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HomeMy WebLinkAboutLinda Vista Village at Cascada Specific PlanAccepted : 01/19/2016 Ordinance No.: 2016.001 PCZ1503-001 W t 0 _ /t i _ /t t t lgfflbk� W Submitted to: Town of Marana 11555 W. Civic Center Dr. Marana, AZ 85753 Prepared for: Red Point Development 8710 N. Thornydale Rd., Suite 120 Tucson, AZ 85742 Prepared by: 410 NbM T fig, AA=fl a 6M I P .$22.5 r- $4,622 V16 NORKIS DES I GN *ww rom &-d@ fir+ mm Naming G LvWscape Afcmiec uta December 2015 Linda Vista Village at Cascada Specific Plan Town of Marana Submitted to: Town of Marana 11555 W. Civic Center Dr. Marana, AZ 85753 Prepared for: Red Point Development 8710 N. Thornydale Rd., Suite 120 Tucson, AZ 85742 Contact: Larry Kreis Ph: (520) 408-2300 Prepared by: Norris Design 418 N. Toole Ave. Tucson, AZ 85701 Contact: Stacey Weaks, PLA Ph: (520) 622-9565 CMG Drainage Engineering 3555 N. Mountain Ave. Tucson, AZ 85719 Contact: Clint Glass, PE Ph: (520) 882-4244 Presidio Engineering 190 S. Stratford Dr., Suite 105 Tucson, AZ 85716 Contact: John Wood, PE Ph: (520) 795-7255 Linda Vista Village at Cascada Specific Plan M Esparza Engineering 6542 W. Winter Valley Way Tucson, AZ 85757 Contact: Marcos Esparza, PE Ph: (520) 207-3358 SWCA Environmental Consultants 343 W. Franklin St. Tucson, AZ 85701 Contact: Russell Waldron Ph: (520) 325-9194 F. ANN RODRIGUEZ, RECORDER Recorded By: L DEPUTY RECORDER 41 SQA TOWN OF MARAA PICKUP iiiiiiiiiiiiiiiiiiiiiillillillillillillilliillillillillillillitillI seQverrce: 20160220173 NO. PAGES'. *7 1 31 PICK UP AMOUNT PAID: MARANA ORDINANCE NO. 20I6.001 01/22/2016 11:0'x:38 R II LATING TO D 1VELO.I ME T; P OVI REZO II OFAPPROXIMATELY155 I 1 OF LAND LOCA"I'ED ON LINDA VISTA BOULEVARD ABOUT A MILE EAST OF THE I TERLS A I.4' I O/TWIN PEAKS ROAD INTERCHANGE FROM "R-6"' REST E TI L, "R-8" IAF I DENTIAL, "C" LARGE Lori ZONE, "T" CASCARA SPECIFIC PLAN AND 46F75 MARANA SPECTRUM SPECIFIC PLAN TO "F"' LINDA VISTA VILLAGE AT CASCADA SPECIFIC PLAN; APPROVING A MINOR AMENDMENT TO T1 -1E Gl-'dNERAL P I.,A AI I ENDING THE LAND USE CArrEGORY FROM IOW DENSITY RESIDENTIAL TO 1} DIASTER ISL{AIS AREA; AND APPROVING AND AUTHORIZING THE MAYOR TO SIGN THE CiAGREEMENT TO TERMINATE THE T L VERA DEVELopmExr AGREEMENT157 FOR A 1:10WFION OF T14E REZONING ARE WI-TERE F C r-.i,n% APnON , TITER AGENCY, INC., an Arizona corporation., as Trustee under Trust loos. 605299, 60 300and 60,327, and the beneficlary of those trusts, PACIFIC IN'C'13,I N TION L P OPEWH E , L. L{. P., an Arizona limited liabilit limited ar•tn rshi , all of whoin are collectively referred to in this ordinance as the `{Property Owners," own approximately 155 acres of lard located on Linda Vista f oul vard about a mile east of the Interstate 10/Twin Peaks. Road interchange within Sections 14, 22 and 23, Township 12 Soutb, Range 12 East, described and depicted o n Iq hibit "A" atta ch e d to anal irrcor p orated ire thi o rd inan c e by t1ii s re f r n cc (th "ReZ.Min Area"); and WIIERE,A the 11roperty Owners have authorized Norris Design to submit an, application to rezone the Rezoning Area from "'R-6"' "} Residential, "R-8"' Residential, "C" Large Lot Zone, "I"' Caseada Specific Flan and "F" Mar ana Spectrum Specific Ilan to "F" Lunda Vista Village at Cascada S pec 1f1 c Plan "thi s Re zon1n'" , and amend the 2 01 O Manana iteral Ilan for a port ion of the Rezoning Area from Low Density residential to Faster Plan Area; and WHEREAS the Mararia Planning Conii-nission held a public bearing on this Rezoning on Deceinber 1, 2015 acid voted 6 to 1 to recommend that the Town Cowicil approve this Rezoning and its associated General Plan Amendment su�j ct to the recornmelidedconditions; an WHEREAS further r a4j ust encs in the areas of the various land use categories have an other- revisions have been made since the Marana Planning missi 's December 16 public bearing on this Rezoning; and WHEREAS the Planning Director has determined tliat the adjustments and revisions proposed since the I Iarana Planning omi-nission's December 16 public hearing Oil this Rezoning do iiot individually or collectively constitute a substantial change to the rezoning a heard by the 1 arana Planning Commission; and 00044 6 . DO /I M is ran a Ordim aivc N o. 2016. 001 1/ J 1/2016 1 :34 I'M SC/1-C $8.00 WHEREAS the Marana Town Council held a public hearing on this Rezoning on January 19, 2016 and determined that the requested Rezoning and its associated General Plan Aaiendinent should he approved; and WHEREAS the Talavera Level opinent Agreement affects a portion of the Rezoning Area and i iipl ements a 1994 rezoning which is being superseded and replaced by this Rezoning; oning; acid WI-IERl'.A S the Marana FYowii Counc iI and the Property Owners desire to terminate the Talavera evelopi-rent Agreement as it applies to the Rezoning Area by the execution and recorciing of the "Agreement to Terminate the Talavera Development opment r ern nt." NOW, `HEREFORE, BE IT ORDAINED by the Mayor and Counoil of the Town oI M r n ,Arizona, as follows: Section 1. The zoning of the Rezoning Area is hereby changed from "R-6" Residential, "'R-8" " Residential, "C" Large Lot Zone, "F" Cascada Specific Plan and "F"' i arana Spectrum Specific Plan to "F" Linda Vista Village at Cascadapeci f i c P lwi. Section 2. A m Dior amendment to the General Nan is hereby approved, changing the General I' lan designation of a portion of the l e oni ig Area from Low Density Residential to Master Flan Area. Section 3. This Rezoning is s* ect to the following conditions, the violation of which shall he treated in same manner as a violation of the Town of 1 grana Land I e elopsxn eilt Code (hut wbich shall not cause a reversion f this rezoning), and which shall he blilding on the Property Owners and their successors in interest (all of whom are collectively included in the terra "Property Owners" in the following conditions) : 1. Compliance with all applicable provisions f theTown's codes and ordi names current at the time of any subsequent de el piiie iit including, bLa not limited to, requirements fog' public irnprovemeiits and paytiic tit of appl icati on fees aii d appl i cable development impact fees. . Any prelin-ri nary plat or die e l pi ent plan for miy poilion of the Rezoning Area sb�111 he in general conformance with tfxe tentative development plan presented to and approved by the Town Council as part of this Rezoning. . A master dr ina. e study must be submitted by the Property n er and accepted by t h e Town Engineer rior to Town approval of a preliminaryplat or developmeiit .i or an portion of the Rezoning Area. . A water infrast icture and phasing plan WIP must be submitted by t1le Property Owner's and accepted by the Marana Water Department (the "water provider"') prior to approval of preliminary plat for any portion ofthe Rezoning oning rea. "I'he WIP shall identify all on- site and off-site water facilities needed to serve the proposed devel pnient. 1"he WIP shall include all information ormation re uit d by the water provide, such as (hut not limited to . water and fire flow requirements, and well source, reservoir, and boosteranalysis station infrastructure needed to sere the proposed development. If the water provider requires a water service agreement as a condition of service to the proposed development, the Property Owners u t enter into ater service agreement with the water provider consistent with the accepted WIP. M }gang Ordinance No2016.001 - 1/[ 112016 12:34 P C/I'- . A master sewer plan must be submitted by the Property wners and accepted by Pima County Regional Wastewater Ree1amation Department (the "wastewater utility"") prior to the approval of any final plat or development plan for the Rezoning Area. The a m ster sewer plan shall identify all on-site and off-site wastewater facilities needed to serve the proposed development, and shall include all information required by the wastewater Futility. If the wastewater utility requires . sewer service agreement as a condition of service to the proposed development, the Property wn e rs must enter into a sewer - service agyeement with the wastewater utility consistent with the accepted master sewer plan. . The Pyoperty Owners must design and construct any roadr a ., drainage, water, and wastewater improvements, and dedicate or acquire any property rights associated with those improvements, th .t the Town requires based on the data and findings of the accepted traffic impact analysis, the accepted master drainage study, the accepted wI P , the accepted master sewer plan, and other studies approved in connection with the approval of a prelli-ninary plat or development plan for any portion of the Rezoning Area. 7. The final design of all streets and circulation facilities, including gated access if applicable) and ernergency access, rust be accepted by Northwest Fire District prior to Town Council consideration of a final plat for any portion of the Rezoning onin Area. . rne maximum number of residential dwelling units within the Rezoning nin rea shall not exceed 693. . No approval, permit or authorization by the Town of l ar ana authorizes Brio iat l ii of an federal or state law or regulation or relieves the Property Owners from responsibility t ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean 'mater Act. The Property Owners should retain appropriate experts acid consult appropriate -federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations. 10. The P rop e rty 0 wil ers A al 1 trans fer- to Mara ria, by the a pro p ari ate Ari zon a Dep artm ent o f Water Resources form, those water rights being IGR, Type I or Type 11 for the Town providliig designation of assured water supply and water service to the Rezoning onin Area. If Type I or Type II 1s needed on the Rezoning onin rea, the Town and the Property Owners shall arrive at an agreeable solution to the use of those water rights appurtenant to the affected portion of the Rezoning onin Area. 11. Prior to the issuance of any gradingpermits, the Property Owners shall subinit evidence to the 'Town that all federal permit requirements have been met through the Corps of Engineers and the State Historic Preservation Office, if federal permits are required for the development of the rezoning Area. 12. A 100% clearance survey for the desert tortoise shall be completed by a qualified biologist at the Property Owners' expense and a surrey report shall be submitted to the Town and to Arizona Game and 141 say Department AZGFD prior to issuance of an grading permits If a desert tortoise is found during the survey or at any time during construction the Property Owners shall immediately notify the Town and AZGFD and the tortoise r ay be ii-ioved in accordance with the most current AZGFD ' I lortuise Handling Guidelines at the Property Owners' expense. 00044682, DOCX I l terana Ord itjallce No. 2016.00I - 3 - 1/11/2016 12.34 13M.'C/FC 1 . The Property owners shall not cause any lot split of any kind without the written consent f the Town of Hagan . 14. Within 60 days after the adoption of this ordinance the Property Owners shall provide the Planning Department with ten hound copies and three electronic copies on l in PDI format which will also include graphics f the tentative development plan in JPl:f r other sui tabl format of the Linda Vista V i 1l age at Cascada Specific Plan. 1. An annual report shall he submitted within 30 days of the anniversary of the 'Fw n Council approval of the Linda Vista Village at Cascada Specific Plan in accordance with the requirements defined in the Land Development Code. 16. The Property Owners shall be responsible fog- the following conditions pertaining to the design and construction of off-site roadway improvements: a►. The Property Ow n rs shall reconstruct Linda Vista Boulevard as a four -lane divided roadway from the point where the four -lane section currently ends eastward to approximately the northeast corner of the northwest quafter of t h e northwest quarter of Section 23, Township 12 South, lane 12 East. b. 'The Property Owners shall install a traffic signal at the intersection of Linda Vista Boulevard and the main driveway depicted in the Linda Vista Village at Caseada SpecificPlan (driveway /4 in the traffic turfy), to include a westbound left turn lane on Linda Vista Boulevard. c. The Property wne rs shall construct right -turn lanes n eastbound Linda Vista Boulevard at all driveways from the Rezoning Area. At the 'rown's option, a continuous right turn lane may be required in lied of individual right turn lanes. d. At the point of 0% of build -out of the Linda Vista Village at Cascada Specific Plan as d t rn-riled by the "Yown's PlannlDg Director), the Property Owners shall update the traffic study to verify that development is proceeding in accordance with the projections of the traffic study prepared for this I oni n . The Prop �•t Owners shall constru t additional inipr'o ements consistent with the findings of the updated traffic study. 17. The Property Owners shall dedicate the necessary rights-of-way fog• Linda Vista Boulevard with the recording of the first subdivision plat foci any Portion ofthe Rezoning Area or within 60 days of written regret from the Town. Engineer. 18. Public vehicular and utility access through Linda Vista Village at Cascada to the land located south of the Rezoning Area and consisting of the northwest quarter of the southwest quarter of Section 23, Township 12 Soutb, lunge 12 East currently identified as the Interstate lrzdustrial Associates property, Pima CountyAssessor's Parcel Number 221-06-0100) shall be dedicated when a subdivision plat is recorded or a development plan is approved for any portion of the Rezoning onin area located south of Linda Vista l oul vard. 19. Planning areas PA -7, PA -8 PA-8and PA -9 PA-9uses are limited to Medium density Residential detached and attached Single Family Residential and Medium High Density l elide ntl al detached and attached Single Family Residential. 00044682. DO/1 arana Ordinance No. 2016.001 - 4 - 1/ 1112016 12:34 PM 8C/FC cc I i n n 4. Thu Mayor i s li-ere by au thoriz-od aml directed to cxccut.e and the Town Clerk i hereby au (pori x d and directed to attest to, foc and on behalf o I, tile Town of Marana, the "" gre-ement h) rI,k�lr m mate the Talavera Development greement"i m cached to and incorporated by (his m fuence in this o rd i name as Exhibit B eefio n 5+ A I 1 oral i 113nCC 3} MSO1 LI GUN '10 id inotions and parts of oral i n-ancesq} resol tlt ioaS3 and motions of" 1 he IMa rani "Fawn Comicil 'in conflict ict with the prov i smis <)f this ordinance are here by relwa led, effect i ve as of t he e ft ect i ve date o f thl" s Ordi Vrkn C C, Section * I f any .3 ,ion, subsection, �itence, clausea phrdor port ion � I' this ot•d i il �llce I. for -Zi «y reaso n he Id t o be i nval iri k)r a roc Dig st i tuti nal by the decisi on of any Co rrrt of Oompotent pinsdiction, .such decision shall not a i'fm th i�, validity of the rem ai n i m; partiorrs h i s PASSED N D ADOPTED by (lie(ayo r UIX1. CO LIT161 1 of the "loon of I Grana, Ari zui ia, this 19,h day O1' Ja n mX201 _ � 1jRADA r lyn I ondson, r1 rOwn Clerk NCayor £s'd [l nea fo rney OA682.,I.XXmX J M 11FM i OFdiIUNIVU Nq). x+.001 - 5 - 111112016 E 2:_.�4 P SCC C Exhibit A — Legal Description VA1IL•ll��1eL1_�17X.�a 712INL� THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF PIMA, STATE OF ARIZONA, AND IS DESCRIBED AS FOLLOWS: PARCFL NO, I: That portion of Sectlon 22, Township 1 outh, Range 12 East' Gila & Solt River Base and Meridian, Pira County, Arizona, described as follows: Commencing at the Northeast corner of said Section, from which the East quarter corner of said Section bears South 00 degrees 0 minutes seconds East (basis of bearing), a distance of 2633.58 feet; Thence along the East line of said Section, South 00 degrees 30 minutes nute 4 seconds East, a distance of 2 343 .1 o feet to the Point of Beginning# Th erg ce conti nu ing S ouch 00 d egrees 30 rain Utes 5 4 seconds E at, a d ita neo of 2 90.4 8 feet to sa id E a st quarter corner; Thence leaving said Eat line, along the East-West midsection lire of said Section, South 89 degrees 4 minutes 53 seconds West, a distance of 332.33 feet, Thence leaving said East-West rn id eation line, North 83 degrees 52 minutes 17 seconds E a t, a distance of 40.20 feet, to a pont of intersection with a non -tangent agent curve; The. nce f orthea sterly a I o rig s aid curve, #cavi ng a ra d iu s of 2 8 6.10 feet, concave Northwesterly, whose radius bears North 00 degrees 4 minutes 56 seconds East, through a central angle of 91 degrees 14 minutes 20 second s r a distance of 455.59 e et to the Feint of Beginning. PARCEL NO. The S outhea st qua rt er of the Northwest quarter of Section 2 3 AN D the let 30 feet; the South 30 feet; and th e E a st 30 feet of the N orth ea st quarter of the Northwe st q ua rter+ of Septi on 2 3, Town sh ip 12 South, Range 12 East, Gila & Salt River Base and Meridian, Pinta COUnty, Arizona. 'V�1101aNkiIV INTENTIONALLY ALLY DELETED - Parcel 3 combined with Parcel Linda Vista Village at Cascada Specific Plan Exhibit A-- Legal Description PARCEL NO. The West ha If of the N orthwest q ua rt r of Sectio n 2 3, gown sh ip 12 South, Ra n g0 12 East, Gila & Salt River Base and Meridian, Pima County, Arizona, Except that portion th ereof ling with i n tai o plat of MARAN A C E N TE R , a ccord ing to Sequence No. 2014 2 34 0180, record s of Pi m a Co unt r Arizona. a101a0l100 N. Common Area D #3A, CASCADA, according to Book 64 of Maps and Plats, page 35, records of P i County, Arizona. Linda Vista Viiiag a at C ascad a Spec ifi-c Pia n AGREEME T To TERM I NATE THE TALAVERA Dr, VELOPPMENFi, AGREEMENT (Town of Maraiia, Arizona) Tim AGREEMENT ENT th i "'Agreement"") is made a ars d entered into by and ainoiig the TOWN OF MAI AN , an Arizona municipal corporation th "Town"), PACIFIC I N TY.R T I O N AL PROPERTIES, L.L, P. x an Arizona limited liability limited partnership (the "Developer")., nd FIDPU I Y NATIONAL TITLE AGENCY, INC., an Arizona corp or•at.ion, as Trustee under T'r u s t No. 60,299 and no t in its corporate cap a it (the 'Tru V'). The Town, th e D ev l oiler, and th e Trust am comet i me collectivelyreferred t as the "Parties, 99 any of which is sometimes individually referred to as a 4"Pa t .13 RECITALS A. 0 n J u I y 19, 2 00 5.9 the Town} TIERRA TALAv ER ALLC, an Arizona limited lia i1it comp - n fir, a nd E ' m' LA N D A N D DEV EL PI I ENT C 0. , an Arizona corp Drab o n, e n tered i tito the "Tal av era Development Agreement," recorded in the office of the Recorder of Pima County, Arizona, on Ju l y 20, 2005, at D o ck c t 12598 Page 1552 (Sequence 20051390422) (the "Ta I avera DA"). B. The land area that was the subject of the Talavera. DA was n -acre parcel of land legal- ly e al - 1 de -scribed as the west half of the northwest quarter of Section 23, Township 12 South, Range e 12 East, Gi 1 a and Salt R iv er B ase and Merid1 an (the 'Ta Iav ra Land**). C. The Trust acquired the Talavera Land by peel l Warranty Deed recorded red i n Lhe office of the Recorder of Pima County, Arizona, on January 17, 2007, at Docket 12972 Page 5989 e- qucii e 20070110967). D. The Trust sold a sinall portion at the north west corner of the Talavera Und to VP Marana Investments, LLP, by Special warrant Deed recorded in the office of the Recorder of P i na County, .ri ona, on May 21, 2014, at Sequeme 20141410437, leaving the Trust as the owner of approximately 76.32 aeries of the Talavera Lard, which is referred t in this Agreement as the ` cin i ii i ii g Talavera Land. a E. The Developer i the sole beneficiary of the Trust. F. The Talavera DA was executed to facilitate the development of a project i rnpl mentin the Arcturus -Linda Vista Rezoning, adopted by I1 arana Ordinance No. 94.02. . The D veloper has subrniteed an application for rezonin referred to as PC Z 1 -0 1 Linda Vista Village at Cascada Specific Flan (the "Linda Vista Village Rezoning"), which is scheduled for Town Council consideration on January 19, 2016. . The Uida Vista Village Rezoning anticipates development of the Remaining Talavera Land that is inconsistent with the Talavera DA, so for consistency and clarity of the record the Parkes desire to terminate the Talavera DA as it applies to the Remaining Talavera Land concur- rently with the effective date of the Linda Vista Village e oni n . 00044 7.na /1 1/812016 10:47 Ail ra AG R EEM ENT To TERMINATE 'I HE TALAVER A DEV EIDPMENT AGR EU4ENT -I- A GREE ENT Now, i%H raR Rr, i ii coati.;0derat ion of the foregoing premises And 111C Intitual prolniws and agreements -sct forth i n this Agi meat} [lie Part ies hereby rcc as follows: I.. Term Minion of Ute Taleive-r-a DA. The Ta I avci a. DA is hcrehy terminatod wit Ii mgicct to the Rema ining Tal awry L.-ind, effect i w upon the of fed ive date of thu Linda V ista V i I cage. Kaun i I i&;. 2, Conflict (if 1 erect. This reemixat is subject to , R, .. § 38-511, w1lich Provides foron- oe 1 I at ion of -wads i I1 CCi-ta i It 'n10-7tanCeS to yolVi1149Iltf las. of itltci�cbstT IN WITNesS WHERECF, 1 he Rart ics Tuve cucix d this Agiv=t as of the last datc set forth below their respective signatums_ The {{Ton" ti colporation By: Hollea, Mayor Date: AITFST' , Ire, ieX M, r 1 1 Fry,, Alla.Ro v].1)ASf OI�()RM Z_Wel -7 1- F OF r Ii k. ` � �I row ri t 1 pie SIS oUnty of p i Iiia T ;il' PACIFIC WrERNATI NA L PRO 111 ;IV191 I :`�, L. L. 13. an Arizona I sin ited 1 i Lb i l i ty l ITLit-Ud pailner sh ip t 11-A it i e I .eU iiihoTized Aqui t Date: I i v The '- Tru C": Ari mr-mil)or-at iota, as Trustee under Trtist No. 60,"' 9 and not iii il.,� ���rl���i ��t� �J])a�i ly orf+ r r! Martha L Hi Ll. Trtts-t Officer Date: 111.1--16 The foregoing i nstrunient was acknowledged before me on J anuary JL, 2016. b y Dan cel L king, Authorized Age ,i t or PACIFIC. INTERNAILI NAL Pitopi M -Kris est L.L.1"L, an Arizona I fln iled I iaht I ity I united pail nerste ip, on behalf of (tie LLP. (Seal) KIM WAGONER �'rA WA' 0 Xq � W wtury Pklbl ic pbmmm .� C0X4667.D0CXA I N201610:47 AM L'aC STATE OF ARIZONA SS County of Pima The foregoing instrument kn 1ed ed b efo r me on January L�2016, by Martha L. Hill, Trust Officer of FIDELITY NATIONAL Ti ITI_.E AGENCY,, INC., n Arizona corporation, as Trustee under Trust No. 60,299 and not in its corporate capacit . (Seal) otai-y PLibl i c FFi I L SEAL ELISA MARRIOTT J -. NOTARY PUBLIC -ARIZONA P(MA COUNTY Y Coram. Exp.ay 17� 0 8 00044667. DO 11 118/2016 10:47 AM FI AGR EEM ENT To TERM I N ATE Tib E rA LAV ER A DFv EL PK4 FN T AG R EEM RNT -3- Table of Contents PART I - PROJECT INTRODUCTION .............................................. 1 A. Specific Plan Introduction................................................................ 1 B. Specific Plan Authority &Scope........................................................... 2 C. Specific Plan Vision..................................................................... 2 D. Location............................................................................... 3 E. Legal Description....................................................................... 6 PART II - DEVELOPMENT PLAN ........ 7 A. Purpose &Intent........................................................................ 7 B. Conformance / Consistency to Adopted Plans ............................................... 8 1. Marana 2010 General Plan............................................................. 8 2. Marana Strategic Plan................................................................. 8 3. Cascada and Cascada North Specific Plans ................................................ 8 C. Compatibility with Adjoining Development................................................... 9 D. Land Use Concept Plan.................................................................. 9 1. Employment Center(EC).............................................................. 10 2. Residential (R) ...................................................................... 10 3. Open Space........................................................................ 11 E. Circulation Concept Plan................................................................ 14 F. Open Space, Recreation, & Trails Concept ................................................. 16 G. Landscape Concept.................................................................... 18 H. Grading Concept...................................................................... 18 I. Post Development Hydrology............................................................ 19 J. Public Service & Utilities................................................................ 23 1. Police Service...................................................................... 23 2. Fire Service........................................................................ 23 3. Schools........................................................................... 23 4. Water............................................................................. 23 5. Wastewater........................................................................ 24 6. Trash Removal & Recycling............................................................ 24 7. Other Utilities....................................................................... 24 Linda Vista Village at Cascada Specific Plan i December 2015 Table of Contents K. Existing Land Uses.................................................................... 29 Purpose &Intent....................................................................... 1. Zoning Boundaries and Existing Land Uses ............................................... 29 General Provisions..................................................................... 2. Land Use Impact Assessment.......................................................... 29 L. Topography........................................................................... 29 2. Additional Uses..................................................................... 1. Land Use Plan Response to the Site ..................................................... 29 Development Regulations............................................................... 2. Encroachment onto Slopes of 15% or Greater .............................................. 29 Residential Development Regulations..................................................... 3. Cross -Slope Calculations.............................................................. 30 M. Vegetation............................................................................ 32 N. How Land Use Concept Plan Mitigates Impacts to Wildlife .................................... 32 0. Views................................................................................ 32 P. Traffic................................................................................ 32 Q. Recreation & Trails..................................................................... 33 1. Employment Center (EC) .............................................................. 1. Recreation Areas to be Provided within the Development ..................................... 33 Non -Residential Design Criteria.......................................................... 2. Ownership of Natural / Modified Open Space within the Development ........................... 33 3. Access to Off-site Trails & How Access will be Maintained ..................................... 33 R. Cultural, Archaeological & Historic Resources .............................................. 33 PART III - DEVELOPMENT REGULATIONS & DESIGN STANDARDS .......... 35 A. Purpose &Intent....................................................................... 35 B. General Provisions..................................................................... 35 1. Applicable Codes.................................................................... 35 2. Additional Uses..................................................................... 36 C. Development Regulations............................................................... 36 D. Residential Development Regulations..................................................... 38 1. Medium Density Residential (MDR) ...................................................... 38 2. Medium High Density Residential (MHDR)................................................ 40 3. High Density Residential (HDR)......................................................... 42 E. Residential Design Criteria.............................................................. 44 F. Non -Residential Development Regulations ................................................. 44 1. Employment Center (EC) .............................................................. 44 G. Non -Residential Design Criteria.......................................................... 45 Table of Contents H. Open Space Development Regulations.................................................... 45 Purpose &Intent....................................................................... 1. Natural Undisturbed Open Space(NUOS)................................................. 45 Proposed Changes to Zoning Ordinance .................................................. 2. Common Area (CA) .................................................................. 46 General Implementation Responsibilities.................................................. 3. Trails............................................................................. 47 Development Review Procedure......................................................... 4. Maintenance....................................................................... 47 I. Utility Development Standards........................................................... 48 J. Roadway Standards.................................................................... 48 Phasing.............................................................................. 1. Minimum Roadway Development Standards ............................................... 48 K. Landscape Standards.................................................................. 49 1. Enforcement....................................................................... 1. Streetscape Character................................................................ 49 2. Protected Development Rights /Vested Rights ............................................. 2. Landscape Transition Areas............................................................ 49 3. Administrative Change................................................................ 3. Hardscape Design Elements........................................................... 49 L. Monumentation & Signage.............................................................. 50 1. Monumentation..................................................................... 50 2. Signage........................................................................... 51 3. Materials / Color Scheme.............................................................. 51 M. Public Art............................................................................. 51 N. Drainageway Standards................................................................ 52 PART IV - IMPLEMENTATION & ADMINISTRATION ............................. 53 A. Purpose &Intent....................................................................... 53 B. Proposed Changes to Zoning Ordinance .................................................. 53 C. General Implementation Responsibilities.................................................. 53 D. Development Review Procedure......................................................... 53 E. Design Review Process................................................................. 54 F. Planning Area Uses.................................................................... 54 G. Phasing.............................................................................. 55 H. Specific Plan Administration............................................................. 55 1. Enforcement....................................................................... 55 2. Protected Development Rights /Vested Rights ............................................. 55 3. Administrative Change................................................................ 55 Linda Vista Village at Cascada Specific Plan iii December 2015 Table of Contents 3.1 Planning Area Boundaries............................................................. 57 4. Substantial Change.................................................................. 57 5. Interpretation....................................................................... 57 6. Fees.............................................................................. 57 7. Annual Report...................................................................... 58 EXHIBITS PART I — PROJECT INTRODUCTION Exhibit 1: D.1 -Regional Context.............................................................. 4 Exhibit 1: D.2 -Aerial Context................................................................ 5 PART II — DEVELOPMENT PLAN Exhibit 11: D.1 - Land Use Concept Plan ....................................................... 13 Exhibit 11: E.1 - Circulation Concept Plan ...................................................... 15 Exhibit 11: F.1 - Open Space, Recreation. Parks & Trails Concept Plan ............................. 17 Exhibit 11: 1.1 - Post -Project Drainage Map ..................................................... 21 Exhibit 11: J.1 - Proposed Water Service....................................................... 25 Exhibit 11: J.2 - Water Availability Letter........................................................ 26 Exhibit 11: J.3 - Proposed Sewer Service ...................................................... 27 Exhibit 11: J.4 - Sewerage Capacity Investigation ................................................ 28 Exhibit 11: L.1 - Encroachment onto Slopes of 15% or Greater ..................................... 31 TABLES PART II — DEVELOPMENT PLAN Table II: D.1 Land Use Summary............................................................. 