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Home My WebLink About11/07/2006 Blue Sheet Cascada Specific Plan TOWN COUNCIL MEETING INFORMATION TOWN OF MARANA MEETING DATE: November 7, 2006 AGENDA ITEM: J. 1. a TO: MAYOR AND COUNCIL FROM: Barbara C. Berlin, AICP, Planning Director AGENDA TITLE: PUBLIC HEARING. Ordinance No. 2006.23: Relating to Development; approving and authorizing a rezoning of 1227 acres of land from "F" (Acacia Hills specific plan and Northgate specific plan) and 227 acres of "C" large lot zone to zone "F," creating the Cascada specific plan. DISCUSSION History The Cascada Specific Plan would replace the Acacia Hills and Northgate specific plans, approved in 1988 and 1991, respectively, and rezone 226.76 of"C" property. The Acacia Hills and Northgate specific plans allow from 7,000 to 10,000 dwelling units for a gross density of about seven units per acre, while the proposed Cascada plan would allow 3,806 residences for a gross density of 2.6 units per acre. Accordingly, this Council action represents a voluntary down-zoning of the property. The Planning Commission conducted a public hearing on this proposed on February 6,2006 and unanimously recommended approval with conditions. Since that recommendation, the applicant and the Town have negotiated a development agreement that addresses many ofthose conditions. Also, the applicant has since sold approximately 22 acres ofland to the Barclay Group, which has incorporated that land into their application for the Marana Spectrum Specific Plan, now in reVIew. The applicant has made several adjustments to the land use proposal in the specific plan since February. First, as a result of a request by the Pima County Administrator, the applicant has designated a 14.8-acre parcel at the northeast comer ofthe property as Natural Undisturbed Open Space instead of Medium Density Residential. That parcel will become part of an open space corridor. Second, properties sold to the Barclay Group included land designated Employment Center. In removing those parcels, the developer changed a High Density Residential parcel to Employment Center, and incorporated high density residential into the allowed uses for Employment Center. Allowing the residential use where previously excluded would permit 300 additional units, an increase of 8.5%, over the February version of the plan, but remains significantly lower that the existing entitlement. Finally, the Marana Unified School District rejected an offer for a set-aside of a 12-acre school site. The Cascada plan would allow schools Cascada Specific Plan 11/07/06 BCB as a permitted use throughout the project area, but no longer identifies a specific site. Should MUSD reconsider, there would be no need to amend the plan. Location The project is located generally northeast ofthe new Twin Peaks/Linda Vista Interchange, and is bounded on the north by State Trust property, on the east by the Marana corporate limits, on the south by Camino de Manana and Linda Vista Boulevard, and on the west by the Union Pacific Railroad tracks. Land Use Cascada's mix and range of land uses allow for the development of a live-work community and provide a range of housing opportunities. A 470-acre block at the northern end of the project provides one-acre home sites surrounded by natural open space. This area lies north of the Lambert Lane alignment and is somewhat isolated from the remainder of the project. A key feature of the project is an 30-acre village center. The village center proposes a pedestrian scaled mixed commercial neighborhood that includes high density housing in live-work units, apartments, and small-lot single family units. It includes public spaces, gathering places, and courtyards surrounding neighborhood retail, offices, entertainment, and other uses and activities customary in a small downtown. Another important feature is that each development block is to contain a mix of lot sizes and housing types. Each block has an assigned maximum number of units, which determines the overall density. However, the unit cap ensures that the block cannot be built out with only one lot size. The project as a whole could achieve a maximum of 3,806 dwelling units; this is roughly halfthe units that the entitled Acacia Hills and Northgate specific plans allow. Within each block the developer intends to plat and build on a range of lot sizes. High density neighborhoods border the village center on the west and southwest, ending at Camino de Manana. Medium density blocks border the higher density blocks. This category includes the Oasis Hills subdivision, which was originally part of the Acacia Hills specific plan. An employment center lies on both sides of Camino de Manana, taking advantage of the new Linda Vista/l-lO interchange. The employment center may include offices, research and development and other light industrial uses, hotels/motels, regional commercial uses; and medium to high density residential. It excludes manufacturing and warehousing. The plan envisions medium high residential neighborhoods east of the village center and west and north of the high density blocks. Transportation Plan Regional access to Cascada will be from 1-10 at the new Twin Peaks/Linda Vista interchange. Cascada can be reached from the east by Linda Vista Boulevard and Camino de Manana. The plan restricts internal circulation to a north-south spine road that is an extension of Linda Vista and local streets connecting to the spine road. The spine road is interrupted by the village center, but continues as a one-way loop around it. Local streets with a reduced pavement width will be -2- private, while public streets will meet the Town standard. The developer will construct all streets within the project. The major washes that transect the project area pose challenges that the plan proposes to meet through a system of trails. There will be pedestrian access across the major washes, and multi- use trails parallel to the washes. The development agreement for this project requires the applicant to dedicate all rights-of-way needed for any portion of the adjacent regional roadways. The D.A. allows the applicant to construct portions of the Twin Peaks/Linda Vista transportation improvements (TI) to the extent they are necessary for the Cascada project so long as the applicant begins not later than eight months before and finishes not later than the date of the anticipated start of construction of the TI. As currently in effect, the Marana South Transportation Development Impact Fee does not include right-of-way acquisition, so the developer cannot receive credit for the property dedicated for the TI. Accordingly, the Town will collect this impact fee. Open Space, Parks, and Recreation The plan differentiates between open space that provides environmental protection and active recreation areas. The active areas include 59 acres to be designed and operated as a public regional park. Cascada's design team will work with the Marana Parks and Recreation staff to plan this park. Neighborhood parks will serve as the organizing principal for the higher density residential blocks surrounding the village center. Similar to Verrado, a master-planned community in Buckeye, houses will face these internal parks. Subdivision plans will include specific neighborhood park plans. Seven wash corridors transect the project site; these are to remain open with minimal disturbance. A 404 permit, for which the developer has applied to the US Army Corps of Engineers, may regulate whether and how these washes may be disturbed. A 404 permit is pending; however, with the recent Supreme Court Rapanos decision, the role of the Federal government with respect to enforcement of the Clean Water Act remains uncertain. The specific plan requires grade control structures to maintain the natural or design channel grade. The plan depicts drainage way trails along the sides of these washes. Regardless of whether or not a 404 permit is issued, the specific plan requires protection of the wash corridors and incorporates them into the project design. The plan identifies 235 acres ofNUOS on three parcels; parcels 6 and 33 also serve as mitigation land for the Hartman Vistas development. Their inclusion in the Cascada plan as designated open space help ensure that they will, in fact, remain open space. Parcel 5, designated as low density residential, contains 360 acres of natural open space. This open space will allow disturbance only for roadways and building pads; each lot will include open space to remain undisturbed. -3- Cascadci obtained a Biological Opinion from US Department of Fish and Wildlife that provides a management plan for wildlife mitigation within the open space. The mitigation plan also limits the number of horses that can use the internal trails at anyone time. Sewer and Water Cascada will connect to the Dove Mountain off-site sewer, which runs along the west and southwestern boundaries, to provide gravity sewer service for a portion of the project. The developer is negotiating an additional outfall sewer line with Pima County Department of Wastewater Management. The low density residential area will use individual septic systems. The developer has entered into an agreement with the Marana water department and has already built a well with a 12-inch supply line along Linda Vista Boulevard to a 500,000 gallon booster station. Per that agreement, when the first 80 dwelling units of the plan are completed, the developer must supply an additional 500,000 gallon reservoir at the booster station and return 16-foot water line down Linda Vista. When 350 units have been built the agreement requires another well on site. Portions of the project area lie within regulated floodplain and will be subject to the Town's floodplain code. Each subdivision plat will require a detailed drainage report before any site disturbance may commence. Cultural Resource The site has had a 100% survey for archeological resources, summarized in the specific plan document. Areas that require additional surveys or data recovery must be addressed before subdivision plats affecting those areas can be approved. Cascada contains an in-use cemetery of the Pascua Yaqui nation. Through consultations with tribal members, the developer agreed to preserve a 50-foot wide buffer around the cemetery and construct a fence. Schools The developer has as recently as last month met with representatives of Marana Unified School District (MUSD) regarding a possible school site; the district rejected the offer of a school site. Instead, there will be a voluntary contribution of $1200/dwelling unit. The land use designations allow for community facilities; in the event that the district revises its position, there will remain opportunities for schools within Cascada. Development and Design Standards The Cascada specific plan proposes development and design standards that fully realize the intent of the specific plan process with respect to urban design. Rather than focusing on lot size per se, the plan proposes to use density caps for each development block, along with -4- architectural guidelines to achieve a true mix of housing types and sizes within neighborhoods. The plan establishes a base size for single family detached housing of 3500 square feet (except for the LDR area, with a one-acre minimum lot size) , consistent with Marana's residential design standards. Each residential block, or parcel, will have a maximum density and a maximum lot yield. Residential developments seldom achieve the maximum lot yield. The proposed densities range from one unit/acre for the LDR; five units/acre for MDR- medium density residential; seven units/acre for MHDR-medium high density; 10 units/acre in HDR; 15 units/acre within the employment center; and 20 units/acre within the village center. The plan requests other modifications from the Town's standards, including: increased height (28'in LDR and MDR; and 30-40' in other districts); increased lot coverage (65%); and reduced setbacks. It also requests the flexibility of no minimum lot dimensions, relying instead on density caps and setback requirements. Cascada proposes its own set of residential design guidelines. These guidelines are written in a much different format than the Town's with the design review committee having significant authority. The design guidelines address platting, including requirements to mix lot sizes and building types, as well as architectural features of individual buildings. The developer has invited the Town to appoint a representative to the Cascada design review committee as a standing member. Benefit Fee Area As noted above, residential construction within the Cascada Specific Plan will be subject to the South Marana Transportation Impact Fee. It is also subject to the Town-wide Park Development Impact Fee. Per the development agreement, the project will be credited against impact fees for all land dedicated for public parks or public access trails, and all costs incurred in the construction or improvement of the regional park or public access trails. Park and trail design and construction must meet with the approval ofthe Town. Public Comments Prior to the writing of the staff report for the public hearing in February staff received no comments on the proposed rezoning. Immediately prior to the hearing the Town received a letter from the Coalition for Protection of the Sonoran Desert regarding their desire for protection of a 14.8-acre parcel, which has since been removed from development and designated NUOS. During the public hearing a representative ofthe Lee family interest spoke regarding access to their property off Linda Vista. The property has since been purchased by the Barclay Group and included in the proposed Marana Spectrum specific plan. The Town has also received correspondence from the Pima County Regional Flood Control District (February 9), the Deputy County Administrator (October 4, and the County Administrator (October 24) on both the specific plan and the development agreement expressing concern about drainage for the property. Staffs position has been and remains that the Town has sufficient authority to address drainage and flood control during the platting process. Further, staff believe that the incorporation and protection of natural open space and drainage corridors provide a far better land use plan that do the existing entitlements. -5- ATTACHMENTS Summary application, location map, and specific plan document. Also included are letter from The Planning Center regarding the Cascada design standards and Residential Design Standards Comparison. RECOMMENDATION Staff recommends approval ofthe Cascada Specific Plan subject to the conditions below. CONDITIONS 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The ultimate development proposed by this rezoning shall comply with the requirements of the adopted Development Agreement. 3. The property owner(s) shall not cause any lot split of any kind unless approved by the Town of Marana as a subdivision. 4. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 5. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Camino de Manana and Linda Vista Boulevard, per the Development Agreement. 6. A water service agreement and a master water plan must be submitted by the developer and accepted by the Utilities Director prior to the approval of water improvement plans. 7. A sewer service agreement and master sewer plan must be submitted by the developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of sewer plans. 8. Before a certificate of occupancy is issued for any dwelling unit on the property, the developer shall have completed or shall provide evidence to the Town's satisfaction that developer has made a diligent effort to complete the process of having the property annexed into a fire district or otherwise provide for fire protection service. 9. All parks and trails within Cascada will be developed by the Master Developer, subject to the approval of the Marana Parks and Recreation Director. Neighborhood parks must be identified in subdivision plats and detailed design as part of the landscape plans for those subdivisions. The regional park shall be designed and constructed by the Master Developer. Design and construction standards, type and number of amenities and phasing shall be approved by the Park and Recreation Director. -6- 10. A homeowners assocIatIOn (HOA) shall be established, acceptable to the Town of Marana, to control, maintain, and manage the residential areas and open space. 11. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of habitat monitoring and management. 12. The Management Program for Natural Undisturbed Open Space, developed with the assistance of the State of Arizona Game and Fish Department and described in the Cascada Specific Plan, shall remain in effect regardless of any change of status of any endangered species for which it was designed. 13. The Town shall reserve the right to monitor and enforce the habitat management responsibilities ofthe HOA. 14. Minor grammatical and technical changes as required by the Town of Marana shall be made to the Cascada Specific Plan. 15. The master developer shall submit an annual report within 30 days of the anniversary of the Town Council's approval ofthe Specific Plan, in addition to those requirements listed in the Land Development Code. 16. Upon adoption of the ordinance by the Mayor and Council approving the Cascada Specific Plan, the applicant shall provide the planning department with the following final editions of the Cascada Specific Plan: one non-bound original; thirty bound copies; and one digital" copy in Microsoft Word or other acceptable format, within sixty days of the adoption. SUGGESTED MOTION I move to approve Ordinance No. 2006.23, rescinding the Acacia Hills and Northgate Specific Plans and adopting the Cascada Specific Plan with conditions. -7- MARANA ORDINANCE NO. 2006.23 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING OF 1227 ACRES OF LAND FROM "F" (ACACIA HILLS SPECIFIC PLAN AND NORTHGATE SPECIFIC PLAN) AND 227 ACRES OF "C" LARGE LOT ZONE TO ZONE "F" CREATING THE CASCADA SPECIFIC PLAN. WHEREAS, The Planning Center represent the property owners of approximately 1454 acres ofland located in portions of Sections 9, 10, 11, 14, 15 and 22, Township 12 South, Range 12 East; bounded on the north by State Trust Lands; east by Marana corporate limits; the south by Camino de Manana and Linda Vista Boulevard; and the west by South Pacific Railroad and 1-1O.as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on February 22,2006, and at said meeting voted unanimously to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives ofthe owners, staff and members of the public at the regular Town Council meeting held November 7, 2006, and has determined that the rezoning meets the intent of the General Plan, and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town of Maran a, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 227 acres of land located within portions of Sections 9, 10, 11, 14, 15 and 22, Township 12 South, Range 12 East; bounded on the north by State Trust Lands; east by Marana corporate limits; the south by Camino de Manana and Linda Vista Boulevard; and the west by South Pacific Railroad and 1-10. changing the land use designation from Low Density Residential to Master Planning Area. Section 2. The zoning of approximately 1454 acres ofland located within located within portions of Sections 9, 10, 11, 14, 15 and 22, Township 12 South, Range 12 East; bounded on the north by State Trust Lands; east by Marana corporate limits; the south by Camino de Manana and Linda Vista Boulevard; and the west by South Pacific Railroad and 1-10 is hereby changed from "F" (Acacia Hills Specific Plan and Northgate Specific Plan) and "C" Large Lot Zone creating the Cascada Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for mix of residential densities and housing types, commercial uses and recreation and open space, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Maran a Land Development Code (but which shall not cause a reversion of this rezoning Cascada Specific Plan Page 1 of3 ordinance): 1. Compliance with all applicable provisions ofthe Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The ultimate development proposed by this rezoning shall comply with the requirements of the adopted Development Agreement. 3. The property owner(s) shall not cause any lot split of any kind unless approved by the Town of Marana as a subdivision. 4. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 5. The developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for Camino de Manana and Linda Vista Boulevard, per the Development Agreement. 6. A water service agreement and a master water plan must be submitted by the developer and accepted by the Utilities Director prior to the approval of water improvement plans. 7. A sewer service agreement and master sewer plan must be submitted by the developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of sewer plans. 8. Before a certificate of occupancy is issued for any dwelling unit on the property, the developer shall have completed or shall provide evidence to the Town's satisfaction that developer has made a diligent effort to complete the process of having the property annexed into a fire district or otherwise provide for fire protection service. 9. All parks and trails within Cascada will be developed by the Master Developer, subject to the approval of the Marana Parks and Recreation Director. Neighborhood parks must be identified in subdivision plats and detailed design as part of the landscape plans for those subdivisions. The regional park shall be designed and constructed by the Master Developer. Design and construction standards, type and number of amenities and phasing shall be approved by the Park and Recreation Director. 10. A homeowners association (HOA) shall be established, acceptable to the Town of Marana, to control, maintain, and manage the residential areas and open space. 11. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of natural open space management. Cascada Specific Plan Page 2 of3 12. The Management Program for Natural Undisturbed Open Space, developed with the assistance of the State of Arizona Game and Fish Department and described in the Cascada Specific Plan, shall remain in effect regardless of any change of status of any endangered species for which it was designed. 13. The Town shall reserve the right to monitor and enforce the natural open space management responsibilities of the HOA. 14. The master developer shall submit an annual report within 30 days of the anniversary of the Town Council's approval of the Specific Plan, in addition to those requirements listed in the Land Development Code. 15. Minor grammatical and technical changes as required by the Planning Director shall be made before submitting a final edition. 16. Upon adoption of the ordinance by the Mayor and Council approving the Cascada Specific Plan, the applicant shall provide the planning department with the following final editions of the Cascada Specific Plan: one non-bound original; thirty bound copies; and one digital copy in Microsoft Word or other acceptable format, within sixty days of the adoption. Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions ofthe Marana Town Council in conflict with the provisions ofthis Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2006.23. Section 5: If any section, subsection, sentence, clause, phrase or portion ofthis Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council ofthe Town of Maran a, Arizona, this 7th day of November, 2006. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Cascada Specific Plan Page 3 of3 November 1, 2006 Barbara Berlin Town of Marana 11555 W. Civic Center Drive Marana, Arizona 85653 Subject: Cascada Specific Plan Design Standards NWD-03 Dear Barbara: The attached Residential Design Standards Comparison table compares the Town of Marana residential design standards against those described in the Cascada Specific Plan. The Cascada Specific Plan Design Standards document along with the Cascada Design Review Committee Supplemental Architectural Guidelines document is used in this evaluation. The table contains three columns that indicate whether the Cascada Design Standards exceed, meet, or vary from the Town of Marana Standards. The document's page numbers are provided under the relevant column to assist in the review of the specific standard's compliance. The "Varies from Standards" column contains multiple entries that state,"Not Addressed, Reverts to Marana Design Standards." This statement refers to a portion of paragraph B of Section IV of the Cascada Specific Plan, "Applicability of Town of Marana Land Development Code" found on page IV-3. Here the Specific Plan states, "If an issue, condition or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code shall apply." We understand that this sec ttion also applies to the other design elements if they are not adequately addressed. The Cascada Specific Plan Design Standards exceed the Town's standards 13 times, meet the Town's standards 22 times, do not address and revert to the Town's standards 7 times, and vary from the Town's standards 5 times. Of the five instances that the Cascada Specific Plan varies from the Town's standards, three these deviations are clearly identified on page IV 7-15 of the Specific Plan. These variances are necessary to achieve the synergy and character of the project. The other two variances are necessary to achieve the new urbanism theme and goals for the project. Date Addressee Subject Job #ilocation code The changes allow the project to be built at higher densities that are more than offset by the tremendous amount of green space included in Cascada. They are also similar if not more restrictive to the standards included in the current Northgate and Acacia Hills Specific Plans. If you have any questions, please don't hesitate to contact me. Sincerely, THE PLANNING CENTER Mike Grassinger Principal, AICP cc: Enclosure C/l (]) .~ "Q) !2 ::l C9 ro L... ::l t) (]) - :.c u C,d: 0_ .!Q III L... - III C o.(]) E E o (]) 00.. C/l 0. 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Q) .0 E :J Z en "0 ..... ro "0 c ro Ci5 c 0) '00 Q) o ro c ro ..... ro ::2: .8 t Q) > Q) ..... - ro ..c - "0 Q) en en Q) ..... "0 "0 ro (5 Z en Q) "S ..... - o ..... Q) .0 E :J C en Q) - ro .!:a "0 ,!; en .00 Q) ..c C Q) ..... ro 0. ,!; ..... Q) .0 E :J Z l- LL ~ C ,.... Q) 0) ro c.. ~ ~-al~ I MARANA ~/ 1" TOWN OF MARANA Cascada Specific Plan CASE NO. PCZ-04004 '" , I , , ", " , .." .., ': ' , , , , '>' , I .. I \ " ..l J::::: 11 l- II ~ ~ ',' ,I ii f- f- I v I-- Subject 1- J J f-- I W r ~ " ~~L Property I ~ - I, ,,- F=- ~- ' "'- J 4W/ I I T " '" - '~, I I :b:f7 '-- I J ~ , ~ l~ I~ I?I) - . ' j - -f- f-_ J ~ '- ----" - ~ J- - , ' - Continental -A BL'v = Ranch , , ';r \~ ' I Hartman " ." , ':,~.I Vistas 2000 0 2000 4000 Feet --:-::- I I Data Dlscl.....er The Town oIM....n. provides this map information "As Is" III: the raque.. or N , the us., wfth ttM under.tandlng that it Is nol gu..-anteed to b. aeCUl"..... + 0, f f;orrec1 01" ~ompl.t. and ~otlClusfon. drawn from sl.Kh Information..... the . r..ponslbllty oIt1l11 u..... - In OQ .",.nt: .~Q The Town or Mltfllna bacornanable 10 us.,.. of th... data, M any other party, for ."y loss or dlrect,lndfrect. spedal. Incidental Of' c:on..quanll" damages.lneludlng bur nQC Ilmlt.d to tlm., money or goodwtll art..lng "om the u.. or modJl'kation or ttM d.t.. "'" } , . REQUEST A request to create a new Specific Plan by rezoning approximately 227 acre from "C" Large Lot Zone to "F" Specific Plan and by replacing the existing Acacia Hills and Northgate Specific Plans with the proposed Cascada Specific Plan. The project is generally located north of Linda Vista and easterly of 1-10. ~~ MARANA ~/! '\. ~~ Preliminary Plat Final Plat Development Plan Landscape Plan Native Plant Permit Assessor's Parcel Number s Gross Area (Acre/Sq. Ft.) Development! Pro'ectName Project Location Description of Project Property Owner Street Address Contact Person Applicant Street Address Contact Person Agent/Representative Street Address TOWN OF MARANA Planning and Zoning Department 3696 W. Orange Grove Road + Tucson, AZ 85741 (520) 297-2920 Fax: (520) 297-3930 PLANNING & ZONING APPLICATION o General Plan Amendment o Specific Plan Amendment o Rezone o Significant Land Use Change o Variance o Conditional Use Permit 13 Other Specific Plan See Attached Map 1551. 9 Acres C Cascada Specific Plan. Township 12S; Range 12E; Sections 9,10,11,14 and 15 Master Planned Community Specific Plan Pacific International State AZ 3550 First Avenue, Suite 100 Zip Code Phone Number 85719 (520) 408-2300 Larry Leung New World Development 3550 North First Ave., Ste. 200 408-2300 State AZ Zip Code 85719 Phone Number (520) 408-2300 Fax Number (520) Jack Richter TPC Group, Inc. dba The Planning 110 South CHurch Street, Suite 6320 Zip Code Phone Number Fax Number State AZ E-Mail Address 85701 (520) 623-6146 I, the undersigned, certifY that all of the facts set forth in this application are true to the best of my knowledge and that I am either the owner of the property or that I have been authorized in writing by the owner lie . s application. (If not owner of record, attach written authorization from the owner.) Mike Grassinger Print Name of A licant!Aoent 01/23/04 Date Case No. 'PC '2 --otj(fJtj CRWNo.PCZ D'/6/-0tJ} Fee Amount 09112102 ~hQY LEGAL DESCRIPTION CASCADA PROPERTY Portions of Sections 9, 10, 11, 14, 15 and 22, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona, said portions being described as follows: COMMENCING at a punched railroad spike marking the south quarter comer of Section 15, from which a 0.5 inch diameter rebar tagged "RLS 19316" marking the southwest comer of Section 15 lies South 89045'18" West a distance of2639.57 feet; Thence North 00042'34" West a distance of75.00 feet to a line 75.00 feet northerly of and parallel with the south line of the southwest quarter of Section 15; Thence South 89045' 18" West a distance of 17.15 feet to the intersection ofthe northwesterly right- of-way line of Camino de Manana with the north right-of-way of Linda Vista Boulevard as described in Docket 7387 at Page 555, records of Pima County, said intersection being the TRUE POINT OF BEGINNING; Thence South 89045' 18" West along the north right-of-way line of Linda Vista Boulevard a distance of 542.86 feet to the southeast comer of that Well Site described in Docket 11709 at Page 1752, records of Pima County; Thence North 00042'34" West along the east line of said Well Site a distance of 100.00 feet to the northeast comer thereof; Thence South 89045' 18" West along the north line of said Well Site a distance of 100.00 feet to the northwest comer thereof; Thence South 00042'34" East along the west line of said Well Site a distance of 100.00 feet to the southwest comer thereof and the north right-of-way line of said Linda Vista Boulevard; Thence South 89045' 18" West along said north right-of-way line, a distance of 541.78 feet to the northeasterly right -of- way line of the Union Pacific Railroad; Thence North 34051'57" West along said northeasterly right-of-way line a distance of2586.54 feet to a 0.5 inch diameter rebar tagged "LS 4527" marking the intersection of said northeasterly right- of-way line with the west line of the southwest quarter of Section 15; S:\JOBS 4000-4900\41 00\41 84\Block Pla19-13-06\Cascada 9-13-06.doc Page I of 7 717 NORTH SWAN ROAD' TUCSON,ARIZONA 85711-1210. TEL: (520) 325-1991' FAX: (520) 325-2074 _......";>"""~.........."""'"'._"'"", ~~_,....,.."'.."_'"...~,.,,'~~..k,;.,~,~,.,_..."'",;,.._,_,,._"_-'-~__.<_'''_'A',",,^;''''"._..''',"~,,'',~^'~'''''''_._h.~_.. '" Thence North 01005'12" West along said west line a distance of 438.15 to a 2 inch diameter open iron pipe marking the west quarter comer of Section 15; Thence North 00042'43" West a distance of2651.90 feet to a 0.625 inch diameter rebar (no tag) marking the northwest comer of Section 15; Thence South 89039'56" West along the south line of the southeast quarter of Section 9, a distance of 1963.88 feet to a 1.5 inch diameter aluminum capped rebar stamped "R/W" marking the intersection of said south line with the northeasterly line of that parcel described in Docket 2109 at Page 588,records of Pima County, said northeasterly line being on a non-tangent curve concave to the southwest having a radius of 11038.24 feet, to which intersection a radial line bears North 48023' 4 7" East; Thence northwesterly along said curve through a central angle of 03042'14" an arc distance of 713.58 feet to the easterly line of that parcel described in Docket 4096 at Page 183, records of Pima County; Thence North 00010'26" West along said easterly line a distance of799.32 feet to an angle point in said line; Thence South 89037'50" West continuing along an east-west component of said easterly line a distance of 163.48 feet to the west line ofthe southeast quarter of Section 9; Thence North 0001 0'33" West along said west line a distance of 842.11 feet to the south line of Parcel "B" as described in Docket 12634 at Page 452, records of Pima County; Thence North 89038'34" East along said south line a distance of 1 069.70 feet to the southwesterly line of Parcel 4 as described in Docket 8096 at Page 1868, records of Pima County; Thence North 45004'48" West along said southwesterly line, a distance of 1045.95 feet to the beginning of a curve concave to the southwest having a radius of 1325.00 feet; Thence northwesterly along said curve and continuing along said southwesterly line, through a central angle of 07033'48" an arc distance of 174.91 feet to the easterly line of that parcel described in Docket 2109 at Page 591, records of Pima County; Thence North 00010'08" West along said easterly line a distance of 183.77 feet to the beginning of a curve concave to the southwest having a radius of 1475.00 feet, to which beginning a radial line bears North 33000'15" East; *" ~?lJJ;;~Y S\.lOBS 4000-4900\4 J 00\4184\Block Plat 9-13-06\Cascada 9-13-06.doc Page 2 of 7 Thence southeasterly along said curve through a central angle of 11054' 57" an arc distance of 306.76 feet; Thence South 45004' 48" East a distance of 1779.39 feet to a point hereinafter referred to as POINT "A"; Thence North 44055'12" East a distance of 483.09 feet to the beginning of a curve concave to the northwest having a radius of 1725.00 feet; Thence northeasterly along said curve through a central angle of 22019' 52" an arc distance of 672.32 feet to the south line of the southeast quarter of the northeast quarter of Section 9; Thence South 89038'34" West along said south line a distance of 1099.90 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the southwest comer of the southeast quarter of the northeast quarter of Section 9; Thence North 00009'24" West along the west line of the southeast quarter of the northeast quarter of Section 9 a distance of 1318.92 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the northwest comer thereof; Thence North 89035'09" East along the north line of the southeast quarter ofthe northeast quarter of Section 9 a distance of 1309.12 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the northeast comer thereof; Thence South 89055'17" East along the north line of said south half ofthe northwest quarter of Section lOa distance of 2651.22 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4 785" marking the northeast comer thereof; Thence North 89043'48" East along the north line of the south half of the northeast quarter of Section 1 0 a distance of 2646.78 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the northeast comer thereof; Thence South 00032'10" East along the east line of said south half a distance of 1317.47 feet to a 0.5 inch diameter rebar tagged "PE 4926" marking the east quarter comer of Section 1 0; Thence North 89049'44" East along the north line of the southwest quarter of Section 11 a distance of 2637.10 feet to a 2 inch diameter open pipe marking the northeast comer thereof; ,<:'~~ Ashb. '2i::i/ SURVEYING & DRAFTlNG.,NC.Y S:\JOBS 4000-4900\41 00\4184\Block Plat 9-13-06\Cascada 9-13-06.doc Page 3 of 7 Thence South 000:28'15" East along the east line of the southwest quarter of Section 11 a distance of 2646.62 feet to a Government Land Office scribed stone marking the south quarter corner of Section 11; Thence North 88052'49" West along the south line of the southwest quarter of Section 11 a distance of 2619.31 feet to a 0.625 inch diameter rebar tagged "LS 4785" marking the southwest corner of Section 11; Thence South 00005'25" West along the west line of the northwest quarter of Section 14 a distance of 2701.97 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 1052" marking the west quarter corner of Section 14; Thence South 00020'40" East along the west line ofthe northwest quarter of the southwest quarter of Section 14 a distance of 1316.59 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the southwest quarter thereof; Thence North 89036'27" East along the north line of the southwest quarter of the southwest quarter of Section 14 a distance of 1317.49 to the northeast comer thereof; Thence South 00019'00" East along the east line of the southwest quarter of the southwest quarter of Section 14 a distance of 1286.26 feet to a 1.5 inch diameter aluminum capped rebar stamped "WILSEY & HAM LS 7599" marking the north right-of-way line of Linda Vista Boulevard (formerly known as Palo Fierro) as shown in Book 2 of Road Maps at Page 64, records of Pima County; Thence South 89034'45" West along said north right-of-way line a distance of 1316.86 feet to the east line of the southeast quarter of Section 15; Thence South 89045'16" West continuing along said south right-of-way line a distance of 638.18 feet to the beginning of a non-tangent curve concave to the northeast having a radius of 1507.39 feet, to which beginning a radial line bears South 21007' 12" West; Thence northwesterly along said curve through a central angle of 30034'03" an arc distance of 804.20 feet; Thence North 38018'45" West a distance of 411.03 feet to the beginning of a curve concave to the south having a radius of 40.00 feet; Thence westerly along said curve through a central angle of 9001 0'00" an arc distance of 62.95 feet; ~n,QY Thence South 51031' 15" West a distance of 610.78 feet to the beginning of a curve concave to the southeast having a radius of 7549.44 feet; Thence southeasterly along said curve through a central angle of 04000' 45" an arc distance of 528.70 feet to the beginning of a reverse curve concave to the northwest having a radius of 7729.44 feet; Thence southerly along said curve through a central angle of 00056'54" an arc distance of 127.92 feet to the north right-of-way line of Linda Vista Boulevard (formerly known as Palo Fierro Road) as shown in Book 2 of Road Maps at Page 64, records of Pima County; Thence South 89045' 16" West along said north line a distance of30.50 feet to the southwesterly right-of-way line ofthe aforesaid Camino de Manana; Thence South 89045' 16" West along a prolongation of said north line, a distance of34.73 feet to the west line of the southeast quarter of Section 15; Thence North 00042'34" West a distance of 45.00 feet to a line 75.00 feet northerly of and parallel with the south line of the southwest quarter of Section 15; Thence South 89045' 18" West a distance of 17.15 feet to the intersection of the northwesterly right- of-way line of Camino de Manana with the north right-of-way of Linda Vista Boulevard as described in Docket 7387 at Page 555, records of Pima County, and the TRUE POINT OF BEGINNING; TOGETHER WITH a portion of the northwest quarter of Section 22 described as follows: COMMENCING at a punched railroad spike marking the north quarter comer of Section 22, from which a 0.5 inch diameter rebar tagged "RLS 19316" marking the northwest comer of Section 22 lies South 89045'18" West a distance of2639.57 feet; Thence South 00025'06" East a distance of 30.00 feet to a line 30.00 feet southerly of and parallel with the north line of the northwest quarter of Section 22; Thence South 89045' 18" West along said parallel line a distance of 30.00 feet to the intersection of the south right-of-way line of Linda Vista Boulevard (formerly known as Palo Fierro Road) as shown in Book 2 of Road Maps at Page 64 with the west right-of-way line of Camino de Manana as shown in Book 2 of Roa.d Maps at Page 1, said intersection being the TRUE POINT OF BEGINNING; (fj,;iiC1.................... Ashby ',- ~-:;;,; " ,7:k".