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HomeMy WebLinkAboutDove Mountain Specific PlanMARANA /I\ TOWN OF MARANA MEMORANDUM TO: Mike Hein, Town Manager FROM: Joel Shapiro, Planning Director ds DATE: July 26, 2000 RE: Dove Mountain Specific Plan I am submitting for your review and acceptance a copy of the Dove Mountain Specific Plan as amended by Ordinance 2000.04 adopted March 28, 2000. As is customary, upon approval of the amendments, the applicant is required to submit a completely revised Specific Plan incorporating the approved amendments, and other minor revisions, including typographical corrections to clean up the plan. Staff has reviewed the revised document to verify that the necessary changes have been made and that no unauthorized changes have been included in the document. I am satisfied that the attached document accurately represents the original adopted Specific Plan amended as outlined in Ordinance 2000.04. If you have any questions regarding the attached plan, or need any further information, please call me. Accepted Michael Hein, Town Manager F. ANN RODRIGUEZ, RECORDER RECORDED BY: CAL DEPUTY RECORDER 5791 ROOA SMARA TOWN OF MARANA ATTN: TOWN CLERK 13251 N LON ADAMS RD MARANA AZ 85653 �* DOCKET: 11,355 '90 PAGE: 704 NO. OF PAGES: 165 h SEQUENCE: 20001510274 08/04/2000 '!81 OtSQ` 14EMO 13:19 MAIL AMOUNT PAID $ 88.00 DOVE MOUNTAIN SPECIFIC PLAN MARANA, ARIZONA THE DOVE MOUNTAIN SPECIFIC PLAN WAS ADOPTED BY THE MARANA TOWN COUNCIL ON MARCH 28, 2000 THROUGH MARANA ORDINANCE NO. 2000.04. MARANA ORDINANCE NO. 2000.04 WAS RECORDED BY THE PIMA COUNTY RECORDER'S OFFICE ON MARCH 31, 2000 IN DOCKET 11267, PAGE 1872 THROUGH PAGE 1881. MARANA ORDINANCE NO. 2000-04 IS AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, COMBINING THE REDHAWK SPECIFIC PLAN, DOVE MOUNTAIN SPECIFIC PLAN I AND DOVE MOUNTAIN SPECIFIC PLAN II, AND RENAMING THOSE SPECIFIC PLANS COLLECTIVELY AS "DOVE MOUNTAIN SPECIFIC PLAN", AND ADOPTING THE DOVE MOUNTAIN SPECIFIC PLAN AS THE ZONING FOR THE PROPERTY CONTAINED THEREIN AND SITUATED WITHIN PORTIONS OF SECIONS 12, 14,15,16, 21, 22, 23, 24, 25, 26 AND 35, TOWNSHIP 11 SOUTH, RANGE 12 EAST, AND PORTIONS OF SECTIONS 7, 8,18 AND 19, TOWNSHIP 11 SOUTH, RANGE 13 EAST. ATTEST: 4Ma ely C. Entz nana Town Clerk DOVE MOUNTAIN SPECIFIC PLAN MARANA, ARIZONA March 19, 2000 Prepared For: Town of Marana 3696 W. Orange Grove Road Tucson, Arizona 85741 Cottonwood Properties 3567 E. Sunrise, Suite 219 Tucson, AZ 85718 Prepared By: The Planning Center 110 South Church Street, Suite 1260 Tucson, Arizona 85701 Greiner Engineering 555 East River Road Suite 100 Tucson, Arizona 85718 PFS Traffic Engineering, LLC Tucson, Arizona Simons Li and Associates 110 South Church Avenue Suite 217 Tucson, Arizona 85701 Institute for American Research 245 South Plumer Suite 14 Tucson, Arizona 85719 Ruffner Associates 212 South Marina Prescott, Arizona 86303 2 DOVE MOUNTAIN SPECIFIC PLAN This document represents the original Tortolita Mountain Properties Specific Plan (subsequently renamed to RedHawk Specific Plan) as adopted by the Marana Town Council pursuant to Ordinance 89.22, dated May 31, 1989 and amended by: • Ordinance No. 89.22, Sections A through D Passed and Adopted by Town Council 31 st day of May 1998 • Resolution No. 89.31 Passed and Adopted by Town Council 17th day of October 1989 • Ordinance No. 94.15 Passed and Adopted by Town Council 4th day of October 1994 • Ordinance No. 95.09 Passed and Adopted by Town Council 18th day of April 1995 • Ordinance No. 96.46 Passed and Adopted by Town Council 17th day of December 1996 • Resolution No. 96-111 Passed and Adopted by Town Council 17th day of December 1996 Resolution No. 89-31 (See Appendix Q) Ordinance No. 96.46 (See Appendix V) Resolution No. 96-111 (See Appendix V) Ordinance 2000.04, Passed and Adopted March 28, 2000. CERTIFICATION This Specific Plan document has been revised solely in compliance with the Town of Marana Town Council approved amendments adopted by Ordinance 2000.04 on March 28, 2000. The signature below certifies no other amendments, revisions or changes to the text, tables, exhibits, and appendices have been made by The Planning Center. THE PLANNING Michael J. Principal L TABLE OF CONTENTS I. SPECIFIC PLAN SUMMARY..............................................................................................I-1 II. INTRODUCTION............................................................................................................... II -1 A. PURPOSE...............................................................................................................................II-1 B. LOCATION............................................................................................................................II-1 C. AUTHORITY AND SCOPE..................................................................................................II-2 D. LEGAL DESCRIPTION.........................................................................................................II-2 LIST OF EXHIBITS REGIONALMAP................................................................................................................. ..II -3 DEVELOPMENTCONTEXT MAP.....................................................................................................II-4 III. DEVELOPMENT CAPABILITY REPORT..................................................................III-1 A. INTRODUCTION................................................................................................................ III -1 B. ENVIRONMENTAL OVERVIEW......................................................................................III-1 C. EXISTING LAND USE........................................................................................................ III -2 D. TOPOGRAPHY AND SLOPE ANALYSIS........................................................................ III -7 E. GEOLOGY............................................................................................................................ III -9 F. VEGETATION....................................................................................................................III-10 G. SOILS..................................................................................................................................III-14 H. HYDROLOGY AND WATER RESOURCES.................................................................. III -19 I. WILDLIFE.......................................................................................................................... III -21 J. ARCHAEOLOGY................................................................................................................ III -21 K. EXISTING FEATURES/PUBLIC SERVICES................................................................... III -23 LIST OF EXHIBITS EXISTING LAND USE ................................ MAR -ANA GENERAL PLAN ........................ TOPOGRAPHY AND SLOPE MAP ................ VEGETATION MAP ................................... SOILSMAP ............................................... EXISTING SURFACE HYDROLOGY ............ WILDLIFE................................................. SCHOOLS & RECREATION MAP ................ EXISTING PUBLIC FACILITIES I ................. EXISTING PUBLIC FACILITIES II ............... PROPOSED PUBLIC FACILITIES ................. ................................................................................... III-5 ................................................................................... III-6 ................................................................................... III-8 ................................................................................. III-13 ................................................................................. III-16 ................................................................................. III-17 ................................................................................. III-18 ................................................................................. III-25 ................................................................................. III-26 ................................................................................. III-27 ................................................................................. III -28 Table of Contents — I TABLE OF CONTENTS IV. DEVELOPMENT PLAN..................................................................................................IV-1 A. PURPOSE AND INTENT..................................................................................................IV - 1 B. GOALS, OBJECTIVES AND POLICIES..........................................................................IV - 3 C. LAND USE PLAN..............................................................................................................IV-7 IV -15 D. CIRCULATION CONCEPT PLAN...................................................................................IV-12 ROADWAYCROSS SECTION-I....................................................................................................IV-17 E. DRAINAGE CONCEPT PLAN..........................................................................................IV-19 F. PUBLIC FACILITIES PLAN............................................................................................. IV -28 G. GRADING CONCEPT PLAN............................................................................................IV-32 IV -26 H. OPEN SPACE CONCEPT PLAN...................................................................................... IV -35 I. TRAIL CONCEPT PLAN....................................................................................................IV-36 GRADING CONCEPT PLAN RUELAS J. LANDSCAPE CONCEPT PLAN........................................................................................IV-39 IV -34 K. SCHOOL/RECREATION CONCEPT PLAN...................................................................IV-42 OPEN SPACE/TRAILS/RECREATION CONCEPT PLAN (BAJADA) ................................................. LIST OF EXHIBITS LAND USE PLAN (SUMMARY) .................................................................................................. IV -8 .................................................................................................. LAND USE PLAN (SUMMARY— LANDUSE PLAN(RUELAS) ........................................................................................................IV-10 LANDUSE PLAN (BAJADA) ........................................................................................................ IV -11 CIRCULATION CONCEPT PLAN (RUELAS) .................................................................................. IV -15 CIRCULATION CONCEPT PLAN(BAJADA) ....................................................................................IV-16 ROADWAYCROSS SECTION-I....................................................................................................IV-17 ROADWAYCROSS SECTION-II..................................................................................................IV-18 DRAINAGE CONCEPT PLAN (RUELAS)....................................................................................... IV -24 DRAINAGE CONCEPT PLAN(BAJADA) ....................................................................................... IV -25 DRAINAGECROSS SECTION I.................................................................................................... IV -26 DRAINAGE CROSS SECTION II................................................................................................... IV -27 PUBLICFACILITIES MAP........................................................................................................... IV -31 GRADING CONCEPT PLAN RUELAS IV -33 GRADING CONCEPT PLAN(BAJADA) ......................................................................................... IV -34 OPEN SPACE/TRAILS/RECREATION CONCEPT PLAN RUELAS IV -37 OPEN SPACE/TRAILS/RECREATION CONCEPT PLAN (BAJADA) ................................................. IV -38 LANDSCAPECONCEPT PLAN..................................................................................................... IV -40 LANDSCAPECONCEPT PLAN...................................................................................................... IV -41 Table of Contents - III 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 1. ESTATE LOTS (0.2 — I RAC)......................................................................................... V-14 2. L 0 W DENSITY (2 - 4 RAC)..............................................................................................V-16 3. MEDIUM -LOW DENSITY RESIDENTIAL (4-8 RAC) ................................................... V-17 4. MEDIUM DENSITY R ESIDENTIA L (12-15 RAC) ......................................................... V-18 H. COMMERCIAL SITE DEVELOPMENT STANDARDS .................................................. V-19 1. VILLAGE CORE COMMERCIAL.................................................................................. V-19 3. MIXED USE.................................................................................................................... V-19 I. RESORT DEVELOPMENT STANDARDS........................................................................ V-21 J. STREET DEVELOPMENT STANDARDS......................................................................... V-22 1. General Standards.......................................................................................................... V-22 2. Estate Standards............................................................................................................. V-23 K. PARKING STANDARDS................................................................................................... V-24 L. UTILITY DEVELOPMENT STANDARDS....................................................................... V-38 1. General Standards.......................................................................................................... V-38 2. Estate Standards............................................................................................................. V-38 M. DRAINAGE DESIGN STANDARDS............................................................................... V-40 N. GRADING STANDARDS.................................................................................................. V-42 0. LANDSCAPE STANDARDS............................................................................................. V-43 P. SIGN STANDARDS............................................................................................................ V-46 Q. NATIVE PLANT STANDARDS........................................................................................ V-49 R. HELISTOP STANDARDS.................................................................................................. V-49 Table of Contents - III TABLE OF CONTENTS VI. DESIGN GUIDELINES....................................................................................................VI-1 A. INTRODUCTION AND PURPOSE.................................................................................... VIA B. COMMUNITY CHARACTER............................................................................................ VI -3 C. SITE PLANNING GUIDELINES........................................................................................ VI -4 D. LANDSCAPE GUIDELINES.............................................................................................. VI -8 1. Objectives......................................................................................................................... VI -8 2. Entries and Intersection............................................................................:...................... VI -9 3. Streetscapes.................................................................................................................... VIA 1 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 Table of Contents -1V TABLE OF CONTENTS 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 LIST OF EXHIBITS EXHIBIT VII.C.1: MONITORING TABLE............................................................................VII-7 EXHIBIT VII.D.l: PLAT AND DEVELOPMENT PLAN APPROVAL PROCESS.............VII-8 EXHIBIT VII.D.2: IMPROVEMENT PLAN APPROVAL PROCESS..................................VII-9 Table of Contents - V TABLE OF CONTENTS 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 Agreement - 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 - Dove Mountain Specific Plan V) Marana Ordinance No: 96.46 W) Marana, Resolution No. 96-111 Table of Contents - VI I. SPECIFIC PLAN SUMMARY The Dove Mountain 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 that 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 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 amendment -4 it was referred to as the "RedHawk Specific Plan". The Ruelas Canyon Property comprising of 1343 acres and the Bajada property comprising of 2347 acres were 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 was not amended as part of that Specific Plan Amendment. The Ruelas Canyon site analysis portions are included in Appendix -S and the Bajada property site analysis in Appendix - T. Amendment 5 to the Specific Plan Under Amendment 5, the name of this specific plan proposed to change from "Red Hawk Specific Plan" to the "Dove Mountain Specific Plan". Significant changes proposed as part of this amendment include; modifications to certain land use categories including a decrease in the number of overall lots, changes in alignments for Dove Mountain Boulevard and other roads, a revision to the resort parking standards, increase in potential golf courses, provisions for a community stable within a residential land use category, a minor revision to allowable uses for Estate Lots, a procedure for minor changes to the Specific Plan, and the elimination of the "Specialty Commercial" land use category. II. INTRODUCTION A. PURPOSE The Dove Mountain 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. 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 Dove Mountain 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 11 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. 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 Dove Mountain 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 M 3 cAu rn NONNYHII cmc I Ob 31VCANkioHl ri i fl 31420 Do ONInvo ri 7v -VUloj lfouNvrudym 0 I L7 -oo K .c zo r........ Li ag z < MJ 13- L) LL M� L) LU CL U) z z 0 15; LU 0 0 mm d 'o OJUVCHY V r IL j:ab stiaomvs 0 Zw Z�u LUZ �Lu CL L) LL 11-4 III. DEVELOPMENT CAPABILITY REPORT A. INTRODUCTION The primary purpose of the Development Capability section of the Dove Mountain 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 • Veaetation and Wildlife • Geology and Soils • Archaeology B. ENVIRONMENTAL OVERVIEW The Dove Mountain Specific Plan area is located in the Tortolita Mountain region. It is characterized by diverse landforms. The major features are rock outcrops, topographic changes, and defined drainage ways. The site has remained undeveloped with evidence of cattle grazing beginning in the late 1800's through the present. The long-term cattle grazing do reflect an effect on the vegetative growth, but does not appear to have had a significant effect on the stability of the drainage ways. 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 Dove Mountain 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 Dove Mountain 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 Dove Mountain 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 III -6). Planning for the Dove Mountain 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: 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: Open Space Corridor • Santa Cruz River • Drainage ways/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 z U U CL U) z z cO G O 0 c T rr 0 CL 0 V) W m O O J J <F- W U y Z r y W O m < O< � O" O � O < UC UJ Z CO m m e< <Z <� a < �� W ao act x W N m 0�a �_�o© z U U CL U) z z cO G O 0 c T rr 0 zrr Qw QW 2 CD 0 W CDW � 8 n Z Z z�Lu Q W �Z FZ- a U 0- LL U Z W� �o G Q <I" a w LLJ a 0 > = O G O w `- Z G d W W W N h U S Q 2 J W a Z Z O r < U to O a C ti c m L o O U CIL a ZL ON 0. O 0 WO 0 O 0ifL 0 � G a C W G 9aw o a r� m O ¢ 0 > �4 O 000 a 9w oo 0 D. TOPOGRAPHY AND SLOPE ANALYSIS The topography of the Specific Plan site is characteristic of the Tortolita foothills containing a variety of landforms, see Exhibit III -8. There are the more hilly rock outcrops in the northern portion of the site to the gently sloping bajada area at the lower foothills of the Tortolita Mountains. The majority of slopes greater than 25% are clustered in the north/northeastern portion of the Plan area. This is the mouth of Ruelas Canyon with Ruelas Canyon Wash flowing southwest. This hilly terrain has several peaks and ridges. There is a small knoll centrally located with a slope greater than 25%. There are also scattered areas in the southeastern area of the Plan area that have slopes greater than 15%. These are minor isolated islands associated with drainage patterns. 256.8 acres, or 14%, of the Plan area contain slopes greater than 25%. This area is conserved and is left as open space and/or individually addressed for passive/active recreational purposes, roadway access, resort setting or as non - usable portions of otherwise usable building sites. Z _ Z W W ILIJH�U r CCOcn J c 011)� 0- < Ozz �QQ z J CL U LL C) LU (L U) z H z O 2 W O 0 a L w at U. Oz = D 7R Z~¢ Q to n 1 Z G ._ Q O Lu 2 F= W � wcm, WM A D z 7ft 'a N h- ~ w Z ui O apw< D I LU Z V-jcCU O �W V D Q m U _J z z J CL U LL C) LU (L U) z H z O 2 W O 0 a L w E. GEOLOGY The Dove Mountain Specific Plan is located in the northern fringe of the Tucson Basin. The project boundaries include portions of the lower Tortolita Mountains pediment and upper bajada. The Ruelas Wash is the largest drainage way 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 Holocene fan deposit is characterized as a thin mantle of grus (quartz and feldspar rich course grained sand and gravel) that overlies the Pleistocene age alluvium below. The larger watercourses carry an active bed of sand, gravel, and rock that is scoured and re -deposited during each flow in the channel. F. VEGETATION The Dove Mountain 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 Dove Mountain 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 COMMUNITIES The four major vegetative communities identified within the Plan area are (see Exhibit III -10): COMMUNITY Foothill Palo Verde Riparian Ironwood Foothill Palo Verde Ironwood ACREAGE % OF TnTA T . 1336.0 71.5 302.6 16.2 173.9 9.3 55.4 3.0 The Foothill Palo Verde community is the largest community within the project area. The dominant plants are: • Foothill Palo Verde Cer-cidium 772kWphyllum • Cheesebush Hymenoclea salsola • V—hitethom Acacia Acacia constricta • Chain Fruit Cholla Opuntia fulgida • Thombush Lycium spp. • Mesquite Proposopis juliflora • Desert Hackberry Celtis pallida Riparian communities include Ruelas Wash, Prospect Wash, and an unnamed wash traversing the center of Section 35. These are the best -developed riparian communities within the Specific Plan area. Riparian communities along Ruelas Wash have been designated as Class I Habitat by Dr. William Shaw, University of Arizona, in a 1986 study prepared for the Pima County Department of Transportation and Flood Control District. Class I Habitats are those providing "...a major extension of riparian habitat from protected areas." The dominant plants in the riparian community are: • Mesquite • Desert Hackberry • Blue Palo Verde • Catclaw Acacia • Cheesebush • Thombush • Foothill Palo Verde • Ironwood Prosopis jul j2ora Celfis pallida Cercidium f oridum Acacia greggii Hymenoclea salsola Lycium spp. Cercidum microphyllum Olneya tesota The Ironwood Foothill Palo Verde community contains dominant plants of • Foothill Palo Verde • Cheesebush • Ironwood • Whitethorn Acacia • Chain Fruit • Mesquite Cercidium microphyllum Hymenoclea salsola 01neya tesota Acacia constricta Cholla fulgida Prosopis juliflora The Ironwood Community is immediately south of Ruelas Wash. Saguaro density in the Ironwood habitat is very low, less than one individual per acre. Only two plants were present in 20 one-tenth acre vegetation sampling plots. The dominant plants in the ironwood community include: • Ironwood • Cheesebush • Tbombush • Desert Hackberry • Foothill Palo Verde • Whitethorn Acacia • Mesquite • Chain Fruit Cholla Olyneya tesota Hymenoclea salsola Lycium spp. Celtis pallida Cercidium microphyllum Acacia constricta Prosopis jarlif ora Opunda 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 County. Class II Habitats are important to wildlife in that they support a diversity of species, large numbers of individuals and provide critical movement corridors between wildlife populations. No vertebrate animals are known to be limited to ironwood stands, though densities of some species, such as the Harris Hawk, appear to be high where ironwoods are present. An intensive survey for the Tumamoc Globeberry was conducted on October 28-31, 1988. Each plant community within the Specific Plan area was sampled and additional effort was directed in those communities deemed most likely to support the Tumamoc Globeberry. None were located within the area. There were no federally protected plant species observed on the property. Mesquite, Paloverde and Saguaro are typical resources of the Sonoran Desert. Ill -12 C Cl) _ Z � n z zw w Z ZQ O _ � w - U LL w U > W Q CO z wz Z aa > o < <¢ Q ~ °o �..� IL a >. < `W O= O Q a pW O O z w O O O V w Z' OO z O r uj w> mf D �D■ m o 0 G. SOILS There are nine different major soil groups on the Dove Mountain 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 home sites and urban development. There are few limitations to the use of this soil. Hav_ hook-Sonoita Complex. This complex occurs on low fan terraces incised by narrow drainage ways. The Hayhook-Sonoita Complex is formed in moderately coarse textured alluvium derived from granite. It is deep and well drained with moderately rapid permeability. Cellar -Lehmans Complex. This complex is very gravelly sandy loam and gravelly sandy loam derived from the Tortolita granodiorite bedrock. The complex is mostly used for rangeland, but steepness of slopes, rocky surfaces, and areas of rock outcrop limit access in the area. The main limitations for home sites 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 excavation of the bedrock. Havhook Sandv Loam. This deep and well drained soil is on fan terraces incised by drainage ways. It is formed in moderately coarse textured alluvium derived dominantly from granite. Most of this soil type is used for rangeland, home sites and urban development. Chimenea Very Gravelly Fine Sandy Loam. This unit is found on strongly sloping pediment foot slopes. 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 111-14 of this unit are used for rangeland with some areas used for home site 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 home sites 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. Covanosa-Rock Outcrop Complex. This unit occurs on steep hill slopes and very steep mountain slopes. It formed in gravelly alluvium derived dominantly from granite and gneiss. This soil is very shallow, well drained and is moderately permeable. The rock outcrops are exposures of barren rock occurring as ledges, massive boulder piles and nearly vertical cliffs of gneiss and granite. The main uses are for rangeland with some areas used for building and recreational purposes. The main limitation is accessibility due to the steepness of slope, rocky surfaces and areas of rock outcrop. Arizo-Rivem,ash 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 runoffs from higher positions cause flash flooding then erosion is very high. Most of this area is used for rangeland with some areas used for home sites, 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 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. III -1 5 z LLJ0 LUi x XW W } XL IL 0 M ¢ a i m W w J zi COQ 0 >Z m O O m0 0 4 U ¢ } O 0 o z�Q ' ° v 2 6 > G 0 WO W C to to > }Q W� w > G W Z >LLJ O -J X ? 0 0 W 0 O O Wh 0)J W} ZJ �W IL OJ2 }� OLi G, S < v L) a v uZ. ¢G. 0 00 c0� < a O ccU D O Y U 0 MX W CJ G d w0 U EEEEMMMEM Z CL U LL W CL C/) Z a Z 0 a W 0 C z Q U IL U W IL U) z Q z 0 2 W 0 n L LU ZLLJ Z =agv Cl) Wo 7, —J 0 o LI) rrb X=)>- wcn= z Q U IL U W IL U) z Q z 0 2 W 0 n L LU C Z � n Z w Z }_- [L U LliL J J z Q U LL U W CL U) _z Q z D O E LU O 0 III -18 Lu H. HYDROLOGY AND WATER RESOURCES The majority of the Dove Mountain 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 flood prone area 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 Dove Mountain 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. M. 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 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. — 1I1-20 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 area 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 drainage way portions that are fragmented, providing no link to public preserves. y 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 Dove Mountain. 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 Dove Mountain Specific Plan area. Based on artifacts and features observed on the surface, four site classes can be defined (See Appendix): (1) prehistoric artifact scatters with no surface features; (2) prehistoric artifact scatters with surface features; (3) Hohokam habitation sites; (4) historic sites. The prehistoric sites contain a wide variety of artifacts, including numerous types of pottery 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 NTBS and the recommendations of the overview document, the archaeological significance of the 21 sites with respect to current antiquity guidelines has been evaluated, See Appendix. Although none of the sites are considered of such significance to warrant preservation in place, the prehistoric sites are important as a group for the information they contain on long-term adaptation to an upland environment. Thus, if they are to be impacted by future development plans, most will require some form of additional work (see Appendix). The significance of the historic sites is less clear. AZ AA: 12:196 (Cayton Ranch House) appears to be too recent to merit further consideration; AZ AA: 12:236 (T -Bench -Bar Ranch Site) may be archaeologically significant but will require further testing to determine this. Guidelines to be followed in managing the cultural resources within the Specific Plan area are outlined in the Appendix. III -22 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 501 W. Overton Road • Tortolita Middle School 4101 W. Hardy Road • Mountain View High School 3901 W. Linda Vista Road Fire Services Northwest Fire Department provides 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 that 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 Marana. III -23 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 I11-25). Access to this site exists currently at the intersection of Tortolita and Tangerine Roads as well as from the one -mile projection of Thornydale Road north of Tangerine Road. Sewer Sewer service will be provided in accordance with the approved agreement between the developer and Pima County, which calls for the construction of a new sewer line from Tangerine Road, along Camino de Oeste, to 750 feet south of Cortaro Farms Road (Exhibit III -25 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 -2=4 C-6 O J ~ OW 0 c = C) UW co z ^a 0. U LL U W 0- z a z O E LU O 0 TTT_"fi HONNYHC ow 21YOAHYONY 1li� rj� 3-C:0 so ONIV( ' j cz L, a� s 0 c �Q r ■ r•�= z Q CL U LL U W 0.. U) Z O O L] K W z ii U LL V W CL Cn z a z D O w O O III -27 I C) v/ D W W OUB Omo rrZ)Q CL r) CZ M a) i • _ O � e t. > W W 6 � NONNrNQ nruuurrnlnrrf OY 3lY0AMYONl C 31220 30 ONIRYO c r OAIY Y71 0 Y1 <L CC = KK w to 1 U u Z i o i �' tri nrnnn uur prwuu nur LU •� J < r 0 ; i W Z w 0 to O OU CZ M a) i • _ O � e t. > W W 6 � NONNrNQ nruuurrnlnrrf OY 3lY0AMYONl C 31220 30 ONIRYO c r ON Yino.LwOuNYRIYYN 0 = Z a tCL U LL U W CL U) Z D 50 2 Lij0 0 N t L W = w to 1 U u Z i J f U.1 LU •� J < r 0 ; i W Z w 0 to O OU _J r—<<< - w oil Z a tCL U LL U W CL U) Z D 50 2 Lij0 0 N t L W IV. DEVELOPMENT PLAN A. PURPOSE AND INTENT The Dove Mountain 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, Quidelines for future development, technical information and regulations. In recognizing the major development issues, the landowners objectives and Town requirements, a set of development plan goals have been established as follows: 1. Implement the goals, objectives and policies of the Town of Marana General Plan; 2. Provide a balanced range of land uses, anticipating current and future demands with a range of opportunities; 3. Provide a community character offering, residents an environment featuring open space, recreational uses, educational facilities and a mix of housing opportunities; 4. Preserve and enhance the integrity of significant landform features; 5. Provide for a gradual transition from cattle grazing/ranching, to development; y 6. Provide backbone infrastructure systems and public facilities to support development in an efficient and timely manner; 7. Provide a development phasing plan which is a general and logical estimate of how development will occur; 8. Provide an annual monitoring report for the Specific Plan to monitor project and regional growth; 9. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the property; and 10. Provide the framework for the management and administration of this Specific Plan. 11. Preserve open space within the specific plan area. IV -2 B. GOALS, OBJECTIVES AND POLICIES The Dove Mountain 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 Dove Mountain 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 Dove Mountain Specific Plan provides residential homes in various sizes along with additional commercial, campus park industrial, resorts and office uses which will benefit the entire area. It also provides guidelines to promote a level of design quality. o LAND USE GOAL "To develop a zonal land use pattern n,hich 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 Dove Mountain 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 Dove Mountain Specific Plan is designed to utilize existing circulation routes and provide additional circulation components and/or improvements where necessary. IV -3 D N 0 0 21 OPEN SPACE GOAL "Establish a network of properties throughout the Marana community to preserve open space . Open space is preserved in the Dove Mountain Specific Plan to provide for both regional and local scales. 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. 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. RECREATION GOAL "To create a diverse recreation netivork throughout the community available to all citizens. " The Dove Mountain 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. HOUSING GOAL = "To encourage development of housing to meet the needs of existing and future Marana residents. " The Dove Mountain Specific Plan provides a mix of housing types, a range of locations and prices based on market demand. IV -4 o POPULATION GOAL "To provide for a population appropriate to the Sphere of Influence of the Town of Marana. " The Dove Mountain 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 Toxm of Marana. " The Dove Mountain 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 Dove Mountain 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 P UBLIC AND PRIVATE PARTNERSHIP GOAL "Foster responsive public/private partnership to meet the economic and development needs of Marana business and residents. " The Dove Mountain Specific Plan implements the public/private partnership concept to meet economic needs and to foster quality development for the Town. IV -5 o PUBLIC SER VICES AND FACILITIES GOAL "To provide basic utility, public health and safety services for a balanced community. " The Dove Mountain Specific Plan provides for the basic public services and facilities necessary for a balanced development. IV -6 C. LAND USE PLAN The Dove Mountain Specific Plan is depicted in Exhibit N -IA & IB. It encompasses 5567.9 acres and is divided into forty-six (46) planning areas, open space (1,720.2 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 I -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 commercialibusiness 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. IV -7 TABLE I - LAND USE PLAN SUMMARY Dove Mountain Specific Plan Ruelas Canyon PLANNING, AREADESIGNATION = ; LAND USE .. - GROSS 'ACRES ,DWELLING. �F, UNIT RANGE :-< NUMBER OF DWELLING UNITS' - DENSITY UNITSI GROSS ACRES TARGET., DWELLING UNITS:.. 1 MUC: 26.05 - 2 MUC 24.91 - 3 MLDR 39.17 4-8 156-313 6 234 3a MUC 10.27 - 4 MUC 38.82 - 5 MUC 38.98 - 6 MDR 27.68 12-15 332-415 13.5 373 7 MLDR 21.43 4-8 85-171 6 128 7a MLDR 3.48 4-8 14-28 6 21 8 MLDR 65.92 4-8 263-527 6 395 9 MLDR 45.06 4-8 180-360 6 270 10 MLDR 70.16 4-8 280-561 6 420 11 MUC 12.10 - 12 MLDR 56.52 4-8 226-452 6 404 13 VC/MDR 28.45 12-15 341-426 13.5 132 14 VC 39.56 - 15 VC 46.50 - 16 VC 18.19 - 17 VC/MDR 29.93 12-15 359-449 13.5 404 18 LDR 44.11 2-4 88-176 3 132 19 MLDR 36.95 4-8 148-295 6 221 20 MLDR 22.75 4-8 91-182 6 136 21 E 873.81 0.2-.69 175-600 .44 388 22 LDR 31.40 2-4 63-126 3 94 23 LDR 94.76 2-4 189-379 3 284 24 LDR 41.62 2-4 83-166 3 125 25 R 67.16 26 LDR 21.57 2-4 43-86 3 64 27 LDR 11.53 2-4 23-46 3 34 28 LDR 16.82 2-4 33-67 3 50 29 LDR 27.06 2-4 54-108 3 81 23 LDR 94.76 2-4 189-379 3 284 24 LDR 41.62 2-4 83-166 3 1 125 TABLE I — LAND USE PLAN SUMMARY Dove Mountain Specific Plan Bajada PLANNING LAND SE".GROSS, DWELLING NUMBER OF,� DENSITY TARGET AREAy DESIGNATION ACRES UNIT ' rDWELLING xyUNITS/� DWELLING " RANGE UNITS r� GROSS UNITS �� ---:r,�.•; .,� .t .� �r, ���,`',..;�-��ti..� � �� .,�. _ACRES, � ` ;�,: " 1 LDR 320 2-4 643-1286. 3 _ 964 2 E 75 0.2-1 15-73 .6 44 3 R 155 - 9,159 4 MUC 15 - 5 MUC 19 - 6 MUC 6 - 7 LDR 151 2-4 301-602 3 452 8 LDR 151 2-4 301-602 3 452 9 LDR 447 2-4 894-1788 3 1340 10 LDR 55 2-4 109-219 3 164 11 E 75 0.2-1 15-75 .6 45 12 R 7 - 13 R 62 - 14 E 77 0.2-1 15-76 .6 45 15 LDR 291 2-4 581-1163 3 872 DOVE MOUNTAIN SPECIFIC PLAN TOTALS Notes: Total Dove Mountain Specific Plan area is broken down as follows: 1. Open Space/Drainage 1,720.20 acres 2. Canyon Pass 1,944.81 acres 3. Bajada 1,902.91 acres Resort/Hotel Rooms 1,600 rooms Land Use Designations: VC Village Commercial NUIMER OF _ DENSITY' R AREAS IN`GROSS DWELLING UNIT DWEL ING .' UNITS/GROSS" , DWELLING" ,. . S: RANGE UNITS ACRES UNITS 5,567.90 acres 1.12-2.17 6,234-12,085 1.65 9,159 Notes: Total Dove Mountain Specific Plan area is broken down as follows: 1. Open Space/Drainage 1,720.20 acres 2. Canyon Pass 1,944.81 acres 3. Bajada 1,902.91 acres Resort/Hotel Rooms 1,600 rooms Land Use Designations: VC Village Commercial MUC Mixed Use Commercial R Resort E Estate Residential LDR Low Density Residential MLDR Medium Low Density Residential MDR Medium Density Residential Target dwelling units for each planning area are for estimating purposes only. The total Maximum dwelling units will determine the actual units built for the entire Specific Plan area. IV -9 -m- 4 J U U LIJ CL z Q z 0 n Ul0 pp p i ag$� T. D. CIRCULATION CONCEPT PLAN The Dove Mountain Specific Plan establishes points of access to the site as well as the configuration, capacity, and design standards for roadways that will be constructed within the project. It is based on an analysis of the future traffic needs of all land uses to be located within the property. All roadways within the project boundary will be public and will be dedicated to and maintained by the Town of Marana or other appropriate jurisdictions/districts unless designated as private roads in the subdivision approval process. The roadway corridors and their access to future phases are depicted on the Circulation Concept Plan. (Exhibits IV -2A, 213, 2C & 2D). Access to the site from the general Tucson community will come from generally three separate directions: west on Tangerine Road from First Avenue or La Cholla, east on Tangerine Road from Interstate 10, and north on Thornydale to Tangerine Road or continuing north on the Thornydale Extension to Dove Mountain 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 Thornydale Roads are being planned by other parties, immediately for Thornydale Road south of Cortaro Farms, in the future for the Thornydale Road corridor north of Cortaro Farms and for Tangerine Road. Improvements to any of these roadways are not necessary for access to this site. Pima Association of Governments' information indicates that currently, eastbound and westbound Tangerine Road has an ADT of approximately 900 vehicles and Thornydale Road south of Tangerine has an ADT of approximately 1,000. Based on a level of service D, which is adequate for short periods of time. a two-lane roadway, such as Tangerine and Thornydale Roads have a maximum ADT capacity of 13,000. At such time as the roadways are improved to a four -lane divided roadway, the service volume increases to approximately 36,000. 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. Dove Mountain Boulevard has been modified so it will not extend west of the Specific Plan area. This road was previously planned to extend west to I-10. Since that time the land west of Dove Mountain has been identified as critical habitat for the pygmy owl and extensive development is not compatible with critical habitat. In recognition of these environmental issues, Dove Mountain Boulevard will terminate in a private road that will be maintained by a homeowners association and into a public road extending to the proposed resort site and resort golf club. IV -12 Anv 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 Dove Mountain Boulevard intersections will be improved, as future demand warrants. The location of the intersection of Dove Mountain Boulevard and Tangerine Roads comply with the Town of Marana General Plan. The access to a destination resort along this road is key to its 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) showsy access to adjacent parcels via existing rights-of-way or on-site circulation and consequently, poses no problems for the adjacent landowners. 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 Dove Mountain Boulevard), Dove Mountain Boulevard and the Thornydale Extension. The entrance road and Thornydale Extension tie into the Dove Mountain Boulevard, which continues to the north and then west into the additional Master Developer holdings. Based on the traffic analysis, prepared by Greiner, Inc. and PFS Traffic Engineering, LLC, Dove Mountain 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 Dove Mountain Specific Plan, Appendix H, Appendix U, 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, tails, master parking, utilities and related uses. Individual property owners will be required through deed restrictions to maintain that privately held 50 feet (25 feet per side of the 150' public right-of-way). Provisions for bicycle travel will be made throughout the IV -13 community but may not all be included within the public portion of the circulation corridor. It is the intent of the Master Developer to create a Community Facilities District to construct and maintain the roadway system throughout the plan area. In the event a district is not formed, the Master Developer will dedicate the roadway system to the Town at a time mutually agreed upon. IV -14 RG � I I I I CIRCULATION CONCEPT PLAN (Ruelas) I � I I .J I j I j .