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Casa Sevilla Specific Plan Amendment
Casa Sevilla Specific Plan Amendment / Town of Mara September 2013 SPA -13013 Accepted: 9/3/2013 Ordinace No: 2013.021 THE PLAN NING ("'ENTER C44jv )On c,r TPC C-'rotrn.fin , 110 Sohurc#i �e 6Cr is hjcaxi cy;i^6701 Casa Ordinance No.:2013.021 Specific Plan Amendment Marana, Arizona Submitted to: Town of Marana Planning Department 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: Ordinance No.: Inc. 16767 N. Perimeter Drive, Suite 100 Scottsdale, Arizona 85260 Prepared by: The Planning Center 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 With assistance from: WestLand Resources, Inc. 4001 E. Paradise Falls Drive Tucson, Arizona 85712 And: APEX Development Consultants, PC 2141 N. Alvernon Way, Suite C Tucson, Arizona 85712 September 2013 SPA - 13013 Original Ordinance Number: 2005.13 0 Casa Sevilla Specific Plan Section I: Introduction.......................................................................................................1-1 A. Background................................................................................................................................................... 1-2 Section I1. Development Capability Report....................................................................11-1 A. Purpose and Intent....................................................................................................................................... II -2 B. Existing Land Uses...................................................................................................................................... 11-2 1. Site Location....................................................................................................................................... 11-2 2. Existing On -Site Land Use and Zoning.............................................................................................11-4 3. Existing Conditions on Properties within a One -Quarter Mile Radius.............................................11-4 4. Well Sites within 100 Feet of the property........................................................................................ 11-5 C. Topography and Slope................................................................................................................................ 11-8 1. Hillside Conservation Areas.............................................................................................................. 11-8 2. Rock Outcrops.................................................................................................................................... 11-8 3. Slopes of 15% or Greater..................................................................................................................11-8 4. Other Significant Topographic Features...........................................................................................11-8 5. Pre -Development Cross-Slope......................................................................................................... 11-8 D. Hydrology, Water Resources and Drainage.............................................................................................11-10 1. Off -Site Watersheds.........................................................................................................................11-10 2. On -Site Hydrology............................................................................................................................11-10 3. Existing Drainage Conditions along Downstream Property Boundary ..........................................11-11 E. Vegetation..................................................................................................................................................11-15 1. Vegetative Communities and Associations On-Site.......................................................................11-15 2. Significant Cacti and Groups of Trees............................................................................................11-16 3. Special -Status Plant Species..........................................................................................................11-17 4. Vegetative Densities by Percentage of Plant Cover......................................................................11-18 F. Wildlife........................................................................................................................................................11-22 1. Presence of Threatened or Endangered Species..........................................................................11-22 2. High Densities of a Given Species..................................................................................................11-24 3. Aquatic or Riparian Ecosystems.....................................................................................................11-24 4. Arizona Game and Fish Department Environmental Review........................................................11-24 G. Soils and Geology......................................................................................................................................11-26 1. Soils..................................................................................................................................................11-26 H. Viewsheds..................................................................................................................................................11-28 1. Viewsheds Onto and Across the Site..............................................................................................11-28 2. Area of High Visibility from Adjacent Off -Site Uses........................................................................11-28 1. Traffic Circulation and Road System........................................................................................................11-33 1. Existing and Proposed Off -Site Streets..........................................................................................11-33 2. Existing Access and Rights-of-Way................................................................................................11-35 3. Roadway Improvements..................................................................................................................11-36 4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by Trafficfrom this Site.........................................................................................................................11-36 (58 Table of Contents i Casa Sevilla Specific Plan 5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial Streets, Parks and Schools............................................................................................................. II -36 J. Recreation and Trails................................................................................................................................. II -37 1. Open Space, Recreation Facilities, Parks and Trails..................................................................... II -37 K. Cultural Resources.................................................................................................................................... II -39 1. Location of Resources On-Site....................................................................................................... II -39 L. Existing Infrastructure and Public Facilities.............................................................................................. II -40 1. Sewer................................................................................................................................................11-40 2. Fire Service......................................................................................................................................11-40 3. Water................................................................................................................................................11-44 4. Schools.............................................................................................................................................11-44 5. Private Utilities..................................................................................................................................11-45 M. McHarg Composite Map............................................................................................................................ II -48 Section III. Development Plan.........................................................................................III-1 A. Purpose and Intent...................................................................................................................................... III -2 B. Relationship to Adopted Plans................................................................................................................... III -2 1. Marana General Plan........................................................................................................................ 111-2 C. Compatibility with Adjoining Development and Location Restrictions..................................................... 111-4 1. Adjoining Development Compatibility.............................................................................................. III -4 D. Land Use Concept Plan.............................................................................................................................. 111-5 E. Circulation Plan........................................................................................................................................... 111-7 F. Grading Element.........................................................................................................................................III-8 G. Post Development Hydrology..................................................................................................................... III -9 H. Environmental Resources........................................................................................................................111-13 1. Waters of the United States............................................................................................................111-13 2. Federally Endangered Species and Other Special Species.........................................................111-13 3. Phase 1 Environmental Study........................................................................................................111-13 4. Habitat Conservation Plan..............................................................................................................111-13 5. Wildlife Corridor...............................................................................................................................111-14 I. Landscape & Buffering.............................................................................................................................111-14 1. Native Plant Preservation...............................................................................................................111-15 J. Cultural Resources...................................................................................................................................111-15 O. Public Services..........................................................................................................................................111-15 1. Police Service..................................................................................................................................111-15 2. Fire Service.....................................................................................................................................111-15 3. Schools............................................................................................................................................111-16 P. Utilities.......................................................................................................................................................111-16 1. Water...............................................................................................................................................111-16 2. Wastewater......................................................................................................................................111-16 3. Other Utilities...................................................................................................................................111-17 Table of Contents ii Casa Sevilla Specific Plan 4. Sanitation and Recycling Services................................................................................................. III -17 Section IV. Development Regulations.......................................................................... IV -1 A. Purpose and Intent......................................................................................................................................IV-2 B. General Provisions......................................................................................................................................IV-2 1. Applicable Codes.............................................................................................................................. IV -2 2. Additional Uses.................................................................................................................................IV-2 C. Development Standards.............................................................................................................................IV-3 1. Land Use Standards.........................................................................................................................IV-3 2. Landscaping......................................................................................................................................IV-6 3. Landscape Standards.......................................................................................................................IV-6 4. Parking Standards.............................................................................................................................IV-8 5. Lighting..............................................................................................................................................IV-8 6. Signage..............................................................................................................................................IV-8 D. Single Family Residential Detached Housing Design Standards............................................................IV-8 1. Individual Lot Landscaping...............................................................................................................IV-8 E. Town of Marana Subdivision Requirements.............................................................................................IV-8 1. Provision of Recreational Area.........................................................................................................IV-8 F. Minimum Roadway Development Standards............................................................................................IV-8 1. Application.........................................................................................................................................IV-8 2. Functional Classifications Defined...................................................................................................IV-9 3. Cul-de-sacs.......................................................................................................................................IV-9 4. Curbing and Sidewalks.....................................................................................................................IV-9 5. Travel Lanes......................................................................................................................................IV-9 Section V. Implementation and Administration........................................................... V-1 A. Purpose........................................................................................................................................................V-2 1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations .....V-2 2. General Implementation Responsibilities.........................................................................................V-2 3. Interpretation......................................................................................................................................V-2 4. Development Review Procedures.....................................................................................................V-3 5. Specific Plan Amendments................................................................................................................V-3 6. Administrative Change.......................................................................................................................V-3 7. Substantial Change............................................................................................................................V-4 Appendix A: Ordinance 2005.13.........................................................................................1 Appendix B: Cultural Resources Report...........................................................................7 AppendixC: Bibliography...................................................................................................9 List of Exhibits ExhibitI.A.1: Regional Context............................................................................................................................ 