has a corresponding monitoring sheet, which indicates required facilities and services to be completed with the phasing of planning areas. ~I ~ In order to accommodate possible changes and to insure conformance with adopted Specific Plan, the following provisions shall guide and govern incremental allocation and provision of residential dwelling units within the ~ project area. 1. The overall assigned dwelling unit yield of 9,159 residential dwelling ' units and 1,600 hotel/motel rooms shall not be exceeded. 2. A final plat shall be submitted to the Town for review and approval by ' the Zoning Administrator and the Town Council prior to development occurring in any development area where platting is required. Such plats shall be consistent with this Specific Plan. 3. All drafts of such tables and the final approved version shall be ' identified by a revision date located in the official Town file on this Specific Plan. Said table shall be a part of the adopting ordinance. ~ 4. The Town shall cause to be established and maintained an official project file "Dove Mountain Specific Plan", which contains an original and certified copy of every revision to the Specific Plan, including a record of dwelling unit potential remaining in each development area. ~ D. Development Review Procedures The Specific Plan shall be implemented through the review and approval process of final plats by the Town of Marana and through the Town of Marana ° building permit approval process (See Exhibit VII.D.I and VII.D.2). The final decisions on grading, drainage, final road alignment, revegetation and other development matters will be made at the final plat approval stage of development Prior to this stage, there is no adequate information on which to make the necessary decisions and the impact of the market cannot be adequately determined. The review process shall also include the master developer as follows: No structure, including, but not limited to signs, shall be commenced, erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in any way alters the exterior appearance of any structure or area of land within the Dove Mountain specific Plan area unless it has been approved in writing by Master Developer Design Review Committee. A plan ~i VIl-3 1 i I I ''~i ' shall be required to be submitted to the Master Developer Design Review Committee (D.R.C.) before applying to the Town of Marana, for any development approval for all development within the Specific Plan area requiring a building permit in accordance with the Town of Marana Building Code. Review by the Master Developer Design Review Committee will not be required for interior alterations where there is no square footage increase or use intensification. All proposed projects and subdivisions within the Specific Plan area shall be required to submit all plans to the Master Developer Design Review Committee for approval prior to submittal to the Town of Marana for approval and permitting. The plan review procedure will: L Ensure consistenc with the S ecific Plan, the General Plan and all Y P implementing ordinances. 2. Promote the highest contemporary standards of site design. 3. Adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan. 4. Facilitate complete documentation of land use entitlements authorized and conditions pertinent thereto. 5, Adapt to substantial changes that may occur with respect to the circumstances under which the project is undertaken. ' . Procedures Final plat and improvement plans shall be submitted to the Town Zoning Administrator and Town Engineer for review and comment, alternatively, the Master Developer Design Review Committee may elect to utilize for improvement plans only, the improvement plan approval process (Exhibit VII.D.2) as defined herein. During the improvement plans approval process, an "on-the-board" round table review with Town staff is required at two points in the process. Minutes of the meeting shall be taken by the developer that reflects the decisions made by the attendees and distributed at the end of the review meeting. Applicants are encouraged to submit preliminary plans for review and comment prior to the preparation of a final plat. Applicants should insure that they have obtained a copy of the design guidelines contained within the Specific Plan. This will assist the developer in achieving consistency with the Specific Plan and generally facilitate a quality proj ect. ~ VII-4 I ~ ' Upon determination that the plat complies with the provisions of the Specific Plan and the review factors described in the design guidelines, or with ' recommendations which shall be submitted along with the development plat to the Town Council at the earliest possible regular meeting, the Town Council shall approve, conditionally approve, or if not consistent with the Specific ' Plan, modify ar deny the application for plat approval. ' E. General Administration ' The Dove Mountain Specific Plan shall be administered and enforced by the Town of Marana and the Master Developer Design Review Committee, in accordance with the provisions found within the Dove Mountain Specific , Plan. ' F. Subdivision Title 6. Subdivisions of the Town of Marana Development Code, as adopted ' on May 14, 1984 and all amendments to the Development Code approved by the Town Council prior to April 1993, shall apply to all development within the Specific Plan area required to obtain approval of subdivision maps except ' where in conflict with this Specific Plan. In areas of conflict, the Specific Plan shall supersede the Town of Marana Development Code. The subdivision process will allow for the creation of lots through the approval of final plats, ~ which will allow for implementation of the phasing plan. Review by the Town Planning Commission is not required and submission of tentative plats and ~ preliminary plans are optional and not required. The maximum review times for final plat approval is 60 days, building permits for residential is 45 days, others are 60 days; plan review for roads and utilities is 30 days. The Town Council shall continue to consider the recommendation of the Town staff ~ including the Zoning Administrator and Town Engineer before taking any action under the terms of this Specific Plan as provided for in Title 6 of the aforementioned Code. Review and approval of subdivision maps will set forth I~ the various conditions necessary to ensure the improvement of streets, adequacy of parks and school sites, utilities, drainage and other services. t" 1;; VII-5 3 i r ~ ~ ~ ~ , G. Amendment Procedures ~ In accordance with the Arizona Revised Statutes, Section 9-461.09, Specific Plans shall be adopted and amended by resolution or ordinance. This plan is adopted by ordinance and may be amended as necessary, in the same manner ~ it was adopted, by ardinance. Additionally, the Planning Director may administratively authorize minor changes to the Specific Plan that are generally consistent with the goals, objectives and policies of the Specific , Plan, and do not change the land use designation for a planning area. , 1 ~ ' 'i ' ' ~ ~ I~, ~ VII-6 '1 ' ' Exhibit VII.C.1: Monitoring Table ' Development Authorized D/U Transferred Authorized Changed Area Acres D/U Gained/Lost From-To RAC RAC ' 1 2 ' 3 4 ' S 6 ' ~ 8 ' 9 ' 10 11 ' 12 13 , 14 15...... ' TOTAL 'i ~ ~ VII-7 ~i ~ ~ ' ' ' Ezhibit VII.D.1: Plat snd Development Plan Approval Proc~s ' PRELIMINARY DEVELOPi~~ENT PLAN REVIEW WITH TOWN STAFF ' - . ~ FINAL PLAT OR DEVELOPMENT PLAN SUBMITTAL MASTER DEVELOPER ~ DESIGN REVIEW COr~IlvIITTIEE - I'; , APPROVE 1' TOWN STAFF REV~W ~ 'i . ' ~ DENY APPROVE TO~V1~T COUNCIL ~ . . ' , DENY:, . APPRUVE ' , . RECORDING , , ' 1 vii-s ( 1 ' ~ ' . . Ezhibit VII.D.2: Improvement Pian Approval Process ~ PREI.IMINARY DEVELOPMENT PLAN REVIEW ' WITH TOWN STAFF ~ A~ROVEMENT PLAN SUBMITTqL MASTER DEVELOPER DESIGN REVIEW COIvIlvIlTlEE ~ APPROVE APPROVE - DesiBn Certification Process (Subdivision lmprovements) ' TOWN IIvIPROVEMENT PLAN PROCESS Town approved list of qualificd consultsnts ~ TOWN STAFF REVIEW Desiga Eagiaeer files desiga certif cation option with Town . DENY APPROVE Pre-design confereacx with Town Engineer Design Enguteer begins lmprovement Plan . w'ith certi5cation statement on cover sheet ' "On-Board Round table review 34% design stage with Towa staff ; • "On Board Round tablc review (a~ 85% design stage with Towa staff Desiga Engineer files completed Im rovemeat Plaa wi ~ P th Town ' i Certification crnapliance letter issued by Town , Engiaeer prior to Town Council Plat approval Coat:acwr appiies for Conswctioa Pamit ' 24 hour turn around required , I ~ t; VII-9 t ~ ~ I~ APPENDIX - X ~ ~ ~ ' AMENDMENT 6 3 TO DU~E MOUNTAIN SPECIFIC PLAN ~ ~ I ADDITION OF TANGERINE PROPERTY Development Capability Report ~ ~ Prepared by: The Planning Center ' 110 S. Church, Suite 6320 Tucson, Arizona 85701 ` Ph.(520)623-6146 Fax (520) 622-1950 ~i , , ~ ~ Table of Contents ~,',I~ III. Development Capability Report A. Introduction 3 I'' B. Existing Land Use 6 ' C. Topography and Slope Analysis 8 D. Geology .......:.............................................................................................................10 ' E. Soils ...........................................................................................................................ll F. Vegetation .................................................................................................................13 ~ G. Wildlife 16 ' H. Hydrology and Water Resources I. Archaeology 22 J. Existing Features/Public Services 23 ' ~ Table of E~ibits ~ E~ibit III.A.l Regional Context Map 4 ~ Exhibit III.A.2 Marana General Plan Map 7 Exhibit III.B.1 Existing Land Use Map . Exhibit III.C.1 Topography Map 9 E~ibit III.E. l Soils Map 12 , Exhibit III.F.1 Vegetation Map 14 Exhibit III.G.1 Wildlife Map 15 Exhibit IILH.1 Hydrology 17 II ~3 ~ ~ Appendix-X: 2 ~ ; 1 ' ' III. DEVELOPMENT CAPABILITY REPORT ~ A. Introduction ' Purpose , The Dove Mountain Specific Plan Amendment 6- area to be added to the Dove Mountain Specific Plan is the Tangerine Property, immediately southwest of the existing specific plan site. The Tangerine Property is approximately 611.3 acres and is located in t Marana, Arizona in the Tortolita Mountain region. The property lies within Township 11 South, Range 12 East, Section 36. (See Exhibit III.A.1: Regional Context Map). The primary purpose of the Development Capability Report is to identify and inventory ' the various existing physical elements 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 parameters of the site. The following physical components were compiled to assess the suitability of the ~ property for development: ~ Existing Land Use * Topography and Slope Analysis * Geology * Soils * Vegetation * Wildlife * Hydrology and Water Resources * Archaeology ; ' , i II Appendia-X: 3 ~ Exhibit III.A.I Regional Context Map ~ ~ ~ I ~ ' ; ; , ~ ~ z~ ^ ~ i I ; I Z~ ; ~ I ; z f- « a . I I W Z•~ m ~ ~ I ! ~~U m ' ~ I W o ~ ~i ~ ~ ~ ~ Z ~ o ~ . o ~ N ~ O U.. ~ i U <,; I ~ . ~ / ~ - ~ ~ ~,:z= I fJ~> I Thornyd~.Le ~ d ~ ` ~ 'n 'iry 4 ' I I w . ; . . ` . i ~~~4'~~+4'F ~ ' i ! ~l1 A^~X ' e~y'i' P t A ~ i 3n . O I J . ~ . ~ 1 ? ~i ~,~~~Y ~ ~ _x,~,~-~ n 1, (L f I a - x~g'~'; J I ~ I a _ „,;~f~'~ ;~l.t_~r""~,~ ~ 2 } ~ ~ , ~ r , : 1-- x ~ ~ k' , ^ f I .r..~ ..,-~Ai~r 1~~ ~F~ ~ I I 1^ LL ' ~~~jl •w~~ ~ `q a~ ls~ I ~ _ / -.'n ~~T3~ ~ ' ~LGI '3 ~ I : ~~x~ . . ~ ' I i~/ ' ~r ~ ~~'~ak'~-~ xk~ s ~ V , a ~3~~::~~~~ ~ ~ ~ ~ _ ~ W ~ ~ ~ I , ~r,'. :.~1~ ~ _ ~ \ ' I "h ~ ` , I ~ ~ 7Q'' ° I ' ' . ~L/' j ~'`4 i ~ ~ 3 ~ ~ ~ ~ . ~h ~ / °~n~~,* ~1 'v~J +]n ? t , S ~ . : ~5 . iA' 4 ~ ' ~ q+.~" ~y _ I ~ ' -#1,~_'§ i, ''d~f k I J ..y'L~'.T+ii 4~'.~r~ ~ i. . Y:-~rl.nC:. . , ~ ~ r ?'.~w x ` `~t~: ~ c ~ fR ~~~~~-s~ L`=~ FY ~ ~x ~~'s ~~y~ ~ ~ t~ s.i:" Z ~ ~ i . , ='~~',.§dtt ~ = v~L , ` ~ • , s~. ~ ~ x 3x~" ' ' ~ ~ ~ .Y ' r x ~ ~ / • ~ . p \ ~ : i U ~ ~ . I / ' , ~ ~ t---- Vy ~ i~ ~ ~ ~ ~ ~ , ; I ~ --i--'; ~,3~,~~ ; ; . ~t ~ . ~ ~ ~ ' ' ~ ~ i' ~ ~ ¢ 1 ~ ~ I I ' . 3''F~ n\' : ~ I ~ ~~1~ ~(J~ ~ I S~V ,'^~'s.', ~ : I 0 ' S~,~i~ . J F , . ~ ~ t rc ~~.u~ 'Ci;ch, ` J~~: I ~ o _ ~a , N ~U i, ¢ ' I r€~'~t, q?i i - I _l I ~mC~ ~ ~ ~ ; ' I ~ ~ ~ ~ ~ I O ~ U ~ j 4= C i ~ / ~ ~ ~ cu / i ; I ; ~ ' ~ ; . ,~I ~ i~ I ~ ~ I , ' ~ _ i ) ( - - Appendix-X: 4 1 ~ ' ~ E~ibit III.A.2 Marana General Plan Map ~ ' :.:~'i'/ ~ _ _ i ~ ~ ~ - If ~ ~ ~ ~ ~ { ~ - , ~ ~ ~ ,d `'i ~ ' ~ ~ ~ ; 1 ~ 'i 'r ' General Pisn Dasignations THE ~ Cammeraat: Community r PLANNING ~ Commeraal: Tourism CENTER Community Development Zones ~ ' /r 710 s.~GM1F2C~i AM17~SU1'P~ 6320 ~ Law Density Residential ~ TUCSON AZ E57M (`.~D) 6?3'6~48 Medium to High Dens'rty Residenfiai 0 3000 Feet , ; ~ Open Space: Recreafionai ; Public Facility i:r~eadcaw~~~a~re se~+ a~a,.~ s~ a~+~+ ,I 1 , j Appendix-X: 5 ~ ~ B. Existing Land Use ~ The Dove Mountain Specific Plan Amendment 6- area is undeveloped land. Primary land use since the 1800's has been cattle grazing. With the exception of a few scattered jeep trails there are no built structures. (See E~ibit III.B.I: Existing Land Use Map). ' Prior to annexation into the Town of Marana, the property was zoned RH (Rural Homestead, 0.24 residences per acre) in Pima County. The property is currently zoned as Zone C Large Lot Zone in the Mara.na Zoning Code. ~ This property is designated as a"Cotnmunity Development" zone. (See Exhibit III.A.2: Maxana General Plan Map) As a component of the overall Dove Mountain Specific Plan, the proposed residential and support commercial land uses are compatible with the intent of this Development Zane. ~ 'i t~, ' Appendix-X: 6 Exliibit III.B.1 Existing Land Use Map _ ' . , ~ , , ~ ~ 1 nj, ~ targetot ~ ~n Si e Faril , ngle , !'I ' ~ x ~ derGi~ ~ . ' R 194 Sirigle Family ~ ~ - ~ Resider~iel ~ . ~k: . „ ~ . _ uL}j ~P~ ~ ~ ~ I ~ _ . V y.. ' ~ . . . - . ~ ' i+5 ~,i ~i~ e . f .N . @ ~ {at"~~. ~ ~ r ~ e,~L~t~` #a .,s ~ . ~s. ~ • ' ~ ot ne .p ~ _ ~ i ' ~ . . ~ . 3 ':1 ; ~y ~ 9 9 I ~~~~~:"c'i"R, ~ . r ~ p 6000 Ft ~ B Medium Lot Zone ~ C Large Lot Zone ~ F Specific Plan ! LI Light Industria~ ~ THE ' ~i R-144 Single Family Residentia) ~ PLANNING ~ R-36 Single Family Residential ~ CENTER R-8 Singie Family Residential T~csoN ~z a5~o, r5zo~ sz36,46 I:ProjeclsfCPl-07/Extvbitsllocation map.2pr/existing Iarr1 use laYOUI ' ; ' Appendix-X: 7 F ~ , ~ ` C. Topography and Slope Analysis The Tangerine property sits on the alluvial fan of the Tortolita foothills. Therefore the , site slopes gently down from the northeast corner to the southwest corner. The significant slopes are located along the washes and riparian areas, constituting 21.72 ' acres or about 4% of the amendment area. Approximately 18.22 acres of this total contain slopes of 15 to 25%, and 3.5 acres are slopes of 25% or greater. ' ' ' ' , ~ ~ ' ; Appendix-X: 8 , ~ I~, i ~ ' , 1 Exhibit III.C.I Topography Map ' ' 3 v ~ ~ ~ ~~~'~'ti ~`v ~ . "~;,;f `w w.y-~- t ~ - ~ ~ ' , ~ ~ ~ ~I~~,~~~~ ~ ~ e ~ ' 4;..~ ~ 1 ~ ~ ~ , ; ~ ` 1 _ ' ~h ~ ~ ~ ~ ~ ~ + ~ ti c~t ~ ' ' ~ ' " ~ c•~ ~ ~ M ~ { ~ _ ` > _ ~ ' ~ . ~ ~ ~ ~ ~ . ,~~i'. ~ ~ "prT 4 ~ G-• • ~ ~ ` ,'i ..r„~n.~~"' ~ Lr~" w``a S 1 , . w~~ 1 i ~ •~.r+ 4 ~ r;~. ' \i ~ . ~ ~ } 4 i~ . ~ J . / ~ ~ 5~ ~ f ~ ~ .5~~~` ' ~ _ ~ M 1. L\ . ~ ~ r r.r~ ~ y ~1~~~ ~ Y,~y~ ~..ti 7' ~ .9~ j ~ \ ~ 1', '-~t ~ ~~54 ~ , L i~ r S' r ~ ~ l`~ ~l~ ~ , ~ . i ~ ~ o S ~ _ l ~ --ll - ~ ' L ~ . . . , . ~ _ r i i ~ti:.3~v.