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HomeMy WebLinkAboutTortolita Mountain Properties Specific PlanTortolita Mountain ro er les. L r� ■ 0 F -I m m ■ Spec it Ic ■ Plan TORTOLITA MOUNTAIN PROPERTIES SPECIFIC PLAN MAY 22, 1989 Prepared For: Town of Marana 12775 North Sanders Road Marana, Arizona 85653 and Westinghouse Communities of Arizona, Inc. Managing Partner, Tortolita Mountain Properties Limited Partnership 4340 N. Campbell Avenue Suite 266 Tucson, Arizona 85718 Prepared By: The Planning Center 950 North Finance Center Drive Suite 210 Tucson, Arizona 85710 Greiner Engineering 555 East River Road Suite 100 Tucson, Arizona 85718 Simons Li and Associates 110 South Church Avenue Suite 217 Tucson, Arizona 85701 Institute for American Research 245 South Plumer Suite 14 Tucson, Arizona 85719 Ruffner Associates 212 South Marina Prescott, Arizona 86303 TABLE OF CONTENTS PAGE I. Specific Plan Summary .............................. 1 II. Introduction A. Purpose ..................................... 1 B. Location .................................... 1 C. Authority and Scope ............................ 4 D. Legal Description .............................. 4 III. Development Capability A, Introduction ........... . .. . ................... 1 B. Environmental Overview ......................... 1 C. Existing Land Use ............................. 2 D. Topography and Slope Analysis .................... 7 E. Geology .................................... 7 R Vegetation ................................... 9 G. Soils ....................................... 12 H. Hydrology and Water Resources ................... 15 I. Wildlife ..................................... 19 J. Archaeological Resources ........................ 19 K. Existing Features/Public Services ................... 22 IV. Development Plan A. Purpose and Intent ............................. 1 B. Goals, Objectives and Policies ..................... 2 C. Land Use Plan ................................ 5 D. Circulation Concept Plan ........................ 10 E. Drainage Concept Plan .......................... 14 F Public Facilities Plan ............................ 20 G. Grading Concept Plan .......................... 24 H. Open Space Concept Plan ....... . ................ 24 I. Trail Concept Plan ............................. 25 J. Landscape Concept Plan ......................... 27 K. School/Recreation Concept Plan ................... 28 1 0 t `l I I I I I I TABLE OF CONTENTS PAGE V. Development Regulations A. Purpose and Intent ............................. 1 B. Definitions ................................... 1 C. General Provisions ............................. 7 D. General Subdivision Standards ..................... 9 E. Land Use Plan Summary ........................ 12 E Transfer of Density/Dwelling Units .................. 12 G. Residential Site Development Standards .............. 13 1. Estate Lots ............................. 13 2. Low Density ............................. 15 3. Medium Low Density ...................... 16 4. Medium Density .......................... 17 H. Commercial Site Development Standards ............. 18 1. Specialty Commercial ...................... 18 2. Village Core Commercial .................... 18 3. Mixed Use .............................. 19 I. Resort Development Standards .................... 20 J. Street Development Standards ..................... 21 K. Parking Standards .............................. 22 L. Utility Development Standards .................... 36 M. Drainage Design Standards ....................... 36 N. Grading Standards ............................. 38 O. Landscape Standards ........................... 39 P. Sign Standards ................................ 41 Q. Native Plant Standards .......................... 43 R. Helistop Standards ............................. 43 VI. Design Guidelines A. Introduction and Purpose ........................ 1 B. Community Character ........................... 3 C. Site Planning Guidelines ......................... 4 D. Landscape Guidelines ........................... 8 1. Objectives .............................. 8 2. Entries and Intersection .................... 8 3. Streetscape ............................. 10 4. Open Space/Recreation ..................... 11 C E. � I TABLE OF CONTENTS Architectural Guidelines ......................... 1. Objectives .............................. 2. Commercial ............................. 3. Residential .............................. 4. Individual Development Theme Wall ........... Signage Guidelines ............................. Site Lighting ................................ . PAGE 12 12 12 14 15 16 18 VII. Implementation F. Purpose ..................................... 1 G. TABLE OF CONTENTS Architectural Guidelines ......................... 1. Objectives .............................. 2. Commercial ............................. 3. Residential .............................. 4. Individual Development Theme Wall ........... Signage Guidelines ............................. Site Lighting ................................ . PAGE 12 12 12 14 15 16 18 VII. Implementation A. Purpose ..................................... 1 B. Phasing Plan ................................. 1 C. Monitoring Program ............................ 2 D. Development Review Procedures ................... 5 E. General Administration .......................... 9 E Subdivision .................................. 9 G. Amendment Procedure .......................... 9 VIII. Appendix A. Legal Description B. Cultural Resources Management Plan Outline C. Soils Testing Report D. Recommended Landscape Plant Palette E. Tumamoc Globeberry Assessment F. Utilities Responses G. Specific Plan Application H. Traffic and Roadway Width Analysis I. Drainage Alternatives for Tortolita Mountain Properties J. Dust Control K. Improvement Plan: Design Certification Option L. Construction Certification Option M. Archaeology Certification N. Limited Partnership Agreement - Tortolita-Moore I O. Precise Map P. Tortolita Road Map - Tangerine/Moore 3 Fj t t 1 9 LIST OF EXHIBITS PAGE Regional Map ............................................... R-2 Development Context Map ...................................... II -3 Existing Land Use ............................................ III -5 Marana General Plan .......................................... III -6 Topography and Slope Map ..................................... III -8 VegetationMap .............................................. III -10 Soils Map .................................................. III -14 Hydrology Map .............................................. III -17 Wildlife Map ................................................ III -21 Schools and Recreation Map .................................... III -24 Existing Public Facilities I Map ................................... III -25 Existing Public Facilities II Map .................................. III -25a Proposed Public Facilities ....................................... III -26 Land Use Plan .............................................. IV -7 Circulation Concept Plan ....................................... IV -11 Cross Section ............................................... IV -12 Cross Section ............................................... IV -12a Drainage Concept Plan ........................................ IV -16 Cross Sections ............................................... IV -17/18 Public Facilities .............................................. IV -23 Grading Concept Plan .......................................... IV -26 Open Spacef Frails/Recreation Concept Plan .......................... IV -29 Landscape Concept Plan ........................................ IV -30 LIST OF TABLES AND FIGURES PAGE Land Use Plan Summary ....................................... IV -8/9 Monitoring Report ............................................ VII -4 4 u 1 L SPECIFIC PLAN SUMMARY ' The Tortolita Mountain Properties Specific Plan establishes comprehensive guidance and regulations for the development of approximately 1,877.9 acres located in Marana, Arizona. The Specific Plan will establish the development regulations and 1 programs for the implementation of the approved land use plan. The Specific Plan will provide the parameters to implement the Land Use Plan by establishing policies and regulations which will replace and supersede the current property zoning and 1 other Town development. The Plan is regulatory, adopted by ordinance. The authority for preparation of Specific Plans is found in the Arizona Revised ' Statutes, Section 11-825. The law allows preparation of Speck Plans based on the General Land Use Plan, as may be required for the systematic execution of the General Land Use Plan and further, allows for their review and adoption. e 7 I ] I-1 1 1 II. INTRODUCTION A. PURPOSE The Tortolita Mountain Properties Specific Plan establishes comprehensive guidance and regulations for the development of a 1,877.9 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 P P 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 Tortolita Mountain Properties 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). The property lies within Sections 24, 25, 26 and 35 of Township 11 South, Range 12 East and Section 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 Pima/Pinal County line. IKO j OZ i o r a l L.J r._._._.� •r;' a ,ra � IZ Iv t (D 0 CD 0 w D r0 y' L._J Li.J HARTMAN/TORTOLITA RD ..... ar >' > CAMINO DE OESTE I 0 r + THORNYDALE RD c) O > 0 ov m nom a O <z m m m ;• SHANNON z ' LA CHOLLA BLVD (D 0 CD 0 w D r0 00 :0m Oa <Z m ci mm 0 1 i a 0 ras O HARTMAN/TORTOLITA RD. D 0 0 THORNYDALE RD r z J .S > r •0 0. r 0 � z c O OW mm `. 0'.? SHANNON _ n or a o L . Z CO O . SANDERS RD r 1:9*ANDARIO RD o % 00 :0m Oa <Z m ci mm 0 1 i a 0 ras O HARTMAN/TORTOLITA RD. D 0 0 THORNYDALE RD r z J .S > r •0 0. r 0 � z c O OW mm `. 0'.? SHANNON _ n or a LJ CO O . C O > m N O L m r'0 0 :::iI �CD 00 :0m Oa <Z m ci mm 0 1 i a 0 ras O HARTMAN/TORTOLITA RD. D 0 0 THORNYDALE RD r z J .S > r •0 0. r 0 � z c O OW mm `. 0'.? SHANNON _ n 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 preparation of specific plans 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 Tortolita Mountain Properties 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. II -4 09 m m m m on ;T6rtolIta.,'Road , 75jt. R. 0. W. E•. D > a D O m �m yT o> O >r oD Z 10 l I )z l > W O j0 ) C I m 3010 r - Z ;z �m 3 Cl) 30 �m �D iN O iz `v 0 C� �D n n m x �) =r r a: TOWN LIMITS L W wF w m zs yC 0 m m m ==I= m m m m 0 W � 3 a+ $9 0 CD -< -o < -0, o ✓ a lilt k� f -:;` O 1 16 I" O aT �, I - `lv'r' t' j �.. i( P ¢'��F `fy ..� \ ���\�V (i"-•'tTj 7C�� c ail ` ! ►r`r� '�.i!%•'�:jt Ills 1' , . y At (o 1 { CD ? TCD Ak 21. iF I. ;; � rn�riFti a y co o � r o1 0 co _ m = L'" �CO Cl) G CD,oo = m -n 0-0 rn 1 .� Z9 D i Cl) D D > z = 1.....J 0 � W Z r-0 M0 Z L.� CO> o o > o D 0 --� � o m -z+ o C/) O = Cl) f/J z 0 --1 r Z W , . r-- C/) m C/) D -o ' III. DEVELOPMENT CAPABILITY REPORT A. INTRODUCTION The primary purpose of the Development Capability section of the Tortolita Mountain Properties 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 Iand Use • Topography and Slope Analysis iCirculation/Traffic • Hydrology • Vegetation and Wildlife • Geology and Soils • Archaeology C' 1 Fl B. ENVIRONMENTAL OVERVIEW The Tortolita Mountain Properties 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 drainageways. The site has remained undeveloped with evidence of cattle grazing beginning in the late 1800's through -the present. The long term cattle grazing does reflect an effect on the vegetative growth, but does not appear to have had a significant effect on the stability of the drainageways. 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 Tortolita Mountain Properties Specific Plan area. Their significance ranges from no significance to probable significance. [a III -2 5 There are spectacular views onto and off of the site. The Tortolita Mountains 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. EXISTING LAND USE The Tortolita Mountain Properties Specific Plan area, located in the southern Tortolita Mountain region, has 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 include the remains of a stone house, the unoccupied Cayton residence and two single-family residences, and scattered jeep trails. (Exhibit 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 September 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 Tortolita Mountain Properties have been to establish zoning through specific planning. Currently the property has no zoning. If Westinghouse Communities of Arizona, managing partner of Tortolita Mountain Properties Limited Partnership, were to apply for translation of zoning from Pima County to Marana, the Plan area would most likely be within Marana's Zone A, B and E. I The Specific Plan area has a variety of uses as designated by the Town of Marana General Plan adopted in July of 1987, (see Exhibit III -6). Planning for the Tortolita Mountain Properties Specific Plan area respects and conforms to the general land use parameters of the Marana General Plan. The property is owned b two entities: P P Y Y • Westinghouse Communities of Arizona, Inc. , Managing Partner, Tortolita Mountain Properties Limited Partnership 4340 N. Campbell, Suite 266 Tucson, AZ 85718 t I1 • Tortolita/Moore I Limited Partner Interwest Resources, Inc. HCR 337 Payson, AZ 85541 See Appendix G. Designated by the 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: I Transportation Corridor/Mixed Use 1 • Highly Urbanized Corridor • Industrial/Business Parks/Distribution • Optional Residential Opportunities • Hotels • Regional Shopping Center • Optional Commercial Opportunities ' Zone I: , Open Space Corridor • Santa Cruz River ' • Drainageways/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: I Special Opportunities • Unique Opportunities • Specialty Development • State of the Art • Destination Resorts , • Specific Plan Designated Areas m §' rr rr r i■r7 Cl) rr o • f. ;T6rtoIIta;"Road: 7Sft: R. 0. W. m TOWN LIMITS m (o 7 (D N O m a O m m W O ' m N oO rig m r = = m IA n w < p �t P1yWL p�• 1 �, '`srl it 1p;, � / . c � l r l 11, � '✓' fir;% !�, tj CD l O • r k i rS r f s/ wr r• r °( S} I r /11 +� 3; � i a `,.7er �.,,�Fjl-'� •�vi I;; ra ��� d. Vii' \ r"� ` � I 1 I \ � r�/� �t�.ir''7 �' �f✓' t J�. 'f't � !� i��'='/'..-t' s<��f tr n ,� .. .'; Y £'y'�,� a" i ( m co CD •• k t u' f r ",�3 CD t QO + „,c, s �, � ��,e •`�. �+��\ `�'•�4 � 'a. ,fit � a N (D Cl) —A0 r--- 0 co ct S L�°' m -� L.._ CD CO = m cD -4 x c m. D C C C/)D D m D 70 �.J m co oo Z r O a 00 Z 00 CD 0 =O C 1- C D COo m —zi Uzi o rn �0 Cl)O c -1 D Z U)Z 0 m r r_ 0 C p C/) m to . -Do r m G) m z 0 m 1 m A R- f t0i�TWTIA 0' VWA A. . . . . . . . . . . 61 w z NX4 SUN r"" m G) m z 10 z 1;:0 L L iE m > 0 > M CO lu 0 . lu K M m m m -0 < le- r- > Z m 0 m z 'R M'> z < m - < m - < M > M > -CO0 0 Cl) a M r 0 r 0 rr G) r— 0 :c m O m 0 > Cl) 0 M m -0 K —07 M M 0 .A z M 10 lu 0 m --1 > m z m z C() 0 m co w M 0 0 --1 —1 . m m 4 > r 0 m 5 z Co m m z < m 10 D z m 0 z < r- r- 0 -0 z m 0 0 =i 0 -0 > CO m m CO z cl). > m CO NX4 SUN r"" m G) m z 10 D. 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 bajada 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. 256.8 acres, or 14%, 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. E. GEOLOGY The Tortolita Mountain Properties 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 drainageway 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 Halocene fan deposit is characterized as a thin mantle of grus (quartz and feldspar rich course grained sand and gravel) which overlies the Pleistocene age alluvium below. The larger watercourses carry an active bed of sand, gravel, and rock that is scoured and redeposited during each flow in the channel. J T � O o m 0 O co a CO C/j Cern z am0a C M m. -i 0�m �Mo Z m =m OaCD < ZMD r- > H O =Cn 0 =Z0 01 � A o m i a m N �` a° Z N 01 e iE VEGETATION The Tortolita Mountain Properties 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 Tortolita Mountain Properties 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 landforms support diverse assemblages of plants. i PLANT COMMUNITIES The four major vegetative communities identified within the Plan area are (see Exhibit III -10): COMMUNITY ACREAGE % 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 9 III -9 7 The Foothill Palo Verde community is the largest community within the project area. The dominant plants are: • Foothill Palo Verde Cercidium microphyllum • Cheesebush Hymenoclea salsola • Whitethorn Acacia Acacia constricta • Chain Fruit Cholla Opuntia fulgida • Thornbush Lycium spp. t Mesquite Proposopis juliflora • Desert Hackberry Celtis pallida 9 III -9 7 53. a70 0 r0 z O� O m0 0 :.aO 0 00 M -n 00 z r 1 1 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 plants in the riparian community are: • Mesquite • Desert Hackberry • Blue Palo Verde • Catclaw Acacia • Cheesebush • Thornbush • Foothill Palo Verde • Ironwood Prosopis juliflora Celtic pallida Cercidium f7oridum Acacia greggii Hymenoclea salsola Lycium spp. Cercidum microphyllum Olneya tesota The Ironwood Foothill Palo Verde community contains dominant plants of. • Foothill Palo Verde • Cheesebush • Ironwood • Whitethorn Acacia • Chain Fruit Cholla • Mesquite Cercidium microphyllum Hymenoclea salsola Olneya tesota Acacia constricta Opuntia fulgcda Prosopis julif lora The Ironwood Community 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 • Cheesebush • Thornbush • Desert Hackberry • Foothill Palo Verde Olyneya tesota Hymenoclea salsola Lycium spp. Celtic pallida Cercidium microphyllum 71 �J • Whitethorn Acacia Acacia constricta • Mesquite Prosopis juliflora • Chain Fruit Cholla Opuntia fidgula The Ironwood community is identified as a Class II habitat in the study by Dr. Shaw, Critical and Sensitive Biological Communities for Eastern Pima County. 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 Harris 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 area was sampled and additional effort was directed in those communities deemed most likely to support the Tumamoc Globeberry. None were located within the Tortolita Mountain Properties Specific Plan area. There were no federally protected plant species observed on the property. Mesquite, Paloverde and Saguaro are typical resources of the Sonoran Desert. G. SOILS There are nine different major soil groups on the Tortolita Mountain Properties 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. III -12 t Pinaleno Very 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 homesites and urban development. There are few limitations to the use of this soil. Hayhook-Sonoita Complex. This complex occurs on low fan terraces incised by narrow drainageways. The Hayhook-Sonoita Complex is formed in moderately coarse textured alluvium derived from granite. It is deep and well drained with moderately rapid permeability. Cellar -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 homesites 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 minimize excavation of the bedrock. Hayhook Sandy Loam. This deep and well drained soil is on fan terraces incised by drainageways. It is formed in moderately coarse textured alluvium derived dominantly from granite. Most of this soil type is used for rangeland, homesites and urban development. Chimenea Very Gravelly Fine Sandy Loam. This unit is found on strongly sloping pediment footslopes. 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 of this unit are used for rangeland with some areas used for homesite and urban development. The limitations of this soil type for development is depth to bedrock: Heavy machinery is needed for 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 derived 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 homesites 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. r-_-r7t >a a -K Za oa Zm r �Z Z m M. o ..n -io 0 �c 02 a� O 0� cm Z -i W Z mO oc N. Mm M �0 �O m _ C oco .� 0 bm �a mo rt v _ • -u n � -V� J V n n x a: .A. W O D 00 a2 oa Z= --0D ter-- -000 mM r-- Z 'C M r-0 a > Z Xco 00 Xm o> < '< < 0 0 � -0 W O M -C D -< o a o K � m D r -� 0 r 1 W O D Coyanosa-Rock Outcrop Complex. This unit occurs on steep hillslopes 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 runoff from higher positions cause flash flooding then erosion is very high. Most of this area is used for rangeland with some areas used for homesites, 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 hillslopes 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. H. HYDROLOGY AND WATER RESOURCES The majority of the Tortolita Mountain Properties 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 floodprone 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. However, a very small segment of the Specific Plan area is located on the alluvial fan which extends from the foothill regions to Interstate 10. III -15 When concentrated runoff from the canyons of the Tortolita Mountains reaches the interface between the foothill regions, (Tortolita Mountain Properties Specific Plan area), where flows are physically confined by consolidated material, and the broad alluvial fan, (those areas largely downstream of the Specific Plan area) which generally consists of unconsolidated sediment, numerous natural channels are created that convey only a small portion of the total quantity of flow released at the mouth of the canyons. Regardless of the frequency of a particular storm event, for a given watershed, the location of the associated drainage path which conveys flow across the fan can change with each event. As a result, the alluvial fan (which is largely off the site of this Specific Plan area) consists of a network of poorly-defined, interlocking channel braids that are not necessarily unique to a particular watercourse or drainage basin. This natural, unpredictable characteristic of alluvial -fan drainage should be considered during the planning process to prevent the existence of numerous, oversized drainage or flood -control features (e.g., collector channels constructed perpendicular to the channel braids). Future drainage alternatives and patterns should be established to accommodate urbanization of the fan. This is particularly true when development within the downstream limits of the fan precede development within the upstream limits. The Tortolita Mountain Properties Specific Plan area is located between two major canyon washes. By definition, a major wash is one that conveys in excess of 2000 cfs 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 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). The Ruelas Canyon Wash enters the Plan area along a portion of its extreme northern boundary. The 100 -year discharge at this location is predicted to be approximately 4350 cfs. The wash then exits the Plan area approximately 6000 feet downstream along a portion of the northern segment 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 peak discharge is contained within its banks. However, a small portion of the southern bank which consists of unconsolidated alluvial material may be susceptible to erosion. I M- = an m m Im M ow so =,no M. Mm w m m am ml f) m CD 71.11 0 0 m The Prospect Canyon Wash flows across two very small portions of the Plan area. The wash first enters, and immediately exits, 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 4500 cfs. Although the wash traverses approximately 1600 feet of the Plan area in a well-defined geologic section, it does not separate any of the land -use envelopes within Section 25. The Prospect Canyon Wash then re-enters the Plan area along the eastern boundary of Section 35, and exits the Plan area a short distance downstream (approximately 1400 ft). At this location, the 100 -year peak discharge is predicted to be approximately 4750 cfs. The wash throughout this area does separate a portion of the land - use envelopes that will parallel the proposed Tortolita Parkway. 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). 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 2030 cfs, 620 cfs, 1110 cfs, 1100 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 Moore 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 III -18 I. J. III -19 excess of 500 cfs). These areas are subject to shallow sheet flows which are characteristic of alluvial fans. 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 primary riparian areas 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 drainageway portions that are fragmented, providing no link to public preserves. 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 Tortolita Mountain Properties. 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 1987). The NTBS systematically surveyed the entire Tortolita Mountain Properties, an area almost three times the size of this 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 part of this survey. 1 I Of the forty-five recorded sites within the entire Tortolita Mountain Properties, twenty-one sites are within the Tortolita Mountain Properties Specific Plan area. 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. The prehistoric sites contain a wide variety of artifacts, including numerous types of pottery sherds, 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 mouth 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 in 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 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 0 Specific Plan area are outlined in the Appendix. ■ III -20 KD DK ZD D m vc r z zm ma �n -� o 09 m9 is Oz r =� D K� 0:* c Hrr � aZ zo -o = 0� mm m 0 io m9 rc �z cnm �o �m MD mo bra z s� rr x r r r i h-- 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). 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 Rural Metro Fire District and the Town of Marana Volunteer Fire Department provide service to this property. Currently, the fire station closest to this project is located at Thornydale and Cromwell Roads (Exhibit III -25). 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 this area are Tangerine Road III -22 volume roadways. Also serving this area are Tortolita Road and, to a lesser degree, Camino de Oeste. The primary difference in the proposed transportation plans is the future of Camino de Manana. Pima County anticipates that this road will be a rural street providing access 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. 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). 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 Boulevard and just north of Naranja Road (Exhibit III -26). 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 -26). III -23 >D ZD OD � Z m o fi D >O Z m v -� O OK OZ r� Dc Ov 0 c :` Z cl) Zz �o O a E" . �M �n 0 m� r _Z �i O m m v W F� T O• D ii lV Z M Z M...1 • CO � n VJ m K z 0 , z'M , c0c I r. 2 D mym ' Z r0 r � I ww ■w ■w . y2 m m +raw • � �w I P mm PID 0 �.Cl) mn C) ._ mo mo t> r .-� (J) 090 Z. m r m w m r w m A a Z > aD a)-1 ar �a --I Z zz mm �o o� Oz r� a Z m a -�-i z� to Z OG mm M W rc �z m m o C/) .D 0 "n z N Mz is Z 0 m •ll r �r r r• �'r E0 �Nz I r r = m = r. 0 O m z 0 n O O T C) o O> m� <Z 'i C) �r, o m >. i� M r. 0 O m z 0 n O O T C) o O> m� <Z :m C) �r, o m >. �nz M R 41 HARTMAN/TORTOLITA RD CAMMO DE OESTE •THORNYDALE RD SHANNON J r A m r z *m X mN 4k., z a z A LA CH x m O-0 m .� o� 5 LA BLVD z m z m z 0 r 0 0 m m z 0 (7 CCD C) -mo rn > C X C) C� �nz M w w raw w m w m m m w i= m m w mm w T 0 O m m 0 AR r• Al j•� o HARTMAN •rTORtOUTA'RD o In f �i ';►'Jm CAMINO DE OESTE O Li O * p THORNYDALE RD C) O 0> �' m c Or <z m cg F) m m z A SHANNON r 2 Z. AOX > '•' �.;+:�.,,.. LA CHOLLA BLVD 0 of z A z M m z m m O Ric R 0 ,o m CD n ,b-nTrn >c c/) -- Fq r �n^ m cn r.n a ZD D Cl) zmm Dr � a �Z ZZ mm vo 0 -I O O� 0C =1 i-< aW r -C O* Z� -i a "i ZZ O -0 2 :0O 0 -0 a) mm �n o m� CO rc �Z m m 0 CO 'D O a Z N m0 m Z COa Z. �z O m x 7 v T N m m w m w w= m m w m m m m w m m w ammZm ro�v I om> r•�' a v W -o m'��Dr Z= m G m n I ? .