12 iv Table of Contents APPENDICES & FIGURES APPENDIX A — DEFINITIONS A-1 APPENDIX B — DEVELOPMENT CAPABILITY REPORT B-1 A. Purpose &Intent...................................................................... B-1 B. Existing Land Uses................................................................... B-1 1. Existing On-site Land Uses........................................................... B-1 2. Existing On-site Zoning.............................................................. B-2 3. Contextual Information on Property within a 1/4 mile ........................................ B-2 4. Location & Ownership of Wells/Well Sites within 1 00'from Site ................................ B-3 Table B: B.1 Contextual Information on Property within 1/4 mile. ............................... B-3 Exhibit B: B.1 - Context Plan.......................................................... B-4 Exhibit B: B.2 - Existing Land Use ...................................................... B-5 Exhibit B: B.3 - Existing Zoning........................................................ B-6 Exhibit B: B.4 - Adjacent Specific Plan Land Use ........................................... B-7 Exhibit B: B.5 - Existing/Approved Subdivisions ............................................ B-8 Exhibit B: B.6 - Wells within 1 00'of Site .................................................. B-9 C. Topography......................................................................... B-10 1. Significant Site Topography.......................................................... B-10 Exhibit B: C.1 - Existing Topographic Features ........................................... B-12 D. Hydrology.......................................................................... B-13 1. Off-site Watersheds Affecting or Affected by the Site ....................................... B-13 2. Significant Off-site Features, Natural or Man-made ........................................ B-13 3. Upstream Off-site Watersheds with 100 -year Discharge Greater than 50 cfs..................... B-13 4. On-site Hydrology................................................................. B-14 Exhibit B: D.1 - Off -Site Watersheds .................................................. B-15 Exhibit B: D.2 - Pre -development Hydrology ........................................... B-17 Exhibit B: D.3 - FEMA Floodplain Map ................................................ B-19 E. Vegetation.......................................................................... B-21 1. Vegetative Communities & Associations on Site .......................................... B-21 Table B: E.1 - Vegetative Communities ................................................. B-21 Exhibit B: E.1 - Vegetative Communities ................................................ B-22 2. Significant Cacti, Groups of Trees, & Federally -listed Threatened / Endangered Species ........... B-23 Exhibit B: E.2 - Significant Vegetation .................................................. B-24 Table B: E.2a - Plant Species of Special Status ........................................... B-25 Table B: E.2b - Status Definitions...................................................... B-25 Linda Vista Village at Cascada Specific Plan v December 2015 Table of Contents 3. Vegetative Densities by Percentage of Plant Cover ........................................ B-25 Exhibit B: E.3 - Vegetative Densities ............................................ B-26 F. Wildlife............................................................................. B-27 Table B: F.1 a - Species of Special Status ................................................ B-28 Table B: F.1 b - Status Definitions...................................................... B-28 Exhibit B: F.1 a - Wildlife Corridors..................................................... B-29 Exhibit B: F.1 b - Arizona Game and Fish Department Letter ................................. B-30 G. Soils & Geology..................................................................... B-40 Exhibit B: G.1 - Soils Map........................................................... B-41 H.Viewsheds........................................................................... B-40 1. Viewsheds into & Across the Site ...................................................... B-40 2. Areas of High Visibility from Adjacent Off-site Locations .................................... B-40 Exhibit B: H.1 - Views from/into the Site ................................................. B-42 1. Traffic ................................................................................ B-45 1. Existing / Proposed Off-site Streets between the Development & Nearest Arterial Streets .......... B-45 2. Arterial Streets within 1 Mile of the Project Site ........................................... B-45 Table B: 1.1 - Nearest Arterial Streets ................................................... B-46 3. Existing / Proposed Intersections on Arterials within 1 Mile of the Site .......................... B-47 4. Existing Bicycle / Pedestrian Ways Adjacent to the Site ..................................... B-47 J. Recreation & Trails.................................................................... B-48 1. Description of Trails, Parks, and Recreation Areas within 1 Mile of the Site ...................... B-48 Exhibit B: J.1 - Trails, Parks, & Recreation Areas .......................................... B-49 K. Cultural, Archaeological, & Historical Resources ........................................... B-48 L. Existing Infrastructure & Public Facilities ................................................. B-50 1. Water........................................................................... B-50 2. Sewer.......................................................................... B-50 Exhibit B: L.1 - Water Facilities....................................................... B-51 Exhibit B: L.2 - Existing Sewer Service ................................................. B-52 3. Schools & Libraries................................................................ B-53 4. Police, Fire & Emergency Services .................................................... B-53 5. Solid Waste Disposal & Recycling..................................................... B-53 6. Other Utilities..................................................................... B-53 Exhibit B: L.3 - Public Facilities within 1 Mile Radius ....................................... B-54 Exhibit B: L.4 - Other Utilities......................................................... B-55 M. Composite Constraints (Mcharg) Map .................................................... B-56 Exhibit B: M.1 -Composite Constraints Map ................................................. B-57 Vi Table of Contents APPENDIX C LEGAL DESCRIPTION............................................................................ C-1 APPENDIX D STREET SECTIONS................................................................................ D-1 APPENDIX E PROPOSED PLANT LIST........................................................................ E-1 APPENDIX F TRAFFIC IMPACT STUDY........................................................................F-1 APPENDIX G — DECLARATION OF RESTRICTION & MAINTENANCE COVENANT..... G-1 Linda Vista Village at Cascada Specific Plan vii December 2015 Part I. Part I — Project Introduction PART I - PROJECT INTRODUCTION A. SPECIFIC PLAN INTRODUCTION The Linda Vista Village at Cascada Specific Plan defines a set of comprehensive planning guidelines and regulations for the development of approximately 155 acres located in the Town of Marana, Arizona. This Specific Plan intends to establish standards for the development and improvement of the property through site analysis, land use planning, and development and design standards. Land uses will be consistent with approved development plans for neighboring properties and the Marana 2010 General Plan. Development standards and regulations guiding the implementation of the Land Use Concept Plan are established within this Specific Plan. This Specific Plan is a regulatory plan that will be adopted by ordinance. In lieu of traditional zoning, the Specific Plan will allow the implementation of a detailed and focused land use plan in conformance with the Marana 2010 General Plan. Once adopted, the Linda Vista Village at Cascada Specific Plan will supersede all existing zoning for the site and will be a regulatory instrument for the Town of Marana. The project site is located in southeast Marana east of Interstate 10 (1-10), approximately a mile from the Twin Peaks Road interchange. Once envisioned as a site for over 90 homesites, as planned in the 80 acre Talavera subdivision, and with more residential lots allowed to the east, a redesign of the property was considered after the adjacent Marana Spectrum Specific Plan site was approved in 2007 for over one million square feet of commercial activity. In order to provide the best use for the land, the Linda Vista Village at Cascada Specific Plan will provide for a multi -phased, mixed-use community consisting of an assortment of uses including retail, office, commercial and residential opportunities. This variety will afford a wide range of employment opportunities for not only prospective residents, but for residents of neighboring subdivisions, existing and planned. South of Linda Vista Boulevard, the project shares its western site boundary with the Marana Center, a 170 acre retail center, currently under construction and part of the Marana Spectrum Specific Plan. North of Linda Vista Boulevard, the project shares its northern and western site boundaries with properties of the Cascada Specific Plan, a 1,454 acre master planned community that proposes a mix of residential, commercial, light industrial, recreation, and open space opportunities. Certain design elements of the Cascada Specific Plan as well as physical connections with adjacent development projects are integrated within this Specific Plan so that Linda Vista Village at Cascada may function harmoniously with its neighbors, ensuring a well-balanced, dynamic community. Linda Vista Village enhances the opportunity to deliver a mix of uses in a key activity center at the Twin Peaks Road interchange. The current zoning allows for residential uses within the southern portion of the property. Based on the current zoning and General Plan designation, up to 500 dwelling units may be permitted. The Linda Vista Village Specific Plan requests an increase in overall units to accommodate a mix of future uses that may include multi -family development to complement the commercial and office development in this activity center area. Linda Vista Village proposes a maximum of 693 dwelling units comprised of a mix of single family residential and multi -family formats. Linda Vista Village at Cascada Specific Plan 1 December 2015 Part I — Project Introduction B. SPECIFIC PLAN AUTHORITY & SCOPE Authority for preparation of Specific Plans is set forth in the 2010 Arizona Revised Statutes, Section 9-461.08. State law allows for the preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan and allows for approval and adoption of Specific Plans. Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption, and implementation of Specific Plans for the Town of Marana. Pursuant to these statutes and ordinances, a public hearing will be conducted by the Town Planning Commission and the Town Council, after which the Specific Plan may be adopted by the Town Council and become effective. This Specific Plan is consistent with the Marana 2010 General Plan and is in accordance with the Growing Smarter Act of 2000. The Specific Plan, when adopted, will serve as the zoning and development code for the Linda Vista Village at Cascada property and all subsequent approvals must be in conformance with this Specific Plan. C. SPECIFIC PLAN VISION Linda Vista Village at Cascada is planned as a mixed-use community with opportunities for employment, commercial, retail and residential. Linda Vista Village will contribute to the Town of Marana's image as an urban center that draws employment and investment into the community. Integrating a variety of land uses will create a community which evolves seamlessly with the development of the Town of Marana. Linda Vista Village will have the ability to adapt to the future; as Marana's needs change, this Specific Plan provides the ability to respond to those needs. The vision for Linda Vista Village is similar to that of the Cascada Specific Plan, located north and west of the property. Both plans incorporate similar land uses, although site planning is specific to each site. It is the intent of this Specific Plan to follow the design theme already established within the Cascada to create compatibility between the adjacent properties. Linda Vista Village and Cascada are being developed by the same developer, Red Point Development, and since they are neighboring properties, consistency in materials, architectural elements, and building massing, setbacks and orientation is preferred. Linda Vista Village is based on principles of neighborhood design that will result in a great place to live, work, play and shop, in the immediate and long-term future. The vision for the development is outlined below in the community objectives. Part I — Project Introduction Objectives of the Linda Vista Village at Cascada Specific Plan: • Process and adopt the Specific Plan to provide a precise understanding of development and FUTURE GROWTH for Linda Vista Village. • Ensure coordinated, responsible planning through the use of COHESIVE procedures, development regulations, and development and design standards. • Encourage thoughtful site planning to create an ATTRACTIVE development while making use of the property's natural features, views and proximity to regional modes of transportation. • Provide a Land Use Concept Plan that will allow for FLEXIBILITY in land use to respond to future market needs and consumer demands. • Encourage a mixed-use, DIVERSE COMMUNITY that provides for a variety of land uses such as residential, single and multi -tenant offices, light industrial parks, research and development facilities, financial institutions, hotel and hospitality, health care facilities, retail, commercial, recreational and community services. • Provide appropriate transitions between land uses while encouraging an overall integrated COMMUNITY CHARACTER. • Create a sense of IDENTITY and PLACE through the establishment of design guidelines. • Provide FLEXIBILITY in site design with respect to design, building heights, orientation and density, open space and parking. • Maximize the UNIQUE features and views of the site and CHARACTER of the region. • PRESERVE and ENHANCE on-site natural open space features. • Promote EFFICIENT use of land, energy and natural resources resulting in low maintenance costs for the developer and Town over the long-term through reasonable INFRASTRUCTURE requirements. D. LOCATION Located within the Town of Marana in Pima County, Arizona, the Linda Vista Village site is located in Sections 14, 22 and 23, Township 12 South, Range 12 East, G. & S.R.M. Comprised of four (4) parcels (parcel ID's 216-19-5800, 221-06-004C, 221-06-0020, and 221-04-002B) totaling approximately 154.96 acres, the property is located east of the intersection of Linda Vista Boulevard and Twin Peaks Road and west of Hartman Lane. See Exhibit 1: D.1 - Regional Context, p. 4 and Exhibit 1: D.2 - Aerial Context, p. 5. Linda Vista Village at Cascada Specific Plan 3 December 2015 Part I — Project Introduction Exhibit 1: D.1 - Regional Context Santa Cruz 4 ti Rive r Source: Pima County GIS, October 2014 LEGEND ® Project Site 4 0 1 2 4 rnfles SCALE: 1" = 2 miles Mi J Or r X k L Ir F % -1 W? Mir Ma r-!r-agnTga q1to P6 IL r L L�7AL 46 r a L r Source: Pima County GIS, October 2014 LEGEND Project Site :NONE: Marana Town Limits MENNEN Part I — Project Introduction Exhibit 1: D.2 -Aerial Context az A r .1 1 EL Ai WL % 6� I'M P 61 16 Ni L r LL: I A qr 16 IL L % ■L 0M Ni JA L i N ir F I a r0 JM F 60 9,A i F 0.1 % ti -I _,gyp 'J ••P W.tir J ;6. Mi it hr dJ6-- L IP P Wo11; - 0 !P ■ I V 11 .1 J 0,5 q r F Ni% L -won r Mi. Wk - ` T% " -1 " 8 ' a 6 r 0r F r■ iii1d r I I j v. qi imor�qr--rJ00 mr JEW r + % 4t. 771% d TFT1, rIL v L .0.0? dip in R.T . . L 61 a I L e Ir 4� 91 d ■ '.." 41. .1 L I 9 A L ILA r r. ■ F L !1h NORM 0 500' 1000, 2000' SCALE: 1 F? = 1000' Linda Vista Village at Cascada Specific Plan 5 December 2015 Part I — Project Introduction E. LEGAL DESCRIPTION (See Appendix C -Legal Description) Part II. Part II — Development Plan PART II - DEVELOPMENT PLAN A. PURPOSE& INTENT This section of the Linda Vista Village at Cascada Specific Plan details the Development Plan which establishes the overall guidelines for the development of the property consistent with the vision and intent of the Town of Marana by defining land use designations and any special conditions and considerations related to the development of each parcel. The intent of this Specific Plan is to implement the Town of Marana General Plan with creative development and design modifications that allow a unique project vision based on the specific needs of the project site. This Specific Plan will function as a governing document by which the project, as it moves forward, is designed, approved and developed. This affords the Town of Marana control of the land use and general layout over the course of build -out subject to the development standards of this document. It also ensures the developer a basic use by right, avoiding possible misinterpretation or confusion in the future by other parties. The Development Plan combines the site specific project vision for Linda Vista Village and the Marana 2010 General Plan with information gathered in the Development Capability Report (see Appendix B) to deliver a viable program for the future development of the property. Provisions of this Specific Plan are activated by "shall" when required, "should" when recommended, and "may" when optional. Linda Vista Village at Cascada Specific Plan 7 December 2015 Part II — Development Plan B. CONFORMANCE / CONSISTENCY TO ADOPTED PLANS Adopted plans that play a role in the design, approval and development of Linda Vista Village at Cascada are the Town of Marana 2010 General Plan, Marana Strategic Plan and the Cascada Specific Plan. It is the intent of this Specific Plan to integrate both of these governing plans and modify some of the development and design criteria to create a project vision specific to the Linda Vista Village site. This Specific Plan is in conformance with the intent of the Town of Marana 2010 General Plan and the Marana Strategic Plan and is consistent with the Cascada Specific Plan, except where noted herein. 1. Marana 2010 General Plan Located in the southern portion of the Northeast Growth Area, Linda Vista Village at Cascada is consistent with the Marana 2010 General Plan. The standards and criteria outlined in the General Plan shall apply to this project, except as modified in this Specific Plan to improve the design and/or originality of the project. The Marana 2010 General Plan designates two (2) land uses on the Linda Vista Village site: (1) the area north of Linda Vista Boulevard is Master Plan Area, (2) the remaining site area south of Linda Vista Boulevard is Low Density Residential. With the integration of residential, commercial, retail, office and open space opportunities proposed within this Specific Plan, the development supports the General Plan's strategic vision and reinforces the Town's core values of "creating community, orderly growth, and economic opportunity." 2. Marana Strategic Plan Linda Vista Village at Cascada is in conformance with the updated Marana Strategic Plan that was adopted January 6, 2015. The vision aligns with the 2015 Town of Marana Strategic Plan providing opportunities for commerce, community and recreation in a key growth area for the Town. Linda Vista Village is located at the emerging Twin Peaks Interchange along Interstate 10 (I-10), providing significant commerce and community development opportunities to enhance the vitality of this growth area. 3. Cascada and Cascada North Specific Plans North of Linda Vista Boulevard, properties adjacent to Linda Vista Village on its northern and western site boundaries are part of the approved Cascada Specific Plan. A master planned community totaling 1,454 acres, Cascada integrates a variety of uses including a mixed use village center, employment center, residential, recreation, and open space. Immediate adjacent land uses include Medium Density Residential (MDR), Natural Undisturbed Open Space (NUOS), and Employment Center (EC). The Cascada Specific Plan was approved by the Town Council on December 5, 2006 by Ordinance 2006-23, a Final Plat for Cascada was then approved on January 6, 2009 by Resolution 2009-01. The Cascada North Specific Plan was approved by the Town Council on November 15, 2011 by Ordinance 2011-31 which rezoned approximately 557 acres of the Cascada Specific Plan area and the remaining 108 acres of the Northgate Specific Plan area. The portion of Linda Vista Village that is north of Linda Vista Boulevard was originally part of the Cascada Specific Plan. The Linda Vista Village at Cascada Specific Plan will supersede the development regulations of the Cascada Specific Plan for this area only. s Part II — Development Plan Linda Vista Village will incorporate certain design and development elements of the Cascada Specific Plan to ensure a cohesive blending between the adjoining developments. Land use patterns will correspond with and provide appropriate transitions to the Cascada Development Plan. The intent of this Specific Plan is to be an extension of the Cascada Specific Plan, while still providing some original planning and design elements that are site specific. C. COMPATIBILITY WITH ADJOINING DEVELOPMENT Development surrounding Linda Vista Village is predominately residential to the north and east, with undeveloped land to the south. Neighboring the property's northern and eastern site boundaries are the existing Oasis Hills and Hartman Vistas residential subdivisions. Adjacent to the property's western site boundary is the future Cascada Village (north of Linda Vista Boulevard) and Marana Center (south of Linda Vista Boulevard), two approved subdivisions that incorporate an assortment of uses, most of which are embodied within this Specific Plan. Marana Center will be a mixed use development anchored by the recently completed Simon Premium Outlets. Marana Center and Cascada Village establish a strong mixed use area at the Twin Peaks Interchange and Linda Vista Boulevard. Development at the Twin Peaks Interchange has established a significant service area that will grow as a regional draw. The proposed development opportunities in the Twin Peaks Interchange area will be complemented by the proposed uses for Linda Vista Village. In addition, the compatibility between Linda Vista Village and neighboring developments is further strengthened by integrating design elements of adjacent development plans and incorporating buffers between the proposed development and existing residential communities. For a map of adjoining development refer to Appendix B Development Capability Report, Exhibit B: B.5 Existing/Approved Subdivisions, p. B-8. D. LAND USE CONCEPT PLAN Linda Vista Village at Cascada is envisioned as a mixed-use district that will offer a variety of employment, commercial, retail and housing options for the residents of Marana. Along Linda Vista Boulevard commercial and retail focused uses are planned, while the southern portion of the property is envisioned to allow destination office, commercial, residential or a combination of these uses. Linda Vista Village is located at the emerging Twin Peaks Interchange along Interstate 10 (1-10) providing significant commerce and community development opportunities to enhance the vitality of this growth area. The proposed uses complement the uses developing around the Twin Peaks Interchange and offer opportunities to provide diverse residential products, commercial services and office platforms at a premier location within the Town of Marana. The Land Use Concept Plan for Linda Vista Village is illustrated in Exhibit 11: D.1 - Land Use Concept Plan, p. 13. As shown on this exhibit, the proposed land use designations include residential, employment center, natural undisturbed open space, and common areas. Although there is four (4) designated residential parcels on the Land Use Concept Plan, residential is allowed and anticipated to be developed in some or portions of the remaining Employment Linda Vista Village at Cascada Specific Plan 9 December 2015 Part II — Development Plan Center planning areas. A variety of residential densities are proposed with the plan, ranging from Medium Density Residential offering single family detached homes to High Density Residential providing opportunities for single family attached residential and multi -family residential. The entire project site will have a maximum allowance of 693 dwelling units. Office and commercial uses round out the development program, creating services and jobs for area residents and complimenting adjacent land uses. Washes and drainage corridors provide opportunities for passive recreation, trail development, and open space amenities. Recreation areas will be integrated within planning areas that are developed as residential neighborhoods and multi -family developments to provide small recreation areas for residents. A summary of Linda Vista Village's land uses is provided in Table 11: D.1, Land Use Summary, p. 12. The development's proposed land uses include: 1. Employment Center (EC): This land use category includes a wide variety of uses including regional commercial, regional employment, and a range of medium to high density residential in order to create a mixed-use community with live/work opportunities. It is anticipated that EC uses will include single and multi -tenant offices, light industrial parks, research and development facilities, financial institutions, hotel and hospitality, health care facilities, governmental office, and tourist oriented facilities. In addition, the EC planning areas will support commerce or business such as office, restaurant, personal business services, retail sales, financial institutions, specialty retail and entertainment, theater, recreational and cultural uses, gasoline/service stations, car washes, repair business, dry cleaning, laundry, educational, religious, institutional and daycare facilities. Manufacturing and warehousing will not be allowed uses within the EC planning areas. The planning areas adjacent to Linda Vista Boulevard (PA -1, PA -4 & PA -5) are planned for higher intensity EC uses such as retail, commercial and/or office, while the planning areas located internally in the community (PA -3 and PA -6) are expected to be destination office, commercial or residential uses. The intensity of the EC planned uses will be appropriately programmed based on the size of the planning area, ease of access, visibility, and location within Linda Vista Village. Residential opportunities within the EC land use category include a range of densities and configurations, including single family detached homes, apartments, multi -family residential and retail/office with upper floor residential lots. Residential and other permitted non-residential uses may be located side by side or stacked vertically, creating a mixed-use product for the community. 2. Residential (R): Residential land uses in the Linda Vista Village include a range of densities and housing types. Planning Area 2 (PA -2) will provide for single family residential to complement the character and density of Oasis Hills and Oasis Hills 11, the adjacent existing residential neighborhood to the north. PA -7, PA -8 and PA -9 will provide for single family residential detached and attached product, providing a transition from the existing residential Part II — Development Plan neighborhood to the east (Hartman Vistas) and the Marana Center to the west of Linda Vista Village at Cascada. Within the Employment Center parcels, it is anticipated that entire or portions of planning areas may be developed as residential uses. These residential developments will range from medium density residential to high density residential allowing for a range of residential product, from single family detached to multi -family residential living. Within areas of residential land uses, parks and/or recreation areas will be provided. 3. Open Space: Open space within Linda Vista Village is designated into two (2) open space categories: Natural Undisturbed Open Space (NUOS) and Common Areas (CA). A minimum of 30% of the project site will be planned as open space. Additional open space provided as Common Areas will be integrated into the planning areas as each planning area is developed. Natural Undisturbed Open Space (NUOS) areas will encompass all riparian habitat areas, be specified in the block plat as natural open space areas, and will not be a part of any lot or specific development parcel. Strategic road crossing locations within Linda Vista Village have been programmed into the plan to mitigate disturbance of the NUOS areas. Through Covenants, Conditions, and Restrictions (CC&Rs), utility easements, trail connections and other grading restrictions, these NUOS areas will be protected from disturbance. Common Areas (CA) will be characterized as open space areas that provide recreation, active and passive open space, buffers, drainage and trail facilities. Common areas may include the following open space designations: Open Space / Drainage areas will be utilized for conveyance of off-site and on-site water, retention facilities, and may contain limited recreational amenities such as multi-purpose sports fields, play equipment, or multi -use trails. At trail or roadway crossings, grade control structures will be incorporated to maintain a stable channel condition. Open Space / Drainage areas are planned along the eastern boundary and then traverse the site to the south west corner of the property. Portions of these areas will be enhanced with native plant species to provide visual buffering, wildlife habitat and connectivity for wildlife. • Open Space / Recreation areas will be located within the planning areas as general open space and recreation areas with passive and active open space areas, unifying the overall Linda Vista Village at Cascada property both physically and visually. These areas will be planned in detail at the design and platting stages of development. Linda Vista Village at Cascada Specific Plan 11 December 2015 Part II — Development Plan The table below provides a summary of land uses, including each Planning Area, land use designation, acreage, target units per planning area, target density of residences per acre and development types allowed in the planning areas. See Exhibit II: D.1 - Land Use Concept Plan, p. 13 for location of Planning Areas. Linda Vista Village will have a maximum of 693 dwelling units. The target units are allowed to be transferred between planning areas to accommodate increased developed density in a planning area. TABLE II: D.1 LAND USE SUMMARY Planning Area Land Use Area (Acres) Target Units Target RAC Development Type PA -1 EC 4.8 48 10.0 EC / MDR / MHDR / HDR PA -2 R 9.6 48 5.0 MDR PA -3 EC 7.4 74 10.0 EC / MDR / MHDR / HDR PA -4 EC 3.5 - EC PA -5 EC 1.0 - EC PA -6 EC 9.7 175 18.0 EC/MHDR/HDR PA -7 R 20.4 122 6.0 MDR / MHDR PA -8 R 16.9 101 6.0 MDR / MHDR PA -9 R 20.9 125 6.0 MDR / MHDR ROW 5.7 DEVELOPED TOTAL TOTAL 99-9/64% 693 max. NUOS-1 NUOS 9.5 NUOS-2 NUOS 7.3 NUOS-3 NUOS 23.4 CA -1 CA 3.4 CA -2 CA 10.5 CA -3 CA 0.9 OPEN SPACE TOTAL (2) PROJECT TOTAL 55.0/36% 154.9 693 max. Notes: 1. Only single family detached and attached product will be allowed in PA -7, PA -8 and PA -9. 2. An additional 5% -10% Common Area Open Space will be provided within the individual Planning Areas at the design and platting stage. 12 i, � ` •�r. ti 'S0i ti PA -2 9.6 AC Z J �i•_Z•: _ 4 �L- I =ada ` { age 6 {� t PA -1 r 4.8 AC IVldl'dlld Center Ir f •L _ ti -6 r; i Source: Pima County GIS, October 2014 LEGEND F-1 R: Residential F-1 EC: Employment Center F-1 CA: Common Area F-1 NUOS: Natural Undisturbed Open Space Part II — Development Plan Exhibit II: D.1 - Land Use Concept Plan r Ors _HIIIS __ AC _.. 0 300' 600' 1200' _1 SCALE: I" = 600' F-1 Right-of-way Full -Turn Intersection w/ Signal Planning Area Access Secondary Access Site Boundary Jurisdictional Determined Washes Marana Town Limits ■ENNEN Linda Vista Village at Cascada Specific Plan 13 December 2015 Part II — Development Plan E. CIRCULATION CONCEPT PLAN As displayed on Exhibit II.E.1: Circulation Concept Plan, p. 15, direct access to this project will be provided through access points on Linda Vista Boulevard. There will be both direct access driveways and local roads to access the planning areas adjacent to Linda Vista Boulevard and a north / south collector road that will bisect the property and intersect with Linda Vista Boulevard requiring a full turn intersection with signal. Regional circulation includes access and connectivity to the 1-10 interchange via Twin Peaks Road to Linda Vista Boulevard. A collector roadway serves as the internal circulation backbone for the project with direct access to each planning area from the main roadway. The collector will integrate a two (2) lane divided roadway configuration for the north and south internal spine road. If additional capacity is required to convey traffic from adjacent properties, a four (4) lane configuration will be considered as an option. As needed, the circulation network will provide internal connectivity between planning areas as a secondary roadway to augment the function of the collector. Due to the quantity and size of existing washes, internal circulation is planned to be efficient and reduce the number of wash crossings where possible. Circulation within the planning areas will utilize a series of local streets branching from the main collector roadway. Gated access points may be established at residential neighborhoods. The on-site circulation network will evolve as the development plans are prepared. The overall general circulation concept is depicted in Exhibit 11: E.1 - Circulation Concept Plan, p. 15. The circulation plan for the Linda Vista Village incorporates a hierarchy of roadways that includes: 1. Collector Street 2. Commercial Street 3. Local Residential Collector Street 4. Local Residential Street On-site roadway cross-sections are discussed in the Development and Design Standards section and illustrated in Appendix D of this Specific Plan. Required off-site roadway improvements will be identified by the Town based on the findings from the traffic impact study (TIS) prepared by M Esparza Engineering, LLC and submitted under separate cover, as well as traffic analyses that will be required with the submittal of block and preliminary plats. This traffic study includes: an analysis of existing intersections within one mile of the project site; evaluation of the impact of the project on existing major roadways in close proximity to the site; analysis of effects the proposed development will have on pedestrian, bicycle and transit activity in the area; site generated daily traffic volumes; future daily traffic volumes; and provides recommendations to mitigate (if necessary) undesirable traffic conditions that the project may cause. The TIS is approved by the Town's Transportation Engineer. 