HomeMy WebLinkAboutSaguaro Canyon Ranch Specific Plan■
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Tucson, AZ 85741
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TETRA TECH, INC.
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Prepared for:
TOWN OF MARANA
3696 W. Orange Grove Road
Tucson, AZ 85741
and
SAGUARO CANYON RANCH, LLC
7059 N. Oracle Road
Tucson, AZ 85704
Submitted: December 13, 2001
TETRATECH, INC.
TABLES LIST
II. DEVELOPMENT CAPABILITYANALYSIS
II -1 Roadway Inventory......................................................... II -32
II -2 Right -of -Way Status......................................................... II -34
II -3 Current Traffic Volumes and Level of Service ........................ II -36
III. SPECIFIC PLAN PROPOSAL
III -1 Land Use Planning Summary ............................................. III -13
III -2 Estimated Trip Generation .................................................. III -26
III -3 Distribution of External Trips ............................................. III -27
III -4 Future Volumes and Level of Service ........................................ III -27
I. SPECIFIC PLAN SUMMARY
I.A. Purpose
The Saguaro Canyon Ranch (SCR) Specific Plan provides the framework to establish an
environmentally sensitive, low density, residential community that will include a lodge for
residents and their guests and a ranch center with equestrian facilities.
The Specific Plan document outlines the design program and development standards that
will assure that this unique development will remain faithful to the vision of the property
owners to create an environmentally sensitive desert community while respecting the Town
of Marana's development policies and vision. Because the Specific Plan is a regulatory
document that upon adoption by the Town's Mayor and Council becomes a zoning
ordinance, the document delineates the specifications and procedures by which the Town
will review more detailed plans and studies as required for permitting.
Saguaro Canyon Ranch consists of an approximately 1025 -acre site that has been recently
annexed into the Town of Marana. The development will be phased with the first phase to
include lots for approximately 60 home sites. In addition, shared community areas, Ranch
House, Horse Ranch, and entry/visitor reception area will be platted during the first phase
but may not be completed until later phases. The home sites have been strategically sited
to best utilize developable areas and minimize site disturbance. These details will be
addressed later in Section III, Specific Plan Proposal.
I.B. Location
The Saguaro Canyon Specific Plan site is located in northeastern Marana at the northern
edge of the Tucson basin, at the base of the Tortolita Mountains and Pima County's Tortolita
Mountain Park. (see Location Map: Exhibit I -I)
The site encompasses the majority of Sections 17, 20, and 29 in Township 11 South,
Range 13 East. It is irregularly shaped and wraps around several excluded parcels that fall
under different private ownership. It is approximately 7 miles east of the Interstate 10/
Tangerine Road interchange, with the closest main intersection for access being Thomydale
and Moore Road. The site is two miles south of the Pinal/Pima County line and one mile
east of the Oro Valley town limits line. w
Viewed in a local development context, the site lies amidst several large approved mixed-
use, primarily residential projects. In the Town of Marana there are several specific plan
developments in the area. Although some have not been built -out, development in Dove
Mountain, directly west of the site, is steady and on-going in response to current residential
market demand. This is also the case for two other thriving developments in Oro Valley,
Stone Canyon and Rancho Vistoso. (see Development Context Map: Exhibit I-2).
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I.C. Environmental Overview
The Saguaro Canyon Ranch property lies in the south facing, foothills of the Tortolita
Mountains. The terrain varies from areas of steep, rocky slopes, to relatively flat bajadas.
The site's setting is special and unique with open expansive areas, long distance views,
peaks and valleys, and washes transecting the site. Because the site is so rocky, with little
to no soil development, the vegetation is primarily high, dry, Sonoran
desertscrub. The mesoriparian plant community is found in the defined
wash areas. Saguaros, prickly pear and cholla cactus, and brittlebush
are prominent along the slopes within the project site.
View from future Ranch House Site
The site archaeologically suggests a hunting and gathering area for
prehistoric peoples. Evidence for sedentary or even extended
habitations is lacking, possibly due to the site's topographic constraints
and lack of reliable water sources. Camp areas were strategically
located in areas of available water and shelter and were probably
used on a seasonal or cyclic basis.
I.D. Authority and Scope
View from future Ranch House Site
Specific Plan zoning allows for a diversity of complementary uses
within one community and is in accordance with Arizona Revised
Statues, Section 9-461.08. State law permits the specific plan
resolutions or ordinances to be prepared to implement the Town's
General Plan intent for the specific area involved.
The Town of Marana has a specific plan ordinance, Title 5, Section
05.06, in its Land Development Code. This section outlines the
parameters for the Town's acceptance of a specific plan proposal.
The application process requires a detailed Development Capability
Report and description of the objectives of the proposed master
plan concept. The application process goes through a staff review
process and a minimum of two public hearings. One public hearing
is before the Town's Planning and Zoning Commission, the other before Mayor and Council.
Mayor and Council reviews staff's recommendations and the Commission's findings, and
is the deciding political body for zoning approval. Once approved, the specific plan
ordinance will go into effect 31 days from the date of Mayor and Council approval.
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I.E. Legal Description
LEGAL DESCRIPTION FOR LANDS
HELD BY SAGUARO CANYON RANCH
Being parcels of land within Sections 17, 20, 21, and 29 Township 11 South, Range 13
East, Gila and Salt River Meridian, Pima County, Arizona.
SECTION 17
The Southeast 1/a
Also
The West 1/2 of the Northeast 1/a
Also
The South 1/2 of the Northwest 1/a
Also
The South 1/2 of the Northeast 1/a of the Northwest 1/
Also
The Southwest 1/a, EXCEPT the following described parcel:
(The South 1644.03 feet of the East 1060.02 feet of the Southwest 1/a) being
further described as follows: Beginning at the South 1/a corner of said Section 17
said point being THE TRUE POINT OF BEGINNING; thence S89°35'06"W,
along the South line of said Section 17, 1060.18 feet; thence N00°04'36"W,
1644.04 feet; thence N89'34'28 "E, 1059.96 feet to a point on the North-South
centerline of said section 17; thence S00°05'03"E, along said North-South
centerline, 1644.23 feet to the TRUE POINT OF BEGINNING.
SECTION 20
The Northwest 1/a EXCEPT the Northwest 1/a of the Northeast 1/a of the Northwest 1/a
Also
The North 1/2 of the Northeast 1/a
Also
The Southeast 1/a of the Northeast 1/a EXCEPT the following described parcel:
Beginning at the East 1/a corner of said Section 20, said point being the TRUE
POINT OF BEGINNING; thence S89°44'23 "W, along the East West centerline
of said Section 20, 198.67 feet; thence N14°32'27"W, 363.67 feet; thence
N54°30'47"E, 139.31 feet; thence S8 1'36'39"E, 186.68 feet to a point on the
East line of said Section 20; thence SOI °09'04"W, along the East line of said
Section 20, 404.83 feet to the TRUE POINT OF BEGINNING.
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Also
A portion of the Southwest 1/a of the Northeast 1/a described as follows:
Beginning at the Southeast corner of the Southwest 1/a of the Northeast 1/a of said Section
20 said point being the TRUE POINT OF BEGINNING; thence S89°39'01 "W, along
the East West centerline of said Section 20, 137.12 feet to a point on the centerline of an
existing roadway easement described in Book 1 of Surveys at page 68 thereof, Records
of Pima County; thence Northwesterly along the centerline of said roadway the following
courses and distances; N11 °00'00"W, 267.18 feet; thence N31 °59'00"W, 327.00 feet;
thence N13°06'00"W, 194.00 feet; thence N44°56'00"W, 130.40 feet; thence leaving
said centerline Easterly along a line being parallel with the North line of the South 1/2 of the
Northeast 1/4 of said Section 20, N89°40' 29"E, 504.94 feet to a point on the East line of
the Southwest 1/a of the Northeast 1/ of said Section 20; thence S00°31' 35 "W, along said
East line, 822.94 feet to the TRUE POINT OF BEGINNING
Also
The Northwest 1/a of the Southwest 1/a
Also
The Northwest 1/ of the Northeast 1/a of the Southwest 1/a
Also
The Northeastl/a of the Northeast 1/a of the Southwest 1/a, EXCEPT the following de-
scribed parcel:
Beginning at the Southeast corner of the Northeast 1/ of the Northeast 1/a of the
Southwest 1/ of said Section 20 said point being the TRUE POINT OF BEGIN-
NING; thence S89'39'1 8 "W, along the South line of the Northeast 1/a of the
Northeast 1/a of the Southwest 1/a of said Section 20, 330.99 feet; thence
N44 -55'29"E, 468.09 feet to a point on the East line of the Northeast 1/a of the
Northeast 1/a of the Southwest 1/ of said Section 20; thence along said East line
S00°04' 24"E, 329.44 feet to the TRUE POINT OF BEGINNING.
Also
A portion of the Southeast 1/a of the Northeast 1/a of the Southwest 1/ of said Section 20
described as follows: Beginning at the Northwest corner of Southeast 1/a of the Northeast
1/a of the Southwest 1/a of said Section 20 said point being the TRUE POINT OF BEGIN-
NING; thence N89'39'1 8 "E, 331.11 feet; thence S44'55'29 "W, 467.93 feet to a point
on the West line of the Southeast 1/a of the Northeast 1/ of the Southwest 1/a of said Section
20; thence along said West line N00'06'57 W, 329.31 feet to the TRUE POINT OF
BEGINNING
Also
A portion of the Southwest 1/a of the Southwest 1/a of said Section 20 described as follows:
Beginning at the Southeast corner of the Southwest 1/a of the Southwest 1/a of said Section
20 said point being the TRUE POINT OF BEGINNING; thence S89°41'41 "W, along
the South line of said Section 20, 271.60 feet; thence N00°01' 02"W, 271.03 feet; thence
N89041'41"E, 79.35 feet; thence N00°01'02"W, 515.90 feet; thence S89°39'25"W,
850.85 feet; thence N00°02'20"W, 19.41 feet; thence S89°41'41 "W, 280.80 feet to the
West line of said Section 20; thence N00°02'20"W, along the West line of said Section
20, 512.72 feet to the North line of the Southwest 1/ of the Southwest 1/a of said Section
20; thence N89°39'25"E, 1323.69 feet to the Northeast corner of the Southwest 1/a of the
Southwest 1/a of said Section 20; thence S00°01'03"E, along the East line of the South-
west 1/a of the Southwest 1/a of said Section 20, 1319.04 feet to the TRUE POINT OF
BEGINNING
Also
A portion of the East 1/2 of the Southeast 1/a of the Southwest 1/a of said Section 20 de-
scribed as follows: Beginning at the South 1/a corner of said Section 20; thence
N00°00' 14"E, along the North-South centerline of said Section 20, 723.60 feet to the
TRUE POINT OF BEGINNING; thence S78°36'53"W, 675.20 feet to a point on the
West line of the East 1/2 of the Southeast 1/a of the Southwest 1/a of said Section 20; thence
N00°00' 25"W, along said West line 725.47 feet to the Northwest corner of the East 1/2 of
the Southeast 1/a of the Southwest 1/a of said Section 20; thence N89°40' 17"E along the
North line of the Southeast 1/a of the Southwest 1/a of said Section 20, 662.05 feet to the
Northeast corner of the Southeast 1/a of the Southwest 1/a of said Section 20; thence
S00°00' 14"W, along the North-South centerline of said Section 20, 593.60 feet to the
TRUE POINT OF BEGINNING
Also
The Southwest 1/a of the Southeast 1/a
Also
The Northeast 1/a of the Southeast 1/a of the Southeast 1/a
Also
The East 1/2 of the Southeast 1/a of the Southeast 1/a of the Southeast 1/a
SECTION 29
The Northwest 1/a of the Northeast 1/a
Also
The Northeast 1/a of the Northeast 1/a of the Northwest 1/a
Also
The South 1/2 of the Northeast 1/a of the Northwest 1/a
Also
A portion of the North 1/2 of the Southeast 1/a of the Northwest 1/a described as follows:
Beginning at the North 1/a of said Section 29; thence S00°04' 39"E, along the North-South
centerline of said Section 29, 1651.45 feet; thence S84°52'35"W, 1328.96 feet to the
West line of the East 1/2 of the Northwest 1/a of said Section 29; thence N00°04'42"W,
along said West line, 1761.77 feet to the North line of said Section 29; thence
N89°38' 15 "E, along the North line of said Section 29,1323.85 feet to the TRUE POINT
OF BEGINNING. EXCEPT the Northeast 1/a of the Northwest 1/a of said Section 29
Also
Aportion of the West 1/2 of the West 1/2 of said Section 29 described as follows: Beginning
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at the Northwest corner of said Section 29; thence S00°00' 31 "E, along the West line of
said Section 29, 990.57 feet; thence N89°42'27"E, 75.00 feet to a point on the East
Right of Way line of Thornydale Road and the TRUE POINT OF BEGINNING; thence
N89042'27 "E, 1248.53 feet; thence S00°01'53"E, along the East line of the West 1/2 of
the West 1/2 of said Section 29, 2970.71 feet; thence S89°40' 15"W, 918.89 feet; thence
N00003'56"W, 1319.47 feet; thence S89°38'24"W, 330.01 feet to the East Right of
Way line for Thornydale Road; thence N00°00' 31 "E, 1652.21 feet to the TRUE POINT
OF BEGINNING
II. DEVELOPMENT CAPABILITY ANALYSIS
II.A. Introduction: Significant Natural and Built Features
The Development Capability Analysis presents an in-depth assessment of the physical and
cultural dimensions of the site, as well as an evaluation of the larger community context.
This analysis is the basis for an appropriate development program, based on the site's
opportunities. This preliminary analysis will be augmented by further engineering and
technical studies and plans that are required prior to construction.
Physical Factors
The analysis of physical site factors provides a profile of the project area from the perspective
of several scientific and technical disciplines. Based on this analysis, key determinants of
the site's suitability or "carrying capacity" are the site's geology, topography, hydrology,
and vegetative and wildlife resources. These are the factors that define the essential nature
of this site and pose opportunities for future development.
Site topography and geology is characterized as "basin and range," and defined by the
pattern of alternating ridges and relatively flat alluviated valleys. There are 10 soil types
within the project area, with varying capacity for development. Generally site soils will
serve as structural or foundation material for development, with several soil types (i.e.
Pinaleno Very Cobbly Sandy Loam, Palos Verdes, Sahuarita Complex, Palos Verdes -
Jaynes Complex) appropriate for homesites and urban development sites.
As described and illustrated in this section, there are two off-site washes located in the
vicinity of the project. The on-site watercourse is Prospect Wash, which flows from
northeast to southwest through the site. Prospect Wash rises in the Tortolita Mountains
and follows a steep and rocky path in its northern reaches until it meets gentler terrain and
forms a broader meander near the southern portion of the site. Prospect Wash and its
tributaries provide high habitat resource values, both because of the vegetative diversity
provided by riparian habitat (xeroriparian and mesoriparian) and its value as a wildlife
corridor. However, there will be little impact from future development on riparian habitat
because it rarely extends more than a few feet outside of the arroyo edges. In addition to
the two riparian habitat types, the biological survey also identified three upland vegetative
associations and surveyed for Special Interest Plant and Wildlife Series, including the
desert tortoise, which occurs throughout the project area. The cactus ferruginous pygmy -
owl was not detected during three surveys of the project area that were conducted in the
spring of 2001.
This brief introduction suggests that the site's cumulative natural resource values present
opportunities for sensitive development. There is an opportunity to preserve the majority
of the site and to mitigate impacts by limiting development densities and applying more
sensitive design and building techniques. Mitigation techniques and requirements will be
provided in the conservation plan to be submitted to the Town of Marana prior to final
platting.
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Visual Resources
It is primarily because of the previously noted physical characteristics that the site has
such high visual and scenic value. The accompanying photographs illustrate both on-site
and off-site views. On-site views of rock outcrops in the Tortolita Mountains, vegetated
upland slopes and bajadas, and the major riparian corridor of Prospect Wash show a
complex and visually diverse environment. Off-site views east to the Santa Catalina
Mountains and south to the Tucson cityscape offer expansive views of the distant natural
On-site view to the north from the proposed main entry, with Prospect Wash in the midground
On-site view of steep slopes
and rock outcrops in the central
part of the project area
On-site view of characteristic vegetation (saguaros with palo verde and
desert scrub plants)
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resources, like physical factors, offer opportunities for sensitive
development. Because the proposed project is a very low-density,
custom-designed residential development, the mitigation of impacts
on visual quality has been incorporated into the site planning and
design program. The commitment of project developers is to
preserve primary off-site views by limiting the extent of grading for
roads and building envelopes, prohibiting building on protected
peaks or ridges, and restricting the building height and footprint.
Cultural Factors
Like the natural and visual resources and physical dimensions of
the site, the analysis of cultural factors provides another screen
through which to view site opportunities. The discussion documents
the overall land use patterns in the area, the adjacent Dove Mountain
planned community, and the Town of Marana General Plan guidance
for future compatible low-density and planned development in this
area. This portion of the site analysis views the proj ect area within
its community context, noting the availability and proximity of
infrastructure (roads and utilities) and the location of community
facilities, such as parks and libraries.
The mapping of cultural factors includes a discussion (and technical
survey provided under separate cover) of site archaeology. The
field survey identified 15 sites that show evidence of activity
(possibly as seasonal campsites) during the site's agricultural
prehistory and early Hohokam period. Information on the location
and relative value of these sites has been provided to Town staff Off-site view to the east and the Catalina Moun-
and has been used by site planners and designers to identify non- tains. Foreground "forest" of Cholla cactus are
disturbance areas. Fora quality development that seeks to celebrate located near the proposed guest lodge site
environmental and cultural resources (and minimize site disturbance),
preserving significant archaeological resources is viewed as an
opportunity.
View north from the intersection of Thornydale
and Moore Roads. The "Thornydale Cut" is clearly
visible in the saddle of the low-lying ridge
In fact, the composite of physical and cultural factors -- the site's
physical beauty, geologic and biological diversity, and cultural
resources -- is the basis for developing the site as a sensitive, low-
density residential community. The information provided later in
this document in Section III (Land Use Proposal) describes this
approach in detail.
View south of Tucson cityscape
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H.B. Existing Land Uses
H.B.L On- and Off-site Existing Zoning
The existing zoning designations for the Saguaro Canyon Ranch site are R-144 (residential -
use with a minimum lot size of 144,000 sq.ft. or approximately 3.31 acres per residence)
and C -Large Lot. The area north of the site is the Pima County Regional Park known as
Tortolita Mountain Park. Pima County zoning for large scale public lands and for this park
is IR (Institutional Reserve). The majority of the land along the east boundary of the site is
vacant State Land and is designated as R-144, as are other parcels along the east and
south site boundary. The out parcel landholdings, within the site area of Sections 17, 20,
and 29 are zoned R-144 as well. West of the project site, zoning includes R-144 and
Specific Plan (F) for the Dove Mountain and Foothills Specific Plans. (see Existing
Zoning: Exhibit H -l)
This area of Marana is in transition and is a mix of specific plans and large lot properties of
low density residential. In general, Marana's Specific Plan zoning designation "F," covers
large acre landholdings that are planned for mixed densities of residential, usually from low
to medium with some commercial areas. Other specific plans in the area are Forest City
(one-half mile south of the site on Thomydale Road) and Skyranch (one and one-half mile
south of the site on Thornydale Road).
H.B.2. On- and Off-site Existing Land Uses
The subject property is primarily vacant, undeveloped land. The property owner has acquired
a few existing on-site, single-family detached home sites that will be integrated into the
project. Most of the existing off-site development in the area, with the exception of Dove
Mountain, is low density residential. The site's north boundary is Pima County's Tortolita
Mountain Park. The Park also wraps around the site's northeast corner. Tortolita Mountain
Park is a low impact, low use, passive recreational regional park that is currently used by
hikers and equestrians. Dove Mountain is adjacent to the site's west boundary. The
Specific Plan was originally adopted by Marana Town Council on May 31, 1989 (see
Existing Land Use: Exhibit H-2). Dove Mountain has a golf course, some commercial/
office, and areas of low to medium density residential. Other low to medium density
residential subdivisions are beginning to develop in large land holdings south of the site.
The Butterfly Mountain subdivision is planned as a large lot, low density development that
is currently under review by the Town of Marana. The project is near the corner of Moore
and Thornydale Roads. There are four specific plans within a two-mile radius of the site.