�� ., LJ_._._.J r... I 0 Wm a O Z co 0> > 1 I nom' I S_ Z o m �z IV. DEVELOPMENT PLAN A. PURPOSE AND INTENT The Tortolita Mountain Properties 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 recognizing the major development issues, the landowners objectives and Town requirements, a set of development plan goals have been established as follows: 1. 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; 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. B. GOALS, OBJECTIVES AND POLICIES The Tortolita Mountain Properties 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 Tortolita Mountain Properties Specific Plan are listed below. Specific plan objectives are then stated to implement the goals. o URBAN FORM AND PATTERN GOAL "Insure the character of a small town through the development of quality neighborhoods and balanced land uses". The Tortolita Mountain Properties 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. o LAND USE GOAL "To develop a zonal land use pattern which meets the basic needs of Marana residents for essential services, working aqui living environments and areas for pursuit of leisure time activities and the economic benefit Of all." The Tortolita Mountain Properties 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 air quality impacts. IV -2 o CIRCULATION 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 Tortolita Mountain Properties Specific Plan is designed to utilize existing circulation routes and provide additional circulation components and/or improvements where necessary. o OPEN SPACE GOAL "Establish a network of properties throughout the Marana community to preserve open space. Open space is preserved in the Tortolita Mountain Properties Specific Plan to provide for both regional and local scales. o CONSERVATION GOAL" "To foster the beneficial preservation and/or use of natural resources, water resources, air quality, wildlife areas, cultural sites (archaeological and recent historical) and undeveloped lands while being sensitive to future needs." Site resources have been respected and utilized within this Specific Plan as community amenities. o SURFACE WATER GOAL "To develop a comprehensive approach to control drainage and utilize it as a multiple -use amenity, and to manage the community's water rights." Major 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. IV -3 o RECREATION GOAL "To create a diverse recreation network throughout the community available to all citizens." The Tortolita Mountain Properties Specific Plan provides a trail system of which a portion is available for public use. Both active and passive recreational opportunities are incorporated within the plan. o HOUSING GOAL "To encourage development of housing to meet the needs of existing and future Marana residents." The Tortolita Mountain Properties Specific Plan provides a mix of housing types, a range of locations and prices based on market demand. o POPULATION GOAL "To provide for a population appropriate to the Sphere of Influence of the Town of Marana." The Tortolita Mountain Properties Specific Plan provides a land use and mix appropriate for the population expected within the Sphere of Influence. o ECONOMIC DEVELOPMENT GOAL "To identify a logical strategy for economic development in the Town of Marana." The Tortolita Mountain Properties 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. o EMPLOYMENT GOAL IV -4 t L� I I "To support the development of an economy that meets the employment needs and increases the disposable income of existing and future residents." The Tortolita Mountain Properties 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. o PUBLIC AND PRIVATE PARTNERSHIP GOAL "Foster responsive public/private Partnership to meet the economic and development needs of Marana business and residents." The Tortolita Mountain Properties Specific Plan implements the public/private partnership concept to meet economic needs and to foster quality development for the Town. o PUBLIC SERVICES AND FACILITIES GOAL "To provide basic utility, public health and safety services for a balanced community." The Tortolita Mountain Properties Specific Plan provides for the basic public services and facilities necessary for a balanced development. C. LAND USE PLAN The Tortolita Mountain Properties Specific Plan is depicted on Page IV -7. It encompasses 1,877.9 acres and is divided into forty-three (43) planning areas, open space (581.2 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 1, page IV -8 & 9. Final acreages 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 IV -5 of housing types meeting current and future housing needs. Housing types t range from estate lots to multi -family apartments. The three 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 I roadway access. IV -6 t K> DK ZD O D �m zm OD r Z Z "' mo -I O OK x q c O z r� D O C: Z Z Z 00 O c EM_0 U CO M m M �n -i o Cl)K r c qOm CDm 0 'U � m � D Z N m0 (AD _` uz C7 m E Cr 2 r NO oK zo y o �2 nz � r _+ m O C� E5 M m Cl) Z o D Z r' _q D I r 00 D n v 7 v O z a 77 a a aaaa aa� A ax ax a ::] E- - N O. O O (n h N b" t` N co c'l %0 00N .-. 0o C\ n b Qaaaa . . . n 00 h N N-. 00 (� .n C> 00 v 'n .n (- ' C4 h V J 00 XXXXX �EXXXX fl cel VI (n M N U � � N F0 N { i. .O b b b .D V' .N-. th b b b b M b N b t7 M t 1 M O C. OU I b h 1 10 -r IrN A " A .-. .-w t.) t+ N O �l til b v V' b •"' .V. .-. Yl V N1 CJt� t�1 O b t; A wNtg1 N n whcn b O vl v1 c—�`'� O. .O t` .ON .-r Ncn'.v1 r+ 00 bD .n 00 0oMQ vh c+1 N N N (+1 a� ..cam a0 w U U_ H 7_10 t7F NoO000000 oo00N (41 Q? oo00vo0N oovvac h V ary V'' vv�'.-. CA 'IV v v V� Nv-0 vNNNN O� i H O F a o a zU W) /�.-.N.-."M NM VI tM hNb"tN !N t� .t p�tV Ov t+1NOv 00 V 10 en N t- .-. vl .-+ 00 til O st n O Co O �o v1 .+ t+1 .O 00a0 en vj O 0% cn fV pppp x:4 NN? R tcl eti v 00 vl -n C14 10 N ggcn NN �1N cn t .� N.-.NNN <U 7 O 77 a a aaaa aa� A ax ax a a `o UUUUU aQooa 55555 Aca aQp oQap Qaaaa XXXXX �EXXXX XX»> >> aux xx.3>:w X-1-1.aa z 1 vl bn00 O.O N M Kvl bh00 O.O N t�1 -Wvl b f- 00 O. O .�-. .-+ .-+ 5.� .--.V .-. ...-+ .-. .-. N N NNN N N N N N til IV -8 \ ome a /k\ G%G&R q 0 2e§ cnnolmcn nm'o C.C% ewu ` '�- o�< \ u 00 \ Ej aR�t— $ \ fn &\� . §§§c ./\\ m:� \ }§§ vi _ of o� §2\ :AA4 c'C,§ zn 6» . o\ 2 § 0 0 p o E- � zL) ®cn<>�q'n� �cn © r_�� ®�3m -�-e� d 06 0; 2 7§ -dam§e � � § w ƒ 17 / t � - ® C: \/ \ta;\§ §�\= 9\ ��C4 �� tea§ O i 00000 �oo� 2 ea■■■■■■■■ � a \�QQ §q§ 0 2Ck,4 w-1I2a } § z j§ k Qnnnn nnn� $��Q !V- C ' D. CIRCULATION PLAN The Tortolita Mountain Properties Specific Plan establishes points of access to the site as well as the configuration, capacity, and design standards for roadways which 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 Plan. (Exhibits IV -11 through IV -12a). 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 Tortolita Parkway. 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. Further, Tangerine Road will be constructed as a limited access roadway by other parties which will cause it to operate more efficiently than a normal four -lane divided roadway resulting in an even higher capacity. 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. 1 I IV -10 Ll m = = = = M.= = m = = o o = m = m r a O CD Po - - C) C) ..•i •t' Ox •1 •'t: • zc) /'• C f r rn r f. -o �.t •t . t. :\ O ••i. •'f ••S n 7• r z f.��. D f •y �'r r.D a� Z D D cl) O � Z m O '0 fes" Dy z -'� z M O n —1 O O� O Z D co K-< O* z CD a --q zz -o = m O 0 U n "i O m� CD r_c m m OCD -fl O Dn im Z N MZ Cl) D _. �z n �I 0 0 c� 0=r c �CD a' Cl) -1 CD O n �� CD Cl) 5N a,' (D `< I-" cno .a c� CD. AD ca am a. CD a I r t � O cn Z O R, - mCD C m Cl) S. ch c CD (D ■ =3 3 � rn _ v ■ u ■ . t ••ti �~ N (T F) C/) � 0 00>() 2=� C/) 0z U' * D CD N ci 0 'D n n' m m== a= m m m r m m== m m g n CD D `°rrt 1 ca m �m :- CDCL m m Q 0m 0 Ci. W O� m m n O m 0 a z a m m m M m m Q O m 0 a i a m m m I ' 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. Along Tangerine Road, the current ADOT planning study indicates that both Thornydale Road and Tortolita Road intersections will be improved, as future demand warrants, to create grade -separated interchanges. The location of the intersection of Tortolita and Tangerine Roads comply with the Town of Marana General Plan. The access to a destination resort along this road is key to it's 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 conformance with sound land use planning, topography, and the natural drainage features of the land. The Circulation Plan (Exhibit IV -11) shows access to adjacent parcels via existing rights-of-way or on-site circulation and consequently, poses no problems for the adjacent land owners. 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 Tortolita Parkway), Tortolita Parkway and the Thornydale Extension. The entrance road and Thornydale Extension tie into the Tortolita Parkway which continues to the north and then west into the additional Tortolita Mountain Properties holdings. Based on the traffic analysis, prepared by Greiner, Inc., Tortolita Parkway 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 Tortolita Mountain Properties Specific Plan, Appendix H and the Technical Supplement (a separate document). In an attempt to minimize grading and disruptions to the native environment, all infrastructure roadways within the project will initially be constructed as two-lane rural roadways. Ruelas Canyon Road, High Pass Road, the entrance road and access through Section 25, (which serves as collectors to the residential and commercial 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 IV -13 E. IV -14 designated as private property restricted for buffers, landscape, drainage, trails, master parking, utilities and related uses. Individual property owners will be required through deed 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 area. In the event a district is not formed, the Master Developer will dedicate the roadway system to the Town at a time mutually agreed upon. DRAINAGE CONCEPT PLAN Master Plan Features Within the foothill and canyon regions, the characteristic sand bed channels which receive periodic flows within a confined section are capable of supporting riparian communities. However, within the alluvial fan region, flows are dispersed and alternate from one poorly defined section to another, from one flow event to the next. Therefore, since the fan region is not capable of sustaining the riverine environment which is generally associated with the foothill and canyon regions, urbanization can proceed without the need to preserve a particular watercourse. Instead, each development could create unique open space uses that can benefit the community. This would also provide greater flexibility from a flood -control standpoint. The Tortolita Mountain Properties drainage concepts have been developed based on the assumption that a regional detention plan will be developed and implemented by the Town of Marana (See Appendix I). This regional detention basin plan is described within the addendum report to this plan entitled "Drainage Alternatives to Tortolita Mountain Properties". This report describes a proposed system of five regional stormwater detention basins. However, only a single basin, proposed to be located within Section 35, T11S, R12E would be associated with the drainage elements presented within this specific plan, although on-site basins could be provided. ISpecific Plan Elements ' Within the Tortolita Mountain Properties Specific Plan area, four principal drainage features will exist. These features consist of (1) natural major washes (Q. > 2000 cfs); (2) an integrated drainage network composed of street sections and collector and conveyor channels (Q. < 2000 cfs); (3) enhanced minor washes; and (4) minor floodplain encroachments along the i minor and major watercourses (i.e., Prospect Canyon Wash and Ruelas Canyon Wash). These principle drainage features are shown on the Drainage Concept Plan (IV -16). n I� L LI IV -15 mm mm m m m r m r m mm m s m m m mI DD Z O DD O� m zm > � r Z F...� M o Po O0 C OZ r� a� K� O O z m D --i zz fi O c M. 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G) m 0 r r ^^m `J 0 .�J n z z m r CnC)D m w ao C-) Q D O(J)> Z (Dcn m The minor washes (Q,. < 2000 cfs) that exist within Section 19, Township 11 South, Range 13 East, will be enhanced or improved to accommodate the particular developments. In addition, the density of development will not have a profound effect on the timing or volume of runoff generated within the associated watersheds. Therefore, the need to provide either onsite detention or perimeter diversion channels does not exist, since runoff exiting this section will not have a significant impact upon downstream property owners. The approximate northern half of Section 24, Township 11 South, Range 12 East, is located within the Ruelas Canyon watershed. The type and density of development within this area will not have a significant effect upon stormwater runoff. Therefore, with the exception of the southern bank of the Ruelas Canyon Wash, no special drainage features are anticipated, and the minor washes will either remain natural, be enhanced, or improved. There is no need for regional detention along the Ruelas Canyon Wash, as development within that portion of the Ruelas Canyon watershed will not significantly alter existing flood peaks or volumes. The southern bank of the Ruelas Canyon Wash may require some special treatment to protect recreational and residential uses. An appropriate setback from the location of the existing bank will prevent bank erosion and/or lateral migration. If the banks are permanently stabilized to prevent or contain erosion, this setback can be greatly reduced. Within both the southern half of Section 24 and the adjacent section to the south (Section 25), the minor washes may be natural, enhanced, or stabilized conveyor channels to accommodate particular developments (see Exhibit IV -23). The collector and conveyor channels that drain into section 35 will flow into Prospect Wash and eventually flow into the proposed regional detention basin within Section 35, adjacent to the Plan boundary. Prior to construction of the full scale detention facility, flows may exit the Plan boundary at the detention basin site and be spread out to near natural flow depths and velocities utilizing energy dissipators and/or flow spreader structures, or be stored in a temporary basin. A small portion of the southeast corner of Section 25 is traversed by the Prospect Canyon Wash. A portion of the associated 100 -year flood plain IV -19 could technically be classified as an ineffective flow area. Therefore, floodplain encroachment can occur with little or no alteration to the flow characteristics that currently exist. The encroachment limits are specified on the Drainage Concept Plan (Exhibit IV -16) and the reclaimed area can be utilized for development. Again, the increase in runoff attributable to this development will not significantly affect downstream properties. Therefore, the need for individual detention basins or diversion channels does not exist within this area of the plan. R PUBLIC FACILITIES PLAN Publicly owned facilities which impact this site include potable water, sewage, reclaimed effluent for golf course and general landscaping. All of the required public utilities are either currently available or will be extended to serve this property. Water The Tortolita Mountain Property's project is within Tucson's 50 Year Service Area (See Technical Supplement) and water will be provided from the City of Tucson water supply system. On September 19, 1988, Tucson's Mayor and Council adopted Resolution No. 14610 which is an agreement to provide a potable water source to the Tortolita Mountain Property project. The source is located just north of Naranja Road. The existing system that connects to the four million gallon reservoir includes a 16 -inch main. This main will eventually connect into the proposed Sumter "A" Zone 15,000,000 gallon reservoir. Currently, the four million gallon distribution system consists of six, eight and twelve -inch lines. Future water supplies to the system will be provided by a 42 -inch Central Arizona Project water main which is currently being extended into this area. Currently, some excess capacity exists in the existing system (the 4,000,000 gallon reservoir and associated water system) which could provide interim water to this project. However, water service for the project build -out will be provided by the proposed Sumter "A" Zone reservoir and adjacent wells (see Exhibit IV -23). Onsite water distribution will be installed generally within the public right- of-way where feasible, with design and installation in accordance with City of Tucson standards and specifications or other applicable agency/special district standards. IV -20 Sewage The Tortolita Mountain Properties Specific Plan area lies within a sewage basin which, by gravity, flows south and west toward Interstate 10. This basin would outlet into either the Continental Ranch Station or the proposed eastern interceptor which will run along the east side of Interstate 10 to a proposed northwest regional sewage treatment plant. However, currently, no infrastructure exists to transport the sewage generated by this project to either of those eventual outfall locations (Exhibit IV -23). Consequently, the project will be designed such that eventually, it can be sewered as discussed above, but that until facilities are brought -up from I- 10, the sewage would be directed to an existing sewer main running northerly in Camino de Oeste. The existing main in Camino de Oeste currently terminates at Cortaro Farms Road. On September 27, 1988, Tortolita Mountain Properties and the Pima County Board of Supervisors entered into an agreement for the collection and treatment of sewage from this project. The proposed configuration for sewage service to this property complies with that agreement. The onsite sewage collection system will be designed and constructed utilizing roadways and drainageways as dictated by the natural topography. Design and construction will be in accordance with Pima County Wastewater Management standards and specifications or other applicable agency standards/special districts. 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 for use by Tortolita Mountain Properties. The reclaimed water is proposed for irrigation of two golf courses, each one containing 90 -acres of turf, 30 -acres of rough and a 2-1/2 acre pond. The proposed water consumption for the ' two golf courses will be 1,037 acre feet per year with an average daily demand of 925,775 gallons per day with a peak demand of 1,769,933 gallons per day. IV -21 The reclaimed water for the golf course will be delivered from the proposed regional reclaimed water reservoir discussed previously via 16 -inch and 12 - inch transmission mains. A 5.44 acre-foot reservoir is planned for within the Tortolita Mountain Properties Specific Plan area to serve the irrigation needs of any golf courses within the community. (Exhibit IV -23). Onsite reclaimed water will be pumped to an elevation of 2,950 feet into a permanent reservoir which may be incorporated into a future golf course design. Distribution from the reservoir will be through gravity and pumping systems, serving the golf course/recreation irrigation needs. Design and installation will be in accordance with City of Tucson standards and specifications or other applicable agency/special district standards. 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), designed and installed in accordance with utility company standards. 11 m m m m m m m m m m r m m m m m m m m n 3 0 v m O CD W CD to z > Oas z o mr-�.• �� 0 ar �a z Z o r--�-- -iO OK O z r=i 0 O K-< a cm z� >--I mo O c F-� • M m M n -+ o m CD K cc m m v� .D o �> Z N m COa /�"'J• 0 rj V ,,j•. :t• C f� :f •1: •ri• r ifr'• ,'t� •tI •2• � !n'• .r •.r m :ti+ .r... •. f •r •l CD :x G. GRADING CONCEPT PLAN ' This project consists of predominantly three types of topographic characteristics which will require three different grading approaches. The three different land forms 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 full 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 -26 indicate this area. The rolling foothill areas will have lot pads established relative to natural grades and significant natural land forms. Earthwork 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 -26 as the shaded areas. The rugged steep foothill areas will generally remain natural and only limited grading will be allowed to occur. The cross -hatched area in Exhibit IV -26 indicate these areas of limited grading where slopes exceed 25%. Additionally, as indicated in the Drainage Concept Plan (page IV 16), 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. H. OPEN SPACE CONCEPT PLAN The Tortolita Mountain Properties Specific Plan area includes a variety of open spaces both in terms of their quantity and quality. Thirty-one percent (31%) or 581.2 acres of the site will remain in natural, undisturbed open space. 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 IV -24 Other open space components include the riparian areas of Ruelas Wash and Prospect 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 amenities. The Tortolita Mountain Properties Specific Plan allows for up to thirty-six 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 Ruellas and Prospect Wash and smaller watercourses, and designed recreational amenities will provide the open spaces necessary to support a well-planned, mixed-use community. I. TRAIL CONCEPT PLAN The Tortolita Mountain Properties 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 IV -29). 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 area 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 Tortolita Parkway, 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 private trail, available to all residents within the Tortolita Mountain Properties Specific Plan area, will be established in association with Ruellas Wash. The trail will provide privately regulated access to the Ruellas Canyon and will be sited and designed to integrate and capitalize on the riparian character associated with the Ruellas Wash. IV -25 ti r 0m -oma =� m 0 0 0 m Dv,<ma v -q 0 0 0 Mzmao a o to -2n M aZMzm Z o Z-,anK NM�ma z cn o -i co10 co �oo>z CO C -<v5 m0 00M m M 00 (j' a `! GJ om Z `!0 j rnz -o s i r- 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. I LANDSCAPE CONCEPT PLAN The landscape concept plan, Exhibit IV -30, 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, or feature, located at the intersection of Tortolita Parkway 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. A specialty entry will be located at the west end of High Pass Road. This specialty monumentation will reflect the image of the destination resort and will be accentuated by concentrated specimen plantings and signage consistent with the southwestern theme of the Tortolita Mountain Properties Specific Plan. The major intersection, at Thornydale Loop and Tortolita Parkway, will be designed to include concentrated plantings, supporting and identity of the Community's Village Core. 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 Tortolita Parkway and Thornydale Loop, 150' R.O.W.. Secondary streetscape is also on the internal loop and Ruelas Canyon Road, 60' R.O.W. The specialty streetscape along High Pass Road will complement the specialty entry, establishing the character of the destination resort. IV -27 K. SCI-1001,/RECREATION CONCPT PLAN This development is wholly within the Marana School District Boundaries. One elementary school site of ten (10) acres is planned within the Tortolita Mountain Properties Specific Plan area. It's specific location will be defined as a function of demographic projections and school locations shall be submitted and reviewed during the platting process. A hierarchy of recreational components exist within the Tortolita Mountain Properties 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 Tortolita Parkway 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 two 36 -hole golf courses 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. m m m m m m m m r m r m m m m m m m m :. CDO z C) m C-) M O z rnrn0 >rn ,. _ z r- m m m m m m m m m m m® m m m � m m m ,I , ; 1-11 ti• C� 0> r: ZZ .. ........ MCD 1 1 1 1 1 1 1 1 1 t 1 1 n DEVELOPMENT REGULATIONS A. PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the land uses for Tortolita Mountain Properties 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 • Medium -Low Density Residential • Medium Density Residential • Specialty Commercial • Village Core • Multiple Use • Resort Open Space The proposed locations of these zoning designations are shown on Exhibit IV -7, Land Use Plan. B. Definitions The definitions contained in the Marana Development Code Title 3.03.02 shall apply to this Plan where not consistent with other provisions of this Plan. Additional definitions follow: 1. Alteration: Any change in size, shape, character, occupancy or use of a building or 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. V-1 f 1 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, or (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 gross 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. 9. Commercial: A land use category permitting office, restaurant, personal and business services, retail sales, financial institutions, specialty retail and entertainment, recreational and cultural uses, gasoline/service stations, car washes, repair businesses, educational, religious institutional and day-care facilities, but excluding manufacturing or warehousing units. 10. Community Facility Districts: Community facilities 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 V2 I 11 1 benefitted 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 for 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. 12. Construction Certification 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. 13. Coverage: The percentage of the plot area covered or occupied by buildings or roofed portions of structures. Shuffleboard courts, swimming pools, barbecue pits, terraces and other appurtenances not roofed over with other than open mesh screening are not included in computing coverage. %i 14. Desert TIrces: Mesquite, Paloverde, Ironwood and Acacia. 15. Design Certification 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). 16. District or ZoningDistrict: A portion of the territory of the Town of Marana within which certain uniform regulations and requirements or various combinations thereof apply under the provisions of the Tortolita Mountain Properties Specific Plan. 17. 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. 18. Dwelling -Unit Cap: The maximum number of dwelling units permitted within the Specific Plan Area. V-3 19. Elementary School: A site, 10 acres in size for grades Kindergarten through sixth. 20. 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. 21. Essential services: Any structure or facility (not including buildings over two hundred (200) square feet in interior area) required by a utility owned by the Town, allowed to operate by the Town, or franchised to operate within the Town limits, which by its nature, is customarily required to be located in a specific proximity to the area it serves, as determined by the Town Manager. 