$i Ai'-"" SUR\fF(ING & DRAFTING. INC. .: Thence South 00025'06" East along said west right-of-way line a distance of21.97 feet to the beginning of a non-tangent curve concave to the northwest having a radius of 7729.44 feet, to which beginning a radial line bears South 40037' 13" East; Thence southwesterly along said curve through a central angle of 00024' 56" an arc distance of 56.07 feet; Thence South 42016' 12" West along a non-tangent line a distance of 593.82 feet to the beginning of a non-tangent curve concave to the northwest having a radius of 7829.44 feet, to which beginning a radial line bears South 35053'22" East; Thence southwesterly along said curve through a central angle of 00025'30" an arc distance of 58.08 feet to the northeasterly line ofthat parcel described in Docket 2363 at Page 94, records of Pim,a County; Thence North 34051' 57" West along said northeasterly line a distance of 643.45 feet to the south right-of-way line of Linda Vista Boulevard (formerly known as Palo Fierro Road) as shown in Book 2 of Road Maps at Page 64; Thence North 89045' 18" East along said south right-of-way line, a distance of 856.97 feet to the TRUE POINT OF BEGINNING. AND EXCEPT the following described portion of the southeast quarter of Section 9 and the southwest quarter of the southwest quarter of Section 15: COMMENCING at the hereinbefore said POINT "A"; Thence South 45004'48" East a distance of 150.00 feet to the TRUE POINT OF BEGINNING; Thence North 44055' 12" East a distance of 483.09 feet to the beginning of a curve concave to the northwest having a radius of 1875.00 feet; Thence northeasterly along said curve through a central angle of 24015'30" an arc distance of 793.85 feet to the south line of the southeast quarter of the northeast quarter of Section 9; Thence North 89038'34" East along said south line a distance of 46.96 feet to a 1.5 inch diameter lead capped rebar marking the southeast comer of the southeast quarter of the northeast quarter of Section 9; ?ti;l~Ashb \ '<:Ii ,'>' SURVEYING & DRAmNG.,NCY S:\JOBS 4000-4900\4 100\41 84\BJock Plat 9-13-06\Cascada 9-l3-06.doc Page 6 of 7 Thence South 00009' 14" East along the west line of the northwest quarter of the southwest quarter of Section 10 a distance of 1320.29 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the southwest comer thereof; Thence North 89056'28" East along the north line of the southwest quarter ofthe southwest quarter of Section 10 a distance of 1330.45 feet to a 1.5 inch diameter aluminum capped rebar stamped "LS 4785 marking the northeast comer thereof; Thence South 00015' 14" East along the east line of the southwest quarter of the southwest quarter of Section 10 a distance of 1247.05 feet to a point from which a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the southeast comer of the southwest quarter of the southwest quarter of Section 1 0 lies South 00015' 14" East a distance of 7 5 ;00 feet, said point being the beginning of a non-tangent curve concave to the northeast having a radius of 1425.00 feet, to which point a radial line bears South 00000'52" West; Thence northwesterly along said curve through a central angle of 44054'20" an arc distance of 1116.84 feet; Thence North 45004'48" West a distance of 1621.90 feet to the TRUE POINT OF BEGINNING. FURTHER EXCEPT any portion lying within Camino de Manana as shown in Book 2 of Road Maps at Page 1, records of Pima County. FURTHER EXCEPT any portion lying within Linda Vista Boulevard as described in Docket 7387 at Page 555, records of Pima County. FURTHER EXCEPT any portion lying within those roadway parcels 1, 2, 3 and 4 as described in Docket 8096 at Page 1869, records of Pima County. AND FURTHER EXCEPT any portion lying within those drainageways dedicated to Pima County, Arizona on the plat of Camino de Manana Estates Lots 1 thru 86, recorded in Book 27 of Maps and Plats at Page 77 and on the plat of Camino de Manana Estates Lots 87 thru 222, recorded in Book 27 of Maps and Plats at Page 78, records of Pima County. l:i~ Ashby. i ~:;;;;' SURVEYlNG & DRAFTlNG.INC. S:VOBS 4000-4900\4100\4184\Block Plat 9-13-06\Cascada 9-13-06.doc Page 7 of 7 Cascada Specific Plan Executive Summa.ry Prepared for: Town of Marana 11444 W. Civic Center Drive Marana, AZ 85653 Red Point Development 8710 North Thornydale Road, Suite 120 Tucson, Arizona 85742 / Prepared by: The Planning Center 110 South Church, Suite 6320 Tucson, Arizona 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 ~~ Executive Summary The Cascada Specific Plan encompasses approximately 1,454 acres in southeast Marana allowing up to 3,806 homes in an environmentally sensitive community. The Specific Plan establishes the location and intensity of land uses, the circulation pattern and overall character of the Cascada master planned community. The plan focuses on creating a mixed-use village center surrounded by progressively less dense residential development, with an emphasis on the incorporation of open space into the pedestrian circulation system. A variety of housing options are supported by the Specific Plan, including urban-loft style condominiums, apartments, and attached and detached single-family homes. Cascada versus Acacia Hills and Northgate Specific Plans The Cascada Specific Plan area encompasses and replaces the project boundaries of two approved specific plans, Acacia Hills and Northgate. These specific plans were adopted by the Town of Marana Mayor and Council over 10 years ago permitting up to 10,268 housing units. New concepts in master planning and an awareness of the value of native plant and natural resource protection have resulted in the proposed Cascada Specific Plan. This plan represents a major leap forward in master planning, providing a much more cohesive, diverse, and environmentally sensitive plan. Land Use Diversity The 1,454-acre site will be broken into 37 blocks representing residential, commercial and office uses, as well as active recreational and natural undisturbed open space. The goal of the land use concept plan is to establish a unique community with numerous opportunities for recreation and community interaction. The Cascada land use plan identifies the Village Center as the community core, and includes various commercial, entertainment, and higher density residential uses. The plan also identifies an Employment Center along Camino de Manana, providing employment opportu.nities to the Town and an attractive location for national and international company office relocation as well as large scale retail facilities. Development Regulations While residential densities decrease relative to the distance from the Village Center, development regulations are also on a gradient from reduced setbacks and taller ~THE PLANNING CENTER Cascada Specific Plan Marana, Arizona Executive Summary permitted buildings in the Village Center, to larger setbacks and lower allowable building heights in the low-density residential areas. Low-density residential areas will include estate lots from one to three acres in size and not permit uses such as livestock stables and riding arenas, resulting in exclusive residential estate lots. Additionally, grading limits on each lot further limit the amount of disturbance on each to a maximum of 25,000 sf. Medium density neighborhoods incorporate new urbanism concepts such as rear and side entry garages, varied setbacks, and mix of lot sizes and home styles. Development regulations in the Village Center create a true urban context for development permitting multi-story buildings and expanded lot coverage. By concentrating higher density development in the Village Center, the plan allows for large areas of open space incorporated into each block located throughout the project area. Open Space as Circulation While the Northgate and Acacia Hills Specific Plans make minimal effort to incorporate natural drainage channels into the land use planning, the natural drainageways are integral to the Cascada Specific Plan. Drainageways 250 feet wide will be preserved cutting across the site in five separate channels. These channels will support walking trails on each side connecting the entire community to the approximately 59-acre district park located along the western edge of the planning area, and the Village Center. A 59-acre district park will include playing fields, ramadas, and passive and active recreation opportunities. Approximately eight miles of walking trails along natural drainageways will connect the District Park with a series of five two-acre Neighborhood Parks providing, playgrounds, open grassy areas, and other neighborhood amenities. Open space and connectivity are two themes that run throughout the project. Pocket parks within the various residenti~1 communities will provide additional amenities. The future Twin Peaks interchange will provide easy access to Interstate 10 for Cascada. The internal mix of land uses in Cascada are designed to provide needed services locally, thereby reducing external traffic. ~THE PLANNING CENTER ii Cascada Specific Plan Marana, Arizona Executive Summary The overall density of residential development for Cascada is 2.6 homes per acre versus approximately 7.0 homes per acre for the combined Acacia Hills and Northgate Specific Plans. Through diversification of land use, provision of employment center opportunities, and the commitment to construction of significant community amenities, the Cascada master planned community will be a premier community in southern Arizona. Overview . 1 ,454acres; . Designed as an environmentally sensitive community; . 3,806 Residential Units rather than 10,268 permitted by the existing specific plans; . 2.6 homes per acre overall density; . 46% natural and enhanced open space; . Incorporates sustainable new-urbanism design concepts; . Addresses regional drainage problems; . Fosters a family-oriented community lifestyle; . Complements the Twin Peaks interchange; . Infrastructure will be developer financed and built; . Provides a 59-acre eastside district park; · Complies with environmental rules and regulations; · Provides a significant reduction in approved density and intensity through the downzoning process. ~THE PLANNING CENTER iii Cascada Specific Plan Marana, Arizona ~ ~ E E ::J C/) ~ +::: ::J t> ~ lJj ~","" l!'v. h < " " '" ,,-,; . ,,,,,'-'" ? c: 0 rJ) 'C .. ~Z' CO g.~ C. .... , "u E e .. ~~~ "'.. 0 0 ~ ~ .... co () ~& cl! Q) 0<1> :lV ., rJ) e ., i!' c:u I!! 0 :::> ~~ 0 0 .. .. <II "" ~v ;;; ~ 0) "C (O')N ,- c: m .....J 'i? .. u 'E $ c: ~ <.:J c: [ "" .. .. Q. Q. - 0 II) c: .. Q en ~ co 15. !. <'<l J! E 'tl .. :> I1J 0 <\l !r iJ <Il '" (,) .. .. t;~ (Q'lji .. c: .. .. eu "'::: ....0 "'~ <'>0 -:-g c .. o ~ .~ ~ "0 cu< ~!r o-~ ~ r- ~ e ~ <II .. .. ~ ~ ~ '" .!!! ~ " E li :r: E 0 E '" u " .u " <) '" ~ E \'l '-' 0 c: <l.l CO 15. '" 'l;; ;;; ~ E Q. " :> w 0 en !r .r: 1: 0 Z I j i I Ii j! ld d L ili I. III , , i IUfll !lJj Ih E~;jtnd r nl.. c '" ii: ?; <l.l Z c '" a:: 'tl (5 ,iB ~~ it i! H "I ~ ~ :: ~: '\'i! n s ~ H . t q ~. ~i 4=. "i! l~ n ! t i] ;1 q E ;! i,j ~! ;: ~ i~ .ii r.J -;; ; 11 ~ j L' I ~ [ ~ ~ ~ ~ l! :1 - " 1.il ~~t i!-; t ~ · . ~ i < i- 1" ~~ 0- - ~ H.~ 'l~ -fliE ... . . J: I i. ~,,~ ~~ '" L~ lH -.-lli 1<=7 ~ ' .u ~ ~ ; ~- f ~ ~!f ;.1 ) 21: ,,~ ~ ~H 1~j ! ~-~ c:: ~ ~a n.", 0";:: ;.;::oq:: "0 ~ Q) ~ c%~ ~~ ~ CI) ~ (,) .~ C) Zo:: -W Z..- UJ~Z rti r l r ~ Casc,ada Specific Plan ,.... I . Prepared for: r l r- l Town of Marana 3696 West Orange Grove Road Tucson, Arizona 85741 r . Red Point Development 8710 North Thornydale Road, Suite 120 Tucson, Arizona 85742 ;.., ...~ r- l r r r r'" I . I - r- l r r Prepared by: r The Planning Center 110 South Church, Suite 6320 Tucson, Arizona 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 ,... I 1 . , r ~~ Cascada Specific Plan Submitted to: The Town of Marana Marana Municipal Complex 11555 W. Civic Center Drive Marana, AZ 85653 Prepared for: Red Point Development, LLC 8710 North Thornydale Road, Suite 120 Tucson, Arizona 85742 Prepared by: The Planning Center 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 ~THE PLANNING CENTER Mayor and Council Submittal: October 2006 For Clarification of Material Contained in this Specific Plan Contact: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520) 622-1950 Consultant Team: Presidio Engineering 4582 North First Avenue. Suite 120 Tucson, Arizona 85718 Telephone (520) 795-7255 Fax (520) 795-6747 Westland Resources, Inc. 2343 East Broadway Boulevard, Suite 202 Tucson, Arizona 85719 Telephone (520) 206-9585 Fax (520) 206-9518 Kimley-Horn and Associates, Inc. 1860 East River Road, Suite 100 Tucson, Arizona 85718-5961 Telephone (520) 615-9191 Fax (520) 615-9292 CMG Drainage Engineering, Inc. 4574 North First Avenue, Suite 100 Tucson, Arizona 85718 Telephone (520) 882-4244 Fax (520) 882-3006 Tierra Right of Way Services 1575 E. River Road, Suite 201 Tucson, Arizona 85718 Telephone (520) 319-2106 Fax (520) 323-3326 Architectural Visions 626 North Craycroft Road Tucson, 85711 Telephone (520) 748-2773 Fax (520) 748-2776 Stubbs and Schubart 340 North Main Avenue Tucson, AZ 85705 Telephone (520) 623-5466 Fax (520) 882-3909 Table of Contents SECTION I: INTRODUCTION A. Introduction.......................................................................................................... 1-1 B. Location............................................................................................................... 1-1 C. Authority and Scope ............................................................................................ 1-2 D. Legal Description................................................................................................. 1-2 SECTION II: DEVELOPMENT CAPABILITY REPORT (INVENTORY & ANALYSIS) A. Topography and Slope Analysis.. ....... ........ ................. .............. ......................... 11-1 1. Topographic Characteristics. .............. ................. ........................................ 11-1 2. Pre-Development Cross Slope.... ...... ......... ................. ................... ............. 11-2 B. Hydrology and Water Resources ....................................................................... 11-2 1. Off-site Watersheds and Discharge Quantities............................................ 11-2 2. Off-site Features that May Affect or be Affected by the Site ....................... 11-5 3. Acreage of Upstream Off-Site Watersheds with 100 Year Discharge Greater than 100 cfs ......................... ............................ ..................... .......... 11-5 4. On-Site Hydrology........................................................................................ 11-5 5. Existing Drainage Conditions .......................... ............................................. 11-5 6. Section 404 Permit....................................................................................... 11-6 C. Vegetation and Wildlife Habitat ......... .................. ............................................... 11-7 1. Vegetative Communities and Associations on the Site ............................... 11-7 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species.................................................................................. 11-12 3. Vegetative Densities .................................................................................. 11-12 4. Wildlife........................................................................................................ 11-15 5. Arizona State Game and Fish Department Letter...................................... 11-20 6. Wildlife Species Anticipated to be Found within the Project Area ............. 11-22 7. Wildlife Migration and Movement Patterns through the Site...................... 11-22 8. Status of Cactus Ferruginous Pygmy-Owl Survey..................................... 11-23 D. Geology and Soils ............................................................................................11-28 1. Geologic Features...................................................................................... 11-28 2. Soils........................................................................................................... 11-28 E. Paleontological and Cultural Resources .......................................................... 11-32 1. Letter from the Arizona State Museum ...................................................... 11-32 2. Location of Resources On Site .................................................................. 11-32 F. Viewsheds........................................................................................................ 11-37 1. Viewsheds Onto and Across the Site ........................................................ 11-37 2. Areas of High Visibility from Adjacent Off-Site Locations .......................... 11-37 3. Site Photos................................................................................................. 11-38 G. McHarg Composite Map...................................................................................11-48 H. Existing Structures, Roads and Other Development........................................ II-50 1. Existing Structures within the Site.............................................................. II-50 2. Existing Land Uses and Zoning On-Site.................................................... II-50 3. Existing Property within Y4 Mile Radius...................................................... II-52 4. Adjacent Development Architectural Styles............................................... II-53 5. Wells.......................................................................................................... II-53 6. Traffic Circulation and Road System ......................................................... II-59 I. Existing Infrastructure and Public Services ...................................................... 11-62 1. Open Space, Recreational Facilities, Parks and Trails.............................. 11-62 2. Schools and Libraries ................................................................................ 11-64 3. Sewers....................................................................................................... 11-64 4. Police, Fire, and Emergency Services....................................................... 11-64 5. Transportation............................................................................................ 11-64 6. Religious, Health Care, and Other Public Facilities within 1 Mile Radius.. 11-68 7. Water.......................................................................................................... 11-68 ~THE PLANNING CENTER Cascada Specific Plan Marana, Arizona Table of Contents Section III: Section IV: 8. Private Utilities. ................................................ .......................................... 11-68 9. Solid Waste Disposal.................... ...................................... ....................... 11-68 Development Plan A. Purpose and Intent ............................................................................................ 111-1 B. Major Goals Guiding Development ................................................................... 111-1 C. Land Use Concept............................................................................................. 111-3 D. Cascada's Land Uses........................................................................................111-3 E. Circulation Concept Plan .......... .................. ................................... .................... 111-7 F. Grading Concept ............................................................................................. 111-11 G. Water Resources............................................................................................. 111-12 H. Post-Development Hydrology (Drainage Plan) ...............................................111-12 1. Slope Treatment Along Washes ............................................................... 111-14 2. Protection of Fill Banks Along Section 404 Washes................................. 111-14 3. Mitigation Techniques for Erosion Protection ........................................... 111-14 4. Grade Control Structures (Function and Appearance) .............................111-14 5. Gunite and Concrete Lined Channel Treatments ..................................... 111-14 6. Location of Existing Culverts under the UPRR ......................................... 111-15 7. Retention/Detention Basins...................................................................... 111-15 I. Environmental Resources ............................................................................... 111-17 1. Wildlife Mitigation and Movement Patterns Through the Site' .................. 111-17 J. Landscape Concept......................................................................................... 111-17 K. Open Space, Recreation, Parks, and Trails Concept ..................................... 111-18 L. Cultural Resources.......................................................................................... 111-22 M. Viewsheds....................................................................................................... 111-22 N. Infrastructure, Public Services, and Utilities.................................................... 111-23 1. Sewer........................................................................................................ 111-23 2. Schools..................................................................................................... 111-23 3. Fire/Emergency Vehicle Service............................................................... 111-24 4. Water Service............................................................................................ 111-24 Development and Design Standards A. Purpose and Intent ............................................................................................IV-1 B. Applicability of Town of Marana Land Development Code ...............................IV-3 C. Definitions.......................................................................................................... IV-4 D. Residential Development Regulations ..............................................................IV-7 1. Low Density Residential..............................................................................IV-7 2. Medium Density Residential .......................................................................IV-8 3. Medium High Density Residential.............................................................IV-1 0 4. High Density Residential......... ................ ............ ...................................... IV-12 E. Residential Design Criteria ..............................................................................IV-15 1. Site Planning .............................................................................................IV-15 2. Architectural Design Standards ................................................................IV-17 F. Commercial Development Regulations ...........................................................IV-23 1. Village Center............................................................................................ IV-23 2. Employment Center ..................................................................................IV-25 G. Commercial Design Criteria.............................................................................IV-28 H. Open Space Development Regulations ..........................................................IV-35 1. Natural Undisturbed Open Space (NUOS) Mitigation/Set-Aside..............IV-35 2. Open Space/Recreation............................................................................ IV-35 3. Trails............................................ ............................................................. IV-36 4. Parks......................................................................................................... IV-39 (iTHE PLANNING CENTER ( ii Cascada Specific Plan Marana, Arizona Table of Contents Section V: 5. Maintenance.............................................................................................. IV-40 I. Utility Development Standards ................. ..................... .............................. ....IV-41 J. Roadway Standards.......................... .....................................................,....... .IV-41 1. Minimum Roadway Development Standards............................................IV-41 K. Landscape Standards......................................................................................IV-47 1. Purpose and Concept ...............................................................................IV-47 2. Streetscape Concept................................................................................ IV-48 3. Entry Features........................................................................................... IV-48 4. Project Edges............................................................................................ IV-49 5. Hardscape Design Elements .............. .... ................. ................................. IV-50 6. Drainage and Retention/Detention Basins................................................ IV-50 7. Grading .....................................................................................................IV-50 8. Slope Treatments and Grade Differentials ...............................................IV-51 9. Revegetation and Erosion........ ............................ ................ ..................... IV-51 L. Signage............................................................................................................ IV-51 1. Concept and Purpose...................... .................... .......... ................ ........... IV-52 2. Major Monumentation ...............................................................................IV-52 3. Minor Monumentation ...............................................................................IV-52 4. Street Signs............................................................................................... IV-52 5. Materials/Color Scheme............................................................................ IV -53 M. Public Art .........................................................................................................IV-53 N. Drainageway Standards................................................................................ ..IV-53 1. Drainage Cross-Sections ............. ............................... .............................. IV-53 Implementation and Administration A. Purpose and Intent ............................................................................................. V-1 B. Proposed Changes to Zoning Ordinance ........................................................... V-1 C. Development Review Procedure.. ..... ............................. ................... ................. V-2 D. General Implementation Responsibilities ........................................................... V-4 E. Phasing.......................................... ..................................................................... V-4 1. Fire and Emergency Service.. ............... ..... ....................... ........................... V-4 2. Archaeology Surveys................................................................................... V-5 3. CFPO Surveys ............................................................................................. V-5 4. Recreation (District and Neighborhood Parks) ............................................ V-5 5. Drainage Improvements............................................................................... V-5 F. Specific Plan Administration ............................................................................. V-14 1. Enforcement............................................................................................... V-14 2. Administrative Change ............................................................................... V-14 3. Substantial Change.................................................................................... V-14 4. Interpretation .......................................................................................... .... V-15 5. Fees........................................................................................................... V -15 6. Amendments .............................................................................................. V-15 7. Violations.................................................................................................... V-15 8. Specific Plan Monitoring Plan ....................................................................V-16 ~THE PLANNING CENTER Hi Cascada Specific Plan Marana, Arizona Table of Contents Appendix Section Appendix A: Legal Description ........................................................................................A-1 Appendix B: Bibliography ................................................................................................ B-1 Appendix C: Recommended Plant Palette........ ........................ .......................... ............ C-1 Appendix D: Cascada Design Review Committee .......................................................... D-1 Appendix E: Northwest Fire Approval Letter ................................................................... E-1 LIST OF TABLES Table 1: Table 2: Table 3: Table 4: Table 5: Table 6: Table 7: Table 8: Table 9: Table 10: Table 11: Table 12: Table 13: Table E-1: Table E-2: Hydrology......................................................................................................................... 11-6 Partial List of Plants Observed On-Site......................................................................... 11-11 Evaluation of Special Status Species Identified in 2003 AGFD Letter .......................... 11-21 Treatment Recommendations for Sites Within the Project Area................................... 11-34 Existing Zoning and Acreage Allocation On-Site Per Approved Specific Plans............ II-51 Existing Roadways within One Mile of the Site ............................................................. 11-60 Inventory of Candidate Trails......................................................................................... 11-62 Cascada Specific Plan Proposed Land Uses................................................................. 111-5 Cascada Specific Plan Proposed Land Uses by ParceL................................................ 111-6 Cascada Open Space (acres) ...................................................................................... 111-20 Cascada Specific Plan Proposed Land Uses by Parcel.................................................IV-2 Comparing Cascada Specific Plan and Town of Marana Land Use Designations ......IV-29 Cascada Residential Lot Permitting Monitoring Report .................................................. V-3 Cascada Land Uses by Phases ...................................................................................... V-6 Development Triggers by Phases................................................................................. V-1 0 LIST OF FIGURES Figure 1: Figure 2: Figure 3: Figure 4: Figure 5: Figure 6: Figure 7: Figure 8: Figure 9: Figure 10: Figure 11 : Figure 12: Figure 13: Figure 14: Figure 15: Figure 16: Pathway Trail- Map View ............................................................................................IV-37 Pathway Trail - Cross Section .....................................................................................IV-38 Drainageway Trail- Cross Section ..............................................................................IV-38 Trail Junction - Cross Section ............ ........... ............................... .......... ................ ......IV-40 Village Center Loop Street.......... .................. ............................ ........................ ...........IV-43 Typical Major Collector Street.. ............................ ................... ......... ............ .......... ...... IV-43 Local Residential Collector Street .................. ............................ ................. ................. IV-44 Park Loop Street........................................................................................................... IV-44 Local Residential Street Cross Section South of Lambert Lane ..................................IV-45 Local Residential Street Cross Section North of Lambert Lane...................................IV-45 Typical 21-Foot Alley ....................................................................................................IV-46 Typical 13-Foot Alley ....................................................................................................IV-46 Cross-Section A-A - Major Wash Cross-Section .........................................................IV-54 Cross-Section B-B - Collector Channel Cross-Section ...............................................IV-54 Cross-Section C-C - Interception Channel Cross-Section ..........................................IV-55 District Park/Retention/Detention Basin Cross-Section ...............................................IV-55 LIST OF EXHIBITS SECTION I: INTRODUCTION Exhibit I.A: Regional Map........................................................................................... 1-3 Exhibit I.B: Aerial Photograph........... .................. .............................................. ......... 1-4 Exhibit I.C: Location and Vicinity Map........................................................................ 1-5 SECTION II: COMPATIBILITY REPORT (Inventory and Analysis) Exhibit II.A: Development Context Map .................................................................... 11-3 (iTHE PLANNING CENTER iv Cascada Specific Plan Marana, Arizona Table of Contents Exhibit II.B.1: Topography.........................................................................................11-4 Exhibit II.B.2.a: Off-Site Hydrology........................................................................... 11-8 Exhibit II.B.2.b: On-Site Hydrology ........................................................................... 11-9 Exhibit II.C.1: Vegetation Communities .................................................................. 11-13 Exhibit II.C.2: Vegetation Densities... ........................... ............. .............................. 11-14 Exhibit II.C.3.a: Wildlife Habitat Areas .................................................................... 11-24 Exhibit II.C.3.b: Arizona Game and Fish Department Letter................................... 11-25 Exhibit II.D: Soil Associations ............................... .......................... ..... ............. ...... 11-31 Exhibit 11.E.1: Arizona State Museum Letter ........................................................... 11-35 Exhibit II. E.2: Archeological Sites ........ ................................................................... 11-36 Exhibit II.F: Views Across the Site .......................................................................... 11-47 Exhibit II.G: McHarg Composite Map...................................................................... 11-49 Exhibit II.H.1: Existing Land Uses On-Site ............................................................. II-54 Exhibit II.H.2: Existing Zoning On-Site.................................................................... II-55 Exhibit II.H.3: Acacia Hills and Northgate Specific Plan Land Uses....................... II-56 Exhibit II.H.4: Existing Zoning Off-Site.................................................................... II-57 Exhibit II.H.5: Existing Land Use Off-Site ............................................................... II-58 Exhibit II.H.6: Traffic Circulation and Existing Rights-of-Way................................. 11-61 Exhibit 11.1.1: Open Space, Recreation Facilities, Parks, and Trails .......................11-63 Exhibit 11.1.2: Schools and Libraries................. .......... ............. ...................... ........... 11-65 Exhibit 11.1.3: Sewer .................................................................................................11-66 Exhibit 11.1.4: Police, Fire and Emergency Services ................................................ 11-67 Exhibit 11.1.5: Religious, Health Care, and Other Public Facilities ...........................11-69 Exhibit 11.1.6: Water.................................................................................................. 11-70 SECTION III: DEVELOPMENT PLAN Exhibit III.C: Land Use Concept....... .................... ............... ........... .................. ........ 111-8 Exhibit III.C.1: Development Concept (Phases) ...................................................... 111-9 Exhibit III.E: Circulation Concept ........................................................................... 111-10 Exhibit III.H: Post Development Hydrology............................................................ 111-16 Exhibit III.K: Open Space, Recreation, Parks and Trails Concept Plan ................ 111-21 Exhibit III.N: Sewer................................................................................................. 111-25 .,... ~THE PLANNING CENTER v Cascada Specific Plan Marana, Arizona Section I I ntrod uction Introduction A. Introduction The Cascada Specific Plan establishes comprehensive guidance and regulations for the development of a 1,454-acre master planned community located in the southeast area of the Town of Marana, Pima County. (See Exhibit I.B: Aerial Photograph). The Specific Plan serves as a regulatory tool governing planning and zoning. The Cascada Specific Plan is adopted by ordinance, conforms to the Town of Marana General Plan and replaces the Town Development Code. The Specific Plan establishes the type, location, density, and character of development within the Plan area. It functions as a guide for future development and provides a site specific document focusing on existing site characteristics and development standards designed to control development within the plan area. Prior to the adoption of the Cascada Specific Plan, the majority of its 1,454 acres was regulated and ordinanced for development pursuant to the Acacia Hills Specific Plan and the Northgate Specific Plan.1 The primary objective of the Specific Plan is to provide an alternative means by which development may occur at Cascada in an orderly and responsible manner that is responsive to the physical parameters of the site and its environs, in order to enhance the site's environmental potential. The Specific Plan is an extension of the Town of Marana General Plan in that it sets guidelines for quality development that are environmentally sound and specifically addresses the goals of both the Town of Marana and the Developer. Cascada Specific Plan allows for a mix of residential densities and housing types, commercial, office, school, open space, and recreation uses, ranging from multi- purpose trails to the Cascada District Park, which functions as a regional multipurpose recreation facility, as a stormwater management facility, and provides a wildlife catchment area along 1-10. Cascada Specific Plan also takes into consideration environmental opportunities. Several washes traverse the site and are incorporated into the design. Washes are enhanced to provide multiple functions as stormwater drainage facilities, wildlife corridors, and recreation opportunities in a natural setting. An integrated trail system, connecting the different land uses within the site, runs along these washes. B. Location The Cascada Specific Plan site is located in the southeast area of the Town of Marana within the South-Central Growth Area. The eastern boundary of the site follows the Town of Marana corporate boundary. The site is bordered on the west by the Southern Pacific Railroad and Interstate 10 (1-10). Across 1-10, to the west, 1 See discussion, Development Capability Report, Sec. H(2) and Table 5 for permitted density. See generally, Town of Marana Ordinance No. 91.09 (Northgate) and Ordinance No.88.16 (Acacia Hills). ~THE PlANNING CENTER 1-1 Cascada Specific Plan Marana, Arizona Introduction is the northern portion of Continental Ranch. To the north the property is bounded by State Land. The southern boundary is created by Linda Vista Boulevard. The Specific Plan area is located approximately six miles southeast of the new Marana Town Center. The property lies within Township 12S, Range 12E, Sections 9,10,11,14 and 15. (See Exhibit I.C Location and Vicinity map.) C. Authority and Scope The authority for the preparation of specific plans is found in Arizona Revised Statutes, Section 9-461.09. State law allows the preparation of specific plans based on the general plan, as may be required for the systematic execution of the general plan. Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans in Marana. Once adopted, the Cascada Specific Plan is a regulatory plan, which will serve as the zoning and development code for the subject property. Final plats and any other development approvals must be consistent with the Specific Plan. D. Legal Description See Appendix A. ~THE PlANNING CENTER 1-2 Cascada Specific Plan Marana, Arizona r Exhibit I.A: Regional Map ,-. ,-. v ,... L+-~ --___W- i \=- I- J I - II i ,4 A ->1 ~ ~~ l I~ ~~ ~ 1 ~ IVh~ ::::=J 11: d ,- I c7'11/ I mv N 9; - l- ~ :c: L- _Qf(V AVRA VALLEY R OAD ,~.-1 h ~ - - VAl ~ lir~~~ ~~ ~ I '--. =~~ :- 'tl '\ W ';'10'/ r- ~ r y :::J~~ ~ i!: ~L 'I~ \'70 ~ 5iii\. A~>.S1 . S 1--= "I I I =- P - jQ~ ~w ~ ~ ro I ___~l j;t., a ~ K'~ ~~l~7 ---:2it ~ v II fl~ ~//!ij / ~9 ~ v fO I~P)~ ~~I I fU3~~_11l ~ 0 I.T PIMA COUNT' F lJlZ. Fhi'\ "~t:' ~~f-. ~ !- ./ 1'<1 \ I" =- ~~ P J: P+- L r - l(r .../, ~ /~ >-=,~~ j~ ./__-' l~ J Fl\r{. 1"- ',-?-j'" ~~ :1 ~ U ~ Y~:Jj ~ ~r;" tlr' _)LVI \-J ~~ mWN OF MARANA ,... r- ~ ~'1- 7-~ '?IS'~ ~ '70 ,... ,... ,... ,. r r- ,-. ,... r- ,-. Leaend D Town of Marana ~ Town of Oro Valley D Pima County CJ Specific Plan Boundary m aD ~NING U aD CENTER ,.. 0' 5,000' 10,000' ,... ,-. ~THE PLANNING CENTER 1-3 Cascada Specific Plan Marana, Arizona ,.... Exhibit I.B: Aerial Photograph r r .... ,... ,... r"" i'" ,... I f""" ,.... r r ,..... r r LeQend CJ Specific Plan Boundary NORTH [!J ~THE PLANNING CENTER r 1000' 2000' I ,.... r liTHE PLANNING CENTER 1-4 Cascada Specific Plan Marana, Arizona r ,.. Exhibit I.C: Location and Vicinity Map r- r" ,..... I ,..... r ,... ,... ,.... ,... ,... ,.... ,... ,.... ,... The site is located in Township 12 South, Range 12 East, Section 9,10,11,14, 15 & 22. LeQend D Specific Plan Boundary r ,... m CID~NING u aD CENTER 2500' 5000' I r ~THE PLANNING CENTER 1-5 Cascada Specific Plan Marana, Arizona Section II Development Capability Report (Inventory and Analysis) Development Capability Report A. Topography and Slope Analysis The topography of the Cascada Specific Plan is characteristic of the Tortolita Mountains Alluvial Fan. 1. Topographic Characteristics The site is on the far downstream portion of the Tortolita Mountains Alluvial Fan, which is relatively flat and gently sloping to the southwest. To a very limited extent, the site includes some small irregular hills, which contain local slopes in excess of 15 percent. The elevation of the highest point on the site is approximately 2,345 feet. The elevation of the lowest point is approximately 2,090 feet and is located southeast of the Tucson Electric Power substation along the electric easement between the subject property and the Southern Pacific Railroad tracks. Existing topography at l' contour intervals is shown on Exhibit II.C.1. (1) Hillside Conservation Areas: There are no designated Hillside Conservation Areas on the site. (2) Rock Outcrops: There are no prominent rock outcrops on the subject site. (3) Slopes of 15% or Greater: The site includes two areas with 15 percent or greater slopes. The first area is located southeast of Camino de Mariana and runs in a narrow diagonal band from north of the Linda Vista alignment northeast to Oasis Road. A second area with 15 percent or greater slopes occurs in the southwest corner of the northeast quarter of section 15. The diagonal band of 15 percent or greater slopes mentioned above occurs on the western sides of various ridgelines. Therefore, they are not clearly visible from the southeast and east of the project. In addition, the 15 percent or greater slopes in section number 15 are also not visible from an off-site vantage point southeast and east of the project. Exhibit II.B.1 delineates areas of the site with 15 percent or greater slopes. (4) Other Sianificant Topoaraphic Features: The site is relatively flat and has no other significant topographic features such as prominent peaks or ridges. ~THE PlANNING CENTER 11-1 Cascada Specific Plan Marana, Arizona Development Capability Report 2. Pre-Development Cross Slope The average cross slope of the property is approximately 6.2%. The formula used to derive the average cross slope is as follows: Average Cross Slope = I x L x 0.0023 A WHERE: 1= Contour Interval In Feet L= Total Combined Length of all Contours in Feet 0.0023 = Conversion Factor for Feet to Acres Times 100 A= Total Area of Site in Acres Average Cross Slope = 1 x 3.986.186 x 0.0023 1 ,4 76 Average Cross Slope = 6.2% B. Hydrology and Water Resources: 1. Off-site Watersheds and Discharge Quantities The subject property is located at the downstream end of several watersheds emanating from the Tortolita Mountain foothills. The principal drainage system, affecting the subject property is Canada Agua West, within which there exists several sub-basin areas that drain toward the site. The drainage basin divides that delimit the boundaries of the major watershed systems have been mapped. Exhibit II.C.2.a: Off-site Hydrology shows the perimeter of all off-site watersheds that affect or are affected by the subject property both upstream and downstream to their logical conclusion. These boundaries generally coincide with the boundaries delineated by Arroyo Engineering, Inc., as a part of the Town of Marana Stormwater Master Plan. Almost all of the watershed areas within the Canada Agua basin are undeveloped. At present, there are only isolated areas of low-density, rural housing within the upstream watershed. All of the drainage channels emanating from these basins exist in a natural state. They are characteristically defined as having a system of braided low-flow channels that bifurcate and coalesce at numerous points, sometimes making it difficult to define watershed boundaries. Runoff is contained within these low-flow channel systems during the more periodic low-intensity rainfall events. Large flood flows overtop the bank and spread across broad areas as sheetflow. ~THE PLANNING CENTER 11-2 Cascada Specific Plan Marana, Arizona r- EXHIBIT II.A: Development Context Map ,... ,... 