HomeMy WebLinkAboutForest City Specific Plan '
,
' ~ - -
,
'
,
~
. . ~ . :;,q_.
~E` ~
' ~Q
. . yy~~~£ ~ N ~,G ' .
~
~ . : ~ 'Y J . .
.s~: n s r r - - e~3'x ~ . . . ; .
. ~ ~ q ~3` ~4~ ~ ; . , . . ~ x . . .
t-
~ . '~~yS'y~a°"3 ~
k 5 ~ ~ 1 A~
k
~ ~ ~ ~ . .
y, a a. S~~ ~ . ~ ~ ~ ~ Q
f s ~
. ~ e~ ~ ~a~° kY .3~X4~~ s~~._. ~ ~'~.`,w~ ~ ~3 ~....,r a~~~~~~.*~~ .
~ . . ~ ~ . 5 S .xtc ~S 'A:.~ ~ C` yx g..~R . s. A~'~S`~$ .
_ ~ ~ J 4 . ~ ~ Y~
x s~` ~ S~: 2`~' '3 ~ . s'~ ' ; 4
S'~~
. . k^~~. : ~ t~~' k. ' ~~2'ia'~, a~'` r~ws . . .
~ : ~ ~n ~ z:h
. . 4" ~ ~a `~4~,+`~ ~ "a.~ e~ ~ : aa~A~~ ~ ~ . .
. ~ . ~ axs~ q'" y':~'~$#~ ~
~ ~~t 7 ~ ~ ~ ~ .
a y~'~
~y f ti ~ ~ a"" ~
~ > ~ ~ ~,t ~ ~U ~ .
~ a ~g~E• •~4C 'Y~4y.~4 2~d ~ f .
~ . . ~ r. y Y~e- a '~s' av s,. ~ .
. . . . . ~.*`t ~'T,E ' .~~`~~`4f
{ ~ . . ~
~ . ~ . . . . . . . 23 ,~'°~'3 '~.i"3 Y ~ .
. ^
t ~ : . . . '
'E .a
~ . . ~ i ~ . ~ .
. . ~ . . t.b . . . . .
~ ' ~ . . . ' ~ . . .
i •
_ ~i''
i .
1
PLANNED OEVELOPMENT BY: FOREST CITY DEVELOPMENT GROUP
'
'
'
~ ' ~ ~
~ . ~ ,~Ai { . , ~L ~t- . . . .~rf', Y .~i~.~ };~"i~ r
~ ti
- -
~
"S'' y
~ ` K$~ K -
z ;
~
A'~
~ . +h : ~ ~ ~ ~
: ~ ~ - - i
y ~ ~
; . :
~ x~"`~" ~c~ ~'E
7~~ .~'.r
~ a
. ~ ~ . ~
~ ~r ~ "i. . n h, .
~ y
S~Y `fr h~ d ~ bf'.f' _46~5.~ _
: 1 y ~ r{~ f
tf ` ~ l
Y
; s3 ~
$
~ S ' f ' ~ A ~A
n ; ~ H J ~
' ~ : ca.+ ; ~ ~ ~~St;~ _
~ ~r
~
~ 4 K _
t ~ v~
S t v ~ ~
?Y .o:.hY g' 4:;
~
n Sa
~ ~ ~ 3~:_ ~a,. r".~~ a
~'~i 3
't rf,~'J~. - . .Y - ~ 3 ~ x ,y.ny~t . p ~ v..R~ 1 ~ .
W
's"se'S,~ k' %S~~~kCS~ ? 'Z~ C
~ ~ ~ ~ ~~e ~ ~
~ ,Y' i) ~ ~ /~"0~~~.~A f x..~. ~\~~~~~^~~k~~°~~ ~ r '`4w''a`~^k 5 ~'Y~ , y
~ ~ ~ ~ ~ ~ ~ ~Y'\ 2~'.~y. ..7,ra,£;,,t ^yp~ '~i y .~A^c~:. , r . j,A_. ~ `X
,~h.c~~` a~`~ 5~ r'~~ : ~ ~Y~'~,,; am s`~ o~~ ~ > ~ ~ ~rk
~ 'Fa ~ a.'~ a~ <Y's",.~,e~~'~ ~ ~ y ~c` yr~x,' rc r\ 'x'~. s n
~ c ~i ~ ,M~r ~ n ~ ~~Cx ua~a ~ ~ ~v r 's ` ~ ~S '~r~ ~ ~
~n r r ~ ~ ~ : ..~i :n ' "x . . g ~ "Z ~ ~2 ; . K,~;
. c ~r ? ~ ~`U ~ `L`~,3.,x~ ~+.;,;.3 ~x~.~ az~~~"'~s 7.
y~:~"Zi,~?j :,~+c. y~,N, ~ N y.p a ..a ~ x ~ Zt z.. r F'K:k ~;~.a:.,~V 1, ~~~t~sx ~t'~2-i,•* ~ i
a. .
~ ~k , ~ ~ : K'~ ~ ~ a"s~.`a ~.`~Fa'-`~ a c~ ~'V ~
t y~ { . . > $ ~v . a ~ ~ ~ "~ti ~ `f` . v*~ ,aF,. . ~ a '~'s ~ ~ _
~ ~ :
; : s . x ~ - 4d~~ t„r~
? r ' ~ y~ ~ y ~o° K as; »t. ~ ~ o~'`,~,~
r -~A ~ ` ~ s ~ ~~t, .e .
3 .E > ,p ri' ~ ~ i.
3j' 9~B n 's ~ ~'g,~ :
a ~ ~ ~
~ ~
~ £ ; F : ~ : ~i.,~v3w~~~ '
i
~ ~
\
~i' ~ 9`r ~ ~ ~ Y~~~^~1
4~
~ ~ ~ ~ ~ -3
_ ' : .
~ ; ' ~ y.~it~
Y .
. t
'Y'' ,j~ iQ ~ . t . Qy- ~ *
' '
s ~ r' ~ ' \ 3,~„~ %
<
~ ? '
: ~ w
•
~ ~,S - d : ; ? Y : ? ~ , k .
.1' ~ . _ .
z ~~`.~'~a
> _
' ~ 2 e a „ . . ~
~ . ` ~
~ ~ ~
~ ' #t ~
.._v ~ ` ~ ' x''
s,. ~ r3 . rz~
e z 3 ~ ~
` `
~ ' : _ . ~...fYi
~
~ . ~ ~ 5 ~ - . y t ~
,
~
~
~ S ~ ~
y~ ~ _ ; _ ~
9'9.~: ~ 3 : ~ { _ yb`7 ~Fb
~ s "
,Jf.2 S 4' ~ L 4 x~. ~ rT'
& - ' ' - S. :
p : ~ ~ . : ~ - y~
~E S~ S ~ ~ . . . yF 4.,~ ~~4 ~ ~ r
iI 'tq~ tY ~ . .~S ~ ~ . . : ~ ' ~ ' .~..~p.iF 4 y.
. . . . . + . . : , . . . . . 'a~. ''.t ~
L
4~ ~ t±,~,E V ~ _ ; b ~ ~'~d-~ ~.5
' ~ ~ ~ t ~ ~a~. ~s ~'4.~~~~ ~ • , .
. y
;`r9Se~~ at `hrs 7 t.~. ~'x J. L i ~ ~ 7 Aa.~~'E ~ t ~
~
x ~t . •r T+
_ ;
. , . . , . . .
K ~ ~ ~
~
c : . , .
~ a s t"~~. .r _ ~L ~ ~ - '
r
~'j-- +'f',. ~ p ..a' . . . ~ . '
~ . . . .s.F Y l':.~
' _ .:F 1~~'~' "
a +k' ~ . - L~ p"~~ r+ y'~~
r
„ .
~ h;,~r'` -r ~ . . _ .~t ~ :?x ~ z n
i ~ ,a~ iF'-,~~ J -.-T . ' x < "~~~q,, ~:,~5'~~~ ~ _
' i F`~~ ~ a
'f ; ~ r D ~ : w1+'. v~~-'~+;eq`z''~ -
~ .~g ~ ° t ~ y ~ Q ~
_ . . - ~ * ~ ~ b 8°`
< y, t' r,r ~ ~ . t x-.. ~ }
~S"~~ . p 5..~ . ' . "~5 4.~ti
r 'a. "a` ~r i
-y y. r~ - - . ' " - ~*'f~~.:tj;. a '~1.`.
'y ~~.4* - 3:; r,~~~ 2..
~ R
, _ .
v, -r a • ,x~ " ~ ~
v , ' _ _ ~
_ u'. . ~ _r~_ ~ . . ' 4 . ~ ~
~ y ~ ' - ' - ~ ~ y( - 'y.-'
"ti ..L'.' } ~ + ' . . . ' . . ~ ,jC~~.
, ~ . ' : ~ ~ . ~ . . - . . ' . . . _ t"e94~~
: ~
' jV ~r a.~:,- _c. . _ _ '
a ~ ~ ~ . . . ~ ~ . ~ ~ :
- , . _ -~~ni..-
- . . . . . . . . e . : . C'JS+: rsi"
Pt~ANNED DEVELOPMENT BY: FOREST CiT~Y DEV`~E~~PMENT~ ~~'"~F~~
, . ~ 'p.,.~ .
-...ss._:-'_.m:..~..s..~-°__._.^-.~.._.. _~._.,-.r-..--..__.~......_~_
' ADOPTED FEBRUARY 2, 1988, AS OP.DINANCE Y1988-11
8228 1462
, ~ ' m ~ C^~ DOCUMENT
DO NOT DEl~CH C.~RTIFiCATE .R ~
,
, _ . _
' r L;'~4A 1_Q~_f~tt i 'lC~_}J:^:L~GK _
^~i+~'riAi~L1 ~::c~t~~icL~Y, r1c~1~=EF~L~ci~i
PIr'fA ~~~~i~+~TY, ARiZC~iVA
Ct=.T I ~ i i~ ATE ~~t= R~+_ i~lRD i~iU C~:~!'~ =t 1;;r
~ . . _ 1'~~ 1~7:i~~~ ~
~
_ ~ i ir PAiaE'~:: i ~a'~ . . ;
"+~!i ti~i~i~~~ :=~cci 7'.~~ i 1~., D?~+~F~E i: i~~ 2~~_ PA~;E : 1461
_~~~L~i:vi~ TY~t~ ~~nDINAN~_G .
t TM e r I i"1 A L~ .
-'-.:r=,,j'"EE: i~RD #1'?~~ 11
- 159 F'A~~c 1 AT ~ 7'? . 5~:~
~~f iNVE:=t'~ I~J~1 F~~ . . i1 i f
' - d AFF I DAU I i AT . i~t~ Er=~~= . t~t~
='~~2~3U >1~~F i A i , ~ 1 . C~c=y ~fl+_ H , ~~t~
• P?
i~=;Tf~i: c F~T i~. c ii
~ Efl~~:H .~}~:J
t=' I i~A 0~ ?NTY LGnr; +~~r •T'ric BD - .
t~ '3EAF~~_:i-i~.:~ AT 1 . ~A~= i-~ • t.~t
;
, •
} a_{i~:~,~~?N AZ ~ ~7t:t i ,
T~TA~ : ~t}
, ~ i,~,~j; AM?JUNT PA iL~ ~ . i ac~
Lic!'~JTY r~cCi~RL~~R ~~~77 F~~~~ A~
i?. J 1 i
V T L?? ti E ~ . O~:
a
' _
,
, -
THE ABOVE SPACE FOR RECORDERS USE ONLY
~ TO BE RECORDED AS PART OF DOCUMENT
~ g PI~
4 ~ J .I{ . C
~ Ag • ~
O, ~ .
~
~ ,w. ~
~ .
.
1 '
~
' ~ • • • ~ . 8228 1 461
~Q:
1 - ~ A~~. -
'
,
, ORDINANCE #1988-11
ADOPT THE FOREST CITY SPECIFIC P~AN (AS ENACTED BY ORDINANCE #1987-64) AND
, AMEND AND CHANGE PIMA COUNTY ZONING MAP #279, IN THE VICINITY OF
THORNYDALE AND TANGERINE ROADS, AS REFERRED TO IN PIMA COUNTY ORDINANCE
#1985-82, AND REPEALING ALL ORDINANCES AND PARTS OF ORDINANCES IN CONFLICT
~ HEREWITH.
, BE IT ORDAINED BY THE BOARD OF SUPERVISORS OF PIMA COUNTY, ARIZONA:
SECTION 1. That the Forest City Specific Plan, as attached, is hereby
, adopted subject to the following conditions:
A. This specific plan shall be subject to the follow~ng conditions PRIOR to
this ordinance becoming effective:
' l. Amendment of the specific plan document as may be necessitated by
Board of Supervisors action.
2. Approval by Pima County of a Surveyed Boundaries Map for the specific
, plan within three months of specific plan ordinance adoption by the
Board of Supervisors.
3. Recording a covenant that the specific plan will abide by all
applicable adopted Pima County ordinances, existing or as may be
, adopted or amended, not included or specifically addressed within the
specific plan.
4. Recording a covenant that within five years of ordinance adoption of
~ this specific plan, the petitioner will record an acceptable master
plat in accordance with Condition B.1.
5. Recording a covenant that there will be no further subdividing or lot
' splitting without the written approval of the Board of Supervisors.
6. Recording a covenant holding Pima County harmless in the event of
flooding.
B. Within FIVE YEARS of ordinance adoption, the specific plan shall be
, subject to the following:
l. Recording an acceptable master plat which will provide for
development-related studies, assurances and dedications, as required
' by the appropriate agencies, and any related conditions that may be
approved by the Board of Supervisors Otherwise, any or all of this
specific plan shall be referred to the Planning and Zoning Commission
for consideration of amendment or repeal.
' C. Approval of a subdivision plat, development plan or issuance of a building
permit shall be subject to the following:
l. Conformance with the Forest City Specific Plan as adopted.
, 2. Provision of development-related assurances as required by the
applicable agencies.
3. Dedication of necessary rights-of-way for roads and drainage by plat,
or by separate instrument if the property is not to be subdivided.
~
' 228 1463
8
' Co23-87-2 Page 1 of 5 JANUARY 5, 1988
'
'
4. Requirements of the Department of Transportation:
, A. Conformance with Pima County paving policies as determined
applicable by the Department of Transportation and Flood Control
District.
, 6. All arterials, collector and local streets required for
development shall be designed to provide sufficient capacity for
ultimate development of the plan. All roadway improvements shall
be constructed to the ultimate design per the approved
~ transportation system implementation plan. All development
related internal transportation improvements for the specific plan
shall be provided by the developer.
' C. Establishment of design criteria to include right-of-way widths,
typical cross-sections, design speeds, utility locations, maximum
design roadway slopes, access control, bike paths and pedestrian
~ way or sidewalks shall be subject to approval by the Department of
Transportation and Flood Control District.
D. A transportation improvement financing plan and transportation
system implementation plan for the specific plan area shall be
, required before any subdivision plat is approved. The
implementation plan shall address the provision of major routes
within the plan area, the provision of capacity and route
~ continuity adjacent to the plan and the areas of responsibility of
the County, the primary developer and any subsequent developers.
E. All landscaping in rights-of-way shall conform to Department of
Transportation and Flood Control Qistrict standards and must be
' approved by the Department.
F. Conformance with the Department of Transportation and Flood
Control District Policy regarding development of Tangerine Road.
~ (Tangerine Road is to be developed as a major controlled access
highway with a basic right-of-way of 300 feet and an 80-foot
building setback from each right-of-way line. Major intersections
, shall be grade-separated and spaced no closer than at one-mile
intervals except where topography may require modification of such
spacing. A continuous median shall separate opposing traffic
between grade separations; median openings to accommodate left
' turns or street intersections shall not be allowed. Further, no
more than one public street access shall be allowed between grade
separated intersections; median openings opposite such public
' street connections shall not be allowed. All private driveway
access to Tangerine Road shall be prohibited.) In the event Pima
County policy regarding improvement of Tangerine Road is amended
such that less stringent conditions are adopted, the specific plan
, shall conform to tne revised conditions applicable at the time of
development.
G. A transportation study for the plan shall be submitted for
~ approval by the Department of Transportation and Flood Control
Oistrict prior to approval of a master block plat.
5. Requirements of the Flood Control District:
, A. Al1 internal drainage improvements shall be constructed at no cost
to Pima County.
B. Trails within the 100-year floodplain shall not be maintained by
Pima County. Trails within the access easement are acceptable and
' can be incorporated into a mitigation plan.
C. Detention/retention basins shall be designed in conformance with
the Stormwater Detention/Retention Manual.
8228 1464
' Co23-87-2 Page 2 of 5 JANUARY 5, 1988
'
'
0. Landscaping mitigation plan for drainage channels shall be
' developed by the petitioner and approved by the District prior to
submission and acceptance of the Master block Plat.
E. The applicant shall finalize a phasing plan of drainage
' improvements prior to acceptance of the Master Block Plat.
F. Internal drainage scheme for blocks shall be determined at the
master plat phase.
G. A Sub-Basin Management Study or Master Orainage Study shall be
, prepared and submitted by the petitioner for review and approval
by the Department of Transportation and Flood Control Distric
prior to submission and acceptance of a master block plat. The
' limits of study and scope of work shall be determined by the Flood
Control Oistrict.
H. The petitioner shall be financially responsible for constructing
, offsite drainage improvements necessitated by the subject plan as
determined from the Sub-Basin Management or Master Drainage
Study. The phasing of constructing these improvements shall be
determined by the petitioner and approved prior to the master
, block plat approval.
6. Requirements of the Wastewater Management Department:
A. The property owner shall connect to the public sewer system at the
' location and in the manner specified by Wastewater Management at
the time of review of the tentative plat or development plan.
B. The property owner shall construct an off-site public sewer
extension to serve this specific plan and shall construct the
' on-site sewers in a manner that will provide flow-through for
upstream tributary areas at points and with capacities as
specified by Wastewater Management at the time of review of the
, tentative plat or development plan. The public sewer improvements
shall be sized and located in accordance with a Basin Study
prepared by the property owner and reviewed and approved by
, Wastewater Management. The public sewer improvements shall be
designed and constructed in conformance with the applicable Pima
County standards and shall be completed, inspected, and released
for service prior to the issuance of any building permits.
~ 7. Requirements of the Planning and Development Services Department:
A. A preservation study (to be prepared by an independent
horticulturalist) and plan determined acceptable by staff which
, includes a detailed revegetation program for the drainageways and
detention/retention basins (identified in the Hydrology Plan
Element of the specific plan, page V-13) shall be submitted
concurrent with the master plat. The plan shall include and the
, owner shall covenant to:
1. 100% preservation or relocation of the salvageable on-site
ironwood trees and saguaros within the specific plan
, boundaries. Salvageable trees are those with a trunk diameter
of at least 4" measured 3' above the ground.
2. 100% preservation of vegetation within Area F and 100%
, preservation or relocation of all salvageable trees within
medium to high density vegetation areas (shown in exhibit
IU-11 of the specific plan document) within the specific plan
boundaries.
'
8228 1465
' Co23-87-2 Page 3 of 5 JANUARY 5, 1988
~
~
3. Preserve or relocate 30% of all salvageable trees (excluding
, ironwood trees and saguaros) in areas A and B and 50% of all
salvageable trees (excluding ironwoods and saguaros) in areas
C, D and E within the specific plan boundaries.
' 4. Bufferyard D(as provided by Chapter 18.75 of the loning Code)
along Tangerine Road consisting of at least a 25'-wide
bufferyard with existing undisturbed vegetation. Enhanced
vegetation will be required in some areas in order to meet
' plant density requirements.
B. A significant archaeological resources mitigation program as
identified in Appendix E shall be performed prior to project
, development or other site disturbance such as grading.
C. Chapter VII, Design Guidelines, is advisory and shall be used only
when not in conflict with adopted County landscaping or signage
, regulations.
0. A preliminary development plan shall be submitted for advisory
review by the Pima County Design Review Committee prior to
approval of a subdivision plat or development plan for an
, individual development project within the specific plan. In its
review, the Design Review Committee shall use the criteria or
findings of the following:
' 1) This specific plan, including its design guidelines;
2) "The Urban Design of the Tucson Basin" as prepared by the Pima
County Urban Design Commission;
3) RVC zoni~g (Section 18.71.060 of the Zoning Code).
' S. The primary developer shall provide standards and requirements for
private recreational facilities in areas C, D and E.
9. The text amendments dated November 9, 1987, November 16, 1987 and
, December 21, 1987, are incorporated as part of this specific plan.
10. The permitted primary uses of Development areas A and B are as follows:
Development Area A
~ 1. Primary Uses Permitted:
a. Commercial
b. Financial Institution
c. Commercial Recreation
' d. Office
e. Residential
Development Area B
' 1. Primary Uses Permitted:
a. Office
b. Commercial Recreation
c. Financial Institution
~ d. Residential
This condition includes the amendment of the specific plan document to
provide necessary changes related to the above uses.
, 11. The Planning and Development Services Department shall notify all
applicable homeowners associations, including the Ironwood Forest
Homeowner's Association, upon review of any subdivision plat within
' the specific plan.
12. The permitted density range for Development Areas C, D and E is 2 to 8
residences per acre.
'
8228 ?4~6
' Co23-87-2 Page 4 of 5 JANUARY 5, 1988
~
,
~ and that Pima County Zoning Map #279, in the vicinity of Thornydale
and Tangerine Roads, as referred to in Pima County Ordinance #1985-82 be,
and the same is, hereby amended and changed to the SP (Specific Plan) zone
~ as shown on the entitled "Amendment by Ordinance #1988-11 to Pima
County Zoning Map #279" hereto attached and by reference made a part
thereof .
~ SECTION 2. That this ordinance becomes effective upon satisfaction of
conditions of Subsection A and that all ordinances and parts of ordinances
in conflict herewith be and the same are hereby repealed to the extend of
t such conflict.
, PASSED AND ADOPTED by the Board of Supervisors of Pima County, Arizona,
this 5th day of January , ~ggg,
~ Chairman, Board of Supervisors
ATTEST:
~ ~ ~ /
~ ~ ~ ~ ~
C erk, ~oard of upervisors
~ ~PPROVED AS TO FORM: ~ -
, ~
1 -
Civil Deputy County Attorney Executive Secretary, Pima County
, Planning and Zoning Commission
~
~
'
'
'
'
8228 1467
' Co23-87-2 Page 5 of 5 .IANiJARY 5, 1988
J
,^...,a.E'~' - ~ ~ DOCKEI : y / ~
~ ~ F~AGE: 930
RECORDED BY: OKG ; NO. OF RAGES:
DEF~UTY RECORDER ~ 9?U55778
?n~~ RD18 ~8i~'o'~~ SEQUENCE: U4/~~/9~
' P~`~~? ORDIN 11:~8:UU
RIMA CO CLERK OF THE HOARD
' RICKUR
TUC50N AZ 85701 AMOUNT FAID ~ ~-UQ
pRDINANCE NO. 1992- 24
~ AN ORDINANCE OF THE BOARD OF SUPERVISORS OF PIMA
q COUNTY; RELA'I'ING TO ZONING; AMENDING SECTION 1.B-1 OF
THE FOREST CITY SPECIFIC PLAN, ORDINANCE #1988-11, TO
~ ALLOW A FOUR-YEAR EXTENSION OF TIME. `
7
BE IT ORDAINED BY THE BOARD OF SUPERVISORS OF PIMA COUNTY, ARIZONA:
1 SEC'TION 1: That Ordinance 1988-11 is hereby amended to read: .
11
~
Section 1-B.1
14 Within ~e ~i~ years of adoption, the specific plan shall be subject to the following:
1. Recording an acceptable master plat which will provide for development-related studies,
~ assura~ces and dedications, as required by the appropriate agencies, and any related conditions that may
17 be approved by the Board of Supervisors. Otherwise, any or all of this specific plan shall be referred
~s3 to the Planning and Zoning Commission for consideration of amendment or repeal.
~ SECTION 2: That all ordinances and parts of ordinances in conflict herewith be and the same hereby are
21 repealed to the extent of such conflict.
~ da after its ado tion.
24 SECTION 3: That this ordinance shall become effective 31 ys P
PASSED AND ADOPTED by the Board of Supervisors of Pima County, Arizona,
~
L7 . ; !~G"' , 1992.
28 this ~ - day of
~ _ , , .
l
31 ; ` ; .
~ , hairman, Board of Supervisors
~3 ' . - - ~ £ ~~.n
~ Date• „ ~
* ,
~ 5 p .
~37 ' ~ . ~ ~
38 ' ~ - '
'39 lerk, oard of Supervisors
40 ~ _ ~
41 / P~~ ~ D AS FORM:
I ^ ~
, 43 ~ ~ A
~
qs ' Deputy nty Attorncy Executive Secretary, Pima County
~ Planning and Zoning Commission
I
Page 1 of i
,
927~ .930
~
,.,,--~...m...,,,,,,.._
~ - ~
, ~ ~
,
A4fENDMENT N0. 2 BY ORDiNAt~CE N0. i~88-i I
, TO PIMA COUNTY ZONING MAP N0. 279 TUCSON, ARIZONA
F~REST CITY SPECIFIC PLAN BEIN6 A PART OF SEC. 32, 0
T.IIS.R.13 E.
,
AOOPTEO 5 JanucrY 1988
~
,
~ I I
, ' I '
ISTATE LAND
SR ' SR;
~ I
' ~ I
I ~
I ~
~ ~ ' «..;w. ~ . -
. . , _ 1
. . . . .
~ I
i ~
I I
i I I
' - I I
~ ~ ~ (96A ~
~ ~
, I
90 ~ ( I
~ I
I - T
S ~ ~
REFER ORD. No.1988-I f R i
FOREST TY SPEClF1C PI.AN AP STATE ~
~ AND REG LATIONS. ~
~ ~
~ I i
' 96A ~ I
~ I
~ I
r ~
~ ,
, . .
. .
I
91---
I
' ~ I
I
~ SP ~
~ I ~
~ ~ E
~ ,
~
~ ~A I I
1 I ;
,
. .
: : : : : : : : : : :
.
: :
T.11S.R.13E. 31 ; _
O ~~''TANGERINE ROAD~~
' T.12S.R.13E.5 5
~ STAjE LANO I j
I
%
~ - ,
EXEC. SEC~Y COUNTY PLANNING ANO ZONING COMMISSION
CA23-87- 2
C013-76-2
202-23-096A
202-23-0968
~ frcm SR 309. 23 ocrsa v ~ ~
L J
1af - ? Febntory 1988 ~
~ n ~ f~~g
' FOREST CIT~" RENTAL PROPERTIES CORPORAT'ION 333 E. WETMORE RD. SUITE 250
TUCSON. ARIZONA 85705• I 758
c602) 888-3962
'
'
HAND-DELIVERED
~
December 21, 1987
~
' Mr . Da•~id Yetman
PZMA COUNTY BOARD OF SUPERVISORS
131 West Conqress
Tucson, AZ 85701
~ P,E: Fr?REST CITY SPECIFIC PLAN
C023-87-2
' Dear David:
we have given considerable thought to your recent comments concern-
' ing our proposed development and its treatment along Tangerine
Road. As we discussed, this corridor is both the vantage point
from which our site is g~nerally viewed, and is the area that
, contains many of the 118 ironwood trees on our land.
To specifically address your concept of a desert vegetation area
with special emphasis toward the ironwoods, we propose the follow-
' ing:
1. Present Pima County policy calls for Tangerine Road to
, have a 300-foot right-of-way, which will require an
additional 100-feet from Forest City. It will take many
years, if ever, for the actual roadway development to
' utilize this entir~ right-of way.
Cansequently, we could include in our dedication a type
ot "reservation easement" setting forth that the entire ~
~ 100-foot width be maintained as a desert vegetation ~
buffer until actual roadway improvements require use of ~
that portion of the right-of-way. p~
, The "reservation easement" could also state that when
roadway impravements require use of the 100 feet, that
as much of the right-of-way be preserved as possible, -a`
I and in no case shall there be less than 30 feet of ~
desert vegetation. Specific salvage requirements could ~
be imposed for preservation of ironwoods.
' ..~'_..._.'.~'~.~;+~t,~~~
~ ~ ) ~
c.~ ~:;C~~Ci i ...:~i(1~
' CORP HO. 1OBOO ~ROOKPARK RD. CLEVELANO. OHIO 44130~1 199 ~ ~
%/~/S 8 c~~ -y--
~
'
Mr. David Yetman
' December 21, 1987
Page 2
,
2. As mandated by Planning staff, the requirement for a
' desert vegetation buffer on Forest City property will
add 25 feet in width to the area described above.
, 3. In addition, a portion of the frontage along Tangerine
will be designated as sites for retention/detention
basins, which will be enhanced with desert vegetation
and significantly add to the Tangerine buffer.
~ 4. Forest City has a substantial, specific condition drawn
up by Planning staff to salvage native vegetation and
~ ironwoods. This condition could be expanded to require
that all of the transplanted ironwoods and 150 of all
other transplanted material from the entire 309 acre
' site be relocated into the Tangerine desert vegetation
buffer described above.
We appreciate your interest and support and will be happy to
' discuss any of these items,at your convenience.
Sincerely,
, FOREST CITY REN AL PROPERTIES
, Dean Wingert
Project Director
~ DW/mt
cc: David Dolgen
' ~
~
'
'
! 8228 1469
~
,
~ ~
~
1
~
1
!
' AMENDMENTS TO
, FOREST CITY SPECIFIC PLAN
C023-87-2
' '
~
~
~
~
~
~
'
~ 8228 147~
' NOVEMBER 9, 1987
'
,
FOREST CITY SPECIFIC PLAN AMENDMENTS
' November 9, 1987
Page 1
~
' Page IV-1:
8. Topoqraphy
' Average Cross Slope: I x L x.0023 ~ A
Average Cross Slope: I x L x.0023 ; A
' Page IV-9
J. mile radius of the site tExhibit IV-~0~).
~ J. mile radius of the site CExhibit ZV-21).
~ DeGrazia Elementary School d~ ~'~0
5051 w. Overton Road
' Tortolita Middle School ~f~,B 950
4101 W. Hardy Road
~ Mountain View High School 7~79 ~/..~ifY(~
3901 W. Linda Vista Road
' ~~~.~v"t ~7~€~,~' i:~~t~,2~i 5~~1~1~ /J~12~~7~'
~ZA,44' N • ~'c~~ K~,~'
~s'~~,4~'a~. ,~'z~~~al
, DeGrazia Elementar School 730 800 378
Y
SOS1 W. Overton Road
~ Tortolita Middle School 670 950 125
4101 W. Hardy Road
' Mountain View High School 779 1,100 137
3901 W. Linda Viata Road
,
Page ZV-22:
, J . ~b'~~,~~1 ~~'~l~,d.b~' ~~,¢~~d~~.6~fi1 / ~d~ ~'~d~ ~/~~~~1
_ ~ s~~~~~ ~a~~,~? c~~Q,r.~ ~.r~~. ~r~ d~~ ~o ~~~6~~i~
~ ~~~d,~~~, ~~,~~'d~.~! ~ ~~'~1~6! ~~r~66~i~
' ~~~~~r~~~ ~~6.r~~ ~ ~~y ~~~t
e'~(~,~,~i' ~,E~f- ~'K.d~/ 1~~EY dY~~,~d~~ ~~l~~/~~d~i/.
, 8?28 1471
~
' Forest City Specific Plan Amendments
November 9, 1987
Page 2
~
' Page V-6
D. Circulation Concept Plan
~ The Forest City circulation plan established the layouts,
capacity and design standards for roadways within the plan
area. Zt responds to and meets future traffic needs by
~ providing easy access for commercial and residential uses
and local internal access. Al1 internal roads will be in
private ownership. PRIVATE STREETS WILL NOT RESTRICT
, REASONABLE ACCESS TO ADJACENT PROPERTIES TO THE NORTH AND
EAST.
, The circulation plan is depict~d on Page V-7. The phases or
road improvements are implemented through the phasing plan
in section VIII.
~ Initially, access to the site along Tangerine Road will be
limited to three points as shown on the Circulation Plan.
WHEN TANGERINE ROAD IS BUILT, TWO ACCESS POINTS, IDENTIFZED
' AS "INTERIM" WZLL BE CLOSED. THE RESZDENTIAL COLLECTOR WILL
BECOME A CUL-DE-SAC (WITH EMERGENCY ACCESS TO TANG£RINE).
ADDITIONAL ACCESS MAY OCCUR TO THE EAST AND NORTH VIA FUTURE
CONNECTIONS AS WELL AS VIA THE RESIDENTIAL STREET THAT
~ CONNECTS THE MAJOR CORE ROAD TO THE RESIDENTIAL COLLECTOR.
Page V-7:
~ LEGEND ~EGENO
~ wQ ~rr ~ wi~ E++~r
~ 5"°id"y 6+ry ~ Sec.ond~ ~
~ 1~' U ResilM:a1 F+Mry Ci 1' R~~ ~w .
NaiXCoe (lwd (90~ R.O W~
~ MaiorCareRoad (90'RO.W) ~ ~...w~,^,~"~"'""'"w«w
,...~~.~..~nr+.-.«o.. ~ ~,.11N~MU1''`
' ~ Revdcrd~l Co4clor (50' RO.W) (lcs~da+~~ <SO' R_O.W~
~ Rtydar~ISuccl
~ Rrs6a+(a15vee!
' a Sp+e WashCross^9 Sp"c WashGossi•l
o o
~ Page V-8:
There are presently no existinq or planned roads serving
~ this site along northern or eastern boundary.
~l~ d~~~'~.~~~ ~d d~~~x~~f~k's~ ~~~K~ ,~1~~'~ ~t~~ i~s~~-`,~i~/d~`;~
4'~~~~f/dd~/ ~ ~,Yi~'~~ s~~~`s~~~fldd~ ~~~~fi~~~~~
'
~2?8 ! 4?2
~
'
~ Forest City Specific Plan Amendments
November 9, 1987
Page 3
~
Paqe V-10:
~ ~i
l~~iE= ~,~X t w .~i~?-}./~~~ O'~ ~d~ ~f~~ 2.~1'~ ~e~ av~'f~~~ A~I~t~
9~~/ ~l~/ P~~f~.6,~5~~~? ~~X~,~.~'~~ w~'~1X1~ e~a~~,Ei~ a~i'~~ ,~~i~'~~~
T',Q,fiq'¢~`,~~ ~~2' qS~ ~'~a(y,~Jl~ R,f~a~c~• Residential Areas C, D,
' and E will ~ sk~j' ~~b,fj~l~f,~'~~ 34.6~ t~ HAVE THE POTENTIAL FOR
FUTURE connections to the north d~ AND east ~I~~r~~~d~. A
TRANSPORTATION STUDY UPDATE WILL BE PREPARED PRZOR TO
~ ORDINANCE ADOPTION AS REQUESTED BY PIMA COUNTY DEPARTMENT OF
TRANSPORTATION AND FLOOD CONTROL DISTRICT.
~ Page V-11:
There will be three different Widths of street right-of-way
within the project. The primary core road between Areas A
~ and B will be a 90' private right-of-Kay allowing room for a
four lane road with bike paths and sidewalks. A two lane
secondary private residential loop road is anticipated
~ through Areas C, D and E and will have sufficient riqht-of-
way for sidewalk and bike paths. Interior residential roads
will be private and have right of Way widths of A MINIMUM
~ approximately 50 feet and a pavement Width of 30 feet Ctwo
lanes and parkinq). All private roads, bikepaths and
sidewalks will be built to Pima County specifications.
' Page V-12:
F. The spine Washes and 25 foot buffer are to be maintained as
' a natural riparian community. An access/nature trail will
be established with the 25 foot buffer. THE TRAIL WILL BE
LOCATED WITHIN A 10-FOOT NIDE CLEAR ZONE. These trails are
, not intended to serve a maintenance function althouqh in
case of emerg~ency they could be utilized for access. The
intent to preserve these habitats does not support the
installation of a maintenance road.
' Page V-13:
~ LEGEND ~EGEND
~~-~...K
`rt.~~- -Sp~ne Wash', Left NaWrai 'Spine Wash', Le(t Naturai
.s~! ~y.
~ ~ ivi'nor Wash Possb(e Modficat'an yya~ Possd~ie Modficatan
Detention/Retention E3asi~s, Detention/Retention 8asins,
~ Revegetated ~ Revegeiated
r ~ pevetopment Area Boundary ~ Development A~ea Boundary
~ Spine Wash Boundary ~ Spiae Wash Boundary
~
~7 We M incwoaateA inle
MOTE Oer<bo~^~ M~~ A.
' NOTE; DNeAaVRC1eT~'?~'i dao W:~caD«~/CA iNO
~~.f Nf 8 2 2 8 1 4 7 3
'
' Forest City Specific Plan Amendments
November 9, 1987
Page 4
' Page VI-6:
, 3.
L. AVERAGE AREA PER UNIT: NONE
, M. BUILDING SETBACK MINIMUM: FRONT: 15'
BUILDING SETBACK MINIMUM: SIDE: NONE
BUILDING SETSACK MINIMUM: REAR: 10'
~ N. NATIVE PLANT SALVAGE: A MINIMUM OF 60X OF THE
SALVAGEABLE SAGUAROS AND 100X OF THE SALVAGEABLE
IRONWOOD TREES, (AS DETERMINED BY A QUALIFIED RESOURCE
' SPECIALIST/HORTICULTURIST) SHALL BE PRESERVED AND/OR
RELOCATED WITHIN THE SPECIFZC PLAN AREA.
~ Page VI-7: -
F.3.