22. Fence: A physical barrier which is less than twenty-five (25) per cent opaque. 23. Floor Area: Floor area includes the sum of the enclosed horizontal areas of each floor of a building measured from the exterior faces of the exterior walls, excluding areas used for elevator shafts, stairwells, floor space used for mechanical equipment room, attic space, off- street parking and loading, ways for ingress and egress from vehicular parking and loading areas. 24. Helistop: A designated landing area, other than an airport, used regularly for the operation of rotocraft where no basing facilities are provided. 25. Life Care Facility: A residential center for senior residents which combines individual housing units with permanent on-site medical facilities. 26. Master Developer: Westinghouse Communities of Arizona, Inc., Managing Partner, Tortolita Mountain Properties Limited Partnership, 4340 N. Campbell Ave., Suite 266, Tucson, Arizona 85718, or their successors or assigns. 27. Maximum Density: The maximum residences per acre (RAC) of a development area, or portion thereof, as permitted by the applicable density range. V4 1 1 w 1 1 1 r 1 1 1 28. Multiple -Family Residential Units: Townhouses, patio homes, apartments or similar residential units. 29. Nonaccess Easement, Line or Strip: A method by which vehicular access is controlled on a piece of property. 30. Open Space: Common land area, either landscaped and developed for recreation or left in a natural state. 31. Parking: The temporary, transient storage of motor vehicles used for transportation, while their operators are engaged in other activities. It shall not include storage of new or used motor vehicles for sale, services, rental or any other purpose other than specified above. 32. Phase: A portion of a development project as set forth in the master site plan scheduled for construction and occupancy as an entity apart from other phases of the development. 33. Planning Area: A sub -area of the Specific Plan area, which designates land use activities of distinct characteristics and when taken together create the planned community. 34. 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. 35. RAC: The permitted number of residences per gross acre (43,560 square feet of land area). 36. Recreational Activities or Sites: Any private land designated for the establishment of structures or areas in which to provide recreational activities such as health club/spa, country club, golf course clubhouse, trails, etc. 37. 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. IV5 38. 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. 39. Setback: The minimum required distance between any property line and the location of a building or structure. 40. Single -Family Residential: A land use category which permits one or more persons occupying a single dwelling unit, including detached, attached (two or more), townhouse, zero lot line, Z-Iot 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. 41. Target Density: The specified density within the various planning areas, used to calculate the dwelling -unit cap based on gross acreage. 42. Temporary Services: Construction yards, R.V. storage facilities, Butler buildings, prefab sales and construction offices. 43. Theme Wall: Walls built around individual developments which define the site. 44. Tortolita Mountain Properties Limited Partnership Development Review Committee:. Three representatives appointed by the Partnership, one of which shall be an engineer registered in the State of Arizona, one a planner, and the third an employee of the Partnership knowledgeable of the development. 45. Tourist Commercial: Those commercial uses listed in #9 commercial, as they relate to the tourism and resort visitation. 46. 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. V-6� 1 47. Village Core: An urban center which integrates commercial business, retail, recreation, restaurant/drinking facilities and public facilities with medium -density housing. C. GENERAL PROVISIONS 1. All construction and development within the Specific Plan area. shall comply with all applicable laws, codes, ordinances in effect at the time of this Specific Plan's adoption not in conflict with this Specific Plan. 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, drainageway or property line, 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 �1 feet = the square root of the regulatory flows (100 year stormwater). 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. corporation, 4. Any persons, firm or p , 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 specifically been listed as being a permitted 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. V7 1"' 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. 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 Tortolita Mountain Properties Development Review Committee and the Town of Marana. 8. Non -conforming Structures - Where a lawful structure exists at the effective date of adoption or amendment of this Specific Plan that could not be built under the terms of these regulations by reason of restrictions on area, 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 -conformity, 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. Mfl 1 1 P 1 10. Cattle grazing (no more than 400 head of cattle), ranching and 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 feed lots shall be allowed. Cattle grazing areas must be fenced from developed areas by the Master Developer. 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. 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 either MAG or PCDOT, at the Master Developer's option 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 parking will be prohibited by the CC & Rs. f. Sidewalks shall be located on one side of a roadway where adjacent densities are greater than 3 RAC. 3. Design speeds of 15 m.p.h. may be used on rugged terrain to minimize environmental impacts. V9 1 D 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. 5. 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 with the State of Arizona, Department of Real Estate requirements. These assurances may be in the form of a performance bond, cash escrow account, letter of credit, third party trust agreement, or other form of assurances as may be approved by the Town of Marana. With the exception of the third party agreement, the subdivider shall post assurances with the Town in the amount equal to the cost of construction 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 it's boundaries, the boundaries of this Specific Plan. V-10 I t d) No accessory structures, including fences and walls exceeding the permissible height standards, shall be located within five (5) feet of any plot line nor placed within any easement or right- of-way. Walls located in easements shall require approval from the Tortolita Mountain Properties Limited Partnership Development Review Committee. 9. All developed property shall be landscaped, improved and maintained in full conformity with all applicable requirements of these Specific Plan standards. All improved land shall be well -graded and free from objectionable plant growth. All property shall be kept clean and free from rubbish or debris. The balance of the site shall be kept free of debris and shall not be used for storage or disposal of any objects or materials. 10. All planted and landscaped areas shall be maintained in a neat, orderly, healthy, and properly trimmed condition. 11 All driveways, walkways, parking areas, storage and loading areas of developed property shall be well -graded and surfaced with asphaltic concrete or other equivalent hard, dustless materials. V11 i f provisions 8. The following shall apply to accessory uses and structures: Pp Y 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. height c Accessory buildings and structures shall not be of greater than a principal building on the plot, except in commercial i districts. d) No accessory structures, including fences and walls exceeding the permissible height standards, shall be located within five (5) feet of any plot line nor placed within any easement or right- of-way. Walls located in easements shall require approval from the Tortolita Mountain Properties Limited Partnership Development Review Committee. 9. All developed property shall be landscaped, improved and maintained in full conformity with all applicable requirements of these Specific Plan standards. All improved land shall be well -graded and free from objectionable plant growth. All property shall be kept clean and free from rubbish or debris. The balance of the site shall be kept free of debris and shall not be used for storage or disposal of any objects or materials. 10. All planted and landscaped areas shall be maintained in a neat, orderly, healthy, and properly trimmed condition. 11 All driveways, walkways, parking areas, storage and loading areas of developed property shall be well -graded and surfaced with asphaltic concrete or other equivalent hard, dustless materials. V11 i f 12. All electrical, telephone, gas or other utility connections shall be installed underground, where possible. 13. Ten percent (10%) of the designated open space within this Specific Plan, may be utilized for estate development (0.2 RAC) if buildable areas are identified with detailed topographic studies, at the time of platting. 14. Legal descriptions of individual planning area boundaries will be submitted at the time of platting. 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 in excess of 6,500 average daily trips (ADTs). 16. Construction of the two access roads (to Section through Parcels 14 and 15) shall occur concurrent with the development of Parcels 14 and 15. E. LAND USE PLAN SUMMARY Land use designations have been assigned to each area identified on the Tortolita Mountain Properties 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, page IV -8 and 9. F. TRANSFER OF DENSITY/DWELLING UNITS To ensure the orderly growth of the community, designated planning areas within the Tortolita Mountain Properties Specific Plan shall be developed at densities consistent with or less than the maximum dwelling count of 4,670 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 Tortolita Mountain Properties Specific Plan residential dwelling unit maximum shall be 4,670 dwelling units. V12 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 4,670 dwelling units or 800 resort/hotel rooms; 2. Allocating excess units outside of identified residential planning areas to non-residential areas; ' 3. A change in the density classification/range; 4. Exceeding prescribed planning unit maximums by individual planning area, by more than 20 percent; At the time of the approval of the respective plats employing transfers of 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. G. RESIDENTIAL SITE DEVELOPMENT STANDARDS 1. ESTATE LOTS (0.2 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, home occupation or profession, including: • Guest house for non-paying guests, (which may include a set of culinary facilities) on sites greater than one acre. • Servants' quarters. I V13 e • 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. 3) Parks, playgrounds and community owned buildings other than hospitals. 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 ten (10) feet in height. 5) Model homes 6) Temporary real estate sales office within a model home. 7) Golf course, clubhouse and related facilities, including but not limited to, restaurant, tennis courts, pro -shop, swimming tool, maintenance building and driving range. b) Property Development Standards 1) Minimum Lot Area: Twenty Thousand (20,000) square feet. 2) Cluster Option: a. Minimum lot size: None b. Average site area per dwelling unit: Eight thousand (8,000) 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. V14 5) Building Setbacks • Front: 30 feet • Side: 10 feet • Rear: 20 feet • Corner: 20 feet 6) Parking: See section V K. 7) Landscape: See Section V-0 and Section Vl. 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 Option: 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 3) Maximum Building Height: Thirty-five (35) feet, two stories. 4) Building Setbacks • Front: 20 feet V15 • Side: 5 feet or 0 feet for common wall or zero lot line development • Rear: 15 feet • Corner: 20 feet 5) Parking: see Section V -K. 6) Landscape: See Section V-0 and Section VI. 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 family dwellings 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-0 and Section VI. 4. MEDIUM DENSITY RESIDENTIAL (12-15 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 • Corner: 10 feet 4) Parking: See Section V K. V17 5) Landscape: See Section V-0 and Section VI. H. COMMERCIAL SITE DEVELOPMENT STANDARDS 1. SPECIALTY COMMERCIAL a) Permitted Uses: 1) Restaurant/Drinking Facilities 2) Tourist commercial 3) Commercial recreation 4) Museum/Gallery 5) Helistop b) Property Development Standards 1) Maximum Building Coverage: 70% at ground level. 2) Minimum Lot Area: None 3) Minimum Lot Width: None 4) Maximum Building Height: Thirty-five (35) feet, 2 stories 5) Minimum Building Setbacks: None. 6) Parking: See section V K. 7) Landscape: See Section V-0 and Section VI. 2. VILLAGE CORE COMMERCIAL a) Permitted Uses: 1) Commercial 2) Commercial retail 3) Commercial recreation 4) Office/Professional 5) Financial Institutions 6) Tourist Commercial V18 7) Restaurant/Drinking Facilities 8) Public Services 9) Religious Facilities 10) Day care/Nursery School 11) Medical Center 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-0 and Section VI. 3. MIXED USE a) Permitted Uses: 1) Professional 2) Commercial 3) Retail Commercial 4) Commercial Recreation 5) Financial Institutions 6) Restaurant/Drinking Facilities 7) Public Services 8) Religious Facilities 9) Campus Park/Light Industrial 10) Medical Center/Hospital/Doctors Offices/Clinics/Seniors Care Facilities 11) Educational Facility 12) Veterinary Services V 19 13) Hotel/Motel 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 6) Maximum Building Height: Forty-five (45) feet, 4 stories with optional theme towers to sixty-five (65) feet. 7) Minimum Building Setbacks: A distance equal to sixty percent (60%) of building height, but not less than fifteen (15) feet. 8) Parking: See section V K. 9) Landscape: See Section V-0 and Section VI. I. RESORT DEVELOPMENT STANDARDS 1. Primary Permitted Uses: a) Destination Resort b) Hotel/Motel c) Destination Resort Support Commercial and Service d) Commercial Recreation (health club, tennis, etc.) e) Convention Facilities f) Restaurant/Drinking Facilities g) Swimming Pools and Spas h) Game courts such as tennis and racquetball i) Equestrian Facilities j) Medium Density Residential k) Entertainment Facilities 1) Specialty/Convenience Commercial m) Uses listed under Estate Lots V-20 I i 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: Fifty (50) feet and theme towers to 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. f) Parking: See section V K. g) Landscape: See Section V-0 and Section VI. J. STREET DEVELOPMENT STANDARDS 1. Tortolita Parkway, north of Tangerine Road will have a 150 -foot right-of-way and will be initially constructed with two travel lanes. 2. Tangerine Road will initially be widened at its intersections with Tortolita Parkway to provide a west -bound right -turn lane and an east -bound left -turn lane, constructed with appropriate tapers, in accordance with ASHTO standards. 3. "Ruelas Canyon Road", "High Desert Pass", and "Loop Road" roads are major connectors for this site and will have a 60 -foot wide dedicated right-of-way. The roadway will initially and ultimately consist of two travel lanes, one in each direction. Left turn lanes will also be included at major intersections. Initially construction will consist of a two-lane rural roadway. 4. The Master Developer, Builder or District which causes pavement cutting will be responsible for the cost of maintenance of the cut V-21 t areas for a period of five (5) years after the street has been accepted by the Town. 5. 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. 6. Construction Administration and inspection may be provided, at the option of Tortolita Mountain Properties, by a registered civil engineer who will be responsible for providing a construction certification to the Town of Marana, in accordance with the City of Tucson's current Private Improvement Agreement (included within Appendix L), or superseding district procedures. 7. All streets and drainage will be in conformance with either MAG or PCDOT, at the Master Developer's option. 8. Refer to Section O, page V-38 for street landscape standards. 9. Collector street lane widths are 13' and where medians are provided, vertical curbs or curb and gutters will be constructed. I 10. 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 drainage. 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. 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. V-22 1 1 1 1 ri I t 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 same 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 therefrom only by an alley. 2) The maximum encroachment of business parking into a 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 Tortolita Mountain Properties, Limited Development V-23 I Review Committee upon individual petitions submitted to that group. I 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 not 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 community facility sites shall provide parking for the disabled in the immediate vicinity of the building or buildings as follows: 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 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 parking spaces shall be a minimum of twelve (12) feet wide. d) Each parking 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 wheelchair symbol and the caption "PARKING BY DISABLED PERMIT ONLY." 4. Size and character of required parking. a Size: parking P Each arkin space required and provided shall be not less than nine (9) feet in width and eighteen (18) feet in length. V-24 1 t 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 areas. s 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) percent of the required off-street parking facilities may be provided through the utilization of a grass or lawn alternate parking surface: • Commercial Specialty Commercial Village Core Commercial Mixed Use Commercial • 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. A plan shall be submitted with every application for a building permit for any use or structure required to provide off-street parking. Plans shall clearly and accurately designate the required parking space, access aisles and driveways, and relation to the uses or structures these off-street parking facilities are intended to serve. 6. Amount of off-street parking. The minimum number of parking spaces to be provided and maintained for each use or occupancy shall be as follows: V-25 11 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 (A) parking spaces for each efficiency unit and one (1) bedroom unit. • Two (2) parking spaces for each unit of two (2) or more bedrooms or one -bedroom unit. • Two (2) parking spaces for 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 parking spaces for each residential unit in a senior care facility. b) Commercial. One parking space is required per square footage indicated in each category. 60 square feet: Bars Beer gardens Cafeterias Cocktail lounges Night clubs Taverns 125 square feet Convenience stores I V-26 I 1 1 1 1 1 150 square feet Auto repair shop Auto service station Bakery Beauty shop Butcher shop Car wash Delicatessens Dry cleaning 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 Child care center Civic clubs Community centers (nongovernmental) Contractor shops: General Electrical Plumbing Roofing Air conditioning, etc. Dancing school Dental clinic Drugstores Financial institutions Health institutions Indoor display area for vehicle sale or rental Kennel Library Medical and dental offices V-27 1 Medical clinic Post office Trade school Veterinarians Vocational school 300 square feet: Building supplies Business and professional offices Financial companies Government offices Household equipment Household repairs Hardware Personal service shops Pet grooming Retail stores Swimming and pool supplies Travel agencies Wholesale medical supplies Wholesale stores 500 square feet Art gallery 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 Research and testing laboratories Sign shop Storage buildings Telephone exchange housing automatic equipment only Warehouse r c) Resort. One (1) parking space for each sleeping room. If there are other uses operated in conjunction with and/or as part of the resort, additional off-street parking spaces shall be provided. V-28 I d) Miscellaneous uses: 1) Hospitals: One and one-half (12) 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, museums, 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 worship: 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. 6) University or college, senior high schools, junior high schools, public or private schools: One (1) parking space for each classroom, plus one (1) parking space for each five (5) students or one-half (2) of the additional 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 (Z) 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 V-29 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 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. 12) Private court club: Five (5) spaces per court. 13) Theaters: One (1) space per three (3) seats. 14) Large office buildings: 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 V-30 1 a [l of the gross floor area, one parking space for each two hundred (200) square feet for twelve and one half (121-,) percent of the gross floor area, and one parking space for each seventy- five (75) square feet for seven and one half (7',,) percent of the gross floor area. 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. A maximum of twenty (20) percent for permitted uses otherwise requiring more than a 1:300 calculation and further provided that within this twenty (20) percent, only seven and one-half (7'-,,) percent shall be of the uses requiring a 1:75 or greater calculation. V31 Ll 0 15) Calculating required parking spaces: a) Uses not specifically mentioned: The 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 Tortolita Mountain Properties Limited Development Review Committee. It is the intent to require all uses except grazingtranching 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 (k) 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 separately, and off-street parking 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 a.m., 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. • 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 for the business. V-32 a d) Measurements: • Gross floor area shall mean the floor area inside of the exterior walls excluding elevators, stair wells, 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 Iof 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 motor vehicles of employees, occupants, owners, tenants or customers utilizing the building or use served by said required parking space. Supplemental parking (parking facilities provided but not required) may be used for 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: 1) Storage, repair or display of any vehicles, equipment or merchandise. 2) Parking of vehicle, which, due to its size, shape, contents or location creates an obstruction or public safety hazard, or which cannot be contained within a single designated parking space. V-33 8. Off-street loading. a) General provisions. 1) Adequate space for loading and unloading of materials, goods or things, delivery and shipping, shall be 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 establishment, campus park industrial, factory, market, restaurant, funeral home, laundry, dry cleaning establishment or similar building or use which has an aggregate gross floor area of: Over 5,000 square feet but not over 25,000 square feet - 1 space. V-34 1 I G LI � I � I � I � 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 square feet but not over 200,000 square feet - 4 spaces. Over 200,000 square feet but not over 290,000 square feet - 5 spaces. Plus for each additional 90,000 square feet over 290,000 square feet or major fraction thereof - 1 space. 2) Convenience store - 1 space. 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 or similar use which has an aggregate gross floor area of: 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. V-35 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) Nothing in this section shall prevent the collective, joint or 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. f) Plaits 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. L. UTILITY DEVELOPMENT 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. 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 Rural Metro Fire Department or the Town of Marana Fire Service. V-36 1 1 4. 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. 5. Design of all utilities should provide extensions past the edge of pavement where economically feasible for future connections. Every effort should be made to eliminate the need for future pavement cuts. 6. Should the Design Certification Option currently being used by Pima County be adopted for use by the individual utility companies, that option will be available for use within Tortolita Mountain Properties Specific Plan. M. DRAINAGE DESIGN STANDARDS 1. Major Washes Within the property, Ruelas Canyon and Prospect Canyon Wash 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 V-37 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. I 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 alignments and features. 3. Drainage Features Detention/retention is not required within the Plan area under the Regional Detention Plan concept (See Appendix I). The design of all drainage. features will follow standard engineering practice in accordance with Pima County Transportation and Flood Control. N. GRADING STANDARDS 1. All development grading will be in conformance with MAG or PCDOT, at the Master Developer's option. 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 V-38 t made such as a bond for potential reve etation should the graded ( ) P g site become a problem. 3. Master Developer,u - assigns, or successors, or s b 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 viewsheds, maintain regional character, and provide ease of maintenance. The primary concern 1 of the Tortolita Mountain Properties 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 landscaping criteria will apply for all sections. 4. Perimeter landscaping in commercial VC/MDR, SC, MUC, and R districts shall be required as a buffer for contiguous residential districts in order to maintain community character. a) Along adjacent right-of-ways a strip at least 10 feet in width which 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. V-39 c 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 hydroseed coverage. 7. Revegetation of large disturbed areas, such as drainageways, 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 SC, MUC, VC/MDR, and R districts. The portion of any off-street parking and any other vehicular 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 vehicular use area which is exposed to an abutting right-of- way, with the exception of master parking areas. b) All property other than the required landscape strip lying between the right-of-way and off-street parking area or other vehicular use area shall be landscaped with at least the minimum standard requirements. 