1/ ,... ~ L= -h8 r--r-----. J.l- 4A ~IDOW ::;UNTAIti! C -7;~r,J- POOT~LU ~ '( /i1 IPI!C.IC PLAN l~ ~~t-"~~~ ~ '-' ~ LL q 1IIIIUIIII..W......y ";;;;;TJ I _..a:...... ~ I yv ~ TANGERINE ==l \ / CROSSING 3,4,1 I TANGS.NS * SKY RANCH. "S SPECIfIC PLAN CIIllSSlNG 1.. ' AU ,.:r .SClflC "-AN / I / r- I.~ ,l- TWO" 'rA """. ~ ~ ~ 7. ., ~~ u\d1 ~ / I ~ C:nrtENTAL .~ I~ ~~;"AN VlST~~ ~~ "(0 :. RANCH SPECIFIC . ~ r--- SPECIAC PLAN !) I w:: P J ~N ~ q~ ~ (&-~~ ~~I Ft.e .J. ~ ~.~~ PIMA' fAllMS ~(? ~ ~ "'x~ 7 J- N'y;' -I fOf~~~~ ~~~lllfj S' ~ - ~ ~ ~ E -~ ~ ~ ( If r'j ~" V AlL ;~:: - Li l I~r.~ ~:1 /- -n -' l/~ ~../ 'r' rr I FM, '" ~ \ r' iT '\.Y " ~ J ~_~"vr'Q a \:S ~~"" ~'IJU ~nl T yu)\ ,:~ ~ ~ - ,-- ,-. ~ RANCHO MARANAI ~ ~~ I I t- I *' ,... r- CALMA't' l~ * -r- ,... r- I r- r- r- 1=1- I, f- - \ I i ! ,... ~ Leqend *' Development Wthin the Area c::J Specific Plan Boundary NORTH ~ THE [lJ PLANNING "- j CENTER 5000' 10,000' I r- r ~THE PLANNING CENTER 11-3 Cascada Specific Plan Marana, Arizona Development Capability Report --~<< " , " 'I 1.- l, ~ , . -, < , - f , , , , , , , " ~'~" m ;1',:\ ~' 2200 SPOT ELEVATION TEXT rT\ ~THE U ~J=~ LEGEND - - - - SPECIFIC PlAN BOUNDARY - 15 % SlOPES OR GREATER 8Oll' 18Oll' I ~THE PLANNING CENTER 11-4 Cascada Specific Plan Marana, Arizona Development Capability Report 2. Off-site Features that may Affect or be Affected by the Site The most significant man-made feature within the project environmental is the Union Pacific Railroad (UPRR) and 1-10 which exists along the southwest border of the property. The drainage culverts beneath both of these transportation facilities are inadequate to convey the 100-year peak flow rate. They usually cause backwater ponding behind elevated embankments. Flow which cannot be conveyed through the culverts either overtops the railroad or drains northwesterly along the east side of the railroad embankment. 3. Acreage of Upstream Off-Site Watersheds with 100 Year Discharge Greater than 100 cfs The area of the upstream off-site watersheds with a 100-year peak discharge rate of 50 cfs or more is given in Table 1. The location of the concentration points for these watersheds is shown in Exhibit II.B.2.a. 4. On-Site Hydrology (1) On-site Drainaae Flow Conditions: Approximately 90% of the subject property is floodplain area as a result of the low-capacity alluvial channels which characterize the entire drainage system emanating from the Tortolita Mountain Foothills. (2) Areas of Sheet Floodina with Averaae Depth: Most of the property is subject to sheet flooding. The depths of flooding in the sheet flow areas range from 0.5 to 1.0 feet. (3) Federallv Mapped Floodwavs and Floodplains: The floodplain areas are shown on Exhibit II.C.2.b: On-Site Hydrology. Areas within the delineated 100-year floodplain limits can be characterized as sheet flooding zones. The depths of flooding in the federally mapped areas range from 0.5 to 1.0 feet. Exhibit II.B.2.b shows the federally mapped FEMA floodplain areas (Panel 04019C1015K, dated February 8, 1999) on the project site. The FEMA floodplain area is designated as a Zone AO 1 and Zone X shaded, with flow depths of 1.0 feet and a velocity of 4 to 5 fps. (4) 100-Year Peak Discharaes Exceedina 50 cfs: The peak discharge rates for all washes having a 1 OO-year event flow of >50 cfs are listed in Table 1. 5. Existing Drainage Conditions Runoff along the downstream property boundary continues to drain as sheetflow until intercepted by the UPRR. Flow concentrates at the existing culvert systems and drains beneath the UPRR until the magnitude of the incoming flow exceeds capacity of the culverts. Backwater ponding areas develop when the culvert capacity is exceeded then the storm water either ~THE PlANNING CENTER 11-5 Cascada Specific Plan Marana, Arizona Development Capability Report overtops the UPRR or drains northwesterly along the east side of the UPRR to the nest culvert location. The Town of Marana Report (Arroyo Engineering, Inc., May 1999) included a detailed analysis of the flow conditions at the UPRR and 1-10. TABLE 1: HYDROLOGY Summary of 100-Year Q's Concentration Q100 Drainage Area Point (CFS) (Acres) 1 769 1020 2 772 959 3 310 58 4 710 264 5 278 66 6 208 43 7 91 17 8 1075 995 9 1679 1914 10 1169 952 11 1253 1125 12 2377 3144 13 1213 611 14 912 750 15 803 907 16 418 134 17 889 753 18 1619 1816 19 988 678 20 257 133 21 251 196 22 691 447 23 3445 4342 24 3272 4475 25 4010 5485 Source: CMG Drainage Engineering, Inc. 2003. 6. Section 404 Permit A CWA Section 404 Permit is required for the proposed project. The 404 permitting process has been initiated concurrently with the Cascada Specific Plan process. Neither their prior approved specific plans (Acacia Hills and Northgate) nor the Cascada Specific Plan imply any right in regard to coverage under a CWA Section 404 Permit, nor do they preclude the consideration of ~THE PLANNING CENTER 11-6 Cascada Specific Plan Marana, Arizona Development Capability Report alternatives by the Corps of Engineers (Corps) as required by Section 404(b)1 guidelines for alternatives analysis. The previous specific plans governing development of the project area (Acacia Hills and Northgate) would have resulted in the complete loss of waters of the United States (WUS) within the project area. The Cascada Specific Plan reflects a systematic evaluation of the project over a two-year period to identify an alternative that minimizes impacts to WUS to the extent practical after consideration of technical feasibility, economics, and logistics as required by the Environmental Protection Agency's and the Corps' regulations. A jurisdictional delineation has been submitted to the Corps and approved by the Corps project manager. This delineation of WUS clearly reflects the nature of the hydrological systems traversing the project that have been a driving factor during the preparation of the Cascada Specific Plan. Westland Resources, Inc., prepared Alternatives Analysis that reflect this planning process and the systematic approach to identification of a least damaging practicable alternative. This Alternatives Analysis has been submitted to the Corps project manager for review and approval. Westland Resources, Inc., has also begun a compilation of a habitat mitigation and monitoring plan to address unavoidable losses of WUS and to reflect ongoing discussions with the USFWS. C. Vegetation and Wildlife Habitat: This portion of the Cascada Specific Plan includes vegetative communities and associations and wildlife habitats identified within the site. The subject property occurs in the upland subdivision of the Sonoran Desert Scrub Biome. Vegetation and wildlife habitats are typical of the range of habitat values found within this biome. 1. Vegetative Communities and Associations on the Site The existing vegetation is of the Palo Verde-Cacti mixed shrub series of the Arizona upland subdivision of the Sonoran Desert (Brown, Desert Plants, v.4, n.1, 1982, pp 200-203). There are two basic vegetative communities on the site: Palo Verde-Saguaro Community, and Creosote-Cacti Community. The density and character of vegetative cover changes dramatically northeast and southeast. High vegetation densities have been identified within these two areas. With the exception of these high vegetation density areas, the majority of the site has only sparse, bursage and scrub vegetation, with a few larger specimen trees primarily along the two natural washes. ~THE PlANNING CENTER 11-7 Cascada Specific Plan Marana, Arizona EXHIBIT II.B.2.a: Off-Site Hydrology r-"j ~ / ('f/--\\ (' \ / ~ I / // .J /~ /( / /1 // /1 / /~7' /' / /f /' /' 'I //~l//// jf) / ' I I / I I r I I / / / / 1/ I ///////J ////// / /// k//"/'/// //./ ~,./ all/' / / ,..../' ,/ /// /. // ,/,/ /0 /'--' I ~_~ __"~_u__~_ ,/ //,7/ to- ~/ /"'.@ @ ,/// //' / ':~--11 /. -- -~ / / ,/ / ru ,/,-. ,// /_ ",/"19' //' / // . " I' / 1./ ~.. . '- /' ./ ~: 6 //// / / '01 // / ,./ ,/ . / ~;;r" @,/ liB/ u~_ / ,/ \ '($I /" ,. f // '.X" gI/ .J //' ',t) ."./~ 101"""/ \."~/"~7'-: 'l:V,./' v~ ./' / -.... .~ ,.-' ,./'" --~~--- <D Project Boundary Concentration Point Locatlon C) THE PlANNING CENTER '10 a. CHURCH AVE... eurre. $320 . """'~ - -- LEGEND ...-..-..- 2SOC7 5000' I ~THE PlANNING CENTER 11-8 Cascada Specific Plan Marana, Arizona ,... ,- EXHIBIT II.B.2.b: On-Site Hydrology ,.... 404 Jurisdictional Limits 100 Year Floodplain ,,"" " ,... r- ,... ,... ,- ,... ,... ,... \dj'" ,.... ,... r- ., ..~ ./ · · i .,./ ~ . ::!: ~~2 o z :1 < u II r- ---- ~ Water Zone Limit Zone A, Y and Z are water zones 404 Jurisdictional Limits ~ U a~THE . PLANNING U CENTER ,.... , LEGEND Existing 100-Yr Floodplain Flood Zone Line Per FI RM Maps community Panel No. 04019C1015 K and 04019C0995 K. Zones are: AO: Flood Depth of 1 to 3 feet Zone X: 500-YR Floodplain Zone X: Outside 5oo-Yr Floodplain ~ 11QS.CHURCHAVE., SUlTE8320 TUCSON. ~ e5701lS20} e23-614. ,... D' I eoo 1600 I Source: CMG Drainage, 2003. ,.... ,... ~THE PLANNING CENTER 11-9 Cascada Specific Plan Marana, Arizona Development Capability Report Since the entire site is part of an alluvial fan of the Tortolita Mountains, it contains many small, low flow washes that diagonally traverse the entire site. These washes are too numerous to map, and are not significant enough to be considered as riparian areas. However, these washes do contain the majority of the larger species which are concentrated in the more significant washes, namely those more closely associated with riparian areas. In the southernmost portion of the site there are a few Ironwoods (15 to 25 foot canopy). Other species found on-site include the Foothills Palo Verde (10 to 20 foot canopy), Desert Hackberry, Mesquite (15 to 25 foot canopy), and Acacias (8 to 15 foot canopy). The two types of vegetative communities occur equally along the washes. However, the species are larger and of higher density in the Palo Verde Saguaro community. The site is absent of any significant vegetation density and is characterized by sparse low ground cover except along the few natural washes. Exhibit II.C.1: Vegetation Communities, displays on-site vegetative communities and associations. On-site vegetative associations include: (1) Arizona Upland Subdivision Communitv. Palo Verde-Cacti-Mixed Scrub Association Species commonly present in this habitat include Saguaro cactus (Carnegiea giganteus), Foothill Palo Verde (Cercidium microphyllum), Mesquite (Prosopis velutina), Whitethorn Acacia (Acacia constricta.), Ironwood (Olneya tesota), Creosote bush (Larrea tridentate), Prickly Pear Cactus (Opuntia species), barrel cactus (ferocactus viwlenzii), Ocotillo (Fouquieria splendens), Cheesebush (Hymenoclea salsola), Chain fruit cholla (Oputnia fulgida), Desert Hackberry (celtis pallida). (2) Xeririparian Habitat Xeririparian habitat is typically associated with ephemeral streams that flow as a result of rainfall. The plant species are typical to those found in upland areas but densities are greater due to the relative excess of water. Typical species associated with this habitat type include Mesquite, Blue Palo Verde, Desert Willow, Catclaw Acacia, Desert Hackberry, Whitethorn Acacia and Ironwood. Actual species composition is typically a function of the extent and frequency of streamflow. On-site vegetative communities include: (3) Palo Verde-Saauaro Community The dominant vegetative species of this community are: Foothills Palo Verde, Catclaw, Whitethorn Acacias, and Saguaro. Other species include ~THE PlANNING CENTER 11-10 Cascada Specific Plan Marana, Arizona Development Capability Report Triangle-leaf Bursage, Brittlebush, Four-wing Saltbush, Creosote, Blue Palo Verde, Barrel Cactus, and species associated with low flow washes. (4) Creosote-Cacti Community The dominant vegetative species of this community are: Creosote, Cholla, and Triangle-leaf Bursage. Other species include: Saguaro, Blue Palo Verde, Four-wing Saltbush, Paper Flower, various perennial grasses, Barrel Cactus, and species associated with the low flow washes. TABLE 2: PARTIAL LIST OF PLANTS OBSERVED ON-SITE Common Name Scientific Name Trees: Ironwood Olneva tesota Foothills Palo Verde Cercidium microlJhv/lum Blue Palo Verde Cercidium f10ridum Desert Hackberrv Celtis lJallida Mesouite ProlJosis velutina Catclaw Acacia Acacia areaaii Whitethorn Acacia Acacia constricta Shrubs: TrianQle-leaf Bursaqe Ambroasia deltoiodea BriUlebush Encelia farinosa Four-Wino Saltbush AtrilJlex canescens Creosote Bush Larrea tridentata Ground Cover: Paper Flower PsilistrolJhe coolJeri Perennial Grasses Various Cactus: Saquaro Carneaiea aiaantea Cholla Cactus Various OlJuntia species Fish-Hook Barrel Cactus Ferocactus wislizenii Source: Field Inventory, 2003. (I) THE PlANNING CENTER 11-11 Cascada Specific Plan Marana, Arizona Development Capability Report 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species There are no federally listed threatened and endangered species located on the site. There are saguaros on-site that are listed by the State of Arizona as protected species. The saguaros are evenly scattered through the site, and are generally in good condition. The vegetation on site is typical of the upper Sonoran desertscrub, and is neither unique nor highly scenic. Larger trees have potential aesthetic and screening value. Saguaros help maintain the indigenous characteristics of the Arizona Upland Desert. Most of the existing vegetation has very limited to no screening or buffering value. The northern portion of the site is more densely vegetated. The site includes two areas with 15 percent or greater slopes. The first area is located southeast of Camino de Manana and runs in a narrow diagonal band from north of the Linda Vista alignment southeast to Oasis Road. A second area with 15 percent or greater slopes occurs in the southwest corner of the northeast quarter of section 15 and is due east of the proposed main traffic circle. Vegetation along the slopes in this region contributes to soil stabilization. There is no apparent channel erosion, but there is evidence, in limited areas, of top soil removal by sheet flow. The vegetation is typical of the region and does not have any unique characteristics with exception of the large Ironwood trees which occur primarily east of the site. A portion of the site is located at the transitional edge of an area described as a Unique Ironwood Plant Community ("Critical and Sensitive Wildlife Habitats"), but is located predominantly out of this unique community. Arizona Game and Fish Department provided a list of special status species that are known to occur in the vicinity of the site. The list included the following plant species and, where S1 is classified as sensitive by the Regional Forester of the USDA Forest Service, S2 is classified as sensitive by the Arizona State Office of the BLM, and SR is salvage restricted: Tumamoc Globeberry (Tumamoca Macdougalil) S1, S2, and SR. 3. Vegetative Densities On-site vegetation densities are measured using aerial photographs and verified during field inventories. Vegetation canopy coverage for shrubs and trees is calculated using aerial photographs. Densities were calculated as vegetative canopy coverage over delineated areas. Shrubs and trees only were considered for canopy coverage. Perennial grasses and ground covers are not included in density calculations. As expected, the areas directly adjacent to washes display higher vegetative densities than the rest of the site. Exhibit II.C.2 shows vegetation densities. ~THE PlANNING CENTER 11-12 Cascada Specific Plan Marana, Arizona EXHIBIT II.C.1 : Vegetation Communities I - - @) I I - - I I North I Mitigation Parcel I @) _ J CD I I \ @ \ , ~~ ' ~ "- " \~1 l!l i ~ @) L - - OASIS ROAD I I South Mitigation " Parcel ~ I I UNOA VISTA BOUlEVARD LEGEND G) SPARSELY VEGETATED CREOSOTE BUSHIBURROWEE[)..[)()MINATED WITH MESQUITE, PALO VERDE AND WHITETHORN ACACIA AlONG WASHES. @ CREOSOTE BUSH-OOMlNATED WITH OCCASIONAL VELVET MESQUITE. FOOTHILL PALO VERDE, WHITETHORN ACACIA, GREYTHORN. DESERT IRONWOOD APPEARS ALONG WASHES. f3\ TRIANGLE LEAF BURSAGE-OOMlNA TED GROUNDCOVER WITH FOOTHILL PALO VERDE & MESQUITE; ~ IRONWOOD ALONG WASHES. SAGUAROS RANGE FROM RELATIVE LOW DENSITY TO PATCHES OF HIGHER DENSllY. OTHER CACTI GENERALLY UNCOMMON. f'4\ INCREASE IN CACTI DENSllY AND DIVERSITY (CHAIN FRUIT CHOLLA. PRICKLY PEAR AND BUCKHORN \V CHOLLA.) rT\ .THE U ~J;~; ~ Westland Resoun:es Inc. -...-- U4S 11.. ..........y ehC. ..tta tOll """-- ". _'n. (1ft) JOlf-.... 800 lllOO' I lI)THE PlANNING CENTER 11-13 Cascada Specific Plan Marana, Arizona EXHIBIT II.C.2: Vegetation Densities LEGEND lOW VEGETATION DENSITY (11%) Q) tJTHE PLANNING CENTER r=-=l ~ ~ 11D a, CHURCH AVE.. SUfTIi 1320 L~~_~~~~ MEDIUM DENSITY VEGETATION (31%) MEDIUM TO HIGH VEGETATION DENSITY (38%) lIOO' 1l1OO' I ~ MITIGATION PARCElS-HIGH DENSITY (15%) ~THE PlANNING CENTER 11-14 Cascada Specific Plan Marana, Arizona Development Capability Report Vegetation densities fall into four categories: · Hiah Densitv: The northeast and southeast portions of the site and the low flow spine washes that diagonally transect the site have the greatest canopy cover. Isolated reaches along these washes have canopy cover densities ranging from 0 to 15 percent of the site. High density vegetated communities encompass 15 percent of the site. · Medium to Hiah Densitv Veaetation: Triangle leaf bursage-dominated areas with foothill palo verde and mesquite. Iron woods are present along washes. Saguaros range from relative low density to patches of higher density. Other cacti generally uncommon. These areas encompass 38 percent of the site. . Medium Densitv: Areas identified as medium density encompass about 31 percent of the site and include creosote bush dominated areas with occasional velvet mesquite, foothill palo verde and whitethorn acacias. · Low Densitv: Sparsely vegetated creosote bush/Iburroweed dominated with mesquite, palo verde and whitethorn acacia along washes. These areas encompass 11 percent of the site. See Exhibit II.C.2: Vegetation Densities. 4. Wildlife According to a wildlife habitat field assessment conducted by Westland Resources, Inc., the subject property occurs in the upland subdivision of the Sonoran Desert Scrub Biome and vegetation and wildlife habitats are typical of the range of habitat values found within this biome. In general, wildlife habitat values along the western portion of the property, within the creosote/triangle leaf bursage/cheesebrush dominated habitats, are very low. Habitat values gradually increase along a west-southwest to east-northeast gradient through the property. The property is subject to sheet flooding and low gradient channels that traverse the property from northeast to southwest. These low gradient channels support narrow bands of xeririparian habitats that are often only one tree wide. There are no mesoriparian habitats or hydroriparian habitats within or in proximity to the project area. There are no perennial or intermittent surface water resources within the project area. There are also no rock outcrops, cliff faces, or mine features (ad its or shafts) that would provide suitable roosting habitat for bats or other species dependent on such features for part or all of their life cycle. To better characterize the relative habitat values of the site and its potential suitability for special status wildlife species, four vegetation/habitat units (Habitat Type 1 through 4) were delineated by Westland Resources, Inc. Their distribution within the property is depicted in Exhibit II.C.3.a: Wildlife Habitat. Also depicted within this exhibit are the location points for the photographs ~THE PLANNING CENTER 11-15 Cascada Specific Plan Marana, Arizona ,... Development Capability Report ,... r- included in this section. Habitat Type 1 is of relative low habitat quality (BML CFPO habitat factored score of 10). Habitat Type 2 is also of relative low habitat quality (BML CFPO habitat factored score of 14). Habitats Type 3 and 4 have factored habitat scores of 24 and 26, respectively. Both most closely match the photos identified as Moderate Value CFPO Habitat by the BML. Brief descriptions of each habitat type are provided in the following pages. ,.... r r- (1) Habitat Tvpe 1 (Photos 1 and 2) is generally characterized as a very sparsely vegetated, creosote bush- or burroweed-dominated habitat with other few species widely scattered, except along washes. There are very few saguaros in this habitat type. Washes that traverse this habitat type are generally of relatively low quality and are variously dominated by mesquite, palo verde and whitethorn acacia. The xeririparian habitat associated with these arroyos is generally very narrow, often only one tree in width on either side of the wash. This habitat generally occurs in the northwestern portions of the property. Photos 1 and 2 depict typical examples of this habitat type. r- r- ,.... r ,... - ,... Photo 1. Habitat Type 1 - Northwest edge of property. ,... ,... r- ,... ,.... .- ~THE PLANNING CENTER 11-16 Cascada Specific Plan Marana, Arizona r' Development Capability Report r" r- ......... -~ ,-~_.. - .....-~---.~............------I , I' , 1 _ _ I ~.- h(~,..., _Ii>. "'<<''"--.~ \{.';. \).." ",. ,-;; ",~'.". "';'v,,~ -,,,,.. ~.:.::i.~~~... '/,1.': ,~""t :-l~ ,.... r- ,... ,... ,.... Photo 2. Habitat Type 1 - West-central portion of property. ,... (2) Habitat Tvpe 2 (Photos 3 and 4) is generally characterized as a creosote bush-dominated, with creosote bush occurring at higher density than found in Habitat Type 1. Other species also occur more regularly in uplands, but are still a minor component of overall habitat structure. Such species include velvet mesquite, foothill palo verde, whitethorn acacia, grey thorn, saguaro (uncommon). Vegetation along washes is at higher density than in Habitat Type 1, and desert ironwood appears. This habitat type is found in the west half of the property and in lowlands extending to the east. - ,... r ,... " ,.... ,.. Photo 3. Habitat Type 2 - West-central portion of property ,... ,.... - ~THE PLANNING CENTER 11-17 Cascada Specific Plan Marana, Arizona r- Development Capability Report ,... ,.... "~~'jI(f ;' .." ,- ,.... ,.. r"'" Photo 4. Habitat Type 2 - Southwestern portion of property. ,.... r- (3) Habitat Tvpe 3 (photos 5 and 6) is generally characterized by the replacement of creosote bush with foothill palo verde as the dominant species. Triangle-leaf bursage is the dominant and common groundcover. Species diversity appears to be only slightly higher, but occurrences of those species increases. Mesquite is regular; ironwood is restricted to washes. Some washes within Habitat Type 3 support especially diverse and dense vegetation. Saguaros range from relatively low density, similar to the densities found in Habitat Type 2 to patches of much higher density. Other cacti are generally uncommon. ,... ,... --.~"i"~;'<_---C' '''.~','i>~'- '''!'Pim,.'.if....-to,''''-_...~ ,... ,.... ,.... ,.... ~ Photo 5. Habitat Type 3 - Southeastern portion of property. ,.. r- - ~THE PLANNING CENTER 11-18 Cascada Specific Plan Marana, Arizona ,... Development Capability Report r- ,.... ~ - ----- - ---- I i i " ' ,;:., .~...".- ~-,~"'...~....'JJ~.~".~",.....~~\!!';i"" '~;'~1.--;'~?:~',~;~ ^'::~'':>~ ;";,~.. "" ~. ,... ,.... ..- ,.... Photo 6. Habitat Type 3 - East-central portion of property. ,.... ,... . >- Photo 7. Habitat Type 3 - Northeastern portion of property. ,.... r- ,... ,... ,.. (4) Habitat Type 4 (photos 7 and 8) is generally similar to Habitat Type 3. The primary difference is the slightly lower vegetation density, but with an increase in cacti density and diversity, particularly chain-fruit cholla, prickly pear, and buckhorn cholla. Cacti species still only occur at a moderate density, but substantially enhance the diversity of the mid-story layer within Habitat Type 4 as compared to other habitats in the project area. Burroweed alternates with triangle-leaf bursage are the dominant groundcover within this habitat type. This habitat type is found in the northeastern portions of the project. ,... ,... ,... ,.... ,... ~THE PLANNING CENTER 11-19 Cascada Specific Plan Marana, Arizona r- Development Capability Report r- ,.... r- r'" ,... ,.... Photo 8. Habitat Type 4 - Northeastern portion of property. ,... r- ,.... ,... ,.... r- Photo 9. Habitat Type 4 - Northeastern portion ,.. 5. Arizona State Game and Fish Department Letter ,.... A letter from the Phoenix Regional Office of the Arizona State Game and Fish Department (AGFD) is provided as Exhibit II.C.3.b: Arizona Game and Fish Department Letter). A summary of their letter is provided below: ,... (1) Special Status Species (including federally listed threatened and endangered species): ,... AGFD's review of the Heritage Data Management System (HDMS) identified four special status species as occurring within three miles of the subject property. Table lists these species, their status, and their potential to occur on the property or to regularly utilize the property. ,.... ,... ~THE PLANNING CENTER 11-20 Cascada Specific Plan Marana, Arizona Development Capability Report TABLE 3: EVALUATION OF SPECIAL STATUS SPECIES IDENTIFIED IN 2003 AGFD LETTER Common Name Fulvous Whistling-Duck (Dendrocygna Bicolor) Cactus Ferruginous Pygmy Owl (Glaucidium Brasilianum Cactorum) Cave Myotis (Myotis VeNter) Tumamoc Globeberry (Tumamoca Macdougalii) Status AGFD Species of Concern, Sensitive Federal Endangered, AGFD Wildlife of Special Concern Species of Concern, Sensitive Sensitive, Salvage Restricted Potential to Occur on Property This species is not expected to occur, even as a transient, on the subject property. Suitable habitat for this species does not occur on this property. HDMS records likely refer to records along the effluent dominated Santa Cruz river located south west of the property. Habitat potential suitable for this species occurs on the subject property and portions of the property are within areas proposed by USFWS as critical habitat for CFPO. Much of the habitat on-site is of low value for CFPO while portions of the east and northeast areas of the property contain habitats characterized as moderate for this species. There is one record of a dispersing juvenile CFPO entering onto and leaving the property. There are no records of nest sites on the property. Complete surveys of the subject property have been completed for the past four years in accordance with USFWS protocols and no CFPO have been detected. This species is not expected to occur on the property though it may occasionally forage of fly over the property. There are no suitable roost sites on the property and no perennial sources of water over which species may forage. Suitable habitat for this species potentially occurs on the property. No species-specific surveys for this species have been performed on the property. Source: WestLand Resources, Inc., Habitat Assessment, 2003, and Arizona State Game and Fish Department Letter, 2003 ~THE PLANNING CENTER 11-21 Cascada Specific Plan Marana, Arizona Development Capability Report (2) Hiah Densities of a Given Species: AGDF did not identify high densities of any species of concern on the site. There are no known federally listed species on the site or other known occurrences of wildlife species of special concern. (3) Aauatic or Riparian Ecosvstems: There are no perennial or intermittent surface water resources within the project area and aquatic and riparian ecosystems typically associated with intermittent or perennial surface water resources are likewise absent from the parcel. Xeririparian habitats are found on the property in association with ephemeral drainages that traverse the property from northeast to southwest. Xeririparian areas are illustrated in the previous section on Exhibit II.C.1: Vegetative Communities. 6. Wildlife Species Anticipated to be Found within the Project Area The project area occurs within the Sonoran Desertscrub biotic community. As such, wildlife species anticipated to be found within the project area include Harris' hawk (Parabuteo unicinctus), white-winged dove (Zenaida macroura), curve-billed trasher (Toxostoma curvirostre), cactus wren (Campylorhynchus Brunneicapillus), Gila woodpecker (melannerpes uropygialis), gila monster (Heloderma suspectum), javalina (Dicotyles tajacu), blacktailed jackrabbit (Lepus californicus), desert cottontail Sylvilagus Audobom), and coyote (Canis latrans) (Brown, 1994). The habitat types described earlier in this section reflect delineations between relatively minor gradations of vegetation type, structure, and density within an essentially single vegetation community. Wildlife species would not be expected to vary considerable between these habitat types. 7. Wildlife Migration and Movement Patterns through the Site Migration is commonly understood to refer to seasonal movement, either latitudinal or altitudinal, between home ranges within different climatic zones. Within the project area, the only anticipated migratory species are migratory birds and bats. Given the relatively small size of the project area compared to typical migration distances of these species, identifiable migratory patterns would not be expected to be discernable within the project area. In general, current wildlife movement through the project area is anticipated to follow the existing drainages, which flow generally from northeast to southwest through the site. (See also Section III: Development Plan, subsection P: Environmental Resources.) ~THE PLANNING CENTER 11-22 Cascada Specific Plan Marana, Arizona Development Capability Report 8. Status of Cactus Ferruginous Pygmy-Owl Survey As part of the Clean Water Act Section 404 permitting process (See also 404 Permit provided in II.B. Hydrology and Water Resources), the project proponent has been working closely with the USFWS to minimize the potential effect of the project on the cactus ferruginous pygmy-Owl (CFPO; Glaucidium brasilianum cactorum). CFPO surveys have been conducted within the project area annually since 2000; five years of survey will have been completed by the end of the 2004 survey season. All surveys for CFPO have been negative, Le. no CFPO have been detected. CFPO survey will continue in the project area per the requirements of USFWS protocol. ~THE PlANNING CENTER 11-23 Cascada Specific Plan Marana, Arizona EXHIBIT II.C.3.a: Wildlife Habitat Areas 1 .. .. "- .... -----l I I I I I I <D ~ \\ @ \ \ \ \ \ \roo LEGEND APPROXIMATE PR.Ol'EIrIY BOUNDARY VEGETATION 8OUNOARY PHOTO POINT 4 @ HABITAT AREA --@l 1.1 ----------, @) I I ------__..J 6 5 @) -----~ ~ WestLand Resoun:es Inc. 1ofootlJ.._- <<=:.. 1:... -:'~..)' -(lto)-r:t...iiI C) .THE PLANNING CENTER riOaCHiJlltctt AVE~'linTE e3iO 1'UC8I')N. AZ. 811701 (UO) m.8.4I 800 1800 I ~THE PLANNING CENTER 11-24 Cascada Specific Plan Marana, Arizona EXHIBIT II.C.3.b: Arizona Game and Fish Department Letter THE STATE OF ARIZONA GAME AND FISH DEPARTMENT 2221 WEST GREENWAY ROAD. PHOENIX. Al85023-4399 (602) 942-3000 . AZGFDCOM I GOVERl> I JANET NAPOLITANO COMMISSIONERS i CHAIRMAN. joE CARTER. SAFFORD SUSAN E. CHILTON. ARNACA W. HAYS GILSTRAP. PHOENIX JOE MELTON. YUMA MICHAEL M. GaUGinLY, FLAGSTAff" DIRECTOR I DUANE L SHROUFE 'I' DEPlITY DIRECTOR STEVE K FERREll September 4, 2003 Ms. Kelly Decker The Planning Center 110 S. Church Suite 6320 Tucson, AZ 85701 Re: Special Status Species Information for Township 12 South, Range 12 East, Sections 9- 11, 14 and 15; Proposed Residential, Recreational, and Commercial Development. Dear Ms. Decker: The Arizona Game and Fish Department (Department) has reviewed your request, dated August 28, 2003, regarding special status species information associated with the above-referenced project area. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that the special status species listed on the attachment have been documented as occurring in the project area (3-mile buffer). In addition, this project occurs within Proposed Critical Habitat for the cactus ferruginous pygmy-owl. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Making available this information does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned about other resource values, such as other wildlife, including game species, and wildlife-related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area, when specific details become available. AN FOllAl OPPORTtJNITY RFASONABI F ACCOMMODATIONS AGENCY ~THE PLANNING CENTER 11-25 Cascada Specific Plan Marana, Arizona EXHIBIT II.C.3.b: Arizona Game and Fish Department Letter Ms. Kelly Decker September 4, 2003 2 If you have any questions regarding the attached species list, please contact me at (602) 789- 3618. General status information, state-wide and county distribution lists, and abstracts for some special status species are also available on our web site at: http://www.azgfd.comlhdms. Sincerely, lak/~,- Sabra S. Schwartz Heritage Data Management System, Coordinator SSS:ss Attachment cc: Bob Broscheid, Project Evaluation Program Supervisor Joan Scott, Habitat Program Manager, Region V AGFD #08-27-03(21) ~THE PLANNING CENTER 11-26 Cascada Specific Plan Marana, Arizona EXHIBIT II.C.3.b: Arizona Game and Fish Department Letter Special Status Species within 3 Miles of T12S,R12E Sec 9-11,14-15 Arizona Game and Fish Department, Heritage Data Management System September 4. 2003 Scientific Name Common Name ESA USFS BlM WSCA NPl DENDROCYGNA BICOLOR GLAUCIDIUM BRASILlANUM CACTORUM MYOTlS VELlFER TUMAMOCA MACDOUGALII FUL VOUS WHISTLING. DUCK CACTUS FERRUGINOUS PYGMY.OWL CAVE MYOTIS TUMAMOC GLOBEBERRY SC LE SC S WSC S S S SR Within Proposed Critical Habitat for the cactus ferruginous pygmy-owl. AGFD # 08-27-03 (21), Proposed Residential, Recreational, and Commercial Development. ~THE PLANNING CENTER 11-27 Cascada Specific Plan Marana, Arizona - Development Capability Report D. Geology and Soils 1. Geologic Features The project site is part of an alluvial fan of the Tortolita Mountains. As provided in the Topography portion of this section, slopes are gentle, and there are no peaks, nor rock outcrops within the site. 2. Soils The information provided in this section is based on best data available from the Soil Survey for Pima County, Arizona, Eastern Part, 1999 and generalized soil maps based on Soil Survey data available through Pima County Land Use Information System (PCLUS). According to these sources, the site contains six soil types. Each of these types is generally composed of a loam substance. All on-site soils are well drained, and are compatible with development, given the proper engineering design. Specific structural considerations for floor foundations and other construction requirements will be addressed during the platting process. None of the soils posses a major hazard to erosion. Exhibit 11.0 shows soils associations within the project area. The following descriptions from the United States Department of Agriculture Natural Resources Conservation Service (NRCS) Soil Survey for Pima County provides information about the characteristics of each soil. (1) Anthonv Series The Anthony series consists of well-drained sandy loams to gravelly sandy loams or loams. These soils are found on floodplains and alluvial fans by rivers and streams. Slopes of 0 to 5 percent and elevations ranges from 1,900 to 3,000 are common. The annual rainfall is 9 to 12 inches. The vegetation is mostly annual grasses, weeds, mesquite, scattered palo verde, creosote bush, and saguaro cactus. Anthonv Sandy Loam (AhB) This soil occurs on broad alluvial slopes and fans in the Santa Cruz and Avra Valleys. The content of gravel in the profile is less than 15 percent. This soil type is usually found in areas of 1 to 3 percent slope. Runoff is medium, and the hazard of water erosion is moderate. (2) Rillito Series The Rillito Series consists of well-drained soils. These soils are on terraces and terrace remnants above the Santa Cruz River. Slopes are 0 to 8 percent, and elevations range from 2,100 to 2,700 feet. The annual rainfall is 9 to 11 inches. The frost free days vary from 240 to 280 days. The vegetation is primarily creosote bush, annual weeds and grasses. Mesquite, palo verde, and perennial grasses grow in some areas. ~THE PLANNING CENTER 11-28 Cascada Specific Plan Marana, Arizona Development Capability Report Rillito Gravelly Sandy Loam (Rec) This soil is on old terrace remnants and alluvial slopes in the Santa Cruz Valley. The slopes generally range from 0 to 8 percent. Runoff is medium, and the hazard or erosion is light. (3) Rouah Broken Land This land consists of rough, rocky areas that are severely dissected and of areas with Palos Verdes gravelly sandy loam. This type of is well drained to excessively drained, gently sloping to very steep soil material on the sides of terrace remnants and breaks. The elevation ranges from 2,000 to 2,800 feet, and the vegetation consists primarily of creosote bush, f1uffgrass, burroweed, ocotillo, annual grasses and weeds, and a few mesquite and palo verde. Rouah Broken Land -Palos Verdes Complex (RxD) These soils are nearly level to very steep and are on narrow ridges that are terrace remnants in the Santa Cruz and Avra Valleys. The ridges are divided by many small drainageways and large washes. The low ends of the ridges break abruptly to low alluvial slopes that border local floodplains. Slopes in this soil type vary from 0 to 60 percent. (4) Arizo - Riverwash Complex (Gr) These soils are found at elevations of 2,000 to 3,000 feet. The unit is 50 Arizo gravelly loamy sand and 20 percent Riverwash. These soils occupy bar and channel floodplain physiography. Arizo soils are on higher-lying bars, and Riverwash are in the channel bottoms. Included in this unit are small areas of nearly vertical scarps that have Glendale and Anthony soils on floodplains and stream terraces above Arizo soils. The Arizo soil is very deep and excessively drained. It formed in mixed alluvium. Riverwash consists of unstabilized and stratified layers of sand, silt, and gravel. It is frequently flooded, reworked and sorted and supports little if any vegetation. (5) Palos Verdes Jaynes Complex (Gh) These soils are found on gently sloping relict fan terraces at elevations of 2,000 to 3,200 feet. The unit is 40 percent Palos Verdes gravelly sandy loam and 35 percent Jaynes gravelly sandy loam. Also in this unit is 10 percent Delthorny extremely cobbly fine sandy loam. The Palo Verdes soil is very deep and well drained. It formed in mixed alluvium. Typically the surface is covered by 15 to 35 percent gravel. Permeability of the Palos Verdes soil is moderately slow in the upper part and very slow in the lower part of the profile. ~THE PLANNING CENTER 11-29 Cascada Specific Plan Marana, Arizona Development Capability Report The Jaynes soil is very deep and well drained. It formed in alluvium derived dominantly from schist and gneiss. Typically, the surface is covered by 20 to 30 percent gravel. The surface layer is light brown gravelly sandy loam about 5 inches thick. The next layer is pale brown gravelly sandy loam 5 inches thick. The soil is calcareous throughout. Permeability of the Jaynes soil is moderately rapid in the upper part and very slow in the lower part of the profile. Runoff is medium rapid, and the hazard of water erosion is slight. The present vegetation in most areas is mainly creosote bush, palo verde, triangle bursage, and mesquite. (6) Havhook Sandy Loam (AnB) This soil unit is used for homesites and urban development. The main limitations are the hazards of wind erosion in disturbed areas and seepage potential. Revegetating disturbed areas around construction sites as soon as possible helps to control wind erosion. Plants native to the area are most suitable for landscaping. If the density of housing is moderate to high, community sewage systems are needed to prevent contamination of water supplies as a result from seepage from on-site sewage disposals. As provided in Section III: Development Plan, sewer section, those portions of the site with moderate to high density will be connected to sewer system. ~THE PlANNING CENTER 11-30 Cascada Specific Plan Marana, Arizona ,.... EXHIBIT 11.0: Soil Associations ,..... r- ,..... ,... r- I ,.... ,... ,... ,.... r- ,... ,.. r- ,... Legend Streets n~~ ~~~NING k ~/I Clt) CENTER ,... - - D D D D RxD (Rough Broken land- AhB (Anthony Sandy loam) Palos Verdes Gorrplex) AnB (Hayhook Sandy loam) ~ Specific Plan Boundary Gh (Palos Verdes Jaynes Gorrplex) 0' 1000' 2000' I I ,... Gr (Arizo-Riverwash Complex) ReG (Rillito Series) ,... ,.... fETHE PLANNING CENTER 11-31 Cascada Specific Plan Marana, Arizona Development Capability Report E. Paleontological and Cultural Resources 1. Letter from the Arizona State Museum The Arizona State Museum recommended an archaeological surface inspection of the property to determine if additional sites are located on the property. Letter from the Museum is provided as Exhibit 11.E.1: Arizona State Museum Letter. The entire project area was the subject of a 100% pedestrian survey conducted by archaeologists from Tierra Right-of-Way Services, Ltd. The results of the survey are presented in formal report available from Tierra Right-of-Way Services (Doak, Huntington, and Montgomery 2003). The archaeological report outlining the findings and recommendations of the pedestrian survey is included under a separate cover. The report has also been submitted to the Army Corps of Engineers for review and comment. Exhibit 11.E.2 shows archaeological sites. 