, J. MINIMUM AREA PER UNIT: NONE
K. BUILDING SETBACK MINIMUM: FRONT: 15'
~ BUILDING SETBACK MINIMUM: SZDE: NONE
BUILDING SETBACK MINIMUM: REAR: 10'
L. NATIVE PLANT SALVAGE: A MINIMUM OF 60X OF THE
' SALVAGEABLE SAGUAROS AND 100X OF THE SALVAGEABLE
IRONWOOD TREES, tAS DETERMINED BY A QUALIFIED RESOURCE
SPECIALIST/HORTICULTURIST) SHALL BE PRESERVED AND/OR
' RELOCATED WITHIN THE SPECIFIC PLAN AREA.
Page VI-8:
r G.3.
~~,~1f1~3~ ~r~~~ ~~~95/ ~P~~i~/~9~~i~
~ B. MINIMUM LOT WIDTH: NONE
' I. AVERAGE AREA PER UNIT: NONE
J. NATIVE PLANT SALVAGE: A MINIMUM OF 80X OF THE
SALVAGEABLE SAGUAROS CAS DETERMINED BY A QUALIFIED
~ RESOURCE SPECIALIST/HORTICULTURIST) SHALL BE PRESERVED
AND/OR RELOCATED WITHIN THE SPECIFIC PLAN AREA.
,
'
' 8228 1474
,
~
Forest City Specific Plan Amendments
, November 9, 1987 '
Page S
' Page VI-9:
3.
~ I. MINIMUM LOT WIDTH: NONE
J. AVERAGE AREA PER UNITs NONE
~ K. NATIVE PLANT SALVAGE: A MINSMUM OF 80X OF THE
SALVAGEABLE SAGUAROS (AS DETERMINED BY A QUALIFIED
RESOURCE SPECIALIST/HORTICULTURIST) SHALL BE PRESERVED
~ AND/OR RELOCATED WITHIN THE SPECIFIC PLAN AREA.
Page VI-10:
~ I. 3.
~ I. MINIMUM LOT HIDTH: NONE
J. AVERAGE AREA PER UNIT: NONE
, K. NATIVE PLANT SALVAGE: A MINIMUM OF 80X OF THE
SALVAGEABLE SAGUAROS (AS DETERMINED BY A GIIALZFIED
RESOURCE SPECIALIST/HORTICULTIIRIST) SHALL BE PRESERVED
' AND/OR RELOCATED WITHIN THE SPECIFIC PLAN AREA.
Page VII-3:
,
' ~ OME 2T011Y EIEwENi . - ~
MI~HW 600F ll/W
Tw0 SIORY
Tw0 STOnT
~ 7 " . -
' . ~ ~ . ~ .
~ 1 o : ~ @ ' ~ a :l o ~ ~ -
~ 0 " g 0 ~ ~ -
rto.w. " ' - - ' • _ _ . _ . r-4 ' " ' - _
, ~ LANOSCArCO OENY WNERE RO.w. ~
/w(1KwG OCGURS a SETOACK ~?/pS~A?ED OEAY w11ENE
150' i0 GENTEIRNE fA(IKNG OCCLIR2 N SETOAGK
VARIE~ S[TQACK AT TANGERINE ROAD EDGE ~so'TOC~~m'''E
SETEiACK AT TANGERWE ROAD EOGE
~
'
~ 8228 i475
'
, Forest City Specific Plan Amendments
November 9, 1987
Page 6
~ Page VII-12:
i 8. Native Landscape to be Relocated
,fi/a%~~d/X,f~,b~(~IvSb~ P~z~.~~i~~d,~f-l3la~~h~le~.'d~fa•`a''~rS~li/
,
~f~ d~ a~/?~~~f ~b~ls~f~'~'d ~k ~
, ~1~~~?~~d 6.~ ~f~lf~,G~~~~ /~l~d /~,~1 ~,C~~(~~ ~l ~,~'~l~lf,b
p~~~,~/al~d.f~l ~S~fa~l ~rSlc~Yf m4a(~~` a~'~ftS~i,~d' }5~ ~K~/F~s~~~
d~~~i d~~~~~ ~~~~~,~~r~~
~ ~~fd,(~/S/a' a~~f,~ ,f.b at'x~~lrldd~/,6~ D~'~;~/e~ 8'X~rf,~/iilalSf,!
, Page VIZ-12:
Developers are encouraged to retain MORE THAN THE MINIMUM
NUMBER OF t~3~~~ saguaros AS REQUIRED IN THE DEVELOPMENT
~ REGULATI ONS SECTION . j~~6,~}~¢)c`/, q'~~yf~ ~t~ii`~ ~~~-`~~J't,~
h~~1~~,t,~ /~}~~j'-`~ A~~~r{~~. ~4{~ /~~Xlbi'~3F-~~ ~ ~il`Y~ Ai.~,~~~}~Jf3~
A'~R~~1¢i~'/~~~~~ ~~i~S~k~X~
~ .~/~~~,~7~~~~~
~ i~~ ~x ,~~~i
' ,~~x~~~ ~i
~ ,w~~~~~i ~i~,~ ,~~~i ,~~~n,a,~
,c~, , ~~~;d/ ~~~,~~~1 ~~~~i' ~`~,~,4'~~~'~
~ Y~.6~r~'d~.~/
Yz~,b~dd~/ al~{~ ~dd i~rf ~f~/ ,~b ~~sl f~l/~r~ ~.~~~~fu41~
,~/d~d/. /:1~1~;G/~9'~~11~ ~~,b~l~ld.bf~~ ~.~1~' ~
, o~n' ~f,~~~S~t~~,c3// dd ~ff~~.
DEVELOPERS ARE ENCOURAGED TO PRESERVE AND/OR RELOCATE
~ SALVAGEABLE ACACIA, PALO VERDE AND MESQUITE.
Page VIII-6:
' D. PRIOR TO MASTERBLOCK PLAT APPROVAL, DEVELOPMENT AGREEMENTS
WILL BE NEGOTIATED INCLUDING A"TRANSPORTATION IMPROVEMENT
FINANCING PLAN" AND A"TRANSPORTATION IMPLEMENTATION PLAN'.
, THESE WILL ADDRESS CAPACITY AND ADJACENT ROUTE CONTINUITY
AND AREAS OF RESPONSIBILITY OF THE COUNTY, MASTER DEVELOPER
~ AND BUILDER.
~
~ 8228 1476
'
~ Forest City Specific Plan Amendments
November 9, 1987
Page 7
~ E. TRANSFER OF DENSITY
, To ensure the orderly growth of a well-balanced community,
the desiqnated planning areas within the FOrest City
Specific Plan shall be developed at densities consistent
with or less than the designated density ranges except as
~ provided for in a density transf er. Minor modifications in
the boundaries and acreaqe of planning areas or adjustments
because of final road aliqnments, DRAINAGE (INCLUDING
~ RETENTION/DETENTION), will occur during technical
refinements in the tentative plat map process and shall not
reqvire an amendment to the Specific Plan. Maximum dwelling
~ units per cumulative planning area will not thereby be
affected. The Forest City Specific Plan residential
dwellinq unit maximum shall be 1,189 dwelling units.
~
,
~
,
~
i
1
i
1
1
~
¦ 822~ 1477
'
,
~
~
' SECOND SET OF
AMENDMENTS TO:
~ ~
~ FOREST CITY SPECIFIC PLAN
~ C023-87-2
,
,
,
~
~
~
,
~
i
' NOVEMBER 16, 1987
~ g228 1478
_ _ _
~ ~
, Forest City Specific Plan Amendments #2
November 16, 1987
~ Page 1
Page VIII-6 (Insert after D and before•E)
, E. DRAINAGE
WHERE NATURAL CONDITIONS ARE ALTERED THE DRAINAGE SYSTEM
, WILL BE IMPLEMENTED IN THREE PHASES BY THE MASTER DEVELOPER
AS SHOWN ON PAGE VIII-3. THIS WILL ALLOW FOR UPSTREAM STUDY
~ AND SOLUTION STEPPING DOWN IN A LOGICAL FASHION TO TANGERINE
~ ROAD. RETENTION AND/OR DETENTION FACZLITIES WILL BE
IMPLEMENTED WITHIN EACH PHASE, AS NEEDED.
~ F. CIRCULATION •
THE CIRCULATION SYSTEM SHALL BE IMPLEMENTED IN THREE PHASES
CEXHIBIT VIII-5) WITH RESPONSIBILITY SHARED BETWEEN THE
~ MASTER DEVELOPER AND THE BUILDER(S). THE SHARED
RESPONSIBZLITY WILL FUNCTION IN RECOGNITION OF THE TIMING
BETWEEN THE INITIAL NEED FOR PAVED ROADWAYS IN THE AREA AND
~ ACTUAL DEVELOPMENT WITHIN THE PLANNING AREAS. NO HALF
SECTION ROADWAY CONSTRUCTION WILL BE IMPLEMENTED.
THEREFORE, THE REQUIRED STREET ZMPROVEMENTS WILL BE PROVIDED
~ BY THE PRIMARY DEVELOPER AND BUILDER(S) TO COUNTY STANDARDS
PRIOR TO THE RELEASE OF ASSURANCES OR CERTIFICATES OF
OCCUPANCY.
~ RESIDENTIAL COLLECTOR (PHASE 1):
THE MASTER DEVELOPER WILL BE RESPONSIBLE FOR A MINIMUM 50'
~ RIGHT-OF-WAY ZNCLUDING TWO PAVED TRAVEL LANES AND SECONDARY
STREETSCAPE LANDSCAPING tSEE EXHIBIT V-21). RESIDENTIAL
ENTRY FEATURES WILL BE INSTALLED BY THE MASTER DEVELOPER.
THE INTERIM ENTRY ON TANGERINE WILL BE CONSTRUCTED DURING
~ THIS PHASE.
RESIDENTIAL STREET (PHASE 1):
, THE BUILDER(S) WILL BE RESPONSIBLE FOR CONNECTING INTERNAL
RESIDENTIAL STREETS TO THE INSTALLED RESIDENTIAL COLLECTOR,
~ PER PIMA COUNTY STANDARDS. THE RESIDENTIAL STREET SYSTEMS
WILL BE DETERMINED DURING THE 5UBDIVISION PROCESS.
MAJOR CORE ROAD (PHASE 2):
~ THE MAJOR CORE ROAD WILL BE IMPLEMENTED DURING PHASE 2 BY
THE MASTER DEVELOPER. IT WILL INCLUDE A 90' RIGHT-OF-WAY,
, PRIMARY STREETSCAPE LANDSCAPING (EXHIBIT V-21), INTERSECTION
NODES CAS NEEDED> AND MAJOR ENTRY STATEMENTS AT TANGERINE
AND AT THORNYDALE. THE CORE ROAD WILL SERVICE LAND USE AREA
' B AND IN PHASE 3, LAND USE AREA A.
~ ~22a i4~~
~
~ Forest City Specific Plan Amendments #2
November 16, 1987
~ Page 2
~ INTERIM ENTRIES (PHASE 3):
INTERIM ENTRIES ON TANGERINE AS INDICATED ON EXHISIT V-7,
ARE TO BE IMPLEMENTED DURING PHASES 1 AND 3 BY THE MASTEF2
~ DEVELOPER. THESE ENTRIES WILL BE REMOVED AND
RECONFIGURATION ACCESS PLACED INTO SERVICE AT THE TIME
SPECIFIED IN CHAPTER V-D.
~ INTERNAL STREETS (ALL PHASES):
~ INTERNAL STREETS WILL BE THE RESPONSIBILITY OF THE BUILDER,
CONSTRUCTED IN CONJUNCTZON WZTH SUBDIVISION AND/OR
DEVELOPMENT PLANS.
~ G. SEWER SYSTEM IMPLEMENTATION
THE MASTER DEVELOPER WILL IMPLEMENT THE OFFSITE SEWER
~ CONVEYANCE FACILITIES REQUIRED TO PROVIDE SERVICE TO THE
FOREST CITY SPECIFIC PLAN AREA. ONSITE SEWER COLLECTION
FACILITIES GENERALLY LOCATED WITHIN THE PRIMARY STREET
, SYSTEM, WILL ALSO BE IMPLEMENTED.
OFFSITE SANITARY SEWERS
~ INITIAL DEVELOPMENT WILL INCLUDE THE COMPLETION OF
APPROPRIATELY SIZED FACILITIES TO THE SITE. THIS MAY
INCLUDE THE ESTABLISHMENT OF AN ESCROW ACC4UNT FOR THE
, COMPLETION OF THE THORNYDALE TRUNK SEWER FROM MAGEE ROAD TO
INA ROAD AND/OR THE EXTENSION OF FACILZTIES TO TANGERINE
ROAD. THIS WILL BE THE RESPONSIBILITY OF THE MASTER
~ DEVELOPER.
ONSITE SANITARY SEWERS
~ THE MASTER DEVELOPER WILL BE RESPONSIBLE FOR PROVIDZNG SEWER
LINES OF A SIZE ADEQUATE TO ACCOMMODATE DEVELOPMENT OF THE ,
PLANNING AREAS WITHIN THE PRIMARY STREET SYSTEM ADJACENT TO
~ EACH PLANNING AREA. THE BUILDER(S) WILL BE RESPONSIBLE FOR
THE INSTALLATION OF THOSE MANHOLES IN THE SEWER LINE
NECESSARY TO PROVIDE POINTS OF CONNECTION AND THE EXTENSION
OF FACILITIES THROUGHOUT THE PLANNING AREAS.
'
~
~
, 8228 ~
_
' .
~
~ Forest City Specific Plan Amendments #2
November 16, 1987
Page 3
~
PHASING
~ PHASING OF THE SEWER CONSTRUCTION WILL COINCIDE WITH PHASING
OF THE STREETS.
~ H. WATER DISTRIBUTION SYSTEM
WATER SERVICE FOR THE PROJECT WILL BE PROVIDED BY THE CITY
~ OF TUCSON. THE MASTER DEVELOPER WILL BE RESPONSIBLE FOR
INSTALLATZON OF WATER MAINS IN THE PRIMARY STREET SYSTEM.
CONSTRUCTION OF THE WATER SYSTEM SHALL BE PHASED IN
~ ACCORDANCE WITH THE PHASING PLAN. THE BUILDER<S) WILL BE
RESPONSIBLE FOR THE INSTALLATION OF WATER FACILITIES
THROUGHOUT THE PLANNING AREAS.
~ I. UTILITIES
UTILITY SERVICE, I.E., ELECTRIC, TELEPHONE, GAS AND CABLE
~ TELEVISION, SHALL BE PROVIDED IN ACCORDANCE WITH THE TARIFFS
OF THE UTZLITY COMPANIES MAINTAINING THE VARIOUS
IMPROVEMENTS AND THE REGULATIONS AND PROVISIONS OF THE
~ ARIZONA CORPORATION COMMISSION. UTILZTY PHASING WILL BE
DETERMINED BY EACH UTILITY COMPANY ACCORDING TO THEIR
RE~UIREMENTS.
~ J. ALTERNATIVE LAND USE IMPLEMENTATION
ALTERNATIVE LAND USES, AS DISCUSSED IN SECTION V,2 ARE LESS
~ INTENSE THAN THE PRZMARY USES AND ALLOW FOR A LEVEL OF
RESPONSE TO MARKET CONDITIONS OVER TIME. THE SIZING OF THE
SPINE INFRASTRUCTURE WILL BE COMPLETED BASED ON THE PRIMARY
USES. SECONDARY INFRASTRUCTURE WILL BE SIZED AT THE TIME OF
~ SUBDIVISION PROCESSING AND/OR DEVELOPMENT PLAN SUBMITTAL IF
AN ALTERNATIVE USE IS BEING PROPOSED.
~ -
~
~
~
~ 8228 14~1
~
~
~ Forest City Specific PZan Amendments #2
November 16, 1987
Page 4
~
~ IMPLEMENTATZON RESPONSIBILITY
~ RESPONSIBILITY
PHASE ROAD MASTER DEVELOPER BUILDER
~ 1 RESIDENTIAL COLLECTOR X
STREETSCAPE X
RESIDENTIAL STREET X
~ FUTURE ACCESS OFFSITE X
INTERIM ENTRY X
2 ENTRY FEATURE X
~ CORE ROAD X
STREETSCAPE X
INTERNAL ACCESS X
1 ENTRY X
3 INTERNAL ACCESS x
~ INTERIM ENTRY X x
STREETSCAPE X
r
` L.
M.
~ O.
~ ~
~
~
,
~ 8228 14~2
~
~ ~
~
FOREST CITY
~
Co23-87-2
~ SPECIFIC PLAN
~
DRAFT #3
~
~ Prepared For:
Pima County
~ Department of Planning and Development Services
130 West Congress Street
Tucson, Arizona 85701
~ And
~ Forest City Rental Properties Corporation
333 East Wetmore Road
~ Suite 250
Tucson, Arizona 85705
~ Prepared By:
~
The Planning Center
~ 950 North Finance Center Drive
Suite 210
Tucson, Arizona 85710
~ And
OPW an3 Associates
~ 6383 E. Grant Road
Tucson, Arizona 85751
~
September, 1987
~ Revised October 15, 1987 O 2 2$ ~~(J ~
O
~
~
~
~
~
~
~
~
~
~
~
~
~
'
~
For Clarification of Material
~ Contained in This Specific Plan
Contact:
~
Susan J. Hebel
The Planninq Center
~ 950 N. Finance Center Drive
Suite 210
Tucson, Arizona 85710
~ (602) 623-6146
3228 1 484
~
~
~
TABLE OF CONTENTS
~ PAGE
~ I. SPECIFIC PLAN SUMMARY I-1
II. INTRODUCTION
' A. Purpose and Intent II-1
B. Project Location and Description II-1
~ C. Authority and Scope II-3
D. Legal Description II'3
E. Ownership and Tax Code II-3
III. STATEMENT OF FINDINGS
A. Introduction III-1
~ B. Plan Objectives III-2
C. Use of Alternative Planning Tools III-3
D. Land-use Policy Plan Consistency III-3
~ E. Zoning Code Consistency III-4
F. Community Benefits III-S
G. Land-use Context Compatibility III'S
H. Environmental Suitability III-b
~ I. Public Services Suitability III-~
IV. SITE ANALYSIS AND INVENTORY
~ A. Existing Land Uses IV-1
B. Topography IV-1
C. Hydrology IV-1
~ D. Vegetation IV-5
E. Wildlife IV-13
F. Soils IV-16
1 G. Viewsheds IV-17
H. Traffic IV-19
I. Sewers IV-19
~ J. Schools IV-19
K. Recreation and Trails Iv-22
L. Cultural/Archaeological I~'22
M. Air Quality IV-22
~ N. Composite Map I~'22
~
'
~ g228 1485
~
~
~ TABLE OF CONTENTS
PAGE
~ V. DEVELOPMENT PLAN
A. Purpose and Intent V-1
~ B. Goals, Objectives and Policies V-2
C. Land Use Plan V-4
D. Circulation Concept Plan V-6
E. Public Facilities Plan V-11
~ F. Water Resources Concept Plan V-12
G. Grading Concept Plan V-14
H. Open Space/Wildlife Habitat Concept V-17
~ I. Trails and Recreation Concept Plan V-19
J. Landscape Concept Plan V-19
~ VI. DEVELOPMENT REGULATIONS
A. Purpose and Intent VI-1
B. Definitions VI-1
~ C. General Provisions VI-3
D. Land Use Summary VI-3
E. Development Area A VI-S
~ F. Development Area B VI-6
G. Development Area C VI-~
H. Development Area D ~I-8
I. Development Area E VI-9
~ J. Development Area F VI-10
VII. DESIGN GUIDELINES
~ A. Introduction VII-1
B. Landscape ~II-2
~ 1. Streetscapes VII=3
2. Entries and Nodes VII-6
3. Street Furniture/Lighting ~II 8
4. Walls and Fences VII-10
~ S. Buffering and Screening VII-10
6. Spine Wash Buff er VII-11
7. Retention/Detention Areas VII-11
~ 8. Native Landscape to be Relocated VII-11
9. Plant Matrix VII-12
10. Plant Pallette VII-13
C. Signage VII-17
~ 1. General Provisions VIZ-17
2. Materials/Color Scheme VII-19
3. Permanent and Temporary Signs VII-19
~ 4. Typical Graphic Standards VII-26
D. Architectural Guidelines VII-28
1. Commercial/Office VII-28
~ 2. Residential Guidelines VII-30
~ 8228 1486
~
~
~ VZII. SPECIFIC PLAN ZMPLEMENTATION
A. Purpose VIII-1
~ B. Definitions VIII-1
C. Phasing Plan VIII-1
D. General Implementation Responsibilities VIII-6.
~ E. Drainage VIII-6
F. Circulation VIII-6
G. Sewer System Implementation VIII-7
H. Water Distribution System VIII-8
~ I. Utilities ~III-8
J. Alternative Land Use Implementation VIII-S
K. Transfer o£ Density VIII-9
~ L. Monitoring Program VIII-10
M. Site Plan Review Procedures VIII-12
N. General Administration VIII-14
~ O. Amendment Procedures VIII-14
IX. APPENDIX
~ A. Common Plant Species IX-1
B. Potential Wildlife IX-Z
C. Arizona Game and Fish Letter IX-4
~ D. Wastewater Capacity Response Letter IX-6
E. Archaeological Assessment IX-7
F. Tucson Water Response Letter IX-9
G. Bibliography IX-10
~
~
~
r
~
~
~
~
~ 8228 1~37
~
~
~ LIST OF EXHIBITS
PAGE/EXHIBIT
~ 1. VICINITY MAPIREGIONAL MAP II-2
2. SITE ANALYSIS
~ a. Existing 2oning Map IV-2
b. Topography Map IV-3
c. Aerial of Of£-site Hydrology IV-4
~ d. Hydrology Map IV-6
e. Vegetative Communities I~-~
f. Vegetative Densities IV-11
~ g. Saguaro and Ironwood Vegetation Map IV-12
h. On-site Visibility from Off-site IV-18
i. Traffic, Sewer, Schools and Recreation Map IV-21
~ j. Composite Map IV-23
3. DEVELOPMENT PLAN
~ a. Land Use Plan V-5
b. Circulation Concept V-7
c. Hydrology Plan V-13
~ d. Grading Plan V-15
e. Open Space and Wildlife Habitat V-18
f. Landscape Concept Plan V-21
~ 4. DESIGN GUIDELINES
a. Varied Setback at Tangerine Roade Edqe VII-3
1 b. Section at Tangerine Road VII-3
c. Section at Tanqerine Road VII-4
d. Section at Thornydale Road ViI-4
~ e. Screen Wall Where Parking Occurs in
Setback Area VII-4
f. Landscaped Berm to Screen Parking Areas VII-S
g. Landscaped Berm with Retaining Wall VII-5
' h. Landscape Elements in Parking Lots VII-6
i. Special Intersection Treatment at Tangerine
and Thornydale Roads VII-6
~ j. Major Entry Statement VII-7
k. Intersection Node VII-7
l. Lighting Elements/Street Furniture VII-9
m. Hardscape Elements VII-9
~ ~ n. Plant Matrix VII-12
5. SPECIFIC PLAN IMPLEMENTATION
~ a. Relationship of Planning System Components VIII-2
b. Land Use: Phasing Plan VIII-3
~ c. Circulation: Phasing Plan VIII-S
~ 8228 1488
~
~
, LIST OF TABLES AND FIGURES
PAGE
~ TRAFFIC TABLE IV-20
PRIMARY LAND USE V-6
~ LAND USE V-9
PRIMARY LAND USE PLAN SUMMARY VI-S
MONITORING DATA VIII-11
~
i
~
i
~
,
~
~
~
~
~
~
~
8228 1489
~
~
~
, I. SUMMARY
The Forest City Specific Plan establishes comprehensive
~ guidance and regulations for the development of
approximately 309 acres located in northern Pima County,
Arizona. The Specific Plan will establish the development
~ regulations and programs for the implementation o£ the
approved land use plan. The Specific Plan will carry out
the Land Use Plan by establishing policies and site
development regulations which will replace the current
~ property zoning. The Plan is regulatory, adopted by
ordinance and will be consistent with the Tortolita
Community Plan.
~ The authority for preparation of Specific Plans is found in
the Arizona Revised Statutes, Section 11-825. The law
allows preparation of Specific Plans based on the
~ Comprehensive Land Use Plan, as may be required for the
systematic execution of the Comprehensive Land Use Plan and
further, allows for their review and adoption.
~
~
~
~
~
~
~
~
~
' 8228 1490
~ ~
~
' II. INTRODt7CTION
A. Purpose and Intent
~ The proposed Forest City Specific Plan allows for a mix of
commercial and residential uses, on approximately 309 acres
located within Pima County, Arizona.
, The adoption of the Specific Plan will establish the type,
location, intensity and character of development and the
~ required infrastructure and character of development to take
place. The Specific Plan also shapes development to respond
to the physical constraints of the site, coordinates the mix
of residential density and product types and provides
adequate circulation, open space, recreation and other
public uses.
~ Responsible planning of the proposed Forest City development
can be insured through the adoption of a development control
mechanism that reflects thorough and comprehensive land use
planning. A suitable development control mechanism is the
~ Specific Plan, which, when adopted by a jurisdiction serves
both a planning function and a regulatory function.
~ The Specific Plan is a device used to implement the
Comprehensive Land Use Plan, it is a more detailed plan for
a focused area. The Specific Plan articulates the planning
' considerations for such parcels and imposes regulations or
controls on the use of such parcels. The Forest City
Specific Plan is the combination of concepts, procedures,
and regulations of numerous planning documents combined into
~ one.
B. Project Location and Description
~ The Specific Plan area consists of six separate planning
areas including open space totaling approximately 309 acres.
~ The subject property is located at the northeast corner of
Tangerine Road and Thornydale Road in northern Pima County,
Arizona. It is approximately eight miles north of the City
of Tucson, seven miles east of Interstate 10 and six miles
~ west of Oracle Road. The regional and vicinity maps are
shown on Exhibit II-2.
~ The site is within seven miles of the Foothills Mall and
approximately five six miles from Rancho Vistoso, and
Oracle Road which include a number of major employment
~ centers.
The site is approximately 26 miles from Tucson International
Airport and approximately 11 miles from the Avra Valley
~ Airport.
~ 8228 1 4`~ 1
_ _ _
~ a ~ °Q N
~ _ _
~0 H
-.1 m~ Z~ m
I a ~ Z~ Z~ X
Z z
. ~w wQZ ¢o W
O W
- oa ~aU
~ ~o z<
W > W o
~ > ~
' ~ mH
M
/ W ~
~ Z U '
~ Z ~
, ~ Q . ~ p
~ ' ~ Q ~ W ~ N
~ ' O N
/ ~ j ¢O Z ~
,
~ ~L
1'~
\ \ Z
~ ~ ~ U
lJ ~
. . . .
..;s:: .;"9A~JQ BpBUB~ B':~ . .
~
' _ \ 9
m k ~
~
1 ~
~m ~
~
,;O ~
~ ~ Y: ~
j 'PM8 BIIoU~ e't ~ J'
. ~ \
W
~ o
' \
peoa uoweys ~ a o'\
0 00 'f~~
¢ P
y ~ ~.T~::::;'~::::~>~: ~
~ ~;~;:Q::::;~.:::;;:: ~ ~
•:~:ii:;~:::•::::•:> o
. . . : ao 0
P N fBP ~ I W
~ \ ~ ~ \
2
` ~ I ~
k l
a
• ~ ai o a
~ ~iY .J
~ ~
~ ~.L
~ `~~~~a.~ O~-•a~~ ' l
' \ . ~ I\\ ^F' " ?
t , . $ _ \ ,,,,,LL - . ` ~
- \ ~
~ ,
~ ~ ~ r ~ W
, • _ .,,~;~;=;'~F"~ ~
~ " _ : :
m • ~
a :.r
z ~b,: ~F` ~w
> _ ~ ' ~Vl;'C'~ pU
v,'n;"~~%~la'c t ' ~O
g / ' ¢
J ~;u ;iliN„~ ~,~~IPO` r 2 > N
~ . . Illn~~„i:y ,O ' I ~ j~
'vn~ :I~; «
• ~ n O, a ~i . -
~ I
i~
~ ~ fn'Ja
U O ~
~(eMy61H o ~o ~ ~ ~i¢
\ . ~ I
~ ~ ~ ~ ~
~ ~
• , . ~ ~ ~ ~ ~ _
i
_
:~~:t~ i ~ z
~
~ -~'~m~ o
¦ : ~ 1 - z =
1
r ~`,E-~ } , O Z WD
• • .
. •
W A~ ' ~ ^ W ~ ~Z~ ~J'
~o ; ~ ~ U 'y!~= O~ L
~ 4 ~G...~riY ~ % " p 1-= x W
~ ~a„ ~ ~ , h~+ LL < < O 2 N
~ 'r ~z/Mjs / of2~ <w
t0 ' y ~.`@ #i ,P' ,i~ ~ y0 W ¢
0~~ t~~~,. R~~n mqY>.. ~i / 9
$ i
~ %/(II~~~ ~ ~ \ Y\
0
. ~ '
~ ' a E-:' / ~ ~ \ i
'YY"".;:> . : : / ~ J x'~, i - i L
. T Cs / ~
. • m ; ~
Oi
~ ~
~7 ~ ~y 8~8~78 '
` y~P~ Q fi4 , i'n: -f
E ~ - r'
k
'
'
' The Tortolita Mountains are located to the north, within
approximately two miles.
' C. Authority and Scope
The Forest City Specific Plan has been prepared pursuant to
' the provisions of the Arizona Government Code, Title 11,
Chapter 6, Article 2, Section 11-825. The Arizona Revised
Statutes authorize jurisdictions to adopt specific plans by
, resolution as policy or by ordinance as regulation.
Hearings are required by both the County Planning and Zoning
Commission and the Board of Supervisors after which the
Specific P1an must be adopted by the Board of Supervisors to
, be in effect.
The Forest City Specific Plan is a regulatory plan which
' will serve as the zoning for the subject property. Prop~~sed
development plans, or agreements, tentative tracts or parcel
maps and any other development approval must be consistent
with the Specific Plan. Projects which are found consistent
~ with the Specific Plan will be deemed consistent with the
County's Comprehensive Land Use Plan.
~ The intent of this Specific Plan is to provide a concise
development plan for the subject property. This Specific
Plan will serve to implement the development of the approved
' plan within the bounds of the regulations provided herein
and will be adopted by ordinance as a requlatory document.
D. Legal Description
' The 5outh 3,960 feet of the West 3,520 feet of Section 32,
Tuwnship 11 South, Range 13 East, G. & S. R. B. & M., Pima
, County, Arizona; EXCEPT those portions lying within the
followinq Roadways: Thornydale Road, Tangerine Road, and E1
Camino de Manana.
~ E. Ownership and Tax Code
The sole owner of the property within the specific plan area
, is, Pima Land Title Agency, Inc. an Arizona Corporation, as
Trustee under its Trust No. 2049.
, Tt1e tax code of the property is: 202-23-096a and 202-23-
096b.
'
'
' 228 1494 <<-s
~
'
'
, III. STATEMENT OF FINDINGS
, A. Introduction
The proposed Forest City Specific Plan will consist of the
major regional activity core for the Tortolita Community
' Plan area. The 309 acre parcel has an excellent location at
the northeast corner of Tangerine Road and Thornydale Road.
The designation as a proposed regional core is supported by
' its equidistant location between Interstate 10 and Oracle
Road along the state designated highway, Tangerine Road.
The Tortolita area is a majestic desert setting. The
' designation of a core activity area in this highly suitable
location will aid in the protection of other more
environmentally sensitive areas.
1 It is a long range plan, allowing for a progressive
community commitment to the concept of a"Village Reserve*
~ or a planned concentration of activity. The plan proposes a
major commercial and office core with a mix of residential
uses.
' The northwest quadrant of the Tucson Metropolitan area is
the fastest growing component of the community. Within the
past four years, housing has increased 26 percent and is
' expected to continue over the next twenty years. It will
continue to be the fastest growing area in Pima County.
More specifically, Oro Valley, one and one half miles to the
' east, is one of the fastest growing portions of inetropolitan
Tucson. Within the next three years, the Department of
Economic Security predicts a doubling of the population,
' excluding additional annexations. The Town of Marana's
population is expected to double within the next three years
as the proposed annexations of Continental Ranch and Acacia
, Hills are completed.
In general, master planned communities, residential,
commercial, industrial and resort uses are being planned and
' constructed in the region. American Continental's Rancho
Vistoso and Westinghouse Communities of Arizona's Tortolita
Mountain Properties, along with the announced funding for
' Tangerine Road, have created a major growth movement in the
area.
'
'
~ ~ZZS ~~3~
Ill-1
_
_
'
,
' A logical step in the planning of this area is the
designation of a regional service core. The adoption of this
Specific Plan will establish the type, location, intensity,
, development, character and the required infrastructure, in
order for development to take place. The Speci£ic Plan also
shapes development to respond to the physical constraints of
' the site, coordinates the mix of residential density and
product types and provides adequate circulation, recreation
and other public uses.
' Responsible planning for the proposed Forest City
development can be insured through the adoption of a
development control mechanism that reflects thorough and
, comprehensive land use planning. A suitable development
control mechanism is the Specific Plan, which when adopted
by a jurisdiction, serves both a planning function and a
, requlatory function.
The Specific Plan is a device used to implement the
Comprehensive Land Use Plan in a more detailed way for a
, focused area. The Specific Plan articulates the planning
considerations for such parcels and imposes regulations or
controls on the use of such parcels. The Forest City
, Specific Plan is the combination of concepts, procedures and
regulations of numerous planning documents combined into
one.
' B. PLAN OBJECTIVES
The plan objectives recognize major development issues, the
' landowners objectives and County requirements. The
following set of Specific Plan objectives are:
' 1. To implement the goals and policies of the Pima County
Comprehensive Land Use Plan and the Tortolita Area and
Community Plans;
, 2. To ensure coordinated, responsible planning through the
use of cohesive procedures, regulations, standards and
guidelines;
, 3. To provide a development phasing plan which is an
estimate of how development will occur;
' 4. To process and adopt a Specific Plan which will provide
an understanding of development and future growth for
the region and the specific plan area;
, S. To provide land uses, based on current, anticipated,
and future demands with a range of opportunities;
' 6. To preserve the integrity of significant natural
features and open space;
1 8228 1496 u~-2
_ _
,
,
! 7. To provide uniform regulations for land use,
circulation and landscaping;
~ 8. To provide for future multi-modal transportation
options;
' 9. To provide a backbone infrastructure system and public
facilities to support development in an efficient and
timely manner.
, C. ALTERNATIVE PLANNING TOOLS
The use of the Specific Plan for this parcel is extremely
' appropriate. The Specific Plan provides the bridge between
Pima County's Comprehensive Land Use Plan, area plans,
community plans, and an individual development. It
' establishes a flexible, orderly, cost effective and
environmentally sound framework for development.
This parcel is being planned as a regional activity core.
, Its location, based on present and future growth trends,
transportation and in£rastructure planning, is highly suited
to such a designation. The use of the Specific Plan will
~ allow a commitment to this core concept and the.basis for
well planned, coordinated growth in Northwestern Pima
County. Its preparation will provide a long term commitment
, to the uses and standards for a substantive parcel in a
rapidly growing area.
Development regulations will be more detailed and
' appropriate for the site and region than those found under
conventional zoning categories. The specific plan will
provide a means of responding to the Tortolita Community
, Plan policies that piecemeal rezoning requests will not
permit.
' A conventional rezoning would not provide the detailed -
regulations, mechanisms and treatments necessary for a
northwestern regional core.
~ D. PLAN CONSISTENCY
The Forest City Specific Plan is consistent with Pima
~ County's Comprehensive Land Use Plan of 1960. This plan
specifies urban land use designation for the area and
promotes the use of "regional centers", which provide needed
services for 100,000 to 250,000 people.
, The Specific Plan is consistent with Pima County's Major
Streets and Routes Plan. Two designated major streets
' border the plan area, Tangerine and Thornydale Roads. The
Specific Plan is consistent with Pima County's Master Parks
and Recreation Plan.
1 8228 i 497 i~~3
'
,
, The Specific Plan is consistent with the Tortolita Community
Plan and its policies. That Plan specifies that the area
, north of Naranja Drive be reviewed £or urban development in
1987. The timely submission of thz Forest City Specitic
Plan will provide an activity core for the area and a myriad
' of services for the expanding populous as called for in
Policy 17, Suburban Village Reserves. This policy allows
for the implementation of a suburban village, an area of
concentzated services for surrounding residents. Policy 9
~ indicates that commercial designations shall be concentrated
in nodes at intersections to prevent strip commercial
development. Policy 3 promotes high density residential
, along major transportation rou~tes as a means of deterring
strip commercial. This specific plan proposes a commitment
to a commercial node and sensitively sited, buffered
residential uses. The Specific Plan will be consistent with
' all other applicable policies within the Tortolita Community
Plan area.
, E. ZONING CODE CONSISTENCY
The Forest City Specific Plan is consistent with the Pima
' County Zoning Code regarding relative importance of
surrounding private and public interests.
The Forest City Specific Plan will conform to the Tortolita
~ Fan Area Interim Floodplain Management Policies, adopted by
the Pima County Roard of Supervisors on April 8, 1986.
' Adjacent parcels to the Specific Plan area are undeveloped.
Extensive planninq and dPVelopment is underway in the region
with numerous planned communities such as: Rancho Vistoso,
Westinqhouse Communities of Arizona, the Town of Oro Valley,
, Acacia Hills, Northgate, Bellamah, Canada Hills, Continental
Ranch and others. The proposed uses within this Specific
Plan will provide needed long range regional and
, neighborhood servi_ces for northwestern Pima County.
This plan will provide the anchor for the comprehensive and
, orderly growth within the northern portion of the Tortolita
Community Plan. The Specific Plan will enhance the broad
based planning efforts in the region and will increase
surrounding property values. Providing a major regional
, activity core, it will address long range community goals
regarding transportation, air quality, concentration of
urban activities, and preservation of environmental
, qualities. .