�I l I I I� Ij� _DO' GOR41^O4 u, � ✓' R G r: gju I C 2 I 0 0 apc-o.a, protee» t••L7..'rL: RAN ISO' RGY� Exhibit IV - 2A: CIRCULATION PLANNING CENTER CONCEPT PLAN T----rR lc 4'11.: 0 1600 3:00 1V-15 dic.�. U , 1V-16 ROADWAY CROSS SECTIONS 1 �f �o Wp LLJ iL =F —b zoo,- x U) IV -17 z C7 a Z� Z_ Q Z ' L z z�U I Q. -VV O o LU L) =i CL �f �o Wp LLJ iL =F —b zoo,- x U) IV -17 v Of Z_ Q I— z I O LU =i �f �o Wp LLJ iL =F —b zoo,- x U) IV -17 ROADWAY CROSS SECTIONS 2 a 0 0 0 0 6 c: O Ou (r J J 00 cfl U W Lli 'Cr LJ Q U O Q U U CL Z_ Q 1-- Z O 2 W O cl D 7 W IV -13 V Z Z w WZ Q z H Nw, R 3: rn o QO~ Orrw CC U Cn a 0 0 0 0 6 c: O Ou (r J J 00 cfl U W Lli 'Cr LJ Q U O Q U U CL Z_ Q 1-- Z O 2 W O cl D 7 W IV -13 E. DRAINAGE CONCEPT PLAN PROJECT CONDITONS: 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 that are proposed for reserved recreational uses are along the floodplain fringe or where over bank 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 & 31) of the specific plan (enhanced natural major wash). Foothills Alluvial Sheet Flow Area The foothills alluvial sheet flow 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 sheet flow area proposes establishing a constructed drainage way along the primary natural wash alignment. Stabilized banks will be constructed along the borders of this drainage way, 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 drainage way for the foothills alluvial sheet flow area is shown of Exhibit IV -3C & 3D of the specific plan (sheet flow 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. 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 drainage ways, golf course fairways, or detention/retention basins. The primary approach will be to utilize streets and constructed drainage ways 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 drainage ways are given on Exhibit IV -3C & 3D (subdivision drainage way/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 arm. 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 drainage ways 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. IV -20 BAJADA SITE: PROJECT CONDITIONS General 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 that are proposed for reserved recreational uses are along the floodplain fringe or where over bank 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 Dove Mountain 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 over bank 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 minimal 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. IV -21 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 affects approximately 60 acres of the project site. The proposed approach to development within the over bank floodplain area of Cochie Canyon Wash is to establish a 300 -foot to 400 -foot wide drainage way along the natural wash alignment. Over bank areas adjoining this natural drainage way will be reclaimed by construction of stabilized embankments adjoining the drainage way borders. The channel and vegetation within the drainage way borders will remain natural. A typical cross section of the alternative approach that 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 Sheet flow Area/Un-named Wash The foothills alluvial sheet flow area .(Un -named Wash) which extends through portions of Sections 15, 16, and 21 will require channelization in order to control the runoff which affects this area. The approach to facilitating development within the sheet flow area proposes establishing a 100 -foot to 300 -foot wide drainage way along the primary natural wash alignment. Stabilized banks will be constructed along the borders of this drainage way 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 drainage way for the foothills alluvial sheet flow 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 drainage ways, golf course fairways, or detention/retention basins. The primary approach will be to utilize streets and constructed drainage ways 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. IV -22 Additionally, it will minimize the release of clear water urban runoff to natural channels that could initiate degradation. Cross sections of the subdivision drainage ways are given on Exhibit IV -3C & 3D (Subdivision Drainage way/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 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 washes. The only location where online detention/retention may occur is at major road crossings. IV -23 DRAINAGE CONCEPT PLAN (RUELAS) DOVE MOUNTAIN SPECIFIC PLAN co° TN4&wc L' Vkc,.o Fo—iN� >= NAnp-AL El • x MINOR Y A-4*q Z 1 • y� -ATE ©AP 1 21 \0� O 3 OO Mem 3a be recovered Mom ® Mere of hcson W7ter reservoir P IoM I7kection t �Pp. Stype R!Or d-aynoe alorxj ��- Roams �t loomed In a' ?I- lllo.4 ak-oc.lors t slopes ss .n �t P—Ifi� t swwc: sa cno+oe 000 � 1 i TN4&wc L' Vkc,.o Fo—iN� >= NAnp-AL El "� MINOR Y A-4*q GOL=:TOR GHAMt "lam" 5 GOM2YOR GHANtNV-5 -ATE ©AP CLA- E -K-1 OC GULV�¢T LOGAT70N 21 F�CJr'.A1N GN'RDAGHI-r'r Mem 3a be recovered Mom ® on 1-tabr yresn tlooC7lfor GGty of hcson W7ter reservoir P IoM I7kection t �Pp. Stype R!Or d-aynoe alorxj ��- Roams > u. '° loomed In a' ?I- lllo.4 ak-oc.lors t slopes ss .n alona mwor Rz)o b ore P—Ifi� t swwc: sa cno+oe Exhibit IV -3A: DRAINAGE CONCEPT PLAN TME PLANNING M88CENTER 0 i soo• 3200• IV -24 M W Lz W z O U DRAINAGE CONCEPT PLAN (BAJADA) k .����♦ rte_ ��, / 1 / , ° O rl \ �° Q OJ -1I IV -25 cli i cc In. i. zw Waw ' Y _ 10-0 o4 o yp8 if k .����♦ rte_ ��, / 1 / , ° O rl \ �° Q OJ -1I IV -25 0 4 ZI-Li ._ w w <' g d. U W CO 0 Z VOW Q (!) O z co QOU tr oc ts.� DU U) Z 0 4 W J J W o �J W am U o' C# < O0 LL < 00 r' �Q W as �O �"' < �a 02 J r` W L'' z Cl) U c o Key• 'z W =¢K OWp == 0 <UW F•SW 2W aW0 �n (Sr• W Z OOW mOW<� 6 a 1<++O¢ ►UW <60 = W a= y r U W K SC 46 W Ca=> J K0a � 04d 0 ¢=0 e CO W CD _ '' S = S •S 4 K ¢ •W 1 o v O _ J C - W C� 2< LIJWI O0. 0z �Z Z ofk a c J a z s, U zm � `o Cm cl w =¢a w¢ Qa Z Z.2 wit Q Q > z Z W �U CO LU IV -26 CL U LL U W CL Z_ Q F - Z O E W O 0 U d uj J SLI z z 2 U 0 U W J O U 0 IV -27 Z Q U LL U W' CL Z_ Q H Z O a LU O 0 o X < W x W > W V W W U a LL m W W a WW •� I � •m QZQZ F=0 } r SQ=a-� t•• •OV =0 HZW W Z •D�w .alr WC¢ oow D V) E = Q pl - 3 D � -J 'I O ' O J !J z Er _a ca c U¢ Z¢ Qi Q m o� W= Wcc C-) z0 > -0 Q 'ts Z N _ OC.) zo UG WS IV -27 Z Q U LL U W' CL Z_ Q H Z O a LU O 0 F. PUBLIC FACILITIES PLAN Publicly owned facilities which impact this site includes 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 Dove Mountain project. This constructed system starts at the 15,000,000 gallon Sumpter "A" Zone reservoir and has extended a series of 24" and 16" lines through the Dove Mountain 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. On-site distribution will be installed generally within public right-of-way where feasible and planning, design and construction will be in accordance with Town of Marana and Tucson Water Standards and Specifications and other applicable agency and special district guidelines. Sewage This project site lies within a drainage basin that 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, discussions 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 Dove Mountain 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 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. IV -28 There are existing public sanitary sewers in Dove Mountain Boulevard that flow to an existing public wastewater pumping system (WWPS) that is located on Tangerine Road one-quarter mile west of Dove Mountain Boulevard. The portion of Dove Mountain 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 Dove Mountain has a sewer service agreement with Pima County Wastewater Management (PCWWM). The Bajada portion of the project lays 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 Dove Mountain project has connected to this source and is in the process of substantially completing a 16" line 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 Dove Mountain 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 both gravity and pumping systems in = accordance with both Town of Marana and City of Tucson standards and requirements. IV -29 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. IV -30 r L, J CL I Z a LL w v i Z Z 0 LU `2 0 0 IV -31 G. GRADING CONCEPT PLAN This project consists of predominantly three types of topographic characteristics that will require three different grading approaches. The three different landforms 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 landforms. 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 crosshatched 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 & 513), 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 -32 DOVE MOUNTAIN SPECIFIC PLAN I A e� j tri► w �«�n j�-v to a�OPt an ner�aaea^� to provkdaI�traa vc: xe or oroskm Gor. vl on slopos 9-04'-er t}m 25%, %, or recroattornal crnomttcs. rook ac.a Exhibit IV -5A GRADING =MHE cer, ER CONCEPT PLAN a 160V arca• IV -33 a1 Z Z < � v QFC R tJ. a 0 W $g s 8 2 O o U o cx w z Q .^^..I �0- R tJ. z U W o IL o Cn Z ``�" IV -34 tt z D o w 4 n 4 O n � � Q H. OPEN SPACE CONCEPT PLAN The Dove Mountain Specific Plan area includes a variety of open spaces both in terms of their quantity and quality. Open space will be utilized as depicted on Exhibit IV -6A and 6B. 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. In Estate Lot areas, open space may be preserved within a lot if the developer prepares a building envelope plan. The building envelope plan must be submitted to the Planning Department for review prior to recordation of a final plat. The Master Association or designated sub -association must then implement the building envelope plan. Minor changes to the building envelope plan that on a net basis do not affect the amount of project open space that can be approved by the Master Association without Planning Department review and approval. 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 Dove Mountain Specific Plan allows for up to ninety 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 Ruelas 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 amenities shall not be disturbed except where necessary for road crossings, utilities, recreational facilities, etc. IV -35 I. TRAIL CONCEPT PLAN The Dove Mountain 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 Dove Mountain 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 Dove Mountain Specific Plan area, will be established in association with the southern end of the Ruelas Wash in the property up to the south side of Dove Mountain Boulevard. The trail will provide privately regulated access to the Ruelas wash and will be sited and designed to integrate and capitalize on the riparian character associated with the Ruelas 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. Future trail development in conjunction with Pima County Parks and Recreation department will be accomplished in accordance with the agreement attached as Appendix - V. IV -36 OPEN SPACE/TRAILS/RECREATION CONCEPT PLAN (RUELAS) DOVE MOUNTAIN SPECIFIC PLAN IV -37 OPEN SPACE/TRAILS/RECREATION CONCEPT PLAN (BAJADA) LU Z v0¢ Z Z� rLF-iL co Q zUJ a WCL W U - pa:Z C° 1NOnnn Z U LL W U) z z O E W O Cl i� IV -38 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 Dove Mountain 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 Dove Mountain Boulevard, will be designed to include concentrated plantings, supporting and 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 Dove Mountain Boulevard and Thornydale Loop, 150' ROW. Secondary streetscape is also on the internal loop and Ruelas Canyon Road, 60' ROW. IV -39 �C-< X �Uc X Cl) � W ups- n k= ¢� J Z `W � C) a L U LU CL z 2 LU 0 0 IV -41 DOVE MOUNTAIN SPECIFIC PLAN IV -40 K. SCHOOLIRECREATION CONCEPT PLAN Two elementary school sites are planned within the Dove Mountain Specific Plan area. The first is in Section 35 in the area immediately north of Prospect Wash. The second will be much later in the project, and will be located in the area west of Wild Burro Wash. The first school site will be available to the school district until the year 2005 and the second will be available until 2015. The sites will be conveyed to the school district at no charge when the school district is ready to proceed with the construction of an elementary school and subject to the following provision: To the extent that the school district assesses development impact fees within Dove Mountain, these fees will be waived until such time as the Developer has received reimbursement of the fair market value of the school site(s). A hierarchy of recreational components exists within the Dove Mountain 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 Dove Mountain 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 up to 90 holes golf course 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. IV -42 V. DEVELOPMENT REGULATIONS A. PURPOSE AND INTENT These regulations will serve as the primary mechanism for implementation of the land uses for Dove .Mountain 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 • Villaae Core • Multiple Use • Resort • Open Space The proposed locations of these zoning designations are shown on Exhibit IV - 7, Land Use Plan. V-1 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. V-2 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 Facility 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 benefited 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. zi 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. V-33 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 Dove Mountain 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 that 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 parking and loading, ways for ingress and egress from vehicular - parking and loading areas. V-4 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. v -s 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. 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. _ V-6 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 that integrates commercial business, retail, recreation, restaurant/drinking facilities and public facilities with medium -density housing. V-7 C. GENERAL PROVISIONS 1. All construction and development within the Specific Plan area shall comply with all applicable laws, codes, and 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, drainage way or property fine, 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 storm water). 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 Dove Mountain Specific Plan Development Review Committee and the Town of Marana. V_g 8. Non -conforming Structures - Where a lawful structure exists at the effective date of adoption or amendment of this Specific Plan that could not be built under the terms of these regulations by reason of restrictions on area, height, yards, its location on the lot, or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: a) No such non -conforming structure may be enlarged or altered in a way which increases its non -conformity, but any structure or portion thereof may be altered to decrease or not affect its non -conformity. b) Should such non -conforming structure or non -conforming portion of structure be destroyed, by any means, to an extent of more than 50 percent, of its replacement cost, as determined by the Town Zoning Administrator, at time of destruction, it shall not be reconstructed except in conformity with the provisions of this Specific Plan. C) Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the district in which it is located after it is moved. 9. Essential services shall be permitted as authorized and regulated by law and resolution of the Town of Marana, it being the intention hereof to exempt such essential services from the application of this Specific Plan. 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 feedlots 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. V-9 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 or as approved by the Town Engineer 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 & R's. f. Sidewalks shall be located on one side of a roadway where adjacent densities are greater than 3 RAC. Current Town roadway cross-sections may be used in addition to the specified details in the Dove Mountain Specific Plan. 3. Design speeds of 15 mph may be used on rugged terrain to 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 fine 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 = V-10 escrow account, letter of credit third party trust agreement, or other form of assurances as may be approved by the Town of Marana. With the exception of the third party agreement the subdivider shall post assurances with the Town in the amount equal to the cost of construction for all required Town of Marana public improvements plus ten percent as estimated by a registered civil engineer. Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 95% of the lots covered by the assurances may be granted where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from the improvements required for the balance of the subdivision. 7. The proposed Community Facilities District will have as its 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. 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 6,00 average daily trips (ADTs). V-]2 E. LAND USE PLAN SUMMARY Land use designations have been assigned to each area identified on the Dove Mountain 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 IV. F. TRANSFER OF DENSITY/DWELLING UNITS To ensure the orderly growth of the community, designated planning areas within the Dove Mountain Specific Plan shall be developed at densities consistent with or less than the maximum dwelling count of 9,159 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 Dove Mountain Specific Plan residential dwelling unit maximum shall be 9,159 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 9,159 dwelling units or 1,600 resort/hotel rooms; 2. Allocating excess units outside of identified residential planning areas to non-residential areas; ;. A change in the density classification/ranI= 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 maximum dwelling units are not exceeded. v -i3 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: • Guesthouse 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. ;) 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. Model homes 5) Temporary real estate sales office within a model home. V-14 b) 6) Golf course, clubhouse and related facilities, including but not limited to, restaurant, tennis courts, pro -shop, swimming pool, maintenance building and driving range. 8. Up to one community riding stable or horse facility may be located within a residential land use category. The location shall be designated by the Master Developer prior to the sale of residential lots within 1,000 feet of the community riding stable. 9. Office use on the one -acre parcel that is the Dove Mountain Sales and Information are located adjacent to Lot 14 of Canyon Pass at Dove Mountain. Property Development Standards 1) Minimum Lot Area: Thirty Six Thousand (36,000) square feet. 2) 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 (3 0) feet( two stories.) 4) Building 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. 7) Horses will not be allowed in the developments within the mountainous terrain found in the Ruelas Canyon. V-15 2. LOW DENSITY (2-4 RAC) a) Permitted Uses: 1) Uses listed under estate lots shall apply except for horses. 2) Public elementary school b) Property Development Standards 1) Minimum Lot Area: Six Thousand (6,000) square feet 2) Cluster Option: a. Minimum lot size: None b. Average site area per dwelling unit: Four thousand (4.000) square feet. C. Minimum lot area per dwelling unit: None 3) Maximum Building Height: Thirty-five (35) feet, two stories. 4) Building Setbacks ■ Front: 20 feet ■ 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. V-16 3. MEDIUM -LOW DENSITY RESIDENTIAL (4-8 RAC) b) Permitted Uses: 1) Uses listed under low density shall apply. 2) Detached, attached or semi -attached single family dwelling with or without party walls or walled courtyards. 3) Two family dwellings 4) Townhouses Property Development Standards 1) Minimum Lot Area: Four thousand (4,000) square feet average, 3,000 square feet minimum including common area. 2) Cluster Option: a. Minimum lot size: None b. Average site area per dwelling unit: Two - thousand (2,000) square feet. 3) Maximum Building Height: Thirty (30) feet.( two stories.) 4) Building Setback: ■ Front: 20 feet ■ Side: 5 feet or 0 for common wall or zero lot line developments ■ Rear: 5 feet ■ Corner: 10 feet 5) Parking- See section V -K. 6) Landscape: See Section V -O and Section VI. V-17 4. MEDIUM DENSITY RESIDENTIAL (12-15 RAC) a) Permitted Uses: 1) Uses listed under Medium -Low Density shall apply. 2) Multiple -family dwellings. 3) Business related parking. 4) Nursery/child care. 5) Congregate care/nursing home. b) Property Development Standards 1) Minimum Lot Area. Two thousand (2.000) square feet per dwelling unit (duplex or multiple). 2) Building Height: No building shall exceed four (4) stories in height, and the exterior height shall not exceed forty-five feet (45). 3) Building Setbacks: ■ Front: 20 feet. ■ Side: 5 feet or zero for common wall or zero lot line developments. ■ Rear: 5 feet ■ Corner: 10 feet 4) Parking- See Section V -K 5) Landscape: See Section V -O and Section VI. V-18 H. COMMERCIAL SITE DEVELOPMENT STANDARDS 1. VILLAGE CORE COMMERCIAL a) Pennitted Uses: 1) Commercial 2) Commercial retail 3) Commercial recreation 4) Office/Professional 5) Financial Institutions 6) Tourist Commercial 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. 2. MLXED USE a) Permitted Uses: - 1) Professional 2) Commercial 3) Retail Commercial 4) Commercial Recreation V-19 5) Financial Institutions 6) Restaurant/Drinking Facilities 7) Public Services 8) Religious Facilities 9) Campus Park/Light Industrial 10) Medical Center/Hospital/Doctors Offices/Clinics/Seniors Care Facilities 11) Educational Facility 12) Veterinary Services 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. Additionally, in Planning Area 11, all development is limited to single story. 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. 1. RESORT DEVELOPMENT STANDARDS 2 Primary Permitted Uses: a) Destination Resort b) Hotel/Motel C) Destination Resort Support Commercial and Service d) Commercial Recreation (health club, tennis, etc.) e) Convention Facilities f) Restaurant/Drinking Facilities g) Swimming Pools and Spas h) Game courts such as tennis and racquetball i) Equestrian Facilities J) Medium Density Residential (except in Planning Area 22 where only Estate Development will be allowed) k) Entertainment Facilities 1) Specialty/Convenience Commercial m) Uses listed under Estate Lots n) Helistop 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 (1 5) feet. f) Parking: See section V -K. g) Landscape: See Section V -O and Section VI. J. STREET DEVELOPMENT STANDARDS 1. General Standards a) Dove Mountain Boulevard, north of Tangerine Road will have a 150 -foot richt-of-way and will be initially constructed with two travel lanes. b) Tangerine Road will initially be widened at its intersections with Dove Mountain Boulevard to provide a westbound right -turn lane and an eastbound left -turn lane, constructed with appropriate tapers, in accordance with ASHTO standards. 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. 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 Torn. 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 Dove Mountain 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) Within subdivisions having medium -low density residential and medium density residential curbs shall be required. ■ Estate and low-density residential areas shall require curbs only as needed for drainage. ■ On roadways with 150 foot right-of-way or greater, curbs shall be required for the ultimate cross-section. The interim cross-section may utilize a thickened edge. V-22 2. Estate Standards Future Estate standards for Street Development are subject to approval by the Town Engineer. V-23 K. PARKING STANDARDS Off-street parking required. a) Every building, use or structure, shall be provided with off- street parking facilities in accordance with the provisions of this specific plan for the use of occupants, employees, visitors or patrons. b) It shall be unlawful for an owner or operator of any building, structure or use to discontinue, change or dispense with, or to cause the discontinuance or reduction of the required parking facilities apart from the discontinuance, sale or transfer of such structure or use, without establishing alternative vehicle parking facilities which meet these requirements. 2. Location of required parking. a) Required off-site parking facilities shall be located on the same plot of land they are intended to serve, or upon a plot of land within three hundred (300) feet, by airline measurement, of the premises they are intended to serve. If off-site parking facilities are provided by a plot of land within three hundred (300) feet of the premises to be served then the requirements of this article must be met and the owner of said parking areas shall enter into written agreement with the Town of Marana or the District whereby the land providing the parking area shall have unity of title with the primary site and shall not be sold or disposed of except in conjunction with the sale of the building the parking area serves so long as these parking facilities are required. Said agreement shall be recorded at the expense of the owner and shall run with the land and shall bind the heirs, successors, and assigns of said owner. Said agreement may be voided by the Town of Marana if other provisions are made for off-site parking facilities pursuant to the requirements of this section. b) The following additional criteria shall apply to such off-site parking areas. 1) Off-site parking shall be permitted only where the off- site parking area is contiguous to the mixed-use or commercially zoned property or is separated only by an alley. V-24 2) The maximum encroachment of business parking into a residential area (MDR and MLDR only) shall be one hundred fifty (15 0) feet. Any encroachment greater than one hundred fifty (150) feet shall be determined by the Dove Mountain 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 parking for the disabled Each site used or to be used for commercial, mixed-use and community facility sites shall provide parking for the disabled in the immediate vicinity of the building or buildings as follows: a) One (1) parking space for disabled persons for the first twenty (20) required parking spaces; one (1) additional parking space for disabled for the next eighty (80) parking spaces or fraction thereof; and two (2) percent to be provided for over one hundred (100) parking units. b) All spaces shall have accessible thereto a curb -ramp or curb cut, when necessary to allow access to the building served, in close proximity to the entrance. C) Handicapped parking spaces shall be a minimum of twelve (12) feet wide. d) Each parking space shall be posted and maintained with a permanent sign of a color and design as shown in the "Manual on Uniform Traffic Control Devices (D9-6)", bearing the internationally accepted wheelchair symbol and the caption "PARKING BY DISABLED PERMIT ONLY." V-25 4. Size and character of required parking. a) Size: 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 Village Core Commercial Mixed Use Commercial • Resort d) Drainage: All off-street parking facilities shall be drained so as not to cause any nuisances on adjacent or public property. Such drainage facilities shall be arranged for convenient access and safety of pedestrians and vehicles. 5. Parking facilities plans required. A plan shall be submitted with every application for a building permit for any use or structure required to provide off-street parking. Plans shall clearly and accurately designate the required parking space, access aisles and driveways, and relation to the uses or structures these off-street parking facilities are intended to serve. V -?b 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 (I V2) 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 truest parking space equal to a minimum of five (5) percent of the spaces required above. ;) 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 -1-7 60 square feet: Bars Beer gardens Cafeterias Cocktail lounges Nightclubs 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 Childcare center Civic clubs Community centers (non-governmental) Contractor shops: General Electrical _= Plumbing V-28 Roofing Air conditioning, etc. Dancing school Dental clinic Drugstores Financial institutions Health institutions Indoor display area for vehicle sale or rental Kernel 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-29 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. In a resort hotel with more than 200 rooms and uses such as restaurants, meeting rooms and recreational amenities, the required number of parking spaces can be reduced to account for the shared use of parking spaces and to minimize the impact of parking on the resort environment as follows: The required number of resort parking spaces for all rooms and ancillary uses is 1.5 spaces for each hotel sleeping room. Time share or interval ownership units shall have one space for each unit, except when an interval ownership unit consisting of two bedrooms is constructed to allow the unit to operate as either a two bedroom or a one bedroom and/or studio unit, the required parking shall be 1.5 spaces per unit. d) Miscellaneous uses. 1) Hospitals: One and one-half (1 1/2) parking spaces for each bed. 2) Places of public assembly, assembly halls, convention halls, exhibition halls, dance halls, skating rinks, sport arenas, community center, libraries, theatre, museums, amusement centers: One (1) parking space for each five (5) seats or one (1) parking space for each two hundred (200) square feet of gross area; whichever is greater. 3) Places of worship: One (1) parking space for each fifty (50) square feet of auditorium or chapel area, not including Sunday School classrooms. 4) Funeral homes: One (1) parking space for each four (4) _ fixed seats in public rooms, or one (1) parking space for ninety (90) square feet in public rooms with movable seating. 5) Bowling centers: Six (6) parking spaces for each lane. v -3o 6) University or college, senior high schools, junior high schools, public orprivateschools: One (1) parking space for each classroom, plus one (1) parking space for each five (5) students or one-half (1/2) of the additional parking spaces for rooms used for public assembly as otherwise required by this section, whichever may be greater. 7) Elementary schools, public or private: One (1) parking space for each classroom, plus one-half (1 1/2) 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. 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-31 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 dime 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 1/2) percent of the gross floor area, and one parking space for each seventy-five (75) square feet for seven and one half (7 1/2) 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 cross floor area of the building; 2) Restrict the ultimate occupancy of the building to a minimum of two thirds. (2/3) office uses; 3) Exclude theaters. C) Limitation: The parking calculations for each occupancy of a large office building shall be made on the basis of the percent of gross floor area given the following ratios: A minimum of eighty (80) per cent for permitted uses otherwise requiring a 1:300 calculation. A maximum of twenty (20) percent for permitted uses otherwise requiring more than a 1:300 calculation and further provided that within this twenty (20) percent, only seven and one-half (7 1/2) 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 Dove Mountain 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 (1/2) 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-33 • 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, stairwells, 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: V-34 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. S. Off-street loading. a) General provisions: 1) Adequate space for loading and unloading of materials, goods or things, delivery and shipping, shall be provided and maintained on the same plot as the building which it serves. 2) Where any structure is enlarged or any use is extended, the full amount of off-street loading space shall be supplied and maintained for the structure or use. Where the use of a structure or land or any part thereof is changed to a use requiring an off-street loading space, such space shall be supplied and maintained to comply with this specific plan. ;) For the purposes of this section, an off-street loading space shall be an area at the grade level at least ten (10) feet wide by twenty-five (25) feet long with fourteen - foot vertical clearance. Each off-street loading space shall be directly accessible from a street or alley without crossing or entering any other required loading space, and shall be arranged for convenient and safe ingress and egress by motor truck and/or trailer combination. Loading spaces shall also be accessible from the interior of any building it is intended to serve. b) Specifications: Off-street loading spaces shall be provided and maintained in accordance with the following schedule: 1) For each retail store, storage warehouse, wholesale establishment, campus park industrial, factory, market, restaurant, funeral home, laundry, dry cleaning establishment or similar building or use which has an aggregate gross floor area of - V -35 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 - I space. 2) Convenience store - 1 space. 3) For each multiple dwelling, resort, hotel or motel which has a number of dwelling or hotel/motel units of: 25 to 50 units - 1 space Over 50 to 200 units - 2 spaces Over 200 units - 3 spaces Such loading spaces shall not be located in the required front yard. 4) For each auditorium, convention hall, exhibition hall, museum, hotel, office building, sports arena, stadium, hospital or similar use which has an aggregate gross floor area of: Over 20,000 square feet but not over 40,000 square feet - 1 space. Plus for each additional 60,000 square feet over 40,000 square feet or major fraction thereof - 1 space. The loading requirements for any unspecified use shall be that which is required for similar specified uses. V-36 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. V-37 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. 7. Should the Design Certification Option currently being used by Pima County be adopted for use by the individual utility companies, that option would be available for use within Dove Mountain Specific Plan. 2. Estate Standards 1. Private sewer lift station may be used where terrain conditions dictate the use of force mains. v -3s 2. Joint utility trenches may be used for sewer, water, electric, gas, telephone and cable TV with the approval of various agencies. 3. 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. 4. If acceptable percolation rates are demonstrated, individual septic systems will be allowed. V-39 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 -ypes 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 generally associated with major washes, channelization of these minor washes may be an integral part of the drainage design associated with individual developments. v -4o 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 1). 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 watercourses 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. V-41 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 view sheds, maintain regional character, and provide ease of maintenance. The primary concern of the Dove Mountain 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. V-42 4. Perimeter landscaping in commercial VC/MDR, &C, 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 that 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 hydro seed coverage. 7. Revegetation of large disturbed areas, such as drainage ways, 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 S -G, 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 that 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. V-43 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 public rights -of -ways shall be planted and/or hydro seeded 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, and R Districts shall be subject to the following standards: a) Amount of interior landscaping required: off-street parking areas shall have at least ten (10) square feet of landscaping for each parking space, excluding these spaces abutting a =_ perimeter for which landscaping is required by other sections hereof, and excluding all parking spaces which are directly served by an aisle abutting and running parallel to such a perimeter. Other vehicular use areas shall have one (1) square foot of landscaping for each one hundred (100) square feet or fraction thereof of paved area. V-44 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 usage standards. v -4s P. SIGN STANDARDS The purpose of sign standards is to establish a framework of comprehensive guidelines that inform, direct and reflect the Dove Mountain 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 build out 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. V-46 The height of the vegetation shall be restricted so as not to block regulatory signs. g) Any sign that 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 finding that the geographic location of, or access to the use identified creates a need for directional signs not satisfied by other signs permitted herein. b) Directional signage may be located onsite and offsite provided they are not located within the public right-of-way. The number of such signs shall be determined on a case-by-case basis for each planning areas as submitted for development plan review. 3. ENTRY SIGNAGE a) Entry signs shall be integrated with the community's character and the design is subject to approval by the Town Zoning Administrator. b) The Specific Plan entry monumentation signs are permitted at key entry points and intersections as identified on Exhibit IV - 27, 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-47 b) Projecting business signs shall not rotate, move or simulate motion in any way. 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 dirty (30) days, subject to approval of a temporary sign permit from the Town Zoning Administrator. Q. NATIVE PLANT STANDARDS Plant preservation and/or salvage shall be outlined at the time of final platting. The Dove Mountain 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 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. V-49 VI. DESIGN GUIDELINES A. INTRODUCTION AND PURPOSE The following guidelines have been prepared for the Dove Mountain 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 -i 2. 3. Setting The Dove Mountain 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 Dove Mountain Specific Plan is a 5,567.9 -acre master planned community. The mixed land use development is planned for residential, commercial, campus park industrial, recreational, and resort use. Extensive land within the property will be maintained as natural open space. These include the scenic hillsides and natural arroyos. Guideline Framework The Design Guidelines address two levels of planning and design: • Community scale • Secondary village scale Community Level Streetscapes and project edges are the most visible elements within a master planned community. The Dove Mountain Specific Plan Community is initially established by the entry monumentations, along two major circulation routes, Dove Mountain Boulevard and Thornydale Road, and the major open space drainage ways. Integrating landscape treatments, village theme walls and signage aides in achieving an overall community identity. Secondary Level Individual projects, the separate developments that comprise the community as a whole, include residential, commercial, resort and recreational uses. Each project should have an individual identity communicated through its architectural style, product type, and landscape treatment. B. COMMUNITY CHARACTER Community character is created through site location along with development sensitivity within the natural parameters. Land use definitions, along with major circulation routes, begin to convey the essential character and complex interrelations between the environment and the development. 1. Land Use Located at the base of the Tortolita Mountains, the Specific Plan area and surrounding area is presently undeveloped. There is a strong Sonoran Desert character in this area created by the indigenous vegetation, geology and arroyos. It is the intent of the master planning of this community to maintain the regional flavor through a desert ranch style development blending into the existing landscape. The Dove Mountain Specific Plan area will be developed as a master planned 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. 