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The Preserve at Twin Peaks Specific Plan PCZ-12023 Accepted
THE PRESERVE AT TWIN PEAKS SPECIFIC PLAN (PCZ -12023) 2014.01.15 2014.03.14 (REVISED AS APPROVED) Property Owners Fidelity National Title Trust 60175 (ABIG Marana LLC) ABIGER Manana LLC 7521 N Calle Cordobesa Tucson, AZ 85704 Contact The WLB Group, Inc. Attn: Paul Oland 4444 East Broadway Boulevard Tucson, Arizona 85711 520.881.7480 1yiUi ikino m a i mem. r_,mem MARANA ORDINANCE NO. 2014.004 RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY 100 ACRES OF LAND LOCATED EAST OF CAMINO DE MANANA AND APPROXIMATELY A QUARTER MILE NORTH OF LAMBERT LANE FROM `R-36' (RESIDENTIAL) TO `F' (SPECIFIC PLAN) FOR THE PURPOSE OF CREATING THE PRESERVE AT TWIN PEAKS SPECIFIC PLAN; AND APPROVING A MINOR AMENDMENT TO THE GENERAL PLAN WHEREAS ABIG Manana, LLC (Fidelity National Title Trust 60175), and ABIGER Manana, LLC, (the "Property Owners") collectively own approximately 100 acres of property located east of Camino de Manana and a quarter mile north of Lambert Lane within a portion of Section 12, Township 12 South, Range 12 East, as described on Exhibit "A" attached to and incorporated in this Ordinance by this reference (the "Rezoning Area"); and WHEREAS the Property Owners have authorized Joel Abrams (the "Applicant") to submit an application to rezone the 100 acres from `R-36' (Residential) to `F' (Specific Plan) ("this Rezoning"); and WHEREAS the Marana Planning Commission held a public hearing on August 28, 2013 to consider an application to rezone the Rezoning Area as part of a larger rezoning of approximately 145 acres from `R-36' (Residential) to `F' (Specific Plan) and voted 6-0 to recommend approval; and WHEREAS due to circumstances affecting the proposed acreage of the project and the Town's desire to complete a Twin Peaks corridor design study, the Marana Planning Commission held a second public hearing on January 29, 2014 and voted 7-0 to recommend that the Town Council approve this Rezoning; and WHEREAS the Marana Mayor and Town Council held a public hearing on February 18, 2014 and determined that this Rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: Section 1. The zoning of Rezoning Area is hereby changed from `R-36' (Residential) to `F' (Specific Plan) creating The Preserve at Twin Peaks Specific Plan. Section 2. A minor amendment to the General Plan is hereby approved, changing the General Plan designation of the Rezoning Area from Low Density Residential (LDR) to Master Planning Area (MPA). {00036979.DOC / 2} Marana Ordinance No. 2014.004 - 1 - 2/20/2014 3:12 PM BV/FJC Section 3. This Rezoning is subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): 1. Compliance with all applicable provisions of the Town's Codes and ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The following conditions pertain to the design and construction of transportation improvements: a. The developer shall design and construct a right turn (deceleration) lane on Camino de Manana at its intersection with project's southernmost driveway prior to occupancy of the first dwelling unit. The right turn lane shall be designed and constructed to Pima County standards. b. The developer shall design and construct a traffic control signal at the Twin Peaks Road/ Camino de Manana intersection. The traffic signal shall be designed as a four -legged intersection and built as such if the intersection has four legs at the time of construction. Otherwise, the signal shall be built for a three-legged intersection. The traffic signal shall be constructed and made operational prior to the Town's issuance of the 101 st building permit for the Rezoning Area. 3. A drainage report must be submitted by the developer and accepted by the Town Engineer prior to Town approval of the preliminary plat. 4. The final design of all streets and circulation facilities, including the gated access (if applicable) and emergency access, must be accepted by the Mountain Vista Fire District prior to the Town Council's consideration of the final plat. 5. The preliminary plat shall be in substantial conformance with the Land Use Concept Plan of The Preserve at Twin Peaks Specific Plan. 6. The maximum number of residential units for the Rezoning Area shall not exceed 195. 7. No approval, permit or authorization by the Town of Marana authorizes violation of any Federal or State law or regulation or relieves the applicant, the Property Owners, or the developer from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 8. The property is within the intended water service area of the Town. Prior to approval of the preliminary plat, the developer shall submit a Water Infrastructure and Phasing Plan (WIP), identifying water use, fire flow requirements, and all major on-site and off-site water facilities needed to serve the development including, but not limited to, well source, reservoir, and booster station infrastructure. This plan will be the basis for a Water Service Agreement for the project. 9. The property owner shall transfer to Marana, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II for the Town providing designation of assured water supply and water service to the Rezoning Area. If Type I or Type II is needed on the Rezoning Area, the Town and developer/Property Owners shall arrive at an {00036979.DOC / 2} Marana Ordinance No. 2014.004 - 2 - 2/20/2014 3:12 PM BV/FJC agreeable solution to the use of those water rights appurtenant to the affected portion of the Rezoning Area. 10. A sewer service agreement and master sewer plan shall be submitted by the developer and accepted by the wastewater provider prior to the approval of any final plat or development plan. 11. Section IVY "Twin Peaks Corridor Design Standards" of the Preserve at Twin Peaks Specific Plan document as presented to Council and included in the Council's February 18, 2014 agenda materials shall be amended to comply with the standards set forth in the Twin Peaks Corridor Study adopted on February 18, 2014 by Marana Resolution No. 2014-013. The amended Preserve at Twin Peaks Specific Plan language shall be reviewed and approved by the Planning Director.* 12. Before the Town issues grading permits for this project, the developer shall submit evidence to the Town that all federal permit requirements have been met through the Corps of Engineers and the State Historic Preservation Office. 13. Before the Town issues grading permits for this project, the developer shall submit evidence to the Town that a 100 percent area survey has been completed by a qualified wildlife biologist for the Sonoran Desert Tortoise. Any Sonoran Desert Tortoises found on the site shall be relocated at the developer's expense. 14. The developer shall submit an annual report within 30 days of the anniversary of the Town Council's approval of The Preserve at Twin Peaks Specific Plan in accordance with the requirements defined in the Land Development Code. 15. Upon adoption of the Rezoning Ordinance by the Mayor and Council approving The Preserve at Twin Peaks Specific Plan, the applicant shall provide the Planning Department with the following: One non -bound original; twelve bound copies; and, ten electronic copies on CD in PDF format. 16. The following lots depicted on the "Land Use Concept (Tentative Development Plan)" included on page 48 of the Preserve at Twin Peaks Specific Plan document as presented to Council and included in the Council's February 18, 2014 agenda materials shall be restricted to single -story residences: Lots designated with an "S," plus the four lots not designated with an "S" whose side (long) lot boundary follows and is parallel to the north boundary of the Rezoning Area. The applicant shall modify the "Land Use Concept" map of the approved Preserve at Twin Peaks Specific Plan document to designate these four lots with an "S." t Section 4. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. [Town Attorney's note: Revised per the February 18, 2014 Town Council action approving this ordinance.] t [Town Attorney's note: Added per the February 18, 2014 Town Council action approving this ordinance.] 100036979.DOC / 21 Marana Ordinance No. 2014.004 - 3 - 2/20/2014 3:12 PM BV/FJC PASSED AND ADOPTED by the Mayor and Town Council of the Town of Marana, Arizona, this 18th day of February, 2014. Mayor Ed Honea ATTEST: r0 i��. I�ronso—n, To;�n Clerk ""I'I`-cd=lyv APPROVED AS TO FORM: {00036979.DOC / 2} Marana Ordinance No. 2014.004 - 4 - 2/20/2014 3:12 PM BV/FJC EXHIBIT A February 10, 2014 WLB No. 112026-A-002-1003 W:ILEGALS11120261LEGAL DESC1The Preserve at Twin Peaks,doc 1,4e P.3rcl-itip :_. LEGAL DESCRIPTION THE PRESERVE AT TWIN PEAKS A portion of the West half of Section 12, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona, described as follows: COMMENCING at a found 5/8" pin tagged "LS 26932" at the South quarter corner of said Section 12; THENCE N 00°38'42" W, along the East line of the Southwest quarter of said Section 12, a distance 1320.54 feet to a found 1/2" pin tagged "RLS 4680" at the Southeast corner of the North half of the Southwest quarter of said Section 12 and the POINT OF BEGINNING; THENCE N 00038'42" W along said East line, a distance of 1320.54 feet to the center of said section 12 being marked with a %" pin; THENCE N 00038'08" W continuing along said East line, a distance of 659.28 feet to the Northeast corner of the South half of the South half the Northwest quarter of said section 12; THENCE S 89021'57" W along the North line of said South half of the South half, a distance of 1764.42 feet to the Easterly right-of-way line of Camino De Manana; THENCE S 20053'26"W along said Easterly line, a distance of 708.91 feet to the North line of the Southwest quarter of said Section 12; THENCE S 89021'38"W, along said North line, a distance of 32.25 feet to the former center line of an abandoned portion of Camino De Manana; THENCE S 20048'47"W, along said former centerline, a distance of 662.91 feet to the beginning of a tangent curve concave to the Northwest; THENCE along said former center line, along the are of