14 Or F PA -2 9.6 AC e �} % L JI A J• - 1 f Cascada F, .• Village -2;r r j + IF T R S 1 PA -1 IL4.8 AC rj 16 ,LI .- OF I 1 r ai •L •L Source: Land Use Concept Plan, December 2014 LEGEND Full -Turn Intersection w/ Signal Secondary Access Existing Road 0 Proposed Road ROW Part II — Development Plan Exhibit II: E.1 - Circulation Concept Plan Oasislls`�• 1 1 - 2JLane Configuration (See Appendix D for Road Sections) I Linda Vista Boulevard ' 150'ROW 3 _3 irjr r 1 'Hartma'n ll Vistas. 1 I r -vr ti• �15 ri NORM 0 300' 600' 1200' .RrA F: 1" = F n, Planning Area Access Jurisdictional Determined Washes Site Boundary Marana Town Limits Linda Vista Village at Cascada Specific Plan 15 November 2015 Part II — Development Plan F. OPEN SPACE, RECREATION, & TRAILS CONCEPT The land use concept plan for Linda Vista Village at Cascada designates open space areas as Natural Undisturbed Open Space (NUOS) and Common Areas (CA), which accounts for approximately 55.0 acres or 36.0% of the project area. Additional open space will be provided within the development planning areas and adjacent to roadways, providing internal linkages, recreational opportunities and an open space network that connects residents to neighborhoods, commercial services and employment areas within Linda Vista Village. A hierarchy of public open space is provided throughout the development in the form of linear open space, drainage corridors and common areas with a trail network linking the spaces. Recreation areas shall be provided in all residential neighborhoods, providing for active and passive recreation opportunities within a minimum of a one-quarter mile distance from residents. The minimum size for on-site recreation areas will meet the Town of Marana requirements of 100 square feet for each apartment/condominium unit, 140 square feet for each town home or patio home unit, and 185 square feet for each single family residence. An in -lieu fee may be considered for the park requirement. These recreational areas shall be connected, where possible, through the internal trail system. Planning areas developed in the Employment Center land use categories that are programmed as retail, commercial, office or apartments shall be designed to include plazas, courtyards, and gathering spaces designed to enhance the pedestrian experience and to further social interaction. This Specific Plan supports the objectives of the Town of Marana Trails System Master Plan and the Pima County Trail System Master Plan by continuing bicycle and pedestrian linkages through the project and to the surrounding area. A pedestrian connection will be coordinated with the Marana Center to provide connectivity between the properties along the western edge of Linda Vista Village. At the site's northeast corner, opportunities for a pedestrian connection with Pima County's Scotties Loop will also be explored. The internal north/south collector roadway shall form the backbone of the trail system, providing a detached sidewalk and bike lanes to connect to Linda Vista Boulevard and ultimately to off-site trails and recreation areas. Secondary and neighborhood trails will connect to this main north/south trail corridor, creating a network of non- vehicular circulation that will link the entire Linda Vista Village community. Along the shoulders of existing washes and proposed drainage corridors, walking trails will be provided, where possible. Trails will not be allowed in sandy wash bottoms. Utility corridors may be used as trail networks to enhance the overall trail system. Areas utilized for drainage and retention shall incorporate an informal or formal recreation element where feasible. Open space programming will be finalized and submitted in detail during the platting and site planning process. Linda Vista Village's open space, recreation, parks and trails system is illustrated in Exhibit II: F.1 -Open Space, Recreation, Parks, and Trails Concept Plan, p. 17. Ire f�� Wi V i ,.O F77;774uConnection with Twin Peaks Rd ,r Part II — Development Plan Exhibit II: F.1 - Open Space, Recreation. Parks & Trails Concept Plan r�I ILPAIII r _ MK� I _- Potential4onnection f with Scottii F S1 Loop • -� (Pima Countyl[rails Master Plan) At: 7.4 AC a, boa Lin Vi + is a r�d ..,i , da Bou .e, i .� ■..■ ■.iiiiiiFF ---- --_-----'----i i■■i■■iFi■fFil�1��111•Fa - PA -4 -fid •f - -_ Future Connection NUOS-2 f _ to Marana Center ' 1 (Location to be L determined) _ Marana + 9.7AC • Center -' F' PA -7 �+ 20.4 AC J 1 •�• 1 � � I J '� L� I ZA-2 - � 04 � r PA -9 20.9 AC t7w L � Source: Land Use Concept Plan, December 2014 LEGEND If { NOR N 0 300' 600' 1200' SCALE: 1 " = 600' J C: Striped -Shoulder Bicycle Route 0 CA: Common Area Detached Sidewalk 0 NUOS: Natural Undisturbed Open Space Site Boundary -- Internal Trail Jurisdictional Determined Washes Marana Town Limits ■EMNON Scottie's Loop Linda Vista Village at Cascada Specific Plan 17 December 2015 Part II — Development Plan G. LANDSCAPE CONCEPT The landscape theme for Linda Vista Village at Cascada is designed to blend into and enhance the existing on-site and surrounding landscape. The design intent is to maintain a desert theme, incorporating low water use trees, shrubs, groundcovers, and accents that will provide shade, visual interest, buffering and aesthetic values to the project. Plant materials indigenous to and that blend with the Sonoran Desert will be used (See Appendix E Proposed Plant List). Areas of significant vegetation within the Natural Undisturbed Open Space (NUOS) will be preserved in place, while significant vegetation located within development parcels will be preserved in place if possible or transplanted within project open space areas of possible. The overall landscape concept will provide year-round interest while maintaining a native appearance and create connectivity and continuity throughout the project. The Development and Design Standards provided in Part III of this document will provide detailed information regarding the design and implementation of buffer treatments, street concepts, project edges and landscape themes. H. GRADING CONCEPT The grading concept, like the Land Use Concept Plan, has been tailored to accentuate the positive qualities of the site such as viewsheds and vegetative quality while also providing a realistic approach to dealing with drainage, access and topography. The Linda Vista Village site slopes from northeast to southwest and contains predominantly sheet flow drainage patterns composed of low capacity alluvial channels, which flow toward the Union Pacific Railroad (UPRR) and 1-10 both of which contain drainage crossings with inadequate capacity. Additionally, the quality of vegetation occurring across the property generally decreases from northeast to southwest. Further, the site also contains Army Corps of Engineers 404 jurisdictional waters. The basis of the grading concept is to minimize impact to the site and address the design constraints mentioned above. Consequently, the degree of grading ranges from ungraded natural drainageways to intensely graded development areas. The intense grading activities include the mass grading for residential/commercial super pads as well as grading for major roadways, utilities and drainage facilities. Throughout the Specific Plan area are five natural drainageways running from northeast to southwest that range in size from 150 feet to 650 feet bottom width. These drainageways will provide for conveyance of runoff as well as wildlife. Fill will be placed to form the super pads. The outer edge of the super pads will form the banks of the natural drainageways. The fill depths of the super pads will range from 1.5 feet to 2.0 feet. This fill will also elevate finished floor elevations above the water surface of the 100 -year flood event associated with the adjacent natural drainageways. The banks of the super pads will be protected with structural protection. Ultimately, each planning area will be developed with its own internal grading and drainage solution to satisfy the retention/detention requirements. 18 Part II — Development Plan Finally, temporary fencing will be used to provide a physical barrier separating construction of the above improvements from any set aside areas, natural washes or other undisturbed areas similar to Cascada and Cascada North Specific Plans. I. POST DEVELOPMENT HYDROLOGY Off-site storm water will be conveyed through the project site within drainage features/open space areas or via constructed channels. The land use plan proposes five natural wash corridors, three of which are aligned with the major washes. Width of the wash corridors ranges from 150 feet to 600 feet. Bank protection will be provided along the boundaries of the wash corridors where needed to protect adjoining development from the threat of erosion. Two interceptor channels will be constructed along the east property boundary to collect flows associated with the smaller washes. One of these channels will be located along the east property boundary between Linda Vista Boulevard and a point about 900 feet north thereof. This channel will intercept flows associated with concentration points #3, 4 and 5 (a total of 170 cubic feet per second). Flow will be conveyed south to Linda Vista Boulevard where the channel turns west for a distance of approximately 1,000 feet, then drains to an existing culvert beneath the road. This culvert outlets to an existing channel constructed in conjunction with Marana Center. The second interceptor channel will be located along the east property boundary south of Linda Vista Boulevard. The upstream end of this channel begins just south of concentration point #7. The channel runs due south from there for a distance of about 900 feet where it outlets to a natural wash corridor. This channel intercepts flows arriving at concentration points #8 and 9 (a total of 127 cfs). Both interceptor channels will be fully lined with concrete or soil cement and have top widths ranging from 15 to 25 feet. Interceptor channels will comply with Drainage Standards Manual Section 8.5.13.2 unless otherwise agreed upon with the Town of Marana. It is anticipated that detention will be provided within a series of on-site basins to be located adjoining the open space areas/natural wash corridors. See Exhibit 11: 1.1 - Post -Project Drainage Map, p. 21. Onsite detention/retention will comply with the requirements for development within critical basin areas. Onsite peak flow rates will be reduced by 15% or more. Detention of offsite flows is not necessary since onsite detention will be provided to reduce existing conditions storm water runoff from the project by 15% and because offsite discharges are generally consistent with the capacity of downstream drainage structures. 100 -year peak discharge rates computed in conjunction with this rezoning application are similar to those computed in conjunction with previous studies for adjoining projects. Results are in some cases 5% to 10% higher but sufficiently similar to conclude that downstream drainage facilities have capacity to except anticipated flows. Construction of detention to reduce onsite flows by 15% should result in discharges along the downstream boundary that close to the design capacity of downstream drainage structures. Linda Vista Village at Cascada Specific Plan 19 December 2015 Part II — Development Plan On-site generated stormwater will be conveyed to the on-site retention/detention areas via the interior street network by a series of storm drains, scuppers, curb openings, etc., which will be designed during the platting process. On-site stormwater conveyance will adhere to current Town of Marana development standards and applicable basin management plans. All building pads will be designed to be a minimum of 1 foot above adjacent 100 -year flood elevations. The project will require a master drainage plan during the platting process. Linda Vista Village has approved Preliminary Jurisdictional Delineations (PJD) under the previous property names as Oasis Hills (SPL -2013 -00801 -MAA) and Talavera Property (SPL -2014 -00359 - DB). The permit application will be separate from the existing Cascada 404 permit. 20 133HS SIOZ/£Z1ll aNOAlm 9LOZ!£0190 aiva Ala SlOUZZllo 31voAIa JIVM-30-1HJRi �009 _ ..l -3lVOS bIDZl601Z1 ova db'W 39b'Nlb'�Ja "fe """vu° lb'118VH NVIlJVdIlJ ONO 03Ho3Ho DOS .o 103f OcJd-iSOd ON: Wsaa 3OVdS N3dO O3ainiSIaNn ivj iVN =SOf1N 6b0-61 oHio3road IZbl-888i0ZO-a 1,bZb-Z88(oZ0ano9d V3?JV NOWWOO :VO 61LS8 enozczV`nosZ)ns anVnrMunOW &9S9£ 'ONI `JN1'133NIJN3 -IVUNKIS3lJ :2] lJ31N30 iN3VI kOldW3 :O3 S11W1l NMO1 VNV?JVW Al M]Nnoq -130l]Vd Al JVGWO8 311S GN�19D-1 00 /OOF 010 Opti CO 5>11 OV 6"OZ 6-Vd �L Ov �Tj F- sonri OV 6'9l S-Vd I 'OyS'Od Z � jd Voi L b'd GJ�O ti�y� � Lti I ov 9-Vd Wf1c aoDdS I�NNVHO `dN`v' VN cJOld�]M:GiNl (1=111SViS OV 6'0 0 -bo op e'� EllIS Z_3 ioEro�Id OV 9T ov 0' 1 b-Vd LCh S-bd CIA -19 d1SIn VC]— �� -b'o I d-b'd 5 ob VL 0 -yd �C5 9'6 I�INNVHO I t -so lJOld�]M:EUNl d3ZI�MV1S OV 9'6 / Z-bd ti ti o -a N i �J O m / N O Q 4- a O 0 c cn c CDN O 71 / d cfl O 41 1 n 3 cid 0 cn Q Part II — Development Plan J. PUBLIC SERVICES & UTILITIES 1. Police Service Linda Vista Village is located within the incorporated limits of the Town of Marana and shall be served by the Town of Marana Police Department. 2. Fire Service Linda Vista Village will be served by the Northwest Fire District. The remaining portion of the property was annexed into the Northwest Fire District on June 15, 2015 per Resolution #2015- 017- Talavera East Annexation, State Docket #10-8692-16. 3. Schools Linda Vista Village is located within the Marana Unified School District. Degrazia Elementary School, Tortolita Middle School, and Mountain View High School are expected to serve the site. It is projected that the residential areas of the development will not generate a sufficient population of students to warrant the location of a school site within the community. A contribution or fee may be given to the Marana School District for school-age housing consisting of single family detached units and a proportionate amount for attached and multi -family units. Consideration and credit shall be given for the substantial commercial and retail tax base generated by the project. There shall be no school contribution or fee for any age -restricted or retirement housing or other non-residential buildings constructed within the property. Contribution fees, if any, shall be determined prior to the approval of a Final Plat and shall be set forth in a Development Agreement. 4. Water Marana Water will provide water service for Linda Vista Village. The site will be served by connecting to the existing "Y" Zone and "Z" Zone mains directly adjacent to the site and in Linda Vista Boulevard, as shown in the Exhibit II: J.1 - Proposed Water Service, p. 25. The "Z" Zone main will be used to service Planning Areas 1, 2, 3 and 5. The new main will connect into the existing 16 inch water main in Linda Vista Boulevard and move northwest through the project site and connect into the existing 16 inch water main at the northwest boundary of the Specific Plan area. The "Y" Zone main will be used to serve Planning Areas 4, 6, 7, 8, and 9. The new main will connect into the existing 12 inch main in Linda Vista Boulevard and will move south and east through the project, within the right-of-way of the central collector roadway. The main will then proceed west along the southern boundary of the project and then north along the west boundary of the project, where it will connect back into the 12 inch main in Linda Vista Boulevard. On-site distribution will be installed generally within public right-of-way where feasible and planning, design and construction will be in accordance with the Town of Marana Standards and Specifications and other applicable agency guidelines. A Water Service Agreement (WSA) with Linda Vista Village at Cascada Specific Plan 23 December 2015 Part II — Development Plan the Town of Marana will outline the phasing and infrastructure requirements as described herein. Changes may be necessary to the proposed water plans detailed in the Specific Plan to meet the requirements of the WSA. In this case the requirement of the WSA will supersede those of the Specific Plan. A Water Availability Letter dated January 5, 2015 indicates that the proposed development lies within the assured water supply for the Marana Utilities Department. However, approval of water meter applications is subject to the availability of water service at the time an application is made. Additionally, improvement plans must be reviewed and approved for hydraulic review, fire flow and proposed on-site/off-site facilities. See Exhibit II: J.2 - Water Availability Letter, p. 26 for additional information. 5. Wastewater Pima County will provide sewer service for Linda Vista Village. Connection to the existing Oasis Hills Outfall Sewer (Plan No. G-2003-054), which runs along the project's northwest boundary, will provide public gravity sewer service to Planning Areas PA -1, PA -2 and PA -3 of the proposed Linda Vista Village project. The remaining planning areas (PA -4, PA -5, PA -6, PA -7, PA -8, and PA -9) can be served by connecting into the Marana Center Public Sewer Phase I (Plan NO. G-2014-037), at the southwest corner of the Specific Plan area. It is intended that the project can be provided gravity sewer service through the construction of 8 inch laterals that will connect directly into the existing 8 inch Oasis Hills Outfall Sewer and 8 Inch Marana Center Public Sewer Phase I. See Exhibit II: J.3 - Proposed Sewer Service, p. 27 for additional details. Sewer capacity investigation No. 2014-291, dated January 15, 2015, from Pima County Regional Wastewater Reclamation Department, indicates that there is currently capacity in the downstream public sewer system. However, capacity it limited and is dependent upon the time of construction for other projects in the area. Future augmentations will need to be constructed to improve capacity of the downstream system. See Exhibit II: J.4 - Sewerage Capacity Investigation, p. 28 for additional information. 6. Trash Removal & Recycling Trash removal and recycling shall be provided by private contractors. 7. Other Utilities Natural Gas Southwest Gas shall provide natural gas service and installation. Communications Century Link shall provide telephone service and line installation. Electric Tucson Electric Power (TEP) shall provide electrical service and facility installation. Cable Television Comcast shall provide cable television service. 24 I' Exist. 16" 'T' Zone Watermain Plan No. ENG -0301-004 _ 1 � Exist. 12 If "Y" Zone � Watermain Plan No. G15/22/23-0102WA •r Part II — Development Plan Exhibit II: J.1 - Proposed Water Service Exist. 8" 'T' Zone Watermain Plan No. ENG -0504-009 r r PA -2 NU0 Exist. 16" "Z" Zone Watermain Plan No. ENG -0301-004 f Li h6a Vi � � • , '� Exist. 8" 'T' Zone . r PA -7 Watermain Plan No. ENG -011-002 ~- • CA-2 PA-8 ir _ PA -9 _ -= err- ■ 1 �T ' flKILNir 1 Source: Presidio Engineering, Inc. December 2014 0 300' 600' 12001 A. LEGEND SCALE: 1" = 600' Exist. Town of Marana "Z" Zone Watermain Proposed Town of Marana "Z" Zone Watermain Exist. Town of Marana "Y" Zone Watermain Proposed Town of Marana "Y" Zone Watermain Marana Water Zone Boundary Site Boundary Linda Vista Village at Cascada Specific Plan 25 December 2015 Part II — Development Plan Exhibit 11: J.2 - Water Availability Letter MARANA ZZZZ/1N\.' UTILITIES DEPARTMENT January 5, 2015 Mr. John Wood, P.E., LEED-AP PRESIDIO ENGINEERING, INC. 190 S. Stratford Drive, Suite #105 Tucson, AZ 85716 SUBJECT: Water Availability for the Linda Vista Specific Plan; Parcel Nos.: 216-19-5800,221- 06-004C, 221-06-0020 and 221-002B; T12S, R12E, Sections 14 and 23 Dear Mr. Wood: WATER SUPPLY The Town of Marana has been designated by the State of Arizona Department of Water Resources (ADWR) as having an assured water supply. The development lies within the boundary of the Town of Marana water service area and water supply is assured. However, this does not mean that water service is currently available to the proposed development. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to sign a water development agreement with the Town. A proposed plan identifying water use, fire flow requirements and all major on-site and off-site water facilities must be submitted for a hydraulic review. The developer shall construct a water distribution system to serve the development and transfer title of the system to the Town of Marana, in consideration the Town of Marana shall operate, maintain and service the system. The developer shall have the cost responsibility to construct both the onsite and offsite facilities required to serve the potable water and fire protection demands for your development. The comments herein made are valid for a period of one year only. If you have any questions, please call our office at 520-382-2560. Sincerely, C-- -5- Scott Schladweiler, P.E. Utilities Engineer 5100 WEST INA ROAD MARANA, ARIZONA 85743 (520) 382-2570 M FAX: (520) 382-2590 M TTY: (520) 382-3499 26 , Exist. 8' ��.... Public Sewer r Plan No. G-2009-035 Exist. MH #3495-26 Exist. MH #3495-24 Exist. 8" Public Sewer Plan No. G-2003-054 _ r 6,- f Mr r� r I - I' i Y Proposed 8" Public Sewer Per Plan No. G-2014-037 (under constr.) I Proposed MH #20 Source: Presidio Engineering, Inc. December 2014 LEGEND Exist. Public Sewer Proposed Public Sewer Proposed On -Site Sewer, Manhole, & Flow Direction Exist. Manhole Site Boundary Part II — Development Plan Exhibit II: A - Proposed Sewer Service Exist. 8" Public Sewer 4 Plan No. G-2005-042 + Exist. 8" R Public Sewer Plan No. G-2001-079 I NORTH 0 300' 600' 1200' SCALE: 1" = 600' Linda Vista Village at Cascada Specific Plan 27 December 2015 Part II — Development Plan Exhibit II: J.4 - Sewerage Capacity Investigation PTM A COUNTY REGIONAL WASTEWATER RECLAMATION DEPARTMENT 201 NORTH STONE AVENUE TUCSON, ARIZONA 85701-1207 JACKSON JENKINS DIRECTOR January 15, 2015 John Wood c/o Tanya Washington Presidio Engineering, Inc. 190 S Stratford Drive #105 Tucson, AZ 85716 Sewerage Capacity Investigation No. 2014-291 Type RE: Linda Vista Specific Plan, Parcels 216195800, 22106004C, 221060020 Estimated Flow 263,980 gpd (ADWF). Greetings: PH: (520) 724-6500 FAX: (520) 724-9635 The above referenced project is tributary to the Tres Rios Water Reclamation Facility via the Continental Ranch Interceptor. Capacity is currently available for portions of this project in the public sewer G-2003-054, downstream from manholes 3495-26 and 3495-24. The portion of the project connecting to the proposed manhole #20 of G-2014-037 (as designed) will require downstream augmentation, the timing of which will require further investigation. Capacity availability in the entire downstream system is dependent on the timing of other local projects, and oversizing and flow through may be required when this project progresses to construction. This letter is not a reservation or commitment of treatment or conveyance capacity for this project. It is an analysis of the system as of this date. Allocation of capacity is made by the Type III Capacity Response. If further information is needed, please feel free to contact us at (520) 724-6642. Reviewed by: Kurt Stemm CEA 28 Part II — Development Plan K. EXISTING LAND USES 1. Zoning Boundaries and Existing Land Uses See Appendix B —Development Capability Report for existing zoning boundaries and land uses. 2. Land Use Impact Assessment Currently, the Linda Vista Village at Cascada site is undeveloped. Surrounding land uses are predominantly residential (existing and planned) and future commercial. The proposed development concept of the site will positively impact surrounding land uses by offering a multitude of amenities to existing residents while enhancing the area's future employment and commercial core. Linda Vista Village will compliment adjacent land uses while ultimately increasing the economic base of the Town of Marana through its additional residential, employment, and commercial opportunities. L. TOPOGRAPHY 1. Land Use Plan Response to the Site The land contained within the boundaries of this Specific Plan is undeveloped desert located on the foothills of the Tortolita Mountains. The land slopes in a southwesterly direction and has an existing average cross slope of 4.57%. Stormwater generated runoff is conveyed via a series of braided low -flow channels that bifurcate and coalesce. The residential and commercial development contained within the Specific Plan area is intended to be developed as a mix of mass graded developed areas and ungraded natural open spaces. Consequently, the method of development will utilize techniques which will minimize mass grading by confining improvements to a defined area. Currently, it is planned to create super pads through the placement of fill material that results in individual building pads being a minimum of 1 foot above adjacent 100 -year water surface elevations. The super pads will produce a finished grade that will parallel the existing fall of the undeveloped site. Additionally, as described in greater detail within Section N – Hydrology, of this Specific Plan, interceptor channels will be employed along the upstream edges of Planning Areas PA -3 and PA - 7. Furthermore, in areas that do not employ the interceptor channel, fill slopes will be protected with 6 inch thick 1:1 gunite structural slope face. 2. Encroachment onto Slopes of 15% or Greater Currently, the proposed land uses will encroach upon three (3) main areas containing slopes of 15% or greater, as delineated in Exhibit II: L.1 -Encroachment onto Slopes of 15% or Greater, p. 31. The areas of potential encroachment are limited to narrow bands in isolated areas as described below. Linda Vista Village at Cascada Specific Plan 29 December 2015 Part II — Development Plan The first encroachment area occurs in a series of narrow bands of 15% or greater slopes at the northern portion of the site. The slopes are mainly located along the western side of a ridgeline which is more than 750 feet north of Linda Vista Boulevard. Additionally, this area is roughly 30 feet lower than the adjacent Oasis Hills development to the north. The second area of encroachment occurs in another narrow band located in the center of the site and is mainly concentrated around one of the existing flow lines through the site. The slopes are more than 1,200 feet south of Linda Vista Boulevard and roughly 24 feet lower in elevation than Linda Vista Boulevard. Additionally, the slopes are northwest facing and nearly 1,200 feet away from the adjacent Hartman Vistas development. The third area is a narrow band located at the southeast corner of the site. The area faces northeast and does not appear to be visible from the adjacent Harman Vista development. Additionally, the slope is more than 2,000 feet south of Linda Vista Boulevard. Thus it appears that a majority of the potential encroachment areas may not be visible from existing adjacent residential development. However to ensure proper treatment of any visible perimeter exposed slopes of 15% or greater that may be encroached upon and in accordance with Title 19 of the Town's Land Development Code, the developer will, at the time of platting and on-site engineering make every effort to: • Minimize the length/height of encroachment to perimeter exposed slopes • Blend with adjacent contours • Stabilize 15% or greater slopes which have been encroached on so as to preserve the flow capacity of adjacent natural or constructed waterways. • Employ slope stabilization techniques per a geothermal engineer's recommendations which may consist of a combination of revegetation and/or riprap (grouted/loose). Finally, the site does not include any currently known designated protected peaks or ridges and the final cut fill slopes will not exceed 15 feet in height. 3. Cross -Slope Calculations As previously stated, the area within the limits of the Specific Plan contains small areas with slopes of 15% or greater. However, the existing Natural Average Cross Slope is 4.57%, well under the "slope/size/density" thresholds as set forth by the Town of Marana's Title 19, "Hillside Development" requirements. Consequently, no additional Average Cross Slope calculations are required. 30 Part II Development Plan Exhibit II: L.1 - Encroachment onto Slopes of 15% or Greater • r YIN i ` 4 OF -J6 r -�ALt WME PA2 IL 1- L L Li nda Vista Bou le, a J I• � �IIIy f L , �r -PPA-5 PA -4 7 r -� � �� r r � • T �� � �• PAS 6 PA -7 `- i Yj L f ■Lr L + _ 1i~ _ • - '�r 77� 1 � 1 J r r f 4. .. PA -9 I rf r i 140 R � f Source: Pima County GIS, October 2014 & Presidio Engineering, Inc., December 2014 0 300 Epp' 1200' LEGEND F-1 Slopes >-15% to Remain Ungraded Site Boundary SCALE: 1 600' F—] Encroachment onto Slopes >-15% F-1 Contour Interval: 2' Jurisdictional Determined Washes Linda Vista Village at Cascada Specific Plan 31 December 2015 Part II — Development Plan M. VEGETATION Building on the site analysis documented in the Development Capability Report —Appendix B , plant materials introduced to the site will be indigenous to the region and blend with the Sonoran Desert plant palette. Areas of significant vegetation within the Natural Undisturbed Open Space (NUOS) will be preserved in place, while significant vegetation located within development parcels will be preserved in place if possible or transplanted within project open space areas of possible. Refer to the Town of Marana Land Development Code, Section 17.02.11 - Native Plant Inventory Methodologies for the minimum standards for preservation of Protected Native Plants. The overall landscape concept will provide year-round interest while maintaining a native appearance and create connectivity and continuity throughout the project. The Development and Design Standards provided in Part III of this document will provide detailed information regarding the design and implementation of buffer treatments, street concepts, project edges and landscape themes. N. HOW LAND USE CONCEPT PLAN MITIGATES IMPACT TO WILDLIFE As described above in Section M. Vegetation, areas of significant vegetation will be preserved in-place as NUOS. These areas of significant vegetation (i.e., NUOS) include both areas located in and adjacent to the ephemeral drainages that cross the site. These drainages are mapped as important riparian areas under Pima County's Riparian Protection Ordinance, based on the presence of an increased density of plants, a more diverse assemblage of plants, and larger plant specimens than occur in adjacent upland areas. Riparian areas are considered important for wildlife by providing key areas for refuge, shelter, foraging, reproduction, and movement across the site. By protecting these important riparian areas as NUOS, impacts to wildlife species and their habitats are minimized, while maintaining wildlife corridors and connectivity through the site and across the region. 0. VIEWS As described in Appendix B Development Capability Report, the topography of Linda Vista Village is generally flat with views of the region's mountains in all directions. Where possible, the development of Linda Vista Village shall maximize view corridors and vistas to the major moun- tain ranges. Alignments and locations of roads and trails shall take advantage of these abundant mountain views, when possible. P. TRAFFIC Included under separate cover. See Linda Vista Village at Cascada Traffic Impact Study dated March 2015. 32 Part II — Development Plan Q. RECREATION &TRAILS 1. Recreation Areas to be Provided within the Development Recreation areas will be provided in appropriate planning areas within the Linda Vista Village and will be shown in more detail at the platting stage. A hierarchy of public open space is provided throughout the development in the form of linear open space, drainage corridors and common areas with a trail network linking the spaces. Trails will assist in connecting residents to recreation areas, retail and commercial uses, and to each other. Trails internal to parcels shall link to the detached sidewalk along the collector roadway spine, creating a walkable, active and vibrant community. Recreation areas shall be provided in all residential neighborhoods and multi -family developments, providing for active and passive recreation opportunities. 2. Ownership of Natural / Modified Open Space within the Development All public open space within Linda Vista Village will be owned and maintained by the Linda Vista Master Association. 