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. Dove Mountain Boulevard and Thomydale Road are the primary entry roads to the Dove Mountain 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. Dove Mountain 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. Extensive area will remain in open space providing a natural backdrop for the community. C. SITE PLANNING GUIDELINES 1. Objectives The overall image for the Dove Mountain Specific Plan development is to create buildable pads while retaining the underlying integrity of the landform. The main goal of the site planning guidelines are to take advantage and maximize views on and offsite, provide a sense of community, and honor the present development character of the area. The 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. • 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 throuah the use of walls and monumentations. The following guidelines in this section address 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 drainage ways, if lined, should use naturalistic materials. • Building mass should be simple in form. • Building placement on adjoining parcels along a street should be varied to create a more interesting streetscape. • Clusters of buildings should be of similar scale and mass with one "key" building or element, which stands out from each cluster. VI -5 3. Grading The key concepts in grading are to integrate buildable parcels with the existing topography and to maximize views from building pads while maintaining a low visual impact from surrounding properties. • The grading of the site terrain should conform to the natural topography as much as possible, resulting in a smooth transition from the natural grade to the developed pad. • 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 — ESTATELOTS- Rounded Transitions—� IT —1— Proposed Grade Existing Grade Rounded Transiiiors i VI -6 • 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 R=0 GEST _ NAIVRAL GRADE • Provide smooth transition from graded slope to natural terrain, round crest b We of slope �1�'=! L•~�'� Nilh vertical curvcr,. • xant ma -,a W of varying form 1, de^s y 10 Conceal and soften SL -pe plan(. VI -7 D. LANDSCAPE GUIDELINES 1. Objectives An overall landscape theme will unify and reinforce the open space and circulation components of the Dove Mountain Specific Plan Community. The Landscape Guideline objectives are: • Establish a landscape hierarchy for treatments of primary, specialty and secondary entries, primary and secondary streets, and neighborhood streets. • Establish landscape design guideline for project design. • Establish a plant palette for use in public rights-of-way, streets, and setbacks. The Dove Mountain Specific Plan landscape theme encourages the Sonoran Desert character, including riparian vegetation along the drainage ways. This character is reinforced through the coordinated design and choice of landscape and paving materials, see Exhibit IV- -1 Landscape Concept Plan. To achieve the desired uniformity, landscape guidelines are provided for. • Entries and Intersection • Streetscapes • Open Space/Recreation V1-8 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 the Dove Mountain Specific Plan. There are two community entries within the Specific Plan area: 1. Dove Mountain Boulevard along the eastern boundary 2. Dove Mountain 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 i �tlre:p DC&A-.d Cour w;� &-. -S7-VC LAcc-d Tres: VI -9 b. Secondary Entries The secondary entries shall have similar treatments as the primary entries but smaller in scale. These entries are into individual development projects, residential or commercial, within the Specific Plan area C. Specialty Entry There is one specialty entry monumentation within Dove Mountain Specific Plan. It is at High Pass Road, north of the Thornydale Extension. The monumentation shall reflect the character of the individual development and be smaller in scale than the primary entry statement. d. Major Intersection The Ruelas Canyon Road/Dove Mountain Boulevard intersection shall have an enhanced landscape treatment. MAJOR INTERSECTION TREATMENT iE3u1k*vfPAd*v Free Aree Cluster at NIDL t Tae,a _NXecimen Treat Drou¢tk Tolerant Rreground Plar*kV VI -10 3. Streetscapes a. Primary Streets Streetscapes and project edges are the most visible developed elements of the Dove Mountain Specific Plan. Dove Mountain 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. b. Secondary Streets Secondary streets shall be similar in character as the primary roads, smaller in scale and without medians. C. Neighborhood Streets Neighborhood streets shall receive consistent treatment within each individual development. Efforts should be made by individual builders to integrate with the community streetscapes. 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. 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 Dove Mountain 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 Dove Mountain Boulevard. • All visible elevations of a building shall receive adequate enrichment. • Buildings with varied front setbacks are strongly encouraged. VI -13 • Building forms should be of simple geometry with traditional rectangular forms. VARY BUILDING EDGES • Appropriate building materials include: • Brick • Masonry • Stucco • Adobe • Concrete Block Other materials should be used in small quantities only for accent. VI -14 3 • Predominant colors should be earth tones, 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. Residential The theme for the residential uses within the Dove Mountain Specific Plan area is Southwestern. Architectural designs that complement this stvle 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, pop outs, overhangs, and recesses. 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, and 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 F. SIGNAGE GUIDELINES I. 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 the Dove Mountain 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. s those stated in the Architectural Appropriate colors are the same a Guidelines. 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. a. Community Entry Signs The Master Developer shall provide community entry signs. These signs should be large in scale, monument type sign, creating a major statement. b. Individual Project Entry Signs Individual project signs shall be similar to the community entry signs but smaller in scale. They should reflect the specific design of the architecture and theme wall for that project. C. Commercial/Office Identification Signs Commercial/Office Identification signs shall be similar in character to the community entry signs but smaller in scale. They should reflect the specific design of the architecture. 4. Directional Signage a. Directional Signs Directional signs should direct a visitor to his/her destination in a safe, convenient and efficient manner. Signage should identify both the destination (facility, visitor parking, etc.) and direction of travel. Direction may be indicated by arrows or other symbols, or by sign placement b. Traffic and Regulatory Signs Traffic and regulatory signs must meet county/state standards for face size, face design, reflective qualities, height and other uniformities, which make them instantly recognizable as traffic signs. All traffic signs shall comply the Manual on Uniform Traffic Control Devices. VI -I8 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 Dove Mountain Specific Plan area should be subdued and discrete in keeping with the desired character of the development Lighting should provide adequate visibility for security and safety. Reduction of onsite and offsite glare should be a prime consideration by strategically placing lights to minimize glare off-site. Simple fixtures should be chosen to blend into the streetscape. The hierarchy of illumination for streets, entries, and individual projects should be clear. The intent is to respond to the varied land use and street edge conditions and avoid monotonous lighting levels and patterns. • Street lighting fixtures should incorporate cut-off shields to focus, as much light as is possible, down on roads and walkways. • All exterior building lighting should use energy conserving lamps. VI -19 VII. SPECIFIC PLAN IMPLEMENTATION A. Purpose Development will be implemented in conformance with the regulations and guidance contained within the Specific Plan. This section contains the procedures for administration of the provisions contained herein, including a Phasing Plan for the development of the proposed planning areas. Additional information covered in this chapter pertains to general administration, subdivision, amendmentprocedures, and the linkage between these elements. In addition, the Dove Mountain 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 cannot 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 Dove Mountain 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 Dove Mountain 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 Dove Mountain 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. 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 Dove Mountain Specific Plan shall be the responsibility of the master developer, the builders, or Community Facility District except as noted. The master developer shall be responsible for engineering and implementation of the major infrastructure systems. The major infrastructure systems are defined as those systems that 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 Dove Mountain Specific Plan residential dwelling unit maximum shall be 9,159 dwelling units. C. Monitoring Program There will be a Specific Plan Monitoring Program to assure that development is progressing as indicated within this Specific Plan. The monitoring program 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.l. Vll-2 [a 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 9,159 residential dwelling units and 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 "Dove Mountain 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. Development Review Procedures The Specific Plan shall be implemented through the review and approval process of final plats by the Town of Marana and through the Town of Marana building permit approval process (See Exhibit VII.D.1 and VII.D.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 any way alters the exterior appearance of any structure or area of land within the Dove Mountain specific Plan area unless it has been approved in writing by Master Developer Design Review Committee. A plan VI1-3 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. 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 reflects 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 Lyuidelines contained within the Specific Plan. This will assist the developer in = achieving consistency with the Specific Plan and generally facilitate a quality = project. VII -4 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. E. General Administration The Dove Mountain 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 Dove Mountain 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. 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. Additionally, the Planning Director may administratively authorize minor changes to the Specific Plan that are generally consistent with the goals, objectives and policies of the Specific Plan, and do not change the land use designation for a planning area. tl V11-6 Exhibit VII.C.I: Monitoring Table Development Area Acres Authorized D/U D/U Gained/Lost Transferred From -To Authorized RAC Changed RAC 1 2 3 4 6 7 8 9 10 11 12 13 14 TOTAL VII -7 Exhibit VII.D.1: Plat and Development Plan Approval Process PRELIM1 NARY DEVELOPMENT PLAN REVIEW WITH TOWN STAFF FINAL PLAT OR DEVELOPMENT PLAN SUBMITTAL MASTER DEVELOPER- DESIGN EVELOPERDESIGN REVIEW CO I APPROVE 1 I TOWN STAFF REVIEW I DENY APPROVE TOWN COUNCIL DENY,.. .APPROVE I RECORDING Exhibit VII.D.2: Improvement Plan Approval Process PRELR IINARY DEVELOPMENT PLAN REVIEW WITH TOWN STAFF IMPROVEMENT PLAN SUBMITTAL MASTER DEVELOPER DESIGN REVIEW COMMITTEE APPROVE APPROVE Design Certification Process (Subdivision Improvements) Town approved list of qualified consultants i Design Engineer files design certification option with Town Pre -design conference with Town Engineer Design Engineer begins Improvement Plan with certification statement on cover sheet • "On -Board Round table review (Qa 300/c design stage with Town staff i ' "On -Board Round table review @ 85% design stage with Town staff Design Engineer files completed Improvement Plan with Town Certification compliance letter issued by Town Engineer prior to Town Council Plat approval I Contractor applies for Construction Permit I TOWN IMPROVEMENT' PLAN PROCESS I TOWN STAFF REVIEW i DENY 1 I APPROVE • 24 hour turn around required V11_9 THE APPENDICES "A" THROUGH "W" OF THE DOVE MOUNTAIN SPECIFIC PLAN HAVE NOT BEEN RECORDED WITH THIS DOCUMENT BUT HAVE BEEN FILED IN PUBLIC RECORDS WITH THE MARANA TOWN CLERK'S OFFICE. THESE APPENDICES ARE AVAILABLE FOR VIEWING DURING REGULAR OFFICE HOURS, MONDAY THROUGH FRIDAY, AT THE MARANA TOWN HALL, 13251 NORTH LON ADAMS ROAD, MARANA, ARIZONA 85653. A COMPLETE LISTING OF THESE APPENDICES AND THEIR TITLES IS LOCATED IN THE TABLE OF CONTENTS OF THIS DOCUMENT. SEVERAL, OF THESE APPENDICES WERE PREVIOUSLY RECORDED WITH THE PIMA COUNTY RECORDER'S OFFICE. THEY ARE AS FOLLOWS: APPENDIX "A" WAS PREVIOUSLY RECORDED AS EXHIBIT "A" OF THE MARANA ORDINANCE NO. 2000.04 WHICH ADOPTED THE DOVE MOUNTAIN SPECIFIC PLAN. THIS RECORDATION IS IN DOCKET 11267, PAGE 1872 THROUGH 1881. APPENDICES "B" THROUGH "Q", WERE PREVIOUSLY RECORDED IN DOCKET 10056, PAGES 988 THROUGH 1131. APPENDIX "R", WAS PREVIOUSLY RECORDED IN DOCKET 9211, PAGES 369 THROUGH 391. Dove Mountain Specific Plan Appendix A Legal Description LEGAL DESCRIPTION COTTONWOOD PROPERTIES OPW JOB NO. 96013-102 ALL OF THOSE PORTIONS OF SECTIONS 13,14,15,16, 21,22, 23, 24, 25, 26, 35 AND 36 OF TOWNSHIP I SOUTH, RANGE 12 EAST, AND SECTIONS 7, 8 17, 18 AND 19 OF TOWNSHIP 11 SOUTH, RANGE 13 EAST, G&SRBM, PIMA COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SECTION 35, THENCE N 00° 07'05" E, ALONG THE EAST LINE OF SECTION 35, A DISTANCE OF 50.00 FEET TO A POINT 50.00 FEET NORTH OF THE SOUTH LINE OF SECTION 36, SAID POINT BEING THE TRUE POINT OF BEGINNING; THENCE N 890 58' 51" W, ALONG THE NORTH RIGHT-OF-WAY OF TANGERINE ROAD, ALONG A LINE 50.00 FEET NORTH OF AND PARALLEL TO THE SOUTH LINE OF SECTION 35, A�DISTANCE OF 1134.21 FEET TO A POINT; THENCE N 000 07"05" E, PARALLEL TO THE EAST LINE OF SECTION 35, A DISTANCE OF 2586.06 FEET TO A POINT; THENCE S 890 10'36" W, A DISTANCE OF 350.64 FEET TO A POINT; THENCE N 000 07' 05""E, PARALLEL TO THE EAST LINE OF SECTION 35, A DISTANCE OF 2727.76 FEET TO A POINT; THENCE N 890 10'3 6" E, 75.00 FEET NORTH OF AND PARALLEL TO THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 26, A DISTANCE OF 160.08 FEET TO A POINT; THENCE N 000 01' 50" W, ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 26, A DISTANCE OF 1244.89 FEET TO A POINT; THENCE N 890 27'00" E, ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 26, A DISTANCE OF I324.72 FEET TO THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 26; THENCE N 000 01'40" W, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 26, A DISTANCE OF 1313.58 FEET TO THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 26; THENCE N 000 00'22" W, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 25, A DISTANCE OF 2634.94 FEET TO THE NORTHWEST CORNER OF SECTION 25; THENCE N 000 01'15" E, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF \_ SECTION 24, A DISTANCE OF 1320:25' TO A POINT; Page 1 of 6 THENCE S 890 38'3 1" W, A DISTANCE OF 2649.76 FEET TO A POINT; THENCE S 890 52'05" W, A DISTANCE OF 2634.06 FEET TO A POINT ON THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 23; THENCE N 890 57'26" W, A DISTANCE OF 2633.48 FEET TO A POINT; THENCE N 890 57'25" W, A DISTANCE OF 2634.49 FEET TO A POINT ON THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 22; THENCE N 000 05' 36" W, A DISTANCE OF 1318.42 FEET TO THE WEST QUARTER CORNER OF SECTION 22; THENCE N 890 48' 34" W, A DISTANCE OF 5276.90 FEET TO THE WEST QUARTER CORNER OF SECTION 21; THENCE N 000 01'56" E, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 21, A DISTANCE OF 2634.58 FEET TO THE NORTHWEST CORNER OF SECTION 21; THENCE N 000 00'49" E, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 16, A DISTANCE OF 800.79 FEET TO A POINT; THENCE N 450 00'00" E, A DISTANCE OF 1594.41 FEET TO A POINT; THENCE NORTH, A DISTANCE OF 1015.18 FEET TO A POINT; THENCE N 300 00'00" E, A DISTANCE OF 800.00 FEET TO A POINT; THENCE S 300 00'00" E, A DISTANCE OF 745.00 FEET TO A POINT; THENCE N 600 00'00" E, A (DISTANCE OF 1206.70 FEET TO A POINT; THENCE EAST, A DISTANCE OF 700.00 FEET TO A POINT; THENCE S 300 00'00"-W, A DISTANCE OF 850.00 FEET TO A POINT; THENCE S 600 00'00" E, A DISTANCE OF 250.00 FEET TO A POINT; THENCE N 600 00'00" E, A DISTANCE OF 1300.00 FEET TO A POINT; THENCE S 300 00'00" E, A DISTANCE OF 800.00 FEET TO A POINT; THENCE EAST, A DISTANCE OF 325.86 FEET TO A POINT ON THE EAST LINE OF SECTION 16 FROM WHICH THE EAST QUARTER CORNER BEARS S 00° 14' 16" E, AT A DISTANCE OF 79.35 FEET; THENCE EAST, A DISTANCE OF 22927 FEET TO A POINT; Page 2 of 6 THENCE N 600 00'00", E, --A DISTANCE OF 900A0 FEET TO A POINT;i. ;.,.. THENCE NORTH, A DISTANCE OF 273.90 FEET TO A POINT; THENCE N 450 00' 00 W; A DISTANCE OF 521.85 FEET TO A POINT; THENCE N 30° 00' 00" E, A DISTANCE OF :1179.16 FEET TO A POINT; THENCE S 300 00'00" E 7 DISTANCE OF, 400.00 FEET TO A POINT;,,,,,.. THENCE EAST, A DISTANCE OF 2534.54 FEET TO A POINT; THENCE'S 300 00'00" W, A DISTANCE OF 1469-06 FEET TO A POINT; THENCE S 450 00'00" W, A DISTANCE OF 1000.00 FEET TO A POINT; THENCE S 30000 00" E, A`DISTANCE 'OF 600.00 FEET TO A POINT; THENCE EAST, A DISTANCE OF•850.00 FEET TO A POINT; THENCE N 45° 00' 00"•E, A DISTANCE OF 900.00 FEET TO A POINT; THENCE EAST, A -DISTANCE OF,700.00.FEET TO A POINT; " DISTANCE ~ 293 9I FEET TO A POINT ON THE EAST LINE OF THENCE S 600 00'00" E, A ISTANCE OF T UARTER CORNER OF SECTION 15 BEARS N • ° ^SECTION 15 FROM WHICH THE FAS. Q ; ET; of 144.55 FE , �' , ; - _ .... _ ..._ ... . 05'20'!-E" ; AT. A DISTANCE. THENCE S 600 00' 00".E, A DISTANCE OF_369.55 FEET TO A POINT; _ THENCE N .60° 00'00" E, A DISTANCE OF 1065.48 FEET TO A POINT; OF 1500.00 FEET TO A POINT; THENCE NORTH, A DISTANCE THENCE N 450 00'00"E, A DISTANCE OF 1100.00 FEET TO A POINT; THENCE S 60° 00'00" E, A DISTANCE OF 2683.43 FEET TO A POINT; THENCE S 450 00'00" W, A DISTANCE OF 1982.42 FEET TO A POINT; THENCE EAST, A DISTANCE OF 1902.26 FEET TO A POINT; THENCE- S 300 00'00" W, A DISTANCE OF 2402.25 FEET TO A POINT; RTH LINE THENCE S 300 21' 17" E, A DISTANCE OF 298.00 FEET TO A POINT oOF THEN 23 BEARS OF SECTION 23 FROM WHICH T� N�64 9�EET �R CORNER S 890 32' 18" W, AT A DISTANCE O THENCE S 300 00'00" E, A DISTANCE OF 1900.00 FEET TO A POINT; Page 3 of 6 THENCE S 600 00'00" E, A DISTANCE OF 614.88 FEET TO A POINT ON THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 23; THENCE S 000 06'46" E, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 23, A DISTANCE OF 6.01 FEET; THENCE N 300 00'00" E, A DISTANCE OF 721.58 FEET TO A POINT; THENCE N 000 06'46" W, A DISTANCE OF 1344.45 FEET TO A POINT ON THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 24; THENCE S 600 00'00" E, A DISTANCE OF 1734.26 FEET TO A POINT; THENCE SOUTH, A DISTANCE OF 877.86 FEET TO A POINT; THENCE S 60° 00'00" E, A DISTANCE OF 900.00 FEET TO A POINT ON THE EAST LINE OF THE NORTHWEST QUARTER OF SECTION 24; THENCE N 000 00'49" W, ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF SECTION 24, A DISTANCE OF 2185.84 FEET TO THE NORTH QUARTER CORNER OF SECTION 24; THENCE S 890 49'06" E, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 24, A DISTANCE OF 1321.59 FEET TO A POINT; THENCE N 000 06' 13" E, ALONG THE WEST LINE OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 13, A DISTANCE OF 2637.95 FEET TO A POINT; THENCE S 890 44'50" E, A DISTANCE OF 1323.19 FEET TO THE WEST QUARTER CORNER OF SECTION 18; THENCE N 000 07' 12" E, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 18, A DISTANCE OF 2325.99 FEET TO THE NORTHWEST CORNER OF SECTION 18; THENCE N 000 07' 12" E, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 7, A DISTANCE OF 314.65 FEET TO THE EAST QUARTER CORNER OF SECTION 12; THENCE N 000 07'56" E, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 7, A DISTANCE OF 2322.68 FEET TO THE WEST QUARTER CORNER OF SECTION 7; THENCE S 890 58'35" E, ALONG THE NORTH LINE OF THE SOUTH HALF OF SECTION 7, A DISTANCE OF 5175.62 FEET TO THE EAST QUARTER CORNER OF SECTION 7; THENCE S 000 08'14" W, ALONG THE EAST LINE OF THE SOUTH HALF OF SECTION 7, A DISTANCE OF 1317.89 FEET TO A POINT; Page 4 of 6 THENCE.N 89° 4T 25" E, A DISTANCE OF 1323.17 FEET TO A POINT; TT -INCE N 000 09'54" E, A DISTANCE OF 1317.86 FEET TO A POINT; THENCE N 890 47'31" E, A DISTANCE OF 1323.80 FEET TO THE CENTER QUARTER CORNER OF SECTION 8; THENCE S 000 11'33" W, ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF SECTION 18, A DISTANCE OF 2635.65 FEET TO THE SOUTH QUARTER CORNER OF SECTION 18; THENCE S 000 07'4 V W, A DISTANCE OF 659.47 FEET TO A POINT; THENCE S 890 48'09" W, A DISTANCE OF 1322.63 FEET TO A POINT; THENCE S 000 08'08" W, A DISTANCE OF 659.15 FEET TO A POINT; THENCE S 890 48'59" W, A DISTANCE OF 1322.71 FEET TO A POINT ON THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 17; THENCE S 000 08'36" W, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 17, A DISTANCE OF 1317.68 FEET TO THE EAST QUARTER CORNER OF SECTION 18; THENCE S 00° 09'34" W, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 18, A DISTANCE OF 2640.53 FEET TO THE SOUTHEAST CORNER OF SECTION 18; THENCE S 000 10'24" W, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 19, A DISTANCE OF 2637.52 FEET TO THE EAST QUARTER CORNER OF SECTION 19; ' THENCE S 000 04' 12" W, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 19, A DISTANCE OF 2636.21 FEET TO THE SOUTHEAST CORNER OF SECTION 19; THENCE S 890 50'47" W, ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 19, A DISTANCE OF 2636.39 FEET TO THE SOUTH QUARTER CORNER OF SECTION 19; Page 5 of 6 LINE OF THE WEST THENCE S 890 59'56" W, ALONG 4THE SOUTH�O ,� SOLTITIWESUT CORNER OQUARTER ECTION SECTION 19, A DISTANCE OF 25 19; THENCE S 000 02'54" E, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 25, A DISTANCE OF 2310.70 FEET TO THE EAST QUARTER CORNER OF SECTION 25; THENCE S 000 02' 54" E, ALONG T14E 4 SECTION 30, A DISTANCE OF 3 FEET O THE WEST QUARTER CORNER OF SECTION 30; THENCE S 000 02' 31" W, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 25, A DISTANCE OF 2240.71 FEET TO A POINT 75.00 FEET NORTH OF THE SOUTH LINE OF SECTION 25; THENCE N 89° 43'06' W, 75.00 FEET NORTH OF AND PARALLEL TO THE SOUTH LINE OF SECTION 25, A DISTANCE OF 4667.69 FEET ON A CURVE ON THE SOUTHEAST RIGHT -OF WAY OF DOVE MOUNTAIN BLVD.(FORMERLY REDHAWKBOULEVARD) AS RECORDED IN DOCKET 10293 AT PAGE 1013, FROM WHICH THE RADIUS BEARS S 41° 03'46" E; THENCE SOUTHWESTERLY ALONG A CURVE TO THE LEFT, ARC EN LENGTH OFCH HAS A RADIUS FEET 1525.00 FEET AND A CENTRAL ANGLE OF TO A POINT OF TANGENCY; THENCE S 00° 07' 05" W, PARALLEL TO AND 75.00 FEET EAST OF FEET NORTH EAST INE OF THE SECTION 35, A DISTANCE OF 4180.87 FEET TO A POINT 50-00 SOUTH LINE OF SECTION 36; THENCE WEST, ALONG A LINE 50.00 FEET NORTH OF AND PARALLEL TO THE SOUTH POINT OF LINE OF SECTION 36, A DISTANCE OF 75.00 FEET TO THE TR UE BEGINNING. SAID PARCEL CONTAINING 5589.3 ACRES, MORE OR LESS. REL:lb March 22, 2000 96013\legals\totalacr.lgl Page 6 of 6 Dove Mountain Specific Plan Cultural Resources Management Plan Outline APPENDIX B CULTURAL RESOURCE MANAGEMENT PLAN --OUTLINE: Significant archaeological sites are known to exist in proposed development areas in the Tortolita Mountain Project area, and there is the possibility that additional significant archaeological sites will be located in unsurveyed areas within the project boundaries. Because many of the sites will meet the eligibility requirements for inclusion in the National Register of Historic Places, the following recommendations are made for the identifidation 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 APPENDIX Phase 4: Final Cultural Resource Management Plan The information derived from the field survey and subsurface testing will be synthesized and integrated with the proposed development plans. Such a plan will include a research design and recommend measures to be taken to mitigate any unavoidable impacts to significant archaeological resources. These mitigation measures can include site preservation and data recovery. Phase 5: Archaeological Data Recovery The mitigation plan developed in Phase 4 will be implemented. Archaeological excavations of any significant sites will be conducted in order to recover important archaeological information inherent in the sites prior to site development. This work will include field work, analysis of excavated materials, and a published report on the findings. Public interpretation and education can be integrated into the mitigation effort as an added public benefit. VIII -6 100 t90 ASM NO. AZ CULTURAL AFFILIATION SIGNIFICANCE• Prehistoric Artifact Scatters without Surface Features AA:12:167 Archaic & Hohokam 2 AA:12:168 Hohokam 2 AA:12:169 Hohokam 2 AA:12:181 Archaic & Hohokam 2 AA:12:183 Hohokam 3 AA -.12:186 Hohokam 2 AA:12:187 Archaic & Hohokam, 2 AA:12:219 Hohokam 3 AA:12:220 Hohokam? 3 AA:12:234 Archaic & Hohokam 2 AA:12:268 Hohokam 2 AA:12:272 Hohokam 2 Prehistoric Artifact Scatters with Features AA:12:152 Hohokam 2 AA:12:182 Hohokam 2 AA:12:184 Hohokam 2 AA -.12:273 Hohokam 2 AA --12:274 Hohokam 2 Hohokam Habitation Sites 1 AA:12:188 Hohokam AA:12:250 Hohokam 1 Historic Sites 3 AA:12:196 - 2 AA:12:236 - 1 - Probable archaeological significance 2 - Possible archaeological significance 3 - No significance VIII -7 10056 992 Dove Mountain Specific Plan Appendix C Soils Testing Report APPENDDC G rce i n e r January 8, 1988 Mr. David Graham Westinghouse Communities of Arizona, Inc. 1760 -East River Road, Suite 103 Tucson, Arizona 85718 Greiner. Inc. 555 E Rivet Road. Suite 100 Tucson. Arizona 85704-5822 (60211387-1800 FAX: (6021 887-8438 Re: Preliminary Geotechnical Engineering Assessment Greiner Job No. 4017.03 Dear David: In accordance with our discussions, Greiner, Inc, -has reviewed the Geotechnical Soils Report furnished by Desert Earth Engineering dated January 4, 1988. -ti,g3 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 !,- fcc:- is adequate). Also noticeable is the fact that under the preliminary layouts proposed to date,.no deep trenching is anticipated near this particular pocket of material.. - The third section is represented by trench T-2 (the stone house) where very hard rock is encountered at 5.5 feet. A visual inspection made this finding expected and within the realm of expectation for placement of the water tank. In summary, the soils investigation confirms our anticipation of workable conditions for construction and trenching and no modifications need be made at this point in time to the construction cost estimates provided. Should you have further questions, please call. Sincerely, GREINER, INC. Y Bale, P.E.ing.Manager 10056 993 Greiner Engineering Sciences Attn: Ryan G. Bale, P.E. 555 E. River Road, Suite 100 Tucson, Arizona 85704 Re: Preliminary Geotechnical Approximately 2000 Acres Pima County, Arizona January 4, 1988 81-523 Engineering Assessment of the Westinghouse Tortolita Property As requested on December 30, 1987, Desert Earth Engineering conducted a field reconnaissance and preliminary geotechnical/geological assessment at the above -captioned site, A total of 5 trenches were excavated on approximately 2000 acres to provide preliminary indications of allowable penetration depths and various subsurface conditions in different areas throughout the subject property. The results of our preliminary assessment indicated that the subsurface conditions vary substantially throughout the property. The enclosed site plan, Figure 1, shows where the 5 trenches are located throughout the property. Also, shown on this site plan are the portions of the property where rock outcrops are exposed at the surface. The soils -encountered in our preliminary investigation consisted primarily of granular sands, gravels, silts and clays. For the various material types and respective densities see the trenching logs in Appendix A. The in Situ densities of the soil overburden regions varied from medium dense .to very dense. The plastic component of soils found on site in this preliminary investigation- was generally low. The red -brogan clays common to north-west portion of the Tucson. Basin can have an excessive expansion nR....J-:..1 -1 t__J t_ .. 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. 3925 N. Runway Dr. Tttrrcnn driTnno 0c7nc 10056 -994 Westinghouse Tortolita Property Page 2 The allowable penetration depths varied throughout the property. Generally, where igneous and metamorphic rock outcrops are located nearby the soil overburden zone is relatively thin and backhoe refusal is common. The rock types found throughout the property consist of Precambrian Schist and Granites which at the surface tend to be weathered and rippable. Mere 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 .flel Sol and Naranja Road, we feel achieving the required penetration depths from 5 to 15 feet. is possible, although construction may require the employment of heavy ripping equipment in areas typical of the soil conditions found in trench T-4. Backhoe refusal was encountered in this area due to the heavily cemented and tightly bound soil matrix. The materials suitable for engineered fill or ABC should meet the general requirement outlined.in Appendix B. This investigation is preliminary in nature and as such will require additional field and laboratory work prior to the commencement of any construction. It we may be of further assistance on this project or future projects, please do not hesitate to call. RLS/TPB/jcb Copies (5) Addressee Aeodore. ;P�.BayhaVm,.G.E. 10296 ROBERT L % R.L. Sogge, P.E. 10056 _995. 10056 - 9'�a KN r f •c . 1 •fLU vlt N •. • `. Vv J t JOB NO. "A"T LOCATION DESERT EARTH ENGINEERING .87-523 Westinghouse Tor.tolitas LOCATION OF BORING DRILLING I+CTNOO & COUIrMCHT BORING NO. Case 580E Backhoe T-1 with 18 in. bucket SHEET See Site Plan, Figure 1. 1 OF 1 CkGIk[El SAMPLING KCTHOD TPB TIME DATE DATUM ELEVATION CASING DEPTH ,12/31/87 WW Y� o1. �W SURFACE CONDITIONS W d &LOWS/t" I.- LI W 'i \�' 1WNAtive desert en ' it Yv -Q SwKrLGR pZ os �� metamorphic outcro hills. on C Brown fine to coarse SAND with some clay and trace 1 ravel; medium plastic fines, medium dense, moist. 2 light -brown in r SAND with some trace sil I 3 and tracer n n n lastic dr modprate to -lightly remi!nted throughout. very tight .q bound soil matri 5 6 iard digging - consistent - occasional cobbles 7 pqq rpmentation throughout 8 ' 9 10 - r.ace silt very dense 1 2 Light brown fine to coarse 3 trace gravel 4 15 L -Bottom of trench at 14.0 feet 6 • 7 8 . 9 DESERT EARTH ENGINEERING ,D8 ND' CLIENT LOCATION 87-523 Westinghouse Tortolitas LOCATION OF BORING DRILLING METHOD s EOu1PMENT BORING NO. See Site Plan, Figure 1. SAMPLING METt4OD i DATUM ELEVATION CASING OEPTN .r .moi •Y' o S I +�, SURFACE CONDITIONS W .. s.. W O C-1 a I q BLOWS/c•• W z WW <}sY> SAMrLErt WI` ..'C �� Native desert landscape, me' 1• _,. A�northeast. Tr n h in wash ; 0 SM ark brown fine- to c l and tracegravel; medic slightly moist. 2 3 decompose granite boulders eathered rock zone 4 - competence com etence with d iery hard di •in 6 7 ackhoe refusal at 5.5 feet 9 . 0 .. 1 . 2 3 4 5 6 7 8 . 9 T-2 SNEE .T 1 OF 1 EkCIKEER TPB TIME DATE 12/31/87 hic outcrop to the • u wi rn •some silt nonplastic. denseVet rippab e c t c L L t J08 NO. CLIENT LOFOORINC N DESERT EARTH ENGINEERING .87-523 Westinghouse Tlitas LOCATION OF BORING DRILLING METHOD •EQUIPItENT NO• lase 58QE Backhoe T- 3. _ with 18 in. bucket T See Site Plan, Figure 1. OF 1 CKGIKCEI SAMPLING KETHOO TPB TIME DArUM ELEVATION DATE ,12/31/87 CASING DEPTH r Ir ,,= •.y ar k„� =r�Yo' < uV I/ 2v -c eLOKsic•• SAIt�LEn I.- W �� o z u C! x� Js AA tr W r�W SURFACE CONDITIONS Native Sonoran desert terrain, washes, .ridges and desert flora 0 1 2 3 SM brown SAND with some silt and occas ionaY cobbles medium dense nonplastic slightly moist i SM li ht brown liphtly cemented fine'to coarse SAND = with s -trace silt and trace.gravel - occasional et mor hic cobbles - dense non lastic drv. I 4 / 5less cementation 6 Consistentdense occasional boulders 7 ca -vin on sidewall 8 9 SM very dense increased cementation, some mater 10 tightly bound soil matrix and di in Spyeral large 1 boulders in tightly bound matrix 2 3 Llackhon refusal at 12.0 feet O 4 5 6 7 8 9 DESERT EARTH ENGINEERING Joe" 0. CLIENT LOCATION 87-523 Westinghouse Tortolitas 60CwT10N OF e0a1NG DRILLING 64ETHOD L EOMPUENT BORING N0. T- 4 with 18 i_n htirkpt StIEET See Site Plan, Figure 11 1 OF 1 EXQKEER SAMPLING kETHOD TPB TIKE DATE DwTu#4 ELEVATION CASING DEPTH .12/31/87 •"" �+ F- T SURFACE CONDITIONS Yo sAu�LER o z S �W Native desert terrain -L AIV 0 1 SM ro n fine to cparse SAND with some silt and trace gravel. medium dense nonplastic slightly moist 2 i SW-SM li ht brown fine to coarse SAND with trace silt 3 and gravel light cementation throw hout 1 4 5 cobbles and boulders abundant - cementation matrix ver hard di / ging - Yet rippable 6 Backhoe refusal at 5.5 feet 1 8 9 0 1 2 3 4 5 D 6 1 8 9 • J08 NO. CLIENT LOE�TW« ES ERY EARTH ENGINEERING 87-523 Westinghouse Tortol itas LOCATION OF BORING DRILLING SACTHoo & EOUIPMENT �Ow/HG NO, Case 58OF Backhoe T- 5 with 18 in, bucket SNCCT See Site Plan, Figure 1. 1 OF 1 c.cIxcc/ SAMPLING METHOD TPB T IKE i' - 4 6 Some cobbles encountered 7 . 8 (SW -SM) light 1z brown fine g ravel medium d 10 1 . 2 Bottom of trench at 10.0 3 4 5 6 7 8 1 g . coarse SAND wi e, nonelastic. O O LVR DATE OA -TUM ELEVATION ,12/31/87 CASING DEPTH ..n.s. u SURFACE CONDITIONS La a ?$ uLo«sic•• u ': J -W Native desert 1andscaDe alo verde mesquite saguaro creosote etc... . 1 '� I • 2u A.l 0 SM brown SAND with some silt and trace gravel, medium 1 dense nonplastic, slightly moist 2 Light brown color, less silt, dense 4 6 Some cobbles encountered 7 . 8 (SW -SM) light 1z brown fine g ravel medium d 10 1 . 2 Bottom of trench at 10.0 3 4 5 6 7 8 1 g . coarse SAND wi e, nonelastic. O O LVR APPENDIX B General Fill Specifications 10056 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) Z Passing by Weight Sieve Size Fill ABC 611 100 --- ' 1 1/2" --- 100 f4 --- 45-90 1200 50 Max 0-12 Plastic Index (ASTM D424) 12 Max 5 Max Percent Expansion 1.0 Max 0.0 Abrasion -- 50 Max` Soluble Sulfates (Z) 0.10 Max 0.10 Max *Expansion shall be measured during saturation of a remolded sample compacted to 95% of Standard Proctor (ASTM D698) density at optimum moisture content which is subject to a load intensity of 1 PSI. 10056 1003 Dove Mountain Specific Plan Appendix D Recommended Landscape Plant Palette APPENDIX D RECOMRMNDED LANDSCAPE PLANT PALE TE Major StreetscaM 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 Cerc&ium microtheca Prosopis chilensis Agave sp. Baccharis sarothroides Cassia nemoploa Cassia anemisiodes Cassia phyllodinea Hesperaloe paviflora Caesalpina gilliesu Caesalpina pulcherrima Leucophyllum jhdacens Secondary Streetscape Trees and Shrubs Desert N aUow Chilean Mesquite Velvet Mesquite Acacia species Mexican Palo Verde Agave Desert Broom Desert Cassia Feathery Cassia Silvery Cassia Purple Hopbush Red Yucca Yellow Bird of Paradise Red Bird of Paradise Texas Ranger Purple Fountain Grass Chilopsis linearis Prosopis chilcnsis Prosopis velutina Acacia spp. Parkinsonia aculeates Agave sp. Bacchads sarothroides Cassia nemophik Cassia anemisiodes Cassia phyllodinea Dodonea viscosa `Purpurea' Hesperaloe pavylora Caesalpina giWesg Caesalpina pulch&TL7ta Leucophygum f descens Pennisetum cupreum u 10056 1004-1 PLANT PALETTE (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 Netleaf Haekberry Rhus lancea Callistemon cilrirw Sophora secundiflora Pinus halcpensis Quercus vrrgiruan "Heritage" Prosopis chilerrsis Cercidiucm floridum Parlansonia aculeata Cdtis reticulata Drainnewav & Retention/Detention Basin Trees and Shrubs Whitethorn Acacia Velvet Mesquite Blue Palo Verde Desert Wdlow Netleaf Hack -berry Desert Broom _ ��7. Duster 'Desert Hackbcrry Desert Spoon Brittle Bush Acacia constricts Prosopir velutina Cercidh= f loridutm Chilopsir [it maris Ccltis reticulata Baccharis sarodmides Ca andra eriop! y& Celtis pallida Dasylirion wheeled Encelia farinosa 10056 1005 Dove Mountain Specific Plan Appendix E Tumamoc Globeberry Assessment • ••=M t TJFFNERI ffl w 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 dor Tumamoc globeberry within the Phase one Project area of 18.63 acres, Tortolita Mountain Project Dear Susan: Ten percent (er198 aforsTuomamoce globeberry. This subject area was sampled ffort on 28 - 31 October 1988 f within the project area with sampled each plant community w additional effort expended in those communitAesmaphindicatingeethe most likely to support Tumamoc globeberry. ourmnformatione area covered by each areas sampled and a table transect are attached for y it Tumamoc globeberry was not speted in ciesarea doesamnotd.occur is my professional opinion _ 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 y our tmeconsideration. Sincerely, RUFFNER ASSOCIATES George A. Ru Ener, Ph.D. principal Enclosures: Map of transect locations Transect number, length, width and area covered GAR: fma ;10056 1006 Section No. %"'19 24 25 TUMAMOC GLOBEgERRY FIELD SURVEY TORTOLITA MOUNTAIN PROJECT PIMA COUNTY, ARIZONA Transect No. 01 02 03 04 05 06 07 08 09 10 11 12 13 .50 51 52 53 54 14 15 16 17 18 19 20 21 22 23 24 25 26 55 56 57 58 59 60 61 62 Length 3000 3000' 2000' 2400" 2400" 1400" 2000 2000 " 2000" 2000 " - 1000` 800" 1000" 2400" 600" 2100" 550" 5280 1500" 1600" 850" 850'- 26 00' 502000" 5280" 2700" 3100" 3300" 2000" 400" 1100" 1700` 1600 800' 850" 1000" 800" 800" 800" Ennt;f; Width 60' 60' 60' 60 40" 40" 40' 40' 40' -40" 60' 60" 60' 80" 80" 80" 80" 80" 60' 60" 60" 60' 80" 80" 80" 80" 80" 80" 80" 80" 80" 80 80" 80" 80" 80" 80" 80" 80" 1007 Page 1 of 2 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 section No. .26 35 TUMAMOC GLOBEBERRY FIELD SURVEY TORTOLITA MOUNTAIN PROJECT PIMA COUNTY, ARIZONA Transect No. 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 Length 700 1300 1300 1300 1300 ' 1600' 750 750' 800" 950 5280 2300 2800' 2700' 2600' 2400" 300' 1300' 1300' 5280' 5280' 800 600 Width 80' 80' 80, 80, 80, 80, 80� W 80,. 60' 60 60, 60 60' 60' 60' 60' 60' 80' 80, 80' 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 to ( �, G /• 1 t • RAnch I •�k '�Ic - 1 • •� `�• ���� '•.. Ue c. ••� � �.. ( ,�`_ i � rl \ �l• •!- •��. I r�,\`j•Q�, \-t• f .�: � Q�sI7 �- �- c. ,_.�r�'� ' Ji ..� ZY s � � , �;: ••�0�.''� :• ` :-�, � . �•' • . g: ��.. ... �° �: �- : .. -.. � � � .�%'�' 41 ' {�.� ,_-�••, •�'• •'.�� y .'�/a7y117{ �. 1. �, \ _ r.�:i-S/S f^ `,• /%; J T73- •� .ten. ` •) , `_ _ z..:'•' y:ir"• 'I � 1 a i - _ 9 ,,��Y ll � (..— r' �:� �. � , �•• �� 5 ice• : S.� � _ • i I�JIs-, 1 - 'rte•' /! t V ..< i ✓�`, :*• •'.`•��• t��' ,. 1 _ �� �l rLtlH�� • .�� t• ��, r.� � - 27Q��1i•�':fff90 •,_ t,.r.t� J��'Y'Y , 1 V •fir �.i t � •r--•• 7.n • .1 �' � j � � �, , -1-. ilr till Its tea, ♦ -� I �..- • C • i ` �'! : �-. �- � •• �• r t� ` aat.aaras.%R��LZf�r( 1 �1,�r n=t6 V l.. /�*�• �� -• < Location f � .�•�� of Tnmamoc Clobeberry Sampling Transects, Phase One 0 7 Tortolita Mountain Profect�� .• `~`1 . evk �. � Lam, ± � (• ' ♦ � i -rI: nn. - T'n09 t.. Dove Mountain Specific Plan Utilities Responses APPENDIX F UTILITIES RESPONSES VIII -24 10056 1010 5100 WEST INA ROAD PO.190X 35970 TUCSON. ARIZONA 85740-5970 (6021744-2944 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: 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 .20 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'soon as possible. To start the financing process, Trico will need to satisfy the following concerns: 1. The agencies that approve our expenditures feel these loads and the Acacia Hills loads south of you are speculative or questionable. This is because statistics do not show growth in this area, that is, development hasn't started. TRIS® . EiFCTfiK COQf'Q2ATi1/E, INC. C L C 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 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 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 t1rat`'&n investment of this size must be justified. We are looking forward to your help to get started in time to meet 'EjX yodr schedules: you have any questions don't hesitate to call. _ Sincerely, TRICO ELECTRIC COOPERATIVE, INC. Charles N. Emerson Manager of Technical Services /gb 10056 1012 Dove Mountain Specific Plan Appendix G Specific Plan Application Tortolita Mountain Properties Date: 7 APPENDIX G Westinghouse Communities of Arizona, Inc., lriarwging Partner TO: The Town of Marana Pima County, Arizona ATTN: Mr. Raymond Coleman, Planning and Zoning Administrator FROM: Tortolita Mountain Properties an Arizona limited partnership RE: Specific Plan Application of Westinghouse Communities of Arizona, Inc. t Your File/Reference Designation: Ladies and Gentlemen: tle 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 tobe 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 1760s i d Sui a 03 • Tucson, Arizona 85718 10 U _1� ,6 -O. �r -n�x�-2z 1 n 0 5 G 1 013 CORPORATE RESOLUTION OF WESTINGHOUSE COMMUNITIES OF ARIZONA, INC. (AN ARIZONA CORPORATION) .The following is a true copy of an excerpt from the minutes of the meeting of the Board of Directors of Westinghouse Communities of Arizona, Inc., duly called and held on March 27, 1989: - 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 c 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. tle 1 ATTEST: Corpora Secretary WESTINGHOUSE COMMUNITIEES OF ARIZONA, INC. DATE: 3 • L7' 10056 1015 Date: ` 3 TO: The Town of Marana, ' Pima county, Arizona ATTN: Mr. Raymond Coleman, Planning and 'zoning 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 Partnership's declaration of support for, and con4ent to, adoption of the subject- Specific Plan, and our consentO 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: 's Aldridge .' 6ushorized Officer (President) Dove Mountain Specific Plan Appendix H Traffic and Roadway Width Analysis FA 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 10056. 1017 Greiner, Inc. Greiner INTRODUCTION This report was prepared to generate roadway volumes in order to adequately address roadway widths within the Specific Plan area of Tortolita Mountain Properties. An additional, independent study is concurrently being performed for the Town of Marana which addresses the regional traffic demands in the vicinity of this project. This report addresses both the internal and external trips created by the proposed residential land uses, as well as, trips from outside the development which are attracted to the non-residential land uses? This establishes realistic traffic volumes on the internal traffic links, as well as at property boundaries. The generated traffic volumes are based on the land uses and densities proposed in the specific plan. �., TRAFFIC GENERATION AND ATTRACTION Trip Generation Rates were based on appropriate values for the different proposed land uses from the Institute of Transportation Engineers' "Trip Generation - Third Edition." This project consists of five primary land use designations. They are: Residential Resort Village Core Mixed-use Commercial Specialty Commercial Each of the five are made up of various densities and variations of land use. A full tabulation of "Trip Generation Factors" and how they were determined is included in the Appendix. Residential 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 t� anticipated that a significant portion of this development will be retirement housing. The summation of dwelling units per Planning Area in the Specific Plan F6911.MP 10056' t018 Greiner VDIAWN 1t Iraffic 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 g 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. I 1 CONCLUSIONS Tortolita Parkway/Tangerine Road Intersection Although Arizona Department of Transportation's current plan for Tangerine Road includes a four -lane divided roadway section for the near term and a six -lane divided roadway section with grade separated intersections ultimately, there is no plan to initiate construction of these improvements in the near future. Consequently, The Tortolita Mountain Property development will have to provide for various intersection configurations in their design. The Phase I interim intersection will have a two-lane south -bound Tortolita Parkway meeting a two-lane east and west -bound Tangerine Road. At this Ttime, it is not anticipated that Tortolita Parkway would continue 10056 10191 Greiner TRIP ASSIGNMENT For the sake of simplicity, all trips in this study are referred to in terms of the trips origination point. Consequently, a trip from a residential home to The Village Core shopping area would be signified as "from A to F" or actually "A -F". It is recognized that the ADT for the "A -F" category includes equal trips from A to F and from F to A, and all such trips are included in the analysis. Assignment of trips for the residential areas was based on a distribution of approximately:. 