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Home My WebLink AboutTortolita Vistas Specific Plan� � m I Tortolita Vistas Specific Plan Submitted to: Town of Marana 3696 West Orange Grove Road Tucson, Arizona 85741 Prepared for: Cottonwood Properties 3567 East Sunrise, Suite 219 Tucson, Arizona 85718 Prepared by: THE PLANNING CENTER 110 South Church, Suite 6320 Tucson, Arizona 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 fUNTHE PLANNING CENTER November, 2003 2"d Draft: February 2004 Final Plan, April 2004 Mayor and Council Edition, July 12, 2004 Zoning and Repeal Modification, December, 2004 For Clarification of Material Contained in this Specific Plan Contact: THE PLANNING CENTER 110 South Church, Suite 6320 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520) 622-1950 THE PLANNING CENTER Table of Contents SECTION I: INTRODUCTION A. Specific Plan Summary ...........................................................................................1-1 B. Purpose...................................................................................................................1-2 C. Location D. Authority and Scope................................................................................................1-3 SECTION II: DEVELOPMENT CAPABILITY REPORT A. Introduction............................................................................................................ II -1 B. Environmental Overview.........................................................................................II-1 C. Site Analysis........................................................................................................... II -2 SECTION III: DEVELOPMENT PLAN A. Purpose and Intent................................................................................................III-1 B. Objectives of the Specific Plan.............................................................................. III -3 C. Relationship to Adopted Plans............................................................................... III -4 D. Compatibility of the Specific Plan with Adjoining Development .............................. III -7 E. Land Use Concept Plan.........................................................................................III-7 F. Circulation Concept Plan.......................................................................................III-9 G. Grading Concept.................................................................................................III-11 H. Water Resources................................................................................................. III -11 I. Environmental Resources and Conservation Concept ......................................... III -14 J. Landscape Concept............................................................................................ III -14 K. Open Space, Recreation, Parks and Trails Concept ............................................ III -15 L. Cultural Resources..............................................................................................III-17 M. Viewsheds...........................................................................................................111-17 N. Infrastructure, Public Services, and Utilities......................................................... III -17 SECTION IV: DEVELOPMENT REGULATIONS A. Purpose and Intent............................................................................................... IV -1 B. Applicability of Town of Marana Zoning Code ....................................................... IV -1 C. Development Regulations.................................................................................... IV -1 - SECTION V: IMPLEMENTATION AND ADMINISTRATION A. Purpose and Intent................................................................................................ V-1 B. Proposed Changes to Zoning Ordinances............................................................. V-1 C. Design Review Process......................................................................................... V-1 D. Development Review Procedure........................................................................... V-1 E. General Implementation Responsibilities............................................................... V-2 F. Phasing................................................................................................................. V-2 G. Specific Plan Administration.................................................................................. V-2 SECTION VI: DESIGN GUIDELINES A. Introduction.......................................................................................................... VI -1 B. Purpose and Intent............................................................................................... VI -1 C. Land Use Concept................................................................................................ VI -2 i Tortolita Vistas Specific Plan 00 Marana, Arizona Table of Contents D. CirculationVI-2 ............................................................................................................ E. Recreation and Open Space................................................................................ VI -3 F. The Master Developer.......................................................................................... VI -3 ®' G. Design Review ProceduresVI-3 .................................................................................. H. Site Planning........................................................................................................ VI -4 I. Architectural Guidelines........................................................................................ VI -6 �- J. Landscape GuidelinesVI-11 ......................................................................................... K. Signage...............................................................................................................VI-16 SECTION VII: CONSERVATION PLAN A. Purpose and Objectives...................................................................................... VII -1 B. Implementation.................................................................................................... VII -1 I. Protection of Designated Open Space or Undisturbed Natural Areas .................. VII -1 II. Salvage and Use of Native Trees and Cacti ........................................................ VII -2 III. Plant Salvage Methodology................................................................................. VII -5 IV. Protection of Sensitive Wildlife Species............................................................... VII -7 V. Monitoring Natural Resources During the Development Process ........................ VII -9 VI. Approved Natural Resources Monitor List...........................................................VII-10 APPENDIX A: Legal Description................................................................................. A-1 APPENDIX B: Bibliography......................................................................................... B-1 APPENDIX C: Recommended Plant Palettes.............................................................. C-1 finii Tortolita Vistas Specific Plan 00 Marana, Arizona Table of Contents LIST OF TABLES �.. Table 1: Hydrology.................................................................................................... II -8 Table 2: Partial List of Plants Observed On the Site ............................................... II -12 Table 3: Existing Roadways Surrounding the Site .................................................. II -47 Table 4: Inventory of Candidate Trails.................................................................... II -50 _ Table 5: Town of Marana General Plan Goals and Policies and Figure 5: Contemporary Version of Southwest Architectural Style ........................... Corresponding Tortolita Vistas Specific Plan Objectives ............................111-5 Figure 6: Table 6: School Capacity and Attendance............................................................. III -18 _ LIST OF FIGURES Figure 1: Cross -Section of a Typical Roadway with a 46 -foot ROW ......................... IV -5 Figure 2: Cross -Section of an Improved Trail with an 5 -foot ROW ........................... IV -5 Figure 3: Building Setbacks..................................................................................... VI -5 Figure 4: Contemporary Version of Southwest "Pueblo" Architectural Style ............. VI -6 Figure 5: Contemporary Version of Southwest Architectural Style ........................... VI -7 Figure 6: Contemporary Version of Southwest "Spanish Colonial' Architectural Style..................................................................................... VI -7 Figure 7: Contemporary Version of Southwest "Territorial' Architectural Style ......... VI -7 Figure 8: Southwest "Spanish Colonial' Architectural Style Details .......................... VI -8 Figure 9: "Pueblo" Architectural Style Typical Details ............................................... VI -9 Figure 10: Cross -Section of Typical Local Roadway with a 46 -foot ROW ................. VI -11 Figure 11: Typical Primary Entry Feature with Monumentation................................. VI -12 — Figure 12: Revegetation with Native Plants..............................................................VI-15 Tortolita Vistas Specific Plan Marana, Arizona Table of Contents LIST OF EXHIBITS SECTION I: INTRODUCTION Exhibit I.A: Regional Map......................................................................... 1-4 Exhibit I.B: Aerial Photograph................................................................... 1-5 Exhibit I.C: Location and Vicinity Map ....................................................... 1-6 SECTION II: COMPATIBILITY REPORT (Inventory and Analysis) Exhibit II.A: Development Context Map ................................................... II -3 Exhibit II.B: Aerial Photograph................................................................. II -4 Exhibit II.C.1: Topography....................................................................... II -5 Exhibit II.C.2.a: Off -Site Hydrology.......................................................... II -9 Exhibit II.C.2.d: On -Site Hydrology........................................................ II -10 Exhibit II.C.3.a: Vegetation Communities ............................................... II -14 Exhibit II.C.3.a (4): Vegetation Densities ............................................... II -15 _. Exhibit II.C.3.b: Arizona Game and Fish Department Letter ................... II -16 Exhibit II.C.4: Soil Associations............................................................. II -22 Exhibit II.C.5: Arizona State Museum Letter .......................................... II -24 Exhibit II.C.6.a: Views Across Site ......................................................... II -25 Exhibit II.C.6.b: Areas of High Visibility .................................................. II -26 Exhibit II.C.7: McHarg Composite Map .................................................. II -37 Exhibit II.C.8.c (1): Existing Land Uses On -Site ..................................... II -41 Exhibit II.C.8.c (2): Existing Zoning On -Site ........................................... II -42 Exhibit II.C.8.d (1): Existing Zoning Off -Site ........................................... II -43 Exhibit II.C.8.d (2): Existing Land Uses Off -Site ..................................... II -44 Exhibit II.C.8.h (1): Traffic Circulation and Existing Rights -of -Way......... II -49 Exhibit II.C.9.a: Open Space, Recreation, Parks, and Trails .................. II -51 Exhibit II.C.9.b (1): Schools................................................................... II -54 �-- Exhibit II.C.9.b (2): Sewer...................................................................... II -55 Exhibit II.C.9.b (3): Fire Service............................................................. II -56 Exhibit II.C.9.b (5): Religious, Health Care, and Other Public Facilities.. II -58 .� Exhibit II.C.9.b (6): Water...................................................................... II -59 SECTION III: DEVELOPMENT PLAN v Exhibit III.A: Specific Plan Boundaries.................................................... 111-2 Exhibit III.E.1: Land Use Plan................................................................. 111-8 Exhibit III.E.2: Conceptual Site Plan ....................................................... III -9 Exhibit III.F: Circulation Concept Plan ................................................... III -11 Exhibit III.H: Post -Development Hydrology ........................................... III -13 Exhibit IIIX Recreation, Parks, and Trails Concept Plan ...................... III -16 Exhibit III.N: Utilities Concept Plan ....................................................... III -20 �.iv Tortolita Vistas Specific Plan 00 Marana, Arizona F. ANN RODRIGUEZ, RECORDER RECORDED BIJ: :)L_V DEPUTY RECORDER 4437 PE3 SMARA TOWN OF MARANA ATTN: TOWN CLERK 13251 N LON ADAMS RD MARANA AZ 85653 DOCKET: 12350 08 IAr _ PAGE. 5029 F01-0- 0 Y Ca NO. OF PAGES: 5 SEQUENCE: 20041421376 ��x hi 07/23/2004 � ORDIN 16:19 MAIL AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2004.18 RELATING TO DEVELOPMENT; APPROVING A REZONING OF 230 -ACRES OF LAND FROM "R-144" TO ZONE "F" AND CREATING THE TORTOLITA VISTAS SPECIFIC PLAN ON PROPERTY LOCATED SOUTH OF MOORE ROAD AND WEST OF THORNYDALE ROAD. WHEREAS, The 'Planning Center represents the property owners of approximately 230 acres of land located within Section 31, Township 11 South, Range 13 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and WHEREAS, the Marana Planning Commission held a public hearing on May 26, 2004, and at said meeting voted 5-1 (Vice -Chair Clanagan dissenting) to recommend that the Town Council approve said rezone, adopting the recommended conditions; and WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held July 20, 2004 and has determined that the rezoning meets the criteria for a minor amendment to the General Plan, changing the land use designation from Rural Density Residential to Master Planning Area, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 230 acres of land located within a portion of Section 31, Township 11 South, Range 13 East, on the south side of Moore Road, east of the Oldfather road alignment and west of Thornydale (the "Rezoning Area"), changing the land use designation from Rural Density Residential to Master Planning Area, Section 2. The zoning of approximately 230 acres of land located within a portion of Section 31, Township 11 South, Range 13 East, on the south side of Moore Road, east of the Oldfather road alignment and west of Thornydale (the "Rezoning Area"), is hereby changed from Zone "R-144" (Single Family Residential, 144,000 sq. ft. minimum lot size) to "F" (Specific Plan) creating the Tortolita Vistas Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for single family detached homes and undisturbed open space, 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): Maram Ordinance No. 2004.18 Page 1 of 4 • F. ANN RODRIGUEZ, RECORDER DOCKET: 12464 RECORDED BY: D_K of PPIAJPAGE : 4000 DEPUTY RECORDER 1 ��'� NO. OF PAGES: 4 7864 PE1w� 00 I Z SEQUENCE: 20050051290 SMARA y �e� 01/07/2005 TOWN OF MARANA `9ItIZ�0�� b ORDIN 16:18 ATTN: TOWN CLERK 13251 N LON ADAMS RD MAIL MARANA AZ 85653 AMOUNT PAID $ 8.00 MARANA ORDINANCE NO. 2004.26 RELATING TO DEVELOPMENT; REPEALING ORDINANCE NO. 2004.18 AND APPROVING A REQUEST BY COTTONWOOD PROPERTIES TO REZONE APPROXIMATELY 230 ACRES OF LAND FROM R-144 (SINGLE FAMILY RESIDENTIAL, 144,000 SQUARE FEET MINIMUM LOT AREA) TO "F" (TORTOLITA VISTAS SPECIFIC PLAN). WHEREAS, the property owner for land within the Tortolita Specific Plan ("Property Owner" or "Developer") filed a proper request to modify the zoning of the property to Zone F, Specific Plan in accordance with the Marana Land Development Code; and WHEREAS, the Tortolita Vistas Specific Plan was reviewed by the Town's Planning Commission on May 16, 2004, and forwarded to Mayor and Council in accordance with the Land Development Code; and WHEREAS, the Mayor and Council considered the recommendations and adopted Ordi- nance No. 2004.18; and WHEREAS, the Ordinance did not become effective for 30 -days after adoption pursuant to the Marana Land Development Code; and WHEREAS, referendum petitions were filed by Citizens for Responsible Growth in Ma- rana to refer approval of the Ordinance to the voters before it became operative, and as a result the Ordinance has not yet become operative; and WHEREAS, the Citizens for Responsible Growth in Marana have met with the Property Owner and identified additional land use restrictions that would further the purpose of the refer- endum; and WHEREAS, the Property Owner has prepared a Revised Tortolita Vistas Specific Plan and has requested Mayor and Council approve the Revised Tortolita Vistas Development Agreement; and WHEREAS, the Mayor and Council have provided notice to affected Property Owner in accordance with the Marana Land Development Code and held a hearing on the approval of the Specific Plan with the additional land use restrictions and received comments from interested persons; and WHEREAS, on the basis of the public hearing, and input from the Citizens for Respon- sible Growth in Marana, Town staff and the Property Owner, Mayor and Council have now de- termined that adoption of the Specific Plan with the additional land use restrictions will further the purposes of the referendum and meet the objectives of the Town and are in the public inter- est; {00000444.DOC / - 1 - FJC/cds 12/29/2004 1:35 PM I, 4" 6 E) 4, 0 trl lrj NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, as follows: Section 1. Marana Ordinance No. 2004-18 is repealed. Section 2. A minor amendment to the General Plan of approximately 230 acres of land located within a portion of Section 31, Township 11 South, Range 13 East, on the south side of Moore Road, east of the Oldfather road alignment and west of Thornydale (the "Rezoning Area"), changing the land use designation from Rural Density Residential to Master Planning Area. Section 3. The zoning of approximately 230 acres of land located within a portion of Section 31, Township 11 South, Range 13 East, on the south side of Moore Road, east of the Oldfather road alignment and west of Thornydale (the "Rezoning Area"), is hereby changed from Zone "R-144" (Single Family Residential, 144,000 sq. ft. minimum lot size) to "F" (Specific Plan) creating the Tortolita Vistas Specific Plan. Section 4. The purpose of this rezoning is to allow the use of the Rezoning Area for sin- gle family detached dwellings on individually graded lots and undisturbed open space, subject to the following conditions, the violation of which shall be treated in the same manner as a viola- tion of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): 1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. This rezoning is valid for two years from the date of Town Council approval. If the De- veloper fails to have an effective Development Agreement in place and a final subdivi- sion plat recorded within such two-year time period, the Town may initiate the necessary action to revert the property to the previous zoning (R-144) upon action by the Town Council. 3. The ultimate development proposed by this rezoning shall be consistent with the adopted Development Agreement. 4. The Developer shall submit a new transportation impact analysis (TIA) that shall be ac- ceptable to the Town Transportation Engineer. The TIA must be approved prior to the approval of the preliminary plat. 5. At the time that the local roads and/or disturbed areas are staked, a biologist will be on- site to protect valuable habitat and specimen trees where possible and determine the pri- mary do not disturb areas based on vegetation coverage and habitat. %1 0 6. No approval, permit or authorization of the Town of Marana authorizes the applicant 4 and/or the landowner to violate any applicable federal or state laws or regulations, or re- of lieves the applicant and/or the landowner from responsibility to ensure compliance with. all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The Developer is advised to retain appropriate expert 100000444.DOC i} - 2 - and/or consult with the appropriate federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations 7. The Developer shall dedicate, or cause to have dedicated, the half right-of-way of 75 -feet that is adjacent to the property for Thornydale and Moore Roads, per the Town of Ma- rana adopted major routes plan. A water service agreement and a master water plan must be submitted by the Developer, and accepted by the Town of Marana Utilities Director and/or Tucson Water prior to the approval of the first plat by the Town Council. 9. 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 first plat by the Town Council. 10. The design of all streets and circulation -related facilities shall be accepted by the North- west Fire District prior to the Planning Commission's consideration of the preliminary plat. 11. An annual report shall be submitted within 30 days of the anniversary of the Town Coun- cil's approval of the Specific Plan. In addition to those requirements listed in the Land Development Code and Specific Plan, the report shall provide an update to the current amount of site disturbance. 12. A homeowners association (HOA) shall be established, acceptable to the Town of Ma- rana, to control, maintain, and manage the residential areas and open space. 13. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of habitat monitoring and management. 14. The Town shall reserve the right to monitor and enforce the habitat management respon- sibilities of the HOA. 15. The preliminary plat shall show water service responsibility and further state that said provider has received an Arizona Department of Water Resources 100 -year water supply designation. 16. The preliminary plat shall be in general conformance with the Land Use Concept of the Specific Plan. 17. Upon adoption of the ordinance by the Mayor and Council approving the Tortolita Vistas Specific Plan, the applicant shall provide the Planning Department with the following fi- nal Tortolita Vistas Specific Plan: one non -bound original corrected as per the Planning Director plus forty bound copies and one digital copy in Microsoft Word or other accept- able format within sixty days of the adoption, {00000444.Doc i} - 3 - rSb 4 Fri �j Section 5. All Ordinances, Resolutions and Motions, and parts of Ordinances, Resolu- tions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2004.18. Section 6. This ordinance shall be effective only if it is legally operative within 45 days after the date of its passage. Section 7. This ordinance is intended to be adopted as a whole and not as separate or severable parts. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 4th day of January, 2005. ayo b Sutton, Jr. A TTrQT. {00000aaa.Doc i} - 4 - MARANA ORDINANCE NO. 2004.26 RELATING TO DEVELOPMENT; REPEALING ORDINANCE NO. 2004.18 AND APPROVING A REQUEST BY COTTONWOOD PROPERTIES TO REZONE APPROXIMATELY 230 ACRES OF LAND FROM R-144 (SINGLE FAMILY RESIDENTIAL, 144,000 SQUARE FEET MINIMUM LOT AREA) TO "F" (TORTOLITA VISTAS SPECIFIC PLAN). WHEREAS, the property owner for land within the Tortolita Specific Plan ("Property Owner" or "Developer") filed a proper request to modify the zoning of the property to Zone F, Specific Plan in accordance with the Marana Land Development Code; and WHEREAS, the Tortolita Vistas Specific Plan was reviewed by the Town's Planning Commission on May 16, 2004, and forwarded to Mayor and Council in accordance with the Land Development Code; and WHEREAS, the Mayor and Council considered the recommendations and adopted Ordi- nance No. 2004.18; and WHEREAS, the Ordinance did not become effective for 30 -days after adoption pursuant to the Marana Land Development Code; and WHEREAS, referendum petitions were filed by Citizens for Responsible Growth in Ma- rana to refer approval of the Ordinance to the voters before it became operative, and as a result the Ordinance has not yet become operative; and WHEREAS, the Citizens for Responsible Growth in Marana have met with the Property Owner and identified additional land use restrictions that would further the purpose of the refer- endum; and WHEREAS, the Property Owner has prepared a Revised Tortolita Vistas Specific Plan and has requested Mayor and Council approve the Revised Tortolita Vistas Development Agreement; and WHEREAS, the Mayor and Council have provided notice to affected Property Owner in accordance with the Marana Land Development Code and held a hearing on the approval of the Specific Plan with the additional land use restrictions and received comments from interested persons; and WHEREAS, on the basis of the public hearing, and input from the Citizens for Respon- sible Growth in Marana, Town staff and the Property Owner, Mayor and Council have now de- termined that adoption of the Specific Plan with the additional land use restrictions will further the purposes of the referendum and meet the objectives of the Town and are in the public inter- est; {00000444.DOC /} - 1 - FJC/cds 12/29/2004 1:35 PM NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, as follows: Section 1. Marana Ordinance No. 2004-18 is repealed. Section 2. A minor amendment to the General Plan of approximately 230 acres of land located within a portion of Section 31, Township 11 South, Range 13 East, on the south side of Moore Road, east of the Oldfather road alignment and west of Thornydale (the "Rezoning Area"), changing the land use designation from Rural Density Residential to Master Planning Area. Section 3. The zoning of approximately 230 acres of land located within a portion of Section 31, Township 11 South, Range 13 East, on the south side of Moore Road, east of the Oldfather road alignment and west of Thornydale (the "Rezoning Area"), is hereby changed from Zone "R-144" (Single Family Residential, 144,000 sq. ft. minimum lot size) to "F" (Specific Plan) creating the Tortolita Vistas Specific Plan. Section 4. The purpose of this rezoning is to allow the use of the Rezoning Area for sin- gle family detached dwellings on individually graded lots and undisturbed open space, subject to the following conditions, the violation of which shall be treated in the same manner as a viola- tion of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance): 1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. This rezoning is valid for two years from the date of Town Council approval. If the De- veloper fails to have an effective Development Agreement in place and a final subdivi- sion plat recorded within such two-year time period, the Town may initiate the necessary action to revert the property to the previous zoning (R-144) upon action by the Town Council. 