9. Streetscapes for ultimate roadway designs with 150' R.O.W.'s shall include landscaped medians. 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 the Tortolita Mountain Properties Development Review Committee. 11. Unpaved areas in public rights -of -ways shall be planted and/or hydroseeded with vegetation or appropriate inorganic groundcover, such as decomposed granite. 12. Landscaping at all private entryways and public intersections shall maintain clear views for traffic safety and protect signage. V-40 1 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; 2. No landscaping other than grass or natural ground cover shall be permitted in the public right-of-way without approval from the Tortolita Mountain Properties Limited Partnership Development 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, MUC, SC, 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. 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. V41 14. Golf courses will be designed per the Arizona Department of Water Resources water useage standards. P. SIGN STANDARDS The purpose of sign standards is to establish a framework of comprehensive guidelines that inform, direct and reflect the Tortolita Mountain Properties community character. The sign standards 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 Guidelines, will provide the structure for an integrated visual character and continuity throughout the buildout of the Plan area. For purposes of this Specific Plan, the definitions contained in Title 16, Town of Marana Development Code, shall apply. 1. GENERAL STANDARDS 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. f) Any sign which does not conform to the provisions contained !! herein shall be made to conform or shall be removed. V-42 � I � I 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) Entry signs shall be integrated with the community's character 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, V27, Landscape Plan. 1) Monumentation signs shall not exceed eighty (80) square feet per side, with a maximum of two sides, or a total square footage of one hundred sixty (160) square 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. V-43 x 19 V-44 LI 5. TEMPORARY SIGNAGE a) All temporary signage shall be approved by the Town Zoning Administrator and shall require a sign permit. I 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. NATIVE PLANT STANDARDS Plant preservation and/or salvage shall be outlined at the time of final platting. HELISTOP STANDARDS P 1. Primary Permitted Use: I 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 Tortolita Mountain Properties Limited Partnership Development Review Committee, subject to the following procedures: a) A plan must be submitted and reviewed by the Tortolita Mountain Properties Limited Partnership Development 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 Tortolita Mountain Properties Limited Partnership Development Review Committee. 2. Upon approval by the Tortolita Mountain Properties Limited Partnership Development Review Committee, submit permit application to the Town of Marana for approval through the process. L 1 LJ I VI. DESIGN GUIDELINES A. INTRODUCTION AND PURPOSE The following guidelines have been prepared for the Tortolita Mountain Properties 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, 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 design criteria for use by planners, architects, landscape architects, engineers and builders. To provide guidance to the Master Developer and Builder in the review of future development projects in the Specific Plan area. • To provide a viable framework which will achieve the plan's quality objective. It is not the intent of the guidelines to limit the creativity of designers. Individual project identity is encouraged while providing community continuity. VI -1 2. 3. VI -2 Setting The Tortolita Mountain Properties, 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. The Tortolita Mountain Properties is a 1,877.9 acre masterplanned community. The mixed land use development is planned for residential, commercial, campus park industrial, recreational, and resort use. More than 17% of the property will be maintained as natural open space. These include the scenic hillsides and natural arroyos. Guideline Framework The Design Guidelines address two levels of planning and design: • Community scale • Secondary village scale Community Streetscapes and project edges are the most visible elements within a masterplanned community. The Tortolita Mountain Properties Community is initially established by the entry monumentations, along two major circulation routes, Tortolita Parkway and Thornydale Road, and the major open space drainageways. Integrating landscape treatments, village theme walls and signage aides in achieving an overall community identity. Seconda!y Level Individual projects, the separate developments which 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. 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. 1. Land Use Located at the base of the Tortolita Mountains, the Specific Plan area and surrounding area 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 masterplanning of this community to maintain the regional flavor through a desert ranch style development blending into the existing landscape. The Tortolita Mountain Properties Specific Plan area will be developed as a masterplanned 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 Iopportunities. 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. The Circulation Plan will be strengthened by the Design Guidelines. I VI -3 This entails focusing on the primary entry road, secondary entry road, and neighborhood streets, see Exhibit IV -10, Circulation Plan. Tortolita Parkway and Thornydale Road are the primary entry roads to the Tortolita Mountain Properties 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. Tortolita Parkway 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. Approximately 596 acres will remain in open space providing a natural backdrop for the community. C. SITE PLANNING GUIDELINES 1. Objectives The overall image for the Tortolita Mountain Specific Plan development is to create buildable pads while retaining the underlying integrity of the landform. The main goal of the site planning 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 Tortolita Mountain Properties Development Review Committee has the responsibility for implementing these Guidelines. The following objectives form the basis 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. VI -4 I • To provide a variety of housing types responding to existing natural features and having the flexibility to respond to changes in market demand. • Provide community delineation and a sense of community security through the use of walls and monumentations.. The following guidelines in this section addresses the aesthetics of site planning and grading concerns. 2. 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 drainageways, 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. VI -5 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. BLEND WITH NATURAL LANDSCAPE ESTATE LOTS Rounded Transitions T1 Proposed Grade Existing Grade VI -6 1 Rounded Transitions 1 • Grade new banks with rounded forms to blend into the natural terrain. • 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 grading design should complement and reinforce the 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 P 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. ROUND CREST & TOE OF SLOPE - ESTATE LOTS ROUND CREST \ NATURAL GRADE �i i � 11 t I (� � ►1 ''�.. IVq • Provide smooth transition from graded slope to natural terrain, round crest & toe of slope lNP with vertical curves_ k,_ APlant material of varying form & density to conceal and soften slope plane. � I � I V I-7 it D. LANDSCAPE GUIDELINES 1. Objectives 2. An overall landscape theme will unify and reinforce the open space and circulation components of the Tortolita Mountain Specific Plan Community. The Landscape Guideline objectives are: • 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 Tortolita Mountain Properties landscape theme encourages the Sonoran Desert character, including riparian vegetation along the drainageways. This character is reinforced through the coordinated design and choice of landscape and paving materials, see Exhibit IV - 30, V30, Landscape Concept Plan. To achieve the desired uniformity, landscape guidelines are provided for: • Entries and Intersection • Streetscapes • Open Space/Recreation Entries and Intersection a. Communi!y EpM (Primary Entry Statement) The community entry should create a distinct sense of entry, identity, and landscape character for the Tortolita Mountain Properties. There are two community entries within the Specific Plan area: 1. Tortolita Parkway along the eastern boundary 2. Tortolita Parkway/Tangerine intersection, at the south. VI -8 I 11 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 architec- tural elements and/or mass of trees to form symbolic gateways. Clear views for traffic safety and project signage must be maintained. TYPICAL MAJOR ENTRY STATEMENT B."V/P"iq Free Mee I LF—torevound PV COAX 1 Oedmv" Ujor Entrance S-1u9e Accent Trecs uwoftcaped Med— The primary entries to the project shall accommodate entry signs, accent trees, hedges, and/or groundcovers. b. Secondary Entries The secondary entries shall have similar treatments as the primary entries but smaller in scale. These entries are into individual development projects, residential or commercial, within the Specific Plan area. VI -9 C. Sr)ecialty Ent There is one specialty entry monumentation within Tortolita Mountains Properties. It is at High Pass Road, north of the Thornydale Extension. The monumentation shall reflect the character of the individual development and be smaller in scale than the primary entry statement. d. Major Intersection The Cayton Canyon Ranch Road/Tortolita Parkway intersection shall have an enhanced landscape treatment. MAJOR INTERSECTION TREATMENT Ig,aa:�yp.na.o Fr« N« Uuler of Dmuoft ToW" Sped— Treos � Orwcp t Tokv" foreprO rd f'tart�q 3. Streetscapes a. Primary Streets Streetscapes and project edges are the most visible developed elements of the Tortolita Mountain Properties. Tortolita Parkway 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. VI -10 b. Secondary Streets Secondary streets shall be similar in character as the primary roads, smaller in scale and without medians. LANDSCAPE BUF ';j A C. Neighborhood Streets Neighborhood streets shall receive consistent treatment within each individual development. Efforts should be made by individual builders to integrate with the community streetscapes. 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. VI -11 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. Objectives The character of the Tortolita Mountain Properties is based on influences of the climate and historical settlements. 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: • ish to architecture design criteria to achieve the desired Establish g 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 Tortolita Parkway. , • All visible elevations of a building shall receive adequate enrichment. VI -12 I � I I I I I I u • Buildings with varied front setbacks are strongly encouraged. • Building forms should be of simple geometry with traditional rectangular forms. eM Ouwla WYw.IrG —CC " 1 VARY BUILDING EDGES • Appropriate building materials include: • Brick • Masonry • Stucco • Adobe • Concrete Block Other materials should be used in small quantities only for accent. VI -13 • Predominant colors should be earthtones, such as browns, red - browns, and tans. Exceptions must have prior approval of the Tortolita Mountain Properties Development Review Committee. • Recesses that create interplay of light and shadow, covered walkways, colonnades, arcades, and openings that create interest are encouraged. • 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 prior approval of the Tortolita Mountain Properties Development Review Committee. 3. Residential The theme for the residential uses within the Tortolita Mountain Properties Specific Plan area is Southwestern. Architectural designs which complement this style are encouraged. This theme adapts to and integrates with the existing environment. • Residential homes should be of simple geometrywith traditional rectangular forms. • Residential buildings should have shadow reliefs such as offsets, popouts, overhangs, and recesses. VI -14 • 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, sunsets. • Feelings of open space within the development can be achieved through design devices such as curving streets, orienting road axes to open areas and vistas. 4. Individual Development Theme Wall Walls built around individual developments provide individual project identity but should also be consistent with community character. • The walls should be solid or 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 pilasters with brick caps or similar materials that portray the image of the area. VI -15 F. VI -16 SIGNAGE GUIDELINES 1 1. Objectives I 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 Tortolita Mountain Properties 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 effort should be made to achieve consistency ' An f cY 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 t color schemes in the vicinity to achieve an overall sense of identity. Appropriate colors are the same as those stated in the Architectural Guidelines. 1 L� 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 Entry_Signs Community entry signs shall be provided by the Master Developer. These signs should be large in scale, monument type sign, creating a major statement. ' b. Individual Project Entry Signs 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 Signs Commercial/Office Identification signs shall be similar in character to the community entry signs but smaller in scale. They should reflect the specific design of the architecture. 4. Directional Signage ' 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 1 direction of travel. Direction may be indicated by arrows or other symbols, or by sign placement. VI -17 H VI -18 b. Traffic and Regulatory Signs 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. 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. SITE LIGHTING The lighting concept for the Tortolita Mountain Properties Specific Plan area should be subdued and discrete in keeping with the desired character 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 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. • Lighting fixtures should be strategically placed in order to minimize glare to adjacent properties. 11 1 11 IVII. SPECIFIC PLAN IMPLEMENTATION A. PURPOSE Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein, including an Infrastructure Phasing Plan for the development of the proposed planning areas which defines the timing of development. ' Other information covered in this chapter pertains to general administration, subdivision, amendment procedures, and the linkage between these elements. In addition, the Tortolita Mountain Properties 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 school sites, parks, grading, re -vegetation, and other matters are appropriately made. These decisions are not able to be made during the specific plan process since the end product is not known. For example, if a seniors community is to be platted, schools and parks would be substituted with a golf course and recreation center and clubhouse. For the purpose of identifying those responsible for implementation of the improvements for Tortolita Mountain Properties, 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 Tortolita Mountain Properties Specific Plan. Tortolita Mountain Properties Limited Partnership with Westinghouse Communities of Arizona, Inc. as managing partner is the master developer. ' The builder is the purchaser of a development area, or portions of a development area, who will either build or provide for building within their areas of ownership. B. PHASING PLAN ' The Tortolita Mountain Properties Specific Plan will generally be developed in two phases. This will allow an adequate level of infrastructure to be built VII -1 The Tortolita Mountain Properties 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. The first phase provides the initial offsite 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 necessary to meet the requirements of the phased build -out of the project. A water distribution system design will be provided prior to design of specific water system improvements. Implementation of the Tortolita Mountain Properties Specific Plan shall be the responsibility 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 systems are defined as those systems which are necessary to provide for development of the individual development areas. The builder is responsible 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 Tortolita Mountain Properties Specific Plan residential dwelling unit maximum shall be 4,670 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 VII -2 ' for this Specific Plan will serve two functions. The primary function is to establish a system to monitor the phasing of development and the implementation of corresponding required infrastructure. This information can then be compared with development that is occurring on a regional scale. The secondary function of the monitoring program is to establish a system whereby periodic adjustments in density and dwelling unit types within the project planning area may be accomplished and documented. The monitoring ' program effectively establishes an accounting system to insure that all changes, upon approval, are properly recorded at the scale of the total project and each planning area reflected in this Specific Plan (See page VII - 4). Project monitoring deals with phasing of development and the implementation of corresponding required infrastructure. This program will ensure that the required infrastructure is in place at the completion of each phase. The phasing plan is responsive to the needed facilities and services for each level of development. Each phase has a corresponding monitoring sheet which indicates required facilities and services to be completed with the phasing of planning areas. In order to accommodate possible changes and to insure conformance with 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 4,670 residential dwelling units and 800 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. VII -3 TABLE TORTOLITA MOUNTAIN PROPERTIES SPECIFIC PLAN MONITORING REPORT DATE ACTION 1 2 3 4 PREVIOUSLY DA] 5 TRANSFERRED 6 CURRENTLY 7 ORIGINALLY DEVELOPMENT AUTHORIZED GAINED/ FROM/TO AUTHORIZED AUTHORIZED AREA ACRES DN LOST DEV. AREA RAC RAC 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 41 40* Resort Site = 800 Rooau VII -4 4,670 800' 4. The Town shall cause to be established and maintained an official project file "Tortolita Mountain Properties 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 -6 and VII -7). The ' final decisions on schools, parks, 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 Tortolita Mountain Properties Specific Plan area ' unless it has been approved in writing by Tortolita Mountain Properties Limited Partnership Development Review Committee. A plan shall be required to be submitted to the Tortolita Mountain Properties Limited ' Partnership Development 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 Tortolita Mountain Properties Limited Partnership Development 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 Tortolita Mountain Properties Limited Partnership Development Review Committee for approval prior to submittal to the Town of Marana for approval and permitting. VII -5 PLAT & DEVELOPMENT PLAN APPROVAL PROCESS PRELIMINARY DEVELOPMENT PLAN REVIEW WITH TOWN STAFF FINAL PLAT OR DEVELOPMENT PLAN SUBMITTAL TORTOLITA MOUNTAIN PROPERTIES LIMITED PARTNERSHIP DEVELOPMENT REVIEW COMMITTEE APPROVE TOWN STAFF REVIEW DENY I 1 APPROVE TOWN COUNCIL DENY I I APPROVE RECORDING VII -6 IMPROVEMENT PLANS APPROVAL PROCESS PRELIMINARY DEVELOPMENT PLAN REVIEW WITH TOWN STAFF IMPROVEMENT PLANS SUBMITTAL TORTOLITA MOUNTAIN PROPERTIES LIMITED PARTNERSHIP DEVELOPMENT REVIEW COMMITTEE APPROVE APPROVE DESIGN CERTIFICATION PROCESS TOWN IMPROVEMENT (SUBDIVISION IMPROVEMENTS) PLAN PROCESS TOWN APPROVES LIST OF QUALIFIED CONSULTANTS TOWN STAFF REVIEW DESIGN ENGINEER FILES DESIGN DENYAPPROVE CERTIFICATION OPTION WITH TOWN PRE -DESIGN CONFERENCE WITH TOWN ENGINEER 'DESIGN ENGINEER BEGINS IMPROVEMENT PLAN WITH CERTIFICATION STATEMENT ON COVER SHEET * "ON -BOARD" ROUND TABLE REVIEW @ 30% DESIGN STAGE WITH TOWN STAFF * "ON -BOARD" ROUNDTABLE REVIEW @ 85% DESIGN STAGE WITH TOWN STAFF IDESIGN ENGINEER FILES COMPLETED IMPROVEMENT PLAN WITH TOWN ICERTIFICATION COMPLIANCE LETTER ISSUED BY TOWN ENGINEER PRIOR TO TOWN COUNCIL PLAT APPROVAL CONTRACTOR APPLIES FOR CONSTRUCTION PERMIT * 24 hour turn around required VII -7 The plan review procedure will: 1. Ensure consistency with the Specific Plan, the General Plan and all 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 Tortolita Mountain Properties Limited Partnership Development Review Committee may elect to utilize for improvement plans only, the improvement plan approval process (VII -7) 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 reflect 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 project. 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 VII -8 0 11 11 I" Ll 1 1 Council shall approve, conditionally approve, or if not consistent with the Specific Plan, modify or deny the application for plat approval. E. GENERAL ADMINISTRATION The Tortolita Mountain Properties Specific Plan shall be administered and enforced by the Town of Marana and the Tortolita Mountain Properties Limited Partnership Development Review Committee, in accordance with the provisions found within the Tortolita Mountain Properties 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 February 14, 1989, shall apply to all development within the Specific Plan area required to obtain approval of subdivision maps except where in conflict with this Specific Plan. In areas of conflict, the Specific Plan shall supercede the Town of Marana Development Code. The 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 the various conditions necessary to ensure the improvement of streets, adequacy of parks and school sites, utilities, drainage and other services. G. AMENDMENT PROCEDURES In accordance with the Arizona Revised Statutes, Code Section 11-825, Specific Plans shall be prepared, adopted and amended in the same manner as general plans, except that specific plans may be adopted by resolution or by ordinance. This plan is adopted by ordinance and may be amended as necessary, in the same manner it was adopted, by ordinance. VII -9 IF IL APPENDIX A JERRY A. COLLINS PRESIDENT RAUL FCO. G. PINA, P.E., R.L.S. GENERAL MANAGER PATRICK R. LAIRD, R.L.S. MANAGER, FIELD SERVICES WILLIAM J. GINGLES, R.L.S. CONSTRUCTION MANAGER Collins — Pina Consulting Engineers, Inc. 630 East 9th Street, Tucson, Arizona 85705 (602) 623-7980 LEGAL DESCRIPTION A portion of Sections 24, 26 and 35, Township 11 South, Range 12 East; all of Section 25, Township 11 South, Range 12 East; and a portion of Section 19, Township 11 South, Range 13 East, Gila & Salt River Base & Meridian, Pima County, Arizona, being more particularly described as follows; Beginning at the Southeast corner of said Section 35, said point being the TRUE POINT OF BEGINNING; THENCE North 89 degrees, 58 minutes, 51 seconds West, upon the South line of said Section 35, a distance of 1,134.22 feet; THENCE North 00 degrees, 07 minutes, 05 seconds East, parallel with the East line of said Section 35, a distance of 2,636.06 feet; THENCE South 89 degrees, 10 minutes, 36 seconds West, a distance of 350.64 feet; THENCE North 00 degrees, 07 minutes, 05 seconds East, parallel with said East line, a distance of 2,652.75 feet to the North line of said Section 35 and the South line of said Section 26; THENCE North 89 degrees, 10 minutes, 36 seconds East, upon the South line of Section 26, a distance of 160.27 feet; THENCE North 00 degrees, 01 minutes, 50 seconds West, a distance of 1,319.90 feet; THENCE North 89 degrees, 27 minutes, 00 seconds East, a distance of 1,324.72 feet to the East line of said Section 26; THENCE North 00 degrees, 01 minutes, 40 seconds West, upon said East line, a distance of 1,313.58 feet to the East quarter corner of said Section 26; THENCE North 00 degrees, 00 minutes, 22 seconds West, upon said East line, a distance of 2,634.94 feet to the Northeast corner of said Section 26 and the Southwest corner of said Section 24; Page 1 11 LEGAL DESCRIPTION (Continued) THENCE North 00 degrees, 06 minutes, 46 seconds West, parallel with said West line, a distance of 1,344.45 feet to the North line of said Section 24; THENCE South 60 degrees, 00 minutes, 00 seconds East, a distance of 1,734.26 feet; THENCE South 00 degrees, 00 minutes, 00 seconds East, a distance of 8.77.86 feet; THENCE South 60 degrees, 00 minutes, 00 seconds East, a distance of 900.00 feet; THENCE -North 00 degrees, 00 minutes, 49 seconds West, a distance THENCE North 00 degrees, 01 minutes, 15 seconds East, upon the THENCE South 89 West line of said Section 24, a distance of 2,640.50 feet to the North line, a distance West quarter corner of said Section 24; said Section 24; THENCE North 00 degrees, 06 minutes, 46 seconds West, upon the THENCE South 00 West line of said Section 24, a distance of 666.04 feet; East line of said THENCE North 30 degrees, 00 minutes, 00 seconds East, a distance Northwest corner of 721.58 feet; THENCE North 00 degrees, 06 minutes, 46 seconds West, parallel with said West line, a distance of 1,344.45 feet to the North line of said Section 24; THENCE South 60 degrees, 00 minutes, 00 seconds East, a distance of 1,734.26 feet; THENCE South 00 degrees, 00 minutes, 00 seconds East, a distance of 8.77.86 feet; THENCE South 60 degrees, 00 minutes, 00 seconds East, a distance of 900.00 feet; THENCE -North 00 degrees, 00 minutes, 49 seconds West, a distance IJ THENCE South 00 degrees, 05 minutes, 35 seconds West, a distance of 2,638.79 feet to the Northwest corner of the Southeast Quarter (SE 1/4) of said Section 19; THENCE North 89 degrees, 57 minutes, 19 seconds East, upon the North line of said Southeast Quarter (SE 1/4), a distance of 2,635.31 feet to the Northeast corner of the Southeast Quarter (SE 1/4) of said Section 19; Page 2 of 2,185.84 feet to said North line of Section 24; THENCE South 89 degrees, 49 minutes, 06 seconds East, upon said North line, a distance of 2,643.18 feet to the Northeast corner of said Section 24; THENCE South 00 degrees, 12 minutes, 22 seconds West, upon the East line of said Section 24, a distance of 315.70 feet to the Northwest corner of said Section 19; THENCE North 89 degrees, 58 minutes, 58 seconds East, upon the North line of said Section 19, a distance of 2,534.75 feet to the Northeast corner of the Northwest Quarter (NW 1/4) of said Section 19; IJ THENCE South 00 degrees, 05 minutes, 35 seconds West, a distance of 2,638.79 feet to the Northwest corner of the Southeast Quarter (SE 1/4) of said Section 19; THENCE North 89 degrees, 57 minutes, 19 seconds East, upon the North line of said Southeast Quarter (SE 1/4), a distance of 2,635.31 feet to the Northeast corner