HomeMy WebLinkAboutRedhawk Specific Plan�oQ
CERTIFIED
MARAN
Original Copy
Adopts by Council �
OrdinQce # G, G Resolution # 9 iG /��
RedHa k
Specific flan
Morono, AZ
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REDHAWK
SPECIFIC PLAN
MARANA, ARIZONA
September 25, 1996
Prepared For:
Town of Marana
12775 North Sanders Road
Marana, Arizona 85653
and
RedHawk Marana LLC
3567 E.Sunrise, #219
Tucson, AZ- 85718.
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Prepared By:
The Planning Center
450, W.Paseo redondo
Suite 202
Tucson, Arizona 85701
Greiner Engineering
555 East River Road
Suite 100
Tucson, Arizona 85718
Simons Li and Associates
110 South Church Avenue
Suite 217
Tucson, Arizona 85701
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Institute for American Research
245 South Plumer
Suite 14
Tucson, Arizona 85719
Ruffner Associates
212 South Marina
Prescott, Arizona 86303
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This document represents the original Tortolita Mountain Properties Specific Plan as adopted by
the Marana Town Council pursuant to Ordiance 89.22, dated May 31, 1989 and amended by:
• Ordinance No.89.22, Sections A through D
• Resolution No. 89.31
Passed and Adopted by Town Council
31 st day of May 1989
Passed and Adopted by Town Council
17th day of October 1989
• Ordinance No. 94.15
• Ordinance No. 95.09
Passed and Adopted by Town Council
4th day of October 1994
Passed and Adopted by Town Council
18th day of April 1995
Adminstative changes correcting typographical/clerical error are also reflected in this document as
reviewed and approved by the Planning Administrator.
Gerald Flannery, Planning Administrator
Town of Marana
I TABLE OF CONTENTS
I . SPECIFIC PLAN SUMMARY .................................................................................... ............................I -1
1
H- INTRODUCTION .
A. PURPOSE .. ............................... II -I
......................................................................... ...............................
B. LOCATION
............................................................ ...............................
D C. AUTHORITY AND SCOPE ...................................................................................................... ...........................II -2
. LEGAL DESCRIPTION ............................................................................................................ ...........................II -2
LIST OF EXHIBITS
REGIONALMAP ..... ............................... ................ II -3
........................................................ ...............................
DEVELOPMENT CONTEXT MAP "'..
1
Table of Contents - I -II
1
TABLE OF CONTENTS
M. DEVELOPMENT CAPABILITY REPORT
...................................... ............................... ...........................III -1
...............................
MARANA GENERAL PLAN
A. INTRODUCTION
.............................................. ...............................
..................... III -1
ENVIRONMENTAL OVERVIEW
III -6
C B . ..................................................................................... ............................... III -1
. EXISTING LAND USE
............................ ............. ............................................... ...............................
VEGETATION MAP........... ......
.......................... ............................... .................... ............................... .......................... III -2
D. TOPOGRAPHY AND SLOPE
ANALYSIS ....................... ..................................
...................... III
III -10
................ ....... -7
E. GEOLOGY .......................
............ ............................. ...............................
HYDROLOGY
.............................................. ............................... III -8
F. VEGETATION
.......................... III -11
....................................................................... ............................... ..................
G. SOILS ............ .....................
III-20
...............
............................... ................................................ ............................... III -13
H. HYDROLOGY AND WATER RESOURCES
..........................
........................ ............................... ................. ............................... _
SCHOOLS & RECREATION MAP ........................
........................... ......... ............................... ......................... III -16
I . WILDLIFE ................................................................................................................................
.........................1II -18
J. ARCHAEOLOGY ......................
III -25
.......... .............................. ............................... ................. ............................... III -18
K. EXISTING FEATURES/PUBLIC SERVICES
.......................... ..........................
PUBLIC FACILITIES II ...............................................................................................
........................................ ............................... ......................... III -22
LIST OF EXHIBITS
EXISTINGLAND USE ..................................................................................................................
...............................
MARANA GENERAL PLAN
III -5
...................................................................... ............................... .................. .................
TOPOGRAPHY AND SLOPE MAP
III -6
............................ ............. ............................................... ...............................
VEGETATION MAP........... ......
III -9
............................................................................... ............................... .........................
SOILS MAP .......................
III -10
............ ............................. ...............................
HYDROLOGY
III -19
W XISTINGSURFACE ................................ ............................................................ ...............................
ILDLIFE .............................
III-20
..........................
........................ ............................... ................. ............................... _
SCHOOLS & RECREATION MAP ........................
III -24
............................... .............. .......................... ...............................
EXISTING PUBLIC FACILITIES I
III -25
.......................... ..........................
PUBLIC FACILITIES II ...............................................................................................
III -26
III -27
P XISTING
...............................
ROPOSED PUBLIC FACILITIES
................................................................................................. ...............................
III-28
Table of Contents - III
TABLE OF CONTENTS
IV . DEVELOPMENT PLAN ..................................................................................................... ...........................IV -1
LIST OF EXHIBITS
J
LANDUSE PLAN ...................................................................................................................... ...............................
A PURPOSE AND INTENT ................................................................................................... ............................... IV -1
CIRCULATIONCONCEPT PLAN ................................................................................................. ...............................
B. GOALS, OBJECTIVES AND POLICIES ........................................................................... ...............................
IV -3
-16
C LAND USE PLAN .................................................................................................IV
D. CIRCULATION CONCEPT PLAN. ..................... ........................ .IV
-7
-13
DRAINAGECONCEPT ............................................................................................................... ...............................
E DRAINAGE CONCEPT PLAN ......................................................................................... ...............................
IV -19
IV -24
F. PUBLIC FACILITIES PLAN ............................................................................................
IV -27
PUBLICFACILITIES MAP .......................................................................................................... ...............................
...............................
G . GRADING CONCEPT PLAN ........................................................................................... ...............................
IV -30
IV -31
H OPEN SPACE CONCEPT PLAN ..................................................................................... ...............................
IV -33
LANDSCAPECONCEPT PLAN .................................................................................................... ...............................
I TRAIL CONCEPT PLAN ................................................................................................... ...............................
IV -34
J LANDSCAPE CONCEPT PLAN ....................................................................................... ...............................
IV -35
K. SCHOOL/RECREATION CONCEPT PLAN ........................................................................ ..........................IV
-36
LIST OF EXHIBITS
J
LANDUSE PLAN ...................................................................................................................... ...............................
IV -11
CIRCULATIONCONCEPT PLAN ................................................................................................. ...............................
IV-12
ROADWAYCROSS SECTION -I ....................................................................................................... ..........................IV
-16
ROADWAYCROSS SECTION -II ................................................................................................. ...............................
IV -17
DRAINAGECONCEPT ............................................................................................................... ...............................
IV-18
DRAINAGECROSS SECTION ..................................................................................................... ...............................
IV -24
DRAINAGECROSS SECTION PAGE 2 ......................................................................................... ...............................
IV -25
PUBLICFACILITIES MAP .......................................................................................................... ...............................
IV -26
GRADINGCONCEPT PLAN ........................................................................................................ ...............................
IV -31
OPEN SPACErr AILS/RECREATION CONCEPT PLAN ................................................................ ...............................
IV -32
LANDSCAPECONCEPT PLAN .................................................................................................... ...............................
IV -37
Table of Contents - IV
I
TABLE OF CONTENTS
V. DEVELOPMENT REGULATIONS .........................................»...........»........».............. ............................... V -1
A PURPOSE AND INTENT .................................................................................................... ...............................
V -1
B DEFINITIONS .......................................................................................................................... ...............................
V -2
C GENERAL PROVISIONS .................................................................................................... ...............................
V -8
D. GENERAL SUBDIVISION STANDARDS ....................................................................... ...............................
V -10
E LAND USE PLAN SUMMARY ........................................................................................ ...............................
V -13
F. TRANSFER OF DENSITY / DWELLING UNITS .............................................................. ...............................
V -13
G. RESIDENTIAL SITE DEVELOPMENT STANDARDS .................................................. ...............................
V -14
I ESTATE LOTS (0.2 -1 RAC) ............................................................................................ ...............................
V -14
2 LOW DENSITY (2-4 RAC) .............................................................. ............................... .
.. ...............................
V -15
3. MEDIUM -LOW DENSITYRESIDENTIAL (4-8 RAQ ..................................................... ...............................
V -16
4. MEDIUMDENSITYRESIDENTLIL (12 -15 RAC) ........................................................... ...............................
V -17
H. COMMERCIAL SITE DEVELOPMENT STANDARDS ................................................. ...............................
V -19
1 SPECLIL7YCOMMERCLIL ............................................................................................ ...............................
V -19
2 VILLAGE CORE COMMERCLIL ..................................................................................... ...............................
V -19
3 MIXED USE ..................................................................................................................... ...............................
V -20
I. RESORT DEVELOPMENT STANDARDS ........................................................................ ...............................
V -22
J. STREET DEVELOPMENT STANDARDS ........................................................................ ...............................
V -23
1 General Standards ........................................................................................................... ...............................
V -23
2 Estate Standards .............................................................................................................. ...............................
V -24
K . PARKING STANDARDS ..................................................................................................
V -26
...............................
L. UTILITY DEVELOPMENT STANDARDS
...................................................................... ...............................
V40
1 General Standards ........................................................................................................... ...............................
V-40
2 Estate Standards .............................................................................................................. ...............................
V-40
M. DRAINAGE DESIGN STANDARDS ............................................................................... ...............................
V42
N . GRADING STANDARDS .................................................................................................
V-44
...............................
O LANDSCAPE STANDARDS
............................................................................................ ...............................
P SIGN STANDARDS
V-44
........................................................................................................... ...............................
V48
Q. NATIVE PLANT STANDARDS .......................................................................................
V -51
...............................
R HELISTOP STANDARDS
................................................................................................. ...............................
V -51
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Table of Contents - V I
TABLE OF CONTENTS
VI. DESIGN GUIDELINES .................................................. ...............................
A. INTRODUCTION AND PURPOSE ................................................................................... ............................... VI -1
B. COMMUNITY CHARACTER .......................................... ............................... ...... VI -3
............. ...............................
C. SITE PLANNING GUIDELINES ......................
D. LANDSCAPE GUIDELINES ............................................................................................. ............................... VI -8
1. Objectives ..................... ............................... ........ ............................... VI -8
.............................. ...............................
2. Entries and Intersection ..................................................................................................... ............................... VI -9
3. Streetscapes.................................................................................................................................................... VI -11
4. Open Space / Recreation .................................................................................................... ............................... VI -12
E. ARCHITECTURAL GUIDELINES ................................................................................... ............................... VI -13
1. Objectives ... ............................... ............... VI -13
....................................................................... ...............................
2. Commercial ..................................................................................................................... ............................... VI -13
3. Residential ............... ............................................ ............................................................ ............................... VI-15
4. Individual Development Theme Wall ............................................................................... ............................... VI -16
F. SIGNAGE GUIDELINES .................................................................................................. ............................... VI -17
G . SITE LIGHTING ............................................................................................................... ............................... VI -19
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Table of Contents - VI
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TABLE OF CONTENTS
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VII. SPECIFIC PLAN IMPLEMENTATION ......................................... ............................... ........................... VII -1
A. PURPOSE .............................................................................................................................. ............................... VII-1
B. PHASING PLAN ........................................................................................... ............................... ..........................VII -1
C. MONITORING PROGRAM ...................................................................................................... ............................... VII -2
D. DEVELOPMENT REVIEW PROCEDURES ....................................................... ............................... .......................... VII -3
E. GENERAL ADMINISTRATION ................................................................................................ ............................... VII -5
F. SUBDIVISION .............................................................................................. ............................... .......................... VII -5
G . AMENDMENT PROCEDURES ................................................................................................. ............................... VII -6
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LIST OF EXHIBITS
EXHIBIT VII.C.1: MONITORING TABLE ...............................
.......................... ........................... . . .. ........................... VII -7
EXHIBIT VII.D.1: PLAT AND DEVELOPMENT PLAN APPROVAL PROCESS ................................. ............................... VII -8
EXHIBIT VII.D.2: IMPROVEMENT PLAN APPROVAL PROCESS .................................................. ............................... VII -9
Table of Contents - VII I
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APPENDIX
TABLE OF CONTENTS
A) Legal Description
B) Cultural Resources Management Plan Outline
C) Soils Testing Report
D) Recommended Landscape Plant Palette
E) Tumamoc Globeberry Assessment
F) Utilities Responses
G) Specific Plan Application
H) Traffic And Roadway Width Analysis
I) Drainage Alternatives For The Specific Plan
J) Dust Control
K) Improvement Plan: Design Certification Option
L) Construction Certification Option
M) Archaeology Certification
N) Limited Partnership Aggrement - Tortolita -Moore I
O) Precise Map
P) Tortolita Road Map - Tangerine/Moore
Q) Resolution No. 89 -31
R) Annexation Development Agreement
S) Ruelas Canyon Site - Development Capability Report
T) Bajada Site - Development Capability Report
U) Traffic Analysis - RedHawk Specific Plan
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I Table of Contents - VIII
I. SPECIFIC PLAN SUMMARY
The Re
dHawk Specific Plan establishes comprehensive guidance and regulations for the
development of approximately 5567.9 acres located in Marana, Arizona. The Specific Plan
will establish the development regulations and programs for the implementation of the
approved land use plan. The Specific Plan will provide the parameters to implement the
' Land Use Plan by establishing policies and regulations which will replace and supersede the
current property zoning and other Town development. The Plan is regulatory, adopted by
ordinance.
The authority for preparation of Specific Plans is found in the Arizona
P Revised Statutes,
Section 9- 461.09. The law allows 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 their review and adoption.
Amendment -4 to the Specific Plan:
This specific plan was formerly called the Tortolita Mountain Properties Specific Plan.
With this amendment4 it is referred to as the Redflawk Specific Plan.
The Ruelas Canyon Properly comprising of 1343 acres and the Bajada property comprising
of 2347 acres is added to the Specific plan in this amendment increasing the total acreage to
5567.9 acres. However, The site analysis section of the Specific plan is not amended as part
of this Specific Plan Amendment. The Ruelas Canyon site analysis portions are included in
Appendix -S and the Bajada property site analysis in Appendix - T..
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II. INTRODUCTION
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A. PURPOSE
The RedHawk Specific Plan establishes comprehensive guidance and regulations
for the development of a 5567.9 acre community within the Town of Marana, Pima
County, Arizona (Exhibit II -2). The Specific Plan serves as a regulatory tool
governing planning and zoning and is adopted by ordinance. The Specific Plan
conforms to the Town of Marana General Plan and supersedes or replaces the Town
Development Code.
1 The Specific Plan establishes the type, location, density, and community character
within the Plan area. The plan provides for the development of a variety of housing,
recreation/open space, industrial, commercial/business opportunities and a
destination resort hotel. The Plan contains the standards and guidance to ensure that
development will occur in a controlled manner with infrastructure as planned.
' The Specific Plan is a tool used to implement the General Plan at a more detailed
site specific level for a focused area. The Specific Plan articulates the planning
considerations for such parcels and imposes regulations or controls on the use of
such parcels.
B. LOCATION
The RedHawk Specific Plan lies in the northeastern portion of the Town of Marana.
Tangerine Road is the southern boundary and the Tortolita Mountains form its
northern boundary. Tortolita Road forms the property's north/south axis. (Exhibit
II -3).
The property lies within Sections 14, 15, 16, 21, 22, 23, 24, 25, 26 and 35 of
Township I 1 South, Range 12 East and Section , 7, 8, 17, 18, 19 of Township 11
South, Range 13 East. It is approximately four and one -half miles east of Interstate
10, seven miles north of the Orange Grove/I -10 interchange, six miles west of Oro
Valley and three miles south of the Pima/Pinal County line.
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II -1
C. AUTHORITY AND SCOPE
The authority for preparation of specific plans is found in Arizona Revised Statues,
Section 9- 461.08. State law allows for preparation of specific plans based on the
general plan, as may be required for the systematic execution of the general plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for
the preparation, review, adoption and implementation of specific plans in Marana.
Pursuant to these state statutes and Town of Marana Ordinance 87.22, a public
hearing was conducted by the Town Planning Commission and the Town Council
after which the Specific Plan Ordinance was adopted by the Town Council and
became effective.
The RedHawk Specific Plan is a regulatory plan which will serve as the zoning and
development code for the subject property. Final plats and any other development
approvals must be consistent with the Specific Plan.
D. LEGAL DESCRIPTION
See Appendix A.
II -2
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III. DEVELOPMENT CAPABILITY REPORT
B. ENVIRONMENTAL OVERVIEW
The RedHawk Specific Plan area is located in the Tortolita Mountain region. It is
characterized by diverse land forms. The major features are rock outcrops,
topographic changes, and defined drainageways. The site has remained
undeveloped with evidence of cattle grazing beginning in the late 1800's through the
present. The long term cattle grazing does reflect an effect on the vegetative
growth, but does not appear to have had a significant effect on the stability of the
drainageways.
The mouth of Ruelas Canyon is located within the northern bounds of the Specific
Plan area. The southern portion of the Specific Plan is within the Tortolita foothills
area, characterized by typical, Sonoran desert bajada vegetation.
The Northern Tucson Basin Survey was conducted by the Arizona State Museum.
Twenty -one archaeological sites have been studied and recorded within the
III -1
A. INTRODUCTION
The primary purpose of the Development Capability section of the RedHawk
Specific Plan is to present the various physical components existing on the property.
The synthesis and analysis of the existing characteristics can then provide a means
whereby development occurs in a sensitive and responsive manner to the physical
parameters of the site.
The following physical components were compiled to assess the suitability of the
property for development:
Existing Land Use
• Topography and Slope Analysis
•
Hydrology
• Circulation/Traffic
'
Vegetation and Wildlife
• Geology and Soils
• Archaeology
B. ENVIRONMENTAL OVERVIEW
The RedHawk Specific Plan area is located in the Tortolita Mountain region. It is
characterized by diverse land forms. The major features are rock outcrops,
topographic changes, and defined drainageways. The site has remained
undeveloped with evidence of cattle grazing beginning in the late 1800's through the
present. The long term cattle grazing does reflect an effect on the vegetative
growth, but does not appear to have had a significant effect on the stability of the
drainageways.
The mouth of Ruelas Canyon is located within the northern bounds of the Specific
Plan area. The southern portion of the Specific Plan is within the Tortolita foothills
area, characterized by typical, Sonoran desert bajada vegetation.
The Northern Tucson Basin Survey was conducted by the Arizona State Museum.
Twenty -one archaeological sites have been studied and recorded within the
III -1
RedHawk Specific Plan area. Their significance ranges from no significance to
probable significance.
There are spectacular views onto and off of the site. The Tortolita Mountains are a
dramatic backdrop for the development setting. From the higher ridges on the site,
there are uninterrupted views of the Tucson Basin to the south.
C. EXISTING LAND USE
The RedHawk Specific Plan area, located in the southern Tortolita Mountain
region, has remained undeveloped with only cattle grazing as a use since the 1800's.
The existing land uses on and within 1/4 mile of the site include the remains of a
stone house, the unoccupied Cayton residence and two single - family residences, and
scattered jeep trails. (Exhibit III -5).
Prior to annexation into the Town of Marana on August 2, 1988, the property was
zoned RH (Rural Homestead, 0.24 residences per acre) in Pima County. The
existing County plan, Tortolita Area Plan, adopted September 6, 1977, designates
the area as 'Reserve'. This designation allows for special amenity and development
opportunities, and was to be updated by Pima County in 1987.
Since annexing into Marana last year, plans for the RedHawk Specific Plan have
been to establish zoning through specific planning. Currently the property has no
zoning. If , the Master Developer were to apply for translation of zoning from
Pima County to Marana, the Plan area would most likely be within Marana's Zone
A,B and E.
The Specific Plan area has a variety of uses as designated by the Town of Marana
General Plan adopted in July of 1987, (see Exhibit 111 -6). Planning for the
RedHawk Specific Plan area respects and conforms to the general land use
parameters of the Marana General Plan.
Designated by the General Plan are the following uses:
Zone A:
III -2
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Village Cores
• Neighborhood Commercial/Retail
• Public Services
• Office/Professional
Zone B:
Preferred Development Envelopes
• Intense Residential Development
• Key to Village Core Concept
• Moderate to High Density
Zone C:
Development Envelopes
• Primarily Residential
• Moderate to Low Densities
• Clustering
• Supporting Uses Schools/Parks
Zone D:
Development Sensitive Areas
• Rural in Character (Native)
• Very Low Densities (Clustering)
• Open Space Corridor
• Passive /Active Recreation
• Transfer Densities for Preservation
Zone E:
Transportation Corridor/Mixed Use
• Highly Urbanized Corridor
• Industrial/Business Parks/Distribution
• Optional Residential Opportunities
• Hotels
• Regional Shopping Center
• Optional Commercial Opportunities
Zone I:
III -3
Open Space Corridor
• Santa Cruz River
• Drainageways/Washes
• Land Use Buffers
• Natural Open Space
• Retention/Detention Basins
• Tucson Mountains/Tortolita Mountains
• Trail Systems
• Passive/Active Recreational Opportunities
• Transfer Majority of Residential Densities Out
• Parks
• C.A.P.
• Residential Opportunities Based on Site by Site Evaluation
H.D.Z. and Hydrology Study
Zone J:
Special Opportunities
• Unique Opportunities
• Specialty Development
• State of the Art
• Destination Resorts
• Specific Plan Designated Areas
III-4 ,
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D. TOPOGRAPHY AND SLOPE ANALYSIS
The topography of the Specific Plan site is characteristic of the Tortolita foothills
containing a variety of land forms, see Exhibit III -8. There are the more hilly rock
outcrops in the northern portion of the site to the gently sloping bajada area at the
lower foothills of the Tortolita Mountains.
' The majority of slopes greater than 25% are clustered in the north/northeastern
portion of the Plan area. This is the mouth of Ruelas Canyon with Ruelas Canyon
Wash flowing southwest. This hilly terrain has several peaks and ridges.
There is a small knoll centrally ocated with a sloe greater than 25 %. There are
Y P �
also scattered areas in the southeastern area of the Plan area that have slopes greater
than 15 %. These are minor isolated islands associated with drainage patterns.
' 256.8 acres, or 14 %, of the Plan area contain slopes greater than 25 %. This area is
conserved and is left as open space and/or individually addressed for passive/active
recreational purposes, roadway access, resort setting or as non - usable portions of
I otherwise usable building sites.
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III -7
E. GEOLOGY
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The RedHawk Specific Plan is located in the northern fringe of the Tucson Basin.
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The project boundaries include portions of the lower Tortolita Mountains pediment
and upper bajada. The Ruelas Wash is the largest drainageway traversing the site.
The Tortolita Mountains contain a diversity of rock ages, types, and structures. The ,
Specific Plan site is composed of ' Tortolita Granodiorite', a fine- grained
granodiorite. There are ridges and outcrops of undeformed fine- grained
granodiorite dikes protruding through the Catalina Granite and Precambrian ,
metamorphics.
There are four types of geomorphological surfaces in the project area. They are the '
bedrock surfaces of the Tortolita Mountains, undifferentiated Pleistocene fans,
undifferentiated Holocene fans and active stream courses. The Pleistocene fan
deposits are relatively stable surfaces. The Halocene fan deposit is characterized as
a thin mantle of grus (quartz and feldspar rich course grained sand and gravel)
which overlies the Pleistocene age alluvium below. The larger watercourses carry
an active bed of sand, gravel, and rock that is scoured and redeposited during each '
flow in the channel.
III -8
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F. VEGETATION
The RedHawk Specific Plan area lies in a large tract of undeveloped land within the
Upper Sonoran Desert vegetation community. Such an environment as this supports
wildlife population indicative of the vegetative community. Extensive research
throughout the Southwest by S.W.C.A., an environmental consulting firm, has
shown that wildlife value and the volume of vegetation are directly proportional.
The RedHawk Specific Plan area includes gently sloping bajadas and a network of
riparian areas within the Tortolita Mountains. Ruelas Wash is the largest drainage
in the Specific Plan area. The juxtaposition of these land forms support diverse
assemblages of plants.
PLANT CON[MUN=S
The four major vegetative communities identified within the Plan area are (see
Exhibit III -10):
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ACREAGE
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Foothill Palo Verde
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Riparian
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Ironwood Foothill Palo Verde
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302.6
16.2
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The Foothill Palo Verde co m ni1y is the largest community within the project
area. The dominant plants are:
• Foothill Palo Verde
• Cheesebush
• Whitethorn Acacia
• Chain Fruit Cholla
• Thornbush
• Mesquite
• Desert Hackberry
Cercidium microphyllum
Hymenoclea salsola
Acacia constricta
Opuntia fulgida
Lycium spp.
Proposopis julora
Celtis pallida
III -11
Riparian_ communities include Ruelas Wash, Prospect Wash, and an unnamed wash '
traversing the center of Section 35. These are the best developed riparian
communities within the Specific Plan area. Riparian communities along Ruelas '
Wash have been designated as Class I Habitat by Dr. William Shaw, University of
Arizona, in a 1986 study prepared for the Pima County Department of
Transportation and Flood Control District. Class I Habitats are those providing "... ,
a major extension of riparian habitat from protected areas."
The dominant plants in the riparian community are: I
• Mesquite
Prosopis jul fora
• Desert Hackberry
'
Celtis pallida
• Blue Palo Verde
Cercidium jloridum
• Catclaw Acacia
Acacia greggii
• Cheesebush
'
Hymenoclea salsola
• Thombush
Lycium spp-
• Foothill Palo Verde
Cercidum microphyllum '
• Ironwood
Olneya tesota
• Foothill Palo Verde
• Cheesebush
• Ironwood
• Whitethorn Acacia
• Chain Fruit Cholla
• Mesquite
Cercidium microphyllum
Hymenoclea salsola
Olneya tesota
Acacia constricta '
Opuntia fulgida
Prosopis jul fora
The Ironwood Community is immediately south of Ruelas Wash. Saguaro density '
in the Ironwood habitat is very low, less than one individual per acre. Only two
plants were present in 20 one -tenth acre vegetation sampling plots. '
The dominant plants in the ironwood community include:
• Ironwood
Olyneya tesota
• Cheesebush
Hymenoclea salsola
• Thornbush
Lycium spp.
,
• Desert Hackberry
Celtis pallida
• Foothill Palo Verde
Cercidium microphyllum
• Whitethorn Acacia
Acacia constricta
'
• Mesquite
Prosopis julijlora
• Chain Fruit Cholla
Opuntia fulgida
'
III -12 1
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The Ironwood community is identified as a Class II habitat in the study by Dr.
Shaw, Critical and Sensitive Biological com munities for Ea stern Pima Cou nty .
Class II Habitats are important to wildlife in that they support a diversity of species,
large numbers of individuals and provide critical movement corridors between
wildlife populations. No vertebrate animals are known to be limited to ironwood
stands, though densities of some species, such as the Harris Hawk, appear to be high
where ironwoods are present.
An intensive survey for the Tumamoc Globebeny was conducted on October 28 -31,
1988. Each plant community within the Specific Plan area was sampled and
additional effort was directed in those communities deemed most likely to support
the Tumamoc Globeberry. None were located within the area. There were no
federally protected plant species observed on the property.
Mesquite, Paloverde and Saguaro are typical resources of the Sonoran Desert.
G. SOILS
There are nine different major soil groups on the RedHawk Specific Plan site. Soils
in this area can serve as structural or foundation material for developments.
The major soil properties important in engineering design include:
• permeability
• shear strength
• compaction
• expansion
• drainage
• shrink -swell
The Soils Map (Exhibit III -14) identifies the nine soil types on the project site. The
soil types listed below correspond to the reconnaissance survey prepared by the U.S.
Soil Conservation Service, 1985.
Pinaleno Very Cobble Sandy Loam This soil is formed on fan terraces and low
stream terraces with gentle slopes. It is generally used for rangeland, but it is well
suited for homesites and urban development. There are few limitations to the use of
this soil.
Hayhook- Sonoita omplex This complex occurs on low fan terraces incised by
narrow drainageways. The Hayhook - Sonoita Complex is formed in moderately
III -13
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coarse textured alluvium derived from granite. It is deep and well drained with
moderately rapid permeability.
Cellar - Lehmans Complex. This complex is very gravelly sandy loam and gravelly
sandy loam derived from the Tortolita granodiorite bedrock. The complex is mostly
used for rangeland, but steepness of slopes, rocky surfaces, and areas of rock
outcrop limit access in the area. The main limitations for homesites or urban uses
are the shallow depth to bedrock and steep slopes. Excavation for buildings or
roads will be limited. Construction methods should be considered that minimize
excavation of the bedrock.
Hayhook Sand, Loam, This deep and well drained soil is on fan terraces incised
by drainageways. It is formed in moderately coarse textured alluvium derived
dominantly from granite. Most of this soil type is used for rangeland, homesites and
urban development.
Chimenea Very Graveliy Fine Sandy Loam This unit is found on strongly
sloping pediment footslopes. It formed in moderately coarse textured alluvium
derived from granite. This soil is moderately permeable, runoff is medium and the
hazard of water erosion or soil blowing is slight. Most areas of this unit are used for
rangeland with some areas used for homesite and urban development. The
limitations of this soil type for development is depth to bedrock. Heavy machinery
is needed for leveling or making shallow excavations for utilities.
Palos Verdes - Jaynes Complex This soil complex is on gently sloping erosional
fan terrace remnants. This unit is formed in medium and gravelly textured alluvium
derived dominantly from schist and gneiss. It is shallow and well drained.
Permeability is slow above the hardpan and very slow through the cemented layers.
This unit is used mainly for homesites and other urban developments, including
recreation. The main limitation is depth to hardpan. Erosion and sedimentation can
be controlled by maintaining and enhancing existing vegetation.
Outc rop This unit occurs on steep illslo s and very
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steep mountain slopes. It formed in gravelly alluvium derived dominantly from
granite and gneiss. This soil is very shallow, well drained and is moderately
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permeable. The rock outcrops are exposures of barren rock occurring as ledges,
massive boulder piles and nearly vertical cliffs of gneiss and granite. The main uses
are for rangeland with some areas used for building and recreational purposes. The
main limitation is accessibility due to the steepness of slope, rocky surfaces and
areas of rock outcrop.
Arizo- Riverwash Complex This complex is found on nearly level flood plains
and channel bottoms. Permeability of the soil is very rapid. Runoff is very slow
III -14
except when runoff from higher positions cause flash flooding then erosion is very
high. Most of this area is used for rangeland with some areas used for homesites,
urban development, irrigated farmland and recreational uses. It has also been used
as a source for sand and gravel extraction.
Cellar -Rock Outcrop Complex, This soil type is found on steep hillslopes at the
base of very steep mountains. The Cellar soil is very shallow and somewhat
excessively drained. It formed in gravelly alluvium derived from granite and gneiss.
Permeability of this soil is moderately rapid. Runoff is rapid and the hazard of
water erosion is slight. Rock outcrops are exposures of barren rock occurring as
ledges, massive boulder piles and nearly vertical cliffs of gneiss and granite. This
unit is mainly used for recreational areas with some areas used for building sites and
rangeland. Limitations of this complex are depth to bedrock and slope.
III -15
H. HYDROLOGY AND WATER RESOURCES
The majority of the RedHawk Specific Plan is located in the mountain and foothill
regions of the Tortolita Mountains. Within this area, the watercourses are well
defined, and typically the banks include a variety of riparian vegetation types. For
the most part, storm runoff is contained within these watercourses. Consequently,
the associated 100 -year floodprone areas generally exist as narrow, definable bands.
In addition, the geologic characteristics of the mountain and foothill regions have a
tendency to restrict the size, as well as control the alignment, of these natural
channels. As a result, these watercourses are relatively stable with respect to
erosion and/or lateral migration. A portion of the property within Section 35 is
vulnerable to some alluvial fan type flooding.
The RedHawk Specific Plan area is located between two major canyon washes. By
definition, a major wash is one that conveys in excess of 2000 cfs through any
portion of the Plan area during the 100 -year storm event. In contrast, a minor wash
is defined as one that conveys between 500 cfs and 2000 cfs. Washes or surface
depressions that convey less than 500 cfs are not considered significant drainage
features, except from a design standpoint. The two major washes impacting the
Plan area are the Ruelas Canyon Wash and the Prospect Canyon Wash (see Exhibit
III -17).
The Ruelas Canyon Wash enters the Plan area along a portion of its
extreme northern boundary (Section 24). The 100 -year discharge at this location is
predicted to be approximately 3666 cfs. The wash then exits the Plan area
approximately 6000 feet downstream along a portion of the northern segment of its
eastern boundary. Since very little of the Plan area contributes runoff directly to this
wash, the 100 -year discharge remains unchanged at this location. Within the Plan
area, this wash is well defined. Since the wash is well defined throughout the Plan
area, the 100 -year peak discharge is contained within its banks.
The Prospect Canyon Wash flows across two very small portions of the Plan area.
The wash first enters, and immediately exits, the Plan area in the vicinity of the
southeast corner of Section 25 (Township 11 South, Range 12 East). The 100 -year
discharge at this location is predicted to be approximately 4070 cfs. Although the
wash traverses approximately 1600 feet of the Plan area in a well - defined geologic
section, it does not separate any of the land -use envelopes within Section 25. The
Prospect Canyon Wash then re- enters the Plan area along the eastern boundary of
Section 35, and exits the Plan area a short distance downstream (approximately
1400 ft). At this location, the 100 -year peak discharge is predicted to be
approximately 4070 cfs.
II1 -16 1
The regulatory discharge values for Ruelas Canyon Wash and Prospect Canyon
Wash were determined by previous studies which were approved by the Town of
Marana and the Federal Emergency Management agency (FEMA). The
methodology used to determine the discharge rates is based upon a modified Pima
County method. The methodology is described and documented in a study
conducted by Simons, Li & Associates dated September 5. 1996.
In addition to the features associated with these two major washes, the plan area also
contains several minor washes which are tributaries of the Prospect Canyon Wash
(see Exhibit III -17). The 100 -year peak discharge rates were determined for all
minor washes having a 100 -year discharge rate greater than 100 cfs. The regulatory
peak discharge rates for the small watershed areas should be considered as a
preliminary estimate and may be modified at a later date as a result of more detailed
computations that will be based upon procedural modifications to the Pima County
methodology which have been previously accepted for the major washes. Within the
boundary of the Plan area, the watersheds associated with five of these minor
washes generate in excess of 500 cfs during the 100 -year flood. The 100 -year peak
discharges of the respective washes as they exit the Plan area are predicted to be
approximately 2060 cfs, 617cfs, 1112 cfs, 860 cfs, and 810 cfs.
The first four of these five washes are located in the foothill regions, where their
sections are well defined, and contain their respective 100 -year peak discharges.
However, the fifth wash (South of Moore Road) is located within the alluvial fan
region, and therefore does not convey its runoff in a well - defined section. As a
result, its 100 -year peak discharge is not contained, and spreads across the fan as
shallow sheet flow.
Those minor washes that generate in excess of 1000 cfs possess natural
characteristics or features that could be enhanced with various vegetation types, or
molded to create a riparian environment that would complement the urban
environment. However, for the most part, these characteristics are limited to the
extreme downstream reaches. Typically the upstream reaches under natural
YP Y P 9
conditions, do not generate sufficient runoff to support vital riparian communities.
This condition also applies to those washes that convey less that 1000 cfs, and those
watersheds that either lack defined channel sections or are incapable of generating in
excess of 500 cfs. For the most part, a significant portion of the area located
adjacent to the western boundary, from the Ruelas Canyon Wash south to Tangerine
Road, falls within this latter category (i.e. washes lack definition and do not
generate in excess of 500 cfs). These areas are subject to shallow sheet flows which
are characteristic of alluvial fans.
III -17
1
I. WILDLIFE
The principal wildlife resources of the Plan area are located within the primary
riparian community, see Exhibit III -21. The primary riparian communities, such as
along Ruelas Canyon Wash, designated as a Class I Habitat, as mapped by Dr.
William Shaw, University of Arizona, in a 1986 study, are important to migrant
species. In the southwest desert areas, the riparian habitats are resting and feeding
grounds for migratory birds on their long flights between wintering grounds and
breeding areas.
The primary riparian areas also creates corridors for wildlife travel between reserves
of public lands through more urbanized and developed areas. The Class I Habitats
are continuous linkages from public preserves. Class II Habitats are drainageway
portions that are fragmented, providing no link to public preserves.
J. ARCHAEOLOGY
In recent years, the northern Tucson Basin has become one of the most intensively
studied archaeological regions in the southwestern United States. A number of
research projects have focused on the area in and around the RedHawk. The largest
of these, and the one of the greatest relevance for management planning, is the
Northern Tucson Basin Survey (NTBS) carried out by the Arizona State Museum
under the direction of Paul Fish, Suzanne Fish, and John Madsen. A summary of
this and other work in the general project area is provided in an overview document
produced by Henry Wallace of the Institute for American Research (Wallace 1987).
The NTBS systematically surveyed the entire CottonWood Properties, an area
almost three times the size of this Specific Plan area. The survey recorded a total of
45 archaeological sites ranging in age from about 6,000 to 8,000 years old up
through the 1940's. Recording consisted of completing Arizona State Museum site
forms for each site, which include information on the location and natural setting of
the site and a sketch map of all major cultural features present. A systematic surface
collection of artifacts was also made as part of this survey.
Of the forty-five recorded sites within the entire archeological survey, twenty -one
sites are within the RedHawk Specific Plan area. Based on artifacts and features
observed on the surface, four site classes can be defined (See Appendix): (1)
prehistoric artifact scatters with no surface features; (2) prehistoric artifact scatters
with surface features; (3) Hohokam habitation sites; (4) historic sites.
III -l8
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The prehistoric sites contain a wide variety of artifacts, including numerous types of
pottery shards, chipped stone tools, and ground stone tools. Surface features present
consist mainly of petroglyphs and bedrock exposures showing evidence of wear
from grinding (bedrock mortars, slicks, and cupules). With the possible exception
of AZ AA:12:188, all of the prehistoric sites within the Specific Plan area appear to
have been occupied on a seasonal, or semi - permanent, basis.
Little is known about the two historic sites that fall within the Specific Plan area.
The T- Bench -Bar Ranch site (AZ AA:12:236), located on the northern boundary,
has a historic component that may date to the early part of the century. The site
consists of the foundation stones of a three- walled structure in association with
probable early 20th century trash deposits. The function of the site is unclear at the
present time. The Cayton Ranch House (AZ AA:12:196) is located on top of a
knoll at the mouth of Ruelas Canyon. The house is a two-room structure made out
of local granite boulders. Current evidence indicates it was constructed in the late
1970's.
Based on the results of the NIBS and the recommendations of the overview
document, the archaeological significance of the 21 sites with respect to current
antiquity guidelines has been evaluated, See Appendix. Although none of the sites
are considered of such significance to warrant preservation in place, the prehistoric
sites are important as a group for the information they contain on long -term
adaptation to an upland environment. Thus, if they are to be impacted by future
development plans, most will require some form of additional work (see Appendix).
The significance of the historic sites is less clear. AZ AA:12:196 ( Cayton Ranch
House) appears to be too recent to merit further consideration; AZ AA:12:236 (T-
Bench-Bar Ranch Site) may be archaeologically significant but will require further
testing to determine this.
Guidelines to be followed in managing the cultural resources within the Specific
Plan area are outlined in the Appendix.
1
III -21
1
K. EXISTING FEATURES/PUBLIC SERVICES
Due to the project's proximity to the metropolitan Tucson area and its frontage along
Tangerine Road, most public services are available at or within reasonable distance
of this site. The area to the north and west of this property is owned by the State
Land Trust and is not currently available for development. The land to the south
and east is predominantly privately owned and several parcels are currently being
planned for development. Proposed and recently zoned land uses include residential
uses of varying densities, offices and a regional mall (Exhibit III -24).
Schools and Recreation
The Specific Plan area is within the Marana School district with no schools existing
or currently planned within a one mile radius of the site.
The schools within the vicinity and currently serving the area are as follows:
DeGrazia Elementary School
5051 W. Overton Road
Tortolita Middle School
4101 W. Hardy Road
Mountain View High School
3901 W. Linda Vista Road
Fire Services
Northwest Fire Department provide service to this property. Currently, the fire
station closest to this project is located at Thornydale and Cromwell Roads (Exhibit
III -25).
Transportation
The major transportation corridors in this area are impacted both by Pima County
and the Town of Marana. There is generally agreement between the two, although
some differences regarding future corridors do exist. The two primary corridors
which are proposed to serve this area are Tangerine Road and Thornydale Road.
These will both eventually be limited - access, high volume roadways. Also serving
this area are Tortolita Road and, to a lesser degree, Camino de Oeste. The primary
difference in the proposed transportation plans is the future of Camino de Manana.
III -22
1
Pima County anticipates that this road will be a rural street providing access only to
the adjacent properties south of Tangerine Road. On the other hand, Marana's
General Plan has proposed that it be upgraded in significance to form a portion of an
outer loop. The Specific Plan follows the concept of the Marana General Plan
(Exhibit III -25).
Access to this site exists currently at the intersection of Tortolita and Tangerine
Roads as well as from the one mile projection of Thomydale Road north of
Tangerine Road.
Sewer
Sewer service will be provided in accordance with the approved agreement between
the developer and Pima County which calls for the construction of a new sewer line
from Tangerine Road, along Camino de Oeste, to 750 feet south of Cortaro Farms
Road (Exhibit III -25 and III -26).
Water
The City of Tucson has entered into an agreement with the developer to provide
water to this site. Potable water supply lines exist approximately one -half mile west
of La Cholla Boulevard and just north of Naranja Road (Exhibit III -25 and III -26).
Reclaimed Water
The City of Tucson has entered into an agreement to provide reclaimed water to this
project (Exhibit III -26).
Private Utilities
Electricity, telecommunications, and cable television services will be extended into
this area at the time service is necessary through agreements with the individual
utilities.
Electric service will be provided by Trico Electric, a locally owned cooperative.
Natural gas service may be provided by Southwest Gas, telephone service by U.S.
West Communications, and Cable service by an undetermined vendor (Exhibit III -
25a).
III -23
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IV. DEVELOPMENT PLAN
A. PURPOSE AND INTENT
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The RedHawk Specific Plan area is a planned community designed to provide
opportunities for a destination resort, a variety of housing types, commercial use,
campus park industrial and community facilities. This section contains a
description of the goals, objectives and policies of the plan combined with various
Plan components. These components provide the rationale for the development
regulations found in Section V.
The project development plan is the result of thorough site analysis and research.
As a result of this, the plan resolves, as much as possible, development related
issues, in the form of proposed physical improvements, guidelines for future
development, technical information and regulations.
In recognizing the major development issues, the landowners objectives and Town
requirements, a set of development plan goals have been established as follows:
1. Implement the goals, objectives and policies of the Town of Marana
General Plan;
2. Provide a balanced range of land uses, anticipating current and future
demands with a range of opportunities;
3. Provide a community character offering residents an environment
featuring open space, recreational uses, educational facilities and a
mix of housing opportunities;
1
4. Preserve and enhance the integrity of significant landform features;
5. Provide for a gradual transition from cattle grazing/ranching to
development;
6. Provide backbone infrastructure systems and public facilities to
support development in an efficient and timely manner;
IV -1
7. Provide a development phasing plan which is a general and logical
estimate of how development will occur;
8. Provide an annual monitoring report for the Specific Plan to monitor
project and regional growth;
9. Process and adopt the Specific Plan to provide a precise
understanding of development and future growth for the property;
and
10. Provide the framework for the management and administration of
this Specific Plan.
IV -2
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B. GOALS, OBJECTIVES AND POLICIES
The RedHawk Specific Plan contains goals, objectives and policies that are
generally in agreement with those outlined in the Town of Marana General Plan.
The General Plan goals that correspond to the RedHawk Specific Plan are listed
below. Specific plan objectives are then stated to implement the goals.
o URBAN FORM AND PATTERN GOAL
"Insure the character of a small town through the development of quality
neighborhoods and balanced land uses"
The RedHawk Specific Plan provides residential homes in various sizes
along with additional commercial, campus park industrial, resorts and office
uses which will benefit the entire area. It also provides guidelines to
promote a level of design quality.
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o LAND USE GOAL
"To develop a zonal land use pattern which meets the basic needs of
Marana residents for essential services, working and living environments
and areas for pursuit of leisure time activities and the economic benefit of
all. "
The RedHawk Specific Plan provides a balanced, self-sufficient
autonomous community with a full range of residential product types,
commercial, office and recreational uses. Job opportunities are provided
which will reduce long distance commuting and associated air quality
impacts.
o CIRCULATION GOAL
"To develop a town -wide hierarchy of major streets, routes, trails and
pedestrian ways to ensure transportation for a multi -modal community. "
The Circulation Plan in the RedHawk Specific Plan is designed to utilize
existing circulation routes and provide additional circulation components
and/or improvements where necessary.
IV -3
o OPEN SPACE GOAL
"Establish a network of properties throughout the Marana community to
preserve open space.
Open space is preserved in the RedHawk Specific Plan to provide for both
regional and local scales.
o CONSERVATION GOAL"
"To foster the beneficial preservation and/or use of natural resources, water
resources, air quality, wildlife areas, cultural sites (archaeological and
recent historical) and undeveloped lands while being sensitive to future
needs. "
Site resources have been respected and utilized within this Specific Plan as
community amenities.
o SURFACE WATER GOAL
"To develop a comprehensive approach to control drainage and utilize it as
a multiple -use amenity, and to manage the community's water rights. "
Major watercourses are generally left in their natural state. Modified
watercourses will be treated with a "naturalistic" design approach and will
be re- vegetated with appropriate riparian plant materials. Trails and passive
recreational uses are incorporated within many watercourses on site.
o RECREATION GOAL
"To create a diverse recreation network throughout the community
available to all citizens. "
The RedHawk Specific Plan provides a trail system of which a portion is
available for public use. Both active and passive recreational opportunities
are incorporated within the plan.
o HOUSING GOAL
"To encourage development of housing to meet the needs of existing and
future Marana residents. "
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The RedHawk Specific Plan provides a mix of housing types, a range of
locations and prices based on market demand.
o POPULATION GOAL
"To provide for a population appropriate to the Sphere of Influence of the
Town of Marana. "
The RedHawk Specific Plan provides a land use and mix appropriate for the
population expected within the Sphere of Influence.
o ECONOMIC DEVELOPMENT GOAL
"To identify a logical strategy for economic development in the Town of
Marana. "
The RedHawk Specific Plan will create an increase in Marana's economic
development with a destination resort, commercial, office and business uses.
These will provide both needed jobs and revenue to the Town.
o EMPLOYMENT GOAL
"To support the development of an economy that meets the employment
needs and increases the disposable income of existing and future residents. "
The RedHawk Specific Plan will create increases in available jobs for
existing and future residents via a destination resort, commercial, campus
park industrial, office, business uses and construction.
o PUBLIC AND PRIVATE PAR7NERSHIP GOAL
"Foster responsive public /private partnership to meet the economic and
development needs of Marana business and residents. "
The RedHawk Specific Plan implements the public /private partnership
concept to meet economic needs and to foster quality development for the
Town.
1 o PUBLIC SERVICES AND FACILITIES GOAL
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IV -5
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"To provide basic utility, public health and safety services for a balanced
community. "
The RedHawk Specific Plan provides for the basic public services and
facilities necessary for a balanced development
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C. LAND USE PLAN
The RedHawk Specific Plan is depicted in Exhibit N -lA & 1B. It
encompasses5567.9 acres and is divided into eighty four (84) planning areas, open
space (1720.2 acres) and rights -of -way. Each planning area contains the intended
land use. The acreage of the planning units includes land devoted to internal local
streets and collectors, but does not include acreage within adjacent arterials. The
proposed use allocation is summarized in Table 1 -Land use summary.. Final
'
acreages will be determined at time of final platting.
The design of the project presents the area as a planned community. All land uses
are integrated regarding circulation, infrastructure, aesthetic and visual setting,
development setting, development standards and guidelines. The proposed
residential uses have been designed to provide a broad range of housing types
meeting current and future housing needs. Housing types range from estate lots
to multi- family apartments.
The commercial areas will serve local commercial/business needs of the planned
community as well as the requirements of the immediate and regional area. The
commercial areas are located strategically along major roadway access.
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IV -7
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TABLE I - LAND USE PLAN SUMMARY
REDHAWK SPECIFIC PLAN
A1:f. 5:..:: .
1 MUC 24.7
2 MUC 26.1
3 MUC 43.5
4 MUC 42.1
5 MUC 36.0 -
6 MDR 13.7 12 -15
7 MLDR 31.7 4-8 134268 6.9 232
7a MLDR 7.3 4-8 22-44 6.9 40
8 MLDR 73.0 4-8 320-640 6 489
9 MLDR 58.4 4-8 240 -480 5.8 350
10 MLDR 53.3 4-8 287 -575 4.4 320
11
12 MLDR 66.6 4-8 266 -532 5.7 385
13 VC/MDR 30.6 12 -15 367 -459 12.1 372
14 VC 34.4
15 VC 36.0
16 VC 23.6 - -
17 VC/MDR 29.8 12 -15 357-447 11.9 356
18 LDR 36.7 2-4 73 -146 2.8 105
19 MLDR 32.2 4-8 128 -257 5.8 187
20 MLDR 24.0 4-8 96 -192 5.9 142
21 MUC 13.5
22 MLDR 11.0 4-8 44-88 6 66 ,
23 RIE 78.0
24 MLDR 14.6 4-8 58-116 6 87
25 LDR 8.3 24 11-22 3 16
26 LDR 9.1 2-4 18-36 3 27
27 LDR 8.8 2-4 23-47 3 35
28 LDR 22.4 2-4 45-90 3 67
291 LDR 30.9 2-4 61 -123 2.7 86
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TABLEI
LAND USE PLAN SUMMARY
AMENDMENT -4
RUELAS CANYON AREA
44 E 695.0 0.2-1 150 -300 0.4 250
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IV -9
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47 -95
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23-45
3
34
34
LDR
19.5
2-4
39-78
3
59
35
LDR
10.8
2-4
21 -43
3
32
36
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37
LDR
57.1
2-4
114 -228
3
171
38
LDR
44.2
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88-177
3
133
39
MLDR
38.4
4-8
153.6 -307
6
230
40
MLDR
103.6
2-4
207-514
3
310
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2 -8
0.4
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42
MDR
9.9
12 -15
119 -148
13.5
133
43
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42
0.2-1
8-42
0.6
25
AMENDMENT -4
RUELAS CANYON AREA
44 E 695.0 0.2-1 150 -300 0.4 250
1
IV -9
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TABLE I - LAND USE PLAN SUMMARY
Open Space/Drainage 1720.2 ac.
REDHAWK SPECIFIC PLAN
Internal R.O.W.s 117.4 ac.
NOTES: Maximum dwelling units = 13,362
Resort/hotel rooms = 1,600
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BAJADA AREA
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MLDR
162.58
4.8
650 -1300
6
975
2
LDR
103.66
2-4
207 -414
3
310
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117.94
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4-8
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318
6
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MUC
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MDR
30.94
12 -15
372 -465
13.5
419
9
MLDR
95.67
4-8
383 -765
6
574
10
MLDR
138.63
4-8
555 -1109
6
832
11
MDR
26.03
12 -15
312 -390
13.5
351
12
MDR
41.27
12 -15
495 -619
13.5
557
13
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36.92
2-4
74-148
3
111
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77.73
0.2 -1
16.78
0.6
47
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MLDR
128.78
4-8
515 -1030
6
773
16
MLDR
120.62
4-8
482 -965
6
724
17
MDR
91.51
12 -15
1098 -1373
13.5
1235
18
LDR
54.82
2-4
110 -219
3
164
19
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61.39
20
LDR
98.42
2-4
197 -394
3
295
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MUC
23.98
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MUC
26.56
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MLDR
29.53
4-8
118 -236
6
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24
LDR
68.15
2-4
136 -273
3
204
25
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76.24
0.2 -1
15-76
0.6
46
26
MDR
37.69
12 -15
452 -565
13.5
509
Open Space/Drainage 1720.2 ac.
External R.O.W.s 87 ac.
Internal R.O.W.s 117.4 ac.
NOTES: Maximum dwelling units = 13,362
Resort/hotel rooms = 1,600
VC = Village Core MUC
= Mixed Use Commercial
E = Estate Residential LDR
= Low Density
MLDR = Medium -Low Density Residential MDR
= Medium Density Residential
SC = Speciality Commercial R
= Resort
* Target dwelling units for the Planning areas are for estimating purposes only. The total Maximum dwelling units will
determine the actual units built for the entire specific plan area.
IV -10 I
REDHAWK SPECIFIC PLAN
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D. CIRCULATION CONCEPT PLAN
The RedHawk Specific Plan establishes points of access to the site as well as the
' configuration, capacity, and design standards for roadways which will be
constructed within the project. It is based on an analysis of the future traffic needs
of all land uses to be located within the property. All roadways within the project
boundary will be public and will be dedicated to and maintained by the Town of
Marana or other appropriate jurisdictionstdistricts unless designated as private roads
in the subdivision approval process. The roadway corridors and their access to
future phases are depicted on the Circulation Concept Plan. (Exhibits IV -2A, 2B, 2C
& 2D).
1
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Access to the site from the general Tucson community will come from generally
three separate directions: west on Tangerine Road from First Avenue or La Cholla,
east on Tangerine Road from Interstate 10, and north on Thomydale to Tangerine
Road or continuing north on the Thomydale Extension to RedHawk Boulevard. All
of these routes have been previously dedicated to Pima County and are fully paved
with the exception of the Thomydale Extension north of Moore Road. Public
improvements to Tangerine and Thomydale Roads are being planned by other
parties, immediately for Thomydale Road south of Cortaro Farms, in the future for
the Thomydale Road corridor north of Cortaro Fames and for Tangerine Road.
Improvements to any of these roadways are not necessary for access to this site.
Pima Association of Governments' information indicates that currently, eastbound
and westbound Tangerine Road has an ADT of approximately 900 vehicles and
Thomydale Road south of Tangerine has an ADT of approximately 1,000. Based
on a level of service D, which is adequate for short periods of time, a two lane
roadway, such as Tangerine and Thomydale Roads have a maximum ADT capacity
of 13,000. At such time as the roadways are improved to a four -lane divided
roadway, the service volume increases to approximately 36,000. Further, Tangerine
Road will be constructed as a limited access roadway by other parties which will
cause it to operate more efficiently than a normal four -lane divided roadway
resulting in an even higher capacity.
The Moore Road right -of -way, a part of the Marana General Plan, will provide an
option for both this Specific Plan and other developments in the area to access
north/south collectors and feed into Tangerine Road.
IV -13
1
IV -14
Any additional Moore Road rights -of -way, (entirely in Section 26 and 1/2 R.O.W.
along Section 25) will be dedicated, if requested by the Town, at the time of final
plat approval.
Along Tangerine Road, the current ADOT planning study indicates that both
Thornydale Road and Tortolita Road intersections will be improved, as future
demand warrants, to create grade - separated interchanges.
The location of the intersection of Tortolita and Tangerine Roads comply with the
Town of Marana General Plan. The access to a destination resort along this road is
key to it's overall image and success. Aesthetic control of the progression to the
resort is a requirement of the resort user.
This project is designed to circulate traffic primarily within itself in conformance
with sound land use planning, topography, and the natural drainage features of the
land. The Circulation Plan (Exhibit IV -2A & 2B) shows access to adjacent parcels
via existing rights -of -way or on -site circulation and consequently, poses no
problems for the adjacent land owners.
Access to the individual properties within the site is provided by means of a
roadway system consisting of an entrance road (1,100 feet west of RedHawk
Boulevard), RedHawk Boulevard and the Thomydale Extension. The entrance
road and Thornydale Extension tie into the RedHawk Boulevard which continues to
the north and then west into the additionalMaster Developer holdings.
Based on the traffic analysis, prepared by Greiner, Inc., RedHawk Boulevard and
Thornydale Road, will be able to handle the traffic needs of the development. The
developer's sole contribution and responsibility for this project will be the
dedication of the R.O.W. and the construction of the two -lane rural cross section.
Construction of two -lane rural roadways will be adequate for this project. The
traffic analysis is included within the RedHawk Specific Plan, Appendix H and the
Technical Supplement (a separate document).
Ruelas Canyon Road, High Pass Road, the entrance road and access through
Section 25, (which serves as collectors to the residential and commercial facilities)
will have ultimate cross - sections consisting of a two -lane roadway. Of the 200 foot
circulation corridors, 150 feet will be designated as public right -of -way, the
remaining 50 feet, will be designated as private property restricted for buffers,
landscape, drainage, trails, master parking, utilities and related uses. Individual
property owners will be required through deed restrictions to maintain that privately
held 50 feet (25 feet per side of the 150' public right -of -way). Provisions for bicycle
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travel will be made throughout the community but may not all be included within
1 the public portion of the circulation corridor.
It is the intent of the Master Developer to create a Community Facilities District to
1 construct and maintain the roadway system throughout the plan area. In the event a
district is not formed, the Master Developer will dedicate the roadway system to the
Town at a time mutually agreed upon.
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E. DRAINAGE CONCEPT PLAN
PROJECT CONDITIONS:
General
The specific plan for this property proposes that the major washes be left largely in a
natural condition. Portions of the floodplain areas for Ruelas Canyon Wash and
Prospect Canyon Wash may be reserved for recreational use opportunities. The
sites which are proposed for reserved recreational uses are along the floodplain
fringe or where overbank flood inundation is shallow and infrequent. A typical
cross section of the major wash treatments proposed for this project is shown on
Exhibit IV -3C & 3D of the specific plan (enhanced natural major wash).
Foothills Alluvial Sheetflow Area
The foothills alluvial sheetflow area which extends through portions of Section 35
will require channelization in order to control the runoff which effects this area.
The approach to facilitating development within this sheetflow area proposes
establishing a constructed drainageway along the primary natural wash alignment.
Stabilized banks will be constructed along the borders of this drainageway, and
vegetation within the channel will remain undisturbed wherever possible. Minor
grading of the channel bottom area may occur to facilitate lowering of the water
surface elevations. A typical cross section of the proposed drainageway for the
foothills alluvial sheetflow area is shown of Exhibit IV -3C & 3D of the specific plan
( sheetflow conveyor channel).
Foothills Collector Channels
The washes which have been termed foothills collector channels exist within the
area east of Ruelas Canyon Wash. These channels are generally well entrenched
and have defined channel banks and floodplain limits. Several of these washes have
been designated to remain natural and will function to collect and convey runoff
from the Tortolita Mountains and from portions of the development. Identified
split -flow locations will be eliminated via minor modifications such as localized
channelization or fill to create an embankment. Development will occur up to the
floodplain fringe with appropriate setbacks and/or bank stabilization used to protect
against erosion.
1 �.
IV -19
Subdivision Runoff
Runoff from urbanized areas will be conveyed within the streets to the extent
allowed under Town of Marana development standards. Points of outfall for street
drainage could be the existing major or minor watercourses, constructed
drainageways, golf course fairways, or detention/retention basins. The primary
approach will be to utilize streets and constructed drainageways to convey runoff to
retention/detention facilities. This way, the increased runoff associated with
development activities can be controlled and released in a manner consistent with
the Town of Marana retention/ detention standards. Additionally, it will minimize
the release of clear water urban runoff to natural channels which could initiate
degradation. Cross sections of the subdivision drainageways are given on Exhibit
IV -3C & 3D (subdivision drainageway /convey channel/collector channel).
Retention/Detention
Onsite retention/detention will be implemented as required to fulfill Town of
Marana retention/detention criteria. Several alternative approaches to compliance
with these requirements will be used. The primary approach will focus on
utilization of local and sub- regional facilities that will be constructed in conjunction
with each individual development area. Retention/detention basins will be created
within golf course areas and other recreational sites wherever possible to fulfill all
or part of the subdivision retention/detention requirements and to take advantage of
multi-use opportunities. Online retention/detention will generally be avoided to
prevent disruption of sediment transport characteristics of the natural wash. The
only location where online detention/retention may occur is at major road crossings.
RUELAS CANYON SITE:
Project Conditions
The specific plan for this property proposes that all washes be left in a natural
condition. The only location where modifications to the drainageways will occur is
at roadway crossings. The land use densities proposed under this specific plan do
not require construction of any additional drainage improvements. Banks of the
washes consist of boulders and rock outcrops which will facilitate a reduction in the
erosion hazard setback requirements. Onsite retention/detention for development
within The Canyons area is not required for the proposed land use densities.