1-3 Exhibit 11.6.1: Site Location.................................................................................................................................11-3 (50 Table of Contents iii Casa Sevilla Specific Plan Exhibit 11.6.2: Existing Zoning............................................................................................................................. II -6 Exhibit 11.6.3: Existing Land Uses....................................................................................................................... II -7 Exhibit II.C.1: Topography and Slope................................................................................................................ II -9 Exhibit II.D.1: Off -Site Watersheds................................................................................................................... II -12 Exhibit II.D.2: On -Site Hydrology...................................................................................................................... II -13 Exhibit II.D.3: FEMA Floodplain......................................................................................................................... II -14 Exhibit II.E.1.a: SDCP Vegetative Communities, Associations and Densities .............................................. II -19 Exhibit II.E.2: Site Resource Inventory .............................................................................................................. II -20 Exhibit II.E.3: Vegetation Densities................................................................................................................... II -21 Exhibit II.G.1: Soil Associations........................................................................................................................ II -27 Exhibit II.H.1.a: Photo Key Map........................................................................................................................ II -29 Exhibit II.H.1.b: Site Photos.............................................................................................................................. II -30 Exhibit 11.1.1: Traffic............................................................................................................................................. II -34 Exhibit II.J.1: Recreation and Schools............................................................................................................. II -38 Exhibit II.L.1.a: Existing Sewer Facilities..........................................................................................................11-41 Exhibit II.L.2: Fire Service................................................................................................................................. II -43 ExhibitII.L.3.a: Water........................................................................................................................................ II -46 Exhibit II.L.3.b: Water Service Letter................................................................................................................ II -47 Exhibit II.M.1: McHarg Composite Map........................................................................................................... II -49 Exhibit III.D.1: Land Use Concept Plan............................................................................................................. III -6 Exhibit III.G.1: Post Development Hydrology.................................................................................................. III -12 Exhibit IV.C.1: Land Use Designations.............................................................................................................IV-5 ExhibitIV.C.2: Landscape.................................................................................................................................IV-7 List of Tables Table II.D.1: Off -Site Watersheds.............................................................. Table II.D.2.c: 100 Year Peak Discharge .................................................. Table II.E.1: Species list of plant species observed on site ..................... Table II.E.3.a: USFWS List of Plant Species for Pima County ................. Table II.E.3.b: Special Status Species....................................................... Table II.F.1: USFWS List of Wildlife Species for Pima County ................. Table 11.1.2: Roadway Inventory .................................................................. Table II.L.4: School Capacities & Enrollments .......................................... Table III.F: Site Grading Information.......................................................... II -10 .......................11-11 .......................11-16 .......................11-17 .......................11-18 .......................11-23 .......................11-35 .......................11-44 ........................ 111-8 I Table of Contents iv I. Introduction Casa Sevilla Specific Plan A. Background Casa Sevilla Specific Plan is a planned development located in the Town of Marana, on the Tortolita Fan, northwest of Tucson and southwest of the Tortolita Mountains. The parcel is bounded by Tangerine Road on the north, vacant land to the east, Migitty Lane on the west and vacant property on the south. In total, the Specific Plan includes approximately 34.65 -acres. This specific plan is submitted on behalf of PulteGroup Inc. as an amendment to the original 2005 Casa Sevilla Specific Plan to reflect the current proposal for a similar single family residential subdivision with modifications to the development standards for lot size, grading limits, lot coverage and maximum building height. The Casa Sevilla Specific Plan (34.65 -acres) was originally adopted by the Mayor and Council of the Town of Marana in May 2005 (See Appendix A: Town of Marana Ordinance No. 2005.13). The site originally was platted for thirty-four 5-6,000 square foot lots, and fell victim to the recent recession and therefore, remains undeveloped. The amended specific plan includes a maximum of 48 single family residential units, and a reconfigured clustered lot layout that maintains preservation of the sensitive areas of the site, including the wash areas and higher density native vegetation . As shown on Exhibit III.D.1, a conceptual land use plan is included that currently shows a total of 48 units. This concept plan is for illustrative purposes only. There are a great number of variations of that plan that could ultimately be utilized on this site. The plan is intended to show the overall concept for the site in order to provide direction for traffic and civil engineering studies. It is not to be considered an actual proposed subdivision plat. The subdivision will be subject to the Town of Marana residential design standards. In addition, at the time the Specific Plan was adopted it was designed to reflect pygmy owl habitat, with 30% disturbance and a very compact development pattern. Since that time, the owl has been delisted as an endangered species. The proposed subdivision design currently reflects approximately 43% open space, which is ample enough to preserve the natural drainage ways, riparian habitat and wildlife connectivity, but is more reflective of other approved projects in the area. This plan intended to highlight recently approved projects with similar open space percentages, however; there are no recently approved projects in the vicinity. See Exhibit I.A. 1: Regional Context. Introduction 1-2 Casa Sevilla Specific Plan txniDit i.H.1: Kegionai uontex LEGEND Site Location Town of Marana Pima County Y NORTH D' 7250' 12,500' f._1 FILENAME region al_6x8_PUL-24.mxd SOURCE: Pima County GIS, 2013 Introduction 1-3 II. Develepmer Casa Sevilla Specific Plan A. Purpose and Intent The primary purpose of the Development Capability Report section of the Casa Sevilla Specific Plan is to identify the site's opportunities, constraints and various physical characteristics, the analysis of which will then provide a means whereby development is designed in a sensitive and responsive manner to the physical conditions of the site. Information for this section was compiled from a variety of sources, including site visits, referencing topographic, hydrological, archaeological and traffic analyses, and correspondence with staff from the local jurisdictions. The Development Capability Report follows the Town of Marana requirements provided in the Town of Marana Land Development Code. Pursuant to such requirements, information on the following physical components of the site was compiled to assess the suitability of the property for development: • Existing structures, roads and other development • Topography and slope analyses • Hydrology and water resources • Vegetation and wildlife habitat • Geology and soils • Viewsheds • Cultural resources • Existing infrastructure and public services B. Existing Land Uses This section of the Development Capability Report identifies existing zoning, land use and structures on-site and on surrounding properties, as well as other proposed development in the project vicinity. 1. Site Location The project is situated in the East-Central portion of the Town of Marana in the northeast corner of Section 01, Township 12, Range 12 East between Tangerine Road (north), Migitty Lane (west), Camino De Oeste (east), and vacant property (south). The property lies approximately 6 miles east of Interstate 10. In total, the site area is approximately 34.65 -acres. See Exhibit 11.8.1: Site Location. Development Capability Report II -2 11S12E36 ; Rd i 1 1 J CD 211 Casa Sevilla Specific Plan Exhibit 11.6.1: Site Location 11S13E31 m 0 m a E a�2 E 0eM G� 1 12S12E01 12S13EO6 Town of Marana Pima County f` f LEGEND Notes: Specific Plan Boundary Project Site is located at NORTH 400' Boo' Township 12S, Range 12E, and Section 01 Township, Range & Section Site Acreage: Approx. 34.65 AC Jurisdictions Parcel ID#: 216-01-001E -6x& - FILE NAME: location PUL-24.mxd SOURCE: Pima County GIS, 2013 Development Capability Report II Casa Sevilla Specific Plan 2. Existing On -Site Land Use and Zoning The site is currently vacant with no existing structures on-site. The existing zoning designation on the property is "F," Specific Plan as a result of the original Casa Sevilla Specific Plan that was adopted by Mayor and Council of the Town of Marana in May 2005. See Exhibit 11.8.2: Existing Zoning. 3. Existing Conditions on Properties within a One -Quarter Mile Radius a. Zoning The zoning designations of surrounding properties, as depicted in Exhibit 11.8.2 are as follows: North: F (Dove Mountain Specific Plan) South: R-36 (Single Family Residential) East: F (Sky Ranch Specific Plan) West: R-36 (Single Family Residential) b. Land Use The land uses of surrounding properties within one-quarter mile, as depicted in Exhibit 11.8.3: Existing Land Uses are as follows: North: The Preserve IV at Dove Mountain Single Family Residential Subdivision & Encantada at Dove Mountain Multi -Family Residential Subdivision South: Vacant (Velvet Sky — Pending Single Family Residential Subdivision) & Unsubdivided Single Family Residential East: Vacant and Sky Ranch Single Family Residential Subdivision West: Vacant (Tangerine Ridge — Pending Single Family Residential Subdivision) Also, as shown on Exhibit 11.8.3: Existing Land Uses, there is one planned single family residential subdivision, Tangerine Ridge, with 61 lots and a gross density of 0.52 residences per acre (RAC), #PRV-05135F. In addition, the Encantada at Dove Mountain, a 272 -unit two-story luxury apartment complex with one, two and three bedroom units, was recently approved and is currently under construction and is projected to be complete by the end of the year 2013. Development Capability Report II -4 Casa Sevilla Specific Plan c. Number of Stories of Existing Structures There are no existing structures currently on the site. Directly north of the site and Tangerine Road, the Encantada at Dove Mountain, currently under construction, has a total of 19 two-story multifamily units. Southeast of the site, the Sky Ranch residential subdivision has 3 homes that are two-story while the remaining homes are single story. All other homes within one-quarter mile of the site are single story. d. Pending and Conditional Rezonings According to the Town of Marana's Planning and Zoning Activity most recent map dated January 2013, there are no pending or conditional rezonings within a one-quarter mile radius of the project site. e. Subdivision/Development Plans Approved Both the Sky Ranch and The Preserves at Dove Mountain subdivisions are within one-quarter mile of the project site. There is one development plan, Encantada at Dove Mountain that was approved on August 10, 2012. f. Architectural Styles of Adjacent Development All the homes in the immediate area of this project are multi -style custom-built. 4. Well Sites within 100 Feet of the property According to Pima County Geographic Information Systems and the Arizona Department of Water Resources, there are no wells located on-site, or within 100 feet of the property. See Exhibit 11.6.2: Existing Land Uses. Development Capability Report II -5 Casa Sevilla Specific Plan txnipit n.b.c: txisting i-oning r G'� � � JtiJ]JilFli�ll CIN C `o e JE U Tangerine Road D J. I I � �a oe A Town of Marana 1 Pima County /s :JFK �f LEGEND Town of Marana Zonincl Pima_ CountyZoning 1 Specific Plan Boundary C SR NORTH 0' 400' 800' 1 114 Mile Radius R-36 Jurisdictions R-144 FILE NAME: zoning_&x8_PUL-24.mxd F SOURCE: Pima County GIS, 2013 Development Capability Report II -6 Casa Sevilla Specific Plan A,The Preserve at Dove Mtn, Dave Mountain Speci�ficPlarri��'' �t� �a �• + � 9" SFR,onestory'>�` d' The Preserve IV at Dove Mtn. it Dove Mountain S eeft Plan ' `. • ' f ; ' I1ji I� p e� 4 a _. iF i SFR one sto -Y J ,� yeti: n` +�«r . Encantada at w h r 47, RAC Dove Mountain 7.W 'A MFR -'tW0 S[Oryc' 'd1J 13 x + dC "y4e * RAF Vacant , c -r'ff 'r.� . s ;w �C,,634976,86$54, z:: Sky Ranch Specific Plan Open Space ti t}t�� n ,. ;g' -. vacant C Tangerine Ridge a � Pending Resi10"11 al r . � * Subdrvlslon� Vacant - Velvet Sky • ,� ' . „� t 74 mj �Reside6tlal iUnsubdivlded Subdivision ...SFR" one story . b 3 LEGEND 51287x` _ SIIIky Ranch Specific Plan ;3 a+ _ ••••" SFR - one & two-story 603D14�' �¢ a'f. ' _ �}+ _ :i � ,.4 r. ��'Si""vim' s• � .i ac�Z ✓ N . �9 � t eZ 7. 85514ta 9 � �' 21 wJy_1 ..Pi.:omeuA�0 Specific Plan Boundary = Approved Subdivision Plat NORTH 0' 400' 800 100 Foot Radius 0 Wells {Registry ID Number labeled} M FILE NAME: ex ccnd 6x8 PUL-24.mxd 114 Mile Radius Washes SOURCE: Pima County GIS, 2013 Development Capability Report II -7 CRIIIIJIL II.U.J. CRIJLIIIV. LQIIU U, -I -C,- f \ '�`"...' .A. I�lr:. � f y;. \ �i � - � � P A .d"� .� rr _Kv'R '� 1�r rZk � `• yy { . ltPh The P eserve Mak Dove Mtn �..� Y • �� _ A?dy�y j" Dove Mountain Specific Plan rSFR ,one story �r F'rF r s 59 OD '.0- A,The Preserve at Dove Mtn, Dave Mountain Speci�ficPlarri��'' �t� �a �• + � 9" SFR,onestory'>�` d' The Preserve IV at Dove Mtn. it Dove Mountain S eeft Plan ' `. • ' f ; ' I1ji I� p e� 4 a _. iF i SFR one sto -Y J ,� yeti: n` +�«r . Encantada at w h r 47, RAC Dove Mountain 7.W 'A MFR -'tW0 S[Oryc' 'd1J 13 x + dC "y4e * RAF Vacant , c -r'ff 'r.� . s ;w �C,,634976,86$54, z:: Sky Ranch Specific Plan Open Space ti t}t�� n ,. ;g' -. vacant C Tangerine Ridge a � Pending Resi10"11 al r . � * Subdrvlslon� Vacant - Velvet Sky • ,� ' . „� t 74 mj �Reside6tlal iUnsubdivlded Subdivision ...SFR" one story . b 3 LEGEND 51287x` _ SIIIky Ranch Specific Plan ;3 a+ _ ••••" SFR - one & two-story 603D14�' �¢ a'f. ' _ �}+ _ :i � ,.4 r. ��'Si""vim' s• � .i ac�Z ✓ N . �9 � t eZ 7. 85514ta 9 � �' 21 wJy_1 ..Pi.:omeuA�0 Specific Plan Boundary = Approved Subdivision Plat NORTH 0' 400' 800 100 Foot Radius 0 Wells {Registry ID Number labeled} M FILE NAME: ex ccnd 6x8 PUL-24.mxd 114 Mile Radius Washes SOURCE: Pima County GIS, 2013 Development Capability Report II -7 Casa Sevilla Specific Plan C. Topography and Slope The elevations on the property range from approximately 2583 feet at the southwestern corner to approximately 2630 feet at the northeastern corner. An un -named wash enters the property along the northeast corner with flows under 500 CFS. Existing topography at 2' contour intervals is shown on Exhibit 11. C.1: Topography and Slope. 1. Hillside Conservation Areas There are no Hillside Conservation areas on the subject property. 2. Rock Outcrops There are no rock outcrops on the subject site. 3. Slopes of 15% or Greater There are only small areas adjacent and immediate to the washes that have 15% or greater slopes. The surface slope of the property is shown on Exhibit II.C.1: Topography and Slope. 