3. Access to Off-site Trails& How Access will be Maintained Access to off-site trails will be provided by dedicated bike lanes and detached sidewalks along Linda Vista Boulevard. These bicycle and pedestrian routes will run east and west, ultimately tying into regional trails on Twin Peaks Boulevard. Internal trails along the washes and linear open space within Linda Vista Village shall provide access points to the collector spine road sidewalks linking access to the off-site pedestrian routes along Linda Vista Boulevard. R. CULTURAL, ARCHAEOLOGICAL, & HISTORICAL RESOURCES Included under separate cover. Linda Vista Village at Cascada Specific Plan 33 December 2015 Part II — Development Plan 34 Part III. CbsJ.W 0' I Ef vS rOqn f odSf hvbjpd!' IEf t j hoMboebsat PART III - DEVELOPMENT REGULATIONS & DESIGN STANDARDS A. PURPOSE & INTENT This section of the Linda Vista Village at Cascada Specific Plan outlines the Development Regulations and Design Standards that will be used to implement the intent of the Land Use Concept Plan and guide the development of the community over the life of the project. These guidelines establish the character and intensity of the development by defining site specific development standards with an appropriate level of flexibility to have the ability to respond to future needs and to achieve compatibility with the surrounding land uses. The framework established herein allows the integration of office, commercial, retail, flex space, residential and open space land uses in a manner that shall be consistent with the Linda Vista Village community character and the Town of Marana General Plan 2010. Within each Planning Area, land uses and development and design standards shall be utilized to assure quality development and appropriate transitions between uses. Linda Vista Village Design at Cascada will adopt the Cascada and Cascada North Design Standards. Design standards are a tool for the developer of the Specific Plan and the Town of Marana to guarantee that the design of all public areas and buildings maintain a standard of quality. The Design Standards are envisioned to create the framework for implementing a unified character for the community, and shall complement and/or exceed the design standards as set forth by the existing Town of Marana standards. �WKC]40149u' ov 1164 Is] &I 1. Applicable Codes a. Town of Marana Development Code Development standards and design guidelines of this Specific Plan will meet those regulations in the Town of Marana Land Development Code, Floodplain Code Title 21, Grading Code Title 19 and Subdivision Street Standards, unless otherwise noted herein. Additional street sections have been proposed in Appendix D - Street Sections as possible alternate options. If an issue, condition or situation arises that is not addressed in this Specific Plan, the applicable regulation as written in the Town of Marana Land Development Code (as adopted at time of approval of this Specific Plan) shall apply. b. Building Codes All construction within the Specific Plan area shall comply with the current locally adopted versions of the International Building Code, the International Residential Code, the National Electric Code, the Uniform Plumbing Code, the International Mechanical Code, the Town of Linda Vista Village at Cascada Specific Plan 35 December 2015 Part III — Development Regulations & Design Standards Marana Outdoor Lighting Code, and the local fire code as applicable for the specific project at the time of permitting. 2. Additional Uses Whenever a specific land use has not been listed as being a permitted use within the Development Plan section of this Specific Plan, it shall be the responsibility of the Town of Marana Planning Director to determine if said use is: (1) consistent with the intent of the planning area and (2) compatible with other listed permitted uses and/or existing uses. If said use is considered compatible it shall be approved as an administrative change. C. DEVELOPMENT REGULATIONS The Development Regulations for the Linda Vista Village at Cascada, outlines the land uses and standards for the community. The Land Use Concept Plan includes residential, employment center, natural undisturbed open space, and common areas. Within areas designated as employment center, a variety of land uses are permitted including, office, commercial, retail, residential and open space. The intent is provide a mix of uses to encourage mixed-use development that will have the ability to respond to market demands and offer a wide range of opportunities for visitors and residents. Primary land uses for the Specific Plan shall be as follows: Employment Center (EC) — Employment Center uses include a wide variety of uses including regional commercial, regional employment, and a range of medium to high density residential in order to create a mixed-use community with live/work opportunities. It is anticipated that EC uses will include single and multi -tenant offices, light industrial parks, research and development facilities, financial institutions, hotel and hospitality, health care facilities, governmental office, and tourist oriented facilities. In addition, planning areas with an EC designation will support commerce or business such as office, restaurant, personal business services, retail sales, financial institutions, specialty retail and entertainment, theater, recreational and cultural uses, gasoline/service stations, car washes, repair business, dry cleaning, laundry, educational, religious, institutional and daycare facilities. Manufacturing and warehousing will not be allowed uses within the employment center planning areas. Planning Areas PA -1, PA -4 and PA -5 are planned for higher intensity employment center uses such as retail, commercial and/or office due to their size, location on Linda Vista Boulevard, ease of access, and high visibility. Planning Areas PA -3 and PA -6 are expected to be destination office, commercial or residential uses oriented to the internal collector roadway system. 36 Part III — Development Regulations & Design Standards Regional Commercial — Regional commercial centers are intended to serve as the focal points of regional commerce, identity, and activity. They contain a diversity of uses such as corporate and professional offices, retail malls, entertainment and supporting services. Regional Employment - Regional Employment Centers are areas that provide economic benefit and opportunity to the entire region. They are defined by large areas of employment generating uses including but not limited to: office, commercial, research and development, financial institutions, health care facilities, governmental offices, tourism and hospitality, entertainment and/or light industrial uses. Light Industrial: Industrial land uses that are not noisy, polluting, or otherwise obnoxious. Uses may include but are not limited to the following: Bio -technology facilities; Research, assembly, testing and repair of components, devices, equipment and systems and parts; Newspaper, magazine publishing; Optics and optical science facilities; Radio and television broadcasting; Research laboratories and facilities, development laboratories and facilities including compatible light manufacturing; Telecommunications call center; and, Warehouse and distribution in connection with a permitted use. Commercial - A use operated for profit or compensation. Commercial uses can include, but are not limited to: convenience stores, gasoline service stations, package liquor stores, grocery stores, drug stores and home improvement stores, laundry services and retail shops. Retail - A commercial enterprise that provides goods and/or services directly to the consumer, where such goods are available for immediate purchase and removal from the premises by the purchaser. Residential (R) —Residential land uses in Linda Vista Village include Medium Density Residential (MDR), Medium High Density Residential (MHDR) and High Density Residential (HDR). Within areas of residential land use, neighborhood parks and/or recreation areas will be provided. Planning Area 2 (PA -2) will be developed using the Medium Density Residential (MDR) development criteria. Planning Areas PA -7, PA -8 and PA -9 will be able to utilize the MDR or MHDR development criteria, however, these planning areas will be limited to single family residential detached or attached product. Residential is allowed and anticipated to be developed in some or portions of the Employment Center planning areas, specifically PA -3 and PA -6. Linda Vista Village at Cascada Specific Plan 37 December 2015 Part III — Development Regulations & Design Standards • Natural Undisturbed Open Space (NUOS) - NUOS areas will encompass all riparian habitat areas, be specified in the block plat as natural open space areas, and will not be a part of any lot or specific development parcel. Road crossings, trails and utility easements will be allowed. • Common Area (CA) will be characterized as open space areas that provide recreation, active and passive open space, drainage and trail facilities. Common areas may include the following open space designations: Open Space / Drainage areas will be utilized for conveyance of off-site and on-site water, retention facilities, and may contain limited recreational amenities such as multi-purpose sports fields, play equipment, or multi -use trails. At trail or roadway crossings, grade control structures will be incorporated to maintain a stable channel condition. Open Space / Drainage areas are planned along the eastern boundary and then traverse the site to the south west corner of the property. Portions of these areas will be enhanced with native plant species to provide visual buffering, wildlife habitat and connectivity for wildlife. Open Space / Recreation areas will be located within the planning areas as general open space and recreation areas with passive and active open space areas, unifying the overall site both physically and visually. These areas will be planned in detail at the design and platting stages of development. Each planning area is designated as one of the above land uses. Table II: D.1 Land Use Summary, p. 12, includes each Planning Area, land use designation, acreage, target units per planning area, target density of residences per acre, and development types allowed in the planning areas. The following planning area development criteria combined with design guidelines will shape the form and function of land uses across the Specific Plan area. D. RESIDENTIAL DEVELOPMENT REGULATIONS 1. Medium Density Residential (MDR) The intent of Medium Density Residential is to provide an opportunity for traditional single-family detached housing. The maximum density allowed within MDR areas is 6 residences per acre (RAC). Planning Area PA -2 will be developed under the MDR development regulations. Planning Areas PA -7 through PA -9 and Employment Center (EC) planning areas that may contain a residential component, will have the ability to utilize the MDR development regulations and design standards. The following regulations shall apply to parcels that are developed under the MDR land use category: 38 Part III — Development Regulations & Design Standards (1) Permitted Use: a. Single -Family Residential (Detached) b. Parks /Recreation c. Public Facilities (2) Accessory Uses: As permitted in the Town of Marana Land Development Code under R-6 Zoning (3) Conditional Uses: a. Educational Facilities (must be located on either a collector or arterial street.) b. Child Care c. Group Home d. Bed &Breakfast e. Churches and other places of worship (must be located on either a collector or arterial street) 4) Development Standards: a. Maximum Density: 6 RAC b. Minimum Lot Size: 3,500 sq ft, may include private alleyways c. Maximum Lot Coverage: 65% d. Maximum Building Height: 28 feet e. Setbacks: (a) Front: (i) Main Structure: 10 feet (ii) Front Loading Garage: 20 feet (iii) Side Loading Garage: 10 feet (iv) Setbacks shall be staggered by a minimum of 20% on every third lot so that the front setback will not be the same for three (3) consecutive homes. (b) Side: (i) 0 feet (ii) Minimum distance between buildings 10 feet (iii) Side Yard Adjacent to Street: 10 feet (c) Rear: (i) Main structure: 10 feet (ii) Rear loading garages from alley less than or equal to 5 feet or greater than 18 feet. (iii) Accessory Structures: 0 feet f. Minimum Lot Width: None g. Minimum Lot Depth: None h. Building Mass: per Residential Design Criteria and the Development Review Committee (DRC) Linda Vista Village at Cascada Specific Plan 39 December 2015 Part III — Development Regulations & Design Standards (5) Additional Requirements: a. No model elevation shall be adjacent to the same elevation b. No color scheme shall be adjacent to the same color scheme c. All building permit site plans shall give the setback information, model number, elevation, and color scheme d. Setbacks, elevations and colors shall not be repeated as a pattern 2. Medium High Density Residential (MHDR) The intent of Medium High Density Residential is to allow for attached single-family or multi -family residential uses. Housing types within the MHDR category may include row houses, duplexes, townhomes, condominiums, apartments, assisted living centers, and group care facilities. These housing options will provide an important balance to Linda Vista Village, accommodating various age groups, income levels, and lifestyles. The allowed density range within MHDR areas is 8 RAC to 20 RAC. Planning Areas PA -7 through PA -9 may utilize the MHDR development regulations and design standards, however, these planning areas will be limited to single family residential attached and detached product. The following regulations shall apply to parcels that are developed under the MHDR land use category: (1) Permitted Use: a. Single -Family Residential (Detached and Attached) and Multi -Family Residential b. Parks /Recreation c. Public Facilities (2) Accessory Uses: As permitted in the Town of Marana Land Development Code under R-6 Zoning (3) Conditional Uses: a. Educational Facilities (must be located on either a collector or arterial street.) b. Child Care c. Group Home d. Churches and other places of worship (must be located on either a collector or arterial street) (4) Development Standards: a. Single -Family (Detached) (a) Maximum Gross Density: 8 RAC (b) Minimum Lot Size: 3,500 sq. ft., may include private alleyways (c) Maximum Lot Coverage: 65% (d) Maximum Building Height: 30 feet (e) Setbacks: i. Front Yard: (i) Main Structure: 10 feet 40 Part III — Development Regulations & Design Standards (ii) Front Loading Garage: 20 feet (iii) Side Loading Garage: 10 feet ii. Side Yard: (i) 0 feet (ii) Minimum distance between buildings: 10 feet (iii) Side Yard Adjacent to Street: 10 feet iii. Rear Yards: (i) Main Structure: 15 feet (ii) Rear loading garages from alley: less than or equal to 5 feet or greater than 18 feet (iii) Accessory Structures: 0 feet (f) Minimum Lot Width: None (g) Minimum Lot Depth: None (h) Building Mass: per Residential Design Criteria and the DRC b. Single -Family (Attached and Residential Court) (a) Maximum Gross Density: 12 RAC (b) Minimum Lot Size: None (c) Maximum Lot Coverage: 85% (d) Maximum Building Height: 30 feet (e) Project Setbacks i. Front: 15 feet ii. Side: 10 feet iii. Rear: 10 feet (f) Building Setbacks: per applicable building code (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the DRC c. Multi -Family: (a) Minimum Site Area: 1 acre (b) Minimum Lot Size: None (c) Maximum Density: 20 RAC (d) Maximum Site Coverage: 75% (e) Maximum Building Height: 40 feet (f) Minimum Building Setback: i. To Streets: 20 feet ii. To Adjacent Residential Development: 20 feet (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the DRC (j) Minimum Landscaping: 10% of the site excluding parking areas and driveways (k) Minimum Private Open Space per Dwelling Unit (either patio or balcony or combination thereof): 100 sq. ft. Linda Vista Village at Cascada Specific Plan 41 December 2015 Part III — Development Regulations & Design Standards (1) On-site recreation: provided by parks and neighborhood parks discussed in Part 11: F - Open Space, Recreation, Parks & Trails Concept, p. 16. (m) Parking: per Town of Marana requirements 3. High Density Residential (HDR) The intent of HDR is to allow for multi -family or attached and detached single-family residential uses intended to provide for the development of higher density housing types, such as apartments, duplexes, townhomes, row houses, condominiums, senior apartments, assisted living, and group care facilities. These housing options are allowed within the Employment Center planning areas. Residences may be located adjacent to high-intensity land uses, such as office, commercial, retail, hotel / hospitality, and health care facilities. The density range within HDR areas is 10 RAC to 30 RAC, with a maximum density of 30 units per net acre allowed for parcels of one (1) acre or larger. The following regulations shall apply to parcels that are developed under the HDR land use category: (1) Permitted Uses: a. Single -Family (Detached and Attached) and Multi -Family Residential b. Parks/Recreation c. Public Facilities (2) Accessory Uses: As permitted in the Town of Marana Land Development Code under MR -1 Zoning (3) Conditional Uses: a. Educational Facilities (must be located on either a collector or arterial street.) b. Child Care c. Group Home d. Churches and other places of worship (must be located on either a collector or arterial street.) (4) Development Standards: a. Single -Family (Detached): (a) Maximum Density: 10 RAC (b) Minimum Lot Size: 3,500 sq. ft., may include private alleyways (c) Maximum Lot Coverage 65% (d) Maximum Building Height: 40 feet (e) Setbacks: i. Front Yard: (i) Main Structure: 10 feet (ii) Front Loading Garage: 20 feet (iii) Side Loading Garage: 10 feet ii. Side Yard: (i) 0 feet 42 Part III — Development Regulations & Design Standards (ii) Minimum distance between buildings: 10 feet (iii) Side Yard Adjacent to Street: 10 feet iii. Rear Yards: (i) Main structure: 15 feet (ii) Rear loading garages from alley: less than or equal to 5 feet or greater than 18 feet (iii) Accessory Structures: 0 feet (f) Minimum Lot Width: None (g) Minimum Lot Depth: None (h) Building Mass: per Residential Design Criteria and the DRC b. Single -Family (Attached and Residential Court): (a) Maximum Density: 15 RAC (b) Minimum Lot Size: None (c) Maximum Lot Coverage: 85% (d) Maximum Building Height: 40 feet (e) Project Setbacks: i. Front: 15 feet ii. Side: 10 feet iii. Rear: 10 feet c. Multi -Family: (f) Building Setbacks: per applicable building code (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the DRC (a) Minimum Site Area: 1 acre (b) Maximum Density: 30 RAC (c) Minimum Lot Size: None (d) Maximum Lot Coverage: 75% (e) Maximum Building Height: 45 feet (f) Minimum Building Setback: i. To Streets: 20 feet ii. To Adjacent Residential Development: 20 feet (g) Minimum Lot Width: None (h) Minimum Lot Depth: None (i) Building Mass: per Residential Design Criteria and the DRC (j) Minimum Open Space: 10% of the site excluding parking areas and driveways (k) Minimum Private Open Space per Dwelling Unit: 75 sq. ft. (I) On-site recreation: provided by parks and neighborhood parks discussed in Part II: F -Open Space, Recreation, Parks and Trails Concept, p. 16. (m) Parking: per Town of Marana requirements Linda Vista Village at Cascada Specific Plan 43 December 2015 Part III — Development Regulations & Design Standards E. RESIDENTIAL DESIGN CRITERIA The residential component of Linda Vista Village at Cascada is intended to follow the design theme already established for the Cascada Specific Plan by incorporating the same Residential Design Criteria. Linda Vista Village at Cascada, Cascada, and Cascada North are being developed by the same developer, Red Point Development, and since they are neighboring properties, consistency in materials, architectural elements, and building massing, setbacks and orientation is preferred. Linda Vista Village at Cascada will adopt the Residential Design Criteria, as outlined in the Cascada Specific Plan approved December 5, 2006, guiding the design criteria for Linda Vista Village. F. NON-RESIDENTIAL DEVELOPMENT REGULATIONS 1. Employment Center (EC) Within Linda Vista Village, approximately 26.4 acres have been designated as Employment Center land use. This land use category includes a wide variety of uses including regional commercial, regional employment, and a range of medium to high density residential in order to create a mixed-use community with live/work opportunities. It is anticipated that employment center uses will include single and multi -tenant offices, light industrial parks, research and development facilities, financial institutions, hotel and hospitality, health care facilities, governmental office, and tourist oriented facilities. In addition, the EC planning areas will support commerce or business such as office, restaurant, personal business services, retail sales, financial institutions, specialty retail and entertainment, theater, recreational and cultural uses, gasoline/service stations, car washes, repair business, dry cleaning, laundry, educational, religious, institutional and daycare facilities. The EC planning areas have been programmed as flex parcels that can respond to market demand, while allowing for a mix of uses. The following regulations shall apply to parcels that are developed under the EC land use category: (1) Permitted Uses: Uses permitted in Town of Marana Land Development Code under RC -Regional Commercial, CBC Campus Business Center and LI -Light Industrial zones. (2) Accessory Uses: None (3) Conditional Uses: Per Town of Marana Land Development Code requirements under RC and LI zones, as well as residential development at a density of less than 6 units per acre. (4) Non -Residential Development Standards: a. Maximum Lot Coverage: 90% b. Minimum Lot Size: None c. Maximum Building Height: 65 feet 44 Part III — Development Regulations & Design Standards d. Minimum Landscape Coverage: 10% of gross site area e. Minimum Building Setback: (a) To Streets: 20 feet (b) To Adjacent Residential Development: A 20 foot buffer with a minimum 10 feet landscaping and a 6 foot screen wall. Setbacks shall increase one foot for each foot of height in excess of 20 feet. f. Minimum Lot Width: None g. Minimum Lot Depth: None h. Parking: per Town of Marana Land Development Code. (5) Residential Development Standards: a. Per Development Standards for Attached, Detached and Multi -Family defined in MDR, MHDR and HDR land use designations. b. Maximum 693 residential dwelling units. If all 396 dwelling units are not developed in Residential (R) Planning Areas the remaining units are allowed to be applied / transferred to the EC Planning Areas. G. NON-RESIDENTIAL DESIGN CRITERIA The non-residential component of Linda Vista Village at Cascada is intended to follow the design theme already established for the non-residential portions within the Cascada Specific Plan by incorporating the same Design Criteria. Linda Vista Village and Cascada are being developed by the same developer, Red Point Development, and since they are neighboring properties, consistency in materials, architectural elements, and building massing, setbacks and orientation is preferred. The Commercial Design Criteria, as outlined in the Cascada Specific Plan approved December 5, 2006, will provide the non-residential design criteria in which Linda Vista Village will follow and adhere to. H. OPEN SPACE DEVELOPMENT REGULATIONS Open space within Linda Vista Village takes shape in many forms including Natural Undisturbed Open Space (NUOS) and Common Areas (CA) comprised of Open Space / Drainage and Open Space / Recreation. Open space is the connective back bone that ties the community together providing a variety of opportunities for both passive and active recreation. Additionally, open space corridors will provide areas for riparian habitat. A total of approximately 55.0 acres is planned as open space. The NUOS and CA areas within the Specific Plan are shown in Exhibit II: D.1 - Land Use Concept Plan, p. 13. 1. Natural Undisturbed Open Space (NUOS) Areas within the development that are designated as NUOS have been set aside as open space areas that are not a part of any planning area or specific development parcel. These NUOS Linda Vista Village at Cascada Specific Plan 45 December 2015 Part III — Development Regulations & Design Standards areas shall be preserved with limited disturbance allowed. Careful site planning has been done to minimize crossings of the NUOS areas, allowing for the NUOS to be as continuous as feasible. 2. Common Area (CA) Common Area (CA) will be characterized as open space areas that provide recreation, active and passive open space, drainage and trail facilities. Parks are encouraged in the Employment Center (EC) planning areas to enhance the overall community experience. Recreation areas will be required in planning areas developed as a residential use to provide a community feature for the residents. Recreation areas and parks will be located in a common area. Common areas include neighborhood parks, pocket parks, drainage and buffer areas, private streets, alleys, sidewalks and landscape areas adjacent to the right-of-way. Program elements may include: ramadas and shade structures, play areas, tennis courts, BBQ areas, picnic tables, skate park, benches, turf areas, and similar gathering areas. These areas may be located adjacent to or within drainage features and/or detention basins and should be connected by the overall trail system. Common areas may include the following open space categories: Open Space / Drainage areas will consist of linear open space corridors along natural drainageways. These open space corridors follow the natural drainage patterns of the site and provide opportunities for the development of trails along the side of washes. The common areas allow for connectivity to different planning areas within Linda Vista Village. These areas will be utilized for conveyance of off-site and on-site water, retention facilities, and may contain limited recreational amenities such as multi-purpose sports fields, play equipment, or multi -use trails. At trail or roadway crossings, grade control structures will be incorporated to maintain a stable channel condition. Open Space / Drainage areas are planned along the eastern boundary and then traverse the site to the south west corner of the property. Portions of these areas will be enhanced with native plant species to provide visual buffering, wildlife habitat and connectivity for wildlife. Open Space / Recreation areas will be located within the planning areas as general open space and recreation areas with passive and active open space areas, unifying the overall site both physically and visually. These areas will be planned in detail at the design and platting stages of development and are not shown on the Land Use Concept Plan of the Specific Plan. The following regulations shall apply to areas within Linda Vista Village that are planned as Common Area land uses. (1) Permitted Land Uses: a. Trails b. Community recreation facilities such as sports fields and other recreation structures including but not limited to: basketball courts, volleyball courts, and picnic areas. c. Other uses and facilities typically associated with parks, open space, trails and recreational uses d. Utility easements and maintenance roads 46 Part III — Development Regulations & Design Standards e. Retention and detention basins f. Drainage facilities g. Multipurpose facilities that serve regional recreation needs and provide on-site stormwater detention/retention. h. Kiosks, community signage and monumentation and similar uses shall be allowed i. Underground wet and dry utilities (2) Construction Standards: a. Open Space / Drainage areas and Common Areas may be utilized for stormwater management mitigation and provide on-site retention/detention facilities in keeping with the current function of the land. b. All disturbed areas will be landscaped or revegetated. c. Turf areas within sport fields shall incorporate water harvesting where feasible and may serve as detention/retention facilities. 3. Trails Multi -use trails shall be provided throughout the community, offering an alternative form of connectivity for the project. The trail system will provide a connection to the routes along Linda Vista Boulevard linking to the regional trail connections on Twin Peaks Road. The internal multi -use trail system will provide non -vehicular circulation through three (3) types of circulation classifications: Roadway Sidewalks, Pathway Trails along open -space links, and Drainageway Trails. (1) Roadway Sidewalks: Sidewalks will be located along all collectors and local streets. For collector roadways the sidewalks will be detached and provide a landscaped area of a minimum of five (5) feet between the walk and the street curb. Residential local streets will have detached sidewalks. (2) Pathway Trails: Trails along open space will provide links between planning areas and may integrate passive recreation amenities such as landscaping, seat benches/walls, signage, etc. (3) Drainageway Trails: Trails shall be located along one or both sides of the washes linking the overall trail network to the spine trail along the collector roadway. The drainageway trails will provide for a natural experience along the existing washes. Trails in the drainageways and natural undisturbed open space (NUOS) shall not exceed four (4) feet in width or be located in the sandy bottom of washes. Linda Vista Village at Cascada Specific Plan 47 December 2015 Part III — Development Regulations & Design Standards 4. Maintenance All common areas owned by the Property Owners Association, except those areas maintained by the Town of Marana, shall be maintained by the Property Owners Association. The Master Developer and the Town of Marana may enter an agreement to dedicate and transfer the management of specified open space areas to the Town of Marana. I. UTILITY DEVELOPMENT STANDARDS 1. On-site and off-site sanitary sewer will be designed and constructed to Pima County standards. It is intended that the project can be provided gravity sewer service through the construction of 8 inch laterals that will connect directly into the existing 8 inch Oasis Hills Outfall Sewer and 8 inch Marana Center Public Sewer Phase I. 2. All new on-site electrical, telephone and other cables shall be placed underground where feasible and shall be designed and constructed in accordance with utility service provider and Town of Marana standards. 3. A potable water system, if provided, shall be designed and constructed in accordance with the Marana Water standards. 4. Fire flow shall be designed and constructed in accordance with the requirements of the appropriate fire district. J. ROADWAY STANDARDS 1. Minimum Roadway Development Standards (1) Application In addition to the Town of Marana current roadway standards, the Linda Vista Village at Cascada Specific Plan shall be able to utilize custom roadway sections provided in Appendix D -Street Sections. (2) Roadway Design Elements The following flexibility in roadway criteria shall apply to the Town of Marana current roadway standards as part of this Specific Plan. a. Cul -de -Sacs: For streets with dead end lengths exceeding 660 feet, approval of the location and type of turn around area (bald head cul-de-sacs or qualifying driveways) will be required by the Town Engineer, Planning Director and Northwest Fire District. 48 Part III — Development Regulations & Design Standards b. Reverse Curves: The use of reverse curves without tangents for design speeds of 25 MPH or less is acceptable. c. Roundabouts: Roundabouts will be designed in accordance with standards found in the FHWA's Roundabouts: An Information Guide, as well as current Town of Marana roundabout design standards, and will be placed at locations approved by the Town. K. LANDSCAPE STANDARDS A landscape theme will be established creating a community framework for all common and public areas. Consistent landscape planting will be encouraged to include a Sonoran Desert plant palette and other drought tolerant species. The landscape framework for Linda Vista Village is intended to blend into and enhance the existing on-site and surrounding landscape. The design intent is to maintain a desert theme, incorporating low water use trees, shrubs, groundcovers, and accents that will provide shade, visual interest, buffering and aesthetic values to the project. 1. Streetscape Character The Streetscape Character will promote a sense of community identity, establishing a framework that will be utilized throughout Linda Vista Village. The integration of design elements such as uniform sidewalks and patterned planting areas will emphasize the Sonoran Desert landscape. The Street Tree Program will use "signature trees" in a straight line on the arterials and collector streets with trees lining the internal commercial and neighborhood streets. 2. Landscape Transition Areas The perimeter of the property and planning areas are important landscape treatments to integrate appropriate screening. The edge of the property adjoining undeveloped desert should have a treatment area to create a transition to a more natural state. Informal plant groupings are encouraged. The treatment of landscape transition areas shall comply with Town of Marana and Specific Plan requirements and requires Design Review Committees review and approval. Walls over fifty (50) feet long and three (3) feet high that are visible from a public street shall have changes in color and texture with varied articulation. Itis important to the community aesthetic to minimize long runs of monotonous wall facades by adding this variation. 