~~, SL, ~ . ~ ~'h' , ~ ~~i , Slopes ~I 15% or Greater ' _ TH E ~ PLANNING CENTER CONTOUR INTERVAL = 5 FT. ~ „us.cr+uacNAVE.. suires~zo ; TUCSON. AZ lS701 (520) 62~~61~6 i Q' ~J~O~ ~~0~~ . Proleela~. CPI-07 . ' . ome. 6larcn tf. zooz ' } ~}~~~17C~1\-~: n ~ ~ ' ' D. Geology The Dove Mountain Specific Plan Amendment 6- area is located in the northern fringe ' of the Tucson Basin. The Project boundaries include portions of the lower Tortolita Mountains pediment. The Prospect Wash is the largest drainage way traversing the site. ' The Tortolita Mountains contain a diversity of rock ages, types and structures. The project site is composed of surficial deposits (Holocene to middle Pliestocene). These ' deposits consist of alluvium in present-day valleys and piedmonts, eolian deposits, and local glacial deposits. ' There are three types of geomorphological surfaces in the project area: undifferentiated Pleistocene fans, undifferentiated Holocene fans and active stream courses. ~ The Modern unit (0-100 years old) is composed of active channels. It is comprised of deposits of well-sorted sand and silty sand, with lenses of coarse sand and fine gravel; boulders are found locally in larger washes near the mountains. ' The Late Holocene unit (0-5,000 years old) is composed of low stream terraces, young alluvial-fan surfaces, and small channels. Deposits are well-sorted sand and silty sand, ' with lenses of coarse sand, pebbles and cobbles. Surfaces are sandy, with some pebbles and cobbles. ' The Early Holocene to Latest Pleistocene (5,000 to 20,000 years old) unit includes alluvial fan remnants and stream terraces that are geologically young but have been isolated from significant flooding and deposition for thousands of years. Deposits primarily consist of sand and silty sand, with layers of pebbles; cobbles are found locally. The Late Pleistocene unit (20,000 to 125,000 years old) is composed of fan alluvial remnants. Deposits consist of sand, silty sand and gravel; they generally have more gravel than all yoixnger units. . Appendix-X: 10 '~i' ~ ~ . . ~ . II ' ~ ~ E. SO11S There are three different major soil groups on the Dove Mountain Specific Plan ' Amendment 6 project site. Soils in this area can serve as structural or foundation material for developments. , The major soil properties important in engineering design include: * Permeability ' * Shear Strength ' * Compaction ' * Drainage * Shrinlc-swell The Soils Map (See Exhibit III.E.1: Soils Map) identifies the three soil types on the ' project site. The soils types listed below correspond to the reconnaissance survey prepared by the U.S. Soil Conservation Service, 1985: , , * Pinaleno-Nickel-Palo Verdes This composite series consists of very deep, well drained soils formed in fan alluviun ' from mixed rock sources, including granitic, volcanic and metamorphic rocks. These soils can be found on fan and stream terraces, fan remnants and pediments. Slopes for this composite range from 0 to 45 precent ' * Tanque-Riveroad-Arizo-Riggs This composite series consists of very deep, moderately to excessively drained soils ~ formed in stream or fan alluvium from mixed rock sources, such as volcanic, granitic and sedimentary rock. The soils are found on low stream terraces, alluvial fans, inset fans, fan aprons, fan skirts, and flood plains of intermittent streams and channels. Slopes for these soils range from 0 to 15 percent. ~ * Hayhook-Sonoita ~ This composite series consists of very deep, well drained soils formed in fan or hillslope alluvium. 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LEGEND ' 0 PINALENO-NICKEL-PALQS VERDES ~ THE p 2000 Feet PLANNlNG HAY H OO K-S O N OITA CENTER .0 ~ ~~pa A> A^Ol l•'•]16~3~E1~6 ~ TANQUE-RIVEROAD-ARIZO-RIGGS ' I:PRQIECTSlCPI-07l6dtibitslveg_meP.apdnoils_ieya.tl . . Appendix-X: 12 ~ ~ ~ ~ ~ ' ' ' F. Vegetation , The Dove Mountain Specific Plan Amendment 6 project area is part of a large tract of undeveloped land within the Upper Sonoran Desert vegetation community. The project ~ area includes mountainous regions and riparian area within the Tortolita Mountains, The juxtaposition of these landforms supports diverse assemblages of plants. ~ Plant Communities Two major vegetative communities are identified within the Plan area. (See Exhibit ~ III.F.l: Vegetation Map). Community Acrea e % of Total ' Foothill Palo Verde 558.0 91.4 Riparian 53 .0 8.6 ' The Foothill Palo Verde Community is the largest community within the project area. The dominant plants are: 'i * Foothill Palo Verde Cercidium Microphyllum * Cheesebush Hymenoclea Salsola * Whitehorn Acacia Acacia Constricta ' * Chain Fruit Cholla Opuntia Fulgida * Thornbush Lycium Spp. * Mesquite Prosopis Juliflora ' * Desert Hackberry Celltis Pallida Riparian Communities include Prospect Wash and its tributaries. These are the most ' significant communities within the project area. Riparian communities along one of the many Washes have been designated as Class I Habitat by Dr. William Shaw, University ' of Arizona, in a 1986 study prepared for the Pima County Department of Transportation and Flood Control District. Class I Habitats are those providing a major extension of riparian habitat from protected areas and mesquite bosque." ' i Appendix-X: 13 ~ i ~ ~ E~iibit III.F.l Vegetation Map il' ' ' ' ~a • M~e Ra 1 ~ , . 1 C~ " . ~ ' ~ ' Tangerine Rd , ~ THE Vegetatan Community 1:2,OQ0 Ff PLANNING ' CENTER , • • • Foothitl Palo Verde ~,~N e~o, Riparian ' Appendix-X: 14 ` ~ I r Exhibit III.G.l Wildlife Map ' ' ' 1 ~'a ~ ~ Moore Rd ~ , ~ ' ' Tangerine Rd ~ ~ i~. Wiidi'r~e Habitat THE I: ~ 1:2,000 Ft PLANNING ~ Major Segments of riparian habitat ~~~J CENTER ~ not Iinked with profected areas. ~ ~ 7LCSON. AZ 85701 (5201 623-8 7 46 ~ Major Segments of riparian habitat from protected areas. { Appendix-X: 15 ~ a< ~ ~ ~ , ' G. Wildlife ' The principal wildlife resources of the Plan area are located with the primary riparian community (See Exhibit III.G.l: Wildlife Map). Refer to the Arizona Game and Fish ' Department letter in appendix for a detailed description of wildlife resources in the project area. The primary riparian community, Prospect Wash, is a movement corridor for wildlife. It is designated as a Class I Habitat, as mapped by Dr. William Shaw, ' University of Arizona, in a 1986 study. The Arizona Game and Fish Department presently suggests that development activity in the canyon bottoms and areas with wash associated vegetation be restricted to as great a degree as possible. (See Appendix - ' Arizona State Game & Fish Letter). Roads crossing washes should be designed to accommodate wildlife passage. The land is within an area that has potential habitat for the pygmy owl. Surveys conducted indicate that there are no owls on the site. It is likely ~ that consultation with the U.S Fish and Wildlife Service prior to use of federal permits would require preservation of substantial on site or off site land. ' The riparian areas function as corridors for wildlife travel between reserves of public land through more urbanized and developed areas. The Class I Habitats are continuous linkages from public preserves such as the public preserves with the Tortolita Mountains. ' ' • 'i . '3 11 1 ! ' , ' Appendix-X: 16 ~ ~ ~ 1! ~ . Exhibit III.H.1 Hydrology . . , , r ~ i ~ ~ ~ ; ; 5~;~ ~ 1 . ~ . , ; . ; ~ ' ~ ' . a ~ • / ~ a . . I 1 ; - « 3A 4A A ° ~ ; 6A ~ t _ ~ - ~ ORE RO _ o ; ` ~ - ' - ------~;1 ~ ? i ~ : i I I ? . ~~~A~ ~ ~ ? . I i ' ~ ~ ~ : ~ : ? ~ ~ ? i ,I,~ I ~ / . I ? il ? S I ~ ; ~ ~ ' ' ~ AT I ~ : ~ ~ ~ ~ : ~ ~ O REDHAWK I / / / ~ I I~~ 49 031 M&P ~ ~ ~ ' ~ , T ~18-541~ li ~ f ; 1 l I? : I ~ ? , 0.Q' ~ i j ~ : : ~ . ~ I ~ . ~ I~ ~ I ~ . . . . . . . .I. . . . . . i . . . . . . . . . . i . . . . . . . . . . . . . . . . . . . . . . . . . . ~ ? , ~ w I ~ 1 ~i ~ ~ : ~ ~ ~ 1 / • `~'rQ . i I ~ ~ ~ ~~I ~ ~ .o~ ~ s ? ~ O I ~ ~ 31 ? : .~~s ~ ~A ; ? ~ ~ ~ o rn i~ i ? . r i I I ? ? ~ 3 ' • f z ~~i ! ~ , . ~ ii ~ 2 ~ ~ : ? : ? v ~ ~ : , ~ . : ` ~~g,q y. E-~ I i ? ~ ! ~ ? y ~ v ~ ~ I i~ ~ ~ ~ . ~ • ~ 1 1 j ~ ~~I-------~- s ~ - ~ . I ~ • • ~ Op , ? ~ ~ I ~ 4 ~ ~ O~ E i W I 7 ~ i 1 : ? ~ ~ ~ Q~I I I I ? ? ~ ~ ~ I 1~• : ~ ~ I Z ~ ~ I ~ i ~ . e i ~i : ~ i ~ i ~ . ~ . . . ~ ~ 12 i , ¦ : ~ i ,U i ~ II e ! ~ ~ s i i r ~ ~ ~ ~ : ~ ° ~ ~ i i• ~ ~i ~ i~ ~ ~ . t ~ yi ? ' ~I + ~ ? ~ ~ ~ ~ ~ t : e ~ ? ~ i ? 10 8~; ~ 1,~~ g:,~ 1 ~ ,I~ • . . . , . , I~ y - --J~ . . - ~----_J!' ---Y -----i--------- . ~ ' TANGERINE ROAD ' ' P K DISC ARG RAT S m+~nun u~uuca ro nu~ ra~r aRwnm rmrr ~ ~ na~ra d. svs-um+s ~ Jt! 770 N A ~ . ~ JJ 159 N A ~ - - . u ~Y 60 N A . . ~ J? ?6J 3l 4~ S M - ~ f6 70 H A < u ias ~ ~ Pt ~ 1I2 ~ N A ~ 3 35 Y11 S1 ~ . ~ IS Y08 N A . . 6 165 I1S7 61 . ~ !14 IZt6 N A ~ ~ ~ zsa~ :neo THE T7° ~ PLANNING ~ ~ ~~s CENTER 9 ai a~o M A ~ JI II9 H A ~ 10 2$y . ~ TUCSONHAZ 85701E5T0)6231'i1Gb 11 IT7 35J 1 ~A p~ 500' 1000' i ifA 51 101 N A ~ ; 71J SB1 17A ~ PrqaelCtCF1-07 i , Id9 517 N A ~ ' . Oale: ]Ze-02 ~ . I, . nie~ame: vmicaacv~ ovmw~omra~o ' ; ' I~ ~ . ~ e 1•. _ 'C7. 1 7 ~ t 'I. 'i H. H drolo and Water Resources Y gY . EXISTING DRAINAGE CONDITIONS The project site is located in the mountain and foothill region of the Tortolita Mountains. The watercourses that cross the property are generally well defined with banks 2 to 10 feet high. Consequently, the associated 100-year flood prone areas generally exist in narrow, definable washes. As such, these watercourses are relatively stable with respect to erosion and/or lateral migration. There is one major wash crossing the property. By definition, a major wa5h is one that conveys in excess of 2000 cubic feet per second (cfs) through any portion of the plan area ' during the 100-year storm event. The only wash crossing the property that has a 100-year discharge >2000 cfs is Prospect Canyon Wash which enters the plan area along the north boundary, then drains southwesterly toward Dove Mountam Boulevard. The drainage ' area for Prospect Canyon Wash at the point of exit from the plan area is 3.4 squaxe rniles. The 100-year discharge for Prospect Canyon Wash within the plan area is 4070 cfs. The 100-year discharge value for Prospect Canyon Wash was determined by previous studies which were approved by the Town of Marana and the Federal Emergency Management ' Agency (FEMA). The methodology used to determine the discharge rates is based upon a modified Pima County method. The methodology is described and documented in a study conducted by Simons, Li & Associates dated September 5, 1996. Prospect Canyon Wash is mapped as a federally-regulated FEMA floodplain on Panel #04019C 1 O l 5 dated February 8, 1999. This FEMA map delineates Prospect Canyon Wash through the plan area as a Zone AO with a depth of 3 feet and velocity of 8 fps. The boundaries of the FEMA-designated floodplain area for Prospect Canyon Wash are delineated on Exhibit III.H.1 Hydrology of this document. In addition to Prospect Canyon Wash, the plan area also contains several minor washes (see Exhibit~III.H.l). A minor wash is defined as one that conveys between l00 cfs and 2000 cfs. The 100-year peak discharge rates were determined for all minor washes having a 100-year discharge rate >100 cfs. Exhibit III.H.Iof this document shows the ~ location of roughly 20 points of concentration along the project boundaries or at points of ' confluence with Prospect Canyon Wash. The 100-year discharge rates at each of these concentration points is listed in Table III.H.1 Hydrology. 'i , Appendix-X: 18 i ' t ~ ~ Approximate 100-yeax floodplain limits were delineated by CMG Drainage Engineering, Inc., for the minor washes having a 100-year peak discharge > 100 cfs. These floodplain limits are delineated on Exhibit IILH.l of this document. The minor washes that generate in excess of 100 cfs possess natural characteristics or features that could be enhanced with various vegetation types; however, for the most part, these characteristics are limited to extreme downstream reaches. Typically, the upstream ' reaches under natural conditions do not generate sufficient runoff to support vital riparian communities. a ~ 'i, t~~ ~ ~i Appendix-X: 19 'i ~ , ' 1 ~ DRAINAGE CONCEPT PLAN , Major washes and minor washes within Section 36 (having a 100-year discharge greater than 100 cfs) are planned to remain in a natural condition. No residential lots will be placed within a delineated 100-year floodplain area or erosion hazard setback. There will , be a limited number of street crossings of minor washes which are needed to gain access to the subdivisions. No street crossings of Prospect Canyon Wash are required. , Runoff from urbanized areas will be conveyed within the streets to the extent allowed under the Town of Marana development standards. Points of outfall for street drainage could be existing minor watercourses or Prospect Canyon Wash. There may be a need ~ for some sma11 constructed drainageways to convey runoff from the subdivision boundaries to these washes or to retention/detention basins. The primary approach will be to utilize streets and constructed drainageways to convey runoff to retention/detention ~ facilities. In this way, the increased runoff associated with development activities can be controlled and released in a manner consistent with the Town of Marana ~ retention/detention standards. Onsite retention/detention will be implemented as required to fulfill Town of Marana ' retention/detention criteria, , 1; ~3 ~ ~ ~ ' , ~ ' Appendix-X: 20 , ; ~ ' ' I. Archaeology The Archaeological Site Survey Files at the Arizona State Museum have been consulted ' with the following results: There has been an archaeological survey (1981-174) on the subject property and there are two known sites (AZ AA:12:218 and 415) located on this ' property. A very small (about 40-acre area) of this section was not surveyed in 1981 on the student participation survey for the Northern Tucson Basin. ' Since cultural remains are known to exist on this land, since the survey was student oriented, and since it occurred in 1981, a resurvey of the lands in question would be appropriate. If the sites mentioned above fall within the area proposed for development, ' then a data recovery program (which may include monitoring, testing and/or excavation) will be required of those areas impacted by development. Clearance on this project wauld not be recommended until after archaeological investigations have been completed ' by a qualified archaeologist. In response to the Arizona State Museum's recommendation, Cotton~vood Properties , contracted Desert Archeology Inc. to conduct an Archeological Reconnaissance of the property. In their report (Attachment 3), Desert Archeology Inc. found that sites AA:12:218 and AA:12:415 are considered ineligible for inclusion in the National ' Register. These sites were totally collected 20 years ago; one site, AA:12:218, could not be relocated due to the lack of surface artifacts. At the other site, AA:12:415, only six artifacts have since eroded out or were missed in the original surface collection. The rock ' ring at AA:12:415 was not well defined. It contains little research potential and has been recorded in detail. Experience at similar sites in the Dove Mountain area has shown that those with few, if any, surface artifacts when revisited several years after the initial survey, contained no buried deposits. Even sites with a fair number of new artifacts on the surface often did not contain buried cultural deposits when they were tested (Swartz 1998). The project area lies in the bajada of the Tortolita Mountains, which has a low site ' density. Areas to the north and east, closer to the mountains, have a higher site density, primarily along the major drainages. To the west, closer to the Santa Cruz River, the site density also increases. Two small sites within a square mile is a likely density in this location. ; Therefore, Desert Archeology, Inc., recommends that planning and implementation of construction within this survey area proceed. However, should any buried archaeological remains be encountered during construction, work should halt temporarily until an archaeologist has assessed their significance. ~ A endix-X:21 PP ' i ~ J. Existing Features/Public Services ' The Dove Mountain Specific Plan delineates land uses and proposed infrastructure to provide transportation and services to the area. Dove Mountain Specific Plan Amendment 6 will continue with those proposed roadways and services. ' Schools and Recreation The project area is within the Marana School District with no schools existing or ~ currently planned within a one mile radius of the site. The schools within the vicinity and currently serving the area are: ~ • Wilson Richard K-8 School 2330 W. Glover Rd ' • Ironwood Ridge High School 2475 W. Naranja Dr. ' Fire Services , The property would be annexed into the North West Fire District as it is developed. Currently, the fire station closest to this project is Station 37, located at 13001 N. Tortolita Rd. ' Transportation The major transportation corridors in this area are impacted both by Pima County and the ' Town of Marana. There is generally agreement between the two, although some differences regarding future corridors do exist. The two primary corridors which are proposed to serve northeast Marana are Tangerine Road and Thornydale Road. These ~i; will eventually be limited-access, high volume roadways. Also serving this area are. Tortolita Road and, to a lesser degree, Camino de Oeste. Water The City of Tucson has, potable water lines, (24" and 16" lines) in the vicinity of the eastern praperty edge. These lines have the delivery capability to generously supply the potable water demand requirements of the project. Service will require an expansion of the Water Service Area for Tucson, or connection to offsite facilities owned by the Town of Marana. 