2. Location of Resources On Site At the Army Corps of Engineer's request, the project area has been completely resurveyed for cultural resources.1 The updated survey report and eligibility- testing plan have been submitted to the Corps project manager for review by the State Historic Preservation Office (SHPO) and the Corps' archaeologist. As part of this resurveying process, the entire project area was the subject of a 100% pedestrian survey conducted by archaeologists from Tierra Right-of-Way Services, Ltd. The results of the survey are presented in formal report available from Tierra Right-of-Way Services (Doak, Huntington, and Montgomery 2003). Copies of this report were submitted to the Town of Marana under separate cover. A summary of the results of the survey and the recommendations for further archaeological work are presented below. A total of 36 archaeological sites were investigated during the survey of the Cascada property. Three of these sites were determined to be outside of the project area and no further work is recommended for these sites in connection with the present development project. An additional four sites that had been identified during the Northern Tucson Basin Survey (NTBS) could not be relocated. At least one of these, AZ AA:12:370(ASM), has been destroyed. The others were probably miss-plotted, either by the original survey crew or when their location was transferred onto the ASM site maps. The entire site had previously been surveyed but because of the date of that survey the Corps recommended a new survey. lIlTHE PLANNING CENTER 11-32 Cascada Specific Plan Marana, Arizona Development Capability Report Of the 29 remaining sites, two, AZ AA: 12:206(ASM) and AZ AA: 12:486(ASM), have been previously tested and excavated and no further work is recommended for these sites. Also, AZ AA:12:375(ASM) will not be developed and, therefore, no further archaeological work is required. Five agricultural rock pile sites are recommended as eligible for inclusion on the National Register of Historic Places (NRHP) but because of the amount of research already conducted at this type of site in the Marana area (Downum 1988; Fish and others 1992), it is recommended that no further work be conducted at these sites. Of the remaining 21 sites, 18 are recommended as eligible for inclusion on the NRHP. Twelve of these sites are recommended for eligibility testing and six are recommended for Phase 1 data recovery. Three sites are recommended as being ineligible for inclusion on the NRHP. The archaeological report outlining the findings and recommendations of the pedestrian survey is included under a separate cover. The report has also been submitted to the Army Corps of Engineers for review and comment. Table 4 includes the list of sites within the project area and treatment recommendations. ~THE PlANNING CENTER 11-33 Cascada Specific Plan Marana, Arizona Development Capability Report TABLE 4: TREATMENT RECOMMENDATIONS FOR SITES WITHIN THE PROJECT AREA Site Number Relocated Eligible Recommendations Additional (ASM) Recommendations AZ AA:12:165 No AZ AA:12:206 Yes Yes Previously Mitigated AZ AA:12:227 Yes Yes Eliaibilitv TestinQ AZ AA:12:228 Yes Yes Phase 1 Data Recovery AZ AA:12:229 Yes Yes No further work Recommended AZ AA:12:252 Yes Yes Phase 1 Data Recovery AZ AA:12:253 No AZ AA:12:254 No AZ AA:12:255 Yes Yes EIiQibility Testing AZ AA:12:256 Yes (Located outside APE) AZ AA:12:350 Yes Yes Phase 1 Data Recovery AZ AA:12:370 No AZ AA:12:374 Yes (Located outside APE) AZ AA:12:375 Yes Yes No further work Recommended AZ AA:12:486 Yes Yes Previously MitiQated AZ AA:12:673 Yes No AZ AA:12:932 Yes Yes EliQibili V TestinQ AZ AA:12:933 Yes Yes EIiQibili V Testing AZ AA:12:935 Yes Yes EliQibili V Testing AZ AA:12:936 Yes Yes EIiQibili V TestinQ AZ AA:12:937 Yes (Located outside APE) AZ AA:12:938 Yes Yes EIiQibili V TestinQ AZ AA:12:939 Yes Yes EIiQibili V TestinQ AZ AA:12:940 Yes Yes EIiQibili V TestinQ AZ AA:12:941 Yes Yes EIiQibili V TestinQ AZ AA:12:942 Yes Yes No further work Recommended AZ AA:12:943 Yes Yes Eligibility Testing AZ AA:12:944 Yes Yes Eligibility Testing AZ AA:12:945 Yes Yes No further work Recommended AZ AA:12:946 Yes Yes No further work Recommended AZ AA:12:947 Yes Yes Phase 1 Data Recovery AZ AA:12:948 Yes Yes No further work Recommended AZ AA:12:949 Yes Yes Phase 1 Data Recovery AZ AA:12:950 Yes No AZ AA:12:951 Yes No AZ AA:12:952 Yes Yes Phase 1 Data Recovery Source: Tierra Right-or-Way Services, Ltd., Archaeological Report No. 2003-89 lIJTHE PlANNING CENTER 11-34 Cascada Specific Plan Marana, Arizona Exhibit II.E.1: State Museum Letter Arizona Stale Museum Tucson. Anzona 8';721-0026 (520) 621-628] FAX (520) 621.2976 THE UNIVERSITY OF ARiZONA $ TUCSON ARIZONA August 29, 2003 Kelly Decker, Planner The Planning C.enter 110 South Church St, Suite 6320 Tucson, Arizona 85701 Re: Archaeological Records Cheek for Specific Plan for ca. 1525 acres north of Linda Vista Blvd, one mile south of Tangerine, east on-la, Sees 9, 10, II, 14, & 15, T12S, RI2E, Salt and Gila River Baseline and Meridian. NWD_03 Dear Ms Decker: On August 26 and 28, 2003, you requested an archaeological records check related to a Specific Plan for the above-referenced property. I have consulted our records with the following results. The Arizona State Museum (ASM) archaeological records indicate that most of the area was surveyed in 1981 by students from the University of Arizona. The following sites have been reported within the property: The portion of Section 9 indicated on the revised map includes sites AZ AA:12:165 (ASM); AZ AA: 12:262 (ASM); AZ AA: 12:373 (ASM); and AZ AA: 12:374 (ASM). Section 10 includes sites AZ AA:12:206 (ASM) and AZ AA:12:253-255 (ASM); Section 15 includes sites AZ AA:12:227-229 (ASM); AZ AA:12:252 (ASM); AZ AA:12:350 (ASM); AZ AA:12:370 (ASM); AZ AA:12:375 (ASM); AZ AA: 12:486 (ASM); and AZ AA: 12:673 (ASM). As the property has not been evaluated since 1981, ASM recommends an archaeological surface inspection to detennine if additional sites are located on the property. Some of the sites listed above may have been excavated or destroyed. If only a few sites are involved, ASM can check whether sites have been excavated. As so many sites are involved, and as these determinations are time consuming, ASM recommends that the archaeologist you hire makes the determinations. A list of permitted archaeologists is available on our website at: http://www.statemuseurn.arizona.eduJprofsvcs/permitslpermittees.asp Archaeological surface inspection required under city or county ordinance, or a federal regulation, will require a written report describing the results of the surface inspection and will include recommendations. The archaeologist you select should prepare your report using the standards titled: Standards For Conducting and Reporting Cultural Resource Surveys. Most contractors in Arizona have these standards. You are responsible for providing the report to the appropriate office requiring the inspection. When surface inspections are required on private lands under city or county ordinance the archaeologist will also submitted copies of your report to the appropriate office. lfyou have selected an archaeologist from the list provided, that contractor knows where and when to submit reports. Jfyou have questions or need further assistance please contact me. Sincerely, l, l.t -1/, ( ...~ ...--- J<,-_,~~/~."\o-'V SU Benaron Assistant Permits Administrator 520-621-2096 or FAX at 520-621-2976 sbenaron@email.arizona.edu ~THE PLANNING CENTER 11-35 Cascada Specific Plan Marana, Arizona ,... Exhibit II.E.2: Archeological Sites r- ,.... c ,... AZM,'2,37~) r- -------~ o I ,.... I 1- c!'.,'- AZ M.~ 2253(AS101) ,... ,.... , AZ M:120938(ASM) '- AZM:'2093~ ~ '- - - ~...., 1 AZM:'2:25~ o o AZ M:1Zo947(ASN) o AZ M:120945(ASM) o .- - - - - - _ ....J AZ M:120948(ASM) o ,.... AZ M:l20946(ASIoA) ,... AZM:'20943(ASIoA) 0 o AZM:'2:673(ASr./) I OASIS RCWl -------, r- AZ M:' 2:<l5O(ASId) / ~ AZM:'C) () o AZ M:12:229(ASN) , . ---' 1 ,.... '------~ LINDA VISTA BOUlEVARD ,.... i ~ ::! u. o ~ ~ o ,... Archaeology Site (Previously Defined) m u ~THE PLANNING CENTER ,... LEGEND I I I I I I '10 S. CHURCH AvE.. SUITE 6320 T\JCSOfII,I4Z. 85101 (520) S2).81..e Archaeology Site (Newly Identified) ,... Archaeology Site (Boundary Revised) O' I 800' 1600 I Source: Class III Cultural Resource Survey, Tierra Riaht-<lf-Wav Services. Ltd.. 2003. ,.... ,.... liTHE PLANNING CENTER 11-36 Cascada Specific Plan Marana, Arizona Development Capability Report F. Viewsheds: 1. Viewsheds Onto and Across the Site: Views onto the site from adjacent areas include views of the on-site washes and vegetation. Clear views across the entire property are not possible due to the size of the parcel, the vegetation coverage, as well as the slope of the property; no single location from off-site adjacent areas is high enough to afford views across the entire site with the exception of 1-10. No views of off-site features such as the Tortolita Mountains are anticipated to be obstructed by this development. Exhibit II.F: Views Across Site indicates the locations of photos taken around the site. Site photos that correspond to that exhibit are also included. 2. Areas of High Visibility from Adjacent Off-Site Locations: From adjacent off-site areas, the only areas that are highly visible are along the property boundaries. This is due, in part, to the size of the project and the lack of a vantage point from which to view the entire property is of generally high quality and of medium density near the project boundaries. ~THE PlANNING CENTER 11-37 Cascada Specific Plan Marana, Arizona r- .- Development Capability Report ,... 3. Site Photos: ,.... Photo 1: Looking northeast across the site from western property boundary at access road south of Tucson Electric Plant, showing water tank, utility easement, site and mountain views. ,... ,.... ,.... I ,... ,.... ,... ,... Photo 2: Looking southeast into western property boundary from access road south of Tucson Electric Plant, showing utility easement, Union-Pacific Railroad, Frontage Road and 1-10. r r ,.... i" ,... I ,.... ,.... flJTHE PLANNING CENTER 11-38 Cascada Specific Plan Marana, Arizona ,... ,.. - Development Capability Report ,.... r- Photo 3: Looking northwest from Camino the Manana, showing 1-10, Frontage Road, Union-Pacific Railroad, utility easement and western property boundary. r- r- ,..... r- r- ,... ,.... Photo 4: Drainage structure under railroad tracks to the south side of Camino de Manana. r ,.. ,.... r ,.... ,.... I ,... fIlTHE PLANNING CENTER 11-39 Cascada Specific Plan Marana, Arizona ,.. ,... ,... Development Capability Report ,... f"'" Photo 5: Drainage structure under Frontage Road at the intersection of Camino de Mariana and Frontage Road. .... ,... ,... r- ,.... ,... r Photo 6: Looking West from the intersection of Camino de Mariana and Linda Vista Boulevard, showing on-site structures, which consist of corral and manufactured home. r ,... I'""" r r ,... r ~THE PLANNING CENTER 11-40 Cascada Specific Plan Marana, Arizona ,... r ,.... Development Capability Report r Photo 7: Looking Northwest into the intersection of Linda Vista Boulevard and Camino de Manana from Linda Vista Boulevard. i" r r r ,.... I . r l-- r- Photo 8: Looking East from the intersection of Camino de Manana and Linda Vista Boulevard, showing southern property boundary along Linda Vista Boulevard, adjacent property to the south of the road and mountain views. r- r ,.. r' .... r r- r &I) THE PLANNING CENTER 11-41 Cascada Specific Plan Marana, Arizona - - ,.... Development Capability Report ,..... Photo 9: Looking South across adjacent property from Linda Vista Boulevard. r r ,.... ,... - i ,... r- ,... Photo 10: Looking Northeast across property from the intersection of Camino de Manana and Linda Vista Boulevard. - . - . ,... ,... ,... r- 4 ~ r/ .r~:~ E · ~. ~~'''::' .. r- ,... ~THE PlANNING CENTER 11-42 Cascada Specific Plan Marana, Arizona r- ,... r- Development Capability Report ,-.. Photo 11: Looking southeast across site from Oasis Road. ,.. o!; ,... r- r ,.... ,.... ,.... Photo 12: Looking North into Coyote Road from northeastern boundary of the site, showing mountain views. ,.. / i' ,.. r- .~.'\. t. #' . I r f'" G. ""... :.~ f.."" -41'~ u. .', ",' ~..~. >. r- - ftlTHE PLANNING CENTER 11-43 Cascada Specific Plan Marana, Arizona r- ,... ,.... Development Capability Reporl ,.... Photo 13: Looking South across the subject property from north site boundary at northeastern portion of the site. r r r- ,.... ,...... ,... ,..... Photo 14: Looking East from the Lambert Lane alignment across site. ,..... - r ,... r- r- r- ,..... ~THE PLANNING CENTER 11-44 Cascada Specific Plan Marana, Arizona ,.. ,... - Development Capability Report ,- Photo 15: Looking West along major wash south of the Lambert Lane alignment. r- _15~I:' .>- ~, , T"'" - r- ,...... I ,... ,-. Photo 16: South of the Lambert Lane alignment looking East into major wash in Mitigation Area. r- ,.... ,.... r" ,.. ,.... ,.... ,.... fiTHE PLANNING CENTER 11-45 Cascada Specific Plan Marana, Arizona ,.... ,... ,... Development Capability Report ,-. Photo 17: Looking Northwest across site toward TEP substation and 1-10, showing sparse vegetation on the west side of the site. ,... - ~~: .........~ ~..~~-- .... -:'~~':t _~ . . ,,~~~- II!I""'. "" ,.. .',,<_\4>. ' _r .~' .. _~~-.: ..lii':" , :;. ..:..--c ~~~ - r- - ,..... ,.... Photo 18: Looking West across site from Northeast area of the site along a small wash. r r'" ,- ,... ,-. ,... r r- ~THE PLANNING CENTER 11-46 Cascada Specific Plan Marana, Arizona ..... ,.. ,.... EXHIBIT II.F: Views Across the Site (Photo Key Map) ,... ,-. ,.... ,.... r- ,..... ,.... r- r- ,..... r- ,..... r- ~, j;,,;.~= The site is located in Township 12 South, Range 12 East, Sections 9,10,11,14, 15 & 22. Note: Numbers correspond to photos provided in F. Viewsheds. NO~Tll ~ THE V-r; PlANNING r..,. ) CENTER ".... LeQend CJ Specific Plan Boundary 1000' 2000' I r- r- ,.... ~THE PLANNING CENTER 11-47 Cascada Specific Plan Marana, Arizona Development Capability Report G. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife, and views has been combined to form the McHarg Composite Map displayed as Exhibit II.G. ~THE PLANNING CENTER 11-48 Cascada Specific Plan Marana, Arizona ,... EXHIBIT II.G: McHarg Composite Map ,... ,.... ~ .~ ~ ~ I dJ. . .i>'Y JJ;. ZONE X ~ f,;. It 0;.ill.~~~~ ~~~~~ l ~a:ooo.YRl .".,. , ~~ ~"~~~' ~"':1ii\" ~~- ~ \oj ~ ~ ~ - y,.y ~\{ j'60 ",~ ;..;::'~ \: ~ ~~ : - 7"~ ~'\ ~lI'c.~_~f~J.~- r~,,\~ \:~ ~~'~~.l~~~ZfJ[~\\~\) l'i~~' ~~\) '~1 ~ ~ ~ (~~\\"J ,l~),){\:-," - ~\, ~~i;lk~;, . ~ ~ \ \~~;~~I~~- .e('"C~~~ '~\tt'~\W'~~~~\~' . -i~",,~ ,,~~ ~ ,~j,\~_~~~\~n~ ~, , .......... ~ l~ \~~ :.,..~ T ~ '#"-) JI/_ ~.., ";::~L 't, ~ '.,' ',.Y.1': "~~ f.,: '\ '" r'1: . V'~1i , . '1 ~~ "~'Q ~1, \~;u< '" ~ 7ff.t(-; f ~ ~ .. ~ } ~~ )( r~" l ~ J '1 x ~ "II"l- ) ?'C! :'! <A ~).('<~\~ 7~ z~ t'fl "='~~f~'''' ~ij ~ (. ~ '-,k ~ ~ V'/~~.Ji ~ ,", (:~;? ~ ~ ". ,,- ~ ~ ~~"': fA- ,-,it..'" ~ 1,-, r~ t( ~~~I ~ .~~~~~ ~ ".'" ',", ~~~ ~ ~ ~ 1.. ~ ~"7# ,dr.~ - , ,-- ~~ ~~~~<!.,: ~ ~ ,.1,0 .<;,<~~~~ .~;;Y~JN~t-~~~~~ ~ ~ ~ .~~ : 1 '<2 . ~~~~c=iIi ..,~~~~_~~ ~~, n.\lJAD 1".I"c' Yo 7' )/.... ~ ~--r:;;.\fi/:. , ". \. )(YYi.J"t. ' ,~-""-;:;;1 .... ~~~ ~ \ y. Vut;<;, '( ) ..l..J? '. 12' 1 ~ I~~r ...~JI..~'" 'M'~~- ~ ~ ./ '1~"\ '- .' 6 -, ~ ~ ~ ~. ({~~-I~~)r2.. ~~ \. (,. ~\. '\ \,.J 7-Ji -,;'''p~ ", '"/. ~. l~, \ ~ ~~'t f ,:/" , ~//" '" ;.,.:."!; "'J' p 'L t ~ ~ ./ ~ 7~' , ~ " \., .', ~ ~ '! yZ:S:A" ,~,:-w::'" ru ' ',_ \ ~. ~'rt).} .~ ~,'l- RD ..~~~ . \" ~l.J;, (~ ,,gr. ~I v \ ~ \ \' ~ ,I (.~cjj" . -~~ \ \l~ ;I~ ~A -~~,,~~~},. ~'(~ ~~~;;~ . ~ 0: # ~ i., ,- r- co, ,.... ~ < ,... ,..... ,... " .. ~~\~ ~~, ,... r- ~" ~~~- ~ \;/"': f\~ ~o\'\ ,.... ,... ,... ( :~ ,... ~ LEGEND Source: CMG Drainage, 2003. ,... 15 % SLOPES OR GREATER CJ'- I ~THE I PLANNING CENTER ! l 110 s. CHURCH AV!.. SUJTE e320 _ _ J TUCSON. AZ 85701 (5l'D) w.e,.. Existing 100. Yr Floodplain ~ Water Zone limit Zone A. Y and Z are water zones - ~ 404 Jurisdictional limits High Visibility Medium to High Vegetation Density 0' I aoa 1600 I 2200 Spot Elevation Text r- - High Vegetation Density- Mitigation Parcels - - - Flood Zone Une (See ExhibilILC,2,d: On-Site Hydro) ,.... fETHE PLANNING CENTER 11-49 Cascada Specific Plan Marana, Arizona Development Capability Report H. Existing Structures, Roads and Other Development This section of the Development Capability Report identifies existing structures within the site, adjacent lots and structures within 150 feet of the plan boundary, existing land uses within the site, surrounding property within ~ mile radius (existing zoning and existing land uses), traffic circulation or existing road system network serving the area and the project site, and other development within the project area. 1. Existing Structures within the Site There are few structures currently located within the site associated with the Corriente cattle ranching. These structures include: a trailer and a corral. In addition, there is an existing Marana well site built by New World Development in 2002. 2. Existing land Uses and Zoning On-Site (1) Existina Land Uses: The majority of the site is currently utilized for Corriente cattle ranching. There is also a small cemetery located on the site used by Mexican-Americans, Anglo-Americans, and the Pasqua Yaqui (Yoeme) Indian Tribe. (See Exhibit II.H.1: Existing Land Uses On-Site) (2) Existina Zonina On-Site: The entire site encompasses two previous specific plans: Acacia Hills Specific Plan and Northgate Specific Plan and includes some C Large Lot Zone areas as shown on Exhibit II.H.2: Existing Zoning On-Site. Table 5 and Exhibit II.H.3 show previous zoning permitted under the Acacia Hills and Northgate Specific Plans. ~THE PLANNING CENTER II-50 Cascada Specific Plan Marana, Arizona Development Capability Report TABLE 5: EXISTING ZONING AND ACREAGE ALLOCATION ON-SITE PER APPROVED SPECIFIC PLANS Specific Plan Existing Zoning Permitted Permitted Permitted Permitted Density Acres Units (RAe) Northgate Residential Zones: Specific Plan Medium to High Density 6-12 67.6 756 Residential (MHDR) Medium Density 4-6 129.9 779 Residential (MDR) Mixed Use Zones Mixed Use (MU) 12-22 63.0 1487 Total: 260.5 3022* Service/Employment Zones: Office/Business Park (0) 4-6 185 6-12 30.9 371 12-22 680 Commercial (C) 4-6 452 6-12 75.3 904 12-22 1657 Campus Park Industrial 4-6 295 (CPI) 6-12 49.2 590 12-22 1082 School (S) 9.1 Rights-of- 79.0 Ways/Drainage/Open Space Acacia Hills Residential Zones: Specific Plan High Density Residential 13-22 49.7 870 (HDR) Medium High Density 6-12 95.8 862 Residential (MHDR) Medium Density 3-5 418.9 2095 Residential (MDR) Total: 564.40 3,827 Service/ Emplovment Zones: Commercial 65.0 LiQht Industrial 44.3 School 12.1 Open Space 16.8 Natural DrainaQe Way 39.0 DrainaQe Easements 65.2 Roads 55.2 *The Northgate Specific Plan permits residential uses in its Office, Commercial, and Campus Park Industrial Zones. Source: Acacia Hills and Northgate Approved Specific Plans ~THE PLANNING CENTER II-51 Cascada Specific Plan Marana, Arizona Development Capability Report 3. Existing Property within % Mile Radius: (1) Existina Zonina within % Mile of the Site North: South: East: West: Marana C (Large Lot Zone), Marana B (Medium Lot Zone), Pima County GR-1 (Rural Residential) Pima County RH (Rural Homestead), Pima County CB-2 (Commercial), Marana C-(Large Lot Zone), Marana R-6 (Single-Family Residential), Pima County SR Suburban Ranch Pima County GR-1 (Rural Residential), Pima County SR (Suburban Ranch), Marana F (Specific Plan Hartman Hills) Marana C (Large Lot Zone), Marana R-144 (Single-Family Residential), Marana E (Transportation Corridor), Marana F (Continental Ranch Specific Plan), Marana D (Designated Floodplain), Pima County RH (Rural Homestead), Pima County CB-2 (Commercial) See Exhibit II.H.4: Existing Zoning Off-Site. (2) Existing Land Use within % Mile of the Site The site is surrounded primarily by vacant land. There is one Specific Plan to the south and east (Countryside Specific Plan). There are some sparsely located rural residences west of the site boundary, primarily mobile homes and manufactured homes. The Tucson Electric Power Plant is located near to the northwest boundary of the site. North: South: East: West: Vacant (owned by the State Land Department) Vacant Rural single-family residential (single-family units, mobile homes and manufactured homes) Tucson Electric Power Plant, vacant, single-family residential and small commercial (west of 1-10) See Exhibit II.H.5: Existing Land Uses Off-Site ~THE PLANNING CENTER II-52 Cascada Specific Plan Marana, Arizona Development Capability Report (3) Buildina Heiahts There are single-family residential one-story and few single-family residential two-story buildings within ~ mile of the project site located east of the western site boundary. (4) Pendina Rezoninas within ~ Mile There are no pending rezonings within ~ mile of the subject property. (5) Conditional Rezoninas There are no pending conditional rezonings within ~ mile of the subject property. (6) SubdivisionlDevelopment Plans Approved There are two approved specific plans within one mile of to the property: Countryside Specific Plan to the south and east and Hartman Hills to the north and east. 4. Adjacent Development Architectural Styles All homes in the immediate area are rural single-family residences with contemporary ranch architectural style. Some of these residences are manufactured homes or mobile homes. 5. Wells There is one existing Marana 16 inch well on-site provided by New World Development and two additional existing 4 inch wells, one of which is currently used on the site. (See Exhibit II.H.1: Existing Land Uses On-Site) ~THE PlANNING CENTER II-53 Cascada Specific Plan Marana, Arizona r- EXHIBIT II.H.1: Existing land Uses On-Site ,..... ,... r ,.. ,.... ,.. ,... r- ,... ,... ,..... ,... ,.. ,.... Legend CJ 1~ 2~ Residence and Corral 1J\e1l- Registration #: 534317 OiYned by: Southwest Gas Corporation IJ\eIl Registration #: 638121 OiYned by: Bidegain, C.C. IJ\eIl Registration #: 801037 OiYned by: Fidelity National TItle Trust 50008 IJ\eIl Regi stration #: 806367 OiYned by: Lawrence C. Leung, Inc. IJ\eIl Regl stration #: 587027 OiYned by: Town of Marana INater Dept. - TE.P. High Voltage Power line Easement CJ Specific Plan Boundary 4~ 5~ NORTH ~ u ~THE PLANNING CENTER ,.... 0' 1000' 2000' 3~ ,... r- fiTHE PLANNING CENTER II-54 Cascada Specific Plan Marana, Arizona ,... r- EXHIBIT II.H.2: Existing Zoning On-Site r ,.... ,... ,... r- r" ,-. ... ,.... ,... ,... .- ,.... r Legend ITIJJ Marana F (Acacia Hills Specific Plan) E7.J Marana F (Northgate Specific Plan) CJ Specific Plan Boundary ~NO~\ ~THE ( I \ PLANNING \. j CENTER ,... 0' 1000' 2000' I ,... r r- fETHE PLANNING CENTER II-55 Cascada Specific Plan Marana, Arizona r- r- ,..... r- r- I' ,... ,..... r- ,.... ,.... ,... ,...... ,... EXHIBIT II.H.3: Acacia Hills and Northgate Specific Plan land Uses RE$lOflHIAL )oS lllJW: M2~ I?! . . ~. ^ ( \GHJI \ ) - - 00000 RESlOENTIAl 3-5 DUlAC 569AC NORTHGATE Specific Plan A Devclopmcnt Foe Tempo Investment Umited _.LJIlD&.'MT~ I\Q~~ \ .;---......... .._.f Legend ~ ~THE ,.. Low Density Residential _ O.S. Open Space PLANNIN( CENTER Medium Density Residential I 'Natural Drainageway ..0 s. CHURQ1 AVE.. SUITE G3; lUCSOH.AZ. fJ57Clt (52O)123oS1' ,... - Medium-High Density Residential lEE NORTHGATE Specific Plan Area - High Density Residential 1600' - Town Center /Commercial , r- - Employment CenterlPark Industrial r- ~THE Cascada Specific Plan PLANNING II-56 ,... CENTER Marana, Arizona r- EXHIBIT II.H.4: Existing Zoning Off-Site ,... .... ~e buffer GR-1 Rural Residential r- C Large Lot Zone r- r - - ,.... o Designated Roodplain SR Suburban OASIS ROAD Ranch ,.... I c Large Lot Zone SR Suburban Ranch ,.... F Specific Plan (Continental Ranch) ,.... MARANA ,.... I' Legend ~THE ~OqT>l _MR-1 ~ PLANNING - Streets M ulti-Famly (High Density) ". ./ CENTER ,.... ,- _ -. Pima County Jurisdictional Umts o R-144 Single Famly Residential Town of Marana Zoning DR-36 Single Famly Residential O' 1250' 2500' DA Small lot Zone DR-6 Single Famly Residential ,.... _AG Agricu~ural DR-7 Single Famly Residential _8 Medium lot Zone DR-s Single Famly Residential Dc large lot Zone Pima County Zoning ,.... 00 Designated Floodplain Zone o RH Rural Homestead o SH Suburban Homestead ~~JE Transportation Corridor Zone 0 RH(GC) _ CB-2 General Business OF [Specific Plan] o GR-1 Rural Residence _ 0-2 General Industrial ,.... Oll light Industrial o SR Suburban Ranch ,... ~THE PLANNING CENTER II-57 Cascada Specific Plan Marana, Arizona ..... ,.... EXHIBIT II.H.5: Existing Land Uses Off-Site ,..... r- r ,... - r- ,.. ,.... r- - r ,.... - LeQend IE.P. High Voltage Power Une Easement rzzJ State Land D Specific Plan Boundary (iJ (Xl ~L1NNING Q:) CENTER r ,... 1250' 2500' I ... ,... ~THE PLANNING CENTER II-58 Cascada Specific Plan Marana, Arizona r Development Capability Report 6. Traffic Circulation and Road System: (1) Existina and Proposed Off-site Streets: Access to the site is currently provided by Camino de Mariana, Linda Vista Road, and proposed Lambert Lane alignment. 1-10 can be accessed via the Cortaro Road traffic interchange located approximately 1.5 miles to the south. An existing frontage road extends along westbound 1-10 from Cortaro Road to Avra Valley Road and intersects with Camino de Mariana. The following is a description of roadways that provide access to the site: a. Linda Vista Road Linda Vista Road is one of two primary access points for the property. The future Linda Vista roadway alignment will provide access to the southern portion of the site and will connect to a future collector roadway that will run through the site and connect the Lambert Lane alignment and Camino de Mariana. Additional information is provided in the Traffic Study submitted under separate cover. b. Camino De Mariana Camino de Mariana extends in a northeasterly direction from the westbound 1-10 frontage road through the property. The 2-lane rural road is currently paved south of Tangerine and unpaved north of Tangerine. Camino de Mariana will connect to a future 1-10 traffic interchange at Twin Peaks Road. Town of Marana is currently preparing a Design Concept Report for Camino de Mariana to determine future improvements. c 1-10 Frontage Road The frontage road along 1-10 is a 2-lane paved facility maintained by the Arizona Department of Transportation. Existing roadways within the project area are shown on Exhibit II.H.6: Traffic Circulation and Existing Rights-Of-Ways, and in Table 6. A Traffic Study will be submitted under separate cover as a supplement to the information included in this report. (2) Arterial Streets within One Mile of the Proiect Site: Table 6 identifies existing roadways within one mile of the site. Sources for this table include: Pima County Transportation Department, Pima Association of Governments Traffic Counts 2000, the Town of Marana Transportation Plan Update 2001-2025 adopted July 2001, and Town of Marana staff. ~THE PLANNING CENTER II-59 Cascada Specific Plan Marana, Arizona Development Capability Report (3) Existino and Prooosed Intersections or Arterials within One Mile Most Likely to Be Used by Traffic From Site: a. 1-10 Interchange at Twin Peaks/Linda Vista - Proposed b. Linda Vista Road - Proposed c. Linda Vista Road/Camino de Mariana - Proposed (4) Existino Bicycle and Pedestrian Ways Adiacent to the Site: There are no existing bicycle lanes or pedestrian ways adjacent to the site. TABLE 6: EXISTING ROADWAYS WITHIN ONE MILE OF THE SITE Street LINDA VISTA CAMINO DE OASIS Name BOULEVARD MANANA ROAD Road From Camino de From 1-10 Frontage From Camino de Segment Manana to Bald Manana to Camino Eagle to Linda Vista de Oeste Functional Collector Collector Collector Classification Existing Approximately 60 Approximately 60 Approximately 60 R.O.W. feet feet feet Travel Lanes 2 2 2 Speed Limit 45 mph 35 mph 35 mph Median No No No ADTI 305 422 Year (PAG 1999) (PAG 1999) Not available Recorded Average Annual Daily Traffic 8,600 (LOS C) 8,600 (LOS C) 4,800 (LOS C) Volume (Level of 14,600 (LOS D) 14,600 (LOS D) 10,900 (LOS D) Service) Bicycle lanes No No No Pedestrian No No No Ways Ownership Town of Town of Pima Marana Marana Surface Portions Paved Condition Portions Unpaved Paved Paved Programmed for No Yes No Improvement Source: Town of Marana and Pima County Transportation Departments, ADOT Functional Classification and ADTs, and PAGs Traffic Counts, Town of Marana Transportation Plan Update 2001-2025, adopted July 2001 ~THE PLANNING CENTER 11-60 Cascada Specific Plan Marana, Arizona r EXHIBIT II.H.G: Traffic Circulation and Existing Rights-Of-Ways ,.... r- ,- - r r- ~ ,.. ,... ,...... r - ,- ,... Legend c::J Specific Plan Boundary ~N~ , . " / eB THE PLANNING CENTER r O' 1250' 2500' r- ,- r ~THE PLANNING CENTER 11-61 Cascada Specific Plan Marana, Arizona Development Capability Report I. Existing Infrastructure and Public Services 1. Open Space, Recreational Facilities, Parks and Trails According to Town of Marana Trail System and Pima County Land Information Systems, there are six proposed trails within one mile of the site. A description of the trails is shown below in Table 7: Inventory of Candidate Trails. (See Exhibit 11.1.1: Open Space, Recreational Facilities, Parks and Trails.) Arthur Pack District Park, located at 9101 North Thornydale is 2.7 miles from the site. This 50S-acre facility is a public park with multiple-use ball fields, golf course, and a club house. The Saguaro National Monument lies 2.8 miles to the southwest of the subject property. To the West, across 1-10, a linear park is planned along the banks of the Santa Cruz River. TABLE 7: INVENTORY OF CANDIDATE TRAILS .... Trail Candidate Map Trail Cross Linear Road Mountain Trail Code Type Wash County Park R.OW. Foot Horse Bike EI Camino De 158 L X X X Manana Wash Santa Cruz River (Juan 8 P X X X X Bautista De Anza Trail) Tortolita Road 176 L X X X X Scottie's Loop 164 L X X X X Trail Prospect 163 L Wash* Potvin Road 172 L X X X X Source: Town of Marana Trail System Master Plan, 2000 Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail * Trail descriotions not orovided in the Town of Marana Trail Svstem Master Plan ~THE PLANNING CENTER 11-62 Cascada Specific Plan Marana, Arizona ,... EXHIBIT 11.1.1: Open Space, Recreational Facilities, Parks and Trails ,- ~ , I , , I , I , ~I I U) TANGERINE ROAD ...... - ,... .s:;,1 ONE MILE ~ ~I {f) BUFFER ~I ('II 0::1 ~ III I ... 1) tI ! ... L. I 8 ~I ~ I I II , - ~otv\n r- r- r- ,... - ,... ,.... r ,... r- r- ,... Legend - Streets D One Mile Radius c:J Specific Plan Boundary rl.' (Xl rJNNING '" .I QJ CENTER ,... - - Trails - _ Parks ~ Santa Cruz River Park 0' 2000' 4000' ,.. ,.... ~THE PLANNING CENTER 11-63 Cascada Specific Plan Marana, Arizona Development Capability Report 2. Schools and Libraries There are no schools within a one-mile radius of the site. However, the following schools located in the Marana Public School District serve the area: . Ironwood Elementary School . Tortolita Junior High School . Mountain View High School There are no libraries located within one mile of the proiect boundary (see Exhibit 11.1.2: Schools and Libraries). 3. Sewers Currently, the only existing adjacent public gravity sewer system to the Cascada project is the Dove Mountain Off-Site Sewer (Plan No. G-2000-048). This outfall sewer main provides service to the Dove Mountain/Bajada developments north of Cascada by gravity draining to and under 1-10 and then under the Santa Cruz River (Plan No. G-87-13) where it ties into the Continental Ranch gravity sewer system. This Continental Ranch system delivers sewerage to the Continental Ranch Wastewater Pump Station, which pumps the sewer flows to the Ina Road Treatment Plant. The alignment of the Dove Mountain outfall sewer runs adjacent to the west boundary of Cascada to a point where the sewer turns at a southeasterly direction paralleling the Union Pacific Railroad (UPRR) and extending into Arizona State Trust Land after which it proceeds in a southwesterly direction under the UPRR and 1-10 (see Exhibit 11.1.3: Sewer). The next closest existing public gravity sewer system is the Hartman Vistas Public Outfall Sewer (Plan No. G-99-079), which was constructed in order to provide gravity sewer service to the Hartman Vistas residential development located approximately 1/3 of a mile east, on Linda Vista Blvd., from the eastern most boundary of the Cascada project with the terminal manhole for this outfall sewer being located approximately 1/2 mile from Cascada (see Exhibit 11.1.3: Sewer). 4. Police, Fire and Emergency Services There is no fire service designated within the project area boundaries. Northwest Fire District surrounds the site in all directions. The closest fire substation is part of the Northwest Fire District and is shown in Exhibit ILI.4: Police, Fire and Emergency Services. There are no Rural/Metro, police or emergency services stations within one mile of the specific plan boundary. 5. Transportation For information on transportation network see Section H.6: Traffic Circulation and Road System. f1JTHE PlANNING CENTER 11-64 Cascada Specific Plan Marana, Arizona r- EXHIBIT 11.1.2: Schools and Libraries ,.... ,... .. One-Mile Buffer r- ,... Marana School District ,.... ,... ,.... r- r- r- - r- r- ,.. There are no libraries within one-mile of the specific plan boundary. Leqend . Schools o Marana School District C Specific Plan Boundary (ij ~ ~~NNING '- / CENTER 0' 2000' 4000' I - ,... ,... fiTHE PLANNING CENTER 11-65 Cascada Specific Plan Marana, Arizona r- EXHIBIT 11.1.3: Sewer r- ,... ,... ,-. - r- r- r- r- r- r- r- ,.... ..- r- Legend Manhole Sewer Line D Specific Plan Boundary rJ ~ THE PLANNING '. .J CENTER O' 2000' 4000' - ,... ,... fiTHE PLANNING CENTER 11-66 Cascada Specific Plan Marana, Arizona . ~.c "c There are no fire, police, or emergency services stations withil one-mie of the specific plan boundary. Legend mml Northwest Fire District IBmI Picture Rocks Volunteer Fire District Closest Northwest Fire District Substation D Specific Plan Boundary + (1.5 mies from the specifIC plan boundary) 8165 North 'Nelde Road .... ,.... .... ,.... ,... ,.... ,.... ,... ,... ,.... ,.. ,.... ,.... ,.. ,... ,... ,... ,... EXHIBIT 11.1.4: Police, Fire and Emergency Services NCRTH ~ THE C.I.'~ PLANNING ., / CENTER 2000' 4000' I ,... 11-67 Cascada Specific Plan Marana, Arizona liTHE PLANNING CENTER Development Capability Report 6. Religious, Health Care, and Other Public Facilities within 1 Mile Radius Exhibit 11.1.5 shows religious, health care, government center and other public facilities serving the project area. There are no religious, health care, government centers or other public facilities within one-mile of the specific plan boundary. 7. Water In 2002, the Developer built a 16" well, 12" supply line along Linda Vista Road to a 500,000 gallon reservoir/booster station which can supply the Y zone requirements of this project. This was turned over to the Town of Marana's water department in December of 2002. Per an existing water service agreement with the Town of Marana when the first 80 units in this Specific Plan are completed the Master Developer must supply an additional 500,000 gallon reservoir at the existing booster station and a return 12" water line down Linda Vista Road to furnish the eastern (Y Zone) of this Plan. When 350 units are on line the Master Developer - per existing agreement - will install another 16" well on-site. See Exhibit 11.1.6: Water 8. Private Utilities Electricity, telecommunications, and cable television services will be extended into this area at the time service is necessary through agreements with the specific private utility companies. It is currently anticipated that electric services will be provided by Trico Electric Power Company. Natural gas service may be provided by Southwest Gas, telephone service by Qwest Communications, and Cable service by an undetermined vendor. 9. Solid Waste Disposal Currently, waste disposal is provided by Pima County. ~THE PLANNING CENTER 11-68 Cascada Specific Plan Marana, Arizona r EXHIBIT 11.1.5: Religious, Health Care, and Other Public Facilities ,... ,-. ( - ~ 1m ~. ~. / ROM) . Q ... H ~ I- I ~ I H r- ,It I - /l-- -- ./ 1 / ........ \ ...... !-HI H L,'-...."- ~ ~ r' '" /\. \\ I"" I I f9 H ~. II )\ * ~ h ~ ~ !.1 n \ # y ~v ~ \-11 I- ~. / Hh I~ .~ - h- V< ...---- ~~ /'- =~ ~ I' = i~ ~W- -1 - ~7. 1- - 11 Jor-r llT j:~ 0 ~ -++ I r "1 ~"/I J "- l U , ~ ~ - \~,~ yjr: I ~ II-- - I T- ..\.-' ~ - V I~ 1r-1= ~ " ~ D ~ IsiAI L ow V. R[ ,'--- - v: r- - \' - "-- ~I T Ii ,:2:: " -L Y V ~ ~ ;;---: \ 'V \:.~~ ~ ~ ~ .' rM~ ~ ~ -~ N .- -\ hl , '(-f -l }- \ ],~ 'i -c: .( -', , " 01: ' "' < ~ I:- .,~ Q/~' ')", ----- L- , ,~)ZJ~~ ~ ~ ,,' " " , r- r'" ,..... ,... ,.... ,... ,... ,.... ,... r- r- ,... There arn no rnligious, health earn, government centers, or other public facilities within one-mile of the specific plan boundary. Legend NORTH ~THE f~/\ PLANNING CENTER ,... - Streets - - Union Pacific Railroad . Post atice D One Mile Radius c:J Specific Plan Boundary O' 2000' 4000' - ,.... ,... ~THE PLANNING CENTER 11-69 Cascada Specific Plan Marana, Arizona r- EXHIBIT 11.1.6: Water ,... r- ../" TUCSON ,..... ,...... .... " , ,..... ,..... ,... ,... r [I ,... \ ]~~~J~, VA'l!B(j .:aJ= ,.... TUCSON ,... ,... Legend NCRTH ~THE QJ PLANNING - Streets '. , CENTER ~ Town of Marana Well Site ,... Registry 10 # 587027 ~ Town of Marana ~ter O' 2000' 4000' _ Town of 0-0 Valley ~ter I ,... ..._ ... City of Tucson ~ter CJ Specific Plan Boundary ,.... lIJ THE Cascada Specific Plan PLANNING 11-70 r- CENTER Marana, Arizona Section III Development Plan Development Plan A. Purpose and Intent This section contains a description of the goals, objectives and policies of the plan which will allow for the development of a cohesive master planned community. The purpose of the Specific Plan is two fold: to guide the development of the site and to provide direction for community design and management of open space. This Specific Plan intent is to implement the Town of Marana General Plan with a unique vision that suits the specific needs of the site. Development criteria established in this plan will ensure the quality design and marketability of this property while spearheading new concepts of subdivision design. The land uses proposed in the Cascada Specific Plan consist of: residential, mixed- use, regional employment center, school, open space/recreation and land set-aside as natural undisturbed open space. The development plan establishes drainageways, wildlife corridors, wildlife catchment areas and multi-modal circulation corridors, and provides a smooth transition from higher to lower densities/intensities. B. Major Goals Guiding Development In recognizing the major development issues, the landowners' objectives, and Town of Marana requirements, a set of goals are established to: Administrative Goals 1. Implement the goals, objectives and policies of the Town of Marana General Plan; 2. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the subject property; 3. Ensure coordinated, responsible planning through the use of cohesive procedures, development regulations, and development and design standards; 4. Provide a phasing plan that includes a logical estimate of how development will occur; 5. Provide an annual monitoring of the Specific Plan, by the Master Developer, to assess the project and regional growth; 6. Provide a framework for the management and administration of Cascada Specific Plan, and; 7. Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, standards and guidelines, and through the establishment of the Cascada Design Review Committee. Land Use and Community Goals 8. Design a community that offers residents a sense of character, place, and identity; ~THE PLANNING CENTER 111-1 Cascada Specific Plan Marana, Arizona Development Plan 9. Develop land uses to achieve continuity of design and establish a sense of identity and place through the establishment of design guidelines; 10. Provide a balanced range of land uses, anticipating current and future demands while providing a variety of opportunities; 11. Provide a range of housing products, mixed-uses and employment opportunities; 12. Encourage innovative design that helps build a unique community character, encourages interaction among neighbors and minimizes the impact of automobiles. 13. Create a community with integrated residential neighborhoods, mixed-use village core and regional employment center that encourages sensitive site design and provides recreation/open-space amenities in conjunction with new development. 14. Foster principles of "New Urbanism" of which "Neo-Traditional Planning" is a part, where the plan is laid out to encourage connectivity to gathering places, school, Village Center, recreation and open space amenities, as well as including a variety of spaces for social interaction. Infrastructure and Environment Goals 15. Preserve and enhance the integrity of the environment; 16. Provide a spine or backbone infrastructure system and public facilities to support development in an efficient and timely manner; 17. Create a circulation system that serves as the "thread of continuity" linking neighborhoods, non-residential land uses, parks, recreation facilities and open space through the establishment of a hierarchy of walkways, bikeways, pathways and nature trails that provide connectivity to the regional trails, walkways, bike routes, and vehicular circulation systems. 