said curve, having a radius of 955.40 feet, the chord of which bears S 29004'49" W, a distance of 274.74 feet, for an arc length of 275.70 feet to a point of non -tangency; THENCE S 33°01'12" W, along said former centerline, a distance of 189.58 feet to the Easterly right-of-way line of Twin Peaks Road; THENCE S 02"02'18" E, along said right-of-way, a distance of 52.24 feet to the beginning of a tangent curve concave to the Northwest; Page 1 of 2 February 10, 2014 WLB No. 112026-A-002-1003 W:\LEGALS\112026\LEGAL DESC\The Preserve at Twin Peaks.doc THENCE along said right-of-way, along the arc of said curve, having a radius of 190.50 feet, the chord of which bears S 41159'13" W, a distance of 59.43 feet, for an arc length of 59.68 feet to beginning of a non -tangent curve concave to the Southwest; THENCE along said right-of-way, along the arc of said curve, having a radius of 292.00 feet, the chord of which bears S 15109'38" E, a distance of 132.60 feet, with a radial bearing in of S 61042'57" W and radial bearing out of N 87057'46" E, for an arc length of 133.76 feet to a point of tangency marked with a found 5/8" pin tagged "LS25071 "; THENCE S 02004'06" E, along said right-of-way, a distance of 71.58 feet marked with a found 518" pin tagged "LS25071"; THENCE N 88050'31" E, leaving said right-of-way, along the South line North half of the Southwest quarter of said Section 12, a distance of 2567.88 feet to the POINT OF BEGINNING; Containing: 4,367,389 sq. ft. or 100.26 acres, more or less. Prepared By: THE WLB GROUP, INC. Peter D. Cote, RLS 44121 Page 2 of 2 EXPIRES 3-31-2015 1 t r t 216-25-0160 POINT OF BEGINNING SX StZ T12S, R12E POINT OF COMMENCEMENT t 12 X13 EXHIBIT TO ACCOMPANY DESCRIPTION OF PARCEL OF LAND THE PRESERVE AT TWIN PEAKS 1 "=300' SECTION 12 T. 12 S., R. 12 E., G. S. R. M., PIMA COUNTY, ARIZONA r WLB WLB No. 110047-13001-1003 Group N:\105047\ALTA 6-2013\decription exhibit.dwg SHEET 1 OF 1 Table of Contents I. Introduction A. Project Overview....................................................................................................................... 1 B. Primary Objectives.................................................................................................................... 1 C. Landscape Concept................................................................................................................... 2 II. Inventory and Analysis A. Existing Land Uses..................................................................................................................... 3 B. Topography and Slope............................................................................................................. 12 C. Hydrology................................................................................................................................ 14 D. Vegetation............................................................................................................................... 17 E. Wildlife....................................................................................................................................19 F. Soils and Geology.................................................................................................................... 29 G. Viewsheds................................................................................................................................29 H. Traffic.......................................................................................................................................36 I. Recreation and Trails............................................................................................................... 37 J. Cultural, Archaeological, and Historic Resources.................................................................... 39 K. Existing Infrastructure and Public Facilities.............................................................................41 III. Land Use Plan A. Purpose & Intent.....................................................................................................................46 B. Relationship to Town of Marana Adopted Plans....................................................................46 C. Compatibility to Adjoining Development............................................................................... 46 D. Land Use Proposal...................................................................................................................47 E. Grading Concept.....................................................................................................................49 F. Post -Development Hydrology.................................................................................................49 G. Vegetation & Landscaping...................................................................................................... 49 H. Wildlife....................................................................................................................................51 I. Viewsheds............................................................................................................................... 51 J. Circulation Concept................................................................................................................. 51 K. Public Utilities......................................................................................................................... 52 L. Public Service Impacts............................................................................................................. 54 M. Recreation and Trails.............................................................................................................. 56 N. Cultural, Archaeological, and Historic Resources................................................................... 56 IV. Development and Design Standards A. Purpose & Intent..................................................................................................................... 58 B. Single -Family Residential Design Standards........................................................................... 58 C. Medium Density Residential.................................................................................................. 58 D. Active Open Space.................................................................................................................. 59 E. Natural Open Space................................................................................................................ 60 F. Twin Peaks Corridor Design Standards................................................................................... 60 The The Preserve at Twin Peaks Specific Plan WLS Grmq) WLB No. 112026-A-002 V. Implementation and Administration A. Purpose....................................................................................................................................61 B. Proposed Changes to Zoning Ordinance................................................................................. 61 C. Development Review Procedure............................................................................................. 61 D. General Implementation Responsibilities...............................................................................61 E. Phasing.................................................................................................................................... 62 F. Specific Plan Administration................................................................................................... 62 Bibliography................................................................................................................................................ 64 EXHIBITS A. Site Location Map............................................................................................................................ 6 B. Aerial Photograph............................................................................................................................7 C. Existing General Plan Land Uses...................................................................................................... 8 D. Existing Zoning.................................................................................................................................9 E. Existing Land Uses.......................................................................................................................... 10 F. Existing Nearby Developments...................................................................................................... 11 G. Topography....................................................................................................................................13 H. On-site Hydrology.......................................................................................................................... 15 I. FEMA Floodplain............................................................................................................................ 16 J. Significant Vegetation....................................................................................................................18 K. AZGFD Letter.................................................................................................................................. 20 L. Soils Map........................................................................................................................................ 30 M. Viewsheds...................................................................................................................................... 31 N. Trails...............................................................................................................................................38 O. PAST Report Cover.........................................................................................................................40 P. Existing Utility Infrastructure.........................................................................................................42 Q. Sewer Capacity Response Letter.................................................................................................... 