1 ~ ` ~ Appendix-X: 22 ' Sanitary Sewer ' The to o ra h of the site indicates that it drains to the south-southwest. Located P g P Y . approximately '/z mile west of the project site is the TMP Pump Station, which is owned, ' operated, and maintained by PCWMD. In January 1989, Greiner, Inc. prepared a sewer basin study for Phase I of Tortolita Mountain Properties, covering 3100 dwelling units and 300 acres of commercial development in the easterly 1968 acres of the TMP ' property. This property is now part of Dove Mountain/Heritage Highlands. The Greiner study calculated a Peak Wet Weather Flow (PWWF) of 2.79 MGD. This flow criteria was used to design the ultimate configuration of the aforementioned TMP Pump Station. ~ In 1995 in con'unction with the be innin of develo ment of Herita e Highlands, OPW , J g g P g & Associates prepared an updated sewer basin study for the previously studies 1869 acres TMP Phase I property plus 2220 acres from Phase II. This study indicated that the ultimate projected flow into the TMP Pump Station would be 2.64 MGD, from 4,035 dwelling units and 63 acres of commercial development. ' Using design parameters set by other platting and development plans in the Dove ' Mountain Specific Plan, it appears that there is sufficient capacity in the TMP Pump Station to receive sewage flow from the development of this property. ' Private Utilities Electricity, telecommunications and cable television services will be extended into this area at the time service is necessary through agreements with the individual utilities. Trico Electric, a localiy owned cooperative, will provide electric service. Southwest Gas, telephone service by U.S. West Communications and Cable service by an undetermined vendor, may provide natural gas service. ' 1i ' ' : Appendix-X: 23 , ~ • ~ ~ssug~ eY COMMITMENT FOR T~'I'LE INSURANCE ~ ~,u~ers`~#1~~r~ss~ran~e ~rp~~at~on A LWCMAENG CDMlANY LAWYERS TITLE INSURANCE CORPORATION, a Virginia corporation, herein called the Company, for a valuable '4 consideration, hereby commits to issue ns policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in S~hedule A, as owner or mortgagee of the estafe or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; ail subject to the pravisions of Schedules A ' and B and to the Conditions and Stipulations hereof. , This Commitment shali be effective only when the identity of the proposed lnsured and fhe amount of the policy or poiicies committed fior have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endarsement. This Gommitment is prefiminary to the issuance of such poficy or }~olicies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committsd for shall issue, whichever first occurs, provided that the faifure to issue such policy or policies is not the fault of the Company. This ' Commitrnent shali not be valid or binding until countersigned by an authorized officer or agent. IN W(TNESS WHEREOF, Lawyers Tt~le fnsurance Corporation has caused its corporate name and seaf to be hereunto afFixed by its duly authorized officers, this Commitment to become valid when countersigned by an authorized offcer or agent of the Company. LAWYERS TTTLE INSURANCE CORPORATTON ' = ~µSUR~H~\y1 i ~.~`~•~~"``„"FCO9t~ By: ' Jr . Attest: ° ~ v - ~ 3 i• ~ f',~ 1~ `I ~ ' Secretazy `~t~'i1;,q/C~ aµp V~~2: President Condifions and Stipufations 1. The term "mortgage," when used herein, shall include deed of trust, trust deed, or other security instrument. 2. if the proposed Insured has or acquires actual knowledge'of any defect, fien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be reiieved from liabiliry for any loss or darnage resulfing from any act of refiance hereon to th'e extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or ather matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company ~ from liability previously incurred pursuant to paragraph 3 of these Condifions and Stipulations. ' 3. Liability of the Cornpany under this Commitment shall be onfy to the named proposed Insured and such parties included under the definiti~n of Insured in the form of poficy ~r policies committed for and only for actua( ioss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to e(iminate exceptions shown in Schedule B, or (c) to acquire or create fhe estate or interest or mortgage thereon covered by this Commitment. In no event shall such liabiiity exceed the amount stated in Schedule A for the poiicy or policies committed for and such liability is subject to the insuring provisions and Conditions antl 5tipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby in~orporated by reference and are mada a part of tnis Commitment except as expressly modified herein. ' 4. An action or actions or ri hts of action that the ro osed Insured ma have or ma brin a ainst the Com an arisin out Y 9 P P Y Y 9 9 P Y 9 of the status of the title to the estate or interest or fhe status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions'of this Commitment. , ' ` ALTA Commitment - 1966 Cover Page Form 1004-268 • ORIGINAL ~ , ~ ~ - . J _ - - - - a ~ NATIONAL HEADQUARTERS RICHMOND, j/IRGINlA Pamela Tighe Amended: • Lawyers Title Of Arizona, Inc. COMM(TMENT FOR TITLE INSURANCE Typed: 12l21/2001 One South Church, 5uite 1800 SCHEDULE A Examiner: BW Tucson, AZ 85701 Typist: bw B ra n ch: 024 . 1. EFFECTIVE DATE: December 6, 2001 at 7:30 A.M. CASE NO. 00423721 , 2. POLICY OR POLICIES TO BE ISSUED: (a) ALTA ~wner's Po(icy -1992 AMOUNT: $ 12,0OO,OQ0.00 ' PROPOSED INSURED: RlTA LAND CORPORATION, an Arizona corporatian, and REDHAWK MARANA, L.L.C., an Arizona timited liability company ' ' • (b) None AMOUNT: $ PROPOSED IN.SURED: ' c None AMOUNT: $ PROPOSED WSURED: ' ' 3. TITLE TO THE FEE ESTATE OR INTEREST iN THE LAND DESCRiBED OR REFERRED TO IN THiS COMMITMENT IS AT THE EFFECTIVE DATE HEREOF VESTED IN: TANG~RINE PROF'ERTIES, a Cafifomia general partnership I! 4. THE LAND REFERRED TO. IN THIS COMM1TMcNT IS DESCRIBED AS FOLLOWS: Exhibit A Attached Hereto and Made a Part Hereof. ' • i . ' a COUNT~RSIGNED AT: TUCSON, AR(ZONA THIS COMMITMENT lS INVALID Lawyers Title Of Arizona, inc. U N L~ S S T H E I N S U R I N G PROVISlONS AND SCHEDULES y~ ~ ~ A AN.D B ARE ATTACHED ~ B : . l~cuWorized Officer or gent 'i • ' . ~ ~ , LiC,~.lN~''.,. 1 1lIC III~il1i"Q1/(~C VU?, ~JVI CLI.IV~~ ' NAT{ONAL HEADQUARTERS RICHMOND, VIRGW(A ' SCHEDl1LE B - SECTION 1 RE4UIREMENTS ~ THE FOLLOWING ARE THE REQUtREMENTS T~ BE COMPLIED WITH: ITEM (A) PAYMENT TO OR FOR THE ACCOUNT OF THE GRANTQRS OR MORTGAGORS OF THE FULL ' CONSIDERATION FOR THE ESTATE OR INTEREST TO BE INSURED. ITEM (B) PROPER INSTRUMENT(S) CREATING THE ESTATE OR INTEREST TO BE INSURED MUST BE EX~CUTED AND DULY FfLED FOR RECORD, TO WIT: ~ ' 'I, TAXES for the year 2001 are shown paid in the amount of ~90.78. ' (State Tax Parcel No. 218-55-019J2) ' 2.- TAXES for the year 2001 are shown paid in the amount of $12.40. ' {Sta±e Tax Farce! iVo. 2'18-5~-019B3) ' 3, Submit fuliy executed copy of ths partnership agreement (and aIl amendments) of TANGERINE : PROPERTlES, a Cafifornia g~neraf partnership for examination. The right is reserved to make aciditiona! requirements upon such examinafions. ' 4. Usual preliminary inspection reparf by an empfoyee of Lawyers Titie. The right is reserved to make adciifional requiremenfis or exceptions upon examination of said report. ~ 5. Furnish plat of survey acceptable to Lawyers Title. The right is reserved to make additional requirements or exceptions upon examination of said ptat. ' NOTE: The Plat of survey furnished to satisfy the above requirements must be made by a ' Registered Civil Engineer or Registered Land Surveyor, showing proper ties to locafing monuments, location of the improvements on the premises, easements or rights-of-way, over or under the property, together with any encroachments or projections, fences or any other matters affecting the use and occupancy of the premises, and CERTiFICATION BY said Engineer or Land Surveyor that there are no other easements or rights-of-way, in use or in evidence, over or under the subject property, nor any encroachment of improvements onto contiguous property by the imgr.ovements located on the subject property nor any encroachment of improvem~nts from acijoining property onto the subject property, otherthan those shown on said p{at. ° Upon furnishing of said plat, any matEers disclosed by said plat will be added to 5chedule B. i 6. Furnish documents which enfitle the occupants to possession. The right is reserved to rriake additional requirements or exceptions upon examination of said documents. 7. Completion of Owner's Declaration executed by TANGERINE ~PROPERTIES, a Caiifornia general partnership. ~ NOTE: A,R.S. Section 11-480(A) provides Effective January ~t991, each instrument (presented to a county recordar for recordation) shall be no iarger than eight and one-half inches in width and no longer than fourteen inches and shalf have a print size no smaller than 10 point type AND shall have at least a one-half inch margin across the bottom and the left and right sides from the top to the bottom. The first pa~Q shali have a top margin of at least two inches of verticai spa~ce f~om ieft io ri.~ht a~d sna~t b~ r~~~rvec~ ror recordation and return address information. CASE NO. 00423721 ; ~ ~ . , . ~ g, Record Deed and Affidavit of Value from TANGERINE PROPERTIES, a Cafifornia g eneral , partnership, to RiTA LAND CORPORATION, an Arizona corporafion, and REDHAWK {VIARANA, L.L.C., an Arizona timited {iabitity comparry ~ NOTE: If Power of Attorney being used for this transacfion, submit to the Titte Offi csr sufficisntly prior to close of this transaction for approvaL ~ Such further requirements as rnay be necessary af#er compietion of the above. Furnish Affidauit of Authority with any Power ofi Attorney. ' ~ ~ ' ~I ~ . ; ~ ~ CASE NO. D042372"I ~ ~ ~ ~ . Page3of10 • ~ ~ ~ . _ • . ~ . . LR.~r~, ~ v ¦ ¦~.~V ¦R~~VUe w~wvv vv? ~ ,va ~s~.av~a . t NATIQNAL HEADQUARTERS RICHMOIWD, V1RGiNIA _ . ' SCHEDULE B - SECTION 2 EXCEPTIONS ~ THE POLICY OR POLICIES TO BE 1SSUED WILL CONTAIN EXCEPTIONS TO THE FOLL~WING UNLE55 SAME ARE DISPOSED OF TO THE SATISFACTION OF THE COMPANY. 1. D~fects, tisns, encumbrances, adverse claims or ofher matters, ifi any, created, first appearing in the pubiic records ar attaching subsequent to fihe effective date hereof k~i3t prior to the date the t, proposed insured acquires for value of record the estate.or interest or mor~gage thereon covered . by the Commitment. 2, Reservations contained in t~?e Patsnt from the State of Arizona, recorded in Book 297 of Deeds at ' page 268, reading as foltows: Excepting and reserving e~nto the United States rights of way for rIitches and canals constructed by their authority. (Parceis 7, 2 and 3) 3. Reservations contained in Patent from the United States of America, recorded in Book 202 of Deeds at page 29~, reading as fotlaws: And there is reserved from tf~e lands hereby granted a right of way thereon for ditches or canals constructed by the authority of the lfnited States, Excepting ' and reserving, however, to the United States atl the coal and other minerais in the lands so entered and patented, together wifh the right to prospect for, mine, and remove the sarne pursuant to the provisions and iimitations ofi the Act ofi December 29, 1916 (39 Stat., 862). (porEion of Parcel 3) 4. TAXES for the second ha(f of the year 200't, a fien not yet due and payabfe. , 5. WATER RIGHTS, ctaims or title to water, whether or not shown by the pubiic record. 6. EABEMENT and rights inciden# thereto, as set forth in ~nstrument: ' Recorded in Docket: 2083 Page: 598 Purpose: e{ectric transmission ~ ' (Parcei 3~ ' 7, EASEMENT and rights incident thereto, as set forth in instrument: ' ~ Recorded i.n Doc.ke#: 664b Page: 798 Purpose: eiectric transmission ' ' (Parcel 3) . ~ • ~ NOTE: IF POLICY IS TO oE ISSUED {N SUPPORT GF A PJIORTGAGE LOAN, ATTcNT1vN l5 DIRcCTED TO ' THE FACT THAT THE COMPAI~Y CAN ASSUME NO LIABILITY UNDER 1TS POLICY, THE CLOSING INSTRUCTIONS, OR INSURED CLOSING• SERVICE FOR C~MPLIANCE WITH THE REQUIREMENTS OF I, ANY CONSUMER CREDIT PROTECTION OR TRUTH W LENDING LAW IN C~NNECTION W1TH SA1D MORTGAGE LOAN. - ' ! CASE NO. 00423721 ~ ' ~ ~ , • ~ i ~ 8. EASEMENT and rights incident thereto, as set forth in instrument: Recorded in Docket: 549Z ~ Page: 523 Purpose: communicafio.n facilities (Parcel1) ~ 9: EASEMENT and rights incicient thereto, as set forth in instrument: Recorded in Docket: 1089D ' Page: 1Qb7 Purpose: utilities (Parcel 1) ' 1Q, Covenant regarding arc~eological survey contained in Amended Marana Resofution No, 98-47, recorded in Docket 10860 at page 166. (Par~el 2) 11. ADVERSE MAl"TERS tf~at may be revea(ec[ by an inspection of tanc} by an empioyee of Lawyers Tit[e. ~ _ ~ 12. LOCATION O~ IMPROVEMENTS, easements, discrepancies, confiicts in boundary iines, shortage in ar~a, en~roachments or any other facts which a correct survey would disclase. ~13. RIGHTS OF PARTIES in possession. NOTE: This exception may be made more specific upon our examination of ' documents which entitfe the occupants to possession. ' ~ ' . ~ ~ CASE NO. 00423721 Page 5 of 10 . ~ . 'i ~ Exhibit A CASE NO. 423710 Parcel 1 Section 36, Township 11 South, Range 12 East, Gila and Salf River Base and Meridian, Pima County, Arizona. EXCEPT for any portions lying within Tortotita Drive also known as Tortoiita Parkway, on the West as shown of ~ record af Pima County, Arizona, in Book 8 of Road Maps af page 62; , EXCEPT for any por~ions lying within Tangerine Raad, on the South, as shown of Record of Pima County, Arizona, in Book 7 of Road Maps at page 83; and EXCEPT any portions Iying within Camina De Oeste, on the East, as shown of Record ofPima County, Arizona, B~ok '11 of Road Maps at page 69; EXCEPT any porEions iying within Dove Mountain Blvd., also known as Redhawk Blvd.; ' FURTHER EXCEPT that portion conveyed to Pima County, Arizona, by Deed recorded in Docke# 7482 at page ZD4, as follows: Alf that part of Section 36, Tawnship 11 South, Range 12 East, Gita and Salt River Base and Meridian, Pima County, Arizona, being described as fotlows: BEGiNNING at the Southeast cocner of said Section 36; THENCE South 89 degress 52 minutes 49 seconds West atong the South line thereof, 1600.D0 feet; THENCE North OD degrees D7 minutes 11 seconds West, 50.00 feet to a point on fihe North right-of-way Iine of Tangerine Road as recorded in Book 7 at page 83 of Road Maps, said point a(so being the TRUE POINT ~F 6EGINNING; . THENCE North 89 degrees.52 minutes 49 seconds East along said North right-of-way, 620,~6 feet to a point on ~ curve, from which the radius point bsars South 04 degrees 29 minutes 39 seconds West, 77'l4.44 feet; THENCE Westerly along the arc of said curve, concave to the 5outh through a centrai angte of 04 degrees 36 minutes 5fl seconds, 621.23 feet to fihe end of curve; ~ THENCE South ~0 de rees 07 minutes 19 seconds East, 25.DD feet to the TRUE POINT OF BEGINNING. 9 FURTHER EXCEPT that por~ion conveyed to the Town of Marana, by Desd recorded in Docket 10227 af page ' 365, as follows: Parcel A ' i' ' ' All af fhaf parEion of Section 36, Township 1'I Sou~h, Range 12 East, Gila and Salt River Base and Meridian, Fima County, Arizona, more particularly described as fol{ows: 36 common to Sections 25 26 35 and 36• ! COMMENCING at the Northwest corner of Secfion , , , ~ 1' ~ . • • ~ THENGE Sauth 00 degrees 07 minutes 05 seconds West along the West iine of the Northwest Quarter of said ~ Secfion 36, a distance of 177.89 feet; THENCE South 89 degrees 52 minutes 55 seconds East, '185.16 feet ta a point on a curve from which the radius ~ bears South 57 degrees 31 minutes 'f'[ seconds East, said point being the TRUE POINT OF BEGINNING; THENCE Southwesterly atong a curve to the teft, which has a radius of 1675.D0 fset and a centrai angle of 07 degrees 55 minutes 46 seconds, an arc length of 231.81 feet to a point on a tine 7~.00 feet Easterly of and ' parallel to the West Iine of the Northwest Quarter of said Section 36; THENCE Soufih 00 degrees 07 minutes 05 seconds West,-parallel to and 7~.00 feet Easterly of the West (ine of ' the Northwest Quarter of said Section 36, a ciistance of 682.82 feet to a point on a curve frorn wf~ich the radius bears South 89 degrees 52 minutes 55 seconds East; THENCE Northeasterly along a curve to the right, which has a tadius of 1525.00 feet and a central angle of 40 degrees 53 minufes OS seconds, an arc fength of 9088.22 feetto a point 7~.00 feet Southerfy of and parailei to the North [ine of ti~e Northwest Quarter of said Section 36; THENCE North 89 degrees 43 minutes 06 seconds West, paratlel to and 75.00 feet Southerly of the North Iine ofi the Northwest Quarter of said Section 36, a distance of 191.7b feet to a point on a curve frora? which the radius bears 5outh 53 degrees 16 minutes 45 seconds East; ' THENCE Southwester(y along a curve to tf~e left, which has a radius of 167~.00 feet and a central angle of 04 degrees 14 minutes 26 seconds, an arc length of 123.97 feet to the TRUE POINT OF BEGINNING. Parcel B All of that portion of Saction 36, Township 11 South, Range 12 East, Giia and Sa1t River Base and Meridian, Pima County, Arizona, more particularly described as follows: COMMENCING at the Northwest corner of Section 36 common to 5ections 25, 26, 35 and 36; THENCE South 00 degrees 47 minutes Q5 seconds West, aiong the West fine of the NorEhwest Quarter of said _ Section 36, a ciistance of '177.89 feet; THENCE Sauth 89 degrees ~2 minutes 55 seconds East, 185.16 feet to a point on a curve from which the radius bears South 57 degrees 31 minutes'!1 seconds East, said point being the TRUE POINT ~F SEG[NNING; THENCE Southwesterly along a curve to the teft, which has a radius of 1675.OD feet and a central angle of 06 degrees 44 minutes 46 seconds, an arc length of 197.22 feet to a point on a curve from which the radius bears North 64 degrees 15 minutes 58 seconds West; THENCE Northerly a{ong a curve to the left, which has a radius of 25.00 feet and a centra! angle of 85 degrees 1 minutes 42 seconds, an arc length of 37.21 feet to a point of compound curvature from which the radius bears South 30 degrees 27 minutes 20 seconds West; THENCE.Northwesterly along a curve to the feft, which has a radius of 168D.00 feet and a central angle of DO degrees 11 minutes 10 seconds, an arc length of 5.46 feet to a point on a line 7~.00 feet Easterfy of and paralle) to tha West (in~ of the Northwesi Qua~er of saici Seciian 36; THENCE North 00 degrees 07 minutes 05 seconds East, parallel to and 75.D0 feefi Easterly of the West tine of th~ ~ Northwest Quarter of said Section 36, a distance of 17'f .'13 feet to a point on a curve from which the ratiius bear 5outh 27 degrees 34 minutes 38 seconds West; _ ~ ~ . . , ~ ~ ~ ' THENCE Southeaster(y along a curve to the right, which has a radius of 183U.00 feet and a centrat angle of D2 ' degrees 43 minutes 59 seconds, an arc length of 87.29 feet to a point of reverse curvature from which fhe radius bears North 30 degrees 18 minutes 37 seconds East; ' ?HENCE Easterly along a. curve to the ieft, which has a radius of 25.U0 feet and a central ang )e of 87 degrees 49 rninutes ~48 seconds, an arc length of 38.32 feet to the TRUE POINT OF BEGINNING. FURTHER EXCEPT tf~at por~ion conveyed to Bay Colony-Gateway, lnc,, a Delaware corporation, by Deed ' recorded in Qocket 10227 at page 1147, as folfows: ' Par~el D All of that portion of Section 36, Township 11 South, Range 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona; more par~icutar[y cfescribed as folfows: ~ COMMENCiNG atthe Northwest corner of Section 36 cnmmon to Sections 25, 26, 35 and 36; 'THENCE South 00 degrees Q7 minutes Q5 seconds West, along the West tine of the Northwest Quarter of said ' Section 36, a distance of 38'1.65 faet; ~ THENCE Sou#h 89 degrees 52 minutes 55 seconds East, 7b.00 feet to a point, said point being the TRUE PO1NT ' OF BEGINNING; THENCE North 00 degrees 07 minutes 0~ seconds East, para(fel to and 75.DD feet Easterty of the West iine of the Northwest Quarter of said Section 36, a distance af 66.48 feet to a point on a curve from which the radius bears South 30 degrees 16 minutes 10 secands West; t THENCE Southeasteriy~ along a curve to the right, which has a radius ofi 1680.00 feet and a ~en~ral angle of DO degrees 11 minutes 10 seconds, an arc tength of 5.46 feet to a point of compound curvature from which the radius bears South 3D degrees 27 minutes 20 seconds West; ' THENCE Southeasterfy along a ~urve to the right, which has a radius ofi 25.