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Twin Peaks Vista Specific Plan
TWIN PEAKS VISTA SPECIFIC PLAN (PCZ -12026) (GPA -12027) 2014.01.07 2014.03.14 (REVISED AS APPROVED) Property Owners Richard and Trudy Neter 10910 N. Broadstone Dr. Tucson, AZ 85737 Prepared By The WLB Group, Inc. Contact: Paul Oland 4444 East Broadway Boulevard Tucson, Arizona 85711 WLB No. 110047-A-002 Grip. MARANA ORDINANCE NO. 2014.003 RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 26 ACRES OF LAND LOCATED WEST OF TWIN PEAKS ROAD, SOUTH OF POTVIN LANE, AND EAST OF DECKER DRIVE FROM `R-36' (RESIDENTIAL) TO `F' (SPECIFIC PLAN) FOR THE PURPOSE OF CREATING THE TWIN PEAKS VISTA SPECIFIC PLAN AND APPROVING A MINOR AMENDMENT TO THE GENERAL PLAN WHEREAS Richard and Trudy Neter (the "Property Owners") own approximately 26 acres of property located west of Twin Peaks Road, south of Potvin Lane, and east of Decker Drive within a portion of Section 11, Township 12 South, Range 12 East, as described on Exhibit "A", attached to and incorporated in this Ordinance by this reference (the "Rezoning Area"); and WHEREAS the Property Owners have submitted an application to rezone the 26 acres from `R-36' (Residential) to `F' (Specific Plan) ("this Rezoning"); and WHEREAS the Marana Planning Commission held a public hearing on October 30, 2013 and voted 6-1 to continue this Rezoning until the Commission had the opportunity to hear a presentation regarding the Twin Peaks corridor study; and WHEREAS the Marana Planning Commission held another public hearing on January 29, 2014 and voted 6-1 to recommend that the Town Council approve this Rezoning with an amendment to eliminate Lot 1 and Lot 28 from the plan; and WHEREAS the Marana Mayor and Town Council held a public hearing on February 18, 2014 and determined that this Rezoning should be approved, with the elimination of Lot 1 and Lot 28 as recommended by the Marana Planning Commission. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The zoning of Rezoning Area is hereby changed from `R-36' (Residential) to `F' (Specific Plan) creating the Twin Peaks Vista Specific Plan. Section 2. A minor amendment to the General Plan is hereby approved, changing the General Plan designation of the Rezoning Area from Low Density Residential (LDR) to Master Planning Area (MPA). Section 3. This rezoning is 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): {00036986.DOCX / 2} Marana Ordinance No. 2014.003 - 1 - 2/20/2014 2:07 PM JR/BV/FJC 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. The developer shall submit a Traffic Statement to the Town when a subdivision plat is submitted for any portion of the Rezoning Area. 3. The Twin Peaks Vista Specific Plan requires the developer of the Rezoning Area to construct the Potvin Lane connection to Twin Peaks Road. If a traffic signal has been constructed by others at the Twin Peaks/Camino de Manana intersection before the developer of the Rezoning Area constructs the Potvin Lane connection to Twin Peaks Road, the developer of the Rezoning Area shall construct or acquire and install all required traffic signal equipment and shall provide a new traffic signal phasing/timing plan to accommodate the Potvin Lane approach of the intersection. 4. A drainage report must be submitted by the Developer and accepted by the Town Engineer prior to Town approval of the preliminary plat. 5. The preliminary plat shall be in substantial conformance with the Land Use Concept Plan of Twin Peaks Vista Specific Plan. 6. The maximum number of residential units for the project shall not exceed 58. The developer shall eliminate Lots 1 and 28 as depicted in the "Land Use Concept (Tentative Development Plan)" attached as Exhibit T to the Twin Peaks Vista Specific Plan document as presented to Council and included in the Council's February 18, 2014 agenda materials! 7. Lots 2 through 6, 26, 27, and 29 through 35 as depicted in the "Land Use Concept (Tentative Development Plan)" attached as Exhibit T to the Twin Peaks Vista Specific Plan document as presented to Council and included in the Council's February 18, 2014 agenda materials shall be limited to single -story residences not to exceed 25 feet in height! 8. No approval, permit or authorization by the Town of Marana authorizes violation of any Federal or State law or regulation or relieves the applicant, the Property Owners, or the developer from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 9. The property is within the intended water service area of the Town. Prior to approval of the preliminary plat, the developer shall submit a Water Infrastructure and Phasing Plan (WIP), identifying water use, fire flow requirements, and all major on-site and off-site water facilities needed to serve the development including, but not limited to, well source, reservoir, and booster station infrastructure. This plan will be the basis for a Water Service Agreement for the project. 10. The Property Owners shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II for the Town providing designation of assured water supply and water service to the Rezoning Area. If Type I or Type II is needed on the Rezoning Area, the Town and developer/Property Owners [Town Attorney's note: Revised per the February 18, 2014 Town Council action approving this ordinance.] 100036986.DOCX / 21 Marana Ordinance No. 2014.003 - 2 - 2/20/2014 2:07 PM JR/BV/FJC shall arrive at an agreeable solution to the use of those water rights appurtenant to the affected portion of the Rezoning Area. 11. A sewer service agreement and master sewer plan shall be submitted by the developer and accepted by the wastewater provider prior to the approval of any final plat or development plan. 12. Development within the Rezoning Area shall conform to and comply with design standards adopted by the Town Council that are applicable to future development along the Twin Peaks corridor. 13. Before the Town issues grading permits for this project, the developer shall submit evidence to the Town that all federal permit requirements have been met through the Corps of Engineers and the State Historic Preservation Office. 14. Before the Town issues grading permits for this project, the developer shall submit evidence to the Town that a 100 percent area survey has been completed by a qualified wildlife biologist for the Sonoran Desert Tortoise. Any Sonoran Desert Tortoises found on the site shall be relocated at the developer's expense. 15. Upon adoption of the rezoning ordinance by the Mayor and Council approving the Twin Peaks Vista Specific Plan, the applicant shall provide the Planning Department with the following: One non -bound original; twelve bound copies; and, ten electronic copies on CD in PDF format. 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 this ordinance. 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 shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Town Council of the Town of Marana, Arizona, this 18th day of February, 2014. Mayor #d Honea ATTEST: APPROVED AS TO FORM: A��_��ii _�.... UP {00036986.DOCX / 2} Marana Ordinance No. 2014.003 - 3 - 2/20/2014 2:07 PM JR/BV/FJC FEBRUARY 10, 2014 WLB No. 110047-B-001 TW:\LEGALS\110047\LEGAL DESC FOR REZONING\TWIN PEAKS VISTA LEGAL.doc re X/V� l`®llp EXHIBIT A LEGAL DESCRIPTION FOR TWIN PEAKS VISTA A portion of the Northeast One Quarter (NE1 /4) of the Southeast One Quarter (SE1 /4) of Section 11,, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona, said portion being described as follows; COMMENCING at the East One Quarter (EI/4) comer of said Section 11, from which the Southeast corner of the Northeast One Quarter (NE 114) of the Southeast Quarter (SE1/4) of said Section 11 bears S 02°02'18" E a distance of 1344.46 feet; THENCE S 02002'18" E, along the East line of said Southeast Quarter, a distance of 30.05 feet; THENCE S 89040'14" W a distance of 75.03 feet to a point on the Westerly right-of-way line of Twin Peaks Road, said road described in Docket 11616 at Page 263 in the office of the Pima County, Arizona Recorder, said point being the TRUE POINT OF BEGINNING; THENCE S 02°02'18" E along said Westerly right-of-way line, a distance of 487.74 feet to the beginning of a curve, concave to the Northwest, having a radius of 880.00 feet; THENCE Southwesterly along said curve, through a central angle of 66°25'43", a distance of 1020.27 feet to a point of non -tangency, a radial line passing through said point bears S 25'36'35" E, said point also being on the South line of the South One Half (S 1\2) of the Northeast One Quarter (NEI/4) of Southeast Quarter (SEI/4) of said Section 11; THENCE N 89°55'03" W along said South line, a distance of 671.17 feet to a point on the Easterly right-of-way line of Decker Drive, said Decker Drive established in proceeding number 2806 and recorded in Docket 9406 at Page 1021 in said Recorders Office; THENCE N 01021'03" W along said Easterly right-of-way line, a distance of 666.93 feet to a point on the North line of the South One Half (S1/2) of the Northeast One Quarter (NE1/4) of Southeast Quarter (SE1/4) of said Section 11; THENCE N 89°51'23" E along said North line, a distance of 603.44 feet to the Southwest comer of the Northeast One Quarter (NEI/4) of the Northeast One Quarter (NE1/4) of the Southeast One Quarter (SEI/4) of said Section 11; THENCE N 01°42'19" W along the West line of said Northeast One Quarter (NE1/4) of the Northeast One Quarter (NE1/4) of the Southeast One Quarter (SEI/4) of said Section 11, a distance of 639.98 feet to a point on a line 30.00 feet Southerly and parallel with the North line Page I of 2 FEBRUARY 10, 2014 WLB No. 110047-B-001 W:\LEGALS\110047\LEGAL DESC FOR REZONING\TWIN PEAKS VISTA LEGAL.doc of said Northeast One Quarter (NEI/4) of the Northeast One Quarter (NEI/4) of the Southeast One Quarter (SEI/4) of said Section 11; THENCE N 89°40'14" E along said parallel line, a distance of 584.24 feet to the TRUE POINT OF BEGINNING. Containing 1,051,381 square feet or 24.14 acres more or less. Prepared by: THE WLB GROUP, INC. Peter D. Cote, RLS 44121 Page 2 of 2 EXPIRES 3-31-2015 216-20-017A 216-23-076B EX S11, T12S, R12E POINT OF COMMENCEMENT I POINT OF BEGINNING 216-23--074A EXHIBIT TO ACCOMPANY DESCRIPTION OF PARCEL OF LAND TWIN PEAKS VISTA SECTION 11 T. 12 S., R. 12 E., G.S.R.M., PIMA COUNTY, ARIZONA WLB No. 110047—B001-1003 N:\105047\ALTA 6-2013\decription exhibit.dwg 1 "=300' Th e WL3 Group SHEET 1 OF 1 Table of Contents I. Introduction A. Project Overview....................................................................................................................... 1 B. Primary Objectives.................................................................................................................... 