3. The ultimate development proposed by this rezoning shall be consistent with the adopted Development Agreement. 4. The Developer shall submit a new transportation impact analysis (TIA) that shall be ac- ceptable to the Town Transportation Engineer. The TIA must be approved prior to the approval of the preliminary plat. 5. At the time that the local roads and/or disturbed areas are staked, a biologist will be on- site to protect valuable habitat and specimen trees where possible and determine the pri- mary do not disturb areas based on vegetation coverage and habitat. 6. No approval, permit or authorization of the Town of Marana authorizes the applicant and/or the landowner to violate any applicable federal or state laws or regulations, or re- lieves the applicant and/or the landowner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The Developer is advised to retain appropriate expert 100000444.Doc i} - 2 - and/or consult with the appropriate federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations 7. The Developer shall dedicate, or cause to have dedicated, the half right-of-way of 75 -feet that is adjacent to the property for Thornydale and Moore Roads, per the Town of Ma- rana adopted major routes plan. 8. A water service agreement and a master water plan must be submitted by the Developer, and accepted by the Town of Marana Utilities Director and/or Tucson Water prior to the approval of the first plat by the Town Council. 9. 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 first plat by the Town Council. 10. The design of all streets and circulation -related facilities shall be accepted by the North- west Fire District prior to the Planning Commission's consideration of the preliminary plat. 11. An annual report shall be submitted within 30 days of the anniversary of the Town Coun- cil's approval of the Specific Plan. In addition to those requirements listed in the Land Development Code and Specific Plan, the report shall provide an update to the current amount of site disturbance. 12. A homeowners association (HOA) shall be established, acceptable to the Town of Ma- rana, to control, maintain, and manage the residential areas and open space. 13. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of habitat monitoring and management. 14. The Town shall reserve the right to monitor and enforce the habitat management respon- sibilities of the HOA. 15. The preliminary plat shall show water service responsibility and further state that said provider has received an Arizona Department of Water Resources 100 -year water supply designation. 16. The preliminary plat shall be in general conformance with the Land Use Concept of the Specific Plan. 17. Upon adoption of the ordinance by the Mayor and Council approving the Tortolita Vistas Specific Plan, the applicant shall provide the Planning Department with the following fi- nal Tortolita Vistas Specific Plan: one non -bound original corrected as per the Planning Director plus forty bound copies and one digital copy in Microsoft Word or other accept- able format within sixty days of the adoption. 100000444.Doc i} - 3 - Section 5. All Ordinances, Resolutions and Motions, and parts of Ordinances, Resolu- tions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2004.18. Section 6. This ordinance shall be effective only if it is legally operative within 45 days after the date of its passage. Section 7. This ordinance is intended to be adopted as a whole and not as separate or severable parts. PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 4th day of January, 2005. ayo b Sutton, Jr. A TTl�;CT- {0000o4".Doc i} - 4 - 1 1. Compliance with all applicable provisions of the Town's Codes and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. This rezoning is valid for two years from the date of Town Council approval; if the developer fails to have an effective Development Agreement in place and a final subdivision plat recorded within such two-year time period the Town may initiate the necessary action to revert the property to the previous zoning (R-144), upon action by the Town Council. 3. The ultimate development proposed by this rezoning shall be consistent with the adopted Development Agreement. 4. The proposed grading limits for the Residential (RA) areas shall be consistent with the Land Use Concept Plan (exhibit M.E. l of the Tortolita Vistas Specific Plan) that preserve as much connective high resource value habitat as possible. 5. All slope and drainage treatments will be aesthetically designed and engineered (where necessary) to "naturalize" the built environment. The developer will mitigate drainage improvements and slopes with vegetation, natural rock, riprap, textures, and colors characteristic of the natural, onsite desert environment. The Design Guidelines shall incorporate acceptable standards to address these concerns, prior to scheduling for Town Council consideration. 6. The developer shall provide for a minimum of two nursery grown trees, Minimum 24 -inch box for each dwelling unit, however if available one nursery grown tree may be replaced with a native tree from the property 7. At the time that the local roads and/or disturbed areas are staked, a biologist will be onsite to protect valuable habitat and specimen trees where possible and determine the primary do not disturb areas based on vegetation coverage and habitat. 8. No approval, permit or authorization of the Town of Marana authorizes the applicant and/or the landowner to violate any applicable federal or state laws or regulations, or relieves the applicant and/or the landowner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. You are advised to retain appropriate expert and/or consult with the appropriate federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations Mar= Ordinance No. 2004.18 Page 2 of 4 9. The Developer shall dedicate, or cause to have dedicated, the half right-of-way of 75 -feet that is adjacent to the property for Thornydale and Moore Roads, per the Town of Marana adopted major routes plan. 10. A water service agreement and a master water plan must be submitted, by the Developer, and accepted by the Town of Marana Utilities Director and/or Tucson Water prior to the approval of the first plat, by the Town Council. 11. 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 first plat by the Town Council. 12. Where applicable view fencing, similar to wrought iron fencing, shall be constructed at the rears of the residential units. 13. The applicant shall add an additional development standard that limits the number of two story homes to a maximum of fifty percent of the project site. 14. The design of all streets and circulation related facilities shall be accepted by the Northwest Fire District prior to the Planning Commission's consideration of the preliminary plat. 15. An annual report shall be submitted within 30 days of the anniversary of the Town Council's approval of the Specific Plan; in addition to those requirements listed in the Land Development Code and Specific Plan, the report shall provide an update to the current amount of site disturbance. 16. A homeowners association (HOA) shall be established, acceptable to the Town of Marana, to control, maintain, and manage the residential areas and open space. 17. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of habitat monitoring and management. 18. The Town shall reserve the right to monitor and enforce the habitat management responsibilities of the HOA. 19. The preliminary plat shall show water service responsibility and further state that said provider has received an Arizona Department of Water Resources 100 -year water supply designation. Marana Ordinance No. 2W4.18 Page 3 of 4 20. The preliminary plat shall be in general conformance with the Land Use Concept of the Specific Plan. 21. Upon adoption of the ordinance by the Mayor and Council approving the Tortolita Vistas Specific Plan, the applicant shall provide the planning department with the following final Tortolita Vistas Specific Plan: one non -bound original; forty bound copies; and, one digital copy in Microsoft Word or other acceptable format, within sixty days of the adoption. Section 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 repealed, effective as of the effective date of Ordinance No. 2004.18. Section 5: If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision skull not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 20th day of July, 2004. ATTEST: Marana Ordinate No. 2004.18 Page 4 of 4 Exhibit A The East half of Section 31, Township 11 South, Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona; EXCEPT the North half of the Northeast Quarter of the Northeast Quarter of said Section; EXCEPT the South 1040 feet of said East half; -EXCEPT the North 30 feet lying within, Tortolita Road (now known as Moore Road), according to Book 2 of Road Maps page 14, records of Pima County, Arizona; EXCEPT theist 30 feet lying within Thornydale Road as established by instrument recorded in Docket 1064 at page 206, records of Pima County, Arizona; Section I Introduction Introduction A. Specific Plan Summary - The Tortolita Vistas Specific Plan establishes comprehensive guidance and regulations for the development of approximately 230 acres located in Marana, Arizona. (See Exhibit LA: Regional Map.) 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 and other Town development. The Plan is regulatory, and adopted by ordinance. The authority for preparation of specific plans is found in the Arizona Revised Statutes, Section 9-461.09. The law allows the preparation of Specific Plans based on the General Land Use Plan, as may be required for the systematic execution of the General Land Use Plan and further, allows for the review and adoption. 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. t"Lo% Tortolita Vistas Specific Plan Marana, Arizona Introduction B. Purpose The Specific Plan establishes the location, density, and community character within the Plan area. The plan provides for the development of a residential use, recreation, and open space that provides for conservation of environmentally sensitive lands. Located strategically near the intersection of Tangerine and Thornydale, two major transportation corridors, the area surrounding Tortolita Vistas Specific Plan has had limited development recently because of the designation of surrounding land as proposed critical habitat for the pygmy owl. (See Exhibit I.B: Aerial Photograph.) The site is located north of Skyranch and southeast of the Dove Mountain Specific Plans. The residential development described in this plan maximizes existing site amenities and complements surrounding uses. The washes that traverse the site are incorporated into the design. The Development Plan section of this document responds to the unique site conditions described in the Development Capability Report. In addition, the Development Plan �. section incorporates provisions for a southwestern architectural style to harmonize with the surrounding area, existing vistas, and mountain views. Site design and the land use concept proposed in the Development Plan and Development Regulations complement surrounding uses and leave significant portions of the site undisturbed. The Development Capability Report contained in this document is prepared in conformance with Section 05.06.01 (D) of the Marana Land Use Code. Information for the Development Capability Report was compiled from site visits, correspondence with Town, County, and State agencies and officials, as well as topographic and hydrological analyses. C. Location The Tortolita Vistas Specific Plan lies in the northeastern portion of the Town of Marana, south of the Tortolita Mountains. The site is bounded on the north by Moore Road, on the west by Old Father Road, and on the east by Thornydale Road. Camino de Mariana Road traverses the site from northeast to southwest as shown on Exhibit I.C: Location and Vicinity Map. The property lies within the northeast one-half of Section 31, Township 11 S, Range 13E. It is approximately six miles east of Interstate 10, seven miles north of the Orange Grove/1- 10 interchange, one mile west of Oro Valley and approximately six miles south of the Pima/Pinal County line. (See Exhibit I.C: Location and Vicinity Map.) I-2 Tortolita Vistas Specific Plan c Marana, Arizona Introduction D. Authority and 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 Ordinance 87.22, public hearings will be conducted by the Town Planning Commission and the Town Council prior to adoption of the Specific Plan Ordinance. Once adopted, the Tortolita Vistas 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. The overall intensity of the proposed Specific Plan is less than two homes per acre. As such, the change in land use intensity is a shift of only one land use category (from Rural Density Residential to Low Density Residential). In order to encourage use of master planning, the Marana General Plan will accept the Specific Plan as an administrative way to process a minor plan amendment to the General Plan provided the plan meets the intent of the General Plan for a low density cluster development. The overall site preservation of 60% is consistent with the adopted criteria for a minor change in land use intensity, as well as, the circulation plan. (See Appendix A: Legal Description.) MON I-3 Tortolita Vistas Specific Plan �.. Marana, Arizona Exhibit C.A.: Regional Map Legend r Project Site Town of Marana 0 Town of Oro Valley Pima County 1-4 THE PLANNING CENTER 0 9M Feel Torfolita Vistas Specific Plan Marana, Arizona 7 FM P" P.M PM FM PM P" Exhibit I.B: Aerial Photograph Legend--- PPW%THE IMPLANNING CENTER Project Site su Ewl iwo F" 1-5 Tortolita Vistas Specific Plan Marana, Arizona Exhibit I.C: Location and Vicinity Map The site is located in Township 11 South, Range 13 East, Section 31. Parcel Id's: 219360050, 21936006A, 219360060, 219360068 Lege -d Project Site 0 Township, Range, & Sections M THE a PLANNING CENTER f' a 3" rest Tortolita Vistas Specific Plan Marana, Arizona LLI LL. �/ f 0 lz W LU o ¢ b: a :..> U � Q H 11 1 31 TANGERI E LD 0 LU Q -J m ©� 0 G CAMINO DEL NORTE NALA DRIVE The site is located in Township 11 South, Range 13 East, Section 31. Parcel Id's: 219360050, 21936006A, 219360060, 219360068 Lege -d Project Site 0 Township, Range, & Sections M THE a PLANNING CENTER f' a 3" rest Tortolita Vistas Specific Plan Marana, Arizona Section II Development Capability Report Inventory and Analysis Development Capability Report A. Introduction The primary purpose of the Development Capability Report section of the Tortolita Vistas Specific Plan is to present the 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. 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, the following physical components of the site were compiled to assess the suitability of the property for development: 1. Topography and Slope Analysis; 2. Hydrology and Water Resources; 3. Vegetation and Wildlife Habitat; 4. Geology and Soils; 5. Paleontological and Cultural (Archaeological and Historical) Resources; 6. Viewsheds; 7. McHarg Composite Map; 8. Existing Structures, Roads, and other Development; and 9. Existing Infrastructure and Public Services. A number of developments exist within the region, in proximity to Tortolita Vistas Specific Plan. These include Skyranch, Saguaro Canyon Ranch, Forest City, Foothills, Dove Mountain, Copper Creek, Monterra Hills, Rancho Vistoso, Canada Hills, North Ranch, Acacia Hills, and Northgate. These are shown in Exhibit II.A: Development Context Map. B. Environmental Overview The Tortolita Vistas Specific Plan area is located in the Tortolita Mountain region. It is characterized by diverse landforms. The major features of the site include topographic changes with slopes less than 15%, and defined drainageways. The site has remained undeveloped with evidence of cattle grazing beginning in the late 1800's through the present. Long-term cattle grazing have had an effect on the vegetative growth, but do not appear to have had a significant effect on the stability of the drainageways. Most of the Specific Plan area is located south of the Tortolita Foothills area, characterized by typical, Sonoran desert bajada vegetation. (See Exhibit 11. B: Aerial Photograph.) There are spectacular views on to and off of the site. The Tortolita Mountains are a dramatic backdrop for the development setting. From the higher ridges of the site, there are uninterrupted views of the Tucson Basin to the south. MO% II -1 Tortolita Vistas Specific Plan `, Marana, Arizona Development Capability Report There are spectacular views on to and off of the site. The Tortolita Mountains are a dramatic backdrop for the development setting. From the higher ridges of the site, there are uninterrupted views of the Tucson Basin to the south. C. Site Analysis 1. Topography and Slope Analysis The topography of the Tortolita Vistas Specific Plan is characteristic of the Tortolita foothills containing a variety of land forms. a. Topographic Characteristics Existing topography at 5 -foot contour intervals is shown on Exhibit II.CA: Topography (1) Hillside Conservation Areas There are no Hillside Conservation Areas on the subject property. (2) Rock Outcrops There are no rock outcrops on the subject site. (3) Slopes of 15% or Greater There are no slopes of 15% or greater on the subject area. (4) Other Significant Topographic Features M� There are no other significant topographic features such as ridges or peaks affecting the site. b. Pre -development Cross -Slope The average cross -slope of the property is approximately 5.91 %. The formula used to derive the average cross -slope is as follows: Average Cross -Slope = I x L x 0.0023 A Where: I = contour interval (1') L = total length of contours (538,661.25') 0.0023 = conversion of "square feet" into acres x 100 �- A = total site area in acres (209.67) Average Cross -Slope = 1 x 538,661.25'x 0.0023 209.67 Average Cross -Slope = 5.91% �'� II -2 Tortolita Vistas Specific Plan �.r Marana, Arizona Exhibit ILA: Deveiopment Context Map Foothills Specific Plan i _ '1 0 Saguaro Ranch Speca'fic Plan ore Mountain MOORE ROAD: Specific Plan 7� ITangerine Crossing TANGERINE ROAD Sp�ejc Plan 0 ' I Sky Ranch Specific Plan Acacia Hilts Specific Plan Q 0 LAMBERT LANE — –uJ, Northgate < Specific Plan Z 0 North Ranch LINDA VAST Spqcific Plan Continental Ranch' —r—T Specific Plan Ci�77 .-;l" CORTARO Contjner 61 Reserve Legend Project site Development Within the Area 11-3 J"wff& THE PLANNING CENTER 0 9WO Feet Tortolita Vistas Specific Plan Marana, Arizona Exhibit 11.13: Aerial Photograph a. , hl ) Vim r � Mie � �- • +� .'�a, .. •4*�� , - 4•. "?. `, � � 7" � � � aF . � _tri 'k" '3 f' •a'Fxi �r - ,.- ,. � �, . � '.,+1• as ` �' • ' �'> .r - k ' % OR ` a r { r , r a N A A' Y • k A , � "` }!' � f , r..1 J f�f � e ` - 1 � • i ... .. .. 1 r AI. f � !'�A �T -,_ c Legend F' THE Project Site - c N7EIR G 1S cmKT. SLATE WsA rwl 02" Riff �A 0 606 Peet II -4 Tortolita Vistas Specific Plan "� Marana, Arizona Exhibit II.C.1: Topography CONTOUR INTERVAL 5 FT LEGEND Specific Plan Boundary r, 2575 Spot Elevation Text 11-5 o• soo soo THE PLANNING CENTER 110 5. CHURCH SUITE 63 2( TUCSON, AZ 65101 AVE,(520) 623A14E Pm)ec( A:giM Dab:July 14,20G3 61e0ame:Pmjr 1cpMeYJh pw Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report 2. Hydrology and Water Resources This portion of the Tortolita Vistas Specific Plan includes pre -development on-site and off-site hydrologic characteristics and water resources. a. Off -Site Watersheds There are several natural watercourses that enter the project site along its north and east boundary. These washes all drain southwesterly through the project site to a point of discharge along the west or south property boundary. The washes are all natural and exist within well-defined topographic low areas. The washes all cross Moore Road, Tangerine Road, or Thornydale Road in dip sections. There are no drainage culverts beneath any of the roadways surrounding the project. The boundaries of the watershed areas for washes draining through the project site are delineated on Exhibit II.C.2.a: Off -Site Hydrology. The points of concentration for these washes at the entrance and exit to the project site are also shown on Exhibit II.C.2.a: Off -Site Hydrology. The project site is located within a critical basin as defined by the Town of Marana. b. Off -Site Features That May Affect or Be Affected by the Site There are no significant or man-made features within the project environment that affect drainage conditions on the project site. The largest wash crossing the property enters the site at concentrate point (CP) #2 and exits the property at CP #9. This wash is one of the main branches of the Canada Agua West drainage. None of the other washes crossing the property have drainage areas larger than "r 275 acres nor have they been named. c. Acreage of Upstream Off -Site Watersheds with 100 -Year Discharge Greater Than �.- 100 cfs The peak discharge rates for washes having a 100 -year discharge rate greater -- than 50 cubic feet per second are summarized in Table 1. The point of concentration for the discharge determinations is shown on Exhibit II.C.2.d: On- site Hydrology. The methodology used to compute these discharge rates was the Pima County Method. f%0% II -6 Tortolita Vistas Specific Plan CO. Marana, Arizona Development Capability Report d. On -Site Hydrology (1) On -Site Drainage Flow Conditions The 100 -year floodplain areas for all washes are delineated on Exhibit II.C.2.d: On -Site Hydrology. (2) Areas of Sheet Flooding with Average Depth There are no sheet flood areas on the project site. The 100 -year floodplain limits are contained within well-defined washes that have identifiable bank locations. ® (3) Federally Mapped Floodways and Floodplains The project site is located within a federally mapped floodplain area Zone AO2. This is based upon a review of FEMA panel #040019C1015K dated February 8, 1999. However, the hydrologist has indicated that the flood limits identified on the FEMA maps are overstated; we anticipate a letter of map revision. Additionally there is no development anticipated in any of the major floodways or floodplains with few exceptions of utility and road crossings. The effective FEMA floodplain limits are shown on Exhibit II.C.2.d: On -Site " Hydrology. (4) 100 -Year Peak Discharges Exceeding 50 cfs -- The peak discharge rates for all washes having a 100 -year event flow of greater than 50 cfs are listed in Table 1. e. Drainage Conditions Along Downstream Property Boundary Runoff along the downstream property boundary is contained within existing natural channels and EI Camino de Manana. Six concentration points (CP 6-11) �- exiting the site have been identified and quantified in Exhibit II.C.2.d: On -Site Hydrology. �. , 11-7 Tortolita Vistas Specific Plan `AIME Marana, Arizona Development Capability Report TABLE 1: HYDROLOGY Summary of 100 -Year Q's Concentration Point Q100 CFS Drainage Area Acres 1 155 42.9 2 2476 1059 3 84 19.3 4 103 25.1 5 645 274 6 845 407 7 74 23 8 101 28.6 9 2339 1205 10 278 91 11 121 29.3 12 70 15.7 Source: CMG Drainage Engineering, 2003. �� I I-8 Tortolita Vistas Specific Plan �..►► Marana, Arizona 7. sa f-dildi /, om _ .,r "•`;- � r �. MST �` � . _ . Ps�s�c; , r, , � .I ��^ l ate€ [ r• �` __ -, ; 1 -- � + 1 , • ' • -� �� - �� —tet __v__. t �[ �� t• ; � { �y,� --� TO 28 ., -• i 1 -.