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HomeMy WebLinkAboutSaguaro Springs Specific PlanI aguaro prin Specific Plan k& �l I THE PAFk PLANNING CENTER SAGUARO SPRINGS SPECIFIC PLAN Submitted to.- TOWN o: TOWN OF MARANA 3696 West Orange Grove Road Tucson, Arizona 85741 Prepared fora EMPIRE COMPANIES 1016 West University Avenue, Suite 202 Flagstaff, Arizona 86001 Prepared by: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 With assistance from: STANTEC CONSULTING 201 North Bonita Avenue, Suite 101 Tucson, Arizona 85745 m PERLMAN ARCHITECTS 6045 N. Scottsdale Road, Suite 105 Scottsdale, Arizona 85250 THE PLANNING CENTER December 2005 F. ANN RODRIGUEZ, RECORDER RECORDED BY: C_D DEPUTY RECORDER 0224 PEl SMARA TOWN OF MARANA ATTN: TOWN CLERK 11555 W CIVIC CENTER DR MARANA AZ 85653 DOCKET: 12683 og PI hr _ PAGE: 4068 NO. OF PAGES: 5 SEQUENCE: 20052240949 11/18/2005 ORDIN 16:17 MAIL AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2005.14 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING OF 217 ACRES OF LAND FROM "R-144", "R-369", "R-6", and "MH" TO ZONE "F" AND CREATING THE SAGUARO SPRINGS SPECIFIC PLAN. WHEREAS, The Planning Center represents the property owners of approximately 217 acres of land located within portions of Section IS, Township 12 South, Range 12 East and Section 13, Township 12 South, Range 11 East, as described by legal description and depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on April 27, 2005, and at said meeting voted 4-0 (three Commissioners were excused) to recommend that the Town Council approve said rezoning, with the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held November 15, 2005 and have determined that the rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town ofMarana, Arizona, as follows: Section 1. A minor amendment to the General Plan ofapproximately 217 -acres ofland located within portions of Section 18, Township 12 South, Range 12 East and Section 13, Township 12 South, Range 11 East, north of Twin Peaks Road, south of Lambert Lane, and west of Siiverbell Road, (the "Rezoning Area"), changing the land use designation from Medium Density Residential to Master Planning Area. Section 2. The zoning of approximately 217 -acres of land located within portions of Section 18, Township 12 South, Range 12 East and Section 13, Township 12 South, Range I 1 East, north of Twin Peaks Road, south of Lambert Lane, and west of Silverbell Road, (the "Rezoning Area'), is hereby changed from Zone "R-144" (144,000 square foot minimum lot), "R-36" (Single Family Residential, 36,000 sq. ft. minimum lot size), "R-6" (6,000 square foot minimum lot), and "MH" (Manufactured Housing), to "F" (Specific Plan) creating the Saguaro Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for single family detached and attached residential developments, a school and a public park subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): Manana ordinance No. 2005.14 1. Compliance with all provisions of the Town's codes, ordinances and policies ofthe General Plan as current at the time of any subsequent development, including, but not limited to, requirements for public improvements. 2. With any preliminary plat that includes attached residential units, the applicant shall submit conceptual design plans that illustrate the proposed house elevations for consideration by the Planning Commission and approval by the Town Council. Subsequent model plans shall conform substantially with the approved conceptual plans. 3. This rezoning is valid for five years from the date of Town Council approval; if the developer fails to have a final subdivision plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning, upon action by the Town Council. 4. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council consideration of any final plat. 5. Any preliminary plat shall be in general conformance with the Land Use Concept Plan of the Saguaro Springs Specific Pian. 6. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. 7. Approval, permit, or authorization from the Town of Marana does not authorize the applicant and/or landowner to violate any applicable federal or state laws or regulations, nor does it relieve the applicant and/or landowner from the responsibility to ensure compliance with all applicable federal and state laws and regulations, to include the Endangered Species Act and the Clean Water Act. The applicant and/or landowner is hereby advised to retain the appropriate expert and/or consult with federal and state agencies to determine any action necessary to assure compliance with all applicable laws and regulations. 8. Upon adoption of the ordinance by the Mayor and Council approving the Saguaro Springs Specific flan, the applicant shall provide the planning department with the following final edition of the Saguaro Springs Specific Plan: one non -bound original; twenty-five bound copies; and, two digital copies, one in PDF format and one in Microsoft Word or other acceptable format, within thirty days of the adoption of the ordinance. Seetion 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby 2 repealed, effective as of the effective date of Ordinance No. 2005.14. 6 8 Section 5. if any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any 3 reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, p such decision shall not affect the validity of the remaining portions hereof. 0 6 9 M=ans Ordinaries N0. 200.14 PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 15th day of November, 2005. ATTEST: I�OrJoceh'n ( Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Atto y MIA � ; r :a1 i ,tOF U ��ttttur,,i 1 *0`� �RpORATF' cx�o SEAL, s a q� ,f4gfW���3l 0 4 0 7 0 For clarification of material contained in this Specific Plan, please contact: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520) 622-1950 THE PLANNING CENTER Table of Contents Introduction A. Specific Plan Summary ...................................................................................................... 1 B. Purpose.............................................................................................................................. 5 C. Location.............................................................................................................................. 7 D. Authority & Scope............................................................................................................... 7 II. Development Capability Report A. Introduction......................................................................................................................... 1 B. Topography & Slope........................................................................................................... 3 C. Hydrology............................................................................................................................6 D. Vegetation & Wildlife Habitat.............................................................................................. 9 E. Soils & Geology................................................................................................................ 18 F. Cultural Resources........................................................................................................... 21 G. Viewsheds........................................................................................................................ 25 H. McHarg Composite Map................................................................................................... 34 I. Existing Land Uses........................................................................................................... 36 J. Traffic Circulation and Road System................................................................................ 46 K. Existing Infrastructure and Public Services...................................................................... 55 III. Development Plan A. Purpose & Intent................................................................................................................. 1 B. Objectives of the Specific Plan........................................................................................... 3 C. Relationship to Adopted Plans........................................................................................... 4 D. Compatibility with Adjoining Development......................................................................... 4 E. Land Use Concept Plan...................................................................................................... 5 F. Circulation Concept Plan.................................................................................................... 8 G. Grading Concept.............................................................................................................. 11 H. Post Development Hydrology........................................................................................... 11 I. Environmental Resources................................................................................................ 14 J. Landscape Concept.......................................................................................................... 14 K. Open Space, Recreation, Parks & Trails Concept........................................................... 17 L. Viewsheds........................................................................................................................ 20 M. Schools............................................................................................................................. 20 IV. Development Regulations A. Purpose & Intent................................................................................................................. 1 B. Applicability of Town of Marana Land Development Code ................................................ 2 C. General Provisions............................................................................................................. 2 D. General Subdivision Standards.......................................................................................... 3 E. Assurances.........................................................................................................................8 F. Development Standards..................................................................................................... 9 V. Implementation & Administration A. Purpose.............................................................................................................................. 1 B. General Implementation Responsibilities........................................................................... 1 C. Proposed Changes to Zoning Ordinances......................................................................... 3 D. Development Review Procedure........................................................................................ 3 E. Design Review Process...................................................................................................... 4 F. Phasing...............................................................................................................................5 G. Specific Plan Administration............................................................................................... 8 Saguaro Springs i avlai Specific Plan Table of Contents VI. Appendices A. Legal Description.............................................................................................................A-1 B. Definitions........................................................................................................................ B-1 C. Saguaro Springs Design Guidelines...............................................................................0-1 D. Citizen Participation Plan.................................................................................................D-1 E. Bibliography.....................................................................................................................E-1 F. Request for Conditional Letter of Map Revision.............................................................. F-1 G. Illustrative Lotting Exhibit................................................................................................ G-1 List of Exhibits Exhibit I.A: Regional Map............................................................... Exhibit I.B: Aerial Photograph......................................................... Exhibit I.C: Location & Vicinity Map ................................................ Exhibit II.A: Development Context Map .......................................... Exhibit II.B: Topography................................................................. Exhibit II.C.1: Off -Site Hydrology .................................................... Exhibit II.D.1: Vegetation Communities .......................................... Exhibit II.D.2: Vegetation Densities ................................................ Exhibit II.D.3.a: Arizona Game and Fish Department Letter.......... Exhibit II.E: Soil Associations......................................................... Exhibit II.F: Arizona State Museum Letter ...................................... Exhibit II.G.1.a: Views Key Map ..................................................... Exhibit II.G.1.b: Site Photos............................................................ Exhibit II.G.3: Areas of High Visibility ............................................. Exhibit II.H: Composite Map........................................................... Exhibit 11.1.1: Existing On -Site Zoning ............................................. Exhibit 11.1.2.a: Existing Off -Site Zoning .......................................... Exhibit 11.1.2.b: Existing Off -Site Land Uses .................................... Exhibit 11.1.3: Structures & Uses Within 150 Feet Key Map............ Exhibit II.J: Traffic Circulation & Existing Rights -of -Way ................ Exhibit II.K.1: Open Space, Recreational Facilities Parks & Trails Exhibit II.K.2: Schools.............................................................. Exhibit II.K.3: Sewer................................................................ Exhibit II.K.5: Water................................................................. Exhibit II.K.6: Fire Service....................................................... Exhibit III.A: Specific Plan Boundaries .................................... Exhibit III.E: Land Us Concept Plan ........................................ Exhibit III.F: Circulation Concept Plan ..................................... Exhibit III.I: Post -Development Hydrology ............................... Exhibit III.K: Landscape Concept Plan .................................... Exhibit III.L: Recreation, Parks and Trails Concept Plan ........ Exhibit V.F: Phasing Schedule ................................................ S�Saguaro Springs Specific Plan ........ 1-4 ........ 1-6 ........ 1-8 ....... 11-2 ....... 11-5 ....... 11-8 ..... 11-10 ..... 11-12 ..... 11-15 ..... 11-20 ..... 11-23 ..... 11-26 ..... 11-27 ..... 11-33 ..... 11-35 ..... 11-37 ..... 11-39 ..... 11-40 ..... 11-45 ..... 11-51 ..... 11-56 ..... 11-58 ..... 11-60 ..... 11-63 ..... 11-65 ...... 111-2 ...... 111-7 .... 111-10 .... 111-13 .... 111-16 .... 111-19 ....... V-7 Table of Contents List of Tables Table 1: Evaluation of Special Status Vegetative Species.......................................................... II -9 Table 2: Evaluation of Special Status Wildlife Species............................................................. II -13 Table 3: Existing Structures & Uses Within 150 Ft. of Project Site ........................................... II -44 Table 4: Roadway Inventory...................................................................................................... II -52 Table 5: Inventory of Candidate Trails...................................................................................... II -57 Table 6: Land Use Plan Summary.............................................................................................. III -6 Table 7: Development Standards.............................................................................................IV-13 Table 8.A: Land Use Comparison to Marana Land Development Code .................................. IV -14 Table 8.13: Development Standard Comparison to Marana Land Development Code ............ IV -16 OWN Saguaro Springs Specific Plan Introduction Introduction A. Specific Plan Summary The Saguaro Springs Specific Plan establishes comprehensive guidance and regulations for the development of an approximately 217 -acre site located in Marana, Arizona. (See Exhibit LA: Regional Map.) The Specific Plan area is comprised of a 198 -acre portion of the approved Saguaro Springs Block Plat, in addition to a 19 -acre parcel recently annexed into the Town of Marana, which is not a part of the approved block plat. The Specific Plan establishes the development regulations, programs, development standards and design guidelines required for the implementation of the approved land use plan. The Specific Plan also provides the parameters to implement the land use plan by establishing policies and regulations that will replace and supersede the current property zoning. The Plan is regulatory and adopted by ordinance. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.08. The law allows the preparation of specific plans based on the General Plan, as may be required for the systematic execution of the General Plan, and further allows for specific plan review and adoption. The Saguaro Springs Specific Plan is consistent with the Marana General Plan, approved and adopted on March 11, 2003, as authorized by public vote in accordance with the Growing Smarter Plus Act of 2000. The Specific Plan is a tool used to implement the Town of Marana General Plan at a more detailed site-specific level for a focused area. The Specific Plan articulates the planning considerations for such parcels and imposes regulations or controls on the use of such parcels. In the Development Capability Report section of this document, the site is analyzed to determine development capabilities, considering the physical constraints of the site, existing and proposed infrastructure and the unique opportunities the site presents for development and open space. Based on the Development Capability Report, the Development Plan section establishes the location and intensity of land uses, the circulation pattern and the character of development within the Saguaro Springs Specific Plan. The Development Plan makes every effort to respond to site opportunities and constraints provided within the Development Capability Report. The Development Plan concept focuses on coordinating a mix of residential densities and housing types with a proposed school site, open space and recreational uses. The design concept articulates the connectivity of the Specific Plan area to the larger Saguaro Springs project by providing a continuum of design features and shared recreation and circulation systems. The neighborhood park, which is the focal point of the Specific Plan area, will be accessible by the trail system that has been integrated into the Saguaro Springs community. The Development Plan is the result of thorough site analysis and research. The plan addresses development -related issues in the form of proposed physical improvements, guidelines for future development, technical OWN Saguaro Springs 1-1 Specific Plan Introduction information and regulations. The Development Plan contains the standards and guidance to ensure that development will occur in a controlled and phased manner with infrastructure as planned. This section contains a description of the goals, objectives and policies of the plan combined with various plan components. These components allow for the development of a cohesive master planned community and provide the rationale for the Development Regulations section of the document. The Development Regulations section serves as the primary mechanism for implementation of the Saguaro Springs Specific Plan. The Saguaro Springs Specific Plan Development Regulations establish the intensity and character of the development by prescribing site-specific development standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses. These development regulations expressly apply to the 217 acres of land that make up the Saguaro Springs Specific Plan. Primary land uses for the Specific Plan include: ■ Medium Density Residential (MDR) ■ Medium High Density Residential (MHDR) ■ High Density Residential (HDR) ■ Recreation (REC) ■ School (SCH) The Design Guidelines, found in the appendix of this document, encourage and ensure, to the maximum extent possible, the establishment of a quality urban landscape within the Saguaro Springs Specific Plan that is in conformance with the Town of Marana General Plan. The various elements of the urban landscape include layout, landscape design, architectural styles, roads and buildings. These Design Guidelines intend to provide specific development standards and design criteria that will shape development within the Specific Plan area and integrate it with the greater Saguaro Springs community. These Design Guidelines provide guidance to the Saguaro Springs Design Review Committee (DRC) for future development. They also provide for creative flexibility while ensuring a high-quality appearance for the community and Development Plan compatibility. These guidelines are designed as an information source for site development, landscape architecture, and architectural and signage features that create the Saguaro Springs community image. The guidelines provide criteria for builders, planners, architects, landscape architects and civil engineers under the direction of the Master Developer. They also provide a basis for evaluating and directing the planning and design within the project area in the context of the surrounding area. OWN Saguaro Springs 1-2 Specific Plan Introduction The integration of these guidelines into the Covenants, Conditions and Restrictions (CC&R's), which will be recorded along with the individual subdivision plats, will guarantee design consistency throughout the development of Saguaro Springs. A Saguaro Springs Design Review Committee (DRC) will be formed by the Master Developer to review development proposals in Saguaro Springs. This review procedure will ensure that the high standards defined in this document are maintained. The Implementation and Administration section of this document includes information regarding general administration and amendment procedures and identifies those responsible for implementation of the improvements in the Saguaro Springs Specific Plan area. These are the Master Developer, the Builder, the Town of Marana and the Saguaro Springs Master Association. In addition, the Implementation and Administration section establishes the Saguaro Springs Design Review Committee (DRC); outlines the development review process; assigns implementation responsibilities and defines Specific Plan administration procedures, such as: enforcement, administrative changes; substantial changes; interpretation; fees, amendments and violations. OWN Saguaro Springs 1-3 Specific Plan Exhibit I.A: Regional Map 0 Specific Plan Boundary 0 8000 Feet ; PLegend LANNING Saguaro Springs BoundaryCENTER 11!15, f11L1.C:11 %V C.. aLJITCM:t C 0 Town of Marana TIILSUN nZ .95,0, [520152,148 0 Pima County Note: The Specific Plan is located in T12S, R12E, Section 18 and T12S, R11 E, Section 13. Specific Plan Acreage = 217 Acres {Vr'Saguaro Springs 1-4 5 Specific Plan Introduction B. Purpose The Saguaro Springs Specific Plan establishes comprehensive guidance and regulations for the development of a 217 -acre master planned community located in the southeast area of the Town of Marana, Pima County. (See Exhibit I. B: Aerial Photograph). The Specific Plan serves as a regulatory tool governing planning and zoning. The Saguaro Springs Specific Plan is adopted by ordinance, conforms to the Town of Marana General Plan and replaces the Town of Marana Land Development Code. The Specific Plan establishes the type, location, density and character of development within the Plan area. It functions as a guide for future development and provides a site-specific document focusing on existing site characteristics and development standards designed to control development within the plan area. The primary objective of the Specific Plan is to provide a means by which development may occur at Saguaro Springs in an orderly and responsible manner that is responsive to the physical parameters of the site and its environs. The Specific Plan is an extension of the Town of Marana General Plan in that it sets guidelines for quality development that specifically addresses the goals of both the Town of Marana and the Developer. The Saguaro Springs Specific Plan allows for a mix of residential densities and housing types, as well as school, open space and recreation uses. The proposed district park will provide numerous recreational amenities, and an integrated system of nature trails will extend throughout the entire master planned community along enhanced drainageways. OWN Saguaro Springs 1-5 Specific Plan Exhibit 1.13: Aerial Photograph Legend o 1500 FeetTHE MM9C3 Specific Plan Boundary PLANNING -�- \ CENTER `� mss cr�o-�vE , smrF ID Saguaro Springs Boundary - - ' TUC&CNAZ 95701 (52010218140 Note: The Specific Plan is located in Township 12 South, Range 12 East, Section 18 and Township 12 South, Range 11 East, Section 13. Specific Plan Acreage = 217 Acres Saguaro Springs I-6 Specific Plan Introduction C. Location The Saguaro Springs Specific Plan site is located in the southeast area of the Town of Marana within the South Central Growth Area. The site is bordered on the east by the Tucson Mountains. To the west, the property is bounded by State Land and land owned by Arizona Portland Cement Co. Quarry Road and its buffers (totaling approximately 312 feet in width), bisect the plan area from the northeast to the southwest. The southern boundary is created by Twin Peaks Road. Saguaro Springs is located adjacent to unincorporated land within Pima Co. on its northern, southern and southwestern borders. The property is located approximately '/2 mile southwest of the Santa Cruz River. The Specific Plan area is located approximately 4'/2 miles southeast of the new Marana Town Center. The property lies within portions of Township 12S, Range 12E, Section 18 and Township 12S, Range 11 E, Section 13. See Exhibit /.C: Location & Vicinity Map. D. Authority & Scope The authority for the preparation of specific plans is found in Arizona Revised Statutes, Section 9-461.08. State law allows the preparation of specific plans based on the 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 87.22, a public hearing will be conducted by the Town Planning Commission and the Town Council, after which the specific plan ordinance shall be adopted by the Town Council and become effective. Once adopted, the Saguaro Springs Specific Plan is a regulatory plan, which will serve as the zoning and development code for the subject property. Final plats and any other development approvals must be consistent with the Specific Plan. oWm% Saguaro Springs 1-7 Specific Plan Exhibit LC: Location & Vicinity Map Legend 0 2500 Fest PLANNING 0 Saguao Plan Boundary i ;� %JU CENTER IOI Saguaro Springs Boundary ® Township, Range, SWion �\ f 1105, CHURGH AVE.: SUITE 8326 - - TUCSON, AL 86701 Lb2Ii1 U23-6148 Note: The Specific Plan consists of approximately 217 acres. oWm% Saguaro Springs 1-8 Specific Plan II. Development Capability Report Development Capability Report A. Introduction The primary purpose of the Development Capability Report section of the Saguaro Springs Specific Plan is to identify the site's opportunities and constraints or various physical components existing on the property. The synthesis and analysis of the existing characteristics can then provide a means whereby development occurs in a sensitive and responsive manner to the physical conditions of the site. Information for this section was compiled from site visits, correspondence with Town, County and State agencies and officials, as well as topographic and hydrological analyses. In addition, a traffic impact analysis was completed to assess existing roadway conditions and make recommendations for a schedule of improvements for this project. The Development Capability Report follows the Town of Marana requirements provided in 05.06.02 (D) of the Town of Marana Land Development Code. Pursuant to such requirements, information on the following physical components of the site was compiled to assess the suitability of the property for development: ■ Topography and slope analysis; ■ Hydrology and water resources; ■ Vegetation and wildlife habitat; ■ Geology and soils; ■ Cultural resources; ■ Viewsheds; ■ Existing structures, roads and other development; and ■ Existing infrastructure and public services. A number of developments exist within close proximity to the Saguaro Springs Specific Plan. These include: Happy Acres and Milligan's Acres to the north within unincorporated Pima County, and Los Morteros and Continental Ranch, each located approximately 1 mile to the southeast of the Specific Plan area. Neighboring development is shown in Exhibit ILA: Development Context Map. The site's topography is relatively flat, gently sloping to the northwest. The site is undeveloped; however, the property was historically used for agricultural purposes beginning in the early 1950s through the late 1990s. (See Exhibit I.B: Aerial Photograph.) The physical characteristics of the site are provided within the various sections of this chapter. oWm% Saguaro Springs II -1 Specific Plan Exhibit ILA: Development Context Map LegendTHE 0 2500 Feet � ®Specific Plan Boundary PLANNING 0 Saguaro Springs BoundaryCENTER ji 110S. CHURCH6 AVE,, SU ITL Neighboring Development TUCSON.AZ e57°' `5 o,gz ,� Saguaro Springs II -2 Specific Plan Development Capability Report B. Topography & Slope The Specific Plan area has historically been used for agricultural purposes and is characteristically flat with slopes under five percent. The site in question contains approximately 217 acres, which is bisected by Quarry Rd. The overall topography of the site gently slopes from the south to the northwest portion of the property. Elevations range from 2085 ft. to 2068 ft. Existing topography is shown in 1 -foot contour intervals on Exhibit II.B: Topography. Hillside Conservation Areas There are no hillside conservation areas located within the project area. Furthermore, there are no protected peaks or ridges as described within the Town of Marana Land Development Code, section 17.01.02. 