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HomeMy WebLinkAboutCascada North Specific PlanCASCA DA NOR H SPECIFIC PLAN PCZ-10035 10VEMBE 15, 2011 r F. ANN RODRIGUEZ, RECORDER Recorded By: JCC DEPUTY RECORDER 305 SMARA TOWN OF MARANA TOWN CLERK 11555 W CIVIC CENTER DR MARANA AZ 85653 1111111111111111011111111 II I Nu 111B IVI Ipl III AI Y III SEQUENCE: 20113250231 NO. PAGES: 6 ORDIN 11/21/2011 13:02 MAIL AMOUNT PAID: MARANA ORDINANCE NO. 2011.31 $8.50 RELATING TO DEVELOPMENT; APPROVING A REZONING CREATING THE CASCADA NORTH SPECIFIC PLAN WHEREAS FIDELITY NATIONAL TITLE AGENCY, INC., an Arizona corporation, as trustee under Trust No. 60327 (the "Owner"), owns approximately 665 acres of property located east of Interstate 10 on the north side of Twin Peaks Road within a portion of Sections 9, 10, 11, 14 and 15 Township 12 South, Range 12 East, as described on Exhibit "A", attached to and incorporated in this • Ordinance by this reference (the "Rezoning Area"); and WHEREAS the Marana Planning Commission held a public hearing on October 26, 2011, and at said meeting voted 6-0, to recommend that the Town Council approve this rezoning; and WHEREAS the Marana Mayor and Town Council held a public hearing on October 15, 2011 and determined that the application for rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF MARANA, ARIZONA, AS FOLLOWS: SECTION 1. The zoning of Rezoning Area is hereby changed from `F' Specific Plan to `F' Specific Plan creating the Cascada North Specific Plan. SECTION 2. This rezoning is subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning Ordinance): 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The property owner(s) shall not cause any lot split of any kind unless approved by the Town of Marana. 3. 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 compl i ance 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. 4. The developer shall submit a copy of the approved 404 permit upon receipt and prior to any site disturbance. 5. 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. 6. A sewer service agreement and master sewer plan must be submitted by the developer and accepted by the entity responsible for wastewater management and the Town Engineer prior to the approval of sewer plans. Marana Ordinance No. 2011.31 _1 7. The developer shall be responsible for any required roadway improvements based on the data found in traffic studies that will be required during the platting or development stages of this Specific Plan. (It is noted that the traffic study prepared in support of the Specific Plan found that no more that 3000 residential units should be built in Cascada and Cascada North without having the Lambert Lane extension to 1-10 in place, as shown in the Town's Major Routes Plan. The study found that with more than 3000 residential units built, along with the non-residential parcels in the Cascada Specific Plan and Marana Spectrum, Cascada Boulevard and the Twin Peaks Road/Cascada Boulevard intersection will operate at failing levels of service.) 8. The developer shall dedicate, or cause to have dedicated, the necessary rights -of -way for Lambert Lane, per the Town of Marana adopted Major Routes Right -of -Way plan. 9. Minor grammatical and technical- changes as required by the Town of Marana may be made to the Cascada North Specific Plan prior to Mayor and Council consideration of this rezoning request. 10. The master developer shall submit an annual report within 30 days of the new calendar year after of the Town Council's approval of the Specific Plan, in addition to those requirements listed in the Land Development Code. 11. Upon adoption of the ordinance by the Mayor and Council approving the Cascada North Specific Plan, the applicant shall provide the planning department with the following final editions of the Cascada North Specific Plan: one non -bound original; fifteen bound copies; and, one digital copy in Microsoft Word or other acceptable format, within sixty days of the adoption. SECTION 3. This Ordinance shall not be effective until the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Property Owners and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and specifically A.R.S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. SECTION 4. All ordinances, resolutions and motions and parts of ordinances, resolutions, and motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of this Ordinance. SECTION 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED BY THE MAYOR AND TOWN COUNCIL OF THE TOWN OF MARANA, ARIZONA, this 15th day of November, 2011. taw octp ATTEST: SEAL ocelyn C4 : ronson, Town Clerk APPROVED AS TO FORM: ("ink 7s. dy, Town At Marana Ordinance No. 2011.31 _2 LEGAL DESCRIPTION EXHIBIT 'A` The land referred to in this report is described as follows: PARCEL NO. 1: Block III, CASCADA VILLAGE I, according to Book 64 of Maps, page 35, records of Pima County, Arizona (2i 6-19-5370) PARCEL NO. 2: Common Area D-1, CASCADA VILLAGE I, according to Rook 64 of Maps, page 35, records of Pima County, Arizona (216-16-5780) PARCEL NO. 3: Block I, CASCADA VILLAGE I, according to Book 64 of Maps, page 35, records of Pima County, Arizona (216-19-5350) PARCEL NO. 4: Common Area A-1, CASCADA VILLAGE I, according to Book 64 of Maps, page 35, records of Pima County, Arizona (216-19-5570) PARCEL NO. 5: Common Area B-1, CASCADA VILLAGE I, according to Book 64 of Maps, page 35, records of Pima County, Arizona (216-19-5640) PARCEL NO. 6: Common Area B-2, CASCADA VILLAGE I, according to Book 64 of Maps, page 35, records of Pima County, Arizona (216-19-5650) PARCEL NO. 7: Common Area A-2, CASCADA VILLAGE 1, according to Book 64 of Maps, page 35, records of Pima County, Arizona (216-19-5580) PARCEL NO. 8: Common Area B-3, CASCADA VILLAGE I, according to Book 64 of Maps, page 35, records of Pima County, Arizona (216-19-5660) PARCEL NO. 9: That portion of Section 9, Township 12 South, Range 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: Commencing at the interior one -quarter corner of the said Section 9; Thence North 89 degrees 37 minutes 44 seconds East, along the East-West midsection line, a distance of 200.00 EXHIBIT 'A' (Continued) feet to the POINT OF BEGINNING on a line 200.00 feet East of and parallel with the North -South midsection line; Thence South 00 degrees 10 minutes 57 seconds East, along the said parallel line, a distance of 200.00 feet to a line 200,00 feet South of and parallel with the East-West midsection line; Thence South 69 degrees 37 minutes 44 seconds West, along the said parallel line, a distance of 200.00 feet to the North -South midsection line; Thence South 00 degrees 10 minutes 57 seconds East, along the said line, a distance of 277.50 feet; Thence North 89 degrees 37 minutes 44 seconds East, parallel with the East-West midsection line, a distance of 1,070.00 feet to the Southwesterly right-of-way of that roadway recorded in Docket 8096 at Page 1868, Pima County Recorders office, Pima County, Arizona; Thence North 45 degrees 05 minutes 33 seconds West, along the said right-of-way, a distance of 1,046.12 feet to a point of curvature of a tangent curve concave to the Southwest; Thence Northwesterly along the said right-of-way, along the arc of said curve,to the left, having a radius of 1,325.00 feet and a central angle of 00 degrees 34 minutes 07 seconds for an arc distance of 175.03 feet to a line 200.00 feet East of and parallel with the North -South midsection line; Thence South OD degrees 10 minutes 30 seconds East, along the said line a distance of 381.69 feet to the POINT OF BEGINNING. (216-18-020E) PARCEL NO. 10: That portion of the Southeast one -quarter of Section 9 AND the Southwest one quarter of the Southwest one quarter of Section 10, Township 12 South, Range 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: Beginning at the one -quarter comer common to said Sections 9 and 10; Thence South 00 degrees 09 minutes 47 seconds East, along the common Section line, a distance of 1,320.28 feet to the Northwest comer of the said Southwest one -quarter ; Thence North 89 degrees 55 minutes 47 seconds East, along the North Tine of the said Southwest one -quarter, a distance of 1,330.49 feet to the Northeast comer; Thence South 00 degrees 15 minutes 50 seconds East, along the East line of the said Southwest one -quarter, a distance of 1,246.97 feet to a point an the arc of a non -tangent curve concave to the North, a radial line of said curve through said point having a bearing of South 00 degrees 00 minutes 07 seconds West, said point being on the Northerly right-of-way of that roadway recorded in Docket 8096 at page 1868; Thence along the said right-of-way the following course and distances, Westerly along the arc of said curve, to the right, having a radius of 1,425.00 feet and a central angle of 44 EXHIBIT 'A' (Continued) degrees 54 minutes 20 seconds for an arc distance of 1,11 6.84 feet to a point of tangency; North 45 degrees 05 minutes 33 seconds West, 1,621.90 feet; North 44 degrees 54 minutes 27 seconds East, 483.04 feet to a point of curvature of a tangent curve concave to the Northwest; Northeasterly along the arc of said curve, to the Left, having a radius of 1,875.00 feet and a central angle of 24 degrees 15 minutes 25 seconds for an arc distance of 793.81 feet to the North line of the said Southeast one -quarter, Thence North 89 degrees 37 minutes 44 seconds East, along the said North line, a distance of 47.10 feet to the POINT OF BEGINNING_ (216-18-020F) PARCEL NO. 11: That portion of the East one-half of Section 9, "Township 12 South, Range 12 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follow Commencing at the East one -quarter corner of the said Section 9; Thence South 89 degrees 37 minutes 44 seconds West, along the East-West midsection line of the said Section 9, a distance of 208.84 feet to the POINT OF BEGINNING on the right-of-way line of that roadway described as Parcel 4, recorded in Docket 8096 at Page 1868, Pima County Recorder's office, Pima County, Arizona; Thence South 89 degrees 37 minutes 44 seconds West, along the said mid -section line, a distance of 1,100.01 feet to the Southeast corner of the Southwest one -quarter of the Northeast one -quarter; Thence North 00 degrees 09 minutes 28 seconds West, along the East line of the said Southwest one -quarter, a distance of 715.86 feet; Thence South 89 degrees 37 minutes 44 seconds West, 909.06 feet; Thence South 00 degrees 10 minutes 30 seconds East, 307.96 feet to a portion the arc of a non -tangent curve concave to the Southwest, a radial line of said curve through said point having a bearing of North 42'52'25" East, said point being on the right-of-way line of the said roadway; Thence Southeasterty along the arc of said curve, to the right, having a radius of 1,475.00 feet and a central angle of 02 degrees 02 minutes 02 seconds for an arc distance of 52.36 feet to a point of tangency; Thence South 45 degrees 05 minutes 03 seconds East, along the said right-of-way line, a distance of 1,779.39 feet to a angle point; Thence North 44 degrees 54 minutes 27 seconds East, along the said right-of-way line, a distance of 483.04 feet to a point of curvature of a tangent curve concave to the Northwest; Thence Northeasterly along the arc of said curve, to the left, having a radius of 1,725.00 feet and central angle of 22 degrees 19 minutes 46 seconds for an arc distance of 672.27 feet to the POINT OF BEGINNING. EXHIBIT (Continued) The above Parcels being portions of Camino de Manana Estates in Book 27 of Maps and Plats at Page 77, in Book 27 of Maps and Plats at Page 78 and in Book 27 of Maps and Plats at Page 79. (216-17-012G) PARCEL NO. 12: That portion of the Southwest quarter of the Northeast quarter of Section 9, Township 1 2 South, Range 1 2 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows: COMMENCING at the Southeast corner of the said Southwest quarters Thence North 00 degrees 09 minutes 28 seconds West, along the East line of the said Southwest quarter, a distance of 715.86 feet to the PO.1hl1 OF BEGINNING on a line 715.86 feet North of and parallel with the South line of the said Southwest quarter; Thence South 89 degrees 37 minutes 44 seconds West, along the said parallel line, a distance cf 909.06 feet to a line 400.00 feet East of and parallel with the West line of the said Southwest quarter; Thence South 00 degreesl0 minutes 30 seconds East, along the said parallel line, a distance of 307,96 feet to a point on the arc of a non -tangent curve concave to the Southwest, a radial line of said curve through said point having a bearing of North 42 degrees 52 minutes 25 seconds East, said point being on the Northeasterly right-of-way of that roadway recorded in Docket 8096 at page 1868; Thence Northwesterly along the said right-of-way, along the arc of said curve, to the left, having a radius of 1,475.00 feet and a central angle of 09 degrees 53 minutes 08 seconds for an arc distance of 254.49 feet to a line 200.00 feet East of and parallel with the West line of the said Southwest quarter, Thence North 00 degrees 10 minutes 30 seconds West, along the said parallel line, a distance of 752.38 feet to the North line of the said Southwest quarter; Thence North 89 degrees 34 minutes 19 seconds East, along the said North line, a distance of 1,109.24feet to the Northeast corner of the said Southwest quarter, Thence South 00 degrees 09 minutes 28 seconds East, along the East line of the said Southwest quarter, a distance of 603.07 feet to the POINT OF BEGINNING. (216-18-020D) r- F. ANN RODRIGUEZ, RECORDER Recorded By: JCC DEPUTY RECORDER 305 SMARM TOWN OF MARANA TOWN CLERK 11555 W CIVIC CENTER DR MARANA AZ 85653 I1II III IlI(I 1111 l I IU OI IIN1 L SEQUENCE: NO. PAGES: CONSEN MAIL AMOUNT PAID: II1lliIII 20113250232 1 11/21/2011 13:02 CONSENT TO CONDITIONS OF REZONING, WAIVER OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE, AND INDEMNITY FOR CLAIMS FOR POSSIBLE DIMINUTION OF VALUE RESULTING FROM TOWN of MARANA ORDINANCE No. 2011.3i FIDELITY NATIONAL TITLE AGENCY, INC., an Arizona corporation, as trustee under Trust No. 60327 (the "Owner"), owns the land referred to in this instrument as the "Property," which is particularly described in Exhibit "A" attached to Marana Ordinance No. 2011.3i (the "Rezoning Ordinance") and incorporated by this reference in this instrument. The Property is the subject of Town of" Marana rezoning case PCZ-10035, filed on behalf of the Owner. . $8.00 The Owner hereby agrees and consents to all of the conditions imposed by the Rezoning ordinance, including all stipulations adopted by the Marana Town Council in conjunction with the approval of the Rezoning Ordinance, and waives any right to compensation for diminution in value pursuant to Arizona Revised Statutes § 12-1134 that may now or in the future exist as a result of the approval of the Rezoning Ordinance. The owner also consents to the recording of this document in the office of the Pima County Recorder, to give notice of this instrument and its effects to successors in interest of the Property, who shall be bound by it. Dated this /o day of November, 2011. FIDELITY NATIONAL TITLE AGENCY, INC., an Arizona corporation, as trustee under Trust No. 60327 IDEL:T if ATIONAL TITLE AGENCY, INC. Arizona , - rporabon as TRUSTEE Under .J RUST N • . ` - tot In its BT , . t..a •fi • _ t 4." '!r 111 e Mar STATE OF ARIZONA SS. County of Pima ) Its Trust Officer The foregoing instrument was acknowledged before me on November /ios., 2011, by Martha Hill, the Trust Officer of FIDELITY NATIONAL TITLE AGENCY, INC., an Arizona corporation, as trustee under Trust No. 60327. OFFICIAL SEAL SHERRY G. SOURIS NOTARY PUBL1C-ARIZONA PIMA COUNTY My Comm, Exp. Nov. 15, 2012 Cascada Nonh Specify Plan - Prop 207 Waiver N 11/4/2011 2:27 PM Cascada North Specific Plan Prepared for: REDPOINT AA Nrr 8710 North Thornydale Road Suite #120 Tucson, Arizona 85742 C) Prepared by: Presidio 14 1 c V is IfiC, 4582 N. 1 s` Avenue Suite #120 Tucson, Arizona 85718 Presidio Engineering Job No, 198020-38-0103 November 15, 2011 Contributing Consultants Presidio E N G, ►V E C RING, INC John D. Wood, P.E., LEED-AP 4582 N. 1 s` A venue, Suite #120 Tucson, Arizona 85 718 �Ir►r{i r C�f�•4i�1�r�t�r>»ft •���r . C OM Telephone (520) 795-7255 ext. 103 Fax (520) 795-6747 Q�sggiffehise ILaggz@alp,G, L n1®©fit Steve Acuna, Landscape Architect 425 W Paseo Redondo, Suite 3 Tucson, AZ 85 701 Telephone (520) 6 70-1919 Fax (520) 670-1919 acrirr0-cl/Jleell(U .tj l e_c of f k c•. �rl IP SURVEYING R DRAFTING. INC Ashb Wayne Ashby, RLS 717 N Swan Rd Tucson, AZ 85711 Telephone (520) 325-1991 Fax (520) 325-2074 asadinc(thc1stPestoffrce.net WIM CMG DRAINAGE 1131001111 ENGINEERING, INC. 3555 N. Mountain Ave, Tucson, Arizona 85719 Phone (520) 882-4244 Fax (520) 888-1421 Clint Glass, P.E. .lint(wenngdrahia e. c'onh/ = Kimley-Horn r 1 and Associates, Inc. Scott Beck, P.E. 2210 E. Ft. Lowell, ell, Suite #200 Tucson, Arizona 85 719 Telephone (520) 615-9191 Fax (520) 615-9292 sc,i�tt, beck(a k im/ei-horn.coin TI 1EPLANN,rwTER Robin M. Large, A.l CP 1.10 S. Church Ave., Ste. 6320 Tucson, AZ 85 701 Telephone (520) 623-6146 Fa(5 20) 62-195 t) 7e'ri A-,,eq/Itt �t 41 n,i t C..ily n+t,• Eric .Klucas, Ph. D, R.P.A. 1575 E River Road, Suite #201 Tucson, AZ 85 718 Telephone (520) 319-2106 Fax (520) 323-3326 cldrrc'as0 tierra-roiii.com WestLand Resources, Inc. Engineering and Environmental Consultants Amanda Best Mark Taylor, P.E. 4001 E. Paradise Falls Drive Tucson, Arizona 85712 Telephone (520) 206-9585 Fax (520) 206-9518 nittivicir 0 11VNf/ttiirrf'e,W1riVt'A.c (Mit chest rr' %Vesticrrlchr.$)!rCt•,s.c-Oiii Table of Contents SECTION 1: INTRODUCTION A. Basis for Specific Plan 1 SECTION I1: INVENTORY AND ANALYSIS A. Existing LandUses......... ...................... ......... ............ ...................... .,...........,...,.........,.......,.,1 1. Site Location 1 2. Existing Land Uses On -Site 1 3. Property Information Within / Mile of Site 3 4. Location/Ownership of Wells/Wells Site Within 100' of Property 4 B. Topography ....... ................... ................. ....... ............ ................,........................,.,.....12 C. D. E. 1. Topographic Characteristics 2. Pre -Development Cross -Slope.. 3. Geology and Soils .. ..... 12 ........ 12 12 Hydrologyand Water Resources ....... ..... ............................■................................................ 16 1. Off -Site Watersheds 16 2. Off Site Features that may Affect or be Affected by the Site . 16 3. Acreage of Upstream Off -Site Watersheds with 100 Year Discharge Greater than 100 cfs 16 4. On -Site Hydrology . 17 5. Existing Drainage Conditions along Downstream Property Boundary 18 Vegetation. .......... ......................... .................. .........................................■.............................. 2 1 1. Vegetative Communities and Associations on the Site . 21 2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered Species 30 3. Vegetative Densities by Percentage of Plant Cover 31 ■ ■ ildl ife..................►............................................................................■...........................►....... 34 1. Habitat Description 34 2. Wildlife Concerns 36 F. Viewsheds ... 39 1. Vicwsheds 39 2. Visibility .... 39 45 G. Traffic 1. Existing and Proposed Off -Site Streets ... 45 2. Arterial Streets within One Mile of the Project Site .. • 46 3. Existing and Proposed Intersections or Arterials within One Mile Most Likely to Be Used by Traffic from Site 46 4. Existing Bicycle and Pedestrian Ways Adjacent to the Site • 46 H. Recreation and Trails 49 1. Trails, Parks and Recreation Areas 49 I. Cultural/Archaeological/Historic Resources ■....... ........ ...................................................... 52 1. Site Description 2. Archaeological Letter. .... 52 52 Presidio ENGINEERING, INC Cascada North Specific Plan Marana, Arizona Table of Contents J. McHarg Composite Map............ ..■..... 53 K. Existing Utilities 55 1. Existing Sewer Service 55 2. Existing Water Services 55 3. Existing Power 58 4. Existing Gas 58 5. Existing Communications..... 58 6. Existing Cable 58 L. Existing Public Services.......................................................... 60 1. Existing Emergency Services 60 2. Existing Schools and Libraries 60 3. Existing Religious and Other Facilities 60 M. Adjacent Development..................,....................................................................................... 64 1. Adjacent Lots and Structures within 300' of the Plan Boundary. 64 SECTION III: LAND USE PROPOSAL (Tentative Development Plan) A. Project O ver►vi ew..................................................................................... ■. ■............................. 1. Major Goals 1 2. Administrative Goals 2 3. Land Use and Community Goals ................ 2 4. Infrastructure and Environment Goals.... 3 B. Land Use Concept (Tentative Development Plan) ..................................................... 3 C. Existing Land Uses S 1. Existing Zoning Boundaries and Land Uses on Adjacent Property ..... 8 2. Assessment of Impacts to On and Off -site Uses 8 D. Topography ..............................................11 1. Land Use Plan Response to the Site..... .. .. 11 2. Encroachment onto Slopes of 15% or Greater 11 3. Cross -Slope Calculations .. 11 E. Hydrology........................................ ■.■■.■■■.....................■.■.■■.■................................... 12 1. Summary of the Proposed Drainage Plan .. 12 2. Modified Drainage Patterns .. 13 3. Potential Impacts to Off -site Land Uses ,.... 13 4. Engineering Features ... 13 5. Drainage Plan Conformance 15 F. Vegetation 18 G. \ild1ifc.....................................................................►...................................■■...■.■......■........■.. 19 1. Mitigation for Sound, Visibility, Lighting and Traffic Impacts to Wildlife ...... 19 2. Treatment to be Used Within and Adjacent to Developed Areas 19 H. Viewsheds 20 Presidio ENGINEERING,INC ii Cascada North Specific Plan Marana, Arizona Table of Contents 1. Traffic •• 20 �. Utilities .....■..■.....■■.....■...........r...■.......■■............,.........■■■.■.........r.............r....■..■■.■■.■.....r..........r.r 23 1. Sewer Service 23 2. Water Service ..... ... 23 3. Gas Service ........ ... 23 4. Electric Service .... .. 24 K. Public Service Impacts.............,.,......................................................................................... 27 1. Police/Fire/Sanitary Pick Up Services 27 2. Schools and Parks 27 L. Recreation and Trails ....,.,.....,........... 28 1. Trails . .28 2. Open Space 28 3. Recreation and Parks 28 M. Cultural/Archaeological/Historic Resources 33 SECTION IV: DEVELOPMENT AND DESIGN STANDARDS A. Purpose and intent 1 B. Applicability of Town of Marana Land Development Code.......r.......aar.......r............... 3 C. Definitions............ 4 D. Residential Development Regulations...........................................r...............r....................... 1. Medium Density Residential (MDR) 4 2. Medium High Density Residential (MHDR) . .... ... 6 E. Residential Design Criteria 8 1. Site Planning •.• 8 2. Architectural Design Standards . , 10 F. Open Space Development Regulations...............................................................................14 1. Natural Undisturbed Open Space (NUOS) Mitigation/Set-Aside .. 14 2. Open Space Recreation (OSR) .... 14 3. Open Space Utilities (OSU) 15 4. Trails .. 15 4. Parks... 17 5. Maintenance . • 18 G. Utility Development Standards .......18 H. Roadway Standards 19 1. Minimum Roadway Development Standards .... 19 M Presidio iii Cascada North Specific Plan Marana, Arizona ENGIN[ERING , INC Table of Contents I. Landscape Standards... . ...........•.. 24 1_ Purpose and Concept.. .... 24 2. Streetscape Concept ..... ... 24 3. Entry Features ...... 25 4. Project Edges ... 25 5. Hardscapc Design Elements .. .. ...25 6. Drainage and Retention/Detention Basins 26 7. Grading . 26 8. Slope Treatments and Grade Differentials 27 9. Revegetation and Erosion .. . .---. 27 10 Irrigation ... 27 J. Signage Standards 27 1. Concept and Purpose. 27 2. Major Monurnentation .... 28 3. Minor Monurnentation . . • • 28 4. Street Signs .... 28 5. Materials/Color Scheme.... ..• 28 K. L. PublicArt............................................■....■....■■■.■...........■...■.■►.►.■■...,.............w....................■..... 28 DrainageWay Standards..................................................................................................... 29 SECTION V: IMPLEMENTATION AND ADMINISTRATION A. Purpose and Intent.- OOOOOOOOOOOOOOOOO •••• OOOOOOOOOOOOOOO ••• OOOOO •••••••• OOOOOOOOOOOO ••••• OOOOOOOO OOOOOOOOOOOOOOO •••••••••••••••• B. Proposed Changes to Zoning Ordinance .. .w.w.w.w 2 C. Development Review Procedure D. General Implementation Responsibilities E. Phasing................................................s F. 1. Fire and Emergency Service • • .. 5 2. Archaeology Surveys . . • • • 5 3. CFPO Surveys ....... 5 4. Recreation (District and Neighborhood Parks) -- 5 5. Drainage Improvements 6 SpecificPlan Administration a...............................................................................................14 1. Enforcement - 14 2. Administrative Change 14 3. Substantial Change 14 4. Interpretation ........ 15 5. Fees .. . .. 15 6. Amendments 15 7. Violations... 15 8. Specific Plan Development Monitoring Program ........ ... 15 Presidio E NGI (VEERING. INC. iv Cascada North Specific Plan Marana, Arizona Table of Contents LIST OF FIGURES Section I Introduction None at this time Section II Inventory and Analysis None at this time Section in Land Use Proposal (Tentative Development Plan) None at this time Section IV Development and Design Standards Figure 1 - Pathway Trail - Plan View 16 Figure 2 - Pathway Trail - - Cross -Section ........ 1 6 Figure 3 - Drainageway Trail - Cross Section 17 Figure 4 - Typical Major Collector Street Cross -Section . ....2I) Figure 5 - Typical Entry Drive Residential Collector Cross -Section .... .... .... ? 1 Figure 6 - Typical Local Residential Collector Cross -Section 1 Figure 7 - Typical Local Residential Street Cross Section 22 Figure 8 - "Typical 24' Shared Private Driveway Cross -Section ...22 Figure 9 - Typical 20' Alley Cross -Section 23 Figure 10 - Typical 1 2' Alley Cross -Section . �3 Section V Implementation and Administration None at this time LIST OF EXHIBITS Section I introduction None at this time Section 11 Inventory and Analysis II.A.1 Location and Vicinity Map.... 5 II.A.2 Regional Map 6 II.A.3 Aerial Photograph . • 7 II.A.4 Existing Land Uses On -Site g II.A.5 Existing Specific Plan Zoning Land Uses On -Site.... 9 II.A.6 Existing Perimeter Zoning 10 II.A.7 Existing Perimeter Land Uses .... .. 11 II.B.1 Topography .......,..... 14 II. B.2 Soils Group Map 15 II.C.1 Off -Site Hydrology .. 19 il.C.2 On -Site Hydrology Effective Map June 16, 2011 ,.... 20 II.D.1 Vegetation Conununities 29 I I . D.2 Vegetation Densities .... .... 33 II.E.1 Wildlife Corridor Map . 38 II1.1 Site Views 40 II.O.1 'Traffic Circulation and Existing Rights -of -Ways 48 II.H.1 Open Space, Recreational Facilities, Parks and Tails ... 51 II.J.I Mcliarg C:ornposite Map .... 54 M Presidio v Cascada North Specific Plan Marana, Arizona ENGINEERING,INC Table of Contents II.K.1 Existing Sewers ... 56 II.K.2 Existing Water 57 II.K.3 I existing Power Facilities • 59 II.L.1 Existing Emergency Services ... 61 II.L.2 Existing Schools and Libraries . .. ..--. 62 II.L.3 Existing Religious, llealthcare and Other Public Facilities ..... 63 II.M.1 Adjacent Lots ... 65 Section III Land Use Proposal (Tentative Development Plan) 111, B.1 Land Use Concept 6 I11.13.2 Land Use Phasing Concept 7 111.C.1 Existing Land Use/Adjacent Zoning & Proposed Land Use Concept 10 111.E.1 Post -Development Hydrology -•••• 16 III.E.2 Channel Cross -Sections 17 III.I.1 Circulation Concept 22 III.J.1 Sewer . 25 III.J.2 Water • 26 III.L.1 Open Space, Recreation, Parks and Trails Concept Plan .. 32 Section IV Development and Design Standards None at this time Section V Implementation and Administration V.C.1 Cascada Residential Lot Monitoring Report ..... ... 3 LIST OF TABLES Section 1 Introduction None at this time Section 11 Inventory and Analysis Table 1 - Existing Zoning and Land Uses ---.-... 2 Table 2 - Hydrology ... 17 Table 3 - Evaluation of Special Status Occurrences . 35 Table 4 - Existing Roadways Within One Mile of the Site .... 47 Table 5 - Inventory of Candidate Trails 50 Section III Land Use Proposal (Tentative Development Ilan) Table 6 - Cascada North Land Uses ••••• 5 'fable 7A - Northgate Specific Plan Open Space 29 Table 7B - Cascada Specific Plan Open Space 30 Table 7C - Cascada North Specific Plan Open Space . , .. .. 31 Section IV Development and Design Standards Table 8 - Cascada North Specific Plan Land Uses by Parcel .... 2 Section V Implementation and Administration Table 9 - Combined Cascada North and Cascada Phasing .......... .... 7 Table l () - Combined Cascada North and Cascada Phased Development Triggers. 10 Presidio vi Cascada North Specific Plan Marana, Arizona ENG1NEERING.INC. Table of Contents APPENDICES Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F Appendix G Appendix H Appendix I Specific Plan Legal Description Arizona Game and Fist Department Heritage Data Management On -Line Environmental Review Tool Output Kirnley Horn, Traffic Statement September 21, 2010 Tierra Letter Cascada Specific Plan: Development Plan Excerpts and Northgatc Specific Plan: Land Use Concept Excerpts Cascada Specific Plan Development and Design Standards Excerpts Cascada Specific Plan Implementation and Administration Excerpts Cascada Specific Plan Recommended Plant Palette Excerpt Cascada/Cascada North Design Standards Presidio ENGINES RING, 1NC vii Cascada North Specific Plan Marana, Arizona Section I Introduction Presidio ENGINE1RING.INC Cascada North Specific Plan Marana, Arizona Introduction Section I A. Basis for Specific Plan The Cascada North Specific Plan is intended t o : 1. Down zone the remaining Northgate Specific Plan parcels adjacent to the Cascada project (see discussion below). 2. Dramatically increase the protection of wildlife and habitat through the expansion of quality (contiguous undisturbed) set aside areas in concert with the Town of Marana's proposed Habitat Conservation Plan (HCP). 3, Foster more environmentally sensitive development by replacing residential land uses which originally required septic systems with residential development that can be serviced by gravity sewer and reducing potential wash/habitat crossings through clustering of development. 4. Prepare a Specific Plan which is compatible with and expands upon the adjacent Cascada project by adopting Cascada's Design and Development requirements while also increasing recreational amenities through the establishment of an expanded neighborhood park which can accommodate soccer andlor other ball games. 