4. Other Significant Topographic Features There are no other significant topographic features such as peaks or ridges on the project site. 5. Pre -Development Cross -Slope The average cross -slope of the property is approximately 5% from the northeast boundary of the site to the southwest corner. The pre -development cross slope calculation and values used are as follows: Cross -slope = (I x L x 0.0023) / A Where: I = contour interval (2') L = total length of contours (39,886') 0.0023 = conversion of "square feet" into "acres x 100" A = total site area in acres (34.65 AC) Development Capability Report II -8 Casa Sevilla Specific Plan Exhibit II.C.1: Topography and Slope LEGEND ' Specific Plan Boundary Adjacent Parcels 2' E=levation Contours 0 - 15% slopes 15-25% slopes - greater than 25%4 slopes NORTH 0' 200' 400' M - FILENAME: topo_slope_6x8_PUL-24.mxd SOURCE: Pima County GIS, 2013 Development Capability Report II -9 Casa Sevilla Specific Plan D. Hydrology, Water Resources and Drainage The following site hydrology information was analyzed and prepared by APEX Development Consultants, PC. All hydrology information is for illustrative purposes only and is subject to verification/modification via the drainage report with supporting calculations based on then existing and proposed conditions at the time of application. 1. Off -Site Watersheds The offsite drainage exhibit represents the offsite watersheds which fall towards the subject property. The watershed boundaries were obtained from the Pima County 2' contours based on the, Ruelas Canyon Quad #3287. Please see Exhibit II.D.1. Originating from the foothills of the Tortolita Mountains, upstream watersheds "Offl", and "OFF2" enter the site at CP1 and CP2 along the north side of the property under Tangerine Road through existing culverts. "OFFS" enters the site at the east property line at CP3. Watershed "OFF1" consists of 167 -acres and produces 573 cfs during the 100 —year storm event which enters the site through two existing 36" culverts. Watershed "OFF2" consists of 14.6 -acres and produces 103 cfs during the 100 -year storm event and enters the site through a single 36" culvert. OFF3 consists of 181 -acres and produces 583 cfs during the 100 -year storm event. This watershed enters through a dip section in Camino De Oeste. Q's were calculated using the Pima County Hydrologic Data calculator PC -Hydro Acreage of Upstream Off-site Watersheds with 100 -year Discharge Greater Than 100 CFS Table II.DA: Off -Site Watersheds Off -Site Calculated Flow (cfs) Drainage Area (Acres) OFF1 573 167 OFF2 103 14.6 OFF3 583 181 2. On -Site Hydrology a. On-site drainage flow conditions are characterized by: The onsite drainage exhibit represents the onsite watersheds. These watersheds are broken into five sub watersheds. ON1E is 1.3 acres and produces 8.8 cfs and discharges at CP 4 in sheet flow. ON2E is 20.9 acres and produces 147 cfs during the 100 year event. This watershed accepts flows from OFF1 at CP1 and OFF2 at CP2 and then passes these flows through to CP5 with a total OF 681 cfs of combined flow. ON3E is 8.7 acres and produces 61 cfs during the 100 year event. This watershed accepts flows from OFF3 at CP3 and passes these flows through to Development Capability Report II -10 Casa Sevilla Specific Plan CP7 with a total flow of 603 cfs. ON4E is 1.3 acres and produces 9.2 cfs in the 100 year event. This watershed discharges at CP6 in sheet flow. ONSE is 2.5 acres and produces 17 cfs during the 100 year event. This watershed discharges at CP7 in sheet flow. b. Federally Mapped Floodways and Floodplains: The property is located within FEMA Insurance Rate Map 04019C1065L. The site is affected by the FEMA AO -2 zone (with flood depths of 2' and velocities of 3 to 4 feet per second) within ON2E through a well incised channel. Please see Exhibit ll. D.3 c. 100 -Year Peak Discharge Exceeding 50 cfs: The peak discharge rates for both washes having a 100 -year event flow greater than 50 cfs are shown below: Table II.D.2.c: 100 Year Peak Discharge On-site Calculated Flow (cfs) Drainage Area (Acres) OWE E 8.8 1.3 ON2E 147 20.9 OWE 61 8.7 ON4E 9.2 1.3 ONSE 17 2.5 See Exhibit ll.D.2 3. Existing Drainage Conditions along Downstream Property Boundary The downstream drainage is a mixture of well incised channels and areas accepting sheet flow. CP5 and CP7 represent the channels with the largest discharge which is being passed through from OFF 1-3. In summary, the proposed development will not impact the existing on-site washes therefore allowing the upstream flows and the on-site flows to pass through the site without creating hazardous and detrimental flood conditions. Development Capability Report II -11 Ful a O) O 0 m >. tt^G1 'f O N 0 n r x w L7 U U L C) I o L) U 0 ' ll� C7, W W W W W N C 1 [r) f ct Un .D f- W 6 Z z O H W r1 W d tL a00000 UrLUUUrLiU W a W CA d W W U U U U L 0� a m o r• CO n Uo rb m cu co U .-; N 03 —; N 9 C6 '0 m 'D Q W W W W W N C 1 [r) f ct Un .D f- W 6 Z z O H W r1 W d tL a00000 UrLUUUrLiU W a N Go W W F Z 0 N Go W Casa Sevilla Specific Plan V_AIIIi II.Ll.J. rC1Y1F1 FIVVt PICI11 ''•`r-ri"'''3r,-k► #r �1-`,i9'�i�_lll' r S y t � lGt - • 1�. '� . K^ AW O fine ange •r Road 1.31 +� ti fir. �pt�,q y��,. 1 '. -x�,R slc s ,1�`�'MR,__„q�� + -�Q. `T,' -,e'► ..it r 1 ,� 1 -1 Ia �' 1 I 1 i Z 1 ! t #fid . 1 s°r1 �� ,• �� <: 1 �'� it d IN ♦ "� a�yi'. ,`� .y� _�,� v�".,�� �'4�r'.�j�' y � Com+ ARYL `� .�I�,�gaS+''�e � ►^- '� >�r -$34U 1 ` y �"� 'yr-� ;a ,� a• '..! U1*4 s `--'>•. ' -��-, -- s !:. y ��-. �s�'�{f �'yr va$A�&.t .. ' l� •� ° ., f z'� 'Jlei` , �� �9�p.i '� LEGEND Specific Plan Boundary NORTH 0' 150' 300' 100 -year FEMA Floodplain Limits FEMA Zone X (outside 100 -year flood limits) LIA FILE NAME: hydro_6x8_PUL-24.mxd Washes SOURCE: Pima County GIS, 2013 00 Development Capability Report II -14 Casa Sevilla Specific Plan E. Vegetation 1. Vegetative Communities and Associations On -Site The project site is located on the southern flank of the Tortolita Mountains on the Tortolita Fan and contains native vegetation that is typical of that found in the Arizona Sonoran Desert. The site drains from the northeast to the southwest and there are several well defined washes running through the property. The property occurs within the Arizona Upland subdivision of the Sonoran Desertscrub biotic community (Brown and Lowe 19801). Existing vegetation is categorized into two distinct communities; Palo Verde — Mixed Cacti, in the uplands, and Sonoran Riparian Scrub growing along the washes (Pima County GIS 2013). See Exhibit ILE.1.a: SDCP Vegetative Communities, Associations and Densities a. Arizona Upland Subdivision, Palo Verde -Mixed Cactus series: A Site Resource Inventory was completed in accordance with Town of Marana requirements (See Exhibit II.E.2). Existing upland vegetation across the property is diverse in vegetation species composition and structure. Dominant species on the property include foothill palo verde (Parkinsonia microphylla), creosotebush (Larrey tridentate), triangle -leaf bursage (Ambrosia deltoidea), burroweed (Isocoma tenuisecta), saguaro (Carnegiea gigantea), and a variety of other cacti. Smaller numbers of blue palo verde (Parkinsonia florida) and desert ironwood (Olneya tesota) trees are also present. Mature ironwoods were not noted on the property. The health of existing upland vegetation on site is generally good to fair. The saguaro age structure is healthy, with an undetermined number of saguaros as well some approximated to be over 30 -feet tall. Many of the upland trees are exhibiting signs of stress due to current drought conditions. This is evident in the extreme amounts of dead wood and infestation of mistletoe. b. Sonoran Riparian Scrub vegetation: Sonoran Riparian Scrub vegetation is associated with the washes running through the property. This community is dominated by mesquite trees (Prosopis velutina) and whitethorn acacia (Vachellia constricts), and includes other facultative riparian species, such as desert hackberry (Celtis pallida) and catclaw acacia (Senegalia greggii). The health of existing riparian vegetation on site is generally good. Growing along washes, this vegetation generally has access to higher groundwater than that found Brown, D.E., and C. Lowe, 1980. Biotic communities — Southwestern United States and Northwestern Mexico. Map. University of Utah Press. Salt Lake City, Utah. Development Capability Report II -15 Casa Sevilla Specific Plan in the uplands; therefore signs of drought stress, even though still present, are less prevalent. Exhibit II.E.3: Vegetation Densities, illustrates the extent of the two vegetative communities found on the Casa Sevilla property. Table II.E.1 presents a list of plants observed during a February 2013 site visit. Also observed, but not listed, were various bunch grasses and forbs. Table ILEA: Species list of plant species observed on site. SCIENTIFIC NAME COMMON NAME Ambrosia ambrosioides Canyon ragweed Ambrosia deltoidea Triangle -leaf bursa e Baccharis sarothroides Desert broom Carne iea gigantea Saguaro cactus Celtis pallida Desert hackberr Echinocereus sp. Hedgehog cactus Ferocactus wislizenii Barrel cactus Fouquieria splendens Ocotillo H menoclea salsola Cheeseweed Isocoma tenuisecta Burroweed Jatropha cardio h lla Limberbush Larrea tridentate Creosotebush Mammillaria microcarpa Pincushion cactus Olne a tesota Desert ironwood Opuntia engelmannii Prickly pear cactus Opuntia ful ida Chain fruit cholla Opuntia le tocaulis Christmas cholla Opuntia versicolor Staghorn cholla Parkinsonia micro h lla Foothills palo verde Parkinsonia florida Blue palo verde Proso is velutina Velvet mesquite Sene alis greggii Catclaw acacia Vachellia constricts White thorn acacia Zizi hus obtusifolia Gra thorn 2. Significant Cacti and Groups of Trees The saguaro population appears to have a stable age structure, with many young plants scattered throughout the site, as well as plants well over 30 feet in height, although the saguaro population on the property is typical for the area. No unusual groups of trees were noted on the property. Development Capability Report II -16 Casa Sevilla Specific Plan 3. Special -Status Plant Species The U.S. Fish and Wildlife Service (USFWS) identifies five plant species in Pima County that have protection under the Endangered Species Act (ESA) (Table II.E.2)2 . None of these species are expected to occur on the property. In addition, the Arizona Game and Fish Department's (AGFD) Heritage Data Management System (HDMS) was accessed via their On-line Environmental Review Tool, to locate records of occurrence within 3 miles of the property for these species. The HDMS also includes records for numerous other species that do not have ESA protection (special -status species), and of lands of environmental concern, such as critical habitat for species with ESA protection and wildlife linkage corridors. The HDMS does not include records for any plant species with ESA protection (Table II.E.3). The summary page from the HDMS review has been included as Exhibit: II.F.1: AGFD Online Environmental Review. The HDMS does identify one special -status species within 3 miles of the property; the Tumamoc globeberry (Tumamoca macdougalii). The species is salvage restricted under the Arizona Native Plant Law. Marana's draft Habitat Conservation Plan (HCP) does not include any plant species to consider. Table II.E.3.a: USFWS List of Plant Species for Pima County Common Name Scientific Name ESA Status Plants Acuna cactus Echinomastus erectocentrus var. Proposed Endangered acunensis) Gooding's onion Allium gooddingii) Conservation Agreement Huachuca water umbel Lilaeopsis schaffneriana ssp. Endangered recurva) Kearney's blue star Amsonia kearneyana) Endangered Pima pineapple cactus Coryphantha scheeri var. Endangered robustispina ) Nichol Turk's head cactus Echinocactus horizonthalonius Endangered var. nicholii) 2 http://www.fws.gov/southwest/es/arizona/Documents/County Lists/Pima.pdf 001110 Development Capability Report II -17 Casa Sevilla Specific Plan Table II.E.3.b: Special Status Species Common Name Scientific Name FWS USFS BLM State Aquila chrysaetos Golden Eagle BGA S Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy- owl SC S S WSC Tumamoca macdou alii Tumamoc Globeberry S S SR Source: Arizona State Game and Fish Department Definitions: FWS (U.S. Fish and Wildlife Service), USFS (U.S. Forest Service), BLM (U.S. Bureau of Land Management), State (Arizona Department of Agriculture), BGA (Bald and Golden Eagle Protection Act), SC (Species of Concern), S (Sensitive; those occurring on National Forests in Arizona which are considered sensitive by the Regional Forests), SR (Salvage Restricted: collection only with permit.), WSC (Wildlife of Special Concern in Arizona). Species whose occurrence in Arizona is or may be in jeopardy, or with known or perceived threats or population declines, as described by the Arizona Game and Fish Department's listing of Wildlife of Special Concern in Arizona (WSCA) 4. Vegetative Densities by Percentage of Plant Cover The Pima County GIS (2013) categorizes the upland, Palo Verde — Mixed Cactus vegetation on the property as medium density, and the Sonoran Riparian Scrub vegetation along the washes as high density. See Exhibit ll. E. 3: Vegetation Densities. (58 Development Capability Report II -18 Casa Sevilla Specific Plan LEGEND Vegetation Pima County Special Elements Specific Plan —'� Boundary Agriculture I Developed I "°�J Palo Verde -Mixed Cacti Parcels Sonoran Desertscrub �`�i Sonoran Riparian Scrub NORTH 0, 150' 300' n, rMM%..Pw00�9 ,I ._%I FILE NAME'. Vegetation_6xB_PUL-24. mxd SOURCE, Pima County GIS, 20t3 Development Capability Report II -19 0 a z rt ; 2 P E yg m WsZ§T 8« z °'_ $nzao fig � g Hon„&$Awmo w Ee9 vae °m`n @tffi EffiE$ °a F�$a B�gF�gg �g rc� �� edfr 9 o _ ���_a a us,'s m j3B�� da tos rc-n �� mT = 0 Casa Sevilla Specific Plan LEGEND Specific Plan Boundary Medium Density Parcels EM High Density NORTH 0' 150' 300' FILE NAME, veg_dens_6x8_PUL-24.mxd SOURCE: Pima County CIS, 2013 438 Development Capability Report II -21 Casa Sevilla Specific Plan F. Wildlife 1. Presence of Threatened or Endangered Species The U.S. Fish and Wildlife Service (USFWS) identifies 12 animal species in Pima County that have protection under the Endangered Species Act (ESA) (Table II.F.1: USFWS List of Wildlife Species for Pima County)3. While a detailed analysis was not conducted for the potential of these species to occur on the property, from past experience on projects in this area, only one of those 12 species is expected to have reasonable potential to occur on the property. The lesser long -nosed bat (Leptonycteris curasoae yerbabuenae), listed endangered, may forage on saguaros at the property.The Sonoran desert tortoise (Gopherus morafkai) is a candidate for ESA protection. This species is a resident of the nearby Tortolita Mountains and is known to wander down the Tortolita Fan. There is potential for desert tortoises to use the property, although likely on an irregular basis. Marana's draft HCP includes six species with no status under the ESA that are not on the USFWS list for Pima County (Table II5.1). This document does not consider the potential for those species to occur on the property beyond review of the draft HCP maps depicting modeled habitat for those species. Modeled habitat is not depicting the property for any of the six species. 3 http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf Development Capability Report II -22 Casa Sevilla Specific Plan Table II1.1: USFWS List of Wildlife Species for Pima County Common Name I Scientific Name I ESA Status I Marana Draft HCP Status Invertebrates Rosemont talussnail Sonorella rosemontensis Candidate Not Covered San Xavier talussnail Sonorella eremita Conservation Agreement Not Covered Talussnail Sonorella spp. None Covered Fish Desert pupfish Cyprinodon macularius Endangered Not Covered Gila chub Gila intermedia Endangered Not Covered Gila topminnow Poeciliopsis occidentalis occidentalis Endangered Not Covered Reptiles Ground snake (valley form) Sonora semiannulata None Covered Northern Mexican gartersnake Thamnophis eques megalops Candidate Covered Sonoran desert tortoise Gopherus morafkai Candidate Covered Sonoyta mud turtle Kinosternon sonodense longifemorale Candidate Not Covered Tucson shovel -nosed snake Chionactis occipitalis klaubed Candidate Covered Amphibians Lowland leopard frog Lithobates [Rana] yavapaiensis None Covered Chiricahua leopard frog Lithobates [Rana] chiricahuensis Threatened Not Covered Birds American Peregrine Falcon Falco peregrinus anatum Delisted Not Covered Cactus ferruginous pygmy -owl Glaucidium brasilianum cactorum Delisted Covered California least tern Sterna antillarum brown Endangered Not Covered Masked bobwhite Colinus virginianus ridgwayi Endangered Not Covered Mexican spotted owl Strix occidentalis lucida Threatened Not Covered Southwestern willow flycatcher Empidonax traillii extimus Endangered Covered Western Burrowing Owl Athene cunicularia hypugaea None Covered Yellow -billed cuckoo Coccyzus americanus Candidate Covered Mammals Jaguar Panther onca Endangered Not Covered Lesser long -nosed bat Leptonycteris curasoae yerbabuenae Endangered Covered Merriam's mesquite mouse Peromyscus merriami None Covered Ocelot Leopardus pardalis Endangered Not Covered Pale Townsend's big -eared bat Corynorhinus townsendii pallescens None Covered Sonoran Pronghorn Antilocapra americana sonodensis Endangered Not Covered Development Capability Report II -23 Casa Sevilla Specific Plan 2. High Densities of a Given Species There is no evidence that unusually high densities of any wildlife species occur on the property. 