of the Southeast Quarter (SE 1/4) of said Section 19; Page 2 l LEGAL DESCRIPTION (Continued) THENCE continue South 00 degrees, 02 minutes, 15 seconds West, upon the East line of said Southeast Quarter (SE 1/4), a distance of 2,631.83 feet to the Southeast corner of said Section 25; THENCE North 89 degrees, 43 minutes, 06 seconds West, upon the South line of said Section 25, a distance of 2,629.72 feet to the Southeast corner of the Southwest Quarter (SW 1/4); THENCE continue North 89 degrees, 43 minutes, 06 seconds West, a distance of 2,629.73 feet to the Southwest corner of said Section 25 and the Northeast corner of said Section 35; THENCE South 00 degrees, 07 minutes, 05 seconds West, upon the East line of said Section 35, a distance of 2,652.75 feet to the Northeast corner of the Southeast Quarter (SE 1/4) of said Section 35; THENCE South 00 degrees, 07 minutes, 05 seconds West, a distance of 2,652.74 feet to the TRUE POINT OF BEGINNING. ISaid land contains 1,877.9 acres, more or less. C Y Page 3 THENCE South 00 degrees, 04 minutes, 12 seconds West, upon the East line of said Southeast Quarter (SE 1/4), a distance of 2,636.21 feet to the Southeast corner of said Section 19; THENCE South South line of 89 degrees, 50 minutes, 47 said Section 19, a distance seconds West, upon the of 2,636.39 feet to the Southeast corner of the Southwest Quarter (SW 1/4) of said Section 19; THENCE South 89 degrees, 59 minutes, 56 seconds West, upon said South line, a distance of 2,542.63 feet to the Southwest corner of said Section 19 on the east line of said Section 25; THENCE South 00 degrees, 02 minutes, 15 seconds West, upon said East line of Northeast corner said Section 25, a distance of the Southeast Quarter of 2,319.49 feet to the (SE 1/4) of said Section 25; THENCE continue South 00 degrees, 02 minutes, 15 seconds West, upon the East line of said Southeast Quarter (SE 1/4), a distance of 2,631.83 feet to the Southeast corner of said Section 25; THENCE North 89 degrees, 43 minutes, 06 seconds West, upon the South line of said Section 25, a distance of 2,629.72 feet to the Southeast corner of the Southwest Quarter (SW 1/4); THENCE continue North 89 degrees, 43 minutes, 06 seconds West, a distance of 2,629.73 feet to the Southwest corner of said Section 25 and the Northeast corner of said Section 35; THENCE South 00 degrees, 07 minutes, 05 seconds West, upon the East line of said Section 35, a distance of 2,652.75 feet to the Northeast corner of the Southeast Quarter (SE 1/4) of said Section 35; THENCE South 00 degrees, 07 minutes, 05 seconds West, a distance of 2,652.74 feet to the TRUE POINT OF BEGINNING. ISaid land contains 1,877.9 acres, more or less. C Y Page 3 L J v N to D Z m v Z rn l� c woa wares=ore-us�.o. -2 p9 �x rC W N 8 - - 11156 x L N Q'N c U3 0 J v N to v l� �x N Q'N c U3 0 N A . J v N to N A . APPENDIX B CULTURAL RESOURCE MANAGEMENT PLAN --OUTLINE: Significant archaeological sites are known to exist in proposed development areas in the Tortolita Mountain Project area, and there is the possibility that additional significant archaeological sites will be located in unsurveyed areas within the project boundaries. Because many of the sites will meet the eligibility requirements for inclusion in the National Register of Historic Places, the following recommendations are made for the identification and management of any archaeological sites that occur within the project area. The nature of the proposed development, its extended time frame, and the flexible planning strategies embraced by the project, should provide ample opportunities for a range of management measures to be implemented, some of which might include active preservation, public interpretation, collection, mapping, and data recovery or excavation. As the project proceeds, this general plan will be refined and revised as necessary. Specific actions will be integrated with the planning and construction phases for the development of the Tortolita Mountain Project, and all archaeological activities will be undertaken in consultation with the State Historic Preservation Office. In order to provide a broader, and more efficient regional context for the evaluation of the cultural resources found on each land parcel within the project area, recommendations for each parcel should conform to those being developed for the entire project study area. In order to facilitate management planning of the cultural resources within the Specific Plan area, a phased mitigation plan is outlined below. Phase 1: Archaeological Overview Review of archaeological work, inventory of previously recorded sites, a map showing areas of previous archaeological surveys, assessment of the significance of known archaeological sites, field checks on the area, and recommendations to assist in the planning process. Completed. VIII -4 n APPENDIX Phase 2: Archaeological Survey and Surface Mapping An intensive archaeological survey is recommended for the unsurveyed portion of the project area (Figure 5.1), measuring approximately 470 acres in area, in order to locate any archaeological or historical sites that might occur within the property. In addition, it is recommended that all recorded sites be revisited and reassessed (as recommended by ASM) to evaluate their significance and potential for features and subsurface remains. Limited additional judgmental survey in areas anticipated to contain petroglyphs,m bedrock mortars, cupules, and metates that might have been missed due to the nature of the NTBS techniques is also recommended. This will help avoid unnecessary surprise discoveries and delays during construction activities. All sites identified during this phase of work will be recorded and mapped on 1"=400' aerial photographs for precise location, and collections of surface artifacts will be taken to further assess site age and site function. A supplemental report will be prepared. S Phase 3: Subsurface Testing 1 Based on the results of the archaeological survey and assessment, recommendations for subsurface testing on selected sites will be made. Test excavations serve to further assess the extent, depth, and nature of the sites in order to determine whether the sites have sufficient research potential and integrity of cultural deposits to meet eligibility requirements for inclusion on the National Register of Historic Places. Additional test excavations may be recommended in an area along Ruelas Wash where large numbers of isolated artifacts have been recovered in order to determine if subsurface sites are present of if the artifacts represent water -borne deposition from upstream sites. VIII -5 1 i APPENDIX Phase 4: Final Cultural Resource Management Plan The information derived from the field survey and subsurface testing will be synthesized and integrated with the proposed development plans. Such a plan will include a research design and recommend measures to be taken to mitigate any unavoidable impacts to significant archaeological resources. These mitigation measures can include site preservation and data recovery. Phase 5: Archaeological Data Recovery The mitigation plan developed in Phase 4 will be implemented. Archaeological excavations of any significant sites will be conducted in order to recover important archaeological information inherent in the sites prior to site development. This work will include field work, analysis of excavated materials, and a published report on the findings. Public interpretation and education can be integrated into the mitigation effort as an added public benefit. VIII -6 • Chapter S d2 - t `. T O R T OL I T A M p U N T A I,N Sr i NOT SURVEYED Nt v / N TORTOLITA MOUNTAIN PROJECT STUDY AREA — 2 E- - yscc! a cw—1 . Figurc 5.l. Unsurvcycd portions of the project arca. APPENDIX ASM NO. AZ CULTURAL AFFILIATION SIGNIFICANCE - Prehistoric Artifact Scatters without Surface Features AA:12:167 Archaic & Hohokam 2 AA:12:168 Hohokam 2 AA:12:169 Hohokam 2 AA:12:181 Archaic & Hohokam 2 AA:12:183 Hohokam 3 AA:12:186 Hohokam 2 AA:12:187 Archaic & Hohokam 2 AA:12:219 Hohokam 3 AA:12:220 Hohokam? 3 AA:12:234 Archaic & Hohokam 2 AA:12:268 Hohokam 2 AA:12:272 Hohokam 2 Prehistoric Artifact Scatters with Features AA:12:152 Hohokam 2 AA:12:182 Hohokam 2 AA:12:184 Hohokam 2 AA:12:273 Hohokam 2 AA:12:274 Hohokam 2 Hohokam Habitation Sites AA:12:188 Hohokam 1 AA:12:250 Hohokam 1 Historic Sites AA:12:196 - 3 AA:12:236 - 2 1 - Probable archaeological significance 2 - Possible archaeological significance 3 - No significance VIII -7 IAPPENDIX C —#/, g 3 Gruner January 8, 1988 Mr. David Graham Westinghouse Communities of Arizona, Inc. 1760 East River Road, Suite 103 Tucson, Arizona 85718 Greiner, Inc. 555 E. River Road, Suite 100 Tucson, Arizona 65704-5822 (602) 887-1800 FAX: (602) 887-8438 Re: Preliminary Geotechnical Engineering Assessment Greiner Job No. 4017.03 Dear David: In accordance with our discussions, Greiner, Inc. has reviewed the Geotechnical Soils Report furnished by Desert Earth Engineering dated January 4, 1988. In general, there are three different types of soil cross-sections represented. The first is characterized by trenchs T-1,3 and 5 where trenching is easy to 14± feet.. The second is characterized by trench T-4. • This trench has a heavily cemented and tightly bound soil matrix starting at roughly 5.5 feet. This dense material is relatively common within the greater Tucson basin and represents no great problem for trenching lines or` cuts (the cost estimate used .nr fec` is adequate). Also noticeable is the fact that under the preliminary layouts proposed to date,. no deep trenching is anticipated near this particular pocket of material. - The third section is represented by trench T-2 (the stone house) where very hard rock is encountered at 5.5 feet. A visual inspection made this finding expected and within the realm of expectation for placement of the water tank. In summary, the soils investigation confirms our anticipation of workable conditions for construction and trenching and no modifications need be made at this point in time to the construction cost estimates provided. Should you have further questions, please call. Sincerely, GREINER, INC. 2 f - ��� YRyaG.Bale, P.E. ing Manager J f 11 1 Greiner Engineering Sciences Attn: Ryan G. Bale, P.E. 555 E. River Road, Suite 100 Tucson, Arizona 85704 Re: Preliminary Geotechnical Approximately 2000 Acres Pima County, Arizona January 4, 1988 87-523 Engineering Assessment of the Westinghouse Tortolita Property As requested on December 30, 1987, Desert Earth Engineering conducted a field reconnaissance and preliminary geotechnical/geological assessment at the above -captioned site. A total of 5 trenches were excavated on approximately 2000 acres to provide preliminary indications of allowable penetration depths and various subsurface conditions in different areas throughout the subject property. The results of our preliminary assessment indicated that the subsurface conditions vary substantially throughout the property. The enclosed site plan, Figure 1, shows where the 5 trenches are located throughout the property. Also, shown on this site plan are the portions of the property where rock outcrops are exposed at the surface. The soils -encountered in our preliminary investigation consisted primarily of granular sands, gravels, silts and clays. For the various material types and respective densities see the trenching logs in Appendix A. The in situ densities of the soil overburden regions varied from medium dense to very dense. The plastic component of soils found on site in this preliminary investigation was generally low. The red -brown clays common to north-west portion of the Tucson Basin can have an excessive expansion potential and tend to accumulate in pockets. To ensure no highly expansive clay soils are present on the site further trenching is required. Due to the in situ state and granular nature of subsurface soil, the collapse potential of soil found in our trenches is typically low to moderate depending on the silt component and the anticipated structures. In the area of the proposed - hotel -resort site, -representative of trench T-1, the subsurface soils consisted of brown sand, with varying amounts of silt and gravel in a very dense and tightly bound soil matrix. These soils typically have a low collapse potential and are nonexpansive. 3925 N. Runway Dr. Westinghouse Tortolita Property Page 2 The allowable penetration depths varied throughout the property. Generally, where igneous and metamorphic rock outcrops are located nearby the soil overburden zone is relatively thin and backhoe refusal is common. The rock types found throughout the property consist of Precambrian Schist and Granites which at the surface tend to be weathered and rippable. Where the rocks are not weathered they become competent and achieving required depth of embedment will be difficult to impossible without employing blasting techniques or pneumatic hammers. Along the proposed water line alignments trending from the City Plant at Vista Uel Sol and Naranja Road, we feel achieving the required penetration depths from 5 to 15 feet. is possible, although construction may require the employment of heavy ripping equipment in areas typical of the soil conditions found in trench T-4. Backhoe refusal was encountered in this area due to the heavily cemented and tightly bound soil matrix. The materials suitable for engineered fill or ABC should meet the general requirement outlined in Appendix B. This investigation is preliminary in nature and as such will require additional field and laboratory work prior to the commencement of any construction. It we may be of further assistance on this project or future projects, please do not hesitate to call. RLS/TPB/jcb Copies (5) Addressee L7 1 i-eodore P. Bayham, .G.E. R.L. Sogge, P.E. �4 t'���•'r 7`-� �' ••�. Vii, '•�. ' rJ qn, CD !• /1j'S`• �. i r � •S "tip a�� � �'. '• • •tel 1 `` � {" � \� •f '• �«i`�' «n" • 1 •��.: 1 1•'i ` �% i /s •O is -16s war rP r SK •\. �' O s`�" .t _ � tir ��{max ,.• �`• ' ~ � �.-'.� t' -J� Y7--�Jl r w{ �•'' �� � � � ' � •\ i fes• 1 • < r ' •,.• �• \ %'.• � w -+ ' 1• r fl 1 1 L 1 DESERT EARTH ENGINEERING J08 NO. CLIENT87-523 Westinghouse LOCATION OF BORING DRILLING METHOD b EQUIPMENT See Site Plan, Figure 1. DATUM BLOWS/c" SAMPLER SAMPLING METHOD ELEVATION CASING DEPTH u SURFACE CONDITIONS = I.. o� �J W W '�� �W Native desert landscape, metamor _ SJnortheast.Trench in wash area 0 SM ark brown fine' to coarse 1 and trace gravel; medium den slightly moist. 2 3 decomposed granite boulders ver eathered rock zone 4 5 increasi-nq competence with depth iery hard di *in 6 7 'ackhoe refusal at 5.5 feet 8 9 0 1 2 3 4 5 6 7 8 9 LOCATION Tortolitas BORING NO. T-2 SHEET 1 OF 1 ENGINEER TPB TIME DATE 12/31/81 i c ou tcroo to the SAND with some e. nonplastic_ nse vet riaaable 1 1 1 11 1 L LOCATION Tortolitas BORING No. T- 4 SHEET 1 OF 1 EKGIKEEa TPB TIME DATE ,12/31/81 t and liaht with trace silt on matrix ve DESERT EARTH ENGINEERING JOB NO. 87-523 CLIENT Westinghouse LOCATION OF BORING See Site Plan, Figure 1. owTUM ELEVATION DRILLING METHOO 6 EOUIPMENT -Case 580E Backhoe with 18 in. bucket SAMPLING METHOD CASING DEPTH ..nu Ix uWYy u �a tg °� a. <,_ / Yo N I 2u cc dLOrr1/C•• SAMPLER ►_W a� p z N X'''i �S NN #Wi SURFACE CONDITIONS Native desert terrain 1 ' O 1 2 3 4 5 6L— 7 8 9 1 2 3 4 5 6 1 8 9 SM) brown -fine to coarse SAND with trace gravel. medium dense, nonp moist SW -SM li ht brown fine to coarse SA ' and gravel, light -cementation th I cobbles and boulders abundant - cemen hard digging - yet ripDable - Packhoe refusal at 5.5 feet l LOCATION Tortolitas BORING No. T- 4 SHEET 1 OF 1 EKGIKEEa TPB TIME DATE ,12/31/81 t and liaht with trace silt on matrix ve J08 NO. CLIENT LOCATION LOCATION OF BORING ESER1". EARTH ENGINEERING .87.523 Westinghouse Tortolitas BORING NO. DRILLING METHOD k EQUIPMENT Case 58OF-Backhoe T- 5 with 18 in. bucket SHEET See Site Plan, Figure 1. 1 OF 1 EkGIKEER SAMPLING METHOD TPg TINE f &.TUM ELEVATION' CASING DEPTH An SURFACE CONDITIONS r'}WW s^°r3�n W � '� C 1W Native desert 1 andsca I` jiYa Z� -a-4 ? �s #-J creosote etc.... V— 0 DATE ,12/31/81 ulte. saoua 'jSmj brown SAND with some silt and trace gravel, medium 1 dense nonplastic, slightly -moist. 2 Light brown color less silt dense 1 3 4 -No'cempntation. medium dense 5 E==] 6 _Some CoWes es encountered 1 8 (SW -Sm) -light --brown fine to coarse SAND with some silt 9 gravel, medium dense nonplastic, dr 10 1 2 of trench at 10 3 4 5 6 7 8 9 H I t ENGINEERED FILL SPECIFICATION The engineered fill material or aggregate base course (ABC) material composing such a fill should be thoroughly mixed for uniform consistency, be completely free of vegetation, roots, rubble, debris or other deleterious matter, and shall conform to the following specifications. Gradation (ASTM 0422) X Passing by Weight Sieve Size Fill ABC 6" 100 --- 1 1/2" --- 100 14 --- 45-90 #200 50 Max 0-12 Plastic Index (ASTM 0424) • 12 Max 5 Max Percent Expansion 1.0 Max 0.0 Abrasion -- 50 Max Soluble Sulfates 0.10 Max 0.10 Max *Expansion shall be measured during saturation of a remolded sample compacted to 95% of Standard Proctor (ASTM 0698) density at optimum moisture content which is subject to a load intensity of 1 PSI. 1 i 1 APPENDIX D RECON RYIENDED LANDSCAPE PLANT PALETTE Major Streetscape Trees and Shrubs Abyssinian Acacia Acacia Foothill Palo Verde Chilean Mesquite Agave Desert Broom Desert Cassia Feathery Cassia Silvery Cassia Red Yucca Yellow Bird of Paradise Red Bird of Paradise Texas Ranger Acacia abyssinia Acacia species Cercidium microtheca Prosopis chilensis Agave sp. Baccharis sarothroides Cassia nemophila Cassia artemisiodes Cassia phyllodinea Hesperaloe paviflora Caesalpina gilliesii Caesalpina pulchen*na Leucophyllum fmtescens Secondary Streetscape Trees and Shrubs Desert Willow Chilean Mesquite Velvet Mesquite Acacia species Mexican Palo Verde Agave Desert Broom Desert Cassia Feathery Cassia Silvery Cassia Purple Hopbush Red Yucca Yellow Bird of Paradise Red Bird of Paradise Texas Ranger Purple Fountain Grass Chilopsis linearis Prosopis cltilensis Prosopis velutina Acacia spp. Parkinsonia aculeata Agave sp. Baccluuis sarothroides Cassia nemophila Cassia artemisiodes Cassia phyllodinea Dodonea viscosa `Purpurea' Hesperaloe paviflora Caesalpina gilliesii Caesalpina pukherrirna Leucophyllum frutescens Pennisetum cupreum VIII -18 PLAINT PAL ITE (cont.) Accent Trees at Entries/Intersections African Sumac Rhus lancea Lemon Bottlebrush Callistemori citrinus Texas Mountain Laurel Sophora secundiflora Aleppo Pine Pbuts halepensis Heritage Oak Quercus vbginian "Heritage" Parkin; Lot Trees Chilean Mesquite Prosopis cliilensis Blue Palo Verde Cercidium floridum Mexican Palo Verde Parkinsonia aculeata Netleaf Hackberry Celtis reticulata Drainagewav & Retention/Detention Basin Trees and Shrubs Whitethom Acacia Acacia constricta Velvet Mesquite Prosopis vehairm Blue Palo Verde Cerciduan florrdum Desert Willow Chilopsis linearis Netleaf Hack -berry Celtis reticulata Desert Broom Baccharis sarot wd&s Fairy Duster Calliandra eriophylla Desert Hackberry Celtis pallida Desert Spoon Dasylirion whedai Brittle Bush Encelia farinosa APPENDIX E ��. avUFFNER""',"T .ASSOCIATES Environmental Science, Management & Planning 13 January 1989 MS. SUSAN J. REBEL The Planning Center 950 North Finance Center Drive Suite 210 Tucson, Arizona 85710 RE: Sampling for Tumamoc globeberry within the Phase One Project area of 1863 acres, Tortolita Mountain Project Dear Susan: Ten percent (188.77 acres) of the subject area was sampled on 28 - 31 October 1988 for Tumamoc globeberry. This effort sampled each plant community within the project area with additional effort expended in those communities -which were.deemed most likely to support Tumamoc globeberry. A map indicating the areas sampled and a table summarizing the area covered by each transect are attached for your information. Tumamoc globeberry was not located in the area sampled. it is my professional opinion that - this species does not occur within the Phase -One project area. - If you have any questions or desire additional information, please contact me at (602) 258-1724. Thank you for your time and consideration. Sincerely, RUFFNER ASSOCIATES - George A. Ru fuer, Ph.D. Principal Enclosures: Map of transect locations Transect number, length, width and area covered GAR:fma s page 1 of 2 TUMAMOC GLOBEBERRY FIELD SURVEY TORTOLITA MOUNTAIN PROJECT PIMA COUNTY, ARIZONA Section No. Transect No. Length Width Acreage 19 01 3000 60" 4.13 02 3000' 60' 4.13 24 03 2000' 60' 2.75 04 2400' 60' 3.30 05 2400' 40' 2.20 06 1400 40" 1.28 07 2000' 40' 1.84 08 2000' 40' 1.84 09 2000' 40' 1:84 10 2000 -40' 1.84 11 1000 60' 1.38 12 800' 60' 1.10 13 1000 60' 1.38 50 2400 80' 4.41 51 600, 80' 1.11 52 2100' 80 3.86 53 550 80' 1.01 54 5280 80' 9.70 25 14 1500 60" 2.07 15 1600' 60' 2.20 16 850 60' 1.17 17 850" 60" 1.17 18 5800 80 10.65 19 2000 80 3.67 20 5280 80' 9.70 21 2700 80 4.96 22 3100' 80' 5.69 23 3300' 80 6.06 24 2000 80' 3.67 25 400 80 0.73 26 1100, 80, 2.02 55 1700' 80' 3.12 56 1600'- 80" 2.94 57 800' 80' 1.47 58 850 80, 1.56 59 1000, 80' - 1.84 60 800, 80" 1.47 61 800' 80" 1.47 62 800, 80" 1.47 page 2 of 2 TUMAMOC GLOBEBERRY FIELD SURVEY TORTOLITA MOUNTAIN PROJECT PIMA COUNTY, ARIZONA Section No. Transect No. ----------- =----------- Length ------ Width ----- Acreage ------- 26 27 700' 80' 1.27 28 1300" 80' 2.39 29 1300" 80' 2.39 30 1300' 80' 2.39 31 1300' 80,- 2.39 32 1600' 8C 2.94 33 750 80' 1.38 34 750' 80" 1.38 35 800` 80' 1.47 36 950. 80' 1.75 35 37 5280 60' 7.24 38 2300 60' 3.17 39 2800' 60' 3.86 40 2700 60'- 3.72 41 2600' 60' 3.58 42 240C 60' 3.30 43 300' 60' 0.41 44 1300 60' 1.79 45 1300' 60' 1.79 46 5280 80, 9.70 47 5280' 80' 9.70 48 800 80' 1.47 49 600 80' 1.10 �_` !` `�' �J- � 1 , ..i. - � •1�• • Vit• j 1Nz - �" - `• S Jam; - \ �_ 34050 417s'' G i ` •� ' is _i �' � � r ! . ( '.t�_ `/�- A - ''4. - � : � • ' � .b 751.1: •'�. ". 1 .�« � 6 � '��� • � �, . \ /. y A_t._�`.___ -✓• it � Q -(--� i• / � -:1 \• q \ 515 41 IF AM '\ � � � - -��-� ---= ; _ .: - "- ��!`��'�:� .. . ,. ;:::::j� aC•`.� . (( : • ••:�\-� �_ - _ =•may;; '' • ` l i — �_�!' i�:> L.� (•� • '` a1 -1 //f .-i _ _ *.iC/ i �.-. yet i�:I—iJ� 'l: `• •� '\ 1 . -•���;� 'i •p� •��� 86o k ' ( >I .� • - _ I�l f4* V ..1 f: 1• \ •`. C / f�ea ♦FIs t7a��- 'a` 1 ''1 i .1� ��i _- y� v I'` `• (�' r y A. J, • 7IS R tJ .y / - .. -� /•ice,_./' • • /_ ,J.... Pmsh_a m ►�• (J G. � 117 _ - / 1 1 � '.. i ' j ` ` i' ! r 4� `` � `-" �'%�: •" K�. �� j . �- ,,\�-� �•. /1 � �. �.� �' • � ;- /C..J-``.))� � ` '\= __ 1 f•--gip' , /-_-:._ . • �� •--� / � lit) %.- �'f 1 % ,. :_ /'; •' a f'<sar�t..taa�araa��R�/L�I�-�( 1 �'11�M �l1 V L�1('1 f/ .t •/ � �. / ~• \!t ��asKa /k rrsaasa�r4 1• -� . - = 7 /1 • V •'� 2760 t < Location of Tumamoc Globeberry Sampling Transects, Phase One 27so Tortolita Mountain Project. APPENDIX F UTILITIES RESPONSES VIII -24 S 100 WEST INA ROAD P.O.:$OX 35970 TUCSON, ARIZONA 85740-5970 (6021744-2944 October 15, 1987 • to David H Graham, Vice President Planning � Westinghouse Communities of Arizona, Inc. ' 1760 East River Road Suite 103 Tucson, Arizona 85718 Dear Mr. Graham: We thank you for your letter of September 9, 1987, and Trico ' Electric Cooperative, Inc. is looking forward to working with you to serve Tortolita Mountain Properties. In our Long Range Plan, we have been referring to the area covered by the map you sent us as the Thornydale area. All on-site cost of providing service will:be contracted based on refundable deposits as stated in Section 209, Page_ 31 and related sections of Trico's enclosed Rules and Regulations and Line Extension Policies (our Policies) approved by the Arizona Corporation Commission June 16, 1981, Docket :#U-1461. Our records show that residential subdivisions require about 3 kW per single family house at a cost of $500 to $1200 per dwelling unit depending on the size and layout of the lots. The 600 -room resort will require about 3,000 kW but we will need more information about location and layout before we can even give you a ball -park cost. The resort will be served pursuant to our Policies Section 105, Page 14 and related sections. We have a power contract which will provide generation capacity for the total 51600 acre project with our power supplier, Arizona Electric Power Cooperative, Inc. (AEPCO). The distribution lines, substations and transmission lines will have to be built to the site. These off-site improvements can be financed by Trico, but we cannot justify any premature investments. Your letter of September 9, 1987, in no way satisfies the request I made at our meeting on July 27, 1987. We will need much more information and ' more of a commitment if we are going to finance a project of this size. Since the lead times on planning, siting, designing, financing, obtaining rights-of-way and obtaining state and federal approvals for these facilities takes about two years, it is imperative that we both get the project started as soon as possible. To start the financing process, Trico will need to satisfy the following concerns: 1. The agencies that approve our expenditures feel these loads and the Acacia Hills loads south of you are speculative or questionable. This is because statistics do not show growth in this area, that is, development hasn't started. T 11r:0 Rx -� --now- ELECTRK COOPERATIVE, iHc. C Tortolita Mountain Properties I Date: 3/; APPENDIX G Westinghouse Communities of Arizona, Inc., Managing Partner ' TO: The Town of Marana Pima County, Arizona ATTN: Mr. Raymond Coleman, Planning and Zoning Administrator FROM: Tortolita Mountain Properties an Arizona limited partnership RE: Specific Plan Application of Westinghouse Communities of Arizona, Inc. Your File/Reference Designation: Ladies and Gentlemen: This letter is to inform you of the following: ' (1) Our partnership is an owner of property that is within the area covered by the above -referenced Specific Plan Application. (2) We are familiar with the content of the Specific Plan Application. ' (3) We are in accord with the Specific Plan subject of the application. (4) This letter is to be taken as our Partnership's declaration of support for, and consent to, adoption of the subject Specific Plan, and our consent to application of the Plan to our Partnership's property. (5) If further information or documentation on this matter would be helpful, please contact the undersigned representative of the Partnership. TORTOLITA MOUNTAIN PROPERTIES BY: WESTINGHOUSE COMMUNITIES OF ARIZONA, INC. General Partner By: David H. Graham, Vice President tle 1760 East River Road • Suite 103 • Tucson, Arizona 85718 'J 1 Fill CORPORATE RESOLUTION OF WESTINGHOUSE COMMUNITIES OF ARIZONA, INC. (AN ARIZONA CORPORATION) The following is a true copy of an excerpt from the minutes of the meeting of the Board of Directors of Westinghouse Communities of Arizona, Inc., duly called and held on March 27, 1989: RESOLVED: - That the. corporation, as sole general partner of Tortolita Mountain Properties Limited Partnership, proceed forthwith with preparation and submission, to the Town of Marana, Arizona, of the Specific Plan Application approved and adopted by the Board, pertaining to the real property of the Partnership within the Town of Marana, and - That the following officers (named below), and each of them, be hereby authorized to undertake on behalf of the Corporation (and the Partnership) all action necessary or desirable to prepare, submit and procure approval of the Specific Plan Application (including as it might be amended): Officer Name (1) W. T. Grimm (2) David H. Graham Title Director and Secretary Vice President CORPORATE