'
, 8228 1498 ~~~-4
,
'
, The share of the tax supported cost of public services for
the Specific Plan area shall be effectively reduced. This
~ development will pay its fair share of all necessary public
improvements. Its approval will lock in a long term public
and private commitment to a regional growth scenario through
' the use of development agreements incorporated into this
Specific Plan document.
F. COMMUNITY BENEFITS
' The Tortolita Community Plan Area is experiencin_q major
growth and will continue to tor some time. The area is not
' impacted by the constraints of piecemeal development. This
plan will set the trend towards more precise plannin_q,
integrating all development components into a comprehensive,
pnased package. It will contribute to upctrading regional
, facilities as well as assuring a long term commitment to a
designated set of uses. This proposed Specific Plan
provides the opportunity to commit to a Suburban Villaqe
~ Core designation.
As the population in the northwest increases, the demancl for
~ convenient services increases. The community's needs for
comme:cial services will be met with this regional activity
node. It's designation early on, will provide ror the long
term needs of the increasing population as well as a
' disincentive for strip commercial along Tangerine Road.
The plan's long term commitment to quality development, land
~ use designations, design regulation and standards, will
provide benefits to the neighborhood, community and region.
It's optimal location will reduce transportation demands,
' lessen negative air quality impacts, provide for a
concentration of activity or community core, as well as
being sensitive to the environmental opportunities of the
site and surrounding area.
, The proposed 5pecific Plan will minimize or eliminate
uncertainty reqarding development issues, and will provide
implementation mechanisms to achieve community objectives.
L The property owners within and adjacent to the plan area as
well as the region will benefit similarly from the increased
certainty regarding future land uses.
, G. CONTEXT COMPATIBILITY
, The Forest City Specific Plan is a long term project. It
assesses present and future growth in the northwest and
provides the framework for appropriate land uses and the
provision of needed services. The plan provides for a
' sensitivity to the region, the neighborhood, and the site.
By designating a major activity core at Tangerine and
Thornydale, there will be less impetus to designate smaller
~ commercial parcels scattered throughout the area.
~2~~ ~ 111-~
,
'
, The land use policies set forth in Pima County's Urban
Design Commission and the Tortolita Community Plan specify
~ the need for regional and neighborhood activity cores, areas
where services and public spaces are concentrated.
' Planned as areas of intense urban activity, the core will
provide the vitality for a high quality of life. These
cores will reduce the need for excessive travel and will
provide opportunities for alternative transportation modes
~ such as bus stops, ride-share incentive programs and light
rail stops. The activity cores will provide the needed
concentration of services and activities, and at a regional
, scale, will aid in the reduction of energy and an increase
in air quality and visibility.
The existing land uses in *he immediate area are all in the
, initial planning phases or are speculative. Undeveloped
State Land surrounds the property to the north, east and
south. The property to the west is privately hzld but
, undeveloped. Existing zoning in the area is Rural homestead
and Suburban ranch.
~ H. ENVIRONMENTAL SUITA$ILITY
The Specific Plan area is environmentally suitable f~r
development. The area is characterized as typical Arizona
' Upland - Sonoran Desert. It contains two majar plant
communities, the Palo-Verde-Saguaro and Desert kiparian
Habitat. A portion of the site has been designated Class II
~ habitat - Ironwood Plant Community by the Critical and
Significant Wildlife Habitats of Eastern Pima County CShaw,
et. al.>. The affected portion of the site has been
surveyed and assessed for this habitat with a regulatory
~ vegetation management program included in the specific plan.
Overall, plant densities are highest in the riparian habitat
associated with the watercourses.
' The parcel is relatively flat, with two Pima County
desiqnated Spine Washes. There are no major geologic
~ formations on site.
The wildlife community within the site is associated
predominantly with the riparian habitat. These areas
, provide forage and cover. There are no known species of
wildlife designa~ted as endangered by the Federal Government,
althouqh the riparian habitat may contain two species listed
~ with a state status of "special".
An intensive archaeological survey was performed by the
, Arizona State Museum. Information indicates that
potentially significant resources were found, in a single
confined area associatzd with wash areas. A further
archaeoiogical survey of that area has been completed.
~ ~~~-6
a22a 1500
'
~
, The visual environment contains dominant long range views of
the Ca~.alina and Tortolita Mountains. These are dramatic
' and provide an opportunity to protect and maximize views
through appropriate land use planning.
1 Overall, the specific plan area is environmentally suitable
for development. The two major environmental elements are
the spine washes and saguaro cacti. These elements will be
respected and planned for, in the Specific Plan.
, I. PUBLIC SERVICES SUITABILITY
, Present and future public services are suitable for
development within this specific plan area.
The plan area is within the service area o£ the City of
, Tucson Water with a designated 100 year supply. Tucson
Electric Power Company serves the parcel.
~ The plan area is hiqhly suited for development based on
existinq and future transportation plans. Both Tanqerine
Road and Thornydale Road are on the Major Streets and Routes
~ Plan as well as the County Regional Transportation Plan.
Tangerine Road has been designated as a State route and is
planned with a 300 foot right-of-way from I-10 to Oracle
Road. Fundinq for this road has been approved and the
~ preliminary design phase has begun.
Presently, there is wastewater capacity for a development of
' this type through an e;cistinq 12 inch sewer line. Existing
downstream capacity has been committed and a development
agreement between the owner and Pima County Wastewater
Management Department will be incorporated into this
, Specific Plan.
, The plan area is within the Marana School District and would
, currently be served by DeGrazia Elementary School, Tortolita
Mountain View Junior High and the Marana High School, three
miles to the south.
, Presently, there are no public or private trails, parks or
recreation areas in close proximity. In the region are, the
future Tortolita Mountain Park, Arthur Pack Regional Park,
1 the Dennis Weaver District Park and Catalina State Park.
Medical needs are served by Northwest Hospital at Orange
, Grove and La Cholla, planned to expand over the next 10
years to 3,000,000 square feet o£ building area.
'i'he plan area is protected by the Pima County Sheriff's
' Department. Private fire protection is available through
Rura1 Metro Fire Department.
~ r 111-7
8228 1 ~01
~
~
, The plan area will incorporate mechanisms for ride-sharing -
in conjunction with the Pima Association of Governments.
' The present and planned public services are suitable for the
proposed uses within this Specific Plan.
'
, -
~
~
~
,
~
~
~
'
' -
~
'
'
, ~~2~ ~ c~,~ III-8
,
,
IV. SITE ANALYSES AND INVENTORY
' A. Existinc7 Land Uses -
1 The proposed Forest City Specific Plan area is presently
undeveloped and zoned SR, Suburban Ranch.
Existing land uses within 1/4 mile of the site (Exhibit IV-
~ 2) are minimal. Zoning to the north and west is RH (Rural
Homestead) and to the south and east, SR (Suburban Ranch>.
The land surrounding the project is vacant, with no existing
~ structures. The land to the north, east and south are state
lands. To the west, the property is privately held.
, There are no pending rezonings, nor any conditionally
approved rezonings within the one-quarter mile area. No
well sites exist within 100 feet of the property.
, B. TopoQraphy
~ The topographic character of the site is relatively
flat, CExhibit IV-3) with a gentle slope from northeast
- to southwest at approximately two percent. There are
~ no restricted peaks and ridqes, rock outcrops, nor
slopes 15X or qreater. There are no significant
topoqraphic features.
~ The average cross slope of the property is five
percent. The averaqe cross slope for the area is
calculated by multiplying the contour interval by the
~ total length of contours by a constant, divided by the
area of the site.
Average Cross Slope: I x L x.0023 : A
~ Average Cross Slope for Subject Site =
10 x 66,600 x.0023 - 309 = S.0
'
' C. Hydroloqy
As can be seen on the Watershed Map, Exhibit IV-4, the
site is within the Tortolita Mountain drainaqe basin.
~ It is within the foothills where the basins are well
defined. Approximately one mile to the southwest, the
basin becomes a less defined alluvial fan. From that
~ point to the Southern Pacific Railroad at I-10, s3~eet
flooding occurs. The entire Tortolita drainage basin is
a"critical basin "as defined by Pima County.
i
, ~22~ ~ 5,~3
iv- i
~
~ - _ . ~ _
' N
a : ~ a ~ ~ ~ >
0
H
~ m~ Z~ O
~c~ . Zw N
Q z~ ZI- o° _
, Z ~ ~ Wz WQZ w~ w
~ ~ I j O Um
Z ~ aa : l~=-dU W" o
~ J
O y ^ V l-r~ ~j,i O c a ~
' ~ Q C >W ~ LLo
~ ~ ~ ~W o~
CC N C 0 rn r
~ ~ N =
~ d ~ ~ LL1} O
~ Q ~ c~ ~ Z ~ a~0
~ ` ~ ZV
i': V? ~ Z r ~ ~n
w d W
~ ~ _ ~ Q ~
W
W ~ ; J ~ (f~ ! ~ ; O
~n
I_ i ~ I I ~~o
~ ; ~ ~ ,
~ ~
~ ~ ~ I
, 9 ~ ~ • li~ - r ' N
I i 'i ~
I ~ i
~
~ ~ i ~o
i Q i
I / I
i i
i i
~ - I I
~ I~ ~ ~
i ~
i i
~
; i ~
~ i
~ I ;
t-- ~ ~
;
i ~
~ i
~ .
_ . ~ - - - - -
~ ~
' ~ ~ I
i
I ~n ~
l VJ ~
' ~
~
.
I
'
i
- - - - ~
~
~ I I O
I
. ~
~ ' : N
4` ' ~
~ ~o
r R- ~ ~
. a ~
~ ~ ~ ~ ~ ~ -
i , ~ ~
' ~ !
~
-
~ ,
; ~ ~ cn
, , ~
. ~ ~ z
.
' ~ '
~ ~ ~ ~
' _
c~
~ ~
~ u. >
t~ m ~ N m
~ }o o ~
Q ~ ~ ~ ~ r =
~ S t0 W Z ~ W q ~ X
` 'C • ~ W i ~ ~ o ~ W
Z
G. ~ ` Z ~ S
~ r ~ a > WQ g- ~ O
~ ~ ~ ` ~.J ~ 0 2 1 O~D
d W W H~ 3
~ > ~ IS
~ y m LLI ~ aN il[
W s s4
~ ~ 0 ~ ~ ~~iV ~ S
' ~ ~ 0 ZH O
~ C
O Z ` ~ Z ~ d
N y Q~ .
, r1 W ~ t~d ~ a fn
O ~ ° °'.y Q~
E- W ~
J . .
~ ~
O
Lrl
t p
~ N
N
' ~
~2 = ~~l
\ C ~ % ~ ~ Z S ~ V J~ ~ ~ ~ ~ ~ / "\%l ~ ' !
t~~ ~ o ~ ~ ~ ~
J ~ ~ Q~ .
~ ~ . - - . ' . , ~ , ~ ~ ~ - ~ ~ ' ~
~ ~ f ~ ti - ~ ~;.r ' - \
_L \~~,i ~<A A,;~~~~ %p~_,' , ~ - ;
~ ~ ~ ° ~ >`~f ~ - `i ~ 1 , ~ ~ , ' , 1
~ i ~ ~ ~ I
~ ' _ ~ - ~ ~ ti--~,-~ ~ ~ ~ _ ~ ~ , ~ _ . ~
~ ~ ~ < , ~ ~\o~ i ~ ~G'~-- ~~-/~i-~; l ~ ~ ~ _ ~ ~~~'v- V , ` ~ _ . i
: , ~ k c ~ ' ~_f _ ~ -~c-_ , ~ ~ . , ,
-z~ ~ ~ J / t ~ C r^' \ ~
~ J ~ \ ~ ~ / '
. ~ -"-r~ ~ ~ ~ _ ~ - ~ : , ' ~ i ~ j
~ , ~ , ~ ~ ~ ~ =i , , - ~ L -
~ - , _ ~ ~ ~ \ = ~ a' ' . , ry'~ ~
C ~ : r--~ i ~ i, ~ ~~/r~._~~ ~ ~ _ I
~ , ~ _ = ~ ~ ~ C _ ~ '
~ ~ _ ? ~ - ~ ~_,r ~~J-~~~--~~, ~~1 ~ , ~ ~ ~ ~ ~ ~ _ , t
- , C ~~~i~' ~~'`~.s~,. J ~ ~...r~ \ ~ / .~~}l r ~ ~ ~
r ~ ~ _ ? ~ ~ ~ . ~ ~ ~ ( - v~_ ~ . ~ ~ . ~ i l - i ~
, . ~ ~ ~r ~ ~ _ _
_ ~ . , ~ ~ ~ ~ , ` ~ i `t-~-~~ ` - ~ ~ ~ _ - ~ I
~ . ~ i ~ , ~
~~~1 ~--1~~ ~ ~ . - - . A, ~
~~`,c~~~4/.~ ' ~^~-p\/~~"~ ~ ~ ~ ~ ,
~ ~ ~ ~ ~ ~ ~ . ,~r~ _.i ~ % ~ J V c . , ~ ~ \ . j v , ~i ,'V ~ % ~ ~ ~
. C \ ~ -.l ~ ~ ~ ~ ~ _ ~ , ~ •j ~
~ ~ _ l ' ~ f v~~ ~ ~ ~ ~ _ ti ~ ~ ~ ~ ~
- " ~ ~ ~ ~ 1
y ~ ( ~ ~ 1 ` % ' , I
- \G ~ ~ \ i ~ n~ i I ~ J l~ ~~J'`/ _ I ~
~ ~ J~ : ~~~1,~ ~ ~ ~ f `r. ~ - i ~ -.i~.~ - ~ ~ ~
. - ~ ~ ~ ~ ~
c~~_~~\ ~ ~ C~, l ~c.i'~ ~J'\~/ ~
~
R
~~'~f ~1.'~ \ / J W1)~ , ~I~f\~, ~ t ~I ~.J ~ x ~J~/~ I•d
~ ~ ~
~ ~r~ ~ 1~~ ~ N ~ ~ ~ 1,~ I ~
~.11~ -~i--~ ~
~ ~ . ,Y ~ ~ ~ 1 ~ ~ ~ l6
_ ~ % ~ A - ~ ~ ~
. ~ -,-f ~ ~ ~I
' / ~
c~ ~ - ; J 1 ~
~ ~ ~ ~ ~ ~ Q K ~
~ ~ ;
~ ~ ~ ~ ' v ~ `r-~ J ' r
~ ~.s-~ ~r-~---J ~ 1
,ti'<~ ~ ' ~ `
ti
~ ~
~ 1~ ~ ~ , ` , o ~
~
~ . ~ ~
D~V`~ ~ ~ ~ . \ ~ ~ ~ , ~ ~ !
' ~ ~ J . 1
( ~
. ~ ~ N ,
~~J " ~ " c~
1 ~ c ~ ~.1 ! ~
~
~ -
~ ~ ~ ~ ~ ~ . ~ . l ; ~ . , l J ~ _
_ •
~ ~
- - peoa s~ep/(u~oyl
. I
_
~
:..t - -
~ ' ~ ~
; ~i ~ >
~ °i m0' Ia ~ ~m
' c ~ C~
~ ~ ~ w~ ' W~ • X _
' a , . gz. Z~~.~ w
: tZ , w Z
~ (1. 'N ~ O~ wQ ff$ ' o
c ~ 3 W O I H~'~ ~ ~
0 0 ,W ~~~~,?s
m ~ ~ W> ~ ;~s?
L`- O ~ ~ r °o ~i~
~ ~ ~
J ` ~ ~ zC ' N
O ~
ZU
~ ~ Z ~ y f~C J ~
~ '~0 W aw
W ~ ~ ~
:Q= W ow ¢ a~ ' o
' J Z . .
0
~
~ ",,~~[°'~II~~ 1~~ ~ 3 .ar ~
-e~,y~,;.z~..* ,,,,,~.,a«~ ~
, . ~ ~ ~ _ ~ . ~
k ~ ~ h ~ G _ ; w'k' 'e "F ~8 ~"~q,'~ ~ ~ e ~ . . w.~ • ~
w °"*'~~~,xL~ ~s ~ ^a'ro~y ~ 'a~a~
> ~ y~«, ~~r .sp~, r ~x N ~r~ _ ~ tg ~ ~ a CV
~3 ~s:..w.~ <iz ~:~,f - «y, " ~ a. . „a ~ ~
s ~ ~5~~~~~^~ a ~".~'.ma~",~ ,r-: 7 "~a-~ ° ~'~`'a~.~+:r
~ , . ~ ~,x~ e '~a 7^ _ ,xw..o; ro ~ a m. ,s~ . .
~ ~ ~ x 6~ ~';~3 ir ~ .`~.a s. 3>ox ~ 3 J = " ,
f~ C %c~k w `q, f k ~v...s .~M^S
S
i ~ ~
~ 4 ~ ' ~ ~v ~ . . .
t ~ , a.
o ~ ~ ~ ~ Y~ ~ ~ ~
~,a,: w:. . . '"k '@ . , "
F3 ~
. ~ ~ Y . . . ev"H . '
~ ~ R
P ~ ~ i~' A Y,. k' . ~
~ ~ . ~ . . Sv ~ N s.t~+ ~k ~ ~ `"d'.r~ ~k, . ` V , .
~ ~ ~i« p.(iF' v . g V~e R ; ~Ss"~ '~l" . ~g . `z'S . Tr::
~i~
- ~a 3 `{~~ny ~ ' w 2 ~i ~s:r ~~N'.~,` n ~ . .~v~' .
~ 1 `h:~& "~4. :r~. ~ ,g, y ~ r ~ ~ ~ ! w".'v&. ~ ''^m~aw.~ z.
x'u ~ ~ ~ x ~ a ~ ~ ..~~+sv w. E ~ ~ ~ ~ l~F«"ss- ~ ' _
~ ~ ~ ~ a~ ~ R ~ ~ ~r S~rr ~i .
f „~y~ '~>Y :F S ~'"3'~3 v' ~?d.. ~S~L ~ .
~ y + ' ~ :
g
~ ~ , v„~ t ` , r ~ ~ ~?x~ ~ .a~ ~a .
c~"~ " ~'e,~ 'i.~..~ ~ ~ ~ , ~ .
~ ~~~a~~~ ~ ,a^ ~ ~ ` ~ ~ k a,~"'~~ ~
~ ~m ~ N y~ _ ~ c
r ka,v
~ ~ ~ q Y "~4 , i "n,„~.i ~ '~t~ ~ ~ ~ '~F'~ ~ a`.: , ~ a. " i.€
s> M.d, F' 4 ti;. x ~ c .
~ ~ t ~ > ~ r ~ p~s ~ w.~"~- ~ ~s
"r ~ ~ . .3'~ ""ww_:' w ~ as..~z ~ ' u ~ . 'Ys '~a. ~ R 3g
~ ~ ,~~r-a ~ z ~ ~s ~AaO a Y - r 4~ • Yy,.~~ k~ ~ i "w i t
' ~ a~ ~ b ~ '~3'~ . ~ ~ . ~ ~.~'.H~• ~~,,~a.w~ [~.c ,~u~~S ; ' ~V~,~t a > r~ ;~°P '~r ~ ~ ~ r~~'"
h . r~~ v 3 ""s~ .~s:~ fn.., w,;~...:~..~..~ui'vr~.~a~'~ x`.s ~,,.t.;~4ava" ~ S1%.~. Y.z;~ y~, u~zR;~,~~~.;~.Maw.~se~"'d~ w"~~ ...Lr a~ ~4' ~~,s,.
k 1 [1~ yFy!~.~
~i"' h~~. ~ ""a,~ ' t ~ x`" ~ Y gt z Ge<`x ' " "m°~,.P~~v.~gp
~"""'~Y~~ ~~~'~R ~ ~ `~&'~.c$'' b~~
' "~~z,~ ~ f~ ~'h~"+~'.'~''~.{~n.~,.,,a,~•$~`* ' ~ - i ~ ~ka-.i ~t .w'i`d~~+ < . ~ a~ t 'P~.M ~`i~`~ s~S:
e~~ elggr' s ~°',~,"`G s ~ ` a, a a,:.~ ~~ae' ~ ;qy~.wi ae:~ ~ x~~ a
s. : ~.e~rnsa>~~'""",~" 5 7 ~ ~ a {`f`~~X+''~yF r ,'S e'~ . ~ ; ~ L . ~i«~. 1 :
~r-~` ~ ~ „u«*a AS ~ wa t,~ t t '
~ '~°t t~ ~;t T , ,~ar,. ,„5 tu4x ""~aw a .~s.. ~'2~0 . ~.,"°'e ~ I" z ~
~ `~a ~ ~ i ~ a, r s~.
~ » t~ ~ ~ ~ . ~ ~ tenr ~ ~Y "a~ s ~ ' ~ t. 2tz~ z~ !r ~
k ~~~~~„~'~';x -u~,~~~ sa ~ ~i~u~ ~ ~-'y ~ f ~ ~ , j'~„~:
~ ~A, d~" ' ~~i~at~ ~C~~~ ~ ~a. ; ~ ~ b s. ~ } k,~,~` ~ 4 ~ a~ is, k , r" ~ wda.. ~ .
Y
~ ,z ,~„y,~. f~~ 4 ~ ~ ~ a'tx6,?' . . ~CS.y~ . , , pr
~y ~''w"~~'~'~3"~~ ~L~~,a~ ~ `~'~r,~~s&a.~' _ ~,'~~~,~~~'~RK"~ +r ~Ry`.'~ ~,~r ~x. ~ ~~,A,~ .a^-~ , a
x qr.~,.s.t.~'0'a a '°f ~ ~ , bc .t^p~r. ~'fi° ~k +F' 4 - '1x
7~"~`~"s.~,"'~ `^*.`~Z~r °`lD a' ~h ~ ~ ~c" E ~ s'~„s~ ~ ~a , °'°'~t ` k
,w,,,~"~xw' . ~ r ~ ~ _ ~ ~ ; °6"~. , s.r j ~z' ~ s . , w R p,.~ . ~
s~ w. ~ ~ ~"t ar s•o~ a~,~ K 's~ ~ ~ b ,
.p,~, ~r ~ ~~~L x ~ ~~e ~,iY&+ ~)C "~tt~s~ 'T.~!.~ ~"45y a . .
' '~~3.h i6~.%X`~ ~ ~i. ~ "°&`C*s~ " .~t'S ~ L ~l €'kF "x`+v 'S~ 1~ ~°"'Y0G Af t ~ i^u~:.
~ "t € e ~ ~"a s r ~ ~^u:: aq y
~ ~ _ ~ ~ x x i 'L a'':. Y 7F~'~x~^ F "n" ~gY E $.~."„~,F '3 ~ "
,~,y,.. ~ ~ ~S. ~ 'O ' ~ i. ~sa ~ '~~z .'y~ ~ ""4^: ~~n : ~ . :
E''c ~ ~`~3 e" ~ ca ,,,a.~ :`A.~ ~ f - a ~ a ~A ~ ~ ~ a. x s , ~ ~ n` ~ s- °x'~ ~ ~ ~a ~
~ . ..y'Ss ~.""'~'c~.~.a~ ~ ~ ~x.: z Y ' ~a ~r"ti< s. e~ .L"~a.~
'b`~, ~$a ~ „ q ~q~~'~ . .w. t ~ : ~ ~a_ 4 Ba ~ ~ x+in~k x Y+'k' 6.. `sk,'~ ~ - J ~ k.~ .
?x,.
~ sra~ a ~'~d vr ~ rr''c X ~ ` ~ L ~c~R ~ b ~ C.r 4` ~ +~~,'"s<'~~ - ~ ~ $k , a ~m°^_..
3a+~ a r~3' " ~ .a ~ z ars 9 ~ ~t .u~ ~ G .a~ a:' ~ 4.. ~
~ r, .r ,W~ ~ . ~..c` w `Y.. FA. ~ ~ i >,.4 ~ g
y ^ r ~.-~r y~.,F.
~
q^~''~~" ^,~u'~~'~'~ . y ~'s:s ~v.w~~ z ~~yy~ ~~~v:M.~?a~ ;~A'v~~~~v#..~n 1~",wI' ~,J~`°~~•~~°k ~
~ ~'~j~,..c t ~ '"~''x Fx ~
r,, s+^ ~ ~ s£'`~.~,n'„w~ G ~za.k r~. a' .v~~' ~ ~ _r .,kfi. ,..*~~a1/ ~.q.~~~ ~ Y ~ 9~ ~
~ ~ ""4r 4 'wz- ~ ~~El ~ ~ ,.~a' t r
F ~ '~""t 7 Rm-~ ; ; xs z e` ~a , s ~s .~^k, ~ x _ ` ~ tt a , a
~ F~F ~~f~ ~xm.§ ,s~ s~ ~~HhFs,; Y. ~a Y' . ~b~~ ~ ~~~~a~'°''' ~ i»~ ~ ~ s.~ r ~~6
` ..'Ma . . .aa ~ b
iw ' A ~ -
- ~ . y ~w>"'s '~'c. u~s'" s' S~s.w 9 .a" s,; , ~ x +r ~ k, .
w.: a ~.~ct.s.; ~ .sa~. 1~s x: ~'r°R. ~~.a"~e . "v"qa1' ad ~ '~s _ r~:'y~`v O~
~ ~ ~ k ~ ~ky~'",~ ~ i @ r.~:; ~g,a. aa~µ ~ & r r~` a. 'x
i ~ ~ ~r~
~ ~ o ~ `re' ~ ~ ~;x . ~ A1~~ ~t'+,'~~5~ ~f u l
, ~ ~ `t"` ~ ~ ~ ~V' ~ K. "y'~^",~~: e ?§.°"4~:= m ~ s~ ~a?~u ~ a ~ . 6~` ~3: ~ ~ ~ ~ ~
'r ,y'y a 'p N ~ ' ~ '.n~ ~ a.ao; ~ s . '~`'w~«s~ ~ "v ~ ~ ~e ~ ~ ~ ~ ~ ar:,
~ £ F,~ ~ ~ ze. ~ ~ a•.~ a s ; ~ ' Q '":~`m ~ ` ~ ° s, . . ~
~ \ ~ a K ~ ~ ~ s ~,:k r~ . ~ ~
w,~ w~~, s~,,,"`* r ~ . y ~ ~e e ~ ~~.«a. xw.. ~ ,w „ : .°R.. ; r s 6 . ~
~ " " "`26''; '`t ,naa~s r . y - r t"~w, ~ a~ a z""4 Yr~' ~ ~ V x ~ ~ ~ g a"'`yf
_ ~ ,
'~r, ,f~:.~~_~ 4k, a s.. A , .u a~ '4.s ~ ~ a k ~x 1 ~ ~'.j s _~^y ~ "aJ` . ~ N
F i 'ss"..~ ~ ~ ~ n ~ ~c -s ~ ~'w,yy~ ..a ~ ~ 'V ~ '$~5' ,~`n , ~w Y . N
z w, . b ~ e .s x;.~ ~ r vMr. ;~~k'~.. i O~
_ ~ x ,~._~.p a, f 'x~. ~ a ~,K ~ ~ ~ y y~, y ~ d
V E . A M e^a -1~. ~'T1 ) ~ '~t~... ~ ~ y ~
~ Y ~R [
~ ~ ~ 'y R
i i h i 0s : m,~ $~k~ p w`'~, ~'r- Y~ J {p~ 2 m~~~. 4.~~•
Q D^, ~ ~ .H.q`k a~ ~ d b 4 ~E .qkJ~, ~ . .
' . . & / S3 ..S .~g :
1 ~.^,,e~.w.
T ~X . ~ . ~ ~ i f ~ : . ~ M ~ T~~~ ~ ~ .
y5, § ~r ; H ~e k `5.r , s z,,~ ~ y A ~ ~ ?a & ~ ~,"r a~i` . n
~ v ~a ` ""~'~4°~..y r y *a'~~iw~~°'~:~ `"4~ ~ a ^v,t.'~~
~ ~'r~r~~ ~ ~ d' s ? ~ ~ M~ ~ ~~~,.~5~~~~~~a~
' Ac ~ . ¢ X - «rsr s~ k~ r~ ¢ ~ a . o er ~a -
a ' E f f:. sv~. t ~r~ r i' ~ x~ AFr 4~a~,'°~ ,y Lr;
~(.V~ ~g ;~~~~~~'~6~. 3 s z s z N a~.~ ~ 'f*, `~~~.~t,'+' ..d~.,~ ~dF~~~"~ ~5 ~*gt.
z y f g¢~ ~ F a s . ~ ~ ~~*aK„ ' ,y ~ ~r$ &,'*~-~fw
~ ~ ^m~, w ~ ~ • ~e ~ '1.~ ~a°ka'u Rx ~.~.?'"n' < ~rs"g ~+~p' y't r~bW'v'»w,y
~ ~ 3 i~ ~trv,.;'.a~j x Z ~ } s Y$,a~~ ~ "P~°~`~ y ..m~
t k ,.r~ ~x ~ a „2, ~ ~ ~ .~~.'~a{~ t 4 ~F^ ,57'' w "Ys t+~ ra~~ ~ ~ +yS~"~'~~a. "i~Y ~ d~
c., f e ' ~ ; •.~x. ~x ^er'° ~ .~r ~ ~ . "c ,r, ",k°"~ .1ak ~ i #sy.' :1> ~Z~~fi't h~ *
~ a A ~ ; y~, 7. ~ ~O~ n ~~?s x ~ Y~ ; N $as,:~r R 8r~, "s ~ ~.s '~~r ~
f a : ~ F ~ ~ ~ ' a~> '~"S K.> a.. ' r a~*~°Y~ ~
. wn - ~ . ~ . ~ s a~ c°~~ p '"t•< e *k't ys ~ E~ ~e k^ Se,
i . , . . ~~,~~?i.r .~r ~Y . u"°` ~y."~ ,r i~,
t.~~: ~ sz ~ a `a. i? xs a~~ s. p X ~y.' , ° ~ y x,~ a > ~ rt '"t `kw y~~ r, ~"~ra r"° ~e+J'`~°~"°`'y~~l~~g§,.pk'k, ~~~s`:~
~ : ~+§r' . ~ y ~ : ~ ~a.~s +x~, ,rvh , , ~ ~r~-y~, 4r
Y~F . i ~ ~ ~ y ia ~,`t„~ ~ ,y, ^0~ k& w ~~~R a~«._.. '~~~3`~'~~~:
a ~ " *d~.-.re¢ a~e; ~ y ~ dI ~ » x~y. R r ° f ,.,~m,' s `~t*~ °a ~a,~,~.x` "~,raaly.
~ f '~x t'~'~. ~ r„ ~ a a~ „y n a w a~,~,, s f " ak , Yq` ~ ~ Y ~ h-~;. t ~ u. 3 e ~ ? a r« ~~'wa~~lF ~ 5~ ~ ~
~ s~v~ ~a: r = ~ : z , , ; *s z ~ , 1~b~ , s; , h ~'v~ s ~ `1~ ~
~ ~
+'v ~ re . ~ . . ~ , a .il . ~ , w,..,
~ ~
. . . , , . .
, , _ .
, . , . _ . . .
~ .H. s ...._.~..u+.,~~ . .
'
' '
' Man-made features include various culverts throughout
the drainage area, however, there are no culverts
' adjacent to the site. There are numerous culverts at
the railroad tracks along I-10, none of which have
capacity for a 100-year flood event.
, Since the project will adhere to Pima County retention
and detention requirements, adverse impacts to existing
culverts will be minimal. The development of this
' project will not increase peak discharges downstream.
Possible sediment transfer created by this praject
should not adversely affect existing culverts due to
their distance downstream (S miles Sediment
' imbalance and clearwater erosion will be addressed in
future more detailed studies.
, There is only ane sub-watershed that discharges more
than S00 cfs onto the site. That discharge enters the
site along the northeast boundary. Entering runoff
, amounts to b08 cfs in a 100-year event and drains an
area of 2U4 acres.
The Hydrology Map, Exhibit ZV-6, delineates flood prone
~ areas associated with all washes of lOc7 cfs or more.
It also labels tw'o washes as "spine" washes, as
designated by Pima County Department of Transportation
' and Flood Control.
There are no sheet flooding areas within the site.
, The February 15, 1983 Flood Insurance Rate Maps
delineate the project site as being within Zone C
(areas of minimal flooding).
, Peak discharges have been shown on Exhibit IV-6. Those
values were calculated by the accepted Pima County
~ hydrology method.
Existing drainage conditions along the downstream
property boundary do not include any culverts.
' Instead, drainage typically is conveyed over roadway
<Tanqerine and Thornydale) dip sections that adequately
contain the entire 100-year flood event.
~ D. Vevetation
~ This site consists of vegetation characterized as the
Arizona Upland Subdivision of the Sonoran Desert. There
are two major plant communities: the paloverde-saguaro
and the desert riparian habitat types. Each of these
' vegetative communities are detailed in the Appendix.
~ 8 2 2 8 i 5~ 0 ~v-5
,
e ~ c~
~ I o Z
0 ; o ~
, ~ m~ . ~ m
~ ~ H C7
Z ~ , ~ „s . X
~ ' ~ W ' Z ~ ~ W
c
I- O . W ~ . ~9 ~
~ Oa wZ g$ ' °o
0 > W I ~ ]~3
'O ~ ~ ~ [
~ W > o t ~1
~ ~ 0 ~ ~ !i~
' J ~ ~ w : o
z~ . ~
Q o ~ ~ ZU
~ Z o ~ ~ ~
~ W aW :
~ Q~
~ W ~ O N
, ~ lf')
~
N
, ~
N
OO
, ~ a+ ~u
~a~ ~
~ a~p I
~ ~ I
- ~ - ~ -v _ ' , . ~ ~ ~~S
1 ~I
1 r ~ , : ~ , ~ ,
oo -~:,,1 _ . .
\ - .
~ ~ ~ - ~ ~ , . , , . . ~ , ~ .
~ . . . . , ~ , - _ • ~ . .
. ~ . ~ ~ _ ' _ ~ - ~ \ . . .
~ ~ ~1
, ,
' - _ , , ~'~*u.:.~ _ I
.
~ ~
` ,
_ . ~
. _ ~
_ _ ,
I ' ~ - ,
. ~ , - _ - . 4: ~ ~~r ~
~ ~v ~ ~ . , '
~ ~ ~
~~1 _ _ ~ - ' . - , / / - . - . ( . ~t a t S~j ~
~a::.~ ~ - _ ~ ' ~ _ . ~ . _ _ ~ _ . , ~ - ~ - - ~ _ ~ _ ~ ~ ~1
~ ~
~
. an.~. - ' . . , ~-~t~ - ~ ~ ~ ~a.i
~ ) t ` r-' .i~! h~ I
C ; ' / _ , . ~ . . o~ I
~ ~ , ~ ^ . ~ _ ~ ~ ~
~ 5 ~ ' ` . . . I
5 . , . C ~ \ _ _ I~
_ ~ ~ - . ~ ' I R7
4: ~ ~ ,`..~~~f I~
~ ~ ~ - _ ~ ~ _ _ _ ~ ~
~ r, r-- ~ e I~ c~
. ~ ~ ~ t~ ~ ~ ;-a'-~.i.~"- ~ ~ _ : I
~ ~ ~ ~ . ~ ~ ~ r ~ ~ • ~
~ , c
~ S-, ; ~
' i< 1_~ ? f ~ ~ ~ i ~5~~ ~ '1 ~
~
' ~ ~ ~ ~
. ` \v ~ 1 ` , ° ssi:oo~
r ~
~ 1- ~ , ~ ~ • ~ ~ ~ O
_ "l J ~ ~ ~ ( ~ ; ~ ~ ~.~n v-- 1 \ i i
'r _ ~ ~ ~ - ) ~ k f ' ~ ..r ~ - ~i ~ - ~
n
, _ ~ \ ' ~ r__~-' .
~ ~ ~ ~ ~ 1 \ ~ i ~ ~ ~ /J ~ ~
_ ~ - \ j ~J / ~ 1 ; J J ' ~ ~ ~ ` ~
y~_ \?n
n . /l L t/ ) r _ _ l
71J~`~.~ ~„IC/'\_!~.J~.-~J ; \I - ~ ~ •,L ~~~\-~._I\ y'
, ~ ' \ -~i ~ /~l v\/L.i ~ \ L ~ \ Cy ~ ~ ~
i ~ ~ ~ , < <
r..--~" J ~ ~ ~ ~ ~ . - ; '_`_~y,j~ ~
' ~ ) A ~ ~~-~,_~t ~._"~r--~,~ c~
~ ~ ~
~ ~ ~
~ , ~ s . ~ ~ , ~ ~ ~ ; ~ ~o
1>~ ~ ~ ~ C`~ ~ 'r-.~~~~ '
~ - ~ ~ ~ I
~ y r ~ ~r ~t ~ ~ ~
~ ~ ! \ /N ~ ~ ~
~ ~ ~ : Cv ~ ~
~ 1 ' ~ ' ` ' .
tA~ J` I
~ ~ • ~ ~ C} l / ~ ~ C C""t'_"~ 1 J I
~ ~ I ~ 1+ ~ / ~ ~ ~L~I ~ i ~i. . . ~J 1 n1~~~J
~ ~ ~ 7 ~ ~ . _ _ . , r _ _ ~ -
- - - . s _ ~
~,o ~ ,~o .oo p~oa a~epiiu~oy~l,
• o o< <
~ 0
~ _ _
~
a a ~ i ~ >
, ~
= ~ ;
~ ~ ~O o ~
T m~ I~ N m
~ ~ 7 Z F- - 1• ~ X -
V ~ ~ W Z W
. ~ ~
~
~ ~ V O d'. wQ g$ ' o
` W W ~ ~ ~o ~t ~
l0 ~ W J i- u~
` ~ f~ ~ {JJ ^ ~C~ ~~i~
/ ~ ~ W~ ~~r o t 1 jt ~
_ ~ ~ a W /'~~~j ~,f~
~ ~ ~ 0 \~IV ~ : ~ ~ l.~i! ~
~
' Q = > ~ ~ W ~ 0
~ ~ y ZU . ~ c
W~c Z d 0 ~ J H
~ c W a W u~~
W O w ' ¢ ° o
~ ~ J ~
~ N
N
~
'
' 'I
- -
r ~ , - ~ ~
~ . ` _
~,.,`,.J , . _ ~ . . ~~~r ~ ~ ~ ~
, ~ ~ ;.r,~ I
. - .
y . ~,;+~d ' ~ ~ ~
, ~ ~ ~ ` " _ . '
. . .