5% to the resort (Area B) .25% to the S.C. restaurant (Area N) 44% to the M.U.C. uses (Areas D & E) 50.75% to the Y.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. FL111 n10 i nnc;� I n 2 0 1 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 -'Phase II Interim Intersection will accommodate a four -lane divided roadway for both Tangerine Road and Tortolita Parkway. This configuration would most likely not be required until ADOT improves Tangerine Road and Tortolita Parkway is extended to the west to become a portion of Marana's Outer Loop, serving areas outside this Specific Plan area. The signalized intersection would provide two through -lanes in each direction and,a dedicated left turn lane in each quadrant. Based on current plans for Tangerine Road, the vertical alignment of this intersection would be approximately five feet above existing grade. The Ultimate Section would include a four or six -lane roadway for the Tangerine Road intersecting with Tortolita Parkway, a four -lane roadway. This intersection is proposed to have a grade separated interchange, with Tortolita Parkway going over Tangerine Road. It is anticipated that the design elevation of Tortolita could be 35 feet above natural grade. The following three pages shown plan views of each of the three intersection alignments. Additionally, the fourth page following- indicates. conceptual vertical alignments of all three configurations. Slope Stabilization, terracing and landscaping will need to be provided for the ultimate solution to maintain a safe and aesthetically pleasing intersection within the right-of-way 'to be dedicated. The vertical alignments indicate that all three configurations have acceptable design solutions. Roadway Widths/Right of Way Widths Thornydale Loop's and Tortolita Parkway's segments with the maximum ADT achieve volumes of 13,003 and 13,293 respectively. The minor arterials have been estimated to have maximum ADT volumes of less than 8,000. Based on the analysis herein and the PAG -recognized roadway capacity table, we make the following recommendations for roadway sections: O -!0056 • d • .' � z �r w Y � c.. _ tt W N �� oaao o NW _�� Coco co ° O N Y Y" U �t CO Lnf` o z[ q® m %� K = �• to c h !ol W cl) co �.. • C e �. '...°h. _ siCi..?t �: lam•-' .i •!.Y ♦'JY34 9 - e_,- � �111 � t�, a . . " I i0 _ co f- CV C14 CA C'7 cti Yo - M e? T � nc t r cnIL co cv W S . c z • d • .' � z �r w Y � c.. _ tt W N �� oaao o NW _�� Coco co ° O N Y Y" U �t CO Lnf` o z[ q® m %� K = �• to c h !ol W cl) co �.. • C e �. '...°h. _ siCi..?t �: lam•-' .i •!.Y ♦'JY34 9 - e_,- � �111 � t�, a . . " I i0 _ co f- CV C14 CA C'7 cti Yo - M e? T Inner '")n9T co cv W S . c z W ' •�� •dr�ra • � —. � ti v`�i �_�; r e • r r jai � jn ,; � ,ir'-•, i r CV) 0) CV C'0 r Inner '")n9T Greiner indicates a total of 5,339 dwelling units which is in exct%s of either the maximum stipulated in the Plan of 4,670 or the anticipated buildout which is generally 65% to 70% of the maximum allowable for a planned community such as this. To be conservative we estimated buildout at approximately 85% of the maximum allowable, and distributed the reduction over each Planning Area in the Specific Plan. A Trip Generation Factor (TGF) of 5.2 trip ends per dwelling unit was determined assuming that 67 percent of the trips would be similar to a Planned Unit Development with the remaining 33 percent simulating a retirement community. Resort Trip Attraction A 103 -acre resort hotel is planned for this project. The resort is planned to have approximately 800 rooms. A TGF of 8.4 trips was determined based on an assumption of 80 percent occupancy. Village Core Trip Attraction The Village Core segment of. this development will house a retail neighborhood center, various small restaurants, and a substantial amount of office space. The office space will provide an employment center and will also provide services (such as medical, legal, dental) to the residents. A TGF of 28.3 trip ends per 1,000 Gross Square Feet (GSF) was determined based on the owner's projection of land uses and coverage which include a ten -acre retail center and a total of approximately two -acres of restaurants. It is anticipated that a total of 484,000 GSF will be constructed within the Village Core properties. E4133. 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 E/E4133.020 D E T. P. B T. L. B F G N T. L. B F G N T. L. B TOTAL TO D E T. P. D E r r 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 i C U3 o� aLL Jm u i0p� 1025 ta n N L U3 w cn a 10056 1026t 10056--.'!0'27 z 0 U w U) ir LLJ Z W 4 0 Itt r tt - z d •.. if LLI ON'r •; 'Q e O �- Q a •r.. U {O� tom—+ r— L yr [LL— O LU r• QO 10056 '10-2 8 0 Greiner Maior Arterials Max. ADT Roadway Section Right of Wal Thornydale loop 13,003 2 -lanes with turn lanes 150'* Tortolita Parkway 13,293 2 -lanes with turn lanes 150'* Minor/Rural Arterials Ruelas Canyon Road 3,382 2 -lanes 60' Nigh Pass Road 7,574 2 -lanes 60' Roadway Segments 5 & 6 7,289 2 -lanes 60' An additional 25 feet of landscape buffer will be dedicated on each side of the roadways. The calculated ADT for Roadway Segments 9 and 10 and the recommended 2 -lane section may appear to be in conflict with the PAG approved table -in the' Appendix. However, the ADT .for these two sections include 6,022 trips ends originating off-site which are attracted by the MUC properties and 5,956 internal trips ends are attracted by the MUC properties, leaving an ADT of only 7,271 actually passing through this area. Since the M.U.C. properties have an overall length of approximately 6,500 feet, the attracted vehicles will enter the sites at a number of locations throughout the property frontage, rather than at the schematic concentration point as shown. Consequently the roadway segments which exceed an ADT 13,000 can be expected to be less than 200-300 feet and a two-lane section is appropriate. Further analysis will be required to determine actual turning movements and locations, as the destination of both the internally and externally generated trips are dependent on the specific siting of high volume commercial uses such as neighborhood retail centers, and eating establishments. However, the relative effect of these movements will have no serious effect on the overall traffic volumes for the roadways. rtm mo 10056 1029 Greiner APPENDIX E/E4133.019 10056 1030 Greiner TRIP GENERATION FACTORS RESIDENTIAL Single Family Detached Housing Apartment Condominium Planned Unit Development Retirement Community Use 7.8 (.67) + 3.3 (.33) = 5.2/unit ADT 10.0/dwelling units 6.1 5.2 7.8 3.3 RESORT Resort Hotels 10.5/room Assume 80% occupancy use 10.5 (.8) = 8.4/room L; COMMERCIAL USES General Office 14.3/1,000 GSF Retail 90.0 Hardware 51.3 Discount Store 70.1 Supermarket 125.5 Restaurants 300 Drive -In 553.0 High -Turn -Over -Sit -Down 164.4 Quality 74.9 Industrial 4.6 Mini -Warehouse 2.8 Industrial park 7.0 Warehouse 4.9 Light Manufacturing 3.9 VILLAGE CORE 10 Acres Retail = 11% @ 90 Trips 9.9 6.0 2 Acres Restaurant = 2% 87% @ 300 Trips @ 14.3 Trips 12.44 77.6 Acres Office = 89.6 Acres Total Average ADT 28.34/1,000 GSF E4133.019 10056 1031 ` 9 Greiner MULTI -USE COMMERCIAL 16 Acres Retail - 10% P 90 Trips 9.0 3 Acres Restaurant - 2% p 300 Trips 6.0 65 Acres "Industrial" - 40% P 4.6 Trips 1.84 77.7 Acres Office = 48% N 14.3 Trips 6.86 161.7 Acres Total Average ADT 23.7/1,000 GSF SPECIALTY RETAIL Quality Restaurant Use E4133.019 10056 1032• 75.0 J Greiner 546 302 5.2 359 5.2 348 TRIPS PER STUDY AREA Study Planning 1,778 Land Area - Dwelling Area Area Use Gross Acre Units AREA A - 889 5.2 10 5.2 Residential 18 LDR 35.1 105 27 LDR 19.2 58 28 LDR 23.0 69 29 LDR 22.4 67 30 LDR 28.8 86 31 LDR 114.0 342 32 LDR 12.9 39 33 LDR 11.3 34 34 LDR 19.5 59 35 LDR 10.8 '32 37 LDR, 57.1 171 AREA B - Resort 41 AREA C = Residential 1/2 of 19 1/2 of 20 21 22 23 24 25 26 38 39 40 42 43 + Per Room E/E4133.019 R MLDR MLDR MLDR MLDR LDR MLDR E MLDR LDR MLDR. E E MDR 103.6 15.6 11.8 6.4 8.9 8.2 13.0 5.4 20.3 44.2 38.4 13.4 8.4 9.9 100.5.6 1033 1 M 93 121 38 53 25 '78 1 122 133 230 3 2 178 ADT/ Unit ADT 5.2 546 5.2 302 5.2 359 5.2 348 5.2 447 5.2 1,778 5.2 203 5.2 177 5.2 307 5.2 166 5.2 889 TOTAL 5,522 USE 4,142 8.4+ 6,720 5.2 484 5.2 629 5.2 198 5.2 276 5.2 130 5.2 406 5.2 5 5.2 634 5.2 692 5.2 1,196 5.2 16 5.2 10 5.2 926 TOTAL 5,602 USE 4,202 Greiner Study Planning Land Area - Dwelling 162,098 SF ADT/ 4,587 Area Area Use Gross Acre Units Unit ADT AREA D - 121,920 SF 28.3* 3,450 31.7 570 5.2 2,964 Commercial USE 2,223 11.2 202 5.2 1,050 45.3 3 MUC 42.6 124,605 SF 23.7* 2,953 4 MUC 42.1 123,143 SF 23.7* 2,918 58.4 5 MUC 37.3 109,103 SF 23.1* 2,586 USE 3,272 TOTAL 8,457 AREA E - Commercial 1 MUC 24.7 72,240 SF 23.7* 1,712 2 MUC 26.1 76,343 SF 23.7* 1 809 AREA F - Commercial 14 VC 15 VC AREA G - Commercial 16 VC AREA H - Residental 13 MDR AREA I - Residential 6 MDR 7 MLDR AREA J - Residential 8 MLDR 9 MLDR * Per 1,000 GSF 10056 '1034 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 31.7 570 5.2 2,964 USE 2,223 11.2 202 5.2 1,050 45.3 272 5.2 1,414 TOTAL 2,464 USE 1,848 81.5 489 5.2 2,543 58.4 350 5.2 1,820 TOTAL 4,363 USE 3,272 10056 '1034 Greiner Study Planning Land Area - Dwelling Area Area Use Gross Acrt Units AREA K - 998 Residential USE 749 AREA M - 10 MLDR 53.3 320 11 MLDR 20.5 123 50% of 12 MLDR 32.1 193 ADT/ Unit ADT 5.2 1,664 5.2 640 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 15.3 274 5.2 1,424 50% of 19 MLDR 15.6 94 121 5.2 5.2 489 629 509: of 20 MLDR 11.9 TOTAL 2,542 USE 1,907 AREA N - Commercial .36- SC 2.4 2,000 Sr 75.0* 150 NON-RESIDENTIAL ATTRACTION: Resort ADT = 6,720 Village Core ADT = 13,696 Mixed -Use Commercial ADT = 11,978 Specialty Commercial ADT = 150 Non-residential ADT - 32,544 Total Residential ADT - 20,824 * per 1,000 G.S.F. E4133.019 . � 0056 1035 Greiner OTHER SIGNIFICANT ROADWAYS Study Planning Land Area - Dwelling IDT/ Area Area Use Gross Acre Units uni1 High Pass Road 22 MLDR 8.9 53 5.2 23 LDR 8.2 25 5.2 38 LDR 44.2 133 5.2 39 MLDR 38.4 230 5.2 40 E 13.4 3 5.2 41 R 103.6 800 8.4+ 42 E 8.4 2 5.2 43 MDR 9.9 178 5.2 TOTAL USE Ruelas Canyon Road 1/2 of 17 MDR 7.7 137 5.2 18 LDR 35.1 105 5.2 27 LDR 19.2 58 5.2 28 LDR 23.0 69 5.2 29 LDR 22.4 67 5.2 30 LDR 28.8 86 5.2 33 LDR 11.3 34 5.2 34 LDR 19.5 59 5.2 35 LDR 10.8 32 5.2 36 Sc 2.4 2,000 SF 75.0* 37 LDR 57.1 171 5.2 TvTAL b: _ USE i * Per 1,000 GSF + Per Room tioo56 i n 3 6 ALT 276 130 692 1,196 16 6,720 10 926 9,966 7,574 712 546 302 359 348 447 177 307 166 150 889 4,4x3 3,382 la / N I N I^ I^ M I N I to l d l~ I M 1 M I I Z N Ico co N I ►n U O M O M N M n n f� d • y to 00 c O to N to ca co cn O t0 • U N "I� N O C> O .. M N 4 C7 N ^� Co O Ln OtD tD ^ >1 4-3 Y� cco Ln -Ir ^ C7%M W i\ m O C> 1 T b 1 1 LO In co M Q7 tii coC7' c n O � t-- 1 O-1 1 .� tr N d M �' M / �-► L 1 1 +4 Rf C W 'O � O cd d H N O � L 1-� N rCi L L U- F" L].. O o. Q Li ALL- F - F-- ! flp56 Z O d G1 co N Q► O r.+LO aD L tD p •-' go CO coLr) 4LO .-a C7% n O 'd- O CC) c 1 d d •- c ti .-c Ln O to N Ln G. •C- C O T O O .-+ M N c 1 G O 1 L J 1 c O t t F- F-- / N I N I^ I^ M I N I to l d l~ I M 1 M I I Z N Ico co N I ►n U O M O M N M n n f� d • y to 00 c O to N to O • d to to CZ U O ti d' cn O t0 • U N "I� N O C> O .. M N 4 C7 N ^� Co O Ln OtD tD ^ tO p tO M N cm c _-1 L tO 0 N Z OCD I— Q O F— Q Z . W U y d N O .--1 to M O •--� .-4 Ln O •-+ to Ln N N to d CA co N to cor` .-+ d' cn O t0 • U N "I� N O C> O .. M N 4 C7 N ^� Co O Ln OtD tD ^ tO p tO f-- Nw L" N cm c _-1 L tO 0 N LO In co ^ U c n O � S- O ~ d r LL � e0 +4 Rf C W 'O � O M d H N O � L 1-� N rCi L L U- F" O E— Q Q Li ALL- ! flp56 Z O co N Q► O r.+LO aD L tD p CO coLr) O Q= d C, G. Z O C> to f� N O tO CO d N ^ .M-1 CC O N t0 p N O co V) LAJ LU tf;C N N "r C7 CO N —4 cn — C► d O -4- N N CO N r` ¢ L11 t0 Q st N 4 C7 N ^� O O y O eo '� O � S- O ~ d r LL � e0 +4 Rf C W 'O � r r d H N O � L N rCi L L U- F" O E— Q Q�W¢ ALL- ! flp56 Greiner ADT CALCULATION BY ROADWAY SEGMENT SEGMENT 1 FROM TO ADT A B 135 ,,-A D 835 A E 350 A F 1036 A G "330 A T.L. 1014 A T.P. 435 C N 7 H N 4 1 N 3 , J N 5 K N 4 L N 1 M N 3 T.L. N 58 T.P. N 58 TOTAL 4,278 E/E4133.020 `- !0056' 1038 I U Greiner SEGMENT 2 FROM A A C C H N 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 AOT 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 1-0,727 10056. 1 039 y 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 r H I J K L M T.L. T.L. T.L. T.L. E/E4133.020 TO ADT B 135 T.L. 1,014 F 1,051 G 335 N 7 B 72 T.L. 311 F 819 G 261 N 5 F 621 G 198 4 B 24 T.L. 184 B 62 T.L. 468 F 3,022 G 1,074 N 58 TOTAL 9,725 TO ADT T, L. 1,014 T.I . 1, I T.L. 311 T.L. 259 T.L. 687 T.L. 520 T.L. 184 T.L. 468 B 4,230 F 3,022 G 1,074 N 58 TOTAL 13,003 ,r,ncr 1 nLO. 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/E6133.020 1041 :- 1006 Greiner SEGMENT 7 FROM 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 F 819 G 261 K F 621 K G 198 L D 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/E6133.020 �nn�,6 1042 Greiner SEGMENT 8 FROM TO ADT A D 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 10056 .11043 Greiner SEGMENT 9 FROM A A A rC C C H H H I .I I J J J K K K L L L M M M T. P. T. P. T. P. T. P. E/E4133.020 TO ADT D 835 E 350 T. P. 435 D 847 E 355 T. P. 294 D 448 E 188 T. P. 467 D 372 E 156 T. P. 389 D 659 E 277 T. P. 458 D 500 E 210 T. P. 347 D 151 E 63 T. P. 79 D 384 E 161 T. P. 200 B 1,813 F 2,015 G 716 N 58 TOTAL 13,227 -'10056 ..-J �44 Greiner SEGMENT 10 FROM TO ADT A T.P. 435 C T.P. 294 N T.P. 467 I T.P. 389 J T.P. 458 K T.P. 347 L T.P. 79 M T.P. 200 T.P. B 1,813 T.P. D 4,261 T -P. E 1,761 T.P. F 2,015 T.P. G 716 T.P. N 58 TOTAL 13,293 E/E4133.020 - 1' 045 ion Greiner ROADWAY CAPACITY TABLE To maintain a Level of Service "C", the following table is a representation of the Pima Association of Governments (PAG) maximum allowable ADT for each roadway type and lane configuration. 0 E4133.019 10056 0®56 04 Number of Lanes Facility Type 2 4 6 8 1 Interstate 26,000 ADT 52,000 ADT 78,000 ADT 104,000 ADT 2 Parkway with 19,500 ADT 39,000 ADT 60,000 ADT 81,000..ADT Grade Separated Intersections 3 Major Arterials 13,000 ADT 26,000 ADT 39,000 ADT 52,000 ADT with Turn Lanes 4 Minor or Rural 11,500 ADT 23,000 ADT 35,000 ADT 47,500 ADT Arterials 0 E4133.019 10056 0®56 04 Dove Mountain Specific Plan Drainage Alternatives for the Specific Plan 0la b a A tsar Univ S[MONS, L1 & 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. F.E. CG G Ta At the request of Westinghouse Communities of Arizona, I am providing you with this letter and a revised copy of the report entitled "Drainage Alternatives for Tortolita Mountain Properties - Phase I:" This information is intended to address your comments that were discussed at the meeting of April 12, 1989, between yourself, Mr. Tim Ensign, and Mr. David Graham -of Westinghouse. The attached report, which shall be made an appendix to the Specific Plan, provides certain details with regard to the proposed regional drainage plan for the Tortolita alluvial fan. As you are aware, this plan depends upon the construction of major stormwater detention facilities located on State trust land which is not within the boundaries of the Phase -I Specific Plan. Under this plan, all drainage from the Phase -I plan will eventually drain into either the proposdd-Ruelas/Mild 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 10056 1147 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. r RJS/MEZ/sa AZWCAOI/TC/sL08.WP5 (PAZ-WCA-01) Very truly yours, SIMONS, LI & ASSOCIATES, INC. Michael E. Zeller, P.E., P.H. Principal Robert J. Smo M�nsky, P.E. Senior Hydraulic Engineer 10056 In48 Tortolita Mountain -operties April, --10, 1989 Westinghouse Communities of Arizona, Inc., Managing Partner Mr. R. C. Coleman Planning and Zoning Administrator Town of Marana 12775 N. -Sanders Road Marana, Arizona 85653 Dear Mr. Coleman: -We are sending :you those items requested by the State Land Department in an effort to further the Regional Tortolita' Fan Retention/Detention Project; the items included are: 1. Completed Application/Perpetual Easements. 2. Legal Descriptions and Map of Basins. 3. Blank Right -of -Way Applications. We have instructed our consultants to prepare this material as expeditiously as possible because we feel that this project is important. As you know we have taken a leadership role on this project and have absorbed all costs to date. However, we are at a point that we need to discuss with you and John Moffitt the manner in which we continue with this important project. Some of the assumptions we have been preceeding under are: 1. Westinghouse will recover its costs. 2. The Specific Plan will not be affected as to schedule and an on-site alternative will' be allowed if the regional solution is not implemented. 3. The Community Facilities District "Development Agreement" will not be affected. Mr. R. C. Coleman April 101 1989• Page Two We are certain- that the regional concept is an innovative solution in the area east of I-10. We look forward to working with Marana and understand that equitable arrangements can be reached, and more importantly, that our project will proceed as scheduled. Ray, ,thank you for,your prompt attention and enthusiasm. Please let us know when would be a convenient time for myself and Tim Ensign to meet with you. Sincerely, David H. Graham Vice President of Planning DHG:tle attachments cc: H. Holub J. Moffitt Mayor Tom Jones Vice Mayor Ora Harn 10056 1050' 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 • l � A 10056 1051 TABLE OF CONTENTS Paqe I. REGIONAL DETENTION PLAN FOR THE I TORTOLITA ALLUVIAL FAN . . . . . . . . . . . . . . . . . . . Introduction . . .. . . . . . . . . . . . . . . . Advantages of RegionalDetention . . . . . . . . . . . . . . . . 1 . . . . . . 2 Description of the Plan . . • . . . • • • • • • • • • • ' ' ' . 3 II. ON-SITE DETENTION PLAN FOR TORTOLITA 10 MOUNTAIN PROPERTIES: PHASE I . . . . . . . . . . . . . • . • . Introduction . . . . . . . . . . . . . . . . . . . . . . . 10 10 Elements of the Plan . . . . . . . . . . . . . . . . _ . . LIST OF FIGURES Figure 1. Proposed Regional Detention Plan, 4 Tortol i to Alluvial Fan . . . . . . . . . . . . . • . . . . Figure 2. Multiple -Tiered Detention Basin/Regional 6 Park Concept, Plan View . . . . . . . . . . . . . . . . . Figure 3. Multiple -Tiered Detention Basin/Regional 7 Park Concept, Profile . . . . . . . . . . . . . . . . . . Figure 4. Drainage Concept Plan with 11 On -Site Detention . . . . . . . . . . . . • . • • ' ' ' i 10056 1052 I. REGIONAL DETENTION PLAN FOR THE TORTOLITA ALLUVIAL FAR 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 flew from these watercourses reaches the downstream end of their incised channel sections, it spreads out over the alluvial fan in the form of wide, shallow.sheet flow. The sheet -flow drainage characteristics of the lower portion of the fan present a serious obstacle to future development of the area. Potential developers of the alluvial -fan area are faced with collecting the sheet flow, channeling it through their development, and then either discharging it at some logical outlet or spreading it back out to its original sheet -flow condition. Considering the quantities of runoff which can be -generated from the upstream watersheds, this type of solution will result in major channelization of the fan, as it becomes developed.- Additionally, without some form of master drainage plan in place, drainage improvements from one development may not interface well with future developments which are located either upstream or downstream. This will likely result in additional costs, both to developers and to the agency responsible for maintaining the drainage infrastructure. 10056 1053 1 2 ADVANTAGES OF REGIONAL DETENTION SU. 11K. 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'this concept will include a regional detention basin at the point where each major watercourse transitions from a well-defined channel to shallow, braided sheet -flow conditions. The outflows from these regional detention basins would be significantly reduced, such that they could be conveyed downstream within the small, existing channels. Additional basins may also be required at some downstream point, where runoff might again reach an unacceptably high amount. Individual developments would utilize a system of on-site collector and conveyor channels to deliver runoff to the regional detention basins. The advantages of a regional detention plan(RDP) are.many. Following is a list of some of these advantages: - The RDP will provide a logical, regional approach to drainage, wh-ich 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. 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. - Regional detention basins are much more effective in controlling stormwater runoff than are numerous local and/or neighborhood basins. If all developments detain runoff, flood peaks are not necessarily reduced. Often they are only delayed, and in some cases actually increased. - Excavation associated with the construction of regional detention basins could provide a source of fill for the construction of Tangerine Road, for other roadway systems, and for private development within the area. The sale of this material could actually provide a funding source for construction of the basins. - A significant reduction in drainage -structure costs associated with the proposed improvements to Tangerine Road would be realized, if the RDP were to be implemented. DESCRIPTION OF THE PLAN Shown on Figure 1 is a plan view of the Tortolita fan area. Superimposed over the fan area is one concept of a regional detention plan which SLA has developed. The plan consists of five regional detention basin sites, with associated trail systems, that provide a link between the future urbanized areas 10056 105.5.1 d _ oN L Ir 14 _ - p < 1• ) I. r F- G c O At ui cn j) _ ......... 3_. o o ►- a F- G r- F- U- CL fe 1l � � Rte` � • � + ' • `��' L--• i ' V U < ate:- -�,- -- - _._ •��-. �/ y. 1 � Z - _�, • '■ =�- --„R=te ~x�'-;;,'. � '\ t- .... , t.: . j/ , ...., w ' y. � "�. � � .�_: { _ • �,, ��. � _ irk g Ti'n��� SUI, 11K . 5 and the Tortolita Mountains. These sites could range in size from about 100 to 300 acres. The five detention basin sites could also serve as regional parks, offering various recreational and open -space opportunities --including active and passive recreation; water-based recreation; wildlife habitat; urban green space; water harvesting and recharge; plant nursery and research sites; environmental art; and staging areas for equestrians and hikers. The basins would intercept the majority of the flow which emanates from the canyons which feed the major watercourses (i.e., Prospect Canyon, Rueias Canyon, Wild Burro Canyon, and Cochie Canyon), allowing only small flows to pass through. The stored runoff would then be slowly drained from the basins after the storm had passed. In addition to the flow from the major watercourses, future developments would also be able to drain on-site runoff in the detention facilities. This would be accomplished with a system of collector channels, to capture the sheet flow, and conveyor channels, to deliver the flow to the regional detention sites. In this manner, on-site detention within each and every development would be unnecessary to mitigate downstream increases in flood peaks typically caused by urbanization. Figure Z and Figure 3 provide sketches of conceptual plan and profile views of a multiple -tiered detention basin. A "three -basin" design is shown on these figures. However, additional tiers could also be used, if the topographic and hydrologic conditions require it. There are several advantages to this type of detention -basin design. One of these advantages is that a tiered -basin design reduces the excavation depth required at the upstream end of the basins. 10056 10571 00 0 W cc W E- itI J _CL I— D �0- Ld U J W z Z Q S U 0 Ld U F- N z O U 0 o� �o zo C. i-n,nr; { 050' FIGURE 2 7 CL w J z w0 O 3 �. U o� Y Ld Z I o i.i.. Q 0 v J w w u -(Ifo / Q O ¢� z o� D O Oto 0 �= Q wZ F- 0 E w R 0 0 0 1 w cc w LLJ w CL W0 1 z 00 `z, z— CD Q = in z = Cl) (n FIGURE 3 inns, i}059 U Z Lu f - Q MR 8 SLA, INC. Additionally, an 'off-line' tiered basin, such as the one described on Figure 2, has the advantage of providing large areas that will only be flooded on a very infrequent basis. For example, Basin A would only be flooded, on the average, once every fifty years. Basin B would be flooded, on the average, once every ten years, and Basin C once every couple of years. Recreational uses can then be established within the basins, with consideration for the associated risk of flooding. For example, Basin C could be used for passive recreation and open space; while 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 one side= Qne 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. 1 0056 1060 SLA, INC. W] The 2 -year flow which would be allowed to flow by the basin is about what can be conveyed by the small, alluvial channels located downstream of the basins. This plan would include preserving a natural corridor along these channels for wildlife passage and hiking/biking/equestrian trails. Grade stabilizers will likely be required along those portions of the channels located downstream of the basin in order to inhibit downcutting and preserve the natural state of the channels. Over time, the natural vegetation along these channels will increase, due to the increased volume of flow they will receive. Under the RDP, the peak flow rates will be very small; but these channels will flow more often, and for a much longer duration, than they currently flow. Upstream of the basins, the four major channels would remain natural, and provide access into the Tortolita Mountains. { X056 1.06-1 10 SLA, INC. 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 a.cnz Ld i p Liz" dCl- pF- Z W Z ►-rU2W [rpF-tW o 3 0 D Z W C'3 W J E - w `o U N Z Q J (A W d LLJ —i w Q Z W W c� U ix 2 Z O W F— ¢ Q O Q Q U O V O to �•••� to O' S w3 cQ O CD CD W3 F- 0 0 U CL t.) U >- co V1 Zw p w W W 22 -CC C> O QO J } U)6-1 Zq J Z�-t O O W¢ W LL W LL) V = w • _ I z 0 F- �! Z �- U F- QOW -J p r -r Q ►-a S � N W VONT =ZQ Qi1QC] 10056 °1063 -I c C.7 < z O N E LL O V) w z O O w N O 2 co W } co } z �c cG C O U 0 w z z J a W Go 12 SLA, INC. 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. 11 Due to topographic constraints, three areas within the Phase -I plan cannot drain into the two semi -regional detention basins. These three areas are delineated on Figure 4, and are labeled as areas A, 6, and C. These areas would best satisfy detention requirements through the use of local, on-site detention basins or detention basins within golf courses. The exact location, size, and number of these basins would be determined at the time the property is developed, and a plat or development plan is prepared. As with the neighborhood detention basins, the peak outflow from each local or on-site basin was assumed to be reduced to that of existing -conditions flow. However, the ponding depth for these basins was assumed to average only about one foot. .In the commercial areas, this type of detention is often accomplished within parking areas that can provide shallow depths of ponding. Residential areas can easily accommodate this type of detention within neighborhood parks and common areas. Within section C (i.e., the area planned for a resort), detention may best be provided within depressed areas of a golf course. AZWCA01/TC/sR02.WP5 (PAZ-WCA-01) 10056 1064 Dove Mountain Specific Plan Appendix J Dust Control 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 cover. A ground cover of decomposed granite, wood chips or other decorative landscape materials may be used in conjunction with revegetation on graded areas other than on slopes or areas subject to vehicular or pedestrian traffic. b. Unacceptable dust controls: Any product that would have an adverse effect on human, animal or plant life, or cause property damage. C. Generally unacceptable dust controls: 1) Motor oil or oil treatment, due to its residual nature, leaching characteristics and adverse effects on plants and groundwater. 2) Sodium chloride: Due to its residual nature and adverse effect on plant life. 10056 1065 Dove Mountain Specific Plan 9 1 1' 1 1 ►1 Improvement Plan: Design Certification Option 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 10056 1066 Dove Mountain Specific Plan RIVI mI'- 1111 WWI Construction Certification Option APPENDIX L CONSTRUCTION CERTIFICATION OPTION THIS AGREEMENT, made and entered into this date of 19_ by and" etween 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 4067. 1 WHEREAS, the applicant desires that the Town take possession of and maintain said work upon completion; and WHEREAS, the Town is willing to accept and maintain said work, provided it meets Town standards and the work is done in accordance with Town requirements; NOW, THEREFORE, in consideration of the matters and things herein set forth, IT IS AGREED AS FOLLOWS: 1. That the applicant shall install and construct at Applicant's own expense the improvements set forth and in accordance with the plans and Specifications approved by the Town Engineer. 2. That a Registered Professional Engineer shall be retained by the Applicant, and said engineer shall lay out and establish grades for the work as it progresses and shall furnish the Town Engineer with an accurate "As -Built" set of plans and a Ietter 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. innSC Inr,Q 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 EngineV.shall furnish the Town with: the "As -Built" orifinal 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. : 10056 1 Y6 9 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 Iiens, 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 foIIowing location in the Town, to - wit: 7. That the applicant shall guarantee the work against defective materials or workmanship for a period of one (1) year form the final acceptance of the improvements for maintenance and operation. Upon discovery, any repair work or replacement requested by the Town pursuant to said guarantee shall be done immediately at no expense to the Town. 10056 1070 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 spec'if'ication. B. IMPROVEMEN'T'S The installation, excavation, backBiling, grading from property line to property line and cleanup necessary to complete all improvements in accordance with approved plans and specification: 1. Roadways 2 Drainage Improvements 3. Landscaping 4. Utilities 1:0056 107►1 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 foIIowing: Date Print Company Name Owner, Trust Holder, or Authorized Agent ..-^ n r e . 1 n I'7 Dove Mountain Specific Plan Appendix M Archaeology Certification APPENDIX M ARCHAEOLOGICAL CERTIFICATION TORTOLITA MOUNTAIN PROPERTIES SPECIFIC PLAN MAY 15, 1989 ARCHAEOLOGIST: on this lVk day of May, 1989, representing the Institute for , American Research, certify that the report entitled: A Cultural Resources Overview of the Tortolita Mountain Project, Pima County, Arizona, prepared by the Institute for American Research, Technical Report No. 87-5, 1987 is complete is prepared by our firm and submitted to the Town of Marana. OWNER: on this / day of May, 1989,. representing Westinghouse I, David H. Graham Communities of Arizona Li�, Inc. do agree to comply with the archaeological mitigation plan found within the Tortolita Mountain Properties Specific Plan, May 4, 1989. 10056 1073 Dove Mountain Specific Plan 9 Limited Partnership Agreement — Tortolita-Moore I APPENDIX N LIMITED PARTNERSHIP AGREEMENT TORTOLITA-MOORE I LIMITED PARTNERSH an Arizona limited partnership THIS TORTOLITA-MOORS I LIMITED PARTNERSHIP AGREEMENT ("Agreement") is made as of the day of , 1957, by and among INTER%�IEST 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 I. Partnership Formation. The parties hereto hereby form a limited partnership pursuant to and in accordance with the Uniform Limited Partnership Act as adopted in the State of Arizona, to be known as Tortolita-Moore I Limited Partnership (the "Partnership"). The General Partner shall file all certificates as .may be required to form the Partnership. The principal place of business of the Partnership shall be 310 South Williams Boulevard, Suite 270, Tucson, Arizona. Section 2. Purpose and Nature of Business. The purpose of the Partnership and the business to be carried on by it, subject to the limitations contained elsewhere in this Agreement, is to acquire, own, hold and resell, in whole or in part, certain unimproved real property located in Pima County, Arizona (the "Property"), and legally described on Exhibits B and C to the Offering Statement to which this Agreement is attached as Exhibit A (the "Offering Statement"). Within a reasonable time after formation of the Partnership but not later than April 17, 1987 (the "Closing Date"), the General Partner shall convey to the Partnership the Property and assign thereto all right, title and interest therein. Any of the Partners, including the General Partner or either of them, may engage in or possess an interest in other business ventures of every nature and description, independently or with others, including but not limited to the ownership, financing, leasing, management, syndication, investment, brokerage and development of real prop- erty, including property in the same area as and/or of the same type and nature as the Property, and neither the Partnership nor any of the Partners shall have any right by virtue of this Agreement in or to such independent ventures or to the income or profits derived therefrom. Section 3. Term. The Partnership shall commence on the date the certificate of limited partnership is filed with the Secretary of State and small 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 -10056 1074 The capital of the Partnership shall the Partners and additional capital Partners pursuant to this Section 4 31507 4.2 Capital Cont•ibutoon♦ o1 the Partners. The Partners shall make Capital Contributions to the Partners) -,p. as follows: (i) The Limited Partners shall each make an initial Capital Contribu- tion of Nine Thousand Two Hundred Fifty Dollars ($9,250.00) per Limited Partnership Unit purchased, payable in full, in cash upon subscription. The minimum number of Units which may be purchased by a Limited Partner Is one (1) Unit. (ii) Each Limited Partner shall be liable to make additional Capital Contributions in a total amount equal to the total of (i) each Unit's pro rata share of obligations encumbering title to the Property and/or parcels thereof and payable by the Partnership (collectively, the "Encumbrances") in the total principal amount of Five Hundred Twenty Thousand Five Hundred Dollars ($520,500.00), plus accrued interest thereon, according to the terms of such Encumbrances, plus (ii) each Unit's pro rata share of Partnership expenses, including taxes, insurance and other impositions assessed against the Property, if any, and miscellaneous costs and fees attributable to the operation of the Partnership's business. Such additional Capital Contributions shall be payable semiannu- ally, upon assessment by the General Partner. (iii) The General Partner shall make a cash contribution of One Thousand Dollars ($1,000.00), for which contribution it shall receive a General Partner's interest. The General Partner shall be required to make no other Capital Contributions. 4.3 Partners' Capital Accounts. In order to properly reflect and carry out the arrangements among the Partners, a separate account shall be established for each Partner which will .reflect such Partner's Capital Contributions (the "Capital Accounts"). The Capital Contributions of the Partners, as provided in Section 4.2 and 4.4 shall be credited to the respective Capital Accounts of said Partners. The Capital Account of a . Partner shall be increased by such Partner's distributive share of Partnership net income and shall be decreased by such Partner's distributive share of Partnership net loss and any Partnership distributions to such Partner. 4.4 Default in Additional Capital Contribution. 4.4.I Upon a default in the payment of an additional Capital Contribu- tion, which defa;slt 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 IV'ST.09.050 -2- 11-30-10 10056 0075 the defaulting Limited Partner. Any one or more of the other Limited Partners may pay pro rata to the Partnership an amount equal to the additional Capital Contribution then in default, and the Capital Accounts of the Limited Partner or Partners advancing said amount shall be adjusted pro rata to reflect the contribution of such additional Capital Contribution. The Capital Account of the defaulting Limited Partner shall reflect no adjustment. 4.4.3 In the event that the General Partner elects not to permit other Limited Partners to make the additional Capital Contribution of a defaulting Limited Partner or if no other Limited Partner(s) elect(s) to make the additional Capital Contribution of a defaulting Limited Partner, the General Partner may, in the General Partner's discretion, advance funds or arrange for the advancement of funds from a third party (including any Limited Partner) to the Partnership, on behalf of the defaulting Limited Partner, in an amount equal to the additional Capital Contribution of the defaulting Limited Partner. Such advance shall be deemed a loan to the defaulting Partner to be repaid to the Partner(s) or other person making such loan from net proceeds of sale or other disposition or other cash distributions otherwise distributable to the defaulting Limited Partner. Such advance shall ` bear interest, -chargeable . to the defaulting Limited Partner, at a rate selected by the General Partner but not less than fifteen percent (15%) nor more than eighteen percent (18%) per annum. Repayment thereof shall be secured by a pledge of the Unit(s) of the defaulting Limited Partner. Such advance shall be credited to the defaulting Limited Partner's Capital Account as if the additional Capital Contribution had been made by the defaulting Limited Partner. 4.4.4 If the default is not treated pursuant to Sections 4.4.1, 4.4.2 or 4.4.3, all net proceeds of sale or other disposition otherwise distributable to such defaulting Limited Partner shall be distributed to the Partnership until such time as the full amount of the additional Capital Contribution then in default, plus an amount equal to fifteen percent (15%) per annum thereon, shall have been paid to the Partnership. Upon full payment of the additional Capital Contribution through application of net proceeds of sale or other- disposition otherwise distributable to the defaulting Limited Partner, plus an amount equal to fifteen percent (15%) per annum thereon, the Capital Account of the defaulting Limited Partner shall be adjusted to reflect the same. 4.5 Withdrawal of Capital. No Partner shall have any right to withdraw or make a demand for withdrawal or return of any of his Capital Contribution, in whole or in part, without the consent of all the Partners or as provided for in this Agreement. 4.6 Interest on Capital Accounts. No interest shall be paid on Capital Contributions. 4.7 Limitation of Liability. The Limited Partners shall not be .obligated or liable for losses incurred by the Partnership in excess of their Capital Contributions. Section 5. Distributions. 5.1 Allocations. Net proceeds of sale or other disposition, whether such distribution is made upon a sale or other disposition of a portion of the Property or upon liquidation of the entire Property in connection with a final termination of the Partnership, shall be allocated and distributed as follows: IV'ST.09.050 11-30-10 10056 -3- 1076 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 Iiabilities 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 Wince thereafter remaining in the manner hereinafter provided. 5.1.3 Next, to the payment of any additional Capital Contributions defaulted in by a Limited Partner or to the repayment of any advance by any party on behalf of a defaulting Limited Partner in payment thereof, provided that payment under this subsection shall be made only out of the distributive share of net proceeds of sale or other disposition allocable and otherwise distributable to the defaulting Limited Partner. 5.I.4 Next, ninety-nine percent (99%) pro rata to Limited Partners who are not in default in the payment of an additional Capital Contribution and one percent (196) to the General Partner until all Capital Contributions of the Partners have been returned in full. 5.1.5 Any net proceeds remaining shall be distributed eighty percent (80%) to the Limited Partners, pro rata, and twenty percent (20%) to the General Partner. 5.2 Valuation and Distribution of Noncash Assets. 'fro 4he extent that noncash assets are distributed in kind pursuant to this Section, the fair market value of such assets shall first be determined, and the distribution of such assets shall be made in accordance with such valuation. Any noncash consideration (including, but not limited to, promissory notes) received by the Partnership in connection with a sale or other disposition of the Property or other assets of the Partnership may be distributed in kind to the Partners or to a collection account with the proceeds to be distributed in accordance with the terms of this Section, as received, as the General Partner shall determine. 5.3 Partition. The Partners agree that the Property is not and will not be suitable for partition. Accordingly, each of the Partners hereby irrevocably. waives - any and all rights that he may have to maintain any action for partition of any of the Property. Section 6. Allocation of Revenue Expenses and Tax Attributes to Partners. Part- nership revenue and expenses, as well as taxable income, gain, loss, depreciation, deductions or other tax benefits and burdens, shall be allocated ninety-nine percent (99%) pro rata to the Limited Partners and one percent (196) 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 (8096) to the IWST.09.050 1G456 1 0 7 7 11-30-10 Limited Partners pro rat• and twenty percent (20%) to the General Partner. All taxable income, gain, loss, deduction♦ and credits, if any, shall be deemed to be the amounts set forth on the Partnership injewmation 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 S. General Partner. , 8.1 Continuation of Sales. If on the Closing Date the Partnership shall not have received initial Capital Contributions from Partners sufficient for it to acquire the Property and/or commence operations, then and in the sole discretion of the General Partner, additional funds may be raised through the sale of additional Units on such terms and conditions as the General Partner shall elect. The General Partner may advance funds to the Partnership or purchase additional Partnership Units or both. If the General Partner elects to advance funds to the Partnership, then the General Partner may sell, on any terms as the General Partner shall determine, additional Partnership Units in order to raise funds with which to repay the amounts advanced by the General Partner. The General Partner shall be reimbursed from net proceeds of sale or other disposition prior to any other distribution to Partners, the amount of any advancement not previously repaid. If the General Partner elects to purchase additional Partnership Units, then the General Partner shall be entitled to subsequently resell such Partnership Unit at any time, on such terms as the General Partner shall determine. The purchasers of Partnership Units that are sold pursuant to this Section shall be admitted as additional or substituted Limited Partners, and any amendment to this Limited Partnership Agreement or to the Certificate of Limited Partnership necessitated by the admission of such additional or substituted Limited Partners need only be executed and acknowledged by the General Partner and such additional or substituted Limited Partners. 