43 R. Site Resource Inventory.................................................................................................................44 S. McHarg Composite Map................................................................................................................45 T. Land Use Concept (TDP).................................................................................................................48 U. Conceptual Landcape Plan............................................................................................................. 50 V. Proposed Blue Bonnet Road Sewer Alignment.............................................................................. 53 W. MUSD Letter................................................................................................................................... 55 X. Circulation Concept Plan................................................................................................................ 57 TheThe Preserve at Twin Peaks Specific Plan LB WLB No. 112026-A-002 I. Introduction I. Introduction A. Project Overview The Preserve at Twin Peaks is a residential development consisting of 100 acres located at the south end of Camino de Mariana, as it intersects Twin Peaks Road. This project contains a range of single-family detached home lot sizes to respond to market demand for housing in the northwest Tucson metropolitan area. The Marana General Plan has a vision for 0.5 to 2.0 residences per acre along the Twin Peaks corridor, including the subject property, partly in view of the fact that a major four -lane divided roadway (Twin Peaks Road) recently has been completed. This development not only fulfills the Town of Marana's vision for future development, but also leaves approximately 52% of the site as open space. The Preserve at Twin Peaks development is an optimal design both for people and for native Sonoran Desert biological resources. By leaving large swaths of undisturbed natural open space within the site, the native animal populations will be able to traverse the neighborhood and continue their foraging and migration patterns. This is a comprehensive specific plan to guide development that maintains a healthy living environment for both the residents and native wildlife. The Town's draft Habitat Conservation Plan calls for between 40% and 70% open space in Zone 3 areas such as this one, with 70% being the default minimum except in cases where a lower percentage of open space is achievable without substantial environmental impact. The entire Twin Peaks Road corridor is planned to be developed, although much of it is heavily constrained by environmental and hydrological constraints. Thus, a 70% open space goal for the corridor as a whole is not unrealistic. Many properties along the corridor will be developed with greater than 70% open space due to natural constraints. However, this site is one of the few, and certainly the largest property along the corridor that is not so significantly constrained. This makes it appropriate for development with a slightly lower required open space percentage, although at 52% open space (48% natural open space) this project is still within the upper end of the allowable draft HCP Zone 3 open space percentage range. It is also worth noting that the draft HCP's 70% open space target was based on pygmy owl habitat, which has since been de- listed. B. Primary Objectives • Provide much needed high-quality, environmentally -sensitive, single-family detached homes for new residents wishing to live in the Town of Marana. • Clustering homes such that the natural desert beauty can be appreciated by future residents within the development, as well as the surrounding residents. • Provide functional wildlife corridors, preserve habitat, and ultimately promote the natural wildlife population. • Fulfill the Town of Marana's vision for sustainable growth along Twin Peaks Road (a major regional arterial roadway). • Construct a residential community that is compatible with both existing and future surrounding land uses. This document has been prepared in support of an amendment to the existing Town of Marana General Plan. The subject properties currently consist of seven parcels located near Twin Peaks Road and Camino de Mariana. The General Plan designates these properties as Low Density TheIf B 141111M The Preserve at Twin Peaks Specific Plan G ouup WLB No. 112026-A-002 I. Introduction Residential (LDR), and the existing zoning is R-36. As the market continues to improve, large homebuilders have resurfaced as motivated buyers of platted lots. In the northwest Tucson metropolitan area market, those homebuilders have expressed the strongest demand for production home sites set in the context of significant onsite open space. This specific plan is intended to allow the property to be developed in response to this strong demand, while at the same time preserving environmentally -sensitive portions of the site which encompass nearly a third of the site. The existing zoning is R-36, and The Preserve at Twin Peaks Specific Plan changed the zoning to F once approved. If built to current zoning standards, 36,000 square -foot lots and their respective pad grading could have blanketed the property and discouraged native wildlife from traversing the property. One of the primary reasons to modify the current zoning is so that the majority of the property can be effectively preserved as open space with enforceable restrictions. The proposed community, the region, and the natural functionality and beauty of the Sonoran Desert will benefit indefinitely by clustering housing away from sensitive xeroriparian areas. Additionally, The Preserve at Twin Peaks development is compatible with the existing adjacent land uses. Although a large portion of the surrounding properties are vacant, The Preserve at Twin Peaks has been carefully designed to be sensitive to nearby existing residences by proposing large swaths of open space along the project's perimeter and limiting certain homesites to one story. This is a much more sensitive approach to minimizing impacts to existing residents than what would be provided under existing zoning. In addition, the large landscape buffers and natural undisturbed open space will complement the area's existing land uses. C. Landscape Concept Title 17 of the Marana Land Development Code, Environmental Resource Preservation, Native Plant and Landscape Requirements, allows for this type of subdivision development. The Town's draft Habitat Conservation Plan (HCP) provides additional guidance about developing with an environmentally sensitive approach. By preserving 52% of the site as open space, The Preserve at Twin Peaks project meets the intent of those assembled regulations and directions. In addition to setting aside the most biologically valuable desert land, the development reuses as many native plants as practical for the subdivision's landscaping needs. Native plants are drought tolerant and uniquely suited for Marana's climate, and further meet the primary objective of developing a sustainable and environmentally -sensitive residential community. As part of the platting process, a native plant inventory will be prepared for the entire site, identifying vegetation to be preserved in place or transplanted within The Preserve at Twin Peaks development site. TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 A. II. Inventory & Analysis Inventory and Analysis The purpose of the Inventory and Analysis section of this document is to catalog the various physical opportunities and constraints impacting the property in order to provide a meaningful and relevant context for the development proposal detailed elsewhere in this document. Only through careful consideration of these existing conditions can a design be truly appropriate for the area and compatible with its surroundings. Existing Land Uses 1. Site Location The subject properties are located within Township 12 South, Range 12 East, Section 12, Town of Marana, Pima County, Arizona. The subject properties total approximately 100 acres, and are located at the south end of Camino de Manana, as it intersects Twin Peaks Road. (See Exhibit A: Site Location Map.) Pima County tax assessor designates the subject properties as parcels: 216-25-0210 & 0220: Fidelity National Title Trust 60175 (ABIG Marana LLC) 216-26-0010: Fidelity National Title Trust 60175 (ABIG Marana LLC) 216-26-002B: ABIGER Mariana LLC 2. Existing On-site Zoning and Land Uses The subject properties are currently undeveloped and vacant. The subject properties are currently zoned R-36 (Single -Family Residential District). The Town of Marana General Plan designates the subject properties as Low Density Residential (LDR: 0.5 — 2.0 dwelling units per acre). As stated in the Marana 2010 General Plan, large areas of significant natural resources have been identified in the Tortolita Fan in northeast Marana that have a range of development constraints. These factors allow and promote clustered housing projects. The Preserve at Twin Peaks follows its recommendations to build relatively low-density residential cluster development that minimize disturbance to the on-site riparian areas. (See Exhibit C: Existing General Plan Land Uses.) 3. Existing Adjacent Zoning and Land Uses The subject properties are surrounded by the following existing zonings and land uses within a quarter of a mile of the subject property: (See Exhibit D: Existing Zoning and Exhibit E Existing Land Uses.) a/b. N: Existing zoning: R-36, Single -Family Residential SR, Suburban Ranch (Pima County) GR -1, Rural Residential (Pima County) Existing land use: Vacant land and single-family residential development TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 II. Inventory & Analysis E: Existing zoning: R-36, Single -Family Residential Existing land use: R-144, Single -Family Residential SR, Suburban Ranch (Pima County) Existing land use: Vacant land and single-family residential