� { <• � . � � .... '•� r i + .. �'..r � k F� Thi'- 3�fr 'II � �.'1 _ 'f . ''►�# _ _.. � ��•' i � �.�� :;a � - - � � -ate i^ • • ,�, Well •^+ ` ': 27i.0,1 r ROAD fir- _ t mooRk_ 47�r� / � _� , '�� ! " I � f try,+ I /��•-, _ 1 ,'1 • ! ? dry 38 1133 r t^ rld Yl..'^'yx 41 YY� ji - x 1 Y _ " .. � y/� }rim•"�.� �lfr ..'°i f � i .. • F 1 J• � - •�� '� .. Sj -. 'l ` ''• °'e �,. frr y��rt r! r i r1� � � �•1 �. /1 ,• 1-} .f_� 'i �. � / ' - �� ' , r _ I l�j�V� ,,,ter i; • � 1•- .._ !�� . �i*J *m coiw apty 5 ' X32`` r zaa•! � % - ' 0 � a � IIO Z c» O CV Ci E A U=rn T Z O VJ 1 O w0 L J 7. sa f-dildi /, om _ .,r "•`;- � r �. MST �` � . _ . Ps�s�c; , r, , � .I ��^ l ate€ [ r• �` __ -, ; 1 -- � + 1 , • ' • -� �� - �� —tet __v__. t �[ �� t• ; � { �y,� --� TO 28 ., -• i 1 -.� { <• � . � � .... '•� r i + .. �'..r � k F� Thi'- 3�fr 'II � �.'1 _ 'f . ''►�# _ _.. � ��•' i � �.�� :;a � - - � � -ate i^ • • ,�, Well •^+ ` ': 27i.0,1 r ROAD fir- _ t mooRk_ 47�r� / � _� , '�� ! " I � f try,+ I /��•-, _ 1 ,'1 • ! ? dry 38 1133 r t^ rld Yl..'^'yx 41 YY� ji - x 1 Y _ " .. � y/� }rim•"�.� �lfr ..'°i f � i .. • F 1 J• � - •�� '� .. Sj -. 'l ` ''• °'e �,. frr y��rt r! r i r1� � � �•1 �. /1 ,• 1-} .f_� 'i �. � / ' - �� ' , r _ I l�j�V� ,,,ter i; • � 1•- .._ !�� . �i*J *m coiw apty 5 ' X32`` r zaa•! � % - ' EXHIBIT II.C.2.d: On -Site Hydrology 100 YEAR FLOODPLAIN \ / 110 S. CHURCH AVE., SUITE 33Y LLSS..LLII TVCSON. AZS5701 (520)877-0148 II -10 Tortolita Vistas Specific Plan Manana, Arizona Development Capability Report 3. Vegetation and Wildlife Habitat a. Vegetative Communities and Associations on the Site The project site has vegetation types and species composition similar to areas in the vicinity. The site has approximately three meandering drainages that traverse the site diagonally, northeast to southwest, which include riparian areas and possess the greatest density and variety of vegetation. The largest of these washes contains some xeroriparian habitat. The washes will be preserved near current levels and existing vegetation located within the washes will be left untouched. Additionally, on-site preservation of open space will help maintain the current vegetative character. Exhibit II.C.3.a: Vegetation Communities displays the vegetative communities and associations on the site as follows: (1) Arizona Upland Subdivision Community, Palo Verde -Cacti -Mixed Scrub Association Species commonly present in this habitat include Saguaro cactus (Carnegiea giganteus), Foothill Palo Verde (Cercidium microphyllum), Mesquite (Prosopis velutina), Whitethorn Acacia (Acacia constricta), Ironwood (Olneya tesota), Creosote bush (Larrea tridentate), Prickly Pear Cactus (Opuntia species), barrel cactus (ferocactus wislizenii), Ocotillo (Fouquieria splendens), Cheesebush (Hymenoclea salsola), Chain fruit cholla (Opuntia fulgida), and Desert Hackberry (celtis pallida). (2) Xeroriparian Habitat Xeroriparian Habitat is typically associated with ephemeral streams that flow as a result of rainfall. The plant species are typical to those found in upland areas but densities are greater due to the relative excess of water. Typical species associated with this habitat type include Mesquite, Blue Palo Verde, Desert Willow, Catclaw Acacia, Desert Hackberry, Whitethorn Acacia, and Ironwood. - Actual species composition is typically a function of the extent and frequency of streamf low. Table 2 includes a partial list of plants observed on the site. � 0 II -1 1 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report TABLE 2: PARTIAL LIST OF PLANTS OBSERVED ON THE SITE Common Name Scientific Name Mesquite Prosopis velutina Foothills Palo Verde Cercidium microphyllum OcotilloFouquiena splendens Catclaw Acacia Acacia greggii Whitethorn Acacia Acacia constricta Saguaro Carnegiea gigantea Triangle -leaf Bursage Ambrosia deltoidea Brittlebush Encelia farinosa Creosote Bush Larrea tridentata Barrel Cactus Ferocactus spp. Hackberry Celtis pallida Ironwood Olneya tesota Cholla Cactus Various Opuntia species Perennial Grasses Various Prickly Pear Various Opuntia species Source: Field inventory, 2003. (3) Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered Species There are saguaros on-site that are listed by the State of Arizona as protected species. The saguaros are evenly scattered through the site, and are generally in good condition. Arizona Game and Fish Department provided a list of special status species �- that could occur in the vicinity of the site. The list only included the Tumamoc Globeberry (Tumamoca Macdougalii), which is classified as sensitive by the Regional Forester of the USDA Forest Service, by the Arizona State Office of the BLM, and is salvage restricted. The Tumamoc Globeberry was previously listed as a federal endangered species. Subsequent studies showed that the plant was more prevalent than was known at the time of listing and the species was delisted. MON II -12 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report (4) Vegetative Densities On-site vegetation densities are measured using aerial photographs and verified during field inventories. Vegetation canopy coverage for shrubs and trees is calculated using aerial photographs but perennial grasses and ground covers were not considered. With the exception of areas adjacent to drainages, the site exhibits a fairly even dispersion of densities over the entire site. The areas directly adjacent to the washes display higher vegetative densities than the rest of the site. Exhibit II.C.3.a. (4) shows vegetation densities. (5) Wildlife Communities The upland Sonoran plant regime will generally support a range of wildlife and the riparian corridors are an important vehicle for species movement. A letter from the Phoenix Regional Office of the Arizona State Game and Fish Department (AGFD) is included in this report. (See Exhibit II.C.3.b: Arizona Game and Fish Department Letter.) -- According to the AGFD's Heritage Data Management System (HDMS), the cactus ferruginous pygmy owl (glaucidium brasilianum cactorum) is the only special status species occurring within a two-mile buffer of the project area. This project occurs within proposed critical habitat for the cactus ferruginous pygmy owl. As defined by the Arizona Game and Fish Department, the status as proposed critical habitat is uncertain because a federal court recently ruled that the pygmy owl should not have been listed as an endangered species because it was based on international political boundaries and not on threats to the taxonomy of the species. The ruling was remanded to a lower court for final dispensation. Pygmy Owl surveys within 2003 and surveys in proximity to the site in prior years found no pygmy owls within the project site. The Arizona Game and Fish Department did not identify any high densities of any given species on the site. r%0% II -13 Tortolita Vistas Specific Plan Marana, Arizona Exhibit I.C.3.a : Vegetation Communities MOORE ROAD of 0 - -- w� QI � � Io� O1 I , � I , I � I ' I I �o 'O rr w c Q 0 I to I I LEGEND Upland Palo Verde Mixed Scrub Xeroriparian �IT HE PLANNING 01 300' boa ;,LA- CENTER 1105. CHURCHAVE., SUITE6326 TUCSON, AZ 65701 (5201623-1 II -14 Tortolita Vistas Specific Plan Marana, Arizona Exhibit I.C.1a (4): Vegetation Densities MOORE ROAD 1 1 i 1 ' 1 0 I OIL 01 i i i f /o/ 1 �:'; � '; � ffi/riffiffiffr /f r ff r ff r ff r/r r 1 ff rf/ rf / r r 10 1< ' f/fff f 0 W :' /f rrrfr� fr o 1 1 r�fi�fi/ / r 1Z o f f/f i f i 1 ✓;fief '; � 1 / I LEGEND .., Low Vegetation Density (81%) Medium Vegetation Density (10%) High Vegetation Density (9%) *% THE PLANNING 0, 300' 000' 06 CENTER 110 S, CHURCH AVE.. SUITE 6 220 TUCSON, A295701(520) 623 149 II 15 Tortolita Vistas Specific Plan Marana, Arizona Exhibit II.C.1b: Arizona Game and Fish Department Letter THE STATE OF ARIZONA GAME AND FIS.H DEPARTMENT via- ' 2221 WEST GRFENwAY ROAD, PHOENIX, AZ 85023-4399 (602) 942-3000 - AZGFD.COM June 12, 2003 RECEIVED GOVERNOR JANET NAPOLTANO - COMMISSIONERS CHAIRMAN, JOE CARTER, SAFFORD SUSAN E. CHILTON, ARIVACA W. HAYS GILTMP, PHOENIX - v JOE MELTON. YUMA MICHAEL M. GOUGHTi y, FLAGSTAFF DIRECTOR DUANE L SHROUFE DEPUTY DIRECTOR , STEVE K. FERRELL Ms. Brandy Billingsley The Planning Center 110 S. Church Ave. Suite 6320 Tucson, AZ 85701 Re: Special Status Species Information for Township 11 South, Range 13 East, Section 31; Proposed Development of Clustered Single-family Residential Housing between Moore Road and Tangerine Road on the Westside of Thornydale Road. Project #CPI -09. Dear Ms. Billingsley: The Arizona Game and Fish. Department (Department) has reviewed your request, dated June 3, 2003; regarding special status species information associated with the above -referenced project area. The Department's Heritage Data Management System (HRMS) has been accessed and current records show that the special status species listed I on the attachment have been documented as occurring in the project area (2 -mile buffer). In addition, this project occurs within Proposed Critical Habitat for the cactus ferruginous pygmy -owl. 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 n©ow 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 noi'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 II -16 Exhibit II.C.3.b: Arizona Game and Fish Department Letter Ms: Brandy Billingsley June 12, 2003 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, p Sabra S. Schwartz Heritage Data Management System, Coordinator SSS:ss Attachment cc: Bob Broscheid, Project Evaluation Program Supervisor Joan Scott, Habitat Program Manager, Region V AGFD 406=0403(20) Exhibit II.C.3.b: Arizona Game and Fish Department Letter Special Status Species within 2 Miles of T11S,R13E Sec 31 Arizona Game and Fish Department, Heritage Data Management System June 12, 2003 Scientific Name common Name ESA USFS BLM WSCA NPL GLAUCIDIUMBRASILIANUM CACTORUM CACTUS FERRUGINOUS PYGMY -OWL LE WSC Proposed Critical Habitats for the cactus ferruginous pygmy -owl within project area. AGFD #06-0403(20), Proposed Clustered single-family residential development. HN Exhibit II.C.1b: Arizona Game and Fish Department Letter STATUS DEFINITIONS ARIZONA GAME AND FISH DEPARTMENT (AGFD) HERITAGE DATA MANAGEMENT SYSTEM (ROMs) FEDERAL US STATUS ESA Endangered Species Act (1973 as amended) US Department of Interior, Fish and Wildlife Service (htty.//anzonaes.fws.goy) Listed LE Listed Endangered: imminent jeopardy of extinction. LT ' Listed Threatened: imminent jeopardy of becoming Endangered. XN Experimental Nonessential population. Proposed for Listing PE Proposed Endangered. r PT Proposed Threatened. Candidate (Notice of Review: 1999) C Candidate. Species for which USFWS has sufficient information on biological vulnerability and w.. threats to support proposals to list as Endangered or Threatened under ESA. However, proposed rules have not yet been issued because such actions are precluded at present by other listing activity. SC Species of Concern. The terms "Species of Concern" or "Species at Risk" should be �- considered as terms -of -art that describe the entire realm of taxa whose conservation status may be of concern to the US Fish and Wildlife Service, but neither -term has official status (currently all former C2 species). Critical Habitat (check with state or regional USFWS office for location details) Y Yes: Critical Habitat has been designated. P Proposed: Critical Habitat has been proposed. IN No Status: certain populations of this taxon do not have designated status (check with state or regional USFWS office for details about which populations have designated status)]. USFS US Forest Service (1999 Animals, 1999 Plants: corrected 2000) US Department of Agriculture, Forest Service, Region 3 (hM://www.fs.fed.us/r3/) S Sensitive: those taxa occurring on National Forests in Arizona which are considered sensitive by the Regional Forester. BLM US Bureau of Land Management (2000 Animals, 2000 Plants) US Department of Interior, Bureau of Land Management, Arizona State Office --� (b=://azwww.az.bim. ov) S Sensitive: those taxa occurring on BLM Field Office Lands in Arizona which are considered sensitive by the Arizona State Office. P Population: only those populations of Banded Gila monster (Heloderma suspecrum. cinctum) that occur north and west of the Colorado River, are considered sensitive by the Arizona State Office. 1155 Development Capability Report 4. Geology and Soils This portion of the Tortolita Vistas Specific Plan identifies geologic features and soil associations within the site. a. Geologic Features The Tortolita Vistas Specific Plan is located on the northern fringe of the Tucson Basin. The project is located at the base of the Tortolita Mountains. Several well - incised drainageways traverse the site. As provided in the Topography portion of this section, slopes are gentle and there are no peaks nor rock outcrops within the site. �- b. Soils Sandy soils composed primarily of sand and gravel are the most common soils within the project site. Exhibit II.C.4 shows soils associations within the project area. There are three different major soil associations within the project site. These are: (1) Palos Verdes-Sahuarita Complex, 2-8% slopes This soil occurs on undulating fan terraces and relict fan terraces. This unit is 40% Palos Verdes gravelly sandy loam and is 40% Sahuarita very gravelly fine sandy loam. The Palos Verdes and Sahuarita soil is very deep, well drained and formed in mixed alluvium. Runoff is medium for Palos Verdes while runoff is rapid for Sahuarita and hazards for water erosion are slight for both soils. ,v The complex limits for homesite development is due to depth of compacted unconsolidated sediments on the Palos Verdes soil. The sediments are rippable and do not limit proposed uses. (2) Palos Verdes Jaynes Complex, 2-8% slopes This soil occurs on gently sloping relict fan terraces. This unit is 40% Palos Verdes gravelly sandy loam and 35% Jaynes gravelly sandy loam. Both soils are very deep, well drained, and formed in mixed alluvium. The potential uses of this soil include urban development, recreation, homesites, and rangeland. Erosion and sedimentation can be controlled and the beauty of the area -- preserved by maintaining adequate plant cover. 21G.) 11-20 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report (3) Hayhook Sahuarita Complex, 1-5% slopes This soil occurs on gently sloping intermediate and low fan terraces incised by narrow drainageways. This unit is 45% Hayhook sandy loam and 30% Sahuarita very gravelly fine sandy loam. Both soils are very deep and well drained. Hayhook is formed in alluvium derived mainly from granite. Sahuarita is formed in mixed alluvium. The potential uses of this soil include urban development, homesites, and rangeland uses. It produces forage for year round use. The limitations on this soil are the hazard of wind erosion and seepage potential on the Hayhook soil. Revegetating disturbed areas around construction site helps to control wind erosion. �ON II -21 Tortolita Vistas Specific Plan Marana, Arizona MM P - Iwo OM 5. P- PM w .. Exhibit II.C.4: Soil Associations Legend THE Hayhook Sonoifa PLANNING I Pinaleno-Nickel-Palos Verdes CENTER., Tanque-Riveroad-Arizo-Riggs [] Speck Plan Boundary 500 o Sao Feel 11-22 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report 5. Paleontological and Cultural Resources This portion of the Tortolita Vistas Specific Plan identifies paleontological and cultural resources within the site. Such resources comprise both cultural artifacts and non- cultural remains (paleontological evidence) and include archaeological and historical components. The Arizona State Museum (ASM) archaeological records indicate that the property was surveyed by students in the 1980s and that two archaeological sites were identified on the property: AZ AA: 12:271 (ASM) and AZ AA: 12:416 (ASM). As recommended by ASM, an archaeological surface inspection of the property was -- completed to determine if important yet unreported prehistoric or historic sites are on the site. No additional sites were found. Also, as recommended by ASM, the condition of the two sites, AA: 12:271 and AA: 12:416 (ASM), were assessed and « recommendations were made concerning the need for further work prior to any ground disturbance activity. The letter from ASM is provided as Exhibit II.C.5: Arizona State Museum Letter. 6. Viewsheds This portion of the Tortolita Vistas Specific Plan identifies viewsheds onto and across the site and areas of high visibility from adjacent off-site locations. a. Viewsheds Onto and Across the Site Views onto the site from adjacent areas include views of the on-site washes and vegetation. The utility lines that run east to west near the southern boundary of the site are also visible from adjacent areas. Clear views across the entire property are not possible due to the size of the parcel, the vegetation coverage, as well as the slope of the property; no single location from off-site adjacent areas is high enough to afford views across the entire site. Exhibit II.C.6.a: Views Across Site indicates the photo locations taken around the site. Site photos that correspond to that exhibit are also included. No views of off-site features such as the Catalina Mountains, Tortolita Mountains, or Tucson Mountains are anticipated to be «— obstructed by this development. b. Areas of High Visibility from Adjacent Off -Site Locations — From adjacent off-site areas, the only areas that are highly visible are along the property boundaries. This is due, in part, to the size of the project and the lack of a vantage point from which to view the entire property. Also, the vegetation on-site is of generally high quality and of medium density near the project boundaries. (See Exhibit II.C.6.b: Areas of High Visibility.) C078II-23 Tortolita Vistas Specific Plan Marana, Arizona Exhibit II.C.5: Arizona State Museum Letter Fr i ' ARIZUVTHE UUNIVERSITY OFArizona State Museum A P.O. Box 210026 Tucson, AZ 85721-0026 TUCSON ARIZONA (520) 621-6302 FAX: (520)621-2976 .. June 10, 2003 Brandy Billingsley, Planner The Planning Center 110 South Church St. Tucson, Arizona 85701 Re: Archaeological Records Check related to Specific Plan of 291.97 acres between Moore Rd and Tangerine Road west of Thornydale Rd, E'h of Section 31, TI IS, R13E, Salt and Gila River Baseline and Meridian. CPI -09 Dear Ms. Billingsley: On June 3, 2003, you sent a request for an archaeological records check related to the Specific Plan for the properly referenced above. I have consulted our records with the following results. The Arizona State Museum (ASM) archaeological records -indicate that the property was surveyed by students in the 1980s, and that two archaeological sites were found on the property: AZ AA:12:271(ASK and AZ -- AA:12:416(ASM). Also in the 1980s, a strip 800 feet wide centered on Tangerine Rd. was surveyed. No sites were found within the 400 -foot -wide strip of this survey that falls within the subject property. Because these surveys were done approximately 20 years ago, and because most of the property was surveyed only by students, ASM recommends an archaeological surface inspection of the property to determine if �- important yet unreported prehistoric or historic sites are on the land. In addition, the archaeologists who perform the survey should assess the condition of the two sites—AZ AA:12:271(ASM) and AZ AA:12'416(ASM)—found during the previous survey and make recommendations concerning the need for finther work. A list of qualified archaeologists is available on our website at httt3://www:statamuseum arizona edu/tnrofsvcs/Penni s/pormittees aster Archaeological surface inspection required under city or county ordinance, or a federal regulation, will require a written report describing the results of the surface inspection and will include recommendations. The archaeologist you select should prepare your report using the standards titled: Standards For Conducting and Reporting Cultural Resource Survey,,. Most contractors in Arizona have a copy of these standards. You are responsible for providing the report to the appropriate office requiring the inspection. When surface inspections are required on private lands under city or county ordinance the archaeologist will also submitted copies of your report to the appropriate archaeological site file office. If you have selected an archaeologist from the list provided, that contractor knows where and when to submit reports, If you have questions or need further assistance please contact me. Sincerely, Su Benaron Assistant Permits Administrator 520-621-2096 or FAX at 520=621-2976 sbenaron0email.arizona edu ire � & - DO A/ 11-24 Exhibit II.C.6.a: Views Across Site Nate: Numbers correspond to photos provided in ❑. site Photos, following this page. — Legend Specific Plan Boundary 11-25 THE PLANNING CENTER 'yWC'S15V.Ai 1579' [1'd:"E' 111$ o +acro Feel Tortolita Vistas Specific Pian Marana, Arizona Exhibit II.C.6.b: Areas of High Visibility LEGEND AREAS OF MEDIUM VISIBILITY � �o. THE PLANNING 00 CENTER 770 S. CHURCH AVE., SURE - e= -TUCSON, A3 86707 (M) 833-0140 II -26 Tortolita Vistas Specific Plan Marana, Arizona MOORE ROAD 7 7 0 O 7 7///w LL 0 O 0 O it Lu 0 Z O H LEGEND AREAS OF MEDIUM VISIBILITY � �o. THE PLANNING 00 CENTER 770 S. CHURCH AVE., SURE - e= -TUCSON, A3 86707 (M) 833-0140 II -26 Tortolita Vistas Specific Plan Marana, Arizona r , Development Capability Deport c. Site Photos Photo 1: Looking north off-site across Moore Roar! (Tortolita Mountains view). Photo 2: Looking south onto the site from Moore Road. II -27 Tortolita Vistas Specific Plan 00 fVlarana, Arizona 00 Development Capability Report Photo 3: Looking east off-site along Moore Road (Catalina Mountains view) Photo 4: Looking south onto site east of the intersection of Old Father Road and Moore Road. II -28 Tortolita Vistas Specific Plan Marana, Arizona r� Development Capability Report UPW 19-29 00 lata Mountains view}, Tortolita Vistas Specific Plan Marana, Arizona 4"V Development Capability Report Photo 8: Looking east across site from Old Father Road (Catalina Mountain views). rsection with dirk road. 11-30 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report II -31 Tortolita Vistas Specific plan Marana, Arizona PM ". Development Capability Deport Photo 12: Lookinq northwest across site from Camino de Manana. !] — 11-32 Tortolita Vistas Specific Plan '�,} Marana, Arizona Development Capability Report Photo 13: Looking southeast across site from Camino de Manana. 11 -33 lana. Tortolita Vistas Specific pian Marana, Arizona P_ FM r* Development Capability Report Photo 15: Looking north off-site from the intersection of Thornydale and Camino Photo 16. Looking east off-site from Thornydale Road (Catalina Mountains view). II -34 Tortofrta Vistas Specific Plan 00 Marana, Arizona Development Capability Report Photo 17: Looking west off-site from intersection of Tangerine Road and Thornvdale Road. Photo 18: Looking southwest off-site from intersection of Tangerine Road and it -35 Tortolita Vistas Specific Plan CID Marana, Arizona Development Capability Report 7. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife, and views -- has been combined to form the McHarg Composite Map displayed as Exhibit II.C.7. � II -36 Tortolita Vistas Specific Plan Marana, Arizona Exhibit II.C.7: McHarg Composite Map DESERT BMUD WXDGN 711EARIZ'OMWPLAWO 6JBDAggM OF THE SONORAN DE862TCOR AMINITY1 f7C THE ENTRE 81TE L4'NI7HW TOE PR( P0K0 PYtWY OWL CRITWAAL HOW1AT PLAN N ENG LEGEND CENTER ,+osp{J11G11Alllf.., wt*cslm Low Vegetation Density) /, t High Vegetation Dertsi 7,i�ON•A2 eean„/¢olez�aue Upland Palo Verde Mixed Scrub g �` 0 700 Feet J Xeroriparian ' f Medium Vegetation Density/ Upland Palo Verde Mixed Scrub r Areas of Righ Visibility Cv11-37 f y, O i � f .f r r � i r i.t Y' +t y r F A + 5 FT, CONTOUR INTERVALS I THE ENTiIE SITE IS PALO YES OUZAdiIIAFC) ASSDCY4TION OF THE B ffmlar-Ttrm DESERT BMUD WXDGN 711EARIZ'OMWPLAWO 6JBDAggM OF THE SONORAN DE862TCOR AMINITY1 f7C THE ENTRE 81TE L4'NI7HW TOE PR( P0K0 PYtWY OWL CRITWAAL HOW1AT PLAN N ENG LEGEND CENTER ,+osp{J11G11Alllf.., wt*cslm Low Vegetation Density) /, t High Vegetation Dertsi 7,i�ON•A2 eean„/¢olez�aue Upland Palo Verde Mixed Scrub g �` 0 700 Feet J Xeroriparian ' f Medium Vegetation Density/ Upland Palo Verde Mixed Scrub r Areas of Righ Visibility Cv11-37 Development Capability Report 8. Existing Structures, Roads, and Other Development This section of the Development Capability Report identifies existing structures within the site, adjacent lots and structures within 150 feet of the plan boundary, existing land uses within the site, surrounding property within '/4 -mile radius (existing zoning and existing land uses), traffic circulation or existing road system network serving the area and the project -- site, and other development within the project area. a. Site Location The site is located in the Southern Tortolita Mountain Region of the Town of Marana within Township 11 South, Range 13 East, Section 31. The site is directly adjacent to the Pima County/Marana border and one mile west of the Oro Valley jurisdiction. The site is six miles east of Interstate 10, bordered on the east by North Thornydale Road. Moore Road between OldFather Road and Thornydale Road forms the northern boundary. OldFather Road is the western boundary. EI Camino de Manana runs diagonally from the southwest corner to the northeast corner through the site and is proposed to be abandoned per the Town of Marana (See Exhibit II.C.8.h (1): Traffic Circulation and Existing Rights -of -Way.) b. Existing Structures within the Site There are no structures within the project site. c. Existing Land Uses and Zoning On -Site �- (1) Existing Land Uses See Exhibit II.C.8.c (1): Existing Land Use On -Site The property within the plan area is vacant and has remained undeveloped. Ranching uses on-site have resulted in minimal disturbance. An aerial photograph of the site is provided for verification. (2) Existing Zoning On -Site See Exhibit II.C.8.c (2): Existing Zoning On -Site The entire site is zoned R-144 Single Family Residential. II -38 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report d. Existing Property within Y44 Mile Radius (1) Existing Zoning within 1/4 Mile of the Site (See Exhibit II.C.8.d (1): Existing Zoning Off -Site.) North: Marana R-144 (Residential), Marana F (Foothills Specific Plan) South: Marana R-144 (Residential), Marana F (Skyranch Specific Plan) East: Marana F (Forest City Specific Plan), Pima County SR (Suburban Ranch) West: Marana R-144 (Residential), Marana R-8 (Residential) (2) Existing Land Use within 1/4 Mile of the Site (See Exhibit II.C.8.d (2): Existing Land Uses Off -Site.) The site is surrounded primarily by vacant land. There are two Specific Plans surrounding the site to the south (Skyranch Specific Plan) and east (Forest City Specific Plan, now known as Tangerine Crossing) that are currently vacant. South of the Tortolita Vistas Specific Plan boundary, there is vacant land followed by -« Tangerine Road. South of Tangerine Road there is additional vacant land and a small parcel owned by the City of Tucson used as a water storage facility. The development plan for Skyranch includes clustered residential development and open space. To the east, the Forest City Specific Plan/Tangerine Crossing project proposes commercial, office, residential and open space uses. The adjacent land uses to the north and west of the site include sparsely located large lot single- family residential homes. North: Moore Road, vacant, large lot single-family residential. South: Vacant, Tangerine Road, Tucson Water reservoir, Undeveloped Skyranch Specific Plan approved for proposed clustered residential development. East: Thornydale Road, undeveloped Tangerine Crossings project under the approved Forest City Specific Plan - calls for commercial and residential development. West: Old Father Road, vacant, large lot single-family residential homes. (3) Building Heights There are currently seven single -story buildings (six single-family residences and one office) and four two-story residential buildings within 1/4 -mile of the project site. (4) Pending Rezonings within '/4 Mile There are no pending rezonings within 1/4 mile of the subject property. (5) Conditional Rezonings There are no pending conditional rezonings within 1/4 mile of the subject property. �. � II -39 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report (6) Subdivision/Development Plans Approved There are three approved Specific Plans adjacent to the property to the south, north and east of the property. Skyranch Specific Plan is located south, Forest City Specific Plan is located east, and Saguaro Ranch Specific Plan is located north of the site. e. Adjacent Development Architectural Styles Existing homes primarily reflect southwestern architecture with contemporary pueblo style. f. Wells According to the Arizona Department of Water Resources, there are no wells located on the site or within 100 feet of the subject property. g. Inventory of Adjacent Structures within 150 feet of the Plan Boundary There are two existing residences and their accessory buildings within 150 feet of the plan boundary. One of the residences is a southwest contemporary style house and is a relatively new construction. It includes some equestrian facilities. The other house is an older territorial style home 11-40 Tortolita Vistas Specific Plan Marana, Arizona PM PM r f P* Exhibit II.C.8.c (1): Existing Land Uses On -Site 0. 4 4' s . _W, , ,T` � 1 P .tea` f �M•,s -- ��.s �•k '� it ��tr'�r 151 .4 • a r • 'r 4, s i s ?� 1 X * iN p w t �'a �'"[' tet 1 11 {{ V1. wo ji a I THE Legend. 'r PLANNING CENTER . LIRI9Cf R1E. SUITE tl5111 TSN 1T flTe 11°.�'.(Vl?2^Rtaa UTT Project Site 0 TODD Fan 11-41 Tortoiifa Vistas Specific Plan Marana, Arizona 9. r-� Exhibit II.G.8.c (2): Existing Zoning On -Site The site is currently zoned R-144. { THE PLANNING Leaelnd CENTER Q Specific Plan Boundary D 1000 FNM 11-42 Tortolita Vistas Specific Plan Marana, Arizona 7 PM [� Wo PM PM Exhibit II.C.8.d (1): Existing Zoning Off -Site The site is currently zoned R -144 - Legend Specific Plan Boundary Zoning 'located within the Town of Manana Zoning located within Pinna County p5i SR Suburban Ranch I OWN THE PLANNING CENTER 0 9 000 r" 11-43 Tortolita Vistas Specific Flan Marana, Arizona Exhibit II-C.8.d (2): Existing Land Uses Off -Site Z THE PLANNING WCENTER MIAM FGK toko% 11-44 Tortolita Vistas Specific Plan 00 Marana, Arizona Development Capability Report h. Traffic Circulation and Road System This section identifies traffic circulation and the existing road system currently servicing the site. (1) Existing and Proposed Off -Site Streets No off-site roads are proposed as part of this project. Existing roadways within the project area are shown on Exhibit II.C.8.h (1): Traffic Circulation and Existing Rights -of -Way, and on Table 3. A traffic impact study is included as Appendix D of this document. The following is a description of roadways that abut the site. (a) Tangerine Road This is a two-lane roadway that extends from the 1-10 westbound frontage road east approximately 15 miles to connect to Oracle Road (State Route 77), east of this site. The road is owned and maintained by Pima County, Marana, and Oro Valley. This road is designated Interstate/Expressway in the Town of Marana General Plan and is also designated a State Route for possible future jurisdiction by ADOT. Roadway improvements are expected to be constructed between 1-10 and First Avenue within the next 5 to 10 years. These _ improvements include widening Tangerine to a limited access corridor within a 300 -foot right-of-way. (b) Thornydale Road This road is a two-lane, paved arterial roadway that extends from Moore Road on the north to Orange Grove Road on the south. The road provides direct access to the Town's major business districts and Interstate 10. This road has been improved to a four -lane facility from Cortaro Farms Road to Orange Grove Road, and continues as a four -lane roadway to provide a connection to River Road. Also there is discussion for improvements to realign the intersection of Tangerine and Thornydale. Thornydale is designated as a principal arterial in the Marana General Plan. (c) EI Camino de Manana This is a two-lane roadway that extends in a northeasterly direction from the [I- 10] westbound frontage road on the west to Moore Road on the north. The road is paved south of Tangerine and unpaved north of Tangerine. This roadway provides access into large lot residential areas that abut it. This roadway is proposed to be abandoned from its intersection at Tangerine Road to its termination point at Moore Road. (d) Moore Road Moore Road is a two-lane roadway that extends from Rancho Vistoso Boulevard to Camino de Oeste and continues at Dove Mountain Boulevard to Wild Burro Road. Moore Road is unpaved directly adjacent to the site, and is r. planned to be improved in the Town of Marana Regional Transportation Plan. II -45 Tortolita Vistas Specific Plan 00 Marana, Arizona Development Capability Report (2) All Arterial Streets within One Mile of the Proiect Site Table 3 shows all existing roadways within one mile of the site. Sources for this table include Pima County Transportation Department, Pima Association of Governments Traffic Counts 2000, Town of Marana Traffic Counts 2000, and Town of Marana staff. According to Town of Marana officials, the future right-of-way and program for improvements is not currently known for some roadways. The Town's regional transportation plan is currently being completed, and is not yet published. (3) Existing and Proposed Intersections or Arterials within One Mile Most Likely to Be Used by Traffic From Site (a) Camino de Oeste/Tangerine-existing (b) Tangerine/Thornydale-existing (c) Oldfather/Moore-existing (d) Moore/Camino de Oeste -existing (e) Tangerine/Shannon-existing (f) Camino de Manana/Thomydale-existing until Camino de Manana is abandoned (g) Camino de Manana/Tangerine-existing until Camino de Manana is abandoned (h) Thornydale/Moore-existing (4) Existing Bicycle and Pedestrian Ways Adjacent to the Site There are no designated or marked bicycle lanes along Thornydale Road in this area. II -46 Tortolita Vistas Specific Plan 00 Marana, Arizona Development Capability Report TABLE 3: EXISTING ROADWAYS SURROUNDING THE SITE STREET THORNYDALE TANGERINE MOORE CAMINO DE OLD FATHER NAME ROAD ROAD ROAD/ MANANA(to ROAD TORTOLITA be abandoned ROAD within the site) Functional Principal Principal Major Minor Private Easement Classification Arterial Arterial Collector Collector Existing 100'-150' 200' 60' 60' 60' R.O.W. Future R.O.W. 150' 350'- 400' 150' N/A N/A Travel Lanes 2 2 2 2 1 Speed Limit 50 mph 45 mph 45 mph 25 mph 25 mph (east of site) (north of site) ADT 5,461 8,295 100 Not available Not available (Turkey Lane to (Thornydale to Tangerine, Shannon, Oct -02) Oct -02) Theoretical 13,500 23,300 Not available Not available Not available Capacity Bicycle lanes Yes (for No No No No experienced riders) Pedestrian No No No No No Ways Ownership Town of Marana State of Town of Town of Marana Private with the (north of Arizona within Marana. Town of Marana. Tangerine) Pima T12S R13E jurisdiction County (south of Section 5 and Tangerine) T11S R13E Section 32 Surface Paved Paved Dirt road Dirt road Dirt road Condition Program for To be Yes Yes To be No improvement determined abandoned Continuous No No Yes, from Yes Yes R.O.W. Camino de Oeste east 11-47 Tortoliia Vistas Specific Plan 00 Marana, Arizona Development Capability Report Source: Town of Marana and Pima County Transportation departments, ADOT Functional Classification and ADTs, and PAG Traffic Counts 11-48 Tortolita Vistas Specific Plan 00 Marana, Arizona Exhibit II.C.S.h (1): Traffic Circulation and Existing Rights -Of -Way 1 1 \ L-- Lgend FT rW% THE PLANNING [�] Project Site I 9 � HU �cENTER xN Ely"A-max.•, 0 200 Paas Development Capability Report 9. 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 Tangerine Road, most public services are available at or within reasonable distance of this site. a. Open Space, Recreational Facilities, Parks, and Trails According to Town of Marana Trail System and Pima County Land Information .. Systems, there are three trails within one mile of the site. A description of the trails is shown below in Table 4: Inventory of Candidate Trails. (See Exhibit II.C.9.a: Open Space, Recreation, Parks, and Trails.) . _ There is one 5.5 -acre park within a one -mile radius of the site. This park, Dove Mountain Park, is privately owned. TABLE 4: INVENTORY OF CANDIDATE TRAILS Source: Town of Marana Trail System and Pima County Land Information Systems Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail II -50 Tortolita Vistas Specific Plan 040 Marana, Arizona Trail Candidate Map Trail Cross Road Mountain Trail Code Type Wash County R.O.W. Foot Horse Bike Ironwood Trail A20 L X X X X X X Tortolita Foothills Trail 167 L X X X X X Thornydale Road 175 L X X X X Moore Road 171 L X X X X Source: Town of Marana Trail System and Pima County Land Information Systems Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail II -50 Tortolita Vistas Specific Plan 040 Marana, Arizona r. 7 7 7 r PM fm P, PM Exhibit II.C.J.a: Open Space, Recreation, Parks, and Trails L end THE -�— CENTER PLANNING Project Site' rw; Wv.+.: fru sti: u:.r„a Trails 0 3000 Feel Development Capability Report b. Existing Infrastructure and Public Services Due to the project's proximity to the metropolitan Tucson area and Tangerine Road, most public services are available at or within reasonable distance of the site. (1) Schools There are no existing schools within a one -mile radius of the site. A fifteen acre school site has been provided to the school district on Camino De Oeste approximately one quarter mile north of Tangerine Road. The project site is located in the Marana Public School District (See Exhibit II.C.9.b (1): Schools.) The following schools will serve the area: (a) Ironwood Elementary School, 3300 West Freer Drive (b) Tortolita Middle School, 4101 West Hardy Road (c) Mountain View High School, 3901 West Linda Vista (2) Sewers The Pima County Wastewater Management Department, (PCWWM) has been consulted with the following results. Existing wastewater records indicate that a request for abandonment of El Camino de Manana was approved by PCWWM on April 7, 2003. Also approved was the ®" release of easement along Old Father Road (RUE -94-19) on June 22, 1995. Under existing conditions (actual developments and commitments for service through approved sewer service agreements), there is capacity for this project development in the existing 15 -inch diameter public sewer (G-89-076) located at Camino de Oeste and Tangerine Road. Off-site public sanitary sewer will be required from the existing 15 -inch diameter public sewer (G-89-076) located at Camino de Oeste and Tangerine Road. There is a flow-through requirement in order to serve un -served parcels to the north and east of this proposed development. A sewer service agreement will be required. A development plan showing the connection and preliminary sewer layout for the proposed project is provided in Exhibit II.C.9.b (2): Sewer. (3) Fire Services Northwest Fire District provides service to property in this area; however, the project site is not currently within the district boundary. The closest fire station to the site is 1.5 miles to the west on Tortolita Road just west of the Dove Mountain Specific Plan area. (See Exhibit II.C.9.b (3): Fire Service.) Each plat will be annexed into the Northwest Fire District prior to recordation, ®' unless the Town agrees on other acceptable measures to provide for fire protection. (4) Transportation The major transportation corridors in this area are impacted by both Pima County and the Town of Marana. The three primary transportation corridors that are proposed to serve this area are Tangerine Road, Thornydale Road, and Moore Road. Tangerine Road will eventually be limited -access, high volume roadway. Thornydale Road and Moore Road will be four lane arterials at build -out. Also MIND II -52 Tortolita Vistas Specific Plan Marana, Arizona Development Capability Report ~� serving the area are Camino de Manana, which transverses the site intersecting with Thornydale Road in the northeast and with Tangerine Road in the southwest area of the site. However, the Town is planning to abandon the portion of Camino -- de Manana that is between Tangerine and Moore Road. To a lesser degree, Camino de Oeste, connects Tangerine Road with Moore Road, providing additional access to the northern portion of the site. For additional information on transportation network see Section II.C.8.h: Traffic Circulation and Existing Rights - of -Way. In addition, a detailed traffic study for the project area is submitted under separate cover. W II -53 Tortolita Vistas Specific Plan Marana, Arizona Exhibit II.C.9.b (1): Schools j Amphitheater School District Marana School District 0 WN Flet Exhibit II.C.9.b (2): Sewer Legend THE PLANNING Manhole LL cEIVTEf !VGiY..•4 Aa91 ar...e1g �• Sewer Line Q 200D Feel Specific Plan Boundary Exhibit II.C.9.b (3): Fire Service PiASED PENULA LU ❑ m TANGERINE ROAD— d � I Legend 0 Frstations Northwest Fire District Specific Plan Boundary 1l-56 v I -f THE PLANNING !! CENTER TUtbi�V_lei ed70" f'uL:: 6'L'dr ld5 0 3M FW 1l-56 Development Capability Report .-- (5) Religious, Health Care, and Other Public Facilities within 1 Mile Radius Exhibit II.C.9.b (5) shows religious, health care, and other public facilities serving the project area. (6) Water The project site lies within the exterior boundary of the City of Tucson Water's planned 50 -year service area. (See Exhibit II.C.9.b (6): Water.) (7) Private Utilities Electricity, telecommunications, and cable television services will be extended into this area at the time service is necessary through agreements with the individual utilities. Electric services will be provided by Trico Electric, a locally owned cooperative. _ Natural gas service may be provided by Southwest Gas, telephone service by Qwest Communications, and cable service will be provided by Comcast. (8) Solid Waste Disposal Currently, waste disposal is provided by Waste Management. (9) Effluent Use Effluent service is not applicable for the proposed residential uses. 0 II -57 Tortolita Vistas Specific Plan Marana, Arizona A 0- Exhibit II.C.9.b (5); Religious, Health Care, and Other Public Facilities Thewe are no re 4ow, health ogre orothervublic faalRies withn one mile. f1liftTHE PLANNING Legend CENTER Specific Plan Boundary nK�w1k.-Z`6'°,ty' � 11-58 3M rw Exhibit II.C.9.b (6): Water Legend THE City of Tucson Water Company PLANNING CENTER Existing Watermains LU,a,. . Specific Plan Boundary p 3(h}0 Feat 11-59 Tortolita Vistas Specific Plan Marana, Arizona Section III Development Plan Development Plan A. Purpose and Intent The Tortolita Vistas Specific Plan allows for a mix of residential, recreational, and open space uses on approximately 230 acres located within the Town of Marana. This section contains a description of the goals, objectives, and policies of the plan combined with various plan components. These components provide the rationale for the Development Regulations found in Section IV. The Specific Plan establishes the location and intensity of land uses, the circulation pattern, and the character of the Tortolita Vistas development. The site has been analyzed to determine development capabilities, while considering environmental conditions in addition to open space needs. �. The Specific Plan is a method used to implement the General Plan at a more detailed site- specific level for a focused area. The Specific Plan clarifies the planning considerations for such parcels and imposes regulations or controls on the use of such parcels. The Specific Plan establishes the type, location, density, and community character within the plan area. The Plan contains the standards and guidance to ensure that development will occur in a controlled manner with infrastructure as planned. The boundaries of the Specific Plan are shown on Exhibit III.A. The project development plan is the result of thorough site analysis and research. As a result of this, the plan resolves, as much as possible, development related issues in the form of proposed physical improvements, guidelines for future development, technical information, and regulations. III -1 Tortolita Vistas Specific Plan 00 Marana, Arizona Exhibit 111A Specific Plan Boundaries Legend Project site ffl111-2 I'Lv% THE PLANNING CENTER 0 F" sm—mmmmm..r Development Plan B. Objectives of the Specific Plan The main general objectives of the Specific Plan are to guide the development of the site and to provide direction for community design and management of open space. This Specific Plan is intended to implement policies of the Town of Marana's General Plan with a unique vision --- that suits the specific needs of the site. Development criteria established in this plan will ensure the quality design and marketability of this property while spearheading new concepts of subdivision design and environmental conservation. In recognizing the major development issues, the landowners' objectives, and Town requirements, a set of development plan goals have been established as follows: 1. Implement the goals, objectives, and policies of the Town of Marana General Plan; 2. Balance residential opportunities with environmental conservation; 3. Design a residential development that serves the needs of the region and contributes to the overall quality of the community; 4. Provide a community character offering residents an environment that features open space, recreational uses, and housing opportunities; 5. Preserve and enhance the integrity of significant environmental features; "® 6. Coordinate project design to provide a land use pattern compatible with the natural environment; 7. Integrate development and conservation techniques to conserve portions of the site, such as wildlife habitat, while at the same time developing a cohesive residential setting; 8. Ensure coordinated, responsible planning through the use of cohesive procedures, development regulations, standards, and guidelines; 9. Create flexibility in street standards in order to preserve significant land around natural washes and other heavily vegetated areas; 10. Utilize Tortolita Vistas Conservation Plan to provide appropriate preservation of native plants and habitat; 11. Provide backbone infrastructure systems and public facilities to support development in an r efficient and timely manner; 12. Provide uniform development regulations for land use, circulation, and environmental conservation. 13. Preserve open space within the Specific Plan areas; 14. Develop design guidelines for the project that will provide for and encourage variations in the design of all structures; 15. Provide standards and guidelines for "Southwest" architectural styles; 16. Provide an annual monitoring plan report for the Tortolita Vistas Specific Plan to monitor project compliance with the plan; 17. Process and adopt the specific plan to provide a precise understanding of development and future growth for the property; and r 18. Provide a framework for the management and administration of this Tortolita Vistas Specific Plan. ® 1-3 Tortolita Vistas Specific Plan Marana, Arizona Development Plan C. Relationship to Adopted Plans �. The Tortolita Vistas Specific Plan is located in the northeast (Area 3) designated growth area of the Town of Marana General Plan. This growth area has significant environmental amenities that also present constraints to development. The general plan also stresses that future development within this growth area needs to be carefully integrated into the terrain in an environmentally sensitive manner. The Town of Marana General Plan defines master -planned communities within this growth area as low-density and/or clustered development responding to the environmentally sensitive land. A significant portion of the land must be preserved as open space to preserve habitat and resources. Key features of this area include significant open space, trails, and recreational amenities. The Tortolita Vistas Specific Plan carefully addresses the needs of this planning area by designing a custom lot residential development that is carefully integrated into the terrain in an environmentally sensitive manner. The Tortolita Vistas Specific Plan contains goals and policies that are in agreement with those outlined in the Town of Marana General Plan. Table 5 shows Town of Marana General Plan goals and policies and corresponding Tortolita Vistas Specific Plan objectives. rW% 111-4 Tortolita Vistas Specific Plan %WWMOCO Marana, Arizona Ln LU J m a Cf) Q w a� U Cf) w LU CO U0 J Z as Z CL a� cf)U AORa LUV Z CA as J ~ CL D) J > LU J Z �w V Z 0 aCc Z� 2z U- Z Oa Z w O� 0 c ca ro o U � �Q Cts rocts ro LO E•7 U 0-2 .� C1 m co C i La 0 O = C 'C 0 0 (a '— -0 ca ca >+ cn CO cn c N fA 0 Q p C (a O7 U E-0 (L O a) w La w 0 N E mU n� ° -0 .L_+ 3 C-0 i ca m C1 a� ca ca 3 a� m 0 ca a) � Cl) a) Cl) -+, x -0� C° °� mo�3oo >'- a-0 a`)= ca a a� Cl)m mo �cc�3La) .c c •— � Cf) 0_ .L+ a)c"rc°'Q� > E� CL _m0 U)vi�3== -- _ �U o ca Co CM.— U (a -Cl) C E L O >+ a)a) c U (a V O7 .L) u j c 0 0 3 a) Qco 0 a� u, m a� a) L.+ 0-0 ca Cl) O i �. ca0 Cl) >+ c) Co Q 0E C1 �_ Na)_ Co U C Co +�+ co a) C ++ L L ca U O O ca = a) C -0 •E O I— %- a) 0- " _N a) O m(1) a) Co 0 Ea�a)L) E ">�'�aa)i ca ca O— O O U 0 a U 0� U C1 = J v�.E� o 0) a) a) U) a� =w c E cn2 a m0_ "d 0 Cl) `� C o a) _ Y a) ca m O CL L C c C >, N C1 0 E 0) U E U L E _ C N U O; C1 C a) ca a) O is U 'Ca O L c0 (`0 ; '� a) 0 N M 0) O O ca 3c oCL c -00 oN .� Cl)° ca ca m -0 ca m 3 3 fA — E C ca 2a Co 0U- ca) a)c�ac�c O o r C1 ca 0 0 ca OL a) o U U 3 c a) o ac 3 E a 0f� a) ca O O 7 U �' = Q.