8.2 Purchase of Units. The General Partner may purchase and hold Units as a Limited Partner. The General Partner, as to any Units owned and held as a Limited Partner, shall be treated for all purposes as a Limited Partner with respect to such Units. 8.3 Management. Except for those powers granted to the Limited Partners as provided herein, the General Partner shall manage and control the business of the Partnership. The General Partner shall be authorized, without prior consent by or approval of the Limited Partners, to employ persons or organizations at the expense of the Partnership, to enter into agreements in the name of the Partnership, to pay Partnership expenses, to establish and be a signatory on bank accounts in the name of the Partnership, to take all other actions reasonably required to accomplish the purpose of the Partnership and to conduct the business of the Partnership. 8.4 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 I WST.09.050 -5- 11-30-10 -10Q56 1078 Partnership and all Partners shall have the right to Inspect and examine such books at reasonable times and upon reasonable notice. Thr General Partner shall cause to be prepared, at the expense of the Partnership, within a reasonable time after the end of each fiscal year, any and all Partnership tax returns and all information, pertaining to the Partnership, necessary for the preparation by the Limited Partners of their income tax returns and an annual report containing a balance sheet as of the end of the Partnership's fiscal year and statements of income, Partners' equity, and changes in financial position and a cash flow statement for the year then ended, including a report of the activities of the_, Partnership during the period covered by the report. All cash of the Partnership shall 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. 8.6 Power of Attorney. Each Limited Partner, by execution hereof, hereby constitutes and appoints the President of the General Partner, Jesse C. Aldridge, his/her true and lawful attorney-in-fact, in his/her name, place and stead, from time to time to execute and acknowledge, record or publish all such instruments that may be appropriate or necessary to be signed by such Limited Partner in connection with the business of the Partnership. Each Limited Partner authorizes said attorney-in-fact to take any further 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 lawfully do or cause to be done by virtue hereof. The powers hereby conferred shall continue from the date the Limited -Partner becomes aLimited 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, Iu'ST.09.050 -6- 11-30-10 - 10056 1079 Partnership, or (iii) A change in the nature or character of the business of the (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, "8sign") 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 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 !0055 10$0 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 TI imited Partner's Unit(s) pursuant to Section 4, the General Partner shall deliver to the Limited Partners concerned, in full satisfaction of such Limited Partner's former interest in the Partnership, a cash down payment equal to one-fifth (1/5) of the prescribed purchase price of the affected Limited Partner's Unit(s) and shall execute a promissory note in an amount equal to four-fifths (4/5) of said purchase price. Said note shall bear interest at the rate of ten percent (10%) per annum from the date of such termination until paid. Principal and interest shall be payable in sixteen (16) equal quarterly installments, the first of which shall be due on or before three (3) months from the - date of such termination. Said note shall contain a provision for acceleration in payment of the total balance due in the event of default in the payment of any installment of principal or interest and shall contain customary provisions for the payment of collection expenses and attorneys' fees. Each Limited Partner hereby agrees for himself and his successors and assigns that, in the event his association With this Par tnership should terminate under the foregoing conditions, he will accept the settle- ment above provided in full and complete satisfaction of his interest in this Partnership. 9.5 Entity Partner. Any Limited Partner which is an entity and which• voluntarily distributes its Partnership Units to its members, shareholders, partners or owners in the course of dissolution or by operation of law shall result in the distributees' becoming Substituted Limited Partners of this Partnership in the. place of such Limited Partner, owning pro rata in accordance with their former interest therein the Partnership Units of such Partner. Section 10. Dissolution and Termination of the Partnershi . Except as provided in this Agreement, no Partner shall have the right to cause dissolution of the Partnership before the expiration of its term. 10.1 Events of Dissolution. Subject to the provisions of Section 10.2, the Partnership shall be dissolved upon the first to occur of the expiration of the term set forth in Section 3; sale or other disposition of all or substantially all of the assets of the Partnership; the agreement of the Partners; the resignation of the General Partner, IIX'ST.09.050 11-30-10 10056. 1081 together with the failure of the Limited Partrwrs 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 rYame. 10.3 Liquidation. Upon a final termination of the Partnership, the General Partner shall commence to wind up the affairs of the Partnership, liquidate the assets thereof, including the Property, and distribute the proceeds of liquidation pursuant to Section S hereof. Section 11. General Provisions. 11.1 Notices. Except as otherwise provided herein, any notice, distribution, offer or other communication which shall be given to any Partner in connection with the business of the Partnership shall be deemed duly given when reduced to writing and delivered as follows: (i) If to a Limited Partner, when personally delivered, telegraphed or mailed first class, registered or certified mail, postage prepaid, to the last address furnished by the Limited Partner for such purpose and, if no such address has been furnished, then when mailed to the Limited Partner in care of the address of the Partnership's principal office; (ii) If to the General Partner, when actually received at the Partner- ship's principal office or at such other address as the General Partner may hereafter specify; and (iii) if to the Partnership, to the General Partner. 11.2 Survival of Rights.. This Agreement shall be binding upon and inure to the benefit of the Partners and their respective heirs, legatees, legal representatives, successors and assigns. 113 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. IWST.09.050 -9- 11-30-10 10056 1082-" 11.5 Attorneys' Fees. In the event litigation is commenced to enforce any of the provisions of this Agreement, to recover damages for breach of any of the provisions of this Agreement or to obtain declaratory relief in connection with any of the provisions of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs, whether or not such action proceeds to judgment. The prevailing party shall be determined by either the officiating judge in the matter or by the presiding judge of the Pima County, Arizona Superior Court. 11.6 Agreement in Counterparts. This Agreement or any amendment hereto may' be executed in multiple counterparts, each of which shall be deemed an original Agreement and all of which shall constitute one (1) Agreement. GENERAL PARTNER: INTERWEST RESOURCES, INC., an Arizona corporation By: Or ssC. Aldridge ident LIMITED PARTNERS: Date: 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 10056_ 1083 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 ..Meridian, Pima County, Arizona. EXCEPT the East 75 feet thereof; AND EXCEPT the North 30 feet thereof for roads. t 10056 1085 Dove Mountain Specific Plan F.AVI-TI: la1 Precise Map Dove Mountain Specific Plan Tortolita Road Map — Tangerine/Moore 35 SEC. COR. --APPENDIX P 3 1 51 co TIES TO EXISTING EDGE OF PAVEMENT (TORTOLITA ROAD) - - - - - - T-1 1-S R -12-E W im z w.g 36 28.5.. L6 49' 0 co 1/4 Lo COR. F- I 0 F- fr 0 F- il SEC- jjll�ffik TANGERINE ROAD .4-4 COR. 1-1 FIELD BOOK 3048 10056 1087 Dove Mountain Specific Plan • J 1 Resolution No. 89-31 11� �n MARANA ::��/ 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 Specific Plan Dear Mr. Dillon: APPENDIX Q 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 Specific 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 13555 N. SANDERS ROAD = MARANA, ARIZONA 85653 PHONE: (520) 682-4166 FAX: 682-3749 RESOLUTION -NO. 69-31 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA APPROVING A: SECOND DEVELOPMENT AGREII4ENT 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 property 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 of e e which ter is referred to as "Development Agreement"), a copy 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 of Marana, Arizona this 17th day of October, 1989_ MAYOR Date Signed:—2, n 1OB-9 • ATTEST:' oll TOWN CLERK APPROVED AS TO FORM: ATTO inn;g-°In9n 8650 2180 195.001.052.A8906 When recorded, return to: Steven A. Setts, Esq. Streich, Lang, Weeks & Cardon, P.A. 100 West Washington, Suite 2100 Phoenix, Arizona 85003 THIS SECOND DEVELOPMENT A RE ENT (the "Agreement") is made as of this 17 day of o1989, by and between the TOWN OF MARANA, an Arizona municipal corporation (the 'Town"), and THE TORTOLITA MOUNTAIN PROPERTIES LIMITED PARTNERSHIP, an Arizona limited partnership (the "Developer"). 1. RFCTT_ 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. 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 community facilities district pursuant to Arizona Revised Statutes, -Section 48-701 At see.. 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, Marana, Arizona which plan was f i 1 ed with the Town by the Developer and dated May 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 eapproved by the �n s 1989 Ordinance No. 89-21. The Specific Plan,as adopted, is hereby a part of and 10056 1091 8650 2181 ' 195.001.QS2.Ad9Q6 ,'" Incorporated Into this Agreement in its entirety as corrected herein Pursuant to paragraph 8, below. D. 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 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, pians, 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 on the Tortolita Propei-ty.- 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: The Tortolita Property shall be developed in accordance with the. Specific Plan as may 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 inns inq? 195.001.052.A8906 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 realizing, 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. 2. Regulation Of DeveloomenIt. 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- dr of which the application to the Tortolita Property has been consented ns and writoffiing by1 the .Developer, (ii) future land use rules, regulatio policies of the Town enacted in order to comply with future state and federal taws 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 if such taxresaorifeestaresof generally applicablees or filing, review or regulatory fees, shzoughout the Town. -3- 8650 2183 10056 1093 195.001.M A8906 3. Moratorium. 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 P1an.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. The parties agree to cooperate and pursue any amendments to the Specific Pian 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 amendment to the Specific Plan shall be approved by the Town as set forth in Section VII(a) of the Specific Plan, i -e-, by ordinance. Any amendment to this Agreement shall be approved and recorded pursuant to paragraph 10.10 below. 6.1 Appointment of Representatives. To further the co=Itment 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 e o'ern n♦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. 6.2 Fxnedit d Town Decisions. The implementation of the Specific P, 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 shall have the right.to immediately appeal to the Town Representative for an expedited decision pursuant 'to 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 resolve any impasse pending any such expedited decision. 7. Default. Failure or unreasonable delay by either party to perform any term or provision of this Agreement 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 commence 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. 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 Is made a dad incorporated f ic Plan in its entirety. Anyaddoaltyograpical or cerical en-osin the Specific -5-j 8650 2185 10056 1095 19S-001-052.Aa906 r Flan say be corrected or clarified by written agreement of the parties and shall not require amendment of the Specific Plan. 9.1 Manner of Serving. 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 Cleric: Town of Marana 12775 North Sanders Road Marana, Arizona 85653 Attn: Evelyn Casuga, Town Manager with a copy to: John R. Moffitt, Esq. 110 South Church Street Suite 238 Tucson, Arizona 85701 The Developer: TortoIita Mountain Properties Limited Partnership I 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 Mailing Effective. Notices, filings, consents, approvals and communication 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. 10. Segal. 10.1 Waiver.. No delay in exercising any right or _remedy -shalt constitute a waiver thereof, and no waiver by the Town, the. District a?- .the- r.the Developer of the preach of any covenant of this Agreement sh-aTl':;be construed as a waiver of any preceding or succeeding breach of_the 'same or any. other covenant or condition of this Agreement.''�h�`"" 10.2 AttorneXII 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 1096 _ 1 195.001.052.A8906 — reason of any breach or default hereunder, the party prevailing in be all reasonable costs any and such action or other attorneys' proceeding shall paid fees by the other party, and in the event any reasonable judgment is secured by said prevailing party, all such costs to be set by and the attorneys' fees shall be included therein, such fees court and not by jury. 10.3 Counterparts. This Agreement may be executed in two or more dounterparts, 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 He2dings. The descriptive headings of the paragraphs. of this Agreement are insertedconstruction f nny oflth provisions hereof t' and shall not rel or affect the meaning o 10.5 Fxhibits. 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 approvals relating to the devermit elopment opment of herovals or iTortol and other necessary app ita Property by the Developer and its successors. 10.7 future Effect. (a) Time Essence and Successors_. Time is of the essence of this Agreement. All of he 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 shallterminate the Town effective upas the assumption by Developers assignee, on pro approved the assignment to such assignee, which approval shall not unreasonably be withheld. (b) TerminationUpon cite tp 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 wittle to hout heyexecuof tion oorAlita recorda ion yof this Agreement shall terminate -7- 10056 1097 8650 2187 195.001.052.A8906 further document or instrument subdivided and individually (and longer than one year) or sold to Lot") and thereupon such -public be subject to or burdened by the as to any lot which has been finally not in 0bulk4) leased (for a period of the purchaser or user thereof (a "Public Lot shall be released from and no longer provisions of this Agreement. 10.8 No Partnership and Third Parti t.. 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 Agr ement. This Agreement constitutes the entire agreement between the parties hereto pertaining to the subject matter hereof. All prior 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 ndman . 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 Developer's expense, in the Official Records of Pima County, Arizona. 10.11 Hames and Plans. 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 utilize all such••materials described herein to the extent 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 isood Standing- Authority. Each of the parties represents and warrants 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. ss� -8- 10056 ►opo �o ���� 195.001.052.AB906 10.13 Spveraaility. 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 Tarn 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 -to 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 sha11'be recorded in its entirety, at the Developer's expense, in the Official Records of Pima County, Arizona. 10.16 No Develover Representations. 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 Ho1d 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 Developerreasonable costs urther agrees tincurredat, in �failuree event of its to ha the Town for any or claims s made as sefortbove { 0056 1099 - : • j8650 2189 195.001.052.A6906 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 APPROVED AS TO FORM J n R. Moffitt, sq. Attorney for Town of Marana Date: 4 ATTEST: BY: WESTINGHOUSE COMMUNITIES OF ARIZONA, INC., an Arizona corporation By Its Managing General Partner TOWN OF MARANA, an Arizona municipal corporation By 0- A.0- i?� Ora Mae Harn Mayor -10- 10056 1inn 4i90 I95.001.052.A8906 STATE OF ARIZONA ) ) ss. County of Pima ) The foregoing document was acknowledged before me the dayof 6r f0/3 E /4- , 1989, by the NC., an AR�tfelf or oCv� cot"4mf WESTIHCzHOU COMMUNIT 0 ARI ONA+ Arizona corporation, which is managing general partner of TORTOLITA ModHTAIN PROPERTIES LIMITED PARTNERSHIP, an Arizona limited partnership, on behalf of said corporation as managing general partner of the limited partnership. Notary Public My commission expires: Aft ................ u,.._....._..:, lip: STATE OF ARIZONA I ss. County of•Pima ) The foregoing document was acknowledged before me the day of' 1989, by the of TOWN OF MARANA, an Arizona municipal corporation, for and on behalf of said municipal corporation. .my commission expires: 10056 1101 Notary Public - ..- -11- 8650 2191 195.001.052.AS906 LIST OF EXHIBITS A. Legal Description of the Tortolita Property B. Correction/Clarification Sheets to Specific Plan s 8650 2192 10056 1102 EXHIBIT "A" Collins — Pitia Consulting Engineers. Inc. 630 East 9th Street. Tucson, Arizona 85705 (602) 623-7980 LEGAL DESCRIPTION JERRY A, COLLINS "ESIDENT IIAUL FCO. G. PIMA, ►,E, R.L.S. GENERAL "nAGER ►ATRICX R. LAIRD. R.L.S. - mANxGER. FIEL.O szAvICES wILL1.Au .L GINGLES. kLS. CONSTRUCTION "NAGER A portion of Sections 24, 26 and 35, Township 11 South, Range 12 East, all of Section 25, Township 11 SO4:th, 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 TRITE. POINT OF BEGINNING, - THE NCE EGINNING, 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; T=CE North 00 degrees, 07 minutes, OS seconds East, parallel with said East line, a distance of 21,652.75 feet to the North line of said Section 3S and the South line of said Section 26';f 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 eet;THENCE North 89 degrees, 27 minutest. 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 secondsfWest, upon said East line, a distance of 1,313.58 feet to the East quarter corner of said Section 26; THENCE North 00 degrees, 00 minutes, 22 seconds West, upon said East line, a distance of 2,634.94 feet to the Northeast corner of said Section 26 and the Southwest corner of said Section 24; Page 1 10056 1 103 LEGAL DESCRIPTION (Continued) o 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; TH�NCE North 00 degrees, 06 minutes, 46 seconds West, upon the 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 nest, 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 distance* of 1,734.26 feet; TF.=NICE South 00 de , green, 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 IS; Page 2 1005; ► ► ni, 8650 21P4 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; THEyCE 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 1/4) of said Section THENCE continue South 00 degrees',`b2 minutes, 15 seconds West, upon the East line of said Southeast' Quarter (SE 1/4), a distance of 2,631.83 feet to the Southeast -:corner of said Section 25; THENCE North 89 degrees, 43 minutes, 06 seconds West, upon the South line of said Section 25, a distance of 2,629.72 feet to the Southeast corner.of the Southwest Quarter (SW 1/4); THENCE continue North 89.. degrees, 43 minutes; 06 seconds West, a distance of 2,629.73 feet to the Southwest corner of said Section 25 and the Northeast corner of said Section 35; THENCE South 00 degrees, •07 minutes, 05 seconds West, upon the East line of said Section 35, a distance of 2,652.75 feet to the Northeast corner of the Southeast Quarter (SE 1/4) of said Section • 35; THENCE South 00 degrees, 07 minutes, 05 seconds West, a distance of 2,652.74 feet to the TRUE POINT OF BEGINNING. Said -land contains 1,877.9 acres, more or less. Page 3 10056 1105 =' arzi�n C)IaK 10056 1106 8650 2196 4♦ t EXHIBIT B - TECHNICAL CORRECTIONS . " 1. Specific Plan Summary, Page I-1, Second Paragraph • Replace reference to Arizona Revised Statutes, Section y 11-825 with reference to Section 9-461.08 through 9-461.10. Title 11, which was incorrectly referenced governs only countiesm 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. 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. 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 "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. 7. Appendix P, Tortolita Road Map, Tangerine/Moore• • The map entitled Appendix P is not the correct exhibit; it should be.deleted 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 1107 •860 2197 Council shall approve, conditionally approve, or if not consistent with the *Specific Plan, modify or deny the application for plat approval. ' . E. GENERAL ADMINISTRATION The Tortolita Mountain Properties Specific Plan shall be administered and enforced by the Town of Marana and the Tortolita Mountain Properties Limited Partnership Development Review Committee, in accordance with the provisions found within the Tortolita Mountain Properties Specific Plan. 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 implementation of the phasing plan. Review by the Town Planning Commission is not required and submission of tentative plats and preliminary plans are optional and not required. The maximum review times for final plat approval is 60 ' days, building permits for residential is 45 days, others are 60 days; plan review for roads and utilities is 30 days. The Town Council shall continue to consider the recommendation of the Town staff including the Zoning Administrator and Town Engineer before taking any action under the terms of this Specific Plan as provided for in Title 6 of the aforementioned Code. Review and approval of subdivision maps will set forth the various conditions necessary to ensure the improvement of streets, adequacy of parks -and school sites, utilities, drainage and other services. G. AMENDMENT PROCEDURES In accordance with the Arizona Revised Statutes, 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 1.0055 1105 8650 2198 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 the phper � dlUse Plan by establishing policies d use plan. Ile Specific Plan will provide the parameters to implement 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 Land Use Plan and further, allows for their review and adoption. 8650 2199 10056 1109 - ' I.1 mm0 90 00D Off* 6650 2200 10056 1ig® _ n • O 00 0 -� m• O . J� Cl) n Q M 9 o m � a c > n n p. r N •i m r -r- Z FFA » • M IjI i R'! t9 �+la}l i "`: ` m •I c X !1 0 N u O r oR r"t" WR •jam 'SYi s ! •^•1M1 Y . * `i(�"'S • ) r 1. : r �S".' ����r, ���ir�~•, 1. Vii• rti�wL. 2;; .l ���1�•• mm0 90 00D Off* 6650 2200 10056 1ig® APPENDIX A. JERRY A. COLLINS PRESIDENT RAUL FCO. G. PINA• P -E, R.L.S. GENERAL MANAGER PATRICK R. LAIRD. R.LS. MANAGER. FIELD SERVICES WILLIAM J. GINGLES. R.L.S. CONSTRUCTION MANAGER Collins — Pift Consulting Engineers. Inc. 630 East 9th Street, Tucson, Arizona 85705 (602) 623-7980 LEGAL DESCRIPTION A portion of Sections •24, 26 and 35, Township 11 South" Range 12 East; all of Section 25, Township. 11 South, Range 12 East; and a portion of Section 19, Township it 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, 38 minutes, c51 seconds West, upon the South line of said Section , 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, 360seconds27 East, upon the South line of Section 26, a distance of THENCE North 00•degrees, 01 minutes, 50 seconds West, a distance of 1,319.90 feet; THENCE North 89 degrees, 27 minutes, 00 seconds East, a distance of 1,324.72 feet to the East line of said Section 26; THENCE North 00 degrees, 01 minutes, 40 seconds west, upon said East line, a distance of 1,313.58 feet to the East quarter corner of said Section 26; THENCE North 00 degrees, 00 minutes, 22 seconds West, upon said East line, a distance of 2,634.94 feet to the Northeast corner of said Section 26 and the Southwest corner of said Section 24; inner, . i i I I - Page 1� * . I - - •A 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; ' THM46E North 00 degrees, 06 minutes, 46 seconds West, upon the 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 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 1112 8650 2202 o 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 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 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. �nn1; 1113 _Qatfn 0nn,� C O AAPPF-NDIX C 16� Greiner- Inc - 555 E River Road. Suite 100 ' Tucson. Ariaoru 85704.5822 Gineiner (6021 887.1800 FA)L16021 887-8438 . January 8, 1988 Hr. 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 Geotedhnical 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-193 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 S.S. 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 Per font Is adeguatg)_ Also noticeable Is the fast that under the • preliminary layouts proposed to date,, no deep trenching is anticipated near this particular pocket of mater•i al 'The third section is represented by trench T-2 (the stone house) where rery hard rock is encountered at 5.5 feet. A visual inspection made this finding expected and within the realm of- expectation for plac=ent of the water tank. In su-sary, the soils InYestigation confir= our anticipation of workable conditions for construction and trenching and no modifications need be made at this point in tine to*the construction cost estimates pr•orided. Should you have further questions, please tail. s Sincerely, GREIKER,.IKC. iegEnneerngNn�aaa 0 5 5 - 4 8650 2204 . January 4. 1983 87-5Z3 Greiner Engineering Sciences Attn: Ryan G. Bale, P.E. 555 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 =ield reconnaissance and preliminary geotechnical/geological assessment at the above -captioned site. A total of 5 trenches were excavated on approximately 1000 acres to provide preliminary indications of allowable penetration depths ind various subsurface conditions in different areas throughout the subject~ iroperty. The results of our preliminary assessment indicated that the subsurface nditions vary substantially throughout the property. The enclosed site -Ian, Figure 1, shows where the 5 trenches are located throughout the •roperty. Also, shown on this site plan are the portions of the property fiere rock outcrops are exposed at the surface. The soils encountered in our :reliminary investigation- consisted primarily of granular ;ands, gravels, ilts and clays. For the various material types and respective densities see .he trenching logs in Appendix A. The in situ densities of the soil overburden regions Yaried from medium ense to very dense. The plastic component of soils found on site in this .reliminary investigation was generally tow. The red -brown clays C to orth-crest portion of the Tucson Basin can hate an escessiYe expansion otential and tend to accumulate in pockets. To ensure no highly expansive :lay soils are present on the site further trenching is required. Due to the n 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• atel-resort site;• representatiYe of trench T _i. the subsurface soils :onsisted of brown sand, With•Yarying amounts of silt and gravel in a Yery :ense and tightly bound soil matrix. These soils typically have a low :ollapse potential and are nonexpansire. 8650 2205 �-� L7 10056 1115 o n aestinghouse Tortolita Property Page 2 The allowable penetration depths varied throughout the property. senerally, where igneous and metamorphic rock outcrops are located nearby the -oil overburden zone is relatively thin and backhoe refusal is common. The 'Oct types found throughout the property consist of Precambrian Schist and ranites which at the surface tend to'be weathered and rippable. there the ocks are not weathered they become competent and achieving required depth of mbedment will be difficult to impossible without employing blasting echniques,ar pneumatic hammers. Along the proposed water line alignments trending from the City Plant at ista Uel Sol and Naranja Road, we feel achieving the required penetration =ptht from 5 to 15 feet, is possible, although construction may require the nployment of heavy ripping equipment in areas typical of the soil conditions Dund 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 AB should meet the general 2quirement outlined in Appendix B. This investigation is preliminary in nature and as such will require !ditional field and. laboratory work prior to the commencement of any .ns truction. It we may be of further assistance on this project or future •ojects, please do not hesitate to call. S/TPB/jcb ies (5) addressee. 10')56 ' III; Peodore. Bayham, V. C. R.L. Sogge, P.E. 8650 2206 6 and digging - consistent - occasiona 7 p nthroughout 8 9 10 ISW-SMi trace silt,very dense n 2 brown fine -- 3 trace gravel • 4 15 B tt of trench at 14.0 feet 6 • 7 es X08 NO. CLIENT LOCATION EARTH ENGINEERING • Tortolitas .ESERT . g1-523 ue'stinghouse acafeMI N •M►K pAILLINC &ACTMOO 4& EOUIrwENT BORING Nps CAsp T- 1 • SKEET See Site Plan. Figure I. 1 of 1 E"WEA • SA&4PLINC METHOD IPB TIME DATE �TVM ELEVATION CASINC DEPTH ,12/31 /81 u SURFACE CONOITIOKs r 0-61 �W i Yv SAarLLll c= .,.g`sem metamorphic outcrop hills. • O • 4 C Brown fine to coarse SAND with some clay and trace 1 2 ravel; medium plastic•fines medium dense. moist. brown fine to-coarstsAND with some trace si' 3 I n r y r n n n lastic dry. p -tnJightIX rpmentoad throughout, very tich .4bound soil matrix I 5 ' ' 6 and digging - consistent - occasiona 7 p nthroughout 8 9 10 ISW-SMi trace silt,very dense n 2 brown fine -- 3 trace gravel • 4 15 B tt of trench at 14.0 feet 6 • 7 es • O LOCATI°« —S ER T EARTH ENGINEERING JOe N°. CLIENT 87-523 Westinghouse ;To rtol j tas DRILLING METHOD A EOWPWEHT 110RING NO• T-2 SHEET See Site Plan. Figure 1•" 1 of 1 • CRGItCU ' SAMPLING wCTHOD' TPB TIME •Uu ELEVATION DATE s CASING DEPTH 12/31/87 Of y =�, �r1rj SURFACE CoNo1TIDHs v SAu,,LEJ% LW &J M. �v WW s j Native desert landscape, metamor hic outcro to the -� =northeast, .... Tren h in we sh area - 0 - 1 M ark brown fine • to coarse SAID with -some silt and trace oravel• medium dense non lastic sii htly moist. - 2 -------------- 3 a ecom osed granite boulders verX dense et rip ab e eathered rock Zone � 4 5 'ncreasi•n competence with depth iery hard dip 'in - 6 Liackhoe 7 refusal at .5 feet S 9 2 • 3 4 ' 5 6 7 . S ER T EARTH ENGINEERING 108 140. 87-523 CLtEmr LOGaTOw Westinghouse Tortol i tat ATtOw OF aopt wG See Site Plan, Figure 1. UM -• ELEVATION OAtLLtwC 64ETw00 a EOutrwE1tT �OntwG w0, T-3 with 18 --in. hucket 1NEET 1 0. 1 EWES TPD SASAPIL1NC METHOD TWE GATE ,12/31/87 CASINC OEPTN .«._. a � Yo t• _" erLoK:��•• sA.�.LGK d c x _ u ': 5s r r 0-> 1 j rdesert SURFACE COKOITIONS Native Sonoran desert terrain washes, rid es and g flora . ' / 7 Z7 1 2 3 4 5 6Consistent 7ca-ving 8 9 10 1 2 3 4 5 6 7 . - 514 brown SAND with some silt and occasional cobbles medium dense non lastic slight! moist SM light brown lightly cemented fine"'to coarse SAND with s -trace silt and.trace-crave] - occasions metamorphic cobbles - dense. nonplastic, dry. less cementation - dense occasional, boulders ca-vinon sidewal 1 SM very dense increased cementation, some materia tightly bound soil matrix and -Eigg in ;,-vprAl large bouldersin tightly bound matrix LIArkhop roLfusal at 12.0 feet . I ES ERT EARTH ENGINEERING CLIENT 87-523 Westinghouse .cwrlpK OF &0A&MC _ DAILL04G WCTMOO L [putl•u[KT -with 1A in, bL See Site Plan, Figure 1. ! • SAMPLI04C MCTNOO 4Tuat ELEVATION CASING DEPTM r '?,: c = r Ld }}.. SURFACE COKOITiOKS � •• Y� &LOwsic•• SA��LCa IL W c '; d �> Native desert terrain / Z J A. • 0 M brown finer A 1 trace gravel. medium den moist i 2 LOCA -TIO"- Tortol i tas iOAJKC NO. T- 4 S�aEET • 1 or 1 EXCUCEI TPB TIWC OwTE ,12/31/87 ht S4! -SM lioht brown fine to coarse SAND withtrace sit'. I 3 and gravel light—cementation throughout I 4 I &QbtleEand boulders abu / 5 hard diooing - et ria a 6 7i 7 r�,�Hhne Fat 5.5 f /001 _ 8 9 0 • 1 —Z 2 3 4 —Z5 6 7- 8H — cementation matrix . o 0 S E R T EARTH ENGINEERING 108 HO. CLIENT LOC AT 87-5Z3 Westinghouse Tortolitas Ar10N O/ SOA ' ORILLtNG t.tETHOO • EOUIP►tEHT BOFUNC N0, T- 5 -with 18 in- -bucket SnEET See Site Plan, Figure 1. 1 OF 1 - LtcGtcC[t SAt1PLINC WCTHOO TPa ' TIME DATE U&4 ELEVATtOH CASIHC DEPTH ,12/31/87 •�� Y = o W jrj SURFACE COHOITtOks •?a Y' 01-0.2/9" LW LJ 'Z _� W> Native desert landscoe,alo verde mesouite saouaro �! creosote etc.... . 0 SM brown SAND with some silt and trace oravel medium 1 dense nonplastic, SHOWY moist 2 Liaht brown color, less silt dense i 3 ' 4 ' A 6 Some eohtiles encountered . 8 -SM) light b r wn fine to coarse SAND with some silt g raver medium dense nonplastic, dr 10 — 1 2LBottom of trench at 10.0 feet n 3 _ 4 5 , 6 � . 7 APPEt(DIX 6 •• General Fill Specifications 10056° 1122 8650 2212 [[ ENGINEERFA'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 D422) S Passing by Weight Sieve Size- Fill ABC" 6" 100 --- - 1 100 14 --- 45-90 1200 50 Max 0-12 Plastic Index (ASTM 0424) 12 Max 5 Max Percent Expansion 1.0 Max 0.0 Abrasion - -- 50 Max Soluble Sulfates (S) 0.10 Max 0.10 Max *Expansion shall. be measured during saturation of a remolded sample compacted to 95Z of Standard Proctor (ASTM 0698) density at optimum moisture content which is subject to a load Intensity of I PSI. 10056 23 • 11 8650 2213 • APPENDIX D RECOMMENDED LANDSCAPE PLAINT PALF= Maior Streetscape Trees and Shrubs Abyssinian Acacia Acacia Foothill Palo Verde Chilean Mesquite Agave . Desert Broom Desert Cassia Feathery Cassia Silvery Cassia .Acacia abysrinia Acacia species Ccrcidutm microtheca Prosopir cl:ilewir .Agave sp. Baccharis sarothroidcs 'Cassia nemoplida Cassia arremisiodes C=ia phyllodiraea Red Yucca Herperaloe paviflora Yellow Bird of Paradise Caeralpirza gillia . • Red Bird of Paradise Caesalpina pulchcrrima Texas Ranger Lcucophyllum frutescens Secondary Streetscape Trees and Shrubs • Durst Willow Chilopsir linearir Chilean Mesquite Prosopir cluler iS Velvet Mesquite Prosopir vciruina Acacia species Acacza sPP- ' Mexican Palo Verde Parks zona aat&= Agave .Agave sp Desert Broom Baccharis sarmthmider Desert Cassia Cassia nemopluk Feathery Cassia Cassia art=& odes Silvery Cassia Cassia phyModirzca Purple Hopbush Dodonea vircrosa TWpurca' Red Yucca Hesperuloe pavpra • Yellow Bird of Paradise Cacmlpiha ZMEe.ru Red Bird of Paradise Carsalpiw puk:hari ma Texas Ranger La Ophyllum frutcsccns Purple Fouatain Grass pe=iretum supra= 8650 2214 • C O PL&NT PALE= (coat) ,Accent Trccs nt Entrics/fntersections A=Cia corutricta African Sumac Rlws lancea Lemon Bottlebrush Callistemott citrinus Texas Mountain Laurel Sophora secwtdiflora Aleppo Pine.. Pinus halepensis Heritage Oak Quercus vitgutiatt "Heritage" Parkiniz Lot Trees Ph3'� - Chilean Mesquite Prosopir ehilensir Blue Palo Verde Cercidiurn florudurn Mexican Palo Verde, parkiwonia aculcata Nctleaf Hackberiy Celtic reticulata rainseewav_& Retention/Detention Basin Trccs and Shrubs VfUtethora Acacia A=Cia corutricta Velvet Mesquite Prosopir vehrrina Blue Palo Vcrdc Ccrzidiurrt floridum • Desert `tWow Chilopsis linearis NcticZf Hack -berry Ccltis reticulata Descrt Broom Baccharis sa duvidis i' -airy Duster� Ph3'� - . Desert Hacicberry CZUEr Desert Spooa Dasylirion wheeled Brittle. Bush F,ncciia farincza 8650 Ino,,;G 112 2215 ' s • APPENDDC E tU __ 'HE 7F N E R ASSOCIATESO ,c��J •nmcntal Scicn=, Manas==t & Pl=ning 13 January 1989 iS. SUSAN J. REBEL .he Planning center 350 North Finance Center Drive suite 210 Tucson, Arizona 85710 3E: 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 teach 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 tae at (602) 258-1724. Thank you for your time and consideration. . Sincerely, RUFFNERASS CIATES George A. Ru fner,.Ph.D. Principal Enclosures: Map of transect locations Transect number, length, width and area covered GAR:fma 10056 1126 - Rf �0 221.E page 1 of 2 TUMAMOC GLOBEBERRY FIELD SURVEY TORTOLITA MOUNTAIN PROJECT PIMA COUNTY, ARIZONA Section No. Transect No. Length Width Acreage 19 01 3000' 60' 4.13 02 3000 60" 4.13 24 03 2000' 60' 2.75 04 2400' ,•60, 3.30 • 05 2400" 40' 2.20 06 1400' 40" 1.28 07 2000" 40' 1.84 08 2000 40' 1.84 09 2000" 40' 1:84 10 2000' - -40'- 1.84 11 1000 60' 1.38 12 800 600 1.10 13 1000" 60' 1.38 • •50 2400" 80' 4.41 51 600. 80' 1.11 .52 2100v 80' 3.86 53 550,0 80' 1.01 54 5280 80" 9.70 - 25 14 1500, 60' 2.07 15 1600' 60' 2.20 16 850 60, 1.17 17 850" 60" 1.17 18 5800 806, 10.65 19 2000 80" 3.67 20' 5280 80, 9.70 21 27000 80, 4.96 22 310 so"- 5.69 23- 3300 80� 6.06 24 2000 80o 3.67 25 400'- 80" 0.73 26 1100' 80, 2.02 55 1700" 80, 3.12 56 1600'. 80, 2.94 57 800 80" 1.47 58 850#- 80" 1.56 59 1000, 80, 1.84 60 800' 80, 1.47 61 800 80` 1.47 62 808 80, 1.47 Inni;A iI?R page 2 of 2 TUMAMOC GLOBEBERRY FIELD SURVEY TORTOLITA MOUNTAIN PROJECT PIMA COUNTY, ARIZONA Section -No. Transect No. ----------- ------------ Length ------ Width ----- Acreage ------- .26 27 700" 80" 1.27 28 1300" 80" 2.39 29 1300 80" 2.39 30 1300` 80" 2.39 31 1300* 80." 2.39 32 a 1600" 8b" 2.94 33 750" 80" 1.38 34• 750" 80' 1.38 35 800" 80" 1.47 36 950" 804 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.i9 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 Inni;A iI?R APPENDIX F UTILITIES RESPONSES inns; 1129 8650 2219 G _ St001vES7 arw, RO.'.D PO..80X35970 TUCSON. MIZONA 85740-5970 1602) 744.2944 October 15, 1987 David H Graham, Vice President Planning Westinghouse Communities of Arizona, Inc. 1760 East River Road Suite 103 Tucsorr;' Arizona 85718 Dear Mr. Graham: We thank you for your letter of September 9, 1987, and Trico Electric Cooperative, Inc. is looking forward to working with you to serve Tortolita Mountain Properties. In our Long Range Plan, we have been referring to the area covered by the asap 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 F -%-tension Policies (our Policies) approved by the Arizona Corporation Commission June 16, 1981, Docket .tU-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 prdiect*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 preadature 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 iftformation and more of a commitment if we are going to finance a project'of this size. Since 'the, lead times on planning, siting, designing, financing, obtaining rights -of -Way and obtaining state and federal approvals for these facilities, takes about two years. It is imperative that we both get the project started as soon .as possible. To start the financing process, Trico will need to satisfy the following concerns: 1. The agencies that approve our expenditures feel these loads and the Acacia. Hills loads south of you are speculative or questionable. This is because statistics do not -show growth in this area, that is, development hasn't started. .0 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 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 muny years based on our current growth sttifacilityeatytand early investment in a back -bone type 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 2051 Page 29 and belated sections. We would be happy to work out contractual details with you to get this process started. Trico h-as'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 invettmerit of this size must be justified. We are looking forward to your help to got started in time to tweet mll•your schedules. *If you have a11y questions don't hesitate to call. Sincerely, TRI•CO ELECT91C COOPERATIVE, INC. CL Charlafs N. Emerson Manager of Technical Services /Kv I 8650 2221 1005:'1131 •L. SEC. COR. ,l + 31—*— t— 51' co co �y ) APPENDIX P TIES TO EXISTING EDGE OF PAVEMENT (TORTOLITA ROAD) T -11-S R -12-=E W TANGERINE ROAD �� T�.+•r+.. fwoxrNir!»► wr •-++,►'wwrY�'�+`*'3Mf� 0056 . 1 13-1 W Z ul U Z x ws Li1,; LL z ;. r ♦h "f. CD 'Tr •�<% lT 26.5' u� -►l .4- m 1/4 u) COR. • Y • O O 24' -+ f- -► ___ -0- 45 �y ) APPENDIX P TIES TO EXISTING EDGE OF PAVEMENT (TORTOLITA ROAD) T -11-S R -12-=E W TANGERINE ROAD �� T�.+•r+.. fwoxrNir!»► wr •-++,►'wwrY�'�+`*'3Mf� 0056 . 