BAJADA SITE:
PROJECT CONDITIONS
General
IV -20
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1
The specific plan for this property proposes that the major washes be left largely in a
natural condition along those segments upstream of the fan apex. Portions of the
floodplain area for Ruelas Canyon Wash, Wild Burro Wash, and Cochie Canyon
Wash will be reserved for recreational use opportunities. The sites which are
proposed for reserved recreational uses are along the floodplain fringe or where
overbank flood inundation is shallow and infrequent. The proposed recreational use
areas are outlined on Exhibit IV -3B of this specific plan.
Ruelas Canyon Wash
The natural floodplain area for Ruelas Canyon Wash crosses the south boundary of
Section 21. The fan apex is located just upstream of the project site, so the portions
of the property which are within the Ruelas Canyon Wash floodplain boundaries
can be considered to be subject to alluvial fan flooding. As such, the floodplain
boundary could be subject to change during future floods. To prevent this, a
stabilized embankment may be constructed along the floodplain fringe to prevent
future shifting of the floodplain boundary. The specific approach and materials
utilized to create a fixed floodplain boundary will be based upon the adjoining land
use on the Red Hawk LLC property. A typical cross section of the major wash
treatments proposed for this project is shown on Exhibit IV -3C & 3D of this
specific plan (Enhanced Natural Major Wash).
Wild Burro Wash
The reach of Wild Burro Wash through the project is just above the fan apex, and
the floodplain boundaries follow well defined geologic boundaries. The width of
the natural floodplain varies from about 400 feet near the north end of the project to
between 800 and 1000 feet for the southerly portions of the property. There are
several overbank areas within the floodplain boundaries which are only subject to
shallow and infrequent flood inundation. These sites are appropriate for recreational
uses and have been designated for this purpose. These areas may be removed from
the existing floodplain by grading or protective measures such as a rock riprap -lined
embankment. Removal of these areas from the flow conveyance area will have
minim impact upon flow depth and velocity. The sand bed channel areas will
remain in a natural condition for conveyance of water and sediments. Areas of
development adjoining the natural floodplain boundaries will be protected from the
threat of erosion via implementation of adequate setback measures or by bank
stabilization.
Cochie Canyon Wash
The fan apex for Cochie Canyon Wash is located just upstream of the project
boundary. Alluvial fan flooding associated with flows from Cochie Canyon Wash
affect approximately 60 acres of the project site. The proposed approach to
IV -21
1
development within the overbank floodplain area of Cochie Canyon Wash is to
establish a 300 -foot to 400 -foot wide drainageway along the natural wash
alignment. Overbank areas adjoining this natural drainageway will be reclaimed by
construction of stabilized embani ments adjoining he
g drainageway borders. The
channel and vegetation within the drainageway borders will remain natural. A
typical cross section of the alternative approach which will be utilized for
channelization of Cochie Canyon Wash is given on Exhibit IV -3C & 3D of this
specific plan (Enhanced Natural Major Wash).
Foothills Alluvial Sheetflow Area/Un -named Wash
The foothills alluvial sheetflow area (Un -named Wash) which extends through
portions of Sections 15, 16, and 21 will require channelization in order to control they
runoff which affects this area. The approach to facilitating development within the
sheetflow area proposes establishing a 100 -foot to 300 -foot wide drainageway along
the primary natural wash alignment. Stabilized banks will be constructed along the
borders of this drainageway but vegetation within the channel will largely remain
undisturbed. Minor grading of the channel bottom area may occur to facilitate
lowering of the water surface elevations. A typical cross section of the proposed
drainageway for the foothills alluvial sheetflow area is shown on Exhibit IV- 3C &
3D of this specific plan (Enhanced Natural Major Wash).
Foothills Collector Channels
The washes which have been termed foothills collector channels exist within the
area extending about 1 mile west of Wild Burro Wash. These channels are
generally well entrenched and have defined channel banks and floodplain limits.
Several of these washes have been designated to remain natural and will function to
collect and convey runoff from the Tortolita Mountains and from portions of the
development. Identified split flow locations will be eliminated via minor
modifications such as localized channelization or fill to create an embankment.
Development will occur up to the floodplain fringe with appropriate setbacks or
bank stabilization used to protect against erosion.
Subdivision Runoff
Runoff from urbanized areas will be conveyed within the streets to the extent
allowed under Town of Marana development standards. Points of outfall for street
drainage could be the existing major or minor watercourses, constructed
drainageways, golf course fairways, or detention/retention basins. The primary
approach will be to utilize streets and constructed drainageways to convey runoff to
retention/detention facilities. This way, the increased runoff associated with
development activities can be controlled and released in a manner consistent with
the Town of Marana retention/detention standards. Additionally, it will minimi
the release of clear water urban runoff to natural channels which could initiate
IV -22 I
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degradation. Cross sections of the subdivision drainageways are given on Exhibit
IV -3C & 3D (Subdivision Drainageway /Conveyor Channel/ Collector Channel).
Retention/Detention
Onsite retention /detention will be implemented as required to fulfill Town of
Marana retention/detention criteria. Several alternative approaches to compliance
with these requirements will be used. The primary approach will focus on
utilization of local and sub - regional facilities that will be constructed in conjunction
with each individual development area. Retention/detention basins will be created
within golf course areas and other recreational sites wherever possible to fulfil all or
part of the subdivision retention/detention requirements and to take advantage of
multi -use opportunities. Online retention/detention will generally be avoided to
prevent disruption of sediment transport characteristics of the natural washes. The
only location where online detention/retention may occur is at major road crossings.
1
IV -23
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F. PUBLIC FACILITIES PLAN
Publicly owned facilities which impact this site include potable water, sewage,
reclaimed effluent for golf course and general landscaping. All of the required
public utilities are either currently available or will be extended to serve this
property.
Water
Water for this project will be provided from the existing City of Tucson water
supply system. The existing water supply and storage system was funded and
constructed by the RedHawk ro'ect. This constructed system starts at the
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15,000,000 gallon Sumpter "A" Zone reservoir and has extended a series of 24" and
16" lines through the RedHawk property to near the eastern edge of this project.
The system is approved and is under construction and is substantially complete.
This system has been oversized and has the delivery capacity adequate to service in
excess of 9,000 dwelling unit equivalents. It is expected that this excess capacity
will be generously adequate to service this project.
Onside distribution will be installed generally within public right -of -way where
feasible and planning, design and construction will be in accordance with Town of
Marina and Tucson Water Standards and Specifications and other applicable agency
and special district guidelines.
Sewage
This project site lies within a drainage basin which flows south and west towards
Interstate 10 and its intersection with Tangerine Road. Currently no infrastructure
for either conveyance or treatment exists in this general downstream vicinity.
However, discussion with both the Town of Marana and with Pima County
Wastewater indicate that both believe they can provide readily accessible
connection points and treatment capacity from this area in the near future In
addition, the existing system constructed for the RedHawk project is projected to
potentially contain excess conveyance capacity. As a result, the long -term solution
for providing outfall gravity conveyance is somewhat unclear as to the appropriate
solution, however, the most economically viable solution will be implemented at the
time of need. The short-term temporary solution may involve excess capacity in the
existing system or the location of a treatment facility on -site or nearby. The actual
IV -27
1
final solution for the conveyance and treatment will be dependent on a sewer basin
master plan that will be prepared and approved through the Town of Marana and
appropriate agencies prior to preliminary plat approvals. This solution allows for
Phased implementation, temporary solutions and for downstream infrastructure to
be established.
There are existing public sanitary sewers in RedHawk Boulevard that flow to an
existing public wastewater pumping system (WWPS) that is located on Tangerine
Road one quarter mile west of Redhawk Boulevard. The portion of RedHawk that is
upgradient of this existing WWPS can be served by gravity sewers that extend to
this pumping facility. This facility pumps the sewage one and a quarter mile east to
a gravity trunk sewer in Camino De Oeste. This portion of RedHawk has a sewer
service agreement with pima County Wastewater Management (PCWWM).
The Bajada portion of the project lies downgradient and west of the noted Tangerine
Road WWPS. Based on the current status of existing area infrastructure, pCWM has
indicated that the Bajada portion is to be served by extending a gravity sewer line
southerly from the western portion of the Bajada. This offsite sewer extension will
extend under I -10, the railroad tracks and the Santa Cruz River. It will include
approximately five miles of the offsite line. Portions of the noted new offsite sewer
will also facilitate future relief (by others) of the Tangerine Road WWPS. PCWWM
will require a sewer service agreement, under which the developer will design and
construct the required offsite gravity sewer (to Continental Ranch Regional
WWPS), before more than 100 homes can be authorized for the issuance of building
permits within a part of Bajada project that is not tributary by gravity to the
Tangerine Road WWPS. .,.
Reclaimed Water
Because of an agreement between the City of Tucson and Pima County, the former
is the purveyor of reclaimed water for the Tucson Basin. Resolution No. 14610
adopted by the Mayor and Council on September 19, 1988, states that the City of
Tucson will provide a source of reclaimed water one quarter mile south of
Tangerine Road along the Thornydale Road alignment.
The RedHawk project has connected to this source and is in the process of
substantially completing a 16" lines to the vicinity of the eastern edge of this
project. This delivery system is capable of irrigating four golf courses, each
containing 90 acres of turf, 30 acres of rough and a 2 -1/2 acre storage pond. The
anticipated water consumption for all four (4) courses, which includes the Red
Hawk course under construction at this time, will approach 3.5 million gallons per
day at peak demand. The City of Tucson is supplying pump pressure of this water
volume to the 2950 elevation. Distribution from this discharge location will be by
1
both gravity and pumping systems in accordance with both Town of Marana and
City of Tucson standards and requirements.
Private Utilities
Electricity, natural gas, telecommunications and cable TV will be extended to this
site through contractual arrangements between the developer and the specific private
utility companies.
Electric service will be provided by Trico Electric, a locally owned cooperative.
Natural gas service may be provided by Southwest Gas, telephone service by U.S.
West Communications, and Cable service by an undetermined vendor. (See
Appendix).
Private utilities will be placed within roadways, above ground or underground
(where feasible), designed and installed in accordance with utility company
standards.
MM
1
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G. GRADING CONCEPT PLAN
This project consists of predominantly three types of topographic characteristics
which will require three different grading approaches. The three different land
forms are; 1) the uniformly sloped areas; 2) the rolling foothill areas and; 3) the
rugged foothill areas.
The majority of the earthwork on this site will occur on the relatively uniformly
sloped areas south of the foothills of the Tortolita Mountains. This area has a
natural slope from the northeast to southwest of about four percent. Grading will
occur during the development of each individual parcel. Detailed grading plans
will be prepared for review by the Town at the platting stage. Earthwork
performed in this area will attempt to balance cut and fill for each parcel and will
be contoured to blend with the undisturbed portions of this site and with existing
off -site features. The unshaded portions of Exhibit IV-5A & 5B indicate this
area
The rolling foothill areas will have lot pads established relative to natural grades
and significant natural land forms. Earthwork will generally be confined to
pads, driveways, roadways and utility excavations. These lots will generally be
1/2 acre to 5 acres in size and are depicted on Exhibit IV -5A & 5B as the shaded
areas.
The rugged steep foothill areas will generally remain natural and only limited
grading will be allowed to occur. The cross - hatched area in Exhibit IV -5A & 5B
indicate these areas of limited grading where slopes exceed 25 %.
Additionally, as indicated in the Drainage Concept Plan (5A & 5B), the major
and minor washes within the site will be left natural where possible. In those
areas, except where erosion protection is required, grading will be minimal, as
needed.
IV-30
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H. OPEN SPACE CONCEPT PLAN
The RedHawk Specific Plan area includes a variety of open spaces both in terms
of their quantity and quality.
Thirty-one percent (31.3 %) or 1720.2 acres of the site will remain in natural,
undisturbed open space. This area is generally associated with the plan area's
backdrop, the Tortolita foothills. It will provide a development "edge ", a visual
amenity including native Sonoran desert vegetation, geologic components and be
accessible to residents within the Specific Plan. Exhibit IV -6A & 6B.
Other open space components include the riparian areas of Ruelas Wash,
Prospect Wash, Wild Burro Wash and the smaller watercourses which occur
within the site. These areas, although less dramatic, function as open space
amenities and are dispersed throughout the specific plan area.
Functional open space, or those "designed" open spaces include, recreational
amenities. The RedHawk Specific Plan allows for up to thirty-six holes of golf.
This option, which may approach six hundred acres in size, would provide many
open space opportunities integrated into residential neighborhoods.
The natural open space, the Ruellas Wash, Prospect Wash, Wild Burro Wash
and smaller watercourses, and designed recreational amenities will provide the
open spaces necessary to support a well - planned, mixed -use community.
Note: Open Space amentities shall not be disturbed except where necessary for
road crossings, utilities, recreational facilities, etc.
t
IV -33
I. TRAIL CONCEPT PLAN
The RedHawk Specific Plan includes a trail system by which residents can travel
within the community by bicycle or on foot. This system includes
sidewalks/trails.
These trails are especially valuable in a community, providing a non - vehicular
option to residents. This specific plan area includes three types of trails:
regional, community and private (Exhibit IV-6A-6B).
The regional trail is associated with the Prospect Wash and will provide a link
between the foothills and properties to the south and west. This area will be
available to the public.
The community trail system (sidewalk) will provide a link between major areas
within the community. This trail system is located within the public rights -of-
way of RedHawk Boulevard, the entrance road and Thornydale Loop Road.
The trail will be sited on one side of the paved lanes, preferably, separated from
the pavement.
A Community trail, available to all residents within the RedHawk Specific Plan
area, will be established in association with the southern end of the Ruellas Wash
in the property up to the south side of Redhawk Boulevard. The trail will provide
privately regulated access to the Ruellas wash and will be sited and designed to
integrate and capitalize on the riparian character associated with the Ruellas
Wash. A regional trail associated with Wild Burro canyon wash would be
established.
The trail system is not planned for off -road vehicles. The operation,
maintenance and administration shall be handled by a Community Facilities
District or the owner of said trails.
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I LANDSCAPE CONCEPT PLAN
The landscape concept plan, Exhibit IV-7A & 7B, identifies a hierarchy of
landscape treatments within the community. The intent of the overall landscape
theme is to maintain a desert theme, incorporating plant materials indigenous to,
and blending in with, the Sonoran Desert.
The primary entry statement, or feature, located at the intersection of RedHawk
Boulevard and Tangerine Road, will provide a sense of arrival into the
community. This area will include signage and plant materials to reflect the
theme of the southwestern desert. The monumentation will be located outside of
the public right -of -way.
The major intersection, at Thornydale Loop and RedHawk Boulevard, will be
designed to include concentrated plantings, supporting and the identifying a
major community entrance. The articulation of this intersection will include
intensified plantings of drought - tolerant and specimen vegetation and/or
transplanted vegetation indigenous to the area.
The landscape treatment for streetscapes will reflect the hierarchy of circulation.
The overall theme of the Southwest Sonoran Desert will provide unity
throughout the project while allowing for individual development identity.
distinctions between primary, secondary, and specialty streetscape will be
differentiated by density of plantings and utilization of specific plant materials.
The primary streetscape is located along RedHawk Boulevard and Thornydale
Loop, 150' R.O.W.. Secondary streetscape is also on the internal loop and
Ruelas Canyon Road, 60' R.O.W.
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K. SCHOOL/RECREATION CONCEPT PLAN
This development is wholly within the Marana School District Boundaries. One
elementary school site of ten (10) acres is planned within the RedHawkSpecific
Plan area. It's specific location will be defined as a function of demographic
projections and school locations shall be submitted and reviewed during the
platting process.
A hierarchy of recreational components exist within the RedHawk Specific Plan.
There are both public and private recreational opportunities.
The regional and community trail system is accessible to the public. The
regional trail associated with the Prospect Wash will provide that portion, within
this Specific Plan area, of a nature trail to connect to the Tortolita Mountains.
The community trail will be accessible to the public and will, via a sidewalk
system, provide linkages between Tangerine Road along the RedHawk
Boulevard and/or the entrance road and the Thornydale Loop. The
aforementioned will be operated, maintained and administered via a Community
Facilities District or the appropriate ownership entity.
Private recreational options will include two 36 -hole golf courses integrated
within the residential/resort areas. These will be identified and designed during
the platting process. Private recreational components will also be incorporated
into subdivisions and may include:
• pools, spas
• tennis/racquetball
• tot lot
• par course
• recreation/arts/crafts centers.
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V. DEVELOPMENT REGULATIONS
A. PURPOSE AND INTENT
W These regulations will serve as the primary mechanism for implementation of the
land uses for RedHawk Specific Plan. The regulations contained herein provide an
appropriate amount of flexibility to provide for the existing cattle grazing and
ranching uses, anticipate future needs and to achieve compatibility between land
uses. Principal land use designations for the Specific Plan shall be as follows:
• Estate Lot Residential
• Low Density Residential
• Medium -Low Density Residential
• Medium Density Residential
• Specialty Commercial
• Village Core
• Multiple Use
• Resort
• Open Space
The proposed locations of these zoning designations are shown on Exhibit N -7,
Land Use Plan.
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B. Definitions
The definitions contained in the -Marana Development Code Title 3.03.02 shall
apply to this Plan where not consistent with other provisions of this Plan.
Additional definitions follow:
1 • Alteration: Any change in size, shape, character, occupancy or use of a
building or structure.
2. Average Area per Dwelling Unit: A measurement of density based on the
calculation of total gross acres within a development area divided by the
total number of dwelling units (homes) within the development area. This
measurement allows the flexibility to cluster dwelling units and consolidate
open space.
3. Average Finished Grade: The mean average elevation of ground after site
preparation, measured three feet from the building at five -foot intervals.
4. Base Building Line: The line formed by the minimum setbacks of the
zoning district, behind which the primary structures may be built.
5. Building Envelope: That portion of an individual lot within which
improvements should be concentrated and alterations to the natural
landscape may be permitted.
6. Building Height: The vertical distance between the level of the average
finished grade and (1) the highest point of the parapet of a flat roof, or (2)
the deckline of a mansard roof, or (3) the mean average point between the
eaves and ridge of the highest gable or other roof element.
7 • Building Setback: The perpendicular distance from the perimeter property
line of a lot designated on a subdivision plat or an area to be developed.
Setback standards are to be applied to the gross areas required for individual
subdivisions or projects where individual lot lines are not shown on a
subdivision plat.
8 . Cluster: A group of two (2) or more buildings, each of which may contain
one or more housing units, grouped to form a unified development, with
useable open area in either common or individual ownership.
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9. Commercial: A land use category permitting office, restaurant, personal
and business services, retail sales, drive thru retail & service uses, financial
institutions, specialty retail and entertainment, recreational and cultural uses,
gasoline/service stations, car washes, repair businesses, educational,
religious institutional and day -care facilities, personal storage units,
recreational vehicle storage, but excluding manufacturing or warehousing
units and other uses per Marana Commercial Code.
10. Community Facility Districts: Community facilities District allows within
its incorporated boundaries, a municipality to finance and provide public
infrastructure and other improvements. By establishing such Districts, cities
have a new alternative means to deal with the costs of new growth - and
inner -city redevelopment - through public financing mechanisms that assess
only the lands and landowners benefitted by the specific improvements and
infrastructure. A District is managed by a district board responsible for
implementing a general infrastructure plan adopted by the municipality and
any applicable development agreement between the municipality and
landowners.
11. Commercial Vehicle: Any vehicle designed, intended or used for
transportation of people, chattel, goods or things other than private
passenger vehicles, trailers, motor homes and campers for private nonprofit
transport of goods and boats.
12• Conservation Easement: That portion of an individual lot outside of the
building envelope that may not be disturbed or graded in any way from its
natural state. It is a legally defined and recorded easement established at the
time of platting. It will be the responsibility of either the owner or the
homeowners association to maintain the conservation easement.
13. Construction Certification Process: A process by which the
municipality's inspection and/or construction acceptance responsibility is
transferred to a registered engineer outside the agency, and the agency fees
are waived.
14. Coverage: The percentage of the plot area covered or occupied by
buildings or roofed portions of structures. Shuffleboard courts, swimming
pools, barbecue pits, terraces and other appurtenances not roofed over with
other than open mesh screening are not included in computing coverage.
15. Desert Trees: Mesquite, Paloverde, Ironwood and Acacia.
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16. Design Certification Process: A process by which a registered
Professional engineer certifies that a given set of final construction plans
were prepared in accordance with the specified applicable policies,
ordinances etc, and in accordance with appropriate approved preliminary
design reports/plans. In doing so, the agency review and fees are waived.
(See Appendix K).
17 . District or Zoning District: A portion of the territory of the Town of
Marana within which certain uniform regulations and requirements or
various combinations thereof apply under the provisions of the RedHawk
Specific Plan.
18. Dwelling: Any building, structure, or vehicle or part thereof, occupied in
whole or in part, as the residence or living quarters of one or more persons,
Permanently or temporarily, continuously or transiently.
19. Dwelling -Unit Cap: The maximum number of dwelling units permitted
within the Specific Plan Area
20. Elementary School: A site, 10 acres in size for grades Kindergarten
through sixth.
21. Engineer of- Record: A Civil Engineer registered in the state of
Arizona may be an employee of the Master Developer, consultant,
hired by the Master developer, district or builder.
22• Essential services: Any structure or facility (not including buildings
over two hundred (200) square feet in interior area) required by a
utility owned by the Town, allowed to operate by the Town, or
franchised to operate within the Town limits, which by its nature, is
customarily required to be located in a specific proximity to the area it
serves, as determined by the Town Manager.
23• Fence: A physical barrier which is less than twenty -five (25) per cent
opaque.
24• Floor Area: Floor area includes the sum of the enclosed horizontal
areas of each floor of a building measured from the exterior faces of
the exterior walls, excluding areas used for elevator shafts, stairwells,
floor space used for mechanical equipment room, attic space, off - street
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Parking and loading, ways for ingress and egress from vehicular
parking and loading areas.
�j 25. Helistop: A designated landing area, other than an airport, used
regularly for the operation of rotocraft where no basing facilities are
provided.
26• Life Care Facility: A residential center for senior residents which
combines individual housing units with permanent on -site medical
facilities.
27. Master Developer: Declarant Master CC & R's will be recorded on
the property and the Declarant under those CC & R's will have the
responsibilities of the Master Developer.
28. Master Developer Design Review Committee: Three representatives
appointed by the Master Developer, one of which shall be an engineer
registered in the State of Arizona, one a planner, and the third an employee
of the Master Developer knowledgeable of the development.
29• Maximum Density: The maximum residences per acre (RAC) of a
development area, or portion thereof, as permitted by the applicable
density range.
30. Multiple- Family Residential Units: Townhouses, patio homes,
apartments or similar residential units.
31. Nonaccess Easement, Line or Strip: A method by which vehicular
access is controlled on a piece of property.
32• Open Space: Common land area, either landscaped and developed for
recreation or left in a natural state.
33. Parking: The temporary, transient storage of motor vehicles used for
transportation, while their operators are engaged in other activities. It shall
not include storage of new or used motor vehicles for sale, services, rental or
any other purpose other than specified above.
34. Phase: A portion of a development project as set forth in the master site
plan scheduled for construction and occupancy as an entity apart from other
phases of the development.
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35. Planning Area: A sub -area of the Specific Plan area, which designates land
use activities of distinct characteristics and when taken together create the
planned community.
36. Plot: Land occupied or to be occupied by a building or use, and its
accessory buildings and accessory uses, together with such yards and open
spaces as are required by the Specific Plan. A plot may consist of one or
more, and/or portions of a platted lot or lots and/or unplatted land.
37. RAC: The permitted number of residences per gross acre (43,560 square
feet of land area).
38. Recreational Activities or Sites: Any private land designated for the
establishment of structures or areas in which to provide recreational
activities such as health club /spa, country club, golf course clubhouse, trails,
etc.
39. Resort: A building or group of buildings containing fifty or more guest
rooms, with a large portion of the site devoted to recreational activities such
as tennis, horseback riding, swimming and golf.
40. Salvageable: On -site plant materials, as determined by a registered
landscape architect, horticulturalist or botanist, able to be reasonably
transplanted (generally healthy /desert trees, having a trunk diameter of four
(4) inches dbh (diameter at breast height), or approximately four to five (4 -5)
feet above grade, and healthy saguaro cactus less than fifteen (15) feet in
height, having few or no arms) without undue cost or burden to the Master
Developer or builders. f
41. Setback: The minimum required distance between any property line and
the location of a building or structure.
42. Single- Family Residential: A land use category which permits one or
more persons occupying a single dwelling unit, including detached, attached
(two or more), townhouse, zero lot line, Z -lot line, patio home, or similar
residential units, having one set of culinary facilities provided that unless all
members are related by blood or marriage, no such family shall contain
more than five (5) persons, but further provided that domestic servants
employed on the premises may be housed on the premises without being
counted as family or families.
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43. Target Density: The specified density within the various planning areas,
used to calculate the dwelling -unit cap based on gross acreage.
44. Temporary Services: Construction yards, R.V. storage facilities, Butler
buildings, prefab sales and construction offices.
45. Theme Wall: Walls built around individual developments which define the
site.
46. Tourist Commercial: Those commercial uses listed in #9 commercial, as
they relate to the tourism and resort visitation.
47. Use: The purpose for which land or a structure thereon is designed,
arranged or intended, to be occupied or utilized, or for which it is occupied
or maintained.
48. Village Core: An urban center which integrates commercial business,
retail, recreation, restaurant/drinking facilities and public facilities with
medium - density housing.
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C. GENERAL PROVISIONS
l . All construction and development within the Specific Plan area shall comply
with all applicable laws, codes, ordinances in effect at the time of this
Specific Plan's adoption not in conflict with this Specific Plan.
2. The setback requirements are as specified within the development standards
for each zoning designation. If not otherwise specified, all setbacks shall be
determined as the perpendicular distance from the existing or planned street
right -of -way line, drainageway or property line, to the foundation point of
the closest structure. Building setbacks along major and minor washes
(excluding conveyor and collector channels) shall be calculated as follows:
Building Setback in feet = the square root of the regulatory flows (100 year
stormwater).
3. This Specific Plan may be amended by the same procedure as it was
adopted, by ordinance. . Each amendment shall include all sections or
portions of the Specific Plan that are affected by the change.
4. Any persons, firm or corporation, whether a principal, agent, employee or
otherwise, violating any provisions of these regulations shall be made to
comply with the Town of Marana Zoning Code pertaining to zoning
misdemeanors.
5. Whenever a use has not specifically been listed as being a permitted use in a
particular zone classification within the Specific Plan it shall be the duty of
the Zoning Administrator to determine if said use is: (1) consistent with the
intent of the zone; and (2) the said use is compatible with other listed
permitted uses and to authorize said uses. Any person aggrieved by the
determination may appeal that decision to the Planning Commission.
6. Automotive vehicles, trailers, and other vehicles requiring license plates, of
any kind or type, without current license plates that have been abandoned
shall not be parked or stored on any property within the Specific Plan area
unless it is in a completely enclosed building.
7. Exceptions to height limitations contained in the Regulations apply only to
essential services or other architectural appurtenances required for the
screening of rooftop equipment. The height exception shall not exceed the
building height limit unless approved by the RedHawk Specific Plan
Development Review Committee and the Town of Marana.
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8. Non - conforming Structures - Where a lawful structure exists at the effective
date of adoption or amendment of this Specific Plan that could not be built
under the terms of these regulations by reason of restrictions on area, height,
yards, its location on the lot, or other requirements concerning the structure,
such structure may be continued so long as it remains otherwise lawful,
subject to the following provisions:
a) No such non - conforming structure may be enlarged or altered in a
way which increases its non - conformity but any structure or portion
thereof may be altered to decrease or not affect its non - conformity.
b) Should such non - conforming structure or non - conforming portion of
structure be destroyed, by any means, to an extent of more than 50
percent, of its replacement cost, as determined by the Town Zoning
Administrator, at time of destruction, it shall not be reconstructed
except in conformity with the provisions of this Specific Plan.
C) Should such structure be moved for any reason for any distance
whatever, it shall thereafter conform to the regulations for the district
in which it is located after it is moved.
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9. Essential services shall be permitted as authorized and regulated by law and
resolution of the Town of Marana, it being the intention hereof to exempt
such essential services from the application of this Specific Plan.
10. Cattle grazing (no more than 400 head of cattle), ranching and agricultural
land uses shall be permitted as authorized and regulated by law and
resolution of the Town of Marana, it being the intention hereof to exempt
such uses from the application of this Specific Plan. No feed lots shall be
allowed. Cattle grazing areas must be fenced from developed areas by the
Master Developer.
11. The Town shall accept dedication of the rights -of -way, if the Town deems
that they are in acceptable condition, within one year of constructions, at the
minimum, and five years after construction at the latest, unless the roadways
are dedicated to the Community Facilities District which would assume
responsibility for operations and maintenance.
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D. GENERAL SUBDIVISION STANDARDS
1. All streets shall be either dedicated for public use or be private streets
dedicated for the use and convenience of the affected property owners, their
guests, and invitees providing that easements for access and the required
installation and maintenance of utilities are granted.
2. The design of subdivision streets and drainage facilities shall generally
conform to PCDOT and provide for:
a. A minimum public right -of -way width of 45 feet.
b. A minimum pavement width of 26 feet for public streets and 20 feet
for private streets.
C. A minimum offset for street " t " intersections of 135 feet.
d. A minimum centerline radius of 175 feet.
e. On- street parking will be prohibited by the CC & Rs.
f. Sidewalks shall be located on one side of a roadway where adjacent
densities are greater than 3 RAC.
3. Design speeds of 15 m.p.h. may be used on rugged terrain to minimiz
environmental impacts.
4. Clear lines of sight shall be maintained at all street intersections, to assure
the safety of motorists and pedestrians. No obstruction that will obscure the
motor vehicle drivers shall be placed within a line connecting them at points
of 45 feet from the intersection of said curb lines. Planting may be
permitted within a triangular area provided that lines of sight are not
obscured above 30 inches or below 6 feet through the triangular area. Street
intersections shall be in accordance with ASHTO standards.
5. It shall be the responsibility of the Master Developer to coordinate with,
obtain proper addresses, and inform appropriate parties regarding
addressing. Street naming and property addressing shall be coordinated
through the Pima County Addressing Coordinator's office.
6. The subdivider shall post a performance bond or other assurance with the
Town, as assurance for the completion of the required subdivision
improvements to be dedicated to the Town of Marana in accordance with the
State of Arizona, Department of Real Estate requirements. These assurances
may be in the form of a performance bond, cash escrow account, letter of
credit, third party trust agreement, or other form of assurances as may be
approved by the Town of Marana.
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With the exception of the third party agreement, the subdivider shall post
assurances with the Town in the amount equal to the cost of construction for
all required Town of Marana public improvements plus ten percent as
estimated by a registered civil engineer.
Subdivision assurances shall be released upon completion and inspection of
the required subdivision improvements. Partial releases for up to 95% of the
lots covered by the assurances may be granted where the required
improvements for a group of lots have been satisfactorily completed, and
such improvements can be used and maintained separately from the
improvements required for the balance of the subdivision.
7. The proposed Community Facilities District will have as it's boundaries, the
boundaries of this Specific Plan.
8. The following provisions shall apply to accessory uses and structures:
a) All accessory uses and structures in residential districts shall be
located in rear yards with the exception of buildings and structures
providing essential services which shall not be subject to the
dimensional requirements of any zoning district, but shall be subject
to the Marana Town Engineer's locational requirements.
b) All accessory uses and structures shall be located on the half of the
plat line and any residential unit which is the farthest distance from
any abutting streets, unless located within the building area.
C) Accessory buildings and structures shall not be of greater height than
a principal building on the plot, except in commercial districts.
d) No accessory structures, including fences and walls exceeding the
permissible height standards, shall be located within five (5) feet of
any plot line nor placed within any easement or right -of -way. Walls
located in easements shall require approval from the Master
Developer Design Review Committee.
9. All developed property shall be landscaped, improved and maintained in full
conformity with all applicable requirements of these Specific Plan standards.
All improved land shall be well - graded and free from objectionable plant
growth. All property shall be kept clean and free from rubbish or debris.
The balance of the site shall be kept free of debris and shall not be used for
storage or disposal of any objects or materials.
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10. All planted and landscaped areas shall be maintained in a neat, orderly,
healthy, and properly trimmed condition.
11. All driveways, walkways, parking areas, storage and loading areas of
developed property shall be well- graded and surfaced with asphaltic
concrete or other equivalent hard, dustless materials.
12. All electrical, telephone, gas or other utility connections shall be installed
underground, where possible.
13. Ten percent (10 %) of the designated open space within this Specific Plan,
may be utilized for estate development (0.2 RAC) if buildable areas are
identified with detailed topographic studies, at the time of platting. In
addition, natural open space may be included within estate lots if it is
maintained as natural open space with a conservation easement.
14. Legal descriptions of individual planning area boundaries will be
submitted at the time of platting.
15. Lots shall not front on any roadway of 150 foot rights -of -way. Lots shall
not front any street (60 foot R.O.W.) having traffic volumes in excess of
6,500 average daily trips (ADTs).
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E. LAND USE PLAN SUMMARY
Land use designations have been assigned to each area identified on the
RedHawk Specific Plan. The designations include planning area number, land
use designation, area in gross acres, dwelling units and density per gross acre.
These statistics are shown on the Land Use Summary,Table 1 in Section III..
F. TRANSFER OF DENSITY/DWELLING UNITS
To ensure the orderly growth of the community, designated planning areas
within the RedHawk Specific Plan. shall be developed at densities consistent
with or less than the maximum dwelling count of 13,362 homes, except as
provided in a density transfer. Minor modifications in the boundaries and
acreage of planning areas or adjustments because of final road alignments will
occur during technical refinements in the platting process and shall not require
an amendment to the Specific Plan. Maximum dwelling units per cumulative
planning area counts will not thereby be affected. The RedHawk Specific Plan.
residential dwelling unit maximum shall be 13,362 dwelling units.
A transfer of residential dwelling units from one residential planning area to
another residential area may be permitted in the Specific Plan area in accordance
with the following provisions:
In no case shall transfers of dwelling units result in:
1. Exceeding the overall plan capacity of 13,362 dwelling units or 1,600
resort/hotel rooms;
2. Allocating excess units outside of identified residential planning areas to
non - residential areas;
3. A change in the density classification/range;
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4. Exceeding prescribed planning unit maximums by individual planning
area, by more than 20 percent;
5. Residential Units may be transferred into commercial and resort areas
provided that the maximun dwelling units are not exceeded.
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At the time of the approval of the respective plats employing transfers of density,
a revised Specific Plan Map and Planning Area Summary shall be submitted for
all transfers of dwelling units. Said map and table shall also indicate the
remaining number of units, if any, that may be accommodated without
exceeding the 20 percent limitation. Said exhibit and table shall be dated
accordingly. Transfers of density will be reviewed for conformance with this
Specific Plan.
G. RESIDENTIAL SITE DEVELOPMENT STANDARDS
1. ESTATE LOTS (0.2 -1 RAC)
a) Permitted Uses:
1) Single family dwelling units.
2) Uses accessory to any of the above uses when located on
the same plot and not involving the conduct of any
business, trade, occupation, or profession, including:
• Guest house for non - paying guests, (which may
include a set of culinary facilities) on sites greater
than one acre.
• Servants' quarters.
• Keeping of horses not exceeding two in total
number per acre, provided that any roofed structure
for shelter of such animals is located at least fifty
(50) feet from any plot line.
• Greenhouses, swimming pools, cabanas.
• Tennis courts and other similar game courts.
• Home Occupation.
3) Parks, playgrounds and community owned buildings other
than hospitals.
4) Private tennis courts, provided that the court is not lighted
and is located outside of all yard setbacks, and further, that
fencing around the court shall not exceed ten (10) feet in
height.
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5)
Model homes
6)
Temporary real estate sales office within a model home.
7)
Golf course, clubhouse and related facilities, including but
not limited to, restaurant, tennis courts, pro-shop,
swimming pool, maintenance building and driving range.
b) Property Development Standards
1)
Minimum Lot Area: Thirty Six Thousand ( 36,000)
square feet.
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Cluster option:
a. Minimum lot size: None
b. Average site area per dwelling unit: Eight thousand
(8000) square feet.
C. Minimum lot area per dwelling unit: None
2)
Maximum Building Envelope: The lesser of 50% of the
lot area or 25,000 square feet.
3)
Maximum Building Height: Thirty (30) feet, two stories.
4)
Buildin g Setbacks
- Front: 30 feet -
- Side: 10 feet-
- Rear: 20 feet -
- Side Corner: 20 feet
5)
Parking: See section V -K.
6)
Special Standards/Landscape: See Section V -O and
Section VI.
2. LOW DENSITY (2 -4 RAC)
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a) Permitted Uses:
1) Uses listed under estate lots shall apply except for horses.
2) Public elementary school
b) Property Development Standards
1) Minimum Lot Area: Six Thousand (6,000) square feet
2) Cluster Option:
a. Minimum lot size: None
b. Average site area per dwelling unit: Four thousand
(4,000) square feet.
C. Minimum lot area per dwelling unit: None
3) Maximum Building Height: Thirty -five (35) feet, two
stories.
4) Building Setbacks
• Front: 20 feet
• Side: 5 feet or 0 feet for common wall or zero lot line
development
• Rear: 15 feet
• Corner: 20 feet
5) Parking: see Section V -K.
6) Landscape: See Section V -O and Section VI.
3. MEDIUM -LOW DENS=RESIDENTIAL (4 -8 RAC)
a) Permitted Uses:
1) Uses listed under low density shall apply.
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2) Detached, attached or semi - attached single family
dwelling with or without party walls or walled courtyards.
3) Two family dwellings
4) Townhouses
b) Property Development Standards
1) Minimum Lot Area: Four thousand (4,000) square feet
average, 3,000 square feet minimum including common
area.
2) Cluster Option:
a. Minimum lot size: None
b. Average site area per dwelling unit: Two- thousand
(2,000) square feet.
3) Maximum Building Height: Thirty (30) feet, two stories.
4) Building Setback:
• Front: 20 feet
• Side: 5 feet or 0 for common wall or zero lot line
developments
• Rear: 5 feet
• Comer: 10 feet
5) Parking: See section V -K.
6) Landscape: See Section V -O and Section VI.
4. MEDIUMDENSITYRESIDENTIAL (12 -15 RAC)
a) Permitted Uses:
1) Uses listed under Medium -Low Density shall apply.
2) Multiple - family dwellings.
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3)
Business related parking.
4)
Nursery/child care.
5)
Congregate care /nursing home.
b) Property Development Standards
1)
Minimum Lot Area: Two thousand (2,000) square feet per
dwelling unit (duplex or multiple).
2)
Building Height: No building shall exceed four (4) stories
in height, and the exterior height shall not exceed forty-
five feet (45').
3)
Building Setbacks:
• Front: 20 feet.
• Side: 5 feet or zero for common wall or zero lot line
developments.
• Rear: 5 feet
• Comer: 10 feet
4) Parking: See Section V -K.
5) Landscape: See Section V -O and Section VI.
V -18
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H. COMMERCIAL SITE DEVELOPMENT STANDARDS
1. SPECIALTY COMMERCIAL
a) Permitted Uses:
1)
Restaurant/Drinking Facilities
2)
Tourist commercial
3)
Commercial recreation
4)
Museum/Gallery
5)
Helistop
6)
Residential (Low Density)
b) Property Development Standards
1)
Maximum Building Coverage: 70% at ground level.
2)
Minimum Lot Area: None
3)
Minimum Lot Width: None
4)
Maximum Building Height: Thirty-five (35) feet, 2 stories
5) Minimum Building Setbacks: None.
6) Parking: See section V -K.
7) Landscape: See Section V -O and Section VI.
2. VILLAGE CORE COMMERCIAL
a) Permitted Uses:
1)
Commercial
2)
Commercial retail
3)
Commercial recreation
4)
Office/Professional
5)
Financial Institutions
6)
Tourist Commercial
V -19
7)
Restaurant/Drinking Facilities
8)
Public Services
9)
Religious Facilities
10)
Day care/Nursery School
11)
Medical Center
12)
Medium Density Residential
b) Property Development Standards
1) Maximum Building Coverage: 50% at ground level.
2) Minimum Lot Area: None
3) Minimum Lot Width: None
4) Maximum Building Height: Forty-five (45) feet, 3 stories
5) Minimum Building Setbacks: A distance equal to sixty
percent (60 %) of building height, but not less than twenty
(20) feet.
6) Parking: See section V -K.
7) Landscape: See Section V -O and Section VI.
3. MIXED USE
a) Permitted Uses:
1) Professional
2) Commercial
3) Retail Commercial
4) Commercial Recreation
5) Financial Institutions
6) Restaurant/Drinking Facilities
7) Public Services
8) Religious Facilities
9) Campus Park/Light Industrial
10) Medical Center/Hospital/Doctors Offices/Clinics/Seniors
Care Facilities
11) Educational Facility
V -20
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12)
Veterinary Services
13)
Hotel/Motel
14)
Medium Density Residential
15)
Research and Development
16)
Major Employment Center
17)
Helistop
b) Property Development Standards
1) Maximum Building Coverage: 50% at ground level.
2) Minimum Lot Area: None
3) Minimum Lot Width: None
6) Maximum Building Height: Forty-five (45) feet, 4 stories
with optional theme towers to sixty-five (65) feet.
7) Minimum Building Setbacks: A distance equal to sixty
percent (60 %) of building height, but not less than fifteen
(15) feet.
8) Parking: See section V -K.
9) Landscape: See Section V -O and Section VI.
V -21
I. RESORT DEVELOPMENT STANDARDS
1. Primary Permitted Uses:
a) Destination Resort
b) Hotel/Motel
c) Destination Resort Support Commercial and Service
d) Commercial Recreation (health club, tennis, etc.)
e) Convention Facilities
0 Restaurant/Drinking Facilities
g) Swimming Pools and Spas
h) Game courts such as tennis and racquetball
i) Equestrian Facilities
j) Medium Density Residential (except in Planning Area 44 where
only Estate Development will be allowed)
k) Entertainment Facilities
1) Specialty /Convenience Commercial
m) Uses listed under Estate Lots
n) Helistop
2. Property Development Standards
a) Maximum Building Coverage: Twenty -five (25 %) percent at
ground level.
b) Minimum Lot Area: None
c) Minimum Lot Width: None
d) Maximum Building Height: Seventy five (75) feet.
e) Minimum Building Setbacks: A distance equal to sixty percent
(60 %) of building height, but not less than fifteen (15) feet.
f) Parking: See section V -K.
g) Landscape: See Section V -O and Section VI.
V -22
1
J. STREET DEVELOPMENT STANDARDS
I 1. General Standards
' a) RedHawk Boulevard, north of Tangerine Road will have a 150 -foot right -
of -way and will be initially constructed with two travel lanes.
b) Tangerine Road will initially be widened at its intersections with RedHawk
Boulevard to provide a west -bound right -turn lane and an east -bound left-
turn lane, constructed with appropriate tapers, in accordance with ASHTO
standards.
h) Refer to Section O, page V -38 for street landscape standards.
i) Collector street lane widths are 13' and where medians are provided, vertical
' curbs or curb and gutters will be constructed.
V -23
c)
"Ruelas Canyon Road" is a major connector for this site and will have a
60 -foot wide dedicated right -of -way. The roadway will initially and
ultimately consist of two travel lanes, one in each direction. Left turn lanes
will also be included at major intersections. Initially construction will
consist of a two-lane rural roadway.
i d)
The Master Developer, Builder or District which causes pavement cutting
will be responsible for the cost of maintenance of the cut areas for a period of
five (5) years after the street has been accepted by the Town.
e)
The Design Certification process for improvement plant (roadways and
drainage facilities) (see Definitions, page V -1) will be available for use on
this project, and will be administered in accordance with Appendix K.
f)
Construction Administration and inspection may be provided, at the option
of RedHawk Specific Plan, by a registered civil engineer who will be
responsible for providing a construction certification to the Town of Marana,
'
in accordance with the City of Tucson's current Private Improvement
Agreement (included within Appendix L), or superseding district procedures.
g)
All streets and drainage will be in conformance with PCDOT standards. .
h) Refer to Section O, page V -38 for street landscape standards.
i) Collector street lane widths are 13' and where medians are provided, vertical
' curbs or curb and gutters will be constructed.
V -23
r
D Within subdivisions having medium -low density residential and medium
density residential curbs shall be required.
Estate and low density residential areas shall require curbs only as needed for t
drainage.
On roadways with 150 foot right -of -way or greater, curbs shall be required ,
for the ultimate cross - section. The interim cross- section may utilize a
thickened edge.
2. Estate Standards
The following are special standards for use in areas with estate
development. These standards will be utilized to minimize the aesthetic
impact of estate development in steep areas.
a) Horizontal curves for roadways may be designed at 15 MPH with radii
varying from 80' to 100' in length
b) Roadway rights -of -way, with use of concrete curb, may be at 28' in width ,
with a 22' wide paved traffic area.
c) Percent of slopes in paved roadways may be at a maximum of 20 %.
d) Vertical curves for crest and sag curves may be based on 15 MPH.
e) Speed signs shall be posted indicating design speed.
f) Landing eas at intersections may be at a maximum slope of 10 %.
g Y P
g) Cul -de -sac radii for paved traffic area may be at a radius of 35'. Where '
terrain dictates, a center natural area may be provided with a 18' minimum
radius and, in some cases, a one way traffic lane with minimum width of 16'
base on minimum vehicle turning radius.
h) Minimum spacing between intersections will be seventy five (75) feet.
i) Special designed guard rails may be used incorporating large boulders or
other features. ,
V -24
j) Roadway cut & fill slopes may be steeper than normal based upon the
recommendation of the geotechnical report.
k) The existing road to the former ridge top Cayton house in section 24 can be
utilized with a minimum pavement width of 21 ft. and the existing
alignment, provided the area it serves is subdivided into no more than
fourteen lots.
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V -25
K. PARHING STANDARDS
l . Off-street parking required. t
a) Every building, use or structure, shall be provided with off - street '
parking facilities in accordance with the provisions of this specific
plan for the use of occupants, employees, visitors or patrons.
b) It shall be unlawful for an owner or operator of an building,
P Y g,
structure or use to discontinue, change or dispense with, or to
cause the discontinuance or reduction of the required parking '
facilities apart from the discontinuance, sale or transfer of such
structure or use, without establishing alternative vehicle parking
facilities which meet these requirements.
2. Location of required parking. I
a) Required off -site parking facilities shall be located on the same
plot of land they are intended to serve, or upon a plot of land
within three hundred (300) feet, by airline measurement, of the
premises they are intended to serve. If off -site parking facilities
are provided by a plot of land within three hundred (300) feet of
the premises to be served then the requirements of this article
must be met and the owner of said parking areas shall enter into
written agreement with the Town of Marana or the District
whereby the land providing the parking area shall have unity of
title with the primary site and shall not be sold or disposed of
,
except in conjunction with the sale of the building the parking
area serves so long as these parking facilities are required. Said
agreement shall be recorded at the expense of the owner and shall
'
run with the land and shall bind the heirs, successors, and assigns
of said owner. Said agreement may be voided by the Town of
'
Marana if other provisions are made for off -site parking facilities
pursuant to the requirements of this section.
b) The following dditional criteria shall apply to u
g pp y such off-site
parking areas.
1 Off -site parking shall be permitted only where the off -site
parking area is contiguous to the mixed -use or
V -26
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' Each site used or to be used for commercial, mixed -use and community
facility sites shall provide parking for the disabled in the immediate
vicinity of the building or buildings as follows:
a) One (1) parking space for disabled persons for the first twenty
' (20) required parking spaces; one (1) additional parking space for
disabled for the next eighty (80) parking spaces or fraction
thereof; and two (2) percent to be provided for over one hundred
(100) parking units.
' b) All spaces shall have accessible thereto a curb -ramp or curb -cut,
when necessary to allow access to the building served, in close
proximity to the entrance.
c) Handicapped parkin spaces shall be a minimum of twelve 12
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feet wide.
d) Each parking space shall be posted and maintained with a
' permanent sign of a color and design as shown in the "Manual on
V-27
commercially zoned property or is separated therefrom
only by an alley.
2) The maximum encroachment of business parking into a
residential area (MDR and MLDR only) shall be one
hundred fifty (150) feet. Any encroachment greater than
one hundred fifty (150) feet shall be determined by the
RedHawk Specific Plan, Limited Development Review
Committee upon individual petitions submitted to that
group.
3) No business shall be conducted on residentially zoned
property utilized for off -site parking.
'
4) Where off -site parking is permitted and fronts residentially
zoned property, a minimum height of four -foot ten -inch
high stucco or masonry wall, but not in excess of six (6)
feet in height, shall be erected fronting the residentially
zoned property.
3. Off - street arkin for the disabled
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' Each site used or to be used for commercial, mixed -use and community
facility sites shall provide parking for the disabled in the immediate
vicinity of the building or buildings as follows:
a) One (1) parking space for disabled persons for the first twenty
' (20) required parking spaces; one (1) additional parking space for
disabled for the next eighty (80) parking spaces or fraction
thereof; and two (2) percent to be provided for over one hundred
(100) parking units.
' b) All spaces shall have accessible thereto a curb -ramp or curb -cut,
when necessary to allow access to the building served, in close
proximity to the entrance.
c) Handicapped parkin spaces shall be a minimum of twelve 12
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feet wide.
d) Each parking space shall be posted and maintained with a
' permanent sign of a color and design as shown in the "Manual on
V-27
Uniform Traffic Control Devices (D9 -6), bearing the
internationally accepted wheelchair symbol and the caption
"PARKING BY DISABLED PERMIT ONLY."
4. Size '
and character of required parking.
a) Sue: Each parking space required and provided shall be not less
than nine (9) feet in width and eighteen (18) feet in length.
b) Accessibility: In all planning areas, the width of access aisles and
driveways shall be in conformance with the standards. Each
space shall be accessible without driving over or through any
other parking space. Back -out parking onto any public right -of-
way of less than eighty (80) feet in width shall be permitted in '
low density and estate residential areas.
c) Composition: Parking facilities, including access sales and ,
driveways shall be surfaced with brick, asphaltic or concrete
surfacing maintained in a smooth, well - graded condition.
However, the following exceptions shall apply:
1) For the following specified uses, up to twenty (20) percent '
of the required off-street parking facilities may be
provided through the utilization of a grass or lawn
alternate parking surface:
• Commercial
Specialty Commercial
Village Core Commercial
Mixed Use Commercial
• Resort
d) Drainage: All off-street parking facilities shall be drained so as '
not to cause any nuisances on adjacent or public property. Such
drainage facilities shall be arranged for convenient access and
safety of pedestrians and vehicles. '
5. Parking facilities plans required.
A plan shall be submitted with every application for a building permit for
any use or structure required to provide off -street parking. Plans shall
V -28 '
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clearly and accurately designate the required parking space, access aisles
and driveways, and relation to the uses or structures these off-street
parking facilities are intended to serve.
6. Amount of off - street parking.
The minimum number of parking spaces to be provided and maintained
for each use or occupancy shall be as follows:
a) Residential uses:
1) Estate, low density and Medium -low density: Two (2)
parking spaces for each dwelling unit. Dwellings shall
provide a garage or carport for one (1) space, two (2)
parking spaces per efficiency /1 bedroom unit. Carports
shall effectively screen an automobile from view on three
(3) sides utilizing a wall, fence or hedge at least four (4)
feet in height.
2) Moderate Density:
• One and one -half (1 %) parking spaces for each
efficiency unit and one (1) bedroom unit.
• Two (2) parking spaces for each unit of two (2) or
more bedrooms or one - bedroom unit.
• Two (2) parking spaces for each townhouse.
• In addition to the above, multi - family buildings
shall be required to provide supplemental guest
parking space equal to a minimum of five (5)
percent of the spaces required above.
3) Housing for elderly: One (1) parking space for each unit
or 1.26 parking spaces for each residential unit in a senior
care facility.
b) Commercial: One parking space is required per square footage
indicated in each category.
V -29
1
60 square feet:
Bars
Beer gardens
Cafeterias
Cocktail lounges
Night clubs
Taverns
125 square feet
Convenience stores
150 square feet
Auto repair shop
Auto service station
Bakery
Beauty shop
Butcher shop
Car wash
Delicatessens
Dry cleaning
Grocery
Ice cream
Laundry
Liquor store
Package store
Self - service laundry
Take -out foods
200 square feet:
Animal hospitals
Auction galleries
Bank and savings and loan
Barbershop
Business school
Child care center
Civic clubs
Community centers (nongovernmental)
Contractor shops:
General
Electrical
Plumbing
V -30
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Roofing
Air conditioning, etc.
Dancing school
Dental clinic
Drugstores
Financial institutions
Health institutions
Indoor display area for vehicle sale or rental
Kennel
Library
Medical and dental offices
'
Medical clinic
Post office
Trade school
Veterinarians
Vocational school
'
300 square feet:
Building supplies
Business and professional offices
Financial companies
Government offices
Household equipment
Household repairs
Hardware
Personal service shops
Pet grooming
'
Retail stores
Swimming and pool supplies
Travel agencies
Wholesale medical supplies
Wholesale stores
500 square feet
Art gallery
'
Carpet and flooring materials retails stores
Furniture store
Campus park industrial uses
'
Manufacturing uses
Outdoor display area for vehicle sale or rental
Printing and engraving
V -3l
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Research and testing laboratories
Sign shop
Storage buildings
Telephone exchange housing automatic equipment only
Warehouse
c) Resort: One (1) parking space for each sleeping room. If there '
are other uses operated in conjunction with and/or as part of the
resort, additional off - street parking spaces shall be provided. '
d) Miscellaneous uses: 1
1) Hospitals: One and one -half (1 %2) parking spaces for each I
bed.
2) Places of public assembly, assembly halls, convention ,
halls, exhibition halls, dance halls, skating rinks, sport
arenas, community center, libraries, theatre, museums,
amusement centers: One (1) parking space for each five '
(5) seats or one (1) parking space for each two hundred
(200) square feet of gross area; whichever is greater.
3) Places of worship: One (1) parking space for each fifty
(50) square feet of auditorium or chapel area, not
including Sunday School classrooms.
4) Funeral homes: One (1) parking space for each four(4)
fixed seats in public rooms, or one (1) parking space for
ninety (90) square feet in public rooms with movable
seating. '
5) Bowling centers: Six (6) parking spaces for each lane. '
6) University or college, senior high schools, junior high
schools, public or private schools: One (1) parking space '
for each classroom, plus one (1) parking space for each
five (5) students or one -half ('/2) of the additional parking
spaces for rooms used for public assembly as otherwise '
required by this section, whichever may be greater.
V -32
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7) Elementary schools, public or private: One (1) parking
space for each classroom, plus one -half ( %Z) of the parking
space requirement for rooms used for public assembly as
otherwise required by this section.
8) Private clubs, lodges, fraternal buildings, union halls: One
(1) parking space for each one hundred (100) square feet
of assembly hall and auditorium, or one (1) parking space
for each fifty (50) square feet of gross floor area occupied
by guests, customers, patrons, members or other
occupants, whichever may be greater.
' 9
Sanitariums, asylums, orphanages, convalescent homes,
' home for infirms: One (1) parking space for each five (5)
beds for patients.
' 10) Restaurants: First one thousand (1,000) square feet - one
(1) space per forty (40) square feet; portion between one
thousand (1,000) and five thousand (5,000) square feet -
' one (1) space per ninety (90) square feet; portion over five
thousand (5,000) square feet - one (1) space per sixty (60)
square feet.
Required parking for "open air seating" of a restaurant
shall be calculated at fifty (50) percent of the square
footage of said open air seating area.
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11) Shopping centers:
1) One (1) parking space for each two hundred
twenty-five (225) square feet of gross leasable area
in shopping centers with less than two hundred
thousand (200,000) square feet of gross leasable
area. One (1) parking space for each two hundred
(200) square feet of gross leasable area in shopping
centers with two hundred thousand (200,000)
square feet or more of gross leasable area.
V -33
12) Private court club: Five (5) spaces per court.
13) Theaters: One (1) space per three (3) seats.
14) Large office buildings:
a) Large office buildings shall be permitted to
calculate required parking using the following
formula: one parking space for each three
hundred(300) square feet for eighty (80) percent of
the gross floor area, one parking space for each two
hundred (200) square feet for twelve and one half
(12 %s) percent of the gross floor area, and one
parking space for each seventy -five (75) square
feet for seven and one half (7%2) percent of the
gross floor area. In addition, a credit of ten (10)
percent of the total parking requirement shall be
deducted from the actual number of spaces
calculated in the above formula.
b) Criteria: To qualify for parking calculations for a
large office building, it shall:
1) Contain a minimum of one hundred fifty
thousand (150,000) square feet for the total
gross floor area of the building,
2) Restrict the ultimate occupancy of the building
to a minimum of two thirds (2/3) office uses;
3) Exclude theaters.
c) Limitation: The parking calculations for each
occupancy of a large office building shall be made
on the basis of the percent of gross floor area given
the following ratios:
A minimum of eighty (80) per cent for permitted
uses otherwise requiring a 1:300 calculation.
V -34 I
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A maximum of twenty (20) percent for permitted
uses otherwise requiring more than a 1:300
calculation and further provided that within this
twenty (20) percent, only seven and one -half (7 %z)
percent shall be of the uses requiring a 1:75 or
greater calculation.
15) Calculating required parking spaces:
a) Uses not specifically mentioned: The requirements
for off -street parking for any unspecified uses in
this specific plan shall be the same as provided in
this section for the use most similar to the one
sought as determined by the RedHawk Specific
Plan Limited Development Review Committee. It
is the intent to require all uses except
grazing/ranching to provide off -street parking.
b) Fractional spaces: When units or measurements
determining number of required off -street parking
spaces result in requirement of fractional space,
any such fraction equal to or greater than one -half
('/2) shall require a full off -street parking space.
c) Mixed uses: In the case of mixed uses, the total
requirements for off -street parking shall be the sum
of the requirements of the various uses computed
separately, and off -street parking space for one use
shall not be considered as providing the required
off-street parking for any other use. However,
when a business which has been issued an
occupational license conditioned upon the
operation of the business only between the hours of
5:00 p.m. and 8:00 am., including all day holidays
and Sundays, the following parking credits shall
apply:
• Business may utilize up to sixty (60) percent
of the parking spaces required for the building
in which the business is located.
V -35
• Business within the designated master parking
area may utilize up to sixty (60) percent of the
parking spaces within one hundred fifty (150)
feet of the property line in the computation of
the off -street parking spaces required for the
business.
d) Measurements:
• Gross floor area shall mean the floor area
inside of the exterior walls excluding
elevators, stair wells, meter rooms and power
equipment rooms. In hospitals, bassinets shall
not count as beds, In stadiums, sport arenas,
places of worship and other places of assembly
in which occupants utilize benches, pews or
other similar seating facilities, each twenty
(20) lineal inches of such seating shall be
counted as one (1) seat for the purpose of
computing off -street parking requirements.
• In outdoor display areas for vehicle sales or
rental, only areas designated for vehicle
parking shall be measured. Driveway aisles
and landscaped medians are not intended to be
included in the measured area.
7. Use of parking facilities.
a) Permitted use: Parking spaces may be used for the intermittent
parking of licensed motor vehicles of employees, occupants,
owners, tenants or customers utilizing the building or use served
by said required parking space. Supplemental parking (parking
facilities provided but not required) may be used for any purpose
related to the use of the building it serves, subject to the
following:
b) Limitations on use of required parking facilities. The following
uses and activities shall not be permitted in required parking
facilities:
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' 1) Storage, repair or display of any vehicles, equipment or
merchandise.
' 2) Parking of vehicle, which, due to its size, shape, contents
or location creates an obstruction or public safety hazard,
' or which cannot be contained within a single designated
parking space.
t 8.
Off- street loading.
'
a) General provisions:
1) Adequate space for loading and unloading of materials,
goods or things, delivery and shipping, shall be provided
and maintained on the same plot as the building which it
serves.
2 Where an structure is enlarged or an use is extended, Y g Y d, the
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full amount of off - street loading space shall be supplied
and maintained for the structure or use. Where the use of
a structure or land or any part thereof is changed to a use
'
requiring an off-street loading space, such space shall be
supplied and maintained to comply with this specific plan.