5. Incorporating higher density residential development with an overall smaller disturbance footprint that is felt to be more reflective of future sustainable development and market demand. The above objectives for the Cascada North Specific Plan are now achievable due to the applicant's acquisition of the remaining Northgate Specific Plan parcels. This acquisition and control of these parcels is central to the ability to put together a land mass large enough to allow for the reconfiguration of development and set aside of contiguous undisturbed habitat for the confluence of two wildlife corridors and their extension to the I-10 area. As mentioned above, the Cascada North Specific Plan is to be an extension of and compatible with the Cascada Specific Plan as prepared by The Planning Center for the same applicant. Consequently, every effort has been made to acknowledge The Planning Center's work and those areas where text, exhibits or tables have been excerpted from the original Cascada Specific Plan. Finally as mentioned above, the Cascada North Specific Plan would represent a 25% decrease in the currently allowed Residential Dwelling Unit (D.U.) Yield as follows: L Current allowed Northgate Residential Yield Current allowed Cascada Residential Yield Current Combined Allowed Yield 1,617 D.U. 233 D.U. 1,850 D.U. Proposed Cascada North Residential Yield 1,387 D.U. Net Reduction in Yield 463 D.U. Presidio EN GINEERING.INC, 1 Cascada North Specific Plan Marana, Arizona Introduction Section I Consequently, the existing density (Northgate and Cascada) over the project's 665 +1- acres is 2.82 RAC where as the proposed Cascada North residential density is 2.12 RAC. This decrease in density is further enhanced with the large acreage of now uninterrupted open space/wildlife corridors. Presidio ENGINEERING, !NC Cascada North Specific Plan Marana, Arizona Section II Inventory and Analysis Requirements (Development Capability Report) D. Presidio ENGINEERINGHNC Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II A. Existing Land Uses 1. Site Location The Cascada North Specific Plan encompasses a land area of approximately 665 1/- acres which is located northwest of Twin Peaks Road and cast of I-10 and the Southern Pacific Railroad. Additionally, the Cascada North Specific Plan area is more specifically located within portions of Sections 9, 10 and 15, Township 12 South, Range 12 East, Gila and Salt River Meridian, Town of Marana, Pima County, Arizona. See the attached Exhibits II.A.1: Location and Vicinity Map, 11. A.2 : Regional Map and II.A.3: Aerial Photograph for additional details. Further, a legal description of the Cascada North Specific Plan's boundary has been prepared by Ashby Surveying and Drafting. The legal description is contained within Appendix A. 2. Existing Land Uses On -Site Currently, the land contained within the Cascada North Specific Plan is undeveloped as shown within Exhibit II.A.4: Existing Land Uses On Site. Further, the land contained within the boundary of the proposed Cascada North Specific Plan has an existing zoning of "F" — Specific Plan based upon the Cascada Specific Plan approved under Town of Marana Ordinance No. 2006.23 and the Northgatc Specific Plan Ordinance No. 91.09 approved in the early 90s as is shown within Exhibit TI.A.5: Existing Specific Plan Zoning Land Uses On -Site. Additionally, the Town of Marana's General Plan designator for the area contained within the boundary of the Cascada North Specific Plan is "Master Planning Area". Further, the land uses for the parcels contained within the Cascada and Northgate Specific Plans are shown in the attached Table 1, Existing Zoning and Land Uses. Table No. 1 shows that there is currently a mix of both residential and commercial land uses within the boundary of the proposed Cascada North Specific Plan. Further, Table No. 1 indicates that the total residential yield based on the assigned land uses and densities would be approximately 1,850) units (detached and attached residential product). Presidio ENGINEERING.1NC. 1 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II Table 1 Existing Zoning and Land Uses Cascada Specific Plan Specific Plan Parcel 1D Final Plat Parcel Designation Area (AC) Land Use Designation/ Density Residential Yield C2 I 25.75 MDR/5 RAC 129 C5 111 469.28 LDR 104 - C.A. "A" 8.13 OSD - - C.A. "A" 6.35 OSD - -- C.A. "D" 14.78 N U OS - - Lambert Lane R/W 32.71 RJW - Sub Total 557 AC Sub Total 233 Units Northgate Specific Plan Specific Plan Po reel ID Area (AC) Land Use Designation/ Density Residential Yield N 1 26.1 (a portion of 30 acres) MDR/6 RAC 157 . N2 , 19.8 C/22 RAC 436 N3 10.0 (a portion of42.l acres) CPI/22 RAC 220 N5 17.9 C/22 RAC 394 N7 34.2 MHDR/12 RAC 410 Sub Total 108 AC Sub Total 1,617 Units Total 665 AC Total 1,850 Units Presidio 2 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section 11 3. Property Information Within % Mile of Site a. Existing Zoning Within '/A Mile Currently, the existing zoning within 1/4 mile of the perimeter of the Cascada North Specific Plan boundary is as follows and is depicted on Exhibit II.A.6: Existing Perimeter Zoning: r • North Perimeter: Marana "C" (Large Lot Zone) Marana "B" (Medium Lot Zone) East Perimeter: Pima County "G R-1 " (Rural Residential Zone) Marana "F" (Cascada Specific Plan) South Perimeter: Marana "F" (Cascada Specific Plan) Marana "A" (Small Lot Zone) Marana "E" (Transportation Corridor Zone) Marana "LI" (Light Industrial Zone) Marana "F" (Continental Ranch Specific Plan) West Perimeter: Marana "E" (Transportation Corridor Zone) Marana "LI" (Light Industrial Zone) Marana "R-144" (Single Family Residential Zone) Marana "C" (Large Lot Zone) Pima County "SP" (Avra Valley Gateway 1-10 Specific Plan, Pima County Case No. Co23-07-01 and ordinance No. 2008-95) h, Existing Land Uses Within 1/4 Mile Perimeter Exhibit I1.A.7: Existing Perimeter Land Uses includes an aerial photo of the Cascada North Specific Plan area. This exhibit shows that the Cascada North Specific Plan is surrounded primarily by undeveloped land. More specifically, the existing land uses within 1/4 mile perimeter of the site are as follows: North Perimeter: Undeveloped (Arizona State Land Department) East Perimeter: Undeveloped land including natural undisturbed open space per the Cascada Final Block Plat (Book 64, Page 35). South Perimeter: Undeveloped. This includes Cascada and Arizona State Land Department land. Presidio ENGINEERING, I N C . 3 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section III West Perimeter: Undeveloped. This includes Cascada and Arizona State Land Department land. Interstate 10. Santa Cruz River Bank Protection Linear Park and Floodplain. c. Number of Stories of Existing Structures A review of the surrounding area within a 1/4 mile of the perimeter of the Cascada North Specific Plan boundaries indicates that a majority of the structures are single story although some two story structures exist. All of the structures reside along the east perimeter of the project within the Pima County GR-1 Zoned property. d. Pending Rezoning Currently, there are no known pending rezonings located within 1/4 mile of the perimeter of the Cascada North Specific Plan boundaries. e. Conditional Rezonings Currently, the Cascada and Northgatc Specific Plan are the only known conditional rezonings located within ' mile of the perimeter of the Cascada North Specific Plan boundaries. f. Subdivisions/Development Plan Approved Within 1/4 mile of the Cascada North Specific Plan boundaries, there are no known approved Development Plans. Further, the only known approved subdivision is the 430 residential lots of Cascada Village I as created by the recordation of the Cascada Final Block Plat (Book 64, Page 35). g. Architectural Styles Used in Adjacent Projects. As indicated within the Cascada Specific Plan, the existing structures within 1/4 mile of this site are rural residential single family structures with a contemporary ranch architectural style. Additionally, many of the residences are manufactured structures. 4. Location/Ownership of Wells/Wells Site Within 100' of Property According to WestLand Resources, there are, as of this submittal, no existing wells within 100' of the exterior boundary of the Cascada North Specific Plan. Presidio ENGINEERING, INC. Cascada North Specific Plan Marana, Arizona EXHIBIT II,A.1: LOCATION AND VICINITY MAP THIS SITE IS LOCATED IN TOWNSHIP 12 SOUTH, RANGE 12 EAST, SECTION 9, 10 & 15 LEGEND SPECIFIC PLAN BOUNDARY 4000' 8000' Presidio CASCADA NORTH SPECIFIC PLAN MARANA, ARIZONA EXHIBIT I1.A.2: REGIONAL MAP AVRA VALLEY RD PIMA COUNTY MOORE RD TOWN OF MARANA o ax TANGERINE RD UNDA VISTA BL W SUNSET RD TOWN OF ORO VALLEY GE GROVE LEGEND 1 --- I TOWN OF MARANA PIMA COUNTY TOWN OF ORO VALLEY El SPECIFIC PLAN BOUNDARY CITY OF TUCSON TOWN OF MARANA BOUNDARY 8000' 16000' A NORTH Presiclio MARANA�, ARIZONA SPECIFIC PLAN ENGINEERING, tree. 6 EXHIBIT II.A.3: AERIAL PHOTOGRAPH LEGEND AERIAL SOURCE: PAG 2008 SPECIFIC PLAN BOUNDARY 2000' 4000' Pre S1d10 IENGINIE212 ON C. CA S'C'A DA NORTH SPECIFIC PLAN MA RA NA, ARIZONA 7 EXHIBIT II.A.4: EXISTING LAND USES ON -SITE LEGEND AERIAL SOURCE: PAC 2008 CASCADA NORTH SPECIFIC PLAN BOUNDARY 4000' MI = RTH Presi io CASCADA AAROZONA SPECIFIC PLAN E NI G I N I E C Q 0 i rid G. EI Pd 4:. I 8 DRAINAGEWAY DRAINAGEWAY LEGEND Ei CASCADA NORTH SPECIFIC PLAN BOUNDARY 1 NUOS-NATURAL UNDISTURBED OPEN SPACE OSD-OPEN SPACE DRA NACE P-PARK OSR-OPEN SPACE RECREATION LDR-LOW DENSITY RESIDENTIAL Ilia;MDR -MEDIUM DENSITY RESIDENTIAL EXHIBIT II.A.5: EXISTING SPECIFIC PLAN ZONING LAND USES ON -SITE CASCADA BLVD. MHDR-MED'UM HIGH DENSITY RESIDENTIAL C-COMMERC1AL III CPI -CAMPUS DARK INDUSTRJ L C 1 CASCADA SPECIFIC PLAN PARCEL ID N3 NORTHGATE SPECIFIC 'LAN PARCEL ID 1500' 3000' Presidio LEMatNE1v1a. INC. CASCADA NORTH SPECIFIC PLAN MARANA, ARIZONA 9 EXHIBIT IL.A.6: EXISTING PERIMETER ZONING 1/4 MILE PERIMETER F D DESIGNATED FLOOD ZONE LLLLL L_L_LL L L'C'CLCAN LLLLLLLLIJ !_L LLLLb LL.LL '{' L L L_ L_ 4 L_ L= Eql Ll_LLLL__LL.L1 LLLLLLLL I_LLLLLL. LLS_LLL. LLLLL L L LI L1\ E (c0NT1NEMTAL RANCH SPECIFIC PLAN) LEGEND CASCADA NORTH SPECIFIC PLAN BOUNDARY A SMALL LOT ZONE B MEDIUM LOT ZONE C LARGE LOT ZONE D DESIGNATED FLOOD ZONE E TRANSPORTATION F SPECIFIC PLAN (CASCADA) F SPECIFIC PLAN (NORTHCATE) LI LIGHT INDUSTRIAL R-144 SINGLE FAMILY RESIDENTIAL 1/4 MILE PERIMETER /// • PIMA COUNTY ZONES GR-1 RURAL RESIDENTIAL RH RURAL HOMESTEAD SP SPECIFIC PLAN 1500' 3000' 0 P • • CASCADA NORTH resi SPECIFIC PLAN NIARANA, ARIZONA 11ENGI EIR6MG.:itAc. 10 EXHIBIT II.A.7: EXISTING PERIMETER LAND USES liwyworf/46,741Aree/A ';#1/01,4,74aigare/AW, LEGEND O%i CASCADA NORTH SPECIFIC PLAN BOUNDARY ARIZONA STATE LAND TEP OWNED PARCELS AERIAL SOURCE: PAC 2008 1 2000' 400D' Presidio 1TPAGINEEREING,�IC. CASCADA NORTlI SPECIFIC PLAN MARANA, ARIZONA 11 Inventory and Analysis Requirements Section 1I B. Topography The topography of the Cascada North Specific Plan is characteristic of the Tortolita Mountains Alluvial Fan. 1. Topographic Characteristics The site is located on the downstream portion of an Alluvial Fan emanating out of the Tortolita Mountains. The site drains in a southwesterly direction. The elevation of the highest point on the site is approximately 2,310 feet. The elevation of the lowest point is approximately 2,090 feet and is located along the southwestern comer of the site. Existing topography at 5' contour intervals is shown on Exhibit II.B.1: Topography. a. Hillside Conservation Areas. There are no designated Hillside Conservation Areas on the site. b. Rock Outcrops. There are no prominent rock outcrops on the subject site. c. Slopes of 15% or Greater. There are no areas that contain 15 percent or greater slopes. d. Other Significant Topographic Features. The site is relatively flat and has no other significant topographic features such as prominent peaks or ridges. 2. Pre -Development Cross -Slope The average cross slope of the property is approximately 5.17%. The formula used to derive the average cross slope is as follows: WIIERF: Average Cross Slope = 1 x I, x 0.0023 A I = Contour Interval in Feet I, — 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 1,495,890 x 0.0023 = 5.17% 665 3. Geology and Soils As previously mentioned, the Cascada North Specific Plan area lies within the limits of an alluvial fan emanating out of the Tortolita Mountains. The land generally slopes from the northeast to southwest with a typical uniform slope of 2.5% to 3%. Stormwater generated runoff is conveyed mainly via sheet flow. There do not appear to be any unusual topographic or geologic features on site. N Presidio 12 Cascada North Specific Plan Marana, Arizona ENGINEER1NG,INC. Inventory and Analysis Requirements Section II A review of Pima County's MapGuide Website reveals that the following Hydrologic Soils Groups, as defined by the United States Department of Agriculture's Natural Resources Conservation Services (MRCS) Soil Survey, are contained within the site: • Anthony Sandy Loam • Anthony Gravelly Sandy Loam • Rough Broken Land - Palo Verdes Complex • Rillito Gravelly Sandy Loam Also see Exhibit I113. ? : Soils Group Map for the location of each soils group. It should be noted that the above Soils Groups are also found within the limits of the previously approved Cascada Specific Plan. Presidio E N G I N E E R I N G, I N C. l 3 Cascada North Specific Plan Marana, Arizona EXHIBIT I I . B.1 : TOPOGRAPHY COMTTOU R INTERVAL=5' LEGEND 2200 SPOT ELEVATION TEXT SPECIFIC PLAN BOUNDARY NOTE: THERE ARE NO DESICNATIED HILLSIDE CONSERVATION AREAS ON THE SITE, NOR ARE THERE SIGNIFICANT AREAS OF 15% OR GREATER SLOPES, 1200' 2400' 11"16i1 • • CASCADA NORTH PresicJio PLAN MAR/1NA,jFIC ARIZONA liNGINEERONG, 0Nc.j 14 EXHIBIT I1.B.2: SOILS GROUP MAP n 0 SPECIFIC PLAN HOUNDARY ANTHONv SANDY LOAM ANTHONY GRAVEL LY SANDY LOAM ROUGH BROKEN LAND-PALO VERDES COMPLEX RILITO GRAVELLY SANDY LOAM 1500' 3000' MN I •0 Pcl• CASCADA NORTH resi SPECIFIC PLAN MA RA NA, ARIZONA INNOfN Q-4Q,fle.1 15 Inventory and Analysis Requirements Section 1I C. Hydrology and Water Resources This portion of the Cascada Specific Plan includes pre -development on -site and off -site hydrologic characteristics and water resources. 1. Off -Site Watersheds The subject property is located at the downstream end of several watersheds emanating from the Tortolita Mountain Foothills. The principal drainage systems affecting the subject property are Canada Agua West and Prospect Wash, 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.1: Off -site Hydrology shows the perimeter of all offsitc watersheds that affect or are affected by the subject property both upstream and downstream to their logical conclusion. These boundaries coincide with the boundaries delineated by CMG Drainage Engineering, Inc., as a part of the Tortolita Piedmont Study. Almost all of the watershed areas within the Canada Agua West and Prospect \\'ash basins are undeveloped. At present, there are only isolated areas of low -density, rural housing within the upstream watersheds, although portions of the Preserves and the south end of Dove Mountain also contribute stormwatcr runoff to these watersheds. 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 sheet flow. The project site is located within a critical basin. 2. Off -Site Features that may Affect or be Affected by the Site The most significant man-made feature within the project environment is the Union Pacific Railroad (UPRR) and Interstate 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, but the actual extent of ponding onto the subject property is minimal. Flow which cannot be conveyed through the culverts either ovcrtops 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 1 00-year peak discharge rate of 50 cfs or more is given in Table 2. The location of the concentration points for these watersheds is shown on Exhibit Il . C .1. Presidio ENGINEERING . INC 16 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II TABLE 2: HYDROLOGY{ Summary of 100-Year Q's Concentration Point Q100 (CFS) Drainage Area (Acres) 9 1679 1914 10 I I69 952 20 257 133 21 251 196 22 691 447 23 3445 4342 24 3272 4475 25 4010 5485 Source: CMG Drainage Engineering, Inc. 2003. 4. On -Site Hydrology a. On -site Drainage Flow Conditions: Approximately 90% of the subject property is floodplain area as a result of the love -capacity alluvial channels which characterize the entire drainage system emanating from the Tortolita Mountain Foothills. b. Areas of Sheet Flooding with Average 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. c. Federally Mapped Floodways and Floodplains: The floodplain areas are shown on Exhibit II. C.2 : On -Site Hydrology Effective Map June 16, 2011. 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.C.2 shows the federally mapped FEMA floodplain areas on the project site. Panel #04019C 1015L, effective June 16, 2011 is the current FIRM. The HATA : NTA floodplain area is designated as a Zone AO with flow depths of 1.0 feet and a velocity of 4 to 5 fps. Other areas of the property are mapped Zone X which reflects shallow flooding at 0.5 feet or less. These floodplain limits and flooding depths are based on the results of the Tortolita Piedmont Study completed by CMG Drainage Engineering on behalf of the Town of Marana. d. 100-Year Peak Discharges Exceeding 50 cfs: The peak discharge rates for all washes having a 100-year event flow of >50 cfs are listed in Table 1. Presidio ENGINEERING,INC. 17 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section 11 5. Existing Drainage Conditions along Downstream Property Boundary Runoff along the downstream property boundary continues to drain as sheet flow 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 overtops the UPRR or drains northwesterly along the east side of the UPRR to the next culvert location. The Tortol i to Piedmont Study completed by CMG Drainage Engineering included a detailed analysis of the flow conditions at the UPRR and Interstate 10. Presidio E N G r N F F RING . I N C 18 Cascada North Specific Plan Marana, Arizona CP SUMMARY TABLE CP AREA (AC) 0100 (CFS) • 9 1914.00 1679.0 10 1022.00 1405.0 20 486.30 726.0 21 429.60 621.0 22 371.00 548.0 23 4342.00 3445.0 24 4475.00 3272.0 25 580.00 719.0 t 1 r EXHIBIT !LC. I : OFF -SITE HYDROLOGY i 1 1 • LEGEND r r � � WATERSHED BOUNDARY 1 1 1 ti SPECIFIC PLAN BOUNDARY WATERSHED BOUNDARY SUB -WATERSHED BOUNDARY CONCENTRATION POINT CMG DRAINAGE ENGINEERING, INC. 3555 N. Mountain Ave. Tucson, Artzna i.5719 Phone (520) 8824244 Fax (520) 888-1421 SOURCE: CMG DRAINAGE, SEPT. 2010 5000' 10000' 1 MI = TIf Iresiciio�1Rf1NA, ARIZO NA SPECIFIC PLAN iiNClIV PIE2oNC, (1eC. 19 EXHIBIT II.C.2: ON -SITE HYDROLOGY EFFECTIVE MAP JUNE 16, 201 1 ZONE AO f ..- .ZONE P ,�•y •,t ✓ e,•.•,_ • '• ■ n. ' w • • • ■ . ■ ■ i • ■ • • ■ • • ■ ■ • a ■ ■ • • a • • N .- .: • • • • • • .... • rickci //a • In rotected from the 1- ercent-annual- slice ur. reate r Hood • - nooping:nr failure of any levee system s pose e. For a c tons • CCrO Its vee v n otes t� se s. ■ a . ■ • Note:,This area is.sh /1 _ !\ ' 2 G92 • hazard by a loves system �. - i ' ibl add t I �� . w , . ■ - • • • _ ' information s a d• d �A � 'N t- " i T w , • • ■ ■ r • _ wr • • R • '�' ■ • - • ■ + • ■ • . , p . • • ■ ■ ■ ■ • • i- ■ ■ • • • , r • • • •I 'i b • • • • • . i • ! • ■ . • a.- ! • f . • • a ■ ■ • ■ • ■ ■ ■ a At- • ! r ■ • •r • ► ■ ■ ■ I' •ZONE AH "r-. ■ •. ,.i.,•• ■ ■�r ■ _•, ■ . . • ■ ow n of . ■ . • •1 * r . . .� l• •^ • .,� ■ .• ■ ■ • • f,. ,• • V.. • ■ • ■ { mar atilt. . . . E ■ 1 [, s •• i ti fl• of s r w ; i ■ r • ZONE X • • . • II \<°...c.,'- . _ -r � r ■ 'C i I 1 • LEGEND • !r ..! • - '■ ■ rt IIIMI■1I■■-■■1111•1 • ZONE X ZONE AO ZONE AE SPECIFIC PLAN BOUNDARY FEMA F1S 100--YEAR FLOODPLAIN LINE CMG DRAINAGE ENGINEERING, INC. 3555 N. ]Mountain Ave. Tucson, Arizona 85719 Phone (520) 882-4244 Fax (520) 888-1421 SOURCE: CMG DRAINAGE, SEPT. 2010 1200' 2400' IIIIII ■11 INIMI CASCADA NORTI I Presiciio MASPECIFIC ARSPECIFIC PLAN ONA fEfilGtMEE�ll 2o Inventory and Analysis Requirements Section II D. Vegetation 1, Vegetative Communities and Associations on the Site The project site of approximately 665 acres is found within Major Land Resource Area 40 (MLRA 40) as described by the Soil Conservation Service. The site vegetation can he mainly classified into 3 vegetation types. Creosote Vegetation Type, Paloverde, Bursage, Saguaro Vegetation Type and Mesquite -Acacia Riparian Vegetation Type. In general the Creosote Vegetation Type occupies the western portion of the site and comprises the majority of the project area. The dominant species is creosote bush within this vegetation type. Although creosote bush is dominant, foothill palo verde, blue palo verde, mesquite, ironwood and bursage arc the present, as well as a variety of cactus species including barrel cactus, opuntia species and an occasional saguaro. Exceptions to this vegetation type, in this area, include the drainage and riparian areas which include other species, such as white thorn acacia, catclaw acacia, gray thorn and desert hackberry (further described below). As you move east, the vegetation transitions to a Paloverde, Bursage, Saguaro Vegetation Type. Since this area is transitional the vegetation is relatively sparse hut is more dense and diverse than the Creosote community. This vegetation type occupies the eastern portion of the site, and is characterized by increased vegetative density and species diversity. The vegetation includes foothill palo verde, blue palo verde, mesquite, ironwood, acacia, desert hackberry, gray thorn, saltbush, creosote and bursage. Cacti include saguaro, barrel, and opuntia species. Although vegetation is relatively sparse, the riparian and wash areas contain vegetation which should be considered significant for habitat value. These areas of significant vegetation are located throughout the site. These areas also serve as wildlife corridors, providing access to adjacent natural areas. The site is relatively untouched except for some slight disturbance from adjacent development. In general the existing vegetation is in moderately good condition, but is in a state of decline. This decline is probably due to extended drought and the natural succession of species. The trees and shrubs are generally in good health except for some older individuals some of which suffer from mistletoe infestation. Very few young individuals are present, which indicates the aforementioned decline in vegetative quality. The cacti on site are in moderately good condition, with the exception of the saguaro, whose population which is aging. Young saguaros were not encountered. The cacti are sparsely distributed throughout the site. Cholla (including prickly pear, and jumping cholla) are more dense than other species of cacti. The barrel cactus population is in good condition. Presidio E N G I N E E R I N G INC 21 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section H The site vegetation was analyzed as follows: 1. Creosote Vegetation Type can be described as those areas of vegetation relatively untouched, which a dominated by creosote bush. This vegetation type occupies the majority of the site and includes a sparse distribution of palo verde, ironwood mesquite, cholla, saguaro and barrel cactus. 2. Paloverde, Bursage, Saguaro Vegetation Type. This vegetation type occupies the remainder of the site and includes palo verde, mesquite, ironwood, bursage a sparse distribution of saguaros, hedgehogs, barrel cactus and cholla. Since the area is transitional the density of vegetation is moderately greater than the Creosote Vegetation rl'ype. More species diversity is present including additional ground cover grass species, such as black gramma, fluff grass and desert zinnia 3. Mesquite -Acacia Riparian Vegetation Type (on. -site washes). Mesquite, acacia, ironwood and palo verde dominate these areas, white thorn and catclaw acacia are present. In addition shrub and grasses species include desert hackberry, gray thorn lycium sp. Bush muhly etc. These areas also provide wildlife corridors to adjacent natural areas and have been designated by this study as Areas of Significant Vegetation, many of which will remain undisturbed. Creosote Vegetation Type This vegetative community represents the majority of the site. A sparse distribution of trees and shrubs (dominated by creosote bush) typify this portion of the site. Cactus species observed were in small numbers and include saguaro, cholla species and barrel cactus. Foothill palo verde occurs most frequently, but blue palo verde, mesquite, and ironwood are present throughout the area. Creosote, bursage and white thorn acacia characterize the shrubs present in this vegetative community. Existing Vegetation Botanical Name 'frees: Common Name Cercidium microphyll urn Foothill Palo Verde Cercidium, floridwn Blue Palo Verde Cal neya tesota Ironwood Tree Prosopis velutina Velvet Mesquite Presidio ENGINEERING.INC. 22 Cascada North Specific Plan Marana, Arizona InN entory and Analysis Requirements Section II S h ru hslgro a n d cover: Acacia constricta Acacia gr'eggii Larrea tridentata Cel t is pall ida A rtem isia deltoidea Zityphus oht.r•r.srfolr.a Cacti: Carnegiea gigantea Fero cactus w is liz G ri t z Opuntia acanthacarpa Opuntia . fu gig .a Opuntia phaeacantha Grasses: A r-istz a sp. Brute loud sp. Erioneuron put shell urn -'r White Thorn Acacia Catclaw Acacia (very sparse distribution) Creosote Desert Hackberry Triangle leaf Bursage Gray Thorn Saguaro (very sparse distribution) Fishhook Barrel Buckhorn Cholla Jumping Cholla Prickly Pear Three Awn Grarn a Grass Fluff Grass i Typical Creosote Vegetation Type. Sparse vegetation dominated by creosote bush. Presidio 23 Cascada North Specific Plan Marana, Arizona ENGINEERING,INC Inventory and Analysis Requirements Section II View of Creosote Vegetation Type note large saguaro in the background. Palo Verde, Bursage, Saguaro Vegetation Type This vegetative community represents the eastern portion of the site. A sparse (but more so than the Creosote community) distribution of trees and shrubs typify this portion of the site. Cactus species observed were in small numbers, and include saguaro, hedgehogs, cholla, and barrel cactus. Foothill palo verde is the dominant tree, but blue palo verde, mesquite, ironwood and acacia trees are present throughout the area. Bursage, creosote, desert hackberry and white thorn acacia characterize the shrubs present in this vegetative community. Existing Vegetation Botanical Name Trees: Common Name Acacia greggii Catclaw Acacia Cercidium rnici"ophyllum Foothill Palo Verde Cercidiurn fxoridufn Blue Palo Verde Olneya tesota Ironwood Tree Prosopis velutina Velvet Mesquite Presidio 24 Cascada North Specific Plan Marana, Arizona E NGINEERING.INC Invfentory and Analysis Requirements Section II Shrubs/ground cover: Acacia constricta Acacia greggii Artemisia deltoidea Celtis pailida Larrea tridezztata Celtis pallida Zizyphus obtusifolia Cacti: Carnegiea gigantea Ferocactus wislizen i i Echinocereus sp. Opuntia fulgida Opuntia phaeacantha Grasses ArisLida sp. Bouteloua sp. Erioneuron pulchellum ?vfuhlenbergia porteri White Thorn Acacia Catclaw Acacia Triangle leaf Bursage Desert Hackberry Creosote Desert Hackberry Gray Thorn Saguaro Fishhook Barrel Hedgehog cactus Jumping Cholla Prickly Pear Three Awn Gran a Grass Fluff Grass Bush Muhly The more dense vegetation of the Palo Verde BursageSaguaro Community at the eastern portion of the site. M Presidio 25 Cascada North Specific Plan Marana, Arizona ENGINEERING. INC. Inventory and Analysis Requirements Section 1.1 Another view at the eastern boundary of the site Mesquite -Acacia Riparian Vegetation Type A Mesquite -Acacia Riparian vegetation type is located within wash areas throughout the entire site. The existing vegetation is more species diverse and denser than the majority of the site described above. Although the plant material is in relatively good condition the sandy soil would preclude many salvage possibilities. These areas have been designated as Areas of Significant Vegetation, because of increase species diversity, quality of plant material and the importance of these areas as wild life corridors to adjacent natural areas. Many of these areas have been designated to be preserved in place and if left natural will enhance the beauty of the site and provide a buffer to surrounding areas. The vegetation in the wash areas can be described as being denser than the surrounding Creosote Vegetation Type. Major plant species are mesquite, ironwood trees, white thorn acacia, catclaw acacia, blue palo verde, desert hackberry, lycium, saltbush, pencil cholla and native grass species. Presidio ENGINEERING INC. 26 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II Existing Vegetation Botanical Name Trees: Acacia constricta Acacia greggii Cercidium microphyllum Cercidium floridum Olneya tesota Prosopis velutina Shrubs/ground cover: Acacia constricta Acacia greggii Lycium sp. Cetus pallida Atriplex canescens Cucurbita digitata flymenoclea salsola Zinnia pumila Zizyphus obtusifolia Cacti: Opuntia arbuscula Opuntia leptocaulus Opuntia phaeacantha Opuntia fulgida Ferocactus wislizenii Grasses: Bouteloua gracilis Muhlenbergia porteri Aristida Purpurea Common Name White Thom Acacia Catclaw Acacia Foothill Palo Verde Blue Palo Verde Ironwood Tree Velvet Mesquite White Thorn Acacia Catclaw Acacia Wolfberry Desert Hackberry Four -wing Saltbush Fingerleaf Gourd Burrobush Desert Zinnia Gray Thorn Pencil Cholla Christmas Cholla Prickly Pear Jumping Cholla Fishhook Barrel Blue Drama Bush Muhly Three awn Presidio E N G I N E E R I N G. I N C 27 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II Typical Mesquite -Acacia Riparian Vegetation Type. This is representative of' the xeroriparian habitat near the eastern boundary of the site. Riparian type vegetation within washes in the Creosote Vegetation Type area. This is typical of the majority of the washes on site. See Exhibit II.D.1: Vegetation Conirnunities for additional details. Presidio F N G I N E f R I N G INC 28 Cascada North Specific Plan Marana, Arizona LEGEND EXHIBIT II.D. 1 : VEGETATION COMMUNITIES SPECIFIC PLAN BOUNDARY CREOSOTE VEGETATION TYPE PALO VERDE BURSAGE SAGUARO VEGETATION TYPE MESQUITE ACACIA RIPARIAN VEGETATION TYPE AcuFra Coffeen Landscape Architects 425 West Paseo Redondo Suite 3 Tucson Arizona 85701 (520) 670-1919 FAX (520) 670-1919 SOURCE: ACUNA COFFEEN LANDSCAPE ARCHITECTS Presidio HENGINIESIING, 29 CASCADA NCRTII SPECIFIC PLAN MARANA, ARIZONA Inventory and Analysis Requirements Section II 2. Significant Cacti and Groups of Trees and Federally -Listed Threatened or Endangered Species No federally listed threatened or endangered plant species were encountered on this site. Many of the native plants found on -site, however are listed as protected by the State of Arizona. These plants include saguaros, ironwood trees, mesquite trees, palo verde as well as numerous shrubs. The vegetation as described above is not considered as significant, with the exception of the riparian areas which are of higher vegetative density and have habitat value for the indigenous fauna. These riparian areas also act as wildlife corridors to adjacent natural areas. In addition there are some significant individual ironwood tree and saguaro cactus specimens, throughout the project area. Many of these specimen will be preserved in place, since the plan calls for the preservation of large undisturbed natural desert areas. Although much of the vegetation is of little value for screening, when preserved in large wide contiguous areas, the screening value is greatly increased. The relatively flat topography aids the sparsely vegetated areas buffering capabilities, if the preserved buffer areas are wide as planned. The view is buffered by layers of distant vegetation as illustrated in the following photograph. In this sense large contiguous areas of undisturbed natural desert become more significant and merit preservation as planned. �r This view illustrates wide areas of sparse vegetation can be effective as a screen or buffer with relatively flat topography. Presidio 30 Cascada North Specific Plan Marana, Arizona ENGINEERING.INC Inventory and Analysis Requirements Section II 3. Vegetative Densities by Percentage of Plant Cover Based on aerial photographs and on -site investigation vegetative densities have been estimated. Densities are calculated by samples areas of each vegetation type. Densities are based on visible tree and shrubs density. Annual and perennial ground covers are not considered since their coverage varies, depending on climate and time of year. The vegetative densities for this project can be divided into three categories (based mainly on vegetative types. A. Low Density Vegetation, occupying the majority of the site, mainly represented by the Creosote Vegetation type. This area of vegetation is very sparse with a vegetative densities of 0 to 7% coverage. B. Medium Density Vegetation, this vegetation occupies the eastern portion of the site as it transitions to the more dense desert to the east of the site, this is comprised of the Paloverde Bursage Saguaro Vegetation Type. This area of vegetation has densities of 8 to 1O% coverage. C. Medium to High Density Vegetation, this vegetation is located within wash areas and is represented by the Mesquite Acacia Riparian Vegetation Type. The area of vegetation varies in density from 8% to over 10% in canopy coverage, since larger trees and shrubs are found as expected within the wash areas. Low Density Vegetation Presidio ENGINEERING, INC. 3 1 Cascada North Specific Plan Vlarana, Arizona Inventory and Analysis Requirements Section II Medium Density Vegetation Medium to High Density Vegetation See Exhibit II. D.2 : Vegetation Densities for additional details. Presidio 32 Cascada North Specific Plan Marana, Arizona ENGINEERING,INC LEGEND I= SPECIFIC PLAN BOUNDARY LOW DENSITY VEGETATION MEDIUM DENSITY VE GFTATION MEDIUM TO HIGH DENSITY Y VEGETATION EXHIBIT 11.D.2: VEGETATION DENSITIES Acuffilik Coffeen Landscape ArcHtects 425 West Paseo Redondo Suite 3 Tucson, Arizona 65701 (520) 570-1919 FAX (520) 570-1919 SOURCE: ACUNA COFFEEN LANDSCAPE ARCHITECTS 1200' 2400' Presidio 1 N G 1 1'( I R 0 N G, t iNC. 1 CA SCA DA NORTH SPECIFIC PLAN MARANA, ARIZONA 33 Inventory and Analysis Requirements Section H E. Wildlife 1. habitat Description The Specific Plan Area 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 this area, within the creosote/triangle leaf bursage!burroweed dominated habitats, are low. Habitat values gradually increase along a west-southwest to east-northeast gradient through the Specific Plan Area. Western and southwestern portions of the Specific Plan Area are generally characterized as very sparsely vegetated, creosotebush- or burroweed-dominated habitat. Other upland species include velvet mesquite, foothill palo verde, whitethorn acacia, greythorn, and saguaro. Washes that traverse the Specific Plan Area are generally of low quality and variously dominated by mesquite, palo verde, whitethorn acacia, and desert ironwood. The xeroriparian habitat associated with these arroyos is generally narrow in width, often no more than one to two trees wide. Northeastern portions of the Specific Plan Area are generally characterized by the replacement of creosotebush with foothill palo verde as the dominant species. Triangle - leaf bursage and burrowced are the dominant groundcover. Mesquite occurs regularly in upland areas and along washes; ironwood is restricted to washes. Some washes support especially diverse and dense vegetation. Saguaros range from relatively low density to patches of much higher density. Cacti in the northeastern portions of the Specific Plan Area increase in density and diversity from the southwest to the northeast. Cacti include chain -fruit cholla, prickly pear, and buckhorn cholla. Cacti species occur only at a moderate density, but substantially enhance the diversity of the mid -story layer within the northeastern corner of the Specific Plan Area. The Specific Plan Arca is subject to sheet flooding and low gradient channels that traverse the property from the northeast to southwest. These low gradient channels support narrow bands of xeroriparian habitats. There are no mesoriparian or hydroriparian habitats within or proximate to the Specific Plan Area and there are no perennial or intermittent surface water resources within the Specific Plan Area. There are also no rock outcroppings, cliff faces, or mine features (adits 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. a. Presence of Any State Listed Threatened or Endangered Species A review of the Arizona Game and Fish Department (AGFI)) heritage Data Management System (HDMS) was conducted online to identify potential wildlife species or areas of concern within the Specific Plan area. This review of the HDMS identified three special status species and the Tucson-Tortolita-Santa Catalina Mountains wildlife linkage corridor as occurring within three miles of the Specific Plan Area (Table 3). Presidio ENGINrrRING INC. 34 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section 1I 'fable 3 Evaluation of Special Status Species Occurrences/ Critical Habitat/ 'Tribal Lands Identified in Online Review of the AGFD HDMS (See Appendix B) Name Fulvous Whistling Duck (Denrocygna bicolor) Cactus Ferruginous Pygmy owl (Glaucidium brasilianum cactorurn) Tucson-Tortol i to -Santa Catalina .Mountains Link Turnamoc Globeberry (Turnamoca Macdougalii) Status USFWS Species of Concern Petitioned for Relisting under the ESA; USFWS Species of Concern; AGFD Wildlife of Special Concern Potential to Occur on Property This species is not expected to occur, even as a transient, within the Specific Plan area. 