3. Hardscape Design Elements Hardscape design elements serve aesthetic and functional uses. Elements such as paving, mailboxes, benches, and trash receptacles create opportunities to reinforce the design character for Linda Vista Village. The following criteria are to be used in evaluating all hardscape items: • Security, safety, comfort and convenience of the user (including physically challenged persons). Linda Vista Village at Cascada Specific Plan 49 December 2015 Part III — Development Regulations & Design Standards • Simplicity in design and function. • Compatible form, color and scale with surroundings and other street furniture. • Cost-effectiveness. • Street furniture should be incorporated in park or landscape spaces and off-street amenity areas to the greatest extent possible, with an emphasis on minimizing safety, policing, and security hazards L. MONLIMENTATION & SIGNAGE A Planned Sign Program shall be developed for the site to establish and maintain a consistent design character over the course of the build out. The Planned Sign Program shall include the Linda Vista Village at Cascada Sign Plan determining the signage and monumentation program relating to the overall framework of the community. Examples include gateway monumentation, community monumentation and community wayfinding. In addition, individual Planning Area Sign Plans shall be developed for each Planning Area as a supplement to the Linda Vista Village at Cascada Sign Plan. For the purpose of this document, monumentation and signage are treated separately, but monumentation may have a sign component. All monuments and signage shall conform to the Linda Vista Village design standards. All monumentation should be placed in easements, common areas and/or the public right-of-way as dedicated by final plat or by separate legal instrument, and shall conform to the sight visibility standards of the Town of Marana. The design and location of monumentation shall be reviewed and approved by the Design Review Committee (DRC) before submittal of plans to the Town. The Linda Vista Village at Cascada Sign Plan and each Planning Area Sign Plan shall be reviewed and approved by the DRC before being submitted to the Town of Marana. The Linda Vista Village at Cascada Sign Plan shall be submitted as a supplement to this Specific Plan, and shall be approved by the Planning Director prior to approval of the first plat. The Planning Area Sign Plans shall be submitted as a supplement to this Specific Plan subsequent to the Linda Vista Village at Cascada Sign Program. Monumentation and signage standards shall supersede the Town of Marana sign standards. 1. Monumentation Monumentation is an essential design element for the project. Uniform monumentation design shall provide visual continuity throughout all phases of development and establish the unique identity of the community. In addition to informing and directing, all monuments shall be designed to remain generally consistent with the materials, color, size and scale of adjacent community elements. a. Monumentation: A series of monumentation styles are planned to establish a hierarchy of major and minor entries. The height and width of the monumentation shall vary according to the placement and use of the monument. Forms, colors, materials and textures used in 50 Part III — Development Regulations & Design Standards both primary and secondary community monumentation shall complement the character elements of the property. Each commercial entry may be unique. However, common elements, such as materials and forms, shall conform to the overall community character. The name of the commercial center and its tenants may be used on either (or both) primary and secondary monumentation. The height and width of monumentation shall vary according to the placement and use of the monument. b. Wayfinding: Aseries of wayfinding monuments shall be implemented within the property to assist directing automobile and pedestrian traffic. 2. Signage Uniform sign design shall provide visual continuity throughout all phases of development, as well as help to create the unique identity of the community. In addition to informing and directing, all signs shall be designed to remain consistent with the materials, color, size and scale of the immediately adjacent community elements. All traffic -related signs, including street -name signs, shall conform to the Manual on Uniform Traffic Devices (most recent edition) and Town of Marana standards. 3. Materials / Color Scheme An effort should be made to achieve consistency between building style and sign design. The message a sign conveys is affected by the materials and colors used in combination with one another. Color schemes for signage should relate to other signs, graphics and color schemes in the vicinity to achieve an overall sense of identity. M. PUBLIC ART Public art is envisioned as and art/sculptural element planned to enhance public spaces as part of larger development programs for Linda Vista Village. Public art may be implemented in public spaces per discretion of the developer. All public art improvements will be reviewed and approved by the Linda Vista Village at Cascada Design Review Committee. Public art requirements are as follows: a. All commercial buildings greater than 50,000 square feet shall provide public art. For commercial sites with more than one (1) building larger than 50,000 square feet, a Public Art Master Plan may be developed to coordinate the artwork and placement to enhance the site and create opportunities for synergy and shared art work within the community. b. All public art should generally reflect the character, heritage and traditions found in Southern Arizona and the southwest. c. Public art shall be located in public spaces and may be integrated into an element on a structure or building. Monumentation will not be considered public art. Linda Vista Village at Cascada Specific Plan 51 December 2015 Part III — Development Regulations & Design Standards N. DRAINAGEWAY STANDARDS Drainageway cross-sections will remain natural along all of the major watercourses, where possible. Development will avoid 100 -Year floodplains along these corridors and erosion setbacks will be provided in accordance with Town of Marana requirements. Small washes will be channelized as necessary to collect local off-site and on-site drainage which will be conveyed to one of the natural wash corridors. Channelized washes will be constructed with stabilized banks of soil cement, rock riprap or gunite depending on site specific needs. Channel bottoms will remain earthen except where a potential for severe erosion is identified. The top width of channelized drainageways is expected to range from 10- feet to 30 -feet and sideslopes to vary from 1:1 to 3:1. The final design for all drainageways will comply with all Town of Marana drainage and grading standards. Interceptor channels will comply with Drainage Standards Manual Section 8.5.13.2 unless otherwise agreed upon with the Town of Marana. 52 Part IV. Part IV — Implementation & Administration PART IV - IMPLEMENTATION & ADMINISTRATION A. PURPOSE& INTENT This section of the Linda Vista Village at Cascada Specific Plan outlines the implementation of the plan during the development of the community. It identifies the responsible party to ensure the community is built in coordination with infrastructure improvements, providing logical growth and continuity of the community design and character. General administration and specific plan amendment procedures shall be defined in this section of this Specific Plan. LEI" U11 0 1164:1 1XII 11,11 asirOW9101 101OK911001 ILI If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations in the Town of Marana Land Development Code that are applicable for the most similar issue, condition or situation shall be applied by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. GENERAL IMPLEMENTATION RESPONSIBILITIES The implementation of this Specific Plan is the responsibility of the Master Developer, the Builders/Developers, any quasi -government community facilities or improvement district that is created, Property Owners Association (which may include any design review committees) and the Town of Marana. The Town of Marana Development Services shall be responsible for ensuring all policies and standards in the Specific Plan are adhered to during the review, development and construction of the Linda Vista Village. Upon request of Developer, the Town staff shall process any request for a Community Facilities District (CFD) pursuant to A.R.S. § 48-701, et seq. and the Town's Guidelines for Establishment of Community Facilities Districts, and the Town Council shall reasonably consider such request fora CFD. D. DEVELOPMENT REVIEW PROCEDURE All development plans and subdivision plats within Linda Vista Village shall be subject to and implemented through the review and approval process in conformance with this Specific Plan. In addition, all development within Linda Vista Village is subject to the building permit and review process as defined by the Town of Marana and this Specific Plan. Linda Vista Village at Cascada Specific Plan 53 December 2015 Part IV — Implementation & Administration Prior to submitting preliminary and final subdivision plats and/or development plans to the Town of Marana, applicants shall submit all plans to the DRC for approval. The Master Developer and DRC reserve the rights to review, comment, approve or deny any design or architectural aspect of the development that affects the exterior appearance of any structure or area of land. This includes, but is not limited to, the review of site plans, signage, landscaping, entry features, street standards and architecture for conformance to the Development Standards and Design Standards outlined in this Specific Plan. Plans shall be revised and resubmitted until all comments and issues from the DRC are resolved prior to submitting to the Town of Marana. All Sign Program and Design Guideline applications shall be processed by the Planning Department as an administrative review and approval. Administrative approval can be with or without conditions. Minor Amendments to an approved subdivision plats and Development / Site Plan may be approved administratively by the Planning Department. E. DESIGN REVIEW PROCESS It shall be a requirement of this Specific Plan that, subsequent to its approval and prior to the submittal of any preliminary subdivision plat or development /site plan within the Specific Plan, a standing Design Review Committee (DRC) shall be established. Thereafter, the DRC shall review and approve individual development /site plan filings (for commercial development) and subdivision plat submittals (for residential development) for conformance to the Specific Plan and the CC&R's prior to submittal to the Town for its review and approval. F. PLANNING AREA USES Conditional Planning Area uses require review and approval by the Design Review Committee (DRC) and the Planning Commission and/or Town Council to ensure compatibility with surrounding uses. Approval of these uses may be conditioned upon proactive mitigation measures being implemented in association with the approved conditional use. All conditional uses shall be approved by the DRC prior to submittal for review / approval by the Town. 54 Part IV — Implementation & Administration G. PHASING Phasing shall occur in a logical and cost effective manner based on infrastructure extension, availability of utility services and market conditions. The project shall be built in several phases, as future conditions dictate. The spine infrastructure needed to serve the community shall be constructed and extended as needed for the development. Current estimates of build -out are six (6) to fifteen (15) years. The purpose of planning the phasing is to ensure adequate infrastructure is available for the planned development. The phases of development may occur in a different order, or concurrently, at the discretion of the Master Developer. H. SPECIFIC PLAN ADMINISTRATION 1. Enforcement This Specific Plan shall be administered and enforced by the Town of Marana Development Services Department, in accordance with the provisions of the Specific Plan and any applicable provisions of the Town of Marana Development Code. 2. Protected Development Rights / Vested Rights To ensure reasonable certainty, stability and fairness to Developer and the Town for a reasonable period of time, Developer and the Town agree that the zoning designations, uses, and densities that now apply to Linda Vista Village at Cascada or shall apply to the property upon the effective date of the Specific Plan. This Specific Plan will be vested in perpetuity at the recording of the first final plat within the project boundary, but in all events it shall remain in effect and shall not be changed after the execution of this Agreement without the mutual written agreement of the Developer and the Town. 3. Administrative Change Changes to the provisions of this Specific Plan may be made administratively by the Town of Marana Planning Director, provided the changes are not in conflict with the overall intent set forth in the this Specific Plan and do not change the land use designation for a planning area. Any changes shall conform to the goals, objectives and policies of this Specific Plan. Amendments to the approved Specific Plan may be deemed necessary to respond to changes in site conditions, market conditions, and financing to meet requirements or preferences of users and developers in Linda Vista Village. Unless otherwise required by applicable law, any change or modification to this Specific Plan shall be considered a minor change, and will be processed by the admin- istrative approval of the Town's Planning Director. Such amendments and changes shall, upon approval, be attached to the Specific Plan as an addendum and become part thereof. Minor changes do not require public notification or public hearings. Linda Vista Village at Cascada Specific Plan 55 December 2015 Part IV — Implementation & Administration Revisions and amendments to the Specific Plan that are minor in nature or reasonable extensions other than those applied as a condition of approval shall be submitted for review and approval administratively by the Planning Director, subject to appeal to the Planning Commission and Town Council. Significant changes, additions or omissions shall be submitted for review and approval by the Planning Commission and Town Council. Categories of authorized minor administrative change and amendments to the Specific Plan shall include, but are not limited to: • The addition of new information to this Specific Plan, maps or text that does not change the effect of any regulations, standards or guidelines established in the Specific Plan. • Changes to the community infrastructure planning and alignment, such as roads, drainage, water and wastewater systems that do not increase the development impact in the Specific Plan area. • Changes to development standards that are in the interest of the community and do not affect public health, safety or welfare issues. • Approval and updates in general conformance with the Specific Plan, the Linda Vista Village at Cascada Master Sign Plan or Planning Area Sign Plans. • Changes to the development plan boundaries due to platting. Minor adjustments to development plans areas, drainage areas and other technical refinements to this Specific Plan due to the adjustments in final road alignments, drainage areas and utility easements. • 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. • Addition of development standards more restrictive than development standards of the Town of Marana or those established in this Specific Plan. Exemptions: The following shall not be considered an amendment to the Specific Plan and shall require the approval of the Town Planning Director: The density distribution shown in Linda Vista Village is conceptual and is provided for illustrative purposes only. The total number of dwelling units shown per land use area does not establish a regulatory count. The determination of the actual distribution of dwelling units in a planning area at the Development Plan and Preliminary Plat/Final Plat process shall not constitute an amendment to the Specific Plan. Density transfers across planning areas is permitted. 56 Part IV — Implementation & Administration 3.1 Planning Area Boundaries The boundaries and acreage of all planning areas within this Specific Plan are shown on the Linda Vista Village Land Use Concept Plan (Exhibit II: D.1 -Land Use Concept Plan, p.13). Where a planning area abuts an internal street or drive, the boundary shall be the centerline of that street. Where a planning area abuts another land use area, the boundary shall be as shown on the Linda Vista Village Land Use Concept Plan. Changes in the boundaries and acreage of planning areas shall be permitted as an administrative change as follows: a. The size of any development parcel or Planning Area shown on the Linda Vista Village Land Use Concept may increase or decrease 10% after final determination, through the platting process. b. No amendment to this Specific Plan shall be required for an increase or decrease in development parcel or Planning Area boundaries internal to the site, which results in increases or decreases to those areas amounting to less than 10% of the area of each parcel area. The Master Developer shall keep and submit accurate records of such boundary shifts and inform the Town of Marana Planning Department of the area changes. c. The final boundary of any planning area shall be established when the final block plat is prepared for that area. 4. Substantial Change This Specific Plan may be substantially amended by the same procedure by which it was adopted. Each request shall include all sections or portions of this Specific Plan that are affected by the change. The Planning Director shall determine if the amendment would result in a substantial change in plan regulations, as defined in the Town of Marana Land Development Code. The decision of the Planning Director regarding the determination of a substantial change shall be subject to appeal to the Town of Marana Town Council. 5. Interpretation The Planning Director shall be responsible for interpreting the provisions of the this Specific Plan. Any applicant aggrieved by the Planning Director's interpretation may request an appeal to the Board of Adjustment within fifteen (15) days from the date of the interpretation. If any provision of the Design Standards is considered ambiguous or unclear, the Planning Director shall be responsible for interpreting the intent of the Specific Plan. 6. Fees Fees shall be assessed as indicated by the Town of Marana's adopted fee schedule that is in place at the time of development. Town of Marana collects Impact Fees for Parks, Streets, and Water. Base fees may be adjusted as a result of creditable infrastructure the development may provide. Linda Vista Village at Cascada Specific Plan 57 December 2015 Part IV — Implementation & Administration 7. Annual Report At the platting stage, the Master Developer shall provide Town staff with a Monitoring Program. This shall provide Town of Marana staff with information to assess the impact of proposed developments on existing infrastructure and determine the needs of future development. 58 Appendix Appendix A — Definitions APPENDIX A - DEFINITIONS For the purposes of the Linda Vista Village at Cascada Specific Plan, other than those listed below, the definitions contained in Title 3 of the Town of Marana Development Code shall apply. Accessory Structure A structure that is incidental to the principal use on the lot, such as a play structure. An accessory structure shall be located behind the primary structure. Alley Loaded A residential product that provides the primary vehicular access from public streets through a private alley at the rear of the residence (rear yard), while the primary pedestrian entrance is located at the front of the residence (front yard). Alteration Any change in size, shape, character, occupancy, or use of a building structure. Builder / Developer The Builder / Developer is the purchaser of development areas of the Linda Vista Village at Cascada, and is responsible for the building or development within the areas of their ownership. Building Height Height shall be measured from finished pad grade to the highest point of the roof line. Building Setback The perpendicular distance from the perimeter property line of a lot designed on a subdivision plat of a developed area to the building occupying that lot. Clustered Parking Designated grouped parking spaces or a parking lot accessed from an alley, private street, or public street. For example, ninety (90) degree parking bays accessed from an alley, private street, or public street; parking bays in the center island of an enlarged cul-de-sac. Commercial A use operated for profit or compensation. Commercial uses can include, but are not limited to: convenience stores, gasoline service stations, package liquor stores, grocery stores, drug stores and home improvement stores, laundry services and retail shops. Linda Vista Village Specific Plan at Cascada A-1 December 2015 Appendix A — Definitions Commercial - Regional Regional commercial centers are intended to serve as the focal points of regional commerce, identity, and activity. They contain a diversity of uses such as corporate and professional offices, retail malls, entertainment and supporting services. Development Areas Areas described on the Land Use Concept Plan as "planning areas" are subareas of the Specific Plan with specified permitted uses and regulations covering the development of those uses. Employment - Regional Regional Employment Centers are areas that provide economic benefit and opportunity to the entire region. They are defined by large areas of employment generating uses including but not limited to: office, commercial, research and development, financial institutions, health care facilities, governmental offices, tourism and hospitality, entertainment and/or light industrial uses. Gross Acres The total number of acres within a planning area (including rights -of- way). Guest Home A secondary residence which may be an attached or detached structure from the primary residence. Aguest home may provide limited kitchen facilities, including no more than a two burner stove, a reduced size refrigerator, sink, and microwave oven. Guest homes are subject to DRC review and approval. These units may not be for rent. Also known as a Granny Flat. Light Industrial Industrial land uses that are not noisy, polluting, or otherwise obnoxious. Uses may include but are not limited to the following: Bio -technology facilities; Research, assembly, testing and repair of components, devices, equipment and systems and parts; Newspaper, magazine publishing; Optics and optical science facilities; Radio and television broadcasting; Research laboratories and facilities, development laboratories and facilities including compatible light manufacturing; Telecommunications call center; and, Warehouse and distribution in connection with a permitted use. Live / Work Unit A building or space within a building used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work. Lot Coverage The area covered by the buildings and accessory building. A-2 Appendix A — Definitions Management Program The program developed by the Master Developer with the assistance of the State of Arizona Game and Fish Department following the guidelines provided by such regulatory entity. This Management Program identifies the Master Developer responsibilities for the management and maintenance of areas designated NUOS (Natural Undisturbed Open Space or Set -Aside Areas). Master Developer The Master Developer for the Linda Vista Village at Cascada and/or its assigns of all or certain phases of the project will be the entity responsible for providing the spine infrastructure, including roads, sewer and water for the project. The Master Developer shall form any required quasi - government community facilities district, the Property Owners Association and design review committees. The Master CC&R's will be recorded by the Master Developer. Maximum Density The maximum residences per acre (RAC) of a planning area, or portion thereof, as permitted by the applicable density range. Maximum Lot Coverage The area by percent (%) to be occupied by the building footprints (including all accessory buildings). Multipurpose Facilities In Linda Vista Village at Cascada Specific Plan, Common Area Open Space areas provided as Open Space Recreation (OSR) serve multiple functions. These areas collect stormwater channeled by tlrainageways providing on-site retention/detention. In addition, these areas include numerous passive and active recreation amenities and may provide recreational opportunities. Natural Undisturbed Open Space (NUOS) These areas have been defined by parcel name in the Specific Plan and will be designated specifically in the block plat as natural open space areas that are not part of any lot or specific development parcel. They will be managed primarily for their natural resource values. Open Space / Common Area All common areas (with the exception of streets, alleys, and concrete channel bottoms of drainageways), parks and trail corridors in the Linda Vista Village shall be considered open space. Integration of drainage facilities and recreation areas are encouraged where practical to provide additional open space opportunities. Open Space I Drainage (OS/D) Areas of open space utilized for conveyance of off-site and on-site water, retention facilities, and may contain limited recreational amenities such as multi-purpose sports fields, play equipment, or multi -use trails. Linda Vista Village Specific Plan at Cascada A-3 December 2015 Appendix A — Definitions Open Space / Recreation (OS/R) Areas located within the planning areas as general open space and recreation areas with passive and active open space areas. Planning Areas Areas described in the Land Use Concept Plan as R, EC, NUOS and CA. These areas are each designated "Planning Areas", and are sub -areas of the Linda Vista Village Specific Plan with specific permitted uses and regulations covering the development of those uses. Planning Director The individual who is acting or appointed director of the Town of Marana Planning Department, or any administrator who is acting on behalf of the Town of Marana Development Services Department. Professional Office Project Employment oriented uses that include, but are not limited to: general office, medical complexes and business parks, including attorneys, doctors, medical clinics, corporate headquarters, insurance brokers, photographic studios, real estate brokers, stockbrokers, and other persons who operate or conduct offices which do not require the stocking of goods for sale at wholesale or retail. The Linda Vista Village at Cascada Specific Plan development project. Recreational Activities or Sites Any private land designation for the establishment of structures or areas in which to provide recreational activities such as health club/spa, country club, or golf course clubhouse. Residential Court An arrangement of single-family residential homes built around a common shared driveway. Setbacks for these clusters of homes are calculated on the project boundary, rather than individual lots. This arrangement creates a unique streetscape by avoiding garage domination and allowing varied building orientations. Residential -Multi-Family Two or more dwelling units in any configuration (semi -attached, attached, or grouped) for permanent residency on a rental, lease or are individually owned which are all located on a single lot (such as stacked flats, condominiums, apartments, and similar configurations). Residential Over Retail Residential use over a commercial/retail use. Separate access is required to the residential use. A-4 Appendix A — Definitions Residential - Single Family Attached A dwelling unit attached to one or more dwelling units by structural elements common to the attached units with each dwelling unit located on its own individual lot (such as duplexes and triplexes). The structural elements include common wall construction, roof, or other similar improvement. Elements like trusses, beams, and patio walls are not included. Residential - Single Family Detached One residential dwelling unit per lot. May include a guest home. Retail A commercial enterprise that provides goods and/or services directly to the consumer, where such goods are available for immediate purchase and removal from the premises by the purchaser. Single -Family Residential A dwelling type which permits detached, attached (two or more), townhouse, zero lot line, Z -lot line, patio home or similar residential unit. This excludes manufactured or modular units. Specific Plan The Linda Vista Village at Cascada Specific Plan. Spine Infrastructure Those systems necessary to provide development opportunities to the Linda Vista Village at Cascada site. These systems include access roads, residential collectors and associated streetscapes, trunk sewers, irrigation, water mains, electric lines, gas, fiber optics, and phone lines and cable television facilities in the major streets. The Town The Town of Marana, Arizona. Transit Stop A transit stop (for example a bus stop, shuttle stop, or transit facility) for public transportation. Linda Vista Village Specific Plan at Cascada A-5 December 2015 Appendix B — Development Capability Report APPENDIX B - DEVELOPMENT CAPABILITY REPORT A. PURPOSE& INTENT This component of the Linda Vista Village at Cascada Specific Plan identifies the natural and existing conditions on and around the site, and analyzes the suitability of this plan for development. Site inventory and analysis is the primary design tool guiding how development will integrate natural and existing features of the site into a harmonious community design. This Development Capability Report follows the Town of Marana requirements provided in Section 05.06.02(D) of the Specific Plan Application of the Town of Marana Land Development Code. The following natural and existing features were analyzed to assure future development of the site is feasible and the site design takes advantage of all existing opportunities to enhance the character of the Linda Vista Village community. • Existing Land Uses and Zoning • Adjacent Property Information • Topography and Slope • Hydrology and Water Resources • Existing Vegetation • Wildlife • Views • Traffic Circulation and Road System • Recreation, Open Space and Trails • Cultural Resources • Existing Infrastructure and Public Facilities • Project Constraints B. EXISTING LAND USES 1. Existing On-site Land Uses Per the Marana 2010 General Plan, the four (4) parcels that constitute the site include Master Plan Area and Single Family Residential Land Use designations. 35.84 acres north of Linda Vista Boulevard (parcel ID 216-519-5800) are designated as Master Plan Area, while approximately 119.12 acres south of Linda Vista Boulevard (parcel ID's 221-06-004C, 221-06-0020, and 221- 04-002B) are designated as Low Density Residential. The Linda Vista Village site is currently undeveloped. For existing land uses see Exhibit B: B.2 - Existing Land Use, p. B-5. Linda Vista Village at Cascada Specific Plan B-1 December 2015 Appendix B — Development Capability Report 2. Existing On-site Zoning Per the Town of Marana Zoning, current zoning comprising Linda Vista Village at Cascada include F Cascada Specific Plan NUOS), R-6 (Single Family Residential), R-8 (Single Family Residential), and Zone C (Large Lot). See Exhibit B: B.3 -Existing Zoning, p. B-6. 3. Contextual Information on Property within a 1/4 mile a. Existing Zoning See Table B: B.1 - Contextual Information on Property within 1/4 Mile, p. B-3, and Exhibit B: B.3 - Existing Zoning, p. B-6. Per the Town of Marana Zoning Map, parcel ID 216-19- 5800 is zoned as Cascada Specific Plan, while parcel ID's 221-06-004c and 221-06-0020 are zoned for Single Family Residential. See Exhibit B: B.4 -Adjacent Specific Plan Land Use, p. B-7 for land use designations of Specific Plan areas. b. General Plan Land Use See Table B: B.1 - Contextual Information on Property within 1/4 Mile, p. B-3. c. Existing Land Use See Table B: B.1 - Contextual Information on Property within 1/4 Mile, p. B-3. d. Number of Stories of Existing Structures See Table B: B.1 - Contextual Information on Property within 1/4 Mile, p. B-3. e. Pending Specific Plans Per Town of Marana Planning there are no pending Specific Plans within a 1/4 mile of the site. f. Approved Specific Plans Per Town of Marana Planning, the Cascada Specific Plan and the Marana Spectrum Specific Plan are within a 1/4 mile of the site. See Exhibit B: B.3 - Existing Zoning, p. B-6. The Cascada Specific Plan was approved by the Town Council on December 5, 2006 by Ordinance 2006-23, a Final Plat was then approved on January 6, 2009 by Resolution 2009-01. Currently it remains under development. The Marana Spectrum Specific Plan was approved by the Town Council on August 7, 2007 by Ordinance 2007.19 and was twice amended, last on May 6, 2014 by Ordinance 2014-010. The subdivision plat known as the Marana Center was approved on August 5, 2014 by Resolution 2014-073 and is currently under development. g. Subdivisions and/or Development Plans Approved See Exhibit B: B.5 - Existing/Approved Subdivisions, p. B-8. h. Adjacent Architectural Styles Traditional Southwestern Ranch as per Town of Marana Land Development Code. B-2 Appendix B — Development Capability Report 4. Location& Ownership of Wells /Well Sites within 100'from Site According to the Arizona Department of Water Resources, there are no well sites within 100 feet of the site. See Exhibit B: B.6 Wells within 100' of Site, p. B-9. TABLE B: B.1 CONTEXTUAL INFORMATION ON PROPERTY WITHIN 1 /4 MILE. Property Zoning General Plan Land Use Existing Land Use # of Stories Linda Vista Village e F, R-63 R-83 Zone C Master Plan Area Undeveloped p NA at Cascada (Large Lot) Low Density Residential North, NE F, C, SR Master Plan Area, Partially developed, 1 and 2 Low DensityResidential Single Family Residential 9 Y East C, R-6, SR, Low Density Residential, Partially developed, 1 and 2 MR -1 Medium Density Residential Single/Multi-Family Residential Southeast R-8 Low Density Residential Undeveloped NA South E, C, R-6 Low Density Residential Partially developed 1 Southwest C, E, LI Industrial, Partially developed, NA 1-10 Corridor Transportation Corridor West, NW F Master Plan Area Partially developed NA SOURCE: PIMA COUNTY GIS; TOWN OF MARANA 201 0 GENERAL PLAN, OCTOBER 2014 Linda Vista Village at Cascada Specific Plan B-3 December 2015 Appendix B — Development Capability Report Exhibit B: B.1 - Context Plan Source: Pima County GIS, February 2015 LEGEND F—I Cascada North Specific Plan F—I Cascada Specific Plan F—] Marana Spectrum Specific Plan r--1 _ Project Site 0 Town of Marana B-4 -,a Cortaro Farms Road. -Mg NORTH 0 0,26 0.5 1 Moe SSE; I R = 0.5 mibs r Appendix B — Development Capability Report IX Lll� — — 1/4 mile radius Source: Pima County GIS, February 2014; Marana 2010 General Plan LEGEND 0 Vacant/Undeveloped Project Site F-] Residential Single Family g Y ENNE Marana Town Limits MN F—] Open Space F—] Public/Institutional F—] Industrial Linda Vista Village at Cascada Specific Plan B-5 Exhibit B: B.2 - Existing Land Use Unincorporated Pima County I .