'
3) For the purposes of this section, an off - street loading space
shall be an area at the grade level at least ten (10) feet wide
by twenty -five (25) feet long with fourteen -foot vertical
'
clearance. Each off -street loading space shall be directly
accessible from a street or alley without crossing or
entering any other required loading space, and shall be
arranged for convenient and safe ingress and egress by
motor truck and/or trailer combination. Loading spaces
'
shall also be accessible from the interior of any building it
is intended to serve.
1
b) Specifications: Off -street loading spaces shall be provided and
maintained in accordance with the following schedule:
1) For each retail store, storage warehouse, wholesale
establishment, campus park industrial, factory, market,
restaurant, funeral home, laundry, dry cleaning
V -37
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establishment or similar building or use which has an
aggregate gross floor area of.
Over 5,000 square feet but not over 25,000 square feet -1
space.
Over 25,000 square feet but not over 60,000 square feet - 2
spaces.
Over 60,000 square feet but not over 120,000 square feet -
3 spaces.
Over 120,000 square feet but not over 200,000 square feet
- 4 spaces.
Over 200,000 square feet but not over 290,000 square feet
- 5 spaces.
Plus for each additional 90,000 square feet over 290,000
square feet or major fraction thereof - 1 space.
2) Convenience store - 1 space.
3) For each multiple dwelling, resort, hotel or motel which
has a number of dwelling or hotel/motel units of:
25 to 50 units - 1 space
Over 50 to 200 units - 2 spaces
Over 200 units - 3 spaces
Such loading spaces shall not be located in the required
front yard.
4) For each auditorium, convention hall, exhibition hall,
museum, hotel, office building, sports arena, stadium,
hospital or similar use which has an aggregate gross floor
area of.
Over 20,000 square feet but not over 40,000 square feet - 1
space.
V -38
Plus for each additional 60,000 square feet over 40,000
square feet or major fraction thereof - 1 space.
The loading requirements for any unspecified use shall be that
which is required for similar specified uses.
c) Off-street loading facilities supplied to meet the needs of one use
shall not be considered as meeting off -street loading needs of any
other use.
d) No area or facilities supplied to meet the required off -street
parking facilities for a use shall be utilized for, or be deemed to
meet, the requirements of this article for off -street loading
facilities.
e
Nothing in this section shall prevent the collective, joint or
combined provision of off -street loading facilities for two (2) or
more buildings or uses, provided that such off-street loading
facilities are equal in size and capacity to the combined
requirement of the several buildings or uses and arranged as to be
usable thereby.
f) Plans for buildings or uses requiring off-street loading facilities
under the provisions of this section shall clearly indicate the
location, dimensions, clearances and access of all such required
off -street loading facilities.
1
V -39
11
L. UTILITY DEVELOPMENT STANDARDS
1. General Standards
1. All on -site and off -site sewers will be public (includes potential
ownership by a Community Facilities District) and will be designed and
constructed in accordance with the approved Sewer Master Plan and
Pima County Wastewater Management Department or other applicable
agency standards.
2. Most electric, telephone and cable TV shall be placed underground where
feasible and shall be designed and constructed in accordance with the
specific utility company standards.
3. Joint use utility easements and trenches shall be used as codes and
physical conditions on site permit.
4. The on -site and off -site potable water system shall be designed and
constructed in accordance with the approved Potable Water Master Plan
which provides for domestic services, fire flow and all storage
requirements. The design and construction shall conform to City of
Tucson Water Department or other applicable agency standards. Fire
hydrant locations will be coordinated with .appropriate fire service.
5. The reclaimed water system shall be designed in accordance with the
approved Reclaimed Water Master Plan and with City of Tucson
Reclaimed Water or other applicable agency standards.
6. Design of all utilities should provide extensions past the edge of
pavement where economically feasible for future connections.. I
7. Should the Design Certification Option currently being used by Pima
County be adopted for use by the individual utility companies, that option
will be available for use within Redflawk Specific Plan.
2. Estate Standards
8. Private sewer lift station may be used where terrain conditions dictate the
use of force mains.
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9. Joint utility trenches may be used for sewer, water, electric, gas,
telephone and cable TV with the approval of various agencies.
10. Fire flow hydrants may be reduced to 500 gpm based upon the Fire
Marshall approval and the use of individual sprinkler systems in each
residence.
10. If acceptable percolation rates are demonstrated, individual septic
systems will be allowed.
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M. DRAINAGE DESIGN STANDARDS
1. Major Washes
Within the property, Ruelas Canyon and Prospect Canyon Wash convey
flows in excess of 2000 cfs during the 100 -year event and, for the most
part, will remain natural as urbanization begins to encroach. However,
encroachment, enhancement and/or minor channel improvements may
occur within or adjacent to these natural channels.
Fill material may be used to reclaim an ineffective flow area along the
Prospect Wash, as shown on the Drainage Concept Plan (page IV -14).
This site is to be reclaimed for the installation of a City of Tucson 4 MG
water reservoir. Construction within or adjacent to these major washes
should be conducted with as little disruption to the natural environment
as is practical. Enhancement and encroachment of a major or minor
natural wash may occur, if the intent is to blend with the overall character
of the riparian community. Minor channel improvements may be
necessary to accommodate roadway, sanitary sewers, and other utility
crossings, or to stabilize those banks of the natural washes that are highly
susceptible to erosion. Along disturbed reaches, the natural vegetation
that does exist will be supplemented with similar vegetation types to
increase the overall stabilizing effect of the combined root systems. In
addition, artificial bank stabilization material (i.e., soil cement, rock
riprap, gabions) may be provided at the existing incised channel or within
the overbank area behind existing and/or supplemental vegetation. This
material will be designed to blend in with the natural character of the
area. The use of stabilizing material, as described, is meant to provide a
barrier between future developments and the dynamic banks.
2. Minor Washes
Those minor washes that (1) are relatively stable, (2) convey flows
between 1000 and 2000 cfs, and (3) contain their respective 100 -year
peak discharges within narrow (under 100% definable limits should
remain natural, be enhanced or artificially stabilized as is practical. Since
the quantity of runoff generated within the upstream watershed (generally
less than 1000 cfs during the 100 -year event) is generally not capable of
creating or sustaining those major riparian communities which are
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generally associated with major washes, channelization of these minor
washes may be an integral part of the drainage design associated with
individual developments.
Areas serving to convey local drainage (flows less than 1000 cfs during
the 100 -year event) may be channelized. Again, channel sections will be
stabilized using environmentally compatible materials, where practical.
During the preparation of detailed improvement plans, attempts will be
made to retain natural channel bottoms, but, channel bottoms may be
lined to control erosion, since it is possible that the associated watershed
will be urbanized to the extent that runoff is essentially sediment free.
Minor washes may incorporate golf course alignments and features.
3. Drainage Features
Detention/retention is not required within the Plan area under the
Regional Detention Plan concept (See Appendix I). The design of all
drainage features will follow standard engineering practice in accordance
with Pima County Transportation and Flood Control.
4. Erosion Hazard Setbacks
Erosion of channel banks during flow events must be considered with
design of improvements. Buildings will be setback from both natural
water courses and unstabilized engineered channel banks. All setbacks
must be in accordance with Pima County Flood plain and Erosion Hazard
Management Ordinance No. 1988 -FC2, or as approved by the Town
Engineer.
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N. GRADING STANDARDS
1. All development grading will be in conformance with PCDOT standards.
2. Should it be necessary to grade a site over ten (10) acres in area in excess
of one year prior to actual site construction, provisions can be made (such
as a bond) for potential revegetation should the graded site become a
problem.
3. Master Developer, assigns, or successors, or sub - developer will be
responsible for dust control until re- vegetation is re- established (per
Appendix J - Dust Control).
4. Grading and/or roadway improvement plan specifications shall include
and delineate the role of a registered soils engineer.
O. LANDSCAPE STANDARDS
A strong landscaping theme will emphasize community identity and contribute
toward community benefits. With careful planning, landscape standards can be
taken under consideration to protect viewsheds, maintain regional character, and
provide ease of maintenance. The primary concern of the RedHawk Specific
Plan has been to incorporate the use of drought tolerant and/or native species
adaptable to the climate zone, blending the designed landscape with existing
natural vegetation.
1. Landscaping adjacent to open space areas shall blend with existing native
vegetation.
2. Landscaping along pedestrian trails shall utilize native, drought tolerant
or naturalized plant materials.
3. Landscaping shall be used along individual project edges to soften the
view of urban development and achieve a transition from the natural to
the urban areas.
a) This landscaping criteria will apply for all sections.
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4. Perimeter landscaping in commercial VC/NMR, SC, MUC, and R
districts shall be required as a buffer for contiguous residential districts in
order to maintain community character.
a) Along adjacent right -of -ways a strip at least 10 feet in width
which conforms to standards outlined in 8, page V -39.
b) Along abutting property boundaries, a ten (10) foot strip along
commercial districts shall be required.
5. Loading dock areas shall be setback, recessed, and/or set back from
streets so as not to be visible from public throughways.
6. Modified major and minor washes shall utilize native riparian plants or
indigenous hydroseed coverage.
7. Revegetation of large disturbed areas, such as drainageways, through
seeding shall include a seed mix appropriate for the environment and soil
condition on site.
8. Required landscaping adjacent to street right -of -way in SC, MUC,
VC/MDR, and R districts. The portion of any off - street parking and any
other vehicular use areas shall be landscaped as follows in order to
maintain the character of a desert corridor.
a) A strip at least ten (10) feet in width located between the abutting
right -of -way and the off - street parking and any other vehicular
use area which is exposed to an abutting right -of -way, with the
exception of master parking areas.
b) All property other than the required landscape strip lying between
the right -of -way and off - street parking area or other vehicular use
area shall be landscaped with at least the minimum standard
requirements.
9. Streetscapes for ultimate roadway designs with 150' R.O.W.'s shall
include landscaped medians.
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10. Plants shall be selected from the Recommended Plant List. Plants not on
the recommended plant list may be used as accent material with approval
from Master Developer Design Review Committee.
11. Unpaved areas in
p public rights -of- -ways shall be planted and/or
hydroseeded with vegetation or appropriate inorganic groundcover, such
as decomposed granite.
12. Landscaping at all private entryways and public intersections shall
maintain clear views for traffic safety and protect signage.
a) When an access way intersects a public right -of -way, or when the
subject property abuts the intersection of two (2) or more public
right -of -ways, all landscaping within the triangular areas
described below shall provide unobstructed cross - visibility at a
level between thirty(30) inches and six (6) feet, provided that they
are located so as not to create a traffic hazard, with the following
exceptions:
1. Trees, shrubs or palms having limbs and foliage trimmed
in such a manner that these do not extend into the cross -
visibility area. Every effort will be made to keep the
vegetation trimmed in a manner that reflects their native
shape.
2. No landscaping other than grass or natural ground cover
shall be permitted in the public right -of -way without
approval from the Master Developer Design Review
Committee.
b) Any landscaping located within the triangular areas described
herein shall be maintained to the standards set forth so as not to
create an obstruction.
13. Parking area interiors in the VC/MDR, MUC, SC, and R Districts shall
be subject to the following standards:
a) Amount of interior landscaping required: off - street parking areas
shall have at least ten (10) square feet of landscaping for each
parking space, excluding these spaces abutting a perimeter for
which landscaping is required by other sections hereof, and
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excluding all parking spaces which are directly served by an aisle
abutting and running parallel to such a perimeter. Other vehicular
use areas shall have one (1) square foot of landscaping for each
one hundred (100) square feet or fraction thereof of paved area.
b) Minimum size and dimension of each landscaped area: each
separated landscaped area shall contain a minimum of seventy -
five (75) square feet. The minimum size of a planter island must
be five (5) feet wide by fifteen (15) feet deep. The area shall
include at least one (1) tree with the remaining area landscaped
with shrubs, ground cover or other authorized landscaping
material not to exceed three (3) feet in height.
14. Golf courses will be designed per the Arizona Department of Water
Resources water useage standards.
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P. SIGN STANDARDS
The purpose of sign standards is to establish a framework of comprehensive
guidelines that inform, direct and reflect the RedHawk Specific Plan community
character. The sign standards contained herein shall apply to all the various land
developments within the Specific Plan area. It is intended that the uniform
application of these provisions, in conjunction with the recommended character
development guidelines in section VI, Design Guidelines, will provide the
structure for an integrated visual character and continuity throughout the
buildout of the Plan area.
For purposes of this Specific Plan, the definitions contained in Title 16, Town of
Marana Development Code, shall apply.
1. GENERAL STANDARDS
a) All signs shall be approved by the Marana Zoning Administrator
in accordance with the regulations of the Marana sign code, Title
16 of the Development Code, and the standards of this Specific
Plan.
b) All light sources, either internal or external, provided to
illuminate signage shall be placed or directed away from public
streets, highways, sidewalks or adjacent premises so as not to
cause glare or reflection that may constitute a traffic hazard or
nuisance.
c) All signage shall be designed free of bracing, angle -iron, guy
wires, cables or similar devices.
d) The exposed backs of all signs visible to the public shall be
suitably covered, finished, properly maintained or screened by
landscape planting.
e) All signs shall be maintained in good repair, including display
surface, which shall be kept neatly painted or posted.
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f) The height of the vegetation shall be restricted so as not to block
regulatory signs.
g) Any sign which does not conform to the provisions contained
herein shall be made to conform or shall be removed.
2. DIRECTIONAL SIGNAGE
a) Signage location approval shall be made by the Town Engineer
contingent upon the fording that the geographic location of, or
access to the use identified creates a need for directional signs not
satisfied by other signs permitted herein.
b) Directional signage may be located offite and offsite provided
they are not located within the public right -of -way. The number
of such signs shall be determined on a case -by -case basis for each
planning areas as submitted for development plan review.
3. ENTRY SIGNAGE
a) Entry signs shall be integrated with the community's character and
the design is subject to approval by the Town Zoning
Administrator.
b) The Specific Plan entry monumentation signs are permitted at key
entry points and intersections as identified on Exhibit IV -27,
Landscape Plan.
1) Monumentation signs shall not exceed eighty (80) square
feet per side, with a maximum of two sides, or a total
square footage of one hundred sixty (160) square feet.
2) Such signs shall not exceed a maximum height of five (5)
feet, measured vertically from the base of the sign to top of
sign, excluding pilasters.
4. COMMERCIAL SIGNAGE
a) No signs shall be installed on or above any roof.
V -49
b) Projecting business signs shall not rotate, move or simulate
motion in any way.
5. TEMPORARY SIGNAGE
a) All temporary signage shall be approved by the Town Zoning
Administrator and shall require a sign permit.
b) Banners, flags, and other temporary signs announcing openings,
etc. shall be allowed for a non - renewable period of thirty (30)
days, subject to approval of a temporary sign permit from the
Town Zoning Administrator.
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Q. NATIVE PLANT STANDARDS
Plant preservation and/or salvage shall be outlined at the time of final platting.
The RedHawk Conservation Plan approved by the Town of Marana shall act as
the guiding document regarding protected plant species for the Specific plan area
and Native Plant Law requirements
R. HELISTOP STANDARDS
1. Primary Permitted Use:
Helistop landing site use shall be permitted only in the zoning districts in
which they are specifically permitted and only when approval, on a use
by use basis, has been granted by the Master Developer Design Review
Committee, subject to the following procedures:
a) A plan must be submitted and reviewed by the Master Developer
Design Review Committee.
b) Notice must be given to the owners of property within a one
thousand foot (1,000') radius of the plot upon which the proposed
site is to be located at least ten (10) days prior to a hearing before
the Master Developer Design Review Committee.
2. Upon approval by the Master Developer Design Review Committee,
submit permit application to the Town of Marana for approval through
the process.
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VI. DESIGN GUIDELINES
A. INTRODUCTION AND PURPOSE
The following guidelines have been prepared for the RedHawk Specific Plan.
They have been organized for publication as a separate non - regulatory
document. The Design Guidelines serve as an overall guidance for the refined
design and development of each phase of the project.
1. Purpose
The Design Guidelines provide the framework for quality design,
expressing the desired character of future development. They address
common community features such as site planning, architecture,
circulation, landscape, open space and recreation, and signage.
The purpose of the guidelines are to establish development criteria and
assure a cohesive community character and appearance with
environmental compatibility.
The objectives are:
• To serve as design criteria for use by planners, architects,
landscape architects, engineers and builders.
• To provide guidance to the Master Developer and Builder in the
review of future development projects in the Specific Plan area.
• To provide a viable framework which will achieve the plan's
quality objective.
It is not the intent of the guidelines to limit the creativity of designers.
Individual project identity is encouraged while providing community
continuity.
VI -1
2. Setting'
The RedHawk Specific Plan, in northern Pima County, is at the base of
the Tortolita Mountains. The Mountains serve as both the setting and
backdrop for the properties. To the south, there are spectacular
panoramic views of the Tucson Basin.
The natural setting of the Specific Plan area includes 17% of the property
with slopes greater than 4:1. The steeper slopes are on the northern and
northeastern portion of the site. The northern boundary of the site
contains the mouth of Ruelas Canyon and the Ruelas Wash.
The RedHawk Specific Plan is a 3220.0 acre masterplanned community.
The mixed land use development is planned for residential, commercial,
campus park industrial, recreational, and resort use. More than 17% of
the property will be maintained as natural open space. These include the
scenic hillsides and natural arroyos.
3. Guideline Framework
The Design Guidelines address two levels of planning and design:
• Community scale
• Secondary village scale
Streetscapes and project edges are the most visible elements within a
masterplanned community. TheRedHawk Specific Plan Community is
initially established by the entry monumentations, along two major
circulation routes, RedHawk Boulevard and Thornydale Road, and the
major open space drainageways. Integrating landscape treatments,
village theme walls and signage aides in achieving an overall community
identity.
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Individual projects, the separate developments which comprise the
community as a whole, include residential, commercial, resort and
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recreational uses. Each project should have an individual identity
communicated through its architectural style, product type, and landscape
treatment.
B. COMMUNITY CHARACTER
Community character is created through site location along with development
sensitivity within the natural parameters. Land use definitions, along with major
circulation routes, begin to convey the essential character and complex
interrelations between the environment and the development.
1. Land Use
Located at the base of the Tortolita Mountains, the Specific Plan area and
surrounding area is presently undeveloped. There is a strong Sonoran
Desert character in this area created by the indigenous vegetation,
geology and arroyos. It is the intent of the masterplanning of this
community to maintain the regional flavor through a desert ranch style
development blending into the existing landscape.
The RedHawk Specific Plan area will be developed as a masterplanned
community with mixed -uses. It will include medium to large single -
family residences, a commercial core with pockets of neighborhood
commercial, campus park industrial, a resort, and open space areas
containing active and passive recreational opportunities.
The following design guidelines have been developed to ensure style,
landscaping, fencing and road design appropriate for the desert ambiance.
This, when combined with the large areas of open space and natural
vegetation will produce a community in character with the surrounding
properties.
2. Circulation
A clear hierarchy of streets and consistent design quality of public rights -
of -ways will be developed and maintained to attain a circulation
cohesiveness. The circulation concept will provide a strong community
structure and identity.
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The Circulation Plan will be strengthened by the Design Guidelines. This
entails focusing on the primary entry road, secondary entry road, and
neighborhood streets, see Exhibit IV -11 Circulation Plan.
RedHawk Boulevard and Thornydale Road are the primary entry roads
to the RedHawk Specific Plan.area. They provide access to the Plan
area from the south off of Tangerine Road and eventually from Interstate
10 to the west. RedHawk Boulevard is planned as the future outer loop
roadway in Marana and will connect the project with Interstate -10 to the
west. This roadway will have a 150' R.O.W.
3. Recreation/Open Space
A key component to the character of this community is the substantial
amount of open space. Approximately 1140 acres will remain in open
space providing a natural backdrop for the community.
C. SITE PLANNING GUIDELINES
1. Objectives
The overall image for the RedHawk Specific Plan development is to
create buildable pads while retaining the underlying integrity of the
landform. The main goal of the site planning guidelines are to take
advantage and maximize views on and offsite, provide a sense of
community, and honor the present development character of the area.
The Master Developer Design Review Committee has the responsibility
for implementing these Guidelines.
The following objectives form the basis for these guidelines:
• To encourage site planning sensitive to the topography, natural
drainage, existing vegetation, and views.
• To respond to governmental standards and respect the privacy of
offsite property owners.
• To create a cohesive community while allowing individual
development identity.
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• To provide a variety of housing types responding to existing
natural features and having the flexibility to respond to changes
in market demand.
• Provide community delineation and a sense of community
security through the use of walls and monumentations..
The following guidelines in this section addresses the aesthetics of site
planning and grading concerns.
2. Site Planning
Site planning addresses the proper placement of buildings, roads and
services within the site. This requires an understanding of existing
drainage patterns and terrain, building form, and orientation.
• Stabilized drainageways, if lined, should use naturalistic
materials.
• Building mass should be simple in form.
• Building placement on adjoining parcels along a street should be
varied to create a more interesting streetscape.
• Clusters of buildings should be of similar scale and mass with one
"key" building or element which stands out from each cluster.
VI -5
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3. Grading
The key concepts in grading are to integrate buildable parcels with the
existing topography and to maximize views from building pads while
maintaining a low visual impact from surrounding properties.
• The grading of the site terrain should conform to the natural
topography as much as possible, resulting in a smooth transition from
the natural grade to the developed pad.
• Grade new banks with rounded forms to blend into the natural terrain.
• Building envelopes will be established on estate lots. Areas outside of
this building envelope within the lot will be part of the conservation
easement.
BLEND WITH NATURAL LANDSCAPE -
ESTATE LOTS.
Rounded Transitions
I
Proposed Grade
Existing Grade
-aw
\ Rounded Transitions
VI -6
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• Graded slopes should provide flowing edges which reflect natural
rounded terrain.
• In estate lot areas, design structures to conform to hillsides and
minimize terracing.
• Site grading design should complement and reinforce the
architectural and landscape design character, helping to screen
parking, loading and service areas, reduce the perception of height
and mass on larger buildings, and provide elevation transitions
contributing to the efficiency of onsite and offsite movement
systems.
• Grading for development pads should follow the contours of the
existing underlying landform when possible. Mass grading, in
estate lot areas which can alter the integrity of the landform,
should be avoided if possible. Mass grading is permissible in
areas greater than 2 residences per acre.
ROUND CREST & TOE OF SLOPE - ESTATE LOTS
ROUND CREST NL
lt,I ���� ♦ .+ NATURAL GRADE
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*Provide smooth transition from graded slope to N.
natural terrain. round crest & toe of slope
with vertical curves.
*Plant material of varying (onn & density to conceal
and soften slope plane.
VI -7
D. LANDSCAPE GUIDELINES
1. Objectives
An overall landscape theme will unify and reinforce the open space and
circulation components of the RedHawk Specific Plan Community. The
Landscape Guideline objectives are:
• Establish a landscape hierarchy for treatments of primary,
specialty and secondary entries, primary and secondary streets,
and neighborhood streets.
• Establish landscape design guideline for project design.
• Establish a plant palette for use in public rights -of -way, streets,
and setbacks.
The RedHawk Specific Plan landscape theme encourages the Sonoran
Desert character, including riparian vegetation along the drainageways.
This character is reinforced through the coordinated design and choice of
landscape and paving materials, see Exhibit IV -30, Landscape Concept
Plan. To achieve the desired uniformity, landscape guidelines are
provided for:
• Entries and Intersection
• Streetscapes
• Open Space/Recreation
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2. Entries and Intersection
a community Entry (Primary Entry Statement)
The community entry should create a distinct sense of entry,
identity, and landscape character for theRedHawk Specific Plan.
There are two community entries within the Specific Plan area:
1. RedHawk Boulevard along the eastern boundary
2. RedHawk Boulevard /Tangerine intersection, at the south.
An entry zone should be defined and receive special landscape
treatment to emphasize and contrast it with the surrounding environment.
These specialty components create the sense of entry by framing the
roadway at these points with the architectural elements and/or mass of
trees to form symbolic gateways. Clear views for traffic safety and
project signage must be maintained.
The primary entries to the project shall accommodate entry signs, accent
trees, hedges, and/or groundcovers.
TYPICAL MAJOR ENTRY STATEMENT
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O�d/Ann.Y Cobr
wix 6+r.Ke Squge
A= 9W Tees
VI -9
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The secondary entries shall have similar treatments as the primary
entries but smaller in scale. These entries are into individual
development projects, residential or commercial, within the
Specific Plan area.
er
There is one specialty entry monumentation within RedHawk
Specific Plan. It is at High Pass Road, north of the Thomydale
Extension. The monumentation shall reflect the character of the
individual development and be smaller in scale than the primary
entry statement.
The Ruelas Canyon Road/ RedHawk Boulevard intersection shall
have an enhanced landscape treatment.
MAJOR INTERSECTION TREATMENT
' "Building /Perking Free Area
Cluster of Drought Tolerant RWiimen Trees
.� Drought Tolerant Foreground Planting
lahmw
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3. Streetscapes
Streetscapes and project edges are the most visible developed
elements of the RedHawk Specific Plan. RedHawk Boulevard
and Thornydale Road will serve as the transportation spine within
the community and requires landscape design continuity.
The landscape character should be of an enhanced desert corridor.
Secondary streets shall be similar in character as the primary
roads, smaller in scale and without medians.
LANDSCAPE SUF i 1 ' 1 �
Neighborhood streets shall receive consistent treatment within
each individual development. Efforts should be made by
individual builders to integrate with the community streetscapes.
VI -11
4. Open Space/Recreation
Open Space corridors shall maintain and/or be enhanced with native plant
materials found within those areas. Where unchanneled open space areas
abut more intensive land uses, a richer landscape treatment should be
designed with an increase in plant materials. Natural undisturbed open
space areas will not be disturbed or graded with the exception of
necessary road & utility crossings.
VI -12
E. ARCHITECTURAL GUIDELINES
Architectural Guidelines are provided to ensure the integration of buildings with
the natural setting and to maintain a cohesive community character.
1. Objectives
The character of the RedHawk Specific Plan is based on influences of the
climate and historical settlements. It is architectural design that is most
prominent in the built environment. The following architectural
guidelines are to establish parameters, while encouraging variety, for
development of residential and commercial neighborhoods. The
objectives are:
• Establish architecture design criteria to achieve the desired
external building form, materials and appearance.
• Reflect function of uses through architectural form.
• Encourage and utilize a high quality and variations of the
Southwestern style.
2. Commercial
Contemporary commercial building architecture provides exciting
opportunities to create quality commercial neighborhoods with historical
ambiance. The commercial core is located north of Tangerine Road,
along RedHawk Boulevard.
• All visible elevations of a building shall receive adequate
enrichment.
VI -13
Buildings with varied front setbacks are strongly encouraged.
r� '� ' 4• i c n "
Building forms should be of simple geometry with traditional
rectangular forms.
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Appropriate building materials include:
• Brick
• Masonry
• Stucco
• Adobe
• Concrete Block
Other materials should be used in small quantities only for accent.
VI -14
VARY BUILDING EDGES
• Predominant colors should be earthtones, such as browns, red -
browns, and tans. Exceptions must have prior approval of the
Master Developer Design Review Committee.
• Recesses that create interplay of light and shadow, covered
walkways, colonnades, arcades, and openings that create interest
are encouraged
• Electrical transformers located outdoors on the site shall be
screened from view with landscaping when possible.
• All changes to the exterior of any of the buildings or yards must
have prior approval of the Master Developer Design Review
Committee.
3. Residential
The theme for the residential uses within the RedHawk Specific Plan
area is Southwestern. Architectural designs which complement this style
are encouraged. This theme adapts to and integrates with the existing
environment.
• Residential homes should be of simple geometry with traditional
rectangular forms.
• Residential buildings should have shadow reliefs such as offsets,
popouts, overhangs, and recesses.
VI -15
• Fully recessed openings are encouraged, although plaster
projections and projecting windows may be used to add
articulation to wall surfaces.
• Appropriate materials include:
• Stucco
• Brick
• Masonry
• Predominant colors should be derived from the desert
environment.
• Accent colors should be desert accent colors of wildflowers in
bloom, sunrises, sunsets.
• Feelings of open space within the development can be achieved
through design devices such as curving streets, orienting road
axes to open areas and vistas.
4. Individual Development Theme Wall
Walls built around individual developments provide individual project
identity but should also be consistent with community character.
• The walls should be solid or semi -open in design and typically be
three (3) to six (6) feet in height.
• The wall should be constructed of material similar to the building
materials, including stone, and be consistent throughout each
individual development where possible.
• Semi -open walls should be constructed of such materials as stone
pilasters with brick caps or similar materials that portray the
image of the area.
VI -16
SIGNAGE GUIDELINES
1. Objectives
Signage is an important element within a community, providing a sense
of identity and visual linkages. It can reflect an image of quality through
the style of graphic communication for residents and visitors. The
hierarchy of facilities and informational importance directing residents
and visitors can be achieved through a consistent standard of signage
style and scale.
Individual development projects within the Specific Plan area are each
portions of the whole community and contributes significantly to the
visual image of theRedHawk Specific Plan community. The Signage
Guidelines will provide the basis for an integrated visual character and
continuity throughout the Specific Plan build -out.
The objectives are:
• Provide entry signs to the Community.
Establish parameters for individual project entry signs.
• Establish a hierarchy of sign sizes, colors, and materials relative
to the importance of the information.
2. Materials /Color Scheme
An effort should be made to achieve consistency between building style
and sign design. In all cases, signage should reinforce the Southwestern
image. The message a sign conveys is affected by the materials and
colors used in combination with one another.
Color schemes for signage should relate to other signs, graphics and color
schemes in the vicinity to achieve an overall sense of identity.
Appropriate colors are the same as those stated in the Architectural
Guidelines.
I VI -17
F.
SIGNAGE GUIDELINES
1. Objectives
Signage is an important element within a community, providing a sense
of identity and visual linkages. It can reflect an image of quality through
the style of graphic communication for residents and visitors. The
hierarchy of facilities and informational importance directing residents
and visitors can be achieved through a consistent standard of signage
style and scale.
Individual development projects within the Specific Plan area are each
portions of the whole community and contributes significantly to the
visual image of theRedHawk Specific Plan community. The Signage
Guidelines will provide the basis for an integrated visual character and
continuity throughout the Specific Plan build -out.
The objectives are:
• Provide entry signs to the Community.
Establish parameters for individual project entry signs.
• Establish a hierarchy of sign sizes, colors, and materials relative
to the importance of the information.
2. Materials /Color Scheme
An effort should be made to achieve consistency between building style
and sign design. In all cases, signage should reinforce the Southwestern
image. The message a sign conveys is affected by the materials and
colors used in combination with one another.
Color schemes for signage should relate to other signs, graphics and color
schemes in the vicinity to achieve an overall sense of identity.
Appropriate colors are the same as those stated in the Architectural
Guidelines.
I VI -17
3. Entry Signage
Entry signs include community entry signs, individual development entry
signs and commercial/office identification signs.
Appropriate material reinforcing the Southwestern Territorial image may
include stone, brick, masonry, and stucco.
Community entry signs shall be provided by the Master
Developer. These signs should be large in scale, monument type
sign, creating a major statement.
• !• 1 ' •
Individual project signs shall be similar to the community entry
signs but smaller in scale. They should reflect the specific design
of the architecture and theme wall for that project.
•1111 • j 74 •- M r Sr R •1 a!
Commercial/Office Identification signs shall be similar in
character to the community entry signs but smaller in scale. They
should reflect the specific design of the architecture.
4. Directional Signage
Directional signs should direct a visitor to his/her destination in a
safe, convenient and efficient manner. Signage should identify
both the destination (facility, visitor parking, etc.) and direction of
travel. Direction may be indicated by arrows or other symbols, or
by sign placement.
VI -18
Traffic and regulatory signs must meet county /state standards for
face size, face design, reflective qualities, height and other
uniformities which make them instantly recognizable as traffic
signs.
5. Signage Lighting
The quality of signage lighting should relate to the character that is
intended for the area. Sign illumination should not cause a glare or
illuminate adjacent sites to the extent possible. Signage may be
illuminated by uniform external ground lighting sources. Light fixtures
should be well integrated with the design and color scheme of the sign
using appropriate design, color and lighting hardware.
G. SITE LIGHTING
The lighting concept for the RedHawk
� g p Specific Plan area should be subdued
and discrete in keeping with the desired character of the development. Lighting
should provide adequate visibility for security and safety. Reduction of onsite
and offsite glare should be a prime consideration by strategically placing lights
to minimize glare off -site. Simple fixtures should be chosen to blend into the
streetscape.
The hierarchy of illumination for streets, entries, and individual projects should
be clear. The intent is to respond to the varied land use and street edge
conditions and avoid monotonous lighting levels and patterns.
• Street lighting fixtures should incorporate cut -off shields to focus, � g rp us, as
much light as is possible, down on roads and walkways.
• All exterior building lighting should use energy conserving lamps.
i]
VI -19
vn. SPECIFIC PLAN IMPLEMENTATION
I A. Purpose
Development will be implemented in conformance with the regulations and
guidance contained within the Specific Plan. This section contains the procedures
for administration of the provisions contained herein, including a Phasing Plan for
the development of the proposed planning areas.
Additional information covered in this chapter pertains to general administration,
subdivision, amendment procedures, and the linkage between these elements. In
addition, the Redhawk Specific Plan shall be implemented through the subdivision
or plat process. The subdivision process will allow for the creation of lots as plat
maps which will allow for implementation of the project phasing. During the
subdivision process, decisions on grading, re- vegetation, and other matters are
appropriately made. These decisions are not able to be made during the specific
plan process since the end product is not known.
For the purpose of identifying those responsible for implementation of the
improvements for the Redhawk Specific Plan area, two entities must be identified.
These are the master developer and the builder.
The master developer is the entity responsible for insuring that the basic
infrastructure facilities are planned and constructed to serve the development areas
within the Redhawk Specific Plan.
The builder is the purchaser of a development area, or portions of a development
area, who will either build or provide for building within their areas of ownership.
B. Phasing Plan
' The Redhawk Specific Plan will generally be developed in two phases. This will
allow an adequate level of infrastructure to be built to provide offsite infrastructure
and flexibility onsite to respond to market forces.
VII -1
The first phase provides the initial infrastructure backbone of the project. It is
during this phase that a significant level of infrastructure for the project will be
completed.
C.
Sewer, water facilities, streets, drainage and grading that will serve the project will
be constructed and extended as necessary to meet the requirements of the phased
build -out of the project.
Implementation of the Redhawk Specific Plan shall be the responsibility of the
master developer, the builders, or Community Facility District except as noted. The
master developer shall be responsible for engineering and implementation of the
major infrastructure systems. The major inf a ructure systems are defined as those
systems which are necessary to provide for development of the individual
development areas. The builder is responsible for implementation of those facilities
within each of the development areas, and ancillary facilities within the
infrastructure system that would be damaged or destroyed by secondary
development if installed by the master developer.
Minor modifications in the boundaries and acreage of planning areas or adjustments
because of final road alignments and drainage will occur during technical
refinements in the plat map process and shall not require an amendment to the
Specific Plan. Maximum dwelling units per cumulative planning area will not
thereby be affected. The Redhawk Specific Plan residential dwelling unit
maximum shall be 13,362 dwelling units.
Monitoring Program
There will be a Specific Plan Monitoring Program to assure that development is
progressing as indicated within this Specific Plan. The monitoring program for this
Specific Plan will serve two functions. The primary function is to establish a
system to monitor the phasing of development and the implementation of
corresponding required infrastructure. This information can then be compared with
development that is occurring on a regional scale. The secondary function of the
monitoring program is to establish a system whereby periodic adjustments in
density and dwelling unit types within the project planning area may be
accomplished and documented. The monitoring program effectively establishes an
accounting system to insure that all changes, upon approval, are properly recorded
at the scale of the total project and each planning area reflected in this Specific Plan
see Exhibit VII.C.1.
VII -2
1
D. Development Review Procedures
The Specific Plan shall be implemented through the review and approval process of
final plats by the Town of Marana and through the Town of Marana building permit
approval process (See Exhibit VILD.1 and VILD.2). The final decisions on grading,
drainage, final road alignment, revegetation and other development matters will be
made at the final plat approval stage of development. Prior to this stage, there is no
adequate information on which to make the necessary decisions and the impact of
the market cannot be adequately determined.
The review process shall also include the master developer as follows: No structure,
including, but not limited to signs, shall be commenced, erected, improved or
altered, nor shall any grading, excavation, tree removal or any other work which in
VII -3
Project monitoring deals with phasing of development and the implementation of
corresponding required infrastructure. This program will ensure that the required
infrastructure is in place at the completion of each phase. The phasing plan is
responsive to the needed facilities and services for each level of development. Each
phase has a corresponding monitoring sheet which indicates required facilities and
services to be completed with the phasing of planning areas.
In order to accommodate possible changes and to insure conformance with adopted
Specific Plan, the following provisions shall guide and govern incremental
allocation and provision of residential dwelling units within the project area.
1. The overall assigned dwelling unit yield of 13,362 residential dwelling units
and 800 1,600 hotel/motel rooms shall not be exceeded.
2. A final plat shall be submitted to the Town for review and approval by the
Zoning Administrator and the Town Council prior to development occurring
in any development area where platting is required. Such plats shall be
consistent with this Specific Plan.
3. All drafts of such tables and the final approved version shall be identified by
a revision date located in the official Town file on this Specific Plan. Said
table shall be a part of the adopting ordinance.
4. The Town shall cause to be established and maintained an official project
file "Redhawk Specific Plan", which contains an original and certified copy
of every revision to the Specific Plan, including a record of dwelling unit
potential remaining in each development area.
D. Development Review Procedures
The Specific Plan shall be implemented through the review and approval process of
final plats by the Town of Marana and through the Town of Marana building permit
approval process (See Exhibit VILD.1 and VILD.2). The final decisions on grading,
drainage, final road alignment, revegetation and other development matters will be
made at the final plat approval stage of development. Prior to this stage, there is no
adequate information on which to make the necessary decisions and the impact of
the market cannot be adequately determined.
The review process shall also include the master developer as follows: No structure,
including, but not limited to signs, shall be commenced, erected, improved or
altered, nor shall any grading, excavation, tree removal or any other work which in
VII -3
any way alters the exterior appearance of any structure or area of land within the
Redhawk Specific Plan area unless it has been approved in writing by
MasterDeveloper Design Review Committee. A plan shall be required to be
submitted to the Master Developer Design Review Committee (D.R.C.) before
applying to the Town of Marana for any development approval for all development
within the Specific Plan area requiring a building permit in accordance with the
Town of Marana Building Code. Review by the Master Developer Design Review
Committee will not be required for interior alterations where there is no square
footage increase or use intensification. a
All proposed projects and subdivisions within the Specific Plan area shall be
required to submit all plans to the Master Developer Design Review Committee for
approval prior to submittal to the Town of Marana for approval and permitting.
The plan review procedure will:
1. Ensure consistency with the Specific Plan, the General Plan and all
implementing ordinances.
2. Promote the highest contemporary standards of site design.
3. Adapt to specific or special development conditions that occur from time to
time while continuing to implement the Specific Plan.
4. Facilitate complete documentation of land use entitlements authorized and
conditions pertinent thereto.
5. Adapt to substantial changes that may occur with respect to the
circumstances under which the project is undertaken.
Procedures
Final plat and improvement plans shall be submitted to the Town Zoning
Administrator and Town Engineer for review and comment, alternatively, the
Master Developer Design Review Committee may elect to utilize for improvement
plans only, the improvement plan approval process (Exhibit VII.D.2) as defined
herein. During the improvement plans approval process, an "on- the - board" round
table review with Town staff is required at two points in the process. Minutes of the
meeting shall be taken by the developer that reflect the decisions made by the
attendees and distributed at the end of the review meeting. Applicants are
encouraged to submit preliminary plans for review and comment prior to the
preparation of a final plat.
Applicants should insure that they have obtained a copy of the design guidelines
contained within the Specific Plan. This will assist the developer in achieving
consistency with the Specific Plan and generally facilitate a quality project.
VII4 1
Upon determination that the plat complies with the provisions of the Specific Plan
and the review factors described in the design guidelines, or with recommendations
which shall be submitted along with the development plat to the Town Council at
the earliest possible regular meeting, the Town Council shall approve, conditionally
approve, or if not consistent with the Specific Plan, modify or deny the application
for plat approval.
VII -5
E. General Administration
The Redhawk Specific Plan shall be administered and enforced by the Town of
'
Marana and the Master Developer Design Review Committee, in accordance with
the provisions found within the Redhawk Specific Plan.
F. Subdivision
Title 6. Subdivisions of the Town of Marana Development Code, as adopted on
May 14, 1984 and all amendments to the Development Code approved by the Town
Council prior to April 1993, shall apply to all development within the Specific Plan
area required to obtain approval of subdivision maps except where in conflict with
this Specific Plan. In areas of conflict, the Specific Plan shall supersede the Town
of Marana Development Code. The subdivision process will allow for the creation
of lots through the approval of final plats which will allow for implementation of the
phasing plan. Review by the Town Planning Commission is not required and
submission of tentative plats and preliminary plans are optional and not required.
The maximum review times for final plat approval is 60 days, building permits for
residential is 45 days, others are 60 days; plan review for roads and utilities is 30
days. The Town Council shall continue to consider the recommendation of the
Town staff including the Zoning Administrator and Town Engineer before taking
any action under the terms of this Specific Plan as provided for in Title 6 of the
aforementioned Code. Review and approval of subdivision maps will set forth the
various conditions necessary to ensure the improvement of streets, adequacy of
parks and school sites, utilities, drainage and other services.
VII -5
G. Amendment Procedures
In accordance with the Arizona Revised Statutes, Section 9- 461.09, Specific Plans
shall be adopted and amended by resolution or ordinance. This plan is adopted by
ordinance and may be amended as necessary, in the same manner it was adopted, by
ordinance.
VII -6
Exhibit VII.C.1: Monitoring Table
VII -7
Exhibit VII.D.l: Plat and Development Plan Approval Process
PRELIMINARY DEVELOPMENT PLAN REVIEW
WITH TOWN STAFF
FINAL PLAT OR DEVELOPMENT PLAN SUBMITTAL
MASTER DEVELOPER -
DESIGN REVIEW COMMITTEE
I APPROVE
I TOWN STAFF REVIEW
DENY I I APPROVE
I TOWN COUNCIL
DENY APPROVE
I RECORDING
VII -8
1
Exhibit VII.D.2: Improvement Plan Approval Process
PRELIMINARY DEVELOPMENT PLAN REVIEW
WITH TOWN STAFF
' IMPROVEMENT PLAN SUBMITTAL
MASTER DEVELOPER DESIGN REVIEW COMMITTEE
Pre- design conference with Town Engineer
I Design Engineer begins Improvement Plan
with certification statement on cover sheet
* "On -Board Round table review @
30% design stage with Town staff
* "On -Board Round table review @
85% design stage with Town staff
I Design Engineer files completed I
Improvement Plan with Town
Certification compliance letter issued by Town
Engineer prior to Town Council Plat approval
Contractor applies for Construction Permit
DENY I I APPROVE
* 24 hour turn around required
VII -9
91
APPROVE
APPROVE
Design Certification Process
(Subdivision Improvements)
TOW IMPROVEMENT
'
Town approved list of
P LAN PROCESS
qualified consultants
Design Engineer files design
TOWN STAFF REVIEW
T
certification option with Town
� I
Pre- design conference with Town Engineer
I Design Engineer begins Improvement Plan
with certification statement on cover sheet
* "On -Board Round table review @
30% design stage with Town staff
* "On -Board Round table review @
85% design stage with Town staff
I Design Engineer files completed I
Improvement Plan with Town
Certification compliance letter issued by Town
Engineer prior to Town Council Plat approval
Contractor applies for Construction Permit
DENY I I APPROVE
* 24 hour turn around required
VII -9
91
VIII. APPENDIX
A. Legal Description
B. Cultural Resources Management Plan Outline
C. Soils Testing Report
D. Recommended Landscape Plant Palette
E. Tumamoc Globeberry Assessment
F. Utilities Responses
G. Specific Plan Application
H. Traffic And Roadway Width Analysis
I. Drainage Alternatives For The Specific Plan
J. Dust Control
K. Improvement Plan: Design Certification Option
L. Construction Certification Option
M. Archaeology Certification,
N. Limited Partnership Aggrement - Tortolita -Moore I
O. Precise Map
P. Tortolita Road Map - Tangerine/Moore
Q. Resolution No. 89 -31
R. Annexation Development Agreement
S. Ruelas Canyon Site - Development Capability Report
T. Bajada Site - Development Capability Report
U. Traffic Analysis - RedHawk Specific Plan
VIII - I
F 1
i
11
APPENDIX A
JERRY A. COLLINS
PRESIDENT
RAUL FCO. G. PI P.E.. R.L.S.
GENERAL MANAGER
PATRICK R. LAIRD. R.L.S.
MANAGER. FIELD SERVICES
WILLIAM J. GINGLES. R.L.S.
CONSTRUCTION MANAGER
Collins — Pina Consulting Engineers, Inc.
630 East 9th Street, Tucson. Arizona 85705 (602) 623 -7980
d
LEGAL DESCRIPTION
A portion of Sections 24, 26 and 35, Township 11 South, Range 12
East; all of Section 25, Township 11 South, Range 12 East; and a
portion of Section 19, Township 11 South, Range 13 East, Gila &
Salt River Base & Meridian, Pima County, Arizona, being more
particularly as follows;
� nn�C QS�li
Beginning at the Southeast
corner of said Section 35, said point
27 minutes, 00 seconds East, a
being the TRUE POINT OF BEGINNING;
'
of 1,324.72 feet to-the East
line of said Section 26;
THENCE North 89 degrees,
58 minutes, 51 seconds West,
upon the
00 degrees,
distance of
South line of said Section
35, a distance of 1,134.22 feet;
of said Section 26;
THENCE North 00 degrees,
07 minutes, 05 seconds East,
parallel
THENCE North
with the East line of said
Section 35, a distance of
2,636.06
feet;
distance of
2,634.94 feet to the Northeast
'
THENCE South 89 degrees,
10 minutes, 36 seconds West, a
distance
24;
of 350.64 feet;
Page 1
THENCE North 00 degrees, 07
minutes, 05 seconds East,
parallel
with said East line, a distance of 2,652.75 feet to the North line
of said Section 35 and the
South line of said Section 26;
THENCE North 89 degrees,
10 minutes, 36 seconds East,
upon the
South line of Section 26, a
distance of 160.27 feet;
THENCE North 00 degrees,
01 minutes, 50 seconds West, a
distance
of 1,319.90 feet;
� nn�C QS�li
THENCE North
89 degrees,
27 minutes, 00 seconds East, a
distance
'
of 1,324.72 feet to-the East
line of said Section 26;
THENCE North
East line, a
00 degrees,
distance of
01 minutes, 40 seconds West, upon said
1,313.58 feet to the East quarter corner
of said Section 26;
'
THENCE North
00 degrees,
00 minutes, 22 seconds West,
upon said
East line, a
distance of
2,634.94 feet to the Northeast
corner of
said Section
26 and the Southwest corner of said Section
24;
'
Page 1
� nn�C QS�li
LEGAL DESCRIPTION
(Continued)
THENCE North 00 degrees, 01 minutes, 15 seconds East, upon the
West line of said Section 24, a distance of 2,640.50 feet to the
West quarter corner of said Section 24;
THENCE North 00 degrees, 06 minutes, 46 seconds West, upon the
Wesx• line of said Section 24, a distance of 666.04 feet;
THENCE North 30 degrees, 00 minutes, 00 seconds East, a distance
of 721.58 feet;
THENCE North 00 degrees, 06 minutes, 46 seconds West, parallel
with said West line, a distance of 1,344.45 feet to the North line
of said Section 24;
THENCE South* 60 degrees, 00 minutes, 00 seconds East, a distance
of 1,734.26 feet;
THENCE South 00 degrees, 00 minutes, 00 seconds East, a distance
of 877.86 feet;
THENCE South 60 degrees, 00 minutes, 00 seconds East, a distance
of 900.00 feet;
THENCE North 00 degrees, 00 minutes, 49 seconds West, a distance
of 2,185.84 feet to said North line of Section 24;
THENCE South 89 degrees, 49 minutes, 06 seconds East, upon said
North line, a distance of 2,643.18 feet to the Northeast corner of
said Section 24;
THENCE South 00 degrees, 12 minutes, 22 seconds West, upon the
East line of said Section 24, a distance of 315.70 feet to the
-Northwest corner of said Section 19;
THENCE North 89 degrees, 58 minutes, 58 seconds East, upon the
North line of said Section 19, a distance of 2,534.75 feet to the
Northeast corner of the Northwest Quarter (NW 1/4) of said Section
19;
THENCE South 00 degrees, 05 minutes, 35 seconds West, a distance
of 2,638.79 feet to the Northwest corner of the Southeast Quarter
(SE 1/4) of said Section 19;
THENCE North 89 degrees, 57 minutes, 19 seconds East, upon the
North line of said Southeast Quarter (SE 1/4), a distance of
2,635.31 feet to the Northeast corner of the Southeast Quarter (SE
1/4) of said Section 19;
Page 2
10056 985
' THENCE continue South 00 degrees, 02 minutes, 15 seconds West,
upon the East line of said Southeast Quarter (SE 1/4), a distance
of 2,631.83 feet to the Southeast corner of said Section 25;
THENCE North 89 degrees, 43 minutes, 06 seconds West, upon the
South line of said Section 25, a_ distance of 2,629.72 feet to the
Southeast corner of the Southwest Quarter (SW 1/4);
C
1
THENCE continue North 89 degrees, 43 minutes, 06 seconds West, a
distance of 2,629.73 feet to the Southwest corner of said Section
25 and the Northeast corner of said Section 35;
THENCE South 00 degrees, 07 minutes, 05 second West, upon the
East line of said Section 35, a distance of 2,652.•75 feet to the
Northeast corner of the Southeast Quarter (SE 1/4). of said Section
35;
THENCE South 00 degrees, 07 minutes, 05 seconds West, a distance
of 2,652.74 feet to the TRUE POINT OF BEGINNING.
Said land contains 1,877.9 acres, more or less.
Page 3
►nn56 986
i Ell
LEGAL DESCRIPTION
(Continued)
THENCE South
00 degrees, 04 minutes, 12 seconds West, upon the
East line of
said Southeast Quarter (SE 1/4), a distance of
'
2,636.21 feet
to the Southeast corner of said Section 19;
THENCE South
89 degrees, 50 minutes, 47 seconds West, upon the
South line of
said Section 19, a distance of 2,636.39 feet to the
Southeast corner
of the Southwest Quarter (SW 1/4) of said Section
19;
'
THENCE South
89 degrees, 59 minutes, 56 seconds West, upon said
South line, a
distance of 2,542.63 feet to the Southwest corner of
'
said Section
19 on the east line of said Section 25;
THENCE South
00 degrees, 02 minutes, 15,- seconds West, upon said
East line of
said Section 25, a distance of 2,319.49 feet to the
Northeast corner of the Southeast Quarter (SE 1/4) of said Section
25;
' THENCE continue South 00 degrees, 02 minutes, 15 seconds West,
upon the East line of said Southeast Quarter (SE 1/4), a distance
of 2,631.83 feet to the Southeast corner of said Section 25;
THENCE North 89 degrees, 43 minutes, 06 seconds West, upon the
South line of said Section 25, a_ distance of 2,629.72 feet to the
Southeast corner of the Southwest Quarter (SW 1/4);
C
1
THENCE continue North 89 degrees, 43 minutes, 06 seconds West, a
distance of 2,629.73 feet to the Southwest corner of said Section
25 and the Northeast corner of said Section 35;
THENCE South 00 degrees, 07 minutes, 05 second West, upon the
East line of said Section 35, a distance of 2,652.•75 feet to the
Northeast corner of the Southeast Quarter (SE 1/4). of said Section
35;
THENCE South 00 degrees, 07 minutes, 05 seconds West, a distance
of 2,652.74 feet to the TRUE POINT OF BEGINNING.
Said land contains 1,877.9 acres, more or less.
Page 3
►nn56 986
i Ell
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APPENDIX B
CULTURAL RESOURCE MANAGEMENT PLAN -- OUTLINE:
Significant archaeological sites are known to exist in proposed development areas in the
TortoIita Mountain Project area, and there is the possibility that additional significant
archaeological sites will be located in unsurveyed areas within the project boundaries.
Because many of the sites will meet the eligibility requirements for inclusion in the
National Register of Historic Places, the following recommendations are made for the
identification and management of any archaeological sites that occur within the project
area. The nature of the proposed development, its extended time frame, and the flexible
planning strategies embraced by the project, should provide ample opportunities for a
range of management measures to be implemented, some of which might include active
preservation, public interpretation, collection, mapping, and data recovery or excavation.
As the project proceeds, this general plan will be refined and revised as necessary. Specific
actions will be integrated with the planning and construction phases for the development
of the Tortolita Mountain Project, and all archaeological activities will be undertaken in
consultation with the State Historic Preservation Office. In order to provide a broader,
and more efficient regional context for the evaluation of the cultural resources found on
each land parcel within the project area, recommendations for each parcel should conform
to those being developed for the entire project study area.
In order to facilitate management planning of the cultural resources within the Specific
Plan area, a phased mitigation plan is outlined below.
Phase 1: Archaeological Overview
Review of archaeological work, inventory of previously recorded sites, a map
showing areas of previous archaeological surveys, assessment of the
significance of known archaeological sites, field checks on the area, and
recommendations to assist in the planning process. Completed.
VIII -4
` 10056 968
1
APPENDIX
Phase 2: Archaeological Survey and Surface Mappinfi
An intensive archaeological survey is recommended for the unsurveyed ,
portion of the project area (Figure 5.1), measuring approximately 470 acres
in area, in order to locate any archaeological or historical sites that might
occur within the property. In addition, it is recommended that all recorded '
sites be revisited and reassessed (as recommended by ASM) to evaluate
their significance and potential for features and subsurface remains. limited
additional judgmental survey in: areas anticipated to contain petroglyphs,m ,
bedrock mortars, cupules, and metates that might have been missed due to
the • nature of the NIBS techniques is also recommended. This will help
avoid unnecessary surprise discoveries and delays during construction '
activities. All sites identified during this phase of work will be recorded and
mapped on 1" =400' aerial photographs for precise location, and collections
of surface artifacts will be taken to further assess site age and site function.
A supplemental report will be prepared.
Phase 3: Subsurface Testing I
Based on the results of the archaeological survey and assessment,
recommendations for subsurface testing on selected sites will be made. Test
excavations serve to further assess the extent, depth, and nature of the sites
in order to determine whether the sites have sufficient research potential and
integrity of cultural deposits to meet eligibility requirements for inclusion on ,
the National Register of Historic Places. Additional test excavations may be
recommended in an area along Ruelas Wash where large numbers of isolated
artifacts have been recovered in order to determine if subsurface sites are '
present of if the artifacts represent water -borne deposition from upstream
sites.
1
- 1
VIII -5 '
10056 909 1
1
APPENDIX
I Phase 4: Final Cultural Resource Management Plan
The information derived from the field survey and subsurface testing will be
synthesized and integrated with the proposed development plans. Such a
plan will include a research design and recommend measures to be taken
to mitigate any unavoidable impacts to significant archaeological resources.
These mitigation measures can include site preservation and data recovery.
Phase 5: Archaeological Data R =ove
The mitigation plan developed in Phase 4 will be implemented.
Archaeological excavations of any significant sites will be conducted in order
to recover important archaeological information inherent in the sites prior
to site development. This work will include field work, analysis of excavated
materials, and a published report on the findings. Public interpretation and
education can be integrated into the mitigation effort as an added public
benefit.
VIII -6
1005 X9 0
• Chapter S
Figurc 5.1. * ' Unsurveycd portions of the project arm
41�
n
1005b .?91
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
APPENDIX
ASM NO. AZ CULTURAL AFFILIATION SIGNIFICANCE•
Prehistoric Artifact Scatters without _ Surface Features
AA:12:167
Archaic & Hohokam 2
AA:12:168
Hohokam 2
AA:12:169
Hohokam 2
AA:12:181
Archaic & Hohokam 2
AA- 12:183
Hohokam 3
AA:12:186
Hohokam 2
AA:12:187
Archaic & Hohokam, • 2
AA:12:219
Hohokam 3
AA:12:220
Hohokam? 3
AA :12:234
Archaic & Hohokam 2
AA:12:268
Hohokam 2
AA:12:272
Hohokam 2
Prehistoric Artifact Scatters with Features
AA:12 :152
Hohokam 2
AA :12:182
Hohokam 2
AAA2:184
Hohokam 2
AA:12:273
Hohokam 2
AA:12:274
Hohokam 2
Hohokam Habitation Sites
AA:12:188 Hohokam 1
AA:12:250 Hohokam 1
Historic Sites
AA :12:196 - 3
AA:12:236 - 2
1 - Probable archaeological significance
2 - Possible archaeological significance
3 - No significance
VIII -7
inng; 992
I APPENDDC C -#/ 4 -3
Cl
Greiner
Greiner. Inc.
555 E River Road. Suite 100
Tucson. Arizona 85704 -5822
(6021887-1800
FAX: (60218137-8438
January 8, 1988
Mr. David Graham
Westinghouse Communities of Arizona, Inc.
1760-East River Road, Suite 103
Tucson, Arizona 85718
Re: Preliminary Geotechnical Engineering Assessment
Greiner Job No. 4017.03
Dear David:
In accordance with our discussions, Greiner, Inc.•'has reviewed the
Geotechnical Soils Report furnished by Desert Earth Engineering dated
January 4, 1988.
In general, there are three different types of soil cross - sections
represented.
The first is characterized by trenchs T -1,3 and 5 where trenching is easy
to 14± feet..
The second is characterized by trench T -4. This trench has a heavily
cemented and tightly bound soil matrix starting at roughly 5.5 feet. This
dense material is relatively common within the greater Tucson basin and
represents no great problem for trenching lines or cuts (the cost estimate
used - r fcc` is zdequiae). Also noticeable is the fact that under the
preliminary layouts proposed to date,. no deep trenching is anticipated near
this particular pocket of material. _
The third section Is* represented by trench T -2 (the stone house) where very
hard rock is encountered at 5.5 feet. A visual inspection made this
finding expected and within the realm of expectation for placement of the
water tank.
In summary, the soils Investigation confirms our anticipation of workable
conditions for construction and trenching and no modifications need be made
at this point in time to the construction cost estimates provided.
Should you have further questions, please call.
Sincerely,
GREINER, INC.
Rya G. Bale, P.E. -
Eng neering Manager
10056 993
D
January 4, 1988
81 -S23
Greiner Engineering Sciences
Attn: Ryan G. Bale, P.E.
555 E. River Road, Suite 100
Tucson, Arizona 85704
Re: Preliminary Geotechnical
Approximately 2000 Acres
Pima County, Arizona
Engineering Assessment
of the Westinghouse Tortolita Property
As requested on December 30, 1987, Desert Earth Engineering conducted a
field reconnaissance and preliminary geotechnical /geological assessment at the
above- captioned site, A total of 5 trenches were excaVated on approximately
2000 acres to provide preliminary indications of allowable penetration depths
and various subsurface conditions in different areas throughout the subject
property.
The results of our preliminary assessment indicated that the subsurface
conditions vary substantially throughout the property. The enclosed site
plan, Figure 1, shows where the 5 trenches are located throughout the
property. Also, shown on this site plan are the portions of the property
where rock outcrops are exposed at the surface. The soils -encountered in our
preliminary investigation consisted primarily of granular sands, gravels,
silts and clays. For the various material types and respective densities see
the trenching logs in Appendix A.
The in Situ densities of the soil overburden regions varied from medium
dense to very dense. The plastic component of soils found on site in this
preliminary investigation was generally low. The red -brown clays common to
north -wrest portion of the Tucson-Basin can have an excessive expansion
potential and tend to accumulate in pockets. To ensure no highly-expansive
clay soils are present on the site further trenching is required. Due to the
in situ state and granular nature of subsurface soil, the collapse potential
of soil found in our trenches is typically low to moderate depending on the
silt component and the anticipated structures. In the area of the proposed.
hotel- resort site,-representative of trench T -L, the subsurface soils
consisted of brown sand, with varying amounts of silt and gravel in a very
dense and tightly bound soil matrix. These soils typically have a low
collapse potential and are nonexpansive.
i
I
0
1
1
f
1
3925 N. Runway Dr.
Tftrnenn eri -Y#n-3 93c7Ae
10056 994
Westinghouse Tortolita Propert y Page 2
The allowable penetration depths varied throughout the property.