They are Dove Mountain, Forest City, The Foothills, and Skyranch. There are no existing
commercial services within the immediate area except those proposed within Dove
Mountain. Community commercial areas with anchor stores for groceries, supplies, goods,
and services are located at Thornydale and Linda Vista, Tangerine and First, and La
Canada and Lambert. La Cholla Airpark is two miles east of the site and just north of
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LEGEND
F - Specific Plan SAGUARO CANYON RANCH
C - Large Lot (Min. 25 -acre lot size; 1 unit/25 acre lot)
R-144 - 144,000 sq. ft. Minimum Lot Size
R-36 - 36,000 sq. ft. Minimum Lot Size
RH - Pima County Rural Homestead o M►ass
VC - Village Commercial
* Pima County Zoning IR - Institutional Reserve Exhibit II -1
Zoning Boundary Lines EXISTING
Project Site
Town of Marana Boundary ZONING
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®, Project Site
Moore Road. Mountain View High School is four miles south of the site at the southwest
corner of Linda Vista and Thornydale Roads. The site's northeast corner boundary is
adjacent to vacant State Land. South of the State Land parcel is a mix of vacant and very
low density home sites in unsubdivided areas.
Property ownership in the area varies from large holdings of State Land, Pima County
land in and around the Tortolita Mountain Park, large vacant parcels that are in private
ownership and provide opportunities for future master planned development, and large
one to five acre home sites that are owned by individual property owners (see Land
Ownership: Exhibit II -3).
ILB.3. Land Use Policies
The Town of Marana General Plan Future Development Plan, as amended in July 1999
(see Planned Land Use: Exhibit II -4), shows the proposed Saguaro Canyon Ranch
Specific Plan area as Low Density Residential, Community Development, and Open Space
for recreational use. These designations were applied to the area prior to annexation, at
the time the subject property was within unincorporated Pima County and Marana's sphere
of influence. The Open Space per the Marana Future Development Plan is designated
along the north boundary of the site and reflects Pima County's Tortolita Mountain Park
Master Plan. The site itself is designated for residential development. The four corners
south of the site, at the intersection of Moore and Thornydale Roads are within the
Community Development category. This description extends into and includes the
southwest corner of the project site.
According to the General Plan, the Town's preferred urban form will be realized through
the development of neighborhood clusters. As stated in the General Plan, "the neighborhood
clusters approach has been advocated as best representing separated, compact, cost -
beneficial community nodes surrounded by low-density housing and extensive open space."
Another guiding land use principle for future development is maintaining community
character. Marana's citizens favor taking measures that emphasize open space and rural
image. It is important to the townspeople that these traditional Marana characteristics be
maintained as the community grows. Distinctive landscaping, signage, and contextual
architectural styles are effective measures that will create community and provide a sense
of identity and small town character to the Town.
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LEGEND
Commercial: Community
Commercial: Tourism
co Community Development Zones
® Industrial/Business Park
® Interstate Development Zones
Q Low Density Residential
Medium to High Density Residenti<
0 Open Space: Agriculture
Open Space: Recreational
Public Facility
Town Planning Area
Town Limits
Urbanizing Boundary
Crescent Concept Zones
"Central Arizona Project Canal
® Specific Plan Boundary
Q Tucson/Oro Valley Corporate Limits
0 Town Center
SAGUARO CANYON RANCH
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Exhibit II -4
PLANNED
LAND USE
Excerpt from the Marana General Plan
Thornydale "Cut"
Rock Outcrop
II.C. Topography
The site's topography is characteristic of the Tortolita
foothills pattern of washes and ridges, punctuated by peaks
and rock outcrops (see Topography: Exhibit II -S).
Prospect Wash traverses the site from northeast to
southwest, defining the overall drainage pattern. Steep
slopes and rock outcrops can be found throughout the
site although the northern portion contains more outcrops
and rugged slopes. The southern portion of the site
descends to gentle slopes and bajadas. There is an existing
road that traverses and ascends the site following the
topography and lay of the land. The most significant off-
site feature is the Thomydale "Cut," as shown to the left.
ILD. Hydrology
The Saguaro Canyon Ranch project and all off-site watersheds affecting the project site
are located in the Tortolita Mountains. The watershed areas that encompass the project
site are all designated as "Critical Basins" by Pima County.
Aerial view (to southwest) of Prospect Wash, the
existing access road, and the Thornydale "Cut."
A "Critical Basin" is defined by Pima County as a basin
that has severe flooding problems resulting from existing
watershed conditions. There are three major watercourses
located within the vicinity of the project. All three of these
watercourses originate in the Tortolita Mountains. Ruelas
Canyon Wash is located approximately 700 feet directly
northwest of the site. Prospect Canyon Wash enters the
project site from the northeast, and exits to the southwest.
The Canada Agua West Wash flows through the southeast
corner of the project site. Within upstream areas of the
project site, flows from these three watercourses move in
a northeasterly to southwesterly direction along steep
terrain containing well-defined channels. Eventually, near
downstream areas of the project site, flows from these
three watercourses become more dispersed in nature as
they debouch onto the Tortolita fan. All three
watercourses flow toward the Santa Cruz River, which is
located approximately seven miles to the southwest of
the project site. Flows toward the Santa Cruz River are
directed to culverts that convey a portion of these flows
under the Union Pacific Railroad (UPRR) and Interstate
10 (I-10). However, due to the undersized flow capacity
of these culverts, most of the runoff continues to flow
northwesterly along the UPPR/1-10 embankments (Arroyo
Engineering, Inc., 1999).
�G✓G4Pjytdl Gwt Cxri{a ifj AwGvIJr J7d 11-10
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f
LEGEND
Project Site
Contours shown in 20 -foot intervals
SAGUARO CANYON RANCH
p 1 Miles
Exhibit II -5
TOPOGRAPHY
The USGS 7.5 minute "Ruelas Canyon Quadrangle" map, provided to Town Sttaff under
separate cover, was used as the primary tool for delineating all off-site watersheds affecting
the project site. The Pima County Peak Flow Methodology was used to predict all
existing peak flows. In addition, to assure reasonable results for the peak -rate magnitudes
via use of the Puna County methodology, the applicable USGS Regional Regression Equation
for the study area was used to compute and thus compare the magnitude of peak flow
rates.
There are three off-site watersheds that concentrate along the eastern perimeter of the
project site, and that have existing one -hundred -year peak flows (QE1oo) which exceed
100 cubic feet per second (cfs) (see Off-site Watersheds: Exhibit 11-6). Northeast of
the site, a 222 -acre watershed, designated as Off-site 1, contributes flow to the northwestern
branch of Prospect Canyon Wash. Thismatershed is predicted to have a 100 -year peak
flow rate of 777 cfs that concentrates at the northeastern property boundary. This point is
labeled as Concentration Point 1 (CPI). The northeastern branch of Prospect Canyon
Wash, designated as Off-site 2, extends further north and east, and has a contributing
watershed area of 467 acres. This watershed is predicted to have a 100 -year peak flow
rate of 1110 cfs. Flow from this watershed concentrates at the eastern boundary of the
site at CP2. Just south of Prospect Canyon Wash, a 254 -acre watershed, designated as
Off-site 3, has a predicted 100 -year peak flow rate of 913 cfs, and concentrates at the
lowermost southeast corner of the project site at CP3. Furthermore, at the Thornydale
Road extension, the Canada Agua West Wash crosses the roadway (CP3E) with a predicted
100 -year peak flow rate of 1901 cfs. This latter 100 -year peak flow rate is generated
from an 870 -acre watershed shown as Off-site 3A. At CPS, a 105 -acre watershed,
designated as Off-site 4, is predicted to concentrate 442 cfs at the western perimeter of
the project site during a 100 -year flood event.
Floodplains are delineated for all watercourses within the project site that have predicted
100 -year peak discharge rates at or in excess of 100 cfs (see On-site Watersheds:
Exhibit 11-7). Prospect Canyon Wash, along with several of its tributaries on the
northwestern branch, possesses well-defined floodplains. In addition, the tributary to
CanadaAgua West, located within the southeastern portion of the site, as well as other
smaller washes to the southwest, possess well-defined floodplains. A FEMA Floodplain
has been delineated for Canada Agua West (Zone AO, Depth 2 ft, Velocity 6 fps) at the
Thornydale extension (see FEMA Floodplain Map, Exhibit 11-8). There are no federally
mapped floodways and floodplains within the Saguaro Canyon Ranch project. Zone AO
is defined as sheet flow areas on sloping terrain and areas of alluvial flooding. To better
define the 100 -year flood plain for CanadaAgua West, additional studies were performed
using current site topography (refer to Canada Agua West Wash 100 year Floodplain
Limits at Thornydale Extension, Exhibit 11-9).
I>Fwe/s �rttti 6wL LFv+yil.�9iG LI As AI 11-12
' 8 t♦ 9 10
OFFSITE 1 N
222 acres {
Q E1oo=777 cfs
{ OFFSITE 2
t r, 467 acres
` QE100=1110 cfs
t 777 cfs
18 oe 17 X116 15
00
1
OFFSITE 4 i
105 acres
OE100=442 cfs —e ~`
Cpl
057 cfs ^ 11P10 cfs — —
442 cfs CP2C
2329 cfs f i
OFFSITE 3 ,
254 acres 22
19 QE100=913 cf�
1�
CP3
CP38 r 913 cfs
415cfs
23 3 cfs-
587 cfs
OFFSITE 3A
870 acres 28 27
30 OE100=1901 cfS
I
CP3E
1901 cfs — —
LEGEND
— — -- — — Watershed Boundary
Project Boundary
CPxx Concentration Point
SAGUARO CANYON RANCH
p 1 Miles
Exhibit. I1-6
OFF -SIM
WATERSHEDS
I mr-cKin
ff-q
19
CP5
OFFSITE 4
442cls—
CP5A
550 cfs—
CP2F
2374 cfs
CP2H
202 cfs
19
CP21 30
2373 cfs
CP4A
587 cfs J�
Project Boundary
100 -Year Flood Plain
-- - Approximate 100 -Year
Flood Plain
CPxx Concentration Point
819__!
17 116
CP6
167 cfs
— CP2
OFFSITE 2
21 1110 cfs
P3C N� \,1
20 cfs- OFFSITE 3
29 28 913 cfs
CP3D
1307 cfs
SAGUARO CANYON RANCH
(k
0 1/2 Miles
Exhibit I1-7
ON-SITE
WATERSHEDS
SAGUARO CANYON RANCH
Exhibit II -8
FEMA Floodplain Map
NORTH
I
J
1"=2400'x'
4
ul
a
ZONE X I 16
c,-
SITE
17
T°;
9
l
!
f
21
I
19/
20
IE X
I ZONE AO
O
Ai
;DEPTH 3;
c
Yi
ZONE AO
IVELOCIT" E FPS? QT -1.E
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?'r=L3CITY6 FPS!
DE --H 3:•
-_-OCRY =PSi
T'
29
N 1
30
Sift G
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ZONE X
�
2
SAGUARO CANYON RANCH
Exhibit II -8
FEMA Floodplain Map
N
CANADA AGUA
WEST WASH
CONTRIBUTING
DRAINAGE AREA
870 acres
QE100=1901 cfs
DESIGNATED FEMA
FLOODPLAIN
ZONE AO
(DEPTH 2)
(VELOCITY 6FPS)
SAGUARO CANYON RANCH
0 100 Ft. 200 Ft.
Exhibit II -9
CANADA AGUA WEST WASH
100 -YEAR FLOOD PLAIN LIMITS
Topo Date: May 29, 2001 at Thornydale Extension
In order to properly delineate the on-site drainage areas, site topography generated
specifically for the project was utilized. Within the several sections of land that contain the
project site, there are parcels which are not a part of, but lie contiguous to, the boundaries
of the Saguaro Canyon Ranch project site. Therefore, certain watercourses flow first
onsite, then offsite, through these contiguous parcels, and then again return on-site. One
such watercourse is the northwestern branch of Prospect Canyon Wash. The northwestern
branch of the Prospect Canyon Wash originates off-site and enters the property on the
northeast boundary (CP 1) with a QE 100 of 777 cfs. Approximately 1550 feet downstream,
an on-site tributary with a predicted 100 -year peak flow rate of 328 cfs j oins the wash at
CP 1 A. Another 800 feet farther downstream, the wash exits the property with a predicted
100 -year peak flow rate of 1034 cfs (CP1B), and then reenters the property 1650 feet
downstream with a predicted 100 -year peak flow rate of 1057 cfs (CP IQ. Directly
south, approximately 700 feet downstream, another tributary with a predicted 100 -year
peak flow rate of 425 cfs i oins the northwest branch of the wash at CP 1 D. This tributary
originates on-site, to the northwest, and exists the site at CPID4 with a predicted QE 100
of 216 cfs. It reenters the site 1,000 feet downstream at CP 1 D3, where it has a predicted
100 -year peak flow of 389 cfs. Another 700 feet downstream, the tributary exits the site
at CP1D2, where it has a predicted 100 -year peak flow of 437 cfs. It then reenters the
site 1,000 feet farther downstream, at CP 1D 1, at which point it has a predicted QE100 of
432 cfs. Approximately 900 feet downstream, at the junction of the northwest and northeast
branches of Prospect Wash, the predicted QE 100 peak flow rate of the northwestern
branch is 1368 cfs (CP1E).
The northeastern branch of Prospect Canyon Wash originates offsite, and enters the site
on the northeastern property boundary. Approximately 1,450 feet downstream, at CP6,
the wash exits the site, where it has a predicted QE 100 of 167 cfs, and then reenters the
property on the eastern boundary, at CP2, at which point it has a predicted 100 -year
peak flow rate of 1110 cfs. At the junction with the northwestern branch (CP2A),
approximately 3200 feet downstream, the combined 100 -year peak flow rate of
northeastern branch is predicted to be 1177 cfs. Prospect Canyon Wash exits the site at
CP2B with a predicted QE 100 of 2319 cfs, for a length of approximately 150 feet, and
then returns on-site again at CP2C with a slightly increased QE 100 of 2329 cfs.
Approximately 850 feet downstream, at CP2D, a tributary enters with a predicted 100 -
year peak flow rate of 183 cfs, and 400 feet further downstream another smaller wash
enters with a predicted 100 -year peak flow rate of 116 cfs (CP2E). Prospect Canyon
Wash exits the project site at the southwest boundary (CP2F) with a predicted 100 -year
peak flow rate of 2374 cfs. Approximately 220 feet downstream, at CP2H, an on-site
tributary exits at the southwest border with a predicted 100 -year peak flow rate of 186
cfs (CP2G), where it joins a wash with a predicted 100 -year peak flow rate of 202 cfs.
Finally, at CP2I, located 1500 feet to the southeast, the Prospect Canyon Wash crosses
the Thornydale Road extension with a predicted 100 -year peak flow rate of 2373 cfs.
Just south of the Prospect Canyon Wash, a smaller wash exits the property at CP4 with a
predicted QE 100 of 279 cfs, and continues 1450 feet downstream, where it crosses the
Thornydale Road extension with a predicted 100 -year peak flow rate of 587 cfs (CP4A).
] }y�t7�iC �fls.w
PP ..
TETRAS TECH, INC.=
Off-site 3 enters the southeastern corner of the site (CP3) with a predicted 100 -year peak
flow rate of 913 cfs. A tributary originates on-site, then exits at CP3A with a predicted
100 -year peak flow rate of 158 cfs, then enters on-site again (CP3B) with a predicted
100 -year peak flow rate of 415 cfs. Only 150 feet downstream from CP3, it j oins Canada
Agua West (Off-site 3A) with a predicted QE 100 of 420 cfs at CP3C. Approximately
300 feet to the southwest, at CP3D, the Canada Agua West wash exits the property with
a predicted 100 -year peak flow rate of 1307 cfs. Further downstream at the Thomydale
Road extension (CP3E), the one-year discharge of the Canada Agua West Wash is 1901
CA.
Off-site 4 enters the project site on the western property boundary, at CP5, with a predicted
100 -year peak flow of 442 cfs. Downstream approximately 650 feet, this tributary exits
the site, at CP5A, with a predicted QE100 of 550 cfs. Approximately 1.6 miles farther
downstream, and to the southwest, this tributary joins the Prospect Canyon Wash.
The Prospect Canyon Wash exits the Saguaro Canyon Ranch property within a wide,
sandy, bottomed channel. As stated above, this wash continues to flow southwest toward
the Santa Cruz River, where eventually culverts convey flow underneath the UPRR and I-
10. Due to the undersized capacity of these culverts, much of this flow actually continues
to flow towards the northwest, along the UPRR/1-10 embankments (Arroyo Engineering,
Inc., 1999). Likewise, flows from the Off-site 3A follow a similar pattern.
II.E. Biological Communities
II.E.l. Vegetation
Descriptions of vegetation habitats and associations occurring within the major portion of
the project area are included in this section, based on a field survey and Biological Resources
Report by Westland Resources, Inc. Additional vetetation/habitat information for the
southern most portion of the project area located within Section 29 is provided to Town
Staff under separate cover.
Vegetation on the property is characterized by species typical of the Arizona upland
subdivision of Sonoran desertscrub biotic community (Brown and Lowe, 1980), with
elements of the semi -desert grassland biotic community present in some of the higher
elevation areas. WestLand further identified five plant community associations within the
project area. These are discussed and shown on the Vegetation Associations Map,
(Exhibit II -10). Three associations are found within the upland areas on the property.
The other associations are xeroriparian and mesoriparian, restricted to arroyos. Vegetation
species found within xeroriparian habitats are mainly those of the surrounding uplands,
although vegetation density increases and the dominant species often differ. Mesoriparian
habitats represent a further increase in vegetation density, and some of their dominant
species are absent from upland habitats. Both of these riparian habitats support higher
vegetation biomass and represent higher value wildlife habitat than found in surrounding
COTTONWOODTR
1�
i
Note: The dorl4n
'N
:
habitats are shown in
17-
linear extent only. The
'W.
map scale precludes
f
2
showing the lateral
)% 3669
extents.
COTTONWOODTR
29 nt
LEGEND FOR SURVEY AREA
Arizona Upland Semi -desert Grassland Transition: Mesquite -Grassland Association
Arizona Upland: Palo Verde-Saquaro Mixed Scrub Association
Arizona Upland: Mesq u ite-Saq u a ro-Ch ino-Mixed -Scrub Association
Xeroriparian
Mesoriparian
0 800 1600'
1 WestLand Resources Inc.
SCALE 1"=1600' Engineering and Emrironmental Consultants
43 E. Broodwoy Blvd. Suite 202
Tucson, Az 85719 (520) 206-9585
SAGUARO CANYON RANCH
(1)
\IW
Exhibit 11-10
Vegetation
Associations Map
1�
i
Note: The dorl4n
'N
:
habitats are shown in
linear extent only. The
map scale precludes
f
showing the lateral
)% 3669
extents.
29 nt
LEGEND FOR SURVEY AREA
Arizona Upland Semi -desert Grassland Transition: Mesquite -Grassland Association
Arizona Upland: Palo Verde-Saquaro Mixed Scrub Association
Arizona Upland: Mesq u ite-Saq u a ro-Ch ino-Mixed -Scrub Association
Xeroriparian
Mesoriparian
0 800 1600'
1 WestLand Resources Inc.
SCALE 1"=1600' Engineering and Emrironmental Consultants
43 E. Broodwoy Blvd. Suite 202
Tucson, Az 85719 (520) 206-9585
SAGUARO CANYON RANCH
(1)
\IW
Exhibit 11-10
Vegetation
Associations Map
uplands. These habitats offer more opportunities for forage, water, cover, and nesting,
and serve as movement corridors. Because these riparian habitats typically occur as
narrow bands along arroyos, and cover a small percentage of area on a property while
providing a disproportionate amount of resources, impacts to these habitats can significantly
affect wildlife.
Methods
Review of literature and site visits were used to provide general descriptions of natural
resources available within the project area, and to determine what vegetation and wildlife
species occur or are expected to occur within the project area.