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 southwest of the Specific Plan Area. Habitat potentially suitable for this species occurs within the Specific Plan Area. Much of the habitat on site is of low value for CFPO while northeast areas of the property contain habitats characterized as moderate for this species. We are aware of one record of a dispersing juvenile CFPO entering on to 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 ten years in accordance with USFWS protocols and no CFPO have been detected. This species is covered under the Town of Marana's draft Habitat Conservation Plan (2009). Regional Wildlife Corridor identified by the Town of Marana Draft Habitat Conservation Plan and the Pima County Multiple Species Conservation Plan Sensitive, Salvage Restricted As discussed in Part III.G of this Specific Plan, the Cascada North Specific Plan was designed to provide for open space within this proposed wildlife corridor. The project provides approximately 182 acres of undisturbed open space within the area designated as a wildlife corridor. Suitable habitat for this species potentially occurs within the Specific Plan Area. No species -specific surveys have been completed within the Specific Plan Area. Presidio ENGINEERING,INC. 35 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II h. l l igh Densities of a Givens Species AU li'I) did not identify y high densities of any species of concern on the site. c. Aquatic or Riparian Ecosystems 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 property. Xeroriparian habitats are found on the property in association with ephemeral drainages that traverse the property from northeast to southwest. 2. Wildlife Concerns The Cascada North Specific Plan area occurs in the Tortolita Fan, an area described in the Town of Marana Draft Habitat Conservation Plan (HCP; March 2009) as an important resource for nesting and migrating birds. The xeroriparian vegetation in this area is an important habitat feature in providing food, cover, and sometimes water for wildlife species (Town of Marana Draft HCP dated March 2009). The Specific Plan Area occurs within a larger area that has been designated as Conservation Zone 3, and western portions of the Specific Plan Area are mapped as a designated wildlife corridor as part of the Town of Marana Draft HCP (See Exhibit II.E.1; wildlife Corridor \Tap). This corridor has been designated to provide connectivity for wildlife between the Tortolita Mountains and the Santa Cruz River Corridor, and on a more regional scale between the Tortolita, Santa Catalina, and Tucson Mountain Ranges. Conservation Zone 3 includes areas that have existing development and are planned for further development, and requires between 40 and 70 percent NUOS. The Town of Marana's Draft Habitat Conservation Plan (HCP, 2009) identifies 13 species to be covered under its conservation program. Based on the I TCP, the Specific Plan Area contains no potential habitat of management areas for eight of these species. Five covered species are identified in the HCP as having potential habitat within the Specific Plan Area: cactus ferruginous pygmy -owl (CFPO), lesser long -nosed bat (Leptonycteris yerbabuenae), Merriam's mesquite mouse (Peromyscus merrwuni), pale Townsend's big -cared bat (Corynorhinus townsendii pallescens), and Tucson shovel - nosed snake (Chionactis occipitalis klauberi). The potential for these species to occur within the Specific Plan Area and potential impacts associated with the Specific Plan are discussed, below. As stated in Table 3, much of the habitat within the Specific Plan Area is of low value for CFPO while northeast areas of the property contain habitats characterized as moderate for this species. There are no records of CFPO nest sites within the Specific Plan Arca. Complete surveys of the Specific Plan Area have been completed for the past ten years in accordance with USFWS protocols and no CFPO have been detected. CFPO are no longer known from the NW Tucson region. While it is not likely that CFPO occurs within the Specific Plan Area, the proposed NUOS as part of the Specific Plan will support resources for a number of migratory and resident birds that do occur within the Specific Plan Area. N Presidio 36 Cascada North Specific Plan Marana, Arizona E N G I N E E R I N G, I N C. Inventory and Analysis Requirements Section [1 Saguaro cacti, a foraging resource for nectivorous bats, such as the endangered lesser long -nosed bat and the Mexican long -tongued bat (Choeronycteris mexicana), occur within the Specific lc Plan Area. However, the lack of suitable roosting substrate in the Specific Plan Area, distance of the Specific Plan Area from known roost locations, and availability of suitable forage in closer proximity to potential roost sites, makes it unlikely that the project will result in adverse impacts to these hats. The proposed NUOS as part of the Specific Plan will continue to support foraging resources for these bats. The Merriam's mesquite mouse selects areas of thick, forest -like stands of mesquite forest and has been found in thick stands of cholla, prickly pear, paloverde, and grasses (Town of Marana Draft HCP 2009), and the vegetation within the Specific Plan Area is generally sparse. The Specific Plan Area does not provide high quality resources for this species; however, there is potential for this mouse to occur in dense stands of vegetation along drainages. If the Merriam's mesquite mouse occurs within the Specific Plan Area, the proposed NUOS would continue to provide resources for this mouse. The pale Townsend's big -cared bat roosts in mines, caves, and occasionally in buildings, and forages on insects along vegetated areas (Town of Marana Draft HCP 2009). There are several know roosts for this species that occur outside of the Town of Marana limits, and this species' average foraging radius is 6.4 to 8 km (Town of Marana Draft HCP 2009). The lack of suitable roosting substrate in the Specific Plan Area, distance of the Specific Plan Area from known roost locations, and availability of suitable foraging habitats in closer proximity to potential roost sites, makes it unlikely that the project will result in adverse impacts to these bats. The proposed NUOS as part of the Specific Plan will continue to support foraging resources for these bats. There are no recent records of Tucson shovel -nosed snake occurrence within the Town (Town of Marana Draft HCP 2009). The last verifiable record of this snake in Pima County was in 1979 near the intersection of Avra Valley Road and Sanders Road in Avra Valley (73 FR 146, 43907). According to the petition for this species' listing the current distribution of this snake is believed to be in southern Pinal Co. and Maricopa Co. (73 FR 146, 43907). While it is not likely that this species occurs within the Specific Plan Area, the proposed NUOS as part of the Specific Plan will support resources for a number of reptiles that do occur within the Specific Plan Arca. See Exhibit II,E.1: Wildlife Corridor Map Presidio ENGINEERING,INC 37 Cascada North Specific Plan Marana, Arizona EXHIBIT 11.E.1: WILDLIFE CORRIDOR MAP LEGEND LJ CASCADA NORTH SPECIFIC PLAN BOUNDARY PROPOSED CASCADA NORTH OSD-OPEN SPACE DRAINAGE 11. PROPOSED CASCADA NORTH P-PARK PROPOSED CASCADA NORTH MHDR- Ivl EDI UM HIGH DENSITY RESIDENTIAL r L -1 J AERIAL SOURCE: PAC 2008 PROPOSED TOWN OF MARANA DRAFT C P WILDLIFE CORRIDOR PROPOSED CASCADA NORTH WILDLIFE CORRIDOR PROPOSED CASCADA NORTH NUOS- NATURAL UNDISTURBED OPEN SPACE PROPOSED CASCADA NORTH OSU- OPEN SPACE --UTILITIES PROPOSED CASCADA NORTH MDR - MEDIUM DENSITY RESIDENTIAL 2000' 4000' • • CA SCA DA NORTH resi0 P PEC:11,7C PLAN MARANA, ARIZONA �tir4fFi •I 38 Inventory and Analysis Requirements Section II F. Viewsheds 1. Viewsheds A series of photographs have been taken along the perimeter of the site so as to show the views from and onto the site. The photos follow this narrative. Additionally, Exhibit ILF. l ; Site Views, indicates the locations within the site from which the photos have been taken and the direction of the photos. Views from the site include undeveloped State Trust Land and the Tortolita Mountains to the north, undeveloped and developed (CR-1/residential) land along with the Catalina Mountains to the east, undeveloped (Cascada) land and 1-10 to the south and undeveloped and developed (TEP Substation/power lines) land along with the Tucson Mountains to the west. The site slopes from the northeast to the southwest in a uniform nature with the predominant views down gradient to the southwest (Tucson Mountains). It is anticipated that a majority of the views from the site will be maintained since site grading will follow the current lay of the land. 2. Visibility As stated above, the land slopes from the northeast to the southwest as does the adjacent property. Consequently, only the outer boundaries are visible from land to the north, cast and west. It is possible to view more of the site from I-10 and from the 'Tucson Mountain Area. Presidio ENGINEERING,INC 39 Cascada North Specific Plan Marana, Arizona EXHIBIT II.F.1 : SITE VIEWS (PHOTO KEY MAP) AERIAL SOURCE: PAG 2008 LEGEND SPECIFIC PLAN BOUNDARY CDINDICATES PHOTO NO., LOCATION & DIRECTION OF PHOTOGRAPH 2000' 4000' =MIMI INNI Pres'dio IMMOIMIEE2bEG,INC..] CAA SCA DA NORTH SPECIFIC PLAIV MARANA, ARZONA 40 Inventory and Analysis Requirements Section II Photo No. 1: Looking west over the new TEP Substation stormwater basin towards I-10 from the southwest corner of the site. Photo No. 2: Looking northeast into the property from the project 's southwest property corner, The Catalina Mountains are in the back ground. N Presidio 41 Cascada North Specific Plan Marana, Arizona E NGINEE RING.INC Inventory and Analysis Requirements Section I1 Photo No. 3: Looking west from the mid -point of the western property lint, The view is ofTEP's expanded sub- station with the Tucson Mountains in the background. Photo No. 4: Looking northeast through the property towards the Catalina Mountains. Presidio 42 Cascada North Specific Plan Marana, Arizona F t C: I N F F R I N G. I N C, Inventory and Analysis Requirements Section II Photo No. 5: Looking west from the northwest corner of the property. In the view are several sets of overhead power transmission and distribution lines along with the Tucson Mountains in the background Photo No. 6: Looking north from the project's northwest property corner with the Tortolita Mountains in the background Presidio E N G I N E E RING INC 43 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section 1I Photo No. 7: Looking north from the eastern edge of the northern property line. In view is State Trust Land in the foreground and the Tortol ita Mountains in the background. Photo No. 8: Looking east form the Northern half of the eastern property line into the adjacent CR-1 Zoned development. Presidio ENGINEERING,INC 44 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section I1 Photo No. 9: Looking west out over the property from an existing Trico maintenance road located within the eastern third of the site. The Tucson Mountains are in the background G. Traffic Existing Transportation System 1. Existing and Proposed Off -Site Streets Currently, access to the site is non-existent. All future access is predicated on the construction of new roadways with primary access and circulation being provided by a new portion of Lambert Lane and the proposed Cascada Boulevard. Primary access will initially be provided by Twin Peaks Road via Cascada Boulevard. Access to the regional Interstate 10 (1-10) will be provided by the newly constructed Twin Peaks Road interchange. Future regional access is anticipated to he provided by a long-range improvement of Lambert Lane by the Town of Marana. Tinning of the Lambert Lane extension is unknown but it is anticipated to connect to the existing Avra Valley interchange. Cascada Boulevard is the only planned or existing off -site street that will provide access to arterial streets. Cascada Boulevard is a future planned roadway that will run north - south through the Cascada Master Planned Community. It will generally provide two lanes in each direction and connect the new Twin Peaks Road with the future Lambert Lane. The future connection of Cascada Boulevard at Twin Peaks Road will match with a realigned Linda Vista Road. All other access will be directly to Lambert Lane. A Traffic Statement detailing the projects impacts is provided in Appendix C. • N Presidio 45 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II 2. Arterial Streets within One Mile of the Project Site Regional arterial streets within one -mile of the site include a future Lambert Lane and Twin Peaks Road. The following is a description of the two arterial roadways that will provide regional access to the site: a. Lambert Lane Lambert Lane currently does not exist in the vicinity of the project. However, future right-of-way for the construction of Lambert Lane has been dedicated as part of the previous Cascada Specific Plan. The available right -of -width within the project limits is currently 150 feet. The closest existing portion of Lambert Lane is located approximately 2 miles to the east near Camino de Oeste where Lambert Lane provides one lane in each direction. Continuous public right-of-way has not been obtained between Camino de Oeste and Twin Peaks Road/Camino de Marana. b. Twin Peaks Road Twin Peaks Road follows a northeast/southwest alignment and provides a connection between 1-10 and Tangerine Road. The roadway was recently constructed to a four - lane divided roadway with bike lanes. A raised median and traffic signal is provided at the intersection with Lind Vista (and future Cascada Boulevard). Existing roadways within the project area are shown on Exhibit II.G.1: Traffic Circulation and Existing Rights -of Ways. Table 4 lists characteristics of the only existing arterial roadway within one mile of the site, Twin Peaks Road. Sources for this table include: Pima County Transportation Department, Pima Association of Governments, and the Town of Marana Transportation Plan. 3. Existing and Proposed Intersections or Arterials within One Mile Most Likely to Be Used by Traffic from Site V a. 1-10 Interchange at Twin Peaks Road — Existing b. Cascada Boulevard / Twin Peaks Road — Existing c. Cascada Boulevard ! Lambert Lane Proposed with project d. I-10 Interchange at Avra Valley Road / Lambert Lane Future Town project e. Lambert Lane / Twin Peaks Road — Future Town project 4. Existing Bicycle and Pedestrian Ways Adjacent to the Site Continuous bicycle lanes are provided along Twin Peaks Road adjacent to the site. A solid white stripe separates these bicycle lanes from vehicular travel lanes. In addition, pedestrian sidewalks were recently constructed by the Town along Twin Peaks Road. N Presidio 46 Cascada North Specific Plan Marana, Arizona EN0INEtRIN0.INC. Inventory and Analysis Requirements Section II TABLE 4 EXISTING ROADWAYS WITHIN ONE MILE OF THE SITE Street Name Twin Peaks Road Road Segment Functional Classification I-10 to Tangerine Road Arterial Existing ROW 150 feet ROW Requirement Met? Travel Lanes Yes 4 lanes Speed Limit Median ADT/Year Recorded Daily Traffic volume (Level of Service) Bicycle lanes Pedestrian Ways 45 mph Yes 6,800 veh/day (January 20l 1) 32,000 (LOS D — 4 lane) Ownership Surface Condition Programmed for Improvement Yes Yes Town of Marana Source: Town of Marana, Pima County, ADOT, and P4 G Paved No Presidio ENGINEERING, INC. 47 Cascada North Specific Plan Marana, Arizona EXHIBIT II.G. 1 : TRAFFIC CIRCULATION AND EXISTING RIGHTS -OF -WAYS AERIAL SOURCE: PAG 2008 TWIN PEAKS RD 50' R.O.W. LI DA VISTA BLVD. LEGEND 1 SPECIFIC PLAN BOUNDARY 2000' 4000' CASCADA NORTH Pre S1•io MARANA, ARIZONA SPECIFIC PLAN I G LI ut LNC. 48 Inventory and Analysis Requirements Section 11 H. Recreation and Trails 1. Trails, Parks and Recreation Areas According to the Town of Marana Trail System and Eastern Pima County Trail System Master Plan, there are six proposed trails within one mile of the site. A description of the trails is shown below in Table 5: inventory of Candidate Trails. (See Exhibit II.H.1: Open Space, Recreational Facilities, Parks and Trails). Additionally, based upon a review of the data made available from the Town of Marana's GIS System, Exhibit II.H.1: Open Space, Recreational Facilities, Parks and Trails has been prepared. This Exhibit shows that there currently exists only one park within a one mile perimeter of the Cascada North Specific Plan boundary. This park is known as the El Rio Neighborhood Park and it is located on the west side of the Santa Cruz River along the north end of Continental Ranch. Park amenities include playground area, half basketball court, rarnada and access to the Santa Cruz Trail. In addition, the Exhibit indicates that located within the Cascada Specific Plan project are two district/regional parks which have yet to be constructed. According to the Cascada Specific Plan, these two district parks compose an area of 72.8 acres and are to include, when developed, sports fields, park amenities such as picnic areas and an integrated system of nature study, archaeological interpretation, mountain biking and hiking trails that are to provide connectivity to the adjacent regional trail system. The two district parks also provide a multi -use function by way of supporting storm water retention/detention. Although the parks are as of yet undeveloped, the 72.8 acres was dedicated to the Town of Marana in 2006 by way of dedication of the Cascada Final Block Plat as recorded under Book 64, Page 35. The park areas were classified as Common Area "A" Open Space Drainage and Utility Trails. Currently, there are to be seven neighborhood parks within the Cascada project south of Cascada North. Five of the neighborhood parks are located north of Twin Peaks Road and are to consist of approximately 2.1 acres each. The remaining two neighborhood parks are located within two subdivisions south of Twin Peaks Road. The first one is located within the 90 lot Oasis Hills (Bk. 60, Pg. 38) subdivision and consists of 0.38 acres. This park is developed. The remaining park is located within the 40 lot Oasis Hills 1I (Bk. 63, Pg. 15) subdivision consisting of 0.225 acres. This park has yet to be developed. Both of the Oasis Hills and Oasis Hills 11 subdivisions are located within the boundaries of the Cascada Specific Plan. Presidio ENGINEERING, INC. 49 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II Table 5 Inventory of Candidate Trails (Within One Mile Perimeter of the Site) Candidate Trail Trail Map Code Trail Type Wash Cross County Linear Park Road R.O.W. Foot Horse Mountain Bike E1 Camino de158 Manana Wash L X X X Santa Cruz River (Juan Bautista de Anza Trail) _ 8 P L X N X N X X Tortolita Road 176 I Scottie's Loop Trail 164 L N X Prospect Wash* 163 L 1 Potvin Road 172 1, I X X Presidio ENGINEERING, INC. 50 Cascada North Specific Plan Marana, Arizona EXHIBIT 11+1.1: OPEN SPACE, RECREATIONAL FACILITIES, PARKS AND TRAILS TANGERINE RD ONE MILE -� PERIMETER EL RIO ----• NEIGHBORH000 PARK THIS SITE IS LOCATED IN TOWNSHIP 12 SOUTH, RANGE 12 EAST, SECTION 9, 10 8c 15 LEGEND SPECIFIC PLAN BOUNDARY TRAILS STREETS SANTA CRUZ RIVER , UN IA V1ST PLANNED -f , CASCADA SOUTH REGIONAL PARK \I‘UNDEVELCPEO) SANTA CRUZ RIVER PARK EL RIO NEIGHBORHOOD PARK PROPOSED CASCADA PARKS PROPOSED CASCADA NEIGHBORHOOD PARKS ❑ PROPOSED CASCADA (OASIS HILLS II) NEIGHBORHOOD PARKS O EXISTING CASCADA (OASIS HILLS) NEIGHBORHOOD PARKS 0 P • • CASCADA NORTH resi SPECIFIC PLAN MARAPJA, ARIZONA 51 Inventory and Analysis Requirements Section 11 1. Cultural/Archaeological/Historic Resources 1. Site Description The Cascada North parcel was initially surveyed as part of the Northern Tucson Basin Survey (NTBS), conducted by the Arizona State Museum (ASM) between 1980 and 1983 (Madsen et al., 1993). Additionally, eligibility testing was also conducted by Tierra during August and September, 2004 (Jones et al. 2004). Tierra's survey and testing projects included the entire Cascada Residential Development property, including the Cascada North parcel. Based on the results of these survey and testing projects, a Historic Properties Treatment Plan (HPT)) for the Cascada Residential Development property was developed by Tierra and approved by the U.S. A rrny Corps of Engineers (ALOE) and the State Historic Preservation Office (SHPO) (Jones et al. 2005). Data recovery investigations on the Cascada North parcel were conducted as per the HPTP in 2008 and the ensuing volume describing these investigations and results (Klucas and Neuzil 2009) has been approved and accepted by the ACOE and SHPO. The aforementioned projects have resolved any adverse effects development of the Cascada North parcel might have on significant cultural resources. Results of the above mentioned testing by Tierra Right of Way are included within a letter dated February 10, 2011 submitted under separate cover. 2. Archaeological Letter See the September 21, 2010 letter from Tierra as contained within Appendix D. This letter recommends that no further archaeology work is necessary in order to support the Cascada North Specific Plan Presidio 52 Cascada North Specific Plan Marana, Arizona Inventory and Analysis Requirements Section II J. McHarg Composite Map See the McHarg Composite Map labeled as Exhibit II.J.I: The McHarg Composite Map contains the following project elements: • Topography • Hydrology • Vegetation • Wildlife • Viewsheds N Presidio 53 Cascada North Specific Plan Marana, Arizona E N G 1 N t E R I N G, INC. EXHIBIT 11..J.1: MCHARG COMPOSITE MAP LEGEND SPOT ELEVATION TEXT SPECIFIC PLAN BOUNDARY LOW DENSITY VEGETATION (CREOSOTE) DENSITY VEGETPLON (PALO VERDE BURSAGE, SAGUARO) MEDIUM TO HIGH DENSITY VEGETATION (MESQUITE ACACIA R:PARIAN) &Val PROPOSED WILDLIFE CORRIDOR NOTE: THERE ARE NO DESIGNATIED HILLSIDE CONSERVATION AREAS ON THE SITE, NOR ARE THERE SIGNIFICANT AREAS OF 15% OR GREATER SLOPES. CIVIC DRAINAGE ENGINEERING, INC. 3555 N. Mountain Ave. Tucson, Arizona K5719 Phone (520) 882-4244 Fax (520) 888-1421 SOURCE: CMG DRAINAGE, SEPT. 2010 1200' 2400' n�N D Presidio gr�zovA SPECIFIC PLAN [ENGINEEZING,INC.1 54 Inventory and Analysis Requirements Section II K. Existing Utilities 1. Existing Sewer Service Currently the only existing adjacent public gravity sewer system to the Cascada North Specific Plan area is the Dove Mountain [off -Site Sewer (Plan No. G-2000-048). This outfall sewer main provides gravity service to the Dove Mountain/Bajada developments to the north. The alignment of the Dove Mountain outfall sewer runs adjacent to the west boundary of the Cascada North Specific Plan boundary 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 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 sewer flows to the Continental Ranch Wastewater Pump Station, which pumps the sewer flows to the Ina Road Treatment Plant. (See Exhibit II.K.1: Existing Sewers). The next closest existing public gravity sewer system is the Oasis Hills Public Outfall Sewer (Plan No. G-2003-054), which was constructed in order to provide gravity sewer service to the Oasis Hills residential development located east of Twin Peaks Road. Note that the Oasis Outfall Sewer discharges into the Dove Mountain Off -Site Sewer. Further, the Oasis Outfall Sewer was designed to provide gravity public conveyance service to not only Oasis Hill but also the majority of the eastern portion for the Cascada Specific Plan area. 2. Existing Water Services Currently, the closest Town of Marana Municipal Water system facilities are located to the south and southeast of the Cascada North Specific Plan area as is shown in Exhibit II.K.1: Existing Water. These facilities consist of an existing "Y" Zone well at the northeast corner of the Twin Peaks/I-10 traffic interchange, floating 1.1 million gallon "Y" Zone reservoirs connected to a 12" "Y" Zone main. Next to the "Y" Zone reservoir there is a "Z" Zone booster station both of which are located at the southwest corner of Hartman Lane and Linda Vista Blvd. The Town of Marana operates an existing well on the western side of I-10 that serves an adjacent commercial development. This well is know as the Pioneer well, has a capacity of 35 gpin and is currently not connected to the system serving the Cascada Development. Per the Town of Marana 2010 Potable water Master Plan, this 0.7 acre site will be equipped with a high capacity production well, forebay storage reservoir and Y-Zone booster station serving the project. There is also an existing 16" "Z" main extending from the booster west to serve the Oasis Hills project. Further, there is a 24" "Y" Zone main extending west under I-10 . Presidio 55 Cascada North Specific Plan Marana, Arizona EXHIBIT 11.1(.1 : EXISTING SEWERS EXIST. DOVE MOUNTAIN PUBLIC OFF —SITE SEWER (PLAN NO. G-2000-048) AERIAL SOURCE! PAG 2008 EXIST. OASIS HILLS PUBLIC CUTFALL SEWER (PLAN NO. G-2003-054), LEG EN SPECIFIC PLAN BOUNDARY EXIST. SEWER LINE & MANHOLE OASIS HILLS (BK. 60, PG. 38) • • CASCADA NORTH Pre s i �O SPECFIC PLAN MARANA1 ARIZO A F fall a 4 M I ING o O N C• 56 EXHIBIT" 1I.K.2: EXISTING WATER EXIST. TOWN OF MARANA EXIST. TOWN OF MARANA [_.1 SPECIFIC PLAN BOUNDARY %y TOWN OF MARANA WATER TUCSON WATER TANGERINE RD EXIST. TOWN OF MARANA 1.1 M. GALLON "V" ZONE RESERVOIR EXIST. TOWN OF MARANA 16" "Z" ZONE MAIN EXIST. TOWN OF 1AARANA 12" "Y" ZONE MAIN DRO VALLEY WATER MARANA INTENDED WATER SERVICE LAMBERT LH EXIST. "2" ZONE TOWN OF MARANA 1,285 GPM BOOSTER - --'------ X-WATER, Y-ZONE X-WATER, Z-ZONE 4000' 8000' RTHP• • CASCADA NOPLAN re s l �O MARANA,I ARI O A jEPAGIHtENRIWO.iNt.] 57 Inventory and Analysis Requirements Section II 3. Existing Power Currently, the Cascada North Specific Plan site is located within the service area of Trico Electric Cooperative, Inc. (Trico). Trico has a de -energized underground line running in a north -south direction through the eastern third of the Specific Plan area along with an existing overhead line extending west into the site from the projection of Potvin Lane. This overhead line terminates at the intersection with the de -energized underground line. Additionally, Tucson Electric Power (TEP) has three existing 138 kv transmission lines and one 138 kv transmission line under construction along the western portion of the Specific Plan boundary. One of the existing transmission lines is outside TEP fee -owned property and within an existing 200' +l- TEP Easement (Dkt. 6852, Pg. 901) which is located inside the western edge of the Specific Plan Boundary. See Exhibit II.K.3: Existing Power for the locations of these lines. 4. Existing Gas Currently, Southwest Gas Corporation has an existing 12" high pressure natural gas main located off -site and adjacent to the west boundary of the Cascada North Specific Plan area. 5. Existing Communications Qwest Communications currently provides service to the 90 Oasis Hills residential lots located within Phase I of the Cascada development just east of Twin Peaks Road and south of Oasis Road. Further, Qwest has planned on providing communication services to the 430 lots of the planned Cascada Village I lots south of the Cascada North Specific Plan area. 6. Existing Cable The Cascada North Specific Plan site is located within the Corncast service area. Presidio E N G i N E E R I N G. 1 N C. 58 Cascada North Specific Plan M aran a, Arizona EXHIBIT II.1(.3: EXISTING POWER FACILITIES AERIAL SOURCE: PAG 2008 LEGEND --IF 41- SPECIFIC PLAN BOUNDARY EXIST. OVERHEAD TRICO LINE & 20' EASEMENT TEP OWNED PARCELS EXISTING TEP LINE EXISTING TEP EASEMENTS 2000' 4000' Presidio (EbC1NRERING, tPeC.] 59 CASCADA NORTH SPECIFIC PLAN MA.RA ArA, ARIZONA Inventory and Analysis Requirements Section If L. Existing Public Services 1. Existing Emergency Services There are currently no tire, police or emergency services stations within one mile of the Cascada North Specific Plan boundary nor are there fire, police or emergency service designated within the project area boundaries. The Cascada North Specific Plan boundary is within the Northwest Fire District service area. Station No. 34 located at 8165 N. Wade Road will he the first responder to the Cascada North Specific Plan area with secondary response possible from Station No. 39 located at 12095 N. Thornydale Road. See Exhibit II.L.1: Existing Emergency Services for further details. 2. Existing Schools and Libraries There are no schools within a one -mile radius of the Cascada North Specific Plan boundary. However, the following schools in the Marana Unified School District will serve this area: • Ironwood Elementary School • Tortolita Junior I Iigh School • Mountain View High School There are no libraries located within one mile of the Cascada North Specific Plan boundary. See Exhibit II. L.2 : Existing Schools and Libraries for further details. 3. Existing Religious and Other Facilities There are no religious, health care, government centers or other public facilities within one -mile of the Cascada North Specific Plan boundary. See Lx h i bi t II. L.3: Existing Religious, Healthcare and Other Public Facilities Presidio ENGINEERING INC 60 Cascada North Specific Plan Marana, Arizona EXHIBIT I1.L. 1 : EXISTING EMERGENCY SERVICES NORTHWEST FIRE DISTRICT STATION #37 RTOLITT RD, TANGERINE RD. /'/// /// OASIS RD CURRENT LOCATION OF FUTURE NORTHWEST F1RE STATION #40 AT FUTURE CORONA REAL ST. NORTHWEST FIRE DISTRICT STATION # 4 8165N ADER., LAMBERT LN NORTHWEST FIRE )ISTR1: T STATION # 36 8475 N STAR GRASS DR„ 1 NORTHWEST F IRL DISTRICT STATION F39 1209 N. THORNY!. E RD. LEGEND LSPECIFIC PLAN � BOUNDARY NORTHWEST F1RE DISTRICT PICTURE ROCKS FIRE DISTRICT MOUNTAIN VISTA FIRE DISTRICT FIRE STATION [HERE ARE NO FIRE, POLICE, OR EMERGENCY SERVICES STATIONS WITHIN ONE --MILE OF THE SPECIFIC PLAN BOUNDARY. 4000' 8000 • � �FIC PLAN O CASCADA NORTH Pre s 1 MARANA,l ARIZONA EXHIBIT II.L.2: EXISTING SCHOOLS AND LIBRARIES TANGERINE RD ONE MILE PERIMETER MARANA SCHOOL DISTRICT TWIN PEAKS ELEMENTARY SCHOOL 4� .4to REDEEMER EVANGELICAL7'447-4 a ter" LUTHERAN SCHOOL RATTLESNAKE RIDGE COYOTE TRAIL ELEMENTARY SCHOOL LAMBERT LN OASIS RD DEGRAZIA MENTTRY SCHOOL WHEELER TAFT BETT, SR. LIBRARY THERE ARE NO LIBRARIES WITHIN ONE -MILE OF THE SPECIFIC PLAN BOUNDARY. LEGEND SPECIFIC FLAN BOUNDARY 14.4 SCHOOLS LIBRARY O' 4000' SOOQ' • � C9SCADA NORTHPres1 ,p�RANA,ARIA iffNciNEF;(2°14G, oNc.1 62 EXHIBIT II.L.3: EXISTING RELIGIOUS, HEALTH CARE AND OTHER PUBLIC FACILITIES THERE ARE, NO RELIGIOUS, HEALTH CARE, GOVERNMENT CENTERS, OR OTHER PUBLIC FACILITIES WITHIN ONE —MILE OF THE SPECIFIC PLAN BOUNDARY. LEGEND El SPECIFIC PLAN BOUNDARY UNION °ACIFIC RAILROAD STREETS * ALIVE CHURCH 4000' 8000' Presi io MAl�lVA, ARIZO VA CASCADA NORTH SPECIFIC PLAN INciNEEaINa. ebc.J 63 Inventory and Analysis Requirements Section II Nl . Adjacent Development l ..Adjacent Lots and Structures within 300' of the Plan Boundary. Exhibit I1. M.1: Adjacent Lots and Structures, shows the existing lots as identified by Pima County Assessors Tax Parcel Numbers, as of the date that this Specific Plan was prepared, and adjacent structures. Additionally, the only existing significant structures within an approximately 300' perimeter around the Specific Plan's exterior boundary consist of single family residential construction along the Specific Plan's east boundary and Tucson Electric Power's (TEP's) overhead transmission lines along with TEP's north loop substation expansion area along the Specific Plan's west boundary. L Presidio E N G L N E E R l N G, I N C 64 Cascada North Specific Plan Marana, Arizona EXHIBIT 11.M.1: ADJACENT LOTS LEGEND 1:71 SPECIFIC PLAN BOUNDARY Aj 71617004A LBI 21617004B 21607CO3A 216170020 216170130 2'6190030 216?1028C 216?1033B 216210,i3D c D E F c H I 0 21621033C 216210340 21621038A 21621039A 216195790 21633057B T:1 1 2163305/A 21633058E n 21633058F 216195610, 216195710 T Y 2 AA [BB 216195390 216195830, 216195890 216195900, 216195910 216195380 216195590, 216195670 216195680 216195360 2163 /009 D 216195560 216195540 216170'2D f 15001 3000' Presidio MARANA, AR NORM SPECIFIC PLAN [ENGINEERING, INC.] 65 Section III Land Use Proposal (Development Plan) Presidio ENGINEERING, INC Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III A. Project Overview The Cascada North Specific Plan is being prepared in order to respond to current and proposed objectives of the Town of Marana's Habitat Conservation Plan along with the anticipated near term and future demand for residential housing. The Cascada North Specific Plan is intended to be compatible with the previously approved Cascada Specific Plan as prepared by The Planning Center. Further, as stated within the Land Use Concept portion of the Cascada Specific Plan "Cascada represents a progressive concept for sustainable community planning and design." It is felt that the Cascada North Specific Plan land use proposal meets with the above statement and that it is being prepared in response to both the direction being taken by the Town with respect to habitat conservation as well as responding to market conditions for residential housing. Consequently, this Specific Plan has been prepared in order to articulate the goals for land use within its boundaries and to articulate the tools through which this development will be regulated. This Specific Plan has been prepared pursuant to the Arizona Revised Statutes Sections 9-461.08 and 9-461.09 as well as the current Section 06 of the Town of Marana's Land Development Code Title 5 — Zoning. 