� ..O_-. " O C E C O E ca U C HC7 a U cn o >— a U w m cn U) a) m a ='_ :2i > is C• (1) cn N LS N "cz_0 ca rn-0 LLE a) N ca C C i La X !' O ca C C C ca O (1) U) = coa--E c - me >. ccn 00 �cm caE c0 0ca O c: (D ca L C 0CaE U) C O` 7+ U C a) D caQ E O c6 -0 -76 C ca ca caC1 CL = .9 O O O O U LL c�Ca'555 N m O 0—O -� CCS C a) O U U > O C L U H(D U a� o wCl) a o-0 a -a c ca C: ca c ca ca 2 d c — m 0 caro 3 c E ca v 0 (D Lu -i U c ca ro o U � �Q Cts rocts ro LO E•7 z W is U) W Q ~ U W� Um JO OZ CL Q J CL Z Q LL 0 Qw O a U) Q V JU)d J 5; CE m W J W � C3 cr Z O0 QCE Z C3 �Z a O Z W Occ H cc O 0 Ey? rn 3 c ca � m •— o > -0 c o N cacn U C > E c C N � U 0 c N j, a �, C: -C CL > �E M m _u)� 0 C rn-2cO�36 c c 3� c accaa ca � U 0 o °' 'm 0)-- > o ca a� '&cz O _ O O- 0>> 0O N U a �:-. O C ain C (n O N C C �n a) O CO ca N L •- CO X ca -C Oa C) U a a U U O) a O vi O 0 C> a C O '> CO O CZ `) 0 CO Q N C CO N C U-0 N C N N C 'cz YO ca > 0 t U C 0 O ca - C'� O cC 72 =3 O N COc o 0OO mm=a >a > 0-0 � Co U L C Y `O a C CL caE O ca t C C N L 0 ca �� (D : i 0 N 0 is cca (n C � i += C E - -fl0 C C C +. - O N caE E U > cn m 0 cz c (a ca U U i -a .— — c a �% Y 3 c E co .6 � c d ca (a C C co N•-.0 -C C C. Lm > ca' ---an L O w co ca ca d 2 L ca co = . > 3 'gin N -D O C L c c 00 cn CO cn N ,0 a � 0) � U 7 C ca 0 �n 0) E -clr- -C 0L E 0 C O O U L C O O C 0.0 fa N A U O) C O E O ca "" N 'U co C C co U fCa a U a U w U) 0 co m c c co COc — 0 O O ca M U C .> C C (a C U (a is ca 0 co aa0 > N ? �.� U p fa C O c C3 U C i N ca t C CO C:L m ora isH"0 c U 3: cl > > ca (� � d CO(D C c a c D-0 -0 3 CO 0 C) -� c COm ca °�"o.� �c Mn— .— i �o to m� c cam.+ ca am.°0)aa) 00 co 3: -5 U) oa cCo coc�'mE HC3 Ina) W.0 co aL acn FL cca c m a CO CCO cco O m Ca CO FL 0 N cz C O c N ca cn LL. N E c 0 ca C N E 0.0 0 N U C N .p H C� W a (n W oC (n 0 Ey? Development Plan D. Compatibility of the Specific Plan with Adjoining Development The Tortolita vistas Specific Plan is compatible with adjacent existing residential development, and proposed development within the Forest City Specific Plan, and the Skyranch Specific Plan. E. Land Use Concept Plan The Land Use Plan for Tortolita Vistas relies on an approach to residential development that conserves significant wildlife habitat and open space. The location of the residential areas within the setting of habitat conservation creates an exciting opportunity for preservation of natural resources, thereby encouraging other developments to adopt similar regulations, _ development standards, design guidelines, and conservation plans. The development plan for Tortolita Vistas was developed in conformance with the Town of Marana General Plan. The Land Use Plan is illustrated in Exhibit III.E.1. As shown on this exhibit, the proposed land use designation for Tortolita Vistas includes two designations: custom lot residential and conservation area to provide for preservation of riparian corridors. The boundaries for total open space are subject to adjustment based on final site engineering such as site drainage, building envelopes, maintaining efficient land use, and incorporating input from the various agencies that provide input on the subdivision plat. The aforementioned total open space consists of the conservation area as shown in Exhibit III.E.1: Land Use Plan and the open �- space within each lot, outside of the building envelopes. Any such adjustments are subject to approval by the planning director, and the criteria that no more than 40% or 92 acres of the site may be used for residential lots and appurtenant streets. This disturbance limitation will �-. provide for preservation of 60% or 138 acres of the site. The conservation area consists of 73.19 acres and the balance of the 60% preservation area is the open space outside the building envelope of each custom lot. -- A Land Use Concept Plan depicting developable areas and conservation areas on an aerial background is shown on Exhibit III.E.2. The residential density cap is set at 155 units. The residential density is below one home per acre at approximately .7 RAC. The Tortolita Vistas Conservation Plan is included in Section VII of this document. In addition, design guidelines which reflect the regulations and guidelines set forth in the Conservation Plan are included in Section VI of this document. -- Many of the design regulations adopted herein have been adapted from the Pima County Conservation -Subdivision Ordinance in response to concerns raised by Arizona Game and Fish and/or the U.S. Fish and Wildlife Service during planning process. III -7 Tortolita Vistas Specific Plan 00 Marana, Arizona Exhibit (ILEA: Land Use Plan MOORE ROAD I I D I KAZAROS DR ... r' r f' I' i LEGEND Residential Area (RA) The RA Land Use will be limited to 92 acres. 1 Conservation Area (CA) The CA land use is limited to 73 acres. The balance of the 60% open space is outside the building envelope within each individual lot. i Qw PASEO I'�Elvuu� I 4 Q ff U1 Z D z TANGERINE -CROSSING i L THE PLANNING CENTER 1, 0 S. C*"JMH AW.. SWU T=y , A 8Sa0 * [Mj OZ"146 a Sar Wr Exhibit III.E.2: Conceptual Site Plan , s Qno 4` Ir It If at s � e«'. THE 9r PLANNINGt` CENTER , ll1 d. Development Plan F. Circulation Concept Plan As displayed on Exhibit III.F: Circulation Concept Plan, direct access to this project will be provided through two access points on Thornydale Road, and one on Moore Road. No direct vehicular access will be provided from Tangerine Road due to its planned status as a limited access arterial. The portion of EI Camino de Manana Road within the site is proposed for abandonment iniated by the developer. General circulation in the area includes access and connectivity to Oro Valley and business r. districts to the south of the site via arterial roadways around the site. Interstate 10 is accessible by way of Tangerine Road or routes such as EI Camino de Manana via Cortaro Farms Road and the Interstate Frontage Roads. Internal circulation is restricted due to the size and quantity of regulatory washes on-site. Internal circulation within the residential areas will be via a series of local residential streets branching from main entrance roadways. Exhibit 111.F: Circulation Concept Plan illustrates the proposed internal circulation system. The internal street system shall be private. All on-site roadway improvements will be the responsibility of the property owner. Any required off-site roadway improvements will be identified based on Town review of the traffic analysis study submitted under separate cover. The report will be approved by the Town Transportation Engineer and be used to identify, in connection with the approval of the Specific Plan, off-site transportation improvements or fees required by the Town. This traffic study will provide an analysis of existing roadways and intersection capacities and will be reviewed and approved by the Town Transportation Engineer. Installations of items such as Landscape, Irrigation, and Walls within the Public Rights of Way shall require a License Agreement for installation, maintenance and indemnification. This document shall be executed and recorded prior to adoption of the Final Plat by Town Council or the approval of the Development Plan by the Town. Docket and Page of recordation shall be referenced on the Development Plan or Final Plat. Slope and utility easements for internal roadways may extend beyond the minimum right-of-way. From the centerline of Moore and Thornydale Roads, the half right-of-way of 75 feet will be provided in order to allow for a total of 150' future right-of-way of 150 feet. The Moore Road entrance will be at least 400 feet from the east property line. Right-of-way dedication, paving requirements, Moore and Thornydale Road Trail implementation will be addressed in the Development Agreement. 111-10 Tortolita Vistas Specific Plan Marana, Arizona Exhibit HIS: Circulation Concept Plan ■■�■was�■asit a.■a�� a • : 1 I • r r ■ • •■—sai■■■■■ar�assar■� q r 6 ` Q a �■ r �* a L? ■ J ■ a • w a r ! i■ ■ �PASEO I ; PENULA I f i ` • KAZAROS DR a • �Qp I � ¢ w w ■ 0 • TANGERINE CROSSING ■r' ■ s • w ` r ■�ar�ara ■wa■ta■■a■.� (Vote: Actual fats and road realignnierits are sub*d to the Development Regulations set forth in Section IV of this document_ LEGEND C'1 Entrance Roadway Emergency Ex;! 0 Entrances 00 III -11 THE PLANNING CENTER Tortolita Vistas Specific Plan Marana, Arizona Development Plan G. Grading Concept There will be no mass grading of the site. Grading will be restricted to the building envelopes for each lot and to site improvements such as streets and utility connections. Sixty percent of the site will be left in its natural state.. Any disturbances for required utility corridors outside of proposed streets are to be revegetated. As provided in the Conservation Plan, temporary fencing will be provided for machinery in order to ensure that the grading will stay within the -- limits identified on the improvement plans in substantial conformance with the Land Use Concept Plan and the Development Regulations for Tortolita Vistas. H. Water Resources The proposed development in Tortolita Vistas will have minimal impact upon existing overall natural site drainage patterns. All significant washes on the site will remain natural. Other than the Canada Agua Wash, all wash crossings that are necessary will be accomplished by spanning the wash with a drainage structure or if approved by the Town Engineer a low water crossing. The street crossing over the Canada Agua Wash will be constructed with a box culvert or con arch. Due to the overall preservation of open space, encroachments into delineated floodplain areas are minimal. The land use plan for this project avoids to the maximum practical extent, all construction activity within the delineated floodplain areas and washes except for a few roadway crossings. Flows that are currently associated with EI Camino de Manana will be redirected toward the adjoining washes on the site. None of the washes will be modified in conjunction with the project construction, and the subdivision will be located outside of the delineated floodplain areas and erosion hazard setback areas. Roadway culverts will be constructed to convey the 100 -year discharge beneath the roadway except where the flow quantities are so small as to allow a dip crossing while providing all weather access. Riprap aprons will be constructed at the outlet of the culverts and downstream of dip crossings to control scour and erosion. (A Letter of Map Revision will be filed with FEMA to update and correct the flood insurance study - delineation for Canada Agua West.) The project site is located within a critical basin as defined by the Town of Marana criteria. The Land use plan proposes setting aside 60% of the project site as natural open space area. Therefore the actual land use density for the project will be under one residential unit per acre. The Town of Marana drainage design standards have frequently waived the on-site retention/detention for projects having this low of land use density even if they are within a critical basin. The developer will request the Town of Marana to waive on-site retention/detention requirements given the low overall land use density and since the minor increase in peak runoff rates from the property will not adversely affect downstream land uses. The detention/retention may be required and will be determined at the time of platting in the Drainage Report. The project site lies with the Tortolita Basin Management area. The proposed project will comply with Town of Marana drainage design standards and applicable provisions of the basin management plan, except as outlined herein. (See Exhibit III.H: Post -Development Hydrology.) III -12 Tortolita Vistas Specific Plan 1.+�J Marana, Arizona Exhibit III.H: Post -Development Hydrology y k .ice© h 144 01 'Me ' - i , I•''Nr A lL,}M M ,i' r Cdr' Litt I w Y nr w ' +4 aqy i I LEGEND /-- 100 YeW FloadpW4 THE PLANNING NNING CENTER ''. .,o S. C1i4fiG1 A1ff... WITE am iut�Orr. u ern, (moi �,w 0 600 Feet Y_ xr ur ,a s s g�ppp2 ,gyp _— - 1 i; illy .. � ,�,�-�6■r ,.T r'fj.;" (' X74 ` ;■s G.� _�jja': S FOOT CONTOURiNTFRVALS LEGEND /-- 100 YeW FloadpW4 THE PLANNING NNING CENTER ''. .,o S. C1i4fiG1 A1ff... WITE am iut�Orr. u ern, (moi �,w 0 600 Feet Development Plan I. Environmental Resources and Conservation Concept The Tortolita Vistas Specific Plan is designed as a residential community integrated with the natural environment of the site. The site lies within land designated as proposed critical habitat for preservation of the pygmy owl. However, a recent court ruling indicated that USFWS's designation of the pygmy owl as an endangered species was incorrectly predicated on the assumption that an international boundary in effect created a separate and distinct population segment for listing purposes. The unanimous decision has been remanded to the lower court and the listing status has been established by the lower court on an interim basis. Irrespective, of the ultimate outcome, plan requirements limit development of residential lots and appurtenant streets to no more than 40% of the site. Standards for preservation of plants and animals are provided in a Conservation Plan that is included in Section VII. The Conservation Plan addresses monitoring of these lands, as well as a program for its implementation. The environmental concept envisioned for Tortolita Vistas relies on interaction and public-private partnerships between the owners of Tortolita Vistas, and their Home Owners Association. The environmental conservation and preservation methods will be communicated through C,C, and R's and the homeowners association will implement these principals and deal with maintenance should the need arise. Through partnering, it is envisioned that property owners will partake in the stewardship of this valuable habitat, and promote its preservation. J. Landscape Concept The overall goal of landscaping in Tortolita Vistas is to maintain a desert theme, incorporating plant materials indigenous to, and blending in with, the Sonoran Desert. Natural buffers will be maintained along all roadways abutting and within the site. The Tortolita Vistas Conservation Plan provided in Section VII of this document includes (1) Protection of designated open space or undisturbed natural areas; (2) Salvage and use of native trees and cacti, which includes (a) salvage process, (b) general salvage requirements, and (c) specific salvage requirements; (3) Plant salvage methodology; and (4) Monitoring natural resources during the development process. The Conservation Plan addresses, among other landscape related requirements, maintenance and preservation of native plants and habitat, revegetation, and methods, parameters, and processes for landscape plan approval. This plan shall pertain to areas disturbed during development. Transplanted trees will be installed with irrigation systems and maintained by the Homeowners Association. . � III -14 Tortolita Vistas Specific Plan Marana, Arizona Development Plan K. Open Space, Recreation, Parks, and Trails Concept The Tortolita Vistas Specific Plan is compatible with the objectives of the Pima County Trail System Master Plan and the Town of Marana Parks, Trails, and Open Space Master Plan by increasing linkages to the surrounding area, and by providing residents of Tortolita Vistas enjoyment of significant open spaces. Two public trails, the Thornydale Trail =on Thornydale Road, and the Ironwood Trail that crosses the southeast corner of the site and links with Camino Del Norte south of the site, will provide for public access around Tortolita Vistas, as well as linkages to adjacent properties. In addition, a trail to provide linkages with residential areas is illustrated on Exhibit III.K. Additionally, much of the site will remain a natural setting with opportunities for walking, wildlife observation, and passive recreation. The street cross section includes a stabilized decomposed granite path along one side of the street. The developer will also contribute fees in -lieu of an actual park site to contribute to the regional park in the surrounding area. The amount and parameters surrounding these fees will be addressed in a separate development agreement. III -15 Tortolita Vistas Specific Plan Ww"00 Marana, Arizona N ca CL a a Exhibit III.K: Recreation, Parks, and Trails Concept Plan ti l • I t 0_,a■� ♦_ LU c y i OLL P i y TANGERINE CROSSING Note: Actual lots and road realignments are subject to the Development Regulations set forth in Section IV of this document. LEGEND ............. STABILIZED DECOMPOSED GRANITE PATH ---- — SPECIFIC PLAN BOUNDARY III -16 PWNTHE PLANNING CENTER t 10 S CHURCH AVE., SURE 8781 iUCSON_AZ 85701 52D 6?7.6106 0 3W ear Development Plan L. Cultural Resources The Arizona State Museum (ASM) archaeological records indicate that the property was surveyed by students in the 1980's and that two archaeological sites were identified on the property: AZ AA: 12:271 (ASM) and AZ AA: 12:416 (ASM). Also in the 1980's, a strip 800' wide centered on Tangerine Road was surveyed only by students. As recommended by the Arizona State Museum, the cultural resource firm Professional Archaeological Services and Technologies (PAST) conducted an archaeological surface inspection of the property to determine if important yet unreported prehistoric or historic sites are on the site. PAST did not find any new sites during their recent ground survey. Additionally PAST also assessed the condition of the two sites - AA: 12:271 and AA: 12:416 (ASM) found during the previous survey and made recommendations concerning the need for further work. Site AA: 12:271 will require additional testing prior to initiation of ground disturbing activities. Alternatively, if the site can be avoided completely, a long-term preservation plan may be established to preserve this potential resource. Site AA: 12:416 does not warrant further study. M. Viewsheds This project is situated to have little or no effect on viewsheds from adjoining properties. Views and vistas of both the existing on-site vegetation and significant off-site features such as the Tortolita Mountains will not be inhibited by this project, due in part by the large site area, -- relatively flat terrain, and existing vegetation along the project boundaries. Homes will be sited to take advantage of distant views of the Catalina Mountains, Tortolita Mountains, and on-site vegetation. A natural buffer will be maintained along the property �- perimeter and along major arterials, helping to maintain the existing rural character of the area. N. Infrastructure, Public Services, and Utilities 1. Sewer Sewer service for Tortolita Vistas will connect to existing public sewer lines currently located at the intersection of Camino de Oeste and Tangerine Road. Sewer line extensions will extend within the right-of-way of Tangerine Road, and Old Father Road or Camino de Manana and connect to the Tortolita Vistas neighborhoods as approved' by the Town of Marana Engineer and shown on Exhibit III.N: Utilities Concept Plan. Access to the sewer manholes in those lines will be provided via all-weather access from the roadways internal to the project site. III -17 Tortolita Vistas Specific Plan -- Marana, Arizona Development Plan 2. Schools The closest high school to the site is the Mountain View High School located at 3901 W. Linda Vista Boulevard approximately 2 1/4 miles south of the site. The nearest «� Marana Unified School District Elementary School is Ironwood Elementary School located approximately 2 1/4 miles south of the site at 3300 W. Freer Dr. An elementary school site has also been provided to the school district on Camino De Oeste approximately one quarter mile north of Tangerine -Road. The current capacities and enrollment figures for 'the schools surrounding the project site are shown below in Table 6: School Capacity and Attendance. Table 6: School Capacity and Attendance Affected Schools Capacity Current Enrollment Ironwood Elementary School 1000 861 Tortolita Middle School 1200 1027 Mountain View High School 2000 1832 Using formulas from the Town of Marana School District, this project could generate approximately 155 school -aged children. K — 6:1/2 x4155 units = 77 school aged children 7-12:1/2 x155 units = 77 school aged children The current capacities and enrollments have proved there is a need for additional schools. There are plans for a proposed elementary and middle school site located less than one -mile from the project site within the Camino De Oeste site. The schools will be dedicated to the Town of Marana School District. Additionally, the developer will contribute fees in -lieu of an actual school site. The amount and parameters -- surrounding these fees will be addressed in a separate development agreement. 3. Fire/Emergency Vehicle Service Emergency vehicle access for residential areas will be accommodated within the proposed street right-of-ways. Main entrances to the property have been designed to allow the passage of emergency vehicles into the project site by means of a divided two-lane roadway with a median. In the event that Tortolita Vistas is developed as a gated community, the NW Fire Department officials and police officials will have electronic opening devices or by-pass codes to ensure 24-hour access. Fire flow will �- be provided within the water system in accordance with requirements of the Northwest Fire District. III -18 Tortolita Vistas Specific Plan Marana, Arizona Development Plan 4. Water Service Water service for Tortolita Vistas will be determined through a water service agreement either between the Town of Marana or Tucson Water and the developer. It is currently envisioned that water service for Tortolita Vistas will be provided by one of three means: Tucson Water through the use of an existing main owned by Tucson Water located in Thornydale Road. Alternatively, water service may be provided by connection to future extensions of the Town of Marana water system, or by a new extension of an existing main in West Naranja Drive, or by drilling III -19 Tortolita Vistas Specific Plan Marana, Arizona Exhibit HIM: Utilities Concept Plan MOORE ROAD i a OI{1 rrAim1 i o I 1 GP. P� A l 1PASEO �IPENULA KAZAROS( 1; p 10 !w i o Z ° I TANGERINE- "CROSSING I! 1 1' P lif Note: Actual lots and road realignments are subject to the THE Development Regulations set forth in Section IV of this document. PLANNING ( ) CENTER LEGEND ;,05»�.5ATE6 TUCSON, AZ 65104 (520)62%146 Proposed Sewer Extension U' 30a* ear Proposed Water Extension III -20 Tortolita Vistas Specific Plan Marana, Arizona Section IV Development Regulations ffi Tortolita Vistas Specific Plan Marana, Arizona Development Regulations A. Purpose and Intent These regulations will serve as the primary mechanism for implementation of the land uses for Tortolita Vistas. The Tortolita Vistas 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. The Tortolita Vistas Specific Plan proposes a subdivision that is more harmonious with its natural setting than traditional subdivisions developed under R-6, R-8, R-144, or other large lot zoning. As a residential development, Tortolita Vistas will utilize state of the art planning techniques to develop in sensitive areas and create safeguards for natural resources within the planning area. The Plan represents cohesion between protecting habitat while providing appropriate community growth. These development regulations apply to the 230 acres of land in Tortolita Vistas currently under the jurisdiction of the Town of Marana. �. B. Applicability of Town of Marana Zoning Code If an issue, condition, or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the current Town of Marana Zoning Code shall apply. C. Development Regulations The project shall be limited to a maximum of 155 detached dwelling units. No more than 40% or 92 acres of the site may be used for residential lots and appurtenant streets. Specific performance requirements for compliance with the 60% preservation requirement are addressed in a separate development agreement for this project. 1. Residential (RA) The following regulations shall apply to the Residential Area Designation (RA): a. Permitted Uses -- ■ Site Built Residential Dwelling Units ■ Community Recreation Facilities ■ Public Trails ■ Parking ■ Utilities ■ Emergency Access Drives ■ Public Facilities W" IV -1 Tortolita Vistas Specific Plan Marana, Arizona Development Regulations b. Accessory Uses Residential Accessory Uses: The following accessory buildings and uses may be located on the same lot with a permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provided that all residential uses are compatible with the residential character of the neighborhood: T Children's playhouse ■ Non-commercial hobby shops ■ Patios and cabanas ■ Swimming pools, spas, and related structures ■ Tool shed c. Project Accessory Uses ■ Swimming pools in a common recreational area �- ■ Community recreation uses, including tennis courts, bathhouses, recreation building patio shelters and other community facilities common to a homeowner association - ■ One Temporary Nursery d. Development Standards ■ Minimum Lot Area: 32,000 square feet ■ Lot Setbacks o Front yard: minimum 20 feet o Side Yard: minimum 5 feet o Street side yard: minimum 15 feet o Rear yard: minimum 15 feet ■ Minimum Site Setback: 15 feet ■ In addition to the applicable setbacks, there shall be a forty foot building setback adjacent to the Conservation Area (CA) identified on Exhibit III.E.1: Land Use Plan. IV -2 Tortolita Vistas Specific Plan 00 Marana, Arizona Development Regulations Building Height Regulations: o Maximum height: 30 feet �- o The floor area of the second story of any two story home shall be no greater than 60% of the enclosed floor and garage area of the first floor. o There shall be no two-story homes in areas in proximity to existing development as identified on Exhibit III.E.1: Land Use Plan. ■ Additional Requirements: o No model elevation shall be adjacent to the same elevation o No color scheme shall be adjacent to the same color scheme o All building permit site plans shall give the setback information, model number, elevation, and color scheme ■ At the time of preliminary plat approval, and based on the extent of open space, curvilinear design of streets and proposed exterior elevations of homes, the Planning and Zoning Commission may limit the application of the preceding building height, color and setback staggering regulations. 