RESOLL,_tON (CONT'D) - That, to these ends, such authorized action shall include but not be limited to representation of the Corporation and the Partnership in dealings of any kind with the Town of Marana and its officials and any other concerned parties, designation of agents to represent the Corporation and the Partnership, and execution of any instruments or documents necessary or desirable to carry out the ends of the Corporation. ATTEST: Corpora Secretary WESTINGHOUSE COMMUNITIES OF ARIZONA, INC. DATE: • Z,7S 9 tle Date: TO: The Town of 'Marana', Pima county, Arizona • ATTN: Mr. Raymond Coleman, Planning and* Boning -Administrator FROM: Tortolita-Moore I Limited Partnership,' an'Arizona limited partnership RE: Specific Plan Application of Westinghouse Communities of Arizona, Inc. Your File/Reference Designation: I - Ladies and Gentlemen: This letter is to inform you of the following:' g I (1) Our partnership is an owner of property that is within the area covered by the above --referenced Specific Plan Application. ' (2) We have been informed as to the content of the Plan Application and are familiar with it. Specific (3) we are in accord with.the specific Plan subject of the application. (4) This letter is to be taken as our Partnership's declaration of support for, and consent to, adoption of the subject- Specific Plan, and application of -the Plan to our Partnership's property. (5) If further information or documentation on this matter would be helpful, please contact the undersigned representative of the Partnership. ' TORTOLITA/MOORE I LIMITED PARTNERSHIP BY: INTERWEST RESOURCES, INC., ' General partner By: gsuthorized s Aldridge CgD�� Officer (President) 1 . �71 1 1 r 0 APPENDIX H TRAFFIC AND ROADWAY WIDTH ANALYSIS for TORTOLITA MOUNTAIN PROPERTIES Prepared by: Greiner, Inc. 555 East River Road, Suite 100 . Tucson, Arizona 85704 April 20, 1989 Greiner, Inc. Greiner INTRODUCTION This report was prepared to generate roadway volumes in order to adequately address roadway widths within the Specific Plan area of Tortolita Mountain Properties. An additional, independent study is concurrently being performed for the Town of Marana which addresses the regional traffic demands in the vicinity of this project. This report addresses both the internal and external trips created by the proposed residential land uses, as well as, trips from outside the development which are attracted to the non-residential land usesr This establishes realistic traffic volumes on the internal. traffic links, as well as at property boundaries. The generated traffic volumes are based on the land uses and densities proposed in the specific plan. TRAFFIC GENERATION AND ATTRACTION Trip Generation Rates were based on appropriate values for the different proposed land uses from the Institute of Transportation Engineers' "Trip Generation - Third Edition." This project consists of five primary land use designations. They are: Residential Resort Village Core Mixed-use Commercial Specialty Commercial Each of the five are made up of various densities and variations of land use. A full tabulation of "Trip Generation Factors" and how they were determined is included in the Appendix. Residential Trip Generation The residential component of this project includes both single family and multi- family developments with densities ranging from 0.2 RAC to 18 RAC. It is anticipated that a significant portion of this development will be retirement housing. The summation of dwelling units per Planning Area in the Specific Plan I Greiner ' indicates a total of 5,339 dwelling units which is in excess of either the maximum stipulated in the Plan of 4,670 or the anticipated buildout which is ' generally 65% to 70% of the maximum allowable for a planned community such as this. To be conservative we estimated buildout at approximately 85% of the maximum allowable, and distributed the reduction over each Planning Area in the Specific Plan. ' A Trip Generation Factor (TGF) of 5.2 trip ends per dwelling unit was determined assuming that 67 percent of the trips would be similar to a Planned Unit ' Development with the remaining 33 percent simulating a retirement community. Resort Trip Attraction A 103 -acre resort hotel is planned for this project. The resort is planned to have approximately 800 rooms. A TGF of 8.4 trips was determined based on an assumption of 80 percent occupancy. Village Core Trip Attraction The Village Core segment of this development will house a retail neighborhood center, various small restaurants, and a substantial amount of office space. The office space will provide an employment center and will also provide services (such as medical, legal, dental) to the residents. A TGF of 28.3 trip ends per 1,000 Gross Square Feet (GSF) was determined based on the owner's projection of land uses and coverage which include a ten -acre retail center and a total of approximately two -acres of restaurants. It is anticipated that a total of 484,000 GSF will be constructed within the Village Core properties. 1.1 f .1 L Greiner Mixed -Use Commercial Trip Attraction The Mixed -Use Commercial portion of the development will again be predominantly general office but will include some retail, restaurant space, and "industrial type" uses including mini -storage, and potentially some light manufacturing and campus style industrial park. The owner anticipates a total of 505,452 GSF to be constructed within this area. A TGF of 23.7 per 1,000 GSF was determined based on a total of three -acres of restaurants, 16 -acres of retail, and 65 -acres of the industrial uses listed above. Specialty Commercial Trip Attraction The use is anticipated to be a quality restaurant so a TGF of 75.0 per 1,000 GSF was used. A full tabulation of trips generated by Study Areas is included in the Appendix and is titled "Trips per Study Area". TRIP DISTRIBUTION Since retail, professional services, food service and employment bases are provided within the development, it was estimated that approximately 65 percent of all residential trips would be internal. Additionally, such an internalization factor seems likely since a significant segment of the residential population would be retirees. Based on the number of trips attracted by the various non-residential uses and the number of internal residential trips, this study indicates that approximately 60 percent of all trips attracted to the former originate outside the study area. All such externally originated trips are accounted for in this study. 1 Greiner TRIP ASSIGNMENT For the sake of simplicity, all trips in this study are referred to in terms of the trips origination point. Consequently, a trip from a residential home to The Village Core shopping area would be signified as "from A to F" or actually "A -F". It is recognized that the ADT for the "A -F" category includes equal trips from A to F and from F to A, and all such trips are included in the analysis. Assignment of trips for the residential areas was based on a distribution of approximately: 5% to the resort (Area B) .25% to the S.C. restaurant (Area N) 44% to the M.U.C. uses (Areas D & E) 50.75% to the V.C. uses (Areas F & G) Additionally, the distribution between D and E, and F and G, were based on the proportionate number of trip attractions of each. Consequently, Areas D, E, F, and G account for approximately 31%, 13%, 38.5% and 12.25% of all internal trips, respectively. After assigning all residentially originated trips, the external trips attracted by the non-residential uses were assigned, originating at two offside sources, Tortolita Parkway (T.P.) and Thornydale Loop (T.L.). The roadways traveled were based on the attraction's location within the development and the assumed point of entry for each trip. The "ADT TRIP ORIGINATION/DESTINATION TABLE" in the Appendix indicates the distribution of both the internal and external trips. I Greiner TRAFFIC VOLUMES (ADT) Traffic volumes resulting from the trips by local residents and attraction of others to the proposed commercial facilities have been determined and are shown on the following page. The volumes show traffic at the east and south project boundaries at an ADT of approximately 13,003 and 13,293 respectively. Additionally, the individual segments of Thornydale Loop and Tortolita Parkway have an average ADT through the site of 9,433 and 11,603 respectively. ROADWAY SECTIONS ' A table of roadway carrying capacities for various classes of roadways and lane widths acceptable to Pima Associations of Governments (PAG) approved values is i included in the Appendix. The allowable traffic volumes indicated thereon are based on maintaining a Level of Service C, and indicate that a Major Arterial with two -lanes is capable of carrying an ADT of 13,000 and a minor or rural arterial is capable of conveying 11,500 2 -lane. CONCLUSIONS Tortolita Parkway/Tangerine Road Intersection Although Arizona Department of Transportation's current plan for Tangerine Road . includes a four -lane divided roadway section for the near term and a six -lane divided roadway section with grade separated intersections ultimately, there is !. no plan to initiate construction of these improvements in the near future. Consequently, The Tortolita Mountain Property development will have to provide for various intersection configurations in their design. The Phase I interim intersection will have a two-lane south -bound Tortolita Parkway meeting a two-lane east and west -bound Tangerine Road. At this time, it is not anticipated that Tortolita Parkway would continue south of Tangerine I' W M c N M N h tee• 1 ,�, . n:y N � J. h a 0 ccz ccw C) Z Q Z. .0 LL O I' W M c N M N h tee• 1 ,�, . n:y N � J. h a 0 ccz ccw C) _ Greiner � I � I � I Road, or if it does, it would be constructed by other parties. Because of the turning movements, Tangerine will be widened to accommodate a west -bound left turn lane, as will Tortolita Parkway to provide a south -bound left turn lane. The Phase II Interim Intersection will accommodate a four -lane divided roadway for both Tangerine Road and Tortolita Parkway. This configuration would most likely not be required until ADOT improves Tangerine Road and Tortolita Parkway is extended to the west to become a portion of Marana's Outer Loop, serving areas outside this Specific Plan area. The signalized intersection would provide two through -lanes in each direction and a dedicated left turn lane in each quadrant. Based on current plans for Tangerine Road, the vertical alignment of this intersection would be approximately five feet above existing grade. The Ultimate Section would include a four or six -lane roadway for the Tangerine Road intersecting with Tortolita Parkway, a four -lane roadway. This intersection is proposed to have a grade separated interchange, with Tortolita Parkway going over Tangerine Road. It is anticipated that the design elevation of Tortolita could be 35 feet above natural grade. The following three pages shown plan views of each of the three intersection alignments. Additionally, the fourth page following indicates conceptual vertical alignments of all three configurations. Slope Stabilization, terracing and landscaping will need to be provided for the ultimate solution to maintain a safe and aesthetically pleasing intersection within the right-of-way to be dedicated. The vertical alignments indicate that all three configurations have acceptable design solutions. Roadway Widths/Right of Way Widths Thornydale Loop's and Tortolita Parkway's segments with the maximum ADT achieve volumes of 13,003 and 13,293 respectively. The minor arterials have been estimated to have maximum ADT volumes of less than 8,000. Based on the analysis herein and the PAG -recognized roadway capacity table, we make the following recommendations for roadway sections: 9 W CL ~ N I I N W Z I I J U �I I U. a `` I I ~ . W I I I I 1- O lL I I I r11�012�01 I I Q1 IwI IZI rl N v i 1 0 �+ f iZ 0 0'^ ul , (Mn W W r �1 Fi (+/ � Z Za.. L LU U F" o 6 n b: W a 8. Z Y °� J LLO. W O ~ • i H I Greiner t MaJor Arterials Max. ADT Roadway Section Right of Way Thornydale Loop 13,003 2 -lanes with turn lanes 150'* Tortolita Parkway 13,293 2 -lanes with turn lanes 150'* ;;I Minor/Rural Arterials Ruelas Canyon Road 3,382 2 -lanes 60' High Pass Road 7,574 2 -lanes 60' Roadway Segments 5 & 6 7,289 2 -lanes 60' *An additional 25 feet of landscape buffer will be dedicated on each side of the roadways. The calculated ADT for Roadway Segments 9 and 10 and the recommended 2 -lane section may appear to be in conflict with the PAG approved table in the Appendix. However, the ADT .for these two sections include 6,022 trips ends originating off-site which are attracted by the MUC properties and 5,956 internal trips ends are attracted by the MUC properties, leaving an ADT of only 7,271 actually passing through this area. Since the M.U.C. properties have an overall length of approximately 6,500 feet, the attracted vehicles will enter the sites at a number of locations throughout the property frontage, rather than at the schematic concentration point as shown. Consequently the roadway segments which exceed an ADT 13,000 can be expected to be less than 200-300 feet and a two-lane section is appropriate. Further analysis will be required to determine actual turning movements and locations, as the destination of both the internally and externally generated trips are dependent on the specific siting of high volume commercial uses such as neighborhood retail centers, and eating establishments. However, the relative effect of these movements will have no serious effect on the overall traffic volumes for the roadways. Greiner TRIP GENERATION FACTORS RESIDENTIAL Single Family Detached Housing Apartment Condominium Planned Unit Development Retirement Community Use 7.8 (.67) + 3.3 (.33) = 5.2/unit ADT 10.0/dwelling units 6.1 5.2 7.8 3.3 RESORT Resort Hotels 10.5/room Assume 80% occupancy use 10.5 (.8) = 8.4/room COMMERCIAL USES General Office Retail Hardware 51.3 Discount Store 70.1 Supermarket 125.5 Restaurants Drive -In 553.0 High -Turn -Over -Sit -Down 164.4 Quality 74.9 Industrial Mini -Warehouse 2.8 Industrial park 7.0 Warehouse 4.9 Light Manufacturing 3.9 VILLAGE CORE 10 Acres Retail 2 Acres Restaurant 77.6 Acres Office 89.6 Acres Total rtm nio 14.3/1,000 GSF 90.0 300 4.6 = 11% @ 90 Trips 9.9 = 2% @ 300 Trips 6.0 = 87% @ 14.3 Trips 12.44 Average ADT 28.34/1,000 GSF Greiner MULTI -USE COMMERCIAL 16 Acres Retail = 10% @ 90 Trips 3 Acres Restaurant = 2% @ 300 Trips 65 Acres "Industrial" = 40% @ 4.6 Trips 77.7 Acres Office = 48% @ 14.3 Trips 161.7 Acres Total Average ADT SPECIALTY RETAIL Quality Restaurant Use 9.0 6.0 1.84 6.86 23.7/1,000 GSF 75.0 Greiner TRIPS PER STUDY AREA Study Planning Land Area - Dwelling Area Area Use Gross Acre Units AREA A - Residential 18 LDR 35.1 105 27 LDR 19.2 58 28 LDR 23.0 69 29 LDR 22.4 67 30 LDR 28.8 86 31 LDR 114.0 342 32 LDR 12.9 39 33 LDR 11.3 34 34 LDR 19.5 59 35 LDR 10.8 32 37 LDR 57.1 171 AREA B - Resort 41 AREA C - Residential 1/2 of 19 1/2 of 20 21 22 23 24 25 26 38 39 40 42 43 + Per Room E/E4133.019 R MLDR MLDR MLDR MLDR LDR MLDR E MLDR LDR MLDR E E MDR 103.6 15.6 11.8 6.4 8.9 8.2 13.0 5.4 20.3 44.2 38.4 13.4 8.4 9.9 ME 93 121 38 53 _ 25 78 1 122 133 230 3 2 178 ADT/ Unit 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 TOTAL USE 8.4+ 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 5.2 TOTAL USE ADT 546 302 359 348 447 1,778 203 177 307 166 889 5,522 4,142 6,720 484 629 198 276 130 406 5 634 692 1,196 16 10 926 5,602 4,202 Greiner Study Planning Land Area - Dwelling ADT/ Area Area Use Gross Acre Units Unit ADT AREA D - Commercial 3 MUC 42.6 124,605 SF 23.7* 2,953 4 MUC 42.1 123,143 SF 23.7* 2,918 5 MUC 37.3 109,103 SF 23.7* 2,586 TOTAL 8,457 AREA E - Commercial 1 MUC 24.7 72,240 SF 23.7* 1,712 2 MUC 26.1 76,343 SF 23.7* 11809 TOTAL 3,521 AREA F - Commercial 14 VC 30.4 162,098 SF 28.3* 4,587 15 VC 41.9 199,982 SF 28.3* 5,659 TOTAL 10,246 AREA G - Commercial 16 VC 16.4 121,920 SF 28.3* 3,450 AREA H - Residental 13 MDR 31.7 570 5.2 2,964 USE 2,223 AREA I - Residential 6 MDR 11.2 202 5.2 1,050 7 MLDR 45.3 272 5.2 1,414 TOTAL 2,464 USE 1,848 AREA J - Residential 8 MLDR 81.5 489 5.2 2,543 9 MLDR 58.4 350 5.2 1,820 TOTAL 4,363 USE 3,272 * Per 1,000 GSF Greiner Study Planning Land Area - Dwelling Area Area Use Gross Acre Units AREA K - TOTAL 2,542 Residential USE 1,907 2,000 Sr 10 MLDR 53.3 320 11 MLDR 20.5 123 50% of 12 MLDR 32.1 193 AREA L - Residential 50% of 12 MLDR 32.2 AREA M - Residential 1/2 of 17 MDR 15.3 50% of 19 MLOR 15.6 50% of 20 MLDR 11.9 AREA N - Commercial 36 SC 2.4 NON-RESIDENTIAL ATTRACTION: Resort ADT = 6,720 Village Core ADT = 13,696 Mixed -Use Commercial ADT = 11,978 Specialty Commercial ADT = 150 Non-residential ADT = 32,544 Total Residential ADT - 20,824 * per 1,000 G.S.F. ADT/ Unit ADT 5.2 1,664 5.2 640 5.2 1,004 TOTAL 3,308 USE 2,481 192 5.2 998 USE 749 274 5.2 1,424 94 5.2 489 121 5.2 629 TOTAL 2,542 USE 1,907 2,000 Sr 75.0* 150 Greiner MDR 7.7 OTHER SIGNIFICANT ROADWAYS LDR Study Planning Land Area - Area Area Use Gross Acre High Pass Road 29 LDR 22 MLDR 8.9 23 LDR 8.2 38 LDR 44.2 39 MLDR 38.4 40 E 13.4 41 R 103.6 42 E 8.4 43 MDR 9.9 Ruelas Canyon Road 1/2 of 17 MDR 7.7 18 LDR 35.1 27 LDR 19.2 28 LDR 23.0 29 LDR 22.4 30 LDR 28.8 33 LDR 11.3 34 LDR 19.5 35 LDR 10.8 36 Sc 2.4 37 LDR 57.1 * Per 1,000 GSF + Per Room Dwelling ADT/ 712 Units Unit ADT 53 5.2 276 25 5.2 130 133 5.2 692 230 5.2 1,196 3 5.2 16 800 8.4+ 6,720 2 5.2 10 178 5.2 926 TOTAL 9,966 USE 7,574 137 5.2 712 105 5.2 546 58 5.2 302 69 5.2 359 67 5.2 348 86 5.2 447 34 5.2 177 59 5.2 307 32 5.2 166 2,000 SF 75.0* 150 171 5.2 889 TOTAL 4,403 USE 3,382 co .r= to d- tl- rn co t` m o O1 tD co Ln d t� O t %4 J t d N qr M d" CV) tV t t $�- to t O a. 1-- co d• to 0-4 O► t` O d- O t -0 m .--t .--t U) co N 00 to t C O O .� M N t tD LC) . -t `ct t S.- -! O L H 2ND C"II-I1'-14-1MILo14, MSM O 1 Cl, I "I I t� I t� I r-+ I O 1 O 1 N I O V U) M M r- Kr to a% to LO to tJ • d• M M .-t •-+ N .-+ .-+ tD tD tD m• d M U) U7 to .-� N co t-- O V N O O to d• O 00 M . t O ) N W U) 00 Ut- -4 to to to t� U) d" tD LO M d' d r --U7 O tl) co (1 U d co 00 d' M tD LO .-4 M rt O =:) K N C-1 cM t*- t0 O 00 m W tD cz 1- p Q N N M 00 N r-- to 14, O N d tl- 00 st O O a. .-r N N CO N d tl- cn to b Q d N O 1 1 C O t t W Q O -t' at L M O CO U LO to Z O .-t N H O d- tD f-- M -- O 00 M . t O ) N W U) 00 Ut- -4 to to to t� U) d" tD LO M d' d r --U7 O tl) co (1 U d co 00 d' M tD LO .-4 M rt O =:) K N C-1 cM t*- t0 O 00 m W tD cz 1- p Q N N M 00 N r-- to 14, O N d tl- 00 st O O a. .-r N N CO N d tl- cn b Q O 1 1 C O t t W Q O -t' at L M O CO U LO to Z O S N H O d- tD f-- M -- O O O } N O N rt U O O LL 'N > M t tD W O t tD U t N t- <Y M O N 00 m N W d •+ tY ttf C S-- d I - 4-3 O O Q Q U S F'q 7 Y .t 0.4 1- p Q d 03 M O 4 r tV to M 3 O L- t0 O a. F-- J b d tU b Q O 1 1 C O t t W O 'r L O CO U LO to Z O S N r- O d- tD f-- M -- O O O } N O N rt U O O LL 'N > M t tD W t tD U t N <Y M O N 00 m N W d •+ tY 1- p Q d 03 M O d N tD O 1-t to M 3 O -Ile J b a. d W T1 'r O S LL LL r- O LL f-- M -- O Greiner SEGMENT 1 FROM A A A A A A A C H I J K L M T. L. T. P. E/E4133.020 ADT CALCULATION BY ROADWAY SEGMENT TO ADT B 135 D 835 E 350 F 1036 G 330 T. L. 1014 T. P. 435 N 7 N 4 N 3 N 5 N 4 N 1 N 3 N 58 N 58 TOTAL 4,278 Greiner SEGMENT 2 FROM A A C C C H H J J J K K K L L L L L L M M M M M M T. L. T. L. T. L. E/E4133.020 TO ADT B 135 T. L. 1,014 D 847 G 335 N 7 B 72 T. L. 311 F 819 G 261 N 5 F 621 G 198 N 4 D 151 E 63 F 187 G 60 N 1 T. P. 105 D 384 E 161 F 477 G 152 N 3 T. P. 200 F 3,022 G 1,074 N 58 TOTAL 10,727 i Greiner SEGMENT 3 FROM A A C C H J J J K K K L L M M T.L. T.L. T.L. SEGMENT 4 FROM A C H I J K M T.L. T.L. T.L. T.L. E/E4133.020 TO ADT B 135 T.L. 1,014 F 1,051 G 335 N 7 B 72 T.L. 311 F 819 G 261 N 5 F 621 G 198 N 4 B 24 T.L. 184 B 62 T.L. 468 F 3,022 G 1,074 N 58 TOTAL 9,725 TO ADT T.L. 1,014 T.L. 1,176 T.L. 311 T.L. 259 T.L. 687 T.L. 520 T.L. 184 T.L. 468 B 4,230 F 3,022 G 1,074 N 58 TOTAL 13,003 11 j C Greiner SEGMENT 5 FROM SEGMENT 6 FROM E/E4133.020 TO ADT D 847 E 355 T. P. 294 B 60 T. L. 259 B 106 F 819 G 261 N 5 T. L. 687 B 81 F 621 G 198 N 4 T. L. 520 B 1.813 TOTAL 6,930 TO ADT D 847 E 355 T. P. 294 D 372 E 156 F 462 G 147 N 3 T. P. 389 D 659 E 277 T. P. 458 D 500 E 210 T. P. 347 B 1.813 TOTAL 7,289 Greiner SEGMENT 7 FROM A A A A A C C H H H I J J K K L L L L L M M M M M T. L. T. L. T. P. E/E4133.020 TO ADT D 835 E 350 F 1,036 G 330 T. P. 435 F 1,051 G 335 B 72 N 4 T. L. 311 N 3 F 819 G 261 F 621 G 198 D 151 E 63 F 187 G 60 T. P. 79 D 384 E 161 F 477 G 152 T. P. 200 F 3,022 G 1,074 N 58 TOTAL 12,729 Greiner SEGMENT 8 FROM A A A H H H I I I L L L M M M T. P. T. P. T. P. E/E4133.020 TO ADT D 835 c 350 T. P. 435 D 448 E 188 T. P. 467 F 462 G 147 N 3 D 151 E 63 T. P. 79 D 384 E 161 T. P. 200 F 2,015 G 716 N 58 TOTAL 7,162 u n Greiner SEGMENT 9 FROM A A C C C H H I I J J K K L L M M T. P. T. P. T. P. T. P. E/E4133.020 TO ADT D 835 E 350 T. P. 435 D 847 E 355 T. P. 294 D 448 E 188 T. P. 467 D 372 E 156 T. P. 389 D 659 E 277 T. P. 458 D 500 E 210 T. P. 347 D 151 E 63 T. P. 79 D 384 E 161 T. P. 200 B 1,813 F 2,015 G 716 N 58 TOTAL 13,227 Greiner SEGMENT 10 FROM A C H I J K L M T.P. T.P. T.P. T.P. T.P. T.P. E/E4133.020 T.P. 435 T.P. 294 T.P. 467 T.P. 389 T.P. 458 T.P. 347 T.P. 79 T.P. 200 B 1,813 D 4,261 E 1,761 F 2,015 G 716 N 58 TOTAL 13,293 1 I Greiner ROADWAY CAPACITY TABLE To maintain a Level of Service "C", the following table is a representation of the Pima Association of Governments (PAG) maximum allowable ADT for each roadway ' type and lane configuration. � I Li E4133.019 Number of Lanes Facility Type 2 4 6 8 1 Interstate 26,000 ADT 52,000 ADT 78,000 ADT 104,000 ADT 2 Parkway with 19,500 ADT 39,000 ADT 60,000 ADT 81,000 ADT Grade Separated Intersections 3 Major Arterials 13,000 ADT 26,000 ADT 39,000 ADT 52,000 ADT with Turn Lanes 4 Minor or Rural 11,500 ADT 23,000 ADT 35,000 ADT 47,500 ADT Arterials E4133.019 1 sIa C� r L� i 7 J AppFNIIIX SWONS, Li & /ASSOCIATES, INC. SUITE 2170 LA PLACITA VILLAGE - DOWNTOWN P.O. BOX 2712 TUCSON, ARIZONA 85702-2712 TELEPHONE: (602) 884-9594 April 13, 1989 Mr. Ray C. Coleman Planning and Zoning Administrator Town of Marana 12775 North Sanders Road Marana, Arizona 85655 RE : TORTOLITA MOUNTAIN PROPERTIES, PHASE -I SPECIFIC PLAN Dear Ray: Michael E. Zeller, P.E., P.H. Principal Karl E. Kienow, P.E. Philip O. Lowe, P.E. Robert J. Smolinsky, P.E. Justin M. Turner. P.E. t (� CG D Ta At the request of Westinghouse Communities of Arizona, I am providing you with this letter and a revised copy of the report entitled "Drainage Alternatives for Tortolita Mountain Properties - Phase I:" This information is intended to address your comments that were discussed at the meeting of April 12, 1989, between yourself, Mr. Tim Ensign, and Mr. David Graham -of Westinghouse. The attached report, which shall be made an appendix to the Specific Plan, provides certain details with regard to the proposed regional drainage plan for the Tortolita alluvial fan. As you are aware, this plan depends upon the construction of major stormwater detention facilities located on State trust land which is not within the boundaries of the Phase -I Specific Plan. Under this plan, all drainage from the Phase -I plan will eventually drain into either the proposed Ruelas/Wild Burro detention basin or the Prospect detention basin. The report also presents an alternate drainage plan which could be implemented in the event that, for whatever reason, the regional detention plan is not realized. This alternate plan includes a system of natural and modified channels, as well as neighborhood and on-site detention facilities. This plan IPhoenix, AZ • Newport Beach, CA • Fort Collins, CO indicates that measures will be taken to insure that depth, velocity, and width 1 of flows leaving the property are similar to existing conditions, and will therefore not create any adverse impacts upon adjacent property. Please note that a change was made to Figure 4 within the report indicated floodplain encroachments along attached report. The original the Prospect Wash within section 35 (i.e., through the narrow commercial strip). This revised report indicates that this portion of Prospect Wash would be left natural, without encroachment, unless at a later date an agreement was made with the Stand Land Department allowing a more channelized outlet onto their land located west of the TMP boundary. IPhoenix, AZ • Newport Beach, CA • Fort Collins, CO 1 r 11 r Mr. Ray C. Coleman 7 SLA, INC. April 13, 1989 The statements included within this letter will also be included within the next draft of the Specific Plan for this project. We trust that this additional information will satisfy your concerns if referenced directly in the TMP Specific Plan. However, please let us know at your earliest convenience if you will need anything else. We would like your concurrence prior to the public hearing scheduled for May 10, if possible. RJS/MEZ/sa AZWCAO1/TC/sL08.WP5 (PAZ-WCA-01) Very truly yours, SIMONS, LI & ASSOCIATES, INC. Michael E. Zeller, P.E., P.H. Principal Robert J. Smo insky, P.E. Senior Hydraulic Engineer Tortolita Mountain Properties I April 10, 1989 Westinghouse Communities of Arizona, Inc., Managing Padner Mr. R. C. Coleman Planning and Zoning Administrator Town of Marana 12775 N. Sanders Road Marana, Arizona 85653 Dear Mr. Coleman: We are sending :you those items requested by the State Land Department in an effort to further the Regional Tortolita Fan Retention/Detention Project; the items included are: 1. Completed Application/Perpetual Easements. 2. Legal Descriptions and Map of Basins. 3. Blank Right -of -Way Applications. We have instructed our consultants to prepare this material as expeditiously as possible because we feel that this project is important. As you know we have taken a leadership role on this project and have absorbed all costs to date. However, we are at a point that we need to discuss with you' and John Moffitt the manner in which we continue with this important project. Some of the assumptions we have been preceeding under are: 1. Westinghouse will recover its costs. 2. The Specific Plan will not be affected as to schedule and an on-site alternative will' be allowed if the regional solution is not implemented. 3. The Community Facilities District "Development Agreement" will not be affected. Mr. R. C... Coleman April 10, 1989 - Page Two We are certain. that the regional concept is an innovative solution in the area east of I-10. We look forward to working with" Marana and understand that equitable arrangements can be reached, and more importantly, that our project will proceed as scheduled. Ray, thank you for.your prompt attention and enthusiasm. Please let us know when would be a convenient time for myself and Tim Ensign to meet with you. Sincerely, David H. Graham Vice President of Planning DHG:tle attachments cc: H. Holub J. Moffitt Mayor Tom Jones Vice Mayor Ora Harn REPORT DRAINAGE ALTERNATIVES FOR TORTOLITA MOUNTAIN PROPERTIES PHASE I Prepared For: Westinghouse Communities of Arizona 1760 E. River Road, Suite 103 Tucson, Arizona 85718 Prepared By: Simons, Li & Associates, Inc. 110 South Church, Suite 2170 P.O. Box 2712 Tucson, Arizona 85702-2712 March 1989 ia ROBERT L SMOUNSKY zio-hk us TABLE OF CONTENTS Page I. REGIONAL DETENTION PLAN FOR THE TORTOLITA ALLUVIAL FAN . . . . . . . . . . . . . . . . . . . . . 1 Introduction. . . . . . . . . . . . . . . . . . . . . . 1 Advantages of Regional Detention . . . . . . . . . . . . . . . . 2 Description of the Plan . . . . . . . . . . . . . . . . . . . . 3 II. ON-SITE DETENTION PLAN FOR TORTOLITA MOUNTAIN PROPERTIES: PHASE I . . . . . . . . . . . . . . . . . . 