Existing land use: development SE: Existing zoning: R-80, Single -Family Residential W: Existing zoning: R-144, Single -Family Residential Existing land use: Vacant land and single-family residential development S: Existing zoning: SR, Suburban Ranch (Pima County) Existing land use: Vacant land and single-family residential development SW: Existing zoning: R-144, Single -Family Residential Existing land use: Vacant land and single-family residential development W: Existing zoning: R-36, Single -Family Residential Existing land use: Vacant land and single-family residential development C. Surrounding Building Heights All nearby structures are single or two story. d/e. Surrounding Rezonings Camino Vaquero (pending) f. Surrounding Subdivisions and Development Plans Cascada and Sky Ranch subdivisions are within a half mile of the property. Additionally, the Dove Mountain and Casa Sevilla subdivisions are within a mile of the property. g. Surrounding Architectural Styles Surrounding architectural styles are typical of most unplanned development in Pima County, which is a mix of contemporary southwestern homes and manufactured housing. TheIf The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 II. Inventory & Analysis 4. Location and ownership of wells/well sites within 100 feet of site According to ADWR, one well exists on-site: 55-570105. This will be abandoned before construction begins. No wells are known to exist within 100 feet of the project boundary but numerous private wells exist further away in the surrounding areas of unplanned development. TheThe Preserve at Twin Peaks Specific Plan Grouup WLB No. 112026-A-002 6 I L:1112028VA01 Oen Plan Amer & Specific PlamApplicalwGila AcalyalMExMtih^B-AwW.treg PloW: Ott 16. 1013 II. Inventory & Analysis B. Topography and Slope 1. Topographic Characteristics a. The topography of the subject properties is characterized by relatively flat terrain. The subject properties generally slope evenly from northeast to southwest. Elevations range from approximately 2,466 feet above sea level at the northeast corner to 2,382 feet above sea level at the southwest corner of the subject properties. The site does not contain any hillside conservation areas, rock outcrops, slopes of 15% or greater, or other significant topographic features. 2. Pre -Development Slope a. Average Cross -Slope i. The pre -development average cross -slope for the subject properties is approximately 5.0 percent, according to the following formula: C = Contour Interval L = Length of Topographic Contours A = Acreage of Site ( C x L x 0.0023 ) / A = Average Cross Slope (1'x216,844'x0.0023)/99.1=5.0% b. Average Overall Slope i. The pre -development properties' average overall slope is 2.6% from the northeast corner to the southwest corner of the project boundary. TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 II. Inventory & Analysis C. Hydrology 1. Off-site Features Affecting Site Upstream of the site, the low density nature of existing development allows most drainage to flow naturally. Drainage in the area is typically concentrated within the numerous braided washes crisscrossing the Tortolita Fan. Drainage flows over and through existing drainage structures beneath Camino de Mariana and Twin Peaks Road, both of which are downstream of the subject property. Drainage then continues downstream of the subject properties in the same manner that is exhibited in the upstream watershed. 2. Acreage of Upstream Offsite Watersheds The off-site watershed affecting this property is approximately 150 acres with an overall downward slope of approximately 1.5% from the top of the watershed to the subject property. 3. On-site Hydrology Characteristics a. 100 -Year Floodplains with Discharges >_ 50 CFS Estimated 100 -year floodplains are shown on the following exhibit. b. Areas of sheet flooding and average depths There are no areas of sheet flooding onsite. C. Federally mapped floodways and floodplains Federally mapped floodplains exist on-site, but are avoided. d. 100 -Year Floodplains with Peak Discharges > 50 CFS Estimated 100 -year floodplains are shown on the following exhibit (Exhibit H: On-site Hydrology). 4. Existing Drainage Conditions Along the Downstream Property Boundary See Part 1, above. TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 IN LU a L_I H PAI / / ---—IL--�---- 7,c� -�1-- ---Q �� I--- I I ---------------- 7-320 CFS - -r i - I I _I I I FS i-----�--- .� S f cFs/ I Z1'S I N I I I I I I I I I I I I I 2100 cFs cb I I I DATA FROM FLOERCHINGER SADLER STEELE - - - - - - - - - - - - BAKER, INC. 2006 REPORT, JOB #20502 -I- L:\11202E\A002 Gen Plan Amend 3 Specific Plan\Applicaiion\Siie A-ly,kT,hibiis\H - On -Site Hydro.dwg Plotted: Dec. 10, 2013 The 911141M Exhibit'l'0, ® 0' 500' � ou FEMA Floodplain II. Inventory & Analysis D. Vegetation The Town's draft Habitat Conservation Plan (HCP) places the subject property within Conservation Zone 3, which "would require the protection of between 40 and 70 percent" as open space. As such, riparian areas should be given the highest conservation priority, as they have been in this Specific Plan. The subject property is not within the planned habitat ranges of any species mapped in the draft HCP. From Floerchinger Sadler Steele Baker, Inc. 2006 report, Job #20502: 1. On-site Vegetative Communities "Site vegetation substantially consists of undisturbed Arizona Upland Sonoran Desert Scrub Biotic Community. The dominant plant association is the Paloverde-mixed cacti community. Species include mesquite, acacia, ironwood, foothills paloverde, creosote bush, and ocotillo, prickly pear, and fishhook barrel cactus. A large number of mature saguaro exists within the subject site. Ironwood trees, 12 -inch caliper and larger, and other large trees are also prevalent. Night blooming cereus are scattered throughout the project site." 2. Significant, Threatened, or Endangered Flora "Illustrated on the significant vegetation exhibit." 3. Vegetative Densities "Novak Environmental approximates the vegetative density of the subject site at 35 percent plant cover." TheThe Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 !— — — — — — — — — 1 — —.— — — — — — — - I I I ,;�� : a�Ls.S,s�.• "N', r t V��ti of �� rySil; t�: 1P t�. t} II I I I I II I I I I II I I I I a a L L n.- 0 0 c 3 3 c eo 4- cd0 Z _C _6' E E cv CU (D �. O O 0 0 0 ca r� Ui r� ro o Lo 0 O 0-1 Z !— — — — — — — — — 1 — —.— — — — — — — - I I I ,;�� : a�Ls.S,s�.• "N', r t V��ti of �� rySil; t�: 1P t�. t} II I I I I II I I I I II I I I I I I I I I I I I I I �I an18 f •lam 5 � S r�oil I I \\ r J I f I I \ f I I I I r r I I I I r r I I ! I rl I I I I \ I I � I I I I \ a a cu A- n 0 cd0 Z _C CU (D Oro t N i! I I I I I I I I I I I I I �I an18 f •lam 5 � S r�oil I I \\ r J I f I I \ f I I I I r r I I I I r r I I ! I rl I I I I \ I I � I I I I \ II. Inventory & Analysis E. Wildlife 1. Arizona Game and Fish Department Input The Arizona Game and Fish Department reviewed The Preserve at Twin Peaks Specific Plan proposal. The Environmental Review letter, dated from February 4, 2013, states that their most current records indicate the presence of federally listed species within a 3 mile radius of the project boundary. In addition, the project lies within a half mile of an identified wildlife corridor. Arizona Game and Fish Department recommends that the United States Fish and Wildlife Service be consulted due to the proximity to listed species and a wildlife corridor. (See Exhibit K: AZGFD for more information.) Proper steps should be taken during development to mitigate the occurrence of any listed fauna, should they be found onsite. TheThe Preserve at Twin Peaks Specific Plan Grouup WLB No. 112026-A-002 Exhibit K: AZGFD Letter THE STATE OF ARIZONA p GAME AND FISH DEPARTMENTa, 5000 W. CAREFREE HIGHWAY �y Y PHOENIX, AZ 85086.5000 (602) 942-3000 • WWW.AZGFO-GOV February 4, 2013 Paul Oland The WLB Group, Inc. 4444 East Broadway Tucson, AZ 85711 Re; Environmental Review: Twin Peaks 145 Dear Mr. Oland: GOVERNOR JANOE I(, BREWER COMMISSIONERS CHMRNAN. ROBERT R. WOODHOUSE, ROLL NORMAR W. FRcmw CHMo VALLEY JACK F. Hu5TEu, SpArw:RYILLE J.W. HARRIS, TIKWW ROBERT r. MANSELL, WIN5Ww DIRECTOR LARRY D. VOYLEs DEPOTr DIRECTORS GARY R. HOYAmR ROB BRMXHEID II. Inventory & Analysis NO) The Arizona Game and Fish Department (Department) has reviewed your request, dated January 14, 2013, regarding the proposed specific plan and minor amendment to the Town of Marana General Plan for the proposed project. Location of the proposed project is in Township 12 South, Mange 12 East, Section 12, in the Town of Marana, AZ, The Department's Arizona On -Line Environmental review Tool (Tool) has been accessed and current records indicate the presence of federally listed species (Lesser long -nosed bat — LE, and Golden eagle — BGA) in the project vicinity (3 -mile radius). The receipt also indicates that the project area lies within a half mile of the "Tucson-Tortolita-Santa Catalina Mountains Link" Wildlife Corridor. This wildlife corridor has been identified as a key linkage area by stakeholders in 2006 and 2011 at the Pima County Wildlife Linkages Workshop. Due to the nature of this project and the proximity of the listed species and habitat, the Department strongly recommends you consult with the U.S. Fish and Wildlife Service as suggested in the attached receipt. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. The � The Preserve at Twin Peaks Specific Plan Group WLB No. 112026-A-002 II. Inventory & Analysis Exhibit K: AZGFD Letter (Cont'd) Page 2 of 2 The receipt you received from the On -Line Environmental Review Too] should provide general recommendations and additional contact information. Upon request, the Department can provide brochures for a few common native wildlife species potentially occurring within rural areas. If you have questions regarding this letter please contact me at (623) 236-7486. Sincerely, �i� Chip Young, Project Evaluation Specialist Attachment cc: Laura Canaca, Project Evaluation Program Supervisor John Windes, Habitat Program Manager, Region'd AGFD 4M 13-0115243 TheIf B 141111M The Preserve at Twin Peaks Specific Plan VV WLB No. 112026-A-002 Exhibit K: AZGFD Letter (Cont'd) VLB�Group II. Inventory & Analysis pilv �1 The Preserve at Twin Peaks Specific Plan WLB No. 112026-A-002 CO Q z Q U � CL d � C � Q � 2 yA%} N Di A2.5 �'U d n3 2 a j 7 2 2 M H a N� r d N N w C U +. .