2. Conservation area (CA) Conservation Area Regulations shall apply to the Conservation Area (CA) designation. In Tortolita Vistas, the CA designation comprises the total land outside of the residential areas (RA). The CA areas in conjunction with the open space within the RA, outside of the building envelopes, shall be no less than 60% of the total land area of the entire site and credited toward the 60% open space requirement. The lands within the CA area and outside of the building envelopes shall be preserved as natural undisturbed areas. More specific requirements for open space preservation are addressed in a development agreement for the project. a. Permitted Uses ■ 73.19 acres of land identified as Conservation Area on the site plan will be protected as undisturbed open space. There shall be no use of Conservation Area for residential lots. ■ Roadway and Utility Crossings (All Utility Crossing will be located underground and location of these facilities in this area does not modify the disturbance limitations set forth elsewhere in the Specific Plan.) ■ Minor encroachments into the Conservation area shall only be permitted if reasonably required for utility crossing and for the one road crossing of the Conservation Area as identified on Exhibit III.E.2: Conceptual Land Use Plan. IV -3 Tortolita Vistas Specific Plan Marana, Arizona Development Regulations b. Environmental Standards ■ All disturbed areas will be landscaped or re -vegetated in accordance with the Tortolita Vistas Landscape Preservation Plan. ■ Utility encroachments into Conservation Areas will be replanted in a manner that maintains the character and density of the existing vegetation. Such replanted area will not be credited toward the open space requirements of the Specific Plan. ■ Natural open space areas of vegetation designated to be preserved shall be protected during grading and construction activities by fencing and flagging and in accordance with the Tortolita Vistas Conservation Plan provided in Section VII of this document. IV -4 Tortolita Vistas Specific Plan Marana, Arizona Development Regulations 3. Roadway and Trails Development Standards a. Roads The streets within Tortolita Vistas will conform to the minimum width requirement of Town of Marana Local Street standard and pedestrian circulation will be provided by development of a stabilized decomposed granite path along one side of streets that serve more than ten lots.. The Preliminary Concept Plan has been designed to include traffic calming measures to minimize speeding. All signage will conform to the Manual on Uniform Traffic Control Devices. 2' 1 6' TRAVEL LANE 1 6' TRAVEL LANE CURB 5' DG PATH CURB 46' TYPICAL LOCAL ROADWAY Figure 1: Cross -Section of a Typical Local Roadway with a 46 foot R.O.W. b. Trails �. The trails within the street cross section will act as a pedestrian walkway made up of compacted aggregate surfacing. 5' TYPICAL WALKWAY WITH COMPACTED AGGRFGATF SURFACING Figure 2: Cross -Section of an Improved Trail with a 5 -foot R.O.W. IV -5 Tortolita Vistas Specific Plan 00 Marana, Arizona Section V Implementation and Administration Implementation and Administration A. Purpose and Intent The regulations and guidance contained within this Specific Plan prescribe the implementation of development on the Tortolita Vistas site. This section also provides information regarding general administration and amendment procedures. -` For the purpose of identifying those responsible for implementation of the improvements for the Tortolita Vistas Specific Plan area, three entities must be identified. These are the Master Developer, the Builder, and the Homeowners association. The master developer is the entity responsible for ensuring the basic infrastructure facilities are planned and constructed to serve the development areas within the Tortolita Vistas Specific Plan. The Builder is the purchaser of a development area, or portions of a development area, responsible to build or provide for building within their areas of ownership. The Homeowner Association is the entity responsible for the maintenance and management of all Open Space (OS), Conservation Area (CA)and common areas. B. 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 applicable for the most similar issue, condition, or situation shall be used by the Planning Director and the Development Services Administrator as the guidelines to resolve the unclear issue, condition, or situation. C. Design Review Process The Design Review process is outlined in Section VI: Design Guidelines. D. Development Review Procedure The development review procedure for Tortolita Vistas Specific Plan shall be implemented through the review and approval process of preliminary and final plats by the Town of Marana and through the Town of Marana building permit approval process. Final decisions on grading, drainage, final road alignment, improvement plans, revegetation, and other matters will be made after the approval of the preliminary plat. Review process shall include the master developer as follows: 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 Master Developer. All proposed subdivisions within the Tortolita Vistas Specific Plan shall be required to submit plans to the Master Developer for approval prior to submitting to the Town for approval and permitting. Subdivision plats shall be approved by the Town of Marana in accordance with Town of Marana procedures. fllr% V-1 Tortolita Vistas Specific Plan 00 Marana, Arizona Implementation and Administration E. General Implementation Responsibilities The Specific Plan shall be implemented through the subdivision review process. This process will allow for the creation of lots as preliminary and final plat maps which allow for implementation of the project. The Tortolita Vistas Specific Plan will guide the platting process with other official Town of Marana ordinances, policies, maps, and regulations. Implementation of the Tortolita Vistas Specific Plan shall be the responsibility of the developer and the builders in accordance with the regulations and guidance contained within the Specific Plan, unless otherwise noted. These entities shall be responsible for the engineering and implementation of the infrastructure. The infrastructure systems are defined as those systems that are necessary to provide development opportunities to the Tortolita Vistas site. These systems include streets and associated streetscapes and utilities. Approval of a subdivision plat, development plan, or building permit is subject to the following requirements: 1. Conformance with the Tortolita Vistas Specific Plan as adopted; 2. Provision of development -related agreements as required by applicable agencies; 3. Dedication of appropriate rights-of-way for roads, utilities, and drainage by plat, or by separate instrument if the property is not to be subdivided. 4. CC&Rs for the project shall be recorded and each phase shall be subject to the CC&Rs upon recordation of a final plat for the phase. 5. The maximum number of dwelling units in Tortolita Vistas shall not exceed 155 units. 6. Moore Road paving, and left turn lane in Thornydale Road. 7. All transplanted materials, other than cacti, shall be provided with methods of irrigation. F. Phasing It is envisioned that this project will be developed as a cohesive, comprehensive development, achieved in phases. Phase boundaries shall be established during the platting process. Development will require significant investment in and installation of site infrastructure including utilities and roadway improvements for the entire developable area. In order to ensure that the recreational needs of the residents are met, the first park shall be built prior to the issuance of the 501h building permit. The second park must be built prior to building permit #301. G. Specific Plan Administration 1. Enforcement The Tortolita Vistas Specific Plan shall be administered and enforced by the Town of �- Marana Development Services Department in accordance with the provisions of the Specific Plan and the applicable provisions of the Town of Marana Land Development Code. eW% V-2 Tortolita Vistas Specific Plan 00 Marana, Arizona Implementation and Administration ` 2. Administrative Change Upon request of the Master Developer, certain changes to the explicit provisions in the W, Tortolita Vistas Specific Plan may be made administratively by the Town of Marana Planning Director or Development Services Administrator, providing said changes are not in conflict with the overall intent as expressed in the Specific Plan. Any changes must conform to the goals and objectives of the Tortolita Vistas Specific Plan. The Planning Director or Development Services Administrator's decision regarding such administrative changes and determination of substantial change as outlined below shall be for the following types of changes: a. 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. «- b. Changes to the community infrastructure planning and alignment such as roads, drainage, and water and sewer systems that do not increase the development capacity in the Specific Plan area. c. Changes or adjustments to development plan boundaries due to platting, updated floodplain information or as a result of input from the U.S. Fish and Wildlife Service. Modifications to the boundaries must be generally consistent with the Concept Land --- Use Plan and comply with the requirement that no more than 40% of the site is to be used for residential lots and appurtenant streets. d. Planning area boundary adjustments because of final road alignments and drainage " will occur during technical refinements in the platting process and shall not require amendment to the Specific Plan. e. Changes to boundary adjustments that provide for use of Camino De Manana as a local street in the event that the Town does not proceed with abandonment of Camino De Manana. f. Changes to development standards that are in the interest of the community and do not affect health or safety issues. g. Planning area boundary shall be adjusted where practical to preserve specimen, multi - armed saquaros, and mature ironwood trees in-place with a 15 -foot circumference of understory vegetation. 3. Substantial Change This Specific Plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of the Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. 4. Interpretation The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made within 15 days from the date of the interpretation to the Town Council. V-3 Tortolita Vistas Specific Plan 00 Marana, Arizona Implementation and Administration 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development or as prescribed in a development agreement for the project that has been approved by the Board of Adjustment. 6. Annual Report The master developer shall annually, within 30 days of the anniversary of the Specific Plan approval, submit a written report to the Town of Marana including, but not limited to, the �. past year's development activity, utility, sewer, water, drainage and street improvement activities, changes in ownership structure, status of sales or leases to others and estimates for the upcoming year in the above categories. V-4 Tortolita Vistas Specific Plan 00 Marana, Arizona Section VI Design Guidelines Design Guidelines A. Introduction The purpose of these Design Guidelines is to encourage and ensure, to the maximum extent possible, the establishment of a quality urban landscape within the Tortolita Vistas Specific Plan in conformance with the Town of Marana General Plan. The various elements of the urban landscape include layout, landscape design, architectural styles, roads, buildings, the land itself and most importantly reflect the vision of the Town of Marana. These Design Guidelines intend to provide specific development standards and design guidelines that will guide development within Tortolita Vistas. Architectural guidelines included in this document articulate the "Southwest" architectural themes, which reflect the heritage of the Town of Marana area. The Tortolita Foothills area presents a duality where the Sonoran desert meets rapidly growing urban needs. This duality is expressed through the appropriate articulation of space while balancing environment, privacy, and recreation needs. Creating this interaction, evoking the rural heritage or flavor of the area and providing for other needs such as aesthetics, �- privacy and tranquility, is the primary goal of these Design Guidelines. B. Purpose and Intent These Design Guidelines provide guidance to the Master Developer for future development. These Design Guidelines also provide for creative flexibility while meeting the Town of Marana's standards. Adherence to these design guidelines will ensure a high quality of appearance for the community. These guidelines are designed as an information source for site development, ._ landscape architecture, and architectural and signage features that create the community image of Tortolita Vistas. These guidelines provide criteria for builders, planners, architects, landscape architects, and civil engineers under the direction of the developer. They provide a basis for evaluating and directing the planning and design within the project area in the context of the surrounding area. _. These guidelines also provide a foundation for the development of more formalized Covenants, Conditions, and Restrictions (CC&Rs). The integration of these guidelines into CC&Rs will guarantee design consistency throughout the development of this project. �. The Master Developer will review development proposals in Tortolita Vistas. This review procedure will ensure that the high standards defined in this document are maintained. These design guidelines are conceptual in nature allowing flexibility for change. The Master r Developer will have the power to determine changes which are in the best overall interest of the Tortolita Vistas community. They will also have the power and authority to revise these guidelines, which will at a minimum meet the Town's design standard for residential uses. In Tortolita Vistas, community character is achieved through development sensitivity towards the natural environment. The Land Use Concept conveys the essential character and complex interrelations between the environment and the development. Tortolita Vistas is intended as an exclusive residential community in the high Southern Arizona desert. The appearance of such a community includes strong unifying elements, such as selected building materials; a clean, sophisticated color palette; simple and uncluttered detailing; angled and varied building perspectives; and streets that are shared equally by VI -1 Tortolita Vistas Specific Plan 00 Marana, Arizona Design Guidelines pedestrian and vehicle. The design elements for Tortolita Vistas that provide its distinctive character are: Adobe/Native Stone • Smooth or Sand Finish Stucco Appearance of "Thick" Walls • Courtyards, Intimate Spaces • Offset Wall Planes • Varied Building Masses and Architectural Details • Off-white, Muted Desert Tones or Soft Pastel Building Wall Colors The elements to avoid or minimize are: • Simple, box -like architecture without articulation • "Woodsy' or Rustic Architecture • Wood Siding • Gable or High Pitched Roofs C. Land Use Concept The Development Plan for the proposed project at Tortolita Vistas relies on a unique conceptual approach to residential development that conserves significant wildlife habitat. This plan was developed in conformance with the Town of Marana's General Plan. The location of the residential areas within the setting of habitat conservation creates an exciting --- opportunity for the proposed project. It is hoped that this proposed development will become an example of land stewardship. The Tortolita Vistas Conceptual Land Use Plan is depicted in Exhibit III.E.1. The proposed land use includes two designations. Residential areas encompass approximately 40% of the Project. The land use concept provides for development envelopes that parallel major washes, that transverse the site from northeast to southwest. It also utilizes the disturbed portion of EI Camino de Manana. Open Space at Tortolita Vistas encompasses approximately 60% of the site and includes conservation area in and around the residential areas. In order to comply with the 60% open space requirement set forth in the Specific Plan, the . , master developer shall establish building envelopes for each lot and CC&Rs for strict enforcement of such building envelope. There shall be no modification of building envelope limits that would, on an overall basis, exceed the disturbance limitation set forth in the Specific Plan. Additionally, there shall be no mass grading of the lots and grading within the lots is to be restricted to the building envelope. These Design Guidelines have been developed to ensure a high quality development appropriate for the desert ambiance. The large areas of undisturbed open space and natural vegetation produce a community in character with its surroundings. D. Circulation As displayed in the Proposed Circulation Plan, direct access to this project will be provided throughtwo access points on Thornydale Road, and one on Moore Road. No vehicular access r' will be provided from Tangerine Road due to its planned status as a limited access arterial. General circulation in the area includes access and connectivity to Oro Valley and business districts to the south of the site via arterial roadways around the site. Interstate 10 is VI -2 Tortolita Vistas Specific Plan 00 Marana, Arizona Design Guidelines accessible by way of Tangerine Road or routes such as EI Camino de Manana via Cortaro Farms Road and the Interstate Frontage Roads. Internal circulation is restricted due to the size and quantity of regulatory washes on the site. Internal circulation within the residential areas will be via a series of local residential streets branching from two main entrance roadways. The minimum roadway cross-sections are discussed in the Development Regulations section of this Specific Plan document. Slope and utility easements for internal roadways may extend beyond the minimum right-of-way. V E. Recreation and Open Space A key component of the character of Tortolita Vistas is the preservation of approximately 60% of the project site for open space and conservation area to remain undisturbed. Existing washes on the site will not be modified for pedestrian or equestrian trail access or use. Trails will be implemented into the street cross section. They will consist of a stabilized decomposed granite path along one side of the streets that serve more than ten Iots.One public trail, the Thornydale Trail on Thornydale Road, runs along the southeastern portion of the site from Moore Road to Tangerine Road. This trail also provides public pedestrian and bicycle access to Tortolita Vistas. The developer will be contributing in lieu fees to the regional park system as provided in the development agreement for the project. F. The Master Developer Cottonwood Properties, Inc (the "Master Developer") or its designee will review development plans for conformance with the Tortolita Vistas Specific Plan before any building development begins. The Master Developer will refine these guidelines, establish review procedures, and administer the design review process for Tortolita Vistas. The Master Developer has the authority to interpret the Guidelines in the event the Guidelines do not explicitly address a particular situation. The Master Developer may amend the Guidelines when deemed necessary. Permits will have to be acquired from the Town and will be subject to all Town of �. Marana building requirements, prior to construction. G. Design Review Procedures Establishment of review procedures will be based on the following guidelines: • Pre -design meeting with the builder, owner, and/or architect to offer direction in preparing ® preliminary plans. • Review of preliminary plan submittal to determine general conformance with these guidelines and with the Conservation Plan. • Review fees (if any) may be established by the Master Developer. • Following preliminary approval, a review of the final submittal which should contain -- information detailed enough to allow the Master Developer to determine compliance with these guidelines. �. � VI -3 Tortolita Vistas Specific Plan Marana, Arizona Design Guidelines • The Master Developer reserves the right to inspect all work in progress and give notice of non-compliance. • The right of final approval for all completed construction to assure consistency with these �- guidelines. H. Site Planning The following guidelines supplement Design Standards of the Town of Marana Zoning Code. 1. Purpose and Concept Tortolita Vistas will be developed as a multi -themed community reflecting the desert environment and southwest cultural heritage. The placement of buildings, roads, and -- utilities will have a major influence over the character of Tortolita Vistas. Site planning addresses the proper placement of buildings, roads, and services within the site. 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. The Homeowners Association will monitor undisturbed land. This unique aspect of the --- development will provide a natural visual interruption of the built environment, enhancing its aesthetic quality from both on and off the site. The overall goal of Tortolita Vistas is to encourage site planning sensitive to the topography, natural drainage, existing vegetation, views, and wildlife. 2. Residential Design Criteria -" Buildinq Mass Careful attention shall be given to the building massing, scale and form, and their relation to the natural desert surroundings. Buildinq Image To create a cohesive community while allowing individual development r' identity, homes will promote a diversity of southwestern architectural styles, themes, and elements. Buildinq Facades Homes will present a continuity of colors, materials, and details on front ® and side facades. Priority in articulation should be given to those sides visible from streets, and open space. The builder will submit street scene elevations to the Master Developer and the Town of Marana Planning Department to confirm that the building facades comply --- with the criteria set forth in the Specific Plan. Rear Facades Rear facades which can be seen from open natural desert areas will have "front facade" quality. Side yard walls of houses on corner lots should be of design and color consistent with the main residence. The wall should have a coordinated architectural connection with the house when visible from streets, or open space Buildinq Setbacks and Orientation Building placement on adjoining parcels along a °— street should be varied to create a more interesting streetscape. y � VI -4 Tortolita Vistas Specific Plan Marana, Arizona Design Guidelines VARY BUILDING SETBACKS Figure 3: Building Setbacks Views Development should be planned carefully to protect existing views and maximize the feeling of conservation area. Design approaches include curving streets, road orientation toward open areas, and the creation of views. -- Garages Front entry garages are allowed if the garage is setback a minimum of 20 feet from the front property line. Side -entry garages, which must be set back a minimum of 8 feet, and deeper setbacks, are encouraged. The primary garage fagade facing the street on side entry garages must be articulated with window openings, shadow relief, or other detailing. Garages should have a single story mass at the front of the building to provide an architectural transition to two-story masses. Building Envelopes A building envelope plan demonstrating compliance with the open space requirements for this project shall be submitted to the planning director for each phase prior to commencement of residential homes in that phase. Development of homes within a lot shall limit overall disturbance to no more than the quantity identified for that lot on the building envelope plan. Minor adjustments to the building envelope limits may be approved by the Master Developer or its design review committee provided the quantity of disturbance is not increased. 