Releve Analysis was used to estimate vegetative cover throughout the property, using the
Braun-Blanquet Cover -Abundance Scale (Mueller-Dumbois and Ellenberg,1974). This
method estimates vegetative cover on an area. Vegetation is first layered into height strata,
which can be defined as deemed appropriate for the vegetation community sampled. At a
given location, vegetative cover within each strata is estimated for the chosen area, which
can also be of variable size depending on visibility through the vegetation or the scale of
mapping desired. Standing within the sample area, the surveyor estimates the amount of
cover that vegetation provides within each vegetation layer. This can be further broken
down into cover for each species within each vegetation layer. In the Braun-Blanquet
Cover -Abundance Scale, the cover categories are:
5 with cover of more than 75% of the referenced area
4 50-75% cover
3 25-50% cover
2 5-25% cover
t 1 numerous or scattered, less than 5% cover
+ few, with small cover
- solitary, with small cover
WestLand defined vegetative layers of 0-0.6 meters (0-2 feet), 0.6-2 meters (2-6.5 feet),
and >2 meters (>6.5 feet). Each plot was conducted over an area of less than 1/2 -acre, but
were used to characterize much larger areas as long as the vegetative community appeared
similar in species composition and cover. This analysis was used to help define and map
vegetation associations within the property by identifying the species with the greatest
cover. We discuss vegetation cover quantitatively only in general terms in this document.
Upland Habitats
The biotic communities described in Brown (1994) take in large areas over which species
composition varies considerably. For this reason, vegetation can be more specifically
characterized by identifying vegetation associations that typically are identified by their
dominant or most prominent species. The project area occurs within the Arizona upland
subdivision of the Sonoran desertscrub biotic community (Brown and Lowe, 1980), with
t
elements of the semi -desert grassland biotic community present. To provide a more specific
characterization of the upland vegetation on the property, WestLand identified three upland
vegetation associations within the property. These plant associations were defined as
velvet mesquite (Prosopis velutina)-saguaro (Carnegiea gigantea)-mixed scrub
association, foothill palo verde (Cercidium microphyllum)-saguaro-chino (Coursetia
glandulosa)-mixed scrub association, and velvet mesquite -saguaro -grassland association.
The first two associations contain classic Arizona upland vegetation, while the latter
association is a predominantly Arizona upland community with some elements of semi -
desert grassland and represents a transition between the Arizona upland and semi -desert
grassland community types.
Five releve plots were conducted within each of the three upland vegetation associations.
In general, results of those plots indicate that the mesquite -saguaro -mixed scrub association
has the highest vegetation cover values in the upper (>2m) canopy layer, while the palo
verde-saguaro-chino-mixed scrub and mesquite -grassland associations have similar upper
canopy cover. The middle (0.6-2m) canopy layer was similar in all three areas, although
again the mesquite -saguaro -mixed scrub association appears to have the highest cover,
and species composition varies considerably among the three associations. In the lower
(0-0.6m) vegetation layer, the mesquite -grassland association appears to have the highest
cover, mainly due to an increase in grass cover.
Foothill Palo Verde -Saguaro -Chinn -Mind ScrubAssociation
This vegetation association is typical of the Arizona upland subdivision. It covers the
largest area of the vegetation associations that occur within the project site, found there on
most slopes and higher elevation areas. This association is dominated by foothill palo
verde, saguaro cactus, chino, and mixed scrub. The mixed scrub component found in this
community includes, but is not restricted to, velvet mesquite, jojoba (Simmondsia
chinensis), catclaw acacia (Acacia greggii), desert hackberry (Celtis spinosa), brittlebush
(Encelia farinosa), ocotillo (Fouquieria splendens) and a variety cacti including prickly
pear and cholla (Opuntia spp.), fishhook pincushion (Mammillaria sp.), barrel
(Ferocactus wislizenii), and hedgehog (Echinocereus fasciculatus).
Mesquite -Saguaro -Mixed Scrub Association
This vegetation association is more typical of the bajada within the southern regions of the
project site. It is characterized by and differs from the foothill palo verde-saguaro-chino-
mixed scrub association by having little to no chino, and increased velvet mesquite (especially
in relation to palo verde) and other scrub species. Creosotebush (Larrea tridentata),
triangle -leaf bursage (Ambrosia deltoidea), catclaw acacia, prickly pear, and cholla cacti
are also found in greater numbers. There are also differences in annual, forb and grass
species. There is an overall increase in the percent of canopy coverage in this plant
community association compared to the foothill palo verde-saguaro-chino-mixed scrub
association.
SA41AAF-aCA �jaN 7'-�'�N 1I-21
f I �ec-ibC
TETRA TECH, INC.
Mesquite -Saguaro -Grassland uaro-Grassland Association
This vegetation association is found on the more level regions in the northeastern portion of
the project area. It is an Arizona upland subdivision with some elements of the semi -
desert grassland subdivision present. Velvet mesquite is a dominant in this plant community,
and there is an increased density and diversity of grass species. Other typical upland
species are present, but at notably lower densities. In addition to the typical upland species
seen in the above two associations, there is also the presence of some semi -desert grassland
species, including a wide variety of grasses, desert spoon (Dasylirion wheeleri), banana
yucca (Yucca baccata), and hopbush (Dodonaea viscosa). The semi -desert grassland
elements are not found in numbers large enough to classify this area as semi -desert grassland
subdivision, but rather represent a transition from an upland community type into a semi -
desert grassland community type found to the east of the project site.
Riparian Habitats
Xeroriparian Habitats
Xeroriparian habitats are associated with ephemeral washes found throughout the project
area and are characterized by an increase in density and stature of upland vegetation
species, the appearance of some less arid -tolerant species, and an overall increase in
vegetation biomass and percent canopy cover. Increased water availability resulting from
the concentration of stormwater runoff in the channels is responsible for the xeroriparian
vegetation characteristics. Due to the generally steep, rocky banks of the arroyos on the
property, the xeroriparian association typically occurs as a narrow band of vegetation
along arroyo edges. Common species found in this association on the property include
desert hackberry, catclaw acacia, mesquite, and greythorn (Ziziphus obtusifolia).
Mesoriparian Habitats
Mesoriparian habitat areas are supported by perennial or intermittent streams, or, as is the
case on this property, areas of shallow groundwater. The relatively high vegetation density
in these areas provides a habitat of disproportionately high resource value. Typical species
in this class that are found on the property include willow (Salix sp.), seep willow (Baccharis
salicifolia), cottonwood (Populus fremontii), salt cedar (Tamarix sp.), deer grass
(Muhlenbergia rigens), velvet mesquite, and desert hackberry, although the last three
species tolerate drier conditions as well.
Three stretches of arroyos on the property were identified as supporting this habitat type;
two along the north fork of Prospect Wash and one along a tributary of the north fork.
The longest stretch is in Section 17 on the north fork of Prospect Wash, where mesoriparian
vegetation is scattered along an approximately 1,000 -foot area. Vegetation along this
stretch is typified by thick clumps of deer grass with seep willow commonly interspersed,
several willow trees, especially along the lower half of the stretch, very few cottonwood
and tamarisk trees, and relatively large individuals of upland species, such as mesquite,
hackberry, and catclaw acacia. An approximately 250 -foot mesoriparian stretch occurs
along the first tributary downstream from the first stretch, mainly consisting of patches of
seep willow, with a single cottonwood tree at the lower end. Another single cottonwood
tree was also observed nearby, in a tributary to that same arroyo downstream short distance.
The last area occurs in Section 20, a short distance upstream from where the two main
branches of Prospect Wash join. This stretch of approximately 250 feet includes deer
grass, a patch of willow trees, and large mesquite trees.
II.E.2. Special-interest Plant and Wildlife Species
We considered plant and wildlife species known to occur within Arizona that are considered
either Wildlife of Special Concern in Arizona (Arizona Game and Fish Department [AGFD],
1996), Priority Vulnerable Species in the draft Sonoran Desert Conservation Plan (Recon
Consulting, 2000), or have federal protection under the Endangered Species Act (ESA).
Eight of the species listed in these sources are known to or have reasonable potential to
occur within the project area.
Plants
The Tumamoc globeberry (Tumamoca macdougalii) is Priority Vulnerable Species (Recon
Consulting, 2000). This species has a much larger range than previously thought, due to
its inconspicuous nature for most of the year, and it inhabits a wide variety of habitats. The
species has been recorded on the Tortolita bajada less than two miles west of the project
area (Reichenbacher, et al., 1989). Potential habitat within the project area is likely limited
to the small area of the bajada at the southern end.
There are plant species within the property that do not have status in the documents cited
above, but which are considered to have high resource value within the Sonoran Desert.
Two of these species that occur within the project vicinity are the saguaro and the desert
ironwood (Olneya tesota). Desert ironwood is essentially absent from the project area.
Ironwood association was noted less than a mile west of the property, but within the
property itself none were observed. At most, ironwood is represented by a few scattered
individuals near the southern edge of the property and constitutes only a very minor
component of the vegetation community on the property. Saguaros generally are very
common throughout the entire project area. Saguaros will be impacted by the project, but
there are mitigating factors. The first is the scope of the project, which will disturb less
than 20 percent of the project area. The second, more important, factor will be the
development of a conservation plan for the project. This plan will address the subject of
preservation -in-place and salvage for transplant of saguaros on-site, as well as other native
vegetation. The plan will be submitted to the Town of Marana for approval.
A41AAFPCANgOhs F-AtsC k II -23
frOciPc YIdu.
TETRA TECH, INC.
Mammals
The lesser long -nosed bat (Leptonycteris curasoae yerbabuenae) is federally listed as
endangered, is an Arizona Wildlife Species of Concern (AGFD, 1996), and a Priority
Vulnerable species (Recon Consulting, 2000). There are no records of the species from
the Totolita Mountains, and no opportunities for major maternity roosts within the project
area. The species forages on columnar cacti nectar and flowers when available, and could
potentially forage on saguaros within the project area. Saguaros are a widely available
resource outside the project area, and as noted above, impacts to saguaros within the
project area will be minor and mitigated.
Birds
The cactus ferruginous pygmy -owl (CFPO; Glaucidium brasilianum cactorum) is
federally listed as endangered, is an Arizona Wildlife Species of Concern (AGFD, 1996),
and a Priority Vulnerable species (Recon Consulting, 2000). We found no records of
CFPO occurrence within the project area (AGFD, 1999), but we are aware of numerous
CFPO records from within several miles of the project area, primarily to the south and
west. No CFPO were detected during three surveys of the entire property that were
conducted in the spring of 2001. The southern portion of the project area was within
critical habitat for the CFPO.
The rufous -winged sparrow (Aimophila carpalis) is a Priority Vulnerable species (Recon
Consulting, 2000). Its known habitats include flat or gently hilly Sonoran desertscrub
where grasses are present, usually along washes. This type of habitat is present within the
property, but very limited. The rufous -winged sparrow is reported to occur throughout
most of Pima County where appropriate habitat is available, and its occurrence in Pima
County is thought to be increasing. The project area does not likely represent an important
resource for this species.
Bell's vireo (Vireo bellii) is a Priority Vulnerable species (Recon Consulting, 2000). Its
known habitats include riparian areas with dense, low, shrubby vegetation, commonly with
willow, mesquite, and seep willow present. This type of habitat is extremely limited within
the property. It is reported to occur throughout most of Pima County where appropriate
habitat is available. The project area does not likely represent an important resource for
this species.
Reptiles
The desert tortoise (Gopherus agassizii) is a Wildlife of Special Concern species (AGFD,
1996). This species occurs throughout the project area, particularly on the rocky slopes,
and along the arroyos on the bajada. The species is common in the mountain ranges
throughout most of Pima County. Tortoises and their habitat are expected to be impacted
by the project, and will be considered in the conservation plan to be submitted to the
Town of Marana for approval.
e,�cl,�m�w Cr.t+��i�i�.r+•I,r 11-24
The ground snake (Sonora semiannulata) (valley form) is a Priority Vulnerable species
(Recon Consulting, 2000). It is considered by some to be a distinct morph of the ground
snake, while others take it to the level of sub -species. The distribution of this form is not
well known. The ground snake inhabits a variety of habitats, including grass islands in
mountains, desert, and thornscrub. We could not locate records of occurrence from the
Tortolita Mountains, but it has been recorded in Saguaro National Park.
Inve Vibrates
The talus snail (Sonorella tortillita) is one of at least 30 species of Sonorella recorded in
Pima County, and is a Priority Vulnerable species (Recon Consulting, 2000). Taxonomy
of the genus is not well known. Some species' known ranges are limited to several hundred
square feet. S. tortillita is only known from the Tortolita Mountains, and has been recorded
from Ruelas Canyon, the next canyon west of the project area. They may be limited to
limestone outcrops. Although we are not aware of any limestone outcrops within the
project area, the presence or absence of such outcrops is undetermined at this time.
Significant Habitat
The mesoriparian and xeroriparian habitats within the property are of high resource value
compared to the upland habitat. The relatively high vegetation biomass and the presence
of vegetation species found nowhere else on the property provide habitat that increases
wildlife species diversity within the project area, and provide movement corridors for
some species. These corridors connect the Tortolita baj ada to the interior of the mountains,
including State lands and Tortolita Mountain Park. An approximately 1/a- to 1/z -mile portion
of the north branch of Prospect Wash, within Section 17 between Tortolita Mountain Park
and inholding to the west, was identified as Xeroriparian C habitat as part of the Pima
County's Riparian Habitat Protection and Mitigation Requirements program. This stretch
of wash includes the approximately 1,000 feet of the wash identified as supporting
mesoriparian habitat. The ordinance applies only to lands within unincorporated Pima
County, but supports the view that this area represents a high value resource. It is expected
that there will be little direct impact to any of the riparian habitats within the property, as
they rarely extend more than a few feet outside of the arroyo edges.
II.F. Geology and Soils
ILEL Geology
The project area is located in the Basin and Range physiographic province of the North
American Cordillera of the southwestern United States. The southern portion of the Basin
and Range province is situated along the southwestern flank of the Colorado Plateau and
is bounded by the Sierra Nevada Mountains to the west. Formed during middle and late
Tertiary time (100 to 15 m.y. ago), the Basin and Range province is dominated by fault
controlled topography. The topography consists of mountain ranges and relatively flat
alluviated valleys. These mountain ranges and valleys have evolved from generally complex
M
A41AAF-9 GANyaN RANCt' 11-26 �
TETRATECINC.
movements and associated erosional and depositional processes. Structurally, the site lies
within the Santa Cruz River Basin. Drainage flows to the Santa Cruz River during late
Tertiary time, coupled with structural activity discussed above, are generally responsible
for the present day topography within the basin.
Typically, the ranges in this area are of small areal extent, but protrude significantly above
adjacent wide alluviated plains and valleys. The basin rims are formed by the mountain
ranges which consist of sedimentary, igneous and metamorphic materials which have been
subjected to recurrent faulting and tilting and in some places, volcanic and intrusive events.
As a result of erosion, the valleys have experienced partial infilling with sedimentary material
which has been deposited as alluvial fans. Occasionally, the valleys may become interlocking
as a result of coalescing alluvial fans which are referred to as bajadas.
More specifically, the site is on the northern edge of the Tucson basin on the southern edge
of the Tortolita Mountains. The Tortolita Mountains are composed principally of
Granodiorite, a fine-grained volcanic rock. The 4 principal geomorphological surfaces in
the project area consist of:
Bedrock surfaces of the Tortolita Mountains
Pleistocene alluvial fans
Holocene alluvial fans
Active stream courses
ILE2. Soils
There are 10 different major soil groups on the Saguaro Canyon Ranch Specific Plan site.
Soils in this area will serve as structural or foundation material for developments. Soil
properties important for consideration in design and development include:
Permeability
Shear strength
Compressibility
Compaction
Expansion
Shrink -swell
The 10 soil types on the project site are identified on Soils Map: Exhibit II -ll. The soil
types described below correspond to the reconnaissance survey prepared by the U.S.
Soil Conservation Service,
:t>ewel,r"4.fJ.*f CAI,4i hfj A,A.ry.r,,r 11-26
Arizo-Riverwash Complex
This complex is found on nearly level flood plains and channel bottoms. The Arizo consists
of a gravelly loamy sand which is very deep and excessively drained. The Riverwash
consists of unstabilized and stratified layers of sand, silt, and gravel. This component is
frequently flooded, reworked, and sorted and supports little vegetation. Permeability of
the soil is very rapid. Runoff is very slow except when runoffs from higher positions cause
flash flooding. The hazard of wind erosion is moderately 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.
The limitations include frequent flooding and sandiness.
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 extremely gravelly sandy loam and somewhat excessively drained. It
formed in gravelly alluvium derived from granite and gneiss. The depth to bedrock is 4-20
inches. Permeability of this soil is moderately rapid. Runoff is very rapid and the hazard of
water erosion is severe. The wind erosion hazard is very 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.
Cellar -Lehmans Complex
This unit is on gently sloping to moderately steep hills and pediments. The Cellar soil is
extremely gravelly sandy loam which is very shallow, somewhat excessively drained, and
derived from granite and gneiss. The Lehmans soil is gravelly sandy clay loam which is
shallow and well drained. The depth to bedrock is 4-20 inches. Rock outcrops occur as
ledges and boulder piles throughout the unit. Permeability is slow to moderately rapid.
Runoff is medium to very rapid. The water erosion hazard is moderate while wind erosion
hazard is slight. The complex is mostly used for rangeland, but steepness of slopes, rocky
surfaces, and areas of rock outcrop limit access in the area. A few areas are used for
homesites and recreation areas. 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.
Chimenea Very Gravelly Fine Sandy Loam
This unit is found on strongly sloping pediment foot slopes and is derived from granite.
Chimenea is a very gravelly sandy loam. The depth to bedrock is 6-20 inches. This soil is
moderately permeable, runoff is medium to rapid and the hazard of water erosion or wind
erosion is slight. Most areas 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 and slope. Heavy machinery is needed for leveling or making shallow
excavations for utilities. Erosion is a hazard in steeper areas.
Pv��t.� Gt.,v(iGi Aa.•��ri� II -28
Chiricahua-Lampshire Complex
This map unit is on rolling, low, granitic hills and pediments. The Chiricahua soil is a very
gravelly fine sandy loam which is shallow and well drained. The depth to bedrock in the
area ranges 10-20 inches. The Lampshire soil is a very gravelly loam which is very shallow
and well drained. The soil is derived from granite and gneiss with a 45-65% gravel and
cobble cover. Some areas of the soil consist of very cobbly or stony sandy loam. The
permeability of the soil is slow to moderate. Runoff is medium to rapid with a slight wind
and water erosion hazard. The Chiricahua-Lampshire Complex area is used mainly for
rangeland.
Lampshire-Romero-Rock Outcrop Complex
This unit is on moderately steep to very steep hills and mountains. The Lampshire soil is a
very gravelly loam which is very shallow and well drained. The components are derived
from granite, rhyolite, gneiss and tuff. The Romero soil is a very gravelly sandy loam which
is shallow and well drained. The parent material is generally granite, granodiorite, and
pegmatite. The permeability is moderately rapid. Runoff is medium to very rapid. The
hazard of water erosion is slight to severe. The hazard of wind erosion is slight. Rock
outcrops occur as ledges and boulder piles and are scattered throughout. This unit is used
mainly for rangeland and recreation. The limitations include slope, depth to bedrock, and
a very gravelly surface layer.
Palos Verdes -Jaynes Complex
This soil complex is on gently sloping erosional fan terrace remnants. This unit is derived
from schist and gneiss. The Palos Verdes soil is a gravelly sandy loam which is very deep
and well drained. The Jaynes soil is a gravelly sandy loam which is very deep and well
drained. The depth to compacted unconsolidated sediment is 4-20 inches. The permeability
is very slow to moderately rapid. Runoff is medium to medium rapid. The water erosion
hazard is slight. The wind erosion is slight to moderately high. This unit is used mainly for
home sites and other urban developments including recreation. Some of this unit is also
used as rangeland. The main limitation is depth to compacted unconsolidated sediments.
Erosion and sedimentation can be controlled by maintaining and enhancing existing
vegetation.
Palos Verdes-Sahuarita Complex
This map unit is on undulating fan terraces and relict fan terraces. The Palos Verdes soil is
gravelly sandy loam which is very deep and well drained. The depth to compacted
unconsolidated sediments is 8-20 inches. The permeability of the soil is moderately slow
to slow deeper in the section. The hazard of wind and water erosion is slight. The Sahuarita
soil is a very gravelly fine sandy loam which is very deep and well drained. Runoff is slow
to medium. However, soils in and near drainageways are subject to rare seasonal periods
of flooding. This unit is used mainly for rangeland along with some homesites. A limitation
on this soil is depth to compacted unconsolidated sediments on the Palos Verdes soil.
These sediments are rippable and not a serious limitation for most engineering uses.
A4VAFO4AtJ0VN FAN Ck 11-29
TETRATECH, INC.