1. Major Goals As previously stated, the Cascada North Specific Plan is simply the reconfiguration of the northwest corner of the Cascada Specific Plan in combination with the remaining portion of the Northgate Specific Plan that was not updated through the processing of the previous Cascada Specific Plan. The following is a brief summary of the major goals of the Cascada North Specific Plan: • "Land Use". The development proposed within the Cascada North Specific Plan is residential with a target yield of 1,387 residential units on a gross site area of 665 acres resulting in a 2.12 RAC density. • "Down Zoning". The Cascada North Specific Plan represents a down zoning of the remaining Northgate Specific Plan parcels by 463 residential units or 25% from currently approved land uses. • "N C'OS/Wildlife Corridor". The Cascada North Specific Plan will set aside 372.81 acres of which 366.53 acres is Natural Undisturbed Open Space and 6.28 acres is Open Space Utilities. Additionally, 181.88 acres of the overall 372.81 acres will be designated as a wildlife corridor. • ``Development Concept". Residential development is to cluster thus allowing the use of gravity sewer service as opposed to the use of septic systems as currently proposed within the Cascada Specific Plan. Clustering also will confine disturbance to washes and habitat as opposed to the numerous wash crossings and intermingled pad grading associated with the current zoning. Presidio ENG1N£ERING,INC. 1 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III Additionally, the administrative, land use and community goals for this project are the same as those originally articulated in the Cascada Specific Plan prepared by The Planning Center. Consequently, the following goals have been excerpted from the Cascada Specific Plan and apply to this project. 2. Administrative Goals a. implement the goals, objectives and policies of the Town of Marana General Plan; b. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the subject property; c. Ensure coordinated, responsible planning through the use of cohesive procedures, development regulations and development and design standards; d. Provide a phasing plan that includes a logical estimate of how development will occur; c. Provide an annual monitoring of the Specific Plan, by the Master Developer, to assess the project and regional growth; f. Provide a framework for the management and administration of Cascada Specific Plan, and; g. Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, standards and guidelines and through the establishment of the Cascada Design Review Committee. 3. Land Use and Community Goals a. Design a community that offers residents a sense of character, place and identity; b. Develop land uses to achieve continuity of design and establish a sense of identity and place through the establishment of design guidelines; c. Provide a balanced range of land uses, anticipating current and future demands while providing a variety of opportunities; d. Provide a range of housing products, mixed -uses and employment opportunities; e. Encourage innovative design that helps build a unique community character, encourages interaction among neighbors and minimizes the impact of automobiles; f. 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; Presidio ENGINEERING,lNC. Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III g. 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; 4. Infrastructure and Environment Goals a. Preserve and enhance the integrity of the environment; b. Provide a spine or backbone infrastructure system and public facilities to support development in an efficient and timely manner; c. 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; d. Design an integrated open space system that serves as a community amenity. B. Land Use Concept (Tentative Development Plan) The Cascada North Specific Plan is centered around the development of Medium and Medium lligh Density Residential units along with a substantial environmental set aside. The residential development occurs along and extends out from the existing 150' wide public rights -of -way of Lambert Lane. The set aside occurs along the project's east, north and west boundaries. The Land Use Concept proposes the development of approximately 249.20 acres or 37% of the gross site area for residential use. Further, the Land Use Proposal for this Specific Plan provides for the set aside of approximately 366.53 acres of Natural Undisturbed Open Space (NUOS) and 6.28 acres of Open Space Utilities (OSU) for a total of 3 72. 81 acres which amounts to approximately 56% of the project's 665 gross acres. In addition, approximately 9.69 acres or 1.5% will be developed as a neighborhood park and open space drainage with the remaining 33.3 --1- acres encompassing the existing Lambert Lane right-of-way. Additionally, the current zoning for the Northgate Specific Plan would allow the development of 1,617 residential units while the residential yield currently available to that portion of this Specific Plan composed of Cascada zoned land is 233 residential units. Consequently, the current approved combined (Cascada and Northgate) total residential yield is 1,850 units. However, under the proposed Cascada. North Specific Plan, the proposed residential yield is 1,387 units (2.09 RAC) which is a reduction by 463 residential units or 25% from the current approved combined Specific Plans. Presidio ENGINEER1NQ,INC. 3 Cascada North Specific Plan Marana, Arizona Land Use Proposal Sectionlll It should be noted that the original density contained within the Cascada Specific Plan is 2.6 RAC. Further, figuring in the fact that 233 residential units were already approved for that portion of the Specific Plan composed of Cascada zoning, the net increase of residential units above and beyond Cascada's 3,806 residential units is 1,154 units. The total proposed residential yield of Cascada and Cascada North would be 4,960 units of which 560 are already platted. See Table 6, Cascada North Land Uses for additional details. Further, as previously mentioned, the Cascada North Specific Plan is intended to be compatible with and an extension of the Cascada Specific Plan. Consequently, the proposed land uses are further defined in the following summary: 1. Residential. The land use concept proposes two residential density classifications. These include Medium Density Residential (MDR) and Medium -High Density Residential (MHDR). 2. Open Space. The land use concept for this Specific Plan contains the following open space categories. Natural Undisturbed Open Space (NUOS), open Space Drainage (OSD), Open Space Recreation (OSR) and Open Space Utilities (OSU). The actual boundaries of the open space designations will he determined through the processing of a Final Block Plat for the Cascada North Specific Plan arca. Additionally, as was articulated within the Cascada Specific Plan, it is intended that the open space areas will be managed primarily for natural resource value. The OSR areas will contain public park facilities and may in some cases contain retention facilities. OSD areas are areas that will either be set aside for drainage purposes but that may also include the installation of bank stabilization, erosion protection and stormwater runoff conveyance. The OSU area currently contains TEP's 138 kv Torte l i to North Loop transmission line. It is intended that any OSD and OW areas be managed through the HOA as established through the above referenced Block Plat process. The above referenced land uses and associated areas are shown in the Cascada North Land Use Table No 6. Presidio ENGI NEERING.INC. 4 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III Table 6 Cascada North Land Uses Cascada North Specific Plan Specific Plan Parcel ID Area (AC) Land Use Designation/Density Residential Yield CN1** 22.28 NUOS NUOS - - CN2* 13.83 CN3* 28.71 MDR/5 RAC 144 CN4o 329.21 NUOS CN54 69.67 MHDR17 RAC 488 CN6o 122.92 MDR/5 RAC 615 CN7o 27.90 MDR/5 RAC 140 CN8o 1.21 NUOS - CN9.1 o 3.79 OSU - CN9.2o 2.49 OSU - P 10 1.38 Park - P2o 3.24 Park P3 ❑ 1.38 Park OSD l ❑ 2.58 OSD - OSD2❑ 1.11 OSD Lambert Lane 33.57 R/W - Total 665 Acres Total 1,387 Units *Formerly Cascada Specific Plan Parcel No. 2 ('MDR). **Formerly Cascada Specific Plan Parcel No. 1 and Northgate Specific Plan Parcel No. 3 (CPI). 4Fommerly a portion of Cascada Specific Plan Parcel No. 5 (LDR) and a portion of Northgate Specific Plan Parcels 2(C),5(C)and 7(MDR). aFormerly a portion of Cascada Specific Plan Parcel No. 5 (LDR) oFormerly portions of Cascada SpecVic Plan Parcel No. 5 (LDR) along with Northgate Specific Plan Parcel Nos. 1 (MDF) and portions of Parcel Nos. 2 (C) and 5 (C). A copy of the Cascada Specific Plan's Land Use Concept and Proposed Land Uses by Parcel Table has been included in Appendix E along with a copy of the Land Use Plan from the N orth gat c Specific Plan. Additionally, it is currently anticipated that the Cascada North Land Uses would be developed in three phases. These three phases are also connected with and an extension of the phasing associated with the Cascada Specific Plan. See Exhibit III.B.2: Land Use Phasing Concept which shows the boundaries of the three development phases. C) Presidio E NG I N E E RI NG. I N C 5 Cascada North Specific Plan Marana, Arizona CN9.1 OSU ±3.79 AC CN9.2 OSU ±2.49 AC PROPOSED WILDLIFE CORRIDOR SOUTH OF LAMBERT ±38.6 AC (OVERLAYS ON CN1 do CN2 NUOS) CHI NUOS *22.28 AC LEGEND OSD 1-- ±2.68 AC CN5 UHDR ±69.67 AC 0 ri SPECIFIC PLAN BOUNDARY NUOS—NATURAL UNDISTURBED OPEN SPACE (366.53 AC.) OSD—OPEN SPACE DRAINAGE (3.69 AC.) P—PARK (6.00 AC.) MDR —MEDIUM DENSITY RESIDENTIAL (179.51 AC.) EXHIBIT 1lI.B. 1 : LAND USE CONCEPT (TENTATIVE DEVELOPMENT PLAN) PROPOSED WILDLJFT CORRIDOR NORTH OF LAMBERT t 143.28 AC (OVERLAYS ON CN4 NUOS) �R1 t1.38 AC N6 MDR *122.9 IBC P2 t3.24 14C P3 t1.38 AC CASCADA BLVD. CN8 NUOS *1.21 AC CN7 MDR ±27.90 AC MHDR—MEDIUM HIGH DENSITY RESIDENTIAL (69.67 AC.) OSU—OPEN SPACE UTILITIES (6.28 AC) PROPOSED WILDLIFE CORRIDOR (OVERLAYS THE NUOS AND OPEN SPACE —UTILITIES AREAS) CN1 CASCADA NORTH PARCEL NO. C 7 CASCADA PARCEL NO. *SEE TABLE NO. 6 WITHIN THE CASCADA NORTH SPECIFIC PLAN FOR ADDITIONAL DETAILS. 1200' 2• GC. Presidio CASCADA NORTH SPECIFIC PLAN MARA NA, ARIZONA ifYIGINleaR Oii1a. imed 6 LEGEND El SPECIFIC PLAN BOUNDARY PHASE 1 PHASE II PHASE III EXHIBIT III.B.2: LAND USE PHASING CONCEPT SOURCES: CASCADA SPECIFIC PLAN AS MODIFIED BY RED POINT DEVELOPMENT PHASE IV PHASE V PHASE VI PHASE VII CN1 PHASE VIII PHASE VI---VII I PHASE II-V CASCADA NORTH PARCEL NO. 1500' 3000' Pre s iiclio RANAn, ARIZONA NORTH SPECIFIC PLAN MA E 1GIN EtIHG, INC. 7 Land Use Proposal Section III C. Existing Land Uses 1. Existing Zoning Boundaries and Land Uses on Adjacent Property. As described within the Inventory and Analysis Section of this Specific Plan, the existing zoning within 'A mile of the perimeter of the Cascada North Specific Plan boundary is as follows and is depicted on Exhibit II.A.6: Existing Perimeter Zoning: North Perimeter: Marana "C" (Large Lot Zone) - undeveloped Marana "B" (Medium Lot Zone) - undeveloped East Perimeter: Pima County "GR-1" (Rural Residential Zone) — partially developed with rural residential including manufactured homes Marana "F' (Cascada Specific Plan) - undeveloped South Perimeter: Marana "F" (Cascada Specific Plan) - undeveloped Marana "A" (Small Lot Zone) - undeveloped Marana "E" (Transportation Corridor Zone) - undeveloped Marana "LI" (Light Industrial Zone) - undeveloped Marana "F" (Continental Ranch Specific Plan) - undeveloped West Perimeter: Marana "E" (Transportation Corridor Zone) - undeveloped Marana "LI" (Light Industrial Zone) - undeveloped Marana "R-144" (Single Family Residential Zone) - undeveloped Marana "C" (Large Lot Zone) - undeveloped Pima County "SP" (Avra Valley Gateway I-10 Specific Plan, Pima County Case No. Co23-07-01 and Ordinance No. 2008-95) - undevcloped 2. Assessment of Impacts to On and Off -site Uses The zoning contained within the Cascada North Specific Plan has the following net affects: a. Down zoning the currently approved Commercial and Campus Park Industrial Zoning of the Northgate Specific Plan. b. Setting aside 55% (366.53 +/- acres) of the gross arca of the site as NUOS and thus providing for the preservation of the confluence of two wildlife corridors and thereby also ensuring a buffer along the site's west, north and cast boundaries. Currently, the NUOS set aside for those portions of the Cascada and Northgate Specific Plans contained within the boundaries of Cascada North is 373 acres or 56%. c. The total amount of open space associated with those portions of the Cascada and Northgate Specific Plan contained within the Cascada North boundary is 394.21 acres or 59% while the total amount of open space contained within the Cascada North Specific Plan is 392.42 acres or 59% Presidio ENGINEERING.INC S Cascada North Spcci fie Plan Marana Arizona Land Use Proposal Section III d. Establishing the Medium Density Residential and Medium High Density Residential Land Uses. The two Land Uses already exist within the Cascada project which is adjacent to the south west boundaries of the Cascada North Specific Plan. It is felt that the choice of Land Uses coupled with the proposed configuration of the associated development parcels represents a balanced approach to habitat conservation and land development. Presidio 9 Cascada North Specific Plan Marana, Arizona FNGINEERING,INC. EXHIBIT I I I,C. 1 : EXISTING LAND USE/ADJACENT ZONING & PROPOSED LAND USE CONCEPT 1/4 MILE PERIMETER D DESIGNATED FLOOD ZONE LEGEND PROPOSED WILDLIFE CORRIDOR CN1 NUCS (INDUSTRIAL) CASCADA NORTH SPECIFIC PLAN BOUNDARY A SMALL LOT ZONE B MEDIUM LOT ZONE C LARGE LOT ZONE D DESIGNATED FLOOD ZONE E TRANSPORTATION F SPECIFIC PLAN (CONTINENTAL RANCH) LI LIGHT INDUSTRIAL R-144 SINGE FAMILY RESIDENTIAL MHDR C4 • OSD 1 MHDR CN5 MHDR C7 CASCADA BLVD. NLUCS- NATURAL UNDISTURBED OPEN SPACE OS D -OPEN SPACE DRAINAGE OSU-OPEN SPACE-UTILITES OSR - OPFN SPACE RECREATION P-PARK MDR -MEDIUM DENSITY RESIDENTIAL MHDR-MEDIUM HIGH DENSITY RESIDENTIAL MDR CN6 1/4 MILE PERIMETER PIMA COUNTY ZONES /77j GR-1 RURAL RESIDENTIAL ; 4' RH RURAL HOMESTEAD 111 SP SPECIFIC PLAN CN1 CASCADA NORTH PARCEL NO. PROPOSED WILDLIFE CORRIDOR C7 CASCADA PARCEL NO. 150 0 ` 3000' Presiclio MARANA, ARIZONA TH SPECIFIC PLAN 10 Land Use Proposal Section III D. Topography 1. Land Use Plan Response to the Site `I'hc land contained within the boundaries of the Cascada North Specific Plan is undeveloped desert located on the foothills of the Tortolita Mountains. The land slopes with a typically uniform 2% slope in a southwesterly direction. Stormwater generated runoff is conveyed via a series of braided low -flow channels that bifurcate and coalesce. The residential development contained within the Specific Plan is intended to be developed in the same fashion as the balance of the Cascada site. Consequently, the method of development will utilize a clustered residential technique which minimizes mass grading by confining improvements to a defined area. Currently, it is planned to elevate building pads 1.5' to 2.0' above grade with till in a manner that will produce a finished grade that will parallel the existing fall of the undeveloped site. Additionally, as described in greater detail within Section — Hydrology, of this Specific Plan, an interceptor channel will be employed along the upstream edge of development Parcel Nos. 1, 2 and 3. Additionally, in areas that do not employ the interceptor channel, fill slopes will be protected with 6" thick 1:1 gunite structural slope face. 2. Encroachment onto Slopes of 15% or Greater Currently, there are no areas containing 15 °I% or greater slopes within the limits of the Specific Plan. The site also does not include any protected peaks or ridges. Therefore, the Land Use Plan presented within this Specific Plan does not contemplate the encroachment into areas of 15% or greater slopes. 3. Cross -Slope Calculations As previously stated, the area within the limits of the Specific Plan does not contain any slopes 15% or grater. Further, the existing Natural Average Cross Slope is 5.17%, well under the "slope/size/density" thresholds as set forth by the Town of Marana's Title 19, "IIillside Development" requirements. Consequently, no additional Average Cross Slope calculations are required. Presidio ENGINEERING. INC 11 Cascada North Specific Plan M ara na, Arizona Land Use Proposal Section III E. Hydrology 1. Summary of the Proposed Drainage Plan In order to mitigate the potential hydrologic and hydraulic effects due to the Cascada Development the following measures are proposed. Interceptor channels are required at some locations to gain control of the sheet flow condition and to remove all subdivision lots within the project from the 100-year floodplain. The use of a collector channel along the north side of the proposed development area will allow elimination of the northernmost 300-toot wide drainageway shown in the previously approved Cascada Specific Plan This collector channel, although required to be lined with gunite, will he much narrower (with top widths ranging from 25 to 40 feet). Its proposed location and the elimination of the 100 foot drainageway shown in the Cascada Specific Plan allows consolidation and widening of natural open space at the north end of the property. The sheet flow runoff which emanates from Prospect Wash and a portion of Canada Agua West will necessitate (as mentioned above) the construction of a gunite-lined interceptor channel (A -A) along the north-west edge of Cascada North Parcels 2 & 3. This channel will collect storm water and convey it west along the north edge of the development to one of the Cascada Regional Detention Basins. The outlet of the detention basin is located to direct flow toward the Union Pacific Railroad (UPRR) culverts. The sheet flow runoff from the easterly portions of Canada Agua West (CP-1 0) will be conveyed within a natural drainageway between proposed development blocks to Lambert Lane where a gunite-lined interceptor channel (B-B) will receive the flow and discharge it to a roadway culvert. Some onsite minor drainageways or stormdrains may be needed where engineering constraints prohibit the use of natural drainageways or streets. Constructed drainageways may 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. To mitigate the downstream effects of increased runoff, retentionldetention basins are proposed. onsite retention/detention storage will primarily be accomplished in two basins. The locations of these basins are shown on Exhibit III.E. Sorne of the basins will be constructed within set -aside areas used solely for the purpose of storm water retentionldetention, while other basins may be incorporated into the parks. Prior to commencement of any grading activities and in accordance with the Town of Marana Title 25, a Stormwater Pollution Prevention Plan and NOI for coverage under the AZDPDES Construction General Permit are required and will be prepared and processed. N Presidio 12 Cascada North Specific Plan Marana, Arizona ENGINE ERING,INC• Land Use Proposal Section 111 2. Modified Drainage Patterns The development modifies the existing onsite flow patterns of CPs 20, 21 and 22. Sheet flow at depths up to one foot is widespread under existing conditions. Under proposed conditions, the lows are channelized and directed to their Regional Detention Basin, Portions of Cascada North are located within a FEMA Zone A01. The gun i to lined interceptor channel mentioned above will function to collect flows associated with the Zone A01. A Conditional Letter of Map Revision (CLOMR) will be filed with FEMA at the appropriate time to remove this floodplain designation from affected development areas. Flow patterns at CP-10 are also moderately modified, as runoff is collected by interceptor channel and concentrated at the proposed culvert under Lambert Lane. These flows are returned to a natural open space area downstream of Lambert Lane, then flow to the UPRR culverts. CPs 23 and 24 drain across the natural open space area north of the interceptor channel and are not affected by the development. 3. Potential Impacts to Off -site Land Uses The proposed development and associated drainage features have no upstream impacts on the contributing watershed. Downstream conditions consequent to the proposed development will be improved by reduced peak flow rates, owing to the proposed detention/retention basins. 4. Engineering Features The following summarize the drainage features proposed for the development in order to address drainage and erosion problems. Exhibit III.E.1: Post -Development Hydrology, provided in the Development Plan section of this document, depicts the drainage design scheme for Cascada. This exhibit identifies the location and preliminary alignment for the primary drainage features to be constructed. a. Drainageways A gunitc-1 incd interceptor channel (Channel A -A) is proposed for this section. Reach 1 of this wash receives 726 cfs from CP 20 and has a bottom width of 16 feet and a depth of 4 feet. Reach 2 receives 621 cfs from CP-21, resulting in a total discharge rate within the channel of 1347 cfs. Reach 2 has a bottom width of 20 feet and a depth of 5 feet. Reach 3 receives 548 cfs from CP-22, resulting in a total discharge rate within the channel of 1895 cfs. Reach 3 has a bottom width of 25 feet and a depth of 5.5 feet. The stated depths include the required freeboard. Presidio ENGINEERING. INC 13 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III The wash between CP-19 and C P-10 upstream of Lambert Lane will remain predominantly a natural drainageway and sheet flow conditions will prevail within the area. The building pads within the development areas will be elevated one foot or more above flood elevation during grading operations. At Lanmbert. Lane, an interceptor channel (Channel B-B) is proposed. This channel will receive CP-10's peak flow rate of 1405 cfs and will convey it to the 5 cell 10' x 5' concrete box culverts at Lambert Lane. Channel B-B has a 30 foot bottom width and a 6 foot depth, a depth that contains the peak flow and includes adequate freeboard. At the outlet of the Lambert Lane culvert, flow will be released to Wash #3 as presented in the Cascada Specific Plan. Gunite and concrete lined channels wi 11 be surface treated with texture color concrete or other approved alternatives to improve their appearance. Exhibit III.E.2 Channel Cross Sections illustrate the drainageway treatments and provide typical cross sections. b. Pad Elevations The building pads along the natural drainage of Canada Agua west between the east project boundary and CP-10 will be raised to heights between 18-inches and 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. Vegetation within drainage corridor will remain natural and undisturbed except at roadway and underground utility crossings. c. 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. Ilydrologic design related 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. d. Protection of Fill Banks Along Section 404 Washes Fill banks along the section 404 washes will be protected from erosion as described above. e. 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. Presidio ENGENEERING,INC. 14 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section 111 g• Retention/Detention Basins The total estimated retention/detention volume for this project is 23.2 acre-feet. Based on preliminary designs, there is adequate space within the Cascada North Specific Plan Area to accommodate the retention/detention storage requirements. In the event that the land use plan does not provide adequate space, there is additional capacity within the regional retention/detention basin downstream of Lambert Lane. The sites where the basins will solely function as retention/detention storage are depicted on Exhibit III.E.1: Post -Development Hydrology. The aesthetic appearance will be improved by re -vegetation along the banks and within the basin bottom where app 1 i cable. The onsite retention/detention basins will not be designed to trap sediment. 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 may store sediments. 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 I:, PRR right-of-way is not being proposed. 5. Drainage Plan Conformance Design Criteria for the interceptor channel is proposed in accordance with standard Pima County/Town of Marana design procedures. Estimates of the required volumes for detention and retention were evaluated according to the Pima County Detention and Retention Manual (Equation 3.5). The evaluation assumed an average of 70% impervious arca under developed conditions and anticipates reducing developed condition peak flow rates by 15% (as required for critical basin projects). Presidio ENGINEERING, INC. 15 Cascada North Specific Plan Marana, Arizona EXHIBIT 11 I.E,1; POST DEVELOPMENT HYDROLOGY SEE CROSS-SECTION DETAIL A -A GQ ^G�� ti GQ GF`' NUOS� REACH1 4 REACH CASCADA DISTRICT PARK/ REGIONAL BASIN C8 LEGEND I= SPECIFIC PLAN BOUNDARY NUOS NATURAL UNDISTURBED OPEN SPACE CN1 CASCADA NORTH PARCEL NO. C7 CASCADA PARCEL NO. B2 PRELIMINARY BASIN ID CASCADA BLVD. MUM CMG DRAINAGE ENGINEERING, INC. •ten. 3555 N. Mountain Avc. Tucson, Arizona 85'719 Phone (520) 882-4244 Fax (520) 888-1421 SOURCE: CMG DRAINAGE, SEPT. 2010 1200' 2 40 0' 1resic1io CASCADA �NORTH SPECIFIC PLAN 17iP8G I?11E7RnNiG,lmC.i 16 EXHIBIT III.E.2: CHANNEL CROSS SECTIONS FLOW v d 4 A 6 A 4 A 4 1.5' 6" GUNITE YY/6"X6" WELDED WIRE MESH CROSS-SECTION A -A NORTH INTERCEPTOR CHANNEL N.T.S. CHANNEL PARAMETERS REACH Q100 (CFS)(FPS) A (FT) B (FT) C (FT) FLOW DEPTH 'FT t ) VELOCITY 1 726 16.0 24 4 0 2.9 13.4 2 1347 20.0 30 5.0 3.6 15.7 3 1895 25.0 36 5.5 3.9 16.8 6' 42' 30' -01r- 4' M I N CROSS-SECTION B-B \ 6' GUNITE WITH 6"X6" N.T.S. WELDED WIRE MESH SOURCE: CMG DRAINAGE, SEPT. 2010 OEM CMG DRAINAGE ENGINEERING, INC. 3555 N. Mountain Avc. Tucson, Arizona 85719 Phone (520) 8824244 Fax (520) 888-1421 CASCADA NORTH Presiclio Mf►Rt1NA,ARIZONA SPECIFIC PLAN ENGINE!! R:PiG. INC. 17 Land Use Proposal Section III F. Vegetation 1. The Cascada North Specific Plan is comprised of approximately 665 acres of undisturbed natural desert as described in Part 1 above. Of the 665 acres, approximately 255 acres will be developed. Of the remaining 410 acres, approximately 366.53 +/- acres will remain as natural undisturbed open space. The planned preserved natural desert areas are comprised of those areas described as having the highest resource value relative to vegetative and habitat quality. The area along the eastern boundary described as an area of medium density vegetation (Palo Verde Bursage Saguaro Vegetation Type) is more species diverse than the western portion of the site (Creosote Vegetation Type), and is largely preserved. In addition many of the existing xeroriparian areas which flow diagonally across the site from northeast to the southwest will also be preserved along the north portion of the project site(also described as a wildlife corridor). These preserved areas are largely contiguous, and are comprised of vegetation of the highest resource value on the site. The northern preserved natural area also serves as a wildlife corridor to adjacent natural desert areas. This area contains many xeroriparian washes, which are suitable for habitat for the existing wildlife species. Most other undisturbed areas are also large enough to be of significant scenic and habitat value. The proposed placement of the preserved natural open space, as shown on the Tentative Development Plan, relative to the proposed development areas provides an extensive buffer which will minimize the impact of this development to the surrounding developed and undeveloped areas. The development area is essentially surrounded by natural undisturbed natural open space, which provides this buffer and will create recreational opportunities by providing a location for a trail system linking the proposed developments to each other and other surrounding trails systems. In summary the development plan is sensitive to the natural desert in which it resides. The preservation of large areas of natural undisturbed opens space will maintain the spirit of the natural landscape, when viewed from surrounding areas, and will minimize impact to the existing wildlife. 2. Title 17 of the Land Development Code, Environmental Resource Preservation, Native Plant Protection and Landscape Requirements, provides for developments of this type. In the preservation of approximately 50% of natural desert, the project qualifies for the set - aside exception to Title 17. Although the set -aside exception will be implemented many suitable specimens of protected native plants can and should be salvaged. The existing native plants can be a valuable resource for the landscaping of the new development. The landscape plan for this development will rely largely on the use of native plant material .The native plant species found on site are appropriate for landscaping purposes. Ironwood trees, mesquite and palo verde are important trees for landscaping in our region. Since the use of drought tolerant plant material is important in the effort to conserve our water resources. Desert landscaping will be extensively employed. Plant species found on -site certainly qualify as drought tolerant and will be utilized in the landscaping of the project. Presidio ENGINEEA1NG,1NC. 18 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section 111 G. Wildlife In developing the Cascada North Specific Plan, careful consideration was given to the nature and degree of potential adverse impacts to wildlife and regional connectivity for wildlife. Red Point Development has worked closely with the Town of Marana and the Coalition for Sonoran Desert Protection to modify the existing approved Cascada Specific Plan to allow for open space within the proposed Tucson-Tortolita-Santa Catalina Mountains wildlife linkage corridor, which occurs within western portions of the Cascada North Specific Plan Area (See Exhibit ILEA ; Wildlife Corridor Map). lied Point Development has played a vital role in contributing to the viability of this corridor as set aside for wildlife and habitat connectivity on a regional scale. 1. Mitigation for Sound, Visibility, Lighting and Traffic Impacts to Wildlife The Cascada North Specific Plan provides a combined 377 acres of NUOS (366.53 acres) and OSU (6.2S acres) that provides habitat for wildlife. The NUOS and OSU lie adjacent to undeveloped lands to the north and east of the Specific Plan Area. This NUOS includes the set -aside of approximately 188 acres within the proposed regional wildlife corridor in conformance with conservation measures outlined in the Town of Marana Draft Habitat Conservation Plan. The NUOS is configured in a way to encourage wildlife movement around developed areas to undeveloped areas that occur upstream from the Specific Plan Area and the Interstate-10 underpass that occurs downstream from the Specific Plan Area, and is believed to be an important corridor used by wildlife to reach the Santa Cruz River. The Cascada North Specific Plan is designed to coincide with open space corridors provided by the Cascada Specific Plan Area south of Lambert Lane, which provides numerous wildlife corridors through the project and wildlife catchment areas along Interstate-10. All the planned corridors for wildlife lie along existing xcroriparian drainages corridors which traverse the area in a northeast -southwest direction. The NUOS configuration minimizes and mitigates potential impacts to wildlife associated with noise disturbance, light pollution, visibility, and traffic by encouraging the movement of wildlife away from developed areas and to undeveloped areas and the Santa Cruz River Corridor. 2. Treatment to be Used Within and Adjacent to Developed Areas Stormwater drainage facilities, such as retention/detention basins, and recreational open space areas in developed areas will be enhanced with native vegetation to provide habitat for birds and reptiles. A collector channel, designed to divert stormwater flows around the planned developed areas, will be concrete -lined and provide 1:1 side slopes (See Cross Sections provided in the Development and Design Standards for the Cascada Specific Plan). Presidio 19 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III The planting of native vegetation in buffer yards and setback areas within residential areas and along roadways and stormwater management facilities will provide stop over habitat for migrating birds. The size and type of native vegetation plantings used within landscape and streetscape areas will be determined based on the Town of Marana's Landscape Design Guidelines. Edges between developed areas and NUOS will be treated in compliance with the Town of Marana and Cascada Specific Plan requirements. H. 