&TH W 1}6or 2' IMF - SME: 1 ! 1000, December 2015 Appendix B — Development Capability Report Exhibit B: B.3 - Existing Zoning r Opp T. ep f ti y me F f �- % Q{� 1 MirNNX Qe CASCADA SPECIFIC PLAN _•��� " - I I MARANA SPECTRUM i SPECIFIC PLAN •i •� I ry 1 % • � E_ Tr � iL � J � � r � � i � 1/4 mile radius •r i ZE.L ' � MR -1: Multi -Family 0 y F—] VC: Village Commercial F—] LI: Light Industrial 0 SR: Suburban Ranch (Pima County) F—] GR -1: Rural Residential (Pima County) B-6 OF NORTH 2i' F—] F: Specific Plan [7 Project Site .NEON ■ EEEE Marana Town Limits Source: Pima County GIS, October 2014 LEGEND 0 C: Large Lot Zone 0 E: Transportation Corridor F—] R-6: Single Family Residential F-1 R-8: Single Family Residential F—] R-144: Single Family Residential •r i ZE.L ' � MR -1: Multi -Family 0 y F—] VC: Village Commercial F—] LI: Light Industrial 0 SR: Suburban Ranch (Pima County) F—] GR -1: Rural Residential (Pima County) B-6 OF NORTH 2i' F—] F: Specific Plan [7 Project Site .NEON ■ EEEE Marana Town Limits T Appendix B — Development Capability Report Exhibit B: B.4 - Adjacent Specific Plan Land Use a IT 1/4 mile radius NORN Source: Pima County GIS, February 2015; Cascada Specific Plan, 2006 20X' LEGEND 0 RC: Regional Commercial 0 OS/D: Open Space / Drainage 0 VC: Village Commercial 0 NUOS: Natural Undisturbed Open Space 0 Non -Specific Plan Area 0 EC: Employment Center P: Park %, Project Site F—] MHDR: Medium High Density Residential,,,, Marana Town Limits MN F-1 MDR: Medium Density Residential Linda Vista Village at Cascada Specific Plan B-7 December 2015 Appendix B — Development Capability Report Exhibit B: B.5 Existing/Approved Subdivisions 1 Irrq" LAl F 1 Cascada Village f r J �J,a I J E r •'' 1 i Oasis Hills II �_ r; f' y r, F - ■ ' L y ' •• a �Oas i s H i I I's F i �� ' L _' r _ � 1 Jk 4r ' r NIP } + F ar t, y � J �; C•ascada Village + T ��� • ' ;_• ■ _ ` r 1 L -MM� •+ f I � ,10 i �f I z 1 i L 1• - FIL 1 1 - EL s ■ Wh ■ Y' r■R +F �. ' : �� �'rt+ 1T Hartman Vistras E� F■ Marana Center `.F `t 911 1 a f n 5 ■• 1 Jr F 1• � � � ■ ; L�'' I •� � � iii �i i• Jr�L � is 1. F r -�•+ tr 1 t r 1• , av r I 1 1 V I �1 r Y1rIL dF 1- ' r L _ IL F } I - �..�� Marana5-9 I -W �� i - I• i ■ r ■err' i � stir �' I' 1 7 t _ sII L + ti ■ Ii i { ,� f M •� F ;Poo; IF _ � I � 4 11 s 1 i * 1 r ■i i L _ y 1 �• • * 1� J ti� 1T ■ i `J +L•• ` - ■ ■ + 7 J %r di .—r r + + i � • 1 1 I, , + 1 I L F 1' J 1 r r' I F y F,' L 1 L i 9 Source: Pima County GIS, October 2014 1 L rr+ j d 91 r r MMI- MI-1/4 mile radiLm 1/4 �+ . _ NORTH 20X' LEGEND SCALE --1" 1000' 0 Subdivision Project Site Marana Town Limits ■ ■ ■ ■ ■ ■ B-8 Appendix B — Development Capability Report Exhibit B: B.6 - Wells within 1 00'of Site / v' r .. r r-`- % , + + v J +. I �r C e-r'r N-011 I L F , 1 `�dr 4 JF 4L ' 1 T Gj r t 1 • ' •'� r rt S - * + • • •� ri F ' + �a � r L -'' i F 4 I �' i v f F O `V -i 1 1 , 1 Jr 1 ' - - � r • - , ^O i fiy I 1 r 1 I L' { } rii. _F r I F• - OrAr j1`11 ` ■ ' ; + 1 7 C,)l• 1 i r''� 1 , ' r f L iiKWKIR I*? VI IN O _ � - i r T15 1 +r qL �L Pe Z a� 1 i_ 9t1�• I V f •i •r ' ,r NI ar ', Y ' I 1 O 1.•' r 1 •1 '•' ' r • _ + r � �, a i ■+{� + *' +n� �-■1 KF• I � I � 1 ••1 •. L 1 1 91 r- R I I � F 1 k i _ r i +STT ! ■ 1 I 1 - JP A 10 M9 F - Pe ' ' 4 1 ' -L I F MINES MINES MINES IEEE MINES A k , , SIT ; 1' 1 .L ' -' `1 ' ' L IL Y 41M 9 1 1 JIL N. Nib,ry 1, IiL 1 41 1 1 - L NIL ■ 1 'L r 1 1 •' L 11 r L} 1� -� IN IM v - . 4�- �:' ' r _ - 1 -.F AMENhoms NINE .111 dHIE%*e ■ L IN 1 - - - - M{L� 1 1 ` 1 1 11 f r ri 100'radius T -TI r - f ■- '+ - 1 r L r L L �.,a 4him r •'r . i y it 1 f + • r i- f r' IL + • � L % 1 -+ IN 1 r - 1 i ■ F �T F 1 + , 1 i 1 F V 1 —IIN_ 1 _{y y- r F L t- 1 • �� -Ed L. - ■ 1 J A Pe NMTH IN Source: Pima County GIS; Arizona Department of Water Resources, October 2014 1000' 2" LEGEND - Col Water Well r- ,i Project Site L-_ J :NONE: Marana Town Limits ■ ■ ■ ■ ■ ■ Linda Vista Village at Cascada Specific Plan B-9 December 2015 Appendix B — Development Capability Report C. TOPOGRAPHY Topographic features of the Linda Vista Village at Cascada site were assessed by Presidio Engineering, Inc. 1. Significant Site Topography The topography of the site is characteristic of the Tortolita Mountains Alluvial Fan. The site is on the far downstream portion of the Tortolita Mountains Alluvial Fan, which is relatively flat and gently sloping to the southwest. To a very limited extent, the site includes some small irregular hills, which contain local slopes in excess of 15%. The elevation of the highest point on the site is approximately 2,236 feet. The elevation of the lowest point is approximately 2,152 feet and is located at the southwest corner of the site, adjacent to the proposed Marana Center commercial development. Existing topography at 2' contour intervals is shown on Exhibit B: C.1 - Existing Topographic Features, p. B-12. a. Hillside Conservation Areas No known Hillside Conservation Areas exist on the site. b. Rock Outcrops No known rock outcroppings exist on the site. c. Slopes of 15% or Greater The site includes a number of areas with 15% or greater slopes as delineated in Exhibit B: C.1 - Existing Topographic Features, p. B-12, but they are centralized into three (3) main areas. The first is a series of narrow bands at the northern portion of the site. The slopes are mainly located along the western side of a ridgeline which is more than 750 feet north of Linda Vista Boulevard and is therefore not visible. Additionally, this area is roughly 30 feet lower than the adjacent Oasis Hills development to the north. The second area is a narrow band located in the center of the site and is mainly concentrated around one of the existing flow lines through the site. The slopes are more than 1,200 feet south of Linda Vista Boulevard and roughly 24 feet lower in elevation. Additionally, the slopes are northwest facing and nearly 1,200 feet away from the adjacent Hartman Vistas development. Consequently, the slopes are relatively isolated and not visible from Linda Vista Boulevard and the adjacent developments. The third area is a narrow band located at the southeast corner of the site. The area faces northeast and is not visible from the adjacent Harman Vista development. Additionally, the slope is more than 2,000 feet south of Linda Vista Boulevard and is not visible. B-10 Appendix B — Development Capability Report d. All Other Significant Topographic Features The site is relatively flat and has no other significant topographic features such as prominent peaks or ridges. e. Pre -development Cross -Slope The pre -developed cross -slope of the development is relatively flat and uniform across the Specific Plan area. The calculated average cross slope is 4.57% and was calculated using the following values. Average Cross -slope Calculation Specific Plan Area = 155 Acres Contour Interval = 10 Feet Length of Contours = 34,602 Linear Feet Number of Contours = 9 Average Cross Slope = (Interval) x (Length of Contour) x (0.0023) x (Number of Contours -1) Specific Plan Area Number of Contours (10) x (34,602) x (0.0023) x 155 9 = 4.57% Linda Vista Village at Cascada Specific Plan B-11 December 2015 Appendix B — Development Capability Report Exhibit B: CA - Existing Topographic Features k _ f z ti r ti w' 40 1 � LL - }� f T Z P. 41 V � f 1 V 11 f J ti � r � � 5r•�' - r i 1 � L_ L5 �• �' � f t �•� � r k 1� • � • a L + •,� • 1' � � � 1 I � ~ - 1 I R' 1 1 1 • =' i yl --r 1. ti i7 f fF '• �■ ti 1 L }� L • r _•1L 1 L •L• . q ti " _ t L L _ y li � r �� •~ r r 1 k } 1 L 77L 1 ti� 1 5 T ' y 96%. - 1 L L 1 ■ L f l `• r ■ Source: Pima County GIS, October 2014 & Presidio Engineering, Inc., December 2014 "1 LEGEND F-1 Slopes >_ 15% Jurisdictional Determined Washes Project Site F-1 Contour Interval: 2' B-12 Appendix B — Development Capability Report D. HYDROLOGY This portion of the Linda Vista Village at Cascada Specific Plan includes pre -development on- site and off-site hydrologic characteristics and water resources. CMG Drainage Engineering, Inc. (CMG) conducted a preliminary drainage assessment for the project site based on the results of the 2011 flood insurance study for the Tortolita Piedmont, and upon recent hydrologic computations using the PC Hydro method. 1. Off-site Watersheds Affecting or Affected by the Site The property is affected by off-site drainage emanating from the Tortolita Mountain piedmont. The majority (approximately 80%) of the project site is impacted by FEMA Zone A01. Zone A01 indicates areas flooding during the 100 -year storm at depths of 0.5 feet to 1.5 feet. The remainder is mapped as shaded Zone X which indicates areas of flooding during the 100 -year storm at depths of 0.5 feet or less. The boundary of the watersheds that contribute storm water to the site are shown on Exhibit B: D.1 -Off-Site Watersheds p. B-15. 2. Significant Off-site Features, Natural or Man-made There are no significant features within the watersheds contributing storm water runoff to the property. Land use density (existing development) is very low. CMG has identified fourteen (14) concentration points for off-site storm water entering along the upstream project boundaries. These concentration points are labeled numerically on Exhibit B: D.2 - Pre -development Hydrology, p. B-17. CMG has identified ten (10) concentration points for washes exiting along the downstream project boundaries. Concentration points are labeled alphabetically and all concentration point locations and peak flow rates are identified on Exhibit B: D.2 - Pre -development Hydrology, p. B-17. Three (3) of the washes are major watercourses having 100 -year peak discharge rates in excess of 1,000 cfs. 3. Upstream Off-site Watersheds with 1 00 -year Discharge Greater than 50 cfs The on-site drainage is conveyed in a southwesterly direction as sheet flow which co -mingles with off-site flows associated with the FEMA floodplain areas. Floodplain areas associated with Tortolita Mountain watersheds were determined in association with FEMA flood hazard mapping completed in conjunction with the Tortolita Piedmont Study. A copy of the effective FEMA flood hazard map (a portion of FEMA FIRM Panels #04019C1065L and 04019C1665L) is provided as Exhibit B: D.3 - FEMA Floodplain, p. B-19. Linda Vista Village at Cascada Specific Plan B-13 December 2015 Appendix B — Development Capability Report 4. On-site Hydrology Including: a. 100 -year peak discharges exceeding 50 cfs. See Exhibit B: D.2 -Pre-development Hydrology, p. B-17 for 100 -year peak discharges exceeding 50 cfs. b. Federally mapped floodways and floodplains. See Exhibit B: D.3 -FEMA Floodplain, p. B-19 for federally mapped floodways and floodplains. c. Areas of sheet flooding and average depth. Approximately 80% of the project site is subject to sheet flooding. Sheet flooding depths range from 0.1 to 1.0 feet. d. Existing drainage conditions along the downstream property boundary. Downstream properties are subject to widespread sheet flooding conditions similar to the project site. Natural channel capacity decreases in the downstream direction which increases the area and volume of overland sheet flows. 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Ti \1 Y 1 1 Ja/ F� j _i *` + �7rIrh �a41 m�rti"�� #+r•�x rrJf � •ji��.� �j! -r' ` rri ,�, f� � �.� �L'r-,.$r , � ��. �,,� _ rrr� 1Y •/ _ + j ')• .,T _!�• a Ste'• ' rI i, # R, .� 7 t - f "f. , ¢ 1 a r 4L .: + ir, `+rte � h 1�• � r.� irk, � k,# *�� G.-, �' �7 r':�;-#"' ,�,•.'tk w � r . rr� � a �. �* ■ .. r � �`�' fail � �� r +-� ,•■ . -i 4F IL n- * p Air t ,r At J *, r.+ • � . M f' * ���' n �� + � �` �'ir � �'t ��wtf � T�' da jW 60 171+ ti r•`arsc * .'rte' ..,�`4,. ���F�� ' �_.� _ _ Y ,- J+iRi -��:�i L:.+ +_...rY�i I t _��' ii[ r . ` _ l � _ f 5 f ;'F �y - -_ � S yl `- l r�� . r - •1. -opt +ice ir' " ,- `� �a+ Appendix B — Development Capability Report E. VEGETATION 1. Vegetative Communities &Associations on Site The vegetation on the site is relatively undisturbed with the exception of a network of ATV trails. The vegetative density and composition vary relative to proximity to the washes that cross the site. The vegetation in the washes is classified by Brown (1994) as part of the Mixed Scrub Series of the Tropical -Subtropical Swamp and Riparian Scrub. They are further sub -classified as part of the Prosopis velutina (velvet mesquite) -mixed scrub Association. At this site, the Velvet Mesquite Association includes Velvet Mesquite, Ironwood, Foothills Palo Verde, Cat Claw and Whitethorn Acacia, Desert Hackberry, and Saguaro. It is dominated by Ironwood and Cat Claw Acacia. The vegetation in the upland areas of the site is classified by Brown (1994) as part of the Paloverde-Mixed Cacti (Arizona Uplands) Series of the Tropical -Subtropical Desertlands. They are further sub -classified as part of the Larrea divaricata-mixed scrub Association. At this site, The Larrea divaricata Association includes Ironwood, Foothills Palo Verde, Creosote, Triangle - leaf Bursage, Cholla, and Saguaro. It is dominated by Ironwood, Foothills Palo Verde and Creosote. See Table B: E.1 - Vegetative Communities, this page, and Exhibit B: E.1 - Vegetative Communities, p. B-22. TABLE B: E.1 - VEGETATIVE COMMUNITIES Washes -Mixed Scrub Series Trees Shrubs Cacti • Ironwood (Olneya tesota) White Thorn Acacia Saguaro • Velvet Mesquite (Acacia constricta) (Carnegiea gigantea) (Prosopis velutina) Desert Hackberry • Foothills Palo Verde (Celtis pallida) (Parkinsonia aculeata) Canyon Ragweed • Catclaw Acacia (Acacia greggii) (Ambrosia ambrosiodes) Uplands - Paloverde-Mixed Cacti (Arizona Uplands) Series Trees Shrubs Cacti • Ironwood (Olneya tesota) Creosote (Larrea divaricata) Saguaro • Foothills Palo Verde Triangle -leaf Bursage (Carnegiea gigantea) (Parkinsonia aculeata) (Ambrosia deltoidea) Cholla (Opunita spp.) SOURCE: SITE OBSERVATION, OCTOBER 2014 References: Brown, D.E. (Ed.). (1994). Biotic Communities: Southwestern United States and Northwestern Mexico. Salt Lake City, UT: University of Utah Press. Linda Vista Village at Cascada Specific Plan B-21 December 2015 Appendix B — Development Capability Report Exhibit B: E.1 - Vegetative Communities 1T•.r fY, � � •L r~� �E � � � � i i Imo" •- � r ' � ' � � � � i i s I j •� I 1 •L F 1 4 ti �� • ��1 �� >� ti Li r� � y �.� � � • ;may �� � � � �_ 16, s L L 1 { ■ _ I IJ - - `immommom_— -L=inda:Vista�Boule�ard Ir 16� -, ■ _ f MMF� Le ir �m dML L JL r �� 1 Ir 16 1 r rr •L 1 r LL - ~ I 1 rJ' 1 - 1 S. ~ ~ L AN, _ ML L _ • • L ~ J ' I -rye P . + ••'• S 16, LL �16 on 1 _ L 1 T ■ � r 1 '' ••� �1 1 ■■yl i• i. - ti y - 1 W% _ — 4A — - MENOMINEE 9111110 ti '_ • 'ti �. .I NORTH Source: Pima County GIS, March 2015 0 3W 6W 12001 � r � LEGEND SCAArizona Uplands Larrea divaricata-mixed scrub Association ;— i�c " _�' F-1 p Project Site F-1 Mixed Scrub Series; Prosopis velutina-mixed scrub Association ....:; Marana Town Limits Jurisdictional Determined Washes F—] Contour Interval: 2' B-22 Appendix B — Development Capability Report 2. Significant Cacti, Groups of Trees, & Federal ly-1 isted Threatened / Endangered Species Given the natural characteristics and existing vegetative composition of the site, and in compliance with the Town of Marana Land Development Code (Section 17.02 Native Plant Protection), Exhibit B: E.2 —Significant Vegetation, p. B-24 depicts the locations of vegetation inventoried as "significant". Significant vegetation on the site consists of large Saguaro specimens and Pima County Regulated Riparian Habitat. The Saguaros on the site are uniformly large and have many arms indicating significant age. The average Saguaro on the site is over 20' tall and has 3 or more arms. Although the site overall does not have a significant density of Saguaros, a small area in the southeast corner of the property has close to 1/3 of the saguaros on site. Ironwood trees, and Foothills Palo Verde are the dominant species on the site and large specimens of Ironwood can be found in the riparian areas that are shown on the Significant Vegetation Exhibit. Per Section 17.01.02 of the Town of Marana Land Development code, the following is listed as criteria for identifying Significant Vegetation: 1. Plant species are native to the area. 2. Plant species composition is typical for the area. 3. Plants are generally healthy and will survive for 5 or more years. 4. Plant density is unusually high for the conditions (soil, slope, orientation, water availability). 5. An unusually large number of mature specimens of individual trees and/or columnar cactus species are present. 6. Noxious/invasive species are few and not visually prominent, such as Desert Broom, Tamarisk, Mexican Palo Verde and Tree of Heaven. 7. Grading or clearing has not substantially altered the landscape in the area. 8. Constructed non-native landscapes do not qualify as unique significant vegetation. The Arizona Game and Fish Department's Heritage Data Management System (HDMS) identifies two (2) plant species of Special Status within three (3) miles of the project vicinity, the Stag-horn Cholla (Opunita versicolor) and Tumamoc Globeberry (Tumamoca macdougalii). See Table B: E.2a - Plant Species of Special Status, p. B-25, and Table B: E.2b - Status Definitions, p. B-25, and Exhibit B: F.2 -Arizona Game and Fish Department Letter, p. B-30. Linda Vista Village at Cascada Specific Plan B-23 December 2015 Appendix B — Development Capability Report Exhibit B: E.2 - Significant Vegetation FJ[+ V 444 J 'L ' J �'' •F f -- I rr , z I r rr �]r �• � � � �- 1 Z '-• '. rl F 2, z 1 Lr � t r M- r } L - r w z J k� � 1 Hr L _V.1 i + - ~ r •' L1� - -• 'r r yy r I � LLL - 1 + _ L ti � r l �•{II Ir r — -r'%L ti MI NLI 4e �' • � Li nda�V,is�ta�B_o_u lemma_ rd - __Ir� ■ - L L ??1 C;e� - 7 J. rr , 1 � rr• � � ti � � � •� I r � ISII � ��� � � � • � 1 I ry 1 3 AL ti L -%L-k ' ' rL_-moi I -F { '• I 1 FfF r 1 = J I + 1 91 y— }11 r rr Cf 9%1\ 91111 r - f •• f. T 1-4 rr 1 f �1 Z ' 9 _, r r 1 �„ —`- , f z ti f 7J}I r 9e _ y -L �I - 1h 9 9\ ' 1[ y 511 e - r - a' 7 1 NORTH Source: Pima County GIS, March 2015 ow 1200' Irr LEGEND SCAL E 1 600' L:1 Regulated Riparian Habitat (IRA) Project Site L Significant Vegetation (Saguaro) : Marana Town Limits ■ ■ ■ ■ ■ ■ } Jurisdictional Determined Washes F—] Contour Interval: 2' B-24 Appendix B — Development Capability Report TABLE B: E.2A - PLANT SPECIES OF SPECIAL STATUS Scientific Name Common Name FSW USFS BLM State Opuntia versicolor Stag-horn Cholla considered sensitive by the Regional Forester. BLM (US Bureau of Land S: Sensitive SR Tumamoca macdougalii Tumamoc Globeberry considered sensitive by the Arizona State Office. S S SR Carnegiea gigantea Saguaro Collection only with permit. Plant Law (2008), Arizona Restricted HS SOURCE: ARIZONA GAME AND FISH ON-LINE ENVIRONMENTAL REVIEW TOOL, OCTOBER 2014 TABLE B: E.213 - STATUS DEFINITIONS Agency Status Definition USFS (US Forest Service, US S: Sensitive Those taxa occurring on National Forests in Arizona which are Department of Agriculture) considered sensitive by the Regional Forester. BLM (US Bureau of Land S: Sensitive Those taxa occurring on BLM Field Office Lands in Arizona which are Management, US Department considered sensitive by the Arizona State Office. of the Interior) State - NPL Arizona Native SR: Salvage Collection only with permit. Plant Law (2008), Arizona Restricted Department of Agriculture HS: Highly No collection allowed. Safeguarded SOURCE: WWW.AZGFD.COM, OCTOBER 2014 3. Vegetative Densities by Percentage of Plant Cover Existing vegetative densities found on the project site are related to the existing landforms which can be broadly classified as riparian areas, slopes, and alluvial fans. The slopes are characterized by rocky soils and smaller washes and have the greatest density with approximately 37% vegetative cover. The cover is primarily smaller Ironwood and Foothills Palo Verde trees and the greatest densities of Saguaros are found on the slopes. The riparian areas have a similar density with approximately 36% cover. These areas have the greatest diversity of tree species on the site and are characterized by large trees in larger sandy -bottomed washes. The alluvial fans have significantly less vegetative density with 19% cover. These areas are flat, sandy, and dominated by creosote and bursage. See Exhibit B: E.3 - Vegetative Densities, p. B-26. Linda Vista Village at Cascada Specific Plan B-25 December 2015 Appendix B — Development Capability Report Exhibit B: E.3 - Vegetative Densities -'L "� • tiL i Source: Pima County GIS, March 2015 LEGEND F-1 Alluvial Fans -19% Vegetative Cover F-1 Riparian Areas - 36% Vegetative Cover F-1 Slopes - 37% Vegetative Cover Jurisdictional Determined Washes ��� rte•. _ � , - fir• ....r:. _...___�+ ri ti 1 • 1 I LL� 1kL1' 1-4 f S 1 �' fs• y 1 f i- - 1 1 + L •• t % - •• r 1 T • I ��AL I Ow 1200' -"Dom L r 1 J • Project Site : Marana Town Limits .■■■ F—] Contour Interval: 2' B-26 -'L "� • tiL i Source: Pima County GIS, March 2015 LEGEND F-1 Alluvial Fans -19% Vegetative Cover F-1 Riparian Areas - 36% Vegetative Cover F-1 Slopes - 37% Vegetative Cover Jurisdictional Determined Washes ��� rte•. _ � , - fir• ....r:. _...___�+ ri ti 1 • 1 I LL� 1kL1' 1-4 f S 1 �' fs• y 1 f i- - 1 1 + L •• t % - •• r 1 T • I ��AL I Ow 1200' -"Dom L r 1 J • Project Site : Marana Town Limits .■■■ F—] Contour Interval: 2' B-26 Appendix B — Development Capability Report F. WILDLIFE A majority of the site is denuded and lacks aesthetic value. The open space planning for the development focused on integrating an existing wash and drainage corridor in both the northern and southern parcel to preserve existing wildlife connectivity within the study area. In a larger context, adjacent projects planned by Red Point Development have included a commitment to incorporate open space to maintain significant wildlife corridors in the vicinity of Linda Vista Village. The Tucson-Tortolita-Santa Catalina Mountains Linkage is a major wildlife corridor that is integrated into the open space network planned for Cascada. The open space and drainage corridor for Cascada was planned to maintain connectivity for this key wildlife corridor connecting the Tortolita Mountain to the Santa Cruz River and enhancing drainage in the area. In addition, previous planning and development along the Hardy Wash provided drainage solutions that enhanced a significant corridor proving wildlife connectivity south of Linda Vista Village. See Exhibit B: F.1 - Wildlife Corridors, p. B-29. According to the Arizona Game and Fish Department, the project site lies within a three (3) mile vicinity of proposed critical habitat of the Golden Eagle, Fulvous Whistling Duck, Cactus Ferruginous Pygmy -Owl, Sonoran Desert Tortoise, and the Cave Myotis. A 100% area coverage survey for the Sonoran Desert Tortoise completed by a qualified wildlife biologist is required thirty (30) days before grading with a copy of the survey sent to the Town prior to the issuance of a grading permit. See Table B: F.1 a - Species of Special Status, p. B-28, and Table B: F.1 b - Status Definitions, p. B-28, and Exhibit B: F.2 -Arizona Game and Fish Department Letter, p. B-30. Linda Vista Village at Cascada Specific Plan B-27 December 2015 Bqqf cejy!0o I Ef vd rWgn f alDbgbcjIjImlSf qpsu TABLE B: F.1 A - SPECIES OF SPECIAL STATUS Scientific Name Common Name FSW USFS BLM State Aquila chrysaetos Golden Eagle BGA Federal US Status; S Bat Colony SC: Species of Concern The terms "Species of Concern" or "Species at Risk" should be considered as terms -of -art that describe the entire realm of taxa whose conservation status may be of concern to the US Fish and Wildlife Coyote -Ironwood -Tucson Linkage Design Wildlife Corridor Service, but neither term has official status (currently all former C2 species). Dendrocygna bicolor Fulvous Whistling -Duck SC warranted -but -precluded finding on a resubmitted petition by the code Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl SC S S WSC Gopherus morafkai Sonoran Desert Tortoise C* S S: Sensitive WSC Myotis velifer Cave Myotis SC of the Interior) S Tucson-Tortolita-Santa Catalina Mountains Linkage Design Wildlife Corridor Species whose occurrence in Arizona is or may be in jeopardy, or with (Wildlife of Special Concern in Special Concern known or perceived threats or population declines, as described by SOURCE: ARIZONA GAME AND FISH ON-LINE ENVIRONMENTAL REVIEW TOOL, OCTOBER 2014 TABLE B: F.1 B - STATUS DEFINITIONS Agency Status Definition FWS BGA: Bald and Prohibits take of bald and golden eagles without prior USFWS permit. (Fish and Wildlife Service, Golden Eagle Federal US Status; Protection Endangered Species Act, 1973 as amended) SC: Species of Concern The terms "Species of Concern" or "Species at Risk" should be considered as terms -of -art that describe the entire realm of taxa whose conservation status may be of concern to the US Fish and Wildlife Service, but neither term has official status (currently all former C2 species). C*: Candidate The Service identifies species for which they made a continued warranted -but -precluded finding on a resubmitted petition by the code "C' in the category column. This code was put into use starting in 2008. USFS (US Forest Service, US S: Sensitive Those taxa occurring on National Forests in Arizona which are Department of Agriculture) considered sensitive by the Regional Forester. BLM (US Bureau of Land S: Sensitive Those taxa occurring on BLM Field Office Lands in Arizona which are Management, US Department considered sensitive by the Arizona State Office. of the Interior) State - WSCA WCS: Wildlife of Species whose occurrence in Arizona is or may be in jeopardy, or with (Wildlife of Special Concern in Special Concern known or perceived threats or population declines, as described by Arizona, 1996 in prep, Arizona in Arizona the Arizona Game and Fish Department's listing of Wildlife of Special Game and Fish Department) Concern in Arizona (WSCA, in prep). Species indicated on printouts as WC are currently the same as those in Threatened Native Wildlife in Arizona (1988). SOURCE: WWW.AZGFD.COM, OCTOBER 2014 B-28 TOWN OF MARANA� ITL Santa Cruz Rivp, Appendix B — Development Capability Report r-.001 Exhibit B: F.1 - Wildlife Corridors NORTH Source: Pima County GIS, February 2015; Cascada Specific Plan, 2006 0 1 2 4 alkas LEGEND A low- F Tucson - Tortolita - Santa Catalina Mountains Linkage 17— Coyote - Ironwood - Tucson Linkage [-] Cascada/Cascada North Boundary F—] Proposed Wildlife Linkage 0 Saguaro National Park F—] Natural Undisturbed Open Space ® Project Site F—] Open Space / Drainage F-1 Town of Marana F—] Open Space / Recreation Linda Vista Village at Cascada Specific Plan B-29 December 2015 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Environmental Online Review Tool Report Arizona Game and Fish Department Mission To conserve Arizona's diverse wildlife resources and manage for safe, compatible outdoor recreation opportunities for current and future generations. Project Name: Linda Vista Village at Cascada Project Description: Specific Plan Project Type: Development Within Municipalities (Urban Growth), Commercial/industrial (mall) and associated infrastructure, New construction Contact Person: Stacey Weaks Organization: Norris Design On Behalf Of: None Selected Project ID: HGIS-01666 Please review the entire report for project type and/or species recommendations for the location information entered. Please retain a copy for future reference. Page 1 of 10 B-30 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_ vista _village_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM Disclaimer: 1. This Environmental Review is based on the project study area that was entered. The report must be updated if the project study area, location, or the type of project changes. 2. This is a preliminary environmental screening tool. It is not a substitute for the potential knowledge gained by having a biologist conduct a field survey of the project area. This review is also not intended to replace environmental consultation (including federal consultation under the Endangered Species Act), land use permitting, or the Departments review of site-specific projects. 3. The Departments Heritage Data Management System (HDMS) data is not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. HDMS data contains information about species occurrences that have actually been reported to the Department. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Such surveys may reveal previously undocumented population of species of special concern. 4. HabiMap Arizona data, specifically Species of Greatest Conservation Need (SGCN) under our State Wildlife Action Plan (SWAP) and Species of Economic and Recreational Importance (SERI), represent potential species distribution models for the State of Arizona which are subject to ongoing change, modification and refinement. The status of a wildlife resource can change quickly, and the availability of new data will necessitate a refined assessment. Locations Accuracy Disclaimer: Project locations are assumed to be both precise and accurate for the purposes of environmental review. The creator/owner of the Project Review Report is solely responsible for the project location and thus the correctness of the Project Review Report content. Page 2 of 10 Linda Vista Village at Cascada Specific Plan B-31 December 2015 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_ vista _village_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM Recommendations Disclaimer: 1. The Department is interested in the conservation of all fish and wildlife resources, including those species listed in this report and those that may have not been documented within the project vicinity as well as other game and nongame wildlife. 2. Recommendations have been made by the Department, under authority of Arizona Revised Statutes Title 5 (Amusements and Sports), 17 (Game and Fish), and 28 (Transportation). 3. Potential impacts to fish and wildlife resources may be minimized or avoided by the recommendations generated from information submitted for your proposed project. These recommendations are preliminary in scope, designed to provide early considerations on all species of wildlife. 4. Making this information directly available does not substitute for the Department's review of project proposals, and should not decrease our opportunity to review and evaluate additional project information and/or new project proposals. 5. Further coordination with the Department requires the submittal of this Environmental Review Report with a cover letter and project plans or documentation that includes project narrative, acreage to be impacted, how construction or project activity(s) are to be accomplished, and project locality information (including site map). Once AGFD had received the information, please allow 30 days for completion of project reviews. Send requests to: Project Evaluation Program, Habitat Branch Arizona Game and Fish Department 5000 West Carefree Highway Phoenix, Arizona 85086-5000 Phone Number: (623) 236-7600 Fax Number: (623) 236-7366 Or PEPCazafd.gov 6. Coordination may also be necessary under the National Environmental Policy Act (NEPA) and/or Endangered Species Act (ESA). Site specific recommendations may be proposed during further NEPA/ESA analysis or through coordination with affected agencies Page 3 of 10 B-32 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_ vista _village_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM Linda Visa Village at Cascada Aecial Image Ba�ernap With LorratoF Map arna nidarr Buffered Pict Boundary P11VC1 SLZe {,tufty 1-1-5431 t3kALong I 010� .3?SS ! -111 00941 ty(S) Ama AGF() Rggw*va• Tin T mp6Z*nga�&?• T1,7S. 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DYNES Scum r. i w 1 41 1 rL • UN cr. • Fon raw, Fim. mp rcran ,t M carp • r. ire a • u.�c'.s NW. M 1 � rc *LAN IU Fd 14krid Ft . 'Pur r dA !moi R* r i I= iu%&hw r",wLffti Page 5 of 10 B-34 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_ vista _village_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM Linda Vista Village at asc2d �i Top o B asema p Wit h Torr rash ipi a n9es a nd L a rid o wn & rs •7 I Q avieretj 1} ct 3wmpuy fowmpuruRanoe$ AZ Germ vnd Fi1111 CkPPt a BOR Imran F4* M.lilitarX MmWEXhur pmJect Size (e,€xur ): t d . 31 halional ParluKlon Lattaxyg 401DY 32.37$5 f -11 T.0941 RIVAIt CroL�nkV�:q )- Arne Amo arxf R-igionml Anrk* AGF D Rc6gion(:s); Tuwon Stale T+u*I ti'umf3Whp+RQngc(!tK Ty:2S. 1R'12E u F&re s EF�rvit* USGS Qued(s): RUELkS YON: AYNES Miei rewWuip ter. L. 1 41%n. omLcr., rv„rcr-. Fiarrr�. rwarr.lr M . rte, u.euY Nw. NV'.K rowlm. 040&�ML Furr Fbdmsmd hL, $UrvW POA LVW P&M Jr ems... iMMAp ftN K MMM4M UMPrrh I wJq i DPWZ z� 0M=Frr =L Md w 4M.