2. Rock Outcrops There are no rock outcrops located on the subject site. 3. Slopes of 15% or Greater There are no slopes 15% or greater located on the subject property; therefore, the project site is not subject to Hillside Development Zone requirements as set forth in the Pima County Code, section 18.61 and Town of Marana Land Use Code Title 19. 4. Other Significant Topographic Features The project site contains several significant topographic features of varying height. There are several berms at various locations throughout the site. The first runs parallel to and approximately 1200 feet north of the south property line. The privately owned and operated Quarry Road sits atop a berm, causing it to be elevated above the surrounding property. The height of the berm varies from 1 -foot in the middle of the site, to 6 feet at the west edge of the site, to as much as 8 feet toward the north portion of the site. Another berm runs parallel to the west property line and varies in height from 1 foot to 3 feet. Finally, there is an existing earthen channel located on the northwest portion of the site. This channel drains from the mid -point of Quarry Road to the mid -point of the west property line. OWN Saguaro Springs II -3 Specific Plan Development Capability Report 5. Pre -development Cross -Slope The average cross slope (ACS) of the property was calculated in accordance with section 18.61.051 of the Pima County Zoning Code. The area owned by Arizona Portland Cement Co. was not considered when determining the ACS of the project site. The ACS of the site is 1.40%, and was calculated as follows: Average Cross Slope = I x L x 0.0023 Where: 1= Contour Interval In Feet L= Total Combined Length of all Contours in Feet 0.0023 = Conversion Factor for Feet to Acres Times 100 A = Total Area of Site in Acres Average Cross Slope = 1 x 132,566 x 0.0023 = 1.40% 217.36 {r'� Saguaro Springs II -4 5 Specific Plan Exhibit II.B: Topography r L 1 FOOT CONTOUR INTERVALS Legend: 0 Specific Plan Boundary Saguaro Springs Boundary OWN Saguaro Springs Specific Plan I I 0 'A $�•� 7r I r L 1 FOOT CONTOUR INTERVALS Legend: 0 Specific Plan Boundary Saguaro Springs Boundary OWN Saguaro Springs Specific Plan THE PLANNING MffiCENTER 110 S- CNURCMAVE., SUITE 8320 TUC-qC N• AZ 85701 [52x15246146 I:PrpadeVE11P-61IGAf W Ien�rExlYfm+gaelg.tlAY 1000 Feet I �1rj 'A {{11 l' `}Yi I THE PLANNING MffiCENTER 110 S- CNURCMAVE., SUITE 8320 TUC-qC N• AZ 85701 [52x15246146 I:PrpadeVE11P-61IGAf W Ien�rExlYfm+gaelg.tlAY 1000 Feet Development Capability Report C. Hydrology This portion of the Saguaro Springs Specific Plan includes a description of on-site and off-site pre -development hydrologic characteristics and water resources. 1. Off-site Watersheds The existing watersheds that impact the project site are delineated on Exhibit ll. C. 1: Off -Site Hydrology with their associated drainage area and 100 -year peak discharges. 2. Off -Site Watershed Features The offsite watershed areas are characterized by high relief mountains in their headwater areas that generally drain to the north. Drainage in areas downstream of the mountain peaks is characterized by ill-defined channels flowing across gently sloping terrain. There are no significant manmade features in areas upslope of the project site other than Twin Peaks Road and diversion berms, presumably agricultural in nature. The Arizona Portland Cement Company conveyor belt system (located on Quarry Rd.) runs southwest to northeast within the site and collects and diverts runoff from the southeast to culverts near the western property margin that convey flow underneath the conveyor belt system. Several manmade drainage features are evident in areas downstream of the project site. 3. Off -Site Watershed Drainage Areas The project site is impacted by three existing offsite watersheds, labeled A, B, and G on Exhibit Il. C. 1: Off -Site Hydrology. As stated in the Master Drainage Report prepared by Urban Engineering and dated June 17, 2003, Watershed G includes the drainage areas of offsite watersheds A and B, and collects at the Arizona Portland Cement Company conveyor belt system that traverses the project site from the southwest to northeast. The drainage areas and 100 - year peak discharges are listed on Exhibit II.C.1: Off -Site Hydrology. 4. On -Site Hydrology The site is impacted by shallow sheetflow associated with runoff generated from the offsite watershed areas shown in the hydrology exhibit. Stormwater from these areas generally will flow north- northwest from Twin Peaks Road and will collect along the Arizona Portland Cement Company conveyor belt alignment. Runoff collected at the conveyor belt will be conveyed underneath the private roadway at this location by two small culverts or will spill overtop the roadway and continue to flow northwest as sheetflow. The majority of the project site is mapped by FEMA (Map Number 04019CO995 K) as a Special Flood Hazard Zone AO, experiencing average flood depths of 1 foot during the 100 -year flood event. t'V'0% Saguaro Springs II -6 Specific Plan Development Capability Report 5. Existing Downstream Conditions Runoff conveyed underneath the conveyor belt system is conveyed to the northwest property boundary by a small channel. This channel lacks capacity for large storm events, and runoff will leave the site onto downstream areas as ill-defined sheetflow, typically flowing to the west-northwest. 6. Section 404 Permit During the processing of the Saguaro Springs Block Plat, an inquiry regarding Section 404 permits was made to the U.S. Army Corps of Engineers. In its response letter, the Army Corps indicated the project is not subject to its jurisdiction under Section 404 of the Clean Water Act, as there are no waters of the United States within the project area. In April 2004, WestLand Resources, Inc. completed an Environmental Due Diligence Support study in which it was concluded that no jurisdictional waters of the United States are located on the Saguaro Springs project site. {r'� Saguaro Springs II -7 5 Specific Plan Exhibit II.C.1: Off -Site Hydrology -+*F , 1 PROJECT si It 1+ �� n+�o marar i Fv wc1. • - W AV.Rk V.ALLEV A 6:.j . . . . . . . . . . . . . . . . . . ,1 `. �. sk - � .fj x, - ;�i�i Development Capability Report D. Vegetation & Wildlife Habitat This portion of the Saguaro Springs Specific Plan includes vegetative communities and associations and wildlife habitats identified within the site. WestLand Resources, Inc. completed an environmental overview of the property in April 2004 with the purpose of identifying any biological resources that may be present on-site. 1. Vegetation The project site is a part of the Arizona Upland Subdivision of the Sonoran Desert. The majority of the plan area is listed by Pima County Land Information Systems as Agriculture/Developed/ Water/Bare Ground with "Active Agriculture" as its existing use. The 19 -acre parcel at the southwest corner of the site is a combination of Paloverde-Mixed Cacti and Shrub -Scrub Disclimax Communities. (See Exhibit II.D.1: Vegetation Communities.) Species identified by WestLand Resources during a field inspection include: Russian thistle (Salsola iberica), Bermuda grass (Cynodon dactylon), desert globe mallow (Sphaeralcea ambigua), desert broom (Baccaris sarothroides), stunted mesquite trees (Prosopis velutina), and large mesquite and foothill palo verde trees (Cercidium microphyllum). a. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered Species The vegetation on site is typical of the Arizona Upland Desert; it is neither unique nor highly scenic. The larger trees have potential aesthetic and screening value. Arizona Game and Fish Department has provided a list of special status vegetative species that are known to occur in the vicinity of the site. These species are displayed in Table 1: Evaluation of Special Status Vegetative Species. Table 1: Evaluation of Special Status Vegetative Species Identified in 2004 AGFD Letter Common Name Scientific Name Status Pima Indian Mallow Abutilon Parishii Federal Species of Concern; Sensitive; Salvage Restricted Thornber Fishhook Mammillaria Thornberi Salvage Restricted Cactus Source: Arizona State Game and Fish Department Letter, 2004 OM'0% Saguaro Springs II -9 Specific Plan Exhibit II.D.1: Vegetation Communities Legend eSpecific Plan Boundary Saguaro Springs Boundary Vegetation Communities Sonoran Riparian Scrub C Palo Verde/Mixed Cacti Agriculture/Developed Land 0 1500 Feet THE ` PLANNING i CENTER t 1105_ CHURCH AVE. 9U1TE5Vn TUCSON_A7 85705 [5�Dl 623-814,9 Saguaro Springs II -10 Specific Plan Development Capability Report 2. Vegetative Densities On-site vegetation densities are measured using aerial photographs and verified during field inventories. Very little vegetation is present on the site, as it was previously used for agricultural purposes. Most of the plant species identified on the property by WestLand Resources are typically associated with disturbed areas. See Exhibit ll. D. 2: Vegetation Densities. WestLand Resources has completed a Native Plant Preservation survey, which was reviewed and approved by the Town of Marana. oWm% Saguaro Springs II -11 Specific Plan Exhibit II.D.2: Vegetation Densities Legend 0 1500 Feet OOLON THE Q Specific Plan Boundary01101 MAW% PLAN N ING 0 Saguaro Springs Boundary CENTER ��\ /' t t u AVE.. su i� [sato- High Density Vegetation -- T GSo s_OIJ,a7cHURcasrol (NO)623-e14e Saguaro Springs II -12 Specific Plan Development Capability Report 3. Wildlife In the site visit performed in April 2004 by WestLand Resources, wildlife observed on the site was limited. Identified on-site at that time were the greater roadrunner (Geococcyx californianus), gambel's quail (Callipepla gambelii), mourning dove (Zenaida macroura), loggerhead shrike (Lanius ludovicianus), and whiptail lizard (Cnemidophorus sp.). a. Arizona State Game and Fish Department Letter A letter from the Phoenix Regional Office of the Arizona State Game and Fish Department (AGFD) is provided as Exhibit II.D.3.a: Arizona Game and Fish Department Letter. AGFD's review of the Heritage Data Management System (HDMS) identified two special status wildlife species as occurring within two miles of the subject property. Table 2, below, lists these species and their status. Table 2: Evaluation of Special Status Wildlife Species Identified in 2004 AGFD Letter Common Name Scientific Name Status Cactus Ferruginous Glaucidium Brasilianum Federal Listed Endangered, Pygmy Owl Cactorum AGFD Wildlife of Special Concern Pocketed Free -Tailed Nyctinomops BLM Sensitive Bat Femorosaccus Source: Arizona State Game and Fish Department Letter, 2004 b. High Densities of a Given Species AGDF did not identify high densities of any species of concern on the site. There are no known federally listed species on the site or other known occurrences of wildlife species of special concern. c. Aquatic or Riparian Ecosystems There are no perennial or intermittent surface water resources within the project area and aquatic and riparian ecosystems typically associated with intermittent or perennial surface water resources are likewise absent from the parcel. t'V'0% Saguaro Springs II -13 Specific Plan Development Capability Report d. Wildlife Species Anticipated to be Found within the Project Area The following common species, although not observed, may reasonably be found on-site: coyote (Canis latrans), black -tailed jackrabbit (Lepus californicus), Arizona cotton rat (Sigmodon arizonae), Sonoran gopher snake (Pituophis catenifer affinis), desert coachwhip (Masticophis flagellum), and various whiptail lizards (Cnemidophorus sp.). e. Special Status Species Of the 24 endangered, threatened, proposed or candidate species listed for Pima County by the federal government under the Endangered Species Act (ESA), only two have a reasonable chance for occurrence on this property: the cactus ferruginous pygmy -owl (CFPO; Glaucidium brasilianum cactorum) and the lesser long -nosed bat (Leptonycteris cursoae). The majority of the Saguaro Springs project site is within U.S. Fish & Wildlife Service (USFWS) CFPO Survey Zone 1, which is considered by USFWS to be "areas within the current range of the pygmy -owl with a high potential for occupancy." The Specific Plan area is not located within the proposed Critical Habitat for the CFPO, nor is it within a CFPO Draft Recovery Area, as defined by USFWS. The lesser long -nosed bat is listed as endangered by the USFWS and as a Wildlife Species of Special Concern by the Arizona Game & Fish Department (AGFD). The bat is migratory, and based on AGFD's Heritage Data Management System, the nearest recorded roost sites for this species are 30 miles northeast of Saguaro Springs. Because no suitable roost sites are known on or immediately adjacent to the property, it is extremely unlikely that the species would be found on-site. oVm% Saguaro Springs II -14 Specific Plan Exhibit II.D.3.a: Arizona Game and Fish Department Letter THE STATE OF AR[ZONA JAN EANQR JAN.R.1111 NAPOLIYANO COMMISSIONERS GAMEAND FISH DEPARTMENT CHAIRMAN, SDSAN E. CHILTON, ARIVACA [F, p W. HAYS GILSTRAP, PHOENIX _ v JOE MELTON, YUMA 2221 .NEST GREENWAY ROAD, PHOENIX, AZ 85023-4399 MICHAEL M. GOLIGHTLY, FLAGSTAFFeQ F - t (602) 942-3000 • AZGFD.COM WILLIAM H. MCLEAN, GOLD CANYON fr Yl. DIRECTOR DllAN€L. SHROUFE DEPUTY DIRECTOR STEVE K. FERRELL .lune 24, 2004 Ms. Robin Valenzuela The Planning Center 110 S. Church Suite 6320 Tucson, AZ 85701 Re: Special Status Species Information for Township 12 South, Range 12 East, Section 18; Township 12 South, Range 11 East, Section 13; Proposed Planned Community, Lambert Lane/Twin Peaks Road, Marana. Dear Ms. Valenzuela: The Arizona Game and Fish Department (Department) has reviewed your request, dated June 21, 2004, regarding special status species information associated with the above -referenced project area. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that the special status species listed on the attachment have been documented as occurring in the project area (within 3 -mile buffer). In addition, the project occurs within the vicinity of Proposed Critical Habitat for the cactus ferruginous pygmy-owI (Glaucidium brasilianum eactorum) — adjacent section to east. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Making available this information does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned about other resource values, such as other wildlife, including game species, and wildlife -related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area, when specific details become available. AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY oWm% Saguaro Springs II -15 Specific Plan Exhibit II.D.3.a: Arizona Game and Fish Department Letter, continued Ms. Robin Valenzuela June 24, 2004 2 If you have any questions regarding the attached species list, please contact me at (602) 789- 3618. General status information, state-wide and county distribution lists, and abstracts for some special status species are also available on our web site at: http://www.azgfd.com/hdms. Sincerely, A Sabra S. Schwartz Heritage Data Management System, Coordinator SSS:ss Attachment M Bob Broscheid, Habitat Branch Chief Joan Scott, Habitat Program Manager, Region V AGFD #06-21-04(l 0) Saguaro Springs II -16 Specific Plan Exhibit II.D.3.a: Arizona Game and Fish Department Letter, continued Special Status Species within 2 Miles of T12S,R12E Sec 18; T12S,R11E Sec 13 Arizona Game and Fish Department, Heritage Data Management System June 24, 2044 Scientific Name Common Name ESA USFS BLM WSCA NPL Abutdon parishii Pima Indian Mallow SC S SR Glaucidium brasihanum cacforum Cactus Ferruginous Pygmy -owl LE WSC Mammillaria thornben Tharnber Fishhook Cactus SR Nycfinomops famorosaccus Pocketed Free -tailed Bat S Proposed Critical Habitat for the cactus ferruginous pygmy owl in project area (adjacent section to east). AGFD # 06-21-04(10), Specific plan proposal, Lambert Lane/Twin Peaks Road. Project #PMP -02. Saguaro Springs II -17 Specific Plan Development Capability Report E. Soils & Geology This portion of the Saguaro Springs Specific Plan identifies geologic features and soil associations within the site. Geologic Features The project site lies in the Tucson Basin, within the Basin and Range physiographic province of southern Arizona, which is characterized by elongated mountain ranges separated by broad alluvial valleys. The basin is surrounded by the Tucson Mountains, which are composed primarily of rhyolitic volcanic rocks, and the Santa Catalina, Rincon and Tortolita Mountains, which are composed primarily of granitic volcanic and metamorphic rocks. Sediments may be up to 10,000 feet thick in the central part of the basin. The alluvium is highly variable and ranges from dense sand, gravel and cobble deposits to silts and clays. As provided in the Topography portion of this document, slopes on the project site are gentle, and there are no peaks, nor rock outcrops within the Specific Plan area. 2. Soils The information provided in this section is based on the Saguaro Springs Geotechnical Engineering Evaluation by Pattison-Evanoff Engineering, LLC (dated June 14, 2004) and generalized soil maps based on Soil Survey data available through Pima County Land Information System (PCLIS). According to these sources, the site contains soils that are "generally sands and clays with varying amounts of gravel. Zones of light to moderate carbonate cementation were encountered throughout the site." The soil is fine and loose at the surface. All onsite soils are well -drained, and are compatible with the proposed development, given the proper engineering design. The main limitations for on-site development are shrink -swell potential. If buildings are constructed on this soil, properly designing foundations and footings and diverting runoff away from buildings help to prevent structural damage because of shrinking and swelling. Specific engineering recommendations for the treatment of on-site soils are discussed in detail in the Saguaro Springs Geotechnical Engineering Evaluation. Exhibit ll.E: Soils Associations shows soils associations within the project area. The following descriptions from the United States Department of Agriculture Natural Resources Conservation Service (NRCS) Soil Survey for Pima County provide information about the characteristics of each soil series. oWm% Saguaro Springs II -18 Specific Plan Development Capability Report a. Mohave Series The Mohave series is considered to be a well -drained, fine - textured soil with a depth to approximately 60 inches. These soils are found on flood plains and alluvial fans by rivers and streams. Elevation is 2,200 to 3,300 feet, and slopes of 0 to 1 percent are common. The general soil characteristics of the Mohave clay loam soil include moderately slow permeability with a moderately alkaline soil reaction. The vegetation present is mainly triangle bursage, bush muhly, burroweed and creosotebush. Runoff is slow to medium, and the hazard of water erosion is slight to moderate. The hazard of wind erosion is moderate. b. Tubac Series The Tubac soil series is considered to be a very deep, well - drained, fine -textured soil with a depth to more than 60 inches. These soils are found on nearly level basin floors and fan terraces. Elevation is 2,200 to 3,400 feet, and slopes of 0 to 1 percent are common. The general soil characteristics of the Tubac clay, eroded and Tubac sandy clay loam soils include slow permeability with a neutral to moderately alkaline soil reaction. The vegetation present is mainly chainfruit cholla, burroweed, fourwing saltbush, mesquite and creosotebush. Runoff is medium, and the hazard of water erosion is moderate. The hazard of wind erosion is moderately high. OWN Saguaro Springs II -19 Specific Plan Exhibit ILE: Soil Associations Legend 0 eSpecific Plan Boundary Saguaro Springs Boundary Soil Associations WN MdA - Mohave Sandy Loam, 0 to 1 Percent MN Mo - Mohave Clay Loam Rv - Rock Land TtA - Tubac Sandy Loam, 0 to 1 Percent TuA - Tubac Sandy Clay Loam, 0 to 1 Percent Tv2 - Tubac Clay, Eroded 1500 FeetTHE i` PLANNING CENTER 1165-GHURGHftVE.. SUITE69Z -- TUCSCN.'+' N57U1 IbZ'al7 U23�6768 Saguaro Springs II -20 Specific Plan Development Capability Report F. Cultural Resources This portion of the Saguaro Springs Specific Plan identifies paleontological and cultural resources within the site. Such resources include both cultural artifacts and non -cultural remains (paleontological evidence) and can be from the prehistoric or historical periods. 1. Location of Resources on Site A total of four archaeological sites were investigated during the survey of the property. One of these sites was determined to be outside of the development area, and no further work is recommended. The other three sites are possible habitation sites with one or more buried pit houses and/or other features. These three sites are potentially eligible to the National Register of Historic Places (NRHP) because they are likely to contain significant sub- surface deposits that can contribute important data concerning prehistoric use of the area. At one site, AZ AA:12:77, buried deposits had already been unearthed in the construction of the EI Paso gas line. Testing at these sites was undertaken to both determine each sites' NRHP eligibility and to assess the type and extent of their subsurface remains. 2. Letter from the Arizona State Museum Because there is a portion of the property that has never been surveyed, the Arizona State Museum recommends a surface inspection be performed by a professional archaeologist for that portion of the property. In addition, a comprehensive data recovery plan for site AZ AA:12:77 will be implemented, and a treatment plan will be submitted to ASM for approval. The ASM also recommends sites AZ AA:12:327 and 328 be reassessed for treatment. (See Exhibit 11.F: Arizona State Museum Letter.) A survey of the property has been completed, and a testing plan has been approved by ASM since the letter from ASM was received. Tierra Right -of -Way will begin testing on 9/23/2004. Once the current round of testing is completed, a single comprehensive data recovery plan will be developed for all the sites within Saguaro Springs that are National Register eligible. This data recovery plan will include a scope of work designed to mitigate the impact of the development on the sites. ASM will review the data recovery plan. Tierra Right -of -Way has already acquired the necessary permits from ASM to conduct the archaeological investigations. oWm% Saguaro Springs II -21 Specific Plan Development Capability Report All recommendations by ASM will be carried out prior to any ground disturbing activities. Arizona Revised Statutes §41-844 and §41- 865 require that the Arizona State Museum be notified in the event human remains or funerary objects are discovered during construction. OWN Saguaro Springs II -22 Specific Plan Arizona State Museum P.O. Box 210026 Tucson, AZ 85721-0026 (520) 621-6302 FAX: (520) 621-2976 June 28, 2004 Robin Valenzuela, Planner The Planning Center 110 South Church St. Tucson, Arizona 85701 Exhibit II.F: Arizona State Museum Letter THE UNIVERSITY OF .ARIZONA TUCSON ARIZONA RECEIVED Re: Archaeological Records Check related to a portion of Section 18 T12S, R12E, Salt and Gila River Baseline and Meridian. EMP -02. [The portion of this project located in the SE SE S1.3 T12S R11E in unincorporated Pima County is dealt with separately in a Pima County Archaeological Records Check Form, enclosed] Dear Ms. Valenzuela: On June 22, 2004, we received a request for an archaeological records check related to the above -referenced property. I have checked our records and have discovered the following. Most of the property was surveyed in 1996 by personnel from Professional Archaeological Services and Technologies (P.A.S.T). The NE comer of the property was surveyed in 1981 by University of Arizona students, and the El Paso Cas line r -o -w was surveyed in 2001 by URS. A large portion of the property surrounding the NW comer of S 18 has never been surveyed. Contrary to what has been reported elsewhere, the P.A.S.T survey was never completed due to contractual issues, and the only extant report was preliminary in nature. The total number of acreage not surveyed in Section 18 was 170, but it is unclear how much of the unsurveyed area was within this project. Three archaeological sites, all of which have been recommended as eligible fore inclusion on the National Register of Historic Places are known to exist on the property: AZ AA: 12:77, 327, and 328(ASM). These three sites were tested in 1997 by Statistical Research, Inc. (SRI) who discovered that all three contained important information about the past. AZ AA:12:77(ASM) is particularly significant. Thirty-three features were identified during the testing including 15 pit structures or possible pit structures, 1 roasting pit,. 