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 I-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 he maintained along the property perimeter and along major arterials to preserve the existing rural character of the area. 1. Traffic Circulation Concept Plan Proposed access to this project will be provided by a new portion of Lambert Lane and the proposed Cascada Boulevard. Primary access will initially be provided by Twin Peaks Road via Cascada Boulevard. Access to the regional Interstate 10 (I-10) will be provided by the newly constructed Twin Peaks Road interchange. Future regional access is anticipated to be provided by a long-range improvement of Lambert Lane by the Town of Marana. Timing of the Lambert Lane extension is unknown but it is anticipated to connect the existing T-10 Avra Valley interchange to Twin Peaks Road to the east. Due to the uncertainty of this publicly planned improvement, future traffic studies may be required to determine the level of densities that can be built within Cascada North prior to the Lambert Lane extension. Internal circulation within this Specific Plan is limited due to the relatively small parcel sizes. Local streets will provide the interface with Lambert Lane and serve as the only internal circulation needed within the parcels. Crated access points may be utilized for individual residential neighborhoods. Future pedestrian circulation will be provided via paved sidewalks along the local residential streets. In addition, a multi -use trail system is planned along several of the existing washes which will connect to northern portions of the adjacent Cascada Specific Plan. Presidio ENOON EERING, INC. 20 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section Off -site roadway improvements are identified in a Traffic Statement prepared by K i mley- Horn and Associates, Inc., and included in Appendix C. The primary off -site roadway improvement will be the signalization of the Lambert Lane / Cascada Boulevard intersection, which will be the responsibility of the developer. Additional traffic analyses will be provided with each subsequent submittal of development plans. The traffic analysis submitted as part of this Specific Plan indicates that the Cascada and Cascada North Specific Plans cannot be both fully constructed without the extension of Lambert Lane to the existing Avra Valley I-10 interchange. Thc traffic report must he approved by the Town Transportation Engineer prior to the final approval of the specific plan. Roadway cross -sections for 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. Presidio ENGINEERING, INC 21 Cascada North Specific Plan Marana, Arizona EXHIBIT 111.I.1: CIRCULATION CONCEPT LEGEND 1=1 SPECIFIC FLAN BOUNDARY MAJOR COLLECTOR POINTS OF ACCESS MHDR—MEDIUM HIGH DENSITY RESIDENTIAL MDR—KIEDIUM DENSITY RESIDENTIAL P—PARK 'ohooi a a01.4224 ■ OSD—OPEN SPACE DRAINAGE CN1 OSU—OPEN SPACE —UTILITIES NUOS—NATURAL UNDISTURBED OPEN SPACE PROPOSED WILDLIFF CORRIDOR CASCADA NORTH PARCEL NO. 3000' Presi iO 1L? PcANACASCADFIC PLAN AKIZON�I SPECIFIC ING1G.N1 22 Land Use Proposal Section III J. Utilities 1. Sewer Service 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 the proposed Cascada North project. It is intended that the Cascada North project can he provided gravity sewer service through the construction of 8" laterals that will connect directly into the existing 18" Dove Mountain sewer. See Exhibit III.J.1: Sewer for additional details. 2. Water Service Cascada will he served by an expansion of the existing Town of Marana municipal water system. The existing Town of Marana municipal water system currently serves the Y and Z Zones in the arca of the project with an existing Y Zone well, floating Y Zone reservoirs, and an existing Z Zone booster station located at the same site as the Y Zone reservoirs (See Exhibit III.J.2: Water). The water system for Cascada will consist of one existing and two proposed Y Zone well sites, a floating Z-Zone reservoir, and distribution pipelines. The Town of Marana has developed policies to provide 4-log virus treatment for new potable water wells. This policy may require the construction of a new reservoir and pump station to achieve adequate disinfection contact time. The existing Y Zone well site provides source water to two existing floating Y-Zone reservoirs. The western portion of Cascada is located within the Y Zone. Pipeline extensions will be required to collect source water from two proposed wells and distribute water to connections in the area. An additional forebay reservoir and booster station may be required to meet the Town's 4-log virus removal policy. The eastern portion of Cascada is located within the Z Zone. Currently Oasis Hills is being served water from an existing Z Zone booster station. A future floating Z Zone reservoir site has been identified. Storage capacity needed for the project will be located within the proposed Z Zone reservoir. The proposed Z Zone reservoir will be filled with the existing Z Zone booster station. Z Zone pipelines will feed the Cascada project and currently exist up to the southeast comer of the proposed Cascada project. Onsite distribution will be installed generally within public right -of way where feasible and planning, design, and construction will be in accordance with Town of Marana Standards and Specifications and other applicable agency guidelines. A Water Service Agreement with the Town of Marana will outline the phasing and infrastructure requirements as described herein. Changes may be necessary to the proposed water plans detailed in the Specific Plan to meet the requirements of the WSA. In this case the requirement of the WSA will superseded those of the Specific Plan. 3. Gas Service Currently, it is anticipated that should natural gas service be needed by the development within the Specific Plan boundary, it can he provided via coordination with Southwest Gas Corporation to have a main extension installed from their existing 12" high pressure natural gas main located adjacent to the Specific Plan's west boundary. Presidio ENGINELRING,INC. 23 Cascada North Specific Plan Marana, Arizona EXHIBIT J 11.,,J r 1 ■ SEWER EXIST. DOVE MOUNTAIN OFF --SITE SEWER PLAN G-2000-048 POINT OF CONCENTRATION OSU osu & DISCHARGE FOR CASCADA CN9.1 CNO.2 NORTH SEWER 'LOWS z � Q• . PUBLIC OUTFALL SEWER PLAN G-2003-054 PROPOSED CASCADA SEWER LATERALS LEGEND 1=1 SPECIFIC PLAN BOUNDARY EXISTING SEWER LINE & DIRECTION OF FLOW PROPOSED CASCADA SEWER, MANHOLE & DIRECTION OF FLOW PROPOSED CASCADA NORTH SEWER & MANHOLE PROPOSED CASCADA NORTH SEINER MAIN EXTENSION "L PROPOSED VILLAGE PUBLIC OUTFALL SEWER PLAN G-2007-097 OSD-OPEN SPACE DRAINAGE P - PARK MHDR-MEDIUM HIGH DENSITY RESIDENTIAL MDR -MEDIUM DENSITY RESIDENTIAL CN1 OSU-OPEN SPACE UTILITIES NUOS-NATURAL UNDISTURBED OPEN SPACE PROPOSED WILDLIFE CORRIDOR CASCADA NORTH PARCEL NO. 0' 1500' 3000' Pre siio IENGINURRONG,INc.1 25 CASCADA NORTII SPECIFIC PLAN MARANA, A RIZQ AVA EXHIBIT 1JJ. J.2: WATER LEGEND V id SPECIFEC PLAN BOUNDARY TOWN OF MARANA WATER TUCSON WATER ORO VALLEY WATER MARANA INTENDED WATER SERVICL X—WATER, Y—ZONE X—WATER, L—ZONE PROPOSED WATER, Y—ZONE PROPOSED WATER, Z—ZONE 0' 4000' 8000' 0 P • • CASCADA NOR' 7 I i resi SPECIFIC PLAN MARANA, ARIZONA �314e INIEEIJNC, c.1 26 Land Use Proposal Section III K. Public Service Impacts 1. Police/Fire/Sanitary Pick Up Services Emergency vehicle access for residential areas will be accommodated within 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. Access may be by means of a divided two-lane roadway with a median or with multiple access drives. All neighborhoods will have two means of ingress/egress. 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. Currently, solid waste pickup is provided by a private contractor. At this time, the Cascada Village I, Lots 1 — 430 (Book 64, Page 35 Maps and Plats, Pima County Recorder's Office) have contracted with Saguaro Environmental Services and it is assumed that Cascada North will be similar. 2. Schools and Parks 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 1,387 dwelling units at build -out. Using formulas from the Marana Unified School District, this project could generate approximately 1,387 school -aged children. K-6: 7-12: 0.25 x 1,387 units = 347 school -aged children 0.15 x 1,387 units = 208 school -aged children With respect to parks, Cascada North will be creating a 3.2 acre neighborhood park and the adjacent Cascada project, of. which Cascada North is to be an extension of, is creating two regional or district parks consisting of 72.8 acres. M Presidio 27 Cascada North Specific Plan Marana, Arizona ENGINEFRINQ,INC. Land Use Proposal Section ICI L. Recreation and Trails It is the intent of the Cascada North Specific Plan to be compatible with the Cascada Specific Plan with respect to open space, recreation, parks and trails. The Cascada North Specific Plan proposes the following: 1. Trails The Specific Plan supports the goals of the Pima County Trail System Master Plan and the Town of Marana Trails System Master Plan. The Specific Plan extends the drainageway trails along the perimeter of development parcels along drainageways both improved and natural. The Specific Plan includes a pathway trail north of Lambert Lane that allows for a linkage from the south side of the main development block to the north side of the development block. The Specific Plan will continue the road trails along spine roads. 2. Open Space The Specific Plan proposes the set aside of approximately 366.53 +1- acres of contiguous Natural Undisturbed Open Space (NUOS) along with an additional 6.28 acres of Open Space Utilities (OSL) or a combined 372.81 +1- acres of Open Space which is approximately 56% of the gross area of the Specific Plan. In contrast, the total amount of contiguous NUOS associated with those parcels from the Cascada and Northgate Specific Plans that make up the Cascada North Specific Plan is 102 acres or 15%. It should be noted that there are also an additional 271 acres of non- contiguous NUOS contained with the Cascada!N orthgate combination. Non-contiguous is considered to be areas that are separated via roadways and lot/pad development. 3. Recreation and Parks Under the Cascada Specific Plan two regional or district parks with a combined area of 72.8 acres (as platted per Bk. 64, Pg. 35) have been planned but not yet developed. It is the intent of this Specific Plan to utilize these district parks as part of the recreational fhcilities for Cascada North. Additionally, again in keeping with the Cascada Specific Plan's neighborhood parks concept, a total of 6.0 acres of neighborhood parks will be provided within the development parcels to the north of Lambert Lane. These neighborhood parks provide for local recreation and yields 188 S.F. of recreation per dwelling unit for the proposed gross lot yield of 1,387 units. Presidio ENGINEERING, INC. ? Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III Currently, there are to be seven neighborhood parks within the Cascada project south of Cascada North. Five of the neighborhood parks are located north of Twin Peaks Road and are to consist of approximately 2.1 acres each. The remaining two neighborhood parks are located within two subdivisions south of Twin Peaks Road. The first one is located within the 90 lot Oasis Hills (Bk. 60, Pg. 38) subdivision and consists of 0,38 acres. This park is developed. The remaining park is located within the 40 lot Oasis Hills II (Bk. 63, Pg. 15) subdivision consisting of 0.225 acres. This park has yet to be developed. Both of the Oasis Hills and Oasis llills II subdivisions are located within the boundaries of the Cascada Specific Plan. Cascada North's open space recreation, parks and trails system is illustrated in Exhibit III.L.I: Open Space, Recreation, Parks and Trails Plan. Note that this Exhibit also shows the open space, recreation, parks and trails within the adjacent Cascada Specific Plan area. Table - 7A Northgate Specific Plan Open Space (Note: All figures are in acres) Specific Flan Parcelll� Gross Parcel Area Environmental Open Space Open Space Recreation tOSR) Trails Natural � �]ndistut tried Open Space (NUOS) Natural Open y Space (NOS) Open Space Drainage (OSD) District District Park Park N 1 26.1 - - - - a * 1. - N2 19.8 - - - - - - - N3 10.0 - - - - - N5 17.9 - - - - - - N7 34.2 - - - - =*" 1. 7 - Drainage Corridor - ** -, 1._ Pathway Trails _ - - - - - - Drainagevvay Trails - _ - _ - _ - Utility Crossing Trails - - - Subtotal 108 0.0 0.0 0.0 0.0 3.2 1.2 Subtotal - 0.0 4.4 Total 108 'I'otal Open Space 4.4 *Required if small lot option employed. **At drainageway with a width of 150' to be split between N5 and N7. Presidio E N G I N E E R I N G, INC. 29 Cascada North Specific Plan Marana, Arizona Land Use Proposal Section III Table - 7B Cascada Specific Plan Open Space (Note: All figures are in acres) r� i fi Phu Specific P Parcel II Gross Parcel AreaOpen Environmental Open Space Open Space Recreation (OSR) Natural Undisturbed Space (NUOS) Natural Open Space (NOS) Open Space Drainage (OSD) District Park Neighborhood Park Trails Cl 14.8 14.8 - - - - C2 25.75 - - - - CS 469.28 87. 271 - - - Drainage Corridor 14.48 - _ *14.48 - - Pathway Trails _ _ _ _ _ Drainageway Trails **2.33 Utility Crossing Trails - - - - - - Subtotal 524.31 102 271 14.48 0.0 0.0 2.33 Subtotal - 387.48 2.33 Total ***524.31 _ Total Open Space 389.81 *Common Areas A-1 and A-2 per Cascada Block Plat (Bk. 64, Pg. 35). **Common Areas B-1, B-2 and B-3 per Cascada Block Plat (Bk. 64, Pg. 35). * * *Does not include 32.69 AC associated with Lambert Lane right-of-way. N Presidio 30 Cascada North Specific Plan Marana, Arizona ENGINEERING, INC Land Use Proposal Section III Table - 7C Cascada North Open Space (Note: All figures arc in acres) Specific Plan Parcel11) Gross Parcel Area Environmental Open Space Open Space Recreation (OSR) Natural Undisturbed Open Space (NUOS) Natural Open Space (NOS) Open Space Drainage (OSD) Open Space Utilities (OSU) District Park Neighborhood Park - Trails CN1 22.28 22.28 t - - - - - - CN2 13.83 13.83 - - - - - - r CN3 28.71 -- - - - - - - CN4 329.21 329.21 - - - - - - CN5 69.67 - - - - - - - - CN 6 122.92 .- -- - - - - CN7 27.90 - - - i CN8 i 1.21 1.21 - - _ - CN9.1 3.79 _ - -.79 - - - (N9.2 2.49 • 1 2.49 - - Drairiage Corridor P1 y 1.38 - - _ _ - - 1 - - - 1.38 - P2 3.24 - - - - 3.24 - P3 1.38 - - - -- - 1.38 - OSD1 2.58 - - 2.58 - - - -r OSD2 1.11 - - 1.11 - - - - i Pathway- Trails - - r - - *2.12 r Drainageway Trails _ - - - - * *7.8 Utility Crossing Trails - - - - - - - - Subtotal 631.70 366.53 0.0 3.69 6.28 0.0 6.00 9.92 Subtotal - 376.5 15.92 Total ***631.70 , Total Open Space 392.42 , *50' wide at 1,850 LF. * *25 ' wide area at 13,600 LF. * * *Does not include 33.57 AC associated with Lambert Lane right-of-way. N Presidio 31 Cascada North Specific Plan Marana, Arizona EXHIBIT II1,L.1 : OPEN SPACE, RECREATION, PARKS AND TRAILS PLAN LEGEND SPECIFIC PLAN BOUNDARY NUOS—NATURAL UNDISTURBED OPEN SPACE OSR—OPEN SPACE RECREATION (PARKS) OSD—OPEN SPACE DRA.NAGE OSU—OPEN SPACE—U } ILITES r • 11 ND MS SD SD IM Ms MS L____J CN1 DfISTING TEE' TRANSMISSION LINE & EASEMENT (DKT. 6852, 901) PATHWAY TRAILS DRAINAGEWAY TRAILS (ALONG SIDES OF WAS,IFS) PROPOSED WII. DLIFE CORRIDOR CASCADA NORTH PARCEL NO. 0' 1500' 3000' • CASCADA Presi �O MARANA, AR OONA SPECIFIC PLAN iENciNgEQiwG.erec.1 32 Land Use Proposal Section III M. Cultural/A rchaeological/Historic Resources As described in the Historic Properties Treatment Plan (I-IPTP) approved by the US Army Corps of Engineers (ACOE), Tierra Right of Way, Ltd. conducted phased data recovery at the 14 archaeological sites identified within the Cascada North property. This work, which was approved by ACOE, fully mitigated the effects of the planned development of the property. As such, no additional measures are recommended for the cultural and historic resources on the property. Because the archaeological resources were fully mitigated, they will not be incorporated into the development. The Class III cultural resources survey conducted by Tierra in 2003 (see Appendix D) identified all cultural properties present on the property. The effects of the development were mitigated according to the approved HPTP. As such, no further archaeological work is recommended for the property. Presidio 33 Cascada North Specific Plan Marana, Arizona ENGIN£ERING.iNC. Section IV Development and Design Standards Presidio Cascada North Specific Plan Marana, Arizona ENGINEERING, , N C Development and Design Standards Section I A. Purpose and Intent The I3evclopment and Design Standards contained within this Specific Plan are intended to be the principal means through which the quality of residential development is established. Further, it is important to emphasize that the development within the Cascada North Specific Plan area is to be compatible with, and an extension of, the residential development as proposed within the Cascada Specific Plan prepared by The Planning Center and approved by the Town of Marana. Consequently, the Development and Design Standards detailed within this Specific Plan are modeled on those same standards contained within the above mentioned Cascada Specific Plan. Further, in an additional effort to ensure compatibility of development, and at the request of the Town of Marana, several tables from the Cascada Specific Plan are presented within this section. The tables have been modified to take into account development that has occurred within the Cascada Specific Plan limits. This includes the development of the 90 Oasis Hills residential lots, the platting of the 40 Oasis Hills II residential lots and the final block platting of Cascada and the 430 Village I residential lots. Additionally, in order to create a stand alone but compatible document, excerpts of portions of the "Development and Design Standards" along with the "Implementation and Administration" sections from the Cascada Specific Plan have been included within this Specific Plan within Appendices F and G. The following is a summary of the land uses to be found within the 665 acres of this Specific Plan: • Medium Density Residential (M D R ) • Medium High Density Residential (MHDR) • Natural Undisturbed Open Space (NUOS) — Mitigation/Set-Aside • Open Space Recreation (OSR) • Open Space Drainage (OSI)) • Natural Open Space (NOS) • Open Space Utilities (OSU) Further, as was provided with the Cascada Specific Plan, a Land Use by Parcel Table (Table 8) has been prepared. This table includes each development parcel, the acreage, land use designation and target residences per acre. The table also identifies which development parcels from the previously approved Cascada and Northgate Specific Plans now make up the new Cascada North development parcels. N Presidio 1 Cascada North Specific Plan Marana, Arizona ENGINEERING,INC. Development and Design Standards Section IV Table 8 Cascada North Specific Plan Land Uses by Parcel Specific Plan Parcel III Gross Area (AC) Land Use Designation Target RAC Target Lot \kid - CN 1 ** 22.28 NUOS — Natural Undisturbed Open Space N/A CN2* 13.83 NUOS — Natural Undisturbed Open Space N/A - CN3* 28.71 MDR -Medium Density Residential 5 RAC 144 CN4o 329.21 NUOS — Natural Undisturbed Open Space N/A - CN54 69.67 MHDR — Medium High Density Residential w 7 RAC 488 CN6o 122.92 MDR -Medium Density Residential 5 RAC 615 CN7❑ 27.90 MDR -Medium Density Residential 5 RAC 140 CN8o 1.21 NUOS — Natural Undisturbed Open Space N/A - CN9.1 o 3.79 OSU — Open Space Utilities N/A - CN9.2 a 2.49 OSU — Open Space Utilities N/A -- P1❑ 1.38 Park N/A - P2 3.24 Park N/A P3 1.38 Park N/A OSD 1 ❑ 2.58 O S D — Open Space Drainage N/A - OSD2❑ 1.11 OSD — Open Space Drainage N/A - Lambert Lane 33.57 _ R/W — Right -of -Way N/A - Total 665 Acres Total 1,387 Units *Formerly Cascada Specific Plan Parcel No. 2 (AMR). **Formerly Cascada Specific Plan Parcel No. 1 and Northgate Specific Plan Parcel No. 3 (CPI). OFormerly a portion of Cascada Specific Plan Parcel No. 5 (LDR) and a portion of Northgate Specific Plan Parcels 2 (C), 5(C)and 7(1DR). ❑Formerly a portion of Cascada Specific Plan Parcel No. 5 (LDR) a Fo rmerly portions of Cascada Specific Plan Parcel No. 5 (LDR) along with Northgate Specific Plan Parcel Nos. I (AIM) and portions of Parcel Nos. 2 (C) and 5 (C). Presidio iN6 NEFRINCG.INC 2 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV B. Applicability of Town of Niarana Land Development Code The current Town of Marana standards have a maximum 55°i0 lot coverage. However, the residential development contained within the Cascada North Specific Plan will have a maximum 65% lot coverage for single family detached residences. The Cascada Specific plan stated that "This additional 1 0% is the result of consultation with builders across the west and southwest who are attempting to build neo-traditional, nixed -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." Currently, the Cascada Specific Plan allows for 100% multi -story development within its Medium Density Residential (MDR) and Medium High Density Residential (MHDR) Land Use categories. Further, the Cascada Specific Plan also had proposed that the Low Density Residential (LIAR) Land Use would be restricted to single story development and thereby the Cascada Specific Plan would meet with the Town's current Neighborhood and Residential Design Standards which pen -nit a maximum of 50% (60% with alternative residential design plan) multi -story homes. However, the Cascada North Specific Plan will replace the LDR Land Use within the Cascada Specific Plan with a combination of MDR and MHDR Land Uses. Consequently, in order to achieve the same balance of' open space/multi-story development as was originally proposed within the Cascada project, the following Design Standards will be employed: Residential Development North of Lambert Lane: • MDR 26% multi --story (196 residential units) • MHDR 100% multi -story (488 residential units) Residential Development South of Lambert Lane: • M DR 100% multi -story may occur (144 residential units) Based upon the targeted lot yield for those parcels north of Lambert Lane, the above restrictions result in an overall 60% multi -story allowance, which meets with the original Cascada Specific Plan requirement for this area. Further, it should be noted that the open space being provided on a percentage basis for the Cascada and Northgatc Specific Plans combined was 59% within the footprint of Cascada North. Accordingly, Cascada North is providing a 56% open space ratio. Again, this provides balance between the two plans. Finally, the development regulations as detailed within this Specific Plan and the Cascada and Cascada North Design Standards (CCNDS) contained within Appendix 1 shall 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. Presidio ENG1NE£RING.INC. 3 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV C. Definitions The Cascada North Specific Plan will utilize the definitions as previously detailed within the Cascada Specific Plan and as amended below to include the following: 1. Adjacent: Near or close to, but not necessarily touching or abutting or having a common dividing line, such as two properties separated by a street, alley, easement or common area. Adjoining: Two or more land parcels having a common property line. 3. Curbway: The landscaped area between the outside edge of a sidewalk and the inside edge of a curb. 4. Four -Sided Architecture: Residential design wherein each side of a house displays one or more features, including, but not limited to, balconies, bay windows, recessed windows, porches and other architectural details. A copy of the excerpted definitions is contained within Appendix F. D. Residential Development Regulations The following Development Regulations have been excerpted from the Cascada Specific Plan as prepared by The Planning Center and as approved by the Town of Marana. Land use designations have been assigned to each planning area identified in the Land Use Proposal Section. Permitted uses, accessory uses and development standards are described in the fo l lowi ng sections. Not withstanding the following development criteria, no single family detached lot will be less than 3,500 square feet, including private alleyways adjacent to the lot. Further, residential development is also to be in conformance with the Cascada and Cascada North Design Standards (CCNDS) as prepared by The Planning Center and contained within Appendix I of this Specific Plan. 1, Medium Density Residential (MDR) The Medium Density Residential designation encompasses 179.53 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 899 dwelling units at a target density of 5 RAC. The following regulations shall apply to MDR Medium Density Residential (Parcel Nos. CN3, CN6 and CN ) : (1) Permitted Use: a. Single -Family Residential (Detached) b. Parks/Recreation c. Public Facilities Presidio ENGINEERING, IN( 4 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section Its (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 and 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 b. Minimum Lot Size: 3,500 square feet, may include private alleyways adjacent to the lot. c. Maximum Lot Coverage: 65% d. Maximum Building height: 28 feet e. Setbacks: (a) Front: i. Main Structure: 10 feet or as allowed by Town of Marana Residential Design Standards. 11, Front Loading Garage: 20 feet iii. Side Loading Garage: 10 feet (b) Side: i. 0 feet ii. Minimum distance between buildings: 10 feet iii. Side Yard Adjacent to Street: 10 feet or 5 feet with a minimum of a 5 foot common area adjacent to the street. (c) Rear: i. Main Structure: 10 feet i i . Rear loading garages from alley: less than or equal to 5 feet or 20 feet. iii. Accessory Structure: 5 feet f. Minimum Lot Width: None g. Minimum Lot Depth: None h. Building Mass: per the Residential Design Criteria described within the Cascada and Cascada North Design Standards as contained within Appendix I. Additionally, all multi -story houses shall display four-sided architecture, except where a wall is on a lot line. Presidio ENGINEERING,INC 5 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV 2, Medium High Density Residential (MHDR) The Medium High Density Residential designation encompasses 69.67 acres. The intent of MHDR is to allow for multi -family or attached, detached 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 488 dwelling units at a target density of 7 RAC. The following regulations shall apply to MHDR — Medium High Density Residential (Parcel No. CN5): (1) Permittc Use: a. Single -Family Residential (Detached and Attached) and Multi -Family Residential h. 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: 3,500 square feet, may include private alleyways adjacent to the lot. (c) Maximum Lot Coverage: 65% (d) Maximum Building height: 30 feet Presidio £ N G 1 N t E R I N G. N C. 6 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV (e) Setbacks: i Front Yard: (i) Main Structure: 15 feet or as allowed by the Town of Marana Residential Design Standards. (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 or 5 feet with a minimum of a 5 foot common area adjacent to the street. iii. Rear Yard: (i) Main Structure: 15 feet (ii) Rear loading garages from alley: less than or equal to 5 feet or 20 feet (iii) Accessory Structure: 5 feet f) Minimum Lot Width: None (g) Minimum Lot Depth: None (h) Building Mass: per Residential Design Criteria as detailed within the CCNDS contained within Appendix I of this Specific Plan. 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 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 Presidio ENGINEER $ N G. I N C . 7 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section 1V (i) Building Mass: per Residential Design Criteria as detailed within the CCNDS contained within Appendix 1 of this Specific Plan. Additionally, all multi- story houses shall display four-sided architecture, except where a wall is on a lot line. c. Multi -Family (a) Maximum Site Area: 1 Acre (b) Minimum Lot Size: None (c) Maximum Density: 20 RAC (d) Maximum Site Coverage: 75% (e) Maximum Building Height: 40 feet (1) Minimum Building Setback: i To Streets: 20 feet ii. To Adjacent Residential Development: 20 feet (g) Minimumn Lot width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria as detailed within the CCNDS contained within Appendix I of this Specific Plan (j) Minimum Landscaping: 10% of the site excluding parking areas and driveways (k) Minimum Private Open Space per Dwelling Unit (either patio or balcony or cornbination thereof): 100 square feet (1) On -Site Recreation: provided by parks and neighborhood parks discussed in III-L: Recreation and Trails (page 98) (m)Parking: Per Town of Marana Requirements (n) All multi -story houses shall display four. -sided architecture, except where a wall is on a lot line E. Residential Design Criteria 1. Site Planning Cascada North 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 North. Site planning addresses the proper placement of buildings, roads and services within the site. This requires an understanding of existing drainage patters, terrain and site opportunities and constraints that will influence the articulation of building form, orientation, coverage, setbacks, parking, utilities, storage areas and access. Presidio ENGINE E RING, INC S Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV The overall goal of Cascada North Specific Plan, as with the original Cascada Specific Plan, 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 townhornes. The intent of Cascada North 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. The following summary provides general residential planning design criteria. More specific design criteria are detailed within the CCNDS as contained within Appendix 1 of this Specific Plan. (1) Building 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 facade through the use of protruding bays or porches, upper level step -backs or off- sets in the main plane attic lei ;ade. Buildings should avoid large undifferentiated building mass and roollines and should provide interest in variety and form on all sides visible from streets and open spaces. In addition, rooflines shall he designed to create the appearance of individual residences. (2) Building Image To create a cohesive community while allowing individual development identity, homes will promote a diversity of southwestern architectural styles, themes and elements. (3) Building 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) Building Setbacks and orientation Building placement on adjoining parcels along a street should be varied to create a more interesting streetscape. Where a house is located on a corner lot, is adjacent to a park or where two lots are separated by an easement or common area, the house on such lots shall display four- sided architecture except where a wall is on a lot line. Any house adjoining an arterial or collector street shall display four-sided architecture. Presidio ENGINEERING INC. 9 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section lv (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 Resign Standards The Cascada North Specific Plan arca is intended to be an extension of the original Cascada Specific Plan and as such is to be 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, bicyclists and drivers. As with the site planning portion of this section, the following is a suniinary of the general architectural design elements for Cascada North while more detailed design element requirements are described within the CCNDS contained within Appendix I. • Adobe/Native Stone • 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 primary theme conveying element. y 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 North is guided by criteria, which reinforces the sense of community identity, avoids the feeling of bland uniformity and reflects the Town of Marana's spearheading of new standards for the future development of the region. Architectural designs and concepts in the Cascada North Specific Plan area must: • Reinforce community identity through the application of unifying architectural themes or features in the design. N Presidio 10 Cascada North Specific Plan Marana, Arizona EN0lNE1RIN0.INC. Development and Design Standards Section IV • Encourage a variety of architectural styles. • Encourage the use of traditional regional construction materials as may he appropriate. • Provide for variety and discourage monotony in dwelling design through the use of appropriate guidelines. • De-emphasize garages. (1) Character/Design Details The architectural character of the Cascada North Specific Plan area reflects its geographical setting in the Sonoran Desert. It is the intent of the Design Standards contained within the CCNDS located within Appendix I of this Specific Plan and the associated Cascada Design Review Committee (CDRC) to encourage a variety and individuality within a framework of desert community styles. (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. a. Recommend primary building materials include: • Concrete or Adobe Block • Cement Stucco over Concrete Block or Wood Frame • Slump Block (mortar wash only) • Natural Stone b. Recommend 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 • Where metal is used, including window shades, it shall be treated so that its light reflective value does not exceed 50% Presidio 11 Cascada North Specific Plan Marana, Arizona ENGINEERING, 1NC. Development and Design Standards Section Ill (3) Roofs and Pitches Roof styles will be indigenous to the selected architectural styles. Actual colors will be subject to CDRC reviews. Roof slopes should complement the building mass. Simple, short roof overhangs are appropriate for Spanish Colonial and Contemporary styles. (4) Windows and Doors The proportion of windows and doors to the exterior surface will be carefully considered by the CDRC for each elevation. Window and door design should relate to the elected architectural style. Windows and doorways in southwestern architecture typically have rectangular, round or arched opening and are either recessed to reflect the thick, protective exterior walls typical of the Spanish Colonial style, or set flush with the wall surface as in more contemporary architecture. (5) Garage 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. (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 he 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 math 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. Presidio E N 0 I N E E R 1 N 0, I N C. 12 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section 11' (9) Skylights 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 CDRC will review other standards for mailboxes. �11}Exterior Lighting All exterior- building lighting shall comply with the most current edition of the Town of Marana Lighting Code. Energy conserving lamps are encouraged. (12)Solar Applications Solar applications will only be considered on a design specific basis by the CDRC'. (13)Awnings Fabric or metal awnings for windows or other applications will only be considered on a design specific basis by the CDRC. (14)Mechanical Equipment Roof mounted equipment, including heating and cooling equipment in conformance with the requirements of the CCNDS located within Appendix I is allowed. Said equipment is to be screened per the CCNDS. (15)Rear Building 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. (16) Garages De-emphasized garages are encouraged. The primary garage facade facing the street on side entry garages must he 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 used to reduce the massive appearance of garages. Presidio ENGIN(ERING,INC. 13 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section Iv (17) Front Privacy Walls Front privacy walls finished to match the buildings are encouraged, thorough the use of tiles, ceramic tile details, repetition of the cornice band detail and use of accent trim color bands. F. Open Space Development Regulations Open space in the Cascada North Specific Plan area, as with the adjacent Cascada Specific Plan, 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 Cascada North Specific Plan provides NUOS and OSD. All of these areas will be set aside in perpetuity as protected natural open space. The Cascada North Specific Plan NUOS area consists of 366.53 acres, mainly contained within the northern portions of the Specific Plan area and is to be set aside as natural open space areas that are not part of any lot or specific development parcel. These NUOS areas shall he preserved in accordance with the Management Program as prepared for the Cascada Specific Plan. The OSD areas consist of 6.45 acres along the drainageways that traverse the Specific Plan from northeast to southwest. These OSD areas will be left primarily in their natural state and will be enhanced with native vegetation as appropriate to provide a higher quality habitat as that which currently occurs there. The NUOS and OSD areas within the Specific Plan are depicted in Exhibit III. L.1: Recreation and Trails. Permitted uses, environmental standards and maintenance plan are provided in the Management Program as prepared for the Cascada Specific Plan and submitted under separate cover. 