1 C. Landscape Concept................................................................................................................... 2 II. Inventory and Analysis A. Existing Land Uses..................................................................................................................... 3 B. Topography and Slope............................................................................................................. 12 C. Hydrology................................................................................................................................ 14 D. Vegetation............................................................................................................................... 17 E. Wildlife....................................................................................................................................19 F. Soils and Geology.................................................................................................................... 27 G. Viewsheds................................................................................................................................27 H. Traffic.......................................................................................................................................32 I. Recreation and Trails............................................................................................................... 33 J. Cultural, Archaeological, and Historic Resources.................................................................... 35 K. Existing Infrastructure and Public Facilities............................................................................. 37 III. Land Use Plan A. Purpose & Intent.....................................................................................................................42 B. Relationship to Town of Marana Adopted Plans....................................................................42 C. Compatibility to Adjoining Development............................................................................... 42 D. Land Use Proposal...................................................................................................................43 E. Grading Concept.....................................................................................................................45 F. Post -Development Hydrology.................................................................................................45 G. Vegetation & Landscaping...................................................................................................... 45 H. Wildlife....................................................................................................................................47 I. Viewsheds............................................................................................................................... 47 J. Circulation Concept.................................................................................................................47 K. Public Utilities.........................................................................................................................48 L. Public Service Impacts............................................................................................................. 50 M. Recreation and Trails.............................................................................................................. 52 N. Cultural, Archaeological, and Historic Resources................................................................... 52 IV. Development and Design Standards A. Purpose & Intent..................................................................................................................... 54 B. Residential Area...................................................................................................................... 54 C. Active Open Space.................................................................................................................. 55 D. Natural Open Space................................................................................................................ 55 TheIf Twin Peaks Vista Specific Plan Grmq) WLB No. 110047-A-002 V. Implementation and Administration A. Purpose....................................................................................................................................57 B. Proposed Changes to Zoning Ordinance................................................................................. 57 C. Development Review Procedure............................................................................................. 57 D. General Implementation Responsibilities...............................................................................57 E. Phasing.................................................................................................................................... 58 F. Specific Plan Administration................................................................................................... 58 Bibliography................................................................................................................................................ 60 EXHIBITS A. Site Location Map............................................................................................................................ 6 B. Aerial Photograph............................................................................................................................7 C. Existing General Plan Land Uses...................................................................................................... 8 D. Existing Zoning.................................................................................................................................9 E. Existing Land Uses.......................................................................................................................... 10 F. Existing Nearby Developments...................................................................................................... 11 G. Topography....................................................................................................................................13 H. On-site Hydrology.......................................................................................................................... 15 I. FEMA Floodplain............................................................................................................................ 16 J. Significant Vegetation....................................................................................................................18 K. AZGFD Letter.................................................................................................................................. 20 L. Soils Map........................................................................................................................................ 28 M. Viewsheds...................................................................................................................................... 29 N. Trails...............................................................................................................................................34 O. PAST Report Cover......................................................................................................................... 36 P. Existing Utility Infrastructure......................................................................................................... 38 Q. Sewer Capacity Response Letter.................................................................................................... 39 R. Site Resource Inventory.................................................................................................................40 S. McHarg Composite Map................................................................................................................41 T. Land Use Concept (TPD).................................................................................................................44 U. Conceptual Landscape Plan........................................................................................................... 46 V. Proposed Blue Bonnet Road Sewer Alignment.............................................................................. 49 W. MUSD Letter................................................................................................................................... 51 X. Circulation Concept Plan................................................................................................................ 53 TheTwin Peaks Vista Specific Plan LB WLB No. 110047-A-002 I. Introduction I. Introduction A. Project Overview Twin Peaks Vista is a residential development consisting 26 acres located at the southwest corner of Camino de Mariana and Twin Peaks Road. This project responds to market demand for housing in the northwest Tucson metropolitan area. The Marana General Plan has a vision for 0.5 to 2.0 residences per acre along the Twin Peaks corridor, including the subject property, partly in view of the fact that a major four -lane divided roadway (Twin Peaks Road) has been completed directly adjacent to the subject property. With this Specific Plan the General Plan designation changes to Master Plan Area, which allows the flexibility necessary to develop the property at an appropriate density given its minimal physical constraints and significant offsite improvement requirements. This development not only fulfills the Town of Marana's vision for future development along the Twin Peaks Rd. corridor, but also leaves approximately 50% of the site as open space. The Twin Peaks Vista development is an optimal design both for people and for native Sonoran Desert biological resources. By leaving a large swath of undisturbed natural open space within the site, the native animal populations will be able to traverse the neighborhood and continue their foraging and migration patterns. This is a comprehensive specific plan to guide development that maintains a healthy living environment for both the residents and native wildlife. B. Primary Objectives • Provide much needed high-quality, environmentally -sensitive, single-family detached homes for new residents wishing to live in the Town of Marana. • Clustering homes such that the natural desert beauty can be appreciated by future residents within the development, as well as the surrounding residents. • Provide functional wildlife corridors, preserve habitat, and ultimately promote the natural wildlife population. • Fulfill the Town of Marana's vision for