2 midden areas, a canal, a reservoir, and 12 other pits. SRI's recommendations included the following possibilities: (1) avoidance; (2) site burial; (3) data recovery; and (4) a combination of avoidance and data recovery. If avoidance is not possible, data recovery would be necessary at Site AZ AA:12:77(ASM), as outlined by SRI. It is unclear whether sites AZ AA: 12:327 and 328(ASM) are still intact, and this must be known before ASM can make recommendations. oWm% Saguaro Springs II -23 Specific Plan Exhibit IIR Arizona State Museum Letter, continued To summarize, ASM is making the following rccommendations: I. That a comprehensive data recovery plan for Site AZ AA:12:77(ASM) as stipulated by SRI be implemented. A treatment plan should be submitted for approval to ASM. 2. That the present condition of sites AZ AA: 12:327 and 328(ASM) be reassessed, and that recommendations for possible treatment be made. 3. Because ASM has learned that there is a substantial part of the property that has never been surveyed for archaeological resources, we recommend that this portion of the property be surveyed by a professional archaeologist. A list of archaeological contractors is available on our website at: http:llwww. statemuseum.arizona.edu/profsvcs/permits/permittees.asp If you have any questions, please do not hesitate to call me, Sincerely, Su Benaron Assistant Permits Administrator (520)621-2096 sbenaron@emaii.arizona.edu Saguaro Springs II -24 Specific Plan Development Capability Report G. Viewsheds This portion of the Saguaro Springs Specific Plan identifies viewsheds onto and across the site and areas of high visibility from adjacent off-site locations. Viewsheds Onto and Across the Site Views onto the site from adjacent areas primarily consist of flat vacant land and agricultural fields with views of surrounding mountain ranges, including the Tucson Mountains nearest to the site and the Picacho Mountains in the distance. Various photographs were taken of views from and across the project site (shown in Exhibit II.G.1.b: Site Photos). Exhibit II.G.1.a: Views Key Map indicates the locations from which the photos were taken. 2. Off -Site Viewsheds In nearly all directions, views of adjacent properties primarily consist of vacant land and rural single-family residences with some agricultural uses. The Tucson Mountains wrap around the project area from the northeast to the south, with Twin Peaks visible to the southwest. The Picacho Mountains can be seen in the distance to the northwest. Due to the lack of on-site topographic features, views across the majority of the Specific Plan area are currently available. Photographs of off-site views were taken from various points on the project site and are shown on the following pages. 3. Visibility from Adjacent Off -Site Locations Because there is little or no slope on the subject property, the only areas that are highly visible from adjacent properties are along the project boundaries, including the areas adjacent to Arizona Portland Cement's Quarry Road. The greatest impacts will be along Lambert Lane and Twin Peaks Road, as well as along the proposed interior roadways of the greater Saguaro Springs project. Distant viewsheds of surrounding mountain ranges will be retained. See Exhibit 11. G. 3: Areas of High Visibility. oWm% Saguaro Springs II -25 Specific Plan Exhibit II.G.1.a: Views Key Map Legend 0 1000 Feet THE PLANNING Specific Plan Boundary CENTER 11U '. UIIUKLIIAV L.. SWfL TUCSON. A2 65701 (ED0] 625 -CMG Nate: Numbers shown correspond to photos provided on the following pages. Saguaro Springs II -26 Specific Plan Photo 1: From Lambert Ln., looking south across property at the Tucson Mountains. Exhibit II.G.1.b: Site Photos Photo 3: From southwest corner of the property (on Twin Peaks Rd.), looking northeast across site at the Tucson Mountains. Photo 2: From northwest corner of property, looking east at the Tucson Mountains. OWN Saguaro Springs II -27 Specific Plan Exhibit II.G.1.b: Site Photos, continued Photo 5: From northeast corner of property (on Lambert Ln.) looking southwest across site at remaining peak of "Twin Peaks". w Saguaro Springs Specific Plan Photo 4: From northeast corner of property (on Lambent Ln.) looking south at the Tucson Mountains. Photo 6: From near southeast corner of property (on Twin Peaks Rd.), looking northeast at Tucson Mountains. 11-28 Photo 7: From northwest corner of site, looking south along property line. Exhibit II.G.1.b: Site Photos, continued Photo 9: Near southeast corner of property (on Twin Peaks Rd.), looking north across site. Photo 8: From northwest corner of property, looking southeast across site. Saguaro Springs II -29 Specific Plan 3 4 Saguaro Springs II -29 Specific Plan Exhibit II.G.1.b: Site Photos, continued Photo 11: From northwest corner of property looking west (off-site), view of the Picacho Mountains. Photo 10: From northwest corner of property looking off-site to the northwest, view of agricultural lands with Picacho Peak in the far background. r7— Photo 7. Photo 12: From northwest corner of property looking southwest (off-site). Saguaro Springs II -30 Specific Plan Photo 13: From northeast corner of property on Lambert Lane, looking north (off-site). Exhibit II.G.1.b: Site Photos, continued Photo 15: From southwest corner of property, looking northwest (off-site). U�Saguaro Springs Specific Plan Photo 14: From northeast corner of property looking northeast (off- site), across Lambert Lane at the tail end of the Tucson Mountains. Exhibit II.G.1.b: Site Photos, continued Photo 17: From southwest corner of property, looking northeast at Arizona Portland Cement Co. conveyor belt and Quarry Rd. U�Saguaro Springs Specific Plan Photo 16: From southwest corner of property looking northwest (off-site), at the Arizona Portland Cement Co. conveyor belt. 11-32 fy Lamh6rt Lane f� ti t{ r� f� fr {/ i' ti m Exhibit II.G.3: Areas of High Visibility Saguaro Springs II -33 Specific Plan Development Capability Report H. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map, displayed as Exhibit ll. H. OWN Saguaro Springs II -34 Specific Plan Exhibit II.H: Composite Map �8 I tl�}IIIn�1♦\,\� V I 1T 11 I �9 II I •'(J`y�'N� 2i t2 SS P� 1{Yk ell THERE ARE NO SLOPES OVER 15PERCENTOR GREATER THERE ARE NO ROCKOUTCROPS, THE SITE IS LOCATED IN ZONE ONE OF PYGMY OWL HABITAT. LEGEND f High Visibility High Vegetation Density EDSpecific Plan Boundary MSaguaro Springs Boundary OWN THE PLANNING CENTER 910 S. CHURCH AYE., SURE 6320 TUCSON, AZ 857M(520) 629E148629-6148 kPw*.kMMP1�F'.—[WJbbk-Ar sto"Ic 0 1000 Feet Saguaro Springs II -35 �'� Specific Plan Development Capability Report I. Existing Land Uses This section of the Development Capability Report identifies the following: existing zoning, land use and structures within the site; existing zoning, land uses and structures on surrounding properties and other proposed development in the project vicinity. 1. Existing On -Site Land Use and Zoning The site is currently vacant and undeveloped, with no structures on- site. However, between 1953 and 1997, the property was used for grazing and agricultural crops, including wheat, oats, corn, sorghum, barley and cotton. Currently, there are four zoning designations within the Saguaro Springs Specific Plan area: R-6 (primarily located along the eastern boundary of the plan area), R-36 (located adjacent to Lambert Lane), MH (northwest of Quarry Road) and R-144 (at the southwest corner of the project site). The R-6, R-36 and R-144 zoning designations permit single-family residential uses on minimum lot sizes of 6,000, 36,000 and 144,000 square feet, respectively. The MH (Manufactured Housing) zone allows for the development of manufactured housing parks and subdivisions. (See Exhibit 11.1.1: Existing On -Site Zoning.) OWN Saguaro Springs II -36 Specific Plan Exhibit 11.1.1: Existing On -Site Zoning Legend 0 Specific Plan Boundary 0 Saguaro Springs Boundary Zoning Ci MH R-144 R-36 R-6 0 1500 Feet THE PLANNING CENTER 110 S,CHURCH AVE..SUITE6320 ``-- - TLJ CSON, AZ 85701 f5M 623-6148 OW0% Saguaro Springs II -37 Specific Plan Development Capability Report 2. Existing Conditions on Properties Within'/4 Mile Radius a. Zoning Zoning of surrounding properties primarily consists of rural residential designations. See Exhibit 11.1.2. a: Existing Off -Site Zoning. b. Land Use The site is surrounded by vacant land and low-density single- family detached homes, a few of which are site -built, most are manufactured homes. North Pima County RH (Rural Homestead), Marana C North (Large Lot Zone), Pima County GR -1 (Rural South Residential) South Pima County RH (Rural Homestead), Pima County GR -1 East (Rural Residential) East Marana R-6 (Residential) West Marana C (Large Lot Zone), Pima County RH (Rural Homestead) See Exhibit 11.1.2. a: Existing Off -Site Zoning. b. Land Use The site is surrounded by vacant land and low-density single- family detached homes, a few of which are site -built, most are manufactured homes. North Low -Density Single Family Residential (property within Pima County's jurisdiction) South Low -Density Single Family Residential and White Stallion Ranch (property within Pima County's jurisdiction) East Vacant, formerly agricultural land (to become part of the larger Saguaro Springs community) West Vacant, agricultural land (portion is owned by the State Land Department) See Exhibit 11.1.2.b: Existing Off -Site Land Uses. oVm% Saguaro Springs II -38 Specific Plan Exhibit 11.1.2.a: Existing Off -Site Zoning Legend [3 Specific Plan Boundary IM Saguaro Springs Boundary Zoning C - Large Lot Zone F - Specific Plan MH - Manufactured Housing R-144 R-36 R-6 Pima County Zoning 0 2500 Feet I MMM001 Me% THE PLANNING OWAR" %wWJ CENTER Ill I IH IRII AVE.,UJ7E WO 2al 52"14G %Qe"4 Saguaro Springs 11-39 aw"ar OwA"wl Specific Plan %0%0 I Vacant Land Exhibit 11.1.2.b: Existing Off -Site Land Uses ` Sit -if t _ l Mining" ;and Mobile } tiornes .- I' Lambert Lane I I I I, Vacant Land II �' I ; Saguaro Springs II -40 SwIlar Specific Plan Vacant Land Agrio tural Mobile h Vacant Land ,.Home' R` p�rty ; . U,se u 4 Legend 0 1500 Feet OLIN THE PLANNING 0 Specific Pian Boundary 00 CENTER 0 Saguaro Springs Boundary „TSoUiITEGSE asza�ciae Saguaro Springs II -40 SwIlar Specific Plan Development Capability Report c. Building Heights There are single-family residential one-story and a few single- family residential two-story buildings within 1/4 mile of the project site located to the north and south of the project site. d. Pending & Conditional Rezonings There are no pending or conditional rezonings within'/4 mile of the subject property. e. Subdivision/Development Plans Approved Except for the 19 -acre parcel at the southwest corner of the site, the Specific Plan area is a part of the Saguaro Springs Block Plat, which was approved by the Town of Marana in April 2004. f. Character of Adjacent Development Homes in the immediate area contain a mixture of architectural styles. Most are manufactured homes; however a few site - built homes are also located along Lambert Lane. The White Stallion Ranch, owned by the True Family, is located south of Twin Peaks Road. This guest ranch is also a working cattle ranch and has been in operation since 1965. Because of a vegetative buffer along Twin Peaks Road, the ranch facilities are, for the most part, not visible from the project site. The following photographs were taken of residences located along Twin Peaks Road and Lambert Lane, adjacent to Saguaro Springs. As demonstrated, there is no consistent architectural theme incorporated into the existing development. OV0% Saguaro Springs II -41 Specific Plan AJ OV0% Saguaro Springs II -41 Specific Plan Development Capability Report tOWN Saguaro Springs Specific Plan Development Capability Report 3. Inventory of Adjacent Structures This section identifies existing structures within 150 feet of the specific plan boundary and provides the approximate location and existing use for structures identified during a field inventory. Table 3 below describes existing structures and uses identified within 150 feet of the Plan boundary. Based on the inventory, there are 10 parcels within 150 feet of the project site that are currently being used for residential purposes. OWN Saguaro Springs II -43 Specific Plan Development Capability Report Table 3 Existing Structures & Uses Within 150 Ft. of Project Site (See Exhibit 11.1.3: Structures & Uses Within 150 Feet Key Map.) Map Parcel Owner Area primary Category Key Number (Ac.) Mining, Quarrying, 1 216-14-0070 Arizona Portland Cement Company 71.1 Industrial Processing 2 215-12-004B State of Arizona 313.9 State Property Vacant Land 3 216-15-064B Lawyers Title of AZ TR 6788-T 2.0 Limited Use Limited Use Mobile Home Mobile Home Use 4 216-15-061 B Norman B. & Barbara J. Chadburn 1.0 Land Unsubdivided Mobile Home Mobile Home Use 5 216-15-0560 Brian K. & Starr Lynn Ryder 2.0 Land (Subdivided) Mobile Home Affixed Mobile 6 216-15-0570 Travis Edwin Bott 2.0 Land Home Mobile Home Mobile Home Use 7 216-15-0580 Dena R. Hoyt/Gary & Christina Gorto 2.0 Land Subdivided SFR (5 Ac. or Urban 8 216-15-0590 Daniel & Joann Contorno/Anna Nirison 2.0 less) Unsubdivided SFR (5 Ac. or 9 216-15-0620 Mark E. & Joyce Bott 2.0 less) Rural Subdivided Mobile Home Affixed Mobile 10 216-15-0630 Raul R. & Barbara E. Padilla 1.9 Land Home Mobile Home Mobile Home Use 11 216-15-061A Eric W. & Lorraine A. Carter 0.6 Land Subdivided Mobile Home Mobile Home Use 12 216-15-064C Viola E. & Kevin T. Casey 0.9 Land Subdivided 13 216-40-001A Fidelity National Title TR 10851 447.5 Vacant Land Undetermined 14 216-40-0020 Arizona Portland Cement Company 10.7 Limited Use Limited Use 15 215-13-005E State of Arizona 476.2 State Property Vacant Land Ranch Agricultural & Non - 16 215-13-005H Arizona Portland Cement Company 87.9 Property Agricultural Uses Residential Improvement 17 221-01-015A Marlene H. Pajunas 29.0 (5+ Ac.) Mobile Home Site 18 215-24-005D State of Arizona 218.6 State Property Vacant Land Ranch Agricultural & Non - 19 215-26-013B Arizona Portland Cement Company 1299.9 Property Agricultural Uses Source: Pima County Assessor's Office, July 27, 2004 oVm% Saguaro Springs II -44 Specific Plan Exhibit 11.1.3: Structures & Uses Within 150 Feet Key Map Legend 0 1000 FeetTH E Specific Plan Boundary PLANNING State Land '! - I CENTER 1105.CHURGHAVE, SUITEU329 - -- TUCSON, AZ 85701 {526] 6238716 Note: Numbers shown correpond to items in Table 4 on previous page. Saguaro Springs II -45 Specific Plan Development Capability Report J. Traffic Circulation and Road System This section identifies traffic circulation and the existing road system currently servicing the site. 1. Existing and Proposed Streets Access to the site is currently provided by Twin Peaks Road to the south and Lambert Lane to the north. Access to Interstate 10 is currently available via Airline Road to Avra Valley Road, which intersects with Interstate 10 at the Avra Valley traffic interchange. The following are descriptions of existing and proposed roadways that are adjacent to the Saguaro Springs Specific Plan area: a. Lambert Lane Lambert Lane is an east -west oriented 2 -lane paved road that terminates at Airline Road to the west and transitions into Silverbell Road to the east. Lambert Lane has an existing and future right-of-way of 150 feet, half of which was dedicated by the Saguaro Springs Block Plat in April 2004. This roadway will be subject to the improvements recommended in the traffic impact analysis, upon its acceptance by the Town of Marana. "W'O% Saguaro Springs Specific Plan From northeast corner of property, looking west along Lambent Lane. Development Capability Report From northeast corner of property, looking east along Lambent Lane. From northwest corner of property (at intersection of Lambent Lane and Airline Road), looking east along Lambent Lane. b. Twin Peaks Road Twin Peaks Road is an east -west oriented roadway that serves as the southern project boundary. Currently, Twin Peaks Road is a 2 -lane paved arterial roadway with an existing right-of-way of 105 feet, 45 feet of which were dedicated to the Town by the Saguaro Springs Block Plat in April 2004. The future right-of-way for this road is 150 feet, per The Town of Marana Major Routes Rights -of -Way Plan (March 2004). Twin Peaks Road extends beyond Marana Town Limits to the west and through Continental Ranch to the east where it will eventually connect with Interstate 10 at the new traffic interchange, which is currently in design. Twin Peaks Road presently serves as a major access to the rural communities and farms located west of Marana. Currently, there are open, unlined drainage channels alongside Twin Peaks Road. Improvements will be required to address drainage issues along the roadway. OWN Saguaro Springs II -47 Specific Plan From southeast corner of property, looking east along Twin Peaks Road. OWN Saguaro Springs Specific Plan Development Capability Report From southeast corner of property, looking east along Twin Peaks Road. Looking southwest at Quarry Road from its intersection with Twin Peaks Road. Development Capability Report c. Airline Road Airline Road is a paved 2 -lane roadway, extending from Lambert Lane north to Avra Valley Road. The Town of Marana Major Routes Rights -of -Way Plan (March 2004) calls for a future right-of-way of 150 feet for Airline Road; the existing right-of-way measures 75 feet. As part of the Saguaro Springs development, improvements will be made to Airline Road and the intersection of Lambert Lane and Airline Road will be reconstructed. Looking north along Airline Road, from Airline Road and Lambert Lane intersection. d. Silverbell Road Silverbell Road is a 2 -lane paved roadway that turns into Lambert Lane along the project's northern border. The existing right-of-way for Silverbell Road, where it loops to the northwest around the foot of the Tucson Mountains, is 60 feet. oWm% Saguaro Springs II -49 Specific Plan Development Capability Report e. Saguaro Peaks Boulevard Saguaro Peaks Boulevard is a proposed north -south oriented collector roadway that will be constructed as part of the greater Saguaro Springs project. The 110 -foot right-of-way was dedicated to the Town of Marana with the Saguaro Springs Block Plat, approved in April 2004. Intersecting with Lambert Lane to the north and Twin Peaks Road to the south, this road will serve as the primary access into the Saguaro Springs community, excluding Block 1, which is located west of Quarry Road and physically separated from the remainder of the project area. Saguaro Highlands Drive Saguaro Highlands Drive will serve as a secondary access into Saguaro Springs from Twin Peaks Road. The right-of-way for this collector (78 feet) was also dedicated to the Town by block plat in 2004. From its intersection with Twin Peaks Road, Saguaro Highlands Drive extends northward then curves to the east where it intersects with Saguaro Peaks Boulevard. Existing and proposed roadways within the project area are shown on Exhibit II.J: Traffic Circulation & Existing Rights -Of - Way. A summary of the roads and their respective rights-of- way can be found in Table 4: Roadway Inventory. OWN Saguaro Springs II -50 Specific Plan Exhibit II.J: Traffic Circulation & Existing Rights -of -Way Legend 0 2500 Feet , THE 0 Specific Plan Boundary PLANNING W000 Sa uaro S rin s Bounda CENTER 9 p g � � flf 11PS GNLIRGH AVE , SUITE 6-320 -_ rucsory A7 eg�a1 [s�oi eza-alas Saguaro Springs II -51 awlar Specific Plan r- 0 CL J � � ■ CL ■ U c @ E CL 0 @ > @ D q > 22 e § 00 = r G 7 0 0) \ \ k \ ® ^ r * z \ \ m� �2 0 \ Cl) �\_ \e cc -,x k\� 0 y ^LO co \ / / \ \§ Ccc c o / E g e> m\ t $00 .\6 S/ « 0 22 @Ja >« o r o o o 0 /o$ 2 / a co kj #a v �2 e aaa o E 4 a m . }2 _ \\/ S * �/\ t r o a /$/ #\ $ \k\ e>E r= t>® cc \ LO ^ � F \ 0 E\ z v ==a o E 3> E 7 m 7 .\ \ _ « > 2 ƒ§ 2 >\ § g r o S 2 0 \ 2 =zƒ #a a r z S e C:) Z) C) <> / 4� _ °2 E \/ 6 0 \E� j \\ G ^ LO 0 \ -0 o\0 2 E o e%© =a > � e 0 \ a0 \ LO \\ 2 o a e LL o E E U) a— / CU 2�E 0% \ § & §_ U) � / ° w � k Lu \ � a -- 3 LL �2 � e -iU) a ■ § S � � k / S 0 0ƒ §\ $U) Development Capability Report 2. Current Traffic Volumes and Level of Service Level of service (LOS) is a qualitative description of how well a roadway operates under prevailing traffic conditions. A grading system of A through F is utilized. LOS A indicates free-flowing traffic, whereas LOS F reflects a forced flow and extreme congestion. The current average daily traffic volumes (ADT), roadway capacity (based on LOS C) of the surrounding roadways and major access arterials are provided in Table 4: Roadway Inventory. 3. Intersections The primary impact this project will have on an existing intersection is expected to be at Airline Road and Lambert Lane. As part of the Saguaro Springs development, this intersection will be reconstructed. Other intersections expected to be impacted by this development include: Saguaro Peaks Boulevard and Lambert Lane; Saguaro Peaks Boulevard and Twin Peaks Road; Saguaro Highlands Drive and Twin Peaks Road; and Twin Peaks Road and Silverbell Road. It is also expected that use of the Avra Valley/1-10 interchange will increase as a result of this project. However, the new Twin Peaks/1- 10 interchange, slated for completion in 2008, should alleviate some of the traffic congestion at the Avra Valley interchange. oWm% Saguaro Springs II -53 Specific Plan Development Capability Report 4. Alternate Modes There are no sidewalks or designated bike routes along existing roadways surrounding the project. Paved multi -use lanes will be constructed along with improvements to Twin Peaks Road, Lambert Lane, Airline Road and the proposed Saguaro Peaks Boulevard and Saguaro Highlands Drive. Sidewalks will be constructed throughout Saguaro Springs along the residential streets. As shown the map above, Saguaro Springs is not within the Marana Service area of Pima County's Rural Transit System. Within the Town of Marana and the surrounding communities, the service operates as a fixed -route community circulator. The current route primarily follows the Interstate 10 Frontage Road, with the nearest transit stop to the project site at the Rillito Recreation Center, 8820 W. Robinson Street, approximately 1'/2 miles north of the project site. However, route -deviations are available on a next -day reservation basis to serve elderly persons and persons with disabilities. The fare is 75¢ to $1.00 per ride, and the service is provided several times a day in each direction. oVm% Saguaro Springs II -54 Specific Plan 10 W MARAMA SERVICE AREA o TRieo M1A7iRANA RD. � �.-.GRIER RD. o BARNETT RG. N U ` MOORE RG [Sn w B EL TI RO RG. TANGERINE RG- Rec. Ge v Ute r- _ Q AVRAVALLEV I: ti o � w Note: The van will normally use the 1.10 Frontage Roads unless weather or road conditions require use of the Freeway- ` ~ c INA RD. - ORANGE GROVE RD. As shown the map above, Saguaro Springs is not within the Marana Service area of Pima County's Rural Transit System. Within the Town of Marana and the surrounding communities, the service operates as a fixed -route community circulator. The current route primarily follows the Interstate 10 Frontage Road, with the nearest transit stop to the project site at the Rillito Recreation Center, 8820 W. Robinson Street, approximately 1'/2 miles north of the project site. However, route -deviations are available on a next -day reservation basis to serve elderly persons and persons with disabilities. The fare is 75¢ to $1.00 per ride, and the service is provided several times a day in each direction. oVm% Saguaro Springs II -54 Specific Plan Development Capability Report K. Existing Infrastructure and Public Services This section of the Development Capability Report identifies available infrastructure and public services. Due to the project's proximity to the metropolitan Tucson area and its proximity to Interstate 10, most public services are available at or within reasonable distance of this site. 1. Open Space, Recreation Facilities, Parks and Trails The proposed Santa Cruz River Linear Park is located just over '/2 mile north/northeast of the Specific Plan area, adjacent to the Santa Cruz River. The River Park is planned to encompass approximately 215 acres adjacent to the northern bank of the Santa Cruz. The nearest existing park facility to the project site is Rillito Neighborhood Park, located at 8820 W. Robinson Road in unincorporated Pima County. The Ora Mae Harn District Park is located approximately 4.5 miles northwest of the project site. The 40 -acre public park is located on the northeast corner of Barnett Road and Lon Adams Road and is adjacent to the Marana Town Hall and Marana Police station. According to Town of Marana Trail System and Pima County Land Information Systems, there are four trails within a one -mile radius of the site. A description of each is shown in Table 5: Inventory of Candidate Trails. For mapped locations of the parks and trails within a one -mile radius of the project site, see Exhibit II.K.1: Open Space, Recreational Facilities, Parks and Trails. Per the Saguaro Springs development agreement, the master developer will construct approximately 42 acres of public park and trailways on the greater Saguaro Springs site. Included in this acreage is a park site within the Specific Plan area, which encompasses approximately 29 acres. (A complete description of the proposed park and trail amenities to be provided within the Saguaro Springs Specific Plan area can be found in Section III: Development Plan.) oWm% Saguaro Springs II -55 Specific Plan Exhibit II.K.1: Open Space, Recreational Facilities, Parks & Trails Legend 0 3500 Feet , THE Q Specific Plan Boundary i00 PLAN NING CENTER 0 Saguaro Springs Boundary 110 s CHURCH Ave., SUITE U321J Santa Cruz River Linear Park - - � TLJCSDN. AZ 85701 (5201 623-6146 • : Trail ��Bike Route Rillito Vista Neighborhood Park {r'� Saguaro Springs II -56 5 Specific Plan Development Capability Report Table 5: Inventory of Candidate Trails Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail Source: Town of Marana Trail System Master Plan, September 2000. 2. Schools The project site is located within the Marana Unified School District. Sun & Shield Christian Academy, a private school, is located approximately '/2 mile north of the project site. (See Exhibit II.K.2: Schools.) There are no public schools located within a one -mile radius of the site; however, the following schools will likely serve the Saguaro Springs community: Estes Elementary School, 11279 W. Grier Rd. (approximately 4.5 miles northwest of the project area). Marana Middle School, 11279 W. Grier Rd. (approximately 4.5 miles northwest of the project area). Marana High School, 12000 W. Emigh Rd. (approximately 3 miles southwest of the project area). The Saguaro Springs Block Plat, which was recorded in April 2004, indicates that a 10 -acre school site within Block 5 will be dedicated to Marana Unified School District. OWN Saguaro Springs II -57 Specific Plan Trail Wash/ Trail Utility Road Map Linear Foot Horse Bike Type Easement R.O.W. Code Park Avra Valley 16 C X X X X Road CAP 3 P X X X X Canal Twin Peaks 124 L X X Road Santa Cruz River (Anza 8 P X X X X Trail) Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail Source: Town of Marana Trail System Master Plan, September 2000. 