— 0 Z3 Q) C1i ?� .. 0 CR3 �+ v m _p p � C ? 7 $ CU F � C W -v c o m �yUia N ag'O N y 0o E o�poy'S N E rn D. to 0d.0'5 &A1 Qa` yFelr� S Rl� ra Q A% S N�a'r6O drn r C pC - 3o �m�m z2lu .2 :S o d rU tR aU.0 � 40s` U7. tnLz a 2 m—V1U0.0 Qr2V 2LN Cm 46 maeimm®23 3Jm0 Vad�O CL ' UaaNOCLO J 0- (U6 U TV U The Preserve at Twin Peaks Specific Plan WLB No. 112026-A-002 Exhibit K: AZGFD Letter (Cont'd) The Group II. 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Inventory & Analysis Pi The Preserve at Twin Peaks Specific Plan WLB No. 112026-A-002 Exhibit K: A GFDLetter (C nrd \ B E j \ 2 ) E \ ( { \ q t /7 ® ) \ 0 \ � k k e _ ; \ { \ q / \ .. _ k j CL< $ mhmnbry&Ana�y& The � ThePs__TmEaw%kR PlanG % &3 +. 112026-A-002 R.51; § F- CL CL $ / 2 ) ( { t /7 \ k { § { & a § # 3 0 a umi \`! ) /� b . / - L \ Er ) ® ) k f ƒ ƒ t f 2 # J mhmnbry&Ana�y& The � ThePs__TmEaw%kR PlanG % &3 +. 112026-A-002 R.51; § F- CL CL $ / II. Inventory & Analysis F. Soils and Geology 1. Soils The National Resources Conservation Service notes the subject property as "Hayhook Sandy Loam/Hayhook — Sahuarita Complex, 1 to 5 percent slopes." These designations are typical of the Tortolita Fan area and are characterized by well -draining sandy soil on the surface, with gravelly soil several feet below. Detailed geotechnical investigation will be performed prior to development. 2. Geology The project lies within the Tortolita Fan area, which falls into the Santa Cruz River basin valley. The US Geological Survey further describes this area as, "QTa: Alluvium & Sedimentary Rock. Unconsolidated to well -consolidated and caliche — cemented sand, silt, and gravel and dissected basin -fill deposits of conglomerate, sandstone, and siltstone with minor lacustrine rocks." G. Viewsheds From Floerchinger Sadler Steele Baker, Inc. 2006 report, Job #20502: 1. Viewsheds from Adjacent Properties "Predominant views are Tortolita Mountains to the north, Pusch Ridge and Catalina Mountains to the east, Wasson Peak to the south, and Safford Peak to the west. Development of the subject property will not block these views for the existing homes in the area." (See Exhibit M: Viewsheds for more information.) 2. Site Visibility "Views into the subject site are restricted due to existing vegetation. Also, views from Camino de Manana are further hampered due to its depressed condition adjacent to the subject site." TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 //I.W���/////I5%IIMM PI ti------------------- i ff The �_%� Exhibit 'L' WLB No. 112026-A-002 ® 0' 500' Group. �.�■.r SOIIS II. Inventory & Analysis Exhibit M: Viewsheds -T--- I-7--STT-------4 ---- 11 i-I-T--rT�Z+J-r i- l- +---r r——IZ �-1 -- I I )1 I I d d d ! I f I I I 10 I I V I I xr---�----L—/ LLj �►! I I 6 I I JR I <0 I I I I ' I 7 -'-- 'f f >L--- t ' _- - - SITE , ! +LII V f I <4 - ---FI � [ 7 7 `m I t{' 1]' ---------- -----r--- -j 'A I "Y! j r I f I o.— --,-- 7.1 LI ----------------------------- --r -- Viewsheds Key to Photographs June. 2006 Job No. 20502 Floerchinger• Sadler -Steele -Baker INCORFIORATED architecture • civil engineering • planning 325 SnuM C...t. latex, Am— &5741[5211] S2H,-4 {520] 628-1375 {faa} 5742 F-1 Sao Bm*—d. Scallado1. Nmwn 85251 a u+r. maa suwa.ww vain s+mc w�ae.c. wr. wns �nwm. �pyp.tnyy prvWprrt�ayr.y aM� � fly w�e+H S�n4n 51mE avu14 SIG The � The Preserve at Twin Peaks Specific Plan WB WLB No. 112026-A-002 II. Inventory & Analysis Exhibit M: Viewsheds (Cont'd) Photo 1 Photo 2 TheIf B 141111M The Preserve at Twin Peaks Specific Plan VV WLB No. 112026-A-002 II. Inventory & Analysis Exhibit M: Viewsheds (Cont'd) Photo 4 .-A% Photo 5 Photo 6 TTvhLeB � The Preserve at Twin Peaks Specific Plan Group__ WLB No. 112026-A-002 II. Inventory & Analysis Exhibit M: Viewsheds (Cont'd) +,? ma 40 1-1hoio t' a Photo 9 TheIf B 141111M The Preserve at Twin Peaks Specific Plan VV WLB No. 112026-A-002 II. Inventory & Analysis Exhibit M: Viewsheds (Cont'd) Photo 10 Photo 11 TheIf B 141111M The Preserve at Twin Peaks Specific Plan VV WLB No. 112026-A-002 II. Inventory & Analysis H. Traffic 1. Existing / Proposed Off-site Streets between the Development and Nearest Arterial Streets The development has two entries, both of which are onto Camino de Mariana. Now that Twin Peaks Road has been improved, the 2040 P.A.G. Regional Transportation Plan proposes no additional improvements within a mile of the project. 2. Nearby Arterial Streets All traffic generated by this project will be accommodated by Twin Peaks Road and Camino de Mariana. An analysis of capacity has been prepared by Southwest Traffic Engineering. (See Exhibit X: Circulation Concept Plan.) Twin Peaks Road 150 foot Right -of -Way Four lane divided roadway with bicycle lanes and landscaped median 45 MPH speed limit Large wash channeled underneath road via culverts at intersection with Camino de Mariana. Camino de Mariana 60 foot Right -of -Way Two lane asphalt road 35-45 MPH speed limit Roadway at or below surrounding grade Wash flows over road way half way between Twin Peaks intersection and Desert Falcon Lane. 3. Nearby Arterial Intersections Arterial intersections within one mile of the site that will likely carry traffic generated by this development include Twin Peaks Road and Camino de Mariana, and Camino de Mariana and Camino de Oeste. 4. Nearby Bicycle/ Pedestrian Ways Bicycle lanes, a sidewalk, and a multi -use trail are provided alongside the nearby Twin Peaks Road. TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 II. Inventory & Analysis I. Recreation and Trails 1. Trails, parks and recreation areas within one mile of site. No existing parks are within one mile of the project site. The surrounding area currently contains passive recreational opportunities, including open space areas and three Pima County trails. This residential development project will provide an easement and connection for Tortolita Road Trail (Pima County Trail #176) to traverse through the site. Additionally, EI Camino de Mariana Wash Trail (Pima County Trail #158) and Ironwood Trail (Pima County Trail #172) are located within a mile of the property site. By proposing a trail easement on-site, The Preserve at Twin Peaks will provide an important and permanent linkage for the regional trail network. (See Exhibit N: Trails for more information.) The Preserve at Twin Peaks Specific Plan supports the goals of the Pima County Trail System Master Plan and the Town of Marana Trails System Master Plan by creating a trail easement and trail signage. Two regional or district parks with a combined area of 72.8 acres have been planned but not yet developed at the nearby Cascada subdivision development. This is in addition to the several neighborhood parks within the Cascada development. TheThe Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 II. Inventory & Analysis J. Cultural, Archaeological, and Historic Resources 1. On-site Resources None. 2. Archaeologist Letter No archaeological resources are known to exist on-site. An archaeological survey was conducted on the subject property by Professional Archaeological Services of Tucson (P.A.S.T.), and the investigator determined in the report titled "Archaeological Survey of the Camino de Mariana Section 12 Project near Marana, Pima County, Arizona" that no further cultural resource studies are warranted. Based on the archival information, field methods, the observable surface indications, and because none of the materials observed on the subject property have potential to provide important archaeological or historical information beyond what has been obtained for this resource, P.A.S.T. supports approving The Preserve at Twin Peaks application. If any cultural resources are discovered during construction, State and local rules will be followed regarding handling and treatment of cultural resources. (See Exhibit O: PAST Report Cover for reference information.) TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 Exhibit O: PAST Report Cover ARCHAEOLOGICAL SURVEY OF THE CAMINO DE MANANA SECTION 12 PROJECT NEAR MARANA, PIMA COUNTY, ARIZONA Submitted to: ABIDER Marana 2509 W Campbell #186 Tucson, AI 85719 Submitted by Professional Archaeological Services of Tucson 5036 Golder Ranch Rd. Tucson, Ai 85739.4265 Prepared by David V.M. Stephen Ph.D. Principal Investigator State Antiquities Permit No. 2006-34bi P.A.S.T. Cultural Resources Report No. 461779 6/19/2006 II. Inventory & Analysis TheIf B 11111M The Preserve at Twin Peaks Specific Plan VV WLB No. 112026-A-002 II. Inventory & Analysis K. Existing Infrastructure and Public Facilities 1. Sewer The Twin Peaks corridor, including this property, is tributary to Pima County's Ina Road wastewater treatment plant. The project will connect to the Pima County Regional Wastewater Reclamation Department sewer system near the intersection of Linda Vista Boulevard and Blue Bonnet Road. Capacity to connect at this location has been confirmed. See Exhibit Q: Sewer Capacity Response Letter. 2. Water This project is within the Town of Marana water service area. A 16" water main exists within the Twin Peaks Road right-of-way. Initial discussions with Marana Water suggest that a temporary in-line booster may be necessary to serve this project until the planned Blue Bonnet reservoir and booster station are constructed. 3. Fire Service The property has been annexed into the Mountain Vista Fire District, which has indicated that they may locate a new facility in the area in the future, but at this point are unsure. The nearest fire station is at Shannon and Overton. TheThe Preserve at Twin Peaks Specific Plan Gos�a WLB No. 112026-A-002 EXISTING 16" SUBJECT WATER MAIN s PROPERTY I 1 EXISTING TRICO ELECTRIC FEEDER LINE i 1 - �i�ti r LU -- a� Z o ; W j 1 `• OASIS RD - EXISTING GAS MAIN t --- -- _ _ i a" aY i+,�f' ''N Y * .'