3. Aquatic or Riparian Ecosystems Washes that flow only in response to storm events cross the property: one in the southeast corner, and another near the west edge, with a smaller tributary joining from the northeast. The higher density of vegetation along these washes may support a higher density and diversity of wildlife. The vegetation density along the washes does not appear particularly high for xeroriparian vegetation, and is generally restricted to a narrow band along the wash edges, so the effect on wildlife density and diversity is expected to be moderate. 4. Arizona Game and Fish Department Environmental Review In support of this analysis, the Arizona Game and Fish Department (AGFD) Heritage Data Management System (HDMS) was accessed via AGFD's On-line Environmental Review Tool, to locate records of special -status species occurrence within 3 miles of the property. In addition to including species with ESA protection, the HDMS includes records for numerous species that do not have ESA protection, and of lands of environmental concern, such as critical habitat for species with ESA protection and wildlife linkage corridors. The HDMS does not include records of occurrence within 3 miles of the property for any wildlife species with ESA protection (Table I I.F.1). The summary page from the HDMS review has been included as Exhibit. II.F.1: AGFD Online Environmental Review. The HDMS includes records for two species that do not have ESA protection: the golden eagle (Aquila chrysaetos), which has federal protection under the Bald and Golden Eagle Protection Act, and the cactus ferruginous pygmy -owl (Glaucidium brasilianum cactorum), which used to be designated endangered by the USFWS, but lost ESA protection in 2008. As with most bird species in the United States, both of these species receive the protections provided by the Migratory Bird Treaty Act. There is no potential for the golden eagle to nest on the property, and little potential for it to forage on the property, but habitat on the property is potentially suitable for the pygmy -owl. Development Capability Report II -24 f�— 9 LO N CD 4S d) pCp p +6 g SSS CD CJ 4 f� yyyy +� CD ym Mfin i u 0 c IQ -BU fln f�— 9 LO N CD 4S d) pCp p +6 g SSS CD CJ 4 f� yyyy +� CD ym Mfin in 0 c IQ -BU fln f�— 9 LO N Casa Sevilla Specific Plan G. Soils and Geology 1. Soils The information provided in this section is based on best data available from the Soil Survey for Pima County, Arizona, Eastern Part, 1999 and generalized soil maps based on Soil Survey data available through Pima County Department of Transportation. According to these sources, the site contains one soil type, Palo Verdes -Jaynes Complex, 2 to 8 percent slopes. The Palo Verdes -Jaynes Complex soil type is generally composed of a gravelly sandy loam substance. This soil is well drained, and is compatible with development, given the proper engineering design. Specific structural considerations will be addressed during the development permitting process. Exhibit Il. G.1 shows soils associations within the project area. The following descriptions from the United States Department of Agriculture Natural Resources Conservation Service (NRCS) Soil Survey for Pima County provide information about the characteristics of each soil. Development Capability Report II -26 Casa Sevilla Specific Plan Exhibit II.G.1: Soil Associations LEGEND Specific Plan Boundary 0 Parcels NORTH a' 150' 300' MP= mmmmol FILE NAME: soils _BxB_PUL-24.mxd SOURCE: Pima County GIS, 2013 Development Capability Report II -27 Casa Sevilla Specific Plan H. Viewsheds 1. Viewsheds Onto and Across the Site The Casa Sevilla project area is located in a developing area within the Town of Marana limits. Residential developments exist north, south and east of the site. Topography within the project area is gently sloping to the southwest. There are no steep hills or significant topographic features on the site. The general landscape is dominated by natural desert upland vegetation with two braided washes, varying in width from 6-20 feet, crossing the project area. Viewsheds onto and across the site are dominated by mature native trees, cacti, and shrubs. Views of the middle ground are partially obstructed by vegetation in the foreground. Views of the background (greater than eight miles) include the Tortolita, Tucson, and Catalina Mountains. See Exhibit 11. H. 1. a: Photo Key Map and Exhibit 11. H. 1. b: Site Photos. 2. Area of High Visibility from Adjacent Off -Site Uses The areas of high visibility from adjacent off-site uses are mainly along the boundaries. The main areas of high off-site visibility are along the northern boundary when travelling Tangerine Road. Tangerine Road is slightly higher than the elevation of the site and therefore you can see along the site frontage. The topographical changes along the southern half of the site prohibit high visibility with the exception of the immediate site property lines. The native trees and topography changes significantly reduce views across the site. See Exhibit Il. H. 2: Visibility. Development Capability Report II -28 Casa Sevilla Specific Plan LEGEND Specific Plan Boundary r;))l- Photo ID & location photo was taken NORTH 0, 300' 600' i t FILE NAME: PhotoKeyMap_6K8_HSL-16mxd SOURCE: Pima County DOT GIS, 2012 Development Capability Report II -29 Photo 1: View looking east onto the site from the middle of the western property boundary. Casa Sevilla Specific Plan Exhibit II.H.1.b: Site Photos Photo 2: View from the eastern boundary looking west across the site. Photo 3: View looking north at the Encantada at Photo 4: View looking east from the northeast corner Dove Mountain from the northeast corner of the site. of the site. Photo 5: View looking northeast at a wash from the southwest corner of the site. Photo 6: View looking south at a large wash crossing located towards the northeast corner of the site. Development Capability Report II -30 Casa Sevilla Specific Plan Exhibit II.H.1.b: Site Photos, continued Photo 7: View looking southwest from the southeast Photo 8: View looking north from the northwest corner of the site. corner of the site. (53 Development Capability Report II -31 Tangerine Road L -i 2 Casa Sevilla Specific Plan txnlDlt II.n.L: VISIDII LEGEND Visibility M1 Specific Plan Boundary High NORTH 0' 200' 400' � r Medium 0 Low FILE NAME: visibility_6x8_PUL-24.mxd SOURCE: Pima County GIS, 2013 Development Capability Report II -32 Casa Sevilla Specific Plan I. Traffic Circulation and Road System A Casa Sevilla Traffic Impact Study by EPS Group, Inc. has been submitted under separate cover. 1. Existing and Proposed Off -Site Streets Tangerine Road is adjacent to the northern boundary of the project area. Both Migitty Lane and Camino De Oeste intersect Tangerine Road, providing access to the site from the west and east, respectively. No off-site roads are proposed as a part of this project. Existing roadways within the project area are shown on Exhibit 11.1.1: Traffic. Tangerine Road — State Route 989 Tangerine Road is a 2 -lane highway principal arterial with a variable right-of-way (R -O -W) expanding to 250' in front of the site. It is understood that Tangerine Road is scheduled to be improved to a 4-6 lane facility with a 350'-400' R -O -W. As a result, the developer shall also dedicate, or cause to have dedicated, 75' additional R -O -W along the northern property line to meet the future 350'-400' R -O -W for Tangerine Road. The posted speed limit is 50 MPH. The current average daily trip (ADT) generation is approximately 14,600 with a projected ADT of 30,200 in the year 2040. It would be expected that the Arizona Department of Transportation would have already evaluated future development immediate to the proposed site, and therefore, would have accounted for the impact associated with the site. It is anticipated that no additional studies are necessary. Migitty Lane Migitty Lane is a 60' R -O -W with a 2 -lane dirt road section. No access is proposed to Migitty Lane; however, in the event that Migitty Lane is used for access to the development, it shall be designed and built to the Town's Local Street standard as per the Town of Marana Subdivision Street Standards Manual. The roadway shall have sidewalk on the east side of the roadway and be built to a point just south of any proposed access point or lot property line. Camino De Oeste Camino De Oeste to the north of Tangerine Road is a 2 -lane street with a 150' right- of-way. South of Tangerine Road, Camino De Oeste is a dirt road with a planned 150' right-of-way starting south of Camino De Manana. It shall be designed and built to the Town's Local Street standards as per the Town of Marana Subdivision Street Standards Manual. Camino De Oeste will require sidewalk on the west side only and will need to be built to a point just south of the proposed entrance. Development Capability Report II -33 LO a 17 Qi MM0 W rm o Tangerine Roac I 1L i 1 Town of Marana ` Pima County (250/350=400) Casa Sevilla Specific Plan Exhibit 11.1.1: Traffic r Town of Marana I Pima County LEGEND Specific Plan Boundary Bicycle Routes wome 0' 1000' 2000' 1 One -Mile Radius Bus Routes (Sun Tran) M Jurisdictional Boundary • Bus Stops FILENAME: traffic 8x8 PUL-24.mxd (1501150) Existing/Future Right -of -Way SOURCE: Pima County GIS, 2013 Development Capability Report II -34 o N ` J � a m d ea a 0 0 s LO LO tV ` d O 1 0 0 U r Town of Marana I Pima County LEGEND Specific Plan Boundary Bicycle Routes wome 0' 1000' 2000' 1 One -Mile Radius Bus Routes (Sun Tran) M Jurisdictional Boundary • Bus Stops FILENAME: traffic 8x8 PUL-24.mxd (1501150) Existing/Future Right -of -Way SOURCE: Pima County GIS, 2013 Development Capability Report II -34 Casa Sevilla Specific Plan 2. Existing Access and Rights -of -Way A roadway inventory was conducted to obtain the following information: ■ Existing and Proposed Right -of -Way; ■ Whether or not said widths conform to minimum requirements; ■ Ownership; ■ Whether or not rights-of-way jog or are continuous; ■ Number of travel lanes and theoretical capacity and design speed for existing roads; ■ Present average daily traffic for existing streets; and ■ Based on a preliminary visual assessment, a description of the surface conditions of existing roadways providing access to the site: Table 11.1.2: Roadway Inventory Source: Pima Association of Governments (PAG), Town of Marana General Plan, and Site Visit — 3.11.13 Development Capability Report II -35 Camino Twin DoveMigitty Tangerine Thornydale Camino De Peaks Mountain Road Road De Oeste Lane Manana Road Boulevard Major Routes Minor Minor Major Minor Arterial Arterial Arterial Classification Collector Collector Collector Collector Existing R.O.W. 250 150 60 60-150 150 150 60 (Feet) Future R.O.W. 350-400 150 60 150 150 150 60 Feet Current Number of Lanes 2(4-6) 2 2 2 4 4 2 (proposed) Speed Limit 50 30-45 35 35 45 40 25 Ownership Marana Marana Marana Marana Marana Marana Marana 14,600 9,000 1,000 10,000 ADT (Source, Not Not Not (EPS, (PAG, (PAG, (PAG, Year) Available Available Available 2013 2010 2010 2010 Capacity (Florida Dept. of 15,600 15,600 15,600 15,600 32,900 32,900 15,600 Transportation, 2002) Conforms to Width No Yes Yes No Yes Yes Yes Standards Surface Paved Paved Paved Paved/Dirt Paved Paved Dirt Conditions Source: Pima Association of Governments (PAG), Town of Marana General Plan, and Site Visit — 3.11.13 Development Capability Report II -35 Casa Sevilla Specific Plan 3. Roadway Improvements There are four projects listed in the adopted 2040 Pima Association of Governments Regional Transportation Plan (PAG RTP) within the project area. One project is for improvements to Camino De Manana, which has recently been completed, while the remaining three are for the Tangerine Road Corridor. These projects are: • Camino De Manana/Dove Mountain Extension - Interstate 10 to Tangerine Road, Widen roadway to 4 -lanes , add bike lanes and drainage, Early Timeframe (2010-2020), Marana, $26,480,000 - COMPLETED • SR 989: Tangerine Parkway #1 - Interstate 10 to Dove Mountain Boulevard, Add frontage roads and Grade Separated Intersections, Early Timeframe (2010-2020), Marana, $18,812,000 • SR 989: Tangerine Parkway #2 - Dove Mountain Boulevard to Thornydale Road, Add frontage roads and Grade Separated Intersections, Middle Timeframe (2020-2030), Marana, $14,300,000 • SR: 989: Tangerine Road - Interstate 10 to La Canada Drive, Widen to 4 -lane roadway, bike lanes and drainage, Early Timeframe (2010-2020), Multiple Sponsors, $74,215,000 4. Existing and Proposed Intersections on Arterials within One Mile and Most Likely to be Used by Traffic from this Site Tangerine Road at Camino De Oeste will be used by vehicles generated by the project. From there, traffic is expected to be distributed 50% west along Tangerine Road and 50% east along Tangerine Road. 5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial Streets, Parks and Schools Four of the project area roads that are within one mile of the project site are designated on the Tucson Bike Map as bike routes. Tangerine Road has a bike route with a striped shoulder and connects to bike routes on Dove Mountain Boulevard, Twin Peaks Road, Camino De Manana and Thornydale Road. There are no sidewalks adjacent to the project area. Development Capability Report II -36 Casa Sevilla Specific Plan J. Recreation and Trails 1. Open Space, Recreation Facilities, Parks and Trails As shown in Exhibit II.J.1, there is one park, Dove Mountain Neighborhood Park, within one mile of the project site. The Tortolita State Land Reform Addition is a proposal to set aside 12,470 additional acres of park land between the Tortolita Mountains and the Central Arizona Project (CAP), west of the project area. According to the Town of Marana's Comprehensive Parks, Trails and Open Space Master Plan, there is one existing trail, Villages Walking Path, within one mile of the project site and a completed portion of a greenway along Tangerine Road west of Dove Mountain Boulevard. There are two proposed greenway trails along Camino De Manana and Tangerine Road east of Dove Mountain Boulevard. Additional unpaved trails are planned for Thornydale Road, Potvin Lane, and Twin Peaks Road as well as the Preserve Walking Path which traverses through the Preserve at Dove Mountain residential subdivision. Both the Villages Walking Path and Preserve Walking Path, located northwest of the site, are unpaved trails. Development Capability Report II -37 TA ry - i m • • • CI � • 1 • a / •� • /Dove Mountain • N@ighborhood Park ' 6.25 acres • • • • m m m • j (Tangerine Road L) I-— — — — — — — j —— —— �Tortolitae c° /_, State '� Land Reform Addition 12,470 acres c r I I Town of Marana Pima County I s; � I ------- _------------------- : ,f f J f t r *016••••••••,I *oft••••••• Casa Sevilla Specific Plan Exhibit 1111.11: Recreation and Schools r M1pe m Town of Marana Pima County / • • • • # Potvin Lane LEGEND Specific Plan Boundary JMW Existing Parks Existing Greenway E 1 One -Mile Radius ®Proposed Parks p y 0' 000• 2000 Proposed Greenway M rM MMMMM Q Jurisdictional Boundary • • • Existing Trails FILE NAME: 9chools_rec_6x8_PUL-24.mxd Marana Unified School District • • • Proposed Trails SOURCE: Pima County GIS, 2013 Development Capability Report II -38 Casa Sevilla Specific Plan K. Cultural Resources 1. Location of Resources On -Site On August 3, 2003, SWCA, Inc., Environmental Consultants conducted a Class III archaeological survey of approximately 23.5 -acres of privately held land southwest of the intersection of Tangerine Road and Camino De Oeste, west of Interstate 10. This work was completed under contract with T -K Engineering & Design Group, Inc. The survey was conducted in compliance with the Town of Marana's regulations concerning cultural resources to determine whether any historical properties exist that may be adversely affected by the proposed residential development of the parcel. The archaeological survey of the property resulted in the finding of one archaeological site AZAA 12:931 (ASM) and one isolated occurrence. The archaeological site is a light scatter of Hohokam artifacts (plain ware sherds and flaked stone) that likely represents a briefly used resource procurement locale. No evidence for resource processing (e.g. thermal features, fire -cracked rock, ground stone) was noted. The site is located on an eroded Pleistocene -age piedmont surface where the potential for intact subsurface cultural deposits is very low. Additional archaeological investigation of the site is not likely to produce information meaningful to our understanding of the Hohokam occupation of the region. SWCA recommends no additional archaeological investigations prior to the issuance of a grading permit and the development of the parcel. Although the proposed undertaking is non-federal, SWCA, nevertheless, recommends that the proposed development of the property should result in no effect on historic properties listed on or eligible for the National Register of Historic Places. Development Capability Report II -39 Casa Sevilla Specific Plan L. Existing Infrastructure and Public Facilities 1. Sewer The project site is tributary to the Ina Road Wastewater Reclamation Facility. A 15" gravity main sewer line, G-89-76, connects to the project site from the east along Camino De Oeste. A Sewer Service Agreement will be needed prior to development, see Exhibit II.L.1.a: Existing Sewer Facilities and Exhibit L.1.b: Wastewater Capacity Response. 