2. Schools The project site is located within the Marana Unified School District. Sun & Shield Christian Academy, a private school, is located approximately '/2 mile north of the project site. (See Exhibit II.K.2: Schools.) There are no public schools located within a one -mile radius of the site; however, the following schools will likely serve the Saguaro Springs community: Estes Elementary School, 11279 W. Grier Rd. (approximately 4.5 miles northwest of the project area). Marana Middle School, 11279 W. Grier Rd. (approximately 4.5 miles northwest of the project area). Marana High School, 12000 W. Emigh Rd. (approximately 3 miles southwest of the project area). The Saguaro Springs Block Plat, which was recorded in April 2004, indicates that a 10 -acre school site within Block 5 will be dedicated to Marana Unified School District. OWN Saguaro Springs II -57 Specific Plan Exhibit II.K.2: Schools Legend 0 5000 Feet - THE ® Specific Plan Boundary PLANNING CENTER 0 Saguaro Springs Boundary 1145 CH LURCH AVE, SUI ITE C320 r TUCSON AZ 85701 (520L 523-6146 School Note: The Saguaro Springs community is located within Marana Unified School District_ Saguaro Springs II -58 Specific Plan Development Capability Report 3. Sewer Existing residences adjacent to the project site currently depend upon septic sewer systems. The nearest existing gravity main sewer lines are located near the intersection of Silverbell Road and Coachline Boulevard within Continental Ranch. Improvements will be required in order for Saguaro Springs development to tie into this existing system. Sewer improvements will include an on-site collection system with gravity sewer mains ranging in size from 8 inches to 15 inches. These sewer mains, which will be installed within the rights-of-way of Lambert Lane, Saguaro Peaks Boulevard and Saguaro Highlands Drive, will connect to a new lift station within Saguaro Springs, located adjacent to Lambert Lane west of its intersection with the Arizona Portland Cement property. The lift station will be made up of a wet well, duplex sewer pumps, electrical switches and controls, odor control, paving, fencing and back up power. The lift station site was dedicated to Pima County Wastewater at the time of the Saguaro Springs Block Plat approval. A 10 -inch off-site force main, connecting to the lift station, will be located along Lambert Lane, then along Silverbell Road where it curves around the tail end of the Tucson Mountains. The force main will discharge into a new 12 -inch gravity line and connect to the existing gravity line near the corner of Silverbell Road and Coachline Boulevard. See Exhibit II.K.3: Sewer. tV*'O% Saguaro Springs II -59 Specific Plan Exhibit II.K.3: Sewer LegendTHE 0 Specific Plan Boundary Sewer Mains (to be installed for Saguaro Springs) CENTER PLANNING 0 Saguaro Springs Boundary N Sewer Line ;' ! TUCSON AZ S5701 (Ml 0216140 Manhole •i Force Main Sewer Existing Sewer Lines f Gravity Main Sewer 0 1500 Feet • Lift Station Site Saguaro Springs II -60 Specific Plan Development Capability Report 4. Wells According to the Arizona Department of Water Resources, two wells exist on-site. Both wells are located in Block 2 near the southwestern corner of the Specific Plan area. (See Exhibit II.K.5: Water for locations of existing wells.) Well #55-621850 (registered to Best Associates) is located adjacent to an empty stockwater pond. The well was constructed prior to 1952 and requires modification in order to meet minimum Town standards for operation. The water service agreement between the Town of Marana and Empire Companies (February 12, 2001) provides details regarding the reconditioning of this well. Modifications will include a new 18 -inch steel liner, hydrovac and installation of a new grouted surface seal, and perforated casing from about 236 feet to the bottom of the well at approximately 500 feet below land surface. Groundwater was reported at approximately 260 feet. Well #55-621851 is currently unused. This well was reportedly installed prior to 1952 and has historically been used for irrigation and stockwater. This 12 -inch diameter well is extremely crooked and unable to be reconditioned, per the Town of Marana Water Department.. The total depth of the well and depth to groundwater were not reported. 5. Water The Town of Marana Municipal Water System, which has an assured water supply from the Arizona Department of Water Resources, will provide water service to this project site upon connection to the distribution system. A water service agreement with the Town of Marana was executed on February 12, 2001 for the construction of water facilities necessary to provide water utility service to this property. An amendment to the agreement was executed on April 1, 2004, which extends the deadline for completion of the water facilities and water system construction by the developer to February 12, 2007. Per the agreement, the developer will design and construct the following: ■ Two wells with a combined production capacity of not less than two thousand (2000) gallons per minute, which equals or exceeds the water production capacity to serve the entire Saguaro Springs development. The existing Well #55- 621850 will be upgraded and a new well will be constructed in order to fulfill this requirement. (The second existing well, #55-621851, will be capped and abandoned.) The new well will be located on the 1.63 -acre site located at the southeast corner of Lambert Lane and Airline Road, which was tV*'O% Saguaro Springs II -61 Specific Plan Development Capability Report dedicated to the Town of Marana at the time of approval of the Saguaro Springs Block Plat. An 8 -inch water line and appurtenant facilities necessary to interconnect the water system to the portion of the Marana Water System known as the Happy Acres/Airline-Lambert System. One storage tank of at least 1,400,000 gallons, along with 2 hours of fire flow at 1500 gallons per minute. A portable self- contained generator of sufficient size to operate the well and fire pump will be installed to meet fire code requirements. The storage tank will be located on the 1.63 -acre site dedicated to the Town of Marana. This water service agreement does not include the 19 -acre parcel at the southwest corner of the project site. The existing agreement will be amended or a new water service agreement will be executed to include this property. Upon completion of construction of water facilities, the developer will dedicate the facilities to the Town of Marana for operation and maintenance. Exhibit II.K.5: Water indicates the location of existing and proposed water lines and facilities. t'V'0% Saguaro Springs II -62 Specific Plan Exhibit II.K.5: Water Legend o 1500 Fest 7 THE Specific Plan Boundary/P LAN N f N G 0 Saguaro Springs Boundary CENTER STM 6 Existing Well Lj'rUCSON-AZ 85701(620) 923-6146 ® Town of Marana Water Dept. NWater Lines (to be installed for Saguaro Springs) Q Existing Well To Be Upgraded I. New Well & Storage Tank Site oVm% Saguaro Springs II -63 Specific Plan Development Capability Report 6. Fire Services The majority of the Specific Plan area (the portion within Township 12 South, Range 12 East, Section 18) is located within the Northwest Fire District. The 19 -acre parcel at the southwest corner of the Specific Plan area (within Township 12 South, Range 11 East, Section 13) is not a part of a fire service area. This portion of the project site will be annexed into the Northwest Fire District at the time of development. Northwest Fire District Station #34, located approximately 3.3 miles southeast of the Specific Plan area at 8165 N. Wade Rd., is the nearest Northwest Fire District station to the project site. The Picture Rocks Fire District is located adjacent to the project site on its northern and southern boundaries. Picture Rocks Fire Station #2, located at 9050 W. Safford Rd., is approximately '/4 mile north of Saguaro Springs. See Exhibit II. K. 6: Fire Service. {r'� Saguaro Springs II -64 5 Specific Plan Exhibit II.K.6: Fire Service Legend 0 3500 Feet f THE ® Specific Plan Boundary { PLANNING 0 Saguaro Springs Boundary /88CENTER Hca nvE�rE ,ter Fire Station ` ` - TUCSCN, AL ar,7111 'h2ta1 �12:1-6148 Northwest Fire District Picture Rocks Volunteer Fire Department {r'� Saguaro Springs II -65 5 Specific Plan Development Capability Report 7. Private Utilities a. Natural Gas Southwest Gas Corporation will provide natural gas service to the project. There is an existing Southwest Gas line within a 10 -foot gas easement that runs alongside Quarry Road. This line connects with another existing gas line that runs north/south between Quarry Road and Twin Peaks Road (along the section line) within a gas easement on-site. An existing 30 -foot easement for EI Paso Natural Gas Co. crosses Lambert Lane into Block 1 and extends in a northwest to southeast direction across Saguaro Springs within a dedicated public drainageway. b. Communications Telephone service and line installation is available in this area through Qwest Communications. Comcast Cable has cable services in the area and will likely provide service to the property. c. Power Electric services will be provided by Tucson Electric Power Company (TEP). A 10 -foot TEP electric easement crosses the property in a northwest to southeast direction. A 150 -foot electric easement for Western Area Power Administration (WAPA) traverses the far southwest corner of the Specific Plan area. Development within the easement will be avoided, and any landscaping provided within the easement will be in accordance with WAPA planting regulations. 8. Transportation and Transit The primary transportation corridors that are proposed to serve this area include Twin Peaks Road and Lambert Lane. Access to Interstate 10 will be available via Airline Road to Avra Valley Road, which intersects with Interstate 10 to the east at an approximate distance of 2.5 miles northeast of the project site. For additional information on the transportation network, refer to Section II.J.1: Existing and Proposed Streets. In addition, a detailed traffic study for the project area is submitted under separate cover. The traffic study provides an overview of the traffic operations and the recommended improvements for the Saguaro Springs Specific Plan. {r'� Saguaro Springs II -66 5 Specific Plan III. Development Plan Development Plan A. Purpose & Intent The Development Plan is the result of thorough site analysis and research, and every effort has been made to respond to the site's opportunities and constraints. The plan addresses development related issues, in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The Development Plan guides the development within the plan area to ensure it will occur in a controlled and phased manner with infrastructure as planned. The boundaries of the Specific Plan are shown on Exhibit W.A. This section of the plan establishes the location and intensity of land uses, the circulation pattern and overall character of the Specific Plan area, ensuring its compatibility with the greater Saguaro Springs development. The plan focuses on coordinating a mix of residential densities while supporting a variety of recreational and open space uses. The Saguaro Springs Specific Plan supports an assortment of housing options with a combination of single-family detached and attached homes and varying lot sizes and price ranges. The design concept articulates connectivity between uses by providing an internal pedestrian system along the spine infrastructure. This system of pedestrian walkways connects to an integrated arrangement of trails along the drainageways that are located throughout Saguaro Springs. Smaller neighborhood trails provide connectivity between the larger drainageway trails and the pocket parks within individual subdivisions. A hierarchy of recreation uses is also articulated within the Development Plan. This section contains a description of the goals, objectives and policies of the plan combined with descriptions of the various plan components. These components allow for the development of a cohesive master planned community and provide the rationale for the Development Regulations found in Section IV. oWm% Saguaro Springs III -1 Specific Plan Exhibit IIIA: Specific Plan Boundaries Legend 0 1500 meet 7,, THE Specific Plan Boundary CENTER C3 Saguaro Springs Boundary �/1f S. CHURCH AVE.. SUITE 632D TUCSON. A2 63761 19205623-6746 Note: The Specific Plan is located in Township 12 South, Range 12 East, Section 18 and Township 12 South, Range 11 East, Section 13. Specific Plan Acreage = 217 Acres Saguaro Springs III -2 Specific Plan Development Plan B. Objectives of the Specific Plan The intent of the Specific Plan is to implement policies of the Town of Marana General Plan with a unique vision that suits the specific needs of the site. The main objectives of the plan are to guide the development of the site and to provide direction for quality community design and marketability of this property. In recognizing the major development issues, the landowners' objectives and Town of Marana requirements, the following goals have been established for the Saguaro Springs Specific Plan: 1. Implement the goals, objectives and policies of the Town of Marana General Plan; 2. Integrate the Specific Plan area with the greater Saguaro Springs community; 3. Provide a blend of public and private park amenities, some with active recreation areas, that create community common areas for residents of Saguaro Springs and the overall Marana community; 4. Design a master planned community that offers residents a sense of character, place and identity by providing pocket parks, trails and open space amenities close to residential areas; 5. Provide infrastructure systems and public facilities to support development in an efficient and timely manner; 6. Ensure coordinated, responsible planning through the use of cohesive procedures and guidelines; 7. Provide a balanced range of housing products, lot sizes and price ranges, anticipating current and future demands; 8. Provide a gradual transition between lower density and higher density/intensity land uses; 9. Create a circulation system that links neighborhoods, parks, recreation facilities and open space through the establishment of a hierarchy of walkways, bikeways and trails; 10. Design an integrated signage system with common elements to link the neighborhoods, parks, streets and trails that make up Saguaro Springs; 11. Integrate into the development an efficient stormwater management system that utilizes multipurpose drainageways to channel storm runoff into retention/recreation facilities; 12. Provide standards and guidelines for the built environment that encourage quality design and are compatible with the heritage of Marana; 13. Provide a phasing plan that includes a logical estimate of how development will occur; 14. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the property; 15. Provide a framework for the management and administration of this Saguaro Springs Specific Plan; 16. Form a homeowner's association with comprehensive CC&R's and design guidelines; and 17. Provide an annual monitoring plan report for the Saguaro Springs Specific Plan to monitor project compliance with the plan. oWm% Saguaro Springs III -3 Specific Plan Development Plan C. Relationship to Adopted Plans In accordance to the Town of Marana General Plan, Saguaro Springs Specific Plan is located in the Town of Marana South Central (Area 2) Growth Area. The Town of Marana General Plan identifies the South Central area as a prime area for the development of master planned communities and residential subdivisions. Additional features of this area include the provision of regional recreation facilities, trails and recreational amenities. The Saguaro Springs Specific Plan carefully addresses the needs of the South Central growth area by offering a variety of residential densities, a public park with multipurpose recreation facilities, school and open space uses carefully integrated into a comprehensively designed master planned community. The Saguaro Springs Specific Plan contains goals and policies that are in agreement with those outlined in the Town of Marana General Plan. D. Compatibility with Adjoining Development Saguaro Springs is located in an area where no consistent architectural theme currently exists. Surrounding the project site is characteristically rural - type development that has been constructed using a variety of materials, colors, building heights and roof forms. The Saguaro Springs Specific Plan establishes a residential community that incorporates a variety of lot sizes and housing products. Scheduled road improvements, including landscaped buffers in the public right-of-way, will provide significant separation between Saguaro Springs and existing residential development. Additional landscaped buffers on Saguaro Springs property will create a transition between existing low-density land uses and the higher -density development proposed within the Specific Plan area. OWN Saguaro Springs III -4 Specific Plan Development Plan E. Land Use Concept Plan The land use concept plan seeks to establish a neighborhood scale and unique identity for the Specific Plan area, while at the same time integrating it into the larger Saguaro Springs community. The 217 -acre site will be broken down into 14 parcels, 10 of which have been designated with residential uses. Lots A and B have been dedicated to Marana Water and Pima County Wastewater Management, respectively, for utility -related uses. The remaining designations identified on the land use plan correspond directly to the park and school sites. Saguaro Springs is comprised of a wide range of residential densities, including lot sizes that approach 3/4 of an acre to higher -density development that supports attached home products. The highest residential densities are presented within the Saguaro Springs Specific Plan area and are focused within close proximity to the proposed public park. A general transition in residential density/intensity shall occur from the east to the northwest. The lowest densities are near the eastern property boundary at the base of the Tucson Mountains, and the highest densities are located within the Specific Plan area in the age -restricted community and surrounding the public park. The Specific Plan area will maintain an average density of seven residences per acre and, under no circumstance will the plan area contain more than 1250 homes, which is in conformance with the Town of Marana General Plan. The residential development on parcels located west of the Arizona Portland Cement Co. (APC) Quarry Road and conveyor belt will be age -restricted. This community will function somewhat autonomously from the remainder of Saguaro Springs, as it is physically separated from the rest of the project by APC property, and it will cater to a distinct population. This area, however, will be subject to the development standards outlined in Section IV of this plan, as well as the Saguaro Springs Design Guidelines (provided in Appendix C), which will tie this area into the remainder of Saguaro Springs using common architectural and landscape design themes. Development in the age -restricted portion of the project will likely consist of a combination of home products, including detached homes, duplexes and triplexes, which can be generally characterized as medium-high density residential development. A community center with a variety of amenities will be provided for the exclusive use of residents within this area. In addition, a separate community association, a sub -association of the Saguaro Springs Master Association, will be established for the age -restricted community. Open space/recreation provisions within Saguaro Springs will exceed the Town's standards. The community's public open space includes a 29 -acre district park, which will consist of a number of playing fields and other public amenities. Private open space areas in the form of pocket parks and local trails will be located throughout the development. Access to the district park, pocket parks and the proposed community center will be available via the Saguaro Springs trail network. oM'0% Saguaro Springs III -5 Specific Plan Development Plan The land use concept is outlined in Table 6: Land Use Plan Summary and illustrated in Exhibit 111.E: Land Use Concept Plan. Table 6: Land Use Plan Summary Parcel Acres* % Total Acreage Land Use** Target Dwelling Units Target Density/Acre Lot A 1.5 1 Well & Storage Tank N/A N/A Lot B 1 .5 Sewer Lift Station N/A N/A 1A 68 31 MHDR 525 7 1 B 22 10 MHDR 175 7 2A 17 7 MHDR 105 7 2B 38 18 MDR 205 6 5 12 6 HDR 95 8 6 18.5 8.5 HDR 145 8 School 10 5 SCH N/A N/A Park 29 13 REC N/A N/A Total 217 Acres 100% 1250 Units 7 RAC 'Approximate calculations. "Complete names of land use designations are as follows MDR Medium Density Residential MHDR Medium High Density Residential HDR High Density Residential SCH School REC Recreation Saguaro Springs III -6 Specific Plan Is MMDR/�28.5A 12A r�o isAC 2A 1oAc ARWR 1SAC 2B MDR 40AC Legend: Q Specific Plan Boundary Saguaro Springs Boundary LDR - Low Density Residential MDR - Medium Density Residential MHDR - Medium High Density Residential ® HDR - High Density Residential Age -Restricted Area Saguaro Springs 20E), Specific Plan Exhibit III.E: Land Use Concept Plan 0 1500 Feet I TH E PLANNING CENTER 1103-CHURCHAV .• SUI9920 TUCSON. AZ 85701 (520) 8218148 I:PrgeclslEMP• WICADrPImmrF��^--� iaad�g ["_i SCH - School REC - Recreation OS - ©pen Space i Drainage Development Plan F. Circulation Concept Plan As illustrated in Exhibit ULF: Circulation Concept Plan, direct access into the Saguaro Springs community will be available from several points along both Twin Peaks Road and Lambert Lane. Block 1, which is physically separated from the remainder of Saguaro Springs by the Arizona Portland Cement property, will have access from a local extension of Airline Road. As part of the Saguaro Springs project, improvements will be made to Lambert Lane, Twin Peaks Road and Airline Road. The resulting cross- sections and nature of improvements for all internal and abutting roadways will be consistent with the Town of Marana's recommendations, which will be based on the Saguaro Springs Traffic Impact Analysis's findings. Currently, there are open, unlined drainage channels alongside Twin Peaks Road. Required improvements for the Saguaro Springs project will include the installation of pipe culverts under the reconstructed portion of Twin Peaks Road, which will be designed to convey a ten-year storm event. Saguaro Peaks Boulevard is a proposed north -south oriented roadway that will be constructed as part of the greater Saguaro Springs project. The 110 - foot right-of-way was dedicated to the Town of Marana with the Saguaro Springs Block Plat, approved in April 2004. Intersecting with Lambert Lane to the north and Twin Peaks Road to the south, this road will provide access throughout the entire Saguaro Springs community, excluding Block 1, which is located west of Quarry Road and physically separated from the remainder of the project area. Saguaro Highlands Drive will serve as a secondary access into Saguaro Springs from Twin Peaks Road. The right-of-way for this collector road (78 feet) was also dedicated to the Town by block plat in 2004. From its intersection with Twin Peaks Road, Saguaro Highlands Drive extends northward then curves to the east where it intersects with Saguaro Peaks Boulevard. A second collector road with a 78 -foot right-of-way is planned for construction east of Saguaro Peaks Boulevard; this unnamed roadway was not dedicated as part of the Saguaro Springs Block Plat. This loop road, which intersects with Saguaro Peaks Boulevard at two points, will contribute to the efficient circulation of traffic in the eastern portion of Saguaro Springs. Internal circulation within the residential areas will be via a series of local residential streets branching from Saguaro Peaks Boulevard and Saguaro Highlands Drive, the primary and secondary entrance roadways into the project. Again, the cross-sections for the Saguaro Springs roadways will be consistent with the Town of Marana's recommendations, which will be based on the traffic impact analysis's findings. Lending to Saguaro Springs' sense of place are the numerous bridges or other drainage crossings, which connect the areas in the community that are oWm% Saguaro Springs III -8 Specific Plan Development Plan separated by the drainage channels. All bridges and drainage crossings will be designed to Town of Marana specifications. Regional circulation includes access and connectivity to Interstate 10 via Airline Road to Avra Valley Road and the 1-10 interchange. An alternative access to Interstate 10 will be available in the future from Twin Peaks Road. The Twin Peaks/1-10 interchange is expected to be completed in 2008. All roadway improvements will be the responsibility of the property owner. The minimum roadway cross-sections of the residential collectors and local streets are discussed in the Development Regulations section of this Specific Plan. OWN Saguaro Springs III -9 Specific Plan Exhibit MY: Circulation Concept Plan T 3 Legend: Cj Specific Plan Boundary Saguaro Springs Boundary 0 1 500 Feet Drainage Crossing (subject to change during platting) Drainage Easement Primary Entry * Secondary Entry 20418Saguaro Springs , Specific Plan -_ aus,Rolv THE PLANNING CENTER 110 S. CHURCH AVE, SUITE 6320 TU SOR, R & 1 I15W) 82M1�6 I;Frog WEMF-OWCAaWlwmrtxMlf4l�W Ca WQ III -10 Development Plan G. Grading Concept The site will be graded so as to ensure that drainage follows that proposed in the Master Drainage report while maintaining the natural flow of the land as much as possible. The site will also be graded so as to minimize scars and other adverse visual impacts resulting from cut and fill, and thus, blend with the natural contours of the land. Measures will be taken to ensure that slopes or other areas subject to erosion are stabilized. Erosion effects caused by stormwater discharge will be reduced through common engineering practices. The floodway carrying capacity of natural or constructed waterways will be preserved by limiting soil loss and protecting said drainage ways from siltation. Following these guidelines, the site will be graded so that all flow eventually discharges at the west property line. There will be no slope encroachment issues, as there are no existing slopes in excess of 15 percent. It is anticipated that the new average cross slope of the project site will not increase significantly. H. Post -Development Hydrology The Development Plan will employ a system of engineered channels to convey flow through the proposed site, thus eliminating the existing shallow flooding conditions. Collector channels will be employed to pick up flows from offsite areas and convey runoff to the engineered channel system. A Letter of Map Revision will be obtained from FEMA to modify the existing regulatory flood maps and remove these areas from the Special Flood Hazard area. A detention facility will collect offsite and onsite flows just upstream of the Arizona Portland Cement conveyor belt system and will discharge peak flows at rates consistent and/or reduced from existing levels. All channels are designed with freeboard requirements in excess of design standards, and all structures will be placed a minimum of one -foot above the 100 -year design flood elevations in adjacent channels. A fully -lined concrete channel will convey flows from the proposed detention facility to the site's discharge point near the northwest corner of the project area. An earthen outflow channel will be constructed from this point to a discharge point approximately 8800 feet downstream and will fully convey peak flows discharged from the site within the channel. Thus, the existing sheetflow from the site that currently impacts