~0 feet and a central angle of 85 degrees 16 minutes 42 seconds, and arc length of 37.21 feet to a point of reverse curvature from whict~ the radius bears South 64 degrees 15 minutes ~8 seconds Easti; ' THENCE Sou#hwesterly along a curve to the left, which has a radius of 1675.D0 feet and a centra( angle of 01 degrees 11 minutes 00 seconds, an arc fength of 34.~9 fieet to the TRUE POINT OF BEGtNN{CVG. FIJRTHER EXCEPT that portion conveyed to U.S. Home Corporafion, a Delaware corporation, by Deed recorded in Dacket 10227 at page 1't51, as follows: t` Parcei C AI( of that portion of Section 36, Township 11 South, Range 12 East, Giia and Salt River Base and Meridian, Pima County, Arizona, more particutarly described as follows: C~MMENCING at the Northwest corner of Section 36 common to Secfions Z~, 26, 35 and 36; ~ THENCL Sc~~h DO ~ee~rees 07 mine~tes C5 secc~tds West, a{ang thE West [ine of ?hE Ncrthwe~? Q~+arter cf sai~ Section 36, a distance of 'I77,89 feet; THENCE South 89 degrees ~Z minutes 55 seconds East, 185.16 feet to a point on a curve from which the radius b~ars North 57 degrees 31 minutes 11. seconds West, said point being the TRUE POINT OF BEGINNING; , ~ , . . b ~ . . . . : . ~ THENCE Southwesterly along a curve to the right, which has a radius of 25.00 feet and a central angte of 87 ~ degrees 49 minutes ~8 seGOnds, an ar~ length of 38.32 feet to a point of reverse curvature from whi~h the radius bears South 30 degrees 'SS minutes 37 seconds West; ' THENCE Northwesteriy aiong a curve to the Ieft, which has a raciius of 1830.00 feet and a central ang[e of 02 degrees 43 minutes ~9 seconds, an arc length of 87.Z9 feet to a point on a line 75.00 feet Easf of the West iine of the NorEhwest Quarter of said Section 36; THENCE North 00 degrees 07 minutes 0~ seconds East, parallel to and 7~.00 feet Easterly of the West Iine of the Northwest Quarter of said Section 36, a distance of 68.82 feet to a point 7~.00 feet South of the North (ine of the. ' Northwest Quarter of said Section 36; THENCE South 89 degrees 43 minutes 06 ssconds East, paraflef to and 7$.00 feet Southerly of the Nortf~ fine of the Northwest Quarter of said Secfion 36, a distance of 180.33 feet to a point on a curve frorn which ti~e radius bears South 53 degrees 16 minutes 4v seconds East; . ~ THENCE Southwesterty along a curve to the [eft, which has a radius of '1675.00 feet and a centra! angfe of 04 degrees 14 minutes 26 seconds, an arc length of 1Z3.97 feet to the TRUE POINT OF BEGINNING, 1'i. , Parce[ 2 ' All of the por~ion of Secfion 36, Township 71 5outh, Range 12 East, Gita and Salt River Base and Meridian, Pimt County, Arizona, more particuiariy described as follows: ' COMMENC{NG atthe Northwest corner of Section 36 common to 5ections 25, Z6, 35 and 36; THENCE 5outh 89 degrees 43 minufes D6 seconds East, along the Narth fine of said Section 36, a ciistance of , 516.35 feet to the TRUE POINT OF BEGINNING; THENCE ~ontinuing 5outh 89 degrees 43 minutes 06 seconds East, along the Nor~h (ine of said Section 36, a ' - distance of 3474.57 feet to a point on a curve from which the iadius bears North 16 degrees 44 minutes 31 seconds East; THENCE Southeasterly along a curve to the ieft, which has a radius of 183~.00 fest and a central angle of 1fi degrees 27 minutes 37 seconds,~an arc [ength of 525.73 feet to a point on the South line of Moore Road right of way as recorded in 8ook 8 of Road Maps at page 61, iying 75.00 feet South of the North Iine of said Section 36; THENCE North 89 degrees A~3 minutes 06 seconds West, parallel to and 75.00 feet 5outh of the North line of saic Section 36, a distance of 406Z.15 feet to a point on a cunre, on the Redhawk Boutevard and Moore Road right oi way as recorded in Dacket 1 DZ27 at page 3fi5, from the radius bears South 48 degrees 59 minutes 46 seconds , , East; THENCE Nor~heasterfy along a curve to the right, which has a radius of 1523.00 fieet and a centra! angle of D3 _ degrees 49 minutes 52 seconds, and arc fength of 101.97 feet to the TRUE POINT OF BEGINNING. ,i Parcet 3 All that part of 5ection 36, Township 'S 1 South, Range '[2 East, and ~f Section 1, 'fownship i2 South, Range 12 Easf, Giia and Saii River Base and Meridian, Pima County, Arizona, being described as Toiiows: BEGINNING at the Southeast corner of said Section 36; 'i . ~ . THENCE South 89 degrees 52 minutes 49 seconds Wsst, afong the 5outh (ine thereof, ~26.90 feet to a point on a ' curve, frorn wf~ich the radius point bears South 07 degrees 52 minutes 34 seconds West, 77'14.44 feet, said point also being the TRUE POWT OF BEGINNING; ' THENCE Westeriy along the arc of said curve, concave to the South, through a central angle of 03 degrees 22 minutes S~ seconcls, 455.35 feet fio a point on the North right of way fine of Tangerine Road as recorded in BooK 7 at page 83 of Raad Maps; ' THENCE North 89 degrees 52 minutes 49 seconds East, along said Narth right ofi way, 904.39 feet, to a paint on the West right of way line of Camino .De Oeste as recorded in Book 11 at page 69 of Road Maps; ' THENCE South 00 degrees 10 minutes ~4 seconcls East, along said West right af way, 50.00 feet, to a point on the aforementioned 5outh line of Section 36; ' THENCE South DO degrees 19 minutes 18 seconds East, along a fine 75.00 feet Wes~ and parallel to the East tine , of Secfion 9, a distance of 44.11 feet to a point ofi curvature, from which the radius poinf bears South 89 degrees 40 minutes 42 seconds West, 25.QU feet; . ' THENCE Southwesterfy a(ong the ar~ of said curve, concave to the Northwest, through a central angle of 99 degrees 54 minutes 29 seconds, 43.59"feet; ' THENCE North 80 degrees 24 minutes 49 seconds West, '198.16 feet ta a point ofi curvatura, fcom wfiich the li radius point bears 5outh Q9 dagrees 35 minutes 11 seconds West, 7714.44 feet; t THENCE Westerly along the arc of said curve, concave to the South, through a central angie of 0'I degrees 42 ' minutes 37 seconds, 23~.28 feet to the TRC1E POINT OF BEGINNING. ~ f . , ~ 1~` . 1' 1'' ~ z t''+ : ' ~ ~ • Area Code 0610 . • xaLe i5.~cvvu ' Parcel Number 218-55-019B3 Docket Book 7482 Page 207 Date 03/04%8~ Situs Addr 'I Owners Name TANGERINE PROPERTIES li ' Mailing Addr . ; Info f rom County ~ Section 36 Township 11S Range 12E Info f rom County ~ ' Book 0 Page 0 Block Lot I Legal PTN .ABAND RD LYG IN NELY PTN NE4 .37 AC SEC 1-12-12 ' (RD 7482/2d4)(ABAND 74B2/2-07) (FORMERLY 202-21-D19A) 2001 TAXES UPDATED THRU 12/18%01 , Value Ratio ' Land 500.00 16.0% Improvement O.OD 0.0~ ' Full Cash Value Exemption Net Ass e~S00 500.00 0.00 Land and Impr p.00 0.00 Personal prop 0.00 Lirnited ~00.00 0.00 0.00 ' 20O1 TOT.AL TAX 12.40 FIRST HALF INTEREST SECOND HALF INTEREST TOTALOD O t' 0.00 0.00 0.00 0.00 ---------------y------------------------ No Liabilit BACK TAX INFORMATION UPDATED THRU 11/15/O1 CP NO./TYPE SALE DATE YEAR TAXES DUE INT. DUE AMOUNT DUE OLD PCL NO DELQ TAXES DUE FOR THIS PARCEL UPDATED THRU DATES: ASSESSMENTS RESOLUTIONS CITY OF TUCSON 12/13/2001 12/23/2001 ORO VAI,LEY 12/20/2001 12/20/2001 PIMA COUNTY 12/20/2001 12/20/2001 ' NO ASSESSMENTS NO RE50LUTIONS NO SOLD ASSESSMENTS ~ ' ' , ' , ! 1 ' . ~ ~ ~ Parcel Number 218-55-019J2 Docket Book 6D60 Page 1309 Date 06/ Z 9/79 Situs Addr Owners Nam~ TANGERINE PROPERTIES , Mailing Addr • Section 36 Township 11S Range 12E Info from County Book 0 Page 0 Block Lot Info from Caunty ' Legal ALL EXC RDS & EXC NWLY PTN TFiEREOF & PTN ABAN'D MOORE RD 611.34 AC S E C 3 6- 1 1- 1 2 ' (RD 7482/204 ABAND 7482/207 10227f365 RD ASAND 10976/344) - 2001 TAXES UPDATED TFIRU 12/18/O1 ~ Value Ratio Land 3,668.~0 16.0~ Impravement O.D'0 0.0% ' Full Cash Value Exemption Net Assessed Land and Impr 3,668.00 0.00 0.00 Personal prop 0.00 ~.DO 0.00 Limited 3,6o'B.00 0.00 0.00 ~ 2001 TOTAL,TAX 90.78 FIRST HALF INTEREST SECOND HALF INTEREST TOTAI, DUE ~ ---O-oo--------O-oo---- -------O-QO--------O-oo-------------D-00- No Liability BACK TAX INFORMATION UPDATED THRU 11/15/O1 CP NO./TYPE SALE DATE YE?~R TAXES DUE INT. DUE AMOUN'I' DUE OLD PCL NO DELQ TAXES DUE FOR THIS PARCEL UPDATED THRU DATES: ASSESSMENTS RESOLUTIONS CITY OF TUC50N 12/13/2001 12/23/2001 ORO VALLEY 12/20/2D01 12/20/2001 PIMA COUNTY 12/20/20~1 12/20/2001 1' NO ASSESSMENTS * * * NO RESOLt7TI0NS * * * ' ' NO SOLD ASSESSMENTS ,i ~I ~E ~ . ~ - j ~ • - V1 ' T ~ . ~ . ~ N A ~ ~ l J N 1'Tl ~ C/.~ "r ~ . Ul ~ . -G O~ . ' ~W : ~tl " ' ' . ' ~ . ~ ZI, . . . " - . . . .a . . , . . , < ~ ~ i d~ . 1 i ~~a~~~ I ~ ~ I N aoa m• v fGLO) y~" ~ Nl1RSHWE$T F~. DOVE MOUNTAiN DOULEVARD v~ N ~~1 _ ~--1-~------------------------------------ ' • " : : ~ t~ ( u y ~ 1 c~'2yn. w i7D' ~ R • ~ . ~ Y,aS ~ ~ ~ ~ \ y ~r ~ I ; a ° A \ ~ ~ 1 ( N ~ ~ ' 1 ' : t \ 1~-~~ ' ~ ~ . I I N y~ ~ L/ I • 1 • N ~O ~ ' ' I . . ~ . ~ j • ~ , ~ : ~ • ~ a t--1 ! 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(fl l 1 v ' i . ~ Arizona State Museum ?ucson, Arizona 85721-0026 (520) 621-6281 F~520) b21-2476 THE UNIVERSITY OF .~~-RIZONA® TUCSON ARIZONA Ms Kelly Decker/Project Planner THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, AZ 85701 January 24, 2002 R ECEt~~p ' Dear Ms Decker: Thank you for your.letter of January 15a' requesting an archaeological site file ' check for property located at TI 1S R12E Sec 36. This is in.relation to your project for Parcel D7 2i855019J. ' The Archaeological Site Survey Files at the Arizona State Museum have been consulted with the following results. There has been an archaeological survey (1981- 174) on the subject property and there are two known sites (AZ AA:12:218 and 415} ' located in this section. Avery small perhaps 40-acre area of this section was not surveyed in 1981 on the student participation survey for the Northern Tucson B asin. ' ~ Since cultural remains are known to exist on this land, that the survey was student oriented, and that it occurred in 1981 a resurvey of the lands in question would be ' appropriate. If the sites mentioned above fall within the study area, then a data recovery program (which may include: monitoring, testing, and/or excavation) will be required of those areas impacted by the development. Clearance on this project would not be recommended until after archaeological in~~estigations have been completed by a qualified (based on standards established by the State Historic Preservation Office) archaeologist. You may also wish to consult with the Pima County Archaeologists Ms ' Linda Mayro (74U-6451} orMr. David Cushman (74U-4272) for addiiional in put. ff you have any questions regarding this letter please feel free to contact me at ' 621-4011. Billing for this file check will be sent out separately. Sincerely, , ~~.1v~ ~~ % l~ V Sharon F. Urban (Miss} Public Archaeologist sfu ~~~ i i I I n DESERTARCHAEOLOGY~ INC. 3975 N. Tucson Blvd. Tucson, Arizona 85716 (520)881-2244 FAX 881-0325 email: arch~desert.com 28 February 2002 Mr. William M. Hallinan Cottonwood Properties, Inc. 3567 E. Sunrise Drive, Suite 219 Tucson, AZ 85718 R~CE~l~~Q f '. William H. Doelle, Ph.D. President Re: Archaeological Reconnaissance of Township 11 South, Range 12 East, Section 36 Dear Bill: At your request, a reconnaissance was conducted in Township 11 South, Range 12 East, Section 36. The entire section was surveyed during the Northern Tucson Basin Survey (NTBS) conducted by the Arizona State Museum (ASM) in the early 1980s. The goals of this reconnaissance were; 1) to relocate and assess the significance of two sites previously recorded during the NTBS; and 2) to survey the most likely site areas to determine whether the entire section should be resurveyed. The survey was conducted in two person-days, on 13 February 2002, by Deborah Swartz and Susan Hall of Desert Archaeology, Inc., under the direction of Principal Investigator William H. Doelle, Ph.D. The work was completed under the authority of the Arizona Antiquities Act Blanket Permit 2002-6b1.One of the two sites was relocated, and no additional sites were discovered. All project records are curated at the ASM. The study area consisted of a complete square mile in the bajada of the Tortolita Mountains, just over 1 mi from the steeper, rocky slopes to the north-northeast. No structures or other improvements were present within the entire area, except a small area in the northwestern comer where Dove Mountain Boulevard lies. The area is located at the northeastern corner of Tangerine Road and Dove Mountain Boulevard in Section 36 of Township 11 South, Range 12 East on the Rueias Canyon USGS 7.5 minute topographic quadrangle (1992). The area is in the Lower Sonoran Desert biotic community (Lowe 1964:25} characterized by paloverde and mesquite trees, saguaro, prickly pear, cholla cacti, and acacias. Elevations in the study area range from 2,543 to 2,721 ft above sea level. The NIBS in the early 1980s was aresearch-oriented survey of a large area across the northern Tucson Basin. In their complete coverage of this section, two sites were recorded. AZ AA:12:218 (ASM) was recorded- in 1981 as a small, 20-m by 10-m lithic scatter with two "tenuous" rock features. The site was totally collected during the survey. AZ AA:12:415 (ASM) was a small sherd and Iithic scatter associated with a rock circle ~Ehat was a possible fire hearth. The site measured 30 m by 20 m and was totally collected when it was initially recorded in 1982. METHODS AND RESULTS Two portions of the section were surveyed by two archaeologists walking east-west transects at 15- to 20-m intervals (Figure 1). The area covered by these transects was 20 acres. An additional 108 acres were surveyed by tvao archaeologists following the ridge tops at spacings between 5 m Archaeological Reconnaissance of Toumship 11 Soutlt, Range I2 East, Section 35 Page 2 and 30 m. Visibility across the. section ranged from fair to moderate depending on the density of ' • the vegetation and the distance from the drainages. Vegetation was thickest along and in the. drainages. ' The present. survey relocated AA:12:415. A possible rock circle that measured 1.2 m by 1.08 m was partially buried, and 3 lithics and 3 sherds were found within 10 m of it. The rocks in the feature were granitic, ranging in size from 8 cm to 32 cm long. None appeared f.