18. Design an integrated open space system that serves as a community amenity. ~THE PLANNING CENTER 111-2 Cascada Specific Plan Marana, Arizona Development Plan C. Land Use Concept The Land Use Concept Plan is illustrated in Exhibit III.C. As shown on this exhibit, the proposed land use designations for Cascada includes a variety of residential densities, a mixed-use village core, regional employment center, commercial, open space recreation, and set-aside natural undisturbed open space areas maintained in accordance with a management program. The entire site maintains an overall density of 2.6 RAC and a maximum of 3,806 dwelling units. Cascada is envisioned as a sustainable community. The concept supports a mixed- use village center or core, containing a mix of community-oriented commercial uses, live-work units, residential development featuring a variety of housing types at walking distance to regional employment, office, and light industrial uses located along Camino de Mariana. Regional employment uses are appropriately located in proximity to 1-10, railroad crossing and freight access. Residential single-family detached large lot development is located north of the Lambert Lane alignment. Density/intensity of development gradually increases as it approaches the mixed-use village center. Washes and other areas not suitable for development provide opportunities for passive recreation, trail development, and open space. Neighborhood Parks within the residential neighborhoods establish a sense of place and identity, serve as spaces for social interaction and provide opportunities for recreation. The district park includes active and passive recreation and a trail system providing access to sports fields. This district park is designed to also serve as the site's main stormwater management facility providing on-site retention/detention. Cascada represents a progressive concept for sustainable community planning and design. Its design concept embraces a series of interconnected neighborhoods, large estates evoking the rural country side, and the mixed-use village center, which functions as the community's core in close proximity to a regional employment hub. D. Cascada's Land Uses A summary of Cascada's land uses is provided in Table 8. Cascada Specific Plan Proposed Land Uses include: 1. Residential: Residential land uses in Cascada encompass a diversity of density ranges and housing types and include: (a) Low density residential (LDR); (b) Medium Density Residential (MDR); (c) Medium-High Density Residential, and (d) High-Density Residential. 2. Village Center: This land use designation is designed to accommodate community-oriented commercial, retail, employment, residential, live/work units, civic, cultural, entertainment, day care and recreational uses in a human scaled setting that includes pedestrian walkways, gathering places and courtyards. This ~THE PlANNING CeNTER 111-3 Cascada Specific Plan Marana, Arizona Development Plan designation will provide opportunities for a balanced range of land uses serving the needs of the Cascada community. 3. Employment Center: This land use category includes a wide diversity of regional employment and regional commercial uses. High density residential uses are also permitted in this district, to create a dynamic mix of uses and live/work opportunities. It is anticipated that employment center uses will include single- tenant and multi-tenant offices for corporate headquarters, research and development facilities, light industrial parks, financial institutions, hotel and hospitality, governmental office, and tourist oriented facilities. In addition, the employment center will support commerce or business such as office, restaurant, personal business services, retail sales, financial institutions, specialty retail and entertainment, theater, recreational and cultural uses, gasoline/service stations, car washes, repair business, dry cleaning, laundry, educational, religious, institutional and daycare facilities, but excludes manufacturing or warehousing. Residential opportunities include live/work units, retail/office with upper floor residential lofts, recreational facilities and a variety of housing types. 4. Open Space: Areas designated as open space in the Land Use Plan include Natural Undisturbed Open Space (NUOS), Natural Open Space (NOS), Open Space/Recreation (OS/R), and Open Space/Drainage (OS/D). NUOS areas will be designated specifically in the block plat as natural open space areas that are not part of any lot or specific development parcel. They will be managed primarily for their natural resource values. NOS areas are contained within other land use designations but through management restrictions and other activities they will be managed for their natural resource values. For instance, the majority of Parcel 5 will be set aside as NOS within individual lots. Through CC&Rs and other grading restrictions these NOS areas will be protected from disturbance and managed for their natural resource values. OS/R areas will contain retention facilities and public park facilities. Portions of these areas will be revegetated to provide wildlife habitat, visual buffering, and connectivity for wildlife. They will be managed pursuant to the requirements of the Specific Plan and the Biological Assessment (BA) prepared for this project. OSlO areas are lands occurring within the seven large drainage ways that traverse the project generally from northeast to southwest. Pursuant to the requirements of the BA, these areas will be left primarily in their natural state. Portions of the OSlO areas will be enhanced with native plantings to provide higher quality habitat that what currently occurs within these portions of the property. They will be crossed by up to 11 utility and trail access points and at these locations grade control structures will be placed as required to maintain a stable channel condition. Four of the drainages will discharge to the regional retention facilities designated OS/R. Note that there will be a 400-foot transition area at these discharge points to capture sediment and provide protection of the downgradient retention basins and recreation areas. ~THE PLANNING CENTER 111-4 Cascada Specific Plan Marana, Arizona Development Plan TABLE 8: CASCADA SPECIFIC PLAN PROPOSED LAND USES Target Area Target Proposed land Use Designation RAe (Acres}3 Units LDR - Low Density Residential1 & 3 1 RAC 469.3 104 MDR - Medium Densitv Residential 5RAC 168.6 844 MHDR - Medium Hioh Densitv Residential 7 RAC 158.1 1,106 HDR - Hiqh Density Residential 10 RAC 30.4 304 Villaae Center 2 20 RAC 30.6 612 EC - Employment Center 2 83.7 836 OSR - Open Space Recreation (District Park) 72.8 NUOS - Natural Undisturbed Open Soace (Set-Aside) 234.3 DOS - Drainaqeways Open Space 80.2 NP - Neiqhborhood Parks 10.5 Cemetery 1.4 Trails, Pathways, and Utility Crossinqs 28.6 Riqht-of-way - Major Roadways 85.5 Totals: 1 ,454 3,806 Notes: 1 Includes 360.3 acres of NOS in parcel 5 not included in total acreage. 2 Maximum units for mixed-use and employment center if developed as single-family parcels (See Development Regulations Section). 3 20.4 acres of local streets are included in parcel size. Based on the figures provided on Table 8, the average gross density for the Cascada site is 2.6 RAC. Table 9 provides land uses by parcel. ~THE PLANNING CENTER 111-5 Cascada Specific Plan Marana, Arizona Development Plan TABLE 9: CASCADA SPECIFIC PLAN PROPOSED LAND USES BY PARCEL Area Parcel (Gross Land Target Target Number Acres) Use RAe Lot Yield 1 14.8 NUOS - Natural Undisturbed Open Space NA NA 2 25.7 MDR- Medium Density Residential 5RAC 129 3 13.6 OSR - Open Space Recreation NA NA 4 25.5 MHDR - Medium Hiah Density Residential 7 RAC 179 5 469.3 LDR - Low Density Residential 1 RAC 104 6 157.9 NUOS - Natural Undisturbed Open Space NA NA 7 22.4 MHDR - Medium Hiah Density Residential 7RAC 157 8 19.6 MHDR - Medium Hiah Density Residential 7RAC 137 9 15.3 MDR- Medium Density Residential 5RAC 76 10 20.2 MHDR - Medium Hiah Density Residential 7RAC 141 11 15.5 MDR - Medium Density Residential 5RAC 78 12 2.4 VC - Village Center 20 RAC 48 13 12.3 HDR-Hiah Density Residential 10 RAC 123 14 16.9 MHDR - Medium High Density Residential 7RAC 118 15 15.0 MHDR - Medium Hiah Density Residential 7RAC 105 16 9.1 HDR-Hiah Density Residential 10 RAC 91 17 2.0 VC - Village Center 20 RAC 40 18 9.0 HDR-High Density Residential 10 RAC 90 19 8.5 MHDR - Medium Hiah Density Residential 7RAC 59 20 17.4 EC-Employment Center 15 RAC ** 21 27.4 MDR- Medium Density Residential 5RAC 137 22 11.8 MDR- Medium Density Residential 5RAC 59 23 4.2 VC - Village Center 20 RAC 84 24 15.3 MHDR - Medium Hiah Density Residential 7 RAC 107 25 40.9 MDR- Medium Density Residential 5RAC 205 26 14.7 MHDR - Medium High Density Residential 7RAC 103 27 17.7 VC - Villaae Center 20 RAC 354 28 4.3 VC - Villaae Center 20 RAC 86 29 22.5 EC-Employment Center 15 RAC ** 30 43.8 EC-Employment Center 15 RAC ** 31 9.9 MDR- Medium Density Residential 5RAC 49 32 22.1 MDR- Medium Density Residential 5RAC 111 33 36.1 NUOS - Natural Undisturbed Open Space NA NA 34 1.7 NUOS - Natural Undisturbed Open Space NA NA 35 23.8 NUOS - Natural Undisturbed Open Space NA NA 36 53.8 OSR - Open Space Recreation NA NA 37 5.4 OSR - Open Space Recreation NA NA SubTotal: 1,247.8* 3806 *Total acreage ot 1,454 acres includes 1,247.8 acres within land use parcels and 206.2 acres that include neighborhood parks, trails, open space drainage, rights-ot-way, cemetery, etc. **The combined total dwelling units in these planning areas shall not exceed 836. ~THE PLANNING CENTER 111-6 Cascada Specific Plan Marana, Arizona Development Plan E. Circulation Concept Plan As displayed on Exhibit III.E: Circulation Concept Plan, direct access to this project will be provided through access points on Camino de Mariana at the intersection with Linda Vista Boulevard. Regional circulation includes access and connectivity to the 1- 10 interchange via Camino de Mariana. Internal circulation is restricted due to the size and quantity of on-site washes. Internal circulation within the residential areas will be via a series of local residential streets branching from the main entrance roadways, Linda Vista Boulevard and the Lambert Lane alignment. Gated access points may be established at residential neighborhoods. Public streets are those depicted in Exhibit III.E: Circulation Concept Plan. Leaving existing washes with minimal disturbance creates neighborhood identity within the development area, along with providing an integral pedestrian circulation element. All of Cascada's residents will be in close proximity to a trail that provides access to both passive and active recreation opportunities, as well as connectivity to both the Village and Employment Centers. Open Space/Recreation Development and Design Standards more completely illustrate community trail connectivity. Cascada's integrated circulation system offers a hierarchy of roadways that includes: 1. Major Collector Street 2. Community Center Loop Street 3. Local Residential Collector Street 4. Park Loop Street 5. Local Residential Street (South of The Lambert Lane alignment) 6. Local Residential Street (North of The Lambert Lane alignment) Required off-site roadway improvements are identified in a traffic impact report prepared by Kimley-Horn and Associates, Inc., and submitted under separate cover, as well as traffic analyses that will be required with the submittal of block and preliminary plats. This traffic study includes: an analysis of existing roadways based on target land use scenarios; site generated daily traffic volumes; future daily traffic volumes; number of lanes; and intersection capacities. The traffic report must be approved by the Town Transportation Engineer prior to the final approval of the specific plan. The minimum roadway cross-sections of the main entrance road as well as minimum roadway cross section of the local streets are discussed in the Development and Design Standards section of this document. Slope and utility easements for internal roadways may extend beyond the minimum right-of-way. ~THE PLANNING CENTER 111-7 Cascada Specific Plan Marana, Arizona ,.... r- ,.... ,.... .- ,.... ,-- ,... ,..... ,... ,.... ,- r- ,... ,... ,- ,... ,.... ,-. EXHIBIT III.C: land Use Concept ------------------- I ,. ~~--Z OUT PARCEl .,. 97.3 AC , Legend LDR: Low Density Residential MDR: Medium Density Residential _ MHDR: Medium-High Density Residential _ HDR: High Density Residential _ VC: Village Center _ EC: Employment Center _ OSR: Open Space Recreation ISROAO LINDA VISTA BLVD 28 VI: .'.4.3AC .'.5.4AC _ P: Park r - OSD: Open Space Drainage Ilm NUOS: Natural Undisturbed Open Space C) ~THE PLANNING CENTER 1tOS.~AVE.. SUITE 1320 tUCSON. AZ. 1570' (520) 623-e146 -~......... IW& M~;uB f..:_..c:s....~ - Trails ......... Utility Crossings === Circulation System -...- Specific Plan Boundary O' I 800' 1600 I Cascada Specific Plan Marana, Arizona flJTHE PLANNING CENTER 111-8 Cascada Specific Plan Marana, Arizona EXHIBIT III.C.1: Development Concept (Phases) r'~.""'........u..u.............._....!!!P....!-..,...!.!J!!!!II.....!.elP.u.'!--!.',,'!!!e.....~ III!! !!..!!!l!~4 ! i i ~ '...... L-..~.. ............. ~.._.._.._.._.._.._.. ...~ i FI'. PHASE ",. F.!.!.."!"'..u~..,<ll YO /. ! ... ! ~HA-~ ~ ~ "i..~~., ......... "":" ./! i PHASE t, i ;fr ./! i VIII , .~ :lif ..,.,;./ ! -# ~ ',..; I , ~ ~ . ....._~-, -;::r -...- t-..----..--. ..-- :1 ,;' . !i .;,; PHASE ~.._...-,; -Ii _.;. IV .1 ~.. I I: ~ 'I /~ I. ","'.~ ii .&~~. \ PHASE II ."",.,....P' II j: . PHASE \. \,~V : \ .~. t PHASES\. II TO VI . PHASE .~ III ~ '\ PHASE , ! i i LINDA VISTA IllVD C) ~THE PLANNING CENTER 110S.CHURCHAVE... IUfTElUO :ruc-, AZ 15101 (....)~,.... 800' 1800' I ~THE PlANNING 111-9 CENTER Cascada Specific Plan Marana, Arizona r EXHIBIT III.E: Circulation Concept ,.... ,... I ico .fij . c: ~ .cofg .:E ~ .~ .c .g ~ 1.- 3: .E ICO o ------------------- _M otl) ~:::.. en.c o en ... co a.. 3: ,.. ,... rJ<""I ~~, ,,0;,' -&>rt;", c.; I ..- ,.... 77 .5' TO BE ADDED -I - TO MITIGATION lAND TO COMPENSATE FOR LAMBERT lANE RNI DEDICATION ,'" ," '... .. -., , , ..... ...." , '" ,... r- 7 . TO BE REMOVED FROM MITIGATION lAND & DEDICATED TO T.O.M. AS ADDITIONAl RNI FOR LAMBERT lANE ,... ,.... " , I rJ" I'" IS~' /yOO ~',g> '6>~ Cj ,.... ,... ,... ,.... BLVD ,... RIW to be confirmed by TIA Legend ,... Drainageway Trails Roadway Sidewalks Pathway Trails Existing Trails Major Collector Village Center Loop Local Residential Collector Park Loop C) ~THE PLANNING CENTER ,.. . T . . . . . . . 110 S. CHURCH AVE.. SUrrE 8320 TUCSON. AZ 85701 (520) 123-1140 _ O'.tMO<lJ OIII&U...a::ft2m '--~~ 800 1800 I ,... ,... fiTHE PLANNING CENTER 111-10 Cascada Specific Plan Marana, Arizona Development Plan F. Grading Concept The grading for this project, like the Land Use Plan, has been tailored to accentuate the positive qualities of the site such as viewsheds, wildlife corridors, and vegetative quality while also providing a realistic approach to dealing with drainage, access and topography. The site slopes from northeast to southwest and contains predominantly sheet flow drainage patterns composed of low capacity alluvial channels, which flow toward the Union Pacific Railroad (UPRR) and 1-10 both of which contain drainage crossings with inadequate capacity. Additionally, the quality of vegetation occurring across the property generally decreases from northeast to southwest with the poorest quality habitat occurring near 1-10. Further, the site also contains numerous archaeological sites as well as Army Corps of Engineers 404 jurisdictional waters. Although the majority of the site has been disturbed with grazing activities, the basis of the grading concept is to minimize impact to the site and address the design constraints mentioned above. Consequently, the degree of grading ranges from minor, north of the Lambert Lane alignment which are those grading activities associated with the installation of access roads, utilities and building pads, to intense grading, south of the Lambert Lane alignment. These intense grading activities include the mass grading for residential/commercial super pads as well as grading for major roadways, utilities and drainage facilities. North of the Lambert Lane alignment, maximum allowed grading area per lot will be 25,000 sq. ft., which includes building pad, driveway and associated slope grading. Conservation easements will be utilized to restrict development from occurring on those portions of the lots designated to be left natural and will be implemented through the platting process. In addition, the area figures and limits shown in the Specific Plan serve as guidelines for implementation of development and may vary such that the total area of undisturbed open space will not differ by more than 10 percent from the total area detailed in the Specific Plan with the actual limits being defined at the time of platting of Parcel NO.5. South of the Lambert Lane alignment are seven natural drainageways running from northeast to southwest that range in size from 200' to 250' bottom width. These drainageways will provide for conveyance of runoff as well as wildlife corridors. Fill will be placed to form the banks of the natural drainageways with the depth of fill ranging from 1.5' to 2.0'. This fill will also elevate finished floor elevations above the water surface of the 100-year event associated with the adjacent natural drainageways. The drainageways will terminate approximately 700' east of the Union Pacific Railroad and discharge into a multiuse facility. This facility will serve several functions. One of which is to provide detention/retention due to the increase of impervious surface as a part of the mixed-use development. Additionally, the area will also function to provide open space recreation as well as in some cases providing borrow material to be used as fill on the super pads and roadways during construction. ~THE PlANNING CENTER 111-11 Cascada Specific Plan Marana, Arizona Development Plan Finally, barriers such as temporary wire fencing will be used to provide a physical barrier separating construction of the above improvements from any set aside areas, natural washes or other undisturbed areas. G. Water Resources The proposed development in Cascada will not have any impact upon existing overall natural site drainage patterns. All washes on site will remain natural with the enhancement necessary to provide appropriate stormwater drainage. Any wash crossing that is necessary will be accomplished by spanning the wash with a structure. H. Post-Development Hydrology (Drainage Plan) The sheetflow condition that encumbers the property will necessitate the construction of several interceptor channels along the east property boundary or along the Lambert Lane alignment. These interceptor channels will collect storm water and convey it to one of several channels that will direct flow toward the Union Pacific Railroad (UPRR). These interceptor channels will require the installation of erosion protection improvements. These improvements may range from the least intensive which include the installation of grade control structures in combination with lined banks and earthen bottom channels to the most intensive improvements which include the lining of the channel bottom and banks with concrete, grouted rock or soil cement. Combinations of these methods may also be used on the same interceptor channel. These stabilization measures must also be provided to maintain adequate velocity for the sediment conveyance. The interceptor channels are generally aligned parallel to contour so that channel slope will be minimal. The width of the interceptor channels will vary from 15-feet to 50-feet and depths will range from 3- to 6-feet. Freeboard for the interceptor channels will be provided in accordance with standard Pima County! Town of Marana design procedures. Interceptor channels are required in order to gain control of the sheetflow condition and to remove all subdivision lots within the project from the 100-year floodplain. These interceptor channels will collect and convey storm water to one of several drainageways that convey storm water southwesterly toward the UPRR. The cross- section of these drainageways will vary. Most of the drainageways will be constructed within natural open space areas having a width of 200- to 250- feet. The building pads along the border of the natural drainage ways will be raised 18-inches to 2-feet to create the channel banks. The side slopes of the banks will be stabilized with concrete grouted rock or soil cement to protect the adjoining homes from the threat of erosion. In general, there will be a 12-foot wide maintenance road! pedestrian path between the bank and lot line. Vegetation within the 200-foot to 300- foot wide drainageways will remain natural and undisturbed except at roadway and underground utility crossings. Some of the minor drainageways may be constructed as lined channels that will occur where engineering constraints prohibit the use of natural drainageways or where the water courses contain limited vegetation. Constructed drainageways may ~THE PlANNING CENTER 111-12 Cascada Specific Plan Marana, Arizona Development Plan also be used within the subdivisions to collect street drainage and convey it to one of the natural drainageways or to the downstream project boundary. The area of the property within the 700 feet of the UPRR will be set aside for open space and multi-use opportunities. One of these uses will be storm water retention/detention. Some of the basins will be constructed within set aside areas used solely for the purpose of storm water retention/detention. While other basins may be incorporated into the parks, the areas that are set aside solely to function as retention/detention storage will be defined as basins having a significant inflow sediment which would not be compatible as a multi-use area. Storm water retention/ detention within the parks will be confined to areas where storm water is accepted from subdivisions having a negligible sediment component. Outlet from the basins will be aligned with existing drainage structures beneath the UPRR and 1-10 to facilitate conveyance to the Santa Cruz river to the extent possible. Most of the culverts beneath the UPRR are under sized or blocked by sediment so the ability to discharge storm water through these culverts is limited erosion control feature such as riprap aprons and storm water dispersion features will be constructed at the downstream property boundary to maintain existing flow conditions where storm water passes on to an adjoining property. Exhibit III.H depicts the concept drainage design scheme for Cascada. This exhibit identifies the location and preliminary alignment for the primary drainage features that will need to be constructed as a part of this project. Typical cross-sections of the drainageways are provided in the following pages. Project drainage design features in the vicinity of the Camino De Mariana and UPRR intersection will be designed and or modified as necessary to be compatible with drainage improvements constructed in conjunction with the Twin Peaks Road interchange presently being designed by the Town of Marana. Final design of the drainage features within this area will be coordinated with the Town of Marana to insure that the drainage design elements of both projects are compatible. The washes throughout the area north of the Lambert Lane alignment will remain natural and sheetflow conditions will be the prevailing drainage pattern. The low density land development within this area will be sited to avoid sheetflow area to the extent possible, however grading will be needed to elevate some building pads above flood elevation. Most of the roadway crossings of sheetflow areas will be done as dip sections. The dip sections will be broad so that the existing shallow sheet flow conditions will remain and all weather access can be provided. Exhibit III H: Post- Development Hydrology shows the drainage plan for the site. The drainage related improvements along the Lambert Lane alignment are depicted on cross-section C-C. This channel will function to collect and divert stormwater away from homes south of the Lambert Lane alignment. The banks are stabilized to mitigate the erosion that is evident in Photo 14 provided in Section II.F: Viewsheds. ~THE PLANNING CENTER 111-13 Cascada Specific Plan Marana, Arizona Development Plan 1. Slope Treatment along Washes: Several slope treatment alternatives are described in the previous section. A range of options is required in order to adequately respond to the character of the particular drainage system design. Hydrologic design related issues such as whether or not side flow is occurring, whether the washes are to be preserved in a natural condition, and whether or not sedimentation/erosion is an issue will determine which slope treatment is most appropriate. The different options will be evaluated further in the master drainage report, and the basis for recommending specific treatments will be discussed therein. 2. Protection of Fill Banks Along Section 404 Washes: Fill banks along the section 404 washes will be protected from erosion as described in number 1 above. 3. Mitigation Techniques for Erosion Protection: The mitigation techniques that are proposed for erosion protection throughout the site will include bank protection, grade control structures, and toe down adequate to resist the threat of sub-surface scouring. The bank protection alternatives will be evaluated in the master drainage report based upon their ability to resist erosion for the hydraulic conditions that exist along each wash. 4. Grade Control Structures (Function and Appearance) The grade control structures will function to maintain the natural or design channel grade and prevent the development of headcutting which can propagate upstream. The grade control structures will be constructed below grade with the expectation that 1 to 2 feet of the downstream vertical face maybe exposed as a result of future floods. Construction will consist of a vertical trench backfilled with concrete or gabions. Gabions, or equivalent, will be used where it is highly likely for them to be exposed, but at the same time they must be demonstrated to be able to resist the forces of flow and scour that may occur along a particular wash. The design details for these grade controls structures will be addressed in the master drainage report. 5. Gunite and Concrete Lined Channel Treatment Gunite and concrete line channels will be surfaced treated with texture color riprap or other approved alternatives to improve their appearance. ~THE PLANNING CENTER 111-14 Cascada Specific Plan Marana, Arizona Development Plan 6. Location of Existing Culverts under the UPRR The location of existing culverts under the UPRR are shown on Exhibit 111.0: Post-Development Hydrology. 7. Retention/Detention Basins The areas where the retention/detention basins will solely function as retention/detention storage are depicted on Exhibit 111.0: Post-Development Hydrology. The aesthetic appearance will be improved by re-vegetation along the banks and within the basin bottom where applicable. The retention/detention basin will not be designed to trap sediment that passed through the project from the off-site water courses. The retention/detention basins are intended to function only to retain on-site storm water runoff in accordance with Town of Marana requirements. Sediment storage within these basins will be provided to the extent necessary for the sediment conveyance from the urbanized areas. The regional retention/detention basin as well as other development will be set back several hundred feet from the UPRR and will not be affected by or adversely affect sediment deposition conditions that exist at railroad culverts. Sediment removal within the UPRR right away is not being proposed. Drainageways have been established to carry water to retention basins with 400' sediment pick up points prior to entry into the basins. ~THE PlANNING CENTER 111-15 Cascada Specific Plan Marana, Arizona EXHIBIT III.H Post Development Hydrology / lY '- r"'-"'-"'-"'-"'-"'~"'-".- '-"'1 . .~ I I L'''j;.1 . 7.'.-"'-'.1 ... : i LUi ~! : i 9\~ 0"" .,., BLVD LEGEND ~ .THE ...J~: TUCSON. AZ 15701 (620) 823-8148 ~ Detention Basins Source: CMG Drainage. 2004. 800' 1800' I ~THE PLANNING CENTER 111-16 Cascada Specific Plan Marana, Arizona Development Plan I. Environmental Resources The Cascada Specific Plan is designed to be a residential community in balance with the existing natural environment. Existing drainage patterns within the site are enhanced to serve as stormwater management drainage ways, open space, and wildlife corridors. These natural drainage patterns will be enhanced as provided in the post-development hydrology portion of this document to ensure appropriate stormwater management. The site layout utilizes the numerous natural washes to drain stormwater runoff into a multipurpose facility located along the western boundary of the site. Cascada sets aside a total of 786.7acres of open space as shown in Table 10. Set aside areas include parcel number 6 with a total of 157.9 acres, parcel 33 with 36.1 acres, parcel 34 with 1.7 acres and parcel 35 with 23.8 acres. Cascada also includes 108.8 acres of natural linear open space, of which 80.2 acres are natural undisturbed wash bottom, which serve as drainage channels and wildlife corridors with trails integrated along washes. These acres encompass those areas of Cascada with significant vegetative communities and their associated wildlife. In addition, 360.3 acres of parcel 5 will remain undisturbed and protected by a conservation easement. This results in over 54% being preserved as open space. 1. Wildlife Migration and Movement Patterns Through the Site As provided in Section II: Development Capability Report, within the project area, the only anticipated migratory species are migratory birds and bats. Given the relatively small size of the project area compared to typical migration distances of these species, identifiable migratory patterns would not be expected to be discernable within the project area. In general, current wildlife movement through the project area is anticipated to follow the existing drainages, which flow generally from northeast to southwest through the site. As shown in Exhibit III. J: Land Use Concept Plan, included in Section III: Development Plan, the seven dominant drainages within the high density development portion of the project will be retained and enhanced to facilitate wildlife movement through these corridors. In addition, plantings at the downgradient end of the drainages, associated with the planned detention/retention structures, will act as a "catcher's mitt" to facilitate the crossings of 1-10 by numerous wildlife species. This design was developed early in the planning process through numerous conversations with the U.S. Fish and Wildlife Service (USFWS). J. Landscape Concept The overall goal of landscaping in Cascada is to maintain a desert theme, incorporating plant materials indigenous to, and blending with, the Sonoran Desert. Natural buffers will be maintained along all roadways abutting and within the site. ~THE PLANNING CENTER 111-17 Cascada Specific Plan Marana, Arizona Development Plan The Development and Design Standards provided in Section IV of this document include: landscape themes; street concept; entry features; project edges; buffers; and hardscape design elements. Landscape themes for arterial and collector roads must comply with the landscape concept plan provided in the Development and Design Standards. Continuity of landscape themes will be accomplished through compliance with the streetscape concepts provided in the Development and Design Standards. K. Open Space, Recreation, Parks, and Trails Concept The Cascada Specific Plan supports the objectives of the Pima County Trail System Master Plan and the Town of Marana Trails System Master Plan by increasing linkages to the surrounding area, and by providing residents of Cascada with enjoyment of significant open spaces. The open space, recreation, parks and trails concept of Cascada supports a hierarchy of parks. The park system of Cascada provides open space and recreational amenities to each neighborhood, the community at large and the region. This concept is based in the development of a district park and neighborhood and community parks, set in an integrated system of walkways and bikeways along the sides of arterials and collectors, pathways, and nature trails along the sides of washes. The intent of this concept is to serve the Cascada community as well as the needs of the region. Existing washes on the site will be enhanced to incorporate stormwater drainage and an integrated system of open spaces including wildlife corridors and natural trails along the sides of washes. The shoulders of these washes will be used as walking trails, and may be enjoyed as such by Cascada residents. Existing washes are illustrated on Exhibit 1I1.R: Open Space, Recreation, Parks and Trails Concept Plan. Six proposed public trails are located within 1 mile of the site: the Santa Cruz River Trail, the Tortolita Road Trail, Prospect Wash, Scotties Loop, Potvin Road Trail, and EI Camino de Mariana Wash Trail. The EI Camino de Mariana Trail crosses the western portion of the site and links with the Tortolita Road Trails. The Santa Cruz River Trail also known as the Juan Bautista De Anza National Historic Trail generally follows the west bank of the Santa Cruz River Corridor. This 220+ year-old-trail commemorating the Anza Expedition of 1775-76 is one of 11 National Historic Trial in the U.S. and the only National Historic Trial in Arizona. These trails are illustrated in Exhibit III.R: Open Space, Recreation, Parks and Trails Concept. In addition to the 220.3 acres set-aside as permanent natural undisturbed open space, and the 98.8 acres of washes, providing wildlife catchment areas and wildlife corridors, Cascada designates 79.7 acres as open space/recreation. (See Table 10) This acreage will include a multipurpose facility that will serve as: (1) a district park including sport fields, park amenities such as picnic areas and an integrated system of nature study, archeological interpretation, mountain biking and hiking trails, providing connectivity to the regional trail system, and (2) stormwater drainage facilities providing on-site retention/detention. Five neighborhood parks totaling 10.5 acres provide recreational opportunities to the immediate neighborhoods. These parks will be connected via trails, and will provide ~THE PlANNING CENTER 111-18 Cascada Specific Plan Marana, Arizona Development Plan areas for both active and passive recreation within close to proximity to all of Cascada's residents. Numerous washes within the site will serve as an integrated linear park system totaling 6.8 miles with pedestrian and bicycle trails providing connectivity to the pedestrian spine along collector and arterial roads, the district park, residential neighborhoods, the mixed-use center and the employment center or regional employment hub, and adjacent trails. The mixed-use village center is designed to include plazas, courtyards, and gathering spaces designed to enhance the pedestrian experience and to further social interaction. Cascada's open space, recreation, parks and trails system is illustrated in Exhibit 1I1.K. Open Space, Recreation, Parks, and Trails Concept Plan. ~THE PLANNING CENTER 111-19 Cascada Specific Plan Marana, Arizona Development Plan TABLE 10 CASCADA OPEN SPACE (ACRES) 1 14.8 3 13.6 5 360.3 6 157.9 33 36.1 34 1.7 35 23.8 36 53.8 37 5.4 DRAINAGE 80.2 CORRIDOR P1 2.1 P2 2.1 P3 2.1 P4 2.1 P5 2.1 CONNECTOR 6.5 TRAILS DRAINAGE- 18.4 WAY TRAILS U1lUTYCROSStIG 3.7 lRAILS SUBTOTAL 234.3 360.3 80.2 72.8 10.5 28.6 SUBTOTAL 674.8 111.9 TOTAL OPEN 786.7 SPACE ~THE PLANNING CENTER 111-20 Cascada Specific Plan Marana, Arizona ,... EXHIBIT III.K: Open Space, Recreation, Parks and Trails Concept Plan ,... - jl\1 I~ Ie: ~ 11\1 <<J ~lt) 1(1) :::.. 1-0 = 10 ~ I.S I- IE I~ I ~ 1-(") I~~ I Ul_ lee .0. I- ,... ,... ,.... ,... ,... ,-. r- ," " I , J _('.'b- RV'D#f? ","/00~':l'O"\ ,~~~ CJ'lJ -<,.<; ,... ,... ,.... ,... ,.... ,... Legend .. .. OS/R- Open Space & Recreation NUOS- Mitigation/Set Aside Natural Undisturbed Open Space OSIO- Open Space/Drainage Natural Open Space -LOR with max 25,000 sq.ft. pads and 76% open space 1108. CHURCH AVE.. SUlTEa320 TUCSON,AZ M701 fS2{))823-e148 _"NWD<ll DIlI&MaoGfIZIB --- Road Trails (Along sides of spine roads) fI\ Drainageways Trails (Along sides of washes) U Pathway Trails Utility Crossings Existing Trails ~THE PLANNING CENTER l""'" 0' t 800 1800 I ,... rza fiTHE PLANNING CENTER 111-21 Cascada Specific Plan Marana, Arizona ,.... Development Plan L. Cultural Resources As provided in the Development Capability Report section of this document, the entire project area was the subject of a 100% pedestrian survey conducted by archaeologists from Tierra Right-of-Way Services, Ltd. The results of the survey were presented to the Town of Marana and to the U.S. Army Corps of Engineers under separate cover. A summary of the results of the survey and the recommendations for further archaeological work are presented below. A total of 36 archaeological sites were investigated during the survey of the Cascada property. Three of these sites were determined to be outside of the project area and no further work is recommended for these sites in connection with the present development project. An additional four sites that had been identified during the Northern Tucson Basin Survey (NTBS) could not be relocated. At least one of these, AZ AA:12:370(ASM), has been destroyed. The others were probably mis-plotted, either by the original survey crew or when their location was transferred onto the ASM site maps. Of the 29 remaining sites, two, AZ AA:12:206(ASM) and AZ AA:12:486(ASM), have been previously tested and excavated and no further work is recommended for these sites. Also, AZ AA:12:375(ASM) will not be developed and, therefore, no further archaeological work is required. AZ AA 12:375(ASM) is an in-use cemetery of the Yaqui nation. The cemetery is located on a small knoll approximately 1-mile east of the Santa Cruz River. Conversations with tribal members resulted in an agreement with developers to preserve a 50-foot wide buffer around the cemetery and the construction of a fence, per tribal member's request. Five agricultural rock pile sites are recommended as eligible for inclusion on the NRHP, but because of the amount of research already conducted at this type of site in the Marana area (Downum 1988; Fish and others 1992), it is recommended that no further work be conducted at these sites. Of the remaining 21 sites, 18 are recommended as eligible for inclusion on the National Register of Historic Places (NRHP). Twelve of these sites are recommended for eligibility testing and six are recommended for Phase 1 data recovery. Three sites are recommended as being ineligible for inclusion on the NRHP. A summary of these recommendations is presented in table format in Development Capability Report. M. Viewsheds This project is situated to have little or no effect on viewsheds from adjoining properties. Views and vistas of both existing on-site and off-site features will not be inhibited by this project, due in part by the large site area, relatively flat terrain, proximity to railroad and 1-10, and treatment at property boundaries. Homes will be sited to take advantage of distant mountain views, on-site washes and their vegetative communities and associated wildlife. A natural buffer will be maintained along the property perimeter and along major arterials to preserve the existing rural character of the area. ~THE PlANNING CENTER 111-22 Cascada Specific Plan Marana, Arizona Development Plan N. Infrastructure, Public Services, and Utilities 1. Sewer: Connection to the existing Dove Mountain Off-Site Sewer (Plan No. G-2000-048), which runs along the project's west and southwestern boundaries will provide public gravity sewer service to a portion, if not all, of the proposed Cascada project. The western 1/3 of the Cascada project can be provided gravity sewer service through the construction of 8" laterals that will connect directly into the existing 18" Dove Mountain sewer. However, in order to provide gravity sewer service to the remainder of the project an additional outfall sewer line will need to be constructed and is currently being processed through Pima County Department of Wastewater Management as the Oasis Hills Public Outfall Sewer Plan (Plan No. G-2003-054). Currently, the Oasis Hills Public Outfall Sewer Plan consists of 15", 12", 10" and 8" sewer mains. The terminal sewer manhole for this outfall sewer is located at the south end of the residential area in the Oasis Hills Subdivision currently being processed with the Town of Marana (Case No. PRV-0354p). The Oasis Hills Subdivision is part of the Cascada Specific Plan and is located along the east boundary of the Cascada project south of Camino de Mariana. The 8" sewer main progresses from the Oasis Hills subdivision south where it intercepts the alignment of Linda Vista Blvd. and then runs west in Linda Vista Blvd. as a 10" main to the intersection of Linda Vista Blvd. and Camino de Mariana. This 10" main then continues to run west until it enters the 200' Tucson Electric Power easement which parallels the Union Pacific Railroad (UPRR) at which point the sewer main is increased to a 12" main. The 12" main then continues on in a southwesterly direction for approximately 3,000 ft at which point it is again upsized to a 15" main. The 15" main will then tie into existing Manhole No. 10 of the Dove Mountain Outfall Sewer. Sewer service to Cascada will then be provided through the construction of 8" laterals, which will connect into the Oasis Hills Outfall Sewer (see Exhibit III.U.1: Sewer). The Oasis Hills Outfall Sewer Basin Study dated February 10, 2004, has been approved by Pima County Wastewater Management Department. 