3. Street Design Criteria Street Standards A comprehensive circulation system provides the framework for the Tortolita Vistas community structure. Major goals of this circulation system include: • Providing linkages and ease of movement between neighborhoods and surrounding areas. • Maintenance of circulation according to traffic needs. • Coordination of gated access drives to promote the efficient flow of traffic. • Plan neighborhood street systems to serve local traffic demands, discouraging non -neighborhood traffic. Comply with the minimum disturbance requirements provided in the Conservation Plan included in Section VII of this document. VI -5 Tortolita Vistas Specific Plan 00 Marana, Arizona Design Guidelines - I. Architectural Guidelines Architectural design for Tortolita Vistas is guided by criteria, which reinforces the sense of a� community identity, avoids the feeling of bland uniformity, reflects the "Southwest" heritage of the Town of Marana, harmonizes with surrounding residential styles, and enhances the northeast area of Marana. Architectural designs and concepts in Tortolita Vistas must: • Reinforce community design identity through the application of unifying architectural themes or features in the design. • Encourage a variety of "Southwest" architectural styles. • Encourage the use of traditional regional construction materials as may be appropriate. • Provide for variety and discourage monotony in dwelling design through the use of appropriate guidelines. • De-emphasize garages. 1. Character/Design Details The architectural character of Tortolita Vistas reflects its geographical setting in the ` Sonoran Desert. It is the intent of the Master Developer to encourage variety and individuality within a framework of desert community styles. Southwestern architectural styles approved by the Master Developer or that reflect historic - settlements in the area are strongly recommended for all site -built structures within Tortolita Vistas. The following suggested styles for site -built structures within Tortolita Vistas are derived from the design heritage of Marana, Southern Arizona, and the Sonoran Desert. Figure 4: Contemporary Version of Southwest "Pueblo" Architectural Style VI -6 Tortolita Vistas Specific Plan Marana, Arizona Design Guidelines Figure 5: Contemporary Version of Southwest Architectural Style `Figure 6: Contemporary Version of Southwest "Spanish Colonial' Architectural Style Figure 7. Contemporary Version of Southwest 'Territorial' Architectural Style Each of the styles is rarely found in its pure form. Cultural blending, environmental responses, and the availability of building materials have produced a unique regional character. `I VI -7 Tortolifa Vistas Specific Plan Marana, Arizona Design Guidelines Materials A smooth, sand or hand troweled stucco look is typical. Accent materials and colors used to complement the stucco are encouraged in moderation. Regional stone may also be used for facing. Tile, wood, and brick are permitted as design accents only. -♦ Recommended primary building materials include: o Concrete or Adobe Block o Cement Stucco over Concrete Block or Wood Frame o Slump Block (mortar wash only) o Natural Stone ♦ Recommended accent building materials include: o Adobe and Fired Adobe Brick o Mud Stucco over Stabilized Adobe Block o Split Face Concrete Block o Brick and Mortar Washed Brick ♦ All exposed building materials must be finished. ♦ All exposed wood shall be treated with a preservative, stained, or painted. ♦ The use of wood by-products or simulated wood siding materials is prohibited. ♦ No reflective building materials shall be used. � �i►'i r.I. A�� Figure 8: Southwest "Spanish Colonial" Architectural Style Details VI -8 Tortolita Vistas Specific Plan CV Marana, Arizona Design Guidelines Color Palette Color is intended to act as a primary theme -conveying element. In general, wall colors should be predominantly muted earth tones with contrasting accents. Buildings are encouraged to have several colors, consisting of one base color with accent colors. The accent colors would typically be used on the cornice bands and window articulation. Exterior paint colors for the main body wall color of a home shall not exceed a 40% Light Reflectance Value (LRV) and color s for the trim (including, as applicable window frames, doors and accent color) shall not exceed a 50% LRV. Roofs and Pitches Parapet and/or low-pitched roofs are permissible roof styles. The roof style for patios will be consistent and architecturally compatible with the permissible roof styles. Actual colors will be subject to the Master Developer's reviews. Roof slopes should complement the building mass. The slope of all pitched roofs shall be no flatter that 3:12 ratio. Simple, short roof overhangs are appropriate for Spanish Colonial and Contemporary styles. Flat roofs with parapets are suitable for Pueblo architecture. Windows and Doors The proportion of windows and doors to the exterior surface will be carefully considered by the Master Developer for each elevation. Window and door design should relate to the selected architectural style. Windows and doorways in southwestern architecture typically have rectangular, round, or arched openings, and are either recessed to reflect the thick, protective exterior walls typical of the Spanish Colonial style, or set flush with the wall surface as in Barrio or more contemporary architecture. Silver, gold, or mill finish window frames and hardware are prohibited. Southwestern doors are traditionally made of heavy, detailed wood. Garage Doors The design of the garage doors should relate to the main building architectural style. Colors should be selected from the approved color palette. The design treatments include color accents and architectural features such as pediments, moldings, small roofs, overhangs, and fur -outs to recess the garage door. T ---- �, 1 Puebla Archile61ure - Typical Details �-. Figure 9: "Pueblo" Architectural Style Typical Details Columns and Archways When used, stucco columns should be square, rectangular, or round, and appear massive in thickness. Capitals and column bands are encouraged. A base should be incorporated at the bottom of all columns. Column height should be 4 to 5 times the column width. The use of arches is appropriate for select southwestern architectural styles. Arches may be semi -circular, parabolic, or flat, and shall be in regular series with columns or walls as supports. Covered walks, patios, and colonnades should be enriched with textured paving. VI -9 Tortolita Vistas Specific Plan 00 Marana, Arizona Design Guidelines Chimneys Chimneys should continue the same texture and materials of the building. The ;chimney caps should repeat the fascia cornice band or other treatment that integrates the ro� trim colors. Caps are encouraged along with accents. Decorative metal caps that match the trim colors are permitted. AGutters and Downspouts Exposed gutters will be colored to match the roof or wall material. Exposed downspouts will be colored to match the surfaces to which they are attached. Skylights Skylights are to be designed as an integral part of the roof. Skylight glazing shall be clear or solar bronze. White glazing is prohibited. Skylight framing materials must be colored to match or blend with the roof. Mailboxes Mailboxes should be coordinated within each individual development area. Their color and materials should coordinate with the structures they serve. The Master 'Developer will review other standards for mailboxes. Exterior Lighting All exterior building lighting will be consistent with a southwest desert �- theme and meet or exceed Marana Outdoor Lighting Code Requirements. Energy conserving lamps are encouraged. Solar Panels Solar panels may be used subject to Master Master Developer approval, but �- must be screened from view. Awnings Fabric awnings are permitted in moderation. Metal awnings will be reviewed by the Master Developer. Mechanical Equipment Air conditioning/heating equipment may not be roof mounted. Soft water tanks, electric self -timer boxes for sprinklers or exterior lighting must be screened. Satellite dishes may be permitted, subject to Master Master Developer review and the cable must be in a conduit matching the color of the building. Security Gates and Gate Arms Individual security gates and gate arms will be subject to review by the Master Developer. Approval by the appropriate jurisdictional fire department -- will also be required. Perimeter Walls Walls to enclose the perimeter of a residential lot are not permitted and walls shall only be constructed within the approved building envelope. t"LON VI-10 Tortolita Vistas Specific Plan %MVAF00 Marana, Arizona Design Guidelines J. Landscape Guidelines Architectural design for Tortolita Vistas is guided by criteria, which reinforces the sense of community identity, avoids the feeling of bland uniformity, reflects the "Southwest" heritage of the Town of Marana, harmonizes with surrounding residential styles, and enhances the northeast area of Marana. 1. Purpose and Concept The purpose of establishing Landscape Design Guidelines is to provide a reference for planning and designing in Tortolita Vistas. The intent of these guidelines is not to require rigid adherence to a particular landscape style or to limit the range of materials or colors. More correctly, the guidelines should be used to achieve continuity and a standard of quality throughout the larger visual context. A landscape planting theme will be established creating a community framework for all common and public areas. Consistent landscape planting will be encouraged by use of native southwestern plants and other drought tolerant species. (See Recommended Plant Palette in the appendix.) This landscape structure will provide each development area with a separate identity, as well as link the various areas together in a cohesive community. The landscape planting theme must be reviewed and approved by the Master Developer before implementation. 2. Streetscape Concept 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 desert and riparian setting. Thematic plantings and treatments set the overall community theme. Plant materials should be drought tolerant. (See Recommended Plant Palette in the appendix.) Figures 10 and 11 provide cross-sections of a typical local roadway and typical main entry �- roadway within Tortolita Vistas 2' 1 6' TRAVEL LANE 16' TRAVEL LANE CURB 5' DG PATH CURB TYPICAL LOCAL ROADWAY Figure 10: Cross -Section of a Typical Local Roadway with a 46 Foot R. 0. W. �. VI -11 Tortolita Vistas Specific Plan Marana, Arizona Design Guidelines Note: The local streets within Tortolita Vistas will have a minimum of 32 feet of pavement if streets are designed to accommodate visitor parking. 4. Entry Features Tortolita Vistas 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. Each parcel may have a unique entry feature to provide individual identity. Entry features may include a combination of some of the following elements: specialty paving, distinctive �- landscape treatment, planters, special wall treatment, etc. The landscape plant palette provided in the appendix applies to all entries. Figure 11: Typical Primary Entry Feature with Monumentation Primary entry features with monumentation serve as gateways to Tortolita Vistas. Each monument, seen from a distance, provides the backdrop for the project name and logo. They signify arrival and establish the theme of the development. Primary entry monuments will be placed at the primary entrances on Moore Road and Thornydale Road. Secondary entry features identify the entrances into the individual neighborhoods within ®` Tortolita Vistas. The design of these statements shall be similar to the primary entry features but smaller in scale. Secondary entry features will be located at entry points along the main collector roads. VI -12 Tortolita Vistas Specific Plan Marana, Arizona Design Guidelines 4. Project Edges The project edges are an important landscape element within the project. The boundary of Tortolita Vistas should not be an abrupt edge but should be a gradual transition with the adjoining landscape and natural desert. Vegetation will also serve to buffer the property from any surrounding uses that may have a negative impact on the development. Where Tortolita Vistas adjoins an off-site roadway, treatment may be required to screen residents from traffic. The use of dense plantings of native evergreens and shrubs will be used for sound attenuation and visual screening. A fence or wall screened on both sides by native plant material may be used in combination as well. Plants for project edges should be selected from the plant palette found in the appendix. Walls over 75 feet long and 3 feet high that are visible from the street shall have varied alignment and articulation, including but not limited to jogs, notches, or curves. The edge of the property adjoining undeveloped desert should have a treatment area to create a transition to a more natural state. Informal plant groupings are encouraged. Walls to a maximum of 6 feet height are allowed along the desert edge. 5. Hardscape Design Elements - Hardscape design elements serve aesthetic and functional uses. Elements such as paving, mailboxes, benches, and trash receptacles create opportunities to reinforce the design theme of Tortolita Vistas. The following criteria are to be used in evaluating all hardscape items: • Security, safety, comfort, and convenience of the user (including physically challenged persons). • Simplicity in design and function. • Compatible form, color, and scale with surroundings and other street furniture. • Furniture should be placed to minimize safety, policing, and security hazards. • Cost-effectiveness. • Street furniture should be incorporated in park or landscape spaces and off- street amenity areas to the greatest extent possible. �- 6. Drainage and Retention/Detention Basins It is important for drainageways to remain as contiguous as possible so that they can function effectively as both drainageways and wildlife corridors. These retention/detention and drainage channel areas will be textured, desert colors, and/or be surface treated with rock, tiles, or pavers. The edge lines shall be revegetated. In addition, the open space provides visual relief along vehicular routes and enhances the value of adjacent residential property. Contiguous wash systems will be left undisturbed except for road crossings identified on the circulation plan and required utility crossings. The hydrologic and vegetative integrity of Class I washes will be maintained throughout the undisturbed areas of the site. �. � VI -13 Tortolita Vistas Specific Plan Marana, Arizona Design Guidelines The street crossing for the Canada Agua Wash shall be constructed with a box culvert or con arch to minimize hydrologic impacts to the watershed and impact to wildlife movement. UPOIJ VI -14 Tortolita Vistas Specific Plan 00 Marana, Arizona Design Guidelines - 7. Grading Residential areas encompass approximately 40% of the project. There will be no mass grading of the lots and grading within the lots is to be restricted to the building envelope. Utility encroachments will be replanted in a manner that maintains the character and density of the existing vegetation. Such replanted area will not be credited toward the open space requirements of the Specific Plan. 8. Revegetation and Erosion �- Graded areas within areas of the site that may be subject to substantial erosion shall be revegetated with native plant materials and/or a native seed mix prior to seasonal rains for erosion control. (See Recommended Plant Palette in the appendix.) Figure 12: Revegetation with Native Plants VI -15 Tortolita Vistas Specific Plan CO Marana, Arizona Design Guidelines K. Signage Signage is an important element within a community, providing a sense of identity and visual linkages. It can reflect an image of quality through the style of graphic communication for residents and visitors. The hierarchy of facilities and informational importance directing residents and visitors can be achieved through a consistent standard of signage style and scale. 1. Concept and Purpose Individual development projects within the Tortolita Vistas Specific Plan are portions of the whole community and contribute significantly to the visual image of the Tortolita Vistas community. The Signage Guidelines will provide the basis for an integrated visual character and continuity throughout the Specific Plan build -out. The objectives of these Signage Guidelines are: ♦ Provide entry signs to the Community. ♦ Establish parameters for individual project entry signs. ♦ Establish a hierarchy of sign sizes, colors, and materials relative to the importance of the information. A quality signage program will be developed and administered by the Master Developer to - inform and direct the prospective buyer. Both monuments and signs will reflect a desert theme. In addition to the Tortolita Vistas Specific Plan and the Town of Marana signage requirements, the Master Developer will review and apply further conditions as outlined .- below. 2. Monumentation There will be two primary entrances and identification points into Tortolita Vistas off Thornydale Road, and one secondary entrance off Moore Road. These entry intersections and monuments will convey the Southwestern architectural styles within Tortolita Vistas through the use of elements that relate to the cultural and geographic character of the site, such as towers, theme walls and landscaping, and flowering desert plant materials. Monuments will be situated at each entrance point. 3. Street Signs Street signs installed by the Master Developer will be custom designed to coordinate with - other project identity signage and monumentation. Sign dimensions will be in accordance with the Town of Marana Sign Code. ® 4. Materials/Color Scheme An effort should be made to achieve consistency between building style and sign design. In all cases, signage should reinforce the Southwestern image. The message a sign $- conveys is affected by the materials and colors used in combination with one another. Color schemes for signage should relate to other signs, graphics, and color schemes in r VI -16 Tortolita Vistas Specific Plan �_ Marana, Arizona Design Guidelines the vicinity to achieve an overall sense of identity. Appropriate colors are the same as those stated in the Architectural Guidelines. VI -17 Tortolita Vistas Specific Plan Marana, Arizona Section VII Tortolita Vistas Conservation Plan Tortolita Vistas Conservation Plan A. Purpose and Objectives The objective of the Tortolita Vistas Conservation Plan is to provide a framework for minimizing the impacts of the Tortolita Vistas development project on native plants, wildlife, and other natural resources found atTortolita Vistas. ® The Tortolita Vistas Conservation Plan was prepared for and has been approved by the Tortolita Vistas Master Developer. The Tortolita Vistas Conservation Plan has also been approved by the Planning Administrator of the Town of Marana. Any deviation from the -- Tortolita Vistas Conservation Plan must be approved, in writing, by both the Tortolita Vistas Master Developer and the Town of Marana Planning Administrator. �- B. Implementation The Specific Plan document allows for the development of a master planned community encompassing 230 acres. The Tortolita Vistas Specific Plan allows for custom lot residential and undisturbed open spaces. The Tortolita Vistas Conservation Plan develops strategies to ensure that the natural resources that currently exist at Tortolita Vistas are properly managed during the site development process. There are six major elements of the management program: I. Protection of Designated Open Space or Undisturbed Natural Areas �- II. Salvage and Use of Native Trees and Cacti III. Plant Salvage Methodology IV. Protection of Sensitive Wildlife Species V. Monitoring of Natural Resources During the Development Process VI. Approved Natural Resources Monitor List The Site Developer and the Natural Resource Monitor (see Section V) shall prepare a Final Plat overlay and outline, detailing all aspects of the site specific management program, and submit same to the Tortolita Vistas Master Developer for review and approval prior to the �. approval of a Final Plat or any disturbance of the Specific Plan area. Approved submittals shall be forwarded to the Town of Marana Planning Administrator. It is imperative that the Tortolita Vistas Master Developer and the Town of Marana Planning Administrator are informed of all natural resource issues during all phases of the site development process. I. Protection of Designated Open Space or Undisturbed Natural Areas The most important element of Tortolita Vistas Conservation Plan involves the identification and protection of native vegetation that will remain undisturbed throughout the site development process. Several major and minor washes traverse the Specific Plan area, and together with natural open areas, are vulnerable to the rigors of the construction process such ®- as the proximity of heavy equipment to natural borders. Reasonable efforts will be taken to prevent encroachment into these areas to prevent irreparable damage. fw% VII-1 Tortolita Vistas Specific Plan Ww"00 Marana, Arizona Tortolita Vistas Conservation Plan A. Submittals 1. During the preliminary submittal process, the Site Developer shall identify all natural areas outside of the lots to be protected on an overlay for the Final Plat. The Site Developer shall also identify any other particular or peculiar natural resources to be preserved throughout the site development process. 2. During the grading permit process, the Site Developer, in conjunction with the Monitor, shall prepare and submit a building envelope plan and a detailed schedule of salvage work to be accomplished on the development site. The schedule shall include, at a minimum, the timing and phasing of all tree boxing, tree and cacti �- salvage, and grading operations to take place on the development site. B. Requirements for Protection of Natural Areas 1. The Site Developer shall fence or otherwise cause to be protected those open spaces or undisturbed natural areas to be preserved. 2. The Site Developer, in conjunction with the Monitor, shall educate all equipment operators about the importance of staying out of all native undisturbed areas as well as all other areas delineated as being protected. 3. The Site Developer, in association with the Monitor, shall plan utility and transportation crossings of 404 jurisdictional areas (Riparian Corridors) to minimize fragmentation and damage to vegetation and natural areas. 4. The Site Developer shall be responsible for immediately reporting unauthorized construction -related encroachments into all protected natural areas to the Tortolita Vistas Master Developer. The Monitor may serve as the Site Developer's proxy in this regard, and must inspect all areas of construction near and adjacent to protected natural areas no less than once per week during the site grading process and when there is construction activity adjacent to a Riparian Corridor. Damage to native vegetation shall be remedied by the Site Developer according to the requirements in Section VI, Part C.3. 5. The lot owners will be required to contain all domestic animals within an enclosed area on their lot or under strict control at all times. Pets that are outside of enclosed areas shall be leashed in conformance with Pima County Code 6.04.030. II. Salvage and Use of Native Trees and Cacti The disturbance of existing native vegetation shall be minimized through environmentally sensitive site planning and grading techniques. All native plant and cacti salvage in the Specific Plan area shall be in compliance with the Federal Endangered Species Act and the Arizona Native Plant Law A. Salvage Process 1. The Site Developer shall comply with the Plant Salvage Methodology as outlined in Section III below. Any deviation from this methodology shall be submitted to the Tortolita Vistas Master Developer and the Town of Marana Planning Administrator for review and written approval prior to any disturbance to the site development area. VII -2 Tortolita Vistas Specific Plan Marana, Arizona Tortolita Vistas Conservation Plan 2. The Site Developer is encouraged to salvage plant quantities in excess of the minimum requirements as defined in Section II B and C below. Efforts will be taken to utilize excess trees, shrubs, and cacti within the Specific Plan area prior to off- site use. These additional plants should be used to intensify the area being developed, traded for salvage services, and/or donated to the Arizona Sonoran Desert Museum or other conservation organizations. 