Generally, where igneous and metamorphic rock outcrops are located nearby the
soil overburden zone is relatively thin and backhoe refusal is common. The
rock types found throughout the property consist of Precambrian Schist and
Granites which at the surface tend to be weathered and rippable. Where the
rocks are not weathered they become competent and achieving required depth of
embedment will be difficult to impossible without employing blasting
techniques or pneumatic hammers.
Along'the proposed water line alignments trending from the City Plant at
Vista.Del Sol and Naranja Road, we feel achieving the required penetration
depths from 5 to 15 feet. is possible, although construction may require the
employment of heavy ripping equipment in areas typical of the soil conditions
found in trench T -4. Backhoe refusal was encountered in this area due to the
heavily cemented and tightly bound soil matrix.
The materials suitable for engineered fill or ABC should meet the general
requirement outlined,in Appendix B.
This investigation is preliminary in nature and as such will require
additional field and laboratory work prior to the commencement of any
construction. It we may be of further assistance on this project or future
projects, please do not hesitate to call.
P eodore . Bayham, .G.E.
4 10296 i-
RosERr
R.L. Sogge, P.E.
RLS /TPB /jcb
Copies (5) Addressee
1
10056 - 995 '.
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DESERT EARTH
ENGINEERING
J08 NO.
.87 .523
CfrKMT
Westingho
LOCATION
Tortolitas
LocwTloN of aoalNC
'
See Site Plan, Figure 1.
DATUM ELEVATION
CRILLINC rCTMOO • C OY /P"C"T
eoalNC No.
T-1
with le in- bucket
SHEET
1 OF 1
MUM
TPB
SAMPLING YCTMOD
TIKE
DATE
.12/31/87
CASING DEPTH
.r+..
a d =
r /
% '" _e
dLOKS /9••
s ""''""
IL W
° _
u
=
�s
Wj
r
`sue
SURFACE CONDITIONS
-
n
metamorphic outcro hills.
•
'
0
1
C Brown fine to coarse SANG with some
clay and trace
ravel; medium plastic fines, medium
dense, moist.
2 light--brown fine
1
3 and r
maderate to -l ight
.4 bound soil matri
5 '
6 jard di in - consists
7 Pse, cementatio thr
8
9
10 - SM) trace silt. ve
1
2 b rown fin
3 trace gravel
a
15
- Bottom of trench at I
6
7
8
9
- occasional cobbles
t
DESERT EARTH ENGINEERING JO8" CLIENT
87 -523 Westinghouse
LOCATION OF BORING
DRILLING METHOD • EOUIPMENT
Case 580F Backhoe
with IS in—bucket
See Site Plan, Figure 1.
SAMPLING METHOD
oATUM ELEVATION
.
;�
f
CASING DEPTH
m '�> c
a L' ' SIN..
Z p YA
N ; _�
BLOKS /t
SAMrLER
=�
W
d m
L
O _
o
d
=9
EJ
mW
<�+
SURFACE CONOITIONS
Native desert landscape
northeast Trench in w
TIME
'
0
1
2
'3
4
5
6
7
8
9
0
1
2
3
4
5
6
7
8
9
DATE
12/31/87
—
--
outcrop to the .
SM dark brown fine'
ND with 'some s i l t
and tra gravel: m
slight moist.
— t
1
1
jecomp granite bould
eathered rock zone
.
' competence wi
ery hard di •in
L
i ackh oe refusal at 5.5 f
•
is
;�
f
LOC AT IDw
T rtol'
0 1 tas
Bowl wo.
T -2
sNECT
1 o 1
EXCIKEER
TP8
TIME
DATE
12/31/87
outcrop to the .
ND with 'some s i l t
non plastic
nse Y et ri a e
is
.
HO
DESERT EARTH ENGINEERING J09 O H Q. 3
LOCATION OF BORING
• DRILLING 1
Case 580
with 18
See Site Plan. Figure 1.
SAIAPLI14G METHOD TPg
.LIENT
Westinghouse
LOCATION
Tortolitas
D a EQUIPMENT
BORING NO.
T- 3'
khoe
ucket
SHEET
1 OF 1
e1LOKsi6•
y
a
EKGtKEER
QJ
W>
Jt
SAIAPLI14G METHOD TPg
T 144E
DATE
,12/31/87
terrain. washes. .ridges and .
silt and occasional
stic, slightly moist
cemented fine **to coarse SA
d trace gravel - occastona
- A anco nnnnlaetie elr-v
SM ver Y dense increased cem
10 tiahtiv bound soil matrix
1
bo ulders in ti ht
2
3 L lar g at 2 0 feet
4
u1 5
6
cl
- .o
8
on. some ma
r
04YUh1 ELEVATION
CASING DEPTH
• «;
J W
t o
e1LOKsi6•
y
a
�+�
O
';
QJ
W>
Jt
SURFACE CONDITIONS
Native Sonoran desert
.
'
0
1
2
3
4
5
6
7
8
9
SM br own SAND with s
medium dense non
�
SM light brown, li,h
with s -trace silt
meta morphic cobbl
t
less cementation •
Consistent - dense occ
ca*ving on sidewal 1
T 144E
DATE
,12/31/87
terrain. washes. .ridges and .
silt and occasional
stic, slightly moist
cemented fine **to coarse SA
d trace gravel - occastona
- A anco nnnnlaetie elr-v
SM ver Y dense increased cem
10 tiahtiv bound soil matrix
1
bo ulders in ti ht
2
3 L lar g at 2 0 feet
4
u1 5
6
cl
- .o
8
on. some ma
r
DESERT EARTH ENGINEERING
JOII NQ•
87 -523
CLIENT
Westinghouse
LOCATIO N
Tortolitas
`0CAT464I OF •OR/NG � _
See Site Plan, Figure 1.
DATUM ELEVATION
DRILLING METHOD a EQUIPMENT
GORING NO
T 4
-Case SROF-Backhoe
with IS in. hucket
SNEE T
1 of
EKGIKEEI
TPB
TIME
DATE
.12/31�8
•
SAMPLING METNOD
CASING OEPTN
O
o
cr,
a
C=)
0
0
Ga
4 }
N
:Y' o
/
_$ Nr
I• _�
�t
tlL0 «s /t••
swMPLCR
=F.
r Id
t1
o
,,
ox
�; `
A«
aJ
�>
SURFACE CONDITIONS
Native desert terrain
M brown fine to coarse AND with some silt and
tra medium dense non la ctic sli htl
'
0
1
2
3
4
5
6
7
8
9
0
1
2
3
4
5
6
7
8
---
pz;=
1
I
moist
-
SW -SM li ht brown fine to coarse SAND with trace s
and gravel. light throw hout
-cobbles and boulders abundant - cementation matrix ve;
hard di in - yet ripp able
_
B refusal at 5.5 feet
DESERT. EARTH ENGINEERING JO17 CLIENT
87 -523 Westinghouse
LOCATION OF BORING
ORILLING METHOD a EQUIPMENT
Case 580F Backhoe
-with IS in. hucket
See Site Plan, Figure 1.
SAMPLING METMOO
slight
silt,
and tra
Y moist
antic
L'oC a T 40«
7ortolitas
�OA/wG w0.
T- 5
t:NCCT
1 00 1
c.cl.cc.
TPB
TIME
DATE
,12/31/87
ro
avei, medium
C
L
c
D ^TuM ELEVATION
z
CASING DEPTH
�a
-a
IILOw3 /�••
d w
U I
Y
C
ww
15
:-1
SURFACE CONDITIONS
Native desert landscape
creosote etc....
0
1
2
3
4
5
6
7
8
9
10
1
2
3
4
5
6
7
8
SM brown SAND with sot
dense non lactic
Li ht brown color, less
'
Some coh!�l�c Encounterec
- -
- Town fins
ravel medium c
_
Bottom of trench at 107
slight
silt,
and tra
Y moist
antic
L'oC a T 40«
7ortolitas
�OA/wG w0.
T- 5
t:NCCT
1 00 1
c.cl.cc.
TPB
TIME
DATE
,12/31/87
ro
avei, medium
C
L
c
1
r
y
i
l
t
r
t
i
1
1
1
APPENDIX 6
General Fill Specifications
inns; 1002
ENGINEERED FILL SPECIFICATION
The engineered fill material or aggregate base course (ABC) material
composing such a fill should be thoroughly mixed for uniform consistency, be
completely free of vegetation, roots, rubble, debris or other deleterious
matter, and shall conform to the following specifications.
Gradation (ASTM 0422) X Passing by Weight
Sieve Size Fill ABC
6" 100 - --
1 1/2" - -- 100
14 - -- 45 -90
#200 50 Max 0 -12
Plastic Index (ASTM D424) 12 Max 5 Max
Percent Expansion 1.0 Max 0.0
Abrasion -- 50 Max
Soluble Sulfates (X) 0.10 Max 0.10 Max
*Expansion shall be measured during saturation of a remolded sample
compacted to 95% of Standard Proctor (ASTM 0698) density at optimum moisture
content which is subject to a load intensity of 1 PSI.
10056 1003
1
FIMAJ =Q I D W ►
REOOM ENDED LANDSCAPE PLANT PALETTE
Major Streetscape Trees and Shrubs
Abyssinian Acacia
Acacia
Foothill Palo Verde
Chilean Mesquite
Agave
Desert Broom
Desert Cassia
Feathery Cassia
Silvery Cassia
Red Yucca
Yellow Bird of Paradise
Red Bird of Paradise
Texas Ranger
Acacia abyssinia
Acacia species
Cercidiurn microtheca
Prosopis chilensis
Agave sp-
Baccharis sarothroides
Cassia nemopl:ila
Cassia artemisiodes
Cassia phyllodinea
Hesperaloe pavi lora
Caesalpina gilliaii
Caesalpina pulclicabna
Leucophyllum fhaarcens
Secondary Streetscape Trees and Shrubs
1
Desert Willow
Chilean Mesquite
Velvet Mesquite
Acacia species
Mexican Palo Verde
Agave
Desert Broom
Desert Cassia
Feathery Cassia
Silvery Cassia
Purple Hopbush
Red Yucca
Yellow Bird of Paradise
Red Bird of Paradise
Texas Ranger
Purple Fountain Grass
ChHopsis Ibwaris
Prosopis c0ensis
Prosopis velutina
Acacia sPp-
ParkEwonia aculeata
Agave sp-
Baeclmris saroduoides
Cassia ne nopluk
Cassia arremhiodes
Cassia phyllodinea
Dodonea viscosa TUgwea'
Hesperaloe paviflom
Caesalpina gOesii
Caesalpina pulcherrin a
Leucophyllum fiwascew
Pamisetum cupreum
VIII -18
inns 1004
PLANT PALE= (cont.)
Accent Trees at Entries/Intersections
African Sumac
Lemon Bottlebrush
Texas Mountain Laurel
Aleppo Pine
Heritage Oak
Parking Lot Trees
Chilean Mesquite
Blue Palo Verde
Mexican Palo Verde
Iletleaf Hackberry
Rhus lances
Calliste non ckrinus
Sophora secundiflora
Pines halepettsis
Queues vhgh an "Heritage"
Prosopis chilensis
Cercidium florid=
Parkinsonia aculeata
Celtic reticulate
Drainagewav & Retention/Detention Basin Trees and Shrubs
Whitethom Acacia
Velvet Mesquite
BIue Palo Verde
Desert Willow
I\Tetlezf Hack-berry
Acacia conskicta
Prosopis VdUdna
Cacidium f loricfum
ChUopsis Irnearir
Cdds rctk2data
Desert Broom
• £airy_ Duster
Desert Hackberry
Desert Spoon
Brittle Bush
Bacdharis sa vd=idas
Calliandra eriophylla
Celtic paMda
Dasylirion wheeleri
Encelia farinosa
VIII 19
10056 1005
APPENDIX E
R T
ASSO CIATES
Environmental Science, Management & Planning
13 January 1989
MS. SUSAN J. HEBEL
The Planning Center
950 North Finance Center Drive
Suite 210
,. Tucson, Arizona 85710
.. RE: Sampling for Tumamoc globeberry within the Phase One Project
area of 1863 acres, Tortolita Mountain Project
Dear Susan: -
Ten percent 188.77 acres) of the subject area was sampled
on 28 - 31 October 1988 for Tumamoc globeberry. This effort
sampled each plant community within the project area with
additional effort expended in those communities -which were deemed
most likely to support Tumamoc globeberry. A map indicating the
areas sampled and a table summarizing the area covered by each
transect are attached for your information.
Tumamoc globeberry was not located in the area sampled. It
is my professional opinion that this species does not occur
within the Phase'One project area.
If you have any questions or desire' additional . information,
please contact me at (602) 258 -1724. Thank you for your time and
consideration.
Sincerely,
RUFFNER ASSOC AV,S
/.. eu , � George A. fner, Ph.D.
Principal
Enclosures: Map of transect locations
Transect number, length, width and area covered
GAR: f ma
inn56 1006
t
Section No.
"•19
24
25
page 1 of 2
TUMAMOC GLOBEBERRY FIELD SURVEY
TORTOLITA MOUNTAIN PROJECT
PIMA COUNTY, ARIZONA
Transect No. Length Width
01
3000
60'
02
3000'
60'
03
2000'
60'
04
2400'
60
05
2400'
40'
06
1400
40'
07
2000'
08
2000'
• 40'
40'
09
2000'
40'
10
2000' -
-40'
11
1000
60'
12
800'
60'
13
1000
60
50
2400'
80'
51
600'
80
52
2100'
80'
53
550'
80'
54
5280
80'
14
1500
60'
15
1600
60'
16
850
60"
17
850
60'
18
5800
80� '•
19
2000'
80"
20
5280'
80"
21
2700'
80"
22
3100'
80'
23
3300'
80
24
2000'
80'
25
400'
80
26
1100
80
55
1700"
80
56
1600'.
80'
57
800
80
58
850
80'
59
1000
80
60
800
80'
61
800
80
62
800
80"
Acreage
4.13
4.13
2.75
3.30
2.20
1.28
1.84
1.84
1:84
1.84
1.38
1.10
1.38
4.41
1.11
3.86
1.01
9.70
2.07
2.20
1.17
1.17
10.65
3.67
9.70
4.96
5.69
6.06
3.67
0.73
2.02
3.12
2.94
1.47
1.56
1.84
1.47
1.47
1.47
inn56 1007
t
1
i
t
i
l
1
l
f
1
e
i
i
r
i
TUMAMOC GLOBEBERRY FIELD SURVEY
TORTOLITA MOUNTAIN PROJECT
PIMA COUNTY, ARIZONA
Section No. Transect No. Length Width
.26 27
700'
80'
28
1300"
80
29
130C
80'
30
1300"
80'
31
1300
80�
32
1600'
80"
33
750
80
34
750'
W
35
800`
•80
36
950
80"
35 37
5280'
60
38
2300'
60
39
2800'
W
40
2700
60''
41
2600"
60"
42
2400
60
43
300'
60"
44
1300"
60
45
1300
60
46
5280'
80"
47
5280
80
48
800"
80
49
600
80'
10056 1008
page 2 of 2
Acreage
1.27
2.39
2.39
2.39
2.39
2.94
1.38
1.38
1.47
1.75
7.24
3.17
3.$6
3.72
3.58
3.30
0.41
1.79
1.79
9.70
9.70
1.47
1.10
IL. ��/ : � v • � � �� i •� n1t11 �!) ..••1 ( "•Oa/ ; •' „�:
to
IN
015 1
'�sos o ;� �,,� �.' • `ate .: ; �• �' �•
r / • '�, ` •. J I •• � t ^tea �`� • - �, 1 . !. 1 - . y�i1�'` - .f , -� _ �r
• t O \VJ '�' iZ
St.
/ f7F ���� j'� �!f`'�O� :a.. � �,` f ��. `s�r" �-., '�a� " �G -- ` "'�i
.. 1 •' `, ..•.�'� J :: • .•�' (?� ' -. ! . `,- •� :�: ' r . ."��f .
`' � �, '' - -']' iii y J l - � i • ' /•� . : ' •� h t • - - �' :.. .• . •
/ •� / x'' r .ice • y jt j'-, -7 •��
dc
' Q• , �'• -•, - .. w • �•' • X1 • • '�• `` ` � �.�. :.. 1 `•' � '• 1
�; i t � "J' � tom �� .�
�)*' •.. f J � v . i t �� t «; �� , 'i %' t; '
�• • `. ••• • •. . • � :• / • • �.. !: � � -..- / " ELI •. •'-•
L 2
IL �-
.,, ' �', !/•� : •Z,•. r' �• -•— , »tip
t� of
.�; [
j .� � r•• f A /
- .. �•� 1 \, �: s.t..s.r. L.�L � t � :t N `'AIM'
Location of T o
` umamoc Clobeberry
.r: r
�-.,� • i % ! ;� �i Sampling Transects. Phase one
Tortolita Mountain Project, a '
Y ect. r
1 nn - T�hn -�
i
1
1
1
1
1
1
1
1
1
1
1
1
APPENDIX F
UTILITIES RESPONSES
VIII -24
10056 1010
f , „ 5100 WEST IIVA ROAD P.0�9OX 35970 TUCSON. ARIZONA SS740 -5970 (602) 744.2944
October 15, 1987
David H Graham, Vice President Planning
Westinghouse Communities of Arizona, Inc.
1760 East River Road
Suite 103
Tucson, Arizona 85718
Dear Mr. Graham:
1 ; , WJ
We thank you for your letter of September 9, 1987, and Trico
Electric Cooperative, Inc. is looking forward to working with you
to serve Tortolita Mountain Properties. In our Long Range Plan,
we have been referring to the area covered by the map you sent us
as the Thornydale area.
All on -site cost of providing service will:be contracted based on
refundable deposits as stated in Section.209, Page. 31 and related
sections of Trico's- enclosed Rules and Regulations and Line
Extension Policies (our Policies) approved by the Arizona
Corporation Commission June 16, 1981, Docket . #U -1461.
Our records show that residential subdivisions require about 3 kW
per single family house at a cost of $500 to $1200 per dwelling
unit depending on the size and layout of the lots. The 600 -room
resort will require about 3,000 kW but we will need more
information about location and layout before we can even give you
a ball -park cost. The resort will be served pursuant to our
Policies Section 105, Page 14 and related sections.
We have a power contract which will provide generation capacity
for the' total 5,600 acre project 'with our power supplier, Arizona
Electric Power Cooperative, Inc. (AEPCO). The distribution lines,
substations and transmission lines will have to be built to the
site. These off -site improvements can be financed by Trico, but
we cannot justify any premature investments. Your letter of
September 9, 1987, in no way satisfies the request I made at our
meeting on July 27, 1987. We will need much more information and
more of a commitment if we are going to finance a project of this
size. Since the lead times on planning, siting, designing,
financing, obtaining rights -of -way and obtaining state and
federal approvals for these facilities takes about two years, it
is imperative that we both get the project started as goon as
possible.
To start the financing process, Trico will need to satisfy the
following concerns:
i
r
t
1
1. The agencies that approve our expenditures feel these
loads and the Acacia Hills loads south of you are
speculative or questionable. This is because
statistics do not show growth in this area, that is,
development hasn't started.
f..
Mr. David H Graham
October 15, 1987
Page Two (2)
2. We have no contracts promising a construction schedule
from any large development in the Thornydale area. We
don't even have a long ranee schedule from Westinghouse
Communities. A feasibility and saturation study would
' help.
3. We currently have about 5,000 kW of power which gives
us the ability to serve about 2,000 dwelling units in
this area to meet new development on a first -come,
first served basis. This will be adequate for many
years based on our current growth statistics. Heavy and
early investment in a back -bone type facility at this
time• will require some type 'of commitment from the
ultimate user.
Another option would be for Westinghouse Communities to finance
these facilities based on refundable deposits of approximately
$12,000,000 per our Policies Section 205, Page 29 and related
sections. We would be happy to work out contractual details
with you to get this process started.
Trico has the ability and is excited about serving electric power
to your development; however, you're being - businessmen, I'm sure
that you can understand our position - ttrat'An investment of this
size must be justified. We are looking forward to your help to
get started in time to meet "all * your schedu"les. If you have any
questions don't hesitate to call.
Sincerely,
TRICO ELECTRIC COOPERATIVE, INC.
Charles N. Emerson
Manager of Technical Services
/gb
u
10056 1012
1
APPENDIX G
Tortolita Mountain
Properties
Westinghouse Communities of Arizona, Inc, Managing Partner
Date: 31 , ; 7
TO: The Town of Marana
f
1
This letter is to inform you of the following:
(1) Our partnership is an owner of property that is within
the area covered by the above- referenced Specific Plan
Application.
(2) We are familiar with the content of the Specific Plan
Application.
(3) We are in accord with the Specific Plan subject of the
application.
(4) This, letter is to be taken as our Partnership's
declaration of support for, and consent to, adoption of
the subject Specific Plan, and our consent to
application of the Plan to our Partnership's property.
(5) If further information or documentation on this matter
would be helpful, please contact the undersigned
representative of the Partnership.
TORTOLITA MOUNTAIN PROPERTIES
BY: WESTINGHOUSE COMMUNITIES OF ARIZONA, INC.
General Partner
By:
David H. Graham, Vice President
1
r
Pima County, Arizona
ATTN: Mr. Raymond Coleman, Planning and Zoning
Administrator
FROM: Tortolita Mountain Properties
an Arizona limited partnership
i
RE: Specific Plan Application of Westinghouse Communities
of Arizona, Inc.
Your File /Reference Designation:
Ladies and Gentlemen:
tle
1760 ist O e Road. - iJe403 a Tpcson, Arizona 85718
J ,xzzz i nn I O i 3
CORPORATE RESOLUTION
OF WESTINGHOUSE COMMUNITIES
OF ARIZONA, INC.
(AN ARIZONA CORPORATION)
i
1
.The following is a true copy of an excerpt from the minutes
of the meeting of the Board of Directors of Westinghouse
Communities of Arizona, Inc., duly called and held on March 27,
1989:
t?FCAT_xrr •
- That the corporation, as sole general partner of Tortolita
Mountain Properties Limited Partnership, proceed forthwith
with preparation and submission, to the Town of Marana,
Arizona, of the Specific Plan Application approved and
adopted by the Board, pertaining to the real property of the
Partnership within the Town of Marana, and
- That the following officers (named below), and each of them,
be hereby authorized to undertake on behalf of the
Corporation (and the Partnership) all action necessary or
desirable to prepare, submit and procure approval of the
Specific Plan Application (including as it might be
amended):
Officer Name
(1) W. T. Grimm
(2) David H. Graham
Title
Director and Secretary
Vice President
10056
1014 1
1
1
1
1
1
1
1
1
1
1
1
f
1
1
CORPORATE RESOLL_ION (CONT'D)
- That, to these ends, such authorized action shall include
but not be limited to representation of the Corporation and
the Partnership in dealings of any kind with the Town of
Marana and its officials and any other concerned parties,
designation of agents to represent the Corporation and the
Partnership, and execution of any instruments or documents
necessary or desirable to carry out the ends of the
Corporation.
ATTEST:
Corpora Secretary
WESTINGHOUSE COMMUNITIES OF ARIZONA, INC.
DATE: ? • L ?'
tle
10058 1015
Date: ✓ ` '3 = v 1.
TO: The Town of • Marana',
Pima County, Arizona
• ATTN Mr. Raymond Coleman, Planning and" Soning
- Administrator
FROM: Tortolita Moore I Limited Partnership,' -
an'Arizona limited partnership
RE: Specific Plan Application of Westinghouse Communities
of Arizona, Inc.
Your File/Reference Designation:
Ladies and Gentlemen:
This letter is to inform you of the following:
(1) Our partnership is an owner of property that is within
the area covered by the above - referenced Specific Plan
Application.
(2) We have been informed as to the content of the Specific
Plan Application and are familiar with it.
(3) We are in accord with the Specific Plan subject of the
application.
(4) This letter is to be taken as our Partnerships
declaration of support for, and consent to, adoption of
the subject Specific Plan, and our consent to application
of•the Plan to our Partnership's property.
(5) If further information or documentation on this matter
would be helpful, please contact the undersigned
representative of the Partnership.
TORTOLITA/MOORE I LIMITED PARTNERSHIP
BY: INTERWEST RESOURCES, INC.,
General Partner
By:
u Aldridge
6u s t s horized Officer (President)
10056 1016
1
A
1
APPENDIX H
TRAFFIC AND ROADWAY WIDTH
ANALYSIS
for
TORTOLITA MOUNTAIN PROPERTIES
Prepared by:
Greiner, Inc.
555 East River Road, Suite 100
Tucson, Arizona 85704
April 20, 1989
1
1
10056 1017
Greiner, Inc,
1
Greiner
INTRODUCTION
This report was prepared to generate roadway volumes in order to adequately
address roadway widths within the Specific Plan area of 7ortolita Mountain
Properties. An additional, independent study is concurrently being performed
for the Town of Marana which addresses the regional traffic demands in the
vicinity of this project. This report addresses both the internal and external
trips created by the proposed residential land uses, as well as, trips from
outside the development which are attracted to the non - residential land usesr
This establishes realistic traffic volumes on the internal, traffic links, as
well as at property boundaries. The generated traffic volumes are based on the
land uses and densities proposed in the specific plan.
1
1
1
TRAFFIC GENERATION AND ATTRACTION
Trip Generation Rates were based on appropriate values for the different
proposed land uses from the Institute of Transportation Engineers' "Trip
Generation - Third Edition."
:y
r11
1
This project consists of five primary land use designations. They are:
Residential
Resort
Village Core
Each of the five are made up of various densities and variations of land use. A
full tabulation of "Trip Generation Factors' and how they were determined is
included in the Appendix.
Mixed -use Commercial
Specialty Commercial
Residential Trio Generation
The residential component of this project includes both single family and multi-
family developments with densities ranging from 0.2 RAC to 18 RAC. It is
anticipated that a significant portion of this development will be retirement
housing. The summation of dwelling units per Planning Area in the Specific Plan
cc iii mo i n o 5 6 , r o l 8
1
J
Greiner
jluu IC VOLUMES (ADT)
traffic volumes resulting from the trips by local residents and attraction of
others to the proposed commercial facilities have been determined and are shown
on the following page. The volumes show traffic at the east and south project
boundaries at an ADT of approximately 13,003 and 13,293 respectively.
Additionally, the individual segments of Thornydale Loop and Tortolita Parkway
have an average ADT through the site of 9,433 and 11,603 respectively.
ROADWAY SECTIONS
A table of roadway carrying capacities for various classes of roadways and lane
widths acceptable to Pima Associations of Governments (PAG) approved values is
included in the Appendix. The allowable traffic volumes indicated thereon are
based on maintaining a Level of Service C, and indicate that a Major Arterial
with two -lanes is capable of carrying an ADT of 13,000 and a minor or rural
arterial is capable of conveying 11,500 2 -lane.
CONCLUSIONS
Tortolita Parkway/Tangerine Road Intersection
Although Arizona Department of Transportation's current plan for Tangerine Road
includes a four -lane divided roadway section for the near term and a six -lane
divided roadway section with grade separated intersections ultimately, there is
no plan to initiate construction of these improvements in the near future.
Consequently, The Tortolita Mountain Property development will have to provide
for various intersection configurations in their design.
The Phase I interim intersection will have a two -lane south -bound Tortolita
- t and west -bound Parkway meeting a two lane east Tangerine Road. At this time, it 9
j is not anticipated that Tortolita Parkway would continue south of Tangerine
� 10056 1019
Greiner
TRIP ASSIGNMENT
1
t For the sake of simplicity, all trips in this study are referred to in terms of
the trips origination point. Consequently, a trip from a residential home to
The Village Core shopping area would be signified as "from A to F" or actually
"A -F ". It is recognized that the ADT for the "A -F" category includes equal
trips from A to F and from F to A, and all such trips are included in the
analysis.
1 Assignment of trips for the residential areas was based on a distribution of
I approximately:. .
5% to the resort (Area B)
.25% to the S.C. restaurant (Area N)
44% to the M.U.C. uses (Areas D & E)
50.75% to the V.C. uses (Areas F & G)
Additionally, the distribution between D and E, and F and G, were based on the
proportionate number of trip attractions of each. Consequently, Areas D, E, F,
and G account for approximately 31%, 13%, 38.5% and 12.25% of all internal
trips, respectively.
r , After assigning all residentially originated trips, the external trips attracted
by the non - residential uses were assigned, originating at two offside sources,
Tortolita Parkway (T.P.) and Thornydale Loop (T.L.). The roadways traveled were
based on the attraction's location within the development and the assumed point
of entry for each trip. The "ADT TRIP ORIGINATION/DESTINATION TABLE" in the
Appendix indicates the distribution of both the internal and external trips.
• . rVilMIo in056 1020'
� Greiner
Road, or if it does, it would be constructed by other parties. Because of the
turning movements, Tangerine will be widened to accommodate a west -bound left
turn lane, as will Tortolita Parkway to provide a south -bound left turn lane.
The II Interim Intersection will accommodate a four -lane divided roadway
for both Tangerine Road and Tortolita Parkway. This configuration would most
likely not be required until ADOT improves Tangerine Road and Tortolita Parkway
is extended to the west to become a portion of Marana's Outer Loop, serving
r areas outside this Specific Plan area. The signalized intersection would
i provide two through -lanes in each direction and,a dedicated left turn lane in
each quadrant. Based on current plans for Tangerine Road, the vertical
alignment of this intersection would be approximately five feet above existing
grade.
The Ultimate Section would include a four or six -lane roadway for the Tangerine
Road intersecting with Tortolita Parkway, a four -lane roadway. This
intersection is proposed to have a grade separated interchange, with Tortolita
Parkway going over Tangerine Road. It is anticipated that the design elevation
of Tortolita could be 35 feet above natural grade.
The following three pages shown plan views of each of the three intersection
alignments. Additionally, the fourth page following- indicates• conceptual
vertical alignments of all three configurations. Slope Stabilization, terracing
and landscaping will need to be provided for the ultimate solution to maintain a
safe and aesthetically pleasing intersection within the right -of -way 'to be
dedicated. The vertical alignments indicate that all three configurations have
acceptable design solutions.
Roadway Widths /Right of Way Widths
Thornydale Loop's and Tortolita Parkway's segments with the maximum ADT achieve
volumes of 13,003 and 13,293 respectively. The minor arterials have been
estimated to have maximum ADT volumes of less than 8,000. Based on the analysis
herein and the PAG- recognized roadway capacity table, we make the following
recommendations for roadway sections:
•10056 - 1021
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I Greiner
indicates a total of 5,339 dwelling units which is in excess of either the
maximum stipulated in the Plan of 4,670 or the anticipated buildout which is
generally 65% to 70% of the maximum allowable for a planned comunity such as
this. To be conservative we estimated buildout at approximately 85% of the
maximum allowable, and distributed the reduction over each Planning Area in the
Specific Plan.
A Trip Generation Factor (TGF) of 5.2 trip ends per dwelling unit was determined
assuming that 67 percent of the trips would be similar to a Planned Unit
Development with the remaining 33 percent simulating a retirement community.
Resort Trio Attraction
A 103 -acre resort hotel is planned for this project. The resort is planned to
have approximately 800 rooms.
A TGF of 8.4 trips was determined based on an assumption of 80 percent
occupancy.
Village Core Trio Attraction
The Village Core segment of. this development will house a retail neighborhood
center, various small restaurants, and a substantial amount of office space.
The office space will provide an employment center and will also provide
services (such as medical, legal, dental) to the residents.
A TGF of 28.3 trip ends per 1,000 Gross Square Feet (GSF) was determined based
on the owner's projection of land uses and coverage which include a ten -acre
retail center and a total of approximately two -acres of restaurants. It is
anticipated that a total of 484,000 GSF will be constructed within the Village
Core properties.
EL 133.010 10056 10-23 1
Greiner
SEGMENT 5
FROM
C
C
C
; �•I
I
J
J
J
J
J
K
K
K
K
K
T.P.
SEGMENT 6
FROM
C
C
C
I
I
I
I
I
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J
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K
K
K
T. P.
E/E4133.020
Irk
D
E
T. P.
B
T. L.
B
F
G
N
T. L.
B
F
G
N
T. L.
B
TOTAL
irk
D
E
T. P.
D
E
F
G
N
T. P.
D
E
T. P.
D
E
T. P.
B
TOTAL
ADT
847
355
294
60
259
106
819
261
5
687
81
621
198
4
520
1. 813
6,930
ADT
847
355
294
372
156
462
147
3
389
659
277
458
500
210
347
1, 813
7,289
- 10056 1041
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10056 1026!
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* An additional 25 feet of landscape buffer will be dedicated on each side of
the roadways.
W The calculated ADT for Roadway Segments 9 and 10 and the recommended 2 -lane
Greiner
t
Appendix. However, the ADT for these two
sections include 6,022
trips ends
originating off -site which are attracted
by the MUC properties
and 5,956
Manor Arterials
Max. ADT
Roadway Section
Right of Way
7,271 actually passing through this area. Since
Thornydale loop
13,003
2 -lanes with turn lanes
150'
*
the attracted vehicles
Tortolita Parkway
13,293
Manes with turn lanes
150
rather than
Minor /Rural Arterials
Ruelas Canyon Road
3,382
2 -lanes
60'
High Pass Road
7,574
2 -lanes
60'
Roadway Segments 5 b 6
7,289
2 -lanes
60'
* An additional 25 feet of landscape buffer will be dedicated on each side of
the roadways.
W The calculated ADT for Roadway Segments 9 and 10 and the recommended 2 -lane
at the schematic concentration point as shown. Consequently the roadway
segments which exceed an ADT 13 000 can be expected to be less than 200 -300 feet
9 � P
and a two -lane section is appropriate.
t
Further analysis will be required to determine actual turning movements and
locations, as the destination of both the internally and externally generated
trips are dependent on the specific siting of high volume commercial uses such
as neighborhood retail centers, and eating establishments. However, the
relative effect of these movements will have no serious effect on the overall
traffic volumes for the roadways.
1
I rLM mo 10056 1029
section may appear to be in conflict with the PAG approved table .in the'
t
Appendix. However, the ADT for these two
sections include 6,022
trips ends
originating off -site which are attracted
by the MUC properties
and 5,956
internal trips ends are attracted by the MUC
properties, leaving an
ADT of only
7,271 actually passing through this area. Since
the M.U.C. properties
have an
overall length of approximately 6,500 feet,
the attracted vehicles
will enter
the sites at a number of locations throughout
the property frontage,
rather than
at the schematic concentration point as shown. Consequently the roadway
segments which exceed an ADT 13 000 can be expected to be less than 200 -300 feet
9 � P
and a two -lane section is appropriate.
t
Further analysis will be required to determine actual turning movements and
locations, as the destination of both the internally and externally generated
trips are dependent on the specific siting of high volume commercial uses such
as neighborhood retail centers, and eating establishments. However, the
relative effect of these movements will have no serious effect on the overall
traffic volumes for the roadways.
1
I rLM mo 10056 1029
Greiner
?RIP GENERATION FACTORS
RESIDENTIAL
Single Family Detached Housing
Apartment
Condominium
Planned Unit Development
Retirement Community
Use 7.8 (.67) + 3.3 (.33) - 5.2 /unit
ADT
10.0 /dwelling units
6.1
5.2
7.8
3.3
RESORT
Resort Hotels 10.5 /room
Assume 80% occupancy use 10.5 (.8) = 8.4 /room
COMMERCIAL USES
General Office
Retail
Hardware
51.3
Discount Store
70.1
Supermarket
125.5
Restaurants
Drive -In
553.0
• Nigh -Turn -Over- Sit -Down
164.4
.Quality
74.9
Industrial
Mini - Warehouse
2.8
Industrial park
7.0
Warehouse
4.9
Light Manufacturing
3.9
VILLAGE CORE
10 Acres Retail
2 Acres Restaurant
77.6 Acres Office
89.6 Acres Total
14.3/1,000 GSF
90.0
300
4.6
- 11% @ 90 Trips 9.9
= 2% @ 300 Trips 6.0
= 87% @ 14.3 Trips 12.44
Average ADT 28.34/1,000 GSF
E4133.019 10056 1031 1
E
Greiner
MULTI -USE COMMERCIAL
16 Acres Retail
- 10% P
90 trips
3 Acres Restaurant
- 2% P
300 Trips
65 Acres "Industrial"
- 40% p
4A trips
77.7 Acres Office
- 48% 0
14.3 Trips
161.7 Acres Total
Average ADT
SPECIALTY RETAIL
Quality Restaurant Use
EG133.019
10056
1032
9.0
6.0
1.84
6.86
23.7/1,000 GSF
75.0
Greiner
TRIPS PER
STUDY AREA
Study Planning
Land
Area -
Dwelling
Area
Area
Use
Gross Acre
Units
AREA A --
Residential
18
LDR
35.1
105
27
LDR
19.2
58
28
LDR
23.0
69
29
LDR
22.4
67
30
LDR
28.8
86
31
LDR
114.0
342
32
LDR
12.9
39
33
LDR
11.3
34
34
LDR
19.5
59
35
LDR
10.8
•'32
37
LDR
57.1
171
AREA B -
Resort
41
AREA C -
Residential
1/2 of 19
1/2 of 20
21
22
23
24
25
26
38
39
40
42
43
R
MLDR
MLDR
MLDR
MLDR
LDR
MLDR
E
MLDR
LDR
MLDR
E
E
MDR
103.6
15.6
11.8
6.4
8.9
8.2
13.0
5.4
20.3
44.2
38.4
13.4
8.4
9.9
800
{' Per Room
E/E4133.019
100 1033
93
121
38
53
25
78
1
122
133
230
3
2
178
ADT/
Unit
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
TOTAL
USE
8.4+
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
5.2
TOTAL
USE
ADT
546
302
359
348
447
1,778
203
177
307
166
889
,5,522
• 4,142
6,720
484
629
198
276
130
406
5
634
692
1,196
16
10
926
5,602
4,202
1
Greiner
3,521
30.4 162,098 SF 28.3*
4,587
41.9 199,982 SF 28.3*
5.659
Study Planning
Land
Area -
Dwelling
ADT/
3,450
A rea
Area
Use
Gross Acre
Units
Unit
ADT
1,848
AREA D -
5.2
5.2
2,543
1.820
TOTAL
Commercial
USE
3,272
3
MUC
42.6
124,605 SF
23.7
2,953
,•
4
5
MUC
MUC
42.1
37.3
123,143 SF
109,103 SF
23.7*
23.1*
2,918
2.586
TOTAL
8,457
AREA E -
I
Commercial
1
MUC
24.7
72,240 SF
23.7*
1,712
2
MUC
26.1
76,343 SF
23.7*
1.809
AREA F
Commercial
14
15
AREA G -
Commercial
16
AREA H -
Residental
13
i
AREA I -
Residential
7
AREA J -
Residential
8
9
VC
VC
VC
7158
MDR
MLDR
MLDR
MLDR
TOTAL
3,521
30.4 162,098 SF 28.3*
4,587
41.9 199,982 SF 28.3*
5.659
TOTAL
10,246
16.4 121,920 SF 28.3
3,450
31.7
11.2
45.3
81.5
58.4
570
202
272
489
350
* Per 1,000 GSF
inn56 1034 !
5.2
2,964
USE
2,223
5.2
1,050
5.2
1.414
TOTAL
2,464
USE
1,848
5.2
5.2
2,543
1.820
TOTAL
4,363
USE
3,272
Greiner
Study Planning
Land
Area -
DWI Iing
ADT/
489
Area Area
Use
Gross Acre
Units
Unit
ADT
AREA K -
USE
1,907
2,000 Sf
75.0
150
Residential
10
MLDR
53.3
320
5.2
1,664
11
MLOR
20.5
123
5.2
640
50% of 12
MLDR
32.1
193
5.2
1.004
TOTAL
3,308
USE
2,481
AREA L -
Residential
50% of 12
MLDR
32.2
192
5.2
998
USE
749
AREA M -
Residential
1/2 of 17 MDR 15.3
50% of 19 MLDR 15.6
50% of 20 MLDR 11.9
AREA N -
Commerci
36- SC 2.4
NON- RESIDENTIAL ATTRACTION:
Resort ADT = 6,720
Village Core ADT = 13,696
Mixed -Use Commercial ADT - 11,978
Specialty Commercial ADT - 150
Non - residential ADT = 32,544
Total Residential ADT - 20,824
274
5.2
1,424
94
5.2
489
121
5.2
629
TOTAL
2,542
USE
1,907
2,000 Sf
75.0
150
* per 1,000 G.S.F.
E�133.019 _ 1005 1 035
Greiner
OTHER SIGNIFICANT ROADWAYS
Study Planning
Land
Area -
Dwelling
AD1/
Area Area'
Use
Gross Acre
Units
11MU
SOT
High Pass Road
22
,- 23
MLDR
LDR
8.9
8.2
53
25
5.2
5.2
276
130
38
LDR.
44.2
133
5.2
692
39
MLDR
38.4
230
5.2
1,196
40
E
13.4
3
5.2
16
41
R
103.6
800
8.4+
6,720
42
E
8.4
2
5.2
10
43
MDR
9.9
178
5.2
926
,•
TOTAL
9,966
•
USE
7,574
Ruelas Canyon Road
1/2 of 17
MDR
7.7
137
5.2
712
: .i 18
LDR
35.1
105
5.2
546
27
LDR
19.2
58
5.2
302
28
LDR
23.0
69
5.2
359
29
LDR
22.4
67
5.2
348
30
LDR
28.8
86
5.2
447
33
34
LDR
LDR
11.3
19.5
34
59
5.2
5.2
177
307
35
LDR
10.8
32
5.2
166
36
Sc
2.4
2,000 SF
75.0*
150
37
LDR
57.1
171
5.2
889
'
TOTAL
4,403
USE
3,382
*
.. Per 1,000 GSF
+ Per Room
X10056 1036
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IoG56 U
Greiner
ADT CALCULATION BY ROADWAY SEGMENT
e
�f
SEGMENT 1
FROM
A
:
A
A
A
A
A
C
H
I
J
K
L
M
T.L.
T.P.
TO ADT
B
135
D
835
E
350
F
1036
G
330
T. L.
1014
T. P.
435
N
7
N
4
N
3
N
5
N
4
N
1
N
3
N
58
N
58
TOTAL 4,278
E/E6133.020
inns;• 1038
Greiner
SEGMENT 2
FROM
A
A
C
-•C
C
H
H
J
J
J
K
K
K
L
L
L
L
L
L
M
M
M
M
M
M
T. L.
T. L.
T. L.
E/E4133.020
TO ADT
B
135
T. L.
1,014
D
847
G
335
N
7
B
72
T. L.
311
F
819
G
261
N
5
F
621
G
198
N
4
D
151
E
63
F
187
G
60
N
1
T. P.
105
D
384
E
161
F
477
G
152
N
3
T. P.
200
F
3,022
G
1,074
N
58
TOTAL 10,727
10056. 1039
.
�I
Greiner
SEGMENT 3
FROM
A
A
C
,.0
C
H
H
J
J
J
K
K
K
L
L
M
M
T.L.
T.L.
T.L.
SEGMENT 4
FROM
A
C
H
I
J
L
M
T.L.
T.L.
T.L.
T.L.
E/E4133.020
TO A0T
B
135
T.L.
1,014
F
1,051
G
335
N
7
B
72
T.L.
311
F
819
G
261
N
5
F
621
G
198
N
4
B
24
T.L.
184
B
62
T.L.
468
F
3,022
G
1,074
N
58
TOTAL 9,725
TO AOT
T.L.
1,014
T.L.
1,176
T.L.
311
T.L.
259
T.L.
687
T.L.
520
T.L.
184
T.L.
468
8
4,230
F
3,022
G
1,074
N
58
TOTAL 13,003
ni , n..
Greiner
SEGMENT 5
FROM
TO
ADT
C
D
847
C
E
355
C
T.P.
294
- I
B
60
I
T.L.
259
J
B
106
J
F
819
J
G
261
J
N
5
J
T.L.
687
K
B
81
K
F
621
K
G
198
K
N
4
K
T.L.
520
T.P.
B
1.813
TOTAL 6,930
SEGMENT 6
FROM
TO
ADT
C
D
847
C
E
355
C
T.P.
294
I
D
372
I
E
156
I
F
462
I
G
147
I
N
3
I
T.P.
389
J
D
659
J
E
277
J
T.P.
458
K
D
500
K
E
210
K
T.P.
347
T.P.
B
1.813
TOTAL 7,289
E/EG133.020
10056 1041
t
Greiner
SEGMENT 7
F ROM TO ADT
A
D
835
A
E
350
A
F
1,036
,A
G
330
A
T. P.
435
C
F
1,051
C
G
335
H
B
72
H
N
4
H
T. L.
311
I
N
3
J
F
819
J
G
261
K
F
621
K
G
198
L
0
151
L
E
63
L
F
187
L
G
60
L
T. P.
79
M
D
384
M
E
161
M
F
477
M
G
152
M
T. P.
200
T. L.
F
3,022
T. L.
G
1,074
T. P.
N
58
TOTAL 12,729
E/E4133.020
10056 1042
Greiner
SEGMENT 8
FROM
TO
ADT
A
0
835
A
E
350
A
T.P.
435
- H
D
448
H
E
188
H
T.P.
467
I
F
462
I
G
147
I
N
3
L
D
151
L
E
63
L
T.P.
79
M
D
384
M
E
161
M
T.P.
200
T.P.
F
2,015
T.P.
G
716
T.P.
N
58
TOTAL 7,162
E/E4133.020 . : 10 056: - 'J±043
SPECIAL CONDITIONS
1. Construction surveillance to be performed by a Registered Engineer
named in the applications as:
2 Upon completion of the work outlined in the private improvement
agreement, the Registered Engine .shall furnish the Town with: the
"As -Built" original plan, and a Certificate over the signature seal of the
Registered Engineer (or a principal of the firm) that the project has
been constructed in accordance with the plans and specifications
approved by the Town Engineer.
3. The Town Engineer shall perform a final on site inspection of said
improvement. Additional work shall be performed if the inspection
reveals deficiencies in the work, prior to • acceptance of said
improvement by the Town.
4. Assurances will be released upon certification of completion by
Registered Engineer and Town Engineer's final inspection and
acceptance.
Vii i,g69
Greiner
SEGMENT 10
FROM
A
H
•I
K
L
M
T.P.
T.P.
T.P.
T.P.
T.P.
T.P.
E/E4133.020
TO OAT
T.P.
435
T.P.
294
T.P.
467
T.P.
389
T.P.
458
T.P.
347
T.P.
79
T.P.
200
B
1,813
D
4,261
E
1,761
F
_
2,015
G
716
N
58
TOTAL 13,293
inns; i't145
Greiner
ROADWAY CAPACITY TABLE
n
To maintain a Level of Service "C ", the following table is a representation of
the Pima Association of Governments (PAG) maximum allowable ADT for each roadway
type and lane configuration.
E4133.019
10056 11046
Number of Lanes
Facility Type
2
4
6
8
1 Interstate
26,000 ADT
52,000 ADT
78,000 ADT
104,000 ADT
2 Parkway with
19,500 ADT
39,000 ADT
60,000 ADT
81,000..ADT
Grade Separated
Intersections
3 Major Arterials
13,000 ADT
26,000 ADT
39,000 ADT
52,000 ADT
with Turn Lanes
4 Minor or Rural
11,500 ADT
23,000 ADT
35 ADT
47,500 ADT
Arterials
E4133.019
10056 11046
1
1 W�=t :s Ise
1
1
1
1
1
I
App w n1Y
SWONS, Li & ASSOCIATES, INC.
SUITE 2170
LA PLACITA VILLAGE - DOWNTOWN
P.O. BOX 2712
TUCSON. ARIZONA 85702-2712
TELEPHONE: (602) 884 -9594
April 13, 1989
Mr. Ray C. Coleman
Planning and Zoning Administrator
Town of Marana
12775 North Sanders Road
Marana, Arizona 85655
RE : TORTOLITA MOUNTAIN PROPERTIES, PHASE -I SPECIFIC PLAN
Dear Ray:
Michael E. Zeller. P.E.. P.H.
Principal
Karl E. Kienow. P.E.
Philip O. Lowe. P.E.
Robert J. Smolinsky. P.E.
Justin M. Turner. P.E.
t (�
CG D
Ta /
At the request of Westinghouse Communities of Arizona, I am providing you
with this letter and a revised copy of the report entitled "Drainage
Alternatives for Tortolita Mountain Properties - Phase I:" This information is
intended to address your comments that were discussed at the meeting of April
12, 1989, between yourself, Mr. Tim Ensign, and Mr. David Graham -of Westinghouse.
The attached report, which shall be made an appendix to the Specific Plan,
provides certain details with regard to the proposed regional drainage plan for
the Tortolita alluvial fan. As you are aware, this plan depends upon the
construction of major stormwater detention facilities located on State trust land
which is not within the boundaries of the Phase -I Specific Plan. Under this
plan, al-1 drainage from the Phase -I plan will eventually drain into either the
proposed - Ruelas /Wild Burro detention basin or the Prospect. detention basin.
The report also presents an alternate drainage plan which could be
implemented in the event that, for whatever reason, the regional detention plan
is not realized. This alternate plan includes a system of natural and modified
channels, as well as neighborhood and on -site detention facilities. This plan
indicates that measures will be taken to insure that depth, velocity, -and width
of flows leaving the property are similar to existing conditions, and will
therefore not create any adverse impacts upon adjacent property." Please note
that a change was made to Figure 4 within the attached report. The original
report indicated floodplain encroachments along the Prospect Wash within section
35 (i.e., through the narrow commercial strip). This revised report indicates
that this portion of Prospect Wash would be left natural, without encroachment,
unless at a later date an agreement was made with the Stand Land Department
allowing a more channelized outlet onto their land located west of the TMP
boundary.
Phoenix. AZ - Newport Beach. CA - Fort Collins. CO
inns; I AL 7
1
SLA, INC.
Mr. Ray C. Coleman 2 April 13, 1989
The statements included within this letter will also be included within
the next draft of the Specific Plan for this project. We trust that this
additional information will satisfy your concerns if referenced directly in the
TMP Specific Plan. However, please let us know at your earliest convenience if
you will need anything else. We would like your concurrence prior to the public
hearing scheduled for May 10, if possible.
Very truly yours,
SIMONS, LI & ASSOCIATES, INC.
Michael E. Zeller, P.E., P.N.
Principal
Robert J. Smo insky, P.E.
Senior Hydraulic Engineer
RJS /MEZ /sa
AZWCA01/TC /sL08.WPS
(PAZ- WCA -01)
10056 I M48
Tortolita Mountain
Properties
Westinghouse Communities of Arizona, Inc., Managing Partner
April, 10, 1989
Mr. R. C. Coleman
Planning and Zoning Administrator
Town of Marana
12775 N. Sanders Road
Marana, Arizona 85653
Dear Mr. Coleman:
We are sending :you those items requested by the State Land
Department in an effort to further the Regional Tortolita• Fan
Retention /Detention Project; the items included are:
1. Completed Application /Perpetual Easements.
2. Legal Descriptions and Map of Basins.
3. Blank Right -of -Way Applications.
We have instructed our consultants to prepare this material as
expeditiously as possible because we feel that this project is
important.
As you know we have taken a leadership role on this project and
have absorbed all costs to date. However, we are at a point
that we need to discuss with you` and John Moffitt the manner in
which we continue with this important project. Some of the
assumptions we have been preceeding under are:
1. Westinghouse will recover its costs.
2. The Specific Plan will not be affected as to schedule
and an on -site alternative will be allowed if the
regional solution is not implemented.
3. The Community Facilities District "Development
Agreement" will not be affected.
._._- ._10066 f 049
Mr. R. C.-Coleman
April 10, 1989•
Pacre Two
We are certain. that the regional concept is an innovative
solution in the area east of 1 -10. We look forward to working
with' Marana and understand that equitable arrangements can be
reached, -and more importantly, that our project will proceed as
scheduled.
Ray, ,thank you for prompt attention and enthusiasm. Please
let us know when would be a convenient time for myself and Tim
Ensign to meet with you.
Sincerely,
David H. Graham
.•
Vice President of
Planning
DHG:tle
attachments
cc: H. Holub
J. Moffitt
Mayor Tom Jones
Vice Mayor
Ora Harn
innrig 1n5O'
REPORT
DRAINAGE ALTERNATIVES FOR
TORTOLITA MOUNTAIN PROPERTIES
PHASE I '
Prepared For:
Westinghouse Communities of Arizona
1760 E. River Road, Suite 103
Tucson, Arizona 85718
Prepared By:
Simons, Li & Associates, Inc.
110 South Church, Suite 2170
P.O. Box 2712
Tucson, Arizona 85702 -2712
March 1989
10056 1051
TABLE OF CONTENTS
Paae
I. REGIONAL DETENTION PLAN FOR THE
TORTOLITA ALLUVIAL FAN . . . . . . . . . . . . . . . . . . . . . 1
Introduction . . . . . . . . . . . . . 1
Advantages of Regional�Detention . . . . . . . . . . . . 2
Description of the Plan . . . . . . . . . . . . . . . . . . . . 3
II. ON -SITE DETENTION PLAN FOR TORTOLITA
MOUNTAIN PROPERTIES: PHASE I . . . . . . . . . . . . . . . . 10
Introduction . . . . . . . . . . . . . . . . . . . . . . . 10
Elements of the Plan . . . . . . . . . . . . . . . . 10
LIST OF FIGURES
Figure 1. Proposed Regional Detention Plan,
Tortol i to Alluvial Fan . . . . . . . . . . . . . . . . . . 4
Figure 2. Multiple- Tiered Detention Basin /Regional
Park Concept, Plan View . . . . . . . . . . . . . . . . . . 6
Figure 3. Multiple - Tiered Detention Basin /Regional
Park Concept, Profile . . . . . . . . . . . . . . . . . . 7
Figure 4. Drainage Concept Plan with
On -Site Detention . . . . . . . . . . . . . . . . 11
i
10056 1052
I. REGIONAL DETENTION PLAN FOR THE TORTOLITA ALLUVIAL FAN
INTRODUCTION
Drainage of the Tortolita alluvial fan is characterized by unconsolidated
sheet flow, which is underlain with numerous, small, braided sand channels
throughout most of the fan area. However,.within the upper area of the fan, in
the vicinity of the Tortolita mountains, large flows are contained within well -
defined, relatively stable watercourses, which support corridors of riparian
vegetation. These watercourses, which emanate 'from Prospect Canyon, Ruelas
Canyon, Wild Burro Canyon, and Cochie Canyon, are each capable of producing 100 -
year flood peaks of several thousand cubic feet per second. When the flow from
these watercourses reaches the downstream end of their incised channel sections,
it spreads out over the alluvial fan in the form of wide, shallow sheet flow.
The sheet -flow drainage characteristics of the lower portion of the fan
present a serious obstacle to future development of the area. Potential
developers of the alluvial -fan area are faced with collecting the sheet flow,
channeling it through their development, and then either discharging it at some
logical outlet or spreading it back out to its original sheet-flow condition.
Considering the quantities of runoff which can be from the upstream
watersheds, this type of solution will result in major channel izatior of the fan,
as it becomes developed. Additionally, without some form of master drainage plan
in place, drainage improvements from one development may not interfa a well with
future developments which are located either upstream or downstream This will
likely result in additional costs, both to developers and to the agency
responsible for maintaining the drainage infrastructure.
10056 1053
'J
SLA. IK
2
ADVANTAGES OF REGIONAL DETENTION
With the fan presently undeveloped, an excellent opportunity exists to
prepare and implement a master drainage plan which will insure logical and
effective implementation of drainage facilities within the fan area. The concept
which SLA believes will best accomplish this goal is that of regional detention
facilities, combined with a system of collector and conveyor channels. It is
envisioned that'thi s concept will include a regional detention basin at the point
where each major watercourse transitions from a well- defined channel to shallow,
braided sheet -flow conditions. The outflows from these regional detention basins
would be significantly reduced, such that they could be conveyed downstream
within the small, existing channels. Additional basins may also be required at
some downstream point, where runoff might again reach an unacceptably high
amount. Individual developments would'utilize a system of on -site collector and
conveyor channels to deliver runoff to the regional detention basins.
The advantages of a regional detention plan (RDP) are. many. Following is
a list of some of these advantages:
- The RDP will provide a logical, regional approach to drainage, wh -i ch will,
in turn, reduce long -term costs and minimize future drainage problems.
- Regional detention basins designed as multi -use facilities will provide
extensive recreational opportunities, including potential water -based
recreation.
1
10056 1054
SLA, INC.
' 3
Important riparian corridors can be preserved, since extensive channel
' widening and reconstruction will not be necessary. These corridors could
also serve as a regional riparian - trails system.
- A significant reduction in drainage - structure costs associa
proposed improvements to Tangerine Road would be realized, if
to be implemented.
with the
1
I
I
DESCRIPTION OF THE PLAN
RDP were
Shown on Figure I is a plan view of the Tortolita fan area. Superimposed
over the fan area is one concept of a regional detention plan which SLA has
developed. The plan consists of five regional detention basin sites, with
associated trail systems, that provide a link between the future urba ized areas
18056 1055!
- Regional detention basins are much more effective in controlling
stormwater
runoff than are numerous
local and /or neighborhood basins
If all
developments detain runoff,
flood peaks are not necessarily reduced.
Often
they are only delayed, and
in some cases actually increased.
'
- Excavation associated with
the construction of regional detention
basins
could provide a source of fill
for the construction of Tangerine
Road, for
'
other roadway systems, and
for private development within the
area. The
sale of this material could
actually provide a funding
ource for
'
construction of the basins.
- A significant reduction in drainage - structure costs associa
proposed improvements to Tangerine Road would be realized, if
to be implemented.
with the
1
I
I
DESCRIPTION OF THE PLAN
RDP were
Shown on Figure I is a plan view of the Tortolita fan area. Superimposed
over the fan area is one concept of a regional detention plan which SLA has
developed. The plan consists of five regional detention basin sites, with
associated trail systems, that provide a link between the future urba ized areas
18056 1055!
w 4c
0 cc
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and the Tortolita Mountains. These sites could range in size from about 100 to
300 acres. The five detention basin sites could also serve as regional parks,
offering various recreational and open -space opportuni ties-- including active and
passive recreation; water -based recreation; wildlife habitat; urban green space;
water harvesting and recharge; plant nursery and research sites; environmental
art; and staging areas for equestrians and hikers.
The basint would intercept the majority of the flow which emanates from
the canyons which feed the major watercourses (i.e., Prospect Canyon, Ruelas
Canyon, Wild Burro Canyon, and Cochie Canyon), allowing only small fl ws to pass
through. The stored runoff would then be slowly drained from the basins after
the storm had passed. In addition to the flow from the major watercourses,
future developments would also be able to drain on -site runoff in the detention
facilities. This would be accomplished with a system of collector channels, to
capture the sheet flow, and conveyor channels, to deliver the flow to the
regional detention sites. In this manner, on-site detention within each and
every development would be unnecessary to mitigate downstream A ncreas s in fl ood
peaks typically caused by urbanization.
Figure 2 and Figure 3 provide sketches of conceptual plan and pr file views
of a multiple- tiered detention basin. A 'three- basin' design is shown on these
figures. However, additional tiers could also be used, if the topographic and
hydrologic conditions require it. There are several advantages tc this type
of detention -basin design. One of these advantages is that a tiered-basin
design reduces the excavation depth required at the upstream end of he basins.
I
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be established within the basins, with consideration for the associated risk of
flooding. For example, Basin C could be used for passive recreation and open I I
space; while mare structured recreational uses, such as ball fields, could be
planned for Basin B. Basin C, which would rarely be flooded, could be used for '
golf courses or other uses which are not compatible with frequent inundation. ,
The "off -line" type of-basin is designed so that frequent flows can bypass '
the basins without being detained. This type of design not only minimizes
ponding within the basin, but also helps to maintain the sediment balance along '
the watercourse while minimizing sediment removal from the basin. As shown of
Figure 2, this type of basin would have a constructed channel along
g one side.