2. Open Space Recreation (OSR) These regulations shall apply to the Open Space Recreation (OSR) designation. In Cascada North, this designation includes the 6.0 acres of parks contained within Parcel No. 3. 1) Permitted Land Uses: a. Public Trails b. Utility Easement and Maintenance Roads c. Regional recreation facilities such as sports fields and other recreation structures including but not limited to: basketball courts, volleyball courts, picnic areas d. Reclaimed water will be utilized where feasible and appropriate to irrigate sports fields Presidio E N G I N E i R 1 N G, I N C 14 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section 117 3. Open Space Utilities (OSU) These regulations shall apply to the Open Space Utilities (OSU) designation. In Cascada North, this designation covers a 200' strip of land lying along the Specific Plan's west boundary in which TEP has constructed their 138 kv Tortolita North Loop Transmission Line. The transmission line lies within a 200' wide easement per Docket 6852, Page 901. (I) Permitted Land Uses: a. Only utility facilities in accordance with the establishment language contained within the existing TEP Easement (Docket 6852, Page 901) instrument b. Open Space/ Wildlife Corridor 4. Trails As with the Cascada Specific Plan, the Cascada North Specific Plan will establish a community wide multi -use trail system. The system will provide connectivity between the residential and recreational areas as well as to connect to the Cascada project. 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 North are: roadway sidewalks, pathway trails along open -space links, drainagcway trails and pedestrian nodes. Materials that may be used for trail surfaces include rolled decomposed granite (DG), stabilized DG, asphaltic cement, concrete and concrete pavers. (1) Roadway Sidewalks Sidewalks will be located along all major collector, local residential collector, park loop and local residential streets. Sidewalks will he 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 recreation opportunities for walking. In addition to meeting circulation requirements, these areas may provide for minor drainage channels between residential blocks and natural drainage areas. (3) Drainageway 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 North. N Presidio 15 Cascada North Specific Plan Marana, Arizona ENG1N£ERING,INC. Development and Design Standards Section IV 50' PROPOSED DESERT LANDSCAPE SLOPE W/PossIBLE DRAINAGE SWALE 1 U' MEANDER INC TRAIL LOT WALL Figure No. 1 — Pathway Trail — flan View, for reference only (not to scale) P/L LOT (REAR YARD)' 50' OPEN SPACE LINKAGE 10' PAVED MULTI -USE PATH s ;- 2' CLEAR ZONE TYP. lit;' • apz • LANDSCAPE DRAINAGE CHANNEL WHERE NEEDED P, L LOT (REAR YARD) LOT WALL Figure No. 2 — Pathway Trail Cross Section, for reference only (not to scale) Presidio ENGINEERING, INC. 16 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV CJ] Figure No. 3 — Drainageway Trail Cross Section, for reference only (not to scale) 4. Parks Park location and design are an integral part of creating the lifestyle that Cascada North promotes. }laving numerous recreation opportunities in close proximity to residential areas promotes individual health and community connectivity. (1) Neighborhood Parks As shown in the Land Use Concept Plan Map, a neighborhood park has been designated to serve the residential villages. The neighborhood park is the basic unit of the Cascada North/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 he provided by the builders of the adjacent subdivision by direction of the Master Developer. (2 ) Trail Junctions The common spaces that link neighborhood, community and Cascada 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 though 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. Presidio 17 Cascada North Specific Plan Marana, Arizona E NGI NEER,NG, INC. Development and Design Standards Section IV (3) Community Parks Located within the Village Center of the Cascada Specific Plan of which Cascada North is to be an extension, 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 In accordance with the Cascada Specific Plan, there is a total of 72.8 acres of district parks to be provided along I-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 for a portion of the Cascada North Specific Plan area and the balance of the Cascada site and to include regional recreation facilities. Restored mesquite "bosqucs" 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 he done in conjunction Nv+ith the Town of Ivlarana through terms set in a development agreement and will be dedicated to the Town of Marana once complete. (5) Drainageway 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 trailheads, trail markers, nature view and rest arca points. These washes or drainageways also serve as natural wildlife corridors connecting the set -aside natural Undisturbed Open Space area with wildlife habitat protection area along 1-10. 5. Maintenance The Master Developer and the Town of Marana may enter an agreement to dedicate and transfer the management of specified OSR to the Town of Marana to ensure continued maintenance of this regional recreation area. G. Utility Development Standards 1. On -site and off -site sanitary sewer will be designed and constructed to the authorized public sewer utility standards. Presidio -EM'GINEERING.INC. 18 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV 2. All new on -site electrical, telephone and other cables are required to be placed underground and shall be designed and constructed in accordance with the utility industry and Town of Marana standards. The existing TEP transmission lines located at the west boundary of the site and contained within existing easements as established in L)kt_ 6852, Pg. 201 are excluded from this requirement. 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 Cascada North Specific Plan area has been annexed to the Northwest Fire District. Emergency response time will comply with required standards. 6. Public facilities improvements are subject to grading restrictions. H. Roadway Standards 1. Minimum Roadway Development Standards (1) Application Minimum street standards provided in Figures 4 through 10 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. All subdivisions shall have at least two points of access. (2) Cul-De-Sacs Restrictions on the length of cul-de-sacs contained within the Town of Marana Street Standards apply to this Specific Plan. All cul-de-sacs require curbs. (3) Reverse Curves The use of reverse curves without tangents for design speeds of 25 MPH or less is acceptable. (4) Sidewalks In residential areas, and as with Cascada, sidewalks located outside or public right-of- way will need to be privately maintained. Additionally, as shown within the following roadway cross sections, all sidewalks located outside of public rights -of - way will he placed within a public utility maintenance, signage, landscape and access easement. Presidio ENGINEERINO,INC. 19 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV (5) Flexible Road Design Cascada North 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 with the approval of the Town Engineer and with a Design Exception when required. (6) Fire District All streets, alleys and private shared driveways will be designed to meet fire district minimum safety requirements. Alternative street plans beyond the cross -sections contained within this Specific Plan will require the submittal of a letter from the Fire District Chief stating that such alternative plans meet the district's minimum safety requirements. Figure No. 4 VARlrs __Jr' 4' Ally r f' VEMM('RItiC SIDEWALK FT.!? Pc/cm SIU I)TL NO 200 1n1_ DOMH 51UL5 fitit n' 1/7 RW RCN VA` IES 25. - 3 40 1/2 RV t 1 t ' 13' J:k-P: TRAYS LANE WEE —1 0• 2.5' TRAVEL .1,14E t 1.0 — f' ' LDAN P4r Jv4 R vi • tRi1CAL CURB PER PC/COT STD. DTL. NO 709 TYPE 1 WAAL 1 3' _ANL 'VIATICA CURB & GUT1FR PER PC COI SID, DrtKati SIDES 12' 1RAYEL LINE 2% 0.11' :1 0' 7_5'--I 12 14' VIN 5' TYPICAL W f 6' MINIMUM AT 1N1IN5ECrpONs 4(1) C.A. FOR PUBLIC UTILITY, I4MP4TENANCE, SICFNACE, LANOE CAP1,. SIDEWALK & ACCESS ESb 1. BY FINAL PLAT, NOTE. TOWN OF wWkFin WIt.L or MNNTNM SIDEWALK IF OUTSIDE OF THE RIGHT-OF-WAY TYPICAL MAJOR COLLECTOR STREET CROSS SECTION FOR REFERENCE ONLY (NOT TO SCALE) Presidio E N G I N E C R I N G. I N C 20 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV Figure No. 5 5' Vw+r?f Pair SF. WALK PLR PC/COI STD Dn. HO. ?00 801 H SINES 25 5' y' RJW 1 1- 25 4' 6' -•--.� Wi art T NAVE E I .11, :i- JAL T F�',t�� . k I ANT 2t %•,sp'VV's",, %W\ .‘ftek '/. '.// 4 *4*i4, ". 2•5 Pk., 4 COKD#eTED YTRI CURB PER NYC( SOU. HO. 209, WIN 5' RMYE& t)IH SIDES J0TE, INN OF MA6R4.PJ W,LL NOT VAINTTIN ZiIrfWALK tC uu1SIDE C iiir I iGi-tr--D1-wM LET CURB & GunLR Px. R PC/CUT $10 tlil. NO ZO9 ry i (c ) wit; I `i R{-vEXt.. T'Y' EOM K% TYPICAL FOCAL RESIDENTIAL COLLECTOR ENTRY -DRIVE CROSS SECTION FOR REFERENCE ONLY (NOT TO SCALE) Figure No. 6 - 15' CA FOR PRIX UTILITY, � 51GNAGE. 51 & S mu. BY nN L PLAT R/W /W R Ird UN 41r ` R.O.W. �� r 1 20.5' + 5' LIIN, 7% 5' 4IN .� 1 M LB--UE TRAVEL LANE LANE z.5' 2% TYP, i. zx i� 7� . - r • AI ne <kiv: gam, `l era, LOT 5' MEANDERING SIDE1IAIX pLr PclGUT STD, OIL, MG., TYP. BOTH SIDES TRAWL LANE�IULTI-use IME 2.5' VERTEX.. case &curry rrrP. Pccor STD. on.. no. zos iYPE 1 (G) n . BOTH RIDES NOTE: *THIS CROSS SE T)OW DOES NOT PROM& FOR ON -STREET PARKING OR DIRECT INDIVIDUAL LOT DRWEWAY ACCESS •TOWN OF hioRANA 1111 Li MGT MAINT N $1 DE1ALP( IF OUTSIDE OF THE R HT -OF -WAY TYPICAL LOCAL RESIDENTIAL COLLECTOR STREET CROSS SECTION FOR rrtrvENcc ONLY (NCO TO SCALE) Presidio E N G 1 N f r RING INC. 21 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section JV Figure No. 7 R/w 101ii,4R t MM.U0N ARE AS APPLICABLE' 10' Figure No. 8 2' - \ s\.tip r`� ,�•r Y/! * �' ~��• 4 6' I.O.W. 1 s' 16' ROLL ITYP PER HAG � �� O. 2� t oE5 MI11H 5' REVEAL. BO H 51 2 5' SIDEWALE PER PC/COT SM. DTI. NO. 200 nip. BOTH SUS R/W 101 PUBLIC V flLI F 1. MAINTENANCE, SZC I AGE, CAE_ SIDEWALK & ACCESS £SMT. BY flP4 L PLAT, WHERE APPLICABLE_ NOTE: CROSS I`` I' I 'L ALLOWS FOR ON -STREET MIMIC OF Af A WILMAINTAINSIDEWALK IF OUTSIDE OF THE RIFT -OF -WAY TYPICAL LCCAL RESIDENTIAL STREET RO55 SECTION noa REFIRENCE ONLY (NOT TO SCALE) P%L LOT OR COMA AREA, ' AS APPLICABLE~ 4' 0 24' PRIVATE DRIVEWAY C.A. 296 Tirp. q. 1 2' wil* le 4S044 fe:*0 nk vevc *54 " MN. CONCRFTE PARENT (MIN. 3000 Psi) PUBUC UTILITY, MAINTENANCE, SIGNAGE, LANDSCAPE ESMT. BY FINAL PLAT, WHERE APPUCABLE. PAL • LOT OR COMMON AREA.A. w AS APPLICABLE v 10' 0 LOT OR COMMON AREA, AS APPLICABLE 4' 3:1 0.k" 3:J H ER CURB PER PC COT STD 07t. N0. 213 BOTH SIDES TYPICAL 24' SHARED PRIVATE DRIVEWAY CROSS SECTION FOR REFERENCE ONLY (NOT TO SCALE) Presidio ENGINEERING. INC 22 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV Figure No. 9 P%L LOT OR COMMON AREA, AS APPLICABLE 5' PAIE 3:r j14.4x Figure No. 10 20` CA 10' 2% TYP. 10' PA LOT OR COMMON AREA, AS APPUCASLE P.U. E ce. -rev' 4sr, rvay„ sr 711:if 1, THIS SECTION IS FOR TWO—WAY TRAFFIC WITH NO PARKING IN THE ALLEY 2. THE MINIMUM LOGITUD1NAL SLOPE OF THE AILLD STTO BE EQ. 0.5% UNLESS A CONCRETE VALLEY GUTTER SG 3. PRMVATE ALLEYS MAY BE INCLUDE IN LOT SIZE CALCULATIONS. EFL CURB PER PC COT STD DTI., NO. 213 BOTH SIDES TYPICAL 20' ALLEY CROSS SECTION FOR REFERENCE ONLY (NOT TO SCALE) P�L P/L �/� LOT OR COWAN AREA, V AS APPLICABLE P.U.E 3' mity. 13' C.A. �M . � \ \ �� LOT OR _COMMON AREA, A_ �AS APPLICABLE v 5' P.U.E r � 1. THIS SECTION IS FOR ONE—WAY TRAFFIC WITH NO PARKING IN THE ALLEY 2. THE MINIMUM LOG TUD(ML SLOPE OF THE ALLEY tS TO BE 0.5% UNLESS A CONCRETE VALLEY GUTTER 15 CONSTRUCTED. 3. PRIVATE ALLEYS MAY BE INCLUDED IN LOT SIZE CALCULATIONS. HEADER CURB PER PC/COT STD DTL. NO. 213 BOTH SIDES TYPICAL 13' ALLEY CROSS SECTION FOR REFERENCE ONLY (NOT TO SCALE) Presidio ENG I N E E R 1 N G. I N C_ 23 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section IV I. Landscape Standards Landscape design for the Cascada North Specific Plan is to mirror the Cascada Specific Plan, as such the landscape design 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. 1. Purpose and Concept Landscape Design Guidelines provide a reference for planning and designing for the Cascada North 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 plan and other drought tolerant species. (See Recommended Plant Palette in Appendix H). This landscape structure will provide each development area with a separate identity, as well as link the various areas together in a cohesive community. 2. Streetscape Concept The streetscapc 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 Appendix H). The Streetscape Concept for the Cascada North Specific Plan area 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 North 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 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 most traffic and people. The neighborhoods, largest in area, will use the smallest, most drought tolerant trees. Street trees may be planted every 50 feet along the curbway outside of the right-of-way. Alt trees and plants shall meet Arizona Nursery Association minimum guidelines as to caliper and height and the Town of Marana's approved plant list. Presidio ENOINEERING,INC. 24 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section 11' 3. Entry Features Primary entry features with monumentation serve as gateways to the Cascada North Specific Plan. 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 the Lambert Lane alignment shown in the Circulation Plan provided in the Land Use Proposal section. The Cascada Specific Plan area 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. 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 plan palette provided in Appendix H applies to all entries. 4. Project Edges The project edges are an important landscape element within the Cascada Specific Plan. Treatment of project edges shall comply with the Town of Marana and the Cascada North Specific Plan requirements and requires CDRC review and approval. Walls over 75 feet long and 3 feet high that are visible from a public street and adjacent to existing residential development shall incorporate one or more visually appealing design treatments such as the use of two or more decorative materials, changes in color and texture. The wall shall also have a 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. Additionally, view fencing shall not be used where houses can be viewed from public streets. 5. Hardscapc Design Elements IIardscape 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 North. 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. Presidio ENGINEERING.INC. 25 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section I ▪ 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 for Cascada North and Cascada consists of a number of enhanced washes channeling the water to a multi -purpose stormwater management facility providing full on -site retention to the site. The design concept for Cascada North and Cascada ensures full on -site retention while providing ample opportunities for active and passive recreation. Within the Cascada project two multi -purpose faculties are intended to serve as district parks providing numerous recreational amenities and include integrated systems of nature trails that extend throughout the entire master planned community along drainageways. 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 Land Use Proposal section of this document. A drainage plan shall be submitted to the CDRC for review and approval. 7. Grading The grading for this project, as with Cascada Specific Plan, is tailored to accentuate the positive qualities of the site such as view sheds, 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 basis of the grading concept is to minimize impact to the site and address the design constraints mentioned above. Grading activities for this site include mass grading for residential super pads as well as grading for major roadways, utilities and drainage facilities. Fill will be placed to form the banks of the natural drainageways with the average fill depth ranging from 1.5 feet to 2.0 feet. This fill will also elevate finished floor elevations above the water surface of the 100-year event associated with the adjacent natural drainageways. 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 P g washes or other undisturbed areas. Presidio ENGINEERING, INC 26 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section I 8. Slope Treatments and Grade Differentials Topography on the site will necessitate si gn i fi cant grading in some circumstances. Grading within Cascada North'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 neighborhood parks and two basins as described within the Specific Plan. The neighborhood park and basins 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 the Cascada North boundary 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 II). 10. Irrigation All plants shall be on an underground drip irrigation system. If turf is used, it must be irrigated from a secondary non -potable source as long as the non -potable source is available at the boundary of the Specific Plan at the time that Lambert Lane is being i mproved. J. Signage Standards Signagc 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. 1. Concept and Purpose Individual development projects within the Cascada North Specific Plan are portions of the whole community and contribute significantly to the visual image of the Cascada North and Cascada communities. 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 infon-nation. Presidio ENGINFERING.INC. 27 Cascada North Specific Plan Marana, Arizona Development and Design Standards Section I I7 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 North Specific Plan and the Town of Marana signage requirements, signage within Cascada North is subject to CDRC review and approval. 2. Major Monumentation There will be one primary entrance point and identification point into the Cascada project on Twin Peaks. The entry intersection and monument will convey the southwestern architectural styles within Cascada and Cascada North 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 small monuments at each secondary entrance point. 3. Minor Monumentation Smaller scale entry monuments will identify entries to the residential neighborhoods. These minor entry monuments will incorporate elements of plant massing chosen from the southwestern desert theme planting list provided in Appendix H 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. 5. Materials/Color Scheme An effort should be made to achieve consistency between building style and sign design between the Cascada North and Cascada projects. 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. K. Public Art All potential public art improvements will be reviewed and approved by the CDRC. Installation will be supervised by the CDRC. M Presidio 28 Cascada North Specific Plan Marana, Arizona FNGINEEPING,INE. Development and Design Standards Section IV L. Drainage Way Standards Exhibits III.E.1: Post Development Hydrology and lII.I;.2: Channel Cross -Sections provided in the Land Use Proposal section of this document, depicts the Drainage Concept For Cascada North along with the proposed cross -sections. These exhibits identify the locations and preliminary alignments for the primary drainage features to be constructed. Presidio E NO IN EE RI NCB. I NC. ? Cascada North Specific Plan Marana, Arizona Section V Implementation and Administration D Presidio EN3INEE RING, !NC Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V A. Purpose and Intent The purpose of this Implementation and Administration Section is to outline the necessary framework through which the Land Uses contained within this Specific Plan may be developed in accordance with Section IV Development and Design Standards. This Section also provides the framework for the administration of the Specific Plan development requirements including but not limited to Specific Plan amendment procedures and regulations along with density transfer limitations. As was previously mentioned within this Specific Plan, development within the Cascada North Specific Plan area is to be compatible with, and an extension of, the residential development as proposed within the Cascada Specific Plan prepared by The Planning Center and approved by the Town of Marana. Consequently, the Impleinentation and Administration Section detailed within this Specific Plan is modeled on the sane standards contained within the above mention Cascada Specific Plan. Further, in an additional effort to ensure compatibility of development between the two plans, and at the request of the Town of Marana, excerpts of portions of the Implementation and Administration Section, from the Cascada Specific Plan have been included within Appendix G of this Specific Plan. As detailed within the Cascada Specific Plan, the following is a summary of the parties involved with the lmplementation and Administration of this Specific Plan: 1. The Master Developer is responsible for ensuring that the basic infrastructure facilities are designed, processed and constructed so as to support development in the individual Land Use (also known as blocks) areas. The Master Developer is also responsible for the transference of dedicated open space. 2. The Individual Developer/Builder is responsible to design, process and construct within their blocks. 3. The Town of Marana is responsible for the maintenance and management of all dedicated public roads and those portions of Recreation/Open Space (ROS) areas dedicated to the Town of Marana. 4. The Custodial Agency is 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. 5. The Cascada North area will be annexed into the Cascada Community Association (CCA) who will be responsible for the maintenance of private recreation areas and roads. Presidio 1 Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V B. Proposed Changes to Zoning Ordinance The Development and Design Standards section of this Specific Plan handles only those areas that differ from the Town of Marana Land IDevelopment 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. C. Development Review Procedure The development review procedure for Cascada North Specific Plan shall be implemented though 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, re -vegetation and other matters must be presented on the preliminary plat; final decision thereon on the final plat. The Cascada North Specific Plan, as contained herein, is to serve as a Town of Marana approved Alternative Neighborhood and Residential Design Plan in accordance with Marana Land Development Code Section 08.06 Residential Design Standards. The Development 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 CI)RC as detailed within the CCNDS as contained within Appendix I of this Specific Plan. Further, all 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 within each parcel are to be monitored during the platting process. Individual applicants shall submit, to the Master Developer and the Town of Marana, an updated version of Exhibit V.C.l: Cascada Residential Lot Monitoring Report 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 are not exceeded. Presidio ENGINEERING. fNC. Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V Exhibit V.C.1 Cascada Residential Lot Monitoring Report *Specific Plan Number Development Area(Gross Acres) Land Use Target g RAC Target g Lot Yield Platted Lots Total Lots Remaining g CN3 28.71 MDR 5 RAC 144 CN5 69.67 MHDR 7 RAC 488 CN6 122.9 MDR 5 RAC 615 r CtiN 7 27.90 MDR 5 RAC 140 C4 i 25.5 MHDR 7 RAC 179 C7 22.4 r MHDR 7 RAC 157 C8 19.6 MI-IDR 7 RAC 137 C9 15.3 MDR 5 RAC 76 C 10 20.2 MHDR 7 RAC 141 C11 15.5 MDR 5 RAC 78 C12 2.4 VC 20 RAC 48 C13 12.3 HDR 10 RAC 123 C14 16.9 MHDR 7 RAC 118 C15 15.0 MHDR 7 RAC 105 C16 9.1 HDR 10 RAC 91 C 17 2.0 VC 20 RAC 40 C 18 9.0 HDR 10 RAC 90 C19 8.5 MHDR 7RAC 59 C20 17.4 EC 15 RAC ** C21 27.4 MDR 5 RAC 137 C22 11.8 MDR 5 RAC 59 C 2 3 4.2 VC 20 RAC 84 C24 4 15.3 MHDR 7 RAC 107 •430 Lots C25 40.9 MDR 1 5 RAC 205 C26 14.7 MHDR 7 RAC 103 C27 17.7 VC 20 RAC 354 i C28 4.3 VC 20 RAC 86 C29 22.5 EC 15 RAC C30 43.8 EC 15 RAC ** C31 9.9 MDR 5 RAC 49 A40 Lots C32 22.1 MDR 5 RAC 111 m90 Lots Sub -Total: p 694.88 4,960 560 , . 4,400 * :IV Denotes Cascada North Specific Plan; C.' Denotes Cascada Speck Plan **The combined total dwelling units in these planning areas shall not exceed 836 units n Per Oasis Hills Final Plat Mk. 60, Pg. 38) o Per Oasis Hills II Final Plat (Bk. 63, Pg. 15) ♦ Per Cascada Final Block and Village I Plat (Bk. 64, Pg 35) Presidio ENGINEERING,INC 3 Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V D. General Implementation Responsibilities As with the Cascada Specific Plan, the Cascada North 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 North Specific Plan will guide the platting process with other official Town of Marana ordinances, policies, maps and regulations. Implementation of the Cascada North Specific Plan shall be the responsibility of the Master Developer, Individual Developer/Builder and the Cascada North 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 support development of individual parcels/blocks within the Cascada North site. These systems include mass grading, access roads, residential collectors and associated streetscapes, trunk sewers, irrigation, water mains, electric lines, gas, fiber optics, 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: I . Conformance with the adopted Cascada North Specific Plan, including the CCNDS (Appendix I). Additionally, the adopted Specific Plan shall serve as the Town of Marana approved alternative Neighborhood and Residential Design Plan in accordance with the Marana Land Development Code Section 8.06. Provision of development -related agreements as required by applicable agencies. 3. Dedication of appropriate rights -of -way for roads, utilities and drainage by plat or by separate instrument if the property is not to be subdivided. 4. Adoption of Master CC&Rs. The Master Association will address various product types and dues based upon related maintenance responsibilities. 5. Individual residential subdivisions shall be annexed into the Master Association CC&Rs. No sub -associations shall be allowed. 6. None of the development requirements contained within this Specific Plan shall have the effect of superseding the requirements of the Town of Marana's adopted Building Codes. E. Phasing The Cascada North Specific Plan area is intended to be an extension of the Cascada Specific Plan. Further, the development contained within the Cascada North Specific Plan is contingent upon the development of the major infrastructure elements associated with the Cascada Specific Plan area. Presidio E N G I N£ L RING. I N C 4 Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V Consequently, the phasing of the Cascada North area is tied to the phasing of the Cascada project. Thus, the potential phasing discussed within this Specific Plan is subject to change from not only market conditions and permitting requirements but also the pace of development of the Cascada Specific Plan area. Currently, a potential phasing sequence for the Cascada North development would include three phases of development as shown within Exhibit 111.13.2: Land Use Phasing Concept as contained within the Land Use Proposal Section of this Specific Plan. Further, these three phases are tied to Cascada and are considered as Phases IV, VI and VII. An excerpt from The Planning Center's Cascada Specific Plan containing a Table entitled "Cascada Land Uses by Phases" along with another Table entitle "Development Triggers by Phases" are contained with the Appendix (i of this Specific Plan. These Tables have been revised to reflect the inclusion of the Cascada North Specific Plan area, current development status of the Cascada project as well as current and anticipated future market conditions. The Tables discuss the following phasing items: 1. Fire and Emergency Service The provision of fire and emergency services will be addressed in a separate development agreement. 2. Archaeology 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 (SI{PO) 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 according to USFWS project clearance protocol annually from 2000 through 2010. No CFP() have been detected during these survey efforts. CFPO surveys will continue within the project area per the requirements of the USFWS protocol. 4. Recreation (District and Neighborhood Parks) District and neighborhood parks identified in Section III: Land Use Proposal will be developed by the Master Developer. This development process will he addressed in a separate development agreement. Provisions of recreational facilities for high density development must conform to Town of Marano standards. N Presidio S Cascada North Specific Plan IViarana, Arizona ENG1NEERING,INC. IinpIementation and Administration Section V 5. Drainage Improvements Exhibit III.E.I: Post -Development Hydrology, provided in the Land Use Proposal Section of this document, depicts the concept drainage design scheme for Cascada North. 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 of Marana to accommodate the traffic interchange. Therefore, see Table No. 9, Combined Cascada North and Cascada. Phasing as well as Table No. 10, Combined Cascada North and Cascada Phased Development Triggers for additional details. Presidio ENGINEERING. #NC. t5 Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V Table 9 Combined Cascada North and Cascada Phasing' s Phase Number **Specific Plan Parcel ID No. s Proposed Land Use P Density (Max� RAC) Acres Target/ Actual Units Phase I C31 H k. 63, Pg. 15 Platted/Undeveloped MDR —Medium Density Residential 5 RAC 5 RAC 9.9 40 90 C32 Bk. 60, Pg. 38 Platted/Developed MDR —Medium Density Residential 22.1 C33 NUOS-Natural Undisturbed Open Space (set-aside/mitigation) N/A 23.8 N/A C34 Bk. 60, Pg. 38 g Platted NUOS-Natural Undisturbed Open Space p (set-aside/mitigation) .k �. 1.7 N/A C35 Bk. 60, Pg. 38 g Platted NUOS-Natural Undisturbed Open Space P (set-asidefmitiation) � N/A 36.1 N/A Phases I1—V C36OSR-Open� S ace Recreation f NIA 53.8 N/A (2014) C_ 7 D R-DP en S ace Recreation S P N/A 5.7 N/A Phase II (2016) C24 Bk. 64, Pg. 35 Platted/Undeveloped MHDR—Medium High Density Residential 7 RAC 15.3 40.9 3 0 C25 Bk. 64, Pg. 3.5 Platted/Undeveloped MDR —Medium Density Residential . 5 R A C=' C26 Bk. 64, Pg. 35 PlattedfUndeveloped MHDR—Medium High Density Residential 7 RAC 14.�, 7 C27 Village Center 20 RAC i 17.7 354 C28 Village Center 20 RAC 4.3 86 C29 EC -Employment Center 15 RAC 22.5 * 'See Exhibit 1113.1: Land Use Concept; Exhibit III.B.2: Land Use Phasing Concept provided in Section III. *Per the Cascada Specific Plan, combined dwelling units in EC Employment Center shall not exceed 836. **CIS Indicates Cascada North Specific Plan; C Indicates Cascada Specific Plan. * Presidio E NC,INE E RINc. INC. 7 Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V Table 9 (continued) Combined Cascada North and Cascada Phasing' Phase Number **Specific Plan Parcel ID No. Proposed Land Use Density (Max RAC) Acres Target/ Actual Units Phase III (2018) C18 HDR—High Density Residential 10 RAC r 9.01 90 C19 MHDR—Medium High Density Residential 7 RAC 8.5 59 C20 EC -Employment Center 15 RAC 17.4 * Phase IV (2020) CN7 MDR —Medium Density Residential 5 RAC - 27.90 _ 140 CS MHDR—Medium High Density Residential 7 R A C 19.6 137 (,') MDR —Medium Density Residential 5 RAC 15.3 76 C 10 MIIDR—Medium High Density Residential 7 RAC 2 0. 