2. Fire Service The entire project site is currently outside of all fire districts. The Northwest Fire District serves immediately adjacent areas to the east, west and north of the site. In order to adhere to the Town of Marana's 2010 General Plan, the project area will be annexed into the Northwest Fire District. As depicted in Exhibit II1.2: Fire Service, the nearest fire station (Northwest Fire District Station #339) is located at 12095 N. Thornydale Road, less than a mile east of the project site. Development Capability Report II -40 Tangerine Road m I i LEGEND Casa Sevilla Specific Plan U-A111UIL II.L. I.Q. C1CIaL1111J, 0CWC1 17Q6111LIC: #5213-47 C #5213-46 T I` 1 � V T#5213-45 #5213-41� .-f I Specific Plan Boundary NORTH 0' 250' 500' d Manhole j Sewer Network FILE NAME: utilities _6xB_PUL-24.mxd SOURCE: Pima County GIS. 2013 Development Capability Report 1141 Casa Sevilla Specific Plan Exhibit ILLA.b: Wastewater Capacity Response Pima County Regional Wastewater Reclamation Department 201 N. Stone Ave., 8t' Floor Jackson Jenkins Tucson. Arizona 85701 Website: Director (520) 740-6500 http.11www.pima,govlwwm March 4, 2013 Derek Roberts Apex Development Consultants 2141 N. Alvernon Way, Suite C Tucson, AZ 85712 Sewerage Capacity Investigation No. 13-030 Type I RE: Casa Sevilla, 71 Residential Lots on Parcel # 216-01-001 E. Estimated Flow 15,336 gpd (ADWF). Greetings: The above referenced project is tributary to the Ina Road Wastewater Reclamation Facility via the Canada del Oro Interceptor. While capacity is currently available for this project in the 15 -inch public sewer G-89-76 (downstream from manhole 5213-45), a portion of this parcel cannot be served by gravity sewer. The owner/developer would need to design, construct, operate and maintain a lift station to serve that portion of the property. This letter is not a reservation or commitment of treatment or conveyance capacity for this project. It is an analysis of the system as of this date and valid for one year. Allocation of capacity is made by the Type III Capacity Response. Note: Conditions within the public sewer system constantly change. An update to this letter must be obtained to verify that capacity exists in the downstream public sewer system just prior to submitting the development plan or subdivision plat for review and approval. If further Information is needed, please feel free to contact us at (520) 740-6534. Respec lly, 4en yen yoc P.E. PCRWR Planning Section MH*s c: T12, R12, Sec. 01 88 Development Capability Report II -42 / Casa Sevilla Specific Plan Exhibit II.L.2: Fire Service i r ,f Moore Road 3 m o - 0 1O > E Tangerine Road - -z-c� rrl rl� 1J I I o Oeo I I N a� 1 Y G w -I c _rn 0 Town of Marana Pima County I 1�i it LEGEND / � I Town of Marana mac, I - _-Pima Count! 1 III / VII V I I V I i - . Fire Stations Parcels NORTH 6' 1,000' 2,000' Specific Plan Boundary Jurisdiction Boundary L 1 r One -Mile Radius Northwest Fire District FILENAME, PUL-24_pubI[c_facIIWes.mxd SOURCE: Pima CountyG15, 2013 Development Capability Report 1143 Casa Sevilla Specific Plan 3. Water The project site is located outside the Town of Marana Water Department Water Service Area. In accordance with the Town of Marana's General Plan, the Town has entered into an Intergovernmental Agreement with Tucson Water to allow the property to receive water service from Tucson Water. Please see the Town of Marana's Letter -of -Consent for Tucson Water to provide water service to the Casa Sevilla property, Exhibit II.L.3.a: Water and Exhibit II.L.3.b: Water Service Letter. As shown on Exhibit 11.8.2 Existing Land Uses, there are no wells located on the site or within 100 -feet of the site. 4. Schools There are no schools located within one mile of the project site. See Exhibit II.J.1: Recreation and Schools. The nearest school, Casas Christian School, is a K-8 private Christian charter school approximately 3.1 miles southeast of the site at 10801 North La Cholla Boulevard. The nearest public schools in the Marana Unified School District are Mountain View High School, approximately 3.15 miles south-southeast of the site at 3901 West Linda Vista Boulevard, Ironwood Elementary School, approximately 3.5 miles southeast of the site at 3300 West Freer Drive, DeGrazia Elementary School, approximately 3.5 miles south-southwest of the site at 5051 West Overton Road and Tortolita Middle School, approximately 4.1 miles south of the site at 4101 West Hardy Road. Table II.L.4: School Capacities & Enrollments School School Capacity Current Enrollment (2012-2013) Mountain View High School 1900-2200 1760 Tortolita Middle School 1100 960 Ironwood Elementary School 1100 740 DeGrazia Elementary School 1100 550 Development Capability Report II -44 Casa Sevilla Specific Plan 5. Private Utilities Electricity, natural gas, telecommunications and cable services will be extended to the project site at the time of development through agreements with individual utility companies. The following utility companies currently serve this area: Electricity: Trico Electric Cooperative Natural Gas: Southwest Gas Corporation Telephone: Century Link Cable: Comcast Development Capability Report II -45 MARANA . w/I\ SOWN OF MARANA UTILITIES DEPARTMENT February 12, 2013 Scott Schladweiler, P.E. Tucson Water, New Development P.O, Box 2 72 10 Tucson, Az 85726 Casa Sevilla Specific Plan Exhibit II1.1a: Water RE: Letter of Consent for Water Service to Casa Sevilla, APN: 21601001E (34.5 acres) Dear Mr. Schladweiler, The Town of Marana has received a copy of your letter to Derek Roberts, dated January 25, 2013 (attached) which addresses Water Availability for the Casa Sevilla project located on the southwest corer of Camino de Oeste and Tangerine roads. As you described in your letter, the subject property is located in an area that was previously identified as Marana's intended Water Service Area in discussions between Tucson Water and the Town. To ensure that areas of the Town such as this will continue to develop per the Town of Marana's General Plan, the Town has executed an Intergovernmcntal Agreement with Tucson Water which will allow the property to receive water service from Tueson Water. In order to provide service to this property there may be additional fees and charges to cover the Town's cost of providing water resources to Tucson Water based on the quantity of water used at each connection. These water resource charges would be beyond current Tucson Water charges. Said fees would be charged by either Tucson Water or the 'Town of Marana. This notice is being provided to you so you can disclose this to any potential water user. Therefore, pursuant to the above mentioned IGA, and the adopted City of Tucson policy which states that new customers in another jurisdiction require the consent of tbatjurisdiction, please consider this the Town of Marana's Lctter-of-Conseut for Tucson Water to provide water service to the Casa Sevilla property. If you have any questions please feel free to contact me at (520) 382-2570. Sincerely, John Kmiec Utilities Director Cc: Glenn Phillips, Marana Derek Roberts, Apex Development Consultants, P.C. 5100 W. Ina Rd Tucson, Arizona 85743-9746 ■ Phone: (520) 382-2570 ■ Fax: (520) 382-2590 Development Capability Report II -46 Casa Sevilla Specific Plan Exhibit II.L.3.b: Water Service Letter March 22, 2013 Apex Development Consultants, F, C, HUM 2141 N Alvemon Way, Suite C CITY OF Tucson, AZ 85712 TUCSON Attn: Derek M. Roberts TucscN W.arui DEPARTMENT SUBJECT: Water Availability for project: Casa Sevilla, APN: 21601001E, Case #: NIA, T- 1.2, R-12, SEC -01, Lots: 9999, Location Code: MAR, Total Area: 34.5ac, Zoning: WATER SUPPLY Tucson Water will provide water service to this project based on the subject zoning of the above parcels. 'Tucson Water has an assured water supply (AWS) designation from the State of Arizona Department of Water Resources (ADWR). An AWS designation means Tucson Water has met the criteria established by ADWR for demonstration of a 100 -year water supply — it does not mean that water service is currently available to the subject project. WATER SERVICE The approval of water meter applications is subject to the current availability of water service at the time an application is received, The developer shall be required to submit a water master plan identifying, but not limited to: 1) Water Use; 2) Fire Flow Requirements; 3) Offsite/Onsite Water Facilities; 4) Loops and Proposed Connection Points to Existing Water System; and 5) Easements/Common Areas. Any specific area plan fees, protected main/facility fees and/or other needed facilities' cost, are to be paid by the developer. If the existing water system is not calxrble of meeting the recprirements of the proposed development, the developer shall be financially responsible for modifying or enhancing the existing watersystem to meet those needs. This letter shall be null and void two years froth the date of issuance. Issuance of this letter is not to be construed as agency approval of it water plan or as containing construction review comments relative to conflicts with existing water lines and the proposed development. If you have any questions, please call New Development at 791-4718. Sincer Scott Schladweiler, P.E. Engineering Manager Tucson Water Department SS:mg am CC:File NEW DEVELOPMENT • P.O. BOX 272 10 • TUCSON, AZ 85726-7210 (520) 79 1 -471 B • FAX (520) 791-2501 • TTY (520) 791-2639 • wwtiv.cityortucson.org Development Capability Report II -47 Casa Sevilla Specific Plan M. McHarg Composite Map Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map, displayed as Exhibit II.M.1. The purpose of the McHarg Composite Map is to highlight areas that are available for development. Refer to Section III Development Plan for more information on how the site plan responds to the site's physical constraints. Development Capability Report II -48 Casa Sevilla Specific Plan Exhibit II.M.1: McHarg Composite Map LEGEND J Site Boundary — — Erosion Hazard Set Back 2' Elevation Contour 100 Year Flood Plain °a IRA Slope (15-25%) FEMA Zone AQ Slope (>25%) NORTH d' 15d' 30d' Visibility (Moderate) Visibility (High) rIILEENAME: MCHARG-BASE.DWG18.5X6.5PT Dirt Road L,� Palo Verde - Mixed Cacti Sonoran Desertscrub � Sonoran Riparian Scrub Development Capability Report II -49 FZ F .Pd Arw Aq 10,10 Ll LEGEND J Site Boundary — — Erosion Hazard Set Back 2' Elevation Contour 100 Year Flood Plain °a IRA Slope (15-25%) FEMA Zone AQ Slope (>25%) NORTH d' 15d' 30d' Visibility (Moderate) Visibility (High) rIILEENAME: MCHARG-BASE.DWG18.5X6.5PT Dirt Road L,� Palo Verde - Mixed Cacti Sonoran Desertscrub � Sonoran Riparian Scrub Development Capability Report II -49 a� Casa Sevilla Specific Plan A. Purpose and Intent The Casa Sevilla Specific Plan establishes the framework for the development of a 34.65 - acre residential community within the Town of Marana, Pima County, Arizona. The Specific Plan provides a method for applying standards and guidance to ensure that this development meets the needs of the community while appropriately responding to and considering adopted plans, adjacent development, the environment and site-specific conditions. This Development Plan responds to the site analysis, technical research, and community values through the use of regulations or controls to resolve any potential development -related issues. Once approved, the Specific Plan describes the planning considerations for parcels, imposes controls on the development of such parcels and is detailed accordingly in the final plat. The boundaries of this Specific Plan are shown on Exhibit 111.D.1. B. Relationship to Adopted Plans 1. Marana General Plan The proposed Specific Plan will conform to the Town of Marana General Plan and the recommendations set forth by regulatory agencies involved in permitting. Casa Sevilla is located within the Planning Area boundary of the Town's General Plan. Designed to help meet the current and future needs of the Town, the Specific Plan establishes goals and polices that are in line with the Town's General Plan and Strategic Plan. The Casa Sevilla Specific Plan is in agreement with the overall General Plan, including the following highlighted goals, policies and actions: General Plan Goal, Land Use and Growth Element: Adopt sustainable development as a unifying goal to secure Marana's future Marana's quality of life must be sustained for many generations to come. This can be accomplished through the preservation of open space and natural resources that provide valuable scenic and recreational amenities to residents in the community. Often this means protecting native plant species, especially in areas of denser riparian habitat. Safeguarding the community's natural resources also plays a vital role in minimizing urban heat island effect and promoting water conservation and land stewardship. General Plan Policy: Preserve and protect our natural resources in order to promote a sustainable community. General Plan Action: Preserve the Sonoran Desert character by evaluating appropriate site disturbance standards and preserving native plants. General Plan Action: Provide opportunities for both onsite and offsite riparian habitat restoration. Development Plan III -2 Casa Sevilla Specific Plan Specific Plan Conformance: The Casa Sevilla Specific Plan leaves a considerable amount of the site undisturbed, preserving nearly 35% of the native vegetation on-site as NUOS and minimizing the impact on washes, resulting in 43% total open space. Development of the property will occur in between major washes, avoiding the primary wash corridor across the southeast corner, and impacting the other washes by only one road crossing. General Plan Goal, Land Use and Growth Element: Provide opportunities for diverse developments that maximize the benefits to the community The provision of a range of housing types and affordability is necessary to create a thriving community that can accommodate residents of any socio-economic class. By providing housing for residents of all income levels, land uses such as industrial, commercial and office space are complemented with a variety of skilled workers; thus, attracting future development and employment opportunities along the Tangerine Corridor. General Plan Policy: Promote new development that is compatible with existing land uses. General Plan Action: Establish appropriate land development designations with densities and intensities that complement existing natural conditions and residential areas. General Plan Action: Develop guidelines for enhancing new development and mitigating potential impacts on existing neighborhoods. General Plan Policy: Provide opportunities for a variety of housing types and economic levels. General Plan Action: Designate a wide range of residential development densities from low density rural to multifamily urban. Specific Plan Conformance: Casa Sevilla is located within the Planning Area Boundary of the Town of Marana's 2010 General Plan in the Northeast Growth Area and is listed as a Master Planning Area. It is positioned west of single family residences in Sky Ranch, and directly south of new, currently under construction, two-story multifamily dwellings in the Encantada at Dove Mountain. According to the 2010 General Plan there is Rural Density Residential planned northeast of the site and Low Density Residential expected to the south and west along Migitty Lane. Casa Sevilla will feature high-quality design and development that is compatible with what exists in the area. General Plan Goal, Open Space and Trails Element: Protect and preserve natural open space. The vast array of wildlife species that persist along the Tortolita Fan of the Sonoran Desert help to create the unique desert landscape so beloved by those in the Town of Marana. Maintaining critical wildlife habitat and linkages for species movement is an Development Plan III -3 Casa Sevilla Specific Plan important part of their persistence in the future, especially considering that each species has its own unique habitat requirements, migration patterns and range. General Plan Policy: Develop a connected