2. Schools: There are no schools located within a one-mile radius of the site. The following schools within the Marana Unified School District will serve the proposed development: Ironwood Elementary School, Tortolita Middle School, and Mountain View High School. It is anticipated that this project will generate a maximum of 3,806 dwelling units at build-out. Using formulas from the Marana Unified School District, this project could generate approximately 3,806 school-aged children. K-6: 0.5 x 3,806 units = 1,903 school-aged children 7-12: 0.5 x 3,806 units = 1,903 school-aged children ~THE PLANNING CENTER 111-23 Cascada Specific Plan Marana, Arizona Development Plan On-site development will have an impact on school capacity. The Master Developer is still in negotiation with the Marana Unified School District (MUSD) for in lieu fees or school sites, whichever is preferable to MUSD. 3. Fire/Emergency Vehicle Service: Emergency vehicle access for residential areas will be accommodated within the right-of-way of Linda Vista Boulevard, the entrance boulevard and within the right- of-way along the Lambert Lane alignment. Main entrances to the property will be designed to allow the passage of emergency vehicles into the project site by means of a divided two-lane roadway with a median. Some residential villages within the site may be gated communities. In this case, Northwest Fire District officials and police officials will have electronic opening devices or by-pass codes to ensure 24-hour access. Additional safety measures are being taken to address emergency access concerns. Ongoing conversations with the Northwest Fire District staff indicate that measures can be taken to address fire and emergency issues. Cascada may include several of these recommendations. Possible measures include the requirement that standpipes for fire equipment hook-up be provided within the internal streets right-of-way, and/or limiting the individual building square footages to maintain the residential standards for fire water flow at 1000 gallons per minute (gpm). 4. Water Service: In 2002, the Master Developer built a 16' well, 12" supply line along Linda Vista Boulevard to a 500,000 gallon reservoir/booster station which can supply the Y zone requirements of this project. This was turned over to the Town of Marana's water department on December of 2002. Per an existing water service agreement with the Town of Marana when the first 80 units of this Plan are completed, the Master Developer must supply an additional 500,000 gallon reservoir at the existing booster station and return 16" water line down Linda Vista Boulevard to furnish the eastern (Y zone) of this Plan. This water line plan was approved by the Town and the water line will be installed immediately following the installation of the sewer line. When 350 units are on line, the Master Developer, per existing agreement, will install another 16' well on site. ~THE PLANNING CENTER 111-24 Cascada Specific Plan Marana, Arizona ,.... Exhibit III.N: Sewer ,..... ,... I I I :"1 -I U)I I I I I I I .-........ ,.... , ,.... B NM -..-..-..-..-..-.. EXIST. DOllE MOUNT AlN OFF-5ITE EWER PlAN ,.... G-2llOO-048 ,.... ,... ,.... ,... r ,..... ,.... LINOA VIST ^ BLVD ,.... ,.... Section IV Development and Design Standards Development and Design Standards A. Purpose and Intent These regulations will serve as the primary mechanism for implementation of the Cascada Specific Plan. The Cascada Specific Plan Development Regulations establish the intensity and character of the development by prescribing site-specific development standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses. These development regulations apply to the 1,454 acres of land in Cascada currently under the jurisdiction of the Town of Marana. Primary land uses for the Specific Plan shall be as follows: · Low Density Residential (LOR) · Medium Density Residential (MDR) · Medium High Density Residential (MHDR) · High Density Residential (HDR) · Village Center (VC) · Employment Center (EC) · Natural Undisturbed Open Space (NUOS) - Mitigation! Set-Aside. · Open Space Recreation (OSR) · Open Space Drainage (OSD) · Natural Open Space (NOS) Each development parcel is designated one of the above land uses. Parcel size, maximum residences per acre, land use designations, along with design guidelines enumerated in this document and subsequent documents related to architectural guidelines will determine the form and function of land uses across the Cascada Specific Plan area. Table 11 includes each development parcel, the acreage, land use designation, and target residences per acre. ~THE PLANNING CENTER IV-1 Cascada Specific Plan Marana, Arizona Development and Design Standards Area Parcel (Gross Land Target Target Number Acres) Use RAe Lot Yield 1 14.8 NUOS - Natural Undisturbed Open Space NA NA 2 25.7 MDR- Medium Density Residential 5 RAC 129 3 13.6 OSR - Open Space Recreation NA NA 4 25.5 MHDR - Medium Hiah Density Residential 7RAC 179 5 469.3 LOR - Low Density Residential 1 RAC 104 6 157.9 NUOS - Natural Undisturbed Open Space NA NA 7 22.4 MHDR - Medium Hiah Density Residential 7 RAC 157 8 19.6 MHDR - Medium Hiah Density Residential 7RAC 137 9 15.3 MDR- Medium Density Residential 5RAC 76 10 20.2 MHDR - Medium Hiah Density Residential 7RAC 141 11 15.5 MDR - Medium Density Residential 5RAC 78 12 2.4 VC - Villaae Center 20 RAC 48 13 12.3 HDR-Hiah Density Residential 10 RAC 123 14 16.9 MHDR - Medium Hiah Density Residential 7 RAC 118 15 15.0 MHDR - Medium Hiah Density Residential 7 RAC 105 16 9.1 HDR-Hiah Density Residential 10 RAC 91 17 2.0 VC - Villaae Center 20 RAC 40 18 9.0 HDR-Hiah Density Residential 10 RAC 90 19 8.5 MHDR - Medium Hiah Density Residential 7RAC 59 20 17.4 EC-Employment Center 15 RAC ** 21 27.4 MDR- Medium Density Residential 5RAC 137 22 11.8 MDR- Medium Density Residential 5RAC 59 23 4.2 VC - Villaae Center 20 RAC 84 24 15.3 MHDR - Medium Hiah Density Residential 7 RAC 107 25 40.9 MDR- Medium Density Residential 5RAC 205 26 14.7 MHDR - Medium Hiah Density Residential 7RAC 103 27 17.7 VC - VillaQe Center 20 RAC 354 28 4.3 VC - Villaae Center 20 RAC 86 29 22.5 EC-Employment Center 15 RAC ** 30 43.8 EC-Employment Center 15 RAC ** 31 9.9 MDR- Medium Density Residential 5RAC 49 32 22.1 MDR- Medium Density Residential 5RAC 111 33 36.1 NUOS - Natural Undisturbed Open Space NA NA 34 1.7 NUOS - Natural Undisturbed Open Space NA NA 35 23.8 NUOS - Natural Undisturbed Open Space NA NA 36 53.8 OSR - Open Space Recreation NA NA 37 5.4 OSR - Open Space Recreation NA NA SubTotal: 1,247.8* 3806 TABLE 11: CASCADA SPECIFIC PLAN PROPOSED LAND USES BY PARCEL *Total acreage ot 1,454 acres includes 1,247.8 acres within land use parcels and 206.2 acres that include neighborhood parks, trails, open space drainage, rights-ot-way, cemetery, etc. **The combined total dwelling units in these planning areas shall not exceed 836. ~THE PLANNING CENTER IV-2 Cascada Specific Plan Marana, Arizona Development and Design Standards B. Applicability of Town of Marana Land Development Code Residential design requirements described herein will provide a desirable environment for the development's occupants, the visiting public, and neighbors of the development. A superior residential environment will be promoted through the good aesthetic use of materials, textures, and color that will remain appealing and retain an adequate level of maintenance. The Cascada Master Planned Community, while being of sufficient size and configuration to accommodate the design and scale of proposed development, will significantly enhance the visual character of the area, providing a harmonious, orderly and attractive development on the site. In addition, the Cascada Master Planned Community will not unreasonably interfere with the use and enjoyment of future residents, the existing neighbors or future developments; nor will it create traffic or pedestrian hazards, and will not have a negative impact on the aesthetics, health, safety or welfare of neighboring uses. Marana standards have a maximum 55% lot coverage where Cascada will have a maximum 65% lot coverage for single family detached residences. This additional 10% is the result of consultation with builders across the west and southwest who are attempting to build neo-traditional, mixed-use communities, with a diversity of housing products. The increase in lot coverage will permit a greater variety of home styles, discouraging homogeneity at the street level. Additionally, Marana standards permit a maximum of 50% (60% with Alternative Residential Design Plan) multi-story homes. This standard will be met in the LDR land use areas. Medium, Medium High, and High Density Residential areas permit 100% multi- story. These standards are required to maintain diversity, maximize open space, minimize disturbance, and provide opportunities for innovative housing products. The resulting density and housing products mix will also help to support the viability of the commercial center of Cascada. Providing housing products attractive to prospective home buyers and in close proximity to the Village Center is critical to the success of the Village Center and the vision of Cascada. Development regulations herein supersede all requirements of Section 08.06 of the Marana Land Development Code in its entirety unless otherwise noted. If an issue, condition or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code shall apply. ~THE PLANNING CENTER IV-3 Cascada Specific Plan Marana, Arizona Development and Design Standards c. Definitions For the purposes of the Cascada Specific Plan, other than those listed below, the definitions contained in Title 3 of the Town of Marana Development Code shall apply. 1. Alteration: Any change in size, shape, character, occupancy, or use of a building structure. 2. Averaae Gross Densitv: A measurement of density based on the calculation of the total gross acres within a planning area divided by the total number of dwelling units within the planning area. 3. Buildina Heiaht: Height shall be measured from finished pad grade to the highest point of the roof line. 4. Buildina Setback: The perpendicular distance from the perimeter property line of a lot designed on a subdivision plat of a developed area to the building occupying that lot. Setback standards are to be applied to the gross area required for individual lot lines and are not shown on a subdivision plat. 5. Cascada Desian Review Committee: The Master Developer will be responsible for establishing the Cascada Design Review Committee (CDRC). This Committee will consist of five members appointed by the Master Developer. The CDRC will review and approve architectural styles, screen wall design, entry features, landscape plans, utility design and construction, sign design and the location of municipal and community facility uses in conformance with the Cascada Design Guidelines. The Committee will have approval authority on these matters until such time that the property is entirely transferred from the Master Developer or its assigns to Builders within the project. 6. Development Areas: Areas described on the Land Use Plan as "development areas" are subareas of the Specific Plan with specified permitted uses and regulations covering the development of those uses. 7. Gross Acres: The total number of acres within a planning area (including rights-of- way). 8. LivelWork Unit: A room or rooms used by a single household both as a dwelling unit and as a work space, designed or equipped exclusively or principally for the conduct of work activities. The living space of a LivelWork Unit shall contain a kitchen area and sanitary facilities. 9. Master Developer: The entity responsible for: (1) Establishing the Cascada Design Review Committee; (2) Developing the Spine infrastructure for Cascada in a phased manner in accordance with the phasing plan; (3) for assuring that development conforms with the Cascada Design Guidelines and Development Regulations; and (4) ~THE PLANNING CENTER IV-4 Cascada Specific Plan Marana, Arizona Development and Design Standards for designating the custodial agency that will maintain natural undisturbed set-aside areas in accordance with the Management Program. 10. Manaaement Proaram: The program developed by the Master Developer with the assistance of the State of Arizona Game and Fish Department following the guidelines provided by such regulatory entity. This Management Program identifies the Master Developer responsibilities for the management and maintenance of areas designated NUOS (Natural Undisturbed Open Space or Set-Aside Areas). 11. Maximum Densitv: The maximum residences per acre (RAC) of a development area, or portion thereof, as permitted by the applicable density range. 12. Maximum Lot Coveraae: The area by percent (%) to be occupied by the building footprints (including all accessory buildings). 13. Minimum Landscape Coveraae: The area by (%) to be landscaped (including all required buffers, trees, shrubs, ground cover, hydroseeded areas and preserved and/or salvaged native plants) of the gross area being developed as a development plan and/or plat. 14. Multifunctional Corridors: In Cascada Specific Plan, drainageways serve as multifunctional corridors and provide the following functions: a. Stormwater Manaaement: Channel creation for stormwater to a Multi-purpose Facility providing on-site retention/detention; b. Wildlife Corridors and Wildlife Habitat Protection Areas: Areas of high density vegetation and minimum disturbance, in order to create high quality wildlife habitat. c. Intearated Trail System: The integrated trail system running along the side of washes or drainageways designed to provide connectivity to all Planning Areas within Cascada and to adjacent uses. 15. Multipurpose Facilities: In Cascada Specific Plan, areas designated as Open Space Recreation (OSR) serve multiple functions. These areas collect stormwater channeled by drainageways providing on-site retention/detention. In addition, these areas include numerous passive and active recreation amenities and function as a District Park providing recreational opportunities to the entire region. 16. Natural Open Space (NOS): These are areas that are contained within other land use designations but through management restrictions and other activities they will be managed for their natural resource values. An example is the majority of Parcel 5 in which NOS will be within individual lots. Through CC&Rs and other grading restrictions these NOS areas will be protected from disturbance and managed for their natural resource values. 17. Natural Undisturbed Open Space (NUOS): These areas have been defined by parcel name in the Specific Plan and will be designated specifically in the block plat as natural open space areas that are not part of any lot or specific development parcel. They will be managed primarily for their natural resource values. ~THE PLANNING CENTER IV-5 Cascada Specific Plan Marana, Arizona Development and Design Standards 18. Open Space/Orainaae (OS/O): This designation refers to the seven large drainage ways that traverse the project generally from northeast to southwest. Pursuant to the requirements of the SA, these areas will be left primarily in their natural state. They will be crossed by up to 16 utility and trail access points and at these locations grade control structures will be placed as required to maintain a stable channel condition. Four of the drainages will discharge to the regional retention facilities designated OS/R. Note that there will be a 400 foot transition area at these discharge points to capture sediment and provide protection of the downgradient retention basins and recreation areas. 19. Open Space/Recreation (OS/R): Areas with this designation in the Land Use Plan serve multiple functions (see Multipurpose Facilities). 20. PlanninQ Areas: Areas described in the Land Use Plan as LOR, MOR, MHOR, HOR, VC, EC, NUOS and OSR. These areas are each designated "Planning Areas", and are sub-areas of the Cascada Specific Plan with specific permitted uses and regulations covering the development of those uses. 21. Professional Office: Employment oriented uses that include, but are not limited to: general office, medical complexes and business parks, including attorneys, doctors, medical clinics, corporate headquarters, insurance brokers, photographic studios, real estate brokers, stockbrokers, and other persons who operate or conduct offices which do not require the stocking of goods for sale at wholesale or retail. 22. Residential Court: An arrangement of single-family residential homes built around a common shared driveway. Setbacks for these clusters of homes are calculated on the project boundary, rather than individual lots. This arrangement creates a unique streetscape by avoiding garage domination and allowing varied building orientations. 23. Recreational Activities or Sites: Any private land designation for the establishment of structures or areas in which to provide recreational activities such as health club/spa, country club, or golf course clubhouse. 24. Salvaaeable Plant Materials: On-site plant materials, as determined by registered landscaped architect, horticulturalist or botanist, able to be reasonably transplanted, as per Plant Preservation Plan. 25. Sinale-Familv Residential: A dwelling type which permits detached, attached (two or more), townhouse, zero lot line, Z - lot line, patio home or similar residential unit. This excludes manufactured or modular units. 26. Spine Infrastructure: Those systems necessary to provide development opportunities to the Cascada site. These systems include access roads, residential collectors and associated streetscapes, trunk sewers, irrigation, water mains, electric lines, gas, fiber optics, and phone lines and cable television facilities in the major streets. liTHE PlANNING CENTER IV-6 Cascada Specific Plan Marana, Arizona Development and Design Standards D. Residential Development Regulations Land use designations have been assigned to each planning area identified in the Development Plan Section. Permitted uses, accessory uses and development standards are described in the following sections. Not withstanding the following development criteria, no single family detached lot will be less than 3,500 square feet, including private alleyways. 1. Low Density Residential (LOR) The Low Density designation encompasses a total of 469.3 acres. The intent of LOR is to provide low intensity, large lot residential opportunities while preserving large areas of natural open space. The maximum number of dwelling units permitted in this designation is 104, with lots limited to a maximum disturbance of 25,000 sf. The following regulations shall apply to LOR - Low Density Residential (Parcel Number 5): (1) Permitted Use: a. Single-Family Residential (Detached) b. Parks/Recreation c. Public Facilities (2) Accessory Uses: As permitted in the Town of Marana Land Development Code under R-16 (3) Conditional Uses: a. Educational Facilities (must be located on either a collector or arterial street.) b. Child Care c. Group Home d. Bed & Breakfast (4) Development Standards: a. Maximum Density: 1 RAC b. Minimum Lot Size: 43,560 sq ft c. Maximum Building Height: 28 feet d. Minimum Setback Requirements: liTHE PLANNING CENTER IV-7 Cascada Specific Plan Marana, Arizona Development and Design Standards (a) Front Yard: 20 feet (b) Side Yard: 10 feet (c) Rear Yard: 20 feet e. Minimum Lot Width: None f. Minimum Lot Depth: None g. Building Mass: per Residential Design Criteria and the CDRC 2. Medium Density Residential (MDR) The Medium Density Residential designation encompasses 168.6 acres. The intent of Medium Density Residential is to provide an opportunity for traditional single-family detached housing. Building height and setback variations are required to provide streetscape interest and avoid monotony. The maximum number of units permitted under this designation is a total of 844 dwelling units at a target density of 5 RAC. The following regulations shall apply to MDR - Medium Density Residential (Parcel Numbers 2, 9, 11, 21, 22, 25, 31 and 32): (1) Permitted Use: a. Single-Family Residential (Detached) b. Parks/Recreation c. Public Facilities (2) Accessory Uses: As permitted in the Town of Marana Land Development Code under R-16 (3) Conditional Uses: a. Educational Facilities (must be located on either a collector or arterial street.) b. Child Care c. Group Home d. Bed & Breakfast e. Churches and other places of worship (must be located on either a collector or arterial street.) (4) Development Standards: a. Maximum Gross Density: 5 RAC ~THE PLANNING CENTER IV-8 Cascada Specific Plan Marana, Arizona Development and Design Standards b. Minimum Lot Size: 3,500 sq. ft., may include private alleyways c. Maximum Lot Coverage: 65% d. Maximum Building Height: 28 feet e. Setbacks: (a) Front: i. Main Structure: 15 feet ii. Front Loading Garage: 20 feet iii. Side Loading Garage: 10 feet iv. Setbacks shall be staggered by a minimum of 20% on every third lot so that the front setback will not be the same for three consecutive homes. (b) Side: i. 0 feet ii. Minimum distance between buildings: 10 feet iii. Side Yard Adjacent to Street: 10 feet (c) Rear: i. Main structure: 10 feet ii. Rear loading garages from alley: less than or equal to 5 feet or greater than 18 feet iii. Accessory Structures: 0 feet f. Minimum Lot Width: None g. Minimum Lot Depth: None h. Building Mass: per Residential Design Criteria and the CDRC (5) Additional Reauirements: a. No model elevation shall be adjacent to the same elevation b. No color scheme shall be adjacent to the same color scheme c. All building permit site plans shall give the setback information, model number, elevation, and color scheme (I THE PLANNING CENTER IV-9 Cascada Specific Plan Marana, Arizona Development and Design Standards d. Setbacks, elevations and colors shall not be repeated as a pattern 3. Medium High Density Residential (MHDR) The Medium High Density Residential designation encompasses 158.1 acres. The intent of MHDR is to allow for multi-family or attached, single-family residential uses intended to provide for the development of higher density housing types, such as apartments, condominiums, townhomes, row houses, duplexes, senior apartments, assisted living, and congregate care facilities. These housing options will provide an important balance to the community, accommodating various lifestyles, age groups and income levels. Building configurations include front-loaded and alley-loaded multi- family housing types that serve to create a diverse and more interesting streetscape. The maximum number of units permitted under this designation is a total of 1,106 dwelling units at a target density of 7 RAC. The following regulations shall apply to MHDR - Medium High Density Residential (Parcel Numbers 4,7,8, 10, 14, 15, 19,24 and 26): (1) Permitted Use: a. Single-Family (Detached and Attached) and Multi-Family Residential b. Parks/Recreation c. Public Facilities (2) Accessory Uses: As permitted in the Town of Marana Land Development Code under R-16 (3) Conditional Uses: a. Educational Facilities (must be located on either a collector or arterial street.) b. Child Care c. Group Home d. Churches and other places of worship (must be located on either a collector or arterial street.) (4) Development Standards: a. Single-Family (Detached) (a) Maximum Gross Density: 7 RAC (b) Minimum Lot Size: 3500 sq. ft., may include private alleyways ~THE PlANNING CENTER IV-10 Cascada Specific Plan Marana, Arizona Development and Design Standards (c) Maximum Lot Coverage: 65% (d) Maximum Building Height: 30 feet (e) Setbacks: i. Front Yard: (i) Main Structure: 15 feet (ii) Front Loading Garage: 20 feet (iii) Side Loading Garage: 10 feet ii. Side Yard: (i) 0 feet (ii) Minimum distance between buildings: 10 feet (iii) Side Yard Adjacent to Street: 10 feet iii. Rear Yards: (i) Main Structure: 15 feet (ii) Rear loading garages from alley: less than or equal to 5 feet or greater than 18 feet (iii) Accessory Structures: 0 feet (f) Minimum Lot Width: None (g) Minimum Lot Depth: None (h) Building Mass: per Residential Design Criteria and the CDRC b. Single-Family (Attached and Residential Court) (a) Maximum Gross Density: 12 RAC (b) Minimum Lot Size: None (c) Maximum Lot Coverage: 85% (d) Maximum Building Height: 30 feet (e) Project Setbacks i. Front: 15 feet ~THE PLANNING CENTER IV-11 Cascada Specific Plan Marana, Arizona Development and Design Standards ii. Side: 10 feet iii. Rear: 10 feet (f) Building Setbacks: per applicable building code (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the CDRC c. Multi-Family: (a) Minimum Site Area: 1 acre (b) Minimum Lot Size: None (c) Maximum Density: 20 RAC (not to exceed cap of 1,170 units) (d) Maximum Site Coverage: 75% (e) Maximum Building Height: 40 feet (f) Minimum Building Setback: i. To Streets: 20 feet ii. To Adjacent Residential Development: 20 feet (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the CDRC U) Minimum Landscaping: 10% of the site excluding parking areas and driveways (k) Minimum Private Open Space per Dwelling Unit (either patio or balcony or combination thereof): 100 sq. ft. (I) On-site recreation: provided by parks and neighborhood parks discussed in 111- R: Open Space, Recreation, Parks and Trails (m) Parking: per Town of Marana requirements 4. High Density Residential (HDR) The High Density Residential designation encompasses 30.4 acres. The intent of HDR is to allow for multi-family or attached and detached single-family residential uses ~THE PLANNING CENTER IV-12 Cascada Specific Plan Marana, Arizona Development and Design Standards intended to provided for the development of higher density housing types, such as duplexes; townhomes; row houses; condominiums; senior apartments, assisted living and congregate care facilities; and apartments. These housing options will provide an important balance to the community, accommodating various lifestyles, age groups and income levels. Building configurations include front-loaded and alley-loaded multi- family housing types to create diversity and vary the street scene within these neighborhoods. Residences may be located adjacent to high-intensity land uses, such as resort, employment, business and retail. The maximum number of residential dwelling units permitted under HDR is 304 at a target density of 10 RAC. Parcels of one acre or larger may be developed at a maximum density of 30 units per net acre, provided the over cap of 304 units is not exceeded. The following regulations shall apply to HDR (Parcel numbers 13, 16 and 18.) (1) Permitted Uses: a. Single-Family (Detached and Attached) and Multi-Family Residential b. Parks/Recreation c. Public Facilities (2) Accessory Uses: As permitted in the Town of Marana Land Development Code under MR-1 (3) Conditional Uses: a. Educational Facilities (must be located on either a collector or arterial street.) b. Child Care c. Group Home d. Churches and other places of worship (must be located on either a collector or arterial street.) (4) Development Standards: a. Single-Family (Detached): (a) Maximum Density: 10 RAC (b) Minimum Lot Size: 3500 sq. ft., may include private alleyways (c) Maximum Lot Coverage 65% (d) Maximum Building Height: 40 feet (iTHE PLANNING CENTER IV-13 Cascada Specific Plan Marana, Arizona Development and Design Standards (e) Setbacks: i. Front Yard: (i) Main Structure: 15 feet (ii) Front Loading Garage: 20 feet (iii) Side Loading Garage: 10 feet ii. Side Yard: (i) 0 feet (ii) Minimum distance between buildings: 10 feet (iii) Side Yard Adjacent to Street: 10 feet iii. Rear Yards: (i) Main structure: 15 feet (ii) Rear loading garages from alley: less than or equal to 5 feet or greater than 18 feet (iii) Accessory Structures: 0 feet (f) Minimum Lot Width: None (g) Minimum Lot Depth: None (h) Building Mass: per Residential Design Criteria and the CDRC b. Single-family (Attached and Residential Court): (a) Maximum Density: 15 RAC (b) Minimum Lot Size: None (c) Maximum Lot Coverage: 85% (d) Maximum Building Height: 40 feet (e) Project Setbacks: i. Front: 15 feet ii. Side: 10 feet iii. Rear: 10 feet ~THE PLANNING CENTER IV-14 Cascada Specific Plan Marana, Arizona Development and Design Standards (f) Building Setbacks: per applicable building code (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the CDRC c. Multi-Family: (a) Minimum Site Area: 1 acre (b) Maximum Density: 30 RAC (not to exceed cap of 304 units) (c) Minimum Lot Size: None (d) Maximum Lot Coverage: 75% (e) Maximum Building Height: 40 feet (f) Minimum Building Setback: i. To Streets: 20 feet ii. To Adjacent Residential Development: 20 feet (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the CDRC U) Minimum Open Space: 10% of the site excluding parking areas and driveways (k) Minimum Private Open Space per Dwelling Unit: 75 sq. ft. (I) On-site recreation: provided by parks and neighborhood parks discussed in III-R: Open Space, Recreation, Parks and Trails (m) Parking: per Town of Marana requirements E. Residential Design Criteria 1. Site Planning Cascada will be developed as a multi-themed community reflecting the desert environment and southwest cultural heritage. The placement of buildings, roads and utilities will have a major influence over the character of Cascada. (I THE PLANNING CENTER IV-15 Cascada Specific Plan Marana, Arizona ,..... ,.... ,... ,.... r-' ,... ,... ,... ,"'" ,... r- ,... ,.... r ,.... ,... r ,... ,... Development and Design Standards Site planning addresses the proper placement of buildings, roads and services within the site. This requires an understanding of existing drainage patterns, terrain and site opportunities and constraints that will influence the articulation of building form, orientation, coverage, setbacks, parking, utilities, storage areas and access. In conformance with the Development Plan, two parcels of set-aside land in the project area shall remain in its natural state. This land shall be managed by a custodial agency, appointed in the management program. The overall goal of Cascada is to encourage site planning sensitive to the topography, natural drainage, existing vegetation, views and wildlife. Residential site planning design criteria applies to all structures including condominiums, apartments, patio homes, and townhomes. The intent of Cascada is to provide a variety of housing types within each of the development areas, creating a diverse streetscape and variety. Additionally, each development area should interconnect with one another, providing a seamless transition from one to another. BlDCK z. ~ ;:~~:gj: ~ 101 lOlAl ('07 IIU} IlDCJC Z3 (\oI;l 9-55')(' roo LOIS JIl-SSDl' LOIS V-<<I'x9I1IOlS zgz WlAi. (ZtH IIU} __ NIDS 1:::1 SlIl!ln' a IINmCCT _ N1DS _ CIfF'S1I1CET IWUIC N1DS c:::J lS')(IOO' lDlS (/ICNI G4ow:Q IiiiiI 4lfUII' LOIS (/ICNI G4ow:Q c:::J 45')('00' LOIS _ 55'lCJO' LOIS c:::J 55')(UD' lDlS . NJ. LOIS 114' Klta ""'1[ AllLl1MlS Z/IM Conceptual lotting demonstrating mix of housing types within planning areas. (1) Buildina Mass Careful attention shall be given to the appearance and scale of individual residences and other structures. Buildings will provide variation on the plane of the building fayade through the use of protruding bays or porches, upper level step- backs or off-sets in the main plane of the fayade. ~THE PLANNING CENTER IV-16 Cascada Specific Plan Marana, Arizona Development and Design Standards Buildings should avoid large undifferentiated building mass and rooflines, and should provide interest in variety and form on all sides visible from streets and open spaces. In addition, rooflines shall be designed to create the appearance of individual residences. (2) Buildina Imaae To create a cohesive community while allowing individual development identity, homes will promote a diversity of southwestern architectural styles, themes, and elements. (3) Buildina Facades Homes will present a continuity of colors, materials and details on front facades and all other exposed facades. Priority in articulation should be given to those sides visible from streets and open spaces. (4) Buildina Setbacks and Orientation Building placement on adjoining parcels along a street should be varied to create a more interesting streetscape. VARY BUILDING SETBACKS (5) Views Development should be planned carefully to protect existing views and maximize the feeling of open space. Design approaches include curving streets, road orientation toward open areas and the creation of view corridors. 2. Architectural Design Standards Cascada is intended as an exclusive master planned community in the high Southern Arizona desert. The appearance of such a community includes strong unifying elements, such as: selected building materials; a clean, sophisticated color palette; simple and uncluttered detailing; angled and varied building perspectives; and streets that are shared equally by pedestrian, bikers and drivers. The architectural design elements for Cascada that provide its distinctive character are: · Adobe/ Native Stone ~THE PLANNING CENTER IV-17 Cascada Specific Plan Marana, Arizona Development and Design Standards · Smooth or Sand Finish Stucco · Appearance of "Thick" Walls · Courtyards and Intimate Spaces · Offset Wall Planes · Varied Building Masses and Architectural Details · Building colors as a primary theme conveying element. The elements to avoid or minimize are: · Simple, box-like architecture without articulation · "Woodsy" or Rustic Architecture · Wood Siding · Gambrel or High Pitched Roofs Architectural design for Cascada is guided by criteria, which reinforces the sense of community identity, avoids the feeling of bland uniformity, reflects the "Southwest" heritage of the Town of Marana, spearheading new standards for the future development of the region. Architectural designs and concepts in Cascada must: . Reinforce community identity through the application of unifying architectural themes or features in the design. · Encourage a variety of "Southwest" architectural styles. . Encourage the use of traditional regional construction materials as may be appropriate. · Provide for variety and discourage monotony in dwelling design through the use of appropriate guidelines. · De-emphasize garages. (1) Character/Desian Details The architectural character of Cascada reflects its geographical setting in the Sonoran Desert. It is the intent of the CDRC to encourage variety and individuality within a framework of desert community styles. Southwestern architectural styles approved by the CDRC that reflect historic settlements in the area are strongly recommended for site-built structures within Cascada. (2) Materials A smooth, sand or hand troweled stucco look is typical. Accent materials and colors used to complement the stucco are encouraged in moderation. Regional stone may also be used for facing. ~THE PlANNING CENTER IV-18 Cascada Specific Plan Marana, Arizona Development and Design Standards a. Recommended primary building materials include: · Concrete or Adobe Block . Cement Stucco over Concrete Block or Wood Frame · Slump Block (mortar wash only) · Natural Stone b. Recommended accent building materials include: · Adobe and Fired Adobe Brick · Mud Stucco over Stabilized Adobe Block · Split Face Concrete Block · Brick and Mortar Washed Brick c. Additional Guidelines for materials include: · All exposed building materials must be finished. · All exposed wood shall be treated with a preservative, stained or painted. · No highly reflective building materials shall be used. #~ ~ ~ i ~ ~...../~ .<.. Southwest "Spanish Colonial" Architectural Style Details (3) Roofs and Pitches Roof styles will be indigenous to the selected architectural styles. Actual colors will be subject to CORC reviews. Roof slopes should compliment the building mass. Simple, short roof overhangs are appropriate for Spanish Colonial and Contemporary styles. Flat roofs with parapets are suitable for Barrio architecture. (4) Windows and Doors The proportion of windows and doors to the exterior surface will be carefully considered by the CORC for each elevation. Window and door design should relate to the selected architectural style. Windows and doorways in southwestern architecture typically have rectangular, round or arched openings, and are either recessed to reflect the thick, protective exterior walls typical of the Spanish liTHE PLANNING CENTER IV-19 Cascada Specific Plan Marana, Arizona Development and Design Standards Colonial style, or set flush with the wall surface as in Barrio or more contemporary architecture. (5) Garaae Doors The design of the garage doors should relate to the main building architectural style. Colors should be selected from the approved color palette. The design treatments include color accents and architectural features such as pediments, moldings, small roofs, overhangs, and fur-outs to recess the garage door. /)\~ r - '\ \ J'. . L I JI._; \ -,",._..~j ~ ~. ~1(; Pueblo ArchilBclure - Typical Details "Pueblo" Architectural Style Typical Details (6) Columns and Archways When used, stucco columns should be square, rectangular or round, and appear massive in thickness. Capitals and column bands are encouraged. A base should be incorporated at the bottom of all columns. Column height should be 4 to 5 times the column width. The use of arches is appropriate for select southwestern architectural styles. Arches may be semi-circular, parabolic, or flat, and shall be in regular series with columns or walls as supports. (7) Chimneys Chimneys should continue the same texture and materials of the building. The chimney caps should repeat the fascia cornice band or other treatment that integrates the trim colors. Caps are encouraged along with accents. Decorative metal caps that match the trim colors are permitted. (8) Gutters and Downspouts Exposed gutters and downspouts are considered as building projections. Treatment of exposed gutters and downspouts may include accent colors that complement roof or wall color and materials and require CDRC approval. (I THE PLANNING CENTER IV-20 Cascada Specific Plan Marana, Arizona Development and Design Standards (9) Skvliohts Skylights are to be designed as an integral part of the roof. Skylight glazing shall be clear or solar bronze. White glazing is prohibited. Skylight framing materials must be colored to match or blend with the roof. (10) Mailboxes Mailboxes should be coordinated within each individual development area. Their color and materials should coordinate with the structures they serve. The CORC will review other standards for mailboxes. (11) Exterior Liahtina All exterior building lighting will be consistent with a southwest desert theme and meet or exceed Pima County Outdoor Lighting Code Requirements. Energy conserving lamps are encouraged. (12) Solar Applications Solar applications will only be considered on a design specific basis by the CORC. (13) Awninos Fabric or metal awnings for windows or other applications will only be considered on a design specific basis by the CORC. (14) Mechanical Equipment All heating and cooling equipment including ductwork must be located on the ground or concealed within the building. As such, roof mounted equipment is not allowed. (15) Rear Buildino Walls Rear building walls which can be seen from open natural desert areas or arterial streets will have "front facade" quality. Side yard walls of houses on corner lots should be of design and color consistent with the main residence. The wall should have a coordinated architectural connection with the house when visible from streets or open spaces. ~THE PlANNING CENTER IV-21 Cascada Specific Plan Marana, Arizona ,.... ,.... Development and Design Standards ,.... I (16) Garaaes ,.... Oeemphasized garages are encouraged. The primary garage fac;ade facing the street on side entry garages must be articulated with window openings and shadow relief. Garages should have a single story mass at the front of the building to provide an architectural transition to two story masses. Color palettes accentuating details should be use to reduce the massive appearance of garages. ,... ,... ,,- ,.... r ,.... Housing products showing articulation of front falfade, use of color palette, architectural details, design options and vegetation to deemphasize garages. ,,- (17) Front Privacy Walls ,.... Front privacy walls finished to match the buildings are encouraged, through the use of tiles, ceramic tile details, repetition of the cornice band detail and use of accent trim color bands. ,... ,... ,... ,... Front privacy walls with accent door colors and trim details. In addition to the preceding general architectural guidelines enumerated above, it is intended that the CORC will develop a series of supplemental Architectural Guidelines (AG). Each of these AG will be available as separate and distinct documents. Each AG version will deal with a particular residential product type ,... ,.... r- ~THE PLANNING CENTER IV-22 Cascada Specific Plan Marana, Arizona Development and Design Standards such as single-family detached residences, single-family attached residences, or single-family estate residences. Further, all residential communities will also be governed by the applicable Residential Common Project Guidelines (RCPG). The RCPG is also available as a separate and distinct document. This document outlines the separate design review process and related design standards for homeowners' common projects. Typically, these projects are undertaken at some point after the residences' original construction has been completed. F. Commercial Development Regulations Within the Cascada Specific Plan, two commercial centers are planned. Each serves a unique function in the community framework. The Village Center being the focal point, providing limited employment opportunities along with numerous gathering places and shopping. In contrast, the Employment Center serves as a source of nearby employment, allowing Cascada to function as a complete community. 