1 13-1 Dove Mountain Specific Plan Annexation Development Agreement APPENDIX R RECORDED BY: OKG DEPUTY RECORDER 2077 RD18 W MARANA �8rzo�'r DOCKET: PAGE: NO. OF PAGES: SEQUENCE: AG ATTN: CHUCK DINAUER 1351 N LON ADAMS MAIL MARANA AZ 85653AMOUNT PAID PRE -ANNEXATION DEVELOPMENT AGREEMENT THIS PRE -ANNEXATION DEVELOPMENT AGREEMENT (this "Agreement") is made as of this 7t-rday of Taruzry , 1992, by and between the TOWN OF MARANA, an Arizona municipal corporation (the "Town"), and TORTOLITA MOUNTAIN PROPERTIES LIMITED PARTNERSHIP, an Arizona limited partnership (the "Developer"). I. RECITALS 911 9008566 01/EE/9 08:41:00 A. The Developer is the owner of that land which consists of approximately 2347 acres and is legally described on Exhibit "A" attached hereto (the "Property"). The Property is not presently within the town limits of the Town, and is depicted on the map attached hereto as Exhibit "B". It is located generally adjacent to land previously annexed into the Town (the "Phase I & II Property") pursuant to two Agreements, the first dated August 2, 1988 between the Town and the Developer's predecessor in the title and the second dated April 17, 1990 between the Town and the Developer (the "Prior Pre -Annexation Agreements"). B. Pursuant to Arizona Revised Statutes, Section 9-500.05, as amended, the Town and the Developer enter into this Agreement in order to, among other things, (i) provide for the annexation of the Property into the town limits of the Town, (ii) facilitate development of public improvements to and on the Property by providing for the financing, acquisition and/or construction of water, sewer, road, drainage and other infrastructure, through the creation of a Communities Facilities District (the "District") pursuant to Arizona Revised Statutes, Section 48-701 et seo., and (iii) facilitate development of the Property by providing for and establishing the type of land uses, location, density and intensity of such land uses, and community character of the Property, and providing for, among other things, the development of housing, recreation/open space, commercial/business opportunities and other matters relating to the development of the Property as described in that certain conceptual master plan attached hereto as Exhibit "C" and incorporating the development regulations and procedures referred to in paragraph 4 below (the "Conceptual Master Plan"), when the Property is annexed into the town limits of the Town, all in accordance with the Marana General Plan -1987- (the "General Plan") and in concert with the development of the Phase I & H Property. C. The Developer and the Town acknowledge that the ultimate development of the Property into an integral part of the fabric of the Town is a project of such magnitude that the 9211 369 Developer requires assurances from the Town of the Town's willingness to approve, and to use its reasonable efforts to expedite the approval of, (i) the annexation of the Property into the town limits of the Town, (ii) the formation of a community facilities district, and (iii) the development of the Property as planned, before it will expend substantial efforts and incur substantial costs in the initial development of the Property. The Developer, desirous of obtaining assurances of its ability to develop and continue the future development of the Property consistent with the General Plan, has filed with the Town prior to the execution of this Agreement the Conceptual Master Plan, and wishes to file with the Town the annexation petition and the District petition. The Town, desirous of encouraging the development of the Property in the Town consistent with the General Plan, wishes to approve the annexation of the Property, authorize the proposed uses of the Property set forth in the Conceptual Master Plan (including the types of Iand uses, densities and intensities of such land uses as set forth therein), and cooperate with the Developer and expedite the establishment of the District and the rezoning and other development approvals for the Property in accordance with the Conceptual Master Plan, the General Plan, a General Infrastructure Plan and the applicable zoning provisions of the Town as described herein, and consistent with the development of the Phase I & H Property. The Town and the Developer acknowledge and agree that the public convenience and necessity would be furthered by the annexation of the Property, formation of the District and approval of the Conceptual Master Plan. D. It is the intention of the Developer to develop the Property within the corporate limits of and subject to the planning and regulation of the Town pursuant to all applicable laws, regulation, ordinances and resolutions as described herein and pursuant to the terms of this Agreement. E. The Town and the Developer desire to enter into this Agreement to implement the Conceptual Master Plan in accordance with the General Plan, and to implement a General Infrastructure Plan through the use of the District. The Town and the Developer understand, acknowledge and agree (i) 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, as amended, (ii) that the terms of this Agreement are binding upon the Town and the Developer and their successors and assigns, (iii) that this Development Agreement shall become operative immediately upon the completion of the annexation proceedings as provided in this Agreement, without further notice or action, (v) that the terms of this Agreement run with the affected land, and (v) that this Development Agreement shall, to the extent feasible, be implemented and the Property developed consistent with the development of .the Phase I & II Property and pursuant to- the previous agreements (described herein) entered into with the Town relating to the development of the Phase I & II Property. F. The Town finds that the annexation and development of the 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 Property consistent with the Town's General Plan and its regulations, (ii) providing open space and recreational areas, (iii) increasing tax and other revenues to the Town based on businesses and improvements to be constructed on the Property, 2 9211 37n + t• and/or (iv) creating jobs through the construction and operation of new businesses to be located on the Property. AGREEMENT 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. Annexation. In consideration of the execution of this Agreement by the Town, the Developer agrees to sign and deliver an annexation petition to the Town pursuant to Arizona Revised Statutes, Section 9-471to sM., to annex the Property into the corporate boundaries of the Town. Such petition shall be submitted within two (2) weeks after the execution of this Agreement, or as may be extended by a written agreement of the Town and the Developer. Upon presentation of a legally sufficient annexation petition, the Town shall undertake to perform all necessary acts and procedures in order that the Property is annexed into the corporate boundaries of the Town, including approval of an annexation ordinance at the next available meeting of the Town Council. 2. Communitv Facilities District. Upon annexation of the Property within the corporate boundaries of the Town, the Developer shall be entitled to file with • uhe Town a petition for formation and the General Infrastructure Plan of the District. All terms, conditions and procedures for the formation, organization and operation of the District shall, to the fullest extent appropriate, be those same terms, conditions and procedures set forth for the Phase I Property as described in that Development Agreement dated June 5, 1989, by and between the Town and Developer, recorded on June 14, 1989, at Docket 8558, Page 1450, records of Pima County, Arizona (the "Phase I CFD Development Agreement") as of the date thereof, which CFD Development Agreement is hereby acknowledged and made a part of and incorporated into this Agreement in its entirety. At the option of the Developer, the Developer may elect to form a new, separate District or, alternatively, to include all or a part of the Property within the community facilities district authorized and approved for the Phase I Property pursuant to the Phase I CFD Development Agreement; provided, however, that if a separate District is formed for the Property, the board of directors of the District may, at the option of the Town, consist of the members of the Town Council serving ex officio. 3. - Fair Share Ordinance. ' Pursuant to the Prior Pre -Annexation Agreement executed August 2, 1988 by the Town and Developer's predecessor in title, the Town agreed to develop and adopt a "Fair Share" Ordinance consistent with the Marana General Plan policy "to provide developers with a reimbursement mechanism to ensure pay back of public improvements." The Fair Share 4 9211 371 Ordinance was to be adopted by the Town on or before August 2, 1991, but the Town and Developer have mutually agreed to extend the adoption date to August 2, 1992. The Town hereby reaffirms its obligation to adopt the Fair Share Ordinance in accordance with the terms set forth in the August 2, 1988 Prior Pre -Annexation Agreement, and the parties confirm that the adoption date has been extended to August 2, 1992. 4. Improvements The parties hereto recognize and acknowledge that the development of the Property and the resulting augmentation of residential, commercial and/or recreational activities upon and about the Property which directly benefit the Town will increase the traffic flow upon certain arterial roadways. The parties hereto further acknowledge that such development shall increase the need for construction of certain roadways designated on the attached Exhibit along with related improvements. The parties hereto also recognize and acknowledge that the Town does not have the current financial capacity to construct the necessary public roadway improvements upon and about the Property. Accordingly, following annexation of the Property, the Developer intends (but is not required) to construct in phases allor a part of the public roadway and related improvements described on the attached Exhibit "D" from time to time (and such other roadway improvements as are mutually approved by the Town and the Developer) and to dedicate same for the use and benefit of the residents of the Town and the public at large. Because of the benefit to the public health, welfare and safety if such public improvements are constructed and because of the increase in the Town's revenues which will result from sources located upon or about the Property, the Town will establish a funding mechanism and shall reimburse the Developer (or its assignee) in. full upon request of the Developer (or its assignee) for all actual out of pocket costs and expenses incurred in the construction of such public improvements subject, however, to the conditions and limitation set forth below: A. The Town shall not be required to reimburse the Developer for any portion of such public improvements unless a luxury resort hotel of no less than 200 rooms with related recreational facilities has previously been completed and is operating either on the Property or on the Phase I & II Property and within the limits of the Town. B. The reimbursement funding mechanism and source of funds shall not be designated at this time but the funds may be derived from one or more of the following sources: 1. A Municipal Property Corporation; 2. Sales Taxes; I Highway Users Funds; 4. Local transportation assistance funds; and 5. Other development related funds. 4 �2fi 372 C. At the time of any requests for reimbursement hereunder, the Town shall not be required to reimburse the Developer for any amount in excess of one-half (1/2) of the amount of all transaction privilege taxes and sales taxes previously received by the Town in the fiscal year from room charge, golf charges, food and beverage and retail sales at the hotel facility described in subparagraph A above. Requests for reimbursement shall be made once per fiscal year no later than April 1, and shall be paid in the next fiscal year. Notwithstanding the reimbursement obligations contained in both the prior. Pre -Annexation Agreements and in this Agreement, the Town shall not be required to provide reimbursements to Developer or its successors in excess of the amount equal to one-half of the hotel facilities sales taxes described above in any fiscal year. D. The reimbursement amount shall be based upon an engineer's certification of the improvements made by the Developer. The engineer shall be mutually approved by the Developer and the Town and approval shall not be unreasonably withheld. E. No reimbursement shall exceed the outstanding balance of the unreimbursed construction cost of the improvements. F. The Town shall not be required to pay any further reimbursements from and after the twentieth (20th) anniversary of the complete execution of this Agreement irrespective of whether or not the Developer has by then been reimbursed in full for the construction of the public improvements. G. The Town shall not be required to reimburse the Developer (or its assignee) for any portion of such public improvements not located within the town limits of the Town at the time such improvements are constructed. H. The Town acknowledges that the construction of the public roadway improvements as described on Exhibit "D" and other public roadway improvements to provide access to and through the Property are necessary for the development of the Property, will promote the health, safety and welfare of the residents of the Town, and might require condemnation by the Town of certain real property to acquire right-of-way for access or improvements for the roadway improvements to the Property. Recognizing the Town's interest in the construction of the public roadways and the future development of the Property it is determined to be in the public interest and the Town agrees to initiate and diligently pursue condemnation of any real property necessary for the construction of the roadway improvements; provided, however, that the Developer shall pay all costs, expenses, judgment and award of such condemnation. The Town and the Developer shall cooperate in the preparation for, and preparation of evidence in, the condemnation proceedings, and in the selection of legal counsel and witnesses. The Town agrees to use its best efforts to convince all real property owners from whom condemnation would otherwise be required to voluntarily dedicate their property for the 5 9211 373 roadway improvements. I. Nothing contained in this Agreement shall be construed to represent approval by the Town of the proposed alignment or realignment of the roads as Exhibit "D contained on ". The Town Council specifically reserves the right to approve the alignment or realignment of such roads at such future time that commencement of construction is contemplated. 5. Development In Accordance With Conceptual Master Plan. Concurrently with the approval and execution of this Agreement, the Town shall approve the Conceptual Master Plan for development of the Property. The Property shall be developed in- accordance with the Conceptual Master Plan as may be amended from time to time, which Conceptual Master Plan sets forth the basic land uses, densities and intensities of such land uses as presently intended for the Property. The development regulations and procedures applicable to the Property shall, to the fullest extent appropriate, be those same regulations and procedures applicable to the Phase I Property, as more fully set forth in the Specific Plan for the Phase I Property dated May 12 1989, which is incorporated herein by reference, and which regulations and procedures are hereby deemed incorporated into and a part of the Conceptual Master Plan. The approval by the Town of the Conceptual Master 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 Conceptual Master Plan as may be amended from time to time pursuant to paragraph 8, below, or any subsequent specific area plan submitted by the Developer in accordance with the Conceptual Master Plan, and subject only to the development regulations contained therein, notwithstanding any subsequent changes of the zoning or land use controls applicable to the Property adopted after the date of this Agreement, or any amendments thereto or to the Conceptual Master Plan and (b) will be accorded through the legally required development process the approvals reasonably necessary to permit the Developer to implement the Conceptual Master Plan in accord with the development review and approval process as set forth in the Conceptual Master Plan. More specifically, the Town agrees to approve or issue such permits plans specifications, plats, rezonings and/or specific area plan for the Property as may be requested by the Developer and reasonably required consistent with the Conceptual Master Plan. The Town's failure, without just cause as provided in this Agreement, to approve the permits, plans, specifications, plats, rezonings, specific area plan and other matters reasonably necessary to permit the Developer to implement the Conceptual Master Plan, as the same may be modified- from time to time, or any action by the Town which would otherwise preclude the Developer from realizing the land use, densities or intensities specified in the Conceptual Master Plan, subject only to the development regulations contained therein or such rules, regulations or official policies of the Town as provided in paragraph 5, below, shallbe 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. R 921; 374 6. Regulation of Development. The rules, regulations and official policies applicable to and governing the development of the Property shall be those rules, regulations and official policies as adopted in the Conceptual Master Plan and the Town's which are 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 Property except only as follows: (i) future land use rules, regulations and official policies of the Town which are not contrary to existing land use regulations applicable to and governing the development of the Property or of which the application to the 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 Conceptual Master Plan, such provision of this Agreement or the Conceptual Master 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, (iv)future modifications of taxes or filing, review or regulatory fees, if such taxes or fees are generally applicable throughout the Town, and (v) impact fees imposed for only regional stormwater retention and detention purposes. 7. Moratorium. The parties acknowledge and agree that the Conceptual Master Plan contemplates and provides for the phasing of the development of the 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 Property or any portion thereof shall apply to or govern the development of the 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 Conceptual Master Plan in accordance with the rules, regulations and official policies applicable to and governing the development of the Property existing and in force upon the execution of this Agreement pursuant to paragraph 5, above, subject only to those future matters set forth in paragraph 5, above, and in this Agreyment. 8. Periodic Review and Reports. After annexation of the Property within the town limits of the Town, the Town and the Developer may Meet at the request of either party to review and update the status of the development of the Property and to consider any amendments to the Conceptual Master Plan or this Agreement or any other plan. Either party may schedule such meeting upon reasonable 7 9211 375 prior notification to the other party. Upon written request of the Town, the Developer shall submit reports, not more frequently than twice annually, tothe Town, reviewing and updating the status of the development of the Property. 9. Amendments To onceptual Master Plan and A�ent. The parties agree to cooperate and pursue any amendments to the Conceptual Master Plan Conceptual Master Plan and herein and the development of the Pro and this Agreement which are reasonably necessary to accomplish the goals expressed in the rty in0ht of any in market conditions or development requirements. All amendments to the Conceptualchanges Plan or this Agreement shall be in writing and must be approved and signed by both parties. Any amendment to the Conceptual Master Plan shall be approved by the Town as set forth in the Conceptual Master Plan, by ordinance. Any amendment to this Agreement shall be approved and recorded pursuant to paragraph 12.10, below. 10. C002eration And Alternative Dispute Resolution. 10.1 Appointment of Representatives. To further the commitment of the parties to cooperate in the implementation of the Conceptual Master 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 the 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 review the performance of the parties to this Agreement and the development of the Property pursuant to the Conceptual Master Plan. The representatives may recommend amendments to the Conceptual Master Plan or this Agreement which may be agreed upon by the parties pursuant to paragraph 8, above. 10.2 Expedited Town Decisions. The implementation of the Conceptual Master Plan shall be in accordance with the development review process as set forth in the Conceptual Master Plan. The Town and the Developer agree that the Developer must be able to proceed rapidly with the development of the Property and that, accordingly, and 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 Property, the Developer shall have the right to immediately appeal to the Town Representative for an expedited decision pursuant to this paragraph. If the issue 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 Commission, the matter shall be submitted to the Commission first, and then to the Town Council. Both parties agree to continue to use reasonable good faith efforts to E 92!11 376 resolve any impasse pending any such expedited decision. 11. Default. Failure or unreasonable delay by either party to perform any term or provision of this Agreement 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 commence to run upon the Developer's appeal for an expedited decision pursuant to paragraph 9, above. Said notice shall specify the nature of the alleged default and the manner in which said default may be satisfactorily cured, if possible. 12. Notices And Filings. 12.1 Manner of Serving. 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 13251 N. Lon Adams Road Marana, Arizona 85653 Attn: Town Manager The Developer: Tortolita Mountain Properties Limited Partnership 4320 North Campbell Avenue Suite 226 Tucson, Arizona 85718 or to such other addresses as either party hereto may from time to time designate in writing and deliver in alike manner. 12.2 Mailin g_Effective. Notices, filings, consents, approvals and communication 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. 13. General. 13.1 Waiver. No delay in exercising any right or remedy shall constitute a waiver thereof, and no waiver by the Town or the Developer of the breach of any covenant of this Agreement shall be _construed as a waiver of any preceding or succ----,ding breach of the same 9 9211 377 or any other covenant or condition of this Agreement. 13.2 Attornevs' Fees Reimbursement, In the event either Party hereto finds necessary to bring an action at law or other proceeding against the otherrce y of the terms, covenants or conditions hereof, or by reason of any breach or default hereunder, the party prevailing in any such action or other proceeding shall be paid all reasonable costs and reasonable attorney's fees by the other party, and in the event any judgment is secured by said prevailing party, all such costs and attorneys' fees shall be included therein, such fees to be set by the court and not by jury. Developer agrees to reimburse the Town for all necessary and reasonable attorney's fees and costs incurred by the Town in negotiating and evaluating this Agreement; provided, however, that the Town shall provide to Developer for approval, prior to the incurring of any such fees or costs, an estimate of the attorneys' fees and costs (excluding those of the official Town Attorney and Town Engineer) to be so incurred. 13.3 Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. The signature pagesom from one or more counterparts may be removed fr such counterparts and such signature pages all attached to a single instrume signatures of all parties may be physically attached to a single document. nt so that the 13.4 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. 13.5 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. 13.6 Further Acts. Each of the parties hereto shall execute and deliver all such documents and perform all such acts as reasonably necessary, the matters contemplated by this Agreement. Without limiting - the generality ofethe foregoing, the Town shall cooperate in good faith and process promptly any r_ uesr� ID g' plat or pp e and application for p permit approvals or revisions, and other necessary approvals relating to the development Of the Property by the Developer and its successors. 13.7 Future Effect. (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 12.7(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 the Developer of all rights and obligations of the Developer hereunder, the Developer's liability hereunder shall terminate effective upon the assumption by the Developer's assignee, 10 9W211 378 provided that the Town has approved the assignment to such assignee, which approval shall not unreasonably be withheld. (b) Termination Upon Sale to Public. It is the intention of the parties that although recorded, this Agreement shall not create conditions or exceptions to title or covenants running with the Property affecting or obligating the ultimate users of the Property other than the obligations of properly levied taxes and assessments. Nevertheless, in order to alleviate any concern as to the effect of this Agreement on the status of title to any of the Property, this Agreement shall terminate without the execution or recordation of any 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. This Agreement shall terminate automatically upon the date fifty (50) years from the date hereof; provided, however, that the termination date of this Agreement may be extended for one additional fifty (50) year period upon the written consent of the parties to this Agreement executed prior to the termination date. Termination of this Agreement shall have no effect on the validity of any community facilities district formed pursuant to this Agreement. 13.8 No Partnership 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 (other than successors and assigns pursuant to paragraph 12.7 above), and no such other person, firm, organization or corporation shall have any right or cause of action hereunder. 13.9 Entire Agreement. This Agreement constitutes the entire agreement between the parties hereto pertaining to the subject matter hereof. All prior and contemporaneous agreements, representations and understandings of the parties, oral or written, are hereby superseded and merged herein, except to the extent the terms thereof are expressly incorporated herein by reference. 13.10 Amendment. 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 Developer's expense, in the Official Records of Pirpa County, Arizona. . 13.11 Names and Plans, The Developer shall be the sole owner of all names, titles, plans, drawings, specifications, ides, 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 Property; provided, however, that in connection with any conveyance of portions of the Property to the Town such rights pertaining to the portions of the 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 utilize all such materials described herein to the 11 9211 379 extent required for the Developer to construct, operate or maintain improvements relating to the Property, and the Town shall be entitled to utilize all such materials described herein to the extent required by the Town to construct, operate or maintain improvements financed by the Town. 13.12 Good Standing- AuA Each of the parties represents and warrants to the other (i) that it is duly formed and validly existing under the laws of Arizona as respects the Developer, and (ii) as respects the Town, that it is an Arizona municipal corporation validly existing and 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. 13.13verabili . 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 undertalang 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 to terminate this Agreement. 13.14 Governing Lam,. 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. Section 38-511. 13.15 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. 13.16 No DeveloWr Representations. Nothing contained herein shall be deemed to obligate the Town or the Developer to complete any part or all of the development of the Property, and the Conceptual Master Plan shall not be deemed a representation or warranty by the Developer of any Idnd whatsoever. 13.17 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 Iaw or in equity, to specific performance by the defaulting party of this Agreement (and each of the parties hereto hereby waives the defense that the opposing party has an adequate remedy at law), or, in the alternative, to terminate this Agreement and to exercise any or all other remedies available to it at law or in equity. 12 QI?I1 Den 13.18 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 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 in a prompt and timely manner, the Developer shall pay the Town's reasonable attorney's fees and costs incurred in the collection of same. IN WITNESS WIEREOF, the parties have executed this Agreement the day and year first above written. 13 9211 381 TORTOI ITA MOUNTAIN PROPERTIES LIITID PARTNERSHIP, an Arizona limited partnership BY: WESTINGHOUSE COMMUNITIES OF ARIZONA, INC., an Arizona corporation, its managing general partner i TOWN OF MARANA, an Arizona municipal corporation By: Its, APPROVED AS TO FORM Date:_ ATTEST: 14 9211 382 FLORIDA STATE OF AR17..GNA ) Collier ) ss. County of Pima- ) The foregoing document was acknowledged before me the 14 th day of January 1992, by W. THOMAS GRIMM the Executi ve Vice resigpnt WESTINGHOUSE COMMUNITIES OF ARIZONA, INC., an Arizona corporation, which is managing general partner of TORTOLITA MOUNTAIN PROPERTIES LIIv = PARTNERSHIP, an Arizona Limited partnership, on behalf of said corporation as managing general partner of the limited partnership. No!Rublic My commission expires: O�r.AY'-41,1 OFFICIAL NOTARY $tel K ComWISCION NuId OCR �Y ` ,p� CC 183086 LIT COMR11II010N QXM, Nov, 21 99V STATE OF ARIZONA ) ) ss. County of Pima ) The foregoing document was acknowledged before me the / day of 1 �. �, ,��,1992, by 'j-') r , the Mayor of TOWN OF MARANA, and Ariz—na municipal corporation, for and on behalf of said municipal corporation. Nqt Public -- My commission expires: �dly tommission Expires June 6,1993 15 9211 383 List of Exhibits A. Legal Description of the Property B. Map depicting Property C. Conceptual Master Plan D. Public Roadway Improvements 16 9Zti 384 -JERRY A. COLLINS ' RAUL FCO. G. PINA, P," R.L.S. BAYARD T. STEVENSON EVENSON III, P.E. R.LS. ALEXANDER D. BATT, P.E. HAROLD -HAL- EPPERSON, P.LS. JOHN A. LUNDBERG. P._ R.L.S. t Collins-Piiia Consulting Engineers, Inc. 630 East 9th Street, Tucson, Arizona 85705 Phone (602) 623-7980 FAX (602) 884-5278 LEGAL DESCRT-PT=ON (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°01'15" 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; Thence South 89038'31". West, upon the 1/16th line, a distance of 2,649.76 feet to a canned pine marked "RLS 16597" at the center South 1/16th corner of Section 23; Thence South 89052105" 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 89057126" 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 89057'25" West upon the 1/16th line, a distance of 2,634.49 feet to a canned pipe marked "RLS 16597" at the South 1/16th corner between Sections 21 and 22; Thence North 00°05'36" West upon the section line a distance of 1,318.42 feet to a scribed glo stone at the East 1/4 of Section 21; Thence North 89048'34" West upon the interior 1/4 line, a distance of 2,639.44 feet to a canned pine marked "RLS 16597" at the Center 1/4 of Section 21; 9211 385 Thence North 89°48134" West upon tline, a 1/4 of Section 2!; he interior 1/4 distance of 2,637.46 feet to a scribed glo stone at the West Thence North 00001156" Last upon the section line, a distance oif2,63 feet a scribed corner offSection 21; ct lo stone at the Northwes coS Thence North 00°00'49" East upon the West l ine a distance of 800.79 feet to a capped pipe marked f"RLSt165976; Thence North 45000100" East, a distance of 1,594.41 feet to a capped pipe marked "RLS 16597"; Thence North 00°00'00" East, a distance of 1,015.18 feet to a capped pipe marked "RLS 16597"• Thence North 30°00'00" East, a distance of 800.00 feet to a capped pipe marked "RLS 16597" Thence South 30000'00" East, a distance of 745.00 feet to a capped pipe marked "RLS 16597"- Thence North 60000'00" East, a distance of 1,206.70 feet to a capped pipe marked "RLS 16597"; Thence South 90°00'00" East, a distance of 700.00 capped Dice marked "RLS 16597"; -e=� _o Thence South 30000'00" West, a distance of 850.00 feet to a capped pipe marked "RLS 16597"• Thence South 60000'00" East, a distance al 250.00 16„97 capped pipe marked "RLS feet to a , Thence North 60000'00" East, a distance of 1,300.00 feet to a capped pipe marked "RLS 16597"; Thence South 30°00'00" East, a distance of 800.00 feet to a capped pipe marked "RLS 16597"; Thence South -90000'00 East, a distance of 325.86 feet to a capped pipe marked "RLS 16597" or_ the section line from which the East 1/4 of Section 16 bears South 00°14116" East, a distance of 79.35 feet and is a glo brass capped pipe; Thence South 90000'00" East, a distance of 229.27 feet to a capped pipe marked "RLS 16597"; ` Thence North 60000'00" East, a distance of 900.00 feet to a capped pipe marked "RLS 16597" - Then North 00°00'00" East, a distance of 273.90 feet to a capped pipe marked "RLS 16597"; 9211 38� Thence North 45000'00" West, a distance of 521.85 feet to a capped pipe marked "RLS 16597"; Thence North 30000100" East, a distance of 1,179.16 feet to a capped pipe marked "RLS 16597"; Thence South 30000100" East, a distance of 400.00 feet to a caomed pipe marked "RLS 16597"; Thence South 9000010011 West, a distance of 2,534.54 feet to a canoed nime marked "RLS 16597"; Thence South 30000100" West, a distance of 1,469.06 feet to a capped pipe marked "RLS 16597"; Thence South 45°00100" West, a distance of 1,000.00 feet to a canned pipe marked "RLS 16597"; Thence South 30°00100" East, a distance of 600.00 feet to a canoed pipe marked "RLS 16597"; Thence South 90000100" East, a distance of 850.00 feet to a capped pipe marked "RLS 16597"; Thence North 45°00100" East, a distance of 900.00 feet to a capped pipe marked "RLS 16597"; Thence South 90°00100" East, a distance cf 700.00 feet to a capped pipe marked "RLS 16597"; Thence South 60°00'00" East, a distance of 293.91 feet to a caromed Dime marked "RLS 16597" on the section line from Which the East 1/4 of Section 15 bears North 00°05'20" East, a distance of 144.55 feet and is a clo brass capped mime; Thence South 60°00100" East, a distance of 369.55 feet to a capped pipe marked "RLS 16597"; Thence North 60°00100" East, a distance of 1,065.48 feet to a capped pipe marked "RLS 16597"; Thence North_00°00100" East, a distance of 1,500.00 feet to a capmed mime marked "RLS 16597"; Thence North 45°00'00" East, a distance cf 1,100.00 feet to a capped pipe marked "RLS 16597"; Thence South 60°00100" East, a distance of 2,683.43 feet to a capped pipe marked "RLS 16597"; Thence South 45000'00" West, a distance of 1,982:42 feet to a capped pipe marked "RLS 16597"; 9211 387 Thence. South 90000'00" East, a distance of 1,902.26 feet to a capped pipe marked "RLS 16597"; Thence South 30000'00" West, a distance of 2,402.25 feet to a capped pipe marked "RLS 16597"; Thence South 30021117" East, a distance of 298.00 feet to a capped pipe marked "RLS 16597" on the section line from which theSouth 1/4 of Section 14 bears South 89°32'18 West, a distance ance of 1,164.39 feet and is a glo brass capped pipe; Thence South 30°00'00" East, a distance of 1,900.00 feet to a capped pipe marked "RLS 16597 Thence South 60000'00" East, a distance of 614.87 feet to a capped pipe marked "RLS 16597" upon the East line of Section 23; Thence South 00"06'46" East upon the section line, a distance of 672.05 feet to the calculated East 1/4 corner of Section 23; Thence South 00001'15" 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 scuare feet or 2,347.7 acres, more or less. )02 TOEPPERSON R1765 OLD 9ned'. 92;1 388 C I[s a u j�.l;'1%~ �� -�..1M1 ��� l C, 'ail.... .1. :� J.I iJ ..,-.�,.`.. 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DEVELOPMENT CAPABILITY REPORT..............................................................................................................1 A. INTRODUCTION...........................................................................................................................................................1 EXHIBITIII.A.2: MARANA GENERAL PLAN....................................................................................................................4 B. EXISTING LAND USE...................................................................................................................................................5 EXHIBITIII.B.1: EXISTING LAND USE MAP...................................................................................................................7 C. TOPOGRAPHY AND SLOPE ANALYSIS...........................................................................................................................6 EXHIBITIII.C.1: TOPOGRAPHY MAP..............................................................................................................................8 D. GEOLOGY...................................................................................................................................................................9 EXHIBIT III.C.2: SLOPE ANALYSIS MAP.......................................................................................................................10 E. SOILS........................................................................................................................................................................11 EXHIBITIII.E.1: SOILS MAP.........................................................................................................................................12 F. VEGETATION.............................................................................................................................................................13 EXHIBITIII.F.1: VEGETATION MAP..............................................................................................................................15 G. WILDLIFE.................................................................................................................................................................17 EXHIBITIII.G.1: WILDLIFE MAP..................................................................................................................................16 H. HYDROLOGY AND WATER RESOURCES.....................................................................................................................19 EXHIBITIII.H.1: HYDROLOGY MAP.............................................................................................................................18 I. ARCHAEOLOGY..........................................................................................................................................................21 J. EXISTING FEATURES/PUBLIC SERVICES......................................................................................................................22 Table of Exhibits EXHIBITIII.A.1: REGIONAL MAP...................................................................................................................................3 EXHIBITIII.A.2: MARANA GENERAL PLAN....................................................................................................................4 EXHIBITIII.B.1: EXISTING LAND USE MAP...................................................................................................................7 EXHIBITIII.C.1: TOPOGRAPHY MAP..............................................................................................................................8 EXHIBIT III.C.2: SLOPE ANALYSIS MAP.......................................................................................................................10 EXHIBITIII.E.1: SOILS MAP.........................................................................................................................................12 EXHIBITIII.F.1: VEGETATION MAP..............................................................................................................................15 EXHIBITIII.G.1: WILDLIFE MAP..................................................................................................................................16 EXHIBITIII.H.1: HYDROLOGY MAP.............................................................................................................................18 Appendix -S: 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.I: 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 Thornydale 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 Existing Infrastructure/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 -�4 � z w 0 z W Q Appendix -S: 3 I 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). 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 property is currently zoned as Zone C in the Marana Zoning Code. The project area land uses are generally guided by the Town of Marana General 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 edHawkSpecific 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 0 Residential Opportunities Based on Site by Site Evaluation HDZ and Hydrology Study C. Topogaphy and Slope Analysis The topography of the project site reflects a variety of landforms characteristic of the Tortolita foothills. (See Exhibit III.C.l: 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 Im W C7 W W V F - Z w 0 Z W Q r. pv,,.�dix-S: a x w I, W W a x 03 as a b N U V) z W 0 z W Q ..dix—S. 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 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 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. Appendix -S: 9 tR Ln �o NC C Z � F s t F kn � N ` N h a a a 0 0 0 En � En ME . 0 cd U b U U r 11 Z W 0 Z W Q V rVV z W Ns W Z z =gW M QK? 2yy G N troo Q g 0 10 E. Soils 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: • permeability • shear strength • compaction • expansion • drainage • shrink -swell The Soils Map (See Exhibit III.E.1: Soils Map) 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 Cobbiv Sandv 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. C ovanosa-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-Riverwash Complex. This complex is found on nearly level flood plains and channel bottoms. Permeability of the soil is very rapid. Runoff is very slow except when runoff from higher positions cause flash flooding then erosion is very high. Most of this area is used for rangeland with some areas used for homesites, urban development, irrigated farmland and recreational uses. It has also been used as a source for sand and gravel extraction. Appendix -S: 11 w ,it K CS d 0 0 3 0 A a U 0 0 c V cd03W K a 9 OLS!1 0 0 N 0 0 CL. Ent UU < W NaM �o � ' I 9�, t•f4 ,; F ul _ L v 1 �• lilt 11� � ,.. ., ' f1' , 1 ". 1 Appendix—S: 12 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. Plant Communities , Two major vegetative communities are identified within the Plan area. (See Exhibit III.F.1: Vegetation Map). Community Acreage % of Total Foothill Palo Verde 1239.0 92.0 Riparian 104.0 8.0 The Foothill Palo Verde community is the largest community within the project area. The dominant plants are: • Foothill Palo Verde • Cheesebush • Whitethorn Acacia • Chain Fruit Cholla • Thombush • Mesquite • Desert Hackberry Cercidium microphyllum Hymenoclea salsola Acacia constricta Opuntia fulgida Lycium spp. Prosopis jul lora Celtis pallida Riparian communities 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." 