system of natural open space preserves that protect wildlife habitat, wildlife linkages, and cultural resources. General Plan Action: Preserve, protect, or conserve areas of high-value habitat and wildlife movement linkages as identified in the Marana Draft Habitat Conservation Plan (HCP) and the Marana Parks, Recreation, Trails, and Open Space Master Plan. General Plan Action: Preserve Natural Undisturbed Open Space (NUOS) to maintain wildlife access and movement within and through development sites that are subject to discretionary land use actions, as described in the Draft HCP. General Plan Action: Preserve and protect existing natural drainage systems as identified in the Marana Draft HCP riparian map. General Plan Policy: Create protected continuous open space linkages and viable wildlife corridors throughout the community. General Plan Action: Protect the viability of wildlife corridors mapped in the Draft HCP, using innovative site planning and design. Specific Plan Conformance: Casa Sevilla is a residential cluster design with development concentrated primarily in the center of the property in order to protect wildlife corridors on each side; specifically, an important wildlife corridor that enters the site along the eastern boundary and is identified in the Town of Marana's Habitat Conservation Plan. Large concentrations of natural vegetation, as well as several other drainageways, are being preserved on-site. The total amount of natural undisturbed open space in Casa Sevilla is 35%. Once revegetation occurs on areas disturbed for utilities and infrastructure, the total open space designation is approximately 43% of the site. C. Compatibility with Adjoining Development and Location Restrictions 1. Adjoining Development Compatibility As explained in the site analysis, the site for the Casa Sevilla is on vacant land. There is single- and multi -family residential development to the north of the property (Dove Mountain Specific Plan, one- and two-story) and also to the east (Sky Ranch, one - and two-story). Directly north of Casa Sevilla is the Encantada at Dove Mountain, a 272 -unit two-story luxury apartment complex, currently under construction. Although the land to the south and west of Casa Sevilla is currently vacant, two more residential subdivision plats have been approved. Development Plan III -4 Casa Sevilla Specific Plan D. Land Use Concept Plan The Casa Sevilla Specific allows up to a maximum of 48 lots. Lots will accommodate both single- and two-story homes. To illustrate the preferred site plan for the site, a land use concept plan has been included in the Specific Plan which responds to site-specific conditions and environmental constraints as identified in the site analysis. As shown on Exhibit III.D.1: Land Use Concept Plan, this illustrative plan consists of 48 single family residential units with a density of approximately 1.38 designated units per acre. The plan is intended to show the overall concept for the site in order to provide direction for traffic and civil engineering studies. It is not to be considered an actual proposed subdivision plat. The proposed development of Casa Sevilla includes 35% of the site as natural undisturbed open space and 43% as total open space. This development has been designed such that the washes running through the site will be avoided, thus preserving the densest and most diverse pockets of native vegetation. Native plant species left intact will serve as prime habitat for Sonoran Desert fauna, providing visual amenity to residents in Casa Sevilla. Many lots will have their backyards facing natural desert open space. The community will be accessed from Camino De Oeste; however a secondary gated emergency access point directly onto Tangerine Road will be located near the middle of the northern property boundary. Since Casa Sevilla is located along a major arterial, Tangerine Road, existing residents to the south and those in the Sky Ranch development will not be affected. Furthermore, by driving towards Tangerine Road, away from existing residences, Casa Sevilla residents will have direct access to Interstate 10 (west) and other north -south major arterials, providing a range of alternate routes for shopping, work, and leisure activities. Homes in the Casa Sevilla will be designed with features that can lower utility use and save residents money. Houses will be up to 30 percent more energy efficient than the average existing home. In order to improve home energy efficiency, new homes will be designed with features, construction techniques and materials to help reduce energy usage. Some examples include: the installation of high -efficiency HVAC systems, programmable thermostats, compact fluorescent lights, and home care guides. Features listed above may be included with the home, may be an option that is available for an additional cost, or may not be available on all homes. However, all homes will be built to exceed current energy efficiency requirements in the Town code. Development Plan III -5 Casa Sevilla Specific Plan E. Circulation Plan Ingress/egress will be provided via a main location at Camino De Oeste, south of the Tangerine Road alignment. A secondary gated emergency access will be provided directly onto Tangerine Road. Interstate 10 is approximately 6 miles west of the site. East/west movements can be made by utilizing Tangerine Road and north/south movements can be made by utilizing Camino de Manana, Camino de Oeste (north) and Thornydale Road. Camino de Oeste shall be designed and built to the Town's Local Street standards as per the Town of Marana Subdivision Street Standards Manual with sidewalk on the west side only and built to a point just south of the proposed entrance. No access is proposed to Miggity Lane; however, in the event that Migitty Lane is used for access to the development, it shall be designed and built to the Town's Local Street standard as per the Town of Marana Subdivision Street Standards Manual. The roadway shall have sidewalk on the east side of the roadway and be built to a point just south of any proposed access point. A 75 -foot right-of-way dedication will be set aside along the northern boundary for Tangerine Road as per Town of Marana requirements. The internal street section shown on Exhibit III.D.1: Land Use Concept Plan is considered a public street and will be maintained by the Town of Marana. The total width is 46 feet with two 16 -foot travel lanes, 2 -foot rolled curbs, 5 -foot sidewalks and 10 -foot public utility, roadway maintenance and signage easement on each side of the public roadway. A Traffic Impact Study (TIS) prepared by EPS Group, Inc. is intended to support the land - use proposal for this rezoning project. The study addresses the potential traffic impacts associated with the proposed Casa Sevilla. Any roadway improvements required by the Town based on the findings of the Traffic Impact Study (as approved by the Town) will be the responsibility of the developer. In the event a future plan shows more than 48 lots, a revised TIS may be required. In accordance with the findings and recommendations in the TIS submitted for this project, the developer will be responsible for the design and construction of: • A westbound left -turn lane on Tangerine Road at Camino De Oeste. The left -turn lane shall be designed and built to Pima County standards. • The northbound approach of Camino De Oeste to Tangerine Road will require an exclusive left -turn lane and a shared through/right-turn lane. In addition, to the above, vegetation growing along the Tangerine Road right-of-way at Migitty Lane and Camino De Oeste will need to be cut back to provide adequate sight distance based on the 50 MPH posted speed limit on Tangerine Road. Development Plan III -7 Casa Sevilla Specific Plan F. Grading Element Grading will take place on selected areas of the site. Approximately 35% of the site will be left in its natural state, and disturbance will occur on approximately 65% of the site. Once revegetation and landscaping is completed, approximately 43% of the site will be natural open space. The location of the Natural Undisturbed Open Space (NUOS), depicted on Exhibit III.D.1: Land Use Concept Plan illustrates that on-site washes and natural vegetation will be preserved. The exact locations of open space and developed areas may be modified slightly as the plan develops; however, the open space requirement will remain at 43 percent and NUOS at 35%; sensitive areas of the site, such as the wash areas and higher density vegetation will remain undisturbed. The overall allowable grading and related disturbance includes internal roadways and their right-of-way, building pads, driveways, accessory structures, utility crossings of natural washes, emergency access and other areas needed for infrastructure and utilities. Barriers such as temporary silt fencing will be provided for machinery in order to ensure that the grading limits will not be exceeded. In addition, the grading will be done in conformance with the Land Use Concept Plan and the Development Regulations of Casa Sevilla. In accordance with Title 25 of the Town of Marana Land Development Code, a Stormwater Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to ADEQ for coverage under the Arizona Pollution Discharge Elimination System (AZPDES) Construction General Permit is required to be submitted to the Town for review and acceptance prior to commencement of grading activities. Table III.F: Site Grading Information Area Description Area (acres) Percent Area Total Site Area 34.68 100 Open Space (OS) • NUOS • NOS 14.90 0 12.12 0 2.78 43 0 35 0 8 Lots 10.55 30.4 Public Right -of -Way 2.95 8.5 75 -Foot Right -of -Way Dedication 2.15 6.2 Disturbed Common Area 4.24 12.2 Development Plan III -8 Casa Sevilla Specific Plan G. Post Development Hydrology The following hydrology information is based on the site being developed into a 48 -lot single family residential development. The primary disturbance for the site will be between Wash A and Wash C with no encroachment into these washes except for bank protection to eliminate the erosion hazard setback from the proposed lots. Wash B is proposed to be re -aligned into a concrete lined channel. The site is broken into 12 developed watersheds: 1.1 ON1D ON D is the same watershed as ON E. There is no alteration proposed for this area. It is located on the west side of the parcel. The nature of this watershed is sheetflow that discharges to the Migitty Lane Right of way at CP4. This watershed is 1.3 acres in size. The area is currently natural open desert. The mean slope of the watershed is 3.5% and it consists of 53% C, and 47% D soils. Total Q100 at CP4 is 8.8 cfs. Watershed delineation is shown on the developed watershed exhibit 1.2 ON2D ON21D is the remaining portion of watershed ON2E and encompasses Wash A. Most of this area remains undisturbed, but also includes Lots 19-26 and half of lot 27. The area passes OFF1 through Wash A. It is located on the west side of the parcel and discharges at CPS. This watershed is 10.3 acres in size. The area is currently natural open desert. The mean slope of the watershed is 3.1 % and it consists of 53% C, and 47% D soils. Total Q100 at CP5 is 72 cfs. Watershed delineation is shown on the developed watershed exhibit. 1.3 ON3D ON31D encompasses Lots 14-18 and three quarters of Placita Casa de Amor. This area concentrates at a depressed curb (DP1) dishcarging into Wash A. This watershed is 2.5 acres in size. The area will be highly urbanized. The mean slope of the watershed is 2.4% and it consists of 53% C, and 47% D soils. Total Q100 at SC1 is 22 cfs. Watershed delineation is shown on the developed watershed exhibit. 1.4 ON 4D ON41D encompasses Lots 1-13 and the re -aligned Wash B. The lots in this area are rear - draining and discharge to the realigned wash that discharges under Placita Casa de Amor. This watershed is 4.6 acres in size. The area will be highly urbanized. The mean slope of the watershed is 1.84% and it consists of 53% C, and 47% D soils. Total Q100 is 41 cfs. Watershed delineation is shown on the developed watershed exhibit 1.5 ON 5D ONSD encompasses the fronts of lots 1-8 and 35-41 as well as Placita Casa Sevilla. This area drains to a set of Neenah grates and into a common area adjacent to lot 19. This Development Plan III -9 Casa Sevilla Specific Plan watershed is 1.6 acres in size. The area will be highly urbanized. The mean slope of the watershed is 2.8% and it consists of 53% C, and 47% D soils. Total Q100 is 16 cfs. Watershed delineation is shown on the developed watershed exhibit 1.6 ON 6D ON61D encompasses Lots 35, 36 and half of 37. The lots in this area are rear -draining and discharge to a common area adjacent to lot 44 which drains into Placita Casa De Esperanza via scupper 1 (SC1). This watershed then drains to ON71D. This watershed is .5 acres in size. The area will be highly urbanized. The mean slope of the watershed is 3.0% and it consists of 53% C, and 47% D soils. Total Q100 is 4.8 cfs. Watershed delineation is shown on the developed watershed exhibit 1.7 ON 7D ON71D encompasses Lots 47, 48 and a portion of Placita Casa de Esperanza. The lots in this area are forward -draining and the watershed concentrates at scupper 2 (SC2) that discharges to channel 3 which accepts flows from channel 2. This watershed is 1.2 acres in size. The area will be highly urbanized. The mean slope of the watershed is 1.4% and it consists of 53% C, and 47% D soils. Total Q100 is 10 cfs. Watershed delineation is shown on the developed watershed exhibit 1.8 ON 8D ONBD encompasses Lots 28-34, and a portion of Placita Casa de Sevilla. The lots in this area are forward -draining and the watershed concentrates at scupper 3 (SC5) which discharges to Wash A via channel 4. This watershed is 2.5 acres in size. The area will be highly urbanized. The mean slope of the watershed is 1.0% and it consists of 53% C, and 47% D soils. Total Q100 is 22 cfs. Watershed delineation is shown on the developed watershed exhibit 1.9 ON 9D ON91D encompasses Lot 42, 43 and the remainder of ON3E. This area accepts OFF3 and passes it through Wash C. The lots in this area are rear -draining and the watershed concentrates at CP7. This watershed is 6.4 acres in size. Except for lots 42, and 43 the watershed will remain as natural desert. The mean slope of the watershed is 4.1% and it consists of 53% C, and 47% D soils. Total Q100 is 45 cfs. Watershed delineation is shown on the developed watershed exhibit 1.10 ON 10D ON10D is the same watershed as ONSE and is located on the southeast side of the parcel. The nature of this watershed is sheetflow that discharges to the south property line at CPB. This area will be disturbed by the outfall sewer line for the subdivision. This watershed is 2.5 acres in size. The area is currently natural open desert. The mean slope of the Development Plan III -10 Casa Sevilla Specific Plan watershed is 3.7% and it consists of 53% C, and 47% D soils. Total Q100 at CP4 is 17 cfs. Watershed delineation is shown on the existing watershed exhibit 1.11 ON11D ON11 D is the remaining portion of ON4E. This watershed includes half of lot 27 and the slopes adjacent to lot 27 and 28 and discharges to CP6. The nature of this watershed is highly urbanized. This watershed is .3 acres in size. The mean slope of the watershed is 2.7% and it consists of 53% C, and 47% D soils. Total Q100 at CP4 is 2.7 cfs. Watershed delineation is shown on the existing watershed exhibit 1.12 ON12D ON12D encompasses Lots 38-41 and half of lot 37. The lots in this area are rear -draining and the watershed concentrates in channel 2 (CH2) that discharges to Wash C. This watershed is 1.1 acres in size. The area will be highly urbanized. The mean slope of the watershed is 1.7% and it consists of 53% C, and 47% D soils. Total Q100 is 9.4 cfs. Watershed delineation is shown on the developed watershed exhibit Developed Watershed Summary Watershed Area (ac) TC (min) 100 Year Q (cfs) Conc. Pt ON1 D 1.3 5 8.8 CP4 ON2D 10.3 5 72 CP5 ON3D 2.5 5 22 DP1 ON4D 4.6 5 41 CL1 ONSD 1.6 5 16 CB1 ON6D .5 5 4.8 SC1 ON7D 1.2 5 10 SC2/CH3 ONBD 2.5 5 22 SC3/CH4 ON9D 6.4 5 45 CP7 ON10D 2.5 5 17 CP8 ON11 D .3 5 2.7 CP6 ON12D 1.1 5 9.4 CH2 Development Plan III -11 (,'] Lj L') L7 L') L7 c')L9 L� C,,)� L� L� L'7 L.� L.� ji L, U U U L? L� U d a i N ❑ Wda oL�UL,C-��UU�L-jU r- WWF �mcuN �mocuLr) r-�u� �� 0 coa=� n CuCU � � CU ':I-Oj :4-� co � W a9� g oz a E U nor- CD U a_ d U U U U 5 s v �co M U) �D tp Cu Uf If7 V L .-, cu CU �O cu �-0L, QID C110G7 U U U Lu a U o Q Q R o g R R R R R R R R 0 �� cu m - T) 0 fi m U, mm C J 0 CD LO LfJ .-y n Lf] 00 d Z Z Z Z Z Z Z Z Z Z Z Z r o 0 0 0 0 0 0 0 0 0 0 o D 0 nu m a- a- a- a_ W F UD_ U U U U v � Z d N C , v U N f' Z ,. a - S9 z v Z M i rr a go 3:zm ° m nF Cal m 40 44 N ^I^ r F] u u� _CLI U� >- a 0 � r d 0 � r a 0 E d Casa Sevilla Specific Plan H. Environmental Resources 1. Waters of the United States The applicant is currently preparing a request to the U.S. Army Corps of Engineers (Corps) for a preliminary jurisdictional determination (PJD) under Regulatory Guidance Letter (RGL) 08-02, in which the Corps determines only which features have the potential to be waters of the U.S. (Waters), and does determine the jurisdictional status of those features. 