3. Landscape installation of revegetated areas should replicate the character of the surrounding natural community in terms of species, size, and massing. For example, the revegetated plants should mimic the surrounding undisturbed area in -- terms of structural diversity. In the case of a Riparian Corridor, the -replanted areas should match the undisturbed upstream/downstream vegetation. This includes replanting with trees, shrubs, and sub -shrubs. These areas will be hydro -seeded with a native seed mix. 4. When a salvaged plant dies during boxing or nursery care the following shall govern minimum standards for nursery cultivated plant replacements. �- 5. Transplanted plants will be irrigated for a period of two years by the developer. After two years, plant maintenance will be the responsibility of Homeowners Association or the applicable lot owner. CHART 1 MINIMUM STANDARDS FOR NURSERY CULTIVATED PLANT REPLACEMENTS Salvage Size Replacement Size 24" box and smaller Same size 36" 24" 42" 30" 48" 36" 54" 42" 60" 48" 66' 54" 72" 54" 78" 60" 84" 60" 6. All species identified to be salvaged and/or occurring in natural areas identified as protected, that are destroyed intentionally or negligently, shall be replaced by the Site Developer with the species, box size, quantity, and quality. 7. Plant spade salvage methodology will be allowed on plants of 42" box or smaller. Tree spading will not be used if the natural low branching pattern of a multi -trunk plant is affected. 8. Boxing techniques are required on all plants of 48" box size or greater. ..r � VII -3 Tortolita Vistas Specific Plan Marana, Arizona Tortolita Vistas Conservation Plan 9. Transplanted saguaro cacti should be planted in such a fashion that they do not receive irrigated water. In terms of planting transplanted saguaro cacti near a golf course, the cacti must be planted at a distance from the course or at an elevation - based on natural topography where they do not receive any water from golf course irrigation (either from direct spray or runoff). This technique will help increase the likelihood that transplanted saguaro cacti will survive. Small transplanted saguaro -.. cacti (<3 feet in height) must be planted underneath, but outside of the irrigation drip line, of a (nurse) tree in order to lower the ambient temperature and increase the soil moisture content. 10. All salvaged plant material that dies within one year of transplanting shall be replaced by the Site Developer with the same species, box size, and quality. After this time the Homeowners Association will be responsible for replacing dead plant materials. B. General Salvage Requirements 1. The Site Developer shall adhere to the terms and conditions of any 404/401 permits obtained by the Site Developer. 2. 100% mitigation (same species, box size, quantity, and quality) shall be required for any disturbances caused in designated natural/open areas, per approved Final Plat submittal, including utility and transportation crossings. Mitigation plans will be prepared for each encroachment by the Site Developer, in conjunction with the Monitor. 3. A mix of species and age classes will be specified that replicates the surrounding natural community as closely as practicable. 4. Criteria for salvageability and all counts of plants should be reviewed and validated .� by the Monitor. 5. Transplant all salvageable saguaros (as defined in Section III below). 6. Transplant all salvageable barrel cacti (as defined in Section III below). 7. Transplant the best quality hedgehog and pincushion cacti at a minimum rate of 50 hedgehog and 50 pincushions per acre of disturbed area that is to be revegetated with native vegetation. 8. Transplant a minimum of 25 transplantable cholla cacti per acre of disturbed area that is to be revegetated with native vegetation. 9 Transplant a minimum of 25 transplantable prickly -pear cacti per acre of disturbed area that is to be revegetated with native vegetation. 10. Reasonable efforts should be used to transplant all salvageable ironwood trees located in areas to be disturbed. 11. Special care should be taken while attempting to salvage plants and cacti within protected natural areas. In most cases it may be more prudent to destroy and remove plant and cacti material in place and by hand, rather than with machinery. 12. Specimen plants such as multi -armed saguaros and mature ironwood trees will be preserved in place where feasible. C. Specific Salvage Requirements 1. Residential —Two native trees for every dwelling unit with one being a salvageable tree, where feasible as accepted by the Planning Director. The species and sizes salvaged should replicate the character of the surrounding natural community as VII -4 Tortolita Vistas Specific Plan Marana, Arizona Tortolita Vistas Conservation Plan closely as practicable. The native trees shall be replanted as part of the front yard, streetscape, and surrounding common area landscape package. The Site Developer should strive to achieve a density of 30 trees (both nursery grown and --� salvaged) per landscape acre. 2. Common Area Buffer Areas Within and Between Neighborhoods — Salvage and transplant all salvageable saguaro, barrel, hedgehog, and pincushion cacti. Salvage and transplant a minimum of 12 native trees per cleared acre. The Site Developer should strive to achieve a density of 25 trees (both nursery grown and salvaged) per cleared acre. Transplant a minimum of 25 cholla and 25 prickly pear -. cacti per acre of disturbed or graded vegetation. 3. Restored Natural Areas — When Riparian Corridors or other designated natural areas are disturbed, the revegetated plantings must be chosen in such a way as to match nearby undisturbed upstream/downstream vegetation. This includes replanting with trees, shrubs, and sub -shrubs. The area will be hydro -seeded with a native seed mix. Measures will be taken to protect vegetation against herbivory, such as fencing. The Monitor will verify that the revegetated planting meets these requirements, including verifying the seed mix species and quantities. All fencing for protection of plants will be only used until the plants are established. Plant Salvage Methodology A. Plant Salvage Philosophy The basic plant protection and salvage philosophy is to protect as much natural vegetation as possible (such as specimen trees and cacti) and to utilize salvaged vegetation extensively for landscaping those areas that are graded or otherwise disturbed. The minimum number of trees and cacti to be salvaged will be documented as the minimum needed to meet the requirements defined in Section ILC above for each land use category. In the event that more than enough plants have been salvaged and stored in a holding nursery to exceed the minimum salvage �- requirements, the Site Developer may elect to salvage no more tree species. The requirements for salvaging all salvageable saguaro cacti shall continue to apply to all areas that are graded or disturbed. All state and federally protected species will be -- treated in accordance with applicable laws. B. Feasibility 1. The Site Developer should be particular in the selection of a salvageable plant or cacti. In general, to determine if a specimen is suitable for salvage, all site conditions and the health and appearance of each plant and cacti shall be considered. 2. Site conditions which may render plant and cacti species unsuitable for salvage include: ■ Rocky or sandy soils ■ Steep slopes ■ Areas inaccessible to heavy equipment 3. Conditions that render plant and cacti species unsuitable for salvage include: ■ Appearance and structure ■ Exposed root structure ■ Massive mistletoe infestation VII -5 Tortolita Vistas Specific Plan Marana, Arizona Tortolita Vistas Conservation Plan ■ Pest infestation ■ Provide irrigation to maintain vegetation ■ Trees with a caliper of less than 4" or greater than 18" 4. Conditions that may render cacti species unsuitable for salvage depends on severity of damage and chance for successful transplantation. ■ Rodent or animal damage ■ Sunburn damage ■ Open wounds ■ Frost damage ■ Shrivel from dehydration ■ Drought dieback 5. Conditions that may render saguaro cacti species unsuitable for salvage are: ■ Total linear footage of the arms and main trunk exceed 40" ■ Broken arms ■ Exposed Skeleton system C. Pruning 1. Remove foliage proportionate to the root system eliminated by boxing. The pruning must provide an aesthetic framework of branches that preserves the size and best features of the tree to fill in with new growth. 2. Tree spading should not be utilized when the spade will damage or modify the character of the low branching multi -trunk tree. A. D. Determination of Box Size Determine which box size will maximize the chance for survival of the plant but will �. stay within economic constraints. The following box sizing chart can generally be followed. CHART 2 BOX SIZING MAXIMIZING CHANCE FOR SURVIVAL Trunk Diameter Box Size 0" — 6" 24" — 42" 6" — 12" 48" — 60' 12" —18" 66" — 84" 18" and larger 90" or larger E. Side Boxing 1. Expose and preserve a rectilinear root ball enclosed by four tapered box sides with a minimum damage to the root system. 2. All salvaged plants should be left side boxed and watered extensively for at least four to six weeks before bottoming. The following are guidelines for box material, which should be modified to fix the circumstances. VII -6 Tortolita Vistas Specific Plan Marana, Arizona Tortolita Vistas Conservation Plan CHART 3 GUIDELINES FOR BOX MATERIAL Horizontal Members Vertical Members 1" material up to 60" box 1"material up to 48" box 2" material over 60" box 2 " material over 48" box Note: 1" material is usually 1" x 12" #5 pine 2" material is usually 2" x 6" or 2" x 12" economy grade F. Bare Root All bare root cacti shall be placed in a secure holding area and irrigated with water. The south face shall be marked and shall remain in a southerly orientation throughout the handling and revegetation process. Care shall be taken while removing the cacti to minimize abrasions and scarring. IV. Protection of Sensitive Wildlife Species - Several species of vertebrates that are considered "special status species" by the AFGD may exist within the Tortolita Vistas Specific Plan area. A protocol for dealing with each of these species is provided below. In addition, procedures for minimizing destruction of - other species that currently have habitat at Tortolita Vistas are provided. A. Requirements for Wildlife 1. Cactus Ferruginous Pygmy -owl (CFPO) ■ This species is listed as Wildlife Species of Special Concern by the Arizona Game and Fish Department and was listed as endangered by the U.S. Fish and Wildlife Service (USFWS). However, a federal court recently ruled that the pygmy owl should not have been listed as an endangered species because it was based on international political boundaries and not on threats to the taxonomy of the species. The ruling was remanded to a lower court and the lower court has kept the listing in place on an interim basis. ■ The Monitor shall conduct CFPO surveys in accordance with the USFWS CFPO survey protocol dated January 2000. The results of the survey should be forwarded to the Tortolita Vistas Master Developer and USFWS. ■ In accordance with the Specific Plan, every attempt should be made during the site development planning process to preserve corridors of riparian and desert riparian vegetation in an undisturbed natural condition. 2. Desert Tortoise ■ The Tortolita Vistas Specific Plan area is considered natural habitat for desert tortoises. The desert tortoise is classified as a wildlife species of special concern by the Arizona Game and Fish Department. Because of their slow movement and underground habitats, desert tortoises are extremely vulnerable to site development activities. VII -7 Tortolita Vistas Specific Plan 00 Marana, Arizona Tortolita Vistas Conservation Plan ■ Prior to all vegetation clearing and grading activities, the Monitor shall organize and implement a survey of the site development area to locate and remove all desert tortoises encountered. No more than five calendar days shall lapse between completion of the survey and initiation of grading activities. ■ During clearing, the Monitor or designated representatives shall be positioned in advance of heavy equipment to look for and relocate desert tortoises. ■ Any desert tortoise will remain in an undisturbed condition and is located within 0.1 mile of the location where the desert tortoise was found. If there are no safe areas within 0.1 mile, the desert tortoise should be caught and arrangements �- made to place it with a desert tortoise adoption program sanctioned by the Arizona Game and Fish Department. ■ All desert tortoises captured should be handled as carefully as possible. If more -- than one animal is hgkndled in a day, disposable gloves should be worn to prevent transmission of diseases. Arizona Game and Fish Department Guidelines for handling Sonoran Desert Tortoises should be followed. 3. Gila Monster The Tortolita Vistas Specific Plan area is considered to be a favorable habitat for the Gila monster. These animals are protected by the State of Arizona from being �- collected or killed. The Monitor or designated representatives shall encourage any Gila monster encountered in the site development area to move out of harm's way under its own volition. -- 4. Other Wildlife Species The Tortolita Vistas Specific Plan area is an important habitat for a diverse array of native wildlife species. In order to minimize loss of animals during site - development, the Monitor or the Monitor's designated representative shall be present during all vegetation clearing and initial grading activities. With the exception noted in Section IV A.(2) regarding Sonoran desert tortoise, all wild -- animals shall be encouraged to move out of harm's way under their own volition. If an active bat roost site(s) is located on the property, the Monitor or its designated representative shall contact the Arizona Game and Fish Department's Tucson _ Regional Office immediately for direction regarding the disposition of the nest site(s). VII -8 Tortolita Vistas Specific Plan 00 Marana, Arizona Tortolita Vistas Conservation Plan V. Monitoring Natural Resources During the Development Process The Site Developer shall provide biological expertise for implementation of the:.Tortolita Vistas Conservation Plan. An independent Natural Resource Monitor (individual or firm) with ecological expertise must be involved in all phases of the site development process. The Monitor shall coordinate the Tortolita Vistas Conservation Plan elements of the site development and advise the Site Developer on natural resources. A. Requirements of the Natural Resource Monitor 1. The Tortolita Vistas Master Developer and the Town of Marana Planning Administrator have approved the list of Monitors in this Conservation Plan. Any deviation from the approved list shall be approved by both the Tortolita Vistas Master Developer and the Town of Marana Planning Administrator. 2. The Monitor shall be an independent individual or firm with credentials in ecology. 3. The Monitor will not be an employee of the Site Developer, their construction " contractors or any State or Federal agency. 4. The Site Developer shall be responsible for all financial costs associated with the employment of the Monitor. 5. The Monitor shall be a part of the site development team and participate in regular coordination meetings concerning land development and related construction activities. 6. The Monitor should have access to biologists or biology students for on-site plant and wildlife inventory and salvage. 7. The Monitor shall develop specific procedures and protocols for dealing with "special status species" that are not specifically identified in Section IV above. 8. The Monitor shall be responsible for open and candid reporting of problems and issues that arise during site development to the Tortolita Vistas Master Developer. 9. The Monitor shall prepare written reports and submit them to the Tortolita Vistas Master Developer based upon intensity of work, but not less than monthly during the site development phase. 10. Within the areas identified as Conservation Areas on the site plan, the Association shall allow access for purposes of monitoring or protecting the Conservation Areas. Such access shall be provided to a government agency or a 501 (c)(3)—established to monitor or maintain open space under a Habitat Conservation Plan approved by the US Fish and Wildlife Service. ewN V11-9 Tortolita Vistas Specific Plan Ww"00 Marana, Arizona Tortolita Vistas Conservation Plan 10. The Monitor shall obtain and be in possession of a valid Wildlife Holding Permit from the Arizona Game and Fish Department according to Arizona Game and Fish Commission Rule. R12-4-417. The Monitor shall secure this permit prior to initiating �- its duties prescribed by this Conservation Plan. 11. The Monitor shall not engage in activities that involve taking or handling of a federally listed species unless the Monitor has obtained a valid permit from the �- U.S. Fish and Wildlife Service authorizing such activities. VI. Approved Natural Resource Monitor List ❖ Harris Environmental Group, Inc 58 E 5th Street Tucson, Arizona 85705 Phone: (520) 628-7648 Fax: (520) 628-1458 ❖ Thomas Olsen Associates, Inc P.O. Box 1016 Flagstaff, Arizona 86002 -" Phone: (520) 773-0127 Fax: (520) 773-0023 ❖ Westland Resources 2343 East Broadway Boulevard, Suite 202 Tucson, Arizona 85719 Phone: (520) 206-9585 Fax: (520) 206-9518 VII -10 Tortolita Vistas Specific Plan 00 Marana, Arizona Appendix A: Legal Description The East half of Section 31, Township 11 South, Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona; EXCEPT the North half of the Northeast Quarter of the Northeast Quarter of said Section; EXCEPT the South 1040 feet of said East half; EXCEPT the North 30 feet lying within Tortolita Road (now known as Moore Road), according to Book 2 of Road Maps page 14, records of Pima County, Arizona; EXCEPT the East 30 feet lying within Thornydale Road as established by instrument recorded in Docket 1064 at page 205, records of Pima County, Arizona. A-1 Tortolita Vistas Specific Plan Marana, Arizona Appendix B: Bibliography �- (1) Town of Marana Rezone Procedural Guide and Application, March 1997. (2) Marana Land Development Code Title 5 - Zoning, revised August 1995. Title 10 - Procedures, revised August 1995. Title 19 - Standards for Grading and Related Site Work, revised August 1995. Title 20 - Protection of Native Plants, revised August 1995. (3) Pima County Hydrology Map, Pima County, Arizona. (4) Federal Emergency Management Agency (FEMA) Federal Insurance Rate Map (FIRM) Map 1025, April 5, 1995. (5) Eastern Pima County Trail System Master Plan, Pima County, Arizona. (6) Aerial Photographs - Cooper Aerial 2003. (6) Pima County Land Information System PCLIS, April 2003. (7) Town of Marana General Plan, March 2003. (8) Marana Park, Trail & Open Space System. B-1 Tortolifa Vistas Specific Plan 00 Marana, Arizona Appendix C: Recommended Landscape Plant Palette MAJOR STREETSCAPE TREES Acacia spp. Cercidium hybrid Cercidium microphyllum Cercidium praecox Prosopis (So. Am. hybrid) SHRUBS Caesalpina gilliesii Dasilirion wheeled Encelia farinosa Hersperaloe paviflora Leucophyllum spp. ACCENT PLANTS Agave spp. Carnegiea gigantea Dasylirion acrotriche Echinocactus grusonii Ferocactus spp. Fouquieria splendens Hesperaloe parviflora Yucca brevifolia Yucca elata GROUND COVER Calylophus hartwegii Gazania rigens Gazania rigens leucolaena Lantana camara Lantana montevidensis Verbena peruviana Acacia Species Palo Verde Littleleaf or Foothill Palo Verde Palo Brea Thornless Mesquite (So. Am. hybrid) Yellow Bird of Paradise Desert Spoon Brittle Bush Red Yucca Texas Ranger Species Agave Species Saguaro Green Desert Spoon Golden Barrel Barrel Cactus Ocotillo Red Yucca, Red Flowered Hesperaloe Joshua Tree Soaptree Yucca Calylophus Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena C-1 Tortolifa Vistas Specific Plan Marana, Arizona Appendix C: Recommended Landscape Plant Palette SECONDARY STREETSCAPE TREES Acacia spp. Acacia Species Chilopsis linearis Desert Willow Prosopis velutina Velvet Mesquite SHRUBS Agave spp. Agave Species Caesalpina gilliesii Yellow Bird of Paradise Cassia artemisoides Feathery Cassia Cassia nemophila Desert Cassia Cassia phyllodinea Silvery Cassia Hesperaloe paviflora Red Yucca Leucophyllum spp. Texas Ranger Species ew% C-2 Tortolita Vistas Specific Plan CV Marana, Arizona Appendix C: Recommended Landscape Plant Palette ACCENT PLANTS Carnegiea gigantea Saguaro Dasylirion acrotriche Green Desert Spoon Echinocactus grusonii Golden Barrel Ferocactus spp. Barrel Cactus Fouquieria splendens Ocotillo Hesperaloe parviflora Red Yucca, Red Flowered Hesperaloe Yucca brevifolia Joshua Tree Yucca elata Soaptree Yucca W GROUND COVER Calylophus hartwegii Calylophus Gazania rigens Treasure Flower Gazania Gazania rigens leucolaena Trailing Gazania Lantana camara Bush Lantana (many cultivars) Lantana montevidensis Trailing Lantana Verbena peruviana Peruvian Verbena ACCENT TREES AT ENTRIES/INTERSECTIONS Sophora secundiflora Texas Mountain Laurel _ Quercus Virginana Oak C-3 Tortolita Vistas Specific Plan 10L0% Marana, Arizona Appendix C: Recommended Landscape Plant Palette PARKING LOT TREES Celtis reticulata Cercidium floridum Quercus Virginana SHRUBS Atriplex spp. Pithecellobim flexicaule Salvia chamaedryoides Salvia columbariae Salvia greggii Senna wislizenii GROUND COVER Calylophus hartwegii Gazania rigens Gazania rigens leucolaena Lantana camara Lantana montevidensis Verbena peruviana Netleaf Hackberry Blue Palo Verde Oak Atriplex Species Texas Ebony Blue Sage Chia Texas Red Salvia, Autumn Sage Cassia, Shrubby Senna Calylophus Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena C-4 Tortolita Vistas Specific Plan Marana, Arizona Appendix C: Recommended Landscape Plant Palette RESIDENTIAL TREES Acacia spp. Cercidium floridum Cercidium hybrid Cercidium microphyllum Cercidium praecox Chilopsis linearis Prosopis spp. SHRUBS �- Dalea frutescens Dalea greggii Haplopappus (Ericameria) laricifolius Penstemon spp Rosmarinus off icinalis Ruellia californica Ruellia peninsularis Salvia spp. Senna covesii Simmondsia chinensis Zinnia acerosa Zinnia grandiflora Acacia Species Blue Palo Verde Palo Verde Foothills Palo Verde Palo Brea Desert Willow Prosopis Species Black Dalea Trailing Indigo Bush Turpentine Bush Penstemon Species Bush Rosemary Ruellia Ruellia Salvia Species Desert Senna Jojoba, Goat Nut Desert Zinnia Rocky Mountain Zinnia ew% C-5 Tortoliia Vistas Specific Plan CO Marana, Arizona Appendix C: Recommended Landscape Plant Palette ACCENT PLANTS Agave americana Century Plant Agave colorata Agave Agave filifera Agave Agave geminiflora Twin -flowered Agave Agave huachucensis Huachuca Agave Agave lophantha (univittata) Agave Agave ocahui Ocahui Agave Agave palmeri Palmer Agave Agave vilmoriniana Octopus Agave Carnegiea gigantea Saguaro Dasylirion wheeled Sotol Echinocereus spp Hedgehog, Rainbow Cactus Hesperaloe parviflora Red Yucca, Red Flowered Hesperaloe Opuntia spp. Opuntia Species Psilostrophe cooped Paper Flower Yucca aloifolia Spanish Bayonet Yucca Yucca baccata Banana Yucca Yucca carnerosana Giant Dagger Yucca Yucca recurvifolia (pendula) Pendulous or Curveleaf Yucca VINES Merremia aurea Yellow Merremia Passiflora foetida Passion Flower UMMI C-6 Tortolita Vistas Specific Plan 00 Marana, Arizona Appendix C: Recommended Landscape Plant Palette ® GROUND COVER Calylophus hartwegii Calylophus Gazania rigens Treasure Flower Gazania Gazania rigens leucolaena Trailing Gazania y p-- Lantana camara Bush Lantana (many cultivars) Lantana montevidensis Trailing Lantana Verbena peruviana Peruvian Verbena r ENTRYWAY PLANTS FOR INDIVIDUAL HOUSES Antigonon leptopus Queen's Wreath Bougainvillea spp. Bougainvillea Campsis radicans Common Trumpet Creeper Cissus trifoliata Desert Grape Ivy Chamaerops humilis Mediterranean Fan Palm Cycas revoluta Sago Palm Cyperus alternifolius Umbrella Plant Feijoa sellowiana Pineapple Guava Hibiscus Hibiscus Macfadyena unguis-cati Cat's Claw Vine Mascagnia lilacina Lavender Orchid Vine Mascagnia macroptera Yellow Orchid Vine Merremia aurea Yellow Merremia Passiflora foetida Passion Flower Tagetes lemmoni Mountain Marigold Tecomaria capensis Cape Honeysuckle C_7 Tortolita Vistas Specific Plan Marana, Arizona Appendix C: Recommended Landscape Plant Palette PROHIBITED PLANT LIST Acacia stenophylla Pencilleaf Acacia Acacia willardiana Palo Blanco Baccharis sarothroides (male plants Desert Broom only) Eucalyptus camaldulensis Red River Gum Eucalyptus campaspe Silver Gimlet Eucalyptus formanii Eucalyptus Eucalyptus leucoxylon (rosea) White Iron Bark - Eucalyptus microtheca Tiny Capsule Eucalyptus Eucalyptus polyanthemos Silver Dollar Gum Eucalyptus rudis Desert Gum Eucalyptus spathulata Swamp Mallee Euphorbia antisyphilitica Wax Plant, Candelilla Juniperus chinensis Juniper (many cultivars) Juniperus deppeana Alligator Bark Juniper Juniperus sabina Sabine Juniper Parkinsonia aculeata Mexican Palo Verde Phoenix canariensis Canary Island Date Palm Phoenix dactylifera Date Palm C -g Tortolita Vistas Specific Plan 00 Marana, Arizona Appendix C: Recommended Landscape Plant Palette PROHIBITED PLANT LIST (Continued) Pinus edulis Pinon Nut`Pine Pinus eldarica Afghan Pine Pinus halepensis Aleppo Pine Pinus monophylla Singleleaf Pinon Pine Pinus pinea Italian Stone Pine Pinus roxburghii Chir Pine Pistacia atlantica Mt. Atlas Pistache Schinus molle California Pepper Tree Tamarix aphylla Athel Tree, Tamarisk Washingtonia filifera California Fan Palm Washingtonia robusta Mexican Fan Palm Zizyphus jujuba Chinese Date ew% C_g Tortolita Vistas Specific Plan 00 Marana, Arizona