2 141 C11 MDR —Medium Density Residential T 5 RAC 15.5 78 C21 MDR —Medium Density Residential 5 RAC 27.4 137 C22 MDR —Medium Density Residential 5 RAC 11.8 59 Phase V 2022 C 12 VC -Village Center 20 RAC 2.4 4 C 13 HDR—High Density Residential 10 RAC 12.3 123 C14 MHDR—Medium High Density Residential 7 RAC 16.9 118 C15 MHDR—Medium High Density Residential 7 RAC 15.0 105 C16 HDR—High Density Residential 10 RA(' 9.1 91 C17 VC -Village Center 20 RAC 2.0 40 C23 VC -Village Center 20 RAC 4.2 84 See Exhibit III I3.1: Land Use Concept; Exhibit III.B.2: Land Use Phasing Concept provided in Section III. *Per the Cascada Specific Plan, combined dwelling units in EC Employment Center shall not exceed 836. * *CIT Indicates Cascada North Specific Plan; C Indicates Cascada Specific Plan. * Presidio ENG1NE£R1NG.1NC. 8 Cascada North Specific Plan Marana, Arizona Implementation and Administration Section V Table 9 (continued) Combined Cascada North and Cascada Phasing' Phase Number **Specific Plan Parcel ID No. Proposed Land Use Density (Max RAC) Acres Target/ Actual Units PhaseVI 2(�24 CN5 MHDR—Medium High Density Residential 7 RAC 6t�.67 488 CN6 MDR —Medium Density Residential 5 RAC 122.9 615 PhaseV l I (2026) C30 EC -Employment ment Center 1� Y 15 RAC 43.8 Phase Vlli (2028)MDR—Medium CN3 Density Residential 5 RAC 28.71 144 C3 OSR- Open Space Recreation NJA 13.6 25.5 N/A 17 �� C4 M H HighDensity DR Medium Residential 7 RAC C7 MI I DR —Medium HighDensityResidential 7 RAC 22.4 15 7 See Exhibit IMI.B.1: Land Use Concept; Exhibit II1.B. Z: Land Use Phasing Concept provided in Section 111. *Per the Cascada Specific Plan, combined dwelling units in EC Employment Center shall not exceed 836. * *CN Indicates Cascada North Specific Plan; C Indicates Cascada Specific Plan.* Presidio 9 Cascada North Specific Plan Marana, Arizona ^nplcmentation and Adniinistratioi ai Tie a? "Q ;i cgs ci E 0 TA L C Ptzt M L Infrastructure at r G Improvements n- 00 . �C a• 731 T • 0 c 0 t :9' a z ... ca C U d a) CU This potential phasing plan is. flexible and subject ,_, G r: Ct k = '`' v C ' CS IS. RItil P as1--z '-' ' ers ci L.) •th Op C.) 0 r- C.i v G a� v �, E d G =i ►� L--, L �• ••1 .,2, ; t4-40 6._. ... rn as -a n] a cz • c4 a) L� Implementation and Administration Open Space, Trails Recreation and Parks 1 ›1 r r a • 3 7a brci,t, • ,� U -� � y.� •r~ ' o 1tn 03 cii-v ,� 't cad -N 43 al _ 2r o 2.�►: Q. ',3 �.� o ' 7 o '� cO co . r., ty .� Gameat) cri Q 0 v� CL a. = 5 _0 a) ctt la[� 0az. ;7-.1 Cl/ D 7 CL . O CS] ct cd ..-. ex ct a17 00= ,•� Q O a A= 4 Triggers for access and Triggers for Drainage Road Infrastructure Infrastructure Improvements Improvements Sidewalks along these Drainageway improvements roads. for those drainageways within this phase will be built. Local road connecting Twin Peaks Road and Retention,'Detention facilities neighborhood park for those portions of the located within this phase. District Park within this phase will be built. Utility crossing across drainageways within this phase will be built. Extension of Cascada Drainageway improvements Blvd. and construction () t' for those drainageways within Lambert Lane per any this phase will be built. future Town of Marana approved Traffic Studies. Retention/Detention facilities Sidewalks along these for those portions of the roads will be built. District Park within this phase will be built. Portions of Lambert Lane alignment will be built. Utility crossing across drainageways within this Local road connecting the phase will be built. mixed -use core and neighborhood park within this phase will be built. - 1 rigger for Sewer Infrastructure Improvements (I co V Y ^ 4) 6 ,,,, co U cI. ti r} Y .r LPhase / Trigger For Water Specific Infrastructure Plan Improvements a-- y 3' ct : 0 al CU �.,,� Q 60 o i' °? ai > Z a� al b o c� h c G I—:d L... a o w-a z 0 —. CZ G M -� In 0 v 3 E — �m,� ed 5 .5 (r, .,-) co ril in a U ( a c( L 4 Tat tIo z 0 z 0 z rx 0 0 CCi 0 • L aQ •ItX0 ;a n) 44 'CS 0 ”tj c� Yr►Ciej Implementation and Administration CAD tL E W ce V rM L) 7 ea 4.1 E ()pen Space, Trails Recreation and Parks Neighborhood park Trails along located within this phase drainageways will be built located within this phase will Pathways connecting be built. neighborhood park and utility crossings located within this phase will be built. al pj Neighborhood park located within this phase will be built Pathways connecting neighborhood park and utility crossings located within this phase will be built. Triggers for Access and Triggers for Drainage Road Infrastructure Infrastructure Im rovements Im rov ements Local road connecting Drainageway improvements Cascada Blvd. and for those drainageways within neighborhood parks this phase will be built. located within this area. Retention/Detention facilities for those portions of the District Park within this phase will be built. Utility crossing across drainageways within this phase will be built. Phase VI / To be covered by Proposed Cascada Extension of Lambert Drainageway improvements Cascada amendment to existing sewer laterals for Lane and possible for those drainageways within North water agreement. this phase. Lambert Lane/Cascada this phase will be built. Blvd. intersection improvements supported Utility crossing across by future Town of Marana drainageways within this app rt awed Traffic Studies. phase will be built. Trigger for Sewer Infrastructure Improvements cd r � a r v .' Trigger For Water Infrastructure Improvements CA D ti rl 'Y ',-, O F H 7 Wrj rl vs Phase / Specific Plan il 1 jnpIent Irlon and Administration Combined Cascada \o h Improvements rovements r 4. 4) E 4) E rovements U a ri a" U} cd water agreement. as a4i �_ 03 .a ' ;7/ , ✓ cn 4) • a Q-.0 .4 w ♦.r c3 tin 5) 0 cA Cd 04 Blvd. intersection This potential phasing plan is flexible and subject Implementation and Administration Section v F. Specific Plan Adrninistration The following section mirrors the text from the Cascada Specific Plan with the exception of the change in the name of the Specific Plan from "Cascada" to "Cascada North". 1. Enforcement The Cascada North 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. 2. Administrative Change Certain changes to the explicit provisions in the Cascada North 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 North 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, hut are not limited to: I. 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, water and scwer systems that do not increase the development capacity of 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. D Presidio ENG1NEERING.INC 14 Cascada North Specific Plan Marana, Arizona Implementation and Administration Section 1 4. Interpretation If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for to be clearly understandable, those regulations of the Town of Marana Land Development Code that are applicable for the most similar issue, condition or situation shall 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 S p cc i fi c 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 of the Board of Adjustment. 5. Fees Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at the time of development. 6. Amendments This Specific Plan may be amended by the sane 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- Penalty of the Town of Marana Land Development Code. 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 yearly report will be submitted within 30 days of the new calendar year of the adoption of the Cascada North Specific Plan. Presidio ENGINEERING.INC. 15 Cascada North Specific Plan Marana, Arizona APPENDICES APPENDIX A Ashb sUPeVRYRwIG & DRAFTING. INC. LEGAL DESCRIPTION CASCARA NORTH Portions of Sections 9, 10 and 15, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona, said portions being described as follows: BEGINNING at a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the northeast comer of the south half of the north half of Section 10 from which a 1.5 inch diameter aluminum capped rebar stamped "LS 4785" marking the northwest comer of said south half lies S 89°43'48" West a distance of 2646.78 feet, said northeast comer being also the northeast corner of Block III of Cascada, a subdivision recorded in Book 64 of Maps and Plats at Page 35, records of Pima County, Arizona; Thence South 0°32' 10" East along the east line of said Block III a distance of 1117.47 feet to an angle point in the east line of Block III; Thence South 20°42'01 " West continuing along said east line, a distance of 213.98 feet to an angle point in the east line of Block III; Thence South 0°53' 11 " East continuing along said east line, a distance of 2514.50 feet to the southeast corner of Block III and the north line of Lambert Lane as shown on said plat of Cascada; Thence South 1°24'09" East a distance of 150.00 feet to the south line of Lambert Lane as shown on said plat; Thence South 88°35'51 " West along said south line, a distance of 2599.97 feet to the west line of the northeast quarter of Section 15; Thence North 89°59'08" West continuing along said south line, a distance of 1332.88 feet to the beginning of a non -tangent curve concave to the north having a radius of 1575.00 feet and to which point a radial line bears South 00°00'40" East; Thence northwesterly along said curve and southwesterly line of Lambert Lane, through a central angle of 44°55'52", a distance of 1235.11 feet; Thence North 45 °04'48" West continuing along said southwesterly line, a distance of 931.82 feet to the northern most corner of Block II of Cascada; Page 1 of 3 717 NORTH SWAN ROAD • TUCSON, ARIZONA 85711-1210 • TEL: (520) 325-1991 • FAX (520) 325-2074 Thence South 60°04'25" West along the northwesterly line of Block II, a distance of 377.71 feet to the beginning of a curve concave to the southeast having a radius of 610.00 feet; Thence southwesterly along said curve and continuing along said northwesterly line, through a central angle of 31 °41'24", a distance of 337.39 to the beginning of a reverse curve concave to the northwest having a radius of 745.00 feet; Thence southwesterly along said curve and continuing along said northwesterly line, through a central angle of 40° 13'21 ", a distance of 523.00 feet; Thence South 68°36'22" West continuing along said northwesterly line, a distance of 148.95 feet to the northeasterly line of Block "B" of said Cascada; Thence North 42 ° 14'05" West along said northeasterly line, a distance of 1391.90 feet to the northern most corner of Block "B", being also an angle point on the southerly boundary of Common Area "D" of said Cascada; Thence North 0° 1 0'26" West along said southerly boundary a distance of 53.78 feet to a 1.5 inch diameter aluminum capped rebar stamped "PE 1260" marking an angle point in said southerly line; Thence South 89°37'50" West continuing along said southerly boundary a distance of 163.48 feet to a 1.5 inch diameter aluminum capped rebar stamped "PE 1260" marking the south end of the western most tine of Common Area "D", said rebar being also a point on the west line of the southeast quarter of Section 9; Thence North 0° 10'33" West along the western most line of Common Area "D" and along the west line of the southeast quarter of Section 9, a distance of 1119.66 feet to a 1.5 inch aluminum capped rebar stamped "PE 1260" marking a point on the south line of that parcel described in Docket 2109 at Page 591, records of Pirna County, Arizona; Thence North 89°39'26" East along said south line, a distance of 200.00 feet to the southeast corner of said parcel; Thence North 0'10'33" West along the east line of said parcel, a distance of 200.00 feet to the north line of the southeast quarter of Section 9; Thence North 0°10'08" West continuing along the east line of said parcel, a distance of 565.25 feet to the northeasterly line of Lambert Lane as shown on said plat of Cascada; ,.4 1• Ashb Page 2 of 3 SUIWILYING • DILUTING, INC. Thence North 0°09'3 8" West continuing along the east line of said parcel, a distance of 752.66 feet to a 1.75 inch diameter lead capped rebar stamped "R/W" marking the northeastern most corner of said parcel and being also a point on the north line of the southwest quarter of the northeast quarter of Section 9; Thence North 89°35'26" East along said north line, a distance of 1109.04 feet to a 1.5 inch diameter aluminum capped rebar marking the northeast corner of said southwest quarter; Thence North 89 °3 5'09" East along the north line of the southeast quarter of the northeast quarter of Section 9, a distance of 1309.12 feet to a 1.5 inch diameter aluminum capped rebar stamped "N 1 / 16 S 9 & S 10 LS 47 8 5" marking the northeast corner of said southeast quarter; Thence South 89°55' 17" East along the north line of the south half of the northwest quarter of Section 10, a distance of 2651.22 feet; Thence North 89°43'48" East along the north line of the south half of the northeast quarter of Section 10, a distance of 2646.78 feet to the POINT OF BEGINNING. Said portion containing 665.282 acres, more or less. SNOBS 4800-5200\S 1001517315173North Bdry.doc ►. I'l Ashb EXPIRES 6/30/2013 Page 3 of 3 CVNAVINC a awf WC inc LINE _ BEARING DISTANCE L1 S O'32'10" E 1117.47' L2 S 20'42'01 " W 213.98' L3 5 0'53' 11 " E 2514.50' L4 S 1'24'09" E 150.00' L5 ' S 8815'51 " W 2599.97' L6 N 89.59108" W 1332.88' L7 N 45'04'48" W 931.82' L8 S 60'04' 25" W 377.71' L9 , S 68'36'22" W 148.95' L10 _ N 4214'05" W 1391.90' L11 N 010'26" W 53.78' L12 S 89'37' 50" W 163.48' L13 N 010' 3r W 1119.66' L14 N 89'39'26" E 200.00' L15 N 010133" W 200.00' L16 ' N 010'08" W 565.25' L17 N 0'09'38" W 752.66' Li 8 N 89'35'26" E 1109.04' L19 N 89'35'09" E 1309.12; L20 S 89`55'17" E 2651.22' L21 N 89'43'48" E 2646.78' L22 S O'00'40r. E RADIAL CURVE r RADIUS DELTA ANGLE ARC LENGTH Cl . 1575.00' 44'55152" 1235.11' C2 I 610.00' 31 '41' 24" 337.39' i C3 745.00' 4013'21" 523.00' . Ashby TIT N. SWAN 11OAD ARIZONA earn TB C620a 926—1 • FAX (660) $ 2074 CASCADA NORTH PORTIONS OF SECTIONS 9, f0AND 15,T12S,R12E, GILA & SALT RIVER MERIDIAN PIMA COUNTY, ARIZONA DATE: SEPT 2010 JOB NO: 5173 SHEET: 1/1 APPENDIX B ci T 2 J CO u, v) U] W (I) ;i) cr) cn U. U. 0 0 r 0) Fulvous Whistling -Duck Cactus Ferruginous Pygmy -owl 1 umamoc Cloheberry E co z a E o c.) • ` ` ° , a) D€:ndrocygna bicolor Glaucidium hrasiiianum cactorum Tucson - Torttbta Santa Catali^a Mountains Link Turnamoca macdougalii E z el tc) co co o co Z in en 2 co D n L v h- Cf o +• [V as 'U v M cm C D U 0co CC < 0 .. 0 z 00 o p C\J tu .. CO 2 0 0<a) _co E o� E'en NIcrn (•a �� a cCJ - ❑a (huc<(D� cm pr . C ct CC— �i E °,>,..0 o-c) .EQCZ= co Zy — 0 ) o 0 O a) Z 0"`i13�-Vim oo Qa �?En 0a U E 3 v � t C) 0) .. U > }' 0) 4) a) "O p3 �.p .r'O O C.p "_''p'p �� p p �.. L al L_ i Q L. 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U? n"O•C a) Q] 1— > — D �' oE OH-c TA I- co 0 8— - . 4) 0 0 0a_ --•a- N 7ti C �} 0 r a D) •- C C C O u7 W Q co. :� 0o c a�.� c0 �rtii UU cam a) - APPLICATION INITIALS: O H U cf, z 4)4 c— ' u - § (43 N <E wQ Ql — C '[d 0_ w Application or organization responsible for project implementation Agency/organization: Contact Name: 0 a) City, State, Zip. o_ w Person Conducting Search (if not applicant) Agency/organization : Contact Name: City, State, Zip: APPLICATION APPENDIX C TRAFFIC ANALYSIS for CASCADA NORTH SPECIFIC PLAN February 2011 Prepared for: Red Point Development, Inc. �• r f•� 4 . 41455 :f ;) S C O I-T D. BECK N Prepared by: 1,1 Kimley-Horn and Associates, Inc. 2210 E. Fort Lowell, Suite 200 Tucson, Arizona 85719 (520) 615-9191 clown Kimley-Horn �1 and Associates, Inc. TABLE OF CONTENTS 1. INTRODUCTION... INTRODUCTION .-•. ....._____..__....... 1 IL PLANNED DEVELOPMENT 2 PREVIOUS SPECIFIC PLANS CURRENT SITE PLANNING 2 2 'TRAFFIC ANALYSIS ...............,........ 4 TRIP GENERATION........ .........,.......... ,...._,._ TRAFFIC ASSIGNMENT , ....,...._............�..... ,.._�__. -TRAFFIC EVALUATION _.._,r ,_.._..----- 6 Scenario 1 _ ....... .......... . . ... .. ... - - 6 Scenario Z.,.., 8 Scenario 2 Limitations .. ........._.,.....,...._-.- - 8 DEVELOPMENT MONITORING , -. 9 4 5 IV. CONCIAUSIONS AND RECOMMENDATIONS 10 V. APPENDIX . 12 Traffic' Statement. for Cascada North Specific Plan, February 2011 �CIGmIey-Hom � andlssociates, Inc. LIST OF EXHIBITS DailBITI -- SITE PLAN ............... ................ ....................---...................................,......................,................ 3 ExmI31T ? TRIP GENERATION (CASC,ADA NORTH) .................. ..........►...........►..........►•......► .... Joe .......a....,...... W94 E KI I i m -r 3 — TRip GrN E RATION (PREVIOUS SPECIFIC IC PLANS) .................*.. I a**.............. � . _..... , ........................... 5 Exmi3a 4 — FuTuRE TF.AFn- C VOLUMES ..........__....,.....,..........................,......................,..,.....................,..,.. 7 Trcrfji'c Staterrrenifiar Cascada North Spcciflc Plant, February 2011 it C� F1Kimley-Horn IIIIIII and associates, Inc. I. INTRODUCTION INTRODUCTION This report documents traffic analysis, rciated to the proposed Cascada North Specific Plan. The Cascada North Specific Flan is a 1110difcation of Parcel 1, ?, and 5 of the previous Cascada Specific Plan as well as Parcels 1, 2, 3, a, and 7 of the Northgate Specific Plan. The modification will result in a reallocation of developrncnt with respect to open space that will promote increased wildlife passages. The extent of the inoMcations is largely north of L.arnbert Lane and will not affect the previously planned street network. In addition to the changes associated with the Cascada deN�elopinent, the recent PAG 2040 Regional Transportation Plan (RTP) docs not incItide the extension of Laiuhert Lanc to the Avra Valley 1-10 interchange within the fundcd projects list. ❑uc to this change in regional planning, two separate analysis conditions will be evaluated within this document. The First will include the extension of Lambert Lane as planned by the Town of Marana while the second scenario will not. The specific objectives of this study are to. (l) Compare the magnitude of the preNliously planned develol)ment to the cci*rrent plan; and (?) Evaluate the any changes to traffic; control or lane configuration at the intersection of L.arnbert Lane and Cascada Boulevard Scenario 1). (3) Evaluate the any necessary changes to tral'f ic; control or lane configuration at the intersection of Twin Peak Road and Cascada 13ou lcvard if Lambert Lane is not constructed (Scenario ? ). f raffic Sial enjent .for Cascada Nu th Speefflic Plan, Fehruatly 2011 1 PPFPF =� Kimley-Horn hhho, = and Associates, Inc. 11, PLANNED DEVELOPMENT PREVIOUS SPECIFIC PLANS The land within the proposed Cascada North Specific Plan encompasses parcels that have previously been zoned under two other specific plans: Cascada and Northgate. The Caseada Specific Flan was approved in .006 and the Northgate Specific Plan was approved in the early 1990s. The parcels affected by the new specific plan arc listed below with the associated planned development in the previous plans, Cascada S wei f is Plan Parcel i: Open Space Par -cel ?: 1.9 residential units (medium density) Parcel 5: 104 residential units (low donsity) N nrt hgate Specific Plan Parccl 1- 157 residential units (mcdium density) Parcel 2: 436 residential unit equivalents (commercial zoning) Parcel 3. 220 residential unit egUivalents (campus park indListrial') Parcel 5: 394 residential Unit equivalents (comincTeial zoning) Parcel 7: 410 residential units (medium high density) Bascd on the above information obtained from the prcvious Specific Plans, the total number of liousilig i.inits allowed under flee current zoning is 1.850 units, CURRENT SITE PLANNING Tile proposed modi fic:a t ions to the parcels listed above would reallocate the: development densities and shift the ma.ority of the developtnetnt further east. This shift in &-velopment would allow a significant portion of the site to remain undisturbed natural open space thereby maintaining the existinglfiitZire wildlife corridor. The new site plan is shown in Exhibit 1. Also included in the exhibit is a reference snap for the previous two Specific Plans, The new plain results in 1,368 residential ujiits which is approximately 500 units less than the previous plaits. The Cascada North Specific Plan also eliminates all non-residential land uses such as Commercial and Campus Park Industrial which were previously included in the Northgate Specific Plan. A list of planned uses within each of the new parcels is provided below. ,Cascada Forth S eci f is Plan Parcel 1: 129 residential units (medius density) Parcel 2: 484 residential units (indium high density) Parcel 3: 615 residential units (niediu n density) Parcel 4: 140 residential units (mediurn density) 1~l'c��ftic Statement./or Cascada North Spec is Plan, February 2011 ❑�❑ IGmley-Hom � and ASsoaates, Inc. Site Plan EXHIBIT III.B.1: LAND USE CONCEPT (TENTATIVE DEVELOPMENT PLAIT PROPOS EC W LDUF E CORRIDOR SOUTH OF LAMBERT 138.6 AC (WrTHIN "S) 04 NUOS f 333, DD AC OSD z -' k1-11 AC CAS, -ADA DIS -R iC" P -AR,(/ q _Gb;W, F1s+S i � LEGEND SPEC F C z' AN BC! VIDAR" Ui iU-C'=,`v SDACF tj?A �.4iii *'A- m= K `AC � - }1AE ) 1N DE',,S T`' ,eFSID-NTA C z,,'c 7.31= N I,-,- p 1 61. 38 AC f- P2 • 'i 4 AC - P3. fI.-M AX .i L 06 MDR 1122.9 AC 048 hIVo5-� f 1.21 A./.\ CNS WR (27.94 AC V ,P. WWF (A - G, - ):'%49 Y RF SX F%. ' 'A, CN1 CASCA]A NOPT 1 DAA CASCADL 'vC id• C : t -SC . DIA NU XIOR SPECII',XPLAN reslo ....,,VA AR&UNA 79 C M F I Kimley-Hom and Associates, Inc. III. TRAFFIC ANALYSIS In order to determine if changes in transportation infrastructure are warranted duce to the lower number kit planned inuts, an evaluation of the site trade: and roadway network is required. The previous analysis associated with the previous Cascada Specific Plan entitled Tra�f is Inipcict .4nolvsis for Cascada Master Manned Cotnmunio� (October 2007), and the Trgf f ic� Itnp(ict � nalVsis .for Marana Spectrum Co nienerciul Develvl)ment (July 2008) both include rcconinlendations on intersection conf gurarions, traffic control, and timing of improvements. These previous reports will form the basis of evalua.tuig the proposed changes in land use. The analysis year will be the same Year 2030 tirnefrarne as previously contained in the Cascada Specific Plan. This timeftame includos the constnicrtion of the Twin Peaks 1-10 interchange and the widening and realignment of Twin Peaks Road to Tangerine Road. However, unlike the previous 2034 regional plans, the more recent PACT 2040 Regional Transportation Plan (RTP) does not include the extension of Lambert Lane to the Agra valley 1-10 interchange within the funded projects list. The Town of Marano is Still including the Lambert Lanc extension within their planning documents but the timing and funding of this improvement is not within any documented timeframe. Due to this change in regional planning, two separate analysis condi t ions will he evaluated. The first will include the extension of Lambert Lane as planned by the Town of Marana while the second scenario will not, TRIP GENERATION Trip generation estimates were developed for the site for the buildout condition. The Institute of Transportation l�'ngineers' (ITE) Trip Generation, 8"' Eclition, was used to obtain trip generation rates and uibound-outbound percentages for the residential units. All residential uses were assumed to be single-family, detached units �N, ith the exception of Parcel 2 wNch is planned to be medium-high residcntial density. The ITF land use designation "Condoin niurn/Townhouse" was used for Parccl 2. rather than an apartment designation due to the planned residential units per acre f R AC) of 7. EXHIBIT 2 -- TRW GENERATION (CASCkDA NORTH) CascadaAM North Parcel Land U" Intensity Unita batly Total In Peak Out Total In PM Peak Out Total 1 Single -Family Detached Housing 120 CSU 1.314 25 75 100 85 50 135 2 Residential Condom iniumlToNv nhouse 484 D U 2,45. 66 321 387 147 72 219 3 Sin ie -Family Detached Housing 615 OU 5,5:0 11,417 114 330 440 347 204 550 4 Sin ie -Family Detached Flousin1L+ 140 ❑U 27 80 107 91 54 145 TOTAL 14,713 228 806 1,034 670 379 11,0491 Traffic S'tuteinenl tbi- Cuscadu North Specirc Phis, Feb? -uarj) 2011 4 C� � ►Curley -Horn � and Associates, Inc. A direct compariscin of trip generation rates from the previous Northgate and Cascada Specific Plans carunot be made since the Northgate Specific Plan included non-residential land uses that could have a wide range of uses. However, a brief, comparison of magnitude is provided below assuming a ll non- residential Northgate land uses were developed using the allowable residential equivalents withi i the Specific Plan. EX141BIT 3 — TRip GENERATION (PREVIOUS SPECIFIC PLANS) Land Use Intensity Units Daily Total In AM Peak Out Total In PM Peak Out I Total Single -Family Detached Housing 390 DU 1637 711 ?8� 230 135 365 kiartment 830 DU 5,139 82 328 410 308 185 474 Residential Condominium/1'ownhouse 630 DLJ 3.068 86 418 594 182 90 272 TOTAL 11,844 238 958 "1,19 720 391 1,111 As shown, the proposed land uses are anticipated to generate fewer trips in the peak hours and throughout the day as compared to the previous Specific Plans. respite a difference of approximately 500 residential units ('26 percent reduction) between the two scenarios, trips generated by the development scenarios are relatively similar (10 percent reduction) since single-family residential units tend to generate linore trips than a townhouse or apartment. Total traffic volumes from the previous analysjti were reduced by eliminating the following parcels: Cascada parcels 1, 2, and 5 and Northgate Parcels 1, ?, 3, 5, and 7. Ncw traffic volumes associated with the proposed Cascada North land uses were added back to the network, TRAFFIC ASSIGNMENT Several changes have occurred internally- within the site related to parcel access since: the last Specific Plan analysis. 'rhe angst significant change in access is related to the large parcel north of~ Lambert Lane which was previously planned to access Lambert Lane cast of Cascada Boulevard but is now planned to access Lambert Lana west of Cascada Boulevard. In Scenario l , regional background trade along Lambert Lane was maintained as previously assumed and pruiecrt traffic was distributed assunUng that the I-10 Aura Valley Road interchange was accessibic Ilia a new Lambert Lane extension. while not deeded for this project, the new connection will provide a second access poitat to I-nterstate 10. In Scenario 2, it was assutnied that (lie Lambert Lade extension to 1-10 was not constructed by the Town of Marana since the project docs not have identified ied funding wi"n the most recent PAG RTP. In this scenario, regional background traffic along Lainbert Lane was redistributed to the Twin Peaks, Road interchange. In addition, it was assumed that all Cascada-related tratTic would utilize Caticada Boulevard. 1n this scenario, the signalized intersection of Twin Peaks Road and Cascada Boulevard will b,.--. the constraint in teams of traffic: operations. Special consideration was given to match projected turning movement volumes to /tom the south associated %Kith the Barclay corrunercial developmcnt. Tru . c. ,%tE'rt enf ,inr Cascada ,North Spec• fic Plan, F'ebmaxv 2011 5 IMI F1 Kimley-Horn M and Associates, Inc. The resulting traffic volumes for both scenarios are provided in Exhibit 4. As shown, Scenario l focuses solely on the intersection of Lambert Lane and Cascada Boulevard and includes background traffic along Lambert Lane in the east -west direction, Scenario 2 is primarily focused on the intersection of Twin Peaks Read and Cascada Boulevard but also includes analysis at the Lambert Lane and Cascada Boulevard intersection. TRAFFIC EVALUATION The evaluation of peak hour traffic volumes for the purpose of recorntnending specific improvements was limited to the intersection of Lambert Lane and Cascada Boulevard for Scenario 1 since the previous traffic analyses associated with the Cascada Specific Plan included the Twin Peaks Road intersection. Analyses for Scenario 2 focused on the intersection of Twin Peaks Road and Cascada Boulevard due to the significant changes in traffic volumes from the previous traffic analyses associated with the Cascada Specific Plan. Additional analysis was included for the Lambert Lane intersection. Scenario 1 In Scenario 1, the buildout of Cascada North land uses results in lower traffic volumes at the study area intersection primarily due to the change in land uses from commercial to residential within the previous Northgate parcels. The intersection will require signalization by the study year 2030 as previously recommended. Provided that Lambert Lane is constructed as a 4 -lane divided roadway, single left -turn and right -turn lanes will be needed on all -approaches and the overall layout is unchanged from the previous Cascada Traffic Impact Analysis prepared in 2007. Trci f is Statentent fin- Cascada No?-Ih Specific Platt, February 2011 6 ❑� ❑ Onley-Hom � and Associates, Inc. Scenario 1 1 3R4%My 4*490} k'-150(315) 137{494} T 511(746) I NB 221(412) ' � EB - LAMBERT LANE Scenario 2 66 8 a SIB � ) WB — MX& SIBv 264(389)51 ss �- 0(0) j 291 (977) 787(1296) 0(0)--), 686(455) NS go NB 343(487)g g T) E8EEB LAMBERT LANE C1N�,� V'S- e� � Q � N � v � XX(XX) AM(PM) Peak Maur Traffic Volumes NOT TO SCALE CKriley-Horn/1 M and Associates, Inc. Scenario 2 In Scenario 2, the assumption was made that Lambert Lane would not be constructcd by 2030 since funding is not identified NA1thin the PACT 2040 Regional Transportation Plan. Under the current plan, the project is on the Reserve List meaning that funding has not been fully identified for the improvements but that the jurisdiction still desires to complete the improvements. Based on these assumptions, access to all of Cascada '.forth would be via Twin Peaks Road via Cascada Boulcvard. Evaluation of the Cascada BoulcvardfLarnbert Lane intersection results in the need for a traffic shmal if the intersection remains a "T" configuration with Cascada Boulevard terminating into Lambert Lane. The number of homes planned west of Cascada Boulevard indicates that a 2 -lane roadway will be near capacity (LOS E) and the intersection may not function within acceptable levels of service without dual turn lanes. It is our recommendation that a four -lane Larribert Lane be provided west of the signlalized intersection terminating in a drop right -turn lane. East of Cascada Boulevard, Lambert Lane would only need to provide 2 -lanes. Alternatively, the alignment of Cascada Boulevard and Lambert Lanc could be modified to provide free flow traffic with Lambert Lanc; cast of Cascada Boulevard serving as the third "T" leg. Additional discussion regarding this configuration will be predicated on the future of Lambert Lane as a regional roadway. It is not anticipated that the intersection of Twin Peaks Road/Cascada Boulevard or Cascada Boulevard itself would ha,%,c sufcient capacity to accommodate traffic volumes associated with the entire buildout of Cascada and Cascada North Specific Plans. Previous submittals of the Cascada Specific Plan assumed that the Lambert Lane extension to the Avra Valley I-10 interchange occurred prior to buildout and in conjunction with portions of the now Cascada North property. The development of Northgate was also previously assumed to occur in conjunction with or after the Lambert Lane extension and it was not assumed that the traffic circulation would utilize Cascada Boulevard. In general, severe congestion and operational failure will likely occur along Cascada Boulevard and Twin Peaks Road if both Specific Plans were constructed without another roadway connection to the north. Scenario 2 Limitations In an effort to identify the range of development feasible within Cascada and Cascada North prior to the Town's extension of Lambcrt Lane, peak hour operational analysis was completed relating to the intersection of Twin Peaks Road and Cascada Boulevard. The goal was to maintain an overall intersection level of service of LOS D with none of the Cascada-related 7noverments experiencing LOS F. It should be noted that a few turning movements in the PM peak hour maintained an LOS F no matter the degree of development due to the high volume of Twin Peaks Road tra fl ic, Assuming that the non-residential parcels within the Cascada Specific Plan (parcels 20, 29, 30) develop as previously assumed, and that Barclay (or another user) develops the land to the south as a regional retail development., then the number of residential units that can be built with access along Cascada Boulevard (excluding the Cascada employment parcels 20, 29, and 30) is approximately 3,000 units. These can be constructed within any parcel and specific phasing has not been addressed in this analysis. The 3,000 units could be any combination of Cascada and/or Cascada North Specific; Plans, If the land south of Twin Peaks Road is not developed by Barclay or others as a regional retail development, additional dwelling units could be constricted in Cascada. The lower traffic volumes to/from the south would allow nnore intersection capacity for Cascada to the north. The left -turn Traffic Slatement fur Cascada .,Vor lh Specrftc Platy, February 2011 8 F1 Kimley-Horn \lam and Associates, Inc. volumes from eastbound Twin Peaks Road to northbound Cascada Boulevard remain the limiting factor in terms of capacity. Peak -hour analysis, assuming that the regional retail development does not occur, indicates that the Cascada and Cascada North developments could provide up to 3,200 units accessing Cascada Boulevard. DEVELOPMENT MONITORING Cascada and Cascada North Specific Plans can be develop d up to 3,000 to 3,200 dwelling umts north of Twin Peaks Road without the Lambert Lane extension. The supporting analysis relies on numerous assumptions related to regional growth, development of adjacent parcels, and development of non- residential uses within the Specific Plans. Since all of these variables can increase and/or decrease in the future, it is important to note that the above restriction is only for planning purposes. A monitoring program should be developed as part of the Cascada and Cascada North Specific Plans that records housing permits and re-evaluates the tratfic operations every 2 to 3 years. This program will assist both the Town and the developer in keeping record of the ongoing construction as well as the available inventory remaining. As typical with all developments, each parcrc;l platting should include a Traffic Statement that evaluates the parcel in relationship to the original Specific Plan for compliance and also evaluates the surrounding roadway network to determine if any of the assumptions/variables have significantly changed. T'rglfi, Statementdor Cascada North Specific Plan, February 2011 9 PPPPP- = F1 Kimley-Horn hhh..