2. Federally Endangered Species and Other Special Species There are no federally endangered species or other special species present on the project site. 3. Phase 1 Environmental Study Aplomado Environmental, L.L.C. completed a Phase 1 Environmental Site Assessment (ESA) of the subject property in 2013 in conformance with the scope and limitations of the ASTM E 1527-05. Based on the scope of activities conducted in association with the Phase 1 ESA, Aplomado identified no recognized environmental condition (RECs) at the subject property. See ESA submitted under separate cover. 4. Habitat Conservation Plan The Town of Marana's Habitat Conservation Plan (HCP) maps endangered species and outlines conservation and mitigation strategies. The overall objectives of the HCP include: • Facilitating compliance with the Endangered Species Act for planned urban development and capital improvement projects; • Promoting achievement of regional economic objectives including the orderly and efficient development of certain lands, while recognizing property rights and legal and physical land use constraints; and • Complementing other regional conservation planning efforts such as Pima County's Sonoran Desert Conservation Plan and the City of Tucson's HCP project. A draft of the HCP became available for public review in 2009. It is currently under revision, and we are not aware of an expected date for finalization of the HCP. However, the Town of Marana is currently implementing portions of the plan. Development Plan III -13 Casa Sevilla Specific Plan 5. Wildlife Corridor The search of the AGFD HDMS identified the presence of the Tucson — Tortolita — Santa Catalina Mountains Link as a wildlife corridor within 3 miles of the property. This link is depicted by Beier et al. (2006) 4 as covering broad areas, without specific paths through the areas defined. Marana's draft Habitat Conservation Plan (2009) has defined a wildlife corridor along the wash crossing the southeastern portion of the property. I. Landscape & Buffering The overall landscape theme will reflect the best attributes of the Sonoran Desert and the site's surrounding environment. Native and desert -adapted plant material as well as regionally appropriate hardscape materials will be used within the landscape buffers and common areas. Over 35 percent of the site will be preserved as undisturbed natural desert, and the total open space for the project will be approximately 43%. Buffers and common areas will reflect the plant palette and appearance of the native desert that dominates the site. The conservation of water will be an important priority with the landscape design. Underground drip irrigation will serve the low water use plants within the selected common areas. Some common and buffer areas will utilize native plants requiring no additional irrigation and meet their water needs through rain water harvesting. Screening will be accomplished through 6' masonry walls, new low water use vegetation and existing native vegetation that will remain on the site. Homes backing up to natural areas will have the option of installing view fences along the rear of the lot. Landscape buffers will consist of natural undisturbed desert, natural desert enhanced with new low water use plants, or new native plant with rain water harvesting. Please see Exhibit 111.1.1: Landscape. 4 Beier, P., E. Garding, and D. Majka. 2006. Arizona Missing Linkages: Tucson — Tortolita — Santa Catalina Mountains Linkage Design. Report to Arizona Game and Fish Department. School of Forestry, Northern Arizona University. Development Plan III -14 Casa Sevilla Specific Plan 1. Native Plant Preservation A Native Plant Preservation Plan (NPPP) shall be prepared in accordance with the provisions set forth in the Town of Marana Land Development Code. Since 35 percent of the site will be preserved as Natural Undisturbed Open Space (NUOS), the Set Aside Methodology will likely be used for the NPPP. The site layout has been designed with concern for the site's topography, hydrology, and the wash running through the site. J. Cultural Resources On August 3, 2003, SWCA, Inc., Environmental Consultants conducted an archaeological survey of approximately 23.5 acres of the subject property. This work was completed under contract with T -K Engineering & Design Group, Inc. who proposed to develop the parcel under the 2005 Specific Plan. Prior to fieldwork, SWCA conducted a site field search of the on-line AZSITE database for records of previously conducted cultural surveys and known archaeological sites within or near the project area. The search revealed that the project area had previously been surveyed in the early 1980's. No previously recorded sites were located within the parcel. As a result of the 2005 survey, one previously unknown archaeological site was recorded. AZAA 12:931 (ASM) is considered ineligible for the National Register of Historic Places. One isolated occurrence was also found within the project area. SWCA recommends no further archaeological work for the surveyed parcel. O. Public Services 1. Police Service The project site will utilize the Town of Marana's police service. The nearest Town of Marana police station is the Town of Marana Police Headquarters located approximately 8.8 miles northwest of the project site at 11555 West Civic Center Drive. 2. Fire Service The nearest fire station is Northwest Fire District Station #339, which is located at 12095 North Thornydale Road, approximately one mile east of the project site. As mentioned in the site analysis, the entire project area is currently outside of all fire districts. However, annexation into the Northwest Fire District is currently underway. Development Plan III -15 Casa Sevilla Specific Plan 3. Schools It is anticipated that this project will generate approximately 48 residential units if fully developed at a maximum of 48 total units. Casa Sevilla is located within the Marana Unified School District (MUSD). MUSD provided the following multipliers to use for student enrollment projections. (MUSD multipliers do not distinguish between different housing products): Elementary: 0.25 students per home (0.25 x 48) = 12 students Junior High & High School: .0.10 students per home (0.10 x 48) = 5 students The site will be served by Mountain View High School, Tortolita Middle School and either Ironwood Elementary School or DeGrazia Elementary School. In the future, other school sites could serve the Casa Sevilla. Per preliminary meetings with the MUSD, there are plans for a school site in the Dove Mountain area and/or along the Tangerine Road Corridor. MUSD is also considering the establishment of a district sponsored charter school to help serve the need for quality schools in this growing area of town. There is adequate existing school capacity within Ironwood Elementary School and the DeGrazia Elementary School site. Additionally, there is capacity available within Tortolita Middle School and Mountain View High School; therefore, no middle school or high school sites are warranted within the site boundaries. P. Utilities 1. Water The water supply for the Casa Sevilla will be provided by Tucson Water which has been designated by the State of Arizona Department of Water Resources as having an assured water supply, therefore water supply is assured. A Water Service agreement, Exhibit II.L.3.b: Water Service Letter, is required to establish service to the property. Off-site improvements to connect to the existing system to the north along Camino De Oeste, oversizing on mains to accommodate regional requirements, well sites and storage tanks will need to be considered along with the infrastructure to serve the proposed development. 2. Wastewater The plan is to be served by public sewer. The project site is tributary to the Ina Road Wastewater Reclamation Facility via the Canada del Oro Interceptor. The sewer system for Casa Sevilla will parallel the existing 15 -inch line, G-89-76, south in the Camino De Oeste public right of way. The existing slope is at approximately 2-3% and the proposed slope is 0.44%. The elevations for the sewer come together at manhole #5213-41 where the proposed sewer will be connected. Development Plan III -16 Casa Sevilla Specific Plan Other options include utilizing a private sewer served by an on-site lift station. In this case, the roadways would become private and maintained by the Homeowner's Association. 3. Other Utilities Trico Electric Cooperative (TEC) provides electricity to this area of Pima County. It is anticipated that TEC will provide power to the site. It is anticipated that Century Link will extend phone service to the site. Alternatively, the site may use wireless communications that can be provided by any number of service providers. Natural gas service will not be required at the site. Should natural gas service be required in the future, it is anticipated that service would be provided by Southwest Gas. 4. Sanitation and Recycling Services A number of private sanitation service providers may be contracted to serve the site with comprehensive trash and waste removal, recycling and environmentally safe waste management services. Development Plan III -17 IV. Development Regulations Casa Sevilla Specific Plan A. Purpose and Intent These regulations will serve as the primary mechanism for the implementation of the Casa Sevilla Specific Plan. The Casa Sevilla Specific Plan Development Regulations apply to the development of buildings, landscape borders and performance criteria for all permitted uses within the Specific Plan. The regulations contained within this section provide visual mitigation strategies to ensure appropriate transitioning to surrounding development. These development regulations apply to the 34.65 acres of land in the Casa Sevilla Specific Plan. Land use designations within the Specific Plan shall be as follows: ■ Residential Area ((RA) includes Disturbed Common Area) ■ Open Space (OS) The development regulations will govern and provide regulatory zoning provisions for the land use intensities and location criteria within the Casa Sevilla Specific Plan. This section includes standards related to land use, building setbacks, height restrictions and lot coverage. The intent of these standards is to establish clear minimum development regulations, allow for the orderly progression of development, and to provide flexibility over time without compromising the goals and objectives for this specific plan. B. General Provisions 1. Applicable Codes If an issue, situation, or condition arises that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code that are in place at the time of development shall apply. All construction and development within the Specific Plan area shall comply with applicable provisions of various codes and regulations adopted by the Town of Marana including, but not limited to, mechanical codes, electrical codes, plumbing codes, fire codes, and grading and excavation codes current at the time of development. 2. Additional Uses Whenever a use has not been specifically listed as being a permitted use in the particular zone classification within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is consistent with the intent of the designation and compatible with other listed permitted uses. Development Regulations IV -2 Casa Sevilla Specific Plan C. Development Standards 1. Land Use Standards As shown on Exhibit IV.C.1: Land Use Designations, there are two land use designations, Residential Area (includes Disturbed Common Area) and Open Space. As the plan progresses into the subdivision platting phase, the exact locations of open space and developed areas may be modified slightly; however, the minimum amount of open space will remain at 43 percent and will include the sensitive areas of the site, such as the wash areas containing higher densities of native vegetation. 35% of the site shall be NUOS. a. Residential Area Designation (RA) Residential Area regulations shall apply to the Residential Area Designation (total land outside of the Open Space (OS) Area). The lands within the Residential areas may be developed with the following permitted uses. Permitted Uses: • Site Built Residential Dwelling Units • Community Recreation Facilities • Parking • Utilities • Emergency Access Drive • Lift Station • Trails • Stormwater Basin • Landscaping • Utility Crossings • Common Area Accessory Uses: Accessory buildings located on the same lot within the permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provided that all residential uses are compatible with the residential character of the neighborhood. • Children's Playhouse • Greenhouse • Non-commercial hobby shops • Patios and cabanas • Swimming pools, spas and related structures • Toolsheds Project Accessory Uses: • Neighborhood park and community recreation uses, including tennis courts, recreation building patio shelters and other community facilities common to a homeowner association • One temporary nursery Development Regulations IV -3 Casa Sevilla Specific Plan Development Standards — Residential • Minimum Lot Area: 6,000 sf • Minimum Lot Width: 50 feet • Minimum Lot Depth: 100 feet • Minimum Building Separation: 10 feet • Setbacks: o Front yard: 20 feet from the back of sidewalk to face of garage; 10 feet for side entry garages and/or live -able and architectural components o Side yard: 5 feet o Street side yard: 10 feet o Rear yard: 15 feet • Maximum Building Height: 30 feet • Maximum Lot Coverage: 70% • Maximum Number of Lots: 48 b. Open Space Designation (OS) Open Space regulations shall apply to the Open Space Designation (total land outside of the developed portion of the RA). The lands within the Open Space areas shall be preserved as natural areas. Environmental Standards • The Open Space land use designation shall be preserved for habitat mitigation. • All disturbed areas will be landscaped and re -vegetated as Natural Open Space (NOS). • Natural Undisturbed Open Space (NUOS) Areas of vegetation designated to be preserved shall be protected during grading and construction activities by fencing and flagging. • NUOS is to be maintained as undisturbed, with no landscaping, trails or other amenities. • NUOS will remain as such in perpetuity. Maintenance • A Homeowners Association regulated by CC&R's shall manage all Open Space areas and undeveloped Residential Areas to ensure continued preservation of these lands. Development Standards — Open Space • Total Open Space Required: 43 percent of site area • Minimum NUOS: 35 percent of site area • Maximum Disturbed Open Space: 8 percent of site area Development Regulations IV -4 Casa Sevilla Specific Plan LEGEND JSpecific Plan Boundary NORTH C' 150, so©' Residential Area and Disturbed Common Area I -S aGe FILE NAME: LANDSCAPE AND LAND USE Open p p EXHIBITS.DWG/LAND USE Development Regulations IV -5 Casa Sevilla Specific Plan 2. Landscaping Natural Undisturbed Open Space (NUOS) will cover 35 percent of the site. The majority of the Landscape Buffers will be comprised of NUOS. Any areas to be disturbed within the landscape buffers will be revegetated with native and low water use plants. Landscape Buffers may not require supplemental irrigation based upon the plant species installed within the disturbed areas. A 6' masonry wall or view fence will be constructed on the sides and rear of each residential lot. a. Landscape Buffers will be comprised of Natural Undisturbed Open Space (NUOS) except where Natural Open Space (NOS) revegetation is required within disturbed areas. b. The average width of the Landscape Buffer shall be 30' along the east and south sides of the property. The average width of the Landscape Buffer shall be 20' along the west and north sides of the property. No portion of a buffer shall be narrower than 10' in width. The site contains (4) landscape buffers: north, south, east, and west. c. Any disturbed areas will be revegetated with native plants or desert adapted plants. Disturbed areas shall be planted with (2) plants per 100 square feet. Plants shall be a minimum of 5 gallons in size. d. All walls and fences shall be painted, stained, or contain integral color. Uncolored gray block walls will not be permitted. 3. Landscape Standards a. Minimum plant sizes shall be - trees: 15 gallon, shrubs & accents: 5 gallon, ground covers: 1 gallon. b. Turf is prohibited in common areas. c. All plants shall be drought tolerant and low water use. d. Plants requiring irrigation shall be irrigated via an underground drip irrigation system. e. Any standard not mentioned within the specific plan will be subject to the Town of Marana Land Development Code, Title 17. Development Regulations IV -6 Casa Sevilla Specific Plan LEGEND JSite Boundary NORTH a' 150' 300' - Common Space Landscape I FILE NAME: LANDSCAPE Landscape Buffe and - Natural O Space minimum width: 10' USE Bufferyard p �� EXHIBITS,DWG/8.5X6.5X6.5 PT Development Regulations IV -7 Casa Sevilla Specific Plan 4. Parking Standards The Casa Sevilla will provide at a minimum a two car garage and driveway parking. Parking will also be accommodated along both sides of the street in accordance the Land Development Code, Title 22 Off -Street Parking. 