areas downstream of the project area will be eliminated. The developer is currently working with the Arizona State Land Department on a planning permit, which will allow for the construction of this outfall channel. The outfall channel will be designed and constructed in a manner that shall be considered a regional solution to the pre- and post -development conditions of the surrounding area. Offsite improvements associated with the project also include the construction of drainage improvements along Twin Peaks Road designed to convey peak flows from the 10 -year storm event underneath the road, while the 100 -year flood flows will sheetflow across the road, consistent with existing conditions. Thus, there are no anticipated impacts to upstream oWm% Saguaro Springs III -11 Specific Plan Development Plan properties, other than the beneficial impact of minimizing flooding along Twin Peaks Road during smaller storm events. The drainage scheme associated with the proposed development is depicted on Exhibit 111.1: Post -Development Hydrology. The Development Plan will provide onsite detention to mitigate the impacts of increased peak flows associated with the proposed project, and will convey these flows offsite in an engineered channel, thus minimizing impacts to downstream properties. Onsite retention will also be provided for the 2 -year storm event, which meets the design criteria for Pima County and Town of Marana stormwater management requirements. OWN Saguaro Springs III -12 Specific Plan Exhibit III.I: Post -Development Hydrology 1 FOOT CONTOUR INTERVALS THE Legend PLANNING CENTER Specific Plan Boundary '° 857'1(520; 4° kProlactsiEMP-021CpA'Rgmer6tibkqsFry 4adq Saguaro Springs Boundary StMdK 0 1000 Feet Saguaro Springs III -13 Specific Plan Development Plan Environmental Resources The Saguaro Springs Specific Plan is designed as a residential community integrated with both public and private recreation and open space areas. Due to its previous use as an agricultural field, the site has been completely graded. There are no significant environmental resources in the Specific Plan area. A Phase I Environmental Report was completed by Liesch Southwest, Inc. in May 2004. No hazardous material was found on-site. J. Landscape Concept The primary objective of the Saguaro Springs Specific Plan landscape concept is to establish a unified community identity, seamlessly blending the plan area into the greater Saguaro Springs community. Through landscape design, project entries will be clearly defined, and access throughout the development will be facilitated. Landscaping will also enhance the community at a pedestrian scale. There are two major site features within the community: the drainage channels and the project entries. These features shape the essence of the Saguaro Springs theme. The drainage channels within Saguaro Springs are essentially a man-made river system. Four distinct landscape zones, reminiscent of a natural river system, have been established for the drainageways: ■ Riparian Zone — areas dominated by large riparian trees, such as sycamore, cottonwood and ash trees. This zone will appear where the channel changes direction or where the viewshed needs to be restricted. ■ Bosque Zone — areas where the channel flattens out and a grove of mesquite trees grow. ■ Spring Zone — areas where the channel narrows, creating the illusion of bedrock coming to the surface where springs would naturally occur. Palm trees, coupled with saguaros and desert landscaping typically found surrounding desert springs and washes, dominate this zone. The bridges throughout Saguaro Springs will always be associated with this zone. ■ Open Space Zone — areas between zones where the vegetation would be sparser and more open to large mountain views. These areas will be dominated by desert landscape and hydroseeded areas. There are several entry points into the Saguaro Springs project. Two of the primary entries, Twin Peaks and Lambert Lane, feature bridge crossings and occur at Spring Zones. The third primary entry, which serves the age - restricted area, is located on South Airline Road. This entry, along with three other secondary entry points, will feature similar but scaled-down versions of the Spring Zone. oWm% Saguaro Springs III -14 Specific Plan Development Plan Desert and drought -tolerant plant materials will dominate the landscape treatment within each neighborhood. The front yards of every home will have a minimum required treatment consisting of a specific number of desert trees, shrubs, ground covers, accent plants and ground plane treatments. The proposed locations for each of the landscape zones discussed above are depicted in Exhibit III.K. Landscape Concept Plan. The Saguaro Springs Design Guidelines, provided in Appendix C, provides guidance on the following landscape architecture design elements: landscape themes, streetscapes, entry features, project edges and drainageways. OWN Saguaro Springs III -15 Specific Plan Exhibit III.K: Landscape Concept Plan Lambert Lane Legend: Q Specific Plan Boundary Q Saguaro Springs Boundary Native Desert Desert Re -vegetation District Park 0 1500 Feet Landscape Zones: Drainage Crossing * Pocket Parks Mesquite Bosque Q:N Riparian THE PLANNING (DSBCENTER 110 S. CHURCH AVE., SUITE 8320 TUC.9 . AZ 8SIO1 (SM 8?a i w i:+rgeGelENP-giCROTIenre�ExRLNnLaxl Wt C®adg Formal Street Treatment '� Saguaro Springs III -16 Specific Plan Development Plan K. Open Space, Recreation, Parks & Trails Concept The Saguaro Springs Specific Plan supports the objectives of the Town of Marana Open Space, Recreation and Trails System Master Plan by increasing linkages to the surrounding area and by providing residents of Saguaro Springs, as well as the general public, significant recreation opportunities and open spaces. Saguaro Springs will require the following minimum open space and recreation standards, which meet Town of Marana guidelines: ■ 185 square feet of private, on-site recreation area per single family detached home; ■ 140 square feet of private, on-site recreation area per town home or patio home; ■ 100 square feet of private, on-site recreation area per apartment or condominium; ■ A total of 42 acres of public recreation area located throughout the greater Saguaro Springs community. (Credit for trails will be calculated in the amount of 45 square feet for every linear foot of trail within the public drainageways.) A district park encompassing approximately 29 acres will be constructed within the Specific Plan area adjacent to the proposed school site. An estimated 3/4 of the park site also serves as a detention/retention basin; however, the basin will provide more than 20 acres of usable space for active recreation. Park amenities will include lighted playfields for softball, little league baseball, high school and junior high soccer, basketball and sand volleyball. A dog park, ramadas, picnic tables, play equipment, restroom facilities and parking for 300 cars will also be provided. Vehicular access to the district park will be provided from Saguaro Highlands Drive. No direct access from residential lots will be permitted. Pedestrian and bicycle access will be available via connections to the community's local trail network. This park will be dedicated to the Town of Marana upon its completion. A private community center will be constructed for the exclusive use of residents within the age -restricted area west of the Arizona Portland Cement property. Amenities will include a swimming pool, tennis courts, horseshoe pits and outdoor patio area, along with a clubhouse that contains meeting rooms, banquet facilities and a fitness center. This private community center will be operated and maintained by the Saguaro Springs Age -Restricted Association. Although not located within the Specific Plan area, a second community center will be available for use by all residents within the greater Saguaro Springs development. In addition to the community recreation building, the center will include a community swimming pool and other amenities. This oWm% Saguaro Springs III -17 Specific Plan Development Plan community center will be adjacent to the Specific Plan area, next to the district park, and access will be provided from Saguaro Highlands Drive. Multiple private "pocket" parks and open space areas will be located within individual subdivisions throughout the Saguaro Springs community. Those areas greater than '/2 acre in size will include a variety of amenities, such as children's playground equipment, turf play areas, benches, a shade structure, trail linkages and enhanced landscaping with irrigation improvements. Open space areas that are less than '/2 acre and best suited for passive recreation will also have enhanced landscaping and may include other amenities. Additional private open space will be provided alongside the major drainageways, which will create visual relief from the long stretches of channels located throughout the project site. These private parks and open space areas will be maintained by the Saguaro Springs Community Association. A dual trail system will be implemented throughout the Saguaro Springs project area. A public trail network will be constructed within the project's drainageways. Trails within the drainage areas (termed "community trails" within this plan) will be a minimum of 14 feet wide (10 feet asphalt, 4 feet decomposed granite), and although the trails will not be fully improved green spaces, their edges will be enhanced with landscaping. Ownership of the improved drainageways will be conveyed to the Town of Marana upon completion; however, maintenance will be the responsibility of the Saguaro Springs Master Association or its designee. The neighborhood trails make up the second tier of the dual trail system. Connecting to the community trails within Saguaro Springs will be a system of neighborhood trails that provide access to each of the pocket parks and open space areas within individual subdivisions. The neighborhood trails will have a compacted aggregate surface and will vary in width, depending on site- specific conditions. The Saguaro Springs Master Association will be responsible for the maintenance of the neighborhood trails. Four regional and connector public trails are located within a one -mile radius of the site: the Avra Valley Road Trail, the Twin Peaks Road Trail, the Central Arizona Project Canal and the Santa Cruz River Trail. Trail linkages will be provided to the Avra Valley Road and Twin Peaks Road Trails from the community trails within the Saguaro Springs drainageways, as each is adjacent to the project site. The Santa Cruz River Trail, also known as the Juan Bautista De Anza National Historic Trail, generally follows the west bank of the Santa Cruz River Corridor. This 220+ year-old trail commemorates the Anza Expedition of 1775-76. It is one of eleven National Historic Trails in the U.S. and the only National Historic Trail in Arizona. Appendix C (Saguaro Springs Design Guidelines) provides specific design criteria for the development of the district park, pocket parks, trails, community centers and other open space areas within Saguaro Springs. Saguaro Springs' open space, recreation, parks and trails system is illustrated in Exhibit III.L. oWm% Saguaro Springs III -18 Specific Plan Exhibit TILL: Recreation, Parks and Trails Concept Plan Legend: Specific Plan Boundary Saguaro Springs Boundary Native Desert Desert Re -vegetation District Park Community Center a�Saguaro Springs Specific Plan D 1500 Feet • • • Community Trails * Pocket Parks THE L:j PLANNING CENTER 110 &CHURCH AVE., SUITE 63M TUCSON, a2 85741 (WO) 874148 I;Prc�ac[w1=MP-02'CFA'Remertxn[I�iwPYC� dmWp Development Plan L. Viewsheds The Specific Plan area is relatively flat with no significant topographical features. This allows neighbors to see directly onto the site and far distances. Immediate adjacent viewsheds currently experienced by surrounding properties may be impacted by the proposed development, especially for the neighbors along Lambert Lane. However, neighbors along Lambert Lane will still be able to enjoy the distant views of surrounding mountain ranges. The areas of the project with the highest visibility from adjacent off-site locations are located on the perimeter of the site, specifically the areas adjacent to Twin Peaks Road, Lambert Lane, Saguaro Peaks Boulevard and Saguaro Highlands Drive. A landscaped buffer will be established along the property perimeter and along these arterials and collectors within the right-of- way, which will help to mitigate the impact of the project on the neighboring properties. Homes within Saguaro Springs will be sited to take advantage of distant mountain views. M. Schools It is anticipated that the entire Saguaro Springs project will generate roughly 2500 dwelling units at build -out. Approximately 600 of these dwelling units will be age -restricted; thus, about 1900 dwelling units will potentially house school -aged children. Based on this number and using formulas from the Marana Unified School District, this project could generate approximately 1900 school -aged children. K-6: .5 x 1900 units = 950 school -aged children 7-12: .5 x 1900 units = 950 school -aged children The Saguaro Springs development will have an impact on school capacity. The developer has agreed to dedicate one 10 -acre school site within the Saguaro Springs Specific Plan area to Marana Unified School District, as stated in the first amendment to the Amended and Restated Development Agreement for Saguaro Springs (see Exhibit 111.E: Land Use Concept Plan). OWN Saguaro Springs III -20 Specific Plan IV. Development Regulations Development Regulations A. Purpose & Intent These regulations will serve as the primary mechanism for implementation of the Saguaro Springs Specific Plan. The Saguaro Springs Specific Plan Development Regulations establish the intensity and character of the development by prescribing site-specific development standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with the larger Saguaro Springs project. The Saguaro Springs Development Regulations and Design Guidelines promote flexibility and diversity in the site layout and architectural and landscape design throughout the community. The prescribed setbacks and minimum lot widths and depths accommodate a variety of product types and allow for greater flexibility in home placement on the lots. The massing issues associated with reduced setbacks and multiple -story homes is addressed in the guidelines by requiring two-story homes to display single - story elements where possible at the perimeter of the residence. These regulations, in addition to the required variations in setbacks, also enhance the visual interest of the streetscape. Permitted building heights, which are greater than those permitted by the Town of Marana Land Development Code, provide opportunities for builders to offer a variety of home elevations, which will result in a mixture of rooflines within a single subdivision. The increased height allowances and the overall density of the project are offset by open space and recreation provisions that exceed the requirements of the Land Use Code. The visual character of Saguaro Springs will be defined by its common areas and community centers and by its abundance of trails and pocket parks, all of which will have landscaping treatment that goes above and beyond Marana's Code requirements. The project proposal will not unreasonably interfere with the use and enjoyment of future residents, the existing neighbors or future developments. Saguaro Springs is of sufficient size and configuration to accommodate the design and scale of the type of development proposed within the Specific Plan. The Development Regulations within this section apply to the 217 acres of land in the Saguaro Springs Specific Plan. Land use designations within the Specific Plan shall be as follows: ■ Medium Density Residential (MDR) ■ Medium High Density Residential (MHDR) ■ High Density Residential (HDR) ■ School (SCH) ■ Recreation (REC) OWN Saguaro Springs IV -1 Specific Plan Development Regulations B. Applicability of Town of Marana Land Development Code If an issue, condition or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code that are in place at the time of development shall apply. All single-family detached homes within the Specific Plan area are subject to the adopted Town of Marana Residential Design Standards within the Land Development Code. The Town's architectural detail and garage placement design standards also apply to attached home products located within the Specific Plan. Conceptual elevations for all attached products must be submitted to the Town of Marana along with the preliminary subdivision plat for review and approval by the Planning Commission and Town Council. Subsequent model plans must substantially conform to the approved concept plans. C. General Provisions Building Code All construction within the Specific Plan area shall comply with the versions of the International Building Code, the plumbing code, the International Mechanical Code, the National Electric Code, the Town of Marana Outdoor Lighting Code, the Spa/Pool Code, the International Residential Code and the fire code, as applicable for the specific project at time of permitting. At the request of Marana Regional Airport, an avigation easement will be recorded on all properties developed within Saguaro Springs. Noise level reduction shall be incorporated in the design and construction of all structures on this property in order to achieve a maximum interior noise level of forty-five decibels. This noise level reduction should apply to all residential buildings, libraries, schools, churches, office areas and to any structure where normal noise levels are low. In order to comply with this section, all structures should be constructed with a minimum R18 exterior wall assembly, a minimum R30 roof and ceiling assembly, dual -glazed windows, and solid wood, foam -filled fiberglass or metal doors to the exterior of the structure. 2. Setbacks The setback requirements are specified within the development standards for each land use designation. If not otherwise specified, all setbacks shall be determined as the perpendicular distance from the property line to the face of wall of the primary building. 3. Additional Uses Whenever a use has not been specifically listed as being a permitted use in a particular land use designation within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is: (1) consistent with the intent of the zone, and (2) oVm% Saguaro Springs IV -2 Specific Plan Development Regulations compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Marana Town Council. D. Subdivision Standards The following subdivision standards shall apply to development within the Saguaro Springs Specific Plan area: 1. General a. All driveways, sidewalks, parking areas, storage and loading areas of developed property shall be well -graded and surfaced with asphaltic concrete or other equivalent hard, dust -free material. b. Lots shall primarily be positioned in a north/south direction so as to maximize views and respect solar orientation. c. All electric, telephone and cables shall be installed underground where feasible and shall be designed and constructed in accordance with the various utility company standards and/or Town of Marana standards. d. Utility and gas meters shall be screened from view to the extent possible. All residential air conditioning/heating equipment, soft water tanks, pool and spa equipment, and irrigation timers shall be screened to provide a continuous architectural fagade to the street elevation. Vegetation is an acceptable form of screening. All utility boxes should be painted a desert hue selected by the Design Review Committee. e. The following provisions shall apply to accessory uses and structures: ■ Home occupations are permitted, provided they comply with provisions outlined in the Marana Town Code and the Town of Marana Land Development Code. ■ Accessory structures shall not be of greater height than the principal structure on the lot. OWN Saguaro Springs IV -3 Specific Plan Development Regulations 2. Architectural & Site Design a. Larger blocks shall be broken down into smaller subdivisions to encourage the formation of individual neighborhood identities and to allow better interaction among its residents. A typical neighborhood within Saguaro Springs will include approximately 150 to 200 homes. b. Variations in architectural style, building setbacks and street layout shall be incorporated into each neighborhood design. c. Residences shall be limited to two (2) stories in height. Homes shall display 4 -sided architecture, and single -story elements should be provided where possible. d. Residences adjacent to Lambert Lane, west of Quarry Road, shall be limited to single -story construction. e. Where garages are adjacent to each other at the street elevation, a 3 -foot minimum difference in setbacks is required. f. All porches, decks and balconies shall be designed to complement the architectural style of the house. Unenclosed patios may extend 5 feet into the rear yard setback. Uncovered balconies may extend 5 feet into the rear yard setback where adjacent to open space. g. Roofs with slopes of 3:12 minimum and 12:12 maximum shall be of clay or concrete tile or slate and must be either flat or "S" shaped. Roof materials, slope and overhangs shall correspond to the style selected for the house. 3. Circulation a. All streets shall be dedicated to the Town of Marana for public use. b. Every subdivision must be designed with a minimum of two access points. c. Direct access from residential lots to the district park is prohibited. d. The design of subdivision streets, sidewalks and drainage facilities shall conform to guidelines in the Town of Marana Subdivision Street Standards Manual. e. All traffic -related signs (including street -name signs) within the project will conform to the Manual on Uniform Traffic Control Devices and Town of Marana standards. f. The Master Developer shall approve all street names within Saguaro Springs. Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator's office. g. Adequate separation shall be provided between the pedestrian and vehicular circulation systems in order to minimize conflicts. h. The circulation system shall provide pedestrian and bicycle links to all community, recreational and educational facilities within Saguaro Springs. {r'� Saguaro Springs IV -4 5 Specific Plan Development Regulations i. Overall neighborhood street design shall be curvilinear, as opposed to having long straight stretches of roadway. j. Use of cul-de-sacs shall be limited. Open space relief shall be provided at the end of all cul-de-sacs on project and neighborhood edges to create viewsheds. k. Decorative paving materials shall be used on arterial and collector streets to designate areas of intense pedestrian activity. 4. Trails a. Community Trails ■ Trails within drainageways shall be constructed with a minimum 14 -foot multi -use path (10 feet asphalt and 4 feet decomposed granite) with a minimum 2 -foot clear zone on either side. ■ Community trails must provide access to all public open spaces, schools and community facilities within Saguaro Springs. ■ Access points shall be located at all street intersections and at a minimum of every'/2 mile. ■ Security lighting shall be located at all street entrances to the trail and where appropriate along the trail. ■ Benches, enhanced landscape and water fountains shall be placed at major connections and trail nodes. ■ Trailways shall be landscaped, but they are not to be fully improved green spaces. b. Neighborhood Trails ■ Neighborhood trails shall be constructed with a minimum 5 - foot multi -use path with compacted aggregate surfacing, such as decomposed granite. ■ Neighborhood trails shall be linked to the community trails and shall be located throughout all subdivisions within Saguaro Springs. ■ Security lighting shall be placed at trail access points and where appropriate along the trail. ■ Trailways shall be landscaped. ■ Landscaping, at minimum, shall consist of 2 shade trees per 100 feet with ground cover in between. 5. Open Space & Landscape Design a. All planted and landscaped areas shall be maintained in a neat, orderly, healthy and properly trimmed manner. b. Pathways, pocket parks and other open space shall be integrated into the neighborhood design. c. A coordinated street tree program shall be implemented along all arterial and collector roadways within Saguaro Springs. d. Areas of meandering open space shall be incorporated along arterial and collector streets, as well as along the project perimeter. t'V'0% Saguaro Springs IV -5 Specific Plan Development Regulations e. Where feasible, private open space shall be provided alongside the major drainageways to create visual relief from the long stretches of channels located throughout the project site. f. The builder shall offer the homebuyer a selection of front yard landscape packages that reflect the character and theme of the neighborhood. (A minimum number of 3 selections shall be offered.) g. An automated irrigation system shall be provided by the builder for all front yard landscaping. h. Water harvesting on individual lots is encouraged. i. The number of plant materials required per individual lot should be in direct proportion to the size of the lot. For every 20 feet of linear street frontage (excluding driveways), the following planting materials shall be provided: ■ One tree, minimum 15 gallons ■ Two 5 -gallon shrubs or accents ■ Five 1 -gallon shrubs or accents ■ Five 1 -gallon groundcovers j. There must be 100 percent coverage with plant materials or inert groundcovers (i.e. crushed rock). No decomposed granite will be allowed. k. The screening and buffering elements of the project are a combination of perimeter walls and landscaping. For every 600 square feet of landscape buffer, the builder/developer must provide two desert trees (minimum 15 gallons, 6 desert shrubs (minimum 5 -gallons) and six groundcover plants (minimum 1 - gallon). I. A minimum tree size of 15 gallons shall be required for street and parking lot trees. Shrubs must be a minimum 5 gallons in size. Groundcovers shall be a minimum of 1 gallon in size, planted 30 inches on center. m. Site walls and fences shall be consistent in color and material to the architectural style selected for the community. Long expanses of site walls must be interrupted by the use of freeform curves, offsets, piers or material changes. Walls should also be visually softened by planted landscape appropriate to the landscape guidelines provided. n. Perimeter walls shall not exceed a height of 6 feet above finished grade. o. View fencing shall be provided at the rear yard of all residential lots adjacent to the major drainageways, except for the first three lots adjacent to the drainageway where it intersects with a street right-of-way. All view fencing shall be Pool Code compliant and constructed using wrought iron with block columns. p. Chain-link fencing is prohibited. oM'0% Saguaro Springs IV -6 Specific Plan Development Regulations q. Medians shall be designed with low -maintenance landscaping, employing native materials rather than more formal plantings that require higher maintenance. Landscaping within the right- of-way will be licensed by the Town of Marana and maintained by the Saguaro Springs Master Association or sub -association. Upon completion of construction, all developed property shall be landscaped, improved and maintained in full conformity with all applicable requirements of this Specific Plan. 6. Drainage and Grading a. All flows shall be confined to the drainage channels so as to eliminate the reliance on pocket parks and other open space within individual subdivisions to dually serve as detention areas. b. A detention facility will be designed as part of the district park, conveying flows from the park to a discharge point near the northwest corner of the project site. c. The drainageways shall be fully integrated into the design of the project site serving as site amenities that include community trails and landscaping. d. Drainage patterns on individual lots shall be maintained so as not to interfere with drainage on adjacent lots. e. The grading of the site terrain should conform to the natural topography as much as possible, resulting in a smooth transition from the natural grade to the developed pad. f. Grading of individual parcels should not result in abrupt transitions to adjacent landforms or streets. Instead, grading should result in rounded forms to blend into the natural environment. OWN Saguaro Springs IV -7 Specific Plan Development Regulations E. Assurances The subdivider shall post a performance bond or other assurance with the Town, as assurance for completion of the required subdivision improvements to be dedicated to the Town of Marana in accordance with the State of Arizona, Department of 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 15 percent as estimated by a registered civil engineer. Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 80 percent 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. {r'� Saguaro Springs IV -8 5 Specific Plan Development Regulations F. Development Standards Land use designations have been assigned to each area identified within the Saguaro Springs Specific Plan. Under each designation is a list of permitted, accessory, conditional and prohibited uses, followed by Table 7, which outlines the corresponding residential development standards according to designation. Pages IV -14 through IV -17 contain a series of tables (Tables 8A & 88) that illustrate the differences between Saguaro Springs Specific Plan Development Standards and those required by the Town of Marana Land Development Code. 1. Medium Density Residential (Parcel 2b) a. Permitted Uses ■ Single -Family Residential (Site -Built Detached Homes) ■ Model Homes ■ Parks and Open Space ■ Community and Recreation Facilities ■ Public Utility Facilities ■ Religious Institutions b. Accessory Uses ■ Detached accessory structures, such as storage sheds, workshops and covered patios ■ Swimming pools, spas and related structures ■ Home occupations c. Conditional Uses ■ Childcare Facilities ■ Educational Facilities ■ Group Homes d. Temporary Uses ■ Temporary Sales Trailer (in approved subdivisions) e. Prohibited Uses ■ Commercial Uses ■ Industrial Uses Parking Standards ■ At minimum, two off-street parking spaces within an enclosed garage shall be provided per unit, plus one additional space for every four units. (Parking spaces provided within the pocket parks may be used to satisfy the parking requirement for additional spaces.) OWN Saguaro Springs IV -9 Specific Plan Development Regulations 2. Medium High Density Residential (Parcels 1a, 1b and 2a) a. Permitted Uses ■ Single -Family Residential Site -Built Detached Homes ■ Residential Site -Built Attached Homes, including Duplex, Triplex and Four-Plex Products ■ Model Homes ■ Parks and Open Space ■ Community and Recreation Facilities ■ Public Utility Facilities ■ Religious Institutions b. Accessory Uses ■ Accessory uses listed under Medium Density Residential shall apply c. Conditional Uses ■ Conditional uses listed under Medium Density Residential shall apply d. Temporary Uses ■ Temporary uses listed under Medium Density Residential shall apply e. Prohibited Uses ■ Prohibited uses listed under Medium Density Residential shall apply f. Minimum Private Open Space ■ Minimum private open space to be provided per home is 50 square feet, in the form of one or more of the following: Patios Balconies Porches Decks Others deemed similar by the Planning Director Community Center sites identified in Parcels 1a and 2a shall conform to the following standards: • Minimum perimeter & street setback: 20 feet • Maximum building height: 35 feet (Chimneys, skylights or ornamental elements, such as towers, domes or cupolas, may extend above the building to a maximum height of 40 feet.) • Maximum site coverage: 75 percent • Minimum building separation: per building code current at time of building permit application OWN Saguaro Springs IV -10 Specific Plan Development Regulations g. Parking Standards ■ Two parking spaces within an enclosed garage shall be provided per unit, plus one additional space for every four units. This requirement may be reduced to one parking space within an enclosed garage, plus one space for every four units, upon approval by the Planning Director during subdivision plat review. (Parking spaces provided within the pocket parks may be used to satisfy the parking requirement for additional spaces.) 3. High Density Residential (Parcels 5 and 6) a. Permitted Uses ■ Residential Site -Built Attached Homes, including Duplex, Triplex and Four-Plex Products ■ Single -Family Residential Site -Built Detached Homes (per MHDR Standards) ■ Model Homes ■ Parks and Open Space ■ Community and Recreation Facilities ■ Public Utility Facilities ■ Religious Institutions b. Accessory Uses ■ Accessory uses listed under Medium Density Residential shall apply c. Conditional Uses ■ Conditional uses listed under Medium Density Residential shall apply d. Temporary Uses ■ Temporary uses listed under Medium Density Residential shall apply e. Prohibited Uses ■ Prohibited uses listed under Medium Density Residential shall apply f. Minimum Private Open Space ■ Minimum private open space to be provided per home is 50 square feet, in the form of one or more of the following: Patios Balconies Porches Decks Others deemed similar by the Planning Director OWN Saguaro Springs IV -11 Specific Plan Development Regulations g. Parking Standards ■ Two parking spaces within an enclosed garage shall be provided per unit, plus one additional space for every four units. This requirement may be reduced to one parking space within an enclosed garage, plus one space for every four units, upon approval by the Planning Director during subdivision plat review. (Parking spaces provided within the pocket parks may be used to satisfy the parking requirement for additional spaces.) 4. Recreation a. Permitted Uses ■ Parks ■ Community and Recreation Buildings ■ Play Fields ■ Playground Equipment ■ Drainage Facilities ■ Trails ■ Shade Structures b. Prohibited Uses ■ Residential Uses ■ Commercial Uses ■ Industrial Uses c. Parking Standards ■ The District Park will require a minimum of 300 parking spaces. ■ All pocket parks over '/2 acre in size will require a minimum of 3 spaces per '/2 acre. Parking spaces within the pocket parks may be used to satisfy residential off-street parking requirements. d. 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Implementation & Administration Implementation & Administration A. Purpose The regulations and procedures contained within this section prescribe the implementation of development within the Saguaro Springs Specific Plan area. It identifies the parties responsible for ensuring: 1) the project is built in coordination with the necessary infrastructure improvements, and 2) there is a continuity of design between the Specific Plan and the greater Saguaro Springs community, in accordance with the Saguaro Springs Design Guidelines. This section also provides guidance regarding the general administration of the Specific Plan and the procedures for amending the Plan. B. General Implementation Responsibilities For the purpose of identifying those responsible for implementation of the improvements within the Saguaro Springs Specific Plan area, four entities must be identified: the Master Developer, the Builder, the Saguaro Springs Design Review Committee and the Saguaro Springs Master Association. Master Developer The Master Developer is the entity responsible for ensuring the basic infrastructure facilities (i.e. spine roads and associated streetscapes, trunk sewers, irrigation in common areas, water mains, electric lines, gas, fiber optics, telephone and cable television lines) are planned and constructed to serve the development in a timely and coordinated manner. The Master Developer will also develop the public recreation and open space areas that will be dedicated to the Town of Marana and the private recreation and open space areas, which will be turned over to the Saguaro Springs Master Association for operation and maintenance. Empire Companies, or their successors and assigns, will be the Master Developer of Saguaro Springs. 2. Builder The Builder is the purchaser of a development area, or portions of a development area, which may or may not require additional infrastructure improvements, such as utility extensions or local streets. The Builder is responsible for all home construction and lot improvements not made by the Master Developer within their area(s) of ownership. Should the Builder purchase a development area without the infrastructure improvements generally provided by the Master Developer, the Builder becomes the responsible party for the construction or installation of those improvements. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time. OWN Saguaro Springs V-1 Specific Plan Implementation & Administration 3. Saguaro Springs Design Review Committee The Master Developer will establish the Saguaro Springs Design Review Committee (DRC), which will review all development proposed within Saguaro Springs, including the Specific Plan area. The goal of the DRC review process is to enhance the aesthetic and economic value of Saguaro Springs and to maintain consistency in the application of the Saguaro Springs Design Guidelines throughout the entire project area. As long as the Master Developer owns property within Saguaro Springs, or any property annexed into Saguaro Springs, or until all lots have been conveyed to a non -builder owner, whichever is later, the Master Developer shall have the right to appoint and remove all regular and alternate members of the Saguaro Springs DRC. The Saguaro Springs DRC shall consist of an odd number of members (at least three). At minimum, membership shall be composed of the following: one architect, one landscape architect and one Saguaro Springs Master Association representative. Additional membership may be comprised of homeowners or design/development professionals. The Saguaro Springs DRC will review all design proposals for compliance with the Saguaro Springs Design Guidelines. The DRC will evaluate the proposals for issues relating to site design, architectural elevations, entry statements, screen wall design, landscape plans, utility design and construction and design and placement of signage within the project. They will also review subdivision plats prior to submission to the Town of Marana to ensure that the intent of the Design Guidelines is carried out. 4. Saguaro Springs Master Association The Saguaro Springs Master Association is the entity responsible for the establishment and coordination between the two sub - associations within Saguaro Springs. In addition, the Master Association will be responsible for monitoring development activity within the Specific Plan area and preparing an annual report for the Town of Marana describing that activity. (Refer to the section entitled Specific Plan Monitoring Program and Report for additional information.) The Master Association is also responsible for enforcing the Master CC&R's placed on the properties. The Saguaro Springs Age -Restricted Association and the Saguaro Springs Community Association will be the sub -associations established by the Master Association. The Age -Restricted Association is the entity responsible for the management and maintenance of the community center within the age -restricted portion of the Specific Plan area. The Community Association is the entity responsible for the management and maintenance of the community center and pocket parks outside the age -restricted area. OWN Saguaro Springs V-2 Specific Plan Implementation & Administration The Saguaro Springs Master Association may delegate responsibilities, such as maintenance of drainageways and trails, to either of the sub -associations, as needed. Each of the sub -associations will be responsible for the enforcement of individual CC&R's recorded with the residential subdivision plats located within their respective boundaries. 5. Town of Marana The Town of Marana shall be responsible for the maintenance and management of all public roadways and recreation/open space areas dedicated to the Town of Marana, except for the dedicated drainageways, which shall be maintained by the Saguaro Springs Master Association. C. Proposed Changes to Zoning Ordinances The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are in place at the time of development shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. D. Development Review Procedure The Saguaro Springs Specific Plan shall be implemented through the review and approval process of preliminary and final plats, development plans and building permits by the Saguaro Springs DRC and the Town of Marana. Final decisions on grading, drainage, final road alignment, revegetation and other matters will be made at the final plat stage. All proposed subdivision plats, development plans and building permits within the Saguaro Springs Specific Plan shall be submitted to the Saguaro Springs DRC for approval prior to submitting to the Town for approval and permitting. Plats, plans and permit applications shall be approved by the Town of Marana in accordance with Town of Marana procedures. No structures, including signs, shall be erected, improved or altered, nor 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 be commenced unless it has been approved in writing by the Saguaro Springs DRC. Approval of a subdivision plat, development plan or building permit is subject to the following requirements: ■ Conformance with the Saguaro Springs Specific Plan, as adopted; ■ Conformance with the development agreement between the Master Developer and the Town of Marana; t'V'0% Saguaro Springs V-3 Specific Plan Implementation & Administration ■ Dedication of appropriate rights-of-way and easements for roads, utilities and drainage areas by plat, or by separate instrument if the property is not to be subdivided; ■ Provision of individually recorded CC&R's with all residential subdivisions; ■ Preliminary plat, final plat and development plan submittals shall follow Town of Marana procedures current at the time of application; ■ Architectural design guidelines shall accompany each preliminary plat submittal for review and approval by the Town of Marana; ■ All development within Saguaro Springs, including that within the Specific Plan area, will be subject to the Town of Marana Land Development Code, Section 17.02, Native Plant Protection. E. Design Review Process The intent of the design review process is to ensure the design theme and character is implemented in accordance with the vision of Saguaro Springs. The Saguaro Springs DRC will review all development proposals for compliance with the established Saguaro Springs Design Guidelines. The design review process is described in the Saguaro Springs Design Guidelines, provided as Appendix C of this Specific Plan. {r'� Saguaro Springs V-4 5 Specific Plan Implementation & Administration F. Phasing It is envisioned that Saguaro Springs will be developed as a single cohesive development. The Specific Plan area is but one part of the larger Saguaro Springs master planned community; thus, phasing is addressed for Saguaro Springs in its entirety. The phasing of development outlined in this section is consistent with the April 2004 development agreement between the developer and the Town of Marana. Development will be achieved in four phases, with an estimated build out period of 8 years from initial construction. Infrastructure development will begin immediately. The actual number of residential homes to be built in each phase will be determined at platting stage; however, the total number of homes will not in any case exceed the maximum number of units permitted in the development agreement between the Master Developer and the Town of Marana. In general, development will progress from the south to the north, except for the age -restricted community and the area at the foot of the Tucson Mountains (outside the Specific Plan area), which will likely be developed in the final phase. The district park will be constructed prior to or by the time 40 percent of the building permits are issued for the overall Saguaro Springs project. Upon completion and acceptance by the Town of Marana Parks & Recreation Department, the district park will be dedicated to the Town of Marana. The community centers and private pocket park/open space areas will also be installed prior to or by the time 40 percent of the building permits are issued for the subdivision in which they are located. The Master Developer will work in cooperation with the Marana Unified School District to determine the timing for development and dedication of the school site located within the Specific Plan area. Phase I consists of the construction of drainage improvements and spine infrastructure. In addition, scheduled improvements to Airline Road, Twin Peaks Road and Lambert Lane will begin in Phase 1. The new water system, including the new well and booster site, will be established, as well as the sewer lift station and associated sewer mains located along the interior spine roads. Saguaro Peaks Boulevard, which will provide access to the entire site, will be constructed from Twin Peaks Road to Lambert Lane. Residential development will begin with parcels 4a and 4b and parcels 8a through 8e. In Phase II, residential development will include parcels 2a and 2b and the district park, all located in the Specific Plan area, as well as parcels 3a and 3b adjacent to the Specific Plan's southeast boundary. Saguaro Highlands Drive, which provides access to the district park, will be constructed from Twin Peaks Road to Saguaro Peaks Boulevard. Phase III development includes parcels 5 and 6 from the Specific Plan and parcels 7a through 7d located east of Saguaro Peaks Boulevard. oWm% Saguaro Springs V-5 Specific Plan Implementation & Administration In the fourth and final phase, parcels 9 and 10, located along the easternmost boundary of Saguaro Springs and adjacent to the Tucson Mountains, will be constructed. Parcels 1a and 1b within the Specific Plan are also scheduled for construction in this phase. The purpose of the phasing plan is to relate infrastructure requirements to proposed development. Although the sequence is implied, development of phases may occur in a different order or concurrently, at the discretion of the Master Developer, as long as the related infrastructure is adequately in place. Changes in the phasing order can occur due to unforeseen factors affecting development. Flexibility is needed within the Specific Plan to address these changing needs while still maintaining a timely development. Infrastructure such as roads, sewer, water and grading will be constructed and extended in accordance to the build out of the project. OWN Saguaro Springs V-6 Specific Plan Exhibit VR Phasing Schedule Legend: 0 Specific Plan Boundary Saguaro Springs Boundary Development Phase 1 Development Phase 2 Development Phase 3 Development Phase 4 a�Saguaro Springs Specific Plan 0 1500 Feet THE PLANNING CENTER %OUHUR HAV1%8N 6 TJG&9N.M 66701X620)@264146 I:Pmjalaff MP=4NCJ11lPamvEtliHtrlplaogd�p V-7 Implementation & Administration G. Specific Plan Administration 1. Enforcement The Saguaro Springs Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Saguaro Springs Development Regulations. Where the Specific Plan does not identify a regulated action, the Town of Marana will apply those provisions of the Town of Marana Land Development Code in effect at the time a requested action by the developer receives approval. 2. Sunset Provision If development has not commenced at the end of 5 years from the date of plan adoption by the Marana Town Council, zoning approvals and other agreements may be subject to review and renegotiation. The property rights of the Master Developer shall be considered vested upon issuance of a building permit or upon the physical construction of site improvements. 3. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director, provided said changes are not in conflict with the overall intent of the Saguaro Springs Specific Plan. Any changes must conform to the goals and objectives of the Plan. The Planning Director's decision regarding administrative changes and determination of substantial change, as outlined below, shall be subject to appeal to the Town Council. Categories of administrative change include, but are not limited to, the following: ■ The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; ■ Changes to the community infrastructure planning and alignment, such as roads, drainage, water and sewer systems, provided the changes do not increase the development capacity in the Specific Plan area and do not conflict with current Town code standards; ■ Changes to the Development Plan, including minor adjustments to land use boundaries and acreages, and other similar modifications, due to technical refinements at the platting stage; and ■ Changes to development regulations that are in the interest of the community and do not affect the health or safety of the community. oVm% Saguaro Springs V-8 Specific Plan Implementation & Administration 4. Substantial Change This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code, Section 05.06.07, Specific Plan Changes. The owner or agent of the property may submit to the Planning Director a written application to amend one or more of the Specific Plan regulations. The request shall include all sections or portions of the Saguaro Springs Specific Plan that are affected by the change(s). The Planning Director shall refer the request with his recommendations to the Planning Commission for public hearing. The Planning Commission shall make its recommendation to the Town Council, which, after public hearing, shall approve, reject or modify the proposed amendment. 5. Interpretation If an issue, condition or situation arises that is not sufficiently covered in the Specific Plan, the Planning Director may use the applicable regulations within the Town of Marana Land Development Code as a guideline for resolution. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Town of Marana Land Development Code. The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made to the Town Council within 15 days from the date of the interpretation. 6. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. The Master Developer will also be obligated to pay the current construction sales tax and transportation impact fees assessed by the Town when and as due under the Town's current regulations, as specified in the April 2004 development agreement between the Town of Marana and the Master Developer. oWm% Saguaro Springs V-9 Specific Plan Implementation & Administration 7. Specific Plan Monitoring Program and Report The Saguaro Springs Master Association will be the responsible entity for monitoring development activity within the Specific Plan through project build -out. A report summarizing development progress shall be completed by the Master Association and submitted to the Town of Marana on an annual basis, due within 30 days of the anniversary of the Specific Plan approval. As described in Section 05.06.08 of the Town of Marana Land Development Code, the Specific Plan annual report shall include, at minimum, the following information: ■ Detailed summaries of the past year's development activities; ■ Detailed summaries of utility, drainage and street improvement activities; ■ Changes in the Saguaro Springs ownership structure; ■ Status of sales or leases to others; ■ Summary description of all instances of any non -conforming issues that have taken place within the past year; and ■ Estimates of development and infrastructure improvement activities for the upcoming year. oWm% Saguaro Springs V-10 Specific Plan VI. Appendices Stantec Consulting Inc. 201 North Bonita Avenue Suite 101 Tvcson Al 85745-2999 Tel: (52.0) 750-7474 Fax: (520) 750-7474 stantec.com Appendix A: Legal Description & Map Description of Specific Plan Area Stantec SAGUARO SPRINGS DESCRIPTION of a parcel of land located in Section 18, Township 12 South, Range 12 East, Gila & Salt River Meridian, Pima County, Arizona. Said parcel being more fully described as follows: Lots 1 through 9 inclusive, Lots A and B, and Blocks A, B, 1, 2, 5 and 6, SAGUARO SPRINGS, as recorded in Book 58 of Maps and Plats, Page 23, Pima County Records, Pima County, Arizona; TOGETHER WITH the following described parcel_ That parcel as described in Docket 12208, Page 1961, being a portion of Section 13, Township 12 South, Range 11 East, Gila and Salt River Meridian, Pima County, Arizona, more particularly described as follows: COMMENCING at a 1 1/a" Lead Capped Pipe properly marked and monumenting the Southeast corner of said Section 13; Thence along the East line of said Section 13 North 00°08'05" West, a distance of 75.00 feet to the POINT OF BEGINNING; Thence along a line 75 feet north of and parallel to the South line of said Section 13, South 89`57'50" West, a distance of 1,142.34 feet; Thence North 38`23'46" East, a distance of 1,833.81 feet, to the East line of Section 13 to which a 2" Lead Capped Pipe properly marked and monumenting the West one quarter of said Section 18 bears North 00°08'05" West, a distance of 1,129.31 feet; Thence along said East line of Section 13 South 40°08'05" East, a distance of 1,436.51 feet to the POINT OF BEGINNING; Said parcel containing an approximate area of 217.38 acres of land, more or €ess. Prepared on 1 September, 2004 Prepared for and on behalf of Stantec Consulting Inc.5 t e , Prepared by David M. Seese, RLS 35545 cr 35545 I]AVID fid, Project Number: 185621934-400.115 SEES � tel CADocumenls and Seli ngsWangML-1 Settingffempomry Internet Ffie51OWCV1 peaiG piar_0408al.doc add /1 {Vr'Saguaro Springs A-1 5 Specific Plan Appendix A: Legal Description & Map LAMBERT THIS SKETCH 1S i0R EM181T PURPOSES ONLY AND O06 NOT September 2004 OONSIMUIE A PROPERLY OOUNDW SURVEY. T8562,93,,-400.115 Client/Project SAGUARO SPRINGS Section 13 T12S, R11E, G&SRM Section 18 T12S, R12E G&SRM rqure no. 1.0 rtle Legal Description Exhibit SDedfic Plan Area Saguaro Springs A-2 Specific Plan Appendix B: Definitions The following definitions provide interpretations and explanations for many of the words or phrases used within the Saguaro Springs Specific Plan. Except for the terms provided below, the definitions within the Town of Marana Land Development Code shall apply. Access — The place, means or way by which pedestrians and vehicles can have safe, adequate and usable entry to and exit from a property or land use. Adjacent — The condition of being near or next to, but not necessarily having a common lot line. Builder — The purchaser of a development area, or portions of a development area, which will build or provide for building within their areas of ownership. The builder is responsible for implementation of those facilities not provided by the Master Developer within each of the development areas and the ancillary facilities within the spine infrastructure system. Building Height — The vertical distance between the finished floor elevation and the highest