% %hm%r rwmmffd3 Page 6 of 10 Linda Vista Village at Cascada Specific Plan B-35 December 2015 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_ vista _village_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM Special Status Species and Special Areas Documented within 3 Miles of Project Vicinity Scientific Name Common Name FWS USFS BLM NPL Antilocapra americana sonoriensis 10J area for Sonoran Pronghorn LE,XN Aquila chrysaetos Golden Eagle BGA S Bat Colony Canis lupus baileyi 10J area Zone 2 for Mexican gray LE,XN SGCN 1B SC wolf Coyote - Ironwood - Tucson Linkage Wildlife Corridor Design FWS Dendrocygna bicolor Fulvous Whistling -Duck Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl Gopherus morafkai Sonoran Desert Tortoise Myotis velifer Cave Myotis Opuntia versicolor Stag-horn Cholla Tucson - Tortolita - Santa Catalina Wildlife Corridor Mountains Linkage Design Sonoran Green Toad Tumamoca macdougalii Tumamoc Globeberry SGCN 1B SC low. Scientific Name Common Name . r .. FWS SC S S Wood Duck 1B C* S Ammospermophilus harrisii Harris' Antelope Squirrel 1A Sc 1 B S Sonoran Green Toad 1B S 1 B Anthus spragueii SR C* S S SR Note: Status code definitions can be found at http://www.azafd.aov/w c/edits/hdms status definitions.shtml. Species of Greatest Conservation Need Predicted within Project Vicinity based on Predicted Range Models low. Scientific Name Common Name . r .. FWS USFS BLM NPL SGCN Aix sponsa Wood Duck 1 B Ammospermophilus harrisii Harris' Antelope Squirrel 1 B Anaxyrus retiformis Sonoran Green Toad S 1 B Anthus spragueii Sprague's Pipit C* 1A Antrostomus ridgwayi Buff -collared Nightjar S 1B Aquila chrysaetos Golden Eagle BGA S 1B Aspidoscelis stictogramma Giant Spotted Whiptail SC S 1 B Athene cunicularia hypugaea Western Burrowing Owl SC S S 1 B Botaurus lentiginosus American Bittern 1 B Buteo regalis Ferruginous Hawk SC S 1 B Chilomeniscus stramineus Variable Sandsnake 1 B Chionactis occipitalis klauberi Tucson Shovel -nosed Snake SC 1A Colaptes chrysoides Gilded Flicker S 1B Coluber bilineatus Sonoran Whipsnake 1 B Corynorhinus townsendii pallescens Pale Townsend's Big -eared Bat SC S S 1 B Crotalus tigris Tiger Rattlesnake 1 B Crotaphytus nebrius Sonoran Collared Lizard 1 B Cynanthus latirostris Broad -billed Hummingbird S 1B Cyprinodon macularius Desert Pupfish LE 1A Dipodomys spectabilis Banner -tailed Kangaroo Rat S 1 B Page 7of10 B-36 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_ vista _village_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM Species of Greatest Conservation Need Predicted within Project Vicinity based on Predicted Range Models Scientific Name M Common Name USFS NPL SGCN Euderma maculatum Spotted Bat SC S S 1 B Eumops perotis californicus Greater Western Bonneted Bat SC S 1 B Falco peregrinus anatum American Peregrine Falcon SC S S 1A Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl SC S S 1 B Gopherus morafkai Sonoran Desert Tortoise C* S 1A Haliaeetus leucocephalus Bald Eagle SC, S S 1A BGA Heloderma suspectum Gila Monster 1A Hypsiglena sp. nov. Hooded Nightsnake 1B Incilius alvarius Sonoran Desert Toad 1 B Kinosternon sonoriense sonoriense Desert Mud Turtle S 1 B Lasiurus blossevillii Western Red Bat S 1 B Lasiurus xanthinus Western Yellow Bat S 1 B Leopardus pardalis Ocelot LE 1A Leptonycteris curasoae Lesser Long -nosed Bat LE 1A yerbabuenae Lepus alleni Antelope Jackrabbit 1 B Lithobates yavapaiensis Lowland Leopard Frog SC S S 1A Macrotus californicus California Leaf -nosed Bat Sc S 1 B Melanerpes uropygialis Gila Woodpecker 1 B Meleagris gallopavo mexicana Gould's Turkey S 1 B Melospiza lincolnii Lincoln's Sparrow 1 B Melozone aberti Abert's Towhee S 1 B Micruroides euryxanthus Sonoran Coralsnake 1 B Myotis occultus Arizona Myotis SC S 1 B Myotis velifer Cave Myotis Sc S 1 B Myotis yumanensis Yuma Myotis Sc 1 B Nyctinomops femorosaccus Pocketed Free -tailed Bat 1 B Panthera onca Jaguar LE 1A Passerculus sandwichensis Savannah Sparrow 1 B Perognathus amplus Arizona Pocket Mouse 1 B Perognathus longimembris Little Pocket Mouse 1 B Peucaea botterii arizonae Arizona Botteri's Sparrow S 1 B Peucaea carpalis Rufous -winged Sparrow 1 B Phrynosoma solare Regal Horned Lizard 1 B Phyllorhynchus browni Saddled Leaf -nosed Snake 1 B Poeciliopsis occidentalis Gila Topminnow LE 1A occidentalis Progne subis hesperia Desert Purple Martin S 1 B Page 8 of 10 Linda Vista Village at Cascada Specific Plan B-37 December 2015 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_ vista _village_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM Species of Greatest Conservation Need Predicted within Project Vicinity based on Predicted Range Models Scientific Name M Common Name USFS NPL SGCN Setophaga petechia Yellow Warbler 1 B Sonorella papagorum Black Mountain Talussnail 1B Tadarida brasiliensis Brazilian Free -tailed Bat 1B Troglodytes pacificus Pacific Wren 1 B Vireo bellii arizonae Arizona Bell's Vireo 1 B Vulpes macrotis Kit Fox 1 B Species of Economic and Recreation Importance Predicted within Project Vicinity Scientific Name I W Common Name MIL WS USFS NPL SGCN Callipepla gambelii Gambel's Quail Odocoileus hemionus Mule Deer Pecan tajacu Javelina Puma concolor Mountain Lion Zenaida asiatica White -winged Dove Project Type: Development Within Municipalities (Urban Growth), Commercial/industrial (mall) and associated infrastructure, New construction Project Type Recommendations: Minimization and mitigation of impacts to wildlife and fish species due to changes in water quality, quantity, chemistry, temperature, and alteration to flow regimes (timing, magnitude, duration, and frequency of floods) should be evaluated. Minimize impacts to springs, in -stream flow, and consider irrigation improvements to decrease water use. If dredging is a project component, consider timing of the project in order to minimize impacts to spawning fish and other aquatic species (include spawning seasons), and to reduce spread of exotic invasive species. We recommend early direct coordination with Project Evaluation Program for projects that could impact water resources, wetlands, streams, springs, and/or riparian habitats. Based on the project type entered, coordination with Arizona Department of Water Resources may be required (http://www.azwater.aov/azdwr/default.aspx). The Department requests further coordination to provide project/species specific recommendations,please contact Project Evaluation Program directly. PEPgazaf�d.aQvv Project Location and/or Species Recommendations: HDMS records indicate that one or more native plants listed on the Arizona Native Plant Law and Antiquities Act have been documented within the vicinity of your project area. Please contact: Arizona Department of Agriculture 1688 W Adams St. Phoenix, AZ 85007 Phone: 602.542.4373 https://aariculture.az.aov/environmental-services/np1 Page 9 of 10 B-38 Appendix B — Development Capability Report Exhibit B: F.2 - Arizona Game and Fish Department Letter Arizona Game and Fish Department project_report_linda_vista_viI lag e_c_14716_14935.pdf Project ID: HGIS-01666 Review Date: 6/23/2015 08:53:26 AM HDMS records indicate that one or more listed, proposed, or candidate species or Critical Habitat (Designated or Proposed) have been documented in the vicinity of your project. The Endangered Species Act (ESA) gives the US Fish and Wildlife Service (USFWS) regulatory authority over all federally listed species. Please contact USFWS Ecological Services Offices at http://www.fws.gov/southwest/es/arizona/ or: Phoenix Main Office Tucson Sub -Office Flagstaff Sub -Office 2321 W. Royal Palm Rd, Suite 103 201 N. Bonita Suite 141 SW Forest Science Complex Phoenix, AZ 85021 Tucson, AZ 85745 2500 S. Pine Knoll Dr. Phone: 602-242-0210 Phone: 520-670-6144 Flagstaff, AZ 86001 Fax: 602-242-2513 Fax: 520-670-6155 Phone: 928-556-2157 Fax: 928-556-2121 HDMS records indicate that Sonoran Desert Tortoise have been documented within the vicinity of your project area. Please review the Tortoise Handling Guidelines found at: http://www.azgfd.gov/hqis/pdfs/TortoisehandIingquidelines.pdf Analysis indicates that your project is located in the vicinity of an identified wildlife habitat linkage corridor. Project planning and implementation efforts should focus on maintaining adequate opportunities for wildlife permeability. For information pertaining to the linkage assessment and wildlife species that may be affected, please refer to: http://www.corridordesign.org/arizona. Please contact your local Arizona Game and Fish Department Regional Office for specific project recommendations: http://www.azgfd.gov/inside_azg�ency directory.shtml. Page 10 of 10 Linda Vista Village at Cascada Specific Plan B-39 December 2015 Appendix B — Development Capability Report G. SOILS & GEOLOGY The project site is comprised of multiple soil types. See Exhibit B: G.1 - Soils Map, p. B-41. The predominant soil types found within the project site are Group A, Group B, and Group C. Group A: (low runoff potential). Soils having high infiltration rates even when thoroughly wetted and consisting chiefly of deep, well to excessively well drainage sands or gravels. These soils have a high rate of water transmission. Group B: Soils have moderate infiltration rates when thoroughly wetted, consisting chiefly of soils of moderately deep to deep, moderately well to well drained soils with moderately fine to moderately coarse textures. These soils have a moderate rate of water transmission. Group C: Soils having slow infiltration rates when thoroughly wetted, consisting chiefly of soils with a layer that impedes the downward movement of water, or soils with moderately fine to fine texture and a slow infiltration rate. These soils have a slow rate of water transmission. H. VIEWSHEDS 1. Viewsheds into & Across the Site The Linda Vista Village site is generally flat, consisting of gently sloping topography towards the southwest. The entire property features panoramic views of some of Southern Arizona's major mountain ranges; most significant are views of the Santa Catalina Mountains, east and northeast of the site, and views of the Tucson Mountains, west and southwest of the site. These prominent vistas are further complemented by views of the Tortolita Mountains to the north, Rincon Mountains to the southeast, and the distant Santa Rita Mountains to the south. See Exhibit B: H.1 - Views from/into the Site, p. B-42. 2. Areas of High Visibility from Adjacent Off-site Locations The site is highly visible due to the relatively flat topography and undeveloped nature of its surroundings. The property can be seen from Interstate 10, however development plans for property west of the site might hinder some of these views in the future. B-40 Appendix B - Development Capability Report Exhibit B: G.1 -Soils Map r -J9 ig: r r U . :-,r. F I I 6r r r -.6Zr. ; r -gr r rr.9- r r D, -6,a .2-!. Pr SOIL GROUP 9•r P ARIZO-RIVERWASH COMPLEX SOIL G OU B 61 0-3% SLOPES P .-4 SOIL GROUP A GRAVELLY ALUVIAL LAND MENOMINEE dF6 .1. r I 6 e 6 6 V .6 6: 1.26 J LIJI - er .1 1 r .6 -_,r, rr a 6 6 r _r,. 1 A!61A HAYHUUK SANDY LUAIVI :-,r6 SOIL GROUP C (53%) J 0 -5% SLOPES SOIL GROUP D (47%) PALO-VERDE'S-JAYNES COMPLEX JM Mirr,9 9 'r.• 2-8% SLOPES r 11:�r: :�;r;jl j I I -XI N1 I H U I N1 I U r.MV L LL I 3MI N1 U I LU/- M 6' -3% SLOPES Li:: :■: ICLr1Y_rl'+'1' LIL'IY_■'' '-' - - _ _ _•:T;:;-111--1 �r •N. J L rr• ■ 1, J -L, .•. . . .■. ! -L- - r 9 9 L�:!-: '92.: ■rs LL 0 r . . . 9_L i' 6 !9! rL:! -'-L�- -9;- 1:rL, 9.]o I 9-r,9-r1-,L'■�J . -■D, r :r .2 1 r,q L 9 lag 1-+-1+1.gz L! ..e ■-. 2 - .9, JML' �Ll . I I -L�, 'MEL P. F A -0-1-A I.M-L■ r• .rL_ :6 �1. L m• 0 L _L..,L. • Lr L1+, 9 1 9 r 9S 1.L N ML1 •1 9 L L r E !r r 9 r m L• _ :. . _ !I ,.Nm Mr,m, :9 1 r, '_I_' L _L 4r W2. r IrF L:-- '! :- Ir V 32Z:i LL.'-; I'M 12.:; 9 !E 0 2:!� 9:r4 -::qE--QqJ:rL: 1! 1! 36-rr. !,r. -0 0 L -1 I-L'A L r.�3. L r Zr L I L 9 9 9 r iqz.lq� 7t 5A.1-4 %NJ 1J.2 :,!L.El- r.F9.., L:, ■ L:3 L -4 ;L L , i.;2 - �i 1 -019 i r 9:.L:� r ir ,,r.Z -Z:; 91 L,.:rL5:: '31 --Z 1;3Z'.-!!-; 9' r Ll 9 -*-L L -L L191, ErL1J'1JJmM _:�r L L.,,�, 9 r�Zrl r 9 9 r 9 9 r rp :i;r_!:2 L::�q, Or! 91 rL I L- L :,2r EL I . . . . . . r:9 M>!L•2; r.jrZ:� ;,i:_ .4; r 9 L > L • :1! 2019 Ir 9. L r 9 . . . !-L 9;r I ,r .1- •r r.% r F 20 I MEQ- - ' 'I -.._L. L L1. 'YL . : 3 r 1 6 L'I L a -La -L! az -L r1Y A !:Li r * .-1m9r. 3 :L6 ,r, Z.qZr:2:• -1901 :____ r 1 9_ L:19:r:q:m. 5 .L:l !:0 ;rLILL- J, :L ::9 Z : I I I Lr9 1� i M'L 6 r N 1-L-.1 r: .9 r - .1MF6 6 A, 9 r L ■ • 1 2 9' L. i�A! 9, rL, Lr ro q N 2L A:Z. 1-! 9 j Source: Pima County GIS, June 2015 LEGEND Soil Group A Jurisdictional Determined Washes Soil Group B L -.1 Project Site Soil Group C I .... :: Marana Town Limits MENNEN F-] Soil Group C / D F-] Contour Interval: 21 istai ievara 1-r-1-,•,Lit 1-I 19 r r L 1 2 1•:.-; ro r r 9 E 3 roror,_' !L r *J :40r-6 I r: L9 AMO;, T; r - XR SCAB E 1 600' Linda Vista Village at Cascada Specific Plan B-41 December 2015 Bqqf cejy!Cto I Ef vi rWgn f alDbgbcjIjImlSf cps Exhibit B: H.1 - Views from/into the Site 'S •1 L _ w _ � der J � - �� pr L LI r Z •Z pr 1 r r � � 1 7r'Ler +� ti ,- 1 f _) 16.S 1 —4 —� 'i �IL Jr "ter+, p i _r hti i Y - ---- - -- - - - . --- r L ' r 'IF r r.tr ,• ' A. -� - rr• 4 J 1 r - - 1 J ', y % r '•' ' i 1 _ -=_L F f L1_ 5 1 IL WL-� ` 1 •_ S. y r _ r 4 t J --.r J F7�' r— ti,1L_-L%L% 1 1 1 -� T , f 1 1 j r-1 1 ��"-• _ •L -6L, :irk - %Ir ' y f 1 r - ti 7r r• ill ' 1 1 % • 1 fir- 1 - 1 J1-4 r � f % , ~ _7 _ A , F -0 Z , L L - pr r � , " �- -,--'9% NORTH Source: Pima County GIS, March 2015 0 1200' LEGEND -6Iiiiiiiiiiiiiiiiiiiiiim SCAL E_ 1 " _ 600' ,OooM Views Project Site V Marana Town Limits ■■■ F—] Contour Interval: 2' B-42 O View looking north along property's western boundary from Linda Vista Boulevard. 1 IN. r r + M i rwrl T Z _ IF r -51 FIN 7 1• rr r T + L941 e ;N IF © View looking west along Linda Vista Boulevard from property's eastern boundary. BpiA 1 _ 1 1 1 • © View looking southeast from property's northwest corner. Appendix B — Development Capability Report Exhibit B: H.1 - Views from/into the Site r"I. -- - • - L - © View looking east along Linda Vista Boulevard from property's western boundary. O View looking north along property's eastern boundary from Linda Vista Boulevard. k 4L L-15*hq� 0 View looking south from property's northwest corner. Linda Vista Village at Cascada Specific Plan B-43 December 2015 Bqqf cejy!0o I Ef vd rWgn f alDbgbcjljlmlSf qpsu Exhibit B: HA - Views from/into the Site O View looking southwest from property's northwest corner. J 0 View looking west from property's southeast corner. B-44 View looking northwest from property's southeast corner. r_ F;6-' • _ � •:i i Jti •� h View looking southwest from property's southeast corner. Appendix B — Development Capability Report I. TRAFFIC The subject property is located east of the Twin Peaks Road/Linda Vista Boulevard intersection in the Town of Marana. It is adjacent to the Marana Center location on the southeast quadrant of the 1-10/Twin Peaks Road traffic interchange. Twin Peaks Road serves as a major transportation corridor linking 1 -10 -to the Dove Mountain area, north of Tangerine Road. Linda Vista Boulevard is a minor arterial providing access from residential areas in Marana, Oro Valley and Pima County to 1-10. 1. Existing / Proposed Off-site Streets between the Development & Nearest Arterial Streets There are no proposed off-site streets between the development and nearest arterials. 2. Arterial Streets within 1 Mile of the Project Site Linda Vista Boulevard is an urban arterial with a posted speed limit of 45 mph. It has four lanes from Twin Peaks Road to about a 1/2 mile east with a raised median. It then transitions to a two- lane undivided roadway. It continues east about three (3) miles to its terminus east of Thornydale Road. In the vicinity of the project, it has unpaved shoulders, although within the four -lane section, there is a ten (10) foot paved shoulder. It is designated on the Tucson Bike Map as a Key Connecting Street. Its theoretical LOS E capacity is 32,900 vehicles per day (vpd) on its 4 -lane section and 15,600 vpd along its 2 -lane section. Twin Peaks Road is a six -lane urban arterial from 1-10 to Linda Vista Boulevard. North of Linda Vista Boulevard it transitions to a four -lane urban arterial. It has a posted speed limit of 45 mph. There are paved shoulders in the vicinity of the bike lane. It is designated on the Tucson Bike Map as a Bike Route with Striped Shoulders. It is an important north -south corridor providing access for commuter traffic from the Dove Mountain area to 1-10. Its theoretical LOS E capacity is 49,300 vehicles per day (vpd) on its 6 -lane section and 32,900 vpd along its 4 -lane section. The following information is provided for Linda Vista Boulevard and Twin Peaks Road: a. Existing and proposed right-of-way widths. The existing Linda Vista Boulevard right-of-way adjacent to the project is 150 feet. Just east of the project boundary, the right-of-way is within Pima County and is non -continuous with a width varying between 70 feet and 112 feet. The existing right-of-way on Twin Peaks Road varies between 147 feet and 164 feet north and south of Linda Vista Boulevard, respectively. b. Whether or not said widths conform to minimum requirements. A 150 foot right-of-way for Linda Vista Boulevard conforms to minimum Town of Marana requirements. c. Ownership West of Hartman Lane and adjacent to the project site, Linda Vista Boulevard is under the Town of Marana's jurisdiction while east of Hartman Lane it is under the jurisdiction of Pima Linda Vista Village at Cascada Specific Plan B-45 December 2015 Appendix B — Development Capability Report County; Linda Vista Boulevard is maintained by Pima County through an intergovernmental agreement. Twin Peaks Road is owned and maintained by the Town of Marana. e. Number of travel lanes and theoretical capacity and posted speed for existing roads. See Table B: 1.1 - Nearest Arterial Streets, this page. f. Current average daily traffic volumes for existing streets. See Table B: 1.1 - Nearest Arterial Streets, this page. g. Proposed roadway improvements to be provided by the applicant. Road improvements are proposed for the segment of Linda Vista Boulevard flanked by property designated as part of this Specific Plan. Improvements include widening said portion of Linda Vista Boulevard to a four -lane divided cross section with adjacent bicycle lanes and detached sidewalks. Improvements are encouraged to expand beyond the Linda Vista Village property boundary for potential connections to existing bicycle routes and pedestrian ways. TABLE B: 1.1 - NEAREST ARTERIAL STREETS Roadway Segment Lanes Recorded Recorded 2014 LOS E Speed Bike Sidewalks ADT Year ADT ADT* Threshold** Limit Route*** Twin Peaks Road: 1-10 to 6 2013 17,697 18,582 49,300 45 BRSS Yes Linda Vista Boulevard Twin Peaks Road: Linda 4 2013 13,336 14,003 32,900 45 BRSS, Yes Vista Boulevard to Oasis SUP Road Linda Vista Boulevard: 4 2013 51444 51716 321900 45 KCS No Twin Peaks Road to Project Area Linda Vista Boulevard: 2 2013 51444 51716 151600 45 KCS No Project Area to Hartman Lane Hartman Lane: South of 2 2014 2,916 5,600 15,600 35 KCS No Linda Vista Boulevard 1-10 Avra Valley Road to 6 2014 761168 771691 N/A 75 KCS No Twin Peaks Road (Frontage Roads) ASSUMED 5% / YEAR GROWTH, EXCEPT FOR 1-10(2%/ YEAR GROWTH) ** SOURCE: TOWN OF MARANA. ADOT DOES NOT RECOGNIZE DAILY LEVEL OF SERVICE `DESIGNATIONS FROM TUCSON BIKE MAP. BRSS = BIKE ROUTE WITH STRIPED SHOULDERS; SUP= KEY CONNECTING STREET NOTE: RECORDED DATA FROM MARANA CENTER TIA, PIMA COUNTY DOT OR ADOT B-46 Appendix B — Development Capability Report 3. Existing / Proposed Intersections on Arterials within 1 Mile of the Site Existing intersections on arterials within one (1) mile of the site include the signaled intersection of Linda Vista Boulevard and Twin Peaks Road, located approximately 1/2 mile west of the site. Proposed within this Specific Plan is an internal collector roadway that will include a signalized intersection with Linda Vista Boulevard. 4. Existing Bicycle / Pedestrian Ways Adjacent to the Site Refer to Section I. Recreation and Trails, and Exhibit B: J.1: Trails, Parks &Recreation Areas, P. B-49 for locations of existing bicycle routes, pedestrian ways, parks and schools within a one (1) mile radius. Linda Vista Village at Cascada Specific Plan B-47 December 2015 Appendix B — Development Capability Report J. RECREATION & TRAILS 1. Description of Trails, Parks, and Recreation Areas within 1 Mile of the Site Multiple trails, a portion of the Santa Cruz River Park, and the Quarry Pines Golf Club lie within a one (1) mile radius of the Linda Vista Village site. There is also a proposed regional park, part of the Cascada Specific Plan, approximately 3/4 miles west of the site. See Exhibit B: J.1 -Trails, Parks &Recreation Areas, p. B-49. a. Trails: Most major trails within one (1) mile of the site are shared -use paths following major road alignments and significant natural features. North of the site, a hard surfaced, shared - use path parallels the north side of Twin Peaks Road, offering access to Tangerine Road and Dove Mountain. Opportunities to connect with the Scottie's Loop Trail, located to the northeast of the property, will be explored. b. Santa Cruz River Park: Southwest of the site are additional shared -use paths belonging to the Santa Cruz River Park. A combination of asphalt and gravel paths on both sides of the river, this scenic and recreational route stretches approximately 9.5 miles connecting small parks and other amenities located near the river. The Park also features opportunities for bicycles as both sides of the river between Grant Road and 29th Street are paved, while from Grant Street north the trail is paved on the west side only. c. Bicycle Routes Striped -shoulder bicycle routes are present along most major road segments, such as Twin Peaks Road, however the primary road through the site, Linda Vista Boulevard and nearby Hartman Lane, do not include a striped -shoulder bicycle lane. d. Quarry Pines Golf Club There is one (1) golf course within one (1) mile of Linda Vista Village. The Quarry Pines Golf Club, is located southwest of the site and west of the Interstate on a reclaimed quarry within the Continental Ranch master planned community. K. CULTURAL, ARCHAEOLOGICAL, & HISTORICAL RESOURCES Included under separate cover. B-48 Appendix B — Development Capability Report Exhibit B: J.1 - Trails, Parks, & Recreation Areas Cascada North WAODistrict Park NO 1 rM d * Cascada F'._ S � � District Park Q0� IL JI, y' L . VLinda Vista Blvd � . ++oat da Vista Village Cascada orm Ile, f i 7� ti %3� NA k Quarry Pines- \% N. __Golf Clu10 F � - -L -- F - %L � � y Wr F E 3 � r � L Arthur Pack i Regional Park � F 4 r� I + �r _ h Source: Pima County GIS, February 2015 LEGEND 0 Existing Park F—I Proposed Park F—I Golf Course F—I Cascada Specific Plan F—I Cascada North Specific Plan Linda Vista Village at Cascada Specific Plan Shared -use Path Scottie's Loop Trail Bicycle Route Striped -Shoulder Bicycle Route MOM 1 j J ' % -� x ti NORTH I SCALE: I h = I Mile r- Project Site L _J F—I Town of Marana December 2015 Appendix B — Development Capability Report L. EXISTING INFRASTRUCTURE & PUBLIC FACILITIES 1. Water Marana Water will provide water service for the site. Currently, the closest Town of Marana Municipal Water system facilities are located to the east and west of the Linda Vista Village at Cascada site. These facilities consist of an existing "Y" Zone well at the northeast corner of the Twin Peaks/1-10 traffic interchange, floating 1.1 million gallon "Y" Zone reservoirs connected to a 12 inch "Y" Zone main. Next to the "Y" Zone reservoir there is a "Z" Zone booster station both of which are located at the southwest corner of Hartman Lane and Linda Vista Boulevard. The Town of Marana operates an existing well on the western side of 1-10 that serves an adjacent commercial development. This well is known as the Pioneer well, has a capacity of 35 gpm and is currently not connected to the system serving the Cascada Development. Per the Town of Marana 2010 Potable Water Master Plan, this 0.7 acre site will be equipped with a high capacity production well, forebay storage reservoir and Y Zone booster station serving the project. There is also an existing 16 inch "Z" main extending from the booster west through Linda Vista Boulevard to serve the Oasis Hills project. Further, there is a 24 inch "Y" Zone main extending west under 1-10. See Exhibit B: L.1 - Water Facilities, p. B-51. 2. Sewer Pima County will provide sewer service for the site. Currently, the only existing public gravity sewer system adjacent to the Linda Vista Village is the Oasis Hills Outfall Sewer (Plan No. G-2003-054). The outfall sewer main serves the Oasis Hills and Oasis Hills II Subdivisions directly north of this Specific Plan area. The sewer alignment runs south along the west property line to Linda Vista Boulevard, where it turns to the west and proceeds through the adjacent developments before connecting with the Dove Mountain Off -Site Sewer (Plan No. G-2000-048) and proceeding under 1-10. The Marana Center Public Sewer Phase I (Plan No. G-2014-037) is currently under construction and is anticipated to be completed before development of this project takes place. The new alignment will run adjacent to the Specific Plan area for the southern 750 feet along the west property line. The Marana Center Public Sewer Phase I turns west at the southwest corner of this development and proceeds west, where it connects into the existing Oasis Hills Outfall Sewer (Plan No. G-2003-054). The existing Oasis Hills Outfall Sewer has been designed to provide gravity sewer for the eastern portions of the Cascada Specific Plan area, along with parcels directly east of the Cascada development area. This Specific Plan area and the Marana Center Public Sewer Phase I fall within the basin area as planned with the Oasis Hills Outfall Sewer. See Exhibit B: L.2 - Existing Sewer Service, p. B-52. B-50 Appendix B — Development Capability Report Exhibit B: L.1 -Water Facilities Source: Presidio Engineering, Inc. December 2014 D 300, LEGEND � CA E_ I a = Exist. Town of Marana "Z" Zone Watermain — Exist. Town of Marana "Y" Zone Watermain Marana Water Zone Boundary Town of Marana Water Service Area 0 Town of Marana Intended Water Service Area Project Site Linda Vista Village at Cascada Specific Plan B-51 December 2015 Appendix B — Development Capability Report Exhibit B: L.2 - Existing Sewer Service Exist. 8" G, Public Sewer - Exist. 8" Public Sewer Plan No. f Plan NG -2005-042 f G-2009-035 f a o. I' M i II ` Exist. 8" Public Sewer i u - 3 Plan No. G-2003-054 r , L OT [' •+ 1 f _ + 4OP-4& 40F� Linda Vista Bou le_v_ard i ai I L T y ' 1 rI L L Proposed 8" Public Sewer h Per Plan No. G-2014-037 (under construction) Source: Presidio Engineering, Inc. December 2014 LEGEND Exist. Public Sewer Manhole Proposed Public Sewer Project Site B-52 Exist. 8" Public Sewer Plan No. G-2001-079 Appendix B — Development Capability Report 3. Schools& Libraries The site is located within the Marana Unified School District. There is one (1) school located within a one (1) mile radius of the project boundary, Coyote Trail Elementary School. There are no libraries within a one (1) mile radius of the project boundary. See Exhibit B: L.3: Public Facilities within 1 Mile Radius, p. B-54. 4. Police, Fire & Emergency Services The site falls within the Northwest Fire District. Currently there are no police or emergency services within one (1) mile of the site. Police and fire stations are located northwest of the site at the Town of Marana Municipal Complex, with additional fire stations located to the southeast and southwest. A fire station is proposed within a one (1) mile radius of the site, approximately 1/4 mile south of the Linda Vista Boulevard / Twin Peaks Road intersection. See Exhibit B: L.3 Public Facilities with 1 Mile Radius, p. B-54. 5. Solid Waste Disposal & Recycling Waste disposal and recycling will be provided by private companies. 6. Other Utilities a. Existing Power Currently, the site is located within the service area of Tucson Electric Power (TEP). TEP has a 3 -Phase overhead electric line located in Linda Vista Boulevard, on the south side of the roadway. Additionally, there is a Single Phase overhead electric line at the southern boundary of the Specific Plan. See Exhibit B: L.4 - Other Utilities, p. B-55, for the locations of these lines. b. Existing Gas Currently, Southwest Gas Corporation has an existing 4 inch natural gas main located in Linda Vista Boulevard, on the north side of the roadway. See Exhibit B: L.4 - Other Utilities, p. B-55, for the location of this line. c. Existing Communications CenturyLink currently provides service to the 130 Oasis Hills and Oasis Hills II residential lots located directly north of the Specific Plan area. Further, CenturyLink has planned on providing communication services to the 430 lots of the planned Cascada Village I, which is located northwest of the Specific Plan area, in the Cascada Specific Plan. d. Existing Cable The site is located within the Comcast service area. Linda Vista Village at Cascada Specific Plan B-53 December 2015 Appendix B — Development Capability Report Exhibit B: U - Public Facilities within 1 Mile Radius N■ ' T 7. =� Ilii 1 M1 ° 000 '0 ! 0 ti T 7+7'11y� �11, zF± ,- 1I L$. L? + r ■,L t U 'Fig � ti • I. Fi IN. IN �j, pull I IN rp r■='--'tyky '' gr r ' r LL'J IN 0,11 '�• � Lrr L ' `' C J Li r 'IIT 1 5 � S r j r `W .r 9! •• T L - I -�• 1Y� • 0 s Source: Pima County GIS, February 2015 LEGEND r- School 1 — J Project Site Fire Station F-1 Town of Marana B-54 NORTH 0 0125 0.5 1 m0e SCALE. I ff _ U_5 mibs I t r� Exist. 4" Gas Main Exist. 3 -Phase Overhead Electric Line oil Appendix B — Development Capability Report Exhibit B: LA - Other Utilities d I F • T • r- r � F I �r Source: Presidio Engineering, Inc. December 2014 LEGEND - Gas Main Overhead Electric Line Project Site Linda Vista Boulevard f , `i Exist. Single -Phase P; Overhead Electric Line r NORTH SCALE: I " _ 600' Linda Vista Village at Cascada Specific Plan B-55 December 2015 Appendix B — Development Capability Report M. COMPOSITE CONSTRAINTS (MCHARG) MAP A composite map depicting the site's Topography, Hydrology, and Vegetation, is shown in Exhibit B: M.1, Composite Constraints Map, p. B-57 There is no significant wildlife habitat on site. B-56 Appendix B — Development Capability Report Exhibit B: M.1 - Composite Constraints Map V f Ii• ti •L. - +� �+ �# � i i� - �' tri �~ �� 11 % ANN ANN _ p 1 • • -- ' L % � } • ' I • • �� � 1� 1 - - ` f��■ fir- �� � y �••~� 1 s z � I � 1� — r■ 1 - � � r � ■ 1 � 1j■ or A. ■ JL yf r 1 1 �• _ ' '` r r Fj r , r 14 L z -e Linda Vist-a Boulevard _ r 1 L r _ i ■ t �i�-kF1 W T T %+'t+ a s a M iOWFALE fi 0 f>•wwwo q fTP M W i jet' E J I J'f Fi Fi.� Fitt 1 ti Ii L■ } r 'I rr _ •• L 1 ■ iF 1 ti f 1rL L 1 r�.' - ■ T PL 1 . 1 �• Yy I � 1 f f T f, f f �, f _ 1 f — r — kr 1 ! �r ` T 16 9—M J 1 1 + _ 1 L '••.�_- •' ••� _ 1 r I Tri r 4 rL L 1 11 r - y %6 1 � t 1 L 1 — '1 L I T r 9 . r Vrrrob I 1 ' 1• 1— I _ L 1 NORTH Source: Pima County GIS, February 2015 LEGEND Significant Cacti (Saguaro) F-1 Alluvial Fans -19% Vegetative Cover F-1 Riparian Habitat - 36% Vegetative Cover F—] Slopes - 37% Vegetative Cover J SCAB E_ ?'I = 600' F—] Slopes >-15% FEMA Floodplain Jurisdictional Determined Washes Areas of High Visibility Project Site . . Marana Town Limits MENNEN F—] Contour Interval: 2' Linda Vista Village at Cascada Specific Plan B-57 December 2015 Appendix C — Legal Description APPENDIX C - LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF PIMA, STATE OF ARIZONA, AND IS DESCRIBED AS FOLLOWS: PARCEL NO. 1: That portion of Section 22, Township 12 South, Range 12 East, Gila & Salt River Base and Meridian, Pima County, Arizona, described as follows: Commencing at the Northeast corner of said Section, from which the East quarter corner of said Section bears South 00 degrees 30 minutes 54 seconds East (basis of bearing), a distance of 2633.58 feet; Thence along the East line of said Section, South 00 degrees 30 minutes 54 seconds East, a distance of 2343.10 feet to the Point of Beginning; Thence continuing South 00 degrees 30 minutes 54 seconds East, a distance of 290.48 feet to said East quarter corner; Thence leaving said East line, along the East-West midsection line of said Section, South 89 degrees 34 minutes 53 seconds West, a distance of 332.33 feet; Thence leaving said East-West midsection line, North 83 degrees 52 minutes 17 seconds East, a distance of 40.20 feet, to a point of intersection with a non -tangent curve; Thence Northeasterly along said curve, having a radius of 286.10 feet, concave Northwesterly, whose radius bears North 00 degrees 43 minutes 56 seconds East, through a central angle of 91 degrees 14 minutes 20 seconds, a distance of 455.59 feet to the Point of Beginning. PARCEL NO. 2: The Southeast quarter of the Northwest quarter of Section 23 AND the West 30 feet; the South 30 feet; and the East 30 feet of the Northeast quarter of the Northwest quarter, of Section 23, Township 12 South, Range 12 East, Gila & Salt River Base and Meridian, Pima County, Arizona. PARCEL NO. 3: INTENTIONALLY DELETED - Parcel 3 combined with Parcel 2 Linda Vista Village at Cascada Specific Plan C_1 December 2015 Appendix C — Legal Description CBSDFN,!ICP/!5; U f !Xf t Oi b446 f !Cpei x t Orvbai dpjTf dypo!34!lft at i jq!23!TpvO -! Sbohf !23!Fbt u!Hjrd' !Tbrd SjW dCbtf !boe!Nf jobo-!qn b!DpvoLz-!B4{pob< Except'that'portion'thereor'iying'within'the'piat'or'N/IRRRvr"i�'CEr'i ER,'accoraing'to'�7equence'ro." 20142340180, records of Pima County, Arizona. PARCEL N0. 5: Common Area D #3A, CASCADA, according to Book 64 of Maps and Plats, page 35, records of Pima County, Arizona. Linda Vista Village at Cascada Specific Plan C-2 December 2015 Bqqf ojy!Bo' Fuf f Ef djpd APPENDIX D - STREET SECTIONS Linda Vista Village at Cascada Specific Plan D-1 December 2015 r Q N O � z ca cz a, 0 0 cu c cu Ln L CD o CD U � QJ _ O � U � o a� Ln U cs m cs cs c J N O O � z ca CD 0 0 cu N cu Ln L CD O CD U � QJ _ O � U � o a� T uj W� s2 W m - n. 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Acacia Species Cercidium hybrid "Desert Museum" ................................ Desert Museum Palo Verde Cercidium microphyllum................................................. Littleleaf or Foothill Palo Verde Cercidium praecox.......................................................... Palo Brea Prosopis (So. Am. hybrid) ............................................... Thornless Mesquite (So. Am. hybrid) Prosopis chilensis........................................................... Chilean Mesquite Shrubs Caesalpinia gilliesii......................................................... Yellow Bird of Paradise Calliandra spp................................................................. Fairy Duster Dalea pulchra.................................................................. Indigo Bush Dasylirion wheeleri.......................................................... Desert Spoon Encelia farinosa.............................................................. Brittle Bush Ericameria laricifolia........................................................ Turpentine Bush Justicia sp....................................................................... Justicia species Hesperaloe parviflora...................................................... Red Yucca Leucophyllum spp........................................................... Texas Ranger Species Larrea tridentata............................................................. Creosote Salvia spp....................................................................... Sage species Accents Agave spp....................................................................... Agave Species Carnegiea gigantea........................................................ Saguaro Dasylirion acrotriche....................................................... Green Desert Spoon Echinocactus grusonii..................................................... Golden Barrel Ferocactus spp............................................................... Barrel Cactus Fouquieria splendens..................................................... Ocotillo Hesperaloe parviflora...................................................... Red Yucca Yucca brevifolia............................................................... Joshua Tree Yucca elata..................................................................... Soaptree Yucca Groundcover Calylophus hartwegii....................................................... Calylophus Chrysactinia mexicana.................................................... Damianita Daisy Dalea greggii................................................................... Trailing Dalea Dalea capitata................................................................. Golden Dalea Melampodium leucanthum.............................................. Blackfoot Daisy Linda Vista Village at Cascada Specific Plan P December 2015 Appendix E — Proposed Plant List Streetscape - Secondary Trees Acacia spp...................................................................... Acacia species Chilopsis linearis............................................................. Desert Willow Olneya tesota.................................................................. Ironwood Prosopis velutina............................................................ velvet Mesquite Shrubs Agave spp....................................................................... Agave species Buddleja murrubiifolia..................................................... Wooly Butterfly Bush Caesalpinia gilliesii......................................................... Yellow Bird of Paradise Calliandra spp................................................................. Fairy Duster Justicia spp..................................................................... Justicia species Hesperaloe paviflora....................................................... Red Yucca Leucophyllum spp........................................................... Texas Ranger Species Salvia spp....................................................................... Sage species Accents Agave spp....................................................................... Agave species Carnegiea gigantea........................................................ Saguaro Dasylirion acrotriche....................................................... Green Desert Spoon Echinocactus grusonii..................................................... Golden Barrel Ferocactus spp............................................................... Barrel Cactus Fouquieria splendens..................................................... Ocotillo Hesperaloe parviflora...................................................... Red Yucca Yucca brevifolia............................................................... Joshua Tree Yucca elata..................................................................... Soaptree Yucca Groundcover Calylophus hartwegii....................................................... Calylophus Chrysactinia mexicana.................................................... Damianita Daisy Dalea greggii................................................................... Trailing Dalea Dalea capitata................................................................. Golden Dalea Melampodium leucanthum.............................................. Blackfoot Daisy Accent Trees at Entries/Intersections Sophora secundiflora...................................................... Texas Mountain Laurel Cercidium hybrid "Desert Museum" ................................ Desert Museum Palo verde Cercidium praecox.......................................................... Palo Brea E-2 Appendix E — Proposed Plant List Parking Lot Trees Acacia farnesiana........................................................... Sweet Acacia Celtis reticulata............................................................... Netleaf Hackberry Cercidium hybrid "Desert Museum" ................................ Desert Museum Palo Verde Pithecellobium flexicaule................................................ Texas Ebony Prosopis hybrid............................................................... Thornless Mesquite Shrubs Atriplex spp..................................................................... Atriplex species Leucophyllum spp........................................................... Texas Ranger species Salvia chamaedryoides................................................... Blue Sage Salvia columbariae......................................................... Chia Salvia greggii.................................................................. Autumn Sage Senna wislizenii.............................................................. Cassia Groundcover Calylophus hartwegii....................................................... Calylophus Chrysactinia mexicana.................................................... Damianita Daisy Dalea greggii................................................................... Trailing Dalea Dalea capitata................................................................. Golden Dalea Melampodium leucanthum.............................................. Blackfoot Daisy Residential Trees Acacia spp...................................................................... Acacia species Cercidium hybrid "Desert Museum" ................................ Desert Museum Palo Verde Cercidium microphyllum................................................. Foothills Palo Verde Cercidium praecox.......................................................... Palo Brea Chilopsis linearis............................................................. Desert Willow Prosopis spp................................................................... Prosopis species Shrubs Dalea frutescens............................................................. Black Dalea Dalea greggii................................................................... Trailing Indigo Bush Ericameria laricifolius...................................................... Turpentine Bush Penstemon spp............................................................... Penstemon Species Ruellia californica............................................................ California Ruellia Ruellia peninsularis......................................................... Desert Ruellia Linda Vista Village at Cascada Specific Plan E-3 December 2015 Appendix E — Proposed Plant List Residential (cont.) Salvia spp....................................................................... Salvia Species Senna covesii................................................................. Desert Senna Simmondsia chinensis.................................................... Jojoba Zinnia acerosa................................................................ Desert Zinnia Zinnia grandiflora............................................................ Rocky Mountain Zinnia Accents Agave americana............................................................ Century Plant Agave colorata................................................................ Agave Agave filifera................................................................... Thread Leaf Agave Agave geminiflora........................................................... Twin -flowered Agave Agave huachucensis....................................................... Huachuca Agave Agave lophantha (univittata)........................................... Thorn -crested Agave Agave ocahui.................................................................. Ocahui Agave Agave palmeri................................................................. Palmer Agave Agave vilmoriniana......................................................... Octopus Agave Carnegiea gigantea........................................................ Saguaro Dasylirion acrotriche....................................................... Green Desert Spoon Echinocactus grusonii..................................................... Golden Barrel Hesperaloe parviflora...................................................... Red Yucca Opuntia spp....................................................................Opuntia Species Psilostrophe cooperi....................................................... Paper Flower Yucca aloifolia................................................................. Spanish Bayonet Yucca Yucca baccata................................................................ Banana Yucca Yucca carnerosana......................................................... Giant Dagger Yucca Yucca recurvifolia (pendula)........................................... Pendulous or Curveleaf Yucca Groundcover Calylophus hartwegii....................................................... Calylophus Vines Macfadyena unguis-cati.................................................. Cat Claw vine Merremia aurea.............................................................. Yellow Merremia Entryway Plants for Individual Houses Antigonon leptopus......................................................... Queen's Wreath Campsis radicans........................................................... Common Trumpet Creeper Cissus trifoliata............................................................... Desert Grape Ivy Chamaerops humilis....................................................... Mediterranean Fan Palm Cycas revoluta................................................................ Sago Palm Cyperus alternifolius....................................................... Umbrella Plant E-4 Appendix E — Proposed Plant List Entryway Plants for Individual Houses (cont.) Fe�oo sellowiana............................................................ Pineapple Guava Hibiscus coulteri.............................................................. Yellow Hibiscus Macfadyena unguis-cati.................................................. Cat's Claw Vine Mascagnia lilacina.......................................................... Lavender Orchid Vine Mascagnia macroptera................................................... Yellow Orchid Vine Merremia aurea.............................................................. Yellow Merremia Passiflora foetida............................................................ Passion Flower Tagetes lemmoni............................................................. Mountain Marigold Tecomaria capensis........................................................ Cape Honeysuckle Prohibited Plants Acacia stenophylla.......................................................... Pencilleaf Acacia Baccharis sarothroides (male plants only) ...................... Desert Broom Baccharis sarothroides "Centennial" ............................... Centennial Eucalyptus camaldulensis.............................................. Red River Gum Eucalyptus campaspe..................................................... Silver Gimlet Eucalyptus formanii........................................................ Eucalyptus Eucalyptus leucoxylon (rosea) ........................................ White Iron Bark Eucalyptus microtheca.................................................... Tiny Capsule Eucalyptus Eucalyptus polyanthemos............................................... Silver Dollar Gum Eucalyptus rudis............................................................. Desert Gum Eucalyptus spathulata..................................................... Swamp Mallee Euphorbia antisyphilitica................................................. Candelilla Juniperus chinensis........................................................ Juniper (many cultivars) Juniperus deppeana....................................................... Alligator Bark Juniper Juniperus sabina............................................................. Sabine Juniper Parkinsonia aculeata...................................................... Mexican Palo Verde Phoenix canariensis........................................................ Canary Island Date Palm Phoenix dactylifera......................................................... Date Palm Pinus edulis.................................................................... Pinon Nut Pine Pinus eldarica................................................................. Afghan Pine Pinus halepensis............................................................. Aleppo Pine Pinus monophylla........................................................... Singleleaf Pinon Pine Pinus pinea..................................................................... Italian Stone Pine Pinus roxburghii.............................................................. Chir Pine Pistacia atlantica............................................................. Mt. Atlas Pistache Schinus molle................................................................. California Pepper Tree Tamarix aphylla............................................................... Athel Tree, Tamarisk Zizyphusjujuba............................................................... Chinese Date Linda Vista Village at Cascada Specific Plan E-5 December 2015 Appendix F — Traffic Impact Study APPENDIX F - TRAFFIC IMPACT STUDY Linda Vista Village at Cascada Specific Plan F-1 December 2015 M 6,rm 6�erig UC Transportation Planning Traffic Engineering Consulting TRAFFIC IMPACT STUDY ADDENDUM To: Mr. Larry Kries Red Point Development Cc: Stacey Weeks, PLA Norris Design From: Marcos Esparza, P.E. Principal Date: October 22, 2015 Subject: Linda Vista Village at Cascada — TIS Addendum ME -Eng 2014.03A Introduction and Purpose: This addendum to the Linda Vista Village at Cascada Traffic Impact Study (TIS), dated June 18, 2015 provides an updated trip generation analysis based on a revision to the land use plan. Based on the updated trip generation, this addendum also includes a reanalysis of future roadway volumes, a revised preliminary signal warrant analysis for the Linda Vista Boulevard/Hartman Lane intersection. The addendum also addresses Town of Marana comments provided by Mr. Fernando Prol on the June 2015 TIS. As agreed to by Mr. Keith Brann, the Town Engineer with the Town of Marana in a conversation with Mr. Larry Kries of Red Point Development on October 10, 2015, this addendum is provided in lieu of revised TIS. Therefore, the requirements to revise the June 2015 TIS that Mr. Prol documented in his comments have been addressed in this addendum, and the June 2015 TIS has not be revised. A set of updated recommendations is provided on the last page of this addendum. Revised Land Use Plan: The site's land use plan has been revised since the submittal of the June 2015 TIS. The updated land use plan is provided in Exhibit 1. Updated Trip Generation Analysis: Based on the updated land use plan, I revised the trip generation estimate by applying the average rates from ITE's Trip Generation Manual. The land use trip generation rates have not changed from the June 2015 TIS. The revised trip generation table is shown in Exhibit 1. The updated trip generation is now approximately half of the trip generation estimated from the land uses in the June 2015 TIS. The total daily trip generation was 16,384 trips per day in the June 2015 TIS. The updated daily trip generation of 8,960 trips per day is 55% of the previous trip generation. 2934 W. Salvia Drive Page 1 of 10 520-207-3358 Tucson, AZ 85745 MUE-CLA@COX.NET Linda Vista Village at Cascada TIS Addendum Exhibit 1 Updated Land Uses Linda Vista Village I Specific Plan Land Use Study September 30.201 Specific Plan Land Use Concept Study 391500 SF Proposed Residential Units 851 Unh Current Residential Unit Cap 873 Units Parcel Use Acreage Density field Commercial / Office (F) FAR Notes PA -1 FEES 4.8 10.0 48 MDR/MHDR PA -2 FEES 9.6 5.0 48 MDR PA-3PA-3 FEES 7.40 10,0 74 IDR/MHDFS P ,4 Comm 3.5 30.000 0.20 PA -5 Comm 1.0 9500 0.22 PA -6 M F 9.70 18.0 175 HDR/M H D PA -7 SFR 20.4 10.0 204 DR/MHD PA-8SPA-8 SFR16.9 8.0 135 MDR PA-9SPA-9 SFR20.9 8.0 167 MDR P-10 CS 5.7 Total 99.9 8.5 851 39,500 0.05 Proposed Commercial/Office SF 391500 SF Proposed Residential Units 851 Unh Current Residential Unit Cap 873 Units Total Allowable Commercial SF 2005000 SF Total Allowable Office SF 300JO00 SF Source: Norris Design A Page 2 of 10 Exhibit 2 Updated Trip Generation Trin r.pnpratinn Rntpc Linda Vista Village at Cascada TIS Addendum Trip Generation (Total) Planning Area PA -1 (Apartments) PA -2 (SFR) PA -3 (Apartment) PA -4 (Shopping Center) PA -5 (Shopping Center) PA -6 (Apartment) PA -7 (SFR) PA -8 (SFR) PA -9 (SFR) PA -10 (OS) No. ITE Weekday AM Weekday PM Avg Weekday Planning Area Proposed Use Unit No. Units Categ. In Out In Out In Out PA -1 (Apartments) Apartments - North (4.8 Acres) (10 RAC) DU 48.00 220 0.51 0.62 6.65 24 30 20% 80% 65% 35% 50% 50% PA -2 (SFR) Residential - Single Family Dwelling DU 48 210 0.75 1.00 9.52 10 (5 RAC, 9.6 Acres) 160 Residential - Single Family Dwelling 25% 75% 63% 37% 50% 50% PA -3 (Apartment) Apartments - North (7.4 Acres) (10 RAC) DU 74.00 220 0.51 0.62 6.65 9 20% 80% 65% 35% 50% 50% PA -4 (Shopping Center) Shopping Center - South (3.5 Acres at 0.20 FAR) 1000 SF 30.49 820 0.96 3.71 42.7 38 46 62% 38% 48% 52% 50% 50% PA -5 (Shopping Center) Shopping Center - South (1.0 Acres at 0.22 FAR) 1000 SF 9.58 820 0.96 3.71 42.7 16 246 246 Shopping Center - South (3.5 Acres at 0.20 FAR) 62% 38% 48% 52% 50% 50% PA -6 (Apartment) Apartments - South (9.7 Acres) (18 RAC) DU 175.00 220 0.51 0.62 6.65 18 20% 80% 65% 35% 50% 50% PA -7 (SFR) Residential - Single Family Dwelling DU 204 210 0.75 1.00 9.52 9 (10 RAC, 20.4 Acres) 36 25% 75% 63% 37% 50% 50% PA -8 (SFR) Residential - Single Family Dwelling DU 135 210 0.75 1.00 9.52 18 (8 RAC, 16.9 Acres) 205 Apartments - South (9.7 Acres) (18 RAC) 25% 75% 63% 37% 50% 50% PA -9 (SFR) Residential - Single Family Dwelling DU 167 210 0.75 1.00 9.52 (8 RAC, 20.9 Acres) 18 25% 75% 63% 37% 50% 50% PA -10 (OS) Open Space 582 Residential - Single Family Dwelling DU 204.00 Trip Generation (Total) Planning Area PA -1 (Apartments) PA -2 (SFR) PA -3 (Apartment) PA -4 (Shopping Center) PA -5 (Shopping Center) PA -6 (Apartment) PA -7 (SFR) PA -8 (SFR) PA -9 (SFR) PA -10 (OS) The areas north of Linda Vista Boulevard (PA -1, PA -2 and PA -3) account for 1,268 trips per day. The areas south of Linda Vista Boulevard will generate the remainder, or 7,692 trips per day. A two-lane spine road on the south side of Linda Vista Road will have a daily LOS E capacity of 15,600 vehicles per day, based on level of service thresholds in the Town of Marano, Procedures for Preparation of Tronsportatioi capacity on this road of 7,908 vehicles per day. of the Linda Vista Village project. Impact Studies. Therefore, there is reserve This capacity is available for the land uses south Updated Future Volumes: Daily site trips were distributed to the project roadways in the June 2015. Distributing the updated trip generation and applying the same distribution percentages to the project roadways results in lower future volumes along the roadways. The future roadway volumes estimated from the previous land uses documented in the June TIS and the updated roadway volumes are shown in the following two exhibits. Page 3 of 10 No. Weekday AM Weekday PM Avg Weekday Proposed Use Unit Units In Out In Out In Out Apartments - North (4.8 Acres) (10 RAC) DU 48.00 24 30 319 5 20 19 10 160 160 Residential - Single Family Dwelling DU 48 36 48 457 (5 RAC, 9.6 Acres) 9 27 30 18 228 228 Apartments - North (7.4 Acres) (10 RAC) DU 74.00 38 46 492 8 30 30 16 246 246 Shopping Center - South (3.5 Acres at 0.20 FAR) 1000 SF 30.49 29 113 1,302 18 11 54 59 651 651 Shopping Center - South (1.0 Acres at 0.22 FAR) 1000 SF 9.58 9 36 409 6 3 17 18 205 205 Apartments - South (9.7 Acres) (18 RAC) DU 175.00 89 109 1,164 18 71 71 38 582 582 Residential - Single Family Dwelling DU 204.00 153 204 1,942 38 115 129 75 971 971 Residential - Single Family Dwelling DU 135 101 135 1,285 (8 RAC, 16.9 Acres) 25 76 85 50 643 643 Residential - Single Family Dwelling DU 167 125 167 1,590 (8 RAC, 20.9 Acres) 31 94 105 62 795 795 Open Space Tota I s 605 887 8,960 158 447 540 347 4,480 4,480 The areas north of Linda Vista Boulevard (PA -1, PA -2 and PA -3) account for 1,268 trips per day. The areas south of Linda Vista Boulevard will generate the remainder, or 7,692 trips per day. A two-lane spine road on the south side of Linda Vista Road will have a daily LOS E capacity of 15,600 vehicles per day, based on level of service thresholds in the Town of Marano, Procedures for Preparation of Tronsportatioi capacity on this road of 7,908 vehicles per day. of the Linda Vista Village project. Impact Studies. Therefore, there is reserve This capacity is available for the land uses south Updated Future Volumes: Daily site trips were distributed to the project roadways in the June 2015. Distributing the updated trip generation and applying the same distribution percentages to the project roadways results in lower future volumes along the roadways. The future roadway volumes estimated from the previous land uses documented in the June TIS and the updated roadway volumes are shown in the following two exhibits. Page 3 of 10 Linda Vista Village at Cascada TIS Addendum Exhibit 3 Future Roadway Volumes- June 2015 TIS Roadway Volumes - From June 2015 TIS *Assumed 5%/year growth, except for 1-10 (2%/year growth) and includes Marana Center traffic (Souce: Marana Center TIA, Kittelson & Associates) **Source: Town of Marana. ADOT does not recognize daily level of service. Exhibit 4 Future Roadway Volumes — With Updated Land Uses Roadway Volumes - Updated Land Uses 2019 ADT 2019 ADT (No Site (With LOS E LOS E Threshold Roadway Segment Lanes Project)* Traffic Project) Threshold** Met? Twin Peaks Road: 1-10to Linda 6 54,681 111469 66,150 49,300 Met Vista Boulevard Twin Peaks Road: Linda Vista 4 241125 21458 26,583 32,900 Not Met Boulevard to Oasis Road Linda Vista Boulevard: Twin 4 13,865 13,926 27,791 32,900 Not Met Peaks Road to Project Area Linda Vista Boulevard: Project 2 13,865 21458 16,323 15,600 Met Area to Hartman Lane Hartman Lane: South of Linda 2 31908 819 41727 15,600 Not Met Vista Boulevard 1-10: Avra Valley Road to Twin 6 95,778 51734 101,512 N/A N/A Peaks Road *Assumed 5%/year growth, except for 1-10 (2%/year growth) and includes Marana Center traffic (Souce: Marana Center TIA, Kittelson & Associates) **Source: Town of Marana. ADOT does not recognize daily level of service. Exhibit 4 Future Roadway Volumes — With Updated Land Uses Roadway Volumes - Updated Land Uses *Assumed 5%/year growth, except for 1-10 (2%/year growth) and includes Marana Center traffic (Souce: Marana Center TIA, Kittelson & Associates) **Source: Town of Marana. ADOT does not recognize daily level of service. Page 4 of 10 2019 ADT 2019 ADT (No Site (With LOS E LOS E Threshold Roadway Segment Lanes Project)* Traffic Project) Threshold** Met? Twin Peaks Road: 1-10 to Linda 6 54,681 61272 60,953 49,300 Met Vista Boulevard Twin Peaks Road: Linda Vista 4 241125 11344 25,469 32,900 Not Met Boulevard to Oasis Road Linda Vista Boulevard: Twin 4 13,865 71616 21,481 32,900 Not Met Peaks Road to Project Area Linda Vista Boulevard: Project 2 13,865 11344 15,209 15,600 Not Met Area to Hartman Lane Hartman Lane: South of Linda 2 31908 448 41356 15,600 Not Met Vista Boulevard 1-10: Avra Valley Road to Twin 6 95,778 31136 98,914 N/A N/A Peaks Road *Assumed 5%/year growth, except for 1-10 (2%/year growth) and includes Marana Center traffic (Souce: Marana Center TIA, Kittelson & Associates) **Source: Town of Marana. ADOT does not recognize daily level of service. Page 4 of 10 Linda Vista Village at Cascada TIS Addendum In the June 2015 TIS, the 2019 with project ADT on Linda Vista Boulevard from the Project Area to Hartman Lane exceeded the LOS E threshold for a two-lane roadway. The June TIS was reviewed by Mr. Fernando Prol who required the inclusion of a recommendation that Linda Vista Boulevard be reconstructed to a four -lane roadway between the project and Hartman Lane. The revised land uses result in fewer site trips on the same segment of Linda Vista Boulevard, while maintaining the same distribution percentage of 15% of the site trips on Linda Vista Boulevard, east of the project. Because of this, the projected 2019 ADT with project ADT is now under the LOS E threshold for a two-lane roadway. There is an unused capacity of 391 ADT on Linda Vista Road, based on the LOS E capacity for a two-lane roadway (15,600-15,209 = 391 ADT). Updated Signal Warrant Analysis: The preliminary signal warrant analysis that was included in the June 2015 for the Linda Vista Boulevard/Hartman Lane intersection found that a signal would be warranted under 2019 with project conditions. The TIS included a recommendation to provide signal control at this intersection based on the 2019 with project condition. conducted an updated signal warrant analysis with the updated future volumes. The updated site trips and total trips at the Linda Vista Boulevard/Hartman Lane intersection are shown in Exhibits 5 and 6. The updated signal warrant analysis is provided in Exhibit 7. Based on the updated analysis, a signal would not be warranted by the year 2019 under the with project conditions. Page 5 of 10 Linda Vista Village at Cascada TIS Addendum Exhibit 5 Peak Hour Site Trips at Linda Vista/Hartman (Updated) Page 6 of 10 Linda Vista Village at Cascada TIS Addendum Exhibit 6 Total Peak Hour Volumes at Linda Vista/Hartman (Updated) ZLL s o Wr LflMda Vfsla$OkMI*'wa Page 7 of 10 Linda Vista Village at Cascada TIS Addendum Exhibit 7 Preliminary Signal Warrant Analysis -Linda Vista/ Hartman (Updated) Oregon Department of Transportation Transportation Development Branch Transportation Planning Analysis Unit Preliminary Traffic Signal Warrant Analysis 1 Major Street: Linda Vista Minor Street: Hartman Project: Linda Vista at Cascada City/County: Marana Year: 2019 Peak Hour Alte rnative : With Project Preliminary Signal Warrant Volumes Number of Approach lanes ADT on major street approaching from both directions ADT on minor street, highest approaching volume Major Street Minor Street Percent of standard warrants 100 1 70 Percent of standard warrants 100 70 Case A: Minimum Vehicular Traffic 1 1 8850 6200 2650 1850 2 or more 1 10600 7400 2650 1850 2 or more 2 or more 10600 7400 35502500 1 2 or more 8850 6200 3550 2500 Case B: Interruption of Continuous Traffic 1 1 13300 9300 1350 950 2 or more 1 15900 11100 1350 950 2 or more 2 or more 15900 11100 1750 1250 1 2 or more 13300 9300 1750 1250 100 percent of standard warrants X 1 70 percent of standard warrants Preliminary Signal Warrant Calculation Street Number of Warrant Lanes Volumes Approach Volumes Warrant Met Case A Major 2 7400 12444 N Minor 2 2500 1178 Case B Major 2 11100 12444 N Minor 1 2 1250 1 1178 Analyst and Date: ME -Eng 10-21-2015 Reviewer and Date: Meeting preliminary signal warrants does not guarantee that a signal will be installed. When preliminary signal warrants are met, project analysts need to coordinate with the Town's Traffic Engineering Managerto initiate the traffic signal engineering investigation.. 2 Used due to 85th percentile speed in excess of 40 mph or isolated community with population of less 14"3" 1 n 000 �� Page 8 of 10 Linda Vista Village at Cascada TIS Addendum Town of Marana Comments on June 2015 TIS: In a July 31, 2015 Town of Marana inter -office memorandum, Mr. Prol provided comments in reference to the June 2015 Linda Vista Village at Cascada Traffic Impact Study Update. These comments are provided here: 1) Page 4, under Principal Findings: The finding that a traffic signal is warranted at 2019 with this project at the Linda Vista Boulevard/Hartman Lane intersection (as indicated on Pages 34 and 37) needs to be added to this section. Also requiring inclusion in this section is the finding that aright -turn lane on eastbound Linda Vista Boulevard (four -lane section) at Hartman Lane is warranted at 2019 with -project conditions (as indicated on Page 33). 2) Page 38, under Conclusions and Recommendations: Aconclusion and recommendation regarding the above -referenced traffic signal installation needs to be included. Also to be included in this section is the conclusion and recommendation regarding the right -turn lane referenced in No. 1 above. 3) Page 38: Conclusion and Recommendation No. 2 regarding the need for the construction of Linda Vista Boulevard as a four -lane roadway needs to be amended to indicate that Hartman Lane should be the eastern limit of such construction (as indicated on Page 4.) Based on the updated land uses, the revised analyses shows that a traffic signal is not warranted at Linda Vista Boulevard/Hartman Lane, nor do the 2019 future daily volumes on Linda Vista Boulevard exceed the LOS E threshold for a two-lane roadway. An eastbound right turn lane on Linda Vista Boulevard at Hartman Lane is still warranted with the 2019 no project condition. Updated Conclusions and Recommendations: 1. The updated trip generation estimates are: • 605 morning peak hour trips, • 887 evening peak hour trips, • 8,960 weekday trips. 2. Even with the adjacent Marana Center project, and the updated land use plan, the level of traffic on Linda Vista Boulevard will be below the LOS E threshold for atwo-lane roadway based on daily traffic volumes between the project and Hartman Lane. 3. Full access is recommended at the main driveway (Driveway 4S/4N) on Linda Vista Boulevard, and a signal is warranted based on projected traffic volumes. All other access locations should be limited to right -in, right -out movements and a raised median should be constructed along Linda Vista Boulevard to control access. 4. Based on Town of Marana turn lane warrants, a right turn lane is warranted for eastbound right turns on Linda Vista Boulevard at Hartman Lane under 2019 no project conditions. 5. The traffic signal at the main driveway should be coordinated with the Marana Center main entrance (Loop Road) signal. Page 9 of 10 Linda Vista Village at Cascada TIS Addendum 6. The Marana Center project immediately west of this project is under construction. Site traffic estimates from that project have been provided by the TIS preparer (Kittelson & Associates) and added to the volumes in this study. 7. The proposed intersection at Linda Vista Boulevard/Driveway 4S/4N should include dual northbound left turn lanes, and an exclusive right turn lane on the northbound approach; a single left turn lane and an exclusive right turn lane on the eastbound approach; and a single left turn lane on the westbound and southbound approaches. Because land use types are conceptual, it is premature to estimate storage lane lengths. 8. Right turn lanes are warranted at all eastbound approaches to project driveways along Linda Vista Boulevard based on the conceptual land uses and the preliminary trip assignment. A continuous right turn lane should be considered for the eastbound right turns along the frontage of the project on Linda Vista Boulevard. 9. A preliminary queuing analysis shows that the northbound Twin Peaks right turn lane movement should include an overlap phase to run concurrently with the westbound left turn phase at the Twin Peaks/Linda Vista intersection to reduce the potential queue length on this approach. Sidewalks and bike lanes should be constructed on both sides of Linda Vista Boulevard along the frontage of the property. 10. Sight distance at the project intersections should be ensured according to criteria in the Town of Marana Subdivision Street Standards. 11. All signs and pavement markings associated with the recommended improvements must conform to the MUTCD and Town of Marana requirements. Page 10 of 10 Appendix G — Declaration of Restriction & Maintenance Covenant APPENDIX G - DECLARATION OF RESTRICTION & MAINTENANCE COVENANT Linda Vista Village at Cascada Specific Plan G-1 December 2015 E A S T S I D E F. ANN RODRIGUEZ, RECORDER Recorded By: ,7I{p IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII DEPUTY RECORDERof 4889�� P�Itls _ SCS/ �p SEQUENCE: 20120240681 N0. PAGES: g TFNTI � � I �y SMITH ROBERTSON ELLIOTT GLEN KLEIN DOLT TRhIItES 01/24/2012 221 W 6TH ST 1100 18:00 AUSTIN TX 78701 SIL AMOUNT PAID: $17.00 THIS TERMINATION AND RELEASE OF DECLARATION Of RESTRICTION. AND is MAINTEIA C COVENANT (this "Release' made and executed on • o 21,',x, by ,id�elity National Title Aery Inc., an Ari+vna corporation, as Trustee under Trust: No 60 32? (cTidelity'' , whose sole bene ciary is Pac c International Properties, L.L.P., an Arizonia limited liability. partnership �"Paciflc-") (Fidelity and Pacific axe heroin. referred to: collectively as "Declarant'. Thi Un ted States. Fish and V�' l life Service( nth,. "DSF S''} joins in the execution v h Release in order to evidence it c ns: n : and. approval. hereof. 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