Pinaleno Very Cobbly Sandy Loam
This soil is formed on gently sloping fan terraces. Pinaleno is a very cobbly sandy loam
r
which is very deep and well drained. The permeability is moderately slow and the runoff is
medium. The hazard of wind and water erosion is slight. It is generally used for rangeland,
but it also has home sites and urban development. There are few limitations to the use of
this soil.
Hayhook-Sahuarita Complex
This map unit is on gently sloping intermediate and low fan terraces incised by narrow
drainageways. The Hayhook soil is a sandy loam which is deep and well drained. The
parent material is predominantly granite. The Sahuarita soil is a very gravelly fine sandy
loam which is very deep and well drained. The permeability of soil is moderate to moderate
rapid. Runoff is slow to medium with seasonal periods of flooding. The hazard of water
erosion is slight to moderate. The hazard of wind erosion is slight to moderately high. This
unit is used for rangeland and homesites along with urban development. The limitations
include the hazard of wind erosion and the seepage potential.
II.G. Utilities and Infrastructure Systems
Utilities are available and are servicing existing homes in the vicinity of the proposed project
area. However, some of the utilities may have to be upgraded to serve our proposed
master plan area. (see Utilities Map: Exhibit II -12) for the location of existing utilities.
Electric: TRICO Electric Company services development within the site area. There is
a single-phase above ground line that runs along the west side of Thornydale Road and
adjacent to the site. Feeder lines underground run off of this line to service existing home
sites both within and outside of the Specific Plan boundary. There is a main, three-phase
connection line that runs above ground, along the north side of Moore Road less than one-
fourth mile south of the site. Another single-phase line that services residences in the
eastern portion of the site area runs above ground along Teal Blue Road, approximately
one-half mile east of the site.
Fiber Optic: Comcast verbally stated that they are in the process of installing fiber optic
cable which will run north on Thornydale and then west on Tangerine Road. They are
installing six nodes to accomodate future development in the area.
Gas: Southwest Gas Corporation has a twelve -inch mainline and a four -inch feeder line
that runs along Moore Road east and west of the Thornydale intersection. The Moore
Road / Thornydale intersection is less than one-fourth mile south of the site.
Phone: Qwest verbally noted that their service lines follow along the alignments of Southwest
Gas and TRICO. Qwest has a one -inch line that runs along Moore Road and extends one
mile west to Camino De Oeste. The nearest mainline is at the intersection of Camino De
Oeste and Tangerine Road, two miles southwest of the site.
LEGEND
Fiber Optic
4�v Phone
#0%** Gas
J#A%I Electric
/\/Major Roadways
NRoadways and Right -of -Ways
29
YA
W mo
m
z
SAGUARO CANYON_ RANCH
p 1 Miles
Exhibit II -12
UTILITIES
MAP
Water: At this time, the site area is within the assured water service area of the Town of
Marana
Most single-family residences in the immediate area are on private wells but there is a new
residential development that is requesting to be serviced by the Marana Water Company
that is currently under review with the Town of Marana's Development Services
Department. This is the Butterfly Mountain subdivision which is north of Moore Road and
west of Thornydale Road.
Wastewater Management: There are no public services for managing wastewater in
the immediate site area. Residences in the area are currently serviced by individual septic
systems. The closest hook up is a mile south of the site.
H. Traffic
Primary access to the project is from Thornydale Road. Existing Roadways: Exhibit
II -13 shows the surrounding roadways and corporate boundaries and Table I provides a
physical inventory of the roadways and the current jurisdictional control.
Table II -1 - Roadway Inventory
Gt, 4i tity A,-;,1jsi r II -32
Paved
No.
Divided
Bike/Ped
Speed
Jurisdiction
Lanes
Facility
Facility
Limit
Moore Road
Cmo de Oeste to Thornydale
No
N/A
No
No
40
Marana
Thornydale to Cmo de Manana
Yes
2
No
No
45
Pima Co.
Cmo de Manana to La Cholla
Yes
2
No
No
45
Pima Co.
Thornydale Road
North of Moore Road
No
N/A
N/A
N/A
N/A
Marana
Moore to Cmo de Manana
Yes
2
No
Yes
40
Pima Co.
Cmo de Manana to Tangerine
Yes
2
No
Yes
40
Marana
Tangerine Road
West of Thornydale Rd
Yes
2
No
No
45
Marana/
ADOT
East of Thornydale Rd
Yes
2
No
No
45
Pima Co/
ADOT
Gt, 4i tity A,-;,1jsi r II -32
Exhibit II -13
Existing Roadways
Saguaro
Canyon
Ranch
Tortolita Mountain
Park
2 -lane paved road
4 -lane sued ad
Do��q >
Unpaved road � m
M
E O
t
Moore Rd
r
Tannerine Rd
Marana
Existing Right -of -Way
The following table provides the right-of-way status of each of the roadways listed in
Rights -of Way Status: Table 2 and shows the major/scenic route designations from
Pima County Major Streets & Scenic Route Plan (MSSRP), as amended 2/02/01 for
the Pima County Roadways. The table also shows whether the roads meet the existing
right-of-way requirements.
Oro
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Existing Right -of -Way
The following table provides the right-of-way status of each of the roadways listed in
Rights -of Way Status: Table 2 and shows the major/scenic route designations from
Pima County Major Streets & Scenic Route Plan (MSSRP), as amended 2/02/01 for
the Pima County Roadways. The table also shows whether the roads meet the existing
right-of-way requirements.
Oro
rt Lane IValle,
fA41WAF-v CWWt' t' FMC -k II -33
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Table II -2 - Rights -of -Way Status
Existing Required Major Scenic Meets Pima Co/
R/W R/W Route Route Marana R/W
Requirements
Moore Road
Cmo de Oeste to Thornydale
60
60
Town of Marana Road
N/A
Thornydale to Cmo de Manana
105
105
Town of Marana Road
Yes
Cmo de Manana to La Cholla
105
150
Yes Yes
Yes
Thornydale Road
North of Moore Marana
150
60
Town of Marana Road
N/A
Moore to Cmo de Manana
105-150
150
Yes No
Yes
Cmo de Manana to Tangerine
105
N/A
Town of Marana Road
Yes
Tangerine Road
West of Thornydale Rd
100
300
Town of Marana Road
Yes
East of Thornydale Rd
100
300
Yes Yes
Yes
Regional Roadway Network
The regional roadway network is illustrated in Existing Regional Transportation
System: Exhibit H-14. It identifies the Pima Country Major Streets and Scenic Routes
designated in this area. It also identifies the roadway improvement projects that are currently
included on the PAG 2002 — 2006 Transportation Improvement Plan (TIP).
Planned Improvements
The primary access roadways to the project are Tangerine Road, Thomydale Road, Moore
Road, and La Cholla Boulevard. No publicly funded capacity improvements are included for
these roadways in the current TIP. Design studies are scheduled for Tangerine Road and
Thomydale Road (south of Linda Vista).
Improvements to Moore Road west of Thomydale, Thomydale Road north and south of
Tangerine, and interim capacity improvements to Tangerine Road and the Tangerine Road/
Thornydale intersection may be constructed within the next five years as development -related
improvements as proposed development in this area begins. Several developments are currently
under design for property surrounding the Thomydale/Tangenne intersection.
Alternate Modes
There are no sidewalks along the roadways serving this project. Thornydale Road is posted as
a bike route from Moore Road to Massingale Road (near Ina Road). Sun Tran bus service
(both express and regular) is available along Oracle Road in Oro Valley and along Ina Road in
Marana. Residents or workers from this project could drive, carpool, or bike to the nearest
bus stop since none are within walking distance.
Exhibit II -14 - Existing Regional Transportation System
C
Caniiarn r.anvnn Ranch
Major Route (Pima Cc)
Programmed Roadway Improvement
0
------_-• Bus Route
fi iii
Programmed Design Study
---------- Bikeway
0
New Interchange Existing Interchange
1 mile
Scenic Route (Pima Co)
9 g g
Current Traffic Volumes and Level of Service
Level of service (LOS) is a qualitative description of how well a roadway operates under
prevailing traffic conditions. A grading system of A through F, similar to academic grades, is
utilized. LOS A is free-flowing traffic, whereas LOS F is forced flow and extreme congestion.
The region has adopted the LOS assessment methods prepared by the Florida Department of
Transportation, as incorporated in the Pima Association of Governments Mobility Management
Plan. The regionally adopted performance standard is LOS D for up to two hours during peak
traffic periods on typical weekdays.
All roads and intersections serving this project are currently operating above this standard.
Current Traffic Volumes and Level of Service: Table 3, provides the current Average
Daily Traffic (ADT) and the LOS on the major roadways.
Moore Rd
Tangerine Rd
Naranaja Dr
Lambert Ln
Linda Vista
Overton Rd
Hardy Rd
Cortaro Rd
Magee Rd
Ina Rd
IA41WAF-0 CAN0cV 9MCk 11-3frWbC �
TETRATECH, INC.
8
Road Segment
Table II -3 -Current Traffic Volumes and Level of Service
ADT
Moore Road — Thornydale Road to La Cholla Boulevard 500
Thornydale Road — Moore Road to Tangerine Road 200
Thornydale Road — Tangerine Road to Turkey Lane 4,700
Tangerine Road — Camino de Oeste to Thornydale Road 6,700
Tangerine Road — Thornydale Road to La Cholla Boulevard 4,680
Sources:
Source/
Capacity
LOS
Year
@ LOS D
(1)/99
10,200
C/+
EST / 00
10,200
C/+
(2)/01
13,500
C/+
(1)/00
18,640
C/+
(2)/01
18,640
C/+
(1) PAG Traffic Volumes in Metropolitan Tucson and Eastern Pima Co.
(2) Pima County Transportation Web Site
EST — estimate based on recorded turning movements (10 X PM peak hour
volume)
C/+ = C or better
11-36
Exhibit II -15
Existing Conditions (Photos)
Nom•. _._ . .
Tangerine Road near Thornydale Road looking east towards the Catalina Mountains.
South on Thornydale Road to intersection with Tangerine Road. Note section line offset
on Thornydale Road.
Looking east along Moore Road from west side of Thornydale Road.
fA41AAF-O C-''001 P-MICk I[ -q7
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Looking north along Thornydale Road towards intersection with Moore Road.
Looking west along Moore Road from Thornydale Road.
IeWO;�e;wt cA7p,W city A,atj-fir 1I-38
II.I. Community Facilities
Recently annexed into the Town of Marana, the area proposed for the development of
Saguaro Canyon Ranch is not within a mile of any existing community facilities. The
location of facilities from the site range in distance between two, and five and a half miles
as shown in Community Facilities: Exhibit II -16.
Schools
The Marana Unified School District covers the proposed specific plan area. The schools
that service this area are located between Linda Vista and Cortaro Farms Road (east of I-
10). They areas follows. Mountain View High School, 3901 W. Linda Vista Boulevard,
is approximately four miles from the site; Tortolita Middle School is located at 4101 W.
Hardy Road, which is approximately five miles from the site; and Ironwood Elementary
School, 3300 W. Freer Drive (approximately four miles from the site).
Libraries
The Nanini Branch Library located at 7300 N. Shannon Road (north of W. Ina Road) is
approximately seven miles from the proposed development and is the closest library. Only
a few more miles further in distance than the Nanini Branch, the Marana Branch Library is
located west of I-10 and north of Moore Road at 13370 N. Lon Adams Road. A new
library is being constructed at Naranj a and La Canada Roads.
Fire Stations
The project will be served primarily by the Northwest Fire District. Fire Station 37 is the
closest, located at 13001 N. Tortolita Road (in Dove Mountain) and is approximately two
miles from the project. Rural Metro's closest station is Fire Station 77, located at 700 E.
Palisades (Oro Valley) approximately four miles from the project. Both Northwest and
Rural Metro have secondary fire stations at the vicinity of Thomydale Road and Magee.
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II.K. Historical and Archeological Resources
Suinniary and Recommendations
An intensive pedestrian survey of 445 ha (1,100 ac) was conducted on the Saguaro
Canyon Ranch site area by Desert Archaeology, Inc. in late spring/early summer of 2001.
This assessment was completed to identify and access the significance of cultural resources
within the proposed development. Fifteen archaeological sites and 68 isolated occurrences
were recorded. Eleven sites meet eligibility requirements for inclusion in the National
Register of Historic Places. Three sites may meet eligibility requirements and are considered
to be potentially significant. One site does not meet Register eligibility requirements and
has been determined to be non-significant. Archaeological sites identified as a result of
this survey have been recorded with the Arizona State Museum. (Additional information
on the survey methodology and results has been provided to Town of Marana staff under
separate cover).
Direct and indirect effects are possible at all of the significant and potentially significant
sites. If these sites are within areas proposed for disturbance, additional archaeological
investigations are recommended prior to site disturbance. In addition, a treatment plan
which addresses potential effects and mitigation strategies for these properties will need to
be developed prior to issuance of grading permits.
Discussion of Survey Results
Early Agricultural, late Hohokam and possibly protohistoric occupations are documented
in the project area. Early Ceramic and early Hohokam people were also likely to have
been utilizing this landscape as well. Fifteen archaeological sites were documented. As a
whole, these sites can be characterized as limited activity areas. These relate directly to
resource procurement and to a lesser degree, processing. One or more processing tools
such as a ground stone, a boulder mortar, and a thermal feature were found at these sites.
Plant communities that could have been used for subsistence were diverse, and could
have included the saguaro, prickly pear, various chollas, jojoba, palo verde, mesquite,
yucca, and numerous grasses. These plant resources would be most abundant from late
spring into early fall. Game animals are abundant currently, but would have been more
abundant prehistorically. Although game could have been hunted year-round, intensive
expeditions probably took place during the spring, fall and early winter. Prehistoric peoples
would have entered this area to hunt and gather wild resources. They would stay at
strategically placed base camps with available water and shelter during seasonal or cyclic
periods when there was a rich diversity of plant and animal life. From here, they could
conduct numerous hunting and gathering forays over a wider geographic area. Agrarian
peoples would then return home to their crops, while Archaic groups would move on to
their next environmental setting or seasonal resource. Because the desired resources at
the Saguaro Canyon Ranch site are available on a seasonal basis, some of the sites probably
reflect repeated seasonal use. However, others could represent a resource gathering area
or campsite that was only occupied once. Some of the identified objects may fit exactly
this scenario.
fA41AAA76My014 RANc:k 11-43
TETRATECH,INC.
Five of the 15 prehistoric sites are interpreted to have functioned in some capacity as
campsites. This includes two open sites and three caves. Caves would provide ready
shelter and security and were probably used more intensively than their open counterparts.
Five additional open sites suggest evidence of campsites but the interpretation is more
speculative. Open campsites, or possible encampments, include greater numbers of
diversified artifacts, tools, and decorated pottery. These sites have the potential for at
least seasonal access to water and are larger than resource procurement sites.
Historic -period use left little evidence in the project area. Documented resources consist
primarily of rock features. One site reflects ranching behavior, but this cannot be determined
from surface archaeology alone. Two other sites have mining prospects associated with
them. Isolated rock cairns show relationship to copper exploration, delineation of previous
property boundaries, or perhaps early cadastral surveys of the property. Given the terrain
of Saguaro Canyon Ranch, the property was probably used for little more than livestock
ranching and mineral exploration. The copper ore in the area probably did not attract
much interest because of its low grade quality. Vegetation suggests that this site may have
been occupied more than 100 years ago. Historic -period sites at Saguaro Canyon Ranch
are estimated to date from about A.D. 1850 at the earliest to A.D. 1950.
The above resource specific recommendations are preliminary and should be used as a
guide during planning phases of Saguaro Canyon Ranch. Accurately assessing potential
effects and mitigation options will require more detailed research at each of the sites. For
those preserved, undisturbed sites no further mitigation shall be required. However,
additional mitigation standards are proposed in Section IV. E. Archaeology and Cultural
Resources Standards.
AAJjrir 11-44
III. SPECIFIC PLAN PROPOSAL
III.A. Guiding Principles
The central guiding principle of the Saguaro Canyon Ranch planned community is to design
and create a unique, low-density residential community that preserves and celebrates the
site's natural and cultural resources. Designing with the land requires that decisions be
based on the land's suitability, on the appropriateness of the design program, and on the
vision of the property owners, site planners, and individual designers and architects, in a
coordinated effort with Marana Town staff, to build a desert community attuned to the
spirit of the place.
The Specific Plan concept will promote an integrated planned community. This is the most
appropriate means for providing land use guidance for this unique property, design and
financial assurances to the Town of Marana, and certainty to property owners. The detailed
planning process, land use classifications, development standards, and infrastructure and
implementation of other functional plans are highly responsive to the opportunities and
constraints of the location and community development program.
Designing with nature does not mean being timid in planning, site engineering, and
architectural design. Rather, it means striking an appropriate balance between the built
and natural environments. The Saguaro Canyon Ranch community will preserve more
than 80% of the project site, while creating a unique built environment and residential
lifestyle that will include equestrian facilities designed to emulate ranch life in Sonora Mexico.
Individual homes will maintain a low profile and follow strict architectural guidelines so that
the residential experience will be an understated and gracious response to the site's natural
and scenic beauty. Homes will emerge from rocks rather than be built on peaks. The
ranch house, horse ranch and gatehouse will complement the character of this desert
community built at the base of the Tortolita Mountains.
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III.A.1. Summary of Design Program and Features
The design program and features will support the guiding principle of"designing with
nature." The overall purpose of site engineering will be to minimize horizontal site
disturbance and thereby conserve existing natural, cultural, and scenic resources. Every
lot will have natural open space. The architectural and landscape design vocabulary will
take its inspiration from the regional Southwestern styles and the upland desert land-
scape. In addition to design concepts, guidelines, and development standards outlined
in detail in the Specific Plan document, a strict Design Review process will be required
for individual homesite development as per private Convenants, Conditions, and Re-
strictions (CC&Rs).
Illustrations show design concepts and overall character. As shown on the following
pages, sensitive site engineering, the use of indigenous rocks and plants and building
techniques, and the emphasis on Sonoran and Santa Fe Revival architectural styles
together will create a community that celebrates its natural and cultural history.
West Elevation of Main Entry
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IILA.2. Summary of Natural. Cultural and Visual Resources Conservation
Conservation and stewardship within the Saguaro Canyon Ranch community will be
implemented through every aspect of the Land Use Plan and development regulations.
These measures begin with the preservation (and non -disturbance) of more than 80% of
the total project area, as illustrated in the Land Use Plan "Restricted Open Space" planning
designation (see Section I1I.B.1).
The location of and diversity of services offered at the Ranch House will reduce off-site
trips and convenience shopping. The multi -modal circulation system, particularly the
Neighborhood Electric Vehicle (NEV) and pedestrian paths, will connect community areas
directly and reduce on-site automotive trips. A variety of water and energy conservation
measures will be promoted through architectural design and landscaping (low-water use/
native plants) regulations, either as part of the Specific Plan regulations or private CC&Rs.
Other care and attention to the siting of homesites will reduce view impacts and protect
nearby rock outcrops. More information on the program and techniques to conserve and
celebrate the site's environmental, cultural and visual resources are outlined in Section
IIL13.3 (Conservation Plan).
IILA.3. Suitabilio of the Specifi c Plan
Substantial Conformance with Town Plans
The proposed Specific Plan area lies within the jurisdiction of the Town of Marana. The
Town's policies for future development are guided by the Town of Marana General Plan
(1997) and through subsequent implementation plans including: the Northwest Marana
Area Plan, 2000; Town of Marana Park, Trail, and Open -Space System Master Plan
(2000), Marana Transportation Plan Update, 2001; Water Master Plan, 1998; and the
Marana Land Development Code, 1998. Currently, The Northwest MaranaArea Plan is
the only existing area plan in the Town of Marana and its sphere of influence is confined to
the northwestern portion of the Town and does not include the subject property.
The Town of Marana General Plan designates the Specific Plan area as future Low -
Density Residential and Community Development, and Open Space for recreational use.
The emphases of the Town's general plan is growth management and rural preservation
through such management objectives as encouraging self-contained/sustainable
neighborhood clusters, and preserving and promoting agrarian uses. The Saguaro Canyon
Ranch Specific Plan is compatible with Town policy and development guidelines since it
proposes low-density residential and supportive uses that include horse facilities and other
activities that support rural character. An underlying goal for managing land use in the
General Plan includes the objective to "practice environmental sensitivity." The proposed
project responds positively to the environmental sensitivity of the site. Comprehensive site
planning, implemented through a Specific Plan development process, allows for
comprehensive mitigation of predetermined cumulative impacts. Low-density planned
development will assure adherence to the spirit and intent of the General Plan.