I " ` ~ J.N~ _ '
~ we-~;: .
I . ' '~u. ~ ~ . ,
; ~ - ~ <
- fv-= `t ~ yj 93 ~~'a J r ~1:~• ~ ~FJ r+{"' . a ~X~?~~ ~ ~ ' ~ . 1"~ ,
, . , . - • Y~- J F ' ~ ~ . Q. ~ • ' . . .
. \ . ~ ~ ~ ~ ( J .
^ ~ ` Y .
~ ~ ~ - J J Y ~!r' V~~ J
I ~ ~ _ . . ~ _ . , ~'C _ , ~ ~`~l~Y y V ~ a .
~ ` - i~ Y~ 1 u~}
~ _ _ , \ ` - - . v'~J~ K+~.
,
,
~ / j W
~ '
. , xK ~ ~
~ ~ . . .
. ; - ~
, ~ ~ ~ ~
~ r _
. . - y. , , `
•f: . , , P~}'Si„~6~~~
y _ r i." " >>1 - ' ~ ~ ~ >l,T;~JX.;~o~. ~
_ - _ r~ , , I
~ , . i _ +•~Jy,}'~.
. ~ _ , ~`k' . ''!~S - ~ ^ ~ " . . . - - " . ~ ~ ` ' J..~
. ty :4 ~ t. ; ~ . , . _ . Y{'~ :~,~'a?
~ q a,
, ~~"'c - . . _ - , .1 ~ ' n.vf
~ ~ c. , . , ~--t ~ r ~ ~
I ~p~ Y'. _ - - - _ r. ~
- - . i_; _ - " _ ~ - ~ ,c . - _ - ~ ~ ~ ~ d
. . i _ _
~ ~ ~
' _ , - C./ . - ~1~ . ~ \ ~ 1~' - ~ ~ ~ ~ ` C
~Y _ ,
_ ~
. , ~ . ;--~'~4.,~
7 ` . _ ' ~ . ~ ~ .
- ~ \ ' . , . _ 1` < N ~ ~ C
~ ~ ' . ~ - ~ _ i- ~ /~~~r~.,-' ~ - ~
t~1 ~k~ . ~rl., L_~~ ~ ~ ~ J LI ~ ,r~` y . .
} ~ ~ „ - ~ . r~--~ ~ ~ ` ~~S,f ~ C,
T ~ r ,:'~3r r ~ E''{~+c .
~ ~ ~ ;
r- - ~ ~ ~ ~ p. "'r t .4~~
• ~ ~
; ~ I
, , ~ ~ ~ ~ ~ r ( ~ J ~ j ~ ~ ~ ; . . ~ ~ ` i
~ ' a ~,1t_ ~ ~ ~ ~ ' ~
~ - ~ ~ ~ t'~ \ ~ . . _
~ . _ ~ _ ~ i ~ ~ V l a. ~
~ ~ ~ ~ 1 ~ ~ ~ ( + ~ ti , ~ i ~i ' ~
I ~ , . r ~ • ~ . ~
, .
> < ~ c--~_ ~
. ! ` ? /~~r-~-'~--' ~ , ~ f- i~ 3 i .
~ ~ ~ y~ ~ ~ ~ ~ ~ r~-~.~~ - ,t ~ __J l c
~ ~ ~ ~ L ~ 1 ~ '
_A ~ ~ ~ ~'~i ~ ~
~ ~ J> ~ Q ~ . ~ ~.i
r S C . ~ ~ ~ L,, ? ~
j ~ ~ ~ ~ ~ : ` , ~ ~ a~O
~ ~ (~~'~~f ' ~
; ~ ~ ~ ( ~ ~ ~ ~ ~ ~ c~
' t_, r i ~ r _ i
~ s.~__ ~ ~ ~ UJ
- y ~ ~ / / ~ ~ i /
,
~ ~~r( ~ ; ,
' ~ ~'',.-~~~~J~-^l-~(\' i , ~ ,
' )
:
` r ~ ,~y I ~ ~ 1 ..J ~ / ~ ' ~c~/ r~/ ~~~i ~
, i ~J ~ ~ 1V~' ` ~ ~ ~
r ~~-~J } ~
~ ~ ~ ~ ~ ~ ~ ~ ~ b; ~ J~~ r_~, r'~-~ ~ i ~ ~ ~ ,
~ ~ ~~U - % )
~ ~ ~~~'~°-~l:J ~
. ~ N~ ~ C ~ : /
~ . f' ` ~'t \ ~
~Q J ~ ~ f i. I n ~
' o, o~
, pEOa a~ep~iu~oyl I
~
~
, Paloverde - Saquaro Communitv. Most of the site can be
characterized as paloverde-saguaro habitat (Exhibit IV-
' 7). This community type is noted for the diversity of
plant species that are found. The dominant plants in
these areas are foothills paloverde, saguaro cactus,
~ bursage, creosote bush, and cholla cacti species.
Scientific names are provided in the Appendix.
There are two notable features in this community type
' on the development site. One is the presence of
ironwood trees. Ironwoods are found only on the
southern edge of the property almost entirely within
~ approximately 400 feet of Tangerine Road. Although not
a rare species, these trees are found in a limited area
in the Tucson region. Their biological significance
' lies in the fact that they add an element of structural
and species diversity to the paloverde-saguaro
community and provide habitat £or a variety of birds
and mammals. They can be attractive as a landscape
' feature.
SWCA vegetation salvage specialists conducted an on-
' site survey of existing veqetation within an
approximately 50 acre parcel of the Forest City
Specific Plan area. The 50-acre sample site covered the
southern portion of the site where ironwood trees which
' are considered part of Pima County's Class II wildlife
habitat are found. During this survey the location of
all trees whose caliper (basal diameter> measured four
, inches or greater was recorded on a 1:100 photo-
reproduction af the project site. As the location of
each plant was recorded; an estimate of size (basal
, diameter or height/arm an assessment of vigor and a
determination of the presence of physical constraints
(i.e. soil conditions, topography etc.> which would
limit the potential for successful salvage was
' recorded. For a plant to be considered salvaqeable it
must be botn vigorous and free of physical constraints
to salvage. (The aesthetic quality of any given tree
, played no role in determination of a tree's
salvageability.> Based upon the results of the field
survey, 118 ironwood trees (caliper greater than or
equal to 4") occur in the survey area. Of these, 70%
' Cor 82 trees) were considered salvageable. See Map IV-
12.
~
~
8228 1515
1 iv-a
,
~
' A second aspect of the vegetation is the presence of
numerous saguaro cacti. These cacti are distributed
' throughout the site in stands of moderate density.
Highest densities are found in upland areas along the
washes. Many of these cacti along the washes are very
, larqe and may, because of their well developed arms, be
dif£icult to transplant. Although saguaros are by no
means rare, they are biologically significant in that
they provide habitat for a number of species of birds
~ as well as at least one kind of bat. They are also
important as nesting sites for certain birds of prey
including Harris hawks, redtail hawks and great horned
' owls.
Uesert Rioarian Habitat. The site is traversed by a
~ network of minor washes including two that discharge
over S00 cfs off the site. Even thuugh these areas
conduct water for a short period during and after rain
events, the soil and moisture conditions support a
' plant community that is clearly distinquishable rrom
the surrounding upland habitats by the enhanced density
and lush growth. Most of the plant species found in
I the upland areas are found along the washes with
several additional species includinq mesquite,
hackberry, blue paloverde, and acacia.
' Riparian or streamside communities are among the most
valuable wildlife habitats found in the desert because
af the denser and more diverse vegetation which
' provides important cover and food for many types of
desert wildlife. Riparian corridors generally support
greater numbers and a greater diversity of wildlife and
, are important movement corridors for larger mammals
such as mule deer and javelina. They are important for
stabilizing flood prone lands and creating scenic
buffers for development.
' VeQetative D~ensitv. Vegetative densities on this site
fall consistently into two categories closely aligned
, with the distribution of the two primary vegetative
communities. Densities are expressed as percent ground
cover and were estimated usinq a line intercept method
for transects within each of the two types of plant
, communities. Most of the desert riparian habitat
associated with washes of 100 cfs is quite lush with 50
- 100 percent ground cover. As you move from the
~ riparian to upland plant communities, ground cover
decreases with most of the upland~ habitat being 20 to
. 30 percent cover. (See Exhibit IV-10).
'
8228 1516
~ iv-s
~
~
, In addition to measuring the overall densities of all
plants in each plant community, the numbers and
~ location of saguaro cactus and ironwood trees were
compiled (See Exhibit IV-11). The following
information addresses those two plants.
~ a> Saguaro Cactus. As described earlier,
saguaros are distributed throughout the site
in low to medium dense stands. Estimates of
' these cacti, were made using low level aerial
photography. This method ic3entified the
approximate location of nearly all cacti over
~ five feet tail. 5aguaros range in density
from 0/acre to as high as 12/acre in the
densest stands.
~ b> Ironwood Trees. Nearly all of the ironwoods
present on this site occur in a narrow band
aZong Tangerine Road. The density of
' ironwoods in this area ranges from 0/acre to
a maximum of about 15 trees/acre with an
average of 2 trees/acre. Densities were
~ determined from on-site fieldwork completed
by the environmental consultant.
Veqetative Assessment, Preservation and Transfer
` Great advances have been made in the science of desert
vegetation management. Numerous factors such as size,
' vigor and physical constraints enter into the process.
~
,
,
,
'
i g228 1517
~ IV-10
~ . _ _ _
c. ; ~ ~ >
~
m~ ~ I N m
~ o
f- ~ ~ ~ S
~ Z H ~ : • X
WZ
y ~u~ p~ • ~ W Z~
~ ~ ~ a ~ Z g 1
~ ^ 1 Wq W
c~ ~ N ',r ` Op' WQ g ~ ~
> t O v ~j~J F=-~ ~
~ ~ ~ > W ~ ~~3~
~ U o W W ~~1 LL« ~ i~~~
~ Ly .c O ~ O ~ ~ ~ ~ y;ll
a~ CO ~ ~ W~' O
~ ~ 0 ~ ~ ~ Z ~ ~v
~ ~
` W ~ 3~ -o~ ZU
a
C~Z W JN JW :
W
L1! C~
o
0 ' W
o
' J ;
~
i ~
~
N
~ N
~
~ {
_ _ ~ ~ . I
; _ -
~ ~
:
~ /t r
\
~s . , ~
~ ~ ~ \ l , ~ . i ~ ~ ~ r ~ , (
•c.;v.,... -
~
ti ~
~ ii::. ~ ' . ~ . , ~ ~ ~
.Y: .
v , ~ ~ , '
~ ~
~
t:ttti::l.t~t:. ~ ~ ~
• 'r3. • .
.
~
lh . , . . r : ~ . ~ r ~4 ii:~t;;';,iiic`.ii~n
.
. ~
.
. ~ ~ ~
~ ~ ~ . : . ~ ~
. s','•t•::.:~'i.• ~ .s . '
- , " ,n4
~ . .
' . _ . . . .
~.f~~ . . ~
~1 ` ~ ":i.;,::';~::: ~ <
. _ ~ 4 . , , E . C~~ .
4 ~ . ~
~ , . i ~ . ~ . . . . .
~ . . \ ~ . ~it~1~..i~:+N1,
. . ~ ~ ~ l~ ~ ~ 4 , ~ ; ^
~
. v +kM t Sla..~ ~~1~ ~lit i l~,~r ~ s;y, .
• . 1 . .1: . ~ i •t ,..:,.::..:.;5. , ..~.1.;. s: . .
. - ~ ~ i . . '+tiwWy~yu~""~++.11•' . . t.::....n:..s~,:tu.l::. X:t.:s~;: •n...::. ,
. \ __``,i. ty.~.:.tl, ~ .
~ ~'tii`•i':`itiisj'i}t`• ti Ia',:i•~~ ~.~{`;~ikqti:'+.v..u:. '~ti'i}nCt~~:nic:r
~ . . ~l~ :i'.ti:C:iid ; °~sw' 1 1 ii::i~;. ~ : r~ ay:'.j.. ~ ~ ~ ;
.
. , ~ . _ : c.j....;j:,,, ,tii:
~ _ rlr, t:.
; . . . h j t .i ~ t ~~2
r
~ - ~ 1 ~ t l;: . .
~ ~ ~ ~ ~i',~, _
l _ / ~ " :}l~ ~i t i I
. ` ~ . ~.v.. ,t~,l i t ~
.is:.... ' ~ ~ r ' ~ ~ . " . , ~
\ ~1
::^.:r: . . .
~ - ~ . ~ ,
_
t ; , - ~ ^ . _ ~ , ~1 i- , ~ - : ..rr w t h,,~ nC .
~ , i y~ F _ ~ ~ _ , . . , ~ , ,
. c_ .
~ 1 \ it:ktl~} ~`t t~ I
`~~:ik?fi:ii:.'' . ~i`W', ( ~ ` . ~~t~l Y i~9 ~
s
ti ~i _ , ~ ~ t;~, s.
~ t ~ ~r-~:~' ' ~ ~ ~ ~ ' '~`~~i'~
~ ;t,~.~;~'sitii ' t ~ ` ' ~ " ` . _ ~ . ~
~ 4 , _ ~ ~ ~ ~ ~ ~ O
~
~ ~ ' . , . - 4 , ~
Zk~:~.t _ ~ - . ~ ~ 1 - ° ~ " ~ ~ 1
n h ~ - , , . ~ ~ / L . . , _ ' Q7
~ _ _
_ .
~
_
~
' ,Z.-..~.~ . i -.f~- \ \,1 ' ~ _ I V
~ - ~ . ~.t: . . '+•4^h `--~'-~V'` _ ~ - . . h ~ . ~ ~ ~ ~
.
~ ` ~ ic~ ~ ~ J k \ ~ ~ ~ t~ ~ GCU
` -
~ wL~~„x..' ;
~ ~ ~ i ~ ! a ~ ~ / . \ ~ ~ ~ ~•;~,y i 1-
; ~ , ~ ~
\ / .
~ ~ ~ ~ V ~ ~ C ~ ~~~ii'•~ ~ ~~J ~ ~ ~ ~ ~ ~~v~~~+~ ~
~ . " ~ ~ ~ t• i:
' . ` . . , - ~ ~ ~ ` ~
~ :I~ :
I ~ ~ ~ ~ / , ~T ~ a {t t `A. t~ . ~ ~ ~ 1~, ..v.•' `4 .
, ; ~ -
~ )
\ i
, .
_ ~ ~ s ; r~,~ ~ s~~, ,
, ~ ~ ~ i ~ i ~ - " ~ .y ti ~
~ ~ s.::,
. ~ . ~ ~ • °YM k : ~;I;tti
, _
~ ~ ~ ~ ~ ~ ~ ~ ~
v.~`l ~ ~ ~ }v ~ ~ ~ ~ i y ~ ~ ~ CO
~ t~
_
, ~ ) J. ,
~ ~ ` ~~J~ n ~ c~ ~
r--
, ~ _i ~ ~ ~
~ ~ : ~ ~ - ~ ~ ~
~ ' ~
t: r,..,.. „ ~ ~ ~J _ ~~=~_.J ( I i ` ' ~ ~ `
~
.
`'z ~ • ~ `i
; - ~ ~,;v., , ~ { / . ' _ , ~ a~
~ ~ ~'~Af ~ ~ \ ~ ~_,~i-- _ ~ _ ~ ~ ~4 ~ ~ (~l
~ ) ~ i~ r/'~, ~ f J~ ~ ~ ~ i _ i~ ~ ~ N
'r% .,s~-~ ~ ~ V ~U~ ~ li ~ ~ ' ~
~ ~ ~ ~ ~~~~t-~ A/ ~ C ~r--i V C- ~ r ~ ~ OO
~y ' ~ _ ~
~ ' S\ ^ J ~ , r ~ j~- ~ . ',:•.~S l r - 1, ~,`~~f ! ti`~--~~ ~ ~ ^ c~ ~ N ~ \ ~i: i
~ ~1 i~~l ~r. ~ ~
~ ~ ; ~ ~ ~ . ~ 1 ~ ~
; ~ ~ ~
~ ~ ~ ~ , , ~ ~
~
~ ~ ~ ~ ~ ~ c~' ~ ` C--~ c.
: ' ~ ~ `S `J / rC~~-' - ~ ~ - ~I
( ~
t~.rt•,-~'~ . ~r;_ G y1~,~ , ~ ~
~ ~ ' r-\-`_~ ~ l /i
_ ~ ~ ~ : ~ J ~ ~ ~ - ~ ~ , y`~ _ ~ ~ - , CI I
' _ . ..J I I
~ /
~ ~ L~` %..i A ' :.J ) ~ ~r- ~y ~ ~ ~X '.d~ I
~ ~ ~ ~ ~ v.--~~ ~!*,1~' ~ ~ ~ , ~ ~ . !
~ ~ ~ ~:t..:!1^_ f'~ ~ - - - ~ ~ ~
_
- - p~oa a~Ep~cu~oyl t
~ ~
~
N
' ' ` r r
` ' I
L
} R ~ ~/y~ O ~ I' ' O ~M
6L
~ 5 a ~ W N ~ ~ W
Q ; ~ ~ C~ ~
4 L k Z ~ YZ • X
~ i ~ ~ W Z ~ ~ w t W
; ~ E ~ •
s ~ O ~ ~ W ~ ~
Z y t~ Y
~ Z f ~ o ~ ~ _~q ~ ~ 1 °
,Q ~ W o ~ ~t~ 3~ ~
~ ~ ~ a~ ~ > w ~ j~ 3~
( j '6 ` W > ~ ~.?V ~ ~ ~ ~ f I
O ~
~ oQ ~ ~ g~ ~t i;!
~ ~~OQ ~ ~ ~a~ ~ w~- ~ o
#Q~~ ~ o~ ot` ~ ZV ~ ov
~~Z(1! ~ ~ ~ ~ ¢
~R rR z ~ ~
~ ~v J~ f
1 V V''
t (,jJ a ln .
~ ~QO/~ W ~ ~ ~ ; Q~ f
~ ~..L ~ ~ lj~ ~ ~ ; O
3 ~ - , . s
s J
~ N
t.C)
~ ~
N
N
~
'
~ ~y~ ...~~~-~~~.R-~~
; ~ ~i~. ' : ' ~ : ~ ~a , . ~ V ~ ) ~ ' ~
, f
` • ~ ~ _ ' , • . ~ ~ : ~ . , , ~ ~ ~ ! : i , .
. - v`~~ ~ ~ • • -~4 r ra.N~' ~ ~ ~ r
• ~ - C .
~ ~ /L.~. J~', ~ . \ ~r'~r~ _ M1
• , \ ` \ • ,a_~ ~ • ~ ~ _ ~ • ~ ~ C.r~ ~ ~
~ . . ^ , - . ~1 ~ ~ ; ; ~
. ,
~ , . ~ , ; : , . . - „ . ~ .
. t ~ ~ ~ - t • - - • .
~ e. . - ~ . -
~ c ~ , , ~ C~ , l~~ ~ .
•
~ _ • ~ t ~ _ .
~ _ ~ ~ c, • - • - I r ~ . \ - , •
• ~ ~ . . t~ \ ~ r , - . ~
, ` . ~ • , .~.;:~J , , f~-, ~ ~ ,
~ ~ J~ . J--- ~ ! . . • ~
~
} • • ~ ~ - V' •
. , . ; ~ ~ ~ ~1 .
~ ' ~ . , ~ • ~.T'- 1
~`l.. • - ~ ~ . ~ ~ ~ ) J ' • ~ ; ; • i
I i . • ~ J . ~ ~ ' 1 . ( ~ ~ ~ • ~ ! • • - _ ~
~ ' • 1 ` J , V~ ~ ~ ~ \ /s.~•~ ?r-..-~ . `
~ t t ~ ~ • M1_i ~ ~ • ' ~ ~
~ _ i c • •
• ` 1 • / . H . ~ ..r~'y~. \ l Jti _ ~ ~ ~ ~ ~ ~ ~
~ ~ •1 \ • - . _ \ f• • ` ~ \ ~ ~ • , •
•'f r 1 y x ~ ~ ~1 S f - ' ~
, ~ , . : 1 _ ~ `j c . _ • . ,
~ - I ~ , _
_ y ~ ~ ` . . 5 _ I ~ ~ ~ ~ ~ _ . .
~ ~ ~ , ~ ~ y ~1 ? i- ~ •t J ) ~-r • P.-~ ~ ~ , .
1i ` . ` ` " ~ )~C~ I
~ I ' ~ ~ ~ ~ ~ , • , ~ . ' . .
' ` 1 ; ~ ~ '•.''r'i ~ I \\,..,`s~~\~~' ~ ~ ~ , • ,
1~--._1i ) ~ ~ , : % ~ V -ti \ c-~ + ` . ~ v ~ ~ RS
` , ! , . ~ r. ` % ~ ~ ~ ~ - r~~~'' 1 0
, , . : - : i
~ _ ~ ~ ; . ~
} G ,\1 -.y - ~~,1, ~ -
~ •~v ' • Y~1 l. R.f~'~-'' ~ ~ r:-; ~ ~ ~
~ ` , ~ J ~ ~ ~ ~ ~
^ ~ . J 1~• ' ~ r • ~ i f c _
, , i ~ ~ r . ~ 1 J ~ .f \ ~ ~ ~ • ~ I t
~ . ~ ~iC~-~~.~ _ ~ ' \ ~~'.,~.i_- J • 1.,~~~ ~ t'~ti~..: ~ i~~~~ 1 Q1
' j V`-'~\ r~- t ~,r~ / ~ ~ ~ ~ ~ u~ / _ i ! ~ ~ ~ ~ C
~ f' ~ J ! ? ~ ` - l~ ~ ~ CSS
~ `
, .L~,` . ,~lf ` ~i.~_~~~.`.~~ " ` . ~ r ~ _ . 'Y . . ~
, / - ~ 1 ~ ~~C~~. ~ ~ ' ~.r..1 J • ~ ''J` ~Sti~-. ` , ~
~ ~c~ Y
l - y' . • ~ ` i
l a....r C~ ~ ~i~ ~ ~ : . „i-,
r.i~ ~ ~ 11 \c' z / ( ~ ~ ~
ry ~ ~~''U ~ C~~f ~~~~`~~)C_\^~ n, ~ 9
)
, ~ ~ : . ~
~ , ~ ~ i > , o
_ ~ ~ , ~ .
~ ~ ~ . i~.,1 N
~ 1" ~ ( :a.. 4 i
~~~a` ~ \ . • f l..(~
. .~7 \ ~l. ~ ~ ~-~,\,1'~
~ ~ ti` ' ti
~ ~5,ti~ ~ . t ; ~ 1~, ~
~i. \
~ ~ , ~ ~ , ,
~ • ~.,.r-~ ~ ` ~ ~
~ R ~ ) N
% ~ ~ ~ ~ ~ ~ • ~ ~ Q
i ~ ~ ~ ~~k . ~
~ ~ ~ ~ ~i ~ ~
• • • I• N
J
E,~;.~~ . ~ ~ • ~
,
~ -
.
, ~ , ; ~ _
`1~ , ,
, r_.
' ~ t
r ~ e ~
- :
~ • ~ 4 ` ~ .
~ • ~ ~ , ,
m . . ` _ l. ~ ' . ~ ~ ~ ~ .
~,r - -
. . . . . . • ~ p~oa e~Ep
u~y~,
~
,
, E. Wildlife
A letter of confirmation from the habitat specialist of
~ the Arizona Game and Fish Department is included in the
Appendix.
~ The Arizona Game and Fish Department indicates there
are no state listed threatened or unique species on-
site. However, the Department indicates there are
three species of "special interest" present on portions
1 of the property.
An environmental consultant was hired to study the site
, further due to an awareness of public concern for
wildli£e. The following is an excerpt from his report.
' "The Sonoran Desert in general is
notable for the large numbers and
diversity of wildlife that it supports.
The "tortolita fan" area specifically,
~ within which the proposed development
site exists, is a particularly rich part
of this type of ecosystem. Furthermore,
~ the region has only been sparsely
developed to date and this property is
near the Tortolita Mountains, These
~ £actors make it possible for some
species of wildlife to use this area
which are not found in areas that have
been developed more. Exhibit 2 lists
' some of the vertebrae species that are
likely to utilize this habitat. Of
these species, several are of special
' signif icance .
There are no known species of wildlife
1 on the area that are designated as
endangered by the Federal Government.
However, two species probably occur on
the site that are given special
~ protection by state laws due to their
scarcity and vulnerability to human
activities. The Gila monster and desert
~ tortoise occur in undisturbed areas
throughout the Tucson Basin. Since
their populations are dispersed over
broad areas rather than concentrated at
~ specific locations, it is not possible
to identify specific habitats within the
proposed development that are crucial to
' their survival. The best conservation
strategy for these species is the
protection of large areas in natural
conditions.
¦ 8228 i 522 IV-13
_ _
~
,
, Desert mule and javelina are two large _
mammal species that utilize this
property. Deer in particular seem to be
~ common. Much evidence of heavy use
(tracks and droppings) was observed and
two deer were seen during visits to the
, site in November. The alluvial fan
extending south from the Tortolita
Mountains is known to provide habitat
' for good populations of deer and
javelina that range out from the
mountains and utilize the desert areas.
Large areas of undisturbed desert,
' especially riparian habitat which
provides escape cover, are needed by
these animals.
, Although Harris hawks are not
endangered, their range is quite limited
in the United States. The Tortolita
' region supports a healthy population of
these raptors which utilize large
saguaros or trees for nestinq. Harris
~ hawks were observed flying over the site
and althouqh no nesting sites were
located, one raptor nest was found less
~ than 1/4 mile from this property.
Because this survey was conducted in the
Fall, the nest was not being actively
used. However, it was probably build by
~ Harris hawks, redtail hawks or great
horned owls. Al1 of these species are
fairly common in this area. Harris
~ hawks do coexist with people in some
developed situations with iow density
housing and where considerable natural
' habitat is retained. They are likely to
cease using the area if it is developed
for commercial or high density housing.
, One other bird species in this area is
notable not because of its scarcity, but
because it is an attractive and readily
~ observable species. Gambel's quail are
very common in this region. Quail
tolerate human developments provided
that there are substantial areas of
~ natural vegetation for foraging and for
escape cover. With sensitive planning,
quail habitat can be readily
' incorporated into housing developments.
~ 8228 1523 ~v-~4
'
'
' This inventory was conducted in the last
Fall and consequently most reptiles and
amphibians were not active and
~ observable. However, over 20 species of
reptiles and amphibians are likely to
utilize this area. Common snakes in
~ this kind of habitat include long-nosed
snake, western diamondback rattlesnake,
and gopher snake. In addition to a
1 number of lizard species, several
amphibians also occur in this region
including Couch's spadefoot toad and the
Sonoran Toad."
~ - W. W. Shaw, PhD.
~
,
~
~
~
~
~
~ -
~
~
~
~ 8228 152~ rv-~5
'
'
F. Soils
~ The entire site, as mapped by the Soil Conservation
Service, is Paloverde-Sonoita complex with 2-8X slopes.
Overall, the site soils are suited £or development with
` some typical engineering modifications (Section VI).
Testing of the site was done in November, 1985 by
' Western Technologies, Inc. The testing was completed
for preliminary engineering information. The following
is an excerpt from the report.
~ "Bearing properties of surface and
subsoil deposits: Subsoils at shallow
~ Ievel below original qround surface are
moderate density, and exhibit low to
moderate compressibility potential at
existing moisture contents. However,
~ the compressibility is highly increased
following nearly complete saturation
while sustaining load. It is
~ anticipated that the use of undisturbed
native soils CO-5 feet in depth) to
support either footings or substantial
fill depths would result in a
' considerable risk of differential
settlements and structural cracking.
Therefore, it is recommended that
~ shallow spread footings be founded on
over-excavated and recompacted soils
tEngineered fill). Deeper footings,
either circular drilled or rectangular
~ excavated, could also be used to support
the anticipated structural loads.
~ Expansion properties: Native surface '
clay soils exhibit very high expansive
tendencies when compacted and confined
~ by floor slab loadings. Therefore,
these on-site soils are not considered
suitable for use in compacted fills
below building areas. However, the
, majority of the soil is granular
possessing low plasticity fines which
should possess low expansive potentials
, and can be used as fill below building
areas.
i
' 8228 1 ~25 iv-1s
'
'
~ Excavation factors: Excavation to
shallow foundation and utility levels
should be possible with standard backhoe
or trenching equipment. However, deeper
~ excavations into the moderate to
moderately heavy cemented zones may
require heavy duty excavation
1 equipment."
G. Viewsheds .
' From adjoining properties, looking across the subject
property, the dominant views are of the Catalina
Mountains to the southeast and the Tortolita Mountains
~ to the north. To a lesser degree, one can see the
Tucson Mountains to the southwest. These off-site
vistas are not obstructed. These vistas are long-range
~ and seen far above the canopy level of the on-site
vegetation. Due to the difference in elevations, these
o£f-site views should be enhanced.
, Views onto the subject property were evaluated by
observation from Tanqerine Road, Thornydale Road and
Camino de Manana, as well as from adjoining properties
~ to the north and east. The views from the adjoining
roads were limited due to the terrain and the
vegetation. A similar limited viewshed exists from the
State owned parcels to the north and east.
~ The views experienced were classified as low, medium or
high based upon the following definitions. "Low
~ visibility" is defined as an area which is either just
visible from an immediately adjacent location or is not
visible from off-site at all. "Medium visibility" is
~ an area which is visible from an area qreater than one
lot or parcel away or from across an adjacent roadway.
"High visibility" is an area visible and
' distinguishable from long-ranqe.
The On-Site Visibility Map (Exhibit IV-18) depicts the
property broken into "low" and "medium" visibility
~ classifications. There is no area classified as "high
visibility". The map shows graphically how an area
alonq Thornydale and Tanqerine Roads is the most
' visible. Otherwise, the site is only visible from
elsewhere on-site or from a point along the northern or
eastern boundary. No residents or motorists could be
affected from the east or north as the adjoininq
~ property is undeveloped State land.
~
' 8228 1526
~v- i 7
~ _
m
, r
~ !
~
O ' O ~
~ a j I ~ >
~ m~ ` ~ ~ m
~ F- ~ ~ _
~ ~ Z~ . X
~ J ~ ' ~ W ~ W
M ~..1 ~ ~
W~ ) ~d ` WZg g$ ~ p
~ ~ r~~ J~ HO. ~o ~ ~
~ ~ ~ ~ > j ~ = t ~ ~;i
= tn W LLl t j~f
LL ~ ~c ~2~
y
W 3 ~ Zv o
~ ~-~O ~ ~
~ ~ J~
Z ~ ~ ~ Z
I Q W aw
~
J c~~
W ~ ° ~
~n
~ ^
~
c~
~ N
~
I
~ _ ~
- , - - U ~ \ : . - ~ -v ` \ ~
- , ~ _ r
~ ~l"~ ~ o ~ , ~ ~ ~ - -
( ,1 c _ ,l ~ ~ .
_ ~
~ ~ _ ~ - ~ i. ~
~
. - _ _
.
~ ~
_ - ~ ~
~ - ~ ,
- - - , . ~
~ - ,
_ ~ ;
. - . ~ _
~ _ ,
_ _ ~ ~ ~
, _
JiE_ _ ~ ~ ~ \ -
~ r--- - - ~
~ 4 - ' \
~ ~ ~ ~ n~
~
_ . , ' ~ ~
~ ,
.
_ j ,
I ~ - - ~ ~ , ~ - - .
, y1~ ~ - - k ~r--; ; ~ ' I
~ - ~ ~ - . _ _ , , _ ~ _ w y
~ ~ ~ ~
; ,
~ ~ . _ _
,
, ~ r ~
) -`lJ . . j f.. ` ~ r \ ~ c, . L y ; ~ . . ~
, „ - ~ - ' A ~ ~ ~ . ~ ~ ~ C
„
~ 1 _ ~ _ ~ . .J ' ~ " - _ ~
. ~ ~ ~ ~
i'.~_,l' ~ _ _ A ~ ~ ~ vi
~ "TM ~ \ _ ~ _ J ~ , ~ cu
~ -v- < ~ ~ ~ ~ ' ~ ~ ~C J~l~~- ~ _ - I-
~ ~-.'1 - ; ~ ~ -
- \ ~ \ -~r- ~ ~ - I
, , . ~
~ _ , ~ ~ ' ~ i r ~ ~ , c -
~ ~ ~ ( ~ ~ t" ~ ~ ~ ~ ~
i , ~ z % l-'- ~ ~ ~ ~ ~ ~
~
r
~ ~ v`~ i \ \ N
~ ~ ~ , A ~ _ . t~
~ ~ ~ ~ .ti.- ~ . ~ ~ ~ - - ~
~ r~~ ~ r{~~' % ~ ~ l ~
~ ~ ; ~ ~ ' ~N ~'i ~ l 1
~ , - ` --~--.r'~,..~~' ~ _ `
~ ~'~,~~~~~'~.1~ - ' ~ ~ ~
~ " N
~ ~ , - N
~ , ,
~ ~
~ ~ ~ ~ ~ ~
' I
¦ - , , _ -
~ , ~
_ ~
_ pEOa a~2p~(u~oUl
'
' .
H. Traffic
~ Two abutting streets are designated as major streets on
the Major Streets and Routes Plan. They are Tangerine
' Road, on the south boundary, and Thornydale Road, on
the west boundary. Both roads are also on the Regional
Transportation Plan. Tangerine Road, since 1986, is a
' designated State Route. In addition to Tangerine and
Thornydale Roads, Camino de Manana abuts the subject
property. In fact, the Camino de Manana right-of-way
severs the very northwest corner of the property from
' the balance of the site. _
Tangerine Road is the only designated scenic route
' within one mile.
Table 1 on the following page summarizes the traffic
information.
' I. Sewers
' A capacity response letter from the Pima County
Department of Wastewater Management is provided in the
appendix.
, Exhibit IV-20 shows the location of existing public .
sewers.
, J. Schools
The property is within the Marana School District with
, no schools existinq or currently planned within a one
mile radius of the site <Exhibit IV-20). The schools
that currently serve the subject property are as
, follows:
PROJECTED
CURRENT INCREASE
' SCHOOL ATTENDENCE CAPACITY # STUDENTS
DeGrazia Elementary School 579 650 100
' SOS1 W. Overton Road
Tortolita Middle School 643 950 35
4101 W. Hardy Road
, Mountain View High School 779 1,200 43
3901 W. Linda Vista Road
' Marana Senior High School 1,147 1,250 63
12000 W. Emigh Road
' Marana, Arizona '
1 822~ 1529 iv-~s
,
r
N
i ~
I
~
'
m
F a'
' Z UI
p W Nd' N Ul
mE ro s c
a m v o 0 0
» c z ~o ~
C] O C ~
W(~ O E N rt1 i
' x a ~ O N 1.1 ^
V £ ~ L+ N 6
U] ~ ~O W C ttl OJ N • N N l+ Cf W Ga
~ o c c s m t o m o v M
N y o o N w a .c
ro u u c ~
W 1 N L N ~ E?~ 'O 71 C 0 ^
~ ~ 3 c ~ E G E O
, ~ I ~p C 0 0
W c0 ro ro t+ '6 E N~' Z
1?~ ~ N O H N W • Ql af 6 N
~6 ~ O 0 0 0 r u~`~ ~
4 ul ~O E O+ ~
[q 3 ` Z Z 2 Z
~ t~ c w ro N u~~ o u~i N
a~ a~ a+ a a o N
, F .-i f~ C N T'O 0 E>. 0 ~
Z M N O C C u ~.i 1-' L
W ~ y p~ ,i O 3 L1 0 G U ~1
iT. N O J~ C N lr .1 ~ Oi 7 N
W H i o o ~ ¢ ~a ro U N : o~ ~-i a7 0 O ~ .
aC] O ~ i 2 EN Qi O+ ~D~-~ Ny V N ~
, a¢ w % p ro c~~n m~ c
p • f~ H N C m~.~ ~0 0 'O
''~O a ~v o >
n I t .c a o o w a~ c+ m~v w a 7 ~
wo a a e ma o d30rt a
W E c E W .C~ U Q'. 0~ N 0 N
tA W i C N W a C L N
~ o a I u~ v, ~n ro c ~o t m y
a m a c ~r c d v t v
0 t+ a~ w c'O ~ t~ U
y 0 61 7 L+ c0 7 A~'1 ro
U ~n C E 1-' O! 'D W L
u! C O N N O~ 'O 3 N
rH-+ O O O i~ b O > C ~ ~ ~
~ V O O O C H tV 0 b~+ 0 ~
C O O t O 7 c0 l+ C F 0 N U+~ L
G~ F i 0 L G+ O n. O~ s N 7
¢ ~ I C C' a' E+~ c0 tx • E~~ W H t'O Ot
V 6 '-1 rt{ •.i Q1 ~ri O1 0 U C A ~
3 T N tC 0
I y N F N'D C T7 0 U QI ~f
y r~ ~ ~ G 0 0 C 4+ 'O 'fl
' ~ N 0 P. ¢ W R t~ ~ Ol E ~
W I W~.~ O 'C U'D N Ul
Z
6 W~ C O Q1 C~9 A C s
,.a I t0 0 U C u 0~ .i W~ 0'p W
i i N W 0 ~ 0 W a ~6 0l N F
k. N N i I Ul Ol i/ .C d~ 'O 0~C d w
' O W . . L i u F N NCZL Q
~ I H~ 3 ~ U U L ~ Ul Ol
. Q U
~ H m n~ N b 7~ oI
z F • ,i 0 •
C 01 W'0 W~ ~'0 N i~ ~
ov ~ ro 3 a~ c~. m o w
' n , ` . ro v o , m~o ro c e
W uo E•a ~nHC,ro v
cr; . I ~n o ~ a n a~ u o m ~
O 3 O O I ~/7 O7 'O 6 d ~ CI O~ W L •~6
f1, • O vt i .1 N N Ir C C.G Ll 0 F C.C
0 o r~ c. ro a~ a~ o
a , a~ro > vw > co.cc
aa ~ uv • d a~ d a o a,~ o ,
' ~ C N ri 1-/ LT N 0•~ 1~ -r1 • .