-ire-.cracked, and no dark ' fill was visible within the ring. The ceramics were all plain wares Less than 2 cm long, and the lithics were small, tertiary flakes. ,One isolated sherd and four isolated flakes were found and are denoted on the map by "S" and F (Figure 1). In addition; Isolated Occurrence-1 (IO-1) consisted of a cluster of 15 to 20 plain ware sherds of probably one vessel, within a 2-m by 2-m area. ' AA:12:218 could not be relocated even though a large area around this site was surveyed to allow for a margin of error in the site placement on the topographic map. This is probably due to the ' fact the site was a surface manifestation that was completely collected during the previous survey. RECOMMENDATIONS AA:12:218 and AA:12:415 are considered ineligible for inclusion in the National Register. These sites were totally collected 20 years ago; one site, AA:12:218, could not be relocated due to the lack of surface artifacts. At the other site, AA:12:415, only six artifacts have since eroded out or were missed in the' original surface collection. The rock ring at AA:12:415 was not well defined: It ' ~ contains little research potential and has been recorded in detail. Experience at similar sites in the Dove Mountain area has shown that those with few, if any, surface artifacts when revisited several years after the initial survey, contained no buried deposits. Even sites with a fair number of new artifacts on the surface often did not contain buried cultural deposits when they were tested (Swartz 1998). The project area lies in the bajada of the Tortolita Mountains, which has glow site density Areas to the north and. east, closer to the mountains, have a higher site density, primarily ' along the major drainages. To the west, closer to the Santa Cruz River, the site density also increases. Two small sites within a square mile is a likely density in this location. I Therefore, Desert Archaeology, Inc., recommends that planning and implementation of construction within this.survey area proceed. However, should any buried archaeological remains be encountered during construction, work should halt temporarily until an archaeologist has ' assessed their significance. Sincerely, ~ ~i~%~~-: - ~'b-' ' William H. Doelle ' Figure 1 attached REFERENCES CITED 1 Lowe, Charles H. (editor) ' 1964 Arizona's Natural Environment. University of Arizona Press; Tucson. Swartz; Deborah L. ' 1998 Archaeological Investigations at Small Sites on the Upper Bajada of the Torfolita Mountains, Northern Tucson Basin. Technical Report No. 97-3. Center for Desert Archaeology, Tucson. i 1 i 1 1 ~ 1 117 L//lACUL Va'atMi I~LWIl1tu WJL[I{LG VJ aVW1iC)/4'l a.,l JVHa/1~ awlLac u ~ f.bawl• Vv ~~ ~• ~ - ~• a ubc z ak~~~_ :*~..:~ •,td * Ruelas Canyon, AZ USGS Quad 1992, UTM Zone12 NAD 27, AZ AA:12:NE °" 0 112 1 MILE u' O0Y Y73M~ 1DD0 D 1000 20DD 30D0 4000 50DD 8gD0 70D0 FEET i w.u 1 .5 0 1 KILOMETER ~~ Desert Archaeology, 2002) S = Sherd IO =Isolated occurrence GLJ F = Ffake X = Reported site location Figure 1. Location of the project azea on a photocopy of the USGS 7.5-minute Ruelas Canyon (AZ AA:12:NE) topographic quadrangle. AZ AA:I2:218 was not relocated. - t A cultural Resource Reconnaissance ~ of Township 11 South, Range 12 East, Section 36, Northeast of Tar~.gerine Road and Dove Ililountain Boulevard, Puna ~ount~r, Arizona ~• ~~ Deborah L. Swartz Reviewed by Patricia Castalia Desert Archaeology, Inc_ 3975 N. Tucson Boulevard Tucson, AZ 85716 Submitted to Mr. William M. Hallinan Cottonwood Properties, Inc. 3567 E. Sunrise Drive, Suite 219 Tucson, AZ 85718 t ~~~ Project Reporf No. 02-114 ~°~~~ Desert Archaeology, Inc. ' ~ (~~~~ (DAI Project No. OZ-106} 3975 North Tucson Boulevard, Tucson, Arizona 85716 • 2$ February 2002 REPORT ~B STRACT '" ' AGENCY: Cottonwood Properties (private). PROJECT TITLE: A Cultural Resource Reconnaissance of Township 11 South, Range 12 East, I Section 36, Northeast of Tangerine Road and Dove Mountain Boulevard, -Pima County, Arizona. ~ PRO ECT DESCRIPTION: The urchase of this ro er was for home construction. T'he parcel T P P P ty was totally surveyed during the Northern Tucson Basin Survey. This reconnaissance was conducted f to determine whether a complete resurvey was necessary. ' PERMIT NUMBER: 2002-6b1 LOCATION: t County: Pima County Description: The area is located at the northeast corner of Tangerine Road and Dove Mountain ' Boulevard in Township 11 South, Range 12 East, Section 36 on the Ruelas Canyon USGS 7.5 minute topographic quadrangle (1992). The Universal Transverse Mercator (UTM) coordinates for the corners of the parcel are: 492500E 3588922N (NW), 494100E 3588922N (NE}, 494100E NAD] 2927 t ' ). um [ 3587300N (SE}, 492510E 2587300N (SW) (Zone 12, North American Da NUMBER OF SURVEYED ACRES: 20 acres of intensive survey and 108 acres of reconnaissance ' ~ on ridge tops. . ' NUMBER OF SITES: Two. LIST OF REGISTER-ELIGIBLE SITES: None. ' LIST OF INELIGIBLE SITES: AZ AA:12:218 (ASM) and AZ AA:12:415 (ASM) COMMENTS: AA:12:218, which was totally collected when it was recorded, could not be ' relocated. AA:12:415 was relocated but contained no significant research potential. i ~• TABLE OF CONTENTS • ABSTRAC'I' .....................................................................................................:............................. _._........... 2 ...................................-............. 4 LIST OF FIGURES .................................................................................... LIST OF TABLES ., .......................:.............:....................................................... ....:..... ................... 4 PROJECT AREA LOCATION AND DESCRIPTION ....................:........... ........:...................._............. ~ ..................... . : t L ti Pr ... .......... ....... _............. 5 ................................ ......................... on ........ ojec oca Project Description ................................................................................... ............................... .... 5 CULTURAL AND ENVIRONMENTAL BACKGROUND ....................... ........................................... 7 ~• n 7 .... . d k l B l C l G ...................................... .............. ....................................... ........ groun ac tura enera u 8 .... . Pe i d di l i P .....................................__............. . ...................................._......_....................... an r o a eo n . 8 ........:.... . : i d h i P A ............ ...................................... _ .......... .. ...................................................... er o rc a c 8 ... l P i d i l A l E ............................................---..... ........................................................... o er cu tura ar y gr 9 ..... i d i P l C E ........................................•--......... .. .... ................................................... ....... eram c er o ar y 9 ......... . H h k S ............. .................................. . equence ...................... ................................. am o o 10 .... . d i t i P P hi ...................................:............... . ................................................................. o or c er roto s 11 .. . P d i d M i S h .................................................... . . s .... ... o can er an ex panis 11 ........ . : i d i P A .......... ..................................... . ...................................... ... .................... can o mer er 12 Environmental Setting of the Project Area .................. ................................................... : 12 . PREVIOUS RESEARCH IN THE AREA .................. ....... .......... ................................ SURVEY METHODS ..................... ..... ................................................:........................................ 12 ......................:........................................................................................................... 1 SURVEY RESULTS SIGNIFICANCE ASSESSMENT .................................................... .................................................... 13 ister of Historic Places ........................... National Re ................................................................... 13 g Significance Assessment of Sites in the Project Area .....................................................:._........... 14 ASSESSIv2ENT OF PROJECT EFFECT .............................. .....................................:.............................. 14 RECOMMENDATIONS :........................:.................-----.......... 14 ..................................................... .......... REFERENCES CITED ......................................................... .................................................................... 15 1 LIST OF FIGURES - ' 1. Location of the project area on a photocopy of the USG5 7.5-minute Ruelas Canyon AZ AA:12:21$ was not located ...................._............. 6 le t n AZ AA 12 NE hi d . ra g ( : ) opograp c qua : i LIST OF TABLES 1. Periodization and.chronology of the Santa Cruz Valley-Tucson Basin prehistory .................... 7 13 . ............... 2. National Register eligibility criteria ................................................................................. i 1 i 1 1 • ~- i - A CULTURAL RESOURCE RECONNAISSANCE • OF TO'VVNSFIIP.11 SOUTH, RANGE 12 EAST, SECTION 36, NORTHEAST OF TANGERINE ' ROAD AND DOVE MOUNTAIN BOULEVARD, EIlYIA COUNTY, ARIZONA i At the request of Cottonwood Properties, a reconnaissance was conducted in Township Il South, Range 12 East, Section 36. The work was requested to determine if construction of a planned community of homes will have any effect on significant archaeological or historical remains that maybe present in the area. The entire section was surveyed during the Northern Tucson Basin ' Survey (NTBS) conducted by the Arizona State Museum (ASM) in the early 1980s. The goals of this reconnaissance were: l) to relocate and assess the significance of two sites previously recorded during the NIBS; and 2) to survey the most likely site areas to see whether the entire section ' should be resurveyed. The survey was conducted in two person-days, on 13 February 2002, by Deborah Swartz and Susan Hall of Desert Archaeology, Inc.,.under the direction of Principal Investigator William H. Doelle, Ph.D. The.work was completed under the authority of the Arizona Antiquities Act Blanket Permit 2002-6b1. One of the two sites was relocated, and na additional sites were discovered. Neither site was considered National Register-eligible. All project records are curated at the ASM. ' This report includes a description of the project area, cultural and environmental background, information, a summary of previous research, the methods and results of the survey, an assessment ' • of the findings, and recommendations. ' PROJECT AREA LOCATION AND DESCRIPTION The proposed project consists of the construction of a planned community of homes across the ' area (Figure 1). The entire section is privately owned. ' Project Location The project consists of an entire square mile located at the northeast corner of Tangerine Road and Dove Mountain Boulevard in Section 36 of Township 11 South, Range 12 East on the Ruelas Canyon USES 7.5 minute topographic quadrangle (1992}. Universal Transverse Mercator (UTM) coordinates for the corners of the section. are: 492500E 3588922N (NW), 494100E 3588922N (NE), ' 494100E 3587300N (SE), 492510E 2587300N (SVJ) (Zone 12, North American Datum jNAD] 1927). ' Project Description The project area consisted of a complete square mile. No structures or other improvements were present within the entire area, except a small area in the northwestern corner where Dove Mountain Boulevard lies. The entire area is Irivately owned. There are no construction specifics yet available. ~• ~~ ~• ~• A Cultural Resaurre Reconnaissance of Township Tl Sauth, Mange T2 East, Section 36, Yage 6 Northeast of Tangerine Road and Dove Mountain Bordevard, Pima County, Arizona ~." .~F'..t':a; - ,>><.' ,e. `?' .r' .•'s•. "~r"?: 'i~ si. :fiz .~ .'+`4'.'.~, .'~r,. ~,.M1s• •i~.N-r a1. ~.'4°~`Zt ~. F M` 4 'j `t L Y i l h. ^1 4 4?`y.~ r'M1 tl tl~i , y ` Y .. Y i ,IF ~' "" R r,• ~ k 1 e 1 ~,.i ^fi ~. z cc; 5 .i ~ e 7. .t"~,,$ T -2'y~ ~5S'~'o~ t ~' ` y~ ~t"dL if' i~~'~ '~ Y ~yl ~~ j z.~r}'G' ~ ~ 'r. +~., -' .-• ~ -'%{... y:~ Y ~ ~~ .wrvt r__.~ "'rl PZpg,I'° ,v~v~-r C ti 5 r ~~•. a t ``r i ;'uti 7; a ~ ~ r'i ! h~ {~- ~~.y,~~'7''rti5~"" td ~~7i~"ai L3 ``~ .yi~~•. .'`a 1 ~1i ~i.• 1-;'l ~ c '3'ebe;Y•;.::..'", M J 1N7~ i3i.,"-~ ~ ;.1:~!,N. YA'~'•v,x '% s ~ .n,> eS'' " 7r ~ - '. 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' ~ r' ~ ~`~' 'r , a,..~-' ~, y ~£COrI ~ ~; k ,t, ,.• t7~J} "" ~k t Y t.µ r tlry~~''" t ~~~' f~ ~.. t rn y *, h ~ J„ i k' y ~~'^'~' ; f" i f I M i ~'J ~ ~~. s~ ~ §yo fy J~.l~l?..~t' ~ i k~ - w rc 34` ~..SkA" ~ 2* '+u8 t.~`' ~ :r,~ *~' Y 4', i. ~ j ~ 7 - F ~ ~~r a . ~lr~ . dry ~,Yf"•,~' ..rA ~ - d *'' ~, ~ ~ S ~ . a r 4 t r 12 4t15~ r -~ - ,~2GOjl•/~' 'n a ,,~ ~ ,: •~ 49~OOON •Recan ~.,~ ~ '` ~~~ ~ ?i ~494300Nis j I ~~-; :: ~'~3~8~'/6ORE~, - e ~., ,J ~ ~ `°'` 3687E 00~yyt' ~ •., :: I~a~ i ' .~ Tan ercne Road''L -~+ ~• ~~ ;~ ` .~ , ~, ,~ . J•~ ~ i G ,x. ~''~y Ruelas Canyon, AZ USGS Quad 1992, UTM Zone12 NAD 27, AZ AA:12:NE °M D 1/2 t MILE it °•07 =""'~ 1DOD a ~oo0 2000 3D00 4000 5000 6000 700D FEET mu 1 .5 D 7 KILOMETER ~~ Desert Archaeology, 202 S = Sherd IO =Isolated occurrence ail F =Flake X =Reported site location Figum 1. Location of the project area or, a photocopy of the USGS 7.5-minute Ruelas Canyon (AZ AA:12: NE) topographic quadrangle. AZ AA:12:218 was not relocated. i i A Gciturai Resource Reconnaissance of Township lI Souti:, Range 12 Easi, Section 36, Page 7 Northeast of Tangerine Road and Dose Mountain Boulevard, Pinra County, Ari~nna The Area of Potential Effects (APE) refers to "the geographic area or areas within which an undertaking may directly or indirectly cause alterations in the character or use of historic properties, i if any such properties exist" (36 CFR 800.16[d]}. The APE for this project is the square mile of the study area. CULTURAL AND ENVIRONMENTAL BACKGROUND The history of the Southwest and the Tucson Basin is marked by a close relationship between people and the natural environment. Environmental conditions have. strongly influenced subsistence practices and social organization, and social and cultural changes have, in turn, made it~ possible to better exploit environmental resources. Through time, specialized adaptations to the arid region distinguished people living in the Southwest from those in other areas. Development of cultural and social conventions also became more regionally specific over. time, and by A.D. 650 groups living in the Tucson Basin can be readily differentiated from those living in other areas of the Southwest. Today, the harsh desert climate no longer isolates Tucson and its inhabitants, but life remains closely tied to the unique resources of the Southwest.- Table 1 summarizes the chronology of the Tucson Basin.- - Table 1. Periodization and chronology of the Santa Cruz Valley-Tucson Basin prehistory. Periods Phases Date Ranges Historic American Statehood period A.D.1912-present American Territorial period A.D. 1856-1912 Spanish-Mexican period A.D. 1697-1856 " Protohistoric A.D.1450-1697 Hohokam Classic Tucson A.D.1300-1450?, Tanque Verde A.D.lI50-1300 Hohokam Sedentary Late Rincon A.D. 1100-1150 Middle Rincon A.D.1000-1100 Early Rincon A.D. 950-1D00 Hohokam Colonial Rillito A.D. 85D-950 Canada del Oro A.D. 750-85D Hohokam Pioneer Snaketown A.D. 700-750 Sweetwater A.D. 675-700 Estrella A.D. 650-675 Early Ceramic Tortolita A.D. 550-650 Agua Caliente A.D. 150.550 Early Agricultural Late Cienega 400 B.C.-A.D. 150 Early Cienega 800-400 B.C. San Pedro 1200-800 B.C. Unnamed 1700-1200 B.C. Archaic Chiricahua 30D0-1700 B.C. (Occupation gap?) 6000-3000 B.C Sulphur Springs-Ventana .8500-6000 B.C. Paleoindian 1Q000?-8500 B.C. r: A Cultural Resource Rewnnaissance of Township 11 South, Range I2 East, Section 36, Page 8. ' Northeast of Tangerine Road and Dove Mountain Boulevard, Pima County, Arizona Paleoindian Period (10,000?