One bank of the channel would be lower than the other, allowing flow to "spill '
out" the side after it has reached a certain level. The remainder of the flow
would bypass the basin,-and flow into a smaller channel alongside of the next ,
downstream basin, where the same type of spillover would occur. The channel
alongside of the most downstream basin would be sized for the amount of flow '
designed to leave the detention basin. In the case of the basin shown on Figure
2, this would be a 2 -year flow.
10056 1060
SLA, INC.
8
'
Additionally,
an 'off -line" tiered basin, such as
the one described
on Figure
2, has the
advantage of providing large areas that will
only be flooded
on a very
,
infrequent
basis. For example, Basin A would only
be flooded, on the
average,
'
once every
fifty years. Basin B would be flooded,
on the a avers once ever
9� Y
ten years,
and Basin C once every couple of, years.
Recreational uses
can then
'
be established within the basins, with consideration for the associated risk of
flooding. For example, Basin C could be used for passive recreation and open I I
space; while mare structured recreational uses, such as ball fields, could be
planned for Basin B. Basin C, which would rarely be flooded, could be used for '
golf courses or other uses which are not compatible with frequent inundation. ,
The "off -line" type of-basin is designed so that frequent flows can bypass '
the basins without being detained. This type of design not only minimizes
ponding within the basin, but also helps to maintain the sediment balance along '
the watercourse while minimizing sediment removal from the basin. As shown of
Figure 2, this type of basin would have a constructed channel along
g one side.
One bank of the channel would be lower than the other, allowing flow to "spill '
out" the side after it has reached a certain level. The remainder of the flow
would bypass the basin,-and flow into a smaller channel alongside of the next ,
downstream basin, where the same type of spillover would occur. The channel
alongside of the most downstream basin would be sized for the amount of flow '
designed to leave the detention basin. In the case of the basin shown on Figure
2, this would be a 2 -year flow.
10056 1060
IF
91
SCA, INC.
The 2 -year flow which would be allowed to flow by the basin is bout what
can be conveyed by the small, alluvial channels located downstream of t e basins.
This plan would include preserving a natural corridor along these channels for
wilt ife passage and hiking /biking /equestrian trails. Grade stabilizers will
likely be required along those portions of the channels located downstream of
the basin in order to inhibit downcutting and preserve the natural state of the
channels. Over time, the natural vegetation along these channels will increase,
due to the increased volume of flow they will receive. Under the ROP, the peak
flow rates will be very small; but these channels will flow more often, and for
a much longer duration, than they currently flow. Upstream of the basins, the
four major channels would remain natural, and provide access into the ortolita
Mountains.
ino56 106-1.
SLA, INC.
10
II. ON -SITE DETENTION PLAN FOR TORTOLITA MOUNTAIN PROPERTIES: PHASE I
INTRODUCTION
In the event that a regional stormwater detention plan is not adopted or '
implemented on the Tortolita alluvial fan, an alternate drainage plan has been
developed for the Phase -I development. This plan relies on a system of natural, '
enhanced, or artificially stabilized channels in conjunction with two
neighborhood detention basins and various on -site and local detention facilities. '
In developing this plan, it was assumed that the Town of Marana would be adopting
a stormwater detention /retention ordinance. '
The detention basin plan provided
herein were determined based upon the assumption that the peak runoff rates from '
future development will be no greater than existing conditions runoff.
ELEMENTS OF THE PLAN
Provided on Figure 4 is a plan view of the major drainage elements of the
on -site detention plan for the Phase -I development. Most of the channel types
and alignments are identical to what was proposed within the main body of the
Specific Plan for the Regional Detention option. However, this plan also ,
includes two neighborhood detention basins along the south line of section 25.
These basins will receive all of the runoff from section 25, as well as the
runoff from that portion of section 24 which is located south of the Ruelas Wash. '
The 10 -year and 100 -year flows would be released from these basins into the
10056 10621
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10056 1064
SLA, INC.
12
1
downstream channels at a peak rate which would be no greater than existing
conditions. Golf course basins may be used in lieu of these neighborhood basins.
1
Due to topographic constraints, three areas within the Phase -I plan cannot
drain into the two semi - regional detention basins. These three areas are
1
delineated on Figure 4, and are labeled as areas A, 6, and C. These areas would
best satisfy detention requirements through the use of local, on -site detention
1
basins or detention basins within golf courses. The exact location, size, and
number of these basins would be determined at the time the property is developed,
1
and a plat or development plan is prepared. As with the neighborhood detention
'
basins, the eak outflow from each
P local or on -site basin was assumed to be
reduced to that of existing - conditions flow. However, the ponding depth for
'
these basins was assumed to average only about one foot. . In the commercial
areas, this type of detention is often accomplished within parking areas that
1
can provide shallow depths of ponding. Residential areas can easily accommodate
1
this type of detention within neighborhood parks and common areas. Within
section C (i.e., the area planned for a resort), detention may best be provided
within depressed areas of a golf course.
i
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10056 1064
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APPENDIX J
DUST CONTROL
1. ' The frequency of application, quantity and types of palliatives shall be specified at
the time of grading application and shall be incorporated into the approved grading
plan or sketch. The Town Engineer may make site inspections to determine the
adequacy of dust control and may require modified mitigation measures, if
necessary, due to inadequate dust control.
2. Acceptable Dust Control Methods:
a. Acceptable dust controls:
1) Magnesium chloride: This product does not have adverse effects on
plant life and is presently a low -cost treatment;
2) Lignum sulphate: This product does not have adverse effects on plant
life;
3) Water. The use of water to control dust may be employed during or
after grading, as may be approved by the Town Engineer,
4) Ground ever. A ground cover of decomposed granite, wood chips
or other decorative landscape materials may be used in conjunction
with rewegetation on graded areas other than on slopes or areas
subject to vehicular or pedestrian traffic.
b. Unacceptable dust controls: Any product that would have an adverse effect
on human, animal or plant life, or cause property damage.
C. Generally unacceptable dust. controls:
1) Motor off or off treatment, due to its residual nature, leaching
characteristics and adverse effects on plants and groundwater.
2) Sodium chloride: Due to its residual nature and adverse effect on
plant life.
inns; in65
APPENDIX K
SUPERCEDED BY PAGE VII -7
IMPROVEMENT PLAN
DESIGN CERTIFICATION OPTION
DESIGN ENGINEER FILES
DESIGN CERTIFICATION OPTION
NOTICE WITH TOWN
DESIGN ENGINEER PREPARES
IMPROVEMENT PLAN WITH
CERTIFICATION STATEMENT
ON COVER SHEET
DESIGN ENGINEER FILES
COMPLETED IMPROVEMENT
PLAN WITH TOWN
APPROVAL LETTER ISSUED
BY TOWN ENGINEER
CONTRACTOR APPLIES FOR
CONSTRUCTION PERMIT
inn5 1066
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APPENDIX L
CONSTRUCTION CERTIFICATION OPTION
THIS AGREEMENT, made and entered into this date of 19 by
and between the Town of Marana, hereinafter called the Town and
hereinafter called the Applicant.
WITNESSETH:
WHEREAS, the Applicant desires to make improvement in the public rights -of -way within
the Town at
a subdivision of the Town, the map or plat of which is recorded in the office of the County
Recorder of Pima County, Arizona in Book of Maps and Plats at page
thereof and
WHEREAS, the required plans and specifications, and soil tests for said work have been
approved by the Town Engineer.
WHEREAS, the applicant desires that the Town take possession of and maintain said work
10056 1067 1
the applicant desires that the Town take possession of and maintain said work
upon completion; and
WHEREAS, the Town is willing to accept and maintain said work, provided it meets Town
standards and the work is done in accordance with Town requirements;
NOW, THEREFORE, in consideration of the matters and things herein set forth, IT IS
AGREED AS FOLLOWS:
1. That the applicant shall install and construct at Applicant's own expense the
improvements set forth and in accordance with the plans and Specifications
approved by the Town Engineer.
2 That a Registered Professional Engineer shall be retained by the Applicant, and said
engineer shall lay out and establish grades for the work as it progresses and shall
furnish the Town Engineer with an accurate "As Built" set of plans and a letter of
certification after completion of the work.
3. That the Applicant shall pay the cost of all material tests required by the approved
plans and specifications.
inner InF;R
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SPECIAL CONDITIONS
1. Construction surveiillance to be performed by a Registered Engineer
named in the applications as:
2 Upon completion of the work outlined in the private improvement
agreement, the Registered Engineepshall furnish the Town with: the
"As- Built" o_ ri . inal plan, and a Certificate over the signature seal of the
Registered Engineer (or a principal of the firm) that the project has
been constructed in accordance with the plans and specifications
approved by the Town Engineer.
3. The Town Engineer shall perform a final on site inspection of said
improsnemenL Additional work shall be performed if the inspection
reveals deficiencies in the work, prior to • acceptance of said
improvement by the Town
4. Assurances
will be
released upon certification of
completion by
Registered
Engineer and Town Engineer's final
inspection and
acceptance.
X10056 J Y69
4. That the Applicant shall and does hereby grant, bargain, sell, convey, transfer and
deliver to the Town the said improvements to be installed, pursuant to this
Agreement, and shall execute and deliver to the Town said improvements free and
clear of all liens, claims, charges and encumbrances, upon acceptance of said work
by the Town Engineer.
5. That the Town shall accept title to and take possession of the aid improvement
upon completion of said work to the satisfaction of the Town Engineer.
6. That the improvements shall be installed at the following location in the Town, to-
wit:
7. That the applicant shall guarantee the work against defective materials or
workmanship for a period of one (1) year form the final acceptance of the
improvements for maintenance and operation. Upon discovery, any repair work or
replacement requested by the Town pursuant to said guarantee shaU be done
immediately at no expense to the Town.
10056 ID70
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8. That the improvements shall consist of the following property:
A. MATERIAL TESTS
The Applicant and /or his contractor shall, ,prior to placement of materials,
furnish the Town Engineer with a certified report that materials to be used
in the proposed construction are in compliance with the requirements of the
approved plans and specifications.
B. IMPROVEMENTS
The installation, excavation, bacldiliing, grading from property line to property
line and cleanup necessary to complete all improvements in accordance with
approved plans and specification:
L Roadways
2 Drainage Improvements
3. Landscaping
4. Utilities
rnn�F in7d
IN WITNESS WHEREOF, the Applicant has executed or has caused this instrument to
be executed by its proper officer thereunto duly authorized ' and the Town has caused this
instrument to be executed by the Town Engineer as of the day and year first above written.
TOWN OF MARANA
By,
TOWN ENGINEER
The above terms and conditions have been read and are hereby agreed to and accepted
by the following: ,
Print Company Name
Owner, Trust Holder, or Authorized Agent
Date
unnr, r, 1f17'2
I APPENDIX M
ARCHAEOLOGICAL CERTIFICATION
TORTOLITA MOUNTAIN PROPERTIES SPECIFIC PLAN
MAY 15, 1989
ARCHAEOLOGIST:
on this /Vk day of May, 1989, representing the Institute for
American Research, certify that the report entitled: A Cultural Resources Overview of the
TortoIita Mountain Project, Pima County, Arizona, prepared by the Institute for American
Research, Technical Report No. 87 -5, 1987 is complete is prepared by our firm and
submitted to the Town of Marana.
OWNER:
I, on this / day of May, 1989,, representing Westinghouse
David H. Graham
Communities of Arizona limited, Inc. do agree to comply with the archaeological
mitigation plan found within the Tortolita Mountain Properties Specific Plan, May 4, 1989.
inn55 1073
LIMITED PARTNERSHIP AGREEMENT
TORTOLITA -MOORE I LIMITED PARTNERSH
an Arizona limited partnership
t
1
APPENDIX N
THIS TORTOLITA -MOORS I LIMITED PARTNERSHIP AGREEMENT ( "Agreement ")
is made as of the . of _, 1957, by and among INTERWEST RESOURCES,
INC., an Arizona corporation (the "General Partner "), and the persons designated on and
executing the signature pages of this Agreement as limited partners (collectively, the
"Limited Partners ") upon the following specific terms and conditions. The General
Partner and Limited Partners are collectively referred to as the "Partners ".
Section 1. Partnership Formation The parties hereto hereby form a limited
partnership pursuant to and in accordance with the Uniform Limited Partnership Act as
adopted in the State of Arizona, to be known as Tortolita -Moore I Limited Partnership
(the "Partnership "). The General Partner shall file all certificates as maybe required to
form the Partnership. The principal place of business of the Partnership shall be 310
South Williams Boulevard, Suite 270, Tucson, Arizona.
Section 2. Purpose and Nature of Business The purpose of the Partnership and the
business to be carried on by it, subject to the limitations contained elsewhere in this
Agreement, is to acquire, own, hold and resell, in whole or in part, certain unimproved
real property located in Pima County, Arizona (the "Property"), and legally described on
Exhibits B and C to the Offering Statement to which this Agreement is attached as
Exhibit A (the "Offering Statement"). Within a reasonable time after formation of the
Partnership but not later than April 17, 1987 (the "Closing Date "), the General Partner
shall convey to the Partnership the Property and assign thereto all right, title and interest
therein.
Any of the Partners, including the General Partner or either of them, may
engage in or possess an interest in other business ventures of every nature and description,
independently or with others, including but not limited to the ownership, financing,
leasing, management, syndication, investment, brokerage and development of real prop-
erty, including property in the lame area as and /or of the same type and nature as the
Property, and neither the Partnership nor any of the Partners shall have any right by
virtue of this Agreement in or to such independent ventures or to the income or profits
derived therefrom.
Section 3. Term The Partnership shall commence on the date the certificate of
limited partnership is filed with the Secretary of State and shall continue until April 17,
2007, unless terminated earlier in accordance with the dissolution and termination
provisions of this Agreement or unless terminated by law.
Section 4. Capital Contributions and Accounts
4.1 Capital Contributions in General
consist of the initial capital contributions of
contributions subsequently contributed by the
(collectively, "Capital Contributions").
' IWST.09.050
11 -30 -10 0 0056 1 n 7 4
The capital of the Partnership shall
the Partners and additional capital
Partners pursuant to this Section 4
31507
I
1
4.2 Capital Contro"wnt of the Partners The Partners shall make Capital
Contributions to the PartnersNp, a% follows
(i) The Llnuted Partners shall each make an initial Capital Contribu-
tion of Nine Thousand Two Hundred Fifty Dollars ($9,250.00) per Limited Partnership Unit
purchased, payable in full, in cash upon subscription. The minimum number of Units which
may be purchased by a Limited Partner is one (1) Unit.
- GO Each Limited Partner shall be liable to make additional Capital
Contributions in a total amount equal to the total of G) each Unit's pro rata share of
obligations encumbering title to the Property and /or parcels thereof and payable by the
Partnership (collectively, the "Encumbrances ") in the total principal amount of Five
Hundred Twenty Thousand Five Hundred Dollars ($520,500.00), plus accrued interest
thereon, according to the terms of such Encumbrances, plus (ii) each Unit's pro rata share
of Partnership expenses, including taxes, insurance and other impositions assessed against
the Property, if any, and miscellaneous costs and fees attributable to the operation of the
Partnership's business. Such additional Capital Contributions shall be payable semiannu-
ally, upon assessment by the General Partner.
(iii) The General Partner shall make a cash contribution of One
Thousand Dollars ($1,000.00), for which contribution it shall receive a General Partner's
interest. The General Partner shall be required to make no other Capital Contributions.
4.3 Partners' Capital Accounts In order to properly reflect and carry out
the arrangements among the Partners, a separate account shall be established for each
Partner
which will reflect such Partner's Capital Contributions (the "Capital Accounts ").
The Capital Contributions of the Partners, as provided in Section 4.2 and 4.4 shall be
credited to the respective Capital Accounts of said Partners. The Capital Account of a
Partner shall be increased by such Partner's distributive share of Partnership net income
and shall be decreased by such Partner's distributive share of Partnership net loss and any
Partnership distributions to such Partner.
4.4 Default in Additional Capital Contribution
4.4.1 Upon a default in the payment of an additional Capital Contribu-
tion, which defaWt remains uncured for a period of thirty (30) days -from and after receipt
'
of notice of assessment, the General Partner may elect to expel the defaulting Limited
Partner from the Partnership and to forfeit the Unit(s) of that defaulting Limited Partner
and sell the same. to any person for an amount not less than the sum of the additional
Capital Contribution(s) then in default. The purchaser of the Unit(s) so forfeited shall
become the owner of the Unit(s) and a substitute Limited Partner and shall thereafter be
responsible for all additional Capital Contributions allocable to the Unit(s) purchased.
Any sums paid for the forfeited Unit(s) by such substitute Limited Partner in excess of the
total of the additional Capital Contribution then in default less reasonable costs incurred
in forfeiting and resale of the Unit(s) in default shall be paid to the expelled Limited
Partner.
4.4.2 In the event that any Limited Partner fails or refuses to make an
additional Capital Contribution called for on or before the required date and in lieu of the
foregoing forfeiture of a defaulting Limited Partner's Unit(s), the General Partner may, in
its discretion, elect to notify all other Limited Partners of the default and to give the
nondefaulting Limited Partners the right to make, in addition to the additional Capital
Contribution assessable to their respective Units, the additional Capital Contribution of
1a'ST.09.050 -2- ,
11 -30 -10 1 n n s; t d 7 C
LJ
the defaulting Limited Partner. Any one or more of the other Limited Partners may pay
pro rata to the Partnership an amount equal to the additional Capital Contribution then in
default, and the Capital .Accounts of the Limited Partner or Partners advancing said
amount shall be adjusted pro rata to reflect the contribution of such additional Capital
Contribution. The Capital Account of the defaulting Limited Partner shall reflect no
adjustment.
4.4.3 In the event that the General Partner elects not to permit other
Limited Partners to make the additional Capital Contribution of a defaulting Limited
Partner or if no other Limited Partner(s) elect(s) to make the additional Capital
Contribution of a defaulting Limited Partner, the General Partner may, in the General
Partner's discretion, advance funds or arrange for the advancement of funds from a third
' party (including any Limited Partner) to the ,Partnership, on behalf of the defaulting
Limited Partner, in an amount equal to the additional Capital Contribution of the
defaulting Limited Partner. Such advance shall be deemed a loan to the defaulting
Partner to be repaid to the Partner(s) or other person making such loan from net proceeds
of sale or other disposition or other cash distributions otherwise distributable to the
defaulting Limited Partner. Such advance shall • bear interest, - chargeable. to the
defaulting Limited Partner, at a rate selected by the General Partner but not less than
fifteen percent •(1596) nor more than eighteen percent (18%) per annum. Repayment
thereof shall be secured by a pledge of the Unit(s) of the defaulting Limited Partner.
Such advance shall be credited to the defaulting Limited Partner's Capital Account as if
the additional Capital Contribution had been made by the defaulting Limited Partner.
I
IWST.09.050 -3_
11 -30 -10 s
inn ;r. It176
4.4.4 If the default is not treated pursuant to Sections 4.4.1, 4.4.2 or
4.4.3, all net proceeds of sale or other disposition otherwise distributable to such
defaulting Limited Partner shall be distributed to the Partnership until such time as the
full amount of the additional Capital Contribution then in default,
plus an amount equal to
fifteen percent (15%) per annum thereon, shall have been paid to the Partnership. Upon
full
payment of the additional Capital Contribution through application of net proceeds of
sale or other-disposition otherwise distributable to the defaulting Limited Partner, plus an
amount equal to fifteen percent (15%) per annum thereon, the Capital Account of the
defaulting Limited Partner shall be adjusted to
'
reflect the same.
4.5 Withdrawal of Capital No Partner shall have any right to withdraw or
make a demand for withdrawal any
or return of of his Capital Contribution, in whole or in
part, without the consent of all the Partners or as provided for in this Agreement.
1
4.6 Interest on Capital Accounts No interest shall be paid on Capital
Contributions.
4.7 Limitation of Liability The Limited Partners shall not be obligated or
liable for losses incurred by the Partnership in excess of their Capital Contributions.
Section S. Distributions.
5.1 Allocations Net proceeds of sale or other disposition, whether such
distribution is made upon a sale or other disposition of Property
a portion of the or upon
liquidation of the entire Property in connection with a final termination of the
Partnership, shall be allocated and distributed as follows:
I
IWST.09.050 -3_
11 -30 -10 s
inn ;r. It176
5.1.1 First, to the payment of debts and liabilities of the Partnership
which are then due (other than any loans or advances that may have been made by any of
,
the Partners to the Partnership), including all sums due pursuant to the Encumbrances or
due under any other lien or encumbrance burdening title to the Property, in whole or in
part, the expenses of sale, liquidation or other distribution and including all real estate
brokerage commissions due from the Partnership by reason of the purchase or sale of the
Property.
5.1.2 Next, to the setting up of any reserves which the General Partner
may deem reasonably necessary for any contingent or unforeseen liabilities, obligations or
debts of the Partnership not yet payable or debts or liabilities of the General Partner
which have arisen out of or in connection with the Partnership and the conduct of its
business. Such reserves may be held for disbursement by the General Partner or delivered
to an independent escrow holder, designated by the General Partner, to be held by it for
the purpose of disbursing such reserves in payment of any of the aforementioned
contingencies, debts or liabilities and, at the expiration of such period as the General
Partner shall deem advisable, to distribute the baiance thereafter remaining in the
manner hereinafter provided.
5.1.3 Next, to the payment of any additional Capital Contributions
defaulted in by a Limited Partner
or to the repayment of any advance by any party on
behalf of a defaulting Limited Partner in thereof,
payment provided that payment under
this subsection shall be m ade only out of the distributive share of net proceeds of sale or
other disposition allocable and otherwise distributable to the defaulting Limited Partner.
MA Next, ninety -nine percent (99%) pro rata to Limited Partners who
are not in default in the payment of an additional Capital Contribution and one percent
0%)
to the General Partner until all Capital Contributions of the Partners have been
returned in full.
5.1.5 Any net proceeds remaining shall be distributed eighty percent
(80%) to the Limited Partners, pro rata, and twenty percent (20%) to the General Partner.
5.2 Valuation and Disbution of Noncash Assets To the extent that
noncash assets are distributed in t r i
kind pursuant to this Section, the fair market value of
such assets shall first be determined, and the distribution of such assets shall be made in
accordance with such valuation. Any noncash consideration (including, but not limited to,
promissory notes) received by the Partnership in connection with a sale or other
disposition of the Property or other assets of the Partnership may be distributed in kind to
the Partners or to a collection account with the proceeds to be distributed in accordance
with the terms of this Section, as received, as the General Partner shall determine.
5.3 Par_ tition. The Partners agree that the Property is not and will not be
suitable for partition. Accordingly, each of the Partners hereby irrevocably waives -any
and all rights that he may have to maintain any action for partition of any of the
Property.
Section 6. Allocation of Revenue. Expenses and Tax Attributes to Partners Part-
nership revenue and expenses, as well as taxable income, gain, loss, depreciation,
deductions or other tax benefits and burdens, shall be allocated ninety -nine percent (99%)
pro rata to the Limited Partners and one percent (1%) to the General Partner until all
Capital Contributions of the Partners have been returned in full. Thereafter, any
allocation or distribution of net proceeds shall be allocated eighty percent (80%) to the
IWST.09.050 ' S 6 ` 0 7 7
11 -30 -10 y
1�
Limited Partners pro rat& and twenty percent (20%) to the General Partner. All taxable
' income, gain, loss, deductions and ere&,ts, if any, shall be deemed to be the amounts set
forth on the Partnership information tax return for federal income tax purposes in
accordance with this Section and computed on such basis, cash or accrual, as elected by
the - General Partner and as determined by any certified public accountant employed by
the Partnership.
Section 7. Tax Elections. The fiscal year of the Partnership shall end on the thirty-
' first (31st) day of December of each year during the term of the Partnership. The
Partnership shall have the right, in the absolute discretion of the General Partner, to
make or refuse to make any other elections or determinations required or permitted for
Federal or state income tax or other tax purposes. The General Partner may rely upon
the advice of the Partnership's independent certified public accountants or tax counsel
with respect to the making of any such election. The General Partner shall serve as Tax
Matters Partner for the Partnership.
' Section 8. General Partner
1 8.1 Continuation of Sales if on the Closing Date the Partnership shall not
have received initial Capital Contributions from Partners sufficient for it to acquire the
Property and /or commence operations, then and in the sole discretion of the General
1 Partner, additional funds may be raised through the sale of additional Units on such terms
and conditions as the General Partner shall elect. The General Partner may advance
funds to the Partnership or purchase additional Partnership Units or both. If the General
Partner elects to advance funds to the Partnership, then the General Partner may sell, on
1 any terms as the General Partner shall determine, additional Partnership Units in order to
raise funds with which to repay the amounts advanced by the General Partner. The
General Partner shall be reimbursed from net proceeds of sale or other disposition prior to
any other distribution to Partners, the amount of any advancement not previously repaid.
If the General Partner elects to purchase additional Partnership Units, then the General
Partner shall be entitled to subsequently resell such Partnership Unit at any time, on such
terms as the General Partner shall determine. The purchasers of Partnership Units that
are sold pursuant to this Section shall be admitted as additional or substituted Limited
Partners, and any amendment to this Limited Partnership Agreement or to the Certificate
of Limited Partnership necessitated by the admission of such additional or substituted
Limited Partners need only be executed and acknowledged by the General Partner and
such additional or substituted Limited Partners.
8.2 Purchase of Units The General Partner may purchase and hold Units as
a Limited Partner. The General Partner, as to any Units owned and held as a Limited
Partner, shall be treated for all purposes as a Limited Partner with respect to such Units.
8.3 Management Except for those powers granted to the Limited Partners
as provided herein, the General Partner shall manage and control the business of the
Partnership. The General Partner shall be authorized, without prior consent - by or
approval of the Limited Partners, to employ persons or organizations at the expense of
the Partnership, to enter into agreements in the name of the Partnership, to pay
Partnership expenses, to establish and be a signatory on bank accounts in the name of the
Partnership, to take all other actions reasonably required to accomplish the purpose of
the Partnership and to conduct the business of the Partnership.
8.4 Reports The General Partner, at the expense of the Partnership, shall
' maintain full and accurate books for the Partnership at the principal office of the
IWST.09.050 -5-
11-30-10 10
-10056
fl
C
Partnership and all Partners shall have the fight to Onspect and examine such books at
reasonable times and upon reasonable notice. TIr General Partner shall cause to be
prepared, at the expense of the Partnership, witMn a reasonable time after the end of
each fiscal year, any and all Partnership tax returns and all Information, pertaining to the
Partnership, necessary for the preparation by the Limited Partners of their income tax
returns and an annual report containing a balance sheet as of the end of the Partnership's
fiscal year and statements of income, Partners* equity, and changes in financial position
and a cash flow statement for the year then ended, Including a report of the activities of
the. Partnership during the period covered by the report. All cash of the Partnership shall '
b6 deposited in an account in a commercial bank or In a savings and loan association
insured by a federal insurance corporation and selected by the General Partner. The
General Partner may designate such persons as they deem appropriate as authorized '
signatories on all or any of the accounts of the Partnership.
8.5 Liability and Indemnification The General Partner shall be liable,
responsible and accountable in damages or otherwise to a Limited Partner or the
Partnership only for acts of willful
,
and wanton misconduct or of gross negligence. The
Partnership shall indemnify and hold the General Partner harmless from and against any
and all actions and judgments against the General Partner, its employees and agents and
from
any claim, loss, liability or damage incurred by reason of an act performed or
omitted to be performed or a decision made or omitted to be made by it in good faith in
connection with the business of the Partnership, including attorneys' fees incurred in
connection therewith.
'
All judgments against the Partnership or against the General
Partner, wherein the General Partner is
entitled to indemnification as herein provided,
shall first be satisfied from Partnership assets.
9.6 Power
of Attorney Each Limited Partner, by execution hereof, hereby
constitutes and appoints the President of the General Partner,
3esse C. Aldridge, his /her
true and lawful attorney -in -fact, in his /her name, place and stead, from time to time to
execute and acknowledge, record or publish all such instruments that may be appropriate
or necessary to be signed by such Limited Partner in connection with the business of the
Partnership. Each Limited Partner authorizes said attorney -in -fact to take further
any
action which the General Partner shall consider necessary or convenient in connection
with the business of the Partnership hereby. giving said attorney full power and authority
to do and perform ,each and every act and thing whatsoever requisite, necessary or
convenient to be done in and about the foregoing as fully as the Limited Partner might or
,
could do if personally present and hereby ratifies and confirms all that said attorney shall
. by
lawfully do or cause to be done virtue hereof. The powers hereby conferred shall
continue f rom the date the Limited - Partner becomes a Limited Partner
in the Partnership
until the Limited Partner shall cease to be such a Limited Partner and, being coupled with
an interest, shall be irrevocable.
Section 9. Limited Partners.
'
9.1 Approval of Limited Partners The following actions shall require the
prior written consent of those Limited Partners owning sixty percent (60%) or more of the
Units.
(i) Amendment of the Partnership Agreement except as authorized
elsewhere in this Agreement,
(ii) Dissolution of the Partnership by agreement of the Partners,
IWST.09.05o
11 -30 -10
inn5; In7g
(iii) A change in the nature or character of the business of the
Partnership, or
(iv) The removal of the General Partner.
(v) The sale, exchange, lease, mortgage, pledge or other tranfer of all
or substantially all of the property or either parcel thereof or the incurrence of any
indebtedness other than in the ordinary course of business.
' Anything herein to the contrary notwithstanding, during any period that
any Partnership Units herein are subject to administration in an estate, guardianship or
conservatorship, such interest shall be ignored in determining the consents or agreements
required for the taking of any action by the Partnership, it being intended that the
difficulty in obtaining consents or agreements from any person acting in such representa-
tive capacity shall not interfere with or impede the conduct of Partnership affairs.
9.2 Transfer of Partnership Units A Limited Partner shall not assign, sell,
dispose of, give or otherwise transfer (collectively, " assign") his Partnership Unit(s) or any
part thereof or any interest therein, whether voluntarily, by operation of law, at judicial
sale or otherwise, except pursuant to the provisions of this Section. Any assignment in
violation of this Section shall be voidable at the option of the General Partner. Neither
the Partnership nor any Partner shall be bound by any otherwise valid assignment until a
counterpart of the instrument of assignment, executed and acknowledged by the parties
thereto, is delivered to the General Partner.
No assignee of any Limited Partner's Partnership Unit(s) shall be entitled
to become a substituted Limited Partner unless the General Partner shall consent thereto.
Any instrument reflecting the assignment of the Unit(s) of a Limited Partner and the
admission of the transferee as a substituted Limited Partner of the Partnership need only
be executed and acknowledged by the General Partner, the transferor and the transferee.
The assignment of Partnership Units shall neither dissolve nor terminate the Partnership.
if such assignment would result in dissolution or termination of the Partnership or in the
' loss or potential loss of Partnership status for tax purposes, such assignment may be
prohibited by the General Partner.
9.3 Right of First Refusal Any Limited Partner desiring to sell or transfer
his Unit(s) or any portion thereof shall offer to sell said Unit(s), or portion, first to the
General Partner and, if the General Partner declines the offer to sell, then to the
remaining Limited Partners in the proportion that their Unit(s) bear(s) to the aggregate
Unit(s) of all Limited Partners other than the Limited Partners desiring to sell. Such
offer to sell and such sale shall be upon the same terms and conditions which the selling
Limited Partner is willing to accept from any person or persons other than a Partner. The
Limited Partner proposing to sell shall reduce such terms and conditions to writing in the
form of an offer of sale and give first to the General Partner and, upon its declination, to
the other Limited Partners each a minimum of thirty (30) days from the date of notice of
1 said offer in which to accept or reject said offer. The offer shall identify the prospective
purchaser(s) to whom the selling Limited Partner intends to sell in the event his offer is
declined by all Partners. If any Limited Partner elects not to purchase the pro rata share
of the Unit(s) offered for sale to which that Limited Partner is entitled, the other Limited
Partners may purchase the portion of the Unit(s) not taken in the proportion which their
respective Unit(s) bear to the aggregate of Unit(s) held by all Limited Partners electing to
purchase. The offer shall be deemed rejected in its entirety unless the acceptances of the
various Partners apply to all of the Partnership Unit(s) offered for sale. If said offer is
I WST.09.050 -7-
11 -30 -10
inn M80
accepted in its entirety, the Partner or Partners accepting said offer shall have an
additional sixty (60) days in which to raise the funds necessary to meet the terms of the
offer and purchase 'the Unit(s) offered for sale, during which time no sale or transfer to a
third party shall be consummated. If the offer of the Limited Partner proposing to
transfer one or more Units is rejected by both the General Partner and all nontransfering
Limited Partners, the Unit(s) may, upon compliance with this Section, be sold and assigned
to a third person of the transfering Limited Partner's choice upon, but only upon, terms
identical to those upon which the Unit(s) were offered for sale to the Partners. Any
variation in the terms of the sale for the offer made to the Partners shall be deemed a
new transaction and shall require a new offer to the Partners pursuant hereto. The
assignee of any Unit shall be bound by the terms of this Agreement and shall execute the
same prior to being admitted as a substitute Limited Partner. However, any sale or
transfer of Units may be prevented or prohibited by the General Partner in any event such
sale or transfer would violate any statute or any rule or regulation of any agency of
competent jurisdiction or such sale or transfer would require the registration of
Partnership Units under the securities laws or regulations of the United States or any
state or such sale or transfer would cause or result in the cumulative transfer of more
than fifty percent (50 %) of the Units or in the opinion of counsel for the Partnership such
sale or transfer would result in a loss of partnership status for tax purposes -or would
otherwise negatively impact upon the Partnership.
9.4 Payment to a Terminated Limited Partner Upon the election of the
General Partner to cause the repurchase of a Limited Partner's Unit(s) pursuant to Section
4, the General Partner shall deliver to the Limited Partners concerned, in full satisfaction
of such Limited Partner's former interest in the Partnership, a cash down payment equal
to one -fifth (1/5) of the prescribed purchase price of the affected Limited Partner's
Unit(s) and shall execute a promissory note in an amount equal to four - fifths (4 15) of said
purchase price. Said note shall bear interest at the rate of ten percent (10%) per annum
from the date of such termination until paid. Principal and interest shall be payable in
sixteen (16) equal quarterly installments, the first of which shall be due on or before three
(3) months from the • date of such termination. Said note shall contain a provision for
acceleration in payment of the total balance due in the event of default in the payment of
any installment of principal or interest and shall contain customary provisions for the
payment of collection expenses and attorneys' fees. Each Limited Partner hereby agrees
for himself and his successors and assigns that, in the event his association with this
Partnership should terminate under the foregoing conditions, he, will accept the settle-
ment above provided in full and complete satisfaction of his interest in this Partnership.
9.5 Entity Partner Any Limited Partner which is an entity and which.
voluntarily distributes its Partnership Units to its members, shareholders, partners or
owners in the course of dissolution or by operation of law shall result in the distributees'
becoming Substituted Limited Partners of this Partnership in the place of such Limited
Partner, owning pro rata in accordance with their former interest therein the Partnership
Units of such Partner. .
'Neciion iu. uissolution and Termination of the Partnership Except as ,provided in
this Agreement, no Partner shall have the right' cause dissolution of the Partnership
before the expiration of its term.
10.1 Events of Dissolution Subject to the provisions of Section 10.2, the
Partnership shall be dissolved upon the first to occur of the expiration of the term set
forth in Section 3; sale or other disposition of all or substantially all of the assets of the
Partnership; the agreement of the Partners; the resignation of the General Partner,
IWST.09.050
11 -30 -10
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10056 1081
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together with the failure of the Limited Partners to appoint one or more substitute
General Partners; or the bankruptcy or insolvency of the General Partner.
10.2 Continuation In the event any Limited Partner shall die or suffer
bankruptcy or become incompetent with the result that such Limited Partner cannot
continue to exercise dominion over his Partnership Unit(s), the Partnership shall not be
dissolved. The interest of the affected Limited Partner shall become an asset of the
estate of the affected Limited Partner. The business of the Partnership shall continue
without interruption as a Partnership composed of the remaining Partners under the same
dame.
' 10.3 LiQUidation Upon a final termination of the Partnership, the General
Partner shall commence to wind up the affairs of the Partnership, liquidate the assets
thereof, including the Property, and distribute the proceeds of liquidation pursuant to
Section S hereof.
�I
Section 11. General Provisions
11.1 Notices Except as otherwise provided herein, any notice, distribution,
offer or other communication which shall be given to any Partner in connection with the
business of the Partnership shall be deemed duly given when reduced to writing and
delivered as follows:
(i) If to a Limited Partner, when personally delivered, telegraphed or
mailed first class, registered or certified mail, postage prepaid, to the last address
furnished by the Limited Partner for such purpose and, if no such address has been
furnished, then when mailed to the Limited Partner in care of the address of the
Partnership's principal office;
(ii) If to the General Partner, when actually received at the Partner-
ship's principal office or at such other address as the General Partner may hereafter
specify; and
' (iii) if to the Partnership, to the General Partner.
11.2 Survival of Rights This Agreement shall be binding upon and inure to
the benefit of the Partners and thiir respective heirs, legatees, legal representatives,
successors and assigns.
11.3 Amendment This Agreement may be amended, modified and changed
only by the consent of the Limited .Partners; provided that any amendment which by its
terms peculiarly affects or purports to affect the rights, liabilities, duties or Partnership
Units of any Partner shall be effective only if consented to in writing by the Partner
thereby affected.
11.4 Law and Time This Agreement shall be construed according to the laws
of the State of Arizona. Time is of the essence of this Agreement.
t
F,
IWST.09.050 -9-
11 -30 -l0 Is
inn56 1n82r i
11.5 Attorneys' Fees In the event litigation is commenced to enforce any of
the provisions of this Agreement, to recover damages for breach of any of the provisions
of this Agreement or to obtain declaratory relief in connection with any of the provisions
of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys'
fees and costs, whether or not such action proceeds to judgment. The prevailing party
shall be determined by either the officiating judge in the matter or by the presiding judge ,
of the Pima County, Arizona Superior Court.
11.6 Agreement in Counterparts This Agreement or any amendment hereto
may' be executed in multiple counterparts, each of which shall be deemed an original
Agreement and all of which shall constitute one (1) Agreement.
GENERAL PARTNER:
1NTERWEST RESOURCES, INC., an Arizona
corporation '
By:
1 sse C. Aldridge
resident
LIMITED PARTNERS: Date: I
Signature Signature
Print Name Print Name
Residence Address
Initial Contribution Units Purchased
"THESE UNITS EVIDENCED HEREBY HAVE NOT BEEN REGISTERED UNDER THE
SECURITIES ACT OF 1933, AS AMENDED, AND MAY NOT BE SOLD, PLEDGED, OR
OTHERWISE TRANSFERRED UNLESS (a) COVERED BY AN EFFECTIVE REGISTRATION
STATEMENT UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR (b) THE
PARTNERSHIP HAS BEEN FURNISHED WITH AN OPINION OF COUNSEL ACCEPTABLE
TO THE PARTNERSHIP TO THE EFFECT THAT NO REGISTRATION IS LEGALLY
REQUIRED FOR SUCH TRANSFER:'
IWST.09.050 -10-
11 -30 -10 10066_ 1083 '
1
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1
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1
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EXHIBIT B
The Southeast quarter of the Southeast quarter of
the Southeast quarter of Section 26, Township 11
South, Range 12 East, of the Gila and Salt River
Base and Meridian, Pima County, Arizona.
EXCEPT any portion lying within Moore Road thereof.
10056 1084
EXHIBIT C
The North half of the Northeast quarter of the Northeast
quarter of the Northeast quarter of Section 31, Township
11 South, Range 13 East, Gila and Salt River Base and
.1leridian, Pima County, Arizona.
EXCEPT the East 75 feet thereof;
AND EXCEPT the North 30 feet thereof for roads.
inns; 1085
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SEC.
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FIELD BOOK
3048
'ENDIX P
51'
TIES . TO EXISTING
EDGE OF PAVEMENT
(TORTOLITA ROAD)
T -11 -S R -12 -E
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TANGERINE ROAD
inns; in87
APPENDIX Q
� MARANA
Z=/I\
' TOWN OF MARANA - DEVELOPMENT CENTER
PLANNING $ ZONING
May 12, 1995
Ron Dillon
' Westinghouse Properties
4320 N. Campbell Avenue
Tucson, AZ 85719
RE; Technical Corrections to the Tortolita Speck Plan
' Dear Mr. Dillon:
' I am in receipt of a list of eight technical corrections to the above specific
plan. These corrections are outlined in "Exhibit B" of the second
development agreement and were approved per Resolution 89 -31. 1 am
also in receipt of Randy Cassidy's letter of May 11, requesting the change
of your business address be treated as a technical correction. I am writing
this letter in order for you to proceed with the recording of the Specific Plan.
' As you know, the Tortolita Mountain Speck Plan allows the Planning
Administrator the authority to make minor corrections to the Plan without
Council approval. Therefore, it is my interpretation that the technical
corrections listed in "Exhibit B - Technical Corrections" and the change of
address to be reflected in the newly recorded Specific Plan are minor in
nature and are hereby approved.
If you have any questions or need any additional information, please do not
hesitate contacting this office.
Sincerely,
Jerry M. Flannery
Planning Administrator
cc: Daniel J. Hochuli, Town Attorney
1 13555 N. SANDERS ROAD = MARANA. ARIZONA 85653 PHONE: (520) 682 -4166 FAX: 682 -3749
RESOLUTION -NO_ 89- 31
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF MY-ANA
ARIZONA APPROVING A SECOND DEVELOPMENT AGREEMENT WITH TORTOLITA
' MOUNTAIN PROPERTIES LIMITED PARTNERSHIP
WHEREAS, the Town is empowered, pursuant to A.R.S.
Section 9- 500.05, to enter into development agreements relating
to propei in the municipality; and
WHEREAS, the Town Council has reviewed the second
Development Agreement between the Town of Marana and the
Tortolita Mountain Properties Limited Partnership (hereinafter
referred to as "Development Agreement "), a copy of which is
attached hereto and made a part hereof; and
WHEREAS, it has been determined by the Town Council
that it would be in the best interests of the Town and the
continued development of the Town to enter into the attached
Development Agreement.
' NOW, THEREFORE, BE IT RESOLVED, that the Development
Agreement between the Town of Marana and the Tortolita Mountain
' Properties Limited Partnership, attached hereto and made a. part
hereof, is hereby approved.
BE IT FURTHER RESOLVED that the Mayor is hereby
empowered to execute the attached Development Agreement on behalf
of the Town of Marana.
WHEREAS, the immediate operation of this Resolution is
necessary for the preservation of the public peace, health and
safety of the Town of Marana, Arizona, an emergency is hereby
declared to exist, and this Resolution shall be in full force and
effect from and after its passage and adoption.
PASSED AND ADOPTED by the Mayor and Council of the Town
i of Marana, Arizona this 17th day of October, 1989.
MAYOR
' Date Signed: 10, L2Cq
i
0
0
• ATTEST:
OWN CLERK
APPROVED-AS TO FORM:
ATTO
8550 2180
ino56 1090
' - 195.001.052.A8906
' When recorded, return to:
Steven A. Betts, Esq.
Streich, Lang, Weeks A Cardon, P.A.
100 West Washington, Suite 2100
Phoenix, Arizona 85003
1
THIS SECOND DEVELOPMENT A REEMENT ,(the "Agreement") is made as of
this '7 d of o 1989, by and between the TOWN OF
MARANAan Arizona municipal corporat on (the "Town"), and THE TORTOLITA
' MOUNTAIN PROPERTIES LIMITED PARTNERSHIP, an Arizona limited partnership
(the "Developer ").
RFCILl
A. The Developer is the owner of that land which consists of
approximately 1868 acres and has been annexed to the Town by Ordinance No.
88.15 dated August 2, 1988, and is legally described on Exhibit "A"
' attached hereto (the " Tortolita Property "). The Developer, by and through
the Developer's predecessor in title, Pioneer Trust Company of Arizona, as
Trustee under Trust Nos. 11,900 and 11,901 and the Town entered into an
Agreement dated August 2, 1988 (the "Pre- Annexation Agreement") providing
for, among other things, terms and conditions under which the Tortolita
Property was to be annexed to the Town, which Pre - Annexation Agreement is
' hereby ratified and made a part of and incorporated into this Agreement in
Its entirety.
10056 1091 5650 2181
B. Pursuant to Section 5 of the Pre- Annexation Agreement, and
'
further pursuant to Arizona Revised Statutes, Section 9- 500.05, the Town
and the Developer have'entered into a Development Agreement dated June 6,
1989•. (the "Development Agreement ") in order, among other things, to
facilitate development of the Tortolita Property by providing for the
financing and acquisition or construction of water, sewer, road, drainage
and other infrastructure through the creation of a co®unity facilities
district pursuant to Arizona Revised Statutes,-Section 48-701 z =L
'
which Development Agreement is hereby acknowledged and made a part of and
incorporated into this Agreement in its entirety. .
'
C. Pursuant to Section 6 of the Pre- Annexation Agreement, the
Town and the Developer cooperated in the preparation of a Tortolita
Mountain Properties Specific Plan, Narana, Arizona which plan was filed
'
with the Town by the Developer and dated NAY 3 1989 (the "Specific
Plan% establishing, among other things, the type of land uses, location,
density and intensity of such land uses, and community character of the
Tortolita Property, and providing for, among other things, the development
'
of a variety of housing, recreation /open space, industrial,
commercial /business opportunities and a destination resort motel. The
Specific Plan was approved by the Town on May 30, 1989 by Ordinance No.
'
89 -21. The Specific Plan, as adopted, is hereby made a part of and
10056 1091 5650 2181
- 195.001.QS2.Aa906 ,'- '
incorporated Into this Agreement in its entirety as corrected herein
pursuant to paragraph S. below.
0. Pursuant to Section 6 of the Pre- Annexation Agreement, the
Town and the Developer desire to enter into this Agreement to implement
the Specific Plan. The Town and the Developer understand and acknowledge
that this Agreement is a •Development Agreement' within the meaning of,
and entered into pursuant to the terms of, Arizona Revised Statutes,
Section 9- 500.05, and that the terms of this Agreement are binding upon '
the Town and the Developer and their successors and assigns and such terms
run with the land.
E. The Town and the Developer acknowledge that the ultimate
development of the Tortolita Property within the Town of Marana is a
project of such magnitude that the Developer requires assurances from the
Town
of the Developer's ability to complete the development of the
t
Tortolita Property pursuant to the Specific .Plan before it will expend
substantial efforts and costs in the development of the Tortolita
Property. The Town, in order to encourage the development of the
Tortolita
,
Property consistent with the Specific Plan, agrees to approve
the proposed uses of the Tortolita Property set forth in the Specific Plan
(including the types of land uses, densities and intensities of such land
uses as set forth therein) and to cooperate with the Developer and
'
expedite the approval and granting of permits, plans, rezonings and other
development approvals for the Tortolita Property in accordance with the
Specific Plan.
F. The Town finds that the development of the Tortolita Property
Pursuant to this Agreement will result in significant planning and
economic benefits to the Town and its residents by (i) requiring
development of the Tortolita Property consistent with the Town's approved
specific plan and its regulations, (ii) increasing sales tax and other
revenues to the Town based on businesses and improvements to be
'
constructed on the Tortolita Property, and (iii) creating jobs through new
businesses to be located an the Tortolita Property.
AGREEMENT
i
In reliance upon and for the reasons set forth above and in
consideration of the covenants set forth herein, the parties hereto agree
'
as follows:
1. Development Tn Accordance With Specific Plan
'
The Tortolita Property shall be developed in accordance with the.
Specific Plan as =Y be amended from time to time, which Specific Plan
sets forth the basic land uses, densities and intensities of such land
'
uses as presently authorized for the Tortolita Property and all applicable
development regulations related thereto. The approval by the Town of the
Specific Plan and this Agreement constitutes an affirmative representation
'
by the Town, on which the Developer is entitled to rely, that the
Developer (a) shall be authorized to implement and proceed with the land
uses, densities and intensities, as set forth within the Specific Plan as
,
-2-
• 8650 2182
'
1(1056 1092
I 195.001.052.AS906
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may be amended from time to* - time pursuant to paragraph 5 below, and
subject only to the development regulations contained therein,
notwithstanding any subsequent changes of the zoning or land use controls
applicable to the Tortolita Property adopted after the date of this
Agreement, or any amendments thereto or to the Specific Plan, and (b) will
be accorded through the legally required development process the approvals
reasonably necessary to permit the Developer to implement the Specific
Plan in accord with the development review and approval process as set
forth in the Specific Plan, including but not limited to Section VII
thereof. More specifically, the Town agrees to approve or issue such
permits, plans, specifications, plats and /or rezonings of or for the
Tortolita Property as may be requested by the Developer and reasonably
required consistent with the Specific Plan. The Town's failure, without
just cause as provided in this Agreement, to approve the permits, plans,
specifications, plats, rezonings and other matters reasonably necessary to
permit the Developer to implement the Specific Plan, as the same may be
modified from time to time, or any action by the Town which would
otherwise preclude the Developer from reallzing4 the land use, densities or
intensities specified -in the Specific Plan, subject only to the
development regulations contained therein or such rules, regulations or
official policies of the Town as provided in paragraph-2 below, shall be a
breach of this Agreement; provided, however, that nothing herein shall
preclude the Town from the reasonable exercise of its enacted or
promulgated review processes.
The rules, regulations and official policies applicable to and
governing the development of the Tortolita Property shall be those rules,
regulations and official policies as adopted in the Specific Plan or
existing and in force upon the execution of this Agreement, and the Town
shall not impose or enact any additional conditions, exactions,
dedications, fees, rules or regulations applicable to or governing the
development of the Tortolita Property except only as follows: (I) future
land use rules, regulations and official policies of the Town which are
not contrary to the existing land use regulations applicable to and
governing the development of the Tortolita Property• or of which the
application to the Tortolita Property has been consented to in writing by
the .Developer, (ii) future land use rules, regulations and official
policies of the Town enacted in order to comply with future state and
federal laws and regulations, provided that in the event that state or
federal laws or regulations prevent or preclude compliance with this
Agreement or the Specific Plan, such provision of this Agreement•or the
Specific Plan shall be modified as may be necessary in order to comply
with such state and federal laws and regulations, (iii) future generally
applicable land use rules, regulations and official policies of the Town
reasonably necessary in order to protect the public health and safety and
not arbitrarily imposed, and (iv).future modifications of taxes -or filing,
review or regulatory fees, if such taxes or fees are generally applicable
sh=oughout the Town.
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8650 2183
10056 1093
195.001.Q52.A8906 ._. .-
3. Merl_ t�eri_u� 0
The parties acknowledge and agree that the Specific Plan
contemplates and provides for the phasing of the development of the
Tortolita Property and that, except as expressly provided in this
Agreement, no moratorium, ordinance, resolution or other land use rule or
regulation or limitation
on the conditioning, rate, timing or sequencing
of the development of the Tortolita Property or any portion thereof shall
apply to or govern the development of the Tortolita Property during the
term hereof, whether affecting parcel or subdivision maps (whether
tentative, vesting tentative, or final), building permits, occupancy
permits or other entitlements to use issued or granted by the Town. In
- the-event of any such subsequent action, the Developer shall continue to
be entitled to apply for and receive approvals for the implementation of
the Specific Plan in accordance with the rules,, regulations and official
policies applicable to and governing the development of the Tortolita
Property existing and in force upon the execution of this Agreement
Pursuant to paragraph 2 above, subject only to those future matters set
forth in paragraph 2 and in this Agreement.
4. Periodic Review And Reports
The Town and the Developer shall meet not less than annually to
review and update the status of the Development of the Tortolita Property
and to consider any amendments to the Specific Plan.or this Agreement, or
both. Either party may schedule such meeting upon reasonable prior
notification to the other party. Developer shall submit reports, not less
than annually, to the Town, reviewing and updating the status of the
development of the Tortolita Property.
5. Amendments To Specific Plan And Agreement
'
The parties agree to cooperate and pursue any amendments to the
Specific Plan and this Agreement which are reasonably necessary to
accomplish the goals expressed in the Specific Plan and herein and the
development of the Tortolita Property in light of any changes in market
conditions or development requirements. All amendments to the Specific
Plan or this Agreement shall be in writing and must be approved and signed
by both parties. Any went to the Specific Plan shall be approved by
the Town as set forth in Section VII(a) of the Specific Plan, j,,,�, by
ordinance. Any amendment to this Agreement shall be approved and recorded
Pursuant to paragraph 10.10 below. ,
6. &Weration And Alternative Dispute Resolution
6. 1 Aenointment of Reo"s axives To further the CO®itmetit of
the parties to cooperate in the implementation of the Specific Plan and
this Agreement, the Town and the Developer each shall designate and
appoint a representative to act as a liaison between the'Town and its
various departments and the Developer. The initial representative for the
Town- (the •Town Representative') shall be Town Manager, and the initial
representative for the Developer shall be the Project Manager. The
representatives shall be available at all reasonable times to discuss and
-4-
10056 1094 ♦oA
195.001.052.A8906
review the performance of the parties to this Agreement and the
development of the Tortolita Property pursuant to the Specific Plan. The
representatives may recommend amendments to the Specific Plan or this
Agreement which may be agreed upon by the parties pursuant to paragraph 5 above.
Failure or unreasonable delay by either party to perform any term or
provision of this Agremnt for a period of ninety (90) days (the 'Cure
Period') after written notice thereof from the other party shall
constitute a default under this Agreement; provided that the Cure Period
shall cmence to run upon the Developer's appeal for an expedited
decision pursuant to paragraph 6.2, above. Said notice shall specify the
nature of the alleged default and the manner in which said default may be
satisfactorily cured, if possible.
. $. Technical Cnrrtctiens
The Specific Plan contains certain typographical or clerical errors
described on Exhibit 'B attached hereto and incorporated herein. The
corrections and clarifications of such typographical or clerical errors as
shown on Exhibit ' B • are hereby made to the Specific Plan, which Exhibit
• B' is made a part of and incorporated into the Specific Plan in its
entirety. Any additional typographical or clerical errors in the Specific
-5-
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8650 2185
6.2 E"Cdited Tewn Decisions The implementation of the Specific
P3 an shall be in accordance with the development review process as set
forth in the Specific Plan. The Town and the Developer agree that the
Developer must be able to proceed rapidly with the development of the
Tortolita Property and that, accordingly, an expedited Town review process
is necessary. Accordingly, the parties agree that if at any time the
Developer believes that an impasse has been reached with the Town Staff on
any issue affecting the Tortolita Property, the Developer shalt have the
right to immediately appeal to the Town Representative for an expedited
decision pursuant this paragraph. If the i ;sue on which an impasse has
been reached•is an issue where a final decision can be reached by the Town
Staff, the Town Representative shall give the Developer a final decision
within fifteen (15) business days after the request for an expedited
decision is made. If the issue on which an impasse has been reached is
one where a final decision requires action by the Town Council, the- Town
Representative shall be responsible for scheduling a Town Council hearing
on the issue within four (4) weeks after the request for an expedited
decision is made; provided, however, that if the issue is appropriate for
review by the Town's Planning and Zoning Commission, the matter shall be
submitted to the Commission first, and then to the Town Council. Adverse
decisions of the Town Staff pursuant to the development review and
approval process as set forth in the Specific Plan or otherwise may be
submitted by the Developer to the Town Council, or to the Planning and
Zoning Commission first, if appropriate, for its consideration, review and
decision. Both parties agree to continue to use reasonable good faith
efforts to impasse such decision.
resolve any pending any expedited
7. Default
Failure or unreasonable delay by either party to perform any term or
provision of this Agremnt for a period of ninety (90) days (the 'Cure
Period') after written notice thereof from the other party shall
constitute a default under this Agreement; provided that the Cure Period
shall cmence to run upon the Developer's appeal for an expedited
decision pursuant to paragraph 6.2, above. Said notice shall specify the
nature of the alleged default and the manner in which said default may be
satisfactorily cured, if possible.
. $. Technical Cnrrtctiens
The Specific Plan contains certain typographical or clerical errors
described on Exhibit 'B attached hereto and incorporated herein. The
corrections and clarifications of such typographical or clerical errors as
shown on Exhibit ' B • are hereby made to the Specific Plan, which Exhibit
• B' is made a part of and incorporated into the Specific Plan in its
entirety. Any additional typographical or clerical errors in the Specific
-5-
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8650 2185
• 195.001.052./18906 r
Plan ny be corrected or clarified by written agreement of the parties and
shall not require amendment of the Specific Plan.
9. Retires And Filinee
9.1 Manner of Se rving . All notices, filings, consents, approvals
and other communications provided for herein or given• in connection
herewith shall be validly given, filed, made, delivered or served if in
,writing and delivered personally or sent by registered or certified united
States Mail, postage prepaid, if to:
The Town, the
Town Council ,
the Town Clerk: Town of Marana
12775 North Sanders Road
Marana, Arizona 85633
Attn: Evelyn Casuga, Town Manager
with a copy for John R. Moffitt, Esq.
110 South Church Street
Suite 238
- Tucson, Arizona 85701
The Developer: Tortolita Mountain Properties
Limited Partnership
1760 East River Road, Suite 103
Tucson, Arizona 85418
Attn: Mr. David Graham
with a copy.to: Streich, Lang, Weeks and Cardon, P.A.
100 West Washington, Suite 2100
Phoenix, Arizona 85003
Attn: Steven A. Betts, Esq.
.or to such 'other addresses as either party hereto may from time to time
• designate in writing and deliver in a like manner.
9.2 Ma_ Effective Notices, filings, consents, approvals and
• cawsnication given by mail shall be deemed delivered seventy -two (72)
hours following deposit in the U.S. mail, postage prepaid and addressed as
set forth above.
L0. General ,'.;..'.
• 10.1 Way No delay in exercising any right or .remedy. -shalt
constitute a waiver thereof, and no waiver by the Town, the District or
-the Developer of the preach of any covenant of this Agreemene!"7t";be
construed as a waiver of any preceding or succeeding breach of tht or
any. other covenant or condition of this Agreement. ' .; ..�': h "• - -
10.2 Attornevsl Fees In the event either party hereto finds it
.necessary to bring an action at law or other proceeding against the other
party to enforce any of the terms, covenants or conditions hereof, or by
-6-
8650 2186
10056 1 n96 I
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195.001.052.A8906
reason of any breach
such action or other
reasonable attorneys'
Judgment is secured
attorneys' fees shall
court not by Jury.
or default hereunder, the party prevailing in any
proceeding shall be paid all reasonable costs and
fees by the other party, and in the event any
by said prevailing party, all such costs and
be included therein, such fees to be set by the
10.3 Counterparts This Agreement may be executed in two or more
6 nterparts, each of which shall be deemed an original, but' all of which
together shall constitute one and the same instrument. The signature
pages from one or more counterparts may be removed from such counterparts
and such signature pages all attached to a single instrument so that the
signatures of all parties may be physically attached to a single document.
10.4 Headings The descriptive headings of the paragraphs. of this
Agreement are inserted for convenience only and shall not control or
affect the meaning or construction of any of the provisions hereof.
10.5 Exhibits Any exhibit attached hereto shall be deemed to have
been incorporated herein by this reference with the same force and effect
-as if fully set forth in the body hereof.
10.6 Further Acts Each of the parties hereto shall execute and
deliver all such documents and perform all such acts as reasonably
necessary, from time to time, to carry out the matters contemplated by
this Agreement. Without limiting the generality Of the foregoing, the
Town shall cooperate in good faith and process promptly any requests and
applications for plat or permit approvals or revisions, and other
necessary approvals relating to the development of the Tortolita Property
by the Developer and its successors.
10.7 Future Effect
�j
(a) Time Essence and Successors Time is of the essence of
this Agreement. All of the provisions hereof shall inure to the benefit
of and be binding upon the successors and assigns Of the parties hereto,
..except as provided in paragraph 10.7(b), below, with respect to any Public
Lot. Notwithstanding the foregoing, the Developer's rights and
obligations hereunder may only be assigned by a written instrument,
recorded in the Official Records of Pima County. Arizona, expressly
assigning such rights and obligations. In the event of a complete
assignment by Developer of all rights and obligations of Developer
hereunder, Developer's liability hereunder shall terminate effective upon
the assumption by Developer's assignee, provided that the Town has
approved the assignment to such assignee, which approval shall not
unreasonably be withheld.
(b) T Upon Sale'to Public It is intention of the
parties that although recorded, this Agreement shall not create conditions
or exceptions to title or covenants running with the Tortolita Property.