10 Introduction . . . . . . . . . . . . . . . . . . . . . . . 10 Elements of the Plan . . . . . . . . . . . . . . . . . . . 10 LIST OF FIGURES Figure 1. Proposed Regional Detention Plan, Tortol i to Alluvial Fan . . . . . . . . . . . . . . . . . . 4 Figure 2. Multiple -Tiered Detention Basin/Regional Park Concept, Plan View . . . . . . . . . . . . . . . . . . 6 Figure 3. Multiple -Tiered Detention Basin/Regional Park Concept, Profile . . . . . . . . . . . . . . . . . . . 7 Figure 4. Drainage Concept Plan with On -Site Detention . . . . . . . . . . . . . . . . . . . . 11 i [I n II IL I. REGIONAL DETENTION PLAN FOR THE TORTOLITA ALLUVIAL FAN INTRODUCTION Drainage of the Tortolita alluvial fan is characterized by unconsolidated sheet flow, which is underlain with numerous, small, braided sand channels throughout most of the fan area. However, within the upper area of the fan, in the vicinity of the Tortolita mountains, large flows are contained within well- defined, relatively stable watercourses, which support corridors of riparian vegetation. These watercourses, which emanate from Prospect Canyon, Ruelas Canyon, Wild Burro Canyon, and Cochie Canyon, are each capable of producing 100 - year flood peaks of several thousand cubic feet per second. When the flow from these watercourses reaches the downstream end of their incised channel sections, it spreads out over the alluvial fan in the form of wide, shallow sheet flow. The sheet -flow drainage characteristics of the lower portion of the fan present a serious obstacle to future development of the area. Potential developers of the alluvial -fan area are faced with collecting the sheet flow, channeling it through their development, and then either discharging it at some logical outlet or spreading it back out to its original sheet -flow condition. Considering the quantities of runoff which can be generated from the upstream watersheds, thi s type of sol uti on wi 11 resul t i n major channel i zati on of the fan, as it becomes developed. Additionally, without some form of master drainage plan in place, drainage improvements from one development may not interface well with future developments which are located either upstream or downstream. This will likely result in additional costs, both to developers and to the agency responsible for maintaining the drainage infrastructure. SLA INC. 2 ADVANTAGES OF REGIONAL DETENTION With the fan presently undeveloped, an excellent opportunity exists to prepare re and implement a master drainage plan which will insure logical and P 9 ' effective implementation of drainage facilities within the fan area. The concept which SLA believes will best accomplish this goal is that of regional detention facilities, combined with a system of collector and conveyor channels. It is envisioned that this concept will include a regional detention basin at the point where each major watercourse transitions from a well-defined channel to shallow, braided sheet -flow conditions. The outflows from these regional detention basins would be significantly reduced, such that they could be conveyed downstream within the small, existing channels. Additional basins may also be required at some downstream point, where runoff might again reach an unacceptably high amount. Individual developments would utilize a system of on-site collector and conveyor channels to deliver runoff to the regional detention basins. The advantages of a regional detention plan (RDP) are many. Following is a list of some of these advantages: Regional detention basins designed as multi -use facilities will provide extensive recreational opportunities, including potential water-based Irecreation. L� - The RDP will provide a logical, regional approach to drainage, which will, in turn, reduce long-term costs and minimize future drainage problems. Regional detention basins designed as multi -use facilities will provide extensive recreational opportunities, including potential water-based Irecreation. L� SLA, INC. 3 - Important riparian corridors can be preserved, since extensive channel widening and reconstruction will not be necessary. These corridors could also serve as a regional riparian -trails system. - Regional detention basins are much more effective in controlling stormwater runoff than are numerous local and/or neighborhood basins. If all developments detain runoff, flood peaks are not necessarily reduced. Often they are only delayed, and in some cases actually increased. - Excavation associated with the construction of regional detention basins could provide a source of fill for the construction of Tangerine Road, for other roadway systems, and for private development within the area. The sale of this material could actually provide a funding source for construction of the basins. - A significant reduction in drainage -structure costs associated with the proposed improvements to Tangerine Road would be realized, if the RDP were to be implemented. DESCRIPTION OF THE PLAN Shown on Figure I is a plan view of the Tortolita fan area. Superimposed over the fan area is one concept of a regional detention plan which SLA has developed. The plan consists of five regional detention basin sites, with associated trail systems, that provide a link between the future urbanized areas 1-4 ,R _ 0......... W j- Lj- !^ .. cc a z > d O O cr 1'; y✓ I. rl� N O H J W.10 Q - Z Q ,:...- W W ~ O O LY ! to N O H a O LL - Ll --------------- _ 1. . ., ..1 -, sem.' !• . •s A • i" ,fit � � - S � • 4. . 1 �.. Uj Yll€ LA. •`may - ''Y. -------i +; / 1+ • � 1 �J �yi U co It • _ .. - .iai ,' w - i... .. ..l R/..O If 1 1 IJI` • 1 _.... �_�__. _CCC •-_ � � 1 �• 1 1 1- � 1 i _ ' SLA, INC. 5 and the Tortolita Mountains. These sites could range in size from about 100 to 300 acres. The five detention basin sites could also serve as regional parks, offering various recreational and open -space opportunities-- including active and passive recreation; water-based recreation; wildlife habitat; urban green space; water harvesting and recharge; plant nursery and research sites; environmental art; and staging areas for equestrians and hikers. The basins would intercept the majority of the flow which emanates from the canyons which feed the major watercourses (i.e., Prospect Canyon, Ruelas Canyon, Wild Burro Canyon, and Cochie Canyon), allowing only small flows to pass through. The stored runoff would then be slowly drained from the basins after the storm had passed. In addition to the flow from the major watercourses, future developments would also be able to drain on-site runoff in the detention facilities. This would be accomplished with a system of collector channels, to capture the sheet flow, and conveyor channels, to deliver the flow to the regional detention sites. In this manner, on-site detention within each and every development would be unnecessary to mitigate downstream increases in flood peaks typically caused by urbanization. Figure 2 and Figure 3 provide sketches of conceptual plan and profile views of a multiple -tiered detention basin. A "three -basin" design is shown on these figures. However, additional tiers could also be used, if the topographic and hydrologic conditions require it. There are several advantages to this type of detention -basin design. One of these advantages is that a tiered -basin design reduces the excavation depth required at the upstream end of the basins. ■ 03 wo U J D u- 0� w CL w 1" U Z U Q z 0 0 Y (L Ld QED Z ix vi J ¢o }- Q = o v) Z O LLJ OW W U U t -- W m w cc Q 2, 0 WZ o ; J U Q o J = Z CL O o Z 'z" 3 z Im _Z O -z Q W m M I -- CL (L D w 3::6 o� u. o Z o FIGURE 2 Q. W W Q U jo Z O Qo W ILJ �o J o>- Y LLI cc z� d o0 Ld 2*jI (L.:. J 1 W Q cc Z O W ILJ �o J 0 CL w o W C W Z J Ld 2*jI W JD m O Q 0 QO � / in B::� CL I. Z O Ld - zo w Z -' W z z E- 3 w W iiE? 0 O _; o-7 1 W cc W J W ILJ �o J JO / CL w o J �Q� W p 1 Z o 00 v 7 FIGURE 3 U Z Q W SLA, INC. Additionally, an "off-line" tiered basin, such as the one described on Figure 2, has the advantage of providing large areas that will only be flooded on a very infrequent basis. For example, Basin A would only be flooded, on the average, once every fifty years. Basin B would be flooded, on the average, once every ten years, and Basin C once every couple of years. Recreational uses can then be established within the basins, with consideration for the associated risk of flooding. For example, Basin C could be used for passive recreation and open space; while more structured recreational uses, such as ball fields, could be planned for Basin B. Basin C, which would rarely be flooded, could be used for golf courses or other uses which are not compatible with frequent inundation. The "off-line" type of basin is designed so that frequent flows can bypass the basins without being detained. This type of design not only minimizes ponding within the basin, but also helps to maintain the sediment balance along the watercourse while minimizing sediment removal from the basin. As shown of Figure 2, this type of basin would have a constructed channel along one side. One bank of the channel would be lower than the other, allowing flow to "spill out" the side after it has reached a certain level. The remainder of the flow would bypass the basin, and flow into a smaller channel alongside of the next downstream basin, where the same type of spillover would occur. The channel alongside of the most downstream basin would be sized for the amount of flow designed to leave the detention basin. In the case of the basin shown on Figure 2, this would be a 2 -year flow. SLA, INC. W] The 2 -year flow which would be allowed to flow by the basin is about what can be conveyed by the small, alluvial channels located downstream of the basins. This plan would include preserving a natural corridor along these channels for wildlife passage and hiking/biking/equestrian trails. Grade stabilizers will likely be required along those portions of the channels located downstream of the basin in order to inhibit downcutting and preserve the natural state of the channels. Over time, the natural vegetation along these channels will increase, due to the increased volume of flow they will receive. Under the RDP, the peak flow rates will be very small; but these channels will flow more often, and for a much longer duration, than they currently flow. Upstream of the basins, the four major channels would remain natural, and provide access into the Tortolita Mountains. IL.J SLA, INC. 10 II. ON-SITE DETENTION PLAN FOR TORTOLITA MOUNTAIN PROPERTIES: PHASE I INTRODUCTION In the event that a regional stormwater detention plan is not adopted or implemented on the Tortolita alluvial fan, an alternate drainage plan has been developed for the Phase -I development. This plan relies on a system of natural, enhanced, or artificially stabilized channels in conjunction with two neighborhood detention basins and various on-site and local detention facilities. In developing this plan, it was assumed that the Town of Marana would be adopting a stormwater detention/retention ordinance. The detention basin plan provided herein were determined based upon the assumption that the peak runoff rates from future development will be no greater than existing conditions runoff. ELEMENTS OF THE PLAN Provided on Figure 4 is a plan view of the major drainage elements of the on-site detention plan for the Phase -I development. Most of the channel types and alignments are identical to what was proposed within the main body of the Specific Plan for the Regional Detention option. However, this plan also includes two neighborhood detention basins along the south line of section 25. These basins will receive all of the runoff from section 25, as well as the runoff from that portion of section 24 which is located south of the Ruelas Wash. The 10 -year and 100 -year flows would be released from these basins into the V � ' F• - LLJ J H •\ Z V o- N Z �, � - _ • W F O z c� W a. C) a. C) •. ;IIIIII O z UP P 4 H cU Z LLJ dZF-F- OG O H LLQ oc.�3o V � ' F• - •\ Z V �, � - _ • :: z W •. ;IIIIII O z UP P 4 V � ' F• - •\ � IIIIII. z �, � - _ • :: z W •. ;IIIIII O z _ ,�� � lJ� ) � ' ro.jam U N Z F— 1. J O J W J F— QW ` Q Q Z W W ?- U F— O OJp c a'ia O z O Q Z A Q W Q V S N o O S W W 2S Z =S U O N H Ln IndS HQH EENO �3 w3 0 0 1�- 3C) U d U U >•- 00 N a. Z SIN 0 m J3 m =W O Za: W W xz tNOr: OZ >+ c QO O QO J >-(71 ! '•t c ^bYc HN LLJJUOVI ZQ J ZH O O WQ LLd� W� L i W� U U ZCa QHQm • r u Ev \ `�'� Or A • _ ' p L L'- • r r C C O A dvaU • = r ' \ + L N L O 7 A O+- /1 ++uu r O O V � ' •\ � IIIIII. �, � - _ • :: •. ;IIIIII a �.7�V.e' - � .. _ ,�� � lJ� ) � ' ro.jam 1. t',"'' 4-- — _� • .rrrr rrrrrrr��r����tlrtt♦t♦�l' ... NO7� W H LL z 0 IJ cc Q' U- 0 lA W z O U W U) D O 0 z co Lll } ni } F.. z 0 U D w z z Q J (L W F - !n Q 2 u I I Il SLA, INC. 12 downstream channels at a peak rate which would be no greater than existing conditions. Golf course basins may be used in lieu of these neighborhood basins. Due to topographic constraints, three areas within the Phase -I plan cannot drain into the two semi -regional detention basins. These three areas are delineated on Figure 4, and are labeled as areas A, B, and C. These areas would best satisfy detention requirements through the use of local, on-site detention basins or detention basins within golf courses. The exact location, size, and number of these basins would be determined at the time the property is developed, and a plat or development plan is prepared. As with the neighborhood detention basins, the peak outflow from each local or on-site basin was assumed to be reduced to that of existing -conditions flow. However, the ponding depth for these basins was assumed to average only about one foot. .In the commercial areas, this type of detention is often accomplished within parking areas that can provide shallow depths of ponding. Residential areas can easily accommodate this type of detention within neighborhood parks and common areas. Within section C (i.e., the area planned for a resort), detention may best be provided within depressed areas of a golf course. AZWCA01/TC/sR02.WP5 (PAZ-WCA-01) APPENDIX J IDUST CONTROL 1. The frequency application, lication, quantity and types of palliatives shall be specified at the time of grading application and shall be incorporated into the approved grading ' plan or sketch. The Town Engineer may make site inspections to determine the adequacy of dust control and may require modified mitigation measures, if necessary, due to inadequate dust control. 2. Acceptable Dust Control Methods: ' a. Acceptable dust controls: 1) Magnesium chloride: This product does not have adverse effects on plant life and is presently a low-cost treatment; 2) Lignum sulphate: This product does not have adverse effects on plant life; 3) Water: The use of water to control dust may be employed during or after grading, as may be approved by the Town Engineer; ' 4) Ground cover: A ground cover of decomposed granite, wood chips or other decorative landscape materials may be used in conjunction with revegetation on graded areas other than on slopes or areas subject to vehicular or pedestrian traffic. b. Unacceptable dust controls: Any product that would have an adverse effect on human, animal or plant life, or cause property damage. C. Generally unacceptable dust controls: 1) Motor oil or oil treatment, due to its residual nature, leaching characteristics and adverse effects on plants and groundwater. 2) Sodium chloride: Due to its residual nature and adverse effect on plant life. APPENDIX K SUPERCEDED BY PAGE VII -7 IMPROVEMENT PLAN DESIGN CERTIFICATION OPTION DESIGN ENGINEER FILES DESIGN CERTIFICATION OPTION NOTICE WITH TOWN DESIGN ENGINEER PREPARES IMPROVEMENT PLAN WITH CERTIFICATION STATEMENT ON COVER SHEET DESIGN ENGINEER FILES COMPLETED IMPROVEMENT PLAN WITH TOWN APPROVAL LETTER ISSUED BY TOWN ENGINEER CONTRACTOR APPLIES FOR CONSTRUCTION PERMIT APPENDIX L CONSTRUCTION CERTIFICATION OPTION THIS AGREEMENT, made and entered into this date of and between the Town of Marana, hereinafter called the Town and hereinafter called the Applicant. WITNESSETH: 19_ by WHEREAS, the Applicant desires to make improvement in the public rights-of-way within the Town at a subdivision of the Town, the map or plat of which is recorded in the office of the County Recorder of Pima County, Arizona in Book of Maps and Plats at page thereof; and WHEREAS, the required plans and specifications, and soil tests for said work have been approved by the Town Engineer. WHEREAS, the applicant desires that the Town take possession of and maintain said work WHEREAS, the applicant desires that the Town take possession of and maintain said work upon completion; and WHEREAS, the Town is willing to accept and maintain said work, provided it meets Town standards and the work is done in accordance with Town requirements; NOW, THEREFORE, in consideration of the matters and things herein set forth, IT IS AGREED AS FOLLOWS: 1. That the applicant shall install and construct at Applicant's own expense the improvements set forth and in accordance with the plans and Specifications approved by the Town Engineer. 2. That a Registered Professional Engineer shall be retained by the Applicant, and said engineer shall lay out and establish grades for the work as it progresses and shall furnish the Town Engineer with an accurate "As -Built" set of plans and a letter of certification after completion of the work. 3. That the Applicant shall pay the cost of all material tests required by the approved plans and specifications. SPECIAL CONDITIONS 1. Construction surveillance to be performed by a Registered Engineer named in the applications as: 2. Upon completion of the work outlined in the private improvement agreement, the Registered Engineer shall furnish the Town with: the "As -Built" original plan, and a Certificate over the signature seal of the Registered Engineer (or a principal of the firm) that the project has been constructed in accordance with the plans and specifications approved by the Town Engineer. 3. The Town Engineer shall perform a final on-site inspection of said improvement. Additional work shall be performed if the inspection reveals deficiencies in the work, prior to acceptance of said improvement by the Town. 4. Assurances will be released upon certification of completion by Registered Engineer and Town Engineer's final inspection and acceptance. 4. S. :1 That the Applicant shall and does hereby grant, bargain, sell, convey, transfer and deliver to the Town the said improvements to be installed, pursuant to this Agreement, and shall execute and deliver to the Town said improvements free and clear of all liens, claims, charges and encumbrances, upon acceptance of said work by the Town Engineer. That the Town shall accept title to and take possession of the aid improvement upon completion of said work to the satisfaction of the Town Engineer. That the improvements shall be installed at the following location in the Town, to - wit: 7. That the applicant shall guarantee the work against defective materials or workmanship for a period of one (1) year form the final acceptance of the improvements for maintenance and operation. Upon discovery, any repair work or replacement requested by the Town pursuant to said guarantee shall be done immediately at no expense to the Town. 8. That the improvements shall consist of the following property: A. MATERIAL TESTS The Applicant and/or his contractor shall, prior to placement of materials, furnish the Town Engineer with a certified report that materials to be used in the proposed construction are in compliance with the requirements of the approved plans and specifications. B. IMPROVEMENTS The installation, excavation, backfilling, grading from property line to property line and cleanup necessary to complete all improvements in accordance with approved plans and specification: 1. Roadways 2. Drainage Improvements 3. Landscaping 4. Utilities IN WITNESS WHEREOF, the Applicant has executed or has caused this instrument to be executed by its proper officer thereunto duly authorized and the Town has caused this instrument to be executed by the Town Engineer as of the day and year first above written. TOWN OF MARANA 2 TOWN ENGINEER The above terms and conditions have been read and are hereby agreed to and accepted by the following: Date Print Company Name Owner, Trust Holder, or Authorized Agent APPENDIX M ARCHAEOLOGICAL CERTIFICATION TORTOLITA MOUNTAIN PROPERTIES SPECIFIC PLAN MAY 1S, 1989 ARCHAEOLOGIST: on this lVk day of May, 1989, representing the Institute for American Research, certify that the report entitled: A Cultural Resources Overview of the Tortolita Mountain Project, Pima County, Arizona, prepared by the Institute for American Research, Technical Report No. 87-5, 1987 is complete as prepared by our firm and submitted to the Town of Marana. OWNER: I, p�--Y/ , � on this / �� day of May, 1989, representing Westinghouse David H. Graham Communities of Arizona Limited, Inc. do agree to comply with the archaeological mitigation plan found within the Tortolita Mountain Properties Specific Plan, May 4, 1989. IAPPENDIX N LIMITED PARTNERSHIP AGREEMENT TORTOLITA-MOORE I LIMITED PARTNERSH an Arizona limited partnership THIS TORTOLITA-MOOR E I LIMITED PARTNERSHIP AGREEMENT ("Agreement") is made as of the day of , 1987, by and among INTERWEST RESOURCES, ' INC., an Arizona corporation (the "General Partner"), and the persons designated on and executing the signature pages of this Agreement as limited partners (collectively, the "Limited Partners") upon the following specific terms and conditions. The General Partner and Limited Partners are collectively referred to as the "Partners". Section 1. Partnership Formation. The parties hereto hereby form a limited partnership pursuant to and in accordance with the Uniform Limited Partnership Act as adopted in the State of Arizona, to be known as Tortolita-Moore I Limited Partnership (the "Partnership"). The General Partner shall file all certificates as may be required to form the Partnership. The principal place of business of the Partnership shall be 310 ' South Williams Boulevard, Suite 270, Tucson, Arizona. Section 2. Purpose and Nature of Business. The purpose of the Partnership and the business to be carried on by it, subject to the limitations contained elsewhere in this Agreement, is to acquire, own, hold and resell, in whole or in part, certain unimproved real property located in Pima County, Arizona (the "Property"), and legally described on ' Exhibits B and C to the Offering Statement to which this Agreement is attached as Exhibit A (the "Offering Statement"). Within a reasonable time after formation of the Partnership but not later than April 17, 1987 (the "Closing Date"), the General Partner shall convey to the Partnership the Property and assign thereto all right, title and interest therein. Any of the Partners, including the General Partner or either of them, may engage in or possess an interest in other business ventures of every nature and description, independently or with others, including but not limited to the ownership, financing, leasing, management, syndication, investment, brokerage and development of real prop- erty, including property in the same area as and/or of the same type and nature as the Property, and neither the Partnership nor any of the Partners shall have any right by virtue of this Agreement in or to such independent ventures or to the income or profits ' derived therefrom. Section 3. Term. The Partnership shall commence on the date the certificate of limited partnership is filed with the Secretary of State and shall continue until April 17, 2007, unless terminated earlier in accordance with the dissolution and termination provisions of this Agreement or unless terminated by law. 1 Section 4. Capital Contributions and Accounts. 4.1 Capital Contributions in General. consist of the initial capital contributions of contributions subsequently contributed by the (collectively, "Capital Contributions"). IWST.09.050 i1_11n_In The capital of the Partnership shall the Partners and additional capital Partners pursuant to this Section 4 4.2 Capital Contributions of the Partners. The Partners shall make Capital Contributions to the Partnership, as follows: (i) The Limited Partners shall each make an initial Capital Contribu- tion of Nine Thousand Two Hundred Fifty Dollars ($9,250.00) per Limited Partnership Unit purchased, payable in full, in cash upon subscription. The minimum number of Units which may be purchased by a Limited Partner is one (1) Unit. 1 (ii) Each Limited Partner shall be liable to make additional Capital Contributions in a total amount equal to the total of (i) each Unit's pro rata share of obligations encumbering title to the Property and/or parcels thereof and payable by the ' Partnership (collectively, the "Encumbrances") in the total principal amount of Five Hundred Twenty Thousand Five Hundred Dollars ($520,500.00), plus accrued interest thereon, according to the terms of such Encumbrances, plus (ii) each Unit's pro rata share of Partnership expenses, including taxes, insurance and other impositions assessed against the Property, if any, and miscellaneous costs and fees attributable to the operation of the Partnership's business. Such additional Capital Contributions shall be payable semiannu- ally, upon assessment by the General Partner. (iii) The General Partner shall make a cash contribution of One Thousand Dollars ($1,000.00), for which contribution it shall receive a General Partner's ' interest. The General Partner shall be required to make no other Capital Contributions. 4.3 Partners' Capital Accounts. In order to properly reflect and carry out ' the arrangements among the Partners, a separate account shall be established for each Partner which will _reflect such Partner's Capital Contributions (the "Capital Accounts"). The Capital Contributions of the Partners, as provided, in Section 4.2 and 4.4 shall be credited to the respective Capital Accounts of said Partners. The Capital Account of a Partner shall be increased by such Partner's distributive share of Partnership net income and shall be decreased by such Partner's distributive share of Partnership net loss and any Partnership distributions to such Partner. 4.4 Default in Additional Capital Contribution. 