-8500 B.C.) ' ~ Archaeological investigations suggest that the Tucson Basin was. initially occupied sQrne 10,000 years ago, a time much wetter and cooler than today. The Paleoindian period is characterized by ' small, mobile groups ofhunter-gatherers who briefly occupied temporary campsites as they rnaved across the countryside in search of food and other resources (Cordell 1997:67). The hunting of large mammals, such as mammoth and bison, was a particular focus of the subsistence economy. ' A Clovis point characteristic of the Paleoindian period. (circa 9500 B.C.) was collected from the Valencia site, located along the Santa Cruz River in-the southern Tucson Basin (Doelle 1985:181- 182). Another Paleoindian point was found i.n Rattlesnake Pass in the northern Tucson Basin (Huckell 1982). These rare finds suggest that prehistoric use of the Tucson area probably began at this time. Paleoindian use of the Tucson Basin is supported by archaeological investigations in the nearby San Pedro Valley and elsewhere in southemArizona,tyhere Clovis points in association with extinct mammoth and bison remains have been discovered (Huckel11992,1995). However, because Paleoindian sites have yet to be found in the Tucson Basin, the extent and intensity of this occupation are unknown. Archaic Period (8500-1700 B.CJ ' The transition from the Paleoindian period to the Archaic period was accompanied by marked climatic changes. During this time, the environment came to look much like it does today. Archaic period groups pursued a mixed subsistence strategy characterized by intensive wild plant gathering and the hunting of small animals. The only Early Archaic period (8500-5000 B.C.) site known from the Tucson Basut region was found in Ruelas Canyon, south of the Tortolita Mountains ' • (Swartz 1998:24): However, Middle Archaic period sites dating between 5000-and 1500 B.C. aze known from the bajada zone surrounding Tucson, and, to a lesser extent, from floodplain and mountain areas. Recent investigations conducted at Middle Archaic period sites include t excavations along the Santa Cruz River (Gregory 1999), in the northern Tucson Basin (Roth 1989), at the La Paloma development. (Dart 1986), and along Ventana Canyon Wash and Sabino Creek (Dart 1984; Douglas and Craig 1986). Archaic period sites in the Santa Cruz floodplain were found ' to be deeply buried by alluvial sediments, suggesting that more of these sites are present but undiscovered because of the lack of surface evidence. ' Eazly Agricultural Period (1700 B.C: A.D.150) The Early Agricultural period (previously known as the Late .Archaic period) was the time when domesticated plant species were first cultivated in the Greater Southwest. The exact_timing of the introduction of cultigens from Mexico is not known, but maize was available in some form by ' approximately 1500-1200 B.C. (Gregory 2001; Wills 1988). By at least 400 B.C., groups were living in substantial agricultural settlements -in the floodplain of the Santa Cruz River. Recent archaeological investigations suggest that canal irrigation also began. sometime during this period. Several Early Agricultural period sites are known from the Tucson Basin and its vicinity (Diehl 1997; Ezzo and Deaver 1998; Freeman 1998; Gregory 2001; Huckell and Huckell 1984; Huckell et x1.1995; Mabry 1998; Roth 1989). While there is variability between these sites, most likely due to the 1,550 years included in the period, ail excavated sites to date contain small, round, or oval semisubterranean pithouses, many with large internal storage pits. At some sites, a larger round • 0 7 i A Cultural Resource Reronnaissance of Township Il 5outh, Range 12 East, Section 36, Page 9 Northeast of Tangerine Road and Dove Mountain ~ouleuard, Pima Cosmly, Arizona structure is also present, which is thought to be for communal or ritual purposes. Stylistically • distinctive Cienega, Cortaro, and San Pedro type projectile points are common at Early Agricultural sites as are a range of ground stone and flaked stone-tools, ornaments, and shell jewelry (Diehl 1997; Mabry 1998). The fact that shell and some of the material used for stone tools and ornaments were'not locally available in the Tucson area suggests that trade networks were iri operation. Agriculture, particularly the cultivation of corn, was important in the diet and increased in importance through time. However, gathered wild plants, such as tansy mustard and amaranth seeds, mesquite seeds and pods; and agave hearts, were also frequently used resources. Like the preceding Archaic period, the hunting of animals such as deer, cottontail rabbits, and jackrabbits, continued to provide an important source of protein. Early Ceramic Period (A.D. 150-650) Although ceramic artifacts, including figurines and crude pottery, were first produced in the Tucson Basin during the Early Agricultural period (Heidke and Ferg 2001; Heidke et al. 1998}, the widespread use of ceramic containers marks the transition to the Early Ceramic period (Huckell 1992). Undecorated plainware pottery was widely used in the Tucson Basin by around A.D.150, marking the start of the Agua Caliente phase (A.D.150-550), and red ware pottery was introduced to the ceramic assemblage during the subsequent Tortolita phase (A.D. 550-650). The Tortolita phase also saw the addition of a number of new pottery vessel forms, suggesting that by this time ceramics were being used for a multitude of purposes. Architectural features became more formalized and substantial during the Early Ceramic period, representing a greater investment of effort in construction and perhaps more permanent settlement. . ~ A number of pithouse styles are present, including small, round, and basin-shaped houses, as well as slightly larger subrectangular structures. As during the Early Agricultural period, a class of significantly larger structures may have functioned in a communal or ritual manner. Reliance on agricultural crops continued to increase, and a wide variety of cultigens, including maize, beans, squash, cotton, and agave, were an integral part of the subsistence economy. Populations grew as farmers expanded their crop production to floodplain Iand near permanently flowing streams and it is assumed that canal irrigation systems, also expanded. Evidence from archaeological excavations indicates that trade in shell, turquoise, obsidian, and other materials intensified and that new trade networks were developed. ~• Hohokam Sequence (A.D. 650-T450) The Hohokam tradition developed in the deserts of central and southern Arizona sometime around A.D. 650 and is characterized by the introduction of decorated ceramics: red-on buff wares in the Phoenix Basin and red-on-brown wares in the Tucson Basin (Doyel 1991; Wallace et al. 1995). Through time, Hohokam artisans embellished this pottery with highly distinctive geometric figures and life forms such as birds, humans, and reptiles. The Hohokam diverged from the preceding periods in a number of other important ways: pithouses were clustered into formalized- courtyard groups, which in turn were organized into larger village segments, each with their own roasting area and cemetery; new burial practices appeared (cremation instead of inhumation) in conjunction with special artifacts associated, with death rituals; canal irrigation systems were expanded and, ,particularly in the Phoenix Basin, represented huge investments of organized labor and time; and A Cultural Resource Reconnaissance of Township I1 South, Range 12 East, Section 36, Page 10 North~st of Tangerine Road and Dove Mountain Boulevard, Pima County, Arizona large communal or ritual features such as ballcourts and platform mounds were constructed at ' many village sites. The Hohokam sequence is divided into the pre-Classic (A:D. 650.1150) and Classic (A.D. 1150- ' 1450) periods. At the-start of the pre-Classic, small pithouse hamlets and villages were clustered. around the Santa Cruz River. However, beginning about A.D. 750, large, nucleated villages were established along the river or its major tributaries, with smaller settlements in outlying areas ' serving as seasonal camps for functionally specific tasks such as hunting,. gathering, or limited agriculture (Doelle and Wallace 1991). At this time, large, basin-shaped features with earthen embankments called ballcourts were built at a number of the riverine villages. Although the exact ' function of these features is unknown, they probably served as arenas for playing a type of ball game as well as places for holding religious ceremonies and far bringing different groups together for trade and other communal purposes (Wilcox 1991; Wilcox and Sternberg 1983): ' Between A.D. 950 and 1150, Hohokam settlement in the Tucson area became even more dispersed, utilizing the extensive bajada zone as well as the valley floor (Doelle and Wallace 1986). An increase in population is apparent, and both functionally specific seasonal sites, as well as more permanent ' habitations, were now situated away from the river, although the largest sites were still on the terraces just above the Santa Cruz. At this time, there, is strong archaeological evidence for increasing specialization in ceramic manufacture, with some village sites producing decorated ' red-on-brown ceramics for trade throughout the Tucson area (Harry 1995; Heidke 1988, 1996; Huntington 1986). ' The Classic period is marked by dramatic changes in settlement patterns and possibly social organization. Aboveground adobe compound architecture appeared for the first time, ' • supplementing, but not replacing, the traditional sernisubterranean pithouse architecture {Haury 1928; Wallace 1995). Although corn agriculture was still the primary subsistence focus, extremely large Gassic period rock pile. field systems associated with the cultivation of agave have been found in both the northern and southern portions of the Tucson Basin (Doelle and Wallace 1991; ' Fish et aI. 1992). Platform mounds were also constructed at a number of Tucson Basin villages sometime around A.D. 1275-1300 (Gabel 1931). These features are found throughout southern and central Arizona and consist of a central structure that was deliberately filled to support an ' elevated room upon a platform. The function of the elevated room is unclear; some were undoubtedly used for habitation whereas others may have been primarily ceremonial. Building a platform mound took organized and directed labor, and the mounds are believed to be symbols ' of a socially differentiated society (Doelle et al. 1995; Elson 1998; Fish et al. 1992; Gregory 1987). By the time platform mounds were constructed, most smaller sites had been abandoned, and Tucson Basin settlement was largely concentrated at only a half dozen large, aggregated communities. Recent research has suggested that aggregation and abandonment in the Tucson area maybe related to an increase in conflict and possibly warfare {Wallace and Doelle 199$). By A.D.1450, the Hohokam tradition, as it is presently known, disappeared from the archaeological ' record. ' Protohistoric Period (A.D. 145Q-1697) ' Little is known of the .period from A.D.1450, when the Hohokam disappeared from view, to A.D. 1697, when Father Kino first traveled to the Tucson Basin (Doelle and Wallace 1990). By that time, the Tohono O'odharn people were living in the acid desert regions to the west of the Santa Cruz A Cuiticral Resource Reconnaissance of Township 11 South, Range 12 East, Section 36, Page 12 ' Northeast of Tangerine Road and Dove Mountain Boulevard, Pinm County, Arizona ranches in outlying areas, bringing additional residents and' income to the area (Mabry et a1. ' 1994). By the tum of the century, municipal improvements to water and sewer service, and the • eventual introduction of electricity, made life in southern Arizona more hospitable. New residences .and. businesses continued to appear within an ever-widening perimeter- around Tucson, and city ' limits stretched to accommodate the growing population. Tourism, the health industry, and activities centered around the University of Arizona and Davis-Monthan Air Force Base have contributed significantly to growth and development in the Tucson Basin in the twentieth century ' (Sonnichsen 1982). The earliest detailed map of the project area is the 1896 township map drafted for the Government ' Land Office (GLO). No development was shown within the project area. The section was not remapped in 1933, when a new GLO township map was made. Environmental Setting of the Project Area The study area is located in the bajada of the Tortolita Mountains, just over 1 mi from the steeper, ! rocky slopes to the north-northeast. The area is in the Lower Sonoran Desert biotic community (Lowe 1964:25} characterized by polo verde and mesquite trees, saguaro, prickly pear, cholla cacti, ' and acacias. Trees were denser along the many small washes that pass through the section. Elevations in the study area range from 2,543 to 2,721 ft above sea level. The area is a series of low ridges running northeast-southwest. The southwestern quadrant of the study area is fairly flat ' and alluviated. ' • PREVIOUS RESEARCH IN THE AREA The entire section was surveyed during the Northern Tucson Basin Survey in the-early 1980s. This was aresearch-oriented survey of a large area across the northern Tucson Basin. Two sites ' were recorded in this section. AZ AA:12:218 (ASM) was recorded in 1981 as a small, 20-m by 10-m Titbit scatter with .two "tenuous" ' rock features. The site was totally collected during the survey. AZ AA:12:415 (ASM) was a small. sherd and Titbit scatter associated with a rock circle that was a ' possible fire hearth..The site measured 30 m by 20 m and was totally collected when it was initially recorded in 1982. SURVEY METHODS Two portions of the section were surveyed by two archaeologists walking east-west transects at 15- to 20-m intervals (Figure 1). The area covered by these transects was 20 acres. An additional 108 acres were surveyed by two archaeologists following the ridge tops at spacings between 5 m and 30 m. Visibility across the section ranged from fair to moderate depending on the density of the vegetation and the distance from the drainages. Vegetation was thickest along and in the ' drainages. ~• A Cultural Resmrrce Reconnaissance of Toumship II South, Range 12 East, Section 36, Page 11 Northeast of Tangerine Rortd and Dove Mountain Bouleva>•d, Pima County, Arizona River, and groups that lived in the San Pedro and Santa Cruz valleys were known as the Sobaipuri (Doelle and Wallace 1990; Masse 1981). Both groups spoke the Piman language and, according to historic accounts and archaeological investigations, lived in oval jacal surface dwellings rather than pithouses. One of the larger Sobaipuri communities was located at Bac, where the Spanish Jesuits and later Franciscans constructed the mission of San Xavier del Bac (Hucke111992; Ravesloot 1987). Due to the paucity of historic documents and archaeological research, however, little can be said regarding this poorly known period. Spanish and Mexican Periods (A.D. 1697-1855) ' Spanish exploration of southern Arizona began at the end of the seventeenth century A.D. Early Spanish explorers in the Southwest noted the presence of Native Americans hvmg in what is now ' the Tucson area. These groups comprised the largest concentration of population in southern Arizona (Doelle and Wallace 1990). In 1757, Father Bernard Middendorf arrived in the Tucson area, establishing the first local Spanish presence. Fifteen years later, the construction of the San ' Agustin Mission near a Native American village at the base of A-Mountain was initiated, and by 1773 a church was completed (Dobyn 1976:33). i In 1775, the site for the Presidio of Tucson was selected on the eastern margin of the Santa Cruz River floodplain. In 1776, Spanish soldiers from the older presidio at Tubac moved north to Tucson, and construction of defensive and residential structures was begun. The Presidio of Tucson was ' one of several forts built to counter the threat of Apache raiding groups that had entered the region at about the same time as the Spanish (Thiel et al. 1995; Wilcox 1981}. Spanish colonists soon arrived to faun the relatively lush banks of the Santa Cruz River, to mine the surrounding ' • hills, and to graze cattle. Many indigenous settlers were attracted to the area by the availability of Spanish products and the relative safety provided by the Presidio. The Spanish and Native American farmers grew corn, wheat, and vegetables, and cultivated fruit orchards, and the San 1 Agust7n Mission was known for its impressive gardens (Williams 1986). In 1821, Mexico gained independence from Spain, and Mexican settlers continued farming, ' ranching, and mining activities in the Tucson Basin. By 1831, the San Agustin Mission had been abandoned (Elson and Doelle 1987; Hard and Doelle 1978), but settlers continued to seek the protection of the presidio walls. ' American Period (1856-Present) Through the 1848 settlement of the Mexican-American War and the 1853 Gadsden Purchase, Mexico ceded much of the Greater Southwest to the United States, establishing the international boundary ' at its present location. The U.S. Army established its first outpost in Tucson in 1856 and, in 1873, founded Fort Lowell at the confluence of the Tanque Verde Creek and Pantano Wash, to guard against continued Apache raiding. Railroads arrived in Tucson and the surrounding areas in the 1880s, opening the floodgates of Anglo-American settlement. With the surrender of Geronimo in 1886, Apache raiding ended and the region's settlement boomed. Local industries associated with mining and manufacturing continued to fuel growth, and the railroad supplied the Santa Cruz River Valley with the commodities it could not produce locally. Meanwhile, homesteaders established numerous cattle • A Gdhrrnl Resource Reronnaissmice of Torunship lI South, Range 12 East, Section 3b, . Page I3 Narthertst of Tangerine Road and Dove Mountain Boidevarri, Pima County Ari_,ona SURVEY RESULTS • The resent curve relocated AA:12:415. A ossible rock circle that measured 1.2 m by 1.08 m was P Y P partially buried, and 3 lithics and 3 sherds were found within 10 m of it. The rocks in the feature ' were graiutic, ranging in size from 8 cm to 32 cm long. None appeared fire-cracked, and no dark fill a-vas visible within the ring. The ceramics were all plain wares less -than 2 cm long, and the lithics were small, tertiary flakes. ' One isolated sherd and four isolated flakes were found and are denoted on the map by "S" and "F" (Figure 1). In addition, Isolated Occurrence-1 (IO-1} consisted of a cluster of 15 to 20 plain ' ware sherds of probably one vessel, within a 2-m by 2-m area. AA:12:218 could not be relocated even though a large. area around this site was surveyed to allow ' for a margin of error in the-site placement on the topographic map. This is probably due to'the fact the site was a surface manifestation that was completely collected during the previous survey.