sustainable growth along Twin Peaks Road (a major regional arterial roadway). • Construct a residential community that is compatible with both existing and future surrounding land uses. This document has been prepared in support of an amendment to the existing Town of Marana General Plan. The subject properties currently consist of two parcels located near Twin Peaks Road and Camino de Manana. The General Plan designates these properties as Low Density Residential (LDR), and the existing zoning is R-36. As the market continues to improve, large homebuilders have resurfaced as motivated buyers of platted lots. In the northwest Tucson metropolitan area market, those homebuilders have expressed the strongest demand for production homesites set in the context of significant onsite open space. This specific plan is intended to allow the property to be developed in response to this strong demand, while at the same time preserving environmentally -sensitive portions of the site which encompass nearly half of the site. The existing zoning is R-36, and the Twin Peaks Vista Specific Plan changed the zoning to F (Specific Plan) once approved. If built to current zoning standards, 36,000 square -foot lots and their respective pad grading could have blanketed the property and discouraged native wildlife TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 I. Introduction from traversing the property. One of the primary reasons to modify the current zoning is so that the majority of the property can be effectively preserved as open space with enforceable restrictions. The proposed community, the region, and the natural functionality and beauty of the Sonoran Desert will benefit indefinitely by clustering housing away from sensitive xeroriparian areas. Additionally, the proposed Twin Peaks Vista development is compatible with the existing adjacent land uses. Although a large portion of the surrounding properties are vacant, the Twin Peaks Vista Specific Plan has been carefully designed to be sensitive to nearby existing residences by proposing swaths of open space along the project's perimeter. This is a much more sensitive approach to minimizing impacts to existing residents than what would be provided under existing zoning. In addition, the large landscape buffers and natural undisturbed open space will complement the area's existing land uses. Twin Peaks Vista will also comply within reason with the Town's upcoming Twin Peaks Corridor branding and theming goals. C. Landscape Concept Title 17 of the Marana Land Development Code, Environmental Resource Preservation, Native Plant and Landscape Requirements, allows for this type of subdivision development. The Town's draft Habitat Conservation Plan (HCP) provides additional guidance about developing with an environmentally sensitive approach. By preserving 50% of the site as open space, the Twin Peaks Vista project meets the intent of those assembled regulations and directions. In addition to setting aside the most biologically valuable desert land, the development reuses as many native plants as practical for the subdivision's landscaping needs. Native plants are drought tolerant and uniquely suited for Marana's climate, and further meet the primary objective of developing a sustainable and environmentally -sensitive residential community. As part of the platting process, a native plant inventory will be prepared for the entire site, identifying vegetation to be preserved in place or transplanted within the Twin Peaks Vista development site. TheIf B 141111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 A. II. Inventory & Analysis Inventory and Analysis The purpose of the Inventory and Analysis section of this document is to catalog the various physical opportunities and constraints impacting the property in order to provide a meaningful and relevant context for the development proposal detailed elsewhere in this document. Only through careful consideration of these existing conditions can a design be truly appropriate for the area and compatible with its surroundings. Existing Land Uses 1. Site Location The subject properties are located within Township 12 South, Range 12 East, Section 11, Town of Marana, Pima County, Arizona. The subject properties total approximately 26 acres, and are located at the southwest corner of the intersection of Twin Peaks Road and Camino de Mariana. (See Exhibit A: Site Location Map.) Pima County tax assessor designates the subject properties as parcels: 216-23-076F: Richard and Trudy Neter 216-23-076H: Richard and Trudy Neter 2. Existing On-site Zoning and Land Uses The subject properties are currently undeveloped and vacant. The subject properties are currently zoned R-36 (Single -Family Residential District). The Town of Marana General Plan designates the subject properties as Low Density Residential (LDR: 0.5 — 2.0 dwelling units per acre). As stated in the Marana 2010 General Plan, large areas of significant natural resources have been identified in the Tortolita Fan in northeast Marana that have a range of development constraints. These factors allow and promote clustered housing projects. Twin Peaks Vista follows its recommendations to build relatively low-density residential cluster development that minimize disturbance to the on-site riparian areas. (See Exhibit C: Existing General Plan Land Uses.) 3. Existing Adjacent Zoning and Land Uses The subject properties are surrounded by the following existing zonings and land uses within a quarter of a mile of the subject property: (See Exhibit D: Existing Zoning and Exhibit E Existing Land Uses.) a/b. N: Existing zoning: R-36, Single -Family Residential SR, Suburban Ranch (Pima County) GR -1, Rural Residential (Pima County) Existing land use: Vacant land and single-family residential development TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 II. Inventory & Analysis E: Existing zoning: R-36, Single -Family Residential Existing land use: R-144, Single -Family Residential SR, Suburban Ranch (Pima County) Existing land use: Vacant land and single-family residential Existing land use: development SE: Existing zoning: R-80, Single -Family Residential W: Existing zoning: R-144, Single -Family Residential Existing land use: Vacant land and single-family residential development S: Existing zoning: SR, Suburban Ranch (Pima County) Existing land use: Vacant land and single-family residential development SW: Existing zoning: R-144, Single -Family Residential Existing land use: Vacant land and single-family residential development W: Existing zoning: R-36, Single -Family Residential Existing land use: Vacant land and single-family residential development C. Surrounding Building Heights All nearby structures are single or two story. d/e. Surrounding Rezonings The Preserve at Twin Peaks Specific Plan is currently in review, east of the subject property. f. Surrounding Subdivisions and Development Plans Cascada and Sky Ranch subdivisions are within a half mile of the property. Additionally, the Dove Mountain and Casa Sevilla subdivisions are within a mile of the property. g. Surrounding Architectural Styles Surrounding architectural styles are typical of most unplanned development in Pima County, which is a mix of contemporary southwestern homes and manufactured housing. The � VB Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 II. Inventory & Analysis 4. Location and ownership of wells/well sites within 100 feet of site According to ADWR, one well exists on-site. It will be abandoned before construction begins. No wells are known to exist within 100 feet of the project boundary but numerous private wells exist further away in the surrounding areas of unplanned development. TheIf B 141111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 J,�, � � •'1,r, ; •. �# •„ � fir' � + i ,,.� t "�•'* 00, tet,; lb . ; ,, ; d�� r 4 r • jjjtom? `• !. ! �'' N' It ow lip go t TVIN LN. ALIGNMENT-_ 3 _a A' ._ — \ set t.•+ W Y : CL LLJ 10 uj k J y i SUBJECT PROPERTY k.;Vki00674A0p2'GPA$Specfic P4m45iee A�salysisrEatllbi�,0-AsrW.dNp Pkftd; Dw.20, 2013 .' II. Inventory & Analysis B. Topography and Slope 1. Topographic Characteristics a. The topography of the subject properties is characterized by relatively flat terrain. The subject properties generally slope evenly from northeast to southwest. Elevations range from approximately 2,400 feet above sea level at the northeast corner to 2,356 feet above sea level at the southwest corner of the subject properties. The site does not contain any hillside conservation areas, rock outcrops, slopes of 15% or greater, or other significant topographic features. 2. Pre -Development Slope a. Average Cross -Slope i. The pre -development average cross -slope for the subject properties is approximately 4.0 percent, according to the following formula: C = Contour Interval L = Length of Topographic Contours A = Acreage of Site ( C x L x 0.0023 ) / A = Average Cross Slope (2' x 22,730 x 0.0023) / 26 = 4.0% b. Average Overall Slope i. The pre -development properties' average overall slope is 2.8% from the northeast corner to the southwest corner of the project boundary. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 TheB to Exhibit G 2013.0$.08 ® 0' 300' oup., Topography Con Interval WLB No. 11000447-A-002 II. Inventory & Analysis C. Hydrology 1. Off-site Features Affecting Site Upstream of the site, the low density nature of existing development allows most drainage to flow naturally. Drainage in the area is typically concentrated within the numerous braided washes criss-crossing the Tortolita Fan. Drainage flows through existing drainage structures beneath Twin Peaks Road, which is upstream of the subject property. Drainage then continues downstream of the subject properties in the same manner that is exhibited in the upstream watershed. 2. Acreage of Upstream Offsite Watersheds The off-site watershed affecting this property is approximately 190 acres with an overall downward slope of approximately 1.5% from the top of the watershed to the subject property. 3. On-site Hydrology Characteristics a. 100 -Year Floodplains with Discharges >_ 50 CFS Estimated 100 -year floodplains are shown on the following exhibit. b. Areas of sheet flooding and average depths There are no areas of sheet flooding onsite. C. Federally mapped floodways and floodplains Federally mapped floodplains exist on-site, but are avoided. d. 100 -Year Floodplains with Peak Discharges > 50 CFS Estimated 100 -year floodplains are shown on the following exhibit (Exhibit H: On-site Hydrology). 