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The Town of Marana Park, Trail, and Open -Space System Master Plan proposes the
future expansion of Tortolita Mountain Park. This expansion area reflects Pima County's
1997 Tortolita Mountain Park Master Plan. The majority of the expansion area covers
lands owned by the Bureau of Land Management (BLM) and the State of Arizona.
Currently, neither the County nor the Town has implemented any land acquisition to expand
the Park in this area. The applicant is proposing conservation easements and very low-
density residential uses in this area.
The circulation system proposed by the Specific Plan complies with Town transportation
plans and goals. Traffic impacts will be very minor because of the low-density nature of
the development and the inclusion of on-site services and supportive land uses at the
Ranch House. The project includes an electric vehicle circulation system—an
environmentally sensitive and sustainable alternative for on-site travel between residential
and lodge areas. In addition, an extensive network of equestrian, pedestrian and bicycle
paths and trails will provide safe and convenient alternatives to vehicular travel.
More information regarding on-site circulation and its relationship to the off-site road
network is provided in Section III.B.6.
Compatibility of the Specific Plan with Adjacent Land Uses
The Specific Plan offers the most appropriate means for achieving a sustainable village
center that responds sensitively to the surrounding natural and built environments. Through
the Specific Plan process, land uses can be regulated by strict performance, design and
development standards to achieve a more harmonious and functional relationship among
community uses and between the man-made and natural environments. The Specific Plan
also allows for creative phasing of development and a more effective means to
comprehensively integrate community amenities, such as trails and recreational facilities.
The Saguaro Canyon Ranch Specific Plan will use all the allowances of a Specific Plan
Zone to achieve a sustainable, environmentally sensitive and unique master planned
community that will be a good neighbor to existing adjacent land uses.
f �r. i' c fir. �. P��,� ra III -10
III.B. Preliminary Development Plan (PDP)
III.B.I. Land Use Plan Designations
The Saguaro Canyon Ranch Land Use Plan (see Exhibit III I, Land Use Designations)
designates five (5) distinct planning areas for the approximately 1,025 acre planned
community. These planning areas are: Homestead Areas, Guest Ranch, Horse Ranch,
Entry Areas and Community Mixed Use Area.
The permitted uses and development standards in each of these Plan categories will assure
that Saguaro Canyon Ranch develops as an integrated planned community. Sensitivity to
the site's environmental and cultural resources is illustrated in the designation of Restricted
Open Space within the Homestead designation. The largest planning area, Homestead
Areas, is devoted to very low-density residential development that will be built in response
to the central guiding principle of designing with the land. On the average, the Homestead
lot ("homesite" plus open space) will preserve more than 80% of the lot area as Restricted
Open Space. Both the Guest Ranch and Horse Ranch uses complement these residential
uses by providing activities that will create venues and community identity and cohesiveness.
The following table (see Table III -1: Land Use Plan Summary) lists the designation, gross
acres, and allowable uses. The proposed acreage of the planning units includes land that
may be developed for circulation (i.e., spine and tributary roads, NEV, and community
trail system). Final acreage for each planning area will be determined at the time of platting.
III.B.2 Site Plan
The site plans shown on Exhibits III -2 and III -3 illustrate the guiding principles of the
SCR development. Roads are carefully integrated into the site's topography. The actual
disturbance areas are limited to the portion of the lot shown as "homesite." As shown in
Exhibit III -3, Restricted Open Space will cover the majority of individual lot areas. This
"Phase 1" approach will be implemented in later phases of Plan build -out.
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HOMESTEAD
AREAS F ---
COMMUNITY
- MIXED-USE
AREA
LEGEND
Homestead Areas
Guest Ranch
Horse Ranch
Entry Areas
Community Mixed -Use Area
- Excluded Parcel
ENTRY AREAS
SAGUARO CANYON RANCH
Exhibit III -1
Land Use
Designations
TABLE III -1— LAND USE PLAN SUMMARY
SAGUARO CANYON SPECIFIC PLAN
Planning
Gross Acres
Maximum No. of
Minimum
Maximum
Designation
Dwellin Units
Lot Size
Building Hei ht
Homestead
Acres in
188 Single -Family
144,000
18 feet*
Areas (HA)
Restricted Open
sq. feet
Space Areas: 850
22 Casitas
Acres in
Residential
Development
Areas: 92
Guest Ranch
22 acres
Ranch House, plus
10 acres
40 feet (Ranch
(GR)
20 casitas
minimum
House)
site size
18 feet casitas*
Horse
21 acres
Bunkhouse (3
12 acres
32 feet all
Ranch (HR)
dwelling units) and
minimum
buildings, except
Manager's
site size
68 feet for arena
Residence
Entry Areas
9 acres
N/A
N/A
34 feet
EA
Community
31 acres
15 SF units
4,500 sq.
36 feet
Mixed -Use
50 MF units
feet/Single
(CMU)
Family
**Note: Height is measured as "height above average existing grade." Anything over
14 feet must be approved by the DRB.
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III.B.3. Conservation Plan
Because the central guiding principle of the Saguaro Canyon Ranch Specific Plan is to
design with nature, the land use program and site planning and engineering will integrate
the built environment with natural features. The owners, planners, and architects of Saguaro
Canyon Ranch recognize that designing with nature means adapting the development
concept and program to the opportunities of the site. A variety of actions will be taken in
order to conserve and celebrate the site's natural and cultural resources. Seen from the
broader perspective, this will mean accommodating the building program to the nature of
the site: designing a road system that follows the contours of the land, preserving the site's
natural washes and designating building envelopes to reduce site disturbance. At a closer
view, the sensitive integration of development with the site is illustrated by the attention to
design and architectural detail: acknowledging and celebrating the site's archaeological
heritage by incorporating Native American and historic building techniques and motifs into
walls and architectural features; requiring that homes maintain a close -to -the -ground low -
profile and be sited and constructed to celebrate nature, not architecture; limiting adverse
impacts on vegetation and visual quality; and employing a variety of energy conservation
and "green building" techniques.
The following conservation objectives are highlighted below and are further elaborated in
other sections of this document, as noted:
IILB.3.a. Conserve Natural and Visual Resources
The designation of Restricted Open Space as a distinct planning area with applicable
allowed uses and development standards within individual Homesteads is the primary
means for realizing the Conservation Plan for Saguaro Canyon Ranch. As noted in the
discussion of land use plan categories in Section III.B.1, community and private Restricted
Open Space comprise more than 80% of the site and include major ridges, washes, and
rock outcrops, as well as areas required for cultural or visual resource preservation, or
buffering site development from adjacent neighbors or public lands. In addition to the
inclusion of Prospect Wash in the Restricted Open Space category, tributary washes and
adjacent vegetation will remain undisturbed, where possible, and disturbance will be
mitigated.
III.B.3.-b. Protect Native Vegetation and Habitat Resources
The limited site disturbance (less than 20% of the project's gross acreage will be disturbed),
and the care that will be taken during the construction of community infrastructure and
homes, will mitigate development impacts. Strict standards for grading (and fencing of
"no grade areas"), monitoring and salvaging of plant material, repair of disturbed fringes,
and revegetation with native species will assist in preserving significant vegetation and
maintaining biological corridors and wildlife habitat. These standards are discussed in
detail in Sections III.B.4. (Grading Concept Plan), and III.B.9. (General Landscape
Program).
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III.B.3.c. Provide Trail Amenities
An extensive network of trails and paths will provide an attractive and convenient alternative
to on-site vehicular travel, thereby conserving energy and reducing vehicle emissions. Trail
development for the electric cart path (Neighborhood Electric Vehicle — NEV) and hiking,
equestrian, and bike trails for community residents will generally seek the "paths of least
resistance." Often, these paths have been defined by earlier residents of the site who
followed animal trails or historic or prehistoric foot paths. As with primary vehicular
circulation, the site planners and engineers will accommodate NEV circulation to site terrain,
wherever possible. Areas disturbed by trail development will be revegetated.
III.B.3.d. Protect Cultural Resources
The primary conservation measure for protection of cultural resources is preservation in
place of surveyed archaeological sites. As part of the Specific Plan rezoning process, the
applicant has conducted a preliminary archaeological survey. The results of the survey
have been summarized in the Development Capability Analysis (see Section II.K.).
In addition to preservation -in-place, other methods for cultural resources protection and
mitigation will be implemented prior to construction of the project. These will include the
display and interpretation of artifacts recovered on-site, as well as exhibits on the
ethnobotany and culture of the Hohokam and Archaic Periods. The community farm will
provide an opportunity for replication of Hohokam irrigation techniques and plant materials.
This and other interpretation and celebration of the site's cultural heritage will raise awareness
among residents and visitors and create advocates for resource protection. Additional
details are provided in Section IV.E.: Archaeology and Cultural Resources Standards.
III.B.3.e. Promote Energy Conservation
Regulations and incentives, both as part of the Specific Plan and in private CC&Rs, will
promote energy conservation. These will include site design and architectural standards to
reduce heat gain, and landscaping requirements for xeriscape and low-water use plants.
Many of these techniques, such as minimizing west -facing openings, requiring window
shading, generous shaded outdoor "rooms", and planting along west facing walls, will
reduce reliance on air conditioning.
The surface areas of water features, hot tubs, and pools will be encouraged to be limited
because of the spa and pool facilities provided at the Ranch House. Finally, the landscaping
program for the entire project will promote xeriscape and water conservation. More
detailed information is provided in Section III.B.9. General Landscape Program.
III.B.4. Grading Concent
The intent of the Grading Concept for this project is to limit the visual impact of grading
throughout the project boundaries. Homesites and project improvements will not dominate
the visual landscape. Roads will follow natural contours wherever possible. In general for
both roads and homesites, the area of grading disturbance will be reduced horizontally
since vertical cuts (down slope retaining walls or deeper upslope cuts) and terracing are
preferred. Areas that will accommodate the Ranch House and Horse Ranch will be subject
to limited mass grading and leveling, however, mass grading will not be allowed for individual
homesites. Revegetation, screening, and limited grading are the methods to be employed
to maintain a very natural appearing landscape. There are four general topographic features
that make up the majority of the project: steep rocky slopes, relatively level bajadas,
relatively level mountain benches, and narrow valley floors. The project site is predominately
mountainous and the soil content is roughly divided into little to no soil development on the
rocky slopes, and cobbley gravelly soils elsewhere. For this reason, and because the
Town's preferred urban form is cluster development, 80% of the project site will be set
aside as open space. The remaining 20% will be subject to grading for roads, utilities and
homesite Functional Open Space.
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. All homesite earthworks
will be confined to creation of the building envelope, driveways and utility excavations.
Areas allowable for disturbance include both the area under roof (whether refrigerated or
non -refrigerated space), plus an area for Functional Open Space. Typically, the disturbed
area of the building envelope (area under roof plus Functional Open Space) will not exceed
20% of the total homesite lot area. The overall effect of the grading of each homesite will
be one of minimal disturbance. Structures may be excavated into hillsides, straddle minor
washes, and ramble with existing topography to `blend' with the natural environment more
than `dominate' the site and setting.
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III.B.5. Drainage Concept
The Drainage Concept for Saguaro Canyon Ranch supports the preservation of the site's
natural hydrology and topography. The major and minor washes and their tributaries
within the project will be left natural where possible. In areas where erosion protection is
needed, grading will be minimal and repaired to a natural condition.
As shown on the Site Plan, lots are arranged to fit between washes, to preserve micro
drainage features and to allow each micro -drainage to seek its own natural retention area.
The area of the lot envelope designated as Functional Open Space will be graded to
detain flows across the property. Water harvesting will be a goal of this project. Swales
along the sides of roads will capture stormwater runoff. Water harvesting and gray -water
harvesting will be encouraged for each individual lot to provide natural and recyclable
water to plants and gardens.
In keeping with the ecological sensitivity of the SCR development, permaculture prin-
ciples will be applied to support more natural drainage design. Permaculture integrates
practices from many disciplines to create designs that are self-regulating and have the
diversity, stability and resilience of natural ecosystems. Because SCR is a very low-
density development, the most effective way to support the site's natural systems is to
minimize site disturbance.
The overall aim of permaculture design is to produce an efficient low -maintenance
community that can thrive in harmony with its natural and cultural setting. The illustra-
tions provided in Exhibit III -4 show the variety of on -the -ground treatments that will
be applied at SCR to retain and productively use storm water runoff at the community
farm and at individual homesites, and to minimize erosion. These include very site-
specific and sensitive grading techniques to capture runoff in swales (along roads and in
farm and garden areas) and to terrace disturbed slopes and stabilize with native vegeta-
tion.
Exhibit III -4: Drainage Concept
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Limit Width of
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IILB.6. Circulation Concent
The overall design concept for on-site circulation is based on two primary concerns: 1)
the need to employ roadway design strategies that are sensitive and sympathetic to the
natural terrain; and 2) the desire to create an integrated multi -modal system that is
compatible with the low-density, rural and ranch character of the Saguaro Canyon
community. With these two design goals as the underlying basis for the circulation concept,
both functional and aesthetic criteria will necessarily be addressed concurrently. In addition,
the analysis of existing off-site traffic patterns and future traffic needs has been taken into
consideration in the design of on-site improvements.
Off -Site Future Traffic
The following information on Access, Site Traffic, and Future Traffic volumes is based on
the transportation and traffic analysis prepared by CLA, Curtis Lueck & Associates.
Access
Vehicular access to the site will be provided from an extension of Thornydale Road, north of
Moore Road. The right-of-way currently exists for Thomydale Road from Moore Road
north, one mile. This section of road is unimproved. Thomydale Road extends south from
Moore Road as a paved, two-lane roadway to Tangerine Road, one mile south of Moore
Road, and then continues south through rural areas, and eventually into the Town of Marana
business district near Ina Road. Moore Road extends east from the intersection as a paved,
two-lane roadway to La Cholla Boulevard, two miles east of Thornydale Road to Camino de
Oeste. La Cholla Boulevard is a paved roadway that extends south to connect to major
arterials serving Oro Valley and Tucson. Moore Road is an unpaved road extending west from
Thomydale Road. El Camino de Manana extends northeasterly across Thornydale Road
south of Moore Road. This is an unpaved roadway that is stop controlled at Thornydale Road.
The intersection of Thornydale Road/Moore Road is a three-legged intersection with stop
control on the eastbound approach, which is the unpaved section of Moore Road. The
intersection of Thomydale/Tangerine Road is a four -legged intersection with stop control on
Thornydale Road, the north -south roadway. All approaches to the intersection have one
shared -use lane. Exhibit III -5 provides an illustration of the lane assignment on these roadways
and at the intersections.
S�f_tipc ?'IXL_ Y<<IT,_J;J III -24
Exhibit III -5: Lane Assignment on Roadways and Intersections
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Site Traffic
The traffic impact analysis was based on a development prospectus that included about 200
very high-end single-family residential units, 30 guest casitas, a Ranch House (community
center) with meeting rooms, a dining room and lounge, limited retail facilities, and an equestrian
(ranch) center. All of these amenities are for use of the community residents and their guests
only. Because of these amenities, many of the trips will be internal to the project.
To estimate the trips from this project onto the external roadways, we have used the Institute
of Transportation Engineers Trip Generation, 6"' Edition, published trip rates for land use
category 210 — single family residential, and category 330 — resort hotel ( for the casitas).
According to these rates, the project will generate about 2,100 trips during the average weekday.
However, we estimate that at least 40 percent of these trips will remain internal to the project,
resulting in about 1,260 external trips during the average weekday. These trips are summarized
in Table III -2, below.
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Table III -2 Estimated Trip Generation
TRIP RATES
AM Peak Hour
PM Peak Hour
Avg Weekday
Land Use
In
Out
In Out
In Out
Single Family Residential
0.75
1.01
9.57
25% 75%
65% 36%
50% 50%
Casitas
0.37
0.49
5.88
72% 28%
43% 57%
50% 50%
ESTIMATED TOTAL TRIPS
Single Family Residential
151
202
1914
38
113
129 73
957 957
Casitas
11
14
176
8
3
6 8
33 33
Total Trips
162
216
2090
46
116
135 81
1045 1045
INTERNAL TRIPS (40%)
Single Family Residential
60
80
760
15
45
50 30
380 380
Casitas
5
5
70
5
0
0 5
35 35
Total Internal Trips
65
85
830
20
45
50 35
415 415
EXTERNAL TRIPS
Single Family Residential
90
120
1150
25
65
75 45
575 575
Casitas
5
10
110
5
0
5 5
55 55
Total External Trips
95
130
1,260
30
65
80 50
630 630
f �Wpx T>tA.,... I've ,ter 111-26
Distribution and site traffic assignment on the surrounding roadways are estimated as shown in
Table EU -3. The distribution is based on the assumption that some of the westbound traffic will
use Moore Road to access Tangerine Road through La Cholla Boulevard. No site trips have
been assigned to the unpaved roadways — Moore Road, west of Thornydale Road and El
Camino de Manana.
Table III -3 Distribution of External Trips
Future Traffic Volumes
The future daily traffic volumes and level of service of the roadways impacted by the project are
estimated by adding the site traffic volumes to the existing volumes plus estimating regional
growth, or background traffic on the roads. The regional growth was estimated at five percent
(5%) per year for 5 years, which is the period of time expected to complete the project. The
following table summarizes the estimated future volumes and LOS. In addition, the table provides
an estimate for the percent of traffic on each road generated by the proposed project.
Table III -4 Future Volumes and Level of Service
Road Segment Current
Distribution
Daily
AM
PM
ADT
Growth
Traffic
Peak
Peak
Moore Rd east of Thornydale Road
25%
290
20
30
Moore Rd west of Thornydale Road
0%
0
0
0
Thornydale Road south of Moore Road
75%
860
70
90
Tangerine Road west of Thornydale Road
30%
350
30
40
Tangerine Road east of Thornydale Road
10%
120
10
15
Thornydale Road south of Tangerine Road
35%
390
30
35
Future Traffic Volumes
The future daily traffic volumes and level of service of the roadways impacted by the project are
estimated by adding the site traffic volumes to the existing volumes plus estimating regional
growth, or background traffic on the roads. The regional growth was estimated at five percent
(5%) per year for 5 years, which is the period of time expected to complete the project. The
following table summarizes the estimated future volumes and LOS. In addition, the table provides
an estimate for the percent of traffic on each road generated by the proposed project.
Table III -4 Future Volumes and Level of Service
Road Segment Current
Regional
Site
New
New Percent
ADT
Growth
Traffic
ADT
LOS
Site
Moore Road east of Thornydale 500
140
290
930
C/+
31%
Thornydale Road north of Tangerine
200
55
860
1,115
C/+ 77%
Thornydale Road South of Tangerine
4,700
1,300
390
6,390
C/+ 6%
Tangerine Road - West of Thornydale
6,700
1,850
350
8,900
C 4%
Tangerine Road — East of Thornydale
4,700
1,300
120
6,120
C 2%
C/+ = C or better
fA4VAF,0 CANOON P Wk 111-27
TETRA TECH, INC.
On -Site Circulation System
Roadways
All roadways within the project area will be private. Any off-site road improvements will
be designed and constructed to Town of Marana standards and may be financed by
means of a Community Facilities District.
The roadway alignments will follow the natural contours wherever possible. Where the
alignment must cut across natural gradients, vertical cuts with down slope retaining walls,
and/or deeper upslope cuts and terracing are preferred, in order to reduce the horizontal
extent of disturbance.
The spine road collector will loop through the project and will provide all weather access
to the neighborhood clusters. Travel along the spine road will be carefully sequenced to
promote a leisurely, pleasant experience. Traffic calming techniques will include: low
design and posted speeds (15 mph); speed control terraces; reduced frequency of driveways
onto the spine and main loop road; selected lane separations; and major and minor traffic
circles. (See Exhibit III -6 - Circulation Concept).
The following list of "terrain sympathetic" road design strategies provides a more detailed
description of these design techniques (see Exhibit III -7 for sketch details)
• Increase cut and decrease retention at outside (convex) curves
• Decrease cut and increase retention at inside (concave) curves
• Take advantage of the naturally fractionate and competent granite cut faces
• On steeped terrain, do not attempt to "equalize" cut and fill; this makes drives too
prominent. Additional cutting frequently reduces impacts, drops driving surfaces
below vegetation crowns, moves down slope catch points closer to the center
line, reduces the sweep of headlights
• Allow climbing traverses to cut in to shoulders as they top -out. Where possible,
locate traverses and cul-de-sacs on concave slopes.