- ' SIGNIFICANCE ASSESSMENT National Register of Historic Places n The National Register of Historic Places (National Register) is the nation's inventory of historic sites. It was established after the passage of the National Historic Preservation Act of 1966 to promote preservation and study of historic resources. Most projects involving federal agencies, federal land, or federal funds require evaluation and mitigation of their impacts on properties • eligible for the National Register. In addition, many state and local laws, ordinances, and regulations require similar evaluations. i• In order for a property to be listed in the Nationa3 Register, it must meet integrity requirements and at least one of four significance criteria. These criteria are summarized in Table 2. Except in special circumstances, properties must be at Least 50 years old to be considered for inclusion in the National Register. Table Z. i~iationai Register eligibility criteria (Code of Federal Regulakions, Title 36, Part 60). The quality of significance in American history, architecture, archeology, and culture is present in districts, sites; buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and: A. That are associated with events that have made a significant contribution to the broad pattern of our history; or B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. That have yielded, or may be likely to yield, information important in prehistory or history. u u n r A Cultural Resource Reconnaissance of Toumship 11 South, Range 12 East, Section 36, Page 14 Northeast of Tangerine Road and Dove Mountain Boulevard, Pima County, Arizona Significance Assessment of Sites in the Project Area • AA:12:218 and AA:12:415 are considered ineligible for inclusion in the National Register. -These sites were totally collected 20 years ago. One site, AA:12:218, could not be relocated due to the lack of surface artifacts. At the other site, AA:12:415~, only six artifacts have since eroded out or were missed in the original surface collection. The rock ring at AA:12:415 was not well defined. It contains little research potential and has been recorded in detail. Experience at similar sites in the Dove Mountain area has shown that those with few, if any, surface artifacts when revisited several years after the initial survey, contained no buried deposits. Even sites with a fair nurrtber of new artifacts on the surface often did not contain buried cultural deposits when they were tested (Swartz 1998). The project area lies in the bajada of the Tortolita Mountains, which has a low site density. Areas to the north and east, closer to the mountains, have a higher site density, primarily along the major drainages. To the west, closer to the Santa Cruz River, the site density also increases.. Two small sites within a square mile is a likely density in this location. ASSESSMENT OF PROJECT EFFECT Although, the future use as a planned community of homes will result in some alteration and obscuring of the land surface, this will have no effect on significant archaeological or historical resources within the project area. RECOMMENDATIONS • Desert Archaeology, Inc., recommends that planning and implementation of construction within this survey area proceed. However, should any buried archaeological remains be encountered during construction, work should halt temporarily until an archaeologist has assessed their significance. ~• ~~ C i ~~ REFERENCES CITED Cordell, Linda 1997 Archaeology of the Soiithtvesf. 2nd ed. Academic Press, New York. Dart, Allen 1984 Archaeological Site Significance Evaluations for CienegR Uentarza Project. Technical Report No. 84-8. Institute for American Research, Tucson: 1986 Archaeological Investigations at La Palo»uz: Archaic and Hohokam Occupations at Three Sites in fhe Northeastern Tucson Basin, Arizona. Anthropological Papers No. 4. Institute for American Research, Tucson. Diehl, Michael W. 1997 Archaeolagicai Investigations of fhe EnrIyAgricilttural Period Settlement at the Basenf A-Mountain,. Tucson, Arizona. Technical Report No. 96-21. Center for Desert Archaeology, Tucson. Dobyns, Henry F. 1976 Spanish Colonial Tucson: A Demographic History. University of Arizona Press, Tucson. Doelle, William H. 1985 The Southern Tucson Basin: Rillito-Rincon Subsistence, Settlement, and Community Structure. In Proceedings of the T983 Hohokam Syrrtposiutn, edited by A. E. Dittert Jr. and D. E. Dove, pp. 1$3-198. Occasional Paper No. 2. Arizona Archaeological Society, Phoenix. Doelle, William H., David A. Gregory, and Henry D. Wallace 1995 Classic Period Platform Mound Systems in Southern Arizon«. In The Roosevelt Community Development Study: New Perspectives on Tonto Basin Prehistory, edited by M. D. Elsori, M. T. Stark, and D. A. Gregory, pp. 385-440. Anthropological Papers No. 15. Center for Desert Archaeology, Tucson. Doelle, William H., and Henry D. Wallace 1986 Hohokam Settlement Pafterns in the Snn Xavier Project Area, Southern Tucson Basin. Technical Report No. 84-6. Institute for American Research, Tucson. 1990 The Transition to History in Pimeria Alta. In Perspectives on Southwestern Prehistonf, edited ' by P. E. Minnis and C. L. Redman, pp. 239-257. Westview Press, Boulder. 1991 The Changing Role of the Tucson Basin in the Hohokam Regional System. In Exploring the ' Hohokam: Prehistoric Desert Peoples of the American Southwest, edited by G.J. Gumerman, pp. 279-345. University of New Mexico Press, Albuquerque. ' Douglas, John E., and Douglas B. Craig 19861nvestigations of Archaic and Hohokam Sites on fhe Flying V Ranch, Tucson, Arizona. Anthropology Series, Archaeological Report No. 13. Pima Community College, Tucson. ~• ' References Cited Page 26 Doyel, David E. ' 1991 Hohokam Cultural Evolution in the Phoenix Basin. Iii Exploring the Hohokam: Prehistoric • Desert Peoples of the American Southwest, edited by G.J. Gumerman, pp. 231-278. University of New Mexico Press, Albuquerque. ' Elson, Mark D. 1998 Expanding the Vew of Hohokam Platform Mounds: An Ethnographic Perspective. Anthropological ' Papers No: 63. University of Arizona Press, Tucson. Elson, Mark, and William H. Doelle ' 1987 Archaeological Assessment of the Mission Road Extension: Testing at AZ BB:13:6 (ASM). Technical Report No. 87-6. Institute for American Research, Tucson. ' Ezzo, Joseph A., and William L. Deaver 1998 Wafering the Desert: Late Archaic Farming at the Costello-King Site. Technical Series 68. Statistical Research, Tucson. Fish, Suzanne K.; Paul R. Fish, and John H. Madsen (editors) 1992 The Marano Conzncunity in the Hohokam World. Anthropological Papers No. 56. University of ' Arizona Press, Tucson. Freeman, Andrea K. L. (editor) ' 1998 Archaeological Investigations at the Wetlands Site, AZ AA:12:90 (ASM). Technical Report No. 97-5. Center for Desert Archaeology, Tucson. ' Gabel, Norman E. • 1931 Martinez Hill Ruins: An Example of Prehistoric Culture of the Middle Gila. Unpublished Master's thesis, Department of Anthropology, University of Arizona, Tucson. ' Gregory, David A. 1987 The Morphology of Platform Mounds and the Structure of Classic Period Hohokam Sites. In The Hohokam ~IIage: Site Stn~cture and Organization, edited by D. E. Doyel, pp. 183-210. ' American Association for the Advancement of Science, Southwestern and Rocky Mountain Division, Glen~cvood Springs, Colorado. i Gregory, David A. (editor) 1999 Excavations in the Santa Cricz River FIoodpIain: The Middle Archaic Component at Los Pozos. Anthropological Papers No. 20. Center for Desert Archaeology, Tucson. 2001 Excavations in the Santa Cruz River Floodplain: The Early Agricultural Period Component at Las Pozos. Anthropological Papers No. 21. Center for Desert Archaeology, Tucson Hard, Robert j., and William H. Doelle ' 1978 The San Agustin Mission Site, Tucson; Arizona. Archaeological Series No. 118. Arizona State Museum, University of Arizona, Tucson. ' Harry, Karen G. 1995- Community-based Craft Specialization: The West Branch Site. Paper presented at the Fall Meeting of the Arizona Archaeological Council, Flagstaff. • r Referrnces Cited Page 17 Haury, ErniI W. ' 1928 Tanque Verde Pithouses. Paper presented at the Annual Meeting of the American Association • far the Advancement of Science, Flagstaff, Arizona. ' Heidke, James M. 1988 Ceramic Production and Exchange: Evidence from Rincon,Phase Contexts. In Recent Research on Tucson Basin Prehiston,/: Proceedings of the Second Basin Conference, edited by W. H. Doelle and P. R. Fish, pp.387-410. Anthropological Papers No.1D. Institute for American Research, Tucson, Arizona. 1996 Production and Distribution of Rincon Phase. Pottery: Evidence from the Julian Wash Site. In A Rincon Phase Occupation at Julian Wash, AZ BB:13:17 (ASM), by J. B. Mabry, pp. 47-71. Technical Report No. 96-7. Center for Desert Archaeology, Tucson. Heidke, James M., and Alan Ferg 2001 Ceramic Containers and Other Artifacts of Clay. In Excavations in _the Santa Cruz River FloodpIain: The Early Agricc.cltural Period Component at Los Pozos, edited by D. A. Gregory, pp. 163-194. Anthropological Papers No. 21. Center for Desert Archaeology, Tucson. ' Heidke, fames M'., Elizabeth j. Miksa, and Michael K. Wiley 1998 Ceramic Artifacts. In Archaeological Investigations of Early Village Sites in the Middle Santa Cruz Valley: Analysis and Synthesis, edited by J. B. Mabry, pp.471-544. Anthropological Papers ' No. 19. Center for Desert Archaeology, Tucson. Huckell, Bruce B. 19$2 The Distribution of Fluted Points in Arizona: A Review and An Update. Archaeological Series ' ~ No. 145. Cultural Resource Management Division, Arizona State Museum, University of Arizona, Tucson. ' 1992 Archaeological Testing of the Pima Concmunify College Desert Vista Campus Property: The Valencia North Project. Technical Report No. 92-13. Center for Desert Archaeology, Tucson. ' 1995 Of Marshes and Maize: Preceramic Agricultural Settlements in the Cienega ValIei~, Southeastern Arizona. Anthropological Papers No. 59. University of Arizona Press, Tucson. ' Huckell, Bruce B., and Lisa W. Huckell 19$4 Archaeological Investigations at the Milagro Site, a Late Archaic Site in the Eastern Tucson Basin. Ms. on file, Arizona State Museum, University of Arizona, Tucson. ' Huckell, Bruce B., Lisa W. Huckell, and Suzanne K. Fish 1995 Investigations at Milagro, a Late Precera»tic Site in the Eastern Tucson Basin. Technical Report ' No. 94-5. Center for Desert Archaeology, Tucson. ' Huntington, Frederick W. 1986 Archaeological Investigations at the West Branch Site: Early and Middle Rincon Occupation in tl2e Southern Ticcson Basin. Anthropological Papers No. 5. Institute for AmericanResearch, Tucson. ~• 7 References Cited Page i8 Lowe, Charles H., editor • 1964 Arizona s Natural Eiwironanent. University of Arizona Press, Tucson. Mabry, Jonathan B. (editor} ' 1998 Archaeological Investigations of Early Village Sites in the Middle Santa Cruz Valley: Analysis and Sy~zthesis. Anthropological Papers No. 19. Center for Desert Archaeology, Tucson. ' Mabry, Jonathan B., fames E. Ayres, and Regina L. Chapin-Pyritz 1994 Tucson at the Turn of the Centitnf: The Archaeology of Btock 83. Technical Report 92-10. Center for Desert Archaeology, Tucson. ' Masse, W. Bruce 1981 A Reappraisal of the Protohistoric Sobaipuri Indians of Southeastern Arizona. In The . Protohistoric Pe1•iod in the American Southwest, A.D. 1450-2700, edited by D. R. Wilcox and W. Y~:,> ~., B. Masse, pp. 28-56. Anthropological Research Papers No. 29. Arizona .. t e~i.;~;u~ersity, Ternpe. r: u ' Ravesloot, John C. (editor) 1987 The Archaeology of the San Xavier Bridge Site (AZ BB:13:14), Tucson Basin, Southern Arizona. ' Archaeological Series No. 171. Arizona State Museum, University of Arizona, Tucson. Roth, Barbara J. ' 1989 Late Archaic Settlement and Subsistence in the Tucson Basin. Ph.D. disseYtation, Department of Anthropology, University of Arizona, Tucson. University Microfilms, Ann Arbor, Michigan. ' • Sonnichsen, C. L. 1982 Tucson: The Life and Times of an American City. University of Oklahoma Press, Norman. ' Swartz, Deborah L. 1998 Archaeological Investigations at SmaIISites on the 1lpper Bajada of the Tortolita Moatntains, Northern Tucson Basin. Technical Report No. 97-3. Center for Desert Archaeology, Tucson. Thiel, J. Homer, Michael K. Faught, and James M. Bayman 1995 Beneafh the Streets: Prehistoric, Spanish, and American Period Archaeology in Downtown. Tucson. ' Technical Report No. 94-11. Center for Desert Archaeology, Tucson. ~ ~ ~ ~n - ;~.__, Wallace, Henry D. 1995 Archaeological Investigations at Los Morteros, a Prehistoric Settlement in the Northern Tucson Basin. Anthropological Papers No. 17. Center for Desert Archaeology, Tucson. Wallace, Henry D., and William H. Doelle ' 1998 Classic Period Warfare in Southeastern Arizona. Paper presented at the 63rd Annual Meeting of'the Society for American Archaeology, Seattle. ' Wallace, Henry D., Jarnes M. Heidke, and William H. Doelle 1995 Hohokam Origins. Kiva 60:575-618. • ' References Cited Page Z9 Wilcox, David R. • 1981 The Entry of Athapaskans into the American Southwest: The Problem Today. In The Protohistoric Period in the North American Southwest, A.D: 1450-1700, edited by D. R. Wilcox and W. B. Masse, pp. 213-256. Anthropological Research Papers No. 24. Arizona State ' University; Tempe. 1991 Hohokam Social Complexity. In Chaco and Hohokam: Prehistoric Regional Systems in the American Southwest, edited by P. L. Crown and W. J. judge, pp. 253-275. Schoof of American Research Press, Santa Fe. ' Wilcox, David R., and Charles Sternberg 1983 Hohokam BaIlcoicrts and Their Interpretation. Archaeological Series No. 16Q. Arizona State Museum,. University of Arizona, Tucson. ' Williams, Jack S. 1986 San Agustin del Tucson: A Vanished Mission Community of the Pimeria Alta. The Smoke ' Signal No. 47. Tucson. Corral of the Westerners, Tucson. Wills, W. H. ' 1988 Eariy Prehistoric Agriculture in the American Southwest. School of American Research Press, Santa Fe. • • _ . '_ • March l ~; 2UU2 Tucson_Water Department, Bill Hallinan Cottonwood Propertie; ~Sti7 I/ast Sunrise Drive, Suite 219 Tucson, Arizona 8571.8 SUBJECT: T. 11 S., R. 1? E., Section 36 DCar.lvlr. Hallinan: ~t'~TER SUPPLY The Arizona Department of Water Re,ourcea has issued Tucson Water a desionatiun of ssured ti~aier supply-under the Arizona Revised Statures. This does not mean thst water service is currently svailablC to the proposed development. This development Iie; withir, the exterior boundary of Tucson Water's planned SU-year service :rre~ 1'urson Water hy~ infrastructure and water supply in this area. Therefore, should Tucson Water furnish water to the development, the development's water supply would be assured a; s matter of Arizona law. Provision of water service to the development, however, is constri~ined • by two existing agreements between the Cary of Tucson and othCr parties. The first such Agreement is dated September 19, 1988, between the City of Tucson and the devzlopers of the: "Dove Mountain" area, which i~ located north and west of the subject parcel ("The Dove Muunt:iin Service Area AgrczmCnt"). This Agreement ha> >ince been amended several times, and governs the terms under which the City of Tucson provides potable water and reclaimed water service to the Dove Mountain service area. The second Agreement, dated November 1 ~, ?000, is between the City of Tucson and the Town of Marana, and governs the terries under wn~cn the City of Tucson well provide potablz water service within thz Town of Marana, and rnorc; specifically governs Tucson's provision of .water service in thz vicinity of the Dove Muun[ain area ' As d consequence of these existing agreements, water service to the subject parcel is not. a~aiiabl~ without the consent of tho City of Tucson's Mayor azid Council, the Town of Marana, :,rid Cottonwood Properties, the succe~5or in interest to the 1988 Dove Mountain Service Area ' Agreement. The City of Tucson makes no representations, express or implied, that such n?rc~nients will be r~actted between the neczssary parties. (520) 791-4718 FAX (520) 791-52BB - P.O. 60X 27210 ~ TUCSON,AZ 85726-7210 Pa;e ? T. 1 I S.. t~. 12 E.. Scetion 36 l~larcl~ t ~, 2UU2 • W TER SERVICE A Thy approval of water meter applications is subject to the availability of water service at the time an application is rnadn. The developer hail be iequired to submit a water master plan identifying but not limited to: i Water Use Fire Flow Reduirement, ' Offiite / Onslte Water Facilities Loops and Proposed Connection Points to Existing Water System Easements /Common Arras If the cxistinp water system is not capablC of meeting-the requirements of thz proposed development, the developer ,hall be fiscally responstble for modifying or enhancing the ex~stin, ' water system to mezt those nezds. Issuance oP this letter is not to he construed as agency agprflva! of a water plan or as containing construction review comments relative-to contlicts with e.