. �•f �t �� ��fi.4 Yi"'' �i ;'' * �',7FtT� t41 � :. ` - -- hiro tl S; � ��,?"- ��k+� V����.yf�� � ap��i �> �� • _ ��• ' x t I 1•I 1, i ' . I" s {�y{ • Sia" �• rr ns}a �� 4"� ^ •' l — - - �� _..aP� r a +• ��'�ra '�-.. •" LINDA VISTA BLVD. -- 175 34 ti�ir EXISTING 8" MANHOLE #: 5 S I EWER MAIN� , The■ ExhibitAerial Photo Date 2DI 1E9 epi 0. Group Existing Utility Infrastructure L:111?0?BVAO?Gan Plan Amend 85paci&Planl4pplicaMonlSileArelwslslExhlWtalP-EVLatlig LMINy INiiav9uchrta.Dxg PW6ad: 0 Aa 2073 II. Inventory & Analysis Exhibit Q: Sewer Capacity Letter °8r+ia�r Pima County Regional Wastewater Reclamation Department 201 N. stone Ave.. 8* Flow Jackson Jenkins Tucson, Arizona 85701 Website: Direelor (520) 740-6500 http:l1inew.pim3.gov1wwm Linda Thompson The WLS Group 4444 E. Broadway Tucson, AZ 85711 January 29, 2013 Capacity Response No. 13-014 Type I RE; Twin Peaks 145, Parcels # 216-25-0160, -0170, -0180, -0210, -0220, & 216-26-0010,-002B. 384 Residential Lots, Estimated Flow 88,320 gpd (ADWF). Greetings: The above referenced project is tributary to the Ina Road Wastewater Reclamation Facility, via the Continental Ranch Interceptor. Capacity is currently available for this project in the 8 -inch public sewer S-665-3, downstream from manhole 5175-34. Qversizing and flow-through may be required. This letter is not a reservation or commitment of treatment or conveyance capacity for this project. It is an analysis of the system as of this date and valid for one year. Allocation of capacity is made by the Type III Capacity Response. Note: Conditions within the public sewer system constantly change. An update to this letter must be obtained to verify that capacity, exists in the downstream public sewer system just prior to submitting the development pian or subdivision plat for review and approval. If further information is needed, please feel free to contact us at (520) 740-6534. Respe ly, Ben Fyock, PCRWRt7 Pla ring Section i3F:ks T12, R12, Sec, 12 WLB11 The Preserve at Twin Peaks Specific Plan Group_ WLB No. 112026-A-002 III. Land Use Plan III. Land Use Plan A. Purpose and Intent This section describes how the development responds to the opportunities and constraints described in the Inventory & Analysis section of this Specific Plan, as well as the Town's draft Habitat Conservation Plan. The care with which a Specific Plan responds to its physical and regulatory context determines the appropriateness of the design, and ultimately the quality of life that results within and around the Plan area. As evidenced by the site plan, The Preserve at Twin Peaks Specific Plan has been crafted after careful and responsive consideration of the site's context. B. Relationship to Town of Marana Adopted Plans The Marana General Plan designates this property as Low Density Residential: 0.5-2.0 homes per acre. This project complies with that guideline despite the fact that greater density would be appropriate along the Twin Peaks corridor. The Town's Draft Habitat Conservation Plan (HCP) calls for between 40% and 70% open space in Zone 3 areas such as this one, with the lower percentages of open space relating to the acquisition and preservation of off-site mitigation. The Draft HCP is not an adopted document at this time, although it is used as a guidance document. Forty-eight percent (48%) natural undisturbed open space (NUOS) has been proposed for this development, which is in the average range of NUOS set aside on similar projects along the Twin Peaks Corridor. C. Compatibility to Adjoining Development The Preserve at Twin Peaks Specific Plan seeks to be compatible with surrounding land uses while maintaining appropriate and sufficient residential density to offset the cost of extending sewer and other utilities to the vicinity. Through coordination with the Town and outreach to surrounding residents, the plan has undergone a number of iterations, each decreasing development intensity and impact. As a result, the Plan features a density that is in line with the Marana General Plan, significant buffering to adjacent land owners, and a substantial amount of open space. Utilizing a cluster development approach, the design maintains vast amounts of open space, which demonstrates sensitivity to the environmental value of the area. TheThe Preserve at Twin Peaks Specific Plan mq) WLB No. 112026-A-002 III. Land Use Plan D. Land Use Proposal This project is designed to blend with surrounding low density residential land uses and currently undeveloped areas. Approximately 52% of the site remains as open space, including the active recreation area. Home sites are set back from adjacent properties by at least 100 feet, but in most areas by several times that distance. Natural and enhanced landscaping exist within these buffer areas to provide visual screening between the homes within the development and existing neighbors. Although the lots proposed are of the sizes typically desired by large homebuilders, the overall density of this project is relatively low (approximately 1.97 homes per acre), resulting in a low traffic impact on nearby roadways. Specifically, The Preserve at Twin Peaks Specific Plan contains several land uses, with residential lots being the principal use. The residential lot development standards are considered Medium -Density Residential (MDR). The other land uses, Active Open Space (AOS) and Natural Open Space (NOS), support the future community residents. Land Use Designation Gross Area (AC) Target RAC Target Lot Yield Medium Density Residential (MDR) 47.6 4.1 195 Units Natural Open Space (NOS) Active Open Space (AOS) 48.1 3.4 0 0 0 0 TOTAL SITE AREA 99.1 Acres 2.0 RAC Gross 195 Units TheIf B 141111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 r z ZZ:) 00 U1 - 0)w W Z _ J Z a w00w a.U�-F- ------ - ---- u� ¢ ,.•---------- --- 566`6 D cn � - '-p-------- ao< J } v' azV�'i • W 4 i U)Q o w az wa� - --- � 6 LL 77-777 m0 . � � • • � • ZA,k'\� as •..®® ♦ � 0 Atfill /* x.09 • 1 awaL)�a= O \wm m a. itQ ZOLLH \ �/ y h = 1 0 W tn QMH �� U a LL O O d LZ � wa 'am SNV3d NIMI -- w 4 '21 l3NNOS F - U) U)W ` 3f119 LL Z W Q Z `♦ Z a J m w Z O m w U Z Z m _ Z - wo oa o� . Z _ -��F- wU W< toa a v a W Z \ O \ O mw CL �¢ \ Lu 1 0 ( - a c 0 Co 0 0 0 cli cli coO U (nn .2m N toof (10 Q` x x x a 0 0 0 c6 a) r Q •N r Lo ILD I` C O U of u'l� II II II II Q w Co d7 r � c-) t OO Q m O' Q i II LO 0 CO (D (D O i Cn U U Q 7C3 : Lcu - U) F --Z Q (n J IF F - z LU 2 O CL w w Z fwn J in Z a' W LU 0 m U w CL Z LU 0 2 U a Q z H ~ U U w R w so jw III. Land Use Plan E. Grading Concept Site grading will be restricted to roadways, lots, and necessary ancillary grading. Improvements within this project will be located at or near existing grade in order to avoid excessive alteration of the site's gently sloping terrain. Additionally, clustering the lots allows 52% of the site to remain as active, passive, and/or undisturbed open space. F. Post -Development Hydrology Significant drainageways on-site will be preserved in their natural state, within the common area open space designated as NOS. Minor encroachments are proposed in several areas, primarily for the purpose of roadway crossings, but no substantial encroachment is proposed. Additional stormwater runoff created by new homes and roadways will be collected in small landscaped detention basins throughout the development. By largely avoiding disturbance of existing drainageways, and spreading stormwater detention throughout the project, impacts to up- and downstream drainage patterns are mitigated, and erosion issues will be prevented. The Town of Marana adopted Title 25 of the Land Development Code with an effective date of October 18, 2007. To comply with this Title, a Stormwater Pollution Prevention Plan and NOI for coverage under the AZPDES Construction General Permit is required to be submitted to the Town for review and acceptance prior to commencement of grading activities. Construction/storage yards, construction trailers, fencing, water pumps/ponds and roads will be considered part of the larger plan of development and will need to be covered in the Stormwater Pollution Prevention Plan for this project. All Federal permit requirements will need to be met prior to grading permit issuance. This includes Army Corps of Engineers Jurisdictional Wash consultation/determination. G. Vegetation and Landscaping Most significant vegetation found on-site is within the several sizeable on-site washes, all of which are preserved as Natural Open Space except for the minor encroachments depicted on the Land Use Concept (Tentative Development Plan). As part of the platting process, a native plant inventory will be prepared for the entire site, identifying vegetation to be preserved in place or transplanted on-site. Development features drought tolerant landscaping, which further increases how well the project fits within the context of lower density surrounding development in this arid region. TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 III. Land Use Plan H. Wildlife By preserving the major washes on-site through the Natural Open Space (NOS), the primary wildlife corridors through the property are also protected. The width of the proposed primary open space corridors on-site ranges from 100 feet to over 900 feet, which provides ample visual and acoustical buffering for wildlife traversing the site. At least 30 days before grading, a 100% area survey must be completed by a qualified wildlife biologist, for the Sonoran Desert Tortoise, with a copy of the survey form sent to the Town prior to issuance of a grading permit. In order to maintain greater wildlife connectivity along the large riparian area in the northern portion of the property, an over -road wildlife crossing will be provided at approximately the location shown on the TDP. I. Viewsheds Extraordinary views are not available from or across the property due to existing, relatively flat topography coupled with the distance to surrounding mountain ranges. However, the wide open space corridors and perimeter buffer areas mitigate the project's minimal impacts to surrounding viewsheds. J. Circulation