Nevertheless, in order to alleviate any concern as to the effect of this
Agreement on the status of title to any of the Tortolita Property, this
Agreement shall terminate without the execution or recordation of any
10056 1097
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8650 2187
195 . 00 1.052.A8906
1
further document or instrument as to any lot which has been finally
subdivided and individually (and not in *bulk*) leased (for a period of
longer than one year) or sold to the purchaser or user thereof (a •Public
Lot') and thereupon such - Public Lot shall be released from and no longer
be subject to or burdened by the provisions of this Agreement.
10.8 No Partnershin and Third Parties It is not intended by this
Agreement to, and nothing contained in this Agreement shall, create any
partnership, Joint venture or other arrangement between the Developer and
the Town. No term or provision of this Agreement is intended to, or
shall, be for the benefit of any person, firm, organization or corporation
not a party hereto, and no such other- person, firm, organization or
corporation shall have any right or cause of action hereunder.
10.9 Entire Acre em@ nt l . This Agreement constitutes the entire
agreement between the parties hereto pertainir . g to the subject matter
hereof. All -prier and contemporaneous agreements, representations and
understandings of the parties, oral or written, are hereby superseded and
merged herein except as to the Pre - Annexation Agreement, the Development
Agreement and the Specific Plan.
•10.10 AM ndm . No change or addition is to be made to this
Agreement except by a written amendment executed by the parties hereto.
Within ten (10) days after any amendment to this Agreement, such amendment
shall be recorded, at the Developers expense, in the Official Records of
Pima County, Arizona.
10.11 NR M@s and Plane The Developer shall be the sole owner of all
names, titles, plans, drawings, specifications, ideas, programs, designs
and work products of every nature at any time developed, formulated or
prepared by or at the instance of the Developer in connection with the
Tortolita: Property; provided, however, that in connection with any
conveyance of portions of the Tortolita Property to the Town such rights
pertaining to the portions of the Tortolita Property so conveyed shall be
assigned, to the extent that such rights are assignable, to the Town.
Notwithstanding the foregoing, the Developer shall be entitled to uti lize ,
all such - .materials described herein to the exteft required for the
Developer to construct, operate or maintain improvements relating to the
Tortolita Property, and the Town or the Community Facilities District to
be formed pursuant to the first Development between the parties shall be
entitled to utilize all such materials described herein to the extent
required by the Town or such District to construct, operate or maintain
improvements financed by the Town or such District.
10.12 G ood Standine- Authority Each of the parties represents and'
VW UV to the other (i) that it is duly formed and validly existing
under the laws of Arizona as respects the Developer, and a municipal
corporation within the State of Arizona as respects the Town, (ii) that it
Is an Arizona municipal corporation duly qualified to do business in the
State of Arizona and is in good standing under applicable state laws, and
(iii) that the individual (s) executing this Agreement on behalf of the
respective parties are authorized and empowered to bind the party on whose
behalf each such individual is signing.
-S-
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�; Ing8
• 195.001.052.A8906
10.13 Severability If any provision of this Agreement is declared
void or unenforceable, such provision shall be severed from this
Agreement, which shall otherwise remain in full force and effect. If any
applicable law or court of competent jurisdiction prohibits or excuses the
Town from undertaking any contractual commitment to perform any act
hereunder, this Agreement shall remain in full force and effect, but the
provision requiring such action shall be deemed to permit the Town to take
such action at its discretion. If, however, the Town fails to take the
action required hereunder, the Developer shall be entitled terminate
this Agreement.
10.14 Governing Law, This Agreement is entered into in Arizona and
shall be construed and interpreted under the laws of Arizona. In
particular, this Agreement is subject to the provisions of A.R.S. §38 -511.
10.15 Recordation No later than ten (10) days after this Agreement
has been executed by the Town and the Developer, it shall ' be recorded in
its entirety, at the Developer's expense, in the Official Records of Pima
County, Arizona.
10.16 No Developer R@nresentations Nothing contained herein or in
the Pre - Annexation Agreement, the Development Agreement or-the Specific
Plan shall be deemed to obligate the Town or the Developer to complete any
part or all of the development of the Tortolita Property in accordance
with the Specific Plan or any other plan, and the Specific Plan shall not
be deemed a representation or warranty by the Developer of any kind
whatsoever.
10.17 Default and Remedies If any party to this Agreement is in
default under any provision of this Agreement, the non - defaulting party
shall be entitled, without prejudice to any other right or remedy that it
may have under this Agreement, at law or in equity, to specific
performance by the defaulting party of this Agreement, 'or, in the
alternative, to terminate this Agreement and to exercise any or all other
remedies available to it at law or in equity.
10.18 Hold Harmless The Developer hereby agrees to defend,
indemnify and hold harmless the Town, but only to the extent authorized by
law, from any and all claims and costs, including but not limited to
reasonable attorneys' fees, and other -reasonable administrative,
consultant or other reasonable costs, actually and directly incurred by
the Town in any subsequent judicial or administrative proceeding
challenging the approval or execution of this Agreement. -The Town agrees
that the Developer shall have the right to intervene and assist in the
defense of any legal action arising out of the approval or execution of
this Agreement and to participate fully in any negotiations and settlement
involving any such actions. The Developer further warrants that
reimbursement will be made promptly to the Town for any of the above
referenced costs incurred or claims made within ten (10) days of the
Developer's receipt of prior written demand for payment from the Town.
The Developer further agrees that, in the event of its failure to pay the
Town for any reasonable costs incurred or claims made as set forth above
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10056 1099 050 2189
195.001.052.A8906
in a prompt and timely manner, the Developer shall pay the Town's
reasonable attorneys' fees and costs incurred in the collection of same.
IN WITNESS WHEREOF, the parties have executed this Agreement the day
and year first above written.
TORTOLITA MOUNTAIN PROPERTIES LIMITED
PARTNERSHIP, an Arizona limited
- partnership
BY: WESTINGHOUSE COMMUNITIES OF
ARIZONA, INC., an Arizona
corporation
B ..
Its Managing Genera
Partner
TOWN OF MARANA, an Arizona municipal
corporation
a A.0. )&.,
Ora Mae Harn
Mayor
APPROVED AS TO FORM
Win R. Moffitt, sq.
Attorney for Town of Marana
Date: 4
ATTEST:
C erk
-IO-
10056 1 1 nn .. :8650 900
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195.001.052.A8906
STATE OF ARIZONA )
ss.
County of Pima
The foregoing document was acknowledged before me the __GSA day of
6r ro4 l- iL , 1989, by , the
D_ !gRrp r or' acv< &&I" bf WESTINGHOUSE COMMUNITAS OF ARIZONA, NC., an
Arizona corporation, which is managing general partner of TORTOLITA
M01INTAIN PROPERTIES LIMITED PARTNERSHIP, an Arizona limited partnership,
on behalf of said corporation as managing general partner of the limited
partnership.
Notary Public
IV commission expires: '
.�:..:....:_.:... ter,.:.... i, lap_
STATE OF ARIZONA .
. I ss. .. .
County Of'Pima )
The foregoing document was acknowledged before me the _ day of
1989 by -- "-- q. the
of TOWN OF , an Ari zona municipal Corporation,
or and on beha f of said municipal corporation.
- Notary Public
. KY commission expires: -
-11- 8650 2191
inns; 1101
195.001.052.A8906
LIST OF EXHIBITS
-A. Legal Description of the Tortolita Property
8. Correction /Clarification Sheets to Specific Plan
10056 1102
8650 2192
. EXHIBIT "A"
JERRY A. COLLINS
pauloENY
RAyL FCO. G. P44. '.E. R.L,S,
GENERAL mA"G"
PATRICK R. LAIRD. R•LS,
wKAGER. FLEW SERVICES -
-•�•»• Mr1LLIAta J WNGuz. ILLS.
• CONSTRVCi'tON ru►NwGeR
Collins — PiAa Consulting Engineers. Inc. '
r - 630 East 9th Street. Tucson. Arizona 85705 (602) 623 -7980
' LEGAL DESCRIPTION
A portion of Sections 24, 26 and 35, Township 11 South, Range 12
East; all of Section 25, Township 11 South, Range 12 East; and a
Portion of Section 19, Township 11 South, Range 13 East, Gila &
Salt River Base & Meridian, Pima County, Arizona, being more.
particularly described as follows; ,
Beginning at the Southeast corner of said Section 35, said point
being the TRUE.pOINT OF BEGINNING;
THENCE North '89 degrees, 58 minutes,' 51 seconds West, upon the
South line of said Section 35, a distance of 1,134.22 feet;
THENCE North 00 degrees, 07 minutes, 05 seconds* East, parallel
with the East line of said Section 35, a distance of 2,636.06
feet;
THENCE South 89 degrees, 10 minutes, 36 seconds West, a distance
-of 350.64 feet:;
THENCE North 00 degrees, 07 minutes, 05 seconds East, parallel
with said East line, a distance of 2,652.75 feet to the North line
Of said Section 35 and the South line of said Section 26;.
THENCE North '89 degrees, 10 minutes, 36 seconds East, upon the
South line of Section 26, a distance of 160.27 feet;
. THENCE North 00 degrees, 01 minutes, 50 seconds West, a distance
of 1,319.90 feet;
THENCE North 89 degrees, 27 minutes, 00 seconds East, a distance
of 1,324.72 feet to the East line of said Section 26;
THENCE North 00 de ,
East line, a grees, 01 minutes, 40 seconds upon said
distance of 1,313.58 feet to the East quarter corner
of said Section 26; ,
THENCE North 00 degrees, 00 minutes, 22 seconds West, upon said
East line, a distance of 2,634.94 feet to the Northeast corner of
said Section 26 and the Southwest corner of said Section 24;
n Page 1 A
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LEGAL DESCRIPTION
(Continued)
THENCE North 00 degrees, 01 minutes, 15 seconds East,
upon the
West line of said Section 24, a distance of 2 1 640.50 feet to the
West quarter corner of said Section 24;
THENCE North 00 de ees 06 minutes, 46 seconds West,
upon the
P
West line of said Section 24, a distance of 666.04 feet;
THENCE North 30 'degrees, 00 minutes, 00 seconds East, a
distance
of 721.58 feet;
• THENCE North 00 degrees, 06 minutes, 46 seconds Hest,
parallel
with said West line, a distance of 1,34,4.45 feet to the North line
of said Section 24;
THENCE South 60 degrees,
- 00 minutes, 00 seconds East, a
dist.an a
of 1,734.26 feet;
THENCE South 00 degrees, 00 minutes, 00 seconds East, a
distance
of 877.86 feet; _
THENCE South 60 degrees, . 00 minutes, • 00 seconds East, a
distance
of 900 -00 feet;
THENCE North 00 degrees, 00 minutes, 49 seconds West, a distance
of 2,185.84 feet to said North line of Section 24;
THENCE South 89 degrees, 49 minutes, 06 seconds East, upon said
North line, a distance of 2,643.18 feet to the Northeast corner of
said Section 24;
THENCE South 00 degrees, 12 minutes, 22 seconds West, upon the
East line of said Section 24, a distance of 315.70 feet to the
Northwest corner of said Section 19;
THENCE North 89 degrees, 58 minutes, 58 seconds East, upon the
North line of said Section 19, a distance of 2,534.75, feet to the
Northeast corner of the Northwest Quarter (NW 1/4) of said Section
19;
THENCE South 00 degrees, 05 minutes, 35 seconds Wast a distance
of 2,638.79 feet to the Northwest corner of the Southeast Quarter
(SE 1/4) of said Section. L9;
THENCE North 89 degrees, 57 minutes, 19 seconds' East, upon the
North line of said Southeast Quarter (SE 1/4), a distance of
2,635.31 feet to the Northeast corner of the Southeast Quarter (SE
114) of said Section 19;
Page 2
10059 1 1 ni,
8850 2184
LEGAL DESCRIPTION
(Continued)
1
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THENCE South 00 degrees, 04 minutes, 12 seconds West, upon the
East line of said Southeast Quarter (SE 1 /4), distance of
2,636.21 feet to the Southeast corner of said-Section 19;
THENCE South 89 degrees, 50 minutes, 47 seconds West, upon the
South line of said Section 19, a distance of 2,636.39 feat to the
Southeast corner of the Southwest Quarter (SW 1/4) of said Section
19;
THENCE South 89 degrees, 59 minutes, 56 seconds West, upon said
South line, a distance of 2,542.63 feet to the Southwest corner of
said Section 19 on the east line-of said.Section 25;
THENCE South 00 degrees, 02 minutes, 15 seconds West, upon said.
East line of said Section 25, a distance of 2,319.49 feet to the
Northeast corner of the Southeast Quarter (SE 114) of said Section
THENCE continue South 00 degrees',`02 minutes, 15 seconds West,
upon the East line of said Southeast. (SE 1/4), a distance
of 2,631.83 feet to the Southeast- - corner of said Section 25;
THENCE North 89 degrees, 43 minutes, 06 seconds West, upon the
South line of said Section 25, k distance of 2,629.72 feet to the
• Southeast corner. of the Southwest Quarter (SW 1/4);
THENCE continue North 89.. degrees, 43 minutes, 06 seconds West, a
distance of 2,629.73 feet to the Southwest corner of said Section
25 and the Northeast corner of said Section 35;
THENCE South 00 degrees, • 07 minutes, 05 seconds West, upon the
East line of said Section 35, a distance of 2,652.75 feet to the
Northeast corner of the Southeast Quarter (SE 1/4) of said Section
• 35;
THENCE South 00 degrees, 07 minutes, 05 seconds West, a distance
of 2 feet to the TRUE POINT OF BEGI miNG.
Said lased contains 1,877.9 acres, more or lesse
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8650 2196
• �� f
•
EXH IBIT IBIT B TECHNICAL CORRECTIONS
1. Specific Plan Summary, Page I -1, Second Paragraph
Replace reference to Arizona Revised Statutes, Section
,• 11 -825 with reference to Section 9- 461.08 through
9- 461.10. Title 11, which was incorrectly referenced
governs only counties,
2. Exhibit IV -7, Land Use Plan
• The legend for MDR-- Medium Density Residential --has been
corrected to read "(12 -15 RAC)" rather than "(12+ RAC)" to
conform to the Planning and Zoning Commission
Recommendation. '
3. Exhibit IV -12a, Roadway Cross Sections II
—Street cross sections have been corrected to show 13' wide
lanes rather than 12' lanes.
i 4. Paragraph G, Page VII -9
• Replace existing paragraph with the following: "In
accordance with the Arizona Revised Statutes, Section
9- 461.09 Specifiic Plans shall be adopted and amended by
resolution or ordinance. This plan is adopted by
ordinance and may be amneded as necessary, in the same
manner it was adopted, by ordinance." Title 11, which
was incorrectly referenced, governs submission of specific
-plans only to counties; Title 9 governs submission to
cities and towns.
1W e
5. Appendix A, Legal Description
• Page three, the tenth paragraph beginning "excluding" has
been deleted. The area excluded in the paragraph should
be included in the land described.
Page three, total acreage has been corrected to read
"1877.9" rather than 0 1867.9 ".
6. Appendix . C. Soils Report
Appendix D. Recommended Landscape Plan Palette
Appendix E, Tumamoc Globeberry Assessment
Appendix F, Utility Response
• These appendices were erroneously left out-of the plan.
70 Appendix P, Tortolita Road Map, Tangerine /Moore•
• The map entitled Appendix P is not the correct exhibit; it
should be teleted and replaced with the correct Appendix P,
attached.
8. Appendix K, Improvement Plan -- Design Certification Option
• This appendix was erroneously included in the plan.
Appendix K is superseded by page VII -7 and should be
deleted.
M56 1 10 'RHO - 2197
.r
Council shall approve, conditionally approve, or if not consistent with the
'Specific Plan, modify or deny the application for plat approval.
E GE NERAL ADMINISTRATIO
The Tortolita Mountain Properties Specific Plan shall be administered and
enforced by the Town of Marana and the Tortolita Mountain Properties
Limited Partnership Development Review Committee, in accordance with the
provisions found within the Tortoiita Mountain Properties - Specific Plan.
R SUBDIVISION
Title 6. Subdivisions of the Town of Marana Development Code, as adopted
on May 14, 1984 and all amendments to the Development Code approved
by the Town Council prior to February 14, 1989, shall apply to all
development within the Specific Plan area required to :obtain approval of
subdivision maps except where in conflict with this Specific Plan. in areas
of conflict, the Specific Plan shall supercede the Town of Marana
Development Code. The subdivision process will allow for the creation of
lots through the approval of final plats which will allow for impleinentation
of the phasing plan. Review by the Town Planning Commission it not
required and submission of tentative plats and preliminary plans are optional
and not required. The maximum review times for final plat approval is 60
days, building permits for residential is 45 days, others are 60 days; plan
review for roads and utilities is 30 days. The Town Council shall continue
to consider the recommendation of the Town staff including the Zoning
Administrator and Town Engineer before taking any action under the terms
of this Specific Plan as provided for in Title 6 of the aforementioned Code.
Review and approval of subdivision maps will set forth the various conditions
necessary to ensure the improvement of streets, adequacy of parks school
sites, utilities, drainage and other services.
�VTM 1 '•"
In accordance with the Arizona Revised Statutes, Section 9- 461.09, Specific
Plans shall be adopted and amended by resolution or ordinance. This plan
is adopted by ordinance and may be amended as necessary, in the same
manner it was adopted, by ordinance.
VII -9
1.0056 1108
6650 2198
1
i
1
4
1
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I
L SPECIFIC PLAN SUMMARY
The Tortolita Mountain Properties Specific Plan establishes comprehensive guidance
and regulations for the development of approximately 1,877.9 acres located in
Marana, Arizona. The Specific Plan will establish the development regulations and
programs for the implementation of the approved land use plan. The Specific Plan
will provide the parameters to implement the Land Use Plan by establishing policies
and regulations which will replace and supersede the current property zoning and
other Town development. The Plan is regulatory, adopted by ordinance.
The authority for preparation of Specific Plans is found in the Arizona Revised
Statutes, Section 9- 461.09. The law allows preparation of Specific Plans based on
the General Land Use Plan, as may be required for the systematic execution of the
General .arid Use Plan and further, allows for their review and adoption.
I.1
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66 50
LEGAL DESCRIPTION
A portion of Sections 24, 26 and 35, Township 11 South, Range 12
East; all of Section 25, Township. 11 South, Range 12 East; and a
portion of Section 19, Township 11 South, Range 13 East, Gila &
Salt River Base s Meridian, Pima County, Arizona, being more
particularly described as follows;
:Beginning at the Southeast corner of said Section 35, said point
being the TRUE POINT OF BEGINNING;
THENCE North 89 degrees, 58 minutes, 51 seconds West, upon the
South line of said'Section 35, a distance of 1,134.22 feet;
THENCE North 00 degrees, 07 minutes, 05 seconds' East, parallel
with the East line of said Section 35, a distance of 2,636.06
feet;
THENCE South 89 degrees, 10 minutes, 36 seconds West, a distance
of 350.64 feet;
THENCE North 00 degrees, 07 minutes, 05 seconds East, parallel
with said East line, a distance of 2,652.75 feet to the North line
of said Section 35 and the South line of said Section 26;
•r
THENCE North 89 degrees, 10 minutes, 36 seconds East, upon the
South line of Section 26, a distance of 160.27 feet;
THENCE North 00' degrees, 01 minutes, 50 seconds West, a distance
of 1,319.90 feet;
THENCE North 89 degrees, 27 minutes, 00 seconds East, a distance
of 1,324.72 feet to the East line of said Section 26;
THENCE North
00 degrees,
01 minutes,
40 seconds West,
upon said
APPENDIX A.
distance of
1,313.58 feet
to the East quarter corner
JERRY A. COLLINS
of said Section 26;
PRESIDENT
RM& FCo. G. TINA. P.E_ R.L.S.
00 degrees,
00 minutes,
GENERAL MANAGER
upon said
PATRICK R. LAIRD. R.L.S.
distance of
AzL
WANAGER. FIELD SERVICES
corner of
wILL Am J. GINGLES. R.L.S. '
26 and the Southwest corner of said Section
24;
• cONSTRUCTION MANAGER
InnCr 1 1 i i
Collins — Pitta Consulting Engineers. Inc.
Page.1.
'f -
' 630 East 9th Street. Tucson. Arizona 85705 (602) 623 -7980
LEGAL DESCRIPTION
A portion of Sections 24, 26 and 35, Township 11 South, Range 12
East; all of Section 25, Township. 11 South, Range 12 East; and a
portion of Section 19, Township 11 South, Range 13 East, Gila &
Salt River Base s Meridian, Pima County, Arizona, being more
particularly described as follows;
:Beginning at the Southeast corner of said Section 35, said point
being the TRUE POINT OF BEGINNING;
THENCE North 89 degrees, 58 minutes, 51 seconds West, upon the
South line of said'Section 35, a distance of 1,134.22 feet;
THENCE North 00 degrees, 07 minutes, 05 seconds' East, parallel
with the East line of said Section 35, a distance of 2,636.06
feet;
THENCE South 89 degrees, 10 minutes, 36 seconds West, a distance
of 350.64 feet;
THENCE North 00 degrees, 07 minutes, 05 seconds East, parallel
with said East line, a distance of 2,652.75 feet to the North line
of said Section 35 and the South line of said Section 26;
•r
THENCE North 89 degrees, 10 minutes, 36 seconds East, upon the
South line of Section 26, a distance of 160.27 feet;
THENCE North 00' degrees, 01 minutes, 50 seconds West, a distance
of 1,319.90 feet;
THENCE North 89 degrees, 27 minutes, 00 seconds East, a distance
of 1,324.72 feet to the East line of said Section 26;
THENCE North
00 degrees,
01 minutes,
40 seconds West,
upon said
East line, a
distance of
1,313.58 feet
to the East quarter corner
of said Section 26;
THENCE North
00 degrees,
00 minutes,
22 seconds West,
upon said
East line, a
distance of
2 feet
to the Northeast
corner of
said Section
26 and the Southwest corner of said Section
24;
InnCr 1 1 i i
Page.1.
'f -
__..
THENCE South 00 degrees, 00 minutes, 00 seconds East, a distance
of 877..86 feet;
THENCE South 60 degrees, 00 minutes, 00 seconds East, a distance
of 900.00• feet; 9
THENCE North 00 degrees, 00 minutes, 49 seconds West, a distance
of 2,185.84 feet .to said North line of Section 24;
THENCE South 89 degrees, 49 minutes, 06 seconds East, upon said
North line, a distance of 2,643.18 feet to the Northeast corner of.
said Section 24;
THENCE South 00 degrees, '12 minutes, 22
seconds west, upon
the
East line of said Section 24, a distance
of 315.70 feet to
LEGAL DESCRIPTION
Northwest corner.of said Section 19;
- (Continued)
THENCE North 00 degrees, 01 minutes, 15 seconds East,
upon the
West line of said Section 24, a distance of 2,640.50 feet to the
89 minutes, 58
West quarter corner of said Section 24; '
the
THENCE North 00 degrees, 06 minutes, 46 seconds West,
upon the
the
West line of said Section 24, a distance of 666.04 feet;
Northeast corner of the Northwest Quarter
(NW 1/4) of said Section
THENCE North 30 degrees, 00 minutes, 00 seconds East, a
distances
of 721.58 feet;
THENCE North 00 degrees, 06 minutes, 46 seconds blest,
parallel
with said hest line, a distance of 1,344,45 feet to the North line
of said Section 24;
THENCE South 60 degrees, 00 minutes, 00 seconds East, a
distance
of 1,734-26 feet; -
THENCE South 00 degrees, 00 minutes, 00 seconds East, a distance
of 877..86 feet;
THENCE South 60 degrees, 00 minutes, 00 seconds East, a distance
of 900.00• feet; 9
THENCE North 00 degrees, 00 minutes, 49 seconds West, a distance
of 2,185.84 feet .to said North line of Section 24;
THENCE South 89 degrees, 49 minutes, 06 seconds East, upon said
North line, a distance of 2,643.18 feet to the Northeast corner of.
said Section 24;
THENCE South 00 degrees, '12 minutes, 22
seconds west, upon
the
East line of said Section 24, a distance
of 315.70 feet to
the
Northwest corner.of said Section 19;
THENCE North degrees, 58
89 minutes, 58
seconds .East, upon
the
North line of said Section 19, a distance
of 2,534.75 feet to
the
Northeast corner of the Northwest Quarter
(NW 1/4) of said Section
19;
THENCE South 00 degrees, 05 minutes, 35 seconds West, 'a distance
of 2,638.79 feet to the Northwest corner of the Southeast Quarter
(SE 1/4) of said Section 19;
THENCE North 89 degrees, 57 minutes, 19 seconds East, upon the
North line of said Southeast Quarter (SE 1/4), a distance of
2,635.31 feet to the Northeast corner of the Southeast Quarter (SE
1/4) of said Section 19;
Page 2
inn56 1112
8650 2202
i
LEGAL DESCRIPTION
(Continued)
THENCE South 00 degrees, 04 minutes, 12 seconds West, upon the
East line of said Southeast Quarter (SE 1/4), ,a distance of
2,636.21 feet to the Southeast corner of said Section 19;
THENCE South 89 degrees, 50 minutes, 47 seconds West,. upon the
South line of said Section 19, a distance of 2,636.39 feet to the
Southeast corner of the Southwest Quarter (SW 1/4) of said Section
19;
THENCE South 89 degrees, 59 minutes, 56 seconds West,. upon said
South line, a distance of 2,542.63 feet to the Southwest corner of
said Section on the east line of said.Section 25;
THENCE South 00 degrees, 02 minutes, 15 seconds West, upon said
East line of said Section 25, a distance of 2,319.49 feet to the
Northeast corner of the Southeast Quarter (SE 1/4) of said Section
25,
THENCE continue South 00 degrees, 02 minutes, 15 seconds West,
upon the East line of said Southeast Quarter (SE 114), a distance
of 2,631.83 feet to the Southeast corner of said Section 25;
THENCE North .89 degrees, 43 minutes, . seconds West, upon the
South line of said Section 25, a distane of 2,629.72 feet to the
Southeast corner of the Southwest Quarter (SW 1/4);
THENCE continue North 89 degrees, 43 minutes, 06 seconds West, a
distance of 2,629.73 feet to the Southwest corner of said Section
25 and the Northeast corner of said Section 35;
THENCE South 00 degrees, * 07 minutes, 05 seconds West, upon the
East line of said Section 35, a distance of 2,652.75 feet to the
Northeast corner of the Southeast Quarter (SE 1/4) of said Section
r 35;
THENCE South 00 degrees, 07 minutes, 05 seconds West, a distance
of 2,652.74 feet to -the TRUE POINT OF BEGINNING.
Said land contains 1,877.9 acres, more or less.
1
Page , 3.
0nnVI
Greiner
c 0
AP PENDIX C
Greiner. Inc.
555 E ii'iver Road. Suite 100
Tucson. Arizona 85704 -5822
96021 687.1800
FAX: 96021887-94!18
1
- t/63I
I
January 8, 1988
Hr. David Graham
Westinghouse Comaunities of Arizona, Inc.
1760 East River Road, Suite 103
Tucson, Arizona 85718
Re: Preliminary Geotechnical Engineering Assessment
Greiner Job Ho. 4017.03
Dear David:
In accordance with our discussions, Greiner, Ine.'has reviewed the
Geotechnical Soils Report furnished by Desert Earth Engineering dated
January 4, 1988.
In general, there are three different types of soil cross- sections
represented.
The first is characterized by trenchs T -1,3 and S where trenching is easy
to 14± feet..
The second is characterized by trench T- 4. trench has a heaYily
cemented and tightly bound soil matrix starting at roughly 5.5 feet. This
dense material is relatively coassaon within the greater Tucson basin and
represents no great problem for trenching lines or` cuts (the cost estimate
Used Per foot is adeWafs) . Al so noticeable is the fact that under the
preliminary layouts proposed to date.. no deep trenching is anticipated near
this particular pocket of material. - • .
The third section is represented by trench T -2 (the stone house) where rery
hard rock is encountered at SS feet. A visual inspection made this
finding expected and within the realm of•expectation for placement of the
water tank.
In sumsary, the soils investigation confirsass our anticipation of workable
conditions for construction and trenching and no modifications need be made
at this point in tisae to* the construction cost estimates provided.
Should you have further questions, please call.
Sincerely.
GREINER,.INC.
E�r1 neerBng O 5- 1 i 14 8650 2204
1
1
1
January 4, 1988
87 -SZ3
Greiner Engineering sciences
Attn: RyaA G. Bale, P.E.
355 E. River Road, Suite 100
Tucson, Arizona 85704
Re: Preliminary Geotechnical Engineering Assessment
Approximately 2000 Acres of the Westinghouse Tortolita Property
Pima County, Arizona
As requested on December 30, 1987, Desert Earth' Engineering conducted a
=field reconnaissance and preliminary geotechnicallgeolcgical assessment at the
above- captioned site. A total of 5 trenches were excavated on approximately
:000 acres to provide preliminary indications of allowable penetration depths
lad various subsurface conditions in different areas throughout the subject -
iroperty.
The results of our preliminary assessment indicated that the subsurface
editions vary substantially throughout the property. The enclosed site
Stan, Figure 1, Shows where the 5 trenches are located throughout the
• roperty. Also, shown on this site plan are the portions of the property
'here rock outcrops are exposed at the surface. The soils encountered in our
: reliminary investigation consisted primarily of granular meads, gravels,
•ilts and clays. For the various material types and respective densities see
he trenching logs in Appendix A.
?he in situ densities of the soil overburden regions varied from medium
erase to very dense. The plastic component of soils found on site in this
. reliminary investigation was generally low. The red -brown clays c=wn to
orth -west portion of the Tucson Basin can have an eicessive expansion
otential and tend to acci=ulate in pockets. To ensure no highly expansive
:lay soils are present on the Cite further trenching is required. Due to the
a situ state and granular nature of subsurface *soil. the "collapse potential
f soil found in our trenches is typically low to moderate depending on the
ilt component and the anticipated structures. In the area of the proposed•
otel- resort site of trench T -L. the subsurface soils
:onsisted of brown sand, With- varying amounts of silt and gravel in a very
sense and tightly bound soil matrix. These soils typically have a low
:oilapse potential and are nonexpansive.
10056 1115
8650 2205
O
.testinghouse Tortolita Property Page 2
The allowable penetration depths varied throughout the property.
;enerally, where igneous and metamorphic rock outcrops are located nearby the
oil overburden zone is relatively thin and backhoe refusal is common. The
. ock types found throughout the property consist of Precambrian Schist and
ranites which at the surface tend to - be weathered and rippable. Where the
ocks are not weathered they become competent and achieving required depth of
mbedment will be difficult to impossible without employing blasting
echniques,or pneumatic hammers.
Along the proposed water line alignments trending from the City Plant at
ista Del Sol and Naranja Road, we feel achieving the required penetration
epths from 5 to 15 feet. is possible, although construction may require the
uployment of heavy ripping equipment in areas typical of the soil conditions
3und in trench T -4. Backhoe refusal was encountered in this area due to the
:avily cemented and tightly bound soil matrix.
The materials suitable for engineered fill or ABC should meet the general
iquirement outlined in Appendix B.
This investigation is preliminary in nature and as such will require
:ditional field and work prior to the commencement of any
.nstruction. It we may be of further assistance on this project or future
- ojects, please do not hesitate to call.
1
t
P eadore
S /TPB /jcb
ies (5) Addressee.
10056 - I 1 16 -
. R.L. Sogge P.E.
8650 2206
«o.
.ESERT EARTH ENGINEERING Jolt 87 _ 523
OA ILLI «G "CT
with 18 in
Set Site Plan figure 1.
SAMPLo «c "cT
G
CL/E NT
Westinghouse -
DO a COUIPNc//T
ATV~
•"�
AL •ta
m•
•
IL
_
_
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ELCVArjaM
S/•'
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;9
cj
Ww
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s-+
CAfi «G OErTM
SURFACE CO «OITia ms
tIPCPf t_ 1 AflACf'A P — r
metamorp outcro' hills.
•
0
I
2
3
•4
6
7
8
9
10
1
Z
g
4
1�
6
ISM 6r wn fine to c oarse Sj
ravel: medium plastie
brown
n •
.• -
boond so i 1 matri
and di in - consistent
acc rpmontatin thr oughout
- it v d i
Liaht brown f in to coarse
trace gravel
- of trench at _14.0
VOCAT/O«
Tortolitas
coal «c «o.
T- 1
s «EET
1
or 1
t" Rut
TPB
Time
DATE
1 12!31/87
I
�
0
0
- SERT EARTH ENGINEERING
" "
` CCATION
81 -523
Westinghouse
Tortolita 0
:^!loll Of GGAING
OAILLINC &OETNOO a EON1riACNT
YOAING
T -2
18 in- hucket
s
See Site Plan.
figure 1,.
-with
i
or
•
Sn►vrLtltC "ETNOO
TPB
TI+tE
_
ELEVAT#Cff
DATE
. r
CwSi11C oErTM
1 ATE /�
•Y_ a
=«,
H W
��
6J
suRFwcc C01401T /0Ns
W�
-cw
Native desert landsca a metamo hic out to the
Yw
°_
S
....
sJ
northeAst Tr n i n wash ar
0
•
M darkr wn fin o co arse with some Sit
•
1
and trace ravel• medium den"e nom
plastic
slightly moist.
2
•
•�
'3
ecom osed ramie boulders ver Y dense
y et r jgg
th re rock Zone
j
q
5
I ncreastngcom etente with dep
•
ery hard dicrOn
6
'
L iackhoe
1
refusal at . feet
8
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zt
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cn
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2
_
3
4
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s
6
=4
I-Ocala"
Tortolitat
•Oasesc
iI/CCT 3
1 Or 1
Cza
TPO
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OwTE
a2/31/87
s, r
SERT EARTH ENGIN
� °� " °
CLIENT
87-523
Westinghouse
^floes OF •CA /NC
•
OAILLINC UCTNOO I. EOulp"C"
See Site • Plan.
Figure 1.
-with 18 in- bucket
-
•
Sw�+rLINC ItETN00
ELEV ^TIOM
C^SIICC DEPTH •
•Mr
•1r, e
••
Yb
= r
o
`J
SURFACE CONOITIOesi
.��
Zia+
tlLOwi /t••
s ^a4�Lt:w
t W
yb.
x
4C
w�
tw
Native Sonoran desert terrain was
t
r r
flora
0
I
.
SM j brown SAND with some silt and
1
medium d ense - , non lastic s1i
•�
Z
I ----
SM light brown htl .cemented
•
3
with s -trace silt and.trace - ,
me-t-A-MOLMlic cobblisc - n i
4
/
5
n .
on
6
n - n occasional,
bowl t
ra v n on sidewal 1
8
•
9
SM ve dense ncreased ceaen u
•
10
- - ti - antly bound soil matrix
1
u lders in ti htl b
m
3
a t 12 feet
5
7 .
I-Ocala"
Tortolitat
•Oasesc
iI/CCT 3
1 Or 1
Cza
TPO
TIRE
OwTE
a2/31/87
s, r
• 0 J
J08 NO. CLIENT
)ESERT EARTH ENGINEERING 87 -s23 W
CATION Of &04%4"G '
OAILL/wG "CTNOO & EOu1P"Cler
1A in- h
with
See Site Plan Figure 1.
! s&-sbu11tC uvrot01
.%ru&4 ELEVAT10#4 '
CASING OErTN
r
•""' �+ SURFACE CONOIT10e43
_ ~ c C•I
:: =b /�; "LO•s��" "� Native desert terr
•. 1 / Y S.►a 6C
•
A.
0
M r n i
1
trace gravel, me
•
moist
/
1
Z
3
.
( Syl-su light 'brown f
and - gravel . - H O
1
4
5
-cobb and
hard di in - ° Y et rii
/
6
no refusal at
� 5 '
1
8
9
0
"
1
�
2
3
4
v
�
5
6
8
1
LOCATION —
Tortolitas
ttORINC ta0
T- 4
SaEET
1 or 1
uciuu
TP8
OATC
W31/87
.o 0
J08 KO. CLlEKT
:SERI EAR ENGI
. 87 -523 Westinghouse
wf so« of 004606
ORiLLtNG utETtt00 • EOVtt•aEKT
See Site Pian figure 1.
LOC.TtCM -
Tortolitas
coat «G 1 «o
T- 5
SWEET
1 of 1
tKISCEI
TP8
Tt+tE
OwTE
,12/31/87
rse SAND with some s
on l astic, dry
'
s iwETtvOo
YM
ELEVwTfOK
Cws1KG OEPTK
�
C J
SURFACE COKOIT mks
•Ya/
ttLOws /C•
L r
+nC
NatA d rt landscape,
pa 1
,• 7�
=
t:-+
creosote etc....
do 9
•
0
SM brown SAND with some s
1
dense no nelastic,
slioi
i
2
Li ht brown color, less
silt.
'
3
1
, 4
•
6
mP oh !- I ej E ^._ovntErEii
1
8
fin
Lo t
9
gravel, medium
10
.
1
2
f tr nch at 10.0
feet
rl
_
4
s
6
`
7
LOC.TtCM -
Tortolitas
coat «G 1 «o
T- 5
SWEET
1 of 1
tKISCEI
TP8
Tt+tE
OwTE
,12/31/87
rse SAND with some s
on l astic, dry
W
APPENDIX 8
• General fill Specifications
o �
1
i
1
1
1
1
1
1
1
i
i
8650 2212 �
O
ENGINEERM FILL SPECIFICATION
-
The engineered fill material or aggregate
base course (ABC) material
composing such a fill should be
thoroughly mixed
for uniform consistency, be
completely free of vegetation,
roots, rubble,
debris or other deleterious
matter, and shall conform to the
following specifications.
Gradation (ASTM 0422)
x Passing by Weight
Sieve Size-
Fill
ABC
6"
100
'
1 112"
--_
100
14
- --
45 -90
f200
50 Max
0-12
Plastic Index ASTM 04
( 24)
12 Max
5 Max ,
Percent Expansion
1.0 Max
0.0
Abrasion
N
50 Max
Soluble Sulfates
(X)
0.10 Max 0.10 Max
*Expansion shall. be measured during saturation of a remolded sample
compacted to 95S of Standard Proctor (ASTM 0698)
density at optimum moisture
content which is subject to a load intensity of I
PSI.
1123
8650 2213
10056-
0 0
• APPENDIX D
RECOMMENDED LANDSCAPE PLANT PA 'TE
Maior Streetscaoe Trees and Shrubs
Abyssinian Acacia
Acacia
Foothill Palo Verde
Chilean Mesquite
.Acacia abysrilda
Acacia species
Cerrcidium microtl:eca
Prosopir elu7ensir
Agave .
Desert Broom
Desert Cassia
Feathery Cassia
Silvery Cassia
.Agave rp. • '
Bacdurrir sarothmida
'Cassia nemoplu7a
Cauia anemiriodes
. Cassia phyllod=* ca
Red Yucca
Hesperaloe paW fora
Yellow Bird of Paradise
Caesalpina 80es9
• Red Bird of Paradise
Carralpina puldurnrna
Texas Ranger
Leucophyllum fnrterc=
• Secondary Streetscape Trees and Shrubs
• Desert Willow
awrir
Chilean Mesquite
Prosopir du7ens&
Velvet Mesquite
Pmsopis vela Lw
Acacia species
1Acada spp.
•
Medcan Palo Verde
ParldrLronia aarleata
Agave
-Agave ZA
Desert Broom
Bacrharir saratlsraides
Desert Cassia
Cassia nanop hga
Feathery Cassia
Cassia enerniriodes
Silvery Cassia
Cassia plryllodinea
Purple PIopbush
Dodonea vuosa a rrea•
Red Yucca
Herpaaloe paviflora
• Yellow Bird of Paradise
grusu
Red Bird of Paradise
Caa dpina pukheirhna
Tezas Ranger .
r- - =Rhyllum frutar=
Purple Fountain Grass
Pawlsetum =preurn
inn1; r-,
I 124 -
8650
r
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C O
PLANT FALB= (coat)
, Accent Trees at Entri srt s
African Sumac
Ruts laneea
Lemon Bottlebrush
Cal&temot: citri =
Texas Mountain Laurel
Sophora T=w; fiflora
. Aleppo Pine .
Ping lu:lepensis
Heritage Oak
Qua= viT*dcrrs "Heritage"
Parkins Lot Trees
Chilean Mesquite
Pmsopis dlulerssis
Blue Palo Verde
Cercidium florid=
Mcjdcan Palo Verde
Parldnsonia aeuleala
lletleaf Hackberry
Cdds red=Iata
Dra._v & Retention/Detention Basin Trees and Shrubs
whitethorn Acacia
A=cia constricts '
• Velvet Mesquite
A=pfr vetusina .
Blue Palo Verde
Ckrcidi = florid=
• Desert valow
Clu70pszs &car&
' N'Cticzf Hack
W& rettCtlk=
Desert Broom
Bacchar& q "I r d=fifir '
Fairy Duster
Ca5vsdra eriophy fa
Desert Hackberty
Wit palltda
Desert Spoon
DaVUrion wheekri
Brittle Bush
F. we& farirtosa
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• APPENDDC E
I-t UFFNER
t
ASS0CIATES
Environmental Science, Managewew & Pluming
iS. SUSAN J. NEHEL
she Planning center
350 North Finance center Drive
Suite 210
Tucson, Arizona 85710
13 January 1989
3E: Sampling for Tumamoc globeberry within the Phase One Project
area of 1863 acres, Tortolita Mountain Project .
Bear Susan:
Ten percent (188.77 acres) of the subject area Was sampled
on 28 - 31 October 1988 for Tumamoc globeberry. This effort
sampled each plant community Within the project area with
additional effort expended in those communities vhich war& deemed
most likely to support Tumamoc globeberry. A map indicating the
areas sampled and a table summarizing the area covered by tea ch
transact are attached for your information.
Tumamoc globeberry vas not located in the area sampled. It
is my professional opinion that this species does not occur
Within the Phase'One project area. -
if-you have any questions or desire additional information,
please contact me at (602) 258 -1724. Thank you for your time and
consideration. .
Sincerely,
RUFFNER ASS aXTES
do
�.
George A. Ru fner, . Ph.D.
Principal
Enclosures: Map of transact locations
Transact number, length, width and area covered
GAR: fma 10056 1126
RR 50 221.E
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page 1 of 2
TUMAMOC GLOSEBERRY FIELD SURVEY
TORTOLITA MOUNTAIN PROJECT
PIMA
COUNTY, ARIZONA
Section No.
Transect No.
Leng g
Width
Acreage
19
01
3000'
60'
4.13
02
3000
60
4.13
24
03
2000"
60"
2.75
04
2400"
"GO"
3.30
'
05
2400"
40"
2.20
06
1400"
40"
1.28
07
2000"
40"
1.84
08
2000"
40"
1.84
'
09
2000"
40"
1:84
10
2000" -
•40 "•
1.84
11
1000"
60"
1.38
12
800"
60"
1.10
13
1000"
60"
1.38
•
'50
2400"
80"
4.41
51
600"
80"
1.11
.52
2100"
80"
3.86
53
550"
80"
1.01
54
5280
80"
9.70 •
25
14
1500"
60"
2.07
15
16
1600"
850"
60"
60"
2.20
.
1.17
•
17
850 '
60"
1.17
18
5800"
80"
10.65
19
2000"
80"
3.67 -
20•
5280"
80"
9.70
21
2700
80"
4.96
22
3100
80*-
5.69
23
3300"
80
6.06
24
2000"
80"
3.67
25
400 "•
80"
0.73
26
1100"
80"
2.02
SS
1700"
".
80"
3.12
56
1600
80"
2.94
57
800"
80"
1.47
58
850"
80"
1.56
S9
1000"
80"
1.84
60
800"
80"
1.47
61
800"
80"
1.47 '
•
62
800"
80"
1.47
9 7
- -
0 : r)
page 2 2
TUMAMOC GLOBEBERRY FIELD SURVEY
TORTOLITA MOUNTAIN PROJECT
PIMA COUNTYr ARIZONA
Sectiofi No. Transect No.
----- - - - - -- ------ - - ----
Length
- - - - --
Width
- ----
Acreage
- - - - - --
• 26 27
700'
80
1.27
28
1300'
80"
2.39
29
1300
80"
2.39
• 30
1300"
80' '
2.39
31
1300'
80,
2.39
' 32
1600'
Sb
2.94
33
750"
80
1.38
34-
750'
80"
1.38
35
800
80"
1.47
36
950
80
1.75
35 37
5280'
60�
7.24
38
2300"
60
3.17
39
2800
60
3.86
40
2700'
60
3.72
41
2600'
60
3.58
42
2400"
60"
3.30
43
300'
60
0.41
44
1300'
60'
1.79
45
1300'
60"
1.79
46
5280'
80
9.70
47
5280'
80"
9.70
48.
800'
80
1.47
49
600"
80"
•1.10
. )
inn9,f 1128 Rcgn 99,o
APPENDIX F
i
S RE SPONSES
8650 2219
inn5;; 1 i29 . --
1
S100 WEST WA ROAD 7:0.BOX3S970 TUCSON. ARIZONA BS740.5970 16021744.2944
October 15. 1987
David H-Craham, Vice President Planning
Westinghouse Communities of Arizona. Inc.
1760 East Road
Suite 103
Tucson;' Arizona 85718
Dear Mr. Graham:
We thank you for your letter of September 9,
Electric Cooperative. Inc. is looking forward to
to serve Tortolita Mountain Properties. In our
we have been referring to the area covered by th e
as the Thernydale area. - %
1987, and Trice
working with you
Long Mange Plan,
map you sent us
All on -site cost of providing service will.be contracted based on
refundable deposits as stated in Section 209, Page 31 and related
sections' of Trico's• enclosed Rules and Regulations and Line
Extension Policies (our Policies) approved by the Arizona
Corporation Commission June 16, 1981, Docket .0 -1461.
Our records show that residential subdivisions require about 3 kW
per single family house at a cost of $500 to $1200 per dwelling
unit depending on the size and layout of the lots. The 600 -room
resort Kill require about 3,000 kW but we will need more
information about location and layout before we can even give you
a ball -park cost. The resort Will be served pursuant to our
Policies Section 105, Page 14 and related sections.
We have a power contract which Will provide generation capacity
for the total 5,600 acre projject'with our power supplier, Arizona
Electric Power Cooperative, Inc. (AEPCO). The distribution liner,
substations and transmission lines will have to be built to the
site. These off -site improvements can be financed by Trice t but
we cannot justify any premature investments. L Your letter of
September 9, 1987, in no way satisfies the request I made at our
meeting on July 27, 1987. We will need much-more information and
more of a commitment if we are going to finance a project'of this
size. Since *the. lead times on planning, siting, designing#
financing, obtaining rights -of -way and obtaining state and
federal approvals for these facilities takes about two years ' 'it
is imperative that we both get the project started as soon -as
possible.
I -
To start the financing process, Trice will need to satisfy the
following concerns:
1. The agencies
loads and the
speculative
statistics do
development h
that approve our expenditures fi
Acacia Hills loads south of
or questionable. This is
not-show growth in this area,
asn't started.
10056 1
eel these
you are
because
that is,
130
.0
Mr: David H Graham
October 15, 1987
Page Tvo (2)
2.. We have no contracts promising a construction schedule
from any large development in the Thornydale area. We
don't-even have a long range schedule from Westinghouse
Communities. A feasibility and saturation study would
�• help.
3. We currently have about 5,000 kW of power which gives
us the ability to serve about 2,000 dwelling units in"
this area to meet new development on a first -come,
first - served basis. This will be adequate for many
years based on our current growth statistics. Heavy and
early investment in a back -bone type facility at this
time will require some type' of from the
ultimate user.
Another option would be for Westinghouse Communities to finance
those facilities based on refundable deoosi4s of.approximately
$12 per our Policies Section 205 Page 29 and related
sections. We would be happy to work out contractual details
with you to get this process started.
Trico has "the ability and is excited about serving electric power
to your development; however, you're being businessmen, I'm sure
that you can understand our position that.an investment of this
size must be Justified. We are looking forward to your help to
got started in time to tweet all'your schedules. *If ydu have any
questions don't hesitate to call.
Sincerely,
TR CO ELECTRIC COOPERATIVE INC.
CL
Charles N. Emerson
Manager of Technical Services
/Kb
1005�:'il3l
8650 .2221
SEC.
COR: ,! ' ENDIX P
31'
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TIES TO EXISTING
EDGE OF PAVEMENT
(TORTOLITA ROAD)
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APPENDIX - S
AMENDMENT - 4
TO REDHAWK SPECIFIC PLAN
ADDITION OF RUELAS CANYON PROPERTY
Development Capability Report.
T HE
C CENTER
im a kz PLANN
07
450 W. PASEO REDONDO, SUITE 202
TUCSON. AZ 85701 (520) 6236146
L�
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Table of Contents
III. DEVELOPMENT CAPABILITY REPORT ................................................................................ ..............................
A . INTRODucnoN ............................................................................................................................. ..............................
B . EXISTING LAND USE ..................................................................................................................... ..............................
C. TOPOGRAPHY AND SLOPE ANALYSIS ............................................................................................. ..............................
D . GEOLOGY .................................................................................................................................... ..............................
E . SOILS ......................................................................................................................................... ...............................
F . VEGETATION ................................................................................................................................ .............................
G . WILDLIFE .................................................................................................................................... .............................
H. HYDROLOGY AND WATER RESOURCES ........................................................................................ .............................
I . ARCHAEOLOGY ............................................................................................................................. .............................
I J. EXISTING FEATURES/PUBLIC SERVICES ......................................................................................... .............................
Table of Exhibits
I Appendix -S:
EXHIBIT III.A.1: REGIONAL MAP ..................................................................................................... ..............................
EXHIBIT III.A.2: MARANA GENERAL PLAN ...................................................................................... ..............................
EXHIBIT III.B.1: EXISTING LAND USE MAP ..................................................................................... ..............................
EXHIBIT III.C.1: TOPOGRAPHY MAP ................................................................................................ . .............................8
EXHIBIT III.C.2: SLOPE ANALYSIS MAP .......................................................................................... .............................
EXHIBITIII.E.1: SOILS MAP,.,... ................................................................................................................................... 12
EXHIBIT III.F.1: VEGETATION MAP ................................................................................................. .............................
EXHIBIT III.G.1: WILDLIFE MAP .....................................................................................................
.............................
EXHIBIT III.H.1: HYDROLOGY MAP ................................................................................................ .............................
I Appendix -S:
r,
C
I III. DEVELOPMENT CAPABILITY REPORT
A. Introduction
Purpose
The RedHawk Specific Plan Amendment - 4 area to be added to the RedHawk
Specific Plan is the Ruellas Canyon Property. The Ruelas Canyon Property is
approximately 1343 acres and is located in Marana, Arizona in the Tortolita
Mountain region. The property lies within Sections 7, 8, 17, 18 and 19 of Township
11 South, Range 13 East. (See Exhibit III.A.1: Regional Context Map) and is
planned as an estate lot residential community with an 18 -hole golf course. The
estate lots are nestled within Ruellas Canyon maintaining the integrity of the
landforms and the character of the foothills canyon. The golf- course will be a target
desert course integrating the ambiance and scenery of the surrounding natural
desert. Over 48% of this property will be left as natural open space. The estate lots,
nestled in the canyon, will be individually sited to be visually compatible when
viewed from the Thomydale Loop Road. The environmental character of Ruelas
Canyon within the Tortolita Mountains will be enhanced and/or preserved.
The primary purpose of the Development Capability Analysis is to identify and
inventory the various existing physical elements on the property. The synthesis and
analysis of the existing characteristics can then provide a means whereby
development occurs in a sensitive and responsive manner to the physical parameters
of the site.
The following physical components were compiled to assess the suitability of the
property for development:
• Existing Land Use
• Topography and Slope Analysis
• Geology
• Soils
• Vegetation
• Wildlife
• Hydrology and Water Resources
• Archaeology
Appendix -S: 1
1
• Existing Inf wtructure/Public Service
The absence of development within the area provides an opportunity to guide future
land uses in a manner that will enhance the images of the Town of Marana. Land
uses have been proposed based on the development capability analysis and will
provide needed guidance for appropriate services and development within the
RedHawk Specific Plan area. In addition, development of a design theme for the
area will create a visual sequence of approach complementing the character of the
surrounding environment and enhancing the significance of the Tortolita Mountains.
Combined, the land use and design theme will reflect the goals and character of the
Town of Marana (Exhibit III.A.2) and illustrates those elements that may negatively
affect or positively enhance development.
Appendix -S: 2
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B. Existing Land Use
RedHawk Specific Plan Amendment - 4 area is undeveloped with cattle grazing as a
primary land use since the 1800's. With the exception of a few scattered jeep trails,
there are no built structures. (See Exhibit III.B.1: Existing Land Use Map).
Appendix-S: 5
Prior to annexation into the Town of Marana on August 2, 1988, the property was
zoned RH (Rural Homestead, 0.24 residences per acre) in Puna County. The
property is currently zoned as Zone C in the Marana Zoning Code.
The ro'ect area land uses are generally guided b the Town of Marana General
P J g Y i� Y
Plan adopted in July of 1987. (See Exhibit III.A.2: Marana General Plan Map).
Planning for the RedHawk Specific Plan Amendment - 4 project area respects and
conforms to the general land use parameters of the Marana General Plan.
Land uses designated by the General Plan for the area included in the RedHawk
Specific Plan Specific are the following uses:
Zone D: Development Sensitive Areas
• Rural in Character (Native)
• Very Low Densities (Clustering)
• Open Space Corridor
• Passive /Active Recreation
• Transfer Densities for Preservation
Zone J: Special Opportunities
• Unique Opportunities
• Specialty Development
• State of the Art
• Destination Resorts
• Specific Plan Designated Areas
Zone I: Open Space Corridor
• Drainageways/Washes
• Land Use Buffers
• Natural Open Space
• Retention/Detention Basins
• Tucson Mountains/Tortolita Mountains
• Trail Systems
Appendix-S: 5
• Passive/Active Recreational Opportunities
• Transfer Majority of Residential Densities
• Parks
• CAP
• Residential Opportunities Based on Site by Site Evaluation HDZ and
Hydrology Study
C.
Topography and Slope Analysis
The topography of the project site reflects a variety of landforms characteristic of
the Tortolita foothills. (See Exhibit III-C-1: Topography Map). Mountainous
regions dominate to the north, northwest and southeast portion of the site. Gently
sloping areas are within the central portion of the site.
A slope analysis of the site was prepared showing slope ranges of 0 to 15 percent,
15 to 25 percent, and slopes over 25 percent. (See Exhibit III.C.2: Slope Analysis).
Slopes greater than 25 percent are considered unsuitable for development. The
majority of slopes greater than 25% are clustered in the northern, northwestern and
southeastern portion of the Plan area Several prominent peaks and ridges are
located in this hilly terrain. Slopes from 15 to 25 percent are suitable for
development with modifications or restrictions. Slopes of 0 to 15 percent are
considered most suitable for development.
Appendix -S: 6
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D. Geology
The RedHawk Specific Plan Amendment - 4 project area is located in the northern
fringe of the Tucson Basin. The project boundaries include portions of the lower Tortolita
Mountains pediment and upper bajada. The Ruelas Wash is the largest drainageway traversing the
site.
The T ortolita Mountains contain a diversity of rock ages, types, and structures. The
project site is composed of ' Tortolita Granodiorite', a fine - grained granodiorite. There are ridges
and outcrops of undeformed fine - grained granodiorite dikes protruding through the Catalina
Granite and Precambrian metamorphics.
There are three types of geomorphological surfaces in the project area. They are the
bedrock surfaces of the Tortolita Mountains, undifferentiated Pleistocene fans, undifferentiated
Holocene fans and active stream courses. The Pleistocene fan deposits are relatively stable
surfaces. The Halocene fan deposit is characterized as a thin mantle of grus (quartz and feldspar
rich course grained sand and gravel) which overlies the Pleistocene age alluvium below. The larger
watercourses carry an active bed of sand, gravel, and rock that is scoured and redeposited during
each flow in the channel.
1
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There are three different major soil groups on the Redhawk Specific Plan
Amendment - - 4 project site. Soils in this area can serve as structural or foundation material for
developments.
The major soil properties important in engineering design include:
' 0 permeability
• shear strength
• compaction
• expansion
• drainage
• shrink -swell
' The Soils Map (See Exhibit III.E.1: Soils Map) identifies the nine soil type s on the
project site. The soil types listed below correspond to the reconnaissance survey prepared by the
U.S. Soil Conservation Service, 1985.
Pinaleno Very Cobb , andy oam This soil is formed on fan terraces and low
stream terraces with gentle slopes. It is generally used for rangeland, but it is well suited for
homesites and urban development. There are few limitations to the use of this soil.
Coyanosa -Rock Outcrop Complex This unit occurs on steep hilly slopes and
very steep mountain slopes. It is formed in gravelly alluvium derived dominantly from granite and
gneiss. This soil is very shallow, well drained and is moderately permeable. The rock outcrops are
exposures of barren rock occurring as ledges, massive boulder piles and nearly vertical cliffs of
gneiss and granite. The main uses are for rangeland with some areas used for building and
recreational purposes. The main limitation is accessibility due to the steepness of slope, rocky
surfaces and areas of rock outcrop.
Arizo- Riverwasi Complex This complex is found on nearly level flood plains
and channel bottoms. Permeability of the soil is very rapid. Runoff is very slow except when
runoff from higher positions cause flash flooding then erosion is very high. Most of this area is
' used for rangeland with some areas used for homesites, urban development, irrigated farmland and
recreational uses. It has also been used as a source for sand and gravel extraction.
Appendix -S: 11
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I F. Vegetation
The RedHawk Specific Plan Amendment - 4 project area is part of a large tract of
undeveloped land within the Upper Sonoran Desert vegetation community. The project area
includes mountainous regions and riparian areas within the Tortolita Mountains. Ruelas Wash is
the largest drainageway in the project area. The juxtaposition of these landforms support diverse
assemblages of plants.
S Plant Communities
Two major vegetative communities are identified within the Plan area. (See Exhibit
M.F.1: Vegetation Map).
Comm unily Ac� 1Q of Total
Foothill Palo Verde 1239.0 92.0
Riparian 104.0 8.0
The Foothill Pa Verde communi is the largest community within the project
area. The dominant plants are:
• Foothill Palo Verde Cercidium microphyllum
• Cheesebush Hymenoclea salsola
• Whitethorn Acacia Acacia constricta
• Chain Fruit Cholla Opuntia fulgida
• Thombush Lycium spp.
• Mesquite Prosopisjuliora
• Desert Hackberry Celtis pallida
Riparian communitie include Ruelas Wash and its tributaries. These are the most
significant riparian communities within the project area. Riparian communities along Ruelas
Wash have been designated as Class I Habitat by Dr. William Shaw, University of Arizona, in a
1986 study prepared for the Pima County Department of Transportation and Flood Control District.
Class I Habitats are those providing "... a major extension of riparian habitat from protected
areas."
J
Appendix -S: 13
The dominant plants in the riparian community are:
• Mesquite
• Desert Hackberry
• Blue Palo Verde
• Catclaw Acacia
• Cheesebush
• Thombush
• Foothill Palo Verde
• Ironwood
Prosopis juliora
Celtis pallida
Cercidium jloridum
Acacia greggii
Hymenoclea salsola
Lycium spp.
Cercidum microphyllum
Olneya tesota
A small section of the northern end of the southern Ruelas Wash tributary has been
identified as a "Deciduous Riparian Wood" based on Dr. Shaw's study. The dominant plants in this
subcommunity are:
• Cottonwood
• Willow
• Sycamores
Populus fremondi
Salix sp.
Platanus sp.
Mesquite, Palo Verde and Saguaro are typical resources of the Sonoran Desert.
Currently, only one sensitive species, Tumamoc Globe -berry (Tumamoca
macdougalfi), is documented in the area. The Tumamoc Globeberry is currently under
consideration to be de -listed from the federal list of endangered species.
Appendix -S: 14
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G. Wildlife
The principal wildlife resources of the Plan area are located within the primary
riparian community (See Exhibit III.G.1: Wildlife Map). Refer to the Arizona Game and Fish
Department letter in appendix for a detailed description of wildlife resources in the project area.