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 fremontii 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 macdougalii), 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 C7 �I Y F - Z W 0 Z W Q 1 111 � 1 i�)q.: t i / ! . __ -\ ���1 f\ •,� SII` Appendix -S: 16 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 �I w a a Cd g 11 CU r$ Z LIJ WZz o LIJ O F- a- QQ ao �� Z oo Qz 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. Hydrology ' 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 floodplain limits was the normal depth formula. Floodplain boundaries for the well -entrenched washes generally follow well- defined geologic boundaries. Appendix -S: 19 TABLE 1- SUMMARY OF EXISTING CONDITIONS DISCHARGE RATES Concentration Point Drainage Area (acres) 100 -Year Discharge (cfs) Ruelas Canyon Wash 2131 3666 1 C 101 674 2C 193 1221 'C 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 (NTBS) carred 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 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 study area, 9 sites are within the project 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 (A7-: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 J. 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 Manana. Pima County anticipates that this road will be a rural street providing access only to the adjacent properties south of Tangerine Road. On the other hand, Marana's General Plan has proposed that it be upgraded in significance to form a portion of an outer loop. This project area connects with the Tortolita Mountain Specific Plan and will continue the proposed roadway concepts of Thornydale Loop, RedHawk 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. Offsite 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 RedHawk 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 -S: 23 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. Range 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 Tov.-nship 11 South, Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona. . Parcel 3 That portion of Section I4, Township I 1 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 comer 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 I 1 South, Range 13 East, said bearing being North 00 degrees 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 2464.27 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 dearees 00 minutes 00 seconds West, a distance of 1982.42 feet; THENCE South 90 degrees QO 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 degrees 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 Parcel 4 That portion of Section 15, 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 comer 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; 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 2631.27 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 229.27 feet; THENCE North 60 degrees 00 minutes 00 seconds East, a distance of 900.00 feet; THENCE North 00 dearees 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 degrees 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 dearees 00 minutes 00 seconds East, a distance of 850.00 feet; THENCE North 45 dearees 00 minutes 00 seconds East, a distance of 900.00 feet; THENCE North 90 degrees 00 minutes 00 seconds East, a distance of 700.00 feet; THENCE South 60 dearees 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 corner of said Section 15; THENCE South 89 dearees 57 minutes 35 seconds West, a distance of 2636.24 feet to the South Quarter corner of said Section 15; THENCE South 89 dearees 56 minutes 33 seconds West, a distance of 2630.40 feet to the TRUE PONT OF BEGINNING and the end of this description. Parcel 5 That portion of Section 16, 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 Iine 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: 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 line 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 comer 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 11 South, Range 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 corner 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 corner of Section 21; THENCE North 89 decrees 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 degrees 33 minutes 35 seconds East, upon the North line of the Northeast Quarter of Section 21, a distance of 2653.02 fe=..`. the Northeast corner 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 dearees 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. Parcel 7 All of the North Three -Quarters of Section 22, Township 11 South, Range 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona, being more part cularly described as Basis of bearing for this description being a tangent Iine between a found GLO brass capped monument at the Northeast comer 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 corner 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 degrees 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 Iine 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 decrees 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 comer of Section 22; THENCE North 89 decrees 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 I 1 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 degrees 00 minutes 00 seconds East; South One -Sixteenth comer 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: THENCE North 00 degrees 01 minutes 51 seconds Last, 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 line 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, 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; COMMENCING at the Southwest corner of said Section 24; THENCE North 00 degrees 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 decrees 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 1734.26 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 degrees 00 minutes 49 seconds West, a distance of 2185.84 feet; THENCE South 00 deurees 00 minutes 49 seconds East, alone the mid section line, a distance of 1159.66 feet to the beginning of a curve 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 decrees 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 corner 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 proceedincs No. 1037, and the TRUE POINT OF BEGINNING; THENCE North 1 I degrees 28 minutes 33 seconds East, a distance of 202.95 feet; THENCE North 26 degrees 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 min_ utes 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: THE North 35 degrees 03 minutes 28 seconds West, a distance of 637.35 feet to the beginning of a rion-tangent curve concave to the Northwest having a radius of 3275.00 feet and a radial bearing of North 35 degrees 03 minutes 28 seconds West; THENCE Northerly along 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 line, a distance of 1433.43 feet to the Northeast corner of Section 25; THENCE South 00 degrees 02 minutes 15 seconds West along the East line of the Northeast Quarter of. Section 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: 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; THENCE North 39 decrees 45 minutes 00 seconds East, 430.00 feet to the POINT OF BEGINNING; THENCE North"65 dearees 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 degrees 30 minutes 00 seconds West, 420.00 feet; THENCE South 27 decrees 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 decrees 45 minutes 00 seconds East, 430.00 feet; THENCE North 50 decrees 15 minutes 00 seconds West, 30.00 feet; THENCE South 39 degrees 45 minutes 00 seconds West, 454.95 feet to a line 75.00 feet North of and parallel with the South lien of the said Section 25; THENCE South 90 degrees 00 minutes 00 seconds East. alone the said parallel line a distance of 39.02 feet to the POINT OF BEGINNING. Also, EXCEPT the followinc 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 decrees 16 minutes 54 seconds East, a distance of 75.00 feet to a point on the North line of the existing Moore Road richt of way- as recorded in Book 8 at 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 decrees 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 decrees 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 decrees 03 minutes 28 seconds East, a distance of 637.35 feet to a point of curvature; THENCE Southeasterly along a curve to the left, which has a radius of 1755.00 feet and a central an<_le of 04 decrees 37 minutes 17 seconds an arc length of 141.56 feet; THENCE South 26 dz`=rees 15 minutes 09 seconds West, a distance of S 1.S2 feet to a point of curvature from which the radius bears North 49 de`_rees 16 minutes 35 seconds East; THENCE Southeasterly along a curve to the left which has a radios 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 of the 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, alona the said existing North right of way of Moore Road, a distance of 725.60 feet to the TRUE POINT OF BEGINNING. Parcel 11 A portion of the East Half of Section 35, Township 11 South, Rang follows: e 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona, being more particularly described as 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 3 South, Range 1 0 and 31, Township 11 3 East, said bearing being North 00 decrees 00 minutes 00 seconds East; Southeast corner Section 35 being the TRUE POINT OF BEGINNING; THENCE North 89 decrees 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 Iine 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 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, in Book 7. page 83 of Road Maps. Also, EXCEPT the f'ollowing described parcel: COMMENCING at the Southwest corner of said Section 25 (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 comer 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 Proceedings No. 1038 of 1958, also being 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 le-ngth of 742.85 feet to a point on the South Line of said existing Moore Road right of way; THENCE North 89 decrees 10 minutes 36 seconds East, parallel with and 75.00 feet South of the North Iine 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 way. 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 richt 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: 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 degrees 01 minutes 09 seconds East, a distance of 50.00 feet to a 5/8 inch diameter iron reinforcing 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 BeginninQ; Thence North 00 decrees 00 minutes 38 seconds West, a distance of 194.99 feet to a-5/8 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 degrees 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 Tangerine 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 Beginninl-. 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 Lots 1, 2, 3 and 4 uld the Northeast Quarter of Section 24 East, Gila and Salt River Base and Meridian, Pima County, Arizona.►1s11ip 11 South, Range 12 EXCEPT the following described parcel; BEGINNING at the South Quarter corner of Section 24; THENCE Sou minutes 00 seconds East along the South Iine of Section 24, a distance of 1191.21 th 89 degrees 27 beenining of a non tangent curve concave to the Southwest having a radius feet to the and a radial bearing Of South 66 degrees 08 minutes 54 s of 3_75.00 feet Northwesterly along said curve, through a central angle seconds West; THENCE an arc distance of 213.46 feet; THENCE North 27 degrees 03 35 minutes nutes minutes 04 seconds distance of 119.34 feet to the beginning of a curve concave to the Southwest seconds West, s of 2275.00 feet; THENCE Northwesterly along said curve, through a cent having a radius degrees 1 I minutes 34 seconds an arc distance of 881.19 feet to the West line ral angle of 22 Quarter of Section 24; THENCE South 00 degrees 1 min of the Southeast West line, a distance of 1920.34 feet to the TRUE POINT OF BEGINNING. East along said NG. Parcel 14 Lots 3 and 4, the East Half of the Southwest Quarter and the Southeast u Township 1.1 South, Range 13 East, Gila and Salt River Base and Meridian, er of Section 7, Arizona. ` Pima County, Parcel 15 The South Half of the Southwest Quarter and the Northeast Quarter of the Southw Of Section 8, Township I 1 South, Range 13 East. Gila and est Quarter Salt River Base an Pima County, Arizona. d Meridian, Parcel 16 The North Half of the Northeast Quarter of the Northwest Quarter of Section 17 Township 11 South, Range I3 East, Gila and Salt River Base and Meridian, Pima County Arizona. Parcel 17 zona. 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 Quarter of Section 18, Townshi 11 tSe Southwest 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona. p oath, Range Parcel 18 Lots 1 and 2 and the East Half of the Northwest Quarter of Section 19, Townshi Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona. p 11 South, Parcel 19 INTENTIONALLY OMITTED Parcel 20 INTENTIONALLY OMITTED Parcel 21 All that portion of Section 36, Township 11 South, Range 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: Commencing at the Northwest corner of Section 36 common to Sections 25, 26, 35 and 36, thence South 00 decrees 07 minutes 05 seconds West, along the West line of the Northwest corner of said Section 36, a distance of 381.65 feet; Thence South 89 degrees 52 minutes 55 seconds East, 75.00 feet to a point, said point being the TRUE POINT OF BEGINNING; Thence North 00 degrees 07 minutes 05 seconds East, parallel to and 75.00 feet Easterly of the West line of the Northwest Quarter of said Section 36, a distance of 66.48 feet to a point on a curve from -,vhich the radius bears South 30 degrees 16 minutes 10 seconds West; Thence Southeasterly along a curve to the right, which has a radius of 1680.00 feet and a central angle of 00 degrees I 1 minutes I0 seconds, an arc length of 5.4 compound cun•ature from which the radius bears South 3 z`_0 d - 6 feet to a point of West; re, s 2 _7 minutes 20 seconds Thence Southeasterly along a curve to the right, which has a radius of 25.00 feet and a central angle of 86 degrees 16 minutes 42 seconds, an arc length of 37.21 feet to a point of reverse curvature from which the radius bears South 64 degrees 15 minutes 58 seconds East; Thence Southwesterly along a curve to the left, which has a radius of 1675.00 feet and a central angle of 01 degrees 11 minutes 00 seconds, an arc length of 34.59 feet to the TRUE POINT OF BEGINNING. �naona State Museum August 7, 1996 THE UNIVERSFFY OF ARIZONA. TUCSON ARIZONA TO: Raj Chundur The Planning Center 450 W. Paseo Redondo, Suite 202 Tucson, AZ 85701 SUBJECT: ASM ARCHAEOLOGICAL RECORDS CHECK a. Location: M&B in T11S, R13E, Sections 7, 8, 17, 18, 19 b. Subject: Specific Plan Amendment Torolita Mountain Properties. c. Acres or Linear ft.: 1340 acres Tucson, Arizona 85721-0026 (520)621-6281 FAX (520) 621-2976 In regard to this application the Arizona State Museum, University of Arizona reviewed its site and survey file, the National Register of Historic Places and Arizona State Historic Register. The comments and recommendations below are based on records of archaeological site densities and archaeological surveys, on, or near to the legal location provided. Comment: This land was inspected for archaeological remains by ASM and by Desert Archaeology Inc. There are fourteen prehistoric and historic sites within the boundaries of this land.. Recommendation: The Archaeology Section of the Arizona State Museum, University of Arizona recommends that you contact Ms Deborah L Swartz at the Center for Desert Archaeology and obtain a copy of Archaeological Testing Plan for Cultural Resources within the Westinghouse Communities Parcel_ along the Southern Side of the Tortolita Mountains Technical Report No. 95-13. The ASM recommends that the recommendations provided in Technical Report No. 95-13 be considered. Ms Swartz can be reached at (520) 881-2244. incerely, John H. Madsen �- Aihaeologist APPENDIX—S: ATTACHMENT 2 Archaeology Survey ASM NO. AZ Artifact Scatters without Surface Features AA: 12:231 AA: 12:235 AA: 12:236 AA: 12:242 AA: 12:238 AA:12:237 Artifacts with Features AA:12:230 AA:12:239 Historic Sites AA:12:240 CULTURAL AFFILIATION Hohokam Archaic & Hohokam Hohokam & Historic Hohokam Hohokam Hohokam Hohokam Hohokam a Cultural Resource Management Significant archaeological sites are known to exist in proposed development areas in the tortolita Mountain Project area, and there is the possibility that additional significant archaeological sites will be located in unsurveyed areas within the project boundaries. Because many of the sites will meet the eligibility requirements for inclusion in the National Register of Historic Places, the following recommendations are made for the identification and management of any archaeological sites that occur within the project area. The nature of the proposed development, its extended time frame, and the flexible planning strategies embraced by the project, should provide ample opportunities for a range of management measures to be implemented, some of which might include active preservation, public interpretation, collection, mapping, and data recovery or excavation. As the project proceeds, this general plan will be refined and revised as necessary. Specific actions will be integrated with the planning and construction phases for the development of the Desert Foothills 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 project 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. ComDleted. Phase 2: Archaeological Survev and Surface IvIalming 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 potenti APPENDIX—S: ATTACHMENT 2 al 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. 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 ar e present or if the artifacts represent water -borne deposition from upstream sites. - tUC�SOtI ` wife August 5, 1996 The Planning Center 450 W. Paseo Redondo; Suite 202 Tucson- AZ 85701 Attention: Raj Chunder SUBJECT: W.A. RUELAS CANYON 2 MILES NORTH OF MOORE ROAD ON THORNYDALE ROAD 1340 ACRES 250 UNITS WATER SUPPLY Tucson Water has been designated by the State of Arizona, Department of Water Resources, as having an assured water supply. This does not mean that water service is currently available to the proposed development. The development lies within the exterior boundarti• of Tucson Water's planned 50 -year service area. Therefore; water suoniv 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 requirements and all 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 rmore in size, conveyance of well site(s) to the City of Tucson may be required. If required, wenn site(s) size shall be at least 100 feet by 1G6 fe t: or the Land Use Cane's (zoniuis!'s) authorized minimum lot size, whichever 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. Wry truly yours, Y'• k�r,,opment n ez, P.L. NeUnit Supe 'so LH\vvtravail\rea5acre:ec cc: File (2) APPENDIX—S: ATTACHMENT 3 moi• `i 5 _ - - .r'\:+r: rC._ ..3.-w - _ - 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. 96-65 PH: 740-6500 We have reviewed your request of July 16, 1996 regarding the availability of sewer service for the following proposed use and property: Residential development on approximately 1,340 acres within Sections 7, 8, 17, 18 and 19 of T11S, R13E. 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 and in the existing 10 - inch diameter pressure sewer located in Tangerine Road. It is possible that an arrangement could be made to "borrow" capacity from the Phase I TMP development and establish an "Escrow Account" for either a future pressure line augmentation or participation in a gravity flow sewer to the Continental Ranch Regional Wastewater Pump Station. Wastewater Management would reserve the right to determine what direction funds from an Escrow Account would be used. There could also be a Special User Fee for any development connected upstream of the TMP Pump Station. 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). very truly yours, 'Glenn W. Hitt; P. . Civil Engineer Copy: Jerry Stratton Steve Magelli Capacity Response File/111235 Appendix S: Attachment 4 Recycled Paper Gnrcrnor Ot 11V1 5 r_ 1. "t Symington ( (nmmts.N.MC ry': THE STATE r OF ARIZONA Chairman. r Mit John -um, 5rsu. nakt Mt, hxl M. G01 -91111y. ilagst l h' Hcrb Gor.nthcr, T=,;' r`) Fpr 1 Bclmxn. Tucson )cit., H1), $em(rdnle�GAME &YS DE�ATMENT Ul rrt w, 2221 We a Greenway Road, Phoenix. Ari7.nna 85023-4399 (603) 942-30) 1).w z L. Shruurt: Tucson Office, 555 N. Grutsewood Rd., Tucson., AZ 85745 nrmtrt r)i, rt wr I,h,)nw W. Spalding September 6, 1996 Mr. Raj Chundur The Planning Center 450 W. Paseo Redondo, Ste. 202 Tucson, Arizona 85701 Re: Site Analysis Information for the Proposed 1340 -Acre Ruelas Canyon Amendment to the Tortolita Mountain properties Specific plan; T11S, R13E, Sections 7,8,17,18, & 19. 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 Suec1Ps 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 (Gopharus agassizii) 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. X Information contained in the bepartment's HRMS 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 WSCR are currently the same as those in Threatened Native Wildlife in Arizona. Appendix S: Attachment 5 An Equal Opportunity Reasonable Accommodations Agcncy Mr. Chundur September 6, 1996 2 The Gila monster (Heloderma suspectum) 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 .Department 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 Spiller 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 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, decreasehewdiversity ncreasedVlfauria urban in the area is expectedto 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 hemi), javelina (Tavasou_ tajacu), mountain lion (Felis concolor), bobcat (Felis rufus), coyote (Can'slams), grey fox (Uro_ c� cinereoargenteus), ringtail (Bassariscus astutus), porcupine (Erethizon dorsatum), collared lizard (Crotaphvtus collaris), Clark spiny lizard (Scel000ru-s. clarki.), banded gecko (Coleonvx varie_a� tus), Mojave rattlesnake (Crotalus scutulatus), Sonoran whipsnake (Masticonhis 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. Senai ve & Critical Habitats Based on the review of aerial photographs, Pima County's 19$6 Map of Critical and Sensitive wildlife Habitats, and Pima County Habitat Inventory (Shaw et al., 1996)3, 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)4• 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). 3 Shaw W.W., L.K. 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. * Brown, D., C.H. 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. T. Arizona -Nevada Academy of Science 14(suppl.1)1-16. Mr. Chundur September 6, 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 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 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. 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 ironments is heavily influenced by the community in urban env 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. ;rovide Vegetation patterns associated with urbanized environments 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 <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 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 bleretenti to vide information/techniques that can lead to the long-term 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 n 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. 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. ly, Sherry Habitat SAR:sr T L uther cialist CC: Ron Christofferson, Project Evaluation Coordinator, Habitat Branch, PAX John McGehee, District Wildlife Manager Scott Richardson, Urban Wildlife Specialist, Region V Attachment C:\SA\TORTOLIT.TFc GUIDELINES 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 burr6w 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 in tortoises. should 'Totto ses mustnot e wofor each tortoise handled to avoid potential transfer of disease betwe 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 to adoptionprogram. 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 gffect desert tortoises should obtain a scientific. collecting permit from the Department to facilitate temporaty 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 personnel should te law, Unless specifically authorized by the Department, or as noted above, project p avoid disturbing any tortoise. RAC:NLO:rc Dove Mountain Specific Plan Bajada Site Development Capability Report APPENDIX - T AMENDMENT - 4 TO REDHAWK SPECIFIC PLAN ADDITION OF BAJADA PROPERTY Development Capability Report. �E�THE �PLANNING �V CENTER 450 W. PASEO REDONDO, SUITE 202 TUCSON, AZ 85701 (520) 623-6146 Table of Contents III. DEVELOPMENT CAPABILITY REPORT......................................................................................................1 A. INTRODUCTION....................................................................................................................................................1 B. EXISTING LAND USE............................................................................................................................................5 C. TOPOGRAPHY AND SLOPE ANALYSIS.............................................................................................................9 D. GEOLOGY.............................................................................................................................................................10 E. SOILS......................................................................................................................................................................13 F. VEGETATION........................................................................................................................................................17 G. WILDLIFE..............................................................................................................................................................19 H. HYDROLOGY AND WATER RESOURCES.......................................................................................................21 I. ARCHAEOLOGY....................................................................................................................................................25 J. EXISTING FEATURES/PUBLIC SERVICES.......................................................................................................27 Table of Exhibits ExHiBiTIII.A.1: REGIONAL MAP...................................................................................................................................3 EXHIBIT III.A.2: MARANA GENERAL PLAN....................................................................................................................4 EXHIBIT III.B.1: EXISTING LAND USE.............................................................................................................................8 EXHIBITIII.C.1: TOPOGRAPHY MAP............................................................................................................................11 EXHIBITIII.C.2: SLOPE MAP........................................................................................................................................12 EXHIBITIII.E.1: SOILS MAP.........................................................................................................................................15 EXHIBIT III.F.1: VEGETATION MAP..............................................................................................................................16 EXHIBITIII.G.1: WILDLIFE..........................................................................................................................................20 EXHIBIT III.H.1: EXISTING SURFACE HYDROLOGY......................................................................................................24 Appendix -T III. 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 III.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 T CL O c7 Q 0 W � W W LL Otl 31VOANUGH1 U Z W I- O U CO z L .. .. I< _ n 31530 30 ONUYYO m _ Z Q Oui 0 cc Wan re rnao n 4JO- Appendix -T:3 � 3 0 CD Otl 31VOANUGH1 ID z L .. .. I< _ n 31530 30 ONUYYO m _ Z- cc 4JO- L _I L J < tires E a t G�j r� a :: r < i j II - I o i w ♦. 1 1 I 0 ml Appendix -T:3 -NAMP, (Tu OL 10 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 IH.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 Appendix -T: 5 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 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 J: Special Opportunities • Unique Opportunities • Specialty Development • State of the Art • Destination Resorts • Specific Plan Designated Areas Appendix -T: 7 Y. y CFe 6 t Z N Z < C 6 i Z Lj Q CL W ° (� O LL U DW �7JW 0 Q Cl) T: 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 III.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. 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 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. Appendix -T: 10 CL o Z Y o � n Z N Z W -� M Ldz F- W Ln g� EU N n _ in U- W CL W"oil, w: J X. r. rp 5 .�.. 1 1 .. n•rr _ti 7bbl 1 'i1.3r Lij • f II ,I G •'i l� II I� I1f ' r �' S. 4 > (l ('` '.I: �•i i"'�Sl '','qt1 t7 .+JJ i'(j, -P r"'• Fi' +li)� t "J t;�,'� it r I �,•) , � x-�S ., � 7 tl I ; �i 5 i _ s � r/. � ..• t ` I T � '� � r y ' i�+) It} � ' a iy� I'' ` t / ��i� lam.'' ' �'``•'~?� - h ' �`�r,,l��l �•t , (• J, 41 `,{: ''),�ZC'S •- I •I.r c i.• 1 �; til 5 +1 hi f �R I � � a �.� / 1'%ii` , � t�� r�l,.`�'���'� �r4,>���Cr l��s,,�; t� l��n f � �I^I ,:�'�.,•.,^ `:, tl: •+ t lr r" j �7 - 1 Y` �,' r,+ f�„"`...JJJ� 40i. (15 -st �r `� Y. ( IITT •till 11,�511f�ik t+l�.1 Cr" W''S� � 1 /' �((� ,'{ r �'+.. • r y''• � • /� - r �,• it r I � �I I'I� t �� (1�1T��^:.\.;,, t, 1! 1 i' . \ II . r'SSS 1, t � �,� 11 s yi ' i � � '•.• ': d '1 r- 7,r1`%;l 1w r•': ? t I t F .C. + S'11j 1 6 .t'•- ;?';'�r �; ',�. �, i • .'vim y �'. MI x Y , •. + , r la _I� `�I \'.. r �. .4�1"�.1 Ci' 1. r �\ ` b 5• r... I, Tn' )� ,. �ltil R; •'r _'L; 7'l; .•r _'S;r` 17 .r1 �l, 1/ �. 1. �•.1�h� �.�. 11\ ,`➢ , 9. IS1 N � c � `� � r.. , •�,�. -\• 1 +r , It �� t ?fit'% 1 ' r i, t tl � /�-5\\�. \e-�� �; r^i^^ .•-{'� �'.tl i ,.fi l,xr i-�S 11 'FIS+ i• - i n.'. 1��Nf.,,�.1� lrq..•,��s c r'.ri+,�_% tjl _ t�tl) 'o-'" 1 �h�, 1��.,I ••+•n, ' 1 51 S,'•11 l .' %,r 7�`7isr:�,.•'+�;.. .n hi IUj I �,� �: 'F ..1^ ' t I� �r fr �. � .I � if{'I��p;., ','^L'�, t`1y ,,I -f -t- r r'�; r' `-ili'''• �� I I :fr' t .,.��}��5../.�'q,_+�� I ,� • {-! 1 , ) � 1 fi., �!I: rt . I - ,U'� F� •. 1: ' r/�•';:j . '1• h "S '� ""i;', ,1�. 1•• C.l"' S��-' 7;)1`��; .�� �''�1,� II)(I ��11���I, � .'I� 1 �.%'.'...�.' 4'�,•'y ° 511�.{••� i'• }��'''t. T I ��s ,W�I 5 I i� •�, )j. �t x.1 ,^t �. ..., 't,',t.3..•:'�_4:,k •11<1' �'`5J �n: / I.111 ��• �'�! SrbL'09Y'i'. ��'.S..tY4 ,.�I''�+_'`i't'•�.'`,. N " penUix-T: 12 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 III.E.l) 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-62). 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. Havhook-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. Havhook Sandv Loam (1A-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 Palos Verde e Comp)ex (26B). 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-Riverwash Complex ,34-51 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 (98H-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 Z ° X V � � T ° z � ,^,.J ''^^ s E 13 Lj i c Oo U r= a v CL vJ > 6 c n o _> , 1 v C V L0 �° > $ a° oQ. v o o� mLL n` UOV s s� a W n m F��] Fgl o R{ �.1,. 1 ' ti,), {1.rr.. • ��bbl `.r.,. 1 6.i1 ,� #1;.cl ��A `r,f \ �ki� �`• .+�'St tel. � 4 �'.r � 'r /'�' E`-� �, •\ '+�N/'!d{.5.�� yy )y IIy 11 N � '`A�11,,i,�ill�,, r '�: •��1, 1 I �, �' Fra t• ' ;\ . 1 � r 11 - _ v `. �1 !)1 R`r•{ i� K{1 JI <+Lit' i�,4.tr:�`�r r� '? x. .� 't t' ,i {fig � i '�.\ ,�yl.l, .�S-:.•.. � ; y. 'ti C+.,'*�>. rt7Sy �`� ✓- `'` �` y+�.���.%la,r��,/11�'��it�4{ ...r ^n` y.S'•. Y n � I Y h' i 1 4L�1�y.: x, • , �- t r yi y •'� 4 N Tn:,, ��, };.I ''q., y�, tt �i - `:x_tlu1Y1� ".Stt4 .'..q.�,� � . y �'yr•�,:' •.ry;�ti'• y, .;�,.?{� ��.l,,�S..�.""'•`ri,� T..�t +,,},;;ls.• 1 -� �\ ��� CCLy 1 �1 � +: Y ,i� , � S -'i 1 ��' ,\ ` ' ,�y`� r, \\.. , 4•i +1,q "1 } y 1 1 � ' i mT'''. +r > r4 r' + /• ') ,<<. ;�A1\r�,l',,S1 iA + A'41 �`} ti,l. '. {'P ? ,y,1 i ✓ w+ l ' { S'SS �.,y't,�,y t).P sl St\\ .1 . + � �+y' M �T { J,'i •�' i ,1"',� s s'k. rK-� S{ter n...-� r, i� T. y ••y\ •?.�.. -�S� 7., 1'x il��_-'S •''/., /'\r.\{y,;,' \.;�'n 1 ;�.. ,;\�S4 T `��,,;. \ i� } -'_�f}�`i r IL f � r 1 • l,.� i J a{t. ^• ''),i:. . J 'l�j'.. � ,�{ A � '__�\\ r �•x'' / .k •;.�Rv„�J'�'i.1� � w/- 1`.-' 'j'� "'`. �., LLL �` � '1 . i • r� it t r-+ S 'l1 •'. ry' .. ,, t•:1 'r "1 r �'• i. ��f,` 1 , Dt�l��h�'��'\� ., t. �i� ..1 � f :� 1� r �4 ; �{�� t• ,,. .11 14.+•,1 -`rt ' 7 .5^ l.:,t ,; � �+. i . t. �}�y .A +i �t�%�. •\ �yi lN�r �,. t�l�� ••,'r1: al e�v 17 rr Iib\� y: * q i, y,t. .ti r \ .\ 5 w, i t 21f. t\il. ,. .•. �' 1'1" S1'",� :i'k'" '.�(!ir!j.Y•� �,ih"v• '� ` R_i•. i3 1'!�R 'I'^�.' ,? �x -,v .; ?, --;-Lt 1, ��Fhf�';1F� 5'x4'' rd"5�nf: jl'. ! . 'y. r" �.'1 ?-••+ i� �• -� .,7_' . � - r' r � • ��. 1�',.. . �' '� ";�y � ", ;..;d� '?_ )' t i '� r �• � r'h �.'r1 t,Dy� ..J j\� ✓ r f t=�'�.r!j�a{-�. •l�'{f �1�� )'•i,'I'�l'�I!,' � Irl 1 �' ..x��i,�'���1�ti '. �._,�j��h�'�,"'J�.f.r�.i� 1 � '� f �� � 9 �1 )1 ''' . l!' ri l -. ' `""Y.1 1 •.•fes 1"' i. ''1 lj �y �' �b l',, �1`�I x.l , .1'q�• 1: 1','M r•�,'_+:'f•` i 4 '., ^i,, • i, {.'.•/'I, Ir '�.,�_;y ' I ..�,., . r, y, .M,. 'il •>`.. ,,C'\.-5`;. :I ;.;T ht :.1_ .. , .'I• ., iitrC.; :.i M '' .'',y..' gljpedix -T: 15 Q O.0 Ana n 43 O L L O 2 El Q CL LL U Lij CL 16 a � �L a _Q L L a u T L C �cE u IL k) _6► Fl,e® Q O.0 Ana n 43 O L L O 2 El Q CL LL U Lij CL 16 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 III.F.1): The Foothill Palo Verde / Sa2uaro Sonoran Desert communitX is the largest community within the project area. The dominant plants are: • Foothill Palo Verde • Saguaro • Whitethorn Acacia • Mesquite • Desert Hackberry • Creosote • Triangle -leaf Bursage • Prickly Pear spp. • Cholla • Barrel cactus • Ocotillo • Jojoba • Thombush Cercidium microphyllum Carnegia gigantea Acacia constricta Proposopis julijlora Celtis pallida Larrea tridentata Ambrosia deltoidea Opuntia spp. Opuntia spp. Ferocactus spp. Fouquieria spp. Simmondsia chinensis Lycium spp. Riparian communities include Wild Burro Wash, and two unnamed washes traversing Sections 14, 21 and 22. These are the best developed riparian Appendix -T: 17 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 juliora Celtis pallida Cercidium jloridum 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 Hackberry • Foothill Palo Verde • Whitethorn Acacia • Mesquite • Chain Fruit Cholla Olyneya tesota Hymenoclea salsola Lycium spp. Celtis pallida Cercidium microphyllum Acacia constricta Prosopis juliora 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 Coun1y. 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 -T: 18 G. WILDLIFE The principal wildlife resources of the Plan area are located within the primary riparian community, see Exhibit III.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 and Sensitive Biological Communities for Eastern Pima Countv. 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 are fragmented, providing no link to public preserves. Appendix -T: 19 Q 0 Y Q Z w cc ix -T: 20 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 7.2 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 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 III.H.1. 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 III.H. L 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 TABLE 1- SUMMARY OF EXISTING CONDITIONS DISCHARGE RATES Concentration Point °' I}rairiage Area (acres) :I00 -Year Discharge (cfs) Ruelas Canyon Wash 2131 3666 Wild Burro Wash 4627 5321 Cochie Canyon Wash 2835 3818 lA 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 5� a. i 0 O CC cl 2 C a O O 6 X o 0 Z U n Z N 1' Z W o U LL U A L++ � a J CL � T: 24 I. 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 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 -T: 25 sites are important' as a group for the information they contain on long-term adaptation to an upland environment. Tbus, 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 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 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 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 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 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. 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 Thornydale 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. Appendix -T: 29 JERRY A. COLLINS ' RAUL FCO. G. PINA, P.E.. R.L.S. BAYARD T. STEVENSON III, P.E., R.L.S. ALEXANDER D. BATT, P.E. HAROLD "HAL" EPPERSON. P.L.S. JOHN A. LUNDBERG, P.E.. R.L.S. Collins-Pina 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 00001115" East, upon the East line of said Section 28, 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; Thence South 89038'31". West, upon the 1/16th line, a distance of 2,649.76 feet to a capped pipe marked "RLS 16597" at the center South 1/16th corner of Section. 23; Thence South 89°52105" 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°57126" West upon the 1/16th lire, 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°57125" 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°05136" 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°48'34" West upon the interior 1/4 lire, a. distance of 2,639.44 feet to a capped pipe marked "RLS 16597". at the Center 1/4 of Section 21; Appendix—T: Attachment 1 Thence North 89048134" West upon the 1/4 of Section 21; interior 1/4' line, a distance of 2,637.46 feet to a scribed glo stone at the West Thence North 00001156" 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 00000149" East upon the West line of Section 16, a distance of 800.79 feet to a capped pipe marked "RLS 16597"; Thence North 45°00'00" East, a distance of 1,594.41 fee' canned nine marked "RLS 16597"; to a Thence North 00000'00" East, a distance of 1,015.18 feet to a canned pipe marked "RLS 16597"• Thence North 30°00'00" East, a distance of 800.00 feet to a canned pipe marked "RLS 16597"• Thence South 30°00'00" East, a distance of 745.00 feet to a capped nine marked "RLS 16597"; Thence North 60000'00" East, a distance of 1,206.70 feet to a canned nine marked "RLS 16597"; Thence South 90°00'00" East, a distance of 700.00 feet to a canned nine marked "RLS 16597"; Thence South 30000'00" West, a distance of 850.00 feet to a canoed nine marked "RLS 16597"• Thence South 60000'00" East, a distance of 250.00 feet to a canned nine marked "RLS 16597"- Thence North 60000'00" East, a distance of 1,300.00 feet to a canned pine marked "RLS 16597"• Thence South 30000'00" East, a distance of 800.00 feet to a canned pipe marked "RLS 16597"; Thence South 90°00'00" East, a distance of 325.86 feet to a canned pipe marked "RLS 16597" on the section line from which the East 1/4 of Section 16 bears South 00014116" East, a distance of 79.35 feet and is a glo brass canned pine; Thence South 90°00'00" East, a distance of 229.27 feet to a canoed pine marked "RLS 16597"• Thence North 60000'00" East, a distance of 900.00 feet to a canoed pipe marked "RLS 16597"; Thence North 00000'00" East, a.distance of 273.90 feet to a canoed pipe marked "RLS 16597 Thence North 45°00100" West, a distance of 521.85 feet to a capped pipe marked "RLS 16597"; Thence North 30°00100" East, a distance of 1,179.16 feet to a capped pipe marked "RLS 16597"; Thence South 30000100" East, a distance of 400.00 feet to a capped pipe marked "RLS 16597"; Thence South 90'00100" West, a distance of 2,534.54 -feet to a capped pipe marked "RLS'16597"; Thence South 30°00100" West, a distance of 1,469.06 feet to a capped pipe marked "RLS 16597"; Thence South 45°00100" West, a distance of 1,000.00 feet to a capped pipe marked "RLS 16597"; Thence South 30°00100" East, a distance of 600.00 feet to a capped pipe marked "RLS 16597"; Thence South 90°00100" East, a distance of 850.00 feet to a capped pipe marked "RLS 16597"; Thence North 45°00100" East, a distance of 900.00 feet to a capped pipe marked "RLS 16597"; Thence South 90000100" East, a distance of 700.00 feet to a capped pipe marked "RLS 16597"; Thence South 60000100" East, a distance of 293.91 feet to a capped pipe marked "RLS 16597" on the section lire from which the East 1/4 of Section 15 bears North 00005120" East, a distance of 144.55 feet and is a clo brass capped pipe; Thence South 60°00100" East, a distance of 369.55 feet to a capped pipe marked "RLS 16597"; Thence North 60000100" East, a distance of 1,065.48 feet to a capped pine marked"RLS 16597"; Thence North 00°00100" East, a distance cf 1,500.00 feet to a capped pipe marked "RLS 16597"; Thence North 45°00100" East, a distance of 1,100.00 feet to a capped pipe marked "RLS 16597"; Thence South 60°00'00" East, a distance of 2,683.43 feet to a capped pipe marked "RLS 16597"; Thence South 45°00100" West, a distance of 1,982.42 feet to a capped pipe marked "RLS 16597"; Thence South 90°00100" East, a distance of 1,902.26 feet to a capped pipe marked "RLS 16597"; Thence South 30000'00" West, a distance of 2,402.25 feet to a capped pipe marked "RLS 16597"; Thence South -30021'17" East, a distance of 298.00 feet to a canned 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 30000'00" East, a distance of 1,900.00 feet to a capped pine marked "RLS 16597"• Thence South 60°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"06146" East upon the section line, a distance of 672.05 feet to the calculated East 1/4 corner of Section 23; Thence South 00°01115" West upon the section line, a distance of 1,320.25 feet to a canned 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. 