Concept Two connections are proposed to the existing public street system, both along Camino de Mariana. The locations of the points of connection were chosen to minimize impacts to existing washes, the available right-of-way frontage, roadway geometry, and also to minimize traffic impacts to the neighboring property owners to the south. Internal streets will be designed and built to Town standards. Streets are intended to be private if the homebuilder elects to gate the neighborhood. Otherwise, they will be public streets. This project is expected to generate approximately 1,858 vehicular average daily trips (ADT), according to the Traffic Impact Analysis (TIA) submitted by Southwest Traffic Engineering, LLC. TheIf B 141111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 III. Land Use Plan K. Public Utilities Water The Town of Marana provides water service to the surrounding area, although the development site is not currently serviced. Water service for this project will be extended from the existing 16 -inch main that terminates near the intersection of Blue Bonnet Road and Twin Peaks Road. Sewer Sewer service for this project will be extended from the existing sewer main that terminates just south of the intersection of Linda Vista Boulevard and Blue Bonnet Road. The main will be extended along Blue Bonnet Road, within the right-of-way and within easements. Electric Electric service will come from Trico Electric Cooperative, Inc. (TRICO). The power source will come from TRICO's main feeder line along the east side of Twin Peak's Road. This feeder line exists along the project's western edge. There are also several points along the eastern edge to tie into the electrical infrastructure, if needed. Natural Gas Southwest Gas will supply natural gas services to the proposed development. The closest existing gas facility exists at the intersection of Oasis Road and Quail Lane. The main will be extended if needed by the homebuilder. Telecommunications The Preserve at Twin Peaks is within the TRICO, Comcast, and Centuryl-ink service areas. Telecommunication service is proposed from these providers. TheIf B 141111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 III. Land Use Plan L. Public Service Impacts Police The project is within Marana's town limits, and law enforcement jurisdiction. As a relatively low density residential project, impacts to Marana's police services are expected to be minimal. Fire This project will be served by the Mountain Vista Fire District. Trash and Recycling The Town of Marana does not provide trash and recycling services. The homeowners association will contract with a private solid waste pick-up provider. Schools The Marana Unified School District uses a student generation factor of 0.25 per home for elementary students and 0.1 per home for secondary students. This project's anticipated 195 homes would have an impact of 49 elementary students and 20 secondary students. Ironwood Elementary, Tortolita Middle School and Mountain View High School all have capacity to absorb this number of students. See attached letter from Marana Unified School District, although it should be noted that the District's letter responds to an earlier, more intense iteration of this Specific Plan, so the numbers stated are above the actual anticipated impact. The IfThe Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 III. Land Use Plan Exhibit W: MUSD Letter The WLB Group, Inc. 4444 E. Broadway Blvd Tucson, AZ 85711 Dear Gregory McDowell The Marana Unified School District uses a factor of .25 per home for elementary and .I per home secondary. So your anticipated 290 homes would have a positive impact of 72.5 elementary students and 29 secondary students. With these homes in the Camino de Manana and Twin Peaks Rd. area, Ironwood Elementary, Tortolita Middle School and Mountain View High School would all have capacity to absorb this number of students. Please contact Dan Contorno, 526-692-4756, if you have any further questions Thank You, Dan Contorno Marana Unified School District, CFO 11279 W. Grier Rodd • Marana, Arizona 85653 • (526) 682-3243 • w-maranausd.org VVLB � The Preserve at Twin Peaks Specific Plan Groupy WLB No. 112026-A-002 aW FOR ''dayO i € % GOVERNING BOARD c ADMINISTRATION Dan Post, President a Doug Wilson, Ed.D., Superintendent John Lewandowski, Vice President Carolyn Dumler, Ed -O., Assistant Superintendent Tom Carlson, Member Jan Truitt, Ed.D., Assistant superintendent Suzanne Hopkins, Member Dan Contorno, Chief Financial Officer Maribel Lopez, Member Brett Kramer, Ph.D., Executive Director The WLB Group, Inc. 4444 E. Broadway Blvd Tucson, AZ 85711 Dear Gregory McDowell The Marana Unified School District uses a factor of .25 per home for elementary and .I per home secondary. So your anticipated 290 homes would have a positive impact of 72.5 elementary students and 29 secondary students. With these homes in the Camino de Manana and Twin Peaks Rd. area, Ironwood Elementary, Tortolita Middle School and Mountain View High School would all have capacity to absorb this number of students. Please contact Dan Contorno, 526-692-4756, if you have any further questions Thank You, Dan Contorno Marana Unified School District, CFO 11279 W. Grier Rodd • Marana, Arizona 85653 • (526) 682-3243 • w-maranausd.org VVLB � The Preserve at Twin Peaks Specific Plan Groupy WLB No. 112026-A-002 III. Land Use Plan M. Recreation and Trails The majority of the development's open space will be owned and maintained by the HOA (with 49% of the site as NOS and 3% as AOS). Approximately 48.1 acres of the subject property consists of natural open space (NOS), 3.4 acres of the property consists of active open space (AOS). The active space is a neighborhood park in the central portion of the property, providing easy access to all residents of The Preserve at Twin Peaks through the internal sidewalk and trail network. This park is expected to be the recreation focal point of the neighborhood due to its central location within the project, as well as connectivity to the regional trail system. It will include play equipment, shade structure, and seating. A trail connection will be constructed in the open space between western property boundary and the eastern property boundary, providing a connection for the region's trail users. This new trail will provide a link for Pima County Trail #176. Specifically, the new trail will run from the end of Pima County Trail #176 near the eastern site boundary, to Pima County Trail #176 on Camino de Mariana near the western site boundary. An easement for the trail will be provided to the Town of Marana, and signage will be provided. All plants shall be on an underground drip irrigation system. If turf is used, it must be irrigated from a secondary non -potable source as long as the non -potable source is available at the boundary of the Specific Plan at the time that of development. However, most of the land is proposed to remain as Natural Undisturbed Open Space, and shall not be irrigated. These actions meet the recommendations in the Town of Marana's Parks, Recreation, Trails, and Open Space Master Plan and the Marana 2010 General Plan. N. Cultural, Archaeological, and Historic Resources No archaeological resources exist on-site. An archaeological survey was conducted on the subject property by Professional Archaeological Services of Tucson (P.A.S.T.), and the investigator determined in the report, titled Archaeological Survey of the Camino de Mariana Section 12 Project near Marana, Pima County, Arizona, that no further cultural resource studies are warranted. If any are discovered during construction, State and local rules will be followed regarding handling and treatment of cultural resources. (For more information, see Exhibit O: PAST Report Cover.) TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 IV. Development & Design Standards IV. Development and Design Standards A. Purpose and Intent This section provides standards and guidelines that apply to development within The Preserve at Twin Peaks neighborhood. Guidelines are provided for each separate land use within the project. B. Single -Family Residential Design Standards The Residential Design Standards contained within the Town of Marana Land Development Code shall be applied to all single-family residential development within this project. C. Medium Density Residential (MDR) a. Permitted Uses 1. Single -Family Detached Residential 2. Recreation Areas and Open Space b. Allowable Accessory Uses: a. The following accessory buildings and uses may be located on the same lot with a permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provided that all residential accessory uses are compatible with the residential character of the neighborhood: i. Tool/storage sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc.; ii. Swimming pools, spas, and related structures; iii. Fences and walls; iv. Home occupations, with approval from Town of Marana; v. Model homes, within an approved subdivision; vi. Temporary sales trailer, within an approved subdivision. C. Development Standards 1. Minimum Lot Area: 6,000 square feet. 2. Minimum Lot Width: 45 feet. 3. Minimum Front, Side and Rear Yards (Setbacks): a. Front: 10 feet, except where garages open or face directly onto an abutting street, in which case the garage setback shall be a minimum of 20 feet. A maximum of 35% of the lots may have a reduced setback to the 10 feet, with the balance of the setbacks being 20 feet or greater. b. Side: 5 feet, with a street side yard (setback) having a minimum of 10 feet. c. Rear: 20 feet. d. Where the front yard (setback) is increased above 20 feet, the rear yard (setback) may be reduced by one foot for each foot of front TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 IV. Development & Design Standards yard increase, but shall not be reduced to below 15 feet. Where the front yard (setback) is decreased below 20 feet, the rear yard (setback) shall be increased by one foot for each foot of front yard decrease, but shall not be required to be over 25 feet. 4. Minimum Distance Between Structures: a. Between principal (main) buildings: 10 feet. b. Between principal (main) and accessory buildings: 5 feet. c. Between accessory buildings: 5 feet. d. Between attached patio structures and property lines: 5 feet. i. A minimum setback of 5 feet shall be maintained from the rear and side property lines for a patio structure that is open / unenclosed on three sides. e. The adopted Marana fire code will also regulate the distance requirements between structures. If the Specific Plan's building separation standards are inconsistent with the fire code, then the most conservative separation standard shall apply. 