The primary riparian community, Ruelas Canyon Wash, is a movement corridor for wildlife. It is
designated as a Class I Habitat, as mapped by Dr. William Shaw, University of Arizona, in a 1986
study. The Arizona Game and Fish Department presently suggests that development activity in the
canyon bottoms and areas with wash associated vegetation be restricted to as great a degree as
possible. (See Appendix - Arizona State Game & Fish Letter). Roads crossing washes should be
designed to accommodate wildlife passage.
The riparian areas function as corridors for wildlife travel between reserves of
public lands through more urbanized and developed areas. The Class I Habitats are continuous
linkages from public preserves such as the public preserves within the Tortolita Mountains
Appendix -S: 17
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THE s rA-rTr OF ART70NA � -� ;�
GAME & FISH DEPARTMENT
2221 West Grccnway Ruad. Phoenix. Arizona 85023.4399 (602) 942 -3(M
Tucson Office, 555 N. Gressewood Rd., Tucson, AZ 85745
September 9, 1996
C
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1
Mr. Raj Chundur
The Planning Center
450 W. Paseo Redondo, Ste. 202
Tucson, Arizona 85701
crtr.er
('ommissumen:
('hwmar. Irwdr 3oLmon+ S"
mwhae I %I. Guligmly. l ]ugstaff
Herb cuentw. Tacna
f;nd Neiman. Tucwa
.t. Jean moseU. lcottsdak
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t)uane L Shruuia
Drputy D,rern•r
lb m+K spaidins
Re: Site Analysis Information for the Proposed 2347 -Acre Bajada
Amendment to the Tortolita Mountain Properties Specific Plan;
T11S, R12E, Sections 14,15 & 23.
Dear Mr. Chundur:
The Arizona Game & Fish Department (Department) provides the
following information regarding the potential presence /absence of
special status species, habitats of special concern, and other
significant wildlife resources for the proposed project area. Due
to time and personnel constraints, we were unable to do an on -the-
ground review of resource conditions. Personal knowledge of the
area, aerial photographs, and other reference materials facilitated
our review.
Special Status Species and Wildlife Concerns
Records in the Department's Heritage Data Management System' (HDMS)
were reviewed and indicate that the following species are likely to
occur on the project site where suitable habitats are present.
The Sonoran desert tortoise ( Gopherus aaassizii is known to occur
on the subject parcel and surrounding areas. This species'
occurrence in Arizona is or may be in jeopardy, or has known or
perceived threats or population declines, as described by the
Department's listing of Wildlife of Special Concern in Arizona
(WSCA, in prep.) Guidelines for handling desert tortoise
encountered on development - related projects are enclosed.
' I Information contained in the Department's HDHS is dynamic and updated on
a periodic basis. Any information, therefore, is likely to become outdated
shortly after its release. Such information is intended to serve as a guide
regarding what species may be found in a particular area. It does not represent
the results of comprehensive species - specific surveys.
' 2 Those species listed in the WSCA are currently the same as those in
Threatened Native Wildlife in Arizona.
1 Appendix -T: Attachment 5
An Equal Opponunity Rcasonahic Accommodations Agency
1
Mr. chundur ,
September 9, 1996
2
The Gila monster ( Heloderma sus - pectum) is likely to occur in the
area. Like other "'prohibited wildlife" species, Gila monsters can
not be collected, imported, sold, leased, or offered for sale
'
unless one possesses a special permit issued by the Department. it
is also illegal to kill Gila monsters. In the Sonoran Desert,
habitat includes saguaro - palo verde communities and riparian
areas. we strongly recommend that any Gila monsters and other
'
venomous reptiles encountered during ground - disturbing activities
be encouraged /allowed to leave the area on their own volition.
The cactus ferruginous pygmy -owl ( Glaucidium brasilianum cactorum
is known from habitats in the vicinity of the proposed project
site. The Department includes the cactus ferruginous pygmy owl on
its list of Wildlife of Special Concern in Arizona. As of 12
,
December 1994 (Federal Register Vol. 59, No. 237; Pages 63975-
63986), the U.S. Fish & Wildlife Service proposed this owl for
federal listing as an Endangered species in Arizona with critical
'
habitat under the auspices of the Endangered Species Act of 1973,
as amended.
The Department is highly concerned about the continued existence of
'
this bird. For the past few years, the bepartment has been
conducting intensive surveys for pygmy -owls. The Department is
extremely interested in exploring the feasibility of completing a
'
survey on the proposed project site prior to the commencement of
ground - disturbing activities. The optimum survey period for this
bird is January through March. We would appreciate establishing a
dialogue with the landowner(s) and /or developer or their designated
'
representative to address the matter of on -site surveys. Please
contact Scott Richardson, Urban Wildlife Specialist, at 520/628-
5376 Ext. 153 to discuss the possibility of the Department
'
surveying the proposed project site.
The Department also recommends that you contact the U.S. Fish & '
Wildlife Service for additional information regarding the
Endangered Species Act and how it applies to species noted above
that have a federal status. '
Mr. Sam Stiller
State Supervisor
Az Ecological Services State Ofc '
U.S. Fish & Wildlife Service
2321 W. Royal Palm Rd., Ste. 103
Phoenix, Arizona 85021 -4951
602/379 -2720
Data collected as part of the Arizona Breeding Bird Atlas Program
(ABBA) suggests that the project site supports a highly diverse '
community of avifauna. An ABBA survey block is located in close
I
r
1
Mr. Chundur
September 9, 1996
3
proximity to the subject parcel; vegetation and habitat resources
at this survey site are similar to those found on the subject
parcel Given the similarity of on -site resources and close
proximity of these two areas, most of the 71 bird species observed
on the ABBA site are expected to inhabit the subject parcel. Many
of these species are known to be sensitive to the pressures of
increased human presence; consequently, the diversity of avifauna
in the area is expected to decrease with increased urban
development.
Sensitive & Critical Habitats
Based on the review of aerial photographs, Pima County's 1986 Map
of Critical and Sensitive Wildlife Habitats, and Pima County
Habitat Inventory (Shaw et al., 1996) Ruelas Wash, Wild Burro
Wash, and the east and west channels of Cochie Wash are Class I
riparian wildlife habitat. As part of the Pima County Habitat
Inventory, vegetation communities in Pima County were identified
according to the classification system developed by Brown, Lowe,
and Pase (1979) Upland vegetation is described as Tri -angle Leaf
Bursage - Foothills Palo Verde - Mixed Scrub Association of the
Palo Verde - Mixed Cacti Series; Sonoran Desert Scrub (Arizona
Uplands).
Other important wildlife species in the area are indicative of non-
urban, remote desert habitats. Species expected to occur in the
area include mule deer ( Odocoileus hemionus javelins ( Tavassu
Livingston, J.P.
taiacu), mountain lion ( Felis concolor bobcat ( Felis ru 1 ),
coyote ( Canis latrans grey fox (Uro cyon cinereoargenteus
- Phase II.
ringtail ( Bassariscus astutus porcupine ( Erethizon_ dorsatum ,
collared lizard ( Crotaphvtus collaris Clark spiny lizard
AZ. 94pp.
( Scelopc�rus clar ), banded gecko (Coleonyx varie atus), Mojave
rattlesnake ( Crotalus scutulatus Sonoran whipsnake ( Masticophis
C.P. Rase. 1979.
bilineatus in addition to a variety of bat and small mammal
species. The habitat utilization patterns of many of these species
are susceptible to impacts such as fragmentation of riparian
habitats, changes in vegetation structural complexity and species
composition, alteration of topographic features, and increased
human presence that are often associated with urban land uses.
Sensitive & Critical Habitats
Based on the review of aerial photographs, Pima County's 1986 Map
of Critical and Sensitive Wildlife Habitats, and Pima County
Habitat Inventory (Shaw et al., 1996) Ruelas Wash, Wild Burro
Wash, and the east and west channels of Cochie Wash are Class I
riparian wildlife habitat. As part of the Pima County Habitat
Inventory, vegetation communities in Pima County were identified
according to the classification system developed by Brown, Lowe,
and Pase (1979) Upland vegetation is described as Tri -angle Leaf
Bursage - Foothills Palo Verde - Mixed Scrub Association of the
Palo Verde - Mixed Cacti Series; Sonoran Desert Scrub (Arizona
Uplands).
' Shaw W.W., L.K. Barris, M.
Livingston, J.P.
Charpentier, and C. wissler.
1996. Pima County Habitat Inventory
- Phase II.
Arizona Game & Fish Dept.
Contract No. G50028 -001, Phoenix,
AZ. 94pp.
Brown, D., C.H. Lowe, and
C.P. Rase. 1979.
A Digitized Classification
system for the Biotic Communities of North America With Community (Series) and
Association Examples for the Southwest. J. Arizona- Nevada Academy of Science
14(Suppl.1)1 -16.
Mr. Chundur
September 9, 1996
4
The ironwood tree is a significant feature of the vegetation found
on the subject parcel; it is considered to be an essential
component in maintaining the structure and function of Sonoran
is based on
desert habitats. In general, this •keystone' status
to positively affect the well -being of a
the ironwood's ability
wide array of plant and animal species. The following points
illustrate the breadth of the ironwood's role in the Sonoran desert
ecosystem. Mature ironwoods are known to act as "nursery plants"
for many Sonoran desert plants, particularly large cacti like the
saguaro. In their nurse capacity, ironwoods provide shade, protect
young plants from predation, and enhance soil moisture and nutrient
content. Recent studies in the Tucson vicinity and other Sonoran
desert environments strongly associate significant levels of
wildlife species diversity with the presence of ironwood
communities. Perhaps because of its association with complex plant
associations and availability of food, cover, and reproductive
habitats, the ironwood is often considered to be a factor in
maintaining the population ranges of woodpeckers and pygmy owls.
Other Concerns
The Department is perpetually concerned with- issues relating to
preservation of public access to public land reserves. The
Department considers the Tortolita Mountain Park an important area
for outdoor enthusiasts to participate in wildlife - related
recreation activities. The Department concurs with Pima County
assessments (Eastern Pima County Trail System Master Plan,
Conceptual Land Use Element of the Pima County Comprehensive Plan)
that the importance of securing public access to this park will
escalate as urban development continues to encroach upon the
boundary of the Tortolita Mountain Park.
,
Traditional and historical access routes into the Park cross the
subject parcel. The Department is extremely interested in
preserving public access to the Park and strongly recommends that
these routes or other suitable alternative routes be incorporated
into Specific Plan commitments.
Conclusion
Several recent studies provide some important insights into the
effects of urban developments on native habitat and wildlife
s Shaw et al., 1996.
Germaine. S.S. 1995. Relationships of birds, lizards, and nocturnal
rodents to their habitat in the greater Tucson area, Arizona. Arizona Game &
Fish Dept. Tech. Rpt. 20. Phoenix, AZ. 47pp.
1
r
Mr. Chundur
September 9, 1996
5
resources. Collectively, these studies show that urban
environments support a vegetation community whose nature and
composition is significantly different than that of non -urban
areas. Not surprisingly, they also show that the wildlife
community in urban environments is heavily influenced by the
presence of non - native vegetation species. As these studies
suggest, the following patterns can be expected to be manifest on
the subject parcel and surrounding areas given the intention to
develop a residential community.
■ Vegetation patterns associated with urbanized environments
provide drastically less native vegetation cover and minimal
escape cover for wildlife resources than native desert areas.
Residential land uses adversely affect the presence of
those species that are both insectivorous and dependent upon
dense ground cover for foraging, reproduction, or escape.
■ Non - native wildlife species displace and dominate the
wildlife community as the level of urbanization increases.
a Residential densities of <1 house per acre, open space
natural areas, and riparian areas (patches and corridors) are
urban- related land uses that retain more vegetative
characteristics favorable for native wildlife resources than
any other urban land use category.
Given that the 2347 acres represent a significant amount of high
quality wildlife habitat which presently supports a rich diversity
of important wildlife species and that residential development can
significantly alter biodiversi.ty, the Department is extremely
interested in participating in future planning phases (e.g., platt
planning) . During these future phases where specific development
plans are known, the Department will be better able to provide
information /techniques that can lead to the long -term retention of
on -site habitat values. At the present rudimentary stage of
planning, however, the Department is only capable of identifying
generic issues (as discussed above) and recommendations that
warrant consideration during site planning. Recommendations
include:
W Adhere to the attached tortoise - handling guidelines.
Contact the AGFD Tucson Regional office immediately for
direction regarding the disposition of an active bat roost
site(s) if one is found on the property.
During pre - construction and construction activities, contact
the AGFD Tucson Regional Office immediately for direction
J
Mr. Chundur
September 9, 1996
6
regarding the disposition of an active raptor nest(s) if one
is found on the property.
Maximize the amount of interconnected open space within the
development.
utilize native plant species for all.on -site vegetation and
revegetation.
Employ revegetation schemes that re- establish and. maintain
vertical diversity (ground cover, shrub layer, and canopy
cover) with native plant species.
Retain in place or salvage mature woody vegetation including
ironwoods and saguaros (mature adults as well as immatures).
Maintain the natural vegetative and hydrologic integrity of
Class I riparian areas on the property.
Consider recreational access to the Tortolita Mountain Park
as part of the planning process for this property.
Please give me a call at 520/628 -5982 Ext. 137 if you have
questions or if the Department can provide additional information.
Sin rely,
Sherry A Ruther
Habita pecialist
SAR:sr
CC: Ron Christofferson, Project Evaluation Coordinator, Habitat
Branch, PHX
,john McGehee, District Wildlife Manager
Scott Richardson, Urban wildlife Specialist, Region V
Attachment
C: \SA \TORTOLST.TPC
GUIDELIlVES FOR HANDLING SONORAN DESERT TORTOISES
ENCOUNTERED ON DEVELOPMENT PROJECTS
Arizona Game and Fish Department
Revised August 7, 1996
The Arizona Game and Fish Department (Department) has developed the following guidelines
to reduce potential impacts to desert tortoises, and to promote the continued existence of
tortoises throughout the state.
Desert tortoises of the Sonoran population are those occurring south and east of the Colorado
River. Tortoises encountered on short -term projects (less than one week) and not in a burrow,
should be moved out of harm's way to adjacent appropriate habitat. If an occupied burrow is
determined to be in jeopardy of destruction, the tortoise should be relocated to the nearest
appropriate alternate burrow or other appropriate shelter, as determined by a qualified biologist.
Tortoises should be moved less than 48 hours in advance of the habitat disturbance so they do
not return to the area in the interim. Tortoises should be moved quickly, kept in an upright
position at all times and placed in the shade. Separate disposable gloves should be worn for
each tortoise handled to avoid potential transfer of disease between tortoises. Tortoises must not
be moved if the ambient air temperature exceeds 105 degrees Fahrenheit unless an alternate
burrow is available or the tortoise is in imminent danger.
A tortoise should be moved no further than necessary, not to exceed 1000 feet from its original
location. If a release site, or alternate burrow, is unavailable within 1000 feet and ambient air
temperature exceeds 105 degrees fahrenheit, the Department should be contacted to place the
tortoise into a Department- regulated desert tortoise adoption Tortoises salvaged from
projects which result in substantial permanent habitat loss (e.g. housing and highway projects),
or those requiring removal during long -term (longer than one week) construction projects, will
also be placed in desert tortoise adoption programs. Managers of projects likely to affect desert
tortoises should obtain a scientific collecting permit from the Department to facilitate temporary
possession of tortoises. Likewise, if Large numbers of tortoises ( > 5) are expected to be
displaced by a project, the project manager should contact the Department for guidance and/or
assistance.
Please keep in mind the following points:
• These guidelines do not apply to the Mohave population of desert tortoises (north and
west of the Colorado River). Mohave desert tortoises are specifically protected under
the Endangered Species Act, as administered by the U.S. Fish and Wildlife Service.
• These guidelines are subject to revision at the discretion of the Department. We
recommend that the Department be contacted during the planning stages of any project
that may affect desert tortoises.
• Take, possession, or harassment of a desert tortoise is prohibited by state law. Unless
specifically authorized by the Department, or as noted above, project personnel should
avoid disturbing any tortoise.
RAC:NLO:rc
1
t
H. Hydrology and Water Resources
Description of Project Area
The Canyons area is located within the mountainous region of the Tortolita
Mountains. Within this area, the watercourses are well defined, and storm runoff is contained
within well - defined watercourses. The primary drainage system within the project boundaries is
Ruelas Canyon Wash. Runoff from the adjoining mountain areas collects within steep tributary
channels which drain to Ruelas Canyon Wash. These tributary channels are cut into the
mountainous terrain and have bed and banks which largely consist of exposed bed rock.
Hydrol
The regulatory discharge value for Ruelas Canyon Wash was determined by
previous studies which were approved by the Town of Marana and the Federal Emergency
Management Agency (FEMA). The methodology used to determine the discharge rate is based
upon a modified Pima County method. This method is described and documented in a study
conducted by Simons, Li & Associates dated September 5, 1995. The drainage area and regulatory
discharge rate for Ruelas Canyon Wash as well as the tributaries which contribute to Ruelas
Canyon Wash are summarized in Table 1. The boundary of the watershed areas for Ruelas Canyon
Wash and its tributaries are shown on Exhibit III -H.1.
Regulatory Floodplain Delineations
The methodology used to determine regulatory Foodplain limits was the normal
depth formula. Floodplain boundaries for the well- entrenched washes generally follow well-
defined geologic boundaries.
t
I Appendix-S: 19
7
TABLE 1- SUMMARY OF EXISTING CONDITIONS DISCHARGE RATES I
Concentration Point
Drainage Area (acres)
100 -Year Discharge (cfs)
Ruelas Canyon Wash
2131
3666
1 C
101
674
2C
193
1221
3C
26
192
4C
64
474
5C
129
814
6C
239
1006
7C
790
2000
8C
96
643
9C
285
1302
Appendix -S: 20
I. Archaeology
The northern Tucson Basin has been one of the most intensively studied
archaeological regions in the southwestern United States. A number of research projects have
focused on the area in and around the RedHawk Specific Plan area. The largest of these, and the
one of the greatest relevance for management planning, is the Northern Tucson Basin Survey
(NIBS) carried out by the Arizona State Museum under the direction of Paul Fish, Suzanne Fish,
and John Madsen. A summary of this and other work in the general project area is provided in an
overview document produced by Henry Wallace of the Institute for American Research (Wallace
1987).
The NIBS systematically surveyed the entire property, with the exception of
approximately 470 acres in the northern portion of the RedHawk Specific Plan Amendment - 4
project area. The total surveyed area is almost three times the size of this project area. The survey
recorded a total of 45 archaeological sites ranging in age from about 6,000 to 8,000 years old up
through the 1940's. Recording consisted of completing Arizona State Museum site forms for each
site, which include information on the location and natural setting of the site and a sketch map of all
major cultural features present. A systematic surface collection of artifacts was also made as part of
this survey.
Of the forty-five recorded sites within the stud are 9 sites are within the project
3' Y a, P J
area. (See Appendix Archaeology Sites). Based on artifact features observed on the surface,
three site classes can be defined: (1) prehistoric artifact scatters with surface features; (2) Hohokam
habitation sites;(3) historic site.
The prehistoric sites contain a wide variety of artifacts, including numerous types of
pottery shards, chipped stone tools, and ground stone tools. Surface features present consist mainly
of petroglyphs (AZ:12:239) and bedrock exposures showing evidence of wear from grinding. Little
is known of the historic site (AZ: 12:240). The historic site consists of the foundation stones of two -
walled, L- shaped structure in association with probable early 20th century trash deposits.
Guidelines to be followed in managing the cultural resources within the project area
is outlined in the Development Regulations section of the RedHawk Specific Plan.
Appendix-S: 21
I Existing Features/Public Services
The land to the south is owned by Master Developer. The RedHawk Specific Plan
delineates land uses and proposed infrastructure to provide transportation and services to the area.
RedHawk Specific Plan Amendment - 4 area will continue with those proposed roadways and
services.
Schools and Recreation
The project area is within the Marana School district with no schools existing or
currently planned within a one mile radius of the site.
The schools within the vicinity and currently serving the area are as follows:
• DeGrazia Elementary School
5051 W. Overton Road
• Tortolita Middle School
4101 W. Hardy Road
• Mountain View High School
3901 W. Linda Vista Road
Fire Services
The property would be annexed into the North West Fire District as it is developed.
Currently, the fire station closest to this project is located at Thornydale and Cromwell Roads.
Transportation
The major transportation corridors in this area are impacted both by Pima County
and the Town of Marana. There is generally agreement between the two, although some
differences regarding future corridors do exist. The two primary corridors which are proposed to
serve northeast Marana are Tangerine Road and Thornydale Road. These will both eventually be
limited - access, high volume roadways. Also serving this area are Tortolita Road and, to a lesser
degree, Camino de Oeste.
Appendix -S: 22
The primary difference in the proposed transportation plans is the future of Camino de Maflana.
Pima County anticipates that this road will be a rural street providing access only to the adjacent
properties south of Tangerine Road. On the other hand, Marana's General Plan has proposed that it
be upgraded in significance to form a portion of an outer loop. This project area connects with the
Tortolita Mountain Specific Plan and will continue the proposed roadway concepts of Thornydale
Loop, Redflawk Boulevard and, specifically, Ruelas Canyon Road
Water
The City of Tucson has entered into an agreement with the developer to provide water to this site.
As a result, potable water lines, (24" and 16" lines) have been constructed to the vicinity of the
eastern property edge. These lines have the delivery capability to generously supply the potable
water demand requirements of the project.
Sewer and Reclaimed Water
Sewer service will be provided in accordance with the approved agreement between
the Master Developer and Pima County. off improvements called for in this agreement
(construction of a new sewer line from Tangerine Road along Camino de Oeste to Cortaro Farms
Road) have been completed. The sewer collection system within RedHawk Specific Plan
Amendment - 4 area when designed and constructed will utilize proposed roadways, drainageways,
and other rights -of -way to serve that project and provide flow -thru for this project wherever
possible, as dictated by constraints of natural topography. The Master Developer and Pima County
have an agreement for sewer service within the adjacent RedHawk Specific Plan. It is anticipated
that an agreement incorporating Redflawk Specific Plan Amendment - 4 area into the
County/Master Developer sewer service agreement can be completed.
Private Utilities
Electricity, telecommunications, and cable television services will be extended into
this area at the time service is necessary through agreements with the individual utilities.
Electric service will be provided by Trico Electric, a locally owned cooperative.
Natural gas service may be provided by Southwest Gas, telephone service by U.S. West
Communications, and Cable service by an undetermined vendor.
Appendix-& 23
1
1
SCHEDULE "1"
LEGAL DESCRIPTION
Parcel 1
The Northwest Quarter of the Northwest Quarter of Section 17, and the East Half of the
Northeast Quarter of Section 18; both in Township 11 South. Rance 13 East, Gila and Salt
River Base and Meridian. Pima County, Arizona.
Parcel 2
The Southeast Quarter of Section 18; and the East Half, and the East Half of the Southwest
Quarter, and Lots 3 and 4. Section 19, all in Township 11 South, Range 13 East, Gila and Salt
River Base and Meridian, Pima County, Arizona. .
Parcel 3 _
That portion of Section 14. Township 11 South. Range 12 East. Gila and Salt River Base and
Meridian. Pima County. Arizona, being more particularly described as follows:
Basis of bearinc for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25. Township 11 South. Rance 12 East, and a
found GLO brass capped monument at the closing corner of Sections 30 and 31, Township 11
South, Range 13 East, said bearing being North 00 decrees 00 minutes 00 seconds East;
BEGINNING at the Southwest corner of said Section 14, said point also being the TRUE
POINT OF BEGINNING; THENCE North 00 degrees 05 minutes 20 seconds East, upon the
West line of the Southwest Quarter of said Section 14, a distance of 246427 feet; THENCE
South 60 degrees 00 minutes 00 seconds East, a distance of 369.55 feet; THENCE North 60
degrees 00 minutes 00 seconds East, a distance of 1065.48 feet; THENCE North 00 degrees
00 minutes 00 seconds East, a distance of 1500.00 feet; THENCE North 45 degrees 00
minutes 00 seconds East, a distance of 1100.00 feet; THENCE South 60 degrees 00 minutes
00 seconds East, a distance of 2683.43 feet; THENCE South 45 degrees 00 minutes 00
seconds West, a distance of 1982.42 feet; THENCE South 90 degrees '00 minutes 00 seconds
East, a distance of 1902.26 feet; THENCE South 30 degrees 00 minutes 00 seconds West, a
distance of 2402.25 feet; THENCE South 30 degrees 21 minutes 17 seconds East, a distance
of 298.00 feet to a point on the South line of the Southeast Quarter of said Section 14;
THENCE South 89 decrees 32 minutes 18 seconds West, upon the South line of the Southeast
Quarter of said Section 14, a distance of 1164.39 feet to the South Quarter corner of said
Section 14; THENCE North 89 degrees 59 minutes 29 seconds West, a distance of 2633.94
feet to the TRUE POINT OF BEGINNING and the end of this description.
APPENDIX —S: ATTACHMENT 1 -
10291 :565
Parcel 4
That portion of Section 15, Township 1 I South, Range 12 East, Gila and Salt River Base and
Meridian, Pima County, Arizona, being more particularly described as follows:
Basis of bearing for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25, Township 11 South, Rane 12 East, and a
found GLO brass capped monument at the closing corner of Sections 30 and 1, Township I 1
South, Rance 13 East, said bearing being North 00 degrees 00 minutes 00 seconds East;
BEGINNING at the Southwest corner of said Section 15, said point also being the TRUE
POINT OF BEGINNING; THENCE North 00 degrees 10 minutes 03 seconds East, upon the
West line of the Southwest Quarter of said Section 15, a distance of 263127 feet to the West
Quarter corner of said Section 15; THENCE North 00 degrees 14 minutes 16 seconds West,
upon the West line of the Northwest Quarter of said Section 15, a distance of 79.35 feet to a
point on the West line of the Northwest Quarter of said Section 15; THENCE North 90
degrees 00 minutes 00 seconds East, a distance of 22927 feet; THENCE North 60 degrees 00
minutes 00 seconds East, a distance of 900.00 feet; THENCE North 00 decrees 00 minutes 00
seconds West, a distance of 273.90 feet; THENCE North 45 degrees 00 minutes 00 seconds
West, a distance of 521.85 feet; THENCE North 30 degrees 00 minutes 00 seconds East, a
distance of 1179.16 feet; THENCE South 30 degrees 00 minutes 00 seconds East, a distance
of 400.00 feet; THENCE North 90 degrees 00 minutes 00 seconds East, a distance of 2534.54
feet; THENCE South 30 degrees 00 minutes 00 seconds West, a distance of 1469.06 feet;
THENCE South 45 decrees 00 minutes 00 seconds West, a distance of 1000.00 feet;
THENCE South 30 degrees 00 minutes 00 seconds East, a distance of 600.00 feet; THENCE
North 90 decrees 00 minutes 00 seconds East, a distance of 850.00 feet: THENCE North 45
decrees 00 minutes 00 seconds East, a distance of 900.00 feet; THENCE North 90 decrees 00
minutes 00 seconds East, a distance of 700.00 feet; THENCE South 60 decrees 00 minutes 00
seconds East. a distance of 293.91 feet to a point on the East line of the Southeast Quarter of
said Section 15; THENCE South 00 degrees 05 minutes 20 seconds West, upon the East line
of the Southeast Quarter of said Section 15, a distance of 2464.27 feet to the Southeast comer
of said Section 15; THENCE South 89 decrees 57 minutes 35 seconds West, a distance of
2636.24 feet to the South Quarter corner of said Section 15; THENCE South 89 decrees 56
minutes 33 seconds West, a distance of 2630.40 feet to the TRUE POINT OF BEGINNING
and the end of this description.
Parcel 5
That portion of Section 16, Township 11 South, Rance 12 East, Gila and Salt River Base and
Meridian, Pima County, Arizona, being more particularly described as follows:
Basis of bearing for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25, Township 11 South, Range 12 East, and a
found GLO brass capped monument at the closing comer of Sections 30 and 31, Township 11
South. Range 13 East, said bearing being North 00 de;_rees 00 minutes 00 seconds East:
10291 .566
BEGINNING at the Southwest corner of said Section 16, said point also being the TRUE
POINT OF BEGINNING; THENCE North 00 degrees 00 minutes 49 seconds East, upon the
West Iine of the Southwest Quarter of said Section 16, a distance of 800.79 feet; THENCE
North 45 degrees 00 minutes 00 seconds East, a distance of 1594.41 feet; THENCE North 00
degrees 00 minutes 00 seconds West, a distance of 1015.18 feet; THENCE North 30 degrees
00 minutes 00 seconds East, a distance of 800.00 feet; THENCE South 30 degrees 00 minutes
00 seconds East, a distance of 745.00 feet; THENCE North 60 degrees 00 minutes 00 seconds
East, a distance of 1206.70 feet; THENCE North 90 degrees 00 minutes 00 seconds East, a
distance of 700.00 feet; THENCE South 30 degrees 00 minutes 00 seconds West, a distance of
850.00 feet; THENCE South 60 degrees 00 minutes 00 seconds East, a distance of 250.00
feet; THENCE North 60 degrees 00 minutes 00 seconds East, a distance of 1300.00 feet;
THENCE South 30 degrees 00 minutes 00 seconds East, a distance of 800.00 feet; THENCE
North 90 degrees 00 minutes 00 seconds East, a distance of 325.86 feet to a point on the East
line of the Northeast Quarter of said Section 16; THENCE South 00 degrees 14 minutes 16
seconds East, a distance of 79.35 feet, to the East Quarter corner of said Section 16; THENCE
South 00 degrees 10 minutes 06 seconds West, a distance of 2631.27 feet, to the Southeast
corner of said Section 16; THENCE North 89 degrees 33 minutes 35 seconds West, a distance
of 2653.02 feet to the South Quarter corner of said Section 16; THENCE South 89 degrees 59
minutes 44 seconds West, a distance of 2628.04 feet to the TRUE POINT OF BEGINNING
and the end of this description.
Parcel 6
All of the North Half of Section 21, Township I I South, Ranee 12 East, Gila and Salt River
Base and Meridian, Pima County, Arizona, described as follows:
Basis of bearing for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25, Township 11 South, Range 12 East, and a
found GLO brass capped monument at the closing corner of Sections 30 and 31, Township 11
South, Range 13 East. said bearing being North 00 degrees 00 minutes 00 seconds East;
West Quarter comer of Section 21 being the TRUE POINT OF BEGINNING; THENCE
North 00 degrees 01 minutes 56 seconds East, upon the West line of the Northwest Quarter of
Section 21, a distance of 2634.58 feet, to the Northwest comer of Section 21; THENCE North
89 degrees 59 minutes 44 seconds East upon the North line of the Northwest Quarter of
Section 21, a distance of 2628.04 feet, to the North Quarter corner of Section 21; THENCE
South 89 decrees 33 minutes 35 seconds East, upon the North line of the Northeast Quarter of
Section 21, a distance of 2653.02 feet, to the Northeast comer of Section 21; THENCE South
00 degrees 07 minutes 19 seconds West, upon the East line of the Northeast Quarter of
Section 21, a distance of 2631.95 feet, to the East Quarter corner of Section 21; THENCE
North 89 degrees 48 minutes 34 seconds West, upon the South line of the Northeast Quarter of
Section 21, a distance of 2639.44 feet, to the center of Section 21: THENCE North 89 degrees
48 minutes 34 seconds West, upon the South line of the Northwest Quarter of Section 21. a
distance of 2637.46 feet, to the TRUE POINT OF BEGINNING.
10291 .567
Parcel 7
All of the North Three- Quarters of Section 22, Township 1 I South, Ran_e 12 East Gila and
Salt River Base and Meridian, Pima County, Arizona, being more particularly described as
follows:
Basis of bearins for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25, Township 11 South, Range 12 East, and a
found GLO brass capped monument at the closing corner of Sections 30 and 31, Township 11
South, Range 13 East, said bearing being North 00 degrees 00 minutes 00 seconds East;
South One - Sixteenth Section comer 21 and 22, being the TRUE POINT OF BEGINNING;
THENCE North 00 degrees 05 minutes 36 seconds West upon the West line of the Southwest
Quarter of Section 22, a distance of 1318.42 feet, to the West Quarter corner of Section 22;
THENCE North 00 decrees 07 minutes 19 seconds East, upon the West line of the Northwest
Quarter of Section 22, a distance of 2631.95 feet, to the Northwest Quarter of Section 22;
THENCE North 89 degrees 56 minutes 33 seconds East, upon the North line of the Northwest
Quarter of Section 22, a distance of 2630.40 feet to the North Quarter corner of Section 22;
THENCE North 89 degrees 57 minutes 35 seconds East, upon the North line of the Northeast
Quarter of Section 22, a distance of 2636 24 feet, to the Northeast corner of Section 22;
THENCE South 00 degrees 01 minutes 51 seconds West, upon the East line of the Northeast
Quarter of Section 22, a distance of 2639.21 feet, to the East Quarter corner of Section 22:
THENCE South 00 degrees 01 minutes 51 seconds West, upon the East line of the Southeast
Quarter of Section 22, a distance of 1319.60 feet, to the South One Sixteenth corner of
Sections 22 and 23; THENCE North 89 degrees 57 minutes 26 seconds West, upon the South
line of the North Half of the Southeast Quarter of Section 22, a distance of 2633.48 feet, to the
South Center One - Sixteenth corner of Section 22; THENCE North 89 degrees 57 minutes 25
seconds West, upon the South line of the North Half of the Southwest Quarter of Section 22, a
distance of 2634.49 feet, to the TRUE POINT OF BEGINNING.
Parcel 8
A portion of the North Three- Quarters of Section 23, Township 11 South, Range 12 East, Gila
and Salt River Base and Meridian, Pima County, Arizona, being more particularly described
as follows:
Basis of bearing for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25, Township 11 South, Range 12 East, and a
found GLO brass capped monument at the closing corner of Sections 30 and 31, Township 11
South, Range 13 East, said bearing being North 00 degrees 00 minutes 00 seconds East;
South One - Sixteenth corner Sections 22 and 23 being the TRUE POINT OF BEGINNING:
THENCE North 00 degrees 01 minutes 51 seconds East, upon the West line of the Southwest
Quarter of Section 23, a distance of 1319.60 feet, to the West Quarter corner of Section 23:
10291 _566
1
r
THENCE North 00 degrees 01 minutes 51 seconds East, upon the West line of the Northwest
Quarter of Section 23, a distance of 2639.21 feet, to the Northwest corner of Section 23;
THENCE South 89 degrees 59 minutes 29 seconds East, upon the North line of the Northwest
Quarter of Section 23, a distance of 2633.94 feet, to the North Quarter corner of Section 23;
THENCE North 89 degrees 32 minutes 18 seconds East, upon the North line of the Northeast
Quarter of Section 23, a distance of 1164.39 feet, to a point; THENCE South 30 degrees 00
minutes 00 seconds East, a distance of 1900.00 feet, to a point; THENCE South 60 degrees 00
minutes 00 seconds East, a distance of 614.87 feet, to a point upon the East Iine of the
Northeast Quarter of Section 23; THENCE South 00 degrees 06 minutes 46 seconds East,
upon the East line of the Northeast Quarter of Section 23, a distance of 672.05 feet, to the East
Quarter corner of Section 23; THENCE South 00 degrees 01 minutes 15 seconds West, upon
the East line of the Southeast Quarter of Section 23, a distance of 1320.25 feet, to the South
One Sixteenth corner of Sections 23 and 24; THENCE South 89 degrees 38 minutes 31
seconds West, upon the South line of the North Half of the Southeast Quarter of Section 23, a
distance of 2649.76 feet, to the South Center One Sixteenth corner of Section 23; THENCE .
South 89 degrees 52 minutes 05 seconds West, upon the South line of the North Half of the
Southwest Quarter of Section 23, a distance of 2634.06 feet, to the TRUE POINT OF
BEGINNING.
Parcel 9
A portion of the West Half of Section 24, Township 11 South, Rance I2 East, Gila and Salt
River Base and Meridian, Pima County, Arizona, being more particularly described as
follows:
Basis of bearing for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25, Township 11 South, Range 12 East, and a
found GLO brass capped monument at the closing comer of Sections 30 and 31, Township 11
South, Range 13 East, said bearing being North 00 degrees 00 minutes 00 seconds East;
COMMENCING at the Southwest corner of said Section 24; THENCE North 00 decrees 01
minutes 15 seconds East, along the West line of the Southwest Quarter of Section 24, a
distance of 1725.73 feet, to the TRUE POINT OF BEGINNING; THENCE continue North 00
degrees 01 minutes 15 seconds East along said West line a distance of 914.77 feet to the West
Quarter corner of said Section 24; THENCE North 00 degrees 06 minutes 46 seconds West,
along the West line of the Northwest Quarter of Section 24, a distance of 666.04 feet;
THENCE North 30 degrees 00 minutes 00 seconds East, a distance of 721.58 feet, to a point;
THENCE North 00 degrees 06 minutes 46 seconds West, a distance of 1344.45 feet to a point
on the North line of the Northwest Quarter Section 24, from which the North Quarter corner
bears South 89 degrees 46 minutes 12 seconds East, a distance of 2280.83 feet; THENCE
South 60 degrees 00 minutes 00 seconds East, a distance of I734.26 feet to a point; THENCE
South 00 degrees 00 minutes 00 seconds East, a distance of 877.86 feet; THENCE South 60
degrees 00 minutes 00 seconds East, a distance of 900.00 feet, to a point on the midsection
line from which the North one quarter corner of Section 24 bears North 00 decrees 00 minutes
49 seconds Nest, a disLince of 2185.84 feet; THENCE South 00 deg reel 00 minutes 49
10291 .569
seconds East, along the mid section line, a distance of 1159.66 feet to the beginning of a curve
g � e
concave to the southwest, having a radius of 2275.00 feet and a radial bearing of South 40
degrees 13 minutes 16 seconds West; THENCE Northwesterly along said curve, through a
central angle of 9 degrees 13 minutes 16 seconds an arc length of 366.14 feet; THENCE North
59 degrees 00 minutes 00 seconds West, a distance of 442.41 feet; THENCE South 63 degrees
58 minutes 03 seconds West, a distance of 1083.06 feet; THENCE South 80 degrees 45
minutes 16 seconds West, a distance of 1002.05 feet to the TRUE POINT OF BEGINNING.
Parcel 10
That portion of Section 25, Township 11 South, Range 12 East, Gila and Salt River Base and
Meridian, Pima County, Arizona, more particularly described as follows:
Basis of bearing for this description being a tangent line between a found GLO brass capped
monument at the Northeast corner of Section 25, Township 11 South, Range 12 East, and a
found GLO brass capped monument at the closing comer of Sections 30 and 31, Township 11
South, Range 13 East, said bearing being North 00 degrees 00 minutes 00 seconds East;
COMMENCING at the Southwest comer of Section 25; THENCE South 89 degrees 43
minutes 06 seconds East, along the South line of the Southwest Quarter of Section 25, a
distance of 2629.73 feet, to the South Quarter corner of Section 25; THENCE South 89
degrees 43 minutes 06 seconds East, along the South line of the Southeast Quarter of Section
25, a distance of 322.84 feet; THENCE North 00 degrees 16 minutes 54 seconds East, a
distance of 75.00 feet to the North right of way of Moore Road per establishment proceedings
No. 1037, and the TRUE POINT OF BEGINNING; THENCE North 11 degrees 28 minutes
33 seconds East, a distance of 202.95 feet; THENCE North 26 decrees 15 minutes 09 seconds
East, a distance of 393.47 feet to the beginning of a non - tangent curve concave to the
Northeast having a radius of 1755.00 feet and a radial bearing of North 50 decrees 19 minutes
15 seconds East; THENCE Northwesterly along said curve. through a central angle . of 4
degrees 37 minutes 17 seconds an arc distance of 141.56 feet; THENCE North 35 degrees 03
minutes 28 seconds West, a distance of 637.35 feet to the beginning of a non - tangent curve
concave to the Northwest having a radius of 3275.00 feet and a radial bearing of North 35
decrees 03 minutes 28 seconds West; THENCE Northerly alon said curve, through a central
angle of 78 degrees 47 minutes 38 seconds an arc distance of 4503.82 feet to the North line of
Section 25; THENCE South 89 degrees 27 minutes 00 seconds East along said North Iine, a
distance of 1433.43 feet to the Northeast comer of Section 25; THENCE South 00 degrees 02
minutes 15 seconds West along the East line of the Northeast Quarter of. 25, a distance
of 2631.83 feet to the East Quarter comer of Section 25; THENCE South 00 degrees 02
minutes 15 seconds West along the East line of the Southeast Quarter of Section 25, a distance
of 2556.83 feet to the said North right of way of Moore Road; THENCE North 89 degrees 43
minutes 06 seconds West along said North right of way, a distance of 2306.56 feet to the
TRUE POINT OF BEGINNING.
EXCEPT that Reservoir Site described in Docket 9197 at page 8 as follows:
10291 .570
COMMENCING at the Southeast comer of the said Section 25; THENCE North 90 degrees
00 minutes 00 seconds West, along the South line of the said Section 25, a distance of 1685.00
feet; THENCE North 00 degrees 00 minutes 00 seconds East, 75.00 feet; THENCE North 39
degrees 45 minutes 00 seconds East, 430.00 feet to the POINT OF BEGINNING; THENCE
North ' 65 degrees 15 minutes 00 seconds East, 340.00 feet; THENCE North 46 degrees 15
minutes 00 seconds East, 230.00 feet; THENCE North 00 degrees 00 minutes 00 seconds
East, 430.00 feet; THENCE South 59 decrees 30 minutes 00 seconds West, 420.00 feet;
THENCE South 27 degrees 30 minutes 00 seconds West, 255.00 feet; THENCE South 03
degrees 50 minutes 49 seconds West, 273.47 feet; THENCE South 50 degrees 15 minutes 00
seconds East, 30.00 feet to the POINT OF BEGINNING.
AND SUBJECT TO that Access and Utility Easement recorded in Docket 9197 at page 13 as
follows:
COMMENCING at the Southeast corner of the said Section 25; THENCE North 90 degrees
00 minutes 00 seconds West, along the South line of the said Section 25, a distance of 1685.00
feet; THENCE North 00 degrees 00 minutes 00 seconds East, 75.00 feet to the POINT OF
BEGINNING on a line 75.00 feet North of and parallel with the South line of the said Section
25; THENCE North 39 degrees 45 minutes 00 seconds East, 430.00 feet. THENCE North 50
degrees 15 minutes 00 seconds West, 30.00 feet; THENCE South 39 degrees 45 minutes 00
seconds West, 454.95 feet to a Iine 75.00 feet North of and parallel with the South Iien of the
said Section 25; THENCE South 90 degrees 00 minutes 00 seconds East._ along the said
parallel line a distance of 39.02 feet to the POINT OF BEGINNING.
Also, EXCEPT the following described parcel:
COMMENCING at the Southwest corner of said Section 25; THENCE South 89 degrees 43
minutes 06 seconds East, along the South line of said Section 25, a distance of 4509.45 feet;
THENCE North 00 de 16 minutes 54 seconds East. a distance of 75.00 feet to a point on
the North line of the existing Moore Road right of wad• as recorded in Book 8 gt Page 61 of
Road Maps, said point also being the beginning of a curve from which the radius bears North
00 degrees 16 minutes 54 seconds East, and the TRUE POINT OF BEGINNING; THENCE
Northwesterly along a curve to the right, which has a radius of 1680.00 feet and a central
angle of 54 degrees 39 minutes 38 seconds an arc length of 1602.73 feet to a point of
tangency; THENCE North 35 degrees 03 minutes 28 seconds West, a distance of 613.87 feet
to a point of curvature; THENCE Northeasterly along a curve to the right, which has a radius
of 25.00 feet and a central angle of 88 degrees 15 minutes 49 seconds an arc length of 38.51
feet to a point of cusp with a curve from which the raduis bears North 36 degrees 47 minutes
39 seconds West; THENCE Southeasterly along a curve to the right, which has a radius of _
3275.00 feet and a central angle of 01 degrees 44 minutes 10 seconds an arc length of 99.25
feet; THENCE South 35 degrees 03 minutes 28 seconds East, a distance of 637.35 feet to a
point of curvature; THENCE Southeasterly alone a curve to the left, which has a radius of
1755.00 feet and a central angle of 04 degrees 37 minutes 17 seconds an arc len« th of 141.56
feet; THENCE South 26 degrees 15 minutes 09 seconds West, a distance of S feet to a
point of curvature from which the radius bears North 49 degrees 16 minutes 35 seconds East;
10291 .571
THENCE Southeasterly along a curve to the left which has a radius 1830.00 feet and a central
angle of 25 degrees 38 minutes 05 seconds an arc distance of 818.77 feet to a point lying
75.00 feet North oft he South line of said Section 25 on the said existing North right of way of
Moore Road; THENCE South 89 degrees 43 minutes 06 seconds East, parallel to and 75.00
feet North of the South line of said Section 25, along the said existing North right of way of
Moore Road, a distance of 725.60 feet to the TRUE POINT OF BEGINNING.
Parcel II - I
A portion of the East Half of Section 35, Township 11 South, Range 12 East, Gila and Salt
River Base and Meridian, Pima County, Arizona, being more particularly described as
follows:
Basis of bearine for this description being a tangent line between a found GLO brass capped
monument at the Northeast comer of Section 25, Township 1 I South, Range 12 East, and a
found GLO brass capped monument at the closing corner of Sections 30 and,31, Township 11
South, Rance 13 East. said bearing being North 00 degrees 00 minutes 00 seconds East;
Southeast corner Section 35 being the TRUE POINT OF BEGINNING; THENCE North 89
degrees 58 minutes 51 seconds West, upon the South line of the Southeast Quarter of Section
35, a distance of 1134-22 feet to a point; THENCE North 00 degrees 07 minutes 05 seconds
East, a distance of 2636.06 feet to a point; THENCE South 89 degrees 10 minutes 36 seconds
West, a distance of 350.64 feet to a point; THENCE North 00 degrees 07 minutes 06 seconds
East, a distance of 2652.75 feet, to a point upon the North line of the Northeast Quarter of
Section 35; THENCE North 89 degrees 10 minutes 36 seconds East, upon the North line of
the Northeast Quarter of Section 35, a distance of 1485.00 feet. to the Northeast corner of
Section 25; THENCE South 00 degrees 07 minutes 05 seconds West, upon the East line of the
Northeast Quarter of Section 35, a distance of 2652.75 feet, to the East Quarter corner of
Section 35; THENCE South 00 degrees 07 minutes 05 seconds West, upon the East line of the
Southeast Quarter of Section 35, a distance of 2652.74 feet, to the TRUE POINT OF
BEGINNING:
EXCEPT the North 75.00 feet as shown by establishment Proceedings No. 1037, recorded in
the office of the Pima County Recorder, Pima County, Arizona, in Book 8. page 61 of Road
Maps;
EXCEPT the East 75.00 feet as shown by establishment Proceedings No. 1038, recorded in
the office of the Pima County Recorder, Pima County, Arizona, in Book 8, page 62 of Road
Maps;
EXCEPT the South 50.00 feet as shown by establishment Proceedings No. 921, recorded in
the office of the Pima County Recorder, Pima County, Arizona, - Book 7. page 8 of Road
Maps.
Also, EXCEPT the following_ described parcel:
1
10291 .572
COMMENCING at the -
Southwest corner of said Section 2� (being a steel plate capped pipe
stamped 26 25), from which the West Quarter corner of said Section 25 (being a 1/2" rebar
tagged LS4080) bears North 00 degrees 01 minutes 40 seconds West at a distance of 2627.16
feet and the Southeast corner of said Section 25 (being an aluminum capped pipe stamped LS
16597) bears South 89 degrees 43 minutes 06 seconds East at a distance of 5259.45 feet and
the Southeast corner of said Section 35 (being a PK nail with crossouts, since obliterated)
bears South 00 degrees 07 minutes 05 seconds West at a distance of 5305.49 feet; THENCE
South 00 decrees 07 minutes 05 seconds West, along the East line of said Section 35, a
distance of 237.84 feet to a point; THENCE North 89 degrees 52 minutes 55 seconds West, a
distance of 75.00 feet to a point on the West line of the existing Tortolita Road right of way as
recorded in Proceedin No. 1038 of 1958, also beinc a point on a curve from which the
radius bears South 24 degrees 30 minutes 41 seconds West, said point being the TRUE
POINT OF BEGINNING; THENCE Northwesterly along a curve to the left, which has a
radius of 1680.00 feet and a central angle of 25 degrees 20 minutes 05 seconds an. arc length
of 742.85 feet to a point on the South Line of said existing Moore Road right of way;
THENCE North 89 degrees 10 minutes 36 seconds East. parallel with and 75.00 feet South of
the North line of said Section 35, along the South line of said existing Moore Road right of
way, a distance of 721.54 feet to a point on the West line of said Tortolita Road right of gray.
THENCE South 00 decrees 07 minutes 05 seconds West, parallel with and 75.00 feet West of the East line of said Section 35, along the West line of said existing Tortolita Road right of
way, a distance of 161.60 feet to the TRUE POINT OF BEGINNING.
EXCEPT any portion thereof with the "Tortolita Mountain Properties Lift Station" described
as follows:
P ,
Commencing at the Southeast corner of said Section 35; Thence North 89 degrees 58 minutes
51 seconds West, along the South line of said Section 35, a distance of 958.58 feet; Thence
North 00 decrees 01 minutes 09 seconds East, a distance of 50.00 feet to a 5/8 inch diameter
iron reinforcinc rod on the northerly right -of -way line of Tangerine Road. as recorded in Book
7 of Road Maps at page 83. said point also being the Point of Beginning: Thence North 00
degrees 00 minutes 38 seconds West, a distance of 194.99 feet to a inch diameter
reinforcing rod; Thence North 89 degrees 58 minutes 18 seconds East, a distance of 70.09 feet
to a 5/8 inch diameter reinforcing rod; Thence South 00 decrees 00 minutes 40 seconds West,
a distance of 195.04 feet to a 5/8 inch diameter iron reinforcing rod on the northerly right -of-
way line of said Taneerine Road; Thence North 89 degrees 58 minutes 51 seconds West,
along said northerly right -of -way line, a distance of 70.02 feet to the Point of Beginning.
Parcel 12
The East Half of the Southeast Quarter of Section 13, Township 11 South. Range 12 East,
Gila and Salt River Base and Meridian, Pima County, Arizona.
Parcel 13
10291 .573
Lots 1. 2. 3 and 4 and the Northeast
E
uarter of Section
ast, Gila and Salt River Base and Meridian, Pi a Count Arizon
wnship 11 South, Range 12
y na.
EXCEPT the following described parcel;
BEGINNING at the South Quarter corner of Section 24; THENCE South 89 de e
minutes 00 seconds East along the South Iine of Section 24, a distance of 1191.21 feet to the
27
begnining of a non tangent curve concave to the Southwest having a radius of 3275.00
and a radial bearing of South 66 degrees 08 minutes 54 seconds W . feet
Northwesterly along said curve, through a central angle of 03 degrees 11 minutes 04Ts cNCE
an arc distance of 213.46 feet; THENCE North 27 degrees 35 minutes 10 seconds We di nda
distance of 119.34 feet to the beginning of a curve concave to the Southwest havin g a radius
of 2275.00 feet; THENCE Northwesterly along .said curve, through a central angle of east
2 ?
degrees I 1 minutes 34 seconds an arc distance of 881.19 feet to the West line of the South
Quarter of Section 24; THENCE South 00 degrees 00 minutes 49 seconds East along
West line, a distance of 1920.34 feet to the TRUE POINT OF BEGINNING. said
Parcel 14
Lots 3 and 4, the East Half of the Southwest Quarter and the Southeast Quarter of Section
3 East, Gila and Salt River Base and Meridian, Pima 7,
Township 1 I South, Range I
Arizona. County,
Parcel 15
The South Half of the Southwest Quarter and the Northeast Quarter of the Southwest
Of Section 8, Township 11 South, Rance 13 East. Gila d Salt Pima County, Arizona, and River Base and M ndian.
Parcel 16
The North Half of the Northeast
South, Range I3
Parcel I 7 East, Gila and Q t River Base and Merider of Section 17, Township 11
Meridian, Pima County, Arizona.
Lots 1, 2, 3 and 4, and the East Half of the Northwest Quarter, the East Half of
Quarter, and the West Half of the Northeast the Southwest
13 East, Gila and Salt River Base and Meridian, Countyng8izona ship I 1 South, Range
Parcel 18
Lots 1 and 2 and the East Half of the Northwest Quarter of Section 19. To«
Range 13 East, Gila and Salt River Base and Meridian. Pima Count reship 1 I South,
y, Arizona.
10291 .S74
1
1
Mr. Chundur
September 6, 1996
3
proximity to the subject parcel; vegetation and habitat resources
at this survey site are similar to those found on the subject
parcel. Given the similarity of on -site resources and close
proximity of these two areas, most of the 71 bird species observed
on the ABBA site are expected to inhabit the subject parcel. Many
of these species are known to be sensitive to the pressures of
increased human presence; consequently, the diversity of avifauna
in the area is expected to decrease with increased urban
development.
Other important wildlife species in the area are indicative of non -
urban, remote desert habitats. Species expected to occur in the
area include mule deer ( Odocoileus hpmionue javelina ( Tavassu
taj acu ), mountain lion (F§li concolor bobcat ( Felis rufus_
coyote ( Cans lat an ), grey fox ( Urocvon cinereoargenteus
ringtail ( Bassariscus astutue porcupine ( grethi2on dors_z�
collared lizard ( Crotaphvtus collaris Clark spiny lizard
( Sceloporus Clarkii banded gecko (Co leanvx varie,aq tus Mojave
rattlesnake ( Crotalus scutulatus Sonoran whipsnake (Maet ico phis
bilineatus in addition to a variety of bat and small mammal
species. The habitat utilization patterns of many of these species
are susceptible to impacts such as fragmentation of riparian
habitats, changes in vegetation structural complexity and species
composition, alteration of topographic features, and increased
human presence that are often associated with urban land uses.
1
sensitive & critical habitats
Based on the review of aerial photographs, Pima County's 1986 Map
of Critical and Sensitive wildlife Habitats, and Pima County
Habitat Inventory (Shaw et al., 1996) Ruelas Canyon Wash is Class
I riparian wildlife habitat. As part of the Pima County Habitat
Inventory, vegetation communities in Pima County were identified
according to the classification system developed by Brown, Lowe,
and Pase (1979)'. Upland vegetation is described as Tri -angle Leaf
Bursage - Foothills Palo Verde - Mixed Scrub Association of the
Palo Verde - Mixed Cacti Series; Sonoran Desert Scrub (Arizona
Uplands).
Shaw W.W., L.R. Harris, M. Livingston, J.P. Charpentier, and C. Wissler.
1996. Pima County Habitat Inventory - Phase II. Arizona Game & Fish Dept.
Contract No. G50028 -001, Phoenix, AZ. 94pp.
B rown, D., C.A. Lowe, and C.P. Pase. 1979. A Digitized Classification
system for the Biotic Communities of North America With Community (Series) and
Association Examples for the Southwest. J. Arizona- Nevada Academy of Science
14(Suppl.1)1 -16.
G
0
Mr. Chundur
'
September 6, 1996
4
Department considers the Tortolita Mountain Park an important area
,
The ironwood tree is a sig feature of the vegetation found
on the subject parcel; it is considered to be an essential
component in maintaining the structure and function of Sonoran
desert - habitats. in general, this `keystone' status is based on
the ironwood's ability to positively affect the well -being of a
wide array of plant and animal species. The following points
illustrate the breadth of the ironwoods role in the Sonoran desert
ecosystem. Mature ironwoods are known to'act as "nursery plants"
for many Sonoran desert plants, particularly large cacti like the
saguaro. In their nurse capacity, ironwoods provide shade, protect
young plants from predation, and enhance soil moisture and nutrient
content. Recent studies in the Tucson vicinity and other Sonoran
desert environments strongly associate significant levels of
t
wildlife species diversity with the presence of ironwood
communities. Perhaps because of its association with complex plant
associations and availability of food, cover, and reproductive
habitats, the ironwood is often considered to be a factor in
maintaining the population ranges of woodpeckers and pygmy owls.
Other Concerno
The Department is perpetually concerned with• issues relating to
preservation of public access to public land reserves. The
Department considers the Tortolita Mountain Park an important area
for outdoor enthusiasts to participate in wildlife - related
recreation activities. The Department concurs with Pima County
assessments (Eastern Pima County Trail System Master Plan,
Conceptual Land Use Element of the Pima County Comprehensive Plan)
that the importance of securing public access to this park will
escalate as urban development continues to encroach upon the
boundary of the Tortolita Mountain Park.
Traditional and historical access routes into the Park cross the
subject parcel. The Department is extremely interested in
preserving public access to the Park and strongly recommends that
these routes or other suitable alternative routes be incorporated
into Specific Plan commitments.
conclusion
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Several recent studies provide some important insights into the
effects of urban developments on native habitat and wildlife
s Shaw et al., 1996. 1
Germaine, S.S. 1995. Relationships of birds, lizards, and nocturnal
rodeats to their habitat in the greater Tucson area, Arizona. Arizona Game &
Fish Dept. Tech. Rpt. 20. Phoenix, AZ. 47pp.
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Mr. Chundur
September 6, 1996
5
resources. Collectively, these studies show that urban
environments support a vegetation community whose nature and
composition is significantly different than that of non -urban
areas. Not surprisingly, they also show that the wildlife
community in urban environments is heavily influenced by the
presence of non - native vegetation species. As these studies
to be manifest on
suggest, the following patterns can be expected
the subject parcel and surrounding areas given the intention to
develop a residential community.
• Vegetation patterns associated with urbanized environments
provide drastically less native vegetation cover and minimal
escape cover for wildlife resources than native desert areas.
■ Residential land uses adversely affect the presence of
those species that are both insectivorous and dependent upon
dense ground cover for foraging, reproduction, or escape.
• Non - native wildlife species displace and dominate the
wildlife community as the level of urbanization increases.
■ Residential densities of cl house per acre, open space
natural areas, and riparian areas (patches and corridors) are
urban - related land uses that retain more vegetative
characteristics favorable for native wildlife resources than
any other urban land use category.
Given that the 1340 acres represent a significant amount of high
quality wildlife habitat which presently supports a rich diversity
of important wildlife species and that residential development can
significantly alter biodiversity, the Department is extremely
interested in participating in future planning phases (e.g., plat
planning). During these future phases where specific development
plans are known, the Department will be better able to provide
information/ techniques that can lead to the long -term retention of
on -site habitat values. At the present rudimentary stage of
planning, however, the Department is only capable of identifying
'
generic issues (as discussed above) and recommendations that
warrant consideration .during site planning. Recommendations
include:
Adhere to the attached tortoise - handling guidelines.
Contact the AGFD Tucson Regional Office immediately for
direction regarding the disposition of an active bat roost
site(s) if one is found on the property.
1
Mr. chundur
September 6, 1996
6
During pre - construction and construction activities, contact ,
the AGFD Tucson Regional Office immediately for direction
regarding the disposition of an active raptor nest(s) if one ,
is_ found on the property.
Maximize the - amount of interconnected open space within the
development.
Utilize native plant species for all on -site vegetation and
revegetation.
Employ revegetation schemes that re- establish and maintain
vertical diversity (ground cover, shrub layer, and canopy
cover) with native plant species.
Retain in place or salvage mature woody vegetation including
ironwoods and saguaros (mature adults as well as immatures).
Maintain the natural vegetative and hydrologic integrity of
Class I riparian areas on the property.
Consider recreational access to the Tort-olita Mountain Park
as part of the planning process for this property.
Please give me a call at 520/628 -5982 Ext. 137 if you have
questions or if the Department can provide additional information.
Sin ely,
- T 'I L
Sherry A other
Habitat p cialist
SAR:sr
CC: Ron Christofferson, Project Evaluation Coordinator, Habitat ,
Branch, PHX
John McGehee, District Wildlife Manager
Scott Richardson, Urban Wildlife Specialist, Region V
Attachment
C: \SA \TORTO XT.TPC
11
GUIDELINES FOR HANDLING SONORAN DESERT TORTOISES
ENCOUNTERED ON DEVELOPMENT PROJECTS
Arizona Game and Fish Department
Revised August 7, 1996
. RAC:NLO:rc
The Arizona Game and Fish Department (Department) has developed the following guidelines
'
to reduce potential impacts to desert tortoises, and to promote the continued existence of
tortoises throughout the state.