~isting K~ater lines and the proposed development. Any >pecific area plan fees, protcctCd main or protectzd facility Fees and other needed faciliuzs' cost arz to be paid by the developer. ' • 'The comments herzin madz are v;tlid for a period of one year only. if you have any 9uestions, 471 791 all N D l . eve opment az - ew piaasz c 5tncerely, ~~ - David F. Ruiz t~zw D~velopnent Unit Supervisor cc file. o ~ .~ _. ~ ~ ~~ ~. REC~~UED 1 ~~~ZO~~ ' ~ PIMA COUNTY .. WASTEWATER MANAGEMENT DEPARTMENT ' 201 NORTH STONE AVENUE TUCSON, ARIZONA 85701-1207 pH: (520) 740-6500 KATHLEEN M. CHAVEZ, P.E FAX: (520) 620-0135 ' DIRECTOR January 25, 2002 Kelly Decker The Planning Center 110 S. Church, Suite 6320 Tucson, Arizona 85701 ' Re: CAPACITY RESPONSE N0. 02-5 .Dear Ms. Decker: ' We have reviewed your request regarding the availability of sewer service for the following proposed use .and property: Alow-density residential development on approximately 611 acres at the northwest corner of Camino De Oeste and Tangerine Road. ' Under existing conditions factual developments and commitments for service through approved Sewer Service Agreements), there is capacity for this development. in a 15-inch diameter sewer approximately 1/4 mile west of: the subject property. The 15-inch diameter sewer flows into a pump station which • I believe has adequate capacity. However, the 10-inch diameter force main between the pump station and Camino De Oeste may need to be augmented, up- sized. The force main may have to be relocated outside of Tangerine Road. S This response is not to be construed as a commitment for conveyance capacity allocation, but rather an analysis of the existing sewerage system as of this ' date. Should you desire to enter into a Sewer Service Agreement, a Development Plan or Tentative Plat, showing the preliminary sewer layout for the proposed project, must be submitted and approved. Flow-through should not be required. The area to the north has sewers available, and the area to the east should be required to construct gravity flow sewers to the existing sewer in the Camino De Oeste Alignment. Should you desire additional information regarding this subject, please contact this office {740-6547). Very truly yours,. ' Glenn W. Hitz, P Civil Engineer '. • Copy: Bob Decker ~ _ ' Lucy Thurston Capacity Response/111236 r . i THE STATE OF ARIZONA GOVERNOR JANE DEE NULL CHAIRMAN, MICHAEL M. GDLIGHT~Y, FLAGSTAFF ° ~ ~~ GAME AND FISH DEPARTMENT COMMISSIONERS .~ ea} JOE CARTER, SAFFORD - 's~ ~ ° 2227 WEST GREENWAY RDAD, PHOENIX, AZ 85023-4399 SUSAN E. CHI(.TON, ARIVACA .,+`a\ s W. HAYS GILSTRAP, PHOENIX ~°~-~~' (602? 942-3000 • WWW.AZGFD,CDM JOE MELTON,YUMA DIRECTOR ' _ DUANE I,. SHROUFfi ~( *~ _ DEPUTY DIRECTOR STEVE K. FERRELL ' Tucson Office, 555 N. Greasewood Rd., Tucson, AZ 85745 RE~EtVLD Apri12, 2002 Ms. Kelly Decker The Plamm~g Center 110 S. Church, Ste. 6320 ' Tucson, Arizona 85701 Re: 611-Acre Parcel at Tangerine and Tortoiita Drive -Specific Plan Amendment; T l 1 S, ,R1~2E, Section 36. . Dear Ms. Decker: Due to excessive workloads and limited personnel availability, the Arizona Game & Fish ' Department (Department) is, at this time, only able to provide you with limited information • regarding your proposed project. Enclosed, you will find a set of recommendations that relate to Federal/State regulatory compliance and `wildlife friendly' development practices. Also included is a list of special status species that are known to occur in the vicinity of the above- referenced parcel. This list is based on the review of records in the Department's Heritage Data Management System' (HDMS). Any of these species are likely to occur on-site to the, degree that the parcel provides the species' habitat requirements. For information that will assist you in t identifying the on-site native vegetation communities and their values as wildlife habitat, the Department recommends the following references: ' • Brown, D.E. (ed). 1994. Biotic Communities -Southwestern United States and Northwestern Mexico. University of Utah Press, 342 pp. • Shaw W.W., L.K. Harris, M. Livingston, J.P. Charpentier; and C. Wissler. 1996. Pima County Habitat Inventory -Phase II. Arizona Game- & Fish Dept. Contract No. ' G50028-001, Phoenix, AZ. 94pp. (Pima County maintains GIS coverages -from this report.} ' • Pima County's 1986 Map of Critical and Sensitive Wildlife Habitats. Information contained in the Department's HDMS is dynamic and updated on a periodic basis. Any ' information, therefore, is likely to become outdated shortly after its release. Such information is intended to serve as a guide regarding what species may be found in a particular area. It does not represent the results of comprehensive species-specific surveys. • ' AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY ' Ms. Decker Apri12, 2002 ' 2 • ' Federal/State Re .~latorv Com !lance: ' The following measures that relate to FederaUState regulatory compliance- should be applied when appropriate. ' • It appears that the subject parcel falls within Zone 1 the Cactus Ferruginous Pygmy- Owl (CFPO) Survey Zones. Apply the Guidance for Private Landowners from the ' USFWS and contact them as appropriate. The Landowner Guidance and accompanying information can be found in the Documents Library section of the USFWS's websrte: http : //arizonaes . fws . gov/. ' • If plants protected under the Arizona Native Plant Law are likely to occur on the subject parcel, contact the Arizona Department of Agriculture for additional information regarding potential restrictions which may apply to the salvage or removal of plant species. ' James McGinnis Manager, Native Plant Law Plant Services Division Arizona Dept. of Agriculture ' O ~ 1688 W. Adams Phoenix, Arizona 85007 602!542-3292 i • Adhere to the attached tortoise handling guidelines for development projects if Sonoran desert tortoise are likely to occur on the subject parcel. ' Contact the Department's Tucson Regional Office immediately for direction regarding the disposition of an active bat roost site(s) if one is found on the property. ' During pre-construction and construction activities, contact the De artment's Tucson p Regional Office immediately for direction regarding the disposition of an active ' raptor nest(s) if one is found on the property. (Please note that an active raptor nest can also be located in a burrow as well as the. more common arboreal situation. Nests of the burrowing owl-are one example.) ' Landsca e Desi n/Site Plannin ' The recommended landscape design and site planning .practices are practices beneficial ~ in maintaining habitat elements compatible with native desert wildlife. Implementation of these ' landscape design site planning practices will not totally mitigate for the loss of native desert habitats, however, evidence shows that incorporation of these practices will foster the retention of those native wtldlife species which can exist in urban/suburban environments. The ~• ~~ ~• ~• Ms. Decker April 2, 2002 3 Department recommends these landscape/site planning practices be implemented as part of any anticipated on-site development. • Maximize the amount of interconnected open space within the development, • Utilize native plant species for all on-site vegetation and revegetation. • .Employ revegetation schemes that re-establish and maintain vertical diversity .(ground cover, shrub layer, and canopy cover) with native plant species. • Retain in place or salvage woody vegetation including saguaros and ironwoods (mature adults as well as immatures). • Maintain the vegetative and hydrologic integrity of all washes, especially those which Pima County's .1986 -Map of Critical and Sensitive Wildlife Habitats ,identifies as Class I or II Riparian Habitats. Please call me at 520/628-5982 Ext. 137 if you have questions. ~~- Sherry A.~ Habitat Sp SAR: sr cc: Bob Broscheid, Project Evaluation Program Supervisor, Habitat Branch, ~'HX (AGED Log No. 2-4-02/09) Sherry Barrett, USFWS, Assistant Field Supervisor, Az Ecol. Services Field Ofc, TUC James McGinnis, AZ Dept. of Ag, Plant Services Div., PHX Attachments C:IPROJECTSICITIESIMARANA~611 @Tangerine&Tortolita. doc ~~ ~• i ~• Special Status Species within 5 Miles of T41S,R12E Sec 36 NAME CnMMnN NAME ESA USFS BLM WSCA NPL GLAUCIDIUM BRASILIAIVUM CACTORUM CACTUS FERRUGINOUS PYGMY-OWL LE WC GOPHERUS AGASSIZ1l (SONORAN POPULATION) SONORAN DESERT TORTOISE SC WC TUMAMOCA MACDOUGALII TUMAMOC GLOBEBERRY S S SR No Critical Habitats in Project Area. AGFD #2-402(09), Town of Marana. Arizona Game and Fish Department, Heritage Data Management System, February 11, 2002. STATUS DEFYNYTIONS ARIZONA GAME AND FISH DEPARTi~1ENT (AGED) ' HERITAGE DATA MANAGEMENT SYSTEM (HDMS) TUS FEDERAL US STA ESA Endangered Species Act (1973 as amended) US Department of Interior, Fish and Wildlife Service Listed LE Listed Endangered: imminent jeopardy of extinction. LT Listed Threatened: imminent jeopardy of becoming Endangered. ' XN Experimental Nonessential population. Proposed far Listing PE Proposed Endangered. 1 PT Proposed Threatened. ' Candidate (Notice of Review; 1996) C Candidate. Species for which USFWS has sufficient information on biological vulnerability and threats to support proposals to [i§t as Endangered or Threatened under E5A. However, proposed rules have not yet been issued because such actions are precluded at present by other listing activity. _ - SC Species of Concern. The terms "Species of Concern" or "Species ai Risk" should be considered as terms- ' of=art that describe the entire realm of taxa whose conservation status may be of concern to the US Fish and Wildlife Service, but neither term has official status (currently all former C2 species). ~. • Critical Habitat (check with state or regional USFWS office for location details) Y Yes: Critical Habitat has been designated. P Proposed: Critical Habitat has been proposed. al USFWS i on (1N No Status: certain populations of this taxon do not have designated status (check with state or reg office for details about which populations have desi~rated status)). USFS US Forest Service-(1988 Animals, 1990 Plants) US Department of Agriculture, Forest Service, Region 3 ' S Sensitive: those taxa occurring on National Forests in Arizona which are considered sensitive by the Regional Forester. ' TRIBAL STATUS NESL Navajo Endangered Species List (199?) Navajo Nation, Navajo Fish and Wildlife Department The Navajo Endangered Species List contains taza with status from the entire Navajo Nation which includes parts of Arizona, Utah, and New Mexico. In this notebook we provide NESL stauu for only those taxa whose distribution includes ' part or all of the Arizona portion of the Navajo,Nation. ' ~. Groups i Those species or subspecies that no longer occur on the Navajo Nation. 2 Any species or subspecies which is in danger of being eliminated from all or a significant portion of its ' • range on the Navajo Nation. 3 Any species or subspecies which is likely to become an endangered species, within the foreseeable jo Nation h N . ava e future, throughout all or a significant portion of its range on t ', 4 Any species. or subspecies-for which the Navajo Fish and Wildlife Department (NF&WD) does not 3 but has reason listed in Grou 2 or Grou ort their bein cu rentl ha ci t i ff ti t f . r`' g p p ve su r y i en orma on o supp n to consider them. The NF&WD will actively seek information on these species to determine if they ' warrant inclusion in a different group or removal from the list. MEXICAN STATUS ' MEX Mexican Federal Endangered Species List (May 16, 1994) Secrecaria de Desarollo Social, NORMA Official Mezicana NOM-059-ECOL-1994 The Mexican Federal Endangered Species List contains taxa with status from the entire Mexican Republic and waters under its jurisdiction. In this notebook we provide MEX designations for only those taxa occurring, in Arizona and also in Mexico. P En Peligro de Extincion (Determined Endangered in Mexico): in danger of extinction. A Amenazada (Determined Threatened in Mexico): could become endangered if factors causing habitat deterioration or population decline continue. ' R Rara (Determined Rare in Mexico): populations viable but naturally scarce or restricted to an area of reduced distribution or very specific habitats. Pr Sujeta a Proteccion Especial (Determined Subject to Special Protection In Mexico): utilization limited due to reduced populations, restricted distribution, or ro favor recovery and conservation of the taxon or associated taxa. [ ~ = One or more subspecies of this species has status in Mexico, but the HDMS. does not track it at the ' subspecies level (most of these subspecies are endemic to Mexico). Please consult the NORMA Oficial Mezicana NOM-059-ECOL-1994 for details.] ' • STATE STATUS NPL Arizona Native Plant Law (1993) Arizona Department of Agriculture HS Highly Safeguarded: no collection allowed. SR Salvage Restricted: collection only with permit. t ER Export kestricted: transport out of State prohibited. SA Salvage Assessed: permits required to remove live trees. ' HR Harvest: Restricted: permits required to remove plant by-products. WSCA Wildlife of Special Concern in Arizona (1996 in prep) Arizona Game and Fish Department ard i b - i y, n jeop e may s or WC Wildlife of Special Concern in Arizona. Species whose occurrence in Arizona or with known or perceived threats or population declines, as described by the Arizona Game and Fish ' Department's listing of Wildlife of Special Concern in Arizona October-1996 Draft. Revised ~l4/97, AGFD HDMS ' ' J:\HDMS\DOCUMEN IINBOOKSITEMPLATE\EORDEFS\STATIJEF ~• GUIDELIi`(cS FOR HANDLIi~G SO~IOP:AN DLSi ;T TORTOISES ' ~- E~fCOUi~(TEP,ED Orl DE~~ELOPi~~`aT PP.OIECTS Arizona Game and Fish Degas=~eQC - ', ~ - ~ - Revised 7anuary 17, 1997 - '- C ine Arizona Game and Fish Deparnent (Depar~ent) has developed the fo(lowie~ ~tide[~nes to reduce potential impacts to deser toroises, and Co Drotil6C'_ >>"e continued existence o~ to-~oues CProughout the stte_ These o idelines apply t0 5tio~-[erul a:_dlor rn-ll-scale projects, deperd~.n on the number of affected.tortoises and specuic rlpe of projec[. • ~` r ~: • Desert tortoises of the Saaor~..n popelation are those acct-= r~ soudz and east of the Coia~do River. Toztoises eticoLntered in the open should be t,oved out of ha_rm's `w•ay to adjacet:[ appropriate habitrt. Ii an occupied burow is determ'=ed to Qe in jeopardy ar des~.cton, the [oitoise should be retacated to the nearest appropriate alteL.r..'te burow or other appropriate 'shelter, as detez-mined by a zTa{ined biolo~_.st. Tortoises should be moved Less than. "8 ~aurs ~~ advance of the habitat disturbance so they do not return to the area in the interim._ Tortoises should 6e noved quickly,• kept in an.upriQht position at ail yes and placed it the s~.de. Separate disposable doves should be worn for each tortoise i~.nd1_ed to avoid potental. n ier of disease between tortoises. Tortoises must not be rnaved is the ambient air ternper-~~ ~Te exceeds 1Q~ de;rees fahrenheit unless an: alteznate bt~ow is zv~able or the tortoise is in imminent danger. - ,„ - A tortoise may be moved tzp to two riles, but no ~rther an ~ecessarx. from its original location. If a release site, or altet~.te burrow, is unavailable w~_.h~ this distzt!ce, ~.nd ambien*_ zr temperature exceeds 10~ de4-e-,.s Fahrenheit, the Depa.'~ent shoed 'oe contacted to piacr `d<e torioise into a Depas-t.Lnent re;ulazed desert tor[o~se adoption pro; ~. Tortoises salvaged: iom projects which result in substantial permanent habitat loss {e.g_ hou~.g and highway project;), A Q Q-teen onQer than oze week} consLLuction protects, wtZ~. oz those recluiring r~aoval during loner (! also be placed in deser[ tortoise adoption pro;~~s. ~ylenaazrs of"Projec~s IU'ceh~ to c~`ect d°s2r tonoues should obtain a sclzrc*iiic colt?crirg permirlrom rho Denar=m~'n-" tof~iir~' r2m~orary 3 are expected to be displzced possession oj' tortoises. I.,~ewise, if lame numbers of toroises ( ~ by a project, the project 'man ~er~should contact the Depa~~ent for ~tidanCe and/or ~sist?nce. ' ,~ Please keep in .mind the fziLowina po its: ~ Tnese o deLines do not apply to the yloa:-Ve popLadon of desert tortoises (north and ~`-` of the Colorado River}. Nlohave deser [orzoises ~e spect=!c~y protected under `e Endangered Species Ac[, as a -~in~stered by ~e U.S. `'-sL =-"d Wildlife Service. V e ,~ d.on of the DeD^cTL:len[. Y~! o T'nese guidelines are subject [o revision at tine d.-c:e _ • recomsend gnat the Department pe ConL"-Cted dur•~~a ~`:e pl ra-'ntn~ s-~Qes of any pTOjeCC t[ say 2.=iect eeset-~ toroises. ~ Tape, possession, or h.;3r2ssII~n[ of wild deser tar`oses ~ orohioited by sate law. U"-!'ss . speci~lcally authori_ed by c5e Deoa_raent, or as noted above,. project personnel saou!d avoid disturb ins any toroise. _ RAC:NL.O:rc