point of the building, excluding chimneys, vents and antennae, provided the finished floor elevation is no higher than 2' above any adjacent grade within 4' of the building. Building Setback — The minimum required perpendicular distance between the property line and the location of a building or structure. Common Areas — The areas for which the primary maintenance responsibility and/or ownership is intended to be by the Saguaro Springs Master Association or sub - association. Connectivity — The measure describing the level to which streets, streetscapes, pedestrian/bicycle paths, community open space and other land uses link with one another. Density — The number of residences per gross acre of a development area Garden (or Green) Court — Detached single-family housing built on small lots with rear - entry garages. Grading — Any stripping, cutting, filling or stockpiling of earth or land to create new grades. Lot Coverage — The percentage of the lot area covered or occupied by buildings, including covered porches and accessory structures, and driveways. Swimming pools are not included in calculating lot coverage. Master Developer — The entity responsible for (1) establishing the Saguaro Springs Design Review Committee; (2) developing the spine infrastructure in accordance with the phasing plan; (3) assuring that development conforms with the Saguaro Springs Design Guidelines; and (4) forming the Saguaro Springs Master Association and sub - associations. OWN Saguaro Springs B-1 Specific Plan Appendix B: Definitions Open Space — Public or private areas either landscaped and developed for recreation or left in a natural state. Phase — A portion of the Saguaro Springs development scheduled for construction and occupancy. Saguaro Springs Design Review Committee — Committee of at least 5 members appointed by the Master Developer to review all development proposals within the Saguaro Springs development for compliance with the Saguaro Springs Design Guidelines. Single Family Residential, Attached — Dwelling units attached to one or more dwelling units by structural elements common to the attached units. The structural elements include common wall construction, roof or other similar improvement. Single Family Residential, Detached — Dwelling units not attached to any other dwelling unit by any structural elements, surrounded by open space and located on its own separate lot. Spine Infrastructure — Infrastructure system that includes retention/detention basins, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines and gas lines. Streetscape — The general appearance of a block or group of blocks with respect to the structures, setbacks from pubic rights-of-way, open space, landscaping, public art, lighting, signage, paving materials, street furnishings and other elements that contribute to the street scene's overall character and image. Target Density — The specified density within the various development areas used to calculate the dwelling -unit cap of the development area based on gross acreage. oWm% Saguaro Springs B-2 Specific Plan Appendix C: Saguaro Springs Design Guidelines A. Introduction & Purpose These design guidelines provide guidance to the Saguaro Springs Design Review Committee (DRC) in its review of future development within Saguaro Springs. These design guidelines will provide for creative flexibility while meeting basic objectives of the Town's policies, goals and regulations. These guidelines are designed as an information source for site development, landscape architecture, architecture and signage features that create the community image of Saguaro Springs. Adherence to these design guidelines will result in a development with a high quality appearance and compatibility among land uses throughout the community. These guidelines provide criteria for builders, planners, architects, landscape architects and civil engineers under the direction of the developer. They also provide a foundation for development of more formalized Covenants, Conditions and Restrictions (CC&R's). The integration of these guidelines into CC&R's will guarantee quality design consistency throughout all development phases of this project. The following are the design goals for the Saguaro Springs Specific Plan: ■ Create a community with integrated residential neighborhoods that encourages sensitive site design and provides recreation/open- space amenities in conjunction with new development. ■ Promote the "neighborhood concept" where the plan is laid out to encourage neighbor interaction, connectivity to gathering places, school, recreation and open space amenities. ■ Set an example for future growth in the Town of Marana. ■ Utilize state-of-the-art building techniques and design. ■ Fully integrate drainageways with the developed portions of the site. ■ Develop land uses to achieve continuity of design and establish a sense of place through the establishment of design guidelines. ■ Encourage innovative design that helps build a unique community character, encourages interaction among neighbors and minimizes the impact of automobiles. ■ Ensure compatibility of new development with the environment. ■ Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, standards and guidelines, and through the establishment of the Saguaro Springs Design Review Committee. ■ Provide a spine infrastructure system and public facilities to support development in an efficient and timely manner. Saguaro Springs C-1 toSpecific Plan Appendix C: Saguaro Springs Design Guidelines B. Design Review Process This review procedure will ensure that the high standards defined in this document are maintained. These guidelines are conceptual in nature, providing flexibility to the Design Review Committee to make changes in the overall interest of the Saguaro Springs community. 1. Master Developer The Master Developer is the entity responsible for ensuring the basic infrastructure facilities that serve this development (i.e. spine roads and associated streetscapes, trunk sewers, irrigation in common areas, water mains, electric lines, gas, fiber optics, telephone and cable television lines) will be planned and constructed in a timely and coordinated manner. The Master Developer will also develop the public recreation and open space areas that will be dedicated to the Town of Marana and the private recreation and open space areas, which will be turned over to the Saguaro Springs Master Association for operation and maintenance. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time. 2. Builder The Builder is the purchaser of a development area, or portions of a development area, which may or may not require additional infrastructure improvements, such as utility extensions or local streets. The Builder is responsible for all home construction and lot improvements not made by the Master Developer within their area(s) of ownership. Should the Builder purchase a development area without the infrastructure improvements generally provided by the Master Developer, the Builder becomes the responsible party for the construction or installation of those improvements. 3. Saguaro Springs Design Review Committee The Master Developer will establish the Saguaro Springs Design Review Committee (DRC), which will review all development proposed within Saguaro Springs, including the Specific Plan area. The goal of the DRC review process is to enhance the aesthetic and economic value of Saguaro Springs and to maintain consistency in the application of the Saguaro Springs Design Guidelines throughout the entire project area. As long as the Master Developer owns property within Saguaro Springs, or any property annexed into Saguaro Springs, or until all lots have been conveyed to a non -builder owner, whichever is later, the Master Developer shall have the right to appoint and remove all regular and alternate members of the Saguaro Springs DRC. The master developer may require as a condition of sale that all Saguaro Springs C-2 Specific Plan Appendix C: Saguaro Springs Design Guidelines subsequent property owners will abide by the covenants, conditions and restrictions established by the DRC. The Saguaro Springs DRC will review all design proposals for compliance with the Saguaro Springs Design Guidelines. They will also review subdivision plats prior to submission to the Town of Marana to ensure that the intent of the Design Guidelines is carried out. The Saguaro Springs DRC shall consist of an odd number of members (at least three). At minimum, membership shall be composed of the following: one architect, one landscape architect, and one Saguaro Springs Master Association representative. Additional membership may be comprised of homeowners or design/development professionals. The DRC has exclusive administrative and interpretive power with respect to the design of projects within Saguaro Springs. At its sole discretion, the DRC may allow variations from the Saguaro Springs Design Guidelines as long as they are in conformance with the intent of the Specific Plan as contained in Appendix C and subsequent CC&Rs. However, the DRC does not possess the authority to grant variances from applicable requirements in the Town of Marana Land Development Code. 4. Procedures and Submittals The Saguaro Springs DRC will refine these design guidelines, establish review procedures and administer the design review process for Saguaro Springs. The DRC has the authority to interpret the guidelines in the event the guidelines do not explicitly address a particular situation. Review fees, if any, may be established by the DRC. This design review process is independent of Town of Marana project review procedures. An applicant for any permit must apply to the Town of Marana. No development shall be permitted in Saguaro Springs without written approval from the Saguaro Springs Design Review Committee. Approval by the DRC in no way implies compliance with the legal requirements of any governmental agency. Establishment of detailed review procedures will be based on the following guidelines: ■ A pre -design meeting shall be arranged between the builder, owner and/or architect to discuss the process and offer direction in preparing preliminary plans. ■ The DRC shall review the preliminary plan submittal to determine general conformance with these guidelines. ■ Following preliminary approval, the DRC shall review the final submittal, which must include, at minimum, a site plan, floor plans and all drawings to be submitted to the Town for review. Saguaro Springs C-3 Specific Plan Appendix C: Saguaro Springs Design Guidelines • The DRC reserves the right to inspect all work in progress and completed construction. • The owner shall give written notice to the DRC upon completion of work. The DRC may inspect the work for compliance and, if applicable, give notice of non-compliance. C. Site Planning Site planning addresses the proper placement of buildings, roads and services within the site, which will have a major impact on the overall character of Saguaro Springs. This requires an understanding of existing drainage patterns, terrain and site opportunities and constraints that will influence the articulation of building form, orientation, coverage, setbacks, parking, utilities, storage areas and access. Site Design Guidelines a. Size and scale are important ingredients in making each neighborhood its own special place. Larger blocks shall be broken down into smaller subdivisions to encourage the formation of individual neighborhood identities and to allow better interaction among its residents. A typical neighborhood within Saguaro Springs will include approximately 150 to 200 homes. ■ Each neighborhood within Saguaro Springs shall be designed to include private common areas in the form of pocket parks, landscaped open spaces along roadways or other amenity, in addition to the community -wide recreation amenities provided by the Master Developer. b. Neighborhoods feel more unique when repetition can be broken UP. ■ Variations in architectural style, building setbacks and street layout shall be incorporated into each neighborhood design. ■ Additional private open space shall be provided alongside the major drainageways to create visual relief from the long stretches of channels located throughout the project site. c. Diversity of lot size and shape adds variety. Saguaro Springs shall be comprised of a wide range of residential densities, with lot sizes approaching % of an acre to higher -density development and smaller lots that support attached home products. The highest residential densities will be focused within the age -restricted community and in close proximity to the public park. The lowest densities are near the eastern property boundary at the base of the Tucson Mountains. A general transition in residential density/intensity shall occur from the east to the northwest. Saguaro Springs C-4 Specific Plan Appendix C: Saguaro Springs Design Guidelines d. Community -wide path and trail systems encourage increased pedestrian circulation. ■ Pathways, pocket parks and other open space shall be integrated into the neighborhood design. ■ The circulation system shall provide pedestrian and bicycle links to all community, recreational and educational facilities within Saguaro Springs. ■ Adequate separation shall be provided between the pedestrian and vehicular circulation systems in order to minimize conflicts. e. Development should be planned carefully to protect existing views and maximize the feeling of open space. ■ Overall neighborhood street design shall be curvilinear, as opposed to having long straight stretches of roadway. ■ A coordinated street tree program shall be implemented along all arterial and collector roadways within Saguaro Springs. ■ Areas of meandering open space shall be incorporated along arterial and collector streets, as well as along the project perimeter. ■ Use of cul-de-sacs shall be limited. Open space relief shall be provided at the end of all cul-de-sacs on project and neighborhood edges to create viewsheds. ■ Lots shall primarily be positioned in a north/south direction so as to maximize views and respect solar orientation. 2. Street Design The street cross-sections and nature of improvements for all internal and abutting roadways will be consistent with the Town of Marana's recommendations, which will be based on the Saguaro Springs Traffic Impact Analysis's findings. Collector roadways will be landscaped; local streetscapes will be enhanced with landscaping in the front yards of homes. Saguaro Springs C-5 Specific Plan Appendix C: Saguaro Springs Design Guidelines 3. Drainage and Grading a. Drainageways ■ All flows shall be confined to the drainage -channels so as eliminate the reliance on pocket parks and other open space within individual subdivisions to dually serve as detention areas. ■ A detention facility will be designed as part of the district park, conveying flows from the park to a discharge point near the northwest corner of the project site. ■ The drainageways shall be fully integrated into the design of the project site serving as site amenities that include community trails and landscaping. b. Grading ■ 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. ■ Grading of individual parcels should not result in abrupt transitions to adjacent landforms or streets. Instead, grading should result in rounded forms to blend into the natural environment. ■ Water harvesting on individual lots is encouraged. ■ Drainage patterns on individual lots shall be maintained so as not to interfere with drainage on adjacent lots. Saguaro Springs C-6 Specific Plan Appendix C: Saguaro Springs Design Guidelines D. Architecture 1. General Principles a. Purpose The purpose of this section is to provide general criteria for the design of the residential community at Saguaro Springs. These guidelines are provided for the master developer and builders to ensure a quality, consistent visual appearance for all new building development. The following sections will provide illustrations and guidelines regarding style and design elements consistent with the community image desired at Saguaro Springs. These principles, while essential to achieving a high level of design excellence throughout the development, are not intended to restrict creative architectural solutions. b. Community Structure Saguaro Springs includes a variety of residential densities and housing types alongside proposed educational and recreation facilities. Each neighborhood located within the community contributes to a unique sense of place established by the design character of the community centers, park buildings and housing types. The architecture of Saguaro Springs should provide a distinctive, unified setting for neighborhood development and social interaction. Pedestrian connections between recreational amenities and residential neighborhoods will be enhanced by the quality of designed structures. The vistas created by streets and pathways can serve to blend elements of the surrounding desert landscape with the architectural character of the built environment. c. Community Centers The community centers at Saguaro Springs provide a significant opportunity to contribute to the overall design quality and character of the development. The buildings that comprise these facilities should establish an authentic style that reflects the regional, cultural, and neighborhood influences of the southwest. The design of the community centers should project an image of neighborhood gathering and promote social interaction. Aspects of scale, proportion and detail should be considered along with massing, color and materials. Y -. ialk ■ w.. Two examples of clubhouses in Arizona communities. Saguaro Springs C-7 Specific Plan Appendix C: Saguaro Springs Design Guidelines Outdoor amenities associated with the community centers shall be integrated into the site planning of the development and the architecture of the buildings. These amenities will feature shade terraces, outdoor grills, and pool area. Recreation facilities included in the design will include playground equipment, tennis courts, shuffleboard courts, bocce ball courts, horseshoe pits, and landscaped walkways. d. Park Buildings Park buildings and accessory structures within Saguaro Springs shall be consistent in appearance to the community centers and surrounding neighborhood. All buildings must match the style, materials, and detailing of the community centers and residences. These structures must also address all applicable requirements for safety. Consideration should be given to durability that will reduce site maintenance. 2. General Architectural Guidelines The guidelines outlined in this section are intended to promote the overall design quality of the residential development at Saguaro Springs. Aspects of scale, proportion and detail should be considered from the beginning of the design process. All new designs shall be reviewed by the Design Review Committee to ensure consistency with these guidelines. All detached single-family residences within Saguaro Springs are subject to both the Saguaro Springs Design Guidelines and the Residential Design Standards outlined in the Town of Marana Land Development Code. Those Design Standards referring to architectural details and garage placement apply to both attached and detached products. Town of Marana staff shall review all Saguaro Springs submittals for compliance with the Residential Design Standards, and the Saguaro Springs DRC shall review for compliance with the Saguaro Springs Design Guidelines; in situations where there are conflicts between the two sets of regulations, those that are most restrictive shall apply. a. Massing Residences shall be limited to 2 stories in height. Building heights shall be restricted by the applicable maximum height limits established by the Saguaro Springs Specific Plan. The massing of each house should create a visually attractive exterior that is appropriate to the selected style. The exterior design of residences located in Saguaro Springs should include key elements of design, including balance, depth, repetition, and contrast. Homes shall display 4 -sided architecture, and single - story elements should be provided where possible on 2 -story structures. Saguaro Springs C-8 Specific Plan Appendix C: Saguaro Springs Design Guidelines b. Garages The impact of garages on the overall streetscape should be minimized by creating varied garage setbacks. Where garages are adjacent to each other at the street elevation, a 3 -foot minimum difference in setbacks is required. Porte cocheres, side -loaded garages, tandem, and recessed garages are among the innovative design solutions that should be considered as lot size allows to achieve a more animated streetscape. These features can help mitigate the adverse effect of the automobile on the appearance of neighborhoods. c. Porches, Decks and Balconies Front porches, rear decks and balconies are prominent elements of architectural composition that also provide a functional outdoor living area protected from extreme sun or rain. All porches, decks and balconies shall be designed to complement the architectural style of the house. Porches that provide variety to the exterior appearance of the house are encouraged. Uncovered balconies may extend 5 feet into the rear yard setback. d. Roofs Roofs with slopes of 3:12 minimum and 12:12 maximum shall be of clay or concrete tile or slate and must be either flat or "S" shaped. Roof materials, slope and overhangs shall correspond to the style selected for the house. Primary roof forms include gables and hips although flat roofs are permitted if appropriate to the selected architectural style. Variation of rooflines, overhangs and materials between adjacent houses adds visual interest to the street elevation. e. Color Exterior building colors shall be rich, warm desert hues with accents of complementary tones that enhance the individual architectural style of the residence. In general, colors for roofing should be darker in color and hue than the building's exterior walls. All paint and color schemes (including roof tile) must be approved by the Design Review Committee. Materials Materials for exterior building walls shall match the architectural style selected for the house. Materials must be consistent with the scale and location of the building. Where more than one building material is proposed for the exterior walls, careful consideration should be given to the successful integration of differing material types and the individual character of the house. Large expanses of wall surfaces shall be animated by varied materials, detail projections or window elements. Changes in wall material shall not occur at outside corners of the house. Saguaro Springs C-9 Specific Plan Appendix C: Saguaro Springs Design Guidelines g. Doors and Windows Door and window openings within exterior wall surfaces should be treated with special consideration to the visual appearance of the house. The use of architectural pop -outs, trim surrounds on all sides, recessed windows into thickened walls, bay windows, and curved walls of glass block or glass are encouraged to engage the architectural style of the house. Windows may be either divided light, plain glass, or glass block. Frames should be white, bronze or earth -tone colors. Mill finish frames are prohibited. Glazing may be either clear or tinted in a color appropriate to the style. Reflective glass is not permitted. Metal, vinyl or wood clad windows are permitted. Window shapes shall be appropriate to the architectural style. h. Chimneys The design and material finish of chimneys should complement the design character of the house. Chimneys may exceed the maximum building height subject to review of the Design Review Committee. Flue covers are required. i. Lighting All exterior lighting shall be Marana "dark sky ordinance", required. in accordance with the Town of The lighting of address plaques is Site Walls Site walls and fences shall be consistent in color and material to the architectural style selected for the community. Long expanses of site walls must be interrupted by the use of freeform curves, offsets, piers or material changes. Walls should also be visually softened by planted landscape appropriate to the landscape guidelines provided. k. Accessory Structures Accessory structures include completely detached from include, but are not limited to: ■ Storage buildings ■ Equipment enclosures ■ Shade ramadas Saguaro Springs Specific Plan any building or structure which is the house. Examples of these ■ Cabanas ■ Guest casitas The architecture of accessory with and complementary to the All detached buildings used as design guidelines of the house. structures must be compatible architecture of the main house. living space shall conform to the C-10 Appendix C: Saguaro Springs Design Guidelines Utilities and Equipment Utility and gas meters shall be screened from view to the extent possible. All residential air conditioning/heating equipment, soft water tanks, pool and spa equipment, and irrigation timers shall be screened to provide a continuous architectural facade to the street elevation. Vegetation is an acceptable form of screening. Equipment must meet utility company standards for access. All utility boxes should be painted a desert hue selected by the Design Review Committee. 