4. Existing Drainage Conditions Along the Downstream Property Boundary Drainage coursing through the site is fairly well contained within two primary washes due to the fact that it is concentrated into the two washes by the Twin Peaks Road culverts described above. Along the downstream property line, these flows exit the property as central channels within an expansive braided flow system that is typical of the Tortolita Fan. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 4-24'x8.5' CONS PAN s Q,c'c = 1931 Cfs 3-3611 RCP Q100 = 88 cfs POWN LN. 2-36" RCP LU Q,oc = 75 cfs 5C L.] W 2-29"x45" HERCP -- Q.Ln = 93 cfs 21 APPROX. •'' I00 -YEAR - FLOODPLAIN - SUBJECT _ -r' PROPERTY (3-36" RCP Q10o = 119 cfs At tll ' ' DATA FROM FLOERCHINGER SADLER STEELE BAKER, INC- 2006 REPORT, JOB #20502 The Exhibit H G 300, WLB WLS No. 11 Group Hydrology" E. 1 ■ L +110D++^.u4U2,GPA g Sp ifc PW,L iW Awly WkEAi6 WH - Hydm,dnq Plund Ow. 20. 201$ 1 � �- i I t l ` L � � � I � • .� � � I yt %I • {�-} � y \_, �L ��_� . i l I I 1 1` � 7 ,. I� � I•� 1 �,� \ JL Iy ` '._, i JL. I `I 1` L t l 1, L 4' 'L - _ �_ � l l- —L •,,- . � _ � 1. ,.-� . � ,, -� �,�,� �,,•`' l� �� � . � �L ..�-t f. \,L L L�_ � �, , � .. � I y w t L� 4_ L, • _ '� IL, _, •-ti. "L,` `, � t- ,� ` ` '` . , 1. �} t � t � .l Iw S.. � �' 1.. . 4 w. ,. L POW N. 00, uj A&I' I SUBJECT` PROPERTY 4 coo QIP.: �r y . w.s` •s "�' �'�` res . •. 4"r ami a �' .�� � '�4t�� Ys�� 7. •,,. a �� NX �� #�a a �,•'�>,��F II. Inventory & Analysis D. Vegetation The Town's draft Habitat Conservation Plan (HCP) places the subject property within Conservation Zone 3, which "would require the protection of between 40 and 70 percent" as open space. As such, riparian areas should be given the highest conservation priority, as they have been in this Specific Plan. The subject property is not within the planned habitat ranges of any species mapped in the draft HCP. From Floerchinger Sadler Steele Baker, Inc. 2006 report, Job #20502: 1. On-site Vegetative Communities "Site vegetation substantially consists of undisturbed Arizona Upland Sonoran Desert Scrub Biotic Community. The dominant plant association is the Paloverde-mixed cacti community. Species include mesquite, acacia, ironwood, foothills paloverde, creosote bush, and ocotillo, prickly pear, and fishhook barrel cactus. A large number of mature saguaro exists within the subject site. Ironwood trees, 12 -inch caliper and larger, and other large trees are also prevalent. Night blooming cereus are scattered throughout the project site." 2. Significant, Threatened, or Endangered Flora "Illustrated on the significant vegetation exhibit." 3. Vegetative Densities "Novak Environmental approximates the vegetative density of the subject site at 35 percent plant cover." TheIf Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 L--- --------- i 1 I I- ----L-,-L- L--L-I-L------- I TP I I • I I I I ---- - - - - - - ------------1---------------1 - - - - - - - - - - - - - - - - -- 1 rx x 101F. x. I Ail s 7 d y / r (. ----------- OOI�O Leg e n d G� • I I I I � I O I 320 �FS c T t4 L r a {y_ :? \� J,� ff. a X1'4Y S f ti I w w u - Y 1. vq .t .l 7- l \. c.\ y'�� _ yr sr fi %l"t - ' ®r✓�` � "T � �['� "� _ ) -' jJ _ Y4 J 00 r� J zr = :'� 1. r / � � �r -,' - - .-.. f t .� r°• 1 r Vf / j ILf y i L �y Y� iN•r ��'\.� t� �e,t .rS 4 y� lip Saguaro, 18 ft plus w/multi—arms Saguaro, 10-17 ft w/multi—arms Ironwood, 12 inch plus caliper Night Blooming Cereus Trees, large other than ironwood 0 400 100 600 One Inch Equals 400 Feet Two Feet Contour Interval Exhibit J Composite Map June, 2006 Job No. 20502 4'�_ �.' \._,`Y ` rr` '1 ,- Floerchinger• Sadler -Steele -Baker k l INCORPORATED o I 1 o o p architecture - civil engineering - planning ------ _ _ I I ��yy, �} I 325 South Convent, Tucson, Arizona 85701 (520) 628-4144 (S20) 628-1375 (fax) I _ I V y� 5702 East Shea Boulevard, Scottsdale, Ar zona 85254 W II. Inventory & Analysis E. Wildlife 1. Arizona Game and Fish Department Input Utilizing the Arizona Game and Fish Department Heritage Data Management System records, we have determined that one or more listed, proposed, or candidate species or Critical Habitat (Designated or Proposed) have been documented in the vicinity of the proposed Twin Peaks Vista Specific Plan including Golden Eagle, Fulvous Whistling -Duck and Cactus Ferruginous Pygmy -owl. Information obtained on May 9, 2013 also notes that one or more native plants listed on the Arizona Native Plant Law and Antiquities Act have been documented within the vicinity of the project (Tumamoc Globeberry). These records also indicate that Twin Peaks Vista is located near an identified wildlife habitat linkage corridor. (See Exhibit K: AZGFD for more information.) Proper steps should be taken during development to mitigate the occurrence of any listed fauna, should they be found onsite. TheIf B 141111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 Exhibit K: AZGFD Letter cc r - a) o O c r> N ate, .G4 'n q &: rmQ Qo UM yC-1 Eo as d 0 ©s M Qcnaq II. Inventory & Analysis G F- 7, O 3— � N•T V) N 2 U N C Q Q C2 U C U -r- CL E1 (D 2 L C] ', > .Q V 7 0 E 4 l3 D N U U EL cLd C� yr � N Q� c 0 0 .° o L 0 C O N Q N ❑ N C t, Li CO2 CO U •O U Q 04 °gym WLB Twin Peaks Vista Specific Plan GroupY WLB No. 110047-A-002 m m wCO m m u NCr 00 y y P N � � J U N C Ca !`7 CO M OGi C m Vl r - A8 Vl VA r a> c � `m o `� Q em E my m v C 4 E 'N © N CL N U J� C, 0LO >6 ii N m: �LLl = O O y m N �¢ N Q �p3?oC4 � ti U aL ami N I IV) O Co N M m 3 E Q c Z 2-1 Ems mora c pd•c�E �i m m R-0— d c� m 0 p D Zw�7�Lr�l 0 07 a O) U Qa A c S n J U U�� � V m N o N maat]WnCla` m F = A �i c W E U c a E s 0 11 E d rn 2 a (7 o � a) U w a m � v 0 4 m U yB i m (/) j� 2 C R yy 25 YI U . a v U m y V - ( " ' m rn a ,m A `& U E o 0 M Eo E� m p S ;, :° n '^ ac i9 O m c yy O q d m v p E IE 3 NE qo ! r0 � II. Inventory & Analysis G F- 7, O 3— � N•T V) N 2 U N C Q Q C2 U C U -r- CL E1 (D 2 L C] ', > .Q V 7 0 E 4 l3 D N U U EL cLd C� yr � N Q� c 0 0 .° o L 0 C O N Q N ❑ N C t, Li CO2 CO U •O U Q 04 °gym WLB Twin Peaks Vista Specific Plan GroupY WLB No. 110047-A-002 P 0 m wCO m 00 y y P N � � U N C Ca !`7 CO i77 =. U © r - A8 ip N CU Q 0 r a> c � `m o `� Q em E my m v C 4 E 'N © N CL N U J� C, 0LO >6 ii N m: �LLl = O O y 3 iz �¢ N Q �p3?oC4 � ti U aL ami UC�at°A m 00 o 0 ED 'D E 'a M m 3 E Q c Z 2-1 Ems mora c pd•c�E �i m m R-0— d c� m 0 p D Zw�7�Lr�l 0 07 a O) U Qa A c �'�C� 'U'- y U� ; C-•, 2 U U U�� � V a(D m 41 N d m 17Y 7 R ILW0aaCL0 Sri maat]WnCla` II. Inventory & Analysis G F- 7, O 3— � N•T V) N 2 U N C Q Q C2 U C U -r- CL E1 (D 2 L C] ', > .Q V 7 0 E 4 l3 D N U U EL cLd C� yr � N Q� c 0 0 .° o L 0 C O N Q N ❑ N C t, Li CO2 CO U •O U Q 04 °gym WLB Twin Peaks Vista Specific Plan GroupY WLB No. 110047-A-002 II. Inventory & Analysis Exhibit K: AZGFD Letter (Cont'd) En 4D M = aa) 'D a. u T CLCL ❑ ++ Ter s= CO -U c �p Q ❑=O 0 a = > t Q -0 CL C CL Q1w N i4 .6 E to m R C T_ N U w E 7 �_g L a O umD _o ❑ o s o O m a CV Q y O Y] , • �` a D T' C rL+ L4 �! +,' Z V "�O .i Q N ❑ '(�} 072 (0 a 0 Cr u.�m_ m� E �<- 0 2 QLUlu y 6U1 '� aD 3 .- E d N m '6 LL7 C r C7.. N Ca U U] CiJ N CL ? =CL �' Om m(DaaD E, c�ua �r°¢ eco �CoefiC dc❑iaa EjF=❑mW U) cc co 0 �_ N " D a) C!} cm Q) m CY C "O C aUj '@ M O (a sq N O- "O V) � m � :3 � • 3 to � W ate.. f1$j U C Cl U ,� C O C C C (/] ? m to L to Q j �CL cD m ❑ = 0' 8_ 05 LL O aD cry �❑ 0 m •� _ = m w'ODL Hca OL CL Wc1l a ow v = a 0)(D m p0z'CL 0cD _ O. L `p o N C > PJ7 g E C m C 0 N R3 m rn O1 a m '8 ' m U RS N N C] �cD �— _ w -V) m E µ --0 c�D� p a� v ac�r? aD moN rn E. m❑N .00ro co Q cc _ o m c ©4 ti 0_ CL W fl .0 3 C E V¢ g D �} •q-aj p - rn m U7 p �.7 N N �rI Eo CL 43 .Lh-Q y c = RS cam r =,m `D ❑ ❑ = I,L 0 -m �t No V �Zo m uL w Q E� a m va'Yr E nD a' �~ E m ca ui__y§} xuac:r N h ei u W° pD N p V 7 RCS 0 0 t E y t m `° Q N r m c co �caQTxJ,Np��❑3�vW aD`y ❑N❑ox ° Q r �s� �`pQ oni mdai �' op >1 W 0 C H o W (L"0-dli The � WLB Twin Peaks Vista Specific Plan GroupY WLB No. 110047-A-002 N 3 N Y k C p N. C U '3 C Z N 7 D aS � � � y 01 .0 cm W M C N N C CO C a7 � 3. ❑ $D ❑ _ Rb @ N U E ci: O _ O 7 T m C p 0 p ❑ i U) Q, m U _ 0,16 U y' 7O rnT =o�?vDaCa @ p 5 N C vD4 T m N yy C a7 7 [c6 _ a5 -0 a- .N. i6 m 3 CO O ' p G 5 ARD N N •1. QN1 C=] � m0 MCO �0s jW:, i cc t ash ❑ W ❑ -W m76 7 N a c3°©=acam Q' ' y Nvmm C N '� = CD � p � m C a=im Tu❑i m [/7 ❑ L,N C D 2 R7 N = 7 0 p m a m N E@ a 0 C N U)0'. t 41 7+ c m a p Q7 '(0 4C ,� tF- m E0LO 0,mw OaD��p(, m r.C-a •EU -)0 0 CO (0 00 M1 .0 9 N ❑ Co hJ N •m�-0 E -o � tD � a C D ❑ D a `Q .� �� � u-0 Q L m T � �a C j l4 N .. ffl 3❑ N m m Q N N d ;N m !=� c U N R3 m 4) T m 3 O lb p f/] _ '❑ (ry L,� N CO ❑ C J CO N pcj E"' U C P1Y Cw E n (6 ]. C J N r6 N W z N C LO to Z h aA OrT V y •„3„ F .r 7 N +-' tU p N N ❑ U .� ro U Ri [p4 O a) m ❑ c 7 W ❑ N ❑❑ Q V O p CO7 (6 X y H jo cCp H C m 9 0- ay aS m Z a) a 2 7 0 Cu ❑ N �_ i N F- CL LL LL CO LL d LL c r 67 U CV N u7 CID CO N :E M N a 4 r Q F- Z z 0 Q U En 4D M = aa) 'D a. u T CLCL ❑ ++ Ter s= CO -U c �p Q ❑=O 0 a = > t Q -0 CL C CL Q1w N i4 .6 E to m R C T_ N U w E 7 �_g L a O umD _o ❑ o s o O m a CV Q y O Y] , • �` a D T' C rL+ L4 �! +,' Z V "�O .i Q N ❑ '(�} 072 (0 a 0 Cr u.�m_ m� E �<- 0 2 QLUlu y 6U1 '� aD 3 .- E d N m '6 LL7 C r C7.. N Ca U U] CiJ N CL ? =CL �' Om m(DaaD E, c�ua �r°¢ eco �CoefiC dc❑iaa EjF=❑mW U) cc co 0 �_ N " D a) C!} cm Q) m CY C "O C aUj '@ M O (a sq N O- "O V) � m � :3 � • 3 to � W ate.. f1$j U C Cl U ,� C O C C C (/] ? m to L to Q j �CL cD m ❑ = 0' 8_ 05 LL O aD cry �❑ 0 m •� _ = m w'ODL Hca OL CL Wc1l a ow v = a 0)(D m p0z'CL 0cD _ O. L `p o N C > PJ7 g E C m C 0 N R3 m rn O1 a m '8 ' m U RS N N C] �cD �— _ w -V) m E µ --0 c�D� p a� v ac�r? aD moN rn E. m❑N .00ro co Q cc _ o m c ©4 ti 0_ CL W fl .0 3 C E V¢ g D �} •q-aj p - rn m U7 p �.7 N N �rI Eo CL 43 .Lh-Q y c = RS cam r =,m `D ❑ ❑ = I,L 0 -m �t No V �Zo m uL w Q E� a m va'Yr E nD a' �~ E m ca ui__y§} xuac:r N h ei u W° pD N p V 7 RCS 0 0 t E y t m `° Q N r m c co �caQTxJ,Np��❑3�vW aD`y ❑N❑ox ° Q r �s� �`pQ oni mdai �' op >1 W 0 C H o W (L"0-dli The � WLB Twin Peaks Vista Specific Plan GroupY WLB No. 110047-A-002 II. Inventory & Analysis Exhibit K: AZGFD Letter (Cont'd) G C7 M EL WLg Twin Peaks Vista Specific Plan Group_, WLB No. 110047-A-002 N N = C 0 C J _G3 ❑ t!1 7 0 0� m 8 CO � = a7 tl3 N �t rs.5�°� C� 3ms>' oc r - LU v ❑ c ❑ '.❑. Ess 5 E 4 '❑O E m 4 ° U � as (n +-. ,� C 0 t' wO m fu U E U Ql'S c Q .2 O �� ❑ 'C T N '❑°^ 2] c G m o N` E o°= s�u0 aN aas v, a pd a -E 3 caEu-- EL0 i.000E � _ d co m C o -0 a°i c` �° E @303 m e c 4s o CN 76 C 75❑' C d N C C E S N C 20 f6 r CL— X C N L as o (n (n ❑ a) N• OL r- -,u >pca Q Q D m• °rLa: >0 °Nc OU Eras❑ ar a L7 �' 7 �. C N N 3 T (ij +�+ E Q~ N E 0 ._�.. N' E C i � 17 `7 3 .0 - `7 c c E ° ❑ Q,Z m a)Vi E u] U] U '' C7 ai ❑ O as w 4L1 ❑ w -p 'E CL Q = O .0 O O .d .a1-�.. r a7 •U C6 '�° .N w ,U .d IT acs ash acs '3 Nam's�r �� m $ °`Q� a ° u m — as ❑ � Y E o c V! as "-E ❑ o = ��_ ar as i a N N as n CL >� qs aN cv 7+• W> � y 2 ; © � t: 0, 6 ` 0 I ,r�_e C. orE � o, 71 V E p v U ai U 0.0 _ e`x02=c U ._.. 