5. Lighting Lighting at the Casa Sevilla shall comply with the Town of Marana Outdoor Lighting Code. 6. Signage All signage will comply with Title 16 of the Town of Marana Land Development Code and will be done under separate permit. D. Single Family Residential Detached Housing Design Standards The Residential Design Standards contained within the Town of Marana Land Development Code for all single family residential lots measuring 16,000 square feet or smaller shall apply. 1. Individual Lot Landscaping Per Town of Marana Land Development Code Requirements E. Town of Marana Subdivision Requirements 1. Provision of Recreational Area Per Town of Marana Land Development Code Requirements F. Minimum Roadway Development Standards 1. Application These minimum street standards are per Town of Marana street standards. All internal roadways shall be public roadways and maintained by the Town of Marana, unless it is desired by the developer to maintain a private sewer and lift station on-site; in which case, all roadways would be private and maintained by the Homeowner's Association. Development Regulations IV -8 Casa Sevilla Specific Plan 2. Functional Classifications Defined Within Casa Sevilla, the local streets may carry an Average Daily Traffic Volume of up to 540 trips per day. Design speed for these local streets is 25 miles per hour. The directional distribution is estimated at 50% entering and 50% exiting. 3. Cul-de-sacs Restrictions on the length of cul-de-sacs contained within the Town of Marana Street Standards do not apply to Casa Sevilla. There is no restriction on cul-de-sac length. The minimum turnaround right-of-way radius shall be 45 feet to the back face of rolled curb. `T" and "Y" shaped turnarounds may be used without curbs. 4. Curbing and Sidewalks Roadways layouts in Casa Sevilla should have minimum effect on existing drainage patterns in either sheet flow areas or defined channels. Rolled curbs are appropriate for Casa Sevilla and will be a minimum of 1.0 foot wide. Five-foot sidewalks are planned along both sides of the internal roadway for this development. Landscape or revegetation shall be employed to revegetate back to the edge of curb. 5. Travel Lanes In Casa Sevilla, vehicular travel lanes are to a minimum 16.0 feet pavement section with 2 -foot rolled curbing, 5 -foot sidewalks for a total width of 46 feet. Development Regulations IV -9 V. Implementation �3 Casa Sevilla Specific Plan A. Purpose This section of the Specific Plan is intended to provide regulatory procedures designed to guide the implementation for the Specific Plan throughout the duration of the project. This section also provides guidance regarding the general administration of amendment procedures to the Specific Plan. The Provisions below shall apply to the entire project site as defined in this Specific Plan. 1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are in place at the time of development shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. Appeals to the Planning Director's interpretation may be made to the Board of Adjustment within 15 days of the date of interpretation. 2. General Implementation Responsibilities The implementation of the Casa Sevilla Specific Plan is the responsibility of the Master Developer and the Town of Marana. The Master Developer is the entity responsible for providing the basic infrastructure needs, including roads and utilities, buildings, improvements and site development. At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more successors. Associated responsibilities of the Master Developer would also be transferred to the future Homeowner's Association at that time. The Town of Marana Development Services Department will be responsible for ensuring all policies and standards laid out in the Specific Plan are adhered to during the review of all development in the Specific Plan. 3. Interpretation The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made to the Town Council within fifteen (15) days from the date of the interpretation. Implementation and Administration V-2 Casa Sevilla Specific Plan 4. Development Review Procedures All development shall be conducted substantially in accordance with the development regulations outlined in Section IV of this document. All development plans and subdivision plats for Casa Sevilla shall be subject to and implemented through the review and approval process adopted by the Town of Marana Land Development Code. In addition, all development is subject to the building permit process as outlined by the Town of Marana. 5. Specific Plan Amendments Amendments to the Casa Sevilla Specific Plan may become necessary for various reasons including but not limited to responding to changes resulting from new development conditions, financial conditions, and/or to respond to the requirements of potential users or builders of the property. The Master Developer, the Town of Marana, other developers, or agents representing either may request amendments to the approved Specific Plan. 6. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director, provided such changes are not in conflict with the overall intent as expressed in the Casa Sevilla 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 changes include, but are not limited to: • 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; • Changes to infrastructure, such as drainage and utilities, which do not change the overall intent of the Specific Plan. • Any comparable interpretations of the list of permitted and temporary uses of the property set forth in the Specific Plan. • Changes in land use designation boundaries, division of plan areas or combinations of areas. • Minor modifications or adjustments to intrusions, encroachments, easements, rights-of-way, or open spaces, so long as the modifications do not conflict with the overall intent of the Specific Plan. • The determination that a use may be allowed which is not specifically listed as permitted, but which may not be determined as analogous and/or accessory use explicitly listed as permitted, as made by the Planning Director. Implementation and Administration V-3 Casa Sevilla Specific Plan 7. Substantial Change This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code, Title 17 Section 05.06.07, Specific Plan Changes. The owner or agent of the property may submit to the Planning Director a written application to amend one or more of the Specific Plan regulations. Depending on the type of request, the Planning Director may determine the request to be a substantial change to the Specific Plan. A substantial change requires the applicant to submit all sections or portions of the Casa Sevilla Specific Plan that are affected by the change(s). After review, the Planning Director shall refer the request to amend with his recommendations to the Planning Commission for noticed public hearing. The Planning Commission shall make its recommendation to the Town Council which, after public hearing, shall approve, reject, or modify the proposed amendment. Implementation and Administration V-4 Appendix A: Ordinance 2005.1 1 1 i 1 1 1 i 1 1 1 1 1 1 1 1 r RECORDIM SY: D_x DEPDTd RECORDER 7864 PS3 SMARA . TOWN OF MARANA ATTN: TOWN CLZRK 13151 M LON ADAMS RD 1[ARANA AZ 85653 Casa Sevilla Specific Plan n� pfd PAGE: 5106 ::. � NO. OF PAGES: 5 rl j' a SEQUENCER 10050980908 05/10/1005 ORD 114 16:36 MAIL AMOUNTS PAID $ 8.00 5 Appendix A: Ordinance 2005.13 2 Casa Sevilla Specific Plan I 1 I MARANA ORDINANCE NO. 2005.13 REzONING 34.6 ACRES OF LAND FROM "R-36" TO RELAI'IIKGTO DEVELO�R THE CASA SEVQ.LA SPECIFIC PLAN. ZONE "F" AND CREA y 34.6 -asses of ' r resents the property owners of appro as depicted on WHEREAS, T -K Engirreefir►g ep 12 Sotrth, Ran 12 East, P land located within a portion of Section 1, Township this reference; and, Exhibit "A", attached hereto and incorporated herein by an jay 26, 2005, WHEREAS, the Marana Planning Commission held a public hearing that the Town Coutrcil and at said meeting voted 6-0 (Commissioner All, excused) to recommend approve said rezoning, adopting the recommended co"". and, WHEREAS, the Martina Town Council h from representatives of the owt, staff and held May 17, 2005 and has members of the public at the regular Town Council �� t to the Genesi Plan, determined that the rezoning meets the criteria for a minor changing the land use designation from Low Density Residential to Master Planning Area and should be approved. NOW, THEREFORE, BE IT ORDAINED by the May and Council ofthe Town ofMarana Arizona, as follows' to the General Plan of approldrnateiy 34.6 -acres of land located Section 1. A minor amendmentTownship 12 South, Range 12 East, at the southwest corner of within a portion of Section 1. Area °), chan04 the land use designation Tangerine Road and Camino de Geste, (the "Rezoning from Low Density Residential to Master Planning Arm Section 2. The zoning of approatim2tely 34.6 -acres of land located within aportion of Section 1, ' e 12 East, at the southwest corner of Tangerine Road and Camino de Township 12 South, Rang ed from Zone IR -36' (Single Family ReWent�' Oeste, (thee "RewIli Area, is hereby changed Plan} creating the Casa Sevilla specific Plan. 36,000 sq. ft. minimum lot size) to "F" (Spec 1 Area for single family Section 3. The purpose of this rezoning is to allow the use of the RRenzooni ns, violation ofwhich detached and attached home development, ev �opas a violation of the Town Mia �d Development Code ' shall be treated in the same mann ordinance): (but which shall not cause a reversion of this rezorvng IM.,,,, owe Na. 200,13 page 1 of 3 1 IAppendix A: Ordinance 2005.13 3 Casa Sevilla Specific Plan 1. Compliance with an provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including. but not limited to, finis for public improvements. I This rezoning is valid for five years from the date of Town Council approval; if the developer fails to have a final subdivision plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning (R-36), upon action by the Town Council. 3. Removed at the request of staff.* 4. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into a fire district or otherwise provide for fire protection service. 5. The fatal design of all streets and circulation related facilities, including the gated access, shall be accepted by the Northwest Fire District or other applicable Fire Service Provider prior to the Planning Commission's consideration of the preliminary plat. 6. No perimeter or drift fencing is to be installed, unless recommended by U.S. Fish and Wildlife Service, or as necessary to prevent unauthorized vehicular access, and is acceptable to U.S. Fish and Wildlife Service. 7. This project is within the Proposed Critical Habitat for cactus ferruginous pygmy owl and must meet U.S. Fish and Wildlife development criteria. s. The HOA as established, and accepted by the U. S. Fish and Wildlife Service and the Town of Marana to control, maintain, and manage both residential areas and open space, shall implement those recommendations set forth by the Town of Marana and the U.S.F.W.S. 9. The Town, or an agreeable third party, shall reserve the right for future site inspection for the purposes of habitat monitoring and management. 10_ A conservation plan shall be developer) to manage all opens space areas and undeveloped residential areas and submitted with the preliminary plat. U. S. Fish and Wildlife must approve said plan prior to submittal of the preliminary plat. L 1. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council consideration of the final pial. 12. The preliminary plat shall be in general conformance with the Land Use Concept of the Casa Sevilla Specific Plan_ 13. The Developer shall dedicate, or cause to have dedicated, an additional 75' along the northerly property line to meet the future 300 -foot right-of-way for Tangerine Road. 14. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. Condikw 3 and S were dw acne, condicon 5 is being kept d- to the 4whuion of tb0 phn&K y .. including the g.eod ameat-- -. Maaan.OMWanee No. MO. 13 Page 2of3 '41) Appendix A: Ordinance 2005.13 4 Casa Sevilla Specific Plan 15. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Manana Utilities Director and/or Tucson Water prior to the approval of the water pians. I& Maxim= building height shall be restricted to 23 feet. 17. Where applicable view fencing, similar to wrought iron fencing, shall be constructed at the rears of the residential units. 18. The applicant shall include detailed residential design guidelines with the first preln»ary plat or development pian submittal. 19. No approval, permit, or authorization of the Town of Marana authorizes the applicant and or landowner to violate any applicable federal or state laws or regulations, or relieves the applicant and or landowner from the responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The applicant is hereby advised to retain appropriate expert and or consult with federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations. 20. An annual report shall be submitted the Planning Department within 30 days of the anniversary of the Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Development Code and Specific Plan. 21. Upon adoption of the ardinance by the Mayor and Council approving the Casa Sevilla Specific Plan, the applicant shall provide the planning department with the following final edition of the Casa Sevilla Specific Pian: one noir-bound original; twenty-five bound copies; and, one digital copy in Microsoft Word or other acceptable format, within thirty days of the adoption Section 4. All Ordinances, Resotutions 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 Ordinance No. 2005.13. 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 arty court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof PASSED AND ADOPTED by the Mayor and Council of the Town ofMararw Arizona, this 17'" day of May, 2005, Mayor Ed nea M"M on == No. =O 13 I APPROVED AS TO FORM l: � t"asstgrjr, I .-fir Page 3 of 3 Appendix A: Ordinance 2005.13 5 I I I Casa Sevilla Specific Plan EXHIBIT A THE FOLLOWING DESCRIBED PROPERTY SITUATED IN PIMA COUNTY, TOWN OF MARANA, ARIZONA: PARCEL 1 A PORTION OF LOT I, KNOWN AS THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 1, TOWNSHIP 12 SOUTH, RANGE 12 EAST, IN THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY ARIZONA. EXCEPT THE NORTH 50 FEET THEREOF WITHIN THE RIGHT-OF.WAY OF TANGERINE ROAD, ACCORDING TO THE MAP THEREOF RECORDED IN THE OFFICE OF THE COUNTY RECORDER OF PIMA COUNTY, ARIZONA, IN BOOK 7 OF ROAD MAPS AT PAGE 83. 1 I 4 7 U Appendix A: Ordinance 2005.13 6 FURTHER EXCEPT, THAT PORTION DEEDED TO PIMA COUNTY IN DEED RECORDED AS DOCKET 7458, PAGE 610, RECORDS OF PIMA COUNTY, ARIZONA. PARCEL 2 A PORTION OF LOT 1, KNOWN AS THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 1, TOWNSHIP 12 SOUTH, RANGE 12 EAST, IN THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY ARIZONA. ' EXCEPT THE WEST 30 FEET THEREOF. PARCEL 3 A PORTION OF LOT 1, KNOWN AS THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE NORTH AST QUARTER OF SECTION 1, TOWNSHIP 12 SOUTH, RANGE 12 EAST, IN THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY ARIZONA EXCEPT THE NORTH 50 FEET THEREOF WILI-IIN THE RIGHT-OF-WAY OF TANGERINE ROAD, ACCORDING TO THE MAP THEREOF RECORDED IN THE OFFICE OF THE COUNTY RECORDER OF PIMA COUNTY, ARIZONA, IN BOOK 7 OF ROAD MAPS AT PAGE 83. ' FURTHER EXCEPT, THAT PORTION DEEDED TO PIMA COUNTY IN DEED RECORDED AS DOCKET 7458, PAGE 610, RECORDS OF PIMA COUNTY, ARIZONA. EXCEPT THE WEST 30 FEET THEREOF, 1 I 4 7 U Appendix A: Ordinance 2005.13 6 Appendix B: Cultural Resources Report 1 1 1 1 1 1 t 1 1 1 Casa Sevilla Specific Plan 'TIIF CASA SEVILLA ARCHAEOLOGICAL SURVEY, TOWN OF MARANA, PIMA COUNTY, ARIZONA Prepared for T -Is_ ENGINEERING & DESIGN GROUT, INC, 6801 Hopkins Road Mentor, Ohio 44060 (441) 205-0484 Prepared by India S. Hesse and S. Jerome Hesse SWCA ENVIRONMENTAL CONSULTANTS 343 West Franklin Streel- Tucson, Arizona 85701 (520)325-0]94 W".Swca.com SWC A Project No. 114'72-115 SWCA Cultural Resources Report No. 03-281. August 20, 2003 (Revised June 6, 2006) Appendix B: Cultural Resources Report 8 Appendix C: Bibliography Casa Sevilla Specific Plan Bibliography Aerial Photographs, Pima Association of Governments, 2012. Town of Marana Land Development Code, Title 8 - General Development Regulations, revised May 2011. Town of Marana Land Development Code, Title 6 - Subdivision Requirements, revised March 2011. Town of Marana Land Development Code, Title 5 - Zoning, revised May 2011. Town of Marana General Plan, 2010. Town of Marana Parks, Recreation, Trails, and Open Space Master Plan, 2010. FEMA Flood Insurance Rate Map, Pima County, Arizona. Institute of Transportation Engineers, Trip Generation Manuals, 7th Edition, Volumes 1 & 3, 2003. MapGuide, Pima County Department of Transportation, 2013. Appendix C: Bibliography 10