' •~-1 G+~ 7 ~ C •.i V N N tl! 'O 0}
~ N p N b N U N U•~t b N
07 0 6l W ~0 E G+ N s C U 0 ~
'O L O N C~ '~7 0l N G~ ~
Uj tp F E W W.~ N 4n U] tf
~ o d ro o cwc a~
' o avv ~ L ~N..~ ¢ ~
c r, o s r, c ro v
z. c~~o o c+~ c+~m•~~+v v >
~ a ~ ~ c o c .c ~ o~,~ a~ a~ ~ a rt
F• o 0 0 0 •.~a~, ~ o z a~a v m m • c u
Z O Z Z Z Z E 71 N N.-i l~
~ , ~ 0 O
~a ~NC~i a c m vEw Nz o
' I c:, ~~o ro~ u o ro v F+ c
~ H°cm v a~io oa~iroca~oo~+ a~ ~
i C L!L~ '1 O1 .~I 1~ C1 U W ro M
~ 3 ~ r-f t~ ~ F'" ~ r-i a>. W 0'O v
_ . . . ~6 ~D 01
O O O O i i '6 y ro 'O ctl C la c0 C W O~ 0 Ol
~ W • O vl i i 'fl 3 0. ttl 'II 01 0. 7 0-~ C 6I
a a ~ .a C G 6Y 0>. N E 1~ ~.i tz~ C t
N~ y a G 3•,-~ U b ~
0 o t t, a~ ro a~ N
~ r,~ ~ vH a~ o v v o~ u ro~v a a~
y t r-1 A G.~ A 0] C N E C ~ N
• 0 ro¢ F 0 0 0 • ro p~
~ F 3 . . . . N 7 a~ '0 N ~ t U 0. 0 N N '0 'Q
t 0 O N F+ 'LS u1 ~ 0~ C G
i-~i O O O O O N N C O O~ 0 t~ K
x o ~n ~ ~ ,-a ~ o - w o u m ro m m o c+
° wa ~ w~~ o, ro a ro~ 4++ c+~++ ~a c
I t E S O F L' t C F C•'I ~0 C C
~y y F.-i 0 N 3 v N N ~0 F
~ ry y..~ •.a C E~-~1 E'O f-i E 'd
N 1~ C C C N O+~ y ctl Ot 4i 0 QI N W
H ~J ~1 0 N~.i U N~ > C>> > 0
y TJ N N N t N N+~ 0 0 0 0 0! 0 N
~ N ~ y ~6 i 3 • 3'O •n O~ i7 t+ N l. C t+
w c ro ~a o w+~ o+ v ro 3 o c ro aa~aaro a m
p, ~ v a w a~ o m o o N m x e d e ac. e o a~
u a o m o.n•r, mx u~ a[-+w~.,a•.~ roF ~ F 3
y U] V] N G C C N
.i i Q O+ L~ ~ri iD 4~
W 6 C 0 ^c C 0 , ,
ro c~. o I ~a ~ ~~o o ~ ~
F O f]G F F V E £ N c") d'
'
v r
? r---t ~
a: i ~..i N>
~ ~ :
~ ~O ~
' m~ " m
~ ~ :
~ ~ _
M.. E 2 t- ~ _ : . X
' LL ~ ~ . ~ ~ Z ~ W.
W ' ~ °o ~ =Q g° i
~ ~ Z 3 3 W -i ~ 4
r~ O f ~ ~ W W ~ lf~. ~y e fj~
'{i v w VJ ~ ~ v ~ G V~ ~U
~2
U 0 Q ; ~ a z Z~ ~
' („~L O ~ s ~ ° ~v y ~ Z¢I- ~
' z tA r ~ J fn
_ = W ~ ~ a w
~VLl.I ~ C'3 i • ¢o f
tn ~ W j ~ ~ o
...i •
M
M
Lf'~
' , ~
~
N
> ~
$
' o N
0
e
m
Z
'DM8 *IIo49 0'1
' •
~
C cCm
, Od C
V ~J
Y
a
0
, ~U ~
m c~ w aHOa ~«,~yys ;c o
y=N yi
G~ ~ ~ ~ ~
' ~ ~ ~ ~t
~af„Cp ~
C
O JZ
, ~ I- ~
/f~~
peoy e~op~(woyl ~y ,'s.j
~
> ~ 4~~y~~,y~,.~
% \ 9 L ~ ~
' I\\\~ a c° y
~ m c '
~?iy`,
o o ~ ~~b, Y ~t~=
~'IIII ~ ~t~tl
' ~a-
oao.o ea o~,We~ a ~
L C
~.0
' L ~
C a~
m
J
~
O
, a
o~~~i~ J N
Pootl ellio3~o1 D'oy i.WOg an~g ~
o ^
' e
¢
o • CO
N
'~~J O o N
~ ~7
e
ro
¦ ' >
m
peoa oLnB PIlM ~
J
1~
Q 0~\~•'y , `
O ~'l•~
= t
~n ~n
a .
N
~
'
' K. Recreation and Trails
There are no private or public trails, parks or
~ recreation areas within one mile. However, to the
north three and one-quarter miles, is the Pima County
Tortolita Mountain Park.
' L. Cultural/ArchaeoloQic/Historic Resources
An archaeological assessment was conducted by David V.
' M. Stephen of P.A.S.T. One significant site exists.
The property has been studied on two occasions, in 1981
and 1986. The initial assessment of the significant
' site is described in the Appendix.
M. Air Qualitv
' The Forest City Specific Plan area proposes residential
and commercial land uses. There are no proposed
industrial facilities and as such, no significant
' effect from emission will be created.
N. Composite Map
~ - A composite map CExhibit IV-23) overlays significant
site topography (of which there are no slopes over
15X), hydrology Ctwo County designated Spine Washes)
~ and vegetation (saguaros and the ironwood community).
'
'
'
' -
~
'
'
~ 8228 1 ~34 iv-22
' . _
M
:
' " , ~I p ~
' O ~
m~ ~ ~ m
HU' _
' ~ Y Z~ ~ 4 • X
Q ~ • ~ ~Z Z ~ W
G , m~ Oa WZ , O
Y ~ ~ W 0 1 ~
~ ~ ' > w : ~ ;ta
~ ~ ~
~ ~ w> : `.7CJ s4i
a o~i 4 ~ g QO ~4: ~;1
~ ~
, ? O ~ -Q ca ^ W o
I.i 0 a ~ ~ :i Z ~ ~
c a> ~ 3 Z U '
; G ~ ~ ¢
W ~ ~ ~ z ._I ~ i'
~ ~O • Z ~ aW
W ~ a ~ s, O: nr-;
~ ~ ~ • ^ ` ~
~ i`, z ~y 0 ~,n
~ ~
N
, N
~
,
~ ~ ~ ~ : . _ ~ ~ + ~ ~ ~ ~ ~
_ - --1~.~.,, : , _ . - . r . - . . . 4iE:: r~..
, ' ~ ~ ~ ~<:;,i ~ ~ F" , `f:•--y, ~
4~ i""~ l, -'T~;-~ r` J~~\ ~ ~ ~C ~ ~ \C - ~:'',»'t,i~':~',:': ~ i
~ ~ ~
, . - . J~.._~ ~ ^ • ` ~ . ~
: ' ~
. v . , ~
~ .
: i :i . ~ ~ \
- ::M.~-~,~ C ~ ~C::.; _ ~ p) . ~ S:• y..Y....
\ ~
~ '-J ~ ~
~ " n. ( , _ ~ _ ~
` .y ; ~ . . ~ . . ' \ . . 'V
^ .
. 1 ' , A t , , \ ti ' : • . - 'i~;;:; ~ ~ t~(i`~`m.`,`,f,`e~,`,_';~:;W. ::::'•<;ii~:
: ~
:
r . ` : . , ~ t 1 ` t
\ h
.
. , i . . ~J l~ ~-~.~~~1 . .1 4i , . ~ r ~~ii5~~~ii'4~i.
: ~
y: .
t< - ..i.~.ux
:i
. i ~
• ~ . i ~ • .l~ . `}:!'r.i~ .niili:ii_.
. . . . 4 . ::•'~n
vii:
~~:i : :i~ r . ~w
1 -
~
. . ` . , _ ~.....~::.f...Y ...:1':~Iu
" ~ \ - . ' . ' - . O' i•.i;:'{''...:: .i:~ . t•.:::i{:iii!!!iii:_::'?:.:
~
' _ . \ . ` ~i\. :'i. :f.i' i' . _ ~1.'.::: ~:.~'~::.:Y?::
::::r.e. : J. I
: p. ~ r
' ~ . r ~ ~ - ~ , ~ , ~ . - ~ ~
~
.i i_ c . • . ~ ' ' i- ~ ~ • ~ ' .
: ~ ) : ~ : .::::::v::: .L:.:
~ ~ ~ , ~.~'^_ijj:ii:::
t ~ 4 ~ - r ; ~ ' - - _ _ 'i€~ ='r::;ipf.: t::: _i-:-=ititi~:6;;;
- . ; ; . ~ . ~ . . • ~ i
, , , .
i : . _ _
. . - , _ . :
. ~ . . . ,
. ,
_
:
...,..x....
_
:
-
_ , , . . .
. ,
` . , ~J . L ~ ~ ~~~i~"':~"~€;~;:~`~^~;r`:;:~;
. . a `..';r: -^-Ji . i `y;:;;"€:`::;:i~.•~•:~.:`:~:»::::::
:
. ;
.
:
, .
- % /r*_- . . ? . :r: :~:~~:::""i€i~r::
• 'r'.C.~....
•
..k..........: i
:v .
. • - !v---.. : . ~ :r ::r~:
. . . .::i' ~
y,
, ~ , . .
. . .
. , ~ . z;:~;:~ i~ .-_:~-:::::;:::::......:~::~~~i~"€~
: ;r,:
: .
, ,
• • - . . .;i: .
_ ; - . - ~ : ~:Y::B'. :t;f,::4:t;'~:::t:t' ~t:s[::
; •
~
. _ „ `,4%`~''
«:r .
. . . . . . . ::..j+.y'',~ ::::~h_::~ii:!.~~iii~ii~iw:
~ ~
~ ~ w
:p
, . ? . . • . . '
~ ~ ~_~-.1--_._ [ ^ : ~ :r ~ ~'::t~::<~;:~'''.~"r";i:n":.;;%'::;>:::;:',:c~u,€. •;`;i:!i-.:::rni~;ii'::i~°,:::
' ' . ' ; ~ L' ~ ' .r :i ' ~r.x::::!r.:::p:.:::::
, . ~.o
~ ' . ~ ` ~ ~ _ - ' ~ .1 ` , ~ ~ ~
:i':::';%%'.
~ " i ' ' ; •:'r <r' ..v ~•.;;•:r::':' tE:^kitt~ tt.;iit;i~
, . . :
~ _
+ ~ . . ~ - \ , ~-r j ? J • I
1 ' - • _ ~ ' ~ _ ` 1 1 ~ ~i _ G • ~ ::[f:i'.[:[['ti:t ,
? ~ . ~ `:`i1Ei:. ~ x~ iLiiP;Ei!t
~ . • ' . .
.i \ ' , . ' • ;iFuiii
~ _ C , y' ~
_ ~ _ l / ..a . ` ~ \ .i \ 1 / • ' i
: ~ . r t _ . ~ ~ ` ~ ) ~ _l _ \ P .
~ . ~ - _ _ r-~ . , ~
- - . - / ~ ' . ~ v~..- . !
_ 1.~
~ : , ~ " ~ . . ~ \ . . ~ .
N <
. . f
~ ~ ~ `
i y>~ . ~ . . - ~
I ,.'..`.::;s J / 'r.'', ~ ~ .}L_ _ _ , . ' yy
• ~ - ~ L M J ~ 1 ~ y
) ~ ' .5: • : . \ ~ _ ' ~ ~ / ~ r \ . - . ~ . , ! . . ii:
' " • ~I' ' • ~ .
~ , • I ~ 1 . ::::1;:;.<;:q:o-i!'~Ye ~
~ ~s > . ~~_~`i ; , ~ ' . ~r~~., -~R , . ~ t ) ;:t?:i ~
~ " ~ ~C`~~- . ~ ~r y - . - ~ ~
. ~ .
_ ~ ; ~ i~~ . Z ~ ~ ! ~--~~j G . _ (~i • • - ~J ,L ~ . ~ ~ . ~i':~,~`:?':'>: :;<;:;:j tC
~ . ~ ~1 ~ ~ . ~ i
\ J
' ~y.~ C~~ J ~ . `'~~':~;.`1c ~ ~I~ p~ ~ - ~ ^ .
ti , • ` 1 ~'t, ~ ~ , ~r~ t:;::::;`~~ o
~J < / ~ F t';~~ ~
.~j~~ ~ '~j~i' ~'~"`j~~! • ~ ~ ~ - .a ~ ?~:~:.:y
,r~ ~ _,^ti~ i'~~ ~ • . , , s y
r~~~~ ~ ~ \ r•_--~_-.~ N Vt. : I\r(~ ~ . ~ ~ ~ ~ 1 ~ ~
? i ~ ' ~ ~ ~J~ ~ ; ~ ~ i :IR~,:;:
. _ _ , , • 1 f.; • ~ ~ • ~J'~ V ~ ~ r- ~
" / )
_ ~ - ) J ~ ? , : . ~ . ~
~ 11- - i ' „~~'J N • C
J ,
~
-
~
,
~
' ~ ~J ~ ~V f ~
J~ J f • ~::':^~'..:t'.:'..~
1 `'~r j~~/ ~ ~ `J ~ `
r ~ ~ ~
C ~ ~~~ly~~ \
c ~
.
~ J~
r~
~ ~ -
rV
~
~ ~l .
1 ~'s:?,: ~',`~`:.~'`;i?;it:'
.
4
\ •
"~:fr
' ~
L~
•
- l~
' -
\I •
~
~
` ~
,.I~_,r' 7 • ~ .~~J ~
. _ . S _ _ ~'r'
• . ` • :::fiio~'~•.:``.'.`G
r~ .:`lr:
~ 1 ' ,\y/J' • ~ + Lj'`.'
~ • ~ ~ ~ ^
+ , . ~
, : .
' /~j ri' .
/ E: ' :
~
, .
~ ''~i;~~
• ,:a`..'.
. . .
~ \ . •
; ~..:rkF::
i
r- \ • • "'<;Si~;::' ~~•1:
~ ~ . i • w, ~
• • ~ ` " ~ • ~ - ~ N
6 ~ .
~ . .
- • ~ ~ ~ N
! •
.5 - ~ ~
.
• .
~ ~ ' .
~ . ' ~ .
~ ~ . • i;:2::>.'+>::;.
~ _ `i: s" ~ ,
?+~~-~ts, ~ ' • '
~
' ~ .-r~ . ~ S.._.. _ . ~ ~ ~ % / ~ ~ • ~
~
. . . .peoa e~ep~u~oUl
~
,
' V. DEVELOPMENT PLAN
, A. Purpose and Intent
The Forest City Specific Plan is a planned regional core
, desiqned to provide a variety of commercial, office and
residential uses. This section contains a description of
the goals, objectives and policies of the plan combined with
~ various plan components. These components provide the
' rationale for the development regulations found in Section
VI.
~ The project development plan is the result of thorough site
analysis and research. As a result of this, the plan
resolves, as much as possible, development related issues,
' in the form of proposed physical improvements, guidelines
for future development, technical information and
regulations.
' In recognizing the major development issues, the landowners
objectives and County requirements, a set of development
plan goals can be established:
, 1. Implementation of the goals and pol~cies of the Pima
County Comprehensive Land Use Plan, the Tortolita Area
and Community Plans.
' 2. Provide a development phasing plan which is a general
estimate of how deveiopment will occur.
' 3. Processing and adoption of the Specific Plan which will
provide a precise understanding of development and
' future growth for the specific plan area.
4. Provide a balanced ranqe of land uses, anticipating
current and future demands with a range of
~ opportunities.
S. Preserve the integrity of the site.
' 6. Provide backbone infrastructure systems and public
facilities to support development in an efficient and
timely manner.
' 7. Implementation of the Development Agreement for the
subject property.
,
'
~ s22a _
v~
'
'
' B. Goals, Objectives and Policies
' The Forest City Specific Plan responds to the policies
outlined in the Tortolita Community Plan.
, The Tortolita Community Plan, 1982, includes nineteen
policies which relate to the plan area.
Applicable policies from the Tortolita Community Plan
' are in quotes The Forest City Specific Plan
objectives are stated beiow each policy.
' TORTOLITA COMMUNITY PLAN
Residential Use along Major Transportation Routes:
' "Except where indicated on the plan map, the plan is
intended to promote development of high density
residential use along major transportation routes to
' insure against future commercial use. Residential
development shall be landscaped to insure visual,
sound, and air pollution relief from transportation
' routes."
Tangerine Road, a designated State Route, provides an
appropriate location for the Forest City Specific Plan
, residential land use.
Buffers :
' "Buffers shall be provided to protect integrity and
provide aesthetic compatibility with existing
t neighborhoods. Buffers shall be designed to mitigate
adverse impacts of sound, visibility, and traffic.
Uses may include landscaping, screening, pathways,
drainageways, and natural features. A buffer plan,
, including a schedule of construction, shall be required
during the rezoning process. Any parcels to be rezoned
denser than 4 RAC may require the width of one lot
' developed at a lower density to buffer adjacent lower
densities."
A perimeter edge/buffer planting is planned for the
' plan area's interface with Tangerine Road and
Thornydale Road. Residential density decreases as it's
location approaches surrounding properties.
~ Landscaping:
' "Developers are encouraged to implement landscape
d~siqn compatible with the existing ecological system
of desert vegetation, and are encouraged to use water
saving irrigation devices."
1 8228 1538 ~-2
_
'
~
This Specific Plan will utilize a hierarchy of pl
~ materials ranqing from existing riparian species
desert foothills species and may include special
landscape nodes as a "mini-oasis".
~ Camino de Manana:
"Camino de Manana shall be de-emphasized as a major
~ arterial."
Camino de Manana's alignment is re-routed~from the
~ northwest corner of this plan area.
Commercial Development:
~ "Commercial development shall be concentrated in nodes
at intersections in order to prevent strip commercial
development. Commercial nodes shall be landscaped to
~ insure visual relief from transportation routes."
The community node provides ample commercial
~ opportunities for the northwest reqion, and will create
a disincentive for future strip commercial along
Tangerine Road.
~ Signs:
"In addition to the existing County Sign Ordinance
' requirements, freestandinq commercial signs shall be
limited to one per parcel per frontage and shall not
exceed eight feet in height. An immediate review of
~ the existing County Sign Ordinance shall commence upon
completion of the Tortolita plan review."
Besides the Pima County Sign Ordinance, the design
~ guidelines of this Specific Plan identify a signage
theme for the entire area.
~ "Detention/Retention requirements shall conform to the
Floodplain Management Ordinance."
' Not only will detention/retention respond to the County
Ordinance, it will be incorporated as a multiple-use
amenity providinq for passive recreation, wildlife
habitat and open space.
~ Wastewater Control Policies: ~
~ "It is urged that all new development within the area
be connected to the public sanitary sewerage system.
All development of 1 RAC or greater densities shall be
connected to the public system in a manner acceptable
~ to Pima County Wastewater Management."
~ 8228 1539 ~-3
,
~
~ There is existing capacity within the Wastewater `
Management Department's sewer line on Thornydale Road.
' Suburban Village Reserve:
"The suburban village concept of neighborhood
1 development may be implemented by the Board of
Supervisors in any location within the Tortolita Area
or Community Plan after review and adoption of
, conceptual details, restrictions, and standards for -
suburban villages."
, The Forest City Specific Plan area is a perfect
candidate for the "Suburban Village Reserve". It will
provide support services for a large rapidly growing
region located along a State Route equidistant between
~ Interstate 10 and Oracle Road.
C. Land Use Plan
, The Forest City Land Use Plan encompasses 309 acres and
is divided into six planning areas CExhibit V-S). The
~ acreage of the planning areas include land devoted to
internal local streets and collectors. The proposed
primary land use allocation is summarized in Table 2
CPage V-6). As much as possible, the design of the
, entire project presents the planning area as a planned
community core. All land uses are integrated regarding
circulation, infrastructure, aesthetic and visual
~ setting, development standards and guidelines.
The commercial area (A) will serve as a community core,
, providing needed services for the expanding northwest.
The commercial area is strategically located along
Tanqerine Road (a proposed State Highway). The
residential areas step away from the commercial core to
' create a transition of land use intensity.
The community core will provide significant employment
, opportunities for future Pima County residents, in
close proximity to their homes.
The land use plan is sensitive to existing site
, features, preserving spine washes which function as
multiple-use areas. The spine washes, including an
additional 25 foot buffer, provide a natural drainage
' way, the preservation of an interconnected riparian
habitat and a sensitively sited nature trail system.
The watercourse also provides a transition between land
~ uses.
~ S??~ ~J~~
V-4
~~~.,.w ~
: ~ ~ ~a~ ~ ~
, y ~
~ ~ ~ _ ~ ~ I W b 0 ~
r z Cn O
~ s ~1 m~ Z~ v~ie ~ m
F ~ ~ Z~ ~ Zw s~°o X
, o~ t1'
3 ~ ~ • ~ ~ ~
~ ~ ~ ~ Z N W
J ~ f-- a C.~ ~ m O
' ~J ~ a ' ~
' ? Q,. ~ w ~ :i <
~ a~ ~ >w ~ ~o
~ W'/~ ~ v ~ ~ ~ p W ~ ~ ~
' 1 V, 1 a`~ ~ CA Q ~ ? o~ r-
~ E ~ t5 c ~ W~ ~ O
~ .v v~ ~ ~ ~ Z ~ i ~v
~ Z ~ o ~ o ~ Q~;
, iz ~ W W ~ a~ ~
>
,
~ W Q ~ l1- ;
~ <.~.w..~.~ ~ .__I U o ` ~ N
~
, ~
N
' ~
N
~
~
. ~ . ~ ~ ~ ~ . : ~ ~
~ ' ° ~
! ' ~ ~v
~~f ry O W .
, ' , \ 1\\
y \ •I ' \ ~
, \ ~
' ~ 'Y . \f+ •~O
' ~ h
~ ~ " s
~ ~ ~ ~ .
~ ~ .
~ ~ ~
I~T~ ~ ~
~ ' ' " ~o
o ~
~ ~ ~ , o
~
~ ~
~ K m ~ ~
1~ ~ ~ ~
~
l ~
' ~ ~
~O
' n ~
'
~ ~ f ~
N \ ~
N` M
' ' • W
- , ~ ,
_ ~
1
r ~ ~
~ . . _
~ _ . JJ _ .J - - 1 - - -
~ ~ . . . ~ - ~
. z p~0a a~Ep~Su~oy~ I
'
, •
Table 2: Primary Land Use
,
DENSITY
AREA LAND USE ACRES~ RANGE
,
A Commercial 111.0
, B Office 35.0
C Residential 42.0 3-8
~ D Residential 26.0 3-8
' E Residential 46.5 3=8
F Open Space~{ 48.5
' All acres are approximate to the nearest 0.5 acre and are
taken from planimeter readings of a 1" = 200' scale map.
, Open Space includes spine washes, retention/detention areas
and setbacks.
' D. Circulation Concept Plan
The Forest City circulation plan establishes the
, layout, capacity and design standards for roadways
within the plan area. Zt responds to and meets future
traffic needs by providing easy access for commercial
and residential uses and local internal access. All
, internal roads will be in private ownership. Private
streets will not restrict reasonable access to adjacent
, properties to the north and east.
' The circulation plan is depicted on Page V-7. The
phases of road improvements are implemented through the
' phasinq plan in section VIII.
Initially, access to the site along Tanqerine Road will
be limited to three points as shown on the Circulation
' Plan. When Tangerine Road is built, two access points,
identified as "interim" will be closed. The residential
collector will become a cul-de-sac (with emergency
' access to Tangerine). Additional access may occur to
the east and north via future connections as well as
via the residential street that connects the major core
, road to the residential collector.
'
~ 8228 1543 ~_6
' .v__ .
~ i
a ~ ~oQ ~ >
' ~
z ~ o
~ I~~
~ ~
m~ ~ ~ m
~ ~
~
W W~ _
' O~ z~ ; ZF-
x
~ WZ WQZ ~o w
° ~ ~ ~ ag F.=-~C.~ wm o
' V J Z C~
Z v~ o~ •N ~ ~ 00 o
O ~ ` ro¢ ~ ~ C~ >W ?p
~ ~j W ~ m U ~ fn L ~ W~ c i U
~ ~ t4 ~ s tC ~ fd ~ ~ LL ~ ~ m r
~ C ~ ' O ' ~ r=~ ~ ~ ~
JW W ~ ° U~ ° W~ o
~ .S~ c~i ~ .Q ~ ~ .E ~ G ~ Z U ~
= U Z ~ cn ~ ~ cn n°.: CJ ~ f-
UZ ~
' ~ O CW'3 ~ ~ ~ ! ! a o
V U W ~ ~ ~ )IC ~ ~
~ ~I i
..~.~.«.«M:<~.....: : ,__I '
_
i ~
~
N
1 ~
~
, II
` ~
~^1~ ~ ~ C' Y II,
' ~ ~ ~"d ~ _ ~ ~ I
~ ~ ~
, ~ ,gy, J
y . ~ il!'r
~ ~ ~ . . ' ~
i: LL~ ~ ;
~i
g ~
~ ~ < . ~ ' o ~
~ • ~ W `l \ . ~ ~ ti ~~I
~ Z? / ~ ~ ~ \ ~
--a ' \~J
1 ~ ~ ,
~ ~ s~~~~
~ ~ ~
~ ~
' ~
' ~lii ~ ~ ` 0F ~
` ' ~
, ` ~ ' ~
\ ~ ~
\ v -
o , d
~ ~ ~ ~
1 ~ ~ ~ ~
~ , ~
~ a ~
' h `.r
' ~ I Ln
' / b ~ ^
/ ~ M
' N
~
\ ' N
\ ~ .
~ o° ~ ~ ~
~ ' I . i M` ~ I
' ~ \
~ I o /
~ i ~ ~ M•a~ ,aoE~
. ~ ~ ~
~ ~ = _.~s ~ .
~ ~ ~ ~ ~
~
; ..J ~
~ _
! _ _ ~ - ~ ~
~ pE a ajep~(u~oyl ^o
~
_
_
'
~
' The easterly access point on Tangerine Road provides an
entry to residential areas C, D and E along a looped
residential collector road. The location for this
entry is a result of allowing proper separation from.
' the major entry point, while maintaining enough
distance from the eastern boundary to create an
efficient layout of Area E.
' The three entries on Tangerine road may be utilized as
"interim" access points. As the plan and construction
' for an improved Tangerine Road become reality, two
access points will be phased out. When Tangerine Road
is constructed as a four lane facility with curbs and a
median, the two interim access points (see V-7) will be
~ closed. Project access will then include one point on
Tangerine at the core road and three points along
Thornydale.
, A connection between the core road and the outer
residential collector will provide internal access
between the development areas to reduce traffic on
, adjacent public roads.
Access to Thornydale Road is also limited to three
, points which will have identical uses as those along
Tangerine Road.
The center access point will be the major entry off of
, Thornydale Road onto the project's major core road.
Similar to the major entry on Tanqerine Road, its
location is based upon perimeter circulation of Area A
' and the "Spine Wash" just north of it.
The southerly access point provides a secondary entry
, to Area A. It is simply spaced midway between
Tangerine Road and the major entry to the north to
allow £or maximum separation between intersections.
' The northerly access point on Thornydale Road is a
residential entry to the aforementioned looped
residential collector road through Area C, D and E. As
, is the case with its counterpart on Tangerine Road, its
location is based upon an efficient layout and
circulation of the adjacent residential area.
' There are presently no existing or planned roads
serving this site along its northern or eastern
boundary.
'
'
8228 1546
, v-a
~
'
'
Access to the site exists in three directions;
, Tangerine Road east to North First Avenue and Oracle
Road; Tangerine Road west to Interstate 10; and
Thornydale Road south to Ina Road. All of these routes
are dedicated and paved. Future improvements are
' anticipated for both Thornydale Road and Tangerine Road
but none are needed for access to the site.
~ The two roads discussed in Section IV are Thornydale
and Tangerine Roads. For the purposes of traffic
projections, we assume that all of the traffic
generated by this project will move easterly, westerly
~ or southerly onto these two roads.
The total traffic generated by the project, at build
' out is estimated at 82,132 trips per day. This number
was arrived at by using generation factors of: 8 trips
per day per unit for residential areas (C, D and E); 6
' trips per day per unit for residential area CB); 300
trips per acre of office space (Area B), and 600 trips
per day per acre of commercial. (Institute of
Transportation Engineers and U. S. Department of
' Transportation>. The following is a breakdown of the
projected traffic generated at build out using the
primary land uses. These uses would generate the
, maximum traffic impact. If alternate land uses occur,
traffic generation would be reduced.
ADT
, Land Use Unit Quantitv Unit Total
Area A Acre 111 600 66,bU0
' Area B Acre 35.0 300 10,500
, Areas C, D& E House 629 8 5,032
Total 82,132
' *Area B may be used for medium to high density
residential. The total ADT generated with that use is
(6 trips day> x(560 units) = 3,360. However, due to
' its higher volume, the ADT generated from office use
will be used in these projections creating a
conservative estimate.
'
'
. ~ZZa 1547
~ V-9
_
~
~
~ In projecting the future traffic, the total trips per
day was assumed to split four ways:
1) East on Tangerine Road (40% or 32,853 trips)
' 2) West on Tangerine Road (20% or 16,426 trips)
3) North on Thornydale Road (S% or 4,107 trips)
4) South on Thornydale Road (35% or 28,74b
~ trips)
The percentages used above are estimates of traffic
direction based upon current and planned facilities and
~ land uses in the Tucson Area.
As discussed in Section IV, the current ADT for
' Thornydale Road, south of Tangerine Road, is 1,000.
Tangerine Road, east of Thornydale Road presently has
400 ADT. It is evident that the full development of
~ this project will create a significant impact on
traffic volume in the area. However, both Tangerine
Road and Thornydale are schedule for improvements
within six to ten years. Tangerine Road from I-10 to
' First Avenue is planned to be widened to at least a
four lane divided highway with provisions for an
additional lane on each side.
~ Thornydale Road will ultimately be a four lane divided
road with bike lanes on each side. For the purpose of
these projections, the scheduled improvements are
~ assumed to be completed prior to the build-out of this
project.
~ Presently, Tangerine and Thornydale Roads have a
maximum ADT capacity Cservice volume) of approximately
13,000 (two lane road at level of service "D"). A
' divided four lane road has a service volume of
approximately 36,000 with a level of service "D".
Level of service "D" approaches unstable flow but
overall conditions are adequate for short periods of
' time. The traffic volumes created by this project
place both roads somewhere between level of service "C"
and "D". Level "C" can be classified as stable flow
' and is generally regarded as an appropriate criterion
for design purposes. Because access will be strictly
limited on Tangerine Road, it will operate at a higher
efficiency than normal multi-lane rural roads.
1 Residential Areas C, D, and E will have the potential
for future connections to the north and east. A
~ transportation study update will be prepared prior to
development as requested by Pima County Department of
Transportation and Flood Control District.
'
~ 82~$ ~ :~~3
v-,o
_ _ _ _ _
'
' ~ -
There will be bike paths and sidewalks within all of
~ the main roads in the project. This is consistent with
policy as set forth in the proposed Pima County Street
Development Standards. Sidewalk and bike paths may be
eliminated on roads with low traffic volume (less than
~ 140 ADT).
There will be three different widths of street right-
' of-way within the project. The primary core road
between Areas A and B will be a 90' private right-of-
way allowing room for a four lane road with bike paths
~ and sidewalks. A two lane secondary private
residential loop road is anticipated through Areas C,
D, and E and will have su.fficient right-of-Nay for
sidewalk and bike paths. Interior residential roads
' will be private and have right of way widths of
a minimum of approximately 50 feet and a pavement width
of 30 feet (two lanes and parking>. All private roads,
, bikepaths and sidewalks will be built to Pima County
specifications.
~ E. Public Facilities
The public facilities components which influence this
site include water, sewage, electric, natural gas and
~ telecommunications.
1. Water
, The subject area is located in the City of Tucson
Water Departments service area and consequently
has an assured 100 year supply. This
~ certification is designated by the State of
Arizona, Department of Water Resources to qualify
various water districts throuqhout the state as to
, the continuous availability of a water supply.
However, this assurance does not mean that water
service is currently available to the proposed
, development. The closest facilities are located
within an isolated system approximately one mile
to the south. Further to the south, in Thornydale
Road at Linda Vista Boulevard, are the northerly
~ reaches of the City Water Departments integrated
system. Even that system, with its current supply
does not have the capacity to serve the property.
~ City Water reports there will be certain
improvements made to the system at public expense,
however, a large share of the improvements will be
the responsibility of the private developer. (See
~ Appendix).
1 8228 ~ 54rj
~ v-~~
~
,
2. Sewage
1 There is presently capacity for the Forest City
Specific Plan in an existing 12-inch line at
Thornydale Road and Cactus Pass; approximately
~ 2.75 miles to the south. The extension to the
site will be accomplished in existinq public
rights of way along Thornydale Road accordinq to
, Pima County Wastewater Management Department. No
additional right-of-way will be required. However,
since the proposed development would connect to
, Thornydale Improvement District sewers, and since
all of the existing downstream capacity has been
committed to the District, the developer will be
required to establish an escrow account, in the
, amount of 51301/acre, prior to final plat
approval, for completion of the Thornydale Trunk
sewer from Magee Road to Ina Road. CSee
~ Appendix).
F. Water Resources Concept Plan
~ The Forest City water resources concept plan
establishes the preservation of Pima County's
designated spine washes and incorporates adequate
~ detention/retention in small pods or within existing
washes throughout the site, Exhibit V-12.
, The minor washes shown will be addressed during the
site planning phase of the project when detailed design
and engineering are completed. They will be preserved
~ and integrated into the detailed plans When practical
to do so.
The spine washes and 25 foot buffer are to be
' maintained as a natural riparian community. An
access/nature trail will be established with the 25
foot buffer. The trail will be located within a 10-foot
~ wide clear zone. These trails are not intended to serve
a maintenance function although in case of emergency
they could be utilized for access. The intent to
preserve these habitats does not support the
~ installation of a maintenance road.
The probable phasing of the overall project creates the
' necessity for a phased retention/detention system. The
individual retention/detention facilities have been
located throuqhout the sight to correspond to both
~ commercial and residential development phasinq. It
would be necessary at a minimum, to satisfy
retention/detention requirements for a particular
phase. It is possible, however, that an additional
~ amount of retention/detention would occur with a
development phase.
~ 8228 ~ 550 ~-12
co
' _ ~ r
C v. Q. : ~ I~ ~ ~
~ 0 N T ~ I S I I ~ F'
~ ~ c~i y ~ m m~ ~ ~ 0
~
y_ (C -p s 1- ~ I 2
~ Z p ~ ~ n Z~ fx~1 g71 • X
~ ~ ~ C O ` o W Z L W' ~ I W
.r O 0~ ~ ,G ; • ~ W _ Z
~ ~ ~ ~ ~ O n. wZ g$ 3't °o
r~ ~ ~
V y ~ ¢ m ~ a; W ~ 1=--~ ~ s ~ w
~ y a° ~ ~ ~ d ; > W ~ ~z ~!t~ ~~~i
~ f
6 . G ftS ~ N
J a a 0 W i. i S ji l ~
J ~ ~ O ~ cC ~ ~ ~ ~ E y ! ~ ~
' O y ~ C O) O ~ ~ n~' ~ p
~ o W
~ ~ a ~ a~ a'~ ai a o d z U i `t
z tn ~ 0~ 0 cn `c Q F- ~
~ ~ J~ L
~ ~ 'R , GZ 3 ~W~ L:
V
W ~ o
. - .._I . ~ $
~
~
~ ~
~
~ ~
~
- ~ ~
~ - - ~ ' ~
~ a, . ~~~-..r•' • A:'. S !
' ~ 4 ~ ~ I \ ' ` ~
~ ~ r: ~ ;::~••'•..:,•.t. J
Oy ~ ..w. ~~i' ~
' ~O ~
u, ~ ~ : ~ ~
_~-~J
. ~
,.~i~,~::J.;R•'~:>::;°.,::~:e`,~<`i,~>~, a..~~' ~4~!
. .
~ ' ,
,
Zy x:,.; ;e,a)~. .~a,~'~ . , , '
~ . _ „ ~ \
,
~ ~ .~\\`i~~
~ ~ ~ \
` ~ ~
~ a a ~ ~ ,~\\\\~~,1, _ , ~
S v! / / ? ~ ,
~ / . . ~ ~F'~¢ iP;j;q; ` ~
' ~ o ~ \ I
~ ` N ~ ..J ~-J .