• Reduce the frequency of homesites on steeper terrain; cluster sites within and
between natural declivities
• Employ short spurs with cul-de-sacs and allow private driveways to access
homesites; where feasible, do not attempt to bring main drives close to every front
door.
• Provide pull out lanes near narrower sections
PA,V yVfA, 111-2$
Neighborhood Electric Vehicle (NEV) Path
Another major element of on-site circulation is the NEV Path. This circulation element will
promote a non-polluting alternative to conventional vehicular travel. The NEV will link the
Gatehouse with the Ranch House (in the Guest Ranch area), observatory, remote casitas,
and community farm, as shown on Exhibit III -6. The path will also access trail crossings
(and selected trailheads) for use by hikers. The NEV path will be a maximum of 14 feet
with two travel lanes between the Gatehouse and Ranch House. In steep areas, additional
design modifications and safety measures will be applied. The path frequently will be
separated from the road, as the path tightly ascends the undulating terrain. The path will
also provide an additional means for residents and guests to access some of the interpretive
nodes and overlook areas. The extensive NEV network will be a primary means of
transportation for residents and guests within the community.
Gas powered vehicles of all types except emergency vehicles will be restricted to project
paved roads. This applies to both the general public and project residents. Off-road
vehicles will not be permitted on any other part of the project. This restriction includes but
is not limited to four-wheel drive gas powered vehicles, dirt bikes, motorcycles, dune
buggies, sand rails, or modified jeeps.
Hiking and bridle trails, key components in the overall circulation system, are discussed
separately in Section III.B.8.
A414AF.a CAN0ON RM 111-29
TETRA TECH, INC.
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�A410AF-0 CA�'0DV C 111-31
TETRATECH, INC. — -_
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frt,61D6 Y�ti w rrvryodA,1 111-32
III.B.7. Utilities and Facilities Concent
Water
The Saguaro Canyon Ranch development will be serviced by the Town of Marana water
supply system, in coordination with Metro Water. The system will be approved by the
Town of Marana and ADEQ and developed to comply with the National Fire Code.
Fire Protection and Emergency Services
Fire protection and emergency services will be provided by Northwest Fire District.
Sewage
Wastewater disposal will be provided by Pima County Wastewater Management or
individual septic -type systems on-site. If the development connects to the public sewer
system, it will provide infrastructure to the 15 -inch sewer line located at the intersection of
Tangerine Road and Camino de Oeste, approximately 2.5 miles from the project's southern
boundary. The on-site septic system will be ADVANTEX, which has been approved by
ADEQ and utilizes reuse of gray water for irrigation of individual homesites and other
areas.
Southwest Gas
Southwest Gas will serve the development, with a connection at the intersection of Moore
Road and Thomydale Road, with the line extending within the existing Thomydale right-
of-way to the site.
Vico Electric
Trico Electric currently serves the area. The current single-phase line(s) will be upgraded
to a 3-phase line to serve the Guest Ranch and other areas as needed. The overhead
single-phase line that currently exists within the Thomydale Road right-of-way will be
abandoned and the replacement 3-phase line will be undergrounded without interruption
of service to current users.
Other Utilities
Communication utilities will be provided by Qwest or approved equals.
SA41AA -0 CANOON "NCk 111-33
TETRA TECH, INC.
III. B.8. Open Space/Recreation and Trails Concept
The Open Space/Recreation and Trails Concept is one of the most important tools used
by the Saguaro Canyon Specific Plan to protect environmentally valuable areas of the site
while providing residents with recreational and educational opportunities. This concept
plan (see Exhibit III -8) has created a hierarchical system of land uses and trails that will
provide a gradual transition and connection between protected/passive areas, and the
more active recreational amenities with the Saguaro Canyon Ranch community.
The trail system promotes the use of non -motorized transportation, and encourages and
enables residents to interact more intimately with the natural environment. The plan proposes
approximately four (4) miles of the NEV path (discussed in detail in the previous section),
9 to 11 miles of walking trails, with approximately four (4) miles of bridle trails. The path
and trails are designed to access the site's spectacular views and natural and cultural
resources, while causing as little impact as possible on the surrounding environment.
Disturbance caused by the development of the NEV path and trails will be regraded and
revegetated to restore the landscape to its original character.
Pedestrian paths will link residents with community facilities and the NEV path. Those
portions of the pedestrian paths closest to community facilities, such as the Ranch House,
will be ADA accessible.
The Specific Plan also proposes a bridle trail that will venture into high desert habitat, on
trails designed to seek out passable terrain. As envisioned by the Horse Ranch program,
horses will be boarded/stabled although additional hoofed animals will be allowed as per
Development Standards. These animals and their riders will be the primary users of bridle
trails. Field investigations have concluded that much of Prospect Wash is nonnegotiable,
especially for equestrian use. Exhibit III -8 shows the conceptual alignment of the trail
system. The actual on -the -ground configuration will be determined at the time of platting,
based on as -built considerations. The trail will cross Prospect Wash and follow the waterway
where possible. Depending on the terrain and purpose, the hiking and bridle trails will
separate to follow routes suitable for each user. An example is the loping trail proposed to
encircle the Horse Ranch. This trail will not allow hikers, in order to permit riders to focus
solely on their horse and riding skills, and not be distracted by interaction with other users.
Even though most of the hiking and bridle trails will follow the same general route, joint use
will be guided by safety and functional concerns.
The Saguaro Canyon Specific Plan proposal for a comprehensive trail network reduces
the proposed community's dependency on motorized vehicles, thus reducing vehicle noise
and emissions. This planning solution will have much less of an impact on wildlife and
vegetative communities than a typical vehicular -dependent subdivision.
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III B 9 General Landscape Program
Saguaro Canyon Ranch is an upland desert community. In this sense, the residents must
respect the environment. Saguaro Canyon Ranch intends to maintain as much of the desert
calm as possible by softening and screening the human impact; to displace as little as
possible of the natural environment; to create a setting where residents feel they are a part
of the fabric of the desert. The goal of the landscape program then, is to create a viable
residential community within the existing natural community.
Just as nature has a hierarchy of landscapes, Saguaro Canyon Ranch will also have a
hierarchy. The Specific Plan identifies several key development uses: residential, activity
centers with a variety of community amenities, project roads (streetscape), nodal
connections, and the entry tunnel and Gatehouse. All of these provide the structure for the
built environmental hierarchy. The intent is to create a sequence of themes from the project
entry through the outer bounds of the property.
Main Project Entry
The primary entry feature of the project is the constructed tunnel. The passage through the
confines of the tunnel and into the expansive landscape of Saguaro Canyon Ranch creates
a dramatic arrival experience. This sense of entry is further orchestrated through the
architectural vocabulary of the
reception area, gatehouse,
adjacent walls and structural - -
design details, and the
landscape design and plant
palette in the entry area.
Entering the reception area
after passing through the i
tunnel will give one the I
impression that the structures
and landscape have been there
for many lifetimes and cultures.
The impact to the surrounding
area will be minimized. A
formal massing of native trees
at the project entrance is
intended to create visual �,.
interest and a sense of arrival.
Plan View -Entry Study
fA41AAF-V GAP y DV 9MCk 111-37 �
f r rbc FtA". -
I TETRATECH,INC. __
The reception area and gatehouse will be located at the project entrance. The landscape
treatment to the west of the reception area/entry building will replicate the natural desert,
while landscape materials to the east will provide an oasis environment. The reception
area will provide environmental, cultural (archaeological/historical) and development
information for the project. Because it provides an important location and sales focus for
the project during the development stage, the landscape will be lusher and more mature in
this area.
The entry statement will be southwestern, and Sonoran landscape materials will be blended
to give color and sense of arrival. Desert and drought -tolerant materials will be selected
for their color and growing habits to illustrate the richness that desert plantings can achieve.
The goal of the entry landscape demonstration area is to provide an example of how
homeowners might be able to landscape their homesites in a site -responsive manner using
native and desert -adapted plant materials to proj ect the style and beauty of the desert.
Ranch House
L
Fountain details at the Ranch House
IrtCiPc FIAw rvvrrAJ 111-38
Located near the heart of the project,
the Ranch House will be the primary
gathering space (and community
center and plaza) for residents and
their guests. The landscape character
and amenities will complement the uses
planned for the Ranch House and
guest caritas. These will include a
full -spectrum of services and activities
comparable to those found at guest
ranches or small special -market
resorts. Retail and office uses will be
available at the Ranch House, albeit
limited in size and intensity and
intended for the convenience of the
Saguaro Ranch community.
Horse Ranch
The Horse Ranch depicts
homesteading and ranch life in
191" century Spanish and
Mexican cultures. At this time
the structures were simple
wood, adobe, and stone
construction with covered
interior walkways to escape
the hot sun of the day. Activity Covered Arena Study
areas were turned inward to
the interactive courtyard area. In the historic models, corrals for tending to animals were
often within this enclosed area. The courtyard was also the location for the farm, water
wells, out buildings such as barns, feed storage areas, and dining areas, as well as gathering
areas for work (clothes washing) and play. The courtyard would have been the main
gathering area for fiestas. Design detail, color, plants, and planters were very important in
this area. The ranch hand bunkhouse was more utilitarian in nature and sited on the outer
periphery of this oasis area, at close reach to the open range.
r�r�r i,Jv er+S ,rrc r.' vinT i
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The project's Horse Ranch is intended to portray this early ranch lifestyle. The buildings
will be made of materials that provide similar imagery to that of days gone by. Particular
attention will be given to the design of porches and covered walkways close to the building
areas. Landscaping will embellish the main areas and will blend into the natural desert and
pastureland. Horse training facilities
will be within view from the main, r ��
building center and will be integrated
iBYF , •,rr
into the interior outdoor activity area.
Pathways will pass through these ,
areas leading to other on-site
activities.
The main center will provide '' \ '
opportunities to have a working 0_
kitchen with a food service gathering
area. Ranch hand quarters will follow Ti
the same architectural style. The
pasture will be expansive and will
lead one's gaze from the main center
and beyond to the Santa Catalina Plan Y ealw of Horse Ranch
Mountains. There will be a loping
track that will meander in and out of the terrain and pasture area, circling the outer reaches
of the Horse Ranch site area.
fA41AAF-O r -A OMI F-ANC34 III -39
TETRA TECH, INC.___
Spine Road
The spine road is a meandering, main feeder road that connects offset, irregularly shaped
roads that are strategically placed to meld with the lay of the land. As a maj or watercourse
has a well-developed linear landscape, the spine road will have a dominant landscape
associated with it. As one looks across the desert floor, one can easily pick out riparian
corridors. The spine road will be landscaped to emulate such a landscape feature. The
trees will be slightly taller and closer spaced. Their canopies will be larger. The undergrowth
will be more dense and mature. Nodal areas where local roads, NEV paths, bridle trails,
and hiking trails connect, cross, or terminate at the spine road will receive the same landscape
treatment, gradually changing in character and density as they move away from the spine
road.
Local Roads and the NEV Cart Paths
Local roads will be de-emphasized and will not receive the same treatment as the spine
road. The edges of both the local roads and NEV paths will be landscaped and revegetated
to blend with the surrounding desert character. Properly designed and landscaped, the
only sense of being on or near a local road or NEV path should be when one is actually
driving the alignment.
Homestead Areas
Homestead Areas include areas designated as Restricted Open Space and Residential
Development Areas (Building Envelope and Functional Open Space). The primary purpose
of the Restricted Open Space is natural resource protection. However, this does not
preclude passive recreational uses, including botanical gardens or display gardens; habitat
restoration areas; passive recreation or educational facilities such as picnic areas, ramadas,
observatories, gathering nodes; archaeological exhibit areas; and hiking, bridle, and bicycle
trails. While each of these activities may require a different landscape or screening approach,
the overall theme of indigenous desert applies, and every effort will be made to screen
man-made activities, especially road and trail disturbance, from these areas.
While the landscape concept for the Restricted Open Space focuses on preservation in
place of existing plant materials, the landscape program for Residential Development Areas
emphasizes restoration and revegetation with native plants found in the immediate area.
More information on residential landscaping is provided in Section IV.J, Landscape
Standards.
IV. DEVELOPMENT REGULATIONS
IV.A Purpose and Intent
The development regulations for the Saguaro Canyon Ranch Specific Plan establish the
zoning framework for the planned community. As noted earlier in the discussion of the
Specific Plan process, this planning and zoning process enables and encourages
comprehensively planned development. It is the ideal zoning mechanism for guiding the
development of large sites that are under single ownership. The Plan document provides
for both flexibility and certainty through customized land use classifications tailored to
meet the programmatic goals of the planned community. In addition, development standards
for each classification and functional standards for site grading, drainage, and infrastructure
respond to the site's unique environmental conditions. The detailed information provided
in this section will demonstrate how the project will conform to the Town of Marana's
policies and goals, as well as to the guiding principles of the Saguaro Canyon Ranch
planned community.
IV.B Definitions
Americans with Disabilities Act (ADA) as amended: 1990 Federal legislation providing
for barrier -free access to jobs, transportation, and public facilities and services.
Alluvial Plain: A broad, flat valley where sediments have been deposited over time by
stream flow.
Archaeological Resources: Material remains of past human activities that may include w
artifacts, monuments, and other cultural remains.
Area under Roof. Refrigerated and non -refrigerated space constructed on a building site
for purposes of habitation or related to habitation.
Arizona Department of Water Resources (ADWR) Tucson Active Management Area
Low Water Using Plant List 2000 Edition: The document used to guide plant selection in
the Specific Plan area.
Average Daily Traffic (ADT): The total automotive traffic tabulated in a calendar year
divided by three hundred sixty-five.
Average Existing Grade of Site: An overall measurement of building site grade taken
before any earthwork or construction activity occurs.
Average Finished Grade: The overall measurement of a building site taken after construction #,
activity occurs.
rA410AXaGAN0t7N 9A>uL�( 1V`1
TETRATECH, INCA
Bajada: An apron of sediment along a mountain front created by the joining of alluvial fan
deposits.
Basin and Range: An area of uplift characterized by relatively small mountain ranges and
ridges separated by drainage basins and relatively flat alluvial plains.
Braun-Blanquet Cover -Abundance Scale: A method of estimating the vegetative cover
within a sample area based on height of plant material and amount of cover that plant
species provide within each vegetative height layer.
Buffer/screen: A design element such as walls, landscaped areas, berms, parking areas,
and building setbacks that mitigate the impact of construction on adjoining properties.
Building Envelope: That portion of an individual lot within which disturbance is allowed
and alterations to the natural landscape permitted. The building envelope includes "areas
under roof' plus functional open space.
Building Height: The vertical distance between the level of the average existing grade and
the highest point of the parapet of a flat roof, or the ridge line of a gable or shed roof.
Building Setback: The perpendicular distance from the perimeter boundary line of a lot
designated on the plat to the exterior wall of a permanent structure.
Canopy Tree: A woody plant, other than a palm tree, with a mature crown diameter of at
least fifteen (15) feet and having a trunk that, at maturity, is kept clear of leaves and
branches at least six (6) feet above grade.
Carrying Capacity: The level of use that can be accommodated and continued within a
project site and will not impair natural resource productivity, the ecosystem, or the quality
of air, land, and water resources.
Community Mixed Use Area: One of five land use designations in the Specific Plan
described in Section IV.D. The Community Mixed Use area classification provides for
residential use and support services, including uses such as employee housing, day care,
administrative offices, parking, and other similar support uses.
Covenants, Conditions, and Restrictions (CC&Rs): A recorded document that sets forth
the regulations to be followed by the owners of specific properties.
Critical Basin: A basin defined by Pima County that has severe flooding problems resulting
from existing watershed conditions.
Cubic Feet per Second: A measurement of water runoff.
Cultural Resources: Those human -made artifacts and products that a community values
and seeks to preserve as part of its heritage.
Design Guidelines: Recommendations for maintaining the design quality of a project site
and promoting good visual attributes.
Distribution of External Trips: The manner in which automotive traffic will be directed to
roadways outside the project site.
Drought -tolerant: Plants that are able to survive with little or no supplemental water.
Dwelling: Any building or structure, occupied in whole or in part, as the residence or living
quarters of one or more persons, excluding temporary lodging at the Ranch House.
Dwelling Unit Cap: The maximum number of dwelling units permitted within the Specific
Plan Area.
Eastern Pima County Trail System Master Plan: A document and map that shows all
recognized public trailheads, trails, and trail linkages, both existing and proposed, throughout
Eastern Pima County.
Endangered Species Act (ESA): The federal law that establishes the criteria and method
for determining what plants and animals may be in danger of extinction due to growth and
development and establishes options for dealing with the impacts of growth on threatened
and endangered species.
Engineer of Record: A Civil Engineer registered in the state of Arizona who may be an
employee of the Master Developer, or a consultant, hired by the Master Developer.
Entry Area: One of five land use designations in the Specific Plan described in Section
IV.D. The Entry Area classification includes areas set aside for reception of residents,
guests, and visitors, including sales and marketing offices, displays and exhibit areas, and
community rooms.
Estimated Trip Generation: A method used by transportation engineers to determine the
number of vehicle trips that may be expected as a result of various types of land development,
including residential and commercial activities.
Ethnobotanical Garden: A garden characterized by research, interpretation, and creation
of plants associated with a particular ethnic group or epoch.
Federal Emergency Management Act (FEMA): The federal agency charged with
establishing standards and procedures for federal assistance in the event private property
is damaged or destroyed by floods, earthquakes, or other disasters.
FEMA 100 -year floodplain: An area mapped by FEMA which would be covered by a
100 -year flood. A 100 -year flood is a statistical measure based on the probability of an
event that has a one percent chance of occurring in any given year.
SA4�A �NaANc= CV -3
TETRA TECH, INC.
Floodplain: A defined area associated with a wash or drainageway that is covered by
water during a peak flood event.
Functional Open Space: Areas within Residential Development Areas that are subject to
disturbance during development but have open space value for passive or active recreation
and may include revegetated or landscaped areas and buffer areas.
Groundwater Management Act: Arizona law, enacted in 1980 that regulates current and
future surface and ground water use and requires water planning. The "Safe Yield" provision
of the Act requires a balance between the amount of ground water pumped and the amount
that is replaced or recharged.
Guest Ranch: One of five land use designations in the Specific Plan described in Section
IV.D. The Guest Ranch classification includes the area/acreage available for the Ranch
House, casitas, and related land uses and activities associated with a community activity
center.
Helistop: "Helistop" means a designated land area or roof of a structure used for the
pickup or discharge of passengers and cargo, which does not provide helicopter
maintenance and repair facilities or refueling services.
Hohokam: A Native American agricultural group identified by archaeologists as having
lived in desert areas south of the Mogollon Rim extending southward into Northern Mexico
from approximately A.D. 700 to 1130. The presence of ballcourts in some settlements
suggests a cultural linkage with Mesoamerica.
Homesite: Net developable envelope; includes "areas under roof' plus functional open
space.
Homestead Area: One of five land use designations in the Specific Plan described in
Section IV.D. The homestead area classification includes "Restricted Open Space" and
"Residential Development Areas."
Horse Center: One of five land use designations in the Specific Plan described in Section
IV.D. An area set aside to provide for the care and stabling of horses and other livestock
including those services associated with ranch activities.
Hydroriparian Habitat: Habitat generally associated with perennial watercourses where
plants such as Cottonwood and Willow are present.
Level of Service (LOS): A qualitative description of how well a roadway operates under
prevailing traffic conditions; a grading system of A through F is used, with A indicating
optimum conditions and F meaning extreme congestion.
Lot: The homesite plus open space subject to conservation easement.
Maximum Density: The maximum number of residences per acre (RAC) of a development
area, or portion thereof, as permitted by the applicable density range.
Mesoriparian Habitat: Habitat associated with areas of shallow ground water and/or
intermittent stream flow. Mesquite bosques are characteristic of this habitat type.
Mesoriparian Plant Community: Trees and understory plants associated with areas of
shallow ground water and/or intermittent stream flow. Relatively high vegetation density
provides habitat of high resource value.
Mitigate: To lessen the impact of new development on surrounding resources or existing
development.
Multiple Family Residential Units: Townhouses, patio homes, apartments, or similar types
of residential units.
Neighborhood Electric Vehicle (NEV): Small vehicle that uses electricity for power.
One -hundred (100) Year Assured Water Supply: A requirement by the State of Arizona
that communities of a certain size are able to provide enough water for present and future
population and community needs for 100 years.
One -hundred Year Peak Flow: The maximum amount of water that is likely to flow in a
given wash or watercourse during a theoretical 100 year storm; water runoff is measured
in cubic feet per second.