5. Maximum Building Heights: a. Two -stories or 30 feet. D. Active Open Space (AOS) The Open Space Active designation is proposed for approximately 3.4 acres in the subject property. This designation provides for a neighborhood park, which is expected to be the social and active recreational focal point of the community due to its relatively central access to future residents as well as connecting to the regional trail system. (See Exhibit U: Conceptual Landscape Plan.) 1. Allowable Uses: a. Public parks and playgrounds including but not limited to: i. Sport fields and courts ii. Picnic areas iii. Recreational structures b. Private (HOA -owned and operated) parks and playgrounds including but not limited to: i. Sport fields and courts ii. Picnic areas iii. Recreational structures c. Public trails d. Utility easements and maintenance roads e. Community identification, entry monuments, community design elements, and other enhancements common to a homeowner's association, and designed for a specific subdivision TheThe Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 IV. Development & Design Standards E. Natural Open Space (NOS) The Natural Open Space will be set-aside as 47.5 acres of protected open space. Most of the on-site riparian areas will also be protected within this designated Natural Open Space. (See Exhibit U: Conceptual Landscape Plan.) Although most of the areas within the NOS area will be undisturbed, minor disturbance for roadway, utility, entry monumentation, drainage infrastructure, and ancillary grading is allowed, and is to be revegetated. 1. Allowable Uses: a. Open space b. Utilities, entry monumentation, and signage c. Public trails d. Drainage infrastructure and other typical common area elements F. Twin Peaks Corridor Design Standards The Town of Marana has performed an extensive development design study along the Twin Peaks Road corridor between the 1-10 interchange and Tangerine Road. The study considered various design elements such as color and reflective values of buildings, roof materials, and perimeter screen walls, as well as design elements of features common to the development including entry monumentation, and site landscaping. The Marana Mayor and Town Council adopted Resolution 2014-013 on February 18, 2014 approving the Twin Peaks Corridor Study, which defines development and design standards and guidelines applicable to new development along the Twin Peaks corridor. The Preserve at Twin Peaks development will be subject to the standards and guidelines defined within the Twin Peaks Corridor Study. TheIf B 141111M The Preserve at Twin Peaks Specific Plan VV WLB No. 112026-A-002 V. Implementation & Administration V. Implementation and Administration A. Purpose This section of The Preserve at Twin Peaks Specific Plan (Plan) outlines the implementation of the Plan throughout the community's development. It identities the parties responsible for ensuring the project is built in coordination with infrastructure, landscaping, and signage improvements providing a continuity of design. This section also provides for guidance regarding the general administration of, and amendment procedures for, the Plan. B. Proposed Changes to Zoning Ordinance The Development and Design Standards section of this Specific Plan handles only those areas that differ from the Town of Marana Land Development Code. If an issue, condition, or situation arises that is not covered or provided for in this Plan, those regulations of the Town of Marana Land Development Code that are current at the time of development/permitting shall apply. C. Development Review Procedure The development review for The Preserve at Twin Peaks Specific Plan shall be implemented through the review and approval process of preliminary and final plats and all other plan reviews typically performed by the Town of Marana and through the Town of Marana building permit approval process. Decisions on grading, drainage, road alignment, re -vegetation, and other matters must be presented on the preliminary plat; the final decisions must be presented on the final plat. All subdivision plats shall be reviewed by the Town of Marana in accordance with Town of Marana procedures. D. General Implementation Responsibilities The Plan shall be implemented through the subdivision review process. This process will allow for the creation of lots as preliminary and final plat maps allow for implementation of the project. The Plan will guide the platting process with other official Town of Marana ordinances, policies, maps and regulations. The implementation of The Preserve at Twin Peaks Specific Plan is the responsibility of the Individual Builder/Developer, and the Homeowners Association in accordance with the regulations and guidance contained within this Specific Plan, unless otherwise noted. The Individual Builder/Developer, or their successors and assigns, shall be responsible for the engineering and implementation of the project infrastructure. Approval of a subdivision plat, or building permit is subject to the following requirements: 1. Conformance with the adopted The Preserve at Twin Peaks Specific Plan, including the Development and Design Standards. 2. Provision of development -related agreements as required by applicable agencies. 3. Dedication of appropriate rights-of-way for roads, utilities, and drainage by plat or by separate instrument if the property is not to be subdivided. 4. Adoption of Master CC&Rs. TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 V. Implementation & Administration 5. None of the development requirements contained within this Specific Plan shall have the effect of superseding the requirements of the Town of Marana's adopted Building Codes. E. Phasing Phasing is not expected in The Preserve at Twin Peaks development. However, the potential phasing within the Plan is subject to change based on market conditions. F. Specific Plan Administration 1. Enforcement The Preserve at Twin Peaks Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provision of the Town of Marana Land Development Code. 2. Administrative Change Certain changes to the provisions in The Preserve at Twin Peaks Specific Plan may be made administratively by the Town of Marana Planning Director, providing said changes are not in conflict with the overall intent expressed in the Specific Plan. Categories of administrative change include, but are not limited to: 1. The addition of new information to the Specific Plan that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director. 2. Changes to the community infrastructure planning and alignment such as roads, drainage, water, and sewer systems that do not increase the development capacity of the Specific Plan. 3. Changes to boundaries due to platting. Minor adjustments because of final road alignments and drainage may occur during the platting process and shall not require amendment to the Specific Plan. 4. Changes to development standards that are in the interest of the community and do not affect health or safety issues. 3. Substantial Change The Preserve at Twin Peaks Specific Plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of the Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. 4. Interpretation If an issue, condition, or situation arises or occurs that is not sufficiently covered or provided for to be clearly understandable, those regulations of the Town of Marana Land Development Code that are applicable for the most similar issue, condition, or situation shall apply. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Town of Marana Land Development Code. TheIf B 11111M The Preserve at Twin Peaks Specific Plan ouup WLB No. 112026-A-002 V. Implementation & Administration The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made within fifteen (15) days from the date of the interpretation of the Board of Adjustment. 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. 6. Specific Plan Development Monitoring Program The Individual Builder/Developer shall annually submit a written report to the Town of Marana including: • The past year's development activity • Utility, sewer, water, drainage, and street improvement activities • Changes in ownership structure • Status of sales or leases to others • Estimates for the upcoming year in the above categories This yearly report will be submitted within 30 days of the new calendar year of the adoption of The Preserve at Twin Peaks Specific Plan. Annual reports will not be required after development build -out. TheThe Preserve at Twin Peaks Specific Plan Grouup WLB No. 112026-A-002 BIBLIOGRAPHY Cascada North Specific Plan. Presidio Engineering, Inc., 2011 Flood Insurance Rate Map Panel 1065 of 4750. Map. Washington DC: Federal Emergency Management Agency, 2011. Pima County MapGuide. Map. Pima County Geographic Information Systems, 2012. <http://gis.pima.gov/maps/mapguide/> RECON Environmental. Marana Public Draft Habitat Conservation Plan. Tucson: 2009. Specific Plan/Rezoning Request PCZ -06 Camino de Manana Properties. Floerchinger-Sadler-Steele- Baker, Inc. Tucson: 2006. Town of Marana Utilities Department. Camino de Manana 16" Public Z -Zone Watermain. Map. Marana: West Land Resources, Inc., 2009. Town of Marana. Town of Marana 2010 General Plan. Marana: 2010. Water Resource Data. Graph. Arizona Department of Water Resources, 2012. <https://gisweb.azwater.gov/waterresourcedata/> TheIf B 11111M The Preserve at Twin Peaks Specific Plan G ouup WLB No. 112026-A-002