1. Village Center (VC) The Village Center designation encompasses a total of 30.6 acres with a cap of 612 residential units. The intent of VC is to provide the residents of Cascada a centralized community district. The Village Center concept models traditional urban-American design, and will incorporate a variety of uses to encourage community gathering and social interaction. A key element to this concept is the upper floor residential lofts above ground floor commercial land uses, providing a base of customer support for commercial uses and creating a 24-hour village. The VC will include a minimum of 50,000 square feet of commercial floor space. Examples of this mixed use district include commercial/retail businesses, live/work units, retail shops with upper floor residential lofts or offices, recreational facilities and variety of housing types. The following regulations shall apply to the VC designation (Parcels numbers 12, 17, 23, 27 and 28): (1) Permitted Uses: a. Commercial uses permitted in the Town of Marana Land Development Code under CO and NC. b. Attached or Multi-Family Residential uses permitted in HDR. c. LivelWork Units d. Restaurants and cafes, without drive-through facilities. e. Educational Facilities, including private schools such as business, music, dance, art, vocational, martial arts. ~THE PLANNING CENTER IV-23 Cascada Specific Plan Marana, Arizona Development and Design Standards f. Special Retail: specialty retail services such as florist, jewelry, barber and beauty shops, child care facilities, clothes, laundry, pick-up/drop off only dry cleaning, and tailor shops. g. Automobile service stations h. Permitted uses are encouraged to be mixed, both horizontally and vertically, subject to applicable building safety codes and regulations. i. Parks/Recreation j. Public Facilities k. Churches and Houses of Worship (2) Accessory Uses (Residential): As permitted in the Town of Marana Land Development Code under MR-1 zone for residential areas only. (3) Conditional Uses: None (4) Non-Residential Development Standards: a. Maximum Building Coverage: 90%, excluding parking lots b. Maximum Building Height: 50 feet c. Minimum Lot Size: None d. Minimum Landscape Coverage: 10% of gross lot area. e. Minimum Building Setback: (a) To Streets: 20 feet (b) To Adjacent residential development or along any property line planned for residential use: A 20 feet buffer with a minimum 10 feet landscaped. Setbacks shall increase one foot for each foot of height in excess of 20 feet. A 6-foot screen wall shall be installed where the proposed development abuts lower density residential land uses. (c) Minimum Distance Between Buildings: 0 feet. f. Parking: Per Town of Marana Land Development Code ~THE PlANNING CENTER IV-24 Cascada Specific Plan Marana, Arizona Development and Design Standards Required parking may be reduced up to 20% of the number of spaces required by the Town of Marana Land Development Code if three or more of the following are met: 50% more bicycle parking than required by the Land Development Code. Parking areas are located to the rear of the building. The project has adjoining uses which share the same parking area and have different hours of operation and agree to shared parking. · Parking is decentralized and dispersed evenly as parking pockets throughout the VC development. If there is a transit stop within 600 feet. The entire project is integrated to provide pedestrian linkages between the project components and provides direct pedestrian access to the project from adjoining residential areas. g. Building Setback Reduction: Building setback requirements may be reduced 50% when any of the following conditions are met: Landscaped requirements are increased by 50%. · Parking is located in the rear of building(s). · Shared parking is provided. Outdoor customer and pedestrian seating areas are provided. h. Minimum Perimeter Landscaped Buffer: (a) An arterial or collector road. (b) A 20-foot buffer with a minimum 10-foot landscaped area. (5) Residential Develooment Standards: a. Use Development Standards for Attached and Multi-Family defined in High Density Residential (HDR) land use designation. b. Maximum 612 residential dwelling units. 2. Employment Center (EC) The Employment Center designation encompasses a total of 83.7 acres with a cap of 836 residential units. The intent of this land use category is to provide an opportunity for a wide diversity of employment and commercial uses intended to serve the regional market. High density residential uses are also permitted in this district, to create a (iTHE PLANNING CENTER IV-25 Cascada Specific Plan Marana, Arizona Development and Design Standards dynamic mix of uses and live/work opportunities. Employment center uses are generally intended to serve the regional market, and may include single-tenant and multi-tenant offices for corporate headquarters, research and development facilities, light industrial parks, financial institutions, hotel and hospitality, governmental office, and tourist oriented facilities. Supporting commercial uses are also encouraged to create a business park setting. The EC will include a minimum of 50,000 square feet of commercial floor space. Complementing this range of employment uses are such uses as commercial/retail businesses, live/work units, retail/office with upper floor residential lofts, recreational facilities and a variety of housing types. The following regulations shall apply to EC - Employment Center (Parcel numbers 20, 29 and 30): (1) Permitted Uses: Uses permitted in Town of Marana Land Development Code under RC - Regional Commercial, CBC-Campus Business Center and L1-Light Industrial zones and uses permitted under VC. (2) Accessory Uses: None (3) Conditional Uses: Per Town of Marana Land Development Code requirements under RC and LI zones, as well as residential development at a density of less than 6 units per acre. (4) Non-Residential Development Standards: a. Maximum Lot Coverage: 90% b. Minimum Lot Size: None c. Maximum Building Height: 50 feet d. Minimum Landscape Coverage: 10% of gross site area e. Minimum Building Setback: (a) To Streets: 20 feet (b) To Adjacent Residential Development: A 20 foot buffer with a minimum 10 feet landscaping and a 6 foot screen wall. Setbacks shall increase one foot for each foot of height in excess of 20 feet. f. Minimum Lot Width: None g. Minimum Lot Depth: None liTHE PlANNING CENTER IV-26 Cascada Specific Plan Marana, Arizona Development and Design Standards h. Parking: per Town of Marana Land Development Code. (5) Residential Development Standards: a. Residential uses are limited to a minimum density of 6 units per acre. b. Per Development Standards for Attached and Multi-Family defined in High Density Residential (HDR) land use designation. c. Maximum 836 residential dwelling units. ~THE PLANNING CENTER IV-27 Cascada Specific Plan Marana, Arizona Development and Design Standards G. Commercial Design Criteria Architectural styling in commercial centers is of the same importance as residential areas. All applicable portions of Residential Design Criteria apply to design standards in commercial areas. In addition, the following criteria shall apply: · Architecture design shall be compatible with the development character of the neighboring area. Design compatibility includes complementary building style, form, size, color and materials. · Diversity of architectural design shall be encouraged within the Village Center. · Exterior building design and detail on all elevations shall be coordinated with regard to color, types of materials, number of materials, architecture form, and detailing to achieve harmony and continuity of design. · Exterior materials should be durable and of high quality. Highly reflective materials in general are discouraged. · Buildings that are stylized in an attempt to use the building itself as advertising shall generally be discouraged, particularly where the proposed architecture is the result of a 'corporate' or franchise style. · The visibility of roof-top equipment should be minimized by grouping all plumbing vents, ducts and roof-top mechanical equipment away from the public view. This guideline is primarily focused upon commercial and multiple family residential projects. · Parapet walls and screen walls shall be treated as an integral part of the architecture and these elements shall not visually weaken the design. · All vents, gutters, downspouts, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface, unless being used expressly as a trim or accent element. · Rear and side facade, if visible from public streets or neighboring properties, should be carefully designed with similar detailing, and should be compatible with the principal facades of the building · Connectivity to both pedestrian and bicycle pathways shall be integrated into the design of commercial development. (I THE PLANNING CENTER IV-28 Cascada Specific Plan Marana, Arizona Development and Design Standards TABLE 12. COMPARING CASCADA SPECIFIC PLAN AND TOWN OF MARANA LAND USE DESIGNATIONS CASCADA LOW DENSITY RESIDENTIAL AND MARANA RESIDENTIAL-36 SFR (Detached). Parks/Rec, Public Facilities (per R-16 zoning) Educational Facilities, Child Care, Group Homes, Churches 1 RAC 43,560 sf 20' 10' 20' 28' Max 25,000 sq. ft. disturbance none none 20' (Main Structure) 10' (Main to Accessory) Per Residential Design Criteria and the Cascada DRC SFR (Detached) Churches, Public Parks & Schools per R-16 Zoning plus Stables/ Livestock! Riding Arena Daycare. Private Schools, Group Homes, 8&8. Aviaries, Riding Arena 30' 15' 20' Street 40' 25' (20% up to 30' wlTC approval) 40% 100' 100' 20' (Main Structure) 10' (Main to Accessory) The GFA of each floor above the first must not exceed 80% of the GFA of the previous floor. More restrictive than code due to desire to maintain neighborhood theme. Neighborhood is not agricultural in nature, and livestock uses are not a ro riate. Have included churches and schools as conditional uses in order to involve communities in land use decisions. Exceeds Code Exceeds Code Reduced setbacks allows for design flexibility in response to site conditions, while reducing disturbance through a smaller radin envelo e. Allows for unique architectural styling. Will not adversely affect large lot nei hborhoods. Different approach, limits overall lot disturbance. rather than 'ust dictatin covera e. Design and development standards and Town and CDRC development review will ensure adequate lot dimensions. Lots may need to res ond to site conditions. Same as Code The combination of low density, extensive Residential Design Criteria, and the DRC ensure attention to building massing and protection of negative affects from poor desi n. (iTHE PlANNING CENTER IV-29 Cascada Specific Plan Marana, Arizona Development and Design Standards CASCADA MEDIUM DENSITY RESIDENTIAL AND RESIDENTIAL-8 (per R-16 zoning) Educational Facilities, Child Care, Group Homes, Churches, Bed & Breakfast 5RAC 3500 sf (may incl. alleys) 28' 65% None None None 10' (Main Structure) 5' (Main to Accessory) Per Residential Design Criteria and the CDRC SFR (Det); Churches, Public Parks & Schools (per R-16 zoning) Daycare, private schools, group homes 6,000 sf 16' 20' (Front Garage) 5' 10' (Street 20' (+/- l' for each ft. +/- in front) 5' Attached Patio 25' (20% up to 30' w/TC approval) 50% 55' 80' 185 sf/unit 10' (Main Structure) 5' (Main to Accessory) The GFA of each floor above the first must not exceed 80% of the GFA of the previous floor. More restrictive than code due to desire to maintain nei hborhood theme. Same as Code Have included churches and schools as conditional uses in order to involve communities in land use decisions. Regulation ensures desired densit . Cap set on number of units while allowing flexibility of lot sizes. Allows for required variation in setbacks, flexibility of design and site planning, with reduced homogeneity. Allows for flexibility in design; accommodates larger higher end homes targeted toward a move up homebuyer market. Additional height is offset by other desi n standards. Allow for product diversity and flexibility. Permits design to respond to site conditions while increasing product diversity and reducing monotony. Lot size will also be a function of setbacks. Master Planned Community parks exceed code requirements. Same as Code All buildings in Cascada must abide by the Residential Design Criteria and the CDRC which work to ensure community cohesion and prevent negative impacts as a result of oor desi n. (iTHE PLANNING CENTER IV-3D Cascada Specific Plan Marana, Arizona Development and Design Standards CASCADA MEDIUM/HIGH DENSITY RESIDENTIAL AND MARANA MULTI-FAMILY RESIDENTIAL AND RESIDENTIAL-6 . . SFR (Attached or Detached) and Multi-Family Residential, Parks & Rec, Public Facilities (per R-16 zoning) (per R-16 zoning) Walls, garages, pools, tennis courts Public & private schools, parks, utility facilities, daycare, churches, R-6 SFRs Same as R-16. Have included churches and schools as conditional uses in order to involve communities in land use decisions. Housing types should be developed to their proportionate and a ro riate densities. Lot sizes will vary within and across subdivisions and will have a minimum s uare foota e. MF 16' 20' + l' for every ft. 20' (Front Garage) over 20' in height Allows for required 5' 20' + l' for every ft. variation in setbacks, 20' 10' (Street over 20' in height flexibility of design and site planning, with reduced (Adj. 20' 20' + l' for every ft. homogeneity. 10' Res.) 5' Attached Patio over 20' in height IV-31 Allows for unique architectural styling, housing type diversity, and accommodates new innovative housing roducts. Allow for product diversity, flexibility, and design that responds to site conditions. Permits design to respond to site conditions while increasing product diversity and reducing monotony. Lot size will also be a function of setbacks. Common area O.S. is provided through the multiple parks and trails throughout the site, and is one of the benefits of master tannin . Same as Code Design flexibility in response to site conditions creates optimum site conditions. All buildings in Cascada must abide by the Residential Design Criteria and the CDRC which work to ensure community cohesion and prevent negative impacts as a result of oor desi n. Educational Facilities, Child Care, Group Homes, Churches Daycare, private schools, group homes ~THE PLANNING CENTER 7 RAC (Del.) 12 RAC (Att.) 20 RAC (MF) None (7.3 RAC) 20 DUlAC (if 5+ acres) 3500 sf (Det) (may incl. alleys) o (Att) 1ac (MF) 6,000 sf 2-4 res: 4,000 DU 5-8 res: 3,5001DU 9+ res: 2,1751DU 6,000 sf 30' (Del. & Att.) 40' (MF) 25' (20% up to 30' w/TC approval) 30' 65% (SFR Det) 85% (SFR All) 75% (MF) 50% 50% None 55' 60' None 80' 90' None 185 sf/unit 30% 100 sf (MF) NA 100 sf 10' (MainStr) 10' (SFR Del.) 5' (Main to NA Accessory) The GFA of each Per Residential Design Criteria and floor above the first must not exceed None the CDRC 80% of the GFA of the previous floor. Cascada Specific Plan Marana, Arizona Development and Design Standards CASCADA HIGH DENSITY RESIDENTIAL AND MARAN A MULTI-FAMILY (HIGH DENSITY) AND RESIDENTIAL-6 SFR (Attached or Detached) & Variety in housing types MFR, Parks & Rec, Public MFR reduces monotony and Facilities encourages diversity. Walls, garages, Integration of multi-family (per MR-1 zoning) (per R-16 zoning) pools, tennis housing increases community courts cohesion. Public & private schools, parks, Educational Facilities, Child Care, Daycare, private schools, utility facilities, Same as Code Group Homes, Churches group homes daycare, churches, R-6 SFRs 10 RAC (Det.) None 30 DUlAC (if 5+ There is no equivalent in the 15 RAC (Att.) (7.3 RAC) acres) Town Development Code. 30 RAC MF 3500 sf (Det.) (may incl. alleys) 43,560 sf Lot sizes will vary within and 2-4 res: 4,000 DU across subdivisions and will o (Att.) 6,000 sf 5-8 res: 3,500IDU have a minimum square 43,560 sf (MF) 9+ res: 1,500/DU foota e. Att. MF (Site) (Site) 15' 20' 16' (St.) 20' (FrGar) 20' 5' 20' (+1' for every Allows for required variation 10' (Adj. in setbacks, flexibility of Res.) 10' (Street) ft. over 20'in design and site planning, with 0' height) reduced homogeneity. 10' (Btwn 20' Bldgs) 5' Attached Patio 25' (20% up to 30' w/TC Three story SFRs and row approval) 40' style housing may be a ro riate in HDR. Allow for product diversity, 50% 55% flexibility, and design that res onds to site conditions. None 55' NIA Permits design to respond to site conditions while increasing product diversity None 80' NIA and reducing monotony. Lot size will also be a function of setbacks. Common area O.S. is provided through the multiple 15% of site excluding parking and 185 sflunit 25% parks and trails throughout driveways (MF) the site, and is one of the advantages of master lannin . 75 sf (MF) NA 75 sf 10' (MainStr) Design flexibility in response 10' (MainStr - SFR Att.) 5' (Main to Accessory) None to site conditions creates o timum site conditions. All buildings in Cascada must The GFA of each floor abide by the Residential Per Residential Design Criteria above the first must not None Design Criteria and the and the CDRC exceed 80% of the GFA of CDRC will work to ensure the previous floor. cohesion and prevent ne ative im acts. (I THE PlANNING CENTER IV-32 Cascada Specific Plan Marana, Arizona Development and Design Standards CASCADA VILLAGE CENTER AND MARAN A COMMERCIAL AND NEIGHBORHOOD COMMERCIAL Permitted (Primary) Uses Accessory Uses Conditional Uses Intensity Standards Min. Lot Size Min. Setback Front Side Rear Max. Bldg HI. Max. Building Coverage Min. Private OS Min. Bldg Separation Building Mass Cascada VC Per co & NC zoning & Cascada HDR, Live/Work Units, Food Service, Private Schools, Retail, Auto Service, Parks, Public Facilities, Churches Those permitted under MR-1 Zone in Marana Code None (per NC zoning) 1 ac for Multi-Family 20' to Street 20' to Residential 50' (Non Res) 90% (Non Res) see HDR (Res) 75' (Multi-Family) 0' Per Cascada Commercial Design Standards Marana CO R-16 Uses, Offices None Food Service, Private School, Retail, Bank 25 RAC (Res) 3 ac (MF Res) None (Non-Res) 25' 15' + 10' if> 1-story or 18' (Res) 0' (Non-Res) 25' Street 25' 40' 40% (Res) 30% (Non-Res) NA 0' None Marana NC R-6 & CO Uses, Large Retail, Theaters, Schools, Liquor Stores, Clinics None Auto Service, Plant Nursery, Drive-Throughs, Institutions, Clubs, Lodges and Meeting Halls. 0.5 FAR None, except that 1 ac per free standing pad is re uired 20' to Street 20' Rear and Side 25' to Residential 30' Main 25' Accesso Bid 35% NA 0' None JUSTIFICATION Village Center is a unique land use designation that does not exist in the Marana Land Development Code. This land use designation is the result of a unique vision for the Cascada Master Planned Community. The Village Center designation encompasses a total of 30.6 acres. The intent of VC is to provide the residents of Cascada a centralized community district. The Village Center concept models traditional urban- American design, and will incorporate a variety of uses to encourage community gathering and social interaction. Examples in this mixed use district include commercial/retail businesses, live/work units, retail shops with second floor residential lofts or offices, recreational facilities and variety of housing types. ~THE PLANNING CENTER IV-33 Cascada Specific Plan Marana, Arizona Development and Design Standards CASCADA EMPLOYMENT CENTER AND MARAN A REGIONAL COMMERCIAL, CAMPUS BUSINESS CENTER, AND LIGHT INDUSTRIAL Permitted (Primary) Uses Accessory Uses Conditional Uses Intensity Standard Min. Lot Size Min. Setback Front Side Rear Max. Bldg HI. Max. Lot Coverage Min. Lot Width Min. Lot Depth Min. Bldg Separation Building Mass Cascada EC Per RC, CBC & LI zoning + Cascada VC Parks, Public Facilities, Churches None (per RC & LI zoning, residential <6 RAC) None None 20' Street 20' Adjacent Residential 50' 90% None None None Commercial Design Criteria Marana RC Malls, Hotels, Uses Permitted in NC & VC None Auto Service, Plant Nurseries and Garden Supplies, Car Washes 0.5 FAR 30ac 80' Street 50' Side or Rear 100' Residential 60' Main Bldg 25' Accessory Bid 30% None None None None Marana CBC Lodging, Offices, Banks, Research Labs and Facilities, Hi-Tech Manufacturing, research, assembly, testing, and re air. Reserved Day Care, Churches, Private Schools, Medical, Retail, Eating and Drinking, Auto Service, Warehouses, Publishin . See Lot Size and Lot Coverage 1ac Industrial 20,000 sf Commercial/Office 50' 25' 0' Interior Lot Line 30' Street None 50' Principal Bldg 20' Accessory Bid 30% 100' 200' 25' Architectural Design Standards a-k Marana LI Manufacturing, Wholesale, Warehousing, Services, Processing, Film Studios, Reserved Bottling, Machine Shops, Pre- prepared Manufacturing, Metal Plating, Public Services, Animal Kennels and Hos itals 0.5 FAR 20,000 sf 50' Res. Street 25' Non-Res. Street 15' Local Ind. Street 30' or Ht. of Bldg (Res. Parcel) 15' (Non-Res. Parcel 50' 50% 100' 200' None Architectural Considerations a&b JUSTIFICATION Employment Center is a unique land use designation that does not exist in the Marana Land Development Code. This land use designation is the result of a unique vision for the Cascada Master Planned Community. The Employment Center designation encompasses a total of 30.5 acres. The intent of this land use category is to provide an opportunity for a wide diversity of employment and commercial uses intended to serve the regional market. Employment center uses may include single-tenant and multi-tenant offices for corporate headquarters, research and development facilities, light industrial parks, financial institutions, hotel and hospitality, governmental office, and tourist oriented facilities. Supporting commercial and residential uses are also encouraged to create a business park/mixed use setti ng. ~THE PlANNING CENTER IV-34 Cascada Specific Plan Marana, Arizona Development and Design Standards H. Open Space Development Regulations Open Space in the Cascada community is integral to the quality of life of the residents. Open space provides both passive and active recreation opportunities, along with an aesthetic known to promote good health. In addition, open space serves as important wildlife habitat and erosion control. 1. Natural Undisturbed Open Space (NUOS) Mitigation/Set-Aside The Specific Plan provides three types of mitigation set-aside: NUOS, NOS, and OS/D. All of these areas will be set aside in perpetuity as protected natural open space. The Cascada NUOS areas consist of 220.3 acres within eastern portions of the Specific Plan area and have been set aside as natural open space areas that are not part of any lot or specific development parcel. These NUOS areas shall be preserved in accordance with the Management Program. The NOS areas consist of 360.3 acres within northern portions of the Specific Plan area and are contained within other land use designations, but through management restrictions and other activities they will be managed for their natural resource values. The OS/D areas consist of 98.8 acres along the drainageways that traverse the Specific Plan from northeast to southwest. These OS/D areas will be left primarily in their natural state and will be enhanced with native vegetation as appropriate to provide a higher quality habitat than that which currently occurs there. The NUOS, NOS, and OS/D areas within the Specific Plan area are depicted in Exhibit III-K. Permitted uses, environmental standards and maintenance plan are provided in the Management Program and submitted under separate cover. 2. Open Space/Recreation (OS/R) These regulations shall apply to the Open Space/Recreation (OS/R) designation. In Cascada, this designation includes parcels 3, 36, and 37. Land designated OS/R include multipurpose facilities located on the far downstream portion of the Tortolita Mountains Alluvial Fan. These facilities will serve a dual function. They will provide on-site retention/detention for stormwater channeled by the sites' natural washes or drainageways. Two principal drainage systems, Prospect Canyons and Canada Agua, within which several sub-basins exist, drain toward this portion of the site. They will include numerous opportunities for active and passive recreation and will function as a district park. In addition, there are numerous archeological sites within this area. An integrated system of trails will be incorporated providing connectivity throughout the site. (1) Permitted Land Uses: a. Public trails b. Utility easements and maintenance roads ~THE PLANNING CENTER IV-35 Cascada Specific Plan Marana, Arizona Development and Design Standards c. Regional recreation facilities such as sports fields and other recreation structures including but not limited to: basketball courts, volleyball courts, picnic areas. d. Multipurpose facilities that serve regional recreation needs and provide on-site storm water detention/retention. (2) Construction Standards: a. The OS/R land use designation shall be utilized for stormwater management mitigation and provide on-site retention/detention facilities in keeping with the current function of the land. b. All disturbed areas will be landscaped or revegetated. c. Turf areas within sport fields shall incorporate water harvesting where feasible and may serve as detention/retention facilities. d. Reclaimed water will be utilized where feasible and appropriate to irrigate sports fields. 3. Trails A community wide multi-use trail system will be established throughout Cascada. The system will provide connectivity between the residential, recreational, commercial, employment, and mixed-use areas of Cascada. It is the intent of this design to deemphasize vehicular transit, and provide attractive opportunities to circulate around and through the site either walking or biking. This trail system will also provide for future connections to larger regional trail systems. The internal multi-use trail system will meet the non-vehicular circulation needs through a hierarchical structure. The four types of pedestrian circulation planned for Cascada are: Roadway Sidewalks, Pathway Trails along open-space links, Drainageway Trails, and Pedestrian Nodes. No Access Easements (NAEs) are precluded from this project as they encumber connectivity. No Vehicular Access Easements (NVEs) may be used where appropriate. (1) Roadwav Sidewalks Sidewalks will be located along all major collector, local residential collector, park loop, and local residential streets (south of the Lambert Lane alignment.). Sidewalks will be detached and provide for a landscaped area (of reasonable width) between the walk and the street curb. (2) Pathway Trails Along open-space pathways, links between neighborhoods will incorporate passive recreation amenities such as landscaping, drinking fountains, seat benches/walls, signage, etc., along with active recreation opportunities for walking. In addition to (I THE PLANNING CENTER IV-36 Cascada Specific Plan Marana, Arizona ,.... I'"'" Development and Design Standards ,.... meeting circulation requirements, these areas may provide for minor drainage channels between residential blocks and natural drainage areas. r"'" (3) Drainaqewav Trails Occurring along both sides of the washes running east to west across the site, these multi-use trails will provide for a natural experience while serving as the major east-west pedestrian routes in Cascada. ,..... ,... ,... ,.... ,.... Recreation amenity with sitting bench under a shaded area overlooking a natural wash. ,- Figure 1. Pathway Trail - Map View I ;' SO' I ;' ,.... ,.... ,.... ~ ~ G ~ ,.... ,.... ,.... ,..... ,.... Pedestrian and bicycle ways overlooking adjacent natural wash. .-.__.._._=-~ "~:-t1.. . ~~)~ ~lZl. . . Lr--' t;>f~~~, I . ,~, ~ ('VJ.'. ".L__-7 \~~'\ I <?;.~L-0_,_J \J PROPOSED DESERT lANDSCAPE SLOPE WI POSSIBLE DRAINAGE &NAJ.E 10' MEANDERING P,",TH lOT WAll ,.... ~THE PLANNING CENTER IV-37 Cascada Specific Plan Marana, Arizona ,.. Development and Design Standards ,.... ,... Figure 2. Pathway Trail - Cross Section ,.... 50' OPEN SPACE LINKAGE - -j I ,..... I I( ,.... ,... 2' CLEAR ZONE TYP. LOT (REAR YARD) ,... ,.. ,.... f"'" Figure 3. Drainageway Trail - Cross Section '\, L .11 L -l I/'-(L i /"'-J ' ~l ..,.. u_ - -----' ~--,,~ ~r__C. rr \\ '\ I <.;: ~"X3 ,.':) . (< I I A"'-<~----1 \ x: f " .,b-. ~ \" /',,'..l. ~--~-_. , I '-l ,.. 250' 100' ,.. IS' "'PlCAt HIOl ,... I .... I ,.. ~ ,... \Vc,otl...md Rc),uun.:C!i Inc. ................~ ~..:.:.~':==' r- ~THE r- PLANNING CENTER 200' 250' REO POINT DEVELOPMENT CASCADA Typical W.sh Section (nol '0 .cale) IV-38 Cascada Specific Plan Marana, Arizona Development and Design Standards 4. Parks Park location and design are an integral part of creating the lifestyle that Cascada promotes. Having numerous recreation opportunities in close proximity to residential areas promotes individual health and community connectivity. (1) Neiahborhood Parks As shown in the Land Use Concept Plan map, Neighborhood Parks are designed to serve a group of residential villages or entire neighborhoods. The neighborhood park is the basic unit of Cascada's park system and should serve as the recreational focus of an individual neighborhood or group of neighborhoods. Playgrounds, trails and usable open space are high priorities. Park development should achieve a balance between active use areas such as playgrounds, sports fields and game courts and passive use areas intended for sitting, picnicking, and relaxing. Neighborhood parks will be provided by the builders of the adjacent subdivisions by direction of the Master Developer. (2) Trail Junctions The common spaces that link neighborhood, community, and district parks to roadway, pathway, and drainageway trails are referred to as Trail Junctions. The width is typically 50 feet. Ten foot paths will meander through the trail junctions. Open space is provided in the form of set-aside parcels that will remain predominantly in a natural setting with opportunities for walking, biking, wildlife observation, and passive recreation, providing a natural setting in perpetuity. (3) Community Parks Located within the Village Center, Community Parks include plaza-amphitheater, plazas and courtyards. These are designed to serve the entire community and include fountains, benches, landscaped areas and public art in areas with high pedestrian activity. (4) District Park A 79.7-acre District Park is provided along 1-10 within the Open Space Recreation (OSR) land use. The District Park will be developed by the Master Developer as a multi-purpose facility designed to provide full on-site stormwater detention/retention to the entire Cascada site and to include regional recreation facilities. Restored mesquite "bosques" will occur where natural drainage areas empty into the district park aiding in the enhancement of wildlife habitat areas. These areas will incorporate passive recreational elements such as trails, picnic areas, wildlife viewing, etc. The development process will be done in conjunction with the Town of Marana through terms set in a development agreement. flTHE PLANNING CENTER IV-39 Cascada Specific Plan Marana, Arizona Development and Design Standards (5) Drainaaewav Open Space (DOS) Consisting of linear open space along natural drainageways, open space with nature trails along the sides of natural washes provides numerous recreational opportunities. These open space corridors follow the natural drainage patterns of the land and provide opportunities for the development of nature trails along the side of washes. DOS provides connectivity to the different planning areas. Trails are designed to include trail heads, trail markers, nature view and rest area points. These washes or drainageways also serve as natural wildlife corridors connecting the set-aside Natural Undisturbed Open Space areas with wildlife habitat protection areas along 1-10. Figure 4. Trail Junction - Cross Section , 2$ < 2$0' 2$.' , ,10', ,10', ... 10' $0' ... 10' MEANDERING PATH EXISTING DRAINAGEWAY AND VEGETATION Q 10 MEANDERING <-._,., PATH LANDSCAPED TRAIL JUNCTION TRAIUUTILlTY CROSSING LOT WALL PROPOSED RIPARIAN VEGETATION 5. Maintenance The Master Developer and the Town of Marana may enter an agreement to dedicate and transfer the management of specified OSR areas to the Town of Marana to ensure continued maintenance of this regional recreation area. fiTHE PLANNING CENTER IV-40 Cascada Specific Plan Marana, Arizona Development and Design Standards I. Utility Development Standards 1. On-site and off-site sanitary sewer will be designed and constructed to Pima County standards. 2. All electrical, telephone and other cables shall be placed underground where feasible and shall be designed and constructed in accordance with utility industry and Town of Marana standards. 3. The potable water system shall be designed and constructed in accordance with the Marana Water standards. 4. Fire flow shall be designed and constructed in accordance with the requirements of the appropriate fire district. 5. The project will be annexed to the Northwest Fire District. Emergency response time will comply with required standards. 6. Public facilities improvements are subject to grading restrictions J. Roadway Standards 1. Minimum Roadway Development Standards: (1) Application Minimum street standards provided in Figures 5 through 12 may be used in addition to the specified details of the Town of Marana current roadway standards. Direct access to lots is not permitted from collector streets. (2) Roads North of the Lambert Lane AliQnment North of the Lambert Lane alignment, all roads will be privately owned. The typical local residential roadway cross-section for low-density residential land uses located north of the Lambert Lane alignment is intended to minimize disturbance by limiting the grading needed in order to construct the roadway prism. The roadway will consist of two 13-foot travel lanes and a 4-foot path on each side with curbs, in lieu of a sidewalk, with utilities under the pavement cross-section. Where required, concrete headers and/or cutoff walls will be used at the edge of the pavement to prevent scour damage. Drainage crossings are also intended to be minimal and either at grade or combination dip/pipe culvert configurations, which will provide all weather access. See Figure 5: Typical Cross-Section for Residential Roadways North of the Lambert Lane alignment. (3) Cul-De-Sacs Restrictions on the length of cul-de-sacs contained within the Town of Marana Street Standards apply to development south of the Lambert Lane alignment. All cul-de-sacs require curbs. ~THE PlANNING CENTER IV-41 Cascada Specific Plan Marana, Arizona Development and Design Standards Dead end local subdivision streets north of Lambert Lane alignment will require turn around areas at intervals of 660'. For streets with dead end lengths exceeding 660', approval of the location and type of turn around area (bald head cul-de-sacs or qualifying driveways) will be required by the Town Engineer, Planning Director and Northwest Fire District. (4) Reverse Curves The use of reverse curves without tangents for design speeds of 25 MPH or less is acceptable. (5) Round-a-bouts Encircling each Neighborhood Park and the Village Center, round-a-bouts are used to effectively convey traffic through the site. Round-a-bouts will be designed in accordance with standards found in the FHWA's Round-a-bouts: An Information Guide, as well as current Town of Marana round-a-bout design standards. (6) Sidewalks Roadway layouts in Cascada should have minimum affect on existing drainage patterns in either sheet flow areas or defined channels. In residential areas south of the Lambert Lane alignment, sidewalks will be located within the 15-foot public utility, maintenance, signage, landscape and access easement as indicated in the cross-sections provided in this section. In residential areas north of the Lambert Lane alignment, no sidewalk is required for lots of 1 acre and larger. (7) Flexible Road Desian Cascada is utilizing innovative approaches to land planning by trying to reduce long rows of housing. Flexible road designs that allow small groupings of residential units, such as courtyard housing shall be encouraged. This design shall be for housing groups of ten (10) units or less where pavement widths may be reduced for private drives, and sidewalks may be deleted. ~THE PLANNING CENTER IV-42 Cascada Specific Plan Marana, Arizona Development and Design Standards Figure 5. Village Center Loop Street o 10' CA FOR PUBUC 1.ITl.llY, ~ SlGlWJE, I.IHlSCN'E. A: ACCESS ESofT. R/W 11'1' FM PlAT IS' 36' ItO.W. t 21' R/W 1.0' 14' TRA\IEl lNlE 14' 6' TRA\IEl MULTI-USE lNlE lNlE 25' CA FOR PUIIJC UTIUlY, W4IENAHCE, SlGlWJE, I.IHlSCN'E. SlllEMK a: ACCESS ESMT. 11'1' FlH.fol PlAT 1.0' CD 6ll: ....-- 6' lIENlOERlNG SIOEWAlK PER PC/COT STD IlTI.. NO. 20<1 THIS SlDE ON.Y 2. VERT1CAl. CURB a: CUTTER PER PC/COT STD. IlTI.. NO. 200 TYPE 1 (G) THIS SlOE ONLY CD 5' TYPtCAI. WI 6' UlNIMUIl AT IHIUlSECllONS NOlt; THIS CROSS SECTION IS FOR ONE-WAY TlWflC VERT1CAl. CURB (TYP.) PER PC/COT sm. On.. NO. 200 'TYPE 1 THIS SlOE ON.Y @) TYPICAL VILLAGE CENTER LOOP STREET CROSS SECTION N.TS. Source: Presidio Eng. Figure 6. Typical Major Collector Street ~ "-. J .,. .,. I _ 4Ct I _ CA. IWI'IlII!I:...!!!!!l!, :'Ds"iiil'ir;o~ U'. 1:1" .. IS .. II II - - IS .. 14'. 1# ~ ~ 1# ." mr ~T ~ aJIlI .. Iinit ..,. <DI'-W/~_ta_ '6" TYPICAL MAJOR COLLECTOR STREET ~ CROSS SECTION au Source: Presidio Eng. ~THE PLANNING CENTER IV-43 Cascada Specific Plan Marana, Arizona Development and Design Standards Figure 7. Local Residential Collector Street ,- ,. ., ,. R/W .. R/W I' ( l\' ..... ,.-.of SIlEWotoI.K PfR PC/COT SI1) DTL NO. 200 l'tP, IlOIH SlOCi NOTE: THIS ClIOSS SEClIOII DOES NOT PROVIlE FOR ClN-SIllEET PARlCIlC OR DlREC1' INIlNIlllM. lDT llllMWAY .-cce;s (j)TYPICAL LOCAL RESIDENTIAL COLLECTOR STREET CROSS SECTION N.T.S. Source: Presidio Eng. Figure 8. Park Loop Street o o o o o COMMON AREA PARK R/W 10' pueuc unUlY, lIAlNlENANCE. SIGNAGE lit lAND5CN'E ESIlI. BY F1NAL PLAT 1.0' 22' R.O.W. R/W 15' LOT CA FOR PUIIJC UfIJIY, IIMII'ENNa. SIGIWlE. UIHllSCN'E. SlDEWAU< It: I'iCCESS ESIoI1', BY FNI. PlAT 14' TRA\tl lANE .I'~~I 2S - I ,2.rt- ... " 4 5' lIENf1lER1NG SlIlE1WJ( PER PC/COT STD D1L NO. 2fX1 THIS SlOE ONLY ~ CURS lit GUTTER PER PC/car STD, Oll. NO. 200 1YPE 1 (G) IllS SIDE ONLY o 5' 1'IPlCAl WI 6' "~"Ull AT INTERSECTIONS NOTE: THIS CROSS SECTION IS FOR ONE-WAY TlW'FIC Wl1H NO ON-SlREET PARK~ '8' TYPICAL PARK LOOP STREET \V CROSS SECTION N.T.s. Source: Presidio Eng. ~THE PLANNING CENTER IV-44 Cascada Specific Plan Marana, Arizona Development and Design Standards Figure 9. local Residential Street Cross Section South of lambert lane R/W R/W LOT LOT IS' PUBlIC UIlU1Y. loWNI'EtWICE, SIGNAGE. lNlDSCAPE. SIDEWAlK " ACCESS ESWT. BY FINAl. I'lAT 18' . R. .W. ~ 18' 16' 18' IS' PIJBUC UIlU1Y. ....NI'ENANCE. SlGIW:lE. l.ANOSCAPE. SIDEWAlK .. ACCESS ESIlT. BY FINAl.. I'lAT 2' ..JL 2S .JL 5' lSHllERN; SIOEWAlK PER PC/COT sm C1fL. NO. 20<1 l'/P. 80TH SlOES NOTE: THIS CROSS SECTION IS FOR PRI\IATE STREETS THIS CROSS SECTION Al.1.OWS FOR ON-STREET PARKING @TYPICAL LOCAL RESIDENTIAL STREET CROSS SECTION SOUTH OF LAMBERT LANE H.TS. Source: Presidio Eng. Figure 10. local Residential Street Cross Section North of lambert lane R/W R/'II lOT LOT 10' PU8lIC lI1lUIY, IMINTEIWICE. SlGNAllE, lJoHDSCN>E, PEDESlllWl ok SlOPE ES\IT. BY F1IW. PlAT 4' SHOUlllER 6' , R.O... 13' 13' 10' PIJllU: lI1lUIY, MAINIDIANCE. ~ lANDSCN>E, PEDESlllWl '" SlOPE ES\IT. BY F1IW. PlAT 4' SHOIUER 6' 15' II 15' 2S .JL 2X 2' ,:f ::JI . ~~~R:':~.p~ ~ ~WIlH 5 RM'Al · SlOPE VARIES TO F'IT ESlIT. NOTE: THIS CROSS SECTION IS FOR PRI\IATE STREETS AND DOES NOT PROYIOE FOR ON-STREET PARKING. M(J TYPICAL LOCAL RESIDENTIAL STREET CROSS SECTION ~NORTH OF LAMBERT LANE H.TS. Source: Presidio Eng. ~THE PLANNING CENTER IV-45 Cascada Specific Plan Marana, Arizona Development and Design Standards Figure 11. Typical 20-Foot Alley P/l LOT 20' P/l lOT 5' P.U.E 10' ~ 10' 5' P.U.E J:l ~. 3'.' \J,~. 2% --.- 2% .....- 3:' ~ J: 1 MAX 1. THIS SECTION IS FOR ONE-WAY TRAFFIC WITH NO PARKING IN THE ALLEY 2. THE LONGITUDINAL SLOPE OF THE ALLEY IS TO BE 0.5% UNLESS A CONCRETE VALLEY GUTTER IS CONSTRUCTED HEADER CURB PER PC/COT SID DTl NO. 213 BOTH SIDES 3. PRIVATE ALLEYS MAY BE INCLUDED IN lOT SIZE CALCULATIONS G]) TYP I CAL 20' ALLEY N.T.S. Source: Presidio Eng. Figure 12. Typical 12-Foot Alley P/l ---1 LOT 12' P/L LOT 5' P.U.E 6' ~ 6' 5' P.U.E 2% 2~ -- --- 1. THIS SECTION IS FOR ONE -WAY TRAFFIC ~~D5~ C~t.B 2~~R B~~~C~1ES WITH NO PARKING IN THE ALLEY 2. THE LONGITUDINAL SLOPE OF THE ALLEY IS TO BE O.5~ UNLESS A CONCRETE VALLEY GUTTER IS CONSTRUCTED 3. PRIVATE ALLEYS MAY BE INCLUDED IN LOT SIZE CALCULATIONS @ TYP I CAL 1 2' ALLEY N.T.S. Source: Presidio Eng. ~THE PlANNING CENTER IV-46 Cascada Specific Plan Marana, Arizona . ,... . ,.... Development and Design Standards ,... K. Landscape Standards Landscape design for Cascada is guided by criteria, which reinforces the sense of community identity, avoids the feeling of bland uniformity, reflects the "Southwest" heritage of the Town of Marana, harmonizes with surrounding residential styles, and enhances the region. r- ,.... 1. Purpose and Concept Landscape Design Guidelines provide a reference for planning and designing for the Cascada Specific Plan area. The intent of these standards is not to require rigid adherence to a particular landscape style or to limit the range of materials or colors. More correctly, the standards should be used to achieve continuity and a standard of quality throughout the larger visual context. ,.. ,... A landscape-planting theme will be established creating a community framework for all common and public areas. Consistent landscape planting will be encouraged to use native southwestern plant and other drought tolerant species. (See Recommended Plant Palette in the Appendix). This landscape structure will provide each development area with a separate identity, as well as link the various areas together in a cohesive community. ,... ,.... ,.... ,.... ,.... r"' ,.... Use of native vegetation based in the plant palette provided in the appendix section will provide design cohesion, unity and variety throughout Cascada. ,... ,... ;- ,... ...... ~THE PLANNING CENTER IV-47 Cascada Specific Plan Marana, Arizona ,... . ,... Development and Design Standards ,... 2. Streetscape Concept The streetscape is among the most prominent landscape elements within the project. The intent is to provide unity and variety while drawing upon the natural setting. Thematic plantings and treatments set the overall community theme. Individual neighborhoods may feature landscaping or street tree themes to create neighborhood identity. (See Recommended Plant Palette in the Appendix). r- ,... The Streetscape Concept for Cascada is intended to create and reinforce the sense of neighborhood and community. The use of geometric design elements, such as uniform sidewalks and patterned planting areas, will be used to emphasize the "new suburban" influences within the Cascada Specific Plan. The Streetscape Concept, coupled with the land use concept, embraces the idea of using the least amount of "community walls" possible. This will orient the homes to the streets, as opposed to "backing onto the street". ,... ,... The Street Tree Program will use "skyline trees" in a straight line on the arterials and major collector streets; desert riparian trees on the one-way loops and neighborhood collector streets; and desert trees lining the neighborhood streets. The hierarchy will mirror the natural desert environment where larger trees grow where the most water is available. Here the larger trees will grow where there is the most traffic and people. The neighborhoods, largest in area, will use the smallest, most drought tolerant trees. ,... - ,... " ..... ..... Landscape planting themes based on Plant Palette provided in the appendix section, create a community framework and provide a sense of place. ,... 