Open Space: Common land area, either landscaped and developed for passive recreation
or left in a natural state.
PAG: Pima Association of Governments, the regional planning entity for Pima County,
made up of incorporated towns and cities the County.
Parking: An area for temporary occupancy by motor vehicles for the convenience of
guests, visitors, and staff.
Performance Standards: Specific development and/or operational criteria that activities
and land uses on the project site must comply with.
Permaculture: The conscious design of `cultivated' ecosystems that have the diversity,
stability, and resilience of natural ecosystems. The harmonious integration of people into
the landscape. "The overall aim of permaculture is to produce an efficient low -maintenance
productive integration of plants, animals, structures, and man." (Bill Mollison).
Phase: A portion of a development project as set forth in the master site plan scheduled
for construction and occupancy as an entity apart from other phases of the development.
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TETRATECH,
Planning Area or Planning Designation: A subarea of the Specific Plan project area, that
specifies the location for various land use activities to occur.
Pima County Major Streets & Routes Plan (MSSRP): A plan adopted by the Pima
County Board of Supervisors that identifies the general location and size of existing and
proposed freeways, arterial, and collector streets, future right-of—way lines, typical cross-
sections, intersection design, and scenic and other special routes.
Priority Vulnerable Species: A list of species of concern developed for the Sonoran
Desert Conservation Plan.
Refrigerated Space: "Area under roof' that is air-conditioned.
Releve Analysis: A method used to determine the amount of vegetative cover on a project
site.
Residences per Acre (RAC): The number of dwelling units allowed by different zoning
classifications or land area designations based on one acre of land.
Residential Development Areas: That portion of the Homestead Area land use designation
(described in Section IV.D) that includes the building envelope and the disturbance area.
Restricted Open Space: That portion of the Homestead Area land use designation (described
in Section ND) that includes open space areas consisting of steep slopes, primary riparian
areas and cultural, historic, and visual resources that are interconnected and preserved
throughout the Specific Plan area.
Riparian Habitat: Habitat located along a stream, watercourse, or any other body of
water whether intermittent, flowing year round, or ephemeral.
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.
Santa Fe Style: An architectural style associated with the Native American Pueblo tribes
and Spanish influence, including use of adobe building materials, stucco, exterior beams,
and earthen tones.
Setback: The minimum required distance between any property line and the location of a
building (area under roof) or structure.
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IV -6 ;.
Sonoran Desert Conservation Plan: A proposed land conservation plan developed by
Pima County to protect significant plant and animal species within the County, restore
riparian areas, maintain open space for habitat and biological corridors, and preserve
historical and cultural amenities, including ranching activities.
Sonoran/Transformed and Sonoran Style: Architectural styles that reflect regional adobe
vernacular building styles (Spanish -Mexican vernacular tradition) common prior to American
influence and to Arizona statehood. Sonoran ranch, rowhouse, or related styles feature
simple massing, flat roofs, and limited ornamentation.
Swales: Low lying expanse of land used to control the flow of drainage.
Town of Marana General Plan (1997), as amended: The policy document that gives
direction for how future land use and development should occur within the incorporated
area of the Town of Marana.
Traffic -Calming Techniques: Street design developed to slow or divert automotive traffic
including low speed signs, curving roadways, lane separations, speed control terraces,
and traffic circles.
Tucson Active Management Area (Tucson AMA): A designation for the City of Tucson
established as a result of the Groundwater Management Act. The Tucson AMA covers
4,600 square miles in southeastern Arizona and includes both the Upper Santa Cruz and
Avra Valley Sub -basins. Each of the state's four AMA's prepares water management
plans to meet water conservation, water quality and supply, and water augmentation and
reuse mandates.
Use: Any type of land development allowed to occur within the Specific Plan area.
Water -harvesting: Methods and techniques used in land development to conserve and
reuse water.
Wildlife of Special Concern in Arizona: A list of near -vulnerable species monitored by the
Arizona Game and Fish Department
Xeriscape: A landscaping program designed to save water by using seven principles
including water conserving design, low-water use/drought tolerant plants, reduction in turf,
water harvesting techniques, appropriate irrigation methods, soil improvements and use of
mulches, and proper maintenance practices.
Xeroriparian Habitat: Habitat typically associated with ephemeral streams. The plant
species present are similar to those found in upland areas but the densities, height, and
increased biomass and canopy cover are greater due to the relative abundance of water.
fA4VAF--aCM190V ANCk IV -7
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IV.0 General Provisions
1. All construction and development within the Specific Plan area shall comply with all
entitlements in effect at the time adoption of this Specific Plan, provided they are not in
conflict with this Specific Plan.
2. 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.
3. Whenever a use has not specifically been listed as being a permitted use in a particular
zone classification within the Specific Plan, in consultation with the Design Review
Board, the Town of Marana will 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.
IV -8
IV.D. Land Uses and Development Standards
IV.D.I Homestead Areas (HA)
a. Purpose
As shown on the Land Use Plan depicted in Exhibit III -1, the Homestead classification is
the underlying and primary development classification for the Saguaro Canyon Ranch
planned community. The Homestead classification includes "Restricted Open Space" and
"Residential Development Areas." The former are generally areas of undisturbed open
space that are held in private ownership. These Restricted Open Spaces generally surround
and buffer "Residential Development Areas", which include the Building Envelope and
Functional Open Space.
Restricted Open Space
Open Space criteria include steep slopes, primary riparian resources, critical vegetative/
habitat areas, cultural/historic resources, or visual resources. As shown on the Land Use
Plan depicted in Exhibit III -2, Restricted Open Space areas are located throughout the
Saguaro Canyon Ranch community and form a network of community open space. The
majority of individual lots (greater than 80%), is designated for conservation and open
space. Although the intent of the designation is resource protection, passive recreation is
allowed that is compatible with the natural resources of the area. The appropriateness of
recreation use will depend on the nature of a particular area, including its physical accessibility
to community residents.
Development Standards allow for connections of Restricted Open Space with hiking,
bicycling, and equestrian trails, as well as connections to development in other areas of the
Saguaro Canyon Ranch community.
Residential Development Areas
These areas will comprise less than 20% of an individual lot and will include both the
building envelope and the disburbance area (Functional Open Space).
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b. Allowed Uses in Restricted Open Space Areas
Land uses allowed in Restricted Open Space are those that will make a minimum impact
on the natural, cultural, or visual resource values of the land and that complement the
existing vegetation. Both passive and active recreational uses are appropriate activities for
this area. Any such areas will be included within the 20% disturbance areas. Some of the
uses that will be considered are:
1. Botanical gardens or displays, heritage/archaeological exhibit areas, and habitat
restoration areas
2. Informational signs regarding trail safety or resource interpretation
3. Passive recreation or educational facilities such as picnic areas, ramadas,
observatories, gathering nodes
4. Hiking, bridle, and bicycle trails
5. Neighborhood Electric Vehicle (N.E.V.) path
6. Utilities
c. Allowed Uses in Residential Development Areas
1. One (1) single-family residence per lot
2. One guest house or casita, attached or detached
3. Secondary land uses, such as the community farm, and structures, attached or
detached, such as a garage, ramada, greenhouse, ranch and miscellaneous farm
equipment, studios, and recreational improvements as approved by the Design
Review Board (DRB). Such uses will be included in the 20% disturbance area.
4. Pastures, bridle and pedestrian trails
5. Home Occupation, subject to DRB and
6. Casitas, single or clustered, provided there are no more than two (2) casitas per
lot, for a maximum of 22 casitas per total Homestead designation.
d. Development Standards in Restricted Open Space Areas
1. Maximum structure height: 12 feet, with the exception of the observatory which may
be up to 34 feet high
2. Maximum site disturbance with the exception of trails: 500 square feet per
disturbance area
3. Areas disturbed in the process of developing exhibit areas or trails must be
revegetated in accordance with the General Landscape Program and Landscape
Standards
e. Development Standards in Residential Development Areas
Overall density: 188 units, with overall density not to exceed 1 unit per
five (5) acres, with the exception of casitas.
2. Building Height: maximum 18 feet above existing grade. However, anything over 14
feet must be approved by the Design Review Board.
3. Building setback from exterior property line: 30 feet
IV.D.2 Guest Ranch (GRA
a. Purpose
This designation provides for support facilities, services, and amenities for guests and
residents of the Saguaro Canyon Ranch community. As shown on the Site Plan depicted
in Exhibit III -2, the Guest Ranch is located on at least 10 acres immediately west of the
spine road and central to the entire project site. This location will provide the site for the
Ranch House, casitas, and a full -spectrum of services and activities comparable to those
found at guest ranches or small special -market resorts. Although retail and office uses will
be available within the Guest Ranch, these will be limited in size and intensity and are
intended primarily for the convenience shopping/services of the Saguaro Ranch community
and guests.
b. Allowed Uses
A variety of land uses to serve Saguaro Ranch residents and their guests are appropriate
in areas designated Guest Ranch. The uses provided below suggest the range of anticipated
facilities and activities, rather than a definitive list. The list of uses is not exhaustive, since
activities allowed in the Guest Ranch may change over time with changes in the community
program and technology. The keys for determining the appropriateness of a future proposed
land use lie in its general similarity with the intensity of the uses listed below, and in its ability
to meet the Development Standards that are included in this section. Other such uses will
be determined by the the Town of Marana, in consultation with the Design Review Board.
Appropriate land uses in the Guest Ranch category include:
1. Residential and lodging uses such as a guest lodge (Ranch House) and casitas (guest
cottages)
2. Recreational uses, facilities, and gathering places such as game courts (tennis, bocci,
handball, squash, and racquetball), swimming pools, lawn bowling, fitness and
exercise centers, amphitheatre, and related facilities
3. Food and beverage and personal service areas, including restaurants, bars, cafes
beauty salons, and spas
4. Retail and supportive services uses such as a general store, package liquor store,
bookstore, professional offices (including staff offices and other office uses such as
real estate; travel agent; and resident nurse)
IV -11
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TETRA TECH, INC.
5. Ancillary maintenance and service facilities and storage areas and uses to support the
physical plant and its operation, including the electric cart fleet, grounds
maintenance, helistop (as restricted by CC&Rs), construction staging, and related
service facilities
6. Civic, cultural, and educational uses including facilities for private conferences ("think
tanks"), instructional events (artist/writer workshops), galleries, as well as areas for
botanical gardens or other natural history exhibits
7. Outdoor activities in conjunction with allowable enclosed land uses as an extension
of the building premises
General Development Standards
L Minimum site size: 10 acres
2. Maximum building coverage: 150,000 square feet, including casitas
3. Maximum building height: 40 feet above average existing grade of site for Ranch
House; 18 feet for casitas (however over 14 feet for casitas must be approved by the
DRB)
4. Parking requirements: minimum of one (1) space per 450 square feet of floor area of
the Ranch House, 1.25 parking spaces per each casita, plus a minimum of one (1)
NEV parking space.
Site and Building Development Standards
1. Outdoor display, loading and storage areas, utilities, and dumpsters shall be located
in the least visually and audibly obtrusive locations. If adjacent to spine or tributary
roads or visible from Homestead building envelopes, these areas shall be screened to
mitigate visual and noise impacts.
2. Side and rear building facades shall be designed with attention to architectural detail
comparable to front facades.
3. Non -reflective materials on rooftops and west -facing facades (not to exceed 48%
reflectivity value) are required to eliminate off-site glare.
4. Rooftop utilities are required to be screened.
5. Lighting will be shielded, directed downward, or otherwise be made unobtrusive, as
per the Town of Marana Outdoor Lighting Code, as amended.
Access and Circulation Development Standards
1. Access points from the spine road and electric cart path to the Guest Ranch will be
limited by providing common access drives serving a group of structures or activities.
2. Parking areas will be down -sized and may be repressed into the terrain whenever
possible to lessen the visual impact of vehicles.
3. Pedestrian walkways are required from parking areas to building entries and throughout
the Guest Ranch complex to facilitate a safe, convenient, and comfortable pedestrian
experience
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IV.D.3 Horse Ranch (HR)
a. Purpose
This designation provides for the full -spectrum of facilities for the care and stabling of
horses, as well as services and activities to that are associated with the ranch character of
the planned community. As shown on the Site Plan depicted in Exhibit III -2, the Horse
Ranch is located in the southeastern portion of the Specific Plan area. This location is
well-suited for equestrian center facilities since it includes gently sloping bajadas that will
be used for pastures. The arena will be located between the upper and lower pastures,
with convenient access off the main spine road. All Horse Ranch facilities will be
noncommercial in nature, operated by and for the exclusive use of members of the Saguaro
Ranch community.
b. Allowed Uses
Facilities and uses appropriate in the Horse Ranch include:
1. Agricultural uses, including crop production and plant nurseries and display and sale
of farm products for residents and their guests
2. Recreational uses associated with a full-service equestrian center, such as an arena,
areas for spectators, loping tracks and bridle paths
3. Food and beverage facilities for residents and their guests
4. Barns, stables, corrals, and other uses and structures necessary for the care of
horses such as a blacksmith (farrier) shop and veterinary clinic
5. Living quarters, including one bunkhouse with three dwelling units, and the general
manager's residence (one single-family unit)
6. Special events and activities for residents and their guests, including rodeos, ferias,
and instructional uses such as riding schools, dressage instruction and exhibitions
and related activities
7. Parking and maintenance facilities to support project operations and special activities
8. Residential use, subject to DRB approval
c. Development Standards
1. Minimum site size: 12 acres
2. Maximum number of hoofed animals: 120
3. Maximum building height: 32 feet for all buildings, with exception of 68 feet for the
arena
4. Minimum building setback: one hundred (100) feet from any property line within the
Saguaro Ranch community and one hundred and fifty (150) feet from any off-site
(exterior) property lines
5. Parking requirements: 95 spaces, plus 15 pull through spaces for horse trailers
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TETRATECH,INC,
IV.D.4 Entry Areas (EA)
a. Purpose
This designation provides for a variety of uses and services including sales and marketing,
gatehouse reception (with educational/cultural exhibit areas), community multi-purpose
room, and several utilitarian and functional uses as noted below. As shown on the Land
Use Plan depicted in Exhibit III -1, Entry Areas include both the main entry and a sec-
ondary east entry.
b. Allowed Uses
A variety of land uses to serve Saguaro Ranch residents and guests are appropriate in
Entry Areas. The uses provided below suggest the range of anticipated facilities and
activities, rather than a definitive list. The list of uses is not exhaustive, since activities
allowed in the main and east entry areas may change over time with changes in the com-
munity program and technology. The keys for determining the appropriateness of a future
proposed land use lie in its general similarity with the intensity of the uses listed below, and
in its ability to meet the Development Standards that are included in this section.
Appropriate land uses in the Entry Areas designation include:
1. Reception area, gate house, offices, community multi-purpose room, including
the venue for the Design Review Board, for a total maximum building coverage
of 15,000 square feet
2. Other entry features and facilities, such as a demonstration garden
3. Functional services and facilities such as mail and small delivery and transfer,
storage areas, and uses to support the physical plant and its operation, including
an NEV (electric vehicle) terminus and transfer area
4. Informational and educational/cultural display areas
5. Trailheads and passive recreation areas
6. Outdoor meeting areas that are an extension of any of the above allowed uses
The following uses are permitted only in the East Entry (Emergency and Service
Access):
1. Trash transfer and separation
2. Landscape maintenance yard
c. Development Standards
1. Minimum site size: 7.5 acres per entry
2. Maximum building height: 34 feet
3. Building setback: 30 feet
4. Parking Requirements: 1 space per 400' of gross building area
IV.D.5 Community Mixed Use Area (CMU)
a. Purpose
This designation provides for additional residential opportunities, including employee
housing, as well as support facilities and services not otherwise available within Homestead
and Guest Ranch designations. As shown on the Land Use Plan depicted in Exhibit III -1,
the Community Mixed Use Area is located on approximately 30 acres immediately south
of the project main gate, and east of the Thornydale alignment and entry tunnel. The tunnel
is the least distuptive choice of access from Thornydale Road and, in fact, reclaims and
restores the disturbed area north of Moore Road known as the "Thornydale Cut." The
residential program is most appropriate for this area that is closest to off-site infrastructure.
The program includes detached or semi-detached single-family residences, as well as a
small cluster of duplexes or apartment units. The intent of this residential component is to
provide affordable employee housing within the Saguaro Canyon Ranch project area.
The uses and services allowed within this area will be primarily for residents and employees
of the community, and will include a day care center, pet hotel, administrative offices, self -
storage, secured vehicle parking area, and NEV maintenance area. In order to reduce
vehicle trips, this area will also accommodate intercept parking for staff and a shuttle and
NEV station.
b. Allowed Uses
1. Single-family and multi -family residential uses.
2. Neighborhood commercial and supportive services uses such as a day care
center, pet hotel, and professional office suite(s)
3. Parking and storage areas, including surface parking and enclosed self -storage
facilities, and intercept parking for staff, electric vehicles, and shuttle
4. General Commercial and retail uses, including garden and nursery uses
c. Development Standards
1. Site Disturbance/Density: Total disturbed area not to exceed 20% of gross
CMU acreage
2. Building Height: 36 feet
3. Building Setback: 30 feet
4. Parking Requirements: 1 space per 400 sq. feet of non-residential building
coverage, 1.5 spaces for each multi -family unit.
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TETRA TECH, INC.
IV.E Archaeology and Cultural Resources Standards
An archaeological survey was conducted by Desert Archaeology, Inc. at the request of
Saguaro Canyon Ranch, LLC as part of the Development Capability Analysis for the
Specific Plan. A brief description of survey results and preliminary recommendations are
included in Section H.K. In addition, the full technical report has been provided to Town
staff under separate cover. Although this report documents cultural resources identified
on-site, the Saguaro Canyon Ranch property is a large, rugged landscape. Sites in this
locality are often small and are characterized by very low-density artifact scatters. Other
isolated features such as petroglyphs and boulder grinding or mortar stations can be easily
missed in this type of landscape. The following standards will guide future development of
the property with regard to cultural resources preservation, data recovery, and mitigation.
IV.EJ Consultation with Native American Groups
Should human remains, cremations, and/or funerary objects be found during archaeo-
logical excavation or construction, these activities shall be halted in that area of the
site. A Burial Agreement in accordance with Arizona State Museum standards shall
be incorporated into the project. If during construction any additional human remains
are found, Arizona State Museum shall be notified immediately.
2. Information concerning the archaeological activities shall be restricted for the protec-
tion of cultural resources. Surveyed sites will not be promoted for visits by the public,
although elements of material and cultural prehistory, including artifacts or reproduc-
tions or interpretive displays of on-site artifacts, may be appropriate, based on con-
sultation with Native American advisors. Such interpretive exhibits will be solely for
the purpose of celebrating the cultural heritage of the site for Saguaro Canyon Ranch
residents and guests and raising their cultural awareness and sensitivity.
IV.D.2 Preservation and Mitigation
1. Preserve archaeological resources in-place in conservation areas or easements, where
feasible.
2. Where preservation in-place is not possible, additional site testing or sampling and
data recovery, where appropriate, will be undertaken, based on consultation with the
Town of Marana Planning Director and a qualified archaeologist.
3. If additional cultural resources not identified during the survey are found during any
future phase of development, then work shall cease immediately in the vicinity of the
discovery and the Town of Marana Planning Director and a qualified archaeologist
shall be notified within 24 hours, so the find can be documented and its significance
assessed.
4. If additional properties are acquired for the Saguaro Canyon Ranch development,
these parcels will need to be evaluated for the presence of cultural resources.
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IV.F Street Standards
The targeted maximum gradient for roads will be equal to or less than 15%. However,
grades up to 18% may be used for lengths not exceeding 300 feet. The desired maximum
gradient for driveways is 15 %. However, grades up to 20% may be used with DRB
approval. Gradients on roads, streets, and driveways shall be reduced by approximately
2% on tight curves. The maximum grade for Thomydale Road will be less than 10%.
2. The design speed for roads shall be 15 to 20 mph, depending on terrain, except for
Thornydale Road, which will be per Town of Marana standards. The minimum
centerline turning radius shall be 60 feet for the spine road, 55 feet for side streets, and
45 feet for driveways.
3. The outside turning diameter at cul-de-sacs shall be 80 feet, with 90 feet where allowed
by terrain.
4. The standard widths for traffic lanes shall be 12 feet for all roads.
5. The standard width for driveways serving up to three (3) separated homesites shall be
16 feet. Driveways for single homesites shall be 14 feet. However, on steep traverses,
the SCR Design Review Board may allow driveway widths to be reduced to 12 feet,
and other traffic lanes to be reduced by one(1) foot.