- = and Associates, Inc. IV. CONCLUSIONS AND RECOMMENDATIONS 'Phis analysts has provided an overview of the traffic operations associated with the Cascada North Specific Plan in the Town of Marana, Ahzona. This Specific Plan is a rezoning of lands previously included in the Caseada Specific Plan and the Northgate Specific Plan. Fallowing are the iiiajor findings of this analysis: •The parcels within Cascada North Specific Plan replace Parcel 1, and 5 of the previous Cascada Specific Plan as well as Parccls 1, 2. 3, 5, and 7 of the Nort ligate Specific Plan. ■ The previous Specific Plans allowed a total number of housing units of 1,850 units while the proposed Cascada North Specific Plan results in 1,369 residential units. ■ Trip generation comparisons between the previous Specific Plans and the proposed Specific Plan are relatively similar but do result in a 10 percent reduction. ■ The recent PAC X040 Regional Transportation Plan (RTP) does not include the extension of Lambert Lar1e to the; Avra Valley 1-10 interchange within the funded projects list. The Town of Marana is still including the Lambert mane extension within their planning documents but the tuimg and funding of this improvement is not within any documented ti mefraine. DLII to this chwige in regional planning, two separate analysis conditions were evaluated. ■ Assuming the Town constrc►ets tllc Lambert Lane extensive, the intersection of Lambert bane and Caseada Boulevard will require signalization by the study year 2030 as previously recommended. Provided that Lambert Lane is constructed as a 4 -lane divided roadway, single left -turn and right - turn lanes will be needed on all approaches and the overall layout is unchanged from the previous Cascada Traffic tic Impact Analysis prepared iii 2007. ■ If the Town does not construct the Lambert Lane extension, it is not anticipated that the intersection of Twin Peaks Road/Caseada Boulevard or Cascada Boulevard itself woidd have sufficient capacity to accommodate traffic volumes associated with the entire buildout of Cascada and Cascada North Specific Plans. ■ Assuming that the non-residential parcels within the Cascada Specific Plan (parcels '10, 29, 30) develop as previously assuined, and that Barclay (or another user) develops the land to the south as a regional retail development, then the number of residential units that can be built with access along Cascada Boulevard is 3,00,0 wilts. without the Barclay development, the: allowable Cascada units could increase to 3,200. These units could be anv combimtion of Cascada and/or Cascada /earth Specific Plans. ■ The; supporting analysis relies on numerous assumptions related to regional growth, development of adjaccnt parcels, and development of non-residential uses within the Specific Plans. Since all of these variables can increase and/or decrease in the future, a monitoring prograrn should be developed as part of the Cascada and Caseada North Specific Plans that records housing permits and re-evaluates the traffic operations every . to 3 years. TraJ10 r�rcEc1rl�eJr C� � Kimley-Hom � and Associates, Inc. Traffic Statement far Cascada North Specific Plan, Fehr uany 2011 11 CM � Kimley-Horn m and Associates, Inc. V. APPENDIX Trg ffic Staieme t _ r Cascada North Specific. flan, P". bmaiyr' ?0 11 1 APPENDIX D Sept cnibcr n 1, 2010 Larry K icis, General Manager Red Pc -pint Development 9710 North Th urn ydale Road, Suite '120 ,racson, Arizona 85742 Re, Cascada North Specific Plan Applicatlon Dear Mr. Krcis: Cultural Resources Division Tlii ti lctter is in response to a request. for information ion in support of Red Point Development's Specific Ulan application to the To%Al n of Marana for the Cascada North project. Specifically, this addresses Section I, Part ? of the Town of Marana's procedural wide for rerone requests. The Town requires a letter from a qualified archaeologist stating thr probability of locations arch acological resources on the site and our recommendations in the event that such resources are encountered. Tierra Right of Way, i,t. conducted a _;lass 111 cult4tr-al resources survey of the Cascada North parcel in 2003. During this survey, 14 archaeological sites were iden 6 Pied. Tierra prepared ati d submitted a Historic Prc)perties Treatment Plan (1-1I'TP) for the sites to the US .Army Corps of Engineers (A(-.'.Of'4,) in 2005. This plan was approved by the Corps. Fieldwork mandated by the l t PTI' was conducted in 2008. The resulting report was accepted by the ACOE -and the Arizona State Historic Preservation Office. Becau,�c the work described in the H PTI' has been completed and approved, 'Tierra recommends that no further archaeological work in necessary for the Cascada North property. Ilowever, according to Ariv,ona Revised Statutes 41-865, subsection 2, "'A person who unintentionally disturbs human remains or funerant objects on lands, other t-hAn lands owned or controlled by this state, any agcncyr or institution e)f this statc or any cri unt) or municipal corporations within this statc, shall report th c disturbancc to the director and shAl not further disturb the remains or objects without obtair1.ng the written permission of the director". Picase feel free to contact tree if you require any additional i n formadon. Sincerely, Eric Eugene Klucas, Ph.D,, R.P.A. Director Randye K. Ferrick, President & Broker 1575 East River Road, Suite 201 ■ Tucson, A2 85718 ■ (520) 319-2106 ■ Fax: (520) 323-3326 Land AcquisitIur & Re1ucatiUn Assistan4c ■ AichaeorvgicaI Services @ ErrvirormEjrl►aI Perniittinge,ASsessinents Planning Services • IF EdEfai, State & Local pefootting 0 GIS/CAID k1apurng 9 veal Fstate & Asset Managevrent APPENDIX E EXHIBIT IIl.B: Land Use concept �Wmmm - 1 1 f am m do M t 7 i l tlii x571 AC X 1X s ' - 1�7ti-%At a� w ire r r LJMM RT LAME AS 11',o W; N 1 MDR ..•7)AAl 71AAC kthnR if 6 AC 22 •l 1 , l tidlR - ID 11DR • 15.3 AC V►IL]F� AGO AC - z WIT" s L�• UOR r sC , tl 15 S ASC Ili 0 AC; 41 ISOO }_ r 226A-0 ; l�a►�. .r 1 �� 1 •.t' ' 1.1t� VOW i`'ON �. �� Irk ►lay LINDA y1 S A ill i,*O Legend THE E ["JR L()},r;r Density Residential P raik PLANh11NGffl CENTER MDR MedlUm Density Res!dential DSD Open Space Di ainage MHDR f0eLim m-Kgh Density Residelitic�1 NUOS Natural Ur-(J1Sturbed OPen S[aace F ,Ir HDR High Density Residerltial If all S VC Village Center ........ Utility Crossings Circ olation System i EC Ent layr�ie��i Center Cascad,-1 Si e 'fiC P1af? ...,. _ Specific Pia,i BOUndpry I�lar��r�a, Arizofla C SR Open Space Recreaboo THE Cascada Specific Plan PLANNING 111-8 Marana, Arizona CENTER Excerpted from the Approved Cascada specific Plan as prepared by The Planning; Center Development Plan TABLE 8: CASCADA SPECIFIC PLAN PROPSED LAND USES BY PARCEL THE Cascada Specific Plan r.P�s-I.A PLANNING I � ��� Marana, Arizona E NM RZ Area Parcel (Grose Land Target Target Number Acres Use RAD Lot Yleld 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 26.5 MHDR - Medium High Density Residential 7 RAC 179 5 469.3 LDR - Low Dens' Residential 1 RAC 104 5 157.9 NUOS - Natural Undisturbed Open S ce NA NA 7 22.4 MHDR - Medlurn Hioh Denst Residential 7 RAC 157 8 19.6 MHDR - Medium High Density Residential 7 RAC 137 9 15.3 MDR- Medium Dens!!y Residential 5 RAC 76 10 20.2 MHDR - Medlum Hich Density Residential 7 RAC 141 11 15.5 MDR - Medium Densi Residential 5 RAC 78 12 2.4 VC - Village Center 20 RAC r 48 13 12.3 HDR -High Dens Residential 10 RAG 123 14 16.9 MHDR - Medium High Densky Residential TRAC 118 15 15.4 MHDR - Medium High Densq Residential 7 ICAC 105 16 9.1 HDR-1-11oh Density Residential 10 RAC 91 17 2.0 VC -Village Center 20 RAC 40 18 9.0 HDR -High Density Residential 10 RAC 9D 19 8.5 MHDR - Medlum High Density Residential 7 RAC 59 20 17.4 EC-ErnpLofflent Center 15 RAC 21 27.4 MDR- Medium Denalty Residential 5 RAC 137 22 11.8 MDR- Medium Dons q Residential 5 RAC 59 23 4.2 VC - Village Center 20 RAC -` 84 24 15.3 MHDR - Medlurn High Densfty Residential 7 RAC 107 25 40.9 MDR- Medlum Denafty Residential 5 RAC 205 � 26 14.7 MHDR - Medium High Dens' Residential 7 RAC 103 27 17.7 VC - Village Center 20 RAC ` 354 28 4.3 VC -- Village Center 20 RACE 88 29 22.5 EC -Em la ment Center 15 RAC 30 43.8 EC -Em !o mant Center 15 RAC 31 9.9 MDR- Medium Densl Reslidential 5 RAG 49 32 22.1 MCR- Medium Dens! Residential 5 RAC 11'1 33 36.1 NUOS - Natural Undisturbed Open Space NA NA 34 1.7 NUOS - Natural Undisturbed Open S ace NA NA 35 23.8 NTS - Natural Undisturbed Open Space NA NA 36 53.8 OSR -- O en S ace Recreation NA NA 37 5.4 OSR - Open Space Recreation NA NA SubTotal: 1,247.8* 1 3808 *Total acreage of 1,454 acres includes 1,247.8 acres within land use parcels and 206.2 acres that include neighborhood packs, trails, open space drainage, rights-of-way, cemetery, etc. '"The combined total dwelling units in these planning areas shall not exceed 636. THE Cascada Specific Plan r.P�s-I.A PLANNING I � ��� Marana, Arizona E NM RZ V l � r� TT^� Q V1 r-1 u a N E h*�r e� b G V w Q ... a 0 V .� w..................,...........•,..•................................ .v V 2 m 3 D a E 2 0. N z w � CC W _ �]CL e r 1 r 1 3IN 94 d %10 CO liced+ m f 9 ' d Ile '.�MOMMMS a a o f I I I -� � i•� r.w��r* 1 Development and Design Standards CASCARA MEDIUM DENSITY RESIDENTIAL AND RES ID E NTIALPS SFR (Detached); SPR (Det); Churches, Public Pars & More restrictive than code due to dealre to maintain Paft/Rec, Public Facilities Schools i neighborhood theme. (per R-16 zoning) (per R-16 zoning) Same as Code Ste erred 20% every 3m lot Have Induded churches and Fducabonal Facilities, Child Daycare, private schools, group schools as oondfNonsl uses in Care, Group Homes, Churches, hornes order to Involve oommunl les in Bed & Breakfast homogenelty. land use decislons. Regulation ensures desired 5 RAC None 5' Attached Patio 7.3 RAC densl , Cap set on number of unit 3500 sf (may Incl. alleys) 6,000 sf while allowing ftiexiblllty of tot eccommodates larger higher st2es. 15` (Main Structure) 2Q' (Front Garage) 16' 15' (Slde Gavage) 20' (Front Garage) Ste erred 20% every 3m lot Allows for required variation in setbacks, flexibility of design V 5' 10' (Between Sidge.)1Q' (street and sfte planning, with reduced 10' Street homogenelty. 10' (Main Structure) 20'(+/- 1' for each It. +1- 'in front) <1'5' or >18 (Rear Garage) 5' Attached Patio 0' Ace. Structure Allows for flexibility in design; eccommodates larger higher 28' 25' (20% up to 30' wfTC approval) end homes targeted toward a move up homebuyer market. Additional height is offset by other design standards. 65% 50% Allow for product diversity and fleAbIlfty. None 55, Permits design to respond to afte conditions while increasing pmd uct diversity and reducing None $0, monotony. Lot size will also be a function of setbacks. Blaster Planned Community Mone 185 sflunit partes exoeed code requirements. 10'(Main Structure) 10' (Main Structure) Some as Code 5' (Main to Accessory) 5' (Main to Accessory) All buildings in Cascada must ebid-e by the Residential The GFA of each floor above the first Design Criteria and the CDRC Per Reeldential Design Criteria must not exceed 80% of the GFA of which work to ensure and the CDRC the previous floor. community cohesion and prevent negative impacts as a result of ❑oor dasion. THE Cascada Specific Plan PLANNING IV -30 CENTER Marana, Arizona ft Excerpted from the Approved Caseada Specific Flare as prepared b.v The Planning Center Development and Design Standards DASDADA MEDIUWHIGH DENSITY RESIDENTIAL AND MARANA MULTInFAMiLY RESIDENTIAL AND RESIDENTIAL4 THE Cascada Speciric Plea PLANNING IV -31 CENTER Marana, Arizona ' r Multi -Family Integration of rruitti-family . SFR (Attached or Detached) and SFR (Det): Multi-Famlly Resldentlal, Parks & Churches, Public Resldendal houeing Incroas©s Rac, Pub'lc F©clfitlos Parks & SOhWtS commuritty aoheslon. (per R-16 zoning) (per R-16 zoning) Wails, garages, pools, tennls courts Same as R-16. Public & private Have included churches ■ + Educational Faculties, Child Carne, Daycare, privale schools, panics, utility and schDols as Condit onal Group Homes, Churches schools, group faciihies, dayeam, uses In order to Involve homes c hurc hes, cam m u rFtties in land use R-6 SFRs dawns. 7 RAG (Det) Housing types should be 12 RAC (Att.) None 3 RAC) 20 D UTAC (if 5+ acres) developed their P � is end 20 RAC 4M agM90als densities. 3540 of (Det) (,nay incl. alleys) 5,000 of Lot sizes will vary within 0 (Att) 6,000 Sf 24 res: 4,000 DU and across suWivision9 lac (MF) 5-8 res: 3,50QIDU aid will have a minirnurn Q+ res: 2 1761DU _Aquare focta e. - SFRDet SFR A MF 16' (Ma1n Stlwure) 16' 20' + 1' for every ft. . 20' (Front Owage) 1S` 2c, 20' (Front Garage) 14' Skid Ga a ever 2.0' in height Allows for required (Stfuo- 10' pet *vn Bid9i.) (d� tura) F variation In setbacks, 20' + i' for every ft_ 10(Suet) 1Q (Street over 24 In height flexibility of design and site 20' planning, with reduced 20' + 1' for every ft, * basin Smxwrey ems' or �1e (Rear(eat' 20' 10 Res.) hornogenek. Garage) 5' AttAched Patio over 20' In height Allows for unique erchi ectunal styling, 30' (Det. & AM) 25'(20% up to 30' 30' housing type diversity, and 40' (MF) wITC approval) accommodates new Innovative housing pmdacts. Ajlow for product dIr+erstty, 65% (SFR Det) fleAbllity, and design that 85% (SFR ATQ 50% 50% responds to site 75% (1UIF) condlitlons. Permits design to respon e Mone 55' 60' to alts conditions while increasing product diversity and reducing • None 80, 90' monotony. Lot size will also be a furvt an of setbacks. Common area O.S. is provided through the None 185 sfluNt 30% multlplo parks and trails throughout the ate, and is one of the benefits of 100 sf master plenning. Some as Code 100 sf (MF) NA 10' (MalnSir) Design nexibil'ity in 10' ( SFR Det.) 5' (Main to lye response to site conditions Ae mory) cru ates optimum site conditions. All buildings In Cauda The GFA of each must abide by the Residential Design Cdte�s w floor above the first R Per Resldentie' Design Criteria an tie CDRC moat not exceed B0°/o of the GFA of None and foe CDRC A ich work to ensure community the preAous floor. cohoslon and prevent negative Impacts as a ,esO of poor des n. THE Cascada Speciric Plea PLANNING IV -31 CENTER Marana, Arizona APPENDIX F Development and Design Standards TABLE 10: CASCADA SPECIFIC PLAN PROPOSED LAND USES BY PARCEL *'Total acreage of 1,454 acres includes 1,247.8 acres within land use parcels and 205.2 acres that include a neighborhood parrs, trails, open space drainage, rights-cf-way, cemetery, etc. "The combined total dwelling unils in these planning areas shall not exceed 836. THE Cascada Specific Man PLANNING IV -2 CENTER Mara na, Arizona Area Parcel (Gross Land Target Target Number Acres Use RAC Lot Yield 1 14.8 NUCS - Natural Undisturbed Oppn Space NA NA 2 25.7 MDR. Medium Densly Residential 5 RAD 129 3 13.8 OSR - Open T Space Recreation NA NA 4 25.5 MHDR - Medium High Densfty Residential 7 RAC 179 5 469.3 LDR - Low Den.91ty Residential 1 RAC 194 6 157.9 NUCS -- Natural Undisturbed Opn Space NA NA 7 22.4 MHDR - Medium Hi h Densi Residential 7 RAC 157 8 19.8 MHDR - Medium Hi2h Density Residential 7 RAC 137 9 15.3 MDR- Medium Denetty Residential 5 RAC 76 10 29.2 MHDR - Medium High Denst Residential 7 RAC 141 11 15.5 MDR - Medium Densk Resldentlal 5 RAC 78 12 2.4 VC - Village Center 20 RAC 48 13 12.3 HDR -High Denst Residential 19 RAC 123 14 15.9 MHDR - Medium High Densfty Residentlal 7 RAC 118 15 15.9 MHDR - Medium High Density Residential 7 RAC 195 16 9.1 HDR -High Dens& Residential 19 RAC 91 17 2.9 VC -- V111e a Center 20 RAC 40 is 9.0 HDR -1-119h Dens' Residential 10 RAC 90 19 8.5 MHDR - Medium High Dans' Residential 7 RAC 59 20 17.4 EC -Ern !a merit Center 15 RAC 21 27.4 MDR- Medium Densi Residential 5 RAC 137 22 11.8 MDR- Medium Densi Residential 5 RAC 59 23 4.2 VC -Village Center 20 RAC 84 24 15.3 MHDR.- Medium High Dens' Residential 7 RAC 107 25 40.9 MDR- Medium Density Residential 5 RAG 205 26 14.7 MHDR- MedlurnHi h Dens Residential 7 RAC 193 27 17.7 VC - Village Center 20 RAC 354 28 4.3 VC - V111agg Center 20 RAC 86 29 22.5 EC -Ern la anent Center 15 RAC 30 43.8 EO -Em Co anent Center 15 RAC 31 9.9 MDR- Medium Density Residential 5 FRAC 49 32 22.1 MDR- Medium Density Residential 5 RAC 111 33 35.1 N U OS - Natural Undisturbed O en Space NA NA 34 1.7 NUOS - Natural Undisturbed Open Space NA NA 35 23.5 NUCS - Natural Undisturbed Open Space NA NA 36 53.8 OSR -- Open S a ce Recreation NA NA 37 5.4 OSR - Open Space recreation NA NA §ubTat=a�- F- 1,247.8* 1 3808 *'Total acreage of 1,454 acres includes 1,247.8 acres within land use parcels and 205.2 acres that include a neighborhood parrs, trails, open space drainage, rights-cf-way, cemetery, etc. "The combined total dwelling unils in these planning areas shall not exceed 836. THE Cascada Specific Man PLANNING IV -2 CENTER Mara na, 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 De nsi ; 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.uui Iden Hei ht: Height shall be measured from finished pad grade to the highest point of the roof line. 4. Buildln 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 De Review..CQ„mttee: 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. 5, Develmmg0l Areas: Areas described on the Land Use Plan as "development areas" are subareas of the Specific Pian 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. Live/Work 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 Live/Work Unit shall contain a kitchen area and sanitary fadli les. g. Master Pneloper: 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 Cascada Specific Plan PLANNING I V-4 CENTER I Parana, Arizona Development and Design Standards for designating the custodial agency that will maintain natural undisturbed set-aside areas In accordance with the Management Program, 1o.ent Pro ram: 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 DUOS (Natural Undisturbed Open Space or Set -Aside Areas)_ 11. MaNimu_m Density: The maximum residences per acre (RAC) of a development area, or portion thoreof, as permitted by the applicable density range. 12. Maximum Lot Covera e: The area -by percent (%) to be occupied by the building footprints (including all accessory buildings), 13. Minimum Landscape Covera e. 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 Management: Channel creation for stormwater to a IVItilti-purpose Facility providing on-site retention/detention; b. Wildlife Corridors and Wildlife Habitat Protection Areas: Areas of high density vegetation and rninimurn disturbance, iii order to create high quality wildlife habitat. c. Integrated 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. Muffirwimose 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 (NCS): 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 S 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. Natuml Undisturbed Ogen S ace NUOS : These areas have been defined by parcel name in the Specific Pian 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 Cascada Specific Plan NTNG Iv -5 CENTER Marana, Arizone Development and Design Standards 16. en ace/Oraina a (OS/D: This designation refers to 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. 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. Pour of the drainages will discharge to the regional retention facilities designated OS/R. Note that there will be a 460 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 : Areas with this designation in the Land Use Plan serve multiple functions (see Multipurpose Facilities). 20. Plannin Areas: Areas described in the Land Use Plan as LCR, MDR, MHDR, HDR, VD, BC, NVOS 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, Residentlai 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 vaned building orientations. 23. Recwtiorial Activities or Sites: Any private land designation for the establishment of structures or areas in which to provide recreational activities such as health clubtspa, country club, or golf course clubhouse. 24. SalyMable Plant Materials: On-site plant materials, as determined by registered landscaped architect, horticultura list or botanist, able to be reasonably transplanted, as per Plant Preservation Plan. 25.Single-Family 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. E Cascada Specific Pian PLANNING IV -6 CENTER Marana, Arizona APPENDIX G Implementation and Administration Date: Applicant* Table 12. Cascada Residential Lot Permitting Monitoring Report THE Cascada Specific plan PLANNING V-3 Marano, Arizona CENTER Area Lots Parcel (Gross Land Target Target used By Total Lots Number Acres) Use RAC Lot Field This Plat Remaining 1 14.8 NUOS NA NA 2 25.7 MDR 5 RAC 129 3 13.6 OSR NA NA 4 25.5 MHDR 7 RAC 179 - 5 459.3 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 MCR 5 RAC 76 10 23.2 MHDR 7 RAC 141 11 15.5 MDR 5 RAC 78 12 2.4 VC 20 RAC 48 13 12.3 HDR 10 RAC 123 14 '15.9 MHDR 7 RAC 118 15 15.0 MHDR 7 RAC 105 15 9.1 HDR 10 RAG 91 -_- 17 2.0 VC 20 RAC 40 18 9.0 HDR 10 FRAC 90 19 8.5 MHDR 7 RAC 59 20 17.4 EC 15 RAC" 21 27.4 MDR 5 RAC 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 5 RAG_ 205 26 14.7 MHDR 7 RAC 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 5 RAC 111 33 36.1 NUOS NA NA 34 1.7 NUOS NA- -- - NA _ 35 23.8 MUDS NA NA - 36 53.E OSR NA NA 37 5A DSR NA NA SuhTvtal: 1249.5* 3898 0 3886 THE Cascada Specific plan PLANNING V-3 Marano, Arizona CENTER Implementation and Administration TABLE E-1 CASCADA LAND USES BY PHASES' Phase Parcel Proposed Land Use Density Acres Target Number Number 5 RAC (Maximum 205 Units 37 OSR — Open Space/Recreation NA 5.7 RAS 27 Village Center Phase 1 31 MDR — Medium Density Residential 5 RAC 9.9 49 (2005) 86 29 EC — Employment Center 15 RAC 22.5 32 MDR — Medium Density Residential 5 RAC 22.1 111 33 NUDS — Natural Undisturbed Open NA 23.5 SVA Space (set-aside/mitigation) 34 NUCS ^ Natural Undisturbed Open NA 1.7 NA Space (set-asidelmitigation) 35 NUCS — Natural Undisturbed Open NA 38.1 NA Space (set-aside/mitigation) Phases 36 OSR —Open Space/Recreation NA 53.6 NA it -- IV MDR — Medium Density Residential 5 RAC 40.9 205 (2007) 37 OSR — Open Space/Recreation NA 5.7 L NA Phase II (2009) 24 MHDR- Medium -High Density Residential 7 RAC 15.3 107.1 25 MDR — Medium Density Residential 5 RAC 40.9 205 28 MHDR- Medium -High Density Residential 7 RAC 14,7 103 27 Village Center 20 RAC 17.7 354 28 Village Center 20 RAC 4.3 86 29 EC — Employment Center 15 RAC 22.5 ' See Exhibit iII.C: Land Use Concept; Exhibit III.C.1: Development Concept (Phases); provided in Section Ill. The combined dwelling units in EC Employment Center shall not exceed 836. Cascada Specific Plan PLANNING V-6 Marana, Arizona CENTER Implementation and Administration TABLE E-1 (Continued) CAS CADA LAND USES BY P HAS E S ' Phase Parcel Proposed Land Use Density Acres Target Number plumber 19.6 (Maximum 9 Units 5 RAC 15.3 76 RAC MHDR — Medium -High Density Residential 7 RAC Phase III 18 HDR — High Density Residential 10 AC 9.0 90 (2011) 21 MDR — Medium Density Residential 5 RAC 27.4 137 MHDR — Medium -High Density 7 RAC 8.5 59 59 19 Residential 20 EC — Employment Center 15 RAC 17.4 Phase IV (20'13) 5 (Lots 1- �e} LDR -- Low Density Residential 1 RAC 18 18 8 MHDR — Medium -High Density Residential 7 RAG 19.6 137 9 MDR — Medium Density Residential 5 RAC 15.3 76 14 MHDR — Medium -High Density Residential 7 RAC 20.2 141 11 MDR — Medium Density Residential 5 RAC 15.5 78 21 MDR — Medium Density Residential 5 RAC 27.4 137 22 MDR — Medium Density Residential 5 RAC 11.8 59 See Exhibit III.C: Land Use Concept; Exhibit III.C.I. Development Concept (Phases); provided in Section Ill. The combined dwelling units in EC Employment Center shall not exceed 836. THE PLANNING CENTER V-7 Cascade Specific Plan Marane, Arizona Implementation and Administration TABLE E-1 (Continued) CASCADA LAND USES BY PHASES' 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 10 AC 12.3 123 14 MHDR - Medium -High Density 7 RAC 15.9 118 Residential 15 MHDR - Mediurn-High Density 7 RAC 15.0 105 Residentlal 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.C: Land Use Concept; Exhibit III.C.1 ; Development Concept (Phases); provided in Section Ill. THE Cascada Specific Plan PLANNING V-$ CENTER Marano, Arizona Implementation and Administration TABLE E-1 (Continued) CASCADA LAND USES BY PHASES' Phase Parcel Proposed Land Use Density Acres Target Number Number LDR -- Low Density Residential (Maximum 56 Units (2019) 103) Space RAC Phase VI 5 (lots 19- LDR —Low Density Residential 1 RAC 29 29 2 47) 5 RAC 25.7 129 (2017) 3 Phase Vii 5 (lots 48- LDR -- Low Density Residential 1 RAC 56 55 (2019) 103) Space 30 EC -- Empfoyme nt Center 15 RAC 43.8 Phase VIII 1 NUOS — Natural Undisturbed open NA 14.8 -- (2021) Space 2 MDR — Medium Density Residential 5 RAC 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.C: Land Use Concept; Exhibit 111.0.1; Development Concept (Phases); provided In Section III. The combined dwelling units in EC Employment Center shell not exceed 836. THE Cascada Specific plan PLANNING V-9 Nlarar�a ArizonaCENTER J .0 r� Q3 CL E� F_ r _ 4� m Q �� chi► �= c C M to �o pC� Q,� Q].� W� 5 N �- y cr a . .0 M a OL CL C CD to (D — c t C � O) tO z Q3 o CO u CIL ° o a .c c s tp C Z C m d �-C C_ O G7 -0 0 0 LI Lo r 2 ?'+ C 0 �= o E N CU 4Ci V)co 4 �'ao�°c°'n a co En in R 12 CL E ❑ .EEDwa SA 4 a oO ." Q 0 C�] C) • D� C �g 4) CD Cl M u1 `1 y • -0 V) � C CD L3 _ �_ r. J c C� C J Q N O C o G (D T �.LO) �_ .v c G E �p a` p O C C] LAO LU LLI a CLL Q) WdjW 0 w ` N a CL C •ir t�i� L� C tRZd a.U 0J � NWC�] C) C: ,Q v1 d C G ' Qa m i m L 8 12 E = 0u E P '0 o > ;� `�0E`�'=�'� `° �C W LL -w %.. ILI•x �? y_��(D d) a > (n a rn F- dH��cocv��� dH m a- 2 OL Z. 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Ln Z cc G Cr J CY) U m cl Ja 4 x a w C) W 6 - OL C Co co IL3 t-- 0 Zjr Z�2 �aU ►i� C 4i m Q Q m RC 1p m 6 wflo c N co US o�a��41 � Cao co to 0._ G _ IM .- r r c `°�i C N p� Y rQ4V 3n).0�oya�� Im 0 -dr e � ' v B a D N � U) cn ay tq a � CL oaf: d va !a �o ` IQ) C 8 r cyL- •� CD ' U) LLJ c D C •cam �"L C'�� c M o E 4C ^ U coLnJ u c .a) LLJ G]0 -� L) i�,� �� 0 cx CN 0.E Ox CD I 4y > - F Q7 3UJ r J F-- a E ti CC °� � v3 co E s c > O M z LTJ ._ Dy u� F— fA r r > L uo- E �m 10 (n C C LUQ, a`► o N� `m a _ as a LiCL D ID 0 � L 3 � x W C ILI C C x C E 0 C) CD = cn ca IP - E � `4 LL c0 �� L?t c} C cn U] N •Q7 _ CL �-- .� U) 1x 0 CL Lz a z m Ch L Ll.l = LV i _ a m .- a. L) APPENDIX H Plant Palette for Cascada North Specific Plan Area Cascada forth Specific Plan will follow the attached Recommended Plant Palette as excerpted from Appendix C of the approved Cascada Specific Plan as well as incorporate the following trees and shrubs in all sections of the Recommended Plant Palette list. TREES olneya Tesota Ironwood Tree Cercidum Floridum Blue Palo Verde SHRUBS Larrea Tridentata Creosote Bush Celtls Palllda Desert Hackberry White Thorn Acacia. Cercidium Microphyllum Foothill Palo Verde Velvet Mesquite Acacia Greggii Catclaw Acacia Acacia Constricta Appendix C: Recommended Plant Palette MAJOR STREETSCAPE TREES Acacia spp. Acacia Species Cercidiurn hybrid "Desert Museum" `Desert Museum Palo Verde Cercidiurn microphyllu m Littieieaf or Foothill Palo Verde Cercidium praecox Malo Brea Prosopis (So. Am. hybrid) Thornless Mesquite (So. Am. hybrid) Prosopis chilensis Chilean Mesquite SHRUBS Caesalpina gilliesii Yellow Bird of Paradise Dasylirion wheeler! Desert Spoon Encelia fadnosa Brittle Bush Hesperaloe parviflora Red Yucca Leucophyllum spp. Texas Ranger Species ACCENT PLANTS Agave spp. Agave Species Camegiea gigantea Saguaro Casyiirion acrotriche Green Desert Spoon Echinocactus grusonii Golden Barrel Ferocactus spp. Barrel cactus Fouquieria splendens ocotillo Hesperaloe parviflora Red bucca, Red Flowered Hesperaloe Yucca brevifolia Josh ua Tree Yucca elata Soaptree Yucca THE Cascada Specific Plan PLANNING CENTER C Marana, Arizona Appendix C." Recommended Plant Palette GROUND OVER Calyloph us h artwegii Calyloph us Ganzania ripens Treasure Flower Gazania Gazania ripens leucolaena Trailing Gazania Lantana camara Bush Lantana (many cultivars) Lantana montevidensis Trailing Lantana Verbena peruviana Peruvian Verbena SECONDARY STREETSCAPE TREES Acacia spp. Acacia Species Chilopsis lineaHs Desert Willow Prosopis chilensis Chilean Mesquite Prosopis velutina Velvet Mesquite SHRUBS Agave spp. Agave Species Caesalpinia gilliesii Yellow Bird of paradise Cassia artemisioides Feathery Cassia Cassia nemophila Desert Cassia Cassia phylladinea Silvery Cassia Hesperaloe paviflc ra Red Yucca Leucophyllurn spp. Texas Ranger Species THE Cascada Specific Plan PLANNING C_2 CENTER Marana, Arizona Appendix C: Recommended Plant Palette ACCENT PLANTS carnegiea gigantea Saguaro aasylirion acrotriche Green desert Spoon Echinocactus grusonii Golden Barrel Ferocactus spp. Barrel Cactus Fouquieria splendens ocotillo Hesperaloe parvifiora Red Yucca, Red Flowered Hesperaloe Yucca brevifolia Joshua Tree Yucca elata Soaptree Yucca GROUND COVER Calylophus hartwegii calylophus Gazania ringens Treasure Flower Gazania Gazania ringens leucolaena Trailing Gazania Lantana samara Bush Lantana (many cultivars) Lantana montevidensis Trailing Lantana Verbena peruviana Peruvian Verbena ACCENT TREES AT ENTRIES/INTERSECTIONS Sophora secundiflora Texas Mountain Laurel Quercus Virginiana "Heritage" Heritage oak THE Cascada Specific Pian PLANNING Q-3 Marana, Arizona CENTER Appendix Go, Recommended Plant Palette PARKING LOT TREES Celtis reticulata Cercidium floridu rn Prosopis chilensis f Quercus Virginiana "Heritage" SHRUBS Atriplex spp. Pithecellobiurn flexicaule Salvia chamaedryoides Salvia coiumbariae Salvia greggii Senna wislizenii GROUND COVER Caiyiophus hartwegii Gazania ringens Gazania ringens leucolaena Lantana carnara Lantana rnontevidensis Verbena peruviana Netleaf Hackbe rry Blue Pala Verde Chilean Mesquite Heritage Oak Atriplex Species Texas Ebony Blue Sage Chia Texas Red Salvia, Autumn Sage Cassia, Shrubby Senna Calyioph us Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena THE Cascada Specific Plan PLANNING C-4 CENTER Marana, Arizona Appendix C: Recommended Plant Palette RESIDENTIAL TREES Acacia spp. Cercidium floridum Dercidium hybrid "Desert Museum" Cercldium microphyilurn Cercidiurn praecox Chilopsis linearis Prosopis spp. SHRUBS Dalea frutescens Dalea greggii Ericameria laricifolius Pensternon spp Rosmarinus officinalis Ruellia californica Ruellia peninsularis Salvia spp. Senna covesi i Sim mondsia 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 Pensteman species Bush Rosemary Ruellia Ruellia Salvia Species Desert Senna Jojoba, Goat Nut Desert Zinnia Rocky Mountain Zinnia THE Gascaafa Specific Plan PLANNING D-5 Mar-ana Arizona CENTER Appendix C: Recommended Plant Palette ACCENT PLANTS Agave americana Century Plant Agave colorata Agave Agave filifera Agave Agave geminiflora Twin -flowered Agave Agave huachucensis Huachuca Agave Agave loph a nth a (univiffata) Agave Agave ocahui Ocahui Agave Agave palmeri Palmer Agave Agave vilmoriniana octopus Agave Carnegiea gigantea Saguaro Dasyli rion wheeled Sotol Echinocereus spp Hedgehog, Rainbow Cactus Hesperaioe parviflora Red Yucca, Red Flowered Hesperaioe ' Opuntia spp. Opuntia Species Psilostrophe cooperi Paper Flower Yucca aloifolia Spanish Bayonet bucca Yucca baccata Banana Yucca Yucca carnerosana Giant Gagger Yucca Yucca recurvifo Iia (pendula) Pendulous or Curveleaf Yucca 8 THE Cascada Specific Plan PLANNING C-6 CENTER Mararia Arizona GROUND COVER Calylophus hartwegii Gazania ringens Gazania ringens leucolaena Lantana carnara Lantana montevidensis Verbena peruviana VINES Merremia aures Passiflora foetida Appendix C: Recommended Plant Palette Calylophus Treasure Flower Gazania Trailing Gazania Bush Lantana (many cultivars) Trailing Lantana Peruvian Verbena Yellow Merremia Passion Flower ENTRYWAY PLANTS FOR INDIVIDUAL HOUSES Antigonon lepto pus Bougainvillea spp. Campsis radicans Cissus trifoliata Chamaerops hurnilis C ycas revol uta Gyperus alternifolius Feijoo sel lowia n a Hibiscus coulteri Madadyena unguis-cati Mascagnia lilacina Mascagnia macroptera Merrernia au rea Queen's Wreath Bougainvillea Common Trumpet Creeper Desert Grape Ivy Mediterranean Fan Palm Sago Palm Umbrella Plant Pineapple Guava Fellow Hibiscus, Coulter's Hibiscus Cat's Claw Vine Lavender orchid Vine Yellow orchid Mine Yellow Me rrem i a THE Cascada Specific Plan PLANNING C-� �larar�a �# rrzor►a CENTER r Appendix C; Recommended Plant Palette ENTRYWAY PLANTS FOR INDIVIDUAL HOUSES (Continued) Passiflora foetida Passion Flower Tagetes lernmoni Mountain Marigold Tecomaria capensis Cape Honeysuckle PROHIBITED PLANT LIST Acacia stenophylla Pencilleaf Acacia Acacia willardiana Palo Blanco Baccharis sarothroides (reale plants Desert Broom only) Baccharis sarothroides "Centennial" Centennial Eucalyptus camaldulensis Red Fiver turn Eucalyptus carnpaspe Silver Gimlet Eucalyptus formanii Eucalyptus Eucalyptus leucoxylon (rosea) White Iron Bark Eucalyptus m acrotheca Tiny Capsule Eucalyptus Eucalyptus polyanthemos Silver Dollar Gum Eucaiyptus rudis desert turn Eucalyptus spathulata Swamp Mallee Euphorbia antisyphili'tica Wax Plant, Candeiilla Juniperus chinensis Juniper (many cultivars) Juniperus deppeana Alligator Sark Juniper Juniperus Sabina Sabine Juniper Parkinsonia aculeata Mexican Pala Verde Phoenix canariensis Canary Island Date Palm Phoenix dactylifera Date palm THE Cascada Specific Plan PLANNING C-8 Marana, Arizona CENTER Appendix C: Recommended Plant Palette PROHIBITED PLANT LIST (Continued) Pinus edu lis Pinus eldarica Pinus halepensis Pinus monophylla Pinus pinea Pings roxburghii Pistacia atlantica Schinus molls Tamarix aphylla Washingtonia filifera Washingtonia robusta Zizyphus jujuba Pinon Nut Pine Afghan Pine Aleppo Pine Singleleaf Pinon Pine Italian Stone Pine Chir Pine Mt. 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