3. Entry Features Primary entry features with monumentation serve as gateways to Cascada. Each monument, seen from a distance, provides the backdrop for the project name and logo. They signify arrival and establish the theme of the development. Primary entry monuments will be placed at the primary entrances on Linda Vista Boulevard at its intersection with Camino de Mariana and The Lambert Lane alignment as shown in the Circulation Plan provided in the Development Plan section. r- r- - Cascada contains a series of entry features with an integrated design of landscape, hardscape, monumentation and signage. Entry features aid in defining the community's character and present an introduction to the development. ,.... ,... ~THE PLANNING CENTER IV-48 Cascada Specific Plan Marana, Arizona ,... r"'" ,- r- ,- ,- ,... ,.... - ,... r- .- f""' r- r- r- r- r- r- . . . Development and Design Standards Each residential village and the Village Center may have a unique entry feature to provide individual identity. Entry features may include a combination of some of the following elements: specialty paving, distinctive landscape treatment, planters, special wall treatment, etc. The landscape plant palette provided in the Appendix section applies to all entries. - --~ - Typical Primary Entry Feature with Monumentation. r .".,.- Examples of entry features for residential areas. 4. Project Edges The project edges are an important landscape element within Cascada. Treatment of project edges shall comply with Town of Marana and Cascada Specific Plan requirements and requires CDRC review and approval. ~THE PLANNING CENTER IV-49 Cascada Specific Plan Marana, Arizona . Development and Design Standards Walls over 75 feet long and 3 feet high that are visible from a public street shall have changes in color and texture, with varied articulation, including but not limited to jogs, notches and curves. The edge of the property adjoining undeveloped desert should have a treatment area to create a transition to a more natural state. Informal plant groupings are encouraged. 5. Hardscape Design Elements Hardscape design elements serve aesthetic and functional uses. Elements such as paving, mailboxes, benches, and trash receptacles create opportunities to reinforce the design theme of Cascada. The following criteria are to be used in evaluating all hardscape items: . Security, safety, comfort and convenience of the user (including physically challenged persons). · Simplicity in design and function. · Compatible form, color and scale with surroundings and other street furniture. · Cost-effectiveness. . Street furniture should be incorporated in park or landscape spaces and off-street amenity areas to the greatest extent possible, with an emphasis on minimizing safety, policing, and security hazards. 6. Drainage and Retention/Detention Basins It is important for drainageways to remain as contiguous as possible so that they can function effectively as both drainageways and wildlife corridors. The drainage system of the site consists of a number of enhanced washes channeling the water to a multipurpose stormwater management facility providing full on-site retention to the site. The design concept of Cascada ensures full on-site retention while providing ample opportunities for active and passive recreation. This multipurpose facility is intended to serve as a district park providing numerous recreational amenities and include an integrated system of nature trails that extend throughout the entire master planned community along drainage ways. Builders are required to provide trail connectivity along the sides of natural washes and comply with the drainage treatment indicated by drainage cross-sections provided in the Post-Development Drainage Plan included in the Development Plan section of this document. Drainage plan shall be submitted to the CDRC for review and approval. 7. Grading The grading for this project, is tailored to accentuate the positive qualities of the site such as viewsheds, wildlife corridors, and vegetative quality while dealing with drainage, access and topography. The site slopes from northeast to southwest with predominantly sheet flow drainage patterns composed of low capacity alluvial channels, which flow toward the Union Pacific Railroad (UPRR) and Interstate 10 both of which contain drainage crossings with inadequate capacity. ~THE PLANNING CENTER IV-50 Cascada Specific Plan Marana, Arizona Development and Design Standards The basis of the grading concept is to minimize impact to the site and address the design constraints mentioned above. The degree of grading ranges from minor, north of The Lambert Lane alignment which are those grading activities associated with the installation of access roads, utilities and building pads, to intense grading, south of the Lambert Lane alignment. These intense grading activities include the mass grading for residential/commercial super pads as well as grading for major roadways, utilities and drainage facilities. South of the Lambert Lane alignment, the Land Use Plan proposes to have seven natural drainageways running from northeast to southwest, which range in size from 200' to 250' bottom width. These drainageways will provide for conveyance of runoff as well as wildlife corridors. Fill will be placed to form the banks of the natural drainageways with the average fill depth ranging from 1.5' to 2.0'. This fill will also elevate finished floor elevations above the water surface of the 1 DO-year event associated with the adjacent natural drainageways. The drainageways will terminate approximately 700' east of the Union Pacific Railroad and discharge into a multiuse facility Finally, barriers such as temporary wire fencing will be used to provide a physical barrier separating construction of the above improvements from any set aside areas, natural washes or other undisturbed areas. 8. Slope Treatments and Grade Differentials Topography on the site will necessitate significant grading in some circumstances. Grading within Cascada's interior lots will be limited to 6 feet of differential within the interior lots with a requirement for view wall construction on the uphill lot. In addition a limitation of 15 feet of differential on perimeter lots with a required 6-foot landscape bench at a height of 7.5 feet. The above grade differential restrictions do not apply to the development of the two District Park/Basin parcels as described within the Specific Plan. The District Park/Basin may be constructed with grade differentials in excess of 15 feet (invert of basin to top of bank) as long as an 8 foot wide bench is placed at vertical intervals of not more than 10 feet. 9. Revegetation and Erosion Graded areas within Cascada that are subject to substantial erosion shall be revegetated with native plant materials and/or a native seed mix prior to seasonal rains for erosion control. (See Recommended Plant Palette in the Appendix Section) L. Signage Signage is an important element within a community, providing a sense of identity and visual linkages. It can reflect an image of quality through the style of graphic communication for residents and visitors. The hierarchy of facilities and informational importance directing residents and visitors can be achieved through a consistent standard of signage style and scale. lETHE PLANNING CENTER IV-51 Cascada Specific Plan Marana, Arizona Development and Design Standards 1. Concept and Purpose Individual development projects within the Cascada Specific Plan are portions of the whole community and contribute significantly to the visual image of the Cascada community. The Signage Guidelines will provide the basis for an integrated visual character and continuity throughout the Specific Plan build-out. The objectives of these Signage Standards are: · Provide entry signs to the Community. · Establish parameters for individual project entry signs. · Establish a hierarchy of sign sizes, colors, and materials relative to the importance of the information. A quality signage program will be developed and administered by the Master Developer and the appointed CDRC to inform and direct the prospective buyer. Both monuments and signs will reflect a desert theme. In addition to conformance with the Cascada Specific Plan and the Town of Marana signage requirements, signage within Cascada is subject to CDRC review and approval. 2. Major Monumentation There will be one primary entrance point and identification point into Cascada on Camino de Mariana. The entry intersection and monument will convey the southwestern architectural styles within Cascada through the use of elements that relate to the cultural and geographic character of the site, such as towers, theme walls and landscaping, and flowering desert plant materials. Two major monuments will be situated at Cascada's primary entrance point with smaller monuments at each secondary entrance point. 3. Minor Monumentation Smaller scale entry monuments will identify entries to the residential neighborhoods and commercial areas. These minor entry monuments will incorporate elements of plant massing chosen from the southwestern desert theme planting list provided in the Appendix section and provide direction to the major project entries. Two minor monuments will be located at each entrance point to a residential neighborhood. 4. Street Signs Street signs installed by the Master Developer along the spine roads will be custom designed to coordinate with other project identity signage and monumentation. Street signs installed by Builders along local roads should be custom designed to harmonize with other project signs and with individual development and must be reviewed and approved by CDRC. All traffic related signs (including street-name signs) installed within this project shall conform to the Manual on Uniform Traffic Control Devices. ~THE PlANNING CENTER IV-52 Cascada Specific Plan Marana, Arizona Development and Design Standards 5. Materials/Color Scheme An effort should be made to achieve consistency between building style and sign design. In all cases, signage should reinforce the Southwestern image. The message a sign conveys is affected by the materials and colors used in combination with one another. Color schemes for signage should relate to other signs, graphics and color schemes in the vicinity to achieve an overall sense of identity. Appropriate colors are the same as those stated in the Architectural Guidelines. M. Public Art All potential public art improvements will be reviewed and approved by the Cascada Design Review Committee. Installation will be supervised by the Cascada Design Review Committee. There will be correspondence with the Marana Arts Council. N. Drainageway Standards Exhibit 111.0: Post-Development Hydrology, provided in the Development Plan section of this document, depicts the concept drainage design scheme for Cascada. This exhibit identifies the location and preliminary alignment for the primary drainage features to be constructed. Project drainage design features in the vicinity of the Camino De Manana and UPRR intersection will be designed and or modified as necessary to be compatible with drainage improvements constructed in conjunction with the Twin Peaks Road interchange presently being designed by the Town of Marana. Final design of the drainage features within this area will be coordinated with the Town of Marana to ensure that the drainage design elements of both projects are compatible. The washes throughout the area north of the Lambert Lane alignment will remain natural and sheetflow conditions will be the prevailing drainage pattern. The low density land development within this area will be sited to avoid sheetflow areas to the extent possible, however, some building pads will be elevated above flood elevation during grading operations. Most of the roadway crossings of sheetflow areas will be constructed as dip sections. The dip sections will be broad so that the existing shallow sheet flow conditions will remain and all weather access can be provided. Typical cross-sections of the drainageways are provided in the following pages. 1. Drainage Cross-Sections The following cross-sections illustrate drainageway treatment identified in Exhibit 111.0: Post-Development Hydrology. (I) THE PlANNING CENTER IV-53 Cascada Specific Plan Marana, Arizona Development and Design Standards Figure 13. Cross-Section A-A - Major Wash Cross-Section _t- NATURAL AREA 200'-250' It.r.s. Source: CMG Drainage, 2003 Figure 14. Cross-Section B-B - Collector Channel Cross-Section 6" GUNITE GROUTED ROCK RIPRAP OR OTHER APPROVED STRUCTURAL PROTECTION 20'-30' EARTHEN BOTTOM N.T.S. Source: CMG Drainage, 2003 (I THE PlANNING CENTER IV-54 Cascada Specific Plan Marana, Arizona Development and Design Standards Figure 15. Cross-Section C-C - Interception Channel Cross-Section ... ~ ; ~ 40'-5Q' -,- .'- EXISmiC C~:E 7 - ", ,;- .. .. ".- ~. ,'. . a'" .. .'. 18' SOIL CEMENT OR Offi€R APPROVED_____ CHANNEL UNIHG AHERNAIIVE IQ( IjWN "'tRAP AP~ r~ mtN TrOM ~~ NA~ TYPICAL. N. T.S. Source: CMG Drainage, 2003 Figure 16. District Park/Retention/Detention Basin Cross-Section RET!IfTIOtmETENT'ION ON. V N.1.S MUlT\.USE~ Source: CMG Drainage, 2003 ~THE PLANNING CENTER IV-55 Cascada Specific Plan Marana, Arizona Section V Implementation and Administration Implementation and Administration A. Purpose and Intent The regulations and guidance contained within this Specific Plan prescribe the implementation of development on the Cascada site. This section also provides information regarding general administration and amendment procedures. For the purpose of identifying those responsible for implementation of the improvements for the Cascada Specific Plan area, 5 entities must be identified. These are the Master Developer, the Builder, The Town of Marana, the Custodial Agency, and the Cascada Community Association. The Master Developer is the entity responsible for ensuring the basic infrastructure facilities are planned and constructed to serve the development areas within the Cascada Specific Plan. The Master Developer is also responsible for the transference of Dedicated Open Space. The Builder is the purchaser of a development area, or portions of a development area, responsible to build or provide for building within their areas of ownership. The Town of Marana is the entity responsible for the maintenance and management of all dedicated public roads and those portions of the Recreation/Open Space (ROS) areas dedicated to the Town of Marana. The Custodial Agency is the entity responsible for the maintenance and management of Dedicated Open Space set aside parcels implementing the guidelines of the U.S. Fish and Wildlife Service that relate to these set-aside lands. The Cascada Community Association (CCA) is the entity responsible for the maintenance of private recreation areas and roads and includes the Cascada Home Owners Association. B. Proposed Changes to Zoning Ordinances The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are current at the time of development/permitting shall apply. ~THE PlANNING CENTER V-1 Cascada Specific Plan Marana, Arizona Implementation and Administration C. Development Review Procedure The development review procedure for Cascada Specific Plan shall be implemented through the review and approval process of preliminary and final plats by the Town of Marana and through the Town of Marana building permit approval process. Decisions on grading, drainage, road alignment, revegetation and other matters must be presented on preliminary plat; final decisions thereon in final plat. The Cascada Specific Plan is the approved Alternative Neighborhood and Residential Design Plans in accord with Marana Land Use Code Section 08.06 Residential Design Standards. Review process shall include the Master Developer as follows: No structures including signs, shall be erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in any way alters the exterior appearance of any structure or area of land be commenced unless it has been approved in writing by the Master Developer or designated Design Review Committee. Subdivision plats shall be approved by the Town of Marana in accordance with Town of Marana procedures. Final plats shall require the approval of the Town Council. Any proposal submitted with attached products shall submit elevations at the time of plat submittal. Residential densities in each parcel will be monitored during the platting process. Individual applicants shall submit an updated version of Table 12 with each subdivision plat application. This addition to the subdivision plat application will ensure the Town of Marana that permitted residential densities in each parcel is not exceeded. ~THE PlANNING CENTER V-2 Cascada Specific Plan Marana, Arizona Implementation and Administration Date: Applicant: Table 13. Cascada Residential Lot Permitting Monitoring Report Area Lots Parcel (Gross Land Target Target Used By Total Lots Number Acres) Use RAe Lot Yield This Plat Remaining 1 14.8 NUOS NA NA 2 25.7 MDR 5RAC 129 3 13.6 OSR NA NA 4 25.5 MHDR 7RAC 179 5 469.3 LDR 1 RAC 104 6 157.9 NUOS NA NA 7 22.4 MHDR 7 RAC 157 8 19.6 MHDR 7 RAC 137 9 15.3 MDR 5RAC 76 10 20.2 MHDR 7RAC 141 11 15.5 MDR 5RAC 78 12 2.4 VC 20 RAC 48 13 12.3 HDR 10 RAC 123 14 16.9 MHDR 7 RAC 118 15 15.0 MHDR 7 RAC 105 16 9.1 HDR 10 RAC 91 17 2.0 VC 20 RAC 40 18 9.0 HDR 10 RAC 90 19 8.5 MHDR 7 RAC 59 20 17.4 EC 15 RAC ** 21 27.4 MDR 5RAC 137 22 11.8 MDR 5 RAC 59 23 4.2 VC 20 RAC 84 24 15.3 MHDR 7 RAC 107 25 40.9 MDR 5RAC 205 26 14.7 MHDR 7RAC 103 27 17.7 VC 20 RAC 354 28 4.3 VC 20 RAC 86 29 22.5 EC 15 RAC ** 30 43.8 EC 15 RAC ** 31 9.9 MDR 5 RAC 49 32 22.1 MDR 5RAC 111 33 36.1 NUOS NA NA 34 1.7 NUOS NA NA 35 23.8 NUOS NA NA 36 53.8 OSR NA NA 37 5.4 OSR NA NA SubTotal: 1249.5* 3806 0 3806 ~THE PlANNING CENTER V-3 Cascada Specific Plan Marana, Arizona Implementation and Administration D. General Implementation Responsibilities The Specific Plan shall be implemented through the subdivision review process. This process will allow for the creation of lots as preliminary and final plat maps allow for implementation of the project. The Cascada Specific Plan will guide the platting process with other official Town of Marana ordinances, policies, maps, and regulations. Implementation of the Cascada Specific Plan shall be the responsibility of the Master Developer, Builders and the Cascada Community Association in accordance with the regulations and guidance contained within this Specific Plan, unless otherwise noted. The Master Developer shall be responsible for the engineering and implementation of the spine infrastructure. The spine infrastructure systems are defined as those systems that are necessary to provide development opportunities to the Cascada site. These systems include access roads, residential collectors and associated streetscapes, trunk sewers, irrigation, water mains, electric lines, gas, fiber optics, and phone lines and cable television facilities in the major streets. Approval of a subdivision plat, development plan, or building permit is subject to the following requirements: 1. Conformance with the Cascada Specific Plan as adopted; this Specific Plan is in lieu of provisions in the Neighborhood and Residential Design Standards Marana Land Use Code Section 8.06; 2. Provision of development-related agreements as required by applicable agencies; 3. Dedication of appropriate rights-of-way for roads, utilities, and drainage by plat, or by separate instrument if the property is not to be subdivided. 4. Individual CC&R's for each residential subdivision shall be recorded. 5. Adoption of Master CC&R's. E. Phasing Although Cascada's improvements will be negotiated with the Town of Marana through the development agreement process, the proposed Phasing Plan outlines development triggers by phase of development for: water and sewer service; road infrastructure improvements; drainage improvements, open space and recreational facilities; trails; schools, architectural surveys and Cactus Ferruginous Pygmy Owl protocol surveys. This plan is flexible and is governed by engineering and market constraints. 1. Fire and Emergency Service: The provision of fire and emergency services will be addressed in a separate development agreement. ~THE PlANNING CENTER V-4 Cascada Specific Plan Marana, Arizona Implementation and Administration 2. Archaeological Surveys: The project area has been completely surveyed for cultural resources. The updated survey report and eligibility testing plan have been submitted for review by the State Historic Preservation Office (SHPO) and the Corps' Archaeologist. Archaeological surveys will be conducted throughout the development following the recommendation of the Corps. 3. CFPO Surveys: CFPO surveys have been conducted within the project area since 2000. Five years of surveys will be completed by the end of the 2004 survey season. CFPO surveys will continue within the project area as per the requirements of the USFWS protocol. 4. Recreation (District and Neighborhood Parks): District and neighborhood parks identified in Section III: Development Plan will be developed by the Master Developer. This development process will be addressed in a separate development agreement. Provision of recreational facilities for high density development must conform to Town of Marana requirements. 5. Drainage Improvements: Exhibit 111.0: Post-Development Hydrology, provided in the Development Plan section of this document, depicts the concept drainage design scheme for Cascada. This exhibit identifies the location and preliminary alignment for the primary drainage features to be constructed. Drainage features should be designed in a reasonable manner based upon design criteria currently made available by the Town to accommodate the traffic interchange. The washes throughout the area north of the Lambert Lane alignment will remain natural and sheetflow conditions will be the prevailing drainage pattern. The low density land development within this area will be sited to avoid sheetflow areas to the extent possible, however grading will elevate some building pads above flood elevation. Most of the roadway crossings in sheetflow areas will be done as dip sections. The dip sections will be broad so that the existing shallow sheet flow conditions will remain and all weather access can be provided. Typical cross-sections of the drainageways are provided in Development Plan Section. Drainage improvements will be coordinated with the Town of Marana throughout all phases of development. Table E-1 provides parcel numbers, proposed land uses, density, acres, and target number of units for each parcel by phase within the Cascada Specific Plan. Table E-2 addresses development triggers by phases for: water, sewer, road infrastructure and trails. ~THE PLANNING CENTER V-5 Cascada Specific Plan Marana, Arizona Implementation and Administration TABLE E-1 CASCADA LAND USES BY PHASES 1 Phase Parcel Proposed Land Use Density Acres Target Number Number (Maximum Units RAC) Phase I 31 MDR - Medium Density Residential 5RAC 9.9 49 (2005) 32 MDR - Medium Density Residential 5RAC 22.1 111 33 NUOS - Natural Undisturbed Open NA 23.8 NA Space (set-aside/mitigation) 34 NUOS - Natural Undisturbed Open NA 1.7 NA Space (set-aside/mitigation) 35 NUOS - Natural Undisturbed Open NA 36.1 NA Space (set-aside/mitigation) Phases 36 OSR - Open Space/Recreation NA 53.8 NA II-IV (2007) 37 OSR - Open Space/Recreation NA 5.7 NA Phase II (2009) 24 MHDR- Medium-High Density 7 RAC 15.3 107.1 Residential 25 MDR - Medium Density Residential 5RAC 40.9 205 26 MHDR- Medium-High Density 7 RAC 14.7 103 Residential 27 Village Center 20 RAC 17.7 354 28 Village Center 20 RAC 4.3 86 29 EC - Employment Center 15 RAC 22.5 * 1 See Exhibit III.J: Land Use Concept; Exhibit III.J.1: Development Concept (Phases); and Exhibit III.J.2: Development Concept (Parcel Level) provided in Section III. * The combined dwelling units in EC Employment Center shall not exceed 836. ~THE PLANNING CENTER V-6 Cascada Specific Plan Marana, Arizona Implementation and Administration TABLE E-1 (Continued) CASCADA LAND USES BY PHASES 1 Phase Parcel Proposed Land Use Density Acres Target Number Number (Maximum Units RAC) Phase III 18 HDR - High Density Residential 10AC 9.0 90 (2011 ) 19 MHDR - Medium-High Density 7 RAC 8.5 59 Residential 20 EC - Employment Center 15 RAC 17.4 * Phase IV 5 (Lots 1- LDR - Low Density Residential 1 RAC 18 18 (2013) 18) 8 MHDR - Medium-High Density 7RAC 19.6 137 Residential 9 MDR - Medium Density Residential 5RAC 15.3 76 10 MHDR - Medium-High Density 7RAC 20.2 141 Residential 11 MDR - Medium Density Residential 5RAC 15.5 78 21 MDR - Medium Density Residential 5RAC 27.4 137 22 MDR - Medium Density Residential 5RAC 11.8 59 1 See Exhibit III.J: Land Use Concept; Exhibit III.J.1: Development Concept (Phases); and Exhibit III.J.2: Development Concept (Parcel Level) provided in Section III. * The combined dwelling units in EC Employment Center shall not exceed 836. ~THE PLANNING CENTER V-7 Cascada Specific Plan Marana, Arizona Implementation and Administration TABLE E-1 (Continued) CASCADA LAND USES BY PHASES 1 Phase Parcel Proposed Land Use Density Acres Target Number Number (Maximum Units RAC) Phase V 12 VC - Village Center 20 RAC 2.4 48 (2015) 13 HDR - High Density Residential 10AC 12.3 123 14 MHDR - Medium-High Density 7 RAC 16.9 118 Residential 15 MHDR - Medium-High Density 7 RAC 15.0 105 Residential 16 HDR - High Density Residential 10 AC 9.1 91 17 VC - Village Center 20 RAC 2.0 40 23 VC - Village Center 20 RAC 4.2 84 See Exhibit III.J: Land Use Concept; Exhibit III.J.1: Development Concept (Phases); and Exhibit III.J.2: Development Concept (Parcel Level) provided in Section III. ~THE PlANNING CENTER V-8 Cascada Specific Plan Marana, Arizona Implementation and Administration TABLE E-1 (Continued) CASCADA LAND USES BY PHASES 1 Phase Parcel Proposed Land Use Density Acres Target Number Number (Maximum Units RAC) Phase VI 5 (lots 19- LOR - Low Density Residential 1 RAC 29 29 47) (2017) Phase VII 5 (lots 48- LOR - Low Density Residential 1 RAC 56 56 (2019) 103) 30 EC - Employment Center 15 RAC 43.8 * Phase VIII 1 NUOS - Natural Undisturbed Open NA 14.8 -- (2021 ) Space 2 MDR - Medium Density Residential 5RAC 25.7 129 3 OSR - Open Space/Recreation NA 13.6 NA 4 MHDR - Medium-High Density 7 RAC 25.5 179 Residential 7 MHDR - Medium-High Density 7 RAC 22.4 157 Residential See Exhibit III.J: Land Use Concept; Exhibit III.J.1: Development Concept (Phases); and Exhibit III.J.2: Development Concept (Parcel Level) provided in Section III. * The combined dwelling units in EC Employment Center shall not exceed 836. ~THE PLANNING CENTER V-9 Cascada Specific Plan Marana, Arizona s::: o '- ....., ~ ....., .C/) - .s::: - ~ 'c::( "'0 s::: CO s::: .0 ..i::; Jg s::: Q.) 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Enforcement The Cascada Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Town of Marana Land Development Code and by the Custodial Agency for set- aside lands in accordance with the guidelines set forth by the U.S. Fish and Wildlife Service for the two set aside parcels. 2. Administrative Change Certain changes to the explicit provisions in the Cascada Specific Plan may be made administratively by the Town of Marana Planning Director, providing said changes are not in conflict with the overall intent as expressed in the Specific Plan. Any changes must conform to the goals and objectives of the Cascada Specific Plan. The Planning Director's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal to the Town Council. Categories of administrative change include, but are not limited to: (1) The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director. (2) Changes to the community infrastructure planning and alignment such as roads, drainage, and water and sewer systems that do not increase the development capacity in the Specific Plan area. (3) Changes to development plan boundaries due to platting. Minor modifications to the boundaries and acreages of the planning areas or adjustments because of final road alignments and drainage will occur during technical refinements in the platting process and shall not require amendment to the Specific Plan. (4) Changes to development standards that are in the interest of the community and do not affect health or safety issues. 3. Substantial Change This specific plan may be substantially amended by the same procedure as it was adopted. Each request shall include all sections or portions of the Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. ~THE PLANNING CENTER V-14 Cascada Specific Plan Marana, Arizona Implementation and Administration 4. Interpretation If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for to be clearly understandable, those regulations of the Marana Development Code that are applicable for the most similar issue, condition or situation shall be used by the Town Council as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Town of Marana Land Development Code. The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made within fifteen (15) days from the date of the interpretation to the Town Council. 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. 6. Amendments 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. 7. Violations Any person, firm or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be made to comply with Title 13 of the Town of Marana Land Development Code. ~THE PLANNING CENTER V-15 Cascada Specific Plan Marana, Arizona Implementation and Administration 8. Specific Plan Development Monitoring Program The Master Developer shall annually submit a written report to the Town of Marana including, but not limited to: The past year's development activity · Utility, sewer, water, drainage and street improvement activities Changes in ownership structure · Status of sales or leases to others · Estimates for the upcoming year in the above categories This report will be submitted within 30 days of the anniversary of the adoption of the Cascada Specific Plan. ~THE PLANNING CENTER V-16 Cascada Specific Plan Marana, Arizona Appendix A: Legal Description This appendix includes the Parcel Identity Map, all Assessor's Record Maps, and Legal Descriptions for each parcel from Pima County Assessor Property Records. ~THE PLANNING CENTER A-1 Cascada Specific Plan Marana, Arizona r- r- Appendix A: Legal Description ,... - r- r- ,.... ,.... ,.... r- r" r- ,... r- ,-. Legend D Project Site _ 216170010 _ 216220590 _ 21618020G _ 216220600 c:::J 216190050 _ 216220610 _ 216220420 _ 21634065A _ 216220430 _ 216340660 _ 216220440 _ 216360010 _ 216220450 _ 216360020 _ 216220460 _ 21636003E _ 216220470 _ 21636003F D 216220480 _ 216360040 _ 999999993 r- ,... ,.... Parcel Identity Map Source: Pima County DOT Geographic Information Servi es. _ 216360140 _ 216220490 _ 216360158 _ 216220500 _ 21636015C _ 216220510 _ 21636017A _ 216220520 _ 216360178 _ 216220530 _ 216360180 _ 216220540 _ 21636019A _ 216220550 _ 216360190 _ 216220560 _ 21636019J D 216220570 _ 221040048 c::J 216220580 _ 999999991 NORTH ~ THE m PLANNING U CENTER 0' 1,000' 2,000' ~ A-2 Cascada Specific Plan Marana, Arizona ,... ~THE PLANNING CENTER Appendix B: Bibliography (1) Town of Marana Land Development Code: Title 5 - Zoning, Section 05.06 Specific Plans, revised August 1995. Title 10 - Procedures, revised August 1995. Title 16 - Sign Code Title 18 - Outdoor Lighting Title 19 - Standards for Grading and Related Site Work, revised August 1995. Title 20 - Protection of Native Plants, revised August 1995. (2) Town of Marana General Plan, ratified 2003. (3) Northwest Marana Area Plan, adopted October 17, 2000. (4) Marana Transportation Plan Update 2001-2025, adopted June 19, 2001 (5) Town of Marana Trail System Master Plan, September 2000 (6) Pima County Hydrology Map, Pima County, Arizona. (7) Federal Emergency Management Agency (FEMA) Federal Insurance Rate Map (FIRM) (8) Eastern Pima County Trail System Master Plan, Pima County, Arizona (9) Aerial Photographs - Cooper Aerial 2003 (10) Pima County Land Information System PCALlS, April 2003 (11) Northgate Specific Plan Adopted January 1990. (12) Acacia Hills Specific Plan Adopted June 1988. ~THE PLANNING CENTER B-1 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette MAJOR STREETSCAPE TREES Acacia spp. Cercidium hybrid "Desert Museum" Cercidium microphyllum Cercidium praecox Prosopis (So. Am. hybrid) Prosopis chilensis SHRUBS Caesalpina gilliesii Dasilirion wheeleri Encelia farinosa Hersperaloe paviflora Leucophyllum spp. ACCENT PLANTS Agave spp. Carnegiea gigantea Dasylirion acrotriche Echinocactus grusonii Ferocactus spp. Fouquieria splendens Hesperaloe parviflora Yucca brevifolia Yucca elata Acacia Species Desert Museum Palo Verde Littleleaf or Foothill Palo Verde Palo Brea Thornless Mesquite (So. Am. hybrid) Chilean Mesquite Yellow Bird of Paradise Desert Spoon Brittle Bush Red Yucca Texas Ranger Species Agave Species Saguaro Green Desert Spoon Golden Barrel Barrel Cactus Ocotillo Red Yucca, Red Flowered Hesperaloe Joshua Tree Soaptree Yucca ~THE PLANNING CENTER C-1 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette GROUND COVER Calylophus hartwegii Ganzania rigens Gazania rigens leucolaena Lantana camara Lantana montevidensis Verbena peruviana Calylophus Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena SECONDARYSTREETSCAPE TREES Acacia spp. Chilopsis linearis Prosopis chilensis Prosopis velutina Acacia Species Desert Willow Chilean Mesquite Velvet Mesquite SHRUBS Agave spp. Caesalpina gilliesii Cassia artemisoides Cassia nemophila Cassia phyllodinea Hersperaloe paviflora Leucophyllum spp. Agave Species Yellow Bird of Paradise Feathery Cassia Desert Cassia Silvery Cassia Red Yucca Texas Ranger Species ~THE PlANNING CENTER C-2 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette ACCENT PLANTS Carnegiea gigantean Dasylirion acrotriche Echinocactus grusonii Ferocactus spp. Fouquieria splendens Hesperaloe parviflora Saguaro Green Desert Spoon Golden Barrel Barrel Cactus Ocotillo Red Yucca, Red Flowered Hesperaloe Joshua Tree Soaptree Yucca Yucca brevifolia Yucca elata GROUND COVER Calylophus hartwegii Ganzania rigens Gazania rigens leucolaena Lantana camara Lantana montevidensis Verbena peruviana Calylophus Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena ACCENT TREES AT ENTRIES/INTERSECTIONS Sophora secundiflora Quercus Virginana "Heritage" Texas Mountain Laurel Heritage Oak ~THE PlANNING CENTER C-3 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette PARKING LOT TREES Celtis reticulata Cercidium floridum Prosopis chilensis Quercus Virginana "Heritage" Netleaf Hackberry Blue Palo Verde Chilean Mesquite Heritage Oak SHRUBS Atriplex spp. Pithecellobim flexicaule Salvia chamaedryoides Salvia columbariae Salvia greggii Senna wislizenii Atriplex Species Texas Ebony Blue Sage Chia Texas Red Salvia, Autumn Sage Cassia, Shrubby Senna GROUND COVER Calylophus hartwegii Ganzania rigens Gazania rigens leucolaena Lantana camara Lantana montevidensis Verbena peruviana Calylophus Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena ~THE PLANNING CENTER C-4 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette RESIDENTIAL TREES Acacia spp. Cercidium floridum Cercidium hybrid "Desert Museum" Cercidium microphyllum Cercidium praecox Chilopsis linearis Prosopis spp. SHRUBS Dalea frutescens Dalea greggii Haplopappus (Ericameria) laricifolius Penstemon spp Rosmarinus officinalis Ruellia californica Ruellia peninsularis Salvia spp. Senna covesii Simmondsia chinensis Zinnia acerosa Zinnia grandiflora Acacia Species Blue Palo Verde Desert Museum Palo Verde Foothills Palo Verde Palo Brea Desert Willow Prosopis Species Black Dalea Trailing Indigo Bush Turpentine Bush Penstemon Species Bush Rosemary Ruellia Ruellia Salvia Species Desert Senna Jojoba, Goat Nut Desert Zinnia Rocky Mountain Zinnia ~THE PlANNING CENTER C-5 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette ACCENT PLANTS Agave americana Agave colorata Agave filifera Agave geminiflora Agave huachucensis Agave lophantha (univittata) Agave ocahui Agave palmeri Agave vilmoriniana Carnegiea gigantea Dasylirion wheeleri Echinocereus spp Hesperaloe parviflora Opuntia spp. Psilostrophe cooperi Yucca aloifolia Yucca baccata Yucca carnerosana Yucca recurvifolia (pendula) Century Plant Agave Agave Twin-flowered Agave Huachuca Agave Agave Ocahui Agave Palmer Agave Octopus Agave Saguaro Sotol Hedgehog, Rainbow Cactus Red Yucca, Red Flowered Hesperaloe Opuntia Species Paper Flower Spanish Bayonet Yucca Banana Yucca Giant Dagger Yucca Pendulous or Curveleaf Yucca ~THE PLANNING CENTER C-6 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette GROUND COVER Calylophus hartwegii Ganzania rigens Gazania rigens leucolaena Lantana camara Lantana montevidensis Verbena peruviana VINES Merremia aurea Passiflora foetida Calylophus Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena Yellow Merremia Passion Flower ENTRYWA Y PLANTS FOR INDIVIDUAL HOUSES Antigonon leptopus Bougainvillea spp. Campsis radicans Cissus trifoliata Chamaerops humilis Cycas revoluta Cyperus alternifolius Feijoa sellowiana Hibiscus coulteri Macfadyena unguis-cati Mascagnia liIacina Mascagnia macroptera Merremia aurea Queen's Wreath Bougainvillea Common Trumpet Creeper Desert Grape Ivy Mediterranean Fan Palm Sago Palm Umbrella Plant Pineapple Guava Yellow Hibiscus, Coulter's Hibiscus Cat's Claw Vine Lavender Orchid Vine Yellow Orchid Vine Yellow Merremia ~THE PLANNING CENTER C-7 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette ENTRYWA Y PLANTS FOR INDIVIDUAL HOUSES (Continued) Passiflora foetida Tagetes lemmoni Tecomaria capensis PROHIBITED PLANT LIST Acacia stenophylla Acacia willardiana Baccharis sarothroides (male plants only) Baccharis sarothroides "Centennial" Eucalyptus camaldulensis Eucalyptus campaspe Eucalyptus formanii Eucalyptus leucoxylon (rosea) Eucalyptus microtheca Eucalyptus polyanthemos Eucalyptus rudis Eucalyptus spathulata Euphorbia antisyphilitica Juniperus chinensis Juniperus deppeana Juniperus sabina Parkinsonia aculeata Phoenix canariensis Phoenix dactylifera Passion Flower Mountain Marigold Cape Honeysuckle Pencilleaf Acacia Palo Blanco Desert Broom Centennial Red River Gum Silver Gimlet Eucalyptus White Iron Bark Tiny Capsule Eucalyptus Silver Dollar Gum Desert Gum Swamp Mallee Wax Plant, Candelilla Juniper (many cultivars) Alligator Bark Juniper Sabine Juniper Mexican Palo Verde Canary Island Date Palm Date Palm 8jTHE PlANNING CENTER C-8 Cascada Specific Plan Marana, Arizona Appendix C: Recommended Plant Palette PROHIBITED PLANT LIST (Continued) Pinus edulis Pinus eldarica Pinus halepensis Pinus monophylla Pinus pinea Pinus roxburghii Pistacia atlantica Schinus molle Tamarix aphylla Washingtonia filifera Washingtonia robusta Zizyphus jujuba Pinon Nut Pine Afghan Pine Aleppo Pine Singleleaf Pinon Pine Italian Stone Pine Chir Pine Mt. Atlas Pistache California Pepper Tree Athel Tree, Tamarisk California Fan Palm Mexican Fan Palm Chinese Date ~THE PLANNING CENTER C-9 Cascada Specific Plan Marana, Arizona Appendix D: Cascada Design Review Committee Cascada Design Review Committee and Procedures The Developer will establish the Cascada Design Review Committee (CDRC) as outlined in the Covenants, Conditions, and Restrictions (CC&R's) and before any building development begins. The CDRC will refine these guidelines, establish review procedures and administer the design review process for Cascada. The CDRC has the authority to interpret the Guidelines in the event the Guidelines do not explicitly address a particular situation. The CDRC may amend or supplement the Guidelines from time to time. The Town of Marana shall be notified as these Guidelines are adopted, and as they are amended. Guidelines will follow design ordinance and safety standards. Permits will have to be acquired from the Town of Marana prior to construction. Establishment of review procedures will be based on the following guidelines: · Pre-design meeting with the builder, owner and/or architect to offer direction in preparing preliminary plans. · Review of preliminary plan submittal to determine general conformance with these guidelines. · Review fees (if any) may be established by the CDRC. · Following preliminary approval, a review of the final submittal which should contain information detailed enough to allow the CDRC to determine compliance with these guidelines. · The CDRC reserves the right to inspect all work in progress and give notice of non-compliance. · The right of final approval for all completed construction to assure consistency with these guidelines. · Each Builder, Owner, or other person should obtain in advance from the CDRC the applicable specific review procedures that will need to be followed during the planning, design and construction of their particular project. ~THE PlANNING CENTER D-1 Cascada Specific Plan Marana, Arizona Appendix E: Northwest Fire Approval Letter The attached letter from the Northwest Fire/Rescue District states the approval of both the round- a-bout and cross sections within the Cascada Specific Plan. ~THE PLANNING CENTER E-1 Cascada Specific Plan Marana, Arizona Appendix E: Northwest Fire Approval Letter llla._ -" I t T-379 P14/22 U-525 ." - iE- " 15" "",- -.!'1t4i<=> . 0 I .o~..D . l' ~1~NOR1HWFSrFIRF.IREscUEJJISTRICT St:lMHG ~ Of THe Nolt'i1CWEst f'lR.t; DlSTJUCT. nIP. FLOWll'fG Wau . - : CoM~ ANi) THE TOWN OF M.u.vvA MMlHlSTlAnoN/l..f. s~ S!JlYlas S22.S W. MAsslNCAU Rl>. TUClOJ-' A:l, as143 . , P,.." CSlO) "'-10'. Fu, (S2O) ..",.,. ._,,,~..,,,,,,u,,,, :::..~ A.J. Rieb1er V.ce President Land Development Red Poinl Development 8110 N TbomydlJc: Rd. Suite 120 Tucson.~.85142 . COPy ,Tillie 27, 200S Mr. Richter, this letter i,in rc~onsc to nur mcctin, CODC;cmi.IIS !be project Cl$cada. Northwc..st Fire approve. the: concepl idea oflhc: rO\Uldabouts and eros. sections for sltec:', in this dCVc!OplUtJll. We look fON'ud in cOlltinuing to wOrking wlth you Oil a.ay problcw or COJlc:erns Ib.u may vile as YOllr project ~elop.. If you have In}' question lecll1'dUlC thislencr plcast feel tce 10 eOntKIIZlC. Sinee1e1y I.[)~~ ,=p~ Dcnnig F SllcgJejrer . Prevt.ntion Specialisl ce .Tohn Wood '"'''.'''''TS. FlU ha!TtlC. L! .. ",ow: CUVlC'J; tIIIG"'CZ411Q!o1. CJr.UrDl, ~'ft) ... o"''''Jal .. nu NIUe . Dt1IlG\ln) YO Q.'5UQIc; 01'" (1)!'f(l4.ff.!tS' ftJoll; UrMINDll'1 nn:..u..s or aotllllNl:lIlCDlCY -..-o".r.caGk'.. '....Mt:IIICAL...~...W1l:a. ~THE PLANNING CENTER E-2 Cascada Specific Plan Marana, Arizona