6. Traffic circles (roundabouts) maybe employed at major intersections and where grade
permits.
7. Where parallel traffic lanes are separated, the minimum landscaped median width shall
be 12 feet, except at transitions.
8. Intersections shall be within 10 degrees of a right-angle. Curves at intersections shall
be allowed as long as sight lines to intersection traffic can be maintained.
9. NEV Standards: To be reviewed by Town of Marana prior to second submittal.
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Exhibit IV -1: Street Standards
, A. -r v, Ivy JjUI I01-= 1 U
(Minimum)
Typical Cross Section with Curb
and/or Apron Treatments
31 1D' 12`Min 124
f
611
Typical Divided Roadway Section
(Minimum 24' drive Surface)
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24' WIDTHYRA L
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INCLUDE PM30OZO-F E &REftTTIEM'
WHERE PROPOSED
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31 WIDE CONCRETE CLAMPS
WHERE NEEDED FOR DRAJWE, COLOR
Tye AND TEX7URE OF PAVEMENT SuWACE
PER OWNER'S 04RECTKK
CONCEPTUAL TYPICAL CROSS SECTION OF A
2 -LANE UNDIVIDED PRIVATE STREET
r4Crfj FMADWAY WAY 91E CROWNED AT THE % OR CONTINUOUSLY
SLOPED TO ONE SIDE SASED ON THE COM14AGE NEED&
MIN tr
I PORnON OF THE
C014CFIE-CE CUTTER
i o' -F*vEmciy r TYPICAL 3' WIDE CONCRETE
WROTH WHERFourTERS WHERE NEEDED
3' 00TER Is lyp FOR DRAINACE
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CONCEPTUAL TYPICAL CROSS SECTION
OF DIVIDED PRIVATE STREET
NOTE; NATURAL GROUND MAY BE WNCO root DRNNMX
CONCEPTURAL TYPICAL
CONCRETE GUTTER
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IV.G Utility Development Standards
Water and fire flow design and specifications will be in accordance with this plan,
the water provider, Town of Marana, and Northwest Fire District specifications.
2. Sanitary sewer design and specifications shall be in accordance with EPA, ADEQ,
Town of Marana, and Pima County Waste Water Management (if applicable).
3. Other utilities design/specifications will be in accordance with the respective utility
and the Town of Marana, in coordination with the developer.
(See Exhibit IV -2, Utilities Cross -Sections).
Exhibit IV -2: Utilities Cross -Sections
2' 11' Min 2'
Min 6Min 6'
Horizontal I Horizontal
Clear Area P
Clear Area
Dry Utilities:
Town of Marana Gas, Electric,
Water Line Telephone,
Depth 4'± Sanitary Sewer CableTV,etc
Depth 4'±, Depth 2'±
if applicable
Utilities Under NEV
Town of Marana 1-" 0 Gas, Electric,
Water Line Telephone,
Depth 4'± Sanitary Sewer Cable TV, etc
Depth 4'±, Depth 2'±
if applicable
Typical Utilities Cross Section
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TETRATECH, INC.
IV.H Drainage Design Standards
1. Main roads and side streets shall employ continuous pans or single curbs to control
flow. Wherever possible, pans will be employed. Minimum curb rise shall be 6
inches. Minimum pan width shall be 36 inches. Roads will be crowned, cross -
sloped, or center-swaled to prevent ponding.
2. Permaculture techniques, such as the use of native plants and boulders to retain
storm water run-off and stabilize disturbed areas, and the use of water harvesting
techniques at individual homesites will be applied wherever possible.
Jurisdictional waters, if applicable, will be spanned in all cases. Notwithstanding,
large flood flows may be accommodated by multiple spans.
4. Minor and unregulated drainages will be required to return flow to original courses
at the project boundary or before. Inlets and outlets will be of natural materials.
Generally these moderate fill slopes will be designed for ease of maintenance and
will be screened by stacked rocks or other natural treatment.
5. Minor drainage crossings in all cases will utilize closed conduit (at a minimum) to
convey water in its natural water channel.
6. Major crossings will be faced with native rocks, reinforced if necessary.
See Exhibit III -4 for illustrations of selected drainage principles and standards.
IV -22
IV.I Grading Standards
1. Cut and fill slopes up to 15 feet each may be retained nearly vertically with rockery
(see sketch below) as designed by a licensed Arizona Civil Engineer per
recommendations of a licensed geotechnical engineer.
2. Care will be taken to work with natural fracture planes, and transitions to natural
conditions will be graduated or flared. Cut faces will be re -tinted to resemble natural
weathered conditions where cut faces are exposed to long views.
3. On moderate and steep road and driveway traverses, retaining walls using native
stacked stone will be extensively employed. Such stacked stone shall be placed as
near vertical as practical, with the aid of structural fabric placed between rough courses
where needed. These stacked stone retaining walls will be graded from large to small
from bottom to top and will be visibly benched. Care will be exercised at ends to
provide a natural appearance in transitions.
4. Traffic guard devices, if required, will employ stacked native stone curbs or battlements,
or rusted steel if needed.
5. Native stone retention devices will be re -tinted to resemble natural conditions, where
long views are affected. On shallower slopes and transitions, granular native fill material
will be employed. Generally these moderate fill slopes will be no steeper than one -to -
three and shall make feathered transitions.
GUARDRAIL IF REQUIRED (SsE NG -,C 7)
CONCRETE: ROCKERY GAP,
i5 CAUCE CALvAR12ED
— REQUIRED IN RAW,
SLME 5' DIAMETER
— OPTIONAL. ON PRIVATE PROPERTY
s OR GREATER
2
12" MIN AT POST LOCATION
�•���'�- QUARRY ROCK a" TO 3/4"
a
12^ MtN<
�
18" MAX.
In
2
MIN THICKNESS c 40% OF
HEIGHT OF ROCKERY
CHINK VOIDS, 6"QW OR GREATER
X
(PACK SIDE ONLY)
rQ
40. 2 COARSE AGCREGATC PER SEC 0- 03-I X OF
WSOOT STANDARD SPECS. (12" AfJOVE PIPC)
_ c
p°aa°opo
aoa n
WRPIPE AND AGGREGATE Wr(H FILTER FABRIC
AP
sa°ae
m
(MARiFl 140X QR EQUAL)
-
4"r]IA, PERFORATED RIGH DENSITY saQ1.YEiNVLEME
INTERIOR. CONNINFER, C7
'Y-•
PIPCWER WITH SMOOTHDIRECTED
TO
70 STOR£A 5F,WCR OR AS DIR£CTCO 8Y ENGINEER.
STOW S
UN015'T+.Ir40EO SO -1, OR COMPACTEO FILL
fA414A" GPN00N ANG IV -23
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TETRATECH, INC.
4.3 At the Ranch House, loading docks will be screened from public view by a
combination of screen walls and landscaping to form a visual barrier. All refuse
must be enclosed within a walled and gated structure. Plant materials should be
evergreen and provide semi-solid screening within three years of planting. Screening
and concealment will be consistent with the architectural and landscape theme of
the community and will not have the appearance of being unique or separate.
4.4 Minimum landscape standards for parking lots will include planted islands at a
minimum rate of one per every ten parking spaces (single row, one per twenty -
double row). Islands shall be a minimum width of 10 -feet. Each island will contain
at least one tree. Parking at the Ranch House will be much more dense, constructed
to emulate a bosque. Islands will vary depending on topography and orientation.
4.5 Nursery -stock introduced plant materials will be irrigated by a permanent
underground automatic drip system as necessary to insure survival. All landscaped
areas will be maintained in a weed -free condition.
4.6 The minimum plant sizes to be used are as follows:
Type:
Ocotillo
Desert Upland Trees
15 gallon
Riparian Trees
15 gallon
Shrubs
5 gallon
Accents and vines
1 gallon
Cacti
Saguaros
2 -foot height
Ocotillo
6-feet/8 canes
Cholla
1-foot/2 arms
Opuntia
1-foot/3 pads
Groundcover
1 gallon
Cacti height and characteristics may vary according to a specific design intent
(e.g. gradual increase in size over a span.)
Plant materials other than trees will not exceed 30 -inches in height within traffic
sight visibility triangles.
t�aE°L4"#14.4�•w'�, 1� rH1=�i.• Puwf IV -26
5.0 Street/Canopy Trees
5.1 Street tree/canopy tree selection will support the landscape hierarchy and character
described in the General Landscape Program. The following trees are
recommended for particular design features and venues:
Spine Road:
Primary Tree
Secondary Tree
Accent Tree
Transition Tree
Local Roads:
Primary Tree
Secondary Tree
Accent Tree
Transition Tree
Mesquite (Prosopis spp.)
Acacia (Acacia spp.)
Cottonwood (Populus fremontii), Desert Willow
(Chilopsis linearis), Hackberry
Palo Verde (Cercidium spp.)
Palo Verde (Cercidium spp.)
Ironwood
Chaste Tree (Vitex agrus-castus)
Acacia
NEV Paths: (where separate from Spine Road right-of-way)
Primary Tree Mesquite, Palo Verde
Secondary Tree Feather Tree (Lysiloma thornberi)
Accent Tree
Transition Tree Acacia
Ranch House:
Primary Tree
Secondary Tree
Accent Tree
Horse Ranch:
Primary Tree
Secondary Tree
Accent Tree
Gatehouse:
Primary Tree
Secondary Tree
Accent Tree
Mesquite, Palo Verde
Rhus Lancea
Acacia
Mesquite, Palo Verde, Hackberry, Oak (Quercus
spp-)
California Pepper, Cottonwood, Sycamore
Prunus spp.
Mesquite, Ironwood
Oak (Quercus spp.)
M41AAF-P C'ANOON 9-AN4-t4 IV -27
TETRA TECH, INC.
5.2 Definitions: Primary Trees will consist of a minimum of 60% of the total plantings
per segment. Secondary Trees will consist of approximately 30% of the total
plantings per segment. Accents and transition trees consist of approximately 10%
of the total plantings per segment.
6.0 Maintenance:
6.1 Maintenance applies to buildings, other structures, paving, hardscape areas,
landscape areas, and other site amenities. All improvements will be kept in good
and sufficient repair (bearing in mind that the architectural design intent is to make
the structures look older). Plants will be maintained in a healthy growing condition.
Shearing of plant material will be kept to a minimum. All trash and weeds will be
removed on a regular basis.
I>t'1tkT 1+1'64 IV -28
W.K. Signage Standards
Signs at Saguaro Canyon Ranch will be restricted, muted, and recessive in order to
assure an unobtrusive visual character for the SCR community. The sign standards
contained in this section shall apply to all land use designations within the Specific Plan
area. It is intended that the uniform application of these provisions will provide an
understated signage theme that will assure an integrated visual character throughout the
build -out of the Plan area.
The following provisions will provide the overall structure for the signage program:
1. Informational and directional signs will be located at appropriate points throughout
the project. Monument signs provided at the main entry or at the entrance to
activity centers, such as the Ranch House or Horse Ranch, will complement the
architectural design character and will not dominate the visual setting because of
inconsistent height, size, shape, number, color, or motion.
2. Traffic control signs shall be kept relatively small and relatively low, since the design
and posted speed limits will be low. The minimum size of sign should not be any
smaller than that required by the Uniform Traffic Code, as amended.
3. Traffic control signs will be posted on simple, recessive, non -reflective mounting
devices, and will be used primarily to assure pedestrian safety.
4. Care will be exercised in the placement of landscaping to make traffic control sign
posts visually recessive.
5. Illumination of signs will be minimized, and will only be allowed provided they do
not cause glare or reflection that may constitute a traffic hazard or nuisance. Such
illumination will be low voltage, low wattage, and concealed. No flashing or
blinking lights will be permitted.
6. Signs shall not restrict visibility at intersections, parking areas, or driveways.
7. Street names, addresses, trailheads, and community facilities will be identified by
letters and graphics incised on boulders, and text will be sized to communicate
information and be readable for the intended users at the appropriate scale.
8. Colors will be consistent with desert tones, rather than garish or overly bright in
color. No fluorescent or iridescent colors will be permitted.
9. No portable signs or billboards or inflatable signs will be permitted.
10. All signs shall be approved by the Saguaro Canyon Ranch Design Review Board.
fA41nARO GANPJ0N FW -'C k Iv -29
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TETIiATECH, INC.
V. ARCHITECTURAL DESIGN GUIDELINES
A. Introduction
The following guidelines describe rather than prescribe the architectural character for building,
structures, and other built features of Saguaro Canyon Ranch. The guidelines supplement
development standards (see Section IV) and are non -regulatory in nature. The focus of
the guidelines is on architecture, signage, and lighting. Since site planning, engineering,
especially grading and drainage, and landscape issues have been addressed in Section IV
as development standards, they are not included in this section.
The intent of the design guidelines is to demonstrate Saguaro Canyon Ranch's commitment
to reducing the environmental and visual impacts of development and to support a
harmonious community identity while allowing flexibility and creativity to individual architects
and designers. Homogeneity is not a goal of the guidelines. Rather, the guidelines encourage
creative expression that is fitting and appropriate to the environmental and cultural setting—
to the spirit of the place. The spirit of the place (or "genius loci") includes not only its
present day natural and built features, but also its history and prehistory. Because of this,
architectural and landscape design will borrow from historical precedents and themes that
are appropriate to the larger regional context and particular locale.
The interface between the built and natural environments is an important design theme in
Saguaro Canyon Ranch. This is reflected in guidelines (and also in development standards
in Section IV) that seek to moderate the impact of built features on the landscape by
regulating building height, the percent of disturbed areas, and the transition outward from
air-conditioned living spaces to outdoor rooms (patios and gardens) to undisturbed nature
beyond privacy walls.
B. Design Vocabulary
Architectural Style
The characteristic architectural style for all single family residences will be the range from
Pueblo to Pueblo Revival to Santa Fe and Sonoran styles. This range of styles reflects
much of the history of the Southwest from its original settlement by Indians to its occupancy
by the Spanish. This theme, however, will stop short of the more urban styles which are
inappropriate to the complex wilderness and natural terrain of the project. Certain elements
of traditional architecture in the Tucson area, particularly the "Territorial" style, may be
permitted in residential areas, but many Territorial features, such as brick and block
construction, hard -edged building corners, and brick, tile and other cornice -type caps on
parapet walls will be considered inappropriate. Some of these features, however, may be
considered appropriate on the larger community facilities that have a slightly more urban
character and texture. Also, elements of the "Tucson" or "Sonoran" style of space planning,
which develop both sophisticated and subtle transitions from indoor conditioned spaces to
A41AA77 CAN PJMI F -ANL -k V_I
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D. Lighting
Lighting at Saguaro Canyon Ranch will comply with the Town of Marana Outdoor Lighting
Code, as amended and will meet or exceed regional lighting (Dark Skies) ordinances.
Because of the understated and low -impact quality of the development, Saguaro Canyon
Ranch will minimize lighting.
Lighting will be used primarily to facilitate safe and efficient travel. However, "efficient
travel" must be appropriate to the environmental and community design contexts. "Efficient"
does not mean "fast." The 15 -mile -per -hour design speed on the spine road is intended to
reinforce the community's guiding principle of designing with nature, and to assure that the
community roadway has a "country lane" quality. Slow vehicular travel speeds and restricted
speeds for the electric vehicles will promote pedestrian travel and minimize impacts on
wildlife. What lighting is provided at intersections or activity centers, such as the Guest
Ranch or Visitors Center, will be low key and shielded.
Fixtures will blend with the environment, and if visible from public areas, should be attractive
to look at during daylight as well as functional at night. An effective and economical
combination of ground fixtures (uplights, downlights, recessed lights in retaining or privacy
walls) and streetlight level fixtures (path lights, short -masted streetlights) may be allowed,
provided they are at a pedestrian scale and are shielded.
Community lighting will be designed by the master developer of Saguaro Canyon Ranch
and approved by the Town as part of Phase 1 development review. This lighting will
establish the theme for the entire development.
Landscape and architectural lighting (for community infrastructure or community facilities)
will meet both functional and aesthetic criteria, and will be consistent with the guiding
design principle (design with nature) and character of the project. No bright, colored, or
flashing lights will be permitted.
Residential lighting for individual homesites will be regulated as part of the Design Review
process as per private CC&Rs.
V-4
VI. PLAN IMPLEMENTATION
VI.A. Purpose
Once adopted, the Saguaro Canyon Specific Plan will supercede existing zoning on the
subject property. Development will be implemented in conformance with the regulations
and guidance contained within the Specific Plan document. This section contains the
procedures for administration of the provisions contained herein, including a Concept
Phasing Plan for the development.
VI.B. Phasing Plan
The Saguaro Canyon Ranch Specific Plan will generally be developed in phases. The first
phase will include the main entry area, Ranch House and casitas, Horse Ranch (stables,
arena), and the infrastructure to support these areas. Also, in this phase will be the design
and construction of that portion of the neighborhood electric vehicle (NEV) path to the
observatory and pedestrian and equestrian trails that will provide connective secondary
access to and between these areas.
The master developer will be responsible for engineering and implementing major
infrastructure systems that will accommodate the first phase, and water, wastewater, and
drainage systems will be engineered to support subsequent phases. Infrastructure master
plans will provide assurance to the Town of Marana that infrastructure systems will be
designed to accommodate the entire project.
Specific Plan infrastructure improvements will be designed to support the following program:
• up to 188 single family detached dwelling units
• 50 multi -family units
• Ranch House and 42 casitas
• Horse Ranch with living accommodations for wranglers and manager
• electric cart recharge station
• irrigation for landscaping
VI.C. Monitoring Program
An environmental monitoring program with an outside entity shall be designed and
implemented to monitor disturbance and study the impacts the development may have on
plants, wildlife, and biological ecosystems. This program will cover the natural undisturbed
open spaces within the individual home sites as well.
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VI.D. Development Review Requirements/Procedures
1. A master water and wastewater plan, if applicable, will be required prior to plat or
development plan approval for any portion of the Saguaro Canyon Ranch development.
2. The Town of Marana will review and approve all tentative and final plats, development
plans, landscape plans, addendums to master drainage plan (if required), soils reports,
improvement plans, and building plans prior to permitting. These plans and documents
will be prepared in accordance with Section IV, Development Regulations of this
document and, where not specified, engineering and construction will conform to Town
of Marana standards.
Permit approvals will require that all plans and support documents meet Marana's
Development Code standards and other applicable governmental agencies requirements
except where specified differently in the Specific Plan document.
4. All development standards will be in the Specific Plan document. Project CC&Rs will
address additional design guidelines for any structures, lighting, signs, and additional
details.
5. Drainage, slope mitigation, plant salvage and revegetation, and cultural resources
mitigation will be designed according to parameters as set forth in this document.
6. Prior to Town staff review, all individual site and grading plans shall be reviewed and
approved by the Design Review Board of the Homeowner's Association.
7. Final plats and other supportive legal documents for recording (such as assurance
agreements, other special agreements and documents, covenants, conditions, and
restrictions, etc.) shall only be heard by the Town Council and will be adopted by
Town Council as consent agenda items.
8. Any mitigation or aesthetic improvements to common areas or areas visible to future
residents will be approved through the Design Review Board, in order to maintain a
"cohesive sense of community" for the Saguaro Canyon Ranch Specific Plan area.
�LA.c. �vc� 4s4a Vii.1i7w \n-2 :: .. ..
VI.E. General Administration
The Saguaro Canyon Ranch Specific Plan shall be administered and enforced by the
Town of Marana and the Master Developer Design Review Board.
VI.F. 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 Administrator may administratively authorize minor changes to
the Specific Plan that are generally consistent with the goals, objectives and policies of the
Specific Plan.
Minor changes to the Specific Plan that may be made administratively and will not require
a plan amendment or modification of zoning conditions are as follows:
1. Designated areas for service staff housing may be redesigned to provide home sites
maintaining the same overall residential density pattern.
2. Maximum number of single-family detached residences will not exceed 188 units.
Total allowed units is 290 per existing residential zoning.
3. The addition of a use not specifically listed that is determined by the Planning Director
to be similar in nature to those explicitly listed as permitted uses.
4. Adjustments to development standards or performance criteria that may evolve over
the life of the project that the owner demonstrates to be in the best interests of the
community and does not affect people's health, safety, or welfare.
S.A4'WATT C,ANOO� l F -MIC -1-c VI -3 1*
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TETRA TECH, INC.