' ' O \ I
a
~ I ~~b,. ''yl~i9~~~'~ ~ O ~ ~
/I/~F5'~L~ S;' ~ G LO
~c.y;~!~`.'S ~J ~ O
~ ~ ~
1 ~ ' _
~ ~
`~J: ~ . ; ~
~ . f'~~~::.. . ~
1 , ! 'j... `~:;r`' ; ' ~ ~
'~jyf / ~ ,
' o L
~ ~ ` .'.i::::::.'.'..C:. ~ ~
,,fy:: ~ i . ~
~ li1'•'t'•'.
~ `,;1 . ~ ~
~ ~ ~ . I
t N ~ I
\ ~ ~ ~
I ~ ~ ~ ~
. ~ ~
~ ~ : i ~
~ ~f~~;.. ~ ~
~ °
j ~
~ I
~ ~ ~
I i ~ . M~,°°e
. i ~ . ~ ~ ~
~
t ~ ~ I'
~ I i
' • ~ I ''c4iy;:.. ¢H- ~ ~
~ ~ _ ~~~~a».1~LU ~ ~ o
. ~ . , . e ~ ~ O
peoa ajep~(u~oyl ~
'
'
This project is covered by the Tortolita Community Plan
' (Co13-76-2) and the Tortolita Area Plan. The only
hydroloqic requirement in these plans is that
detention/retention requirements conform to the
~ Floodplain Management Ordinance. The project is within
a"critical" drainage basin, as defined by the
Department of Transportation and Flood Control
District, thereby requiring onsite detention. All peak
' discharqes for the 100, 10 and 2 year events will be
reduced to equal or less than natural discharge values.
Detention/retention facilities will not intercept the
, major or spine washes but will discharge into them.
The site is also subject to "threshold" retention; this
means that the increase in runvff volume associated
' with the five year storm must be retained on site.
When the site is fully developed , approximately 12
acres will be needed for retention/detention. assuming
an average depth of four feet. Facilities will require
, a perimeter fence if side slopes are steeper than 4:1.
The project site is located within the Tortolita
, Mountain drainage basin. Consequently, drainage
improvements must adhere to the Tortolita Area Basin
Management Plan policies.
' As stated in the Tortolita Fan Area Interim Floodplain
Management Guidelines, "all channels shall have earthen
floors unless an alternative is approved by the Board
' of Supervisors." Earthen channel bottoms with any
required drop structures will be provided on any
channels that are modified. In addition, the
' management plan stipulates that "major offsite flooding
sources should be routed through developments, as
opposed to being diverted around the perimeter of
parcels." Therefore, all discharqes will follow the
, natural drainage pattern after entering the site.
These guidelines restrict the use of parallel utilities
' and indicate that Pima County may require the
preparation of a sub-basin management plan. Because of
the location of this project within the Tortolita Basin
' and due to the relatively defined drainage patterns, a
waiver o£ the sub-basin management plan will be
pursued. Al1 other aspects of the guidelines,
including parallel utility installation, will be
' adhered to.
G. Grading Concept Plan
' This section describes the overall grading concept
(Exhibit V-15> that sha11 be used during the
development of the Forest City Specific Plan.
,
a2Za ~~~3 ~-,4
~
'
~ ~
~ r
. ~ I C H
~ ~ m~ ~ I N m
~ a~ ~ E- C'3
z ~ ~ Z ~ °s ' X
~ ~ ~ N . ~ Z ~ ~ W
W Z 3 I
p~ y ~ ~ ~ oo ~Q ~W< ~l ~
~ ~n a - ,u_
~ ~ ~ ` o ~ Z g$ t O
J ~
'O > W ~ ~ ~i3
~ ~ Q tr`j p O ~ W> :~i~ ~ o Y' i~I I
~ ~ Q ~ ~ ~ cyc ~ ~ g? ~ ~
~ ~ a> c~ p
~ ~ c ~ Q ~ LL! } O
Q ~ ' ~ Q f- O
Q Z z ~a° 'u. ~ ~ ~ ' ~
.
, ~ ~ SR~,;;` ~ a w
; .
~ ao
~ J ~ rf:: ~ o ~-~i
~ , , ,
-
~ - ~o
N
N
~
~
~ ~ ~ .F
~ j _N~~A ~'~rf ~ . '
~ ~~f t C~
i•; a rT~t4
.
r~-~ . ~ ~
.1~ ~ fl .
; . :r ' ~ ° ~ - .
1 ~ ,
~ 4fi~'.. ~~j~
...r-~'~~ cc~'. ~ . ~ ' ~ ~
.,..s_
, .
, ~ '
~ ~ . ~
j~ rrr ~ I
~ ~l~l. _~p
~ ~ * y{~`'„~~. `
' y'~.~f . W+- ~ 1 , \ . li
~ ~ 1L~ ~ ~ ~i ~ I
_ ~ ~ ~ ~ ~~~y \ I
~ ~ ' ` ~ ~ II
~r,. ~ '.J ~ , r- ,
~ ~ ~
~ ~
ic~ ~~~x '
~ ~
fl~~~ ~ ~ " ~ ~ ~
~ ~ ~ ' ~'t....!'; " ~ I o
~ ~ ~ ~
~ ~ : i. c
~ c...v ~ ' ° ~ ~
~C a ) h
. 17~1 ~
~ ? \ - ~ Y• ~ ~
~ + ry L~
\ ' r
' 1
1
~ ~ ~
~ ~ ~ ~
' ro+~~ ~r . ' L~
~ ~ ~
xw. !
\ ~ ~r .
~ ~ i~ .
tf «
` ~ ~
~ ~ ~ iv rn
~ ~ z; ~ r
~
~ ~r~:. ~ ~ I
¦ ~ ~F~e(~ ~i
n ~ ~ ~ 'r
~ ` tw ~.€-a}1.~ ~ ~ II
t ~ ~y~
j'~~~"~(`i*r~ f~fT ` ~ ~ I
'~j~~ . . ~ ~:•_.~f'~'~.l~.y{~~.... J• _ ' I
LT I
. C ~ . ~
peoa a~sp~cu~oyl I
'
,
The Topographic Map shows a relatively flat parcel with
, a fairly consistent slope from the northeast to the
southwest of approximately two percent. Althouqh
washes of various sizes traverse the site creating
somewhat steeper areas near their banks, there are no
' individual slopes of 15 percent or greater within the
Specific Plan limits. Due to the project's average
cross slope of five percent, the project is not subject
' to HDZ. ~
Approximately 267 acres may be disturbed C85%> and 42
' acres are to be left natural (15%), Virtually all of
the natural area is floodplain or erosion area setbacks
along the floodplain. Additionally,. there will be a
non-floodplain and floodplain open space of
, approximately nine acres within the 80 foot and 30 foot
setbacks along Tangerine and Thornydale Roads. Roughly
one acre of this open space will remain natural while
' the remaininq eight acres are to be revegetated based
on standards established for Tangerine Road.
In addition to the "spine" wash natural areas and the
, Tangerine Road and Thornydale Road setbacks, there will
be approximately five acres of revegetated open space
internally. There are required bufferyards alonq
' public streets and the project perimeter that will be
revegetated. Perimeter landscape buffers are based
upon a comparison of ultimate land use densities.
' Because the Tortolita Area Plan has not yet identified
densities north of Naranja Drive, the extent of a
perimeter buffer cannot be determined at this time.
Consistent within the overall project, revegetation
, with drought tolerant landscaping will be tne dominant
treatment.
' The grading Plan indicates the maximum area of
potential qrading, natural areas, projected cuts and
£ills over five feet, and revegetated or protected
areas. Due to the lack of severe cross slopes on the
' property, no extensive grading is anticipated on the
site. There are minor washes on the site which will be
addressed durinq the site planninq phase (Section V-F).
, Detailed desiqn and enqineerinq will determine if these
washes may remain in their present state or if they
will require modification. They will be preserved
' where practical. The predominant range of cuts and
fills will be two to three feet. However, adjacent to
major washes and along some of the steeper ridges,
isolated cuts and fills will be as great as six feet.
,
'
' 8228 1556 v-~s
~
'
Because of the relatively mild cross slope of the
' project (no existing slopes of 15 percent or greater),
very few design features will be necessary to mitigate
impacts from site disturbances. Special care will be
' taken to minimize cut and fill slopes along the
project's perimeter, a condition attainable due to the
natural topoqraphy.
' Encroachments of fill slopes into two floodprone areas
designated to remain natural will not be made and
erosion setbacks will be adhered to. Therefore,
, erosion protection will not be required for new slopes
along "spine washes", other than for direct rainfall.
' Any County required buf£eryards are baQed on adjacent
zoning and will be determined at the time of
subdivision platting.
, The use of retaining walls as a grading measure is not
anticipated. Conventional building placement, lot
grading, and revegetation techniques will be used for
' this project. Rip-rap will be used only where there is
not enouqh space for 3:1 slopes.
Based upon the natural topography, individual areas as
~ well as the overall project, the site can be designed
to obtain a dirt balance, therefore disposition of
excess material is not expected.
' H. Open Space/Wildlife Habitat Concept Plan
' The open space and wildlife habitat concept is depicted
on page V-18. It's intent, where feasible, is to
preserve open space, wildlife habitat and corridors
through site and riparian vegetation/habitat. The two
' spine washes serve as the most significant
environmental features and provide wildlife cover,
forage and a link to surrounding riparian
' habitat/corridors. These areas include the 100 year
flood limit delineation as well as a 25 foot buffer on
both sides. This 25 foot segment will incorporate a
pedestrian trail, portions of retention/detention nodes
' and enhanced native plantings.
Minor drainageways may become a component of the open
' space and wildlife habitat element. These will be
preserved, where practical, based on detailed site
design and engineering.
' These areas provide environmental amenities such as
habitat preservation, natural drainage, groundwater
~echarqe and serves as a physical separation/buffer and
' transition zone between varying land uses.
a2za 1557
' V-17
' _ - _ _ _ _
~
~ L T
O tD ~ '
~ ~
~ ~ ~ 0 ~
r" m~ ~ 1..L. v~ u N m
~ ~ ^ ~
~ ~o
~ 2 C~ • WZ ' ~l'JQZ ¢o W
'O~~ y o ; n'g H~U o
~ , m
~ C ~d wN O
~ ~ J ~ Z ¢ 00
v LLI J ' ~ ¢
U T ~ y m W> ~ ZO
~ .i~
~ ~ ~ ~ C ~ ~ W mr
~ W G~i Q G'~ H
' C O
~c d ~ Z~ ~
J ~ a~ a a~ ~ ~ QV '
z Q Z O.. O O.. Z ~J ~f- '
' W J W a
~
CL - C3 a ~
0~ W ~ °
J
N
tf~
~ ~
, W
N
N
~
'
~ ` i
. ~ ~ < >t
~ , ~ ~ pS~¢~
, • ~ M' :
~ W~ N
OW
' ~ ~ ° • • ~ ~ W Q
a~
' ' ~ ' C~~`G¢
>mWjF
: fk ~ ~ ¢~O~<
~,A ~'3.. dNOD~aZ~ ~
m ~ '
~ ~
, ,
'
'
~ ~
~ i - ~ r ^ , I'~.
~ ~
'
~ ~ J f
\ ~ ~ ~ I ~
N ~ A ~ F .r. ~ .
\~1 ~ v ` V j~ ~ ,'ti ~
' ' Q v \ W O
~ ~ ~ N = ~
~ ~ ¢ ~~p <O
\ S ~ Q i Ctl
~`\f~~r Z20 % i I~
~ w a¢_
O n ~ ( ~ y
~ < (`~~J\ Wm~ C
' ¢ ' O ~ ~
~ y > t~!1 o Q1
' ~ ~ ~ Q \ IC
' ~ Z a V ~ ~ i ~
~ ~
~ ~ ~ `"I
~ j Z W ~ I
' ~ 4 = ~
~ a> ° ~ ¢ ~ O L")
~ y ~ ~ a ; W ~ ~
~ WO ~ <Z~~ ~
' O ~ ~ ti ~ o /
~ ~U 4~`~ ~ ~p0~ I ~
~S ~ m
~ ~ ~ ~ N
2vi =Ow= o N
~ ; ~ v z'> ~ ,,_ti ~
I =Z ~ =Wa
' ~W ~ Z~OJ ~
~ ~ ~o-
~ ~ ~ I ~ .
. o ~ ~
1 ~ g
~ - ~
~ ~ ' ~ pe a ajep~Cwoyl I
'
'
The required retention/detention sites within the
, Specific Plan area will provide numerous open space
nodes throughout the 309 acres. These will be designed
as functional ~open space amenities, landscaped with
riparian vegetation and usable as a neighborhood
~ passive recreational opportunity.
I. Trails and Recreation Concept Plan
' The trails and recreation concept plan is depicted on
page V-18. The trail element is incorporated into the
~ open space/wildlife habitat element. Along each spine
wash, a pedestrian trail will be located to serve as an
internal-neighborhood link. It will~ include seating at
appropriate locations and will provide a passive
' recreational component.
The detention/retention elements will be designed and
' utilized as neighborhood recreational components.
There are 10 basins throughout Areas B, C, D and E
which will be designed as multiple-use nodes. These
, will provide numerous areas throughout the site and
will be connected with the trail system when feasible.
J. Landscape Concept Plan
' The landscape concept plan is depicted on page V-20.
The intent of the landscape plan is to provide a
, community landscape framework which serves to enhance
the overall image and character of the site. A
sug_qested plant palette has been prepared for the plan
area CSee Section VII).
' The plan identifies a perimeter edge planting along
Tangerine and Thornydale Roads. This planting will
~ create a visual and noise buffer from the roadways.
A hierarchy of landscaped entry points are planned with
a major entry statement, secondary entry and community
' identification,. The core road will have major entry
statements on Tangerine and Thornydale. This will
include landscaping, signage, and lighting. It wilZ
' provide a sense of identity and entry to the community.
Secondary entry points -will provide access directly
into the core area. These points will include
' landscaping, signage and lighting. The community
identification will provide access directly to the
residential areas of the plan area. It will be
designed to reflect the overall theme of the community.
'
, 8?28 1560
~ V-19
'
'
The primary streetscape will provide a safe and
, aesthetic progression along the core road. It will
include a formal streetscape as well as a transitional
landscape edge~ where it is contiguous with the spine
, washes, sidewalks and a bike trail.
The secondary streetscapes traverse the residential
collector road and will provide landscaped edges
' including a sidewalk and bike trail.
An enhanced buffer plan will be designed for the 25
' foot segment along both sides of the spine washes.
This will include planting of species found within the
on-site riparian community. ~
, Retention and detention areas wi21 be landscaped
appropriately with plant materials able to withstand
inundation (See Section VII). They will be desi_qned as
, multiple-use/passive recreation nodes and will become
an extension of the riparian zone.
'
'
'
'
'
'
'
'
,
'
~2~~ ~ J~~
' V-2~
~ - ~v_ _
~
~r~ o~ ~ ~
G. a `.J w io O>
' I ^ N
~ = F~
~0 ~ O
~ ~ N
: ? ~ 7~ v~ io ~ 0~
s i ~
~ t0 ~ H' ~ : ` w ? _
' C d C d~ Z s. Z~ X
~ C C ~ r. ro •C Q~ WZ WTQZ ¢o W
d a~ cC d CtS V tSS O s ~ ~ LLI .J.. J~ z=
' ~ E ~ ~ a~ ~ a o r a~ ~a ~m o
' ' a ~ ~ ~c oi ~ ~ ~ a~ ~ ~ ~ ~ ~ G- ~ N o
W ~ C> fn N O V w J 0 ; ~ = a t
n
! ^ ~p W ~ a> Z 'C~ a~ ~ m c`~o ~ e > W , ~ ? O
L.L ~ ~ c t~C C ~ O J W c~C ~ F' p f 0 w ' C~ g, ~
' V a' ~ `o o ~ c`ti ai o c~o o a~i ~ w~~"' o
' W E ~ ~ ~ .c a~ ~ Z ~ ~
(n 0 ~ro a~i o ~ a c"c c~ c a ~ Z U
' Q v Z a~ u~ U a 5 cn z cn w cn ¢ Q~
, ~ z W • • o : : a cA
y • • O ~ W
a O ~ FiI~ 3/i ~ • • O ; • ~ Q ~
~ ~ • ~ :
J ~ ~E ' • • ~ i: ~ • O '
W . • o ~ o
~E ~ • • p I. ~
' ,w..~. , „....w , .
~
.D
~.l~
, ~
f'~!
N
+00
~
~
~r~ ~ ~
, ~ ~
r
H
O y
' ~c
' ' •
.
~ •
• ~ • •
`~r ` . ~ ~ ~~~~~..,~.VU~'• lu;.~ ` ~ • ~ ~ • • • • ~ ~ ~ ~ ~ .
~
: ,
~ •
I ~
~ : , • ~ ~ o o
° I
' ~ oGOd~~°
, '~me• s o
~ ~ ~~~1' _ _L • oo dE ~
~ " ~~ir~T .
' ~ ~ ~ ~ :
~~i N ~
; • i o
~~i ~ ~ o
' ~ ¢
~ ~ ~ " / .j~~ m
~ ~ ~ c
~ ~ o
( d
~ ~ o • ~ ' ~
, ~ ~ * ~
w ~ ~ ~ ~
i ~ ~ ~f
5 ~ = ry
.x. r
1 ' ~ ` . °
~ ~ ~ l
I .f ' ~ t
\ • ~ ~ •
~ ~ • ~ ~
' ` • ' • •
~ ~ ~ • t
•.i!6~, '~IF * r
w" .
o ~ ~
' 4~i~::. ~ N
w ~
' ~ ~ o C
,v
~ . . ~;4''. ~ `
; ' ~ i ~ ~
: : ~ • : ~
~ ~ : ~ . o~• ~
I ' '
• ~ **~**~k ~ *~x*~** ~
~ ~ y-~----~ ' ' pe a sieplCwoyl I
'
,
~ VI. DEVELOPMENT REGULATIONS
A. PURPOSE AND INTENT
' These regulations will serve as the primary mechanism for
implementation of the land uses for Forest City Specific Plan
area. The regulations contained herein provide an appropriate
~ amount of flexibility to anticipate future needs and to achieve
compatibility between land uses. This specif ic plan will abide
by applicable adopted Pima County Regulations not included or
specifically addressed within this document.
~ Primary land use designations for the Specific Plan shall be as
follows:
, o Commercial
o Office
t o Residential
o Open Space
There are a series of alternative land uses which may be
~ incorporated into each area. Area A includes a specific
triggering mechanism for the alternative use. These alternate
uses are less intense, provide for flexibility over a lonq period
~ of time and may have their own additional development standards.
B. DEFINITIONS
~ The terms and definitions used in this Plan shall mean those
defined in Chapter 18.03 of the Pima County Zoning Code, with the
following exceptions:
~ 1. Buildinq Coveraqe (Lot Coveraqe). Building coverage
includes all structural buildings.
~ 2. Commercial. Any land designated for the establishment of
structures in which to provide commerce or business modeled
after Pima County's CB-1 designation.
' 3. Commercial Recreation. Any private land designated for the
establishment of structures in which to provide a
' combination of commercial and recreational activities such
as; health club/spa, country club, resort/hotel, etc.
4. Developers. The person or entities who acquire development
~ areas (as defined below) in the Forest City Specific Plan
Area from the Owner for the purpose of developing said
development areas.
, 5. Development Areas. Areas A through F as described on the
Land Use plan are each "development areas", a designated
' sub-area of the Specific Plan with specified permitted uses
and regulations coverinq the development of those uses.
' ~?28 1564 vi-i
_ _ _ .
~
~
' 6. Financial Institutions. Any land designated for the
establishment of structures in which to provide management
and transactions relatinq to money resources money
management.
' 7. Floor Area. Floor area includes the sum of the enclosed
horizontal areas of each floor of a building measured from
~ the exterior faces of the exterior walls, excluding areas
used for elevator shafts, stairwells, floor space used for
mechanical equipment room, attic space, off-street parking
and loading, ways for ingress and egress from vehicular
, parking and loading areas.
8. Floor Area Ratio. The floor area ratio is the proportion of
' building square footage permitted for each square foot of
land area of the development site or lot. It is computed by
dividing the floor area by the lot area. (For example, a
, 30,000 square foot building area on a ten thousand square
foot building area an a ten thousand square foot lot has a
floor area ratio of 3.0).
' 9. Forest City DesiQn Review Committee. The Forest City Design
Review Committee shall include five members including: two
representatives from Forest City Rental Properties
~ Corporation, one business owner and two homeowners.
10. Office. Any land designated f or the establishment of
~ structures in which to provide a service done for another; a
place where work or business that is administrative,
professional, etc. is carried on.
, 11. Open Space. Any area, public or private, which is open
(i.e. e:ccludes buildings) such as spine wash, bu£fers,
retention/detention areas, setbacks, riqhts-of-way,
' recreation areas, etc.
12. Pod. A building site within a planning unit adjacent to a
' public right-of-way.
13. Recreation. Any private or public land use which relates to
the pursuit of active or passive movement to refresh body or
' mind, such as; tennis, golf, baseball, soccer, swimming,
walking, jogqing, etc.
' 14. Residential. Any land designated for the establishment of
structures in which to live.
15. Restaurant. A public eating place, indoors or outdoors,
, which may allow service of alcoholic beveraqes, dancing and
live entertainment.
~
82?3 1565
' v~-2
~
'
' C. GENERAL PROVISIONS
1. The setback requirements ar~ as specified within the
development standards for each planning unit. If not
' otherwise specified, all setbacks shall be determined as the
perpendicular distance from the existing or planned street
right-of-way line, or property line, to the foundation point
, of the closest structure, which ever is most restrictive.
2. If an issue, condition or situation arises or occurs that is
' not sufficiently covered or provided for or to be clearly
understandable, those regulations of the Pima County Zoning
Code that are applicable for the most similar issue,
condition or situation shall be used by the Chief Zoning
, Inspector as guidelines to resolve the unclear issue,
condition or situation, This provision shall not be used to
permit uses or procedures not specifically authorized by
, this Specific Plan or the Pima County Zoning Code.
3. This Specific Plan may be amended by the same procedure as
it was adopted by ordinance. Each amendment shall include
' all sections or portions of the Specific Plan that are
affected by the change. See Section VIII-G.
, 4. Any persons, firm or corporation, whether a principal,
agent, emQloyee or otherwise, violating any provisions of
these regulations shall be made to comply with the Pima
, County Zoning Code pertaining to zoninq violations.
S. 47henever a use has not specifically been listed as being a
permitted use in a particular zone classi£ication within the
' Specific Plan, adherence must be established with Section
18.90.080-C of the Specific Plan ordinance.
' D. LAND USE PLAN SUMMARY
Land use designations have been assigned to each area identified
, on the Forest City Specific Plan. The designations include
planning area number, land use designation, area in acres,
dwelling units and density per acre. These statistics are shown
on the next page.
'
~
,
~
8223
' VI-3
'
'
, PRIMARY LAND USE PLAN SUMMARY
, Planning Density
Area Land Use Acres Ranqe
A Commercial i11.0
~ B Office Park 35.0
C Residential 42.0 3-8
D Residential 26.0 3-S
' E Residential 46.5 3_8
F Washes/Open Space 48.5
, Overall Plan residential cap Cprimary and
alternatve land uses) = 1,189 units.
'
,
,
~
'
'
,
,
~
'
'
8228 1~67
' V F-4
'
' ~ - -
~ ~
--~L ~
, ~
E. DEVELOPMENT AREA A ~
' 1. Uses Permitted:
' ?i
a. Commercial ~
' b. Financial Institutions ~ j
c. Commercial Recreation j
d. Office ~
e. Residential
, 2. General Development Standards:
' a. Minimum Building Setback from public street:
Tangerine Road - 80'; Thornydale Road - 30'; from
private streets - 20'.
! b. Maximum Floor Area Ratio: 1.0
c. Maximum Building Coverage: 75% @ ground level;
' 60% above ground level.
d. Minimum lot area: None
' e. Minimum lot width: None
' f. Pod Configuration: Adjacent to Tangerine Road, a
2:1 ratio <length to width) with the longest side
parallel to Tangerine Road.
' g. Maximum Building Height: Not to exceed 30' within
100' of Tangerine or Thornydale rights-of-way; not
to exceed 60' on remainder of area.
, h. Parking Requirements: Shall be in accordance with
Chapter 18.75 of the County Zoning Code.
' i. Minimum Landscape Coverage: 10% of gross site
area.
' j. Special Landscape Requirements: The setback area
along Tangerine and Thornydale Roads shall be
landscaped with earth mounding, ground covers,
, shrubs and/or trees. No parking shall be
permitted on the first 30' of the setback area. A
100' radius building and parking free area
(measured from the intersection of the rights-of-
' way) shall be maintained at the corner of
Tangerine and Thornydale Roads.
~
' 82~8 1 ~68
V 1-5
'
'
~ k. Public Transit/Ride Share:
A public transit stop shall be dedicated to Sun
Tran along Tangerine Road or Thornydale Road when
~ a transit plan for the area including this site,
has been approved and a mutual agreement has been
reached between the master developer and Sun Tran
' (a division of the City of Tucson). A legal,
binding agreement stating jurisdictional,
developer and landowner responsibilities shall be
~ recorded.
A"Park and Ride Lot" shall be designated adjacent
to a public transit stop and shall be developed
' under the auspices of PAG.
The Master Developer shall provide, operate and
, maintain an internal shuttle service at or after
SO% build-out.
l. Average Area per Unit: None
, m. Building Setback Minimum: Front: 15'
Building Setback Minimum: Side: None
, Building Setback Minimum: Rear: 10'
n. Native Plant Salvage: A minimum of 60X of the
salvageable saguaros and 100% of the salvageable
' ironwood trees, (as determined by a qualified
resource specialist/horticvlturist) shall be
preserved and/or relocated within the Specific
~ Plan Area.
' ~
;I ~ ~
~ j
' (
. ~
~
F. DEVELOPMENT AREA B ~ '
'
1. Uses Permitted: ~
' a . Office ~
b. Commercial Recreation ~
c. Financial Institution
' e. Residential ' '
2. General Development Standards:
~ a. Minimum Building Setback from public street: Not
applicable, Private street: 20'.
' ~ V i-6
~2~8 1 5b9
,
~
b. Maximum Floor Area Ratio: 1.0
~ c. Maximum Building Coverage: 60X
~ d. Maximum Building Height: Not to exceed 45'
e. Minimum Lot Area: None.
' f. Minimum Lot Width: None.
g. Parking Requirements: Shall be in accordance with
' Chapter 18.75 of the County Zoning Code.
h. Minimum Landscape Coverage: 10% of gross site
, area.
i. Minimum Building Setback from the Spine Wash
Boundary: 50'
, j. Minimum Area per Unit: None
, k. Building Setback Minimum: Front: 15'
Building Setback Minimum: Side: None
Building Setback Minimum: Rear: 10'
1 1. Native Plant Salvage: A minimum of 60X of the
salvageable saguaros and 100% of the salvageable
ironwood trees, Cas determined by a qualified
~ resource specialist/horticulturist) shall be
preserved and/or relocated within the Specific
Plan Area.
'
~ ~
~ ~
~ ~
G. DEVELOPMENT AREA C ~
~
1. Primary Uses Permitted:
1 ' !1
a. Residential ~
' 2. Alternate Uses Permitted: ~
a. Recreation/Open Space ~
~ . .
3. General Development Standards:
' a. Minimum Building Setback from public street: 30',
Private Street: 20'.
' 8228 1570 vi-7
~
'
~ b. Minimum Lot Width: None
c. Minimum Lot: 4,000 square feet.
~ d. Maximum Building Height: Not to exceed 24'
, e. Parking Requirements: 2 off-street spaces per
dwelling unit.
f. Maximum Density: 8 RAC and shall not exceed the
~ overall plan cap of 1,189 units for development
areas A - E.
~ g. Minimum Building Setback from the Spine Wash
Boundary: SO'
~ h. Building Setback Minimum Front: 20'.
Building Setback Minimum Side: None.
Building Setback Minimum Rear: 10'.
~ i. Average Area Per Unit: None
j. Native Plant Salvage: A minimum of 80X of the
~ salvageable.saguaros (as determined by a qualified
resource specialist/horticulturist) shall be
preserved and/or relocated within the Specific
~ Plan Area.
~ -
. ~
~ ~ ~ e~
H. DEVELOPMENT AREA D ~
' ,
1. Primary Uses Permitted: , ,
a. Residential ~
i
2. Alternate Uses Permitted: j
a. Recreation/Open Space - ~
' _ . .
3. General Development Standards:
~ a. Minimum Building Setback from public street: Not
applicable, Private Street: 20'.
~ b. Maximum Floor Area Ratio: Not applicable.
i 8228 1571 VI-8
~
r
c. Minimum Lot: 4,000 square feet.
~ d. Maximum Building Height: Not to exceed 24'
~ e. Parking Requirements: 2 off-street spaces per
dwelling unit.
f. Maximum Density: 8 RAC and shall not exceed the
overall plan cap of 1,189 units for development
~ areas A - E.
g. Minimum Building Setback from the Spine Wash
~ Boundary: 50'
h. Building Setback Minimum Front: 20'.
~ Building Setbac.k Minimum Side: None.
Building Setbac.k Minimum Rear: 10'.
i. Minimum Lot Wiclth: None
~ j. Average Area Pe:r Unit: None
~ k. Native Plant Sa~lvage: A minimum of 80% of the
salvageable sac~uaros (as determined by a qualified
resource spec;ialist/horticulturist) shall be
preserved andlor relocated within the Specific
~ Plan Area.
~
~ - - ~
~ ~
~
I. DEVELOPMENT AREA E
~ ~
1. Primary Uses Permiti;.ed : ~
~ a. Residential
~ 2. Alternate Uses Perm:itted: _ - -
a. Recreation/Ope~z Space . _
' 3. General Development Standards:
a. Minimum Build:ing Setback £rom public street:
~ Tangerine Road - 80', Private Street: 20'.
b. Maximum Floor Area Ratio: Not applicable.
, c. Minimum Lot: 4,000 Square feet.
~ 8228 1572 vi-s
,
~ ~
~ d. Maximum Building ~feight: Not to_exceed 24'
e. Parking Requireme~nts. 2 off street spaces per
dwelling unit.
~ f. Maximum Density: 8 RAC and shall not exceed the
overall plan cap of 1,189 units for development
areas A - E.
~
g. Minimum Building Setback from the Spine Wash
' Boundary: SO'
h. Building Setback Minimum Front: 20'.
Building Setback Plinimum Side: None.
~ Building Setback Minimum Rear: 10'.
i. Minimum Lot Width:; None
~ j. Average Area Per lJnit: None
k. Native Plant Sa7.vage: A minimum of 80% of the
~ salvageable saguai~os Cas determined by a qualified
resource specia]List/horticulturist) shall be
preserved and/or relocated within the Specific
~ Plan Area.
~ I~
.;1
~
~ '
, J. DEVELOPMENT AREA F
' 1. Primary Uses Permitted: ' ' '
a. Open Space, Trail:a, Nature Center
' 2. Alternative Uses Permi~tted:
a. None
~
,
' 8228 1573 vi-~o
~
,
3. General Development Standards:
~ a. Special Landscape Requirements: A 25' buffer
measured from the 100 year floodplain is required
~ on each side of the designated spine washes. This
buffer strip will generally be natural or be
enhanced. Areas disturbed during construction
will be revegetated with appropriate plant
~ materials. Areas utilized for retention and
detention purposes will be landscaped with native
plantings to blend with the adjacent open space.
~ b. The Master Developer shall design, install and
maintain a native interpretive trail along the
designated on-site trails when Areas C, D, and E
~ are 25% built-out.
~
~
~
~
~
~
~
~ _
,
~
~
' 8228 1 574 v~-~ ~
~
'
VII. DESIGN GUIDELINES
~ A. Introduction and Purpo:;e
~ These design guideliries have been developed as a
framework to express t~he community character of the
Forest City Specific P1an.
~ The purpose of t}lese guidelines is to ensure
development of con:3istently high quality, thus
protecting the invesl=ment of those who locate within
~ the Specific Plan area~. They provide a documented
basis for evaluating and directing the planning and
design of improvements to each parcel.
~ The quidelines are <iesign criteria to be used by
developers, architEacts, engineers, landscape
architects, builders and other pro.fessionals to
~ maintain the design qu<ality proposed herein.
They are also prese~zted to qive guidance to County
staff, the Planning an~3 Zoning Commission and the Board
t of Supervisors in the:ir review of development projects
within the Specific Pl;an Area.
~ The following qoals form the basis for these
guidelines:
~ o Protection of pr~~perty values and enhancement of
investment,
1 o Conservation of existing natural features and
minimum adverse i,~npact on the ecosystem.
~ o Encouragement of imaginative and innovative
planninq of facilities and sites and flexibility
to respond to changes in market demand.
1 o Variety, interest and a high standards of
architectural and landscape design.
' As guidelines, if there is any conflict with existing
Pima County ordinance, the most restrictive will apply.
~
~
~
8228 1575
~ vii-,
~
~ ~
~ B. Landscape
Goal:
' A landscape theme for the community which acts to unify
and further reinforce the open space and circulation
~ components in the creation of the community structure.
Objectives:
~ o Establish a landscape plant materials palette for
use in public rights-of-way, streets, parking lots
and setbacks.
~ o Establish Iand~,caping design guidelines for
development of residential and commercial
neighborhoods, i.ncluding street trees, street
, furniture and vie~w corridors.
The landscape conceF>t is essential in achieving a
~ unified development character for the project area.
This character is reinforced through the coordinated
design and choice of landscape and paving materials,
with an emphasis ori special design elements. To
' achieve the desired uriiformity, guidelines are required
for the following cat:agories: streetscapes, entries,
project edges, landsc<ipe materials and hardscape design
, elements.
Consistent landscape planting shall be encouraged,
~ using native Arizoiza and other drought tolerant
species.
Grading guidelines ancj construction area requirements
~ shall be developed t~~ minimize damage to the natural
terrain and vegetatioiz and to protect the two spine
washes which traverse the site.
' Special techniques for moving and replanting certain
native species, which cannot be preserved in place,
' will be found at the end of this section.
,
~
a
822~ 1576
~ V II-2
~
~
~ 1. Streetscapes
a) Perimeter Stz•eets: Tangerine Road, the major
perimeter thoroughfare, shall be the "front
' door" for t:he community. Ultimately this
roadway is e~:pected to have a 300' right of
way and off:er distant vistas across the
~ project to tt~e mountains to the north.
~ .
~ TWO STORY
~ ~ ~
- ~ .
r
~ ~
` ' ~ •
' I ' R
• O di r
O ~ •P • ~
' ~ 0 0 , ~ • ~ ' ' _ ' ~ ~ _ ~ •
. ~ ~ ~ -
. ' ~ ~ ' . .'"v - _ o
~ ~to.w
< LANOSCAPEO QERM WHERE
L PARKING OCCURS IN SETBACK
t50'TO C~NTERLA~fE
' SETBAC;K AT TANGERiNE ROAD EDGE
1 The landscaF~e concept for this streetscape is
to develop lush desert scene with a variety
of plant types. Random clusters of
~ ornamental r_rees may provide accent. A broad
building serback is required and a varyinq
distance i:s encouraqed to provide interest
' and motion.
~ Y ~rs TD C_pMMERCIAL _
~
R.O W_
, '
street llandscape/berm parking comme~ciai
~ BERM ANO/OR PLANTit1G SCREE:NS PARKtPiG
Et~tCOURAGES VfEYYS TO COMMERCSAL
OR OTbER FFA711RE BUlIDINGS
' SECT10t~! AT TANGERtNE ROaD
~ ~22~3 1577 vii-3
'
'
~
,
, ~ .
' r, - • . . -
a . i
•e.
~ t50
~ TANG RINE ROAD_ ~
edge of r/w 80' buitding setbac(c
~ SECTIQN aT TANGER(NE RORD
'
~ Thornydale Road shall provide a second
streetscape edge and, as such, shall have a
similar 1us;n desert treatment. Where parking
~ is in the ,setback area, it must be screened
with a ~wall, berming or appropriate
landscaping.
' .
. _ ~ .
1 ~ ~
pY . ~ ( ~ 6
C U .
~ ~ ~ O /
n
~ a _ , • O - b ~ ~
~ • • ~7•a ~ , • -
.---~dQC Of f/W ' \V / _ ' , - . ' . .
~ " ~ SCREEtJ PARKING WITH
~ o WALL AND IANOSCAPE
~ SETBACK AT THORNYDALE ROAD
~
t ~ ~
v~~ :
. `_'~J~ ~ ~ • - c
- . _ ~ V
~ ~5~ to - ~
~O' builCiny setback
~ edQe ot r/~
SCREEN WALL WHERE PARKING
OCt:,URS (N SETBACK AREA
1 8228 1578
VIi-4
'
,
' b) Internal streets: Within the project
boundaries, the core road shall have a
"theme" landscape element. This will
' identify it as the primary circulation
feature. This landscaping treatment may
include undulating berms with a 3:1 slope
, (approximately 30" - 36" in height).
c) Parking areas: All parking shall be visibly
, screened from roadways by appropriate
landscaping. All parking areas which are
situated within the setback for Tangerine
Road shall be screened by a landscaped berm
, with a minimum height of 3'-0" measured from
the adjacent parking surface area.
' Berm slopes may not exceed 3:1 with a minimum
three foot wide flat crown.