4.4.1 Upon a default in the payment of an additional Capital Contribu- tion, which default remains uncured for a period of thirty (30) days from and after receipt of notice of assessment, the General Partner may elect to expel the defaulting Limited ' Partner from the Partnership and to forfeit the Unit(s) of that defaulting Limited Partner and sell the same to any person for an amount not less than the sum of the additional Capital Contribution(s) then in default. The purchaser of the Unit(s) so forfeited shall become the owner of the Unit(s) and a substitute Limited Partner and shall thereafter be responsible for all additional Capital Contributions allocable to the Unit(s) purchased. Any sums paid for the forfeited Unit(s) by such substitute Limited Partner in excess of the total of the additional Capital Contribution then in default less reasonable costs incurred in forfeiting and resale of the Unit(s) in default shall be paid to the expelled Limited Partner. ' 4.4.2 In the event that any Limited Partner fails or refuses to make an additional Capital Contribution called for on or before the required date and in lieu of the foregoing forfeiture of a defaulting Limited Partner's Unit(s), the General Partner may, in its discretion, elect to notify all other Limited Partners of the default and to give the nondefaulting Limited Partners the right to make, in addition to the additional Capital Contribution assessable to their respective Units, the additional Capital Contribution of iIWST.09.050 -2- 11-30-10 the defaulting Limited Partner. Any one or more of the other Limited Partners may pay pro rata to the Partnership an amount equal to the additional Capital Contribution then in default, and the Capital .Accounts of the Limited Partner or Partners advancing said amount shall be adjusted pro rata to reflect the contribution of such additional Capital Contribution. The Capital Account of the defaulting Limited Partner shall reflect no adjustment. ' 4.4.3 In the event that the General Partner elects not to permit other Limited Partners to make the additional Capital Contribution of a defaulting Limited Partner or if no other Limited Partner(s) elect(s) to make the additional Capital Contribution of a defaulting Limited Partner, the General Partner may, in the General ' Partner's discretion, advance funds or arrange for the advancement of funds from a third party (including any Limited Partner) to the Partnership, on behalf of the defaulting Limited Partner, in an amount equal to the additional Capital Contribution of the ' defaulting Limited Partner. Such advance shall be deemed a loan to the defaulting Partner to be repaid to the Partner(s) or other person making such loan from net proceeds of sale or other disposition or other cash distributions otherwise distributable to the defaulting Limited Partner. Such advance shall bear interest, chargeable . to the defaulting Limited Partner, at a rate selected by the General Partner but not less than fifteen percent .(15%) nor more than eighteen percent (18%) per annum. Repayment thereof shall be secured by a pledge of the Unit(s) of the defaulting Limited Partner. Such advance shall be credited to the defaulting Limited Partner's Capital Account as if the additional Capital Contribution had been made by the defaulting Limited Partner. ' 4.4.4 If the default is not treated pursuant to Sections 4.4.1, 4.4.2 or 4.4.3, all net proceeds of sale or other disposition otherwise distributable to such defaulting Limited Partner shall be distributed to the Partnership until such time as the full amount of the additional Capital Contribution then in default, plus an amount equal to fifteen percent (15%) per annum thereon, shall have been paid to the Partnership. Upon full payment of the additional Capital Contribution through application of net proceeds of sale or other disposition otherwise distributable to the defaulting Limited Partner, plus an amount equal to fifteen percent (15%) per annum thereon, the Capital Account of the defaulting Limited Partner shall be adjusted to reflect the same. 4.5 Withdrawal of Capital. No Partner shall have any right to withdraw or make a demand for withdrawal or return of any of his Capital Contribution, in whole or in part, without the consent of all the Partners or as provided for in this Agreement. 4.6 Interest on Capital Accounts. No interest shall be paid on Capital Contributions. 4.7 Limitation of Liability. The Limited Partners shall not be obligated or liable for losses incurred by the Partnership in excess of their Capital Contributions. Section 5. Distributions. ' 5.1 Allocations.d Net proceeds of sale or other disposition, whether such distribution is made upon a sale or other disposition of a portion of the Property or upon liquidation of the entire Property in connection with a final termination of the Partnership, shall be allocated and distributed as follows: ' 11t'ST.09.050 -3- 11-30-10 5.1.1 First, to the payment of debts and liabilities of the Partnership which are then due (other than any loans or advances that may have been made by any of the Partners to the Partnership), including all sums due pursuant to the Encumbrances or due under any other lien or encumbrance burdening title to the Property, in whole or in part, the expenses of sale, liquidation or other distribution and including all real estate brokerage commissions due from the Partnership by reason of the purchase or sale of the Property. 5.1.2 Next, to the setting up of any reserves which the General Partner may deem reasonably necessary for any contingent or unforeseen liabilities, obligations or debts of the Partnership not yet payable or debts or liabilities of the General Partner which have arisen out of or in connection with the Partnership and the conduct of its business. Such reserves may be held for disbursement by the General Partner or delivered to an independent escrow holder, designated by the General Partner, to be held by it for the purpose of disbursing such reserves in payment of any of the aforementioned contingencies, debts or liabilities and, at the expiration of such period as the General Partner shall deem advisable, to distribute the balance thereafter remaining in the ' manner hereinafter provided. 5.1.3 Next, to the payment of any additional Capital Contributions defaulted in by a Limited Partner or to the repayment of any advance by any party on behalf of a defaulting Limited Partner in payment thereof, provided that payment under this subsection shall be made only out of the distributive share of net proceeds of sale or other disposition allocable and otherwise distributable to the defaulting Limited Partner. 5.1.4 Next, ninety-nine percent (99%) pro rata to Limited Partners who are not in default in the payment of an additional Capital Contribution and one percent 0%) to the General Partner until all Capital Contributions of the Partners have been returned in full. 5.1.5 Any net proceeds remaining shall be distributed eighty percent (80%) to the Limited Partners, pro rata, and twenty percent (20%) to the General Partner. 5.2 Valuation and Distribution of Noncash Assets. To the extent that noncash assets are distributed in kind pursuant to this Section, the fair market value of such assets shall first be determined, and the distribution of such assets shall be made in accordance with such valuation. Any noncash consideration (including, but not limited to, promissory notes) received by the Partnership in connection with a sale or other disposition of the Property or other assets of the Partnership may be distributed in kind to the Partners or to a collection account with the proceeds to be distributed in accordance with the terms of this Section, as received, as the General Partner shall determine. 5.3 Partition. The Partners agree that the Property is not and will not be suitable for partition. Accordingly, each of the Partners hereby irrevocably waives any and all rights that he may have to maintain any action for partition of any of the Property. Section 6. Allocation of Revenue, Expenses and Tax Attributes to Partners. Part- nership revenue and expenses, as well as taxable income, gain, loss, depreciation, deductions or other tax benefits and burdens, shall be allocated ninety-nine percent (99%) pro rata to the Limited Partners and one percent 0%) to the General Partner until all ' Capital Contributions of the Partners have been returned in full. Thereafter, any allocation or distribution of net proceeds shall be allocated eighty percent (80%) to the IWST.09.050 11-30-10 ' Limited Partners pro rata and twenty percent income, gain, loss, deductions and credits, if a forth on the Partnership information tax re 'accordance with this Section and computed on the General Partner and as determined by any the Partnership. iJ 1 (20%) to the General Partner. All taxable ny, shall be deemed to be the amounts set turn for federal income tax purposes in such basis, cash or accrual, as elected by certified public accountant employed by Section 7. Tax Elections. The fiscal year of the Partnership shall end on the thirty- first (31st) day of December of each year during the term of the Partnership. The Partnership shall have the right, in the absolute discretion of the General Partner, to make or refuse to make any other elections or determinations required or permitted for Federal or state income tax or other tax purposes. The General Partner may rely upon the advice of the Partnership's independent certified public accountants or tax counsel with respect to the making of any such election. The General Partner shall serve as Tax Matters Partner for the Partnership. Section 8. General Partner. 8.1 Continuation of Sales. If on the Closing Date the Partnership shall not have received initial Capital Contributions from Partners sufficient for it to acquire the Property and/or commence operations, then and in the sole discretion of the General Partner, additional funds may be raised through the sale of additional Units on such terms and conditions as the General Partner shall elect. The General Partner may advance funds to the Partnership or purchase additional Partnership Units or both. If the General Partner elects to advance funds to the Partnership, then the General Partner may sell, on any terms as the General Partner shall determine, additional Partnership Units in order to raise funds with which to repay the amounts advanced by the General Partner. The General Partner shall be reimbursed from net proceeds of sale or other disposition prior to any other distribution to Partners, the amount of any advancement not previously repaid. If the General Partner elects to purchase additional Partnership Units, then the General Partner shall be entitled to subsequently resell such Partnership Unit at any time, on such terms as the General Partner shall determine. The purchasers of Partnership Units that are sold pursuant to this Section shall be admitted as additional or substituted Limited Partners, and any amendment to this Limited Partnership Agreement or to the Certificate of Limited Partnership necessitated by the admission of such additional or substituted Limited Partners need only be executed and acknowledged by the General Partner and such additional or substituted Limited Partners. 8.2 Purchase of Units. The General Partner may purchase and hold Units as a Limited Partner. The General Partner, as to any Units owned and held as a Limited Partner, shall be treated for all purposes as a Limited Partner with respect to such Units. 8.3 Management. Except for those powers granted to the Limited Partners as provided herein, the General Partner shall manage and control the business of the Partnership. The General Partner shall be authorized, without prior consent by or approval of the Limited Partners, to employ persons or organizations at the expense of the Partnership, to enter into agreements in the name of the Partnership, to pay Partnership expenses, to establish and be a signatory on bank accounts in the name of the Partnership, to take all other actions reasonably required to accomplish the purpose of the Partnership and to conduct the business of the Partnership. 8.4 ,eoris. The General Partner, at the expense of the Partnership, shall maintain full and accurate books for the Partnership at the principal office of the IWST.09.050 -5- 11-30-10 Partnership and all Partners shall have the right to inspect and examine such books at ' reasonable times and upon reasonable notice. The General Partner shall cause to be prepared, at the expense of the Partnership, within a reasonable time after the end of each fiscal year, any and all Partnership tax returns and all information, pertaining to the Partnership, necessary for the preparation by the Limited Partners of their income tax returns and an annual report containing a balance sheet as of the end of the Partnership's fiscal year and statements of income, Partners' equity, and changes in financial position and a cash flow statement for the year then ended, including a report of the activities of the Partnership during the period covered by the report. All cash of the Partnership shall be deposited in an account in a commercial bank or in a savings and loan association insured by a federal insurance corporation and selected by the General Partner. The ' General Partner may designate such persons as they deem appropriate as authorized signatories on all or any of the accounts of the Partnership. 9.1 Approval of Limited Partners. The following actions shall require the prior written consent of those Limited Partners owning sixty percent (60%) or more of the Units. (i) Amendment of the Partnership Agreement except as authorized elsewhere in this Agreement, (ii) Dissolution of the Partnership by agreement of the Partners, ' IV'ST.09.050 -6- 11-30-10 8.5 Liability and Indemnification. The General Partner shall be liable, responsible and accountable in damages or otherwise to a Limited Partner or the Partnership only for acts of willful and wanton misconduct or of gross negligence. The Partnership shall indemnify and hold the General Partner harmless from and against any and all actions and judgments against the General Partner, its employees and agents and from any claim, loss, liability or damage incurred by reason of an act performed or omitted to be performed or a decision made or omitted to be made by it in good faith in connection with the business of the Partnership, including attorneys' fees incurred in connection therewith. All judgments against the Partnership or against the General Partner, wherein the General Partner is entitled to indemnification as herein provided, shall first be satisfied from Partnership assets. 8.6 Power of Attorney. Each Limited Partner, by execution hereof, hereby ' constitutes and appoints the President of the General Partner, Jesse C. Aldridge, his/her true and lawful attorney-in-fact, in his/her name, place and stead, from time to time to execute and acknowledge, record or publish all such instruments that may be appropriate or necessary to be signed by such Limited Partner in connection with the business of the 1 Partnership. Each Limited Partner authorizes said attorney-in-fact to take any further action which the General Partner shall consider necessary or convenient inconnection with the business of the Partnership hereby. giving said attorney full power and authority to do and perform each and every act and thing whatsoever requisite, necessary or convenient to be done in and about the foregoing as fully as the Limited Partner might or could do if personally present and hereby ratifies and confirms all that said attorney shall lawfully do or cause to be done* by virtue hereof. The powers hereby conferred shall ' continue from the date the Limited Partner becomes a Limited Partner in the Partnership until the Limited Partner shall cease to be such a Limited Partner and, being coupled with an interest, shall be irrevocable. Section 9. Limited Partners. 9.1 Approval of Limited Partners. The following actions shall require the prior written consent of those Limited Partners owning sixty percent (60%) or more of the Units. (i) Amendment of the Partnership Agreement except as authorized elsewhere in this Agreement, (ii) Dissolution of the Partnership by agreement of the Partners, ' IV'ST.09.050 -6- 11-30-10 1 (iii) A change in the nature or character of the business of the 1 Partnership, or (iv) The removal of the General Partner. ' (v) The sale, exchange, lease, mortgage, pledge or other tranfer of all or substantially all of the property or either parcel thereof or the incurrence of any ' indebtedness other than in the ordinary course of business. Anything herein to the contrary notwithstanding, during any period that any Partnership Units herein are subject to administration in an estate, guardianship or conservatorship, such interest shall be ignored in determining the consents or agreements required for the taking of any action by the Partnership, it being intended that the difficulty in obtaining consents or agreements from any person acting in such representa- tive capacity shall not interfere with or impede the conduct of Partnership affairs. 9.2 Transfer of Partnership Units. A Limited Partner shall not assign, sell, dispose of, give or otherwise transfer (collectively, "assign") his Partnership Unit(s) or any ' part thereof or any interest therein, whether voluntarily, by operation of law, at judicial sale or otherwise, except pursuant to the provisions of this Section. Any assignment in violation of this Section shall be voidable at the option of the General Partner. Neither ' the Partnership nor any Partner shall be bound by any otherwise valid assignment until a counterpart of the instrument of assignment, executed and acknowledged by the parties thereto, is delivered to the General Partner. No assignee of any Limited Partner's Partnership Unit(s) shall be entitled to become a substituted Limited Partner unless the General Partner shall consent thereto. Any instrument reflecting the assignment of the Unit(s) of a Limited Partner and the admission of the transferee as a substituted Limited Partner of the Partnership need only be executed and acknowledged by the General Partner, the transferor and the transferee. The assignment of Partnership Units shall neither dissolve nor terminate the Partnership. If such assignment would result in dissolution or termination of the Partnership or in the loss or potential loss of Partnership status for tax purposes, such assignment may be prohibited by the General Partner. 9.3 Right of First Refusal. Any Limited Partner desiring to sell or transfer his Unit(s) or any portion thereof shall offer to sell said Unit(s), or portion, first to the ' General Partner and, if the General Partner declines the offer to sell, then to the remaining Limited Partners in the proportion that their Unit(s) bear(s) to the aggregate Unit(s) of all Limited Partners other than the Limited Partners desiring to sell. Such offer to sell and such sale shall be upon the same terms and conditions which the selling Limited Partner is willing to accept from any person or persons other than a Partner. The Limited Partner proposing to sell shall reduce such terms and conditions to writing in the form of an offer of sale and give first to the General Partner and, upon its declination, to 1 the other Limited Partners each a minimum of thirty (30) days from the date of notice of said offer in which to accept or reject said offer. The offer shall identify the prospective purchaser(s) to whom the selling Limited Partner intends to sell in the event his offer is declined by all Partners. If any Limited Partner elects not to purchase the pro rata share ' of the Unit(s) offered for sale to which that Limited Partner is entitled, the other Limited Partners may purchase the portion of the Unit(s) not taken in the proportion which their respective Unit(s) bear to the aggregate of Unit(s) held by all Limited Partners electing to ' purchase. The offer shall be deemed rejected in its entirety unless the acceptances of the various Partners apply to all of the Partnership Unit(s) offered for sale. If said offer is IWST.09.050 -2- 11-30-10 it accepted in its entirety, the Partner or Partners accepting said offer shall have an ' additional sixty (60) days in which to raise the funds necessary to meet the terms of the offer and purchase the Unit(s) offered for sale, during which time no sale or transfer to a third party shall be consummated. If the offer of the Limited Partner proposing to ' transfer one or more Units is rejected by both the General Partner and all nontransfering Limited Partners, the Unit(s) may, upon compliance with this Section, be sold and assigned to a third person of the transfering Limited Partner's choice upon, but only upon, terms identical to those upon which the Unit(s) were offered for sale to the Partners. Any ' variation in the terms of the sale for the offer made to the Partners shall be deemed a new transaction and shall require a new offer to the Partners pursuant hereto. The assignee of any Unit shall be bound by the terms of this Agreement and shall execute the ' same prior to being admitted as a substitute Limited Partner. However, any sale or transfer of Units may be prevented or prohibited by the General Partner in any event such sale or transfer would violate any statute or any rule or regulation of any agency of competent jurisdiction or such sale or transfer would require the registration of Partnership Units under the securities laws or regulations of the United States or any state or such sale or transfer would cause or result in the cumulative transfer of more than fifty percent (50%) of the Units or in the opinion of counsel for the Partnership such ' sale or transfer would result in a loss of partnership status for tax purposes.or would otherwise negatively impact upon the Partnership. ' 9.4 Payment to a Terminated Limited Partner. Upon the election of the General Partner to cause the repurchase of a Limited Partner's Unit(s) pursuant to Section 4, the General Partner shall deliver to the Limited Partners concerned, in full satisfaction of such Limited Partner's former interest in the Partnership, a cash down payment equal ' to one-fifth (1/5) of the prescribed purchase price of the affected Limited Partner's Unit(s) and shall execute a promissory note in an amount equal to four-fifths (4/5) of said purchase price. Said note shall bear interest at the rate of ten percent (10%) per annum from the date of such termination until paid. Principal and interest shall be payable in sixteen (16) equal quarterly installments, the first of which shall be due on or before three (3) months from the date of such termination. Said note shall contain a provision for ' acceleration in payment of the total balance due in the event of default in the payment of any installment of principal or interest and shall contain customary provisions for the payment of collection expenses and attorneys' fees. Each Limited Partner hereby agrees for himself and his successors and assigns that, in the event his association with this Partnership should terminate under the foregoing conditions, he will accept the settle- ment above provided in full and complete satisfaction of his interest in this Partnership. 9.5 Entity Partner. Any Limited Partner which is an entity and which voluntarily distributes its Partnership Units to its members, shareholders, partners or owners in the course of dissolution or by operation of law shall result in the distributees' becoming Substituted Limited Partners of this Partnership in the place of such Limited Partner, owning pro rata in accordance with their former interest therein the Partnership Units of such Partner. Section 10. Dissolution and Termination of the Partnership. Except as provided in this Agreement, no Partner shall have the right to cause dissolution of the Partnership before the expiration of its term. 10.1 Events of Dissolution. Subject to the provisions of Section 10.2, the Partnership shall be dissolved upon the first to occur of the expiration of the term set ' forth in Section 3; sale or other disposition of all or substantially all of the assets of the Partnership; the agreement of the Partners; the resignation of the General Partner, I%;'ST.09.050 11-30-10 IWST.09.050 -9- 11-30-10 together with the failure of the Limited Partners to appoint one or more substitute ' General Partners; or the bankruptcy or insolvency of the General Partner. 10.2 Continuation. In the event any Limited Partner shall die or suffer bankruptcy or become incompetent with the result that such Limited Partner cannot ' continue to exercise dominion over his Partnership Unit(s), the Partnership shall not be dissolved. The interest of the affected Limited Partner shall become an asset of the estate of the affected Limited Partner. The business of the Partnership shall continue without interruption as a Partnership composed of the remaining Partners under the same name. 10.3 Liquidation. Upon a final termination of the Partnership, the General Partner shall commence to wind up the affairs of the Partnership, liquidate the assets thereof, including the Property, and distribute the proceeds of liquidation pursuant to ' Section S hereof. Section 11. General Provisions. ' 11.1 Notices. Except as otherwise provided herein, any notice, distribution, offer or other communication which shall be given to any Partner in connection with the business of the Partnership shall be deemed duly given when reduced to writing and ' delivered as follows: (i) If to a Limited Partner, when personally delivered, telegraphed or mailed first class, registered or certified mail, postage prepaid, to the last address ' furnished by the Limited Partner for such purpose and, if no such address has been furnished, then when mailed to the Limited Partner in care of the address of the Partnership's principal office; ' (ii) If to the General Partner, when actually received at the Partner- ship's principal office or at such other address as the General Partner may hereafter ' specify; and (iii) If to the Partnership, to the General Partner. 11.2 Survival of Rights. This Agreement shall be binding upon and inure to the benefit of the Partners and their respective heirs, legatees, legal representatives, ' successors and assigns. 11.3 Amendment. This Agreement may be amended modified and changed g Y � g only by the consent of the Limited Partners; provided that any amendment which by its terms peculiarly affects or purports to affect the rights, liabilities, duties or Partnership Units of any Partner shall be effective only if consented to in writing by .the Partner thereby affected. i11.4 Law and Time. This Agreement shall be construed according to the laws of the State of Arizona. Time is of the essence of this Agreement. IWST.09.050 -9- 11-30-10 11.5 Attorneys' Fees. In the event litigation is commenced to enforce any of the provisions of this Agreement, to recover damages for breach of any of the provisions of this Agreement or to obtain declaratory relief in connection with any of the provisions of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' ' fees and costs, whether or not such action proceeds to judgment. The prevailing party shall be determined by either the officiating judge in the matter or by the presiding judge of the Pima County, Arizona Superior Court. ' 11.6 Agreement in Counterparts. This Agreement or any amendment hereto may be executed in multiple counterparts, each of which shall be deemed an original Agreement and all of which shall constitute one (1) Agreement. ' GENERAL PARTNER: INTERWEST RESOURCES, INC., an Arizona ' corporation i ' LIMITED PARTNERS: Signature IPrint Name IResidence Address k F By: d,4,4x e a12-4 rresident sse C. Aldridge Date: Signature Print Name Initial Contribution: $ Units Purchased: "THESE UNITS EVIDENCED HEREBY HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, AND MAY NOT BE SOLD, PLEDGED, OR OTHERWISE TRANSFERRED UNLESS (a) COVERED BY AN EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT OF 19330 AS AMENDED, OR (b) THE , PARTNERSHIP HAS BEEN FURNISHED WITH AN OPINION OF COUNSEL ACCEPTABLE TO THE PARTNERSHIP TO THE EFFECT THAT NO REGISTRATION IS LEGALLY REQUIRED FOR SUCH TRANSFER." IWST.09.050 -10- 11-30-10 EXHIBIT B The Southeast quarter of the Southeast quarter of the Southeast quarter of Section 26, Township 11 South, Range 12 East, of the Gila and Salt River Base and Meridian, Pima County, Arizona. EXCEPT any portion lying within Moore Road thereof. F I EXHIBIT C The North half of the Northeast quarter of the Northeast quarter of the Northeast quarter of Section 31, Township 11 South, Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona. EXCEPT the East 75 feet thereof; ' AND EXCEPT the North 30 feet thereof for roads.