Desert tortoises of the Sonoran population are those occurring south and east of the Colorado
River. Tortoises encountered on short -term projects (less than one week) and not in a burrow,
should be moved out of harm's way to adjacent appropriate habitat. If an occupied burrow is
determined to be in jeopardy of destruction, the tortoise should be relocated to the nearest
appropriate alternate burrow or other appropriate shelter, as determined by a qualified biologist.
Tortoises should be moved less than 48 hours in advance of the habitat disturbance so they do
not return to the area in the interim- Tortoises should be moved quickly, kept in an upright
position at all times and placed in the shade. Separate disposable gloves should be worn for
each tortoise handled to avoid potential transfer of disease between tortoises. Tortoises must not
'
be moved if the ambient air temperature exceeds 105 degrees Fahrenheit unless an alternate
burrow is available or the tortoise is in imminent danger.
A tortoise should be moved no further than necessary, not to exceed 1000 feet from its original
location. If a release site, or alternate burrow, is unavailable within 1000 feet and ambient air
temperature exceeds 105 degrees fahrenheit, the Deparvnent should be contacted to place the
tortoise into a Department- regulated desert tortoise adoption:program. Tortoises salvaged from
projects which result in substantial permanent habitat loss (e.g. housing and highway projects),
or those requiring removal during long -term (longer than one week) consauction projects, will
also be placed in desert tortoise adoption programs. Managers of projects likely to affect desert
tortoises should obtain a scientific collecting permit from the Depanmenr to facilitate temporary
possession of tortoises. Likewise, if large numbers of tortoises (> 5) are expected to be
displaced by a project, the project manager should contact the Department for guidance and/or
assistance.
following
Please keep in mind the points:
These guidelines do not apply to the Mohave population of desert tortoises (north and
west of the Colorado River). Mohave desert tortoises are specifically protected under
the Endangered Species Act, as administered by the U.S. Fish and Wildlife Service.
• These guidelines are subject to revision at the discretion of the Department. We
recommend that the Department be contacted during the planting stages of any project
that may affect desert tortoises.
• Take, possession, or harassment of a desert tortoise is prohibited by state law. Unless
specifically authorized by the Department, or as noted above, project personnel should
avoid disturbing any tortoise.
. RAC:NLO:rc
APPENDIX - T
AMENDMENT - 4
TO REDHAWK SPECIFIC PLAN
ADDITION OF BAJADA PROPERTY
Development Capability Report.
C � T CE4 N N SING
v
450 W. PASEO REDONDO, SUITE 202
TUCSON. AZ 85701 (520) 623-6146
Table of Contents
III. DEVELOPMENT CAPABILITY REPORT
A . INTRODUCTION ...................................................................................................................... ..............................1
B. EXISTING LAND USE .............................................................................................................. ..............................5
C. TOPOGRAPHY AND SLOPE ANALYSIS ............................................................................... ..............................9
D. GEOLOGY ................................................................................................................................ .............................I0
E. SOILS.......... . .13
.................._................... .
........................................................ ............................
F. VEGETATIONN . ........................ 17
G . WILDLIFE ................................................................................................................................. .............................19
' H. HYDROLOGY AND WATER RESOURCES
LARCHAEOLOGY. ........................................•---.............................. .............................25
J. EXISTING FEATURES/PUBLIC SERVICES .......................................................................... .............................27
I
Table of Exhibits
' Eximrr III.A.1: REGIONAL MAP ..................................................................................................... ..............................3
EX MBIT III.A2: MARANA GENERAL PLAN ...................................................................................... ..............................4
ExIliBrr III.B.1: EXISTING LAND USE ............................................................................................... ..............................8
ExHmrrIII.C.1: ToPoGRAPHY MAP ............................................................................................. ............................... I 1
EmmaHI.C.2: SLOPE MAP ........................................................................................................... .............................12
ExmBrrIII.E.1: SOILS MAP ............................................................................................................ .............................15
EX MBTT III.F.1: VEGETAnON MAP. ... *,,***,,** 16
ExmrrIII.G.1: WILDLIFE ............................................................................................................. .............................20
EmBiT III.H.1: EXISTING SURFACE HYDROLoGY ......................................................................... .............................24
'u
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it
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i
M. DEVELOPMENT CAPABILITY REPORT
A. - INTRODUCTION
The RedHawk Specific Plan Amendment - 4 area to be added to the RedHawk
Specific Plan is the Bajada Property. The Bajada Property is approximately 2347
acres and is located in Marana, Arizona in the Tortolita Mountain region. The
property lies within Sections 14, 15, 16; 21, 22 and 23 of Township 11 South,
Range 12 East. (See Exhibit M.A.1: Regional Context Map).
The primary purpose of the Development Capability section is to present the various
physical components existing on the property. The synthesis and analysis of the
existing characteristics can then provide a means whereby development occurs in a
sensitive and responsive manner to the physical parameters of the site.
The absence of development within the area also provides an opportunity to guide
future land uses in a manner that will enhance the images of the Town of Marana.
Land uses have been proposed based on the development capability analysis and
will provide needed guidance for appropriate services and development within the
RedHawk Specific Plan area In addition, development of a design theme for the
area will create a visual sequence of approach complementing the character of the
surrounding environment and enhancing the significance of the Tortolita Mountains.
Combined, the land use and design theme will reflect the goals and character of the
Town of Marana_ It also illustrates those elements that may negatively affect or
positively enhance development. (Exhibit.III.A.2)
Appendix -T: 1
The following physical components were compiled to assess the suitability of the
property for development:
• Existing Land Use
• Topography and Slope Analysis
• Hydrology
• - Circulation/Traffic
• Vegetation and Wildlife
• Geology and Soils
• Archaeology
The Project area is located in the Tortolita Mountain region. It is characterized by
diverse land forms. The major features are rock outcrops, topographic changes, and
defined drainageways. The site has remained undeveloped.
The southern portion of the Specific Plan is within the Tortolita foothills area,
characterized by typical, Sonoran desert bajada vegetation.
The Northern Tucson Basin Survey was conducted by the Arizona State Museum.
Twenty -one archaeological sites have been studied and recorded within the entire
RedHawk Specific Plan area Their significance ranges from no significance to
probable significance.
There are spectacular views onto and off the site. The Tortolita Mountains are a
dramatic backdrop for the development setting. From the higher ridges on the site,
there are uninterrupted views of the Tucson Basin to the south.
Appendix -T: 2
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' B. EXISTING LAND USE
The Project area, located in the southern Tortolita Mountain region, has remained
undeveloped. (Exhibit III.A.1).
Prior to annexation into the Town of Marana on August 2, 1988, the property was
zoned RH (Rural Homestead, 0.24 residences per acre) in Pima County.
Since annexing into Marana, plans for the Bajada have been to establish zoning
through specific planning. Currently the property has no zoning. The Plan area
would most likely be within Marana's Zone A, B and E, if the zoning is translated
from Pima County to Marana.
The Project area has a variety of uses as designated by the Town of Marana General
' Plan adopted in July of 1987, (see Exhibit M A.2). Planning for the Project area
respects and conforms to the general land use parameters of the Marana General
Plan.
Designated by the General Plan are the following uses:
Zone A:
Village Cores
• Neighborhood Commercial/Retail
• Public Services
• Office/Professional
'
Zone B:
Preferred Development Envelopes
• Intense Residential Development
• Key to Village Core Concept
• Moderate to High Density
L
t
Appendix 5
Zone Q
Development Envelopes
• Primarily Residential
• Moderate to Low Densities
• Clustering
• Supporting Uses Schools/Parks
Zone D:
Development Sensitive Areas
• Rural in Character (Native)
• Very Low Densities (Clustering)
• Open Space Corridor
• Passive/Active Recreation
• Transfer Densities for Preservation
Zone E:
Transportation Corridor/Mixed Use
• Highly Urbanized Corridor
• Industrial/Business Parks/Distribution
• Optional Residential Opportunities
• Hotels
• Regional Shopping Center
• Optional Commercial Opportunities
Appendix -T: 6
Zone I:
Open Space Corridor
• Santa Cruz River
• Drainageways/Washes
• Land Use Buffers
• Natural Open Space
• Retention/Detention Basins
• Tucson Mountains/Tortolita Mountains
• Trail Systems
• Passive/Active Recreational Opportunities
• Transfer Majority of Residential Densities Out
• Parks
• C.A.P.
• Residential Opportunities Based on Site by Site Evaluation
H.D.Z. and Hydrology Study
Zone I
Special Opportunities
• Unique Opportunities
• Specialty Development
• State of the Art
• Destination Resorts
• Specific Plan Designated Arras
Appendix -T: 7
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C. TOPOGRAPHY AND SLOPE ANALYSIS
The topography of the Specific Plan site is characteristic of the Tortolita foothills
containing a variety of land forms, see Exhibit M.C.1. There are the more hilly rock
outcrops in the northern portion of the site. The land form varies to the gently
sloping bajada area at the lower foothills of the Tortolita Mountains.
The majority of slopes greater than 25% are clustered in the north/northeastem
portion of the Plan area. This hilly terrain .has several peaks and ridges.
There are also scattered areas in the southeastern area of the Plan area that have
slopes greater than 15 %. These are minor isolated islands associated with drainage
patterns.
150 acres of the Plan area contain slopes greater than 25 %. This area is conserved
and is left as open space and/or individually addressed for passive/active
recreational purposes, roadway access, resort setting or as non - usable portions of
otherwise usable building sites.
t
1
Appendix -T: 9
D. GEOLOGY
The Project area is located in the northern fringe of the Tucson Basin. The project
boundaries include portions of the lower Tortolita Mountains pediment and upper
bajada. The Wild Burro Wash is the largest drainageway traversing the site.
The Tortolita Mountains contain a diversity of rock ages, types, and structures. The
Project site is composed of ' Tortolita Granodiorite', a fine - grained granodiorite.
There are ridges and outcrops of undeformed fine - grained granodiorite dikes
protruding through the Catalina Granite and Precambrian metamorphics.
There are four types of geomorphological surfaces in the project area. They are the
bedrock surfaces of the Tortolita Mountains, undifferentiated Pleistocene fans,
undifferentiated Holocene . fans and active stream courses. The Pleistocene fan
deposits are relatively stable surfaces. The Holocene fan deposit is characterized as
a thin mantle of grus (quartz and feldspar rich course grained sand and gravel)
which overlies the Pleistocene age alluvium below. The larger watercourses carry
an active bed of sand, gravel, and rock that is scoured and redeposited during each
flow in the channel.
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E. SOILS
There are six different major soil groups on the Project site. Soils in this area can
serve as structural or foundation material for developments.
The major soil properties important in engineering design include:
• permeability
• shear strength
• compaction
• expansion
• drainage
• shrink -swell
The Soils Map (Exhibit BLED identifies the six soil types on the project site. The
soil types listed below correspond to the reconnaissance survey prepared by the U.S.
Soil Conservation Service, 1985.
Pinaleno Very Cobble Sandy Loam (28A&U This soil is formed on fan terraces
and low stream terraces with gentle slopes. It is generally used for rangeland, but it
is well suited for homesites and urban development. There are few limitations to
the use of this soil.
Hayhook - Sonoita Complex (0 -36). This complex occurs on low fan terraces
incised by narrow drainageways. The Hayhook - Sonoita Complex is formed in
moderately coarse textured alluvium derived from granite. It is deep and well
drained with moderately rapid permeability.
Hayhook Sandy Loam (11A -35)• This deep and well drained soil is on fan terraces
incised by drainageways. It is formed in moderately coarse textured alluvium
derived dominantly from granite. Most of this soil type is used for rangeland,
homesites and urban development.
Appendix -T: 13
1
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Palos Verdes Complex QM. This soil complex is on gently sloping erosional fan
terrace remnants. This unit is formed in medium and gravelly textured alluvium
derived dominantly from schist and gneiss. It is shallow and well drained
Permeability is slow above the hardpan and very slow through the cemented layers.
This unit is used mainly for homesites and other urban developments, including
recreation. The main limitation is depth to hardpan. Erosion and sedimentation can
be controlled by maintaining and enhancing existing vegetation.
Arizo- Riverwa h Complex (344 _ This complex is found on nearly level flood
plains and channel bottoms. Permeability of the soil is very rapid. Runoff is very
slow except when runoff from higher positions cause flash flooding then erosion is
very high. Most of this area is used for rangeland with some areas used for
homesites, urban development, irrigated farmland and recreational uses. It has also
been used as a source for sand and gravel extraction.
Cellar- -Rock Outcrop Complex (28R-14). This soil type is found on steep hill
slopes at the base of very steep mountains. The Cellar soil is very shallow and
somewhat excessively drained. It formed in gravelly alluvium derived from granite
and gneiss. Permeability of this soil is moderately rapid. Runoff is rapid and the
hazard of water erosion is slight. Rock outcrops are exposures of barren rock
occurring as ledges, massive boulder piles and nearly vertical cliffs of gneiss and
granite. This unit is mainly used for recreational areas with some areas used for
building sites and rangeland. Limitations of this complex are depth to bedrock and
slope.
Appendix -T: 14
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t
F. VEGETATION
The Project area lies in a large tract of undeveloped land within the Upper
Sonoran Desert vegetation community. Such an environment as this supports
wildlife population indicative of the vegetative community. Extensive research
throughout the Southwest by S.W.C.A., an environmental consulting firm, has
shown that wildlife value and the volume of vegetation are directly proportional.
The Project area includes gently sloping bajadas and a network of riparian areas
within the Tortolita Mountains. Wild Burro Wash is the largest drainage in the
Project area. The juxtaposition of these land forms support diverse assemblages
of plants.
PLANT COMMUNITIES
The Major vegetative communities identified within the Plan area are (see Exhibit
HI.F.1):
The Foothill Palo Verde / S aguaro Sonoran D esert community is the
�. largest
community within the project area. The dominant plants are:
s
•
Foothill Palo Verde
Cercidium microphyllum
•
Saguaro
Carnegia gigantea
•
Whitethorn Acacia
Acacia constrida
•
Mesquite
Proposopisjulflora
•
•
Desert Hackberry
Creosote
Celtis pallida
Larrea
tridentata
•
Triangle -leaf Bursage
Ambrosia deltoidea
•
Prickly Pear spp.
gmwia spp.
•
Cholla
gwWa spp.
'
Barrel cactus
Ferocactus spp.
•
Ocotillo
Fouquieria spp.
•
Jojoba
Simmondsia chinensis
•
Thornbush
Lycium spp.
'an
Sip
co mnnitie include Wild Burro Was and
Wash, two unnamed washes
traversing Sections 14, 21 and 22.
These are the best developed riparian
Appendix -T: 17
t
communities within the Project area. Riparian communities along Wild Burro
Wash have been designated as Class I Habitat by Dr. William Shaw, University of
Arizona, in a 1986 study prepared for the Pima County Department of
Transportation and Flood Control District. Class I Habitats are those providing ".
.. a major extension of riparian habitat from protected areas."
The dominant plants in the riparian community are:
• Mesquite
• Desert Hackberry
• Blue Palo Verde
• Catclaw Acacia
• Cheesebush
• Thornbush
• Foothill Palo Verde
• Ironwood
Prosopis julijlora
Cetus pallida
Cercidium floridum
Acacia greggii
Hymenoclea salsola
Lycium spp.
Cercidum microphyllum
Olneya tesota
The Ironwood Community is in the southern portion of the project area. Saguaro
density in the Ironwood habitat is very low, less than one individual per acre.
The dominant plants in the ironwood community include:
• Ironwood
• Cheesebush
• Thornbush
• Desert Hackbeiry
• Foothill Palo Verde
• Whitethorn Acacia
• Mesquite
• Chain Fruit Cholla
Olyneya tesota
Hymenoclea salsola
Lycium spp.
Celtis pallida
Cercidium microphyllum
Acacia constricta
Prosopis jul fora
Opuntia fulgida
The Ironwood community is identified as a Class II habitat in the study by Dr.
Shaw, Critical and Sensitive Biological Communities for Eastern Pima Cgmly
Class II Habitats are important to wildlife in that they support a diversity of
species, large numbers of individuals and provide critical movement corridors
between wildlife populations. No vertebrate animals are known to be limited to
ironwood stands, though densities of some species, such as the Harris Hawk,
appear to be high where ironwoods are present.
Appendix 18
w
t
1
1
G. WILDLIFE
The principal wildlife resources of the Plan area are located within the primary
riparian community, see Exhibit M.G.l. Refer to the Arizona Game and Fish
Department letter in appendix for a detailed description of the wildlife resources in
the . project area. The primary riparian communities, such as along Wild Burro
Wash, designated as a Class I Habitat, as mapped by Dr. William Shaw, University
of Arizona, in a 1986 study, are important to migrant species. In the southwest
desert areas, the riparian habitats are resting and feeding grounds for migratory birds
on their long flights between wintering grounds and breeding areas.
The primary riparian areas also creates corridors for wildlife travel between reserves
of public lands through more urbanized and developed areas. The Class I Habitats
are continuous linkages from public preserves.
The Ironwood community is identified as a Class H habitat in the study by Dr.
Shaw, Critical nd Sens itive Biniovica1 rnmmlmitiPc fnr Ractprn A;., (`.,,,s..
Class II Habitats are important to wildlife in that they support a diversity of species,
large numbers of individuals and provide critical movement corridors between
wildlife populations. No vertebrate animals are known to be limited to ironwood
stands, though densities of some species, such as the Harris Hawk, appear to be high
where ironwoods are present. Class II Habitats are also drainageway portions that
r are fragmented, providing no link to public preserves.
Appendix-T: 19
1
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1
H. HYDROLOGY AND WATER RESOURCES
Existing Conditions- Site Drainage
The project site is affected by several watersheds which emanate from the Tortolita
Mountains. The three primary drainage systems affecting the property are Ruelas
Canyon Wash, Wild Burro Wash, and Cochie Canyon Wash.
Ruelas Canyon Wash follows along the south property line in Section 23. Ruelas
Canyon Wash is predominantly in a well- defined channel that conveys a significant
volume of flow. Minor alluvial fan flow is limited only to those portions of the site
along the south edge of Section 23. The drainage area for Ruelas Canyon Wash at
the fan apex is 3.32 square miles.
Wild Burro Wash drains north to south through portions of Sections 14, 22, and 23.
The segment of Wild Burro Wash through the project site is well entrenched and
has readily definable floodplain boundaries. The drainage area for Wild Burro
Wash at the south property boundary is approximately 72 square miles.
Cochie Canyon Wash emanates from the Tortolita Mountains at a point parallel to
the west property line. The fan apex is located just north of the south boundary of
Section 16. Areas of the property south of this point are subject to alluvial fan
flooding. Cochie Canyon has a drainage area of about 4.4 square miles at the fan
apex.
In addition to the major drainage systems, there are several small watercourses
which cross the project site. Some of these washes have watershed areas that extend
a short distance north of the property into the Tortolita Mountains. The remainder
have headwaters which emanate onsite. Two classifications have been defined for
these small drainage systems. These classifications characterize the drainage
systems based on hydraulic geometry and geomorphic conditions. The term
"foothills collector channels" is given to those local washes which are sufficiently
entrenched to have readily definable channel banks and floodplain limits. These
washes may have isolated areas where the floodplain limits are questionable
because readily definable banks do not exist. However, the classification . is
intended to apply to all local drainage systems which generally fit the above-
referenced criteria.
Appendix -T: 21
1
t
The term "foothills alluvial sheetflow area" applies to the Un -named Wash between.
Wild Burro Wash and Cochie Canyon Wash. It is a local drainage system which
does not have a single flow path or possess sufficient depth of entrenchment to
readily determine its floodplain limits. This wash is characterized by a series of
small interconnecting channels that network across broad areas. It is also
characterized by a high sediment load which lends to deposition and loss of channel
capacity.
Hydrology
The regulatory discharge values for Ruelas Canyon Wash and Wild Burro Wash
were determined by previous studies which were approved by the Town of Marana
and the Federal Emergency Management Agency (FEMA). The methodology used
to determine the discharge rates is based upon a modified Pima County method.
This methodology is described and documented in a study conducted by Simons, Li
& Associates dated September 5, 1995. The drainage area and regulatory discharge
rate for the three major washes affecting the project site are summarized in Table 1.
The boundary of the watershed areas for Ruelas Canyon Wash, Wild Burro Wash,
and Cochie Canyon Wash are shown on Exhibit M.H.I.
The 100 -year peak discharge rates were determined for all local washes having a
100 -year discharge rate greater than 100 cfs. The regulatory peak discharge rates for
the small watershed areas should be considered as a preliminary estimate and may
be modified at a later date as a result of more detailed computations that will be
based upon procedural modifications to the Pima County methodology which have
previously been accepted for the major washes. Table 1 includes a summary of the
preliminary peak discharge rates for the small watershed areas.
Regulatory Floodplain Delineations
The regulatory floodplain boundaries for existing site conditions are delineated on
Exhibit M.H.I. The methodology used to determine regulatory floodplain limits
was the normal depth formula. Floodplain boundaries for the well entrenched
washes generally follow well defined geologic boundaries. The floodplain limits for
reaches of the major washes downstream of the fan apex and for the foothills
alluvial sheetflow area passing through Sections 15, 16, and 21 were delineated
based upon normal depth computations and from aerial photographs. Because of
the alluvial nature of these washes, the floodplain boundaries for areas downstream
Of the fan apex and within the foothills alluvial sheetflow area can only be
considered approximate.
Appendix T. 22
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TABLE 1- SUMMARY OF EXISTING CONDITIONS DISCHARGE RATES
f!
Conc Point = -:.
Drainage Area (acres) . ,
.100-Year Discharge (cfs)
Ruelas Canyon Wash
2131
3666
Wild Burro Wash
4627
5321
Cochie Canyon Wash
2835
3818
IA
462
1689
1B
343
1353
2
36
133
3
76
213
4
150
396
5
59
187
6
218
526
7
103
253
8
68
194
9
172
421
10
62
186
11
172
653
12
300
950
13
200
660
Appendix-T: 23
r
I. ARCHAEOLOGY
In recent years, the northern Tucson Basin has become one of the most intensively
i studied archaeological regions in the southwestern United States. A number of
research projects have focused on the area in and around the Bajada. The largest of
these, and the one of the greatest relevance for management planning, is the
Northern Tucson Basin Survey (NIBS) carried out by the Arizona State Museum
under the direction of Paul Fish, Suzanne Fish, and John Madsen. A summary of
this and other work in the general project, area is provided in an overview document
produced by Henry Wallace of the Institute for American Research (Wallace 1987).
The NTBS systematically surveyed the entire Bajada, an area almost three times the
size of the Specific Plan area. The survey recorded a total of 45 archaeological sites
ranging in age from about 6,000 to 8,000 years old up through the 1940's.
Recording consisted of completing Arizona State Museum site forms for each site,
which include information on the location and natural setting of the site and a sketch
map of all major cultural features present. A systematic surface collection of
artifacts was also made as part of this survey.
Of the 45 recorded sites within the entire Tortolita region, 13 sites are within the
Project area. Based on artifacts and features observed on the surface, three site
classes can be defined (See Appendix): (1) prehistoric artifact scatters with no
surface features; (2) prehistoric artifact scatters with surface features; (3) Hohokam
habitation sites.
The prehistoric sites contain a wide variety of artifacts, including numerous types of
Pottery shards, chipped stone tools, and ground stone tools. Surface features present
consist mainly of petroglyphs and bedrock exposures showing evidence of wear
from grinding (bedrock mortars, slicks, and cupules). With the possible exception
of AZ AA:12:188, all of the prehistoric sites within the survey area appear to have
been occupied on a seasonal, or semi- permanent, basis.
Based on the results of the NTBS and the recommendations of the overview
document, the archaeological significance of the sites with respect to current
antiquity guidelines has been evaluated, See Appendix. Although none of the sites
are considered of such significance to warrant preservation in place, the prehistoric
Appendix 25
sites are important as a getup for the information they contain on long -term
adaptation to an upland environment. Thus, if they are to be impacted by future
development plans, most will require some form of additional work (see Appendix).
Guidelines to be followed in managing the cultural resources within the Project area
are outlined in the Appendix.
Appendix -T: 26
J. EXISTING FEATURES/PUBLIC SERVICES
[7
J
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 this site. The
area to the north and west of this property is owned by the State Land Trust and is
not currently available for development. The land to the south and east is
predominantly privately owned and several parcels are currently being planned for
development. Proposed and recently zoned land uses include residential uses of
varying densities, offices and a regional mall.
Schools and Recreation
1
The Project area is within the Martina School district with no schools existing or
currently planned within a one mile radius of the site.
The schools within the vicinity and currently serving the area are as follows:
DeGrazia Elementary School
5051 W. Overton Road
Tortolita Middle School
4101 W. Hardy Road
Mountain View High School
3901 W. Linda Vista Road
Fire Services
The adjacent properties are presently being served by the North West Fire District.
As the project is developed, it will be annexed into this Fire District. Currently, the
fire station closest to this project is located at Thornydale and Cromwell Roads.
Transportation
�7
The major transportation corridors in this area are impacted both by Pima County
and the Town of Marana. There is generally agreement between the two, although
some differences regarding future corridors do exist. The two primary corridors
Appendix -T: 27
which are proposed to serve this area are Tangerine Road and Thomydale Road.
These will both eventually be limited- access, high volume roadways. Also serving
this area are Tortolita Road and, to a lesser degree, Camino de Oeste. The primary
difference in the proposed transportation plans is the future of Camino de Manna
Pima County anticipates that this road will be a rural street providing access only to
the adjacent properties south of Tangerine Road On the other hand, Marana's
General Plan has proposed that it be upgraded in significance to form a portion of an
outer loop. This project follows the concept of the Marana General Plan.
Access to this site exists currently at the intersection of Tortolita and Tangerine
Roads as well as from the one mile projection of Thomydale Road north of
Tangerine Road.
Sewer
Existing sewer facilities in the vicinity of this project are served either by small on-
site septic tank systems or by the RedHawk gravity line down the Camino de Oesta
Road alignment to the Pima County Ina road facility. Analysis of the available
uncommitted capacity within the Camino de Oeste line indicates that this route and
method of conveyance can potentially provide a temporary and partial solution to
the sewage requirements of this project. Opportunities to provide long -term sewer
service to this property may change over time as offsite options develop or fail to
materialize. Evaluation of the potential agencies that today appear capable of
providing sewer service in the future reveal three potential sources:
- Town of Marana
- Pima County Wastewater
- A special district established by the Town
It is expected that the appropriate location of treatment, route of conveyance and
jurisdictional authority will result from technical evaluation, economic
consideration and political implications. All three of these factors will be considered
in the planning and design of the appropriate location and method of treatment and
conveyance preceding development. It is understood that the agencies noted can
provide service, however, the most appropriate and reasonable solution can only be
determined at the time immediately preceding development, and after the short term
partial solution of Camino de oeste has been utilized completely.
Water
Appendix-T. 28
The City of Tucson has entered into an agreement with the developer to provide
water to this site. As a result, potable water lines, (24" and 16" lines) have been
constructed to the vicinity of the eastern property edge. These lines have the
delivery capability to generously supply the potable water demand requirements of
the project
Reclaimed Water
The City of Tucson has entered into an agreement to provide reclaimed irrigation
water to this site. As a result, reclaimed irrigation water lines (16" lines) have been
constructed to the vicinity of the eastern edge of the site. These lines have the
capability to supply an adequate supply of reclaimed water to the site.
Private Utilities
Electricity, telecommunications, and cable television services will be extended into
this area at the time service is necessary through agreements with the individual
utilities.
Electric service will be provided by Trico Electric, a locally owned cooperative.
Natural gas service may be provided by Southwest Gas, telephone service by U.S.
West Communications, and Cable service by an undetermined vendor.
I�
Appendix T: 29
1
�J
1
JERRY A. COLLINS
' RAUL FCO. G. PIMA, P.E.. R.L.S.
BAYARD T. STEVENSON Ill. P.E.. R.LS.
ALEXANDER 0. BATT. P.E.
HAROLD - HAL' EPPERSON. P.L.S.
JOHN A. LUNDBERG. P.E.. Pi-S.
Collins -Piiia Consulting Engineers, Inc.
630 East 9th Street, Tucson, Arizona 85705
Phone (602) 623 -7980 FAX (602) 884 -5278
LEGAL DESCRIPTION
(BASED ON 1987 SURVEY)
Portions of Sections 14, 15, 16, 21, 22 and 23, Township 11
South, Range 12 East, Gila and Salt River Base and Meridian,
Pima County, Arizona, more particularly described as follows:
Commencing at the Southeast corner of said Section 23, said
point being a found brass capped glo pipe;
Thence North 00 °01 East, upon the East line of said
Section 23, a distance of 1320.25 feet to :.a capped pipe marked
"RLS 16597" at the South 1 /16th corner between Sections 23 and
24, said point being the Point of Beginning;
South 1 /16th corner between Sections 22 and 23;
Thence North 89 West upon the 1 /16th line, a distance
of 2,633.48 feet to the capped pipe marked "RLS 16597" at the
Center South 1 /16th corner of Section 22;
Thence North 89 0 57 1 25" West upon the 1 /16th line, a distance
Of 2,634.49 feet to a capped pipe marked "RLS 16597" at the
South 1 /16th corner between Sections 21 and 22;
Thence North 00 0 05 1 36" West upon the section line a distance
of 1,318.42 feet to a scribed clo stone at the East 1/4 of
Section 21;
Thence North 89 °48 West upon the interior 1/4 line, a
distance of 2,639.44 feet to a capped pipe marked "RLS 16597"
at the Center 1/4 of Section 21;
I Appendix -T: Attachment 1
i1
Thence South
89 0 38 1 31 ".
West, upon the 1 /16th line, a distance
of 2,649.76
center South
feet to a capped
1 /16th corner
pine marked "RLS 16597" at the
Section 23;
of
Thence South
89 0 52 1 05"
West, upon the 1 /16th line, a distance
of 2,634.06
feet to a
capped
pipe marked "RLS 16597" at the
South 1 /16th corner between Sections 22 and 23;
Thence North 89 West upon the 1 /16th line, a distance
of 2,633.48 feet to the capped pipe marked "RLS 16597" at the
Center South 1 /16th corner of Section 22;
Thence North 89 0 57 1 25" West upon the 1 /16th line, a distance
Of 2,634.49 feet to a capped pipe marked "RLS 16597" at the
South 1 /16th corner between Sections 21 and 22;
Thence North 00 0 05 1 36" West upon the section line a distance
of 1,318.42 feet to a scribed clo stone at the East 1/4 of
Section 21;
Thence North 89 °48 West upon the interior 1/4 line, a
distance of 2,639.44 feet to a capped pipe marked "RLS 16597"
at the Center 1/4 of Section 21;
I Appendix -T: Attachment 1
i1
Thence North 89 ° 48'34" West upon the interior 1/4 line, a
distance of 2,637.46 feet to a scribed glo stone at the West
1/4 of Section 21;
Thence North 00 °01 East upon the section line, a distance
of 2,634.58 feet to a scribed glo stone at the Northwest
corner of Section 21;
Thence North 00 ° 00 1 49" East upon the West line of Section 16,
a distance of 800.79 feet to a capped pipe marked "RLS 16597";
Thence North 45 6 00'00" East, a distance of 1,594.41 feet to a
capped pine marked "RLS 16597 ";
Thence North 00 0 00'00" East, a distance of 1,015.18 feet to a
capped pipe marked "RLS 16597 ";
Thence North 30 °00 East, a distance of 800.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 30 0 00'00" East, a distance of 745.00 feet to a
capped pipe marked "RLS 16597 ";
Thence North 60 0 00 1 00" East, a distance of 1,206.70 feet to a
capped pipe marked "RLS 16597 ";
Thence South 90 0 00'00" East, a distance of 700.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 30 0 00'00" West, a distance of 850.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 60 0 00'00" East, a distance of 250.00 feet to a
capped pipe marked "RLS 16597
Thence North 60 °00'00" East, a distance of 1,300.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 30 0 00'00" East, a distance of 800.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 90 °00'00" East, a distance of 325.86 feet to a
capped pipe marked "RLS 16597" on the section line from which
the East 1/4 of Section 16 bears South 00 °14 East, a
distance of 79.35 feet and is a glo brass capped pipe;
Thence South 90 °00'00" East, a distance of 229.27 feet to a
capped pipe marked "RLS 16597 ";
Thence North 60 0 00 1 00" East, a distance of 900.00 feet to a
capped pipe marked "RLS 16597 ";
Thence North 00 0 00'00" East, a distance of 273.90 feet to a
capped pipe marked "RLS 16597 ";
Thence South 30 0 00 1 00" West, a distance of 1,469.06 feet to a
capped pipe marked "RLS 16597 ";
Thence
North 45 0 00 1 00" West, a distance of 521.85
feet
to a
to a
capped
pipe marked "RLS 16597 ";
South 30 0 00'00"
East, a distance
of 600.00
Thence
North 30 0 00 1 00" East, a distance of 1,179.16
feet
to a
pipe marked "RLS
capped
pipe marked "RLS 16597 ";
East, a
distance of 144.55 feet
Thence
South 30 0 00'00" East, a distance of 400.00
feet
to a
feet
capped
pipe marked "RLS 16597
capped
pipe marked "RLS
16597 ";
Thence
South 90 0 00'00" West•; a distance of 2,534.54
feet
to a
Thence
capped
pipe marked "RLS*16597 ";
of 900.00
feet
Thence South 30 0 00 1 00" West, a distance of 1,469.06 feet to a
capped pipe marked "RLS 16597 ";
Thence South 90 °00'00" East, a distance 'C i f 700.00 feet to a
Thence
capped
South 45 0 00 1 00" West, a distance
pipe marked "RLS 16597 ";
of 1,000.00
feet
to a
Thence
Thence
South 30 0 00'00"
East, a distance
of 600.00
feet
to a
16597" an the section line
capped
pipe marked "RLS
16597 ";
1/4 of Section 15 bears North 00 °05 1 20"
East, a
distance of 144.55 feet
Thence
South 90 0 00 1 00"
East, a distance
of 850.00
feet
to a
feet to a
capped
pipe marked "RLS
16597 ";
16597 ";
Thence
Thence
North 45 0 00 1 00"
East, a distance
of 900.00
feet
to a
capped
pipe marked "RLS
16597 ";
Thence South 90 °00'00" East, a distance 'C i f 700.00 feet to a
Thence North 00 ° 00'00" East, a distance of 1,500.00 feet to a
capped pipe marked "RLS 16597 ";
Thence North 45 0 00 1 00" East, a distance of 1,100.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 60 °00 East, a distance of 2,683.43 feet to a
capped pipe marked "RLS 16597 ";
Thence South 45 ° 00 1 00" West, a distance of 1,982.42 feet to a
capped pipe marked "RLS 16597 ";
1
camped
pipe marked "RLS
16597 ";
Thence
South 60 ° 00 1 00"
East, a distance of 293.91
feet to a
capped
pipe marked "RLS
16597" an the section line
from which
the East
1/4 of Section 15 bears North 00 °05 1 20"
East, a
distance of 144.55 feet
and is a glo brass capped
pipe;
Thence
South 60 0 00'00"
East, a distance of 369.55
feet to a
capped
pipe marked "RLS
16597 ";
Thence
North 60 0 00'00" East, a distance of 1,065.48
feet to a
capped
pipe marked "RLS
16597 ";
Thence North 00 ° 00'00" East, a distance of 1,500.00 feet to a
capped pipe marked "RLS 16597 ";
Thence North 45 0 00 1 00" East, a distance of 1,100.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 60 °00 East, a distance of 2,683.43 feet to a
capped pipe marked "RLS 16597 ";
Thence South 45 ° 00 1 00" West, a distance of 1,982.42 feet to a
capped pipe marked "RLS 16597 ";
1
Thence South 90 ° 00'00" East, a distance of 1,902.26 feet to a
capped pipe marked "RLS 16597 ";
Thence South 30 0 00'00" West, a distance of 2,402.25 feet to a
capped pipe marked "RLS 16597 ";
Thence South - 30 °21'17" East, a distance of 298.00 feet to a
capped pipe marked "RLS 16597" on the section line from which
the South 1/4 of Section 14 bears South 89 °32'18 West, a
distance of 1,164.39 feet and is a glo brass capped pipe;
Thence South 30 0 00'00" East, a distance of 1,900.00 feet to a
capped pipe marked "RLS 16597 ";
Thence South 60 0 00'00" East, a distance of 614.87 feet to a
capped pipe marked "RLS 16597" upon the East line of Section
23;
Thence South 00 "06 East upon the section line, a distance
of 672.05 feet to the calculated East 1/4 corner of Section
23;
Thence South 00 0 01'15" West upon the section line, a distance
of 1,320.25 feet to a capped pipe marked "RLS 16597" at the
South 1 /16th between Sections 23 and 24, said point being the
Point of Beginning;
Above described land contains 102,264,428 square feet or
2,347.7 acres, more or less.
I o Isnn
9
water
Attention: Raj Chunder
SUBJECT: W.A. TORTOLITA MOUNTAIN PROPERTIES - BAJADA
SEVEN MILES NORTH OF INA AND I -10 2347 ACRES 10,000 UNITS
WATER SUPPLY
Tucson Water has been desim=ed by the State of Arizona. Department of Water Resources, as having an
assured weer supply. This does not mean that water service is currently available to the proposed development.
Tl development lies within: the exterior boundary of Tucson Water's planned 50 -year service area. Therefore.
water supply is assured.
WATER SERVICE
The approval of water meter applications is subject to the availability of water service at the time an application
is made. The developer shall be required to submit a water master plan identifying water use, fire flow
require rm and ail major on -site and off -site water facilities and the proposed connection points to the existing
water system. Any Specific Area Plan Fees, Protected Main Fees, and/or other needed facilities' costs are to be
paid by the developer.
Since this property is 5 acres or more in size, conveyance of well site(s) to the Citv of Tucson maybe required. If
required i1 site(s) size shall be at least 100 feet by 100 feet, or the Land Use Code's (zonings) authorized
minim iar. lei size, whiche er is greater.
The comments herein made are valid for a period of one year only. If you have any questions, please call New
Development at 791 -4718.
a ry truly • yours,
I I opm�t Unit S
I LHlwtmvaihreg5acre:ec
cc: File (2)
Appendix —T: Attachment 2
Tucson Water a City of Tucson • P. 0. Box 27210 • Tucson, AZ 65726 -7210
_ � _ .. v .... '..,� � � .R��•.._ —. .r.._M ... . w. ... .. .. ... \SKr. rM'�+•. .-.. � . ��e �1 \ �'r�.�I .,.'
August 12, 1996
The Planning Center
450 W. Paseo Redondo, Suite 202
Tucson, AZ 85701
Attention: Raj Chunder
SUBJECT: W.A. TORTOLITA MOUNTAIN PROPERTIES - BAJADA
SEVEN MILES NORTH OF INA AND I -10 2347 ACRES 10,000 UNITS
WATER SUPPLY
Tucson Water has been desim=ed by the State of Arizona. Department of Water Resources, as having an
assured weer supply. This does not mean that water service is currently available to the proposed development.
Tl development lies within: the exterior boundary of Tucson Water's planned 50 -year service area. Therefore.
water supply is assured.
WATER SERVICE
The approval of water meter applications is subject to the availability of water service at the time an application
is made. The developer shall be required to submit a water master plan identifying water use, fire flow
require rm and ail major on -site and off -site water facilities and the proposed connection points to the existing
water system. Any Specific Area Plan Fees, Protected Main Fees, and/or other needed facilities' costs are to be
paid by the developer.
Since this property is 5 acres or more in size, conveyance of well site(s) to the Citv of Tucson maybe required. If
required i1 site(s) size shall be at least 100 feet by 100 feet, or the Land Use Code's (zonings) authorized
minim iar. lei size, whiche er is greater.
The comments herein made are valid for a period of one year only. If you have any questions, please call New
Development at 791 -4718.
a ry truly • yours,
I I opm�t Unit S
I LHlwtmvaihreg5acre:ec
cc: File (2)
Appendix —T: Attachment 2
Tucson Water a City of Tucson • P. 0. Box 27210 • Tucson, AZ 65726 -7210
_ � _ .. v .... '..,� � � .R��•.._ —. .r.._M ... . w. ... .. .. ... \SKr. rM'�+•. .-.. � . ��e �1 \ �'r�.�I .,.'
1
1
1
�$Z20�
GEORGE A. BRINSKO
Director
Raj Chundur
The Planning Center
450 W. Paseo Redondo,
Tucson, Arizona 85701
Dear Mr. Chundur:
PIMA COUNTY
WASTEWATER MANAGEMENT DEPARTMENT
201 NORTH STONE AVENUE
TUCSON, ARIZONA 85701 -1207
August 13, 1996
Suite 202
Re: CAPACITY RESPONSE NO. 96 -66
PH: 740 -6500
We have reviewed your request of August 6, 1996 regarding the availability of
sewer service for the following proposed use and property:
u
1
A residential development of approximately 2,347 acres within
Sections 14, 15, 16, 21, 22 and 23 of T11S, R12E.
Under existing conditions (actual developments and commitments for service
through approved Sewer Service Agreements), there is not capacity for this
proposed development in the downstream sewerage system, which could be the
Continental Ranch Regional Pump Station (now under construction with a
completion schedule of January, 1997), approximately seven miles away.
This response is not to be construed as a commitment for conveyance capacity
allocation, but rather an analysis of the existing sewerage system as of this
date.
Should you desire to enter into a Sewer Service Agreement, a Development Plan
or Tentative Plat, showing the preliminary sewer layout for the proposed
project, must be submitted and approved. To qualify as a public conveyance
system, flow must be by gravity to an existing public sewer system. Public
sewers may also be required if Wastewater Management determines that there is
a flow - through requirement in order to serve upstream parcels.
Should you desire additional information regarding this subject, please
contact this office (740- 6547).
i
Very truly yours,
&11 .. , 7-./ '�
Glenn W. Hitz, PX.
Civil Engineer
Copy: Jerry Stratton
Steve Magelli
Capacity Response File /111235
Appendix -T: Attachment 3
ReC Pace'
1
Mr. Raj Chundur
Assistant Project Manager
THE PLANNING CENTER
450 West Paseo Redondo, Ste 202
Tucson, AZ 85701
September 6, 1996
Tucson. Arizona $5721 -0026
(520)621.6281
FAX (520) 621 -2976
Dear Mr. Chundur.
Your letter of August 6, 1996 has been received requesting an
archaeological site file check for property located at T11S R12E Secs 14,15,16,n,
22, and 23. This is for your project located called Tortolita Mountain Properties
(specific plan).
The Archaeological Site Survey Files at the Arizona State Museum have
been consulted with the following results. The subject property has been surveyed
at the 100% (within the Tucson Basin Survey 1981 -174) and there are seventeen sites
contained within the project area. These sites have been plotted on the map which
you sent and is herein being returned. Since cultural remains have been found then
a data recover program (which may include- monitoring, best' and /or
excavation) willbe required of those areas impacted by the development.
Clearance on this property would not be recommended until after archaeolo 'cal
data recovery have been completed by a qualified (based on standards established
by the State Historic Preservation Office) archaeologist.
If f you have any questions regarding this statement, please feel free to
contact me at 621 -4011. Billing for this file check is also enclosed.
Sincerely,
Sharon F. Urban (Miss)
Public Archaeologist
Encl. (I)
sfu
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I Appendix -T: Attachment 4
1�nv>:RS1nr or
A IZONA®
\�F�] TUCSON AR¢oWA
Arizona Sure Museum
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V I:
A CULTURAL RESOURCES OVERVIEW
of the
TORTOLITA MOUNTAIN PROJECT
PIMA COUNTY, ARIZONA
By
Henry D. Wallace
PREPARED FOR WESTINGHOUSE COMMUNITIES OF ARIZONA, INC.
INSTITUTE FOR AMERICAN RESEARCH
245 South Plumer, No. 14
Tucson,, Arizona 85719
TECHNICAL REPORT NO. 87 -5
1987
Amendment -5: Attachment 4
Chapter 4
27
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Phase 1. Archaeological Overview
Review of archaeological work, inventory of previously recorded sites, a map showing
areas of previous archaeological surveys. assessment of the significance of known
archaeological sites, field checks on the area, and recommendations to assist in the
planning process. Completed.
CHAPTER 5
PLANNING CONSIDERATIONS
An intensive archaeological survey is recommended for the unsurveyed portion of
the
Significant archaeological sites are known to exist in ro osed development areas in the
P P
project area (Figure 5.1), measuring approximately 470 acres in area,
Tortolita Mountain Project area, and there is the possibility that additional significant
to
archaeological sites will be located in unsurveyed areas within the project boundaries.
'
Because many of the sites will meet the eligibility requirements for inclusion in the
In
(as
National Register of Historic Places, the following recommendations are made for the
'
identification and management of any archaeological sites that occur within the project
area. The nature of the proposed development, 'its extended time frame, and the flexible
and
planning strategies embraced by the project, should provide ample opportunities for a range
subsurface remains. Limited additional judgmental survey in areas
of management measures to be implemented, some of which might include active
to
preservation, public interpretation, collection, mapping, and data recovery or excavation.
As the project proceeds, this general plan will be refined and revised as necessary.
Specific actions will be integrated with the planning and construction phases for the
development of the Tortolita Mountain Project, and all archaeological activities will be
undertaken in consultation with the State Historic Preservation Office. In order to provide
a broader, and more efficient regional context for the evaluation of the cultural resources
found on each land parcel within the project area, recommendations for each parcel should
conform to those being developed for the entire project study area.
CULTURAL RESOURCE MANAGEMENT PLAN - OUTLINE
Phase 1. Archaeological Overview
Review of archaeological work, inventory of previously recorded sites, a map showing
areas of previous archaeological surveys. assessment of the significance of known
archaeological sites, field checks on the area, and recommendations to assist in the
planning process. Completed.
contain petroglyphs, bedrock mortars, cupules, and metates that might have been
missed due to the nature of the NTBS techniques is also recommended. This will help
avoid unnecessary surprise discoveries and delays during construction activities. All
sites identified during this phase of work will be recorded and mapped on 1" -400'
aerial photographs for precise location, and collections of surface artifacts will be
taken to further assess site age and site function. A supplemental report will be
prepared.
Phase 2. Archaeological Survey and Surface Mapping
An intensive archaeological survey is recommended for the unsurveyed portion of
the
project area (Figure 5.1), measuring approximately 470 acres in area,
in order
to
'
locate any. archaeological or historical sites that might occur within
addition, it is recommended that all recorded sites be revisited
the property.
and reassessed
In
(as
recommended by ASM) to evaluate their significance and potential
for features
and
subsurface remains. Limited additional judgmental survey in areas
anticipated
to
contain petroglyphs, bedrock mortars, cupules, and metates that might have been
missed due to the nature of the NTBS techniques is also recommended. This will help
avoid unnecessary surprise discoveries and delays during construction activities. All
sites identified during this phase of work will be recorded and mapped on 1" -400'
aerial photographs for precise location, and collections of surface artifacts will be
taken to further assess site age and site function. A supplemental report will be
prepared.
Chapter 5
42
0 R T-0 I
1.
ti
T A I
SURVEYED
A I-J/ iv
t
TORTOLITA MOUNTAIN PROJECT
STUDY AREA
I
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+ Section
7A
'—A
w 6191
Figure S. Unsurveyed portions of the project area.
I - Chapter S 93
Phase 3. Subsurface Testing
Based on the results of the archaeological survey and assessment, recommendations for
subsurface
testing on selected
sites will
be
made. Test, excavations serve to further
assess the
extent, depth, and
nature of
the
sites in order to determine whether the
sites have
sufficient research
potential
and
integrity of cultural deposits to meet
' eligibility requirements for inclusion on the National Register of Historic Places.
Additional test excavations may be recommended in an area along Ruelas Wash where
large numbers of isolated artifacts have been recovered in order to determine if
subsurface sites are present or if the artifacts represent water -borne deposition from
upstream sites.
Phase 4. Final Cultural Resource Management Plan
' The information derived from the field . survey and subsurface testing will be
synthesized and integrated with the proposed development plans. Such a plan will
include a research design and recommend measures to be taken to mitigate any
unavoidable impacts to significant archaeological resources. These mitigation measures
can include site preservation and data recovery.
Phase S. Archaeological Data Recovery
The mitigation plan developed in Phase 4 will be implemented. Archaeological
excavations of any significant sites will be conducted in order to recover important
archaeological information inherent in the sites prior to site development. This work
will include field work, analysis of excavated materials, and a published report on the
findings. Public interpretation and education can be integrated into the mitigation
effort as an added public benefit.
' It should be noted that, where appropriate and feasible, measures to conserve the
cultural resources located within the Tortolita Mountain Project area should be
considered.
In conclusion, based on information gathered in this overview, it is apparent that although
e a wealth of archaeological data are available for the project area due to the Northern
Tucson Basin Survey, there remain relatively small unsurveyed areas and areas where some
supplemental survey will be necessary. In addition, it will be necessary to revisit and
reassess known sites. These procedures should be accomplished during the next phase of
work in order that appropriate data be identified early in the planning stages of the
project. This approach, which ensures a timely process of cultural resource management
can then coordinated with the general planning process for the development of the
Tortolita Mountain Project.
r
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CHAPTER 6
SUMMARY, CONCLUSIONS, AND RECOMMENDATIONS
The cultural _ resources presently documented in the Tortolita Mountain Project area
represent an occupation span of up to 8,000 years and encompass a range of cultural
activities from historic ranching to possible Hohokam and Archaic habitation and resource
procurement. Forty -five archaeological sites are known. or reported to exist. within the
project area. Two of these sites are historic ranch houses and three additional sites bear
historic and prehistoric components. The remaining 40 sites are prehistoric.
Of the 45 sites in the project area, 22 (including the only two purely historic sites) are
present on the Cayton parcel. Twenty -three sites are present on the state land parcel (19
on what was formerly state land and 2 on what is called the Triano Parcel). There are
roughly three times as many sites per acre on the Cayton Parcel (Parcel 3) as on the state
- Triano - miscellaneous parcel (Parcels 1, 2, and 4). This figure is somewhat misleading,
however, in that the acreage of sites that are currently known to be significant is higher
on the state parcel than on the Cayton parcel.
The Archaic occupation of the study area dates from early through late Archaic (ca. 8,500
B.C. to ca. A.D. 450) based on projectile point styles, although the Late Archaic is most
prevalent, as is true elsewhere in the Tucson Basin. Archaic sites tend to occur on the
flat benches lining the Wild Burro and Ruelas Canyon washes at the mouths of the canyons.
Habitation or campsite type remains are anticipated at several sites that exhibit high
artifact densities. The earliest Hohokam settlement in the area dates to the Snaketown
phase (A.D. 650 to A.D. 750), identified on the basis of diagnostic ceramics on site
AA:12:170. As this site is the only one in the project area with obvious trash mounds,
there is a good chance that the site represents at least seasonal occupation. Several other
sites in addition to AA:12:170 have redwares present which may be Pioneer period type(s).
Given the low frequencies of decorated ceramics in Pioneer and early Colonial sites in the
Tucson area and the generally low frequencies of decorated ceramics overall recovered from
the project area sites by the NTBS, it is anticipated that many sites dating to this early
time period might go undocumented without additional observations.
Hohokam occupation after the Pioneer period is documented at a number of sites, and
sherds from the Rillito, Rincon. and Tanque Verde phases have been recovered. Also. a
significant number of buffware sherds were collected as anticipated by the ceramic
distribution patterns identified in Wallace (1987). Hohokam occupation in the project area
is characterized by a range of sites including habitation, resource procurement and
processing, and petroglyphs. Historic occupation of the study area appears to be largely
confined to ranching activities. Additional documentary research will be necessary to fully
document the Historic period.
Table 6.1 summarizes the types of prehistoric sites known to be present on the property
and identifies those known at this time to have high archaeological significance. If a site
is not marked for significance on this table it means that the current status is unknown.
Note that even at this preliminary stage, some of the unmarked sites (such as AA:12:220)
are expected to require nothing more than revisitation in terms of future planning. The
_1
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I Chapter 6
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Table 6.1. Summary of prehistoric site types and known significance.
C(LTIRAL *10s SIO-
ASM NO. AZ AFFILIATICH FEATHRES ►REHISTORIC OMPATICN SPAN NTFICAN Ea CQlEMS
Artifact Scatters
AA:12:43
Archaic B Iloh:okam
Archaic. Tenque Verde phase
AA: 12:167
Archaic R ilohakam
Archaic B Hohokam
AA:12:168
Hohok n
Hohakom
AA:12:169
Hohokam
Hahokme
AA:12:111
Archaic A Hohnokam
Archaic A Nolokmm
AA:12:183
Hohokam
Hohokam
AA :12:I06
Nohokmm
Colonial- SedwAry Period
AA:12:117
Archaic A Ihdakaa
Archaic A Hohnakmm
AA:12 :231
Hohokam
Early t7)- Middle Rincon sbphues
AA:12:234
Archaic A Hohokam
Archaic A Hahnokam
AA:12:235
Archaic a Hohokam
Archaic A hohnekom
AA:12:236
Hohohcme
Hohokam
AA:12 :242
Nehokam
Hohokam
AA:12:243
Hohokam
Hohokam
AA:12:25e
Hohokam
Hahokam
AA: 12 :267
Hohokam
21111to phase
AA.-12:26B
Hohokam
Colonial — Sedentary period
AA:12:272
Ilohnekam
Hohokam
Artifact Scatters with Features
AA -12:94
Archaic A ilolnoinam
P
Middle A Late Archaic:. IHddo•
AA:12:152
Nohokam
P.M.NE.0
Hohokam
AA :12:173
Hoholam
R
Nalokam
AA:12:174
Holnakam
NO.RP
Hohokam
AA:12:132
Hohokam
P.M.PE
Hohokam
AA:12:23B
Hohokam
RA
Early (7). Middle Rincon subpheses
AA :12:273
Hohokam
P.M
addle Rinean scbphose
AA:12:274
Hohokam
P.m
Ilohnokam
Possible Habitation
AA:12:171
Hohokam
R
Haholme
AA:12: 172
Hohoka
R(7 AR
Hohokam
AA:12:219
Hlol:okam
S(7)
Ihohakam
AA:12:238
Ilolokam
Colonial or Sedentary pried
AA:12:7WI
Ilohalnme
P.C.115
Hohelnme
Probable Habitation
AA.12:0
Hohokam
R(7)
Hohokam
AA:12:157
Hehnokam
RA(7)
Classic period
AA :12:178
Hohokam
TM.P.HD.0
Snsketawe phase
AA:12:18B
Hah:olram
7MW yerde phase
AA:12:237
Hohokam
MO
111111to- -Tampa Ve de phases
Isolated Petraalroha
AA:12:BB
Unnoion
p
Iibror:
AA :12:11
Hohokam
p
Hohokam
AA:12:239
Hohokam
p
Ild:okme
AA:12:711`2
Hohokam
P.0
Hoholnam
Llthie Scatters
AA:12:154 Unknown Unkn:an
AA:12:164 Unknon R► HAiknon
AA:12:226 IYemen Q Unk"Mn
"Feature Types:
Yes thinly llthits
vainly lith:les
Mainly 1lthlcs
Yes Sizable petroglyph site
yes
ves
yes
Yes
111 • Trash nand
P • Patroglyph
ND • Itortar
NE • Notate or slick
C • Cupuls
R • Roasting pit
Q • Quarry or lltkie smarm
F& • Rock pile
CM • Cobble ring
S • Structure
R4 • Roeksholtr
RA • Rock allgarnt or eoneontrstlon
b Tlae spry listed as simply 'Arable or 'Ndwkam' Indicate an unknown range wlthin the spry of these cultural
periods.
c Knon significance mews that If 'yes.' then a site 1s at this time krwn to be slglfteant. A him* space
Indicates that It is unknarn if the site is significant or rot.
43
Chapter 6
46 , 1
sites marked as significant are part of a group of sites in Wild Burro and Ruelas canyons
that bear strong evidence of buried archaeological remains dating to the Archaic and
Hohokam occupation of the region. These sites will definitely require further evaluation
and special consideration in the planning process for the development of the Tortolita
Mountain Project. The sizeable, well- preserved Hohokam and Archaic petroglyph site
'
(AA.12:94) in Wild Burro Canyon that is associated with an Archaic site, is included on this
—
list of significant resources due to the rarity of petroglyphs dated to this time period and
the fact that it is one of only three known localities where Archaic occupation is directly
'
associated with Archaic petroglyphs. The excavations conducted at this site by Roth (1987)
revealed the potential for significant subsurface features as well.
made. If AA:12:43 is located within this surveyed area, it will be reassessed and its
Based on information gathered in the course of preparing this overview, the following
-'
specific recommendations are offered to initiate the program outlined in Chapter 5 that will
result in the identification, assessment, and effective ,management of the cultural resource
located within the Tortolita Mountain Project area.
1. Intensive Survey: Intensive archaeological survey is recommended for those areas in
Sections 7, 8, and 17 illustrated in Figure 5.1 that were not surveyed by the NIBS.
This area, comprising approximately eight percent of the total project will actually
only require partial survey because a good portion of these sections is composed of
rocky mountain slopes. It is estimated that the actual area that will require survey is
'
not more than 320 acres. To meet the immediate planning needs of the sponsor, this
—
small survey should be examined as a first priority. Approximately two weeks (a two
person crew working ten field days) would be required to complete the field survey
'
and cultural resource inventory of the unsurveyed area. As sites are discovered, each
site will be recorded and mapped, and systematic surface artifact collections will be
made. If AA:12:43 is located within this surveyed area, it will be reassessed and its
location verified.
,
If time permits, a limited survey of specific areas that have a high anticipated
likelihood of containing small petroglyph, mortar, metate, and cupule sites will be '
conducted to rectify a systematic bias identified for the NTBS. At most,
approximately two field days for a two person crew would be required to complete the
field survey and document any resources encountered. Mortars, cupules, and metates
encountered will be measured and mapped; petroglyphs will be recorded and
photographed according to current rock art recording standards. If artifact scatters
are encountered, they will be systematically collected.
2. Reassessment of Known Sites: All known sites will require revisitation and
reassessment (as recommended by ASM). This reassessment may include any of the '
following: boundary verification, possibility of subsurface features or deposits,
inspection of surface features, collection of diagnostic artifacts, and photography of
the site and site location. Site boundaries will be plotted on 1 "-400' aerial '
photographs. Approximately eight field days for a two person crew would be required
to complete this field work and fully document the results obtained. This is a critical
stage of analysis as it will determine which sites will require additional work during
the later phases of the project. '
3. a. Record Sites AA:12:TMP1 and AA:12:TM72: These two small sites require field '
recording and ASM site numbers. No more than one day for a two person crew will
be required to finish recording these sites.
I Chapter 6 47
b. Record Petroglyph Sites Reported by Paul Hughs: The two tro 1 h sites
reported by Paul Hu hs in the r e gyp
8 project area will be searched for and recorded. This
will require one and one -half days (for a two person crew) to complete the field work
and document the sites.
' 4. Revisit and Reassess Site AA:12:43: This site has not been revisited since its original
discovery in 1954. If it is not rediscovered during the survey of Section 7, the site
card information and map should be compared with sites in Section 18 to see if it was
simply misplotted.
S. Interview Mr. Cayton: In order to provide important historical documentation for the
history of the area and the specific data that may be required to assess the original
significance and function of several of the historic sites in Ruelas Canyon, Mr.
Cayton. who has been ranching in the area for over 40 years, should be consulted.
Mr. Cayton may also be able to provide valuable information on possible environmental
' changes in the canyons. No more than one person -day will be required for this task.
The proposed scope of field work may be summarized as seen in Table 6.2. The total
maximum field time proposed is 40 person -days with the majority of the effort focused on
the Cayton parcel due to the higher site density in that parcel and the necessity for
additional survey in that area. Actual field time is estimated at 20 days with a crew of
' two people. A brief addendum to this report will be prepared which describes the results of
the field work and updates the present information.
A Memorandum of Agreement will be sought from the State Land Department and the State
Historic Preservation Office which will establish a set of procedures for the management of
the cultural resources of the Tortolita Mountain Project area.
The recommendations outlined above may be completed concurrently in order to provide the
most timely information to the planners of the project area. In this way, all significant
cultural resources can be identified at an early stage in the planning process. Once a
' complete inventory of the sites in the project area is known, it will be possible to
implement the archaeological planning phases outlined in Chapter 5 in a timely manner that
is coordinated with the development of the Tortolita Mountain Project area.
II
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