~
' I~
~
' top of ba~m
3Q min
T ~ ~ . . ~ . -
r . . •
, j24, 3:1 i 3°- 3:1
min mar min maz m!n
has• sl~~pe c~own sioOQ 4ace
, prope~ty Ii~e mi~ 25' parlchp area
LANOSCAPEC) BERM TO SCREEN PARKING AREAS
,
~ ~
'C~1 top of b~rm
. " ' G 94 min
~ • Y •••er • •
~2~_ 3:1 1 3Q t
Fnin' ma: ~ m
' base sbpa crowa
property Ik~e rtNn 1~' paricinp aroa
~ ~ANDSCAPEi~ BERM WiTH RETAtNING WA~L
, 8228 157"~
V I i-5
'
,
' -(.ANDSCAPE ISLANDS AT ENOS OF EACH ROW
, ~ " ~ TREE WELLS FOR SHADE
~ I ~ AND ViSUAL REUEF
' ~
l
~
a '
' ~
; . {j . - PROVI~E CONVENIENT PEDESTRIAN ACCESS
+ FROM PARKING AREAS TO BUIIDING ENTRANCES
, ' a (
LANDS(~APE ELEMENTS IN PARKING LOTS
.
'
,
2. Entries and Nodes
, Major entries into the project are at Tangerine
and Thornydale E~oads. These entrances serve as
the focus of the c:ore development. The landscape
' plan is designed ito announce the entry through the
use of appropr:i.ate plant materials. Entry
monuments combined with accent trees and plantings
' shall be consiste~lt at all entries as well as at
the intersection of Tangerine and Thornydale
Roads. A 100' l~uilding and parking free area
shall be maintain~ed at this intersection.
'
\2 100' RAD0.7S BUILDiNG AND
' ~ PARKING FREE AREA
. ~ • ~
w
' ~
~
~ ~ ~ ~ MAJOR ENTRY TREE SPECtES
, ~ SPACED SO AS NOT TO BCOCK
VtEWS NTO PROJECT
_ ~
, - ACCENT W ALL WITH PROJECT SiGNAGE
COLC)RFUL FOREGROUN~ PLANTING .
, SPECIAL iNTER~~ECTION TREATMENT AT
TANGERINE AND TH~RNYDALE ROADS
1 8228 1530 vn-s
~
~
' The two major project entries abut edges of the
spine washes. E;ntry monumentation may be placed at
, one or both sides.
'
60' RAO(US QUtLqING/ .
, PARKIPtG FREE AREA ~
MAJOR ENTRANC:E TREES - ~ ` ~ ~ ~ • `
~ ~ ` ` .
ACCENT WALL- ~ ~ \
`
~ - . ~
~ . ~ • . ~
_ a •a.
~
~ -
, • FOREGROUND PLANTIh(G BED/ ACCENT PAVit~lG
ANNUAL COLOR
MAJOR E(~ITRY STATEMENT
, Similar landscape treatment shall be used at the
intersection nodes along the core road to
reinforce the theme elements of the major entries.
, GROUND COVER
SHRUBS
' ACCEN7 TREE GROUPWG
, ACCENT PAVING - THEME TREE
i
, / ' '
~
~ ~1
1 ~ CORE ROAO
~
1 . .
` ~ SIDEWALK
~ SHRUB/GROUNOCOVER
I NODE
I 8 2 2 8 ~ j~ i IfVTERSECTfOf~t
v~i-~r
,
~
~ 3. Street Furniture/I.ighting
There are unlimit;ed designs for street furniture
~ that would be a~cceptable for use within the
specific plan ai•ea. These features include:
light standards, Fialk lighting, trash receptacles,
' benches, bus shelt:ers and plant containers.
Approval regardinc~ materials and consistency must
be obtained frort~ the Forest City Design Review
~ Committee.
Lighting:
~ The following apF~lication of lighting shall be
permitted:
~ On-site stree~ts/parking lot light standards.
Pedestrian sidewalks/transition zones
~ (bollard ligrits).
Landscape acc;ent light (spot or flood Iights
concealed to reduce glare).
Lighting fc>r signage and monumentation
, <conaealed to reduce glare).
Building ext:eriors (spot or flood lights
concealed to reduce glare).
i Consistent with the CC & Rs recorded for the
property, the fol]_owing pertains to lighting:
~ - Parking lot fixtures shall have an
overall maximum height of twenty (20>
feet.
~ - Walkway lighting fixtures shall have an
overall maximum height of fifteen C15)
~ feet.
- Securit~~ lighting fixtures shall not
project above the fascia or roof line of
, the bui:Lding and shall be shielded. The
shields shall be painted to match/
complemE~nt the surface to which
, attache~i .
- Lights shall not be placed to cause
' glare o:r excessive light spillage on the
neighbo:ring sites. A uniform lighting
color i:s preferred for the area. The
use of high pressure sodium lights is
' encoura~ged .
~ 8`?3 15~2
V (I-8
'
' '
~ - All parking lot and driveway lighting
should provide uniform illumination.
~ Accent illumination is recommended at
key points such as entrances, exits,
loading zones and dzives.
' - The design of light fixtures and its
structural support shall be
architecturally compatible with the
~ surrounding buildings.
- The owner shall submit plans and
specifications of exterior light
~ fixtures and shall show their location
on the plan for review by the Forest
City Design Review Committee.
~
~ NO OIRECT LIGHT
ABOVE HORiZONTAL
~
~ N
10 l
~
1 ~
~ O
~ N~
~
PEDESTRIAN AREA PARKING LOT SENCH
, UGHTtNG LIGHTfNG
LiGHTTtVG ELEMEIVTSISTREET FURNtTURE
~
~ . N ~
_ ~
TRASH P~ANTER
, RECEPTAC~E
HARDSCRPE ELEMENTS
~
~ 82?~ i 583
V II-9
'
~
~ - All parking lot and driveway lighting
should provide uniform ill.umination.
Accent illumination is recommended at
~ key points such as entrances, exits,
loading zones and drives.
- The desiqn of light fixtures and its
~ structural support shall be
architecturally compatible with the
surrounding buildings.
, - Tne owner shall submit plans and
specifications of exterior light
fixtures and shall show their location
~ on the plan for review by the Forest
City Development Review Committee.
' 4. Walls and Fences
The walls and fences within the project shall be
' consistent with the architectural materials of the
structures. Walls and fences shall not exceed 8
feet in height in the core, 3 feet in heiqht
, within commercial setback areas, and 6 feet in
height within residential setback areas.
' The following materials shall be allowed for walls
and fences subject to Design Review:
Wrought Iron
~ Concrete masonry: integral color
(consistent with building color)
~ Brick
, Concrete: textured, brushed, hammered,
rock salt, sandblasted, integral color
(consistent with building color>
~ Stucco: integral or painted color
(consistent with building color).
~ , 5. Buffering and Screening
Loading dock areas shall be setback, recessed,
screened or a combination of these, so as not to
~ be visible from streets or neighboring properties.
~
~2L0 ! .1
~ ~~~~-,o
'
~
Electrical equipment shall be mounted on the
~ interior of buildings where possible. When
interior mountinq is not practical, such equipment
shall be installed where it is screened from
, public view. In no case shall exterior electrical
equipment be mounted on the streetside or primary
exposure side of any building. Roof mounted
~ mechanical equipment shall be screened by a
parapet of sufficient height or other screeninq
device that will appear as an integrated part of
~ the building.
Transformers and other utility structures may be
installed in underground vaults. Where this is
~ impossible, they shall be screened from view from
streets and surrounding area, utilizing specified
walls and planting.
` All refuse containers shall be visually screened
within a 6'-0" high wall of material which matches
the building architecture, so that it is not
1 visible from streets or adjacent property. A
recessed dumpster location may be incorporated as
an alternate to the above screening method.
, 6. Spine Wash Buffer
, The buffer along designated spine washes shall be
enhanced with native plant materials found within
the spine wash. Enhancement shall include a 30X
by number addition of plants found within the
~ buffer area.
7. Retention/Detention Areas
~ Retention and detention areas shall be landscaped
according to Pima County Department of
Transportation and Flood Control District - City
~ of Tucson, Stormwater Detention/Retention Manual.
8. Native Landscape to be Relocated
' Designinq around existinq specimen cacti and
leaving the maximum number in place is encouraged.
~ Saquaros left in place should not be disturbed
within 3 feet of their trunks.
Saguaro cacti that must be moved because of
~ development shall be transplanted on the site i£
they are healthy and practical to move by
conventional saguaro-moving operations.
~
~ 8228 1~35
vii-„
,
~
Developers are encouraged to retain more than the
' minimum number of saguaros as required in the
Development Regulations section.
, Developers are encouraged to preserve and/or
relocate salvageable acacia, palo verde and
mesquite.
~ 9. Plant Matrix Csee attached)
ENTRAHC£WAY6.
, PARKWO ~ SPEG~A~ AREAS
~REAS SCAEENtNG HUFFER9 qE~~TED TO
BUIIDWGS
SHAOE TREES ~ ~
~ $ECONDARY TAEE9 ~ ~ ~ ~
, ACCEN7 TAEE9 *
SHRU85 ~ ~ ~ ~
, GROUHOGOVEA ~ ~ ~
VwES ~ ~ ~
~
CAC71 ~ ~ ~
~
~
,
i
1
1
1
1 5~5
8228 ~
' vn-, 2
i
i
~
10. Landscape Palette
~ a. Arroyo, Drainageways and Retention/Detention
Basins
~ TREES
Prosopis velutina
, Velvet Mesquite
Chilopsis linearis
Desert Willow
~ Populus fremontii
Fremont Poplar
Sambucus mexicana
Mexican Elderberry
~ Cercidium floridum
Blue Palo Verde
Olneya tesota
~ Ironwood
SHRUBS
~ Atriplex canescens
Four-wing Saltbush
Franseria deltoidea
, Bursage
Acacia greggi
Catclaw acacia
~ Encelia farinosa
Brittle Bush
Anisacanthus thurberi
Desert Honeysuckle
~ b. Parking Areas
' Prosopis chilensis
Chilean Mesquite
Cercidium floridum
, Blue Palo Verde
Parkinsonia aculeata
Mexican Palo Verde
Eucalyptus polyanthemos
, Silver pollar Gum
Celtis reticulata
Netleaf Hackberry
~
~
8228 1587
~
VII-13
~
~
~ c. Accent Trees at Entries/Intersections
Fraxinus velutina
~ Arizona Ash
Gleditsia triancanthos
Thornless Honeylocust
~ Pinus eldarica
Mondel Pine
Acacia smalli
, Sweet Acacia
Nerium oleander stnd.
Oleander tree
Cypressus arizonica
~ . Arizona Cypress
d. General Plant Palette
~ Prosopis species
Mesquite
~ Acacia species
Acacia
Cercidium floridum
Blue Palo Verde
~ Populus freemontii
Fremont Poplar
Sambucus mexicana
, Mexican Elderberry
Fraxinus velutina
Arizona Ash
Gleditsis triancanthos
~ Thornless Honeylocust
Pinus eldarica
Mondel Pine
~ . Nerium Oleander
Oleander Tree
Cypressus arizonica
~ Arizona Cypress
Chilopsis linearis
Desert Willow
~ SHRUBS
Vaquelinia californica
~ Arizona Rosewood
Encelia farinosa
Brittlebush
~ Lantana camara
Bush Lantana
Acacia greggii
Catclaw Acacia
~ Opuntia varieties
Cholla Varieties
~ 822~ 15~~
Vlf-t4
~
~
~
Celtis pallida
~ Desert Hackberry
Dasylirion wheeleri
Desert Spoon
Calliandra eriophylla
~ Fairy Duster
Cassia artemisioides
Feathery Cassia
~ Dodonaea viscosa
Hopbush (Green and Purple)
Simmondsia chinesis
Jojoba
~ Justicia ghiesbreghtiana
Mexican Honeysuckle
Fouquieria splendens
~ Octollo
Opuntia varieties
Prickly Pear
~ Opuntia varieties
Purple Cholla Varieties
Opuntia varieties
~ Purple Prockly Pear
Caesalpinia pulcherrima
Red Bird of-Paradise
Cassia wislizenii
~ Shrubby Senna
Cassia phyllodinea
Silvery Cassia
~ Yucca elata
Soaptree
Yucca aloifolia
Spanish Bayonet
, Opuntia varieties
Teddybear Cholla
Leucophyllum frutescens
~ Texas Ranger
Lycium berlanderi
Wolfberry
~ Caesalpinia gilliesii
Yellow Bird-of-Paradise
Yucca species
Yucca
~
~
~
822~ 1589
~
vii-~s
~
~
~ GROUND COVERS AND VINES
~ Agave americana
Agave
Aloe Saponaria
~ Aloe
Atriplex semibaccata
Australian Saltbush
Oenothera drummondi
~ Baja Primrose
Ferocactus wislizeni
Barrel Cactus
~ Baileya multiradiata
Desert Marigold
Zinnia pumila
Desert Zinnia
~ Raccharis pilularis
Dwarf Coyote Bush
Dalea greggii
~ Indigo Bush
Oenothera berlandieri
Mexican Primrose
~ Psilostrophe cooperi
Paper Flower
Savia dorrii
Great Basin Blue Sage
~ Lupinus sparsiflorus
Lupine
Penstemon parryi
~ Penstemon
Plantago insularis
Plantago - Indian Wheat
Lupinus odoratus
~ Royal Desert Lupine (Blue)
Abronia villosa
Sand Verbena
~ Verbena gooddingii
Verbena
Cynodon dactylon
~ Burmuda Grass
~
~
~
8228 1590
~
Vfl-16
~
~
~
~ C. Siqnaqe
Goal:
~ A qual.ity signing and lighting program to inform and
direct residents and visitors that expresses a
hierarchy of facility and information importance.
~ Objectives:
o Provide directional signs which are safe.
, o Provide entry signs to the core area and to
residential neighborhoods.
~ o Establish a hierarchy of sign sizes, colors,
materials and lettering styles to express the
importance of the information.
~ The purpose of the sign standards is to contribute to
an integrated, well°planned, high quality environment
~ envisioned for the Specific Plan area. These standards
shall set forth a system of reasonable, non-
discriminatory criteria to regulate and control the
size, location, type and quality of signs.
~ The standards illustrated on the following pages are
general and to be considered as guidelines only. Final
~ sign design standards shall include specific sizes and
forms necessary to enhance the quality of the visual
environment, create community identity and contribute
~ . to traffic safety and ease of circulation. The logo
and logo type which shall be designed for the project
will have specific guidelines relative to when and
where they are to be used in the signage program.
~ Signage shall contain only that information necessary
to identify the primary elements on the lot on which
~ the signs are located.
l. General Provisions
~ The following general regulations shall apply to
all signage in any zone:
~ a. No sign shall be installed or constructed
until it has been approved by the Forest City
Design Review Committee in accordance with
~ the regulations of this Specific Plan.
' 8228 1591
vrr-17
~
~
' b. All light sources, either internal or
external, used to illuminate signage shall be
placed or directed away from public streets,
~ highways, sidewalks or adjacent premises so
as not to cause glare or reflection that may
constitute a traffic hazard or nuisance.
~ c. Any sign located on vacant or unoccupied
property, that was erected for a business
1 which no longer exists, or any sign which
pertains to a time, event or purpose which no
longer exists, shall be removed within 90
days after the use has been abandoned.
¦ d. Al1 signage shall be designed to conceal
bracing, angle-iron, guy wires, cables or
~ similar devices.
e. The exposed backs of all signs visible to the
public shall be suitably covered, finished
~ and properly maintained.
f. All signs shall be maintained in qood repair,
~ including display surface, which shall be
kept neatly painted or posted.
~ g. Any sign which does not conform to the
provisions contained herein shall be made to
conform or shall be removed.
~ h. The height of all signs shall be measured
from the highest point of the sign, exclusive
of any part of the sign not included in area
~ calculations.
i. The following limitations shall apply to
~ temporary signage:
On-site, unlighted signage shall be allowed
for the purpose of designating real-estate,
~ "for sale", "for lease", or "future site",
"coming sites". This signage shall be a
maximum of 48 square feet total sign area.
~ Al1 temporary signage shall be approved by
the Forest City Design Review Committee and
~ shall require a sign permit.
Banners, flags, and other non-exempted
temporary signs announcing openings, etc.,
~
! 8228 1592
vtr-~a
~
i
~ shall be allowed for a non-renewable period
of thirty (30) days, subject to approval of a
temporary sign permit from the Forest City
~ Design Review Committee.
No more than two (2) temporary sign permits
~ may be issued per business per year.
Temporary sign permits shall only be used for
grand openings, open houses, or special
~ events.
2. Materials/Color Scheme
~ An effort shall be made to achieve consistency
between building style and sign desiqn. In all
~ cases, signage shall be compatible with the
exterior treatment of the building or location
identified. The message a sign conveys is
affected by the materials and colors used in
I combination.
Color schemes for signage shall relate to other
~ signs, graphics and color schemes in the vicinity,
to achieve an overall sense of identity.
~ 3. Permanent and Temporary Signs
Signs for the Forest City Specific Plan have been
designated as either permanent or temporary. The
~ breakdown is as follows:
~ a. Permanent Signs Include:
1> Community (Core) Entry Signs
~ Function: A sign that informs the
viewer, through written and symbolic
graphics, that the "Forest City"
~ project, a planned community is beinq
entered.
Provided bv: The Master Developer
~ Typoqraphy: Forest City or "project"
theme (logo, logotype, and colors).
~ Description: Entry sign shall be a
large scale, monument type sign,
creatinq a major statement. Materials
~
~ 822g 15~~
v«-1s
'
~
~ used shall be compatible with landscape
and hardscape elements. Entry sign
shall be illuminated. Typical
~ typography dimensions shown below.
Location: See major entries discussion
~ in following section. Setting shall
create the effect of a gateway into the
community.
~
, ~ ~ t9'
39 ~ DESEKT CENTEK~.
1
~
, TYPICAL
~ 2) Neiqhborhood CResidential> Entry Signs
~ Function: A sign that informs the
viewer, through written and symbolic
graphics, of the entrance to a major
~ thematic neighborhood within "Desert
Center" or the project area.
Provided by: The Project Developer
~ Typoqraphy: Project theme, 1ogo, and
loqotype
~ Description: Neighborhood entry sign
shall relate in its use of materials and
styling to the neighborhood thematic
' treatment. Neighborhood theme color
shall be used. Typography dimensions
shown below.
' Location: Neighborhood entries.
Setting shall create a gateway into each
' neighborhood.
~ ,
. ~ ~ t g"
39 DESE1~7` SKIES~
~
TYP(CAL
' 8228 1~~4
vii-2o
~ -
~
~ 3) Identification Signs for Commercial and
Office Business Complexes
~ Function: A sign that informs the
viewer, through written and symbolic
graphics, of facilities that are
~ community amenities.
Provided by: The Master Developer
~ Tvpoc7raphy: These sign types shall all
be similar, incorporating the project
them logo and neighborhood theme colors
, in conjunction with the facility name in
the secondary utility letterstyle.
' Description: Low key, monument type
sign, single or double face. Materials
shall be consistent with the thematic
~ treatment for the major neighborhood in
which it exists. The neighborhood theme
color shall be used on these signs.
Typography dimensions shown below.
~ Location: One sign always installed on
the site of the facility and oriented to
~ street frontage.
. Yd ~ t 9'
~ 39 , VILLAGE SHOP~ ~
~ TYPICAL
~
~ 4) Street Name Signs
Function: A sign that informs the
viewer, through written and symbolic
~ graphics, that it is a street within the
project area.
' Provided by: The Master Developer/
Builder (in residential planning areas)
Typoc7raphy: The project theme, loqo,
~ and secondary utility letterstyle shall
~ 8228 15'~5
v~i-2 ~
,
~ ~
~ be used. Colors shall be as specified
in final sign guidelines.
~ Description: Details pending design
Location: Two (2) per intersection
~
~
~ DESEK~ DK-
~
~
' TYPICAL
~ .
'
' S) Public Trail, Identity and Directional
Signs
, Function: A sign to identify and direct
traffic, vehicular and pedestrian, to
special community trails as bicycling,
' jogqing, nature, etc.
Provided bv: The Master Developer
' Typoqraphv: Secondary utility
letterstyle and neighborhood colors.
~ Description: Form - small scale sign,
freestanding, consistent with community
' amenity signs. Maximum dimensions shown
below.
Materials - Consistent with major
'
~ 8228 1596
vn-22
i
~
' community signage. These signs shall be
designed to withstand uses similar to
playground equipment. Non-illuminated.
, Location: At trail entrances
' 24~
~ Bicyc(e
24" Traii
~
~ 12"
, TYPtCRL
~
b. Temporary Signs
' Temporary signs shall be used to identify and
direct traffic to specific neighborhoods and
products during construction and sales
~ periods. These signs shall be subject to
permit approval for specified periods o£
time. Temporary signs include:
~ 1) Neighborhood/Product Directional Signs
Function: A siqn to direct vehicular
~ traffic to specific neighborhoods and/or
products in the context of the
merchandising program.
/ Provided by: The Master Developer
~ Tvpoqraphy: Secondary utility
letterstyle. White letters with
neighborhood background color. Major
neighborhood directional panels shall be
, white letters on community background
color.
' Description: Painted plywood panels on
wood support posts with flexibility to
' 8228 1~97
VIf-23
~
'
, add and delete panels. Basic dimensions
specified below.
' Location: As necessary for
direction/information
~ 6 ~ ~
-
1 ~ 6~~°~~~,
Y
Estate Homes
, ~ by NortMield Corp.
Townfiomes
6~_Q' ~ by R. b T. Pa~c
Pat4o Homes
~ By Umted BinTders
' V(LLAGL- SHOPS
D~SERT SIC[ES 'I
~ t2"
~ TYPtCAL
~ 2) Product Identification Signs
, Function: A sign to identify a specific
residential product, sales complex or
information center.
' Provided by: Builder
T_ypoqraphy: Secondary utility
~ letterstyle.
Description: Painted plywood panels on
' wood support posts. Size is illustrated
in the example below.
, Quantity: One (1) per product.
Location: At entrance to project area.
~
r-o'
-r°-+
' Patio Homes
by C~estview
s•~-
` DESGI2T Si~IGS 8 2 2 8 1 5 9 8
72'
' TYPICAI
V (t-24
'
~
, 3> Secondary Directional Sign
Function: A sign to direct the viewer
~ to specific areas within a product such
as parking, sales office, models, etc.
~ Provided by: Builder
Typoqraphy: Secondary utility
' letterstyle.
Description: Painted plywood panels on
wood support posts. Size: 24 inches x
1 24 inches. Installed with bottom of
sign not more than 12 inches above
finished grade, as illustrated below.
~ Quantity: As required.
~ Location: As required.
~
~
' MODELS
c ~
, n
' Zt TYPiC/iL
,
4) Future Facility Signs
~ Function: A sign which informs the
viewer, through symbol and verbal
reinforcement, of the various future
~ building sites in the project area
indicating opening dates, builder names,
and phone numbers.
' Provided by: The Master Developer
' Typoqraphy: Secondary utility
letterstyle. plus symbols
~ Description: Painted plywood panels on
, 8228 1599
V11-25
~
'
~ wood support posts. Size: 8 feet wide
x 12 feet high, overall. Includes 1
foot x 8 foot rider panels for
~ information.
Quantity: One sign shall be utilized
~ for each street fronting on the site.
Location: Always installed on the site
~ of the facility and oriented to the
nearest street.
Lonqevity: From the time the site has
, been zoned for the facility until
construction and/or leasing is
completed.
~ 81_0,
~ o
~
in
~ ~rRaTUOrr artE
~ N DESERT SKY VILI~IS
N ~
~
~ r.~'o. 1,t. Sa~fM
.wc~n[cr B.LSAftA. A!A
cwn..c*w S~Nth t 3ota
,
' r~rp~ca~
~
4. Typical Graphic Standards
~ _
Souvenir Demi-Bold
, ~def hi'klmno rstuvwx z
abc. g ~ pQ y
~ ABCDEFGHIJ~LMNOPQAST
1234567890$~ 123456's91/s 1/43/81/25/83/4
' C~~)•~=~"!?/--~0/0#
~
~ ~ , , v~i-2s
~
~
~ Souvenir Boid Out[ine
~ ~bc~clQg~I~nDI~Il~~opQr~~~~c~~~
~ o C~D~I~C~ I~~~I~It ~~Oo pQ~~
~ ~~~~~6 7~ o C~OO ~~Il~~34~69£3gIlDf3IlG4~~£3Il~~
~ L~~~1~°9°9690~/°~*~~05i~
~
Charucier spacing shouid be opened (or marin~um (egibilityt Eznnrp(es shoti
, suggesied charvcier spacirtg.
'
~ Not Acceptable
~
~
' Acceptebte
~ ~
~ .
~
~ ~ Prefecred when possible
~
,
~
~ 8228 16~1
VI(-27
~
~
~
D. Architectural Guidelines
~ Goal:
Architectural design ensuring quality development that
~ reinforces continuity within the Specific Plan area.
Objectives:
, o Establish a special project identity.
o Establish architectural design guidelines for
~ development of residential and commercial
neighborhoods.
, Architecture or building design is an element contributing
siqnificantly to create a visual and spatial expression that
identify the area with special design considerations and
~ solutions. All architecture is intended to appear as an
integrated part of an overall site design concept.
The following guidelines are not intended to limit desiqns,
~ but to provide a flexible framework to accomplish an
overriding design concept and to encourage quality
development.
~ 1. Commercial/Office
~ Commercial/office buildings shall be of a contemporary
style and material employing massing, scale and
proportion for design implementation. Designs for
individual projects shall be submitted as part of the
~ site plan review procedure.
The purpose of the commercial/office architectural
~ design guidelines are to satisfy the following
criteria:
~ o Achieve market/corporate appeal.
o Ensure economic feasibility
~ o Reflect function of uses through architectural
form.
, o Respond to the aesthetic expectations of the
County.
o Implement the goals of the Specific Plan.
~ o Assure appropriate architectural review without
unnecessary delays in the development review
~ process . o~~ 0 1 C O~
O U 1 U \/((-28
~
~
~ The f'ollowing design elements shall be consulted when
reviewing commercial/office architecture for the
~ Specific Plan area:
General Design:
~ a) Al1 visible elevations of a building shall receive
adequate enrichment.
b) Avoid long, unarticulated building facades.
~ Buildinqs with varied front setbacks are strongly
encouraged.
1 c3 Flat roofs with parapet wa11s to screen rooftop
equipment are appropriate, although buildings with
angular forms and changes in roof planes are
, encouraged.
d) The use of prefab, all metal steel for sheathing
~ of buildings shall be prohibited. This is not to
preclude the use of inetal detail within
architecturally designed buildings such as "Cor-
ten" steel.
~ e) Conceal service areas and storage areas wither
within the building themselves or by screening
~ walls of a material and color consistent with the
building architecture.
f) Avoid long linear vistas and building edges, both
~ within the development envelope and along the
streetscape, through setback variations.
~ g) Buildings shall be sited in a manner that will
complement the adjacent buildings and landscape.
Building sites shall be developed in a coordinated
~ manner to provide order and diversity.
h) There is a wealth of building materials to choose
from. It is not the intent of these guidelines to
~ limit the ingenuity of the individual designer,
but to emphasize the coherence of the project.
Since new materials are continually being
~ developed, this particular area of design
restriction will necessarily be reevaluated and
shall be subject to revision. The recommended
building materials are provided to maintain a
1 visual quality throughout the phasing of the
development and to provide criteria for the review
of the development.
~
~ 8228 16~3
Vil-29
~
~
~
Exterior Design:
i a) No part of the roof may project above the parapet.
~ b> Al1 exterior wall elevations of buildings facing
streets are to have architectural treatment
approved by Design Review Committee.
' c) In the event an electrical transformer is located
outdoors on any site, it shall be screened from
view with a wall or solid landscaping and shall
~ not be located in the front yard setback area.
d) All fire or other sprinkler pipes shall enter
buildings at the lowest possible point and shall
~ be screened with landscaping.
e) All changes to the exterior of any of the
~ buildings or yards must have prior approval of the
Design Review Committee.
~ Mechanical Equipment and Ductwork:
a) All roof-mounted and mechanical equipment and/or
ductwork, shall be screened by an enclosure.
~ Details shall be consistent with the building and
meets all State of Arizona safety and OSHA
standards.
~ b) No mechanical equipment shall be exposed on the
wall surface of a building.
~ c) ~ Cyclone blowers shall be screened by a wall, a
fence or landscape materials and be located below
the fascia and/or roof line of the building and
~ painted to match the surface to which attached.
d) All gutters and downspouts shall be enclosed
~ within building walls.
e> Vents, louvers, exposed flashing, tanks, stacks,
overhead doors, rolling and "man" service doors
1 shall be painted consistent with the color scheme
of the building.
~ 2. Residential Guidelines
General Design:
~ It is the intent of these guidelines to apply to those
frontages, boundaries, and perimeter edges that are
visible to the public, and to establish a visual
, continuity throughout the Specific Plan community.
8225 16~4 vrr=so
~
~
' a) The architectural character of the residential
product shall favor the contemporary
~ "southwestern" expression of design. Examples
might include the use of stucco walls, terra cotta
tile roofs, ceramic tile wall accents, paster
"earth" tones and simple geometric forms.
~ b> The term "primary elevation" means those surfaces
of a building, structure or yard that can be
~ perceived from an adjacent public access way. In
the case of single family projects, this usually
means the front and exterior side yard views at
corner lots. In multi-family projects it may mean
~ all four elevations of a structure.
INTERIOR CiRCUTATION
~ I ~
~ : ' .
I . ~ ' ' '
~ : . . : ~ ~ ~ ~ ~ ~ . . . • ~
I _ ' ~ •
~ MULTI-FAMI~Y ~
. . ~
~ SINGLE FAMILY
~
c) Rear sides of housing located adjacent to areas of
~ high visibility shall have similar treatment as
primary elevation criterion. The fencing shall be
designed to the part of the architecture.
~ d) Every building shall have a shadow relief.
Offsets, popouts, overhangs, and recesses, all may
be used to produce effective shadow interest
~ areas. Larger buildinqs require more shadow
relief than do smaller buildings. Large unbroken
expanses of wall shall generally be avoided.
~ e) Recessed door, window and wall openings are
characteristic elements of the intended
architectural style and convey the appearance of
~ thick protective exterior walls. Fully recessed
openings are encouraged, although plaster
projections and projecting windows may be used to
, add articulation to wall surfaces.
' 8228 16~5
v~i-~,
~
~
~ f) Particular attention shall be given to the shading
of wind~ws with a western exposure. Interior and
~ exterior shading devices are encouraged.
g) Special design consideration may be needed for the
treatment of the landscape edge adjacent to spring
~ washes. Plantings soften architecture. The
larger trees and shrubs shall be kept closer to
the buildings to provide views from the units
~ while low walls and groundcover shall be used
toward the open-space edge.
h) Fences or walls connecting two separate units
~ shall be of the same color and material and be
compatible with the color and material of the
architecture.
l
1
;
~ ~ ~ ~
1 - -
~ MATERIALS 8~ COLORS COMPATIBLE
l
i) Rectangular plans and variations of the rectangle
1 may assure compatibility and variation. Variety
and interest can be developed with rectangular
plans by varying dimensions and positions of
~ structures.
~ . ~ • .
~ .
~ - -
' 82~~ 16~~6
V((-32
'
~
~ j) Additional variety can be introduced by a simple
square, rectangle or triangle, particulary in
~ landscape elements.
~
~ ~
~
~
~
~ k) Avoid long buildings with straight unbroken
facades.
~ -
~ AVOID
~
~ PREFERRED
~ 1) In higher density, attached product type projects,
individual units shall be clustered and oriented
in a variety of ways to avoid the monotony of
~ garage door corridors.
`
. ~
~~I 1
~ ~ ---f
~a ~
~ ~ ~
~
! 822~ 16~7
vii-~;~
'
~
~ m) Higher density projects shall be planned carefully
to maximize the feeling of open space within the
development. Design devices include curving
~ streets, orienting road axis to open areas and
views.
~ ' • . . "
~ ' , '
. ~ ~ ' •
- ~ ~ ~ ,
1 ~ ~ ~ . -
_ ~ - ~ -
~ ~ ~ - _
_ ~ . _
1 ~ ~
~ ~ ~
~ , .
~ ~ = - :
- ~ ~ . . ~ . . . ~ ~ . . .
~ ~
~ n) In addition, open parking areas can be treated as
landscape plazas and courts.
~ o) Organizing the site plan for trash collection
stations that are convenient, serviceable and
inconspicuous is important. Preferred locations
~ are at the end run of a parking bay, or the
midpoint of the parking area. The collection
areas should be completely enclosed and softened
~ with landscaping, trelliage or similar treatments.
p) In multi-family and single-family attached
housing, it is important to provide each unit with
~ its own identity and entry. This can be
accomplished by staggering and offsettinq each
separate unit and combininq one and two story
~ building forms to separate massing. This wi11
also provide variety to the streetscape
q) Garages for eithei attached or detached homes
~
~ 822a ~~~~a
VII-34
'
'
, shall be located within 8 feet or greater than 20
feet from the curb to avoid short driveways.
Where narrow lots are planned, shared drives or
~ alternative front and rear (alley) garage access
is encouraged to provide on-street guest parking.
~
~
~
~
~
~ ~
~
~
~
'
'
'
~
~
' 8228 -
V 11-3 5
~
~
~ VIII. SPECIFIC PLAN IMPLEMENTATION
A. PURPOSE
~ Development will be implemented in conformance with the
regulations and guidance contained within the Specific Plan.
This section contains the procedures for administration of
~ the provisions contained herein, including a Phasing Plan
for the development of the proposed planning areas which
define the type, location, intensity and timing of
development. Programs for the projected sequence of
~ development are also included. A monitoring program is
presented so that the County may track the proqress of the
Specific Plan development and monitor associated
~ improvements and budgetary needs. Other information covered
in this chapter pertains to general administration,
subdivision, amendment procedures, and the linkage between
~ these elements. In addition, the Forest City Specific Plan
shall be implemented through the subdivision process.
Concurrent with Specific Plan processing will be submittal
of Tentative Plat Maps where properties are to be separately
~ financed, sold, leased or otherwise conveyed. The
Subdivision process will allow fo: the creation of lots as
tentative plat maps which will allow for implementation of
~ the project phasing. The interrelationship of the Specific
Plan and implementation components are diagrammed on page
VIII-2.
~ 8. DEFINITIONS
For the purpose of identifying those responsible for
~ implementation of the improvements for Forest City, two
entities must be identified. These are the master developer
and the builder.
~ The master developer is the entity responsible for insuring
that the basic infrastructure facilities are planned and
constructed to serve the development areas within the Forest
~ City Specific Plan. Forest City Rental Properties
Corporation is the master developer.
~ The builder is the purchaser of a development area, or
portions of a development area, who will either build or
provide for building within their areas of ownership.
~ ~ C. PHASING PLAN
The Forest City Specific Plan will generally be developed in
' three phases as indicated on page VIII-3. This will allow
an adequate level of infrastructure to be built to
accommodate the development in each phase. Attention has
~ also been placed on market considerations in order to
stagger the introduction of a variety of units onto the
housinq market.
~ ~ 8228 ~ 51 0 viii-1
'
'
~ RELATiONSHIPS OF
PLANNING SYSTEM
~ COMPONENTS
.
1
SYSTE~! G~MP~N~NTS
1
o~
1 ~ ~
° Q :~i s o
m OE3~~:T(VES ~ z k~~~' o
W ~ . Q_=
~ Q ~
Z J w~oz
POLI~ES W~ ~ g m ~
~ , ¢~=a
' o~
PRO(~~S • v w
z
~
.
~ ~ ~ , 'r,~l ~
~ I`~L~]lJlt-11 t~~ ~
Z ~ ~
z
' z DEVElOPMFNT P[ANS - Z
.~c - ~
° • PROJE~TS . N Z
~ o ~
--1 FUNCTIONAL Pl~lS ~
i ~ . ~ ~
p C~3
~ p~GN m Z
. ~ ~
1 y~
ENaNE~R1NG ~ w
1 ~
('~NS`TRUCTION ~
' m
0 01'ERA1~S
~ ~
~ M,A11V1F~VAN(~
~
~ 8228 1611 vii,-2
'
'
'
, I Thornydale Road _ _ .
~
I ~ -
~ 1
I _ _ -
' - r- . ~ i
~ ~I s`s_'~,
~ ~ .
- ~ . ~.o
~ 1 = i
~ v ` \ ~ ~ D , ~
~ ~
~ ~ m ~
~ I~ ~ ~ ~ $
,
1 ~~i
i., N D~ ~ ~
i ~ ~ l ~ I~TI D ~
' i-....:I. ~ CA
-i C CA ~ ~ ~
v~ ~
co ~ N- ° ~
~ r o
~ ti ~
cD ~
r--~`,;
o ~ / ~
, ~ o
a '
y ~ ~
~ ~~r N
~
1 , ~ , ~ ~ ~ - ~
~I ~
' I ,J • y '
~ •N \ ~ 1,/~ . ~
~ '
~ ~ 9
~ ~ o '
_ a = _
~
m - ~ ~ m m °
' ~ A ~ • I
i ~ ° ~ ~ '
' _ _ ~ _
~
~
N
N
r
~
~ ~ a m r,
: mD m =D
~ ~ t; ~ z ~ ~ ~ '
~z y ~ -
o ; ~ o ' ~n ; Z C
~ ~ ° o t ~ :
m v (n
~T <m ' _ °
oz m< a
? > r' m ; w r
~ Or ~
° NZ n~-~ ' Z
om rnr~ . m~ •
rr' o Z D rn ;~'-n
x ~z z
= Nm .
W ~ T
~ ~ ~ N z Q ~
C p oav ~ ;
~ °
~ -1~ °
_ ".I
c~
~
'
~ In preparing the phasing plan for this development, certain
assumptions have been made. These include: 1) The rate of
growth for this project will remain consistent and as
, calculated, 2> The rate of growth of other regional
projects which were used in assessing accumulative impacts
on pnased infrastructure and services, will remain
, consistent and as calculated, .and 3) The market need for
proposed residential product type and mix will remain the
same throughout the phasing period.