0 C Qw 7'- o� Y D � -p N� W-5; m@ N 9 U 47 fo _ 00-2 m❑ 55 ° m N N O` 2 N 4 0 7 ,.r_ { a C C m '8 C- C (C d aa) W" 5 a3 C as C C B" r,- c t � -a C N m N❑❑ m .0 m U a. U M O. E d ❑ 4 O. C Q O rt6 [� 7 d P ,� �' 0 Q Z �.., C O ,_-. N T1 C N O.� '❑8 E t, 4) L.+ V7 C N C >1 0a ❑ C w C � oe U V X12 0CL I E E U CL Lll C ❑ Q N _ (�CD ° a7 U Cod t (N9 m ov D ®�'ac C �+ p7j U 3 1i« m x.38:5ri m m -0 Q" C N D 47 D ❑ E ca ❑ N 10 >D tlY 7 7 N 0 °a vsE w as 0 LL G C^� N N C U Cl F 0 N 0 N c 4 E C O b C-� o " m .Q 2— a�0w osm 3 4 3 as L W n N p= N cr 4-07 O E N E a ] al L .N-. °❑ w ws a ns v E -0 'O m 'C3 C C�f7 O C t m C N� as N 42' ` `7 0 C C o N� NQm v w M.- v7 � .M �L_i c-0©M�� 4 '❑� C w Q� a4N), a C O jai o O 0" Qmv�Omor E O O. c.�'C r c j w p O o O .- L 'Q 'Q C r7�Y W/ _0 E 0 int E a) 2 41 �+ v a N N= c N E i] ,E 0 7 CD ° U@ N 6 0 m (7 rY -- Q �' O 4 4 U I.i. �► �+ V OG o `7 m •2 w y �2 � � O �Ua M a a m @ t6 V C m 4C C ❑�� a) O Qw m N O a as nl Cj a1 ¢ ++ V C V% C E E ci C d C r=- 0�uixcv a�sm�ns� m N � C '��- r+ CL Q) VJ C C "' dr W QY (9 [� ry1 Q- a N dus0.n E to 0 0. rrL�� V M U � Q 1n o� O m m i 0 may W CoMD- m G C7 M EL WLg Twin Peaks Vista Specific Plan Group_, WLB No. 110047-A-002 Exhibit K: AZGFD Letter (Cont'd) a 0 N a� u C V G Q OO 10 1 C, ,2 CO�c[ GS:C 0v G� r 03 Mp Nni y < u •5',a a Q U50.Q m N N y Y O d Q 7 C 27 5m p�1 7 N � a7 U m +�+ d '�LL D E C py C j U7 rA C � W � f]m7 m a t�6 E w � = m V m� C N C L C 2 =p 0 0 i mWa7N-00 r. va 2._ iax0 0 m V a C 0-d > o= C as E a) 0 m �'u-8A O j v N Q E [C N V '•O N C C U1 N 4 X O 0 a7 0 C a7 4 -0 al•C w m 7 w a) m CL a7 V '� = 0 E 0= 0 "_- 3 C 'm E-ts N= v E v a0 N mw.m'C• m m N� mia'L 3 0000aY6NN=d0 C'E• 02-50m330 � 0 Ca m r 1 O a1 C fYlS C a] -C ❑ N C1 N X. [rl K a7 a� — (D �' m N N m m a p � 0 .0 N Nr C •O ami v v_ m `o ,� u� 0 E a a) o 1` N ami a.2,, m o' EL y v cLav,= -a<CE3 Q- o Cmm � mOEYmia m m m 0aia?r�`�'.00'0-manna om c o� �m •C°�•c°Ewo� m X q7 = -0 'a a • 'LN's = 7 -0 Om V1 L) 94 a7 .{n m. g r •3 d c m `m 3 `0 0 o a m m aa'CO i E o rLir U m m am �. C Z ua� �a v� T0t ©a c o c a'� o �L=vC C a N N N• a ILII m C C 4� Cil C Q E C 0 3 C m� m C m N� 0 C7 h'N C COL.D'0 N m C V .T. •� Lfl p a m 0 W O LO N C C m E �� c rnw TQ)•� a.� �•@ E w cNu� 0 E' m a:E Eis 0 °�m>a�n� �C 0m E4i�a ava0c'Emvi 0� �o�'sm�i CL m n'd E r v� n y a m 3��'Sm c �E a �� me C�>;rn 0`vw va M rh CLC3`30m E m C E a) C C N V-0' N C O C E m N 0 E �,7 m NomvayU'��m3ca o'moc�n0mn`N�CL �u+ cvw2m- a m rnm rn©3 m �aH m ¢s N C 0� C c E Ev mss C m C y c C'8 C W d� aai �_ c N a ` I J-- o m� c Z va� m m- g.m nr�msm c®Nc30a��cCz�a� mC�Omu�i 0C � carr- u 6 EL E 3 = m`0�-rr`a _ 1 3 d m� 3 Qtj Q C 0 o N Q 0 ' m0 0 fli C iJ OV N 3 a � Oy 0 v Q t N 3 -> a C� N U t m C M fA N _O 0 ig y CY fA p E Q7 2 2.V O# K. m •.y d 7 a Q nai0c00� 0 crnai a—maC� EENN`�m0 a p - a�3cc 6 c0a �3 E° v T� D a i c� ❑ 0= � �0 CL- 7i4 a a7 �` s CSL N � m N .E ar n '� a . 2 N 0 aiF dam m o m E c y m Cwt C'U v� �iWG7 8� 0 00`a m CO C 02M 'm C Q m CO 4? m y t 09 O 21 0- N- N a7 (D N N C p a N 2 N R cb U mG - N ¢ Q m CJ1— F N N C ' . m D mo- =_ 9 y m N C m co c V V a7 7 0 N c N' (p W N m © - q C m a) Q yp C �h Q in? C m a. 0d a =� m V O g N N N -0 CL C N U' N® N C N 0 �..a �� O 0 m 0 zm a=.s C �w mm'}mQa�0ma�0 N 47 m ' n; apo ma E -v c Zm C�(Qu3o E�o1DE m y y v CO 3 a o m o m e � 0 m U C a, 9 4 Q .�. L" V N CL _ m r C m E 7 �� S m W i t❑ a m -E 5 `0 E m 0 � � O � C O 7 0 t1 a n m CO m P M> r-- C1 a3 .L.. T pCLO 72 (D Wo CL 'r!7 Ol Ca C C 3 C •7 N E 0'a w O C Q d 0,0 m 0a C a� Q 0 m e Cm is. -a cc Q o N c `D a V'0 N c._. o aiX -0 0E�EyyaCdw`c�O(Dm N _0 a E 0 c- , "E 88 0 06>>0067a 0 0 cL Q) Qw ' E a N a6 �" 6 lin mom+. T CDp m N C Q m N rfi m U m E m m c w = N C J C m a� C m N A CO 60 LO "O 4-' N a7 b y iL •- •V L V m C7 3 C f1} Q E C .0 Q7 C n 0 C C 0_ O t t o N O N C N O V C U m m 'E p (D C".j L0S +N m 0a m �v a 3�Y E r- amr E m—� c a 4 3 OE1 -1000 > E�;w CC tn'n `� T C E� 0 _ 7+ T C N •C. a7 .� 7 N T�� 21:2 8 L ❑ m l4 •3 O Q N m 3 O0 N 7 II. Inventory & Analysis CL CL VVLB � Twin Peaks Vista Specific Plan Group WLB No. 110047-A-002 II. Inventory & Analysis Exhibit K: AZGFD Letter (Cont'd) `t LJ p C N Q y D 0 D¢ — o•�v 3 @ E Vn v o C6 C C@ 47 a G@ C O C N Ii7 D W N N CO C@ @ N D (D @ Q@ I O 'O N p� Q N N >',R cDli � Q t N t7 •� p a w �" O 0. E'E O ms C C Q N C '8 J O co E 'c (0 qpj N 0 © C> ,� .� S a) N a co D a L> ICu d Ci C 'a @ Ipu U T] 6 N a O1 C !� D 0 C! a) E N @ >N C a , C L4 N N@ C C GIm Ud 'WO '0 Na c4i 6L0f w .. N= Y c y_ h a N E > ���m000`� 07 �.. gv>saCL.- �Dr° @ QCQ `7 y N D � � O ) V C .. C a rJ.. 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E G 2 C cL p� N -M-S` p J O V 0 Q �i Q yNj 7 C �' `p y Viz?_ (0-5 U 0111 O- r+ d G_ c mm a] D ►> V' N 3 m xZ E o 41 ."0-" c" �a C .� C t N w Q ° 5 3 ,n N ., w Zi L7 67 c' p N ,. til G °G tll y w = N O 0 M p E m N C eLL V G Q p N q .� .0 l6 0 7, Q7 O L O N O Ol •� Q C E �Cvsaq 3 arc .-.r: D 11Qrnddti H CO CL.. r cs a@ ani D0 Q z z O Q J L CL Q WLBIf Twin Peaks Vista Specific Plan Group_ WLB No. 110047-A-002 Exhibit K: A GFDLetter (C nrd / k / CO < \ \� / § 2 �§§ Z / La -Z6 . 7\/ / £�� E ? / \ 2 a�£ 9 \ ( C 3 b z .. = f - ki § \ \ \ E § Ce ƒ)\ / k / EInventory &Analysis 6 -j m e < \ \� & E 2 �§§ Z La -Z6 2 7\/ / £�� / 2 a�£ 9 $ % 0- ki > § Ce ƒ)\ 3 \ } \ / )/M _ 2 2m! \ � 2�0, / ƒ @CD �)) /k \ 0 \\J/ §§ O 2 0± \)ke j // CO \) §S;§ &2m§ ] R S§ §2.0 t £tg> /\} r- $j/ R & / a EI EInventory &Analysis 6 -j m e < G / Q & E 2 Z 2 / 9 0- IL < 3 } \ � / ƒ � A 7 L I / ] \ $ \ \ / / § \ ( C: @ o z / C ) ( k / < \ \ / ) The '7 Twin Peaks Vista Specific Plan G% &3 No. ma7-A-! II. Inventory & Analysis F. Soils and Geology 1. Soils The National Resources Conservation Service notes the subject property as "Hayhook Sandy Loam/Hayhook — Sahuarita Complex, 1 to 5 percent slopes." These designations are typical of the Tortolita Fan area and are characterized by well -draining sandy soil on the surface, with gravelly soil several feet below. Detailed geotechnical investigation will be performed prior to development. 2. Geology The project lies within the Tortolita Fan area, which falls into the Santa Cruz River basin valley. The US Geological Survey further describes this area as, "QTa: Alluvium & Sedimentary Rock. Unconsolidated to well -consolidated and caliche — cemented sand, silt, and gravel and dissected basin -fill deposits of conglomerate, sandstone, and siltstone with minor lacustrine rocks." G. Viewsheds From Floerchinger Sadler Steele Baker, Inc. 2006 report, Job #20502: 1. Viewsheds from Adjacent Properties "Predominant views are Tortolita Mountains to the north, Pusch Ridge and Catalina Mountains to the east, Wasson Peak to the south, and Safford Peak to the west. Development of the subject property will not block these views for the existing homes in the area." (See Exhibit M: Viewsheds for more information.) 2. Site Visibility "Views into the subject site are restricted due to existing vegetation. Also, views from Camino de Manana are further hampered due to its depressed condition adjacent to the subject site." TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 ff The� CEx�h+ibit'L' 2013.08.08 ® 0' 500' Group ons WLB No. 110047-A-002 10 ad 0 NA .rte . f, ♦a !, � �.�` .♦.,� q � ��,'� r��►1."s ryF,.. Jar f- � w ' `' � ��'` `yam ... .# ,fit ' '��'�r 1� • . q o , PQTVIN LN. ALIGNMENraw T'- Jr IT Lu IL A6IV 1` L 4W_ y 11 �s•''F k � f-,14 ! a '� -, m:. No- do 'o 5U BJ EAr ke CT _ 4f PROPERTY A. 3l fig♦ + ' so t LU uj fa 10 40 10. • +iZy�IR�• • rY yj • *t� , �M ^ .. 10 I ■ L 1 004RPd10P46 I Pwffic PW&W Melt' OExhibtWM • V- hed Ma iwxtvg Rotted: Dec. 20, 2013 ` 1 II. Inventory & Analysis Exhibit M: Viewsheds (Cont'd) Photo 1: Looking Northwest from Blue Bonnet Road Photo 2: Looking Southwest from Camino de Manana TheTwin Peaks Vista Specific Plan Grouup WLB No. 110047-A-002 II. Inventory & Analysis Exhibit M: Viewsheds (Cont'd) Photo 3: Looking North from Twin Peaks Road Photo 4: Looking East from Decker Road The � Twin Peaks Vista Specific Plan GB WLB No. 110047-A-002 II. Inventory & Analysis H. Traffic 1. Existing / Proposed Off-site Streets between the Development and Nearest Arterial Streets The development has two entries. One access point directly accesses Twin Peaks Road at Camino de Manana, both of which are arterial streets. The other accesses Decker Drive which is a local road. Now that Twin Peaks Road has been improved, the 2040 P.A.G. Regional Transportation Plan proposes no additional improvements within a mile of the project. 2. Nearby Arterial Streets All traffic generated by this project will be accommodated by Twin Peaks Road and Camino de Manana. (See Exhibit X: Circulation Concept Plan.) Twin Peaks Road 150 foot Right -of -Way Four lane divided roadway with bicycle lanes and landscaped median 45 MPH speed limit Large wash channeled underneath road via culverts at intersection with Camino de Manana. Camino de Manana 60 foot Right -of -Way Two lane asphalt road 35-45 MPH speed limit Roadway at or below surrounding grade Wash flows over road way half way between Twin Peaks intersection and Desert Falcon Lane. 3. Nearby Arterial Intersections Arterial intersections within one mile of the site that will likely carry traffic generated by this development include Twin Peaks Road and Camino de Mariana, and Camino de Mariana and Camino de Oeste. 4. Nearby Bicycle/ Pedestrian Ways Bicycle lanes, a sidewalk, and a multi -use trail are provided alongside the nearby Twin Peaks Road. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 II. Inventory & Analysis I. Recreation and Trails 1. Trails, parks and recreation areas within one mile of site. No existing parks are within one mile of the project site. The surrounding area currently contains passive recreational opportunities, including open space areas and three Pima County trails. EI Camino de Mariana Wash Trail (Pima County Trail #158) and Ironwood Trail (Pima County Trail #172) are located within a mile of the property site. By proposing a sidewalk connection to Twin Peaks Road, Twin Peaks Vista will provide an important and permanent linkage for the regional trail network. (See Exhibit N: Trails for more information.) The Twin Peaks Vista Specific Plan supports the goals of the Pima County Trail System Master Plan and the Town of Marana Trails System Master Plan by providing a pedestrian connection to Twin Peaks Road which functions as Regional Trail #176. Two regional or district parks with a combined area of 72.8 acres have been planned but not yet developed at the nearby Cascada subdivision development. This is in addition to the several neighborhood parks within the Cascada development. TheTwin Peaks Vista Specific Plan Grop WLB No. 110047-A-002 II. Inventory & Analysis J. Cultural, Archaeological, and Historic Resources 1. On-site Resources None. 2. Archaeologist Letter No archaeological resources are known to exist on-site. An archaeological survey was conducted on the subject property by Professional Archaeological Services of Tucson (P.A.S.T.), and the investigator determined in the report titled "Archaeological Survey of the Camino de Mariana Section 12 Project near Marana, Pima County, Arizona" that no further cultural resource studies are warranted. Based on the archival information, field methods, the observable surface indications, and because none of the materials observed on the subject property have potential to provide important archaeological or historical information beyond what has been obtained for this resource, P.A.S.T. supports the development of Twin Peaks Vista. If any cultural resources are discovered during construction, State and local rules will be followed regarding handling and treatment of cultural resources. (See Exhibit O: PAST Report Cover for reference information.) TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 ARCHAEOLOGICAL SURVEY OF THE CAMINO DE MANANA SECTION 12 PROJECT NEAR MARANA, PIMA COUNTY, ARIZONA Submitted to; ABIGER Marana 2509 N. Campbell #186 Tucson, AZ 85719 Submitted by Professional Archaeological Services of Tucson 5036 Golder Ranch Rd. Tucson, AZ 85739-4265 Prepared by David V.M. Stephen Ph.D. Principal Investigator State Antiquities Permit No. 2006-34bi P.A.S.T. Cultural Resources Report No. 061779 6/19/2006 II. Inventory & Analysis K. Existing Infrastructure and Public Facilities 1. Sewer The Twin Peaks corridor, including this property, is tributary to Pima County's Ina Road wastewater treatment plant. The project will connect to the Pima County Regional Wastewater Reclamation Department sewer system near the intersection of Linda Vista Boulevard and Blue Bonnet Road. Capacity to connect at this location has been confirmed. See Exhibit Q: Sewer Capacity Response Letter. 2. Water This project is within the Town of Marana water service area. A 16" water main exists within the Twin Peaks Road right-of-way. 3. Fire Service It is anticipated that this project will be annexed into the Mountain Vista Fire District. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 SUBJECT PROPERTY I_ 1 EXISTING 16" WATER MAIN EXISTING TRICO ELECTRIC FEEDER - --- LINE - �p I F- T� �r 1 I �-- -- w I i a 03 uj J J OJ EXISTING GAS MAIN OASIS RD. �. i ZT -T; I-' �J - - - LINDR VISTA BLVD. MANHOLE M 5175-34 SEWER MAIN.- 1 rr I r` II. Inventory & Analysis Exhibit Q: Sewer Capacity Letter Pima County Regional Wastewater Reclamation Department 201 N. Stone Ave., 80 Floor Jackson Jenkins Tucson, Arizona 85701 website: Director (520) 740.6500 ht1p:1Arww.pima,govhvwm Linda Thompson The WLB Group 4444 E. Broadway Tucson, AZ 85711 January 30, 2013 Capacity Response No. 13-015 Type I RE: Camino Vaquero, 56 Lots on Parcels # 216-23-076F & 216-23-076H. Estimated Flow 12,880 gpd (ADwF). Greetings The above referenced project is tributary to the Ina Road Wastewater Reclamation Facility, via the Continental Ranch Interceptor. Capacity is currently available for this project in the 8 -inch public sewer S-665-3, downstream from manhole 5175-34. Oversizing and flow-through may be required. This letter is not a reservation or commitment of treatment or conveyance capacity for this project. It is an analysis of the system as of this date and valid for one year. Allocation of capacity is made by the Type III Capacity Response. Note: Conditions within the public sewer system constantly change. An update to this letter must be obtained to verify that capacity exists in the downstream public sewer system just prior to submitting the development plan or subdivision plat for review and approval. If further information is needed, please feel free to contact us at (520) 740-6534. Res ectful y, Ben Fyock, P.E. PCRWRD Planning Section BF:ks c: T12, R12, Sec. 11 The � Twin Peaks Vista Specific Plan Group WLB No. 110047-A-002 III. Land Use Plan III. Land Use Plan A. Purpose and Intent This section describes how the development responds to the opportunities and constraints described in the Inventory & Analysis section of this Specific Plan, as well as the Town's draft Habitat Conservation Plan. The care with which a Specific Plan responds to its physical and regulatory context determines the appropriateness of the design, and ultimately the quality of life that results within and around the Plan area. As evidenced by the site plan, the Twin Peaks Vista Specific Plan has been crafted after careful and responsive consideration of the site's context. B. Relationship to Town of Marana Adopted Plans The Marana General Plan designates this property as Low Density Residential: 0.5-2.0 homes per acre. A Specific Plan provides some flexibility to this guideline because greater density is appropriate on less constrained properties along the Twin Peaks corridor. The Town's draft Habitat Conservation Plan calls for between 40% and 70% open space in Zone 3 areas such as this one, with 70% being the default minimum except in cases where a lower percentage of open space can be justified without substantial environmental impact. The entire Twin Peaks Road corridor is planned to be developed, although much of it is heavily constrained by environmental and hydrological constraints. Thus, a 70% open space goal for the corridor as a whole is not unrealistic or unwarranted. Many properties along the corridor will rightfully end up with greater than 70% open space. However, this site is one of the few properties along the corridor that is not so significantly constrained by environmental and hydrological impacts. This makes it appropriate for development with a lower required open space percentage, although at 50% open space (47% natural open space) this project is still within the HCP Zone 3 open space percentage range. C. Compatibility to Adjoining Development The Twin Peaks Vista Specific Plan seeks to be compatible with surrounding land uses while maintaining appropriate and sufficient residential density to offset the cost of extending sewer and other utilities to the vicinity. The Plan features a density that is in line with the Marana General Plan, buffering to adjacent land owners, and a substantial amount of open space. Utilizing a cluster development approach, the design maintains a high percentage of open space, which demonstrates sensitivity to the environmental value of the area. Twin Peaks Vista will also comply within reason with the Town's upcoming Twin Peaks Corridor branding and theming goals. TheTwin Peaks Vista Specific Plan VULS Gmu, WLB No. 110047-A-002 III. Land Use Plan D. Land Use Proposal This project is designed to blend with surrounding low density residential land uses and currently undeveloped areas. Approximately 50% of the site remains as open space, including the active recreation area. Home sites are set back from adjacent properties. Natural and enhanced landscaping exists within these buffer areas to provide visual screening between the homes within the development and existing neighbors. Although the lots proposed are of the size typically desired by large homebuilders, the overall density of this project is relatively low (approximately 2.5 homes per acre), resulting in a low traffic impact on nearby roadways. Specifically, the Twin Peaks Vista Specific Plan contains several land uses, with residential lots being the principal use. The residential lot development standards are considered Residential Area (RA). The other land uses, Active Open Space (AOS) and Natural Open Space (NOS), support the future community residents. Land Use Designation Gross Area (AC) Target RAC Target Lot Yield Residential Area (RA) 13.2 4.5 60 Units Active Open Space (AOS) ------------------------------------------------------------------------- Natural Open Space (NOS) 0.6 ----------------------------------------------------------------------------------------------------- 12.0 0 0 0 0 TOTAL SITE AREA 25.8 Acres 2.3 RAC Gross 60 Units TheIf B 141111M Twin Peaks Vista Specific Plan VV WLB No. 110047-A-002 Q aQ a � p Z LL LU on 2 O IX 0 as Z LU m ZO Q 3NI121303331VOIN10313 OOIUI ONIISIX3 OLU �c/� In w am SNV3d NIMl M a z _ _ O a.os1 11co I y I(n I m I m OIL 1 / / LU X W Q. ,> w a or w z 0 F- aw- Vs¢500 z 2 #./ w / z / p Go m 01 Z O ;` a. ?!0 U3NO30 'M'O'a .os szs ab 0wlfj z LU paz20 woo:~ o wzm= mu�lip� aY�w} �WOam ulaaNp mzwOw Z OIf00O aNLL V z oa ❑ ~ LU z CO w O z a z O [L0< NNOG ani — _ WWZ yZw k OawZ W :1 a 4 a 'M'O'N .09 •• III. Land Use Plan E. Grading Concept Site grading will be restricted to roadways, lots, and necessary ancillary grading. Improvements within this project will be located at or near existing grade in order to avoid excessive alteration of the site's gently sloping terrain. Additionally, clustering the lots allows conservation of approximately 51% of the site. F. Post -Development Hydrology The significant drainageway on-site will be preserved in its natural state, within the common area open space designated as NOS. Minor encroachments are proposed in several areas, but no substantial encroachment is proposed. Additional stormwater runoff created by new homes and roadways will be collected in small landscaped detention basins throughout the development. By largely avoiding disturbance of existing drainageways, and spreading stormwater detention throughout the project, impacts to up- and downstream drainage patterns are mitigated, and erosion issues will be prevented. No offsite drainage easements are anticipated to be needed. The Town of Marana adopted Title 25 of the Land Development Code with an effective date of October 18, 2007. To comply with this Title, a Stormwater Pollution Prevention Plan and NOI for coverage under the AZPDES Construction General Permit is required to be submitted along with a fee payment to the Town for review and acceptance prior to commencement of grading activities. Construction/storage yards, construction trailers, fencing, water pumps/ponds and roads will be considered part of the larger plan of development and will need to be covered in the Stormwater Pollution Prevention Plan for this project. All Federal permit requirements will need to be met prior to grading permit issuance. This includes Army Corps of Engineers Jurisdictional Wash consultation/determination due to potential jurisdictional washes on the property. G. Vegetation and Landscaping Most significant vegetation found on-site is within the two sizeable on-site washes, both of which are preserved as Natural Open Space except for the minor encroachments depicted on the Land Use Concept (Tentative Development Plan). As part of the platting process, a native plant inventory will be prepared for the entire site, identifying vegetation to be preserved in place or transplanted on-site. Development features drought tolerant landscaping, which further increases how well the project fits within the context of lower density surrounding development in this arid region. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 III. Land Use Plan H. Wildlife By preserving the major washes on-site through the Natural Open Space (NOS), the primary wildlife corridors through the property are also protected. The width of the proposed primary open space corridors on-site is approximately 300 feet, which provides ample visual and acoustical buffering for wildlife traversing the site. At least 30 days before grading, a 100% area survey must be completed by a qualified wildlife biologist, for the Sonoran Desert Tortoise, with a copy of the survey form sent to the Town prior to issuance of a grading permit. No other priority species are known to potentially exist onsite. I. Viewsheds Extraordinary views are not available from or across the property due to existing, relatively flat topography coupled with the distance to surrounding mountain ranges. However, the wide open space corridors and perimeter buffer areas mitigate the project's impacts to surrounding viewsheds. J. Circulation Concept Two connections are proposed to the existing public street system: one connection to Twin Peaks Road at Camino de Manana, and one connection to Decker Drive. The locations of the points of connection were chosen to minimize impacts to existing washes, the available right-of- way frontage, and roadway geometry. Internal streets will be designed and built to Town standards. Streets are intended to be private if the homebuilder elects to gate the neighborhood. Otherwise, they will be public streets. This project is expected to generate approximately 600 vehicular average daily trips (ADT), based on a single-family detached residential use generation of ten trips per day. Based on the internal circulation pattern, it is expected that the vehicular traffic generated by this project will be fairly evenly split between the two access points. Decker Drive will be built to the Town's Local Street standard detail (Marana Detail 100-1) within the existing 60' -wide right-of-way, with a sidewalk on the east side of the road. Decker Drive will be built from Twin Peaks Road to a point just north of the access street for the project. If the right-of-way width required for this street section is already in place, no right-of-way dedication will be required. Potvin Lane, which currently exists as a 30' -wide right-of-way, will be built to the Town's Small Rural Subdivision Street standard detail (Marana Detail 100-6), with a sidewalk on the south side of the street. Potvin Lane will be built from Twin Peaks Road to a point just west of the access street for the project. If the right-of-way width required for this street section is already in place, no right-of-way dedication will be required. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 III. Land Use Plan K. Public Utilities Water The Town of Marana provides water service to the surrounding area, although the development site is not currently serviced. Water service for this project will be extended from the existing 16 inch main that terminates near the intersection of Blue Bonnet Road and Twin Peaks Road. The developer of Twin Peaks Vista will submit a Water Service / Development Agreement, identifying water use, fire flow requirements, and all major onsite and offsite water facilities needed to serve the development including, but not limited to, reservoir and booster infrastructure. The developer will construct at its cost both the onsite and offsite facilities required to serve the water demands of the development pursuant to the agreement. Sewer Sewer service for this project will be extended by the developer from the existing sewer main that terminates just south of the intersection of Linda Vista Boulevard and Blue Bonnet Road. The main will be extended along Blue Bonnet Road, within the right-of-way and within easements, and then will be extended under Twin Peaks Road to the project. Electric Electric service will come from Trico Electric Cooperative, Inc (TRICO). The power source will come from TRICO's main feeder line along the east side of Twin Peaks Road. This feeder line exists along the project's eastern edge. There are also several points along the eastern edge to tie into the electrical infrastructure, if needed. Natural Gas Southwest Gas will supply natural gas services to the proposed development. The closest existing gas facility exists at the intersection of Oasis Road and Quail Lane. The main will be extended if needed by the homebuilder. Telecommunications Twin Peaks Vista is within the TRICO, Comcast, and Centuryl-ink service areas. Telecommunication service is proposed from these providers. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 e�P�S EXISTING 16"- • WATER MAIN I EXISTING TRICO l ELECTRIC FEEDER �y PROPOSED GAS II ALIGNMENT ' PROPOSED SEWERI ALIGNMENT cir w I EXISTING GAS MAIN .OASIS RU. L_ 1 .LINDA VISTA BLVD _ T J MANHOLE #: 5175-34 SEWER MAIN, t -' - SUBJECT PROPERTY PROPOSED PROPOSED WATER ELECTRIC ALIGNMENT r' ALIGNMENT e�P�S EXISTING 16"- • WATER MAIN I EXISTING TRICO l ELECTRIC FEEDER �y PROPOSED GAS II ALIGNMENT ' PROPOSED SEWERI ALIGNMENT cir w I EXISTING GAS MAIN .OASIS RU. L_ 1 .LINDA VISTA BLVD _ T J MANHOLE #: 5175-34 SEWER MAIN, t III. Land Use Plan L. Public Service Impacts Police The project is within Marana's town limits, and law enforcement jurisdiction. As a relatively low density residential project, impacts to Marana's police services are expected to be minimal. Fire This project is anticipated to be served by the Mountain Vista Fire District. Trash and Recycling The Town of Marana does not provide trash and recycling services. The homeowners association will contract with a private solid waste pick-up provider. Schools The Marana Unified School District uses a student generation factor of 0.25 per home for elementary students and 0.1 per home for secondary students. This project's anticipated 60 homes would have an impact of 15 elementary students and 6 secondary students. Ironwood Elementary, Tortolita Middle School and Mountain View High School all have capacity to absorb this number of students. (See letter from Marana Unified School District, Exhibit W.) TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 Exhibit W: MUSD Letter N FOR GOVERNING BOARD] Dan Post, President ; John Lewandowski, Vice President Tam Carlson, Member Suzanne Hopkins, Member Maribel Lopez, Member The WLB Group, Inc. 4444 E. Broadway Blvd. Tucson, AZ 85711 Dear Gregory McDowell: III. Land Use Plan ADMINISTRATION Doug Wilson, Ed.D., Superintendent Carolyn Dumler, Ed.D., Assistant Superintendent Jan Truett, Ed.D., Assistant Superintendent Dan Contorno, Chief Financial Officer Brett Kramer, Ph.D., Executive Director The Marana Unified School District uses a factor of .25 per home for elementary and .1 per home secondary. So your anticipated 56 homes would have a positive impact of 14 elementary students and 5.6 secondary students. With these homes in the Camino de Manana and Twin Peaks Rd. area, Ironwood Elementary, Tortolita Middle School and Mountain View High School would all have capacity to absorb this number of students. Please contact Dan Contorno, 520-682-4756, if you have any further questions. Thank You, Dan Contorno Marana Unified School District, CFO 11 279 W. Grier Road • Marana, Arizona 85653 • (520)682-3243 • www.maranausd.org WLB Twin Peaks Vista Specific Plan Groupy WLB No. 110047-A-002 III. Land Use Plan M. Recreation and Trails The majority of the development's open space will be owned and maintained by the HOA (with 49% of the site as NOS & AOS). Approximately 12.0 acres of the subject property consists of natural open space (NOS), and 0.6 acres of the property consists of active open space (AOS). The active space is a neighborhood park in the central portion of the property, providing easy access to all residents of Twin Peaks Vista through the internal sidewalk network. This park is expected to be the recreational focal point of the neighborhood due to its central location within the project, as well as connectivity to the regional trail system. It will include play equipment, shade structure, and seating. A pedestrian (sidewalk) connection will be constructed to link the project to Pima County Trail #176. All plants shall be on an underground drip irrigation system. If turf is used, it must be irrigated from a secondary non -potable source as long as the non -potable source is available at the boundary of the Specific Plan at the time that of development. However, most of the land is proposed to remain as Natural Open Space (NOS), and shall not be irrigated. These actions meet the recommendations in the Town of Marana's Parks, Recreation, Trails, and Open Space Master Plan and the Marana 2010 General Plan. N. Cultural, Archaeological, and Historic Resources No archaeological resources exist on-site. An archaeological survey was conducted on the subject property by Professional Archaeological Services of Tucson (P.A.S.T.), and the investigator determined in the report, titled Archaeological Survey of the Camino de Mariana Section 12 Project near Marana, Pima County, Arizona, that no further cultural resource studies are warranted. If any are discovered during construction, State and local rules will be followed regarding handling and treatment of cultural resources. (For more information, see Exhibit O: PAST Report Cover.) TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 V. Implementation & Administration IV. Development and Design Standards A. Purpose and Intent This section provides standards and guidelines that apply to development within the Twin Peaks Vista neighborhood. Guidelines are provided for each separate land use within the project. The development is subject to the Town of Marana Residential Design Standards, and will comply with the Town's upcoming Twin Peaks Corridor branding and theming goals. B. Residential Area (RA) a. Permitted Uses 1. Single -Family Detached Residential 2. Recreation Areas and Open Space b. Allowable Accessory Uses: a. 