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 designated by the State of Arizona, Department of Water Resources, as having an assured«titer supply. This docs not mean that water service is currently available to the proposed development. The development lies within the exterior boundary of Tucson Water's planned 50 -year service area. Therefore, water suppiy 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 subnut a water master plan identifying water use, fire flow requirements and all major on-site and off-site water facilities and the proposed connection points to the existing water system. Any Specific Area Plan Fees, Protected Maui Fees, and/or other needed facilities' costs are to be paid by the developer. Since this property is 5 acres or more in size, conveiance of well site(s) to the City of Tucson may be required. If required: vicell site(s) size shall be at least 100 feet by 100 feet, or the Land Use Codes (zoning's) authorized r,u n:um let size, whichever 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. truly yours. trey Henniaiidez, P.E. Newpjkelopment Unit S LH\,,Ntravail\reg5acre:ec cc: File (2) Appendix—T: Attachment 2 Tucson Water 9 City of Tucson 9 P. 0. Box 27210 9 Tucson, AZ 85726-7210 GEORGE A. ERINSKO 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: 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). Very truly yours, Z//� , / /' Glenn W. Hitz, PZ. Civil Engineer Copy: Jerry Stratton Steve Magelli Capacity Response File/111235 Appendix -T: Attachment 3 Recycles Paper Arizona State MUscum Mr. Raj Chundur Assistant Project Manager THE PLANNING CENTER 450 West Paseo Redondo, Ste 202 Tucson, AZ 85701 Dear Mr. Chundur. T14E UNI%RSV Of AR-JZON A° TUCSON ARIZONA September 6, 1996 Tucson, Arizona 85721-0026 (520) 621.6281 FAX (520) 621.2970 Your letter of August 6, 1996 has been received requesting an archaeological site file check for property located at TI 1S R12E Secs 14,1,16, 21, 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, testing, and/or excavation) will be required of those areas impacted by the development. Clearance on this property would not be recommended until after archaeological 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. Encl. (1) sfu Sincerely, Sharon F. Urban (Miss) Public Archaeologist Appendix -T: Attachment 4 7agw s q4z 9 ME A CULTURAL RESOURCES OVERVIEW of the TORTOLITA MOUNTAIN PROJECT PIMA COUNTY, ARIZONA Henry D. Wallace PREPARED FOR WESTINGHOUSE COMMUNITIES OF ARIZONA, INC. INSTITUTE FOR AMERICAN RESEARCH 245 South Piumer, No. 14 Tucson}, Arizona 85719 TECHNICAL REPORT NO. 87-5 1987 Amendment -5: Attachment 4 Chapter 4 27 r w-. C Q C. L:. CHAPTER 5 PLANNING CONSIDERATIONS Significant archaeological sites are known to exist in proposed development areas in the Tortolita Mountain Project area, and there is the possibility that additional significant archaeological sites will be located in unsurveyed areas within the project boundaries. Because many of the sites will meet the eligibility requirements for inclusion in the National Register of Historic Places, the following recommendations are made for the identification and management of any archaeological sites that occur within the project area. The nature of the proposed development, its extended time frame, and the flexible planning strategies embraced by the project, should provide ample opportunities for a range of management measures to be implemented, some of which might include active preservation, public interpretation, collection, mapping, and data recovery or excavation. As the project proceeds, this general plan will be refined and revised as necessary. Specific actions will be integrated with the planning and construction phases for the development of the Tortolita Mountain Project, and all archaeological activities will be undertaken in consultation with the State Historic Preservation Office. In order to provide a broader, and more efficient regional context for the evaluation of the cultural resources found on each land parcel within the project area, recommendations for each parcel should conform to those being developed for the entire project study area. 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. Phase 2. Archaeological Survey and Surface Mapping An intensive archaeological survey is recommended for the unsurveyed portion of the project area (Figure 5.1), measuring approximately 470 acres in area, in order to locate any. archaeological or historical sites that might occur within the property. In addition, it is recommended that all recorded sites be revisited and reassessed (as recommended by ASM) to evaluate their significance and potential for features and subsurface remains. Limited additional judgmental survey in areas anticipated to contain petroglyphs, 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 S 42 Figure 5.1. Unsurveyed portions of the project area. Chapter 5 43 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 5. Archaeological Data Recovery The mitigation plan developed in Phase 4 will be implemented. Archaeological excavations of any significant sites will be conducted in order to recover important archaeological information inherent in the sites prior to site development. This work will include field work, analysis of excavated materials, and a published report on the findings. Public interpretation and education can be integrated into the mitigation effort as an added public benefit. 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 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. 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 Chapter 6 Table 6.1. Summary of prehistoric site types and known significance. Artifact Scatters with Features AA:12:84 CULTURAL Pawns! SIG_ Middle I Late Archaic, Hohokam ASM NO. AZ AFFILIATIEN FEATURES' PREHISTORIC OCCIPATICN SPIN NIFICANCEc CC"T£NTS Artifact Scatters AA:12:173 AA:12:43 Archaic I Hohokam Archaic, Tanque Verde phase Yes AA:12:167 Archaic I Hohokam Archaic I Hohokam Hohokam AA:12:168 Hohokam Hohokam P,MO.Mc- AA:12:169 Hohokam Hohokam Hohokam AA:12:181 Archaic I Hohokam Archaic I Hohokam AA:12:273 AA:12:163 Hohokam Hohokam AA:12:186 Hohokam Colonial -Sedentary Period Hohokam AA:12:187 Archaic I Hohokam Archaic I Hohokam AA:12:231 Hohokam Early (?)-Middle Rincon subpheses R AA:12:234 Archaic I Hohokam Archaic i Hohokm Hohokam AA:12:235 Archaic I Hohokam Archaic I Hohokm Yes Mainly lithlcs AA:12:236 Hohokam Hohokam AA:12:242 Hohokam Hohokam Mainly lithlcs AA:12:243 Hohokam Hohokam P.C.RS AA:12:258 Hohokam Hohokam AA:12:267 Hohokam Rlllito phase Hohokam AA:12:268 Hohokam Colonial --Sedentary period AA:12:157 AA:12:272 Hohokam Hohokam Mainly lithics Artifact Scatters with Features AA:12:84 Archaic I Hohokam P Middle I Late Archaic, Hohokam Yes Sizeable petroglyph site AA:12:152 Hohokam P,MO.PE,C Hohokam AA:12:173 Hohokam R Hohokam Yes AA:12:174 Hohokam MO,RP Hohokam AA:12:182 Hohokam P,MO.Mc- Hohokam AA:12:238 Hohokam RA Early M. Middle Rincon subphases AA:12:273 Hohokam P,RS Middle Rincon subphese AA:12:274 Hohokam P,MO Hohokam Possible Habitation AA:12:171 Hohokam R Hohokam AA:12:172 Hohokam R(?).CR Hohokam AA:12:219 Hohokam S(?) Hohokam AA:12:238 Hohokam Colonial or Sedentary period AA:12:TMP1 Hohokam P.C.RS Hohokam Probable Habitation AA:12:83 Hohokam R(7) Hohokam Yes AA:12:157 Hohokam RA(?) Classic period AA:12:178 Hohokam TM,P,MO,C Snaketon phase Yes AA:12:168 Hohokam Tanque Verde phase AA:12:237 Hohokam MO Rillito—Tanque Verde phases Yes Isolated Petrocl AA:12:86 LFnknawn P Unknown AA:12:81 Hohokam P Hohokam AA:12:239 Hohokam P Hohokam AA:12:TMP2 Hohokam P.0 Hohokam Lithic Scatters AA:12:154 Unknown Linknown AA:12:184 Unknown RP tknkrnown AA:12:22E tinkrown Q unknown 'Feature Types: TM - Trash mound P - Petroglyph Mo - Mortar PE - Metate or slick C - Cupula R - Roasting pit Q . Quarry or lithlc source RP - Rock pile CR - Cobble ring S - Structure RS - Rockshelter RA - Rock alig sent or concentration bTime spans listed as simply 'Archaic' kr 'Hohokam- indicate an unknown range within the spars of these cultural periods. cKno.n significance means that if 'yes.' then a site is at this time known to be significant. A blank space Indicates that it is unknown if the site is significant or not. 45 Chapter 6 46 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:12:84) 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. Based on information gathered in the course of preparing this overview, the following specific recommendations are offered to initiate the program outlined in Chapter S that will result in the identification, assessment, and effective management of the cultural resources 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 S.1 that were not surveyed by the NTBS. 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 3 20 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:T dP1 and AA:12:TM02: 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. Chapter 6 47 b. Record Petroglyph Sites Reported by Paul Hughs: The two petroglyph sites reported by Paul Hughs in the 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. 5. 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. September 9, 1996 Mr. Raj Chundur The Planning center 450 W. Paseo Redondo, Ste. 202 Tucson, Arizona 85701 Re: Sitp Analysis Information for the Proposed 2347 -Acre Bajada Amendment to the Tortolita Mountain properties Specific Plan; T11S, R12 -E, Sections 14,15,16,21,22 & 23. Dear Mr. Chundur: The Arizona Game & Fish Department (Department) provides the following information regarding the potential presence/absence of habitats of special concern, and other special status species, significant wildlife resources for the proposed project area. Due to time and personnel constraints, we were unable to do an on -the - conditions. Personal knowledge of the ground review of resource and other reference materials facilitated area, aerial photographs, 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.)2. Guidelines for handling desert tortoise encountered on development -related projects are enclosed. Information contained in the Department's HDMS 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. Appendix -T: Attachment 5 An Equal Opportunity Reasonahlc AccommtWations Agency 47—trnnr KHF. 57�: Fire S.mino*n t p i � ('mm�iLcdunr�`: + ---• 1 . •, i` THE S'fATL• ti ... a zI OF ARl7.ONA Chairman, hunit }ohn5on, ynuW'nake Mi.l:a i t Golighrly. l�lugsuff �' X11111 Her (.en1hcc. T.: nn •_ „,.,h1. FISH. D-EPARTNIEN Frcdtitlmun.Tucson )cun ilu�scll, sconsJalr GAME & 2221 Wc;t Grccnway R-i(oad. Phoenix. Arizona 85023.4+99 (602) 942 t)unne l_ Shmufe Tucson Office, 555 N. Greasewood Rd., Tucson, AZ 85745 n(P.rc n„t,wr 'Ihnnr,,, W Spu)Jiog September 9, 1996 Mr. Raj Chundur The Planning center 450 W. Paseo Redondo, Ste. 202 Tucson, Arizona 85701 Re: Sitp Analysis Information for the Proposed 2347 -Acre Bajada Amendment to the Tortolita Mountain properties Specific Plan; T11S, R12 -E, Sections 14,15,16,21,22 & 23. Dear Mr. Chundur: The Arizona Game & Fish Department (Department) provides the following information regarding the potential presence/absence of habitats of special concern, and other special status species, significant wildlife resources for the proposed project area. Due to time and personnel constraints, we were unable to do an on -the - conditions. Personal knowledge of the ground review of resource and other reference materials facilitated area, aerial photographs, 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.)2. Guidelines for handling desert tortoise encountered on development -related projects are enclosed. Information contained in the Department's HDMS 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. Appendix -T: Attachment 5 An Equal Opportunity Reasonahlc AccommtWations Agency Mr. chundur September 9, 1996 2 The Gila monster (Heloderma suspectum) 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 -Department 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 Spiller 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 Mr. Chundur September 9, 1996 3 veg e ite proximity to the s bj ere ps milartothose foundhabitat on the resources subject at this survey s parcel. Given th�wsimilarity on-site the171 bird species observed proximity of these on the ABBA site are expected to inhabit the subject parcel. ar ures Many of these species are known to be sensitive to the P 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 expectedto occur in the area include mule deer (Odocoileus hem -onus), j Ya t_�acu), mountain lion (Felis concolor), bobcat (Felix rufus), coyote (Carte latrans), grey fox (Uroc on cinereoar enq teas), ringtail (Bassariscus astutus), porcupine (Erethiz4_n dorsatum), collared lizard (Crota hvtus collaris), Clark spiny lizard (Sceloporus cla_ rkii), banded gecko (Coleonvx variegatus), Mojave rattlesnake (Crotalus scutulatus), Sonoran whipsnake (Masticophis 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)3, 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 Rursage - Foothills Palo Verde - Mixed Scrub Association of the Palo Verde - Mixed Cacti Series; Sonoran Desert Scrub (Arizona Uplands). 3 Shaw W.W., L.K. 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. 4 Brown, D., C.H. 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. 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 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 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 development' on native habitat and wildlife 5 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. Mr. Chundur September 9, 1996 5 Collectively, these studies show that urban resources. vegetation community whose nature and environments support a than that of composition is significantly diff how that the non-urban areas. Not surprisingly, community in urban environments vegetation sly influenced these studies the presence of non-native getation spec es 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 overtforlW ldlifeless nresources hanative gnatioveedesedrt miareas• escape cove ■ 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 Mcommunity as the level of urbanization increases. + Residential densities of <l house tchesrand corridors) acre, open pare natural areas, and riparian areas ace (p 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 residentialdevelopment can significantly alter biodiversity, the Departmentlett ely interested in participating in future planning phases (development planning). During these future phases where specificP plans are known, the Department will be better able to provide information/techniques that can lead to the long-term retention of e on-site habitat values. At the present rudimentary stage planning, however, the Department is only capable of identifying generic issues (as discussed above) and recommendationsRe ommendatthat warrant consideration during site planning. include: Adhere to the attached tortoise -handling guidelines. Contact the AGED Tucson Regional office immediately for direction regarding the disposition of an active bat roost sites) if one is found on the property. During pre -construction and construction activities, contact the AGFD Tucson Regional office immediately for direction 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, A TA 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\TORTOLIT.TPC GUIDELINES FOR IDLING 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 positiA>u at all times and placed in the shade, of disease betweerate n tortoises. loves should Tortoises mtis not for each tortoise handled to avoid potential transfer 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- 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) 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 Dove Mountain Specific Plan Traffic Analysis Dove Mountain Specific Plan Traffic Statement Regarding the Amended Tortolita Mountain Properties Specific Plan Prepared for Cottonwood Properties Tucson, Arizona Prepared by PFS Traffic Engineering, LLC Tucson, Arizona S q%f%CAT� 6758 q C PAUL F• 1 STEINER, JR.� .. P S�nnrA�... •: September 23, 1996 APPENDIX — U Table of Contents Expected Roadway Connections..........................................................................5 Recommendations................................................................................................6 Appendix...............................................................................................................9 List of Tables Table 1 - Overall Project Trips...................................................................................1 2 - Internal vs. External Allocation of Trips......................................................3 List of Figures Figure 1 -Directional Distribution of External Trips......................................................7 2 - Assignment of External Trips......................................................................8 ME Traffic Statement Regarding the Amended Tortolita Mountain Properties Specific Plan The purpose of this report is to estimate the average daily traffic volumes associated with the development of RedHawk and make recommendations for traffic -related infrastructure needed to serve the project. The amended land use plan contains a mix of residential, commercial/industrial, recreational, school, resort hotel, and community shopping center uses. Table 1, Overall Project Trips, lists the uses and indicates their size. Additionally the daily trip rate of each use is indicated and the average daily traffic (ADT) generated by each use. Table 1 Overall Project Trips *This sum double counts internal trips. Daily Trip Rate Use No. of Units ADT Single Family Residential 5,500 du 9.50 52,250 Retirement 2,500 du 5.58 13,950 Apartments 1,000 du 5.70 5,700 Mixed Use Commercial / Industrial 35 acres 80.00 2,800 Golf courses 3 18 -hole 816.00 2,448 Elementary Schools 3,250 students 1.02 3,315 Resort Hotel 600 rooms 18.40 11,040 Community Shopping 150 ksf 62.56 9,384 100,887 *This sum double counts internal trips. In Table 1 the daily trip rate of the uses was generally selected from Table 3-1 or Table 3-2 of Transportation and Land Development, Stover and Koepke, ITE, 1988. The community shopping center rate was selected from Table 1, Land Use 820, Shopping Center, Trip Generation, ITE, 1991, and the rate for retirements units was selected from "A Study of Travel Behavior for Retirement Communities Origin -Destination Survey, Volume 1, Final Report," July, 1986, Comsis Corporation and JHK and Associates. That report indicates the average Green Valley, household made 7.7 vehicle persons trips with an occupancy of 1.38 persons/vehicle which results in 5.58 vehicle trips/day. Additionally, the traffic impact analysis report for Saddlebrooke Development, Phase Two, Pinal County, January 29, 1996, by Stanley Consultants, reports that Saddlebrooke has an external trip generation rate of 3.5 and references study of a Maricopa County "age restricted community" with a total trip rate of 5 (2 internal, 3 external). The trips generated by the area may be broadly classified between "internal and "external" trips. An internal trip has both ends within the community while an external trip has one end outside the community. It is particularly important to determine external trips in order to assure the planned roadway system will provide sufficient capacity to meet the expected demand. Table 2 sets forth the RedHawk land uses and allocation of internal versus external trips by type of land use. -2- CD CL Y -- O C C� U O co C i_ Q� W Cn C[S c L C 6. O to M CD Lo CA '4t O C) O N T N N r CD CD r N M CD O M (n O 'Q' lt:r O SyC T M CO N T spCL • co � w (CS v y 3 CO :5 Q d a) C CU L CC) O It m 17 0 t' o COD cD (N rn r co N CD • V rn O N qT N r N M N CO y :2 2 - C co ' Fo F- i 'Cs O O O C N O O O O N COD Cqi D LO � t1) C O 'p of iLS 10-0 O O O 100- 0` pp oo E O CO 0 0 0 0 0 0 a) C O d' to M CO tt O (D to CA to OS O N O CA O to O LOO O O O Co "T toO r V. me Co r - CD QN O t` O11 M O M CD C\j r to N N M T (T T w CD m L C •0 y E c 'C 0 O OT v o O '~ Y 6 O 0 0 Cm M 0 co OO L O to tOo Z to O N CO r LA N r M y C C C4 (D y (D E y cr C - OL �, cc 0 o C y Cf) _ .0, CD LL d d 7 C= C m CD 'O O O 2 d E 'O E C (q y Q to QCL X O U' CD W 0 CL O U -3- Ce O �- n � C) co c O '- N co (D C O y � O � (D E co spCL • fQ w V fD (CS v y 3 CO :5 Q d a) C CU L C CD co m CD S w N a) L y y v co .r n- y O o-� .°- c : m E —cu aa) 0 o E 0 Q U H a •_ r y :2 2 - co ' Fo F- i 'Cs The internal versus the external allocations were reached by reference to the "PAG Travel Demand Study," 1993, and Transportation Planning Handbook, ITE, 1992. The "PAG Travel Demand Study" by JHK and Associates includes information on home-based trip purposes. The executive summary contains Table 2, Trip Generation Model Results with balanced trips: Trip Purpose Balanced To Home -Based Work 396,189 Home -Based School 328,497 Home -Based Shop 233,653 Home -Based Other 711,974 ------------- Percentage ------------- 23.72% ------------- 19.67% ------------- 13.99% ------------- 42.62% -------------, 1,670,313 ; 100.00% The summary does not provide a greater stratification of home-based other trips, but Transportation Planning Handbook, ITE, 1992, Table 2.29, page 44, provides some guidance for dividing "home-based other" into doctor/dentist/ other, and social/recreational. This division was made to help differentiate external trips from internal. For this study the percentage of home-based work trips was increased to 28 percent from 23.72 percent because the travel demand study results reflect the proportionate share of retirees and this table is derived to estimate trip -making of the single-family residences, not including the retiree dwelling units. Single -Family Residential Trip Distribution by Type Home -Based Trip Purposes Percentages Total External Internal Work 28% 28% Shopping 14% 4% 10% School 20% 20% Doctor/Dentist/Other 17% 10% 7% Social/Recreational 21% 10% 11% 100% 52% 48% In the above table the distribution of a type of trip between external and internal is based on data from PAG Travel Demand Study and rational assumptions. In Table 2 for single-family residential (SFR) the percentage for external trips was increased to 60 percent in order to be conservative. Expected Roadway Connections The RedHawk community will initially be accessed by Redhawk Boulevard, a four -lane divided roadway extending north from Tangerine Road into the area. The initial segment of this roadway has already been constructed. As the area develops over the next 15 to 20 years the general plan is that Redhawk Boulevard will be extended west to connect with Interstate 10. Thornydale Road is expected to be extended north and west from Tangerine Road to reach Redhawk Boulevard, probably as a four -lane divided roadway at a minimum, and two Moore Road connections to Redhawk Boulevard are expected. These connections are anticipated to be two-lane roads. -5- Trip Assignment Figure 1 indicates the expected directional distribution of the external trips to RedHawk, and Figure 2 illustrates the resulting assignment of external trips to the arterial road network. In addition to the external trips each roadway will be carrying some of the internal trips. The greatest impact of internal trips will be on Redhawk Boulevard between Tangerine Road and Moore Road because of the siting of mixed use commercial/industrial uses and neighborhood shopping. At build -out of the area the daily traffic volume on this portion of Redhawk Boulevard is anticipated to approach the capacity (at level of service C) of the boulevard. A reasonable value of capacity of a four -lane divided roadway like Redhawk Boulevard is 32,000 vehicles per day and 16,000 vehicles per day is reasonable capacity of a two-lane road. (See Appendix.) With 22,000 external trips assigned to Redhawk Boulevard just above Tangerine Road capacity remains to accommodate 10,000 internal trips. Where the four other roadway links cross the RedHawk boundaries, much capacity remains to accommodate the external trips of other developments. Recommendations Depending upon the amount of development in areas adjacent to . RedHawk, it may be appropriate to extend Redhawk Boulevard west to Interstate 10 as a four -lane divided roadway. Thornydale Road extension from Tangerine Road to Redhawk Boulevard should be planned as a four -lane divided roadway while Moore Road connections to Redhawk Boulevard appear to be adequate as two-lane arterials. z 0 N N cn Q- X X LU 4� 0 r- 0 0 -F- /Z3 /1 C. 0 U N w C O N O x w O C C oCN a� N C a Q C L` co O N 0 N N cn Q- X X LU 4� 0 r- 0 0 -F- /Z3 /1 C. 0 U N w c- 0 O C N X W 0 0 o 0 0 N r =O -� o C)LO C: U') �D X Q o-0 �c a:3 Eo v D C. o LO 0 IO r-AAME Mm N C) i� Appendix Cagacity_of Redhawk Boulevard Redhawk Boulevard is being constructed as a four -lane divided roadway. Governmental agencies indicate a range in values for the capacity of four -lane arterial roads. Pima County Department of Transportation considers 32,000 vehicles per day (vpd) to be the nominal capacity. Florida Department of Transportation indicates 33,000 vpd at level of service (LOS) C with few signalized intersections and 31,000 vpd with 0.75 to 1.5 signalized intersections per mile. (See Appendix.) From the "Highway Capacity Manual, Special Report 209," 1994, Equation 7-6, page 7-19 is: DDHV = AADT x K x D where DDHV = directional design hourly volume AADT = average annual daily traffic K = percent of AADT occurring in the peak hour D = percent of peak -hour traffic in the heaviest direction Rearranged form of the equation is ADT = (service flow rate) + (K x D) and using a service flow rate (SFR) of 1,260 passenger cars per hour per lane (from Table 7-1, page 7-8, with speed of 45 mph and LOS C) a range of values is indicated depending upon K and D values. SFR K D ADT 1,260 x 2 = 2,520 (2 lanes each direction) .10 .6 42,000 .11 .7 32,727 .11 .65 35,244 .10 .65 38,769 .1057 .64 37,251 To be conservative this study selects 32,000 vpd as the nominal capacity of Redhawk Boulevard, keeping in mind that the actual K factor may tend somewhat lower than the above indicated values because of the retiree dwelling units. Their trip distribution curve by time of day is flatter than commuters and both of their AM and PM peak hours occur outside 7 to 9 a.m. and 4 to 6 p.m. thus producing more "capacity" on a daily basis. T A T LZZD M= -'T LEVEL OF FOR FLORIDA'S URRAN/URB (va11d fca voc from January 1983 L Group C (1.6 to 23 ssv-h2ed in -ions Per soak) A TAC) -WAY ARTERIALS Lanes/ Group A (0.0 to 0.73 aignalta-d tnta>asbaa Per Lnd a 3=" m Lanes/ E A'• B C Dtrtdcd Lwd dScrts 2 Undrr. _ (0.200 135M . A B C D E 1 Uadx. 15700 1&000 14800 18.600 17.400 4 Dw. 2aaM 31.000 31000 34.000 34700 6 Dw. 4&400 48.107 46.700 UL400 64200 Group 8 (0.76 to 1.5 dgnsllaod tatcaerums Per a-"4 Lancs / Groap dtsua7 of urbeatcd ars over 50002& Dtndcd Ind dS=rtm Lesc1 ofScvL-z S A H C D E 2Und)+. 9.000 11700 lk.5 7 15300 I&IC0 4 Dir. 20000 211700 31.003 72540 51000 6 Dw. 30.600 48.100 48.700 48.900 51= C L Group C (1.6 to 23 ssv-h2ed in -ions Per soak) A prnsrQ Z (3.6 to 4 S cgnalinta&ectbas per aide) Lanes/ s Darticd Lnd a 3=" m s E A'• B C D E 2 Undrr. _ (0.200 135M . 14.807 13 700 4 Doe. =am 29.500 51.700 ^,..5-.400 6 Dur. - 35.100 4&COO 47.900 54300 I Groap D (2.6 m 3S atgaallrcd intc.ertsnna Pc taflel Lanes / L Groap dtsua7 of urbeatcd ars over 50002& Dr>i>3 lad dSer"= Lesc1 ofScvL-z S A� 8" C D L 2 Urm:11r. _ - 0.240 15700 I&400 4 Dw. - - 20.100 30--m 31200 6 Db. - - 30.700 48.x0 50.200 prnsrQ Z (3.6 to 4 S cgnalinta&ectbas per aide) Lanes/ Loci Da.6,d lvd 013artra E 2 A� B" C- D E D 2 Urrd2v. _ _ 1.7 14870 27.800 42.800 61.1m 4 Dv. _ _ _ 26.3(0 32100 9 6 Dtr. - 3D.507 488x 119.000 8 5&500 M700 122.200 C Group P (mors than 45 sigaamad mu7w=zm5 Pernulc 10 90.400 107.100 IW -703 and nor v1th5n Pr=w rf sty cmtrnl bumcn L Groap dtsua7 of urbeatcd ars over 50002& A Laces/ Lesc1 ofScvL-z S D► fled Loid dScrrta A B C D A LY' C'• D C S 2 UndN. _ _ - 10 .'1�J 14 -OM 01.1m 4 Dw. - =am "l x I I 6 Dv. - - 3LD00 44000 4.2b00 w 000 D4-= Grow# a (more than 4.3 alg mb=d tatasecticas per mtls C and wKbia pr=wy cry orntrrl bumcss dla x:t d urbmtcd area over 600.0071 L Lanes/ A Dwt:k i Lard dSQnee A 8' C" D S 15 2 Undir. _ - - I3.10D 154-M a 4 Dor. - - =300 71700 6 Die. _ _ - 4.i.51.x0 III ERVI(E h3A 3MUM VOLUMES AN=D (8,000+) AREAS t1hrvrt2 Dcc©bcr 1990) Grvap 1 (w"b±n tutmntncd arca over 500.000 curl )eadl:.y u or'mrhrn 5 mks d prrrnry cry cmt.-al 1xm.mc" datrfc) Loci Lad d:mra C D E 2 A B C D E < 27.800 42.800 61.1m 718(b 743 9 41.700 BL300 91.000 110.704 119.000 8 5&500 M700 122.200 147.000 159,700 10 90.400 107.100 IW -703 194.504 198,400 Groap 2 (.mei= 5 urbant=d arm over 50.0DD and not. m Cdvup 1) LrrCa Lesc1 ofScvL-z 17.0(0 3 - - A B C D E 4 21.400 31000 47.100 -%DM 01.1m 8^,.2' .) 00 40.0170 70.0()0 M30D D 1.700 9 4.2b00 w 000 D4-= 111700 1=340 10 S°-500 82.fM 117.703 142100 1-52-D00 Qrocrp 3 twtthln aoo-urbansscd arras) Lora Loyd d Scuta A B C D E 4 17.100 29.307 37.900 4&+00 49.9x 8 :.1100 52700 75.100 60.700 975(0 ONF�WAY ARTERLU3 Grog D (leas than 3.6 slgz:►2.cd mtcxc^.dna per atkl Los Iadd� ver= A- B C D E 2 9.830 I L 800 16.000 18.000 3 - 14.000 22700 25900 27= L 4 - 19.907 30.600 314.330 X-Icn1 Groep L 13.6 to 4S ■t,---aF=d totcscrtrons Pc tack) 3 Laoc� Lnd of Sots !t' B• C D E j 2 - - 13.x0 19.2(30 17.0(0 3 - - =3m 25.900 206)0 4 - - 27.100 31300 3. 800 Group F (crcac than 4.6 atgzal a d tntcoc Bony Per rale and not wul-.m Prmnry q astral bunoas L dwuv-1 d urtauusd arca over 500.0001 i Lnas Lcvd ci5.re m O All H" C D E G 2 _ - IO.D00 IS900 17.700 3 _ leel D 21900 2&Bx 4 _ _ 22400 32440 350x jj Group 4 (more thus 4.5 stgnakred lntrracc-a u per =do C and wt:hra primary aq citral busu=w L dbarici of urbnnmrd arm osier 500.0301 j Lsaes Lead ce Sayme 0 A C D E p 2 _ - 13 I7.200 I&XQ 3 - 20.400 20.200 27.700 DIVIDED/UNDIVIDED ADJUSTIUMNI'S 4 = - - 27.900 352oo 37.1LU ]a (alta eorrespoodnj oro -wry srtatsl rohrme ladtc Wd permd Lames ]4edlaa Ld Tura B" Admit F.mr TWO-WAY COIL =ORS AND LOCAL S'IiiE= (ally^naliscd tntcaccaon aoa)yraa) 2 Dmded Yes + 1SK 1�a Lcx3d5cm _ A" Hr C D E l 2 Muhl Undivided Yes _ S4 - - 7.700 I L3 0 I' -9M 400 Ltuln Uodtrtdcd No - 20K a 21000 37..^.00 44100 • T>rs CabLe sass not swadltsL a stsadarl sad should bit used o for )l=ard pl-v, appt)catboa. The mmputcr model& from which th s table rn to dertrcd should be used for mospeciW planaoa; apphatpori, tabie and dertrtag cocoputa toodds should not be u ed for corridor or btafcet3on dcw4p . wbce more rdlnead technkpma exist. Yahwe abown are awcape dally tr xMc -wj 3 ,m voh=xs (based ort p� hour rnlumcs) forL---Uof armee and an bred on tba 1068 Hlgt "y Capocay Manual and Plortda v%15c data. Roodww" wtth =torr Thar% the nurnbcr of lanes ahwn should tc tm-, on a case by came b.ata. lime table's tapaurahta •--uropnoos and levcl of scroee rsurria appear oa the bock. • Cannot be ae hieyed Socwt= 7Sorlda Detartmaut olhaaaportatio= 198& Dove Mountain Specific Plan Appendix'4 Marana Ordinance No: 96.46 NIAkt.ANA. Oitl)lI\TANCL NQ. 96.46 AN ORDINANCE OF THE MAYOR AND COUNCIL OF'IHE TOWN OF MARANA, ARIZONA, AMENDING THE EXISTING TORTOLITA MOUNTAIN PROPERTIES SPECIFIC PLAN AND EXPANDING THE SPECIFIC PLAN TO INCLUDE THE RUELAS CANYON PROPERTY AND THE BAJADA PROPER'L'Y LOCATED IN PORTIONS OF, OR ALL OF, TI IS, R.12E, SECTIONS 1347,21P 26.35 AND T1 l S, R13H, SECTIONS 7, 8, 18 AND 19 AND RENAMINGTHE SPECIFIC PLAN WITH THE AMENDMENTS AS THE RI?DHAWK SPECIFIC PLAN BY ADOPTING THAT CERTAIN DOCUMENT ENTITLED "REDI-IAWK SPECIFIC PLAN" BY REFERENCE. WHEREAS, dieTown Counoil did, on May 22, 1989, adopt Marana Town Ordinance No. 89.22 adopting the'lbrtolita Mountain Properties Specific Plan and has amended the specific plan from time to time; and WHEREAS, RcdHawk M:awla, I..L.C. (by and through its Lawyers `Mlle Trust No. 7804-T) and Rita Lwid Corporation (by and through its Lawyers Title Tnist No. 7805-T), ctirrently own and is developing that area xvitlwi Llic Town Uf MN'tiia wliich is subject to the Tortolita Motunt,'wi Properkics Specific Plan, wid WHEREAS, that docluncndwrein reieired to as "REDRAWK SPECIFIC PLAN" has been mado a public record by the adoption of Resolution No, 96.111 on December 3, 1996, by the Mayor tuid Council of the Tovni of Marana; and WHEREAS, the owner, through the applicant, The Planning Center, has applied to the Town of Morana to amend the existing Torlolita Mountain Properties Specific Plan and to expand said plait to include the Ruelas Canyon Property which is 1,343 acres, and the Bajada Property which is 2,347 acres as more particularly described iii the RlrDHAWK SPECIFIC PIAN; pied WHEREAS, ilia Mamm. Planning ComItiission field a public hearing on, the amendment request on October 30,1996, acid did not approve or deny Clic amendrnent to the Tortolita- Mountain Pwpetfiies SpeoiFic Plan and the expansion of slid plan to include the Ruelas Canyon Property and the Bajada Property; and WHEREAS, the Town Council of the Town of Marana held a public healing on December 3, 1996, to obtain public input on Ilio amendment to the Tortolita Mountain Properties Specific Flan raid the exp uision ofs[id plant to include the Ruelas Canyon Property turd ilte Bajada Propeity, raid to rename the pLvi and the amendments as the RE- DNAWK SPECIFIC PLAN, and believes that the Amcndrnen(s would be in the best biterests of dio'l'otiv71 of Nlaraiia. NOW, Till—RI—FORE, BE rr ORDAINL'D by the Ivluyor and Council of tlic town of mara.na, Arizona diat: APPENDIX— V SK -don 1, The certairi documcntentiticd "REDHAWK SPECIFIC P1,AN," tluee copies of wlniclt are on file in (lie office of the town clerk of the Town of Marana, Arizona, said document having been made a public record by Pesoludon No. 96-111 ofthe Town of lhlw-wia, Arizona, is hereby referred to and made a part hereof as if fully set out in this ordviance. Said public record is hereby adopted, with modificatiorn 1-4 set forth below, renaming the entire Specific Plan tfie "I=HAWK SPECIFIC PLAN" and expanding the area gomned by the Specifio Plan to irichlde the Ruelas Canyon Property and the Bajada Property, Tlie modifications to the revised Specific Plan are: The Estate SUmc arils for Street Development referenced in the RcdHawk, Specific Plan are deleted, 2. 711e first paragraph of page IV -31 of the RedHawk Specific Plan is amended to read as follows: Two elenyntary schools sites are planned witlwl the Redl-iawk Specific Plan area. The fust is in Section 35 in tho area immediately north of Prospect Wash. The second will be much later hi the project, and be located in the area west of Wild Burro Wash. The fust school site will be available to the school district until 2005 and tho second will be available unlit, 2015, The sites will be conveved to the school district at no charge when the school district is ready to proceed with construction of an elernentrny school slid subject to the following provision: To the extent that flie school district assesses development impact fees within RedHawk, these fees will be waived until such tiane as the Developer has received reutnbursement of the fair market value of the school site(&). 3. The RedHawk Specific Phut is amended to reflect that horses will riot be allowed within the a lotu tftinous terrain fOILTO in thi Ruelas Cfulyon. 4. The RedHawk Specific Plan is tu»ended to relied the provisions set forth in the letter to Dan Felix, Pima County Parks and Recreation, from David Meld dated December 16, 1996 (nttaohed hereto as Exhibit A) outlining the Developer's commitinent to grant easements for trails. Sectiou 2. The Developer shrill prepare the final version of the RadHawk Specific Plan rellecturg the modifications set forth in this Ordinance within fifteen (15) days of adoption, grid if the changes are properly included, tome staff shall approve the RedHawk Spooific. Plan wi(hiri fifteen (15) days ofsubmittal by the Developer. Tliereaiter the revised Red Hawk Specific Plan will be recorded ui the office of the Pirno County Recorder at the expense of the Developer. Section 3, The Developer shall contribute $15,420.00 toward a sub -regional transportation study which shg, W palet to the Town prior to staff' npproval of the first residential subdivision final pint or oornmercialfinclustricil clrvelopment plan or subdivision final plat. Tho golf course aiul resort hotol rite excluded frorn flus requirement. Section 4. The Developer consents to the assumption of water utility arld Sewer utility service responsibility by tha Town of Mcm,lim l)ravided t1w Town assumes; all of the dul:ies and responsibiH60.3 of the utility provider under service agreaments in effect when the assumption is mado, arui that such consent be inade bbi&ig upon the Developer and its successors, heirs and assigns, a Section S, 'life Developer shall endeavor to amend its existing water agreement with the City of'l'acson and sewer service agreement with Puna County to provide for the transfer of each entity's facilities in RedHawk which were previously contributed or iliat are contributed ut the future by the master developer (i.e. Westinghouse), at no cost to the Town, upon assumption by the Town of the responsibility to provide water and/or sewer service u1 accordance with the Developer's utility service agreements, Water facilities would transfer upon assumption of water utility service and sewer facilities would trims,fer upon assumption of sewer utility service. Section 6. All ordinances, resolutions, or motions and palls ofordulattees, resolutions, or motioiz oftlle Council in conflict with the provisions of this ardurance art hereby repoaled, effective as o£tho effeotive date of this ordinance, Section 7, if any section, subsection, sentence, clause, phrase or portion of this ordinarice or any part of the code adopted horain by this reference is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of tiie rernahiing portions thereof. PASSED AND ADOPTED by the Mayor and Council of the Town of h4arana, Arizona, flus 17th day of December, 1996. ..�L' Mayor ED ICON . I ST: se erk APP ED AS'f O FORM: 1 Dwu -el 1. Hoc min Town Attoniey Updated agreement will be attached when available December 16, 1996 Parks and Recreation. Pima County Attn: Dan Felix 1204 West Silverlake Rd. Tucson, AZ 85713 Re: Trails in RedHawk Dear Dan: This letter modifies our RedHawk trail proposal to include your most recent input. Attached hereto as Exhibit A is a map of RedHawk showing proposed locations of our trails. We are willing to grant valid and binding easements for the trails as follows: A. The trail alignment will follow the, community and regional trail corridors as identified in Exhibit A. We will solicit your input on the exact alignment within these corridors, but the final determination of alignment will be at our discretion. We will have the ability to reasonably relocate the trails within these corridors from time to time to accommodate development within RedHawk where adjacent to RedHawk Boulevard. The trail is to be placed within the public right of way and/or an adjacent 25' natural area strip. We will make reasonable efforts to locate the trail towards or within the natural area strip to minim the trail interface with public roadways and maximize trail exposure to naturally vegetated areas. B. The easements will be granted where the trails are not located within public rights of way, and will generally be 15' in width to accommodate a maximum trail width of 10'. Our intent is to construct a 6' wide natural surik a tri; the trail may be widened to a maximum width of 10' in the future by Pima County at its expense if it deems the additional width necessary. Along Wild Burro Wash, there will be two easements. The first easement will be 20' wide and will generally be located outside of the flood plain and along the westerly side of the wash. The second easement will be a minimum of 15 feet wide and lie within the Wild Burro flood plain. The Wild Burro easement will connect 3567 East Sunrise Drive, Suite 219, Tucson, Arizona 85718 (520) 299-8424 FAX (520) 577.2391 COTTONWOOD -PROPERTIES Dan Felix PARKS & RECREATION December 16, 1996 Page 2 with both the existing trail in Wild Burro Canyon and the interim and substitute parking lot. To the extent that a portion of the trail easement is no longer needed when the interim parking lot is abandoned, the County will execute a quit claim deed for that portion of the trail easement. Please bear in mind that a portion of the trail fronts on property already conveyed to U.S. Home, and we will make reasonable efforts to also obtain this easement from them. C. The easement agreement will include the following conditions, and the terms of this letter agreement: 1. COUNTY shall have the right to construct and maintain a recreational trail within the easement for pedestrians, equestrians and bicycles. 2. COUNTY shall have the right to make such topographical changes as are consistent with and reasonably necessary to promote the trail purpose of this easement. 3. Motorized vehicles shall not be permitted on the Property, except to construct the trail and to perform maintenance. 4, COUNTY may erect such signs as are consistent with Design Guidelines we have established for RedHawk and with the conservation and trail purpose of this easement. 5. COUNTY may remove, alter or trim vegetation. All new vegetation shall be harmonious with the general surrounding vegetation. 6. COUNTY has the right to enforce its regulations. 7. No overhead utility transmission lines may be installed in, on or over the Property. D. We will build the trails and grant the proposed easements in segments as we proceed with the development of RedHawk. To the extent that Pima County wishes to extend the trails in RedHawk in advance of our development, we will grant a relocatable easement to Pima County. In this situation, funding of trail improvements would be by Pima County. When we have construction activity that conflicts with trail usage in the relocatable easement, Pima County will temporarily close the trail during construction. E. The homeowners association(s) in RedHawk will maintain the trails, and Pima County will reimburse the RedHawk HOA.s on an annual basis for the cost to maintain the trail to the reasonable development standard of the community, subject to the Department's annual appropriation process. To the extent that maintenance costs are not funded (after written notice from RedHawk giving Pima County 60 days to pay), Pima County's Dan Felix PARKS & RECREATION December 16, 1996 Page 3 easement will be of no further force and effect. In the event that Pima County is of the opinion that the trail maintenance costs are in excess of what they would pay in comparable areas, Pima County would have the option of submitting its own bid and maintaining the traits itself, or submitting a bid from a private contractor demonstrating the cost of maintaining trails in comparable areas, and then reimbursing the homeowners associations to the extent of that bid. F. Pima County has the right to install reasonable and appropriate signage on or about the trails provided that such signs are in conformance with the sign criteria of RedHawk. G. • We'will also provide an easement for a two acre interim parking lot at the end of the next phase of constizuction of RedHawk Boulevard (near the mouth of Wild Burro Canyon), and we will have a one time right to terminate the interim parking lot easement and deed to Pima County at no cost a substitute parking lot area further into Wild Burro Canyon when roads are developed in that area. Prior to selecting the site for both the interim parking lot and the substitute parking lot, we will solicit reasonable input $tom Pima County parr Department as to an appropriate location and parcel configuration for said parking lots. It has been a pleasure working with you to create tins exciting new trail system within RedHawk. I believe the above points address all of our mutual concerns. If you are in agreement and support with the foregoing trial proposal, then please so indicate by signing below and we will ask the Marana Town Council to approve these terms as part of the RedHawk Specific Plan. Thank you for your courtesy. cerely, David Mehl APPROVED: PIMA COUNTY PARKS AND RECREATION By: Its. REDHAWK SPECIFIC PLAN , , � , , .� � ,. ■.rte'. • �, • ,,Ill,., • • ,...� ; .,.�,r� CONccr i M -AN = 0 1600' 3200' EXHIBIT A - Page 1 of 2 WA1sx Dove Mountain Specific Plan Appendix W Marana Resolution: 96-111 MARANA RESOLUTION NO. 96-111 A RESOLUTION OFA THE TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA DECLARING} AS A: PUBLIC RECORD THAT DOCUMENT KNOWN AS "REDHAWIC SPECIFIC PLAN," NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Marana, Arizona, that certain document entitled "REDHAWK SPECIFIC PLAN," three copies of which are on file in the office of the Town Clerk, is hereby declared to be a public record, and said copies are ordered to remain on file with the Town Clerk. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17th day of December, 1996, Mayor ED HONER ATTl'ST, Sandra L. Groseclose Town Clerk APPROVED AS TO FORM., Daniel J. Hochuli Town Attorney APPENDIX — W Mvwo, Arizona Rmolubou No. 96-111 Page I of I