' These assumptions are necessary to establish a phasing plan
for the proposed development scenario. However, if any of
these assumptions change during the project build-out time,
, the Phasing Plan and County monitoring program must be
flexible enough to make adjustments in corresponding
infrastructure and service requirements. If the build-out
' rate in surrounding projects accelerates, for example, key
infrastructure improvements may have to occur earlier than
shown on the Phasing Plan. Likewise, i£ projectad build-out
in surrounding projects occurs at a slower rate, certain
' improvements to infrastructure may not be required until a
later phase than what is shown on the Phasing Plan.
, The first phase provides the initial backbone of the
project. It is during this phase that a significant level
of infrastructure for the project will be completed.
' Phase one will include three residential areas totaling
114.5 acres of residential property providing 9U6 housing
units.
, The second phase provides tor 35.0 acres of primary use
office and secondary use of residential.
' The third and last phase will provide a primary use of 111
acre core commercial use and an alternate use of
residential.
' It is the primary intention of the phasing plan to relate
infrastructure requirements to proposed development. While
, a sequence is implied, there is nothinq in this plan to
preclude a different order of development, or even a
different combinatian of sub-phases, so long as the related
infra~tructure is adequately in place. The Specific Plan
' ' provides for this flexibility because the actual sequence of
development may be affected by numerous factors not now
predictable.
' Sewer, water facilities , streets, drainage and qrading that
will serve the project will be constructed and extended as
' necessary to meet ~he requirements of the phased build-out
of the project.
' 8 2 2 8 1 6 I3--~ v~ii-4
' . _
, ~ ' ~
f a ~ h~~ >
~
^ ~ We o
~ Z ~ o ~
^ o ; m~ Z~ ~ m
' ~ ~ ~ ~c~ w >o =
o z~ ZM" o= x
o WZ WQZ ¢ w
Z ~ ~ ~W =-JW
. . ~ Q°, ~ ~ On. F-~C~ Wm o
, " ~ .y ~ ~ JO Z¢I N
C W O
O~ C C O O ~ U ~ N
; ~ W W ~ V ~ y ~ ~ W ` I\~ ~ ~ I
~ r~ ~ ~ p c4 tS1 ~ m Q rn~
' uj '~o ~ C~ ~ ~ ~ } O
c ~
= z'^ Q •ro ~ ~ 'v ~ a .~c Z U st
v, Z ~ cn ~ ~ ~ ~ fn ~ ~ v
, UQ W aw M
~ = C~ r~ ~ ~ c ~ ~
' < LU ~ ~ ; ~ c ~
~ ~ I
~ ~
N
N
~ ~
'
I
~ ~ ~ _ _ ~ ~ ~
. . . ~ ~ I
~ ~ ~ I ~
~ ~ ~ I
I ~ C = ,
I ~ ~
~ .
~ . . ~i
~ l.
~ ~ ' ~ \ .
~ ~j ~ ~'~~~I
( ~ ~ N ' ~
' ' ~ ~ ~ ~
I ! ~ ~ " ~
j ~ ~ ~I \.I ~
1 ~ I~ ~
I ~
~ ~ ~
N C
~ ~ . ~ W W I' m
1 ii ° i ~
N ~
d ~ d ~ ~
I I~ ~
~ ~ ~ _
~ z
~
~ a
~ ~ \ G
I ~ i, ~
_ N i ~
~ ~ ~ ~ a ~
, ~ ~ .
~ ~ ~ ~
~ ~
¦ ` ~ \ - i
~ ~ r----~' ~ ~ ~
~ . _ _ - - =
~ ~ • ~ pE a ajap~woyl
'
'
, A water master plan, as required by Tucson Water, will be
provided when requested prior to design of specific water
system improvements.
~ D. GENERAL IMPLEMENTATION RESPONSIBILITIES
Implementation o£ the Forest City Specific Plan shall be the
, responsibility of the master developer and the builders,
except as noted. The master developer shall be responsible
for engineering and implementation of the spine
~ infrastructure systems. The spine infrastructure systems
are defined as those systems which are necessary to provide
for development of the individual development areas. These
, include two spine washes and trails associated
retention/detention basins, the core road, residential
collector and their associated streetscapes, the trunk
sewers, water mains, electric lines, gas lines and cable
' television facilities in the major streets. The builder is
responsible for implementation of those facilities within
each of the development areas, and ancillary facilities
~ within the spine infrastructure system that would be damaged
or destroyed by secondary development if installed by the
master developer.
~ Prior to masterblock plat approval, development agreements
will be negotiated including a"transportation improvement
financing plan" and a"transportation implementation plan".
~ These will address capacity and adjacent route continuity
and areas of responsibility of the county, master developer
and builder.
, E. DRAINAGE
Where natural conditions are altered the drainage system
~ will be implemented in three phases by the master developer
as shown on Page VIII-3. This will allow for upstream study
and solution stepping down in a logical fashion to Tanqerine
' road. Retention and/or detention facilities will be
implemented within each phase, as needed.
, F. CIRCULATION
The circulation system shall be implemented in three phases
(Exhibit VIII-5) with responsibility shared between the
' master developer and the builder(s). The shared
responsibility will function in recognition of the timinq
between the initial need for paved roadways in the area and
' actual development within the planninq areas. No half
section roadway construction will be implemented.
Therefore, the required street improvements will be provided
by the primary developer and builder<s) to county standards
, prior to the release of assurances or certificates of
occupancy.
~ ~ 822~ 1 5 ~3~~:
vui-s
'
~
~ RESIDENTIAL COLLECTOR (PHASE 1):
The master developer will be responsible for a minimum 50'
right-of-way including two paved travel lanes and secondary
' streetscape landscaping (see Exhibit V-21). Residential
entry features will be installed by the master developer.
The interim entry on Tangerine will be constructed during
, this phase.
RESIDENTIAL STREET (PHASE 1):
' The builderCs) will be responsible for connecting internal
residential streets to the installed residential collector,
per pima county standards. The residential street systems
~ will be determined during the subdivision process.
MAJOR CORE ROAD (PHASE 2):
, The major core road will be implemented during phase 2 by
the master developer. It will include a 90' right-of-way,
primary streetscape landscaping (Exhibit V-21), intersection
~ nodes Cas needed) and major entry statements at Tangerine
and at Thornydale. The core road will service land use area
B and in Phase 3, land use area A.
' INTERIM ENTRIES (PHASE 3):
Interim entries on Tangerine as indicated on exhibit V-7,
, are to be implemented during Phases 1 and 3 by the master
developer. These entries will be removed and
reconfiguration access placed into service at the time
' specified in chapter V-D.
INTERNAL STREETS CALL PHASES):
~ Internal streets will be the responsibility of the builder,
constructed in conjunction with subdivision and/or
development plans.
~ G. SEWER SYSTEM IMPLEMENTATION
' The master developer will implement the offsite sewer
conveyance facilities required to provide service to the
Forest City Specific Plan area. Onsite sewer collection
, facilities generally located within the primary street
system, will also be implemented.
'
'
~ 8 2 2 8 1~~;3--;~~. vii~-~
'
' ~
' OFFSITE SANITARY SEWERS
Initial development will include the completion of
appropriately sized facilities to the site. This may
~ include the establishment of an escrow account for the
completion of the Thornydale trunk sewer from Maqee road to
Ina road and/or the extension of facilities to Tangerine
~ road. This will be the responsibility of the master
developer.
, ONSITE SANITARY SEWERS
The master developer will be responsible for providing sewer
lines of a size adequate to accommodate development of the
~ planning areas within the primary street system adjacent to
each planning area. The builder(s) will be responsible for
the installation of those manholes in the sewer line
~ necessary to provide points of connection and the extension
of facilities throughout the planning areas.
' PHASING
Phasing of the sewer construction will coincide with phasing
of the streets.
I H. WATER DISTRIBUTION SYSTEM °
' Water service for the project will be provided by the City
of Tucson. The master developer will be responsible for
installation of water mains in the primary street system.
Construction of the water system shall be phased in
~ accordance with the phasing plan. The builderCs) will be
responsible for the installation of water facilities
throughout the planning areas.
' I. UTILITIES
, Utility service, i.e., electric, telephone, gas and cable
television, shall be provided in accordance with the tariffs
of the utility companies maintaining the various
improvements and the regulations and provisions of the
, Arizona Corporation Commission. Utility phasing will be
determined by each utility company accordinq to their
requirements.
' J. ALTERNATIVE LAND USE IMPLEMENTATION
Alternative land uses, as discussed in Section V-2, are less
' intense than the primary uses and allow for a level of
response to market conditions over time. The sizing of the
spine infrastructure will be completed based on the primary
' uses. Secondary infrastructure will be sized at the time of
subdivision processing and/or development plan submittal if
an alternative use is being proposed.
~ ~2~~ ~ 6~.~_#~ V111-8
'
'
~ IMPLEMENTATION RESPONSIBILITY
' RESPONSIBILITY OF
PHASE ROAD MASTER DEVELOPER BUILDER
~ 1 RESIDENTIAL COLLECTOR X
STREETSCAPE X
RESIDENTIAL STREET X
FUTURE ACCESS OFFSITE X
~ INTERIM ENTRY X
2 ENTRY FEATURE X
~ CORE ROAD X
STREETSCAPE X
INTERNAL ACCESS X
~ ENTRY X
3 INTERNAL ACCESS X
INTERIM ENTRY X X
' STREETSCAPE X
' K. TRANSFER OF DENSITY
To ensure the orderly growth of a well-balanced community,
' the designated planning areas within the Forest City
Specific Plan shall be developed at densities consistent
with or less than the designated density ranges except as
~ provided for in a density transfer. Minor modif ications in
the boundaries and acreage of planning areas or adjustments
because of final road alignments, drainage (including
, retention/detention) will occur during technical refinements
in the tentative plat map process and shall not require an
amendment to the Specif ic Plan. Maximum dwelling units per
cumulative planning area will not thereby be affected. The
' Forest City Specific Plan residential dwelling unit maximum
shall be 1,189 dwelling units.
' A transfer of residential density from one residential
planning area to another residential area may be permitted
within the Specific Plan in accordance with the following
' provisions:
In no case shall transfers of dwelling units result in:
~ 1. Exceeding the overall plan capacity of 1,189 dwelling
units.
~ 2. Allocating excess units outside of the planning area.
3. A change in the density classification range.
1 8223 1 vui-9
'
'
~ 4. Exceeding the capacity of the circulation system or
other public facilities as established for the Specific
Plan area.
~ At the time of approval of the respective tentative plats by
the Planning Commission, a revised Specific Plan map and
planning area summary shall be submitted for all transfers
' of density. Said map and table shall also indicate the
remaining number o£ units, if any, that may be accommodated
without exceeding the maximum density cap. Said exhibit and
table shall be dated accordingly. Transfers of density will
~ be reviewed for conformance with this Specific Plan.
L. MONITORING PROGRAM
' The purpose of the Specific Plan Monitoring Program is to
provide assurances to the County and developer that the
' Specific Plan is working as development is built out. The
monitoring program for this Specific Plan will serve two
functions. The primary function is to establish a system to
monitor the phasing of development and the implementation of
' corresponding required infrastructure. This information can
then be compared with development that is occurring on a
regional scale. The secondary function of the monitoring
~ program, is to establish a system whereby periodic
adjustments in density and dwelling unit types within the
project planning area may be accomplished and documented.
' The monitoring program effectively establishes an accountinq
system to insure that all changes, upon approval, are
properly recorded at the scale of the total project and each
planning area reflected in this Speci£ic Plan.
, The first phase of project monitoring deals with phasing of
development and the implementation of corresponding required
' infrastructure. This proqram will ensure that the required
infrastructure is in place at the completion of each phase.
The phasing plan is responsive to the needed facilities and
services for each level of development. Each phase has a
' corresponding monitoring sheet which indicates required
facilities and services to be completed with the phasing of
planning areas.
~ The secondary phase of the Monitoring Program deals with
transfer of density and shall be maintained in accordance
' wiLh the following guidelines.
In order to accommodate possible chanqes and to insure
conformance with adopted County Code, the following
, provisions shall quide and govern incremental allocation and
provision of residential dwelling units within the project
area.
'
822~ ~F1~~-~i
' viii-io
'
;ABLE DA2E
~ ACTION
Co-23-87-2
FOR£ST CITY SPECIFIC PLAN HONI20RING REPORT
~ 1 2 3 9 S 6 7 8
PREVIOUSLY D/U TRANSFERRED CURRE2tTLY ORIGINALLY
~ PHASE DEVELOPHENT AUTHORIZED CAINED/ FROH/TO AUTHORI2ED AUTHOR22ED
NO. AREA ACRES D/U LOST DEV. AREA RAC RAC
~
~
~
~
~
~
'
~
~ TOTALS 1,1II9 0 1,189 1,289•
~ -Individual Increased must be balanced by decrease~.
~
~
'
~
a2~ 3 ~ 6i3--y
~ ,
'
'
1. The overall assigned dwelling unit yield of 1,189
' residential dwelling units shall not be exceeded.
2. A development plan or plat shall be submitted to the
~ County for review and approval prior to development
occurring in any development area. Such plans shall be
consistent with this Specific Plan and are subject to
' conditions of approval set forth by the County.
3. The development plan and/or plat process may result in
dwelling units being shifted from one development area
~ to another within limits defined in the plan, called
out under transfer of density, and not to exceed the
overall specific plan unit cap of 1,189 units.
~ 4. Any approved density transfer shall be accompanied by a
revised statistical table in all text and map locations
where unit counts are reflected. Said table shall show
' new dwelling unit totals tor each development area in
which a change is made (Page VIII-11).
~ All drafts of such tables and the final approved
version shall be identified by a revision date located
in the title block. Said table shall be a part of the
~ adopting ordinance.
5. The Planning Director shall cause to be established and
maintained an official project file "Co23-87-2, Forest
' City Specific Plan", which contains an original and
c~rtified copy of every revision to the Specific Plan,
including a record of dwelling unit potential remaining
~ in each development area.
M. SITE PLAN REVIEW PROCEDIIRES
' The Specific Plan shall be implemented through the review
process of development plans and/or plats (Pima County
Subdivision Ordinance). The review process shall include
' the developer and the County. No plans and no amendment or
restatement of
any existing plan shall be recorded with
respect to the Forest City Specific Plan unless the full
' content has been approved in writing by Forest City
Development Review Committee to Pima County. A plan shall
be required for all development within the Speci£ic Plan
area requiring a building permit in accordance with the Pima
' County Subdivision Code, 18.69. Review will not be required
for interior alterations where there is no square footage
increase or use intensification.
'
'
~ a z 2 a i~~~~~ z
,
~
Al1 proposed projects within the Specific Plan area shall be
~ required to have an approved plan prior to issuance of
building permits or concurrent with subdivisions,
conditional use permits or any other Pima County permit for
~ the property. The plan review procedure is necessary for
the following reasons:
1. To ensure consistency with the Specific Plan, the
~ Comprehensive Land Use Plan and all implementing
ordinances.
2. To promote the highest contemporary standards of site
design.
' 3. To adapt to specific or special development conditions
that occur from time to time while continuing to
implement the Specific Plan and conform development to
, the Comprehensive Land Use Plan and implementing
ordinances.
4. To facilitate complete documentation of land use
~ entitlements authorized and conditions pertinent
thereto.
~ S. To adapt to substantial changes that may occur with
respect to the circumstances under which the project is
undertaken.
~ Procedures
Development Plans and/or plats shall be submitted to the
, County staff for review and comment. Applicants are
encouraged to submit preliminary plans for review and
comment by the Planning and Development Services Department
, prior to the final preparation of a Development Plan or
plat. Comment from other County departments and service
agencies shall be sought by the staff prior to preparing a
recommendation on the finalized plans.
~ Applicants should insure that they have obtained a copy of
the design guidelines contained within the SQecific Plan
' Appendix. This will assist the developer in achieving
consistency with the Specific Plan and generally facilitate
a quality project.
~ Upon determination that the Development plan or plat
complies with the provisions of the Specific Plan and the
review factors described in the design guidelines, the
~ County Staff shall prepare a staff report with
recommendations which shall be submitted along with the
development plan/plat to the Planning Commission at the
~ earliest possible regular meeting. The Planning Commission
shall approve, conditionally approve, or if not consistent
with the Specific Plan, modify or deny the proposal.
¦ 8228 1 6 ~ viii-~s
_
~
r
~ N. GENERAL ADMINISTRATION
The Forest City Specific Plan shall be administered and
enforced by Pima County Planning and Development Services
~ Department in accordance with the provisions of the Pima
County Zoning Code with input from the Forest City
Development Review Committee.
, Certain changes to explicit provisions in the Specific Plan
may be made administratively by the Planning Director,
~ subject to appeal to the Planning Commission and,
subsequently, the Board of Supervisors.
a. The addition of new information to the Specific Plan
, maps or text that does not change the effect of any
regulations or guidelines.
' b. Changes to the community infrastructure, such as
drainage, water, and sewer systems which do not have
the effect of increasing or decreasing development
capacity in the Specific Plan area, nor change the
~ concepts of the Plan.
c. The determination that a use be allowed which is not
~ specifically listed as permitted but which may be
determined to be similar in nature to those uses
explicitly listed as permitted.
, 0. AMENDMENT PROCEDURE
In accordance with the Pima County Specific Plan Ordinance
~ 1987-64 amendments shall conform to Chapter 18.90, Section
.080.
'
~
,
,
,
~
8228 ~ } ~ v~ii-~4
1
'
'
' ry~..,~.~, ~ ~
~ a~ ~ o
N
~ O ~ ~ W ~O O
~ N O f".
Z~ ~n~ ~ m
I- C7 ~ ~ ? o =
~ . Z ' ' ~ LZ[i : W ~ I..L~ ¢ ~ W
~ o. ~ W,~
; J O a:~ f~-- a. ~ c~ m o
' ~ w o
# ~ Wp ' QZ ao
a~ > W LL o
W ~ c ~ ~
~ ~ ~ y ~ W~` O
~ ~ ~ Z - ~
i Q; ~ U O ~ C5 ~ / Q~;, .
~ Z 11J r-^1 ~ t J ed
, ' 'r' i M ~ ~ 1 1 1?: ~ ,r
's ~ 3 v • Q W ~ ( ~ ~ Q O
y ~
~ ' J~~ U I I a
Y ' I ~
,..x!taxu!!J>m..v,.wxm .~.waN~ u :
. . 1
`
! I ; . ~
~
. _
~ ' ~ ~ ~
1 ~ ~ ~
~
~
:1-, o ~
i' ~ ~
~ ~ ~
I ~S
/ ~
~ ! I~ . ~
~r~ (
' I ~ ~o
' ~ ~~h
--r - - ~ h
~ ~
~
` ~ ~ ~.~--1~ _ ~ ~ ~
~ , ~ ~ ~
~ - i ! ~
' ' ~ ~ N •
~
~ ~
' ; , o
f ~ ~ _
~ . m ;
, ~ ; °
~ ~
1 ~ ~
_ ~
_ _ _ _ _ _ o ,
~ . ~ ,
i X ~
~ s
~ ' ~
~
~ ! ~
'
~ ~
. '
.
r
, ~ ~ ~ T I
~
~ J.. _ ' _ y..~ _ N
- -
~ ~ ~ _ ..i- ~ ~
.
_ _ . ..e-
~ ~ ' ~ pe~a aj8p~(woyl 'D~
~
~
x
~
~1
x
_:~M,.~._... -
~
~
, Appendix A
~ TABLE OF COMMON PLANT SPECIES
~ bursage Franseria deltoidea
prickly pear Oppuntia engelmannii
ironwood Olneya tesota
~ cholla cactus Oppuntia app.
mesquite Prosopis juliflora
white thorn acacia Acacia constricta
creosote Larrea tridentata
, morman tea Ephedra sp.
hedge hog cactus Echinocereus engelmannii
desert zinnia Zinnia acerosa
, paper flower Psilostrophe cooperi
desert marigold Baileya multiradiata
penstemen Penstemen parryi
saguaro Carnegiea gigantea
, hackberry Celtis reticulata
desert broom Baccharis sarothroides
foothills paloverde Cercidium microphyllum
~ blue paloverde Cercidium floridum
three awn Aristida sp.
filaree Erodium cicutarium
, datura Datura meteloides
five fingered gourd Cucurbita digitats
~
,
~
,
~
~
~ ~
8228 16
~ rx-~
~
~
, Appendix B
TABLE OF POTENTIAL WILDLIFE SPECIES
~
, Falco sparverious American Kestrel
Buteo jamaicensis Red-tailed Hawk
Lophortyx gambelii Gambel's Quail
, Zenaidura macroura White-winged Dove
Zenaidura macroura Mourning Dove
Scardafella inca Inca Dove
Geococcyx califorianus Roadrunner
, Otus asio Screech Owl
Bubo virginaianus Great Horned Owl
Micrathene whitneyi Elf Owl
~ Chordeiles app. Nighthawks
Phalaenoptilus nuttallii Poor-will
Archilochus alexandri Black-chinned hummingbird
Calypte costae Costa's hummingbird
, Caloptes chrysoides Gilded Flicker
Centurus uropyqaialis Gila Woodpecker
Dendrocapos scalaris Ladder-backed Woodpecker
~ Tryannus verticalis Western Kingbird
Auriparus flaviceps Verdin
Campyorhynchus brunneicapillus Cactus Wren
, Catherpes mexicanus Canyon Wren
Toxostoma bendirei Bendire's Thrasher
Toxostoma curvirostre Curve-billed Thrasher
Polioptila melanura Black-tailed Gnatcatcher
~ Phainopepla nitens Phainopepla
Vermivora luciae Lucy's Warbler
Icterus parisarum Scotts Oriole
~ Pyrrhuloxia sinuata Pyrrhuloxia
Carpodacus mexiacanus House Finch
Pipilo fuscus Brown Towhee
~ Amphispiza bilineata Black-throated Sparrow
'
'
,
~ 13- ~
8228 16
, ?x-
2
~
~
~ APPENDIX CONTINUED
REPTILES AND AMPHIBIANS
~
Lampropeltis getulus Common Kingsnake
~ Masticophis bilineatus Sonora Whipsnake
Mastiocophis flagellum Coachwhip
Pituophis melanocleucus Gopher Snake
~ Phinocheilus lecontei Long-nosed Snake
Trimorphodon lamoda Sonora Lyre Snake
Crotalus molussus Black-tailed Rattlesnake
Crotalus scutulatus hSojave Rattlesnake
~ Crotalus atrox Western Diamondback Rattlesnake
Scaphiopus couchi Couch's Spadefoot Toad
Bufo alvarius Colorado River Toad
~ Gopherus aqassizi Desert Tortoise
Coleonyx variegatus Banded Gecko
Callisaurus draconoides Zebra-tailed Lizard
Crotaphytus collaris Collared Lizard
~ Dipsosaurus dorsalis Desert Iguana
Phrynosuma solare Regal Horned Lizard
Sceloporus magister Desert Spiny Lizard
~ Cnemidophorus tigris Western Whiptail Lizard
Heloderma suspectum Gila Monster
~ MAMMALS
~ Dicotyles tajacu Collard Peccary
Odocoileus virginianus Desert Mule Deer
Lynx rufus Bobcat
~ Spilogale putorius Spotted Skunk
Bassariscus astutus Ringtail
Canis latrans Coyote
~ Vulpes macrotis Kit Fox
Urocyon cinereoarqenteus Gray Fox
Taxidea tasus Badger
Peromyscus maniculatus Deer Mouse
~ Mus Muscalus House Mouse
Neotoma albigula White-throated wood rat
Dipodomys merriami Merriams'Kangaroo Rat
~ Spermophilus tereticaudus Round-tailed Ground Squi:rel
Ammospermophilus harrisi Harris' Antelope Squirrel
Spermophilus variegatus Rock Squirrel
Lepus californicus Black-tailed Jackrabbit
~ Sylvilagus auduboni Desert Cottontail
,
8228 1 b13-~
~
(X-3
~
,
~ appendix C
~ ,
'_i
BRUCE BA88(TT, Go~rrnor
~ ('pRTISSiOMfl: '`~~'7
ANCES W. WERHER T~+c~oti CMirnun
~iai~s ti.~Etm~r+GS scon.e,b
~1NN MONTG0IAENY, fMQs4t( ~
~rlEO 5. B~uCE0. EqM
~/WRY O.l.D~?.tS. Bu~m~W Gty i '
nrror
~ ~'°°R~T°'" QR[ZONA ~AME 8~ FISH D T
~
.luir~ant Oi.~ctor. sf..;.-~,
nocEa cacrer+ew~o ~
~ 2222 Lf/•st~+~r G~.•~L CfX~w.cc .~i~1.+.~ BSa2.3 A42 3Ga7
a.~~a. a,K..,:a,~ J~E~~ a~ 1387
,u,e~sF.aa,Fe SSS N. Greasewood Tucson, Arizona
JOB KO,
~ January 7, 1987
j uw ~ ,
, rir. Mike Marks
O.P.W. and Associates
~ P.O. IIox 31330
Tucson, Arizona 85751
Dear ~ir. Marks:
~ The Arizona Game and Fish Department has evaluated the
area in Section 32, T11S, R12E, and we wish to provide the
following information.
, Section 32 is transitional between lower Sonoran creosote-
mesguite-grassland habitat in the southwest quarter, and
upper Sonoran ironwood associated mixed cactus desert in the
~ uplands of the east half. The lowland habitats would have no
state listed special status (threatened or unique) species.
However, the desert riparian drainages and ironwood-paloverde
upiands~uld have Gila monster (Heloderma suspectum), desert
~ tortoise (Gopherus agassigii), and Harris' hawk (Parabuteo
uncinctus).
~ Eiigh densities of desert mule deer and javelina occur
north of Section 33. Of particular note are the desert
drainages, which are extensions of Flild Burro and Ruelas
Washes, located in the Tortolita tiountains. The critical
~ wildlife habitat within Section 32 are the desert drainages,
which function as a wildlife movement corridor in the east
half of the section. Design criteria for wild'_ife habitats
~ should include:
- Retaining a native habitat open space corridor for
wildlife movement, connecting to the Tortolita
~ Mountains, and across Tangerine Road. Consultation
with Pima County Department of Transportation and
Flood Control District would be advisable. The optimal
scenario for wildlife would be an integrated design to
~ allow unimpeded animal migration.
~ 8228 1 6 r3--~
1X-4
~
~ 2
~ - Maintain the major drainages in undisturbed natural
vegetation with sufficient setback to attain the
, - above-referenced criteria.
Cluster development in such a manner that open space
is maintained in association with a wildlifef
~ recreational corridor.
- On the upland areas, protect native vegetation in an
undisturbed state to the maximum extent feasible.
~ Also, salvage native ironwood and cacti for revegetation
at project completion.
If you have further questions about the specifics of
~ the suggested design criteria, please contact me.
Sincerely,
~ Duane L. Shroufe, Acting Director
1,.~~'~ -
~ ashti C. Supplee
- Sabitat Evaluation Specialist
~cson Regional Office
~ VCS:sr
~
~
~
~
~
~
~
~
8228 1 6 i
~ IX-5
~
~
Rppendix D
~ .
'
~
~ t$r~a~~
~ P~MA COUNTY
WASTEWATER MANAGEMENT DEPARTMENT
130 WEST CONGRESS
TUCSOhl, ARIZONA 85701
GEORGE A ~RINSKO ' PH: 792-8676
~ V~fnf.~ft( ~
October 2, 19£i6
~ Mr. tcrry Hygren
Osbor~, Petterson, ~lalberf b Associates
P.0_ Box 31330
Tucson. AZ HS7S1-1330
~ RE: CAPACIfY RESPOKSE N0. 560
Dear Mr. Hygren:
~ 4+e have revicw+ed your request of Septmber 25. 19II6 regardin9 thc availability of scwcr scrvice for
the foilowiny proposed use and property:
~ Mized Residential and Camercial Development on approxim~tely 300 acres at the
northcast corner of Ta~gerine Road and Thornydale Road.
~ Under ezisting conditions (actual developenents a~d ca~mitments for service throu9h approved Srwer
Service Agrecments). there is capacity for this praposeQ deveiopenent Sn the downstream sewera9e
system a~d in the ezisting 12 inch line (G~S-53) locatcd at lhornydale Road a~Q Caetus Canyon Pass.
at I~orth Ra~ch. F~arever~ since the proposeC developcnent would eonneet to Thornydale Irtprovc~nent
~ Oistrict se~rs, anQ since all of the existing damstream capacity has been ca+mitted to the
District~ the devetoper xiil be required to establish an escrow acoount~ in the artiount of ~1301/acre.
prior to Final Plat approval~ for completio~ of the Thornydale iru~k sc~+cr frcm ttia9ce Road to Ina
Road. This trvnk sewer witl be constructed xith the Thornydale Road improvarents in the future.
~ This response is not to be eonstcved as a ecmnitment for eonveyance eapaeity allocatioc~. but rather
a~ analysis of the existing sc~rera9e system as of this date.
~ ShouiQ you desire to enter into a Scwe~ Service Ag~nent~ a Ocvelopcnent Plan o~ Tentative Plat~
sho+rin9 the preliminary sewer layout for the proposcd project~ rtust be submitteC and approveQ.
~ io Quatify as a public conveyance systan, flar must be by g~avity to an existing public sewer system.
Sho~1d you desire additiawl information regarding this subject~ please contact this olfice
(792-86]6?.
~ Yery trvly yours~
Jo~ C. Schtad+ciler, P_E., R.C.S.,
Chief Engi~eer, Engineering Oivisio~
~ ~ .
Robert G. Occker, P.E.
~ E~gineeriny Pla~ning I~anager, Pia~ni~9 Section
RGD_lb ~22g ~ ~~J~:1
~ tX-6
~
~ A endix E
PP p g S T
~
~
~ November 3, 1986
~
Mr. Terry Kiinger
~ Sunrise Land Company
333 E. Wetmore, ~250
Tucson, Az. 85705
~ RE: Report for Tangerine & Thornydale Archaeological
Inspection (PAST Job [lumber: 86107)
Dear Mr. Klinget:
~ The archival documents at the Arizona State Museum that are
pertinent to the subject property indicate an intensive archaeo-
~ logical sucvey of the property was performed by the staff of
Arizona State Museum. During the original archaeological
fieldwork information was collected indicating that potentially
significant archaeological resources were discovered on the
~ Tangerine & Thornydale property. Z have also conducted a field
inspection of the property at which time I confirmed the physical
location and the general assessment of the archaeological
resources described in the enclosed documents.
~ Based on the original archaeological survey and my recent
inspection of the pcoperty, I recommend that ground disturbi~ng
activities on the subject property be postponed until further
~ archaeological studies have been conducted. Additional fieldwork
should be conducted sufficient to a=sess the significance and
extent of the cultural resources reported on the property. Some
, form of subsurface test would appear to be indicated.
If I may be of fucther assistance please do not hesitate to
contact me.
~ Cheecs,
t David V. M. Stephen
Archaeologist
~ enclosure
, $228 1 ~~3-~
~ Conwhing P~ST 7elepho~x.
.~RfueobgiAS 5036 Go~der Ranch Rd. (602~ 882-0247
7ucson, Nizona
. 85704 US.A. ' X _'7' - . . .
~
~
~ Sunrise Land Company, page 2
~ Cultural Resources site inventory for
the Tangerine ~ Thornydale project
~ Below is an inventory and brief description of the cultural ~
resources (archaeological or historic sites) discovered during
the archaeological exploration of the project area. Any relevant
~ site forms or additional documents are attached. The approximate
locations of the cultural resources are noted on the map.
Site Number: AZ AA:12:185 ~
~ The site is modest in extent (18m X 34m} situated on a small:rise
west of a large Wash. Artifacts are concentrated in an area that
is being deflated by erosion. The erosion on the site is limited
~ to an approximate depth of 10 cm. The site had a small, dense
concentration of sherds (84 total count) which subsequent
analysis indicated represented a minimum of 12 vessels. Only
~ three lithics Were collected. Possible rock piles and other
concentrations of stone were also noted. The distribution of
artifacts suggested the presence of a structure. A 100$
collection of the artifacts Kas taken. The initial fieldWOrk Kas
~ conducted on October 29, 1981.
**t*x*t«~*
~ The site Was revisited on October 20 and 27, 1986. The major
features of the site were unchanged. Although the site had
undergone a 100$ surface collection, additional artifa~ts
~ (sherds) Were noted on the surface. The erosional pattern was
still manifest with most of the artifacts being found in the
deflated area of the site. No additional features were noted and
the total surface artifacts count was less than 30. No areas of
~ soilin9 staining or other actifact concentrations were found.
~ .
~
~ ~
~
~ 8228 1 ~ i
~ rx-s
~
~ ,
. Rppenduc F
~ ~ ~ ~
, ~ . ~':.:'i~~'z
~ • ° DATE: Octot~*~.~'1~.•~$~:~;_-.~t
1
4 ~ ' ~ :::f:i~'
~ . . e~ ~ ~:1sa;
~ Inquiry From: Osborn, Pcttenon, lValbcrt t; Associates
Attention• T~ r~ ~
Mailinq Address 6383 E Grant Road, Tucson, AZ 85751-I330
Proposed Use: SinRlc Family Residential ltilti-Family Ga+en rEilL~scs~
~ SUBJECr: ' Tlarnyciale RRi..6 Tangcrinc RA. (Watcr Avail)
Ncarest anin in M't 1/d 8. 12-13 Tlarnylale Rd. E, l~bntgomery Dr. 1 milc
~ apProx. soutli
H7lTER SUPPLY
Tttcson ~tater has baan deaiqnated by the Stnta of Arizona.~
Depnrtment of Water Aeaources, as havinq an assured aater supply.
~ This does not mean water service is currently available to the
proposed developeuent.
The developcaent lies within the exterior boundary of Tucson
U t7ater's planned 50 year service aren. .Tharefora, water
~ supply is assured.
? The development lins outside the exterior boundary of Tucson
Hater'r plaaned SO year aerviee azna. Therefoie, wster
supply is not nasurad.
~
KATIIL SEKVICE
The approval of water meter applications is subject to the
availability of vater service at the time~an applieation is made. •
~ ~ The developer shall be required to subcnit a~rater master p~an
X identifyinq water use, fire flrn+ requirements and all majoz
on-site and off-sita vater facilities and tha proposed connaction
points to the ezistiaq water system. •
? The development falls within the followinq azea specific
~ water system plaa:
~ Northwest ? Peppertree ~ Santa Rita Bel Alr
~ Southeart ~ South~+est
, This plan reQuires that, in addition to the ctandard aater
meter conneetioa fee, a vater davalopment fee must be paid.
Thc develogaent lies within another water utility's
~ ? certificnted area. 7~ fo=mal de2etion fzom Chair cervice
area will be reQuired in order for an application to be
considered by 21~cson Hater.
~ . The comments hernin taadn are valid for e period of one yenr only.
Zf you have any questions, please call Fiaai Snrqhout at 791-41]1.
Very truly ycura,
~ Rabert t1: Anderson
Chief Planninq Enqineer
~ R29A: HB : mk .
ec: Jim Spain, DesiAn L•nsCineerin~
Hani Barqhout, Planninq Evaluation Supervisor
- ' Tucson Water Plannlnq Informatl^a
~ us~ _ NPA ,llSt~
8~228 1613-~~1
~ IX-9
_ ~
~ Appendix G
1 BiblioQraphy
Desert Hicthlands: Preliminarv EnctineernQ Information £or
~ Feasibilitv Studv. Ruiz Engineering Corp., Consulting
Engineers. Tucson, AZ. September 12, 1985.
DesiQn of Urban Streets. US Department of Transportation:
~ Publisher - JHK and Associates. January, 1980.
FEMA Appeal and Existing Conditions Hydrologic and Hydraulic
~ Report for Northeast Corner of Thornydale and Tangerine.
January 22, 1987
Floodplain ManaQement Ordinance No. 1985-FCI For Pima Countv, AZ,
~ Adopted by the Board of Directors, Pima Countv Flood Control
District, May 7, 1985. Pima County, AZ: Department of
Transportation and Flood Control District.
t Garrett, Joan, Superintendent's Office, Marana School District.
July 1987.
~ Hebel, Susan J. and Donald K. McGann. Guidelines for the
Development of Regional Multiple-Use Detention/Retention
Basins in Pima County, Arizona. Pima County Department of
~ Transportation and Flood Control District. 1986.
Shaw, William, Ph.D. Environmental Consultant. Study: "Wildlife
~ Resources: Tangerine Road Site." Nov. 19, 1986.
Soil Conservation Service Map and Identification Legend. Pima
County, Arizona, Eastern Part C669) - Draft. March, 1985.
~ Stephen, David, V.M., Archaeologist; Professional Archaeological
Services and Technoloqies. October, 1986.
' Stormwater Detention/Retention Manual. Pima County Department of
Transportation and Flood Control Department. City of
~ Tucson, 1987.
S.W.C.A. Consultants, Veqetation Assessment, 1987.
~ Tortoilita Area Basin Manaqement Plan. Pima County Planning and
Zoning: Tucson, AZ. Adopted April 8, 1986.
~ Tortolita Area Basin Manaqement Study - Interim Floodplain
Manaqement Policv: January 14, 1986. Cella Barr and Evans,
Tucson, AZ.
~ Tortolita Area Plan Pima County Planning and Zoninq: Tucson, AZ
Amended July 2, 1985.
~ Tortolita Communitv Plan <Co13-76-2). Pima County Planning and
Zoning: Tucson, A2. Updated November 5, 1984.
~ 8228 1 E~ ~~F~ ix-io
~
~
~ Trip Generation Second Edition. Institute of Transportation
Engineers. 1979.
~
~
~
~
~
~
~
~
~
1
~
~
~
i ~
$228 ~ ~ 1~ \a
IX-1 1
~ !
-