3. Styles The architectural styles selected for the residential communities at Saguaro Springs reflect diverse regional influences. Production home designs should be composed of an authentic architectural vocabulary that enhances the character of the streetscape. Styles that provide a visual reference to distinctive regional housing types will help create neighborhoods of consistent quality and design excellence. These styles include, but are not limited to: • Spanish Colonial • Spanish Mission • Ranch Hacienda • Mediterranean • Desert Prairie The following sections will provide illustrations regarding materials and design elements expressive of the architectural theme. It should be noted, however, that these examples and illustrations are intended to help in understanding the architectural character and its appropriate design responses, but the ideas presented are not intended to establish absolute limits or boundaries. Saguaro Springs C-11 Specific Plan Appendix C: Saguaro Springs Design Guidelines a. Spanish Colonial Spanish Colonial style derives from the missions and haciendas of the American Southwest. A broad range of influences, including Mediterranean and Latin American sources, contribute to the sometimes eclectic character of this style. Design elements include courtyards, arches, columns, railings, and corbels. Building materials are typically stucco with wood and wrought iron used as accents. Roofs are composed of two- piece clay tile or full "S" concrete tile. The diversity of the sources that comprise the heritage of Spanish Colonial style creates a harmony between the exterior facade, interior space, and detail elements. Current examples of residential types in the Spanish Colonial style. Saguaro Springs C-12 Specific Plan Spanish Colonial Porches Windows Vents Appendix C: Saguaro Springs Design Guidelines r_ 7 Eaves Saguaro Springs C-13 Specific Plan Appendix C: Saguaro Springs Design Guidelines b. Spanish Mission The Spanish Mission style originated in the Southwest with the introduction of small communities formed by Spanish missionaries. These missions were initially composed of asymmetrical buildings featuring segmented arches, columns, and a distinctive sculpted parapet. The roof style includes wide, overhanging eaves, exposed rafters, and a red -tiled roof. Characteristic details include wood railings and eave brackets, wrought iron over vents, and ornate entries. On Sculpted walls and ornate entries are featured in these Spanish Mission examples, including multi -family illustrations. Saguaro Springs C-14 Specific Plan Spanish Mission Parapets Windows Vents Eaves Appendix C: Saguaro Springs Design Guidelines I Saguaro Springs C-15 Specific Plan Appendix C: Saguaro Springs Design Guidelines c. Ranch Hacienda The Ranch Hacienda style is a derivative of Spanish style architecture. Building materials that characterize this style include stucco, stone, or slump block on the exterior walls with heavy timber wood posts and corbels. Typical details include heavy timber headers, stone accent walls, and rustic wood shutters. The contrast of textures and materials in this style helps create a distinctive appearance that still engages traditional Spanish architecture. Contemporary examples of the Ranch Hacienda style showing prominent stone elements. M Saguaro Springs C-16 Specific Plan Ranch Hacienda Porches Doors Windows Appendix C: Saguaro Springs Design Guidelines Eaves Saguaro Springs C-17 Specific Plan Appendix C: Saguaro Springs Design Guidelines d. Mediterranean The Mediterranean style draws on the authentic Spanish architecture of Europe to project a refined architectural character. Columns, arched openings, and window surrounds create an animated facade that alludes to the austere Classicism of the Renaissance. Low-pitched roofs, wrought iron balconies, and decorative light fixtures are other traditional elements of this style. A formal, dignified appearance characterizes these Mediterranean style residences. Saguaro Springs C-18 Specific Plan Appendix C: Saguaro Springs Design Guidelines Mediterranean Porches Doors Windows M: i/, Sol WW. Saguaro Springs C-19 Specific Plan Appendix C: Saguaro Springs Design Guidelines e. Desert Prairie Desert Prairie architecture derives from the Prairie style developed by Frank Lloyd Wright for the Midwest. The style has been adapted to the Southwest with color schemes that related to the desert landscape and horizontal emphasis in massing. Extended eave overhangs and low roof pitches are used to contribute to the linear quality of the facade. Other elements that distinguish the Prairie style include exterior masonry, rectilinear window shapes, stone chimney piers, and flat concrete roof tiles. Wide overhanging eaves and masonry elements are featured in these Desert Prairie examples. U Saguaro Springs C-20 00 Specific Plan Prairie Porches Doors Windows Appendix C: Saguaro Springs Design Guidelines Eaves r Saguaro Springs C-21 Specific Plan 000 Eaves r Saguaro Springs C-21 Specific Plan Appendix C: Saguaro Springs Design Guidelines E. Landscape Architecture The primary objective of the Saguaro Springs Specific Plan landscape concept is to establish a unified community identity, seamlessly blending the plan area into the greater Saguaro Springs community. Through landscape design, project entries will be clearly defined, and access throughout the development will be facilitated. Landscaping will also enhance the community at a pedestrian scale. All lots, parcels, improved open space and natural open space should be incorporated into a unified landscape theme. 1. Edges The project has natural areas, landscaped buffers or drainage channels that buffer all edges of the project. ■ The screening and buffering elements of the project are a combination of perimeter walls and landscaping. For every 600 square feet of landscape buffer, the builder/developer must provide two desert trees (minimum 15 gallons, 6 desert shrubs (minimum 5 -gallons) and six groundcover plants (minimum 1 -gallon). ■ Perimeter walls shall not exceed a height of 6 feet above finished grade. ■ Chain-link fencing is prohibited. Street wall with pillars and landscape treatment (Conceptual Only) Saguaro Springs C-22 Specific Plan Appendix C: Saguaro Springs Design Guidelines 2. Entries Saguaro Springs contains a series of entry features with an integrated design of landscape, hardscape, monumentation and signage. Entry features aid in defining the community's character and present an introduction to the development. a. Primary Entries The primary entry features with monumentation will serve as a gateway into Saguaro Springs. The monument, seen from a distance, provides the backdrop for the project name and logo. It signifies arrival and establishes the theme of the development. The primary entry features for Saguaro Springs, including walls, signs, landscaping and pavement treatments, will be designed and installed by the Master Developer. There are three primary project entries into Saguaro Springs: ■ Twin Peaks Road and Saguaro Peaks Boulevard; ■ Lambert Lane and Saguaro Peaks Boulevard; and ■ Lambert Lane, west of Quarry Road, into the age -restricted portion of Saguaro Springs. TWIN PEAKS TWIN PEAKS MAIN ENTRY - PLAN VIEW Example of primary entry (Conceptual Only) Saguaro Springs Specific Plan C-23 Y i SS r `�E>�Ci►1 t� VWAN � r EASTENTRY SMALLER LER FEATURE r � -• r r 1�, C-23 Appendix C: Saguaro Springs Design Guidelines b. Secondary Entries The secondary entries shall have similar treatments as the primary entries, but they will be smaller in scale. These three entries will also be installed by the Master Developer. The secondary entries will be located at: ■ Twin Peaks Road and Saguaro Highlands Drive; ■ Lambert Lane, just west of Quarry Road; and ■ Airline Road, south of Lambert Lane. c. Neighborhood Entries Neighborhood entry features identify the entrances into the individual subdivisions within Saguaro Springs. Each entry into a subdivision shall be uniquely designed with common elements that bind the entire Saguaro Springs community together. Neighborhood entry features will be constructed by the builders of each subdivision; approval by the Saguaro Springs Design Review Committee is required. d. Landscape Treatment Project and neighborhood entries will be defined through special landscape treatment to emphasize and contrast it with the surrounding environment. The landscape and hardscape components create symbolic gateways by framing the roadway with architectural elements and a unique massing of plant materials. Palm trees, coupled with saguaros and desert landscaping typically found surrounding desert springs and washes, will dominate the project entries. Special design consideration will be taken with any bridges associated with these entries. 3. Streetscape The streetscape is among the most prominent landscape elements within the project. The intent is to provide unity and variety while drawing upon the natural setting. Thematic plantings and treatments set the overall community theme. Individual neighborhoods may feature landscaping or street tree themes to create neighborhood identity. ■ Medians shall be designed with low -maintenance landscaping, employing native materials rather than more formal plantings that require higher maintenance. Landscaping within the right- of-way will be licensed by the Town of Marana and maintained by the Saguaro Springs Master Association or sub - association. ■ Decorative paving materials shall be used on arterial and collector streets to designate areas of intense pedestrian activity. Saguaro Springs C-24 Specific Plan Appendix C: Saguaro Springs Design Guidelines Open space relief is required at the end of all cul-de-sacs that terminate at the edge of a neighborhood. A minimum tree size of 15 gallons shall be required for street and parking lot trees. Shrubs must be a minimum 5 gallons in size. Groundcovers shall be a minimum of 1 gallon in size, planted 30" on center. 4. Recreation Areas a. Neighborhood "Pocket" Parks All pocket parks greater than '/z acre in size shall be designed to include the following: ■ Infrastructure (water, electricity) ■ Linkages to nearby trails, or other pedestrian pathways ■ Small play structures ■ Grassy play areas ■ Picnic facilities ■ Landscaping & irrigation ■ Trash receptacles ■ Park benches ■ Signage ■ Water fountains ■ Bicycle racks ■ Security lighting b. Community Center (Age -Restricted Area) The community center within the age -restricted portion of Saguaro Springs shall, at minimum, contain the following amenities: ■ Clubhouse 13 Administrative Facilities 13 Banquet Facilities, including kitchen area 13 Media Room Library 13 Meeting Rooms Fitness/Wellness Center 13 Restrooms Storage Facilities ■ Outdoor Shade Areas ■ Swimming Pool/Spa ■ Tennis Courts ■ Horseshoe Courts ■ Shuffleboard Courts Park and community center parking area islands shall be provided with trees at the rate of not less than one tree per eight parking stalls. Two-thirds of the trees must be a minimum of 15 gallons in size; one-third shall be a minimum 24 -inch box. Saguaro Springs C-25 Specific Plan Appendix C: Saguaro Springs Design Guidelines 5. Trails A dual trail system will be implemented throughout the Saguaro Springs project area. A public trail network will be constructed within the project's drainageways. The second tier of the dual trail system are the neighborhood trails, which connect to the community trails and provide access to each of the pocket parks and open space areas within individual subdivisions. a. Community Trails ■ Trails within drainageways shall be constructed with a minimum 14 -foot multi -use path (10 feet asphalt and 4 feet decomposed granite) with a minimum 2 -foot clear zone on either side. ■ Community trails must provide access to all public open spaces, schools and community facilities within Saguaro Springs. ■ Access points shall be located at all street intersections and at a minimum of every '/z mile. ■ Security lighting shall be located at all street entrances to the trail and where appropriate along the trail. ■ Benches, enhanced landscape and water fountains shall be placed at major connections and trail nodes. ■ Trailways shall be landscaped, but they are not to be fully improved green spaces. b. Neighborhood Trails ■ Neighborhood trails shall be constructed with a minimum 5 - foot multi -use path with compacted aggregate surfacing, such as decomposed granite. ■ Neighborhood trails shall be linked to the community trails and shall be located throughout all subdivisions within Saguaro Springs. ■ Security lighting shall be placed at trail access points and where appropriate along the trail. ■ Trailways shall be landscaped. ■ Landscaping, at minimum, shall consist of 2 shade trees per 100 feet with ground cover in between. 6. Drainageways The drainage channels within Saguaro Springs are essentially a man- made river system. Four distinct landscape zones, reminiscent of a natural river system, have been established for the drainageways: ■ Riparian Zone — areas dominated by large riparian trees, such as sycamore, cottonwood and ash trees. This zone will appear where the channel changes direction or where the viewshed needs to be restricted. ■ Bosque Zone — areas where the channel flattens out and a grove of mesquite trees grow. Saguaro Springs C-26 Specific Plan Appendix C: Saguaro Springs Design Guidelines Spring Zone — areas where the channel narrows, creating the illusion of bedrock coming to the surface. Palm trees, coupled with saguaros and desert landscaping typically found surrounding desert springs and washes, dominate this zone. The bridges (and other drainage crossings) throughout Saguaro Springs will always be associated with this zone. Open Space Zone — areas between zones where the vegetation would be sparser and more open to large mountain views. These areas will be dominated by desert landscape and hydroseeded areas. 7. Residential Areas Desert and drought -tolerant plant materials will dominate the landscape treatment within each neighborhood. ■ The builder shall offer the homebuyer a selection of front yard landscape packages that reflect the character and theme of the neighborhood. (A minimum number of 3 selections shall be offered.) ■ The number of plant materials required per individual lot should be in direct proportion to the size of the lot. For every 20 feet of linear street frontage (excluding driveways), the following planting materials shall be provided: • One tree, minimum 15 -gallons • Two 5 -gallon shrubs or accents 13 Five 1 -gallon shrubs or accents 11 Five 1 -gallon groundcovers An automated irrigation system shall be provided by the builder for all front yard landscaping. There must be 100 percent coverage with plant materials or inert groundcovers. No decomposed granite will be allowed. 8. Signage Prohibited Signs The following signs shall be prohibited in all land use designations within Saguaro Springs: ■ Inflatable signs ■ Rooftop signs ■ Signs on trailers or painted on the sides of disabled or parked vehicles ■ Rotating, revolving or flashing signs ■ Signs advertising or displaying any unlawful act, business or purpose ■ Any sign, notice or advertisement affixed to any street right-of-way, public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone pole, lighting system, or upon any fixture of the fire or police alarm system of the Town of Marana. ■ Any strings or pennants, banners or streamers, cluster of flags, strings of twirlers or propellers, flares, balloons and Saguaro Springs C-27 Specific Plan Appendix C: Saguaro Springs Design Guidelines similar attention -getting devices, including noise -emitting devices, with the exception of the following: 13 Pennants, banners, balloons, or flags used in conjunction with subdivision sales offices and tract entry points. 13 National, state or local governmental flags properly displayed. Holiday decorations shall be regulated by the Saguaro Springs Master Association or sub -association through project CC&R's. 9. Public Art Public artwork shall be incorporated into the district park helping to establish unique sense of place for Saguaro Springs. All potential public art improvement will be reviewed and approved by the Saguaro Springs Design Review Committee. Installation will also be supervised by the DRC. Although the DRC will make all final decisions regarding public art within Saguaro Springs, the DRC will work with the Marana Arts Council on the community's public art project(s). Saguaro Springs C-28 Specific Plan Appendix C: Saguaro Springs Design Guidelines Plant Palette The following plant lists are intended as a guideline for the overall landscape design of Saguaro Springs. This plant list is approved for use in Saguaro Springs at appropriate designated areas. This list is intended to be used as an extensive guideline and not as a comprehensive list of plant material appropriate for use in Saguaro Springs. Trees approved to provide the streetscape theme are designated by (S). Trees approved for revegetation in drainageways are designated by (D). Trees approved for residential landscaping that may be viewed from public rights-of-way (front yards, side yards, common areas, etc.) are designated by (R) and may include all trees identified with a (D). Trees approved for use only within walled private areas are designated by (P) and may include (D) and (R) trees. Some of the varieties listed may need protection from freezing; check with your local nurseryman and/or landscape architect. Trees S Acacia salicina Willow Acacia S Carya illinoensis Pecan S Cercidium praecox Palo Brea S Dalbergia sissoo Sissoo Tree S Eucalyptus microtheca Coolibah S Eucalyptus spathu/ata Narrow -Leafed Gimlet S Fraxinus Velutina Arizona Ash S Pithecellobium flexicaule Texas Ebony S Prosopis glandulosa Texas Honey Mesquite S Quercus buckleyi Red Rock Oak D Acacia constricta Whitethorn Acacia D Acacia farnesiana Sweet Acacia D Acacia greggii Cat Claw Acacia D Acacia smallii Southwest Sweet Acacia D Canotia holacantha D Celtis pa/lida Desert Hackberry D Cercidium floridum Blue Palo Verde D Cercidium microphyllum Foothills Palo Verde D Chilopsis linearis Desert Willow D Olneya tesota Ironwood D Prosopis ssp Mesquite D Sambucus canadensis Elderberry R Acacia abyssinica Abyssinian Acacia R Acacia stenophylla Shoestring Acacia R Celtis reticulata Netleaf Hackberry R Celtis douglasii Western Hackberry Saguaro Springs C-29 8B Specific Plan Appendix C: Saguaro Springs Design Guidelines R Heterome/es arbutifolia Toyon R Laurus nobilis Sweet Bay R Pithecellobium flexicau/e Texas Ebony R Quercus emoryi Emory Oak R Quercus gambelii Gamble Oak R Sophora secundiflora Mescal Bean, Texas Mountain Laurel R Vitex agnus-castus Chaste Tree P Cedar species* P Citrus* P Eriobotrya japonica Loquat P Juniper species* P Oleanders* P Palms* P Pinus species* P Podocarpus macrophyllus Yew Pine P Prunus ssp Purple Plum, Carolina Laurel Cherry All shrubs and accents listed below are approved for use in the streetscape areas. Shrubs and accents approved for revegetation in drainageways are designated by (D). Shrubs and accents approved for residential landscaping that may be viewed from public rights-of-way (front yards, side yards, common areas, etc.) are designated by (R) and may include all shrubs and accents identified with a (D). Shrubs and accents approved for use only within walled private areas are designated by (P) and may include (D) and (R) shrubs and accents. Some of the varieties listed may need protection from freezing; check with your local nurseryman and/or landscape architect. Shrubs and Accent Plants D Agave americana D Agave huachucensis D Agave vilmoriniana D Agave weberi D Aloe barbadensis D Ambrosia deltoidea D Asclepias subulata D Asclepias linstis D Atriplex ssp D Baileya mu/tiradiata D Carnegiea gigantea D Dasylirion wheeleri D Dodonaea viscose Century Plant Wide -Leaf Agave Octopus Agave Smooth -Edge Agave Aloe Vera Bursage Saltbush (many varieties) Desert Marigold Saguaro Desert Spoon Hopseed Bush Saguaro Springs C-30 Specific Plan Appendix C: Saguaro Springs Design Guidelines D Echinocereus engelmannii D Encelia farinosa Brittle Bush D Encelia trifurca Cape Aloe D Ephedra fasciculata Pointleaf Manzanita D Eriogonum fasciculatum v. polifolium Coyote Bush D Ferocactus ssp Barrel Cactus D Fouquieria splendens Ocotillo D Gutierrezia sarothrae Ground Morning Glory D Justica spicigera (Calif.) Desert Honeysuckle D Larrea divaricata Creosote Bush D Lotus rigidus Carolina jasmine D Lycium exsertum Red Aloe D Lycium fremontii Lantana D Lysiloma thornberi Feather Bush D Nolina microcarpa Oregon Grape D Opuntia ssp Prickly Pear Cactus D Simmondsia chinensis Jojoba D Trixis californica Trailing African Daisy D Vauquelinia californica Arizona Rosewood D Viguiera deltoidea Photinia D Yucca baccata Yucca ❑ Yucca ssp Yucca (many varieties) R Acacia redolens Ground Cover Acacia R Aloe ferox Cape Aloe R Arctostaphylos pungens Pointleaf Manzanita R Baccharis pilularis Coyote Bush R Caesalpinia gilliesii Mexican Bird of Paradise R Cassia ssp Cassia and Senna (many varieties) R Convolvulus mauritanicus Ground Morning Glory R Feijoa sellowiana Pineapple Guava R Gazania ssp Gazania (many varieties) R Gelsemium sempervirens Carolina jasmine R Hesperaloe parviflora Red Aloe R Lantana ssp Lantana R Leucophyllum frutescens Texas Ranger R Mahonia aquifolium Oregon Grape R Malephora crocea Ice Plant R Nandina domestics Heavenly Bamboo R Osteospermum fruticosum Trailing African Daisy R Penstemon ssp Penstemon R Photinia ssp Photinia R Potentilla ssp Cinquefoil R Rhus ovata Sugar Bush Saguaro Springs C-31 Specific Plan Appendix C: Saguaro Springs Design Guidelines R Rose Rose R Rosa banksiae Lady Banks' Rose R Rosmarinus officinalis Rosemary R Santolina ssp Santolina R Senecio cineraria Dusty Miller R Tecoma stans Trumpet Bush R Teucrium chamaedrys Germander P Acanthus mollis Bear's Breech P Ajuga reptans `purpurea' Bronze Ajuga P Antigonon leptopus Queens Wreath P Asparagus d. sprengeri Asparagus fern P Abelia grandif/ora Glossy abelia P Bambusa ssp Bamboo P Bougainvillea ssp Bougainvillea P Callistemon citrinus Lemon Bottlebrush P Callistemon viminalis Weeping Bottlebrush P Camellia japonica Camellia (many varieties) P Carissa grandiflora Natal Plum P Cotoneaster ssp Cotoneaster (many varieties) P Cycas revolute Sago Palm P Cyperus alternifolius Umbrella Plant P Dietes vegeta Fortnight Lily P Elaeagnus x. `Ebbingei' Silverberry P Euonymus ssp Euonymus P Fatshedera lizei Fatshedera P Fatsia japonica Aralia P Ficus ssp Fig P Gardenia jasminoides Gardenia (many varieties) P Hedera ssp Ivy P Hibiscus ssp Hibiscus P Ilex ssp Holly P Jasminum ssp Jasmine P Juniperus species* P Lagerstroemia indica Crape Myrtle P Ligustrum ssp Privet P Liriope muscarl Liriope P Macfadyena unguis-cati Cat's Claw Vine P Myrtus communis Myrtle P Nerium oleander "petite" Dwarf` P Oleanders* P Ophiopogon japonicus Mondo Grass P Philodendron selloum Philodendron P Pittosporum ssp Mock Orange Saguaro Springs C-32 Specific Plan Appendix C: Saguaro Springs Design Guidelines P Pyracantha ssp Pyracantha P Raphiolepis indica Indian Hawthorn P Spirea ssp Spirea P Tecomaria capensis Cape Honeysuckle P Trachelospermum Star Jasmine P Viburnum ssp Viburnum P Vinca ssp Periwinkle *NOTE: Dwarf forms of Citrus, Palms, Oleander, Pines, Cedar and Junipers, which will not exceed 10 feet in height at maturity may be used, but only within walled private areas. Queen Palms (Syagrus romanzoffianum) may be used within walled private areas, but may not exceed 20 feet in height, as measured from grade to the top of the trunk. Should the palm exceed the height restriction, it must be removed at the owner's expense. Saguaro Springs C-33 Specific Plan Appendix D: Citizen Participation Plan The State of Arizona's Growing Smarter legislation has established new requirements for towns, cities and counties to better evaluate and subsequently respond to growth issues. A major element of this framework includes enhanced public participation and notification procedures. According to the Arizona Revised Statutes (A.R.S.) 9-641.06 (B), "the procedures shall provide for: a. The broad dissemination of proposals and alternatives; b. The opportunity for written comments; c. Public hearings after effective notice; d. Open discussions, communications programs and information services; and e. Consideration of public comments." The following information outlines the public participation plan for Saguaro Springs The Planning Center conducted a neighborhood meeting on September 2, 2004 to inform property owners in the area about the proposed project and to gain their input on the plan. Approximately 15 neighbors were in attendance, along with representatives from the Town of Marana. Section 10.02.0 of the Town of Marana Land Development Code requires all property owners within 300 feet be notified of a proposed rezoning. Notification for this neighborhood meeting exceeded the minimum requirement; all property owners within the Happy Acres subdivision to the north were invited. The Master Developer will continue to work with the neighbors to answer questions and address their concerns. Follow-up neighborhood meetings or contact with individual property owners may take place, as deemed necessary. Town of Marana Planning staff will be provided with a copy of the list and map used to notify the property owners for these meetings. Additionally, a summary of the neighborhood meeting and attendance sheet will be provided to staff. oWm% Saguaro Springs D-1 Specific Plan Appendix E: Bibliography Aerial Photographs. Cooper Aerial. 2003. Arizona Revised Statutes. State of Arizona. Phoenix, Arizona. Revised 2004. Biotic Communities: Southwestern United States and Northwestern Mexico. Brown, D.E. (Ed). Salt Lake City, UT: University of Utah Press. 1994. Cascada Specific Plan. The Planning Center. Under review by Town of Marana. July 2004. Continental Reserve Production Homebuilder Design Guidelines. Continental Reserve Community Association. Marana, Arizona. July 15, 2002. DC Ranch Design and Construction Manual. The Covenant Commission. Scottsdale, Arizona. September 1997. Marana General Plan. Town of Marana. Marana, Arizona. March 2003. Marana Town Code. Town of Marana. Marana, Arizona. Revised 2003. Marana Transportation Plan Update 2001-2025. Marana, Arizona. June 19, 2001. Pima County Assessor's Office. "Public Records Search." (July 2004). Pima County Department of Transportation, Technical Services Division. "Pima County Land Information Systems Version 23.0." (7 July 2003). Pima County Department of Transportation, Technical Services Division. "Pima County Map Guide Maps." <http://www.dot.co.pima.az.us/gis/maps/mapguide/> (July 2004). Planning and Design Guidelines Manual. City of Surprise. Surprise Arizona. July 2002. Rancho Marana Specific Plan. The WLB Group. Under review by the Town of Marana. April 2004. Sanders Grove Specific Plan. The Planning Center. Under review by Town of Marana. August 2004. Subdivision Street Standards Manual. Town of Marana. Marana, Arizona. March 2004. Tortolita Vistas Specific Plan. The Planning Center. Marana, Arizona, July 2004. Town of Marana Land Development Code. Marana, Arizona. Revised January 2004. Town of Marana Park, Trail, and Open -Space System Master Plan. Town of Marana. Marana, Arizona. June 1999. Town of Marana Trail System Master Plan. Town of Marana. Marana, Arizona. September 2000. oWm% Saguaro Springs E-1 Specific Plan Appendix E: Bibliography Town of Marana Transportation Plan Update, 2001-2025. Marana, Arizona. Adopted July 2001. Traffic Impact Analysis for Saguaro Springs Master Planned Community. Kimley-Horn & Associates, Inc. December 2004. OWN Saguaro Springs E-2 Specific Plan Appendix F: Request for Conditional Letter of Map Revision Stantec Consulting Inc 201 North Bonita Avenue Suite 101 Tucson Q 85745-2999 Tel: (520) 150-7474 Fax: ($20) 7507470 i Mrttec.corn rui � December 21, 2004 File: 185621934-200.173 LOMA DEPOT 3601 Eisenhower Avenue, Suite 600 Alexandria, Virginia 22304 Attention: LOMA Manager Dear LOMA Manager: Reference: Request for Conditional Letter of Map Revision (CLOMR) Saguaro Springs, Town of Marana, Arizona This letter and attachments constitute a request for Conditional Letter of Map Revision for the Saguaro Springs property located in Section 18 and portions of Sections 17 and 19 of Township 12 South, Range 12 East, and Section 13, of Township 12 South, Range 11 East, Gila & Salt River Base and Meridian, within the Town of Marana in Pima County, Arizona. A portion of Saguaro Springs is designated as Zone AO on the currently effective Flood Insurance Rate Map for Pima County Arizona (Map 0401900995, February 8, 1999). Per the attached t1SGS paper,. Delineation of Flood Hazards in the Marana Quadrangle, Pima County, Arizona, the Zone AO designation" is the result of runoff from the foothills to the south. "This request is based upon proposed drainage improvements to convey the 100 -year peak discharge from offsite (foothills to the south) and onsite watersheds through the proposed Saquaro Springs residential development. Complete FEMA forms, Saguaro Springs Infrastructure Plans and the Master Drainage Study for Saguaro Springs are attached in support of this request. A review fee of $4,000.00 will be forwarded to the Fee -Collection System Administrator. Please contact me if you have any questions or comments. Thank you for your consideration of this CLOMR request. Saguaro Springs F-1 awlai Specific Plan Appendix F: Request for Conditional Letter of Map Revision Stantec December 21, 2004 LOMA Manager Page 2 of 2 Reference: Request for Conditional Letter of Map Revision (CLOMR) Saguaro Springs, Town of Marana, Arizona Sincerely, STANTEC CONSULTING INC. Sandra Stelchen Senior Hydrologist sstei the n@ sten ted. corn c. Dan Caparros, - Saguaro Reserve, LLC Ken Perry, PE — Stantec Ryan Stucki, PE - Stantec V:L528561ae We1t9582]334!mreespor�tle�eeYU_b�a_saBuarasprings_tlam_122F09.Ex Saguaro Springs F-2 awlai Specific Plan »®~/ | � CD � 01— | . if � O N \ � 0ƒ o e ■9 &§ $U) Ov