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 accessory uses are compatible with the residential character of the neighborhood: i. Tool/storage sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc.; ii. Swimming pools, spas, and related structures; iii. Fences and walls; iv. Home occupations, with approval from Town of Marana; v. Model homes, within an approved subdivision; vi. Temporary sales trailer, within an approved subdivision. C. Development Standards 1. Minimum Lot Area: 6,000 square feet. 2. Minimum Lot Width: 45 feet. 3. Minimum Front, Side and Rear Yards (Setbacks): a. Front: 16 feet, except where garages open or face directly onto an abutting street, in which case the garage setback shall be a minimum of 20 feet. A maximum of 35% of the lots may have a reduced setback to the 16 feet, with the balance of the setbacks being 20 feet or greater. b. Side: 5 feet, with a street side yard (setback) having a minimum of 10 feet. c. Rear: 20 feet. d. Where the front yard (setback) is increased above 20 feet, the rear yard (setback) may be reduced by one foot for each foot of front yard increase, but shall not be reduced to below 15 feet. Where the front yard (setback) is decreased below 20 feet, the rear yard (setback) shall be increased by one foot for each foot of front yard decrease, but shall not be required to be over 25 feet. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 V. Implementation & Administration 4. Minimum Distance Between Structures: a. Between principal (main) buildings: 10 feet. b. Between principal (main) and accessory buildings: 5 feet. c. Between accessory buildings: 5 feet. d. Between attached patio structures and property lines: 5 feet. i. A minimum setback of 5 feet shall be maintained from the rear and side property lines for a patio structure that is open / unenclosed on three sides. e. The adopted Marana fire code will also regulate the distance requirements between structures. If the Specific Plan's building separation standards are inconsistent with the fire code, then the most conservative separation standard shall apply. 5. Maximum Building Heights: a. Two -stories or 30 feet. C. Active Open Space (AOS) The Open Space Active designation is proposed for approximately 0.6 acres in the subject property. This designation provides for a neighborhood park, which is expected to be the social and active recreational focal point of the community due to its relatively central access to future residents as well as connecting to the regional trail system. (See Exhibit U: Conceptual Landscape Plan.) 1. Allowable Uses: a. Public parks and playgrounds including but not limited to: i. Sport fields and courts ii. Picnic areas iii. Recreational structures b. Private (HOA -owned and operated) parks and playgrounds including but not limited to: i. Sport fields and courts ii. Picnic areas iii. Recreational structures c. Public trails d. Utility easements and maintenance roads e. Community identification, entry monuments, community design elements, and other enhancements common to a homeowner's association, and designed for a specific subdivision D. Natural Open Space (NOS) The Natural Open Space will be set-aside as 12.0 acres of protected open space. Most of the on-site riparian areas will also be protected within this designated Natural Open Space. (See Exhibit U: Conceptual Landscape Plan.) Although most of the areas within the NOS area will be undisturbed, minor disturbance for roadway, utility, entry TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 V. Implementation & Administration monumentation, drainage infrastructure, and ancillary grading is allowed, and is to be revegetated. 1. Allowable Uses: a. Open space b. Utilities, entry monumentation, and signage c. Public trails d. Drainage infrastructure and other typical common area elements E. Twin Peaks Corridor Design Standards The Town of Marana has performed an extensive development design study along the Twin Peaks Road corridor between the 1-10 interchange and Tangerine Road. The study considered various design elements such as color and reflective values of buildings, roof materials, and perimeter screen walls, as well as design elements of features common to the development including entry monumentation, and site landscaping. The Marana Mayor and Town Council adopted Resolution 2014-013 on February 18, 2014 approving the Twin Peaks Corridor Study, which defines development and design standards and guidelines applicable to new development along the Twin Peaks corridor. The Twin Peaks Vista development will be subject to the standards and guidelines defined within the Twin Peaks Corridor Study. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 V. Implementation & Administration V. Implementation and Administration A. Purpose This section of the Twin Peaks Vista Specific Plan (Plan) outlines the implementation of the Plan throughout the community's development. It identities the parties responsible for ensuring the project is built in coordination with infrastructure, landscaping, and signage improvements providing a continuity of design. This section also provides for guidance regarding the general administration of, and amendment procedures for, the Plan. B. Proposed Changes to Zoning Ordinance The Development and Design Standards section of this Specific Plan handles 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 Plan, those regulations of the Town of Marana Land Development Code that are current at the time of development/permitting shall apply. C. Development Review Procedure The development review for Twin Peaks Vista Specific Plan shall be implemented through the review and approval process of preliminary and final plats and all other plan reviews typically performed by the Town of Marana and through the Town of Marana building permit approval process. Decisions on grading, drainage, road alignment, re -vegetation, and other matters must be presented on the preliminary plat; the final decisions must be presented on the final plat. All subdivision plats shall be reviewed by the Town of Marana in accordance with Town of Marana procedures. D. General Implementation Responsibilities The Plan shall be implemented through the subdivision review process. This process will allow for the creation of lots as preliminary and final plat maps allow for implementation of the project. The Plan will guide the platting process with other official Town of Marana ordinances, policies, maps and regulations. The implementation of the Twin Peaks Vista Specific Plan is the responsibility of the Individual Builder/Developer, and the Homeowners Association in accordance with the regulations and guidance contained within this Specific Plan, unless otherwise noted. The Individual Builder/Developer, or their successors and assigns, shall be responsible for the engineering and implementation of the project infrastructure. Approval of a subdivision plat, or building permit is subject to the following requirements: 1. Conformance with the adopted Twin Peaks Vista Specific Plan, including the Development and Design Standards. 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. Adoption of Master CC&Rs. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 V. Implementation & Administration 5. None of the development requirements contained within this Specific Plan shall have the effect of superseding the requirements of the Town of Marana's adopted Building Codes. E. Phasing Phasing is not expected in the Twin Peaks Vista development. However, the potential phasing within the Plan is subject to change based on market conditions. F. Specific Plan Administration 1. Enforcement The Twin Peaks Vista Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provision of the Town of Marana Land Development Code. 2. Administrative Change Certain changes to the provisions in the Twin Peaks Vista Specific Plan may be made administratively by the Town of Marana Planning Director, providing said changes are not in conflict with the overall intent expressed in the Specific Plan. Categories of administrative change include, but are not limited to: 1. The addition of new information to the Specific Plan that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director. 2. Changes to the community infrastructure planning and alignment such as roads, drainage, water, and sewer systems that do not increase the development capacity of the Specific Plan. 3. Changes to boundaries due to platting. Minor adjustments because of final road alignments and drainage may occur during the platting process and shall not require amendment to the Specific Plan. 4. Changes to development standards that are in the interest of the community and do not affect health or safety issues. 3. Substantial Change This Twin Peaks Vista 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. TheIf B 11111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 V. Implementation & Administration 4. Interpretation If an issue, condition, or situation arises or occurs that is not sufficiently covered or provided for to be clearly understandable, those regulations of the Town of Marana Land Development Code that are applicable for the most similar issue, condition, or situation shall apply. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Town of Marana Land Development Code. The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made within fifteen (15) days from the date of the interpretation of the Board of Adjustment. 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. 6. Specific Plan Development Monitoring Program The Individual Builder/Developer shall annually submit a written report to the Town of Marana including: • 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 • Estimates for the upcoming year in the above categories This yearly report will be submitted within 30 days of the new calendar year of the adoption of the Twin Peaks Vista Specific Plan. Annual reports will not be required after development build -out. TheIf B 141111M Twin Peaks Vista Specific Plan ouup WLB No. 110047-A-002 BIBLIOGRAPHY Cascada North Specific Plan. Presidio Engineering, Inc., 2011 Flood Insurance Rate Map Panel 1065 of 4750. Map. Washington DC: Federal Emergency Management Agency, 2011. Pima County MapGuide. Map. Pima County Geographic Information Systems, 2012. <http://gis.pima.gov/maps/mapguide/> RECON Environmental. Marana Public Draft Habitat Conservation Plan. Tucson: 2009. Specific Plan/Rezoning Request PCZ -06 Camino de Manana Properties. Floerchinger-Sadler-Steele- Baker, Inc. Tucson: 2006. Town of Marana Utilities Department. Camino de Manana 16" Public Z -Zone Watermain. Map. Marana: West Land Resources, Inc., 2009. Town of Marana. Town of Marana 2010 General Plan. Marana: 2010. Water Resource Data. Graph. Arizona Department of Water Resources, 2012. <https://gisweb.azwater.gov/waterresourcedata/> TheIf B 11111M Twin Peaks Vista Specific Plan G ouup WLB No. 110047-A-002